HomeMy WebLinkAbout1992 09-17 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
SEPTEMBER 17, 1992
REGULAR SESSION
1. Call to Order: 7 : 30 p.m.
2 . Roll Call
3 . Approval of Minutes - August 27, 1992
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. Evergreen Development Group 92013
Request for Planned Unit Development approval to rezone
the R7 district at the intersection of Summit Drive and
the east leg of Earle Brown Drive to PUD-MIXED and to
receive site and building plan approval to construct 90
units of assisted housing (residential care) in three
buildings on the vacant parcel adjacent to the Earle
Brown Commons.
6. Other Business
7. Discussion Items
8. Adjournment
III
f
PLANNING COMMISSION INFORMATION SHEET
Application No- 92013
Applicant: Evergreen Development Group
Location: Earle Brown Drive (east leg) and Summit Drive
Request: Rezoning/Site and Building Plan - PUD/Mixed Use
The applicant requests rezoning and site and building plan approval
for a mixed use planned unit development on the two R7 zoned
parcels of land at the northeast quadrant of the intersection of
Summit Drive and the east leg of Earle Brown Drive. One of these
parcels contains the Earle Brown Commons apartment building. The
other parcel is presently vacant and is the subject of an assisted
living senior housing facility to be contained in three one story
buildings or "houses", each containing approximately 30 residents.
The property is bounded on the north by the Earle Brown Heritage
Center, on the east and south by Earle Brown Drive, on the
southwest by Summit Drive, and on the west by Brookdale Corporate
Center III office building. The applicant's representative, Mr.
Janis Blumentals, has submitted arguments relating to the
Guidelines for Evaluating Rezonings and development plans for the
three building complex. In addition, the owner/operators of The
Evergreens at Earle Brown Farm have submitted a three page
description of their operation and the facility. (These written
materials are attached for the Commission's review. ) We will
proceed first with a review of the rezoning issue.
Rezoning
A Planned Unit Development/Mixed Use zoning designation of the
property constitutes a rezoning of the property from its present R7
designation. As such, it is subject to the rezoning evaluation
policy and review guidelines contained in Section 35-208 of the
City' s Zoning Ordinance (attached) . A review of those guidelines,
the applicant' s arguments, and staff response follow:
a) Is there a clear and public need or benefit?
Applicant: "The proposed use for this site is a Residential Care
Facility. The best building type for this use is one story smaller
buildings that do not require any stairs or elevators and at the
same time give that intimate, residential surroundings for the
tenants. As one story buildings are not permitted in R-7 zone this
rezoning is required.
"There is a public need for such a residential care because this
delays or eliminates the need for expensive nursing home care in
many cases. "
Staff: The R7 zoning district allows two and one-half through five
story apartments as a permitted use, provided they are part of an
integral development with high rise buildings permitted in the R7
zone. This one story development of assisted housing is not
September 17, 1992 1
comprehended. We would agree that such a facility will meet a
public need and will nicely complement the elderly housing
available in the Earle Brown Commons high rise.
b) Is the proposed zoning consistent with and compatible
with surrounding land use classifications?
Applicant: "As we are talking about rezoning to PUD, we have to
talk about the proposed use and not about the proposed zoning.
"This part of the City is a mixed use area:
The site is located next to senior housing and beyond this housing
is Earle Brown Heritage Center. Across the streets are office
buildings, child care, medical clinic and retail. With the senior
housing, medical clinic and Earle Brown Farm, this site is very
compatible for residential care use. "
Staff: The land use of an assisted living facility for elderly
residents in addition to the existing high rise elderly housing at
the Earle Brown Commons is compatible, both visually and in terms
of activity levels, with the Heritage Center, high and low rise
office buildings, and retail centers nearby. This is an area of
mixed land uses, not of "consistent" uses. The residential uses
might be more consistent with the park west of Shingle Creek
Parkway, but it can probably survive here. Visually, the
Evergreens building treatments will be very consistent with the
Earle Brown Heritage Center to the north.
C) Can all permitted uses in the proposed zoning district be
contemplated for development of the subject property?
Applicant: "As the proposed zone is PUD, the basis for rezoning to
PUD in this case will be only one specific use - residential care. "
Staff: It may be appropriate to point out at this time that
Planned Unit Developments are only to be approved in areas
designated in the City's Comprehensive Plan for redevelopment.
