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HomeMy WebLinkAbout1974 02-21 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND STATE OF MINNESOTA STUDY SESSION CITY HALL FEBRUARY 21, 1974 Call to Order The Planning Commission met in study session and was called to order at 8:05 p.m. by Chairman Carl Gross. Roll Call Chairman Gross, Commissioners Grosshans, Horan, Pierce, and Scott. Also present was Director of Planning and Inspection Blair Tremere. Approval of Minutes Motion by Commissioner Scott seconded by 2-7-74 Commissioner Horan to approve the minutes of the February 7, 1974 meeting as sub- mitted. The motion passed unanimously. Application No. 74003 The first item of business was considera- (Burger King Corp.) tion of Planning Commission Application No. 74003 submitted by Burger King Corp. The item was introduced by the Secretary who stated the matter had been discussed and tabled at the February 7th meeting. He stated the applicant seeks permission to acquire the former Mobil Station site, to demolish the gas station, and to develop the parcel as an expansion of the existing parking lot. Chairman Gross recognized Mr. Warren Hanson of the Antler Corporation, who represented the applicant. An extensive discussion ensued regarding the proposed screening, the location of curb-cuts, and landscaping. Relative to screening, the Secretary stated the applicant proposed the erection of a six-foot high vertical board fence along the east property line of the site addi- tion. He stated this would connect at the south end with an existing chain-link fence and at the north end with a concrete block wall which currently extends along the east property line of the restaurant. During further discussion Chairman Gross voiced his concern as to the durability of a wood fence versus a continuation of the concrete block wall and Commissioner Horan voiced his concern that a verticle board -1- 2/21/74 i fence might not be aesthetically compatible with the existing wall. Mr. Hanson re- sponded that the proposed verticle redwood board fence would provide substantial opaque screening, would be difficult to climb, and, most significantly, would completely seal the Burger King site off from the east be- cause of the existing chain-link fences at the north and south sides of the property. He also noted the relatively high cost of erecting a concrete block wall the length of the addition site and he noted that the Mobil Station site jogged approximately 11 feet deeper to the east than the existing restaurant site. Relative to aesthetics, Mr. Hanson noted that there was a 15-foot green area pro- posed between the proposed fence and the curbline of the parking lot. The Secretary noted that the State Highway Department had voiced concern about the existing number of curb-cuts, and had recommended a reduction. He stated that the applicant had met with the Highway Department and had derived a concept which would retain the existing two curb-cuts on the restaurant site, seal off the existing curb-cuts on the Mobil site, and provide for one new large curb-cut in line with 61st Avenue North. He stated this proposed curb-cut would be approximately 41-feet in width and would have one inbound lane and two outbound lanes which would be separated by a concrete de- lineator. He said this concept had been reviewed and approved by the City Engineer and had been discussed with certain officials at the State Highway Department but had yet to receive official confirmation. Commissioner Grosshans commented that per- haps a more desirable curb-cut situation would be the elimination of the Mobil Station openings and the southerly Burger King open- ing with the installation of a large curb-cut located near the center of the site. The Secretary responded that this concept had been reviewed and it had been determined that, because of the location of the existing building and the size of the parcel, the pro- posed arrangement was better suited for traffic control and traffic flow purposes. • Relative to landscaping, the Secretary noted that the submitted plan indicated minimal plantings and that the unpaved areas were Consensus developed designated as "green areas" . It was the con- regarding landscape sensus of the Commission that the following specifications landscape improvements be indicated on the -2- 2/21/74 submitted plans prior to Council considera- tion: 1. The boulevard areas on Brooklyn Boulevard on either side of the curb-cut shall consist of specified shrubbery in gravel base, similar to that on the site of the present restaurant. 2. A minimum of four (4) concrete planters with specified plantings shall be located on the ten-foot wide walkway delineator which separates the two parking areas . 3. The concrete delineators located in the middle of the parking lot shall consist of B-612 curbing with the easterly delineator con- taining shrubbery and the westerly delineator containing at least pne decorative tree such as a flowering crab. 4. The southerly green strip shall in- clude a specified variety of shrubbery such as honeysuckle evenly distributed the entire length of the green strip. 