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Home My WebLink About2019 11-14 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER November 14, 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 November 14, 2019 4.Approval of Minutes a.Motion to Approve September 12, 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 a.Planning Commission Application No. 2019-016 (Public Hearing) Applicant: City of Brooklyn Center Summary: The Applicant is requesting consideration of a request for preliminary and final plat approval of Brooklyn Center EDA Addition. This request is associated with recent infrastructure improvements in the vicinity of 55th Avenue North and Brooklyn Boulevard. b.Planning Commission Application No. 2019-017 (Public Hearing) Applicant: Real Estate Equities, LLC Summary: The Applicant is requesting consideration of a request for preliminary and final plat approval of Northway Crossing Addition. This request is associated with a previously approved project to construct a combined total of 270 units of independent senior living and workforce apartments on the Subject Property, located at 5801 Xerxes Avenue North. 7.Discussion Items a.City Notification Policy b.Upcoming Planning Commissioner Term Expirations and Renewal c.City Council Meeting Update d.City Development Project Update e.Becoming Brooklyn Center Project Update 8.Other Business None. PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER November 14, 2019 9.Adjournment PC Minutes 09-12-19 -1-DRAFT MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA SEPTEMBER 12, 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, and Susan Tade were present. Commissioner Rochelle Sweeney was absent and excused. City Planner and Zoning Administrator Ginny McIntosh and Mary Mullen of TimeSaver Off Site Secretarial, Inc. were also present. 3.APPROVAL OF AGENDA – SEPTEMBER 12, 2019 There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to approve the agenda for the September 12, 2019 meeting as presented. The motion passed unanimously. 4.APPROVAL OF MINUTES – AUGUST 15, 2019 There was a motion by Commissioner MacMillan, seconded by Commissioner Koenig, to approve the minutes of the August 15, 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. 2019-015 (Public Hearing) Applicant: City of Brooklyn Center Summary: The Applicant is requesting consideration of a request to amend Section 35-331 of the City Code of Ordinances, which would allow places of religious assemblies within the I-2 (General Industry) District as a Special Use. PC Minutes 09-12-19 -2-DRAFT City Planner Ginny McIntosh reviewed a request to amend Section 35-331 of the City Code of Ordinances to allow for places of religious assemblies within I-2 district as a special use. She added the applicant is the City of Brooklyn Center. Ms. McIntosh stated the City was initially approached by a group seeking to relocate their place of worship and community center, which was previously located at a C-1 (Service/Commerce) District property in Brooklyn Center, to a property located at 4900 and 4902 France Avenue North. This property is zoned I-2 (General Industry) District. Following a review of the permitted and special uses allowed in the District, it was determined that public assembly uses, such as religious assemblies, are not permitted in the I-2 District. She noted the “assembly” category of uses also includes theatres, auditoriums, mortuaries, dance halls, arenas, and places of entertainment. Federal law, and specifically the Religious Land Use and Institutionalized Persons Act, or RLUIPA, requires that religious uses be treated fairly when making land use regulations and decisions. As Minnesota State Statute prohibits spot zoning, the City Attorney and City Staff agreed the only legally defensible way to proceed with the request would be a Zoning Code text amendment to the I-2 District, which would apply to all properties within the I-2 District. She noted this would allow for religious assemblies on any I-2 property by special use, if the outlined conditions of approval were met. As the decision to allow religious uses within the I-2 (General Industry) District is a legislative one, City Staff initially brought the discussion on places of worship in the I-2 (General Industry) District forward at a City Council Work Session held on August 12, 2019. It was at that time City staff was directed to draft amendment language with criteria for its allowance as a special use and bring the proposed amendment forward to the Planning Commission before review by the City Council. Ms. McIntosh stated the I-2 District within Brooklyn Center is approximately 82.5 acres and is located in the south end of the City. This constitutes approximately 2.2% of the City’s total area. Considering not all of the 32 parcels within the I-2 District appear to be developable, the total area available within the I-2 District is likely less than 2 percent. She noted I-2 uses are generally located away from non-industrial uses to avoid the impacts of industrial use. Ms. McIntosh stated the proposed amendment would still require that minimum parking requirements be met, as assembly uses tend to have higher parking demands than industrial uses. She added that, in general, there is potential for insufficient parking, and issues related to ADA compliance in allowing a public assembly type use to locate in an industrial building. She added the parking requirement for places of public assembly, such as religious uses, is 1 parking space per every 3 congregants. She noted City Staff recommends that the Planning Commission recommend City Council approval of the amendments to this section of the Ordinance. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2019-015 PC Minutes 09-12-19 -3-DRAFT Chair Christensen recognized residents in the audience who wished to speak on this matter and called for comments from the public. There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning, to open the public hearing on Application No. 2019-015. The motion passed unanimously. Imam Dukuly, head of the religious institution that is interested in purchasing the site located at 4900 and 4902 France Avenue North, thanked the Commission for taking the time to review this issue. Brooklyn Center and Brooklyn Park is home for the majority of the congregation. The goal is to build an institution that will address problems and give youth and families a place to worship as well as a community center for activities. Imam Dukuly stated that regarding the insufficient parking at 4900 and 4902 France Avenue North, a shuttle bus could be used to get people to the center. Judy Thorbus, 6265 Brooklyn Drive, stated she is not necessarily against the proposed amendment, but she is concerned and has some questions. She added she thought there was a moratorium on religious institutions in industrial areas. She noted she is concerned that the City will receive no taxable benefit. Ms. McIntosh confirmed that many religious institutions are tax exempt. Ishmael Kamara stated he is in favor of passing the Ordinance. He added he has lived in Brooklyn Center for 22 years and owns a business in the community. His son goes to high school in Brooklyn Park, and has learned much by being a part of the Imam’s community. He added he hopes the Commission will understand that this is about more than just taxes. He noted that this is about changing people’s lives, and about growing and learning together. Amar Kamara, stated he and his family live in Brooklyn Park, and they enjoy their community. He added he speaks for the youth of their religious community, which is a safe place for kids and families to come together. Imam Dukuly stated the estimated loss of taxes cannot compare with the cost of losing children. He added the religious community will bring many people to Brooklyn Center, and they will access the local businesses and restaurants. Moses Dukuly stated he has been a resident of Brooklyn Center for 25 years. He added property owners pay taxes every year on their homes. He added if the request is not approved because of the loss of taxes, the religious community will go somewhere else, and the City will lose out on other types of revenue. Ada Adjani stated she has four children, her family has been a part of Imam Dukuly’s community for many years, and it has been their whole life. She added her children learn so much from being a part of the religious community. Trevor Morlock stated he is the realtor representing the Imam’s group, and