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HomeMy WebLinkAbout1987 05-21 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 21 , 1987 CITY HALL CALL TO ORDER The Planning Commission met in study session and was called to order by Chairman George Lucht at 7:32 p.m. ROLL CALL Chairman George Lucht, Commissioners Molly Malecki, Lowell Ainas, Mike Nelson Wallace Bernards. Also present were Director of Planning and Inspection Ronald Warren, City Engineer Bo Spurrier and Mary Lou Larsen, Recording Secretary. Chairman Lucht noted that Commissioners Carl Sandstrom and Ann Wallerstedt were unable to attend this evening's meeting and were excused. APPROVAL OF MINUTES - April 9, 1987 Motion by Commissioner Malecki seconded by Commissioner Ainas to approve the minutes of the April 9, 1987 Planning Commission meeting as submitted. Voting in favor: Chairman Lucht, Commissioners Malecki, Ainas, and Nelson. Voting against: none. The motion passed. Commissioner Nelson abstained as he was not at the meeting. APPLICATION N0. 87007 'Shingle Creek Land Company) Following the Chairman's explanation, tie Secretary introduced the first item of business, a request for revised landscape plan approval for the central parking lot at the Shingle Creek Business Center. The Secretary reviewed the staff report (see Planning Commission Information Sheet for Application No. 87007 attached). Chairman Lucht stated that no public hearing is required, but the applicant is present to answer any questions the Commission may have. Mike Mallon, representing Shingle Creek Land Company, clarified that the landscape area would be 49' wide, north to south, rather than the 54' indicated by the Secretary. Commissioner Bernards inquired regarding the lighting in the parking lot. The Secretary stated that there would be lighting in the central parking lot. Motion by Commissioner Nelson seconded by Commissioner Ainas to approve Application No. 87007 subject to the following: 1. The performance agreement and financial guarantee being held to assure completion of the central parking lot shall not be released in its entirety until all landscaping, consistent with this approved plan, has been installed and has proved to be viable. Voting in favor: Chairman Lucht, Commissioners Malecki, Ainas, Nelson and Bernards. Voting against: none. The motion passed. APPLICATION NO. 87008 (Maranatha Conservative Baptist Home, Inc.) The Secretary introduced the next item of business, a request for rezoning from R1 5-21-87 -1- (One-Family Residence) to R6 (Multiple-Family Residence) of approximately the westerly 3.2 acres of the approximate 7 acre Maranatha Nursing Home site located at 5401 69th Avenue North. The purpose of the rezoning is to allow eventually the construction of a four story, 64 unit apartment complex for elderly residents which would be attached to the nursing home. The Secretary reviewed the staff report (see Planning Commission Information Sheet for Application No. 87008 attached) . The Secretary noted the difference between Brooklyn Center's R6 zoning and Brooklyn Park's R6 zoning, Brooklyn Park's R6 zone allows multiple-residential dwellings of 2 112 to 3 stories in height, while the Brooklyn Center R6 zone allows multiple- residential dwellings of 4 or 5 stories in height. Brooklyn Park's R6 is comparable to Brooklyn Center's R5 zoning district. The Secretary explained preliminary plans have been reviewed by staff and comments sent to Hennepin County regarding access, dedication of right-of-way, and consideration of the plat. Chairman Lucht noted that there is a public hearing scheduled and the required notices have been sent to surrounding property owners within 350 ft. of the site and also, a notice has been sent to the Northwest Neighborhood Advisory Group. Commissioner Nelson asked if the project can be limited to elderly housing or can any other use be allowed as long as it is considered a permitted use in the R6 zone. The Secretary stated that if the property were rezoned to R6, all uses listed as permitted or special could be comprehended for the property. He added that the City cannot guarantee, with the rezoning, that only elderly housing would be possible. He pointed out that there is always a risk that some other use permitted in the zoning district could come about. He stated, however, that if there is no action within two years after a property is rezoned, the City could initiate an action to down zone the property. Commissioner Bernards inquired as to when the demographic study was done for the proposal. This question was referred to the architect who spoke at a later time. Chairman Lucht called on the applicant to speak. David Viland, Administrator for Mararanatha Conservative Baptist Home, Inc. explained that this facility has been Brooklyn Center's only nursing home for 24 years and they are now considering senior development. He pointed out that even with the rezoning they would continue to operate a 106 bed home licensed by the State of Minnesota. Mr. Viland further explained that in 1980 Maranatha was considering a proposal for condominiums designed for the elderly. He feels they could contribute to the needs of the elderly in Brooklyn Center. The project is being coordinated by the Housing Group and Wolterstorff Architects. Chairman Lucht asked the applicant if this building is similar to Golden Valley Covenant Manor. Mr. Viland stated that it is. David Wolterstorff, architect for the project, next explained his firm's involvement with the project. He stated that the demographic study was done in the fall of 1986 indicating a need for 130 additional elderly housing units in this area. Surveys were sent out to surrounding residents explaining the development. Mr. Wolterstorff explained that this is not subsidized housing and an apartment building, not a nursing home, but is associated with it. There will be guidelines to follow before moving into a unit, and rules and regulations as to how the unit is left when a tenant moves out. Each unit will have its own kitchen and either a one- bedroom, two-bedroom, or assist-care unit will be offered. Activity programs, parties, events, educational seminars, party rooms, greenhouse, and a craft room will be offered to residents. 