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HomeMy WebLinkAbout1977 09-14 PCP t PLANNING COMMISSION AGENDA REGULAR MEETING SEPTEMBER 14 , 1977 �1. Call to Order: 8: 00 p.m. 2. Roll Call: 3. Approval of Minutes : August 25, 1977 4 . Chairman' s Explanation: The Planning Commission is an advisory body. One of the Commission' s functions is to hold public hearings . In the matters concerned in these hearings , the Commission makes recom- mendations to the City Council . The City Council makes all final decisions oil these matters. S . Berean Evangelical Free Church 77045 Rezone, from R- 1 to I-1 , west portion of property addressed as 6625 Humboldt Avenue North. 6. Berean Evangelical Free Church 77046 Preliminary Plat approval for division of property at 6625 Humboldt Avenue North. 7 . Mark Laberda 77047 • Variance for .permission to alter and expand house with noncomplying setbacks at 5446 Humboldt Avenue North. 8. James O' Brien 77048 Reaffirm plans and approve amendments to plans originally approved under Applications No. 71023 and No . 73022 for 168 unit complex at 70th and Camden Avenues North. 9. Real Estate 10 , Inc. 77026 Rezone from R- 1 to C-1 , property at 7240 Brooklyn Boulevard. (tabled at 7-20- 77 meeting) 10. Discussion Items a. Metro Land Planning Act - Comprehensive Plan b. Neighborhood Advisory Groups c. Application No. 7703.4 (Richard Rockstad) d. Future Meetings e. Pending Items 11. Other Business: 12 . Adjournment Planning Commission Information Sheet Application No. 77045 Applicant: Berean Evangelical Free Church Location: 6625 Humboldt Avenue North Request: Rezoning The applicant proposes rezoning, from R-1 (Single Family Residential ) to I-1 (Industrial Park) , of the westerly portion of the church property which extends into the Industrial/Commercial Park. The land consists of the westerly 325 ft. of the church property and comprises approximately 2.5 acres. It is our understanding that a proposal is being developed for a small industrial speculative building, and there is access to the site from the west on the recently completed 67th Avenue North cul-de-sac which also serves Speculative Building No. 7 and Hiawatha Rubber Company. The proposal has planning merit in that the church property represents a protrusion into the industrial park and retained its R-1 zoning in recognition of the in- stitutional church use (churches are special institutional uses in the R-1 district) . It would not be sound planning to view the subject property as R-1 for any other purpose than an institutional church use. The church has adequate land remaining on the easterly portion of the property to support the present facility and church officials have been informed that the ability of the church to expand will be a direct function of their ability to pro- vide necessary parking in the future. • Approval of this request would "round out" the easterly perimeter of the Industrial Commercial Park leaving a uniform abutment to the R-5 and, in the case of the church, institutional uses along Humboldt Avenue. The subject property is technically within the boundaries of the Northeast Neighborhood; however, referral of this rezoning to the Northeast Neighborhood is perhaps unnecessary since only the westerly portion intruding into the Industrial Park is involved. The rezoning request evaulation guidelines can be applied to the situation,and it appears that the proposal is consistent with sound planning principles and the Comprehensive Plan, since the church is determining that this is excess land not necessary for future church uses, it is quite obvious that the highest and best land use would be I-1 . Approval would be subject to the condition that the subject property be subdivided by registered land survey or plat. • 9-14-77 Planning Commission Information Sheet Application No. 77046 Applicant: Berean Evangelical Free Church • Location: 6625 Humboldt Avenue North Request: Preliminary Plat This application is a companion one to Application No. 77045, and its disposition would be subject to the action taken on that application. The Plat comprehends the westerly 325 ft. of the church property and the new lot line would approximate the I-1 district boundary to the the north and to the south. There is access to the site from the recently completed 67th Avenue North which also serves Speculative Building No. 7 and Hiawatha Rubber Company. We will be prepared to comment further as to the design of the site and the need for any utility easements. Approval would be subject to the approval of the previous application and the following conditions: 1 . Final plat is subject to approval by the City Engineer, including the determination of any necessary easements . 2. Final plat is subject to the requirements of Chapter 15 of the City Ordinances . • 3. * Final plat shall be filed and the division completed prior to any occupancy of the parcel . 