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HomeMy WebLinkAbout2016 01-14 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 JANUARY 14,2016 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:02 p.m. 2. ROLL CALL Chair Randy Christensen, Commissioners Alexander Koenig, John MacMillan, Carlos Morgan (arrived at 7:08 p.m.), Stephen Schonning, Rochelle Sweeney, and Susan Tade were present. Also present were Secretary to the Planning Commission Tim Benetti, Director of Business & Development Gary Eitel, and Denise Bosch, TimeSaver Off Site Secretarial, Inc. 3. APPROVAL OF AGENDA There was a motion by Commissioner Schonning, seconded by Commissioner Tade, to approve the agenda of the January 14, 2016 meeting. Chair Christensen noted that item number eight of the agenda should read as follows: ELECTION OF PLANNING COMMISSION CHAIRPERSON FOR YEAR 2016 instead of 2015. The motion passed. 4. APPROVAL OF MINUTES—DECEMBER 17,2015 There was a motion by Commissioner Sweeney, seconded by Commissioner MacMillan, to approve the minutes of the December 17, 2015 meeting. The motion passed unanimously. 5. OFFICIAL ADJOURNMENT OF THE 2015 PLANNING COMMISSION There was a motion by Commissioner Schonning, seconded by Commissioner MacMillan, to adjourn the 2015 Planning Commission. The motion passed unanimously. 6. ADMINISTER OATH OF OFFICE: Carlos Morgan, Rochelle Sweeney, and Alexander Koenig Secretary to the Planning Commission Tim Benetti collectively administered the Oath of Office to Commissioner Rochelle Sweeney and Commissioner Alexander Koenig. Commissioner Carlos Morgan was sworn in separately upon arrival 7. ROLL CALL OF THE 2016 PLANNING COMMISSION Acting Chair Randy Christensen, Commissioners Alexander Koenig, John MacMillan, Carlos Morgan (arrived at 7:08 p.m.), Stephen Schonning, Rochelle Sweeney, and Susan Tade were PC Minutes 01-14-16 -1- present. Also present were Secretary to the Planning Commission/City Planner Tim Benetti and Director of Business and Development Gary Eitel. 8. ELECTION OF PLANNING COMMISSION CHAIRPERSON FOR YEAR 2016 Mr. Benetti explained at this time, any Planning Commissioner may verbally nominate one or more members of the group, with a second to each nomination required, followed by choice of a paper/secret ballot vote, a show of hands, or voice vote. There was a motion passed at the December 17, 2015 Planning Commission meeting by Commissioner MacMillan, seconded by Commissioner Schonning to nominate Chair Christensen as Planning Commission chairperson. Acting Chair Christensen called for other nominations. There were no other nominations. There was motion by Commissioner Tade, seconded by Commissioner Koenig to close the nominations. The motion passed. There was a unanimous show of hand vote to elect Chair Christensen as Planning Commissioner Chairperson. There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning to accept the results and election of chair for the year 2016. The motion passed. 9. APPOINTMENT OF 2016 CHAIR PRO-TEM BY CHAIRPERSON Chair Christensen asked if anyone was interested in serving as Chair Pro-Tem. Commissioner Koenig indicated his interest in serving as Chair Pro-Tem. Chair Christensen appointed Commissioner Koenig as the Planning Commission's Chair Pro- Tem. 10. CHAIR'S EXPLANATION Chair Christensen 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. 11. PLANNING APPLICATION ITEMS Ila) APPLICATION NO. 2016-001; SCA PROPERTIES, LLC, CONSIDERATION OF A PLANNED UNIT DEVELOPMENT AMENDMENT TO THE 1998 BROOKDALE CRYSLER-PLYMOUTH DEALERSHIP PROPERTY, ALONG WITH A SITE AND BUILDING PC Minutes 01-14-16 -2- PLAN FOR A NEW SENIOR HOUSING PROJECT TO BE KNOWN AS THE "SANCTUARY OF BROOKLYN CENTER"; 6121 BROOKLYN BOULEVARD Chair Christensen introduced Application No. 2016-001, consideration of a Planned Unit Development Amendment to the 1998 Brookdale Chrysler-Plymouth Dealership Property, along with a Site and Building Plan for a New Senior Housing Project to be known as the "Sanctuary of Brooklyn Center", located at 6121 Brooklyn Boulevard. Mr. Benetti introduced the application and noted that legal notice was published in the local Sun- Post and notice letters were delivered to all neighboring properties within 350 feet of the subject site. He stated that the developer had held an informational meeting on January 6, 2016 and there were two property owners in attendance. He provided the site aerial map; zoning map; and provided background on the property. He presented the development/site plans and noted changes to the access points. He stated that the utilities study is currently underway. He also presented the architectural elements, the footprint, the lighting plan and the PUD analysis. He pointed out that staff has consistently targeted this site for redevelopment of this type. He stated that this facility meets the general definitions or standards of a permitted (but limited) nursing care home and may be considered an allowable or permitted use under the "other uses similar in nature". This allows staff to go forward without a zoning or land-use change. Commissioner Morgan confirmed