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HomeMy WebLinkAboutPC89007 2-1-89 5415 69th AveCITY OF BROOKLYN CENTER PLANNING COMMISSION APPLICATION Application No. 89007 Please Print Clearly or Type Street Location of Property 5415 - 69th Ave. No. Legal Description of Property 33-119-21 12 0105 Lot 1 Block 1, Maranatha addition Owner Maranatha Residence Corporation, dba Maranatha Place Address 5415 - 69th Ave. No., Brooklyn Center, MN 55429 phone No. 569-4500 Applicant David Viland, Executive Director Address 5401 - 69th Ave. No. Phone No. 561-0477 Type of Request: Rezoning Subdivision Approval x Variance Site & Bldg. Plan Approval Special Use Permit Other: Description of Request: Request to attach signage to retaining wall, which is to be built Spring 1989, for Maranatha Conservative Baptist Homes, Inc (the nursing home) and Maranatha Place (the retirement apartments) 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. Wi r al of the application shall not relieve the applicant of the obligation to pay sts ncurred prior to withdrawal. Fee $ 50.00 Receipt No. Date: February 1, 1989 PLANNING COMMISSION RECOMMENDATION Dates of P.C. Consideration: piicant's 5igna Approved Denied this day of 4 19 subject to the following conditions: CITY COUNCIL ACTION Dates of Council Consideration: Approved �_ Denied this 2 '- day of amendment: with the following Lie P/I Form No. 18 (over please) CITY OF BROOKLYN CENTER, MINNESOTA 6301 Shingle Creek Parkway 55430 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 ing the application (required documents must be consistent with ordinance and policy 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 tFie 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 Planning Commission Information Sheet Application No. 89007 Applicant: Maranatha Place Location: 5401/5415 69th Avenue North Request: Sign Variance The applicant requests a variance from the Sign Ordinance to have an off -premise freestanding sign for the Maranatha Place apartment building at 5415 69th Avenue North. The sign would be located on a retaining wall on the nursing home property to the east. The property in question is zoned R1 and is bounded on the north by 69th Avenue North, on the east and south by single-family homes, and on the west by the Maranatha Place Apartments. Beyond Maranatha Place is a three-story apartment complex across the city boundary in Brooklyn Park. Off -premise identification or advertising signs are considered billboards and are prohibited under Section 34- 130.11 of the Sign Ordinance. Also, apartment complexes are only allowed to have freestanding signs if they are cluster developments with three or more buildings and 36 or more units (Section 34-140.3C.3). Sign variances are subject to three standards contained in 340-180 (attached). The standards are similar to those in the Zoning Ordinance. A particular hardship must be shown if the strict letter of the ordinance is carried out. The conditions upon which the variance is based must be unique to the parcel of land and not be common generally in the zoning district. Finally, the granting of the variance will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. The applicant (Mr. David Viland, administrator of the Maranatha Care Center) has submitted a letter addressing the Standards for a Variance, a rendering of the proposed sign and a site plan (all attached). The sign itself is proposed to be located on a brick retaining wall in the northwestern portion of the Maranatha Care Center site. There would be three sections of the retaining wall, two convex relative to 69th and a middle section convave. The signs would be located on the convex sections, Maranatha Care Center on the easterly section and Maranatha Place on the westerly section. The sign would be located between the entrance serving the care center and the entrance to the apartment building. Regarding hardship, Mr. Viland states that the length of their business name makes it difficult to stay within the size limitation yet making the sign readable from a distance. Also, the only location for a sign allowed by ordinance would be the north wall of the apartment building which is very utilitarian in appearance and function. Staff would agree that a 10 sq. ft. sign is not really sufficient for this building, considering its bulk and the number of units in it. (It may be that the Commission will want to evaluate the existing ordinance for possible change. Nevertheless, we feel the variance can proceed apart from an ordinance change). There is also some advantage, not only to the applicant, but to the City as well, in consolidating the identification signery of this complex in a single location. The fact that the sign would be located across a property line seems immaterial as long as both properties are under common ownership. Regarding uniqueness, Mr. Viland states that the conditions are unique because of the way the two buildings are situated in relationship to each other, the restrictions on the access driveway location, and the continuum of services which the two business components together provide. Mr. Viland explains this continuum 2-16-89 -1- Application No. 89007 continued of services ranging from completely independent living to a setting where complete care is provided. He states that the proposed signery effectively portrays to the community the continuum of services offered. He concludes by noting that, though the nursing home and apartment building are technically on separate parcels, their ownership, management and service are singular. Staff would certainly agree that the continuum of services available at the subject properties is unique. The arrangement of the two buildings, attached along a common zoning as well as property line is very unique. The building attachment serves to indicate that the two entities form a common unit. Unified signery is, therefore, appropriate. Regarding potential detriment to the public welfare and injury to other property, Mr. Viland points out that a single sign monument will eliminate the need for a separate sign on the Maranatha Place property. He also notes that there are plans for landscaping around the retaining wall and that the signery will be very subtle and aesthetic. Staff agree that the proposed signery is low key and should not pose any detriment to public welfare or injury to property in the neighborhood. Recommendation We believe there is definite merit to this variance request. Approval is recommended, noting the following findings: 1. Unified signery for the care center/apartment complex is appropriate and even desirable. Applying the ordinance literally would prevent such unified signery and would work a hardship on the applicant. 2. The continuum of services offered in the complex and the attachment of the buildings across zoning as well as property lines are unique conditions which are not common generally in either the R6 or R1 zoning districts. 3. The proposed signery is aesthetically attractive and will have no greater impact than two separate sign monuments. There should, therefore, be no detrimental effect on the public welfare, nor injury to other property in the neighborhood. 4. The proposed retaining wall serves a function in addition to providing a wall on which to place signery. Sign area, therefore, need not be computed as the total face of the retaining wall, but only that area covered by the proposed signery. 5. Variance approval acknowledges one 28 sq. ft. freestanding sign as proposed on the Maranatha Care Center property. No other identification signery for Maranatha Place is acknowledged by this variance approval. 6. The existing identification sign for the care center shall be removed prior to issuance of the sign permits for the proposed signs. 2-16-89 -2-