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HomeMy WebLinkAbout2012 05-31 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 STUDY SESSION MAY 31, 2012 ROLL CALL Chair Rahn, Commissioners Scott Burfeind, Kara Kuykendall, Michael Parks and Stephen Schonning were present. Also present were Councilmembers Dan Ryan and Carol Kleven, Bud Sorenson, Park and Recreation Commission, Director of Business & Development, Gary Eitel, City Engineer/Director of Public Works Steve Lillehaug, and Planning Commission Recording Secretary Rebecca Crass. Stan Leino and Carlos Morgan were absent and excused. CALL TO ORDER The Planning Commission meeting was called to order by Chair Rahn at 7:04 p.m. APPROVAL OF MINUTES—MAY 17, 2012 There was a motion by Commissioner Burfeind, seconded by Commissioner Schonning, to approve the minutes of the May 17, 2012 meeting as submitted. Commissioner Parks abstained since he was not present 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. PRESENTATION—SHINGLE CREEK WEST MISSISSIPPI WATERSHED DISTRICT Third Generation Plan —SecondlUpdated presentation by Wenck Engineers & Scientists —joint meeting of the City's Citizen Advisory Committees —Park and Recreation Commission and City Planning Commission. No official action is required. Ed Matthiessen with Wenck Engineers, presented an update to the proposed 3`d Generation Watershed Management Plan. He stated that the plan must be updated every three years. He reviewed Rules and Standards that protect Wetlands, Floodplains and the rate of storm water runoff. Mr. Matthiessen also reviewed redevelopment requirements, infiltration requirements, monitoring programs and sites, water quality, lake and wetland monitoring, education and outreach. APPLICATION NO. 2012-003 MARANATHA CONSERVTIVE BAPTIST HOME INC. Chair Rahn introduced Application No. 2012-003, reconsideration of a proposed development plan/site and building plan for a new three-story, 97 bed nursing care center (phase I) and parking areas; and the future development plan (Phase II) of a 38-unit senior independent living facility for the property located at 5401 — 691h Avenue North (Maranatha Homes Care Center). 5-31-12 Page 1 This portion of the application was tabled at the May 17, 2012 Planning Commission meeting. (See Planning Commission Information Sheet dated 5-31-12 for Application No. 2012-003.) Mr. Eitel explained that the Maranatha campus consists of two separate lots. One lot contains the nursing home parcel (5401 69th Avenue N) and is 3.78 acres in size and the other contains the existing 64 unit senior assisted living facility at 5415 69th Avenue N and is 3.28 acres in size. He added that the nursing home use was approved as a Special Use in the R-1 zoning district when it was built in 1959 and later expanded in 1994. Mr. Eitel further explained that approval of this application will allow Maranatha to continue to operate a nursing care facility. Once the nursing care addition is complete, they will remove the old facility and then complete Phase I1 within 3 to 5 years. He pointed out that following meetings with the neighborhood and considering their input, the revised plans still call for a three story, 97 bed, 84 unit skilled nursing care facility that will provided nursing care for transitional, long term care and memory care services with recommended 100 ft. setback from the neighboring residential properties. The City strongly encouraged the 100 ft. setback as a buffer space to provide separation from the properties along Toledo Avenue. Improvements to the site include five ponding or rainwater treatment areas. Mr. Eitel explained the physical layout of the building including the building's exterior components and revisions to the previously reviewed plan. Chair Rahn asked staff about the Phase II plan and asked how approving this application affects completion of Phase II. Mr. Eitel responded that they are required to put in a pond, landscaping, a fire lane and lighting throughout the site after completion of Phase I. Phase II may not occur for five years. He added that another site plan review will take place for approval of Phase II, however, the site must meet all requirements after Phase I is complete. Commissioner Parks asked about the appearance of a perimeter road on the site. Mr. Eitel responded that the fire department is requiring an emergency access road around the site so they can enter and exit the site appropriately. He added that is different than the original plan and is a fire code issue. Commissioner Parks also asked about the lighting on the site. Mr. Eitel responded they have met standard light standards at 25 ft.that cast down on the site. Commissioner Parks asked if staff was satisfied with the City Engineer's review of the site as far as drainage, etc. Mr. Eitel responded that staff feels that the modifications presented are appropriate for the site. PUBLIC HEARING—APPLICATION NO. 2012-003 There was a motion by Commissioner Parks , seconded by Commissioner Kuykendall, to reopen the public hearing on Application No. 2012-003, at 8:34 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. 