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HomeMy WebLinkAbout2010 03-25 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MARCH 25, 2010 STUDY SESSION 1. Call to Order: 7:00 p.m. 2. Roll Call 3. Approval of Minutes — March 11, 2010 4. 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. 5. Welsh Construction, LLC 2010 -005 PUD/Rezoning and Development Plan Approval to facilitate the Phase II construction of the Adult Education building at 7051 Brooklyn Boulevard and transportation improvements of 71" Avenue North. 6. Welsh Construction, LLC 2010 -004 Preliminary Plat of Northwest Family Services Center Addition, the consolidation of two residential lots with the Lot 3, Block 1, Osseo Schools Willow Lane Addition and dedication of right of way for the realignment/improvements to 71 Avenue North. 7. Discussion Items: April 6, 2010 Joint Meeting with the City Council and all Advisory Commissions and the Charter Commission. • Review of 2009 development activities. • Review of 2010 Brooklyn Center Strategic Plan • Discussion on potential role of the Commission in achieving these Strategic Goals. 8. Other Business 9. Adjournment Application Filed on 2-18-10 City Council Action Should Be Taken By 4-19-10 (60 Days) Planning Commission Information Sheet Application No. 2010-005 Applicant: Welsh Construction. LLC Location: Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North (7051 Brooklyn Boulevard) Request: Rezoning/Development Plan Approval - PUD/Mixed(R-1 and C-1) The applicant, Welsh Construction, LLC, on behalf of CEAP, Inc. and Independent School District 279 are seeking the necessary approvals to proceed with an expanded 2nd phase of the District's Adult Education Building located at 7051 Brooklyn Boulevard. The application consists of a PUD/Rezoning (Planned Unit Development) of the following properties: Lot 1, Block 1, Center Brookdale Addition (R-1 residence/vacant lot) Lot 4, Block 1, Replat of Block 2 Lang Addition (R-1 residence/vacant lot) Lot 2, Block 1, Osseo Willow Lane Addition (R-1 former elementary school) Lot 3, Block 1, Osseo Willow Lane Addition (C-1 Adult Ed Building) The accompanying development plan illustrates the future construction of a 63,362 sq. ft. addition to the Adult Education Building, a three story parking structure, redesign of access and internal movement within the parking lot of the Early Childhood Learning Center, and access improvements from 71S`Avenue North. BACKGROUND INFORMATION On November 8, 2004, the City Council accepted the Planning Commission's recommendation and granted the following approvals to facilitate the phased development of a three story, 48,600 sq. ft. office/service building on a 3.63 acre site: • Planning Commission Application No. 2004-010, the platting of Osseo Schools Willow Lane Addition created a 3.63 acre developable lot and reconfigured the Willow Lane Elementary School lot and the Willow Lane Park to facilitate the development of a stormwater management pond associated with the planned development by the School District and CEAP. • Planning Commission Application No. 2004-011, the rezoning of this 3.63 acre site from R-1, R-2, and R-4 to C-1 (Service/Office District). • Planning Commission Application No. 2004-012, site and building plans for the 3-25-10 Page 1 construction of a three story, 48,600 sq. ft. office /service building with 226 surface parking stalls. The first phase provided for the construction of 25,000 sq. ft. for the School District's Adult Education Program and core facilities that would facilitate the future construction of the second phase. This phase completed the site improvements within the southern 2/3 of the overall site. The second phase of the development was planned as a shared use with a non - profit user, such as CEAP (Community Emergency Assistance Program), which would complement the services of the District's Adult Education Program (to assist under educated, disadvantaged and new immigrant population) and included a building expansion of 23,600 sq. ft., an additional 37 parking stalls, lighting for the northern 1/3 of the site, and landscaping along Brooklyn Boulevard and 71 Avenue North. Phase I improvements were completed in 2007 and a Certificate of Occupancy was issued on June 8, 2006. ZONING The School District's and CEAP's properties consist of 11.98 acres with the following current zoning classifications and proposed land uses: • The Early Family Education Building (former Willow Lane Elementary School) is zoned R -1 and is allowed as a special use in this district. • The Adult Education Building and the building pad for Phase II expansion is zoned C -1 (Service /Office District) is a permitted office use. Attached is a copy of the Planning Commission Information Sheet for Application No. 2004 -011 which included the responses to the guidelines for evaluating rezoning and recommendations to proceed with the rezoning of this lot to C -1. • The two residential lots are zoned R -1 and will be used for the access improvements, buffer area and open space /front yard building setback. Section 35 -355 of the Zoning Ordinance provides for Planned Unit Developments (PUD) to promote flexibility in land development and redevelopment, preserve aesthetically significant and environmentally sensitive site features, conserves energy and ensures a high quality of design. The proposed use of a PUD allows the use of perimeter setback standards to provide green and open space from the existing neighborhood, flexibility in the location of interior lot lines, parking and structured parking setbacks, and the ability to deviate from the dedication of the standard side yard drainage and utility easements. 