HomeMy WebLinkAbout20200831163638811Application Filed on 2-18-10
City Council Action Should Be
Taken By 4-19-10 (60 Days)
Planning Commission Information Sheet
Application No. 2010-005
Applicant: Welsh Construction. LLC
Location: Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North (7051
Brooklyn Boulevard)
Request: Rezoning/Development Plan Approval - PUD/Mixed (R-1 and C-i)
The applicant, Welsh Construction, LLC, on behalf of CEAP, Inc. and Independent School
District 279 are seeking the necessary approvals to proceed with an expanded 2 d phase of the
District's Adult Education Building located at 7051 Brooklyn Boulevard.
The application consists of a PUD/Rezoning (Planned Unit Development) of the following
properties:
Lot 1, Block 1, Center Brookdale Addition (R- 1 residence/vacant lot)
Lot 4, Block'i, Replat of Block 2 Lang Addition (R-i residence/vacant lot)
Lot 2, Block 1, Osseo Willow Lane Addition (R-1 former elementary schoOl)
Lot 3, Block 1, Osseo Willow Lane Addition (C-i Adult Ed Building)
The7accon4anymgdevelopiñeni lañ'I1Itstrats-tk future Onstructionof a 63,362 sq. ft
addition to the Adult Education Building, a three story parking structure, redesign of access and
internal movement within the parking lot of the Early Childhood Learning Center, and access
improvements from 71 " Avenue North.
BACKGROUND INFORMATION
On November 8, 2004, the City Council accepted the .Planning Commission's recommendation
and granted the following approvals to facilitate the phased development of a three story, 48,600
sq. ft. office/service building on a 3.63 acre site:
Planning Commission Application No. 2004-010, the platting of Osseo Schools Willow
Lane Addition created a 3.63 acre developable lot and reconfigured the Willow Lane
Elementary School lot and the Willow Lane Park to facilitate the development of a
stormwater management pond associated with the planned development by the School
District and CEAP.
• Planning Commission Application No. 2004-011, the rezoning of this 3.63 acre site from
R-1, R-2, and R-4 to C-i (Service/Office District).
• Planning Commission Application No. 2004-012, site and building plans for the
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Page 1
construction of a three story, 48,600 sq. ft. office/service building with 226 surface
parking stalls. The first phase provided for the construction of 25,000 sq. ft. for the
School District's Adult Education Program and core, facilities that would facilitate the
future construction of the second phase. This phase completed the site improvements
within the southern 2/3 of the overall site.
The second phase of the development was planned as a shared use with a non-profit user, such as
CEAP (Community Emergency Assistance Program), which would complement the services of
the District's Adult Education Program (to assist under educated, disadvantaged and new
immigrant population) and included a building expansion of 23,600 sq. ft., an additional 37
parking stalls, lighting for the northern 1/3 of the site, and landscaping along Brooklyn
Boulevard and 71St Avenue North.
Phase I improvements were completed in 2007 and a Certificate of Occupancy was issued on
June 8, 2006.
ZONING
The School District's and CEAP's properties consist of 11.98 acres with the following current
zoning classifications and proposed land uses:
• The Early Family Education Building (former Willow Lane Elementary School) is zoned
R-1 and is allowed as a special use in this district.
• The Adult Education Building and the building pad for Phase II expansion is zoned C-i
(Service/Office District) is a permitted office use.
Attached is a copy of the Planning Commission Information Sheet for Application No.
2004-011 which included the responses to the guidelines for evaluating rezoning and
recommendations to proceed with the rezoning of this lot to C-i.
• The two residential lots are zoned R-1 and will be used for the access improvements,
buffer area and open space/front yard building setback.
Section 35-355 of the Zoning Ordinance provides for Planned Unit Developments (PUD) to
promote flexibility in land development and redevelopment, preserve aesthetically significant
and environmentally sensitive site features, conserves energy and ensures a high quality of
design.
The proposed use of a PUD allows the use of perimeter setback standards to provide green and
open space from the existing neighborhood, flexibility in the location of interior lot lines, parking
and structured parking setbacks, and the ability to deviate from the dedication of the standard
side yard drainage and utility easements.
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Page 2
PLANNED UNIT DEVELOPMENT STANDARDS
The following minimum C-i development standards for perimeter setbacks have been used in
preparing this PUD development plan:
• Building setback from Brooklyn Boulevard - 35 ft.
• Parking setback from Brooklyn Boulevard - 35 ft.
• Building setback from 71" Avenue North - 25 ft.
• Parking setback from 71st Avenue North - 15 ft.
The parking ratio used is for office buildings of this size is one space per 235 sq. ft.
