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HomeMy WebLinkAbout2017 10-12 PCP (2) PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER OCTOBER 12, 2017 1. Call to Order: 7:00 PM 2. Roll Call 3. APPROVAL OF AGENDA Motion to Approve Planning Commission Meeting Agenda for October 12, 2017 4. Approval of Minutes a) Motion to Approve the September 14, 2017, meeting minutes 5. 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. 6. Planning Items None. 7. Discussion Items The following public hearings have been scheduled for the Planning Commission Meeting on October 26: a) Gatlin Development Company/Kohl’s Site – a. Preliminary Plat of Shingle Creek Crossing 6th Addition b. Revision to PUD Amendment No. 8 Master Development Plan (continued public hearing) b) Twin Lake Condos – Preliminary Plat c) The Luther Company, LLLP – a. Preliminary Plat of Northtown 4th Addition b. Amendment to 2008 Planned Unit Development plans and documents c. Establishment of a new Planned Unit Development 8. Other Business a) Adult Day Care (the Sanctuary) b) 57th and Logan Site (proposed commercial indoor storage) c) 2017 Minnesota APA Conference Follow-up (September 27-29, 2017) 9. Adjournment PC Minutes 09-14-17 -1- DRAFT MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA SEPTEMBER 14, 2017 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:00 p.m. 2. ROLL CALL Chair Randall Christensen, Commissioners Jack MacMillan, Abraham Rizvi, Stephen Schonning, Rochelle Sweeney, and Susan Tade were present. Commissioner Alexander Koenig was absent and excused. Also present were Director of Business & Development Gary Eitel, Planner/Zoning Administrator Ginny McIntosh, and Mary Mullen of Timesaver Off Site Secretarial, Inc. 3. APPROVAL OF AGENDA – SEPTEMBER 14, 2017 There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning, to approve the agenda for the September 14, 2017, meeting as submitted. The motion passed unanimously. 4. APPROVAL OF MINUTES 4a) MOTION TO APPROVE THE AUGUST 17, 2017, MEETING MINUTES There was a motion by Commissioner Rizvi, seconded by Commissioner Sweeney, to approve the meeting minutes for the August 17, 2017, meeting as submitted. The motion passed unanimously. 4b) MOTION TO APPROVE THE AUGUST 31, 2017, MEETING MINUTES There was a motion by Commissioner Schonning, seconded by Commissioner Miller, to approve the meeting minutes for the August 31, 2017, meeting as submitted. The motion passed unanimously. 5. CHAIRPERSON’S EXPLANATION Chair Christensen 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. PC Minutes 09-14-17 -2- DRAFT 6. PLANNING ITEMS 6a) APPLICATION NO. 2017-007, A REQUEST BY HOM FURNITURE, INC. / GATLIN DEVELOPMENT PROPERTY ADDRESS: 2501 COUNTY ROAD 10 (FORMER KOHL’S) Chair Christensen introduced Application No. 2017-007, a consideration of revision to the Planned Unit Development (PUD) Amendment No. 8 to the 2011 Shingle Creek Crossing PUD to include the storm water management improvements of a bio-infiltration pond and to provide HOM Furniture, Inc. the flexibility to use alternate development concepts in the future marketing and development of the two commercial pad sites identified in PUD No. 8 for varying building sizes for commercial retail, restaurant, and office uses with the provision that they meet the PUD’s parking standards. Mr. Eitel stated a public hearing is scheduled for tonight’s meeting, for which legal notice was published in the local Sun-Post and notice letters were delivered to all neighboring properties within 350 feet of the subject site. He noted a variety of building size plans have been submitted that are consistent with the parking requirements established in the PUD, and the proposed site plan is consistent with other development concepts. Mr. Eitel stated the City Council approved the original amendment to PUD No. 8 on February 13, 2017, which included the conversion of the existing Kohl’s building for occupation by HOM Furniture, an addition to the Bass Lake Road side of the building, and the creation of a 14,000- square foot building and a 48,000-square foot building, respectively, on Parcels F and X. He added the proposed PUD ran into several delays, including provision of a storm water management plan as required by the City, which triggered the three-story medical building to be constructed on a portion of the parking lot. He noted the parking analysis of one (1) stall per 1,000 square feet was originally accepted, but Wal-Mart’s easement covenant and restrictions stipulate one (1) stall per 500 square feet, so the parking at HOM had to be adjusted, which affected the size of the proposed medical office building. Mr. Eitel stated issues arose related to Economic Development Authority (EDA) funding, as well as off-site storm water treatment. He added the original Shingle Creek Crossing project had identified the Kohl’s location as part of the storm