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HomeMy WebLinkAbout1992 08-13 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER AUGUST 13 , 1992 REGULAR SESSION 1. Call to Order: 7: 30 p.m. 2. Roll Call 3. Approval of Minutes - July 16, 1992 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. United Properties/Metropolitan State University 92011 Request for a determination that a university campus is an allowable special use in the C-1A zoning district and request for special use permit approval to allow an extension campus of Metropolitan State University in the office building at 6300 Shingle Creek Parkway. 6. Other Business 7. Discussion Items 8. Adjournment 1 PLANNING COMMISSION INFORMATION SHEET Application No. 92011 Applicant: United Properties/Metropolitan State University Location: 6300 Shingle Creek Parkway Request: Determination/Special Use Permit Determination The applicant requests a determination that an educational use is an allowable use in the C-1A zoning district and for a special use permit, assuming that it can be so construed, for a university campus in the office building at 6300 Shingle Creek Parkway. The property in question is zoned C-1A and is bounded on the north by Interstate 94, on the east by Earle Brown Drive (west leg) , on the south by an identical six story office building, and on the west by Shingle Creek Parkway. Educational uses are a permitted use in the C2 zone, but are not listed as a permitted use in the C-1 zone. (C-1A uses are the same as C-1 uses. ) In 1987, the City Council adopted an ordinance amendment allowing "instructional uses for art, music, photography, decorating, dancing and the like and studios for like activity" as a special use in the C-1 zoning district. While this does not comprehend something of the scale of a university campus, it is at least a use where adult classes may be. conducted. It, therefore provides some basis for considering a university campus as a use that may be comprehended in the C-1A zoning district. Under the Building Code, an adult educational use is classified as a B2 type occupancy, the same as office occupancy. Staff have taken the position that the use, if allowed at all in the C-1 and C-1A districts, should be classified as a special use because of the treatment of "instructional uses" under the existing ordinance. It may be appropriate to amend the ordinance to clarify that educational uses generally are comprehended as a special use in the C-1 and C-1A districts, but we do not believe it is necessary to accomplish that ordinance amendment prior to consideration of a special use permit for Metro State University. It should also be pointed out that the Zoning Ordinance contains no explicit parking formula for educational uses. In the case of the recent additions to Earle Brown Elementary School and the Brooklyn Center Junior-Senior High School, parking requirements were related to staff levels and assembly use within the building. In the case of a university campus serving primarily adults, something related to the expected enrollment or even to potential seating may be appropriate. We recommend consideration of an explicit ordinance provision relating to educational uses to give guidance in the future. Such a provision might require, for adult educational uses, one space for each two potential seats or one space per enrollee on the maximum day or evening of classes, whichever is greater. There will also be parking demand for staff and faculty, but there should be at least some carpooling or transit ridership August 13 , 1992 1 • • it • �I to offset this. Special Use Permit The proposed special use permit would comprehend a university campus with office space, conference room and classrooms totaling 14,826 sq. ft. of "usable" space and 16, 605 sq. ft. of rentable space. There would be a total of 13 classrooms used this fall with five more to be added next fall. Total seating, including the conference room would come to 645 seats next fall. Offices and conference room will