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HomeMy WebLinkAbout1976 01-29 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 STUDY SESSION CITY HALL JANUARY 29, 1976 Call to Order: The Planning Commission met in study session as was • called to order at 8:05 p.m. by Chairman Robert Foreman. Roll Call : Chairman Foreman, Commissioners Engdahl , Jacobson, Horan, and Pierce. Also present were Director of Public Works James Merila and Director of Planning and Inspection Blair Tremere. Approve Minutes: Motion by Commissioner Jacobson seconded by Commissioner 1-15-76 Pierce to approve the minutes of the January 15, 1976 meeting as submitted. The motion passed unanimously. Application No. 76007 The first item of business was review of Planning Com- (I .D.S. Properties) mission Application No. 76007, submitted by I .D.S. Properties , Incorporated. The item was introduced by the Secretary who explained the applicant had assumed ownership of the Riverbrooke Townhouse property from the Myatt Corporation and was requesting reaffirmation of the site and building plans approved under Application No. 72084 on December 18, 1972, The Secretary reviewed the earlier application and the site and building plans. He stated the applicant proposed no substantive changes to those plans at this time, although certain design changes in future units and possible re- platting were being contemplated. He explained the appli- cant proposed to phase the construction on the project with the intent of completing those units already built or for which foundations had been laid on the north-south lea of the "L" shaped parcel . The Secretary explained that the primary ramification of this phasing would be that the site performance agreement and financial guarantee would be based upon improvements in that phase, and that before con- , struction would commence on the second phase, a plan re- view and additional performance guarantee would be re- quired. Chairman Foreman recognized Mr. Dennis Klohs who repre- sented the applicant and an extensive discussion ensued. The Secretary and Director of Public Works reviewed an as-built survey of the project and compared it to the approved plan. The Director of Public Works noted there were several discrepancies with respect to alignment of the roadway and grading in certain locations.. Mr. Klohs acknowledged the applicant was aware of these discrepancies and corrections would be made as construc- tion was undertaken this coming season. He noted as well that all in-place utilities had been checked by a con- sulting engineer and certain deficiencies in the utility system also would be corrected. The Secretary stated that the applicant proposed to develop the project with the approved landscape plan. Ex- tensive discussion ensued as to the location and design of fencing and the Secretary noted that the previous appli- cant had proposed certain alterations of the fence design which had been administratively approved. He reviewed these alterations and Chairman Foreman suggested that if that scheme were acceptable to the applicant, it should be indicated on the plans submitted to the Council . 1/29/76 Additional discussion ensued with respect to the swimming pools indicated on the plan, and Mr. Klohs stated that the applicant wished to have the flexibility of possibly filling in the northerly in-place pool and develop the area as greenspace. Review of the plan indicated that if the construction were phased, no additional pools would be installed since the remainder were in the east-west leg of the project. The Secretary and Director of Public Works recommended that additional parking be provided for use of guests as well as residents. The Secretary explained that exper- ience with townhouse projects nation-wide indicated there was often a deficiency of such parking and it created problems given the fact that internal private roadways within condominium townhouse projects were often narrower than public streets. He recalled that the original approval of this entire project comprehended an amount of common area parking spaces equivalent to the number of single car garages throughout the project. He stated the recommended additional spaces would result in an excess of three spaces. A brief discussion ensued and Mr. Klohs stated that the additional parking could be provided when the necessary corrections were made to the roadway alignment. Regarding landscaping for the entire project, it was the consensus of the Commission that the second phase con- sisting of the east-west leg of the parcel be seeded in the next construction season so to provide a natural turf in the area until such time it was developed. The ,Director of Public Works commented as to the approved utility plan for the area and explained that in order to provide a continuous loop in the water line, it would be necessary to slightly alter the approved design so the main would connect with an in-place City main near 5th Street North, rather than extending out to Lyndale Avenue as originally planned. He stated the details of this modification could be worked out with the applicant as construction ensued. The Secretary explained that the in-place foundations and concrete block walls would be subject to inspection by the Building Official before permits were issued. Mr. Klohs explained the intent of the applicant was to complete the already built units so they could be marketed and occupied, and secondly, to construct the remaining units in the north-south leg and eventually market them. He stated consideration would then be given to the feasi- bility of completing the entire project. Following further discussion there was a motion by Com- Recommend Approval of missioner Engdahl seconded by Commissioner Pierce to Application No. 76007 recommend approval of Planning Commission Application (I.D.S. Properties) No. 76007, submitted by I.D.S. Properties, Incorporated, subject to the following conditions: 1 . Approval is based upon the basic site design as comprehended by the plans approved under Applica- tion No. 72084 on December 18, 1972, and also comprehends the phasing of the construction as indicated on the site plan. 2. Drainage, grading, and utility plans are subject to approval by the City Engineer, including necessary corrections to the design of the road- way and any necessary modifications of the utilities for the first phase. 