3 -25 -10 Page 2 PLANNED UNIT DEVELOPMENT STANDARDS The following minimum C -1 development standards for perimeter setbacks have been used in preparing this PUD development plan: • Building setback from Brooklyn Boulevard — 35 ft. • Parking setback from Brooklyn Boulevard — 35 ft. • Building setback from 70 Avenue North— 25 ft. • Parking setback from 70 Avenue North— 15 ft. The parking ratio used is for office buildings of this size is one space per 235 sq. ft. PUD APPLICATION AND REVIEW PROCESS, The PUD provisions require that a development include sufficient information and details which allows the evaluation of the plans to address the following criteria: 1. Compatibility of the plan with the standards, purposes and intent of the PUD ordinances. 2. Consistency of the Plan with the goals and policies of the Comprehensive Plan. 3. The impact of the Plan on the neighborhood in which it is to be located. 4. The adequacy of internal site organization, uses, densities, circulation, parking facilities, public facilities, recreational areas, open spaces, buffering, and landscaping. Attached for you review is a copy of development plan and components of the future building plans which address the information required under Section 35 -355, Planned Unit Development, Subdivision 5, Application and Review. 1. Street and utility locations and sizes. The preliminary plat identifies the street and utilities. The site plan identifies the recommended changes of the Brooklyn Boulevard entrance to restrict north bound egress movement and full access to the both sites from the signalized intersection of 7P Avenue and Brooklyn Boulevard. The overall development plan also illustrates the closure of the school's parking lot unto Perry Avenue North. 2. A drainage plan, includiniz location and size of nines and water storage areas.. The plan illustrates the location of the existing storm sewer which services the property, the existing stormwater management pond, additional stormsewer for the access drive and Phase H addition, and changes to the outlet storm sewer to the Brooklyn Boulevard trunk line. 3 -25 -10 Page 3 a 3. A grading Man. including temporary and permanent erosion control provisions. The grading plan provides construction notes for erosion control during construction. 4. A landscape plan. A site demolition plan indicates which trees from the first phase development will be removed as a result of building the parking structure. The landscape plan illustrates the replacement of these trees and additional landscaping and buffering associated with Phase II. 5. A lighting plan. A photometric plan has been provided. 6. A plan for timing and phasing of the development.. The schedule for this project is a 2010 construction. 7. Covenants or other restrictions proposed for the regulation of the development. The development plan includes common access easements and use agreements for the improved access from 71 Avenue traffic improvements. The development will also be proceeding with the future division of the building into a condominium with the necessary documents for maintenance and replacement. 8. A site plan showing the location of all structures and parking areas., The development plan illustrates the Phase II addition, the replacement of the surface parking with a parking structure, the redesign of the school's parking lot to accommodate internal bus movement with a closure of Perry Avenue access points. 9. Building renderings or elevation drawings of all sides of all buildings to be constructed in, at least the first phase of development. The Phase II building improvements are consistent with the existing Adult Education Building. 10. Proposed underlving- zoning classification or classifications.. The planned improvements are consistent with the underlying zoning classifications. The PUD provisions do require a site plan approval pursuant to Section 35 -230 Plan Approval of the zoning ordinance to ensure that the future developments are consistent with the approved development plan. A final site plan review and preliminary plat are scheduled for the April 15, 2010 Planning Commission meeting to facilitate the potential of commencing construction this Spring. 3 -25 -10 Page 4 RECOMMENDATION Motion to recommend approval of Planning Commission Application No. 2010 -005, Rezoning/Development Plan Approval — PUD/Mixed (R -1 and C -1) subject to the following conditions: 1. Execution of a PUD development agreement as prepared by the City Attorney. 2. Completion of the Replatting of the Northwest Family Services Center Addition. 3. Approval of a final site plan by the Planning Commission and City Council. 4. Hennepin County approval of the improvements to the 71" Avenue/Brooklyn Boulevard signalized intersection. 5. City approval of a street improvement project to 71s` Avenue. 