he has been working with them for 6 months to find a suitable location. He added the group is committed to making this work and it means a lot to them. He noted they have looked at many properties, but none PC Minutes 09-12-19 -4-DRAFT have been a fit like the property located at 4900 and 4902 France Avenue North, which is ideal for a religious and community center. Fabol Kamara stated he lives in Brooklyn Center because of the Imam’s religious community. He added his family previously lived in Minneapolis but moved to Brooklyn Center to be closer to the community. He urged the Commission to accept the proposal on behalf of their religious community. Mohammad Insadola stated Imam Dukuly is a blessing to the community, and the children look up to him and learn how to be responsible adults and citizens. He asked the Commission to look into their hearts and approve this request. He noted that more members would have come to the meeting; however, the community lost an elder, Fanta Kamara, whose burial service was held today in Roseville, as they could not hold the service in Brooklyn Center. Fuma Kumjen stated he is a volunteer teacher at the Imam’s center and helps educate brothers and sisters about culture, values, and respect. He added the future lies in the hands of the children. He asked that the Commission support this request and help to prepare the future generation. Yaya Kamara stated he has lived in Brooklyn Park for 15 years. He added the proposed community center is not just a place of worship; it is also a place that brings the people together with a sense of community, to help influence kids in a positive way. Mohammed Kabir stated he lives in Brooklyn Park. He added he met his wife at the mosque, they have four children, and their daughter was born the same day as the Imam’s son. They started to have gatherings and feasts, and decided they needed a house of worship. He noted his kids loved going to Saturday School and he hopes that will be brought back to Brooklyn Center. Mohammed Chibali stated he lives in Brooklyn Park. He added he has enjoyed the activities that were hosted in Brooklyn Center, and the two cities of Brooklyn Center and Brooklyn Park are one community. He thanked the Commission for the opportunity to speak. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to close the public hearing on Application No. 2019-015. The motion passed unanimously. Chair Christensen stated the difficulty with the amendment request is that the property the group is interested in is unique in that it does not look like the other I-2 District properties, but as spot zoning is not allowed, the outlined option is to amend the entire I-2 District. Chair Christensen stated there are not a lot of I-2 properties in Brooklyn Center, and he understands everyone’s concerns about the tax base. He added City staff is recommending that the Planning Commission move forward with this amendment zoning text amendment. Ms. McIntosh stated that, as proposed, a religious assembly type use would only be allowed through issuance of a Special Use Permit. PC Minutes 09-12-19 -5-DRAFT Chair Christensen asked why the term “legally defensible” is being used. Ms. McIntosh stated that the City Attorney’s office and City Staff needed to both look at Minnesota state statute as well as federal law to determine what the potential paths forward might be in allowing for this type of use within the I-2 District. Under RLUIPA, a municipality would need to allow for a religious use if there was a similar public assembly type use allowed, either by right or through special use, in a certain zoning district. In the case of the I-2 District, there are no provisions for public assembly type uses. Additionally, where permitted, a municipality could not enforce greater requirements or restrictions on a religious use than on a similar type use. RLUIPA does not permit religious uses to not meet the minimum standards, such as parking requirements, ADA requirements, or building code requirements that other properties are required to meet. Commissioner MacMillan asked whether there is public parking on France Avenue. Ms. McIntosh stated there is no public street parking along France Avenue North, and even if it were an option, a use must be able to park all anticipated traffic on their site. City Right of Way cannot be used to fulfill parking requirements. For perspective, she noted the 4900 and 4902 France Avenue North property only has 18 off-street parking spaces, with a maximum potential number of 25 off-street parking spaces. The group interested in the property indicated that their Friday prayer services can number upwards of 150 attendees, which would require a minimum of 50 parking spaces. Commissioner MacMillan asked whether the religious institution has a name. Ms. McIntosh stated the mosque does have a name; however, it was not mentioned during the presentation as City Staff did not want to focus solely on this particular group and their interest in the France Avenue property as the proposed amendment this evening would have an effect on all I-2 District properties. Commissioner MacMillan asked whether there are fire sprinklers in the building. Ms. McIntosh stated there are some sprinklers, but to her knowledge, the two buildings are not fully sprinklered. Assembly type uses, such as religious uses, require the highest level of fire protection under the Fire Code and would require a full sprinkler system. Commissioner Tade asked what the current use of the building is and whether it would have to be rebuilt. Ms. McIntosh stated that the building has previously functioned as a veterinary clinic and dog grooming business. It is to her knowledge that the group interested in the France Avenue property would not re-construct the buildings on the property but, like anyone else interested in utilizing an industrial building for religious assembly, they would need to meet all the minimum building code requirements, including any ADA requirements, installation of a full fire sprinkler system, and potential installation of an elevator or lift. Ms. McIntosh stated the need for a special use permit would apply to any user intending to use an I-2 District property for religious assembly, and an applicant would have to go through the process. The special use process requires an applicant to address a series of standards that relate to the use’s impact on neighboring properties and their own use, as well as impacts on traffic and circulation. Due to this, traffic and parking demand studies have been required in the past to PC Minutes 09-12-19 -6- DRAFT demonstrate that a proposed special use will not negatively impact adjacent properties and uses or the surrounding neighborhood. Commissioner Tade asked what the occupancy rate is in the area. Ms. McIntosh stated there are some vacancies in the I-1 District, but the vacancy rates in the I-2 District appear to be low. Chair Christensen stated the lack of adequate parking seems to be a major issue. Commissioner Schonning stated thanked all the people who came to talk to the Commission tonight. He added he is impressed with their level of commitment and thanked them for coming and sharing their thoughts. He noted he wishes there was a perfect location for this group, but he supports the request. Chair Christensen stated he agrees it makes sense to do something different at this particular site, but he questioned whether it was acceptable to do it in such a way that there would be implications for all other properties within the I-2 District. He added that could have a huge impact on the I-2 district. Commissioner Koenig stated the conversation about taxes is legitimate and important in the interests of balance. He added RLUIPA, the federal religious land use act, provides special considerations to eliminate discrimination and provide balance. He noted he does not believe there will be lots of churches looking at I-2 locations. Ms. McIntosh clarified that, although it has been awhile, she has previously been approached by religious groups seeking to relocate into industrial districts here in the City. Commissioner Koenig thanked the community members who came to speak in support of their religious community. He added he is in favor of the request, but the City Council will need to review it and may approve substantial changes. