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HomeMy WebLinkAbout2017 09-14 PCMMINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA SEPTEMBER 1.4, 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. Director of Business & Development Gary Eitel, Planner and Zoning Administrator Ginny McIntosh, and Mary Mullen, 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) 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) APPROVE THE AUGUST 31, 2017, MEETING MINUTES There was a motion by Commissioner Schonning, seconded by Commissioner MacMillan, to approve the meeting minutes for the August 31, 2017 meeting as submitted. The motion passed unanimously. 5. CHAIR'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 -1- 6. PLANNING APPLICATION 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, consideration of a 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 pone 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, 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, triggered by the three-story medical building to be constructed on a portion of the parking lot. He noted 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 Creels 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 then 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 -2- 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 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. Ile 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 6t" 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 further 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 09-1.4-17 -3- 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. 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 stormwater 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 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, and he is limited to a one-year time frame for development upon sale of the property, but he 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 Creels 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 driveway between Sears and the former food court building. He added the proposed design includes a concrete walkway, landscaping, 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 is due to parking assessments based on Wal -Mart's parking requirements. PC Minutes 09-14-17 4- 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 -5- 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. IVIS. McIntosh confirmed this, as the property is in the R-2 District and guided by the Comprehensive Plan for residential use. Commissioner Schonning asked whether. the stake locations shown 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 5 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. 2017-006 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 Corrnnissioner Sweeney, to approve Planning Commission Resolution No. 2017-006. PC Minutes 09-14-17 -6- 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 pians 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 -7- 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 Coinmi$sion meeting. The motion passed unanimously. The meeting adjourned at 8:00 p:ii? _ar t 4 Chair PC Minutes 09-14-17 -8-