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Home My WebLink AboutPC86032 - 6502 Shingle Creek ParkwayPLANNING COMMISSION FILE CHECKLIST File Purge Date: .s 95 FILE INFORMATION Project Number: 860-3� PLAN REFERENCE Note: If a plan was found in the file during the purge process, it was pulled for consolidation of all plans. Identified below are the types of plans, if any, that were consolidated. • Site Plans • Building Plans • Other: FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. Document Type Date Range Location Agendas: Planning Commission Office Minutes: Planning Commission Minutes: City Council Information Sheet Packet Document Type Resolutions: Planning Commission M Resolutions: City Council Ordinances: City Council Office City Clerk Office Number Location Office City Clerk City Clerk CITY OF BROOKLYN HNTER PLANNING COMMISSION APPLICATION Application No. 86032 Please Print Clearly or Type Street Location of Property 6502 Shingle Creek Parkway, Brooklyn Center, Mn. 55430 Legal Description of Property Tract D, Registered Land Survey No. 1329, Files of Registrar of Titles, County of Hennepin, State of Minnesota. Owner Peerco I, Limited Partnership - Welsh Com Address 11200 W. 78th St. Eden Prairie, Mn. 55344 Applicant Spiritual Life Ministries, Inc. Address P.O. Box 29546 Brooklyn Center, Mn. 55429 Type of Request: Rezoning Variance X Special Use Permit Description of Request: ies, Inc. Phone No. Phone No. (612) 474-8771 Subdivision Approval Site & Bldg. Plan Approval Other: 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 state- ment, 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 shall be in addition to the application fee described herein. Withdrawal of the application shall not relieve the applicant of the obligation to pay costs incurred prior to withdrawal. Spiritual Life Mi ies, Inc. by: Director Fee $50.00 Receipt No. 71880 Date: PLANNING COMMISSION RECOMMENDATION Dates of P.C. Consideration: cants �)i gnature Approved Denied this day of 19 subject to the following conditions: CITY COUNCIL ACTION Dates of Council Consideration: n Approved Denied this day of 19 00 , with the following amendment: Clerk P/I Form No. 18 (over please) Planning Commission Information Sheet Application No. 86032 Applicant: Spiritual Life Ministries, Inc. Location: 1800 Freeway Boulevard Request: Special Use Permitl The applicant requests special use permit approva to operate a religious training center in a portion of the industrial buildi t 1800 Freeway Boulevard. The building and parcel in question are zoned I- and are bounded by the Northwestern Bell service building on the north, by James Avenue North on the east, by Freeway Boulevard on the south, and by Shingle Creek Parkway on the west. Both religious and educational uses are comprehended in the I-1 zoning district in Section 35-330, Subsection 3f of the Zoning Ordinance (attached). That section incorporates Section 35-322.lh (educational uses) and indirectly Section 35-320.le (religious uses) from the C2 and Cl zoning districts. Applicant's Submittal The applicant has submitted written material describing the proposed use and a floor plan of the tenant space showing seating in the main room on the south end and classroom and office space on the north end of the space. The written material indicates that all assembly use of the tenant space would be during the evening on Sunday, Monday, Tuesday and Thursday. The heaviest use of the space would be Sunday evenings when a total attendance of 125 persons is expected. Evening classes would draw 75 to 100 persons, mostly adults. Office hours would be 9.00 a.m. to 4:00 p.m. , Monday through Friday, the time of lowest utilization. The applicant, Judy Ellingson, has requested that the parking requirement for the proposed use be calculated similarly to a church which does not provide parking for concurrent use of all building space, but for the main assembly area. She also points out that the evening time schedule for most activities should not conflict with the normal use of the remainder of the industrial building. A proposed floor plan of the tenant space has also been submitted. The plan shows potential seating in the main assembly room of approximately 260 persons. Another 15 or'so may be assumed in the stage area (orchestra, choir, piano, organ, and lecturn or pulpit)., If. this is the,only room used on Sunday evening, the.peak assembly use might, therefore, be as high as 275 persons. Staff Analysis Non -industrial uses are permitted in the I-1 zoning district under Subsection 3f of Section 35-330 of the Zoning Ordinance, provided they meet the standards of Section 35-220 and provided they are compatible and complementary to other land uses in the district and are of comparable intensity to permitted I-1 district uses (See Section 35-330 attached). The main questions to be addressed with this application appear to be concerning parking requirements and general intensity of use. a) Parking Accepting for the moment the applicant's request that only the main assembly room be used to calculate required parking, and accepting the seating plan with a potential attendance of 275 persons, the parking requirement may tentatively be set at 92 stalls. (It should be noted that the proposed use would occupy the space formerly occupied by Viking Gym which required 43 spaces). The balance of the uses within the industrial building at 1800 Freeway Boulevard require a total of 152 spaces. There are 212 spaces on the site. To this may be added a potential of approximately 71 spaces at the northwest corner of the site which have never been striped or 8-28-86 _1_ Application No. 86032 continued delineated. If additional classrooms and offices are included in the total parking requirement, approximately 20 additional stalls could be required (5 office and 15 for other classrooms). A maximum case parking requirement would, therefore, appear to be about 112 spaces. Added to the requirement for existing uses within building, a total of 264 spaces is required. This falls within