HomeMy WebLinkAbout1977 08-25 PCP PLANNING COMMISSION AGENDA
STUDY SESSION
AUGUST 25, 1977
,. 1 . Call to Order: 8:00 p.m.
2. Roll Cali :
3. Approval of Minutes: August 11 , 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 recommendations to the City Council . The City
Council makes all final decisions on these matters.
i
5. Georgiana Proctor 77043
Special Use Permit for Home Occupation of
Beauty Shop at 3501 — 63rd Avenue North.
6. Jesus People Church 77044
Special Use Permit/Site and Building Plan
Approval for a church development on R--3
zoned 20 acre parcel north of I-94, south of
Shingle Creek Parkway, between old and new
Xerxes Avenues North.
7. Meadow Corporation 76041-A
Amendment of Special Use Permit consisting
• of Phase II of "The Ponds" planned residential
development at 69th and Unity Avenues North.
8. Meadow Corporation , 77040
Preliminary Plat Approval for the second phase
of "The Ponds" development.
9. Bowe, Incorporated 77037
Rezoning, from R-1 (Single Family Residential )
to I-2 (General Industry) of two lots addressed
as 3129 and 3135 49th Avenue North.
10. Howe, Incorporated 77038
Site and Building Plan Approval for building
additions and site improvements at Howe Fertilizer
Company, 4821 Xerxes Avenue North.
11 . Resolution Recommending Adoption of Rezoning Evaluation
Policy and Criteria.
12. Discussion Items:
a. Council action on Application No. 77033 (Richard Rockstad)
b. Metro Planning Act - Comprehensive Planning Status .
c. Neighborhood Advisory Group Membership
d. Future Meeting Schedule
e. Pending. Items
13. Other Business:
14. Adjournment:
• I
Planning Commission Information Sheet ,
Application No. 77043
Applicant: Georgiana Proctor
• Location: 3501 - 63rd Avenue North
Request: Special Use Permit
The applicant is seeking a Special Use Permit for a Home Occupation involving a
beauty shop. The applicant is in the process of purchasing the home, which at
the present time, contains a beauty shop which was approved under Application No.
69028. The proposed use represents a continuation of that operation.
A public hearing has been scheduled.
The Planning Commission's concerns relative to these uses is adequate off-street
parking and proposed hours of operation. The property is adjacent to the City
Liquor Store and Fire Station at '63rd and Brooklyn Boulevard, and there is a
designated paved off-street parking area which the present operator utilizes.
A letter submitted to the file by the applicant indicates the number of hours
would not exceed 35 per week. A maximum limit as to the hours of operation should be
established as a condition of the permit.
Approval would be subject to the following:
1 . The permit is issued to the applicant as operator and is not
transferable.
• 2. The permit is subject to all applicable codes, ordinances and
regulations, and violation thereof shall be grounds for revocation.
3. A copy of the current State Operator's License shall be kept on file
with the City.
4. The hours of operation shall be:
5. All parking related to the special use shall be off-street on ap-
propriate space provided by the applicant.
8-25-77
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Planning Commission Information Sheet
Application No. 77044
Applicant: Jesus People Church
Location: North of I-94, south of Shingle Creek Parkway, between old and
new Xerxes Avenues North
Request: Special Use Permit
The applicant seeks a Special Use Permit and related Site and Building Plan approval
for a proposed church on the approximate 20 acre tract which is in the R-3 zoning
district.
The proposed church development consists of a Phase I including the main church
building, parking, and athletic field. The Second Phase comprehends a school ad-
dition attached to the church . The proposal comprehends an approximate 3,000 seat
sanctuary initially with the potential of up to 4,200 seats . The ordinance parking
ratio for churches and places of public assembly is one parking space for every 3
seats . The conceptual master plan submitted by the applicant indicates that adequate
parking can be provided including parking for office space and the proposed second
phase educational wing.
The applicant has indicated that the full ordinance required complement of parking
would not be necessary during the initial phase and proposes a deferral of a portion
of that parking. The areas not used for building or parking would be landscaped.
• There are several specific considerations which must be addressed in evaluating
this major development proposal on the residentially zoned land.