PUD APPLICATION AND REVIEW PROCESS
The PUD provisions require that a development include sufficient information and details which
allows the evaluation of the plans to address the following criteria:
1.Compatibility of the plan with the standards, purposes and intent of the PUD
ordinances.
2.Consistency of the Plan with the goals and policies of the Comprehensive Plan.
3.The impact of the Plan on the neighborhood in which it is to be located.
4.The adequacy of internal site organization, uses, densities, circulation, parking
facilities, public facilities, recreational areas, open spaces, buffering, and landscaping.
Attached for you review is a copy of development plan and components of the future building
plans which address the information required under Section 35-355, Planned Unit Development,
Subdivision 5, Application and Review.
1.Street and utility locations and sizes.
The preliminary plat identifies the street and utilities. The site plan identifies the
recommended changes of the Brooklyn Boulevard entrance to restrict north bound egress
movement and full access to the both sites from the signalized intersection of 7P Avenue
and Brooklyn Boulevard.
The overall development plan also illustrates the closure of the school's parking lot unto
Perry Avenue North.
2.A drainage plan, including location and size of pipes and water storage areas.
The plan illustrates the location of the existing storm sewer which services the property,
the existing stormwater management pond, additional stormsewer for the access drive
and Phase II addition, and changes to the outlet storm sewer to the Brooklyn Boulevard
trunk line.
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Page 3
3.A grading plan, including temporary and permanent erosion control provisions.
The grading plan provides construction notes for erosion control during construction.
4.A landscape plan.
A site demolition plan indicates which trees from the first phase development will be
removed as a result of building the parking structure. The landscape plan illustrates the
replacement of these trees and additional landscaping and buffering associated with
Phase II.
5.A lighting plan.
A photometric plan has been provided.
6.A plan for timing and phasing of the development.
The schedule for this project is a 2010 construction.
7.Covenants or other restrictions proposed for the regulation of the development.
The development plan includes common access easements and use agreements for the
improved access from 71 " Avenue traffic improvements. The development will also be
proceeding with the future division of the building into a condominium with the necessary
documents for maintenance and replacement.
8.A site plan showing the location of all structures and parking areas.
The development plan illustrates the Phase II addition, the replacement of the surface
parking with a parking structure, the redesign. of the school's parking lot to
accommodate internal bus movement with a closure of Perry Avenue access points.
9.Building renderings or elevation drawings of all sides of all buildings to be constructed in
at least the first phase of development.
The Phase II building improvements are consistent with the existing Adult Education
Building.
10.Proposed underlying zoning classification or classifications.
The planned improvements are consistent with the underlying zoning classifications.
The PUD provisions do require a site plan approval pursuant to Section 35-230 Plan Approval of
the zoning ordinance to ensure that the future developments are consistent with the approved
development plan.
A final site plan review and preliminary plat are scheduled for the April 15, 2010 Planning
Commission meeting to facilitate the potential of commencing construction this Spring.
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Page 4
RECOMMENDATION
Motion to recommend approval of Planning Commission Application No. 2010-005,
Rezoning/Development Plan Approval - PUD/Mixed (R -1 and C-i) subject to the following
conditions:
1.Execution of a PUD development agreement as prepared by the City Attorney.
2.Completion of the Replatting of the Northwest Family Services Center Addition.
3.Approval of a final site plan by the Planning Commission and City Council.
4.Hennepin County approval of the improvements to the 71SE Avenue/Brooklyn
Boulevard signalized intersection.
5. City approval of a street improvement project to 71st Avenue.
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Page 5
. ..
Northwest Family Service Center Addition
7051 Brooklyn Blvd.
Brooklyn Center, MN 55429
Project Description
History
In 2005, Independent School District #279, (Osseo Schools), constructed the
Adult Education Center at the above address to be home to the Adult Basic
Education Program. The location was selected because of its central location,
access to public transportation and the fact that the property was owned by the
School District.
At that time an addition was planned for a three story addition to accommodate
Community Emergency Assistance Program, Inc., (CEAP) and have space
available for partner service organizations. The planned addition would have
doubled the size of the original building. The full project (original building plus
addition) was submitted and approved by the. City of Brooklyn Center Planning
Commission and City Council.
In the intervening time that the Adult Basic Education Program has been
functioning it has become clear that the location and facility are both very
successful. The Osseo Schools has since moved its Enrollment Center into the
facility to help facilitate efficient processing of new students and intra-district
transfers.
The Proposed Northwest Family Service Center concept was developed in a
collaborative effort of Osseo Schools, CEAP, and Hennepin County Human
Services and Public Health Department, (HCHS). HCHS joined the partnership
recognizing that the facility and location can provide a home for a new service
model which centralizes services and creates a user friendly environment.