9-14-77 0 Gaq +h A�� ,� � v_ La{L fawn Farm tea,x�6 QT�Or� i, lot) Humboljt ua re. Val W pt _ H'awa-th,, a c i f vo,c 0i I r--e�4 W .......... t� 7-�r, vF No. �los. 77o��r aeanf 7 h AVE No. h d n Son Orr}roE % f j �. rdC l I\ n c -AN } 1 � Ple-ta I � 15 R- s Planning Commission Information Sheet Application No. 77047 Applicant: Mark E. Laberda Location: 5446 Humboldt Avenue North Request: Variance The applicant seeks a variance from Section 35-400 to permit a modification of the small single family home consisting of an addition to the sleeping and living areas . at the front of the house. The existing deficiencies involve the front yard setback which is 29 ft. versus ordinance required 35 ft. and the side yard setback which is approximately 4 ft. rather than the required 10 ft. on the north side. This is an old one story one bedroom home on a 40 ft- lot which also abuts a 14 ft. alley-way. The applicant has submitted a letter briefly describing his request. The proposed construction would decrease the front yard setback from 29 ft. to 27 ft. (or a total new variance from the current standard of 8 ft. ) . The proposed addition would fill in a notch on the north side of the house,and the new wall would be in line with the existing wall which is approximately 4 ft. from the property line. The applicant contends that the addition at the front of the house is necessary because of the design of the small structure, and that an addition to the south side which has 13 ft. to the property line or to the rear would not be feasible. He also indicates that part of the proposed addition would resolve some apparent structural problems at the front of the house. The addition, however, is not necessary to correct the structural problems, but rather is a matter of design . because of the established location of the sleeping and living areas in the house. There is precedent in this area, both for allowing additions to houses on the smaller lots that do not comply with the existing setback standards . There is also precedent in this immediate area with respect to the front yard setback as indicated by the location of the neighboring structures which are approximately 30 ft. from the front property line. There are a number of dwellings in the southeast area on the smaller lots which were erected at a early setback standard of 25 ft. The applicant's neighbor to the north has a front yard setback of 30.5 ft. and the neighbor to the south has a front projection which is 26.4 ft. from the front property line. A public hearing has been scheduled. We will be prepared to comment further on the request which should be reviewed within the context of the ordinance variation standards . It is apparent that there is some merit to the request °in that it is within the intent of the ordinance to have an established uniform front yard setback in the various neighborhoods which, today, is a minimum 35 ft. , but previously (but subsequent to the construction of this house) was 25 ft. in several areas of the Southeast Neighborhood. • 9-14-77 Aug. 29,1977 Department of Planning and Inspection CITY OF BROOKLYN CENTER 6301 Shingle Creek Parkway RE: REQUEST FOR BLDG PERMIT Dear Inspector; The unique features of my house location on my property require me to apply for a building variance. My house is the oldest building on the block,being built in 1926. The building is set on the northwest corner of the lot,closer than present code allows to my property lines. This forces me to get a build- ing variance in order to do any improvements to the north and west sides of my house. Being as old of a house that it is, I am forced to do some type of improvements to the base of the front walls. The wood has decayed in spots, and is getting worse. There is no insulation in the front walls, so this is also in need of inprovement. My neighbors to the north and south both approve of my proposed improvements. I realize that someone who has not seen the profile of the houses on my block might feel that my house may project out unusually close to the street. A • look down the street to the south reveals that the next three houses to the south are all approximately in line with the location of the front of my pro- posed building. With all this in mind, I appeal to you to allow this small change in the demension of my house be approved for building. Sincerely, / � � ML/s1 • CARDARELLE & ASSOCIATES, INC. LAND SURVEYORS 5440 FLYING CLOUD DRIVE 941.3030 EDEN PRAIRIE, MINN. 55343 CERTIFICAT2. OF SURVEY suoor. M R K LA E.E F-,- D.a Book V 12 page 921 PPLICAM No. 7 7Ci zl7 STC)KY FOIE 1 .1 I NI 7.o N e' S1 0 Hf 544 0,5 186 ?.p •J I ca i N " Z/.O 1 ,TC fzY y ti , J � 30, E �� ► IZ�. �B J`i D R T•+-� 2-0 r 1 AwrwLy artlfy that Als is a trwe and carro4l npro taotellon of a wrvoy of tho bavadefias of Lo;7 Z7 FA f; :.: ^J `'� '` �Honnopin County, Minnasola and at tAw locution of all buildings maroon, and all tW►3a onpoachmonts, if any,from or on said land. ivr'wyad by we thi` Tr doy of. ;•h ✓�'`1`� ,1V -- -+---. LANDSURVEYORS 6440 FLYING CLOUD DRIVE 941-3030 EDEN PRAIRIE, MINN.55343 CERTIFICATE OF SURVEY Su For• MA R K W �E C.4 Book'i 2 Page -:25 APP�.1C�F r IUD too 770-V7 STOKY FKWE- flaj5e NI I 9.0 ZC 2 33 nt j.p ;v Y -;C-xu:l= 5444, 6 "5, Q z7,g Il; 2r,c � ,'� � I STG�' �• 0 on 9. 