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2022-11-10 PCP
PLANNING COMMISSION CITY OF BROOKLYN CENTER REGULAR MEETING NOVEMBER 10, 2022 Optional public access to the Webex meeting is below: Online: logis.webex.com | Phone: (312) 535-8110 Meeting Number (Access Code): 2457 084 4991 Passcode: BCPC11102022 1. Call to Order – 7 p.m. 2. Roll Call 3. Approval of Agenda a. Motion to Approve Planning Commission Meeting Agenda for November 10, 2022 4. Approval of Minutes a. Motion to Approve June 23, 2022 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. Golden Age Adult Daycare (PUBLIC HEARING) Applicant | Property Owner: Oliver Walker (Golden Age Adult Day Care LLC) | Bpc Shingle Creek Hldgs LLC Address | Property ID: 6070 Shingle Creek Parkway | 02-118-21-12-0015 Summary: The Applicant is requesting review and consideration of a request that would allow for the operation of an adult day care facility, located at 6070 Shingle Creek Parkway in Brooklyn Center. The Subject Property is zoned C-2 (Commerce) District, and located within the Central Commerce Overlay District and the requested use is considered a Special Use within the C-2 zoning district; therefore, a special use determination is required per Section 35-322 of the City Code of Ordinances. b. Entrepreneurial Market Plaza (Site 1B) – Opportunity Site Phase I Applicant | Property Owner: Alatus LLC | Economic Development Authority of the City of Brooklyn Center Address | Property ID: 5900 Shingle Creek Parkway | 02-118-21-24-0020 Summary: The Applicant is requesting review and consideration of a request that would allow for the construction of an approximately 28,000-square foot Entrepreneurial PLANNING COMMISSION CITY OF BROOKLYN CENTER REGULAR MEETING NOVEMBER 10, 2022 Optional public access to the Webex meeting is below: Online: logis.webex.com | Phone: (312) 535-8110 Meeting Number (Access Code): 2457 084 4991 Passcode: BCPC11102022 Market Plaza on what is known as Site 1B of the City’s designated Phase I redevelopment of the Opportunity Site, which received all approvals necessary to forward the project under Planning Commission Application No. 2022-003 (Opportunity Site-Phase I), and as reflected within City Council Resolution No. 2022-078, with the exception of site and building plan approval. 7. Discussion Items a. City Council Meeting Re-cap and Upcoming Items b. Upcoming Planning Commission Meetings 8. Adjournment PC Minutes 6/23/22 -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 JUNE 23, 2022 1. CALL TO ORDER The Planning Commission meeting was called to order by Vice Chair Omari at 7:30 p.m. The meeting was conducted in-person, with a virtual option via Webex. 2. ROLL CALL Commissioners Paris Dunn, Kau Guannu, Stephanie Jones, and Peter Omari were present. Chair Alexander Koenig (excused) and Commissioner Alfreda Daniels-Juasemai (unexcused) were absent. City Planner and Zoning Administrator Ginny McIntosh and Associate Planner Olivia Boerschinger were also present. 3. APPROVAL OF AGENDA – JUNE 23, 2022 There was a motion by Commissioner Jones, seconded by Commissioner Guannu, to approve the agenda for the June 23, 2022 meeting as presented. Voting on the motion: Vice Chair Omari, Commissioners Dunn, Guannu, and Jones voted aye. The motion passed unanimously. 4. APPROVAL OF MINUTES 4a. January 13, 2022 Regular Meeting Minutes There was a motion by Commissioner Jones, seconded by Commissioner Dunn, to approve the minutes of the January 13, 2022 meeting as presented. Voting on the motion: Vice Chair Omari, Commissioners Dunn, Guannu, and Jones voted aye. The motion passed unanimously. 5. CHAIR’S EXPLANATION Vice Chair Omari 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 PC Minutes 6-23-22 -2- DRAFT 6a. Planning Commission Application No. 2022-004 (PUBLIC HEARING) Applicant: Scannell Properties (on behalf of Transformco) Property Owner: Sears, Roebuck & Company Property Address: 1297 Shingle Creek Crossing (PID 03-118 -21-44-0026) Summary: The Applicant is requesting review and consideration of a proposal to the re-plat and re-develop the approximately 15- acre former Sears site, located at 1297 Shingle Creek Crossing. With the closure of Sears and the adjacent Sears Auto Center in late 2018, the Applicant is proposing the construction of two business park buildings totally 230,000- square feet and related site improvements. City Planner Ginny McIntosh reviewed a request by Scannell Properties, Inc. on behalf of Transformco for consideration of a proposal that would allow for the re-plat and redevelopment of the former Sears site, which is approximately 15 acres and located at 1297 Shingle Creek Crossing. The proposal includes two business park-type buildings and related site improvements. Ms. McIntosh stated Sears was in operation from 1962 until 2018, and is the last remaining remnant of the Brookdale Mall. In late 2020, Sears initiated a formal process to solicit offers from private parties to develop the property. The applicant conducted its own market analysis and worked with local brokers to identify a feasible re-use for the property. Following a Request for Proposals (RFP) in late 2020, a redevelopment partner, Scannell Properties, Inc. was selected. Ms. McIntosh noted since their respective closures, both buildings have had water main breaks, and a major break at the Sears Auto Center in 2019 required issuance of a pumping discharge permit from the Minnesota Pollution Control Agency (MPCA), and water sampling to be conducted for contaminants. Despite the parking lots and entrances having barriers in place, City Staff regularly conduct checks on the buildings due to numerous dumpings and break-ins, which require the buildings to be swept due to life, health, and safety concerns, and re-secured. Ms. McIntosh explained on April 28, 2021, City Council authorized an application to the Metropolitan Council’s Tax Base Revitalization Account (TBRA) for funding to assist with the environmental remediation of the property; however, said application did not move forward in the funding process. A subsequent application to the Environmental Response Fund (ERF) was submitted to Hennepin County in the amount of $163,000, which was awarded for assistance in preparing a Phase I Environmental Site Assessment (ESA), a Phase II ESA, a Response Action Plan, associated consulting activities, and any associated Minnesota Pollution Control Agency (MPCA) fees. Scannell Properties, who specializes primarily in light industrial and commercial business center-type products, subsequently conducted due diligence on the property, including an environmental assessment. As part of this assessment, it was determined there was significant asbestos present that would require remediation prior to any demolition. Ms. McIntosh added a concept review was held with City Council on May 24, 2021, with a follow- PC Minutes 6-23-22 -3- DRAFT up review occurring on November 22, 2021. It was during these reviews that City Council was presented with a proposal to re-develop the Subject Property with a speculative light-industrial and office use. During the May concept review, City Council provided feedback on the initial concept plan, of which included requests to provide a greater mix of uses, a site layout and design that adds value to the adjacent Shingle Creek Crossing shopping center, and an overall high finish level on the buildings, with four-sided architecture, and a focus on enhancing the Highway 100 frontage. Ms. McIntosh showed photos of the existing conditions. Ms. McIntosh stated as proposed, the Applicant intends to re-plat the Subject Property to satisfy lending requirements for separate entities for each building. The existing Registered Land Survey No. 0936, which encompasses the former Sears Department Store, Sears Auto Center, and site improvements, would therefore be re-platted to accommodate the two proposed buildings as Lot 1, Block 1 (approximately 8.07 acres and encompassing Building A of approximately 110,000- square feet), and Lot 2, Block 1 (approximately 7.19 acres and encompassing Building B of approximately 120,000-square feet). Ms. McIntosh explained although the buildings would be located on separate lots, their access points, truck court, and select site improvements would be would be shared. The proposed redevelopment would also require shared access agreements with the adjacent Shingle Creek Crossing, given that their proposed off access off 55th Avenue North and along the frontage road running parallel to Highway 100 runs through the Shingle Creek Crossing development. Ms. McIntosh noted City Staff conducted a review of the submitted preliminary and final plat against City Code requirements, and specifically Section 15 (Platting) of the City Code of Ordinances and indicated that a 10-foot drainage and utility easement would need dedication on the plat around the entire perimeter of the Subject Property. All proposed utilities and stormwater management facilities will need to be constructed within this easement and an additional utility easement would need to be dedicated on the plat for any private water main and sanitary lines to account for future maintenance access and per the Utility Facilities Easement Agreement, which will also be required as a condition of approval. Ms. McIntosh stated as noted in the redlines provided by City Staff, the Applicant will need to revise the submitted final plat to account for missing drainage and utility easements, missing square footage totals for each proposed lot, as required under Section 15-105.B.b.1, and address minor comments regarding the locations of certain symbology and bearings. Ms. McIntosh added a comprehensive plan amendment is required anytime a community changes any part of a municipality’s adopted comprehensive plan, including, but not limited to changes resulting from neighborhood or small area planning activities, land use changes to allow a proposed development, proposed forecast changes to proposed MUSA (Metropolitan Urban Service Area) changes in service or staging, text changes to revise a policy or land use category, routine updates to incorporate new information or update a public facilities agreement. These requests are ultimately submitted to the Metropolitan Council for review and final approval; however, they require a recommendation from the local planning body, and local governing body PC Minutes 6-23-22 -4- DRAFT authorization for the amendment. In certain cases, an adjacent jurisdictional review is also required to allow for other affected municipalities and districts to weigh in on any potential impacts. Ms. McIntosh stated the property currently has a future land use designation of Transit- Oriented Development (TOD), which allows for a range of 31.01 to 130 dwelling units per acre, and is a new land use designation under the 2040 Comprehensive Plan. The request is to re-designate the Subject Property to Business Mixed-Use (B-MU), which is also a new land use designation that guides for a mix of business, light industrial, and supporting retail or service uses, and is intended to create a more dynamic and connected experience for potential workers in these areas. Ms. McIntosh pointed out during the undertaking of the 2040 Comprehensive Plan, the Subject Property was still in operation as a Sears department store and auto center. The aforementioned businesses closed well into the updating of the City’s Comprehensive Plan and given that the properties had continuously operated since 1962, ownership had provided no clear direction as to their potential re-use, and a market study had not yet been completed, the City guided the Subject Property to TOD given its proximity to a Bus Rapid Transit stop, and its ability to offer a broad mix of land use options, with a minimum of 75-percent of this designation slated for high- density residential use, and the remaining 25-percent slated for supporting retail, office, and commercial uses. Although the Subject Property was in transition during this process, the 2040 Comprehensive Plan denotes the Subject Property as a “potential area of change.” Ms. McIntosh stated the 2040 Comprehensive Plan recognized that not all of the properties guided under the TOD designation would be appropriate housing sites, and indicated that other areas, such as the City’s Opportunity Site, would likely take the bulk of housing needs; whereas other sites located around Xerxes and Brooklyn Boulevard would be more accommodating and capable of providing commercial uses and a jobs base. Ms. McIntosh noted it is hoped that a re-designation to B-MU would address the 2040 Comprehensive Plan’s goal of creating a vibrant business center via the creation of experience and by promoting and encouraging businesses, commercial users, retailers, and in some cases, households, to plan for interconnected systems that result in a more active and vibrant center. Given that the adjacent Shingle Creek Crossing development has yet to fully build-out, it is also hoped that the draw of additional jobs and activity to the Subject Property would create the additional energy and traffic needed to develop the remaining Shingle Creek Crossing Lots. Ms. McIntosh explained overlay districts generally apply an extra level of regulations or development criteria above the standard underlying zoning district. The Central Commerce Overlay District is an area roughly bounded by I-694 on the north, Highway 100 on the south and east, Brooklyn Boulevard on the west, and Shingle Creek on the north, and includes a specific list of permitted and prohibited uses. Ms. McIntosh noted in July 2018, and with the closure of the Sears Department Store imminent, City Council adopted an interim ordinance to authorize a study and place a moratorium on the Subject Property, as it was the last remaining remnant of the former Brookdale Mall and had been PC Minutes 6-23-22 -5- DRAFT excluded from the master planning activities that took place as part of the Shingle Creek Crossing redevelopment. It was during this moratorium that City Staff reviewed the existing Zoning Code and suggested several amendments to the Central Commerce Overlay District to remove the least desirable uses from being permitted within the Central Commerce Overlay District. A work session was held by City Council in July 2019 to further address a potential land use study of the Subject Property and moratorium, and in August 2019, City Staff brought forth amended language that clarified permitted and prohibited uses under Section 35-2240 (CC Central Commerce Overlay District), which were subsequently approved by City Council. Ms. McIntosh stated the Applicant is requesting an amendment to the Zoning Code and associated map to remove the Subject Property from the Central Commerce Overlay District, and whose uses are outlined in Section 35-2240 (CC Central Commerce Overlay District), as the proposed usage is not explicitly outlined as either a permitted or prohibited use. As the development proposal is speculative in nature, City Staff has worked with the applicant to put parameters on the flexibilities that would be granted under this proposal, specifically, that limits be placed on the industrial/ warehouse usage of the property, and that no outdoor storage be permitted. Ms. McIntosh noted City Staff feels that these requests are in keeping with the intent of the amendments approved in 2019 by City Council, which placed additional prohibitions on auto repair establishment, gas stations, truck and trailer rental establishments, and indoor storage establishments. The Central Commerce Overlay District has long held prohibitions on standalone sauna and massage establishments, currency exchanges, pawn shops, and secondhand goods dealers. As part of the ongoing Zoning Code update, the Central Commerce Overlay District is slated for removal; however, as that work is not yet complete, the submitted proposal requests the removal of this property from the Overlay District. In 2019, a similar request was made and approved by City Council as part of the redevelopment of the former Jerry’ s Foods site (5801 and 5803 Xerxes Avenue North) into a combined 270-units of housing across two multi- family residential buildings, now known as Sonder House and Sonder Pointe, and approval of the Crest Apartments expansion in 2021 (6221 Shingle Creek Parkway) required removal from the Overlay District as well. Ms. McIntosh stated Planned Unit Developments (PUD) allow for flexibility in the Zoning Code for developments that would not be allowed under existing regulations. PUDs are often used to achieve higher quality development or achieve other City goals in exchange for zoning flexibility under City Code. Given that the major update to the City Zoning Code is currently underway and changes to districts are anticipated in order to align with the 2040 Comprehensive Plan, the request would be to re-zone following guidance from the 2040 Comprehensive Plan future land use designations for the Subject Property. This allows for flexibility within the Zoning Code for developments which are either not defined or outlined as a use 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. PC Minutes 6-23-22 -6- DRAFT Ms. McIntosh explained PUDs may only contain uses consistent with the City’ s Comprehensive Plan and the uniqueness of each PUD requires that specifications and standards for streets, utilities, public facilities, and the approval of a land subdivision may be subject to modifications from the City ordinances generally governing them. Essentially, the City Council may approve plans that are not in compliance with the usual specifications or ordinance requirements where it is found that such are not required in the interests of residents or the City, although plans shall comply with all watershed, state, and federal storm water, erosion control, and wetlands requirements. Ms. McIntosh stated as proposed, the request would be to re-zone from PUD/C-2 (Planned Unit Development/Commerce) District to a new PUD with an underlying Business Mixed-Use designation (PUD/ MX-B). Official Zoning Map records indicate that the Subject Property was zoned B-2 (Regional Business District) in 1961, but later zoning map records indicate that the property was designated as a C-2 (Commerce) District property by 1972. Ms. McIntosh noted in 1999, the City approved the establishment of a Planned Unit Development (PUD), which comprehended, “new site and building plan approvals for the expansion, redevelopment, and rejuvenation of the Brookdale Regional Shopping Center,” and certain variations to allow for reduced green strips, non-major thoroughfare setbacks, parking dimensional standards, parking ratios, and increases in allowable restaurant use and freestanding signage. Ms. McIntosh added in 2011, the City approved City Council Resolution No. 2011-128 (Exhibit D), which approved an amendment to the 1999 Brookdale Regional Shopping Center Mall PUD redevelopment plans the Subject Property had been subject to, and in response to recent City approvals for the Shingle Creek Crossing Planned Unit Development, as approved under City Council Resolution No. 2011-85. The aforementioned amendment in 2011 allowed for certain parking ratio reductions, a reduction in the drive aisle parking widths, and a zero-lot line setback along certain portions of the Subject Property. Ms. McIntosh pointed out the plans submitted and as contemplated under Planning Commission Application No. 2022- 004 would require certain flexibilities to account for the speculative nature of the two proposed business park type buildings. The current Zoning Code does not contemplate speculative uses; therefore, establishment of a Planned Unit Development is requested to provide parameters in granting these flexibilities. Similar examples of light industrial type developments in Brooklyn Center include the PUDs established to allow for the redevelopment of lands off France Avenue North and Highway 100 (i.e. 4001 Lakebreeze Avenue North), and a PUD established in 1995 for a speculative business park development constructed in the 1980s off Parkway Circle and Shingle Creek Parkway (e.g. 6601 Shingle Creek Parkway), which required certain common parking allocations between buildings and access. Ms. McIntosh stated the City has requested that a minimum of 20-percent finished space be accommodated within the development, with the remaining (maximum) 80-percent for industrial- warehouse use. The Applicant indicated an openness in maintaining this split of use; however, requested that the 20-percent use be set for “non-warehouse uses.” The Applicant indicated that the language noted below was used during the approval process for another project in Arden Hills PC Minutes 6-23-22 -7- DRAFT to define “non warehouse uses” and proposes to utilize the same language for this request. Warehousing and wholesaling shall not exceed 80 percent of the total floor area. The remaining 20 percent of the total floor area shall be non-warehouse uses such as a combination of uses including, but not limited to, office, manufacturing, production, research and development, lab and/ or showroom.” Ms. McIntosh showed a table with proposed setbacks for the site. As proposed, primary site access would be gained from an existing drive off 55th Avenue North and Xerxes Avenue North on the west, with connections to the surrounding access drives shared with adjacent Shingle Creek Crossing properties. The truck route would be accessible inbound from the north and south entrance points within Shingle Creek Crossing; however, trucks would need to exit the Subject Property via the south access road, which continues up towards Shingle Creek Parkway and Bass Lake Road (County Road 10). This is the same access road utilized by trucks making deliveries to the adjacent Walmart (1200 Shingle Creek Parkway). Ms. McIntosh explained primary truck access would be gained along the south portion of the Subject Property utilizing an extension of the access road running parallel to Highway 100 and up to Shingle Creek Parkway and Bass Lake Road (County Road 10). The Applicant indicates that while the western drive would be maintained, signage would be installed, and the drive aisles narrow so as to minimize the likelihood of truck drivers traversing through the western drive aisle towards Xerxes Avenue North (Building A). Ms. McIntosh noted the main access entry off Xerxes Avenue North (55th Avenue North) was modified to provide one in-bound lane, which would enter a “ T” intersection internal to the Subject Property. The Applicant has indicated that they have been in communication with the Shingle Creek Crossing property owner (Gatlin Development Company) regarding their proposed easement parking lot of 18 spaces, access, and site improvements. Ms. McIntosh stated City Staff requests that as part of any approvals, the Applicant submit detailed vehicle turning and tracking movement diagrams for delivery vehicles and garbage trucks to demonstrate specific and actual routes. It is also requested that truck traffic be concentrated along the south access road when possible and directional signage provided so as to minimize truck traffic along the north and west drives, and particularly as the drive aisle widths and turns do not appear conducive to truck traffic. Ms. McIntosh added City Staff has also set an expectation that conflicts between pedestrians and vehicular traffic along the north drive be minimized through utilization of this south access road. As the project engineer (Kimley-Horn) has also designed and maintained the Planned Unit Development master plans for the adjacent Shingle Creek Crossing, it was noted that the proposed truck access routing would maintain consistency with the Shingle Creek Crossing (SCC) Delivery Circulation Exhibit provided in the master plan set. Ms. McIntosh noted the Applicant submitted a full civil plan set, including site plans and a traffic generation memo, prepared by Kimley-Horn, and last revised June 9, 2022. Per City Staff request, PC Minutes 6-23-22 -8- DRAFT the original traffic generation memo provided, which solely reflected an industrial use, was revised to reflect 80-percent industrial and 20-percent office use. City Staff reviewed the aforementioned memo and deemed it acceptable; however, the Applicant will need to meet any and all requirements as outlined in the reviews conducted by the Minnesota Department of Transportation and Hennepin County. Ms. McIntosh stated Hennepin County provided feedback to City Staff following reviews with their plat review committee representatives from traffic operations and bicycle and pedestrian planning. They anticipate minimal impacts to Brooklyn Boulevard (CSAH 152), despite additional morning peak hour trips, as the change in use from department store and automobile parts and service center to industrial and office would create an overall reduction in trips. Ms. McIntosh stated MnDOT initially prepared a memo in March 2022 and requested that a Traffic Impact Study be completed to accurately evaluate impacts to the trunk highway system. City Staff reviewed the submitted overall site plan, identified as Sheet C300, with the assumption of 80- percent industrial and 20-percent non-warehouse use (i.e. “office” for the purposes of calculating minimum parking). Similar stipulations were placed on approval of Planning Commission Application No. 2021-006, which was approved for the redevelopment of a former bowling alley located at 6440 James Circle North for an approximately 64,000-square foot business-flex building adjacent to existing hotels, office, and restaurants, and also located in a proposed area of redevelopment under the 2040 Comprehensive Plan. Ms. McIntosh explained assuming this, a minimum of 368 parking spaces would be required on the Subject Property. As proposed, the Applicant has provided 357 parking spaces, with an additional 18 parking spaces proposed as part of an easement that would be located on the Shingle Creek Crossing development. The Applicant would need to work with the adjacent property owner (Gatlin Development Company) to obtain any necessary parking and access easements. The Applicant has indicated that the parking counts presented are consistent with those typically provided for a similar development of this size. Ms. McIntosh stated in reviewing the proposed loading berths and truck court, the submitted plans comply with the minimum berth requirements as outlined in Section 35-600 (Off Street Loading), as a minimum of 4 berths would be required for buildings ranging between 100,000 and 250,000- square feet. The berths would be located more than the minimum 25 feet from any right-of-way intersections, and would be located outside of any required yards. Dimension-wise, the first berth required shall not be less than 12 feet in width and 50 feet in length, with additional berths providing at least 12 feet in width and 25 feet in length. A minimum height of 14 feet is also required. As proposed, the submitted site plans reflect a 60-foot berth depth along each of the respective buildings and an 80-foot wide shared