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2019-013 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2019-015 SUBMITTED BY THE CITY OF BROOKLYN CENTER FOR THE ADOPTION OF A ZONING AMENDMENT REGARDING ALLOWED USES WITHIN THE I-2 DISTRICT There was a motion by Commissioner MacMillan, seconded by Commissioner Tade, to approve Planning Commission RESOLUTION NO. 2019-013 Regarding the Recommended Disposition of Planning Commission Application No. 2019-015 Submitted by the City of Brooklyn Center for the Adoption of a Zoning Amendment Regarding Allowed Uses within the I-2 District. Voting in favor: Commissioners Koenig, MacMillan, Schonning, and Tade. And the following voted against the same: Chair Christensen. The motion passed (4 in favor to 1 against). PC Minutes 09-12-19 -7-DRAFT The Council will consider the application at its September 23, 2019 meeting. 7.DISCUSSION ITEMS 7a) City Council Meeting Update Commissioner Koenig left the meeting at 8:40 p.m. Ms. McIntosh stated the City Council’s September 9, 2019 meeting included approval of an EDA resolution for the conveyance of property to Novak-Fleck to combine two properties into one for construction of a single-family owner-occupied home. Ms. McIntosh stated the Council has been discussing potential changes to the liquor ordinance. 7b) Follow-up on August 29, 2019 Joint Advisory Committee/Commission Session on the Opportunity Site Ms. McIntosh held a brief discussion with the Commissioners on the Joint Advisory Session that was held at the Community Center. 7c) Opportunity Site Master Plan Open House #1 (September 19, 2019 – Brookdale Library) Ms. McIntosh stated a community open house will be held at the Brookdale Library on September 19, 2019. She added the purpose of this open house will be to provide a review of the Opportunity Site Master Plan update and process and obtain additional feedback from the public. 7d) APA-MN Conference (September 25-27, 2019) Commissioner Schonning stated he plans to attend the conference. 8.OTHER BUSINESS There were no Other Business items. 9.ADJOURNMENT There was a motion by Commissioner Tade, seconded by Commissioner MacMillan, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:53 p.m. _______________________________ _______________________________ Ginny McIntosh, Secretary Randall Christensen, Chair ________________ App. No. 2019-016 PC 11/14/2019 Page 1 Planning Commission Report Meeting Date: November 14, 2019 Application No. 2019-016 Applicant: City of Brooklyn Center Location: Vicinity of 55th Avenue North and Brooklyn Boulevard (Affected PIDs: 03-118-21-44-0011, 03-118-21-44-0010, 03-118-21-44-0009, 03- 118-21-44-0005, 03-118 21-44-0004, 03-118-21-44-0003, and 03-118-21-42- 0024) Request: Preliminary/Final Plat of Brooklyn Center EDA First Addition INTRODUCTION The City of Brooklyn Center (“the Applicant”) is requesting review and consideration of preliminary and final plat approval for a re-plat of an assemblage of lands (“the Subject Property”) that comprise part of Auditor’s Subdivision No. 216, and a sliver of land that is part of Registered Land Survey No. 0040, Hennepin County, Minnesota. These properties are commonly addressed as: 5401, 5407, 5415, 5455, and 5459 Brooklyn Boulevard. The two remaining properties do not currently possess addresses. This request is associated with the City’s Brooklyn Boulevard Phase I project, which resulted in the re- alignment of the Brooklyn Boulevard frontage road in order to reduce confusion, congestion, and improve vehicle stacking for motorists eastbound on 55th Avenue North. Previously, the alignment of the road only allowed for the stacking of approximately two vehicles before blocking the Brooklyn Boulevard Frontage Road from cross traffic. The new alignment, which was constructed this past year, is intended to allow for additional stacking, which is important due to this area serving as the sole access point to Northport Elementary as well as the main access to a number of residential, multi-residential, and office properties. Map 1. Existing Parcels and Former Road Alignment with Overlay of New Road Alignment • Application Filed: 10/15/2019 • Review Period (60-day) Deadline: 12/14/2019 • Extension Declared: N/A • Extended Review Period Deadline: N/A ________________ App. No. 2019-016 PC 11/14/2019 Page 2 Public Works Director Doran Cote provided an overview of the Brooklyn Boulevard Reconstruction/Modernization project in an email dated October 14, 2019 (Exhibit A). The land contemplated as part of the request for a re-plat includes property previously acquired by the Economic Development Authority of Brooklyn Center and City of Brooklyn Center for the anticipated alterations to the Brooklyn Boulevard Frontage Road, as well as land owned by Robbinsdale School District No. 281. The intent at this time would be to convey the north portion (0.49 acres) of the Brooklyn Center EDA First Addition to the Robbinsdale School District. The south portion (1.13 acres) would be retained by the Economic Development Authority of Brooklyn Center, with the intent to sell at a later date. The identified 2040 future land use for this area is “Medium Density Residential (5.01-15 dwelling units per acre).” The properties contemplated as part of the re-plat are currently zoned R1 (One Family Residence), R2 (Two Family Residence), and C1 (Service/Office) District. Requests for approval of the plat require that a public hearing be scheduled in accordance with Section 15-104 (Preliminary Plan) of the Platting Ordinance. An Affidavit of Publication confirmed publication of the public hearing notice in the Brooklyn Center Sun Post on October 31, 2019 (Exhibit B). Mail notices were also sent to neighboring property owners. REQUESTS Preliminary/Final Plat Approval and Dedication of Certain Right-of-Way (ROW) As part of the City Platting Ordinance requirements, preliminary and final plat approval is required to formally re-plat the aforementioned properties located in the vicinity of 55th Avenue North and Brooklyn Boulevard. Per Assistant City Engineer Andrew Hogg, in his memorandum dated October 31, 2019 (Exhibit C), the Applicant will ultimately need to provide a working copy of the preliminary plat for the Brooklyn EDA First Addition that identifies all vacated easements, proposed easements, and proposed utilities, as well as submit documentation, including legal descriptions, for any easements. Any proposed easements would need to be dedicated as part of the preliminary and final plat process. APPROVAL CONDITIONS Staff recommends the following conditions be attached to any positive recommendation on the approval of Planning Commission Application No. 2019-016 for Brooklyn Center EDA Addition: 1. Approval of the preliminary and final plats are contingent upon the addressing of comments by Assistant City Engineer Hogg in his memorandum dated October 31, 2019. 2. Final plat and mylar shall be subject to the provisions of Chapter 15 of the City Code of Ordinances (Platting). 3. Any comments and/or requirements as provided by Hennepin County. 4. Any comments and/or requirements from the City Attorney’s office, and specifically regarding an updated certified abstract of title. 5. The successful recording of said plat (mylar) with Hennepin County. RECOMMENDATION Based on the above-noted findings, staff recommends the Planning Commission recommends: 1. The Planning Commission recommends City Council approval of the requested preliminary and final plat for BROOKLYN CENTER EDA FIRST ADDITION, subject to the Applicant complying with the ________________ App. No. 2019-016 PC 11/14/2019 Page 3 comments outlined in the Assistant City Engineer’s memorandum October 31, 2019, Chapter 15 of the City Code of Ordinances (Platting), any comments provided by Hennepin County, and the successful recording of said plat with Hennepin County. Attachments Exhibit A- Planning Commission Application No. 2019-016 submittal documents. Exhibit B- Affidavit of Publication, published in the Brooklyn Center Sun Post on October 31, 2019. Exhibit C-Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated October 31, 2019. E x h i b i t A From:Doran Cote To:Ginny McIntosh Subject:EDA Addition Narrative Date:Monday, October 14, 2019 4:36:50 PM The Brooklyn Boulevard reconstruction/modernization project will improve roadway safety, enhance traffic operations, reduce access points to, and provide improved bicycle and pedestrian facilities for a 1.3-mile segment of the corridor in Brooklyn Center between 49th Avenue and 59th Avenue. More specifically, the project will enhance bicycle and pedestrian travel by adding a trail, improving sidewalks, adding streetscaping and landscaping, and