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HomeMy WebLinkAbout2013 07-11 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 JULY 11, 2013 CALL TO ORDER The Planning Commission meeting was called to order by Chair Burfeind at 7:01p.m. ROLL CALL Chair Burfeind, Commissioners Randall Christensen, Carlos Morgan, Michael Parks, and Stephen Schonning were present. Also present were Councilmember Carol Kleven, Secretary to the Planning Commission Tim Benetti, Director of Business & Development Gary Eitel, and Planning Commission Recording Secretary Rebecca Crass. Benjamin Freedman was absent and excused. APPROVAL OF MINUTES —JUNE 26, 2013 There was a motion by Commissioner Schonning, seconded by Commissioner Christensen, to approve the minutes of the June 26, 2013 meeting as submitted. The motion passed. CHAIR'S EXPLANATION Chair Rahn explained the Planning Commission's role as an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. APPLICATION NO. 2013-008 THE LUTHER COMPANY, LLLP Chair Burfeind introduced Application No. 2013-008, ,a request for site and building plan approval for a new 32,100 sq. ft. Volkswagen auto dealership facility located at 6801 Brooklyn Boulevard. (See Planning Commission Information Sheet dated 7-11-13 for Application No. 2013-008.) Mr. Benetti explained the site for the proposed new two-story building consists of 4.99 acres and is zoned C-2 (Commerce). He added the proposal involves demolition of the existing buildings on the site prior to construction of the new Volkswagen auto dealership. Mr. Benetti pointed out the three access points along 68th Avenue North are being adjusted to the new layout of site and the access near the corner of 68th Avenue and Brooklyn Boulevard will be removed with the only access of 68th Avenue. He also stated the plans indicate a new retaining wall with a fence to be located along the west property line. The Chair called for further discussion or questions from the Commissioners. Commissioner Morgan asked how many cars will be on the sales lot. Mr. Benetti replied the number of parking spaces reflects how many cars will be available for sales and they are showing 386 parking spaces on the plan. Page 1 7-11-13 Chair Burfeind asked if the building will look similar to the new building across the street. Mr. Nguyen Hoang, Architect for Luther, stated the precast panels will be the same as the Toyota building. Chair Burfeind stated he noted there is a large sediment base used for water retention. Mr. Hoang replied an underground water drainage system is planned on the site. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2013-10 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2013-008 SUBMITTED BY THE LUTHER COMPANY, LLLP REQUESTING SITE AND BUILDING PLAN APPROVAL OF THE NEW LUTHER BROOKDALE VOLKSWAGEN AUTOMOBILE DEALERSHIP FACILITY (6801 & 6837 BROOKLYN BOULEVARD) There was a motion by Commissioner Christensen, seconded by Commissioner Schonning, to approve Planning Commission Resolution No. 2013-10. Voting in favor: Chair Burfeind, Commissioners Christensen, Morgan, Parks and Schonning And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its July 22, 2013 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. APPLICATION NO. 2013-010 and 2013-011 THE LUTHER COMPANY,LLLP Chair Burfeind introduced Application Nos. 2013-010 and 2013-011, a request to rezone the three parcels from R3 (Multiple Family Residence) District to. PUC/C2 (Planned Unit Development/Commerce)District and a request for PUD Amendment approval to the 2008 Luther Auto Toyota-Honda Planned Unit Development, By Incorporating Three Parcels of Land Area (Totaling 1.78 Acres) into the New Honda Automobile Dealership Site, which is part of the approved 2008 Luther Auto Honda-Toyota Planned Unit Development, and includes a proposed Site Development Plan to Provide Additional Vehicle Storage and Parking Area for the Honda Dealership(All For The Properties Located at 3955, 4001 &4007—691h Avenue North) Mr. Benetti provided a brief history of the property involved and reviewed the properties acquired by the Luther Company as part of the redevelopment of the site(s) which are part of the rezoning. Mr. Benetti further reviewed the city's Rezoning Evaluation Policy and Review Guidelines as they relate to this application. He further provided analysis of the PUD amendment including the following: The original 2008 Luther Brookdale Honda-Toyota PUD was approved based on the following considerations: Page 2 7-11-13 1) The rezoning of the entire planned development site from C2 (Commerce) and R3 (Multiple Family Residence) to new PUD/C2 (Planned Unit Development/Commerce) District. 