that staff prefers PUDs as opposed to a variance. Mr. Benetti stated that a PUD provides flexibility. Commissioner Morgan stated that it is good that the needs of the retirees are being considered. Mr. Benetti stated that the level of service provided at the facility allows it to be viewed as a commercial enterprise and the PUD amendment will ratify the allowance. He presented the building setbacks and stated that he had distributed to Planning Commission members an updated plan that showed adjustments and he highlighted the updated plan. He stated that the owners of the two properties affected to the south don't object to the plan. He also stated that the City does have a purchase agreement to acquire one of the south side properties and has had discussions with the other homeowner as well. He stated that there will be a setback reduction and therefore the City is asking that the developer provide an adjustment to their landscape plan to include additional trees. He went over the changes to the access and parking plans including the shifting of the building further south on the lot. He stated that if the Planning Commission agrees, the intent is to take the updated design, finish out the full development plan and present it back to the City Council. Director of Business & Development Gary Eitel talked about setbacks on the current design concept and how the plan fits with the Brooklyn Boulevard Corridor Study and getting access points eliminated from Brooklyn Boulevard. He pointed out that the Planning Commission is being asked to make a recommendation to the City Council regarding the use of this land in accordance with the City's ordinance. He stated that the plan is high exposure but doesn't demand a lot of parking and access points and is a good use of the site. PC Minutes 01-14-16 -3- Commissioner Morgan stated that he remembered that eliminating driveways on Brooklyn Boulevard was part of the Comprehensive Plan. Mr. Benetti presented the landscaping and screening plans and the staff findings and stated that the Planning Staff recommends the Planning Commission provide a recommendation to the City Council to approve Planning Application No. 2016-001, consideration of a Planned Unit Development Amendment to the 1998 Brookdale Chrysler-Plymouth Dealership Property, along With A Site And Building Plan For A New Senior Housing Project to be known as "The Sanctuary of Brooklyn Center", 6121 Brooklyn Boulevard, with the conditions noted in the Planning Staff report and also similar in the Resolution. Commissioner Morgan asked if SCA Properties would operate the home. Melanie Bridgeman, SCA Properties, replied that it will be part of the general partnership with Pathways Property Management Company. She stated her appreciation of City staff while working on this project. She feels very comfortable with the design and hopes that the Commissioners will enjoy it as well. Commissioner Tade talked about the state's moratorium on nursing homes and asked if the developer felt that there would be enough people to fill the building since there won't be state assistance. Ms. Bridgeman replied that this is very different from a nursing home. She stated that they anticipate funding through the Elderly Waiver Program and they anticipate the market demand to fill the building. She talked about the current limited options for low income seniors. Chair Christensen asked if there would be security staff. Ms. Bridgeman replied that the building will be staffed 24/7, but won't meet the nursing home criteria of"skilled nursing" care. Commissioner Morgan asked about other properties the developers are working on. Ms. Bridgeman replied that they are working on properties in West St. Paul, St. Cloud, Ramsey, Duluth and Mankato and that they are committed to this model and this need. She pointed out that this facility will be the first one of its type in Hennepin County. The state's nursing home moratorium was discussed. Chair Christensen asked about the location of the rain gardens. Matt Pavek, Civil Engineer with Civil Site Group (consultants for SCA Properties), stated that there would be two rain gardens, one in the front and one in back. Chair Christensen asked if this would be in accordance with the Brooklyn Boulevard Corridor Study. Mr. Eitel confirmed that the City has adopted a policy that the first two inches of rain needs to be held on site and infiltrated. The front garden will be decorative and the back one will have a natural look. Chair Christensen stated that in his experience rain gardens can be done badly. He is urging caution and hopes staff will work with the developer. Chair Christensen also stated his concern PC Minutes 01-14-16 -4- about pushing the fence closer to the homes and then blocking access to get to the park. He feels that people will cut through the residents' backyards. Mr. Eitel stated that property owners would like to see a chain link fence to eliminate the tagging (graffiti) on fencing, similar to what occurred on the old dealership screening wall that has since been removed. He stated that something else could be considered