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HomeMy WebLinkAbout2019 03-14 PCMPC Minutes 03-14-19 -1- MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA MARCH 14, 2019 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:00 p.m. 2. ROLL CALL Chair Randall Christensen, Commissioners Alexander Koenig, Jack MacMillan, Stephen Schonning, Rochelle Sweeney, and Susan Tade were present. City Planner and Zoning Administrator Ginny McIntosh, and Mary Mullen of TimeSaver Off Site Secretarial, Inc. were also present. 3. APPROVAL OF AGENDA – MARCH 14, 2019 There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to approve the agenda for the March 14, 2019 meeting as presented. The motion passed unanimously. 4. APPROVAL OF MINUTES a. February 14, 2019 – Regular Session Meeting Minutes There was a motion by Commissioner MacMillan, seconded by Commissioner Koenig, to approve the minutes of the February 14, 219 Regular Session meeting as presented. The motion passed unanimously. b. February 14, 2019 – Work Session Meeting Minute There was a motion by Commissioner Sweeney, seconded by Commissioner Tade, to approve the minutes of the February 14, 2019 Work Session meeting as presented. The motion passed unanimously. 5. 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. PC Minutes 03-14-19 -2- 6. PLANNING APPLICATION ITEMS 6a) Planning Commission Application No. 2019-004 (Public Hearing Applicant: Jane Sharkey (Helena Autism Therapy Center) Property Address: 5637 Brooklyn Boulevard Summary: The Applicant is requesting approval of a Special Use Permit to allow for the establishment of an autism therapy center and ancillary outdoor playground within an existing three-story building. City Planner and Zoning Administrator Ginny McIntosh reviewed an application for a Special Use Permit for an autism therapy center and ancillary outdoor playground. The applicant, Jane Sharkey, withdrew a previous application at a different location due to difficulties with unforeseen maintenance issues at the facility as well as funding barriers. Ms. McIntosh stated the building at 5637 Brooklyn Boulevard was constructed in 1980 with primary use as a law office, but it is currently occupied by multiple tenants. A public hearing is required, notice of which was published on February 28, 2019 in the Sun Post and mail notices were sent to adjacent neighbors. Based on the day-to-day operations of the autism therapy center, it was determined that a “group daycare facility” designation is the closest related use. Ms. McIntosh stated the autism therapy center provide services to clients between the ages of 2.5 years to 7 years old, with a medical diagnosis of autism spectrum disorder. The applicant is certified through the Minnesota Department of Human Services to provide Children’s Therapeutic Services and Supports (CTSS) rehabilitative mental health services, skills development and additional support, with varying degrees of care. Ms. McIntosh stated there will be 32 employees on site, with a additional support staff and a manager to be on site for one per week meetings and as needed for weekly meetings with clients. The facility will accommodate 20 children for a morning session and 20 children for an afternoon session. There are no plans to store vehicles on site. Ms. McIntosh stated that, as part of the review, the proposal under review must demonstrate that it is compatible with adjacent uses as well as uses that are generally permitted in the C1 District. Ms. McIntosh stated that the need for an outdoor playground is the primary driving factor for relocating the autism center from Fridley to Brooklyn Center. The proposed playground would be located on the west side of the building and would be approximately 28 feet wide by 60 feet long. The playground area would be 71 feet from the edge of the curb along Northport Drive, approximately 45 feet from the northern property line, and include playground equipment as recommended by the Minnesota Department of Human Services and as recommended through treatment plans. PC Minutes 03-14-19 -3- Ms. McIntosh reviewed the specific requirements for outdoor playgrounds as relating to the group day care facilities use. Specifically, the playground must be separated from parking and driving areas by at least a 4-foot high fence. The applicant is proposing an 8-foot double-faced cedar fence. The playground must also be contiguous to the building facility and shall not have more than half of the playground covered in impervious surface. The playground must also extend at least 60 feet in length from the wall of the building or to an adjacent property line, whichever is less. Ms. McIntosh stated there are existing tenants in the building, but if this request is approved, the initial intent was for the Helena Autism Therapy Center would be the sole occupant. Ms. McIntosh stated the parking lot currently has 68 spaces. Given the size of the building and the site and building plan approval approved in 1979, a minimum of 74 spaces was required; however, the originally approved site plan, staff report, and meeting minutes reflect a minimum parking requirement of 60 spaces with proof of parking for an additional 14 spaces. The applicant would therefore require and meet the minimum of 60 parking spaces assuming 8 parking spaces are removed for the proposed playground area. Ms. McIntosh stated the Building Official has indicated ADA parking will be required at both of the building’s two entrances. The parking lot will need to be re-striped, and ADA parking spaces marked. A trash enclosure, located off the parking lot surface and screened per City Code requirements will need to be provided for the existing on-site dumpster. Ms. McIntosh concluded by stating that City Staff recommends Planning Commission approval of Application 2019-004 recommending approval of a Special Use Permit for an autism therapy center with ancillary outdoor playground for the Subject Property. