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HomeMy WebLinkAbout2023 08.28 CCM STUDY SESSION8/28/23 -1- MINUTES OF THE PROCEEDINGS OF THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA STUDY SESSION AUGUST 28, 2023 CITY HALL – COUNCIL CHAMBERS CALL TO ORDER The Brooklyn Center City Council met in Study Session called to order by Mayor April Graves at 6:14 p.m. ROLL CALL Mayor April Graves and Councilmembers Marquita Butler, Kris Lawrence-Anderson, Dan Jerzak, and Teneshia Kragness. Also present were City Manager Reggie Edwards, Assistant City Manager/City Clerk Barb Suciu, and City Attorney Jason Hill. CITY COUNCIL DISCUSSION OF AGENDA ITEMS AND QUESTIONS City Manager Reggie Edwards pointed out some Councilmembers are interested in moving up Work Session Item 3. Resolution Amendment - Due to the lengthy discussion, the Daunte Wright and Kobe Dimock-Heisler Community Safety and Violence Prevention Act. Mayor Graves asked if the other items on the Work Session are time-sensitive. Dr. Edwards confirmed all items on the Work Session agenda are time-sensitive. He pointed out speakers are present to address Work Session Item 1. Concept Review for 6010 Earle Brown Drive and Discussion on Potential Changes to MX-B District to Allow for Places of Religious Assembly. There was consensus by the Council to switch Work Session Item 3. Resolution Amendment - The Daunte Wright and Kobe Dimock-Heisler Community Safety and Violence Prevention Act and Work Session Item 2. Review and Discussion of a Community Benefits Agreement Template and Equity Development Framework, Draft Appendices to the Opportunity Site Master Plan to become Work Session Item 2. Resolution Amendment - The Daunte Wright and Kobe Dimock-Heisler Community Safety and Violence Prevention Act and Work Session Item 3. Review and Discussion of a Community Benefits Agreement Template and Equity Development Framework, Draft Appendices to the Opportunity Site Master Plan. MISCELLANEOUS DISCUSSION WITH BROOKLYN CENTER COMMUNITY SCHOOLS Dr. Edwards explained he has a monthly meeting with Superintendent Baker. He suggested 8/28/23 -2- scheduling a joint meeting between Brooklyn Center Community Schools (BCCS) and the Council. The purpose would be to build a strategic partnering relationship and to share strategic directions. The hope is to establish scheduled reoccurring joint meetings between the two elected bodies. The proposed joint meeting is on Monday, October 23, from 4:00 p.m. to 5:30 p.m. Mayor Graves agreed it was a good idea, and the meetings have been successful. A quarterly meeting could work. Councilmember Butler agreed a quarterly meeting would be beneficial. She pointed out the meeting time would require her to leave work early and create a very long meeting. Dr. Edwards explained the School Board meets at the same time as the Council, and the timing would coincide with the School Board’s Work Session time. Councilmember Jerzak noted there are four school districts represented in Brooklyn Center. He asked why the Council wouldn’t meet with all of the districts. Mayor Graves stated the City has had a stronger relationship with BCCS because they only serve Brooklyn Center while the other districts serve many cities. Councilmember Jerzak suggested Staff reach out to the other districts to see if there is interest on their end. He noted his agreement with Councilmember Butler concerning the timing of meetings scheduled for one evening. He requested the agendas remain short. Dr. Edwards confirmed he would reach out to all of the superintendents. He noted it could be beneficial to meet with all four districts simultaneously rather than scheduling numerous additional meetings for the Council. Councilmember Kragness noted she looks forward to meeting with local districts and will make it work to attend. There was consensus by the Council to schedule the proposed meeting with BCCS on Monday, October 23, 2023, from 4:00 p.m. to 5:30 p.m. DISCUSSION OF WORK SESSION AGENDA ITEMS AS TIME PERMITS CONCEPT REVIEW FOR 6010 EARLE BROWN DRIVE AND DISCUSSION ON POTENTIAL CHANGES TO MX-B DISTRICT TO ALLOW FOR PLACES OF RELIGIOUS ASSEMBLY City Planner Ginny McIntosh explained City Staff has communicated with Trinity International Fellowship, a non‐denominational ministry based out of Liberia, who has expressed interest in purchasing 6010 Earle Brown Drive, which has been home to MinMor Industries since 2008. MinMor provides print, design, and manufacturing services and primarily works in the printing, packaging, and promotions industries. The property has been on the market for a few years now. 8/28/23 -3- Ms. McIntosh noted that the City Staff and the architect working with Trinity International Fellowship held numerous conversations surrounding the intended use of the Subject Property and potential impacts on the overarching MX‐B District. Numerous concerns and considerations were outlined as part of the discussions. Ultimately, the architect, in conversation with Trinity International Fellowship, requested that the City Council weigh in on the proposal in the form of a concept review work session. Ms. McIntosh stated the concept review process is an opportunity for the City Council to review a development concept before a formal proposal from an applicant, provide comments, ask questions, and indicate whether or not the City would generally be open to the project. These also provide insight to City Staff and the applicant regarding the City Council’s level of interest and any specific concerns related to the project. Ms. McIntosh added concept reviews are considered advisory and non‐binding to the City and applicant. No formal action can be taken at a work session, and the Council is not being asked to vote on the proposal. If the applicant proceeds, they are subject to the whole City review process. Ms. McIntosh pointed out the subject property was initially approved as an approximately 20,000- square-foot bank and drive‐thru in 1988. It was zoned C2 (Commerce) District, allowing financial institutions and office buildings and providing 118 on‐site parking spaces. Ms. McIntosh stated Trinity International Fellowship notes an existing membership of between 180 and 250 members since its chapter opened in 2018 and intends to purchase the property as a sanctuary for services, gathering and meeting spaces, spaces for youth ministry, a food shelf to assist those in need and offices for ministry staff and community