drive aisle for the truck court. Ms. McIntosh stated in terms of alternative transportation options, the Subject Property is directly adjacent to bus stops along Xerxes Avenue North that provide BRT service. MnDOT recommended that the Applicant contact Metro Transit to evaluate potential impacts to service given the proximity of existing bus stops, and potential mitigative strategies pending approval of the PC Minutes 6-23-22 -9- DRAFT proposal. As part of City Staff review, requests were made to provide additional sidewalk connections along the north end of the Subject Property and to Shingle Creek Crossing, with additional requests to extend certain sidewalk segments and relocate the proposed midblock pedestrian crossing, as it is located on a curve. Ms. McIntosh noted the Applicant also intends to complete an existing trail gap as part of the proposal, which would provide continued routing for those utilizing Three Rivers Park District’ s Twin Lakes and Shingle Creek Regional Trails, as well as a pedestrian bridge that crosses Highway 100 to the neighborhoods adjacent to Centerbrook Golf Course and Lions Park. The Shingle Creek Crossing Development has an existing 18-foot trail easement with 10-foot trail running along Highway 100, and the Applicant has proposed a continuation of this section. Per City Staff request the applicant shall provide a trail plan and profile as part of any final development plans. Per MnDOT comments, an existing barrier blocking the trail segment near HOM Furniture should be removed pending approval of the proposal. Ms. McIntosh noted City Staff provided commentary to the Applicant in March and May 2022 with regard to preferred access for semi-truck traffic utilizing the proposed loading bays and truck court, and the Applicant revised the plan sets based on City Staff comments. As proposed, access to the loading bays would be provided via the north drive off 55th Avenue North and utilizing an extension to an existing access road running along the southern portion of the Subject Property, parallel to Highway 100. City Staff worked with the Applicant through multiple plan iterations to clean up the access and potential internal points of vehicle and pedestrian conflicts off 55th Avenue North and the roadway extension between 55th Avenue North and the Shingle Creek Crossing development. Although a north and west access is maintained off the proposed truck court, the Applicant has indicated installation of “No Trucks” signage on the submitted plans so as to route exiting trucks to the south. Ms. McIntosh stated as proposed, the submitted site plans indicate 24-foot wide drive aisles throughout the north parking lots, which is the minimum width required to allow for two-way traffic. The parking area just south and west of Building A (110,000-square feet) indicates a tapering of drive aisle widths from 27 feet down to 25 feet, while the drive aisle just south of Building B (120,000-square feet) is noted at 30-feet in width to accommodate truck traffic, and widths of 25 feet along the eastern edge of the building, which orients towards the west side of Walmart. The submitted site plan also indicates typical 18-foot parking space depths and 9-foot widths, which satisfy the City’ s minimum parking dimension requirements as outlined within the Zoning Code. Ms. McIntosh added the current Zoning Code notes that, “all exterior lighting shall be provided with lenses, reflectors, or shades, so as to concentrate illumination of the property of the owner or operator of said illumination devices.” A photometric plan was submitted with a fixture specification schedule; however, no minimum, maximum, or average foot candle provisions are provided. City Staff also requests the photometric plan be revised to more clearly indicate the property lines, as the Zoning Code specifies that lighting shall not exceed three-foot candles measured at property lines abutting residentially zoned property, or 10-foot candles measured at PC Minutes 6-23-22 -10- DRAFT the property lines abutting the street right-of-way or non-residentially zoned properties. As is specified, no glare shall emanate from or be visible beyond the boundaries of the illuminated premises. Ms. McIntosh stated the photometric plan indicates the fixtures are generally consistent with the current Zoning Code requirements. Although it appears existing lighting will be maintained between the northerly drive running between the Subject Property and adjacent Shingle Creek Crossing development, City Staff requests that the Applicant work with the Property Owner of Shingle Creek Crossing to ensure the lighting and landscaping is consistent along this segment of transition. Ms. McIntosh explained as the submittal is speculative in nature, no communal trash facilities were depicted on the submitted plan sets. The Applicant did provide detailing within the submitted landscape plans for a trash receptacle to be located at the southwest corner of Building A (110,000 square feet) and in proximity to proposed tables and benches. Pending approval of the submittal, the Applicant shall provide details on the intended location for trash facilities, and detail sheets with revised site plans for any exterior trash enclosures. Ms. McIntosh stated all ground mounted equipment shall be effectively screened from adjacent public rights-of-way and properties by a solid wall or fence constructed of wood, masonry, or other durable materials that are complementary to the materials used on the primary building. Roof mounted equipment shall also be screened from view through use of parapets, wall/ fencing materials, or paint to match surrounding colors when visible from the public right-of-way. Ms. McIntosh added as proposed, the Applicant intends to screen the shared truck court from view of Highway 100 with a berm and landscaping and in strategic locations along the north end of the Subject Property, and facing the western edge of Shingle Creek Crossing. Although a fence and retaining wall are indicated on the submitted plan sets as proposed, no detailing is provided. The Applicant shall work with City Staff as necessary to determine requirements for placement and permitting. Ms. McIntosh explained the City’s Architectural Design Guidelines require at least 50-percent of each elevation of a building to be constructed of Class I materials, with the remainder constructed of Class II materials. An elevation by elevation breakdown of Class I and Class II building materials was provided by the Applicant per City Staff request. Ms. McIntosh noted as proposed, both buildings would be designed with similar materials comprised of pre-cast concrete panels textured with stucco texture, a wood-look fiber cement, and aluminum composite material panels. As proposed, the majority composition of each building elevation is glass and pre-cast concrete, which are considered to be Class I building materials under the City’ s Architectural Guidelines; therefore, the minimum thresholds are met. Nichiha, which is indicated as a Class II material on the submitted architectural plans, has been determined in past projects to be a Class I type building material. PC Minutes 6-23-22 -11 - DRAFT Ms. McIntosh explained City Staff provided feedback to the Applicant in March and May 2022, and it was requested that the Applicant provide enhanced architectural façade treatments along Highway 100, Building A’s northwest corner, Building B’s northeast corner, and overall increased articulation and glazing for visual interest. City Staff indicated that while the requests would ultimately re-zone the Subject Property to accommodate the use, the Applicant should think creatively for ways to complement the adjacent retail use. Ms. McIntosh pointed out City Staff has worked with the Applicant on a few iterations of the site plan and indicated early on that the Applicant should maintain the building line currently in existence today with Buildings 1 through 5 of the Shingle Creek Crossing development. Through discussions with the Applicant it was determined that it would be infeasible to bring the building up to the same exact build line due to impacts to the overall provided square footage of each building, and site constraints to parking and drive aisles given the north-south orientation of the proposed buildings. Ms. McIntosh added as part of this submittal, the Applicant indicated revisions to the architectural plans to provide an expanded entry features on the north and south elevations, and the addition of reveals and adjustments to the glass pattern between entrances along the front of the building. The applicant has indicated that the proposed buildings would have clear heights of 28-feet to attract businesses in need of modern, Class A space. The overall height of the proposed buildings from ground level to the top-most parapet is proposed at just under 35.5 feet. This height is similar to the adjacent Walmart, whose ground level to parapet heights are at approximately 31.5 feet. Ms. McIntosh stated the project submittal includes a landscape plan and planting schedule. Although City Code does not have any specific requirements on the species of landscaping, the City has operated under and held new and redeveloped areas to complying with the City’ s adopted Landscape Point System policy, which assigns points to a given site based on the acreage and type of development. In discussions with the Applicant, and in consideration of the draft landscaping requirements outlined within the City’s draft Unified Development Ordinance (UDO), City Staff requested that the Applicant explore opportunities to diversify the landscaping and provide native and resilient plant types when possible. Ms. McIntosh explained the Landscape Point System outlines requirements for uses such as “light industrial,” “heavy industrial,” and “office/ industrial,” and requires a specific amount or number of landscaping units based on the maximum percentage of certain. As the Applicant is requesting PUD and re-zoning approvals, an amendment to re-designate the Subject Property under the 2040 Comprehensive Plan, and provided the Subject Property’s adjacency to a retail shopping center, City Staff calculated the landscaping assuming the “Office/ Industrial” use. It should be noted that the Overall Landscaping Plan clearly indicates an assumption of “Light Industrial,” which has lesser requirements for landscaping. Assuming an approximately 15-acre site, the Subject Property would have to accrue 990 points. Ms. McIntosh noted based on a review of the submitted Landscape Plan, dated May 24, 2022, the plan is deficient by 75 points. The Applicant could easily fulfill this gap by providing any PC Minutes 6-23-22 -12- DRAFT combination of the above planting types, as none of the maximum points have yet been met. The Applicant will need to ensure all plantings meet minimum sizing requirements, as outlined above in Table 3. As part of any construction set submittals, a copy of an irrigation plan drawing will be required for review and approval, and an irrigation system maintained on-site. Ms. McIntosh stated per City Staff comments addressed in the memorandum provided by the City Engineer Mike Albers, dated June 17, 2022, and the supplemental redlined civil set, the Applicant should ensure adequate Clearview Triangles are provided at all street intersections per City Code Section 25-802, and the Applicant should verify the placement of trees and other landscaping within proximity to proposed utilities. The Applicant should consider stepping certain landscaping back at and near intersections and pedestrian crossings to provide adequate visibility for both motorists and pedestrians. Ms. McIntosh pointed out no specific signage requests were made regarding new or revised signage for the Subject Property, and as the proposal is speculative in nature, none were anticipated at time of submittal. The City is currently underway with an update to multiple City codes, including the Sign Code. Any signage will need to comply with the allowances as outlined in the adopted City signage regulations at time of submittal, and the Applicant will need to apply for and receive issuance of a sign permit prior to any installation. Ms. McIntosh explained Mike Albers, City Engineer, reviewed the plans and provided a memorandum, dated June 17, 2022. Most of the comments pertain to the need for plan corrections and additional details relating to stormwater, sanitary sewer, watermains and hydrants, roads, trails, and sidewalks, and traffic. An MPCA NPDES permit is required as the total disturbed area would exceed one acre, and a Construction Management Plan and Agreement, and Utility Facilities Easement Agreement shall be submitted to the City in advance of any permit release. The Applicant will also require a watershed plan review and conform to watershed rules. It should be noted that the Watershed Commission project review is currently underway. Ms. McIntosh added a stormwater report, completed by Kimley-Horn, dated February 11, 2022, and revised May 24, 2022, and a copy of the traffic memo, last revised June 9, 2022, were provided as part of the submittal. Ms. McIntosh noted Building Official Dan Grinsteinner conducted a cursory review of the submitted plan sets and provided a memorandum dated June 21, 2022. Pending approval of the requests, the Applicant will need to submit full construction plans, including but not limited to: architectural, structural, mechanical, plumbing, electrical, civil, landscaping, and photometric plans to the City for review. A fire sprinkler and monitoring system is required for installation and is to be maintained at all times, and sufficient fire hydrants shall be provided. Ms. McIntosh stated the Applicant will also need to meet any minimum ADA requirements with regard to the building and site improvements, and prior to issuance of any building permits, a SAC determination shall be submitted to the Metropolitan Council and any associated fees shall be paid at time of permit issuance. All building plans are subject to review and approval by the Building PC Minutes 6-23-22 -13- DRAFT Official with respect to applicable codes prior to the issuance of permits. City Staff requests that as part of any construction set review, a CPTED (Crime Prevention through Environmental Design) review be completed by City Staff. Ms. McIntosh added the submitted plan sets were forwarded on to contacts at Hennepin County, the Minnesota Department of Transportation (MnDOT), and the Watershed Commission review. Any approval of Planning Commission Application No. 2022-004 is subject to the Applicant complying with any requested revisions or recommendations as outlined by the aforementioned authorities. Ms. McIntosh offered to answer any questions. Commissioner Dunn asked if there will be other establishments that will go into the new building. Ms. McIntosh explained the uses are outlined in the resolution. There are proportions of designated uses. Ms. McIntosh read from the resolution an exact definition of the use options. No more than 80- percent could be industrial use. The remaining 20 percent could be for a number of uses included an office use. Commissioner Dunn explained he would like to see an option for a commercial kitchen use for food trucks to access. Commissioner Guannu asked how many other developments in other cities have been so close to a shopping center. Vice Chair Omari suggested they open the floor to public comment before more questions are asked. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2022-004 There was a motion by Commissioner Jones, seconded by Commissioner Dunn to open the public hearing on Application No. 2022-004. Voting on the motion Vice Chair Omari, Commissioners Dunn, Guannu, and Jones voted aye. The motion passed unanimously. No one appeared to address the Planning Commission. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Vice Chair Omari, seconded by Commissioner Jones, to close the public hearing on Application No. 2022-004. Voting on the motion: Vice Chair Omari, Commissioners Dunn, Guannu, and Jones voted aye. The motion passed unanimously. Dan Salzer, representative of Scannell Properties, stated there are some areas in the Twin Cities with similar developments such as the area with the Plymouth movie theater and store which is surrounded by a business park. They worked to ensure pedestrian connectivity, such as with the PC Minutes 6-23-22 -14- DRAFT trailway. Scannell Properties has done about six million square feet of product in the market and has included a variety of different thing such as distribution facilities, medical manufacturing, or a gymnastics company. The project is a great opportunity to grow businesses in Brooklyn Center. Vice Chair Omari asked how the space may compete with or work with the Opportunity Site which is nearby. Ms. McIntosh stated the proposals for the first phase of the Opportunity Site include multi-family buildings, an event center, a daycare, and barber, and wellness suites for therapy. There is a proposed entrepreneurial market, but there aren’t any planned industrial uses. Mr. Salzer added it would be a great opportunity to live, work, and play in one area. Commissioner Guannu asked if there are any planned tenants for the project. Ms. McIntosh explained the site used to be a retail store and auto business. The proposal would include demolition of the existing buildings and new buildings would be put up. There is speculation for light-industrial or business park users. Vice Chair Omari noted the Planning Commission has talked about sound and traffic concerns for previous developments. Therefore, they are unsure of how specific they need to be with questions for the applicant. Ms. McIntosh stated the 694 Business Center proposal for the former bowling alley was a speculative project. In Shingle Creek Crossing, they didn’t have identified tenants for most of the space. Commissioner Jones asked what the overlay district would prohibit. Ms. McIntosh stated the overlay district was put in place for Brookdale Mall to keep away less desired or seedier uses. The intent is to take the uses and incorporate them in without need for an overlay district. Commissioner Jones asked if removal of the overall district would allow for those businesses. Ms. McIntosh stated they would have to pull the draft. There was discussion for certain types of uses to be assigned to a zoning district as opposed to a whole overlay district. Something might be permitted in a mixed-use district versus a blanket approach of an overlay district. Ms. McIntosh discussed the nuances between PUDs, zoning districts, and overlay districts. Commissioner Jones asked to consider certain precautions to avoid some of the less desirable uses outlined in the current overlay district. Ms. McIntosh stated they would establish a PUD, but the underlying use would be a business mixed-use, which will be a new zoning district in response to the 2040 Comprehensive Plan. She showed a table of different permitted uses for different zoning districts. Commissioner Dunn noted the buildings on Bass Lake Road are mixed uses all the way up to Brooklyn Boulevard. Ms. McIntosh stated those buildings are for the most part, designated C-1 or C-2 districts currently. She noted the City Attorney is reviewing the draft provisions of the Zoning Code update. The PUD would specify requirements for no outdoor storage and the percentage breakdown of agreed upon uses. PC Minutes 6-23-22 -15- DRAFT Commissioner Jones asked if completion of the trail is required. Ms. McIntosh confirmed the trailway completion would be required because it is part of the site plan. Also, there is language that requires trails in accordance with those of the Shingle Creek Crossing development. Vice Chair Omari asked which trail they are talking about. Ms. McIntosh stated there is a trail that runs behind Walmart. Mr. Salzer stated the trail currently stops at the Sears site. Ms. McIntosh stated there is currently a barrier that would be eliminated. Most people would have to go up Xerxes to Bass Lake Road. There was a comment from MnDOT to remove the barriers as well. The segment is also addressed in the 2040 Comprehensive Plan. Commissioner Guannu noted there are a lot of pedestrians in the area, so polluting the site with semi-trucks would not be a good look. Ms. McIntosh stated there is a memo that outlines what the intensity of traffic generation was when Sears was in business. The new use would be about half of the traffic, though there would be more semi-trucks. The Applicant will have to answer to MnDOT or other agencies for a traffic impact study. Mr. Salzer added one of the conditions of approval for the mix of uses would impact the traffic. On average, the finish level is 10 to 12 percent, and the 20 percent requirement would force the developer to attract users that have lower truck volumes. The medical manufacturing companies typically have about two trucks per day, but the trucks still need access. The truck routing will promote traffic to use the south access point. Currently, trucks can come in or out at the south access point, and the north access point is only for trucks to enter. Commissioner Guannu asked if the project has been before the public when it was originally presented to the Council. Mr. Salzer stated they did a concept plan review with the Council, but it did not include a public hearing. There were questions about retail, so they commissioned a study for the highest and best use of the site. Transformco tried to find retail users, but could not, and noted that some of the outlots at Shingle Creek Crossing are intended for retail and restaurants and aren’t completed yet. It was determined that a business use to bring employment opportunities to the City in proximity to retail spaces was the best. Commissioner Guannu asked if community members came forward. Mr. Salzer explained they presented to the Council twice, and there was a community engagement session with a few residents who participated virtually. There was a lot of discussion about the uses, the pedestrian accessibility, and the external look from the meetings with the Council. They have redone the articulation and added windows in alignment with comments from the City Council. Ms. McIntosh noted they don’t always require concept review, but City staff will sometimes suggest for certain project proposals or in addressing particular City goals and strategies. Commissioner Guannu asked about the studies conducted that showed retail use would be difficult, and was there contemplation for other uses such as restaurants. Mr. Salzer stated the study looked at all retail types. They also looked at multi-family partners, but there wasn’t interest there. Ms. McIntosh noted that restaurant users are often regarded as the one of the highest risk type use with PC Minutes 6-23-22 -16- DRAFT a high fail rate. She further noted that there are other industrial-flex type uses such as the Caribou headquarters that has a retail store, and Northern Stacks in Fridley. Ms. McIntosh added Shingle Creek Crossing has restrictions in place that are above and beyond the what the City requires. For example, some users have agreements in place that do not allow certain types of uses, or minimum distancing requirements within the development. Vice Chair Omari stated the property has been sitting there for a very long time. He noted there may be a way they can encourage the businesses employ residents. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION APPLICATION NO. 2022-004 SUBMITTED BY SCANNELL PROPERTIES There was a motion by Commissioner Jones, seconded by Commissioner Dunn to recommend City to approve Planning Commission Resolution 2022-002 recommending that the City Council approve (1) preliminary and final plat for the NORTH 100 BUSINESS PARK ADDITION, (2) the submitted site and building plan, (3) re-zoning and establishment of a Planned Unit Development, (4) an amendment to the Zoning Code and associated Map to remove the Subject Property located at 1297 Shingle Creek Crossing from the Central Commerce Overlay District, and (5) an amendment to the City’ s 2040 Comprehensive Plan to allow for a re-designation of the Subject Property from Transit- Oriented Development (TOD) to Business Mixed-Use (B-MU), based on the submitted plans and findings of fact, as amended by the Conditions of Approval in the June 23, 2022 Planning Commission Report, and subject. Voting on the motion Vice Chair Omari, Commissioners Dunn and Jones voted aye. The motion passed. And the following voted against the same: Commissioner Guannu. The motion passed 3-1. 7. DISCUSSION ITEMS 7a. Return to In-Person Meetings and Upcoming Planning Commission Meetings Ms. McIntosh stated the meetings are back to in-person, but City staff is trying to host hybrid meetings. However, Planning Commissioners must be present in-person to vote. There is one open seat open currently on the Planning Commission, and it has been open for quite some time. There must be four members present in order to meet quorum and legally call a meeting to order, but that has been hard in recent months. Ms. McIntosh explained she has not had to bypass the Planning Commission in her time as a planner. She stated they had to notice the last application four times—while some of the noticing was due to the change in forum from virtual to in-person, the additional noticing was due to failure PC Minutes 6-23-22 -17- DRAFT to meet quorum. The Planning Commission, unlike others, has greater requirements and heightened levels of responsibility, and addressed the issues that come with delaying project requests. Ms. McIntosh noted she has tried multiple methods to times that work for the most people. She outlined what goes on behind the scenes once a Planning Commission application is submitted, including the notices of completion, public noticing, and state statute requirements requirements for review periods. The developers who want to build in Brooklyn Center and other applicants also require direction and answers to their questions and timelines. The next meeting is vital because it is the Opportunity Site and has a lot of eyes on it. Currently, Commissioner Dunn and Vice Chair Omari cannot make it. This means that the remaining four Commissioners must be present or a new public hearing notice will need to submitted for publication. Commissioner Guannu stated she would be available for the July meeting, but she will not be able to attend the August meeting. Ms. McIntosh noted a number of the members of the Planning Commission also appeared to be up for reappointment. Vice Chair Omari stated the public can attend virtually, but the Commissioners cannot. He stated he would be gone from July through September and possibly other meetings. Ms. McIntosh added they have been having to double notice in order to keep applications advancing and within the review periods, but that is an additional cost each time a public hearing notice is submitted. Commissioner Jones confirmed she would be available for the July meeting. Commissioner Dunn stated he cannot attend the July meeting. Ms. McIntosh stated there are tight timelines for various reviews and permits to be obtained, and especially before winter hits. Then there are additional costs incurred by builders if they have to build in the winter. Commissioner Jones inquired on the Opportunity Site project. Ms. McIntosh explained the Opportunity Site will include a large packet for review and provided a summary of the first phase. 