2) The creation of two new lots under a new Bri-Mar 2nd Addition, specifically: a) Lot 1, Block 1, Bri Mar 2nd Addition (the northerly lot) consisting of 8.17 acres, reserved for the new Brookdale Honda Dealership, addressed as 6800 Brooklyn Boulevard; and b) Lot 2, Block 1, Bri Mar 2nd Addition (southerly lot), consisting of 8.23 acres, reserved for the development of a new Toyota dealership, addressed as 6700 Brooklyn Boulevard. 3) The development of a new Honda dealership facility with 53,277 sq. ft. of showroom, office, service operation and storage facility; and a new (separate) Toyota dealership facility with 56,521 sq. ft. of showrooms, office, service operation and storage facilities. 4) Allowing an automobile repair facility abutting R-1, R-2 or R-3 zoned property; 5) Waiving the requirement to combine 4215- 69th Avenue North into a single parcel with 6800 Brooklyn Boulevard because of common ownership and common use; and 6) Allowing a slight encroachment into the 15 ft. green strip at the southwest corner of the Toyota site to allow a decorative main display pad with a pergola and a fence and a "Welcome to Brooklyn Center" ground message. In 2011 Luther Company requested subdivision plat approval of their proposed Bri Mar 2nd Addition, which replatted five parcels into the two, larger lots. Luther also submitted a request for minor amendment to the previously approved 2008 planned unit development(PUD)with the following modifications: 1) Allow the Honda dealership building to be reduced from 53,277 sf. to 52,228 sf.; 2) Allow the Toyota dealership building to be reduced from 56,521 sf. to 53,830 sf.; 3) Allow the two dealership building to modify their original footprint (overall shapes) and readjust their positions on the new individual lots; 4) Minor parking lot improvement modifications; and 5) Revise the original 2008 preliminary plat submittal of Bri Mar 2nd Addition by readjustment of lot lines between the Honda and Toyota dealership sites; and include the former Pilgrim Cleaners parcel (4215 69th Avenue N.) into the Honda lot. Both the PUD Amendment and Bri-Mar 2nd Addition plat were approved that same year, and construction of the two dealership facilities began in the latter part of 2011 and completed in late 2012. Page 3 7-11-13 Mr. Benetti explained that under this PUD amendment, Luther is requesting approval to incorporate three newly acquired residential lots into the approved PUD. Commissioner Christensen stated there was a previous discussion about a reduced buffer on the south side of the property which seems to be close to one of the townhomes. Mr. Benetti stated there will be a 10 ft. screen wall along the property line bordering the neighboring townhomes. There was further discussion regarding the screening and buffering proposed for the site. PUBLIC HEARING—APPLICATION NO. 2013-010 There was a motion by Commissioner Christensen, seconded by Commissioner Morgan, to open the public hearing on Application No. 2013-010, at 7:31 p.m. The motion passed unanimously. Chair Burfeind called for comments from the public. Ms. Melina Garcia, 6913 France Ave N, and April Heckard, 6907 France Ave N, stated they received a notice about the meeting and are here to express their concern regarding the application. They feel the business is now encroaching into the residential area and will create additional traffic in the area. They are also concerned about the lighting on the site and how it will affect their property. They are both new homeowners and feel even with additional buffering, their homes will not feel the same. They stated they felt after getting a notice about the meeting they would have some input but feel that this is already a done deal. Ms. Garcia and Ms. Heckard asked for further information regarding the previously approved plan. Mr. Benetti explained the history of the two new Toyota and Honda auto dealerships recently constructed. He further described the process involved in amending the previously approved PUD. Ms. Garcia and Ms. Heckard stated they are concerned with flood lights pouring onto their property if this is approved. Mr. Eitel explained that this area is proposed for parking of vehicles only and with the width of 69th Avenue North, the neighbors on the north side of 69`h Avenue should have no impact from lighting on the site. He added that the lights would be required to project downward. Ms. Garcia asked if there is any consideration to add landscaping on the site and not just the big concrete wall. Mr. Benetti replied there would be additional landscaping on the site to include trees, shrubs, etc. to provide aesthetic, buffering and screening improvements. Ms. Heckard asked about access to the site. Mr. Benetti responded all access points to the site will be through the