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Home My WebLink AboutPC78058 -10/5/78 - 5637 Brooklyn BlvdPLANNING COMMISSION FILE CHECKLIST File Purge Date: FILE INFORMATION Planning Commission Application Number: PROPERTY INFORMATION Zoning: PLAN REFERENCE Note: If a plan was found in the file during the purge process, it was pulled for consolidation of all plans. Identified below are the types of plans, if any, that were consolidated. • Site Plans • Building Plans • Other: FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. Document Type Date Range Location Agendas: Planning Commission Office Minutes: Planning Commission /61 �* City Vault /79 Minutes: City Council �.;1,&/78 City Vault Document Type Number Location Resolutions: Planning Commission City Vault Resolutions: City Council City Vault Ordinances: City Council City Vault CITY OF BROOKLY N CENTER je� �7 PL �fiP�I'�1 i;MMISSIOIN ZOINING APP!_1'CA 10N Application No. 78058 Please Print Clear y ar t e Street Location of Property 5637 Brooklyn_Boulevard Legal Le.rr� t r Property (See attached Legal Description p o + of Prope, t) Part of Lot 29, -Auditors sub ivision and that __portion lying between _said _parcel_ and Northport Dr. See Exhibit A). Owner HENNEPIN COUNTY (the applicant is _purchasing the property contingent upon the rezoning approval]. Address Plibrie No. Applicant" Brooklyn Properties, a Limited Partnership consisting of Dean Nyquist,. e arT"-l-aisefs�i0 , �a'mes �peck'mari;""aricT L: `T3a:vicT"l%nriirigson� ---`_. Address 6120 Earle Brown Drive ,�};o;1e ��. 560-7420 Type of Request: _ X.___ Rezoning -y _ Subdivision Approval +, Variance � Site & Bldg, P ! of Approval Special Use Permit Othcr: Description of RegWS-1.:� Rezone fromResidentialto C_-1 for_general office - use. It is intended to be used as a law office, owned and occupied by the above applicant with possible limited leasing of additional space to other tenants. Tentative plans are available. Fee $ Receipt. No. Appi ca'r) art', e Dean A. Nyquk-st`- General Partner PLANNING COAr,,,TSSION PFCOMMCNDATION Dates of P.C. Consideration: Apprci;ed ing ccnd 'ions: {]ate Deni ed 7 -hi S Clay of �-( �- 19 7 s s ub-ie t, t o i,he 'M1, 1 (,,-vi_ CITY COUNCIL. ACTION Chat rnian Dates rt Council Consideration: AL)pr oVec: Don, ed this ��/� ci,,y1-c 19 " a . vli th the f of I ov:; ng amendn,,ent' : P/ 1 Forl11 No. IS ;over ploy .�) e i^ Correct Legal Description: That part of S 165 ft. of N 435 08/100 ft. of Lot 29 lying E of a line running S at right angles from a point in N line of said 165 ft. tract. Distance 270 ft W from center line of State Highway No. 152, and the northerly 165 feet of the westerly 28.11 feet of Lot 1, Block 1, Library Terrace Addition. Planning Commission Information Sheet Application No. 78058 Applicant: Brooklyn Properties (Dean Nyquist, Medard Kaisershot, James Speckman and L. David Henningson) Location: 5637 Brooklyn Boulevard Request: Rezoning The applicant is requesting rezoning, from R1 (Single Family Residential) to Cl (Service/Office), of an approximate 1 acre site at, 5637 Brooklyn Boulevard. This site is commonly referred to as the slaughterhouse property and is bounded on the east by the Brooklyn Boulevard frontage road; on the north by two single family residential properties (5643 Brooklyn Boulevard and 5642 Northport Drive); on the west by Northport Drive; and on the south by Cl properties including the two sites being temporarily occupied by CEAP (5607 and 5625 Brooklyn Boulevard) and the Library property at 5601 Brooklyn Boulevard. The west end of the subject site (approximately 28 ft. by 165 ft.) is part of the Library Terrace Addition con- taining the Library, but is zoned R1. The applicant proposes to combine this with the slaughterhouse property for the development of a law office. He has submitted a conceptual drawing for a three story, 14,850 sq. ft. office building indicating their proposed plans, should a rezoning be accomplished. This parcel was considered for rezoning to Cl in 1976 under Application No. 76053 (City Council minutes attached) when the library site was rezoned. There was much discussion at that time as to whether or not the slaughterhouse property should be included in the rezoning. The record indicates the Council's feeling at that time that the slaughterhouse property should remain R1, but that they would con- sider a rezoning of the property at a future date if a specific proposal was put forth. Record also indicates that the City Council felt the Planning Commission should study this area along Brooklyn Boulevard between 53rd Avenue North and County Road 10, particularly vacant properties, for rezoning during the Compre- hensive Planning review process. This application was introduced and a public hearing was held by the Planning Commission on October 5, 1978. The matter was tabled by the Commission that evening and referred to the Southwest Neighborhood Advisory Group for review and comment. The Neighborhood Group met on November 8, 1978 and a copy of the minutes from that meeting is attached. The Group recommended rezoning from R1 to C1,'all existing property, starting with and including the Northport Medical Center, 5415 Brooklyn Boulevard, north to and including the old slaughterhouse property, 5637 Brooklyn Boulevard. A copy of the Rezoning Evaluation Policy and Review Guidelines contained in Section 35-208 of the City Ordinances is attached for review. Careful consideration of these criteria is encouraged. RECOMMENDATION It is recommended that the Commission look at the specific proposal contemplated by this application. It is not recommended that the Southwest Neighborhood Advisory Group's recommendation be accepted in its entirety, but rather the re- zoning of the property from the Northport Clinic northerly be considered in light of the Comprehensive Plan review. There may well be merit in rezoning this property, but it would be more appropriate to