HomeMy WebLinkAbout2019 06-13 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
June 13th, 2019
1. Call to Order: 7:00 PM
2. Roll Call
3. Approval of Regular Meeting Agenda
a. Motion to Approve Planning Commission Regular Session Meeting Agenda for
June 13th, 2019.
4. Approval of Minutes
a. Motion to Approve May 16th, 2019 Regular Session Meeting Minutes
5. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to
hold public hearings. In the matters concerned in these hearings, the Commission makes
recommendations to the City Council. The City Council makes all final decisions in these
matters.
6. Planning Items
Planning Commission Application No. 2019-008 (Public Hearing)
Developer: Centra Homes
Project Address: The currently un-platted parcels located just
south of 69th Ave N and west of Highway 252
Summary: Preliminary and final plat approval for a subdivision of the
Subject Properties to allow 30 new single family lots
and related utility improvements, and an associated PUD
amendment
7. Discussion Items
a. City Council Meeting Updates
8. Other Business
None.
9. Adjournment
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MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF
HENNEPIN AND THE STATE OF MINNESOTA
MAY 16, 2019
1. CALL TO ORDER
The Planning Commission meeting was called to order by Chair Christensen at 7:00 p.m.
2. ROLL CALL
Chair Randall Christensen, Commissioners Alexander Koenig, Jack MacMillan, Stephen
Schonning, Rochelle Sweeney, and Susan Tade were present. Community Development Director
Meg Beekman, Director of Fiscal & Support Services Nate Reinhardt, Liquor Operation
Manager Tom Agnes, Associate Planner Joe Hartmann, and Mary Mullen, TimeSaver Off Site
Secretarial, Inc. were also present.
3. APPROVAL OF AGENDA – MAY 16, 2019
There was a motion by Commissioner MacMillan, seconded by Commissioner Sweeney, to
approve the agenda for the May 16, 2019 meeting as presented. The motion passed
unanimously.
4. APPROVAL OF MINUTES – APRIL 11, 2019
There was a motion by Commissioner MacMillan, seconded by Commissioner Koenig, to
approve the minutes of the April 11, 2019 meeting as presented. The motion passed
unanimously.
5. CHAIR’S EXPLANATION
Chair Christensen explained the Planning Commission’s role as an advisory body. One of the
Commission’s functions is to hold public hearings. In the matters concerned in these hearings,
the Commission makes recommendations to the City Council. The City Council makes all final
decisions in these matters.
6. PLANNING APPLICATION ITEMS
6a) Planning Commission Application No. 2019-006 (Public Hearing)
Applicant: Real Estate Equities
Property Address: 5801 Xerxes Avenue North
Summary: The Applicant is requesting a Planned Unit Development
(PUD) and Zoning Map amendment to remove this
property from the Central Commerce Overlay District in
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order to construct a total of 270 new dwelling units in a
two-building development on approximately 4.8 acres
Jane Kansier, Senior Planner with Bolton & Menk, Inc., stated she is helping out while City
Planner Ginny McIntosh is on leave.
Ms. Kansier reviewed a request for a Planned Unit Development (PUD) and Zoning Map
amendment for the former Jerry’s Foods site at 5801 Xerxes Avenue North. The property is
currently zoned in the C-2 Commerce District but the Applicant is requesting an amendment to
the Zoning Map so that the property can be re-zoned as a Planned Unit Development, which is
intended to allow flexibility from the underlying zoning district. The PUD would allow higher
flexibility and a higher quality development. The Zoning Map Amendment would also remove
the site from the Central Commerce Overlay District, in which residential uses are not permitted.
The proposed development is comprised of two buildings – a 4-story workforce housing
apartment building as well as a 5-story affordable independent senior living apartment building –
with a total of 270 units. The proposed landscape plan meets Landscape Point System Policy
requirements. A traffic study was completed in February 2019 as part of this proposal. The
study showed a total of 1,164 new trips would be generated on an average weekday. Proposed
on-site parking of 345 spaces would accommodate expected peak parking demand of 235 spaces.
City Staff received one call and four letters from members of the public related to this
development. The concerns that were expressed were: the site is too small; there is already a
high concentration of apartments in Brooklyn Center; and increased traffic congestion.
Conditions of approval include site improvements that will require City Council approval. These
include a more prominent entry on the south side of the south building to provide a better access
and a connection to Bass Lake Road.
The City engineering review resulted in conditions for approval including a review of the right of
way at Xerxes Avenue to provide adequate site distance and dedication of a sidewalk easement.
The City’s public art consultant will work with the applicant on creative placemaking to enhance
pedestrian access to the transit station.
City Staff recommends that the Planning Commission recommend approval of the PUD and
Zoning Map amendment for 5801 Xerxes Avenue N.
Alex Bisanz, representing Real Estate Equities (REE), gave a presentation on the proposed
project, including design aspects and site plan layout. He stated REE is a development company
based in St. Paul, with properties in Minnesota, Wisconsin and Indiana, with a primary focus on
the Twin Cities. He added REE are long-term owners and managers and will own the property
for at least 20 years, with full-time on-site team management. He noted this is an exceptional
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location, and potential development will mean a $60 million investment in the City of Brooklyn
Center.
Mr. Bisanz stated that potential quality residential development at the proposed location is vital
to ensure that people of lower income can have a high-quality place to live.
Mr. Bisanz stated the site has exceptional access to services and amenities as well as connections
to major roadways, transit, and easy access to shopping and amenities. The project includes
proposed solar panels on the roof of both buildings, which will be built to Minnesota Green
Community Standards. A security guard is being considered at least initially. The proposed
project would be designed with a sense of community, including an outdoor herb garden and
gazebo, children’s tot lot play area, dog run, and outdoor community gathering spaces. Fencing
is being considered but is currently not part of the project.
OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2019-006
There was a motion by Commissioner Koenig, seconded by Commissioner Tade, to open the
public hearing on Application No. 2019-006, at 7:26 p.m. The motion passed unanimously.
Carol Kleven, 5835 Xenith Avenue N, stated she does not support a five-story building in the
neighborhood. She added she is not against having apartments there, but a five-story building is
too tall. She noted she would like it to be reduced to 3 stories. She added she and her neighbors
would be looking at this building all the time, instead of being able to see farther away, and there
would be a lot more traffic on Xerxes Avenue.
Pat Cooper, 5918 Abbott, stated she agrees that 5 floors is too high and would create too much
congestion on that corner. She added Brooklyn Center already has so many apartments, and
senior living facilities that are not fully occupied. She noted families who rent are not vested in
their community.
