HomeMy WebLinkAboutPCP_04132023PLANNING COMMISSION
CITY OF BROOKLYN CENTER
REGULAR MEETING
APRIL 13, 2023
Optional public access to the Webex meeting is below:
Online: logis.webex.com | Phone: (312) 535-8110
Meeting Number (Access Code): 2469 410 2630
Passcode: BCPC04132023
1. Call to Order – 7 p.m.
2. Roll Call
3. Approval of Agenda
a. Motion to Approve Planning Commission Meeting Agenda for April 13, 2023
4. Approval of Minutes
a. Motion to Approve March 23, 2023 Special Joint Meeting Minutes
5. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to hold
public hearings. In the matters concerned in these hearings, the Commission makes
recommendations to the City Council. The City Council makes all final decisions in these matters.
6. Planning Items
a. Planning Commission Application No. 2023-001 (PUBLIC HEARING)
Applicant | Property Owner: JO Companies, LLC | EDA of the City of Brooklyn Center
Addresses | Property IDs: 6107 Brooklyn Boulevard, 6101 Brooklyn Boulevard,
3600 61st Avenue North, and 3606 61st Avenue North |
34-119-21-43-0049, 34-119-21-43-0050, 34-119-21-43-
0051, and 34-119-21-43-0052
Summary: The Applicant is requesting review and consideration of a
proposal to re-plat and re-develop the approximately
1.77-acre Subject Property into a four-story, 54-unit
multi-family residential building and related site
improvements. The Subject Property is owned by the
Economic Development Authority of the City of Brooklyn
Center (EDA) and is comprised of four (4) vacant lots
located at the northwest corner of Brooklyn Boulevard
and 61st Avenue North.
7. Discussion Items
a. City Council Meeting Re-cap and Upcoming Items
b. Upcoming Planning Commission Meetings
8. Adjournment
3/23/23 -1- DRAFT
MINUTES OF THE PROCEEDINGS OF THE HOUSING COMMISSION AND THE
PLANNING COMMISSION OF THE
CITY OF BROOKLYN CENTER IN THE
COUNTY OF HENNEPIN AND STATE OF MINNESOTA
SPECIAL JOINT SESSION
MARCH 23, 2023
1. CALL TO ORDER
The Brooklyn Center Joint Housing Commission and Planning Commission Meeting was called
to order at 7:17 p.m. The meeting was conducted in-person, with a virtual option via Webex.
2. ROLL CALL OF THE PLANNING COMMISSION
Commissioners Alex Koenig, Randy Christensen, Stephen Schonning, Stan Leino, Stephanie
Jones, and Paris Dunn. Commissioner Peter Omari was absent and excused.
3. ROLL CALL OF THE HOUSING COMMISSION
Commissioners Florence Williams and Jerry Gayflor were present. Commissioners Michael
Donnelly, Elizabeth Riel, and Hashep Seka-Nygaard were absent and excused.
Other attendees present included City Planner and Planning Commission Staff Liaison Ginny
McIntosh, Interim Community Development Director and Housing Commission Staff Liaison
Jesse Anderson, Councilmember and Housing Commission Council Liaison Kris Lawrence-
Anderson, and City Attorney Jason Hill.
4. APPROVAL OF AGENDA BY PLANNING COMMISSION
Although the meeting was scheduled as a special joint meeting, a quorum of the Housing
Commission was not present. It was at this point Planning Commission Staff Liaison Ginny
McIntosh requested an amendment to this item (Approval of Agenda) as Housing Commission did
not have the votes necessary to make a motion and to remove Item 5 (Approval of Minutes by
Planning Commission). noted that although a Planning Commission meeting was scheduled for
November 10, 2022, the Planning Commission failed to meet quorum; therefore, the Planning
Commission could not hold the meeting.
She indicated that it was her hope to have more regular meetings of the Planning Commission
going forward, and particularly as the City Council had filled long vacant Commissioner
appointments earlier in the year. City Attorney Jason Hill added that Items 8 and 9, which
addressed the election of a Housing Commission Chairperson for the Year 2023 and appointment
of a 2023 Housing Commission Vice-Chair, would also require removal as a quorum of the
Housing Commission was not present.
3/23/23 -2- DRAFT
There was a motion by Planning Commissioner Schonning and seconded by Planning
Commissioner Leino to approve the agenda as amended. The motion passed.
5. APPROVAL OF MINUTES (PLANNING COMMISSION)
This item was removed from the agenda as Planning Commission Staff Liaison Ginny McIntosh
noted that, while a meeting was scheduled for November 10, 2022, the Planning Commission
failed to meet quorum and therefore the meeting could not be held.
6. ELECTION OF PLANNING COMMISSION CHAIRPERSON FOR YEAR 2023
There was a motion by Commissioner Koenig and seconded by Commissioner Leino to nominate
Commissioner Alex Koenig for the role of Planning Commission Chair. Following a pause to allow
for other Planning Commissioners to note interest in the role, it was determined no other Planning
Commissioners had an interest in the role.
There was a motion by Commissioner Leino and seconded by Commissioner Christensen to close
the floor for nominations. The motion passed.
The Planning Commission held a vote to elect Commissioner Alex Koenig to the role of Chair.
The vote was unanimous, and Alex Koenig was elected as Chair of the Planning Commission.
7. APPOINTMENT OF PLANNING COMMISSION VICE CHAIR FOR YEAR 2023
There was a motion by Chair Koenig to nominate Commissioner Randy Christenson for the role
of Planning Commission Vice Chair. Commissioner Christenson accepted the appointment.
8. ELECTION OF HOUSING COMMISSION CHAIRPERSON FOR YEAR 2023
This item was removed from the agenda as quorum was not met for the Housing Commission.
9. ELECTION OF HOUSING COMMISSION VICE-CHAIR FOR YEAR 2023
This item was removed from the agenda as quorum was not met for the Housing Commission.
10. PLANNING COMMISSION AND HOUSING COMMISSION ORIENTATION
WITH CITY ATTORNEY JASON HILL (KENNEDY & GRAVEN)
City Attorney Jason Hill provided a PowerPoint presentation regarding legal orientation and
training. He explained the Planning Commission is the City’s planning agency. The Planning
Commission also serves as the City’s Board of Adjustments and Appeals to hear appeals and
variance requests. The Planning Commission is advisory to the Council, and the Council is not
bound by the Planning Commission’s recommendations.
Mr. Hill stated the primary role of the Planning Commission is to conduct public hearings on
zoning requests and to make recommendations to the City Council. However, it serves a variety
3/23/23 -3- DRAFT
of other functions as well as assisting in the development of the City’s comprehensive plan. The
Planning is to consult with and coordinate planning activities with other departments and agencies
of the City and take due cognizance of planning activities of adjacent cities.
Mr. Hill added the Housing Commission is the City’s advisory commission regarding housing
matters. The general purpose of the Housing Commission is to accommodate citizen input with
regard to the development of a housing program in line with the City’s comprehensive plan, to
work with neighborhood committees with regard to housing matters, and to review programs with
regard to affordable housing and the rehabilitation of existing housing to supplement the activities
of the Council.
Mr. Hill noted the Housing Commission also makes recommendations with regard to contested
compliance orders pursuant to the City’s maintenance and occupancy ordinance. As with the
Planning Commission, the Housing Commission is not bound by the Housing Commission’s
recommendations. The Housing Commission is to consult with and assist the Planning
Commission in reviewing and discussing development within the City.
Mr. Hill explained the duties of the members of each Commission are to prepare for and attend
meetings without going too far. There is a fiduciary duty, which includes a duty of loyalty, care,
and trust to the position and to the community, avoiding the undermining of zoning or other
regulations, the Planning Commission, the Housing Commission, or the City, and to direct
questions to Staff. When there is a conflict of interest, a member needs to abstain from the matter.
When in doubt, it is best to abstain. He recommended asking for assistance from Staff before the
meeting.
Mr. Hill pointed out Commissioners are prohibited from accepting gifts from an “interested
person” which “means a person or a representative of a person or association that has a direct
financial interest in a decision that a local official is authorized to make.”
Mr. Hill stated the Data Practices Act is a very broad law that applies to the data received by,
created by, or related to the role of Commissioner. This can result in a Commissioner needing to
provide copies of emails from your home computer, texts, notes, and the like. There are potential
civil criminal and penalties included in the Act. Also, if the City is sued over a zoning matter, a
Commissioner may be required to take steps to ensure they do not delete any data related to the
matter.
Mr. Hill stated the Commissions must abide by the Open Meeting Law. Commissioners must not
engage in direct or indirect conversations among a quorum or more of the Planning Commission
or Housing Commission outside of a meeting. The Open Meeting Law prohibits receiving,
discussing, or deciding City business among a quorum outside of a properly noticed City meeting.
The public’s business must be conducted in public, with some very limited exceptions. There also
cannot be any domino or hub and spoke meetings. The violation is a civil fine, attorney fees, and
forfeiture of office.
Mr. Hill recommended avoiding advocacy on matters coming before the Planning Commission.
The Planning Commission is meant to be a neutral fact-finder. Being a strong public advocate on
3/23/23 -4- DRAFT
a matter before it is before the Planning Commission could institute a due process violation and
invalidate the decision of both the Planning Commission and the City Council.
Mr. Hill added the Commissions use parliamentary procedure, which is intended to promote
orderly conducting of business at meetings and to reach decisions that reflect the majority of the
will of the Commission. To achieve that goal, it is recommended to keep it simple and provide the
Commission an opportunity to fully discuss a matter.
Mr. Hill stated Zoning Authority is part of the City’s general police powers. He cited Minnesota
Statutes 462.351-462.364. The Legislative Policy Statement states, “the legislature finds that
municipalities are faced with mounting problems in providing means of guiding future
development of land so as to insure a safer, more pleasant and more economical environment for
residential, commercial, industrial and public activities, to preserve agricultural and other open
lands, and to promote the public health, safety, and general welfare.” Municipal planning will
assist in developing lands more wisely to serve citizens more effectively will make the provision
of public service less costly and will achieve a more secure tax base.
Mr. Hill noted there are limitations on the authority of the Commissions such as the United States
Constitution, Minnesota Constitution, Federal Statutory limitations, Minnesota Statutory
limitations, and Common Law limitations.
Mr. Hill explained how zoning works. The Code establishes certain general and specific
performance standards that must be complied with such as setbacks, height restrictions, parking
requirements, impervious surface limits, limits on outdoor storage, sign regulations, and nuisance
prohibitions. The City also regulates the subdivision of property; it establishes lot size and frontage
requirements as well as public infrastructure requirements.
Mr. Hill pointed out there are a number of zoning request types. Administrative approvals are
approved by Staff without requiring Planning Commission review including administrative
permits, building permits, and sign permits. Requests such as a conditional use permit, interim
use permit, variance, rezoning, text amendment, appeal, and subdivision are heard by the Planning
Commission and then recommendations of the Planning Commission are relayed to the Council.
Mr. Hill noted an interim use is similar to a special use in that it is an allowed use that can be made
subject to conditions, but these permits are issued for a limited period because the use is transitional
or temporary in nature. An interim use permit requires notice and a public hearing. The Planning
Commission makes a recommendation to the City Council on whether to approve the request and
which conditions should be place on the permit. Also, the permit must identify a termination date
or event.
Mr. Hill explained there is a scope of authority and limits on discretion. The Planning Commission
can review regulations and standards in the code and apply them to the facts of the situation. They
need to develop findings on each criterion for issuing a permit and as otherwise needed to support
its recommendation. This is done in the context of the Staff report and proposed resolution.
3/23/23 -5- DRAFT
Mr. Hill stated the Planning Commission needs to limit review and discussion to matters within
the scope of zoning authority. Failure to stay within the scope of authority can undermine the
recommendation and the Council’s decision. Additionally, conditions imposed on approvals must
be reasonable. Variance conditions “must be directly related to and must bear a rough
proportionality to the impact created by the variance.” The Planning Commission cannot go so
far as to constitute a regulatory taking or an inverse taking.
Mr. Hill added there are also legislative decisions which involve the weighing of policy objectives
and include adopting and amending a zoning ordinance, comprehensive plan, and rezoning. Quasi-
judicial decisions involve the application of the law to the facts. Examples include issuance or
denial of permits or variances. The policy decisions have already been made, and the decisions
involve applying the law as established. There is also a time limit for the Planning Commission
to consider. Statute requires a final decision on zoning applications within 60 days of the
submission, otherwise it is automatically deemed approved. The City can extend the period for
another 60-day period.
11. DISCUSSION ITEM: 2023 PLANNING COMMISSION SCHEDULE AND
UPCOMING PROJECTS
11a. 2023 Planning Commission Schedule and Upcoming Projects
City Planner Ginny McIntosh provided hardcopies of the 2023 Planning Commission schedule to
the Planning Commissioners and indicated to plan for a meeting at the regular meeting on April
13, 2023. She recently received submittal of a Planning Commission application and submitted a
public hearing notice to the newspaper earlier in the day.
12. ADJOURNMENT
There was a motion by Commissioner Christensen and seconded by Commissioner Leino to
adjourn the special joint meeting.
Voting on the motion: Chair Alex Koenig, and Commissioners Randy Christensen, Stan Leino,
Stephanie Jones, and Paris Dunn voted aye. The motion passed unanimously.
The meeting adjourned at 9:00 p.m.
_______________________________ __________________________________
Ginny McIntosh, Secretary Alex Koenig, Chair
App. No. 2023-001
PC 04/13/2023
Page 1
Planning Commission Report
Meeting Date: April 13, 2023
Application No. 2023-001
Applicant: JO Companies, LLC
Property Owner: Economic Development Authority of the City of Brooklyn Center (EDA)
Location: 6107 Brooklyn Boulevard, 6101 Brooklyn Boulevard, 3600 61st Avenue North, and
3606 61st Avenue North, Brooklyn Center, MN 55429
Requests: Preliminary and Final Plat, PUD Amendment and Re-zoning, Site and Building Plan,
and 2040 Comprehensive Plan Amendment
Map 1. Subject Property Location.
Requested Action
JO Companies, LLC (“the Applicant”) is requesting review and consideration for a proposal that would
allow for a consolidation of four vacant parcels owned by the Economic Development Authority (EDA) of
the City of Brooklyn Center and redevelopment of said site, which comprises 6101 Brooklyn Boulevard,
6107 Brooklyn Boulevard, 3600 61st Avenue North, and 3606 61st Avenue North (“the Subject Property”).
The Subject Property encompasses approximately 1.77 acres and is located at the northwest corner of
Brooklyn Boulevard and 61st Avenue North, and east of Wangstad Park.
• Application Filed: 03/14/2023
• Review Period (60-day) Deadline: 05/13/2023
• Extension Declared: N/A
• Extended Review Period Deadline: N/A
App. No. 2023-001
PC 04/13/2023
Page 2
As proposed, the redevelopment would result in the construction of a new four story, 54-unit multi-family
residential rental development and related site improvements. Due to the nature of the request, approval
of a preliminary and final plat, site and building plan, Planned Unit Development (PUD) amendment and
rezoning, and 2040 Comprehensive Plan Amendment is required. Refer to Exhibit A for the provided
project narrative and plans.
As part of the application process, a public hearing notice was submitted to the Brooklyn Center Sun Post
for publication on March 30, 2023 (Exhibit B), and notices were mailed to property owners and residents
within vicinity of the Subject Property. The Applicant also underwent a separate community engagement
process, which was led by Local Initiatives Support Corporation (LISC). More information is outlined later
in the report as well as within the provided Community Engagement Summary (Exhibit C).
Development Pattern
1960 Imagery 1970 Imagery
2012 Imagery 2022 Imagery
Image 1. Historical and Current Imagery of Subject Property Area (Courtesy: MHAPO, Hennepin County, and NearMap).
App. No. 2023-001
PC 04/13/2023
Page 3
Existing Conditions
Image 2. Existing Site Conditions at Subject Property and Neighboring Uses.
Background
Applicant JO Companies began discussions with City staff regarding a proposed redevelopment of four
parcels owned by the Economic Development Authority of the City of Brooklyn Center (EDA) in 2019 and
went before City Council for a concept review in January 2020. The Subject Property had previously
generated interest from Thor Living LLC (later Coalition Development LLC) in 2018, where it was initially
presented to City Council as a 113-unit, mixed income apartment building. Although Coalition
Development LLC secured a Preliminary Development Agreement and Purchase Agreement from the City,
they were unable to follow through with the contingency period conditions outlined under the Purchase
Agreement (i.e. secure financing, receive all necessary land use approvals from the City); therefore, the
Purchase Agreement became invalid.
The Applicant initially proposed a smaller, 83 to 88-unit multi-family apartment building. In February 2020,
City Council issued a letter of support that was to accompany a grant application submittal to Hennepin
County by the Applicant, and later that month, the EDA approved a Preliminary Development Agreement
with the Applicant to allow them the ability to: conduct due diligence on the Subject Property, obtain
financing, prepare plan sets and any necessary approvals from the City, negotiate an agreement on the
sale of the Subject Property, and proceed with a request for public subsidy. This agreement was originally
set to expire on February 28, 2021, but was later extended by amendment to allow the additional time
App. No. 2023-001
PC 04/13/2023
Page 4
necessary to work through the aforementioned items.
A resolution of support and authorization to submit a Livable Communities Demonstration Account (LCDA)
application to the Metropolitan Council was later passed by City Council in May 2020. This application
request was for community engagement, market and site analysis, including a planning and financial
analysis, and stipulated a monetary commitment from the City of Brooklyn Center. Grant funding was
eventually awarded for the project in June 2020.
In March 2021, an update was provided to City Council on the status of the project, which now
contemplated a further reduced 54-units of multi-family housing on the Subject Property. Although the
four-story height remained, the revised plans would offer expanded greenspace and community
amenities. It was at this point that the unit mix was also updated to increase the likelihood that the project
would be awarded tax credits from Minnesota Housing Finance Agency (MHFA). An updated proforma
with sources and uses was provided at this time, along with a unit mix table, and revised site plan. The
Applicant indicated plans to work with LISC (Local Initiatives Support Corporation) to lead their
engagement efforts.
In June 2021, the EDA approved a resolution supporting the use of tax increment financing (TIF), and in
advance of the Applicant’s initial application to Minnesota Housing Finance Agency (MHFA) for the
proposed redevelopment of the Subject Property. It was at this same meeting that the EDA also approved
a resolution approving an Option Agreement with Applicant JO Companies as well as a term sheet.
Subsequently, the Applicant facilitated a virtual community engagement process in June 2021 to gather
input on the proposed redevelopment of the Subject Property, to be known as Wangstad Commons. 400
flyers were distributed throughout the adjacent area to residents and businesses, along with email
notifications to over 100 contacts, and support from local community organizations to share the
information among their networks. Promotional materials were also provided in English, Spanish, and
Hmong. Approximately thirty participants attended the virtual community meetings, including
representatives from CAPI and ACER, and presentations were provided by City staff, providing context for
the site and information about city goals for the area and housing.
Topics addressed during these conversations, as addressed in the attached LISC Community Engagement
Summary: Wangstad Commons Proposal—JO Companies (Exhibit C) included:
1. Pedestrian and traffic flow (e.g. moving trucks);
2. Housing needs;
3. Other development in the area;
4. Proximity to Wangstad Park;
5. Security, property management, services, and tenant screening;
6. Project financing, timeline and terms of affordability;
7. Project quality, aesthetics, and amenities;
8. What will be needed for the project to be successful and to really contribute to its neighborhood
and its community?
It was during this time that the Applicant received notification that their initial application to MHFA was
unsuccessful. A second application was submitted in July 2022 and ultimately received approval for the
issuance of funding in December 2022.
In March 2023, a discussion was held during a City Council/EDA Work Session to work through certain
App. No. 2023-001
PC 04/13/2023
Page 5
financing gaps and direction was requested as to a further write down of the land (Subject Property).
Based on the feedback received, City staff has begun preparing a formal TIF agreement based on the
revised terms and the creation of a new Housing Tax Increment Financing District.
As additional background, Braun Intertec completed a Phase I ESA and Phase II ESA on the Subject
Property in August 2019.
Site Data:
2040 Land Use Plan: Low-Density Residential (3.01-5 DU/Ac.) | Commercial
Neighborhood: Kylawn
Current Zoning: Planned Unit Development/Commerce District (PUD/C2) |
Neighborhood Mixed-Use (MX-N1)
Site Area: Approximately 1.77 Acres
Surrounding Area:
Direction 2040 Land Use Plan Zoning Existing Land Use
North Commercial PUD/C2 District Senior Multi-Family Development
(Sanctuary at Brooklyn Center)
South ROW | N-MU
(Neighborhood Mixed-Use)
N/A | Neighborhood
Mixed-Use (MX-N2)
61st Avenue North | Multi-Family
Development (Triplexes)
East N-MU (Neighborhood
Mixed-Use)
Neighborhood
Mixed-Use (MX-N2)
Commercial (American Legion,
Que Viet)
West Parks, Recreation, Open
Space
Public Open Space
(O)
City Park (Wangstad Park)
REQUESTS
PRELIMINARY AND FINAL PLAT
As proposed, the Applicant intends to re-plat and consolidate the Subject Property from four parcels to
one. All four parcels are currently owned by the EDA and are currently absent of any improvements with
the exception of some remnant pavement for a former overflow lot for what was the former Brookdale
Chrysler-Plymouth dealership property (now the Sanctuary at Brooklyn Center) and existing curb cuts off
Brooklyn Boulevard and 61st Avenue North.
Per a review of the preliminary plat, the zoning classification information for identified parcels 2, 3, and
4, and neighboring Wangstad Park should be updated to reflect the new zoning districts for these parcels,
which became effective in January 2023. Additionally, the Applicant will need to amend or create a new,
dedicated easement as the existing easement area located off Brooklyn Boulevard and providing shared
access to the Sanctuary at Brooklyn Center (6121 Brooklyn Boulevard) does not cover the entirety of the
access drive. A 10-foot drainage and utility easement shall also be dedicated on the plat around the entire
perimeter of the Subject Property.
Legal descriptions and easement vacation documents must be obtained for all existing easements
intended for vacation. Any proposed easements are to be dedicated as part of the preliminary and final
plat process through the City. Should any vacations be required, the Applicant will submit separate
application to the City for this process and in advance of any plat recording for the proposed WANGSTAD’S
App. No. 2023-001
PC 04/13/2023
Page 6
BROOKLYN TERRACE SECOND ADDITION.
An updated certified abstract of title or registered property report shall be provided to the City Planner
and City Attorney for review and comment, and the Applicant shall address any comments as outlined as
part of the Hennepin County plat review process.
Based on the above noted findings, City staff recommends the Planning Commission recommend City
Council approval of the submitted preliminary and final plat for WANGSTAD’S BROOKLYN TERRACE
SECOND ADDITION, subject to the Applicant complying with the outlined Approval Conditions and
approval of the related site and building plan, Planned Unit Development/re-zoning, and
Comprehensive Plan Amendment requests.
COMPREHENSIVE PLAN AMENDMENT
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
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.
The Subject Property currently has a future land use designation of both Commercial (C) and Low-Density
Residential (3.01-5 Dwelling Units per Acre). The request for the 2040 Comprehensive Plan Amendment
comes as a matter of timing as the Applicant approached the City regarding the redevelopment of the
Subject Property around the same time the 2040 Comprehensive Plan process was wrapping up in 2019.
As proposed, the request would be to amend the 2040 Comprehensive Plan to allow for a re-designation
of all four parcels to Neighborhood Mixed-Use (N-MU), which is a new land use designation that, “guides
land surrounding key neighborhood intersections for a mix of residential, retail commercial/office uses.
This designation plans for the redevelopment of existing uses and assumes a minimum of 50% of land
within this designation would be used for residential purposes, and the remaining area would be
developed with neighborhood scale retail, service and commercial uses.”
Many of the properties designated as “Neighborhood Mixed-Use” under the 2040 Comprehensive Plan
are located along the Brooklyn Boulevard Corridor. The housing opportunities outlined within the 2040
Comprehensive Plan are not necessarily slated for high-rises or master planning efforts, but instead
contemplated to have smaller footprints with the potential for incorporation of mixed use (e.g.
storefronts, restaurants).