That is not the case in this instance. The proposed use is not a
redevelopment and, now that the Farm has been renovated, there is
little prospect for redevelopment in this area. We have discussed
with the City Attorney whether the existing ordinance provision is
mandatory or whether it can be amended. He has indicated that the
limitation to an area designated for redevelopment is not
mandatory, but may have been intended to limit the applicability of
PUDs. He has advised that a provision requiring planned unit
developments to simply be consistent with the Comprehensive Plan
may be as effective in controlling the application of the PUD
option, without limiting it to areas of redevelopment. We would
recommend consideration of an ordinance amendment to this effect,
concurrent with consideration of this PUD proposal.
September 17, 1992 2
d) Has there been substantial physical or zoning
classification changes in the area since the subject
property was zoned?
Applicant: "There has not been any physical or zoning changes and
this proposed use should be considered as a complementary use that
will complete the Earle Brown Farm homestead. "
Staff: Two changes have occurred. The Earle Brown Farm has been.
renovated into the Heritage Center and the area containing mostly
high rise office buildings south of the freeway has been rezoned
from I-1 to C-1A. Neither of these changes has so changed the area
as to make elderly housing or a residential care facility less
compatible than before.
e) In the case of City-initiated rezoning proposals, is
there a broad public purpose evident?
Applicant: "Not applicable. "
Staff: Not applicable.
f) Will the subject property bear fully the ordinance
development restrictions for the proposed zoning
district?
Applicant: "The purpose of PUD district is to promote flexibility
in land development and redevelopment, preserve aesthetically
significant and environmentally sensitive site features, conserve
energy and ensure a high quality of design.
"The proposed use together with the proposed site development
fulfills the purpose of PUD district as outlined in the Zoning
Ordinance and quoted above. "
Staff: An ordinance compliance issue presented by the proposed PUD
is the resulting setback of the one story congregate dining wing of
the Earle Brown Commons. The building is presently on the south
property line and 4 ' from the west property line. These
substandard setbacks (20 ' is the minimum side yard setback in the
R7 zoning district) reflect the fact that when the Earle Brown
Commons was proposed, it was intended to be a two phase development
with the second phase to be another high rise building, attached to
the phase one building at the property line. With the proposal of
the Evergreens residential care facility, phase two of the Earle
Brown Commons is being abandoned. One of the elements of the
Planned Unit Development agreement is to acknowledge the
substandard setback of the Earle Brown Commons building and, thus,
that property is included in the rezoning proposal. Under the
Building Code, no openings may be allowed in the Commons building
less than 3 ' from the property line and no windows may be allowed
less than 20 ' from the property line. The development agreement
• September 17, 1992 3
with the Commons will, therefore, have to be amended to require
building modifications to close the existing windows on the south
and west walls of the congregate dining area in the Commons
building before issuance of permits for the Evergreens project.
g) Is the subject property generally . unsuited for uses
permitted in the present zoning district, with respect to
size, configuration, topography or location?
Applicant: "This site is suited for any multi residential use but
R-7 zone restricts the use and eliminates the use of one story
buildings. This proposed rezoning will just expand the use of this
site by allowing one story buildings. "
Staff: A master plan for this area was approved when the property
was originally rezoned to R-7. Completion of the master plan would
be an acceptable alternative for the vacant parcel. However, that
is unlikely to occur in the near future. The present proposal fits
the area, functionally and aesthetically, but is not contemplated
in the R-7 district. Thus, the requested PUD designation to allow
for a mixture of uses.
h) Will the rezoning result in the expansion of a zoning
district, warranted by: 1) Comprehensive Planning; 2)
the lack of developable land in the proposed zoning
district; or 3) the best interests of the community?
Applicant: "1. This change in zoning from R-7 to PUD will not
change the comprehensive plan in any way but will just expand the
residential use as described in previous items.
