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HomeMy WebLinkAbout2018 03-29 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER March 29, 2018 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Agenda Motion to Approve Planning Commission Meeting Agenda for March 29, 2018 4. Approval of Minutes Motion to Approve the March 15, 2018, 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 Application Items a. Planning Commission Application No. 2018-003 Applicant: David Pemberton (Sathre-Bergquist, Inc.) Project Address: 5006 France Avenue North (PID: 10-118-21-13-005) Request: (1) Preliminary Plat for Mohs Addition, which would subdivide an existing R1 (One Family Residence) District property into two approximately 9,982-square foot lots. 7. Discussion Items a. 2040 Comprehensive Plan Process with Jennifer Haskamp of Swanson Haskamp Consulting (SHC) b. City Council Planning Commission Applications Update c. Joint Commission Meeting with City Council—April 4, 2018 8. Other Business None 9. Adjournment PC Minutes 03-15-18 -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 MARCH 15, 2018 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Randall Christensen at 7:00 p.m. 2. ROLL CALL Chair Randall Christensen, Commissioners Alexander Koenig, Jack MacMillan, Stephen Schonning, Rochelle Sweeney, Susan Tade, and Abraham Rizvi were present. City Planner and Zoning Administrator Ginny McIntosh, Community Development Director Meg Beekman, and Michaela Kujawa-Daniels of TimeSaver Off Site Secretarial, Inc. were also present. 3. APPROVAL OF AGENDA – MARCH 15, 2018 There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to approve the agenda for the March 15, 2018, meeting as submitted. The motion passed unanimously. 4. APPROVAL OF MINUTES – MARCH 1, 2018 There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning, to approve the minutes of the March 1, 2018, 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. 6. PLANNING APPLICATION ITEMS 6a). APPLICATION NO. 2018-001 GREG HAYES (EBERT CONSTRUCTION) PROJECT ADDRESS: 1950 57TH AVENUE NORTH City Planner and Zoning Administrator Ginny McIntosh introduced Application No. 2018-001. She reviewed the background and purpose of this application, before proceeding with a PowerPoint presentation of the requests. PC Minutes 03-15-18 -2- DRAFT Ms. McIntosh asked the Commissioners if they had any questions for her on this Application. There was a motion by Commissioner Schonning, seconded by Commissioner Tade, to open the public hearing. The motion passed unanimously. Greg Hayes of Ebert Construction addressed the Commission. He stated they are working with the Minnesota Pollution Control Agency (MPCA) on the clean-up needed in the vicinity of the Subject Property. He stated the vapor testing was recently conducted. Once final results are available, he noted that these could be provided to the Planning Commission. He stated the MPCA feels the contamination levels are below the maximum allowable threshold and manageable. Commissioner Rizvi asked what the next steps would be for the developer if the application for the preliminary plat, establishment of a Planned Unit Development (PUD), and site and building plan is approved. Ms. McIntosh stated that the Applicant would need to receive approval for a final plat and have the Subject Property formally re-zoned as part of the PUD process. Commissioner Tade asked if there might be any access conflicts for those utilizing the storage site. Ms. McIntosh provided an overview of the plat and noted that the proposed access drive would be in near alignment with 58th Avenue North and Logan Avenue North. Chair Christensen asked if Outlot A will remain as it is. Mr. Hayes stated that the MPCA has stated it will be a long time before Outlot A can be developed. This is to ensure the ground water and soils are safe. Commissioner Schonning stated this was not his first choice for this site but he feels this is a good compromise considering the powerline, which runs east to west to the south of the Subject Property, has not allowed them to do much in that area. There was a motion by Commissioner MacMillan, seconded by Commissioner Rizvi, to close the public hearing. The motion passed unanimously. Commissioner Sweeney asked if there will be an employee onsite. Mr. Hayes stated there are typically two employees on site during regular office hours, which are proposed to be 9 a.m. to 6 p.m. Monday through Friday and 10 a.m. to 4 p.m. on Saturdays. Customers will have access to their rental units seven days per week between the hours of 6 a.m. and 10 p.m. Commissioner Tade asked if 12 parking spots are adequate for the amount of storage units being built. Mr. Hayes stated that other sites have similar parking and have had no issues with parking. This is due to customers spending a short duration at the site, as it is meant for storage. Mr. Hayes stated the