improving the functionality of intersections with modified turn lanes. Several free right turn lanes will be reconfigured to improve sight lines. Brooklyn Boulevard is an “A” Minor Arterial roadway, which serves as a reliever route for TH 100 and serves as an important freight route for the northbound TH 100 to westbound I-94/694 movements. The proposed project also provides a direct connection to the former Brookdale Mall site and surrounding parcels, which is an identified job concentration center, as well as a manufacturing and distribution center. It is also within the one-mile threshold for an educational institution. Existing safety and geometric issues include the 51st Avenue and 55th Avenue intersections and insufficient turn lane configurations at multiple other intersections. The project is located within a Racially Concentrated Area of Poverty and will provide improvements for a range of mode choices to enable low-income populations and people of color to access jobs. The project will improve corridor access to Brooklyn Center Transit Center, a few blocks away from Brooklyn Boulevard, which provides connections to 15 bus routes. The Twin Lakes Regional Trail crosses Brooklyn Boulevard with a substandard trail crossing where the trail becomes a narrow sidewalk with insufficient ramps; the project will install a crosswalk and widen the sidewalk to a trail. The project will capitalize on recent and anticipated future investments within and adjacent to the project corridor, including: • Bus Rapid Transit Transitway improvements (Chicago-Fremont and C Line Arterial BRT lines would run on Brooklyn Boulevard and terminate at Brooklyn Center Transit Center) would benefit from improved multimodal connections and streetscaping. • Brooklyn Blvd/TH 100 bridge redecking (construction completed Fall 2014), which is located within the project area. • The City of Minneapolis completed resurfacing of Osseo Road (CSAH 152) from 44th Ave to 49th Ave (southern project limits), which added a bike lane. • Major redevelopment efforts in and around the former Brookdale Mall site (now Shingle Creek Crossing). • The project will also improve bus stop amenities, relocate problematic (mid-block) bus stops, add streetscaping, a landscaped median, and gateway signage. Specifically at the 55th Avenue intersection, the project will utilize previously purchased properties near the Northport Elementary School to relocate the frontage road further to the west to reduce confusion, congestion and improve stacking distances for eastbound motorists. Doran M. Cote, P.E. | Public Works Director | City of Brooklyn Center 6301 Shingle Creek Parkway | Brooklyn Center, MN 55430-2199 www.cityofbrooklyncenter.org | 763.569.3328 | dcote@ci.brooklyn-center.mn.us BROOKLYN CENTER EDA FIRST ADDITION 8 5 5 8 5 5 855 855 855 8 5 5 8 5 5 860 8 6 0 8 6 0 8 6 0 8 6 0 8 6 0 8 6 0 860 8 6 0 860 860 8 6 0 8 6 0 860 860 860 8 6 0 MARKED LS 16679 1/2"X14" IRON MONUMENT DENOTES IRON MONUMENT SET LOT 1 BLOCK 2 LOT 1 BLOCK 1 60030 SCALE IN FEET BROOKLYN BOULEVARD 301.86 2 5 7 . 5 9 37.43 39.21 N89°47'29"W 10.00 N00°09'52"E 1 5 1 . 2 1 S 8 9 ° 4 7 ' 2 9 " E N00°59'05"E 256.00 C 1 C 2 C3 C4 C5 S14°39'04"W S19°12'35"WC1 S11°01'20"E S32°17'16"E S35°41'05"E N77°19'16"E C2 C3 C4 C5 C6 CH. BEARINGCURVELENGTHRADIUSDELTACH. LENGTH 93.54 164.20 40.14 204.82 135.57 59.18 152.00 212.00 330.00 330.00 270.00 438.97 35°15'36" 44°22'38" 06°58'08" 35°33'44" 28°46'05" 07°43'27" 92.07 160.13 40.55 201.55 134.15 59.13 620.06 BROOKLYN BOULEVARD LOT 1 BLOCK 1 BROOKLYN BOULEVARD INSET "A" NOT TO SCALE SEE INSET "A" 1.11 33.82N07°32'16"W C 6 RLS NO 619 AUDITORS SUBDIVISION NO. 216RLS NO. 40 RLS NO. 40 BEARING OF S89°47'29"E RLS NO. 40 HAS AN ASSUMED THE NORTH LINE OF TRACT F, T r a c t F 100.00 318.20 75.00 95.00 135.00 L o t s 3 4 & 3 5 , A u d . S u b . N o . 2 1 6 S o u t h L i n e o f N o r t h 5 2 5 f e e t o f L o t s 3 4 & 3 5 , A u d . S u b . N o . 2 1 6 S o u t h L i n e o f N o r t h 4 5 0 f e e t o f L o t s 3 4 & 3 5 , A u d . S u b . N o . 2 1 6 S o u t h L i n e o f N o r t h 3 0 0 f e e t o f BROOKLYN BOULEVARD R = 4 9 8 . 9 7 L = 1 2 7 . 1 7 3 6 . 8 2 M e a . 3 5 . 6 8 D e s c . 2 5 6. 8 4 BALFANY'S NORTHPORT 1ST ADDN. SE Corner of Lot 1, Block 3, N O R T H P O R T 1 S T A D D N. Bl o c k 3, B A L F A N Y' S S E'l y Li n e of L ot 1, N E'l y E xt e n si o n of t h e R = 4 3 8 . 9 7 L = 1 9 6 . 6 4 L o t 3 5 L o t 3 4 Preliminary Plat 1 5 0 . 1 0 & 3 5 A u d . S u b . N o . 2 1 6 N o r t h L i n e o f L o t s 3 4 200.00 3 3 L o t s 3 4 & 3 5 , A u d . S u b . N o . 2 1 6 S o u t h L i n e o f N o r t h 7 5 5 f e e t o f f e e t o f L o t s 3 4 & 3 5 , A u d . S u b . N o . 2 1 6 N o r t h L i n e o f S o u t h 2 3 0 f e e t o f N o r t h 7 5 5 S 8 9 ° 4 7 ' 2 9 " E 2 9 1 . 5 7 3 3 . 9 8 337.33N13°35'08"W 297.58N10°29'38"W 3 3 3 3 According to Aud. Sub. No. 216 Center Line of Brooklyn Boulevard 33.58 S89°47'29"E 10.18 N01°29'38"W C 1 1 5 0 . 1 0 Utility Details. See 2018 Brookly Blvd Construction Plans For See Attached Draft Plat For Legal Description Property Contains 134,925Sq. Ft. (3.10 Ac.) R2-Two Family Residence C1-Service/Office R1-One Family Residence Property Is Zoned: New Hope, MN 55427 4148 Winnetka Avenue North Robbinsdale School District No. 281 Brooklyn Center, MN 55430 6301 Shingle Creek Parkway Economic Development Authority of Brooklyn Center Brooklyn Center, MN 55430 6301 Shingle Creek Parkway City of Brooklyn Center Owners: BROOKLYN CENTER EDA FIRST ADDITION Sheet 1 of 2 Sheets BROO K L Y N C E N T E R E D A F I R S T A D D I T I O N M A R K E D L S 1 6 6 7 9 1 / 2 " X 1 4 " I R O N M O N U M E N T D E N O T E S I R O N M O N U M E N T S E T L O T 1 B L O C K 2 LOT 1BLOCK 1 6 0 0 3 0 S C A L E I N F E E T BROOKLYN BOUL E V A R D 3 0 1 . 8 6 291.57 S89°47'29"E 3 7 . 4 3 39.21N89°47'29"W10.00N00°09'52"E 151.21S89°47'29"E N 0 0 ° 5 9 ' 0 5 " E 2 5 6 . 0 0 C1 C 2 C 3 C 4 C5 S14°39'04"W S19°12'35"WC1S11°01'20"ES32°17'16"ES35°41'05"EN77°19'16"E C2C3C4C5C6 CH. BEARINGCURVELENGTHRADIUSDELTACH. LENGTH93.54164.2040.14204.82135.5759.18 152.00212.00330.00330.00270.00438.97 35°15'36"44°22'38"06°58'08"35°33'44"28°46'05"07°43'27"92.07160.1340.55201.55134.1559.13 6 2 0 . 0 6 3 3 7 . 3 3 N 1 3 ° 3 5 ' 0 8 " W 297.58N10°29'38 " W B R O O K L Y N B O U L E V A R D L O T 1 B L O C K 1 B R O O K L Y N B O U L E V A R D I N S E T " A " N O T T O S C A L E SEE INSET "A" 1 . 1 1 3 3 . 8 2 N 0 7 ° 3 2 ' 1 6 " W C6 RLS N O 6 1 9 A U D I T O R S S U B D I V I S I O N N O . 2 1 6 R L S N O . 4 0 RLS NO. 40 B E A R I N G O F S 8 9 ° 4 7 ' 2 9 " E R L S N O . 4 0 H A S A N A S S U M E D T H E N O R T H L I N E O F T R A C T F , Tract F 100.00 3 1 8 . 2 0 7 5 . 0 0 9 5 . 0 0 1 3 5 . 0 0 Lots 34 & 35, Aud. Sub. No. 216 South Line of North 755 feet of Lots 34 & 35, Aud. Sub. No. 216 South Line of North 525 feet of Lots 34 & 35, Aud. Sub. No. 216 South Line of North 450 feet of Lots 34 & 35, Aud. Sub. No. 216 South Line of North 300 feet of B R O O K L Y N B O U L E V A R D R=498.97 L=127.17 36.82 Mea. 35.68 Desc. 2 5 6 . 8 4 B A L F A N Y ' S N O R T H P O R T 1 S T A D D N . S E C o r n e r o f L o t 1 , B l o c k 3 , N O R T H P O R T 1 S T A D D N . B l o c k 3 , B A L F A N Y ' S S E ' l y L i n e o f L o t 1 , N E ' l y E x t e n s i o n o f t h e R=438.97L=196.64 L o t 3 5 L o t 3 4 S h e e t 2 o f 2 S h e e t s & 35, Aud. Sub. No. 216North Line of Lots 34 2 0 0 . 0 0 feet of Lots 34 & 35, Aud. Sub. No. 216 North Line of South 230 feet of North 755 1 5 0 . 0 0 33 33 257.59 33.98 150.10 N 1 0 °2 9 '3 8 "W 33.58S89°47'29"E10.1 8 150.10 33 A c c o r d i n g t o A u d . S u b . D i v . 2 1 6 C e n t e r L i n e o f B r o o k l y n B o u l e v a r d C 1 Exhibit B M E M O R A N D U M DATE: October 31, 2019 TO: Ginny Mc Intosh, City Planner and Zoning Administor FROM: Andrew Hogg. Assistant City Engineering SUBJECT: Public Works – Preliminary and Final Plat Review for EDA PLAT Public Works Department staff reviewed the preliminary plat and final plat submittals dated September 9, 2019, for the proposed EDA PLAT and provide the following recommendations: Preliminary and Final Plats dated September 9, 2019 Subject to final staff final plat approval, the referenced plans must be revised in accordance with the following comments/revisions. Preliminary Plat/Final 1. Need working copy of the preliminary plat to show all vacated easements, proposed easements, existing and proposed utilities and provide all easement documents for the City for review. 2. 