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HomeMy WebLinkAbout2020 06-11 PCPPLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER VIRTUAL MEETING June 11, 2020 Virtual meeting being conducted by electronic means in accordance with Minnesota Statutes, section 13D.021. Public may access the Webex meeting: Online: logis.webex.com | Meeting Number (Access Code): 133 180 5090 Phone: (415) 655-0001 Work Session 6:30 PM 1. Best Practices and Protocols for Managing Virtual Public Meetings and Public Hearings 2. Ethics and Land Use Primer for Planning Commissioners 3. Adjourn PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER VIRTUAL MEETING June 11, 2020 Virtual meeting being conducted by electronic means in accordance with Minnesota Statutes, section 13D.021. Public may access the Webex meeting: Online: logis.webex.com | Meeting Number (Access Code): 133 180 5090 Phone: (415) 655-0001 Regular Meeting 7 PM 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Agenda Motion to Approve Planning Commission Meeting Agenda for June 11, 2020 4. Approval of Minutes Motion to Approve the May 14, 2020 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. Planning Commission Application No. 2020-003 Applicant: Jane Sharkey | Helena Autism Therapy Center, Inc. Project Location: Site Plan Amendment Summary: The Applicant is requesting review and consideration of a site plan amendment to allow for the re-configuration of the front parking area into a drop-off and installation of a second driveway off Northport Drive. 7. Discussion Items a) City Council Update b) Next Planning Commission Meeting 8. Other Business None 9. Adjournment PC Minutes 05-14-20 -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 MAY 14, 2020 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:00 p.m. The meeting was conducted via Webex. 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 Community Development Director Meg Beekman were also present. Chair Christensen welcomed newly appointed Planning Commissioner Peter Omari and invited him to introduce himself. Peter Omari stated he works as an attorney and supervisor at Mid-Minnesota Legal Aid. He added he is happy to join the Planning Commission and hopes he will be of some help. City Planner Ginny McIntosh administered the Oath of Office and Commissioner Omari was sworn in. 3. APPROVAL OF AGENDA – MAY 14, 2020 There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to approve the agenda for the May 14, 2020 meeting as presented. The motion passed. Commissioner Omari abstained. 4. APPROVAL OF MINUTES – FEBRUARY 13, 2020 There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to approve the minutes of the February 13, 2020 meeting as presented. The motion passed. Commissioner Omari abstained. 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 05-14-20 -2- DRAFT 6. PLANNING APPLICATION ITEMS 6a) Planning Commission Application No. 2020-002 (Public Hearing) Applicant: Matthew Wolf (Taft, Stettinius, and Hollister LLP) on behalf of Shingle Creek LLC/Gatlin Development Co. Inc. Project Location: Shingle Creek Crossing PUD | Building Site E (1080 Shingle Creek Crossing) Summary: The Applicant is requesting review and consideration of the ninth amendment to the Shingle Creek Crossing PUD, which would result in the elimination of certain use restrictions imposed by the original 2011 PUD and Declarations, as well as changes to the building size and site configuration of Building Site E. Ms. McIntosh reviewed a request for an amendment to Shingle Creek Crossing Planned Unit Development (PUD). She added this is the 9th amendment to the PUD established in 2011 for redevelopment of the Brookdale Mall property. She noted the last amendment was related to HOM Furniture in 2017. Ms. McIntosh stated the applicant, Gatlin Development Co. Inc, represented by attorney Matthew Wolf, reached out to City staff as they were recently approached about developing Building Site E with a standalone car wash. In order to facilitate this proposed development, the applicant is requesting an amendment to the Planned Unit Development to delete a section in the PUD requiring that four of the Shingle Creek Crossing lots, including the lot proposed for a car wash, be developed as eating establishments only. The applicant is also requesting the inclusion of certain educational institutions, group day care and drop-in childcare centers, and veterinarian offices, but not full-service animal hospitals as allowable uses in the PUD. These uses were formerly prohibited in the Shingle Creek Crossing PUD. Ms. McIntosh noted that the proposed alterations by the applicant to the Declarations make reference to sub-sections 1b and 3b of City Code related to the C-1 (Service/Office) District but are not relevant as the underlying zoning for the Shingle Creek Crossing PUD is C-2 (Commerce) District, and were accounted for elsewhere in the applicant’s proposed amendments to the Declarations as they relate to group day care and drop-in childcare centers. Ms. McIntosh also noted that “gas stations” were originally proposed by the applicant as an allowable use; however, the Central Commerce Overlay District, where the Shingle Creek