Loading...
HomeMy WebLinkAbout2016 05-12 PCPPLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MAY 12, 2016 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Agenda • Motion to Approve the Planning Commission Meeting Agenda for May 12, 2016 4. Approval of Minutes • Motion to Approve the April 28, 2016 meeting minutes 5. 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. 6. PLANNING ITEMS a) Parents In Community Action, Inc. Planning App. No. 2016-005 Property Address: 6415 Brooklyn Boulevard PUBLIC HEARING – Consideration of a Special Use Permit to Operate a Licensed Daycare Facility in the C-1 Service/Office Zone (The Aubrey Della Early Childhood Family Development Center) Requested Planning Commission Action: • Direct Staff to present Planning Report; • Motion to open Public Hearing; take public input; • Motion to close Public Hearing; • Commission discuss requested item: • Motion to adopt Planning Commission Resolution No. 2016-04 7. Discussion Items 8. Adjournment PC Minutes 04-28-16 -1- DRAFT MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA APRIL 28, 2016 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:00 p.m. 2. ROLL CALL Chair Randy Christensen, Commissioners Alexander Koenig (arrived at 7:04 p.m.), Jack MacMillan, Stephen Schonning, Rochelle Sweeney, and Susan Tade were present. Commissioner Carlos Morgan was absent and excused. Also present were Director of Business & Development Gary Eitel, and Michaela Kujawa-Daniels, TimeSaver Off Site Secretarial, Inc. 3. APPROVAL OF AGENDA There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to approve the agenda of April 28, 2016 meeting as submitted. The motion passed unanimously. 4. APPROVAL OF MINUTES – MARCH 17, 2016 MEETING MINUTES There was a motion by Commissioner Schonning, seconded by Commissioner MacMillan, to approve the minutes of the March 17, 2016 meeting as submitted. The motion passed unanimously. 5. PRESENTATION BY PLANNING CHAIR OF “PERFECT ATTENDANCE CERTIFICATES – 2015” Chair Christensen announced that Commissioners Tade, Sweeney, Schonning, and he received Perfect Attendance Certificates – 2015. He thanked those who had perfect attendance and encouraged others to regularly attend. 6. CHAIRPERSON’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. 7. PLANNING APPLICATION ITEMS None. PC Minutes 04-28-16 -2- DRAFT 8. DISCUSSION ITEMS Staff update of ongoing development projects and/or future applications: 8a) OPPORTUNITY SITE – NEW MULTI-FAMILY HOUSING PROJECT BY SAND COMPANY Mr. Eitel provided background and an update on the development of the Opportunity Site, commenting on the following: - The final demolition and soil correction work on the former Brookdale Ford Site was approved at the April 25th City Council Meeting. The soil corrective actions include the removal of the hydraulic floor lifts, contaminated soils, and an underground 13,000 gal. LP tank. - The City Attorney is working on the Development Agreement with Sand Development Company for the phased development of 750 market rate apartments and a future performing Arts Center; - The 2013 Housing Market Study that supported the redevelopment of market rate apartments within the City; - A review of the creation of the Central Commerce Overlay District has indicated that the City recognized in 2002 that the permitted uses allowed in this district did not include residential uses and that a sometime in the future the ordinance could be amended to include residential uses. He referenced the location of the existing apartment building within the Opportunity Site and noted that the Land Use Plan of the 2010 Comprehensive Plan provide for residential uses within the Opportunity Site / Central Commerce Overlay District. - Reference was also provided to the establishment of TIF # 7, a redevelopment district that identified the proposed development of 749 market rate apartments on the 32 acres formerly occupied by Brookdale Square and Brookdale Ford, 60 townhome units along John Martin Drive, and the redevelopment/renovation of the Kohl’s site having a commercial value of $5,750.000/ Chair Christensen inquired on the type of multi- family units. Mr. Eitel replied the developers have not provided specific plans at this time, however, the preliminary indication are the proposed units are predominantly single bedroom units. Chair Christensen expressed his concerns if the market would call for conversion of these units into condominium units that it would be very difficult. Mr. Eitel explained his understanding that initial project is not being developed to enable a future conversion to condominiums. However, should the market asked for that, subsequent phases could be designed & construct to accommodate the conversion of multi- family units to condominiums. 8b) THE SANCTUARY – NEW SENIOR HOUSING WITH SENIOR ASSISTED LIVING FACILITY Mr. Eitel provided background and updated the status of The Sanctuary Senior Housing project. He stated City Council previously authorized the sale of bonds for funding of the project. He PC Minutes 04-28-16 -3- DRAFT stated the zoning and approvals have been completed and they plan to close June 1, 2016. He noted the only potential issue could be a capacity limit to the amount of bonds they can sell, so the timeline could get pushed out until the August 1, 2016 bonding cycle. 