Loading...
HomeMy WebLinkAbout1976 05-06 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 MEETING CITY HALL MAY 6, 1976 Call to Order: The Planning Commission met in regular session and was called to order at 8:10 p.m. , by Chairman Robert Foreman. Roll Call : Chairman Foreman, Commissioners Engdahl , Jacobson, .P1ercP_,,And kohrt. Also present. were. Director of Public Works James Merila and Director of Planning and Inspection Blair Tremere. Approve Minutes: Motion by Commissioner Engdahl seconded by Commissioner 4-22-76 Pierce to approve the April 22, 1976 minutes as submitted. Voting in favor were: Chairman Forman, Commissioners Engdahl , Pie,--e, :and Kohrt. *Not' voting: Com- missioner Jacobson who stated she was not present at the meeting, The motion passed. Applications No. 76022 and The first item of business was consideration of Planning No. 76023 Commission Application Nos. 76022 and 76023, submitted by (Lester Mayo) Mr, Lester Mayo. The items were introduced by the Secretary who stated the applicant seeks approval of a preliminary plat to create two R-1 lots. He stated the applicant has recently cleared the property which is at the northwest corner of 57th and Camden Avenues North and has moved a home onto the portion which would be the corner lot. The Secretary explained that Application Noo 76023 is a com- panion application relating to a variance for the proposed interior lot which is 8.15 feet less than. the ordinance minimum depth of 110 feet. He stated the proposed interior lot exceeds the ordinance standards as to area and width, and that a house of up to 26 foot depth could be located on the lot within existing setback requirements He also commented the lot is between the open space of the Northern States Power Company ease- ment and the corner lot and that the applicant had been unable to purchase additional land from the owner to the west, Chairman Foreman recognized the applicant and an extensive discussion ensued as to the applicant's proposed lot width of 94 feet for the interior lot° He stated that it was his opinion as much land as possible should be devoted to the corner, since the older house recently moved onto that lot was of substantial size. Chairman Foreman noted that a public hearing had been scheduled and that none of the notified property owners were present, Close Public Hearing Motion by Commissioner Jacobson seconded by Commissioner Pierce to close the public hearing, The motion passed unanimously The Director of Public Works recommended that there be a dedication of ten feet along 57th Avenue for sidewalk pur- poses and possible future widening. The applicant stated he would have no objection to such a dedication. Recommend Approval of Motion by Commissioner Engdahl seconded by Commissioner Application No. 76023 Jacobson to recommend approval of Planning Commission Appli- (Lester Mayo) cation No. 76023, submitted by Lester Mayo, noting that the variance request is within the intent of the Subdivision Ordinance variance standards, and furthermore, that the site exceeds the ordinance standards as to width and area. The Motion passed unanimously. dicated on the plans was not proposed and that the standard Fotomat roof would be used. He stated a brick facia would be utilized to be compatible with the other structures in the shopping center. During further discussion Mr. Michels stated the proposed operations were 10:00 a.m. to 8:00 p.m. , Monday through Saturday. He also stated that the lease with the center ownership specified that the structure and foundation would be removed if the business should cease operation in the future. Commissioner Kohrt inquired whether alternate loca- tions in the shopping center had been considered, including the existing former service station on 57th Avenue. Mr. Michels responded that the applicant needed high visibility to a main arterial road such as 57th Avenue North and would not be interested in a location such as at the north end of the center. He stated that the former service station on 57th Avenue was too large for the needs of Fotomat, and the preference was to utilize the established kiosk- type structure. Commissioner, Pt-erce. inqu-ired._as_ta_ the foundation dnd the- structure -itself and the Chairman recognized Mr. Well-Dahn, Building Official for the City who stated that the structure had been approved by the Internaitonal Conference of Building Officials and the State Building Code Division. He commented that it would, in effect, be a floating slab founda- tion which was within the code requirements. Commissioner Pierce inquired as to compliance with the State Engergy Code and Mr. Dahn responded that the applicant must submit proper criteria for com- pliance with the energy code before permits can be issued. Relative to landscaping, Commissioner Pierce inquired whether the proposed plantings were natural or artificial , and Mr. Michels responded that the plans called for use of artificial plants, but that natural ones could be substituted if required. In further discussion, the Secretary inquired as to the "stacking" of automobiles, since the facility was a drive-in type of operation. Mr. Michels responded that the average business transaction takes approx- imately 90 seconds, and that the facility is designed to accommodate seven cars per hour. He noted that the heaviest period of operation was prior to Christmas, and that those hours generally coincided with the off-hours of shopping centers. In further discussion, Chairman Foreman stated that it appeared the major problems, evidenced by the plans and observation, were primarily with the traffic flow and ingress and egress of the shopping center on the whole, He asked the Secretary and Director of Public Works whether these factors had been taken into con- sideration and the Secretary responded in the affirma- tive. He stated that the