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. 3. An updated certified abstract of title or registered property report must be provided to the City Planner 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. 4.See attached plans with additional redlines All aforementioned items, comments and recommendations are provided based on the information submitted by the applicant at the time of this review. The preliminary plan (and final plat must be developed and maintained in substantial conformance with the referenced plans, unless modified by the staff recommended conditions above. Subsequent approval of the final plat may require additional modifications based on the City Engineer and other public officials having jurisdiction over approval of the final site plans. Exhibit C ________________ App. No. 2019-017 PC 11/14/2019 Page 1 Planning Commission Report Meeting Date: November 14, 2019 Application No. 2019-017 Applicant: Real Estate Equities, LLC Location: 5801 Xerxes Avenue North (PID: 03-118-21-14-0024) Request: Preliminary/Final Plat of Northway Crossing Addition INTRODUCTION Alex Bisanz, on behalf of Real Estate Equities, LLC (“the Applicant”) is requesting review and consideration of preliminary and final plat approval to subdivide the Subject Property located at 5801 Xerxes Avenue North into two parcels (refer to Map 1 below). This request is associated with the previously approved Planning Commission Application No. 2019-006, which approved a site and building plan for construction of a five-story, independent senior living apartment building (143 units) and a four-story, workforce apartment building (127 units) on the Subject Property, along with select site improvements. The application also called for the establishment of a Planned Unit Development and removal of the Subject Property from the Central Commerce Overlay District, as multi-family residential uses are currently prohibited from establishment within the District. City Council approved the aforementioned requests under Resolution No. 2019-081 at their meeting on May 28, 2019, with subsequent ordinance amendments occurring thereafter. Map 1. Subject Property Located at 5801 Xerxes Avenue North (2018 Imagery, Hennepin County). REQUESTS Preliminary/Final Plat Approval As part of the City Platting Ordinance requirements, preliminary and final plat approval is required to • Application Filed: 10/15/2019 • Review Period (60-day) Deadline: 12/14/2019 • Extension Declared: N/A • Extended Review Period Deadline: N/A ________________ App. No. 2019-017 PC 11/14/2019 Page 2 formally subdivide the Subject Property, as outlined in the Applicant’s application submittal (Exhibit A). Although Planned Unit Developments (PUD) allow for more than one principal building to be located on each platted lot within a PUD per Section 35-355, Subdivision 4.a (General Standards), the Applicant has noted that the financing for the aforementioned project requires that each building be located on its own parcel. Requests for approval of the plat require that a public hearing be scheduled in accordance with Section 15-104 (Preliminary Plan) of the Platting Ordinance. An Affidavit of Publication confirmed publication of the public hearing notice in the Brooklyn Center Sun Post on October 31, 2019 (Exhibit B). Mail notices were also sent to neighboring property owners. Staff reviewed the preliminary and final plat for consistency with the minimum building setback requirements as outlined in the City’s Zoning Code and as approved under Planning Commission Application No. 2019-006. Under the approved PUD, which resulted in a new zoning designation of “Planned Unit Development-Transit Oriented Development (PUD-TOD),” a minimum 15 foot building setback is required along all four sides of the property, but a minimum “rear” building setback was not contemplated. As there are no anticipated changes to the orientation of the either building (refer to Exhibit 1 below), City staff is comfortable proceeding with the request to subdivide the Subject Property so long as minimum setbacks and all ingress/egress, and common parking easements are in place. Exhibit 1. Subject Property with Proposed Lot Line (in Red). ________________ App. No. 2019-017 PC 11/14/2019 Page 3 Staff inquired with the City Attorney’s office as to whether a PUD Amendment would be necessary given the request to subdivide the Subject Property. Following a review of the City’s PUD Ordinance, it was determined that subdivision of the Subject Property would not constitute the need for a PUD Amendment so long as there were no other alterations to plans other than the creation of a new property line, and that said property line met the minimum building setback requirements. Given the proposed new lot line, the Applicant provided an ingress/egress and parking easement exhibit that outlines the common access points located on the east and west sides of the Subject Property and common surface parking lot (Exhibit A). The Applicant also provided separate exhibits outlining the proposed stormwater, sidewalk, and sanitary sewer easements. Per Assistant City Engineer Andrew Hogg, in his memorandum dated October 31, 2019 (Exhibit C), the Applicant will ultimately need to provide a working copy of the preliminary plat for the Northway Crossing Addition that identifies all vacated easements, proposed easements, and proposed utilities, as well as submit documentation, including legal descriptions, for any easements. Any proposed easements would need to be dedicated as part of the preliminary and final plat process. Additionally, Assistant City Engineer Hogg requested that revisions be made to ensure the pedestrian ramps are entirely located within the identified City Right-of-Way. Additionally, a 10-foot Drainage & Utility Easement must be dedicated on the plat. A representative of Loucks, who prepared the attached exhibits (Exhibit A), has been in contact with both Assistant City Engineer Hogg and Hennepin County to address any required changes. Depending on the timing of closing, and assuming approval of the preliminary and final plat request, the Applicant may also need to address changes to the legal description information for the properties contained in the PUD Agreement that must be recorded as a condition of approval for Planning Commission Application No. 2019-006. Finally, current property owner, ILEX Group, LLC, informed City staff that the approval to proceed with any subdivision of the Subject Property is contingent upon the Applicant (Real Estate Equities, LLC) successfully closing on the Subject Property located at 5801 Xerxes Avenue North. APPROVAL CONDITIONS Staff recommends the following conditions be attached to any positive recommendation on the approval of Planning Commission Application No. 2019-017 for Northway Crossing Addition: 1.Approval of the preliminary and final plats are contingent upon the addressing of comments by Assistant City Engineer Hogg in his memorandum dated October 31, 2019. 2.Final plat and mylar shall be subject to the provisions of Chapter 15 of the City Code of Ordinances (Platting). 3.Any comments and/or requirements as provided by Hennepin County. 4.Any comments and/or requirements from the City Attorney’s office, and specifically regarding submittal of an updated certified abstract of title. 