1 . Special Use in R-3 zone. Churches and schools are specifically listed
as special uses in the R-1 and R-2 zoning districts . In the R-3
zoning district which is the zoning of the subject property, the
ordinance provides as follows: "Non-commercial uses required for
the public welfare in an R-3 district, as . determined by the City
Council . "
Therefore, unlike the R-1 and R-2 zoning districts where churches are
specifically mentioned, a specific finding must be made by the Planning
Commission and City Council that the proposal represents a non-commercial
use required for the public welfare in this zoning district. Such a
finding may be based on a variety of factors, not the least of which
is the established permitted uses for this zoning district, namely,
attached single family homes or townhouse/garden apartments . The
20 acre site could contain approximately 160 R-3 type dwelling units,
either rental or individually owned, and that type of use has been
clearly established by the Comprehensive Plan and the Zoning
Ordinance. Another related concern would be removal of the land from
the tax rolls if it were used for a bona fide church use such as that
proposed.
a
2. Compliance with Special Use Standards . The Zoning Ordinance at
Section 35-220 states that a special use permit may only be granted
by the City Council after demonstration by evidence that five
standards are met.
Application No. 77044 continued:
The applicant has submitted the attached letter dated July 25,
1977 which sets forth those five standards as well as the appli-
cant's "statement and/or evidence of compliance." The letter also
r speaks to the first point regarding the finding that it is a non-
commercial use required for the public welfare in the R-3 district.
3. Comprehensive Plan Guideline. The Comprehensive Plan on page 84
relative to plan recommendations for the Northwest Neighborhood
states:
Promote the development of single family attached housing
(townhouses) . . . .at the east edge of the neighborhood south
of 69th Avenue and west of Xerxes Avenue . While these
tracts would also be suitable for higher density multiple
family housing, it is recommended that single family group
housing be encouraged due to the general lack of suitable
sites for such housing in the village, and also because
of the stated goal to provide a wide range of housing
choice at different price levels .
A specific finding, in the form of an amendment to the Compre-
hensive Plan, should be established to the effect that the
proposed special use is deemed to be an appropriate alternative
to the single family attached housing. This finding is con-
sistent with the one required by the Zoning Ordinance which is
described above under Item No. 1 .
Because of the impact the proposed use would have on existing residential develop-
ment, and because of the loss of potential housing units, it would be advisable to
seek the input of the Housing Advisory Commission on the matter of permitting a
development other than the approximate 160 housing units .
Our recommendation at this point would be to seek the input from the Housing
Advisory Commission and from the Northwest Neighborhood Advisory Group due to
the magnitude of the development and the impact of the development on that
neighborhood. In conjunction with the review by the Housing Commission, it would
be advisable to review the Metropolitan Council Housing policies since the Metro-
politan Land Planning Act requires Brooklyn Center Comprehensive Planning to be
consistent with the development framework policies of the Metropolitan Council .
Notices of the scheduled public hearing were sent to all property owners within
350 ft. of the subject site as well as the Brooklyn Center School District.
8-25-77
1
CITY
OF
% 6301 SHINGLE CREEK PARKWAY
BROOKLYN BROOKLYN CENTER, MINNESOTA 55430
TELEPHONE (612) 561-5440
�w C ENTER
August 17, 1977
Dear Property Owner/Resident:
This letter supplements the enclosed Official Notice of Hearing and is intended
to provide background information for the proposed development.
The applicant, Jesus People Church (24th and Nicollet Avenue, Minneapolis) is re-
questing a Special Use Permit to construct a church on the approximate 20 acre
parcel which is bounded by I-94 on the south, old Xerxes Avenue on the West,
Shingle Creek Parkway on the north, and by Xerxes AVenue on the east.
The development's first phase would consist of the church building containing
approximately 3,000 seats; parking; and an athletic field. A proposed future
second phase would consist of a school building.
The zoning of the property is R-3 (townhouses/condominium apartments and planned
residential development) and the Zoning Ordinance provides, as a special use, for
"non-commercial uses required for the public welfare in the R-3 district, as
determined by the City Council . " Site and building plans have been submitted with
the application.
Notices of the hearing have been sent to owner/occupants of properties within 350
ft. of the site as required by City Ordinance.
NOTE: The hearing for this item on August 25, has been tentatively scheduled for
approximately 9:30 p.m. The meeting begins at 8:00 p.m.
Questions regarding this matter may be directed to this office.
Sincerely,
Blair Tremere
Director of Planning and Inspection
and Planning Commission Secretary
BT:mlg
cc: File 77044
Enclosure
•,Ilse So�rcetl'uuf �1 one L�„
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CSuos People C
24th & Nicol let Pastors:
Minneapolis, Minn. 55404 Roger Vann
p Dennis Worre
(612) 874-1551 Minister of Music:
July 25, 1977 Thomas Elie
Blair Tremere
Director of Planning and Inspection
6301 Shingle Creek Parkway
Brooklyn Center, Minnesota 55430
Dear Mr. Tremere:
The Jesus People Church respectfully requests the City of Brooklyn Center's approval of
a special use permit for a church to be developed on Outlot E of the Twin Cities Interchange
Park. This 20 acre parcel is generally located at the Southwest Corner of Xerxes Avenue
North and Shingle Creek Parkway.