but the PUD would need to be changed. Chair Christensen stated that human nature would have people use the shortest path. Mr. Eitel stated he doesn't know how much traffic there is to the park and the issue may have to be addressed in the future. He stated that neighbors were in favor of the fencing placement. Chair Christensen stated his concern about boxing in next to the park so that people can't get in. Chair Christensen stated his concern regarding the reduced setback and asked if the two single family properties will be part of the park as part of the long term plan. Mr. Benetti replied that the City hopes to eventually own the property surrounding the site and the setback issue will become a moot point in the future. He stated the property owners have not voiced objections to the plan up to this point. Mr. Eitel talked about the lot depth and stated, they won't take down mature trees on the back part of the properties. Chair Christensen stated that he wants his objection to the setback for the PUD being under what the code requires for a setback on a building to be noted. He stated that he does, however, understand the long-term plan. Commissioner Schonning stated his concern regarding putting a driveway back on Brooklyn Boulevard and stated that he understands that for traffic flow issues it is probably an important asset. He asked how the parking compares to Maranatha. Staff replied that Maranatha has approximately 120 parking spots and this plan has approximately 90 spots. Maranatha has more employees and more residents have cars. Commissioner Schonning talked about his experience with his mother and how inadequate parking becomes an issue. Ms. Bridgeman stated that they anticipate a partnership with the church and the first shift will require the largest amount of parking. She stated that there might an opportunity to partner with whatever comes in across the street. Mr. Eitel stated that he has suggested that the City hold the property to the south until it understands the parking issues. PC Minutes 01-14-16 -5- Commissioner Schonning stated that he is thrilled with the plan and it is exactly what he hoped for when Mr. Eitel first presented the idea. He feels it is a great looking facility that meets the needs of low income people. Commissioner Morgan asked about the financing structure. Ms. Bridgeman replied that this is a tax credit bond finance project and further explained the structure. Commissioner Morgan asked if it is Section 42 funding. Ms. Bridgeman answered affirmatively. OPEN TO PUBLIC COMMENTS—APPLICATION NO. 2016-001 Chair Christensen recognized residents in the audience who wished to speak on this matter. There was a motion by Commissioner MacMillan, seconded by Commissioner Morgan, to open the public hearing on Application No. 2016-001 at 8:27 p.m. The motion passed unanimously. Chair Christensen called for comments from the public. There were no individuals in attendance and no comments received at that time. Commissioner Morgan asked what incentives there were for Section 42 investors. Ms. Bridgeman stated that investors are prepaying their taxes for 10 years; they gain the ability to direct their taxes and generally pay less than dollar for dollar. She also stated that the building will have a heavily compliant oversite and that should address the rain garden issue. Commissioner Morgan talked about the success of Section 42 funding. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner Morgan, seconded by Commissioner Schonning, to close the public hearing on Application No. 2016-001. The motion passed. Chair Christensen called for questions and comments from Commissioners. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2016-01 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2016-001 SUBMITTED BY SCA PROPERTIES There was a motion by Commissioner Sweeney, seconded by Commissioner Koenig, to approve Planning Commission Resolution No. 2016-01. Voting in favor: Chair Christensen, Commissioners Koenig, MacMillan, Morgan, Schonning, Sweeney, and Tade. PC Minutes 01-14-16 -6- And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its January 25, 2016 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. 12. DISCUSSION ITEMS None 13. ADJOURNMENT There was a motion by Commissioner Morgan, seconded by Commissioner Sweeney, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:35 p.m. STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) ss. Certification of Minutes CITY OF BROOKLYN CENTER ) The undersigned, being the duly qualified and assigned Secretary to the Planning Commission of the City of Brooklyn Center, Minnesota, certifies: 1. That attached hereto is a full, true, and complete transcript of the minutes of a Regular Session of the Planning Commission of the City of Brooklyn Center held on Janaury 14, 2016. 2. That said meeting was held pursuant to due call and notice thereof and was duly held at Brooklyn Center City Hall. 3. That the Planning Commission approved said minutes at its February 11, 2016 regular meeting. Tim Benetti, Secretary Randall Christensen;-Chair PC Minutes 01-14-16 -7-