HomeMy WebLinkAbout2020 03-23 CCPC IT Y C O UNC IL
M E E T I NG
City Hall Council Chambers
March 23, 2020
AGE NDA
1.Invocation - 7 p.m.
2.Call to Order Regular Business M eeting
The City Council requests that attendees turn off cell phones and pagers during the meeting. A
copy of the full City C ounc il packet is available to the public . The packet ring binder is loc ated at
the entrance of the council chambers.
3.Roll Call
4.P ledge of Allegiance
5.Approval of Agenda and Consent Agenda
The following items are c onsidered to be routine by the C ity Council and will be enac ted by one
motion. There will be no separate discussion of these items unless a Councilmember so
requests, in which event the item will be removed from the c onsent agenda and considered at
the end of Council Consideration I tems.
a.Approval of Minutes
- Motion to approve the following minutes:
March 9 -Study Session
March 9 - Regular Sessi on
b.Approval of L icenses
- Motion to approve li censes as presented
c.Support for the City Clerk to Apply for the MC F O A Region I V Director
Position
- Motion to support the City Clerk on applying for the Municipal Clerks and
Finance Officers Association of Minnesota (MCFOA) Region IV Director
Position
6.P resentations/Proclamations/Recognitions/Donations
7.P ublic Hearings
8.P lanning Commission Items
a.Resolution A pproving P lanning Commission Application No. 2020-001 for a
Special Use P ermit and Parking Variance (L ocated at 4900 France Avenue
North)
Motion to adopt a resolution approving P lanning Commission A pplication No.
2020-001 f or issuance of a Special Use P ermit and parking variance to
operate a mosque and community center at 4900 F rance Avenue North, as
amended by the conditions of approval in the resolution.
9.Council Consideration Items
a.Resolution Expressing S upport for Converting Highway 252 From an at-grade
Expressway to a Grade S eparated Freeway
- Motion to approve a resolution expressing support for converting Highway
252 from an at-grade expressway to a grade separated freeway
10.Council Report
11.Adjournment
C ouncil R egular M eeng
DAT E:3/23/2020
TO :C ity C ouncil
F R O M:C urt Boganey, City Manager
T H R O U G H :D r. Reggie Edwards, D eputy C ity M anager
BY:Barb S uciu, C ity C lerk
S U B J E C T:A pproval of Minutes
B ackground:
I n accordance with M innesota S tate S tatute 15.17, the official records of all mee4ngs must be documented
and approved by the governing body.
B udget I ssues:
- None
S trategic Priories and Values:
O pera4onal Excellence
AT TA C H M E N TS :
D escrip4on U pload D ate Type
3-9 S tudy S ession 3/19/2020 Backup M aterial
3-9 Regular S es s ion 3/19/2020 Backup M aterial
03/09/20 -1-
MINUTES OF THE PROCEEDINGS OF THE CITY COUNCIL
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY
OF HENNEPIN AND THE STATE OF MINNESOTA
STUDY SESSION
MARCH 9, 2020
CITY HALL – COUNCIL CHAMBERS
CALL TO ORDER
The Brooklyn Center City Council met in Study Session called to order by Mayor Mike Elliott at
6:00 p.m.
ROLL CALL
Mayor Mike Elliott and Councilmembers Marquita Butler, April Graves, and Kris Lawrence-
Anderson. Councilmember Dan Ryan was absent and excused. Also present were City Manager
Curt Boganey, Deputy City Manager Reggie Edwards, Community Development Director Meg
Beekman, City Clerk Barb Suciu, and City Attorney Troy Gilchrist.
CITY COUNCIL DISCUSSION OF AGENDA ITEMS AND QUESTIONS
Mayor Elliott stated he will remove Item 6d, related to Highway 252, from the Regular Agenda
and move it to Item 10b.
MISCELLANEOUS
Mr. Boganey requested the City Council’s consideration of two potential meeting dates. Both
meetings would be held from 6:00 – 8:00 p.m. Meeting attendees should arrive by 5:45 p.m.
Mr. Boganey stated the meetings are with the School Board, and Common Sense. He added
potential dates identified by City Staff are March 30, April 6, April 20, and May 4. He noted other
dates can also be considered.
Mr. Boganey asked the City Council to indicate their meeting date preferences for him to tally the
results. He added the dates of April 6 and May 4 are the preferred dates.
City Clerk Barb Suciu stated the Board of Appeal and Equalization meeting is scheduled for April
6, 2020.
Councilmember Graves gave the City Council copies of a Resolution of support and requested
their consideration.
Councilmember Graves left the Study Session at 6:12 p.m. She noted she would return soon.
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Mr. Boganey asked whether the dates of April 20 and May 4 would work. Ms. Suciu stated April
20 is the alternate date for the Board of Equalization. She added all Mondays in April are taken.
Mr. Boganey stated the School Board meeting will be scheduled for May 4, 2020, and a date will
be sought for the additional meeting.
Mr. Boganey stated a webinar, hosted by the League of Minnesota Cities, will be held on Thursday,
May 12, 2020, at 11:00 a.m., on the topic of coronavirus. Information will be provided for cities
regarding what impact the coronavirus will have on the community and how to mitigate its effects.
He noted City Councilmembers are welcome to attend.
Councilmember Butler asked whether City Staff have a plan in place for when to cancel City
events and take other actions related to COVID-19. Mr. Boganey stated City Staff will follow the
lead of Hennepin County’s declarations. He stressed the importance of being in sync with
Hennepin County and the State of Minnesota, in terms of declarations to initiate specific actions.
Mayor Elliott stated the Center for Disease Control (CDC) guidelines for cities and government
organizations and how to respond to COVID-19.
Mayor Elliott stated he received a request from the Alliance for Sustainability for the City to
participate in a grant application for the development of a sustainability plan for Brooklyn Center.
He added the City is looking into forming a sustainability Commission. He noted a conference is
planned that City Staff and Councilmembers may want to attend, which will address sustainability
efforts and how cities can develop a sustainability plan.
Mayor Elliott stated he invited the Alliance’s Executive Director to address the City Council at an
upcoming Regular Meeting. He added the Alliance is focused on implementing sustainability
standards that can help cities meet their overall energy goals.
Mayor Elliott stated he spoke with Tom Fisher, University of Minnesota Design Center, about
addressing the City Council regarding the Design Center’s work enhancing sustainability in
communities that are actively under development.
Councilmember Lawrence-Anderson stated she spoke with Emily Anderson, Minnesota Non-
Smokers Association, as well as a representative of the American Heart Association, regarding
new initiatives that other cities have undertaken in terms of tobacco-related Ordinances. She added
Golden Valley has initiated new legislation, and other cities are limiting the sale of flavored
tobacco products. She noted these individuals would like to address the City Council on this issue
and provide additional information.
Councilmember Butler stated, in January 2020, she brought to the City Council’s attention the
work of the Twin Cities Cohesion Initiative. She stated a consensus was reached to invite the
Cohesion Initiative to address the City Council at an upcoming meeting.
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Mr. Boganey stated he does not recall that there was a consensus on this issue, but it was reviewed
by the City Council to be possibly added to a City Council agenda. Mayor Elliott stated it should
be added to the calendar.
Mayor Elliott requested an update on the previously discussed letter of support for the Alliance for
Sustainability. Mr. Boganey stated City Staff is looking at it and doing some research, in terms of
how the letter of support will fit into the City’s work plan for 2020, and whether staff requirements
can be met.
Mayor Elliott stated his understanding is that the City’s commitment would be in terms of staff
time and leadership, and an emphasis on outreach to communities in Brooklyn Center. Mr.
Boganey agreed, adding the letter of support would represent a commitment on the part of the City.
He added the Initiative would help the City accelerate its goal of improving Green Step standing.
He noted he wants to get City Staff’s perspective.
Mayor Elliott asked whether there is City Council support for the grant application, for which the
cost would be City Staff time, to move forward with the partnership with Alliance for
Sustainability.
Councilmember Lawrence-Anderson asked whether there will be an actual cost to the City. Mr.
Boganey stated there is the assumption that there will be some costs based upon recommendations
that will come out of the report and the work that City Staff will do to meet the recommendations.
Mayor Elliott stated he has a sample letter of support from the City of Maplewood. He requested
that City Staff look into getting some dates for these presentations.
Councilmember Lawrence-Anderson asked whether the City Council will be purchasing a table at
this year’s prayer breakfast. Mr. Boganey stated the City Council has never purchased a table.
Mayor Elliott asked whether a City Councilmember could be reimbursed if they attend such an
event.
City Attorney Troy Gilchrist stated the use of City funds for reimbursement must be related to
official roles and duties. He added government officials over the years have increasingly avoided
reimbursement from City funds. He noted he would caution against it.
ADJOURN STUDY SESSION TO INFORMAL OPEN FORUM WITH CITY COUNCIL
Mayor Elliott adjourned the Study Session at 6:45 p.m.
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STATE OF MINNESOTA)
COUNTY OF HENNEPIN) ss. Certification of Minutes
CITY OF BROOKLYN CENTER)
The undersigned, being the duly qualified and appointed City Clerk of the City of Brooklyn Center,
Minnesota, certifies:
1. That attached hereto is a full, true, and complete transcript of the minutes of a Study Session
of the City Council of the City of Brooklyn Center held on March 9, 2020.
2. That said meeting was held pursuant to due call and notice thereof and was duly held at
Brooklyn Center City Hall.
3. That the City Council adopted said minutes at its March 23, 2020, Regular Session.
Barbara Suciu, City Clerk Mike Elliott, Mayor
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MINUTES OF THE PROCEEDINGS OF THE CITY COUNCIL
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY
OF HENNEPIN AND THE STATE OF MINNESOTA
REGULAR SESSION
MARCH 9, 2020
CITY HALL – COUNCIL CHAMBERS
1. INFORMAL OPEN FORUM WITH CITY COUNCIL
CALL TO ORDER INFORMAL OPEN FORUM
The Brooklyn Center City Council met in Informal Open Forum called to order by Mayor Mike
Elliott at 6:45 p.m.
ROLL CALL
Mayor Mike Elliott and Councilmembers Marquita Butler, April Graves, and Kris Lawrence-
Anderson. Councilmember Dan Ryan was absent and excused. Also present were City Manager
Curt Boganey, Deputy City Manager Reggie Edwards, Community Development Director Meg
Beekman, Public Works Director Doran Cote, Police Chief Tim Gannon, City Clerk Barb Suciu,
and City Attorney Troy Gilchrist.
Mayor Mike Elliott opened the meeting for Informal Open Forum.
Tom Kouri, 6416 Willow Lane, stated the 252 Task Force has had follow-up contact with Metro
Transit, including a February 7, 2020 meeting with a Metro Transit representative. He added the
Task Force asked her to take the initiative to support the Task Force and neighborhood needs
concerning transit and plans for Bus Rapid Transit (BRT) through the corridor. He noted this
would include options for maintaining express bus stops; addressing local transit needs for users
on both sides of 252; and ensuring transit users can safely cross 252. The Task Force is trying to
work with Metro Transit, to ask them to be a catalyst to drive improvement for the neighborhood.
A new resident stated she moved to Brooklyn Center a few months ago, and she lives near Summit
Drive and Earle Brown Drive. She expressed concern regarding the large numbers of parking lot
lights in her neighborhood, that are very bright and cause light pollution. She asked whether the
City would consider lowering the lights and adding light shades to reduce the amount of light
pollution.
The resident stated there are many under-utilized buildings with excessive parking in her
neighborhood. She asked whether the City has plans for those properties, to reduce the amount
of impervious surface. She noted she would like to find out about reducing the number of
streetlights first.
Mayor Elliott requested the resident’s name. She stated her name is Anne Marie Prescott.
03/09/20 -2-
Sarah Youngberg stated she was born and raised in Brooklyn Center, and she remembers when
there was bus service along West River Road. She expressed concerns that bus service will be
returned to West River Road. She added a young girl was killed in 1982 getting off a bus on West
River Road, which was the catalyst for getting the road closed. After the road was closed, the
neighborhood was safer and more family-friendly. She noted she has heard there will be bus
service on West River Road.
Mayor Elliott stated there are no plans right now to put buses on West River Road.
Ms. Youngberg stated the current proposals for 252 includes an increase in traffic speed. She
added the speed on 252 should be reduced immediately which would greatly increase safety.
Mayor Elliott stated this could be an issue that the Task Force may be considering. He added the
City Council and City Staff are reviewing information related to this subject and will respond to
questions.
Public Works Director Doran Cote stated anyone can go on the Hennepin County website and
find a link for the Highway 252 project where can enter their comments. The official public
comment period on the environmental document will be this fall at the earliest.
Mayor Elliott asked whether a decision will be made in the fall after the public comment period.
Mr. Cote stated municipal consent will be required after the public comment period.
Tara McCarthy stated most of MnDOT’s plans for 252 include opening West River Road to
accommodate traffic trying to access I-94, which will cause an even higher traffic load than in the
1980s when West River Road was closed. She added she hopes the City Council will take the
time to review this situation and keep their neighborhood safe.
Steven Cooper stated tonight’s City Council meeting agenda includes an action item related to
Highway 252 which the Task Force believes is premature. The environmental report is not
complete, and the public comment period will not be over until October 2020. The Task Force
has asked many questions of MnDOT which they are unable to answer, and there is very little
information upon which to act.
Mr. Cooper stated MnDOT is projecting 110,000 cars per day, a big increase over the current
estimate of 60,000 cars per day. This increase in traffic will come from the north and east and
will not be local traffic. This corridor has one of the highest levels of air pollution, and many
cases of asthma, which are directly correlated. BRT should be included in the plan now. If the
net effect is to increase traffic, pollution, and asthma, the City Council needs to know that in
advance. Highway 252 is a road that is designed for traffic going 55-60 miles per hour and
expressing support for an increase in traffic and speeds is premature.
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A resident stated she saw someone was using their phone to make a video. Mr. Gilchrist stated
this is a public forum meeting, and it is being recorded. He added it is permissible for people to
make recordings of a public meeting.
Councilmember Lawrence-Anderson moved and Councilmember Butler seconded to close the
Informal Open Forum at 6:57 p.m.
Motion passed unanimously.
2. INVOCATION
Councilmember Lawrence-Anderson stated the City of Brooklyn Center is working on
implementing safety plans related to COVID-19, and City Staff and Councilmembers plan to
listen in to a webinar on Thursday, March 12, 2020.
Councilmember Lawrence-Anderson stated a devastating tornado in Nashville, Tennessee last
week resulted in many deaths. She added her thoughts and prayers are with the people of
Nashville.
Councilmember Lawrence-Anderson stated International Women’s’ Day was Sunday, March 8,
2020.
Councilmember Lawrence-Anderson offered two quotes for the Invocation:
“The meaning of life is to find your gift. The purpose of life is to give it away.”
-Pablo Picasso
“The purpose of human life is to serve and to show compassion and the will to
help others.” -Albert Schweizer
3. CALL TO ORDER REGULAR BUSINESS MEETING
The Brooklyn Center City Council met in Regular Session called to order by Mayor Mike Elliott
at 7:00 p.m.
4. ROLL CALL
Mayor Mike Elliott and Councilmembers Marquita Butler, April Graves, and Kris Lawrence-
Anderson. Councilmember Dan Ryan was absent and excused. Also present were City Manager
Curt Boganey, Deputy City Manager Reggie Edwards, Community Development Director Meg
Beekman, Public Works Director Doran Cote, Police Chief Tim Gannon, City Clerk Barb Suciu,
and City Attorney Troy Gilchrist.
5. PLEDGE OF ALLEGIANCE
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The Pledge of Allegiance was recited.
