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HomeMy WebLinkAbout2012 05-17 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION MAY 17, 2012 ROLL CALL Chair Rahn, Commissioners Scott Burfeind, Kara Kuykendall, Stan Leino, Carlos Morgan and Stephen Schonning were present. Also present were Councilmember Carol Kleven, Secretary to the Planning Commission Tim Benetti, Director of Business & Development, Gary Eitel, and Planning Commission Recording Secretary Rebecca Crass. Michael Parks was absent and excused. CALL TO ORDER The Planning Commission meeting was called to order by Chair Rahn at 7:00 p.m. APPROVAL OF MINUTES—APRIL 26, 2012 There was a motion by Commissioner Kuykendall, seconded by Commissioner Burfeind,to approve the minutes of the April 26, 2012 meeting as submitted. Chair Rahn abstained since he was not at the meeting. The motion passed. CHAIR'S EXPLANATION Chair Rahn 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. APPLICATION NO. 2012-004 CITY OF BROOKLYN CENTER Chair Rahn introduced Application No. 2012-004, a proposed amendment to the City of Brooklyn Center's 2030 Comprehensive Plan Update changing a "PS-Public and Semi-Public" land use designation to "MF-Multi-Family (High Density)" for the property located at 5401 — 69t' Avenue North (Maranatha Homes Care Center property. This application was tabled at the April 12, 2012 Planning Commission meeting. (See Planning Commission Information Sheet dated 5-17-12 for Application No. 2012-004.) Mr. Benetti described the history of the property and how the zoning and Comprehensive Plan amendments evolved over the years since the facility was constructed in 1959. He also explained to the Commission how the application should be evaluated based on the city's Rezoning and Evaluation Guidelines and Land Use and Redevelopment Objectives. He further explained Housing Goals and Objectives which should be used in evaluating the Land Use Amendments. Mr. Benetti stated that the city's recommendation is to create a new MF-Mixed "Enhanced" (Multi Family Mixed High Density Residential with Enhanced Setbacks) zoning district/land use category. By creating this land use category and determining that the site must maintain the 5-17-12 Page 1 enhanced land use setbacks, the developer cannot do anything in the areas that the city calls out as enhanced. The PUD approval would lock the desired setbacks on the site. PUBLIC HEARING—APPLICATION NO. 2012-004 There was a motion by Commissioner Burfeind, seconded by Commissioner Schonning,to reopen the public hearing on Application No. 2012-004, at 7:19 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. Mr. John Mehrkens with Maranatha, stated that they met with the neighborhood at an open house and met with staff several times in the last few weeks. He added that they concur with the staff's recommendation and they have resubmitted drawings for review by staff to indicate the changes proposed. Randy Christianson, 7001 Regent Ave N, stated he is still opposed to this plan and his biggest concern is the fit of the building on the site. He stated that he feels they will go back to the old plan and build a taller building. He added that he feels there is not enough parking on the site and the building will take away the view and eliminate daylight and sunshine from the neighboring properties. Commissioner Kuykendall stated that she feels he is speaking on behalf of the neighbors and she wanted to know if Mr. Christianson feels the proposed plan is worse than what is there now. Mr. Christianson responded that the change will dramatically affect the neighborhood and there will be more traffic around the neighborhood. Commissioner Kuykendall stated what the city is trying to do is fulfill the 2030 Comprehensive Plan and assist a good business partner in the city with a building that will be aesthetically appealing. She added that they will make sure there is adequate parking and the approved plan is followed. She also stated that they need to weigh the pros and cons and how this development affects the community as a whole. Mr. Christianson responded that this is a small neighborhood within the community and while some things are good for a neighborhood, that doesn't mean they are a good fit. He added that the senior apartment addition to the site in 1987 was not a good fit to the neighborhood and added more rentals to the area. Chair Rahn again asked Mr. Christianson if he feels what exists is better than what is being proposed. Mr. Christianson stated that the other neighbors are not here because they feel that the Commission does not care what the neighbors think and will approve this no matter what. Commissioner Kuykendall asked if he would prefer that the facility be removed and it be replaced with single family homes? Mr. Christianson stated that single family homes would be a better fit. Chair Rahn stated that this facility is more than a business; it is home to many people. 