3 -25 -10 Page 5 i r Northwest Family Service Center Addition 7051 Brooklyn Blvd. Brooklyn Center, MN 55429 Proiect Description History In 2005, Independent School District #279, (Osseo Schools), constructed the Adult Education Center at the above address to be home to the Adult Basic Education Program. The location was selected because of its central location, access to public transportation and the fact that the property was owned by the School District. At that time an addition was planned for a three story addition to accommodate Community Emergency Assistance Program, Inc., (CEAP) and have space available for partner service organizations. The planned addition would have doubled the size of the original building. The full project (original building plus addition) was submitted and approved by the City of Brooklyn Center Planning Commission and City Council. In the intervening time that the Adult Basic Education Program has been functioning it has become clear that the location and facility are both very successful. The Osseo Schools has since moved its Enrollment Center into the facility to help facilitate efficient processing of new students and intra- district transfers. The Proposed Northwest Family Service Center concept was developed in a collaborative effort of Osseo Schools, CEAP, and Hennepin County Human Services and Public Health Department, (HCHS). HCHS joined the partnership recognizing that the facility and location can provide a home for a new service model which centralizes services and creates a user friendly environment. All of the partners visualize improved service to clients that are common to each. Planned Unit Development The project is being proposed as a Planned Unit Development to address the unique demands of the facility on the area. Parcels included in the PUD include: Willow Lane site, Adult Education Center site and the two house lots purchased by CEAP. The Northwest Family Service Center will operate under a condominium agreement which will provide the ownership and operational guide for the Northwest Family Service Center, parking structure and grounds. Proposed Addition The proposed addition is a three story facility constructed to compliment the existing facility by utilizing the same materials and details used in the original construction. Exterior materials will include: face brick (colors and shapes to match existing), aluminum windows and doors, tinted glass (vision and spandrel), and exterior insulation finishing system (upper portions of building). Due to the need for additional space needed to house HCHS the size of the addition has increased from what was proposed originally (23,700 SF) to what is needed for the programs now (64,000 SF +/- ). A three level parking structure is proposed which will provide entry points to the building on both the second and third floors. The parking structure is proposed as a precast structure finished in materials and colors to compliment the building The number of parking spaces required by City ordinances, based on the building occupancies is 379 spaces. The actual number of spaces proposed (400 + / -), has been based on the anticipated building usage. Site Development The site design has been developed to minimize the impact of vehicle traffic onto Brooklyn Blvd. CEAP has purchased two houses immediately west of the site along 71S Ave. N. which will provide the space needed fora driveway connecting the new parking lot, and the Willow Lane ECFE parking lot to the controlled intersection at Brooklyn blvd. and 71S Ave. N. ISD #279 has agreed to close the two curb cuts onto Perry Ave. N. and route all traffic to and from the willow lane facility via the new roadway. 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I .... ^ - - - .... umc�oi LEGENQ `� T — " %� - g ."'r -- ,t m _ . _ ra® ^ m mob• i,:1� � ° 7 O •J4' EXISTING O ram P EMENT ' ! w Iv �anr^nu rwi. ELSBU.UNNG _„ i }' I � WAOSY.. i i• � __ -_ rs c -fa e r K �Y a rrr .v [ -rr far �^ ( RAIDING, DRAINAGE ANO EROSION CONTROL PAN _ L5.0 MI A 1 1 � � P • . s \\ .I W. rle a. 1 7 •` r. as 71 s t Ave. N. _ .; 4 is PLANT Sn-Fri s F PLAN BHW. NCM � Iwmr... mnrnu vna : R .ow .rcx �unaa .IV � ..________ IS , O ,�. �. or a,.� u . 9L In � . N. EilPOOd I \ I w� /a «..r nu I �w s m' m rm Iw /t om � u � Y vim fn � O { I o s000NC sEEOwc •NO WLERVIS scNEOIxE Ywfh `I 1 i I x+c i to --------- 77 efts Severson i�� i ,'—___ - Br�'iyn �ewlawr ll.�ao or m sRE E RAN Q r WW5G PE PLAN r It r � _ � I I U.0 -- -- SH � -o` qq aA f <. PROPOSED \ \ \ \.� `• b i .we,c a.,,oi Y� B00. DING- � UTILITY ' NOTE S - :ni -e'n' ca / a+..s MIDIMN \ \ •,. i r NIN � o EX STk1C WILDING DING '� �� ai < ,g �.c v sw,r.i a u s i I. a ieo.um w { w'. 'u N LL Y � —� LEGE vM.w a yr Ili Y I wYrr •` E -�+—•. uw /, �� aMn FM a„ a� __ In Ut alas yr Ilrir i / k // EXISTING ELEMENTANY SCH L •. .i p ,� BU LWNC ® � At PAVING AND UTILITIES PLAN a. _ L6.0 I vn'o I JlC O � �c Z .... - - - -- ---- a .. .. ti is (.. .