6. APPROVAL OF AGENDA AND CONSENT AGENDA
Councilmember Lawrence-Anderson moved, and Councilmember Butler seconded to approve the
Agenda and Consent Agenda, as amended, and the following consent items were approved:
6a. APPROVAL OF MINUTES
1. February 3, 2020, Work Session
2. February 24, 2020, Regular Session
3. February 24, 2020, Work Session
6b. LICENSES
HOSPITALITY ACCOMMODATIONS
Best Western Plus
2050 Freeway Blvd
Brooklyn Center 55430
MECHANICAL LICENSE
Avid Heating & Cooling Inc 7700 County Road 110
Minnetrista 55364
Ditter Inc 820 Tower Dr
Medina 55340
Sayler Heating & Air Conditioning Inc 6520 W Lake St
St Louis Park 55426
S.E.W. Enterprises Inc 5621 Highway 12
Willmar 56201
RENTAL
INITIAL (TYPE IV – one-year license)
2806 66TH Ave N Thown Thor / Wooberg LLC
INITIAL (TYPE II – two-year license)
5024 71st Ave N FYR SFR BORROW LLC II
5133 France Ave N FYR SFR BORROW LLC II
7130 Fremont Ave N Sesan Ogunniran /EE & J Investment LLC II
7119 Halifax Ave N HP Minnesota I / Pathlight Mgt II
RENEWAL (TYPE IV – one-year license)
3012‐18 51st Ave N Sri Lakshmi Valiveti
5606 Bryant Ave N Marc Silverstein / MNSF II W1 LLC
5700 Camden Ave N Daniel Gelb /Quality Residences/
Danmark Properties, LLC ‐
03/09/20 -5-
owes reinspection fee - Did not meet action plan,
missing crime-free housing
6618 Camden Dr Hussain Khan ‐ did not meet mitigation plan,
missing CPTED
5214 Ewing Ave N My Truong & My Lam / J&M Homes
6900 Newton Ave N FYR SFR BORROW LLC
RENEWAL (TYPE III – one-year license)
4953 Zenith Ave N Matthew Greseth
7200 Camden Ave N
Evergreen Park Manor Sean Bannemann
2018 55th Ave N Chen Zhou
6601 Camden Dr Leroy Massaquoi
5519 Colfax Ave N Ryan Smith
3018 Nash Rd Timothy Cavanaugh
RENEWAL (TYPE II – two-year license)
5332‐36 Russell Ave N Douglas Ryan
3328 49th Ave N Sherman Kho
5323 Brooklyn Blvd Chen Zhou
6337 Bryant Ave N My Truong / Park Avenue Homes LLC
6610 Colfax Ave N FYR SFR BORROW LLC
7018 Drew Ave N Michael A Bocko
5548 Dupont Ave N John Ford Lindah
5748 Humbolt Ave N FYR SFR BORROW LLC
RENEWAL (TYPE I – three-year license)
5801 Irving Ave N IH3 Property Illinois LP
5449 Lyndale Ave N Kathleen Lemay/Rod Carlson /
Living Well Disability Services
6206 Scott Ave N Mark & Cathy Cocker
5907 York Ave N Xian Qiang Lin / Infinite Property LLC
6812 Zenith Ave N Elizabeth Paredes Rosario
6c. RESOLUTION NO. 2020-34 ACCEPTING BID AND AWARDING A
CONTRACT, IMPROVEMENT PROJECT NO. 2020-07, WATER TOWER
NO. 1 REHABILITATION
6d. RESOLUTION NO. 2020-35 EXPRESSING SUPPORT FOR
CONVERTING HIGHWAY 252 FROM AN AT-GRADE EXPRESSWAY
TO A GRADE SEPARATED FREEWAY (MOVED TO ITEM 10B)
Motion passed unanimously.
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7. PRESENTATIONS/PROCLAMATIONS/RECOGNITIONS/DONATIONS
-None.
8. PUBLIC HEARINGS
-None.
9. PLANNING COMMISSION ITEMS
9a. REQUEST TO DIRECT STAFF TO PREPARE A RESOLUTION FOR THE
APPROVAL OR DENIAL OF PLANNING COMMISSION APPLICATION NO.
2020-001 FOR THE ISSUANCE OF A SPECIAL USE PERMIT AND PARKING
VARIANCE TO OPERATE A MOSQUE AND COMMUNITY CENTER AT 4900
FRANCE AVENUE NORTH
Community Development Director Meg Beekman reviewed a request for a Special Use Permit
and parking variance for a mosque and community center at 4900 Avenue. The applicant
identified this property as a new location for their mosque and community center after their
previous location in Brooklyn Center became unavailable. The applicant wants to remain in
Brooklyn Center, where their membership is largely based. The property at 4900 France Avenue
N was previously in the I-2 Industrial zone, in which assembly uses are not permitted. An
amendment to the zoning district was approved by the City Council on October 28, 2019, which
allows religious uses by Special Use Permit.
Ms. Beekman stated the property would be used for worship space as well as gathering areas and
office space and additional classroom space for youth education and engagement activities. The
proposed use occupancy is estimated at 75 attendees each, or 150 total members, at two 30-minute
prayer services to be held on Fridays between 12:00 p.m. – 2:00 p.m. The subject property has
two 4,000 square foot buildings, a parking lot and an outdoor trash enclosure. The main building
at 4900 France Avenue N, which would be occupied first, is currently declared unfit due to water
damage over the winter, which would need to be fully mitigated before a certificate of occupancy
can be issued. The second building on the site does not meet building and fire code requirements.
Ms. Beekman stated the property is located on a cul-de-sac, with an electrical sub-station and
adjacent industrial uses nearby, as well as an active railway line. In terms of parking, eight proof-
of-parking stalls have been identified onsite. The applicant conducted a traffic study at the request
of City Staff, prepared by Alliant Engineering, which estimated that 32 parking spaces could be
striped onsite. The traffic study identified a need for 70 parking spaces based on potential trips
generated by each prayer service. This constitutes a parking deficiency of nearly 40 stalls. City
Staff acknowledges flaws in the parking study based on current membership and not actual
occupancy of the property, although the Special Use Permit stays with the property, and parking
should be based on occupancy.
Ms. Beekman stated a shuttle service is proposed to transport attendees to Friday services and
reduce the need for additional parking. The shuttle service would consist of four vans with a
03/09/20 -7-
capacity of six persons each. Offsite parking would be available at Brookdale Christian Center,
from whom a letter of agreement has been received. City Staff is requesting that the applicant
finalize a parking agreement with Brookdale Christian Center.
Ms. Beekman stated another recommendation from the parking study was to sign the parking
stalls in the existing parking lot, to restrict parking to carpool use only. The applicant is open to
this requirement, which would be enforced with a designated parking attendant. Single-
occupancy cars will be encouraged to use the shuttle service, although the shuttle might prove
problematic for attendees who are on their lunch hour.
Ms. Beekman stated the traffic study recommended allowing on-street parking along 210 feet of
France Avenue N, which is currently signed “no parking”. City Staff observed vehicles already
parking in these areas, and also in nearby neighborhoods. France Avenue is a 30-foot wide
roadway, and Zoning Code requires a 24-foot drive aisle for emergency access and City Staff
does not support lifting the parking restrictions.
Ms. Beekman stated City Staff have calculated maximum occupancy loads at 346 occupants on
the main floor based on 1998 building plans, and Zoning requirements specify 58 on-site parking
spaces per service. The City Engineer reviewed the proposal and provided comments related to
restriping the parking lot and additional comments regarding the parking traffic study.
Ms. Beekman stated the applicant has agreed that the parking lot would be expanded and restriped
with an accessible route to 4902 France Avenue, relocation of the outdoor trash enclosure, and a
landscape plan to bring the property into compliance with original 1998 plan.
Ms. Beekman stated City Staff has concerns about the proximity of the railroad line to the
property line, and a requirement has been added for the installation of a fence. The electrical
tower adjacent to the driveway is also a concern.
Ms. Beekman stated City Staff have provided options to mitigate offsite parking impacts,
including removal of the circular building at 4902 France Avenue N, to provide for additional
parking; and the requirement that an offsite parking agreement must be filed with the City. The
City’s standards for Special Use Permits apply to this application.
Ms. Beekman stated a public hearing was held at the Planning Commission’s February 13, 2020
meeting. After a lengthy discussion and public comment period, the Planning Commission
generally noted their support of the applicant’s mission but expressed concern about the viability
of the property given the investment that would be required. The Planning Commission stressed
the importance of installing a barrier between the subject property and the active railway line.
There were also questions regarding the shuttle service.
Ms. Beekman stated many members of the Islamic community spoke in support of the applicant,
and one local resident also spoke in favor. At the public hearing, Imam Dukuly, representing the
03/09/20 -8-
applicant, noted that other communities with mosques have strict on-site parking requirements,
including Columbia Heights and Burnsville. City Staff contacted these communities, and the
mosque in Columbia Heights is a small facility embedded in a residential neighborhood with
ample on-street parking. The mosque in Burnsville is situated in a commercial strip mall and has
had significant issues with parking and emergency access, and local complaints when mosque
attendees park their cars in other commercial businesses’ parking lots.
Ms. Beekman stated the Planning Commission was split on a 3-3 vote, and unable to make a
recommendation to the City Council. City Staff is requesting that the City Council direct staff to
prepare a resolution for either approval or denial for review at the City Council’s March 23, 2020,
regular meeting. If approval is recommended, the City Council may include additional
conditions.
Councilmember Lawrence-Anderson asked whether the requested variance would allow on-street
parking.
Ms. Beekman stated the intent is that parking would be accommodated on-site with re-striping,
separate prayer services with fewer attendees at each service, and provision of a shuttle service.
City Staff has expressed concern regarding the implementation of the proposed parking
agreement with Brookdale Christian Center. The parking agreement would not be attached to an
easement or property ownership, and longevity is not assured.
Councilmember Lawrence-Anderson requested clarification regarding on-street parking, and the
minimum required width of the street. Ms. Beekman stated the street is 30 feet wide, with an
assumed available drive lane of 21 feet or less. She added City Code requires a minimum width
of 24 feet for a drive aisle.
Councilmember Lawrence-Anderson stated she would not support a 21-foot wide drive lane when
City Staff recommends 24-foot width.
Mayor Elliott asked whether truck traffic traveling to and from the nearby industrial buildings
follows a particular route. Ms. Beekman stated France Avenue is a dead-end cul-de-sac. She
added City Staff have observed truck traffic using the cul-de-sac as a turn-around.
Councilmember Lawrence-Anderson expressed concern that there was not a consensus at the
Planning Commission either to support or deny this Resolution. She asked whether there has ever
been another planning application that ended in a tie vote. She stated she would prefer to have a
recommendation from the Planning Commission, as the City Council relies on their consideration
and recommendations.
Mayor Elliott requested clarification regarding Conditions of Approval. Ms. Beekman stated they
are listed in the Planning Commission report, and also included in the meeting packet. She added
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additional proposed conditions of approval have been identified by City Staff based on the
Planning Commission’s discussion.
Mayor Elliott asked about the proposed condition regarding the removal of one of the buildings
to expand parking and limit the Special Use Permit to one building, which would reduce the need
for additional parking.
Ms. Beekman stated City Staff estimates the current parking demand would be a minimum of 58
on-site parking spaces per worship service. She added the 35 available spaces would be a deficit-
based on the occupancy of the circular building. She noted the applicant intends to create the
assembly spaces first in 4900 France Avenue, and bring the second building into use in the future,
which could double the amount of required parking.
Ms. Beekman stated City Staff noted an option would be to demolish the second building and use
the space for parking or restrict its use so that an additional Special Use Permit would be required
for future use.
Mayor Elliott stated the applicant provided a letter from Brookdale Christian Center that they
agree with having parking there, so the applicant can provide a shuttle service to the mosque from
their parking lot. Ms. Beekman confirmed this, adding the Condition of Approval related to this
is that there should be a formal agreement on file with the City. She added City Code allows for
off-site parking under the control of the user, and that is not the case, as the parking is under the
control of Brookdale Christian Center.
Mayor Elliott left Council Chambers at 7:42 p.m.
Councilmember Butler stated the mosque was previously located in a residential area. She asked
how parking was accommodated at that location. Ms. Beekman stated the mosque was able to
utilize street parking at that location.
Councilmember Butler asked whether the Planning Commission reviewed the additional
Conditions of Approval provided by City Staff. Ms. Beekman stated the Planning Commission
discussed the issues addressed in the additional Conditions of Approval, but they did not add the
conditions.
Mayor Elliott returned to Council Chambers at 7:46 p.m.
Imam Dukuly, representing the mosque and community center, stated there will be 25 parking
spaces available on site. He added they have agreed to have two services, and parking will be
sufficient. He added he will be coming to the mosque with a van and he can bring his whole
family and other members. He noted many members are old and cannot drive, and they will be
carpooling.
03/09/20 -10-
Imam Dukuly stated he will not commit himself to restrict the use of, or demolishing, one of the
buildings. He added the first building will soon be ready for occupancy. He noted their dream is
to occupy the other building as well.
Imam Dukuly stated the Brookdale church has already provided a letter from the church’s Board
for parking that has no time limitation. He added they have a relationship with that church. He
noted he provided copies of the letter to City Staff.
Imam Dukuly stated the mosque and its members have done everything that the City has asked
them to do. He added they spent $4,000 to complete a traffic study on the property that they do
not own. He noted the City Council already voted to change the zoning of the property, to make
it possible for the mosque to be there. He asked why the City Council would now say they cannot
use the property.
Imam Dukuly stated there should be no argument on the part of the City Council not to approve
this request. He added the mosque and its members have agreed to abide by all the regulations.
He noted, however, they cannot agree to the recommended conditions provided by City Staff.
Imam Dukuly stated he is tired of coming and asked how many more months this will go on. He
added if the City Council agrees to this tonight, it will still be another month. He asked when
they will have their place. He expressed concern that the mosque’s children do not have a place
to go, to have a source of learning, and to bring them up to be responsible citizens.
Imam Dukuly expressed frustration that the mosque wants to do something special and add to the
community, and the City should support that. He added the City of Brooklyn Center is unique,
with people of many diverse cultures all living in one city. He noted the mosque wants to stay in
the community, but if this request is denied, he will publicly make it known that the Brooklyn
Center City Council did not allow it.
Mayor Elliott requested clarification regarding the occupancy requirements for one building. Ms.
Beekman stated occupancy was calculated for one level of the three-level office building, with
the assumption that the upper level would be converted to assembly use. She added, for religious
uses, the occupancy of the entire building is calculated, so the maximum for one service is 346
attendees. She noted a minimum of 58 onsite parking spaces would be required if there are two
separate services or 116 spaces for one service.
Mayor Elliott stated the Board of Brookdale Christian Center provided a letter that grants parking
without limitation in terms of duration. He asked how transportation would be handled from the
church parking lot to the mosque.
Imam Dukuly stated the mosque has four vans that will transport people to the mosque, and
parking lot attendants will ensure that the existing parking is used for carpools only.
03/09/20 -11-
Councilmember Butler asked whether the applicant has looked into putting a fence along the
railroad and whether they have a quote. Imam Dukuly stated they knew that a fence would be
required because of the location of the property. He added the Planning Commission told them
to contact the railroad and electric facility about adding a fence around the property. He noted
they were planning on doing that anyway.
Mayor Elliott stated the parking agreement between the church and the mosque provides a clear
plan for transporting people to the mosque. He added it makes sense to conditionally approve
this request, but make sure that a plan stays on file with the City.
Mr. Gilchrist stated, as a procedural note, no resolution for approval is currently under
consideration. He recommended a motion be made to direct City Staff to provide a resolution to
approve or deny the request that would be reviewed again at the City Council’s March 23, 2020
meeting.
Councilmember Graves asked whether the parking management plan would be included in the
Findings of Fact. Ms. Beekman stated a condition of approval would be a requirement that a
parking management plan would be provided to be kept on file at the City.
Councilmember Graves moved and Councilmember Butler seconded to direct Staff to prepare a
Resolution to include Findings of Fact for the Approval of Planning Commission Application No.
2020-001 for the Issuance of a Special Use Permit and Parking Variance to Operate a Mosque
and Community Center at 4900 France Avenue North.
Motion passed unanimously.
Mr. Boganey stated another motion may be required if the City Council intends to include
conditions.
Mr. Gilchrist stated the conditions were discussed when the Planning Commission reviewed this
application. He added conditions proposed earlier will be combined with the Findings of Fact
and included in the Resolution to be reviewed at the City Council’s next meeting. He noted it is
not necessary to review conditions unless the City Council intends to provide additional direction.
Mayor Elliott requested that City Council provide comments regarding any conditions for
approval.
Councilmember Lawrence-Anderson stated approval should reflect that the worship services
would be separated to reduce the number of individuals and the impact of parking.
10. COUNCIL CONSIDERATION ITEMS
10a. APPOINTMENT OF INDIVIDUALS TO SERVE ON CITY COMMISSIONS
03/09/20 -12-
Mayor Elliott stated the proposed appointee to the Planning Commission is Peter Omari.
Mayor Elliott stated, about the City’s Commissions, the City Council commits to consider
Commissioner appointments based on the geographical distribution as well as the make-up of the
Commission in terms of gender, religion, ethnicity, race, age, disability, and so forth.
Mayor Ell iott stated Peter Omari, a supervising attorney for Mid-Minnesota Legal Aid, has lived
in the City of Brooklyn Center for 8 years. He invited Mr. Omari to address the City Council.
Peter Omari stated he was born in Nairobi and grew up in India, and lived near Brooklyn Center
for 10 years, on 49th Avenue and Dupont Avenue. He added he now lives at 72rd Avenue and
Dupont Avenue. He noted he is very happy to be a resident of Brooklyn Center, and he is looking
forward to getting involved in City government.
Mr. Omari stated he lives very near to Highway 252 and is very concerned about that project. He
added he looks forward to creating a sustainable City. He stressed the importance of considering
infrastructure that takes into consideration everyone in the community, including those that are
less privileged. He noted many residents come from areas that are not life-friendly, and they
should feel welcome and have the opportunity to find a place to call home and be treated with
respect. He thanked the City Council for the opportunity to serve on the Planning Commission.
Mayor Elliott stated Mr. Omari will bring a new, wider lens to the Planning Commission, based
on the intersection of all of his experiences, in particular, his housing background.
Mayor El liott moved and Councilmember Butler seconded to appoint Peter Omari to the Planning
Commission.
Motion passed unanimously.
Councilmember Graves asked whether other Commissioners have been re-appointed.
Mayor Elliott stated there are Commissioners whose terms have lapsed, but they will continue to
serve until he analyzes the requirements he previously noted regarding the make-up of
Commissions. He added there will be more appointees. He noted he will not take the approach
of re-appointing people who are already Commissioners.
Councilmember Graves asked whether Mayor Elliott is doing personal recruitment of new
Commissioners.
Mayor Elliott stated he makes announcements when he speaks publicly to certain community
organizations, asking residents to consider applying for Commissions.