Ms. Cooper stated she would like to see affordable housing such as townhomes that people
would purchase.
Harlan Daudt, 6000 York Avenue, stated he is against the proposed development. He added the
City of Brooklyn Center has enough apartments. He noted the transit center causes all kinds of
problems and adding more rental properties will make it worse and require more police there.
He expressed support for the idea of townhomes. He asked whether the developers are getting
tax subsidies.
Paula Champagne, 6436 Kyle Avenue N, stated the area is zoned for Commercial use. She
added the larger 3-bedroom apartments will attract families, and that is not a good place to raise
kids. She noted fencing makes it appear that it is not a safe place. She asked how the dog run
would be regulated, and what kinds of dogs would be allowed. She asked who will hold liability
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insurance for the tot lot. She expressed support for townhouses, but it seems like this is a done
deal.
Thana Aikens, 6260 Brooklyn Drive, expressed concern about parking on the site. She added
many homes have up to 9 cars. She noted no one knows how many people will be living in the
apartments, and they all drive cars.
Michael Stokes, 2900 Montford Road, asked whether the development is a done deal.
Chair Christensen stated the Planning Commission makes recommendations to the City Council,
and nothing is a done deal until it is done.
Ryan Campbell, 5912 Beard Avenue, asked whether the City has any statistics on crime at
apartments. Chair Christensen stated City Staff has access to statistics. Mr. Campbell stated that
would be interesting information to have before the Planning Commission makes a decision.
MOTION TO CLOSE PUBLIC COMMENTS (HEARING)
There was a motion by Commissioner MacMillan, seconded by Commissioner Sweeney, to close
the public hearing on Application No. 2019-006 at 7:46 p.m. The motion passed unanimously.
Chair Christensen called for questions and comments from Commissioners.
Commissioner Koenig asked whether it is possible to limit the size and breed of dogs that will be
permitted in the dog run. Mr. Bisanz confirmed this, adding REE has a 25-pound weight
restriction on animals and a breed restriction on dogs.
Commissioner Tade requested clarification regarding underground parking. Mr. Bisanz stated
each building will have its own underground parking. He added the gray area between the
buildings is surface parking.
Chair Christensen asked how tax subsidies will be applied. Mr. Bisanz stated REE is applying
for Tax Increment Financing, which is necessary for any affordable project. He added that is one
of the financial viability aspects of the project.
Chair Christensen asked whether many projects go through TIF financing. Community
Development Director Meg Beekman stated the City uses Tax Increment Financing for a number
of developments. She added the concept is that the project is constructed and the value of the
project in tax capacity is greater than the property in its current condition. She noted the project
must meet the “but for” test – which means the developer has to prove that the project would not
be able to be financially feasible “but for” the use of public subsidy.
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Chair Christensen asked whether insurance coverage is the responsibility of the developer. Mr.
Bisanz confirmed this. Chair Christensen stated residents expressed concern about increased
traffic. Mr. Bizans stated the site is underutilized and the development will not be a burden on
the roads. More traffic was generated when Jerry’s Foods was on the site than will be generated
by a residential development. He added the original site and road system was built for a larger
capacity than what is being proposed.
Chair Christensen stated one of the residents’ concerns was that there are too many senior
complexes in Brooklyn Center. He added this has been an issue that the Planning Commission
has reviewed in the past.
Chair Christensen stated it is unclear whether a fence is necessary. He added he understands the
importance of an inviting appearance. He noted there are other ways to work to ensure the area
is safe and secure without a fence, and he is not in favor of a fence.
Commissioner Schonning stated the Planning Commission reviewed this proposal at its previous
meeting, and many Commissioners raised concerns that have since been addressed by the
developer. He noted the Planning Commission does not take these issues lightly, and this is a
very important piece of property within the community.
Commissioner Schonning stated this is a decent use for the property, which is close to amenities
and transit. He added putting 300 more people into an area will change the community in many
ways, but that isn’t necessarily a bad thing. He agreed that a fence would be an issue, and could
be a problem. He noted the site has been empty for a long time and is in need of redevelopment.
Chair Christensen asked whether there is a timeline for completion. Mr. Bisanz stated it is
anticipated that REE will close on the property in December 2019, with units ready to lease in
April 2021.
Chair Christensen asked whether a 3-story building is a possibility, instead of 5 stories. Mr.
Bisanz stated the project at 3 stories would not be financially feasible due to the reduced density.
Commissioner Koenig asked whether townhomes or condos are financially feasible. Mr. Bisanz
stated REE does not do for sale condos or townhomes. He added the land price expectations of
the owner make that type of development difficult, and the density would be lower.
Commissioner Koenig asked about subsidies for the workforce housing, and whether it would be
a “section 8 building” as some have said. Mr. Bisanz stated the development is not a project-
based section 8 development, which is what is being referred to when people say that. He added
the proposal is for workforce housing, and some tenants may receive assistance through housing
choice vouchers. The difference is that the subsidy for this development comes in at the front end
in the form of assistance with the capital construction costs. This allows the project to be built to
the same standards as other market rate apartment buildings, but to be rented at rents that are far
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below market rents for new construction. Renters in the building must meet income
qualifications in order to qualify to live there, but they also must have a minimum income in
order to pay their rent.
Commissioner Tade stated another City meeting was scheduled for tonight, and some residents
were not able to attend tonight’s Planning Commission meeting. She asked whether the City’s
residents received sufficient notice of this meeting.
Community Development Director Meg Beekman stated the Garden City neighborhood meeting,
scheduled by the Police Department, is also taking place tonight. She added the Planning
Commission meeting is set each year and must be strictly adhered to due to planning application
deadlines and process.
Mr. Bisanz stated the concerns of a resident, Judy Thorbus, were referenced in the staff report.
He added he contacted Ms. Thorbus and answered her questions.
A member of the audience asked why the Planning Commission meeting agenda, including
notice of public hearing, is not available on the City’s website.
Ms. Beekman stated there is some information about the Planning Commission meeting and
agenda on the City website. She added she concurs that the City website should have more
information about development projects on it. She noted City Staff are working on an
interactive online map with links to development projects and additional information. She
expressed agreement that the website needs to be improved, and a list of projects could be added
in the meantime.
Commissioner Koenig stated he is pro-development, but there are many legitimate concerns
related to this location, including the building sizes, increased traffic and the nearby transit
station. He added he does not believe this will be the best use of the property in the long term,
although it is a great project for now.
Commissioner Koenig stated there may be issues that come up with this proposed development,
but it has the potential to be a positive development for the City. He added Mr. Bisanz had
stated that people of lower income deserve high quality apartments, and he absolutely agrees
with that statement.