5. A decorative tree such as sunburst locust, a minimum 2h to 3 inch in diameter, shall be planted at the southeast corner of the site. 6. The fifteen foot green area at the east end of the property shall be sodded and may include a random variety of shrubbery in addition to the proposed berming. The Secretary commented that the ordinance require.-; that contiguous and adjacent parcels to be used for a common development must be coittbined into a single parcel through platting or registered land survey. He stated that this would be required upon ac- quisition of the Mobil site by Burger King, and that parking would not be permitted until it is accomplished. Commissioner Foreman arrived at 8:45 p.m. In further discussion Commissioner Grosshans • stated that it would be highly desirable, from a planning perspective, to encourage a land transaction between Burger King and the owner of the apartment complex to the east, which would involve acquisition of the vacant green strip between the subject site and the Standard Oil Station by Burger King and the -3- 2/21/74 acquisition of a comparable amount of land to the east of the subject site by the owner of the apartment complex. He stated that while he realized the vacant green strip protruding from the apartments to Brooklyn Boulevard had been used in calculating density for the apartments, it would be of significant merit to have a uniform frontage along Brooklyn Boulevard. The Secretary stated that the concept had merit and perhaps could be pursued by Burger King at such time that the restaurant might be expanded. Action Recommending Following further discussion there was a Approval of Application motion by Commissioner Scott seconded by No. 74003 Commissioner Pierce to recommend approval (Burger King) of Planning Commission Application No. 74003 submitted by Burger King subject to the following conditions: 1. The properties will be platted into one parcel according to the pro- visions of the Subdivision Ordinance, prior to the use of the expansion area. 2. Grading, drainage, utility and berming plans are subject to re- view by the City Engineer. 3. A performance agreement and financial guarantee (in an amount to be de- termined by the City Manager) shall be submitted to assure completion of approved site improvements. 4. A six-foot opaque verticle board redwood fence shall be constructed along the east property line of the acquired site, extending from the existing screening wall on the north to the existing chain-link fence on the south. 5. The approved recommended landscape improvements shall be specified on the site plan prior to City Council review. Voting in favor were: Chairman Gross, Commissioners Grosshans, Horan, Pierce, and Scott. Not voting: Commissioner • Foreman. The motion passed. Application No. 74009 The next item of business was consideration (National Auto Parts) of Planning Commission Application No. 74009 submitted by National Auto Parts, Inc. The item was introduced by the Secretary who stated that the matter had been informally discussed by the Commission and was pre- sented as a new item with the Chairman's consent. He stated the application repre- -4- 2/21/74 rented a request for site plan approval for the property located at 6822 Brooklyn Boulevard. He stated the applicant proposed to reopen the former Budget Power store for the re- tail sale of auto parts and accessories. He stated the present site is highly de- ficient in minimum improvements such as • parking spaces, paving, curbing, and drainage. The Secretary also explained that the pro- posed improvements would substantially upgrade the site and were virtually identica' to those approved for the same property by the City Council in 1972 (Application No. 72012) . He explained that in addition to paving, curbing, curb-cut widening, drainage, and landscaping, the applicant plans to remove the existing walkway and dock on the south side of the building and to demolish the old attached garage at the rear of the steel structure. Chairman Gross then recognized Mr. Ken McLaren, president of National Auto Parts, Inc. , and extensive discussion ensued. The Secretary noted that the plans called for less than half of the main floor area to be used for actual retail sales activity. He stated the remainder of the building, in- cluding a mezzanine area would be used for storage, office, and utility pruposes . He explained that while the amount of parking spaces (25) was less than ordinance require- ments for a new facility, the maximum use of the available space had been made for park- ing, which was considered to be adequate for the proposed retail activity. He noted that the parking situation was actually enhanced from that indicated on the plans approved two years ago, in that the present plans did