building will be about 45 feet tall. He provided an overview of the building materials and noted that, although signage is not part of the request, the plan is to submit signage that meets the provisions of Chapter 34 (Signs) of the City Code. Steve Oliver with Mohagen and Hansen Architects reviewed the building materials and how they plan to achieve the mix of exterior colors with the material uses. PC Minutes 03-15-18 -3- DRAFT Zabrina Schultz, 5813 Knox Avenue North, arrived after the public hearing had been closed. Chair Christensen asked for a motion to re-open the public hearing to allow her to address the Commission. There was a motion by Commissioner Rizvi, seconded by Commissioner Tade, to re-open the public hearing. The motion passed unanimously. Zabrina Schultz, 5813 Knox Avenue North, stated she walks by this proposed site to get to the bus stop every day and she does not want the storage building at this location. She stated it would be better used as a place for a nature preserve or dog park. She asked if they have taken the traffic into account, as she believes the storage site will increase the traffic in that area. She further noted that she has been nearly hit on multiple occasions in the vicinity of 57th Avenue North and Logan Avenue North. Chair Christensen stated the Applicant has provided examples of like storage locations across the Twin Cities metro to determine their parking needs. Ms. Schultz states she is not in favor of this project. Chair Christensen stated he appreciates the input and noted anyone who is opposed should follow up with the City Council via phone and internet as they will ultimately be the ones who approve this proposal or not. Commissioner Sweeney stated that, because the ground water is contaminated, there are some limitations and considerations as to what can be put on this site. Mr. Hayes stated the MPCA noted that a commercial use would be a good use on this portion of the site. There was a motion by Commissioner MacMillan, seconded by Commissioner Tade, to close the public hearing. The motion passed unanimously. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2018-001 REGARDING THE DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2018-001 SUBMITTED BY GREG HAYES (EBERT CONSTRUCTION), REQUESTING APPROVAL OF THE PRELIMINARY PLAT OF NORTHBROOK CENTER 3RD ADDITION (LOCATED AT 1950 57TH AVENUE NORTH) There was a motion by Commissioner Koenig, seconded by Commissioner Tade, to approve Planning Commission Resolution No. 2018-001 as submitted. Voting in favor: Chair Christensen, Commissioners Koenig, MacMillan, Sweeney, Schonning, Rizvi, and Tade. And the following voted against the same: None. The motion passed unanimously. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2018-002 REGARDING THE DISPOSITION OF PLANNING COMMISSION PC Minutes 03-15-18 -4- DRAFT APPLICATION NO. 2018-001 SUBMITTED BY GREG HAYES (EBERT CONSTRUCTION), REQUESTING APPROVAL OF A NEW PLANNED UNIT DEVELOPMENT WITH NEW ZONING CLASSIFICATION OF PUD-C2 (PLANNED UNIT DEVELOPMENT – COMMERCE) AND DEVELOPMENT SITE PLAN OF AN INDOOR COMMERICAL STORAGE BUILDING (PROPERTY LOCATED AT 1950 57TH AVENUE NORTH) There was a motion by Commissioner Koenig, seconded by Commissioner Tade, to approve Planning Commission Resolution No. 2018-002 as submitted. Voting in favor: Chair Christensen, Commissioners Koenig, MacMillan, Sweeney, and Tade. And the following voted against the same: Commissioners Schonning and Rizvi. The motion passed (5 in favor to 2 against). 6b.) APPLICATION NO. 2018-002 TASHITAA TUFAA (MISSISSIPPI VALLEY PROPERTIES, LLC) PROJECT ADDRESS: 6440 JAMES CIRCLE NORTH Ms. McIntosh provided a presentation on the proposed event center, to be located in the former AMF Earle Brown Lanes building located at 6440 James Circle North. Ms. McIntosh provided an overview of the site’s history, its previous use as a bowling alley, restaurant, and bar, and its ultimate closing. Ms. McIntosh noted that the Applicant intends to conduct a significant demolition on the interior of the approximately 35,462-square foot building. The exterior improvements would be limited to the construction of a porte-cochère, relocation of the trash enclosure, and alterations to the parking and sidewalk areas. There was a motion by Commissioner Rizvi, seconded by Commissioner Koenig, to open the public hearing. The motion passed unanimously. Zabrina Schultz, 5813 Knox Avenue North, addressed the Commission and stated she is in favor of this project and likes that it is not near her house. She stated she likes the idea of an additional amenity being provided to the community. There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to close the public hearing. The motion passed unanimously. Commissioner MacMillan asked if the restaurant will be open to public. Mr. Tufaa stated that he anticipates the restaurant being open to the public seven days