Crossing PUD is located, does not permit the development of new gas stations post October 2019. Ms. McIntosh stated the proposed amendment also includes a request to update the building size, site configuration, and parking requirements of Building Site E to accommodate a car wash use, as the most current master plan from 2017 reflects a restaurant use. She added a separate application would still be required for site and building plan approval as well as Special Use Permit approval of any car wash use. She noted the PUD requires that a proposed site plan substantially comply with the approved development plan, and the proposed amendment would PC Minutes 05-14-20 -3- DRAFT bring the site plan as close as possible to the building size and site plan layout for the proposed car wash use. Ms. McIntosh stated the minimum parking requirements for a restaurant use is 10 spaces per 1,000 square feet of building. Based on a review of the proposed car wash site on Building Site E and the current parking requirements in the PUD, City Staff is recommending parking requirements in line with other retail uses, or a total of 16.5 spaces. She added the applicant indicated 17 spaces on the site plan, and two stacking queues to the car wash tunnel. Ms. McIntosh noted that the car wash developer would need to provide dimensional information on any application for the car wash so as to verify minimum building setbacks and dimensional requirements. Ms. McIntosh stated notice of the public hearing was sent to nearby properties and a public hearing notice was published in the Brooklyn Center Sun Post on April 30, 2020. She added a comment was received from Bank of America requesting that they be notified if City Staff receives an application for the car wash, but that they had no concerns regarding the proposed amendments to the uses in the PUD or the updating of Building Site E. She noted they expressed concern about the general appearance and aesthetics of a car wash from nearby streets and Bank of America. Ms. McIntosh stated City Staff reviewed general access to the site, and noted potential traffic problems could arise from the one-way roadway to the south of the site as drivers will sometimes try to use it as a two-way road. She added these issues would be addressed in greater detail upon submittal of an application for the car wash. Ms. McIntosh stated City Staff recommends that the Planning Commission make a recommendation of approval to the City Council regarding the proposed amendments to the Shingle Creek Crossing PUD and Building Site E. Chair Christensen stated he was under the impression that one of the goals of the original PUD was to create sites for restaurants. He added this amendment is removing the required restaurant use from one of the available sites. He asked whether the intention is to remove restaurant use from other sites, or if this is an exception. Ms. McIntosh stated the Declarations specify that four of the lots have restrictions that require a restaurant use, including the site of the proposed car wash. The applicant is requesting that the restriction for restaurant or eating establishment use be removed for all four lots. Commissioner Schonning stated there were good intentions in the original PUD for keeping four sites for restaurant use, to try and bring some restaurant and entertainment use to Shingle Creek Crossing. He added he is not opposed to changing the restaurant requirement, but he is not supportive of having a car wash on this particular property. He noted this is a small site adjacent to Shingle Creek, with a one-way access road, and visibility from Bass Lake Road. He expressed concern that of all the sites in Shingle Creek Crossing, the proposed site is the least conducive to a car wash use. PC Minutes 05-14-20 -4- DRAFT Ms. McIntosh stated representatives from Gatlin Development and the car wash developer were both present on tonight’s Webex meeting and available to answer any questions. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2020-002 There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to open the public hearing on Application No. 2020-002. Car wash developer Matt Durand stated the proposed car wash would be an “express” car wash, with state-of-the-art building design and a fresh, clean look, with a stacking queue and a self- service vacuum area. He added the model is designed around speed and increased productivity, with different, updated aesthetics and appearance. Frank Gatlin, Gatlin Development Co. Inc, stated the one-way road to the south of the site will fit well with the car wash use, and signage will be added to increase traffic flow efficiency. He thanked Ms. McIntosh and City Staff for doing a great job in putting the presentation together. Chair Christensen called for a vote to open the public hearing. The motion passed unanimously. Ms. McIntosh reiterated that the only comments received from the public had come from Bank of America. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner Schonning, seconded by Commissioner Tade, to close the public hearing on Application No. 2020-002. The motion passed unanimously. Chair Christensen asked whether the applicant must meet the original PUD requirements for building materials and exterior facades. Ms. McIntosh confirmed this, adding that in the Shingle Creek Crossing PUD, each building elevation must use at least 50% Class 1 materials, with the remaining portion of each elevation allowed for Class II materials. Commissioner Schonning stated there are other open sites in Shingle Creek Crossing that are not as close to the creek. He added he would be in favor of allowing changes to the current restrictions in place for restaurant uses. Mr. Gatlin stated he has tried to market the sites for restaurant use for 10 years with no success, and the requested change will provide flexibility for development of the site. He added the car wash developer is a local car wash owner in the Twin Cities, and he and his team will provide a high-end, high-quality product that will be a benefit for the community. He noted a restaurant would be appealing near the City’s Opportunity Site development. He noted this is the only out- lot that can accommodate this use but will not preclude restaurant or other uses on the other sites. PC Minutes 05-14-20 -5- DRAFT Commissioner Omari stated he drives around this area all the time. He expressed concern about having a car wash so close to Shingle Creek. Mr. Gatlin stated 80 percent of the creek runs through a channel under the parking lot, and daylights on the other side of Highway 100. Commissioner Omari stated most car washes are not visibly appealing in terms of appearance from the road. He added there will be vacuums running, cars lining up, and traffic coming through. He noted he is concerned about noise levels and overall appearance. Mr. Gatlin stated he has several renderings of “express” car washes developed by Mr. Durand, as well as other examples, which will alleviate the Planning Commission’s concerns. Mr. Durand agreed, adding there is a car wash off Bass Lake Road in Crystal that is of similar appearance to what they are hoping to construct. He added the express model has a clean look, and fast service. He noted he can guarantee the appearance is not what might be expected of a car wash. Chair Christensen stated he would like to see renderings, as that would go a long way toward easing concerns. He added he agrees that Brooklyn Center needs a car wash. He expressed the importance of making sure it is an appropriate use for its location. Chair Christensen requested clarification regarding the addition of day care or child care uses to the PUD. He expressed concern about why these types of uses are proposed, when they do not conform to the original Shingle Creek Crossing PUD concept of a shopping center. He added the original vision may be changing and that is acceptable, unless the new uses will prevent the remaining outlots from being developed. Mr. Gatlin stated the original Shingle Creek Crossing concept has not changed, but the potential uses have evolved from restaurant and retail use. He added the goal is to increase flexibility to allow development of other uses that are typical in shopping areas. Matthew Wolf, attorney for Gatlin Development, stated the removal of restrictions will allow lots to fill more quickly, which will be a positive result for the City. Chair Christensen asked whether educational facilities are considered an acceptable use. Mr. Gatlin stated he would support any use that is acceptable to the City and compatible with the Shingle Creek Crossing development. Commissioner Omari stated the removal of restrictions could attract other businesses to the area. He added he hopes the balance will still be in line with the City’s vision for the area, while ensuring the property is being developed and used. He asked why the restrictions were initially placed on the property. Ms. Beekman stated the retail market has changed over the last 10 years, nationally and dramatically in the Twin Cities, and these types of covenants are common in development agreements. She added the majority of restrictions in the PUD were related to the Walmart’s PC Minutes 05-14-20 -6-DRAFT original conditions for developing the site. She noted the proposed changes are fairly minor, in terms of long-term planning. Ms. Beekman stated City Staff have had many discussions about the ongoing development of Shingle Creek Crossing. She added the area is designated “transit-oriented development” in the 2040 Comprehensive Plan. She noted there will probably be additional changes to the PUD in the years to come. Chair Christensen asked why animal hospitals are proposed to be excluded, and what is the difference between a veterinarian’s office and an animal hospital. Mr. Wolf stated typically animal hospitals are prohibited to reduce overnight stays. Mr. Gatlin expressed his desire to renew his commitment to Shingle Creek Crossing, and to see the development through to its completion. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2020-002 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2020-002. There was a motion by Commissioner Tade, seconded by Commissioner Schonning, to approve Planning Commission RESOLUTION NO. 2020-002. Voting in favor: Chair Christensen, Commissioners, Koenig, MacMillan, Omari, Schonning, Sweeney, and Tade. And the following voted against the same: None The motion passed unanimously. 