water management plan for the area. He noted, on May 25, 2017, the City Council reviewed the possibility of proceeding with HOM as the developer, Gatlin Development as the seller, and the EDA working to maximize the remaining development area. Mr. Eitel stated it was discovered immediately prior to the May 25, 2017, City Council meeting, that Parcels F and X were built on 50-foot deep pilings due to soil conditions, so the matter was tabled. He added, at that time, City Staff reviewed possible further negotiations and how to address financial gap. PC Minutes 09-14-17 -3- DRAFT Mr. Eitel stated Wayne Johansen, HOM Furniture, discussed the site plan at the Planning Commission’s July 27, 2017, meeting. Mr. Johansen expressed need for flexibility for the site, and provided multiple versions of a development concept for EDA Parcel F, and multiple concepts for Parcel X, which is the balance of the former Kohl’s parking lot. Mr. Eitel stated Mr. Johansen contacted Gatlin Development as well as City Staff on September 1, 2017, and indicated that HOM Furniture was no longer able to undertake the role of developer for the EDA parcel and the balance of the former Kohl’s lot. He added it is HOM’s intent to pursue occupation of the former Kohl’s building but would not propose any redevelopment. He noted the current site plan, submitted by Gatlin Development, includes the EDA parcel, a 12,000-square foot building with 55 parking stalls, and Parcel X, noted with an up to a 13,600- square foot retail building with 57 parking stalls. Mr. Eitel added that the current site plan would provide 289 parking stalls on the former Kohl’s lot, of which 224 are required. Mr. Eitel stated the EDA will be responsible for negotiating the financial gap, but the role of the Planning Commission is to review the PUD and subsequent preliminary plat application. He added the site plan shows a 22,000-cubic foot bio-infitration basin, or large rain garden, for storm water management. He noted the basin would be excavated and storm water piping installed, settled down a few feet, and storm water would drain out through a 14-inch sewer at the opposite end. Mr. Eitel stated City Staff recommends that the application be tabled to allow time for preliminary plat and final negotiations to be prepared. He added this application review and public hearing can be re-scheduled for the October 26, 2017, Planning Commission meeting. Mr. Eitel stated the redevelopment of Shingle Creek Crossing 6th Addition was first considered in 2015 as a proposal for Hobby Lobby, but they did not want the second story of the building and the restrictive covenant was an issue. He added a second preliminary plan was presented and approved, and this will be the third preliminary plat application for this area. Mr. Eitel stated, as part of the site plan review, expansion of parking along the boulevard on Bass Lake Road would affect the current drive aisle lane within the parking lot. He added the drive lane area is delineated by traffic islands with trees and plantings, and the site plan application does not include parking modification. He noted an area of parking farther to the west, where cars are adjacent to the green area, but the boulevard would have to be expanded, and the overall parking lot would need to be changed. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2017-007 There was a motion by Commissioner Rizvi, seconded by Commissioner Sweeney, to re-open the public hearing on Application No. 2017-007, at 7:19 p.m. The motion passed unanimously. PC Minutes 09-14-17 -4- DRAFT John Pierce, representing HOM Furniture, with headquarters at 10301 Woodcrest Drive NW, Coon Rapids, expressed his appreciation for the support and guidance of City Staff on this process. He added it is HOM’s intent to continue to push forward with this project, and welcomed any questions the Commissioners might have. Commissioner Rizvi asked what are the biggest changes to the site plan from the last amendment that was proposed. Mr. Pierce stated the existing Kohl’s building would be retained and not redeveloped, and the purchase of the EDA site (Parcel F), Parcel X, and the watershed ponding have been eliminated from the site plan proposal. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning, to close the public hearing on Application No. 2017-007 at 7:22 p.m. The motion passed unanimously. Mr. Eitel re-iterated that City Staff recommends that this request be tabled until the preliminary plat is re-introduced by HOM Furniture. He added the proposed sign on the north side of the proposed storm water treatment area should be moved onto the former Kohl’s site should Parcel X not be included as part of the site plan proposal, as the proposed sign would no longer be located on-site. He also noted the amount of on-site parking is part of the site plan review and should be revised if the site plan changes are approved. Mr. Eitel stated, regarding the drive lane within the parking lot along Bass Lake Road, any modification of parking lot layout should be added to the approved site plan, and not necessarily the PUD amendment. He added the EDA has a purchase agreement with Gatlin Development from 2011 for ownership of the EDA parcel. He noted Gatlin has complied with criteria for the purchase agreement, but he is limited to a one-year time frame for development upon sale of the property, and does not have a plan for that site. Mr. Eitel stated City Staff and the residents of Brooklyn Center support and encourage the development of Shingle Creek Crossing, including the addition of HOM Furniture, which is hoped to be a catalyst for further development and revitalization of the area. Mr. Eitel stated the City Council recently approved a plan on the west end of Shingle Creek Crossing/Gatlin Development to build a continuation of the drive access between Sears and the former food court building. He added the proposed design includes a concrete walkway, landscaping, and lighting, to provide safer pedestrian access within the site as well as increased access to shops and amenities on Xerxes Avenue. Mr. Eitel expressed hope that this investment would spur activity and additional business draw to this section of the development. Commissioner Tade requested confirmation that the delay in the HOM site plan review and PUD approval is due to parking assessments based on Wal-Mart’s parking requirements. PC Minutes 09-14-17 -5- DRAFT Mr. Eitel stated there is no longer a PUD by HOM Furniture that identifies them as the developer. He added HOM would potentially own only a portion of the property, and the delay is related to the necessary revised plat. Commissioner Tade requested clarification regarding proposed signage by Gatlin Development. Chair Christensen stated Gatlin initially proposed a sign near the proposed storm water management when HOM Furniture considered the entirety of the site for development. As HOM Furniture has expressed that they would only develop the former Kohl’s site, the proposed sign (as shown) would be located off-site and would need to be relocated to the confines of the former Kohl’s site. Mr. Eitel stated two of the existing Gatlin Development signs to the south were placed 975 feet apart, and the next sign would need to be moved back onto the former Kohl’s site. ACTION TO RECOMMEND TABLING OF PLANNING COMMISSION APPLICATION NO. 2017-007 SUBMITTED BY HOM FURNITURE, INC. / GATLIN DEVELOPMENT There was a motion by Commissioner Schonning, seconded by Commissioner MacMillan, to table Planning Commission Application No. 2017-007. Voting in favor: Chair Christensen, Commissioners MacMillan, Rizvi, Schonning, Sweeney, and Tade. The motion passed unanimously. 6b) APPLICATION NO. 2017-006, A REQUEST BY BROOKLYN CENTER ECONOMIC DEVELOPMENT AUTHORITY PROPERTY ADDRESS: 5301 JAMES AVENUE NORTH Chair Christensen introduced Ms. McIntosh to the Planning Commissioners, and invited her to present this agenda item. Ms. McIntosh stated Application No. 2017-006, relating to an EDA property at 5301 James Avenue North, is a request for a five (5)-foot variance from the 15-foot corner street setback. She added there was a foreclosed home on the property in a blighted condition that was acquired by the Economic Development Authority (EDA) of Brooklyn Center in 2009 through the City’s Remove and Rebuild Program. This 50-foot wide corner lot is now being considered for sale for the construction of a new owner occupied single-family dwelling that requires a five (5)-foot variance from the 15-foot corner street setback. Ms. McIntosh stated the average setback of existing properties on either side of the subject property is approximately 11 feet from the property line. She added a five (5)-foot setback, as proposed, is generally consistent with setbacks along the north side of 53rd Avenue North. Ms. McIntosh stated City Staff supports a Planning Commission recommendation of approval to the City Council for Application 2017-006, a five (5)-foot variance from the 15-foot corner street PC Minutes 09-14-17 -6- DRAFT setback at 5301 James Avenue North, for construction of a new owner occupied single-family dwelling. It was noted that legal notice was published in the local Sun-Post and notice letters were delivered to all neighboring properties within 350 feet of the subject site. Commissioner Rizvi asked whether a single-family home is the only potential use for the property. Ms. McIntosh confirmed this, as the property is in the R2 District and is guided by the Comprehensive Plan for residential use. Commissioner Schonning asked whether the wood stake located on-site at the property are the footprint of the proposed single-family home. Ms. McIntosh confirmed this. Commissioner Schonning stated the proposed single-family home will be in context with the rest of the homes on that street. He added a new home would enhance the neighborhood and be a nice addition, and he does not see any issue with it. He asked whether any neighbors had expressed an opinion. Mr. Eitel stated the public hearing is being held tonight, and City Staff sent notices but no public comment has been received. Chair Christensen asked whether modifications to the home design might result in a variance that is more than the five feet that is being approved. Mr. Eitel stated the proposed plan is what will be built. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2017-006 There was a motion by Commissioner Tade, seconded by Commissioner MacMillan, to open the public hearing on Application No. 2017-006, at 7:41 p.m. The motion passed unanimously. There were no public comments. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner Sweeney, seconded by Commissioner Rizvi, to close the public hearing on Application No. 2017-006. The motion passed unanimously. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2017-10 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2017-006 SUBMITTED BY THE ECONOMIC DEVELOPMENT AUTHORITY There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to approve Planning Commission Resolution No. 2017-10. PC Minutes 09-14-17 -7- DRAFT Voting in favor: Chair Christensen, MacMillan, Rizvi, Schonning, Sweeney, and Tade. The motion passed unanimously. 7. DISCUSSION ITEMS 7a) LOCAL COMPREHENSIVE PLANNING FORUM Mr. Eitel stated Metropolitan Cities’ Forum on Local Comprehensive Planning will be held at Roseville Skating Center on Friday, September 15, 2017, from 8:00 a.m. – noon. Planning Commissioners are welcome to attend. He added he is not available that morning, but Ms. McIntosh plans to attend. Ms. McIntosh stated Commissioner Koenig has expressed an interest in attending as well and is registered to attend. Chair Christensen requested that the forum materials be distributed to the Commission. Ms. McIntosh acknowledged the request. 7b) 2017 APA MINNESOTA PLANNERS CONFERENCE Mr. Eitel stated the 2017 American Planning Association (APA) Minnesota Planners Conference will be held in Mankato from September 27-29, 2017. Planning Commissioners are encouraged to attend, as there is a Planning Department budget for educational opportunities. He added the Commissioners should already be receiving the monthly APA magazine. He requested that Ms. McIntosh follow up on that. Ms. McIntosh requested that any interested Commissioners should contact her as soon as possible. Chair Christensen stated Thursday September 28, 2017, is also the Planning Commission meeting. Ms. McIntosh stated Commissioners can attend one day of the conference. She added Friday’s session is a half day and will be done by noon, and Wednesday does not begin until noon and goes into the evening. The Conference will be held all day on Thursday. Commissioner Tade asked whether City Planning staff will be attending. Ms. McIntosh stated she plans to attend. Commissioner Tade stated she would like to attend but needed to check her work schedule. Chair Christensen stated he would be interested in getting the APA monthly journal electronically, if possible. 8. OTHER BUSINESS 8a) FINAL PLAT REVIEW – TOPGOLF Mr. Eitel stated tonight’s meeting packet includes a provision for the TopGolf final plat for the Planning Commission’s review. He added the TopGolf facility will be located at the Regal PC Minutes 09-14-17 -8- DRAFT Theater site, and incorporated with the preliminary plat is the vacant lot at the south end of Camden Avenue North. He noted final plat approval is scheduled to be reviewed at the City Council’s September 25, 2017, Regular Meeting. Chair Christensen asked whether this review has bypassed the Planning Commission. Mr. Eitel stated no action is required from the Planning Commission because the final plat is consistent with the preliminary plat. He added it would be appropriate for the Planning Commissioners to provide a statement of consensus. There was consensus among the Planning Commissioners that, upon review, the TopGolf final plat appears to be consistent with the preliminary plat. Mr. Eitel stated TopGolf closed on the property today, and demolition is planned for next week, with construction to commence shortly thereafter. Chair Christensen stated the community is very excited about TopGolf and everyone is talking about it. He added it will be a very good deal, drawing people from throughout the metro region to Brooklyn Center. Mr. Eitel agreed, adding it is an opportunity to showcase Brooklyn Center, and give visitors a great experience. 