8c) PROPOSED FAIRFIELD MARRIOT HOTEL DEVELOPMENT – EMBASSY SUITES II SITE Mr. Eitel provided background and an update on the Fairfield Marriot Hotel Development project. He reported recent financial reports suggested the City has had an increase of hospitality franchise fees, which reflects there is a good amount of business happening in the City. The developer hopes to have the project completed and conducting business before the Super Bowl comes to Minnesota. He noted that site plan review will also include a land division that would enable the pond and trail to become part of the EDA’s property occupied by the Earle Brown Heritage Conference Center. This will enable plans to enhance the aesthetic value of the pond with a lighted fountain, improve the water quality of the pond, and incorporate design features of the Heritage Center into and creating a charming environment unique to the City. Chair Christensen asked if upkeep and maintenance on items such as the fountain and trails surrounding the Heritage Center were something the landowners around the development would be taxed on. Mr. Eitel replied no and explained any maintenance items will be fixed and updated by the City/EDA just as other parts of the Heritage Center have been in the past. Planning Commission review of the site plan will likely occur in June/July to accommodate the developer’s construction schedule and plans to open in 2017. 8d) SENIOR HOUSING PARTNERS / PRESBYTERIAN HOMES – NEW 38 UNIT SENIOR INDEPENDENT LIVING APARTMENT PROJECT ON THE MARANATHA HOMES CAMPUS Mr. Eitel provided background information on the 2012 PUD approvals and an update on the 2nd phase of the approved Senior Living Project on the Maranatha Homes Campus. The plan review will address the previous parking analysis and provide for the expansion of parking stalls in the areas previously identified as proof of parking. This site plan will likely be scheduled for the 2nd meeting in May. 8e) MATT ZDON, 5261 TWIN LAKE BOULEVARD EAST – VARIANCE TO ALLOW REDUCED FRONT-YARD SETBACK TO CONSTRUCT A NEW 20’ X 20’ ATTACHED GARAGE (WITH FLOODPLAIN ISSUES) A variance application for a front yard setback to enable the construction of a garage has been received by the homeowner at 5261 Twin Lakes Boulevard East. Mr. Eitel commented on the constraints of this property caused by the floodplain of Twin Lakes and the proposed setback of 8 feet from the property line and 23 feet from the street, noting that there are other properties in this area with reduced setbacks for garages. PC Minutes 04-28-16 -4- DRAFT 8f) PARENTS IN COMMUNITY ACTION, INC. (PICA), 6415 BROOKLYN BOULEVARD (FORMER ARENA LEARNING CENTER) – REQUESTING SPECIAL USE PERMIT TO OPERATE A NEW DAYCARE FACILITY Mr. Eitel provided background and information regarding the request of Parents in Community Action, Inc. (PICA ) to operate a new daycare facility at the site of the former Arena Learning Center. He stated they will require a Special Use Permit to operate the facility. Commissioner Tade asked where the facility will be located exactly. Mr. Eitel replied it is south of the Metro Transit Park and ride site, adjacent to the dental office and on the opposite side of the street form Walgreen and the Garden City Elementary School. 9. OTHER BUSINESS Mr. Eitel presented a news article on front porches and how they help add connections within communities. He stated that the design criteria is consistent with the recommendations provided by the Planning Commission and adopted by the City Council. Mr. Eitel referenced that use of an architectural firm in the article that facilitate the design and cost saving recommendations, noting that the Housing Commission may wish to consider discussing with the architect, Mr. Ben Braun, options of improving our housing stock with porches. Mr. Eitel stated the information in the Local Board and Equalization Meeting packet shows the market has recovered with an average assessed valuation growth of all property types at 6.1% and a median sales price of a single family home at approximately $155,000 He noted the first neighborhood meeting is in May and he will make a presentation then about what the City is planning. 10. ADJOURNMENT There was a motion by Commissioner Schonning, seconded by Commissioner MacMillan, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 7:39 p.m. ________________________________ Chair ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 1 Planning Commission Report Meeting Date: May 12, 2016 Application No. 2016-005 Applicant: Parents in Community Action, Inc. Location: 6415 Brooklyn Boulevard Request: Special Use Permit to Operate a Licensed Daycare & Early Childhood Educational Facility in the C-1 Service/Office Zone INTRODUCTION Mr. Rico Alexander, Director of Parents in Community Action, Inc. (“PICA”) is requesting consideration of a new Special Use Permit to operate a State of MN licensed daycare facility for children, along with early childhood development programs and education for infants, toddlers and preschoolers. The new facility will be named the “Aubrey Della Early Childhood Family Development Center.” The