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2019-004 There was a motion by Commissioner MacMillan, seconded by Commissioner Tade, to open the public hearing on Application No. 2019-004, at 7:16 p.m. The motion passed unanimously. Jane Sharkey, 13537 Windy Hill Road, Minnetonka, MN, stated she is the applicant. She welcomed questions or comments from the Planning Commission. She thanked Ms. McIntosh for doing such a great job. Commissioner MacMillan asked whether Ms. Sharkey plans to purchase the property. Ms. Sharkey confirmed this, adding inspections will be conducted after this request is approved, and she is scheduled to close on the property on May 1, 2019. Commissioner Koenig asked if Ms. Sharkey has an opening date. Ms. Sharkey stated their intent is to remodel the middle and top floors after the close date of May 1, 2019 and move in by June 1, 2019 to begin work on the playground. PC Minutes 03-14-19 -4- Commissioner Koenig offered his congratulations, adding it is a terrific property. Commissioner Sweeney welcomed Ms. Sharkey. Ms. McIntosh stated no public feedback has been received by City Staff. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner MacMillan, seconded by Commissioner Sweeney, to close the public hearing on Application No. 2019-004 at 7:19 p.m. The motion passed unanimously. 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 APPLICATION NO. 2019-004 SUBMITTED BY JANE SHARKEY (HELENA AUTISM THERAPY CENTER), 5637 BROOKLYN BOULEVARD, FOR A SPECIAL USE PERMIT TO ALLOW FOR THE ESTABLISHMENT OF AN AUTISM THERAPY CENTER AND ANCILLARY OUTDOOR PLAYGROUND WITHIN AN EXISTING THREE-STORY BUILDING. There was a motion by Commissioner Koenig, seconded by Commissioner Tade, to Recommend Approval of Planning Commission Application 2019-004 Submitted by Jane Sharkey (Helena Autism Therapy Center), 5637 Brooklyn Boulevard) for a Special Use Permit to Allow for the Establishment of an Autism Therapy Center and Ancillary Outdoor Playground Within an Existing Three-Story Building. Voting in favor: Chair Christensen, Commissioners, Koenig, MacMillan, Schonning, Sweeney and Tade. And the following voted against the same: None The motion passed unanimously. The City Council will consider the application at its March 25, 2019 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. 7. DISCUSSION ITEMS 7a) CITY COUNCIL MEETING UPDATES Ms. McIntosh stated, at its March 11, 2019 meeting, that the City’s EDA approved a Resolution to purchase a single-family residential property adjacent to other EDA-owned property near the Sanctuary on Brooklyn Boulevard. She added a proposed development project to be undertaken by Coalition Development has been proposed for the EDA-owned site, and the purchase of this property will provide additional space. PC Minutes 03-14-19 -5- Ms. McIntosh stated the City Council has been reviewing a request to purchase land for a new municipal liquor store location for Liquor Store #1 in the Shingle Creek Crossing development. The project would require, at minimum, site and building plan approval, and may need a Planned Unit Development amendment. Both requests would require review by the Planning Commission at some point. Ms. McIntosh stated there has been interest in an EDA-owned property located at 1601 James Circle, which comprises approximately 5 acres fronting on I-694. A Letter of Intent was reviewed by the City Council but the identified purchase price was deemed to be significantly less than the surrounding taxable market rates for land. The proposal was for a 21,000 square foot building with mixed office and events space with an anticipated 16 employees. The City Council denied the request but allowed for potential renegotiation. Another interested party has indicated they are also interested in the property and intend to present their proposal at the City Council’s March 25, 2019 meeting. Ms. McIntosh stated City Staff presented a discussion item to consider the scope of services for a contract with Bolton & Menk. Work to be undertaken as part of this contract would include a re- write of the City’s Zoning Code, in addition to the Sign and Platting Codes. Additionally, new zoning districts would be created to conform to the 2040 Comprehensive Plan, as well as a Brooklyn Boulevard Overlay District. Master development strategies for the former Sears and 57th and Logan sites would be completed, and the 2006 Opportunity Site Master Plan would be updated. The contract will be presented to the City Council at their March 25, 2019 meeting for review and decision. Ms. McIntosh stated the Joint Council/Commission Meeting has been rescheduled from April 3, 2019 to April 2, 2019 due to a conflict with the second CDI Workshop. Ms. McIntosh stated the City’s annual curbside clean-up will be happening during April 2019. She noted that information will be