HomeMy WebLinkAbout1995 03-16 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
MARCH 16, 1995
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - March 2, 1995
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 Park Partnership 95003
Special Use Permit amendment to allow an expansion of the Cardinal Strich College
operation located in the Brooklyn Crossing Office Building, 3300 County Road 10.
• 6. VenStar Corporation 95004
Site and Building Plan approval for a 60,090 sq. ft. building for General Litho
Services, Inc. to be located west of Parkway Circle, north of the Holiday Inn.
7. Other Business
8. Adjournment
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Planning Commission Information Sheet
Application No. 95003
Applicant: Brookdale Office Park Partnership
Location: 3300 County Road 10
Request: Special Use Permit Amendment (92015)
The applicant, Brookdale Office Park Partnership, requests an amendment to the Special Use
Permit granted in December, 1992 (Planning Commission Application No. 92015) on behalf
of Cardinal Strich College to operate an educational use in the five story office building
located at.3300 County Road 10. The amendment would involve providing two additional
classrooms and a student lounge to the existing three classrooms currently comprising the
Cardinal Strich operation which occupies a portion of the fourth floor in the Brookdale
Crossing office building. The property in question is zoned C-IA (service/office) and is
bounded on the north by single family homes, on the east by a companion low rise office
development, on the south by County Road 10, and on the west by Brooklyn Boulevard.
The college currently occupies approximately 2,300 sq. ft. and would be incorporating an
additional 2,000 sq. ft., giving them five classrooms and a student lounge area. Cardinal
Strich College specializes in providing working adults with graduate level business, computer
enhanced education in a night school setting. The classroom hours of operation are
6:30 p.m. to 9:30 p.m. and the college has a limit of 15 students per class. . The additional
space would allow 30 more students to the existing 45 student capacity. An educational use
such as this was determined to be a special use in this zoning district when Metropolitan
State University at 6300 Shingle Creek Parkway was approved under Planning Commission
application No. 92011 in August of 1992.
The Building Official has reviewed the proposal with respect to building code requirements
for such an occupancy. His main concerns are occupant load and exiting. He has indicated
that the floor plan submitted complies with code requirements and is acceptable. There will
be a need for review of the sewer availability charge (SAC) from the Metropolitan Waste
Control Commission (MWCC) for a possible increase.
There had been some discussion in 1992 about a possible parking formula amendment related
to educational uses. No action was taken to modify the parking requirements, and the
experience with Cardinal Strich College at this location has not indicated a need to provide
additional parking, although classroom hours are limited to evening hours when the
remainder of the building is at its lowest level of use.
Attached is a copy of the Standards for Special Use Permit, Section 35-220, Subdivision 2 of
zoning ordinance. The granting of a Special Use Permit is to be consistent with these
standards. We do not believe that this proposed expansion conflicts with these standards. A
public hearing has been scheduled for this application and notices have been sent.
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RECOMMENDATION
The requested Special Use Permit amendment appears to be in order and approval is
recommended, subject to at least the following conditions:
1. The amended Special Use Permit is issued to the applicant on behalf of Cardinal
Strich College to operate an expanded night school in the Brooklyn Crossing
office building at 3300 County Road 10. The school shall be allowed to occupy
4,300 sq. ft. of rentable space on the fourth floor as indicated in the applicant's
submittal. Any alteration or expansion of the school use within the office
building, shall require an amendment to this Special Use Permit.
2. The applicant shall receive a sewer availability charge determination from the
MWCC and final approval from the Building Official with respect to exiting and
occupancy prior to the issuance of a building permit for this expansion.
3. Classes shall be held between 6:00 p.m. and 10:00 p.m. weekdays and on
weekends. No weekday day time classes are acknowledged by the approval of
this amended Special Use Permit.
4. The amended Special Use Permit is subject to all applicable codes, ordinances and
regulations, any violation thereof shall be grounds for revocation.
3-16-95 2
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Via Messenger
March 2, 1995
Mr. Ron Warren
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430
Re: Amendment to Special Use Permit (Application No. 92015)
Brookdale Office Park Partnership
Dear Mr. Warren:
Enclosed with this letter please find our application for an amendment to the above-referenced Special Use
Permit, as well as the application fee and required documents depicting the requested change.