3. Building plans are subject to approval by the Building Official with respect to applicable codes prior to the issuance of building permits. -2- 1/29/76 4. A performance agreement and financial guarantee (in an amount to be determined by the City Manager) shall be submitted to the City to guarantee the installation of the approved site improvements. 5. All roadways, utilities, and street lighting shall conform to City standards set forth for public facilities. 6. The ownership, management, and maintenance of all outside common areas and common facilities , in- cluding roadways, utilities, and street lighting shall be under the jurisdiction of one ownership or one homeowners' association... 7. Homeowners ' Association agreements and bylaws shall be submitted to the City and shall be subject to review by the City Attorney. Such agreements and bylaws shall include the following: a. Provisions for the City to provide mainten- ance and revitalization of roadways, utilities, and other common use facilities in the event the City Council deems such maintenance and revitalization necessary, with the cost of such expense that might be incurred to be assessed to the property owners. b. Provision for water and sewer main and fire hydrant maintenance and inspection agreements pursuant to Chapter 35 of the City Ordinances. 8. The area comprehended as the second phase shall be seeded and developed with a viable turf in the first growing season and shall be so maintained until such time that development of that phase is approved. The motion passed unanimously. Resolution No. 76-1 Member Patrick Horan introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 76-1 RESOLUTION EXPRESSING RECOGNITION OF AND APPRECIATION FOR THE DEDICATED PUBLIC SERVICE OF MR. CARL GROSS WHEREAS, Mr. Carl Gross served as a member of the Planning Commission from January 1 , 1972 through December 31 , 1975; and WHEREAS, he served as Commission Chairman from January 10, 1974; and WHEREAS, his devotion to the tasks and responsibilities of this Commission contributed to the development of the City; and WHEREAS, his public service and civic effort for the betterment of the community merit the gratitude of the citizens of Brooklyn Center: NOW, THEREFORE, BE IT RESOLVED by the Planning Commission of the City of Brooklyn Center: 40 That the dedicated public service of Mr. Carl Gross as a member of the Planning Commission and citizen is recognized and appreciated by the Planning Commission. Dated Secretary Chairman -3- 1/29/76 The motion for the adoption of the foregoing resolution was duly seconded by member Jacobson and upon vote being taken thereon, the following voted in favor thereof: Chairman Foreman, Commissioners Engdahl , Jacobson, Horan, and Pierce. The following voted against the same: none. Whereupon said resolution was duly declared passed and adopted. Commissioner Engdahl left the table at 9:30 p.m. Engdahl leaves In other business a brief discussion ensued relative to the Other Business : joint meeting held with the City Council on January 22. . It was the consensus of the Commission that amendment of the Zoning Ordinance to provide special yard standards for waterfront properties was not in order. Commissioner Horan, .however, suggested that consideration should be given to a concept of noncomplying structures versus the ordinance provisions for nonconforming uses. It was also suggested that with respect to the application submitted by Mr. Douglas Quady in 1974 which was ultimately denied as a variance request, further consideration might be given to the circumstances of the case to establish whether the item might be reconsidered on its merits, especially with respect to a possible hardship caused by the adoption of a new zoning ordinance. Commissioner Horan commented he had discussed with the president of the Jaycees the possibility of including questions regarding community yard setback standards in a Jaycee community survey. He discussed the nature of such a survey and indicated that there was a cost factor involved to cover the return mailing postage. He stated the Jaycees would prefer to conduct the survey some time in the period of March to June, 1976. Chairman Foreman suggested that the Secretary pursue the matter as to cost and design details of such a survey with Commissioner Horan and the Jaycees.' In other business the Secretary reviewed several pending applications, including two rezoning requests which were currently being evaluated by the appropriate neighborhood groups. He also suggested that the number of pending items would indicate that some of them be placed on the February 26th agenda, since they could be time consuming and it was unlikely they could be heard at one meeting. Motion by Commissioner Horan seconded by Commissioner Adjournment: Jacobson to adjourn the meeting. The motion passed un- animously. The Planning Commission meeting adjourned at 11 :00 p.m. Chairman -4- 1/29/76