HomeMy WebLinkAbout2006 09-28 PCP '(O
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PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
SEPTEMBER 28, 2006
STUDY SESSION
1. Call to Order: 7:00 p.m.
2. Roll Call
3. Approval of Minutes - August 17, 2006
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. HARVESTIME GLOBAL MINISTRY 2006 -011
• Request for a special use permit for a church use in an I -1 zone at 6820 Shingle Creek
Parkway.
6. Other Business
7. Adjournment
•
W
Application Filed on 9 -14 -06
• City Council Action Should Be
Taken By 11 -13 -06 (60 Days)
Planning Commission Information Sheet
Application No. 2006 -011
Applicant: Harvestime Global Ministry
Location: 6820 Shingle Creek Pkwy
Request: Special Use Permit
The applicant, Pastor David Bruno Nthite on behalf of Harvestime Global Ministries, is seeking a
special use permit for a church use in a 5,411 sq. ft. tenant space in the northwest corner of the
building at 6820 Shingle Creek Parkway. The property in question is zoned I -1 (Industrial Park)
and is located on the north side of Shingle Creek Parkway in a speculative office /industrial
building westerly of the Medtronic buildings. It is bounded on the south by Shingle Creek
Parkway with an industrial building and the Metropolitan Council Transit Facility on the
opposite side of the street; on the west by another office /industrial building; and the Medtronic
facilities to the east. All of these properties are zoned I -1. To the north of the site is 69 Avenue
with R -1 zoned property containing single family homes on the opposite side of that street.
The proposed Harvestime Ministries Church is a permitted use in the C -1 and C -2 zoning
districts. Under the category of "places of religious assembly such as chapels, churches, temples,
mosques and synagogues ". This category of use is an allowable use in the I -1 zone through the
• special use permit process, pursuant to Section 35 -330, Subdivision 3c of the zoning ordinance.
This section allows limited commercial and service and office uses such as proposed to be
located in the I -1 zoning district provided the use can meet the general standards for special use
permits contained in Section 35 -220 of the zoning ordinance and the special criteria outlined in
Section 35 -330, Subdivision 3e (copies attached).
The applicant's plan is to provide a 180 seat capacity assembly area, three offices, a youth room,
a fellowship area and restrooms in the 5,411 sq. ft. tenant space. The applicant has submitted
information relating to their operation and how they believe their proposed use meets the
standards for special use permits. Lisa Diehl of Steiner Development, owner of the building, has
provided a survey of the property, a site plan, and a floor plan along with a parking analysis and
other information. Harvestime Global Ministries plans to provide worship, prayer, marriage,
crusades, baptisms and counseling services at this location. Worship services will be on Sundays
at 8:00 a.m., 10:30 a.m. and 7:00 p.m. with Sunday School service being provided at the morning
worship services. Wednesday evenings will be devoted to prayer services and advanced school
ministries. On Thursdays they will have pastoral counseling including family, individual and
marital counseling. On Fridays their plan is to have prayer vigil- evening worship service and on
Saturday their school of ministries will be conducted. They indicate that the times of these
services will not interfere with adjacent users, it will generally be a quiet and clean use with no
hazardous materials and not be a distraction to neighboring businesses. They point out that it
will generally operate at off peak hours with respect to other uses in the building.
• 9 -28 -06
Page 1
The standards for special use permits require that the proposed special use promote and enhance •
the general public welfare and not be detrimental to or endanger the health, safety, and welfare of
the public; not be injurious to the use and enjoyment of other property in the immediate
neighborhood nor substantially diminish or impair property values; not impede the normal and
orderly development of surrounding property; be designed so as to minimize traffic congestion
on the public streets; and conform with applicable regulations of the district in which it is
located. Furthermore, it must be compatible with, complimentary to and of comparable intensity
to permitted I -1 uses and not have an adverse impact upon the industrial park or the community.
The site currently contains 337 parking spaces of which seven are handicap. Harvestime Global
Ministries will occupy 5,411 sq. ft. of the 146,870 sq. ft. building. There is 24,233 sq. ft. of
office space in the building requiring 121 parking spaces. The balance of the building requires
152 parking spaces. There are 63 surplus spaces on site. Based on the floor plan, there will be
seating for 186 in the assembly area requiring 62 parking spaces. The additional parking for the
church use can be accommodated on the site without negatively impacting other tenants in the
building. Furthermore, much of the church use time is off peak from the normal business hours
for the existing tenants on the site. It is not anticipated that problems associated with this church
will exist.
It might seem that a church use may not be an appropriate use with industrial uses. It should be
pointed out, however, that there have been two churches located in the I -1 zone over the years.
