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HomeMy WebLinkAbout1986 04-10 PCP Planning Commission Information Sheet Application No. 86015 Applicant: Viking Gym Location: 6502 Shingle Creek Parkway Request: Special Use Permit The applicant requests special use permit approval to expand the Viking Gym in the industrial building at the northeast corner of Freeway Boulevard and Shingle Creek Parkway. The property in question is zoned I-1 and is bounded on the north by the Northwestern Bell maintenance building, on the east by James Avenue North, on the south by Freeway Boulevard, and on the west by Shingle Creek Parkway. The Viking Gym tenant space is at the southwest corner of the building. Gymnasiums are allowed by special use permit in the I-1 zone. Viking Gym was granted a special use permit under Application No. 82034. The main zoning concern with the proposed expansion of the gym appears to be the impact on required parking. Under a new formula adopted in 1983, the gym is required to have 20 spaces for the first 1,000 sq. ft. of gross floor area plus one space for each 300 sq. ft. of additional gross floor area. The area of the space in question is approximately 9,000 sq. ft. and requires 47 parking spaces. The remainder of the building is approximately 88,500 sq. ft. Assuming 10% of the building area is devoted to office, the parking requirement for the balance of the building is 144 spaces. The total requirement is, therefore, estimated at 191 spaces. There are 212 spaces installed at the site and an unstriped area that could accommodate 80 additional spaces. Therefore, there does not seem to be a parking problem posed by the expansion of the gym within the building. The use of the space the gym is expanding into is for general exercise area and a small office area. Lockers, weightlifting, and aerobics are located in the existing tenant space. Staff see no conflict with the Standards for a Special Use Permit posed by the expansion of this use. Approval is, therefore, recommended, subject to the following conditions: 1 . Building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. The expanded gymnasium use is subject to the conditions imposed on the original special use permit granted under Application No. 82034. 4-10-86 1 1 Planning Commission Information Sheet Application No. 86016 Applicant: Color Converting Industries Location: 6660 Shingle Creek Parkway Request: Determination The applicant requests a determination by the City Council that the storage, manufacture, and distribution of ink is similar in nature to other permitted uses in the I-1 zoning district. The applicant wishes to locate in the industrial building at 6660 Shingle Creek Parkway. The property in question is zoned I-1 and is bounded on the east by Johnson Controls, on the south by the Northwestern Bell maintenance facility, on the west by Shingle Creek Parkway, and on the north by 67th Avenue North. Section 35-330, subsection 1 f permits in the I-1 zone: "Other uses similar in nature to the aforementioned uses, as determined by the City Council." Among the aforementioned manufacturing uses permitted in the I-1 zoning district are: 116. Printing and publishing and allied industries. 7. Chemicals and allied products as follows: -Drugs -Soaps, detergents and cleaning preparations -Perfumes, cosmetics and other toilet preparations (compounding and packaging only." ) Also, in terms of wholesale trade activities, "Drugs chemicals, and allied products" are listed as terms which may be traded from the I-1 district. Certainly, the storage, manufacture, and shipment of ink involves chemicals and allied products. The concern with the proposed use is primarily over the flammability and toxicity of the liquids involved. The Fire Department has requested and received information on each of the materials to be handled in the business. Section 35- 413, subsection 2 of the Zoning Ordinance (attached) prohibits the storage, utilization or manufacture of materials or products which could be detonated, unless specifically licensed by the City Council. The materials involved in this operation are not explosives, only highly flammable and potentially toxic in the event of a fire. The determination which must be made regarding the proposed use is whether the risks posed by the storage and manufacture of ink and ink components is unacceptable in the I-1 district, or whether modifications to the tenant space can be made which will make the risk an acceptable one. Fire Inspector Milton Selander has had correspondence with Mr. Bill Hegstrom of CCI and obtained information on the types and quantities of materials, flammability ratings, extinguishing media (water, foam, CO2, dry chemical, etc.) , flashpoints and other safety data on the materials to be used. (see correspondence attached. He has also transmitted a memo to Building Official Andy Alberti expressing various general points of concern regarding this potential tenant (see attached. Note: this is not a list of specific requirements, only general concerns that Mr. Selander feels must be addressed) . 