As is outlined in Chapter 4 (Housing and Neighborhoods) of the City’s 2040 Comprehensive Plan,
App. No. 2023-001
PC 04/13/2023
Page 7
“the City’s residents were vocal about the existing multi-family options available in the community and
the lack of diversity within the multi-family housing stock. Without a full inventory of all available multi-
family units it is difficult to confirm some of the anecdotal comments heard throughout the process, but
nevertheless it is important to consider since residents’ testimony provides valuable insight into the
existing housing stock. Several residents indicated that there are few options available for larger multi-
family units with at least three (3) bedrooms, making it difficult to find stable living options for families
with more than two (2) children. Residents also communicated a desire to have housing options that were
closer to supportive retail, commercial and services so that they could walk, bike or easily use transit to
meet their needs. Despite these challenges, the City’s parks, trails and open spaces were viewed as an
integral and important part of their quality of life.”
As Brooklyn Boulevard (CSAH 152) is considered a minor arterial roadway and with an average daily traffic
count of just under 20,000 cars per day (2021) per the Minnesota Department of Transportation’s Traffic
Mapping Application, the City of Brooklyn Center has actively pursued opportunities to improve roadway
and intersection safety (e.g. removals and consolidation of curb cuts), enhance traffic operations, and
provide improved bicycle and pedestrian travel. This was recently executed in coordination with Hennepin
County as part of the Brooklyn Boulevard Corridor project, which wrapped up last year. The City’s
Economic Development Authority (EDA) has also strategically acquired single-family residential properties
located along Brooklyn Boulevard in the hopes of consolidating parcels for the highest and best use—the
Subject Property is an example of an assemblage of four (4) EDA-owned parcels acquired between 2012
and 2019.
Map 2. 2040 Future Land Use Plan and Subject Property (highlighted in black).
Redevelopment of the Subject Property would not only create vibrancy at the intersection of 61st and
Brooklyn Boulevard, but provide a transitionary point as the neighborhood to the west is almost entirely
comprised of single-family residential. Given that the Metropolitan Council anticipates the creation of
over 2,200 new housing units over the next 20 years within the City of Brooklyn Center, the addition of 54
new dwelling units and at the unit mix proposed provides greater housing options within a city that is, for
the most part, fully built out.
Based on the above noted findings, City staff recommends the Planning Commission recommend City
Council approval of the requested amendment to the 2040 Comprehensive Plan to allow for a re-
designation of the Subject Property, of which includes the properties currently addressed as 6107
Brooklyn Boulevard, 6101 Brooklyn Boulevard, 3600 61st Avenue North, and 3606 61st Avenue North,
from Commercial (C) and Low-Density Residential (LDR) to Neighborhood Mixed-Use (N-MU), subject to
the Applicant complying with the outlined Approval Conditions and approval of the related preliminary
App. No. 2023-001
PC 04/13/2023
Page 8
and final plat, site and building plan, and Planned Unit Development/re-zoning, and contingent upon
final approval from the Metropolitan Council.
PLANNED UNIT DEVELOPMENT AMENDMENT| REZONING
The Applicant is requesting a re-zoning and amendment to the Planned Unit Development that specifically
impacts the northernmost parcel located on the Subject Property, commonly addressed as 6107 Brooklyn
Boulevard. This parcel is currently zoned Planned Unit Development/Commerce (PUD/C2) District;
whereas, the remaining three parcels are currently zoned Neighborhood Mixed-Use (MX-N1). Although
the Applicant intends to combine all four parcels into one as part of the re-plat, some clean-up is
necessary.
It should be noted that the Neighborhood Mixed-Use District (MX-N1) allows for multi-family residential
as a permitted use under Section 35-4200 (Allowed Use Table) and at a density range of 15 to 31 dwelling
units per acre (DU/Acre). The MX-N1 District’s purpose is to accommodate, “low- to medium- density
residential and multi-family residential development, with or without small-scale ground floor non-
residential uses. In addition, MX-N1 allows for the reuse of residential structures with frontage on an
arterial street for a variety of residential and non-residential uses. It is intended primarily for use along
arterial corridors, at or near major intersections, and areas adjacent those zoned MX-N2 or similarly zoned
areas.”
Under the City’s new Unified Development Ordinance (UDO), which became in effective in January 2023,
Planned Unit Developments (PUDs) established after this date are processed as Conditional Use Permits
(CUPs); however, PUDs established prior to this date required a formal re-zoning and ordinance
amendment. Per Section 35-2103.e (General Use Regulations), “Planned Unit Developments, and parcels
zoned as a Planned Unit Development, in accordance with prior zoning regulations, shall remain in effect
and shall remain subject to any and all agreements, conditions and standards applicable to the Planned
Unit Development. Amendments shall be processed in accordance with the procedures identified for
Planned Unit Developments in this UDO.”
As part of the City staff review of the Subject Property, it was determined that the parcel located at 6107
Brooklyn Boulevard was originally included in a Planned Unit Development established for the former
Brookdale Chrysler-Plymouth Dealership on September 28, 1998 under City Council Resolution No. 98-
169, and prior to this, had operated as an auto dealership since 1962. This PUD allowed for the re-zoning
of this particular parcel as well as certain property to the north, now known as the Sanctuary at Brooklyn
Center (6121 Brooklyn Center), from Commerce (C2) and Service/Office (C1) to a zoning designation of
Planned Unit Development/Commerce (PUD/C2) District. The parcel located at 6107 Brooklyn Boulevard,
which is one of the four parcels comprising the Subject Property, was intended for the, “parking and
display of passenger vehicles for sale,” according to the Planning Commission Report prepared on January
14, 2016 for the Sanctuary at Brooklyn Center project.
In 2016, under Planning Commission Application No. 2016-001, a request was made to amend the original
Brookdale Chrysler-Plymouth PUD of 1998 to, “rescind the exclusionary language of motor vehicle sales
and related activities on these two lots, and provide for the allowance of an affordable assisted living
facility for low income seniors.” The amendment also provided for the allowance of reduced setbacks.
This approval was further memorialized on January 25, 2016 under City Council Resolution No. 2016-19
(Exhibit D).
A review by the City Attorney confirmed that an amended or restated PUD Agreement is likely the best
App. No. 2023-001
PC 04/13/2023
Page 9
approach to release the northernmost parcel located within the Subject Property, and known as 6107
Brooklyn Boulevard, from this existing agreement. Alternatively, the City could also authorize a release to
remove the parcel from the PUD Agreement as the City’s Economic Development Authority is the
beneficiary of said PUD Agreement.
Should the requests contemplated under Planning Commission Application No. 2023-001 be approved,
City staff will require: (1) an amendment to the existing access agreement for the shared access drive
located partially on 6107 Brooklyn Boulevard and partially on 6121 Brooklyn Boulevard (Sanctuary at
Brooklyn Center), as the current easement does not fully encompass this easement area; or enter into a
new access easement with the Sanctuary at Brooklyn Center for the area not included within the current
easement.
Based on the above noted findings, City staff recommends the Planning Commission recommend City
Council approval of the requested amendment to remove 6107 Brooklyn Boulevard from the original
1998 Planned Unit Development and re-zone the aforementioned property from PUD/C2 to MX-N1,
which is reflective of the zoning for the three other parcels, currently addressed as 6101 Brooklyn
Boulevard, 3600 61st Avenue North, and 3606 61st Avenue North, subject to the Applicant complying
with the outlined Approval Conditions, and approval of the related preliminary and final plat, site and
building plan, and Comprehensive Plan Amendment requests.
SITE AND BUILDING PLAN
Site Design
As the Applicant has been working on the proposal since 2019, various conceptual site plans have been
presented over the years. With the adoption of the City’s new Unified Development Ordinance in January
2023, the Applicant and development team worked with City staff to modify the site plan to meet the new
dimensional standards as outlined for the Neighborhood Mixed-Use District (MX-N1).
As is contemplated within this application, the Subject Property would be redeveloped into a 54-unit
multi-family residential building and related site improvements. Per the Applicant, the project is intended
to fill a largely unmet need in Brooklyn Center by providing a large number of family-style units, including
three (3) and four (4) bedroom units, at various levels of affordability with rents set between 30 and 60-
percent of the area median income (AMI). A unit mix schedule submitted by the Applicant outlines the
following breakdown in Table 1 below:
Unit Mix Schedule by Unit Type
Type Count Floor
1 Bed – 1 Bath 4 1
1 Bed – 1 Bath 3 2
1 Bed – 1 Bath 3 3
1 Bed – 1 Bath 3 4
Total 1 Bed-1 Bath Units: 13
2 Bed – 1 Bath 5 1
2 Bed – 1 Bath 8 2
2 Bed – 1 Bath 8 3
2 Bed – 1 Bath 6 4
Total 2 Bed-1 Bath Units: 27
App. No. 2023-001
PC 04/13/2023
Page 10
3 Bed – 1 3/4 Bath 3 2
3 Bed – 1 3/4 Bath 3 3
3 Bed – 1 3/4 Bath 3 4
Total 3 Bed-1 3/4 Bath Units: 9
4 Bed – 1 3/4 Bath 2 1
4 Bed – 1 3/4 Bath 1 2
4 Bed – 1 3/4 Bath 1 3
4 Bed – 1 3/4 Bath 1 4
Total 4 Bed-1 3/4 Bath Units: 5
Total Unit Count: 54
Table 1. Unit Mix Breakdown for Proposed Wangstad Commons (Subject Property).
Minimum Dimensional Standards
As proposed, the Subject Property would be consolidated to one parcel to accommodate the four story,
54-unit multi-family residential building. Assuming a re-zoning of the northernmost parcel (6107 Brooklyn
Boulevard) to reflect the remaining three parcels’ zoning of MX-N1 District, the following dimensional
standards were provided with the submittal:
Image 3. Submitted Site Plan for Subject Property.
Dimensional Standards MX-N1 District Wangstad Commons (Proposed)
Building Setbacks
Front Build-to (Min-Max) 5-20 feet on primary
and secondary frontage
10 foot (61st Avenue North) | 20 feet
(Brooklyn Boulevard)
App. No. 2023-001
PC 04/13/2023
Page 11
Side-Interior (Min) –NOTE: Rear building
setbacks are considered side-interior setbacks
for corner lots
10 feet 180 feet (west) | 85 feet (north)
Other Standards
Structure Height (Max) 48 feet 44 feet
Density 15-31 Dwelling
Units/Acre
30.5 Dwelling Units/Acre
Table 2. Existing and Proposed Dimensional Standards for Subject Property.
As is indicated in Table 2 above, corner lots with lot lines, “not abutting street right-of-way shall, for the
purpose of this Unified Development Ordinance, be considered side-interior lot lines, and except as
otherwise provided, the use shall adhere to the setback requirements set out for interior side yards.”
Further, at least 50-percent of the first floor of the front façade of each primary building shall be located
not more than ten (10) feet from the front lot line.
Traffic | Access | Parking | Circulation | Connection
As proposed, site ingress would either be gained off Brooklyn Boulevard from the southbound lanes, or
via 61st Avenue North. For site egress, access would be limited to a right-out only at the access drive shared
with the Sanctuary at Brooklyn Center (6121 Brooklyn Boulevard), or full access options as provided off
61st Avenue North.
City staff did submit the provided plan set to Hennepin County for review. As part of their preliminary
comments, a request was made to review the proposed turnaround located at the north end of the
Subject Property. The County further indicated that the turnaround should be revised to minimize
motorist confusion. See Image 4 below.
Image 4. Proposed turnaround on Subject Property (in red).
As part of City staff’s review, a request was made to provide turning and tracking movement diagrams for
App. No. 2023-001
PC 04/13/2023
Page 12
larger and emergency vehicles as part of the application submittal. The Applicant provided a fire truck
access exhibit showing movement throughout the site on Civil Set Sheet CS102; however, no sizing details
were provided. The Applicant should revise the exhibit to reflect truck sizing to ensure it is reflective of
the City’s emergency vehicles that would provide service to the Subject Property, if needed.
Under the City’s new Unified Development Ordinance (UDO), a maximum of two (2) parking spaces per
dwelling unit are required for multi-family residential settings. As proposed, a total of 96 parking spaces
are provided at a 1.7 parking ratio per unit. Of these, 49 parking spaces would be provided in a surface
parking lot, with the remaining 47 parking spaces provided in an underground parking garage with an
access drive off the west side of the Subject Property.
Per City staff review, the proposed parking space dimensions satisfy the City’s minimum standards for 90-
degree (perpendicular) parking and the proposed drive-aisles meet the minimum 24-foot width
requirements for two-way traffic.
The Applicant denotes two sidewalk connections to the new trail installed as part of the Phase II Brooklyn
Boulevard modernization project, a sidewalk connection off 61st Avenue North, and a sidewalk connection
with internal crosswalk leading west to Wangstad Park. All sidewalks maintain a minimum six-foot clear
width as is outlined in the City’s Unified Development Ordinance.
Bicycle facilities are provided for on the submitted plan sets; however, the project architect and civil
engineers should rectify their respective sets as the architectural set denotes bicycle parking on the north
end of the Subject Property; whereas, the civil set denotes bicycle parking on the south end of the Subject
Property. An interior floor plan for the lower level parking identifies a dedicated bike storage and repair
area at the northeast corner of the building. The City’s Unified Development Ordinance stipulates the
provision of bicycle and pedestrian facilities where adjacent connections to infrastructure exist.
Lighting
A photometric plan was submitted with a fixture specification schedule. Per Section 35-5400 (Exterior
Lighting) of the City’s Unified Development Ordinance, all exterior lighting “shall be designed and
arranged to restrict direct illumination and glare onto abutting parcels,” and “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.”
Exterior lighting shall not exceed one (1) foot-candle as measured from the centerline of a public street
or residential property line. As proposed, the greatest point of illumination at a property line is at the
property line located just outside the pedestrian entrance off 61st Avenue North (3.3 foot-candles);
however, this area abuts street right-of-way and the illumination levels appear to reduce to 0 foot-candles
at the street centerline. All exterior lighting proposed adjacent to the Sanctuary at Brooklyn Center falls
below one (1) foot-candle at the property line. In addition, lighting across the open-air parking lot was
reviewed for compliance with the minimum and maximum illumination ranges, as well as consistency in
lighting levels across the parking lot.
As proposed, the parking lot lighting would be installed on 15-foot poles, which falls within the City’s
maximum 24-foot pole height (at finished grade) requirement. The outdoor patio area located on the
north side of the building proposes both building downlighting and 10-foot pole lighting, which falls within
the maximum 20-foot pole height permitted by City Code. All pedestrian entrances and exits will provide
recessed downlighting above each door, and the parking garage and service doors would utilize wall
App. No. 2023-001
PC 04/13/2023
Page 13
sconces. City staff worked with the project’s electrical designers to ensure City requirements were met
regarding minimum levels of illumination (5-footcandles) within five (5) feet of each entrance and exit for
multi-family residential. City staff also conveyed the use of cut off lenses or shielding for any lighting
located below residential units to minimize light spray (e.g. parking garage doors).
The Applicant inquired on the potential installation of architectural lighting of the proposed multi-family
building, but has not yet provided any revised photometric plans or lighting schedules. Per City
requirements, “lighting fixtures mounted directly on structures shall be permitted when utilized to
enhance architectural elements or to help establish scale or provide visual interest.” It should be noted
that any lighting proposed adjacent to unit windows provide cutoffs to minimize light spray into units.
Trash | Screening
Trash routing within the building will be through a central trash chute system located on the west side of
the building. Trash would collect within a trash room located on the first floor the building, and would be
wheeled out to a dedicated pickup area on service days.
All ground mounted equipment over 30-inches in height or greater than 12-cubic feet (e.g., transformers,
mechanical) shall be effectively screened from public view. Similarly, roof-mounted equipment shall also
be screened from view through use of parapets, wall/ fencing materials, or paint compatible and
complementary to the building.
An existing fence installed along the north end of the Subject Property and on the Sanctuary at Brooklyn
Center property (6121 Brooklyn Boulevard) is to remain in place as this is located off-site per plan
submittals and was a condition of City Council approval for the Sanctuary at Brooklyn Center, as outlined
under City Council Resolution No. 2016-019 .
Architectural Materials
Image 9. 3D Renderings of Proposed Building Exterior (Subject Property).
App. No. 2023-001
PC 04/13/2023
Page 14
City staff reviewed the submitted architectural set against the City’s building materials, as outlined under
Section 35-5203 of the City Code. As proposed, the Applicant intends to utilize a mix of brick, fiber cement
board, glazing, and metal paneling on each of the elevations. An elevation-by-elevation material
breakdown is provided, along with an overall material calculations breakdown. A finish schedule was also
provided for review by City staff—refer to Image 10 below.
Image 10. Overall Building Materials Calculation for Proposed Wangstad Commons and Finish Schedule (Subject Property).
Generally, the Applicant achieves the composition requirement of no less than 60-percent face brick,
natural or colored stone, pre-colored or factory stained or stained on site textured pre-cast concrete
panels, textured concrete block, stucco, glass, fiberglass, or similar materials. The remaining use of fiber
cement board lap siding and metal paneling falls within the maximum use of no more than 40-percent
pre-finished metal, Corten steel, copper, premium grade wood with mitered outside corners (e.g. cedar
redwood, fire), or fiber cement board.
On an elevation-by-elevation basis, consistency and cohesiveness were noted in utilizing the mix of
materials, with no one elevation featuring one material more than another.
City staff worked with the Applicant and development team to make small tweaks to the setbacks along
61st Avenue North to minimize encroachment of the balconies into the airspace, while complying with the
City’s maximum setback provisions for the Neighborhood Mixed-Use (MX-N1) District.
App. No. 2023-001
PC 04/13/2023
Page 15
Gathering Spaces| Amenities
The Applicant has indicated that they and their development team approached this particular project with
a long-term ownership model. Amenities were prioritized within the project design and construction in
order to ensure it will remain a desirable and marketable place for residents to live at for many years to
come, which is reflected in the incorporation of in-unit laundry, common area amenities, underground
parking options, and the installation of balconies.
The Applicant further provided City staff with additional information surrounding property management
and security. As proposed, the development would be managed by on-site staffing and maintenance. An
estimated 60 cameras are intended for installation on the Subject Property and within common areas,
hallways, grounds, and parking areas. The building would specifically require keyless/electronic (key fob)
access throughout the building, including access to the building as well as any of the common areas (e.g.
fitness, storage, underground parking, etc.).
As proposed, the north side of the Subject Property would feature a dedicated outdoor gathering space
on a concrete paver patio, complete with gas firepit, grilling station, seating, and tables and chairs. Trash
and recycling receptacles would be provided for. This area would be adjacent to a proposed 800-square
foot community room. A lobby/lounge area and staff office and conference rooms would be located
across from the community room on the first level and off the main entrance.
The proposed development also contemplates an approximately 590-square foot business center, and
510-square foot fitness room for residents, a dog washing room, and dedicated resident storage (570-850
square feet per floor) on each level of the building, which City staff appreciates given the larger, multi-
bedroom units provided for within the development and potential concerns surrounding the use of
balconies as “storage.”
The south side of the Subject Property also provides an entrance with a concrete paved area on either
side of the entrance, bench seating, and trash and recycling receptacles off the entrance.
An internal, direct connection west to Wangstad Park is provided, and the Applicant contemplates use of
the west side of the Subject Property for community gardening, and complete with ornamental fencing
and raised planting beds. Per communication with the City’s parks and recreational staff, the playground
at Wangstad Park is slated for replacement this summer (2023). The proposed redevelopment would have
no impact on the proposed park improvements.
Landscaping
The project submittal includes a landscape plan and detail sheet; however, no planting schedule was
provided and City staff was unable to conduct a full review. City staff reviewed the landscaping plans
against the City’s Unified Development Ordinance and specifically Sections 35-5513 (Parking Lot
Landscaping) and 35-5600 (Landscaping, Screening, and Fences).
As proposed, the majority of the existing trees on site today would require removal to allow for the
spacing necessary to construct the new multi-family building and related site improvements, including the
surface parking, although some select trees located along the western edge of the Subject Property are
intended for preservation.
Per Section 35-5513, off-street open parking facilities that accommodate more than six vehicles shall
incorporate landscaping adjacent the lot to the extent of at least three (3) percent the total surface area
App. No. 2023-001
PC 04/13/2023
Page 16
of all impervious parking facility areas. Additionally, and subject to certain exceptions, a minimum of one
(1) deciduous tree shall be provided per parking lot island. The Applicant will need to revise their
landscape plan to provide a planting schedule in conformance with the City’s requirements and revise
plans to reflect deciduous trees within the island areas.
Consideration should be given for stepping certain landscaping back at and near intersections and
pedestrian crossings to provide adequate visibility for both motorists and pedestrians and as outlined
under Section 35-5605 (Landscape Visibility at Intersections). This was similarly reflected by Hennepin
County in their preliminary comments provided to City staff. The Applicant should also verify any proposed
landscaping is coordinated with any lighting plans and sufficiently distanced from any underground
utilities and easement areas.
It should be noted that in order to promote species diversity and resilience, no more than 40-percent of
the total number of trees may be of the same species and that any landscape vegetation should utilize
native and resilient plant types where possible in order to promote landscape resiliency and reduce site
maintenance requirements. Underground irrigation is also required for installation and maintenance.
City staff requests a landscape project valuation be provided as Neighborhood Mixed-Use District
developments are based on a project valuation basis.
Signs
No specific signage requests were made, although the architectural exterior elevation sheets outline a
maximum of 100-square feet per wall sign. Unless specifically requested, the Applicant will need to comply
with the allowances as outlined in the adopted City signage regulations for the Neighborhood Mixed-Use
District, and the Applicant will need to apply for and receive issuance of a sign permit prior to any
installation.
Image 11. Wall Sign Example per Submittal (Subject Property).
Engineering Review
James Soltis, Assistant City Engineer, reviewed the submitted plan sets and provided a memorandum
dated March 30, 2023 (Exhibit E). Most of the comments pertain to the need for plan corrections and
additional details relating to the submitted civil set and plats, and for the most part address minor edits.
A request was made to amend the existing or create a new easement for the shared access drive off
Brooklyn Boulevard, as well as provisions for a 10-foot drainage and utility easement around the entire
perimeter of the Subject Property and as outlined in the submitted preliminary and final plat for
WANGSTAD’S BROOKLYN TERRACE SECOND ADDITION.
App. No. 2023-001
PC 04/13/2023
Page 17
Should any easement vacations be necessary, a separate application will be required for submittal to the
City’s Public Works/Engineering Division for review and in advance of recording the new plat.
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 shall conform to any watershed requirements,
requirements of Hennepin County (e.g. plat review, right-of-way permits for work in Brooklyn Boulevard),
and submit as-builts at project close out.
A preliminary stormwater report, prepared by HP, Inc. and dated March 14, 2023 was submitted to City
staff for review. A final stormwater management report shall be required as outlined under Item 11.
Building Review
Building Official Dan Grinsteinner conducted a cursory review of the submitted plan sets and provided a
memorandum dated April 7, 2023 (Exhibit F). 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. Additional detailing will be required to provide access to a fire
sprinkler room or wall connections (e.g. A Post PIV, Wall PIV, or OS&Y valve).
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 Official with respect to applicable
codes prior to the issuance of permits.
CPTED Review
City staff requests that as part of any construction set review and in advance of any permit release, a
CPTED (Crime Prevention through Environmental Design) review be completed by City staff.
External Reviews
The submitted plan sets were forwarded on to contacts at Hennepin County for their review. Preliminary
comments were provided to City staff following review by their committee. They provided the following
commentary in a response dated April 10, 2023:
1. County staff recommends the developer review sight lines at the access to Brooklyn Boulevard,
especially to trail users using an assumed 20 MPH design speed for trail users per State Aid Rules.