8. ADJOURNMENT There was a motion by Commissioner Jones, seconded by Commissioner Guannu to adjourn the Planning Commission meeting. Voting on the motion: Vice Chair Omari, Commissioners Dunn, Guannu, and Jones voted aye. The motion passed unanimously. PC Minutes 6-23-22 -18- DRAFT The meeting adjourned at 9:06 p.m. _______________________________ __________________________________ Ginny McIntosh, Secretary Peter Omari, Vice Chair App. No. 2022-006 PC 11/10/2022 Page 1 Planning Commission Report Meeting Date: November 10, 2022 Application No. 2022-006 Applicant: Golden Age Adult Day Care LLC (Oliver Walker) Property Owner: Bpc Shingle Creek Hldgs LLC Location: 6070 Shingle Creek Parkway (PID 02-118-21-12-0015) Request: Special Use Permit to allow for Adult Day Care facility REQUESTED ACTION: Golden Age Adult Day Care LLC (“the Applicant”), is requesting review and consideration of an application to allow for the issuance of a Special Use Permit for the property located at 6070 Shingle Creek Parkway, and referred to as the, “Subject Property.” Application materials were originally received on September 12, 2022; however, upon City Staff review, the application was deemed incomplete. A Letter of Incomplete was provided to the Applicant on September 21, 2022. Additional materials were re-submitted on October 11, 2022 and the application was deemed complete. As part of the application process, a public hearing notice was submitted to the Brooklyn Center Sun Post for publication on October 27, 2022 (Exhibit B). COMPREHENSIVE PLAN AND ZONING STANDARDS Map 1. Subject Property Location (6070 Shingle Creek Parkway) • Application Filed: 10/11/2022 • Review Period (60-day) Deadline: 12/10/2022 • Extension Declared: N/A • Extended Review Period Deadline: N/A App. No. 2022-006 PC 11/10/2022 Page 2 Site Data: 2040 Land Use Plan: MX-C Commercial Mixed Use (10.01-60 DU/acre) Neighborhood: Centennial Current Zoning: C2 – Commerce, Central Commerce Overlay District Site Area: Approximately 2.6 Acres, Individual Suite approximately 1,600 SF Surrounding Area: Direction 2040 Land Use Plan Existing Zoning Existing Land Use North MX-C C2 Commercial South MX-C C2 Commercial East MX-C C2 Commercial West PSP/Institutional C1A (Service/Office) Government Office EXISTING CONDITIONS The Subject Property and proposed space is located within a multi-tenant strip mall located on the east side of Shingle Creek Parkway, south of Summit Drive, and north of John Martin Drive. Said development was constructed in 1986 following City approval under Planning Commission Application No. 85024, which approved not only two strip mall buildings of approximately 32,400-square feet and 8,400-square feet, known as Shingle Creek Center and owned by Property Owner Bpc Shingle Creek Hldgs LLC, but the approximately 105,000-square foot Target building, which is now owned by the Economic Development Authority of the City of Brooklyn Center. The approximately 1,600-square foot tenant space under consideration within this application was most recently the home of USA Karate. SPECIAL USE PERMIT REVIEW Background on Adult Day Care Facility Use The C2 (Commerce) District does not acknowledge “adult daycare” uses as a permitted or Special Use, nor is the use mentioned anywhere in the City’s Zoning Code. Minnesota State Statute defines “adult daycare center, adult day services center, or center” as, “a facility that provides adult day care or adult day services to functionally impaired adults on a regular basis for periods of less than 24 hours a day in a setting other than a participant’s home or the residence of the facility operator.” Further, Minnesota Statutes section 245A.02 (Definitions), subdivision 2a notes that “adult day care,” “adult day services,” and “family adult day services” mean a program, “operating less than 24 hours per day that provides functionally impaired adults with an individualized and coordinated set of services including health services, social services, and nutritional services that are directed at maintaining and improving the participants’ capabilities for self-care. Adult day care, adult day services, and family adult day services do not include programs where adults gather or congregate primarily for purposes of socialization, education, supervision, caregiver respite, religious expression, exercise, or nutritious meals.” Minnesota Statutes, section 245A.02, subdivision 7, defines “functional impairment” as follows: Subd. 7. Functional impairment. For the purposes of adult day care, adult day services, family adult day services, or adult foster care, “functional impairment” means: App. No. 2022-006 PC 11/10/2022 Page 3 (1) a condition that is characterized by substantial difficulty in carrying out one or more of the essential major activities of daily living, such as caring for oneself, performing manual tasks, walking, seeing, hearing, speaking, breathing, learning, working; or (2) a disorder of thought or mood that significantly impairs judgment, behavior, capacity to recognize reality, or ability to cope with the ordinary demands of life and that requires support to maintain independence in the community. Adult day centers are center-based facilities directly licensed by the Minnesota Department of Human Services (DHS) that provide adult day services to functionally impaired adults on a regular basis for periods of fewer than 24 hours during the day in a setting that is not a residence. See Minnesota Rules, parts 9555.9600 to 9555.9730. These rule sets forth requirements governing: • The development of programming to respond to identified needs of the individual; • Rights of people receiving services; • Staff qualifications, orientation and training requirements; • Service expectations to ensure health and safety of people receiving services; and • Policy and procedure requirements of the program Special Use Permit Request The Applicant is requesting approval of a Special Use Permit to allow for an adult day care facility to locate into an existing multi-tenant strip mall building located at 6070 Shingle Creek Parkway, and within an approximately 1,600-square feet. According to Section 35-220 (Special Use Permits) of the City’s Zoning Ordinance, “Special uses are those which may be required for the public welfare in a given district but which are, in some respects, incompatible with the permitted uses in the district. Before a building or premises is devoted to any use classified as a special use by this ordinance, a special use permit must be granted by the City Council.” As “group day care facilities” have been identified as the most closely related use, Section 35-322 (C2 Commerce District), Subsection 3 (Special Uses), notes that: q. Group day care facilities provided that such developments, in each specific case, are demonstrated to be: 1) Compatible with existing adjacent land uses as well as with those uses permitted in the C1 district generally. 2) Complementary to existing adjacent land uses as well as those uses permitted in the C1 district generally. 3) Of comparable intensity to permitted C1 district land uses with respect to activity levels. 4) Planned and designed to assure that generated traffic will be within the capacity of available public facilities and will not have an adverse impact upon those facilities, the immediate neighborhood, or the community. 5) Traffic generated by other uses on the site will not pose a danger to children served by the App. No. 2022-006 PC 11/10/2022 Page 4 daycare use. Furthermore, group day care facilities shall be subject to the special requirements set forth in Section 35-412. As indicated in the language above, the “group daycare facilities” use is typically geared toward the more traditionally seen child daycare model. As was the case in the approval of the other adult day care facilities in Brooklyn Center, Kashia Adult Day Services (C1 District, approved in 2003), and 5615 Brooklyn Boulevard (C1 District, approved in 2018), the Applicant’s submittal is similar in that their clients would not be suffering from severe medical problems and would utilize the adult day care for socialization opportunities, peer support, nutritional health, and other social services. The Applicant notes in the application materials (Exhibit A), that the adult daycare facility would be open from 8 a.m. until 5 p.m., Monday through Friday. Clients would be picked up from their homes and brought to the Subject Property. Per conversations with the Applicant, clients would be picked up and dropped off by company transport vans, which would be parked on-site. The pick-up and drop-off times would vary; however, it is anticipated that the majority of pickups would occur between 8 a.m. and 9 a.m. and drop offs would occur between 3 p.m. and 5 p.m. Clients would have access to activities, such as exercising, tabletop games, conversations, reading, movies, etc., and would be provided with meals and snacks throughout the day. During pre-application discussions with City staff, the Applicant anticipates the potential to service 40-50 clients at this location. The Applicant indicated in application materials the intent to have three (3) staff on site and one on-call staff. The official maximum occupancy is to be determined by the City Building Official and authorized occupancy through licensing by the Minnesota Department of Human Services (DHS). As the Subject Property consists of an approximately 1,600 square foot suite located within a multi- tenant commercial building, the Applicant will have to comply with staffing ratios and occupancy limits guided by state regulations, and as noted above. The Applicant notes that, as clients would be brought by transport van to the Subject Property, the parking requirements would be less than that needed in a typical retail or office setting. Assuming a total of three (4) staff, a total of two parking spaces would be required for staff, as well as additional parking spaces for the transport vans. Per the site and building plans approved under Planning Commission Application No. 85001, the parking requirements are sufficient to accommodate retail uses for the approximately 35,000 square foot multi-tenant building on the parcel. App. No. 2022-006 PC 11/10/2022 Page 5 Image 2. Proposed Interior Layout of Subject Property (6070 Shingle Creek Parkway). App. No. 2022-006 PC 11/10/2022 Page 6 COMPLIANCE FOR STANDARDS FOR SPECIAL USE PERMITS Special Use Permit Criteria Per the Standards of Special Use Permits, a Special Use Permit may be granted by the City Council after demonstration by evidence that all of the following are met: 1. The establishment, maintenance, or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The Applicant has noted that it is not his intent to endanger the public health, safety, morals, or comfort of his intended clients or the general public. As adult daycare uses are licensed through the Minnesota Department of Human Services (DHS), the use is conditional upon receiving approval from the State to operate at the Subject Property and ensuring all outstanding comments identified by City staff, including the City Building Official, Fire Inspector, and City Planner, are addressed. Prior to applying for the Special Use Permit, the Applicant contacted the City Building Official to discuss the potential use and provided preliminary plans to remodel the suite to accommodate the needs of the adult day care. Additional ADA compliant bathrooms will need to be constructed, as well as installation of a prep kitchen for client food needs (to be further addressed by the Hennepin County Health Department). As clients would not be driving to and from the Subject Property, safety is considered by having the clients picked up at their respective residences and dropped off at the front entry by a transport vehicle. Clients would be supervised throughout the day by staff and the facility would typically be open Monday through Friday during the daytime hours of 8am to 5 p.m. The use is intended to provide functionally impaired adults with an individualized and coordinated set of services including health services, social services, and nutritional services that are directed at maintaining and improving the participants’ capabilities for self-care. The centralized location also allows clients a place to socialize on a regular basis rather than in a potentially more isolated setting at home. 2. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The special use is not intended to be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair the property values within the neighborhood. The multi-tenant building is currently occupied by a variety of businesses including restaurant uses, hair salons, a laundromat, and other retail uses. The Subject Property is directly adjacent to Cricket Wireless and Hero’s Barbershop LLC. The Subject Property is an individual suite within a greater multi-tenant strip mall building, allowing for some separation in uses. 3. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. App. No. 2022-006 PC 11/10/2022 Page 7 The establishment of the special use should not impede the normal and orderly development and improvement of surrounding properties for uses permitted in the district. The Subject Property is currently surrounded by like-zoned C2 (Commerce) District properties, with C1 and C1A (Service/Office) District office and hotel properties located across Summit Drive on the north, and the Hennepin County Government Service Center and Brookdale Library located across Shingle Creek Parkway to the west. The proposed location of the adult daycare facility is within an existing building and the surrounding area is currently developed with other retail and office buildings. The Subject Property, and all properties directly adjacent to the Subject Property, are within the City’s Central Commerce Overlay District. 4. Adequate measurements have been or will be taken to provide ingress, egress, and parking so designed as to minimize traffic congestion in the public streets. As previously mentioned, the Applicant contacted the City Building Official to discuss preliminary plans regarding the potential use of the suite. Formal architectural plans have not yet been submitted or reviewed. Building Official discussions provided information to the Applicant regarding potential modifications to provide sufficient ingress/egress through the addressing of door swings, door hardware, and exit signage. Additional approval from the Hennepin County Health Department is required for the proposed prep kitchen area. City Building permits may be required for any anticipated remodeling, including electrical, mechanical, and framing work. Parking for the Subject Property is part of a shared off-street parking lot for the entirety of the parcel consisting of the multi-tenant building it is located within. The parcel meets the parking requirements set forth for an approximately 32,400-square foot multi-tenant retail building. ADA compliant parking stalls are included in the shared parking lot. The Applicant anticipates three staff on site during operational hours, and one on-call staff, although these staffing ratios will need to be confirmed as part of their licensing. Clients of the adult day care facility will be picked up from their residences and dropped off at the front entrance, minimizing the need for parking during operational hours. 5. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Per the submitted preliminary plans, the Applicant has no intention to alter the exterior of the building in such a way to render the building or site non-conforming. With regard to the minimum parking requirements, and based on the intended operation of the adult daycare facility, staff is not concerned that sufficient parking will not be provided. However, the shared parking lot will need to be reviewed to ensure sufficient ADA parking required for this as a general City requirement, and City staff may request modified parking stalls to accommodate ADA needs if necessary. Based on staff findings, staff recommends the Planning Commission recommend City Council approval of the requested Special Use Permit for an adult daycare facility for the property located at 6070 Shingle Creek Parkway (Subject Property); subject to the Applicant complying with the comments outlined in the Approval Conditions noted below. APPROVAL CONDITIONS Staff recommends the following conditions be attached to any positive recommendation on the approval App. No. 2022-006 PC 11/10/2022 Page 8 of Application No. 2022-006 for the Subject Property: a. Any major changes or modifications made to the Subject Property can only be made either through the City’s Building Permit process or through formal Building and Site Plan review by the City. b. The Applicant shall provide final plans and submit permit applications for any work to be conducted in the leased space. c. The Applicant shall adhere to the maximum occupancies outlined by City Staff and in accordance with any State licensing requirements for the adult daycare use. d. Issuance of a Special Use Permit for the adult daycare use is conditioned upon the Applicant obtaining any necessary licensure from the Minnesota Department of Human Services (DHS) or other licensing authorities for the use or services provided. This information shall be provided to the City Planner for confirmation, and prior to the issuance of any building permits. e. The Applicant shall provide final plans and submit permit applications for any work to be conducted in the leased space. f. The Applicant shall obtain approval from the Hennepin County Health Department for the proposed prep kitchen area. Approval paperwork shall be submitted to the City of Brooklyn Center. g. The Applicant/Property Owner shall ensure the fire sprinkler system is maintained and monitored. RECOMMENDATION Based on the above-noted findings and conditions, City staff recommends: The Planning Commission recommend City Council approval Planning Commission Application No. 2022- 006, for issuance of a Special Use Permit for an adult day care facility at the Subject Property located at 6070 Shingle Creek Parkway, subject to compliance with the Approval Conditions. ATTACHMENTS Exhibit A – Planning Commission Application No. 2022-006 Plans and Documents, originally submitted September 12, 2022, and re-submitted October 11, 2022. Exhibit B – Public Hearing Notice Ad Proof, submitted for publication in the Brooklyn Center Sun Post, and dated October 27, 2022. Exhibit A Exhibit B App. No. 2022-007 PC 11/10/2022 Page 1 Planning Commission Report Meeting Date: November 10, 2022 Application No. 2022-007 Applicant: Alatus LLC Property Owner: Economic Development Authority (EDA) of the City of Brooklyn Center Location: 5900 Shingle Creek Parkway Requests: Site and Building Plan Approval Map 1. Opportunity Site Phase I and General Subject Property Location (in gray). Requested Action Alatus LLC (“the Applicant”) is requesting review and consideration of a request to construct an approximately 28,000-square foot Entrepreneurial Market Plaza on Site 1B of the Phase I redevelopment of the Opportunity Site (Exhibit A) and generally in the location of 5900 Shingle Creek Parkway (“the Subject Property”). On August, 8, 2022, the City Council of the City of Brooklyn Center approved Planning Commission Application No. 2022-003 under City Council Resolution No. 2022-078. A PUD Agreement (City Council Resolution No. 2022-85) was approved on August 22, 2022, and a term sheet approved for the Opportunity Site under EDA Resolution No. 2022-21 on September 26, 2022. Refer to Exhibit B. • Application Filed: 10/11/2022 • Review Period (60-day) Deadline: 12/10/2022 • Extension Declared: • Extended Review Period Deadline: App. No. 2022-007 PC 11/10/2022 Page 2 The requests contemplated the redevelopment of approximately 16 acres and an overarching re-plat of 32 acres of property owned by the Economic Development Authority (EDA) of the City of Brooklyn Center and part of the City’s larger 80-acre “Opportunity Site.” The property is located at the northeast corner of Shingle Creek Parkway and Bass Lake Road (County Road 10), and is a largely vacant and impervious site, with the exception of a standalone restaurant (Ocean Buffet) that has an existing lease with the EDA of Brooklyn Center. The EDA currently has a lease and relocation assistance agreement in place with Ocean Buffet, and most recently extended the agreement on October 10, 2022, under EDA Resolution No. 2022-22. City Council ultimately granted full approvals for the construction of 543 dwelling units across three multi- family residential buildings (278, 205, and 60 units, respectively), a conference center with attached 24-hour childcare center, wellness and barber suites, a network of private streets, semi-regional stormwater system, public roadway extension between an existing traffic signal at Shingle Creek Parkway and up to John Martin Drive, and other infrastructure needs. These approvals also provided the platting and flexibilities necessary to advance a proposed Entrepreneurial Market and Plaza (Site 1B, Subject Property), three smaller multi- family residential buildings (70, 60, and 70 units, respectively), and future phasing on the Opportunity Site. While the proposed Entrepreneurial Market Plaza, to be located on Site 1B, was considered as part of the Phase I redevelopment of the Opportunity Site, and was included with the approvals to re-zone and establish a Planned Unit Development, re-plat, and remove the Phase I Opportunity Site, which is comprised of both 5900 Shingle Creek Parkway and 2500 County Road 10, from the Central Commerce Overlay District, the approval conditions as contemplated under City Council Resolution No. 2022-078 denoted that Site 1B (Entrepreneurial Market Plaza) would require separate site and building plan approval as this particular project was underway with a separate community engagement and design process that lagged behind other components of the Phase I Opportunity Site. The Applicant submitted Planning Commission Application No. 2022-007 on October 11, 2022. As site and building plans do not require publication of a public hearing notice, no notice was submitted to the Sun Post or mailed to surrounding property owners. It should be noted that while no notice was provided for this particular application, the Phase I Opportunity Site, as contemplated under Planning Commission Application No. 2022-003 and of which encompasses the proposed Entrepreneurial Market Plaza, was noticed as part of review and consideration of Planning Commission Application No. 2022-003. Development Pattern 1956 Imagery 1967 Imagery App. No. 2022-007 PC 11/10/2022 Page 3 1971 Imagery 2021 Imagery Image 1. Historical and Current Imagery of Opportunity Site-Phase I Area (Courtesy: MHAPO, Hennepin County). Existing Conditions Image 2. General Site Area and Existing Site Conditions at Subject Property. App. No. 2022-007 PC 11/10/2022 Page 4 Site Data: 2040 Land Use Plan: TOD (31.01-130 Dwelling Units per Acre) Neighborhood: Centennial Current Zoning: PUD/TOD (Planned Unit Development / Transit-Oriented Development) Site Area: 0.71 acres Surrounding Area: Direction 2040 Land Use Plan Existing Zoning Existing Land Use North TOD (31.01-130 DU/Ac.) C2 (Commerce) District |Central Commerce Overlay District Commercial | Office | Undeveloped South ROW | TOD ROW (Bass Lake Road/County Road 10) | PUD/C2 (Planned Unit Development/Commerce) District | Central Commerce Overlay District (ROW) | Commercial East ROW | C-MU (10.01-25 DU/Ac.) ROW (John Martin Drive) | C2 (Commerce) District | Central Commerce Overlay District (ROW) | Commercial West ROW | TOD, and Parks, Recreation, Open Space C2 (Commerce) District and Central Commerce Overlay District | Central Commerce Overlay District (ROW) | Apartments | Commercial | Park, Recreational, or Preserve BACKGROUND The City’s designated Opportunity Site is an approximately 80-acre area west of Highway 100 and east of Shingle Creek Parkway, and bounded on the south by Bass Lake Road (County Road 10) and north by Summit Drive. The City first began planning for redevelopment of this area in the early 2000s. In partnership with the Metropolitan Council, the area was included in a regional study designed to examine how aging retail centers could redevelop to better serve the communities they are in. The resulting 2002 Calthorpe Study introduced the concept of a mixed-use, walkable town center as a vision for the area. The Phase I Opportunity Site was formerly home to Brookdale Ford auto dealership (2500 County Road 10), an approximately 185,000-square foot Brookdale Square retail center, and movie theater (Brookdale 8 Cinema), and an existing, standalone restaurant (Ocean Buffet) located at 5900 Shingle Creek Parkway, and encompasses approximately 32-acres located at the northeast junction of Bass Lake Road (County Road 10) and Shingle Creek Parkway. The aforementioned properties are just two of the key properties located within the larger 80-acre area known as the City of Brooklyn Center’s “Opportunity Site.” The Subject Property and location for the proposed Entrepreneurial Market Plaza (Site 1B) is proposed for construction in the parking lot area located between what was once the retail center and Ocean Buffet, and south of the proposed public roadway extension. In 2008, the City of Brooklyn Center’s Economic Development Authority (EDA) began proactively acquiring property within the identified Opportunity Site, including the Subject Property, and in 2013, the EDA purchased the approximately 23-acre Brookdale Square site (5900 Shingle Creek Parkway). All buildings App. No. 2022-007 PC 11/10/2022 Page 5 were subsequently demolished with the exception of Ocean Buffet, who leases from the Economic Development Authority of the City of Brooklyn Center and has a Relocation Assistance Agreement in place with the City the commencement of construction on the Phase I Opportunity Site. In April 2018, the EDA entered into an agreement with Alatus, LLC to master develop 35 acres of EDA-owned land within the Opportunity Site, and conduct due diligence on an initial phase of development. The City has solicited interest from numerous developers over the years, all who offered a vision for the Opportunity Site, but whose proposals never became a reality. It was in late 2017 and early 2018 that three developers came forward with concept plans for the master planning and redevelopment of the Opportunity Site. Following a meeting in February 2018, the City Council selected Alatus, as their vision aligned well with past planning efforts and the vision created under the City’s 