112. Not applicable.
113 . It is in the best interest to the community to have a
residential care facility - see next item. "
Staff: The Comprehensive Plan recommends for this and the
surrounding area: "Mixed Use Development (Including High-Density,
High-Rise Residential, Service/Office and General Commerce) . "
Although the specific type of residential care facility proposed is
not explicitly listed as one of the "mixed" uses, the general
direction to allow mixed uses is clear. The proposed residential
care use, in proximity to the high rise elderly housing of the
Earle Brown Commons, is an appropriate mix of uses generally
envisioned by the Comprehensive Plan. We agree that a residential
care facility is in the best interests of the community. Brooklyn
Center's population, like that of many first ring suburbs, is
growing older and there is an increasing need for this type of
assisted housing.
i) Does the proposal demonstrate merit beyond the interests
of an owner or owners of an individual parcel?
September 17, 1992 4
Applicant: "1. It is in the best interest of the City and the
public in general to have a residential care facility because there
is a need for such a residential care. This type of residential
care will reduce the need for high cost medical care in a nursing
home or at an individual 's home by means of expensive home care.
112 . The design of the proposed development will complement the
design of the Earle Brown Heritage Center and will complete the
Earle Brown Farm Development. "
Staff: We agree. Insofar as the proposal is in the best interests
of the community, it demonstrates merit beyond the interests of the
property owner. As noted above, we believe the residential care
facility will meet a need for assisted living housing for this
community and the surrounding area.
In general, we believe that the proposed development is in keeping
with its surroundings and that the requested zoning designation is
consistent with the City's Comprehensive Plan. A review of the
proposed development plans follows.
Site and Building Plan Proposal
Access/Parking
The proposed plan calls for three accesses to the site, two off
Earle Brown Drive and one off a shared access drive serving the
• Earle Brown Commons, the Heritage Center, and Brookdale Corporate
Center III. All three driveways are 24 ' wide. There is a driveway
which traverses the site from the common access drive to Earle
Brown Drive with parking off it. Total parking provided comes to
59 stalls. Residents will not have cars. Therefore, parking is
basically for staff and visitors. The closest applicable formula,
we feel, is the nursing home formula of one space per four beds and
one space per two employees on the maximum shift. This formula
results in a parking requirement of 22 . 5 stalls for the beds and
7.5 stalls for staff for a total of 30. The plan, therefore, is in
compliance.
The major parking issue presented by the plan is the loss of proof-
of-parking spaces for Earle Brown Commons which were located on the
phase two parcel. The Earle Brown Commons is required to have (or
to have land for) 280 parking stalls at two per dwelling unit.
That site presently has approximately 173 spaces, including 140 in
a two level ramp. The proposed plan documents a proof-of-parking
of 25 additional stalls. Thus, the total parking available to the
Commons is approximately 198 stalls, 82 short of what is required
for the complex. If another level were built on the ramp,
approximately 70 stalls could be added. If the ramp were also
enlarged, perhaps the 82 additional stalls could be provided.
Approval of the PUD, should be subject to a condition that the
owner of the Commons amend the development agreement with the City
to require the installation of the required additional stalls at
September 17, 1992 5
such time as it ceases to be an elderly housing complex.
Landscaping
The landscape plan provides for a mixture of trees and shrubs with
a point value of 336.5 landscape points. The point requirement is
320.5 points for a 3 .873 acre site. Plantings include 26 shade
trees (7 existing) , 17 Spruce trees, 11 ornamental trees, and 136
shrubs of various types. The plan also notes a number of existing
boulevard trees along both Earle Brown Drive and Summit Drive and
along the common access drive. Shade trees include Sapporo Autumn
Gold Elm(2) , River Birch(2) , Sugar Maple(3) , Pin Oak(4) , Greenspire
Linden(7) , and Niobe Weeping Willow(1) . The landscape plan calls
for six 6" diameter shade trees. Section 35-411 of the Zoning
Ordinance requires one six inch diameter tree per 14 beds in
nursing homes. That works out to 6. 5 such trees. We recommend
that the plan be revised to add one additional 6" diameter tree.
All nonpaved areas shall be sodded and underground irrigation will
be provided to the street curb.
Grading/Drainage/Utilities
The drainage plan calls for the existing holding pond on the site
to be relocated southward into an area between Houses One and Two,
near Summit Drive. Beyond the normal limits of the pond will be a
much larger depressed area that will accommodate drainage during a
flood event. Two storm sewer lines will feed into the pond. An
outlet will convey overflow to City storm sewer in Summit Drive.