5.The successful recording of said plat (mylar) with Hennepin County. a.Per Current Property Owner, ILEX Group, LLC. requested that the mylar is to be recorded at time of or after scheduled closing of the Subject Property with Real Estate Equities, LLC. ________________ App. No. 2019-017 PC 11/14/2019 Page 4 RECOMMENDATION Based on the above-noted findings, staff recommends the Planning Commission recommends: 1. The Planning Commission recommends City Council approval of the requested preliminary and final plat for NORTHWAY CROSSING ADDITION, subject to the Applicant complying with the comments outlined in the Assistant City Engineer’s memorandum October 31, 2019, Chapter 15 of the City Code of Ordinances (Platting), any comments provided by Hennepin County, and the successful recording of said plat (mylar) with Hennepin County. Attachments Exhibit A- Planning Commission Application No. 2019-017 submittal documents. Exhibit B- Affidavit of Publication, published in the Brooklyn Center Sun Post on October 31, 2019. Exhibit C-Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated October 31, 2019. Exhibit A PROPOSED BUILDING 860.67 F.F.E. 850.00 G.F.E. PROPOSED BUILDING 860.67 F.F.E. 850.00 G.F.E. 8.7'18.0' 8.0' 9.0' 24.0' 24.0'24.0' 24.0' 39.0' 18.0' 18.0' 18.0' 18.0' 18.0' 18.0' 24.0' GA R A G E EN T R Y GA R A G E EN T R Y FR O N T EN T R Y FR O N T EN T R Y TOT LOT DOG RUN CONCRETE APRON CONCRETE APRON H.C. SIGNAGE TYP. 5' WIDE CONCRETE WALK TYP. PERGOLA (SEE ARCH PLANS) SEE ARCH PLANS FOR STOOP INFO TYP. CURB & GUTTER TO MATCH EXISTING CURB & GUTTER TO MATCH EXISTING 24.0' CMU BLOCK WALL W/ PROTECTIVE FENCE 15.0' 15.0' 15.0' 27.6' 22.2' 27.1' 15.0' PED RAMP (SEE DETAIL) 19 21 219 15 6 8 3 6 8 96 11 10'R 10'R 10'R 10'R 15'R 15'R 12'R 32'R 10'R 5'R 3'R 3'R 3'R 3'R3'R 3'R 3'R 3'R 3'R 3'R 3'R 3'R 3'R 3'R 3'R 3'R 3'R 7'R 7'R 7'R 7'R 7'R 10'R 10'R 15'R 15'R PED. RAMP PED. RAMP PED. RAMP 3' CURB TAPER TO FLUSH 3' CURB TAPER TO FLUSH PED. RAMP 3'R 3'R 3' CURB TAPER TO FLUSH PED. RAMPS (SEE DETAIL) 20.0' AREA WELL ADA CROSSING TYP. 22.8' 29.6' 38.4' CMU BLOCK WALL W/ PROTECTIVE RAILING PED. RAMP 7'R FLAT CURB (SEE DETAIL) 9' CURB TAPER 9' CURB TAPER PED RAMP (SEE DETAIL) SEE ARCH PLANS FOR STOOP INFO TYP. FLAT CURB H.C. SIGNAGE TYP. PED RAMP (SEE DETAIL) 5' WIDE WALK AREA WELL 2 - 6" HIGH CONCRETE RISERS OUTDOOR PATIO 42" HIGH ORNIMENTAL FENCE PERGOLA W/ HERB GARDEN 3' CURB TAPER TO FLUSH 3' CURB TAPER TO FLUSH 42" HIGH ORNIMENTAL FENCE W/ 2 GATES REPLACE CONCRETE SIDEWALK AND COLORED CONCRETE MAINTENANCE STRIP REPLANT TREE IN EXISTING LOCATION AFTER UTILITIES ARE INSTALLED STOP SIGN STOP SIGN 2 (6")CONCRETE RISERS WITH 11" TREADS LOUCKS W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ C I V I L \ _ d w g S h e e t F i l e s \ C 2 - 1 Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 4 : 5 1 P M 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. SUBMITTAL/REVISIONS PROFESSIONAL SIGNATURE QUALITY CONTROL CADD QUALIFICATION BROOKLYN CENTER APARTMENTS REAL ESTATE EQUITIES 579 Shelby Ave, St. Paul, MN 55102 BROOKLYN CENTER, MN 04/11/19 CHECK SET 04/16/19 CITY SUBMITTAL 09/06/19 CHECK SET 10/02/19 60% SET C1-1 DEMOLITION PLAN C2-1 SITE PLAN C3-1 GRADING PLAN C3-2 SWPPP C3-3 SWPPP C4-1 SANITARY & WATEMAIN C4-2 STORM SEWER C8-1 CIVIL DETAILS L1-1 LANDSCAPE PLAN Review Date SHEET INDEX License No. Date I hereby certify that this plan, specification or report 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. PJ Disch - PE Project Lead Drawn By Checked By Loucks Project No. 49933 18650 PJD DDL PJD 09/06/19 - N SCALE IN FEET 0 30 60 SITE PLAN C2-1 WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND / OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. TOLL FREE: 1-800-252-1166 TWIN CITY AREA: 651-454-0002 Gopher State One Call CALL BEFORE YOU DIG! BM#1 In Brooklyn Center, at northeast corner of northbound lane Bridge No. 27040 over Shingle Creek, 1.35 miles southeast along Trunk Hwy 100 fromn the junction of Trunk Hwy100 & I-94, at Trunk Hwy milepoint 14.55, 25.0 feet southeast of northbound Trunk Hwy 100. ELEVATION = 846.58 FT (NAVD'88) BM#2 Top nut of hydrant on Northway Drive approx. 250 feet east of Xerxes Avenue N., as shown hereon. ELEVATION = 857.74 FT (NAVD'88) PROJECT BENCHMARK PARKING STALL COUNT ACCESSIBLE PARKING STALL 2 LEGEND CATCH BASIN STORM SEWER SANITARY SEWER WATERMAIN STORM MANHOLE SANITARY MANHOLE HYDRANT GATE VALVE SPOT ELEVATION SIGN LIGHT POLE POWER POLE WATER MANHOLE / WELL CONTOUR CONCRETE CURB UNDERGROUND ELECTRIC CONCRETE TELEPHONE PEDESTAL UNDERGROUND TELEPHONE UNDERGROUND GAS OVERHEAD UTILITY CHAIN LINK FENCE BUILDING RETAINING WALL NO PARKING UNDERGROUND FIBER OPTIC SANITARY SEWER SERVICE WATER SERVICE ELECTRIC METER GAS METER TREE LINE EXISTING PROPOSED 972 DRAINTILE FORCEMAIN 3 7 3 PARKING SETBACK LINE BUILDING SETBACK LINE 2 FENCE FLARED END SECTION POST INDICATOR VALVE BENCHMARK SOIL BORING 3 DIRECTION OF FLOW 1.0% 972.5 1. ALL PAVING, CONCRETE CURB, GUTTER AND SIDEWALK SHALL BE FURNISHED AND INSTALLED IN ACCORDANCE WITH THE DETAILS SHOWN PER THE DETAIL SHEET(S) AND STATE/LOCAL JURISDICTION REQUIREMENTS. 2. ACCESSIBLE PARKING AND ACCESSIBLE ROUTES SHALL BE PROVIDED PER CURRENT ADA STANDARDS AND LOCAL/STATE REQUIREMENTS. 3. ALL CURB DIMENSIONS SHOWN ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 4. ALL BUILDING DIMENSIONS ARE TO THE OUTSIDE FACE OF WALL UNLESS OTHERWISE NOTED. CURRENT ZONING: C2 (COMMERCE) DISTRICT PROPOSED ZONING: PLANNED UNIT DEVELOPMENT PROPERTY AREA:208,896 SF (4.796 AC) EXISTING IMPERVIOUS AREA: 183,462 SF (4.212 AC) (87.8%) PROPOSED IMPERVIOUS AREA: 135,156 SF (3.103 AC) (64.7%) TOTAL ABOVE GROUND PARKING: 142 STALLS PROVIDED TOTAL UNDERGROUND PARKING: SEE ARCHITECTURAL PLANS 1. MINNESOTA STATE STATUTE REQUIRES NOTIFICATION PER "GOPHER STATE ONE CALL" PRIOR TO COMMENCING ANY GRADING, EXCAVATION OR UNDERGROUND WORK. 2. THE CONTRACTOR SHALL FIELD VERIFY LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO COMMENCEMENT OF CONSTRUCTION ACTIVITY. THE CONTRACTOR SHALL NOTIFY THE ENGINEER OF ANY DISCREPANCIES OR VARIATIONS FROM THE PLANS. 3. THE CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING THE CONSTRUCTION PHASE OF THIS PROJECT. THE CONTRACTOR WILL BE HELD RESPONSIBLE FOR ANY DAMAGES TO ADJACENT PROPERTIES OCCURRING DURING THE CONSTRUCTION PHASE OF THIS PROJECT. 4. THE CONTRACTOR WILL BE RESPONSIBLE FOR PROVIDING AND MAINTAINING TRAFFIC CONTROL DEVICES SUCH AS BARRICADES, WARNING SIGNS, DIRECTIONAL SIGNS, FLAGMEN AND LIGHTS TO CONTROL THE MOVEMENT OF TRAFFIC WHERE NECESSARY. PLACEMENT OF THESE DEVICES SHALL BE APPROVED BY THE ENGINEER PRIOR TO PLACEMENT. TRAFFIC CONTROL DEVICES SHALL CONFORM TO THE APPROPRIATE MINNESOTA DEPARTMENT OF TRANSPORTATION STANDARDS. 5. IN ACCORDANCE WITH GENERALLY ACCEPTED CONSTRUCTION PRACTICES, THE CONTRACTOR WILL BE SOLELY AND COMPLETELY RESPONSIBLE FOR CONDITIONS ON THE JOB SITE, INCLUDING SAFETY OF ALL PERSONS AND PROPERTY DURING THE PERFORMANCE OF THE WORK. THIS REQUIREMENT WILL APPLY CONTINUOUSLY AND NOT BE LIMITED TO NORMAL WORKING HOURS. 6. ALL CONSTRUCTION PERMITS, APPLICATIONS AND FEES ARE THE RESPONSIBILITY OF THE CONTRACTOR. 7. ALL ENTRANCES AND CONNECTIONS TO CITY STREETS SHALL BE CONSTRUCTED PER THE REQUIREMENTS OF THE STATE AND LOCAL JURISDICTIONS. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ALL PERMITS AND NOTIFICATIONS AS REQUIRED. 8. ALL STREET REPAIRS AND PATCHING SHALL BE PERFORMED PER THE REQUIREMENTS OF THE CITY. ALL TRAFFIC CONTROL SHALL BE PROVIDED BY THE CONTRACTOR AND SHALL BE ESTABLISHED PER THE REQUIREMENTS OF THE MINNESOTA MANUAL OF UNIFORM TRAFFIC CONTROL DEVICES (MUTCD) AND THE CITY. THIS SHALL INCLUDE ALL SIGNAGE, BARRICADES, FLASHERS AND FLAGGERS AS NEEDED. ALL PUBLIC STREETS SHALL BE OPEN TO TRAFFIC AT ALL TIMES. DENOTES CONCRETE PAVEMENT DENOTES HEAVY DUTY BITUMINOUS PAVEMENT DENOTES LIGHT DUTY BITUMINOUS PAVEMENT SITE NOTES SITE DATA GENERAL NOTES PAVEMENT LEGEND DENOTES CONCRETE PAVEMENT C ADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 8 : 5 0 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 P r e P l a t OUCKSL CADD QUALIFICATION QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS NORTHWAY CROSSING BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SELBY AVENUE SAINT PAUL, MN N SCALE IN FEET 0 30 60 PRELIMINARY PLAT 1 of 1 Tract B, REGISTERED LAND SURVEY NO. 1262, Hennepin County, Minnesota. LEGAL DESCRIPTION GENERAL NOTES SURVEYOR: Loucks 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55330 763-424-5505 1. Prepared October 10, 2019. 2. The address, if disclosed in documents provided to or obtained by the surveyor, or observed while conducting the fieldwork is 5801 Xerxes Avenue North, Brooklyn Center, Minnesota 55430. 3. The bearings for this survey are based on the Hennepin County Coordinate System NAD 83 (1986 Adjust). 4. Benchmark: In Brooklyn Center, at northeast corner of northbound lane Bridge No. 27040 over Shingle Creek, 1.35 miles southeast along Trunk Hwy 100 fromn the junction of Trunk Hwy100 & I-94, at Trunk Hwy milepoint 14.55, 25.0 feet southeast of northbound Trunk Hwy 100. ELEVATION = 846.58 FT (NAVD'88) Site Benchmark: Top nut of hydrant on Northway Drive approx. 250 feet east of Xerxes Avenue N., as shown hereon. ELEVATION = 857.74 FT (NAVD'88) 5. This property is contained in Zone X (area of minimal flooding) per Flood Insurance Rate Map No. 27053C0212F, Community Panel No. 270151-012-F, effective date of November 4, 2016. 