Commissioner Koenig stated he plans to vote against the development. He added he believes
that it will be a nice building and the developer will do a great job.
Ms. Beekman stated the two requests associated with this proposal - PUD for the project itself
and Zoning map amendment removing the property from the Central Commerce Overlay District
– can be combined into a single motion or two separate motions.
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Ms. Beekman stated the Central Commerce Overlay District encompasses this site, and its
specific permitted uses do not include residential use. She added City Staff recommend removal
of this parcel rather than going through the lengthier process of removing or redrafting the
Central Commerce Overlay District itself. She noted land use designation will supersede zoning
when the Comprehensive Plan is adopted.
ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION
NO. 2019-006 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2019-006
There was a motion by Commissioner MacMillan, seconded by Commissioner Sweeney, to
approve Planning Commission RESOLUTION NO. 2019-006 Regarding the Recommended
Disposition of Planning Commission Application No. 2019-006.
Voting in favor: Chair Christensen, Commissioners, MacMillan, Schonning, and Sweeney.
And the following voted against the same: Commissioners Koenig and Tade.
The motion carried 4-2.
Ms. Beekman stated the first reading of the PUD will take place on May 28, 2019, with the
second reading and public hearing on June 10, 2019.
6b) Planning Commission Application No. 2019-007
Applicant: Nate Reinhardt (City of Brooklyn Center)
Property Address: 1350 Shingle Creek Crossing
Summary: The Applicant is requesting site and building plan review
for construction of a new municipal liquor store in the
Shingle Creek Crossing Development.
Associate Planner Joe Hartmann reviewed the site and building plan review related to the
relocation of Liquor Store #1 to 1350 Shingle Creek Crossing from 5625 Xerxes Avenue N. He
stated a purchase agreement with Gatlin Development was approved by the City Council in
January 2019, and a proposed new building would house a 9,600 square foot municipal liquor
store with other space available for lease. He added the new location would provide more
parking, a secure internal layout and better visibility than its current location. He noted a traffic
and parking study completed by Kimley Horn Consultants recommends traffic calming
improvements to reduce vehicle speeds and increase pedestrian safety.
Mr. Hartmann stated City Staff recommends that the Planning Commission recommends City
Council approval of the site and building plan review for 1350 Shingle Creek Crossing.
Commissioner Koenig requested clarification regarding the raised crosswalk depicted on the site
plan.
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Liquor Operation Manager Tom Agnes stated two crosswalks are proposed at sidewalk height to
provide pedestrian crossing and reduce traffic speeds. He added the crosswalks are essentially
speed bumps.
Commissioner MacMillan expressed his support for the project, as parking at the current liquor
store is not adequate. Commissioner Sweeney agreed.
Commissioner Schonning requested clarification regarding the shaded area on the site plan
across the street from the proposed building. Director of Fiscal & Support Services Nate
Reinhardt stated parking is limited at this location, and the addition of the raised crosswalks will
allow for parking to the northeast of the new liquor store.
Chair Christensen asked whether the main entrance will be at the angled corner. Mr. Reinhardt
confirmed that will be the only liquor store entrance. He added additional tenant space will have
its own entrance.
ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION
NO. 2019-007 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2019-007
There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to approve
Planning Commission RESOLUTION NO. 2019-007, site and building plan review for
construction of a new municipal liquor store in the Shingle Creek Crossing Development.
Voting in favor: Chair Christensen, Commissioners, Koenig, MacMillan, Schonning, Sweeney,
and Tade.
And the following voted against the same: None
The motion passed unanimously.
The Council will consider the application at its May 28th, 2019 meeting. The Applicant must be
present. Major changes to the application as reviewed by the Planning Commission will require
that the application be returned to the Commission for reconsideration.
7. DISCUSSION ITEMS
7a) CITY COUNCIL MEETING UPDATES
-None.
8. OTHER BUSINESS
-None.
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9. ADJOURNMENT
There was a motion by Commissioner Koenig, seconded by Commissioner Tade, to adjourn the
Planning Commission meeting. The motion passed unanimously. The meeting adjourned at
8:50 p.m.
_______________________________ _______________________________
Joe Hartmann, Interim Secretary Randall Christensen, Chair
App. No. 2019-008
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Page 1
Planning Commission Report
Meeting Date: May 16, 2019
Application No. 2019-008
Applicant: Centra Homes
Location: Generally south of 69th Avenue North, west of Highway 252, north of 68th
Avenue North, and east of Aldrich Avenue North
Request: Preliminary and final plat and Planned Unit Development (PUD) approval for a
subdivision of land to allow 30 new single family lots and related roadway,
stormwater, and utility improvements.
Requested Action
Centra Homes (“The Applicant”) is requesting preliminary and final plat approval for a subdivision of the
currently un-platted parcels (“Subject Properties”) located just south of 69th Ave N and west of Highway
252 and a Planned Unit Development to allow 30 new single family lots and related stormwater,
roadway, and utility improvements. As part of the project, the applicant proposes to construct 30 single
family owner-occupied homes on the subject property.
Background
On December 10, 2018, the Economic Development Authority (EDA) adopted a resolution approving a
Preliminary Development Agreement (PDA) with Centra Homes, LLC (City Council Resolution No. 2018-
17) for the proposed development of land owned by the EDA for the creation of a final plat, construction
of single family homes and associated public infrastructure improvements including utilities, new roads,
and storm water ponding.
The EDA had previously received proposals to develop the property from three various firms. Centra
Homes was selected as the preferred developer. Centra Homes had submitted two alternative
development options for the EDA to consider. Option A provided for more lots, but on smaller lots which
would require allowances from the City Code. Option B provided for slightly larger lots, but fewer
homes. In both options the houses would be predominantly two-story, “move-up”, for-sale homes
valued between $315,000 and $350,000. Option A allowed Centra Homes to offer a higher purchase
price to the EDA for the land. The EDA determined that because mid-priced, “move-up”, owner-
occupied homes represent a gap in Brooklyn Center’s housing stock, Option A, which would allow for
more units, was the preferred option.
This site proposes new public streets in the Firehouse neighborhood in an undeveloped area on lots
owned by multiple parties. Camden Avenue N. and 5th Street N. will be extended to the north to a new
68th Lane N., which will connect to Aldrich Avenue N. Exhibit A includes a project narrative and plans.
• Application Filed: 05/13/2019
• Review Period (60-day) Deadline: 07/12/2019
• Extension Declared: N/A
• Extended Review Period Deadline: N/A
App. No. 2019-008
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Page 2
Hennepin County GIS. Joe Hartmann. Retrieved June 7th, 2019.
