HomeMy WebLinkAbout2008-002 Inf Sheet 3300 County Road 10 Application Filed on 5-1-08
City Council Action Should Be
Taken By 6-30-08 (60 Days)
Planning Commission Information Sheet
Application No. 2008-002
Applicant: Brookdale Office Park Limited Partnership
Location: 3300 County Road 10
Request: Termination of Parking Declaration
The applicant, Susan Berndt, on behalf of Brookdale Office Park Limited Partnership, LLP, is requesting approval of the termination of an existing parking declaration regarding parking
easement and restrictions to be replaced by a proof of parking agreement to satisfy City parking requirements as 3300 County Road 10.
The property in question is zoned C-1A (Service/Office – No Height Limitation) and is part of a five building office complex located at the northeast quadrant of Brooklyn Boulvard and
County Road 10. It is the most westerly office building in the complex, is five stories in height, is legally described as Lot 1, Block 1, Brooklyn Crossing 3rd Addition and is addressed
as 3300 County Road 10. It is surrounded by R-1 (One Family Residence) property to the north; by C-1A zoned property containing four one story office buildings to the east; County Road
10 to the south with C-2 (Commerce) zoned property on the opposite side of the street; and on the west by Brooklyn Boulevard with PUD/C-2 and C-1 zoned property on the opposite side
of the street. It is also located within the CC (Central Commerce) Overlay District. The subject property contains general office and some medical office uses that currently require
a total of 267 parking spaces.
BACKGROUND
In 1990, the City of Brooklyn Center authorized an accessory offsite parking arrangement that allowed up to 26 parking spaces from the property located east of and adjacent to the five
story office building at 3300 County Road 10 to be dedicated for use by 3300 County Road 10 to accommodate potential medical uses in that building. The property on which the 26 dedicated
spaces were located was proposed for a number of one story office buildings of which two had been constructed at that time. The other office buildings have subsuquently been built.
The declaration regarding parking easement and restrictions acknowledging this arrangement was executed and filed with the title to the properties as Document No. 2117149. The easement
and restrictions set forth in the declaration requires that it remain in effect until released in writing by the City in a recordable form. The applicant has provided a written request
to release this obligation and a draft termination for City consideration. The applicant has also provided a current parking plan and parking analysis showing they can provide enough
parking on the 3300 County Road 10 site to meet its parking requirements. Currently there are 255 parking spaces on the site of this five story office building. The parking requirement
is 267 spaces given the mix of office and medical office space (50,094 sq. ft. regular office and 5,099 sq. ft. medical office). They have also provided a “proof of parking plan” showing
the ability to provide 12 additional spaces through a reconfiguration of the parking lot. The City has, in the past, authorized formal proof of parking declarations whereby an applicant
will agree to install the required parking upon a determination by the City that some or all of the additional spaces are needed. Such a declaration would be filed with the title to
the property as a covenant binding current and future property owners to its terms. This applicant is seeking such consideration also and has provided a draft proof of parking declaration
of covenants based on one developed by the City Attorney for consideration.
The parcel on which the four one-story office buildings are located currently has 174 parking spaces, which is more than adequate to meet its parking requirements.
Other current easements and declarations such as an access agreement allowing the office building at 3300 County Road 10 access rights over the adjacent property to Northway Drive, would
continue to be in effect. Also, cross access easements for driving purposes leading to parking spaces located on the 3300 County Road 10 site would continue to be in place as well.
It should be noted that the five story office building site at 3300 County Road 10 abuts County Road 10 and Brooklyn Boulevard but is allowed no direct access to these roadways. This
was by design at the time the five building office complex was proposed. Hennepin County controls access from these roads and has indicated that it will not allow direct access from
this site to these roads, thus the need for the access arrangement that has been in place for many years.
RECOMMENDATION
The information provided appears to be in order and it is recommended that Brookdale Office Park Limited Partnership, LLP be authorized to terminate the current declaration regarding
parking easement and restrictions and provide a proof of parking declaration of covenants for 12 additional parking spaces at 3300 County Road 10 subject to review and approval by the
City Attorney. Said declarations are to be filed with the titles to the property in an appropriate manner.
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