2006 master plan (Damon Farber & Associates) for the site, and addressed the concept of a walkable town center area with mixed- use development that was most likely to benefit the community and its residents. In April 2018, the EDA entered into an agreement with Alatus, LLC to master develop 35 acres of EDA-owned land within the Opportunity Site, and conduct due diligence on an initial phase of development. By early 2019, Alatus had refined their overall concept for the site and were moving forward with early planning for an initial phase of development that would include approximately 300-units of housing and a mix of commercial space on the ground floor. The concept was presented to the City Council and direction was given to renew the Preliminary Development Agreement (PDA) with Alatus. It has been through an iterative process over these past years that Alatus’ vision has evolved following work with the City and community partners through an extensive community engagement process, meetings with City staff and City Council, and an ultimate partnership with Resurrecting Faith World Ministries (RFWM), and Project for Pride in Living (PPL). A more in-depth summary of the planning that has occurred regarding the Opportunity Site and in advance of the submittal was included with Planning Commission Application No. 2022-003. Community Engagement Process In 2019, Alatus LLC, in partnership with the City of Brooklyn Center, enlisted Twin Cities LISC Corridor Development Initiative (CDI) to facilitate a series of community workshops. The goal of the workshops was to identify development guidelines for Phase I of the Opportunity Site, and specifically the Subject Property. The development guidelines and final recommendations were summarized in the Opportunity Site Corridor Development Initiative Summary Report, and presented before City Council in June 2019. Engaging the community in the Opportunity Site planning and development has been a priority of the City and development team, and an integral part of this process. The scale and reach of community engagement on this proposed project have exceeded that of any past effort in the City’s history, and the intent is to ensure that the outcomes truly benefit the residents of Brooklyn Center, which necessitates a much deeper, more thorough, and more inclusive engagement strategy. The first phase of engagement, beginning in 2019, worked to establish core values, goals, and priorities for the development of the Opportunity Site and through this process, LISC created Development Guidelines for future Opportunity Site development (Exhibit E). For the second phase, still on-going in 2022, and initiated through approval of a resolution authorizing execution of a community engagement pilot program with community partners for the Opportunity Site App. No. 2022-007 PC 11/10/2022 Page 6 and the commitment of funding to advance the pilot program (City Council Resolution No. 2021-84), the City partnered with community-based organizations and leaders to dive deeper into conversations with community, particularly in communities that have historically been overlooked by engagement efforts. This work focused on deeper conversations about community benefits, public safety, and wealth building, and how the development can support these goals. The wide range and reach of the involved community partners have led to a variety of community engagement activities to gather the feedback and input necessary to inform and shape the proposed development in a way that is authentically inclusive and representative of local community voices in Brooklyn Center. The engagement work has also informed and shaped the community benefits requested from future public and private investments and the creation of a Community Benefits Plan for the Opportunity Site. In late 2020, NEOO Partners was brought on, followed by ACER, and a feasibility study was undertaken on the proposed Entrepreneurial Market Plaza. Through their partnership, community engagement sessions were held to gather community feedback, answer questions, and insight into the needs and desires of the residents and businesses. This feasibility study was broken into three parts: Market Study, Market Ownership and Operations Model, and Financial Analysis. Refer to Exhibit A for more information. COMPREHENSIVE PLAN The Subject Property and Phase I Opportunity Site currently has a future land use designation of Transit- Oriented Development (TOD), which allows for a range of 31.01 to 130 dwelling units per acre, and is a new land use designation under the 2040 Comprehensive Plan. Given previous studies and planning efforts, proximity to transit, and in consideration of the renewed efforts to redevelop the Opportunity Site during the undertaking of the 2040 Comprehensive Plan, the Subject Property was guided with the TOD designation and following approvals by City Council in August 2022, the Subject Property and Phase I Opportunity Site were re-zoned to Planned Unit Development/Transit-Oriented Development (PUD/TOD). Image 3. Transit-Oriented Development (TOD) Description as Outlined in the 2040 Comprehensive Plan. The 2040 Comprehensive Plan notes that the City has experienced significant change in the past decade App. No. 2022-007 PC 11/10/2022 Page 7 with respect to its changing demographics and land use patterns. With the closure of the Brookdale Mall and numerous supporting retailers and service providers, and the major shifts and changes to bricks and mortar retail, the City’s core economic engine effectively fizzled out, leaving a large contiguous area of vacant and underutilized land in the core of the City. The 2040 Comprehensive Plan clearly indicates the Subject Property and full 80-acre Opportunity Site as a “potential area of change” (Refer to Map 2 below). As the 2040 Comprehensive Plan was the first comprehensive plan in the City’s history to incorporate mixed-use land use designations (i.e. Neighborhood Mixed-Use, Commercial Mixed-Use, Business Mixed-Use, and Transit-Oriented Development), considerable time and effort was spent in detailing the integrating of uses, vision, and goals of these land use designations. Map 2. 2040 Future Land Use Plan and Redevelopment Areas with Subject Property (highlighted in yellow). The TOD land use designation was specifically created as previous planning efforts were historically silent on the “utilization of transit as a means to organize redevelopment efforts.” Transit and accessibility have always been a consideration of the City’s Comprehensive Plan, but as noted previously, have not served as a physical organizing feature of the Land Use Plan. The Comprehensive Plan notes that while previous efforts have simply addressed transit and mode choice such as walking or biking as part of its Transportation Chapter, current trends suggest that transit and mode choice are one of the principal components of a desirable, amenity rich community. The City has the opportunity to capitalize on this shift in what can be considered the heart of Brooklyn Center given its current transit system (i.e. proximity to Metro Transit Center Station, multiple bus stops, and access to Bus Rapid Transit) and the availability of redevelopment land. The designated Opportunity Site likely serves as the City’s greatest opportunity to address a desire to regain Brooklyn Center’s competitive edge, and a carefully considered plan for redevelopment would likely drive traffic, be it in the form of residents, visitors, or workers, back to the City’s core. Within the Phase I Opportunity Site, the proposed Entrepreneurial Market Plaza (Site 1B) and Conference Center (Site 2) are specifically intended to bring that energy to the development. Of central theme to transit-oriented developments are the parking policies implemented that ultimately shape travel behavior, community design, and the economics of a development. While some cities have eliminated minimum parking requirements entirely, it is recognized that the City of Brooklyn Center is a first ring suburb that was overwhelmingly developed in a pattern that has been for the most part, auto- App. No. 2022-007 PC 11/10/2022 Page 8 dependent. The 2040 Comprehensive Plan further references the Institute for Transportation and Development Policy in outlining the elements unique to a transit-oriented development (TOD)—refer to Image 4 below. Image 4. 2040 Comprehensive Plan-Chapter 3 Land Use (TOD). In conjunction with the proposed redevelopment application process, the City, community partners and stakeholders, and the Applicant completed a thorough and extensive community engagement process, which identified community priorities and desires for the future of the Opportunity Site development as a whole. The Phase I development intends to incorporate many community benefits and amenities that align with City goals, the Opportunity Site Master Plan, and community feedback received to date, and outlined community amenities and benefits, some of which are noted below in Table 2 below. In return, the Applicant requested for certain deviations from the existing Zoning Code and other design standards to forward the Phase I Opportunity Site proposal. Where possible, City staff referenced the draft Unified Development Ordinance (UDO) and Zoning Code update provisions, and specifically, those provisions drafted for the Transit-Oriented Development District, in its review of Planning Commission Application No. 2022-003, and with the review of this application (Planning Commission Application No. 2022-007). The integration of the above-referenced community benefits, and how they align with community input and City goals with respect to the Entrepreneurial Market Plaza is demonstrated in Table 1 below: App. No. 2022-007 PC 11/10/2022 Page 9 Community Feedback Project Community Amenity/Benefit Opportunity Site Master Plan and City Goals Inclusive gathering places and open spaces Flex street that can be easily closed off for pedestrian friendly events, located between the Entrepreneurial Market Place and Event Center. Privately-owned and maintained plaza adjacent to the Entrepreneurial Market Place. Integration of public art into development and buildings. By connecting to regional trails and providing safe streets and appropriate support facilities, cycling can be an efficient, healthy, and environmentally friendly means of transportation. Local Community business focus and integration of underserved residents Entrepreneurial Market Place to be owned and programmed via community stakeholders and the City of Brooklyn Center. Downtown will feature several areas of commercial, retail, and civic activity that residents of the community and throughout the region will help activate throughout the week and year. The City also has multiple Economic Development and Employment goals that will be engaged through this development. Table 1. Community Engagement Integration within Application Submittal. The creation of a transit-oriented development on the Subject Property incorporates mixed housing and commercial uses with densities that can support public and alternative transit opportunities and is in proximity to an existing transit center with Bus Rapid Transit (C-Line, and proposed D-Line service). The development at this location also provides an opportunity for reduced automobile dependency with the Subject Property’s adjacency to the Shingle Creek Crossing shopping center and grocery options and services nearby. With this said, the intensity of a transit-oriented development requires certain increased densities, reduced building setbacks, and parking ratios, in order to bring people, activities, buildings, and public space together in a format conducive to walking and cycling, and with a mix of uses that will activate a place. SITE AND BUILDING PLAN The Phase I Opportunity Site, as contemplated under Planning Commission Application No. 2022-003, encompasses a significant area of land located at 2500 County Road 10 (PID: 02-118-21-24-0019) and 5900 Shingle Creek Parkway (PID: 02-118-21-24-0020), which are both currently owned by the City of Brooklyn Center’s Economic Development Authority (EDA). The approximately 16-acre redevelopment, as proposed, contemplated full site and building plan approvals for four buildings (Sites 1A, 2, 3, and 4) with their respective site and Phase I improvements, and the PUD approvals and flexibilities necessary to effectively placeholder additional phasing within the Phase I development. Sites 1B, 5, 6, and 7 were reflected in the submitted requests to re-plat, re-zone, and establish a Planned Unit Development, but required separate site and building plan approvals, due to project timing. The proposed Entrepreneurial Market (Site 1B) is working through the site and building plan approval process at this time given that it will be constructed adjacent to Site 1A, which is a 278-unit multi-family building that has received all necessary approvals and is slated to be the first to go under construction in 2023. App. No. 2022-007 PC 11/10/2022 Page 10 The Entrepreneurial Market Plaza was identified within the draft Opportunity Site Master Plan as a community benefit and goal of the Opportunity Site. As is reflected in the EMP Market Strategy and provided narrative, there is a… “need for affordable high-quality office and retail space. Those who participated in focus groups expressed a need for technical wrap around services that support the growth of their business beyond basic technical assistance. Knowing this, we believe there is a real need and real opportunity for the incubator to make a significant impact in Brooklyn Center and the northwest metro. This study was completed with an approximate 14,000-square foot incubator in mind, but other opportunities to provide below market maker, office, or retail space should be considered throughout the Opportunity Site.” Although the ownership structure is still being finalized, the intent is to have City EDA control of the Subject Property with the option to eventually build toward community ownership. The spaces within the building will be offered at a steeply discounted rate in a Class A building to disadvantaged business enterprise (DBE) owners from the Brooklyn Center and surrounding communities, which will allow for businesses to retain more of their revenue as profits. This, in turn, will enable them to use the increase in profit to put back into their business in order to grow. The intent of the EDA at this time is to lease the space to the business owners to essentially cover the Common Area Maintenance (CAM) fees. The typically cost to lease retail or office space would cover: net rent + CAM + insurance + real estate taxes. Because the EDA would offer the building space at a deeply discounted rate, it will likely maintain control of it for the foreseeable future. As part of the City’s Development and TIF Agreements for the Phase I Opportunity Site, which are slated to go before Council by end of year, the community benefits will be reviewed on a regular basis and failure to comply with these benefits and amenities will be treated as an event of default. As part of the approval of Planning Commission Application No. 2022-003, a flexibility was granted to allow for the Entrepreneurial Market Plaza to be sized between 20 and 30,000-square feet, as the project was underway on a separate engagement and design process track. As submitted, the proposed Entrepreneurial Market Plaza would be 28,147-gross square feet to accommodate a new waste room that meets building code requirements. For parking calculation purposes, the submitted entitlement package reflects 23,733-square feet (excludes stair, elevator shaft, restroom area). Site Design Image 5. Submitted Overall PUD Site Plan and Subject Property (in red). App. No. 2022-007 PC 11/10/2022 Page 11 Image 6. Submitted Rendering of Overall Phase I Opportunity Site Development and Proposed Entrepreneurial Market Plaza (in red). The Phase I Opportunity Site development, as submitted, is intended to provide a series of interactive, outdoor spaces and amenity spaces to allow for people to connect with one another and their surroundings. As proposed with the Entrepreneurial Market Plaza, the interior and exterior spaces have gone through an engagement process to determine demands of business owners and reflect not only office, retail, food/kitchen, and pop up retail space, but have been designed to maximize the space it has by incorporating the outdoor plaza, café terrace, and a second floor outdoor patio. The main level intends to provide a removable glass wall system that will open out onto the plaza and flex street space for maximum usability and events, and will feature a central staircase that can be cross utilized for not only access to the second floor, but for events and presentations. The submitted site plan was reviewed against the draft TOD District provisions contemplated in the draft Unified Development Ordinance, which will be going before Council this month. The plans were also reviewed against the Active Living Guidelines established for the Opportunity Site under City Council Resolution No. 2015-154, (Exhibit C), which approved an Opportunity Site specific Planning and Development Application, and provides a checklist that addresses building design standards, and provision of pedestrian-level infrastructure and elements. Per the checklist, proposed buildings should be located near the front street (ROW) line wherever possible, with entrances located off this front edge, and sited in ways to make entries or intended uses clear and convenient to pedestrians. Further, entrances should be well-lit for user security, and parking lots are encouraged to be underground, in parking structures, or located behind buildings if possible, and designed to facilitate shared parking between uses. Proposed building locations and site connectivity decisions should be informed using CPTED (Crime Prevention Through Environmental Design) principles, including connections to well-lit sidewalks buffered by street trees or other amenities. At the core of the Phase I Opportunity Site’s design are the community benefits outlined within a series of exhibits, diagrams, and schedules, which the development has oriented itself around. Setbacks | District Requirements As proposed, the Subject Property was part of the request outlined under Planning Commission App. No. 2022-007 PC 11/10/2022 Page 12 Application No. 2022-003 to re-plat the Phase I development, including the Subject Property. With respect to this particular proposal, the Applicant will need to go through a separate CIC (Common Interest Communities) plat wit Hennepin County given that it will be sharing a wall with Site 1A. The following building setbacks are indicated on the submitted plan set: Minimum Setbacks (Feet) TOD District- Draft Site 1(A) Multi-Family (Alatus) Site 1(B) Entrepreneurial Market Plaza Front Build-to 0-10 13 107* Front (Interior) N/A - - Secondary Front (Corner) 0-10 - 5 (flex street)| 0 (waste room), 12 for south wall* Side (Interior) 10-50 40 +/- (varies) - Rear 10-50 5 (alley) 13 - Table 3. Existing and Proposed Setbacks for the Submitted Site and Building Plans (Subject Property). Site Building Name Stories Gross Area Dwelling Units Acres Phase Density (DU / Acre) 1B Entrepreneurial Market 2 28,147 0 0.71 1A - Table 4. Showing Gross Areas, Acreage, and Construction Phasing for Subject Property. The Subject Property proposes a certain setback that is in excess of what is typically allowed for as a front build-to line (north elevation); however, the reason for this is to accommodate a large plaza space along the north end of the property and abutting Sites 1A (278-unit multi-family building), the new public roadway extension, and flex street. This plaza space was reflected in the plans submitted as part of the Phase I Opportunity Site and was therefore accounted for. Additionally, the south elevation was revised to accommodate an enclosed waste/trash room that would comply with building standards, which places it right up to the property line. While the wall of the main building’s south elevation is approximately 12 feet back from the property line, this is done so as to accommodate the second floor overhang and a café terrace seating area. The draft TOD requirements specify that any new blocks established are between 300 and 500 feet in length as a means to address pedestrian-oriented design and to maximize overall walkability within a development. Maximum block perimeters shall be no greater than 2,000 feet. The new blocks contemplated as part of the application submittal meet these requirements, and the Subject Property therefore meets this requirement. Architectural Design City staff reviewed the submitted architectural plans for the Subject Property (Site 1B) against the draft provisions outlined within the draft Zoning Code update and Unified Development Ordinance (UDO) underway, as well as the City’s existing Architectural Design Guidelines, which require at least 50-percent of each elevation (face) of a building to be constructed of Class I materials, with the remainder constructed of Class II materials. The Applicant should revise the breakdown to clearly articulate the breakdown of Class I and Class II type materials on an elevation by elevation basis. App. No. 2022-007 PC 11/10/2022 Page 13 App. No. 2022-007 PC 11/10/2022 Page 14 Table 5. Proposed Building Renderings and Material Breakdown (Subject Property). In reviewing the draft UDO language regarding building materials, it notes that “no more than 40% pre- finished metal” shall be used. City staff requests that the Applicant work with City staff to adjust the percentages as needed. Traffic | Access | Parking | Circulation | Connection Traffic | Access As proposed, no access would be provided for along Bass Lake Road (County Road 10) and an existing driveway would be removed. Primary access to the Phase I development would be gained via an existing signalized intersection located on Shingle Creek Parkway, with northbound traffic utilizing a dedicated right turn lane into the development, and southbound traffic utilizing an existing dedicated left turn lane at the signal. Said access is proposed for extension to John Martin Drive, and the Applicant has incorporated plans for the construction of approximately 1,800-feet of roadway, intended for acceptance as public right-of-way post construction, as part of this submittal. Northbound traffic on Shingle Creek Parkway would also have the option of utilizing an access point to the south of the existing traffic signal. It is from these access points that residents and visitors would gain access to the network of private streets, and from there, the Entrepreneurial Market Plaza. City staff requested Refer to the Opportunity Site Traffic Report (dated February 8, 2021) by Bolton & Menk, and memo dated June 28, 2022, and provided by Bryan Nemeth (Bolton & Menk), in review of the submittal as contemplated under Planning Commission Application no. 2022-003 and with respect to Opportunity Site Traffic Report. The 2021 Opportunity Site Traffic Report notes that the existing traffic capacities noted along Shingle Creek Parkway and Bass Lake Road (County Road 10) provide for between 26,900 and 32,200 vehicles per day based upon the existing roadway typical section and outline a volume to capacity ratio of less than 0.85, which is considered of acceptable capacity. A loading exhibit was provided with the overall PUD submittal set submitted with Planning Commission Application No. 2022-003, indicating the proposed locations of interior trash rooms, loading docks, trash staging, and designated delivery areas. Per City staff request, a turning radius exhibit was provided for the proposed loading area along the south elevation of the Entrepreneurial Market Plaza. App. No. 2022-007 PC 11/10/2022 Page 15 Parking The purpose of the TOD (Transit Oriented Development) District is to support opportunities for dense, transit-supportive and transit-oriented development. The TOD district therefore requires intensities and patterns of development that support vibrant pedestrian activity, and discourages land uses and development patterns that could decrease walkability or interfere with the future growth of transit- oriented development and transit ridership. While it is not uncommon in TOD-designated areas to completely eliminate parking minimums, City staff is cognizant of the City’s primarily auto-dependent development pattern as a first ring suburb overwhelmingly built out between the 1950s and 1970s. One of the primary goals of a transit-oriented development is to minimize the land occupied by motor vehicles so as to provide higher quality amenities and services within said development. The City’s transit center, which is one of the busiest boarding locations in the Metro Transit system, and providing Bus Rapid Transit (BRT) service, is located between ¼ and ½ mile of the Subject Property, depending on one’s location. Even with transit as a consideration, it is hoped that residents and visitors will access the shopping off Bass Lake Road (County Road 10) and on-site amenities via alternative forms of transportation. The Applicant provided a rationale for the parking under Planning Commission Application No. 2022-003 and indicated that while the progressive components of a TOD should be considered, it is also “crucially important to consider current transit and vehicular considerations.” The Applicant provided a breakdown of the parking contemplated as part of the Phase I development of the Opportunity Site in Table 6 below; however, City staff noted discrepancies in the total parking provisions and submitted plan sets—indicated in Table 7 below. The Applicant shall work with City staff to ensure all narratives and plan sets provide a clear and consistent application of parking throughout the Subject Property and as a flexibility granted within the requested PUD. City staff previously reviewed the submitted plan sets against the Opportunity Site Traffic Report (dated February 8, 2021) by Bolton & Menk, and traffic review memo dated June 28, 2022 provided by Bryan Nemeth (Bolton & Menk), and in response to the plans submitted as part of the Phase I redevelopment of the Opportunity Site. It should be noted that the aforementioned reports and memos and trip generation estimates were determined utilizing a combination of historical traffic data, in conjunction with provided development strategies, and methods provided by the Institute of Transportation Engineers (ITE), Trip Generation Manual, 10th Edition. Site Phase Building Name Parking Spaces Type of Parking 1A 1A Alatus | Multi-Family Housing 1 395 Structured 1B 1A Entrepreneurial Market 60 Street 2 1A RWFM | Event Center 104 Surface Lot 3 1C Alatus | Multi-Family Housing 2 294 Structured 4 1B PPL + RFWM | Family Housing 43 Structured 5 1D PPL + RFWM | Workforce Housing 41 Structured 6 1E Family Housing 38 Structured 7 1F Family Housing 38 Structured A 1A – 1E Outlot A 154 Street TOTALS 1,167 Table 6. Breakdown of Parking Types and Spaces Allocated for Opportunity Site-Phase I. App. No. 2022-007 PC 11/10/2022 Page 16 The review of parking contemplated below is with respect to the above report and memo, data and plan sets provided as part of the application submittal, the parking and Transit-Oriented Development provisions outlined in the draft Unified Development Ordinance (UDO) currently underway, existing Zoning Code provisions outlined under Section 35-704 (Minimum Parking Spaces Required), and the 2040 Comprehensive Plan. As PUDs allow for a certain deviation or flexibility of standards, a parking reduction (deficit) was deemed acceptable as part of the Planning Commission Application No. 2022-003 approval to create a less automobile-dependent project. Of the 1,167 parking spaces identified in the Applicant’s narrative for the Phase I development, 773 are located in an enclosed, structured parking garage and would be of high value during the winter months (e.g. no snow removal, constraints to parking, snow storage). 