outreach—plans for a multi‐phase expansion plan towards Highway 100 to accommodate future membership growth. Ms. McIntosh noted that the City Staff reviewed the provided narrative and plans. The initial phase would accommodate a 1,200-square-foot sanctuary, stage, bookstore, food shelf, office space, and group meeting rooms. Future phasing would again provide a dedicated food shelf, book store, pastoral offices, group meeting rooms, classrooms, basement dedicated to children’s play area, nursery, and classrooms, and an expanded 5,300‐square foot sanctuary and stage. Ms. McIntosh showed a proposed phase floor plan. Ms. McIntosh stated assuming a membership of 250 and parking calculated under “assembly” use, and without consideration for additional staffing, a minimum of 84 parking spaces are required. If the same calculation was used, the Fellowship could only grow by less than 100 members before minimum parking would no longer be met on‐site. If calculating parking using building occupant load, the existing building assumes 426 occupants; this would require 142 on‐site parking spaces, 24 spaces short. Ms. McIntosh added if calculating parking using the building occupant load, the proposed future building expansion would more than double the occupant load to 928 occupants. This would 8/28/23 -4- require a minimum of 310 on‐site parking spaces, 192 spaces short. There are concerns surrounding ingress/egress as Subject Property assumes traffic concentration at the 4‐way stop intersection of Summit and Earle Brown Drive. There is consideration of NSP easement along Highway 100 and building setbacks if expansion occurs. Ms. McIntosh pointed out “Places for Religious Assembly” permitted through approval of a Conditional Use Permit (CUP) in the R1 (Low-Density Residential), R2 (Medium Low-Density Residential), C (Commerce Service/Office), and I (General Industry) Districts—a majority of existing religious assembly users located in R1 District. Ms. McIntosh explained the City reviewed options. First, re-zoning was considered, but it is not an option due to adjacent zoning. Another option was to amend the existing MX‐B District to allow for “Places for Religious Assembly,” likely through a CUP process. There are currently 38 properties under this zoning designation. The district is intended to “accommodate for a mix of business and light industrial uses, which supporting retail/service uses.” Ms. Mcintosh noted the uses currently permitted under MX‐B include medical/health uses, animal hospitals, commercial animal establishments, brewpubs, micro‐wineries, micro‐distilleries, office, automobile/truck repair and service, manufacturing, assembly, processing of products, artisan production, wholesale, and business/trade/post‐secondary schools. Ms. McIntosh added assembly uses, such as places of religious assembly, tend to have higher parking demands than other types of uses, such as industrial, which typically have lower parking demands relative to the overall square footage of the building. As for overall traffic flow/circulation, many current MX‐B properties appear to be off-loop roads or cul‐de‐sacs. There is a potential to trigger building “change of use,” which requires additional considerations such as installing panic hardware, fire separation/protection measures, and installing an elevator. Ms. McIntosh noted the Council is asked to consider a concept proposal for 6010 Earle Brown Drive, which would ultimately require an ordinance amendment to the MX‐B (Business Mixed‐ Use) District to allow for places of religious assembly and provide feedback. Ms. McIntosh pointed out some considerations, including if aspects of the site layout, architecture, or form of the presented site plan for 6010 Earle Brown Drive that are concerning to the Council, if the development plan in keeping with the City’s future land use plan and long‐range vision for the area, and if the proposed amendment to the MX‐B (Business Mixed‐Use) District forward the City’s strategic priorities. Councilmember Lawrence-Anderson asked what tax base Ms. McIntosh was referencing in the memo. Ms. McIntosh noted a number of uses fall under tax-exempt, such as cemeteries or religious gatherings. The property currently generates about $13,000 in taxes for the City. The burden is shifted to residents, and the City doesn’t necessarily lose that money. 8/28/23 -5- Councilmember Jerzak agreed parking is a concern, and there would be considerations of implications on sprinkler systems. While he welcomes the church and its mission into the community, it doesn’t fit the proposed site. Mayor Graves asked how long the site had been empty for. Ms. McIntosh stated the property has been for sale for a few years. Mayor Graves asked if there is a different parking formula depending on the use of the space as a religious gathering place. Ms. McIntosh stated she assumed an assembly use for the space, which assumes three people per car. Councilmember Jerzak noted concerns about the low amount of growth available in the space. Nyenatee Davis, the pastor at Trinity International Fellowship, introduced himself. He stated the parking concerns would balance out due to service times. The congregation has already been meeting since 2019, and they love the diversity of Brooklyn Center. They have done a lot of community service in the City and hope to find a permanent meeting space. Councilmember Kragness asked how many members the congregation currently has. Mr. Davis stated there are about 180 participants, but usually 100 people at each event. The numbers include children. Mayor Graves asked if the congregation had vans or buses. Mr. Davis stated they don’t have any vehicles but are interested in purchasing a bus to help serve the community. Mayor Graves stated the benefits of the church easily outweigh any issues with the tax base. Her primary concerns are parking and retrofitting an industrial building. Ms. McIntosh stated most users would have a similar issue retrofitting the space. The issue is the cost rather than the conversion itself. Mr. Davis stated any bus would be housed at a different location, which wouldn’t impact parking. As for retrofitting, they have a lot of money saved to make the space work for their church. Councilmember Kragness and Councilmember Butler noted their support of the concept. Mayor Graves thanked the applicants for their interest in Brooklyn Center. ADJOURNMENT Mayor Graves adjourned the meeting at 6:45 p.m.