forwarded to the Planning Commission, indicating what types of household items will and will not be accepted. Commissioner MacMillan requested clarification regarding “conduit debt financing”, which was discussed at a City Council meeting. Ms. McIntosh stated the City has received requests in the past to authorize this type of financing on the behalf of private entities. Unity Place and Nompeng Academy are both examples of projects that recently either requested or had changes made to their conduit bonds. She added the City’s Finance Department has more specific information on conduit debt financing, as they are the ones who process and administer these requests. Chair Christensen welcomed two visitors in the audience. The visitors stated they are students at North Hennepin Community College. They added they are attending a Planning Commission meeting to complete a homework assignment. PC Minutes 03-14-19 -6- Commissioner Koenig asked whether the proposal for the Jerry’s Foods site is for workforce housing. Ms. McIntosh confirmed this, adding the proposal is currently for two separate housing components – workforce housing and senior living, for a total of 267 units. The developer, Real Estate Equities, has been working with the City and is moving forward, but has not yet submitted a Planning Commission application as they have some remaining work to do before proceeding. Ms. McIntosh provided an update on plans to develop what is known as Eastbrook Estates into a single-family home development. Centra Homes, who has a preliminary development agreement with the City’s EDA to develop the property, recently came forward with two alternative conceptual plans for the site. This was due to changes in land costs, and the identification of unbuildable right-of-way. The first option outlined a plan similar to the original concept, but reduced the number of homes from 35 to 30 to 32. Additionally, this option would result in the developer paying $115,000, rather than the originally identified $250,000 for the land. The second option would reduce the number of homes to 26 and would deviate substantially from the original plan by introducing two new cul-de-sacs, rather than the original grid-style format. However, the developer noted that the originally identified $250,000 sale price of the land would be maintained with this option. Ultimately, City Council determined a desire to proceed with the first option that would result in 30 to 32 homes and maintain a grid-style road layout. Ms. McIntosh stated that, should the identified pipeline residential projects proceed, the City could be looking at the construction of hundreds of new units, which has not been seen in decades. 7b) CITY COUNCIL WORK SESSION FOR 2040 COMPREHENSIVE PLAN FOLLOW-UP (MARCH 11, 2019) Ms. McIntosh stated the City Council reviewed the Housing and Implementation Chapters of the Comprehensive Plan at a work session on March 11, 2019. She added the City Council’s feedback will be incorporated in the Comprehensive Plan and uploaded to the comprehensive plan website by Friday, March 15, 2019. She added she would print updated copies and send them to the Commissioners. Commissioner Schonning stated he attended the Comprehensive Plan work session. He added not all the Councilmembers were present, but the consultant gave a great presentation that touched on new affordable housing and residential development. Ms. McIntosh stated there was discussion regarding proposed language changes, as well as on comments received from ACER. She added Ms. Beekman reviewed a letter to City Staff from the Director of ACER requesting specific criteria be added to the Comprehensive Plan. Ms. McIntosh noted the Comprehensive Plan is designed to serve as a broader framework that sets the City up for setting much more specific policies, plans, etc. PC Minutes 03-14-19 -7- 7c) LISC | CDI WORKSHOPS #1 AND #2 FOR OPPORTUNITY SITE AT BROOKDALE LIBRARY (MARCH 20, 2019 AND APRIL 3, 2019) Ms. McIntosh stated a series of CDI workshops, sponsored by Alatus and the City of Brooklyn Center, will be held to encourage community engagement in the Opportunity Site development process. The first meeting will be held March 20, 2019 from 6:30-830 p.m. at Brookdale Library. Planning Commissioners are encouraged to attend the workshops, which are progressive and build off each other. Chair Christensen stated he did not receive the CDI Workshops flyer. Ms. McIntosh agreed to email the flyer to Chair Christensen. 7d) REMINDER: SPECIAL PLANNING COMMISSION MEETING | PUBLIC HEARING FOR 2040 COMPREHENSIVE PLAN (MARCH 21, 2019) Ms. McIntosh stated a Planning Commission Special Meeting is scheduled for March 21, 2019. She added that the intent of the meeting is for the Planning Commission to have gone through the latest version of the comprehensive plan, and, as part of a public hearing, recommend whether the plan should move forward at this time to the City Council. She added at least four Planning Commissioners will need to attend to ensure a quorum. Commissioner MacMillan stated he is unable to attend. 8. OTHER BUSINESS There were no Other Business items. 9. ADJOURNMENT There was a motion by Commissioner Koenig, seconded by Commissioner Sweeney, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 7:54 p.m. _______________________________ _______________________________ Ginny McIntosh, Secretary Randall Christensen, Chair