HomeMy WebLinkAbout2005-005 - 6840 Shingle Creek Pkwy FULL PACKETCity of Brooklyn Center
Planning Commission Application
Date Received
Application No. 1-� DOE) [" C15
Address/Street Location of Property
Legal Description of Property
Ct
Address"
Applicant
Address � E
Type of Request: Rezonin
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Other:
Description of
No(�Jt����3 �O
Special Use Permit
F1Subdivision Approval M Site & Building Plan Approval
Application Fee $ ZOO, 00 Acct No. 10100-4403 Receipt No. 2 / (�; I-) ; (:'
The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center,
within fifteen (15) days after mailing or delivery of the billing statement, the actual costs incurred by the
City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the
processing of the application. Such costs will be in addition to the application fee described herein.
Withdrawal of the application will not relieve the applicant of the obligation to pay costs incurred prior to
withdrawal.
Z., Ci SO4-1
Appl' nt (Please Print) pp a Signature
Dates of P. C. Consideration:
Approved Denied
following conditions:
PLANNING COMMISSION RECOMMENDATION
this day of 20 L�,-5 subject to the
Chairman
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f ITY COUNCH ACTION pi
p
Dates of Council Consideration: --� A b -U ID
Approved Deniedthis Lday of __ r'j'1��r_��-i 20b- ,with the following
Application Filed on 2-16-05
City Council Action Should Be
Taken By 4-17-05 (60 Days)
Planning Commission Information Sheet
Application No. 2005-005
Applicant: Greg A. Nelson
Location: 6840 Shingle Creek Pkwy
Request: Special Use Permit
The applicant, Greg A. Nelson, is seeking a special use permit to operate the Minnesota Martial
Arts Academy in an approximate 5,300 sq. ft. tenant space at 6840 Shingle Creek Parkway. 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 the street.
The Martial Arts Academy is regarded as an "instructional use" which is a special use in the C-1
(Service/Office) zone and a permitted use in the C-2 (Commerce) zone. It is an allowable use in
the I-1 zone through the special use permit process.
The applicant has operated his Martial Arts Academy for over 12 years at the Hmong America
Shopping Center, 1910 57th Avenue North. The City is in the process of acquiring this shopping
center for redevelopment purposes, thus Mr. Nelson is required to relocate. He desires to stay in
the general area as he has built a client base and has found the location at 6840 Shingle Creek
Parkway to be acceptable. He is seeking this special use permit pursuant to Section 35-330,
Subdivision 3e of the zoning ordinance, which allows limited commercial development such as
instructional uses to be located in the I-1 zoning district provided the use can meet the general
standards for special use permits contained in Section 35-220 and the special criteria outlined in
Section 35-330, Subdivision 3e.
The applicant has submitted written information including a letter (attached) explaining his
operation and how he believes it meets the standards for special use permits. He points out that
the Minnesota Martial Arts Academy emphasizes physical fitness, self defense and character
development at the same time as upholding the tenets of the martial arts including compassion,
discipline, honor, humility and respect.
The Standards for Special Use Permits require that the proposed special use promote and
enhance the general public welfare and 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
3-3-05
Page 1
normal and orderly development of surrounding property; be designed so as to minimize traffic
congestion on the 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 regarding existing parking on the site and how the proposed
Martial Arts Academy will not have a negative impact on this aspect of the use. Currently there
are 307 on site parking spaces. The existing office to industrial uses at 6840 Shingle Creek
Parkway is about 7 percent office, 93 percent industrial which requires 169 parking spaces.
Surplus parking exists based on this ratio of office to industrial uses. In fact, an approximate 40
percent office/60 percent industrial mix could exist given the amount of available on site parking.
It is anticipated that the Martial Arts Academy would require approximately 26 parking spaces
for its given use. The building owner allocates approximately 14.4 spaces per tenant. The
additional parking for the Martial Arts Academy can be accommodated with out negatively
impacting other tenants in the building. Furthermore, much of the instructional time is off peak
from the normal business hours for the existing tenants on the site. It is not anticipated that
problems associated with this instructional use will exist.
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 Permit 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 special use permit is issued to Greg A. Nelson on behalf of Minnesota Martial
Arts Academy, Inc. as an instructional use in martial arts. No other use, not
comprehended by this application shall be permitted. Any expansion or major
alteration to the use shall be subject to an amendment to this special use permit.
2. The special use permit is subject to all applicable codes, ordinances and
regulations. Any violation thereof may be grounds for revocation.
3. Tenant improvement plans are subject to review and approval by the Building
Official with respect to applicable codes through the building permit process.
4. 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.
3-3-05
Page 2
AOwesota Xartial ,arts ,academy. Inc.
