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HomeMy WebLinkAbout1972 07-06 PCM Minutes of the Proceedings of the Planning Commission of the City of Brooklyn Center in the County of Hennepin and State of Minnesota__._ July 5, 1972 Chairman Jensen reconvened the meeting of June 22, 1972, noting what the meeting had recessed due to the lack, of a quorum and that a quorum was now present. Motion by Commissioner Engdahl, seconded by Commissioner Scott, to adjourn the June 22nd, 1972, study meeting. Voting in favor were: Chairman Jensen, Commissioners Grosshans, Bogucki, Scott, and Engdahl. Voting against: none. The motion passed. The meeting adjourned at 5:05 P.M. Chairman Jensen then called to order the regular meeting of the Planning Commission at 6:05 P.M. Roll Call: Chairman Jensen, Commissioners Grosshans, Bogucki, Scott and Engdahl. Following the Chairman's explanation, the first item of business was consideration of Planning Commission Application No. 72042 sub- mitted by B.C.I.P. , Inc. The item was introduced by the Secretary who stated the applicant proposes to build a 7,500 square foot structure for a Bob's Produce Market at the northeast corner of Summit Drive and Earle Brown Drive. The Secretary further noted that there was indication that the retail sales operation would entail the outside display and sale of certain seasonal produce and noted the staff recommendation that such activity should be restricted to the 12 foot walkway area adjacen to the building. He further noted the staff recommendation that the indicated fencing should be extended approximately 20 feet on the northwesterly side of the site to afford maximum screening from the loading area. Chairman Jensen then recognized Mr. Steven Krogness and Mr. Bob Schroer who discussed the proposed plans. Considerable discussion ensued relative to the indicated bituminous area near the southeast corner of the proposed structure and the Secretary coz .men_ted that the staff was concerned that this area would be used for additional display and retail sale of produce beyond that permitted in the 12 foot walkway are He noted that the bituminous area was not intended for parking or driveway use. Chairman Jensen recognized Mr. Schroer who stated that it was probable that the bituminous area would be utilized periodically for the display and sale of produce such as pumpkins. He noted it was his intent to park a display wagon on the site. The Director of Public Works further commented relative to the staff objection to the large bituminous area stating maintenance problems would result with the blacktop since it would not be used regularly for vehicular or pedestrian traffic, with aesthetically undesirable results. Commissioner Grosshans agreed stating that the bituminous would tend to break up and disintegrate and inquired whether other material had been considered. The Secretary noted further that the staff recommendation was that the area be designated as green area. 1 1 Mr. Schroer responded that bituminous was selected primarily for the ease of maintenance as well as providing a hard surface upon which to park a display wagon and to sell merchandise. Further discussion ensued relative to the outside display of seasonal merchandise. Motion by Commissioner Bogucki, seconded by commissioner Engdahl to recommend approval of Planning Commission Application No. 72042 subject to the following conditions: 1. Drainage and utility plans are subject to the approval of the City Engineer 2. Building plans are subject to the approval of the Building Inspector with respect to applicable building codes; 3. Performance agreement and performance bond (in an amount to be determined by the City Manager) shall be submitted to the City to guarantee the installation of site improvements; 4. Outdoor storage and sale of merchandise shall be limited .to the walkway area contiguous to the building with additional display and sale of merchandise being subject to the administrative permit provisions of the ordinance; S. All driving and parking areas will be paved and curbed utilizing B-612 type curbing. The motion passed unanimously. The Secretary introduced the next item of business, Planning Commission Application No. 72044 submitted by Harlan Nyberg. The Secretary explained the applicant was requesting a variance from the platting ordinance to permit subdivision by metes and bounds description. He noted the subject parcel was 158 feet by 128.5 feet with a residential structure and a detached garage on the northerly portion. He explained the new lot would be 71 feet by 128.5 feet with 9, 123k square feet of area. Chairman Jensen noted the Commission was meeting as a Board of Appeals and Adjustments. The Secretary explained the applicant's contended hardship that subdivision by platting would be unduly restrictive. He further noted that the new parcel would be substandard in size but the use could be permitted in that the 70% requirement of Section 35-500 appeared to be met. Chairman Jensen noted that none of the notified property owners was present and he recognized the applicant and brief discussion ensued. Motion by Commissioner Scott, seconded by Commissioner Engdahl, to recommend approval of Planning Commission Application No. 72044 submitted by Harlan Nyberg, noting that precedent for such subdivision has been established and that the neighboring parcel to the west, for example, was only slightly larger. The motion passed unanimously. Commissioner Gross arrived at 8:45 P.M. 1 1 1 -3- The Secretary introduced the next item, Planning Commission Application No. 72048, submitted by American Oil Company. Chairman Jensen announced that the Commission was meeting as a Board of Adjustments and Appeals. The Secretary stated the applicant was requesting a rear yard