There will always be water in the holding pond. One flaw in the
plan is the proximity of the outlet and one of the inlets to the
pond. The City Engineer has indicated that the Watershed District
probably will not accept such an arrangement since it will not
provide for adequate water treatment in the pond.
House Three will be placed over the present location of two utility
lines. An active storm sewer line will be rerouted around the
south side of the building. An abandoned sanitary sewer line will
be removed beneath the building pad. An 8" water line will loop
between a line in the common access drive and a main in Earle
Brown Drive, with 6" combined fire and domestic lines to each of
the three buildings. Two hydrants are to be installed. A manhole
must be provided for each sanitary sewer service.
Buildings
Each building will be identical with 15 rooms for residents'
quarters, two central lounge-dining rooms with atriums, a kitchen,
laundry, beauty shop and tub room. Proceeding from the entry
foyer, residents will proceed through a mirrored gallery to a
central rotunda. From there, they can go either left or right into
one of the lounge/dining rooms. Off these central rooms, short
hallways with skylights lead to the individual rooms. The exterior
of the buildings will be prefinished steel siding, red in color to
match the treatment on the Earle Brown Heritage Center. The trim
will be white, also matching the treatment at the Heritage Center.
September 17, 1992 6
The roof structure will be a mixture of hip design around the
outside and flat with a parapet wall around the center. The
buildings will all be fire sprinklered. The plan provides sidewalk
access from parking areas to each of the buildings and a sidewalk
between Houses One and Two leading to a wood bridge and overlook at
the pond.
Lighting/Trash
The site plan calls for 11 decorative traditional pole lights, 10 '
high, similar to the existing low pole lights for the Earle Brown
Heritage Center. Each building will have a separate trash
enclosure off the parking lot, approximately 8 ' x 8 ' in size.
Conclusion
In conclusion, we believe that the proposal has merit and that the
plans are generally in order. A draft resolution recommending
approval is attached for the Commission's consideration.
Generally, rezonings are referred to a neighborhood advisory group.
In this case, the Planning Commission is the advisory group for the
central commercial/industrial area of town. A public hearing has
been scheduled and notices have been sent.
Submitted by,
l
• Gary Shallcross
Planner
Approved by,
Ronald Warren
Director of Planning and Inspections
September 17, 1992 7
Section 35-208. REZONING EVALUATION POLICY AND REVIEW GUIDELINES.
1. Purpose.
The City Council finds that effective maintenance of the com-
prehensive planning and land use classifications is enhanced through
uniform and equitable evaulation of periodic proposed changes to this
Zoning Ordinance; and for this purpose, by the adoption of Resolution
No. 77-167, the City Council has established a rezoning evaluation
policy and review guidelines.
2. Policy.
It is the policy of the City that: a) zoning classifications
must be consistent with the Comprehensive Plan, and b) rezoning
proposals shall not constitute "spot zoning," defined as a zoning
decision which discriminates in favor of a particular landowner, and
does not relate to the Comprehensive Plan or to accepted planning
principles.
3. Procedure.
Each rezoning proposal will be considered on its merits, measured
against the above policy and against these guidlines which may be
weighed collectively or individually as deemed by the City.
4. Guidelines.
a Is there a clear and public need or benefit?
(b) Is the proposed zoning consistent with and compatible with
surrounding land use classifications?
(c) Can all permitted uses in the proposed zoning district be
comtemplated for development of the subject property?
(d) Have there been substantial physical or zoning classification
changes in the area since the subject property was zoned?
(e) In the case of City-initiated rezoning proposals, is there a
broad public purpose evident?
(f) Will the subject property bear fully the ordinance .development
restrictions for the proposed zoning districts?
(g) Is the subject property generally unsuited for uses permitted
in the present zoning district, with respect to size, con-
figuration, topography or location?
(h) Will the rezoning result in the expansion of a zoning district, "
warranted by: 1) Comprehensive Planning; 2) the lack of
developable land in the proposed zoning district; or 3) the
best interests of the community?
(i) Does the proposal demonstrate merit beyond the interests of
an owner or owners of an individual parcel?
