The URL can be used to link to this page

Home My WebLink About2008 05-15 PCPPLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MAY 15, 2008 REGULAR SESSION Call to Order: 7:00 p.m. 2. Roll Call 3. Approval of Minutes - March 27, 2008 4. 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. 5. Brookdale Office Partnership Limited Partnership, LLP 2008-002 Request to terminate existing Declaration Regarding Parking Easement and Restrictions to be replaced by a Proof of Parking Agreement at 3300 County Road 10. 6. Discussion Items: a. Flashing Signs 7. Other Business 8. Adjournment Application Filed on 5-1-08 City Council Action Should Be Taken By 6-30-08 (60 Days) Planning Commission Information Sheet Application No. 2008-002 Applicant: Brookdale Office Park Limited Partnership Location: 3300 County Road 10 Request: Termination of Parking Declaration The applicant, Susan Berndt, on behalf of Brookdale Office Park Limited Partnership, LLP, is requesting approval of the termination of an existing parking declaration regarding parking easement and restrictions to be replaced by a proof of parking agreement to satisfy City parking requirements as 3300 County Road 10. The property in question is zoned C-IA (Service/Office - No Height Limitation) and is part of a five building office complex located at the northeast quadrant of Brooklyn Boulvard and County Road 10. It is the most westerly office building in the complex, is five stories in height, is legally described as Lot 1, Block 1, Brooklyn Crossing P Addition and is addressed as 3300 County Road 10. It is surrounded by R-1 (One Family Residence) property to the north; by G1A zoned property containing four one story office buildings to the east; County Road 10 to the south with C-2 (Commerce) zoned property on the opposite side of the street; and on the west by Brooklyn Boulevard with PUD/C-2 and C=1 zoned property on the opposite side of the street. It is also located within the CC (Central Commerce) Overlay District. The subject property contains general office and some medical office uses that currently require a total of 267 parking spaces. BACKGROUND In 1990, the City of Brooklyn Center authorized an accessory offsite parking arrangement that allowed up to 26 parking spaces from the property located east of and adjacent to the five story office building at 3300 County Road 10 to be dedicated for use by 3300 County Road 10 to accommodate potential medical uses in that building. The property on which the 26 dedicated spaces were located was proposed for a number of one story office buildings of which two had been constructed at that time. The other office buildings have subsuquently been built. The declaration regarding parking easement and restrictions acknowledging this arrangement was executed and filed with the title to the properties as Document No. 2117149. The easement and restrictions set forth in the declaration requires that it remain in effect until released in writing by the City in a recordable form. The applicant has provided a written request to release this obligation and a draft termination for City consideration. The applicant has also provided a current parking plan and parking analysis showing they can provide enough parking on the 3300 County Road 10 site to meet its parking requirements. Currently there are 255 parking spaces on the site of this five story office building. The parking requirement is 267 spaces given the mix of office and medical office space (50,094 sq. ft. regular office and 5,099 sq. ft. medical office). Page 1 5-15-08 They have also provided a "proof of parking plan" showing the ability to provide 12 additional spaces through a reconfiguration of the parking lot. The City has, in the past, authorized formal proof of parking declarations whereby an applicant will agree to install the required parking upon a determination by the City that some or all of the additional spaces are needed. Such a declaration would be filed with the title to the property as a covenant binding current and