� Application Filed on 9 -30 -04 City Council Action Should Be Taken By 11 -29 -04 (60 Days) Planning Commission Information Sheet Application No. 2004 -011 Applicant: ATS & R, Inc. (On Behalf of Osseo Area Schools) Location: Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North Request: Rezoning The applicant ATS & R, Inc. on behalf of Osseo Area Schools (ISD 279) is requesting rezoning from R -1 (One Family Residence), R -2 (Two Family Residence) and R -4 (Multiple Family Residence) to C -1 (Service /Office) of a proposed 3.63 acre site located at the southwest quadrant of Brooklyn Boulevard and 71 Avenue North. The parcel will be created through a replatting of this area (See Planning Commission No. 2004 -010) by combining the northeast portion of the Willow Lane School site along with two vacant multiple residential parcels (R -2 and R -4) immediately to the north. The proposed new lot would abut Brooklyn Boulevard and 71 Avenue North. The property in question is bounded on the north by 71 st Avenue; on the east by Brooklyn Boulevard and the Willow Lane Apartments (zoned R -5); on the south by R -1 zoned lane that is Willow Lane Park; and on the west by R -1 zoned property for the Willow Lane School and single family homes facing 71 Avenue North. R A CK GR 01 TNT) The Osseo School District has for some time been searching for a new location for their adult education program that is being displaced by a redevelopment project in Brooklyn Park. The School District has recently acquired two abutting vacant parcels of land (Lots 2 and 3, Block 1, Center Brook Addition) located adjacent to and northerly of their Willow Lane Early Childhood Center (formerly Willow Lane Elementary School). Lot 2 is currently zoned R -2 (Two Family Residence), is .34 acres and is a corner lot abutting 71 Avenue North and Brooklyn Boulevard. Lot 3 is currently zoned R -4 (Multiple Family Residence), is .64 acres, and is an interior lot fronting on Brooklyn Boulevard between Lot 2 and the School District site. Their plan is to divide off a portion of the Willow Lane property and combine it with the two newly acquired lots to create a 3.63 acre parcel of land to house their adult education facility. The School District has also been discussing a joint use of a proposed building on the site with an area non - profit service group (CEAP), which might include some day care facilities as well as other services. The newly created lot would be created through a replat (Application No. 2004 -010) and would include Lots 2 and 3, the Willow Lane Earle Childhood Center property and all of the Willow Lane Park property owned by the City. They also are seeking site and building plan approval and a special use permit (Planning Commission Application No. 2004 -012) for a 48,600 sq. ft. three story service /office building to be constructed in two phases to house their adult education facility and the service /office occupancy for CEAP. Page 1 10 -18 -04 Educational uses including post secondary schools, business schools, trade schools and the like, but excluding public and private elementary and secondary schools (K -12) are allowed special uses in the C -1 zoning district. Service office uses are permitted uses in the C -1 zone as well (see Section 35 -320, Subdivisions 1 -3, attached). This is why the applicant is seeking the rezoning of the proposed new parcel to C -1. A C -1 parcel of land supporting an allowable service /office use is required to have a minimum of 150 ft. of frontage and, if located abutting a major thoroughfare such as Brooklyn Boulevard, have a minimum lot area of one acre. The proposed new lot will have approximately 510 ft. of frontage on Brooklyn Boulevard and will be 3.63 acres in area. GITMFT,TNF.S FOR F.VAT.TTA X,RR7 EM= All rezoning applications are reviewed in light of the Rezoning Evaluation Policy and Review Guidelines contained in Section 35 -208 of the city's zoning ordinance (attached). The Planning Commission must review the proposal in light of the Policy and Review Guidelines. The policy states that zoning classifications must be consistent with the City's Comprehensive Plan and must not constitute "spot zoning ", which is defined as a zoning decision which discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principals. Each rezoning proposal must be considered on its merits and measured against the City's policy and against the various guidelines, which have been established for rezoning review. The applicant has submitted a letter (attached) in which they comment specifically on each of the guidelines contained in Section 35 -208. The following is a listing of the guideline, the applicant's comments and staff response to each of the guidelines: a. Is there a clear public need or benefit? The applicant indicates that their proposed new facility on the proposed rezoned land has programs that are directed towards residents that need assistance with language skills, completing a high school education, and developing work skills. They note that approximately 20 percent of the customers using these services live within walking distance of the proposed site. Approximately 15 percent of the Willow Lane Early Childhood Center customers are also customers of services proposed for the facility. The staff would note that the proposed rezoning is necessary to accommodate the facility proposed by the School District. Adult education uses are allowed generally within the commercial zones (C -1 and C -2). A distinction is made in the zoning ordinance between elementary and secondary educational uses and other educational uses. Elementary and secondary educational uses are not allowed in commercial zoning districts generally because of the need for open space such as playground and recreational facilities. In order for the School District to provide adult education and similar facilities, they need to find commercially zoned land. The acquired two parcels combined with the excess Page 2 10 -18 -04 land from the old Willow Lane School site accommodate this need. It can, therefore, be argued that by providing the necessary zoning to accommodate the school's need for an adult education facility is meeting a public need and