HomeMy WebLinkAboutPC87018 - 3320 Co. Rd. 10PLAN ;'NG COMMISSION FILE C► _.CKLIST
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Planning Commission Information Sheet
Application No. 87018
Applicant: CSM Corporation
Location: 3220 County Road 10
Request: Determination
The applicant requests a determination that a dance studio use is similar in nature
to other permitted uses in the CIA zoning district, or for an ordinance amendment to
allow that use in the CIA zone. The use in question is proposed at 3220 County Road
loin the Brooklyn Crossing office park. The location is zoned CIA and is bounded on
the north by single-family homes, on the east by the old F and M Bank building and
Northway Drive, on the south by County Road 10, and on the west by the Brooklyn
Crossing office tower (5 storeys). Dance studios are not expressly permitted in
any zoning district, but have been treated in the past as an educational use,
permitted in the C2 zoning district. Uses permitted in the CIA zoning district are
the same as those allowed in the C1 zoning district, except there is no height
limitation.
The applicant has submitted a letter (attached) in which he makes brief arguments as
to why a dance studio should be permitted in the CIA zoning district. He argues
first of all that, in the opinion of CSM and the Fred Astaire School of Dance. dance
studios are simply similar in nature to other uses permitted in the CIA zoning
district. Secondly, he argues that, like other uses permitted in the zone, the
dance studio will be a destination type business and will not be catering to "drop
in" type traffic. All sessions are to be by appointment only and not open to the
general public. Finally, the applicant states that the dance studio is a service
business like other service businesses allowed in the CIA zoning district.
Probably the best argument for allowing the dance studio in the CIA zoning district
is that it is a destination type of business with no walk-in traffic. In this way,
it is similar to a photography studio where a service is rendered generally on an
appointment -only basis. Other than educational uses and medical and health uses,
the uses permitted in the C2 zoning district generally involve walk-in traffic. It
would appear that the reason educational uses, hospitals, and medical and dental
laboratories are allowed only in the C2 zoning district is the scale of such uses as
compared to a studio or a clinic. The proposed dance studio would offer instruction
to groups of I to 5 persons during the week and then open up the dance floor on Friday
nights to groups as large as 50 people. While this is a large number of people at one
time, it is not expected to create parking problems as long as other uses in the
complex of buildings are primarily office in nature.
To recommend in favor of the applicant, the Commission must either make a
determination that the proposed dance studio is similar in nature to other uses
permitted in the C1 zoning district (see section 35-320 attached), or recommend an
ordinance amendment to allow dance studios (or some encompassing category of uses)
as a permitted or special use in the C1 zoning district. To recommend against the
applicant, the Commission should make a finding or determination that dance studios
are educational uses which are only permitted in the C2 zoning district. As
presently written, staff feel that the Zoning Ordinance supports the latter
determination. We would, therefore, recommend an ordinance amendment if the
Commission agrees with the applicant that this use should be permitted in the Cl
zoning district. Such schools are allowed by conditional use permit in Brooklyn
Park and Plymouth, but are only allowed in the B-3 zone in Bloomington.
E.
-V_
CORRORATION
680 Kasota Avenue, Minneapolis, Minnesota 55414 (612) 623-3311
August 3, 1987
Gary Shallcross
City of Brooklyn Center
Planning Department
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430
Re: Proposed Amendment to the zoning ordinance regarding permitted
uses and the CIA district
Dear Gary:
Pursuant to our recent conversation this letter will serve as a narative to our
proposal to amend the above -mentioned ordinance.
It is our desire to lease space in our Brooklyn Crossing project located on lot
1, block 1, Brooklyn Crossing Second Addition, Building B, to Mambo, Inc., d/b/a
Fred Astaire School of Dance. CSM Corporation and Fred Astaire Sch000l of Dance
are of the opinion that this proposed use is similar in nature to other uses
already permitted within this zoning classification.
More specifically, the CIA zoning currently allows for other business offering
services to the general public. Like the other users, Fred Astaire School of
Dance is a destination type business and will not be catering to "drop in" type
traffic. In keeping with the service or office type environment, all sessions
will be by appointment only and not open to the general public.
Due to the fact that Fred Astaire School of Dance is in business to provide a
service, as are the other business currently allowed in this zone, we are asking
to have the ordinance amended to specifically allow this type of business.