All of the partners visualize improved service to clients that are common to each.
Planned Unit Development .
The project is being proposed as a Planned Unit Development to address the
unique demands of the facility on the area. Parcels included in the PUD include:
Willow Lane site, Adult Education Center site and the two house lots purchased
by CEAP.
The Northwest Family Service Center will operate under a condominium
agreement which will provide the ownership and operational guide for the
Northwest Family Service Center, parking structure and grounds.
Proposed Addition
The proposed addition is a three story facility constructed to compliment the
existing facility by utilizing the same materials and details used in the original
construction. Exterior materials will include: face brick (colors and shapes to
match existing), aluminum windows and doors, tinted glass (vision and
spandrel), and exterior insulation finishing system (upper portions of building).
Due to the need for additional space needed to house HCHS the size of the
addition has increased from what was proposed originally (23,700 SF) to what is
needed for the programs now (64,000 SF +1-).
A three level parking structure is proposed which will provide entry points to the
building on both the second and third floors. The parking structure is proposed
as a precast structure finished in materials and colors to compliment the building
The number of parking spaces required by City ordinances, based on the building
occupancies is 379 spaces. The actual number of spaces proposed (400
has been based on the anticipated building usage.
Site Development
The site design has been developed to minimize the impact of vehicle traffic onto
Brooklyn Blvd. CEAP has purchased two houses immediately west of the site
along 71st Ave. N. which will provide the space needed for a'driveway connecting
the new parking lot, and the Willow Lane ECFE parking lot to the controlled
intersection at Brooklyn blvd. and 71st Ave. N.
ISD #279 has agreed to close the two curb cuts onto Perry Ave. N. and route all
traffic to and from the willow lane facility via the new roadway.
Landscaping will utilize similar species and sizes of vegetation used in the origina
design.
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Application Filed on 9-30-04
City Council Action Should Be
Taken By 11-29-04 (60 Days)
Planning Commission Information Sheet
Application No. 2004-011
Applicant: ATS & R, Inc. (On Behalf of Osseo Area Schools)
Location: Southwest Quadrant of Brooklyn Boulevard and 71st Avenue North
Request: Rezoning
The applicant ATS & R, Inc. on behalf of Osseo Area Schools (ISD 279) is requesting rezoning
from R-i (One Family Residence), R-2 (Two Family Residence) and R-4 (Multiple Family
Residence) to C-i (Service/Office) of a proposed 3.63 acre site located at the southwest quadrant
of Brooklyn Boulevard and 71 " Avenue North. The parcel will be created through a replatting of
this area (See Planning Commission No. 2004-010) by combining the northeast portion of the
Willow Lane School site along with two vacant multiple residential parcels (R-2 and R-4)
immediately to the north. The proposed new lot would abut Brooklyn Boulevard and 71st
Avenue North.
The property in question is bounded on the north by 71st Avenue; on the east by Brooklyn
Boulevard and the Willow Lane Apartments (zoned R-5); on the south by R-1 zoned lane that is
Willow Lane Park; and on the west by R-1 zoned property for the Willow Lane School and single
family homes facing 71 "Avenue North.
The Osseo School District has for some time been searching for a new location for their adult
education program that is being displaced by a redevelopment project in Brooklyn Park. The
School District has recently acquired two abutting vacant parcels of land (Lots 2 and 3, Block 1,
Center Brook Addition) located adjacent to and northerly of their Willow Lane Early Childhood
Center (formerly Willow Lane Elementary School). Lot 2 is currently zoned R-2 (Two Family
Residence), is .34 acres and is a corner lot abutting 71 " Avenue North and Brooklyn Boulevard.
Lot 3 is currently zoned R-4 (Multiple Family Residence), is .64 acres, and is an interior lot
fronting on Brooklyn Boulevard between Lot 2 and the School District site. Their plan is to
divide off a portion of the Willow Lane property and combine it with the two newly acquired lots
to create a 3.63 acre parcel of land to house their adult education facility. The School District has
also been discussing a joint use of a proposed building on the site with an area non-profit service
group (CEAP), which might include some day care facilities as well as other services. The newly
created lot would be created through a replat (Application No. 2004-010) and would include Lots
2 and 3, the Willow Lane Earle Childhood Center property and all of the Willow Lane Park
property owned by the City. They also are seeking site and building plan approval and a special
use permit (Planning Commission Application No. 2004-012) for a 48,600 sq. ft. three story
service/office building to be constructed in two phases to house their adult education facility and
the service/office occupancy for CEAP.