consider this with the Comprehensive Plan. 12-7-78 Application No. 78058 Page 2 There may be merit in rezoning the subject property particularly in light of the present Comprehensive Plan's acknowledgement of Service/Office and Multiple Family Residential rezonings on Brooklyn Boulevard. Also, the City Council, when rezoning the Library property, indicated they would consider rezoning the slaughterhouse property if a specific proposal was put forth. The proposal does meet some of the Rezoning Guidelines which can be looked at collectively or individually after measuring the proposal first against the policy that the zoning be consistent with the Comprehensive Plan and does not -constitute "spot zoning" defined as a zoning decision which discriminates in favor of a particular landowner, and does not re- late to the Comprehensive Plan or to accepted planning principles. With respect to the Rezoning Guidelines, this proposal seems, to some extent, to be consistent with and compatible with surrounding land use classificiations. The Library property to the south is zoned Cl, and to some degree, it is felt that Service/Office uses are compatible with Single Family uses with proper buffering, etc. Also, the permitted uses in the Cl Zoning District could be contemplated for this property and there has been a zoning classification change in the area (the Library property) since the subject property was zoned. It is felt the property can bear the ordinance development restrictions for the proposed zoning districts. The Commission should look closer at the Policy and Review Guidelines before making its final recommendation to the City Council. 12-7-78 Planning Commission Information Sheet Application No. 78058 Applicant: Brooklyn Properties (Dean Nyquist, Medard Kaisershot, James Speckman and L. David Henningson) Location: 5637 Brooklyn Boulevard Request: Rezoning The applicant is requesting rezoning, from R1 (Single Family Residential) to Cl (Service/Office), of an approximate 1 acre site at 5637 Brooklyn Boulevard. This site is commonly referred to as the slaughterhouse property and is bounded on the east by the Brooklyn Boulevard frontage road; on the north by two single family residential properties (5643 Brooklyn Boulevard and 5642 Northport Drive); on the west by Northport Drive; and on the south by Cl properties including the two sites being temporarily occupied by CEAP (5607 and 5625 Brooklyn Boulevard) and the Library property at 5601 Brooklyn Boulevard. The west end of the subject site (approximately 28' by 165') is part of the Library Terrace Addition contain- ing the Library, but is zoned R1. The applicant proposes to combine this with the slaughterhouse property for the development of a law office. The applicant has submitted a conceptual drawing fora three-story, 14,850 sq. ft, office building indicating their proposed plans should a rezoning be accomplished. This parcel was considered for rezoning to Cl in 1976 under Application No. 76053 (City Council minutes attached) when the Library site was rezoned. There was much discussion at that time as to whether or not the slaughterhouse property should be included in the rezoning. The record indicates the Council's feeling at that time, that the slaughterhouse property should remain R1, but that they would consider a rezoning of the property at a future date if a specific proposal is put forth. The record also indicates that the City Council felt the Planning Commission should study this area along Brooklyn Boulevard between 53rd Avenue North and County Road 10, particularly vacant properties, for rezoning during the Comprehensive Planning review process. Attached is a copy of the Rezoning Evaluation Policy and Review Guidelines con- tained in Section 35-208 of the City Ordinances. A review of the Comprehensive Plan relating to this area is important for determining the merits of this re- zoning request. The plan, when referring to land uses along Brooklyn Boulevard, acknowledges permitting a limited amour of Service/Office establishments at appropriate locations. It goes on to state as a goal "to preserve existing single family housing along Brooklyn Boulevard, at least for the near future, where it is an integral part of a single family residential neighborhood, and not segmented therefrom by other land uses, and especially where a frontage road exists or.where one can be installed." With respect to plan recommendations regarding the Southwest Neighborhood, it states "maintain that part of the Southwest Neighborhood lying north of 53rd Avenue in permanent single family residential use. The recent construction of a frontage road along Brooklyn Boulevard will permit the existing adjacent homes to continue as an integral part of the neighborhood. Commercial development should definitely be prohibited along the east edge of the neighborhood." There is a basic conflict between the Comprehensive Plan and this particular request and the rezoning, if desirable, should be accompanied by an amendment to the Comprehensive Plan. It should also be pointed out again that there has been direction given to study this area for possible rezoning in conjunction with the present Comprehensive Planning process, and that this item has been referred to the City's Planning Consultant for input. They have indicated that their study of Brooklyn Boulevard and various recommendations will be completed by February of 1979. A public hearing has been scheduled and notices have been sent. 10-5-78 Application No. 78058 Page 2 Recommendation It is established Commission policy to refer all rezoning and Comprehensive Plan review matters to the appropriate Neighborhood Group which is, in this instance, the Southwest Neighborhood Advisory Group. The Commission should discuss the merits of the proposal and the various planning concerns and then table the matter for further review and input by the Southwest Neighborhood Advisory Group. 10-5-78