Landscaping should not impede sight triangles;
2. Any work within or matching into county road right-of-way will require a county permit; and
3. County staff recommend review of the proposed turnaround. The location is too close to the
access off of Brooklyn Boulevard and does not allow proper length for queueing motorists. In
addition, county staff feel the proposed width of the turnaround will lead to user confusion as to
which side of the center island people should be driving in or out of. County staff recommend
App. No. 2023-001
PC 04/13/2023
Page 18
narrowing the turnaround, especially at connection points with the proposed RIRO shared access,
and pulling it as far west as possible.
Any approval of Planning Commission Application No. 2023-001 is subject to the Applicant complying with
any requested revisions or recommendations as outlined by the aforementioned authorities.
Based on the above noted findings, City staff recommends the Planning Commission recommend City
Council approval of the requested site and building plans for the proposed redevelopment of the
approximately 1.77-acre Subject Property commonly addressed as 6107 Brooklyn Boulevard, 6101
Brooklyn Boulevard, 3600 61st Avenue North, and 3606 61st Avenue North, to a four story, 54-unit multi-
family residential building with related site improvements, subject to the Applicant complying with the
outlined Conditions of Approval, and approval of the related preliminary and final plat, Planned Unit
Development/re-zoning, and 2040 Comprehensive Plan Amendment requests.
APPROVAL CONDITIONS | ANTICIPATED PERMITTING
Staff recommends the following conditions be attached to any positive recommendation on the approval
of Planning Commission Application No. 2023-001 for the Subject Property located at 6107 Brooklyn
Boulevard, 6101 Brooklyn Boulevard, 3600 61st Avenue North, and 3606 61st Avenue North:
1. The building plans are subject to review and approval by the Building Official as noted in the
memorandum dated April 7, 2023, and with respect to applicable codes prior to the issuance of
permits; and the final location or placement of any 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 this Site and Building Plan can only be made
by an amendment to the approved Site and Building Plan as approved by the City Council.
b. The building plans are subject to review and approval by the Building Official with respect
to applicable codes prior to the issuance of permits.
c. The Applicant shall work to ensure all applicable Minnesota Fire Code requirements have
been met as part of any site plan approval.
d. A fire sprinkler system is required to be installed and shall be maintained on a consistent
basis per City Code requirements.
e. A SAC Determination shall be submitted by the Applicant to the Metropolitan Council and
any associated feeds paid at time of any permit issuance.
f. The Applicant shall provide any final site and building plans to City staff for a CPTED review
and make alterations as necessary prior to permit release.
g. A revised landscape plan and detailing shall be submitted to ensure compliance with the
City Code regarding landscape plantings and minimum valuations for Neighborhood
Mixed-Use District properties.
h. The Applicant shall install irrigation systems where necessary to facilitate maintenance of
site landscaping and green areas, and irrigation shop drawings for review and approval
prior to installation.
i. Any outside trash disposal facilities and rooftop or ground mechanical equipment shall be
appropriately screened from view per City Code requirements and a detail sheet
provided.
j. 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
conform to City requirements.
App. No. 2023-001
PC 04/13/2023
Page 19
2. The Applicant agrees to comply with all conditions or provisions noted in the Assistant City
Engineer’s review memorandum, dated March 30, 2023.
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. Any requirements as outlined in reviews conducted by Hennepin County.
3. Agreements:
a. The Applicant shall work with the adjacent property owner (6121 Brooklyn Boulevard) to
amend and restate the 1998 PUD agreement, which was last amended in 2016. This
agreement is to be reviewed and approved by the City Attorney and the amended
agreement recorded with Hennepin County prior to the issuance of building permits.
b. The Applicant shall coordinate with adjacent property owner (6121 Brooklyn Boulevard)
and the City to execute an amended or new easement agreement for the shared access
drive located off Brooklyn Boulevard. This easement is to be reviewed by the City Attorney
and recorded with Hennepin County prior to the issuance of building permits.
c. A Performance Agreement with supporting financial guarantee approved by the City shall
be executed upon any approval of the to-be submitted building permit for site
improvements, which ensures the Subject Property will be constructed, developed, and
maintained in conformance with the plans, specifications, and standards.
d. 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.
e. A Utility Facilities Easement Agreement is required for submittal to the City prior to
issuance of any permits.
f. A Construction Management Plan and Agreement and associated escrow are required for
submittal prior to the City prior to issuance of any permits.
4. Platting:
a. Approval of the preliminary and final plat for WANGSTAD’S BROOKLYN TERRACE SECOND
ADDITION are contingent upon the addressing of comments by Assistant City Engineer
James Soltis in the memorandum dated March 30, 2023.
b. Final plat and mylar shall be subject to the provisions of Chapter 35 of the City Code of
Ordinances.
c. Addressing of final plat comments and/or requirements as provided by Hennepin County.
d. Addressing of final plat comments and/or requirements from the City Attorney’s office,
and specifically regarding an updated certified abstract of title.
e. The successful recording of said plat (mylar) with Hennepin County.
RECOMMENDATION
Based on the above-noted findings, staff recommends the following motion:
Motion to approve a Resolution recommending City Council approval of (1) preliminary and final plat for
WANGSTAD’S BROOKLYN TERRACE SECOND ADDITION, (2) the submitted site and building plan, (3) re-zoning
and amendment to remove 6107 Brooklyn Boulevard from the original 1998 Planned Unit Development
and re-zone the aforementioned property from PUD/C2 to MX-N1, which reflects the zoning of the three
other parcels within the Subject Property, and (4) a recommended amendment to the City’s 2040
Comprehensive Plan to allow for a re-designation of the Subject Property from a mix of Commercial (C) and
Low-Density Residential (LDR) to Neighborhood Mixed-Use (N-MU), based on the submitted plans and
App. No. 2023-001
PC 04/13/2023
Page 20
findings of fact, as amended by the Conditions of Approval in the April 13, 2023 Planning Commission Report,
and subject to final approval by the Metropolitan Council for the requested Comprehensive Plan Amendment.
ATTACHMENTS
Exhibit A – Planning Commission Application No. 2023-001 Plans and Documents, submitted March 14, 2023.
Exhibit B – Public Hearing Notice, submitted for publication in the Brooklyn Center Sun Post, and dated March 30,
2023.
Exhibit C – LISC Community Engagement Summary for Wangstad Commons Proposal-JO Companies, and dated July
2021.
Exhibit D – City Council Resolution Nos. 98-169 (Resolution Regarding Disposition of Planning Commission
Application No. 98017 Submitted by Dave Phillips on behalf of Brookdale Chrysler Plymouth) and 2016-19 (Resolution
Regarding the Disposition of Planning Commission Application No. 2016-001, Submitted by SCA Properties, LLC
Requesting Approval of a Planned Unit Development Amendment and Site and Building (Development) Plan Approval
for the Sanctuary of Brooklyn Center, the 158-Unit Senior Assisted Living Housing Project (Located at 6121 Brooklyn
Boulevard).
Exhibit E – Review Memorandum, prepared by Assistant City Engineer James Soltis, and dated March 30, 2023.
Exhibit F – Review Memorandum, prepared by Building Official Dan Grinsteinner, and dated April 7, 2023.
Exhibit A
K:\018699-000\Cad\Plan\018699-000-C-TITL-PLAN.dwg 3/31/2023 7:10:41 AMCJ100
AS SHOWN VRB
TORZCG
N
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663COVER SHEET
1.ALL WORK SHALL BE DONE IN ACCORDANCE WITH THE PLANS AND REQUIREMENTS OF THE DETAILED SPECIFICATIONS.
2.CONTRACTOR TO OBTAIN ALL NECESSARY PERMITS PRIOR TO CONSTRUCTION. THE CONTRACTOR SHALL PAY ALL PERMIT AND OTHER ASSOCIATED FEES REQUIRED BY
LOCAL, STATE AND FEDERAL AGENCIES.
3.EXISTING SITE INFORMATION WAS TAKEN FROM BOUNDARY AND TOPOGRAPHIC SURVEY PREPARED BY WSB & ASSOCIATES, INC., ST. PAUL, MINNESOTA, ON FEBRUARY 24,
2023. ACTUAL FIELD CONDITIONS MAY VARY. VERIFY ALL FIELD CONDITIONS INCLUDING LOCATION OF UNDERGROUND UTILITIES PRIOR TO CONSTRUCTION. NOTIFY THE
OWNER AND ARCHITECT OF ANY DISCREPANCIES AFFECTING THE SCOPE OF THIS CONTRACT.
4.PROTECT ALL PROPERTY CORNERS. RELOCATE BENCHMARKS AS NECESSARY WITH NEW BENCHMARK LOCATIONS WITHIN A TOLERANCE OF 0.010 VERTICAL FEET.
5.THE CONTRACTOR SHALL CONTACT THE LOCAL UTILITY MARKING AUTHORITY PRIOR TO CONSTRUCTION.
6.CONTRACTOR TO PROVIDE AND MAINTAIN ALL NECESSARY TRAFFIC CONTROL DEVICES TO CONFORM TO THE LATEST VERSION OF THE MINNESOTA "MANUAL ON UNIFORM
TRAFFIC CONTROL DEVICES" (MUTCD). ALL COSTS ASSOCIATED WITH LABOR, MATERIALS, AND EQUIPMENT TO FURNISH AND MAINTAIN TRAFFIC CONTROL WILL BE
CONSIDERED INCIDENTAL TO THE PROJECT.
7.UPON COMPLETION OF WORK, THE CONTRACTOR SHALL PROVIDE REDLINED COPIES OF CONSTRUCTION DOCUMENTS TO THE ENGINEER REFLECTING ACTUAL INSTALLATION
AS APPROVED BY THE ENGINEER AND/OR OWNER.
8.GRADING ACTIVITY WHICH BLOCKS TRAFFIC OF ANY STREET, ALLEY, OR DRIVE IS SUBJECT TO APPROVAL BY THE CITY.
9.CONTRACTOR SHALL STOP WORK IMMEDIATELY AND NOTIFY THE ENGINEER AND OWNER IF CONTAMINANTS ARE FOUND IN THE EXISTING SOILS.
10.PROVIDE POSITIVE DRAINAGE AT ALL TIMES WITHIN THE CONSTRUCTION AREA. DO NOT ALLOW WATER TO POND IN EXCAVATION AREAS, AND MAINTAIN ALL EXISTING
DRAINAGE PATTERNS.
11.THE CONTRACTOR SHALL BE RESPONSIBLE TO COMPLY WITH ALL OSHA REGULATIONS IN THE EXECUTION OF WORK UNDER THIS CONTRACT.
12.THE CONTRACTOR SHALL APPLY FOR A CITY OF BROOKLYN CENTER SITE PLAN PERMIT BEFORE STARTING WORK. THE INSPECTOR AND THE CITY OF BROOKLYN CENTER
PUBLIC WORKS DEPARTMENT SHALL BE NOTIFIED BY THE CONTRACTOR 48 HOURS BEFORE START OF CONSTRUCTION. NO WORK MAY BEGIN UNTIL THE PERMIT HAS BEEN
RECEIVED AND THE CONTRACTOR MUST COMPLY WITH THE TERMS OF THE PERMIT.
13.ALL EXTERIOR BUILDING WALLS AND FOUNDATIONS ADJACENT TO PERVIOUS NON-PAVED AREAS SHALL BE WATERPROOFED TO AN ELEVATION OF 0.5' ABOVE SAID EXTERIOR
PERVIOUS GRADE IN ACCORDANCE WITH ARCHITECTURAL PLANS AND SPECIFICATIONS.
14.AS PART OF THE ROW PERMITTING PROCESS, TWO WEEKS BEFORE ANY WORK BEGINS THAT IMPACTS THE ROW IN ANY WAY THE DEVELOPER SHALL PROVIDE TO THE ROW
INSPECTOR THE NAME AND CONTACT INFORMATION OF THE CONSTRUCTION PROJECT MANAGER OR CONSTRUCTION PROJECT SUPERINTENDENT. IF THIS INFORMATION IS
NOT PROVIDED THERE MAY BE A DELAY IN OBTAINING PERMITS FOR THE WORK IN THE ROW. SAID DELAYS WILL BE THE SOLE RESPONSIBILITY OF THE DEVELOPER.
GENERAL NOTES
BROOKLYN CENTER, MINNESOTA
WSB Project Number
Issue Date 03/14/2023 ISSUED FOR SITE PLAN REVIEW
022334-000
WANGSTAD COMMONS
THIS PLAN SET HAS BEEN PREPARED BY:
WSB, TAYLOR O. RUMPH, P.E.
701 XENIA AVE S UNIT 300
GOLDEN VALLEY, MN
(763) 541-4800
THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE
DRAWINGS CONCERNING TYPE AND LOCATION OF PRIVATE
UTILITIES HAS BEEN DESIGNATED UTILITY QUALITY LEVEL D.
THESE UTILITY QUALITY LEVELS WAS DETERMINED
ACCORDING TO THE GUIDELINES OF CI/ASCE 38-02, ENTITLED
"STANDARD GUIDELINES FOR THE COLLECTION AND
DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE
CONTRACTOR IS TO DETERMINE THE TYPE AND LOCATION
OF PRIVATE UTILITIES AS MAY BE DEEMED NECESSARY TO
AVOID DAMAGE THERETO.
SCALE:
1
CJ100
PROJECT LOCATION MAP
NOT TO SCALE THIS PLAN SET HAS BEEN PREPARED FOR:
JOHNNY OPARA
ST PAUL, MN 55130
(612) 743-5392
VERTICAL DATUM: NAVD88
ALL BENCHMARKS ARE TOP NUT OF
HYDRANT (SEE SURVEY)
BM1 = 863.70
BM2 = 862.99
BM3 = 861.91
BENCHMARKS
HORIZONTAL DATUM: NAD83 (2011)
PROJECT SITE
61ST AVE BROOKLYN BLVD
Sheet List Table
SHEET
NUMBER SHEET TITLE
CJ100 COVER SHEET
CD101 EXISTING CONDITIONS & DEMO PLAN
CS101 SITE PLAN
CS102 FIRE TRUCK ACCESS
CS501 SITE DETAILS
CS502 SITE DETAILS
CG101 GRADING PLAN
CG110 EROSION CONTROL PLAN
CG111 SWPPP
CG501 EROSION CONTROL DETAILS
CU101 UTILITY PLAN
CU501 UTILITY DETAILS
CU502 UTILITY DETAILS
CU503 UCS DETAILS
CU504 UCS DETAILS
LS101 LANDSCAPE PLAN
LS501 LANDSCAPE DETAILS
XXXXXXXXXXXXXXXXXXXTNH ELEV: 863.70
4"1104857.75corrugated metal pipe 12"SB
SB
8"
8"
8"
8"
10"
14"
10"
14"
26"
8"
18"
8"
12"
16"
34"
16"
10"10"
26"
16"SB
SB
4"
SB
2"
4"
4"
4"
4"
4"4"4"
4"4"4"
2"
2"
2"
2"
TNH ELEV: 861.91
SB
6"4"4"4"
TNH ELEV: 862.99
4"
4"
SB
6"
6"
VLT
SB
14"
14"
26"
14"
12"
30"
6"
26"
12"
20"
20"
10"
12"
10"
16"
12"
20"
6"
20"
14"
18"
SB
SB
SB
SB
10"
50"
12"
12"
"
12"
14"
14"
14"
12"
8"
8"
14"
14"
4"
30"
4"
S RIM:861.44 N&EINV:INV:INV:INV:INV:
854.04INV:
S RIM:860.73 EINV:E & SWINV:INV:INV:INV:
850.53INV:>>>>>>>>
>
>>>>>>>>
>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>>>>>>>>>
>>>>
>
>
>
>
>
61ST AVENUE NORTH BROOKLYN BOULEVARD
RIM:858.82 S 12 RCPINV:INV:INV:INV:INV:
855.22INV:
RIM:859.08 E 12 RCPINV:N 12 RCPINV:S 15 RCPINV:
855.13INV:
855.03INV:
855.18INV:
RIM:859.92 NE 21 RCPINV:S 12 RCPINV:W 12 RCPINV:
856.22INV:
856.07INV:
856.12INV:
RIM:860.36 E 12 RCPINV:W 21 CPPINV:INV:
856.26INV:INV:
856.26INV:
RIM:859.90 N 12 RCPINV:INV:INV:INV:INV:
856.65INV:
S RIM:860.19 S&WINV:INV:INV:INV:INV:
850.19INV:
ST RIM:859.94 N 15 RCPINV:W 12 RCPINV:INV:
855.10INV:INV:
855.16INV:
VLT
ST RMXX
X
X
XXXXXXXXXXXXXXX X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X
X X X X X X X X X X X X X X X XXXXXXXXXXXXXXXXX XXXXXXXXXXXXXXX XXXXXXXXXXX XXXXXXXXXXXXXXXXXX XXXXXXXXXXX XXXXXXX
WM RMSS RMK:\018699-000\Cad\Plan\018699-000-C-DEMO-PLAN.dwg 3/31/2023 7:10:52 AMCD101
AS SHOWN VRB
TORZCG
N
SCALE IN FEET
0
H:
30 60
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663EXISTING
CONDITIONS &
DEMO PLAN
LEGEND
ADJUST CASTING
PROTECT HYDRANT
REMOVE SIGN
REMOVE TREE
REMOVE DRAINAGE STRUCTURE
SALVAGE & RE-INSTALL SIGN
RELOCATE EXISTING ELECTRIC POLE AS POWER COMPANY DICTATES
REMOVE CURB AND GUTTERXXXXXXXXXXXXXXXXXXXXX
REMOVE STORM SEWERST RM
REMOVE BITUMINOUS
REMOVE CONCRETE
AC
HY
S
REMOVE BOLLARD
CLEAR AND GRUB
PROTECT TREE
RE
REMOVE LIGHTPOLELP
REMOVE WATER
REMOVE SANITARY SEWER
WM RM
SS RM
DEMOLITION NOTES
1.THE CONTRACTOR SHALL VISIT THE SITE PRIOR TO SUBMITTING A BID TO BECOME FAMILIAR WITH ALL SITE
CONDITIONS. ALL SURFACE FEATURES THAT CONFLICT WITH PROPOSED CONDITIONS SHALL BE REMOVED OR
RELOCATED WHETHER OR NOT SHOWN ON SURVEY OR SPECIFICALLY CALLED OUT. THIS INCLUDES BUT IS
NOT LIMITED TO CLEARING AND GRUBBING.
2.EROSION AND SEDIMENT CONTROL MEASURES ARE TO BE INSTALLED PRIOR TO THE COMMENCEMENT OF
CONSTRUCTION. INSTALL EROSION AND SEDIMENTATION CONTROL PRIOR TO DEMOLITION.
3.USE TEMPORARY CONSTRUCTION FENCING TO SECURE BUILDING SITE FOR PROTECTION OF PERSONS AND
PROPERTY.
4.MAINTAIN FIRE ACCESS WITHIN 150 FEET OF EXTERIOR AREAS OF ALL BUILDINGS DURING CONSTRUCTION.
5.CONTRACTOR SHALL COORDINATE WITH ALL SMALL UTILITY OWNERS FOR THE DEMOLITION & RELOCATION OF
EXISTING UTILITY STRUCTURES AND LINES AS NECESSARY TO ACCOMMODATE PROPOSED IMPROVEMENTS.
6.THE CONTRACTOR SHALL REFER TO THE MUTCD FOR TRAFFIC CONTROL REQUIREMENTS. THE CONTRACTOR
MAY BE REQUIRED TO PHASE CONSTRUCTION TO MINIMIZE DISRUPTION TO TRAFFIC AND MAINTAIN SITE
SAFETY. CONSTRUCTION OPERATIONS SHALL BE PERFORMED IN A WAY TO MINIMIZE THE DISRUPTION TO THE
NORMAL FLOW OF TRAFFIC ON ALL STREETS, ALLEYS, AND PUBLIC BUILDING ACCESS.
7.THE CONTRACTOR SHALL OBTAIN AND CONFORM TO ALL PERTINENT CITY, COUNTY AND STATE DETAILS,
SPECIFICATIONS, PERMITS, AND COORDINATE INSPECTIONS AS REQUIRED BY THE GOVERNING BODY DURING
THE ENTIRE PROJECT DURATION.
8.CONTACT PUBLIC AND PRIVATE UTILITY OWNERS A MINIMUM OF 72 HOURS PRIOR TO THE START OF WORK. IT
SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO LOCATE AND PROTECT ALL EXISTING UTILITIES AND
TOPOGRAPHIC FEATURES NOT SCHEDULED FOR REMOVAL. NO ADDITIONAL PAYMENT WILL BE MADE FOR
REPAIRING DAMAGE TO EXISTING UTILITIES, RELOCATING, WORKING AROUND, OR PROTECTING EXISTING
UTILITIES OR OTHER APPURTENANCES.
9.COORDINATE WITH PRIVATE UTILITY COMPANIES (ELECTRIC, GAS, COMMUNICATIONS) FOR TERMINATION
REMOVAL AND OR RELOCATION OF EXISTING SERVICES THROUGHOUT SITE AND REPLACEMENT WITH NEW
SERVICES FOR THE PROPOSED DEVELOPMENT.
10.REMOVE TOPSOIL WITHIN LIMITS OF CONSTRUCTION. STOCKPILE ON-SITE FOR USE IN AREAS NOT SCHEDULED
FOR BUILDING, PAVEMENT, OR SIDEWALK.
11.A DIAMOND EDGE SAWBLADE SHALL BE USED FOR CUTTING ALL PAVEMENT MARKED FOR REMOVAL.
12.SAWCUT EXISTING PAVEMENT WHICH ABUTS ALL NEW PAVEMENTS TO PROVIDE A STRAIGHT VERTICAL EDGE.
13.WHERE NEW CONCRETE ABUTS EXISTING PAVEMENT, SAWCUT AND REMOVE PAVEMENT AT LEAST 1-FT FROM
PROPOSED CONCRETE EDGE. REPLACE PAVEMENT WITH STRUCTURAL SECTION EQUAL TO OR GREATER THAN
EXISTING SECTION UNLESS OTHERWISE NOTED.
14.PROTECT BY WHATEVER MEANS REQUIRED ALL FENCES, SIGNS, STRUCTURES, DRIVES, SIDEWALKS, STREETS,
BUSHES, TREES, ETC. WHICH ARE NOT DESIGNATED FOR REMOVAL, OR OUTSIDE THE LIMITS OF
CONSTRUCTION.
15.CONTRACTOR IS RESPONSIBLE FOR REPAIRING ALL DAMAGE INCURRED DURING CONSTRUCTION. THIS
INCLUDES, BUT IS NOT LIMITED TO, DAMAGE CAUSED BY SUBCONTRACTORS TO THE GENERAL CONTRACTOR.
REPAIRS SHALL EQUAL OR EXCEED THE QUALITY OF EXISTING CONDITIONS.
16.CONTRACTOR SHALL REMOVE AND/OR RELOCATE ALL ITEMS NECESSARY TO ACCOMMODATE THE PROPOSED
IMPROVEMENTS WHETHER SPECIFICALLY CALLED OUT BY NOTE OR NOT.
17.THE LOCATIONS OF ALL AERIAL AND UNDERGROUND UTILITY FACILITIES ARE APPROXIMATE OR MAY NOT BE
INDICATED IN THESE PLANS. UNDERGROUND FACILITIES, WHETHER INDICATED OR NOT, SHALL BE LOCATED
PRIOR TO CONSTRUCTION. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO PROTECT ALL EXISTING
UTILITIES, PAVEMENT AND OTHER IMPROVEMENTS. ANY DAMAGE TO EXISTING UTILITIES AND/OR PAVED
STREETS CAUSED BY CONSTRUCTION OPERATIONS SHALL BE REPAIRED OR REPLACED AT THE
CONTRACTOR'S EXPENSE, IN ACCORDANCE WITH CITY OF ST. PAUL PUBLIC WORKS DEPARTMENT STANDARD
SPECIFICATIONS FOR CONSTRUCTION, LATEST EDITION.
18.ALL DEBRIS AND REFUSE RESULTING FROM CONSTRUCTION OPERATIONS SHALL BE HAULED OFF-SITE AND
DISPOSED OF PROPERLY AT THE CONTRACTOR'S EXPENSE.