You may recall that in the Fall of 1992, Brookdale Office Park Partnership requested and received a Special
Use Permit allowing the operation of a college at the Brooklyn Crossing Office Building. The Cardinal
Stritch College operation, which specializes in providing working adults with graduate level business,
computer-enhanced education, has proved very successful and Cardinal Stritch wishes to add two additional
classrooms at Brooklyn Crossing, while extending its occupancy for an additional three years.
The additional classrooms would allow Cardinal Stritch College to add 30 students to its existing 45 student
capacity, given its enrollment limit of 15 students per class. The expanded area would add 2,000 square
feet of classroom space to its existing 2,300 square feet of space.
All other provisions of the existing Special Use Permit, including the limited hours of operation,
conformance with all applicable codes, ordinances and regulations, and subjection to additional sewer
availability charges, would remain unchanged.
In summary, we feel that the expansion of the successful Cardinal Stritch College program would benefit
the college, its students, the building and the City of Brooklyn Center, by providing needed classroom space
for adult education.
Please feel free to contact me if you have any questions regarding our application.
Sincerely,
,
Bruce Carland
&roperty Manager
Enclosure
Section 35-220. SPECIAL USE PERMITS
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
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 ord-
inance. 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 connec-
tion 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 pro-
visions 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 sub-
. ject 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 of $15.00.
Special use permits granted pursuant to the provisions of a
prior ordinance of Brooklyn Center shall expire within one year of
the effective date of this ordinance if construction upon the sub-
ject 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 year, the special use permit re-
lated thereto shall expire one year following the date of abandon-
ment.
Planning Commission Information Sheet
Planning Commission Application No. 95004
Applicant: VenStar Corporation for General Litho Services, Inc
Location: West of Parkway Circle, north of the Holiday Inn
Request: Site and Building Plan Approval
The applicant, VenStar Corporation, is seeking site and building plan approval to build a
60,090 square foot building for General Litho Services, Inc., a printing operation, on a 6.25
acre site located west of Parkway Circle, north of the Holiday Inn. The property in question
is zoned I-1 (Industrial Park) and printing, publishing and allied industries are listed as
permitted uses in this zoning district. The site is bounded on the north by the Metropolitan
Commission Transit Operation's garage and the Spec 10 office/industrial building which
houses the Target Audit Division as its principle tenant; on the east by Parkway Circle (a
non-public roadway serving as access to the buildings in this area) with a central parking lot
serving buildings in the area on the opposite side; on the south by the Holiday Inn; and on
the west by Shingle Creek and its accompanying green strip area.
ACCESS/PARKING
Access to the property is gained via Parkway Circle from Shingle Creek Parkway. Two
driveways, one at the southeast corner of the site and the other a shared access with the
building to the north at the northeast corner of the site, provide vehicle access to the
proposed,facility.
Parking on the site would include 140 parking spaces located on the north, east and south
sides of the proposed building. The parking requirement for an industrial use with an office
component is a combination of both the office and industrial parking formulas based on the
square footage devoted to each use. The office parking requirement is one space for every
200 square feet of gross floor area, while the industrial parking requirement is one space for
every 800 square feet of gross floor area or 1 parking space for every two employees in the
industrial area at the maximum shift. In this case, General Litho proposes to have 12,000
square feet of office (3,000 square feet on the first floor and 9,000 square feet on the second
floor of the office portion of the building) and 48,090 square feet in the production/
manufacturing/warehouse portion of the building. This breakdown would require 120
parking spaces, 60 for the industrial area (48,090 divided by 800) and 60 for the office area
(12,000 divided by 200). The applicant has indicated that there would not be more than 70
employees (both office and production) at any one shift, therefore, the employee part of the
parking formula is not utilized.