setback variance to permit construction of a proposed car wash bay approximately 14'h feet from the rear lot line. He stated the rear yard setback requirement in a C2 district was 40 feet. Chairman Jensen recognized W. G. Housenga, representing American Oil Company, who stated the variance as well as companion applications for a special use permit and site and building plans were for Wes's Standard Service at 6044 Brooklyn Boulevard. The Secretary commented that, though not indicated on the initial plans submitted, there was an enclosed extension of the service station which was situated approximately where the car wash bay would be built. He stated that the required setback was thus currently encroached upon. He further noted that there was an R5 apartment dwelling to the east of the service station site. An extensive discussion ensued relative to the status of the present extension of the gas station on the easterly side, as a non-conforming use, and whether, as a matter of policy, such a sub- stantial setback variance could be issued since the use was being changed. Further discussion ensued relative to Commissioner Bogucki 's comment that it appeared substantial noise would be generated by the car wash operation. The owner, Mr. Wes Reavely, stated that noise would be minimal in that the operation would be hydraulic in nature, rather than air operated, consequently, there would be no sudden release of air and encumbant noise as is the case with many car washing operations. Chairman Jensen inquired what the hardship was as a basis for requesting the variance and noted the conditions set forth in the ordinance. Mr. Reavely responded that in his opinion the car wash was essential to maintain his business and that it was physically impossible to construct such a facility elsewhere on the site. Commissioner Bogucki asked Mr. Housenga whether another location on the site had been considered, and Mr. Housenga responded that American Oil Company had not constructed any detached car washing facilities in that they were not considered feasible. The Secretary commented that if the car wash operation were to be located elsewhere on the site, a significant portion of the required parking area would be removed from the site and thus the parking standard requirement would not be met. Commissioner Bogucki noted that this appeared to be the primary grounds for possibly granting a variance. Following further discussion there was a motion by Commissioner Gross, seconded by Commissioner Grosshans, to recommend approval of Planning Commission Application No. 72048 submitted by American Oil Company, subject to appropriate screening and fencing require- ments of the revised site plan, and noting that the required parking on the site would be substantially reduced if the building were located elsewhere on the site. The motion passed unanimously. 1 1 i 1 _-4 The next item of business was Planning Coni ission Application No. 72046 submitted by American Oil Company for site and building plan approval for a car wash bay at Wes Reavely's Standard Station, 6044 Brooklyn Boulevard. The Secretary noted disposition of the application was contingent upon action on the prior application, No. 72043. fie stated the applicant seeks approval of site and building plans for a car wash bay addition and that the proposed structure would be constructed east of the service station and attached thereto replacing a smaller existing enclosed extension of the building. The Secretary stated that relative to fencing and screening, the service station site abuts an R5 apartment development to the east. He noted the present fencing along the east lot line was of the open slat type and that an entire section of the fence had been broken out. He further noted that there were no substantial trees or shrubs along that line. Relative to landscaping, the Secretary stated particular concern of the staff was rclativc to the asphalt paving areas adjacent to each of the Brooklyn Boulevard entrances. He noted that although the areas are not needed for parking density purposes, vehicles were regularly parked there, creating a situation which was undesirable from safety (traffic sighting) and aesthetic points. With regard to parking, the Secretary stated that submitted plans appear to indicate 12 spaces and that these would meet the ordinance requirements. He stated, however, the two spaces noted at the southerly end of the proposed car wash bay are currently occupied by two metal utility structures which were not indicated on the plans submitted. Chairman Jensen then inquired whether the intent was to retain the two metal buildings and the applicant responded that the buildings would be removed. The Secretary stated that a properly screened adequate trash disposal facility was not indicated on the plans. He noted that used tires are randomly piled to the rear southerly of the proposed bay. Mr. Reavely responded that the tires were regularly picked up by a tire dealer and Mr. Housenga stated that the recommended trash facility would be provided. An extensive discussion ensued relative to the exterior finish of the building. The Secretary noted that a decorative "Ambrico" brick was indicated in addition to an exposed concrete block for the rear side. Commissioner Scott stated her concern that the landscaping should be detailed and indicated on the final plans submitted. Chairman Jensen stated in that regard that the specific type of fencing should be included on the final plans. Following further discussion, there was a motion by Commissioner Scott, seconded by Commissioner Grosshans, to recommend approval of Planning Commission Application No. 72046 submitted by American Oil Company, subject to the following conditions: 1. Drainage and utility provisions are