be located on the first floor and classrooms will be located on the second and third floors of the office building at 6300 Shingle Creek Parkway. The applicant's representative, Mr. Daniel Kirk, has submitted a letter describing the proposed university use and a class schedule for the fall quarter (attached). Mr. Kirk explains that Metropolitan State University is a member of the Minnesota State University System. It is an upper division university which offers bachelor's and master's level degrees for working adults. The typical student is 35 years old, works full time and attends classes in the evening or weekends. Most classes are in the evening, Monday through Thursday, 6 to 9 p.m. and on Saturdays between 8 and 4 p.m. Mr. Kirk states that the university as well as the building owner does not want to have a parking problem. They have made numerous parking surveys over the past six months and have concluded that available parking will be adequate for the limited daytime use and the more extensive evening use of the property. Metro State plans to have three to four staff members on a regular basis at the site and will have rotating offices for administrative and academic purposes for staff who would travel to and from permanent locations in Minneapolis or St. Paul. Mr. Kirk states that Metro State serves approximately 8500 students in the metro area. The northwest suburban facility would house approximately 10 to 15% of their total enrollment spread throughout the year. Classes are offered quarterly including summer. Mr. Kirk states that Metro State's average class size is 22 . The class schedule indicates that a maximum of 13 classes will be offered at one time on Wednesday evenings. He therefore expects approximately 260 students to be the maximum present at the site in the evening. Mr. Kirk concludes his letter by noting that Metro State University successfully leases space in office buildings throughout the metro area. He lists buildings in both Minneapolis (City Place) and St. Paul (Metro Square) as examples. Regarding the special use standards contained in section 35-220 of the Zoning Ordinance (attached) , we believe they can be met in this case. The proposed educational use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The proposed August 13 , 1992 2 special use will not be injurious to the use of other property in the immediate vicinity nor will it impair property values. It should be noted at this juncture that there is a cross parking agreement with the property to the south which is owned by Ryan Properties. Mr. John Kelly of Ryan Properties has called to say he has no objection to the proposed use and, in fact is looking forward to the beneficial spinoffs from the university being here. The establishment of the proposed university will not impede the normal and orderly development and improvement of surrounding property. In fact, it should be a stimulus to further development and improvement of the area. Regarding the adequacy of parking, we feel that the schedule of classes is of utmost importance. The class schedule for the fall quarter (attached) indicates that there will be no more than one class offered during the day on any given day of the week. Almost all classes will be offered between 5: 30 and 9: 30 p.m. Monday through Thursday and between 8: 00 a.m. and 4 : 00 p.m. on Saturday. The parking available for the space taken up by Metro State, based on the parking formula for the office building, is approximately 67 stalls. The maximum enrollment for any of the daytime classes is 30 students. We believe two such classes could comfortably be accommodated on the site. At this time, we would recommend that daytime enrollment be limited to no more than 60 until such time as the university occupies more space within the building. As to evening parking demand, a total of 18 classrooms may be in use at one time when all planned improvements are complete. The applicant has indicated that average class size is 22 . Although total seating may reach 