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HomeMy WebLinkAbout1986 07-17 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 REGULAR SESSION JULY 17, 1986 CITY HALL CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairman George Lucht at 7:34 p.m. ROLL CALL Chairman George Lucht, Commissioners Molly Malecki, Carl Sandstrom, Lowell Ainas, Mike Nelson and Wallace Bernards. Also present were Director of Planning and Inspection Ronald Warren, City Engineer Bo Spurrier, and Planner Gary Shallcross. Chairman Lucht noted that Commissioner Wallerstedt had stated that she would be late to the meeting. (However, Commissioner Wallerstedt was unable to attend). APPROVAL OF MINUTES - MAY 22, 1986 Motion Commissioner Sandstrom seconded by Commissioner Malecki to approve the minutes of the May 22, 1986 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom, and Bernards. Voting against: none. Not voting: Commissioners Ainas and Nelson. The motion passed. WITHDRAWAL OF APPLICATION NO. 86024 (Martin Dynneson) Following the Chairman's explanation, the Chairman noted that Application No. 86024 had been withdrawn by the property owner, Raymond Hawk. He asked for a motion to acknowledge the withdrawal. Motion by Commissioner Nelson seconded by Commissioner Ainas to acknowledge withdrawal of Application No. 86024. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom, Ainas, Nelson and Bernards. Voting against: none. The motion passed. APPLICATION NOS. 86025 AND 86026 (Brookdale Office Park Partnership) The Secretary then introduced the next two items of business, a request for site and building plan approval to construct a five building office complex at the northwest corner of County Road 10 and Northway Drive and a request for preliminary plat approval to combine into a single lot the two vacant commercially zoned lots between the Brooklyn Crossing office building and the F and MBank. The Secretary reviewed the contents of the staff reports regarding these applications (see Planning Commission Information Sheets for Application Nos. 86025 and 86026 attached). The Secretary left at 8:41 p.m. and returned at 8:43 P.m. with water. Commissioner Nelson asked whether the access to the existing building is through the same driveway onto Northway Drive and whether an access easement existed between the two properties. The Secretary responded that there is an access easement at present and that it should be updated because of the relocation of .the driveway through the five building office complex. Commissioner Sandstrom inquired as to requirements for lighting on the property. He expressed some concern that there could be dark spots around the building if there is inadequate lighting. The Secretary stated that the Zoning Ordinance limits the amount of light in foot candles that can be measured at a property line adjacent to a residential district. Commissioner Sandstrom stated that he was more concerned 7-17-86 -1- about the safety on the lot from a possible lack of light. The Secretary responded that the developer would most likely want to meet the demands for lighting on the site and that the City's concern is more how lighting can disrupt the use of adjacent properties. Commissioner Bernards asked whether the main access to the site would be off County Road 10 through Northway Drive. The Secretary responded in the affirmative. He pointed out that a car can travel left from eastbound County Road 10 to northbound Northway Drive, but cannot in turn turn left onto County Road 10 from southbound Northway Drive. Commissioner Bernards also inquired as to the freestanding identification sign. The Secretary explained that that sign would identify the complex itself and that there would be an additional directory sign within the complex which would simply direct cars toward different buildings within the complex. Commissioner Malecki inquired as to the zoning and building code violations that would be presented by basements if they were put in. The Secretary referred to the example of Boulevard Plaza, an office condominium development at 71st and Brooklyn Boulevard. He pointed out that there have been problems controlling the finishing off of basement areas for occupiable space which exceeds the parking available on the site and does not meet exiting requirements of the building code. Commissioner Sandstrom asked whether the buildings were planned for expansion in the future. The Secretary stated that he did not think so, but that additional parking would have to be added to accommodate that. Chairman Lucht asked the applicant whether he had anything to add. Mr. David Carland, with Brookdale Office Park Partnership, stated that he had nothing to add to the report. Commissioner Sandstrom asked Mr. Carland what plans there were for lighting on the site. Mr. Carland answered that there would be low pressure sodium light fixtures on the buildings themselves and the parking lot lights as shown on the plan. PUBLIC HEARING (Application No. 86026) Chairman Lucht then opened the meeting for a public hearing on Application No. 86026, a preliminary plat. He asked whether anyone present wished to speak regarding the application. Hearing no one, he called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Nelson seconded by Commissioner Sandstrom to close the public hearing. The motion passed unanimously. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 86025 (Brookdale Office Park Partnership) Motion by Commissioner Nelson seconded by Commissioner Ainas to recommend approval of Application No. 86025, 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, utilty and berming plans are subject to review and approval by the City Engineer, prior to the issuance of permits. 7-17-86 -2 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 buildings are 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. 