subject property is located at 5421 Brooklyn Boulevard, which once contained the former Arena Learning Center daycare facility. This item is being presented under a duly noticed public hearing; with meeting notices mailed to all surrounding properties within 350-ft. of the subject site. COMPREHENSIVE PLAN AND ZONING STANDARDS Land Use Plan: Office/Service Business Current Zoning: C-1 Service/Office Surrounding Zoning: North: C-1 Service/Office East: Garden City Elem. School / C-2 Commerce South: R-1 One Family Residence West: R-5 Multiple Family Residence Site Area: 1.28 acres Setback Standards: Building: Front Yard = 35-ft.; Rear Yard = 40-ft.; Side Yard (Interior) = 10 ft.; and Corner Side-Yard = 25-ft. Parking: 15-ft. from any street right-of-way line Request Conforms to: Land Use Plan: Yes Zoning Ord.: Yes (subject to this special use permit approvals) Subdivision Ord.: Yes Sign Ord.: (No signs planned or under consideration at this time). Variance Needed for Request: No • Application Filed: 04/22/16 • Review Period (60-day) Deadline: 06/21/16 • Extension Declared: N/A • Extended Review Period Deadline: N/A ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 2 BACKGROUND The subject property is a triangular shaped parcel, and contains an approximate 8,600 sq. ft. office building that the applicant intends to re-use as a childcare and early education facility. The property is bounded on the north by the Brookhaven Apartments and the Brook Park Dental Center offices, Brooklyn Boulevard and Garden City Elementary School to the east and opposite side of the street; and the south with typical single family residential homes. The existing building was approved for Site and Building Plan under Planning Application No. in December 1978 as a general office building, which was later constructed in 1981. Related to this original site plan approval, the City also approved a separate special use permit to allow a shared parking agreement between the subject property and the property to the north. This shared parking arrangement will be addressed later in this report. Per Section 35-320, Subdivision 3.b of the Zoning Ordinance, “ Group daycare facilities” are listed as special uses in the C-1 zoning district. The Zoning Ordinance defines group daycare facilities as a “facility licensed by the Minnesota Department of Human Services (“DHS”) to provide childcare for six or more children at one time. This term also includes, but is not limited to facilities having programs for children known as nursery schools, Head Start or early childhood education programs and daycare centers. ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 3 In 2007, Arena Learning Center received a special use permit to operate a licensed childcare facility at this location. This daycare operated up until May 2014, when Arena’s DHS license was revoked for various violations. As per City Zoning Code Section 35-220; Subpart 5, Revocation and Extension of Special Use Permits: In any instance where an existing and established special use is abandoned for a period of one year, the special use permit related thereto shall expire one year following the date of abandonment. Due to this previous abandonment, the City requires the resubmittal of a new Special Use Permit for this similar childcare use. The former Arena Center also provided an outdoor recreational area with play-ground equipment on the south side of the building. This equipment appears to be in relatively decent shape, and any modifications or upgrades will be done by PICA as needed. PICA has also applied for a program license from DHS relating to the operation of this facility, which is currently under separate review by the agency. The original notice letter from DHS to the City indicated PICA seeks to provide daycare services for 96 children; however, the applicant’s narrative indicated: “PICA will serve 184 children and families in both Head Start and Early Head Start classrooms.” When asked about this discrepancy by planning staff, Mr. Alexander responded with the following: “PICA's licensing application to MnDHS for the Aubrey Della Early Childhood Family Development Center will be adjusted to reflect Child Care services at the capacity 116 children on any given day. However, we will serve at a minimum 184 children in total in ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 4 any given week. We have model where two different groups of children attend classes on different days of the week. We will never serve more than our center is license for.” Although city zoning regulations do not place a limit on the number of children served in such a facility, clarification of this point is in order, which is more of a function of the State’s licensing program. The City has requested the DHS to hold off granting any program license until such time as a Special Use Permit has been fully considered and granted by the City of Brooklyn Center. SCOPE of REQUEST The applicant has submitted a narrative outlining their proposal, which provides a detailed explanation of how they will comply with the zoning requirements applicable to a childcare facility (copy attached). PICA will provide at a minimum 24 full-time living wage jobs at the Aubrey