5-17-12 Page 2 Ray Christianson, 6803 Toledo Ave, stated that he has lived there for 47 years and Maranatha guaranteed that the R-1 would stay R-1 forever. He stated he feels what they want to do will not fit on that property and they should put it somewhere else. He added that maybe if they would have updated their property, and taken better care of it over the years, they would not have to tear the business down. Tom Schultz, 6831 Toledo Ave N, stated that he understands that Maranatha has property rights and he understands there has been a dramatic change in the plans submitted. He feels that they are putting the cart before the horse and the zoning should not take place until the site plan is approved. Mr. Randy Christianson, stated his big concern is if they go ahead with the land use is there a way to turn it back? Mr. Benetti stated that the land use amendment is conditioned so that it only becomes valid if the PUD is approved by the City Council. Further, PUD rezoning must comply with the underlying land use and final approval must come from the City Council and the Metropolitan Council. Mr. Christianson asked if they could also apply for an amendment to the PUD. Mr. Benetti replied that an amendment can be made to an approved PUD, however, the PUD sets in stone a development concept and if an applicant wants to change a plan, they must reapply for an amendment to the previously approved PUD and go through the approval process once again. Carlos Morgan arrived at 7:24 p.m. Andrea Kronbeck, 6825 Toledo Ave N, stated she spends a lot of time outside and doesn't want to be outside looking at a tall building with the sun being blocked. She also stated that this isn't a small town feel and someone was out surveying her property and they said they were making sure water wouldn't get onto her yard. She stated she is concerned how construction will affect her property. CLOSE PUBLIC HEARING There was a motion by Commissioner Kuykendall, seconded by Commissioner Morgan, to close the public hearing on Application No. 2012-004. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. Commissioner Leino stated that he is struggling with the comments made by the residents, however, the applicant is attempting to make a better place for its residents and he appreciates that. He added that the City can advance a goal in the Comprehensive Plan by approving this application but he might not seem totally in favor if his own property abutted this site. Commissioner Burfeind stated that they have had five weeks to think about this and he still remembers a question asked at the last public hearing regarding how the City benefits from this. He further described a recent visit to a new senior facility and was amazed at how the building was an improvement to the area and the community as well as the quality of life for its residents. 5-17-12 Page 3 Commissioner Burfeind stated that it is the Planning Commission's responsibility to make sure this is done and done right. He stated he also understands how the neighbors feel but if he lived next to the building he would be in favor of it because the people that live there are residents of the city of Brooklyn Center. Commissioner Schonning stated that his mother worked in a critical care unit of a nursing home and he spent many hours in a nursing home as a child. He added that he is thrilled that Presbyterian Homes is willing to do something with the facility to improve the lives of the residents in the nursing home because what is there now is obsolete and very outdated. Chair Rahn stated the use of the land has been established since it was built in 1959 and to be consistent with the recommendations of staff, he is in favor of the Enhanced Mixed Use since it deals with some of the challenges where the property abuts R-1 properties. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2012-05 RECOMMENDING AN AMENDMENT TO THE 2030 COMPREHENSIVE PLAN FROM "PS-PUBLIC AND SEMI-PUBLIC" TO "MF-MIXED ENHANCED" (MULTI- FAMILY MIXED HIGH DENSITY RESIDENTIAL WITH ENHANCED SETBACKS) RELATIVE TO LAND GENERALLY LOCATED IN THE NORTHWEST QUADRANT OF THE CITY,ADDRESSED AS 5401 —5415 69TH AVENUE NORTH There was a motion by Commissioner Kuykendall, seconded by Commissioner Schonning, to approve Planning Commission Resolution No. 2012-05. Voting in favor: Chair Rahn, Commissioners Burfeind, Kuykendall, Leino, Morgan and Schonning And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its May 29, 2012 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. APPLICATION NO 2012-003 MARANATHA CONSERVATIVE BAPTIST HOMES INC. Chair Rahn introduced Application No. 2012-003, a proposed rezoning of property located at 5401-5415 69th Avenue North, from R6 Multiple Family Residence and R1 One Family Residence to new PUD-MIXED R5/R6 (Multiple Family Residence), along with a proposed site and building development plan for a new four story, 97 bed nursing care center (Phase I) and a future development plan (Phase II) of a 38 unit senior independent living facility. This application was tabled at the April 12, 2012 Planning Commission meeting. (See Planning Commission Information Sheet dated 5-17-12 for Application No. 2012-003.) Mr. Benetti stated that the Development/Site and Building Plan review and consideration under this PUD Application must be tabled or postponed to the May 31, 2011 meeting. 5-17-12 Page 4 PUBLIC HEARING—APPLICATION NO. 2012-003 There was a motion by Commissioner Kuykendall, seconded by Commissioner Burfeind, to reopen the public hearing on Application No. 2012-003, at 8:07 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. Mr. Randy Christianson, 7001 Regent Ave N, stated that he would like to review the revised plan closer and he feels that the underground parking is not truly underground. He also feels that the tallest part of the building is closer to his parent's home than on the previous plan. He feels that rezoning a section at a time creates a bunker effect for the neighbors. He stated that his parents are seniors and they live in their home so that is senior housing. He questions if the City needs anymore senior housing and he would like to see some statistics on the need for these types of facilities. He stated that the second building constructed in 1987 was built as senior housing and is now assisted living. He asked what dictates what these buildings will become when there is no longer a need for senior housing. He also feels that more people bring their elderly parents home and not to these communities. Tom Schultz, 6831Toledo Ave N, asked for clarification on the location of the parking areas since it appears that on the new plan there are parking places and the road next to the single family homes. He feels that the location of this area encroaches into the 100 ft. setback and the green zone and will create noise for the neighbors. He also feels that a 2 %Z story building is actually taller than that with a high pitched roof. Chair Rahn asked for clarification on the parking requirements. Mr. Benetti explained that the original 64 unit building required two parking spaces per unit which required 120 spaces on the site. They were not able to meet 120 spaces, which required them to provide a proof of parking to the city. However, the site does not require a lot of parking since the site was for older people who typically don't drive much. Mr. Christianson asked if the rezoning changes if the site plan is not approved. Mr. Benetti stated if rezoning moves forward, it is based on an approved redevelopment plan. If the plan is determined inappropriate, the City Council can send it back to Maranatha for resubmittal and the PUD and rezoning are tied together. Mr. Christianson stated he feels that the parking on the plan is not adequate. Commissioner Burfeind stated that he agrees that the proposed parking needs to be looked at further. Mr. Eitel stated that the city's ordinances regulate parking requirements on the site. However, a proof of parking can be provided to verify that there is existing adequate parking on the site. Commissioner Leino stated that he understands that a traffic analysis will be provided with the site plan review and that will provide an opportunity to look at the parking further. 5-17-12 Page 5 CLOSE PUBLIC HEARING There was a motion by Commissioner, seconded by Commissioner Burfeind , to close the public hearing on Application No. 2012-003. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2012-06 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-003 SUBMITTED BY MARANATHA CONSERVATIVE BAPTIST HOME, INC., TO REZONE PROPERTY LOCATED AT 5401- 5415 — 691H AVENUE NORTH FROM Rl (ONE FAMILY RESIDENCE) AND R6 (MULTIPLE FAMILY RESIDENCE) TO A NEW PUD-MIXED R5/R6 (PLANNED UNIT DEVELOPMENT-MIXED MULTIPLE FAMILY RESIDENCE) DISTRICT There was a motion by Commissioner Burfeind, seconded by Commissioner Kuykendall, to approve Planning Commission Resolution No. 2012-06. Voting in favor: Chair Rahn, Commissioners Burfeind, Kuykendall, Leino, Morgan and Schonning And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its May 29, 2012 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. APPLICATION NO 2012-007 MARANATHA CONSERVATIVE BAPTIST HOMES INC. Chair Rahn introduced Application No. 2012-007, consideration of a proposed Preliminary Plat of Maranatha 2nd Addition, for property located at 5401-5415 69`x' Avenue North to replat two existing lots into one large single lot for a senior apartment and nursing care campus. (See Planning Commission Information Sheet dated 5-17-12 for Application No. 2012-007.) Mr. Benetti stated that a public hearing has been scheduled and notices sent to surrounding property owners, however, due to delays in staff receiving plans with adequate time for review staff is recommending that the application be tabled until May 31, 2012. PUBLIC HEARING—APPLICATION NO. 2012-007 There was a motion by Commissioner Leino, seconded by Commissioner Kuykendall,to open the public hearing on Application No. 2012-007, at 8:32 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. TABLE PUBLIC HEARING There was a motion by Commissioner Leino, seconded by Commissioner Schonning,to table the public hearing on Application No. 2012-007. The motion passed unanimously. 5-17-12 Page 6 The Chair called for further discussion or questions from the Commissioners. ACTION TO RECOMMEND TABLING OF PLANNING COMMISSION APPLICATION NO. 2012-007 SUBMITTED BY MARANATHA CONSERVATIVE BAPTIST HOMES INC. FOR PRELIMINARY PLAT APPROVAL There was a motion by Commissioner Leino, seconded by Commissioner Schonning,to table Planning Commission Application No. 2012-007. Voting in favor: Chair Rahn, Commissioners Burfeind, Kuykendall, Leino Morgan, and Schonning. And the following voted against the same: None The motion passed unanimously. The Planning Commission will continue the public hearing for Planning Commission Application No. 2012-007 at their May 31, 2012 meeting. APPLICATION NO. 2012-006 LOREN VAN DER SLIK/GATLIN DEVELOPMENT Chair Rahn introduced Application No. 2012-006, a request for preliminary plat and site and building plan approval related to the former Brookdale Mall Food Court building, now part of the new Shingle Creek Crossing PUD, located at 1300 Shingle Creek Crossing. (See Planning Commission Information Sheet dated 5-17-12 for Application No. 2012-006.) Mr. Benetti explained that upon further review and consideration, Gatlin Development Company has requested Planning Commission Application No. 2012-006 be withdrawn. He added that the applicant intends to resubmit a new Shingle Creek Crossing PUD amendment request along with an updated Site and Building Plan for the old Food Court Building, and an updated Preliminary Plat for certain lots inside this PUD project site. These items will potentially be reviewed at the June 28, 2012 meeting. ACTION TO ACCEPT THE WITHDRAWAL OF PLANNING COMMISSION APPLICATION NO. 2012-006 SUBMITTED BY LOREN VAN DER SLIK FOR GATLIN DEVELOPMENT FOR PRELIMINARY PLAT AND SITE AND BUILDING PLAN APPROVAL There was a motion by Commissioner Leino, seconded by Commissioner Kuykendall, to accept the withdrawal of Planning Commission Application No. 2012-006. Voting in favor: Chair Rahn, Commissioners Burfeind, Kuykendall, Leino, Morgan and Schonning And the following voted against the same: None The motion passed unanimously. DISCUSSION ITEM There were no discussion items. 5-17-12 Page 7 OTHER BUSINESS—SHINGLE CREEK CROSSING UPDATE Mr. Eitel provided an update of the Shingle Creek Crossing development including showing some aerials of the site that show the near completion of Wal-Mart. He also demonstrated the proposed revisions to the site including the locations of various retail buildings and restaurants There was no other business. ADJOURNMENT There was a motion by Commissioner Kuykendall, seconded by Commissioner Leino, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:02 p.m. Chair Recorded and transcribed by: Rebecca Crass 5-17-12 Page 8