6. The field work was completed on December 19, 2018. OWNER/DEVELOPER: Real Estate Equities 579 Selby Avenue St. Paul, MN 55102 651-389-3866 Current Zoning: C2 (Commerce District) and (Central Commerce Overlay District) Any current zoning classification, setback requirements, height and floor space area restrictions, and parking requirements, shown hereon, are per a report or letter provided to the surveyor by City of Brooklyn Center dated January 4, 2019, for the subject property are as follows: Current Setbacks: Front 35 feet Corner 20 Interior 10 feet Rear 40 feet No height restrictions Proposed Zoning: PUD (Planned Unit Development) Proposed Setbacks: Front 15 feet Side 15 feet Rear 15 feet No height restrictions ZONING INFORMATION Areas Proposed Lot 1 = 86,332 +/- square feet or 1.98 +/- acres Proposed Lot 2 = 122,358 +/- square feet or 2.81 +/- acres Right of Way = 47,380 +/- square feet or 1.09 +/- acres Total Plat = 256,070 +/- square feet or 5.88 +/- acres SITE DATA SURVEY LEGEND SPOT ELEVATION SIGN LIGHT POLE WATER MANHOLE / WELL CATCH BASIN CONTOUR CONCRETE CURB STORM SEWER SANITARY SEWER WATERMAIN CONCRETE ELECTRIC TRANSFORMER ELECTRIC MANHOLE TELEPHONE MANHOLE HAND HOLE UG TELEPHONE (MARKED) SANITARY SEWER SERVICE WATER SERVICE TRAFFIC SIGNAL CLEANOUT CURB STOP TOP OF CURB RESTRICTED ACCESS VAULT PAVERS IRON FENCE STORM MANHOLE SANITARY MANHOLE HYDRANT BITUMINOUS2 X 2 CONCRETE BASE UG FIBER OPTIC (MAPPED) UG GAS (MAPPED) UG ELECTRIC (MAPPED) UG TELEPHONE (MAPPED) BUILDING SET-BACK LINE 10/15/19 SURVEY ISSUED License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN TRAVIS 10/15/19 SITE Preliminary Plat Of: NORTHWAY CROSSING 1 2 B l o c k 1 CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 10 / 1 5 / 2 0 1 9 8 : 4 6 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - S P L I T OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 LOT SPLIT EXHIBIT 1 of 2 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED Legal Description of NORTHEASTERLY PARCEL (October 15, 2019) That part of Tract B, REGISTERED LAND SURVEY NO. 1262, according to the recorded plat thereof, Hennepin County, Minnesota, lying northeasterly of the following described line: Commencing at the most easterly corner of said Tract B; thence on an assumed bearing of South 23 degrees 26 minutes 10 seconds West along the southeasterly line of said Tract B, a distance of 236.38 feet to the point of beginning of the line to be described; thence North 66 degrees 37 minutes 58 seconds West 167.23 feet; thence thence North 62 degrees 33 minutes 50 seconds West 249.29 feet; thence North 66 degrees 33 minutes 50 seconds West 176.55 feet to the northwesterly line of said Tract B and said line there terminating. Legal Description of SOUTHWESTERLY PARCEL (October 15, 2019) That part of Tract B, REGISTERED LAND SURVEY NO. 1262, according to the recorded plat thereof, Hennepin County, Minnesota, lying southwesterly of the following described line: Commencing at the most easterly corner of said Tract B; thence on an assumed bearing of South 23 degrees 26 minutes 10 seconds West along the southeasterly line of said Tract B, a distance of 236.38 feet to the point of beginning of the line to be described; thence North 66 degrees 37 minutes 58 seconds West 167.23 feet; thence thence North 62 degrees 33 minutes 50 seconds West 249.29 feet; thence North 66 degrees 33 minutes 50 seconds West 176.55 feet to the northwesterly line of said Tract B and said line there terminating. R. L. S. NO. 1 2 6 2 Northeasterly Parcel Southwesterly Parcel T r a c t B CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 10 / 1 5 / 2 0 1 9 8 : 4 6 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - S P L I T OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 SCALE IN FEET 0 60 N LOT SPLIT EXHIBIT 2 of 2 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED AREAS: NE'LY PARCEL = 115,954± S.F. SW'LY PARCEL = 140,116± S.F. LOUCKS SHEET 2 OF 2 SHEETS BEARINGS ARE BASED ON THE SOUTHEASTERLY LINE OF TRACT B, R.L.S. NO. 1262 HAVING A BEARING OF SOUTH 23°26'10" WEST. DENOTES FOUND 1/2 INCH IRON MONUMENT, CAPPED "LS 43504", UNLESS OTHERWISE NOTED DENOTES 1/2 INCH X 14 INCH IRON MONUMENT SET, MARKED "LS 17255" SCALE IN FEET 0 40 N DENOTES FOUND "PK NAIL" DENOTES "PK NAIL" SET KNOW ALL PERSONS BY THESE PRESENTS: That ILEX Group, Inc., a Minnesota corporation, owner of the following described property situated in the County of Hennepin, State of Minnesota, to wit: Tract B, REGISTERED LAND SURVEY NO. 1262, Hennepin County, Minnesota. Has caused the same to be surveyed and platted as NORTHWAY CROSSING, and does hereby dedicate to the public for public use the public way(s), and does also dedicate the drainage and utility easements as created by this plat. In witness whereof said ILEX Group, Inc., a Minnesota corporation, has caused these presents to be signed by its proper officer this _______ day of _________________________, 20______. ILEX GROUP, INC. ____________________________________________________________________________________________ Signature Printed Name, Title STATE OF ______________________ COUNTY OF ____________________ The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by ______________________________, _____________________________ of ILEX Group, Inc., a Minnesota corporation, on behalf of the corporation. ____________________________________________________________________________________________ Signature Printed Name, Notary Notary Public, _______________________ County, ______________________ My Commission Expires _________________________ SURVEYORS CERTIFICATION I Henry D. Nelson do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this Plat; and all public ways are shown and labeled on this plat. Dated this ________ day of _________________________, 20______. ______________________________________________ Henry D. Nelson, Licensed Land Surveyor, Minnesota License No. 17255 R.T. DOC. NO. _____________________ LOUCKS SHEET 1 OF 2 SHEETS STATE OF MINNESOTA COUNTY OF HENNEPIN The foregoing instrument was acknowledged before me this ________ day of _________________________, 20______, by Henry D. Nelson. ____________________________________________________________________________________________ Signature Printed Name, Notary Notary Public, Hennepin County, Minnesota My Commission Expires January 31, 2025 BROOKLN CENTER, MINNESOTA This plat of NORTHWAY CROSSING was approved and accepted by the City Council of the City of Brooklyn Center, Minnesota, at a regular meeting thereof held this ________ day of _________________________, 20______, and said plat is in compliance with the provisions of Minnesota Statutes, Section 505.03, Subdivision 2. City Council, Brooklyn Center, Minnesota By: ________________________________________, Mayor By: _________________________________________, Clerk RESIDENT AND REAL ESTATE DEPARTMENT, Hennepin County, Minnesota I hereby certify that taxes payable in 20______ and prior years have been paid for land described on this plat, dated this ________ day of _________________________, 20______. Mark V. Chapin, County Auditor By: ________________________________________, Deputy SURVEY DIVISION, Hennepin County, Minnesota Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this ________ day of _________________________, 20______. Chris F. Mavis, County Surveyor By: ________________________________________, Deputy REGISTRAR OF TITLES, Hennepin County, Minnesota I hereby certify that the within plat of NORTHWAY CROSSING was filed in this office this ________ day of _________________________, 20______, at ______ o'clock _____.M. Martin McCormick, Registrar of Titles By: ________________________________________, Deputy CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 8 : 3 6 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - A C C E S S OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 INGRESS/EGRESS & PARKING EASEMENT EXHIBIT 1 of 2 Legal Description of a Shared Access Easement Over Block 1, NORTHWAY CROSSING (October 15, 2019) A 26.00 foot strip of land over, under and across that part of Lot 1 and Lot 2, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota, the center line described as follows: Beginning at the most easterly corner of said Lot 2; thence on an assumed bearing of North 66 degrees 37 minutes 58 seconds West, along the northeasterly line of said Lot 2, a distance of 95.00 feet and said line there terminating. Together with a 26.00 foot strip of land over, under and across that part of Lot 1 and Lot 2, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota, the center line described as follows: Beginning at the most northerly corner of said Lot 2; thence on an assumed bearing of South 66 degrees 33 minutes 50 seconds East, along the northeasterly line