As part of the application, a public hearing notice was published in the Brooklyn Center Sun Post and
notices were mailed to owners of property within 350’ of the site (Exhibit B). As of the date of this
report, the City has not received any comments from the public about this proposal.
Site Data:
2040 Land Use Plan: Low-Density Residential
Neighborhood: Firehouse
Current Zoning: R-1 (Single Family Residence)
Site Area: 7.55 acres
Surrounding Area:
Direction 2040 Land Use Plan Zoning Existing Land Use
North High-Density
Residential
R-4 Multi-Family Housing Apartments
South Low-Density
Residential
R-1 (One Family Residence) SF Detached
East Right-of-Way Right-of-Way (State Highway) Major Highway
West Low-Density
Residential
R-1 (One Family Residence) SF Detached
Comprehensive Plan
The 2040 Comprehensive Plan guides this property as Low Density Residential, which is defined as
densities ranging from 3-5 dwelling units per acre. The proposed project has a density of 3.97 units per
acre, which is consistent with the development pattern of the surrounding single family neighborhoods.
The 2040 Comprehensive Plan also identifies the following Housing and Neighborhood Goals:
• Promote a diverse housing stock that provides safe, stable, and accessibly housing options to all
of Brooklyn Center’s residents.
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Page 3
• Recognize and identify ways to match Brooklyn Center’s housing with the City’s changing
demographics.
The 2040 Comprehensive Plan identifies a growing number of young families in Brooklyn Center;
however, the Plan also identifies a lack of diversity in the single-family housing stock, with limited move-
up housing options as families grow. The 2040 Comprehensive Plan identifies a need for more diverse
housing options which would allow families to stay in Brooklyn Center and find varying housing options
as their housing needs change. The proposed project would provide a housing type that would fulfill a
segment of this gap.
Zoning
The Applicant submitted site plans for review as part of their proposal, along with stormwater
management, utility, grading, drainage, and elevation plans. Staff reviewed the plans that were
submitted and have provided comments for this report, below.
Planned Unit Development
The site is currently zoned R1 (One Family Residence). The Applicant is requesting the property be
rezoned to a Planned Unit Development (PUD). PUDs grant flexibility within the zoning code to allow for
developments which would not be allowed under the existing regulations. PUDs are often used to
achieve a higher quality development, or achieve other City goals, in exchange for zoning flexibility from
the City Code.
The setbacks requested by the application are generally smaller than what is allowed by the code for R1-
zoned properties. The PUD proposal is consistent with the 2040 Comprehensive Plan and would align
with the City’s strategic goal of Targeted Redevelopment by providing a type of mid-market housing that
would fill a need in the community for “move-up” housing stock. The type of product proposed within
this development would feature 3 and 4-bedroom units at a mid-market price point, with an average
sale price of $332,000.
Site Design
Initially, four new multi-Level homes will front the existing 69th Ave on the north side of the project
area. The reason for this design is to blend in better with neighboring homes. Twenty-six two-story slab-
on-grade homes will be created for the interior of the site. Each floorplan will have multiple exterior
elevations and several color packages to provide variety to the neighborhood and streetscape. The
Applicant indicates that all homes will have exterior stone, vinyl siding, board and batten or shakes, and
30-year shingles. Homes will feature tuck-under garages in lieu of detached units. Both housing types
have multiple floor plan options to accommodate varying market demands.
App. No. 2019-008
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Godden/ Sudik Architects. Joe Hartmann. Retrieved June7th, 2019.
Setbacks
The Applicant maintains that the proposed setbacks and layout allows for the most efficient use of the
site, and responds to the current market demands of home buyers. All setbacks in the proposal are
measured from the right-of-way (ROW) which is approximately 15 feet from the curb. The chart below
compares the current setback requirements with the requested standards for the proposed PUD.
Current Standard Requested Flexibility
Lot Area (Sq. Ft.) Two-Story 9,500 / unit (interior lot)
10,500 / unit (corner lot)
6,560 / unit (interior lot)
7,891 / unit (corner lot)
Lot Width (Ft.) 75 feet 50 feet Two-Story
65 feet Multi-Level
Setbacks (Ft.) Two-Story Front: 35 feet (from ROW)
Back: 25 feet
Side: 10 feet (interior); 5 feet
(garage); 25 feet (corner)
Front: 25 feet (from ROW)
Back: 30 feet
Side: 5 feet (interior); 15 feet (corner)
Setbacks (Ft.) Multi-Level Front: 35 feet
Back: 25 feet
Side: 10 feet (interior); 5 feet
(garage)
Front: 25 feet (from ROW)
Back: 25 feet
Side: 10 feet (house side); 5 feet
(garage)
In R1 neighborhoods, the front setback is typically 35 feet and the rear setback is 25 feet. The Applicant
proposes a 30-foot rear setback and a 25-foot front yard setback for the interior two-story properties.
This would make the rear yards larger than the front yards.
Staff finds that the side and interior setback requirements are generally consistent with existing
conditions for homes in other neighborhoods within Brooklyn Center. Generally, a 10-foot setback is
App. No. 2019-008
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Page 5
required for interior lots, but in R1 neighborhoods, a detached garage is permitted within as little as 5
feet from the property line if the structure meets certain requirements under the building code. The
properties in the development will feature tuck-under garages, which would comply with the fire-rating
requirements under the building code that would allow them to be built with the minimum 5-foot
setback
The requested standard width and total lot area for the units in this subdivision proposal is generally
smaller than what is allowed within an R1 zone for both interior and corner lots. Because the Applicant
is requesting homes be built on lots where the properties would feature larger backyards, Staff
anticipates that this would provide residents with some privacy, given the smaller lots and closer
proximity between units in the subdivision. Overall, staff does not anticipate a significant negative
impact of the proposed setbacks.
Architectural Materials
The City has no architectural standards for residential buildings, but has determined that designs
proposed are consistent with other residential areas. The Applicant is proposing Covenants, Conditions,
and Restrictions (CC&Rs), which would be recorded against each lot within the Subdivision. These
CC&Rs outline certain uses, exterior materials, and procedures that homeowners will be required to
abide by. An Architectural Control Committee will be established to help maintain the exterior features
and presence of Eastbrook Estates 2nd Addition.
Access and Parking
Driveways will be roughly 40’ (curb to garage door), allowing adequate space for two vehicles to park.
Staff finds that this is design would fit the parking needs for most households with two vehicles, but
notes that throughout the City, vehicle parking on the front lawn is a common code enforcement
complaint due to the fact that many households in Brooklyn Center have more than 2 cars and utilize
garages for storage.