03/09/20 -13-
Councilmember Graves stated she fully supports more diversity in the City’s Commissions. She
added, however, many Commissioners have been serving the City for many years and have
expressed their willingness to continue to serve but have not been re-appointed. She expressed
concern that they should not feel un-appreciated, which is the message that is sent as they are put
on hold while the Mayor tries to find somebody better.
Mayor Elliott stated he has expressed his gratitude to the Commissioners for their service. He
added some Commissioners have served the City for 30-40 years. He noted he has expressed his
appreciation to them personally. The intention of meeting these other objectives should not be
construed as a lack of appreciation of current Commissioners.
Councilmember Graves asked how many other Commission positions are still open, that have
current Commissioners who have not been re-appointed.
Mayor Elliott stated the City’s policy is that Commissioners whose term expires will continue to
serve until they are re-appointed or until someone else is appointed to their Commission seat. He
added the Financial Commission has 1 vacancy; the Housing Commission has 1 vacancy, and the
Park and Recreation Commission has 1 vacancy.
Councilmember Graves asked whether any of the Commissioners who are currently serving have
been re-appointed. Mayor Elliott stated he has not re-appointed any existing Commissioners, but
that does not mean that he will not do so. He added he hopes to strike a balance within the
Commissions that are reflective of the diverse population of Brooklyn Center.
Councilmember Graves stated she supports that goal as well. She added, however, there are many
reasons why some groups may not be represented, due to a lack of trust in government, conflicts
in schedules, or issues related to childcare or transportation. She stressed the importance of not
delaying the re-appointment of Commissioners who have served and continue to serve without
being re-appointed.
Councilmember Lawrence-Anderson agreed. She added there are volunteer Commissioners who
continue to serve although their terms expired in December 2019. She added the Charter
stipulates that they can legally do so until they are re-appointed or replaced. She noted these
Commissioners have been in limbo since December 2019, and at the very least, deserve to know
what the Mayor’s intentions are.
Councilmember Lawrence-Anderson stated she has been contacted by a Commissioner who is
very upset about this situation. Councilmember Graves confirmed that she received a couple of
phone calls as well.
Councilmember Graves asked Mr. Gilchrist whether there are legal implications associated with
Commissioners that have not been re-appointed but continue to sit on Commissions and make
recommendations.
03/09/20 -14-
Mr. Gilchrist stated there is a provision in City Code for carryover, but it is safe to say that it is
not intended to be ongoing, but rather a temporary situation until there is an appointment. He
added there is a point at which the legitimacy of the person who has not been appointed to a
position could be questioned.
Councilmember Graves asked if there is anything she can do to help fill the vacancies. She added
she has encouraged the Youth Council to get involved, as they are a very important and diverse
group. She noted she completely understands and supports what the Mayor is trying to
accomplish, and she knows it is not an easy task.
Councilmember Graves reiterated her concern about honoring, acknowledging and re-affirming
those volunteers who have stepped up and have been willing to serve for many years, but who are
unsure whether they will be re-appointed. Councilmember Lawrence-Anderson agreed.
Mayor Elliott stated he understands that Councilmember Graves supports these same goals. He
added he acknowledges her concerns about those who have already been serving as
Commissioners. He noted he has had conversations about involving the City’s youth and has
reviewed a model from the City of Northfield for involving youth and younger people in City
organizations and commissions.
Mr. Boganey stated, in the last weekly update, he included information relevant to this discussion,
about a Brooklyn Bridge Alliance initiative based on the Northfield model, He added City Staff
intends to provide an additional review at a City Council meeting in the not too distant future.
10b. RESOLUTION NO. 2020-35 EXPRESSING SUPPORT FOR CONVERTING
HIGHWAY 252 FROM AN AT-GRADE EXPRESSWAY TO A GRADE
SEPARATED FREEWAY
Mayor Elliott stated he would like the City Council to table this Resolution. He added important
discussions have occurred. Additionally, he attended a meeting at the State Capitol last week
with City Manager Boganey that included County Commissioner Opat; State Representatives and
Senators that represent Brooklyn Center and Brooklyn Park; representatives of Minnesota
Department of Transportation; Brooklyn Park Mayor Jeff Lunde and Brooklyn Park’s City
Engineer, as well as three members of the Minneapolis City Council. Elected officials
representing Minneapolis are proposing a bill that would mandate the provision of Bus Rapid
Transit (BRT) within the 252 Corridor plan.
Mayor Elliott stated Brooklyn Center will be included in this transit discussion, and a City Council
review is required to determine what additional language should be included in a Resolution that
would indicate support for the plan. He added he is proposing that this Resolution be tabled for
further discussion and consideration.
03/09/20 -15-
City Attorney Troy Gilchrist stated, as a reminder of rules for tabling motions when a motion is
made and seconded, it is not debatable and must go to a vote. He added tabled motion without a
specific time frame must come back to the next consecutive regular meeting, or a specific date
can be included. He added a Resolution that is tabled indefinitely cannot be put back on the
agenda without majority approval by the City Council.
Councilmember Graves requested clarification regarding Mayor Elliott’s initial comments and
explanation, and how that specifically relates to the proposed Resolution.
Mayor Elliott stated the Task Force gave a presentation earlier in the meeting and presented
information that studies show that, based on the increase in traffic, the 252 Corridor will have the
highest levels of asthma and pollution-related illnesses. He added this statistic includes Brooklyn
Center and Minneapolis. He noted traffic will be traveling from Anoka County into Brooklyn
Center and on to Minneapolis.
Mayor Elliott stated the Resolution, which expresses support for conversion of 252 from a
highway to a freeway, would also indicate support for the increased speed and the number of cars
it will represent, as well as an increase in the number of individuals with related respiratory
conditions. He added he suggests including an indication that those issues will be addressed
before we can support an increase in the amount of traffic.
Councilmember Graves asked how the recent meeting referenced by Mayor Elliott is connected
to the transit aspect of the project.
Mayor Elliott stated including transit would reduce the number of cars.
Councilmember Graves stated transit options are already included as part of the plans for
conversion from a highway to freeway.
Mayor Elliott stated the City of Brooklyn Center’s current plan does not include consideration of
BRT. He added North Minneapolis has a study that indicates that transit is warranted.
Councilmember Graves asked whether the discussion at last week’s meeting at the State Capitol
related to the conversion of 252 to a freeway, or whether the purpose of the meeting was to ensure
that transit is included as part of the conversion.
Mayor Elliott stated concerns were expressed about widening the road because that would mean
more cars. He added there are general concerns about converting 252 to a freeway. He noted the
City Council should have a conversation regarding conversion of 252 to a freeway and what that
will mean for Brooklyn Center and adjacent communities.
Mr. Boganey stated the net result of the conversation at last Friday’s meeting was that there was
a general agreement that it is important to assure that provisions will be made to include mass
03/09/20 -16-
transit opportunities as part of the 252 design. He added this type of provision will help to mitigate
issues related to an increase in vehicles and carbon emissions. He noted the attendees agreed to
work together to ensure that the design is sufficiently robust to allow for future mass transit
options.
Councilmember Graves stated the City Council has already reviewed the information, provided
by the Task Force and representatives from various agencies who have been working on this
project for years, that mass transit, and the assurance that community members will have access
to opportunities, is a very important concern.
Councilmember Graves stated, at its last meeting, the City Council unanimously agreed to address
this Resolution at tonight’s meeting.
Councilmember Graves moved and Councilmember Lawrence-Anderson seconded to adopt
RESOLUTION NO. 2020-35 Expressing Support for Converting Highway 252 from an At-Grade
Expressway to a Grade Separated Freeway to the City Council’s next meeting.
Mayor Elliott and Councilmember Butler voted against the same. Motion failed.
Mr. Gilchrist stated the initial Resolution has not been disposed of, as the motion failed. He
recommended a Resolution should be brought by an adopted motion.
Councilmember Graves stated she would like to make a motion to table until the full City Council
is present to vote.
Mayor Elliott stated the motion should be continued indefinitely, and the City Council can review
it again at a later date.
Mr. Gilchrist stated if the matter is tabled indefinitely, it shall not be rescheduled without at least
a majority approval of the City Council. He added the City Council could agree to schedule this
for their next meeting.
Mayor Elliott stated this should be tabled indefinitely, to give the City Council time to have a
work session. He added discussions and developments are underway that would be useful for the
City Council to understand.
Councilmember Lawrence-Anderson stated she does not support an indefinite tabling of this item.
She added a specific meeting date should be stated, and she would like to see this Resolution on
the City Council’s next meeting agenda.
Mayor Elliott stated, before last Friday, the City Council was not aware that Minneapolis was
engaged in a discussion regarding this project. He added their elected officials have put forth a
bill about this project. He noted he has spent a lot of time reviewing this issue, including the
03/09/20 -17-
meeting on Friday as well as follow-up conversations, and the City Council should allow time to
fully digest before a resolution is proposed. He noted there should be enough time to subsume
the information before this item is placed on a meeting agenda.
Councilmember Lawrence-Anderson stated if all pertinent information is provided to the City
Council with 2 weeks to review and prepare before the next City Council meeting, that is
sufficient. She requested that all information be submitted to the City Council as soon as possible
to prepare for consideration at the next meeting. Councilmember Graves agreed.
Mayor Elliott stated some are privy to more information that has been reviewed in the last week
than others. He added the City Council must consider all the benefits and consequences to the
community, and in the end, make the right set of choices as a City Council.
Councilmember Lawrence-Anderson requested that Mayor Elliott share any information that he
may have that the City Council does not have. She reiterated that all information should be
provided for the City Council’s review if the Mayor is privy to additional information.
Mayor Elliott stated the information he has is based on the meeting he attended last week, and
subsequent conversations. He added he will do his best to get the additional information to the
City Council.
Councilmember Graves stated Mayor Elliott mentioned a bill that was being introduced. She
asked for the name of the bill. Mayor Elliott stated he is unsure.
Mr. Boganey stated he has a copy of the bill that he will provide for the City Council. He added
the bill states that funding for the project should not go forward unless there is a requirement that
bus rapid transit will be provided.
Councilmember Graves asked what other officials the Mayor has been having conversations with,
so she can reach out to them for updates. She added she has spoken with Commissioner Opat.
Mayor Elliott stated he spoke with Minneapolis Councilmember Cunningham, and also
Councilmember Ellison. Mr. Boganey stated the Council President was also present.
Councilmember Graves stated she would reach out to those three individuals.
Councilmember Graves moved and Councilmember Lawrence-Anderson seconded to table
consideration of RESOLUTION NO. 2020-35 Expressing Support for Converting Highway 252
from an At-Grade Expressway to a Grade Separated Freeway to the City Council’s next meeting.
Motion passed unanimously.
11. COUNCIL REPORT
The City Council agreed to forego Council Reports in the interests of time.
03/09/20 -18-
12. ADJOURNMENT
Councilmember Graves moved and Councilmember Lawrence-Anderson seconded adjournment
of the City Council meeting at 8:45 p.m.
Motion passed unanimously.
STATE OF MINNESOTA)
COUNTY OF HENNEPIN) ss. Certification of Minutes
CITY OF BROOKLYN CENTER)
The undersigned, being the duly qualified and appointed City Clerk of the City of Brooklyn
Center, Minnesota, certifies:
1. That attached hereto is a full, true, and complete transcript of the minutes of a Regular
Session of the City Council of the City of Brooklyn Center held on March 9, 2020.
2. That said meeting was held pursuant to due call and notice thereof and was duly held at
Brooklyn Center City Hall.
3. That the City Council adopted said minutes at its March 23, 2020, Regular Session.
Barbara Suciu, City Clerk Mike Elliott, Mayor
C ouncil R egular M eeng
DAT E:3/23/2020
TO :C ity C ouncil
F R O M:C urt Boganey, City Manager
T H R O U G H :D r. Reggie Edwards, D eputy C ity M anager
BY:A lix Bentrud, D eputy City Clerk
S U B J E C T:A pproval of Licens es
B ackground:
The follow ing bus ines s es /per s ons have applied for C ity licens es as noted. Each busines s /person has
fulfilled the requirements of the C ity O rdinance governing respec3v e licens es , submi4ed appropriate
applica3ons, and paid proper fees.
A pplicants for r ental dwelling licens es are in compliance w ith C hapter 12 of the City C ode of O rdinances ,
unless comments are noted below the property address on the a4ached rental report.
M EC H A N I C A L L I C E N S E
K & H H ea3ng, A ir C ondi3oning & P lumbing I nc 4205 H w y 14 W
Roches ter 55901
K B S ervice C O 430 C ty Rd D East
L i4le C anada 55117
S trategic Priories and Values:
S afe, S ecure, S table C ommunity, O pera3onal Excellence
AT TA C H M E N TS :
D escrip3on U pload D ate Type
Rental C riteria 5/7/2019 Backup M aterial
3-23-2020 Rentals 3/17/2020 Backup M aterial
Page 2 of 2
b.Police Service Calls.
Police call rates will be based on the average number of valid police calls per unit per
year. Police incidences for purposes of determining licensing categories shall include
disorderly activities and nuisances as defined in Section 12-911, and events
categorized as Part I crimes in the Uniform Crime Reporting System including
homicide, rape, robbery, aggravated assault, burglary, theft, auto theft and arson.
Calls will not be counted for purposes of determining licensing categories where the
victim and suspect are “Family or household members” as defined in the Domestic
Abuse Act, Minnesota Statutes, Section 518B.01, Subd. 2 (b) and where there is a
report of “Domestic Abuse” as defined in the Domestic Abuse Act, Minnesota Statutes,
Section 518B.01, Subd. 2 (a).
License
Category
Number of
Units
Validated Calls for Disorderly Conduct
Service & Part I Crimes
(Calls Per Unit/Year)
No
Category
Impact
1-2 0-1
3-4 units 0-0.25
5 or more units 0-0.35
Decrease 1
Category
1-2 Greater than 1 but not more than 3
3-4 units Greater than 0.25 but not more than 1
5 or more units Greater than 0.35 but not more than 0.50
Decrease 2
Categories
1-2 Greater than 3
3-4 units Greater than 1
5 or more units Greater than 0.50
Property Code and Nuisance Violations Criteria
License Category
(Based on Property
Code Only)
Number of Units Property Code Violations per
Inspected Unit
Type I – 3 Year 1-2 units 0-2
3+ units 0-0.75
Type II – 2 Year 1-2 units Greater than 2 but not more than 5
3+ units Greater than 0.75 but not more than 1.5
Type III – 1 Year 1-2 units Greater than 5 but not more than 9
3+ units Greater than 1.5 but not more than 3
Type IV – 6 Months 1-2 units Greater than 9
3+ units Greater than 3
Property AddressDwellingTypeRenewalor InitialOwnerPropertyCodeViolationsLicenseTypePoliceCFS *Final License Type **Previous License Type ***6813 Noble Ave N2 Family 1 UnitInitialJanee Garrison & Jerome English1II N/A II3501 62nd Ave NSingle InitialDoreen Kalema / Butterfly Bound Care6 III N/A III1344 68th Ln NSingleInitialSyewon Weah 6 III N/A III7101 Girard Ave NSingle Initial Sesan Ogunnuran / EE&J Investment LLC 6 III N/A III3212 Quarles RD Single InitialHPA US1 LLC / Pathlight0II 0 II5329‐33 Brooklyn Blvd 2 Family 2 UnitsRenewal Tech P Ung 5 II 0 II I6835 Noble Ave N2 Family 1 UnitRenewal Robert Berglund 2 I 0 I I4506 65th Ave N Single Renewal Virginia Lazo ‐ missing CPTED 3 II 0 III III1900 Brookview Dr Single Renewal IH3 Property Illinois LP 2 I 0 I II6725 Bryant Ave N Single Renewal Vong Duong ‐ missin CPTED 0 I 0 IV IV5834 Camden Ave N Single Renewal FYR SFR Borrower LLC 13 IV 0 IV II5959 Camden Ave N Single Renewal Todd Havisto & Dave Baumann 2 I 0 I II6342 Dupont Ave NSingle Renewal Ceberus SFR Holdings ‐ missing CPTED 17 IV 0 IV IV5228 Ewing Ave NSingle RenewalIH3 Property Illinois LP ‐ met action plan5 II 0 II IV7007 James Ave N Single Renewal Infinite Property 0 I 0 I I4207 Lakeside Ave #138 Single Renewal Patrick Hall 3 II 0 II II4207 Lakeside Ave #224 Single Renewal Marina Feldman 0 I 0 I II7212 Lee Ave N Single Renewal Qiang Fang 7 III 0 III II5322 Logan Ave N Single Renewal Mary Jo Schwartz ‐ met action plan 3 II 0 II III7141 Newton Ave N Single Renewal IH3 Property Illinois LP 2 I 0 I I5814 Pearson Dr Single Renewal IH3 Property Illinois LP 1 I 0 I II6736 Perry Ave N Single Renewal Mark Coville ‐ missing CPTED 7 III 0 IV IV7243 Riverdale RdSingle Renewal IH3 Property Illinois LP ‐ missing CPTED 1 I 0 III III* CFS = Calls For Service for Renewal Licenses Only (Initial Licenses are not applicable to calls for service and will be listed N/A.)** License Type Being Issued*** Initial licenses will not showAll properties are current on City utilities and property taxesType 1 = 3 Year Type II = 2 Year Type III = 1 YearRental Licenses for Council Approval on March 23, 2020
C ouncil R egular M eeng
DAT E:3/23/2020
TO :C ity C ouncil
F R O M:C urt Boganey, City Manager
T H R O U G H :D r. Reggie Edwards, D eputy C ity M anager
BY:Barb S uciu, C ity C lerk
S U B J E C T:S upport for the City Clerk to A pply for the M C F O A Region I V D irector Pos i0on
B ackground:
The C ity C lerk, Barb S uciu has expressed interest in applying for the Region I V D irector for the M unicipal
Clerks and F inance O fficers A s s ocia0on of Minnes ota. Part of the applica0on proces s is the support of their
city to serve in this posi0on w ith w ri4en affirma0on of City Council support.