9. ADJOURNMENT There was a motion by Commissioner Sweeney, seconded by Commissioner Rizvi, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:00 p.m. ___________________________ Chair 1 TO: The Members of the Planning Commission FROM: Gary Eitel, Director of Business & Development DATE: October 12, 2017 SUBJECT: Planning Discussion Items Item 7(a) Gatlin Development Company/Kohl Site & EDA Parcel – a. Preliminary Plat of Shingle Creek Crossing 6th Addition • HOM Furniture has chosen not to create a separate lot for building site X at this time. Consequently, the 6th Addition only addresses the EDA parcel and the addition of a remnant from the initial removal of a free right hand turn lane to Outlot A, Shingle Creek Crossing. b. Revisions to PUD Amendment No. 8 Master Development Plan (continued public hearing) • The PUD revisions to the February 13, 2017, City Council approval (Res. No. 2017-25) include the following: o Revised Master Plan to illustrate the storm water improvements (Bio- Infiltration Basin); relocation of the Hwy 100 business sign; revision to the south access drive and minor revision to the main entrance; the illustration of four (4) possible pad sites and uses for the Building Site X; and the conceptual layout of a bank on the EDA parcel. Item 7(b) Twin Lake Condos – Preliminary Plat • Proposed subdivision of an R2 (Two Family Residence) District property into two separate lots (4747 & 4749 Twin Lakes Avenue). Item 7(c) The Luther Company, LLLP – a. Preliminary Plat of Northtown 4th Addition • Enclosed is the legal notice sent to property owners within 350 feet of the subject property for the proposed replat of five (5) lots into three (3) lots. The subject property includes the Chevrolet Dealership, the Buick-GMC Dealership, and the new Mazda-Mitsubishi Dealership. b. Amendment to 2008 Planned Unit Development plans and documents • Minor amendment to adjust the lot configuration of the Chevrolet and Buick- GMC Dealerships. c. Establishment of a new Planned Unit Development for the Mazda-Mitsubishi Dealership • The proposed modifications include the continuation of a five (5) foot parking setback along I-94/694 and a requested increase in area for a secondary sign to enable both dealerships to have 250-square feet of business signage along the interstate. 2 Item 8 (a) Adult Day Care (adjacent to the Sanctuary at Brooklyn Center Senior Housing) • Attached are the conceptual plans provided by the developer of the Sanctuary senior housing facility for the complementary use of a 5,200-square foot adult day care on the adjoining two EDA properties located at 6101 and 6107 Brooklyn Boulevard. The EDA has approved a Letter of Intent (LOI) and is in the process of preparing a purchase agreement. The development of the site will involve confirmation that an adult day care is similar to a group day care, which is an allowed Special Use in the C1 and C2 Districts, a replat/consolidation of these two lots, and site and building plan approval. Item 8 (b) 57th and Logan Site Redevelopment (proposed four story, 118,000-square foot commercial indoor storage building) • Attached are the conceptual plans provided by Ebert Construction for the development of a four (4) story, 118,000-square foot commercial indoor storage building on approximately 2.5 acres on the northern portion of the 57th & Logan site, which encompasses eight acres. The EDA has approved a Letter of Intent (LOI) and is in the process of preparing a purchase agreement. The development of the site will involve establishing a PUD/C2 zoning classification for the site, a replat to create this development site, and site and building plan approval. The 57th & Logan site has been identified as one of the Council’s Strategic Redevelopment Goals. T W I N L A K E A V E L A K E V I E W A V E N LAKESIDE AVE N LAKE BREEZE AVE Request: Preliminary Plat of Twin Lake CondosApplicant: Joseph Cheney Subject Property (4747 / 4749 Twin Lake Avenue North) T W I N L A K E A V E I 16 12 33 58 3 127 10 9 8 7 22 21 29 2911111111121212 22 AC 4 2 AC 10 9 8 11 PROPOSED BUILDING FFE=863.5 BLOCK 1 LOT 2BLOCK1 LOT 1 BLOCK 1 LOT 3 59 7 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 7 34 10 10 10 10 2 AC PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE ISSUE / REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX ISSUE / REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LA N D F O R M c Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC. DEVELOPER MUNICIPALITY SES 09.26.2017 SEPTEMBER 26, 2017 LUT17037 20 1 7 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: NORTH 0 50 100 C201LUT037 SITE PLAN C2.1 SITE PLAN NOTES PARKING SUMMARY AREA SUMMARY ZONING AND SETBACK SUMMARY LEGEND INTERSTATE 94/694 BR O O KLYN BLV D 68TH AVE N 6 9 T H AV E N L E E A V E N N O B L E L N N N O B L E A V E N Request: (1) Preliminary Plat of Northtown 4th Addition (2) Amendment to 2008 PUD Plans and Documents (3) Establishment of New PUDApplicant:The Luther Company, LLLP I Subject Property (4301, 4315, 4321, and 4435 68th Avenue N / 6701 Brooklyn Boulevard) North Memorial Ambulance Note: Logo use for illustrative purposes only.