providing a public benefit. b. Is the proposed zoning consistent and compatible with the surrounding land use classifications? The applicant indicates that the proposed C -1 district would be compatible with other service /office properties located along Brooklyn Boulevard. We would generally concur with the applicant's comments about the compatibility with surrounding land uses. The Willow Lane Early Childhood Center and Willow Lane Park are located on R -1 zoned property and are allowable institutional and recreational uses in this zoning district. The Willow Lane Apartments, which is zoned R -5, will abut the new proposed rezoned land. Single family residential homes would be located to the west of the facility. On the opposite side of Brooklyn Boulevard are commercial service /office uses and an off site parking lot for a church. The plan presented later by the applicant will show that they can meet the requirements of the C -1 zone. Of even more significance is the compatibility of the proposed C -1 zoning designation with the City's Comprehensive Plan. The Comprehensive Plan with respect to redevelopment along Brooklyn Boulevard recommends eliminating inappropriate single family uses along Brooklyn Boulevard and replacing them with either commercial and service /office uses on sites that are large enough to provide adequate circulation and good site design or high and medium density residential uses. The two vacant multi residentially zoned parcels and the excess school district property, although not containing single family residential uses, can be considered infill redevelopment of the nature suggested for commercial redevelopment along Brooklyn Boulevard. The two multi residential sites, one being R -2 and the other being R -4 would, for all practical purposes, need to be combined into a single multi residential lot for some kind of development. This would mean rezoning one to R -2 or the other to R -4 to accommodate a unified multi residential development. The site would be approximately once acre in area and could accommodate at the maximum a multi residential development of approximately 12 units. This is not a highly desirable type of redevelopment for this area. A service /office commercial redevelopment would seem to be more appropriate and coupled with excess school district property makes an appropriate service /office site. The Comprehensive Plan further sites this area as a possible mid - density residential development if incorporated into a larger redevelopment area. The Brooklyn Boulevard Amenities Study of 1994 cited two possible development concepts for this area, one of which indicated the two parcels in question for a commercial service /office use. It is, therefore, believed that the proposal for a C -1 rezoning of this area is consistent with an compatible with not Page 3 10 -18 -04 only surrounding land uses but the City's Comprehensive Plan as well. C. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? The applicant notes that the anticipated uses are allowed or permitted in the C -1 district and they also note the possibility of a non -profit childcare facility being a part of the project at a later date. We would note that all of the uses comprehended in the C -1 zoning district can be contemplated for development on this site and be compatible with surrounding land use classifications. The more specific proposal presented by the School District can also be accommodated within the proposed zoning change. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? The applicants note that along Brooklyn Boulevard there have been a number of office, service and retail developments. They note that there has been an effort to move single family and small multi family residential properties away from Brooklyn Boulevard and that their proposal is consistent with that goal. We would concur with the comments and again note the Comprehensive Plan general guideline for eliminating single family residential uses along Brooklyn Boulevard and to infill with service /office commercial particularly and some mid and high density residential uses in appropriate locations. There have been some rezoning applications, particularly with respect to Planned Unit Developments at the northeast corner of Brooklyn Boulevard and 69 Avenue and the Brookdale Mitsubishi redevelopment site along Brooklyn Boulevard to the north. These have accommodated commercial developments and expansion of commercial uses in the area as part of redevelopment projects. It is anticipated that in the future more rezoning proposals particularly along Brooklyn Boulevard will come forward. As long as these proposals prove consistent with the City's Comprehensive Plan, it is believed that the City should accommodate the proposed classification changes. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? The applicants indicate that this is not a City initiated rezoning proposal. We would comment that although it is not a City initiated rezoning proposal but rather a School District initiated proposal that a broad public purpose may be Page 4 10 -18 -04 considered evident in the rezoning request in that it will accommodate a needed expansion of School District services. f. Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? Again, the applicant responds with a yes to this question. We would comment that the proposed School District facility will have to conform to all applicable zoning requirements of the proposed C -1 zoning district. It appears, as will be shown later with the development plans, that this guideline can be met as well. g. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? The applicant notes that sites on Brooklyn Boulevard are not suitable for residential development. They also point out that the intended density for the existing multi family residential zoning would require multiple access points to Brooklyn Boulevard. They point out as well that locating single family residential units along Brooklyn Boulevard is not desirable and this location is a good location for their proposed use. We would note that the two lots recently acquired by the School District that are zoned multi residential (R -2 and R -4) can be considered generally unsuited for multi residential development purposes. To be developed separately, one as a two family dwelling and the other as an approximate 8 unit story and a half apartment do not seem feasible. Even if developed, separate accesses to the sites would be needed to accommodate the uses. This is not a desirable proposition for the County in terms of access to Brooklyn Boulevard. The combination of the site and, as will be shown later with the development proposal, a shared access with the Willow Lane Apartments to the south means one access point will service this area. This is more desirable from the County's perspective for access points on Brooklyn Boulevard. Multiple family residential development is not the most desirable redevelopment possibilities from the City's perspective. A service /office use seems much more appropriate. The size, configuration, location and access arrangement proposed with this combination and rezoning of the site seems to be the best possible configuration for the redevelopment of the vacant property. h. Will the rezoning result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? Page 5 10 -18 -04 The applicant notes that the rezoning of these lots to C -1 is consistent with the Comprehensive Plan and other properties along Brooklyn Boulevard. They further note that the location of the project works well for them and the visibility on Brooklyn Boulevard is a positive as well as proximity to bus routes. We would concur with the applicant's comments and note that the proposed rezoning appears to be in the best interests of the community. The proposed rezoning is consistent with the City's Comprehensive Plan, which calls for service /office commercial infill or mid - density or high- density residential infill along Brooklyn Boulevard. With respect to the lack of developable land in the proposed zoning district, there is little developable land in the city other than such vacant parcels as those in question. Multi family residential uses are considered to be plentiful within the city and the City's practice has not been to rezone property for that particular use. The City has encouraged C -1 or service /office developments along Brooklyn Boulevard for many years and this proposed zoning would be consistent with this philosophy. The proposed zoning would allow for the rational use of the land in question and does appear to be in the best interest of the community. i. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? The applicant notes that the service provided by this project to the community should have a positive effect on the quality of life. We would comment that we believe this proposal does demonstrate merit beyond just the interests of an individual owner by providing public benefits with the expanded school district facility. In as much as the proposal furthers valid zoning objectives, it also demonstrates merit beyond just the interests of the School District. The Rezoning Evaluation Policy and Review Guidelines also note that the City policy is that zoning classifications must be consistent with the Comprehensive Plan and rezoning proposals must not constitute "spot zoning" defined as a zoning decision that discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principles. We find no significant conflicts with this policy as noted above in our review of the guidelines for rezonings. This proposal is, we believe, consistent with the Comprehensive Plan and is also consistent with good planning principles with the proposed use being consistent and compatible with existing surrounding land uses. We find no conflict with the proposal in this regard. RE OCEDT TR F. Page 6 10 -18 -04 It has been the City's practice with respect to zoning applications for the Planning Commission to refer them to Neighborhood Advisory Groups for additional review and comment. Mandates in the State Statute require the City to complete reviews within 60 days and to give applicants an answer within that time frame. Because of the notice requirements for publication and public notice, we require applications to be submitted four weeks prior to their review by the Planning Commission. The clock,however,begins on the date the application is accepted. Therefore, the zoning decision must be made by the City Council no later than November 29, 2004. Almost 30 days of the required 60 day time frame will have expired before the Planning Commission's pubic hearing is even held. This requirement makes it difficult for the City to hold the Neighborhood Advisory Group meetings we normally have. The Planning Commission instituted a procedure because