P lease cons ider s uppor0ng the City Clerk in this great opportunity.
B udget I ssues:
- None
S trategic Priories and Values:
Enhanced Community I mage, O pera0onal Excellence
C ouncil R egular M eeng
DAT E:3/23/2020
TO :C ity C ouncil
F R O M:C urt Boganey, City Manager
T H R O U G H :M eg Beekman, C ommunity D evelopment D irector
BY:G inny M cI ntosh, City P lanner / Zoning A dminis trator
S U B J E C T:Res olu.on A pproving P lanning C ommis s ion A pplica.on No. 2020-001 for a S pecial Use
Permit and Parking Variance (Located at 4900 F rance Avenue North)
B ackground:
The A pplicant, M asjid A l-A ns ar I slamic C ommunity C enter, is s eeking is s uance of a S pecial U s e Permit and
parking variance to open a mos que and community center at 4900 F rance Avenue North. The proposed
us es for the S ubject P roperty include wors hip s pace, gathering and event s pace (e.g. s mall w edding or
“Nikkah” ceremonies, board mee.ngs), and office space. The A pplicant has als o s tres s ed that Mas jid A l-
A ns ar I slamic C ommunity C enter is commiAed to the engagement of youth through a variety of
educa.onal, social, and recrea.onal ac.vi.es , and w ould therefore require clas s room s pace.
A s City s taff and the P lanning C ommis s ion w ere unable to offer a recommenda.on of either approval or
dis approval of the aforemen.oned requests, City s taff requested City Council direct staff to prepare a
res olu.on for the approval or denial of P lanning C ommis s ion A pplica.on No. 2020-001 for issuance of a
S pecial Use Permit and parking variance to operate a mosque and community center at 4900 F rance Avenue
North at their mee.ng on March 9th. Follow ing review of the item, C ity C ouncil directed C ity staff to prepare
a resolu.on approving the S pecial U s e Permit and parking variance w ith findings of fact and condi.ons of
approval. C ity C ouncil indicated that they would review the res olu.on at their next mee.ng on March 23rd
and would provide feedback as to whether any changes or addi.ons s hould be made to the provided
res olu.on.
AAached for your review is a copy of the P lanning Commission S taff Report and exhibits dated February 14,
2020, and updated for the March 9, 2020, C ity C ouncil mee.ng, as well as a copy of the aforemen.oned
res olu.on, w hich outlines condi.ons of approval intended to mi.gate nega.ve impacts on neighboring
proper.es and the surrounding neighborhood
B udget I ssues:
None to cons ider at this .me.
S trategic Priories and Values:
Targeted Redevelopment
AT TA C H M E N TS :
D escrip.on U pload D ate Type
P C S taff Report-4900 F rance Avenue North-S U P and Parking
Variance 3/17/2020 Backup M aterial
P C S taff Report Exhibits-4900 F rance Avenue North-S U P and
Parking Variance 3/17/2020 Backup M aterial
Res olu.on-Recommended A pproval of S U P and Parking
Variance for M os que and Community Center (4900 F rance
Avenue North)
3/17/2020 Resolu.on LeAer
App. No. 2020-001
PC 02/13/2020
CC 03/09/2020 (Updated)
Page 1
Planning Commission Report
Meeting Date: February 13, 2020
Updated for March 9, 2020 City Council Meeting
Application No. 2020-001
Applicant: Masjid Al-Ansar Islamic Community Center
Request: Special Use Permit for a Religious Institution and Community Center in the I-2
(General Industry) District
REQUESTED ACTION
Imam Dukuly, on behalf of Masjid Al-Ansar Islamic Community Center (“the Applicant”), is requesting
review and consideration for the issuance of a Special Use Permit to operate a mosque and community
center at 4900 France Avenue North (“the Subject Property”). A public hearing notice was published in
the Brooklyn Center Sun Post on January 30, 2020 (Exhibit A). Notices were also mailed to surrounding
property owners per City Code requirements.
BACKGROUND
The Applicant initially approached the City of Brooklyn Center in July 2019, as they were required to
relocate from space previously leased in an office building located at 5637 Brooklyn Boulevard following
a change in building ownership. The C1 (Service/Office) District, where the property is located, allows
religious institutions as a permitted use by right.
The Applicant emphasized a desire to remain in Brooklyn Center as their community is largely based
within the Brooklyn Center and Brooklyn Park areas; however they noted issues in locating adequate
accommodations to move their mosque and community center to. It was around this time they came
upon 4900 France Avenue North, which is an I-2 (General Industry) District property located at the
southern terminus of France Avenue North.
At the time of the Applicant’s initial discussions with the City, assembly-type uses, including but not
limited to churches, mosques, synagogues, movie theaters, event centers and the like, were not an
allowed use in the I-2 District given that this is the City’s most intense industrial district; however, the
City ultimately brought forward a request to amend the I-2 District to allow for religious uses on a case-
by-case basis through issuance of a Special Use Permit (SUP). The request to amend the Zoning Code
was ultimately adopted on October 28, 2019 and went into effect on November 23, 2019 under
Ordinance No. 2019-12.
The Applicant, Masjid Al-Ansar Islamic Community Center, is now seeking approval of a Special Use
Permit to open a mosque and community center at 4900 France Avenue North. The uses identified for
the Subject Property include worship space, gathering and event space (e.g. small wedding or “Nikkah”
ceremonies, board meetings), and office space. The Applicant has also stressed that Masjid Al-Ansar
Islamic Community Center is committed to the engagement of youth through a variety of educational,
social, and recreational activities, and would therefore require classroom space.
• Application Filed: 01/14/2020
• Review Period (60-day) Deadline: 03/14/2020
• Extension Declared: N/A
• Extended Review Period Deadline: N/A
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The Subject Property has been for sale or lease for at least two years, but was previously used as a pet
groomer and veterinary clinic, which are permitted uses in the I-2 District. This particular I-2 District
property is unique in its vacancy, in part due to the age and nature of the structures on site, which are
not typical of surrounding industrial uses. The Subject Property is comprised of two structures: a newer,
split level office building, and a second circular shaped structure. Each structure is approximately 4,000-
square feet in size.
The Applicant believes that the property would meet their needs and is interested in purchasing it to
convert for their use. As part of their due diligence, the group met with City staff on multiple occasions
to inquire as to the process necessary to allow for use of the Subject Property as a place of worship and
community center and to obtain clarification on the health, life, and safety improvements that would
need to be in place prior to occupying the building(s).
Places of worship generally fall into a category of uses considered “assembly.” These are uses where
there are generally large numbers of people that may congregate or assemble at one time. Other similar
uses might include theaters, auditoriums, mortuaries, dance halls, arenas, or certain places of
entertainment.
Federal law protects religious land uses in that it requires cities to regulate them the same way in which
it regulates other similar uses, and to treat them equally and fairly when making land use regulations as
well as land use decisions regarding them.
Example: a city would need to provide a fact-based reason that it might allow a movie theater in
a particular zoning district, but not a religious use since the land uses are similar.
Site Data
2040 Land Use Plan: Industrial/Utility
Neighborhood: Twin Lake
Current Zoning: I-2 (General Industry) District
Site Area: 0.73 Acres
Surrounding Area
Direction 2040 Land Use Plan Zoning
North Industrial/Utility (Horizon
Roofing)
I-2 (General Industry) District
South RR ROW (Railroad Right-of-
Way)
East (Highway 100)
West Business-Mixed Use (Xcel
Energy Substation)
I-2 (General Industry) District
Existing Site and Area Conditions
As mentioned previously, the Subject Property is comprised of two approximately 4,000-square foot
buildings, along with a parking lot and outdoor trash enclosure. The main building, known as 4900
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France Avenue North, previously functioned as a pet grooming business. The second, circular building,
known as 4902 France Avenue North, previously functioned as an animal hospital, and is the original
building, having been constructed in 1963.
Image 1. 4900 France Avenue North (left) and 4902 France Avenue North (right).
Image 2. Extent of Parking Lot—Taken from Southeast Edge of Parking Lot Adjacent to Trash Enclosure.
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Image 3. In Parking Lot—Facing Southwest Towards Caribou Coffee Headquarters and Adjacent Railroad Tracks.
Image 4. Facing North on France Avenue North Cul-de-Sac—In Entrance to Driveway Access for Subject Property.
SPECIAL USE PERMIT
Proposed Operation
The Applicant provided a narrative regarding the intended operation of the mosque and community
center (Exhibit B). As proposed, the mosque and community center would be open seven days per week.
As indicated by the Applicant, the highest use is intended to occur on Fridays between the hours of noon
and 2 p.m., during which two separate 30-minute prayer services would take place. Currently, the
mosque meets at the Brooklyn Center Community Center for one Friday prayer service and typically sees
between 120 and 150 attendees total. The intent is to split the 120 to 150 person membership into two
Friday prayer services.
The Applicant notes the following proposed hours of operation for the mosque and community center:
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The Applicant has indicated plans to eventually utilize both buildings on the Subject Property, but would
initially locate into the office building (4900 France Avenue North). As of the date of this staff report, the
office building (4900 France Avenue North) has been declared unfit due to water damage and would
require repairs to be made and all minimum necessary Building Code and ADA improvements
implemented before a new Certificate of Occupancy could be issued. The circular building (4902 France
Avenue North) could not be occupied until all minimum necessary Building Code and ADA improvements
are implemented (e.g. installation of a fire sprinkler system).
Parking and Access Demands
Assembly uses, such as religious institutions, tend to have higher parking demands than other types of
uses due to the nature of their visitors. Industrial uses by contrast tend to have low parking demands
relative to their square footage because these uses generally have lower employment densities.
For example, religious and other “places of public assembly” uses, such as theatres, auditoriums (other
than school auditoriums), mortuaries, stadiums, arenas, and dance halls, require one parking space for
every three seats, or attendees in this case, per Section 35-704.4.a of the City’s Zoning Code.
To give perspective, “Industry and Wholesale” type uses require one space for every two employees
based upon maximum planned employment during any work period or one space for each 800 square
feet of gross floor area (whichever is greater) is required. In the event the latter requirement is greater,
adequate land area shall be provided for the required off-street parking area, but improved spaces need
only be provided according to the employee ratio. In cases where there is an office component to an
industrially-zoned building, minimum on-site parking requirements are based on the total gross floor
area utilized for the use.
City staff requested that the Applicant have a traffic study and parking demand management plan
prepared as part of their submittal packet given that this is the first religious use seeking to relocate into
the City’s heavy industrial district, and to address parking and traffic concerns relating to their request
for issuance of Special Use Permit. The provided traffic and parking study was prepared by Alliant
Engineering and is based off the assumption that 32 on-site parking spaces would be available on the
Subject Property.
It should be noted that the current parking lot’s striping is degraded and, assuming the parking lot was
constructed in accordance with the approved plans, would have 27 parking spaces at best as the
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previously approved site plan from 1998 indicated a “proof” of a five (5) additional parking spaces. In
order to achieve 32 on-site parking spaces, the parking lot would need to be expanded, and the existing
accessible route (sidewalk) to 4902 France Avenue North and existing trash enclosure would need to be
relocated/re-constructed (Exhibit C). The Applicant did not submit their own site plan drawings but
indicated plans to follow the previously approved 1998 site plan.
The provided traffic and parking study outlines trip generation data based off the current assumed
attendance at the one Friday prayer service, which is currently held at the Brooklyn Center Community
Center. Although the Applicant indicated a higher than typical attendance, Alliant Engineering utilized
this data for the purposes of calculating trip generation. Alliant Engineering identified the presence of 70
vehicles in the parking lot during their period of review that could be “attributed to members of the
Masjid Al-Ansar Islamic Community Center.”
Although one prayer service is currently held on Fridays at the Community Center, the intent is to hold
two prayer services between the hours of noon and 2 p.m. Assuming the attendance at each prayer
service is equally distributed and no one prayer service is more popular than the other, there could
potentially be 75 attendees at each service. Section 3.3 of the provided study (Exhibit B) indicated the
potential for 70 vehicles to be on-site during the overlap in services (12:30 to 1:30 p.m.), which could
result in a 40-space deficit in parking.
City staff finds this to be a flawed approach to calculating trip generation as the submitted traffic study
was based off the current membership when City staff feels it should have been based off the maximum
number of attendees the Subject Property can support. The Subject Property contains two buildings
totaling approximately 8,000-square feet, which could easily hold more than 150 attendees.
Assuming three people were in each vehicle and each prayer service had no more than 75 attendees,
each car held three (3) people, and all vehicles left immediately following the first service, a minimum of
25 on-site parking spaces would need to be provided for each service per the City Zoning Code
requirement. Assuming the 70-vehicle figure identified in the study, a minimum of 35 on-site parking
spaces would be required if Friday prayers were split into two services. The aforementioned minimum
parking requirements assume: (1) perfect conditions in which mingling does not occur after the first 30-
minute prayer service, and (2) no plans for future growth in membership at the mosque and community
center. It should be noted that the narrative provided by the Applicant (Exhibit B) states that the
mosque and community center began in 2015 with a few people and has since “grown exponentially
into a community into a significant size.”
Following discussions regarding the provided traffic and parking study, Imam Dukuly, representing
Applicant Masjid Al-Ansar Islamic Community Center, clarified that each prayer service lasts no longer
than 30 minutes and indicated there would be a 30-minute gap between Friday prayer services.
The traffic and parking study proposes the following alternatives as a means to address on-site parking
deficiencies within the provided Parking Management Plan (Section 3.3.1 of Exhibit B):
1. Provide greater separation between the two Friday prayer services to allow greater time to clear
the parking lot.
Response: City staff discussed this option with Imam Dukuly who noted that the prayer
services could not be separated any further; therefore, this is not an option.
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2. Utilize a shuttle van service, comprised of four minivans (maximum total seating of 6 persons
per minivan or 24 attendees total), which would pick up from the K&G Fashion Superstore
located at 5425 Xerxes Avenue North in Brooklyn Center and be located a 5 minutes’ drive (1.1
miles) from the Subject Property.
Response: As of the date of this report, City staff has not received any formal
documentation representing a formal agreement for use of K&G’s parking lot by the
Applicant. Additionally, no formal plan was provided outlining how the shuttle service
would operate.
3. With the exception of the required ADA parking stalls, sign the majority of Subject Property
parking lot to allow for “carpool” only.
Response: The Applicant has not provided a plan for how this would be enforced other
than utilization of a designated parking lot attendant and the study provided only notes
that single occupant drivers should be encouraged to use the shuttle service.
Considering the intended prayer times of noon to 2 p.m. it can be assumed by City staff
that some attendees will be utilizing their lunch hour to attend prayer and the necessity
of a shuttle van may not be attractive or feasible for some.
4. Allow on-street parking along the west 210 feet of France Avenue North, south of 50th Avenue
North, as it appears vehicles already illegally park there, and utilize on-street parking within the
surrounding two to three block radius.
Response: City staff held conversations with the Public Works Department regarding the
current parking restrictions along the cul-de-sac portion of France Avenue North. The
existing road with is 30 feet wide per as-builts on file with Public Works. Assuming a 9
foot wide parallel parking space along France Avenue North, the remaining roadway
would be 21 feet in width.
For perspective, the typical width of a two-way parking lot is 24 feet wide and Fire Code
requires a minimum of 20 feet in width for a fire access road. In addition, the adjacent
property to the north requires use of heavy truck equipment, including semi-trucks and
boom trucks as they are a roofing company; therefore, the minimum required turn
radius to exit their property (4912 France Avenue North) is wider than your average
passenger vehicle.
Public Works would not allow for the parking restrictions to be removed. The Applicant
cannot rely on-street parking to address their parking deficiencies.
Other Considerations
There are certain barriers that need to be considered in retrofitting industrial or office type buildings for
“assembly” type uses as they require higher fire suppression standards than other types of uses due to
the congregation of people that occurs within buildings. The Applicant met with City staff in advance of
amending the Zoning Code to discuss the full implications of what would be required to acquire and/or
convert an industrial or office use type building.
Building and Fire Review
Conversion of the buildings located on the Subject Property would constitute a change of use from the
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perspective of the Building and Fire Code, and thus would trigger the installation or expansion of a Fire
suppression and alarm system if not present. Per discussions with City staff, the office building (4900
France Avenue North) appears to possess a suppression system, but the circular building (4902 France
Avenue North) may not. Additionally, the following requirements may be triggered:
a. Installation of ADA requirements (e.g. parking lot striping and signage, ingress/egress,
bathrooms, installation of elevator/lift);
b. Sewer Accessibility Charge (Met Council) determination for change in use and
associated fee; and
c. Any other Fire and Building Code requirements.