future property owners to its terms. This applicant is seeking such consideration also and has provided a draft proof of parking declaration of covenants based on one developed by the City Attorney for consideration. The parcel on which the four one-story office buildings are located currently has 174 parking spaces, which is more than adequate to meet its parking requirements. Other current easements and declarations such as an access agreement allowing the office building at 3300 County Road 10 access rights over the adjacent property to Northway Drive, would continue to be in effect. Also, cross access easements for driving purposes leading to parking spaces located on the 3300 County Road 10 site would continue to be in place as well. It should be noted that the five story office building site at 3300 County Road 10 abuts County Road 10 and Brooklyn Boulevard but is allowed no direct access to these roadways. This was by design at the time the five building office complex was proposed. Hennepin County controls access from these roads and has indicated that it will not allow direct access from this site to these roads, thus the need for the access arrangement that has been in place for many years. RECOMMENDATION The information provided appears to be in order and it is recommended that Brookdale Office Park Limited Partnership, LLP be authorized to terminate the current declaration regarding parking easement and restrictions and provide a proof of parking declaration of covenants for 12 additional parking spaces at 3300 County Road 10 subject to review and approval by the City Attorney. Said declarations are to be filed with the titles to the property in an appropriate manner. Page 2 5-15-08 4 ti ldtt f• +Y Y :r z - .G a t~~~ ► t lzt ~}It.LS~~y r~~~~r t~. i t~iY'"l%}~ V~;w,~• ~~F,,~~t~t~' ~r'~+~r~~.~,~i=~~~}►;r',ij~!~•~ I to ~t ..t /`q R lmlrad~b&~ * 0 b Avl, N ~ O 0 O ~ 00 O N LOGISMap Output Page Page 1 of 1 s t p owl, AVn.~nb•~` 1~ i ,-4loy^..~}x 4 •~~gA ~ Rk 3~". • r<' rid ~,y .~„p, ~ ~ , wk~ d1 ~ iY 1. •,g3 ~ ~J~ , http://gis.logis. org/LOGIS_ArcIMS/ims? ServiceName=bc_LOGISMap_OV &ClientV ersion... 5/6/2008 CSM 500 Washington Avenue South, Suite 3000 Minneapolis, MN 55415 DEVELOPING REAL ESTATE FOR PEOPLE, BUSINESS & COMMUNITIES Brooklyn Office Park Limited Partnership, L.L.P. Application to approve termination of existing parking easement and to create proof of parking agreement Property: Lot 1, Block 1, BROOKLYN CROSSING 3rd ADDITION, Hennepin County, Minnesota Address: 3300 County Road 10, Brooklyn Center, MN May 1, 2008 Summary of Application This application to the City of Brooklyn Center is to request approval of the termination of the existing Declaration Regarding Parking Easement and Restrictions, Document No. 2117149, and the granting of a new declaration providing proof of parking. The existing Declaration Regarding Parking Easement and Restrictions grants the Office Tower Building an easement to utilize 26 parking stalls anywhere within the adjoining Brooklyn Crossing Office Park ("Office Park") located at 3220-3260 County Road 10 and 3200-3280 Northway Drive and was established to meet parking requirements for the Office Tower Building. A separate Declaration of Easements filed as Document No. 1456490 as amended by Document No. 3465291 provides required access easements over the Office Park for the benefit of the Office Tower Building. This document will be replaced in the future to include maintenance provisions and add utility easement along with the same access easements currently in place. Based on current zoning requirements the Office Tower Building is required to have 267 parking stalls. Their current parking available is 255 parking stalls, creating a shortage of 12 stalls. The 255 parking stalls have been shown to be ample parking for the Office Tower Building with many parking stalls remaining unused. In replacement of the existing Parking easement, we would like to establish a Declaration requiring the owner of the Office Tower Building to construct (12) additional parking stalls when and if deemed necessary by the City of Brooklyn Center to meet the zoning code parking requirements. Based on current zoning requirements, the Office Park is required to have 166 parking stalls. Their current parking available is 174 parking stalls with a surplus of 8 stalls. The existing parking easement overburdens the Office Park by allowing 26 patrons from the Office Tower Building to park anywhere within the Office Park. Under the easement patrons of the Office Tower Building are allowed to park at prime parking spaces in front of tenant entrances at the Office Park in addition to potentially creating a parking shortage within the Office Park. The termination of the existing Declaration Regarding Parking Easement and Restrictions along with the replacement of the Declaration approving 12 proof of parking stalls for the Office Tower Building allows both sites to be independent with their parking use without causing undue hardship for either parcel. PARKING REOUIREMENTS - BROOKDALE SITES REOUIRED PARKING BROOKDALE OFFICE BUILDING (255 parking stalls available)(Short 12 spaces): Gross Floor Area per old survey: 55,193 square feet Tia Chang (based on 1/150 sq. ft) 687 square feet 4.58 HC Medical (based on 1/150 sq. ft.) 4,412 square feet 29.41 Other Office (sq. ft. x .0005 + 190 = 215.05) (based on 1/215.05 sq. ft.) 50,094 square feet 232.94 TOTAL REQUIRED: 266.93 The code is to interpreted as the greater of either (i) 3 per doctor and 1 for every 2 employees, or (ii) 1 for every 150 sq. feet. The only time the first option would be applicable would be in the event that there are several doctors. CROSSINGS PHASES II, III AND IV: AVAILABLE: 174 parking stalls (8 extra spaces) REQUIRED: 166parking stalls PHASE II - 3220 and 3260 BUILDINGS (72 parking stalls available per suggested platting): 3220: Gross Floor Area per survey: 8,340 square feet Dentist (1 dentist) 2,025 square feet 13.5 (based on 11150 sq. ft.) Other Office 6,315 square feet 31.58 Total for 3220: 45.08 3260: Gross Floor Area per survey: 7,128 square feet 35.64 (all regular Office) Total Required for Phase II: 80.721, PHASE III - 3200 - CREDIT UNION (43 parking stalls available per suggested platting): Gross Floor Area per survey: 5,948 square feet 11 + 22 = 133.01 (Financial Institution) PHASE IV - 3280 (59 parking stalls available per suggested platting): Gross Floor Area per survey: 10,384 square feet 1 51.921, (all regular office) 12d I I I I I I I I I I I I I I I~ I V 1 12 fE" IiJ 2 13 BUILDING _ - I zi I 2 ~~c ,E, O? 1 BLVD. 9 I 3 TOWER 2 l BUILDING " BUILDIN ~ \ - c, i \ J ~ 5111111 ~ ~ f °Q EXISTING SITE PLAN s~eE. =o EXISTING PARKING PLAN 3300 COUNTY ROAD 10 BROOKLYN CENTER, aN 55192 i a 1 1 SITE SUMMARY SITE 181,754 50. FT. (4.17 ACRES) (181,754143560 = ACRES) BUILDING SO. FT. BUILDING TOWER 55,193 SO. FT. BU LNG A43280 10,384 SO. FT. BUILDING 893260 7,128 SO. FT. BULDING P93220 8,340 SO. FT. BUILDING E93200 5,948 SO. FT. TOTAL 86,993 SO. FT. BUILDING A, B. C. E PARKING PROVIDED 174 STALLS PARKING REOUIRED 166 STALLS BUILDING TOWER PARKING PROVIDED 255 STALLS PARKING REQUIRED 267 STALLS SITE SUMMARY 152 SITE Be95 um men _ ~jX Nupn'~ j5 10 m ~a® °""MMBY ''"""`-`S1[ Corporation PR-1 ~2~ I I I I I I I I I I I I I I I I I I I I'I „ \ JJ\\ t \ \ 9 1' 3-\ TOWER \ 8. 51111111 PROOF OF PARKING SITE PLAN U - - PROOF OF PARKING PLAN 3300 COUNTY ROAD 10 BROOKLYN CENTER, W 55092 12 1 17 12 13 BUI~ BYING i BUILDIN / C i 4 / BUILDING E, BLVD. SITE SUMMARY SITE 181,754 SO. FT. (4.17 ACRES) (181,754/43560. ACRES) BUILDING SO. FT. BUILDING TOWER 55,193 SO. FT. BUILDING A43280 10,384 SO. FT. BUILDING 843260 7,128 SO. FT. BUILDING C43220 8,340 $O. FT. BUILDING E43200 5,948 SO. FT. TOTAL 86,993 SO. FT. BUILDING A, B, C, E: PARKING PROVIDED 174 STALLS PARKING REQUIRED 166 STALLS BUILDING TOWER: PARKING PROVIDED 255 STALLS PROOF OF PARKING 12 STALLS (SHOWN DASHED) TOTAL PARKING 267 STALLS PARKING REWIRED 267 STALLS SITE SUMMARY C srrt rerun ~ 10 66e,wn. ~u,KNe r~6«or 41- Corporation aar a PR-2