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HomeMy WebLinkAbout1974 09-19 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 SEPTEMBER 19, 1974 C to Order: The Planning Commission met in study session and was called to order at 8:10 p.m. by Chairman pro tem Robert Grosshans . Roll Call: Chairman pro tem Grosshans, Commissioners Engdahl, Foreman, Scott, Horan, and Pierce. Also present was Director of Planning and Inspection Blair Tremere. Approve Minutes : Motion by Commissioner Engdahl seconded by Com- 8-29-74 missioner Scott to approve the minutes of the August 29, 1974 meeting as submitted. The motion passed unan,:imcasl.y. 9-5-74 Motion. by Commissioner Foreman seconded by Com- missioner Pierce to recommend approval of the minutes of the September 5, 1974 meeting as sub- mitted. voting in favor were: Chairman pro tem Grosshans, Commissioners Foreman, Scott, Pierce, and Horan . Not voting: Commissioner Engdahl who expla. .n,ed that he was not present at the September 5th meeting. The motion passed. Ap cation No. 74044 Followirig t-he Chairman 's explanation, the first (.B D.C.) item of business was consideration of Planning Commission Application No. 74044 submitted by Brooklyn Center Development Corp. The item was introduced by the Secretary who stated the appli- cant was seeking site and building plan approval for a 137,696 square foot speculative building on the southerly portion of the parcel now known as Outlot A, Twin Cities Interchange Park. He stated the property was more commonly known as that northerly of 67th Avenue North and easterly of vacated James Avenue North. The Secretary, stated that the plans had been briefly reviewed by the Commission at the September 5th meeting at which time considera- tion was given to the applicant' s request for two technical variances regarding ordinance buffer requirements . He stated that action had been taken directing a resolution recommending approval of said variance requests and that a draft resolution was included on the agenda. Chairman pro tem Grosshans recognized Mr. Phil Johnson and Mr. Janis Blumentals who represented the applicant. The Secretary stated that the primary concerns had been providing substantial delineation and screening for the massive structure which, unlike the other speculative buildings , was straight line in design, rather -1- 9/19/74 tha "U shaped" , thereby exposing the loading activity area. He suggested that a continuous opaque screen wall be provided for a substantial portion of the per- imeter of the site, particularly at the northwest- erly and northeasterly portions of the site. An extensive discussion ensued and it was the con- sensus of the Commission that a opaque vertical board fence be provided as indicated on the re- vised plan and that a minimum continuous 8 foot height be provided comprehending the possibility of utilizing the 3 foot berm on the north green- strip. The Secretary stated that the applicant had pro- vided adequate parking at a ratio of 10 per cent office usage, and 90 per cent industrial usage. He noted that as in the other speculative build- ings , the initial parking ratio . was on the basis of square footage and not necessarily the employee rationand he briefly described the circumstances recently encountered with an earlier speculative building where the parking requirement based on employee ratio exceeded that of the floor area. He stated that the staff was in the process of calculating the maximum possible parking at various ratios for each speculative building and that as certificates of occupancy were issued for vari ous tenants, a running account would be kept of the amount of parking available. He noted that the applicant had made provision for additional parking, a portion of which would comprehend a green area to the west of the build- ing, as well as the possibility of utilizing a portion of the loading area, should the bays not be required. In further discussion the Secretary stated that considering the approximate 900 foot length of the west driveway and parking lot, it was strongly recommended that bituminous "bumps" be incorporated into the paving of the parking lot so to inhibit excess vehicle speed or drag racing. During further discussion concern was noted as to the exterior finish of the building and the Secretary commented that as with the other speculative buildings, it was recom�nended the color and finish be harmonious so to blend in with the overall neighborhood. Commissioner Engdahl and Commissioner Scott suggested that continued use of earth-tone colors would be appro- priate, and particularly, colors which would de- emphasize the mass of the building. A brief dis- cussion also ensued relative to the proposed materials and Mr. Johnson stated that - the finish materials would be the same as the previous buildings . An extensive discussion ensued regarding the proposed landscaping, particularly on the un- screened perimeter areas, and the Secretary -2- 9/19/74 noted that with regard to the size of the pro- posed hardwood trees , previous specalative building approvals comprehended a portion of the trees to be of a larger diameter, namely 3 to 31-2 inches . A specific review of each area of the perimeter ensued and particular revisions were noted which