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PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
March 27,2014
1. Call to Order: 7:00 PM
2. Roll Call
3. Chairperson's Explanation
The Planning Commission is 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.
4. Approval of Minutes—February 27, 2013 Meeting
5. Planning Application Items—(none)
6 Discussion Items
a) City of Brooklyn Center's Proposed Ordinance Amendments to City Code
Chapter 35 (Zoning):
i. Section 35-900 (DEFINITIONS) regarding the redefinitions of "Front
Yards", "Rear Yards" and"Side Yards"
b) Discuss and determine items/issues to be presented at the joint City Council/City
Commissioners Meeting on Wednesday, April 9, 2014.
C) Planning Staff update on the Shingle Creek Crossing PUD Project — specifically
the Food Court Removal and Redevelopment
7. Adjournment
MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF
HENNEPIN AND THE STATE OF MINNESOTA
REGULAR SESSION
FEBRUAR 27, 2014
CALL TO ORDER
The Planning Commission meeting was called to order by Chair Burfeind at 7:08 p.m.
ROLL CALL
Chair Scott Burfeind, Commissioners Randall Christensen, Carlos Morgan, and Stephen
Schonning were present. Also present were Council Member 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.
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.
APPROVAL OF MINUTES —JANUARY 30, 2014
There was a motion by Commissioner Schonning, seconded by Commissioner Christensen to
approve the minutes of the January 30, 2014 meeting as submitted. The motion passed
unanimously.
Commissioner Morgan arrived at 7:10 p.m.
DISCUSSION ITEM — CONTINUED DISCUSSION OF THE REDEVELOPMENT WITHIN
THE SOUTHERN PORTION OF THE OPPORTUNITY SITE (BROOKDALE FORD &
BROOKDALE SQUARE MALL SITES) WITH THE HOUSING COMMISSION
Mr. Benetti explained the Housing Commission was invited to attend the meeting due to the
level of high-end or market rate housing being proposed for the Opportunity Site. He also stated
no members of the Housing Commission were in attendance at the meeting. Mr. Benetti
provided a brief background regarding the site and some minor changes discussed.
Commissioner Morgan stated he was curious about the water table in Brooklyn Center and asked
what level would constitute underground parking in the area. Mr. Eitel replied on the west side
of the site is Shingle Creek with surface water and the ground water on the site is about 10 ft.
below ground. He added at that level you will find water when digging underground. He also
stated this project is going to be financially challenged in order to recoup construction costs from
the rent collected and he doesn't feel the added cost of underground parking would benefit the
project.
Page 1
2-27-2014
There was further discussion regarding conceptual uses and various layouts for the site.
Chair Burfeind stated he would like to see the Opportunity Site and 57th and Logan tied in with
the Shingle Creek Crossing development.
Chair Burfeind asked if it is the intent of the City for the properties to be city owned and
operated with city streets. Mr. Eitel replied it is hoped that it will be purchased and developed as
private property that is market driven.
Chair Burfeind stated overall he likes the proposal but he is hesitant with the idea of all the office
space since the City currently has so many vacant properties. He is opposed to moving existing
businesses/uses to this new site when it creates other vacancies in existing buildings.
Commissioner Christensen stated he has some apprehension about the housing element since it is
a hard market for new housing right now.
DISCUSSION ITEM — UPDATE ON THE CITY'S 2014 COMMUNITY DEVELOPMENT
ACTIVITIES &PROJECT MAP
North Industrial Park/Palmer Lake Plaza
Mr. Benetti explained the site was bought by Sign Zone, Inc. and they will combine all facilities
into one location to occupy the building. The Brooklyn Center Alternative School will remain as
a tenant but many other tenants will be leaving. He added this will allow Sign Zone to occupy
their building with about 200 employees. Mr. Benetti stated staff is working with Sign Zone to
secure a grant to provide funds to complete renovations to the building which will bring the
building back to a use that it was intended for.
Mr. Benetti further explained the proposed use of the building is allowed in the zoning district
and no approval by the Planning Commission is required.
Humboldt Avenue Corridor
Mr. Benetti stated the City is looking at improvements to the area. The Humboldt Condos on
69th and Humboldt Ave has been a problem area with mismanagement of the rental properties.
He stated the condos were purchased and the new owner is proposing to convert them back to
apartments he will manage. He further explained the Humboldt corridor is being considered for
improvements.
Shingle Creek Crossing Building's B, D and the Food Court
Mr. Benetti stated the Food Court is slated for demolition soon. He also stated the developer has
asked for an access point from Xerxes Avenue into the main loading areas of the new proposed
building which would also shift buildings R and T. He added staff feels this would allow the
area to remain pedestrian friendly with less truck traffic.