Sincerely,
Fd6__/J1
wtr, /
Richard A. Wold
Cp
AUG
0
RECEIVED
BROOKLYN CENTER, Aumq. ���
35-316
2. Special Requirements
a. See Section 35-410 of these ordinances.
Special 35-320. C1 SERVICE/OFFICE DISTRICT.
1. Permitted Uses
The following service/office uses are permitted in the Cl district,
provided that the height of each establishment or building shall not
exceed three stories, or in the event that a basement is proposed,
three stories plus basement:
a. Nursing care homes, maternity care homes, child care homes,
boarding care homes, provided, however, that such institutions
shall, where required by state law, or regulations of the licensing
authority, be licensed by the appropriate state or municipal
authority.
b. Finance, insurance, real estate and investment office.
C. Medical, dental, osteopathic, chiropractic and optometric offices.
d. Legal office, engineering and architectural offices, educational
and scientific research offices (excluding laboratory facilities),
accounting, auditing and bookkeeping offices, urban planning agency
offices.
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e. Religious uses, welfare and charitable uses, libraries and art
galleries.
f. Beauty and barber services.
g. Funeral and crematory services.
h. Photographic services.
i. Apparel repair, alteration and cleaning pickup stations, shoe
repair.
j. Advertising offices, provided that the fabrication of signs shall
not be a permitted use.
k. Consumer and mercantile credit reporting services office,
adjustment and collection service offices.
1. Duplicating, mailing and stenographic service offices.
m. Employment agency offices.
n. Business and management consultant offices.
o. Detective and protective agency offices.
35-320
p. Contractor's offices.
q. Governmental offices.
r. Business association, professional membership organizations, labor
unions, civic, social and fraternal association offices.
s. Accessory uses incidental to the foregoing principal uses when
located on the same property with the use to which it is accessory.
Such accessory uses to include but not be restricted to the
following:
1. Offstreet parking and offstreet loading.
2. Signs as permitted in the Brooklyn Center Sign Ordinance.
3. The compounding, dispensing or sale (at retail) of drugs,
prescription items, patent or proprietary medicines, sick room
supplies, prosthetic devices or items relating to any of the
foregoing when conducted in the building occupied primarily by
medical, dental, osteopathic, chiropractic or optometric
offices.
4. Retail food shops, gift shops, book and stationery shops,
tobacco shops, accessory eating establishments, sale and
service of office supply equipment, newsstands and similar
accessory retail shops within multistory office buildings over
1 40,000 sq. ft. in gross floor area, provided: that there is no
associated signery visible from the exterior of the building;
there is no carry -out or delivery of food from the lot; and the
total floor area of all such shops within a building shall not
exceed 10% of the total gross floor area of the building.
t. Other uses similar in nature to the aforementioned uses as
determined by the City Council.
U. Financial institutions including, but not limited to, full -service
banks and savings and loan associations.
V. Drop -in child care centers licensed by the Minnesota Department of
Public Welfare pursuant to a valid license application, provided
that a copy of said license and application shall be submitted
annually to the City.
2. Special Requirements
a. See Section 35-411 of these ordinances.
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35-320
3. Special Uses
a. Accessory off -site parking not located on the same property with
the principal use, subject to the provisions of Section 35-701.
b. Group day care facilities provided they are not located on the same
property as or adjacent to a use which is not permitted to abut R1,
R2, R3 zoned land and provided that such developments, in each
specific case, are demonstrated to be:
1. Compatible with existing adjacent land uses as well as with
those uses permitted in the C1 district generally.
2. Complementary to existing adjacent land uses as well as to
those uses permitted in the C1 district generally.
3. Of comparable intensity to permitted C1 district land uses with
respect to activity levels.
4. Planned and designed to assure that generated traffic will be
within the capacity of available public facilities and will not
have an adverse impact upon those facilities, the immediate
neighborhood, or the community.
5. Traffic generated by other uses on the site will not pose a
danger to children served by the day care use.
and further provided that the special requirements set forth in Section
35-411 are adhered to.
Section 35-321. ClA SERVICE/OFFICE DISTRICT.
1. Permitted Uses (No height limitation)
a. All of the permitted uses set forth in Section 35-320 shall be
permitted in a building or establishment in the C1A district.
2. Special Requirements
a. See Section 35-411 of these ordinances.
3. Special Uses
a. Accessory off -site parking not located on the same property with
the principal use, subject to the provisions of Section 35-701.
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