The plan calls for 20 additional parking spaces along the north property line which are
accessed from the abutting property to the north. These parking stalls will be dedicated as
off-site accessory parking for the sole use of the adjoining property. Currently there is a
special use permit which was granted by the City Council under Planning Commission
3-16-95 1
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Application No. 87007 to provide 153 potential parking spaces on the applicant's property
for the sole use of the neighboring property to the north to allow the Target Audit Division
office occupancy of that building. A continuation of the off-site accessory parking agreement
for 20 spaces will be required and an amended special use permit for use of additional off-
site accessory parking on Parkway Circle and in the central parking lot will have to be
accomplished. A special use permit acknowledging the amended parking agreement for this
area will have to be approved by the City Council and filed with Hennepin County prior to
the issuance of building permits for the General Litho building.
The on-site parking areas, as well as the twenty off-site spaces are bounded by B-612 curb
and gutter and meet the minimum requirements for stall width and depth for 90 degree
parking. Appropriate parking protection areas and 24 foot wide drive lanes are also
provided. The Engineering Department recommends that a wider radius be provided for the
driveways leading to Parkway Circle. A loading dock area containing three loading berths is
provided at the southwest corner of the building. A minimum of three berths are required
for a manufacturing facility of this size. The loading berths exceed the minimum size
requirements in the zoning ordinance.
GRADING/DRAINING/UTILITIES
The drainage plan proposes to surface drain the parking lots onto Parkway Circle, into a
drainage swale on the north and west side of the property and into a storm water detention
pond at the southwest corner of the site. This sheet drainage is unacceptable to the
Engineering Department which will require storm water be conveyed via storm sewer to
these areas. It is my understanding that no information has been provided for roof drainage
so that this can also be incorporated into the drainage plan. These modifications will need to
be made to the drainage plan in a manner acceptable to the Engineering Department prior to
the issuance of a building permit for this project.
This site is over five acres and also abuts Shingle Creek which are two criteria requiring
Shingle Creek Watershed Management Commission review and approval of a storm water
plan for this property. The applicant will be required to have such a plan approved prior to
the issuance of building permits. Easements for ponding areas will also be required.
The Commission's attention is directed to the area designated on the plan as the "edge of
wetland". This area has been verified and is subject to wetland regulations. Also, it should
be noted that the 100 year flood elevation for Shingle Creek is 844 feet. The lowest finished
floor elevation for a building on this property must be at least one foot above this elevation.
The proposed finished floor elevation is 850 feet, well above the 100 year flood elevation.
No grading, filling or alteration of the area at or below the 844 foot mark may take place
without the granting of a special use permit by the City Council and the providing of
compensating storage. No alteration is proposed at this time in this area, however, the
applicant is contemplating a future 20,000 square foot addition to the west end of the
building which will require filling in the area and wetland mitigation. The applicant will
3-16-95 2
have to seek appropriate approvals such as a special use permit and watershed commission
approval for filling and wetland mitigation before such an expansion, or grading for it can be
authorized. In the meantime they are only seeking approval of a grading plan that will allow
the construction of the proposed 60,090 square foot building.
Sanitary sewer and water will be provided to the building at the north end of the site.
Again, the final drainage, grading and utility plan is subject to the approval of the
Engineering Department and the Shingle Creek Watershed Management Commission.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used
to evaluate such plans. This site is 6.25 acres and requires a minimum of 405 landscape
points. The applicant's proposal calls for exactly 405 landscape points through the use of a
combination of 20 shade trees (200 points), 20 coniferous trees (120 points), 20 decorative
trees (30 points) and 110 shrubs (55 points). The applicant has requested not to be required
to designate the species of tree, shrub, etc., but wishes to have the option open to make a
determination of the species to be used at the time of bidding of the project. We do not have
a problem with this, but would recommend that the applicant designate the various types of
trees and shrubs under the categories proposed. The plan calls for a 15 ft. green strip along
the Parkway Circle access drive between the two access points. This area will be sodded and
contain landscaping including shade trees, coniferous trees, decorative trees and shrubs.
Appropriate sight lines should be maintained at the access points to Parkway Circle to avoid
potential sight visibility problems. The proposed landscaping seems to be well distributed
around the site, particularly in the front and south green strips. Some plantings are also
proposed for the area to the west of the building close to the edge of the designated wet land
area. Underground irrigation is required in all landscaped areas. The area to the west of the
building will be left in a more natural state as part of their plan.
