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HomeMy WebLinkAbout1973 07-19 PCM MINUTES OF THE PROCEEDINGS Or, THE PLA14NING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPI N AND STATE OF MINNESOTA STUDY SESSION CITY HALL JULY 19, 1973 Call to Order: The Planning Commission met in study session and was called to order at 8:05 P.M. by Chairman Robert Jensen. Roll Call: Chairman Jensen, Commissioners Grosshans, Bogucki, and Engdahl. Approve Minutes: Motion by Commissioner Engdahl seconded by June 25, 1973 Commissioner Bogucki to approve the minutes of the June 25, 1973 minutes. Motion passed unanimously. Approve Minutes: Motion by Commissioner Bogucki seconded by July 5, 1973 Commissioner Engdahl to approve the minutes of the July 5, 1973 as submitted. The motion passed unanimously. Application No. 73021 Following the Chairman's explanation, the (Orville Wilda) first item of business was consideration of Planning Commission Application No. 73021 sub- mitted by Orville Wilda. The item was intro- duced by the Secretary who explained the applicant was seeking preliminary plat approval for his property at 6732 Lyndale Avenue Northo He stated the subject parcel extends approxi- mately 306 feet from Lyndale Avenue on the w00+7 to Willow Lane on the east. He commented that the lot was approximately 100 feet wide. The Secretary stated that the applicant had not submitted a formal preliminary plat, but rather, had secured a certified survey of the property, which indicated the proposed sub- division. I?e noted that the new lot was 100 feet deep and 100 feet wide, and was located at the easterly end of the property. .The Secretary further explained the Subdivision Ordinance requires a minimum average lot depth of 110 feet, and that to accomplish this on the subject property, the proposed lot line should be moved at least 10 feet to the west. He noted that this would necessitate the removal/ relocation of a storage shed at the rear of the applicant's house. He noted also that the setback from the applicant 's house to the proposed lot line was approximately 32 feet, rather than the required 40 feet. He commented that if the line were moved 10 feet, the deficiency would be 18 feet. He explained that in any event, variance action would be required for the setback. -1- 7/19/73 Chairman Jensen then recognized the applicant who stated he was generally not in favor of moving the proposed lot line 10 feet further towards his house, and asked that a variance be considered as to the depth of the proposed lot. He explained that he required a sub- stantial "turnaround" area at his rear yard so that he could back his car out of the garage, turn it around, and drive forward onto Lyndale Avenue. Mr. Wilda stated that, in his opinion, to shorten the rear yard by 10 more feet, would require him to either substantially re- vise his dirveway or to encroach upon the neighboring property. Chairman Jensen then recognized the tentative buyer for the proposed lot, and it was deter- mined that a rear yard setback variance would be required for the home he planned. The Secretary noted that such a variance would not be necessary if the proposed lot line were moved to the west 10 feet. Chairman Jensen stated that the Commission should give the applicant some direction as to the desirability of the proposed variances so the preliminary plat could be drawn accordingly. The Secretary noted that the matter would have to be tabled until the August meeting, since at least one setback variance would be involved, and neighboring property owners would be notified for the hearing. An extensive discussion ensued and Chairman Jensen noted the need for a logical arrange- ment of lots in the area according to the re- quirements of the Subdivision Ordinance. He stated that more rationale than mere con- venience was needed to establish grounds for a variance. Commissioner Engdahl stated that the proposed lot should be 110 feet in depth, so that the only variance would be for the rear yard set- back to the existing house. He stated such a variance would affect only the applicant and his tentative buyer. Commissioner Foreman arrived at 8:40 P.M. Commissioner Grosshans agreed, stating that a variance involving the depth of a new lot would have ramifications upon neighboring property and could serve as an undesirable precedent as • to minimum lot size. Commissioner Bogucki stated the basic issue was one of whether to create a substandard lot, and he noted that would establish a definitely un- desirable precedent. He commented that the Commission had strived to resist such action in the past and he felt there were no grounds in this case to justify such a variance. -2- 7/19/73 Consensus determined Following further discussion Chairman Jensen as to lot depth determined that it was the consensus of the Commission that the depth of the proposed lot should be 110 feet, recognizing that there would be a