Member introduced the following
resolution and moved its adoption:
PLANNING COMMISSION RESOLUTION NO. 92-2
RESOLUTION REGARDING RECOMMENDED DISPOSITION OF
APPLICATION NO. 92013 SUBMITTED BY EVERGREEN DEVELOPMENT
GROUP
WHEREAS, Application No. 92013 submitted by Evergreen
Development Group proposes rezoning from R7 (Multiple Family) to
Planned Unit Development/MIXED the two R7 parcels totalling 7. 135
acres at the intersection of Summit Drive and the east leg of Earle
Brown Drive; and
WHEREAS, the Planning Commission held a duly called
public hearing on September 17, 1992 when a staff report and public
testimony regarding the rezoning and site and building plans were
received; and
WHEREAS, the Commission considered the rezoning and site
and building plan request in light of all testimony received, the
Rezoning Evaluation Policy and Review Guidelines contained in
Section 35-208 of the City's Zoning Ordinance and in light of the
provisions of the Planned Unit Development Ordinance contained in
Section 35-355, and in light of the recommendations of the City's
Comprehensive Plan.
NOW, THEREFORE, BE IT RESOLVED, by the Brooklyn Center
Planning Advisory Commission to recommend to the City Council that
Application No. 92013 , submitted by Evergreen Development Group, be
approved in light of the following considerations:
1. The proposed residential care facility will meet a need
in an aging community for less mobile, but ambulatory
older residents to have the option of assisted living
housing in the community.
2 . The proposed zoning and use are compatible with
surrounding land use classifications and existing
development.
3 . The proposed residential care facility will meet the
ordinance development restrictions for the proposed
zoning district. The existing Earle Brown Commons will
be brought into compliance with the Building Code
relative to its substandard setback from the side
interior property line.
4 . The proposed zoning is consistent with the
recommendations of the Comprehensive Plan for Mixed Used
Development in this area.
5. The proposed residential care use is consistent, both
functionally and visually with the adjacent elderly
housing development and with the Earle Brown Heritage
Center.
BE IT FURTHER RESOLVED, by the Brooklyn Center Planning
Advisory Commission to recommend to the City Council that approval
of Application No. 92013 be subject to the following conditions:
1. Building plans are subject to review and approval by the
Building Official with respect to applicable codes prior
to the issuance of permits.
2 . Grading, drainage, utility and berming plans are subject
to review and approval by the City Engineer, prior to the
issuance of permits.
3 . A site performance agreement and supporting financial
guarantee (in an amount to be determined by the City
Manager) shall be submitted prior to the issuance of
permits to assure completion of approved site
improvements.
4 . Any outside trash disposal facilities and rooftop
mechanical equipment shall be appropriately screened from
view.
5. The building is to be equipped with an automatic fire
extinguishing system to meet NFPA standards and shall be
connected to a central monitoring device in accordance
with Chapter 5 of the City Ordinances.
6. An underground irrigation system shall be installed in
all landscaped areas to facilitate site maintenance.
7 . Plan approval is exclusive of all signery which is
subject to Chapter 34 of the City Ordinances.
8. B612 curb and gutter shall be provided around all parking
and driving areas.
9. The applicant shall submit an as-built survey of the
property, improvements and utility service lines, prior
to release of the performance guarantee.
10. The property owner shall enter into an Easement and
Agreement for Maintenance and Inspection of Utility and
Storm Drainage Systems, prior to the issuance of permits.
11. The owner of the Earle Brown Commons shall revise the
development agreement covering that property to stipulate
that additional ramp and surface parking shall be
provided up to two stalls per unit upon a finding by the
City that all required parking is necessary for the
proper functioning of the site. The development
agreement with Earle Brown Commons shall also be amended
to require the elimination of windows on the south and
west sides of the congregate dining area in accordance
with the provisions of the State Building Code. These
revisions and amendments to the Earle Brown Commons
development agreement shall be executed and filed at the
County prior to the issuance of permits for the
residential care facility.
12. The owner of the vacant parcel shall enter into a
development agreement with the City stipulating the type
of facility to be constructed, aesthetics,timing, and
assessments, prior to the issuance of permits.
13 . The storm drainage system shall be approved by the
Shingle Creek Watershed Management Commission prior to
the issuance of permits.