4 I a N o 1;;z --H SALE ! =zo 2-7 s.�K Z 1 bnlr art(!r that this Is a hw and cerre�t nyrowntotlee d w vurny of the beuedorles e/—. LoT 1 FAIo ��- `�-/"­1 27 � Honnop^n County, Minnswto end of tM location of oil buildings tiverwn, and all visible•t,aoatlisnonts if any, (row or on said load. Surveyed by at this `- - doyof • it f AQt1�6L11C L �.SS/1/•I�TCC ����` X11 i: :C ■■ �� All ELI _� is lill Planning Commission Information Sheet Application No. 77048 Applicant: James O'Brien • Location: 7000 Camden Avenue North Request: Site and Building Plan approval This application involves a reaffirmation of a previously approved 12 to 2 story apartment project at the northeast corner of 70th and Camden Avenues North. In late 1969, a master plan was approved for a three part development to be known as Columbus Village and the subject 13 acre parcel was to have been the second phase of that project. The Columbus Village concept did not develop beyond the first stage, which abuts 69th Avenue North. The third phase was eventually developed several years ago as the Evergreen Park Apartments to the north of this site. On July 23, 1973, the City Council approved plans for this applicant for a 168 unit apartment complex, then known as Villa La Vaca. On March 24, 1975, the City Council reaffirmed the plans approved under Application No. 73022. Certain amendments had been made to the plan including a name change - Spanish Quarter. There was sub- stantial discussion at that time by the City Council relative to possible changes in the landscaping plan. In addition to the standard conditions of approval , the Council specified that any significant changes from the approved landscaping plan should be brought back for approval . The reason for this concern was that the applicant proposed to utilize existing trees wherever possible for screening purposes, including the use of existing trees in lieu of previously approved berming. The applicant indicated that since it would be difficult to tell which trees could be • preserved until construction had commenced, he asked for flexibility in developing a screening treatment. The applicant was not successful in finalizing the financing for the project at that time, and has been pursuing various sources of financing since then. The present application represents a modification of certain site improvements, but generally a reaffirmation of the original 168 unit complex (the maximum density permitted under the former land area requirements in effect at the initial approval ) . The project consists of five buildings containing one and two bedroom apartments. There are a number of tot lots throughout the site and generally the layout represents a very effective use of this large parcel . Provision is made for screening where there is abutment to adjacent single family residential homes and provision is made for some garage units. We will be prepared to discuss the plans in further detail at the meeting. Approval would be subject to the following: 1 . Building plans are subject to approval by the Building Official with respect to applicable codes prior to the issuance of permits . 2. Drainage, grading, utility and berming plans are subject to approval by the City Engineer prior to the issuance of permits. • 3. A Performance Agreement and supporting financial guarantee (in an amount to be determined by the City Manager) shall be submitted to assure completion of approved site improvements. 9-14-77 Application No. 77048 continued 4. Any significant changes from the approved landscaping plan shall be subject to review and approval by the Planning Commission and City Council . 5. All outside trash disposal facilities shall be appropriately screened. • 9-14-77 i■■ milli OE ; s ■■■ No EVERGREEN ■i■ iii � = ■ ■" �� � �' t.� �� �� ■ it �r i SCHOOL MAINTENANCE ANNEX WATER TOWER RIVERBROOK CT ■� ii iii t ■� - , Planning Commission Information Sheet Application No. 77026 • Applicant: Real Estate 10, Inc. Location: 7240 Brooklyn Boulevard Request: Rezoning This item was tabled at the July 20, 1977 meeting and referred to the Northwest Neighborhood Advisory Group for review and comment. It contains a request to rezone from R-1 (Single Family Residential ) to C-1 (Service/Office Commercial ) of the triangular parcel bounded by Shingle Creek greenstrip, the municipal boundardy and Brooklyn Boulevard on the east side of the highway. The proposed use is an office building, and the applicant intends to remove the existing single family structure. There are no public utilities to this property, but access for utilities is possible. We have discussed with the applicant the