Page 1
10-18-04
Educational uses including post secondary schools, business schools, trade schools and the like,
but excluding public and private elementary and secondary schools (K-12) are allowed special
uses in the C-i zoning district. Service office uses are permitted uses in the C-i zone as well
(see Section 35-320, Subdivisions 1-3, attached). This is why the applicant is seeking the
rezoning of the proposed new parcel to C-i. A C-i parcel of land supporting an allowable
service/office use is required to have a minimum of 150 ft. of frontage and, if located abutting a
major thoroughfare such as Brooklyn Boulevard, have a minimum lot area of one acre. The
proposed new lot will have approximately 5 1 ft. of frontage on Brooklyn Boulevard and will be
3.63 acres in area.
All rezoning applications are reviewed in light of the Rezoning Evaluation Policy and Review
Guidelines contained in Section 35-208 of the city's zoning ordinance (attached). The Planning
Commission must review the proposal in light of the Policy and Review Guidelines. The policy
states that zoning classifications must be consistent with the City's Comprehensive Plan and
must not constitute "spot zoning", which is defined as a zoning decision which discriminates in
favor of a particular land owner and does not relate to the Comprehensive Plan or accepted
planning principals. Each rezoning proposal must be considered on its merits and measured
against the City's policy and against the various guidelines, which have been established for
rezoning review. The applicant has submitted a letter (attached) in which they comment
specifically on each of the guidelines contáiried'inSection 35-208. The following is a listing of
the guideline, the applicant's comments and staff response to each of the guidelines:
a. Is there a clear public need or benefit?
The applicant indicates that their proposed new facility on the proposed rezoned
land has programs that are directed towards residents that need assistance with
language skills, completing a high school education, and developing work skills.
They note that approximately 20 percent of the customers using these services live
within walking distance of the proposed site. Approximately 15 percent of the
Willow Lane Early Childhood Center customers are also customers of services
proposed for the facility.
The staff would note that the proposed rezoning is necessary to accommodate the
facility proposed by the School District. Adult education uses are allowed
generally within the commercial zones (C-i and C-2). A distinction is made in
the zoning ordinance between elementary and secondary educational uses and
other educational uses. Elementary and secondary educational uses are not
allowed in commercial zoning districts generally because of the need for open
space such as playground and recreational facilities. In order for the School
District to provide adult education and similar facilities, they need to find
commercially zoned land. The acquired two parcels combined with the excess
Page 2
10-18-04
land from the old Willow Lane School site accommodate this need. It can,
therefore, be argued that by providing the necessary zoning to accommodate the
school's need for an adult education facility is meeting a public need and
providing a public benefit.
b. Is the proposed zoning consistent and compatible with the surrounding land
use classifications?
The applicant indicates that the proposed C-i district would be compatible with
other service/office properties located along Brooklyn Boulevard.
We would generally concur with the applicant's comments about the
compatibility with surrounding land uses. The Willow Lane Early Childhood
Center and Willow Lane Park are located on R-1 'zoned property and are
allowable institutional and recreational uses in this zoning district. The Willow
Lane Apartments, which is zoned R-5, will abut the new proposed rezoned land.
Single family residential homes would be located to the west of the facility. On
the opposite side of Brooklyn Boulevard are commercial service/office uses and
an off site parking lot for a church. The plan presented later by the applicant will
show that they can meet the requirements of the C-i zone. Of even more
significance is the compatibility of the proposed C-i zoning designation with the
City's Comprehensive Plan. The Comprehensive Plan with respect to
redevelopment along Brooklyn Boulevard recommends eliminating inappropriate
single family uses along Brooklyn Boulevard and replacing them with either
commercial and service/office uses on sites that are large enough to provide
adequate circulation and good site design or high and medium density residential
uses. The two vacant multi residentially zoned parcels and the excess school
district property, although not containing single family residential uses, can be
considered infill redevelopment of the nature suggested for commercial
redevelopment along Brooklyn Boulevard. The two multi residential sites, one
being R-2 and the othet being R-4 would, for all practical purposes, need to be
combined into a single multi residential lot for some kind of development. This
would mean rezoning one to R-2 or the other to R-4 to accommodate a.unified
multi residential development. The site would be approximately once acre in area
and could accommodate at the maximum a multi residential development of
approximately 12 units. This is not a highly desirable type of redevelopment for
this area. A service/office commercial redevelopment would seem to be more
appropriate and coupled with excess school district property makes an appropriate
service/office site. The Comprehensive Plan further sites this area as a possible
mid-density residential development if incorporated into a larger redevelopment
area. The Brooklyn Boulevard Amenities Study of 1994 cited two possible
development concepts for this area, one of which indicated the two parcels in
question for a commercial service/office use. It is, therefore, believed that the
proposal for a C-i rezoning of this area is consistent with an compatible with not
Page 3
10-18-04
only surrounding land uses but the City's Comprehensive Plan as well.