Della Early Childhood Family Development Center, listed as follows: • 1 Center Director (Management) • 1 Receptionist/Records Clerk (Clerical) • 1 Janitor (Maintenance) • 1 Engineer assigned to the center (Maintenance) • 1 Cook (Food-service) • 14 Teachers (Education) • 2 Parent and Child Advocates (Social Service) • 3 Bus Drivers (Transportation) The center will be open from 6:30 am to 6:00 pm. Classes will operate between that time-frame, however they did indicate an occasional evening event for parents. PICA provides door-to-door transportation for all of the children by private busing services, and provides personal bus monitors on every trip to and from the child's home to assist with helping children safely and securely on the buses, accounting for children, first aid (as needed) and emergency evacuations. All children will be picked up and dropped off at the front of the building with the assistance of the bus monitors and teachers. According to the Applicant, there are no plans to do a major remodel or overhaul of the interior facility, as it was previously remodeled to accommodate the former Arena Learning Center in 2007. As indicated herein, daycare/childcare uses and any related pre-school educational activities, are listed as special uses in the C-1 District, provided they meet certain criteria established in the ordinance and also are consistent with the city’s standards for special use permits. Such facilities are required to be compatible with and complimentary to existing adjacent land uses as well as those uses permitted generally in the C-1 district and also be of comparable intensity to permitted C-1 uses. These uses are also to be designed to assure that generated traffic will be within the capacity of ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 5 available public facilities and not have an adverse impact upon those facilities, the immediate neighborhood or the community. Traffic generated by the approved use must not pose a threat or danger to the children served by the daycare use. Furthermore, outside recreational facilities shall be appropriately separated from the parking and driving areas by a wood fence not less than 4 ft. in height; shall be located contiguous to the daycare facility; shall not be located in any yard abutting a major thoroughfare unless buffered by a device set forth in Section 35-400; shall not have an impervious surface over more than half the playground area; and shall extend at least 60 ft. from the wall of the building or to an adjacent property line, whichever is less, or shall be bounded on not more than two sides by parking and driving areas. SPECIAL USE PERMIT ANALYSIS As with all special use permits (and pursuant to City Code Section 35-220, Subdivision 2, the Planning Commission recommends approval or denial of a permit upon demonstration of evidence or findings that show the following standards are met or will be met once approval is granted by the City Council: a) The establishment, maintenance, or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. b) The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. c) The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. d) Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. e) The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. The analysis of this special use provides staff responses or findings based on these five standards, noted as follows: a) The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. Under City Code Section 35-320, the child care facility must demonstrate that it would be or will become compatible with existing adjacent land uses, as well as with those uses permitted in the zoning district the use is taking place, and generally the surrounding uses. As noted in the introduction, the existing neighboring uses consist of a dental clinic to the north; a large multiple family residence use to the west; a local elementary school to the east; and typical single-family ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 6 residence to the south. These properties are the type that can function near a child care facility without disturbance to the use of property. Additionally, the fact that a school is currently located in the area indicates that the adjacent properties operate with little trouble from children being located nearby. Planning staff is aware that their my be a lack of childcare services available in the City of Brooklyn Center, as we continue to see a rise or increased number of inquiries in providing such services. This Special Use Permit for Aubrey Della/PICA will help fill a void that may be existing or known today, and provide child care services to the families and workers in Brooklyn Center. Therefore, the Project will further the public welfare by providing a service needed by local families. Staff believes this new childcare center with child educational programming at this location, will not be a detriment to this particular site or surrounding neighboring uses; nor should this special use pose any dangerous situations that would affect the general public, in either health, safety, morals or comforts. b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The current mix of property uses