HomeMy WebLinkAbout1976 08-12 PCM + MINUTES OF THE PROCEEDINGS OF THE PLANNING
COMMISSION OF THE CITY OF BROOKLYN CENTER
IN THE COUNTY OF HENNEPIN AND THE STATE OF
MINNESOTA
REGULAR SESSION
AUGUST 12, 1976
CITY HALL
Call to Order The Planning Commission met in regular session and
was called to order at 8:05 p.m. by Chairman Robert
Foreman.
Roll Call Chairman Foreman, Commissioners Scott, Engdahl,
Horan, and Kohrt. Also present was Director of
Planning and Inspection Blair Tremere.
Approve Minutes: Motion by Commissioner Horan, seconded by
7-22-76 Commissioner Scott to approve the minutes of the
July 22, 1976 meeting as submitted. Voting in favor
were Chairman Foreman, Commissioners Horan, Scott,
and Kohrt. Not voting: Commissioner Engdahl who
stated he was not present for much of that meeting.
The motion passed unanimously.
Application No. 76045 Following the Chairman's explanation, the first item
(David Brandvold) of business was consideration of Application No.
76045 submitted by David Brandvold. The item was
introduced by the Secretary who stated the applicant
seeks approval of a preliminary plat creating two R-2
zoned parcels, each being approximately 7,597 square
feet in area from a parcel at 5341 Colfax Avenue North.
He stated this was three square feet per lot less than
the new ordinance minimum of 7,600 square feet for
R-2 interior lots. He stated the lots, however,
exceeded the ordinance minimum as to depth and
width. He stated the applicant proposed to build a
single family home on each lot.
Chairman Foreman recognized the applicant and a
brief discussion ensued. Chairman Foreman stated
that the proposal on the whole complies with the
intent of the revised ordinance standards for lot sizes
in the R-2 district. Commissioner Horan stated the
recommendation should reflect acknowledgement of
the three square foot deficiency per lot in that
context.
Recommend Approval Following further discussion there was a motion by
of Application No. Commissioner Horan, seconded by Commissioner
76045 (David Brandvold) Kohrt, to recommend approval of Application No.
76045 submitted by David Brandvold relative to
property at 5341 Colfax Avenue North, acknowledging
a three square foot deficiency per lot, subject to the
following:
1 . Final plat is subject to review by the City
Engineer.
2 . Final plat is subject to the requirements of
Chapter 15 of the City Ordinances.
The motion passed unanimously.
-1- 8-12-76
i
The next item of business was reconsideration of Application No, 76034
Application No. 76034 submitted by Brooklyn Center (B.C.I.P. , Inc.)
Industrial Park, Inc. The item was introduced by the
Secretary who stated it had been originally considered
at the June 10 public hearing and had been referred to the
Northwest Neighborhood Advisory Group for review. He
stated the application proposed rezoning, from R-3 to
I-1 , of the approximate 20 acre tract between "old"
Xerxes and "new" Xerxes Avenue North north of I-94.
He stated a communication had been received and had
been placed in the file from the Neighborhood Group
which recommended denial. Chairman Foreman asked
the Secretary to read the letter for the benefit of those
present.
Chairman Foreman recognized Mr. Richard Theis, 3006
Thurber Road. Mr. Theis stated that he realized the
official public hearing had been held on June 10 and
reiterated the concerns of many of the neighboring
property owners who had attended that meeting. He
stated that subsequent to that meeting the matter had
been discussed throughout the neighborhood and he sub-
mitted a petition to the file signed by single family
homeowners westerly of the subject property.
Chairman Foreman accepted the petition noting that it
was a statement of opposition to the application.
He then recognized Mr. Roger Newstrom who represented
the applicant and who reiterated his comments of June 10.
He stated that at the present time there were two pro-
spective buyers or tenants for the property. He noted
that, with respect to the neighborhood concerns for
aesthetics and buffering, the City would retain permit
control over the site and buildings proposed. He stated
that in the opinion of the applicant, large scale multiple
residential development was not feasible at this time,
primarily for economic reasons.
During further discussion Chairman Foreman noted the
concerns of several of the neighbors as to potential
signery. Mr. Newstrom responded that the City has a
strong sign ordinance and that signs would no doubt be
oriented towards Xerxes Avenue and perhaps the interstate
highway.
Further discussion ensued as to the ordinance minimum
setback requirements and possibilities for increasing the
open space west of the development.
Chairman Foreman recognized Mr. Raymond Wegener,
3100 Thurber Road, who stated he could appreciate the
concerns of the applicant, but noted the neighborhood
concerns with potential increased traffic which would be
concurrent with the higher intensity industrial develop-
ment. He cited, particularly, the planned redesign and
redevelopment of Interstate 94 at Shingle Creek Parkway
and felt this would have severe impact on the area.
8-12-76 -2-
The Director of Public Works arrived at this time and
responded to the concerns regarding traffic intensity
in the Industrial Park area. He stated a professional
traffic analysis had recently been completed for the
entire Industrial Park, and in response to questions
by Chairman Foreman, he explained that based on data
available to the City, the expected traffic generation
of the property at R-3 zoning would be approximately
1 ,200 trips per day. He stated according to the
traffic analysis for industrial areas it could be expected
that there would be approximately 3,400 trips per day
with industrial zoning, including truck traffic. He
noted, however, that the traffic characteristics of a
large residential project were substantially different
than those of an industrial or commercial project in
that the latter exhibited a peak period traffic flow in
the morning and afternoon, whereas residential traffic
was continuous.
