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HomeMy WebLinkAbout1979 10-25 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 OCTOBER 25, 1979 CITY HALL CALL TO ORDER The Planning Commission met in study session and was called to order by Chairman Hal Pierce at 7:34 p.m. ROLL CALL Chairman Pierce, Commissioners Malecki , Theis, Hawes, Manson, Lucht and Erickson. Also present were Director of Planning and Inspection Ronald Warren, Superintendent of Engineering James Noska and Planning Assistant Gary Shallcross. APPROVAL OF MINUTES - September 27, 1979 and October 11 , 1979 Motion by Commissioner Theis seconded by Commissioner Hawes to approve the minutes of the September 27, 1979 Planning Commission meeting as submitted. Voting in favor: Chairman Pierce, Commissioners Theis, Hawes, Manson and Erickson. Voting against: none. Not voting: Commissioners Lucht and Malecki . Motion by Commissioner Hawes seconded by Commissioner Lucht to approve the minutes of the October 11 ,1979 Planning Commission meeting as submitted. Voting in favor: Chairman Pierce, Commissioners Theis, Hawes, Lucht and Erickson. Voting against: none. Not voting: Commissioners Malecki and Manson. CHAIRMAN'S EXPLANATION Chairman Pierce then explained to those present that the Planning Commission is an advisory body and that one of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, he said, the Commission makes recommendations to the City Council which makes all final decisions on these matters . PUBLIC HEARING ON THE PROPOSED 1980 COMPREHENSIVE PLAN Chairman Pierce announced that the purpose of the meeting was to hold a public hearing to receive comments on the proposed 1980 Comprehensive Plan. He called on Secretary Ron Warren to provide background for the discussion. The Secretary stated that copies of the proposed plan had been or will be sent to members of Advisory Commissions and Neighborhood Groups for comment. He explained that the Comprehensive Plan is mandated by the 1976 Metropolitan Land Planning Act which requires that all communities within the seven county Metropolitan area submit a Comprehensive Plan to the Metropolitan Council by a specified date. He ex- plained that most of the elements of the Comprehensive Plan are also mandated by the Land Planning Act. The City's current Zoning Ordinance, he stated, is based on the Comprehensive Plan which was adopted in 1966. He added that there would be revisions to the Zoning Ordinance based on the proposed Comprehensive Plan, if it is adopted. The Secretary called on Mr. Bill Weber of BRW to give those present some back- ground on the Brooklyn Boulevard study which seems to have generated the most reaction to date. Mr. Weber began by stating that the Boulevard has two principal functions: as a shopping area and as a major traffic artery. In keeping with these functions, the goals embodied in the Comprehensive Plan are to improve traffic flow and to enhance the visual image of the Boulevard. Mr. Weber explained that Brooklyn Boulevard has certain problems at present in meeting these goals. These include: 1 . Single family homes, some with their own access onto the Boulevard. 2. An uneasy transition area from 58th to 63rd Avenue North. 3. Crowding at 69th Avenue North with a need for rehabilitation on the northeast corner. 4. Proliferating signery. On the positive side, Mr. Weber stated that the Boulevard has some nice resi- dential areas at both the north and south ends of Brooklyn Center and possesses a high quality commercial district at Brookdale. He noted that the proposed plan attempts to preserve these positive qualities. Mr. Weber then outlined two different alternatives for the Boulevard. One alternative was to leave the Boulevard as it is. The drawbacks to this alternative, he stated, would be that the pressure to redevelop land in a commercial fashion would be ignored and that traffic management would continue to be hampered by single family homes having direct access to the Boulevard. A very different alternative, he stated, would provide for three expanded retail nodes at Brookdale, 63rd Avenue and 69th Avenue North. The rest of the Boulevard would be devoted primarily to well-defined residential neighborhoods. Mr. Weber stated that it would be difficult to maintain the residential character of neigh- borhoods in the transition zones between 58th and 63rd Avenues North which is already experiencing commercial development. He recommended that the City main- tained viable residential areas while not stifling those areas that are clearly changing to commercial . Mr. Weber outlined the recommended alternative for the Boulevard as follows: 1 . Maintain residential neighborhoods north of 69th Avenue and south of Interstate 94 and also the neighborhood just south of Interstate 94 and also the neighborhood just south of Highway 100. 2. Expand the retail districts at 63rd and 69th Avenues, but protect surrounding residential neighborhoods by adding certain zoning restrictions. 3. Expansion of service/office uses from 58th to 62nd Avenue North. 