According to Section 19-103.14.b, driveways and paved or graveled extensions thereof may not exceed
50% of the front yard or a yard area abutting a public street. Based on review of plans, some driveways
on lots within the subdivision as proposed may already exceed 50% of the front yard. Staff recommends
as a condition of approval for the proposal that all properties on the development maintain a standard
that the driveway shall be no wider than the garage.
Landscaping
All green areas on a site will be sodded except in areas where viable turf exists and is totally undisturbed
by construction. The burden will be on the developer to prove at the time of a site inspection that the
groundcover has been properly maintained and restored.
The City does not have landscaping or tree removal standards for residential developments. The
Applicant did submit a landscaping plan however as part of their application. Prior to construction, the
Applicant will remove the trees currently on the development site. Upon completion of the homes, a
planting schedule and landscaping plan submitted to the City indicates that 90 trees will be planted
throughout the 30 single family parcels with a mix of overstory, coniferous, and ornamental varieties
that Staff finds consistent with landscaping in other neighborhoods.
Engineering Review:
Andrew Hogg, Assistant City Engineer, reviewed plans and provided a comment memo, dated June 4th,
App. No. 2019-008
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Page 6
2019 (Exhibit C). All engineering comments must be addressed prior to the issuance of any permits for
land disturbing activity.
The developer will enter into a public improvement agreement which will outline the requirements for
public infrastructure for the project. The developer will construct, at their expense, all roadways,
stormwater, sewer connections, fire hydrants, and other utilities such as electric, water and sewer
connections per City standards. The public infrastructure will be turned over to the City upon successful
completion of the project.
The proposed development provides two stormwater treatment features. There will be a treatment
pond and an “iron infused” filtration basin. These stormwater treatment features will improve
downstream stormwater quality by removing sediment and phosphorus. The outlot on the south side of
the proposed subdivision would be utilized as a treatment pond that would be owned and maintained
by the Homeowner’s Association (HOA).
Fire Inspection/Building Review:
As a condition of the approval for the proposed PUD, all properties shall be required to install gutters on
each side of the building facing the side property lines. According to MN Res. Code 403.1, “lots shall be
graded to drain surface water away from foundation walls. The grade shall fall a minimum of 6 inches
within the first 10 feet.” Staff finds that this may be an issue with the different times of development on
future lots, providing gutters on the sides of the building and discharging them to the front or rear will
eliminate sloping problems and water build up in the easement.
The development of streets 68th Lane North, 5th Street North and Camden Ave North, shall have
hydrants andutilities installed prior to any building permits being issued for construction of dwellings on
lots located on said streets.
Conditions of Approval:
Staff recommends the following conditions be attached to any positive recommendation on the
approval of Planning Commission Application No. 2019-008 for the Subject Property located at the
aforementioned lots:
Anticipated Permitting
1. The Applicant shall apply for and receive a City Land Disturbance permit prior to commencing
any grading or land clearance activities on the site.
2. The Applicant shall apply for and receive an NPDES permit from the MPCA.
3. The Applicant shall submit plans to the city for Shingle Creek Watershed District review.
4. The Applicant shall apply for and receive all applicable City building permits prior to
commencing construction of any structures.
5. Other permits not listed may be required and is the responsibility of the developer to obtain and
warrant.
6. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
7. A preconstruction conference must be scheduled and held with City staff and other entities
designated by the City.
App. No. 2019-008
PC 06/13/2019
Page 7
PUD / Site Improvement Review
8. All driveways within the development shall not exceed the width of the garage.
9. Any modifications to the submitted plans shall be reviewed by City staff with respect to
applicable codes prior to the issuance of permits, and fire related building code items shall be
reviewed and approved by the Fire Chief.
a. Any significant changes or modifications made to this request can only be made by an
amendment to the approved Planned Unit Development as approved by the City
Council.
10. Agreements:
a. The Applicant shall enter into a Purchase Agreement with the Economic Development
Authority of Brooklyn Center prior to the execution of the Final Plat.
b. The Applicant shall enter into a PUD agreement with the City of Brooklyn Center prior to
the execution of the Final Plat.
c. The Applicant shall enter into a Performance Agreement with supporting financial
guarantee approved by the City shall be executed prior to the issuance of a Land
Disturbance Permit for site improvements.
d. The Applicant shall enter into a Construction Management Plan and Agreement, and a
$5,000 escrow deposited, prior to the issuance of a Land Disturbance Permit.
e. The Applicant shall enter into a Public Improvement Agreement prior to the issuance of
a Land Disturbance Permit.
f. The Applicant shall enter into a Utility Facilities Easement Agreement prior to the
issuance of a Land Disturbance Permit.
g. The Applicant shall enter into a Stormwater Easement and Maintenance Agreement
prior to the City’s acceptance of any public infrastructure improvements.
Engineering Review
11. The Applicant agrees to comply with all conditions or provisions noted in the City Engineer’s
Review memorandum, dated June 8, 2019 (Exhibit C).
a. Final grading, drainage, utility, and erosion control plans and any other site engineering
related issues are subject to review and approval by the City Engineer for City site and
building plan approval and prior to the issuance of permits.
Fire Inspector/ Building Official Review
12. Gutters shall be required to be installed on each side of the building facing the side property
lines to eliminate sloping problems and water build up in the easement.
13. The development of streets 68th Lane North, 5th Street North and Camden Ave North, shall
have hydrants; utilities including electric, water & sewer; and curbing and 1st wear course of
paving installed prior to the issuance of building permits for dwellings on lots located on said
streets. Exceptions may be granted with approval from the Building Official and Fire Inspector
for lots than can be sufficiently accessed for fire protection.
14. The Applicant shall work to ensure all applicable 2015 Minnesota Fire Code requirements have
been met as part of any site plan approval.
15. The building plans are subject to review and approval by the Building Official with respect to
applicable codes prior to the issuance of permits.
16. Final grading, drainage, utility and erosion control plans and any other site engineering elated
issues are subject to review and approval by the City Engineer prior to the issuance of permits.
App. No. 2019-008
PC 06/13/2019
Page 8
The aforementioned comments are provided based on the information submitted by the applicant at
the time of this review. Other guarantees and site development conditions may be further prescribed
throughout the project as warranted and determined by the City.
RECOMMENDATION
The findings of fact, based on the staff’s review of the submitted plans support a recommendation for
approval of the application. Based on the findings and the above-noted conditions of approval, staff
recommends the following motion:
Motion to approve a Resolution recommending that the City Council approve Planning Commission
Application 2019-008 for a Preliminary and Final Plat and Planned Unit Development for Eastbrook Estates
2nd Addition, based on the findings of fact and submitted plans as amended by the conditions of approval in
the resolution.