emphasized plantings which would be com- patible with the proposed screen wall as well as those which would provide an effective visual break from the massive building wall . Mr. Johnson briefly commented on the drainage plan which he noted comprehended the use of the roof of the building for a delayed drainage of surface water to the storm sewer system. In further discussion Commissioner Engdahl in- quired as to the adequacy of the proposed access from the cul-de-sac, and the Secretary stated that the City Engineer was currently designing the cul-de-sac, and had taken into account the nature of the traffic in the area and the poten- tial additional curb cuts that might be designed for other sites . It was particularly noted that 20 foot one-way .ingress and egress driveways were provided for vehicular traffic into the parking area as well as an approximate 40 foot entrance way for trucks . s During additional discussion concerning the land- scaping Commissioner Pierce stated that at such time that plans are finalized for the completion of the ,Earle Brown Farm Apartment site improve- ments , assurance should be made as to the em- bellishment of the landscaping on the apartment side of the screen wall for this site. A brief discussion ensued as to the status of the com- pletion of the site improvements and Mr. Blumentals related that the applicant would be proceeding with the completion of the approved improvements in the near future. The Secretary commented that prior to taking action on the site and building plans, it would be appropriate to dispose of the draft resolution recommending approval of the variance requests also contained in the application which were considered at the September 5th meeting. Resolution No. 1974-4 Member Robert Foreman introduced the following resolution and moved its adoption. ` PLANNING COMMISSION RESOLUTION NO. 1974-4 RESOLUTION RECOMMENDING APPROVAL OF VARIANCE REQUESTS CONTAINED IN PLANNING COMMISSION APPLICATION NO. 74044 WHEREAS, Planning Commission Application No. 74044 comprehends in part a request for two variances from Chapter 35-413 relative to buffers and setbacks, necessary for the proposed construction of an industrial building -3- 9/19/74 on a parcel northerly of 67th Avenue North and easterly of vacated dames Avenue North; and, WHEREAS, Planning Commission review of the variance requests on September 5, 1974 included consideration of the intent of the Ordinance buffer requirements, the physical characteristics of the land and the applicant ' s contention that a hardship was created in this particular in- stance; and, WHEREAS, the Commission measured the requests against the standards for variances as set forth in Section 35-240 , as well as against the pro- visions of the Comprehensive Plan for the area; NOW THEREFORE BE IT RESOLVED, by the Brooklyn Center Planning Commission to recommend to the City Council approval of the variance re- quests comprehended in Planning Commission Application No. 74044, noting: 1. That due to the particular physical surroundings of the specific parcel of land involved a hardship would be realized if the strict letter of the buffer requirements were carried out. 2 . That the conditions of the application are unique to the specific parcel and are not common, generally, to other property in the I-1 District. 3 . That the alleged hardship is related to ordinance re- quirements , the established R-1 parcel, so zoned because of an existing special use, and to the dedicated but undeveloped street right-of-way. 4. That the proposed variance is not deemed to be detrimental to the public welfare or injurious to neighboring properties. 5. That the spirit and intent of the ordinance is retained in conjunction with the subsequent site plan approval con- siderations for appropriate landscaping and screening. The motion for the adoption of the foregoing resolution was duly seconded by member Cecilia Scott. And upon vote being taken thereon, the following voted in favor thereof: Commissioners Grosshans, Engdahl, Foreman, Scott, Horan, and Pierce. And the following voted against: none. Whereupon said resolution was duly declared passed and adopted. Following further discussion there was a motion Action Recommending by Commissioner Foreman seconded by Commissioner Approval of Application Horan to recommend approval of Planning Commission No. 74044 Application No. 74044 submitted by Brooklyn Center (B.C.D.C. ) Development Corp. , subject to the following conditions : 1. Grading, drainage, berming and utility plans are subject to approval by the City Engineer prior to issuance of permits . 2 . Building plans are subject to review by the Building Official with respect to applicable codes prior to the issuance of permits . 3 . A performance agreement and financial guarantee (in an amount to be determined -4- 9/19/74 by the City Manager) shall be submitted prior to the issuance of permits to assure completion of required improve- ments . 4 . The exterior finish and color of the building shall be harmonious so to blend in with the overall neighborhood and earth-tone colors shall be utilized in such a manner to de-emphasize the mass of the building. 