4. Mid-de ,, . ty residential use south of Interstate 94 and north of 70th avenue North. In addition to these basic components, Mr. Weber recommended that the land across from the Brookdale Shopping Center be allowed to convert to a commercial use, while preserving the residential use north of the slaughter- house property and south of the Northport Medical Clinic. He also recommended that the transition from 58th to 62nd Avenue North be allowed to evolve to an office use. After Mr. Weber's presentation of the Brooklyn Boulevard Study, Mr. Jim Backer of 6219 Chowen Avenue North stated that his objection to the study was the treatment given to the level of traffic on the Boulevard. He stated that the traffic situation on the Boulevard is not acceptable as the report seems to indicate, but that there is a serious traffic problem from 63rd to 69th Avenue North. He predicted that traffic volumes would increase in this are rather. ' than decrease when the Xerxes Avenue ramps are closed. He also stated that traffic problems are presented by the fact that the Boulevard travels in a direction at an angle to cross streets thereby requiring sharp right-hand turns. 10-25-79 -9- In response, Mr. Weber stated that his conclusions about traffic levels along the Boulevard were based on traffic projections from a MN/Dot computerized study of the northwest suburbs. He stated that those studies show about the same level of traffic in the year 2000 as right now as a result of the completion of the I-94 leg from 694 to downtown Minneapolis. Also, he said, there would be an upgraded facility where the present Highway 169 route is located. As a result, he explained, through traffic would use these major arteries and the traffic using Brooklyn Boulevard would be primarily local . John McNamara, also of BRW, pointed out to Mr. Backer the recommendations on page 169 to 180 of the Comprehensive Plan which deal with the physical design of the Boulevard for improved traffic management. In response to questions from another man in the audience, Mr. Weber explained that the Land Use changes proposed for the Boulevard area would extend one block from the Boulevard right-of-way eastward or westward, but that formal rezonings would only take place as developers submit plans for developing a sizeable area. At that point the Secretary pointed out the fact that some properties along Brooklyn Boulevard are already zoned commercial even though they have not been converted to a commercial use. He explained that one reason for converting property to a commercial use would be for the benefits to traffic management. He stated that the existing single family homes along the Boulevard each have their own curb cut and often do not have their own turn-around area. This, he said, makes entrance onto Brooklyn Boulevard especially hazardous. Redevelop- ment, on the other hand, would allow for consolidation of curb cuts and/or the use of frontage roads to control access and reduce dangerous turning movements. Mr. Henry Bogucki , of 7000 Quail Avenue North, advised the Commission to abandon the recommended 150 foot lot width for office developments. He argued that such a requirement is inadequate and should be 101 feet. ' He advocated the use of planned unit developments. Mr. Bogucki went on to advocate more pedestrian bridges over Brooklyn Boulevard and more concrete medians. Mr. Weber pointed out in response that pedestrian bridges are expensive, often costing $250,000.00 or more. Mr. Weber added that the Plan recommends that the City monitor traffic at 58th, 63rd and 69th Avenues to determine when changes in traffic signals are needed. He also noted that the Plan recommends a concrete median from Highway 100 past 63rd Avenue North with carefully placed median cuts. The Secretary also responded that insofar as planned unit developments are con- cerned, land would not be rezoned in accordance with the Comprehensive Plan until a concrete development proposal was submitted. The City, he stated, thereby influenced the type of development occurring on the Boulevard by con- trolling the zoning. At that point, a gentleman in the audience questioned the recommendation to promote mid-density residential development between 65th Avenue North and High- way 94. He complained that the traffic is already bad at this location and that the pocket of land at the southwest corner of Highway 94 and Brooklyn Boulevard and some of the houses along the Boulevard constitute an eyesore. Mr. Weber responded that the Plan recommends residential development for pre- cisely these reasons. He explained that there is not enough development pressure eminating from Brookdale to justify commercial development in this area and such development would aggrevate the traffic problem. As to the parcel of land at the southwest corner of Brooklyn Boulevard and Interstate 94, Mr. Weber confessed that development of the property would be difficult because of a private covenant restricting development of the property and severe access problems. 