Attachments
Exhibit A – Planning Commission Applications and Submitted Plans
Exhibit B- Public Hearing Notice, published by Brooklyn Center Sun Post, dated May 30, 2019
Exhibit C- Review Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated June 8th, 2019
LOCATION MAP
00-ENG-118389-SHEET-COVER
0.1
PRELIMINARY SITE PLANPRELIMINARY PLATEXISTING CONDITIONSLEGENDCOVER SHEETSHEET INDEX0.10.21.11.22.1
EASTBROOK ESTATES 2ND ADDITION
PRELIMINARY PLAT
BROOKLYN CENTER, MINNESOTA
COVER SHEET
R
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
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12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
PRELIMINARY GRADING PLAN3.1 PRELIMINARY EROSION CONTROL PLAN3.2 PRELIMINARY GRADING DETAILS3.3-3.4 PRELIMINARY SANITARY SEWER4.1 & WATERMAIN PLANPRELIMINARY STORM SEWER PLAN5.1
PRELIMINARY LANDSCAPE PLANL1.
PRELIMINARY STREET PROFILES6.1
00-ENG-118389-SHEET-LGND
0.2LEGEND
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
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I hereby certify that this plan was prepared byme or under my direct supervision and that Iam a duly Licensed Professional Surveyorunder the laws of the State of Minnesota42299 Peter J. Hawkinson
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00-ENG-118389-SHEET-SITE
2.1PRELIMINARY SITE PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
LEGEND
00-ENG-118389-SHEET-GRAD
3.1PRELIMINARY GRADING PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
LEGEND
00-ENG-118389-SHEET-EROS
3.2PRELIMINARY EROSION CONTROL
PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
·
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00-ENG-118389-SHEET-GRAD-DTLS
3.3GRADING DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
00-ENG-118389-SHEET-GRAD-DTLS
3.4GRADING DETAILS
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
00-ENG-118389-SHEET-SSWR
4.1SANITARY SEWER & WATERMIAN
CONSTRUCTION PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
00-ENG-118389-SHEET-STRM
5.1STORM SEWER CONSTRUCTION PLAN
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
5th Street North
00-ENG-118389-SHEET-ROAD-PROF
6.1PRELIMINARY STREET PROFILES
I hereby certify that this plan was prepared by
me or under my direct supervision and that I
am a duly Licensed Professional Engineer
under the laws of the State of Minnesota
c
12OFEASTBROOK ESTATES 2ND ADDITION
BROOKLYN CENTER, MINNESOTA
CENTRA HOMES
11460 ROBINSON DRIVE NW
5-13-19
JMM
JMM/MSN
Name
Reg. No.Date
Revisions Date
Designed
Drawn
2018 Pioneer Engineering, P.A.
Mendota Heights, MN 55120
2422 Enterprise Drive (651) 681-1914
Fax: 681-9488www.pioneereng.com
LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS
5-13-19 COON RAPIDS, MINNESOTA 5543345831
John M. Molinaro
68TH LANE NORTH & 5TH STREET NORTH
CAMDEN AVENUE NORTH
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I hereby certify that this plan was prepared byme or under my direct supervision and that Iam a duly Licensed Landscape Architectunder the laws of the State of Minnesota44763 Jennifer L. Thompson
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5-08-2018
-Public Notice Ad Proof-
Ad ID: 944551
Copy LIne: Eastbrook Estate Plat PH
PO Number:
Start: 06/06/19
Stop: 06/06/2019
Total Cost: $119.00
# of Lines: 86
Total Depth: 9.556
# of Inserts: 1
Ad Class: 150
Phone # (763) 691-6000
Email: publicnotice@ecm-inc.com
Rep No: SE700
Date: 05/30/19
Account #: 413069
Customer: CITY OF BROOKLYN CENTER ~
Address: 6301 SHINGLE CREEK
BROOKLYN CENTER
Telephone: (612) 569-3440
Fax: (763) 569-3494
This is the proof of your ad scheduled to run on the dates
indicated below. Please proof read carefully if changes are needed,
please contact us prior to deadline at
Cambridge (763) 691-6000 or email at publicnotice@ecm-inc.com
Ad Proof
Enlarged
Publications:
SP Brooklyn Ctr/Brooklyn Park
Contract-Gross
CITY OF BROOKLYN CENTER NOTICE OF PUBLIC HEARING
TO WHOM IT MAY CONCERN:
Please take notice that the Plan-
ning Commission of the City of
Brooklyn Center will hold a public
hearing on Thursday, June 13th,
2019, at approximately 7:00 p.m.,
at Brooklyn Center City Hall, locat-
ed at 6301 Shingle Creek Parkway,
Brooklyn Center, Minnesota. A defi-
nite time for this application to be
considered cannot be given as it
will depend on the progression of
the agenda items.
TYPE OF REQUEST: Preliminary
& Final Plat for proposed Eastbrook
Estates Subdivision and associated
Planned Unit Development
PETITIONER: Tate Baxter (Cen-
tra Homes)
PROPERTY OWNERS: Econom-
ic Development Authority of Brook-
lyn Center; Outreach Six Acres,
LLC; T-Mark Properties, LLC; Wal-
ter Wenholz
PROPERTIES NAMED IN THE
PETITION BY LEGAL DESCRIP-
TION: Lot 27 Auditor’s Subdivision
Number 310; E 75 Ft Of W 175
Ft Of That Part Of Lot 27 Lying N
Of The S 112 Ft Also That Part Of
Lots 24 25 26 And 27 Said Auditors
Subdivision No 310; Lot 28 Audi-
tor’s Subdivision Number 310; Lot
29 Auditor’s Subdivision Number
310; Lot 30 Auditor’s Subdivision
Number 310; Lot 2 Block 1 Swanco
Terrace; Outlot A of Ditzler Addi-
tion; Lot 2 Block 1 Eastbrook Es-
tates; Lot 3 Block 1 Eastbrook Es-
tates; Outlot A of Eastbrook Estates
PROPERTY IDS:
3611921120031; 3611921120033;
3611921120036; 3611921120037;
3611921120038; 3611921210106;
3611921210118; 3611921210120;
3611921210121; 3611921210125
BRIEF STATEMENT OF CON-
TENTS OF PETITION:
The Applicant is requesting pre-
liminary and final plat approval for a
subdivision of the currently un-plat-
ted Subject Properties located just
south of 69th Ave N and west of
Highway 252 and a Planned Unit
Development to allow 30 new sin-
gle family lots and related storm-
water, roadway, and utility improve-
ments. As part of the project, the
applicant proposes to construct
30 single family owner-occupied
homes on the subject property.