The accompanying brochure outlines the specific facilities proposed for the church devel-
opment and describes generally the work of the Jesus People Church. Further, the physical
development program of the church facility is indicated on the required submission drawings.
The Brooklyn Center zoning ordinance in Section 35-220(2a-e) states that a special use
permit may only be granted by the City Council after demonstration by evidence that five
findings are met. The five ordinance standards are stated below with each followed by the
s People Church's statement and/or evidence of compliance.
Section 35-220(2a) "The establishment, maintenance or operation of the special use will
promote and enhance the general welfare and will not be detrimental to or endanger the public
health, safety, morals or comfort. "
Like any other church , the Jesus People Church, through its ministry and service to
the community, exist for the purpose of enhancing the general public welfare. It is
our opinion that the development of the church and the practice of its ministry in
no way could be construed to be detrimental to or endanger the public health, safety,
morals or comfort of the citizens of Brooklyn Center.
Section 35-220 2b "The special use will not be injurious to the use and enjoyment of
other property -in the immediate vicinity for the purposes already permitted, nor substantially
diminish and impair property values within the neighborhood. "
The meeting of this standard requires consideration of the appropriation of the uses as
well as the physical development of the site as proposed. Examination of the proposed
development plans in conjunction with the following points will illustrate that this
use will benefit the area and in no way injure the use of other property in the immed-
iate vicinity.
* The church will act as a transitional use or buffer between the residential neigh-
borhood to the west and the industrially zoned to the east. ti
* Previous planning efforts have recognized the potential for high traffic volumes
generation from this site and the City has developed a high capacity arterial road
system serving this site that channels traffic directly to the regional transporta-
tion system. Traffic to and from the site completely avoids the residential neigh-
borhoods.
•
0
e'Sim People Church--
24th & Nicol let Pastors:
Minneapolis, Minn. 55404 Roger Vann
� Dennis Worre
(612) 874-1551 PAGE 2 Minister of Music:
Thomas Elie
* The major traffic volumes to the church will be at off-peak periods and therefore
will not add to current traffic peaks.
* The Jesus People Church is making a major investment in the community with a build-
ing of distinctive architecture and an aesthetic treatment of the site. This should,
act to stabilize values in the area by establishing a compatible use in the area.
* Parking areas serving the use will be screened from view of the residential area to
the west with landscape plantings.
* A pedestrian-bikeway trail will be provided through a portion of the site permitting
the continued pedestrian movement between Xerxes and the residential neighborhood
to the west of the site.
Section 35-220(2c) "The establishment of the special use will not impede the normal and
orderly development and improvement of surrounding property for uses permitted in the district. "
As previously stated, this use will act as a transitional use between the residential
neighborhood and the undeveloped industrial land to the east. As such, the use will
enable the industrial land to develop as planned and act as a buffer to the residential
. neighborhood. The road locations , zoning patterns and utility needs for the area will
not require change for this use.
Further, the Jesus People. Church sees no conflict between the church facility and
functions and a quality industrial park development and has agreed with the Earle
Brown Farm that it would not protest the use of the adjacent undeveloped lands.
Section 35-220(2d) "Adequate measures have been or will be taken to provide ingress ,
egress and parking so designed as to minimize traffic congestion in the public streets . "
The accompanying site plan addresses the questions of traffic control , accessibility
and parking space layout. It should be further noted -that the adjacent streets are
designed to accommodate comparatively high volumes of traffic and the primary church i
use operates at off peak times (Sunday and Wednesday evening) .
Section, 35-220(2e) "The special use shall , in all other respects , conform to the appli-
cable regulations of the district in which it is located. "
The church use of the site is being proposed as a special use in the R-3 district
(Section 35-312-3a) of the zoning ordinance which provides as a special use "(a)
non-commercial uses required for the public welfare in a R-3 district, as deter-
mined by the City Council " . It is the opinion of the Jesus People Church that this
facility will be by the ordinary definition of a church a use that is in operation
for "the public welfare" and that the use is "non-coinmiercial " in nature.
• Further, the site design has been designed to all standards of the zoning ordinance.