FFE: 863.00'
LFE: 851.00'XXXXXXXXXXXXXXXXXXXTNH ELEV: 863.70
4"1104857.75corrugated metal pipe 12"SB
SB
SB
SB
SB
2"
4"
4"
4"
4"
4"4"4"
4"4"4"
2"
2"
2"
2"
TNH ELEV: 861.91
SB
TNH ELEV: 862.99
SB
VLT
SB
14"
14"
12"
SB
SB
SB
SB
10"
50"
12"
12"
"
12"
14"
14"
14"
12"
8"
8"
14"
14"
4"
30"
4"
S RIM:861.44 N&EINV:INV:INV:INV:INV:
854.04INV:
S RIM:860.73 EINV:E & SWINV:INV:INV:INV:
850.53INV:>>>>>>>>
>
>>>>>>>>
>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>
>
>
>
>
61ST AVENUE NORTH BROOKLYN BOULEVARD
RIM:858.82 S 12 RCPINV:INV:INV:INV:INV:
855.22INV:
RIM:859.08 E 12 RCPINV:N 12 RCPINV:S 15 RCPINV:
855.13INV:
855.03INV:
855.18INV:
RIM:859.92 NE 21 RCPINV:S 12 RCPINV:W 12 RCPINV:
856.22INV:
856.07INV:
856.12INV:
RIM:860.36 E 12 RCPINV:W 21 CPPINV:INV:
856.26INV:INV:
856.26INV:
RIM:859.90 N 12 RCPINV:INV:INV:INV:INV:
856.65INV:
S RIM:860.19 S&WINV:INV:INV:INV:INV:
850.19INV:
ST RIM:859.94 N 15 RCPINV:W 12 RCPINV:INV:
855.10INV:INV:
855.16INV:
9' (TYP.)
R4'
R4'
R4'R4'
R4'
R4'
R10'R15'
R10'
R15'
R4'
R4'
R15'
3
3
3
3
3
3
57
7
9
13
8 8
8
8
2
2
6'
6'
18'
6'
6'
18'
24'
18'
24'
7
3 6'
24'
R15' (TYP.)
18'
24'
18'
6'
R4'
R15'
R15'
R20'
R20'
6'
10
6.67'
6.67'
24'
5'
10'
10'
10'
5'
1
12
12
144
6
15
K:\018699-000\Cad\Plan\018699-000-C-SITE-PLAN.dwg 3/31/2023 7:11:07 AMSITE PLAN
CS101
AS SHOWN VRB
TORZCG
N
SCALE IN FEET
0
H:
30 60 SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663KEYNOTES
NEW, 4-STORY BUILDING (REFER TO ARCHITECTURAL PLANS)
CAST-IN-PLACE CONCRETE RETAINING WALL (REFER TO
STRUCTURAL PLANS AND GRADING PLAN)
CONCRETE CURB & GUTTER DESIGN B612, REJECT CURB IDENTIFIED
BY LINETYPE PER LEGEND (SEE DETAIL 1/CS501)
RIBBON CURB AND GUTTER (SEE DETAIL 3/CS502 AND GRADING PLAN
FOR TRANSITION LENGTH)
ADA STALL LAYOUT (REFER TO GRADING PLAN AND DETAIL 4/CS501)
CONCRETE WHEEL STOP (SEE DETAIL 1/CS502)
BITUMINOUS PAVEMENT (SEE DETAIL 4/CS502)
CONCRETE SIDEWALK (SEE DETAIL 5/CS502)
CONCRETE PAVEMENT (SEE DETAIL 2/CS502)
TRANSFORMER PAD (REFER TO ARCHITECTURAL PLANS)
BICYCLE RACK
TRENCH DRAIN (SEE UTILITY PLAN CU101)
CONCRETE DRIVEWAY (SEE DETAIL 2/CS501)
PATIO (SEE GRADING PLAN FOR GROUND ELEVATIONS ADJACENT TO
PATIO). REFER TO ARCH. PLAN
SURMOUNTABLE CURB & GUTTER (SEE DETAIL 1/CS501)
1
2
3
4
5
6
7
8
9
10
11
12
13
14
1.REFER TO ARCHITECTURAL AND/OR STRUCTURAL PLANS FOR ACTUAL BUILDING DIMENSIONS, STOOP AND RAMP LOCATIONS.
2.THE CONTRACTOR SHALL CONSTRUCT ALL PAVEMENTS TO CONFORM WITH THE CORRECT LINES AND FINISHED GRADES AS INDICATED ON THE PLANS AND TO
MATCH EXISTING PAVEMENT GRADES AT TIE-IN POINTS. NO PONDING OF WATER WILL BE ALLOWED.
3.SAW ALL CONCRETE CONSTRUCTION JOINTS, CLEAN THEM OF DEBRIS, BLOW THEM DRY AND IMMEDIATELY SEAL WITH JOINT SEALANT.
4.REINFORCE ODD SHAPED PAVING PANELS WITH #3 BARS AT 24" EACH WAY. AN ODD SHAPED PANEL IS CONSIDERED TO BE ONE IN WHICH THE SLAB TAPERS TO A
SHARP ANGLE WHEN THE LENGTH TO WIDTH RATIO EXCEEDS 3 TO 1 OR WHEN A SLAB IS NEITHER SQUARE NOR RECTANGULAR.
5.DIMENSIONS ARE EDGE OF PAVEMENT, CURB GUTTER-LINE, OUTSIDE FACE OF BUILDING, OR EDGE OF WALKWAY UNLESS OTHERWISE NOTED.
6.CONTRACTOR TO MAINTAIN ACCESS TO THE FIRE DEPARTMENT CONNECTION FOR FIRE DEPARTMENT PERSONNEL AT ALL TIMES DURING CONSTRUCTION PERIOD
7.SAFE WORK SITE REQUIREMENTS: THE CONTRACTOR SHALL PROVIDE A CONTINUOUS, ACCESSIBLE AND SAFE PEDESTRIAN WALKWAY THAT MEETS ADA AND MN
MUTCD STANDARDS IF WORKING IN A SIDEWALK AREA, AND TRAFFIC CONTROL PER MN MUTCD REQUIREMENTS FOR WORK IN THE PUBLIC RIGHT OF WAY.
SITE PLAN NOTES
LEGEND
EXISTING STORM STRUCTUREST
EXISTING STORM SEWER PIPE>>
PROPOSED CONCRETE SIDEWALK
3
EXISTING PROPERTY LINE
STALL COUNT
PROPOSED TRUNCATED DOMES
REJECT CURB
BREAKLINES
PROPOSED BITUMINOUS
PROPOSED CONCRETE PAVEMENTEXISTING EASEMENT
SETBACK
SOIL BORING
15
FFE: 863.00'
LFE: 851.00'XXXXXXXXXXXXXXXXXXXXXXXXXXXXSB
SB
SB
SB
SB
SB
SB
VLT
SB
SB
SB
SB
SB
S RIM:861.44 N&EINV:INV:INV:INV:INV:
854.04INV:
S RIM:860.73 EINV:E & SWINV:INV:INV:INV:
850.53INV:>>>>>>>>>>>>>>>
>
>
>
>>
>>>>>>>
>>
>>
>>
>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>>
>>>>>>>>>>>>
>>>>
>
>
>
>
>
>
>
>
61ST AVENUE NORTH BROOKLYN BOULEVARD
RIM:858.82 S 12 RCPINV:INV:INV:INV:INV:
855.22INV:
RIM:859.08 E 12 RCPINV:N 12 RCPINV:S 15 RCPINV:
855.13INV:
855.03INV:
855.18INV:
RIM:859.92 NE 21 RCPINV:S 12 RCPINV:W 12 RCPINV:
856.22INV:
856.07INV:
856.12INV:
RIM:860.36 E 12 RCPINV:W 21 CPPINV:INV:
856.26INV:INV:
856.26INV:
RIM:859.90 N 12 RCPINV:INV:INV:INV:INV:
856.65INV:
S RIM:860.19 S&WINV:INV:INV:INV:INV:
850.19INV:
ST RIM:859.94 N 15 RCPINV:W 12 RCPINV:INV:
855.10INV:INV:
855.16INV:
FIRE TRUCK TURNING MOVEMENT ENVELOPE
K:\018699-000\Cad\Plan\018699-000-C-AUTOTURN-FIREACCESS-PLAN.dwg 3/31/2023 7:11:26 AMCS102
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663FIRE TRUCK
ACCESS
N
SCALE IN FEET
0
H:
30 60
K:\018699-000\Cad\Plan\018699-000-C-SITE-PLAN.dwg 3/31/2023 7:11:40 AMCS501
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663SITE DETAILS
6"R
2'-0" R1'-8" R
1'-0"
NOTES:
1. PAINT COLOR BY SURFACES
PVMT SURFACE PAINT COLOR
CONCRETE YELLOW
BITUMINOUS WHITE
2. PAINT SHALL CONFORM TO FEDERAL
SPECIFICATION TT-P-115 (2 COATS).
3. PAINT SHALL CONFORM TO MnDOT 2582
PAVEMENT PARKING SPECIFICATION.
AISLE END OF
PARKING STALL
L OF PARKING SPACEC
4" WIDE STRIPE AS REQUIRED
(SOLID FILL - OUTLINE SHOWN)
23°
5°
1'-0"2'-0"1'-0"6"1'-0"1'-6"3"
8"
SCALE:
3
CS501
INTERNATIONAL SYMBOL FOR ACCESSIBILITY
NOT TO SCALE
NO PARKING
45°2'-0" O.C.
INTERNATIONAL
SYMBOL FOR
ACCESSIBLITY.
SEE [2/CS501]
12" HIGH WHITE LETTERS
8'-0" MIN.8'-0" MIN.
4" WIDE WHITE STRIPE ON
ASPHALT, YELLOW ON
CONCRETE (TYP)
PAINT SHALL CONFORM TO
FEDERAL SPECIFICATION
TT-P-115 (2 COATS).
PAINT SHALL CONFORM TO
MnDOT 2582 PAVEMENT
MARKINGS
SIDEWALK
6'-0" MIN.
PRECAST CONCRETE WHEELSTOP.
ALIGN BACK OF WHEEL STOP WITH
LIP OF CURB. SEE [4/CS502]
5.0%
M
A
X.
RIBBON CURB ACROSS
ENTIRE ACCESSIBLE
STALL AREA.
10' CURB TRANSITION (TYP)
2'-0"
MAX. 2% SLOPE IN
ALL DIRECTIONS
CURB TRANSITION. OCCURING IN GREENSPACE
BETWEEN FULL CURB SPOT ELEVATION AND
RIBBON CURB SPOT ELEVATION
RIBBON CURB
2'-0" MIN.
ACCESSIBLE STALL
SIGNAGE (2' BEHIND
CURB) SEE [3/CS501]
WHEEL STOP
PERSPECTIVE
TRUNCATED
DOMES
0.2"
0.4"
0.9"
2.35" (TYP)
2.35" (TYP)NOTE: DOMES TO BE CAST
IRON OR PRECAST CONCRETE
2'-0"
2'-0"
DOME SECTION
TRUNCATED DOMES
℄℄℄
PLAN
NOTE: STALL DIMENSIONS ON SITE PLANS ARE TO ℄
SCALE:
4
CS501
TYPICAL ACCESSIBLE STALL LAYOUT
NOT TO SCALE
TRUNCATED DOMES
NOTES:
1. ACCESSIBLE SIGN TO FOLLOW AMC EXTERIOR SIGN STANDARDS FOR
COLOR AND DISPLAY REQUIREMENTS.
SIGN
3/8 " DIA. HOLES
MOUNT SIGN SECURELY TO
POST. SIGN SHALL FACE
PARKING SPACE.
"VAN ACCESSIBLE" SIGN
3" X 3" - 11 GAUGE
SQUARE SIGN POST
BREAK AWAY BASE 5/16" PLATE (5" WIDE
X 7.5" LONG WITH (4) 5/8" DIA. BOLTS).
BASES FOR SIGN POSTS ARE TO BE 30"
LONG AND SET IN CONCRETE.
FINISHED GRADE
CONCRETE
2.5" SCHEDULE 40 STEEL PIPE
SLOPE
CONCRETE
TO DRAIN1'-0"5'-0"4"6"42"12"4"6" MAX.1"NO
PARKING
ANY
TIME
(AT PARKING STALLS)
(AT ACCESSIBLE AISLE)
R7-1
VAN
ACCESSIBLE
REQUIRED
PARKING
VEHICLE ID
UP TO $200 FINEFOR VIOLATION
R7-8m
R7-bP
SCALE:
5
CS501
ACCESSIBLE STALL/AISLE SIGNAGE
NOT TO SCALE
SCALE:
1
CS501
CONCRETE CURB AND GUTTER
NOT TO SCALE SCALE:
2
CS501
TYPICAL COMMERCIAL DRIVEWAY WITH SIDEWALK
NOT TO SCALE
K:\018699-000\Cad\Plan\018699-000-C-SITE-PLAN.dwg 3/31/2023 7:11:44 AMCS502
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663SITE DETAILS
ELEVATION
ATTACHMENT DETAIL
PLAN
3:1 SAND AND CEMENT
GROUT 1" DEPTH
NON-SHRINK GROUT
#6 BARS (2)
#3 BARS (2)
13/16" DIAMETER HOLES 18" MIN.5"4"2.5"
8" MIN.
10" MAX.
6'-0"
9"9"
2" CLR (TYP.)
SCALE:
1
CS502
CONCRETE WHEEL STOP
NOT TO SCALE
1/4" R6"
18"
6"6.25"
8"
FLOWLINE
PER PLAN
1/4" R
3" R
1/4"
SCALE:
3
CS502
RIBBON CURB
NOT TO SCALE
NOTE:
1.SEE 2/CS502 FOR DETAIL OF AGGREGATE BASE AND SUBGRADE
2.INSTALL CONCRETE PAVEMENT PER MnDOT 2301
6"
4" AGGREGATE BASE,
MnDOT 3138 (class 5, 5Q or 6)
8" SCARIFIED AND
COMPACTED
SUBGRADE, MnDOT 2112
2"
2"
8"
ASPHALT SURFACE COURSE,
MnDOT 2630 SPWEB330C
ASPHALT BASE, MnDOT 2360 SPWEB330C
COURSE AGGREGATE BASE,
MnDOT 3138 (CLASS 5, 5Q, OR 6)
8" SCARIFY AND
RECOMPACT SUBGRADE,
MnDOT 2112
SCALE:
2
CS502
CONCRETE PAVEMENT SECTION
NOT TO SCALE
SCALE:
4
CS502
BITUMINOUS PAVEMENT SECTION
NOT TO SCALE
CONCRETE PAVEMENT PER
MnDOT 2301
NOTE:
1.AGGREGATE BASE PLACEMENT FOR PAVEMENT SUPPORT SHOULD MEET THE
GRADATION QUALITY REQUIREMENTS FOR CLASS 5, 5Q, OR 6 PER MnDOT
SPECIFICATION 3138. AGGREGATE BASE MATERIAL SHOULD BE COMPACTED TO 100%
OF ITS STANDARD PROCTOR MAXIMUM DRY DENSITY
2.ASHALT IN WOODWARD AND PAYNE TO MATCH EXISTING SECTION, NOT THIS SECTION
NOTE:
1.AGGREGATE BASE PLACEMENT FOR PAVEMENT SUPPORT SHOULD MEET THE
GRADATION QUALITY REQUIREMENTS FOR CLASS 5, 5Q, OR 6 PER MnDOT
SPECIFICATION 3138. AGGREGATE BASE MATERIAL SHOULD BE COMPACTED TO 100%
OF ITS STANDARD PROCTOR MAXIMUM DRY DENSITY
5"
1% SLOPE MIN.
2% SLOPE MAX.
VARIES SEE PLAN
1/2" SEALED EXP JT @ WALL
OR CURB SEE 6/CS502
FINISH GRADE
4" AGGREGATE BASE, MnDOT 3138 (CLASS 5, 5Q, OR 6)
SCALE:
5
CS502
CONCRETE SIDEWALK
NOT TO SCALE
NOTE:
1.CONCRETE WALK PER MnDOT 2521 MIX NO. 3F52
2.AGGREGATE BASE PLACEMENT FOR PAVEMENT SUPPORT SHOULD MEET THE
GRADATION QUALITY REQUIREMENTS FOR CLASS 5, 5Q, OR 6 PER MnDOT
SPECIFICATION 3138. AGGREGATE BASE MATERIAL SHOULD BE COMPACTED TO 100%
OF ITS STANDARD PROCTOR MAXIMUM DRY DENSITY
COMPLETED SEALANT DETAILSAWCUT
T/4
3/8" TO 1/2"3/8" TO 1/2"
3/8" TO 1/2"3/4" +/- 1/8"
CONTRACTION JOINT
COMPLETED CONSTRUCTION JOINT SEALANT DETAIL COMPLETED EXPANSION JOINT SEALANT DETAIL
DEPTH OF SAWCUT AS
REQUIRED FOR SEALANT,
SEALANT RECESS, AND
BACKER ROD
FINAL SAWCUT FOR JOINT
SEALANT RESERVOIR
T = PAVEMENT THICKNESS
1/8" MIN. INITIAL SAWCUT
POURED JOINT SEALANT RECESSED
1/8" TO 1/4" BELOW TOP OF PAVEMENT
DEPTH OF SEALANT = 0.5 TO 1.0 TIMES THE
WIDTH OF SEALANT RESERVOIR (1/4" MIN) OR AS
RECOMMENDED BY THE MANUFACTURER
NON-MOISTURE ABSORPTIVE,
NON-REACTIVE BACKER ROD
TO FIT SNUG IN JOINT
DEPTH OF SEALANT = 0.5
TO 1.0 TIMES THE WIDTH
OF SEALANT RESERVOIR
(1/4" MIN) OR AS
RECOMMENDED BY THE
MANUFACTURER; MIN
DEPTH =1/4"
POURED JOINT SEALANT
RECESSED 1/8" TO 1/4"
BELOW TOP OF PAVEMENT
DEPTH OF SAWCUT AS
REQUIRED FOR SEALANT,
SEALANT RECESS, AND BACKER
ROD
NON-MOISTURE ABSORPTIVE,
NON-REACTIVE BACKER ROD
TO FIT SNUG IN JOINT
CONSTRUCTION JOINT
DEPTH OF SEALANT =
0.5 TO 1.0 TIMES THE
WIDTH OF SEALANT
RESERVOIR (1/2" MIN)
OR AS RECOMMENDED
BY THE MANUFACTURER POURED JOINT SEALANT
RECESSED 1/8" TO 1/4" BELOW
TOP OF PAVEMENT
1/4" R
DEPTH AS REQUIRED FOR
JOINT SEALANT, SEALANT
RECESS, AND BACKER ROD
NON-MOISTURE ABSORPTIVE,
NON-REACTIVE BACKER ROD
TO FIT SNUG IN JOINT
PREFORMED NON-EXTRUDING
JOINT FILLER
SCALE:
6
CS502
JOINT SEALANT
NOT TO SCALE
FFE: 863.00'
LFE: 851.00'XXXXXXXXXXXXXXXXXXXTNH ELEV: 863.70
4"1104857.75corrugated metal pipe 12"1111857.37corrugated metal pipe 12"
SB
SB
SB
SB
SB
2"
4"
4"
4"1229862.29building B1230862.28building1231862.24building1232862.24building1233862.23building1288862.31building4"
4"4"4"
4"4"4"
2"
2"
2"
2"
TNH ELEV: 861.91
SB
TNH ELEV: 862.99
SB
VLT
SB
14"
14"
12"
SB
SB
SB
SB
10"
50"
12"
12"
"
12"
14"
14"
14"
12"
8"
8"
14"
14"
4"
30"
4"
S RIM:861.44 N&EINV:INV:INV:INV:INV:
854.04INV:
S RIM:860.73 EINV:E & SWINV:INV:INV:INV:
850.53INV:>>>>>>>>>
>
>
>>
>>>>>>>
>>
>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>
>
>
>
>
61ST AVENUE NORTH BROOKLYN BOULEVARD
RIM:858.82 S 12 RCPINV:INV:INV:INV:INV:
855.22INV:
RIM:859.08 E 12 RCPINV:N 12 RCPINV:S 15 RCPINV:
855.13INV:
855.03INV:
855.18INV:
RIM:859.92 NE 21 RCPINV:S 12 RCPINV:W 12 RCPINV:
856.22INV:
856.07INV:
856.12INV:
RIM:860.36 E 12 RCPINV:W 21 CPPINV:INV:
856.26INV:INV:
856.26INV:
RIM:859.90 N 12 RCPINV:INV:INV:INV:INV:
856.65INV:
S RIM:860.19 S&WINV:INV:INV:INV:INV:
850.19INV:
ST RIM:859.94 N 15 RCPINV:W 12 RCPINV:INV:
855.10INV:INV:
855.16INV:861860
861862
861860859
862861
8
6
1
862
861
8601.46%1.46%1.06%
9.00%2.96%2.00%8608598
5
9
861
861860
861
862
861862
8558608518528538548568578588598
6
0860862
861
UNDERGROUND BMP
OUTLINE (SEE CU101)
>>
>>>>>>>>1.42%1.69%1.62
%
1.71%2.50%3.03%3.09%60.331.37%
60.34
||S>GL 62.51
51.33 50.80 50.75
LFE 51.00
LFE 51.00
FFE 63.00 FFE 63.00
FFE 63.00
FFE 63.00
GL ?????????
GL 60.55
GL 61.78GL 61.63
GL 61.49
GL 61.16
GL 61.73
GL 61.43
GL 61.49
GL 61.56
GL 61.59
GL 61.60
GL 61.58
GL 61.66GL 61.60GL 61.55
GL 61.27GL 61.14
GL 61.08
GL 60.60
GL 60.37
GL 59.89
GL 60.25
GL 60.45
GL 60.41GL 60.41
GL 60.35
GL 60.45
GL 60.13
GL 59.47 GL 51.33
TW 62.76
TW 62.76
GL 50.83
GL 50.75
BW 51.64
BW 51.64
GL 61.97
SW 59.99 SW 60.64
SW 62.01
SW 61.88
SW 62.19
SW 62.80
SW 62.25
SW 62.39
SW 62.43
SW 62.60
SW 62.50
SW 62.79
SW 62.78
SW 62.66
SW 62.67
SW 62.86
SW 60.79
SW 60.71
GL 61.29
GL 61.45
GL 61.52
GL 61.49
GL 61.42
GL 60.05
GL 60.35
GL 59.88 GL 60.02
GL 61.13
60.06
60.24
60.37
60.57
GL 60.06
GL 59.47
60.68
60.63
60.82
62.00
63.00
61.00
60.69
61.65
62.29
61.74
61.23
60.81
60.49
62.50 60.58
SW 61.72
SW 62.00 EOF
?????????K:\018699-000\Cad\Plan\018699-000-C-GRAD-PLAN.dwg 3/31/2023 7:12:12 AMGRADING PLAN
CG101
AS SHOWN XXX
XXXXXX
N
SCALE IN FEET
0
H:
30 60 SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663LEGEND
APPROX. CONSTRUCTION LIMITS
EXISTING CONTOUR (MAJOR)1019
EXISTING CONTOUR (MINOR)1019
965.77
965.77
PROPOSED SPOT ELEVATION
EXISTING SPOT ELEVATION
PROPERTY LINE
EXISTING EASEMENT
PROPOSED CONTOUR (MAJOR)1019
PROPOSED CONTOUR (MINOR)1019
EXISTING STORM STRUCTURE
PROPOSED DRAINAGE STRUCTURE
ST
EXISTING STORM SEWER PIPE
PROPOSED STORM SEWER PIPE>>
>>
PROPOSED DRAIN TILE PIPE>>>
EXISTING SANITARY SEWER MAIN>
PROPOSED SANITARY SEWER MAIN>
EXISTING SANITARY STRUCTURE
PROPOSED SANITARY STRUCTURE
S
S
PROPOSED 12" WIDE TRENCH DRAIN
BREAKLINES
SPOT ELEVATION ABBREVIATIONS
GL GUTTERLINE
SW SIDEWALK
EOF EMERGENCY OVERFLOW
BW BOTTOM OF WALL (GROUND)
TW TOP OF WALL (GROUND)
BP BOTTOM OF PATIO (GROUND)
TP TOP OF PATIO
BB BOTTOM OF BALCONY (GROUND)
TBC TOP BACK OF CURB
PAD 6" RAISED PAD (GROUND IS 6"
BELOW ELEVATION SHOWN)
AI AREA DRAIN ELEVATION
1.THE PROPOSED GRADES SHOWN ON THE GRADING PLAN ARE FINISHED GRADES. SPOT ELEVATIONS ALONG CURB LINES REPRESENT THE
FLOWLINE UNLESS OTHERWISE NOTED. THEY DO NOT ACCOUNT FOR THE 2" SUMP FOR THE RIM SHOWN ON THE UTILITY PLAN.