5-31-12 Page 2 Mr. John Mehrkens with Maranatha reviewed the revised plan for Phase I including how the building will be established on the site. He also addressed the fire lane question and stated that after discussion with the Brooklyn Center Fire Department, they are requiring a 20 ft. wide roadway for the fire department rigs consisting of asphalt rather than pavers that appear to be more of a walkway. There will be buffers on site to eliminate traffic around the perimeter. Mr. Mehrkens also pointed out planned parking on the site based on peak parking times and he stated that they feel they have adequate parking as shown on the plan and dased on those numbers they have eliminated some of the parking. He added that in its place is the roadway for emergency vehicles and some reconfiguration of parking that turns the parking inward to the site. Mr. Mehrkens stated that they feel the plan being submitted meets with their approval as well as all conditions of approval as noted in the staff report and resolution. He added that they will provide adequate screening and landscaping along the neighboring residential properties. Mr. Mehrkens also stated that the addition of six transitional care beds should not have a significant impact on parking on the site. Commissioner Parks further asked about the fire lane on the site. Mr. Mehrkens responded that the ring road was the least obtrusive way to deal with a fire lane and still provide adequate parking, screening and water retention on the site. He added that the berm will also be removed to make room for storm water management on the site, however, adequate screening will be provided in its location. Commissioner Parks asked about drainage and storm water retention on the site. Mr. Mehrkens responded that the plans being reviewed today have been approved by the City Engineer. He further explained the location of the proposed ponding areas on the site as it is redeveloped and demonstrated how water will travel to the north and off the site along 69th Avenue North. Mr. Mehrkens further explained that with storm water management and the addition of more retention ponds,there will be no more water runoff on the site than what is currently there. Commissioner Burfeind asked about irrigation on the site, parking and lighting around the ring road. Mr. Mehrkens stated that the entire site will be irrigated and he added that the lighting presented is not required but they prefer to add lighting to make the site a safe location for their residents. Commissioner Burfeind replied that he feels that the lights being at 25 ft. next to the residential properties might create a lot of light onto those properties. Mr. Mehrkens responded that they have no problem with putting in different lighting along the walkways. Commissioner Schonning also stated that he would like the applicant to make sure there is no glare from the site onto the neighboring residential properties. Commissioner Parks stated that he feels that they should look at some alternatives on the site to the ring road specifically how it affects existing landscaping and buffering on the site. He further stated that he doesn't believe that the Fire Department cannot work out a better solution on the site to navigate their vehicles that would allow for more impervious materials. He feels that the best thing for Brooklyn Center is a more sustainable site. 5-31-12 Page 3 Mr. Mehrkens replied that a good portion of the trees on the site will remain on the site. He also stated that creating a hammerhead instead of a perimeter road created just as much of an asphalt surface on the site. He added they tried to create a site with an impervious surface and have a positive effect on the neighborhood. He further stated if they could go from a 20 ft. drive lane to a 10 ft., they would do so but it wouldn't affect the storm water retention ponds. Commissioner Parks replied that if they could redesign the plan they could create more green space on the site. He suggests that they commit to sustainability and take some of the storm water on the south side of the property and keep it from draining out to eliminate sediment getting into the city's storm water. Mr. Mehrkens replied that they will be handling storm water in a much better way on this plan than what is currently there. Commissioner Parks asked why they are locating the parking along 69th with no visibility to the building from the street. Mr. Mehrkens stated that it has to do with staging and the process involved with building the new building and still providing parking during and after construction. Commissioner Parks stated that he doesn't agree with the City Engineer regarding B612 curb and gutter requirements and if they had a better design with more green space and more water infiltration it would be a more sustainable site. Ray Christiansen, 6803 Toledo Ave N, stated that when his home was built, they couldn't build homes on the Maranatha site because of the water table. Further, when the four story addition was built, they were told that R-1 would always stay R-1 and he doesn't believe that there is any other place in the city where R-1 abuts R-6. He added he does like the parking in the back since it doesn't take away their sunlight. He added that we continue to get new plans and they seem to change every day. He also stated that what really irks him is that Maranatha, City Council and Planning Commission did not come to any neighbor and ask what they think and it is because they don't care what they think. He stated the R-1 should stay R-1 and feels that the Phase II should go before the City Council five years from now when they will be changing their plan again. Arvid Sorenson, 6901 Toledo Ave N, stated when he looks out his front door he looks at the parking lot. He feels that some of the information being received and reviewed is flawed particularly information received from the City Engineer regarding a study from Westwood indicating that the parking on the site is sufficient. He also pointed out information in the report stating that a left turn signal onto the site is not required. Further, he feels if you increase the amount of parking on the site, it creates additional traffic and hazards on the site. He also asked that if these applications are approved but nothing ever happens, what then? Mr. Eitel explained that if the project does not go forward after two years, it can go back to its original zoning through a process by the City Council. Mr. Sorenson stated that he feels that this