concerns as to traffic and ingress and egress had been discussed with represen- tatives of the center ownership, and the staff had suggested that a professional traffic analysis be conducted as to possible improvements which could be made, such as delineation and modification, or even elimination of existing access points. I The Director of Public Works explained that with re- spect to a companion application, No. 76025, com- prehending a preliminary replat of the entire shopping center, the County Highway Department had stated a -4- 5/6/76 strong concern as to the feasibility of the continued use of the Morgan Avenue entrance. He stated that a pro- fessional traffic analysis of the entire center was necessary, given current conditions and pending improve- ments such as the installation of traffic signals at 57th and Logan Avenues North. Chairman Foreman then recognized Mr. Blake, who stated that the design of the shopping center had been approved a number of years ago by the City, and while the applicant was willing to look at improvements as to traffic flow and ingress and egress in the future, he did not feel the sub- ject application should be subject to problems of general concern to the center rather than to the Fotomat proposal specifically, The Secretary responded that despite the small size of the use proposed, the application represented an amendment to the center as a whole and therefore was the normal opportunity for the City to evaluate existing problems with the center. He commented that this was consistent with established ordinance requirements and Planning Commission policy to periodically review the operation of major developments whenever site or building plan amendments were proposed. In further discussion, Chairman Foreman inquired as to the status of the former service station on 57th Avenue North, commenting that it was highly unaesthetic, and he also ques- h oned -whether, in fact, if Was a hazardous-"structure. The Secretary responded that the Building Official had had correspondence with the applicant relative to securing the site from vandalism and unauthorized access. He stated that there were conditions on the site which represented a hazard, particularly to pedestrian and bicycling traffic. He stated there were concrete foundations formerly used for signs upon the site near the walkway area along 57th Avenue that had not been removed. In further discussion as to the building itself, the Secretary reviewed the State statutory provisions for hazardous structures, noting that abandoned buildings could eventually be so classified by the Building Official , and ordered removed. He stated, in fact, that many communities throughout the country had adopted ordinances calling for the removal of abandoned service stations if they were not put to a productive use within a reasonable period of time. Chairman Foreman recognized Mr. Blake who stated that the owner of the center was nearing completion of a lease of the property which would call for the elimination of the building, and the establishment of a new freestanding commercial use on the site. Further discussion ensued as to traffic problems observed in the area, particularly at the Morgan Avenue entrance. Commissioner Horan suggested that signalization at 57th and Logan Avenues might actually intensify the traffic problems at that Morgan Avenue entrance rather than al- leviate them as suggested by the applicant during the discussion. The Director of Public Works commented that many problems involving the traffic in the area were evident and that it would be feasible to have a meeting between the appli- cant and an engineering consultant with the City and County officials to discuss the improvement of the access to the center. Mr. Blake stated his concern that traffic improvements, such as closing access points or installation of delineators might adversely effect businesses in the center. In further discussion, Chairman Foreman stated his concern -5- 5/6/76 as to the use of bituminous curbing and delineators throughout the site and the need to maintain the strip- ing of the parking stalls. He referred specifically to slides which the Secretary presented of the shopping center, and he stated that it was evident many of the de- lineators and curb and gutter sections had been totally demolished or severely damaged, through snow removal and impact from automobiles. The Secretary commented that the experience with the bituminous delineators on this and other sites was a partial explanation for the current ordinance require- ment for concrete curb and gutter design delineators and curbing. He stated that if concrete curb and gutter were not installed in the center, then extensive con- tinuous maintenance is required. In further discussion, Chairman Foreman noted that there were several trash containers through)ut the site that were not properly screened and the Secretary stated that the City would shortly be contacting owners and operators of all commercial establishments through- out the City as to the need to screen such enclosures, Chairman Foreman again recognized Building Official Will Dahn, who recommended that proper handicap parking and access facilities be provided through the striping of the parking spaces and, where necessary, the installa- tion of ramping to the sidewalk areas, Following further discussion there was a motion by Com- Action Tabling Applica- missioner Horan seconded by Commissioner Pierce to table tion No. 76002 Planning Commission Application No. 76002, to allow the (Fotomat for United development of further information relative to traffic- National , Inc. ) flow and ingress and egress for the Northbrook Shopping Center; to provide time for a meeting between the repre- sentatives of the center, the City staff, and County officials, relative to traffic problems on 57th Avenue