per week. The food will offer lunch and dinner courses and is proposed to open at 11 a.m. each day. Peter Hill, Architect, addressed the Commission about the siding and materials currently on the building and explained how they plan to clean up the building. He stated the existing concrete masonry units (CMUs) on the building are different than those he has seen before, and noted PC Minutes 03-15-18 -5- DRAFT their intention is to strip the siding, which is currently covering the CMUs off, and then conduct any necessary maintenance. Commissioner Rizvi asked if this will be used for a music venue. Ms. McIntosh stated they would be permitted to have music as ancillary to the event center/restaurant only, as a special use permit is required in cases where eating establishments offering live entertainment are located in the C2 (Commerce) District. Commissioner MacMillan stated he found out that Mr. Tufaa was named Entrepreneur of the Year by the Metropolitan Economic Development Association (MEDA) in 2012 and congratulated him on that award. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2018-003 REGARDING THE DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2018-001 SUBMITTED BY TASHITAA TUFAA OF MISSISSIPPI VALLEY PROPERTIES, LLC, FOR APPROVAL OF A SITE AND BUILDING PLAN AND ISSUANCE OF A SPECIAL USE PERMIT TO CONVERT A FORMER BOWLING ALLEY AND RESTARUANT INTO AN EVENT CENTER IN THE C2 (COMMERCE) DISTRICT (LOCATED AT 6440 JAMES CIRCLE NORTH) There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to approve Planning Commission Resolution No. 2018-003 as submitted. Voting in favor: Chair Christensen, Commissioners Koenig, MacMillan, Schonning, Sweeney, Tade and Rizvi. And the following voted against the same: None. The motion passed unanimously. 7. DISCUSSION ITEMS None. 8. OTHER BUSINESS At the request of Chair Christensen, Community Development Director Meg Beekman introduced herself. She informed the Commission that as the comprehensive plan process is currently underway; there will be a lot of work to do in the coming months. Ms. McIntosh stated she has one formal submittal for the next meeting on March 29th, 2018, and noted Ms. Haskamp of Swanson Haskamp Consulting (SHC) will likely be present at the next meeting to continue discussions on the comprehensive plan. Ms. Beekman and Ms. McIntosh engaged with the Commission as to their interest in receiving the American Planning Association (APA) newsletter and membership. Ms. Beekman asked the PC Minutes 03-15-18 -6- DRAFT Commissioners what type of APA membership they are interested in and reviewed the options available with each level. 9. ADJOURNMENT There was a motion by Commissioner Sweeney, seconded by Commissioner Tade, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:07 p.m. _______________________________ _______________________________ Ginny McIntosh, Secretary Randall Christensen, Chair ________________ App. No. 2018-003 PC 03/29/2018 Page 1 Planning Commission Report Meeting Date: March 29, 2018 INTRODUCTION David Pemberton of Sathre-Berquist, Inc. (“the Applicant”), is seeking Preliminary and Final Plat approval on behalf of property owner Michael Mohs of A&M Estate Services, LLC, to subdivide a currently un- platted residential property located at 5006 France Avenue North (“the Subject Property”) into two (2) new lots, to be known as Mohs Addition (Exhibit A). As part of the application process, a public hearing was scheduled with the Planning Commission for March 29, 2018, as published in the Brooklyn Center Sun Post on March 15, 2018 (Exhibit B), and notices were mailed to surrounding property owners. ANALYSIS The Subject Property is approximately 0.46 acres in size (19,926 square feet), and situated in the R1 (One Family) Zoning District. Existing site improvements include a single-family house constructed in 1950, a detached two-car garage, a gravel driveway, shed, and deck structure (see Map 1 and Image 1 below). Map 1. 5006 France Avenue South (identified in red). • Application Filed: 02/26/2018 • Review Period (60-day) Deadline: 04/27/2018 • Extension Declared: N/A • Extended Review Period Deadline: N/A ________________ App. No. 2018-003 PC 03/29/2018 Page 2 Image 1. Existing house, detached garage, and driveway at 5006 France Avenue North (Courtesy of Google Maps). The Subject Property is surrounded by R1-zoned properties to the north and east, R4 (Multiple Family Residence) zoned townhomes to the south, and I2 (General Industry) and PUD-R1 (Planned Unit Development-One Family Residence) zoned properties to the west. As proposed, the Applicant would subdivide the 150-foot wide property into two (2) 75 foot wide by 133 foot deep lots. Per the minimum district requirements under Section 35-400 (Table of Minimum District Requirements), the minimum lot width for an R1-zoned interior lot is 75 feet. Additionally, the minimum land area for an R1 (One