indicates that the neighborhood was intended as a residential area, with certain limited commercial or service uses that would be complementary (and considered an amenity) to these surrounding residential uses. Specifically, residents need dental clinics and schools, both of which are adjacent to the subject property. A child care facility, which is similar to a school, would be the addition of another amenity for the local residents. Moreover, neighboring residents could have children cared for across the street from their elementary school before and after the school day. Thus, the Project could complement the existing uses. The Project will not produce any noxious or offensive odors or noise and will not produce late night activity or draw individuals who are likely to interfere with neighboring property. This use and activity is distinguishable from other such uses that might be noisy, create a lot of truck or commercial vehicle traffic, or those that produce disturbances at inconvenient hours. The buses and small number of parents dropping off and picking up children will in no way interfere with or injure nearby properties. Staff does not believe the operation of this childcare center will be injurious to the uses and enjoyment of other properties, nor diminish and impair property values within the neighborhood. Therefore, Staff believes this childcare facility to be acceptable under this standard. c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding property is fully developed with uses that are not likely to change in the near future. Accordingly, this is not a major concern. The Property has remained vacant and for sale for nearly two years; therefore the Property has not been in use for some period of time, and this proposed use is simply a continuation of a previously approved and logical use for this property, and fulfils the normal and orderly development of the neighborhood. ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 7 Further, the approval of this special use should not prevent a new or permitted office/service development in the future, as there are no plans to rezone or amend the land use at this time. A childcare facility will produce the most activity during the early morning and late afternoon to early evening because these are the periods when parents will be dropping off and picking up their children. Even during these peak activity times, the intensity will be comparable to the other office/service uses provided for under the Cl classification. This is because the other Cl office uses will produce similar activity during the same periods, due to employees arriving at and departing from their places of business. Moreover, the daycare will likely produce less activity than other office/service uses in light of the fact that PICA provides daily bus services for all its children. This is, in some cases a sharp contrast to other office/service uses where nearly all users of the property (i.e., employees, customers, delivery trucks) arrive by their own vehicles. Staff does not believe any impediments will be made or caused by the new childcare use, nor cause any long-term or negative impacts to this area or other users of this C-1 zoned site. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. The Property is located adjacent to Brooklyn Boulevard, a major thoroughfare in Brooklyn Center. This street is well traveled and designed to handle a large volume of traffic. The Property was originally developed for a dentist office, which later converted over to the childcare/pre-school education center for Arena. This former use more than likely generated comparable traffic levels, so Planning Staff predicts the proposed new childcare use would have little if any negative impact upon these existing and future traffic patterns. Furthermore, the existence of a school directly east of the Property indicates that this area was designed to absorb a relatively large volume of traffic during the times the Project will produce traffic. Therefore, there will be no adverse traffic impact (via buses, parents, employees) from the Project. The Property will only be used as a child care facility, so this is not a concern. However, any dangers posed by traffic from the surrounding sites will not pose a threat because the children will only be outside in the rear of the building within an enclosed area. On December 18, 1978, the City Council approved Planning Application No. 78065, which approved the site plan for an 8,800- sq. ft. office building, with 63 parking spaces. Based on the “usable gross square footage” of 8,600 sq. ft. – the City allowed the allocation of 43 spaces for use by the original office space, while the extra 20 spaces were reserved for Brookpark Dental, located to the immediate north at 6437 Brooklyn Boulevard. The City Council approved (Planning App. No. 78067) a separate special use permit to allow a shared parking agreement between the subject property and Brookpark Dental, which also specified a deed restriction to be filed (recorded) against both properties that recognized this shared parking arrangement between both properties. City records however, are absent of any proof or documentation that this deed restriction was