North; and, further, to allow the applicant the oppor- tunity to submit revised building plans accurately reflecting the proposed roof structure., Chairman Foreman recognized Mr. Blake, who again in- quired as to whether the application for the proposed Fotomat could not be acted on alone, and a requirement stipulated for further analysis of the traffic problems of the center as a whole. The Secretary-again responded that the application represents an amendment to the entire center, despite the size of the proposed structure, and that it would not be in order to "split" the applica- tion into a separate building approval and a separate site approval . Chairman foreman then called for a vote �nd .the motion passed unanimously, The meeting recessed at 10:00 p.m. and resumed at Recess 10:15 p.m. The next item of business was consideration of Applica- Application No. 76025 tion No. 76025, submitted by United National Corporation. (United National , Inc. ) The item was introduced by the Secretary who stated the applicant had submitted a preliminary plat, which repre- sents a consolidation of the 18-contiguous parcels and one detached parcel owned by United National Corporation at 57th and Logan Avenue. The Director of Public Works reviewed the submitted plat noting the several parcels involved and the concerns of the County Highway Depart- ment relative to access onto 57th Avenue North, He stated the County Highway Department had suggested the elimination of the Morgan Avenue entrance as a means of improving the traffic situation, particularly in light of the current installation of signals at- 57th and Logan. 5/6/76 -6- The Director of Public Works also recommended that a 7-foot walkway easement be provided across proposed Lot 5 and part of Lot 3 in the vicinity of the former service station on 57th Avenue. Chairman Foreman recognized Mr, Ron Blake, who represented the applicant, and who questioned the need for such an easement. An extensive discussion ensued and Commissioner Horan inquired as to whether the applicant would object to providing for a walkway easement. Mr. Blake stated that there woulJ be a need for approval by the New York office and he could not state whether there would be an objection or not, Tie Director of Public Works stated that the need was so wal way could eventually be installed to connect with existing sidewalk to the east and west, where right- of-way had either been dedicated or easements has been granted. The Secret y recomended that the two parcels at the southwest uner of the center currently owned by ACME Typewriter Repair be included in the plat. He stated the cost of pa ticipation should be minimal , since three of the four c rners of that site have already been staked or verified a part of the overall proposed plat. Recommend Approval of Following urther discussion, there was a motion by Application No. 76025 Commission r Engdahl seconded by Commissioner Jacobson to (United National ) recommend pproval of Application No. 76025 subject to the following conditions: 1 � Fina plat is subject to review by the City Engi eer, 2. Fina plat is subject to the requirements of Chap er 15. 3. The Inal plat shall include the property at the sout east corner of the site commonly described as 1 00 57th Avenue North. 4. A seven foot walkway easement, across proposed Lot 5 and part of proposed Lot 3 shall be granted to the City as indicated on the approved pre- liminary plat and as approved by the City Engineer. The motion passed unanimously. Application No:, 76026 The next item of business was consideration of Application (Harold Swanson) No. 76026 submitted by Harold Swanson. The item was intro- duced by t e Secretary who stated the applicant was re- questing p eliminary plat approval for property at 701 69th Avenu North, which involved one of the long 660 foot unplatt.ed arcels abutting 69th Avenue North on the north and easter y of Bryant Avenue North. The Director of Public Works reviewed the proposed plat as well as the master plan which had been developed for this area, The Director df Public Works stated that the primary con- cern was Vat the division be compatible with the master • plan for d vetopment of the entire area which is one of the last large unplatted residential areas in the City. He recomme ded that seven feet be dedicated as walkway easement a d future expansion space on the north side abutting 6 th Avenue North and he explained that the lot abutting 6 th Avenue North would be of proper depth, within the ordina ce requirements. An extensi a discussion ensued as to the area-wide develop- ment plans and reference was made to previously considered -7- 5/6/76 and fabled Application No. 76013, submitted by Word Aflame- Apostolic Church, involving the southwest corner of 69th and L.yndale Avenues North. Following an explanation by the-Director of Public Recommend Approval of Works as to the progress for developing a plan for Application No. 76026 access from the south to this entire area, there was (Harold Swanson) a motion by Commissioner Engdahl seconded by Com- missioner Pierce to recommend approval of Application No. 76026 submitted by Harold Swanson, subject to the following conditions: L Final plat is subject to review by the City Engineer. 2� Final plat is subject to the requirements of Chapter 15. 3. The final plat shall comprehend a dedication of 7 feet for walkway and future expansion purposes on 69th Avenue North. 