Family) interior lot is 9,500-square feet per unit. Based on the Preliminary Plat of Mohs Addition, the two lots would be approximately 9,982-square feet, respectively. With regard to the minimum required building setbacks, the building setbacks for R1 (One Family) interior lots per the City Zoning Code are as follows: Front Yard: 35 feet Side Interior Yard: 10 feet Rear Yard: 25 feet The building setbacks for the existing home, which would be located on Lot 1, are as follows: Proposed Lot 1 (North Lot) Front Yard: 47.4 feet Side Interior Yard: 10 feet Rear Yard: 51.2 feet ________________ App. No. 2018-003 PC 03/29/2018 Page 3 Although there are no immediate plans to construct a house on proposed Lot 2 (South Lot) at this time, the Applicant has indicated on the preliminary plat that construction of a single family home with an attached one-car garage would meet the setback requirements identified in Chapter 35 (Zoning Ordinance). In reviewing the adjacent lots (see Map 1 above), the proposed lots would be of comparative size with the neighboring R1-zoned lots. ASSISTANT CITY ENGINEER’S REVIEW Assistant City Engineer Andrew Hogg provided a series of recommendations as part of any positive plat approval. These recommendations are outlined in his memorandum dated March 20, 2018, and as attached hereto as Exhibit C. FINDINGS Upon review of the submitted preliminary plat, it appears the plat would meet the minimum requirements as established under Chapter 15 (Platting), and Chapter 35 (Zoning). As a condition of any approval, the existing detached garage would need to be either relocated or demolished, as it would straddle the property lines of proposed Lots 1 and 2. Additionally, any portion of the existing driveway that encroaches over the new property line would need to be removed. A new access drive would also need to be installed on the north lot, as a minimum of two off-street parking spaces is required per dwelling unit. This driveway would need to be constructed so as to meet all City Code requirements. RECOMMENDATION Staff recommends the following conditions be attached to any positive recommendation on the approval of Planning Commission Application No. 2018-003 for the Subject Property located at 5006 France Avenue North: 1. Provide driveway curb cut and driveway access to the northern property (proposed Lot 1). As part of this request, the Applicant/Property Owner will need to: a. Apply for a Driveway Permit from the City Public Works Department. Said permit shall be applied for at or before time of final plat recording with Hennepin County. 2. Remove the existing detached garage and all driveway that encroaches onto the north lot (proposed Lot 1). A demolition permit for the existing detached garage shall be applied for with the City at or before time of final plat recording with Hennepin County. a. Construction of a new garage requires compliance with City Code, including, but not limited to: setback, height, minimum accessory to primary distance, maximum accessory structure square footage, and any building permit approval requirements. 3. As part of final plat approval, mylar copies shall be in substantial conformance with the referenced plans, unless modified by any staff recommended conditions. As part of this process, the Applicant shall: i. Update the Engineer signature block to reflect a “2018” date, rather than a “2017” date on the submitted plat; ii. Provide two mylar copies as part of final plat approval; and iii. Provide an updated certified abstract of title or registered property report to ________________ App. No. 2018-003 PC 03/29/2018 Page 4 the City Attorney or City Planner for review at time of final plat application (within 30 days of release of final plat). 4. Comply with all other recommendations as noted in the Assistant City Engineer’s memorandum dated March 20, 2018 (Exhibit C) or as required by Hennepin County. Based on the above-noted findings, staff recommends: The Planning Commission recommends City Council approval of the requested preliminary plat for Mohs Addition, subject to the Applicant complying with the comments outlined in the Assistant City Engineer’s memorandum dated March 20, 2018 (Exhibit C), and conditions of approval, as noted above. Should the Planning Commission accept these recommendations, the Commission may elect to adopt the draft resolution attached as Exhibit D. ATTACHMENTS Exhibit A- Preliminary Plat of Mohs Addition, prepared by Sathre-Bergquist, Inc, dated February 6, 2018. Exhibit B- Public Hearing Notice for 5006 France Avenue North, as published in the Brooklyn Center Sun Post on March 15, 2018. Exhibit C- Public Works Preliminary and Final Plat Review Memorandum for 5006 France Avenue N, prepared by Assistant City Engineer Andrew Hogg, dated March 20, 2018. Exhibit D- Draft Resolution for Preliminary Plat of Mohs Addition (5006 France Avenue North). M E M O R A N D U M DATE: March 20, 2018 TO: Ginny Mc Intosh, City Planner and Zoning Administor FROM: Andrew Hogg. Assistant City Engineering SUBJECT: Public Works – Preliminary and Final Plat Review for 5006 France Ave N Public Works Department staff reviewed the preliminary plat and final plat submittals dated March 19, 2018, for the proposed MOHS ADDITION and provide the following recommendations: General: 1. Provide driveway curb cut to northern property. Must apply for Driveway Permit from public works. 