project does not fit the neighborhood and it will diminish their property values and anyone looking to buy will expect to get these properties dirt cheap. Mr. Sorenson feels that Maranatha is claiming to be the victim here in order to get the approvals they need. He added the current owners knew the nursing home was obsolete when they bought it and yet they still bought it. He 5-31-12 Page 4 asked the Commission to not make the homeowners look like idiots by allowing a multi-story, multi-family building in the neighborhood. Randy Christenson, 7001 Regent Ave N, referred to comments in the traffic study and how they described that people use public transportation and biking which he is sure the residents of the nursing homes do not do. Mr. Christenson demonstrated how he feels that the applicant will keep changing the plan and `they are eating up every half they can' and still not meeting the residents half way. He added no one has explained to him why the property was split into two zoning districts and he doesn't agree with the whole premise, they haven't been there for it and it doesn't fit the neighborhood. Sandra Christenson 6803 Toledo Ave N, asked if the Phase I does go through, how long do they expect it to take? At what point will they tear down the other buildings? She doesn't want overhead power lines and there should be a 25 ft. easement. Mr. Eitel responded, that as soon as this is approved, probably in July, the applicant will start construction of the three story building. Phase I will be finished in 2013, the current residents will be moved to the new building and the existing building would then go down. It is critical that it be done timely for the benefit of the residents. Mr. Mehrkens added that the storm water necessary to serve the site is located where the existing building is located. He added that the new building cannot be built until the old building goes away and once the new building is constructed, the residents will be moved and then the new entry is built, taking about 12— 16 months to complete. He added that the elevations for the care center include a mansard roof intended to mimic a residential roof line and the proposed flat roof is necessary with a 100 ft. wide roof. They have put in a 5/12 pitched roof which is the lowest possible. Commissioner Kuykendall asked if they could still obtain a parking study since there will be no secondary entrance. Mr. Eitel stated that there was a discussion regarding the subject, however, the proposed design layout indicates two entrances coming in from 69th Avenue. He added the County's analysis is that it isn't an issue to continue to allow the two driveways to exist. Commissioner Kuykendall stated that she would like to see the traffic issues studied further based on what the residents have stated. Mr. Eitel replied that traffic guidelines were addressed by the City Engineer. He added that the peak of traffic onto the site is based on when they experience a shift change and not necessarily during normal rush hours. Commissioner Kuykendall stated she is not concerned with parking on the site but rather how the site affects traffic on the street. She further stated there is not going to be single family homes on the site and it is either going to be as it exists or it is going to be the new proposed building. Mrs. Christenson stated that she feels that they could just tear down the building and put something else up and they (Maranatha) don't have to be catered to them. She feels that the Commission is catering to the money in allowing this development. She feels they are big money and have used that to influence staff. 5-31-12 Page 5 Chair Rahn stated that there are real people, human beings, living in this facility and it is outdated and a new facility will increase their quality of life and it is important to consider that as well. He added that the current building doesn't meet the needs of the current residents. Mrs. Christenson replied that the building could be someplace else and she knows that Brooklyn Center just wants it for their tax base. Commissioner Kuykendall stated that she is offended by these comments. She reinforced that the building is obsolete and cannot be maintained. She asked the residents if they want the people misplaced off the property? She added they are proposing to replace an outdated facility and provide a decent place for their residents to live. Mrs. Christenson said that Northridge is 50 percent vacant and they could go live there. She added that this facility is not necessary for this community. Commissioner Kuykendall responded that the 2030 Comprehensive Plan shows that there is a need for senior housing in this community and at the time it was discussed (during the adoption of the Comprehensive Plan), nobody in the city came forward to speak to the Planning Commission at the public hearings. Mrs. Christenson stated that this is not the appropriate thing to do and the Commission does not know what they are really going to put in there because they will change and they are going to vote on something that they know nothing about. Commissioner Kuykendall stated that they have studied these plans in depth and she takes offense that the residents think they are just redlining things without appropriate consideration. She added she has a stake in this community as well. Gary Eitel stated that he has not heard anyone opposed to Phase I. Mr. Arvid Sorenson stated that there are other properties where this could go particularly city owned properties. Randy Christenson apologized if he offended the Commission. He has also put in a lot of time reviewing this. He stated that if the building is obsolete doesn't that also make the homes in the area obsolete? Mr. Mehrkens stated that the facility is no longer functioning as it should and the age and condition