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 gurarantee. 10. On-site traffic control signs shall be installed in accordance with the recommendations of the Director of Public Works. 11. The replat of the property shall receive final approval by the City Council and be filed at the County prior to issuance of permits. 12.~ The applicant shall submit drainage calculations and means for purification of storm water for review by the City Engineer for compliance with watershed district regulations prior to the issuance of permits. 13• The applicant shall verify that site lighting shall be in conformance with the Zoning Ordinance prior to the issuance of building permits. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom, Ainas, Nelson, and Bernards. Voting against: none. The motion passed. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 86026 (Brookdale Park Office Partnership Motion by Commissioner Sandstrom seconded by Commissioner Nelson to recommend approval of Application No. 86026, 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. 7-17-36 -3- 3. The necessary documents for relocating the existing utility easements shall be reviewed and approved by the City Engineer and the City Attorney prior to final plat approval. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom, Ainas, Nelson and Bernards. Voting against: none. The motion passed. EARLE BROWN COMMONS APPLICATIONS Application No. 86010 (Brooklyn Center Housing and Redevelopment Authority) The Secretary then introduced three applications regarding the Earle Brown Commons Residential Development proposed south of the Earle Brown Farm. The first application was 86010, a request to rezone from I-1 to R7 the land immediately south of the Earle Brown Farm and east of the Brookdale Corporate Center III site. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 86010 attached) . The Secretary also explained a proposed Comprehensive Plan Amendment for the area north of Summit Drive presently zoned I-1. That amendment, he explained, would allow for mixed uses in this area including high-rise residential, high-rise office, and commercial uses. Chairman Lucht referred to the Year 2000 Study and asked whether the Zoning Ordinance would allow for a 7 Eleven type development in the R7 zone. The Secretary stated that if such a commercial operation were clearly accessory to the residential development, it would be comprehended under the existing ordinance. He stated, however, that a separate commercial development would not be allowed in the R7 zone. Commissioner Bernards asked whether the mixed use recommendation in the Comprehensive Plan amendment would be inconsistent .with the restoration of the Earle Brown Farm and with the City's desire to control that redevelopment. The Secretary stated that the City would still have control of the reuse of the Earle Brown Farm through development contracts, etc. He stated that the mixed use designation would allow more flexibility in the reuse of the Farm complex to allow a mixture of uses within that complex as well as in the surrounding area. The Secretary then reviewed draft resolutions on the Comprehensive Plan and the proposed rezoning. Application No. 86027 (Earle Brown Commons Partnership) The Secretary then introduced the site and building plan application for the residential complex proposed for the land area south of the Earle Brown Farm. He explained that the proposal included both a master plan and a plan for a first phase, eleven storey, 140 unit apartment building. The Secretary reviewed the contents of the staff report (See Planning Commission Information Sheet for Application No. 86027 attached). The Secretary went on to explain that the second building within the complex might be a market rate rental building, separated from the first building rather than attached by a common area. The Secretary reviewed with the Commission the proposed building elevations and noted that Westwood Planning is making recommendations to the City on exterior treatment of the buildings. Application No. 86028 (Earle Brown Commons Partnership) Finally, the Secretary introduced a request for a variance from Section 35-700 of the Zoning Ordinance to allow a greenstrip or parking setback less than 15' and a building setback less than 50' from the westerly right-of-way line of Earle Brown 7-17-86 -4- Drive on a temporary basis. The Secretary reviewed the contents of the staff report (See Planning Commission Information Sheet for Application No. 86028. The Secretary explained that the City was in the process of a quick take of the property. Chairman Lucht asked the applicant whether he had anything to add. Mr. Al Beisner of Earle Brown Commons Partnership explained that the roof of the apartment buildings would not be a hip roof because the sides of the roof would not meet, but that there would be a flat area on top. He stated that the roof would be too high for the sides to join at a peak. PUBLIC HEARING (Comprehensive Plan Amendment, Application Nos. 86010 and 86028 Chairman Lucht then opened the meeting for a public hearing on the proposed Comprehensive Plan amendment and the proposed rezoning and on the variance application. He asked whether anyone present wished to speak regarding any of these applications. Hearing no one, he called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Nelson seconded by Commissioner Sandstrom to close the public hearing. The motion passed unanimously. RESOLUTIONS RESOLUTION NO. 86-2 Member Carl Sandstrom introduced the following resolution and moved its adoption: RESOLUTION RECOMMENDING AMENDMENT OF CITY COUNCIL RESOLUTION NO. 82-255 (COMPREHENSIVE PLAN) RELATIVE TO LAND LOCATED IN AND AROUND THE EARLE BROWN FARM The motion for the adoption of the foregoing resolution was duly seconded by member Molly Malecki, and the motion passed. RESOLUTION NO. 86-3 Member Mike Nelson introduced the following