HomeMy WebLinkAbout2007-010 Inf Sheet 6840 Shingle Creek Parkway Application Filed on 5-3-07
City Council Action Should Be
Taken By 7-2-07 (60 Days)
Planning Commission Information Sheet
Application No. 2007-010
Applicant: Greg A. Nelson
Location: 6840 Shingle Creek Parkway Request: Special Use Permit Amendment
The applicant, Greg A. Nelson, is seeking an amendment to the Special Use Permit granted to operate the Minnesota Martial Arts Academy which is an instructional use located at 6840 Shingle
Creek Parkway. The purpose of the proposed amendment is to expand the size of the operation by doubling the amount of square footage utilized and to incorporate two other athletic
training operations into the site. These include Athletic Performance, Inc. operated by Mr. Scott M. Ramsdell and Coyote Chiropractic operated by Dr. Daniel Piper.
The property in question is zoned I-1 (Industrial Park) and is located on the north side of Shingle Creek Parkway, easterly of the city garage and maintenance building. It is bounded
on the south by Shingle Creek Parkway with the Metropolitan Council Transit Facility on the opposite side of the street; on the west by the city garage; on the east by another spec office/industrial
building. All of these properties are zoned I-1. To the north of the site is 69th Avenue with R-1 zoned property containing single family homes and a portion of Palmer Lake Park on
the opposite side of that street.
The Martial Arts Academy is regarded as an “instructional use” which is an allowable use in the I-1 zone through the Special Use Permit process.
The City Council on March 28, 2005 approved Planning Commission Application No. 2005-005 which authorized the Minnesota Martial Arts Academy Special Use Permit for an instructional
use at the same location. Condition No. 1 of the approval required any expansion or major alteration to the use to be subject to an amendment to the Special Use Permit. This application
is in response to that condition.
Mr. Nelson has operated the Minnesota Martial Arts Academy which specializes in instruction in the martial arts and emphasizes physical fitness, self defense and character development
for over 14 years in Brooklyn Center. Prior to his location at 6840 Shingle Creek Parkway he operated the same business at the old Northbrook Shopping Center which was acquired by the
City and has been demolished pending redevelopment of the site.
As mentioned above, the expansion would double the size of the facility from its current 5,230 sq. ft. to 10,460 sq. ft. and would bring in Athletic Performance, Inc. and Coyote Chiropractic.
Both of these uses can be comprehended under this Special Use Permit in the I-1 zoning district.
Mr. Nelson has provided a letter outlining the proposed expansion and addressing the standards for Special Use Permits. Mr. Ransdell and Dr. Piper have also submitted written information
about their operations and how they believe they will meet the standards for Special Use Permits.
The standards for Special Use Permits require that the proposed special use promote and enhance the general public welfare, not be detrimental to or endanger the health, safety and welfare
of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood nor substantially diminish or impair property values; not impede the normal and
orderly development of surrounding properties; be designed so as to minimize traffic on public streets; and conform with applicable regulations of the district in which it is located.
Furthermore, it must be compatible with, complimentary to and of comparable intensity to permitted I-1 uses and not have an adverse impact upon the industrial park or the community.
Information has also been submitted by Mr. Nelson regarding existing parking on the site and how the proposed expanded operation will not have a negative impact on this aspect of the
use. Currently there are 307 on site parking spaces at 6840 Shingle Creek Parkway. The existing office to industrial use ratio at this building is about seven percent office, 93 percent
industrial, which requires 169 parking spaces. Surplus parking exists based on this ratio of office to industrial uses. An approximate 40 percent office/60 percent industrial mix could
exist in this complex given the amount of available parking on site. The expanded Martial Arts Academy will not exceed the surplus parking available on the site and can go forward based
on parking considerations. It should also be noted that much of the instructional time, athletic training and chiropractic offerings are off peak from the normal business hours for
existing tenants on the site.
We find no conflict between the applicant’s expanded proposal and the standards for Special Use Permits as well as the requirements for compatibility with permitted I-1 uses.
Mr. Nelson has also indicated modifications that will need to be made to the building with the expanded operation. These will require the need for a building permit and compliance with
applicable building codes. A Certificate of Occupancy will also have to be issued regarding the expanded area.
A public hearing has been scheduled and notices of the Planning Commission’s consideration have been sent to surrounding property owners.
RECOMMENDATION
All in all, it is believed that the standards for Special Use Permits and the special criteria for allowing certain commercial use in the I-1 zoning district are met. It is recommended
that the application be approved subject to the following conditions:
The amended Special Use Permit is issued to Greg A. Nelson on behalf of Minnesota Martial Arts Academy, Inc. as an instructional use in martial arts, a strength and conditioning operation
for training and athletic performance and chiropractic services specializing in health, education, injury prevention, personal and public safety. No other use, not comprehended by this
application shall be permitted. Any further expansion or major alteration to the use shall be subject to an amendment to this Special Use Permit.
The Special Use Permit is subject to all applicable codes, ordinances and regulations. Any violation thereof may be grounds for revocation.
Tenant improvement plans are subject to review and approval by the Building Official with respect to applicable codes through the building permit process.
Special Use Permit approval is exclusive of all signery which is subject to the provisions of Chapter 34 of the city ordinances and the city’s sign policy with respect to 69th Avenue
North.
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