60 on-street spaces were allocated for the previous iteration of the Entrepreneurial Market, which at that time was approximately 20,000-square feet, and the Phase I development was approved with the flexibility of an approximately 20 to 30,000-square foot Entrepreneurial Market Plaza. For parking purposes, the revised Entrepreneurial Market Plaza is now approximately 23,000-square feet. City staff further reviewed the outlined the proposed on-street parking, structured parking, drive aisles and widths with respect to existing City Code requirements. In reviewing the on-street parking, the drive aisles appear to meet the minimum requirements with respect to Fire Code and specifically fire access roads. City staff requests that the dimensions provided along the eastern portion of the Phase I development be revised to address overlap between the indicated drive aisle widths and proposed parallel (0 degree) parking. The parallel on-street parking (private) meets the minimum dimensional requirements outlined under Section 35-702 (Parking Space Standards) of 8-feet in width by 24-feet in length, although the drive aisles are reduced assuming two-way traffic. Similarly, the angled parking indicated along the proposed community flex street appears to meet minimum dimensional standards, although plan sets should denote the angle of parking. For the Site 2 surface lot, the minimum two-way drive aisle requirement of 24-feet in width is met, as well as the minimum parking space dimensional standards for perpendicular 90-degree parking of 8.6-feet in width by 18-feet in length. Image 7. Phase I Overall Structured, Surface, and Street Parking at Main/Lower Levels. App. No. 2022-007 PC 11/10/2022 Page 17 Connections | Circulation Supporting the central purpose of a PUD is proximity to transit, prioritization of non-motorized transport networks, and the development of neighborhoods that promote walking through a dense network of streets and paths in a mixed-use development. Bus access is readily accessible to the south along Bass Lake Road for Routes 22 and 801, which also has an existing regional bike trail (Twin Lakes Regional Trail, which leads to North Mississippi Regional Park) and sidewalk, while Shingle Creek Parkway, which also has an existing sidewalk and regional bike trail (Shingle Creek Regional Trail) and the nearby transit center, serve Route 722. The transit center also provides existing Bus Rapid Transit service (existing C-Line, with proposed D-Line), and service to Routes 5, 717, 721, 723, and 724. Per City Code, bicycle and pedestrian facilities shall be constructed and connected to existing adjacent bicycle and pedestrian infrastructure, including the provision of bicycle parking. Following a review of the submittal, City staff requested that the Applicant provide a detailed exhibit noting all marked crosswalks and connections. Image 8. Proposed connections within Phase I Opportunity Site to existing trails and sidewalks. The Applicant shall also conform to the Active Living Guidelines established for the Opportunity Site under City Council Resolution No. 2015-154, which approved an Opportunity Site specific Planning and Development Application and checklist with various Active Living components and/or improvements to be incorporated as part of any proposals within the Opportunity Site, and through a Statewide Health Improvement Program (SHIP) Grant with Hennepin County. The principles outlined under this application outline the following principles: App. No. 2022-007 PC 11/10/2022 Page 18 1. The planning, design, and redevelopment of tracts within the City’s Opportunity Site should be in the form of complete and integrated communities, which may contain a mix of new housing, shops, workplaces, parks, and civic facilities essential to the daily life of residents. 2. New plans and developments within the City’s Opportunity Site should be designed so that housing, jobs, daily needs and other activities are within easy walking and bicycling distance of each other. 3. New development should contain as many active living elements and improvements as possible, especially new trails, bike lanes, and sidewalks, which are interconnected and located within easy walking distance of transit stops and trails connecting to major metropolitan destinations. Further, developers should address the following for projects located within the Opportunity Site: Locate a mix of uses in close proximity to encourage fewer automobile trips; Build the pedestrian and bicycle infrastructure that accommodates these forms of transportation; and Assure that residents have access to recreational areas and mass transit. Lighting City staff reviewed the provided photometric plan against the draft lighting requirements as contemplated in the City’s draft Zoning Code provisions that will ultimately be incorporated into a Unified Development Ordinance (UDO), as well as the existing Zoning Code lighting requirements (Section 35-712, Lighting), which are fairly minimal. The Applicant shall work with City Staff through a CPTED (Crime Prevention through Environmental Design) review for all exterior building and site lighting, but also internal lighting (e.g., stairwells, trash areas), public/private streets and connections (e.g. sidewalks, trails), gathering spaces (e.g. plazas), and other amenities (e.g. café terrace). The Applicant should ensure sufficient lighting is provided and distributed over all entrances and exits, walkways, and consistent lighting provided along all sidewalk, trail, and bike path connection points near and along the Subject Property. In reviewing the draft lighting requirements, “mitigative measures shall be employed to limit glare and spill light to protect neighboring parcels and to maintain traffic and pedestrian safety on public streets and sidewalks. Illumination cast from lighting of the subject parcel shall not exceed one (1) foot-candle as measured from the centerline of a public street or residential property line.” For comparison, the lighting provisions outlined under the existing Zoning Code allow for a maximum three (3) foot-candles when abutting residential properties, or a maximum of ten (10) foot-candles when abutting on-residential or City Right-of-Way (ROW). In terms of proposed lighting, the draft lighting provisions note that, “light poles located within landscaped areas and plazas shall have a maximum height of 20 feet, measured from grade,” and that “poles within these areas may be set on pedestals no more than eight (8) inches in height.” Additionally, “poles in parking lots shall have a maximum height of 24 feet measured from finished grade.” Wall packs are to be used only in areas intended for loading or service (e.g. trash); however, lighting fixtures mounted directly on structures shall be permitted when utilized to enhance specific architectural elements (e.g. public art), or to help establish scale or provide visual interest (e.g. above entrances or landscape features). App. No. 2022-007 PC 11/10/2022 Page 19 As proposed the Applicant proposes a wide variety of lighting types to be installed on-site., including recessed linear fixtures under the overhang, rope lighting, and 12-foot LED poles. The main plaza space would feature a catenary style light mounted 12-feet up in the air and weaving across the plaza space. App. No. 2022-007 PC 11/10/2022 Page 20 Image 9. Submitted Overall Photometric Plan Noting Plaza Space with Proposed Lighting. The Applicant and Design by Melo (Architect) have indicated plans to install select public art, and are particularly interested in doing an art installation along the shared wall with Site 1A (278-unit multi-family building). As the City intends to establish streetscape and lighting standards as part the overall master plan for the Opportunity Site, the Applicant should coordinate street lighting with the City’s proposed standards for any impacts. As proposed, the above-noted lighting is in harmony with the lighting proposed for installation on the previously approved sites and private streets within the Phase I Opportunity Site. City staff requests that the Applicant revise the photometric plan to more clearly articulate the property lines as some of the noted foot-candles appear to be just above the maximum foot-candle provisions in the draft UDO. Further, the Applicant should ensure sufficient lighting is provided along the south elevation, where the waste room, loading doors, and stairwell are located. Trash | Screening All ground mounted equipment (e.g., transformers, mechanical) shall be effectively screened from adjacent public rights-of-way and properties by a solid wall or fence constructed of wood, masonry, or other durable materials that are complementary to the materials used on the primary building. Roof- mounted equipment shall also be screened from view through use of parapets, wall/ fencing materials, or paint to match surrounding colors when visible from the public right-of-way. City staff worked with the Applicant to revise the trash area, as it was initially contemplated as a screened enclosure. City staff expressed concerns in the visibility of trash from the Site 1A stairwell, and the Building Official indicated that the proposed enclosure would be too close to the building’s overhang. The trash area was subsequently revised to an enclosed waste room with a zero-lot line setback. The Applicant should ensure adequate visual clearance as there are sidewalks and a loading area in this location. App. No. 2022-007 PC 11/10/2022 Page 21 Landscaping | Green and Amenity Spaces A landscape plan was submitted as part of the submittal package for the Subject Property. Said plans not only outline the proposed plantings, but also amenities on the site, including bike parking, raised planter boxes, and wood benches. The plaza would be broken into a designated “North Plaza” and “Viewing Garden.” As the TOD District draft UDO provisions provide for alternative options in achieving minimum landscaping on-site, and given the limited space in most cases, the landscaping demonstrates commitments to streetscaping, proposed public art, and/or placemaking elements, in addition to connections to existing trails and sidewalks. This generally meets City Code and Active Living requirements outlined and intended to promote social interaction, leisure opportunities, public gathering and activities, and the provision of focal points and activity nodes. As proposed, the Applicant intends to install smaller trees (deciduous), including Serviceberry, River Birch, Quaking Aspen, and Swamp White Oak. Mugo Pine shrubs and a variety of perennials would also be planted on site. The Applicant should ensure adequate Clearview Triangles are provided at all street intersections per City Code Section 25-802, and the Applicant should verify the placement of trees and other landscaping within proximity to proposed utilities. The Applicant should also consider stepping certain landscaping back at and near intersections drive aisles, and pedestrian crossings to provide adequate visibility for both motorists and pedestrians, and also to ensure adequate visibility and safety are provided. Engineering Review Kevin Kielb, Engineer (Bolton & Menk), reviewed the plans and provided a memorandum, dated November 1, 2022 (Exhibit C). His review summarizes comments and requested revisions with respect to the submitted plan sets, including: storm sewer, sanitary sewer, watermains, SWPPP and erosion control, roads, trails, and sidewalks, traffic, lighting, and overall comments. Building| Fire Review Building Official Dan Grinsteinner held initial discussions with the Applicant and Architect and provided general feedback as a cursory review. Pending approval of the requests, the Applicant will need to submit full construction plans, including but not limited to: architectural, structural, mechanical, plumbing, electrical, civil, landscaping, and photometric plans to the City for review. A fire sprinkler and monitoring system is required for installation and is to be maintained at all times for each of the buildings, and sufficient fire hydrants and shall be provided. It is requested that the Applicant provide an exhibit noting the minimum clearance around each of the development’s hydrants, and as outlined in the Fire Code. Any construction sets shall reflect any proposed fire riser rooms or ground/wall mounted fire access connections (e.g. wall PIV, OS & Y). CPTED Review City staff requests that as part of any construction set review, a CPTED (Crime Prevention through Environmental Design) review be completed by City staff. External Reviews Submitted plan sets were previously forwarded as part of Planning Commission Application No. 2022-003 on to contacts at Hennepin County, the Minnesota Department of Transportation (MnDOT), and the Watershed Commission. Any approval of Planning Commission Application No. 2022-003 is subject to the Applicant complying with any requested revisions or recommendations as outlined by the App. No. 2022-007 PC 11/10/2022 Page 22 aforementioned authorities. It was determined as part of the review process that no additional review by the aforementioned agencies was required at this time. Based on the above noted findings, City staff recommends that the Planning Commission recommend City Council approval of Planning Commission Application No. 2022-007, which contemplates site and building plan approval for Site 1B (Entrepreneurial Market Plaza), and is generally located at 5900 Shingle Creek Parkway, subject to the Applicant complying with the outlined Conditions of Approval, and the Conditions of Approval as noted under Planning Commission Application No. 2022-003. APPROVAL CONDITIONS | ANTICIPATED PERMITTING Staff recommends the following conditions be attached to any positive recommendation on the approval of Planning Commission Application No. 2022-007 for the Subject Property located at 5900 Shingle Creek Parkway, and commonly identified as Site 1B (Entrepreneurial Market Plaza): 1. The building plans are subject to review and approval by the Building Official and with respect to applicable codes prior to the issuance of permits; and the final location or placement of fire hydrants, or other fire-related building code items, shall be reviewed and approved by the Fire Inspector. a. Any major changes or modifications made to the approved site and building plans and overall PUD plan can only be made by an amendment to the approved site and building plan as approved by the City Council. b. The Applicant shall work to ensure all applicable Minnesota Fire Code requirements have been met as part of any site plan approval. c. SAC Determinations shall be submitted by the Applicant to the Metropolitan Council and any associated feeds paid at time of any permit issuance. d. The Applicant shall work with City to address any outstanding comments and revisions to site and building plans and with respect to CPTED (Crime Prevention Through Environmental Design) provisions prior to any building permit release. e. The Applicant shall install irrigation systems where necessary to facilitate maintenance of site landscaping and green areas, and irrigation shop drawings shall be submitted for review and approval prior to installation. f. The Applicant shall revise the submitted overall PUD photometric plan to clearly identify all property lines, revise illumination levels if necessary, and address provisions of additional lighting, as necessary. Site-specific photometrics are required for submittal in advance of permit release. i. The Applicant shall coordinate street lighting with the City’s proposed standards for lighting and streetscaping, where necessary. g. Any outside trash disposal facilities and rooftop or ground mechanical equipment shall be appropriately screened from view per City Code requirements and with materials complementary to the principal building, and a revised site plan and details sheet provided. i. Ensure adequate sight clearance with the proposed waste room, loading area, and sidewalks. h. The Applicant shall submit a Sign Permit Application for any proposed signage (e.g., wall, freestanding) and receive issuance of a permit prior to any installation. All signage shall comply with the City’s Sign Code provisions. 2. The Applicant agrees to comply with all conditions or provisions noted in the City Engineer’s App. No. 2022-007 PC 11/10/2022 Page 23 review memorandum, and dated November 1, 2022. 3. The Applicant shall address any comments and requirements as outlined by Hennepin County, the Minnesota Department of Transportation (MnDOT), and Shingle Creek and West Mississippi Watershed Management Commission. 4. The Applicant shall comply with all Conditions of Approval as noted under City Council Resolution No. 2022-078 and as part of the Phase I Opportunity Site Development as contemplated under Planning Commission Application No. 2022-003. 5. The Applicant shall separately file a CIC (Common Interest Properties) with Hennepin County prior to the issuance of any building permits. RECOMMENDATION Based on the above-noted findings, City staff recommends the Planning Commission: Recommend City Council approval of Planning Commission Application No. 2022-007, which contemplates site and building plan approval for Site 1B (Entrepreneurial Market Plaza), which is located generally at 5900 Shingle Creek Parkway, subject to the Applicant complying with the outlined Conditions of Approval, and the Conditions of Approval as noted under Planning Commission Application No. 2022-003. ATTACHMENTS Exhibit A – Planning Commission Application No. 2022-007 Plans and Documents, submitted October 11, 2022. Exhibit B – City Council Resolution Nos. 2022-078 and 2022-085, and EDA Resolution No. 2022-21. Exhibit C – Review Memorandum, prepared by Kevin Kielb, P.E. (Bolton & Menk), and dated November 1, 2022. October 11, 2022 City of Brooklyn Center City Planner and Zoning Administrator Attn: Ms. Ginny McIntosh 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 Ms. Ginny McIntosh, Alatus LLC (“Alatus”), as developer, is pleased to present the following formal entitlement package application for the proposed redevelopment parcel located at 5900 Shingle Creek Parkway, Brooklyn Center, MN 55430. The proposed project, Entrepreneur Market Plaza (“EMP”), is part of the Opportunity Site – Phase #1, which the City of Brooklyn Center approved earlier this year through a land use approval process and further memorialized through a Term Sheet dated September 26, 2022 which was approved by the Brooklyn Center Economic Development Authority (“EDA”) on Monday, September 26, 2022. This site is currently owned by the City of Brooklyn Center EDA and is part of the yet to be recorded plat planned as Lot 1, Block 1, Opportunity Site Addition. The EMP will be developed as part of Opportunity Site - Phase #1A (the first phase of 6 which are titled Phase #1 A – F). It is a 27,970 sf mixed-use building consisting of both retail and office components which will incorporate public spaces for inclusive business organization and growth training. Entrepreneur Market Plaza (“EMP”) Space Description: “The Entrepreneur Market Plaza space is a community-led vibrant global marketplace that provides an immersive experience for communities to discover and support BIPOC business in the community. We create different economic opportunities for entrepreneurs to seed their businesses in a thriving environment that is progressive and sustainable. Our mission is to provide local BIPOC businesses the opportunity to create a cultural experience that is innovative, supportive, and inclusive to the communities. Our Entrepreneur Market Plaza marketplace is located at the intersection of Hwy 10 & Shingle Creek in Brooklyn Center.” – pg. #8 –City of Brooklyn Center Entrepreneur Market Project ACER Inc. (“ACER”). And NEOO Partners Inc. (“NEOO”) have completed a significant amount of strategic diligence, engagement, and review in crafting a business plan for the proposed EMP. Below is an overview from NEOO Partners of that work to support this project. Exhibit A From NEOO: The feasibility study conducted for the Opportunity Site Entrepreneurship Market Plaza included a look at the City of Brooklyn Center and surrounding area’s community context, demographics, market opportunity, and financial considerations. Information was gathered using a variety of tools and methods, including interviews, case study research, GIS analysis and U.S. Census Data. Working with ACER, NEOO participated in community engagement sessions to gather community feedback, answer questions and gather insight into the needs and desires of residents and businesses. The feasibility study is broken into three parts: 1. Market Study: Gather and analyze data about community activity, demographics, business dynamics, existing resources, and supporting entrepreneurship. 2. Market Ownership and Operations Model: Identify the programming needs and infrastructure to support local entrepreneurship and develop a plan for governance and management of the market plaza. 3. Financial Analysis: Identify operational costs, facility needs and assumptions that impact the financial sustainability of the market plaza. The City of Brooklyn Center currently does not have a strong ecosystem of start-up businesses and entrepreneurs and the ecosystem that does exist has minimal visibility to the rest of the public. A big reason for this is due to the lack of visible and affordable real estate options available to entrepreneurs. Visibility and affordability are the two most popular issues among small businesses and entrepreneurs. The Opportunity Site and the Entrepreneurship Market Plaza is one potential resource to solve both of these issues. The top three industries in the city of Brooklyn Center by number of businesses and employees are retail trade, healthcare/social services and professional/scientific/technology. This is congruent with the types of businesses started by the entrepreneurs and small businesses of color living and/or operating in Brooklyn Center. Basic business services such as, legal, accounting, and marketing were identified as a need as well as opportunities for investment and resources to scale business operations. The findings in this feasibility study provide a framework based on the best practices of the top performing incubators locally and nationally. Based on our research we found that there is no one policy, practice or program that will guarantee the success of an incubator but that through the synergy of multiple practices, policies and programs greater outcomes can be achieved. For the city of Brooklyn Center, in order to implement a community-led and driven incubator, it is important that incubators policies and programs be designed transparently and in partnership with its BIPOC small businesses and entrepreneurship community. It is also recommended that the incubator have an active marketing campaign from the beginning of its design to ensure that the surrounding community is aware of its future benefits and can continually inform its customer-facing culture. EMP Market Strategy: Based on input collected from small businesses and entrepreneurs, there is a need for affordable high- quality office and retail space. Those who participated in focus groups expressed a need for technical wrap around services that support the growth of their business beyond basic technical assistance. Knowing this, we believe these is a real need and real opportunity for the incubator to make a significant impact in Brooklyn Center and the northwest metro. This study was completed with an approximate 14,000 square foot incubator in mind, but other opportunities to provide below market maker, office, or retail space should be considered throughout the Opportunity Site. While there is below market retail and office space sparsely located throughout the city and nearby surrounding communities, it is typically aged, in-poor condition or not visible to the general public. It is recommended that during the design of the incubator, its programs and policies, that a pipeline of interested businesses be developed to accurately estimate how much space will be occupied on opening day. Without this pipeline of businesses, it is difficult to estimate how much space will be needed beyond what is currently being planned for. In phase two, as engagement began to focus on the design, programming, policies and operation of the EMP, NEOO and ACER continued community engagement in the form of surveying, a steering committee, and community meetings to guide each aspect. The EMP, in terms of design, is a culturally reflective market and small business center that fills gaps in the local economy by attracting visitors from neighboring cities and providing culturally responsive services and products. After gathering feedback about the business needs from the community, the resulting mix of business industries best suited to occupy the space and best serve the community were as follows: o Retail (pop ups and store fronts) o Professional services o Food vendors o Healthcare and beauty The interior layout was designed to include areas for open collaboration and to best allow the space for the mix of businesses listed above to both grow within the building and also, eventually, grow out of the space as individual businesses expand. This design allows for the cycle to continue with new local BIPOC business community startups entering and then growing out of space. The intentional decision to spilt the businesses up on each level depending on type, considering customer base, peak operating hours, and complimenting business areas was made in order to deliver a better overall experience for the local and international communities. The programming of the EMP will focus on directly addressing the following needs from the community: • Job creation. The EMP is anticipating approximately 150 jobs. 75% on site 25% off site between tenant staff and EMP staff. • Affordable commercial space. Varied in size depending on business requirements and industry. • Adequate space and exposure. As we surveyed local business owners, we found that they were unhappy with the amount of exposure and signage due to the types and location of the buildings that they were occupying. Business services and resources partnering with community organizations, or housing services provided by EMP the business center may assist both tenants and local entrepreneurs with: • Business resources (Financing, planning, marketing and sales) (In collaboration with Brooklink) • Conference rooms • Printing services Recurring social and business events will promote the community and give the tenants exposure to the community. Lastly youth programing for aspiring entrepreneurs in collaboration with Brooklink and YEP (Youth Entrepreneurship Program) will provide a space and opportunities to foster new idea and potentially find funding for their business. Alatus, along with NEOO Partners and ACER, as well as the additional stakeholders and affiliated parties are looking forward to kicking off the formal entitlement process and further engaging in efforts to make the EMP a tangible asset for the City of Brooklyn Center. We appreciate the City of Brooklyn Center’s consideration of this application. Sincerely, Ericka Miller, CCIM Sr. Manager - Development – Alatus LLC emmiller@alatusllc.com African Career Education & Resources ( Acer) 6800 78th Ave N, Brooklyn Park MN 55445 (763) 657-7711 EMP STATUS REPORT PROJECT SUMMARY The Entrepreneurial Market &Plaza space is a community-led vibrant global marketplace that provides an immersive experience for communities to discover and support BIPOC business in the City of Brooklyn Center.The Entrepreneurial Market &Plaza will create economic opportunities for entrepreneurs to grow their businesses in a thriving environment that is progressive and sustainable.Our mission is to provide local BIPOC businesses the opportunity to create a cultural experience that is innovative, supportive, and inclusive to the communities. REPORT DATE PROJECT NAME PREPARED BY June 14, 2022,Entrepreneurial Market & Plaza Aicha Kann PROJECT OVERVIEW Task 1. Project Management 1. Coordinate, attend, and prepare agendas for bi-weekly team meetings. 