621, actual enrollees present at one time probably will not exceed about 400. The site in question contains 435 parking stalls. Coincidentally, the number of workers from U.S. West Direct (the major tenant in the building) that work at night is approximately 35. It, therefore, appears that, even if every student -drives, the existing site can accommodate the proposed number of classrooms. Beyond this level, it may be necessary to use parking on adjacent properties. No such arrangement is acknowledged in the approval of this application, though the cross parking arrangement with 6200 Shingle Creek Parkway will allow students to park on either property as a matter of convenience. Additional classroom space will, we believe, require an off-site parking agreement since it likely will expand parking demand beyond the capacity of this site. Recommendation Altogether, we believe the proposed use should be considered a special use in the C-1A zoning district and that the standards for a special use permit are met in this case. Approval is, therefore, recommended, subject to at least the following conditions: 1. Special use permit approval acknowledges a university campus with up to 18 classrooms, occupying up to 16, 605 August 13, 1992 3 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. Submitted by, C Gary Shallcross Planner Approved by, Ronald A. Warren Director of Planning and Inspections August 13, 1992 4 r+UU-U4-1 1_i:" ib•,J( rr'.UI'I VIC-I I-U J I H I t UH i VLNC:)I I f I U Post-It'"brand fax transmittal memo 7671 O►otpages It'C91 Metropolitan u Zhifhmas ` i State University �FK- c0 R.uept phone Suite 121, Metro Square 7c9 - 77 121 Seventh Place E. Fax# s.»r_ q Fax# St. Paul, Minnesota 55101-2189 612/296-3875 .. August 4, 199.? Mr. Clary Shallcrose Planner City of Brooklyn Center 6301 Shingle Creak Pkwy. Brooklyn Center, MN 55430 Dear Gary: As you requested, here is more information upon Metropolitan State University's plans for the northwest suburbs. • Metropolitan State University is a member of the Minnesota State University System. It is an upper division university. which offers bachelor's and master's level degrees for working adults. The typical Metropolitan State University student is 35 years old, works full time and attends classes in the ravening or weekends. • Metro State offers nearly a11 .of its classes in the evening, Monday through Thursday, 6 to 9 PM and on Saturdays between 8 and 4 PM. • We anticipate using approximately 14 rooms beginning September 28, 1992 in the Brookdale Corporate Center. Future expansion plans include the' addition of up to about 5 more classrooms by 1995• • A parking problem is something we all desire to avoid and we would not be considering this facility if we felt that this was going to be a problem. Because of our intense evening usage. we have made numerous surveys of daytime and evening parking during the last six months. As a result, we're convinced that evening parking usage will not be a problem. Our daytime usage is extremely limited and we would restrict our scheduling to be sure we are within' tho proportionate number of stalls available for tenants in the building. (4.5 stalls per thousand usable square feet, or approximately 60 stalls during the day. ) • We plan to house approximately three to four staff members on a regular basis at the site. In addition, two rotating offices would be availablc for admini3trative and academic purpocoo for etaff who would travel to and from permanent locations in either Minneapolis or St. Paul to provide rotating student support services. • Metropolitan State serves approximately 8,500 students in the metropolitan area. The northwest suburban facility would be a satellite facility that would house approximately 10 to 15% of our total enrollment spread throughout the year. An equal opportunity educator ti, printed on recycled paper 10• JG rrVii IIC Ir-.