Mr. Benetti discussed changes to Building B that includes a smaller building to house a potential
tenant with a drive thru. He added if Building B is used for a convenience food restaurant,
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2-27-2014
Building R would be required to be a full sit down restaurant. He further described other
alterations to the approved plans.
Chair Burfeind stated he is frustrated with what he hears when the plans constantly keep
changing. He understands they are having a hard time with development but he feels we should
also consider pedestrian traffic and safety along Xerxes by providing another access point. He is
anxious to buildings go up and the development complete. He is frustrated with the look of the
site with the broken down chain link fence and so much unfinished development.
Mr. Eitel replied that Xerxes Avenue is `fast food lane' and as long as Sears is the anchor and
there are numerous tire stores on Xerxes, it is challenging to redevelop.
Chair Burfeind stated he wonders if we are `hand cuffing' ourselves by allowing some of these
alterations to the site that won't allow for some of the tenants that we expected.
Commissioner Schonning stated he feels some of these issues could be related to the closing of
the Kohl's store.
Commissioner Christensen asked if the city can encourage the developer to fill up their signs to
show what tenants are in the development other than Walmart. He added this would indicate
movement and the businesses are open in the buildings.
There were no other discussion items.
OTHER BUSINESS
There was no other business.
ADJOURNMENT
There was a motion by Commissioner Morgan, seconded by Commissioner Schonning, to
adjourn the Planning Commission meeting. The motion passed unanimously. The meeting
adjourned at 8:50 p.m.
Chair
Recorded and transcribed by:
Rebecca Crass
Page 3
2-27-2014
3rCITY OF
BROOKLYN CENTER
A GREAT PLACE TO START, A GREAT PLACE TO STAY www.cityofbrooklyncenter.org
Planning Commission
763-569-3335 -Direct
TO: Chair Burfeind and City Planning Commissioners
FROM: Gary Eitel, Director of Business and Development
Tim Benetti, Planning & Zoning Specialist/Planning Commission Secretary
DATE: March 27, 2014
RE: Planning Commission Agenda Item No. 6.a— Discussion of Proposed Ordinance
Amendments to Chapter 35-Zoning—spec. Section 35-900 Definitions
At the January 27, 2014 meeting, the Planning Commission was presented with two separate
City Code amendments to Sect. 35-400 (Lot Coverage and Impervious Surfaces) and Section 35-
900 (Definitions). The definitions were specifically targeting or revising "yard" definitions and
determinations. At that meeting, city staff was seeking your input and initial comments
regarding these planned changes to certain standards covered under these two sections.
Since that meeting, staff provided a copy of that initial draft language regarding yard definitions
to the city attorney. The draft language also contained the initial 6 lot layout figures, which were
planned to be made part of the amendment language to provide specific illustrations (visual
examples)to those reviewing or reading the new definitions.
Whereupon the city attorney's review, he developed and resubmitted back to city staff an
updated and much more comprehensive language for the three yard areas (front, rear and side),
and made additional suggestions on the planned illustrations (figures) to reflect the proposed
definition language changes.
The attached draft ordinance for Sect. 35-900 provides the new yard definitions, and ties these
definitions to the respective illustrations or numbered figures, which are also included for the
Commissioner's review. We ask that you review these updated language changes and
illustrations, and provide input or recommendations as needed. This item may be brought back
to the Commission sometime in the near future under an official public hearing process; whereby
your formal recommendations will be forwarded to the City Council for possible adoption of the
ordinance.
If you have any questions or concerns prior to the meeting, feel free to contact Gary at
(763.569.3305) /email: eg itelkci.brooklyn-center.mn.us or Tim at (763.560-3319) / email:
tbenettikci.brooklyn-center.mn.us.
City Hall Community Center Police&Fire Departments
6301 Shingle Creek Pkwy 6301 Shingle Creek Pkwy 6645 Humboldt Ave N
Brooklyn Center,MN 55430-2199 Brooklyn Center,MN 55430-2199 Brooklyn Center,MN 55430-1853
763-569-3300 Fax:763-569-3494 763-569-3400 Fax: 763-569-3434 763-569-3333 Fax: 763-561-0717
ORDINANCE NO.