2. Prepare progress reports. 3. Collect data that will inform program and policies 4. Long-Term Ownership Model 5. Identify grant funding opportunities and prepare applications in collaboration with city staff. Task 2. Business/Community Engagement 1. Develop a community engagement plan. 2. Organize a steering committee 3. Develop Operations Policy Informed by Community/Business Needs STATUS SUMMARY Brooklyn Center Community-wide forum. ( April 27, 2022) -Neo partners, Acer, and design by Melo were in attendance -Had a great turn out of 15 people in total -Community members were presented with the EMP project at this two-hour meeting -Dinner was served EMP Phase 2 project team meeting ( May 5th, 2022) -Attendees: Meg, Vong, Denise, Aicha, Orrin, Denetrick Check-in and updates included: ●Engagement - Steering Committee ●Funding Opportunities ●Coordination with City -Damaris will create a design concept that we can use alongside a survey. EMP Project check-in ()May 18, 2022 -An overview of the work scope was conducted by the Acer ECD team -Which identified that Aicha Kann would be responsible for community engagement regarding the EMP project EMP Project check-in ()May 31, 2022 EMP Phase 2 project team meeting ( June 2nd, 2022) -Attendees: Acer ECD, Neo Partners, Brooklyn center ECD team, Alatus Check-in, and updates included: ●Engagement Updates ●Project Management ●Timeline Update -There needs to be a named project manager: Denetrick will be the project manager. -ACER will provide list of task force members (team to review and provide feedback) -NEOO - reach out to Design by Melo to coordinate scopes -NEOO - coordinate project partners (DM, BKV, WWRF, ACER, NEOO, Alatus) EMP Phase 2 project team meeting ( June 16th, 2022) Steering committee planning meeting ()Jun 30, 2022 -Participated in the existing task force agenda for the housing forum -Aicha and Fadumo introduced the task force to the entrepreneurial market & plaza -Planed to use this task force for EMP steering committee Community Engagement Aspects:conduct focus groups Page 2 Diversity of people engaged in relation to the taskforce: • Residents – Renter community • Local Business owners • Local organizations • Regional Stakeholders School/Children: Parents - EMP Phase 2 project team meeting ( July 7th, 2022) -This meeting consisted of brief check- in Created feedback survey ()Jun 18, 2022 -Survey included overview of the entrepreneurial market and plaza -survey included designs and questionnaires regarding layout of the space -Survey link were copied to scan codes -Aicha and Denitrick worked on this survey Tabled at Brooklyn Center Juneteenth event ()Jun 18, 2022 -This event was outside the city hall of Brooklyn Center -Acer staff tabled at this event from 9:30-3 pm -Several giant poster boards were displayed with the opportunity site designs that Damaris provided -We had 8 people register to be part of the steering committee -About 12 people took the survey Steering committee planning meeting ()Jul 18, 2022 -Aicha from Acer and Orrin from Neo partners worked together to ensure community engagement -Created google slides were created along with Agenda 1st Steering committee meeting ()Jul 12, 2022 -This meeting was an introduction to the EMP project -About 10 people were present -Met over zoom from 6-7 pm -There was stipends of $25 gift cards from Acer for each participant EMP Phase 2 project team meeting ( July 21, 2022) -9 people were in attendance -Damaris need some feedback before finalizing designs Page 3 Created updated feedback survey ()Aug 1, 2022 -Damaris shared updated designs and questionnaires -Aicha created survey -As of now 16 people have responded to the survey - Brooklyn Center Farmers Market( Sep 1, 2022) -Aicha and Mer ’ce attended the farmers market to get a feel of the environment and see how to better engage -Met with Diane ( manager/owner of farmers market) -Discussed Steering Committee - Engagement Concerns ○ Attendance- Aicha informed that there is more of a concern or interest in affordable housing in the City of Brooklyn Center. While there is an appreciation for Small Business it has not been consistently a focus of conversation. ○ The (active) members of the steering committee feel that the conversation should be pushed past the design phase- what happens next? ○ We are stuck on the “what do they need? In reference to the construction development ○ Should we include some sort of housing resource piece in the plaza? ○ Aicha- let’s schedule a time for you to meet in person with Orrin Riddley and Denetrick Powers and I NEXT STEPS -Upcoming Events: -Acer Day- Sept 10th tabling from 11-4- aicha kann -City of Brooklyn Center- shoe drive- awaiting date information acer/neoo to table event -September and October Steering Committee meetings are canceled -Acer will be hosting community meeting in November at the city hall of Brooklyn center -We will discuss programming and project goals -Finalize potential Business for the entrepreneur plaza questionnaire -Work with Mer’ce to do some outreach for the month of October -Create a survey to provide Damaris with additional feedback -The goal is to have 30 people respond to the survey before next steering committee meeting - Page 4 UP DN DN DN I A D E G H 631 7 B C 8 A.1 F 2 4 13133 SF FIRST FLOOR BOH FOOD HALL LOADING WATER WASTE ROOM STAIR2 HALLWAY ELEV UTIL STAIR1 STORAGE OPEN STAIR UTILITY ELEC WELLNESS RESTROOM POP-UP RETAIL/ MULTI-PURPOSE VESTMANAGEMENT OFFICE I A D E G H 631 7 B C 8 A.1 F 2 4 13907 SF SECOND FLOOR 580 SF FINISHED ROOFTOP 1107 SF BUILDING VOID RETAILRETAIL RETAIL RETAIL RESTROOM RETAIL RETAIL RETAIL ELEV UTIL STAIR1 OFFICEOFFICE UTILITY OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE OFFICE CONFERENCECONFERENCE OFFICEOFFICE OFFICE STAIR2 I A D E G H 631 7 B C 8 A.1 F 2 4 15042 SF ROOF01/2"1"2"A B C D 2 1345 A B C D 2 1345 Project Drawing Number No.Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 11/8/2022 12:48:35 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 G200 BUILDING GROSS AREA AND SPACE BREAKDOWN BROOKLYN CENTER OPPORTUNITY SITE EMP 1/16" = 1'-0"1 FIRST FLOOR GROSS AREA 1/16" = 1'-0"2 SECOND FLOOR GROSS AREA 1/16" = 1'-0"3 ROOF GROSS AREA SPACE BREAKDOWN Name Area SECOND FLOOR CONFERENCE 565 SF ELEVATOR 67 SF OFFICE 4421 SF RESTROOM 478 SF RETAIL 8105 SF STAIR 463 SF UTILITY 296 SF 14396 SF SPACE BREAKDOWN Name Area FIRST FLOOR BOH 1435 SF ELEC 83 SF ELEVATOR 67 SF FOOD HALL 2300 SF HALLWAY 375 SF LOADING 517 SF MANAGER OFFICE 161 SF RESTROOM 583 SF RETAIL 4859 SF STAIR 736 SF STORAGE 528 SF UTILITY 356 SF VESTIBULE 201 SF WASTE ROOM 254 SF WATER ROOM 109 SF WELLNESS 54 SF 12619 SF EXTERIOR WALL MAKE UP 514 SF 13,133 SF 618 SF 15,014 SF EXTERIOR WALL MAKE UP BUILDING GROSS AREA BUILDING GROSS AREA Global Summary of Areas Input Input Input & ID Input & ID Input & ID Input & ID Input & ID Input & ID Gross Area 1 Gross Area 2 Gross Area 3 Gross Area 4 Floor Level Space ID Space Classification A Space Classification B Space Classification C Space Classification D Space Classification E Space Classification F = A + B + C = A + B + D = A + E = A + B + C + D + E + F First Floor Floor Area 13,133 - - - - - 13,133 13,133 13,133 13,133 Floor Totals 13,133 - - - - - 13,133 13,133 13,133 13,133 Floor Area 13,907 - - - - - 13,907 13,907 13,907 13,907 Building Void (Open to Below)- - - - 1,107 - - - 1,107 1,107 Finished Rooftop Terrace - 580 - - - - 580 580 - 580 Floor Totals 13,907 580 - - 1,107 - 14,487 14,487 15,014 15,594 Roof Roof Service & Mech - - - - - 15,042 - - - 15,042 Roof Totals - - - - - 15,042 - - - 15,042 Building Totals 27,040 580 - - 1,107 15,042 27,620 27,620 28,147 43,769 *Based on BOMA 2018 Gross Areas - ANSI/BOMA Z65.3-2018 Second Floor Date Drawn by Checked by 2022.11.08 SH - I A D E G H 631 7 B C 8 A.1 F 2 4 1178 SF PATIO 11851 SF PLAZA - NORTH 2144 SF LANDSCAPE - EAST 1205 SF LANDSCAPE - SOUTH 414 SF LANDSCAPE - SOUTH01/2" 1" 2" A B C D 2 1345 A B C D 2 1345 Project Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 11/8/2022 12:49:26 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 G201 PLAZA AREA BROOKLYN CENTER OPPORTUNITY SITE EMP 1/16" = 1'-0"1 PLAZA SF LANDSCAPE AREA SF Name Area PATIO 1178 SF PLAZA - NORTH 11851 SF LANDSCAPE - EAST 2144 SF LANDSCAPE - SOUTH 1205 SF LANDSCAPE - SOUTH 414 SF Date Drawn by Checked by 2022.11.08 SH - SITE MAP01/2"1"2"A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No.Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 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 Architect under the laws of the State of Minnesota. Printed Name: Signature: Date:License #: These drawings including all design, details, specifications and information, are the sole copyright of Design By Melo, LLC and are for use on this specific project and shall not be used on any other work without agreement and written permission of Design By Melo, LLC © 10/11/2022 4:18:18 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 XXX XXX G000 COVER SHEET BROOKLYN CENTER OPPORTUNITY SITE EMP BROOKLYN CENTER OPPORTUNITY SITE EMP ARCHITECT DESIGN BY MELO, LLC 1600 UTICA AVE SOUTH ST LOUIS PARK, MN 55416 t 612.289.8419 e DAMARIS@DESIGNBYMELO.COM DAMARIS HOLLINGSWORTH DRAWING INDEX NUMBER NAME G000 COVER SHEET C600 EMP - CIVIL NOTES AND LEGEND C620 EMP - SITE DEMOLITION PLAN C630 EMP - SWPPP NARRATIVE C631 EMP - SWPPP NARRATIVE C632 EMP - SWPPP SITE LAYOUT C633 EMP - SWPPP DETAILS C634 EMP - SWPPP DETAILS C650 EMP - UTILITY PLAN C670 EMP - CITY DETAILS C671 EMP - CITY DETAILS L01 GENERAL NOTES L02 SCHEDULE L03 3D REFERENCE VIEW L100 SITE ORIENTATION PLAN L101 SITE LAYOUT AND MATERIAL PLAN L120 SITE FURNISHING PLAN L130 GRADING PLAN L200 PLANTING PLAN - NORTH L201 PLANTING PLAN - SOUTH L202 IRRIGATION PLAN L500 SITE DETAILS - SURFACING L510 SITE DETAILS - PLANTING L520 SITE DETAILS - FURNISHING A001 ARCHITECTURAL SITE PLAN A101 FIRST FLOOR PLAN A102 SECOND FLOOR PLAN A103 ROOF PLAN A301 ENLARGED FIRST FLOOR PLAN - NORTH A302 ENLARGED FIRST FLOOR PLAN - SOUTH A303 ENLARGED SECOND FLOOR PLAN - NORTH A304 ENLARGED SECOND FLOOR PLAN - SOUTH A400 EXTERIOR ELEVATIONS A410 RENDERINGS E015 ELECTRICAL SITE PHOTOMETRICS EX A TURNING SMS EX B TURNING SMS CLIENT ALATUS LLC IDS CENTER, 80 S 8TH STREET SUITE 4155 MINNEAPOLIS, MN 55402 t 612.455.0700 e CBOSMUNDSON@ALATUSLLC.COM CHRIS OSMUNDSON 1 10/11/2022 ENTITLEMENT - ENTITLEMENT APPLICATION SPACE BREAKDOWN Name Area FIRST FLOOR BOH 1435 SF FOOD HALL 2300 SF LOADING 522 SF OFFICE 161 SF RETAIL 4842 SF STORAGE 530 SF UTILITY 550 SF 10339 SF SECOND FLOOR CONFERENCE 565 SF OFFICE 4455 SF RETAIL 8105 SF UTILITY 269 SF 13394 SF GENERAL NOTES1.USE OF THE WORD "CONTRACTOR" IN THE DRAWINGS INDICATES BOTH THE GENERAL CONTRACTOR AND ALL SUBCONTRACTORS ON THE PROJECT.2.ALL CONTRACTORS AND SUB-CONTRACTORS ARE RESPONSIBLE FOR COORDINATING THEIR WORK WITH THE WORK OF OTHERS. NEITHER THE OWNER NOR THE LANDSCAPE ARCHITECT IS RESPONSIBLE FOR COORDINATION OF THE WORK. NO ADDITIONAL COMPENSATION WILL BE MADE TO ANY CONTRACTOR FOR EXTRA WORK RESULTING FROM FAILURES OF COORDINATION.3.THE CONTRACTOR MUST ASSURE COMPLIANCE WITH ALL APPLICABLE CODES, REGULATIONS, AND PERMITS GOVERNING THE WORK OR MATERIALS SUPPLIED.4.THE CONTRACTOR IS RESPONSIBLE FOR APPLYING FOR, OBTAINING, AND PAYING FOR ALL NECESSARY PERMITS UNLESS OTHERWISE INDICATED IN THE CONTRACT DOCUMENT.5.THE CONTRACTOR SHALL HAVE A COPY OF ALL DRAWINGS WITH THEM ON SITE AT ALL TIMES AND SHALL RECORD ALL MODIFICATION/CHANGES TO THE WORK ON THE DRAWINGS. THE CONTRACTOR SHALL PROVIDE A COMPLETE AS-BUILT SET OF DRAWINGS TO THE LANDSCAPE ARCHITECT AT PROJECT COMPLETION.6.EXCEPT FOR ITEMS SPECIFICALLY MARKED AS "BY OTHERS" OR "NOT IN CONTRACT", IT IS THE INTENT OF THESE DRAWINGS TO DESCRIBE A COMPLETE PROJECT. THE CONTRACTOR MUST THOROUGHLY REVIEW THE DRAWINGS PRIOR TO SUBMITTING A BID AND IMMEDIATELY NOTIFY THE LANDSCAPE ARCHITECT OF ANY ERRORS OR OMISSIONS DISCOVERED. NO ADDITIONAL COMPENSATION WILL BE MADE FOR ITEMS OF WORK NOT SHOWN OR DESCRIBED ON THE DRAWINGS THAT COULD BE REASONABLY INFERRED FROM THE DRAWINGS IN PROVIDING THE OWNER WITH COMPLETE SYSTEMS AND A COMPLETE PROJECT.7.EXISTING CONDITIONS SHOWN ON THE DRAWINGS ARE FROM A SURVEY PERFORMED BY OTHERS. EXISTING TOPOGRAPHIC FEATURES MAY NOT BE EXACT AS TO THEIR LOCATION, CHARACTER, OR NUMBER. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING THE CONDITIONS OF THE SITE PRIOR TO BIDDING AND CONSTRUCTION AND FOR IMMEDIATELY NOTIFYING THE LANDSCAPE ARCHITECT OF ANY DISCREPANCIES OR VARIATIONS FROM THE DRAWINGS.8.THE CONTRACTOR MUST MAINTAIN AND PROTECT ALL BENCH MARKS, SURVEY MONUMENTS, PROPERTY IRONS, LAYOUT STAKES AND OTHER REFERENCE POINTS. ALL FINES AND REPLACEMENT COSTS FOR DAMAGE TO ANY OF THESE ITEMS THAT IS DUE TO THE CONTRACTOR'S ACTS OR NEGLIGENCE ARE THE CONTRACTOR'S RESPONSIBILITY AT NO COST TO THE OWNER.9.THE CONTRACTOR SHOULD EXPECT TO FIND TELEPHONE, ELECTRIC, GAS, CABLE TELEVISION, AND FIBER OPTIC LINES, IRRIGATION SYSTEMS, AND OTHER PUBLIC AND PRIVATE UTILITIES. THE CONTRACTOR, IN COOPERATION WITH THE APPROPRIATE UTILITY COMPANY, IS RESPONSIBLE TO VERIFY THE LOCATION, SIZE, AND DEPTH OF ALL UTILITIES PRIOR TO ANY CONSTRUCTION ACTIVITY. 10.PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT OF WAY, THE CONTRACTOR MUST OBTAIN ALL NECESSARY PERMITS AND SUBMIT A TRAFFIC CONTROL PLAN COMPLYING WITH THE LATEST EDITION OF THE MUTED.11.THE CONTRACTOR IS RESPONSIBLE FOR REVIEWING THE EROSION CONTROL REQUIREMENTS OF THE SITE AND FOR INSTALLING AND MAINTAINING EROSION CONTROL MEASURES WHERE NEEDED, EVEN IF THEY ARE NOT INDICATED ON THE DRAWINGS.12.INLET PROTECTION (SILT FENCE BARRICADES, SILT SACKS, RISER PIPES, OR FILTER FABRIC AND GRAVEL) MUST BE INSTALLED IN ALL EXISTING AFFECTED CATCH BASINS PRIOR TO ANY REMOVAL WORK AND IN ALL NEW CATCH BASINS IMMEDIATELY AFTER CATCH BASIN INSTALLATION.13.ADJACENT STREETS, ALLEYS, AND PROPERTIES MUST BE SWEPT TO KEEP THE FREE OF SEDIMENT AND MATERIALS TRACKED, BLOWN, OR WASHED FROM THE SITE. THE CONTRACTOR MUST MONITOR CONDITIONS AND SWEEP AS NEEDED OR WITHIN 24 HOURS NOTICE BY THE LANDSCAPE ARCHITECT. SWEEPING IS INCIDENTAL TO THE PROJECT.14.CONTRACTOR MUST MAINTAIN DUST CONTROL FOR THE SITE AT ALL TIMES AND PROVIDE WATERING TRUCKS AS NEEDED OR WITHIN 24 HOURS NOTICE BY THE LANDSCAPE ARCHITECT. DUST CONTROL IS INCIDENTAL TO THE PROJECT.15.WHERE DISTURBED SOILS WILL LAY EXPOSED FOR MORE THAN 21 DAYS, THE CONTRACTOR MUST SEED WITH A TEMPORARY COVER CROP TO PREVENT EROSION. TEMPORARY SEED MIX MUST BE APPROVED BY THE LANDSCAPE ARCHITECT. TEMPORARY SEEDING IS INCIDENTAL TO THE PROJECT.16.THE CONTRACTOR IS SOLELY RESPONSIBLE FOR SECURING THE SITE AND PROVIDING PROTECTION FROM THE WORK FOR THE PUBLIC. ALL OPEN EXCAVATIONS AND OTHER HAZARDS MUST BE FENCED.17.THE RELOCATION OF ALL EXISTING UTILITIES MUST BE COORDINATED BY THE CONTRACTOR AD ANY COSTS FOR SUCH WORK IS RESPONSIBLE OF THE CONTRACTOR. NO ADDITIONAL COMPENSATION WILL BE ALLOWED FOR EXTRA TIME AND EFFORT OR PROVISIONS NECESSARY TO WORK AROUND ANY UTILITIES.18.LIMITS OF WORK SHOWN ON DRAWINGS ARE APPROXIMATE AND MAY BE ADJUSTED IN THE FIELD BY THE LANDSCAPE ARCHITECT. THE CONTRACTOR MUST REVIEW THE LIMITS OF WORK WITH THE LANDSCAPE ARCHITECT PRIOR TO STARTING WORK. ANY WORK OUTSIDE THE LIMITS OF WORK AS SHOWN ON DRAWINGS OR AS MODIFIED IN THE FIELD BY THE LANDSCAPE ARCHITECT WILL BE DONE AT CONTRACTOR'S EXPENSE UNLESS THE CONTRACTOR NOTIFIES THE LANDSCAPE ARCHITECT OF THE NEED FOR THE WORK IN WRITING AND IS DIRECTED TO PERFORM THE WORK BY LANDSCAPE ARCHITECT OR OWNER IN WRITING BEFORE PERFORMING THE WORK. RESTORATION OR REPLACEMENT OF ANY PAVEMENTS, CURB, GUTTER, PLANT MATERIALS, TURF, UTILITIES, OR OTHER SITE ELEMENTS OUTSIDE THE LIMITS OF WORK THAT ARE DAMAGED DUE TO THE CONTRACTOR'S ACTS OR NEGLIGENCE WILL BE AT THE CONTRACTOR'S EXPENSE. THE EXTENT AND ACCEPTABILITY OF THE REPLACEMENT WILL BE DETERMINED BY THE LANDSCAPE ARCHITECT.SYMBOLEXISTING DECIDUOUS TREEEXISTING CONIFEROUS TREEREMOVALSEXISTING VEGETATION TO BE REMOVEDPROPERTY LINELIMITS OF WORKCENTER LINEXXXXXSECTIONDETAIL / ENLARGEMENTELEVATIONXXXXXXXXXX1000.00000.00000.00EXISTING SPOT ELEVATIONPROPOSED ELEVATIONA1GRID 000.00 TOW000.00 BOWSPOT ELEVATION AT TOP AND BOTTOM OF WALLP1S1KEY NOTESPAVING TYPESITE FURNISHING TYPEW1WALL TYPER1RAILING TYPEPS1PLANT SURFACING TYPEE1EDGING TYPEREVISION1ABBREVIATIONSADAAmerican with Disabilities ActALUMAluminumARCHArchitectBLDG BuildingBOCBottom of ChannelBOSBottom of Stairs, Bottom of StageBOWBottom of WallCBCatch BasinCJControl JointCLCenter LineCMUConcrete Masonry UnitCONCConcreteCONTContinuousDIADiameterDNDownDWGSDrwaings(E) EXTGExistingEJ Expansion JointELElevationELECElectricalEQEqualEXPExposedEXTExteriorFFEFinished Floor ElevationFGFinished GradeGALVGalvanizedIDInside DiameterINSULInsulationLALandscape ArchitectMASMasonryMATLMaterialMAXMaximumMFGManufactureMINMinimumNIC Not in ContractOCOn CenterODOutside DiameterOHOverheadPLProperty LinePLWDPlywoodPOBPoint of BeginingQTYQuantityRRiser(R)RadiusREQDRequiredSFSquare FeetSIMSimilarSSStainless SteelSYSquare YardTTreadTxTTen x Ten StudioTOCTop of Curb, Top of Concrete, TODTop of DeckTOSTop of Stairs, Top of StageTOWTop of WallTYPTypicalVIFVerify in Field#Number, Pound&and@atLAYOUT1.VERIFY ALL EXISTING CONDITIONS, LAYOUT COORDINATES, AND WORK FROM PREVIOUS AND ONGOING CONTRACTS IN THE FIELD. REPORT ANY DISCREPANCIES IMMEDIATELY TO THE LANDSCAPE ARCHITECT FOR DIRECTION BEFORE PROCEEDING WITH THAT PORTION OF THE WORK.2.REQUEST A REVIEW IN THE FIELD BY THE LANDSCAPE ARCHITECT OF THE LAYOUT OF ALL ELEMENTS AS SHOWN. STAKE ALL LOCATIONS. OBTAIN LANDSCAPE ARCHITECT'S APPROVAL OF LAYOUT BEFORE STARTING.3.REQUEST A REVIEW IN THE FIELD BY THE LANDSCAPE ARCHITECT OF ALL SITE LIGHTING FIXTURES, JUNCTION BOXES, TRANSFORMERS, PANELS. STAKE ALL LOCATIONS. OBTAIN THE LANDSCAPE ARCHITECTS APPROVAL OF DEVICE LOCATIONS PRIOR TO INSTALLATION. SOME SITE LIGHTING CIRCUITRY AND JUNCTION BOX LOCATIONS MAY BE LOCATED ON ELECTRICAL ENGINEERING PLANS.4.REQUEST A REVIEW IN THE FIELD BY THE LANDSCAPE ARCHITECT OF ALL FORMWORK OR A TYPICAL FORMWORK PORTION REPRESENTING SIMILAR WORK. OBTAIN LANDSCAPE ARCHITECTS APPROVAL OF FORMWORK FOR FLATWORK AND WALL WORK PRIOR TO CONCRETE POURING.5.COORDINATE ALL LAYOUT WORK POINTS, MONUMENTS, GRID LINES AND CONTROLS, AMONG ALL TRADES; SPECIFICALLY BUT NOT LIMITED TO SITE FORMATION, FLAT WORK AND WALL WORK.6.REFER TO PAVING OR MATERIALS PLAN(S) FOR ALL FLAT WORK AND ALL WALL WORK JOINT LOCATIONS; SUBMIT SHOP DRAWINGS VERIFYING JOINT LAYOUT PRIOR TO INSTALLATION.7.ERECT AND INSTALL ALL WORK LEVEL, PLUMB, SQUARE, TRUE, STRAIGHT AND IN PROPER ALIGNMENT.8.DO NOT SCALE DRAWINGS. USE DIMENSIONS SHOWN.9.DIMENSIONS ARE NOT ADJUSTABLE WITHOUT REVIEW AND APPROVAL OF LANDSCAPE ARCHITECT UNLESS NOTED [+/-] FV [FIELD VERIFY].10.SIMILAR OR [SIM] MEANS COMPARABLE CHARACTERISTICS FOR THE CONDITIONS VERIFY DIMENSIONS AND ORIENTATION ON THE PLANS AND ELEVATIONS.11.DIMENSIONS NOTED [CLR] OR CLEAR MUST BE STRICTLY MAINTAINED ALLOWING FOR THICKNESS OF ALL FINISHES. FIELD VERIFY/ W LANDSCAPE ARCHITECT [FV] PRIOR TO CONSTRUCTION.12.TYPICAL OR [TYP] MEANS IDENTICAL FOR ALL SIMILAR CONDITIONS UNLESS OTHERWISE NOTED.13.ALIGN MEANS ACCURATELY LOCATE FINISH FACES IN THE SAME PLANE.14.ALL ANGLES ARE ASSUMED TO BE 90 DEGREES UNLESS OTHERWISE STATED.15.ALL CURVES FOR PAVING, BANDS, PATHS, EDGING AND HEADER BOARDS SHALL BE ALIGNED IN A SMOOTH AND CONTINUOUS FASHION AND SHALL MEET ADJACENT SURFACES AT 90 DEGREES, UNLESS OTHERWISE INDICATED. ALL WALK RADII AND CURVES SHALL BE SMOOTH AND CONTINUOUS WITHOUT ABRUPT CHANGES OR BENDS. GRADING -DRAINAGE1.VERIFY ALL EXISTING CONDITIONS, EXCAVATION, FILLING AND GRADING, AND WORK FROM PREVIOUS AND ONGOING CONTRACTS IN THE FIELD. REPORT ANY DISCREPANCIES IMMEDIATELY TO THE LANDSCAPE ARCHITECT FOR DIRECTION BEFORE PROCEEDING WITH THAT PORTION OF THE WORK.2.REQUEST A REVIEW IN THE FIELD BY THE LANDSCAPE ARCHITECT OF ALL FINISH GRADING. STAKE ALL GRADES. OBTAIN LANDSCAPE ARCHITECT'S APPROVAL OF FINISH GRADING PRIOR TO PLANTING.3.GRADES SHOWN ARE FINISH GRADE OR SURFACE ELEVATIONS. SUBGRADE ELEVATIONS ARE NOT REFLECTED.4.CONSTRUCT FINISH SURFACE AND FINISH GRADE SO AS TO ENSURE POSITIVE DRAINAGE AWAY FROM ALL STRUCTURES AND INTO DRAINAGE STRUCTURES WHERE PROVIDED.5.FINAL ELEVATION AT BUILDING ENTRIES MAY NOT BE LOWER THAN 1/2-INCH BELOW SEE CBC 1003.3.16).6.PITCH EVENLY BETWEEN SPOT GRADES AND CONTOUR LINES UNLESS GRADE BREAKS, RIDGELINES, SWALES ARE INDICATED OR OTHERWISE NOTED. GRADE FINISH SURFACE TO PREVENT PONDING OF WATER. ANY DISCREPANCIES OR CONDITIONS NOT ALLOWING THIS TO OCCUR SHALL BE REPORTED TO THE LANDSCAPE ARCHITECT FOR RESOLUTION PRIOR TO CONTINUING WORK. ALL FINISHED GRADES SHALL PROVIDE FOR NATURAL RUNOFF OF WATER WITHOUT LOW SPOTS OR POCKETS. SET FLOW LINES AND GRADE BREAKS ACCURATELY. PROVIDE A MINIMUM GRADE OF 1.5% ON ALL FINISH SURFACES EXCEPT WHERE NOTED AND A MINIMUM GRADE OF 2% ON ALL FINISH GRADES UNLESS OTHERWISE NOTED.7.HOLD DOWN FROM ADJACENT SURFACES GRADES OF LAWN AREA AND OTHER PLANTING AREA PLANTING SOIL SO THAT WHEN SOD AND MULCH IS PLACED IT WILL CREATE A FLUSH CONDITION WITH TOP OF SOD OR MULCH UNLESS OTHERWISE NOTED.8.BLEND NEW EARTHWORK SMOOTHLY INTO EXISTING TO CREATE A SEAMLESS EFFECT.TREE PLANTING1.REQUEST A REVIEW IN THE FIELD BY THE LANDSCAPE ARCHITECT OF ALL TREE LOCATIONS. STAKE ALL TREE LOCATIONS. OBTAIN APPROVAL OF LANDSCAPE ARCHITECT BEFORE STARTING PLANT INSTALLATION.2.REQUEST A REVIEW BY THE LANDSCAPE ARCHITECT OF THE DEPTH OF ALL TREE ROOTBALLS. OBTAIN APPROVAL OF LANDSCAPE ARCHITECT PRIOR TO TREE PIT EXCAVATION.3.SUPPLY ALL PLANT MATERIAL IN QUANTITIES SUFFICIENT TO COMPLETE THE PLANTING SHOWN ON ALL DRAWINGS.4.ALL PLANT MATERIAL SHALL CONFORM TO THE GUIDELINES ESTABLISHED BY THE AMERICAN STANDARD FOR NURSERY STOCK, PUBLISHED BY THE AMERICAN ASSOCIATION OF NURSERYMEN, LATEST EDITION. ANSI Z60.15.NO TREES SHALL BE PLANTED WITH ROOT BALL OR BOX LESS THAN 5-FEET FROM WALKS, CURBS, OR OTHER STRUCTURES WITHOUT A ROOT CONTROL BARRIER INSTALLED PER MANUFACTURERS INSTRUCTIONS.6.COORDINATE PLANT LAYOUT WITH IRRIGATION EQUIPMENT LAYOUT. PLANT LAYOUT TAKES PRECEDENCE OVER IRRIGATION EQUIPMENT LAYOUT.7.PROVIDE MATCHING SIZES AND FORMS FOR EACH SPECIES OF SHRUB HEDGE OR TREES INSTALLED ON GRID OR SPACED EQUALLY IN ROWS AS SHOWN ON DRAWINGS.8.SPACE EQUALLY ON GRID, ROW OR TRIANGULARLY AS NOTED IN PLANT LEGEND.9.PLANT CROWN ROOT FLARE ELEVATIONS RELATIVE TO FINISH GRADES ARE AS SHOWN ON PLANTING DETAILS AND SHALL BE STRICTLY ADHERED TO. PROPER COMPACTION OF BACKFILL TO PREVENT SETTLEMENT OF ROOTBALL SHALL BE REQUIRED.10.TREES ARE TO BE LOCATED 10-FEET MINIMUM FROM ANY STREETLIGHTS, 6-1/2-FEET MINIMUM FROM ANY TRANSFORMERS AND 5-FEET MINIMUM FROM ALL OTHER UTILITIES.01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 8:59:58 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007SMRAL01General NotesBROOKLYNCENTEROPPORTUNITYSITE EMPSD1 10/11/2022 ENTITLEMENTSheet ListSheetNumberSheet NameL01 General NotesL03 3D Reference ViewL100 Site Orientation PlanL101 Site Layout and Material PlanL120 Site Furnishing PlanL130 Grading PlanL200 Planting Plan - NorthL201 Planting Plan - SouthL202 Irrigation PlanL500 Site Details - SurfacingL510 Site Details - PlantingL520 Site Details - Furnishing 01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:00:03 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007AuthorCheckerL02SCHEDULEBROOKLYNCENTEROPPORTUNITYSITE EMPSDMaterial ScheduleType Mark Description Type Comments AreaP1 Decorative Concrete Site Material 2384 SFP2 Cast in Place Concrete Site Material 2883 SFP3 Permeable Paver with Plants Site Material 3750 SFP4 Unit Paver Type 1 Site Material 1102 SFP5 Unit Paver Type 2 Site Material 3111 SFGrand total: 16 13229 SFWall ScheduleType Mark Description URL LengthW1 Planter Type 1 https://www.streetlife.nl/en/products/roughready-straight-tree-isles884' - 10 15/16"W2 Utility Screen Wall TBD 41' - 9"Grand total: 45 926' - 7 15/16"1 10/11/2022 ENTITLEMENTFurniture Schedule (Spec. 32 20 00)Type Mark Description Manufacturer URL CountS1 Parc Centre_Table Landscape Forms www.landscapeforms.com 15S2 Parc Centre_Chair Landscape Forms www.landscapeforms.com 60S3 Bicycle rack STREETLIFE https://www.streetlifeamerica.com/us/products/roughready-bike-parking. 