resolution and moved its adoption: RESOLUTION REGARDING RECOMMENDED DISPOSTION OF APPLICATION NO. 86010 SUBMITTED BY THE BROOKLYN CENTER HOUSING AND REDEVELOPMENT AUTHORITY (HRA) The motion for the adoption of the foregoing resolution was duly seconded by member Carl Sandstrom, and the motion passed. Commissioner Bernards noted the conditions regarding proof-of-parking to be installed if required for the "public welfare". He asked whether this was to allow for possible traffic related to tourism to the Earle Brown Farm site. The Secretary responded that the proof-of-parking was spaces required for the residential complex which the developer showed could be put in, but chose not to install. He stated that the spaces would be required if there were a parking problem associated with the residential use of the property. Commissioner Bernards concluded that the parking provided in front of the reception center was not intended to be used by people going to the Earle Brown Farm. The Secretary agreed. He stated that the parking in front of the reception building was for the residential complex and that those stalls were counted toward meeting the requirement of two parking stalls per unit. Commissioner Bernards suggested that a sign may be needed designating those parking stalls as private if they are not intended to be used for traffic going to the Earle Brown Farm. The Secretary explained that each use within the Farm complex and adjoining developments would have to meet its own requirements. 7-17-86 -5- Commissioner Sandstrom asked whether parking spaces within the ramp would be designated for each of the units within the complex. Mm. Al Beisner of Earle Brown Commons Partnership responded in the affirmative. Commissioner Bernards stated that he hoped the City would have understanding neighbors adjacent to the Earle Brown Farm on the question of using parking spaces. The Secretary pointed out that additional parking would be provided on the Earle Brown Farm complex, but that certain special events might result in parking being used on adjacent properties. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 86027 (Earle Brown Commons Partnership Motion by Commissioner Ainas "seconded by Commissioner Sandstrom to recommend approval of Application No. 86027, 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 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. 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. 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 replat of the property shall receive final approval by the City Council and be filed at the County prior to the issuance of permits. 11. Plan approval is contingent upon a rezoning of the land south of the Earle Brown Farm site and east of the Brookdale Corporate Center III site to R7. 7-17-86 -6- 12. Plan approval acknowledges a density credit of 67,3224 sq. ft. for the entire two-phase development (each phase to be accorded a separate density credit based on land area and covered parking) based upon a minimum of 135 covered parking stalls on the site. 13• Plan approval is contingent upon the applicant entering into an agreement with the City to provide additional parking based on the proof-of-parking plan upon a determination by the City that such additional spaces are required for the public welfare. Said agreement to be filed with the title to the property at the County as a deed restriction prior to the issuance of permits. 14. Plan approval is contingent upon the granting of a temporary greenstrip variance under Application No. 86028. 15. Necessary documents to relocate utility easements for City water main and storm sewer shall be executed and filed with the title to the property at the County prior to the issuance of building permits for Building B. 16. The applicant shall enter into standard utility maintenance agreement with the City prior to the issuance of permits. 17. A cross access agreement between the residential site and the office site to the west shall be executed and filed with the title to the property prior to the issuance of permits. 18. Planting of four 6" diameter trees on the Phase I site in accordance with Section 35-410 shall be deferred for up to 5 years to allow for completion of the second phase. 19. Plan approval is subject to review and approval of the Shingle Creek Watershed Management Commission with respect to ponding and water purification requirements prior to the issuance of permits. Ponding areas shall be protected by easements to be filed with the title to the property prior to the issuance of permits. 20. Plan approval specifically excludes the connecting link between the existing office building at 6100 summit Drive and the hippodrome on the Earle Brown Farm. 21. Plan approval applies to development of Building A, the existing office and the common area. Site and building plan approval of the second phase, Building B, is subject to further review and approval when proposed for construction. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom, Ainas, Nelson and Bernards. Voting against: none. The motion passed. ACTION RECO14 ENDING APPROVAL OF APPLICATION NO. 86028 (Earle Brown Commons Partnership Motion by Commissioner Ainas seconded by Commissioner Nelson to recommend approval of Application No. 86028, subject to the following condition: 7-17-86 -7- 1. The City Attorney shall comment to the City Council on the progress of acquiring the underlying land in the right-of-way to be vacated prior to Council action on Application No. 86027. Voting in favor: Chairman Lucht, Commissioners Malecki, Sandstrom, Ainas, Nelson and Bernards. Voting against: none. The motion passed. ADJOURNMENT Following a brief discussion of upcoming business, there was a motion by Commissioner Sandstrom seconded by Commissioner Nelson to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 9:27 P.M. Chaff man 7-17-86 -8-