Honda site and no additional access to 691h will be provided. He added the driveways to the single family homes that were demolished will be removed along 69th Avenue. Mr. Eitel stated the city's goal is to maintain the residential integrity of the surrounding neighborhoods and the City is sensitive to the points being raised. Ms. Garcia asked why the height of the wall changes on the site. Mr. Eitel explained the screening along 69th and France will be 8 ft. in height and drops down to 6 ft. further west. Page 4 7-11-13 Ms. Linda McGinty, Luther Companies, thanked the residents who took the time to come here. She stated there were some requirements such as no overhead paging and lighting on the site must meet certain levels so as to not cause glare. She added if the lighting significantly impacts their livability they should contact her because they want to be a good neighbor. She also clarified they are attempting to provide additional parking on the site in order to allow development of the VW dealership on the west side of Brooklyn Boulevard which they are currently using for storage of vehicles. CLOSE PUBLIC HEARING There was a motion by Commissioner Christensen, seconded by Commissioner Schonning, to close the public hearing on Application No. 2013-010. The motion passed unanimously. PUBLIC HEARING—APPLICATION NO. 2013-011 There was a motion by Commissioner Schonning, seconded by Commissioner Christensen, to open the public hearing on Application No. 2013-011, at 8:02 p.m. The motion passed unanimously. Chair Burfeind called for comments from the public. Ms. McGinty, Luther Companies, pointed out an item from Steve Jankowski's report, Item No. 18, stated a cross access agreement is required between two properties. She stated there is going to be one lot, not two, so no cross access agreement should be required. Mr. Eitel replied staff acknowledges this agreement may be an error and will be corrected. Ms. Melina Garcia, 6913 France Ave N, and April Heckard, 6907 France Ave N asked for clarification on the second application. Chair Burfeind explained there were two separate applications and public hearings, one is for Rezoning and the second is for the PUD amendment. Ms. Garcia asked if there were any plans by the car dealerships to move or expand any further. Mr. Benetti responded the Luther Companies has invested heavily in the City and they do not anticipate them walking away from the site or the business since they do very well. He also stated there are no long range plans beyond what is being presented tonight. Mr. Eitel stated the median area along 69th Avenue North is maintained by the city and improvements to the landscaping will occur if needed. CLOSE PUBLIC HEARING There was a motion by Commissioner Morgan, seconded by Commissioner Christensen, to close the public hearing on Application No. 2013-011. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. Page 5 7-11-13 Commissioner Christensen stated he would suggest the applicant and staff get together to verify and confirm the size and locations of fences and screening and work with the neighbors for an amicable solution. Chair Burfeind stated the public hearings are for the residents to voice their concerns and he appreciates them coming out and encourages them to continue to voice their opinion and talk to the applicant further. He pointed out the Commission is an advisory body and the City Council makes all final decisions. Commissioner Christensen asked about the brightness of the lighting on the site. Mr. Hoang replied they will have the capability to dim the lights at certain times of the night, however, with security concerns, they must keep the lights on at all times. He added they attempt to make the lighting as uniform as possible and the heights of the poles can also be lowered to create less glare on the site. He added there is a city lighting standard which will be met and there won't be any light shining on surrounding properties. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2013-11 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2013-010 AND 2013-011 SUBMITTED BY THE LUTHER COMPANY, LLLP TO REZONE PROPERTIES FROM R3 (MULTIPLE FAMILY RESIDENCE)TO PUD/C2 (PLANNED UNIT DEVELOPMENT/COMMERCE)DISTRICT AND PUD AMENDMENT TO THE 2008 LUTHER AUTO TOYOTA-HONDA PLANNED UNIT DEVELOPMENT, BY INCORPORATING THREE PARCELS OF LAND AREA (TOTALING 1.78 ACRES) INTO THE NEW HONDA AUTOMOBILE DEALERSHIP SITE, WHICH IS PART OF THE APPROVED 2008 LUTHER AUTO HONDA-TOYOTA PLANNED UNIT DEVELOPMENT, AND INCLUDES A PROPOSED SITE DEVELOPMENT PLAN TO PROVIDE ADDITIONAL VEHICLE STORAGE AND PARKING AREA FOR THE HONDA DEALERSHIP (ALL FOR THE PROPERTIES LOCATED AT 3955, 4001 & 4007 — 69t' AVENUE NORTH) There