2.SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0% AND LONGITUDINAL SLOPES SHALL NOT EXCEED 5.0%.
3.THE CONTRACTOR SHALL ADJUST TO GRADE ALL MANHOLE STRUCTURES AND APPURTENANCES THAT FALL WITHIN THE LIMITS OF THIS
CONTRACT. THE CONTRACTOR SHALL KEEP ALL SAID EXISTING UTILITIES AND THEIR APPURTENANCES FREE OF DEBRIS AND OPERABLE AT ALL
TIMES DURING CONSTRUCTION.
4.ALL GRADES WITHIN THE LANDSCAPED AREA SHALL NOT EXCEED 4 HORIZONTAL TO 1 VERTICAL AND HAVE A MINIMUM GRADE OF 2%, UNLESS
OTHERWISE NOTED.
5.ALL PAVEMENT GRADES SHALL BE AS FOLLOWS IN THE DIRECTION OF FLOW:
ASPHALT PAVEMENT - 1.5% MINIMUM, 5% MAXIMUM
CONCRETE PAVEMENT - 1% MINIMUM, 5% MAXIMUM
CONCRETE CURB AND GUTTER - 0.50% MINIMUM
6.SLOPES GREATER THAN 4:1 ARE STABLE FROM LAND SLIDING AND SURFACE EROSION.
7.TOPSOIL FROM THE PROJECT SITE SHALL NOT BE SOLD OR EXPORTED UNTIL ALL LANDSCAPED AREAS (TREE, SHRUB, PERENNIAL, ANNUAL, OR
LAWN PLANTINGS) HAVE RECEIVED AN AVERAGE 12 IN. DEEP RESPREAD USING SOIL FROM THE PROJECT SITE. EXISTING SITE TOPSOIL SHALL
BE STOCKPILED AND PROTECTED, OR TOPSOIL SHOULD BE IMPORTED FOR AN AVERAGE RESPREAD DEPTH OF 12 IN. IN ALL PROPOSED
PLANTING AND SEEDING AREAS.
GRADING NOTES
EARTHWORK
UNADJUSTED FILL
NET CUT (EXPORT)
UNADJUSTED CUT
THIS IS AN ENGINEER'S ESTIMATE AND DOES
NOT INCLUDE HOLD DOWNS OR ANY
REQUIRED SOILS CORRECTIONS.
CONTRACTOR RESPONSIBLE FOR
VERIFYING ACTUAL REQUIRED EARTHWORK
FOR SITE.
8000 CY
1400 CY
6600 CY
FFE: 863.00'
LFE: 851.00'XXXXXXXXXXXXXXXXXXXTNH ELEV: 863.70
4"1104857.75corrugated metal pipe 12"1111857.37corrugated metal pipe 12"
SB
SB
SB
SB
SB
2"
4"
4"
4"
4"
4"4"4"
4"4"4"
2"
2"
2"
2"
TNH ELEV: 861.91
SB
TNH ELEV: 862.99
SB
VLT
SB
14"
14"
12"
SB
SB
SB
SB
10"
50"
12"
12"
"
12"
14"
14"
14"
12"
8"
8"
14"
14"
4"
30"
4"
S RIM:861.44 N&EINV:INV:INV:INV:INV:
854.04INV:
S RIM:860.73 EINV:E & SWINV:INV:INV:INV:
850.53INV:>>>>>>>>>
>
>
>>
>>>>>>>
>>
>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>
>
>
>
>
61ST AVENUE NORTH BROOKLYN BOULEVARD
RIM:858.82 S 12 RCPINV:INV:INV:INV:INV:
855.22INV:
RIM:859.08 E 12 RCPINV:N 12 RCPINV:S 15 RCPINV:
855.13INV:
855.03INV:
855.18INV:
RIM:859.92 NE 21 RCPINV:S 12 RCPINV:W 12 RCPINV:
856.22INV:
856.07INV:
856.12INV:
RIM:860.36 E 12 RCPINV:W 21 CPPINV:INV:
856.26INV:INV:
856.26INV:
RIM:859.90 N 12 RCPINV:INV:INV:INV:INV:
856.65INV:
S RIM:860.19 S&WINV:INV:INV:INV:INV:
850.19INV:
ST RIM:859.94 N 15 RCPINV:W 12 RCPINV:INV:
855.10INV:INV:
855.16INV:SFSFSFSFSFSF SF SF SF
SF
SF
SF
SF
SF
SF
SFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSFSF861860
861862
861860859
862861
8
6
1
862
861
860
8608598
5
9
861
861UNDERGROUND BMP
OUTLINE (SEE CU101)
>>
>>>>>>>>
60.33
60.34
||S>K:\018699-000\Cad\Plan\018699-000-C-GRAD-PLAN.dwg 3/31/2023 7:12:22 AMEROSION
CONTROL PLAN
CG110
AS SHOWN VRB
TORZCG
N
SCALE IN FEET
0
H:
30 60 SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663LEGEND
SF
INLET PROTECTION (15 EACH)
(SEE DETAIL 1/CG501)
FLOW DIRECTION
SILT FENCE (1182 LF) (SEE DETAIL 2/CG501)
BIOROLL (WOOD FIBER)
(SEE DETAIL 4/CG501)
STABILIZED CONSTRUCTION ENTRANCE
(1 EACH) (SEE DETAIL 3/CG501)
TEMPORARY STABILIZATION: STANDARD
FIBER MATRIX @ 3,000 LBS/ACRE
EROSION CONTROL NOTES
1.ESTABLISH SEDIMENT CONTROL MEASURES AT THE BEGINNING OF CONSTRUCTION AND
MAINTAIN DURING THE ENTIRE LENGTH OF CONSTRUCTION. AREAS WHICH ARE SUBJECT TO
SEVERE EROSION AND OFF-SITE AREAS WHICH ARE ESPECIALLY VULNERABLE TO DAMAGE FROM
EROSION AND/OR SEDIMENTATION ARE TO BE IDENTIFIED AND RECEIVE ADDITIONAL SEDIMENT
CONTROL MEASURES AS DIRECTED BY THE OWNER'S CONSTRUCTION REPRESENTATIVE.
PERIMETER CONTROLS SHALL BE INSTALLED PRIOR TO ANY REMOVALS.
2.LOCATIONS OF STABILIZED CONSTRUCTION ENTRANCES INDICATED ON PLANS ARE
APPROXIMATE. CONTRACTOR SHALL ADJUST LOCATION AND SIZE OF ENTRANCES TO
ACCOMMODATE CONSTRUCTION VEHICLES AND ACTIVITIES.
3.COORDINATE ALL LAND DISTURBING ACTIVITIES AND CONDUCT SO AS TO MINIMIZE THE SIZE OF
THE AREA TO BE EXPOSED AT ANY ONE TIME AND MINIMIZE THE TIME OF EXPOSURE. MASS
CLEARING AND GRADING OF THE ENTIRE SITE SHOULD BE AVOIDED. COORDINATE ALL LAND
DISTURBING ACTIVITIES SO AS TO MINIMIZE OFF-SITE SEDIMENTATION DAMAGE. RESTABILIZE
DISTURBED AREAS AS SOON AS POSSIBLE AFTER CONSTRUCTION IS COMPLETED, BUT IN NO
CASE LATER THAN 7 DAYS AFTER CONSTRUCTION ACTIVITY TEMPORARILY OR PERMANENTLY
CEASES.
4.PERIODICALLY CLEAN OUT AND DISPOSE OF ALL SEDIMENT ONCE THE STORAGE CAPACITY OF
THE DRAINAGE FEATURE OR STRUCTURE RECEIVING THE SEDIMENT IS REDUCED BY ONE-HALF.
CLEAN OUT AND DISPOSE OF ALL SEDIMENT AT THE COMPLETION OF THE PROJECT. ALL
STREETS IN AND ADJACENT TO THE PROJECT SHALL REMAIN CLEAN AND PASSABLE AT ALL
TIMES. ANY SEDIMENT OR DEBRIS SHALL BE REMOVED WITHIN 24 HOURS, OR AS OFTEN AS
NEEDED TO ENSURE PUBLIC SAFETY.
5.INLET PROTECTION WILL BE INSTALLED AT ALL CATCH BASINS WITHIN THE PROJECT AREA. THE
CONTRACTOR SHALL PROVIDE APPROPRIATE SEDIMENT CONTROL DEVICES FOR STOCKPILE
AREAS, INLETS, AND DITCHES MUST BE STABILIZED WITHIN 200 LINEAL FEET FROM THE
PROPERTY EDGE, OR FROM THE POINT OF DISCHARGE TO ANY SURFACE WATER. STABILIZATION
MUST BE COMPLETED WITHIN 24 HOURS OF CONNECTION
6.REMOVE THE TEMPORARY EROSION AND SEDIMENT CONTROL DEVICES AND VERIFY THE
CLEANING OUT OF ALL STORM DRAINAGE STRUCTURES, INCLUDING FLUMES, PIPES, AND
DITCHES ONCE FINAL STABILIZATION HAS OCCURRED.
7.WHERE GROUND WATER EXISTS, OR SHOULD DEWATERING NEEDS OCCUR, CONTRACTOR MUST
SUBMIT A DEWATERING TREATMENT PLAN TO THE ENGINEER FOR APPROVAL. THE PLAN MUST
INCLUDE A DEWATERING SYSTEM PRIOR TO DISCHARGING INTO RECEIVING WATER. THE
DEWATERING PLAN MUST ENSURE THAT THE DISCHARGE WATER IS FREE OF SEDIMENT AND
TURBID WATER.
8.ADDITIONAL EROSION AND SEDIMENT CONTROLS MAY BE ADDED DURING ANY PHASE OF
CONSTRUCTION AS DIRECTED BY THE ENGINEER.
9.THE CONTRACTOR SHALL PROVIDE PERIMETER CONTROL DAY - TO - DAY AT DISTURBED,
UNSTABILIZED AREAS WHERE EROSION OR SEDIMENTATION COULD BE A PROBLEM. THE
ENGINEER SHALL DIRECT THE CONTRACTOR AS TO WHERE PLACEMENT OF PERIMETER
CONTROL WILL BE REQUIRED.
10.THE CONTRACTOR MUST COMPLY WITH ALL NOISE AND DUST CONTROL ORDINANCES OF THE
CITY OF BROOKLYN CENTER.
11.WASHOUT STATIONS SHALL BE DESIGNED TO PREVENT WASTE / RUNOFF CONTACTING THE
GROUND. A WASHOUT LOCATION SIGN SHALL BE INSTALLED AT EVERY WASHOUT STATION.
12.STREET SWEEPING: STREET SWEEPING IS AN IMPORTANT TEMPORARY EROSION CONTROL BEST
MANAGEMENT PRACTICE AND SHALL BE PERFORMED WITH THE USE OF WATER. DRY SWEEPING
IS PROHIBITED. ADDITIONALLY, TRUCKS HAULING IN AND OUT OF THE SITE, FOR ANY ACTIVITY
INCLUDING BUT NOT NECESSARILY LIMITED TO PAVING, EXCAVATION, ETC., NEEDS TO ENSURE
CLEAN OFF ALL MUD FLAPS TO AVOID ANY BUILDUP ON THE STREET PAVEMENT.
K:\018699-000\Cad\Plan\018699-000-C-GRAD-PLAN.dwg 3/31/2023 7:12:24 AMSWPPP
CG111
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663
K:\018699-000\Cad\Plan\018699-000-C-GRAD-PLAN.dwg 3/31/2023 7:12:29 AMEROSION
CONTROL
DETAILS
CG501
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663RECOMMENDED TOE-IN
METHOD
NOTES:
1.WOOD POSTS WHICH SUPPORT THE SILT FENCE SHALL BE INSTALLED ON A
SLIGHT ANGLE TOWARD THE ANTICIPATED RUNOFF SOURCE.
2.SILT FENCE SHALL BE TRENCHED IN WITH A SPADE OR MECHANICAL
TRENCHER SO THAT THE DOWNSLOPE FACE OF THE TRENCH IS FLAT AND
PERPENDICULAR TO THE LINE OF FLOW.
3.THE TRENCH SHOULD BE A MINIMUM OF 6" DEEP AND 3"-4" WIDE TO ALLOW
FOR THE SILT FENCE TO BE PLACED IN THE GROUND AND BACKFILLED.
4.SILT FENCE SHOULD BE SECURELY FASTENED TO EACH WOOD SUPPORT
POST OR TO WOVEN WIRE WHICH IS IN TURN ATTACHED TO THE WOOD
FENCE POSTS.
5.INSPECTION SHALL BE FREQUENT AND REPAIR OR REPLACEMENT SHALL BE
MADE PROMPTLY AS NEEDED.
6.SILT FENCE SHALL BE REMOVED WHEN IT HAS SERVED ITS USEFULNESS SO
AS NOT TO BLOCK OF IMPEDE STORM FLOW OR DRAINAGE.
7.SEDIMENT TRAPPED BY THIS PRACTICE SHALL BE UNIFORMLY DISTRIBUTED
ON THE SOURCE AREA PRIOR TO TOPSOILING.
FLOW
SILT FENCE
TRENCH
(BACKFILLED)
WOVEN WIRE SUPPORT
(IF USED)
WOOD FENCE POSTS
(MAX. 8' SPACING)
SCALE:
2
CG501
SILT FENCE
NOT TO SCALE
6:1
MAX
6:1
MAX
4'-0" MIN
25'-0" MIN
4'-0" MIN
APPROACH
TRANSITION
APPROACH
TRANSITION
FOUNDATION COURSE 6" MIN.
PROFILE
STABILIZATION CONSTRUCTION EXIT NOTES:
1.THE LENGTH OF THE TYPE 1 CONSTRUCTION EXIT SHALL BE AS INDICATED
ON THE PLANS, BUT NOT LESS THAN 50'.
2.THE COARSE AGGREGATE SHOULD BE OPEN GRADED WITH A SIZE OF 1" TO 1
1/2".
3.THE APPROACH TRANSITIONS SHOULD BE NO STEEPER THAN 6:1.
4.THE CONSTRUCTION EXIT FOUNDATION COURSE SHALL BE FLEXIBLE BASE,
BITUMINOUS CONCRETE, PORTLAND CEMENT CONCRETE, GEOWEB LOAD
SUPPORT SYSTEM (OR EQUIVALENT GEOTEXTILE SYSTEM) OR OTHER
MATERIAL CAPABLE OF SUPPORTING ANTICIPATED CONSTRUCTION TRAFFIC
WHILE MAINTAINING OPERABLE EXIT.
5.THE CONSTRUCTION EXIT SHALL BE GRADED TO ALLOW DRAINAGE TO A
SEDIMENT TRAPPING DEVICE.
6.THE GUIDELINES SHOWN HEREON ARE GUIDELINES ONLY AND MAY BE
MODIFIED BY THE CONTRACTOR AS NEEDED TO MEET NPDES AND ALL
OTHER PERMITTING REQUIREMENTS.
SCALE:
3
CG501
STABILIZED CONSTRUCTION ENTRANCE
NOT TO SCALE
SCALE:
1
CG501
TEMPORARY SEDIMENT CONTROL
NOT TO SCALE
INSTALLATION:
PLACE TRUE DAM ON GROUND WITH AGGREGATE POUCH ON THE STREET SIDE (UPHILL SIDE) OF THE
FLOW. OPEN VELCRO ACCESS POUCH LOCATED ON THE STREET SIDE EDGE OF THE UNIT. FILL POUCH
WITH AGGREGATE TO A LEVEL THAT WILL KEEP THE UNIT IN PLACE DURING A RAIN EVEN AND CREATE A
SEAL BETWEEN THE TRUE DAM AND THE SURFACE ON THE STREET. RESEAL VELCRO ACCESS.
LOW PROFILE WITH GUTTER
FOR SAFETY AND CURB APPEAL
MANHOLE
CURB DROP INLET OR MEDIAN
INLET WITHOUT GRATE
STANDARD FABRIC IS AN ORANGE
WOVEN MONOFILAMENT
OVERFLOW GAP
ADAPTOR SKIRT
TRIM TO WITHIN
3" - 5" OF GRATE RETRIEVAL STRAP
GEOTEXTILE FABRIC
SEDIMENT ACCUMULATION
OVERFLOW BYPASS FOR
PEAK STORM VOLUMES
NOTES:
1. INSERT SHALL BE INSTALLED PRIOR TO CLEARING AND GRADING ACTIVITY, OR UPON PLACEMENT
OF A NEW CATCH BASIN.
2. SEDIMENT SHALL BE REMOVED FROM THE UNIT WHEN IT BECOMES HALF FULL .
3. SEDIMENT REMOVAL SHALL BE ACCOMPLISHED BY REMOVING THE INSERT, EMPTYING, AND
RE-INSERTING IT INTO THE CATCH BASIN.
FFE: 863.00'
LFE: 851.00'XXXXXXXXXXXXXXXXXXTNH ELEV: 863.70
4"1104857.75corrugated metal pipe 12"1111857.37corrugated metal pipe 12"
SB
SB
SB
SB
SB
2"
4"
4"
4"
4"4"4"
4"4"4"
2"
2"
2"
2"
TNH ELEV: 861.91
SB
TNH ELEV: 862.99
SB
VLT
SB
14"
14"
12"
SB
SB
SB
SB
10"
50"
12"
12"
"
12"
14"
14"
14"
12"
8"
8"
14"
14"
30"
S RIM:861.44
N&E854.04INV:INV:INV:INV:INV:INV:
S RIM:860.73
E850.53INV:E & SWINV:INV:INV:INV:INV:>>>>>>>
>
>
>>>>>>>>>
>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>
>
>
>
>
61ST AVENUE NORTH BROOKLYN BOULEVARD
RIM:858.82
S 12 RCP855.22INV:INV:INV:INV:INV:INV:
RIM:859.08
E 12 RCP855.18INV:
N 12 RCP855.13INV:
S 15 RCP855.03INV:INV:INV:INV:
RIM:859.92
NE 21 RCP856.12INV:
S 12 RCP856.22INV:
W 12 RCP856.07INV:INV:INV:INV:
RIM:860.36
E 12 RCP856.26INV:
W 21 CPP856.26INV:INV:INV:INV:INV:
RIM:859.90
N 12 RCP856.65INV:INV:INV:INV:INV:INV:
S RIM:860.19
S&W850.19INV:INV:INV:INV:INV:INV:
ST RIM:859.94
N 15 RCP855.16INV:
W 12 RCP855.10INV:INV:INV:INV:INV:S>||>>
>>>>>>>>
30' - 8" PVC SDR 35 @ 1.00%
55' - 8" PVC SDR 35 @ 1.00%
7' - 10" PVC @ 3.47%
24' - FM 4" PVC
21' - 12" RCP @ 0.50%29' - 8" PVC @ 0.50%
103' -
1
2
"
H
D
P
E
@
0.
5
0
%
56' - 12" HDPE @ 0.50%
25' - 12" HDPE @ 0.50%
16' - 12" HDPE @ 0.50%24' - 12" HDPE @ 0.50%
85' - 12" HDPE @ 0.50%
10' - 8" DIP
11' - 8" DIP
42' - 8" DIP
WATR BLDG CONNECTION W CLEANOUT
INV: 854.50 (W)
45 DEG BEND
45 DEG BEND
EX. WATR CONNECTION
INV:853.87
CONTRACTOR TO FIELD VERIFY
17' - 12" HDPE @ 1.03%
TD2
70 LF NEENAH R-4996-A1 TRENCH DRAIN (HEAVY DUTY)
STMH-1
48" DIA MH
RIM: 862.10
R-1678-A
INV: 857.50 (S)
INV: 857.40 (N)
STCB-2
48" DIA CBMH
RIM: 860.38
R-3067
INV: 857.17 (W)
INV: 857.07 (E)
STCB-1
2'X3' CB
RIM: 859.72
R-3067
INV: 857.30 (E)
STMH-3
48" DIA MH
RIM: 861.84
R-1678-A
INV: 855.50 (E)
INV: 858.16 (N)
STCB-5
2'X3' CB
RIM: 861.26
R-3067
INV: 858.26 (S)
STCB-3
48" DIA CBMH
RIM: 859.35
R-3067
INV: 856.95 (W)
INV: 856.85 (E)
WET WELL
72" DIA CBMH
RIM: 851.20
R-3067
INV: 847.50 (S)
INV: 845.20 (N)
STMH-4
48" DIA MH
RIM: 861.70
R-1678-A
INV: 858.17 (NE)
INV: 855.50 (W)
OCS 1
48" DIA MH
RIM: 862.01
R-1678-A
INV: 856.25 (E)
INV: 855.50 (W)
STMH-6
48" DIA MH
RIM: 860.83
R-1678-A
INV: 855.74 (W)
INV: 855.64 (S)
STMH-7
48" DIA MH
RIM: 860.33
(APPROXIMATE)
CONTRACTOR TO FIELD VERIFY
STUB LOCATION AND INVERT
R-1678-A
INV: 855.36 (N)
INV: 855.26 (E)
STMH-2
48" DIA MH
RIM: 861.34
R-1678-A
INV: 857.32 (S)
INV: 856.26 (SW)
INV: 855.50 (E)
STCB-4
48" DIA CBMH
RIM: 860.96
R-3067
INV: 856.42 (W)
INV: 856.32 (NE)
STCB-6
2'X3' CB
RIM: 860.99
R-3067
INV: 856.17 (S)
AI 1
DESIGN H
RIM: 861.22
INV: 858.32 (N)
20' - 12" HDPE @ 0.50%
TD 1
NEENAH 4999-CX
RIM: 850.75
INV: 847.75 (N)
EX. SSWR CONNECTION
RIM: 860.19
INV: 852.55 (N)
SSMH 1
RIM: 861.79
INV: 853.20 (E)
INV: 853.10 (S)
SSWR BLDG CONNECTION W CLEANOUT
INV: 853.50 (W)
STMH-3A
NULL STRUCTURE
RIM: 858.17
R-1678-A
INV: 856.00 (N)855860851852853854856857858859861
861
860
861
862
862
862
8
60
862
861
STMH-2A
48" DIA MH
RIM: 860.49
R-1678-A
INV: 858.22 (S)
INV: 855.50 (N)K:\018699-000\Cad\Plan\018699-000-C-UTIL-PLAN.dwg 3/31/2023 7:13:00 AMUTILITY PLAN
CU101
AS SHOWN VRB
TORZCG
N
SCALE IN FEET
0
H:
30 60 SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663UTILITY NOTES
1.RIMS SHOWN IN CURB HAVE A 2" SUMP BELOW THE GUTTERLINE ELEVATION
2.EXISTING CONTOURS ARE NOT SHOWN TO MAINTAIN CLARITY OF SPECIFIED INFORMATION. REFER TO SHEETS CG101 FOR RELATIONSHIP OF STORM SEWER TO EXISTING GRADES.
3.ALL UTILTIES WILL BE CONSTRUCTED PER CURRENT CITY OF BROOKLYN CENTER STANDARDS.
4.INSTALL ALL WATER MAINS AND APPURTENANCES IN ACCORDANCE WITH LATEST CITY OF BROOKLYN CENTER STANDARD SPECIFICATIONS & DETAIL PLATES, AWWA AMERICAN WATERWORKS
ASSOCIATION AND THE NATIONAL FIRE PREVENTION ASSOCIATION (NFPA) STANDARDS.