5. All roof top mechanical equipment shall be appropriately screened® 6. All trash disposal areas shall be appropriately enclosed and screened from public view. j 7. That area currently known as Outlots A and B of Twin Cities Interchange Park Addition, including the subject site, shall be replatted. I 8. Bituminous speed inhibitors as approved by the City Engineer will be incorporated ' into the parking lot driving areas, specifically along the west driveway. 9. The landscape plan shall be revised according to the amendments noted on the approved plan, including the in- dicated continuous opaque vertical board screen wall at the northerly portion of the site and said screen wall shall main- tain a minimum continuous height of 8 feet. K The motion passed unanimously. Recess The meeting recessed at 10:20 p.m. and resumed at 10:35 p.m. Other Business : In other business the Secretary briefly pre- sented preliminary plans which had been sub- mitted by Group Health Plan, Inc. , which com- prehended the construction of a clinic on the parcel bounded by Lee and Noble Avenues North, and 69th Avenue North. He explained that the subject parcel was currently divided between R-5 zoning on the west and C-1 zoning on the east, and that the applicant had submitted a request for rezoning of the R-5 portion to C-1 as well as a preliminary plat. He stated that the staff was currently reviewing the site plan with the applicant as to the location of the building and the subject plans were presented as a matter of information only. A brief discussion ensued and the Secretary stated that in the .interest of time, the Northwest Neighborhood Advisory Group would be -5- 9/19/74 notified of the October 3rd meeting. Com- missioner Foreman stated his concern that the neighborhood group be given adequate time to rei ,._ w the proposal, consistent with established Commission policy and that he did not foresee that the application could be acted on at the October 3rd meeting. Commissioner Hngdahl stated, however, that if -the neighborhood group members felt after the hearing on October 3rd, that they could provide input, it was a matter of discretion for the Planning Commission to decide whether the item could be acted upon. Chairman pro tem Grosshans stated his concern with the preliminary site plan that access onto Noble .should be restricted. He also stated that for engineering purposes, elevations should be taken with respect to the properties to the north as well as for County Road 130. Chairman pro tem Grosshans also commented that a driveway connecting Noble Avenue with tee Avenue, across the site, should be avoided since it had great potential for becoming a major thoroughfare. In other business the Secretary stated that Other Business: with regard to the speculative industrial Signery Proposed for buildings abutting 69th Avenue, the City Speculative Buildings Council had specifically provided in the ap- Facing 69th Avenue N. provals , that no signery facing 69th Avenue would be permitted without Council review and approval. He stated that the intent of the Council was to generally prohibit signery on 69th Avenue in consideration of the residential properties to the north and the fact that there was no access to the industrial buildings from 69th. He also noted that a number of tenants in those buildings with frontage onto 69th had periodically requested signery and had been told of the Council ' s action. He stated that the developer had recently submitted a proposed sign-scheme, which would apply to all tenants on all buildings facing 69th Avenue, and that essentially it consisted of individual 16-inch letters intended to con- vey the company's name and would be applied on the wall at a height of approximately 10 to 11 feet above grade. The Secretary commented that if the Commission and Council were inclined to permit such signery, it would be the recommendation that wall signery r on the speculative buildings facing 69th would be limited to only this type and to only identifica- tion of the tenant. He suggested also that an additional restriction that only one sign per tenant and only signery for tenants whose ex- terior walls face 69th be permitted, consistent with existing provisions of the Sign Ordinance with respect to multi-tenant buildings. -6- 9/19/74 An extensive discussion ensued and phairman pro tem Grosshans and Commissioner Foreman stated it was their recollection that signery was not -to be permitted at all. They stated, however, if it were deemed there was merit in allowing certain identification signery for tenants on that side of the three buildings , then the pro- posed type of signery would seem most appro- priate. During further discussion Chairman pro tem Grosshans determined it was the consensus of the Commission that, if signery were to be per- mitted on the walls of the buildings at 69th Avenue, it should be consistent with the render- ings submitted by the developer indicating individual letters identifying the tenant; and, that said signery should be uniform for all buildings, should be unlighted, and should be limited to one sign. per tenant, whose exterior walls face 69th Avenue. Adjournment Motion by Commissioner Foreman seconded by Commissioner Scott to adjourn the meeting. The motion passed unanimously. The Planning Com- mission meeting adjourned at 11: 50 p.m. L L airman -7- 9/19/74 ICI