ever filed. It appears however, that based on a recent real estate marketing brochure, this shared parking arrangement is still in effect between both properties, with 46 spaces reserved for the subject use, and 22 identified under ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 8 “easement parking”. To ensure that this parking is maintained, Planning Staff requests the Owners provide some form of evidence (e.g. a document that may already be recorded) or recorded deed restriction or “Joint Parking Agreement” between PICA and the current owners of Brook Park Dental offices. According to recent (2015) aerial photos of this site, it appears the Subject Property contains only 59 marked parking spaces to support this building space. If the City were to hold the owners to the 20 spaces approved under the 1978 Agreement, that would leave 39 spaces available for the full-time or regular workers at this facility, which would probably include the director, teachers, receptionist, and on-site assistants ( approximately 18 employees). The remaining 21 spaces should provide adequate parking spaces for occasional visitors or parents who may need to conduct business inside the center. It should be noted that the current layout of the adjacent Brooklyn Boulevard roadway system in this area, includes 4 lanes of vehicle traffic with a center-turn lane for left-hand movements into the site. The undivided roadway also allows for free left-hand turns exiting the site for those vehicles travelling northbound (refer to Pictometry image below). As the Commission is aware, part of the approved Brooklyn Boulevard Corridor Study in this area identified a future center divided median control, which would prevent future left-hand turns for northbound vehicles into the site, or any left-hand turns (northbound) from the site as well (see Brooklyn Blvd. Corridor Study Map image below). ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 9 This section of Brooklyn Boulevard is scheduled under a 2nd Phase of this corridor reconstruction project, slated for 2021. The access point into the subject site will not be affected. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff believes this new childcare facility meets all the special use permit standards allowed under City Code Section 35-220; and should be considered an acceptable use under the current C-1 Service/Office District uses. RECOMMENDATION Recommend the Planning Commission adopt the Resolution No. 2016-04, which provides a favorable recommendation to the City Council to approve Planning Application No. 2016-005, the Special Use Permit by Parents in Community Action, Inc. to operate a licensed daycare and early childhood educational facility in the C-1 (Service/Office) Zone, subject to the following conditions: 1. The Special Use Permit is granted for a group daycare and early childhood/Head-Start educational facility, subject to the granting of a license for this operation by the Minnesota Department of Human Services. The applicant shall show proof of this licensing and have a current copy of said license on file with the city. 2. The daycare facility as proposed by the applicant meets the Standards for Special Use Permits contained in Section 35-220, Subdivision 2b of the Zoning Ordinance. Furthermore, the proposal is considered to be compatible with, complimentary to and of comparable intensity to uses allowed in the C-1 zoning district and that the proposal is planned and designed to assure that generated traffic will be within the capacity of ______________________ PICA/Aubrey Della SUP PC 05/12/16 Page 10 available public facilities and will not have an adverse impact upon these facilities, the immediate neighborhood or the community. 3. The Owner/Applicant must provide evidence of a recorded deed restriction; or prepare and record a new joint parking agreement between PICA and the current owners of the neighboring property located at 6437 Brooklyn Boulevard. 4. The Owner/Applicant acknowledges the future potential impact of the raised, center median traffic control devise to be installed under the future Brooklyn Boulevard Corridor Roadway Improvements by Hennepin County and City of Brooklyn Center, tentatively scheduled for Year 2021, or thereafter. 5. The Special Use Permit is subject all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation. 6. Any expansion or alteration of the proposed use beyond that contained in this submittal shall require an amendment to this Special Use Permit. 7. The play area shall be provided in a manner consistent with Section 35-411, Subdivision 6 of the city’s zoning ordinance and be continually maintained in this manner. 8. The required 6 ft. high opaque screening required along the south property line shall be maintained in a manner consistent with the requirements of the city ordinance. 9. Any plans for remodeling and occupancy of this building are subject to approval of the Building Official and/or Fire Chief prior to the issuance of any licenses or permits. Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2016-04 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2016-005 SUBMITTED BY PARENTS IN COMMUNITY ACTION, INC. (“PICA”) FOR SPECIAL USE PERMIT TO OPERATE A LICENSED DAYCARE AND EARLY CHILDHOOD EDUCATIONAL FACILITY IN THE C-1 SERVICE/OFFICE DISTRICT, LOCATED AT 6415 BROOKLYN BOULEVARD WHEREAS, Planning Commission Application No. 2016-005 submitted by Parents in Community Action, Inc. (“Applicant”) proposes a Special Use Permit to Operate a Licensed Daycare & Early Childhood Educational Facility in the C-1 Service/Office Zone, located at 6415 Brooklyn Boulevard, (“Subject Property”); and WHEREAS, the Subject Property is situated in the C-1 Service/Office District and pursuant to City Code Section 35-320, Subdivision 3.b, “ Group daycare facilities” are listed as special uses in the C-1 zoning district”; and the Applicant has submitted such application to the City of Brooklyn Center for official consideration under Planning Application No. 2016-005; and WHEREAS, the Planning Commission held a duly noticed and called public hearing on May 12, 2016, whereby a city planning staff report was presented, and public testimony regarding the special use permit were received and noted for the record; and WHEREAS, the Planning Commission considered the Special Use Permit request in light of all testimony received, the guidelines and standards for evaluating this special use permit contained in Section 35-220 of the City’s Zoning Ordinance, and the request complies with the general goals and objectives of the City’s 2030 Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Planning Application No. 2016-005 submitted by Parents in Community Action, Inc. be approved based upon the following considerations: A. The establishment, maintenance, or operation of the special use will not be detrimental to or endanger the public health, safety, morals, or comfort. B. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. C. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. PC RESOLUTION NO. 2016-04 D. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. E. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Planning Application No. 2016-005 be approved subject to the following conditions and considerations: 1. The Special Use Permit is granted for a group daycare and early childhood/Head-Start educational facility, subject to the granting of a license for this operation by the Minnesota Department of Human Services. The applicant shall show proof of this licensing and have a current copy of said license on file with the city. 2. The daycare facility as proposed by the applicant meets the Standards for Special Use Permits contained in Section 35-220, Subdivision 2b of the Zoning Ordinance. Furthermore, the proposal is considered to be compatible with, complimentary to and of comparable intensity to uses allowed in the C-1 zoning district and that the proposal is planned and designed to assure that generated traffic will be within the capacity of available public facilities and will not have an adverse impact upon these facilities, the immediate neighborhood or the community. 3. The Owner/Applicant must provide evidence of a recorded deed restriction; or prepare and record a new joint parking agreement between PICA and the current owners of the neighboring property located at 6437 Brooklyn Boulevard. 4. The Owner/Applicant acknowledges the future potential impact of the raised, center median traffic control devise to be installed under the future Brooklyn Boulevard Corridor Roadway Improvements by Hennepin County and City of Brooklyn Center, tentatively scheduled for Year 2021, or thereafter. 5. The Special Use Permit is subject all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation. PC RESOLUTION NO. 2016-04 6. Any expansion or alteration of the proposed use beyond that contained in this submittal shall require an amendment to this Special Use Permit. 7. The play area shall be provided in a manner consistent with Section 35- 411, Subdivision 6 of the city’s zoning ordinance and be continually maintained in this manner. 8. The required 6 ft. high opaque screening required along the south property line shall be maintained in a manner consistent with the requirements of the city ordinance. 9. Any plans for remodeling and occupancy of this building are subject to approval of the Building Official and/or Fire Chief prior to the issuance of any licenses or permits. May 12, 2016 Date Randall Christensen, Chair ATTEST: Tim Benetti, 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: Chair , Commissioners , , , , and ; and the following voted against the same: None; whereupon said resolution was declared duly passed and adopted. Parents In Community Action, Inc. Aubrey Della Early Childhood Family Development Center 6415 Brooklyn Blvd., Brooklyn Center, MN About Parents In Community Action, Inc. Founded by concerned parents in 1969, Parents In Community Action, Inc. (PICA) is a private, nonprofit agency that operates Head Start and Early Head Start programs in Hennepin County, Minnesota, and provides a wide range of other early childhood and family development services for young children and their families living at or below the federal poverty level. PICA is a fiscally sound National Head Start Association (NHSA) Program of Excellence with 47 years of experience in delivering high quality child development services, and is the largest