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HomeMy WebLinkAbout1973 02-01 PCM MINUTES OF THE PROCEEDINGS OF TIT, PLANNING COMMISSION OF TEE CITY OF BROOKLYN CEN'T'ER IN THE COUNTY OF HENNEPIN AND STATE OF MINI3ESOTA REGULAR SESSION FEBRUARY 1, 1973 CITY HALL Call to Order The Planning Commission met in regular session and was called to order by • Chairman Robert Jensen at 8:10 P.M. Roll Call Chairman Jensen, Commissioners Bogucki, Grosshans, Scott, Foreman, Gross, and Engdahl. Also present was Administra- tive Assistant Blair Tremere. Approve Minutes Motion by Commissioner Engdahl 1-18-73 seconded by Commissioner Foreman to approve the minutes of the January 18, 1973 meeting as submitted. Voting in favor were Chairman Jensen, Commission- ers Bogucki, Scott, Foreman, and Engdahl. Not voting: Commissioners Grosshans and Gross who explained that they were not present at the January 18th meeting. Application No. 73001 Following the Chairman's explanation, Miobard : 'Aln-1on) the first item of business was Planning Commission Application No. 73001 sub- mitted by R.icliard Johnson. The item was introduced by the Secretary who expiained the applicant was requesting a special use permit to operate a vacuum repair service in the residence at 6421 Brooklyn Boulevard. He eX- plained that the home is a nonconform- ing use since it is a single family dwelling in an R-5 District. The Secretary further commented that the applicant had submitted a statement regarding the nature of the proposed operation. He noted that a limited amount of retail sale of accessories was proposed and that an inventory of replacement parts and accessories of not more than $2500.04 was proposed. The Secretary stated that retail sales were expressly prohibited in this district and that recently the City Council directed full enforcement of the ordinance provisions in this regard, . and efforts were being made to do so. He stated that approval of the sale of accessory items apart from the actual repair of vacuum cleaners could tend to negate this action. Relative to the location of the resi- dence and the traffic and parking -1- 2-1-73 factors, the Secretary stated that the driveway, from Brooklyn Boulevard to the rear of the property where the garage was located, was approximately 12-feet wide and was not paved. He stated that there was a "turn-around" area at the front of the double garage but he noted that a field test of this "turn-around" provision indicated the maneuver could be difficult if other vehicles were parked in the area. He • stated that vehicles parked in the driveway itself would tend to obstruct clear access from the turn-around to the highway. He noted the applicant had mentioned the possible use of a portion of the front yard area for "overflow" parking if it were needed, and he noted that this was specifical- ly not endorsed by the City. The Secretary further commented that if the number of cars were minimal and if the paeking spaces were delineated in the rear of the property, the area should be adequate. Fie noted however that unlawful and hazardous backing onto Brooklyn Boulevard was possible if these provisions were not made. Chairman Jensen then recognized the applicant who discussed further the nature of the intended operation. He explained that his brother would be living in the house and would be the person in charge of the vacuum repair service. Mr. Johnson stated that his role would be as an advisor only, and he noted that the proposed operation would be the principal means of sup- port for his brother. In response to an inquiry by Chairman Jensen, Mr. Johnson stated that the tools and equipment which would be used in the operation would be similar to those normally found in a home workshop. He also stated that the in- tended hours of operation would be 9:00 A.M. to 5:00 P.M. Extensive discussion then ensued re- garding the nature of the operation and the proposed retail sales. Chair- man Jensen stated that it appeared that if the proposed operation were to be the principal means of support, the proposal was actually for a repair service and sales business operating out of a residence. The applicant re- sponded that the operation was pri- marily the repair of vacuum cleaners and that any sales would only be for. related items such as paper bags and hoses. -2- 2-1-73 Commissioner Foreman inquired whether the applicant intended to eventually develop the proposed home occupation into a retail or "storefront" type of operation at that address. The applicant stated that it was possible expansion could occur if the operation were successful. In response to an inquiry by Commissioner Bogucki, the applicant stated that he had no intent at this time to ask for a rezoning of the property, even though the possi- bility existed for expansion. Commissioner Bogucki reiterated the concern of the City relative to further commercialization along Brooklyn Boulevard and stated that it did not appear rezoning would be feasible. Chairman Jensen initiated a brief dis- cussion regarding the possible paving of the driveway from Brooklyn Boulevard to the rear of the property. The applicant stated that the area should be paved because the present dirt driveway tended to become virtually impassable in wet weather. The appli- cant further stated that the driveway could be paved as a condition of ap- proval as soon as weather permitted. Commissioner