subject to the approval of the City Engineer; 1 1 ''� 5-- 2. Building plans are subject to the approval of the City Building Inspector with respect to applicable building codes; 3. A performance agreement and performance bond (in an amount to be determined by the City Manager) shall be submitted to the City to guarantee the installation of the site improvements; 4. Adequate trash disposal facilities will be provided and properly screened; 5. All driving and parking areas will be paved utilizing B7612 type curbing; 6. All areas not designated parking or driving areas will be sodded or appropriately landscaped, with said land- scaping to be indicated on the final plans; 7. Fencing will be indicated on the final plans, and installed as follows: continuous vertical board fencing, five feet in height, along the northerly and southerly property lines; and, continuous vertical board fencing, 6 feet in height, along the east property line; 8. All exterior masonry surfaces shall be either decorative block or have a painted finish and will be indicated as such on the final plans submitted. The motion passed unanimously. The next item of business was consideration of Application No. 72047 submitted by American Oil Company requesting a special use permit. The item was introduced by the Secretary who stated the permit was required by Section 35-322 (3a) for a car wash facility at an existing service station. He noted the proposed facility was similar in operation to the recently approved car washer for the Shell Oil Company (Application No. 72035) . A brief discussion ensued relative to the use of the car wash and the applicant explained that it was intended to be only a promotional device for the purchase of gasoline. The Secretary noted that should the car wash be constructed as indicated on the site plan, there appeared to be sufficient "stacking area" for cars between the pump islands and the entrance to the washing facility. Following further discussion there was a motion by Commissioner Bogucki, seconded by Commissioner Scott, to recommend approval of Planning Commission Application No. 72047 submitted by American Oil Company subject to the site improvements noted under Application No. 72046, and the condition that the permit will be subject to review on an annual basis commencing from the date of issue. Motion passed unanimously. The meeting recessed at 10:15 P.M. and reconvened at 10:40 P.M. The Secretary introduced the next item of business, Planning Commission Application No. 72051, submitted by Carl Graffunda, an architect representing the Dale Tile Company. He stated the request was for approval of site and building plans for a proposed warehouse addition to the present Dale Tile Company building. --6- He noted the proposed structure is comprised of a warehouse area and office area. He further noted that removal of the unoccupied drive-in restaurant building at the southeast corner of the property was indicated on the submitted site plans. Chairman Jensen then recognized the applicant and Mr. William Dale, the owner, and a discussion ensued relative to the proposed upgrading of the site. Relative to the exterior finish of the building, Mr. Graffunda indicated that a light weight block would be used similar to that used on the existing structure. He noted the intent of the owner to eventually install a ceramic block on that portion of the exterior facing Lakebreeze Avenue. The Director of Public Works noted that he had been in consul- tation with the applicant relative to landscaping and that it had been determined that the green areas along the periphery would be bermed. Commissioner Scott stated that she felt shrubbery should also be included in the green areas to provide variety from the rather monotonous appearing green strips adjacent to large areas of bituminous. Further discussion ensued relative to the landscaping and it was the consensus of the Commission that shrubbery should be included in the green areas. Motion by Commissioner Gross, seconded by Commissioner Scott to recommend approval of Planning Commission Application No. 72051 submitted by Carl Graffunda for Dale Tile Company, subject to the following conditions : 1. Drainage and utility plans are subject to the approval of the City Engineer; 2. Building plans are subject to the approval of the Building Inspector with respect to applicable building codes; 3. A performance agreement and performance bond (in an amount to be determined by the City Manager) shall be submitted to the City to guarantee the site improvements as designated on the plans submitted; 4. All parking and driving areas will be paved and curbed utilizing B-612 type curbing; 5. A revised landscaping plan to include shrubbery and berming shall be submitted and subject to review by the staff; 6. The exterior finish of the addition shall be similar to that of the existing building. Motion passed uanimously. The Secretary noted that he had received a letter from the current developer of the 62 acre parcel of land at the northwest corner of the City requesting that previously submitted Applications No. 72026 and 72027, submitted by :.Rudy Peterson, requesting rezoning and site and building plan approval, respectively, be withdrawn. ne noted that a new application for site and building plans had been submitted and would come before the Commission at the next meeting. i 1 Motion by Commissioner Scott, seconded by Coraiiissioner Bogucki, to cknowledge the letter of June 1, 1972, from Mr. Richard Walsh, withdrawing Planning Commission Applications No. 72026 and 72027. Motion passed unanimously. Motion by Commissioner Engdahl, seconded by Commissioner Scott to adjourn the meeting. Motion passed unanimously. The Planning Commissioner meeting adjourned at 11:45 P.M. Ar' Chai 7 n 1 1 1