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HomeMy WebLinkAbout1972 09-07 PCM Minutes of the Proceedings of the Planning Commission of the City of Brooklyn Center in the County of Hennepin and State of Minnesota September 7, 1972 The Planning Commission met in regular session and was called to order by Chairman Pro-tem Robert Grosshans at 8:05 P.M. Roll Call: Chairman Pro-tem Robert Grosshans, Commissioners Bogucki, Foreman and Scott. Also present were Director of Public works James Merila and Administrative Assistant Blair Tremere. The first item of business was Planning Commission Application No. 72067 submitted by Northbrook Alliance Church. The item was introduced by the Secretary who stated the applicant was requesting a special use permit to allow the construction of a Sunday School addition to the church. He noted that churches and educational facilities are special uses in R1 districts. He stated the permit was required to allow construction of the addition proposed by a separate application submitted by Vanman Construction Company (No. 72055) which had been scheduled for the September 21, 1972 meeting. The Secretary noted that the primary concern of the staff and the Commission had been with the proposed location of the structure and its proximity to the freeway, given the planned widening and upgrading of F.A.I. 94. Chairman pro-tern Grosshans recognized Mr. C. A. Olson, Jr. , who represented the applicant, and a discussion ensued relative to the status of the recommendations of the Citizens Advisory Group and the pending plans for the improvement of the highway. The Director of Public works stated the Citizens Advisory Group and the City were awaiting word from the Highway Department relative to the Advisory Group's recommendations. He stated these should be forthcoming prior to the September study meeting. Chairman Pro-tem Grosshans then called upon the notified property owners and noted that only one was present, Mr. Henry Piela, 6230 Camden Avenue North, who inquired relative to the right- of-way acquisition by the Highway Department and the ramifications of the approval of the church addition might have. He stated that he had no objections to the applicant's proposal. Commissioner Engdahl arrived at 8:15 P.M. Commissioner Bogucki reiterated his concern that the church officials might not be fully aware of the effect the highway widening and upgrading might have upon the church and the proposed Sunday School. Mr. Olson responded that the church did not perceive any particular problem with the highway. He stated that any problems such as noise or pollution were negligible at this time, and thus the proposed upgrading of the highway was not expected to make any appreciable difference. Chairman Pro-tem Grosshans stated that while the problem may seem negligible at this time, the Commission should be concerned with the long run ramifications upon the use of the land in question. Motion by Commissioner Bogucki, seconded by Commissioner Foreman, to close the public hearing. Motion passed unanimously. 1 1 1 -2- Following further discussion, there was a motion by Commissioner Foreman, seconded by Commissioner Scott, to table Planning Commission Application No. 72067 until the September 21st study session so that it might be considered in conjunction with Application No. 72055. A brief discussion ensued wherein Mr. Olson asked that the status of the Highway Department plans and proposals by the Citizen's Group be clarified. He noted that the Highway Department had indicated to him that the plans were firm. The Director of Public Works responded that while the basic plans were established, the issue now was that the City and the Citizen's Group did not necessarily agree with those plans, and a review process was taking place wherein the Highway Department was reviewing proposed revisions of the basic plans. Chairman Pro-tem Grosshans then called for a vote. The motion passed unanimously. The next item of business was Planning Commission Application No. 72063 submitted by Brooklyn Center Industrial Park, Inc. The item was introduced by the Secretary who stated the applicant seeks rezoning of a parcel located easterly of Xerxes Avenue and northerly of F.A.I. 94, from I-1 to C-2, to permit the construction of at least two restaurants. He stated the parcel and surrounding land (except the Shingle Creek green strip) are part of the Brooklyn Center Industrial Park, which is zoned I-1. He noted the area compre- hended by the proposal was 6.48 acres. The Secretary further stated that earlier conceptual plans had indicated the eventual construction of several more restaurants. He stated that it was also conceivable that other freeway-oriented commercial establishments could be built in the area. Chairman Pro-tem Grosshans then recognized a representative of the applicant, Mr. Steven Krogness, who responded to a question by Mr. Bogucki that the applicant had signed a lease for the property, and intended to proceed with the development of the restaurant project as soon as possible. In further discussion, Commissioner Grosshans voiced his concern over the flow of traffic in the area, particularly the ingress and egress of the subject parcel. The Director of Public Works reviewed the roadway plans for the area and illustrated the manner in which the proposed Freeway Boulevard would serve the project. Further discussion ensued relative to the liklihood of additional commercial development along the north side of the freeway, as well as the Commission's prior consideration of the possible establishment of a "freeway zone" comprehending a mixture of commercial and industrial uses. Following further discussion, there was a motion by Commissioner Bogucki, seconded by Commissioner Scott, to recommend approval of Planning Commission Application No. 72063 submitted by Brooklyn Center Industrial Park, Inc. The motion passed unanimously. The next item of business was Planning Commission Application No. 72069 submitted 'by The Dietrich Company. The item was introduced by the Secretary who explained the applicant was seeking approval of a preliminary plat for the Creek Villas townhouse development. He stated that the plans were in order and that the final plat should indicate the dedication of a narrow parcel northwesterly of the Brooklyn Boulevard entrance for a planned right turn lane. �a� - s f it -3- Chalirman Pro-tem Grosshans recognized Mr. Warren Olson, a representative of the applicant, and a discussion ensued relative to the layout and the access for the development. Following further discussion there was a motion by Commissioner Scott, seconded by Commissioner Engdahl, to recommend approval of Planning Commission Application No. 72069 submitted by The