The Applicant indicated in person and in writing their plans to remodel the interior of the two buildings
and remove walls in the main level of the office building to allow for prayer services, however; no
updated interior plans were submitted. As City staff was in possession of the 1998 interior plans for the
office building (4900 France Avenue North), the Building Official provided a rough breakdown of
potential maximum occupancy load of the 4900 building assuming an assembly use on the main level
and the potential use of the basement for office, educational/classroom, or assembly uses.
Please note that the following estimate occupant loads are contingent on a number on a number of
other factors, including stair and exit door widths, number of exits and travel distance, installation of an
elevator/lift, etc. The following estimate numbers were calculated:
Main Level Maximum Occupancy of 4900 France Avenue North—Assembly Use (5 SF per person-
standing): Approximately 346 occupants
(Note: Maximum occupancy numbers noted above would be slightly less as separate area for shoes is
required so as to not cause tripping hazards or block path of exit)
Lower Level Maximum Occupancy of 4900 France Avenue North—Office, Education, or Assembly Use:
Office Use (100 SF per person): Approximately 16 occupants
Education Use (20 SF per person): Approximately 80 occupants
Assembly Use (5 SF per person-standing, or 7 SF per person-chairs): Approximately 321 or 229
occupants
As the City does not have copies of the interior for the 4902 France Avenue North (circular building) on
file and has not been inside the building to assess its condition, the Building Official provided a
breakdown of potential maximum occupancy for the building assuming the same uses in the 4900
France Avenue North building and square footage as noted on the approved 1998 site plans.
Main Level Maximum Occupancy of 4902 France Avenue North—Assembly Use (5 SF per person-
standing, or 7 SF per person-chairs): Approximately 475 or 339 occupants
Lower Level Maximum Occupancy of 4902 France Avenue North—Office, Education, or Assembly Use:
Office Use (100 SF per person): Approximately 23 occupants
Education Use (20 SF per person): Approximately 118 occupants
Assembly Use (5 SF per person-standing, or 7 SF per person-chairs): Approximately 475 or 339
occupants
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The Applicant has expressed eventually utilizing both buildings with the issuance of a Special Use Permit;
however, the Applicant has also noted that despite using both buildings, the occupancy between across
both buildings would never exceed 150 members. City staff is not in the position to monitor
membership numbers, but City staff assumes membership at the mosque and community center may
very well grow, particularly given the approximately 8,000-square feet of space between the two
buildings on-site.
Engineering Review
Assistant City Engineer Andrew Hogg noted in his memorandum dated February 10, 2020 (Exhibit D)
that the Applicant would need to re-stripe and conduct alterations to the Subject Property in order to
achieve the 32 on-site parking spaces as outlined in the provided traffic and parking study from Alliant
Engineering. Additionally, he indicates that the study doesn’t provide a clear understanding of the
parking needs for the site. The report provides only an estimate of service attendees at each service.
Staff estimates of occupancy loads of the building after the remodeling exceeds the number provided in
the draft traffic plan—refer to the calculations above.
He further notes that,
“In discussions with the applicant, it was implied that after the completion of each service the
parking lot will empty entirely, providing a clean slate for the next service. With the nature of
the site and the indication that the site is planned to function as community center it seems
unreasonable to expect that this will occur. If the occupancy loads match the estimation within
the traffic study, only under ideal conditions will the site be able to meet the required number
of parking stalls and the site will be under-parked. If those numbers are greater, then parking
and traffic could have major impacts on the neighborhood.”
The memorandum further details that Public Works would not be in a position to remove on-street
parking restrictions in the immediate area to allow overflow parking for the Applicant’s use of the
Subject Property and emphasizes the need to address the potential for attendees to park on adjacent
private property. It is summarized that Public Works is therefore unable to offer a recommendation in
support of the submitted traffic study as submitted.
Site Plan Review
As the Applicant has indicated plans to adhere to the previously approved 1998 site plan for the Subject
Property, the parking lot and identified five (5) spaces of proof of parking will need to be constructed as
outlined in the plans dated February 5, 1998. The existing outdoor trash enclosure will need to be
relocated, likely just north of the existing turnaround west of the office building (4900 France Avenue
North). The Applicant will need to comply with City Code requirements by constructing an enclosure
that fully screens any dumpsters and recycling bins with opaque fencing or other materials that are
complementary to the buildings on site.
As a landscape plan was approved as part of the 1998 approvals, the Applicant will need to bring the
landscaping back into compliance by removing any overgrown vegetation and replacing any missing
plantings. Should the Applicant desire installation of a different species of planting, all requests will need
to be documented and approved by the City Planner.
Finally, City staff is concerned about the immediate access to the railroad tracks, which are located just
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feet from the southern perimeter of the Subject Property parking lot. The Applicant will need to address
with City staff how a buffer can be created between the Subject Property and railroad tracks,
particularly given the Applicant’s intent to provide youth engagement on site. The Applicant may need
to contact ownership of the tracks to identify any requirements or restrictions for fencing.
Special uses are those in which may be required for the public welfare in a given district but which are,
in some respects, incompatible with the permitted uses in the district. Before a building or premises is
devoted to any use classified as a special use, a Special Use Permit would need to be granted by City
Council. In reviewing Special Use Permits, an Applicant would need to demonstrate the following (staff
responses italicized):
a. The establishment, maintenance or operation of the special use will promote or enhance the
general public welfare and will not be detrimental to or endanger the public health, safety,
morals or comfort.
The Subject Property has been vacant and on the market for lease or sale for at least two years;
therefore, re-occupancy of the buildings located on the Subject Property is desired. Re-occupancy
of the buildings on-site would result in additional eyes on the neighborhood given their intent to
utilize the buildings at varying hours seven days per week. The Subject Property is adjacent to
Highway 100, a railroad, and an Xcel Energy substation, with the only immediate neighbors
being a roofing company located immediately to the north.
City staff expressed concerns of having so many individuals and particularly youth in proximity to
an active rail line. There is no fencing or barrier on-site to prohibit individuals from accessing the
rail line, which lies just feet from the parking lot. Given the layout of the Subject Property
driveway and a gravel roadway that spurs off from the driveway and runs parallel to the rail line,
City staff is unable to determine how a safe perimeter could be established as it is assumed
access to the gravel roadway must be maintained. The Subject Property driveway is in immediate
proximity to an electrical tower, which is not fenced, and an Xcel Energy substation, which was
fully enclosed in fencing a couple years ago. A fence currently runs along the eastern perimeter
of the Subject Property and Highway 100, which is located below the Subject Property.
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.
Religious uses were recently added to the list of uses permitted through issuance of a Special Use
Permit in the I-2 (General Industry) District; however, City staff has concerns relating to the
limitations of the Subject Property including the lack of on-site parking, constrained access, and
adjacent existing uses, of which include unrestricted access to the railroad tracks along the south
portion of the Subject Property, an Xcel Energy substation located just off property, and the
industrial uses, including a roofing company located just to the north.
Despite the low levels of traffic presented in the study, City staff is aware of parking issues for
the adjacent industrial properties located along the France Avenue cul-de-sac and along the
south side of 50th Avenue North as the building structures in this area comprise the majority of
each site and therefore result in limited on-site parking options.
c. The establishment of the special use will not impede the normal and orderly development and
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improvement of surrounding property for uses permitted in the district.
The immediate area is currently developed with a mix of older 1950s era industrial development
along the east side of the France Avenue North cul-de-sac and south side of 50th Avenue North;
small 1950s and 1960s era apartment buildings; a large 1960s era industrial building; an Xcel
Energy substation; and a mix of townhomes and single family homes on the north side of 50th
Avenue North. The major concern of the proposed Special Use is that the parking demands for
the mosque and community center may restrict the ability for the neighboring industrial uses to
come and go from their respective sites during their respective business weeks.
There are additional concerns that attendees may utilize the neighboring parking lots (e.g. Xcel
Energy substation lot, 3800 50th Avenue North) or property (e.g. gravel road running parallel to
rail line) for off-site parking needs if on-street parking isn’t an option and to avoid having to
shuttle to the Subject Property. Despite the Applicant offering to assign a parking attendant to
address the limited on-site parking, there is still the issue of the Subject Property being located
on a dead end cul-de-sac, which would require drivers to back up and/or turn around. Drivers
may also decide drop off attendees at the Subject Property before leaving to find parking
elsewhere, or they may choose to queue up along France Avenue North for when an on-site
space opens on the Subject Property between services. All of the aforementioned possibilities
could have direct implications on the normal and orderly development and operation of the
surrounding businesses and homes.
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.
While numerous conversations were held with the Applicant regarding the intended operation of
the use on the Subject Property, the provided traffic and parking study indicate that while the
surrounding streets will likely maintain their levels of service, there is a potentially large
deficiency in on-site parking. While the Applicant and Alliant Engineering, who prepared the
traffic and parking study, outline a series of potential options for addressing parking congestion,
the reality is that the Subject Property is located on a dead-end cul-de-sac and has notable
limitations for ingress, egress, and parking.
Although religious uses are now permitted in the I-2 District through issuance of a Special Use
Permit and are not required to be located on an arterial or collector street, it should be noted
that religious uses elsewhere in the City require the main entrance to be served by a collector or
arterial street—the France Avenue cul-de-sac is not, which limits ingress, egress, and overall flow
to and from the Subject Property.
Despite the Applicant suggesting a shuttle service to address the parking issues, no paperwork
has been provided as of the date of the staff report to detail the agreement between K&G
Fashion Superstore and the Applicant, and no additional information has been provided as to
how the shuttle service would operate (e.g. call for pickup, scheduled pick up and drop off times).
In reviewing the current operation and parking accommodations for the Friday prayer service at
the Brooklyn Center Community Center, City staff noted that multiple cars had more than one
occupant per vehicle. It is to staff’s assumption that, rather than driving five minutes each way to
the K&G Fashion Superstore, many of the attendees will likely drop off their occupants and park
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in the adjacent neighborhood given the identified shuttle service consists of four minivans with
seating only for 6 individuals each. Additional concerns were raised regarding the timing of the
prayer services (noon to 2 p.m.) and the anticipated number of attendees who might be utilizing
their Friday lunch hour to make the drive to and from prayer service.
FINDINGS
City staff understands the desire to have the Applicant (Masjid Al-Ansar Islamic Community Center)
remain in the community given that a majority of their attendees are residents from the Brooklyn
Center and Brooklyn Park areas; however, City staff has significant concerns regarding the intended use
at this particular location in consideration of the site’s limitations and substantial upgrades that would
need to take place before the buildings could be occupied. Although City staff is unable to specifically
determine the scope of the traffic issues that may result from the identified parking deficiency at the
site, the concerns associated with the lack of parking and the resulting negative impacts raise serious
questions about the appropriateness of the use on this site.
While the two buildings on the Subject Property offer a combined total of approximately 8,000-square
feet, the maximum occupancy would be capped to no more than 150 individuals at any one time and as
proposed would likely not exceed 75 people at any one time (as proposed for the Friday prayer service),
which would effectively result in a major underutilization of the buildings.
The primary reason for the Community Center, as expressed in the Applicant’s narrative is to, “use the
center to build valuable and stronger relationship between all humankind. We reach out and present
Islam through educational and cultural activities. We believe that this holistic cultural and inter-faith
presence is consistent with the teachings and principles of Islam. Our center also serves as a springboard
for religious dialogues and a home for the needy.”
The Applicant acknowledges in their provided narrative that since the inception of Masjid Al-Ansar
Islamic Community Center, they have seen “exponential growth.” By issuing a Special Use Permit for the
Subject Property, the Applicant would be placed in a situation where they would have no room to grow
assuming a cap of 150 members for the use on the Subject Property. Prohibiting further growth of the
Masjid Al-Ansar Community Center at this location would appear to only be making the best out of a
bad situation and City staff is unsure as to how long the mosque and community center could function
at this location before they would need to look elsewhere.
Regarding the parking needs, the City has historically only issued allowances (variances) for lesser
parking in instances where the Applicant has been able to (1) provide a traffic and parking study
outlining the actual needs, (2) provide data from other apartment buildings under the same ownership
by an Applicant outlining unit counts and parking calculations during different times and days, or (3)
shown a “proof of parking” that proves that, should the parking needs be greater than anticipated, the
parking lot can be expanded on-site to address those needs.
The Subject Property was approved in 1998 with a “proof of parking;” however, only five additional
spaces were provided for and the constraints of the Subject Property, barring the demolition of one of
the buildings, could not offer any more than is currently on site. It should also be recognized that by
granting a variance in parking for the proposed use, this would set a precedent for allowing on-site
parking deficiencies to occur for any similar proposals that might come forward in the future.
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Finally, as the Applicant is requesting issuance of a Special Use Permit, Section 35-220 (Special Use
Permits) of the City’s Zoning Code requires that any approved special use 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 of special use permit is
granted, or unless before the expiration of the one year period the applicant shall apply for an
extension.”
It should be noted that the building the Applicant intends to move into has been declared “unfit” and
will require a new Certificate of Occupancy and any identified Building and Fire Code requirements will
need to be implemented before a new Certificate of Occupancy can be issued for the 4900 France
Avenue building given the current unfit conditions and change in use.
RECOMMENDATION
City staff is unable to provide a recommendation requesting that a motion be made to either approve or
deny the issuance of a Special Use Permit to operate Masjid Al-Ansar Islamic Community Center at the
Subject Property location at 4900 France Avenue North. Therefore, the Planning Commission and City
Council will need to make a determination as to whether a:
1) Motion to approve a Resolution denying that the City Council issue a Special Use Permit for the
Masjid Al-Ansar Islamic Community Center for the operation of a mosque and community center at
the Subject Property and a parking variance for the intended use, based on the above outlined
findings of fact, be recommended; or
2) Motion to approve a Resolution that the City Council issue a Special Use Permit for the Masjid Al-
Ansar Islamic Community Center for the operation of a mosque and community center at the
Subject Property and approval of a parking variance for the intended use, based on the above
outlined findings of fact, be recommended.
Should a recommendation be made to approve the issuance of a Special Use Permit, a parking variance
would need to be granted as the Applicant and Alliant Engineering, who prepared the traffic and parking
study, note that the parking needs for the use will not be met through on-site parking. In addition, City
staff is recommending the following additional conditions be attached to any favorable approval of the
requested Special Use Permit:
1. A parking variance granted allows the proposed use of the Subject Property without needing to
strictly comply with the parking requirements in the City’s Zoning Ordinance. The Applicant
shall develop a Parking Plan for approval by the City Planner and Zoning Administrator to
accommodate the anticipated parking needs for the approved use. The Applicant shall be
required to implement, and remain in compliance with, the approved Parking Plan.
2. The majority of the parking lot shall be signed for “carpool use” only in accordance with
approved Parking Plan.
3. Attendees shall not utilize private property or areas designated as “no parking” (e.g. France
Avenue North cul-de-sac) for their parking needs. These prohibited parking areas shall be
designated in the approved Parking Plan.
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4. Any major changes or modifications made to the Subject Property and previously approved
plans can only be made either through the City’s Building Permit process or through formal Site
and Building Plan review by the City.
5. The Applicant shall not occupy either building located on the Subject Property until:
a. A new Certificate of Occupancy is issued by the City Building Official for the unfit
building (4900 France Avenue North); and
b. The Applicant obtains City permits and completes all minimum required interior and site
improvements for the proposed use as per the City Building Official and Fire Inspector.
6. The Applicant shall bring the Subject Property into conformance with the approved site plan
prepared by Blumentals Architecture and dated February 5, 1998, including, but not limited to
the following improvements:
a. Re-striping and expansion of Subject Property parking lot to provide minimum of 32 on-
site parking spaces;
b. Relocation and/or reconstruction of outdoor trash enclosure per City Code
requirements, and as approved by City Planner; and
c. Relocation of existing accessible route for second building on Subject Property (4902
France Avenue North).
7. The approved Landscape Plan identified on the site plan prepared by Blumentals Architecture
and dated February 5, 1998 shall be brought back into compliance and any overgrown
vegetation removed. Any requests for alternate plantings shall be reviewed by the City Planner.
8. The Applicant shall install a fence along the south perimeter of the Subject Property to create
barrier between parking lot and active rail line. The Applicant shall work with the ownership of
the abutting railroad to determine allowances for fencing. The Applicant shall forward plans for
fencing to the City Planner and Building Official and a Building Permit submitted for review and
approval if required.
9. The Applicant shall comply with all comments outlined in the memorandum prepared by
Assistant City Engineer Andrew Hogg on February 10, 2020.
10. The Applicant/Property Owner shall ensure the fire sprinkler system is maintained and
monitored.
11. The Applicant shall furnish a copy of an agreement to the City Planner for the off-site shuttle lot,
to be located at the K&G Fashion Superstore property (5425 Xerxes Avenue North) with a
proposed method of operation for the shuttle.
12. The Applicant shall ensure a parking lot attendant is in place between Friday prayer services and
any other events generating parking needs beyond the amount available on-site of the Subject
Property. The attendant shall be located on the Subject Property and shall not direct traffic from
City Right-of-Way or adjacent private property.
ATTACHMENTS
Exhibit A— Public Hearing Notice, published in the Brooklyn Center Sun Post, dated January 30, 2020.
App. No. 2020-001
PC 02/13/2020
CC 03/09/2020 (Updated)
Page 15
Exhibit B— Planning Commission Application No. 2020-001 Submittal Packet dated January 14, 2020, and Traffic
and Parking Study, prepared by Alliant Engineering and dated January 9, 2020.