Spiritual Life Church got its start in Brooklyn Center in the industrial building at the northeast
corner of Freeway Boulevard and Shingle Creek Parkway. The Hindu Temple on Freeway
Boulevard is also located in the I -1 zone. There certainly is precedent for churches in the
industrial park and it has not been shown that they are incompatible with the allowable uses in
this zoning district. It has been pointed out to the applicant that "adult uses" are permitted uses
in the industrial park zone provided they can meet parking and building code requirements. They
are allowed in this zone by right and could potentially be allowed within the building that the
church is proposing to occupy. Such a use might be considered incompatible with the church use
proposed; however, adult uses are not required to meet the compatibility standard required of this
use. It would not be sufficient justification to disallow an adult use because the church use has
been located in this facility if all other factors are met by a proposed adult use. Again, this has
been pointed out to the applicant and they are aware of this potential.
A public hearing has been scheduled and notices of the Planning Commission's consideration
have been sent to surrounding property owners.
RECOMMENDATION
All in all, it is believed that the standards for special use permit and the special criteria for
allowing certain non - industrial uses in the I -1 zoning district are met. It is recommended that the
application be approved subject to the following conditions:
9 -28 -06 •
Page 2
1. The special use permit is issued for a place of religious assembly and associated uses
. at this location. No other uses, not comprehended by this application shall be
permitted as part of this special use permit. Any expansion or major alteration to the
use shall be subject to an amendment to this special use permit.
2. This special use permit is subject to all applicable codes, ordinances and regulations.
Any violation, thereof, may be grounds for revocation.
3. Tenant improvement plans are subject to review and approval by the Building Official
with respect to applicable codes through the building permit process.
4. Special use approval is exclusive of all signery which is subject to the provisions of
Chapter 34 of the city ordinances and the city's sign policy with respect to 69"'
Avenue North.
. 9 -28 -06
Page 3
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City of Brooklyn Center
Special Use Permits - Section 35 -220
2. Standards for Special Use Permits
A special use permit may be granted by the City Council after demonstration by evidence that all of the
following are met:
a. The establishment, maintenance or operation of the special use will promote and enhance the general
public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort
b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity
for the purposes" already permitted, nor substantially diminish and impair property values within the
neighborhood.
c. The establishment of the special use will not impede the normal and orderly development and improvement
of surrounding property for uses permitted in the district.
d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to
minimize traffic congestion in the public streets.
e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it
is located
3. Conditions and Restrictions
The Planning Commission may recommend and the City Council may impose such conditions and restrictions
upon the establishment, location, construction, maintenance and operation of the special use as deemed
necessary for the protection of the public interest and to secure compliance with requirements specified in this
ordinance. In all cases in which special use permits are granted, the City Council may require such evidence
and guarantees as it may deem necessary as part of the conditions stipulated in connection therewith.
4. Resubmission
No application for a special use permit which has been denied by the City Council shall be resubmitted for a
period of twelve (12) months from the date of the final determination by the City Council; except that the
applicant may set forth in writing newly discovered evidence of change of condition upon which he relies to
gain the consent of the City Council for resubmission at an earlier time.
5. Revocation and Extension of Special Use Permits
When a special use permit has been issued pursuant to the provisions of this ordinance, such permit shall
expire without further action by the Planning Commission or the City Council unless the applicant or his
assignee or successor commences work upon the subject property within one year of the date the special use
permit is granted, or unless before the expiration of the one year period the applicant shall apply for an
extension thereof by filling out and submitting to the Secretary of the Planning Commission a "Special Use
Permit" application requesting such extension and paying an additional fee in an amount as set forth by the
City Council resolution.
Special use permits granted pursuant to the provisions of a pr ordinance of Brooklyn Center shall expire
within one year of the effective date of this ordinance if construction upon the subject property pursuant to
such special use permit has not commenced within that time.
In any instance where an existing and established special use is abandoned for a period of one eyar, the special
use permit related thereto shall expire one year following the date of abandonment.
S�G-n 3
d. Accessory off -site parking not located on the same property with the
principal use, subject to the provisions of Section 35 -701.
e. Those commercial developments which, in each specific case, are
demonstrated to the City Council to be:
1) Compatible with existing adjacent land uses as well as with those
uses permitted in the I -1 district generally.
2) Complementary to existing adjacent land uses as well as to those uses
permitted in the I -1 district generally.
3) Of comparable intensity to permitted I -1 district land uses with
respect to activity levels.