C. Can all proposed uses in the proposed zoning district be contemplated for
development of the subject property?
The applicant notes that the anticipated uses are allowed or permitted in the C-i
district and they also note the possibility of a non-profit childcare facility being a
part of the project at a later date.
We would note that all of the uses comprehended in the C-i zoning district can be
contemplated for development on this site and be compatible with surrounding
land use classifications. The more specific proposal presented by the School
District can also be accommodated within the proposed zoning change.
d.Have there been substantial physical or zoning classification changes in this
area since the subject property was zoned?
The applicants note that along Brooklyn Boulevard there have been a number of
office, service and retail developments. They note that there has been an effort to
move single family and small multi family residential properties away from
Brooklyn Boulevard and that their proposal is consistent with that goal.
We would concur with the comments and again note the Comprehensive Plan
general guideline for eliminating single family residential uses along Brooklyn
Boulevard and to infill with service/office commercial particularly and some mid
and high density residential uses in appropriate locations. There have been some
rezoning applications, particularly with respect to Planned Unit Developments at
the northeast corner of Brooklyn Boulevard and 69th Avenue and the Brookdale
Mitsubishi redevelopment site along Brooklyn Boulevard to the north. These
have accommodated commercial developments and expansion of commercial uses
in the area as part of redevelopment projects. It is anticipated that in the future
more rezoning proposals particularly along Brooklyn Boulevard will come
forward. As long as these proposals prove consistent with the City's
Comprehensive Plan, it is believed that the City should accommodate the
proposed classification changes.
e.In the case of City initiated rezoning proposals, is there a broad public
purpose evident?
The applicants indicate that this is not a City initiated rezoning proposal.
We would comment that although it is not a City initiated rezoning proposal but
rather a School District initiated proposal that a broad public purpose may be
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10-18-04
considered evident in the rezoning request in that it will accommodate a needed
expansion of School District services.
f.Will the subject property bear fully the ordinance development restrictions
for the proposed zoning district?
Again, the applicant responds with a yes to this question.
We would comment that the proposed School District facility will have to
conform to all applicable zoning requirements of the proposed C-i zoning district.
It appears, as will be shown later with the development plans, that this guideline
can be met as well.
g.Is the subject property generally unsuited for uses permitted in the present
zoning district with respect to size, configuration, topography or location?
The applicant notes that sites on Brooklyn Boulevard are not suitable for
residential development. They also point out that the intended density for the
existing multi family residential zoning would require multiple access points to
Brooklyn Boulevard. They point out as well that locating single family residential
units along Brooklyn Boulevard is not desirable and this location is a good
location for their proposed use.
We would note that the two lots recently acquired by the School District that are
zoned multi residential (R-2 and R-4) can be considered generally unsuited for
multi residential development purposes. To be developed separately, one as a two
family dwelling and the other as an approximate 8 unit story and a half apartment
do not seem feasible, Even if developed, separate accesses to the sites would be
needed to accommodate the uses; This is not a desirable proposition for the
County in terms of access to 11robklyn Boulevard. The combination of the site
and, as will be shown later with the development proposal, a shared access with
the Willow Lane Apartments to the south means one access point will service this
area. This is more desirable from the County's perspective for access points on
Brooklyn Boulevard. Multiple family residential development is not the most
desirable redevelopment possibilities from the City's perspective. A
service/office use seems much more appropriate. The size, configuration, location
and access arrangement proposed with this combination and rezoning of the site
seems to be the best possible configuration for the redevelopment of the vacant
property.
h. Will the rezoning result in an expansion of a zoning district warranted by: 1.
Comprehensive Planning; 2. Lack of developable land in the proposed
zoning district, or; 3. The best interest of the community?
Page
10-18-04
The applicant notes that the rezoning of these lots to C-i is consistent with the
Comprehensive Plan and other properties along Brooklyn Boulevard. They
further note that the location of the project works well for them and the visibility
on Brooklyn Boulevard is a positive as well as proximity to bus routes.
We would concur with the applicant's comments and note that the proposed
rezoning appears to be in the best interests of the community. The proposed
rezoning is consistent with the City's Comprehensive Plan, which calls for
service/office commercial infill or mid-density or high-density residential infill
along Brooklyn Boulevard. With respect to the lack of developable land in the
proposed zoning district, there is little developable land in the city other than such
vacant parcels as those in question. Multi family residential uses are considered
to be plentiful within the city and the City's practice has not been to rezone
property for that particular use. The City has encouraged C-i or service/office
developments along Brooklyn Boulevard for many years and this proposed zoning
would be consistent with this philosophy. The proposed zoning would allow for
the rational use of the land in question and does appear to be in the best interest of
the community.