-J JInIC Vii l`JCrJl I I iU r_. • Metropolitan State's average class size is 22. The 1992 fall quarter schedule indicates that the maximum number of classes offered at any one time in the evening, would be 13 classes on Wednesday cvcnings. Therefore, approximately 260 students would be the maximum number of students on site in the evening when usage is most intense. Metropolitan State offers programs quarterly throughout the year including summer. The typical student will take one evening class per quarter (11 weeks in duration). • We successfully lease space in office buildings throughout the metropolitan area and have done so since we were founded twonty yearaa ago. Major office building sites we currently use are located in Minneapolis (City Place, 8th & Hennepin and Business Technology Center 7th and 10th Ave.) , and St. Paul (Matro Square, 7th & Robert) . Please let me know if I can provide you with additional information. Sincerely, Daniel Kirk Associato Vice President DK:lp i 1 METRO STATE UNIVERSITY, NORTHWEST CENTER METROPOLITAN STATE UNIVERSITY Brookdale Corporate Center FALL QUARTER, 1992 6300 Shingle Creek Pkwy, Brooklyn Center Contact: Carol Olson 772-7606 HOLIDAYS: Thur-Sun, Nov 26-29 - Thanksgiving Thur-Sun, Dec 24-27 - Winter Holiday MONDAYS NO. COURSE INSTRUCTOR DAY HOUR DATES MAX RM 2225A Adver Copywriting Zauhar M . 6-9pm 9/28-12/7 16 31000 Gen Wrtg IO Waterman M ( 6-9pm 9/28-12/7 22 6250A Mgmt Info Syst Bouchard M 16-9pm 9/28-12/7 20 21728 Mgrl Prob Solv Thiede M�� 5:4-9pm 9/28-12/7 25 0003A Perspective 1C Meyers,M M 6-9pm 9/28-11/16 22 2230A Price Determin St anly M 6-9pm 9/28-12/7 25 6120A Price Determin Stanly M ( 6-9pin 9/28-12/7 20 4362A Train/Design Johansen M 5: 3-8:3p 9/28-12/7 16 25 cc 43 NW Center (continued) . TUESDAYS NO. COURSE INSTRUCTOR DAY HOUR DATES MAX RM 0037A Perspective 3E `'��-rum.-�- T* 9am-12 10/27-12/15 22 2016A Adv Acct Stoller T 16-9pm 9/29-12/8 25 1301A Citizenship Thoreson T � 6:3-9:3p 9/29-12/8 30 2056C Comp/Info Proc Heath T j6-9pm 9/29-12/8 35 1278A Explore/Universe Englar T 16:3-9:3p 9/29-12/8 30 2005C Fin Acct IIC Lee T 6-9pm 9/29-12/8 35 43018 Hum Rel/Multicult Rudnitski T 6-9pm 9/29-12/8 28 22416 Hum Resourse Mgmt Gjetson T 6-9prn 9/29-12/8 25 3207A Interp Comm Hixson T 6-9pm 9/29-12/8 22 V : 2162D Mgmt: Org Behav Holman T `� 6-9pm 9/29-12/8 20 i 22616 Mgmt: Prin Hess T ! 6-9pm 9/29-12/8 30 2093C Microeconomics Pritchard T 6-9prn 9/29-12/8 30 31108 Wrty/Work IIB Hughes T 6-9pm 9/29-12/8 18 5512N Appl CommHealth Staff moved to M/Edina Narayan 5/8 47 I NW Center (continued) WEDNESDAYS NO. COURSE INST1RUCTOR DAY HOUR DATES MAX RINI 32006 Pub Spk/Prof Pers Kyweri ga W*VA 1-4pm 9/30-12/9 22 1162A Am Idea/Free Graham W i6-9pm 9/30-12/9 20 1321A Anth/Aging Cox,M W ' 6:3-9:3p 9/30-12/9 25 8300A Basic Writing Hall W 5:3-9pm 9/30-12/9 22 1132A Classical Wrld Swenson W `6-9pm 9/30-12/9 25 20560 Comp/Info Proc May W 6-9pm 9/30-12/9 32 20206 Cost Acct =9;n-ff- W 6-9pm 9/30-12/9 25 4250C Gen Psych Staff W 6-9pm 9/30-12/9 21 4203A Holistic Health Anderson,L W _9 6-9pm 9/30-12/9 25 _J 2064A Info Syst Anal Firtko W 6-9pm 9/30-12/9 24 2015A Interm Fin Acct Featherstone W 6-9pm 9/30-12/9 40 4303A Interp/Soc Power Bute W ' 6-9pm 9/30-12/9 22 2200E hiktg Pri n oaf- —? a a W 6-9pm 9/30-12/9 30 0026A Perspective 2I Anderson,M W �6-9pm 10/14-12/2 22 48 NW Center (continued) THURSDAYS NO. COURSE INSTRUCTOR DAY HOUR DATES MAX RH 0016A Perspective 1P Britts Th*�,,A14pm 10/1-11/19 22 3006B Begin Span I Ochoa Th 16-9pm 10/1-12/17 22 3100C Gen Wrtg Plomondaon Th I 6-9pm 10/1-12/17 22 2145A Labor Law Madden Th ! 