7.DISCUSSION ITEMS 7a) City Updates -Opportunity Site Ms. McIntosh stated City Staff are rolling out a new Opportunity Site master plan website, “Becoming Brooklyn Center”. She added the interactive website provides information on the existing conditions of the area, Phase 1 project timeline, site overview, and the draft Plan. She noted a recently released interactive map allows users to select various aspects of the proposed Opportunity Site plan and provide input. She agreed to send the link to the Planning Commissioners for their review. Ms. Beekman stated the Engagement Committee and local agencies were doing outreach in partnership with the City, but engagement is not appropriate now as most local agencies are occupied with filling urgent community needs during the COVID-19 pandemic. She added the technical work of the Master Plan continues at the City Staff level, including a traffic study, PC Minutes 05-14-20 -7-DRAFT stormwater plan, and Phase 1 development. She noted the new website encourages online public engagement. -Small Business Forgivable Loans (Going Live May 15) Ms. Beekman stated an emergency loan program has been approved by the City Council to provide funding of a maximum of $3,000 for eligible local businesses from $150,000 in EDA funds. Businesses must meet eligibility requirements, and the loans will be awarded on a rolling basis until the funds are expended. The goal is to have the funding out to businesses within 10 days. Ms. McIntosh stated the Planning Commission can notify local small businesses of this loan program, and City Staff can forward the information. -Local Non-Profit Grant Program (Applications Due May 25) Ms. Beekman stated the City Council approved emergency funding for local non-profit and charitable organizations in the form of grants of up to $3,000. The funding must be used for emergency services for Brooklyn Center residents and must be spent by September 1, 2020. The recipients cannot have already received emergency funding from Brooklyn Center. Chair Christensen requested a copy of that information to be provided to local organizations. -Concept by C Allen Homes LLC for Triplexes along Brooklyn Boulevard Ms. McIntosh stated a proposal was reviewed at the City Council’s May 11, 2020 meeting for a residential rental development from C Alan Homes on two sets of EDA-owned sites along Brooklyn Boulevard. The developer is not seeking public subsidy from the City. The units would be individual buildings with the look of a higher quality single family home, containing triplex units. The City Council has requested additional information on the concept plan before moving forward with the development. Commissioner Tade stated residential uses were discouraged along Brooklyn Boulevard. She asked how residents would access Brooklyn Boulevard. Ms. McIntosh stated proposed access would be from 61st Avenue for the south parcel and from Lee Avenue for the north parcel. She added the proposed design would eliminate multiple access points on Brooklyn Boulevard by centralizing access along the rear of each property via a common drive. Ms. Beekman stated, regarding the overlay district and land use, the majority of Brooklyn Boulevard was re-guided for neighborhood mixed use, allowing for medium density residential use and a range of commercial land uses. She added this provides flexibility as it would not be feasible to have a uniform use along the corridor. Chair Christensen asked whether Slim’s is interested in expanding. Ms. Beekman stated they are aware that the property is owned by the City and future use is being discussed. Ms. Beekman stated the developers have roots in Brooklyn Center and see value in creating high-quality, affordable triplex units in the City. She added they specialize in construction of PC Minutes 05-14-20 -8- DRAFT high-end single-family homes and remodels. She noted the concept is to build high-quality housing for mid-market rents that the average family could afford. Ms. Beekman stated the developer has a single-family model home in Edina that is similar in quality and style to what they would deliver on these sites. She added the developer has invited the City Council and Planning Commission to visit the model home by appointment in groups of two. City Staff has set up a schedule to tour over the next week. She asked the Planning Commissioners to contact her if they are interested in visiting the model home. Commissioner Omari asked how wide the lots are, and whether there will be garages. Ms. Beekman stated the lots are standard 50-feet wide lots. She added garages were initially discussed but there no garages are shown on the site plan. 7b) City Council Update Ms. Beekman stated the EDA authorized a purchase agreement to acquire 7015 Kyle Avenue, a single-family property adjacent to St Alphonsus Church property and two other EDA-owned properties. She added the City Council also approved two emergency funding loan programs. Commissioner Omari stated this property is directly across the street from the lots that are being considered for multi-family residential triplexes discussed earlier. Ms. Beekman agreed, adding the EDA wants to purchase the property that backs up to St. Alphonsus. The dirt drive to access the property is actually Kyle Avenue, although it looks like a driveway. Ms. McIntosh stated the Planning Commission will consider a site plan amendment for a secondary driveway access and re-configuration of the front parking area into a drop-off for the property located at 5637 Brooklyn Boulevard at the next Planning Commission meeting. Chair Christensen again welcomed Commissioner Omari to the Planning Commission. He added the Commission has been waiting a long time to fill the Planning Commission vacancy. 