Does the proposal demonstrate merit beyond the interests of an owner or
owners of an individual parcel?
The applicant notes thaw service provided by this project to the community
should have a positii,, the quality of life.
We would comment that we believe this proposal does demonstrate merit beyond
just the interests of an individual owner by providing public benefits with the
expanded school district facility. In as much as the proposal furthers valid zoning
objectives, it also demonstrates merit beyond just the interests of the School
District.
The Rezoning Evaluation Policy and Review Guidelines also note that the City policy is that
zoning classifications must be consistent with the Comprehensive Plan and rezoning proposals
must not constitute "spot zoning" defined as a zoning decision that discriminates in favor of a
particular land owner and does not relate to the Comprehensive Plan or accepted planning
principles. We find no significant conflicts with this policy as noted above in our review of the
guidelines for rezonings. This proposal is, we believe, consistent with the Comprehensive Plan
and is also consistent with good planning principles with the proposed use being consistent and
compatible with existing surrounding land uses. We find no conflict with the proposal in this
regard.
Page
10-18-04
It has been the City's practice with respect to zoning applications for the Planning Commission
to refer them to Neighborhood Advisory Groups for additional review and comment. Mandates
in the State Statute require the City to complete reviews within 60 days and to give applicants an
answer within that time frame. Because of the notice requirements for publication and public
notice, we require applications to be submitted four weeks prior to their review by the Planning
Commission. The clock, however, begins on the date the application is accepted. Therefore, the
zoning decision must be made by the City Council no later than November 29, 2004. Almost 30
days of the required 60 day time frame will have expired before the Planning Commission's
pubic hearing is even held. This requirement makes it difficult for the City to hold the
Neighborhood Advisory Group meetings we normally have. The Planning Commission
instituted a procedure because it still wishes to receive Neighborhood Advisory Group input with
respect to these rezoning applications. We have invited the Northwest Neighborhood Advisory
Group members to the Planning Commission meeting and are encouraging their comments and
participation. A staff report will be delivered to the Neighborhood Advisory Group members at
the same time that it is delivered to the Planning Commission members. Hopefully, they will
have an opportunity to review the matter and to make comments at Thursday evening's meeting.
It should be noted that representatives of the Osseo School District have met with neighboring
property owners with regard to their proposal to rezone and provide an adult education facility on
the subject property.
A public hearing has been chedu1ed and notices have been sent to surrounding property owners
and a notice of the Planning Commission's consideration of this request has also appeared in the
Brooklyn Center Sun/Post.,
We believe this application is in order and would recommend approval of the rezoning
acknowledging its consistency with the Rezoning Evaluation Policy and Review Guidelines
contained in the zoning ordinance. Attached for the Commission's review is a draft Planning
Commission Resolution regarding the recommended disposition of Application No. 2004-011
submitted by ATS & R, Inc. on behalf of Osseo Area Schools.
Page 7
10-18-04
PCPcPp 62()/c; -o05
February 18, 2010
Mr. Gary Bitel
Director of Business and Development
City of Brooklyn Center
6301 Shingle Creek parkway
Brooklyn Center, MN 55430
Re: Northwest Family Services Center Addition, aka CEAP
Dear Mr. Eitel,
With regard to our re-Zoning application and in response to the requirements outlined by
the City we provide the following information.
a.Is there a clear public need or benefit?
Yes. In addition to the existing Adult Basic Education services provided by ISD #279,
CEAP and Hennepin County Human Services and Public Health Department will occupy
the majority of the building addition. CEAP is a community based, non-profit agency that
partners with other resources to assist people in need by providing emergency support
and facilitating personal skill building and self sufficiency. Hennepin County Human
Services provides a number of services oriented toward strengthening individuals,
families and communities by promoting self-reliance and a livable income, assuring that
people's basic needs are met, and protecting children and vulnerable adults.
b.Is the proposed zoning consistent and compatible with the surrounding land use
classifications?
Yes. The zoning is consistent with the existing property and other properties located
along Brooklyn Boulevard. The proposed rezoning is directly related to making the
existing site accessible via a route that is safer and more compatible with traffic patterns
on Brooklyn Boulevard.
c.Can all proposed uses in the proposed zoning district be contemplated for
development of the subject property?