5-21-87 -2- Mr. Wolterstorff then reviewed a proposed conceptual site plan for the project. He explained the construction of the building will be of brick and stucco and have bay windows to look more residential to the surrounding neighborhood. He next reviewed possible floor plans, elevations and the landscaping. The Watershed District has also been contacted. Mr. Viland expressed his appreciation for City staff cooperation. He stated that Maranatha would like to continue on schedule to avoid a rise in construction costs. PUBLIC HEARING Chairman Lucht opened the meeting for a public hearing and asked if anyone present wished to speak regarding the application. Arvid Sorenson, 6901 Toledo Avenue North, stated he had no objection to the project, but had reservations regarding the R6 zoning. The Secretary explained that in this case the height and density proposed dictate the need for R6 zoning. A discussion ensued regarding R6 zoning. David Viland responded to Mr. Sorenson's inquiry by stating that Maranatha is dedicated to continue to provide benefits for the elderly and their intent is long range. Chairman Lucht inquired as to the background of Maranatha. Mir. Viland stated that Maranatha is freestanding affiliated through Fellowship Conservative Baptists of Minnesota; their financial position is strong with little outstanding debt. Further discussion ensued relative to the rezoning request. Chairman Lucht inquired if anyone else wished to speak during the public hearing. The Chairman noted that the public hearing should be continued until after receiving comments from the Northwest Neighborhood Advisory Group. ACTION TABLING APPLICATION NO. 87008 (Maranatha Conservative Baptist Home, Inc. Motion by Commissioner Nelson seconded by Commissioner Malecki to table Application No. 87008, continue the public hearing, and refer the proposal to the Northwest Neighborhood Advisory Group for review and comment. A tentative meeting is scheduled for June 2 and property owners will be notified of the time and place of that meeting. Voting in favor: Chairman Lucht, Commissioners Malecki, Ainas, Nelson and Bernards. Voting against: none. The motion passed. DISCUSSION ITEMS The Secretary briefly reviewed business items for the June 11 meeting which includes special use permits for a day care center at Cross of Glory Lutheran Church and possibly a group home at 5240 Drew Avenue North. ADJOURNMENT Motion by Commissioner Nelson seconded by Commissioner Ainas to adjourn the meeting of the Planning Commission. Voting in favor: Chairman Lucht, Commissioners Malecki, Ainas, Nelson, and Bernards. Voting against: none. The moti t 8:33 p.m. ssed unanimously. The Planning Commission adjourned aird 5-21-87 -3- Chidn 1 1 Planning Commission Information Sheet Application No. 87007 Applicant: Shingle Creek Land Company Location: Shingle Creek Business Center Central Parking Lot Request: Landscape Plan Approval The applicant is requesting approval of a revised landscape plan for the landscape area located in the Shingle Creek Business Center Central Parking Lot. The Planning Commission should recall that part of the consideration of a special use permit requested under Planning Commission Application No. 87007 (approved by the City Council on Apri120, 1987) for accessory off-site parking involved an amendment to the landscape area separating the north and south portions of the central parking lot. In April, 1987 while considering this application, the applicant requested that the landscape plan for the central parking lot be deferred because they were considering some additional modifications. Originally, the City Council on September 8, 1986 had approved a proposal by Lombard Properties, Inc. to construct an elaborate landscape plaza with two pools and a pavillion under Planning Commission No. 86033• The plan offered this evening is scaled down from that proposal. The landscape area would be approximately 54' wide, north to south, and approximately 270' long, east to west. It would contain a nonlighted meandering concrete walkway with four sitting benches. The area would be sodded and contain numerous trees and shrubs (5 Imperial Locusts, 3 Norway Maples, 16 Green Spruce, 9 Radiant Crab, 4 Snowdrift Crab, 10 Japanese Tree Lilac, and a number of Maney Junipers, Winged Euonymus, and Narrow Leaf Hosta) . The over 1,000 red geraniums indicated on the April, 1987 plan would not be included. All in all, the plans appear to be in order and approval is recommended subject to the following: 1. The performance agreement and financial guarantee being held to assure completion of the central parking lot shall not be released in its entirety until all landscaping, consistent with this approved plan, has been installed and has proved to be viable. 5-21-87 i 1 1