10-25-79 -3- Another gentleman addressed the Planning Commission questioning whether the traffic projection could be trusted and whether there would not be "cherry picking" with small developments picking off the best commercial sites and leaving scattered residences sandwiched in between. The Secretary answered that the policy of withholding a zoning change until the right development comes along is one means of avoiding that problem. The same gentleman asked whether proposals to rede- velopment half a block scattered up and down the Boulevard would be approved. The Secretary answered that it would depend on the City Council 's perception that the development would have no adverse impact on surrounding property. Mr. Henry Bogucki recommended that the Planning Commission consider closing Wingard Lane, demolishing the old buildings at the northeast corner of 69th and Brooklyn Boulevard, and more concrete medians. He also recommended the lighting plan proposed in the Comprehensive Plan if it was not obnoxious. Mr. Weber stated that the recommendation was to place lighting at Brookdale, 63rd and 69th Avenues, but not in the residential areas. In response to a question from a woman in the audience regarding the land at the southeast corner of Logan and 58th Avenues North, the Secretary explained that there is currently a proposal to rezone the property to R3 for townhouse develop- ment. He explained that the property is presently zoned for office use and that the rezoning therefore represents more, not less, restriction on the property. The woman asked what the property south of the Northern States Power easement on Logan Avenue was zoned. The Secretary answered that that property is zoned R4. The woman who had asked the questions and the Secretary then discussed at some length the notification requirements for rezoning. The Secretary explained that the present procedure for rezonings is to notify all properties within 350 feet of the area to be rezoned. Another woman noted that her property is shown in the plan to be rezoned com- mercial . She asked what her options are if she does not want to leave. The Secretary explained that she would not be forced to sell her property if she did not wish to. At that point Chairman Pierce assured those present that the policy of the Planning Commission is not to rezone anyone's property against their will . Commissioner Malecki explained that rezonings are generally at the request of the owner and that no one is forced, under the Comprehensive Plan, to sell their property. The Plan, she explained, serves as a guideline to evaluate future rezoning proposals, but does not initiate those rezonings. There was a discussion of the possibility of isolated residences being left between two larger commercial developments. Commissioner Theis stated that he . would not vote for proposals which would allow such an arrangement: Mr. Backer argued that a 200 foot lot width is not adequate to ensure that this will not happen. Mr. Weber stated that there would no doubt be problems during the transition period, but reaffirmed that the Planning Commission and City Council can deny a proposal which would have adverse impacts. RECESS The Planning Commission recessed at 9:20 p.m. and resumed at 9:47 p.-m. RESUME PUBLIC HEARING Fo lowing the recess, Mary Jane Gustafson of Post Publications, asked what status the 1968 Comprehensive Plan would have after the adoption of the new Plan. Mr. Weber answered that the updated Comprehensive Plan does not drop or change policies stated in the previous plan unless specifically stated. 10-25-79 -4- Mr. Weber and Mr. McNamara of BRW then gave a brief review of the main elements in the Comprehensive Plan. Mr. Weber began by stating that the overall land use design in Brooklyn Center is very attractive, especially for a suburb. He then reviewed the various use changes proposed for land around the City. There was a brief discussion of impacts from the Highway 94 development. Mr. Bogucki suggested that the City transplant trees from the highway right-of-way area to Central Park. The Superintendent of Engineering answered that this would be difficult, but that the Park and Recreation Department would have to coordinate the activity. Mr. McNamara then briefly reviewed the Housing Element of the Comprehensive Plan. Mr. Bogucki asked whether the Plan would direct changes in the Zoning Ordinance relative to setbacks and the energy code. Mr. McNamara answered that there were no changes in setbacks recommended and that the energy code is part of the State Building Code and is not a zoning matter. Mr. Bogucki retorted that the City should require more than the State minimums. Chairman Pierce countered that this is difficult to do especially after so many years following the State Building Code. In a discussion of public facilities, Mr. Weber stated that no major improvements are needed at this time. The Plan recommends minor changes and continued maintenance. The Superintendent of Engineering commented that a water treatment plant is being considered at the corner of 69th and Dupont. In a discussion of the Transportation Element of the Plan, Commissioner Erickson asked for a clarification as to whether 63rd Avenue North would be widened to four lanes west of Brooklyn Boulevard. The Secretary stated that although the Plan shows this to be the case, it is an error. Chairman Pierce asked whether 69th Avenue North would be widened to four lanes throughout the City. The Superintendent of Engineering confirmed that it would, and that right-of-way taking would involve seven additional feet on either side of the present right- of-way, Chairman Pierce commented that the houses along 69th Avenue North would become nonconforming as to setback as a result. In discussing local streets, Mr. Weber recommended that the City undertake a street reconstruction program over at least 10 years starting in the Southeast Neighborhood where the conditions are worst. He also recommended that local street construction be paid for by special assessments. The Commission then reviewed the trailways portion of the Plan at some length. The Superintendent of Engineering noted that a trail should be indicated on the west side of Highway 100 from Summit Avenue to 65th Avenue. Mr. Bogucki advocated that a pedestrian bridge be constructed across the Mississippi River. Mr. Weber responded that such a proposal had been seriously considered, but was omitted because Great River Road funding is not available for such a facility. Mr. Bogucki said that such a proposal should still be recommended by the City. Chairman Pierce and the Secretary agreed with Mr. Bogucki , citing the fact that the Council has stated a preference for such a bridge. In response to a question from Mr. Bogucki , the Superintendent of Engineering stated that a pedestrian bridge will be built in conjunction with the new Interchange at Interstate 94 and Shingle Creek Parkway. 