8. OTHER BUSINESS There were no Other Business items. 9. ADJOURNMENT There was a motion by Commissioner Tade, seconded by Commissioner Omari, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:55 p.m. _______________________________ _______________________________ Ginny McIntosh, Secretary Randall Christensen, Chair ________________ App. No. 2020-003 PC 06/11/2020 Page 1 Planning Commission Report Meeting Date: June 11, 2020 Application No. 2020-003 Applicant: Jane Sharkey (Helena Autism Therapy Center, Inc.) Location: 5637 Brooklyn Boulevard Request: Site Plan Amendment INTRODUCTION Jane Sharkey of Helena Autism Therapy Center, Inc, (“the Applicant”) is requesting review and consideration of an application that would allow an amendment to the approved site plan for 5637 Brooklyn Boulevard (“the Subject Property”). The Subject Property consists of a three-story, multi- tenant building that was constructed in 1980 and related site improvements, and is situated on approximately 1.06 acres (see Map 1 below). The Subject Property originally received site and building plan approval in 1979 under Planning Commission Application No. 79020 for construction of an approximately 14,850-square foot, three story office building, with its intended primary use as a law office. Approval of the site and building plan also included approvals for a landscape plan, installation of an underground irrigation system, and automatic fire extinguishing system. The building also functioned as a multi-tenant office space for a time and was formerly home to Masjid Al-Ansar Islamic Center until the Applicant’s purchase of the Subject Property. The Applicant was previously located in Fridley, but relocated to Brooklyn Center following issuance of a Special Use Permit to operate an autism therapy center and ancillary outdoor playground at the Subject Property in 2019 under City Council Resolution No. 2019-056. Site Plan Amendments do not require a public hearing; however, due to the proximity of other residential properties and the proposed secondary driveway, City staff sent mail notifications to neighboring properties informing them of the requests. As of the date of this Staff Report, City staff has received no communication from any of the neighboring properties. Map 1. Subject Property Location (5637 Brooklyn Boulevard). •Application Filed: 05/28/2020 •Review Period (60-day) Deadline: 07/27/2020 •Extension Declared: N/A •Extended Review Period Deadline: N/A ________________ App. No. 2020-003 PC 06/11/2020 Page 2 Image 1. Exterior Image of Subject Property from Brooklyn Boulevard Frontage Road (5637 Brooklyn Boulevard). Image 2. Exterior Image of Subject Property / Facing Northeast (5637 Brooklyn Boulevard). ________________ App. No. 2020-003 PC 06/11/2020 Page 3 Image 3. Exterior Image of Subject Property from Northway Drive/Facing East (5637 Brooklyn Boulevard). COMPREHENSIVE PLAN AND ZONING STANDARDS 2040 Land Use Plan: Neighborhood-Mixed Use/N-MU (15.01-31 DU/Ac.) Neighborhood: Northport Current Zoning: C1 (Service/Office) District Surrounding Zoning: North: R1 (Single Family Residence) District East: Brooklyn Boulevard and C2 (Commerce) District South: C1 (Service/Office) District West: Northport Park and R1 (Single Family Residence) District Site Area: Approximately 1.06 Acres SITE PLAN AMENDMENT Background on Autism Therapy Center and Operations The Applicant previously leased space in Fridley for the Helena Autism Therapy Center from 2012 until relocating to Brooklyn Center in 2019, as they were unable to obtain permission to construct an outdoor playground at their location in Fridley. The Autism Center primarily serves clients that are two (2) to seven (7) years in age who have a medical diagnosis of Autism Spectrum Disorder (ASD) or other diagnoses. Services are also provided to family members of children on the Autism Spectrum Disorder, which would occur either at the Center or within their homes. Children receiving services from the Helena Autism Therapy Center typically spend 20 hours per week at ________________ App. No. 2020-003 PC 06/11/2020 Page 4 the clinic where group treatment modalities, including art and music classes, are provided to model typical academic settings. The Center also provides speech and occupational therapy. At time of the Applicant’s application for issuance of a Special Use Permit last year, it was indicated that the Center would employ approximately 32 on-site employees. An additional 10 staff and a manager are employed under a DBA (“Doing Business