of the building has created safety issues as well as quality of care and quality of life. He added that if this is not approved, they will continue to operate until it can no longer function and no longer has a useful life. Mr. Christensen asked that if the facility no longer has useful life, what happens to the property? He referred to the 2030 Comprehensive Plan and asked what will happen in 15 years. Mr. Mehrkens stated no one can predict 15 years from now, however, the population is aging and the number of people needing facilities such as these continues to grow especially in Brooklyn Center. He added that if Maranatha wants to continue to serve Brooklyn Center residents and 5-31-12 Page 6 keep them here, then they need a updated, functioning facility such as this. He feels that Maranatha would like to stay in the community and continue to serve the residents of Brooklyn Center with assisted living, memory care and skilled care. Many Maranatha residents are former residents/homeowners of Brooklyn Center. Mr. Christensen asked if they would consider anything less than what is being proposed. Mr. Mehrkens stated they feel this is a good use for the site. Mr. Christensen replied `we don't'. There was a motion by Commissioner Parks to table the application and continue the public hearing to the next Planning Commission meeting. Commissioner Kuykendall stated that she recommends this application move forward and they not table the application. Commissioner Burfeind stated that he agrees that the application should move forward. Commissioner Schonning stated that he agrees that the application should move forward. There was no second to the motion to continue the public hearing. CLOSE PUBLIC HEARING There was a motion by Commissioner Kuykendall, seconded by Commissioner Schonning, 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. 2012-10 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-003 SUBMITTED BY MARANATHA CONSERVATIVE BAPTIST HOME INC FOR APPROVAL OF THE DEVELOPMENT/SITE AND BUILDING PLAN IN RELATION TO THE NEW PLANNED UNIT DEVELOPMENT ON PROPERTY LOCATED AT 5401-5415 —69'AVENUE NORTH There was a motion by Commissioner Kuykendall, seconded by Commissioner Burfeind, to approve Planning Commission Resolution No. 2012-10 with additional review of the lighting plan, ring road, landscaping, and appropriate screening to adjacent property owners. Voting in favor: Chair Rahn, Commissioners Burfeind, Kuykendall, Parks and Schonning And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its June 25, 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. 5-31-12 Page 7 The Commission took a five minute break and reconvened at 10:23 p.m. APPLICATION NO. 2012-007 MARANATHA CONSERVATIVE BAPTIST HOMES INC. Chair Rahn introduced Application No. 2012-007, a proposed Preliminary Plat and Final Plat of Maranatha 2°d Addition located at 5401-5415 691h Avenue North. This application was tabled at the May 17, 2012 Planning Commission meeting. (See Planning Commission Information Sheet dated 5-31-12 for Application No. 2012-007.) Mr. Eitel stated that the applicant is seeking preliminary and final plat approval to combine two existing lots into one, large single lot for redevelopment. He added that this item was tabled at the May 17, 2012 meeting and it was acknowledged that the public hearing would be continued at tonight's meeting. PUBLIC HEARING—APPLICATION NO. 2012-007 There was a motion by Commissioner Kuykendall, seconded by Commissioner Burfeind,to reopen the public hearing on Application No. 2012-007, at 10:29 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. Mr. Randy Christensen, stated that he is opposed to this since it is tied to everything else and it still doesn't fit. Mr. John Mehrkens with Maranatha, stated that the replatting of the property into a single lot just makes sense in light of the proposed redeveloped. CLOSE PUBLIC HEARING There was a motion by Commissioner Burfeind, seconded by Commissioner Schonning ,to close the public hearing on Application No. 2012-007. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2012-11 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-007 SUBMITTED BY MARANATHA CONSERVATIVE BAPTIST HOME, INC., A REQUEST FOR PRELIMINARY PLAT AND FINAL PLAT APPROVALS OF MARANATHA 2ND ADDITION FOR PROPERTY LOCATED AT 5401-5415—69TH AVENUE NORTH There was a motion by Commissioner Burfeind, seconded by Commissioner Kuykendall, to approve Planning Commission Resolution No. 2012-11. Voting in favor: Chair Rahn, Commissioners Burfeind, Kuykendall, Parks and Schonning And the following voted against the same: None The motion passed unanimously. 5-31-12 Page 8 The Council will consider the application at its June 25, 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. DISCUSSION ITEM There were no discussion items. OTHER BUSINESS Commissioner Parks stated that Luther tore down trees and a decorative fence and he feels that what is approved by the Commission doesn't hold any teeth. He hopes that Luther has planned a buffer or something decorative to replace it. He also stated that light rail transit will have a station at 63`d Avenue and Bottineau at the Park and Ride. Also Shingle Creek restoration is taking place by the High School. Mr. Eitel stated that Brooklyn Park ranked 6th for federal funding for restoration of Shingle Creek and the project involves a trail along the creek. The city will be facilitating some easements related to this project. He added that Luther is redoing the area along 69th Avenue and they will be installing a decorative wall around the site. There was no other business. ADJOURNMENT There was a motion by Commissioner Kuykendall, seconded by Commissioner Parks, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 10:43 p.m. Chair Recorded and transcribed by: Rebecca Crass 5-31-12 Page 9