2. Remove existing garage and driveway that encroaches on to north lot. 3. No negative impacts on adjacent properties. 4. Submit two mylar copies of the final plat signed by the surveyor and owner. All aforementioned items, comments and recommendations are provided based on the information submitted by the applicant at the time of this review. The preliminary plan (and final plat must be developed and maintained in substantial conformance with the referenced plans, unless modified by the staff recommended conditions above. Subsequent approval of the final plat may require additional modifications based on the City Engineer and other public officials having jurisdiction over approval of the final site plans. Commissioner introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 2018-004 RESOLUTION REGARDING RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2018-003 SUBMITTED BY DAVID PEMBERTON OF SATHRE-BERGQUIST, INC, REQUESTING APPROVAL OF THE PRELIMINARY PLAT FOR MOHS ADDITION (LOCATED AT 5006 FRANCE AVENUE NORTH) WHEREAS, Planning Commission Application No. 2018-003 was submitted by David Pemberton of Sathre-Bergquist, Inc, on behalf of property owner Michael Mohs of A&M Estate Services, LLC, requesting approval of a Preliminary Plat of a new subdivision to be titled MOHS ADDITION, which would subdivide an existing 0.46 acre (19,926-square feet) lot into two, approximately 9,982-square foot lots, respectively, and WHEREAS, on March 29, 2018, the Planning Commission held a duly called public hearing, whereby this item was given due consideration, a staff report was presented, and a public hearing was opened to allow for public testimony regarding the preliminary plat of MOHS ADDITION, which were received and noted for the record; and WHEREAS, the Planning Commission has determined during its review of the preliminary plat materials submitted with Planning Application No. 2018-003, that said plat is in general conformance with the City of Brooklyn Center’s City Code Chapter 15 – Platting; and NOW, THEREFORE, BE IT RESOLVED that the Planning Advisory Commission of the City of Brooklyn Center, Minnesota, does hereby recommend to the City Council that Application No. 2018-003, as submitted by David Pemberton of Sathre-Bergquist, Inc, and requesting Preliminary Plat consideration of a new subdivision to be titled MOHS ADDITION, may be approved based upon the following conditions: 1. Provide driveway curb cut and driveway access to the northern property (proposed Lot 1). As part of this request, the Applicant/Property Owner will need to: a. Apply for a Driveway Permit from the City Public Works Department. Said permit shall be applied for at or before time of final plat recording with Hennepin County. 2. Remove the existing detached garage and all driveway that encroaches onto the north lot (proposed Lot 1). A demolition permit for the existing detached garage shall be applied for with the City at or before time of final plat recording with Hennepin County. a. Construction of a new garage requires compliance with City Code, including, but not limited to: setback, height, minimum accessory to primary distance, maximum accessory structure square footage, and any building permit approval requirements. PC RESOLUTION NO. 2018-004 3. As part of final plat approval, mylar copies shall be in substantial conformance with the referenced plans, unless modified by any staff recommended conditions. As part of this process, the Applicant shall: i. Update the Engineer signature block to reflect a “2018” date, rather than a “2017” date on the submitted plat; ii. Provide two mylar copies as part of final plat approval; and iii. Provide an updated certified abstract of title or registered property report to the City Attorney or City Planner for review at time of final plat application (within 30 days of release of final plat). 4. Comply with all other recommendations as noted in the Assistant City Engineer’s memorandum dated March 20, 2018 (Exhibit C) or as required by Hennepin County. 5. The final plat shall be subject to the provisions of Chapter 15 of the City Ordinances. March 29, 2018 Date Randall Christensen, Chair ATTEST: Ginny McIntosh, Secretary The motion for the adoption of the foregoing resolution was duly seconded by member and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: whereupon said resolution was declared duly passed and adopted.