4a There shall be a dedication of 30 feet on the south end of the property for a fure 68th Avenue North. The motion passed unanimously. The next item of business was Planning Commission Application No, 76027 Application No. 76027, submitted by Mr. David Baerg. (David Baerg) The item was introduced by the Secretary who stated the applicant was seeking approval of a preliminary plat which would create seven single family residential lots in the area between 73rd Avenue North and Ever- green Park, approximately 135 feet west of Camden Avenue North. He stated that the property was adjacent westerly of the six-lot North Metro Addition, which was on Camden Avenue North, and was approved under Application No. 74052. The Director of Public Works commented as to the layout of the property and recommended that the existing ad- jacent lot on 73rd Avenue North, commonly described as 731 - 73rd Avenue North be included in the final plat. He stated the subject property was unplatted and had been created by metes and bounds description many years ago. He also commented that the owner of that property had stated a willingness to participate, Following further discussion there was a motion by Com- Recommend Approval of missioner Jacobson seconded by Commissioner Horan to Application No. 76027 recommend approval of Application No. 76027 submitted by (David Baerg) David Baerg subject to the following conditions: 1 . Final plat is subject to approval by the City Engineer, 20 Final plat is subject to requirements of Chapter 15. 3o The final plat shall include the adjacent lot shown as "exception" , commonly described as 731 - 73rd Avenue North • The motion passed unanimously. e next item of business was consideration of Applica- Application No. 76011 tion No. 76011 submitted by Dr. Robert Schell for the (Robert Schell for John owner, John Horbal . The item was introduced by the Horbal ) Secretary who stated the application had been tabled on March 11 , 1976, and involved property at the north- west quadrant of 69th and Humboldt Avenues North. He stated the request was for rezoning from R-4 to C-1 5/6/76 -8- and had been tabled to permit review by the Northeast Neighborhood Advisory Group. He stated the group had submitted a written report generally recommending approval of the request. The Secretary recalled that the Commission had voiced a concern that this parcel may be too small for the appli- cant's pro osed use, namely a "small" dental clinic. He stated the applicant had submitted some rough conceptual drawings s owing a possible layout and he presented these for review. The Secretary stated the major concern was that the rezoning matter raises a planning issue which could be interpreted as "spot z ning". He recommended that the Commission give consideration to including the adjacent vacant corner parcel which was urrently zoned C-2. He stated it was owned by the same o ner, Mr. Horbal , had been zoned C-2 since 1968, and that n development had occurred. He stated hat generally, inclusion of both parcels in the rezoning, ould place the action on a sounder "area" basis and the re ulting overall service/office intensity would be compare le, or even less, than the potential C-2/R=A intensity f the present zoning. Chairman F reman recognized Dr. Schell who commented as to the propos d operation and an extensive discussion ensued as to adeq ate area available on this site for a possible future exp nsion. Commission ?r Horan stated he felt the lot was too small and he was con erned with the growth problems the applicant might experience in the future. He noted particularly the experience of the dental clinic at 65th and Brooklyn Boule- vard, whici recently was required to add accessory off-site parking to accommodate the growth of that facility. Dr. Schell responded that it was not his intent to expand beyond the limits of the proposed building in terms of number of doctors or staff. He stated that in any case, his under- standing o the Zoning Ordinance, was that any expansion of the buildi g or of the use would require approval by the City Regarding the proposed rezoning of the corner parcel , the Secretary tated that an attempt had been made to contact the owner by telephone and apparently he was working out of town. He tated the owner would be contacted in writing so that the mitter could be dioseussed before the Commission at a subs. uent meeting. Commission Er Foreman stated that it was important to thoroughly review the adequate zoning of the entire end of the blo p , since rezoning of the subject parcel merely to accommo ate a specific use would be clearly "spot zoning", w ich was unacceptable within the context of City planning a d was not consistent with zoning law in general as he understood it. The Secretary explained that, since there was available commercial land, not only in this area but throughout the City, the ` spot zoning" concern was intensified and it was all the more important to review the zoning of this entire area. He stated that the application was a catalyst for review of the zoning of not only this parcel , but also property in the area which had been zoned commercial for a number, of ears but which had not so developed. Commissioner Engdahl stated that he felt the applicant's general concept of providing an essential service in the area had merit, but that he agreed the broader zoning -9- 5/6/76 t issue should be reviewed® He felt that the appli- cant's concept should be endorsed and that the matter of rezoning additional land to C-1 to accom- modate additional such uses should be pursued, Motion by Commissioner fngdahl seconded by Com- Table Application No. 76011 missioner Jacobson to table Application No. 16011 (Robert Schell for John Horbal to permit the property owner an opportunity to respond to the suggested rezoning of the adjacent parcel at 69th and Humboldt Avenues North, from C-2 to C-lo In other business the Secretary reminded the Commission that an additional special meeting had been scheduled for Thursday, May 13, to continue the review of the large number of pending applica- tions. Motion by Commissioner Engdahl seconded by Com- Adjournment missioner Pierce to adjourn the meeting. The motion passed unanimously, The Planning Commission meeting adjourned at 12:20 a.mo I Chairman 5/6/76 -10-