provider of Head Start and Early Head Start services in the state of Minnesota. PICA serves a racially, ethnically, culturally, and linguistically diverse population of over 2,500 low-income children and their families in urban and suburban Hennepin County, including over 500 homeless families residing in area shelters. Despite the large number of children we serve, over 1,300 children remain on PICA’s waiting list, underscoring the ever-increasing need for services in Hennepin County. Our Children and Families PICA serves the poorest of the poor. The majority of children living in poverty are under the age of five, and their most critical years for development are often characterized by family stress, insufficient nutrition, inadequate health care, unsafe neighborhoods, and unstable housing situations. These challenges greatly increase children’s risk for health concerns, poor educational outcomes, and uncertain personal and job success. However, these early years also provide limitless opportunities to reverse the effects of poverty and set children on a path to success in school and to a healthy, productive, and successful adulthood—exactly what PICA’s Head Start and Early Head Start programs are designed to do. Our Newest Site – Aubrey Della Early Childhood Family Development Center PICA serves children and families in 12 state-of-the-art facilities located throughout Hennepin County, five of which are owned by PICA. Our newest site, Aubrey Della Early Childhood Family Development Center—named in memory of our beloved Head Start colleague Aubrey Della Puckett—is located in Brooklyn Center, one of the geographical areas of greatest need in Hennepin County, where poverty—especially among young children—has grown significantly in recent years. At this facility, a former childcare center, PICA will serve 184 children and families in both Head Start and Early Head Start classrooms. The facility will feature 7 classrooms, a Parent Place lounge, a commercial kitchen, and an outdoor playground, plus office space for our center staff. PICA’s Head Start and Early Head Start programs provide comprehensive programs and services to help children reach their full potential and to become ready for success in kindergarten and beyond, as well as services and support designed to help their families achieve economic self-sufficiency. Our Services Comprehensive services provided by PICA in our Head Start and Early Head Start programs, which will be offered at our new center, include: § Individualized early childhood development programs for infants, toddlers, and preschoolers. § On-site health and mental wellness services. § Door-to-door transportation. § Nutrition services, providing up to two-thirds of children’s daily nutritional needs. § Services to children with disabilities. § Social services and support to assist families in achieving their goals. § Parent involvement, training, and internship opportunities that empower parents to obtain living wage employment, achieve economic self-sufficiency, and become involved in their child’s education and in the local community. Building Community and Celebrating Diversity PICA currently has over 100 established collaborative partnerships that help us to deliver the most comprehensive and highest quality services possible. We will continue this tradition by working to build partnerships with the community in Brooklyn Center and with families at the Aubrey Della Early Childhood Family Development Center. Our Aubrey Della Center will be a welcoming place where we value all families and celebrate the racial, ethnic, cultural, and linguistic diversity of the community and those we serve. Some of the ways in which we do this include: § Maintaining a staff that is highly representative of the children and families we serve, including many staff members who are bilingual or multilingual. § Implementing our own innovative New World curriculum, which incorporates many aspects of culture and diversity, as well as individualized, culturally responsive learning experiences designed to ensure that each child is school ready and primed to reach his/her full potential. § Operating dual language classrooms to assist children in developing proficiency in English while preserving and valuing their home language and culture. § Employing a Cross-Cultural Team dedicated to serving families from different cultures and assisting with recruitment and enrollment, translation, advocacy, and special events for immigrant and non-English speaking families. § Translating written communications into the primary home languages of the families we serve. § Developing cross-culturally appropriate programming and culturally rich learning experiences designed to meet the needs of all low-income children and families. § Creating menus that reflect the diversity of cultures we serve. A u b r e y D e l l a C e n t e r ( P I C A ) 0 3 / 2 0 / 2 0 1 5 - 0 5 / 0 4 / 2 0 1 5 A u b r e y D e l l a C e n t e r 0 4 / 0 2 / 2 0 1 5 A u b r e y D e l l a C e n t e r 0 4 / 0 2 / 2 0 1 5 ··--------~ r tf ) ~ ~ I -r:i T" --· ----------- f f./) ?t ! I f 1 F t ; 't- PICA Head Start Aubrey Della Early Childhood Development Center 6415 Brooklyn Blvd I Brooklyn Center, MN 55429