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HomeMy WebLinkAbout1992 08-13 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION AUGUST 13, 1992 CITY HALL CALL TO ORDER The Planning Commission met in regular session and was called to order by Chairperson Wallace Bernards at 7: 30 p.m. ROLL CALL Chairperson Wallace Bernards, Commissioners Kristen Mann, Ella Sander, Bertil Johnson, Mark Holmes and Barbara Kalligher. Also present were Director of Planning and Inspection Ronald Warren and Planner Gary Shallcross. APPROVAL OF MINUTES - July 16, 1992 Motion by Commissioner Johnson seconded by Commissioner Mann to approve the minutes of the July 16, 1992 Planning Commission meeting as submitted. Voting in favor: Chairperson Bernards, Commissioners Mann, Sander, Johnson, Holmes and Kalligher. Voting against: none. The motion passed. APPLICATION NO. 92011 (United Properties/Metropolitan State University) Following the Chairperson's .explanation, the Secretary introduced the first item of business, a request for a determination that a university campus is an allowable special use in the ClA zoning district and concurrently a request for special use permit approval to allow an extension campus of Metropolitan State University in the office building at 6300 Shingle Creek Parkway. The Secretary reviewed the contents of the staff report (see Planning Commission Information Sheet for Application No. 92011, attached) . The Secretary noted that the Metropolitan State University proposal was on as a discussion item on the City Council's agenda the previous Monday night and that the Council had indicated that it went along with the idea of the campus use in concept in the C1A zone. He stated that staff would look into developing ordinance language for both the use and parking requirements relative to such an adult education use if directed by the Commission. The Secretary also noted that the university "campus" would not be a conventional college campus inasmuchas it would have no student union or on-site housing, etc. The Secretary concluded the report by noting that the Building Official has raised the issue of the level of occupancy within the building relative to the exiting provided. He stated that staff would work on resolving this issue as soon as possible in keeping with the requirements of the State Building Code. 8-13-92 1 Commissioner Holmes asked whether space was available within the building for this tenant's use. The Secretary answered that for the most part the space is vacant, but one tenant will be displaced. In response to a question from Commissioner Holmes regarding the use of this space, the Secretary explained that there would be offices primarily on the first floor and classrooms on the second and third floors. Chairperson Bernards asked if the building was handicapped accessible. The Secretary. responded in the affirmative. Chairperson Bernards asked if food vending would be allowed. The Secretary answered that accessory food services or restaurant use is allowable in an office building of this size in the C1A zoning district. Commissioner Kalligher asked if Mr. John Kelly of Ryan Properties had given his agreement to allow the students to park at 6200 Shingle Creek Parkway. The Secretary answered that both 6200 and 6300 Shingle Creek Parkway were built by Ryan Construction in the 1980 's with common access and cross parking from the beginning. He stated that staff are not concerned with the heavy level of occupancy from a parking standpoint as long as it takes place in the evening hours. The Secretary added that the City has not acknowledged off peak parking in the past, that parking requirements have simply been added up without regard to when the parking demand occurred. He stated that this sort of arrangement is somewhat special though not a variance from the Zoning Ordinance. He stated that it should fall under the category of a special use. Commissioner Sander asked if there was any way to contain the use to a couple of floors rather than spreading it throughout the building. The Secretary answered that that would be something the tenant would have to work out with the building owner. Chairperson Bernards noted that during the Dudley tournament and possibly during the Christmas rush there is parking demand from other sites in the area. The Secretary answered that those kinds of arrangements would have to be worked out in lieu of the university occupancy in the building. PUBLIC HEARING (Application No. 92011) Chairperson Bernards then opened the meeting for a public hearing and asked whether anyone present wished to speak regarding the application. Mr. Dan Kirk of Metro State University rose to speak in support of the application. He stated that Metro State is a university without walls, that it is located in several buildings in Minneapolis and St. Paul, many of which are leased. He stated that because classes are offered for the most part in the evening, the university complements other daytime uses. Mr. Mike Ohmes, of United Properties, reconfirmed that the parking available on the site will fit the use proposed. He stated that it was necessary to satisfy both existing and proposed tenants. He added that United Properties had done surveys of their parking demand and have talked with U. S. West, the major tenant in the building. He noted that U. S. West is in favor of the university 8-13-92 2 tenancy in the building. He stated that the occupancy of Metro State would bring the building to full occupancy and that future classrooms will displace existing tenants next year. Mr. Dan Kirk added that the school would have a security guard present and also, that a power door would be installed for handicapped students. Chairperson Bernards asked what role public transit would play in transporting students to the school. Mr. Kirk responded that they have worked with MTC and that they encourage transit ridership for their students. He noted that in discussions with MTC it may be that a route will be changed to go past the 6300 Shingle Creek Parkway building. Commissioner Johnson asked where most of the students will come from. Mr. Kirk stated that he expected more students to