necessity for providing water and sewer service for any use other than the single family home. The rezoning request evaluation guidelines which were recently adopted by the City Council may be used to further evaluate this proposal . There appears to be merit from a physical development standpoint, because of the location on the highway and the relative isolation of the property caused by the Shingle Creek easement. There would be no direct abutment of a C-1 type development to any single family residential use. As we noted earlier, the applicant prepared an environmental assessment worksheet, and we have reviewed it in detail and at the time particularly of a proposed specific development, the information contained therein, would be applied. • The Northwest Neighborhood Advisory Group has submitted the attached report, and recommends approval of the application, citing a number of concerns . There are three specific considerations which are recommended as part of any action to approve this request. 1 . The subject property shall be replatted by registered land survey or plat, and said action shall account for necessary easements and/or dedications for utility and walk-way purposes . 2. The existing structure shall be removed prior to the establishment of any nonresidential use. 3. Platting and development of the subject property shall be fully subject to all applicable environmental and engineering requirements. 4. A resolution comprehending the action would be in order and could be prepared prior to next week's meeting. We will be prepared to discuss the item in further detail . 9-14-77 • August 18, 1977 Mr. Blair Tremere, Secy. Planning Commission City of Brooklyn Center From: Northwest Neighborhood Advisory Group Subject: Request for Rezoning from R-1 (Single Family Residential) to C-1 (Service/Office Commercial) per Application No. 77026. Submitted by Real Estate 10, Inc. (owner). The undersigned, as Secretary for the N. W. Advisory Group, was instructed to convey the following action taken by our Group on the above subject referred by the Commission by its letter from Mr. Blair Tremere, Secy., dated August 8, 1977. Members of the Group held a meeting at 7:30 P. M. on August 17, 1977 in the Judges Chambers in the Civic Center to consider the above subject. Present were: Olson, Carlson, Pederson, Uhlenkott, Magnuson and Terzich. Minutes of the Planning Commission meeting of July 20, 1977 as they pertained to the subject property were read and discussed. Bill Peterson, • Architect for Real Estate 10, Inc., presented proposed plans and a perspective sketch and answered questions from the Group. After due consideration, the Group voted unanimously to recommend approval of Application No. 77026 to rezone the subject property from R-1 to C-1 with the following comments and conditions: 1. The request concerns a unique property, triangular in shape, isolated from residential properties by an estimated 250 feet or more to the nearest dwelling, buffered on the south by Shingle Creek, on the west by Brooklyn Blvd. with its daily traffic volume of about 30,000 vehicles, and on the north by a new parking lot for Park Center High School. These unique features were compelling reasons for the Group's action. 2. The sub,iect presently<,has private sewer and water systems. The cost of providing city utilities would be prohibitive for a single family dwelling with costs estimated to run upwards of $20,000 or more. It was felt only a commercial development of the type under consideration could justify* such an expense. 3. Tendency of single family dwellings to deteriorate when located on heavy traffic roads such as Brooklyn Blvd. Con't Page 2 • Page 2 August 18, 1977 Application No. 77026 4. The existing trees along Shingle Creek should not be disturbed. 5. The cost of the sewer and water extensions to the subject property should be born by the applicant. 6. The 100 foot greenstrip easement integrity should be maintained and parking space within this greenstrip should not be allowed, keeping in mind that long range plans call bor a walkway along the Creek. 7. It was noted that a large parking lot was just recently constructed for Park Center High School, abutting the subject property on its northerly boundary. 8. To avoid further concerns about the effect on Shingle Creek and for the benefit of residents along Noble Ave., no street outlet from the subject site towards Noble Ave. should be approved. 9. Flood plain considerations mandate that construction of any structures be limited to higher ground only and restricts the use of the site. ..To avoid a conflict of interest, Terzich abstained from voting but was asked to act as Secretary and to submit the report of the Group's action. Northwest Neighborhood Advisory Group B Louis Terzich, Secy'. cc to Group Members • SCHnoL DIsTK:►c.T PA R r, PA el kc, rbi' ,ludca in Iu'�on NC-77026 sti - `_ `•fir i ��„ , " "'"�4 v °ti- !� _ - - d R- 1 j PARK'