4) Planned and designed to assure that generated traffic will be within
the capacity of available public facilities and will not have an adverse
impact upon the industrial park or the community.
and, which are described in Section 35 -322, Subsection 1 d, e (subparts 1 -6),
f, (subparts 2 and 3), g through j; 3 m and 3 p. Such commercial
developments shall be subject to 1 -1 district requirements of Section 35 -400
and 35 -413 and shall otherwise be subject to the ordinance requirements of
the use classification which the proposed development represents.
g. Warehousing and storage uses which, in each specific case, are demonstrated
to the City Council to be:
1) Compatible with existing adjacent land uses as well as with those
uses permitted in the I -1 district generally.
2) Of comparable intensity to permitted I -1 district land uses with
respect to activity levels.
provided such uses shall adhere to applicable requirements in the I -1 district
and shall not involve maintenance or servicing of vehicles on the site.
h. Other noncommercial uses required for the public welfare as determined by
the Council, including accessory outside storage of materials when screened
from public view by an opaque wall.
City ofBrookl) Center 35 -42 December 3, 2005
We are Harvestime Global Ministries, under the direction of Sr. Pastor, Apostle David
Bruno Nthite. Harvestime is an open place for anyone who loves God. We are a spiritual
family large in number, yet warm and friendly. With a variety of worship, growth, and
serving opportunities, our mission is threefold. To invite people to share their faith and joy in
Jesus Christ, to disciple people in their Christian journey and to help heal them from their
hurts and deliver people from their bondages. Harvestime Global Ministries is a good place
to grow spiritually. It's a good place to give and receive God's love. It's a good place for
you.
Vision
• To preach the Gospel to the poor, proclaim freedom for the prisoners and recovery of
sight for the blind, to release the oppressed, (Luke 4:18)
Standards For Special Use Permit
• The purpose for which the facility will be occupied will include such activities as:
Worship; Prayer; Marriage; Crusades; Baptism and Counseling Services.
a.) The establishment, maintenance and operation will be an enhancement to the general
public welfare by: preaching, counseling, and maintaining family values and cohesiveness
while working in conjunction with the community through outreach programs and Faith
Based Initiatives.
Instructional:
Two Morning Services
8:00 A.M. Worship Service
10:30 A.M. Worship Service
7:00 P.M. Worship Service
There will be two morning services to accommodate our congregation overflow.
Sunday School Service will run Sunday School Service will run simoneoustly with the
morning worship services while promoting our youth in moral and civic engagements
These services are inclusive of moral and civic dedication to improving the quality of our
youth in the community through religious education and programs open to the public.
b). Time of Space /facility usage
Our weekly service will include the following services:
Wednesday- P.M. Prayer Services
Advance School of Ministries
Thursday — Pastoral counseling to include Family, Individual
and Martial Counseling
Friday — Prayer Vigil — Evening Worship Service
Saturday — School of Ministries
c). The establishment of the special use will not impede the normal and orderly
development by: Harvestime Global Ministry Use /Cotenancy
- Quiet Enjoyment
- Times of Services will not interfere with the adjacent users
• - Clean Use
- No hazardous materials
- Not a distraction to neighboring businesses
d). Detail Parking analysis to be provided in plan attached.
e). I2 Zoning- Harvestime Global Ministries applying for a special use permit
Steiner - f
Development, Inc.
3610 County Road 101
Wayzata, MN 55391
(952)473 -5650 Fax (952473-7058
August 16, 2006
VIA FACSIMILE (763) 569 -3494
Mr. Ronald A. Warren
Planning & Zoning Specialist
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430
Re: Harvestime Global Ministries
6820 Shingle Creek Commerce Center
Brooklyn Center, Minnesota
Dear Ron:
Dan Terry with CB Richard Ellis has requested I forward you the following information for his
client, Harvestime Global Ministries. The client is aware they will be required to file for a
Conditional Use Permit in order to lease space in our 6820 Shingle Creek Commerce Center
building.
1. Site Plan: Plan attached.
2. Parking Stalls: 337 total parking spaces (330 Regular & 7 Handicap)
3. Tenant Square Footage: Approximately 5,411 sf or 3.68% of building. Located
on the northwest corner of the building.
4. Total Building Square Footage: 146,870 sf (24,233 sf Office, 122,017 sf
Industrial, Mechanical Room 620 sf)
Please do not hesitate to contact me should you require any additional information. Thank you
for considering the request by Harvestime Global Ministries.
Sincerely,
STEINER DEVELOPMENT, INC.
Lisa L. Diehl, CCIM, CPM
Director Business Development
cc. Joe Smith, Steiner Development, Inc.
Dan Terry, CB Richard Ellis
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"HARVESTIME MINISTRIES"
6820 SHKOL& CPJ2� FAIW�Y Steiner
FLOOR PLA" Development, Inc.
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