come from the northwest suburbs. He stated this area is under served by upper division colleges and universities at present. He added, however, that students coming to this campus will probably come from all over the Twin Cities Metropolitan area. Commissioner Johnson asked how Metro State would compare with St. Thomas in Minneapolis. Mr. Kirk responded that while they appeal to a similar kind of student, their tuition is much lower than St. Thomas and, therefore, more affordable. Chairperson Bernards asked whether they would work with the community colleges in the Twin Cities area. Mr. Kirk responded that he has talked to Dr. Capshaw at Northwest Hennepin Community College about coordinating some of their programs. He stated that his university would compliment community colleges. Commissioner Holmes asked for clarification of what "rentable" and "usable" space referred to. He asked whether the tenant space would take up to 30, 000 square feet. The Secretary answered in the negative. He explained that rentable and usable space are different terms. Mr. Mike Ohmes explained that rentable space includes hallways, bathrooms, etc. The Secretary stated that this was essentially the same as gross floor area. In response to another question from Commissioner Holmes regarding security, Mr. Ohmes stated that part of the proposal would be that an on-site guard would be available. Chairperson Bernards asked whether there was any time limit on the cross parking arrangement. Mr. Ohmes stated that he understood it continues in effect. The Secretary clarified that there is a covenant that runs with the land and that there is enough parking on each site to meet its own parking requirements independently, but the cross parking arrangement allows parking on each other's property as a matter of convenience. Mr. Kirk stated that their planning only involved the 6300 building, not the 6200 building. In response to a question from Commissioner Holmes regarding signage, Mr. Kirk stated he understood that a sign could not be put on the building, but that space would be available on a pedestal sign. Chairperson Bernards asked whether a directional sign might 8-13-92 3 be appropriate. The Secretary noted that an off-site directional sign might require a variance. Chairperson Bernards asked whether anyone else wished to comment regarding the application. Hearing no one, he called for a motion to close the public hearing. CLOSE PUBLIC HEARING Motion by Commissioner Kalligher seconded by Commissioner Sander to close the public hearing. The motion passed unanimously. Commissioner Johnson stated that the Commission sees the university proposal as a very positive thing for the community. Chairperson Bernards asked whether the building in question is located in the tax increment district. The Secretary answered that he was not sure although he was fairly positive that the building to the south was in the tax increment district. Commissioner Mann agreed that this was a very appropriate use in this area. ACTION RECOMMENDING APPROVAL OF APPLICATION NO. 92011 (UNITED PROPERTIES/METROPOLITAN STATE UNIVERSITY Motion by Commissioner Mann seconded by Commissioner Johnson to recommend approval of Application No. 92011 subject to the following conditions: 1. Special use permit approval acknowledges a university campus with up to 18 classrooms, occupying- up to 16, 605 sq. ft. of rentable space at 6300 Shingle Creek Parkway as contained in the applicant's plans and letter dated August 4, 1992. Any expansion or alteration of the proposed use beyond that contained in the aforementioned submittal shall require an amendment to this special use permit. 2 . The special use permit is subject to all applicable codes, ordinances, and regulations. Any violation thereof may be grounds for revocation. 3 . Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 4. Students attending weekday daytime classes shall not exceed 60 at any given time. Voting in favor: Chairperson Bernards, Commissioners Mann, Sander, Johnson, Holmes and Kalligher. Voting against: none. The motion passed. Chairperson Bernards stated the Commission was very pleased with the proposal and added that he hoped the City could accommodate the university within its ordinances. Mr. Kirk stated that he appreciated the support of the staff and the Planning Commission. 8-13-92 4 Chairperson Bernards asked how to proceed with an ordinance amendment. The Secretary answered that the Commission had essentially made a finding tonight that the proposed educational use was similar to a use that was already allowed by special use permit in the C1A zone. He stated that educational uses vary from the small dance studio to a full blown university campus. He stated that the proposal by Metro State falls somewhere in between. The Secretary stated that parking is an issue and that staff wanted to come up with a parking formula, if possible, to govern such a use. In response to Commissioner Mann, the Secretary stated that the staff could prepare a draft if so directed, but that he did not feel the proposal by Metro State needed to be held up for that ordinance to be enacted. Commissioner Johnson asked how Schmitt Music was looked at in the ordinance. The Secretary answered that Schmitt is principally a wholesale distribution use allowable in the industrial park zone. The educational aspect, he stated, was a special use permit in that zone as is the retail sale of products that are wholesaled on the use site. The Secretary informed the Commission of the Vision Workshop to be held on August 29, 1992 in Constitution Hall of the Community Center. The Secretary also informed the Commission that the staff were still working with Phillips 66 on redesigning its site plan. He stated that the Planning Consultant hired for the Brooklyn Boulevard Study had recommended keeping the 50 ' setback at least at this stage of the study. ADJOURNMENT Following a brief review of upcoming business items, there was a motion by Commissioner Sander seconded by Commissioner Mann to adjourn the meeting of the Planning Commission. The motion passed unanimously. The Planning Commission adjourned at 8: 35 p.m. Chairperson 8-13-92 5 1 1