10S4 Select_Recycle Unit_Triple Landscape Forms www.landscapeforms.com 2S5 Monument Sign 01 TBD 1S6 Monument Sign 02 TBD 1S7 Address Marker Sign 01 TBD 1Grand total: 90 90Perennial and Shrub ScheduleNamePlantingSizeCommentsPlantSpacingAreaP #4ContainerSesleria autumnalis 20%; Geranium maculatum 20%; Nepeta faassenii20%; Onoclea sensibilis 20%; Bouteloua gracilis 20%0' - 9" 1665 SFS #7ContainerHypericum kalmianum 20%; Potentilla fruticosa 'Goldfinger' 20%;Cornus stolonifera 20%; Spiraea fritschiana 20%; Diervilla lonicera 20%2' - 0" 1844 SFTree ScheduleType Mark Common Name Botanical Name Installed Size Count DescriptionConiferous ShrubMp Mugo Pine Pinus mugo #7 Container 3 See Plan for locationDeciduous TreeA Serviceberry Amelanchier × grandifloraAutumn BrillianceB+B, 10'-12' min. ht.Multistem26 SEE PLANBn River Birch Betula nigra B+B, 10'-12' min. ht.Single stem (1")5 SEE PLANP Quaking Aspen Populus tremuloides B+B, 10'-12' min. ht.Singlestem (2")14 SEE PLANQb Swamp White Oak Quercus bicolor B+B, 10'-12' min. ht.Singlestem (2")6 SEE PLANSheet ListSheetNumberSheet NameL01 General NotesL03 3D Reference ViewL100 Site Orientation PlanL101 Site Layout and Material PlanL120 Site Furnishing PlanL130 Grading PlanL200 Planting Plan - NorthL201 Planting Plan - SouthL202 Irrigation PlanL500 Site Details - SurfacingL510 Site Details - PlantingL520 Site Details - Furnishing 01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:11:55 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007SMRAL033D Reference ViewBROOKLYNCENTEROPPORTUNITYSITE EMPSDView from Flexible PlazaEntry View at North East CornerEMP Plaza Axon ViewView at South East Corner - Cafe TerraceEMP Cafe Terrace Axon View1 10/11/2022 ENTITLEMENT DNNOPARKINGNOPARKINGUPDNDNDNDNDNDN_______L1011_______L1012_______L1201_______L1202_______L2011_______L2001_______L1301_______L1302P2P5P1NORTH PLAZAVIEWING GARDENENTRYWAYCAFE TERRACELOADINGAREASite Layout and Material PlanNorthSite Planting Plan -NorthSite Grading Plan -NorthSite Furniture Plan -North_______L2003Perennial Planting Plan -NorthSite Layout and Material PlanSouthSite Planting Plan -SouthSite Grading Plan -SouthSite Furniture Plan -SouthPerennial Planting Plan -South_______L2012FLEXIBLE PLAZASHINGLE CREEK PARKWAYBAS LAKE ROADALATUS MULTIFAMILY HOUSINGRFWM EVENT CENTERFLEXIBLE PLAZAALATUS MULTIFAMILY HOUSING 2PPL RFWM FAMILY HOUSINGFUTURE PARK01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:01:48 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007AuthorRAL100Site Orientation PlanBROOKLYNCENTEROPPORTUNITYSITE EMPSD1" = 20'-0"2Site Orientation Plan1 10/11/2022 ENTITLEMENT1" = 50'-0"1Site Context - Opportunity Site Phase I PROPERTY LINE16'-11"8'-9"49'-8"11'-7"5'-5"8'-0"11'-0"37'-5"10'-3"23'-8"4'-10"15'-9"10'-0"P2P3P2P5P3P418'-9"3'-11"44'-7"4'-0"35'-2"1'-6"12'-2"15'-4"2'-3"4'-1"41'-10"6'-2"43'-5"3'-7"5'-5"26'-3"6'-2"46'-8"4'-1"32'-8"8'-2"8'-6"13'-5"31'-0"7'-3"33'-5"13'-5"37'-4"7'-1"29'-11"18'-1"4'-9"29'-3"10'-3"52'-9"12'-11"10'-3"4'-2"22'-7"8'-3"60'-2"3'-2"31'-10"10'-3"53'-4"8'-4"8'-4"30'-7"7'-1"17'-10"10'-4"8'-2"21'-6"9'-2"23'-8"5'-6"39'-10"10'-5"6 '-1 0 "19'-1"14'-10"31'-5"18'-10"11'-9"4'-10"8'-0"11'-7"2'-5"10'-4"8'-5"4'-8"27'-1"22'-7"6'-9"3'-9"5 '-4 "7'-3"P5P5P4P5P1P1P4P1P1P1P1W1W1W1W1W1W1W14'-4"21'-0"33'-5"7'-11"PROPERTY LINE9'-5"5'-6"22'-11"5'-8"26'-3"4'-0"11'-3"6'-0"16'-4"12'-0"0'-8"11'-2"0'-0"18'-5"6'-5"22'-0"8'-0"1 2 '-0 " 2 1 '-7 " 3 3 '-8 "12'-0"11'-10"0'-0"6'-6"6'-5"29'-7"11'-4"6'-4"32'-4"23'-1"27'-5"4'-0"11'-0"20'-0"20'-0"11'-0"24'-10"5'-6"4'-6"8'-0"12'-3"P2P1P1P1P2P1W1W1W131'-5"W2W223345P2P1P2P5P5P5P5LEGEND AND NOTESEXTENT OF SNOW MELT SYSTEMPLANTING AREA1LOCAL ARTIST DESIGNED PUBLIC ART2TRANSFORMER -SEE UTILITY PLAN3BUILDING COLUMN -SEE ARCHITECTURE PLANPROPERTY LINE4DUMPSTER STORAGE -SEE ARCHITECTURE PLAN5DUMPSTER PICK UP AREA01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:02:18 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007SMRAL101Site Layout andMaterial PlanBROOKLYNCENTEROPPORTUNITYSITE EMPSD1" = 10'-0"1Site Layout and Material Plan - North1" = 10'-0"2Site Layout and Material Plan - South1 10/11/2022 ENTITLEMENTMaterial ScheduleType Mark Description Type Comments AreaP1 Decorative Concrete Site Material 2384 SFP2 Cast in Place Concrete Site Material 2883 SFP3 Permeable Paver with Plants Site Material 3750 SFP4 Unit Paver Type 1 Site Material 1102 SFP5 Unit Paver Type 2 Site Material 3111 SFGrand total: 16 13229 SFWall ScheduleType Mark Description URL LengthW1 Planter Type 1 https://www.streetlife.nl/en/products/roughready-straight-tree-isles884' - 10 15/16"W2 Utility Screen Wall TBD 41' - 9"Grand total: 45 926' - 7 15/16"111111 S1S1S1S1S1S4S2S2S1S2S2S2S2S3S3S3S3S3S3S3S7S511L520TYP.3L520TYP.W1W1W1W1W1W1W1W1W1W1W1W1W11L520TYP.2L520TYP.2L520TYP.2L520TYP.3L520TYP.2L520TYP.2L520TYP.2L520TYP.2L520TYP.2L520TYP.6666662L520TYP.1L520TYP.AAS4S1S1S2S1S2S2S1S2S1S2S1S2S1S1S1S2S2S2S3S3S32343S65W1W1W1W1W12L520TYP.1L520TYP.2L520TYP.2L520TYP.5L520TYP.W2W26LIGHT POLE -REFER TO ELECTRICAL SITE LIGHTING PLANLEGEND AND NOTES1LOCAL ARTIST DESIGNED PUBLIC ART2TRANSFORMER -SEE UTILITY PLAN3BUILDING COLUMN -SEE ARCHITECTURE PLANPROPERTY LINE4DUMPSTER STORAGE -SEE ARCHITECTURE PLAN5DUMPSTER PICK UP AREA01/2"1"2"ABCD21345ABCD21345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:02:25 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007AuthorRAL120Site Furnishing PlanBROOKLYNCENTEROPPORTUNITYSITE EMPSD1" = 10'-0"1Site Furniture Plan - North1" = 10'-0"2Site Furniture Plan - South1 10/11/2022 ENTITLEMENTFurniture Schedule (Spec. 32 20 00)Type Mark DescriptionManufacturerURLCountS1 Parc Centre_TableLandscape Forms www.landscapeforms.com15S2 Parc Centre_ChairLandscape Forms www.landscapeforms.com60S3 Bicycle rackSTREETLIFE https://www.streetlifeamerica.com/us/products/roughready-bike-parking.10S4 Select_Recycle Unit_Triple Landscape Forms www.landscapeforms.com2S5 Monument Sign 01TBD1S6 Monument Sign 02TBD1S7 Address Marker Sign 01 TBD1Grand total: 9090 2% SLOPE2% SLOPE2% SLOPE2% SLOPE1% SLOPE2% SLOPE2% SLOPE2% SLOPESLOPEMIN. 1% SLOPEFFE 84948.148.1??48.5?48.448.448.048.048.0M I N . 1 % S L O P E M I N . 1 % S L O P E MIN. 1% SLOPEMIN. 1% SLOPEMIN. 1% SLOPEMIN. 1% SLOPE48.3SLOPESLOPE491AA48.449FFE 84948.4LP.48MIN. 1%48.448.6449M I N . 2 %MIN. 1%MIN. 1%48.848.848.6MIN. 1%49M IN. 1%STAGING AREA254677334948.9LEGEND AND NOTESCATCHMENTPLANTING AREA1LOCAL ARTIST DESIGNED PUBLIC ART2TRANSFORMER -SEE UTILITY PLAN3BUILDING COLUMN -SEE ARCHITECTURE PLANPROPERTY LINE4DUMPSTER STORAGE -SEE ARCHITECTURE PLAN5DUMPSTER PICK UP AREA6FLAT CURB -REFER TO CIVIL7CURB & GUTTER -REFER TO CIVIL01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:02:52 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007AuthorRAL130Grading PlanBROOKLYNCENTEROPPORTUNITYSITE EMPSD1" = 10'-0"Site Grading Plan - North1" = 10'-0"Site Grading Plan - South1 10/11/2022 ENTITLEMENTFFE. 849 PPPPPPPPAAAAAAABnPPPPAAAAAPBnAQbQbQbQbQbQbBnBnBnAP4'-10"2'-6" MINIMUM FROM WALL111333352 SFS23 SFS14 SFS37 SFS33 SFS32 SFS24 SFS60 SFS37 SFS37 SFS18 SFS33 SFS28 SFS45 SFS74 SFS113 SFS37 SFS25 SFS52 SFS51 SFS20 SFS29 SFS19 SFS37 SFS15 SFS27 SFS38 SFS25 SFS33 SFS25 SFS35 SFS19 SFS19 SFS41 SFS22 SFS23 SFS14 SFS29 SFP19 SFP55 SFP28 SFP37 SFP22 SFP18 SFP21 SFP16 SFP14 SFP32 SFP45 SFP46 SFP45 SFP26 SFP43 SFP44 SFP50 SFP77 SFP89 SFP87 SFS47 SFP47 SFP20 SFP37 SFP10 SFP59 SFP26 SFP11 SFP25 SFP29 SFP31 SFP46 SFP18 SFP20 SFS40 SFP60 SFP52 SFP16 SFP9 SFP54 SFP125 SFP89 SFP3333111179 SFP_______L5103_______L5103_______L5103_______L5103_______L510310' RESERVED TENT AREALEGEND AND NOTES1LOCAL ARTIST DESIGNED PUBLIC ART2TRANSFORMER -SEE UTILITY PLAN3BUILDING COLUMN -SEE ARCHITECTURE PLANPROPERTY LINE4DUMPSTER STORAGE -SEE ARCHITECTURE PLAN5DUMPSTER PICK UP AREA01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:02:58 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007AuthorRAL200Planting Plan - NorthBROOKLYNCENTEROPPORTUNITYSITE EMPSD1" = 10'-0"1Site Planting Plan - North1" = 10'-0"3Perennial Planting Plan - North1 10/11/2022 ENTITLEMENTPerennial and Shrub ScheduleNamePlantingSize CommentsPlantSpacing AreaP #4ContainerSesleria autumnalis 20%; Geranium maculatum 20%; Nepeta faassenii20%; Onoclea sensibilis 20%; Bouteloua gracilis 20%0' - 9" 1665 SFS #7ContainerHypericum kalmianum 20%; Potentilla fruticosa 'Goldfinger' 20%;Cornus stolonifera 20%; Spiraea fritschiana 20%; Diervilla lonicera 20%2' - 0" 1844 SFTree ScheduleType Mark Common Name Botanical Name Installed Size Count DescriptionConiferous ShrubMp Mugo Pine Pinus mugo #7 Container 3 See Plan for locationDeciduous TreeA Serviceberry Amelanchier × grandifloraAutumn BrillianceB+B, 10'-12' min. ht.Multistem26 SEE PLANBn River Birch Betula nigra B+B, 10'-12' min. ht.Single stem (1")5 SEE PLANP Quaking Aspen Populus tremuloides B+B, 10'-12' min. ht.Singlestem (2")14 SEE PLANQb Swamp White Oak Quercus bicolor B+B, 10'-12' min. ht.Singlestem (2")6 SEE PLAN 3542AAAAAAMpMpMpAA3AA14 SFP6 SFP11 SFP11 SFP10 SFP9 SFP6 SFS13 SFS8 SFS9 SFS11 SFS9 SFS7 SFS5 SFS10 SFS233415 SFP9 SFP17 SFP8 SFP14 SFP12 SFP16 SFP7 SFP20 SFP13 SFP16 SFP14 SFS12 SFS16 SFS12 SFS10 SFS17 SFS13 SFS15 SFS17 SFS16 SFS510' RESERVED TENT AREALEGEND AND NOTES1LOCAL ARTIST DESIGNED PUBLIC ART2TRANSFORMER -SEE UTILITY PLAN3BUILDING COLUMN -SEE ARCHITECTURE PLANPROPERTY LINE4DUMPSTER STORAGE -SEE ARCHITECTURE PLAN5DUMPSTER PICK UP AREA01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:04:09 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007AuthorRAL201Planting Plan - SouthBROOKLYNCENTEROPPORTUNITYSITE EMPSD1" = 10'-0"1Site Planting Plan - South1" = 10'-0"2Perennial Planting Plan - South1 10/11/2022 ENTITLEMENTPerennial and Shrub ScheduleNamePlantingSizeCommentsPlantSpacingAreaP #4ContainerSesleria autumnalis 20%; Geranium maculatum 20%; Nepeta faassenii20%; Onoclea sensibilis 20%; Bouteloua gracilis 20%0' - 9" 1665 SFS #7ContainerHypericum kalmianum 20%; Potentilla fruticosa 'Goldfinger' 20%;Cornus stolonifera 20%; Spiraea fritschiana 20%; Diervilla lonicera 20%2' - 0" 1844 SFTree ScheduleType Mark Common Name Botanical Name Installed Size Count DescriptionConiferous ShrubMp Mugo Pine Pinus mugo #7 Container 3 See Plan for locationDeciduous TreeA Serviceberry Amelanchier × grandifloraAutumn BrillianceB+B, 10'-12' min. ht.Multistem26 SEE PLANBn River Birch Betula nigra B+B, 10'-12' min. ht.Single stem (1")5 SEE PLANP Quaking Aspen Populus tremuloides B+B, 10'-12' min. ht.Singlestem (2")14 SEE PLANQb Swamp White Oak Quercus bicolor B+B, 10'-12' min. ht.Singlestem (2")6 SEE PLAN DNAAP2P5P1NORTH PLAZAVIEWING GARDENENTRYWAYCAFE TERRACELOADINGAREAWATER ACCESSLEGENDDRIP IRRIGATION01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:04:17 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007AuthorRAL202Irrigation PlanBROOKLYNCENTEROPPORTUNITYSITE EMPSD1 10/11/2022 ENTITLEMENT1" = 20'-0"1Site Orientation Plan Copy 1 6"6"TOP CAST RETARDER FINISHCONC. SLAB REINFORCED AS REQUIREDREFER TO CIVILCOMPACTED AGGREGATE BASEREFER TO CIVILPREPARED SUBGRADEREFER TO CIVIL1/2" WIDE EXPANSION JOINTW/ SEALANT MIN. 1/2" DEEPEVERY 20 FT O.C. OR AS SHOWN IN DRAWING1/4 D0' - 0 1/8"1/8" REXPANSION JOINTEVERY 30 FT. CONSTRUCTION JOINTSCORE JOINTSEE L100 FOR LAYOUT0' - 1"1/3 D4" CONC. TYP. REINFORCED AS NEEDED4" COMPACTED CLASS 5 AGGREGATEASTM #9 CLEAR GRAVEL CHIP WITH SEED AND ORGANIC MATTERSSEE PLANTING PLAN12" OF COMPACTED 1/2" -3" CLEAR GRAVELDRAIN AS REQUIREDREFER TO CIVIL2" OF #8 CLEAR GRAVEL SETTING BED4" OF COMPACTED 3/4" -1" CLEAR GRAVELPAVER TYP. SEE PLANPREPARED SUBGRADEREFER TO CIVILSTABILIZER MATHAND TIGHT SAND SWEPT JOINTS6" COMPACTED BASEREFER TO CIVILPREPARED SUBGRADEREFER TO CIVIL3/4" SAND BASE OR CHIPPAVER TYP. SEE PLAN HAND TIGHT SAND SWEPT JOINTS6" COMPACTED BASEREFER TO CIVILPREPARED SUBGRADEREFER TO CIVIL1 1/2" SAND BASE w/ SNOWMELT SYSTEM GEO TEXTILEPAVER TYP. SEE PLANUNIT PAVINGSEE PLANSTEEL PAVER EDGINGTOP CAST RETARDER FINISHCONC. SLAB REINFORCED AS REQUIREDREFER TO CIVILCOMPACTED AGGREGATE BASEREFER TO CIVILPREPARED SUBGRADEREFER TO CIVIL6"6"INTEGRAL COLOR CONC. 01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:04:21 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007SMRAL500Site Details -SurfacingBROOKLYNCENTEROPPORTUNITYSITE EMPSD1 10/11/2022 ENTITLEMENT1 1/2" = 1'-0"2P2 Cast in Place Concrete1 1/2" = 1'-0"3Conc. Slab Expansion Joint1 1/2" = 1'-0"4Concrete Jointing Detail1 1/2" = 1'-0"5P3 Paver - Permeable1 1/2" = 1'-0"6P4 and P5 Paver Typical1 1/2" = 1'-0"7Paver w/ Snow-melt1 1/2" = 1'-0"8Typical Paver Edge Detail1 1/2" = 1'-0"1P1 Decorative Concrete FLAT NYLON WEBBING STRAPW/ EYELET (SEE STAKING SPEC)NOTE: STRAPS SHOULD ALLOWFOR 1" OF MOVEMENTNOTE :GUY ASSEMBLY MANDATORY ONLY FOR THOSE TREES NOT STABLE ENOUGH TO HANDLE HIGH WINDS AND ALL BARE ROOT TREES. CONTRACTOR SHALL MAINTAIN TREE IN A PLUMB POSITION FOR THE DURATION OF THE GUARANTEE PERIOD.120.00°1 2 0 .0 0 °120.00°GALVANIZED WIRE ROPE(SEE STAKING SPEC)WOOD POSTPOST LAYOUT:PLACE POSTS AT 120 DEGREES O.C.COORDINATE STAKING TO INSURE UNIFORM ORIENTATION OF GUY LINES AND STAKES.RODENT TRUNK PROTECTION: 1/2" HARDWIRE-CLOTH MESH CYLINDER. DIMENSIONS: 8" DIAMETER (OR GREATER)x36" HEIGHT. STAKE IN PLACE, AVOIDING ROOTS. SEE SPECIFICATIONPULL MULCH AWAY FROM ALL STEMS TO PREVENT ROTTING. TRIM BROKEN AND DEAD STEMS ONLY. SPACE PLANTS ACCORDING TO PLANS AND SCHEDULE.3" SHREDDED HARDWOOD MULCH -PULL AWAY FROM BASE OF PLANTFINISH GRADE -PLACE PLANT TO BEAR SAME RELATIONSHIP TO GRADE AS IN PRIOR GROWING CONDITIONPLANTING SOIL MIXTURE -SEE SPECIFICATIONSSCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING. PROTECT EXISTING TREE ROOTSUNDISTURBED SOIL OR COMPACTED SUBGRADE.12" MINFINE SHREDDED HARDWOOD MULCH36" DEEP HORTICULTURAL SOIL FOR TREESBARE ROOT TREE4" POTS, PLUGS, OR SEEDEDCOMPACTED SUBGRADETREE PIT 3X ROOTBALLLOOSEN EXISTING SOILDRAINAGE PIPE WITH CLEAR GRAVELSHRUB PLANTING2" MAX FINE SHREDDED HARDWOOD MULCH FABRIC SEPARATOR12" DEEP MIN HORTICULTURAL SOILLEVEL PEDESTAL SUBGRADEDREFER TO L104 FOR SPACINGPLANTING SOIL3x ROOTBALL WIDTHSTRUCTURAL SOIL5' MINIMUMTREE AND PLUG PLANTING ZONE3" X 12" PAVER1/2" GAP BETWEEN PAVER ROWS01/2"1"2"ABCD21345ABCD21345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:04:25 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007SMRAL510Site Details - PlantingBROOKLYNCENTEROPPORTUNITYSITE EMPSD1/2" = 1'-0"2Tree Planting - Guy and Staking Details1" = 1'-0"4Perennial Planting Details (Alternate 3)1/2" = 1'-0"1Typical Tree Planting1" = 1'-0"5Shrub Planting Details1 10/11/2022 ENTITLEMENT1/2" = 1'-0"3Typical Planting Plan Detail at Perforated Paver FINISHED SURFACESTEEL PLANTER BOXSTREET LIFE ROUGH AND READY STRAIGHT STEEL RETAINING WALL SYSTEM WIT2.8"X5.9"X16" ACCOYAWOOD3/4" SPACINGSTREET LIFE ROUGH AND READY STRAIGHT PLANTER WOOD TOPPLANTING SOILCLEAR AGGREGATE #9 CHIP1'-6"5"1"12" CONCRETE SONOTUBE FOOTINGS;FOOTINGS 4" BELOW FROST LINEMETAL FIN EVERY 3 FTFINISHED SURFACESTEEL PLANTER BOXSTREET LIFE ROUGH AND READY STRAIGHT STEEL RETAINING WALL SYSTEM2.8"X5.9"X16" ACCOYAWOOD3/4" SPACINGSTREET LIFE ROUGH AND READY STRAIGHT PLANTER WOOD TOPPLANTING SOILCLEAR AGGREGATE #9 CHIP1'-6"1"12" CONCRETE SONOTUBE FOOTINGS;FOOTINGS 4" BELOW FROST LINESTREET LIFE ROUGH AND READY WOOD TOP SPACERFINISHED SURFACESTEEL PLANTER BOXSTREET LIFE ROUGH AND READY STRAIGHT STEEL RETAINING WALL SYSTEM2.8"X5.9"X16" ACCOYAWOOD3/4" SPACINGSTREET LIFE ROUGH AND READY STRAIGHT PLANTER WOOD TOPPLANTING SOILCLEAR AGGREGATE #9 CHIP1'-6"1"12" CONCRETE SONOTUBE FOOTINGS;FOOTINGS 4" BELOW FROST LINESTREET LIFE ROUGH AND READY WOOD TOP SPACERLED ATTACHMENT REFER TO ELECTRICALStreetlife Rough and Ready Bike Parkinghttps://www.streetlifeamerica.com/us/products/roughready-bike-parkingROUGH AND READY BIKE PARKING CAST-IN-GROUND.COMPACTED OR UNDISTURBED SUBGRADECOMPACTED BASECONCRETE FOUNDATION W/ 18" SONOTUBESURFACING AS SPECIFIED, SEE PLANS3"X3" GALV. STL SQUARE TUBE CAPPED AT THE TOP3" TYP.FINISHED ELEVATIONMcNICHOLS® PERFORATED METALRound, Galvanized Steel, G90, 18 Gauge (.0516" Thick), 1/2" Round on 11/16" Staggered Centers, 48% Open AreaMIN.6'-0"4"O.C.52 1/8"1/4" THICK GALV. STL BAR WELDED1" L-ANGLE WELDED TO THE STEEL TUBE1" L-ANGLE SHELF WELDED TO THE L-ANGLE2"2"3"3"X3" GALV. STL SQUARE TUBECAPPED AT THE TOPSURFACING AS SPECIFIED, SEE PLANSCOMPACTED OR UNDISTURBED SUBGRADE3" TYP.6'-0" MIN.FINISHED SURFACEMIN.4'-0"0'-6"COMPACTED BASEP4 AGGREGATE SURFACING2"2"2"5"9"5"CONCRETE FOUNDATION W/ 18" SONOTUBE6"18"6"1" L-ANGLE W/ HOLES (EVERY 12") WELDED TO THE STEEL TUBE1/4" THICK GALV. STL BAR WELDED1" L-ANGLE SHELF WELDED TO THE L-ANGLE1" GALV. L-ANGLE WELDED TO THE 4" TUBEALUMINUM PERFORATED SHEET1" GALV. L-ANGLE WELDED TO THE 4" TUBE01/2"1"2"ABCD21345ABCD2 1345ProjectDateDrawn byChecked byDrawing NumberNo.DateRevision DescriptionDESIGN BY MELO, LLC1600 Utica Ave South Suite 900St Louis Park MN 55416612.280.8419 pwww.designbymelo.com10/7/2022 9:04:28 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/20220831EMP_TxT_Land_r21.rvt2020007SMRAL520Site Details -FurnishingBROOKLYNCENTEROPPORTUNITYSITE EMPSD1 10/11/2022 ENTITLEMENT1" = 1'-0"1W1 Metal Planter Section1" = 1'-0"2W1 Metal Planter Section at Wood Bench1" = 1'-0"3W1 Metal Planter Section at Wood Bench W/ LED LIGHT1" = 1'-0"4Bike Rack1" = 1'-0"6W2 Screen Fence Typical Elevation1" = 1'-0"5W2 Screen Fence Typical Section RR PROPERTY LINEPUBLIC PARKWAY ALATUS - MULTIFAMILY HOUSING 1 BY OTHERS PRIVATE STREET FLEX STREETLOADING TRANSFORMER ENTREPRENEURIAL MARKET AND PLAZA SKYLIGHTSETBACK106'-4 1/2"120'-5"12'-0" 54'-2" 12'-6" PARKING 18'-4" DRIVE 16'-6" FIRST FLOOR BUILDING BOUNDARY MAIN ENTRANCE FIRST FLOOR BUILDING BOUNDARY UTILITY EASEMENTAHU SCREEN OUTDOOR PATIO01/2"1"2"A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No.Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:12:19 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A001 ARCHITECTURAL SITE PLAN BROOKLYN CENTER OPPORTUNITY SITE EMP 1" = 20'-0"1A ARCHITECTIRAL SITE PLAN 1 10/11/2022 ENTITLEMENT UP UP UP I A D E G H 631 7 23'-5" 11'-9" 25'-9" 13'-1" 10'-0" 498 SF LOADING OPEN STAIR B C 19'-0" 20'-0"34'-0" 6'-0" 18'-0" 26'-0" 25'-0" 19'-6" 1404 SF BOH 116 SF STAIR 2232 SF FOOD HALL DRIVEWAY PATIO 433 SF STORAGE 571 SF LOBBY 336 SF UTILITY OPEN STAIR 1404 SF BOH 116 SF STAIR 2232 SF FOOD HALL 571 SF LOBBY 185 SF VEST ELEV 184 SF STAIR 70 SF UTIL ELEV 184 SF STAIR 70 SF UTIL 549 SF ELEV LOBBY 3044 SF POP-UP RETAIL/ MULTI-PURPOSE 8 A.1 F 2 4 8'-0"4.00° TO PROPERTY LINE 98'-8"8'-0"8'-0" 73 SF ELEC 1065 SF RESTROOM 48 SF WELLNESS 109 SF FAMILY 153 SF MANAGEMENT OFFICE 102 SF WATER TRANSFORMER 1'-6"PROPERTY LINEBUILDING ABOVE SETBACK12'-4"SETBACK 12'-6" BIKE RACKS SETBACK 12'-6" UTILITY EASEMENT BUILDING ABOVE 2'-6"66'-8"12'-0"9'-0"8'-0" R 20'-0"245 SF WASTE ROOM R 20'-0" 7'-4" A301 1A A302 1A PLAN NOTES 1. ALL PARTITIONS ARE DIMENSIONED FROM FINISH FACE TO FINISH FACE, UNO ALL DIMENSIONS MARKED 'CLEAR' OR 'MIN' SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING CARPET, STONE, TILE, FABRIC PANELS, MILLWORK, ETC. 2. DOOR OPENINGS ARE DIMENSIONED TO CENTERLINE OF OPENING. IF NOT DIMENSIONED, THE HINGE SIDE OF THE DOOR JAMBS SHALL BE SPACED 4" FROM THE FACE OF THE ADJACENT WALL. 3. UNDERCUT OF DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4" UNLESS OTHERWISE NOTED. 4. PATCH AND REPAIR SURFACES DAMAGED AS A RESULT OF WORK PERFORMED ON THIS PROJECT. PATCH & REPAIR EXISTING SURFACES AS REQ'D TO RECEIVE NEW FINISH. 5. NEW GYP. CONSTRUCTION ADJOINING EXISTING CONSTRUCTION IN PLANE SHALL BE FLUSH WITH NO VISIBLE JOINTS, UNO 6. SEE LIFE SAFETY PLANS FOR WALL RATINGS AND FIRE EXTINGUISHER LOCATIONS. 7. KEYNOTES ARE LOCATED ON ENLARGE SHEETS FOR AREAS THAT HAVE ENLARGED PLAN CALL OUTS.01/2"1"2"A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No.Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 11:16:15 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A101 FIRST FLOOR PLAN BROOKLYN CENTER OPPORTUNITY SITE EMP 3/32" = 1'-0"1A FIRST FLOOR PLAN 1 10/11/2022 ENTITLEMENT DN DN DN DN DN I A D E G H 631 7 19'-0"20'-0"34'-0"6'-0"18'-0"26'-0"25'-0"19'-6"B 23'-5" 11'-9" 25'-9" 13'-1" 10'-0" C 467 SF RESTROOM 256 SF OFFICE 157 SF OFFICE 157 SF OFFICE 157 SF OFFICE 268 SF CONFERENCE 164 SF OFFICE 167 SF OFFICE 165 SF OFFICE 166 SF OFFICE 166 SF OFFICE 165 SF OFFICE 165 SF OFFICE 165 SF OFFICE 164 SF OFFICE 168 SF OFFICE 408 SF KITCHENETTE 371 SF RETAIL 823 SF RETAIL 754 SF RETAIL 834 SF RETAIL 724 SF RETAIL 168 SF OFFICE 165 SF OFFICE 275 SF CONFERENCE 580 SF OUTDOOR PATIO 58 SF ELEV 706 SF RETAIL OPEN TO BELOW 8 A.1 260 SF UTILITY F 2 4 4.00°8.50°94.00°7'-0" 7'-0" 371 SF RETAIL CL7'-6"4'-0"4'-0"PROPERTY LINESETBACK 5'-3 1/2"SETBACK12'-4"TO PROPERTY LINE 12'-6" SETBACK 12'-6" SETBACK 12'-6" A303 1A A304 1A PLAN NOTES 1. ALL PARTITIONS ARE DIMENSIONED FROM FINISH FACE TO FINISH FACE, UNO ALL DIMENSIONS MARKED 'CLEAR' OR 'MIN' SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING CARPET, STONE, TILE, FABRIC PANELS, MILLWORK, ETC. 2. DOOR OPENINGS ARE DIMENSIONED TO CENTERLINE OF OPENING. IF NOT DIMENSIONED, THE HINGE SIDE OF THE DOOR JAMBS SHALL BE SPACED 4" FROM THE FACE OF THE ADJACENT WALL. 3. UNDERCUT OF DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4" UNLESS OTHERWISE NOTED. 4. PATCH AND REPAIR SURFACES DAMAGED AS A RESULT OF WORK PERFORMED ON THIS PROJECT. PATCH & REPAIR EXISTING SURFACES AS REQ'D TO RECEIVE NEW FINISH. 5. NEW GYP. CONSTRUCTION ADJOINING EXISTING CONSTRUCTION IN PLANE SHALL BE FLUSH WITH NO VISIBLE JOINTS, UNO 6. SEE LIFE SAFETY PLANS FOR WALL RATINGS AND FIRE EXTINGUISHER LOCATIONS. 7. KEYNOTES ARE LOCATED ON ENLARGE SHEETS FOR AREAS THAT HAVE ENLARGED PLAN CALL OUTS.01/2" 1" 2" A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:13:02 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A102 SECOND FLOOR PLAN BROOKLYN CENTER OPPORTUNITY SITE EMP 3/32" = 1'-0"1A SECOND FLOOR PLAN 1 10/11/2022 ENTITLEMENT I A D E G H 631 7 B C 8 A.1 F 2 4 18'-0"5'-0"21'-3"5'-0"21'-3"5'-0"57'-6"17'-10" 5'-0" 7'-10" 5'-0" SCREEN - COMPOSITE WOOD CLADDING ROOFTOP PACKAGED AHU SETBACK 5'-3 1/2" 12'-6"12'-4"PLAN NOTES 1. ALL PARTITIONS ARE DIMENSIONED FROM FINISH FACE TO FINISH FACE, UNO ALL DIMENSIONS MARKED 'CLEAR' OR 'MIN' SHALL BE MAINTAINED AND SHALL ALLOW FOR THICKNESS OF ALL FINISHES INCLUDING CARPET, STONE, TILE, FABRIC PANELS, MILLWORK, ETC. 2. DOOR OPENINGS ARE DIMENSIONED TO CENTERLINE OF OPENING. IF NOT DIMENSIONED, THE HINGE SIDE OF THE DOOR JAMBS SHALL BE SPACED 4" FROM THE FACE OF THE ADJACENT WALL. 3. UNDERCUT OF DOORS TO CLEAR TOP OF FLOOR FINISHES BY 1/4" UNLESS OTHERWISE NOTED. 4. PATCH AND REPAIR SURFACES DAMAGED AS A RESULT OF WORK PERFORMED ON THIS PROJECT. PATCH & REPAIR EXISTING SURFACES AS REQ'D TO RECEIVE NEW FINISH. 5. NEW GYP. CONSTRUCTION ADJOINING EXISTING CONSTRUCTION IN PLANE SHALL BE FLUSH WITH NO VISIBLE JOINTS, UNO 6. SEE LIFE SAFETY PLANS FOR WALL RATINGS AND FIRE EXTINGUISHER LOCATIONS. 7. KEYNOTES ARE LOCATED ON ENLARGE SHEETS FOR AREAS THAT HAVE ENLARGED PLAN CALL OUTS.01/2" 1" 2" A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:13:03 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A103 ROOF PLAN BROOKLYN CENTER OPPORTUNITY SITE EMP 3/32" = 1'-0"1A ROOF PLAN 1 10/11/2022 ENTITLEMENT UP UP A D 631 7 B C 8 A.1 2 4 23'-5"11'-9"25'-9"13'-1" 10'-0" OPEN STAIR 26'-0"25'-0"19'-6"433 SF STORAGE 571 SF LOBBY 336 SF UTILITY OPEN STAIR 571 SF LOBBY 185 SF VEST 3044 SF POP-UP RETAIL/ MULTI-PURPOSE 4.00° TO PROPERTY LINE 98'-8" 8'-0" 73 SF ELEC 1065 SF RESTROOM 48 SF WELLNESS 109 SF FAMILY 153 SF MANAGEMENT OFFICE PROPERTY LINESETBACK 12'-6" BUILDING ABOVE01/2" 1" 2" A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:13:04 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A301 ENLARGED FIRST FLOOR PLAN - NORTH BROOKLYN CENTER OPPORTUNITY SITE EMP 1 10/11/2022 ENTITLEMENT 3/16" = 1'-0"1A ENLARGED FIRST FLOOR PLAN - NORTH UP I E G H 631 7 8 F 2 4 498 SF LOADING 19'-0"20'-0"34'-0"6'-0"1404 SF BOH 116 SF STAIR 2232 SF FOOD HALL DRIVEWAY PATIO 1404 SF BOH 116 SF STAIR 2232 SF FOOD HALL ELEV 184 SF STAIR 70 SF UTIL ELEV 184 SF STAIR 70 SF UTIL 549 SF ELEV LOBBY 8'-0"TO PROPERTY LINE 98'-8" 102 SF WATER TRANSFORMER 1'-6"PROPERTY LINEBUILDING ABOVE SETBACK12'-4"SETBACK 12'-6" BIKE RACKS UTILITY EASEMENT 2'-6"9'-0"8'-0" R 20'-0"20'-0" 245 SF WASTE ROOM R 20'-0" 7'-4"01/2"1"2"A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No.Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 11:15:14 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A302 ENLARGED FIRST FLOOR PLAN - SOUTH BROOKLYN CENTER OPPORTUNITY SITE EMP 1 10/11/2022 ENTITLEMENT 3/16" = 1'-0"1A ENLARGED FIRST FLOOR PLAN - SOUTH DN DN DN DN A D E 631 7 B C 8 A.1 2 4 18'-0"26'-0"25'-0"19'-6"23'-5"11'-9"25'-9"13'-1" 10'-0" 467 SF RESTROOM 371 SF RETAIL 823 SF RETAIL 754 SF RETAIL 834 SF RETAIL 724 SF RETAIL 58 SF ELEV 706 SF RETAIL OPEN TO BELOW 260 SF UTILITY 4.00°8.50°94.00°7'-0" 7'-0" 371 SF RETAIL 4'-0"4'-0"PROPERTY LINESETBACK 5'-3 1/2"01/2" 1" 2" A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:13:06 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A303 ENLARGED SECOND FLOOR PLAN - NORTH BROOKLYN CENTER OPPORTUNITY SITE EMP 1 10/11/2022 ENTITLEMENT 3/16" = 1'-0"1A ENLARGED SECOND FLOOR PLAN - NORTH DN DN I E G H 631 7 8 F 2 4 19'-0"20'-0"34'-0"6'-0"23'-5"11'-9"25'-9"13'-1" 10'-0" 256 SF OFFICE 157 SF OFFICE 157 SF OFFICE 157 SF OFFICE 268 SF CONFERENCE 164 SF OFFICE 167 SF OFFICE 165 SF OFFICE 166 SF OFFICE 166 SF OFFICE 165 SF OFFICE 165 SF OFFICE 165 SF OFFICE 164 SF OFFICE 168 SF OFFICE 408 SF KITCHENETTE 168 SF OFFICE 165 SF OFFICE 275 SF CONFERENCE 580 SF OUTDOOR PATIO 260 SF UTILITY CL7'-6"SETBACK12'-4"SETBACK 12'-6" SETBACK 12'-6"01/2" 1" 2" A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:13:07 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A304 ENLARGED SECOND FLOOR PLAN - SOUTH BROOKLYN CENTER OPPORTUNITY SITE EMP 1 10/11/2022 ENTITLEMENT 3/16" = 1'-0"1A ENLARGED SECOND FLOOR PLAN - SOUTH FIRST FLOOR 100' - 0" SECOND FLOOR 119' - 0" T.O. PARAPET 133' - 6" I ADEGHBC NOT TRUE ELEVATION NOT TRUE ELEVATION F EXTERIOR BUILDING SIGN - SURFACE MOUNT, BACK-LIT, 90SF REMOVABLE GLASS WALL SYSTEM COMPOSITE WOOD SCREEN FOR AHU GLAZED BLOCK COMPOSITE WOOD CLADDING METAL PANEL GLAZING FIRST FLOOR 100' - 0" SECOND FLOOR 119' - 0" T.O. PARAPET 133' - 6" 6 3 17 NOT TRUE ELEVATION 24 REMOVABLE GLASS WALL SYSTEM METAL PANEL COMPOSITE WOOD CLADDING GLAZED BLOCK SURFACE MOUNT BUILDING NUMBER SIGNAGE GLAZING FIRST FLOOR 100' - 0" SECOND FLOOR 119' - 0" T.O. PARAPET 133' - 6" 631 7 NOT TRUE ELEVATION 2 4 COMPOSITE WOOD SCREEN FOR AHU GLAZED BLOCK COMPOSITE WOOD CLADDING METAL PANEL GLAZING FIRST FLOOR 100' - 0" SECOND FLOOR 119' - 0" T.O. PARAPET 133' - 6" IADEGHBCF ADJACENT BUILDING BY OTHERS IN FOREGROUND GUARDRAIL ON ADJACENT BUILDING COMPOSITE WOOD SCREEN FOR AHU METAL PANEL GLAZED BLOCK GLAZING Exterior Finishes Metal wall panel (Basis of design: MG McGrath 8mm ZM Zinc corrugated panels) 4x4x16 Glazed CMU Block (Basis of design: Amcon) Wood soffit + Composite Cladding (Basis of design: Fiberon) EXTERIOR MATERIAL BREAKDOWN METAL PANEL NORTH COMPOSITE WOOD CLADDING GLAZED BLOCK GLAZING SOUTH EAST WEST 1,654 SF 1,179 SF 2,060 SF 2,657 SF 406 SF 49 SF 1,213 SF 360 SF 792 SF 1,044 SF 812 SF 474 SF 2,237 SF - 177 SF 135 SF01/2" 1" 2" A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:13:15 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A400 EXTERIOR ELEVATIONS BROOKLYN CENTER OPPORTUNITY SITE EMP 1/8" = 1'-0"5A EXTERIOR ELEVATION - EAST 1/8" = 1'-0"5C EXTERIOR ELEVATION - NORTH 1/8" = 1'-0"3C EXTERIOR ELEVATION - SOUTH 1/8" = 1'-0"5B EXTERIOR ELEVATION - WEST 1 10/11/2022 ENTITLEMENT 01/2" 1"2"A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No. Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/9/2022 9:13:15 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/EMP_DbM_Arch_r21.rvt2021-30-01 SH DH A410 RENDERINGS BROOKLYN CENTER OPPORTUNITY SITE EMP 1 10/11/2022 ENTITLEMENT NORTH EAST PERSPECTIVE SOUTH EAST PERSPECTIVE Calculation Summary Label CalcType Units Avg Max Min Avg/Min Max/Min OVERALL SITE_Top_1 Illuminance Fc 3.20 35.9 0.1 32.00 359.00 Luminaire Schedule Symbol Qty Label [MANUFAC]Catalog Number Description LLF Luminaire Lumens Luminaire Watts 8 XC BEGA Lighting 84405_BEGA_IES 7.5IN DIA. CATENARY LIGHT MOUNTED 12FT AFG 0.900 4207 35 2 XFL RAB Lighting HBLED13A FLOOD LIGHT 0.900 1269 14 12 XL FINELITE, INC.HP-4-WL-D-4FT-H-835-F 4IN X 4FT HIGH PERFORMANCE WET LOCATION RECESSED LINEAR FIXTURE 0.900 2688 28 1 XP Lumenpulse BLDM-SD-120_277-CSL-S40-40K-C BLDM LIGHT FIXTURE MOUNTED TO 12FT BEAM POLE ON 6IN BASE, TYPE 2 DISTRIBUTION. BEAM POLE CAT#: BEAM-12-8-6-A12-B0-CAT 0.900 3045 36 65 XTL OMNILIGHT TRUWL-41-HO EXTERIOR LED TAPE LIGHT 0.900 842 12 3 XW Lithonia Lighting WSR_LED_2_10A700_40K_SR3_M WALL PACK MOUNTED 10' AFG 0.900 4068 47 XW XW XW XL XL XL XLXLXLXL XL XL XL XL XL XP XC XTL XTL XC XC XC XC XC XC XC XTL XTL XTL XTL XFLXFL XTL XTL XTL 0.1 0.1 0.2 0.2 0.2 0.2 0.3 0.3 0.3 0.2 0.1 0.2 0.4 0.5 0.5 0.6 0.6 0.6 1.2 35.9 4.1 0.2 0.6 1.4 1.4 1.3 1.8 1.8 2.0 1.9 1.8 18.7 0.4 1.1 3.6 3.1 2.5 4.5 3.7 4.8 4.1 4.4 2.4 0.6 0.9 2.3 2.2 2.0 3.0 2.7 3.3 2.9 3.3 24.1 0.6 2.9 2.8 0.6 4.3 2.3 0.6 2.5 23.8 0.6 3.6 3.2 0.5 3.4 1.4 0.5 0.7 0.3 0.6 0.4 1.5 0.7 3.3 1.0 2.4 1.0 2.9 1.1 3.4 1.2 2.1 1.0 3.5 1.2 2.7 1.0 4.4 3.7 4.7 3.9 4.1 3.2 1.7 0.7 3.9 7.2 3.7 3.3 2.5 2.4 2.4 2.3 2.0 1.0 0.5 3.0 3.8 2.4 2.1 1.8 1.8 2.2 2.4 2.2 1.1 0.4 1.5 2.1 1.7 2.1 2.4 2.7 3.1 6.9 3.7 1.9 0.6 2.7 3.2 3.0 3.4 6.2 4.0 4.1 5.6 4.1 2.5 0.8 5.3 8.1 4.9 5.0 7.7 5.1 4.7 5.3 7.3 2.3 0.9 11.1 9.4 5.8 5.8 8.6 7.7 4.4 3.2 2.7 1.7 0.6 8.5 9.4 8.4 5.6 5.6 7.3 3.6 2.2 1.4 0.8 0.3 8.3 7.8 6.5 5.0 4.5 6.1 2.5 1.3 0.5 0.3 0.1 9.5 6.9 7.2 4.0 2.9 2.1 1.5 0.7 0.3 5.5 0.2 3.7 4.3 4.5 3.2 1.6 1.0 0.6 0.5 0.3 23.9 0.2 2.4 3.6 4.2 3.5 1.9 1.2 0.5 1.8 0.1 24.0 0.2 1.2 1.8 1.7 1.8 9.1 8.8 1.7 3.9 1.0 0.4 0.1 0.1 0.3 0.2 0.3 0.3 0.3 0.4 0.6 0.3 0.1 0.1 01/2"1"2"A B C D 2 1345 A B C D 2 1345 Project Date Drawn by Checked by Drawing Number No.Date Revision Description DESIGN BY MELO, LLC 1600 Utica Ave South Suite 900 St Louis Park MN 55416 612.280.8419 p www.designbymelo.com 10/7/2022 3:36:26 PMBIM 360://2344-03 Alatus - Site 1 - Brooklyn Center (2021)/2344-03 Alatus Brooklyn Center BLDG 2_MEP_2021.rvt2344.03 ALR CSK E015 ELECTRICAL SITE PHOTOMETRICS TYPE XC TYPE XL BEAM POST TYPE XFL TYPE XP TYPE XWTYPE XTL 1 10/11/2022 ENTITLEMENT BROOKLYN CENTER OPPORTUNITY SITE EMP Member Graves introduced the following resolution and moved its adoption: RESOLUTION NO.2022-78 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2022-003 FOR A RE-PLAT, AMENDMENT TO THE CITY'S ZONING CODE TO REMOVE THE SUBJECT PROPERTY FROM THE CENTRAL COMMERCE OVERLAY DISTRICT, REZONING, AND ESTABLISHMENT OF A PLANNED UNIT DEVELOPMENT TO ALLOW FOR A PHASE I REDEVELOPMENT OF THE CITY'S OPPORTUNITY SITE (2500 COUNTY ROAD 10 AND 5900 SHINGLE CREEK PARKWAY) WHEREAS,Planning Commission Application No.2022-003,submitted by Alatus, LLC, Project for Pride in Living, and Resurrecting Faith World Ministries (Collectively, "the Applicant"), requests review and consideration of requests relating to certain property under the ownership of the Economic Development Authority (EDA) of the City of Brooklyn Center, and located at 2500 County Road 10 and 5900 Shingle Creek Parkway; and WHEREAS,said requests as contemplated under Planning Commission Application No.2022-003 include a re-plat of approximately 32 acres,an amendment to the City's Zoning Code to remove the Subject Property from the Central Commerce Overlay District,and the re-zoning and establishment of a Planned Unit Development, which would allow for an approximately 16-acre Phase I redevelopment of the City's larger 80-acre Opportunity Site; and WHEREAS, the Subject Property is situated in the Central Commerce Overlay District and pursuant to a determination by City staff, the proposed mixed-use development, and specifically the residential component of the project, is not a defined use within the District; and WHEREAS, given the Zoning Code update currently underway, and guidance from the City's 2040 Comprehensive Plan, a request is made to remove said property from the Central Commerce Overlay District; and WHEREAS, additional requests are made to re-zone the existing Subject Property, which is currently located within the C2 (Commerce) District, and establish a Planned Unit Development with an underlying designation of Transit-Oriented Development (Planned Unit Development/Transit-Oriented Development), which is in alignment with the identified future land use designation of the Subject Property as outlined in the City's 2040 Comprehensive Plan, and falls within the allowable density range of 31 to 130 dwelling units per acre; and WHEREAS,the requests, as contemplated under Planning Commission Application No. 2022-003 would provide the full site and building plan approvals necessary to construct a 278- unit multi-family residential building(Site 1A),approximately 27,000-square foot event center with 24-hour childcare center, wellness and barber suites (Site 2), a 205-unit multi-family residential building(Site 3), and a 60-unit multi-family residential building(Site 4),along with their respective site improvements and infrastructure necessary to forward the project; and Exhibit B RESOLUTION NO. 2022-78 WHEREAS, the requests contemplated under the application also account for the lots and flexibilities necessary as part of the re-plat and Planned Unit Development requests to place holder future development and site improvements under the Phase I Opportunity Site redevelopment, including an entrepreneurial market(Site 1B), and three additional phases of multi- family residential on Sites 5 (70-units), 6 (60-units), and 7 (70-units),but of which will require site and building plan approvals under separate application from the City of Brooklyn Center to advance; and WHEREAS,projects that meet or exceed a threshold as set in Minnesota Rules Part 4410.4300 are mandated to complete an Environmental Assessment Worksheet (EAW), and the size of the proposed project, as contemplated under Planning Commission Application No. 2022- 003, and multi-use nature of the project, meets or exceeds these thresholds, which necessitated the completion of an EAW; and WHEREAS, a draft EAW was submitted to the City of Brooklyn Center for preliminary review and consideration, published, and distributed to affected regional jurisdictions for a 30-day public review and comment period, and a virtual public meeting held; and WHEREAS, on June 13, 2022, the City Council of the City of Brooklyn Center approved City Council Resolution No. 2022-061, declaring no need for an Environmental Impact Statement(EIS)for the Opportunity Site Phase I development,which finalized said EAW; and WHEREAS, a public hearing notice was published in the Brooklyn Center Sun Post on June 30, 2022, notifications were mailed to property owners and residents within the identified area of notification, as outlined in Minnesota State Statute and City Code requirements, and development proposal signage was installed on the Subject Property by the City of Brooklyn Center; and WHEREAS, the Planning Commission of the City of Brooklyn Center, Minnesota failed to meet quorum at the meeting scheduled for July 14, 2022,the public hearing was not held, and a recommendation was unable to be provided; and WHEREAS, a new public hearing notice was submitted to the Brooklyn Center Sun Post for publication on July 28,2022,and updated notifications were mailed to property owners and residents within the identified area of notification; and WHEREAS, by allowances granted under Minnesota Statutes Section 15.99, Subd.3(f), a 60-day letter of extension was provided to the Applicant on July 21, 2022,to allow for the additional time necessary for review and consideration of the application, and to conduct the public hearing; and WHEREAS, on August 8, 2022, the City Council of the City of Brooklyn Center, Minnesota received and reviewed a planning report on the requested re-plat, Zoning Code RESOLUTION NO. 2022-78 amendment,re-zoning, and establishment of a Planned Unit Development, and site and building plan requests for identified Sites 1A, 2, 3, and 4, and related Phase I site improvements, as contemplated within the submittal documentation; and WHEREAS,the City Council of the City of Brooklyn Center,Minnesota held a duly noticed and called public hearing on August 8, 2022,whereby a planning report was presented and public testimony regarding the proposal were received; and WHEREAS,the City Council of the City of Brooklyn Center, Minnesota considered the application requests in light of all testimony received, and the guidelines and standards as outlined under Sections 15 (Platting), 35-202 (Comprehensive Planning) 35-208 (Rezoning Evaluation Policy and Review Guidelines), 35-210 (Rezoning Application Procedures and Reconsideration), 35-230 (Plan Approval), and 35-355 (Planned Unit Development) of the City's Zoning Ordinance, draft provisions City's Zoning Code update and forthcoming Unified Development Ordinance, and specifically the district requirements for Transit-Oriented Development(TOD),and the Opportunity Site Active Living guidelines and associated checklist as approved by City Council Resolution No. 2015-154; and WHEREAS, the submitted application was further reviewed against the adopted Opportunity Site Infrastructure Framework, approved under City Council Resolution No. 2021-90, and the draft Opportunity Site Master Plan, and the request complies with the general goals and objectives of the City. NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Brooklyn Center, Minnesota to recommend that Planning Commission Application No. 2022-003, submitted by Alatus, LLC,Project for Pride in Living, and Resurrecting Faith World Ministries,be approved based upon the findings of fact in the July 14, 2022, planning report, last revised for August 8,2022, and the submitted documents and plans as amended by the following conditions of approval: 1. The building plans for Sites 1A (278-unit multi-family residential building), 2 approximately 27,000-square foot event center with 24-hour childcare center, wellness, and barber suites), 3 (205-unit multi-family residential building), and 4 (60-unit multi- family residential building), are subject to review and approval by the Building Official as noted in the memorandum dated July 8, 2022, and with respect to applicable codes prior to the issuance of permits; and the final location or placement of fire hydrants, or other fire- related building code items, shall be reviewed and approved by the Fire Inspector. a. Any major changes or modifications made to the approved site and building plans and overall PUD plan can only be made by an amendment to the approved site and building plan as approved by the City Council. b. Revise plan sets to address comments and requirements as outlined by the Building Official, Fire Inspector, City Planner, and City Engineer. All plan sets shall be consistent in the information provided. RESOLUTION NO. 2022-78 c. The Applicant shall work to ensure all applicable Minnesota Fire Code requirements have been met as part of any site plan approval. a. Fire sprinkler systems are required to be installed for all buildings and shall be maintained on a consistent basis per City Code requirements. ii. A clearance exhibit is to be provided for all proposed fire hydrants. d. Turning exhibits shall be provided prior to permit issuance to reflect minimum turning radius for fire, garbage, and delivery trucks on private streets outlined in the Phase I Opportunity Site development. e. SAC Determinations shall be submitted by the Applicant to the Metropolitan Council and any associated fees paid at time of any permit issuance. f. A cursory CPTED review was provided for the submittal; however, the Applicant shall work with City to address any outstanding comments and revisions to individual site and building plans prior to permit release. g. The Applicant shall revise the submitted overall PUD landscape plan per City staff comment to incorporate a Phase I planting schedule, and provide site-specific landscape plans for review and approval in advance of permit release. h. The Applicant shall install irrigation systems where necessary to facilitate maintenance of site landscaping and green areas, and irrigation shop drawings shall be submitted for review and approval prior to installation. i. The Applicant shall revise the submitted overall PUD photometric plan to clearly identify all property lines, revise illumination levels, and address provisions of additional lighting, as necessary. Site-specific photometrics are required for submittal in advance of permit release. i. The Applicant shall coordinate street lighting for the Phase I development with the City's proposed standards for lighting and streetscaping. j. Any outside trash disposal facilities and rooftop or ground mechanical equipment shall be appropriately screened from view per City Code requirements and with materials complementary to the principal building, and a revised site plan and details sheet provided. a. Provide additional detailing for trash pickup for Site 2. b. Adequate spacing of trash staging area from all buildings. k. The Applicant shall submit a Sign Permit Application for any proposed signage e.g., wall, freestanding) and receive issuance of a permit prior to any installation. All signage shall comply with the City's Sign Code provisions. 2. The Applicant agrees to comply with all conditions or provisions noted in the City Engineer's review memorandum and redline comments, and dated July 8, 2022. 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. b. Approval and issuance of an MPCA NPDES permit. c. Approval and issuance of a Hennepin County Right-of-Way (ROW) permit. RESOLUTION NO. 2022-78 3. The Applicant shall address any comments and requirements as outlined by Hennepin County, the Minnesota Department of Transportation (MnDOT), and Shingle Creek and West Mississippi Watershed Management Commission. 4. The Applicant shall enter into a Development Agreement with the City of Brooklyn Center, to be reviewed and approved by the City Attorney prior to the issuance of any building permits. a. The development agreement shall include provisions for community benefits, based on recommendations by the Citizen Advisory Taskforce. The community benefits shall be incorporated into the Development Agreement as legally enforceable and shall be recorded against the property. b. Financial guarantee, to be approved by the City and executed in advance of any building permit release, to ensure the Phase I Opportunity Site development will be constructed, developed, and maintained in conformance with the plans, specifications, and standards. 5. The Applicant shall enter into a PUD agreement with the City of Brooklyn Center. This agreement is to be reviewed and approved by the City Attorney prior to the issuance of any building permits. The agreement shall further assure compliance with the development plans submitted with this application, and future phasing contemplated within the Phase I Opportunity Site development. Said agreement shall acknowledge the various modifications to City ordinances, the framework of the PUD (Development Plans and Exhibits), cross parking, access, easement, and encroachment agreements, responsibilities for private and public infrastructure, improvements, and their continued maintenance, and any conditions of approval to assure compliance with the approved development plans. a. Administrative approval to address any necessary revisions and alterations to proposed design and implementation of public infrastructure, including, but not limited to: proposed semi-regional stormwater ponding, roadway extension, sidewalk and trail connections, and alignments, etc. b. Public wall art shall be reviewed on a case-by-case basis by City staff for consideration as a Class I building material. In these cases, the Applicant shall work with the City's public art consultant, or other, through selection of an artist to implement said artwork. c. Sites 1B, 5, 6, and 7, as identified in the submittal documentation, shall be subject to separate site and building plan approvals by the City. 1. The Applicant is allowed flexibility in the future development of Site 1B to accommodate a proposed entrepreneurial market of between 20,000 and 30,000-square feet, subject to separate site and building plan approvals by the City. RESOLUTION NO. 2022-78 6. The Developer shall submit an as-built survey of the property, improvements, and utility service lines prior to release of any Performance Agreement financial guarantee. 7. A Utility Facilities Easement Agreement is required for submittal to the City prior to issuance of any permits. 8. A Construction Management Plan and Agreement and associated escrow are required for submittal prior to the City prior to issuance of any permits. 9. Approval of the preliminary and final plat for the OPPORTUNITY SITE ADDITION are contingent upon the addressing of comments by City Engineer Mike Albers in the memorandum dated July 8, 2022, by Charles Webb, Webb Surveying LLC, in a memorandum dated June 28, 2022, and any comments or requirements provided by the City Attorney's office, and Hennepin County. a. The successful recording of said plat m n County. 7, August 8, 2022 Date Mayor ATTEST: / f City Clerk The motion for the adoption of the foregoing resolution was duly seconded by member Ryan and upon vote being taken thereon, the following voted in favor thereof: Butler, Graves, Lawrence-Anderson, Ryan and the following voted against the same:None whereupon said resolution was declared duly passed and adopted. Member Graves introduced the following resolution and moved its RESOLUTION NO. 2022-85 RESOLUTION APPROVING A PLANNED UNIT DEVELOPMENT AGREEMENT FOR 2500 COUNTY ROAD 10 AND 5900 SHINGLE CREEK PARKWAY WHEREAS, Alatus LLC, Project for Pride in Living, and Resurrecting Faith World Ministries (collectively, the "Applicant") submitted Planning Commission Application No. 2022- 003 to the City of Brooklyn Center("City") for the City's consideration of the re-plat, re-zoning, and establishment of a Planned Unit Development and an amendment to the City's Zoning Code that would allow for redevelopment of 2500 County Road 10 and 5900 Shingle Creek Parkway the"Property"); and WHEREAS, the Applicant's requests were processed and approved by the City Council on August 8, 2022 by Resolution No. 2022-78, subject to certain conditions and the adoption of an ordinance re-zoning the Property; and WHEREAS, one of the conditions of approval requires the Developer to enter into a Planned Unit Development agreement("PUD agreement")with the City,which is attached hereto and identifies the uses allowed to occur on the Property, the applicable regulatory requirements, and identifies the flexibility granted by the PUD. NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Brooklyn Center as follows: 1. The PUD Agreement is hereby approved in substantially the form as attached. 2. The Mayor and City Manager are authorized and directed to execute the PUD Agreement once it is in final form as determined by the City Attorney. 3. The City Manager and City staff are authorized to take such other actions as may be needed to ensure the Property is developed in accordance with the City's approvals and applicable regulations. August 22, 2022 Date Mayor ATTEST: Lett City Clerk The motion for the adoption of the foregoing resolution was duly seconded by member Ryan and upon vote being taken thereon, the following voted in favor thereof: Butler, Graves, Lawrence-Anderson, Ryan and the following voted against the same: None whereupon said resolution was declared duly passed and adopted. Commissioner Ryan introduced the following resolution and moved its adoption: EDA RESOLUTION NO. 2022- 21 RESOLUTION APPROVING A TERM SHEET FOR A MIXED-USE DEVELOPMENT WHEREAS,Alatus Srooklyn Center MD LLC, a Minnesota limited liability company(or a limited partnership or other entity to be formed thereby or affiliated therewith, the "Developer") has proposed to develop and construct multiple buildings containing approximately 613 multifamily rental units with affordable levels in each building,an approximately 30,000 space for an entrepreneurial market, construction of an approximately 26,500 syuare foot conference center and related structured and surface parking (the "Project") in the City of Brooklyn Center, Minnesota(the"City"); and WHEREAS, the Developer has presented a project that is consistent with the goals of developing underutilized property and providing housing and amenities in the City, as set forth in the Term Sheet between the Economic Development Authority of Brooklyn Center, Minnesota the"EDA") and the Developer(the "Term Sheet"); and WHEREAS, both the EDA and the Developer desire approving the Term Sheet in advance of approving and entering into a definitive development agreement in connection with the Project; and NOW,THEREFORE,BE IT RESOLVED by the Board of Commissioners of the Economic Development Authority of Brooklyn Center,Minnesota (the "Board"), as follows: 1. The Term Sheet as presented to the Board is hereby approved in all respects, in substantially the form submitted, and the Executive Director of the EDA is hereby authorized and directed to negotiate a definitive agreement consistent with the Term Sheet on behalf of the EDA for future consideration by the Board. 2. The approval hereby given to the Term Sheet includes approval of such additional details therein as may be necessary and appropriate and such modifications thereof, deletions therefrom and additions thereto as may be necessary and appropriate and approved by legal counsel to the EDA and by the Executive Director, subject to the following conditions: (a) such modifications do not materially adversely affect the interests of the EDA; and (b) such modifications do not contravene or violate any policy of the EDA or applicable provision of law. 3. As set forth in the Term Sheet, execution of a definitive agreement and payment of any assistance is subject to approval by the EDA after a public r.ga required by Minnesota law. 2, Date i ent BR291-386-824586.v1 The motion for the adoption of the foregoing resolution was duly seconded by Commissioner Graves and upon vote being taken thereon,the following voted in favor thereof: Graves, Lawrence-Anderson, Ryan, and Elliott and the following voted against the same: None whereupon said resolution was declared duly passed and adopted. BR291-386-824586.v1 M E M O R A N D U M DATE: November 1, 2022 TO: Ginny McIntosh, City Planner/Zoning Administrator FROM: Kevin P. Kielb, P.E. SUBJECT: Entitlement Application Review – Opportunity Site Entrepreneur Market Plaza (“EMP”) Public Works staff reviewed the following documents submitted for review for the proposed Opportunity Site - Entrepreneur Market Plaza (“EMP”): Entitlement Application dated October 11, 2022 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. Stormwater: 1. Verify approval from Shingle Creek Watershed Management Commission. 2. The storm sewer structure and pipe information provided is sufficient. Sanitary Sewer: 3. The sanitary sewer structure and pipe information provided is sufficient. Watermain: 4.Show any watermain offset locations. 5.Verify that there are no utility crossing conflicts since no profiles were shown. Roads/Trails/Sidewalks: 6.Ensure that Clearview Triangles are met at all street intersections (City Ordinance Section 25- 802). 7. Sidewalk grading/slopes provided are sufficient. 8. Vehicle turning and tracking movement diagram provided for the Loading Area is sufficient. Traffic: 9. Plan appears to be in conformance with previous traffic plans for the area. Lighting: 10. Lighting coverage is acceptable on the private sidewalk areas. 11.The City will be establishing streetscape and lighting standards as a part of the overall master plan for the area. Coordinate street lighting with City’s proposed standards. General Comments 12.No Minnesota Department of Transportation (MnDOT) review is required for this site. 13.No Hennepin County Transportation Department review is required for this site. 14. The applicant shall be responsible for coordinating site development plans with all private utility companies (Xcel Energy, CenterPoint Energy, CenturyLink Communications, Comcast, etc. ). Any further easements necessary to provide utility service to the proposed site development shall Exhibit C Opportunity Site – Entrepreneur Market Plaza (“EMP”) Entitlement Application Review Memo, November 1, 2022 be dedicated to the public for public use with the final plat. 15.Utility Facilities Easement Agreement is required. 16. A 10’ drainage and utility easement must be dedicated on the plat around the entire perimeter of the site and centered on other lot lines. All utilities and storm water management facilities to be within a drainage & utility easement. An additional utility easement must be dedicated on the plat for the private water main, sanitary sewer, and storm sewer to allow for maintenance access per the Utility Facilities Easement Agreement. 17. 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. 18. 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). 19. Provide shared access agreements with adjacent properties. 20. Applicant must apply for a Land Disturbance permit. Prior to Issuance of a Land Alteration 21. 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. 22. The construction of project will require an encroachment on an adjacent property. Documentation must be submitted showing authorization for this activity. 23. During construction of the site improvements and until the permanent turf and plantings are established, the developer will be required to reimburse the City for the administration and engineering inspection efforts. A deposit for each lot will be required that the City can draw upon on a monthly basis. The deposit amount will be determined during the Land Disturbance permit review. 24. 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 provisions, temporary parking provisions, overall site condition provisions and non-compliance provisions. A separate deposit in an amount approved by the City staff for each lot will be required as part of the non- compliance provision. Anticipated Permitting 25.A City Land Disturbance permit is required. 26. A Watershed plan review and approval is required. 27. A Minnesota Pollution Control Agency (MPCA) NPDES storm water construction permit is Opportunity Site – Entrepreneur Market Plaza (“EMP”) Entitlement Application Review Memo, November 1, 2022 required. 28. Other permits not listed may be required and is the responsibility of the developer to obtain and warrant. 29. Copies of all required permits must be provided to the City prior to issuance of applicable building and land disturbance permits. 30. 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 by the City.