resultant need for a variance acknowledging an approximately 18 foot de- ficiency in the rear yard setback from the new property line to the existing house. The Secretary stated that should the applicant decide to proceed, and to have a preliminary • plat prepared showing the standard depth lot, steps would be taken to process the required setback variance concurrently with the present application. Action to Table Motion by Commissioner Grosshans seconded by Application No. Commissioner Bogucki to table Planning Com- 73021 mission Application No. 73021 until the August (Orville Wilda) meeting to permit the applicant the opportunity to prepare a preliminary plat indicating a new lot of 110 feet in depth and to permit notifi- cation of neighboring property owners as to ' the necessary variance for the setback from the property line to the existing structure. Voting in favor were: Chairman Jensen, Com- missioners Grosshans, Bogucki, and Engdahl. Not voting: Commissioner Foreman. The motion passed. Application No. 73022 The next item of business was consideration of (James O'Brien) Planning Commission Application No. 73022 submitted by James O'Brien. The item was in- troduced by the Secretary who stated the pro- posal was given conceptual review•. at -the July 5, 1973 meeting and had been tabled to permit the applicant time to develop certain re- visions. He stated that plans call_ for a 168 unit. (1 and 2 bedroom) apartment complex on the approx- imately 13 acre site. He stated plans for a 160 unit Columbus Village Phase II complex were approved for the site approximately two years ago. He commented that at the July 5th meeting, it had been noted that the amount of landscape plantings had been significantly reduced from the Columbus Village Phase II plans for this site. He explained the revised plans show some additional treatment but do not reflect the same degree as the Phase II plans. Chairman Jensen then recognized the applicant • and an extensive discussion ensued. The Director of Public Works commented that par- ticular attention should be given to the land- scaping along Camden Avenue North, facing Evergreen Park. He stated that the original approved plans had indicated more substantial landscaping and stated that such treatment was highly desirable given the long mass of the apartment buildings. Chairman Jensen agreed that aesthetic treatment on this site was crucial because of the mass of the buildings. -3- 7/19/73 w He noted that the developer had provided sub- stantial open space and he inquired as to why the quantity of landscaping has been reduced. Mr. O'Brien responded that essentially he was trying to economize due to the extremely high cost and stated that the degree of the decrease in the landscaping should not detrimentally affect the rentability of the project. He also commented that financing was very tight and stated that he had been striving over two years to make the project economically feasible. Chairman Jensen stated that he appreciated the developer's economic concerns, but that quality landscaping should not be sacrificed to accom- plish this. The Secretary noted that the applicant had in- dicated 10 additional hard wood trees, but had not shown where they would be located around the site. He stated that a revised landscape plan should be submitted prior to the Council meeting and that those trees could be in- stalled along Camden Avenue. The Director of Public Works stated that per- haps effective additional berming along Camden Avenue and 70th Avenae North could be provided to enhance the aesthetics of the project. He recommended that such berms should be a minimum of 5 feet in height. Mr. O'Brien stated that he agreed with the idea of berming and further discussion ensued with Mr. Wilson Montgomery, the architect for the project. Mr. Montgomery stated that perhaps a slight shifting of building No. 3 which faced Camden Avenue as well as additional berming could be made to diminish the visual impact of the mass of buildings. During further discussion, the Secretary stated that if alterations were to be made, they should be specified, or else the application should be tabled so that it could be returned to the Planning Commission. It was the con- sensus of the Commission that the site revi- sions discussed could be made and checked by the staff prior to the Council meeting. Action Recommending There was a motion by Commissioner Engdahl Approval of Applica- seconded by Commissioner Bogucki to recommend tion No. 73022 approval of Planning Commission Application (James O 'Brien) No. 73022 submitted by James O 'Brien subject to the following conditions: • 1. The applicant will submit revised site plans indicating improved landscaping, particularly along Camden Avenue North, according to the changes reviewed by the Commission, subject to the approval of the staff; 2. Building plans are subject to review by the Building Inspector with respect to applicable Building Codes prior to the issuance of a permit; -4- 7/19/73 3. Grading, drainage and utility plans are subject to review by the City Engineer prior to the issuance of permits; 4. A performance agreement and financial guarantee (in an amount to be determined by the City Manager) shall be submitted to the City to assure installation of site improvements as designated on approved plans. The motion passed unanimously. Recess The meeting recessed at 9:30 P.1.1. and re- sumed at 9;50 P.M. Amendment of Applica- In other business, the Secretary introduced a tion No. 72025 proposal submitted by Nino's Restaurant in (B.C.I.P.