Exhibit C— Previously Approved Site Plan with Landscaping and Preliminary Grading and Utility Plan, prepared by
Blumentals Architecture, and dated February 5, 1998.
Exhibit D— Memorandum prepared by Assistant City Engineer Andrew Hogg, dated February 10, 2020.
Exhibit A
Scanned with CamScanner
Exhibit B
1/14/2020
1/31/2020
2020-001
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner
Scanned with CamScanner
Brooklyn Center Mosque
Traffic & Parking Study
Brooklyn Center, MN
Prepared For:
Masjid Al-Ansar Islamic Community Center
Prepared By:
Jordan Schwarze, PE
Hannah Johnson
Alliant Engineering, Inc.
733 Marquette Avenue, Suite 700
Saint Paul, MN 55402
January 9, 2020
DRAFT Report
Traffic & Parking Study
Brooklyn Center Mosque
Alliant No. 219-0226.0 i
January 9, 2020
Table of Contents
List of Figures ................................................................................................................................. i
List of Tables .................................................................................................................................. i
1.0 Introduction ........................................................................................................................1
2.0 Existing Conditions ............................................................................................................1
2.1 STUDY AREA INTERSECTIONS .......................................................................................... 1
2.2 DATA COLLECTION .......................................................................................................... 1
2.2.1 Traffic Volumes ...................................................................................................................................... 1
2.2.2 Roadway/Intersection Characteristics ................................................................................................... 1
2.2.3 Parking Observations ............................................................................................................................. 4
2.3 INTERSECTION OPERATIONS ANALYSIS ........................................................................... 6
2.3.1 Level of Service and Queuing ................................................................................................................. 6
3.0 Future Conditions ..............................................................................................................7
3.1 PROPOSED MOSQUE ......................................................................................................... 7
3.2 INTERSECTION OPERATIONS ANALYSIS ........................................................................... 7
3.2.1 Background Growth ............................................................................................................................... 7
3.2.2 Trip Generation ...................................................................................................................................... 7
3.2.3 Directional Distribution and Trip Assignment ........................................................................................ 7
3.2.4 Level of Service and Queuing ............................................................................................................... 10
3.3 PARKING MANAGEMENT ................................................................................................ 10
3.3.1 Parking Management Plan .................................................................................................................. 11
3.3.2 Parking Layout ..................................................................................................................................... 11
4.0 Conclusions/Recommendations ......................................................................................13
Appendix A – Detailed Operations and Queueing Analysis ..................................................... A
List of Figures
Figure 1. Project Location............................................................................................................... 2
Figure 2. Existing Conditions ......................................................................................................... 3
Figure 3. Existing Parking Observations ........................................................................................ 5
Figure 4. Directional Distribution ................................................................................................... 8
Figure 5. Future Conditions ............................................................................................................ 9
Figure 6. Recommended Parking Layout ..................................................................................... 12
List of Tables
Table 1. Level of Service Criteria ................................................................................................... 6
Table 2. Existing Intersection Operations Analysis ........................................................................ 6
Table 3. Intersection Operations Analysis Comparison ............................................................... 10
Traffic & Parking Study
Brooklyn Center Mosque
Alliant No. 219-0226.0 1
January 9, 2020
1.0 Introduction
Alliant Engineering has completed a traffic and parking study for a proposed mosque to be located
at 4900 France Avenue N in Brooklyn Center, MN. The currently unoccupied subject property is
zoned I2 – General Industrial but would be rezoned for the purpose of the mosque (see Figure 1:
Project Location). The objectives of this study are to evaluate existing traffic and parking
characteristics within the area, document the anticipated impacts related to the proposed lane use
change, and recommend mitigation measures to address potential impacts. The following provides
the assumptions, analysis, and conclusions/recommendations offered for consideration.
2.0 Existing Conditions
The existing conditions were reviewed to establish a baseline to identify any future impacts
associated with the proposed mosque. The evaluation of existing conditions includes turning
movement counts, parking observations, and an intersection operations analysis.
2.1 Study Area Intersections
The following intersections were evaluated for the study:
• Lakebreeze Avenue & Azelia Avenue
• France Avenue & 50th Avenue
• France Avenue & 53rd Avenue
• 53rd Avenue & Drew Avenue
2.2 Data Collection
2.2.1 Traffic Volumes
To document existing conditions, intersection turning movement counts were collected by
Alliant Engineering on Friday, December 20, 2019 from 11:30 a.m. to 3:30 p.m. It should be noted
that the traditional Friday prayer service, the most significant regularly occurring traffic generator
for the Masjid Al-Ansar Islamic Community Center, takes place within this timeframe.
2.2.2 Roadway/Intersection Characteristics
Roadway/intersection characteristics within the study area (i.e. lane geometry and traffic
controls/volumes) were observed and are shown in Figure 2: Existing Conditions. While the
Masjid Al-Ansar Islamic Community Center currently holds a single Friday prayer service from
1:00-2:00 p.m., two Friday services are planned at the proposed mosque: 12:00-1:00 p.m. and
1:00-2:00 p.m. Therefore, the 12:30-1:30 p.m. timeframe was analyzed to ensure overlapping
traffic from each service was covered.
Project Location
Figure 1Brooklyn Center Mosque Traffic & Parking Study
ALLIANT
53rd AveFrance AveFrance AveBass Lake Rd
Lakebreeze Ave
Botti
n
e
a
u Bl
v
d Brookl
yn Bl
vdMosque
Proposed
at K&G
Park and Ride
Proposed
MINNESO
1 00
AT
Brooklyn Center Mosque Traffic & Parking Study
ALLIANT
All-Way Stop
Existing Conditions
Figure 2
L 17
T 5
R 11L 13T 12R 024 R19 T1 L6 R
5 T
0 L
21 R2 L4 R
44 T
1 R
15 T
38 L
L 1
T 11
R 1L 0T 3R 270 R
32 T
6 L
1 R0 T0 LL 63T 0R 4Azelia AveL 0
T 37
R 880 R5 T5 L L 7
T 39
Mosque
Proposed
Lakebreeze Ave France AveEwing AveDrew Ave51st Ave
50th Ave
52nd AveFrance AveEwing AveDrew Ave53rd Ave
Through/Stop
LEGEND
XX
(12:30-1:30 PM)
Friday Traffic Volume
Lane Geometry
Lakebreeze Ave & Azelia Ave
53rd Ave & Drew Ave
53rd Ave & France Ave
50th Ave & France Ave
MINNESO
AT
100
Traffic & Parking Study
Brooklyn Center Mosque
Alliant No. 219-0226.0 4
January 9, 2020
2.2.3 Parking Observations
A review of existing parking restrictions and demand/capacity (Friday 11:30 a.m. to 3:30 p.m.)
near the proposed mosque site was completed to understand potential impacts to the adjacent
on-street parking network. A summary of study area parking observations is documented in
Figure 3: Existing Parking Observations. The parking observations reveal that no parking is
allowed on France Avenue south of 50th Avenue (the block adjacent to the proposed mosque site),
though a number of vehicles were viewed to be parked illegally on this block.
A small supply of on-street parking was available one block from the proposed mosque site along
the south side of 50th Avenue east of France Avenue. During the four hours of Friday observations,
approximately 10-18 on-street parking spaces were available along this segment of 50th Avenue.
However, it should be noted that no pedestrian facilities exist between 50th Avenue and the
proposed mosque site. In the residential neighborhood further north, abundant on-street parking
was available on France Avenue, Ewing Avenue, and Drew Avenue.
In addition to existing parking observations near the proposed mosque site, parking demand was
observed at the Brooklyn Center Community Center where the Friday prayer service of the
Masjid Al-Ansar Islamic Community Center is currently held. A parking lot count was collected
both during the Friday prayer service and approximately one hour after conclusion of the service.
The post-service count revealed 72 fewer vehicles in the Community Center parking lot as
compared to the count during the service. Given limited observed use of other meeting space,
exercise, and pool facilities within the Brooklyn Center Community Center both during and after
the Friday prayer service, the majority of the 72-vehicle difference can be attributed to members
of the Masjid Al-Ansar Islamic Community Center.
With an observed service attendance of approximately 150 people, a rate of 2.1 people/vehicle can
be derived. Discussions with leaders of the Masjid Al-Ansar Islamic Community Center indicate
that service attendance is typically lower and that normal vehicle occupancy is likely closer to
3.0 people/vehicle. Mosque leaders cite college-age members being back from winter break during
the Friday, December 20, 2019 observations as the probable cause for the atypical numbers.
However, the observed numbers were carried forward in the analysis to conservatively estimate a
worst-case scenario for future conditions.
Brooklyn Center Mosque Traffic & Parking Study
ALLIANT
50th Ave France AveEwing AveDrew AveExisting Parking Observations
Figure 3
50th Ave
51st Ave
51st Ave
France AveLEGEND
Parking Allowed
No Parking
MINNESOTA
100
Mosque
Proposed
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Brooklyn Center Mosque
Alliant No. 219-0226.0 6
January 9, 2020
2.3 Intersection Operations Analysis
An existing intersection operations analysis was completed using Synchro/SimTraffic software to
establish a baseline condition to which future traffic operations could be compared.
2.3.1 Level of Service and Queuing
Operations analysis results identify a Level of Service (LOS), which indicates the quality of traffic
flow through an intersection. Intersections are given a ranking from LOS A to F. The LOS results
are based on average delay per vehicle, which correspond to the delay threshold values shown in
Table 1. LOS A indicates the best traffic operation, with vehicles experiencing minimal delays.
LOS F indicates an intersection where demand exceeds capacity, or a breakdown of traffic flow.
Table 1. Level of Service Criteria
Results of the existing intersection operations analysis shown in Table 2 indicate that all study
intersections currently operate at overall LOS A during the Friday analysis hour. In addition, no
significant side-street delay or queuing issues were observed in the field or traffic simulation.
Detailed operations and queuing analysis results are presented in Appendix A.
Table 2. Existing Intersection Operations Analysis
Description Signalized
Intersection
Unsignalized
Intersection
A Free Flow: Low volumes and no delays.0 - 10 0 - 10
B Stable Flow: Speeds restricted by travel conditions, minor delays.> 10 - 20 > 10 - 15
C Stable Flow: Speeds and maneuverability closely controlled due to higher
volumes.> 20 - 35 > 15 - 25
D Stable Flow: Speeds considerably affected by change in operating conditions.
High density traffic restricts maneuverability, volume near capacity.> 35 - 55 > 25 - 35
E Unstable Flow: Low speeds, considerable delay, volume at or slightly over
capacity.> 55 - 80 > 35 - 50
F Forced Flow: Very low speeds, volume exceed capacity, long delays with stop
and go traffic.> 80 > 50
Source: Highway Capacity Manual, 2010 Edition, Transportation Research Board, Exhibits 18-4 & 19-1.
Delay per Vehicle (seconds)
Level of Service
Lakebreeze Ave & Azelia Ave A /A 1.5 /4.5
France Ave & 50th Ave A /A 4.4 /5.6
France Ave & 53rd Ave A /A 4.0 /5.0
53rd Ave & Drew Ave A /A 1.0 /2.7
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach
Delay
Intersection Existing
LOS Delay (s)
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Brooklyn Center Mosque
Alliant No. 219-0226.0 7
January 9, 2020
3.0 Future Conditions
To determine potential impacts, a traffic operations analysis was completed for future conditions.
3.1 Proposed Mosque
The Masjid Al-Ansar Islamic Community Center is expected to repurpose existing building
structures (approximately 2,400 and 2,800 square feet each) at the 4900 France Avenue N site.
The existing site access at the southern end of a cul-de-sac on France Avenue south of 50th Avenue
is expected to be reutilized. The existing parking lot at the proposed mosque site, which is
anticipated to be restriped, is expected to provide a maximum of 32 parking stalls of typical width
(8.5 feet). It should be noted that the size of the existing building structures may limit the potential
attendance of any particular prayer service; however, the worst-case scenario in which all members
are onsite at one time was conservatively analyzed.
3.2 Intersection Operations Analysis
A future conditions intersection operations analysis was completed using Synchro/SimTraffic
software to estimate the traffic impacts of the proposed mosque.
3.2.1 Background Growth
Significant background traffic volume growth at the study intersections is not expected in the near
future, as the study area is fully developed with limited potential for redevelopment that would
produce significantly increased traffic volumes.
3.2.2 Trip Generation
The ITE Trip Generation Manual, 10th Edition was referenced to estimate the trip generation
potential of the proposed mosque. However, very limited data related to a mosque is available.
Therefore, a trip generation based on existing Friday prayer service observations was utilized to
provide a more reliable analysis. As noted previously, approximately 70 vehicles at the current
Friday prayer service site could be attributed to members of the Masjid Al-Ansar Islamic
Community Center. Consequently, approximately 70 trips both to and from the proposed mosque
could be expected. While the proposed mosque is expected to offer two back-to-back prayer
services between 12:00 p.m. and 2:00 p.m., the potential exists for one of the services to be more
popular than the other. Therefore, to provide a worst-case estimate of future conditions, all 70
potential trips were assumed to exit the proposed mosque site within the Friday analysis hour.
3.2.3 Directional Distribution and Trip Assignment
The distribution of site-generated trips was estimated based on existing traffic volumes/patterns
and engineering judgement. The resultant directional distribution, shown in Figure 4:
Directional Distribution, was applied to estimated site-generated trips. The resultant forecast of
future conditions, in which all 70 potential site-generated trips exit the proposed mosque within
the Friday analysis hour, is shown in Figure 5: Future Conditions.
40%15%45%
Brooklyn Center Mosque Traffic & Parking Study
ALLIANTAzelia AveMosque
Proposed
Lakebreeze Ave France AveEwing AveDrew Ave51st Ave
50th Ave
52nd AveFrance AveEwing AveDrew Ave53rd Ave
LEGEND
Directional Distribution
Figure 4
Distribution Direction
Distribution Percentage
##%
MINNESO
AT
100
Brooklyn Center Mosque Traffic & Parking Study
ALLIANT
All-Way Stop
L 17
T 5
R 11L 13T 12R 038 R29 T1 L6 R
5 T
0 L
35 R2 L4 R
58 T
1 R
15 T
38 L
L 1
T 11
R 1L 0T 3R 270 R
32 T
6 L
1 R0 T0 LL 95T 0R 4Azelia AveL 0
T 37
R 88
L 7
T 39
Mosque
Proposed
Lakebreeze Ave France AveEwing AveDrew Ave51st Ave
50th Ave
52nd AveFrance AveEwing AveDrew Ave53rd Ave
Through/Stop
LEGEND
XX
Lane Geometry
Future Conditions
Figure 514 R29 T37 L (Mosque Peak Hour)
Friday Traffic Volume
Lakebreeze Ave & Azelia Ave
53rd Ave & Drew Ave
53rd Ave & France Ave
50th Ave & France Ave
MINNESO
AT
100
Traffic & Parking Study
Brooklyn Center Mosque
Alliant No. 219-0226.0 10
January 9, 2020
3.2.4 Level of Service and Queuing
Results of the future intersection operations analysis, shown in Table 3, indicate that all study
intersections are expected to continue operating at overall LOS A during the Friday analysis hour.
In addition, no significant side-street delay or queuing issues were observed in the traffic
simulation. Therefore, no issues related to the proposed mosque are anticipated from a traffic
operations perspective. Detailed operations and queuing analysis results are presented in
Appendix A.
Table 3. Intersection Operations Analysis Comparison
3.3 Parking Management
Despite anticipated back-to-back prayer services between 12:00 p.m. and 2:00 p.m., the potential
still exists for approximately 70 vehicles to be onsite during the overlap between services in the
12:30-1:30 p.m. timeframe. Considering an estimated maximum of 32 parking stalls onsite, the
potential exists for a parking deficit of nearly 40 stalls. Therefore, the Masjid Al-Ansar Islamic
Community Center is planning to provide four shuttle vans (7-passengers each) to move members
between the proposed mosque site and an offsite park and ride location. It should be noted that the
study area was observed to have sufficient on-street parking capacity within two to three blocks of
the proposed mosque to accommodate the entire membership. However, a significant portion of
this available on-street parking capacity lies in the residential neighborhood north of 50th Avenue.
The combination of the existing parking lot, available on-street parking, and the planned shuttle
service has the potential to effectively manage the anticipated parking demand of the proposed
mosque.
For the offsite park and ride location, an arrangement has been made with K&G Fashion Superstore
(located approximately one mile northeast of the proposed mosque at 5425 Xerxes Avenue N and
shown previously in Figure 1) to provide parking in the underutilized back parking lot of the store.
The back parking lot at K&G has a capacity of more than 100 parking stalls with little associated
demand based on a review of satellite imagery over the past 10 years. With shuttle vans running
continuously before and after services, the potential exists for the shuttle service to significantly
reduce parking demand on and near the site of the proposed mosque.
