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HomeMy WebLinkAbout1986 05-22 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA STUDY SESSION MAY 22, 1986 CITY HALL CALL TO ORDER The Planning Commission met in study session and was called to order by Chairman George Lucht at 7:41 p.m. ROLL CALL Chairman George Lucht, Commissioners Molly Malecki, Carl Sandstrom and Wallace Bernards. Also present were Director of Planning and Inspection Ronald Warren, City Engineer Bo Spurrier, and Planner Gary Shallcross. Chairman Lucht explained that Commissioners Ainas, Nelson and Wallerstedt had called to say that they would be unable to attend and were excused. APPROVAL OF MINUTES May 8, 1986 Motion by MriEissioner Sandstrom seconded by Commissioner Bernards to approve the minutes of the May 8, 1986 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Sandstrom and Bernards. Voting against: none. Not voting: Commissioner Malecki. The motion passed. APPLICATION NO. 86023 (Brooklyn Center Baptist Church) Following the Chairman's explanation, the Secretary introduced the first item of business, a request for site and building plan and special use permit approval to construct a fellowship hall/gymnasium addition at the Brooklyn Center Baptist Church, 5840 Humboldt Avenue North. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 86023 attached) . The Secretary added that the means of providing screening of the parking lot would need further review. Chairman Lucht then called on the applicant to speak. Mm. Al Graser, Chairman of the building committee at Brooklyn Center Baptist Church, briefly addressed the Commission. He stated that the site design and building plan had been prepared by Dennis Batty who was unable to attend. He also stated that the church had distributed an invitation to people in the neighborhood and that no one came to a neighborhood meeting the previous Sunday evening. Mr. Graser went on to request temporary curbing along the south edge of the lot. He stated that the church did not need more parking now, but that a future expansion might require additional parking. In answer -to questions from Chairman Lucht, Mr. Graser stated that the area for parking lot expansion was fairly large, but that it would not be needed for five to ten years. The Secretary pointed out that the parking lot islands are also bituminous. He stated that the staff have asked for a parking lot plan for the long run so that what is built can be compatible with that plan. The Secretary stated that the City has to have a deadline date for requiring completion of permanent improvements on the site. He suggested a time limit of three to five years. Commissioner Bernards recommended that the position of the staff be adopted to 5-22-86 -1- provide enough quality parking on the site. He referred to an instance when he attended a funeral at the church and had to park across the street at the school. Mr. Graser stated that the church could expand the lot to the south edge of the site now rather than defer that improvement for the future. Chairman Lucht asked to see the potential layout of the site with the future addition. Mr. Graser showed the Planning Commission a concept with a new sanctuary and a new parking lot that would include the southerly portion of the site and the existing parsonage property. There followed further discussion of the parking lot issue. Commissioner Bernards asked whether the addition would be used primarily in the evenings and on weekends. Mr. Graser stated that there would be some use of the facility on Sunday, but that most of the use would be during the week. The Secretary stated that if the applicant were expanding the parking lot, a new plan would be needed which might answer the question of whether the delineators would have to be put in or not. PUBLIC HEARING (Application No. 86023) Chairman Lucht then opened the meeting for a public hearing and asked whether anyone present wished to speak regarding the application. Hearing none, he called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Sandstrom seconded by Commissioner Malecki to close the public hearing. The motion passed unanimously. Commissioner Bernards commended the church for doing its homework by inviting the neighbors in for a meeting on their own. Chairman Lucht then raised the question of screening the parking lot. Mr. Graser pointed out that there is a great deal of shrubbery on the site right now and that putting a fence in some locations would require the removal of some shrubs. He stated that the church would add some additional shrubbery in areas that are open. He pointed out the church plans a solid fence adjacent to the apartment building to the east. In response to a question from Chairman Lucht regarding fire sprinklering the building, the Secretary stated that the proposal would be reviewed by the Building Official and that if it were required, it would be required under the State Building Code and not the local Fire Ordinance. He stated that this was a matter to be discussed between the Building Official and the architect as to code interpretation. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 86023 (Brooklyn Center Baptist Church) Motion by Commissioner Sandstrom seconded by Commissioner Malecki to recommend approval of Application No. 86023, subject to the following conditions: 1 . Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to 5-22-86 -2- review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits. 4. Any outside trash disposal facilities and rooftop mechanical equipment shall be appropriately screened from view. 5. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances if it is determined by the Building Official that fire sprinklering is required by the Building Code. 6. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. B612 curb and gutter shall be provided around all parking and driving areas. 