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HomeMy WebLinkAbout1987 05-21 PCP Planning Commission Information Sheet Application No. 87008 Applicant: Maranatha Conservative Baptist Home, Inc. Location: Approximate westerly 3.2 acres of the Maranatha Nursing Home located at 52401 69th Avenue North Request: Rezoning The applicant requests rezoning from R1 (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 property in question is currently zoned R1 and is located along the south side of 69th Avenue North in the northwestern portion of Brooklyn Center. The property is bounded by 69th Avenue North (Hennepin County State Aid Highway No. 130) and the Island Ponds Townhouses (zoned R3) and a single family residence (zoned R1) on the north; by single-family residences abutting Toledo Avenue North on the east; by single-family residences abutting 67th Avenue North on the south; and the boundary line separating Brooklyn Center and Brooklyn Park on the west. In Brooklyn Park there is an apartment complex located to the west of the Maranatha Nursing Home and the Brooklyn Park zoning of that property is R6. It should be noted that there is a difference between the Brooklyn Park R6 zone and the Brooklyn Center R6 zone. Brooklyn Park's 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 zone is comparable to Brooklyn Center's R5 zoning district. The Maranatha Nursing Home, as mentioned above, is located on land zoned R1 and is considered to be a special use under Section 35-310, subdivision 2 g of the Zoning Ordinance as a "noncommercial use required for the public welfare in an R1 district." Not all of the Maranatha property is proposed to be rezoned, only the approximate 3.2 acre area needed for the elderly residential facility. The remainder would stay R1 and the nursing home would continue to exist on the remaining 3.8 acres. The allowable density of multiple-residential dwellings under the proposed R6 zoning is one unit for every 2,200 sq. ft. of land area (approximately 20 units per acre) and the maximum height of the building is 4 or 5 stories. Maranatha, if the rezoning request is approved, will propose a four-storey, multiple-residential dwelling for elderly residents of 64 units, which would be considered a permitted use in this proposed R6 zoning district. The applicant has submitted their written evaluation as to how they believe their proposal meets Section 35-208 of the City's Zoning Ordinance (Rezoning Evaluation Policy and Review Guidelines) which is attached for the Commission's review. It is the stated policy of the City that rezonings must be consistent with the City's Comprehensive Plan and also, not constitute "spot zoning" which is defined as a zoning decision which discriminates in favor of a particular landowner and does not relate to the Comprehensive Plan or to accepted principles. The guidelines (a through i of Section 35-208) and the above stated policy are the basis upon which the rezoning proposal is to be measured. 5-21-87 -1- Application No. 87008 continued Regarding the Comprehensive Plan, it should be noted that the Land Use Plan Revisions Map (Figure 15 and Table 14) makes no comment regarding future possible zoning changes in this particular area. The Neighborhood Policy Plan for the Northwest Neighborhood is also silent on such a proposal. However, Policy No. 14 in the Land Use Policies contained in the Comprehensive Plan on Page 82 states "encourage the development of housing design specifically for the elderly and handicapped through the use of federal and state programs as well as private actions." Based ultimately on a finding by the City Council, the proposal could be considered consistent with this recommendation of the Comprehensive Plan and, therefore, not constitute "spot zoning" as defined in the Zoning Ordinance. Further evaluation of this proposal must be made based on the guidelines contained in a through i of Section 35-208. The applicants contend there is a clear and public need or benefit from their proposal by indicating that the area could support over 130 senior housing units for the Brooklyn Center area. They state that Brooklyn Center has the senior population and these seniors would like to stay in the area. They note that studies were done including demographics, site location, market demand, project feasibility and similar facilities in the surrounding area which to them indicates to them a public need or benefit from their proposed project. Point b of the guidelines asks the question "is the proposed zoning consistent with and compatible with land use classifications?" The applicants respond that the nursing home is located in an Rl district and that it is a special use in that district. They add that their proposal for the housing project is next to the Baptist Home and that the area around the proposed site is an R1 district with the most affected area abutting along an R6 zoning district which exists in Brooklyn Park. We have previously pointed out the differences between the Brooklyn Park R6 zoning district and the Brooklyn Center R6 zoning district. In Brooklyn Center an R6 district allows multiple-residential dwellings between 4 and 5 stories in height at a density of one unit for every 2200 sq. ft of land area. The Brooklyn Park R6 zoning district, which allows multiple-residential dwelling buildings of 2 112 to 3 stories in height is more comparable to Brooklyn Center's R5 zoning district. The R5 zoning district in Brooklyn Center would allow multiple-residential dwelling buildings of 2 112 to 3 stories in height at a density of one unit for every 2,700 sq. ft. of land area (approximately 16 units per acre) . The applicants go on to point out in their written comments that Point c of the guidelines can also be met. They note that they are currently preparing plans for a 4 story project containing a barber shop on ground level along with other common areas in the entry foyer. They add that accessory uses will include off-street parking and off-street loading, garages and a rental office for the project. They add that no pools or tennis courts are proposed. The applicants go on to point out that the subject property will be designed to meet the R6 zoning designation, with building size, parking, setbacks, etc. , all being addressed and presented to show the best possible design for their proposed project site. They go on to point out that they believe that the undeveloped portion of the Maranatha Nursing Home property is generally unsuited for development as single- family residential purposes and point out that a rezoning to R6 would allow a housing project on the site, keeping it multiple-family residential. Their letter in addressing Point h of the guidelines notes that the City's Comprehensive Plan encourages the development of housing design specifically for the elderly. They state that Maranatha's goal is to offer seniors, who can still 5-21-87 -2- Application No. 87008 continued live independently, the opportunity to live in a quality, affordable living facility. They also point out that the location of the elderly residential facility would be in close proximity to the existing home. They add that the housing project and nursing home would be able to share staff and offer many social and recreational activities for both facilities which they believe is a growing concern for elderly people. (It should be noted that this multiple-residential facility for the elderly is not a nursing home) . The applicants also go onto point out that the proposal also benefits the City of Brooklyn Center in a number of ways. One is that the City could retain residents who need affordable housing and convenient health care and would not have to move from the City to find it. Secondly, the project would bring in new residents to the community attracted by the facility and its amenities. Third, the project could free up housing as seniors sell their homes to younger families allowing them to purchase housing in the Brooklyn Center community. They also point out that ancillary services such as grocery, banking, retail, etc., will benefit by added residents and they also note the generation of real estate taxes (it should also be noted that %ranatha is a nonprofit corporation and it is possible that, as such, this facility might be exempt from paying real estate taxes) . They conclude their written comments by noting that they believe their proposal demonstrates merits beyond their own particular interests by offering seniors an independent lifestyle and a complete package of service and amenities that will help seniors of Brooklyn Center enjoy a convenient and stress free life. Consistent with the practice of the Planning Commission with rezoning proposals, it is recommended that the public hearing on this matter be open for comment and continued, and the matter be referred to the appropriate Neighborhood Advisory Group, in this case, the Northwest Neighborhood Advisory Group, for additional review and comment. Hopefully, this can be accomplished and a written summary of the Neighborhood Advisory Group recommendations submitted to the Planning Commission within 30 days. The Planning Commission has 60 days from the introduction of this application this evening in which to formulate its recommendations to the City Council. 5-21-87 -3-