No variances to standards have been requested. However it is requested that the
developed parking be limited to a ratio of the anticipated congregation size for the
next two to three years rather than the ultimate sea�iing capacity. As the congregation
increases in size the parking will be increased.
0
•
•
2 e��� Peopte Churct-
4 2 4 h &Nicol let Pastors
Roger Vann
* Minn. 55404 Minneapolis, Dennis Worre
(612) 874-1551 PAGE 3 Minister of Music
Thomas Elie
The staff and congregation of the Jesus People Church thank you for your consideration
of this application.
SidP n
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JEPLE C
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ennis E. Worre. Pastor
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Planning Commission Information Sheet
Application No. 76041 -A
Applicant: Meadow Corporation
• Location: North of 69th Avenue North at Unity Avenue North
Request: Amend Special Use Permit
Last year the applicant received approval of Special Use Permit for a planned resi-
dential development now known as "The Ponds" in the northwest quadrant of the City.
The development on the approximate 64 acre site comprehends an 8 phased project of
up to 320 dwelling units, the bulk of which would be two-unit condominium buildings .
Approval of Phase I comprehended 20 units near 69th Avenue North; one building has
been erected which is being used as the model and sales office. Phase II compre-
hends 24 two-unit buildings as an extension of Phase I to the north and to the east.
One of the long standing concerns of the Planning Commission and City Council re-
garding phase developments is that there should be substantial completion of the
initial approved phase prior to commencement of subsequent phases . In this instance,
the developer is requesting approval of Phase II as an actual extension of the
initial phase, primarily for marketing purposes .
To date, the developer has undertaken extensive site preparation work throughout the
entire project, and we have expressed our concerns to him that this work far exceeded
the subgrade preparation of the proposed roadway through the project. Specifically,
the concern is the end result of the site preparation work which has resulted in a
removal of all the ground cover throughout the area and could result in severe dust
problems as well as the use of the graded property by unauthorized persons and motor
vehicles . At this writing the developer has not submitted an adequate schedule of
• completing the site preparation work and the needed steps to restore the site to
its original natural state.
A public hearing has been scheduled and notices were sent to property owners within
350 ft. of the subject property.
We will be prepared to discuss the plans in detail as well as the status of the
existing work. Approval of this request, which is an amendment to the original
special use would be subject to the conditions of approval of Application No.
76041 and any additional requirements which may be deemed necessary.
•
8-25-77
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•
Planning Commission Information Sheet
Application No. 77040
Applica t: Meadow Corporation
Locatio : North of 69th Avenue North at Unity Avenue North
.Request Preliminary Plat Approval
The applicant is seeking approval of a Preliminary Plat of that portion of "The Ponds"
project which comprises Phase II . Preliminary Plat approval has been granted for
the ove all plat of the entire project, but final plat approval has not been granted.
Disposi ion of this application would be contingent upon approval of the Site and
Buildinj Plan Special Use Amendment for Phase II . It is recommended that the Prelimi-
nary P1 t for Phase II not be approved until such time that the Special Use Amendment
has been approved.
We will be prepared to discuss the proposed plat in further detail .
Approval would be subject to the following conditions:
1 . Final plat is subject to approval by the City Engineer.
2. Final plat is subject to the requirements of Chapter 15 of the
City Ordinances.
8-25--77
CITY
OF
� 6301 SHINGLE CREEK PARKWAY
` . B ROOKLYN BROOKLYN CENTER, MINNESOTA 55430
TELEPHONE (612) 561-5440
CENTER
August 17, 1977
Dear Property Owner:
This letter supplements the enclosed Official Notice of Hearing, and is intended
to explain the background of the application submitted by Meadow Corporation.
You may recall the hearings and City Council approval of the Special Use Permit
for the Planned Residential Development last fall . Since the approval of the
8-phase master plan and of the construction plans for Phase I, the developer has
erected a model unit; the City has installed the initial portion of the main
roadway (Unity Avenue) ; and basic subgrade site preparation work has been under-
taken to replace poorer earth materials with good soil and sand. The developer
has started his marketing efforts with the 1977 Parade of Homes promotion.
One of the original conditions of approval is that each subsequent phase repre-
sents an amendment to the Special Use Permit, and is subject to site and building
plan approval by the Planning Commission and City Council .
The purpose of the hearing on August 25, 1977 is plan review of proposed Phase II
by the Planning Commission. Phase II consists of 48 dwelling units (24 two-unit
condominium buildings) of the same design as the 20 units (10 buildings) approved
for, Phase I .