Dietrich Company.', The motion passed unanimously. Commissioner Foreman left the table at 9 o'clock P.M. The meeting recessed at 9:00 P.M. and resumed at 9:20 P.M. The next item of business was consideration of Planning Commissioner Applications No. 72018 and 72041 submitted in behalf of R. W. Steiner. The Secretary explained that the applications had been removed from the table by the City Council and had been remanded back to ''the Commission for further review. He ,explained that the applicant had originally been required to seek ',an easement with the property owner to the west of the subject property, at 69th and'Girard Avenues North. He stated the applicant had informed the Council that efforts to establish such an easement had provled fruitless, and thus it was the applicant's proposal to dedicates the entire easement from his property. The Secretary explained that the Council had also asked the Commission to reconsider the applications noting concern with the relationjship of the proposal to the entire 8 acre parcel. He stated the Counjcil is concerned with the possible ramifications upon the rear six acres and with the need for appropriate land use planning for thelentire area. Chairman Pro-tem Grosshans recognized Mr. Wyman Smith, the attorney for the applicant, and an extensive discussion ensued relative, to the proposed 30 foot easement. Relative to the site and building plans submitted with Appli- cation No. 72018, the Secretary noted that the easement should be indicated as running the entire length of the property, north to south. Mr. Smith indicated that the plans would be revised to more clearly indicate this. The Secretary also noted that relative to Application No. 72041, the proposed preliminary plat, that portion of Tract "B" lying westerl of Tract "A" should be widened to 30 feet for containing the roadway easement. Mr. Smith indicated that the applicant would revise the preliminary plat to indicate this. The Secretary further noted that while the roadway easement ran theentire length of the property, it was the intent of the applicant to construct a 24 foot wide bituminous roadway from the northwest entrance of the property to approximately the southerly boundary; of Tract "A" as indicated on the plans submitted. Anl,extensive discussion ensued relative to the development of the entx1re area and the possible ramifications upon the rear 6 acres of the subject property, given the proposed development. Commissioner Bogucki ',stated that the Commission had considered the applications in depth over the past several months, and, while recognizing that the planning effort on the part of the applicant left much to be desired ''in terms of a master design for the entire parcel, the immediatje proposal was within the requirements of the ordinance. 1 1 -4- Chairman Pro-tem Grosshans stated that he agreed, and noted that since the applicant had complied with the basic requirements of the Commission during the review of the application, the rear area was not totally isolated or landlocked as adequate present and future roadway access had been provided. it was the consensus of the Commission to inform the City Council, relative to Planning Commission Ppplication No. 72018 and No. 72041, that, although the development of the northerly two acres of the parcel without an overall detailed master plan of the entire 8 acres was indicative of mediocre planning, the Commission had extensively considered the applications submitted by R. W. Steiner and has expressed their concern for the quality of the plans sub- mitted; and further, noting that the subject parcel is properly zoned for the proposed development; the applicant has the right to develop within the bounds and guidelines of the City Ordinance; and the applicant has provided for roadway easements as required by the City, including documentation relative to a common roadway along the west property line. Furthermore, it was the consensus of the Commission that subject to the various conditions of approval, the applications appeared to be in order and this on their own merits were recommended for approval. Following a brief discussion there was a motion by Commissioner Scott, seconded by Commissioner Engdahl, to recommend approval of Planning Commission Application No. 72018, noting the consensus of the Commission, and subject to the following conditions: 1. All utility plans and drainage 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 installation of the site improvements as shown on the approved plans; 4. Sidewalk easements will be provided along the northerly property line; 5. There shall be a stair leading to a scuttle in the roof and such stair, scuttle, railings, etc. , shall conform with the requirements of the State Building Code; 6. All required easements will be filed with the City prior to the issuance of building permits and are subject to review by the City Attorney; 7. Required installation of permanent B-612 type curbing along the west property line may be deferred for three years, pending the development of the property to the west, subject to the following conditions: a. Notwithstanding the above conditions, the City may require the installation of curbing at any earlier time than may be necessary; b. During the interim period, temporary bituminous rolled curbing will be installed along the west property line; 1 1 1 c. If during this period of time, the adjacent area should be developed with a plan that would not require the curb, and the City approved the plan, the City could waive the curb requirements in these areas. S. All other permanent curbing around driving and parking areas shall be the B-612 type curb and gutter. Voting in favor were: Chairman Pro-tem Grosshans, Commissioners Bogucki, Scott and Engdahl. Voting against: none. Motion passed unanimously. Motion by Commissioner Bogucki, seconded by Commissioner Engdahl, to recommend approval of Planning Commission Application No. 72041 submitted by R. W. Steiner, noting the consensus of the Commission, and subject to the following conditions: 1. The final plat is subject to the requirements of the Platting Ordinance; 2. The final plat is subject to review by the City Engineer; 3. Pinal plat shall indicate that portion of Tract "B" lying westerly of Tract "A" as being 30 feet wide. 4. All required easements shall be reviewed and approved by the City Attorney prior to the release of final plat for filing with the County. voting in favor were: Chairman Pro-tens Grosshans, Commissioners Bogucki, Scott and Engdahl. Motion passed unanimously. Motion by Commissioner Scott, seconded by Commissiqner Engdahl to adjourn the meeting. The motion passed unanimously. The Planning Commission meeting adjourned at 10:45 P.M. Chai n 1 1 1