it still wishes to receive Neighborhood Advisory Group input with respect to these rezoning applications. We have invited the Northwest Neighborhood Advisory Group members to the Planning Commission meeting and are encouraging their comments and participation. A staff report will be delivered to the Neighborhood Advisory Group members at the same time that it is delivered to the Planning Commission members. Hopefully, they will have an opportunity to review the matter and to make comments at Thursday evening's meeting. It should be noted that representatives of the Osseo School District have met with neighboring property owners with regard to their proposal to rezone and provide an adult education facility on the subject property. A public hearing has been scheduled and notices have been sent to surrounding property owners and a notice of the Planning Commission's consideration of this request has also appeared in the Brooklyn Center Sun/Post. REC OMME.NDATTON We believe this application is in order and would recommend approval of the rezoning acknowledging its consistency with the Rezoning Evaluation Policy and Review Guidelines contained in the zoning ordinance. Attached for the Commission's review is a draft Planning Commission Resolution regarding the recommended disposition of Application No. 2004-011 submitted by ATS &R, Inc. on behalf of Osseo Area Schools. Page 7 10-18-04 - PC --gyp a�� -SS February 18, 2010 Mr. Gary Eitel Director of Business and Development City of Brooklyn Center 6301 Shingle Creek parkway Brooklyn Center, MN 55430 Re: Northwest Family Services Center Addition, aka CEAP Dear Mr. Eitel, With regard to our re- Zoning application and in response to the requirements outlined by the City we provide the following information. a. Is there a clear public need or benefit? Yes. In addition to the existing Adult Basic Education services provided by ISD #279, CEAP and Hennepin County Human Services and Public Health Department will occupy the majority of the building addition. CEAP is a community based, non - profit agency that partners with other resources to assist people in need by providing emergency support and facilitating personal skill building and self sufficiency. Hennepin County Human Services provides a number of services oriented toward strengthening individuals, families and communities by promoting self - reliance and a livable income, assuring that people's basic needs are met, and protecting children and vulnerable adults. b. Is the proposed zoning consistent and compatible with the surrounding land use classifications? Yes. The zoning is consistent with the existing property and other properties located along Brooklyn Boulevard. The proposed rezoning is directly related to making the existing site accessible via a route that is safer and more compatible with traffic patterns on Brooklyn Boulevard. c. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? Yes. The proposed uses are permitted and consistent with the current zoning designation. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? Yes. Brooklyn Boulevard has experienced a number of changes in terms of commercial development and an effort to move single family residences away from Brooklyn Boulevard. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? This is not a City initiated rezoning proposal. r f. Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? Yes. All restriction will be met and/or satisfied. g. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? The existing site with a single access point on Brooklyn Boulevard is unsuitable for further expansion or development (even as previously approved) due to the traffic constraints and safety concerns. h. Will the rezoning result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? We believe the rezoning is consistent with the intent of the current Comprehensive Plan, and the long term use of the existing site. i. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? The entire community will benefit from having the services provided CEAP, ISD #279, and Hennepin County Human Services combined in one location. Sincerely, Mike Schraad Vice President Welsh Construction, LLC I Application Filed on 2 -18 -10 City Council Action Should Be Taken By 4 -19 -10 (60 Days) Planning Commission Information Sheet Application No. 2010 -004 Applicant: Welsh Construction. LLC Location: Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North (7051 Brooklyn Boulevard) Request: Preliminary Plat of Northwest Family Services Center The applicant, Welsh Construction, LLC, on behalf of Osseo Area Schools (ISD 279) and CEAP (Community Emergency Assistance Program) are seeking preliminary plat approval to facilitate the consolidation of the two residential lots at 4813 71" Avenue and 4819 71 Avenue, recently acquired by CEAP, with the property addressed as 7051 Brooklyn Boulevard (Adult Education Building) into a single parcel. The platting of the property will provide for dedication of the additional right of way to facilitate the planned intersection improvements to 71 Avenue North, realignments to enhance the residential street entrance to the Perry neighborhood and access to the existing Willow Lane Early Childhood Learning Center. This 3.9 acre lot, will include the Phase I improvements constructed for the Adult Education Building and the proposed Phase H improvements to be constructed for CEAP and the