Questions, comments,
statements of support or objections
should be directed to Interim
Associate Planner Joe Hartmann
at (763) 569-3315 or email to
jhartmann@ci.brooklyn-center.
mn.us.
Auxiliary aids for persons with
disabilities are available upon re-
quest at least 96 hours in advance.
Please contact the City Clerk at
(763) 569-3300 to make arrange-
ments.
Respectfully,
Joe Hartmann
Associate Planner / Housing &
Code Enforcement Inspector
Published in the
Sun Post
June 6, 2019
944551
CITY OF BROOKLYN CENTER NOTICE OF PUBLIC HEARINGTO WHOM IT MAY CONCERN:Please take notice that the Plan-ning Commission of the City of Brooklyn Center will hold a public hearing on Thursday, June 13th, 2019, at approximately 7:00 p.m., at Brooklyn Center City Hall, locat-ed at 6301 Shingle Creek Parkway, Brooklyn Center, Minnesota. A defi-nite time for this application to be considered cannot be given as it will depend on the progression of the agenda items. TYPE OF REQUEST: Preliminary & Final Plat for proposed Eastbrook Estates Subdivision and associated Planned Unit Development PETITIONER: Tate Baxter (Cen-tra Homes) PROPERTY OWNERS: Econom-ic Development Authority of Brook-lyn Center; Outreach Six Acres, LLC; T-Mark Properties, LLC; Wal-ter Wenholz PROPERTIES NAMED IN THE PETITION BY LEGAL DESCRIP-TION: Lot 27 Auditor’s Subdivision Number 310; E 75 Ft Of W 175 Ft Of That Part Of Lot 27 Lying N Of The S 112 Ft Also That Part Of Lots 24 25 26 And 27 Said Auditors Subdivision No 310; Lot 28 Audi-tor’s Subdivision Number 310; Lot 29 Auditor’s Subdivision Number 310; Lot 30 Auditor’s Subdivision Number 310; Lot 2 Block 1 Swanco Terrace; Outlot A of Ditzler Addi-tion; Lot 2 Block 1 Eastbrook Es-tates; Lot 3 Block 1 Eastbrook Es-tates; Outlot A of Eastbrook EstatesPROPERTY IDS: 3611921120031; 3611921120033; 3611921120036; 3611921120037; 3611921120038; 3611921210106; 3611921210118; 3611921210120; 3611921210121; 3611921210125BRIEF STATEMENT OF CON-TENTS OF PETITION: The Applicant is requesting pre-liminary and final plat approval for a subdivision of the currently un-plat-ted Subject Properties located just south of 69th Ave N and west of Highway 252 and a Planned Unit Development to allow 30 new sin-gle family lots and related storm-water, roadway, and utility improve-ments. As part of the project, the applicant proposes to construct 30 single family owner-occupied homes on the subject property. Questions, comments, statements of support or objections should be directed to Interim Associate Planner Joe Hartmann at (763) 569-3315 or email to jhartmann@ci.brooklyn-center.mn.us.
Auxiliary aids for persons with
disabilities are available upon re-
quest at least 96 hours in advance.
Please contact the City Clerk at
(763) 569-3300 to make arrange-
ments.
Respectfully,
Joe Hartmann
Associate Planner / Housing &
Code Enforcement Inspector
Published in the
Sun Post
June 6, 2019
944551
M E M O R A N D U M
DATE:
TO:
FROM:
June 8, 2019
Joseph Hartman, Interim Associate Planner
Andrew Hogg, Assistant City Engineer
SUBJECT: Preliminary Site Plan, PUD Amendment and Preliminary Plat Review – Eastbrook
Estates 2nd Addition
Public Works staff reviewed the following documents submitted for review for the proposed
Eastbrook Estates 2nd Addition:
Preliminary Plans including Preliminary Plat, dated May 13, 2019
Subject to final staff Site Plan approval, the referenced plans must be revised in accordance with the
following comments/revisions and approved prior to issuance of Land Alteration permit.
Sheets 0.1, 0.2
1.No comments.
2. Provide removals plan
Sheet 1.2 – Preliminary Plat
3. What is the purpose of Outlot B? Should be combined with Block 4.
4.The rear easement for Lots 1 - 8 of Block 3 should be 15’ with a conveyance to prevent
structures from being built within easement.
5.Page 1.2 – 68th Lane/5th Street Cul-de-sac encroaches onto adjacent property (doesn’t match up
with written legal description)
6. Legal descriptions and easement vacation documents must be obtained for all existing
easements. Existing public easements as determined by the City must be vacated, and proposed
easements must be dedicated as part of the preliminary and final platting process. The formal
vacation document must contain an easement vacation description and depiction exhibit signed
by a professional surveyor.
7. An updated certified abstract of title or registered property report must be provided to the City
Engineer and City Attorney for review at the time of the preliminary plat application (within 30
days of preliminary plat application). Additionally, this will need to stay current and be updated
through the approval process as required to maintain and be current within 30 days of the release
of final plat.
Sheet 1.2 – Site Plan
8. Lot 1, Block 4 encroaches on rear setback
9. Lot 5, Block 4 encroaches on rear setback
10. Pond HWL should be contained within Outlot A
11. Curb radius call out should be consistent to either face or back of curb.
12. New curbs to be extended to meet/match existing curbs (5th Street, Sta 84+)
Eastbrook Estates 2nd Addition
Site Plan Review Memo, June3, 2019
Sheet 3.1 – Grading Plan
13. Adjust EOF for existing Lot 2, Block 2 Eastbrook Estates (6806 Aldrich) to provide outlet for
water to protect LO= 845.4.
14. LO should equal LF for SOG style pads
15. Adjust EOF for Lot 2, Block 1 due to lowering of SOG style pads.
16. Minimum rear swale grade shall be 2.0% (Block 2)
17. Grading & erosion control shown outside of property boundaries (City R/W, MnDOT R/W, Lot
28, Aud Subd 310, & Lot 1, Block 2 Eastbrook) – Developer shall be responsible to acquire any
required permits or temporary easements.
18. Contours on south side of building pads for Lots 4 & 5, Block 3 show slopes of approximately
1.5:1 – 2:1. Slope should be 3:1 or less or retaining wall should be used.