As”) called, “Helena Family Support.” The DBA staff typically provides services off-site with the exception of regular once per week meetings and other scheduled meetings as needed at the Subject Property. The Center typically hosts 20 children during the morning program, and another 20 children during the afternoon program, with proposed operating hours of 7:45 a.m. to 5:30 p.m., Monday through Friday. Children are either dropped off by their parents or guardians, or transported by Medical Assistance carriers. No transportation vehicles are stored on site of the Subject Property per the Applicant. Conversion of Front Parking Area to Drop Off The Applicant indicated around time of application for the Special Use Permit that they foresaw changes in the future to the front parking area, located in front of the main doors, and installation of a new secondary driveway. These requests were put on hold so that the Applicant could address the major need at the time, which was an outdoor playground. The Applicant provided the below proposal (Image 4) which denotes a re-configuration of the front parking area from 90-degree, perpendicular parking spaces to a parallel parked drop-off area. The primary reason for this request is to address concerns relating to the safety of young clients who are dropped off each day by parents, guardians, or Medical Assistance carriers. Image 4. Site Plan Layout of Subject Property with Proposed Drop-off Area and Secondary Driveway (5637 Brooklyn Boulevard). City staff provided commentary on proposed alterations to the site plan in August 2019 and February 2020. Based on discussions with the Applicant, the following comments were provided in Image 5 and ________________ App. No. 2020-003 PC 06/11/2020 Page 5 below: 1. “No Parking” signage to be installed for any yellow striped areas; 2. Stripe five (5) feet out from existing curb to allow clients to navigate to the sidewalk/entrance; 3. Install signage for “Dropoff/Pickup Only-5 Minutes” in front drop-off area; 4. Strip four (4) feet on exterior of drop-off lane for no parking; and 5. Drop-off area to maintain a minimum nine (9) foot width for vehicles. Although the Applicant originally proposed putting up temporary cones on the exterior of the drop-off area, along the drive aisle, City staff expressed concerns that they would be run over by drivers wanting to leave before the car in front of them left. City staff also emphasized that vehicles cannot block the required ADA parking stalls located at the northeast corner of the parking lot. The Applicant would need to maintain a minimum 24-foot wide drive aisle through the main portion of the parking lot and ensure the parking spaces located along the southern edge of the lot maintain an 18- foot parking space depth. Installation of Secondary Driveway off Northport Drive As part of the request for a drop-off area, the Applicant requested permission to install a second driveway off Northport Drive. As the Subject Property’s parking lot is located on a hill (see Images 2 and 3 above), the Applicant has made this request to minimize instances where vehicles are required to turn around to exit. The proposed driveway is 14 feet in width; however, City staff has requested the width be reduced to 12 feet. Signage should also be provided indicating that the drive is a “One Way Exit” only and “No Entrance” to minimize instances of any cut through traffic or drivers being unable to enter the drop-off lane due to entering from the wrong direction. See City staff comments in Image 5 below. Image 5. City Staff Comments on Proposed Drop-off Area and Secondary Driveway (5637 Brooklyn Boulevard). ________________ App. No. 2020-003 PC 06/11/2020 Page 6 As proposed, the new drop-off area and driveway would result in a loss of approximately 15-16 parking spaces, depending on how closely cars queue. The driveway would exit out onto Northport Drive, which is a low traffic, residential street that routes south and to the east to the Brooklyn Boulevard Frontage Road, and north to 58th Avenue North/Bass Lake Road. The nearest driveways in proximity to the proposed new curb cut belong to the Girl Scout property to the south (5601 Brooklyn Boulevard), the main parking lot for Northport Park, and a residential home located at 5637 Northport Drive. Assistant City Engineer Andrew Hogg noted in a memorandum dated June 3, 2020 (Exhibit B) that the perimeters of all driving and parking areas would need to be bound by cast-in-place concrete curb and gutter that conforms to Minnesota Highway “B6-12.” The Applicant would also need to install the proposed secondary driveway per City Driveway Standard Plate. It was indicated that, “should it become apparent that drivers dropping off clients are utilizing the one-way entrance off Northport Drive as an access entrance thus creating a safety hazard, the Applicant shall widen the entrance to 24 feet to allow for two-way access.” Additionally, the Applicant would need to submit an updated striping plan reflecting the re- configuration of the front parking spaces and no parking areas, and provide a site parking orientation/seasonal maintenance plan that outlines how the parking lot and walking