14 . Ponding areas required as part of the storm drainage plan
shall be protected by an approved easement. The easement
document shall be executed and filed with Hennepin County
prior to the issuance of permits.
15. All work performed and materials used for construction of
utilities shall conform to the City of Brooklyn Center's
current standard specifications and details.
16. The development plans shall be modified prior to the
issuance of permits to indicate:
a) One additional 6" diameter shade tree.
b) Proper separation of the inlets and outlet of the
holding pond as approved by the City Engineer.
Date Chairperson
ATTEST:
Secretary
The motion for the adoption of the foregoing resolution was duly
seconded by member and upon vote being
taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
BlumentalsZ
GQo �a Una
6205 Earle Brown Drive • Suite 120 • Brooklyn Center, Minnesota 55430-2150 (612)561-5757
August 27, 1992
REZONING EVALUATION IN SUPPORT OF REZONING
APPLICATION FOR
THE EVERGREENS AT EARLE BROWN FARM
BROOKLYN CENTER, MINNESOTA
PROPOSED REZONING FROM R-7 TO PUD
A. IS THERE A CLEAR AND PUBLIC NEED OR BENEFIT?
The proposed use for this site i s a Residential Care
Facility. The best building type for this use is one story
smaller buildings that do not require any stairs or
elevators and at the same time give that intimate,
residential surroundings for the tenants. As one story
buildings are not permitted in R-7 zone this rezoning is
required.
There is a public need for such a residential care because
this delays or eliminates the need for expensive nursing
home care in many cases .
B. IS THE PROPOSED ZONING CONSISTENT WITH AND COMPATIBLE WITH
SURROUNDING LAND USE CLASSIFICATIONS?
As we are to I k i ng about rezon i ng to PUD, we have to to I k
about the proposed use and not about the proposed zoning.
This part of the City is a mixed use area:
The s i to i s I ocated next to sen i or hous i ng and beyond th i s
housing is Earle Brown Heritage Center. Across the streets
are office buildings, child care, medical clinic and retail .
With the senior housing, medical clinic and Earle Brown
Farm, this site is very I compatible for residential care use.
Co CAN ALL PERMITTED USES IN THE PROPOSED ZONING DISTRICT BE
CONTEMPLATED FOR DEVELOPMENT OF THE SUBJECT PROPERTY?
As the proposed zone is PUD, the basis for rezoning to PUD
in this case will be only one specific use - residential
care.
D. HAS THERE BEEN SUBSTANTIAL PHYSICAL OR ZONING CLASSIFICATION
CHANGES IN THE AREA SINCE THE SUBJECT PROPERTY WAS ZONED?
There has not been any physical or zoning changes and this
proposed use should be considered as a complimentary use
that will complete the Earle Brown Farm homestead .
E. IN THE CASE OF CITY- INITIATED REZONING PROPOSALS, IS THERE A
BROAD PUBLIC PURPOSE EVIDENT?
Not applicable.
F. WILL THE SUBJECT PROPERTY BEAR FULLY THE ORDINANCE
DEVELOPMENT RESTRICTIONS FOR THE PROPOSED ZONING DISTRICTS?
The purpose of PUD district is to promote flexibility in
land development and redevelopment, preserve aesthetically
significant and environmentally sensitive site features,
conserve energy and ensure a high quality of design.
The proposed use together with the proposed site development
fulfills the purpose of PUD district as outlined in the
Zoning Ordinance and quoted above.
G. IS THE SUBJECT PROPERTY GENERALLY UNSUITED FOR USES
PERMITTED IN THE PRESENT ZONING DISTRICT, WITH RESPECT TO
SIZE, CONFIGURATION, TOPOGRAPHY OR LOCATION?
This site is suited for any multi residential use but R-7
zone restricts the use and el iminates the use of one story
buildings. This proposed rezoning will Just expand the use
of this site by allowing one story buildings.
2
H. WILL THE REZONING RESULT IN THE EXPANSION OF A ZONING .
DISTRICT, WARRANTED BY:
1 . COMPREHENSIVE PLANNING;
2. THE LACK OF DEVELOPABLE LAND IN THE PROPOSED ZONING
DISTRICT;
3. THE BEST INTERESTS OF THE COMMUNITY?
1 . This change In zoning from R-7 to PUD w i l l not change
the comprehensive plan in any way but will Just expand
the residential use as described in previous items.