5.COORDINATE INSPECTION AND TESTING FOR ALL UNDERGROUND UTILITIES WITH THE APPROPRIATE AUTHORITIES PRIOR TO COVERING TRENCHES. COMPLY WITH ALL LOCAL REQUIREMENTS.
CONDUCT ALL TESTS TO THE SATISFACTION OF THE LOCAL AUTHORITIES.
6.ALL UTILITIES AND CONDUITS SHALL TERMINATE 5' OUTSIDE THE FACE OF THE BUILDING UNLESS OTHERWISE NOTED.
7.ALL EXISTING UTILITIES AND SERVICE LINES SHALL BE KEPT IN SERVICE AT ALL TIMES DURING CONSTRUCTION OF THIS PROJECT, UNLESS OTHERWISE AUTHORIZED BY OWNER OF UTILITY.
8.REPORT ANY DISCREPANCIES TO THE ENGINEER. RECONNECT ALL SERVICES NOT MARKED FOR REMOVAL OR AS DIRECTED BY THE OWNER.
9.IN THE EVENT OF A CONFLICT BETWEEN WATER LINES AND STORM OR SANITARY SEWER PIPING, ADJUST THE WATER LINE DOWNWARDS IN SUCH A MANNER SO THAT THE PIPE MANUFACTURER'S
RECOMMENDATIONS ON PIPE DEFLECTION AND JOINT STRESS ARE NOT EXCEEDED. SEE NOTE 15 FOR ADDITIONAL REQUIREMENTS.
10.CONDUCT A PRESSURE TEST ON ALL WATER MAIN AND FIRE PROTECTION LINES TO THE SATISFACTION OF THE LOCAL APPROVAL AUTHORITY AND THE OWNER'S INSURANCE CARRIER.
11.THE CONTRACTOR SHALL ADJUST TO GRADE ALL WATER AND GAS VALVE BOXES AND MANHOLES THAT FALL WITHIN THE LIMITS OF THIS CONTRACT. THE CONTRACTOR SHALL KEEP ALL SAID WATER,
GAS AND EXISTING SEWERS AND THEIR APPURTENANCES FREE OF DEBRIS AND OPERABLE AT ALL TIMES DURING CONSTRUCTION.
12.A #11 AWG TRACER WIRE SHALL BE INSTALLED ON ALL NON-METALLIC PIPES, THE WIRE SHALL BE TAPED TO THE PIPE EVERY 20 FEET, AND SHALL BE CONTINUOUS AND ACCESSIBLE ABOVEGROUND AT
ALL VALVES AND BUILDING RISERS.
13.NOTIFY RICE CREEK AT LEAST 24 HOURS BEFORE THE CONSTRUTION OF STORMWATER BMPS.
14.A 10-FOOT OUTSIDE TO OUTSIDE HORIZONTAL SEPARATION IS REQUIRED BETWEEN SEWER LINES AND/OR STRUCTURES AND POTABLE WATER LINES.
14.a.WHERE THIS PROVISION CANNOT BE MET BETWEEN SEWER LINES AND POTABLE WATER LINES, SEWER PIPES SHALL BE PRESSURE RATED PVC (C900, SCH 40, SCH 80 OR SDR 26 PER ASTM
D2241).
14.b.SEWER STRUCTURES WITHIN 10' OF POTABLE WATER LINES SHALL BE CONSTRUCTED TO ENSURE WATER TIGHTNESS MEETING MINNESOTA DEPARTMENT OF HEALTH STANDARDS.
15.MINIMUM 12-INCH VERTICAL SEPARATION REQUIRED AT ALL UTILITY CROSSINGS. POTABLE WATER LINES SHALL BE MINIMUM 18" ABOVE OR 18" BELOW SEWER LINES AT CROSSINGS. WHERE POTABLE
WATER IS LOCATED BELOW OR LESS THAN 18" ABOVE SEWER LINES, SEWER PIPES SHALL BE PRESSURE RATED PVC (C900, SCH 40, SCH 80 OR SDR 26 PER ASTM D2241).
16.CONTRACTOR SHALL IDENTIFY, FIELD VERIFY AND COORDINATE ALL EXISTING AND PROPOSED UTILITY CROSSINGS IN THE FIELD. REPORT CONFLICTS REQUIRING REDESIGN TO THE ENGINEER OF
RECORD.
17.REFER TO ELECTRICAL AND MECHANICAL PLANS FOR CONNECTIONS AT BUILDING FOR GAS, POWER AND COMMUNICATIONS.
CONTRACTOR TO COORDINATE SERVICES WITH LOCAL UTILITY PROVIDERS, ARCHITECTURAL PLANS AND SPECIFICATIONS
AND BUILDING CONTRACTOR PRIOR TO INSTALLATION.
18.SEE 6/CU501 FOR PIPE BEDDING DETAILS.
19.SERVICE CONNECTIONS SHALL BE INSTALLED WITH 8 FEET OF COVER AS PER THE ESTABLISHED GRADE FROM THE MAIN TO
THE PROPERTY LINE OR, IF APPLICABLE, TO THE UTILITY EASEMENT LINE. WHEN SOLID ROCK CONDITIONS ARE
ENCOUNTERED, WATER SERVICES MAY BE INSTALLED WITH 6.5 FEET OF COVER.
20.MAINTAIN 3 FEET VERTICAL SEPARATION BETWEEN WATER AND SEWER PIPES OR 18-INCH SEPARATION INCLUDING 4-INCH
HIGH DENSITY INSULATION.
21.ALL WATER SERVICE VALVE BOXES WITHIN CONSTRUCTION AREA MUST BE EXPOSED AND BROUGHT TO GRADE UPON
COMPLETION OF CONSTRUCTION.
22.ALL PIPE WORK INSIDE OF PROPERTY TO BE PERFORMED BY A PLUMBER LICENSED BY THE STATE OF MINNESOTA AND
CERTIFIED BY THE CITY OF BROOKLYN CENTER.
23.THE CONTRACTOR PROVIDING EXCAVATION IS RESPONSIBLE FOR OBTAINING ALL EXCAVATION AND OBSTRUCTION PERMITS
REQUIRED BY ANY GOVERNING AUTHORITY.
24.PIPING WITHIN 10' OF THE BUILDING IS REQUIRED TO BE AIR TESTED. THE TESTING MUST BE COMPLIANT WITH THE MN STATE
PLUMING CODE 4714 SECTION 1109.0
UTILITY NOTES (CONT.)
LEGEND
EXISTING STORM STRUCTURE
PROPOSED DRAINAGE STRUCTURE
ST
EXISTING STORM SEWER PIPE
PROPOSED STORM SEWER PIPE>>
>>
PROPOSED DRAIN TILE PIPE>>>
APPROX. CONSTRUCTION LIMITS
EXISTING WATERMAIN
PROPOSED WATERMAIN
EXISTING WATER SERVICE W/ CURBSTOP
||
||
EXISTING HYDRANT W/ VALVE
PROPOSED HYDRANT W/ VALVE
EXISTING SANITARY SEWER MAIN>
PROPOSED SANITARY SEWER MAIN>
EXISTING SANITARY STRUCTURE
PROPOSED SANITARY STRUCTURE
S
S
PROPOSED WATER FITTINGS
8" NYLOPLAST DRAIN BASIN WITH DOME GRATE
(DWG. NO. 7001-110-397 WITH 7001-110-197
GRATE ASSEMBLY) OR APPROVED EQUAL
K:\018699-000\Cad\Plan\018699-000-C-UTIL-PLAN.dwg 3/31/2023 7:13:04 AMUTILITY DETAILS
CU501
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663SCALE:
1
CU501
GATE VALVE AND BOX
NOT TO SCALE SCALE:
2
CU501
BLOCKING AND JOINT RESTRAINT FOR WM
NOT TO SCALE SCALE:
3
CU501
WM-SAN SEWER CROSSING INSULATION
NOT TO SCALE SCALE:
4
CU501
MANHOLE (SANITARY SEWER)
NOT TO SCALE
SCALE:
5
CU501
CLEAN OUT STRUCTURE
NOT TO SCALE SCALE:
6
CU501
SANITARY SERVICE CONNECT TO RISER
NOT TO SCALE SCALE:
7
CU501
PIPE BEDDING CLASSIFICATION B
NOT TO SCALE SCALE:
8
CU501
PIPE BEDDING CLASSIFICATION C
NOT TO SCALE
12" MIN. STABILIZING AGGREGATE OVER GEOTEXTILE
1:
1
1:16" MIN.
L EL. 859.00C
EL. 851.00
EL. 840.25
10" PVC INLET - INV: 847.50
RESILIENT RUBBER, FLEXIBLE
COMPRESSION BOOT
GROUT SLOPE AT 60°
EL. 842.25
PRECAST CONC. COVER SLAB W/ MIN.
3 - 2"Ø TAPERED HANDLING HOLES.
HANDLING HOOK HOLES SHALL BE
FILLED W/ NON-SHRINK GROUT AFTER
COVER PLACEMENT
(4) 2" CONDUITS
(1) 1" CONDUIT
LEVEL TRANSDUCER
316SS LIFT CHAIN
2" 316SS CONTINUOUS GUIDE BARS
316SS INTERMEDIATE
GUIDE BAR BRACKET
WEIGHTED FLOAT SWITCHES
4" FLANGED DIP 90° ELBOW
4" MJ GATE VALVE W/ VALVE BOX & MEGALUG RESTRAINT
PIPE PENNETRATION W/ LINK SEAL, SEE ENLARGEMENT
EL. 844.5
72"Ø RCP WET WELL
4" 45° MJ BEND W/ MEGALUG RESTRAINT
4"x4" MJ WYE W/ MEGALUG
RESTRAINT
4" DIP FORCEMAIN
VALVE BOX COVER, TYP.
316SS ANCHOR BOLTS
PER PUMP MANUFACTURER
NOTE:
PIPE
HYDROSTATIC SEAL EQUAL
TO "LINK SEAL" BY
THUNDERLINE CORPORATION
DIAMETER OF HOLE AS
RECOMMENDED BY SEAL
MANUFACTURER
PRECAST
CONCRETE WALL
NOTE:
1.THE CONTRACTOR IS RESPONSIBLE TO
FORM WATERTIGHT SEALS AT PIPE
PENETRATION LOCATIONS. PROVIDE A
WALL SLEEVE IF NECESSARY TO FORM A
WATERTIGHT SEAL (INCIDENTAL).
PIPE PENETRATION
10" PVC FROM TRENCH
DRAIN
GROUT SLOPE
72" Ø PRECAST CONC.
MANHOLE SECTION
4" FLANGED
DIP ELBOW
PIPE PENETRATION W/ LINK
SEAL TYP., SEE ENLARGEMENT
4" CL 53 DIP,
TYP.
4" C900 PVC,
TYP.
4" x 4" MJ WYE W/
MEGALUG
RESTRAINT
4" 45° MJ BEND W/
MEGALUG
RESTRAINT
4" MJ GATE VALVE W/
VALVE BOX & MEGALUG
RESTRAINT
1.5'
2.5'
25"
PRECAST CONC. COVER SLAB W/ MIN.
3 - 2" Ø TAPERED HANDLING HOLES.
HANDLING HOOK HOLES SHALL BE
FILLED W/ NON-SHIRNK GROUT
AFTER COVER PLACEMENT
24"
20"
4" BASE
ELBOW
4" FLANGED DIP PUMP
DISCHARGE
SUMBERSIBLE PUMP
DESIGN POINT: 433 GPM @ 16.75' TDH
OBTAIN CONTROL PANEL FROM PUMP MANUFACTURER.
CONTRACTOR TO DESIGN AND SUBMIT ELECTRICAL PLAN,
SIGNED BY ELECTRICAL ENGINEER, FOR APPROVAL THAT
INDICATES NECESSARY WIRING TO SUPPORT LIFT STATION
PERFORMANCE AND MEETING APPLICABLE CODE
REQUIREMENTS
SUBMERSIBLE PUMP 30"X48" CLEAR OPENING SINGLE LEAF ALUM. HATCH W/
POSITIVE LOCK AT 90° OPENING, SPLIT LEAF ALUM.
SAFETY GRATE & CONCEALED LOCKING HASP. HATCH TO
BE CAST INTEGRALLY WITH CONC. RISER.
(4) SS COVER
ANCHORS, SEE
ENLARGEMENT2 STRIPS KENT SEAL
NO. 2 CON.T AROUND
PERIMETER
PIPE PENETRATION W/ LINK SEAL
(4) 2" CONDUITS & (1) 1" CONDUIT
SHOWN OUT OF ROTATION
CONTRACTOR SHALL FURNISH
ALL NECESSARY ANCHOR BOLTS,
WASHERS, HEX NUTS AND
GASKETS AS WELL AS
TEMPLATES REQUIRED FOR
SETTING ANCHORS. ALL ANCHOR
BOTLS, WASHERS AND HEX NUTS
SHALL BE 316 SS.
COVER ANCHORAGE
PRECAST CONCRETE COVER
316 S.S. L3 x 3 x 1/4 x 0-4" LONG
ANCHORED TO PRECAST COVER WITH
ONE 1/2" x 4-1/2" LONG 316 S.S.
EXPANSION BOLT WITH 3-1/2"
EMBEDMENT (TYP @ 4 EQUALLY SPACED
LOCATIONS AROUND COVER)
PRECAST REINFORCED
CONCRETE SECTION
2"2"2"2"1"
30" X 48" CLEAR OPENING SINGLE LEAF ALUM. HATCH W/
POSITIVE LOCK AT 90° OPENING, SPLIT LEAF ALUM. SAFETY
GRATE AND CONCEALED LOCK HASP. HATCH TO BE CAST
INGEGRALLY WITH CONC. COVER SLAP.
1
2" EXPANSION JOINT
MAINTAIN
INSULATION OR
FROST PROTECTION
UNTIL THIS TURNS
TO GRAVITY
4" SWING FLEX CHECK VALVE FORCEMAIN
DISCHARGE
ELEVATION
K:\018699-000\Cad\Plan\018699-000-C-UTIL-PLAN.dwg 3/31/2023 7:13:15 AMUTILITY DETAILS
CU502
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663SCALE:
9
CU502
STANDARD STORM MANHOLE
NOT TO SCALE SCALE:
10
CU502
CATCH BASIN MANHOLE
NOT TO SCALE SCALE:
11
CU502
SINGLE PIPE CATCH BASIN TYPE A ROUND
NOT TO SCALE SCALE:
12
CU502
BASIC CLEANOUT RISER DETAIL
NOT TO SCALE
SCALE:
13
CU502
STORMWATER LIFT STATION
NOT TO SCALE
K:\018699-000\Cad\Plan\018699-000-C-UTIL-PLAN.dwg 3/31/2023 7:13:20 AMUCS DETAILS
CU503
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663
K:\018699-000\Cad\Plan\018699-000-C-UTIL-PLAN.dwg 3/31/2023 7:13:24 AMUCS DETAILS
CU504
AS SHOWN VRB
TORZCG
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663
XXXXXXXXXXXXXXXXXXXXXXXXTNH ELEV: 863.70
SB
SB
SB
SB
SB
4"
4"
4"4"4"
TNH ELEV: 861.91
SB
SB
VLT
SB
SB
SB
SB
SB
S RIM:861.44
N&E854.04INV:INV:INV:INV:INV:INV:
S RIM:860.73
E850.53INV:E & SWINV:INV:INV:INV:INV:>>>>>>>
>
>>>
>>>>>
>>
>>
>>
>>
>>
>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>>
>>>>
>
>
>
>
>
>
>
>
61ST AVENUE NORTH BROOKLYN BOULEVARD
RIM:858.82
S 12 RCP855.22INV:INV:INV:INV:INV:INV:
RIM:859.08
E 12 RCP855.18INV:
N 12 RCP855.13INV:
S 15 RCP855.03INV:INV:INV:INV:
RIM:859.92
NE 21 RCP856.12INV:
S 12 RCP856.22INV:
W 12 RCP856.07INV:INV:INV:INV:
RIM:860.36
E 12 RCP856.26INV:
W 21 CPP856.26INV:INV:INV:INV:INV:
RIM:859.90
N 12 RCP856.65INV:INV:INV:INV:INV:INV:
S RIM:860.19
S&W850.19INV:INV:INV:INV:INV:INV:
ST RIM:859.94
N 15 RCP855.16INV:
W 12 RCP855.10INV:INV:INV:INV:INV:
FFE: 863.00'
LFE: 851.00'XXXXXXXXXX X ОООООО
О
ОООООООО
О ОООORNAMENTAL TREE, TYP.
SHADE TREE, TYP.
ORNAMENTAL FENCE, TYP.
RAISED GARDEN PLANTERS, TYP.
CRUSHED ROCK, TYP.
TRASH/RECYCLING RECEPTACLES, TYP.
BENCH, TYP.
CONCRETE PAVER, TYP.
BIKE RACKS (4), TYP.
LANDSCAPED AREA W/ HARDWOOD MULCH
GROUNDCOVER, TYP.
LANDSCAPED METAL EDGING, TYP.
SOD, TYP.
TRASH/ RECYCLING
RECEPTACLE, TYP.
BUILT-IN GRILLING STATION
PORTABLE PLANTER, TYP.
TABLE AND CHAIRS, TYP.
CONCRETE PAVER
PATIO, TYP.
OUTDOOR COUCH / CHAIRS
W/ GAS FIREPIT
BISTRO LIGHTS W/ POSTS
PROTECT EXISTING
BOULEVARD TREES
K:\018699-000\Cad\Plan\018699-000-LP-PLNT-PLAN.dwg 3/31/2023 7:13:47 AMLS101
AS SHOWN
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663LANDSCAPE
PLAN
N
SCALE IN FEET
0
H:
20 40
LEGEND
PROPOSED PLANTING BED AREA
PROPOSED SOD AREA
PROPOSED TREE
PROPOSED ORNAMENTAL TREE
PROPOSED CRUSHED ROCK
X PROPOSED ORNAMENTAL FENCE
LANDSCAPE METAL EDGING
ROBERT SLIPKA--AKS
AMAKS
THIN BRANCHES AND
FOLIAGE (NOT ALL END TIPS)
BY 1/3 RETAINING NORMAL
PLANT SHAPE, THINNING,
NOT REQUIRED ON
EVERGREENS.
MOUND PLANTING
SOIL 4" TO FORM
SAUCER
REMOVE BURLAP FROM
TOP 1/3 OF BALL REMOVE
CONTAINERIZED PLANTS
FROM THEIR CONTAINERS
MIXTURE
PLANTING SOIL
EXISTING
GRADE
3" MULCH
6"12"12"
NOTES:
1.PLANT SHRUBS IN LOCATIONS PER
PLAN AND APPROVED BY LA/E.
NOTES:
1.ROOTS OF ALL BALLED AND BURLAPPED STOCK SHALL FILL THE SOIL BALL, BE FREE OF KINKS, CIRCLING AND GIRDLING, AND
THE UPPERMOST ROOTS SHALL NOT BE MORE THAN FOUR INCHES BELOW THE TOP OF THE SOIL BALL. TRANSPORT ROOTS
SHALL BE SYMMETRICAL AROUND THE TRUNK / STEM OF THE PLANTS. SOIL BALLS MUST BE CENTERED OR NO MORE THAN
10% OFF CENTER.
2.WHEN MOVING PLANTS, LIFT FROM BENEATH THE ROOT BALL, DO NOT LIFT BY THE TRUNK AND DO NOT BREAK OR LOOSEN
THE ROOTBALL.
3.BACKFILL PLANTING PIT WITH ORIGINAL SOIL HALFWAY TO THE TOP OF THE ROOTBALL. BREAK UP CLODS OF SOIL. IF SOILS
ARE POOR (I.E. HEAVY CLAYS, SAND, OR COMPACTED), BACKFILL CAN BE A MIXTURE OF 1/3 SOIL AMENDMENT MIXED WITH 2/3
ORIGINAL SOIL. DO NO USE PEAT AS PART OF BACKFILL IN CLAY SOILS. REMOVE ALL ROCKS AND DEBRIS FROM BACKFILL
AND THEN WATER PLANT AND BACKFILLED AREA TO SETTLE PLANTS AND FILL VOIDS.
4.REMOVE ALL WIRE BASKETS FROM THE TOP 1/2 OF THE ROOTBALL AND CONTINUE BACKFILLING REMAINING PLANTING PIT
WITH ORIGINAL SOIL.
5.WATER THOROUGHLY A SECOND TIME TO SETTLE PLANTS AND FILL VOIDS WITHIN TWO HOURS OF PLANTING. PLACE
SPECIFIED MULCH WITHIN 48 HOURS OF THE SECOND WATERING. PROVIDE SUPPORT IF NECESSARY.
6.STAKING OF TREES SHALL BE THE CONTRACTORS OPTION. THE CONTRACT IS RESPONSIBLE FOR INSURING THAT ALL
PLANTINGS ARE INSTALLED PLUMB AND REMAIN PLUMB THROUGHOUT THE WARRANTY PERIOD OR 1 YEAR AFTER
SUBSTANTIAL COMPLETION, WHICHEVER IS GREATER.
7.IF STAKING IS INSTALLED ALL COMPONENTS SHALL BE REMOVED BY THE CONTRACTOR AT THE END OF THE WARRANTY
REMOVE EXCESS SOIL / ROOTS FROM
THE TOP OF SOILBALL TO EXPOSE THE
FIRST MAIN LATERAL ROOT. PRUNE
ALL ENCIRCLING ROOTS.
EACH TREE MUST BE PLANTED WITH THE
FIRST MAIN LATERAL ROOT AT FINISH GRADE.
TREES WITH THE FIRST MAIN LATERAL ROOT
NOT VISIBLE WILL BE REJECTED.
REMOVE ALL TWINE AROUND THE
STEM.
VERTICAL SLITS SHOULD BE CUT
IN REMAINING NON-SYNTHETIC
BURLAP 16" O.C.
ALL SYNTHETIC BURLAP MUST BE
REMOVED. TOP 13 OF NON-SYNTHETIC
BURLAP MUST BE CUT OFF AND
REMOVED COMPLETELY, NOT FOLDED
DOWN.
TOP 13 OF WIRE BASKET MUST BE
CUTOFF AND REMOVED COMPLETELY
- DO NOT BEND IT BACK.
NOTES:
1.SEE BALLED AND BURLAPPED
PLANTING STOCK DETAIL
FOR FURTHER NOTES.
TREE MUST MEET OR EXCEED
ANSI Z60.1 (AMERICAN STANDARD
FOR NURSERY STOCK.) ONE
DOMINANT LEADER MUST BE
MAINTAINED THROUGH THE
WARRANTY PERIOD.
4" HIGH EARTH SAUCER BEYOND
EDGE OF ROOTBALL, FOR 360°.
SET ROOTBALL ON 4"-6" MOUND OF
UNDISTURBED / NATIVE SOIL TO
PREVENT SETTLING.
MULCH RING SHOULD BE MIN. 5"
DEEP. KEEP MULCH 4" AWAY
FROM TRUNK BASE.
EACH TREE MUST BE PLANTED
SUCH THAT THE ROOT FLARE IS
VISIBLE AT THE TOP OF THE
ROOTBALL AND LEVEL WITH FINISH
GRADE.
DIAMETER OF HOLE SHALL BE TRIPLE
THE DIAMETER OF THE ROOTBALL. THE
SIDES SHOULD SLOPE GRADUALLY.
PRIOR TO MULCHING, LIGHTLY TAMP
SOIL AROUND THE ROOTBALL IN 6"
LIFTS. DO NOT OVER COMPACT.
AFTER BACKFILLING, POUR WATER
AROUND ROOTBALL TO SETTLE THE
SOIL.
RUBBER / NYLON STRAPPING
TIGHTENED ONLY ENOUGH TO
PREVENT SLIPPAGE. FLAG FOR
VISIBILITY.
FABRIC GUYING
STRAP WITH HOSE
CHAFING GUARD
AMENDED PLANTING SOIL. SEE
SPECIFICATIONS FOR DETAILS
METAL STAKES, 2"x24" LONG
DRIVEN BELOW FINISH
GRADE.
