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PLANNING REPORT <br /> <br />DATE: June 15, 2017 <br />CASE: PCPA17-0001, PMS17-0001, PR17-0001, PSP17-0002 <br />SUBJECT: Rezoning, Comprehensive Plan Amendment, Minor Subdivision and Site <br />Plan for 256 Cleveland AVE SW <br />APPLICANT: Mitch & Ramona Erickson on behalf of Provident Investments <br /> <br />REQUEST & BACKGROUND <br />The applicant is requesting the following land use applications in support of a redevelopment of <br />256 Cleveland Avenue SW: <br />• Rezoning: The property is currently zoned R-1, Single Family Residential, requesting to <br />rezone a portion of the property to B-1, Limited Business. <br />• Comprehensive Plan Amendment: The property is currently guided in New Brighton’s <br />Comprehensive Plan for LDR, Low Density Residential, requesting to re-guide a portion <br />of the property to LB, Limited Business. <br />• Minor Subdivision: The property currently contains one single family home with <br />accessory structures, which would remain, then requesting to subdivide off the northern, <br />vacant one acre, creating two lots (net increase of one lot). <br />• Site Plan: Required in order to develop the northern one acre with a two-story, 11,200 SF <br />office building with associated surface parking, landscaping, utility, and lighting <br />improvements. <br /> <br />The applicant has made application for various land use approvals to permit redevelopment of <br />256 Cleveland AVE SW. The property is 1.7 acres and contains one single family home and <br />four accessory structures. Of the 1.7 acres, 0.25 acres lies within the roadway easement, <br />resulting in a net property area of 1.5 acres. The applicant wishes to subdivide the southern 0.4 <br />acres for retention of the existing home and redevelop the balance of the site (northern 1 acre) <br />with a two story, 11,200 SF brick office building. In order to redevelop the northern acre for an <br />office use, a Rezoning and Comprehensive Plan Amendment are necessary as the existing zoning <br />is R -1 and LDR respectively. The applicant owns the property and is renting out the single <br />family home. The office use will support the applicant’s business, Provident Home Health Care, <br />which provides home health care services for approximately 50 clients with debilitating diseases. <br />Provident Home Health Care employs approximately 350 nurses and nursing assistants; however <br />the proposed office building would serve approximately 20 administrative and management staff. <br /> <br />This property has been previously used for commercial purposes, with Rick’s Roofing occupying <br />the site up until approximately eight years ago. This likely explains the large presence of <br />accessory structures in relation to a smaller home. The property is currently nonconforming with <br />regard to the overall square footage of accessory structures and setbacks being less than required <br />by code for the barn located along the rear property line. Historical aerial photos depict outdoor <br />storage of dumpsters for demolished shingles. While the applicant intends to preserve the <br />existing single family home, the accessory structure nonconformities will be eliminated by <br />removal of one of the larger detached garages and relocating the barn to meet current setbacks. <br /> <br />This property has been on and off the market for at least eight years. Staff has previously <br />reviewed a subdivision concept, whereby the property would be subdivided to accommodate <br />three new lots (for a total of four). That proposal never was realized.