Gross inquired what rem- ifications would result if retail sales were prohibited, and the applicant re- sponded that that would prove to be a hinderance. He stated that there was a basic need to have vacuum cleaner accessories on hand for customers hav- ing their machines repaired. He stated; however, that normally machines would be delivered and picked up for servic- ing. Commissioner Bogucki asked the appli- cant whether any retail sales of re- conditioned or used vacuum cleaners would be conducted on the premises. The applicant stated that it was possible that reconditioned machines would be offered for sale on a limited basis, but that the primary activity would be repairing. The applicant also stated that at the present time, vacuum cleaner repair services were located in other communities and that . there was a need for such a service in the City of Brooklyn Center. He com- mented that such a service could even be expanded to include the repair of small appliances, although such business would not be solicited_ In discussion that followed relative to retail sales, Commissioner Bogucki -3- 2-1-73 stated that retail activity of any degree was a critical factor, not only in light of the City policy dis- couraging and prohibiting such sales in residential zones, but also with regard to future use of the subject property. lie stated the Commission should be cautious not to create another C-2 use in spite of the es- tablished zoning and the principles of the Comprehensive Plan. Chairman • Jensen stated that while he could see the need for a inventory of parts essential to the repair of vacuum cleaners, he was most concerned with the intent to sell accessories, and to possibly expand the business to in- clude the sale of vacuum cleaners. In further discussion the applicant inquired whether it would be feasible to seek rezoning of the subject pro- perty to C within five years. The response was a negative consensus. The Secretary commented that there was a fine line between necessary in- ventory of repair parts and the stock- ing of accessories. He stated that it was apparent a certain amount of retail sales would be involved in the proposed operation. He noted further that the applicant had not indicated <�AA Lhp npplication that the sale of used or recondif—A,oned machines would be involved. The applicant stated that he was appreciative of the Commission's con- cern for maintaining a low interisi.ty use and he assured the Commission that vacuum cleaner service and sales constituted such a use. He emphasized the limited activity involved, noting that he had been a vacuum cleaner sales representative working from his home in the City for several years, and noted there had been no complaints from neighbors. In that regard, Commissioner Bogucki inquired whether the applicant was in- volved in the actual retail sale or servicing of vacuum cleaners in his home, noting the applicant's previous statement that there was a lack of such facility in the City. The appli- cant responded that he was a factory sales representative working from his home and that he domonstrated machines on the premises of potential customers. He stated that he intermittently re- paired vacuum cleaners for neighbors and friends in the basement of his home. -4- 2-1-73 Commissioner Bogucki stated that in his opinion, it appeared the applicant was seeking to establish a retail out let for the sale of vacuum cleaners. The applicant responded that the only sales activity would be to take machines to the homes of potential customers. Action on No. 73001 Following further discussion there Recommend Approval was a motion by Commissioner Foreman • seconded by Commissioner Grosshans to recommend approval of Planning com- mission Application No. 73001 sub- mitted by Richard Johnson subject to the following conditions: 1. Retail sales of any kind are prohibited; 2. Driving and parking areas shall be paved, and delineated so to allow turn-around capability and adequate parking for custo- mer vehicles with the paving to be completed no later than June 1, 1973; 3. The permit is subject to annual review from the date of issue with the provision that the site shall be inspected on or about June 1, 1973 to assure that site improvements have been completed and that the operation conforms with the con- ditions of approval. The motion passed unanimously. Discussion Items: In further business a brief dis- Freeway Zone cussion ensued concerning the pending Fuel Storage proposal for a freeway zone, the pro- Car Washers vision for fuel storage facilities in the industrial district, and possible standards for car wash operations. Chairman Jensen stated that those items should be placed on the agenda of the next study meeting wherein each item could be more thoroughly evaluated. Recognize former Chairman Jensen then recognized former Councilman Vern Ausen City Councilman Vernon Ausen who ap- peared before the Commission represent- ing the Brooklyn Historical Society. Mr. Ausen commented as to a recent meeting of the Board of Directors of the Society and read a letter relative to the status of the Earle Brown Farm farm buildings. He stated the Society was concerned that some significant vestige of the Earle Brown Farmstead should be preserved in that it re- presented the roots of the development of the north suburban area. He noted a basic concern of the Society was -5- 2-1-73