Lakebreeze Ave & Azelia Ave A /A 1.5 /4.5 A /A 1.9 /4.7
France Ave & 50th Ave A /A 4.4 /5.6 A /A 4.8 /5.5
France Ave & 53rd Ave A /A 4.0 /5.0 A /A 4.5 /5.2
53rd Ave & Drew Ave A /A 1.0 /2.7 A /A 1.1 /2.7
Overall Intersection LOS / Worst Approach LOS
Overall Intersection Delay / Worst Approach
Delay
Intersection Existing Future
LOS Delay (s)LOS Delay (s)
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Brooklyn Center Mosque
Alliant No. 219-0226.0 11
January 9, 2020
3.3.1 Parking Management Plan
The potential exists for parking demand to significantly exceed the anticipated parking supply on
the site of the proposed mosque at 4900 France Avenue N in Brooklyn Center. Therefore, the
following measures are recommended to minimize the potential for parking demand associated
with the proposed mosque to overrun the parking supply onsite and spill onto adjacent streets and
into the residential neighborhood north of 50th Avenue:
•If possible, separate the two anticipated prayer services by at least one hour to limit the
potential for the entire membership to be onsite during the overlap between services.
•Actively promote the use of the planned shuttle service among members of the
Masjid Al-Ansar Islamic Community Center.
o The shuttle service is expected to offer an abundance of parking at a location only a
5-minute drive from the proposed mosque site (K&G Fashion Superstore).
▪In one trip, the four shuttle van fleet could transport up to 24 people excluding van
drivers (equivalent to 11 parked vehicles at the observed rate of 2.1 people/vehicle).
▪Stagger shuttle van departures to minimize the potential for more than one van
loading/unloading passengers simultaneously on the proposed mosque site.
•Excluding the required number of designated stalls for handicap accessible, mosque
leadership, and shuttle parking, sign the majority of the remaining parking lot stalls as
carpool only.
o Encourage single occupancy drivers to utilize the planned shuttle service.
▪Designate the single parking stall immediately adjacent to the west building
entrance for shuttle van loading/unloading. This location will help minimize the
potential for vehicle/pedestrian conflicts within the parking lot and allow shuttle
vans the space needed to perform a backing maneuver.
o Designate a parking lot monitor to actively enforce carpool rules and post a sign at the
site access when the parking lot is full. These actions will maintain an orderly parking
lot and help minimize the potential for vehicle/vehicle and vehicle/pedestrian conflicts.
•Given that vehicles were already observed to park illegally along France Avenue south of
50th Avenue and minimal heavy truck activity, the City of Brooklyn Center could consider
allowing on-street parking along the west side of this one-block segment. Approximately
210 feet of uninterrupted curb is available along the west side of France Avenue, south of
50th Avenue and north of the cul-de-sac which provides access to the proposed mosque.
This length of uninterrupted curb has the potential to provide approximately 10 on-street
spaces that could be utilized for short-term parking.
3.3.2 Parking Layout
To minimize the potential for vehicle/vehicle and vehicle/pedestrian conflicts onsite, the parking
layout shown in Figure 6 is recommended. It should be specifically noted that removing
overgrown vegetation near the site access is recommended to improve sight distance/safety.
Brooklyn Center Mosque Traffic & Parking Study
Recommended Parking Layout
Figure 6
ALLIANTFrance Ave Parki
ng Lot A
i
sl
e90-degree Parki
ng St
all
s90-degree Parki
ng St
all
sLoading/Unloading
Designated Shuttle
vehilce backing maneuvers
trash removal and
Maintain open space for
safety at the site access
improve sight distance/
Remove vegetation to
Mosque
Proposed
GoogleC
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Brooklyn Center Mosque
Alliant No. 219-0226.0 13
January 9, 2020
4.0 Conclusions/Recommendations
The following study conclusions/recommendations are offered for consideration:
•Results of the existing intersection operations analysis indicate that all study intersections
currently operate at overall LOS A during the Friday analysis hour. In addition, no significant
side-street delay or queuing issues were observed in the field or traffic simulation. After the
Masjid Al-Ansar Islamic Community Center occupies the existing building structures at
4900 France Avenue N in Brooklyn Center, all study intersections are expected to continue
operating at overall LOS A during the Friday analysis hour. Additionally, no significant
side-street delay or queuing issues are anticipated under the future conditions. Therefore, no
issues related to the proposed mosque are anticipated from a traffic operations perspective.
•Despite anticipated back-to-back prayer services between 12:00 p.m. and 2:00 p.m., the
potential still exists for approximately 70 vehicles to be onsite during the overlap between
services in the 12:30-1:30 p.m. timeframe. Considering an estimated maximum of 32 parking
stalls onsite, the potential exists for a parking deficit of nearly 40 stalls. Therefore, the
Masjid Al-Ansar Islamic Community Center is planning to provide four shuttle vans
(7-passengers each) to move members between the proposed mosque site and an offsite park
and ride location only a 5-minute drive away.
o It should be noted that the study area was observed to have sufficient on-street parking
capacity within two to three blocks of the proposed mosque to accommodate the entire
membership. However, a significant portion of this available on-street parking capacity lies
in the residential neighborhood north of 50th Avenue. The combination of the existing
parking lot, available on-street parking, and the planned shuttle service has the potential to
effectively manage the anticipated parking demand of the proposed mosque.
•To minimize the potential for parking demand associated with the proposed mosque to overrun
the parking supply onsite and spill onto adjacent streets and into the residential neighb orhood
north of 50th Avenue, the actions presented in Section 3.3.1: Parking Management Plan are
recommended.
Traffic & Parking Study
Brooklyn Center Mosque
Alliant No. 219-0226.0 A1
Appendix A – Detailed Operations and Queueing Analysis
Existing Conditions
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.4 0.1 0.0 0.0 0.1 0.2 0.0 0.0 2.8 4.7 0.3 2.2 1.5
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 8 8 8 0 0 0 0 0 10 45 15 15
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.2 5.7 1.9 3.2 6.2 1.4 4.2 5.7 0.0 0.0 3.7 3.7 4.4
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 37 37 37 22 22 22 30 30 0 18 18 46
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.9 2.7 4.6 1.7 2.6 4.2 5.5 3.7 4.2 5.8 0.0 4.0
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 33 33 33 43 43 43 49 49 49 43 43 43
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.6 0.4 2.0 0.1 0.0 3.9 0.0 2.6 0.0 0.0 0.0 1.0
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 0 0 0 5 5 0 13 0 39 0 0 0
Approach Delay (sec/veh)
Approach LOS
Lakebreeze Ave &
Azelia Ave 0.5 0.2
A A
Intersection MOE Eastbound Approach
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
4.5
Westbound Approach Northbound Approach
A A
2.8
Southbound Approach Intersection
Total
Intersection MOE Eastbound Approach
5.0 3.7
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
France Ave &
50th Ave 4.5 5.6
AAAA
Intersection
Total
France Ave &
53rd Ave 3.9 3.0 4.5 5.0
A A A A
Westbound Approach Northbound Approach Southbound Approach Intersection
TotalIntersectionMOEEastbound Approach
2.7 0.0
A A A A
53rd Ave &
Drew Ave 0.6 0.4
Future Conditions
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 2.1 0.1 0.0 0.0 0.1 0.2 0.0 0.0 0.0 4.8 0.1 2.6 1.9
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 8 8 8 0 0 0 0 0 4 48 14 14
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 4.3 5.6 1.5 4.1 5.9 1.8 5.0 6.5 3.1 0.0 3.3 3.9 4.8
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 39 39 39 23 23 23 54 54 36 19 19 45
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 5.9 2.3 4.5 1.7 2.5 4.2 6.6 4.3 4.6 5.7 0.0 4.5
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 29 29 29 43 43 43 53 53 53 43 43 43
Approach Delay (sec/veh)
Approach LOS
EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR
Movement Delay (sec/veh) 0.0 0.5 0.5 2.1 0.1 0.0 4.8 0.0 2.6 0.0 0.0 0.0 1.1
Movement LOS A A A A A A A A A A A A A
Movement 95th Queue (ft) 0 0 0 10 10 0 11 0 44 0 0 0
Approach Delay (sec/veh)
Approach LOS
Intersection MOE Eastbound Approach
Northbound Approach Southbound Approach Intersection
Total
Lakebreeze Ave &
Azelia Ave 0.5 0.2 0.0
Intersection MOE Eastbound Approach Westbound Approach
4.7
A A A A
France Ave &
53rd Ave 3.7
A
0.0
A A A A
2.7
Intersection
Total
Westbound Approach Northbound Approach Southbound Approach Intersection
Total
3.0 5.2 5.2
A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach
53rd Ave &
Drew Ave 0.5 0.5
France Ave &
50th Ave 4.6 5.5 5.2 3.8
A A A A
Intersection MOE Eastbound Approach Westbound Approach Northbound Approach Southbound Approach Intersection
Total
Exhibit C
M E M O R A N D U M
DATE: Feb 10, 2020
TO: Ginny McIntosh, City Planner/Zoning Administrator
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Site Plan Review – 4900 France
Public Works Department staff reviewed the following documents submitted for review on Jan 20,
2020 for 4900 France Ave N:
Planning Commission Submittal Packet dated Jan 20, 2020
Subject to final staff Site Plan approval, the referenced plans must be revised in accordance with the
following comments/revisions and approved prior to issuance of land alteration permit:
Site Plan
1.The traffic study and parking demand management plan and Applicant note an intent to re-stripe
the parking lot and relocate the existing outdoor trash enclosure so as to meet the previously
approved site plan prepared by Blumentals Architecture and last revised February 5, 1998. The
Applicant did not provide an updated site plan. The location of the trash enclosure shown on the
approved site plan is different the than the existing trash enclosure’s current location and would
need to be relocated in order to allow for installation of additional parking. The applicant shall
restripe the parking to match the previously approved site plan and will need to accommodate for
minimum ADA parking requirements.
2.The applicant shall remove the overgrown vegetation at the entrance to improve sight lines
when entering and exiting the site.
3.Site accessibility shall comply with ADA standards.
Miscellaneous
4.The applicant is not proposing to disturb the site above the threshold for review; no project
review is required for the West Mississippi Watershed Commission and an NPDES permit is
not required.
5.The City has received a draft traffic study, dated January 9, 2020. The study doesn’t provide a
clear understanding of the parking needs for the site. The report provides only an estimate of
service attendees to each service. Staff estimates of occupancy loads of the building after the
remodeling exceeds the number provided in the draft traffic plan.
In discussions with the applicant, it was implied that after the completion of each service the
parking lot will empty entirely, providing a clean slate for the next service. With the nature of
the site and the indication that the site is planned to function as community center it seems
unreasonable to expect that this will occur. If the occupancy loads match the estimation within
the traffic study, only under ideal conditions will the site be able to meet the required number
of parking stalls and the site will be under-parked. If those numbers are greater, then parking
Exhibit D
4900 France Ave
Site Plan Review Memo, February 10, 2020
Page 2 of 2
and traffic could have major impacts on the neighborhood.
The Public Works department will not recommend changing any of the city on-street parking
regulations for the local city streets to accommodate on-street parking for the site, which is
suggested in the provided traffic study and parking demand management plan. The cul-de-sac
portion of France Avenue North shall not be used for on-street parking as street dimensions
do not allow for the movement of industrial traffic and vehicles in conjunction with on-street
parking. The traffic study discusses the use of a staff member directing traffic, preventing
vehicles from entering the site once the on-site parking is full, however, the study doesn’t
discuss how the traffic will be directed to prevent on-street parking in the neighborhood or
what steps will be taken to prevent queuing in the streets as cars wait for parking.
The applicant shall take steps to prevent parking on private property, unless the applicant can
provide an agreement with a private property owner for the purposes of additional parking. In
addition, the study refers to an agreement with the K&G property at 5425 Xerxes Ave N as a
location for additional parking with a shuttle service (i.e. 4 minivans). The study doesn’t
detail how the shuttle service will work, nor does the PC submittal packet include an
agreement with K&G for use of their property. City staff has not received enough information
nor does the traffic report lend clarity to the parking issues and concerns. In regards to the
traffic study, Public Works is unable to provide a recommendation in support of the traffic
study as proposed.
Anticipated Permitting:
6.Other permits not listed may be required and is the responsibility of the developer to
obtain and warranted.
7. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
The aforementioned comments are provided based on the information submitted by the applicant at
the time of this review. Other guarantees and site development conditions may be further
prescribed throughout the project as warranted and determined by the City.
1
City of Brooklyn Center Beautification & Public Art Plan
2020-2025
UPDATED DRAFT 2/6/20
Prepared by Forecast Public Art
Intro and Overview
City of Brooklyn Center hired Forecast to develop a Beautification & Public Art Master Plan
Why a Plan?
•Re-create a sense of identity, enhance community image, grow civic pride
•Establish policies, procedures, governance systems, management and administrative systems
and sustainable funding mechanisms Coordinate public and private beautification efforts
•Guide efforts to enhance public improvements and private development efforts
•Advance resident economic stability
•Engage residents and businesses throughout the City in meaningful ways
•Interests and priorities change over time
Why Public Art?
Public art is vital to building a dynamic and equitable city for everyone; it encourages dialogues across
difference, inspires viewers and participants to engage more fully in their communities and fosters civic
pride and stewardship.
What does Public Art and Beautification in Brooklyn Center look like in Five Years?
The range of public art resulting from the city’s program will likely be as varied and diverse as the
Brooklyn Center community; the city’s multicultural residents will be able to see themselves
represented in public spaces. There are many ways public art can happen in the future, including:
•Commissioned art as part of a public improvement project, such as a streetscape, a new
playground, renovation of a public building, etc.
•Private developers commission art to incorporate into their housing, retail or commercial
developments.
•Residents, community groups and businesses develop art projects in public-facing spaces,
independently or with start-up support from the City through a micro-grant program.
•All types of artists living in Brooklyn Center will be offered information and training
opportunities to learn how to engage with neighbors in creating meaningful projects.
•Artists are embedded in the Parks Department’s Rec on the Go program, in the Rec Center, in
schools (engaging youth), in new housing developments, at the library, etc.
•Community members are invited to plan and participate in cultural events and festivals.
•Artists and residents build functional amenities, such as benches, shade structures, trash can
holders, etc. in neighborhoods and along walking trails to increase physical activity of residents.
A Shared Vision for Brooklyn Center
Brooklyn Center is where diverse community members can see themselves in the art that’s part
of their daily lives, in their city; where residents and businesses thrive, are actively engaged in
cultural activities and enjoy their quality of life. Brooklyn Center is known for its inclusive,
equitable, people-powered beautification program focused on improving health, wellbeing and
place
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Name
Address
City, State, Zip
Apt/Unit
Name
Address
City, State, Zip
Apt/Unit
Name
Address
City, State, Zip
Apt/Unit
Name
Address
City, State, Zip
Apt/Unit
BROOKLYNCENTER
PLANNING FOR PUBLIC ART
BROOKLYNCENTER
PLANNING FOR PUBLIC ART
BROOKLYNCENTER
PLANNING FOR PUBLIC ART
BROOKLYNCENTER
PLANNING FOR PUBLIC ART
BROOKLYNCENTER
PLANNING FOR PUBLIC ART
Facilitated byForecast Public Art
a MN-based Non-Profit
Facilitated byForecast Public Art
a MN-based Non-Profit
Facilitated byForecast Public Art
a MN-based Non-Profit
Facilitated byForecast Public Art
a MN-based Non-Profit
Discussion Item 11.a
2
thoughtful design serving the entire city. Effectively governed, adequately funded and
professionally managed, Brooklyn Center’s forward-thinking public art initiatives are recognized
nationally as high quality, meaningful and impactful.
Process Steps and Key Preliminary Findings
• Discovery, Listening and Community Engagement Phase
o Touring and Viewing, Mapping Exercises, Community Engagement Workshops
o Three Task Force groups: Community, City Team and City Council
o Surveys (online and on-site), focus groups, interviews and meetings (in person and via
telephone)
§ Note: A concerted effort to seek and obtain diverse perspectives and input
throughout the planning process was critical to the plan’s efficacy.
o Demonstration project (230 street banners featuring youth, adults and elders)
• Preliminary Findings
o Mapping exercises helped identify areas of concern or needing attention, such as the
Transit Center, vacant lots, empty buildings, etc. as well as places of value, including the
library, parks, trails, Centennial Park, etc.
o Overall, the response from participants engaged in the planning process regarding the
plan’s goals and the concept of the City developing a program has been very positive.
o Establishing a new program within the City will be a challenge, since it involves taking
some risks and it requires an investment of time, people and money.
o There are not been many artists or arts organizations in the city—no galleries, theaters,
or cultural centers (except the Brookdale Library). It is critical to identify and grow a
base of local talent able to actively and professionally participate in public art,
community engagement and beautification; it is likewise critical to grow the number of
arts and cultural facilities, venues, work spaces, etc.
o A majority of local residents and workers in the city are unaware of contemporary public
art; community-wide education and awareness-building is needed to grow awareness,
understanding, appreciation and support.
o There are numerous efforts underway or planned throughout the city that offer
excellent opportunities for incorporating public art and beautification projects, including
in schools, parks, new developments, transit improvements and more.
• Drafting of the full plan document, including overlay maps focused on corridors and key areas of
the city, will be followed by an online vetting process inviting review and input from the broader
community, leading to review and acceptance by the City Council.