Further discussion ensued as to the nature of the
proposed realignment and redevelopment of the
Interstate 94 sector between Lyndale Avenue and
Brooklyn Boulevard. The Director of Public Works
commented, among other things, that the Xerxes
Avenue ramps would be eliminated and the primary
interchange would be at Shingle Creek Parkway.
In response to other inquiries from the audience, he
stated that "old" Xerxes Avenue North was considered
a vital traffic link for the neighborhood, particularly
with respect to emergency vehicle access and that
there were no plans at this time to vacate that
dedicated roadway.
Following further discussion Chairman Foreman polled
the Commissioners as to their conclusions, and
Commissioner Horan stated that in his opinion there
was more than adequate vacant I-1 zoned land at
this time in the Industrial Park and that, consequently,
the proposed rezoning does not seem necessary for
the proper development of the Industrial Park. He
stated his concerns also with the merits of the
present zoning as an intermediate land use between
the higher intensity Industrial Park and the single
family residences and he stated the buffer effect for
any development on this site is vital.
Commissioner Scott stated that she felt that it was
inconsistent with good planning principles to locate
industrial and potential high intensity commercial
land directly abutting single family residential areas.
Commissioner Engdahl stated that the main factor, in
his opinion, was the substantial amount of vacant
I-1 land which was available and he was concerned
especially with the lack of specific proposal. He
stated that since the primary basis for the rezoning
request was purely speculative he could not support
it at this time, and he noted that he respected the
concerns of the neighborhood. He also commented
that there was substantial I-1 zoned land south of
the freeway, namely, that area proposed earlier this
year for the apparently defunct "Farm Towne" .
-3- 8-12-76
Chairman Foreman stated that since zoning decisions
cannot be conditionalized for a specific use and
therefore lower intensity specific uses cannot be assured
for the property, he could not support the request. He
stated, however, that he was not particularly encouraged
by the R-3 zoning, citing other R-3 type projects in the
City which had been less than successful. He stated he
respected the developer's economic concerns, but that as
a matter of highest and best land use at this time he felt
the R-3 zoning was appropriate and that there was not a
clear need for additional I-1 land.
Motion by Commissioner Scott, seconded by Action Directing
Commissioner Horan to direct the preparation of a Draft Resolution
resolution denying Application No. 76034 submitted by For Denial of
Brooklyn Center Industrial Park, Inc. citing the following Application No. 76034
reasons: (B.C.I.P„ Inc.)
1 . There is not a demonstrable public need for
additional I-1 land at this time;
2. Based on the evidence presented , I-1 zoning
is not in the best interest of the community or
the neighborhood at this location;
3. It is not consistent with good planning principles
to directly abut industrial or potentially high
intensity commercial land against single family
residential areas;
4. The proposal is not consistent with the
Comprehensive Plan;
5. A petition has been received from neighboring
property owners opposed to the rezoning;
6. The Northwest Neighborhood Advisory Group has
reviewed the matter in detail and has recommended
denial.
The motion passed unanimously.
The meeting recessed at 9:50 p.m. and resumed at Recess
10:00 P.M.
The next item of business was a staff report on the status Report on Status
of Application No. 76041 submitted by Meadow Corporation of Application No.
consisting of a special use permit site and building plan 76041 (Meadow
approval request for the development in the northwest Corp,)
corner of the City to be known as "Fox Run" . The
Secretary stated that the item had been tabled to permit
determination whether an Environmental Assessment
and/or Environmental Impact Statement would be required.
He stated that the Environmental Quality Council deemed
an Environmental Assessment necessary under State law
and that the developer was proceeding to voluntarily
prepare and submit such an environmental assessment.
He stated that when that document had been prepared
and submitted to the Environmental Quality Council,
copies would be distributed to all affected jurisdictions
including the City of Brooklyn Center for review and
comment.
8-12-76 -4-
4e Other Business: In other business, Commissioner Horan inquired as to
the status of the approval for various noise abatement
devices along I-94 westerly of Brooklyn Boulevard.
He stated he had attended the public hearing on the
matter and that in his opinion the Planning Commission
should have the opportunity to review and offer advice
as to the location and structural characteristics of
the noise abatement devices. The Director of Public
Works reviewed the status of the proposals, noting
that in addition to the various public hearings which
had been held, the City Council had been apprised
of the nature of the various types of structures which
would be available and those which were desired by
the neighboring residents.
Discussion ensued as to the preference for berming
versus wall structures and specific attention was
directed to that property south of I-94 easterly of
Noble Avenue North extended, commonly known as
the "Marvin Gordon property" .
The Director of Public Works explained that the City
Council had recommended to the State Highway
Department that the property be acquired for noise
abatement purposes and he noted that the owner of
the property, Mr. Marvin Gordon, had submitted
a letter to the City stating a willingness to sell the
property either to the City or to the State Highway
Department. Further discussion ensued as to the
type of noise abatement device which would be
best suited for that property.
It was the consensus of the Commission to endorse
the concept of a berm and structural wall concept
for that area south of I-94 easterly of Noble,
commonly known as the "Marvin Gordon property" .
Adjournment Motion by Commissioner Engdahl, seconded by
Commissioner Scott, to adjourn the meeting. The
motion passed unanimously. The Planning
Commission meeting adjourned at 10:45 p.m.
Chairman
-5- 8-12-76