the 293 spaces possible on the site. Some written guarantee that the additional spaces will be striped and delineated should be required. b) Use Intensity Nonindustrial special uses in the I-1. district are subject to the standards set forth in Section 35-220, Subdivision 2, and those in Section 35-330, Subdivision 3f (attached) . If there is a distinction in these sets of standards, it may be that the general special use standards in Section 35-220 are concerned with the impact of a proposed use on the spatial realities of parcels, streets and land uses, while the standards of Section 35-330 are more concerned with the impact of a proposed use on the character of a particular zoning district (I-1). Both sets of standards are concerned with traffic generated and how it will be accommodated on and off the site. The proposed use is certainly somewhat atypical in the Industrial Park. One seldom visualizes an industrial building as the setting of a religious training center. However, the function of a zoning review is not concerned particularly with the thoughts which may occur to those who use the land, but with whether the proposed use will threaten either the private investments which neighbor it or the public investments which serve it. In this case, we conclude there is no real damage posed to adjacent properties or to the Industrial Park generally by the proposed training center. Other uses have been permitted in the Industrial Park which have at least an assembly aspect to them: ie. the meeting rooms and banquet facilities at the Ramada Hotel, Arlene Krolls' dance studio in Shingle Creek Plaza, and to a lesser extent the restaurant and live entertainment uses permitted at Chuck Muer's restaurant. Absent a shortage of parking or other threat to the environment, there seems no good reason to deny a use which is comprehended among those listed in Section 35-330.3f. It should be acknowledged, however, that the proposed use, even more than the previous gymnasium use, signals a growing demand for the location at Shingle Creek Parkway and Freeway Boulevard for uses more than industrial. The proposed training center is perhaps more in keeping with the more intense uses south of Freeway Boulevard or west of Shingle Creek Parkway. The evening hours of the use will tend to complement the predominantly daytime hours of most uses in the Industrial Park, but are consistent with a number of other special uses in the area (Ramada, Chuck Muer's,Earle Brown Bowl, etc). Recommendation Altogether, the proposed training center use appears acceptable in this location and approval of the special.use permit is recommended, subject to at least the following conditions: 1. Tenant improvement plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. The special use permit is ordinances, and regulations grounds for revocation. subject to all applicable codes, and any violation thereof shall be 8-28-86 -2- Application No. 86032 continued 3. The special use permit is issued to the applicant as operator of the religious training center and is nontransferable. (This condition does not prevent a change of ownership or management of Spiritual Life Ministries, Inc., but applies to any operation wishing to use the space which is not a continuation of the operation proposed under this application). 4. The owner of the property shall enter into a deed restriction guaranteeing the striping and delineating of up to 71 parking stalls at the northwest corner of the site upon a determination by the City that parking demand on the site exceeds the available number of parking spaces. Said deed restriction shall be executed and filed at the County prior to the issuance of building permits. 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'. � J r t f t r • � ;1 • >/ �tlj I r _ ti 1' �- 350' OR-CCES 34 oFFic,�S 138-- 75 ' 5TORAOE I OFF. 34 z�` LeFevere Lefler Kennedy O'Brien Drawz A Professional Association 2000 First Bank Place West September 11, 1986 Minneapolis Minnesota 55402 Telephone (612) 333-0543 Telecopier (612) 333-0540 Clayton L. LeFevere Herbert P. Lefler J. Dennis O'Brien John E. Drawz David J. Kennedy John B. Dean Glenn E. Purdue Richard J. Schieffer Charles L. LeFevere Herbert P. Lefler III James J. Thomson, Jr. Thomas R. Galt Dayle Nolan Brian F. Rice John G. Kressel Lorraine S. Clugg James M. Strommen Ronald H. Batty William P. Jordan Susan Dickel Minsberg Kurt J. Erickson William R. Skallerud Rodney D. Anderson Corrine A. Heine John R. McDonald, Jr. David D. Beaudoin Mr. Ron Warren Planning and Inspection Director City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 RE: Spiritual Life Ministries, Inc. Special Use Permit Dear Ron: At its meeting of September 8, 1986, the City Council conditioned its approval of a special use permit for Spiritual Life Ministries, Inc. upon the review and approval of the City A.ttorney's office. Specifically, the Council requested our office to determine whether Spiritu- al Life's use of certain premises zoned I-1 at 1800 Freeway Boulevard as a religious training center would be allowed as a special use under the City's zoning ordinanc- es in the event that the premises were also used for reli- gious services. It is our conclusion that both religious educational activities and other religious uses may be allowed special uses in an I-1 district. Section 35-330, Subd. 3(f) of the City's ordinances includes as special uses in an I-1 district those commer- cial developments which are described in Section 35-322, Subd. 1(a)-(j). Section 35-322, Subd. 1(h) permits '°educational activities." Section 35-322, Subd. 1(d) permits "religious uses" as provided in Section 35-320, Subd. 1(e). Thus, both the religious training activities and any ancillary religious activities contemplated by Spiritual Life Ministries may be allowed as special uses under the City's ordinances. If you have any further questions regarding this matter, please call me. Mr. Ron Warren September 11, 1986 Page 2 Very truly yours, LeFevere, Lefler, Kennedy, O'Brien & Drawz ', .. William P. �(or,an