About Public Art & Healthy City Strategies
• The Plan will include an overview of the public art field, including examples, recent trends and
critical issues.
o There are many types of public art, and many different functions it can serve.
o There’s a wide range of possible outcomes, including temporary/fixed,
visual/performance, social engagement, cultural festival, community meals and more.
o There are many ways public art can address individual, community and social health
objectives.
o Beyond placing art in public places; public art is increasingly about the process of
meaningful engagement experiences, efforts that bridge difference, build social
cohesion and promote cross-sector collaborations.
o Growing evidence points to benefits derived from engaging citizens in creating the
physical and social ecology they desire; allowing disenfranchised residents to see
themselves in the art they experience in their daily lives.
3
Challenges
• City has made limited investments in arts and culture; it’s a new thing that’s untested; the street
banner project offers a valuable demonstration that can help inform future efforts.
• City’s efforts with community engagement have left some interviewees wanting more bottom-
up strategies; not simply responding to City-generated ideas.
• There are several blighted or abandoned areas, and evidence of undesirable behaviors.
• It’s difficult keeping trashed areas clean; businesses don’t always cooperate.
• City’s staff capacity is strained, limiting what’s possible in terms of staff time.
• City staff are fairly risk averse and somewhat conservative.
• City has limited resources and there are many competing priorities.
Opportunities
• City has numerous assets upon which to build a meaningful, impactful program:
o Partnerships (County, Metro Transit, Brooklyn Youth Alliance, Three Rivers Parks,
Schools, Earl Brown Heritage Center, Brookdale Library, developers and others).
o Programs that have made an impact in terms of community engagement (including Rec
on the Go, Saturday Market, Centennial Park and stage, parks and trails, and others).
o Street banner demonstration project provides a good example of community-engaged
public art that builds civic pride; creating and sharing this story can raise awareness.
o Future public improvements and private developments can host public art projects.
• Positioning program around theme of “Healthy City” with deep, authentic community
engagement, combined with city’s noteworthy demographics could attract funding/investment.
• Program aligns with key goals and values of City.
• Program is new and not confined; starting from a “blank slate” offers numerous options.
Program Guiding Principles
• Places of beauty and places that encourage positive social interactions contribute to our health.
• Engaging diverse cultural communities in co-creating the built and social environments in which
they can thrive contributes to civic pride and stewardship of public spaces.
• To ensure new City program is successful, it should start small, build on the assets and
partnerships already in place, and grow from there.
• Art and artists play an important role in developing and revitalizing cities, promoting economic
development, generating pride, and building community.
• Cultural development is as important as economic development; this initiative should be viewed
as part of a larger arts and cultural program long-term, helping the City reduce disparities and
advance its equity, diversity and inclusion goals.
• Beautification can elevate property values and attract businesses, artists and creative industries.
• People enjoy living in a community where they make new friends and learn new things.
• It’s critical to incorporate maintenance and conservation funding into all capital projects.
Long-Term Goals
• Foster civic pride and community health by:
o Creating and activating meaningful public gathering places
o Enhancing connective trails and parks, and increasing usage by all
o Nurturing a vibrant cultural life that encourages cross pollination and community
building
o Offering family-oriented arts and entertainment and high quality public art experiences
• Grow number of residents who become active stewards of Brooklyn Center, and feel inclined to
care for the city’s public spaces.
4
• Increase number of volunteer community members who seek out fun and impactful
beautification projects. For example:
o Painting safety crosswalks, creating neighborhood-themed benches, planting roadside
flowerbeds, clean-up projects that result in found-object sculptures, etc.
• Grow number of residents desiring engagement in public art activities that enhance their quality
of life, especially immigrant communities, those living in multi-family dwellings and youth.
• Increase participation and leadership by locally based artists, residents and businesses.
• Attract outside grants and partnership support to warrant expansion of program.
• Grow program long-term to support cultural development (cultural center, studio space, etc.).
Short-Term Strategic Operations Work Plan (2020+2021)
• Build program intentionally, and iteratively over time with informed decision-making, taking into
account the following strategies:
a) Pop up opportunities (treatment of eyesores, surprise interventions, etc.).
b) Leverage current projects (public improvements, private developments, etc.).
c) Demonstration projects (street banners, light projections, temporary murals, etc.).
d) Strategic, long-range efforts (4-5 years out, with time to generate larger sums of
funding, etc.).
e) Encourage businesses, schools, community groups, developers and others to initiate
independent or partnership public art and beautification projects.
• Consider range of funding mechanisms, such as percent-for-art out of CIP and general fund.
o (List of various funding mechanisms to be provided).
• Reference Overlay Maps to consider corridor development and identify areas of opportunity.
• Take advantage of efforts the city—and others—are doing or plan to do, such as Transit Center
remodeling by Metro Transit, Hennepin County Public Health’s effort with Hmong community,
and others.
• Establish an Arts and Culture Commission to guide further planning, advise City on investments,
opportunities, demonstration projects, etc.
• Involve community members to help develop and adopt an “evaluation scorecard” to measure
impacts of projects and build a system for decision-making and record-keeping.
• Maintain City Team as a resource to assist with program incubation and development with
representatives from City department offering support, ideas and coordination.
• Consider a micro-grants strategy to support artists partnering with community members to
generate bottom-up ideas and projects with technical assistance from City staff.
• Host educational events, training sessions and social activities for local talent and help them
learn about program and how they can participate.
• Identify locally-embedded cultural liaisons who can assist with community engagement efforts.
• Develop community education strategies to broaden awareness, understanding and
appreciation of contemporary public art and beautification efforts, especially ones that enhance
livability; start by telling story of the Street Banner Project, with quotes from participants and
observers, followed by a story about how and why the city is working to develop a program to
build on such efforts.
Recommendations to Actualize Plan
In summary, the City should start small and grow its beautification and public art program iteratively
over time as the program takes root and becomes embedded into the culture of City government.
Program Funding
• Determine priority options to establish sustainable funding mechanisms to support program
annually.
5
o Percent of annual budget—for engagement, programs and events; and CIP budget—for
capital projects.
• Identify resources needed to help city staff take advantage of opportunities (cash and in-kind).
o Project coordinators, artists, local cultural liaisons
o Production expenses
o Public relations and communications
o Documentation and evaluation
o Continuing education and professional development
o Leverage private investment (fundraising, sponsorship procurement, etc.)
Governance
• Establish a Brooklyn Center Arts and Culture Commission with a council member liaison.
• Maintain City Team as a group to help guide and nurture program, increase connection and
collaboration amongst departments.
Management
• Overseen by Deputy City Manager with help from key staff members, until contracted project
management support and eventually staff manager is available.
o Implement, wherever practical, modestly-scaled projects and measure outcomes.
o Establish communications protocols—internal and external—to build awareness and
generate support for future efforts.
Project possibilities include, but are not limited to:
§ Temporary murals wrapping around and re-envisioning City Hall entrance.
§ Visual and performing arts enhancements to the Saturday Market (street
painting, interactive projects, colorful banners, live performances, etc.).
§ Changing art along trails that run through neighborhoods, inspiring repeat visits.
§ Artists engaging community members to inform enhancements to new
playgrounds.
§ Art incorporated into public improvements and private developments, and
artists-in-residence in new housing developments and apartment buildings.
§ Artist embedded in Rec on the Go program.
§ Artist-in-residence in schools, library and community garden projects.
§ Micro-grants offered to artists partnering with residents/businesses and cultural
liaisons from local cultural communities and neighborhood groups.
§ Community-driven Cultural Festival featuring diverse youth talent (using
multiple venues, such as Earle Brown Heritage Center, Centennial Park,
Brookdale Library, etc.).
§ Rethink interim uses for vacant buildings (consider a Festival of Nations-type
venue, a co-working studio, cultural showcase, event space, etc.).
§ Showcase local culture at Transit Center (using video monitor and sound system
for music, etc.).
§ Explore with Hennepin County facilities expanding Brookdale Library’s function
as a cultural center.
Member introduced the following resolution and
moved its adoption:
RESOLUTION NO.
RESOLUTION REGARDING THE RECOMMENDED APPROVAL OF
PLANNING COMMISSION APPLICATION NO. 2020-001 SUBMITTED BY
MASJID AL-ANSAR ISLAMIC COMMUNITY CENTER FOR ISSUANCE OF A
SPECIAL USE PERMIT TO OPERATE A MOSQUE AND COMMUNITY
CENTER AND APPROVAL OF A PARKING VARIANCE (LOCATED AT 4900
FRANCE AVENUE NORTH)
WHEREAS, Planning Commission Application No. 2020-001 submitted by Masjid
Al-Ansar Islamic Community Center (“the Applicant”) requests review and consideration for the
issuance of a Special Use Permit to operate a mosque and community center at 4900 France Avenue
North (“the Subject Property”); and
WHEREAS, the Subject Property is situated in the I-2 (General Industry) District,
where religious uses are permitted only through issuance of a Special Use Permit under City Code
Section 35-331.3; and
WHEREAS, the Applicant has submitted an application to the City of Brooklyn
Center for official consideration under Planning Commission Application No. 2020-001; and
WHEREAS, the Planning Commission of the City of Brooklyn Center, Minnesota
held a duly noticed and called public hearing on February 13, 2020, whereby a planning staff report
was presented and public testimony regarding the Special Use Permit were received; and
WHEREAS, the Planning Commission of the City of Brooklyn Center, Minnesota
determined that the identified potential deficiency in on-site parking would have minimal impacts
on the surrounding neighborhood and uses if the Applicant provides an off-site shuttle van service,
utilizes an on-site parking attendant to direct traffic during higher trafficked services and events, and
designates the majority of the parking lot located on the Subject Property for “carpool use” only;
and
WHEREAS, the Planning Commission of the City of Brooklyn Center, Minnesota
considered the Special Use Permit request in light of all testimony received, the guidelines and
standards for evaluating this Special Use Permit contained in Section 35-220 (Special Use Permit)
of the City’s Zoning Ordinance, and the request complies with the general goals and objectives of
the City’s 2040 Comprehensive Plan;
WHEREAS, the City Council finds as follows regarding Planning Commission
Application No. 2020-001, submitted by Masjid Al-Ansar Islamic Community Center:
a) The Planning Commission Report related to this request, which was
updated for the City Council on March 9, 2020, is incorporated herein by
RESOLUTION NO.
reference.
b) The rectangular building on the Subject Property is located at 4900 France
Avenue North (“Rectangular Building”), is currently unfit for human
occupancy due to water damage, and is the building the Applicant intends
to occupy first.
c) The circular building on the Subject Property is located at 4902 France
Avenue North (“Circular Building”), has been vacant for a number of
years, and its condition is unknown.
d) 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.
e) 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.
f) 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.
g) 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. Based on the information presented by the Applicant, the Subject
Property does not contain sufficient parking on-site to comply with the
parking requirements in the City’s Zoning Ordinance. Therefore, in order
to allow the proposed use on the Subject Property, a parking variance needs
to be granted.
h) The special use shall, in all other respects, conform to the applicable
regulations of the district in which it is located.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Brooklyn Center, Minnesota that it hereby approves Planning Commission Application No. 2020-
001 and issues a special use permit, together with a parking variance, for the Subject Property
conditioned on compliance with all of the following:
1. The parking variance granted herein allows the proposed use of the Subject Property
without needing to strictly comply with the parking requirements in the City’s Zoning
Ordinance. The Applicant shall develop a Parking Plan for approval by the City Planner
to accommodate the anticipated parking needs for the approved use. The Applicant shall
RESOLUTION NO.
be required to implement, and remain in compliance with the approved Parking Plan.
2. To minimize parking concerns, the Applicant shall separate its on-site gatherings by a
minimum of 30 minutes to allow for the clearing of the parking lot.
3. The majority of the parking lot shall be signed for “carpool use” only in accordance with
approved Parking Plan.
4. Attendees shall not utilize private property or areas designated as “no parking” (e.g.
France Avenue North cul-de-sac) for their parking needs. These prohibited parking areas
shall be designated in the approved Parking Plan. This prohibition does not apply to
parking secured through a written parking agreement with the property owner.
5. Any major changes or modifications made to the Subject Property and previously
approved plans can only be made either through the City’s Building Permit process or
through formal Site and Building Plan review by the City.
a. Architectural plans shall be furnished to the City for any proposed renovations to
either the Rectangular Building or Circular Building.
6. The Applicant shall not occupy the Rectangular Building located on the Subject Property
until:
a. A new Certificate of Occupancy is issued by the City Building Official for the
structure for the intended uses; and
b. The Applicant obtains City permits and completes all minimum required interior
and site improvements for the proposed uses as per the City Building Official, Fire
Inspector, City Planner, and Assistant City Engineer.
7. The Applicant shall not occupy the Circular Building located on the Subject Property
until:
a. A new Certificate of Occupancy is issued by the City Building Official for the
structure, if required;
b. The Applicant obtains City permits and completes all minimum required interior
and site improvements for the proposed uses as per the City Building Official, Fire
Inspector, City Planner, and Assistant City Engineer; and
c. The existing apartment located in the Circular Building shall not be occupied for
residential purposes as it is a discontinued non-conforming use that has not been in
possession of a rental license for over two years.
8. The Applicant shall bring the Subject Property into conformance with the approved site
plan prepared by Blumentals Architecture and dated February 5, 1998, including, but not
limited to the following improvements:
a. Re-striping and expansion of Subject Property parking lot to provide minimum of
32 on-site parking spaces;
RESOLUTION NO.
b. Relocation and/or reconstruction of outdoor trash enclosure per City Code
requirements, and as approved by City Planner; and
c. Relocation of existing accessible route for second building on Subject Property
(4902 France Avenue North).
9. The approved Landscape Plan identified on the site plan prepared by Blumentals
Architecture and dated February 5, 1998 shall be brought back into compliance and any
overgrown vegetation removed, including near fire access points. Any requests for
alternate plantings shall be reviewed by the City Planner.
10. The Applicant shall install a fence along the south perimeter of the Subject Property to
create a barrier between parking lot and active rail line. The Applicant shall work with the
ownership of the abutting railroad to determine allowances for fencing. The Applicant
shall forward plans for fencing to the City Planner and Building Official and a Building
Permit submitted for review and approval if required.
11. The Applicant shall comply with all comments outlined in the memorandum prepared by
Assistant City Engineer Andrew Hogg on February 10, 2020.
12. The Applicant/Property Owner shall ensure the fire sprinkler system is maintained and
monitored.
13. The Applicant shall furnish a copy of an agreement to the City Planner for the off-site
shuttle lot(s) with a proposed method of operation for the shuttle, and its location. No
shuttle lots shall be approved for within the City of Brooklyn Center that cannot provide
sufficient minimum off-street parking for the on-site use, and the Applicant shall notify
the City Planner with any changes to the off-site shuttle lot.
14. The Applicant shall ensure a parking lot attendant is in place between Friday prayer
services and any other events generating parking needs beyond the amount available on-
site of the Subject Property. The attendant shall be located on the Subject Property and
shall not direct traffic from City Right-of-Way or adjacent private property.
RESOLUTION NO.
March 23, 2020
Date Mayor
ATTEST:
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
C ouncil R egular M eeng
DAT E:3/23/2020
TO :C ity C ouncil
F R O M:C urt Boganey, City Manager
T H R O U G H :N/A
BY:D oran Cote, P.E., D irector of P ublic Works
S U B J E C T:Res olu,on Expressing S upport for Conver,ng H ighw ay 252 F rom an at-grade Expressway
to a G rade S eparated F reew ay
B ackground:
O n Febr uar y 10, 2020, the C ity C ouncil dis cus s ed the current s tatus of the H ighw ay 252 Environmental
Review. At the mee,ng, City Manager Boganey noted the mos t cri,cal is s ue at this point is providing a
cons ensus regarding the C ity C ouncil/E DA’s commitment to the conv er s ion of H ighway 252 into a freeway.
The mee,ng minutes of the February 10, 2020, C ity Council Work S es s ion indicated that “T he majority
cons ensus of the C ity C ouncil/E DA was to change H ighway 252 from a highw ay to a freew ay, but the C ity
Council/E DA is not commi:ed to any of the proposed plans.”
B udget I ssues:
There are no budgetary issues w ith the propos ed ac,on.
S trategic Priories and Values:
Key Transporta,on I nvestments
AT TA C H M E N TS :
D escrip,on U pload D ate Type
Res olu,on 2/28/2020 Resolu,on Le:er
Member introduced the following resolution and
moved its adoption:
RESOLUTION NO. _______________
RESOLUTION EXPRESSING SUPPORT FOR CONVERTING HIGHWAY 252
FROM AN AT-GRADE EXPRESSWAY TO A GRADE SEPERATED
FREEWAY
WHEREAS, Highway 252 was constructed as an at-grade expressway in 1985
and 1986; and
WHEREAS, Highway 252 began to experience operational and safety as traffic
volumes increased through the 1980s and 1990s; and
WHEREAS, in the early to mid-2000s the cities of Brooklyn Park and Brooklyn
Center began more intensive discussions with MnDOT regarding the congestion and safety on
Highway 252; and
WHEREAS, several corridor studies and technical analysis have concluded that
Highway 252 would be a safer, less congested roadway if converted from an at-grade expressway
to a freeway; and
WHEREAS, the meeting minutes of the February 10, 2020 City Council Work
Session indicated that “The majority Consensus of the City Council/EDA was to change Highway
252 from a highway to a freeway, but the City Council/EDA is not committed to any of the
proposed plans.”
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Brooklyn Center, Minnesota, that the majority Consensus of the City Council/EDA is to change
Highway 252 from an expressway to a freeway.
March 9, 2020
Date Mayor
ATTEST:
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.