areas of the drop off area are to be maintained and kept clear, as the Applicant did not want to install a sidewalk along the drop off area. Other Considerations The Applicant will also want to ensure the Subject Property remains in compliance with all other original site and building plan approvals, as noted under PC Application No. 79020. For instance, as a landscape plan was approved, the Applicant would need to verify by inventory that the existing landscaping is still in compliance. If trees or shrubs were removed to make way for the proposed playground or other improvements, the Applicant will need to propose replacement landscaping to make up for the deficiency that is in compliance with the originally approved landscape plan and the City’s Landscape Point System Policy standards (e.g., caliper sizing). Upon a visit to the site, City staff noted that the existing trash dumpster appears to not be fully enclosed. As part of any approval, and per City Code, the Applicant will be required to fully enclose the dumpster with opaque front doors. APPROVAL CONDITIONS: Staff recommends the following conditions be attached to any positive recommendation on the approval of Application No. 2020-003 for 5637 Brooklyn Boulevard (Subject Property): a. Any major changes or modifications made to the Subject Property can only be made either through the City’s Building Permit process or through formal Site and Building Plan review by the City. b. The Applicant shall comply with all comments outlined in the memorandum prepared by Assistant City Engineer Andrew Hogg on June 3, 2020 (Exhibit B); including preparation of a striping plan prior to re-striping the drop off area, and coordination with the Assistant City Engineer in obtaining any required Driveway Permit from the City for installation. c. The Applicant will continue to operate the Subject Property in conformance with the conditions of approval as granted by City Council for Planning Commission Application ________________ App. No. 2020-003 PC 06/11/2020 Page 7 Nos. 79020 and 2019-004 (City Council Resolution No. 2019-056). RECOMMENDATION City staff recommends the Planning Commission recommend City Council approval of Planning Commission Application No. 2020-003 for the requested site plan amendment to allow for the re- configuration of the front parking area into a drop-off and installation of a second driveway off Northport Drive for the Subject Property located at 5637 Brooklyn Boulevard (Subject Property); subject to the Applicant complying with the comments outlined in the Approval Conditions noted above. Attachments Exhibit A- Application for Special Use Permit Request, prepared by Jane Sharkey (Helena Autism Therapy Center, Inc). Exhibit B- Memorandum and Exhibits, prepared by Assistant City Engineer Andrew Hogg, and dated June 3, 2020. Exhibit A M E M O R A N D U M DATE: June 3, 2020 TO: Ginny McIntosh, City Planner/Zoning Administrator FROM: Andrew Hogg, Assistant City Engineer SUBJECT: Site Plan Review - 5637 Brooklyn Blvd Public Works Department staff reviewed the following documents submitted for review on April 22, 2020, for the 5637 Brooklyn Blvd - Autism Center improvements: Site Plan dated April 22, 2020 (labeled Exhibit A) Subject to final staff Site Plan approval, the referenced plans must be revised in accordance with the following comments/revisions and approved prior to issuance of Special Use Permit: Site Plan 1.The perimeters of all driving and parking areas shall be bounded by cast-in-place concrete curb and gutter which confirms with the Minnesota Highway Type “B6-12”. 2.Applicant shall install access to Northport Drive per City Driveway Standard Plate. Per Fire Department, curbs along driveway should be painted yellow. Driveway access on to Northport Drive shall be no wider that 12’ and signage indicating ‘no access/exit only” should be installed to eliminate cut thru traffic. Should it become apparent the drivers dropping off clients to the property are utilizing the one-way entrance off Northport Drive as an access entrance thus creating a safety hazard; the applicant shall widen the entrance to 24’ to allow for two-way access. 3.Applicant shall submit an updated striping plan. 4.Site Parking Operational/Seasonal Maintenance plan shall be submitted to help increase the safety of the parking lot operations. 5.See additional sketch for comments. (labeled Exhibit B) The aforementioned comments are provided based on the information submitted by the applicant at the time of this review. Other guarantees and site development conditions may be further prescribed throughout the project as warranted and determined by the City. Exhibit B STALLS TO BE 9'x18' MIN., TYP. 23 7 7 8 2 18' 20' 14'6 STALLS TO BE 8'x24' MIN., TYP. 53 X X Stripe 5 feet "No Parking" from existing curb to allow clients to navigate to sidewalk/entrance. Install signage for "Dropoff/Pickup Only-5 Minutes." X X XXXXX One-way driveway should be narrowed down to approx. 12 feet and signage to be provided noting "One Way Exit" and "No Entrance." Install "no parking" signage for yellow striped areas. 