was a motion by Commissioner Schonning, seconded by Commissioner Christensen, to approve Planning Commission Resolution No. 2013-11. Voting in favor: Chair Burfeind, Commissioners Christensen, and Schorming And the following voted against the same: Morgan and Parks The motion passed. The Council will consider the application at its July 22, 2013 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. Page 6 7-11-13 CONIDERATION OF A RESOLUTION ADOPTING A POLICY FOR IMPLEMENTING CERTAIN ARCHITECTURAL DESIGN GUIDELINES WHICH ENCOURAGE ACTIVE LIVING PRINCIPLES FOR THE CITY OF BROOKLYN CENTER Mr. Benetti provided background information related to the city's participation in Hennepin County's Active Living Program which involves adopting and implementing Architectural Design Guidelines Which Encourage Active Living Principles. Mr. Benetti stated the items proposed are merely guidelines and not requirements but the city can provide for them under a policy whereby developers would be required to abide by the policy established. He further reviewed the details related to the following: Building Orientation Building Design Landscape and Site Treatment Mr. Benetti pointed out this plan/policy will work with the city's Complete Streets Policy to complement each other. Commissioner Morgan asked Mr. Benetti is staff feels good about this. Mr. Benetti replied staff wants developers to know what is expected by a developer by establishing certain guidelines and policies. He added in most cases developers will design their sites to accommodate the city's recommendations. Mr. Eitel added the city should start with a policy and work with it which leads to adoption of ordinances that will state what must be done. He further stated this policy will be incorporated with the Streets Policy to encompass pedestrian flow and traffic flow. Commissioner Morgan asked why cities don't like mirrored glass on buildings. Mr. Benetti replied that a mirrored reflection does not allow people to see inside a building and sometimes becomes a safety issue. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2013-12 ADOPTING A POLICY FOR IMPLEMENTING CERTAIN ARCHITECTURAL DESIGN GUIDELINES WHICH ENCOURAGE ACTIVE LIVING PRINCIPLES FOR THE CITY OF BROOKLYN CENTER There was a motion by Commissioner Morgan, seconded by Commissioner Schonning, to approve Planning Commission Resolution No. 2013-12. Voting in favor: Chair Burfeind, Commissioners Christensen, Morgan, Parks and Schonning And the following voted against the same: None The motion passed unanimously. The Council will consider this policy at its July 22, 2013 meeting. Page 7 7-11-13 DISCUSSION ITEM There were no discussion items. OTHER BUSINESS - FRANCE AVE BUSINESS PARK IV PUD LANDSCAPING AND SCREENING PLAN Mr. Eitel explained there was a problem with placing a screened fence along the southwestern portion of the property in relationship to the Twin Lakes Regional Trail because it did not meet the required 3 ft. clearance. It was suggested to locate the fence adjacent to the loading area next to the retention pond and follow the same alignment as the Azelia Avenue fence. It was further discussed an alternative to the fence would be planting of coniferous trees for a better long term solution. Commissioner Morgan stated he is in favor of the proposal. Commissioner Schonning asked if staff knew how the closest neighbor felt about the fence. Mr. Benetti replied he had the feeling the neighbor was apathetic and wasn't concerned with the fence. Chair Burfeind stated if the fence is located where proposed, it is useless and will not screen anything. He added the 3 ft. setbacks are established for regional trails because they are high volume and he would not see this as a safety issue. He added he has a difficult time with the 2 inch encroachment along the trail. Commissioner Christensen stated there are several areas on various trails where you are riding through someone's backyard and there are no fences between the yards and the trails. He would like to expedite this to allow the developer to complete the project. Commissioner Schonning stated he would like all the posts removed and would to see livable screening rather than a fence located away from the trail and closer to the site. It was the general consensus of the Commission to direct staff to continue to pursue a plan for a living wall/screening by amending the site plan with a minor amendment to the PUD. There was no other business. ADJOURNMENT There was a motion by Commissioner Christensen, seconded by Commissioner Schonning, to adjourn the Planning Commission meetin The motion passed unanimously. The meeting adjourned at 923 p.m. Chair Recorded and transcribed by: Rebecca Crass Page 8 7-11-13