6-9pm 10/1-12/17 35 2090A Macroeconomcis Kleinbaum Th 6-9pm 10/1-12/17 30 1 i 2010B Mgrl Acct Rapp Th,, 6-9pm 10/-1-12/17 25 6300D Mgrl Comm Arnott Th 6-9pm 10/1-12/17 20 2030A Operational Audit Pedretti Th 6-9pn 10/1-12/17 25 22528 Recruit/Intery Fieldman Th 6-9pm 10/1-12/17 30 1249C Stat/Hum Sery Scamehorn Th 6-9pm 10/1-12/17 30 Oft 5 c � k ' L,/ ICI 49 NW Center (continued) FRIDAYS NO. COURSE INSTRUCTOR DAY HOUR DATES MAX RM 2111D Mgrl Finance G4*t==Ztz= F* 09am-12 10/2-12/18 30 3218A Storytelli !Ill - 01-94 U6.; l� c - --- S --"9"am-5:3 10/10;11/7; 1� SATURDAYS NO. COURSE INSTRUCTOR DAY HOUR DATES MAX RM 21686 CaseSt/Strat Mgmt Weber S 10a-2p 10/3-12/19 25 6366A Fundraising Mgmt Flessner S 9am-12 10/3-12/19 20 30646 Mass Comm Roy S 9am-12 10/3-12/19 22 0506W Perspective IS Johansen S 8:3a-12:3 11/7 25 MMA Info Mtgs S 10-12 10/24;11/28 20 50 JNITED PROPERTIES Brokerage&Management Company A U G 1992 `s cv RECENE August 6, 1992 D.ROOtlYN CEPRO ruiln. Zf Mr. Gary Shallcross City Planner City of Brooklyn Center 6301 Shinglecreek Parkway Brooklyn Center, MN 55430 RE: 6300 Shinglecreek Parkway Dear Mr. Shallcross: Mr. Michael Ohmes, of United Properties, asked that I summarize my conversation with Linea Campion of U.S. West Direct regarding the proposed tenancy of Metropolitan State University at the above referenced location. Ms. Campion's reaction could best be described as favorable. She went so far as to comment on how convenient it would be for many of the U.S. West Direct employees to take classes after work in the same building. When asked about after hours parking requirements for U.S. West Direct, she indicated that the "department" on second floor was contemplating a move to "flex hours" which would place up to thirty-five employees in the building after 5:00 p.m. Ms. Campion's only concern revolved around security issues and those fears were dispelled when she learned an on-site guard would be provided at Metropolitan State University's cost during their hours of operation. If you wish to contact Ms. Campion directly, she can be reached at 585-2252. Should any other questions arise please feel free to give me a call at 893-8885. Sincerely, f G�� Fred C. Koehler Property Manager cc: Michael Ohmes o8oea.dw 3500 Wost 80th Street Swte 110 f l�rinc;��1x,l�s,MN 1;5431 (612) 831-1000 35-320 3. Special Uses a. Accessory off-site parking not located on the same property with the principal use, subject to the provisions of Section 35-701. b. Group day care facilities provided they are not located on the same property as or adjacent to a use which is not permitted to abut R1, R2, R3 zoned land and provided that such developments, in each specific case, are demonstrated to be: 1. Compatible with existing adjacent land uses as well as with those uses permitted in the C1 district generally. 2. Complementary to existing adjacent land uses as well as to those uses permitted in the C1 district generally. 3. Of comparable intensity to permitted Cl 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 those facilities, the immediate neighborhood, or the community. 5. Traffic generated by danger to children served by the day care usee will not pose a and further provided that the special requirements set forth in Section 35-411 are adhered to. f/ Instructional uses for and the like and studios rfor mlike, activityaphy, decorating, dancing Section 35-321 C1A SERVICE/OFFICE DISTRICT. I. Permitted Uses (No height limitation) a. All of the permitted uses set forth in Section 35-320 shall be permitted in a building or establishment in the C1A district. 2. Special Requirements a. See Section 35-411 of these ordinances. 3. Special Uses a. Accessory off-site parking not located on the same propert the principal use, subject to the provisions of Section 35-701. with 1. All of the .special uses set forth in Section 35-320 shall be allowed by special use permit in the C1A district. 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. s �ILIL - J •, II.moII I Id ON AP IVA IVA J •/ U\�IIII �1 II ♦ = IIII ..� /,, IIII,,//„ , •!� ■ .___ = Y 'poi / �'�•�. � � ioioioi •'�� � �00000 it ©I� all 1l•111111111 ,'� * ,, .�; �:. • . III►�♦ ♦ :_�:� ���o� �� 1/1/1111111111/. �� � �� '��2yi�v... . . . � == ■ 111® 11111111111����♦♦ `� � ����, �� � • 11111 111111111//I r ♦♦ No".1 111m11L+11/��♦ �y�� �� . , . yt _- , ��►,11; Iasi 11111/: ♦ X111 111111111m r X11 11111111 ♦ ��i�'s: r----�--�!� is s �I/1 1111 ♦, '•�.'•:.,,� � - „ ,.= _ , X111 11111 ♦♦ , � !�;s�.;� - MINN y �O mm POP ~R'1IHIIVlIJRVII AP m NZ 4m r mm mm Wvi�w Ds= Mftlm=Lmmm Mill mm mm 0 1 mu�mm mm SO my- ' 1