of said Lot 2, a distance of 125.00 feet and said line there terminating. Legal Description of a Shared Parking Easement Over Block 1, NORTHWAY CROSSING (October 15, 2019) That part of Lots 1 and 2, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota, described as follows: Commencing at the most easterly corner of said Lot 2; thence on an assumed bearing of North 66 degrees 37 minutes 58 seconds West, along the northeasterly line of said Lot 2, a distance of 90.87 feet to the point of beginning; thence South 27 degrees 26 minutes 46 seconds West 132.98 feet; thence North 62 degrees 33 minutes 50 seconds West 296.73 feet; thence North 23 degrees 26 minutes 13 seconds East 149.98 feet; thence South 66 degrees 33 minutes 50 seconds East 14.02 feet; thence North 88 degrees 26 minutes 07 seconds East 152.91 feet; thence South 66 degrees 33 minutes 52 seconds East 152.58 feet; thence South 23 degrees 21 minutes 55 seconds West 102.65 feet to the point of beginning, and there terminating. License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED NORTH W A Y CROSSI N G Lot 1 Lot 2 B l o c k 1 CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 8 : 3 6 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - A C C E S S OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 SCALE IN FEET 0 60 N DENOTES PROPOSED PARKING EASEMENT INGRESS/EGRESS & PARKING EASEMENT EXHIBIT 2 of 2 DENOTES PROPOSED INGRESS & EGRESS EASEMENT License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED NORTH W A Y CROSSI N G Lot 1 Lot 2 B l o c k 1 CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 8 : 4 9 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - S A N I T A R Y OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 SCALE IN FEET 0 60 N DENOTES PROPOSED SANITARY SEWER EASEMENT SANITARY SEWER EASEMENT EXHIBIT 1 of 1 Legal Description of Sanitary Sewer Easement Over Lot 1, Block 1, NORTHWAY CROSSING (October 15, 2019) The northwesterly 15.00 feet of Lot 1, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota. License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 8 : 3 9 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - S T O R M OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 STORM SEWER EASEMENT EXHIBIT 1 of 2 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED Legal Description of Storm Sewer Easement Over Lot 2, Block 1, NORTHWAY CROSSING (October 15, 2019 A 20.00 foot wide strip of land over, under and across that part of Lot 2, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota, the northeasterly line of which is described as commencing at the most northerly corner of said Lot 2; thence on an assumed bearing of South 66 degrees 33 minutes 50 seconds East, along the northeasterly line of said Lot 2, a distance of 146.55 feet to the point of beginning of line to be described; thence South 62 degrees 33 minutes 50 seconds East along said northeasterly line, 35.00 feet to Point A, and said line there terminating. Together with a 104.00 foot wide strip of land over, under and across that part of Lot 2, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota, the northeasterly line of which is described as beginning at the aforementioned Point A; thence continue South 62 degrees 33 minutes 50 seconds East along said northeasterly line, 184.00 feet to Point B, and said line there terminating. Together with a 20.00 foot wide strip of land over, under and across that part of Lot 2, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota, the northeasterly line of which is described as beginning at the aforementioned Point B; thence continue South 62 degrees 33 minutes 50 seconds East along said northeasterly line, 32.29 feet; thence South 66 degrees 37 minutes 58 seconds East along said northeasterly line, 32.00 feet, and said line there terminating. Together with a 10.00 foot strip of land over, under and across that part of said Lot 2, the center line of which is described as follows: Commencing at the most easterly corner of said Lot 2; thence on an assumed bearing of South 23 degrees 26 minutes 10 seconds West, along the southeasterly the of said Lot 2, a distance of 67.00 feet to the point of beginning of the center line to be described; thence North 18 degrees 43 minutes 22 seconds West 15.00 feet; thence North 68 degrees 41 minutes 16 seconds West a distance of 155.00 feet and said centerline there terminating. NORTH W A Y CROSSI N G Lot 1 Lot 2 B l o c k 1 CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 8 : 3 9 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - S T O R M OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 SCALE IN FEET 0 60 N DENOTES PROPOSED STORMWATER EASEMENT STORM SEWER EASTMENT EXHIBIT 2 of 2 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED NORTH W A Y CROSSI N G Lot 1 Lot 2 B l o c k 1 CADD files prepared by the Consultant for this project are instruments of the Consultant professional services for use solely with respect to this project. These CADD files shall not be used on other projects, for additions to this project, or for completion of this project by others without written approval by the Consultant. With the Consultant's approval, others may be permitted to obtain copies of the CADD drawing files for information and reference only. All intentional or unintentional revisions, additions, or deletions to these CADD files shall be made at the full risk of that party making such revisions, additions or deletions and that party shall hold harmless and indemnify the Consultant from any & all responsibilities, claims, and liabilities. PLANNING CIVIL ENGINEERING LAND SURVEYING LANDSCAPE ARCHITECTURE ENVIRONMENTAL 7200 Hemlock Lane, Suite 300 Maple Grove, MN 55369 763.424.5505 www.loucksinc.com Pl o t t e d : 1 0 / 1 5 / 2 0 1 9 8 : 5 3 A M W: \ 2 0 1 8 \ 1 8 6 5 0 \ C A D D D A T A \ S U R V E Y \ _ d w g S h e e t F i l e s \ 1 8 6 5 0 - E X H - W A L K OUCKSL QUALITY CONTROL PROFESSIONAL SIGNATURE SUBMITTAL/REVISIONS CADD QUALIFICATION BROOKLYN CENTER APARTMENTS BROOKLYN CENTER, MN REAL ESTATE EQUITIES 579 SIBLEY AVENUE ST. PAUL, MN 55102 SCALE IN FEET 0 60 N DENOTES PROPOSED SIDEWALK EASEMENT SIDEWALK EASEMENT EXHIBIT 1 of 1 License No. Date I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota. VICINITY MAP Field Crew Henry D. Nelson - PLS 17255 Project Lead Drawn By Checked By Loucks Project No.18-650 HDN SFM HDN 10/15/19 10/15/19 SURVEY ISSUED Legal Description of Sidewalk Easement Over Lot 2, Block 1, NORTHWAY CROSSING (October 15, 2019) The southwesterly 6.00 feet of Lot 2, Block 1, NORTHWAY CROSSING, according to the recorded plat thereof, Hennepin County, Minnesota. Exhibit B M E M O R A N D U M DATE: October 31, 2019 TO: Ginny Mc Intosh, City Planner and Zoning Administor FROM: Andrew Hogg, Assistant City Engineering SUBJECT: Public Works – Preliminary and Final Plat Review for NORTHWAY CROSSING ADDITION Public Works Department staff reviewed the preliminary plat and final plat submittals dated October 15, 2019, for the proposed NORTHWAY CROSSING ADDITION and provide the following recommendations: Preliminary and Final Plats dated October 15, 2019 Subject to final staff final plat approval, the referenced plans must be revised in accordance with the following comments/revisions. Preliminary Plat/Final 1. Need working copy of the preliminary plat to show all vacated easements, proposed easements, existing and proposed utilities and provide all easement documents for the City for review. 2. 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. 3. An updated certified abstract of title or registered property report must be provided to the City Planner 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. 4.A 10-ft drainage and utility easement must be dedicated on the plat around the Lots 1 and 2 of Block 1. 5.Fillet corners at Northway Drive & Bass Lake Road and Northway Drive & Xerxes Ave N. 6.See plans for additional redlines Exhibit C Preliminary Plat and Final Plat Review Memo – Page 2 October 31, 2019 All aforementioned items, comments and recommendations are provided based on the information submitted by the applicant at the time of this review. The preliminary plan (and final plat must be developed and maintained in substantial conformance with the referenced plans, unless modified by the staff recommended conditions above. Subsequent approval of the final plat may require additional modifications based on the City Engineer and other public officials having jurisdiction over approval of the final site plans.