Hennepin County Human Services and Public Health Department. The platting process will also include the vacation of old drainage and utility easements and dedication of new easements for utilities and access agreements. The applicant has indicated that this lot and its improvements will operate under a condominium agreement which will provide ownership and operational guide for the Northwest Family Service Center, its parking structure and grounds. RECOMMENDATION Changes to the Preliminary Plat has resulted in a delay in completing the City's and County's review of the proposed plat and require that the Planning Commission continue this public hearing until its April 15, 2010 meeting. RECOMMENDED ACTION Motion to continue the public hearing on the Northwest Family Services Center until the April 15, 2010 Planning Commission meeting. 3 -25 -10 Page 1 PRELIMINARY PLAT OF NORTHWEST FAMILY SERVICES CENTER ADDITION FOR CEAP, INC. & INDEPENDENT SCHOOL DISTRICT NO. 279 �r I fa"M P. yr',O< - +e; 7 1ST AVENUE N sw L 6 • � ",7''y�!'C .`�k� n.,i t L o 1 E '�yirr X.t �� ..8 :aax $o + 04 '' � A Bf e v`a r°� "p j!I�aL ly,wyti yl�r' �2 a . 2 x +c .8•� �, t TINEtk.�� {" ' i x: �i �.. .1 I k wi 1 _ �j � p•• �S 1 n rJ Ted' ........... / �� y & �e� h 5 "i 9 'Y:i � } u !° m ' S7 n '., �.� 14—} p �r Mii w� { fin., x=` "$ 11 i r I 1 ....w.....� M "� : ` ......., -: P. 3 . a1 C iii z Mill, a•�_ �. st i 1 fxui 'R ,.. � tau..._. uy- 0_.,.:..t c3•iH m, - �in .. Crry Poh ,., r w •rxw....... z• }EGEEp .... ... .., ._. .... .... II wr w ,... r :w.. wwwrn• ���rrr ////.. v..w. ay. ,.. f -raw r.... o.r u.x .. • , //pp`�� IU.J 9urreY tr Clll 6Yybeen, be. n K `WF BUR.. w�ww r. JL. 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I I _ _ - - - - • Z' m Z 1) d'uhnl ]IO tool Easl m the soanweal comer al Lot 16 el aid AudtleYs Subdivision Numbers], ui 1 c gins m begimlin9 aloe being 6)O tool Wesl el Ina nertneaal comer m aid Lot 1]; IMrme rvnnirp Ear 1 } z ­U Me ronh Mne m acid Let 1] le Me nortlMasl comer Menm; tnence mm�Mp SouN alerp Me ear OF �I I f5 E I I c/) m T lire of to • g id Lo112; 5) of -id Lee 1] . Mahnca of 165 feel; —1. unrdnq Weal gnllel wiN Ne noun lim m sold Lot 1) y I 1 J �rO.� R v e^ E7 I i T - Y d, —11 a 6-4 Mel; Mena rvrminq South gnlhl wifn Ilu out Il:w of s,itl Let 17 , fi-- of 26 O I _ 1 13LOC_K 2. k £, I �° r ? I r - I _ = c Mel, non er h.,, m , g inl wnhn n 6z.i4 Iw1 sue weal el M< ,emnw.al eeme. m Lol n of .,i I I I f R �P is I s I M ARSTAN C S to A— subdivision Number !); thence nnnin9 West g­W with Me n,Ktn M of ne aaitl — 17 1 I , I L e 1 1 4 j� .1 O I .{ _ C m U Mahnce m 129.6 feel. mwe or Mar Io a point in a line down q .1 - antl 105 lea E.., m the wee ' I LANG I Is I °�. 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A I u I \ m 0 l ai L — — — _ Z L— I and J, ED— 1, CENTER BROOK ADDITION, accertlirp to Me --4 plat I If, oeunl Minnlae . - "Y I ,, . w - SODERHOLM � - MILLER'S WILLOW LANE FIRST ADD I to r �t I wl ADDITION And Nat Village of Brooklyn --, State of Minnesoh, a lee owner, of lh - + lallowi.g described pregrly --I, IM Geunly If Hennepin, Shn of Minm —, h e Q E,al 192.5 (eel m Let 12, eec<pt tlfe Eaal 92,51ee1 m the gown .20.6] loot tMnol; and Mal qn m Lot t: ° +] R I Q I 1 described a, to of 11: S nce No t — N 1 Beginn of Ina enheasl comer m Lel 1}; Mnrth h Me S-- at torgr Let Nenc v I IL — — — — — — — — — — — — — — West 1 ing 92.5 lest; thence S—lh b Ne Nonh brae of Lot 11; thence East h gin, e1 b9inning, a6 i Audit— Subdivision Number FNlyaeven Is)I, —pm Count, Minneaela. To9etner with: That qn of Let 14, Audmt— Subdivision N-57, Henmpin County, Minneseh, descnbed sa Iegews auVw Beginning al — Nonheaat comer of aaitl Let 14; thence S-0, a10 NI E.., Noe of aid Lot 14 Q•{ ' disunce of 29b —t; 1Mnce We,l antl gnNel to Me South line of said Let 14 a Erahnce of 366 f. IM1ence N-h and ps -to Me E-1 hq of —d Lot 14. -- If 125 het, Menee N --ftNy, 1 a glnt on the North line of aaitl — 11 distant 120 1— East of Ina NRMwesl comer --f; Menc /j( ,dV Eaal along Me North line —id Let 14. dismtme If 30a tool to the ­t of beginning. G Teg with: 2]2.6) het of M ut e T 92.3 leer of Ina SoNh ]eT.6T ha of Lot i}. A-- Subdivision No. 5: w N enM1 Nennepin Ceunry, M:nneaof, Tog 1—iN: , r Tne E— 92.5 het of the NoM J] het of tln S— 420.67 lea If La 12, Audit.e. Subd mi. No. 5: BoAIE IK IQT I: n Henmpin Courtly, Minnesota. TogMer rlN: a ' ' e1T+ 6Od11}iAL All If Lot 13 e,wpl IM1e WeshHY 75lee1 of the Seutnerly 135 tool Me1e1 and escepl toot pan describe . . pOdENT6 as fo ,,gi • vssrts ame ,aNwr 'ar rue _ Beginning al a point )5 O e1 count pw 26, ] L If No. 1 1 oI in I 1h, F 119, oe of said L 21, et 13, ]] lea Non" m the South Foe el tlfe 5omne p a! ua.ter 20; - }b, Township Range w 1 1 It point is in II tJ, North - <lwvay l R ine of g E.- REBRlAN1" II, R— N'. tnence h 6m n I f NortM1 abng the West line aaM ot 5f feet I running Ear a.w ar,s n u gP-1.1 l S with the outM1 N o said 13, 135 l — m S tI. ection 5 leer (hence mooing Soul Per.r,6 q d N w1 Me Weal hoe m said Let 1; If oot le , ­1 1 the S. ngnlol✓aY one d No. 1]0, which point H 5J leel SI wn m the s.1 a .d S el aid soudna,l Ou of Sermon 21 thence running West panlhl with the So line e1 std outheast Q.— er tool to Me p Wginnin9. mm r tl I I's£Lh1MnRr rtnT Together MM: i The West 16 112 leer el Me Sohn 495 het of Let 12, A— 5ubtlivision No. 57, —pin ceurM =9w= Minrwaola. � a asr a K us xr aro. - T L2.0