Phase II , you may recall , is a northerly extension of Phase I which swings east
along a cul-de-sad road off of the new Unity Avenue.
The developer proposes to market Phase I and Phase II together through the 1977
construction season and winter.
Grading, landscaping, and fencing improvements are proposed as approved last fall
with the Master Plan.
Questions regarding this matter may be directed to this office.
NOTE: The hearing on this item will not begin until approximately 9:00 p.m.
The meeting begins at 8:00 p.m.
Sipcerely,
Blair Tremere
Director of Planning and Inspection and
Planning Commission Secretary
BT:mlg
cc: File 76041 -A „7/te V1a,-e &y„
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Planning Commission Information Sheet
Application No. 77037
Applicant: Howe, Inc.
Location: 3129 and 3135 - 49th Avenue North
.Request: Rezoning
The applicant seeks rezoning, From R-1 (Single Family Residential ) to I-2 (General
Industry) , of the two lots immediately west of the Howe Fertilizer site. Both
properties are owned by •Howe, Inc. and each contains a single family dwelling. We
sent the attached informational letter dated August 16, 1977 to the notified property
owners, and it generally describes the purpose of the request as well as the specific
concerns which must be treated in this application.
The recently approved rezoning evaluation criteria can be used as a basic reference
for review.ingthis application.
Perhaps of greater significance is the need to acknowledge the Comprehensive Plan
guidelines at page 67 which states :
Recognize the existing fertilizer plant and other non-residential uses
located just off Osseo Road next to the Soo Line Railroad, but prohibit
any further expansion of their operation. If at all feasible; the
eventual relocation of these uses to more compatible sites should be
undertaken thereby permitting a rounding out of the existing residential
area.
This Comprehensive Plan guideline must be revised or eliminated before the subject
• rezoning or site and building plans (under Application No. 77038) are approved.
The applicant's proposal is founded on the proposition that if the applicant is
permitted to expand and upgrade his existing industrial operation, certain benefits
will be realized by the surrounding neighborhood and by the community, namely, the
installation of required buffer greenstrips and the paving, curbing and landscaping
of the site in general . Perhaps a key determination is whether the benefits derived
from bringing the Howe Fertilizer operation into compliance with minimum ordinance
standards is more in the public interest than achieving the long-term planning goal
of phasing out the operation by limiting or even prohibiting expansion such as that
proposed.
A public hearing has been scheduled. We have received a response from the City of
Minneapolis which was notified of the hearing, and a copy of an August 18, 1977
letter from the Director of Planning and Development is attached.
We have extensively reviewed with the applicant and his representatives, the minimum
ordinance requirements, the Comprehensive Plan language cited above, and the pro-
cedures which the !Tanning Commission and City Council follow relative to rezoning
and Comprehensive Plan review.
It is established Commission policy to refer all rezoning matters to the Neighborhood
Advisory Group, and in this case the referral would also include review of the
Comprehensive Plan language.
8-25-77
Planning Commission Information Sheet
Application No. 77038
Applicant: Howe, Inc.
Location: 4821 Xerxes Avenue North
Request: Site and Building Plan Approval
The applicant proposes the erection of a new building on the north side of the site;
the addition to the west end of the southerly building near the railroad right-of-
way; and the demolition and replacement of the building at the southeast portion of
the site informally known as the "potato shed. " Also proposed are paving, curbing,
and screening improvements including the installation of the ordinance required
buffer zone greenstrips.
Approval of this application is totally contingent on the approval of the companion
rezoning petition (Application No. 77037) and revision or deletion of the Compre-
hensive Plan guideline which prohibits further expansion of the industrial op-eration.
The applicant has prepared architectural site and building plans, and we will be
prepared to review as a matter of information during the public hearing on the
rezoning.
It is recommended that the request be tabled pending disposition of the previous
application and the matter relating to the Comprehensive Plan guideline.
8-25-77
i
•
CITY
6301 SHINGLE CREEK PARKWAY
ROOOK' LYN BROOKLYN CENTER, MINNESOTA 55430
TELEPHONE (612) 561-5440
CENTER .��:�'"
August 16, 1977
a
Dear Property Owners:
You recently were sent official notice of a public hearing on August 25, 1977 re-
garding a rezoning petition submitted by Howe, Inc. This letter and the attached
map will provide additional background information about the request which has
stimulated several inquiries from neighbors to this office.
