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HomeMy WebLinkAboutPC87008 4-30-87 5401 69th AveStreet Location of Property Please Print Clearly or Type 5401 69th Avenue North Application No. 87008 Legal Description of Property see attached sheet labeled Legal Description of Property Owner Maranatha Conservative Baptist Home, Inc. Address 5401 69th Avenue North, Brooklyn Center, MN Phone No. 561-0477 Applicant Maranatha Conservative Baptist Home, Inc. Address Phone No. Type of Request: X Rezoning Subdivision Approval Variance Special Use Permit Site & Bldg. Plan Approval Other: Description of Request: Request rezoning of above -described property from the existing R-1 one family residence district to an R-6 multiple family residence district. The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center, within fifteen (15) days after mailing or delivery of the billing state- ment, the actual costs incurred by the City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the processing of the application. Such costs shall be in addition to the application fee described herein. Withdrawal of the application shall not relieve the applicant of the obligation to pay hosts incurred prior to withdrawal. Fee $ 350. 00 Receipt No. 74262 Date: A-:%2 g4 cants 5i gna PLANNING COMMISSION RECOMMENDATION Dates of P.C. Consideration: S—Z14.7 Cf,- cr( -ti) /e A�v IF9— / . Approved Denied this day of el 19 subject to the following conditions: CITY COUNCIL ACTION Dates of Council Consideration: Cc P-91:51 97- / Approved Denied this day of 19,?12 , with the following amendment: Clerk P/I Form No. 18 (over please) PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL Prior to submission of an application for plan review and approval, prospective applicants should arrange an informational meeting with the Planning Staff to discuss preliminary plans and to become familiarized with applicable ordinance and policy provisions. Four (4) copies of the following documents and information shall be submitted, at least 14 days prior to the date of the regular Commission meeting, concurrent with fi ink— o the ca applition (required aocuments must be consistelrL w16j 'uruincarlte anu Noiicy provisions before an application may be accepted): 1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent existing condition, accurately dimensioned. 2. *An accurately scaled and dimensioned site plan indicating: a) parking layouts and access provisions, including calculation of ordinance parking requirements; b) designations and locations of all proposed buildings and required setback lines; c) fences, walls or other screening, including heights and type of material; d) outside lighting provisions, type and location (foot candle strength at property line must be calculated); e) curbing (B612 curb and gutter is required). Indicate radius measurements; f) building information, including: gross floor area, type of construction and occupancy classification. 3. *A landscape plan showing areas to be sodded or seeded, quantity, location, size and species of trees and shrubbery. (Note: underground irrigation is required in all landscaped areas in commercial and industrial districts. Plans must be so noted). 4. *Building floor plans, elevations, sections and specifications, including materials proposed. 5. *Existing and proposed land elevations, drainage provisions, and utility provisions, including the diameters of utility lines. 6. Additional drawings, plans or information deemed necessary by the Secretary. *Must be prepared by a registered architect or person registered with the State Board of Registration for Architects, Engineers, Landscape Architects and Land Surveyors, and said drawings/plans shall be so certified. NOTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance Agreement as to approved site improvements and a supporting financial guarantee, in an amount to be determined by 6—e—City, are required. Acceptable financial instruments include cash escrow; certificate of deposit; and performance bond. Copies of the Zoning Ordinance may be obtained from the Administrative Office. Questions should be directed to the Planning and Inspection Department. P/I Form No. 19 LEGAL DESCRIPTION OF PROPERTY Beginning from the NE corner of the NW; of Section 33, 250 feet W along the N line of Section 33, then due S 278 feet parallel to the existing W property line, then turning due SW 50 feet, then turning due S 375 feet to the S line of the N� of W 12 acres of N� of NEa of Section 33, (existing S property line), then W along this line 212 feet, then turning due N along the E line of Section 33 (the existing W property line and city limit line) to the point of beginning. Property subject to the rights acquired for public highway over the N 33 feet thereof. Planning Commission Information Sheet Application No. 87008 Applicant: Maranatha Nursing Home Location: 5401 69th Avenue North Request: Rezoning This application was reviewed by the Planning Commission at its May 21, 1987 meeting. The applicant seeks rezoning from Rl to R6 of the westerly 3.3 acres of the Maranatha Nursing Home site at 5401 69th Avenue North. The land in question is presently zoned Rl and is bounded by 69th Avenue North on the north, by the nursing home on the east, by single-family homes on the south, and by a three-story apartment complex in Brooklyn Park on the west. The application was tabled at, the May 21, 1987 Planning Commission meeting and referred to the Northwest Neighborhood Advisory Group for review and comment. The advisory group meeting was poorly attended on June 2, 1987 and minutes of the meeting are attached. Only two advisory group members attended. Delivery of notices to neighbors by the Post Office was late and so neighbors did not attend. The advisory group present voted in favor of the requested rezoning. Notices have again been sent for this meeting. The public hearing for the rezoning application has been continued to this meeting. Regarding the Guidelines for Evaluating Rezonings (Section 35-208, attached), staff believe the guidelines are met in this case. The proposal will provide additional housing for the elderly in the community, especially those in need of some special health care services. The R6 zoning is fairly compatible with surrounding land uses: the apartments to the west, the nursing home to the east and south, and the townhouses to the north. Although more intense than any of these land uses, the proposed use is not incompatible with any existing adjacent land use. Building the complex at the north end of the site provides the greatest buffer to the single-family residences to the south. The location, configuration and topography of the subject property is certainly not suited to single-family residential development under the current Rl zoning. The only other rational use of the property would be an expansion of the nursing home itself. The proposed housing development would be closely associated with the nursing home. There is no other vacant R6 zoned land in the community. The rezoning will meet a unique need within the community for housing with care services to the elderly. In general, therefore, staff recommend approval of the rezoning. Adoption of the attached resolution would be in order if the Planning Commission concurs. 7-16-87 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 5401 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 RI 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 1/2 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 Rl 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. -1- 5-21-87 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 R1 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 1/2 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 Maranatha 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-