8. The applicant shall submit an as-built- utility survey of the property prior to release of the performance guarantee. 9• Kitchen plans and equipment schedule are subject to review and approval by the City Sanitarian. 10. The special use permit standards are deemed to be met in this case on the following grounds: a) the proposed use is compatible with the surrounding neighborhood. b) there is adequate space on the property to meet City ordinance requirements for parking. c) access is gained off neighborhood collector streets Humboldt Avenue North and 59th Avenue North. 11 . No vehicular access to the site shall be allowed from•the Girard - Avenue North cul-de-sac to the south of the site. 12. The permit is subject to all applicable codes, ordinances and regulations. 13• The plans shall be modified to indicate permanent curbing and gutter around parking and driving areas. 14. The plans shall be modified to indicate infill of landscaping to provide thorough screening of the parking lot from adjacent residential properties. 5-22-86 -3- Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom and Bernards. The motion passed. APPLICATION NOS. 86017, 86021 AND 86022 (Twin City Federal) The Secretary then introduced the next three items of business, a request for site and building plan approval to build a four-lane drive-up facility with canopy at the savings and loan at 2950 County Road 10; a request for a variance from Section 35-700 of the Zoning Ordinance to allow a greenstrip area less than fifteen feet in width; and a request for preliminary R.L.S. approval to resubdivide the Twin City Federal property and the St. Paul Book Stationery property. The Secretary reviewed the contents of the staff reports, beginning with the proposed subdivision and moving on to the site plan and variance request (see Planning Commission Information Sheets for Application Nos. 86017, 86021 and 86022 attached) . Chairman Lucht noted that St. Paul Book and Stationery is somewhat deficient in parking, but that this proposed land transfer to Twin City Federal does not affect that deficiency. The Secretary agreed, pointing out that the area is really not useable by the St. Paul Book site. Commissioner Bernards pointed out that four drive-up lanes will be beneficial in handling more traffic only if there are four lanes in operation. He asked whether the applicant was sensitive to traffic concerns. The Secretary explained that the teller to drive-up ratio was one teller for each two lanes. He stated that there are problems with the existing site and that the proposal is hopefully an improvement. Commissioner Bernards suggested that more than the minimum landscaping be provided in return for a greenstrip variance. Chairman Lucht then called on the applicant to speak. Mr. Bob Galush with Twin City Federal explained that the site presently has two lanes and does not work well. He stated that the bank wishes to improve the traffic flow situation on the site by separating the drive-up traffic from customers that would park and walk in. He stated that the proposed greenstrip is approximately 25' wide at the south end and narrows down to about 5' at the north end allowing for approximately a 15' average greenstrip. He stated people coming southbound on Xerxes Avenue North can make the movement into the westerly most lane and that it is not, therefore, useless. He also stated that a wider area is needed because, during the winter, striping on the pavement cannot be seen. He stated that customers may not realize that they have to move back to the right as they head toward the drive-up lanes. Mr. Galush also stated that the sprinkling system for the building would require a dry system for the drive-up canopy. He stated that this would be an expensive item, but that the bank would comply as required. Commissioner Bernards asked what the hours of operation would be for the drive-up. Mr. Kevin Kuntz of Twin City Federal stated that the hours would be expanded somewhat from their present times to spread the peak traffic over a wider period. Commissioner Bernard asked whether Twin City Federal was sensitive to the problems of traffic potentially being backed up onto Xerxes Avenue North. Mr. Kuntz responded in the affirmative, explaining that Twin City Federal very much wants to serve its customers and not keep them waiting. Mr. Galush also explained further how the drive-up units would work and stated that they had done a superior job of handling customers at a location in Roseville. The City Engineer explained that one reason for the staff recommendation for 5-22-86 -4- narrowing the opening to the drive-up lanes and expanding the greenstrip was that the striped lanes are really too narrow for cars making a turning movement to line up into the lanes. He stated that as cars are turning they will take up more room as they get oriented to the lane they wish to drive into. And so there are not four lanes at the north end of the drive-up stacking area as indicated on the plan, but actually two. Chairman Lucht asked whether the loss of stacking would be about one car as a result of maintaining a minimum ten foot greenstrip. The Secretary responded in the affirmative. Mr. Galush stated that he felt there would be more of a loss of stacking because people would not know how to maneuver into the drive-up space and the result in stacking would be confused. The Secretary also recommended a condition regarding managing on-street traffic congestion at the applicant's expense. PUBLIC HEARING (Application Nos. 86021 and 86022) Chairman Lucht then opened the meeting for a public hearing on the variance application and on the preliminary plat. He asked whether anyone present wished to speak regarding the application. Hearing no one he called for amotion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Sandstrom seconded by Commissioner Malecki to close the public hearing. The motion passed unanimously. Commissioner Sandstrom