120°
120°
120°
GUYING WIRE WITH
TURNBUCKLE
TREE TRUNK
GUY WIRE - PLAN
K:\018699-000\Cad\Plan\018699-000-LP-PLNT-PLAN.dwg 3/31/2023 7:13:50 AMLANDSCAPE
DETAILS
LS501
AS SHOWN AKS
AMAKS
SCALE:
PLAN BY:
DESIGN BY:
CHECK BY:
SHEET
WSB PROJECT NO.I HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION,OR REPORT WAS PREPARED BY ME OR UNDER MYDIRECT SUPERVISION AND THAT I AM A DULYLICENSED PROFESSIONAL ENGINEER UNDER THELAWS OF THE STATE OF MINNESOTA.LIC. NO:DATE:REVISIONSNO.DATEDESCRIPTIONWANGSTAD COMMONSBROOKLYN CENTER, MN022334-000 Taylor O. Rumph03-14-202359663SCALE:
3
LS501
SHRUB PLANTING DETAIL
NOT TO SCALE
SCALE:
2
LS501
BALLED AND BURLAP DETAIL
NOT TO SCALE
SCALE:
1
LS501
DECIDUOUS TREE PLANTING DETAIL
NOT TO SCALE ROBERT SLIPKA--
4"
SB
SB
8"
8"
8"
8"
10"
14"
10"
14"
26"
8"
18"
8"
12"
16"
34"
16"
10"10"
26"
16"SB
SB
4"
SB
2"
4"
4"
4"
S
RIM:861.44
N&E854.04INV:INV:INV:INV:INV:INV:
4"
4"4"4"
4"4"4"
RIM:858.82
S 12 RCP855.22INV:INV:INV:INV:INV:INV:
2"
RIM:859.08
E 12 RCP855.18INV:
N 12 RCP855.13INV:
S 15 RCP855.03INV:INV:INV:INV:
2"
2"
2"
SB
6"4"4"4"4"
4"
SB
6"
RIM:859.92
NE 21 RCP856.12INV:
S 12 RCP856.22INV:
W 12 RCP856.07INV:INV:INV:INV:
RIM:860.36
E 12 RCP856.26INV:
W 21 CPP856.26INV:INV:INV:INV:INV:
S
RIM:860.73
E850.53INV:E & SWINV:INV:INV:INV:INV:
RIM:859.90
N 12 RCP856.65INV:INV:INV:INV:INV:INV:
S
RIM:860.19
S&W850.19INV:INV:INV:INV:INV:INV:
6"
VLT
SB
14"
14"
26"
14"
12"
30"
6"
26"
12"
20"
20"
10"
12"
10"
16"
12"
20"
6"
20"
14"
18"
SB
SB
SB
SB
10"
50"
12"
12"
"
12"
14"
14"
14"
12"
8"
8"
14"
14"
4"
30"
4"
20"
4"
61ST AVENUE NORTH BROOKLYN BOULEVARD
ST
RIM:859.94
N 15 RCP855.16INV:
W 12 RCP855.10INV:INV:INV:INV:INV:N06°49'28"W 167.84S89°43'25"E 149.86
N68°3
4'
4
5
"
E
2
5
0.
4
1
S36°44'09"W35.84N89°57'06"W 323.15
9 4 .2 9 R =2 7 0 .9 1 Δ =19 °5 6 '3 0 "
OH OH OH OH OH
INV=857.4
INV=857.8 12"CMPINLET
N
O
T
F
O
U
N
D
(PLAN)(C.R
.
NO
.
152)
SE. COR.
LOT 2E.
L
INEBLOCK 6NE.
COR
.LOT 1
DRIVE
-
O
V
E
R
C
U
R
B
BUILDING
30303
0
3
0
3030 (PLAN)(PLAN)W. LINE
LOT 4
PLAYGROUND
AREA
FENC
E
I
S
N
.
OF LO
T
L
I
N
E
CONC
R
E
T
E
C
U
R
B
10' UT
I
LI
T
Y
EASE
M
E
N
T
(TO B
E
V
A
C
A
T
E
D
)
5' UTILITY
EASEMENT 862861860859859860
861
861
860
860
8
5
9
860
861
860
860862861862863863862861862861862
861
86
1
861 861860
860
861860860
860
86
0
862
8
6
1
862
862
858 859860
859860860860861
8
6
1
860
BM3BM2
BM1
42
CENTERLINE CONCRETE CURB(PLAN)(PLAN)8" DIP (PLAN)
CONCRETE CURB
860
CONCRETE CURB
(PARCEL 4)
(PARCEL 3)
(PARCEL 2)
(PARCEL 1)ACCESS EASEMENTPER DOC
.
NO
.
3457919
15.2' D
R
A
I
N
A
G
E
,
UTILIT
Y
,
S
I
D
E
W
A
L
K
A
N
D
TRAIL
E
A
S
E
M
E
N
T
P
E
R
DOC. N
O
.
T
5
8
6
5
0
3
3
EWINGAVE. N.8" DIP (PLAN)
8" DI
P (
P
L
A
N)
10" P
V
C (
P
L
A
N)
10" PVC (PLAN)(PLAN)(PLAN)GGGGGGGAS STUB
ABANDONEDPER GOPHER
LOCATE
GAS/ELECTRIC
SHOWN PER PLAN
NOT FIELD MARKED
E EEEEEEFFFFFFF225.31 R=2822.79 Δ=04°34'24"
LOT 1
BLOCK 1
(PID: 3411921430052)
(PID: 3411921430051)
(PID: 3411921430049)
(PID: 3411921430050)
ZONE: PUD/C2
ZONE: C1
ZONE: PUD/C2
ZONE: C1
ZONE: C1
ZONE: R1
OWNER:
THE SANCTUARY
BROOKLYN CENTER LP
OWNER:
CITY OF
BROOKLYN CENTER
(PUBL
IC
R
IGHT
OF
WAY)
(PUBLIC RIGHT OF WAY)
10' SETBACK
10' SE
T
B
A
C
K
5'
SETBACK
5' SETBACK5' SETBACK10' SETBACKS(PROPOSED STORM)
(PRO
P
O
S
E
D
S
T
O
R
M
)
(PRO
P
O
S
E
D
S
T
O
R
M
)
(PROP. SAN.)
(PROP. WTM)
JO COMPANIES, LLC
Job No. 018699
Client:
PROPERTY DESCRIPTION
VERTICAL DATUM: NAVD88
ALL BENCHMARKS ARE TOP NUT OF
HYDRANT (SEE SURVEY)
BM1 = 863.70
BM2 = 862.99
BM3 = 861.91
BENCHMARKS
N
SCALE IN FEET
0 30'60'
PRELIMINARY PLAT
PART OF LOTS 1-4, BLOCK 6
WANGSTAD'S BROOKLYN TERRACE
HENNEPIN COUNTY, MINNESOTA
GENERAL NOTES
SURVEYOR'S CERTIFICATION
(GN1)Location, sizes and types of underground utilities shown are a combination of observed evidence and plan information,
together with field markings by those utility locators that responded to Gopher State One Call Ticket No. 230170057
and 230460443. However, lacking excavation, the exact location of underground features cannot be accurately,
completely, and reliably depicted. WSB & Associates makes no guarantee that the utilities shown comprise all of the
utilities in the area. Where additional or more detailed information is required, the client is advised that excavation
and/or a private utility locate request may be necessary.
(GN2)Easements shown (unless otherwise noted) are as identified in Stewart Title Guaranty Company Commitment File No.
67329 with a commitment date of December 18, 2022. No other search of the public records for easements or
encumbrances was made by the undersigned.
(GN3)Ingress-Egress easement shown per exhibit and description as created by Loucks and dated December 18, 2018.
Surveyor is not aware if said document has been recorded and is shown for informational purposes only. Said
easement document was not contained within the above listed commitment.
(GN4)Due to heavy snow and ice conditions, certain existing ground features may not have been visible at the time of field
survey. WSB has tried to supplement any potential missing data with as-built and plan data. WSB is not responsible
for any missing features or structures due to said weather and site conditions.
(GN5)Site Addresses: 6101 & 6107 Brooklyn Boulevard; 3600 & 3606 61st Avenue North, Brooklyn Center, MN 55429
Parcel 1
Lot 1, except that part thereof which lies Northeasterly of a line run parallel with and distant 42 feet Southwesterly of the following described line:
From a point on the North line of Section 3, Township 118 North, Range 21 West, distant 1741.08 feet West of the Northeast corner thereof, run Southeasterly at an
angle of 68 degrees 01 minutes and 52.3 seconds with said North Section line for 104.54 feet; thence deflect to the right at an angle of 17 degrees 20 minutes 35.2
seconds for 536.92 feet to the point of beginning of the line to be described; thence run Northwesterly along the last described course for 100 feet; thence deflect to the
left on a 2 degree curve (delta angle 17 degrees 20 minutes 35.2 seconds) for 867.16 feet and there terminating,
Block 6, Wangstad's Brooklyn Terrace, according to the recorded plat thereof, Hennepin County, Minnesota.
Being registered land, Certificate No. 1483336
Parcel 2
Lot 2 except that part thereof which lies Northeasterly of a line run parallel with and distant 42 feet Southwesterly of the following described line: From a point on the
North line of Section 3, Township 118 North Range 21 West, distant 1741.08 feet West of the Northeast corner thereof, run Southeasterly at an angle of 68 degrees, 01
minutes, 52.3 seconds, with said North Section line for 104.54 feet; thence deflect to the right at an angle of 17 degrees, 20 minutes, 35.2 seconds for 536.92 feet to
the point of beginning of the line to be described; thence run Northwesterly along the last described course for 100 feet; thence deflect to the left on a 2 degree, 00
minute curve (delta angle 17 degrees, 20 minutes, 35.2 seconds) for 867.16 feet and there terminating, also except a triangular piece of the above described part of Lot
2 lying Southeasterly of the following described line: Beginning at a point on the Northeasterly line of the above described part of Lot 2, distant 30 feet Northwesterly of
its intersection with the Southerly boundary of said Lot 2; thence run Southwesterly to a point on said Southerly boundary, distant 30 feet Westerly of said intersection,
Block 6, Wangstad's Brooklyn Terrace, according to the recorded plat thereof, Hennepin County, Minnesota.
Being registered land, Certificate No. 1483330
Parcel 3
Lot 3, Block 6, Wangstad's Brooklyn Terrace, according to the recorded plat thereof, Hennepin County, Minnesota.
Being registered land, Certificate No. 1483344
Parcel 4
Lot 4, Block 6, Wangstad's Brooklyn Terrace, according to the recorded plat thereof, Hennepin County, Minnesota.
Being registered land, Certificate No. 1483364
(Per Stewart Title Guaranty Company Commitment File No. 67329 with a
commitment date of December 18, 2022)
OH OVERHEAD POWER
SANITARY LINE
STORM LINE
WATERMAIN LINE
FENCE
S SANITARY MANHOLE
STORM MANHOLE
CATCH BASIN
HYDRANT
GATE VALVE
ST
LIGHT POLE
SIGN
UTILITY POLE
CONCRETE
BITUMINOUS
LEGEND
3701 40th Avenue NW
Rochester, MN 55901
507-218-3745
www.wsbeng.com
I hereby certify that this survey, plan, or report was prepared by me or under my direct
supervision and that I am a duly Licensed Land Surveyor under the laws of the State of
Minnesota. Field work was completed on February 8, 2023.
Dated this _____ day of _____________, 2023.
______________________________________
Jeffrey J. Rolfson, PS, Minnesota License No. 49003
SB SOIL BORING
FOUND SURVEY MONUMENT
HORIZONTAL DATUM: NAD83 (2011)
E UNDERGROUND ELECTRIC
G UNDERGROUND GAS
F UNDERGROUND FIBER OPTIC
XXXX
SITE DATA SUMMARY
TOTAL ACREAGE = 1.77 ACRES
ACREAGE DEVOTED TO PUBLIC USE = 0.0
NUMBER OF PROPOSED LOTS = 1
PRELIMINARY PLAT
NUMBER OF PROPOSED OUTLOTS = 0
OWNER AND DEVELOPER
Owner: Economic Development Authority of Brooklyn Center
Developer: JO Companies, LLC
PROPERTY LOCATION MAP
SECTION 34, TOWNSHIP 119N, RANGE 21W
HENNEPIN COUNTY, MN
3534
23
63RD AVE N
61ST AVE N61ST AVE NFRANCE AVE NNOT TO SCALE
WANGSTAD'S BROOKLYN TERRACE SECOND
SE COR.
LOT 2E.
L
INE
LOT
2NE COR
.LOT 1
W. LINE
LOT 4
5 FOOT UTILITY
EASEMENT
42
CENTERLINE
INGR
E
S
S
-
E
G
R
E
S
S
E
A
S
E
M
E
N
T
PER D
O
C.
N
O.
T
3
4
5
7
9
1
9
15.2 F
O
O
T
D
R
A
I
N
A
G
E
,
UTILIT
Y
,
S
I
D
E
W
A
L
K
A
N
D
TRAIL
E
A
S
E
M
E
N
T
P
E
R
DOC. N
O
.
T
5
8
6
5
0
3
3
LOT 1 BLOCK 1
(VAR
IABLE
W
IDTH
R
IGHT
OF
WAY)
(PUBLIC RIGHT OF WAY)N06°49'28"W 167.84S89°43'25"E 149.86
N68°3
4'
4
5
"
E
2
5
0.
4
1
S36°44'09"W35.84N89°57'06"W 323.15
9 4 .2 9 R =2 7 0 .9 1 Δ =1 9 °5 6 '3 0 "225.31 R=2822.79 Δ=04°34'24"S21°55'13"E104.54S04°34'38"E536.92867.16R=2864.79Δ=17°20'36"30.00R=2822.79Δ=0°36'32"N89°57'06"W
30.00
68°01'52.3"17°20'
3
5
.
2
"
N89°57'06"W 1741.08
SE COR.
SEC. 34, T.119N, R.21W
NE COR.
SEC. 3, T.118N, R.21W
N. LINE
SEC. 3,
T.118N, R.21W
S. LINE SE 1/4
SEC. 34, T.119N, R.21W
DESCRIBED LINEDESCRIBED LINECENTERLINEE.
L
INE
LOT
1NE COR
.LOT 2
42
100.00POINT OF BEGINNING
DESCRIBED LINE
N89°43'25"W 184.87
(150.00 PLAT)
(184.00 PLAT)
SW COR.
LOT 1, BLOCK 1
(Δ=19°56'34" PLA
T
)
CENTE
R
L
I
N
E
(388.3 PLAT)(387.85 MEAS.)(161.85 PLAT)(SURVEYOR'S NOTE:
PLAT LISTS A DISTANCE
OF 161.85 FEET.
SURVEYOR BELIEVES
THIS SHOULD READ
167.85 FEET)
N89°57'06"W 914.49
SW COR.
SEC. 34, T.119N, R.21W
NE COR.
LOT 12, BLOCK 4
NW. COR.
LOT 1, BLOCK 5
NE COR.
LOT 1, BLOCK 5
(265.9
6
P
L
A
T
)
(265.9
5
M
E
A
S
.
)
22.71 (22.64 PLAT)
R=2822.79
Δ=00°27'39" (00°27'34" PLAT)
42
POINT
OF
TERM
INAT
IONDESCRIBED
L
INE
1860
WANGSTAD'S BROOKLYN TERRACE SECOND
BASIS OF BEARING SYSTEM :
ALL BEARINGS ARE IN RELATIONSHIP WITH THE SOUTH
LINE OF THE SOUTHEAST QUARTER OF SEC. 34, T.119N,
R.21W, WHICH IS ASSUMED TO BE N89°57'06"W.
N
SCALE IN FEET
0 30 60
3701 40th Avenue NW
Rochester, MN 55901
507-218-3745
www.wsbeng.com
NOTE:
ALL MONUMENTS SHOWN THUS:
ARE SET 5/8 INCH BY 18 INCH I.D. CAPPED IRON PIPES WITH LICENSE
NO. 49003 WHICH WILL BE SET WITHIN 1 YEAR AFTER RECORDING OF
THIS PLAT.
ALL MONUMENTS SHOWN THUS:
ARE FOUND 5/8 INCH OPEN IRON PIPES UNLESS OTHERWISE NOTED.
ALL MONUMENTS SHOWN THUS:
ARE FOUND HENNEPIN COUNTY MONUMENTS AS NOTED.
R.T. DOC. NO.
KNOW ALL PERSONS BY THESE PRESENTS: That Economic Development Authority of Brooklyn Center, a XXXXXXXXXXXXX, owner of the following
described property:
Lot 1, except that part thereof which lies Northeasterly of a line run parallel with and distant 42 feet Southwesterly of the following described line:
From a point on the North line of Section 3, Township 118 North, Range 21 West, distant 1741.08 feet West of the Northeast corner thereof, run
Southeasterly at an angle of 68 degrees 01 minutes and 52.3 seconds with said North Section line for 104.54 feet; thence deflect to the right at an
angle of 17 degrees 20 minutes 35.2 seconds for 536.92 feet to the point of beginning of the line to be described; thence run Northwesterly along the
last described course for 100 feet; thence deflect to the left on a 2 degree curve (delta angle 17 degrees 20 minutes 35.2 seconds) for 867.16 feet and
there terminating, Block 6, Wangstad's Brooklyn Terrace, according to the recorded plat thereof, Hennepin County, Minnesota.
AND
Lot 2, except that part thereof which lies Northeasterly of a line run parallel with and distant 42 feet Southwesterly of the following described line: From
a point on the North line of Section 3, Township 118 North Range 21 West, distant 1741.08 feet West of the Northeast corner thereof, run
Southeasterly at an angle of 68 degrees, 01 minutes, 52.3 seconds, with said North Section line for 104.54 feet; thence deflect to the right at an angle
of 17 degrees, 20 minutes, 35.2 seconds for 536.92 feet to the point of beginning of the line to be described; thence run Northwesterly along the last
described course for 100 feet; thence deflect to the left on a 2 degree, 00 minute curve (delta angle 17 degrees, 20 minutes, 35.2 seconds) for 867.16
feet and there terminating, also except a triangular piece of the above described part of Lot 2 lying Southeasterly of the following described line:
Beginning at a point on the Northeasterly line of the above described part of Lot 2, distant 30 feet Northwesterly of its intersection with the Southerly
boundary of said Lot 2; thence run Southwesterly to a point on said Southerly boundary, distant 30 feet Westerly of said intersection, Block 6,
Wangstad's Brooklyn Terrace, according to the recorded plat thereof, Hennepin County, Minnesota.
AND
Lots 3 and 4, Block 6, Wangstad's Brooklyn Terrace, according to the recorded plat thereof, Hennepin County, Minnesota.
Have caused the same to be surveyed and platted as WANGSTAD'S BROOKLYN TERRACE SECOND, and do hereby dedicate to the public for public use
the drainage and utility easements as created by this plat.
In witness whereof said Economic Development Authority of Brooklyn Center, a XXXXXXXXXXXXX have hereunto set their hand this _______ day of
____________________, 20_____.
XXXXXXXXXXXXXX
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this _______ day of ____________________, 20_____, by XXXXXXXXXXXXXX.
Notary Signature Notary Printed Name
Notary Public, County, Minnesota
My Commission Expires
I Jeffrey J. Rolfson do hereby certify that this plat was prepared by me or under my direct supervision; that I am a duly Licensed Land Surveyor
in the State of Minnesota; that this plat is a correct representation of the boundary survey; that all mathematical data and labels are correctly
designated on this plat; that all monuments depicted on this plat have been, or will be correctly set within one year; that all water boundaries
and wet lands, as defined in Minnesota Statutes, Section 505.01, Subd. 3, as of the date of this certificate are shown and labeled on this plat;
and all public ways are shown and labeled on this plat.
Dated this day of , 20 .
Jeffrey J. Rolfson, Licensed Land Surveyor,
Minnesota License No. 49003
STATE OF MINNESOTA
COUNTY OF
This instrument was acknowledged before me this _______ day of ____________________, 20_____ by Jeffrey J. Rolfson.
Notary Signature Notary Printed Name
Notary Public, County, Minnesota
My Commission Expires
CITY COUNCIL, CITY OF BROOKLYN CENTER, MINNESOTA
This plat of WANGSTAD'S BROOKLYN TERRACE SECOND was approved and accepted by the City Council of the City of Brooklyn Center, Minnesota, at
a regular meeting thereof held this ______ day of ____________________, 20_____, and said plat is in compliance with the provisions of Minnesota
Statutes, Section 505.03, Subdivision 2.
City Council, City of Brooklyn Center, Minnesota
By: Mayor By: Clerk
RESIDENT AND REAL ESTATE SERVICES, Hennepin County, Minnesota
I hereby certify that taxes payable in 20_____ and prior years have been paid for land described on this plat, dated this _______ day of ____________________, 20_____.
Daniel Rogan, County Auditor
By: , Deputy
SURVEY DIVISION, Hennepin County, Minnesota
Pursuant to Minnesota Statutes Section 383B.565 (1969), this plat has been approved this _______ day of ____________________, 20_____.
Chris F. Mavis, County Surveyor
By:
REGISTRAR OF TITLES, Hennepin County, Minnesota
I hereby certify that the within plat of WANGSTAD'S BROOKLYN TERRACE SECOND was recorded in this office this _______ day of ____________________, 20_____, at ______ o'clock ____ .M.
____________________, Registrar of Titles
By: , Deputy
PROPERTY LOCATION MAP
SECTION 34, TOWNSHIP 119N, RANGE 21W
HENNEPIN COUNTY, MN
3534
23
63RD AVE N
61ST AVE N61ST AVE NFRANCE AVE NNOT TO SCALE
Exhibit B
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 1
Community Engagement Summary:
Wangstad Commons proposal – JO Companies
61st Avenue North & Brooklyn Boulevard
Brooklyn Center
Submitted by
Gretchen Nicholls, Local Initiatives Support Corporation (LISC) Twin
Cities
July 2021
Executive Summary
JO Companies contracted with LISC Twin Cities’ Corridor Development
Initiative (CDI) to facilitate a virtual community engagement process in June
2021 to gather input for Wangstad Common – a redevelopment project
proposed for 61st Avenue North and Brooklyn Boulevard in Brooklyn Center.
Objectives:
1.Convene a community engagement process to review proposed
development and gather community input;
2.Provide a Community Feedback Summary report to the City of
Brooklyn Center and developer for consideration.
Outreach for community participation included 400 flyers dropped throughout
the adjoining area (including residents and businesses), email notifications to
Exhibit C
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 2
over 100 contacts, and support from local community organizations to share
the information among their networks. Promotional materials were provided
in English, Spanish and Hmong.
Approximately thirty participants joined the virtual community meetings,
including representatives from CAPI and ACER (African Career and Education
Resources, Inc.) who represent communities of color, lower-income
households, renters, and BIPOC businesses. Presentations were shared by
Meg Beekman, Brooklyn Center Community Development Director, providing
context for the site and information about city goals for the area and for
housing, and by Johnny Opara, JO Companies, to introduce his development
team and provide an overview of the Wangstad Commons proposal.
Community members were invited to ask questions of the city staff and
development team, and provide input about the proposal. Themes of the
two-part conversation included:
•Pedestrian and traffic flow (incl. access for moving trucks)
•Housing needs
•Other development in the area
•Proximity to Wangstad Park
•Security, property management, services, and tenant screening
•Project financing, timeline, and term of affordability
•Project quality, aesthetics, and amenities
•What will be needed for the project to be successful and to really
contribute to its neighborhood and its community?
•Additional comments or questions
The questions and comments gathered from the sessions will be shared with
the City of Brooklyn Center and JO Companies and their project team for
consideration. A more detailed overview of the input gathered is included in
the report.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 3
Site Description:
Overview: 61st Avenue North and Brooklyn Boulevard
The following includes excerpts from the presentation provided by Meg
Beekman, Community Development Director, City of Brooklyn Center.