24 ' - 0 " 4' 5' Stripe 4 feet "No Parking" 9' 9 foot Dropoff/Pick-up Lane Commissioner introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 2020-003 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2020-003 SUBMITTED BY JANE SHARKEY OF HELENA AUTISM THERAPY CENTER, INC. REQUESTING A SITE PLAN AMENDMENT FOR CERTAIN PARKING LOT AND DRIVEWAY IMPROVEMENTS (LOCATED AT 5637 BROOKLYN BOULEVARD) WHEREAS, “the Subject Property,” located at 5637 Brooklyn Boulevard, originally received site and building plan approval in 1979 under Planning Commission Application No. 79020 for construction of a three story, approximately 14,850-square foot multi-tenant building on 1.06 acres, and was constructed in 1980 with related site improvements; and WHEREAS, Jane Sharkey of Helena Autism Therapy Center, Inc. (“the Applicant”) submitted Planning Commission Application No. 2019-004 in March 2019 for review and consideration of a Special Use Permit to operate an autism therapy center and ancillary outdoor playground; and WHEREAS, the City Council approved said request at their meeting on March 25, 2019 under City Council Resolution No. 2019-056; and WHEREAS, under Planning Commission Application No. 2020-003, the Applicant now requests review and consideration of a site plan amendment that would allow for the re- configuration of the front parking area into a dedicated drop-off and installation of a second driveway off Northport Drive for the Subject Property located at 5637 Brooklyn Boulevard; and WHEREAS, the proposed drop-off area and secondary driveway are intended to streamline the drop off and pick up process for the Helena Autism Therapy Center’s young clients for their morning and afternoon programs, increase safety through orienting vehicles along the front entrance, minimizing the need for vehicles to turn around, and decreasing vehicular activity near the main entrance to the building; and WHEREAS, the Planning Commission of the City of Brooklyn Center, Minnesota held a meeting on June 11, 2020 to fully consider Planning Commission Application No. 2020-003, received and reviewed a planning report, a memorandum from the Assistant City Engineer, and site plan exhibit outlining the proposed alterations; and WHEREAS, in light of all testimony received, and utilizing the guidelines and standards for evaluating site and building plans, as contained in Section 35-230 (Plan Approval) of the City’s Zoning Ordinance, along with consideration of the goals and objectives of the City’s 2040 Comprehensive Plan, the Planning Commission considers the proposed site plan amendment an appropriate and reasonable improvement of the Subject Property. PC RESOLUTION NO. 2020-003 NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center, Minnesota to recommend to City Council that the site plan amendment, as comprehended under Planning Commission Application No. 2020-003, be approved based on the following considerations: A. The Site Plan is compatible with the standards, purposes, and intent of the City’s Zoning Ordinance; B. The improvements and utilization of the Subject Property as contemplated in the provided site plan are considered a reasonable use of the Subject Property, are intended to address safety concerns, and will conform with ordinance standards; C. The Site Plan amendment is considered to be consistent with the recommendations of the City’s Comprehensive Plan for this area of the City; D. The Site Plan amendment appears to be a good long range use and investment of the existing land and the proposed parking lot and driveway improvements can be considered an asset to the community; and E. Based upon the above considerations, it is believed that the guidelines for evaluating and approving a Site and Building Plan as contained in Section 35- 230 (Plan Approval) of the City’s Zoning Ordinance are met and the site proposal is, therefore, in the best interest of the community. BE IT FURTHER RESOLVED by the Planning Commission of the City of Brooklyn Center, Minnesota to recommend to the City Council that Planning Commission Application No. 2020-003, submitted by Jane Sharkey of Helena Autism Therapy Center, Inc. be approved based upon the following conditions and considerations: 1. Any major changes or modifications made to the Subject Property can only be made either through the City’s Building Permit process or through formal Site and Building Plan review by the City. 2. The Applicant shall comply with all comments outlined in the memorandum prepared by Assistant City Engineer Andrew Hogg on June 3, 2020; including preparation of a striping plan prior to re-striping the designated drop off area, and coordination with the Assistant City Engineer in obtaining any required Driveway Permit from the City for installation of the second driveway. 3. The Applicant will continue to operate the Subject Property in conformance with the conditions of approval as granted by City Council for Planning Commission Application Nos. 79020 and 2019-004 (City Council Resolution No. 2019-056). PC RESOLUTION NO. 2020-003 June 11, 2020 Date Randall Christensen, Chair ATTEST: Ginny McIntosh, 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: and the following voted against the same: whereupon said resolution was declared duly passed and adopted.