4-10-86 -1- Application No. 86016 continued Building Official Andy Alberti and Inspector Clay Larson have also inspected the building in question at 6660 Shingle Creek Parkway. The Building Official's comments should be available in writing by Thursday's meeting. The general thrust of his conclusions is that the building in question, more specifically the tenant space CCI seeks to occupy, can be modified to meet the requirements of the building code and the fire code. We have also contacted the City of Des Moines, Iowa where CCI is presently located and inquired as to the zoning of their present location and the zones in which such an operation would be allowed. The existing CCI plant is located in the M-2 (Heavy Industrial) zoning district in Des Moines. The City of Des Moines allows the manufacture and storage of ink only by conditional use permit in the heavy industrial zoning district. This, classification is based on the storage of flammable materials on the site which constitutes a Group H occupancy under the Uniform Building Code. We have reviewed the permitted and special uses in the I-1 zoning district (see Section 35-330) . Most, if not all, fall into the B-2 occupancy rating. Few would fall into the Group H occupancy class as far as the general use, though certain storage rooms or processes might. The Zoning Ordinance does not explicitly refer to the occupancy categories of the Uniform Building Code in distinguishing between permitted and non-permitted uses. It should be pointed out, however, that certain uses that are Group H occupancies (such as paint booths and planing mills and saw mills) are specifically prohibited. Nevertheless, some Group H occupancies do exist in the Industrial Park, such as Medtronic (lithium storage) ; Hiawatha Rubber (rubber processing) ; the City garage and MTC bus garage; also plastic molding and die casting activities. There are also propane gas storage tanks stored outside and above ground in the Industrial Park which pose a very considerable potential safety risk. Thus far, the City has accepted these risks in the I-1 zone. It is a policy question whether a use classified as an H-2 occupancy should be allowed in the Industrial Park (I-1) zoning district. It should be kept in mind that such a use could conceivably occupy an entire industrial building, not just a limited tenant space, if a finding is made that it is similar in nature to other permitted uses in the I-1 zone. The conclusion that staff draw from the Zoning Ordinance and from the uses located in the Industrial Park is that the proposed use is not similar in nature to other uses permitted in the I-1 zoning district. We reach this conclusion because the principal activities of the proposed use involve the storage, processing, blending and shipment of flammable materials throughout the tenant space. The occupancy classification of this use is, therefore, H-2 under the Uniform Building Code. While there are other uses in the Industrial Park that contain H occupancies, the hazardous occupancy in those cases is only for an accessory use, not a principal use. The principal uses allowed and existing in the Industrial Park are generally B-2 occupancies, not classified as hazardous under the Building Code. lie recommend that principal uses which must be classified as H-2 occupancies not be considered similar in nature to other permitted uses in the I-1 zone. If, however, the Planning Commission is inclined to recommend approval of the proposed use, staff will be prepared to recommend conditions of approval. 4-10-86 -2- CITY OF BROOKLYN CENTER Notice is hereby given that a public hearing will be held on the day of , of 1986 at p.m. at the City Hall, 301 Shingle Creek Parkway to consider an amendment to the Zoning Ordinance regarding parking requirements for retail buildings. Auxiliary aids for handicapped persons are available upon request at least 96 hours in advance. Please contact the Personnel Coordinator at 561-5440 to make arrangements. ORDINANCE NO. AN ORDINANCE AIENDING CHAPTER 35 OF THE CITY ORDINANCES REGARDING PARKING REQUIREMENTS FOR RETAIL BUILDINGS THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS FOLLOWS: Section 1. Chapter 35 of the City Ordinances is hereby amended in the following manner: Section 35-704. MINIMUM PARKING SPACES REQUIRED 2. Commerce (Retail and Service/Office) c. Other retail stores or centers and financial institutions: [Eleven] Ten spaces for the first 1,000 square feet of gross floor area or fraction thereof; [eight spaces for each 1,000 square feet of gross floor area in excess of 1,000 square feet, but not exceeding 15,000 square feet; six spaces for each 1,000 square feet of gross floor area in excess of 15,000 square feet, but not exceeding 30,000 square feet; 5.5 spaces for each 1,000 square feet of gross floor area exceeding 30,000 square feet.] Five (5) spaces for each additional 1,000 square feet of gross floor area up to 500,000 square feet; 5.5 spaces for each 1,000 square feet of gross floor area over 500,000 square feet. Section 2. This ordinance shall become effective after adoption and upon thirty (30) days following its legal publication. Adopted this day of 19 Mayor ATTEST: Clerk Date of Publication Effective Date (Underline indicates new matter, brackets indicate matter to be deleted.)