The petitioner has developed plans for the construction of a new building on the
north side of the existing site; an addition on the west end of the south building;
and the demolition of the former "potato shed" with construction, of a new building
southerly of the office and east of the middle building. The plans also indicate
an upgrading of the present site with paving, landscaping and fencing.
There are several noncomplying features of the present site; a major one being the
lack of buffer zones or greenstrips which are required by the present ordinance
wherever industrial uses abut residential uses . The minimu,i; buffer zones , which
were not required when Howe, Inc. was founded, are: 50 ft. adjacent to 49th Avenue
North and 100 ft. on the west. The ordinance requires these areas to be planted
and maintained as greenstrips; it requires as approved opaque wall or fence for
screening; and it prohibits the use of these areas for parking, driving, or storage.
Howe, Inc. owns the two residential properties to the west of the present site (see
map) , and proposes to rezone them and to incorporate them into the site (removing
the houses) in order to provide the 100 ft. buffer zone on the west.
There are two separate applications before the Planning Commission, rezoning - for
which the hearing is scheduled - and site and building plan approval - which is
subject to approval of the rezoning.
One of the basic issues before the Planning Commission, regarding the rezoning, is
a necessary amendment to the Comprehensive Plan which was adopted in 1966 and which
is the basis for the current zoning.
The Plan states, as a planning guideline:
Recognize the existing fertilizer plant and other non-residential
uses located just off Osseo Road next to the Soo Line Railroad,
but prohibit any further expansion of their operations. If at
all feasible, the eventual relocation of these uses to more com-
patible sites shOUld be undertaken thereby permitting a rounding
out of the existing residential area.
The Plan must be amended in order for the rezoning to be approved and for the pro-
posed site and building plans to be approved.
The Planning Commission may recommend, and the City Council may approve such amend-
ments to the Plan as deemed appropriate for the neighborhood and for the community.
Elements considered include the applicant's proposal ; input from neighboring prop-
erty owners; input from the Southwest Neighborhood Advisory Group; input from the
City staff; and sound planning principles .
"74 7ZGe � G
c,%e &�"
Property Owners
Page 2
August 16, 1977
The Planning Commission 's procedure on all zoning matters is to table the application
following the public hearing, and to refer the matter to the Neighborhood Advisory
Group, which consists of citizens from the Southwest area who periodically meet to
advise the Commission on planning items .
Interested parties may express themselves at the public hearing and/or in writing.
Written comments should be submitted to this office. Notices of all Planning Commis-
sion and City Council meetings regarding this matter will be sent to property owners
within 350 ft. of the subject property, as specified by law.
Questions regarding this matter should be directed to this office.
Sincerely
Blair Tremere
Director of Planning and Inspection and
Planning Commission Secretary
BT:mlg
Enclosure
w
OFFICE OF CITY COORDINATOR O O
301M MINNEAPOLIS, MINNESOTA
OORDATR 48-2032
4,CITYC RMIDE010 ND
Thomas A.Thompson
ADMINISTRATIVE SERVICES ..................3482608
Frank H.Forbes ENVIRONMENTAL CONTROL..................3482664 f7(—o-)
Robert D.Dronen I IUuU `1/ ILfV'S
PLANNING AND DEVELOPMENT...............3482426 J
Robert C.Moffitt -
HUMAN RESOURCES.........................3482606
Charles R.McKenzie
August 18, 1977
Blair Tremere, Secretary
City of Brooklyn Center Planning Commission
6301 Shingle Creek Parkway
Brooklyn Center, Minnesota 55430
Subject: Rezoning petition of Howe, inc. , vicinity
of 4821 Xerxes Avenue North.
Dear Mr. Tremere:
Thank you for the opportunity to review the subject rezoning proposal .
The planning guideline relative to eventual relocation of the existing
fertilizer plant and other non-residential uses located just off Osseo
Road next to the Soo Line Railroad, which is cited in your letter of
August 16, 1977, is a long range objective of considerable interest to
the residents of the nearby residential neighborhoods in Minneapolis.
To the extent that the subject rezoning proposal , if approved, would
tend to postpone achievement of the cited Plan guideline, such action
would be unfortunate.
We recognize that certain land uses located nearby within the City of
Minneapolis have been a source of strong objection from these same resi-
dential neighborhoods. Steps are being taken through the court to abate
these uses, and our intention is to effect changes in the Humboldt Yards
industrial district which will make that district more compatible with
the surrounding residential neighborhoods, both in Minneapolis and
Brooklyn Center.
4-Rcere I y
Robert C. Moffitt
Director of Planning and Development
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EQUAL OPPORibNfTY EMPLOYER
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