Sheet 3.3 - 3.4 – Grading Details
19. Temporary grading for Split Entry units show a 2’ hold down. Provide temporary drainage to
ensure 48 hour Provide drainage drain/temporary grading
20. Pond should have 10’ access bench or side slopes no greater than 4:1 (MN Stormwater Manual)
21. Sand filter basin elevations are incorrect, adjust to match plan.
Sheet 4.1 – Utility Plan
22. The developers shall to remove and replace the existing City water main reconnect services
within the 68th Ave N right of way from Aldrich to 5th Street. City shall reimburse for temporary
water service to existing residents, removal & replacement of water main and services, and
reconnection to existing water main.
23. Install new gate valve at connections at 68th Ave & Aldrich
24. Add notes regarding type of connection at all water main connection locations
25. The water main connections on 5th Street is further south on 5th Street than shown, see redlines.
Sheet 5.1 – Utility Plan
26. FES 170 invert elevation is incorrect
27. OCS 171 rim & build elevations are incorrect
28. Pond shall be considered labeled private on plans and maintained by HOA. Maintenance
agreement between HOA and City is required.
29. All storm sewer located outside of City R/W shall be considered private and maintained by
HOA.
30. Relocate sand filter drain tile to be within Outlot A and/or provide 10’ horizontal separation to
water main.
31. Developer to acquire required permits from MnDOT for connection to MnDOT CBMH
32. Recommend minimum pipe size of 15” for storm sewer within public right of way.
33. CBMH 102 pipe angle may require oversized structure, verify size of structure.
34. Provide drain tile & cleanout for sand filter elevation information. Drain tile to have a minimum
1.0% slope.
35. Add additional pavement underdrains wherever 12” granular subbase is installed
Eastbrook Estates 2nd Addition
Site Plan Review Memo, June3, 2019
36. Line weight/type of pipe between CBMH 141 & CBMH 142 is incorrect. Show as proposed
pipe.
37. Confirm elevation, review grading and/or provide curb cut to eliminate CB 180
38. Provide information on valve on the sand filter drain tile line and why is it needed?
39. Install erosion protection for sand-filter media at FES 160
40. Check pipe crossing conflict with water main at CBMH 103
41. CBMH 151 – CB 152 pipe slopes & inverts are inconsistent
42. Pipe from OCS 171 to STMH 212 shall be sloped to provide min 3 fps velocity (self-cleaning).
43. Review existing storm pipe in Block 4, Lot 2. How will drainage from this existing pipe flow
after reconstruction.
44. Check existing invert storm structure 212
Sheet 6.1 – Street Profiles
45. Vertical curves to meet MnDOT requirements – Min 90’ vertical curve.
Sheet L1 – Landscape
46. Relocate replacement trees to outside of City R/W (south of pond)
47. Recommend additional trees/screening along MnDOT R/W (Block 4)
48. Do not recommend planting trees near sand filter due to potential contamination of the filter
media
General Comments
49. See attached redlines
50. The applicant is responsible for coordinating site development plans with Xcel Energy,
CenterPoint Energy, CenturyLink Communications and other private utility companies. Any
further easements necessary to provide utility service to the proposed site development shall be
dedicated to the public for public use with the final plat.
51. Upon project completion the applicant must submit an as-built survey of the property,
improvements and utility service lines and structures; and provide certified record drawings of
all project plan sheets depicting any associated private and/or public improvements, revisions
and adjustments prior to issuance of the certificate of occupancy. The as-built survey must also
verify that all property corners have been established and are in place at the completion of the
project as determined and directed by the City Engineer.
52. Inspection for the private site improvements must be performed by the developer’s
design/project engineer. Upon project completion, the design/project engineer must formally
certify through a letter that the project was built in conformance with the approved plans and
under the design/project engineer’s immediate and direct supervision. The engineer must be
certified in the State of Minnesota and must certify all required as-built drawings (which are
separate from the as-built survey).
53. The total disturbed area exceeds one acre, an NPDES permit is required. In addition, the total
disturbed area is less than 15 acres for detached single –family residential; applicant must submit
plans to the city for Shingle Creek Watershed Commission project review. Applicant meets
requirements of the watershed’s rules.
Eastbrook Estates 2nd Addition
Site Plan Review Memo, June3, 2019
54. The City has submitted the plans to Minnesota Department of Transportation (Mn/DOT) for
review. Applicant must meet requirements from the Mn/DOT review.
55. Utility Facilities Easement Agreement is required.
Prior to Issuance of a Land Alteration
56. Public improvements are required as part of the approval of this project. The development
agreement must include provisions by the applicant to develop, design and construct all public
roadway, streetscape and utility improvements on site and as required, all subject to the
requirements and approval of the City. The following must also be submitted for City staff
review and approval:
• Qualifications of the design engineer must be presented to and approved by the City
Engineer. Final plans must be approved by the City Engineer and other jurisdictional
authorities as required.
• A signed agreement with the City to guarantee that the developer will complete all public
improvements to meet all City requirements.
• A letter of credit or cash escrow in the amount of 125 percent of a bid cost or 150 percent of
an estimated cost of the improvements.
• Inspection of the public improvements must be performed by a certified inspector.
• The City will only reduce or release the letter of credit or cash escrow for the public
improvements upon receipt of as-built drawings and a letter certifying that the streets and
utilities have been completed according to the plans approved by the City
• Upon project completion, the design/project engineer must provide a final topography as-
built survey, as-built record drawings of all public improvements and formally certify
through a letter that the project was built in conformance with the approved plans. Inspection
of the public improvements must be performed by a certified inspector or under the
design/project engineer’s immediate and direct supervision. The engineer must be certified in
the State of Minnesota and must certify all required as-built drawings as determined by the
City Engineer.
57. Final construction/demolition plans and specifications need to be received and approved by the
City Engineer in form and format as determined by the City. The final plan must comply with the
approved preliminary plan and/or as amended, as required by the City Engineer.
58. A Construction Management Plan and Agreement is required that addresses general construction
activities and management provisions, traffic control provisions, emergency management
provisions, storm water pollution prevention plan provisions, tree protection provisions, general
public welfare and safety provisions, definition of responsibility p rovisions, temporary parking
provisions, overall site condition provisions and non-compliance provisions. A separate $5,000
deposit will be required as part of the non-compliance provision.
Anticipated Permitting
59. A City Land Disturbance permit is required.
60. A MPCA NPDES permit is required.
61. Other permits not listed may be required and is the responsibility of the developer to obtain and
warrant.
Eastbrook Estates 2nd Addition
Site Plan Review Memo, June3, 2019
62. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
63. A preconstruction conference must be scheduled and held with City staff and other entities
designated by the City.
The aforementioned comments are provided based on the information submitted by the applicant at
the time of this review. Other guarantees and site development conditions may be further
prescribed throughout the project as warranted and determined b y the City.