AN ORDINANCE RELATING TO DEFINITIONS OF FRONT,REAR AND SIDE YARDS;
AMENDING BROOKLYN CENTER CITY CODE
SECTION 35-900
THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS
FOLLOWS:
Section 1. Brooklyn Center City Code, Section 35-900, definitions of "Yard", "Yard, Front",
"Yard, Rear"and"Yard, Side"are amended as follows:
35-900 -
YARD. An open spaee whieh is tmeeeupied andidflebstmeted,
this or-dinanee. A yefd e4ends aleng a let line at right afigles te sueh lot line to a depth ef A4
speeif ed in the yard regulations f the a;,,,ie4 in whieh sueh lot is ,,. „tog. An open space
u
unobstructed from the ground upward with the exception of landscape materials and minor fixtures
of a non-structural nature commonly found in a yard. For the purpose of this chapter, front yard,
side yard and rear yard shall have the following meanings:
(1) Yard, Front. n yard extending aleng the full A4dth of the f„r4 lot line bet. ,.een the side le
lines. Net-uEithstandin to the eentmf,-ear-eemer- lets, the
generally be ffi-11-1- of the yard whieh the ff ent of the house faees, lying between
side lot lino and the opposite lot line „btA4i g . ublie street. a) For properties with an
attached garage or no garage the front yard is the area between the front lot line and a line
drawn along the front face or faces of the principal structure on the property and extended to
the side lot lines. (See Figure 1)
b) Where a lawfully existing detached garage is located farther from the front lot line
than the principal structure the front yard is the area between the front lot line and a line
drawn from the side lot line along the front face or faces of the principal structure, the side
face of the principal structure on the garage side of the principal structure to the extended
line across the front face of the garage structure and along the front face of the garage
structure extended to the side lot line. (See Figure 2)
c) Where a lawfully existing detached garage is located closer to the front lot line than
the principal structure the front yard is the area between the front lot line and a line drawn
from the side lot line along the front face or faces of the principal structure to the side face of
the garage or the extended line along the side of the garage closest to the principal structure,
along the side face of the garage to the front face of the garage and along the front face of
the garage structure extended to the side lot line. (See Figures 4 and 5)
d) Where a lawfully existing garage with a driveway to an alley or street at the rear
property line has a front yard face that is farther from the front lot line than the rear yard face
439327v1 BR291-16
of the principal structure,the front yard shall be the area between the front lot line and a line
drawn along the front face or faces of the principal structure extended to the side lot lines.
(See Figure 6)
e For properties on corner lots, the front yard shall be on the street sides of extended
lines across the street side or sides of the garage and the principal structure. (See Figures 7-
(2) Yard, Rear. n yafd ex4oneing along the fall width efthe got line >,e+wee the t-vw side rear-
to a) For properties with an attached garage or no garage, the rear yard is the area
between the rear lot line and a line drawn along the rear face or faces of the principal
structure on the property and extended to the side lot lines. (See Figure l)
b) Where a lawfully existing detached garage is located farther from the front lot line
than the principal structure, the rear yard is the area between the rear lot line and a line
drawn from the side lot line along the rear face or faces of the principal structure, to and
along the front yard line between the structures to the side of the garage, along the side of
the garage to the rear face of the garage, then along a line drawn along the rear face or faces
of the garage extended to the side lot line. (See Figures 2 and 3)
C) Where a lawfully existing garage is located closer to the front lot line than the
principal structure, the rear yard is the area between the rear lot line and a line drawn from
the side lot line along the rear face or faces of the principal structure to and along the front
yard line between the structures to the garage, following the line of the garage to the rear
face of the garage, and then along the line drawn along the rear face or faces of the garage
extended to the side lot line. (See Figures 4 and 5)
d) Where a lawfully existing_garage with a driveway to an alley or street at the rear
property line has a front yard face that is farther from the front lot line than the rear yard face
of the principal structure, the rear yard shall be the area between the rear lot line and a line
drawn along the rear face or faces of the principal structure extended to the side lot lines.
(See Figure 6)
e) For properties on corner lots, the rear yard shall be all of the yard except the front
yard. Figures 7-10)
(3) Yard, Side. A yard extra a: Edeng the side let line between the a~.,.,4 and rear- lot a;
The area extending from the front yard to the rear yard along a side lot line. (See Figures
6)
(4) Unusual configurations. On lots with unusual shapes or with structures that have faces that
are not approximatelysquare to property lines, the City Manager or the Manager's designee
shall specify the areas of front,rear and side_yards.
439327v1 BR291-16
Section 2. This Ordinance shall become effective after adoption and upon thirty (30) days
following its legal publication.
Adopted this day of 52014.
Tim Willson,Mayor
ATTEST:
Sharon Knutson, City Clerk
Date of Publication:
Effective Date:
439327A BR291-16
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