not call for a 1,000 square foot addition which was approved then. The applicant explained that he would under- take a cosmetic remodeling of the store in- terior and intended to paint the exterior of the steel building. The Secretary noted that an existing sign painted on the front of the . building would be painted over and comparable signery would not be permitted, although a formal wall sign or projecting sign would be allowed. Chairman Gross and Commissioner Foreman dis- cussed the intended operation with the appli- cant and commented that the improvements -5- 2/21/74 represented a substantial and much needed improvement of the site. In response to a question by Commissioner Grosshans, the Secretary noted that the plan called for the paving and drainage of the rear portion of the site which here- tofore had been used for vehicle storage • and a turn-around area for large trucks. Mr. McLaren noted that deliveries would be made to the rear of the building and that such deliveries were made with smaller vehicles such as pick-up trucks and step-vans . The Secretary also noted that the curb-cut onto Brooklyn Boulevard would be widened to 24 feet and that a green strip along the southerly boundary was not proposed in deference to providing for a 24 foot wide driving lane the length of the property and the establishment of full-dimensioned parking spaces along the south side of the building He stated that curb and gutter was proposed along the south property line. Action Recommending Following further discussion there was a Approval of Application motion by Commissioner Foreman seconded by No. 74009 Commissioner Grosshans to recommend approval (National Auto Parts) of Planning Commission Application No. 74009, noting the compatibility of the subject plans with previously approved plans under Applica- tion No. 72012, subject to the following conditions: 1. Grading, drainage, and utility plans are subject to review by the City Engineer. 2 . A performance agreement and financial guarantee (in an amount to be determined by the City Manager) shall be sub- mitted to assure completion of approved site improvements. 3. The building shall be brought into compliance with applicable building, fire, and safety codes prior to the issuance of a certificate of occupancy. The motion passed unanimously. Recess The meeting recessed at 9:45 p.m. and reconveyed at 10:00 p.m. Discussion of Site The next item of business was a reconsidera- Plan Contained tion of site plans approved at the February in Application 7, 1974 meeting under application No. 74004 No. 74004 submitted by B.C.I.P . , Inc. The Secretary (B.C.I .P. , Inc.) indicated that following review and recom- mended approval of the plan by the -6- 2/21/74 i A Commission, the Engineering Department had determined a discrepancy in the proposed right of way line at the north boundary of the site. He explained that based upon present Highway Department freeway ex- pansion plans, that right of way line was actually located southerly of the one indicated, thus eliminating approximately 45 parking spaces comprehended under Phase Two deferred parking. He noted that in addition to the possibility of variation in the east right of way line which was recognized by the Commission at the pre- vious meeting, the situation was one of doubt as to the proposed magnitude of Phase Two. The Secretary commented that there was adequate parking on the site for the Phase One building including an appendage which could ultimately serve as a common link with the second structure. Chairman Gross noted that the Commission' s recom- mendation had comprehended only Phase One of the project and stated that it was con- ceivable that the second- phase as proposed on the master conceptual plan could not be developed. The Secretary explained that the matter was presented as a matter of information so that the Commission would be aware of the somewhat tenuous nature of the proposed Second Phase. Other Business : Home Occupations In other business a brief discussion en- sued relative to the proposed joint review of the Home Occupation Ordinance provisions by the Cbmmission and the Council and Chairman Cross recognized Councilman Britts who offered some brief remarks in that regard. Tour of Community by In other business Commissioner Scott in- Council and Commission quired as to the feasibility of a tour of the City by the Commission and the Council this spring. Chairman Gross noted that such a tour had originally been planned for the fall of 1973, but had been deferred for a variety of reasons. He asked the Secretary to prepare a tentative itinerary of both newly developed and undeveloped areas which could be observed on such a tour. Inquiry as to Sign In other business Commissioner Foreman in- Structure quired as to the status of the sign structure located at the southerly end of the Chippewa Park Apartment complex facing the freeway. The Secretary stated his recollection that -7- 2/21/74