Yes. The piôsed uses are permitted and consistent with the current zoning designation.
d.Have there been substantial physical or zoning classification changes in this area
since the subject property was zoned?
Yes. Brooklyn Boulevard has experienced a number of changes in terms of commercial
development and an effort to move single family residences away from Brooklyn
Boulevard.
e. In the case of City initiated rezoning proposals, is there a broad public purpose
evident?
This is not a City initiated rezoning proposal.
f.Will the subject property bear fully the ordinance development restrictions for the
proposed zoning district?
Yes. All restriction will be met and/or satisfied.
g.Is the subject property generally unsuited for uses permitted in the present zoning
district with respect to size, configuration, topography or location?
The existing site with a single access point on Brooklyn Boulevard is unsuitable for
further expansion or development (even as previously approved) due to the traffic
constraints and safety concerns,
h.Will the rezoning result in an expansion of a zoning district warranted by: 1.
Comprehensive Planning; 2. Lack of developable land in the proposed zoning
district, or; 3. The best interest of the community?
We believe the rezoning is consistent with the intent of the current Comprehensive Plan,
and the long term use of the existing site.
i.Does the proposal demonstrate merit beyond the interests of an owner or owners
of an individual parcel?
The entire community will benefit from having the services provided CEAP, ISD #279,
and Hennepin County Human Services combined in one location.
Sincerely,
Mike Schraad
Vice President
Welsh Construction, LLC
CITY OF BROOKLYN CENTER
Notice is hereby given that a public hearing will be held on the 10th day of May, 2010, at 7:00 p.m. or as
soon thereafter as the matter may be heard at the City Hall, 6301 Shingle Creek Parkway, to consider an
Ordinance Amending Chapter 35 of the City Ordinances Regarding the Zoning Classification of Certain
land (Southwest Quadrant of Brooklyn Boulevard and 71St Avenue North)
Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance. Please
contact the City Clerk at 763-569-3300 to make arrangements.
ORDINANCE NO.
AN ORDINANCE AMENDING CHAPTER 35 OF THE CITY CODE OF
ORDINANCES REGARDING THE ZONING CLASSIFICATION OF CERTAIN LAND
(SOUTHWEST QUADRANT OF BROOKLYN BOULEVARD AND 71 s' AVENUE
NORTH)
THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS FOLLOWS:
Section 1. Chapter 35 of the City Ordinances of the City of Brooklyn Center is hereby
amended in the following manner:
Section 35-1240. PLANNED UNIT DEVELOPMENT DISTRICT (PUD). The following
properties are hereby established as being within a (PUD) Planned Unit Development District zoning
classification:
The following properties are designated as PUD/R-1 (Planned Unit
Development/One Family Residential):
Lot 1, Block I, Center Brook Addition; Lot 4, Block 1, Replat of Block 2 Lang
Addition; and Lot 2, Block 1, Osseo Willow Lane Addition.
7. The following properties are designated as PUD/CI (Planned Unit
Development/Service/Office):
Lot 3, Block 1 Osseo Schools Willow Lane Addition
Section 2. This ordinance shall become effective after adoption and upon thirty days
following its legal publication.
Adopted this _____ day of , 2010,
Mayor
ATTEST:
City Clerk
Date of Publication
Effective Date
(Strikeouts indicate matter to be deleted, underline indicates new matter.)
M CONSULTING GROUP, INC. M 10I1S
FARGOENGINEERS I PLANNERS I DESIGNERS MADISON
CEAP Development SRF No. 0096820Preliminary Design Summary
February 8, 2010
INTRODUCTION
As requested, a preliminary design concept layout of the improvements requested by the City of
Brooklyn Center has been developed with respect to the proposed CEAP site expansion. The
improvements address current safety issues and improve access to and from the site. The
following improvements were included in the preliminary design concept layout:
• Modification of the existing CEAP Site access along Brooklyn Boulevard to three-quarter
access (right-in/right-out and left-in).
• Reconstruction of the west approach to the 71st Avenue/Brooklyn Boulevard intersection
to include an eastbound left-turn lane. Identify additional impacts associated with this
improvement (i.e., signal reconstruction, sidewalks, etc.).
• Reconstruct 71st Avenue to realign it directly into the CEAP Site. The neighborhood
connection of 71st Avenue from the west will create a T-intersection with the newly
aligned CEAP Site roadway and become the minor roadway. Identify additional impacts
associated with this improvement (i.e., sidewalks, parking and building setbacks, etc.).
Cost estimates were created for the entire project, including a breakdown of individual segments.for future planning discussions.
PRELIMINARY DESIGN
The preliminary design concept layout detailing the proposed improvements is shown in
Figure 1. The following comments identify potential impacts:
• The building setback required is 35 feet from the right-of-way. Based on the proposeddesign, the building does not conflict with this requirement.