BUILDING
The building exterior is proposed to be a precast concrete with an exposed aggregate finish
along the east end where the office area is. The office area is a two story area with the
second floor being totally office space and the first floor being part office and part
production. The production or industrial portion of the building exterior is proposed to be
also precast concrete with a raked finish that will be painted to be complimentary to the
exposed aggregate finish. The Planning Commission may wish to discuss the exterior
treatment being proposed. It should be noted that the buildings in this area for the most part
have a brick exterior including the Minnesota State High School League office, the Holiday
Inn, the building immediately to the north of this site, which contains the Target Audit
Division, and Parkway Place, which fronts along Shingle Creek Parkway between the two
access points for Parkway Circle. The Spec 11 building site is a decorative concrete block
building. The question is whether or not the exterior treatment proposed by the applicant is
consistent and in keeping with the building exteriors in this area. The building elevations
3-16-95 3
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show the building to be approximately 24 ft. in height with a two story office component on
the east end of the building and an approximate 23 ft. high manufacturing/production/
warehousing component to the west. At the main entrance to the building is an approximate
two story canopy area. Tinted insulated glass in anodized aluminum thermal break frames
are provided around the south, east and north portions of the two story office area.
LIGHTING/TRASH
The applicant's site plan indicates 250 watt high pressure sodium wall mounted light fixtures
around the building. Two on-ground light fixtures that provide building up-lighting are
located in the front of the building (east side). Two 250 watt high pressure sodium lights are
mounted on 30 ft. high light poles in the green strip area along Parkway Circle. These
fixtures will be directed onto the property and should not create glare. The plans do not
show a location for trash, however, it is anticipated that trash facilities will be located in the
area of the loading docks. A screening device, preferably of the same material as the
building, will be required to screen trash containers from public view.
RECOMMENDATION
The plans, with possible exception, of the exterior treatment, appear to be in order.
Approval is recommended subject to at least the following conditions:
1. The building plans are subject to review and approval by the Building Official
with respect to applicable codes prior to the issuance of permits.
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2. Grading, drainage and utilities plans are subject to review and approval by the
Engineering Department prior to the issuance of permits.
3. A Performance Agreement and supporting Financial Guarantee (in an amount to
be determined by the City Manager) shall be submitted prior to the issuance of
permits.
4. Any outside trash disposal facilities and rooftop mechanical equipment shall be
appropriately screened from view.
5. The building is to be equipped with an automatic fire extinguishing system to
meet NFPA standards and shall be connected to a central monitoring device in
accordance with Chapter 5 of the city ordinances.
6. An underground irrigation system shall be installed in all landscaped areas to
facilitate site maintenance.
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7. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the
city ordinances.
8. B-612 curb and gutter shall be provided around all parking and driving areas.
9. The applicant shall submit an as-built survey of the property, improvements and
utility service lines prior to release of the Performance Guarantee.
10. The property owner shall entry into an easement and agreement for maintenance
and inspection of utility and storm drainage systems, prior to the issuance of
permits.
11. The applicant shall provide appropriate erosion and sediment control devices on
the site during construction as approved by the Engineering Department.
12. The storm drainage system shall be approved by the Shingle Creek Watershed
Commission prior to the issuance of permits.
13. Ponding areas required as a part of the storm drainage plan shall be protected by
an approved easement. The easement document shall be executed and filed with
Hennepin County prior to the issuance of permits.
14. The 20 parking stalls indicated on the north side of the site shall be dedicated as
off-site accessory parking for the sole use of the adjoining property. Said
declaration shall be filed with the titles to the property prior to the issuance of
permits.
15. An amended Special Use Permit for off-site accessory parking on Parkway
Circle, the central parking lot and adjoining areas relieving the subject property
of its 153 parking stall dedication shall be granted and an appropriate
amendment to the easement agreement and declaration of covenants relating to
these properties shall be executed and filed with Hennepin County prior to the
issuance of permits for this project.
16. All work performed and materials used for construction of utilities shall
conform to the City of Brooklyn Center's current standard specifications and
details.
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