-Nino's) conjunction with B.C.I.P. , regarding proposed modifications of a portion of the exterior of the Earle Brown Farm Office Building. The Secretary stated that the site and building plans had been approved under Application No. 72025, and that a letter was on file from the owner that there was no objection to the pro- posed alterations. Chairman Jensen then recognized Mr. Miller and Mr. Lewicki, who represented Nino's Restaurant and a brief discussion ensued. It was ex- plained that the applicant desired to make the entrance to the restaurant more identifiable. He stated the change would comprise the attach- ment of staggered cedar boards and a possible treatment of the canopy with wood shakes. Recommend Approval of Following a brief discussion there was a Amendment to App] i.oa- motion by Commissioner Grosshans seconded by tion No. 72025 Commissioner Foreman to recommend approval of (B.C..i .r_-Nino's) the amendment of the building plans approved for the Earle Brown Farm Office Building under Application No. 72025. The motion passed unanimously. The Secretary then introduced newly hired Administrative Assistant Mr. Jim Lacina to the Commission. Consider Housing The next item of business was consideration of Steering Committee the report on the creation of a Citizen's Recommendations Advisory Housing Commission, developed by the Housing Steering Committee. The Secretary recalled that at an earlier meeting, the re- port had been studied with particular regard to the recommendation that each member appoint- • ed to the Housing and Redevelopment authority, would automatically become a member of his Planning Commission Neighborhood Advisory Group. Concern was also noted regarding the recommen- dation that it would be the "responsibility of the Neighborhood Advisory Committee of the Planning Commission to investigate housing matters and present the neighborhood attitudes and opinions on general specific housing pro- grams directly affecting their neighborhood" . -5- 7/19/73 Chairman Jensen stated that he had sent a letter on July 5th to each of the members of the Neighborhood Advisory Groups explaining the recommendation and asking for their com- ments and observations. He stated he had been in touch with one of the Neighborhood Group members who had endorsed the proposal, and the Secretary commented that he had not heard from any of the members. Chairman Jensen reiterated. his endorsement of the proposal stating that the comprehensive and broad nature of housing definitely merited the input of a formal advisory commission. Commissioners Grosshans and Bogucki explained their prevous concern that the Planning Com- mission should not commit neighborhood group members to a given work load or responsibility which they were not fully aware of. Chairman Jensen responded that the Neighborhood Advisory Groups had voiced the concern that they had not been consulted on a regular basis in re- cent years, and he felt that this would afford , such groups an opportunity to actively parti- cipate in important policy decisions before the City. Action Endorsing Following further discussion, there was a Report and Recommen- motion by Commissioner Foreman seconded by dation of Housing Commissioner Engdahl to endorse the report on Steering Committee the creation of a Citizen's Advisory Housing Commission as submitted to the City Council by the Housing Steering Committee. The motion passed unanimously. Other Business: In other business, the Secretary stated that Nonconforming RI Uses the matter of the proposed ordinance amendment excepting single family dwellings in residen- tial districts other than Rl and R2 fron non- conforming use provisions would be brought be- fore the Commission at the next meeting. He stated a memorandum outlining the staff rec- comendations would be sent to the Commissioners before then. Home Occupations Chairman Jensen stated that the ad hoc com- mittee on home occupations should meet prior to the August 2, 1973 meeting and stated that he would contact the individual members of the committee in that regard. Adjournment Motion by Commissioner Engdahl seconded by . Commissioner Bogucki to adjourn the meeting. The motion passed unanimously. The Planning Commission meeting adjourned at 11:30 P.M. Chairman -6- 7/19/73