2. Not applicable.
3. It is in the best Interest to the community to have a
residential care facility - see next Item.
I . DOES THE PROPOSAL DEMONSTRATE MERIT BEYOND THE INTERESTS OF
AN OWNER OR OWNERS OF AN INDIVIDUAL PARCEL?
1 . ' It Is In the best interest of the City and the pub l i c
in general to have a residential care facility because
there is a need for such a residential care. This type
of residential care will reduce the need for high cost
medical care in a n u r s i n g home or at an I n d i v i d u a l 's
home by means of expensive home care.
2. The design of the proposed development will compliment
the design of the Earle Brown Heritage Center and will
complete the Earle Brown Farm Development.
3
The Everi: A
rgreens
THE EVERGREENS AT EARLE BROWN FARM
BROOKLYN CENTER, MINNESOTA
THE OWNER/OPERATORS
The Evergreens assisted living concept was developed by Evergreen
Development Group, a partnership consisting of Ed and Beverly
Fish of Edina, Minnesota and Bob and Jackie Hopman of Fargo,
North Dakota, whose intent it is to provide a completely non-
institutionalized setting for our residents . The Evergreens
concept is to build and operate small service-orientated centers
which promote and enhance the functional and mental independence
of each resident while meeting their differing needs for personal
care assistance. The underlying motivation of The Evergreens
facility is to provide an environment that promotes emotional,
physical, social and spiritual health, while respecting each
resident ' s dignity, privacy and sense of independence.
To maintain the health status and functioning ability of our
residents, the principals which guide and direct the organization
are :
1. The resident should be an active participant in his or
her health care plan.
2. The staff should assist the residents in setting
realistic and obtainable goals relating to their own
care •and well-being.
3. Caregiving type activity should be done with the
resident rather than for the resident.
4. The Evergreens will protect and preserve the residents '
personal identity and individuality.
Applying The Evergreens philosophy to our homes promotes a sense
of family. The Evergreens is a place where each resident
experiences on a daily basis feelings of love, acceptance, and
self-worth.
Demographics strongly support the theory that until at least the
year 2010 the American population over the age 65 will continue
to increase. Seniors today are placing a higher priority on
being treated with dignity in their choice of a living
environment. When assistance is needed, the preference is a
home-like setting rather than being placed into a large
institutional care center.
1401 Nest Gateway Circle/Fargo,NO 58103/(701)239-4524
THE FACILITY
The Evergreens assisted living facilities present the community
in which they are located a distinctly residential, social
setting for those seniors living in the area who need some
supervision and assistance with the activities of daily living.
The key to the success of The Evergreens concept is our small
size. This "small is better" approach allows us to provide the
resident with a quality of life-style that best represents their
ideal standard of living. The Evergreens at Earle Brown Farm
will provide living space for 30 residents in each of the three
one-story buildings located on the site. The undulating walls
and roof line of the buildings, project a definite residential
appearance. Each building is a fully functional community that
can comfortably attend to the varying needs of the entire
resident population. The interior decorating package provides
period furniture specifically designed for this age group.
The Evergreens at The Earle Brown Farm will provide the following
conveniences and services :
- Central Air conditioning in all common areas
- Individual resident controlled heat
- Sprinkler system and smoke detector
- Call light by the bed and in the bathroom
- Beautiful large windows with decorator blinds and
laminated window seats for plants and pictures
- Modern bathroom designed with many safety features
- Cable T. V. and telephone outlets
- Spacious closets
- Pianos and recreational spaces
- A complete kitchen provides 3 meals daily for the
residents in that building
- Landscaped grounds, wood decks and walking paths
- Fireside lounge
- Plant atrium
- TV and movie lounge
Beauty/Barber salon
- Family dining room where guests are always welcome
Planned social ' activities, Bible studies and local
events
Sunday worship services
Complimentary transportation for scheduled sightseeing,
shopping trips and doctor appointments
State-of-the-art fire protection system
Total building security
The Architects site plan, floor plan, and elevations of the
project submitted along with this presentation will provide
additional detail and good overview of the project.
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