• The parking setback required is 15 feet from the right-of-way. Based on the proposed
design,, tInorth service parking lot encroaches on the setback by approximately twofe&.
o Modification of the site plan or a request for a variance could be considered.
• Expansioi of 71st Avue wt11€quire the4wo srgnal poles on the.'west side-4-Bjvoklyn
Boulevard be relocated. A new signal pole and ktast arm on the east side will also berequired to meet design requiremerfts.
• Driveways for the 2nd and 3rd houses from Brooklyn Boulevard (North of 71st Avenue)
will need to be reconstructed to connect to the realigned 71st Avenue.
• The preliminary design concept layout was designed to accommodate heavy vehicles upto WB-50 type vehicles.
www.srfconsulting.com
One Carlson Parkway North, Suite 150 1 Minneapolis, MN 55447-4443 1 763.475.0010 Fax: 763.475.2429
An Equal Opportunity Employer
Mike Schraad February 8, 2010Welsh Construction, LLC Page 2
COST ESTIMATE
The cost estimate for the preliminary design concept layout is shown in Table 1. A breakdown
of the cost estimate is provided to assist with planning discussions.
• The total cost of the preliminary design concept layout is estimated to be approximately
$257,000.
• A 20 percent contingency was included in the cost estimate.
• The estimate does not include costs for potential underground utility (sanitary
sewer/watermain) improvements.
• The portion of the preliminary design concept layout that can be identified as mainly site
access is estimated to cost approximately $44,000 (does not include 20 percentcontingency).
• This includes the south and east approaches of the realigned intersection at
71st Avenue. The east approach is the CEAP access extending into the servicedock area.
• This also includes the modification at the existing CEAP site access to BrooklynBoulevard.
• The portion of the preliminary design concept layout that can be identified as a city street
improvement is estimated to cost approximately $170,000 (does not include 20 percent
contingency).
H.\Projects\682t'ATSReport\1O0208_Fina1_CEAppre1imjnary DesignTS.doc
P 1
61 4" Proposed Roadway Improvements
Proposed Roadway Figure 1
Job #6820
City of Brooklyn Center
2/6/2010
P
PROPOSED ROADWAY IMPROVEMENTS 2/6/2010
PRELIMINARY COST ESTIMATE
TABLE I
ITEM JUN111 UNIT COST QUANTITY TOTAL
Proposed Improvements 71st Avenue
1 Mobilization LS $5000.00 1 $5000.00
2 Remove Bituminous Pavement sv $6.00 1000 $6000.00
3 Remove Curb and Gutter LF $4.50 660 $2,970.00
4 Remove Concrete Sidewalk SF $2.50 1600 $4,000.00
5 Remove Concrete Driveway Pavement SY $10.00 60 $600.00
6 Common Excavation CY $15.00 230 $3,450.00
7 Bituminous Pavement TONS $70.00 330 $23100.00
8 Aggregate Base Class 5 CY $30.00 240 $7,200.00
9 4" Concrete Walk SF $4.00 3000 $12,000.00
10 B6l8 Curb and Gutter LF $11.00 710 $7,810.00
11 Signal System Revision LS $75,000.00 I $75,000.00
12 Storm Sewer System LS $7,500.00 1 $7,500.00
13 Signing & Pavement Markings LS $7,500.00 1 $7,500.00
14 Erosion Control and Turf Establishment LS $5,000.00 I $5,000.00
15 Traffic Control LS $2,500.00 1 $2,500.00
Subtotal $169,630.00
Proposed Improvements - Internal
I Mobilization LS $5,000.00 1 $5,000.00
2 Bituminous Pavement TONS $70.00 180 $12,600.00
3 Aggregate Base Class 5 Cy-$30.00 130 $3,900.00
4 4" Concrete Walk SF $4.00 325 $1,300.00
5 0618 Curb and Gutter LF $11.00 580 $6,380.00
8 Storm Sewer System LS $7,500.00 1 $7,500.00
7 Signing & Pavement Markings LS $200.00 1 $200.00
Erosion Control and Turf Establishment LS $5,000.00 1 $5,000.00
9 Traffic Control LS $2,500.00 1 $2,500.00
Subtotal $44,380.00
Proposed Improvement Total $214,010.00
Contingency @ 20 % $42,802.00
Grand Total $256,812.00
Rounded Total $256,800.00
NOTE: ESTIMATE DOES NOT INCLUDE UNDERGROUND UTILITY (SANITARY SEWER / WATERMAIN) IMPROVEMENTS