10-25-79 -5- In response to a question from Commissioner Malecki , the Superintendent of Engineering explained that the possibility of constructing a water treatment plant is being studied in conjunction with individual home water softning systems. In response to a question from Chairman Pierce, the Superintendent of Engineering stated that the City's water is drawn primarily from the Jordan Aquifer at a depth of about 300 feet and that there are no health problems with this water source at the present. Commissioner Hawes then pointed out to the Planning Consultant some possible errors in the text of the Plan on pages 49, 51 ,57 and 145. The Commission then heard Mr. Vern Ausen, a former Planning Commissioner member, offer suggestions as to the zoning aspects of the Comprehensive Plan. Mr. Ausen stated that the extension of the commercial retail districts to Chowen Avenue would create as many problems as it solved. He stated that the Planning Commis- sion which reviewed the original Comprehensive Plan was advised that transition between zones should be at property lines rather than across the street. He went on to question the need for more retail use at the intersection of 63rd and Brooklyn Boulevard since the City is no longer growing and the primary re- tail use at that intersection, Shoppers City, is doing much less business than formerly. He pointed out that the Plan does not document any need for retail use. Mr. Ausen commended the City's sign regulations and credited them with giving Brooklyn Center a better image than most cities. In regard to the Plan's recommendation to reduce the physical segregation of various areas in the City, Mr. Ausen commented that some people prefer such isolation. Mr. Ausen stated that the recommendation to inspect all houses at the time of sale for code violations, with the requirement to correct any code deficiencies, would create a hardship for-many older residents who live on a fixed income. He recommended that either the buyer be responsible for paying for the repairs or that financial assistance be made available for those who cannot afford the repairs . The Secretary explained that the City Council has briefly reviewed such a program and did not seem to favor implementing such a strong program at this time, but wishes to review it further. The Housing Commission, he said, desires to see code enforcement only concerning life-safety items . He stated that the issue boils down to whether the code should be enforced at the time of sale or whether an inspection should simply make information available to pro- spective buyers. Mr. Ausen commended the planned unit development concept. He recommended that the City allow such developments in any zone provided that the parcel of land to be used meets certain criteria. He stated that the planned unit development allows both the developer and the City greater flexibility in arriving at the desired use. He added that greater flexibility with regard to use would allow the Commission to add more conditions to its approval which would protect adjacent property. He suggested that the planned unit development concept be used in the redevelopment of the Southeast Neighborhood. Mr. Ausen concluded his remarks by stating that he regretted the former Commis- sion's decision to allow industrial use on the west side of Shingle Creek in the Industrial Park. He stated that the Creek would serve as an excellent buffer between industrial and residential use. 10-25-79 -6- Following Mr. Ausen's remarks, Chairman Pierce asked the Planning Consultants if there was any real need to expand the retail node at 63rd Avenue. Mr. Weber admitted that he had no market analysis to support the assumption that the retail use in that area should be expanded. MOTION TO CONTINUE PUBLIC HEARING ON THE 1980 COMPREHENSIVE PLAN Motion by Commissioner Hawes seconded by Commissioner Manson to continue the public hearing on the proposed Comprehensive Plan at the November 29 Planning Commission meeting. Voting in favor: Chairman Pierce, Commissioners Malecki , Theis, Hawes, Manson, Lucht and Erickson. Voting against: none. The motion passed unanimously. Commissioner Erickson stated that he may not be able to attend the November 8 meeting. ADJOURNMENT Motion by Commissioner Malecki seconded by Commissioner Manson to adjourn the meeting of the Planning Commission. Voting in favor: Chairman Pierce, Com- missioners Malecki , Hawes, Theis, Lucht, Manson and Erickson. Voting against: none. The motion passed unanimously. The Planning Commission adjourned at 11 :39 p.m. Chairman 10-25-79 -7- � I i