1916 57. Avenue North, Bra*" Center, MN 55430 (763) 560-5696
v w. `s`KsAAC&CO`sBtNTZONI:.CO"
Dear Ronald A. Warren,
Regarding the Standards for Special Use Permits I believe the Minnesota Martial Arts Academy meets the standards set
out by the City Council. Listed on the Special Use Permits — Section 35-220, under section 2, Standards for Special Use
Permits there are 5 areas in which the potential tenant must demonstrate specific criteria:
a. The establishment, maintenance or operation of the special use will promote and enhance the general
welfare and will not be detrimental to or endanger the public health, safety, morals or comfort.
The Minnesota Martial Arts Academy is a school which emphasizes physical fitness, self-defense and character
development. As a Martial Arts Academy owner for over 12 years is Brooklyn Center I have always had positive relations
with all business and residential neighbors. In fact, the Academy and all of its' students have made great efforts to uphold
the tenets of the martial arts which include compassion, discipline, honor, humility, and respect. The Academy strives to
maintain a very professional appearance, and expects professionalism from all of its' instructors and a high degree of
morals from our students. Having a business that is in the business of health, personal safety, the development of
character will only help add a positive image to the warehouse.
b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity
or the purposes already permitted, nor substantially diminish and impair property values within the
neighborhood.
As a professional martial arts school it is necessary to uphold a professional appearance, inside and outside of the
Academy. It is a fact that the majority of potential students are concerned with the appearance of a prospective school.
With this in mind it is absolutely necessary to uphold a professional standard in and around the Martial Arts Academy
and this only help the value within the neighborhood.
c. The establishment of the special use will not impede the normal and orderly development and improvement
of surrounding property for uses permitted in the district.
The activities of the Martial Arts Academy will be inside the building just as with all of the tenants of the building.
With all classes inside, the Academy will no different than the other businesses in the warehouse facility. However, our
hours of operation are primarily in the evening after the other tenants are gone. The Academy should in no way impede
the normal and orderly development of the current tenants or neighborhood and will bring more positive interest to the
warehouses and area in general.
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.
The Minnesota Martial Arts Academy is currently located in a small shopping center called North Brook Plaza. We
have never had any problems with congesting the public streets or cause any problems within the parking lot. The
Academy's class schedule is designed to allow only a specific number of students to come at any one time. This is done to
ensure that class sizes are not too large. Having this type of schedule minimizes congestion, inside and outside the
Academy. The property has adequate ingress and egress already on site.
e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is
located.
The function of our Academy, Martial Arts instruction, is a permitted function with regards to the Special Use Permit
and we will comply with all city regulations. We have been operating within the Brooklyn Center limits for over 12 years
and would like to stay in Brooklyn Center.
Si ncerelyq
i
Gr son
O er and Academy Director
lG3I'r!5- oC ct--
Kayliarris Real Estate Consultants, 7813 Victoria Circle, Suite 200, Minneapolis, Minnesota 55426
Telephone: 952.915.4444 Fax: 952.926.9899 Email: kayherris@mn.rr.com Email: martyharris@mn.rr.com www.kayharrisre.com
KM
MECntified
Commercial -Investment
Member
February 10, 2005
6840 Shingle Creek Parkway
Ron Warren
Planning and Zoning Specialist
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center MN 55430
Dear Ron:
Per our discussion yesterday, enclosing information confirming the parking use for this
property according to the Landlord, Steiner Development.
In preparation for your discussion of this special use permit at the upcoming Planning
Commission meeting February 17, 2005, we have reviewed the current uses at the property
and the proportion of office use at the property. I have enclosed Joe Smith's calculations.
Joe is Vice President at Steiner Development. Since the building is currently 7% office
(7318 square feet of 105,430 square foot building,) the number of stalls required for the
building is 36.6 stalls for the office and 131.8 stalls for warehouse; I count 307 stalls.
Also, as we mentioned, the businesses immediately around suites 24 and 25 are not heavy
users.
According to your stipulations for a commercial use, approximately 29 stalls, the allotted
parking (per Landlord) of 14.4 stalls is approximately 15 stalls short. We are showing here
that those additional 15 stalls can be achieved on the site without disturbing other tenants'
use, if we move to those stalls closest to Shingle Creek Parkway.
I will recommend Greg Nelson show the approximate finish of the space, which will
include locker rooms, showers, and an additional restroom, as well as a vestibule into the
office area. Greg is aware these improvements will require permitting.
Thanks for your help on this and let us know if you need additional information.
Best Wishes,
Kay
(1)
CC. Greg Nelson, Minnesota Martial Arts Academy
Joe Smith, Steiner Development
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