stated that he felt the variance request would accommodate traffic flow on the site. The Secretary clarified that the staff recommended a variance, but only to allow a minimum 10 foot greenstrip rather than that proposed by the applicant. Commissioner Malecki stated that she favored the minimum 10 foot greenstrip. She further stated that the landscaping on the site is attractive now and that as much of it should be preserved as possible with the site modification. There followed a brief discussion of the proposed site layout. Commissioner Sandstrom commended the applicant and their architect for designing an improved site layout. ` ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 86021 (Twin City Federal) Motion by Commissioner Malecki seconded by Commissioner Sandstrom to recommend approval of Application No. 86021 , subject to the following conditions: 1 . The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. The applicant shall execute an easement for sidewalk and utilities along the south side of the proposed Tract A prior to final R.L.S. approval. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom and Bernards. Voting against: none. The motion passed. 5-22-86 -5- ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 86022 (Twin City Federal) Mo 'ion by Commissioner Sandstrom seconded by­73mmi sis over Malecki torecommend approval of Application No. 86022, subject to the following considerations and conditions: 1 . The triangular configuration of the parcel creates real difficulties in meeting the minimum requirements of the ordinance. A hardship is recognized. 2. The circumstances were not created by the property owner but by the alignment of public streets. 3. The proposed site layout will function better than the existing layout and should not be detrimental to the neighborhood. 4. The site plans should be revised to indicate a minimum 10' greenstrip adjacent to the north access and southward until a fourth drive-up lane is achieved, thence widening to 25' along the north side of the south exit drive. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom and Bernards. Voting against: none. The motion passed. ACTION RECOMMENDING APPROVAL OF APPLICATION 86017 (Twin City Federal) Motion by Commissioner Sandstrom seconded by Commissioner Malecki to recommend approval of Application No. 86017, subject to the following conditions: 1 . Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 3. A site performance agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted prior to the issuance of permits. 4. Any outside trash disposal facilities and rooftop mechanical equip- ment shall be appropriately screened from view. 5. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 5-22-86 -6- 8. B612 curb and gutter shall be provided around all parking and driving areas. 9. The applicant shall submit an as-built utility survey of the property prior to release of the performance guarantee. 10. The plans shall be modified prior to review by the City Council to indicate the following: a) the landscape plan shall indicate additional plantings to meet the requirement of 109 points for the site overall and shall contain a landscape schedule. b) the plans shall indicate that the building and canopy are to be fire sprinklered in accordance with NFPA standards. c) the site plans shall be modified to indicate a minimum 10' greenstrip off the north access to the site. 11 . The new R.L.S. for the property shall be given final approval by the City Council and be filed at the county prior to the issuance of permits. 12. If traffic congestion does occur in Xerxes Avenue North as a result of the bank drive-up traffic, the applicant shall provide on-street traffic control at their expense. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom and Bernards. Voting against: none. The motion passed. DISCUSSION ITEMS a) Site plan for Earle Brown Retail Center The Secretary then discussed with the Planning Commission some changes that have been made in the Earle Brown Retail Center site plan because cross access agreements with the Best Company could not be worked out. He explained that the revised site plan allows for a driving lane around the south end of the building. He also pointed out that Target was unable to obtain such agreements with Best Company also and may work with Lombard Properties to try to get an access through the Earle Brown Retail Center property. Commissioner Bernards asked whether the Church on the Move was doing anything about the site at 694 and Brooklyn Boulevard. The Secretary stated that there had been no contacts with the church recently. The City Engineer stated that the church may have changed its mind about the site because of the access problems. The Secretary also informed the Commission that it was his understanding that Wes Reavely did not buy the Arthur Treacher's building. b) Parking Formula The Secretary then informed the Commission that the City Council had asked for more study regarding the traffic impact and impact on proof-of-parking greenstrips as a result of the proposed retail parking formula. 5-22-86 -7- c) Home Occupation Selling Paper Goods The Planner then reviewed with the Planning Commission an inquiry he had received regarding a possible home occupation involving the distribution of paper goods to the restaurant and bar industry from a residential garage. The Planner asked the Commission whether they preferred treating the business as a special use or whether perhaps it went beyond the intent of the zoning ordinance and should be denied with the option of the homeowner to appeal that decision. By consensus, it was generally agreed that the homeowner should make application for a special use permit and provide more information on the business. ADJOURNMENT Motion by Commissioner Sandstrom seconded by Commission Malecki to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 9:52 p.m. Chairman 5-22-86 -8-