The 1.3-acre site consists of four EDA-owned parcels (all land is vacant – no
structures) located at the Northeast corner of 61st Avenue North and
Brooklyn Boulevard which is in the tax increment financing district #6
(Housing District) created for The Sanctuary – an assisted living facility built
in 2018. The EDA-owned site is zoned neighborhood mixed use which
allows for a combination of medium density residential and small scale
commercial uses, and is located adjacent to Wangstad Park.
The Brooklyn Center 2040 Comprehensive Plan calls for a land use study for
the corridor to guide future development and create design standards and
zoning controls to achieve the following objectives:
• Consolidate accesses onto the roadway and identify opportunities for
consolidation to make sites more efficient.
• Create a set of design guidelines for the Corridor, to encourage a
pedestrian scale at the street level.
• Properties along the Brooklyn Boulevard Corridor that are within the
overlay, but are without Corridor frontage may consider ‘joining’ a
redevelopment effort with a property containing frontage
Brooklyn Center EDA has been acquiring single-family parcels along the
Corridor for many years, which is part of long-term policy to consolidate
access points, assemble land to facilitate redevelopment, and increase the
intensity of land uses along the corridor.
Brooklyn Boulevard improvements include:
• Significant road improvements are planned for the corridor, which will
affect the function of the roadway
• Project will improve pedestrian and bicycle connections, and add
streetscaping and landscaping elements
• Reconstruction will improve safety and reduce vehicle conflicts, as well
as consolidate access points where possible
• Improvements and new park equipment planned for Wangstad Park in
2022
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 4
Proposed Development
Wangstad Commons
Developer: JO Companies
JO Companies, LLC was founded in March of 2009 by Johnny Opara. JO
Companies is a Black-owned, mission driven real estate development
company. After spending over 17 years in corporate America within sales
and leadership roles, Johnny left to become an entrepreneur and pursue his
passion for real estate. Johnny’s passion and motivation for real estate and
housing development was inspired and fueled by his late father’s experience.
Johnny experienced and saw first-hand how the lack of affordable quality
housing affects its residents and their families.
Since 2017, JO Companies has been able to build a real estate development
pipeline for new construction affordable housing valued at $45M.
Wangstad Commons is a four-story workforce housing Multi-Family
development that includes:
•54 Total Housing Units
•Unit Mix: 1, 2 & 3 Bedrooms (three unit options)
•Area Median Incomes: 30%, 50%, and 60%
•Supportive Housing: PWD (6 units – 1 Bedroom), and HPH (4 units –
1 Bedroom) = 10 Units
•Site Area: Area: 1.13 Acres
•Gross Square Feet Approx. 90,000 GSF
•Construction Type: New Construction
The location at 61st Ave. North and Brooklyn Boulevard is central and
convenient to transit, jobs, services and community resources likely to be
accessed by the residents of Wangstad Commons.
Project amenities include:
•Onsite property management
•Fitness Center
•Large business center/community room with outdoor terrace
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 5
• Mail & Package room
• Surface & Underground parking
• Controlled access entry
• Community Gardens on site for growing fresh food
• In unit washers and dryers
• Pet friendly
The surrounding area features:
Transit and Transportation Access:
• Metro Transit’s new Bus Rapid Transit C-Line begins just south of the
Wangstad Commons
• Two local stops or a 10-minute walk to the Brooklyn Center Transit
Station
• Close to major roadway corridors (I-94, I-694, Hwy 100)
Employment Centers:
• Express access to the jobs and services in downtown Minneapolis
Schools and Community Centers:
• Garden City Elementary (.6 miles) and Northport Elementary (1 miles)
Schools
• Park Center High School (2 miles)
• Brookdale Library (1 mile)
• Brooklyn Center Community Center (1 mile)
Recreation:
• Parks, ice rinks, baseball fields, golf course, Top Golf and wildlife
areas within 1 mile
• Wangstad Park is directly adjacent to the site, with no road crossings
required to access its playground, basketball court and open spaces
Services:
• North Memorial Health Clinic (.7 miles)
• Brooklyn Boulevard Dental Clinic (.4 miles)
• Retails and services such as pharmacies, grocery stores, banks,
fitness centers, and restaurants within 1 mile of the site
• Approximately a dozen places of worship, including churches and
mosques within close proximity
Brooklyn Boulevard functions as a regional connector, which informs the
scale and types of uses. The land use designation of Neighborhood Mixed
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 6
Use guided the project density, and the desire for high-quality workforce
housing and larger units informed the site plan and concept. The City’s
zoning code will continue to guide the design standards and regulatory
requirements to make sure that the project will be an asset for the
community. The new design guidelines encourage pedestrian scale features
at the street level, and enhanced pedestrian and bicycle environment to
create a more inviting and livable place to be.
Major road improvements are currently underway on Brooklyn Boulevard,
including streetscape features and lighting, which will affect the
functionality, safety, and usability of the corridor. The proximity of
Wangstad Park also creates a wonderful location for families with children.
The site is located in a tax increment financing (TIF) district that was created
when The Sanctuary was constructed. The TIF district adds additional
affordability and building requirements regulated by state statute. JO
Companies approached the City of Brooklyn Center about the site in
February 2019 and has been working with staff to make sure the project
aligns with city goals. The project concept was presented to the City Council
and Economic Development Authority (EDA) in March 2019, and a
preliminary development agreement was approved. No financial
commitments were made, but the agreement provides time for the
developer to move through due diligence and position the project for
financing.
The City also submitted a predevelopment grant request to the Met Council
for the project which was awarded. The City and Developer are currently
negotiating an option agreement, which is the next step from a letter of
intent that provides exclusive development rights to the property and
requires earnest money down. JO Companies will also be seeking low
income housing tax credits (LIHTC) from MN Housing to finance the project.
These resources are highly competitive and is often the most difficult part of
the process for completing an affordable housing project. The City is also
working on a term sheet for tax increment financing.
Site planning continues for Wangstad Commons, which includes financial
analysis, design, engineering, and environmental review. The community
input provide in these sessions will further inform and shape the project.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 7
Community Input: Q & A
The following topics were discussed during the two-part process:
Pedestrian and traffic flow (incl. access for moving
trucks)
Community member comment: I live at the sanctuary next door and many
of us are pedestrians because we use wheel chairs, so the concern is the
sidewalks and the traffic that is going to be generated by this new facility.
Because, as it is very dangerous for us just crossing the street, as it is and
I'm a little more concerned about how much more traffic is going to be
generated by this building and us being able to get safely across the streets.
I know that you know there's really not a lot, you can do about it except for
maybe asking the city to do some kind of zoning where they would put in
crosswalks like they do on the main streets so that they know that they have
to stop a certain distance from the STOP sign, so that people can cross.
Drivers are often not paying attention which is really dangerous.
Development team response: We are going to texture some of the paving
there to slow cars down.
Community member question: Question about the entrance of the loading
dock. Is there sufficient widths provided for folks driving trucks? Is there
any value in maybe even cutting that corner or making a little more space
at the corner? Especially for people moving in – this is an issue that a lot of
buildings struggle with.
Development team response: We're still in schematic design and
development, so you know we're having a multitude of different
conversations with the architect, along with our civil engineer. It will
absolutely be engineered to accommodate trucks. We will need to have a
trash truck getting down that ramp to pick up garbage from the building
and all that good stuff so those things yeah just are really not reflected in
this site plan at this time. We don't have any concerns that there will be
available space to move vehicles efficiently through the project.
City staff comments (Meg Beekman) – Brooklyn Blvd is a county road,
currently undergoing reconstruction. There has been a lot of concern about
pedestrian crossings across Brooklyn Blvd, which has been front and center
in the minds of the City Council. Every conversation about Brooklyn Blvd
has brought up the pedestrian crossings. I’m not a traffic engineer, but I
know that the County has looked at this issue thoroughly, and given the
traffic counts on the Boulevard I don’t anticipate that there are going to be
any mid-block crossings, or crossings in areas without signaled
intersections. The purpose of the road improvements are to improve safety
alignment by extending trails and sidewalks on both sides of the roadway
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 8
and narrowing the roadway by putting a boulevard down the center to
create a pedestrian refuge. The center boulevards will help to beautify the
area, as well as provide traffic calming effects at intersections. We’ve
talked about this with the developer to explore potential improvements on
their property to add pedestrian space and increase safety. The engineers
are not going to allow a signal at this intersection and are looking at other
ways to improve safety. They are also looking at other opportunities in the
quarter where they are expanding crossings, knowing that it’s a big priority
wherever possible.
For this particular project the city will require parking and traffic study as
part of its formal review. We will look at traffic counts coming in and out of
the site will look at the impact of that on the adjacent roadways as well as
parking demand.
Housing needs
Community member comment: I was the mayor for 12 years from 95 to
2011 and before I was mayor part of the City Council plan to the city was to
remove single family homes off Brooklyn Boulevard because of the traffic
problem. And I don't think there was anything in there about multifamily
housing, but I know the removal of single family homes has been a plan for
multiple years.
Community Member comment: Many of us know that there was multifamily
housing on Brooklyn Boulevard. Where the triplex is are going up multifamily
housing was taken down and It just seems illogical or hard to comprehend
that those places were taken down for safety reasons or for access. Now
they are just replacing the multifamily housing on Brooklyn Boulevard. I
definitely understand that history, and it seems like it's a step back where
we came from.
Community Member comment: First of all I like to say it's very encouraging
to see this proposal. Brooklyn Center is facing a huge housing crisis, and
tenants are facing the biggest brunt of it. ACER works with a lot of tenants
about their housing needs. Including a lot of young people that are
graduating from high school and becoming independent and going to
college. Housing is a big concern for them. If we want to keep young
people in the community we need to provide housing options for them that
they can afford. Housing for people just finishing college, or starting out on
their first job. They are having difficulty finding housing in our community.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 9
Schools
• Clarify the school district the project is located in for new residents.
Brooklyn Center is divided between four different school districts.
Other development in the surrounding area
• Island Homes Triplexes (rental) are being built to the south of the
proposed project
• The Sanctuary was built in 2018(?)
Community member question: What will happen to the site at 60th Avenue?
City staff response: It is a remnant site acquired for the Brooklyn
Boulevard reconstruction project. It’s probably not large enough to
accommodate a structure or housing. More likely that we’ll be looking at
other options such as urban agriculture.
Community member comment: A community garden may not be an
appropriate use along Brooklyn Boulevard.
Proximity to Wangstad Park
Community Member question: Wangstad Commons is a park that my
children use right now, and now having 54 units of unknown residents and a
parking lot right there is very unsettling for the current residents. How will
you reconcile or alleviate those concerns?
Development Team response: We do plan on having a buffer between this
project and the park, it will either be a landscape buffer or a fence. We do
want to have a connection to the park, so that the residents can access that
park but the building will not subsume the park. There's plenty of green
space on our site and activities on our site for the residents. The buffer will
help separate the park from the land from the parking lot that you
mentioned.
Community member comment: I’m excited about the park next door. We
know from a public health perspective amenities are essential to the well-
being of the whole Community. I hope the buffer is going to be put there for
good reasons, but it should not be used to prohibit or limited people's access
to the park. Giving people access helps to build healthier and better
communities.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 10
Community member comment: Individuals that live in near proximity and
utilize the park, understandably so by natural design, are going to feel some
sort of ownership or belonging to the park, I think that’s a very common
sentiment. I also think that just given that it’s going to be a family oriented
building, and hopefully the residents will utilize the park, along with other
neighbors nearby. This will give people the opportunity to live and breathe
what Brooklyn Center is – the most diverse city. It’s going to show, as
Johnny touched on, folks that come from single family homes sometimes
tend to, or are perceived to have slightly higher economic standards. I
understand the concerns about the possibility of getting overused in terms
of older kids, and of kids that kind of tend to make the park their own, of
course that exists. But that’s one of those things that’s like collateral
damage that sometimes will fall good and sometimes will fall bad. I hope
that they just take the time to attempt to manage the park. Not just
Johnny but also the city itself and the Parks and Rec and police (and
parents) should it ever become the kind of place that younger kids no
longer felt comfortable or safe to be there. I see it as a place where multi
cultures and economic scales will gather. And sometimes children are
exactly what brings people together who typically have nothing in common.
But when they realize their children play and jump and scream the same,
then there’s some unity. I think it’s going to work out good. That’s my
comment, even though I do understand what that person says, I think it’s
going to work out.
Community member comment: I think it'd be best case scenario is people
who would live would utilize the park. If we want people to feel like this is
their home, this is where they will be invested, they'll be living here, they
will be patronizing businesses here and in theory, contributing to the tax
base. Then, of course, we want them to feel like the park the park is also
their’s, like they have a share in the pie. That say single family owners feel
like “Oh, this is our park”, it’s also their part because it's a public park and
eventually we all kind of contribute to that that's kind of how life works. I
think the best case scenario is people do utilize the park and, like was
previously said, it brings people together. That that would be amazing.
Security, property management, services, and tenant
screening
Community Member question: Will this be a smoke free campus? Or is there
going to be smoking allowed in the in the building and on the campus?
Development team response: Yes, it will be a smoke free building and
campus
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 11
Community member question: If the project has supportive housing units,
will it include housing services and legal services on site?
Development team response: We’ve partnered with Simpson housing, who
will be providing supportive housing for all ten units to provide high quality
supports for people with disabilities. We will have on-site property
management. It is not determined whether Simpson will have an actual
office on-site.
Community member question: Will there be 24 hour security?
Development team response: We are providing secure access. Key access
cards will be the only way to enter the building.
Community member question: Will you have security staff on-site to
address security concerns?
Developer response: Based on my own experience I prefer not to have
security at the property. It’s a great question. My experience with security
hasn't been a pleasant one, and I want residents to feel like they're living in
a building that affords them the ability to live harmoniously. I think security
imposes on that. Especially for people that are looking to get their life back
on track. Simpson Housing manages over 4,000 units and has a great
reputation. We should be in good shape to provide the level of services to
residents, specifically the supportive housing units with the services of
Simpson Housing, to the best of our ability.
Community member question: How long will the property remain
affordable?
Developer response: We hope to utilize Low Income Housing Tax Credits
(LIHTC) which are provided by the federal government and requires
affordability for 40 years. I actually want to extend that to 50 years.
Community member question: How will it be determined who gets the
underground parking spots?
Developer response: We’ll have a number of underground and at-grade
parking units, and will be working with the City through their zoning
requirements to figure out the parking ratios and determine the plan for
how to divide the underground parking units for residents living at
Wangstad Commons.
Community member question: Will there be handicap parking spots in the
underground garage?
Development team response: Yes, there will be.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 12
Community member question: How are you going to screen residents? I
live at the Sanctuary next door, and I know from experience that if you get
people in there that are doing drugs and stuff it’s really hard to get them
out. So it’s going to need to be really well-managed. I really want this to
be a success and to be a step up for people.
Development team response: We are committed to working with top tier
property management company, and have built an alliance with the Blazer
Group to benefit from their success. Based on the screening criteria that we
have discussed, I’m confident that we will do our best to make sure that
applicants are able to meet the requirements needed to live at Wangstad
Commons. The property management firm (RHR?) will make sure there is
thorough screening criteria. And we'll also be working with the Simpson
housing folks to interview all the high priority homeless people with
disabilities and have interviews, so there's going to be lots of screening
criteria.
Developer response: I understand that these issues can impact the
livelihood of the community, so in partnership with RHR and Simpson
housing, I plan to be a developer that is present and to make sure that the
buildings are running well. Providing a stewardship that can provide great
experiences, not only for the folks that are living there, but for the outside
community as well.
We have awesome property managers and they take classes with the crime
free housing and the police as well. We will implement design elements as
well to deter crime. We will do our very best to make sure the property is
safe.
Project financing, timeline and term of affordability
Community Member question: Finally, my question is about tax credits. I
would like to know how many years the units will be affordable? I know
there's a certain amount of years that an owner is required to maintain
affordable rents. One of the challenges I know we were having in the twin
cities, a few years back, was when the tax credits are coming to expire,
they were not renewed and the rents went up.
Developer response: Affordability has always been the main reason for me
getting into development. My hope is that, if this project does move
forward, that as a long term owner it will continue to be affordable for those
families and for those individually just mentioned. Currently MN Housing
requires a 40 year term for tax credit projects.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 13
Community member question: How long will the property remain
affordable?
Developer response: We hope to utilize Low Income Housing Tax Credits
(LIHTC) which are provided by the federal government and requires
affordability for 40 years. I actually want to extend that to 50 years.
Community member question: Do you plan to complete the project and
lease up in 2024?
Developer response: We hope to have construction completed in July of
2023, and will work with Housing Solutions to do all of our tenant income
certifications. Because of the low vacancy rates, we hope to have the
project completed as soon as possible. There's folks on waiting lists looking
for three bedrooms to live in.
Project quality, aesthetics, and amenities
Community member comment: The presentation certainly appears good.
I’m curious about the fit and finish of the project. Will you be using
standard or upper tier fit and finish? We want to see higher end product
going into Brooklyn Center. When you raise the bar, you raise the people
Developer response: The objective is to provide affordable housing with as
many amenities as possible. Currently it’s extremely expensive to build and
put together feasible projects. We’ll be working to bring a good product to
the City and give the residents a good experience. Our team has been
monitoring the rising construction costs. Two and three bedrooms are very
expensive to build, and providing a washer and dryer will definitely provide
so much relief for folks versus going to have to go to the nearby
laundromat. They will also have access to a fitness and business center in
the community room, as well as a community garden. There's a variety of
different things that we would like to provide for residents on this site. I'm
in the business of trying to build high quality, sustainable, efficient housing
product that will be affordable most importantly. So to answer your
questions, yes, we're looking to bring a product to Brooklyn Center that's
going to be a highlight on the boulevard.
Community member comment: Having a washer and dryer is a very positive
thing. The only thing missing is a pool!
Community member comment: Put the pool in Wangstad Park. That way
everyone would have access to it.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 14
Questions about the community engagement process
Community Member question: Question about LISC, whose mission is to
revitalize communities. Why is our community looked upon as in need of
revitalization? And why is tearing down single family homes part of
revitalization when it looks like you're actually disseminating and destroying
our Community?
Response by LISC representative: The Local Initiatives Support Corporation
(LISC) is a nonprofit national community development financial institution
that works with community partners and cities to help achieve the goals
they have identified for their communities. LISC is supportive with
financing, technical assistance, and grants. LISC resources are requested
for things that are not provided by the market such as affordable housing or
affordable commercial spaces. LISC also offers this community engagement
format to discuss proposed development sites and gather input from
residents and other stakeholders. We believe strongly in the importance of
engaging communities and gathering their wisdom and knowledge.
What will be needed for the project to be successful
and to really contribute to its neighborhood and its
community?
Community member comment: Good construction, good design, good
management, safety.
Community member comment: Some of the aesthetics Johnny has added
gives people an uplifting feeling and pride, such as the little structures that
have the umbrella type thing at one of the entrances with benches. And
then over near the Park area where you’ve added some detail touches that
have a function as well as a welcoming atmosphere. Also the in-unit
laundry and any of those things that make you feel more proud. There’s
also a proud feeling that you live in an aesthetically nice place that’s well
cared for and well designed. Things that make you feel like you are moving
up or looking up – things that give you aspiration is what moves all things.
I am a believer that we are a product of our environment, and gives us the
momentum towards where we are headed. On the design I think Johnny is
looking to make it a nice appealing place on the outside, with a few touches
on the outside that make it look really comfortable to sit down and enjoy, so
I think those are things that contribute to a successful project.
Developer response: I think the analogy I use is if you give someone
something nice they will take care of it. Let's say if there's a piece of
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 15
Kleenex on the floor. There's a higher chance they're going to pick it up
and throw it away right if they feel like they’re in a nice place. For me that
was the main reason that I got into this business, not necessarily to build
the taj mahal, but to make sure for my father had the necessary amenities
and that he wasn't discriminated against or excluded because of his
disability. And to make sure that he had an experience that he can be
proud of, and as you said, being a product of your environment contributes.
If you provide someone something nice and I think we can build a product
that is representative of those values for residents within Brooklyn Center, I
think that that can really help change the narrative surrounding what is
affordable housing. I appreciate those comments and it's one of the main
reasons why I got into this business to make sure that we can still give
someone something nice, even if their income doesn't reflect that, so thank
you so much.
Community member comment: Another thing that would make the project
successful is cash flow. This project is amazing, and I wish that I had
something like this back in the day with an in-unit washer and dryer. But
I’m worried about cash flow with such low rents and all of the amenities, I’m
worried that you will end up raising rents just to keep up with property
maintenance. I’m wondering if there are reserves that will need to be in
place required by MHFA or funders to take care of that? It’s kind of
worrying, but I’m definitely on-board with supporting this project as a
resident of Brooklyn Center.
Development team response: With the Section 42 program, every fifteen
years you can apply to get new tax credits. Basically with lower rents right
now we’ll be getting a smaller mortgage, but the gap funding is filled with
the tax credits. So every fifteen years we’ll plan for asset management
such as a new roof, or new parking lot, common area upgrades, etc. The
tax credits may be used to fund that. That’s how we’ll be able to provide a
good up-scale project greatly maintained every 15 – 20 years while keeping
the rents low.
Investors will require that an operating reserve be in place to cover three to
six months of expenses, so if there is some shortfall that occurs in operating
expenses, the reserve will cover it. Additionally, the tax credits bring in
enough equity to that the mortgage can be written down, so that cash flow
can be sustainable for a long period of time.
Any other last comments or questions?
Community member comment: Thanks for all this all the effort that's gone
into this. It's the best thing I've ever seen. I was on Planning Commission
for nine years and you guys have really done a fantastic job. Johnny, I'm
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 16
impressed by your presentations and your heart for this project. It will be
very interesting to see it unfold over the next couple of years, and really go
forward and maybe set a new precedent for a new type of housing in
Brooklyn Center.
Final comments from city staff:
From the city's perspective, we have been working with Johnny for maybe a
year and half on this and he's been very dedicated to putting this project
together and doing all of the due diligence that's needed. You know we're
nowhere near at the end of that process and so there's quite a bit of
decision making and public process that will be part of any approval,
including a formal review, and none of that has taken place yet so I just
want to let folks know the city is walking along with this project and the City
Council has been supportive of it up until this point. But it will need to go
through all of the processes that we have for any project in the city,
including financial review, engineering, and planning review, so this isn't the
only opportunity to give input. There will also be public hearings, as we
move forward and when approvals are being asked of the City.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 17
The Wangstad Commons/61st Avenue North &
Brooklyn Boulevard community engagement process
was provided by:
LISC Twin Cities Corridor Development Initiative Team:
Barbara Raye, Center for Policy Planning and Performance
(facilitator)
Julia Paulsen Mullin, production supports and documentation
Gretchen Nicholls, Twin Cities LISC (outreach and coordination)
The community sessions were held virtually:
Workshop I: Overview of Concept Plan for the Wangstad
Commons Site
Tuesday, June 8, 2021
7 – 8:30 pm
The session reviewed the concept plan for the Wangstad Commons site
provide by local developer Johnny Opara.
Presentations were provided by:
Meg Beekman, City of Brooklyn Center, Community
Development Director to provide an overview of the site and city
goals, and
Johnny Opara, JO Companies to present the project concept and
site plan.
Workshop II: Gather Community Input on the Wangstad
Commons Plan
Tuesday, June 15, 2021
7 – 8:30 pm
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 18
Participants provided input and posed questions to the development team
about the proposed Wangstad Commons proposal.
Conclusion
This report serves as the final summary of the community input provided to
the Wangstad Commons proposal conducted in June 2021. The report will be
submitted to the developer, JO Companies, and the City of Brooklyn Center
for their consideration.
Wangstad Commons: 61st Ave N & Brooklyn Center
Page | 19
Attachments
A. Slide presentation for Workshop 1
B. Slide presentation for Workshop 2
C. Contact information for people who registered for the virtual sessions
D. Announcement/publicity flyer for the Wangstad Commons CDI workshops
Community Session 1:
61st Ave N & Brooklyn Blvd
Wangstad Commons
Tuesday, June 8, 2021
AGENDA
I.Welcome and Process Goals
–Gretchen Nicholls, Local Initiative Support Corporation (LISC)
II.Project Background
–Meg Beekman, City of Brooklyn Center
III.Introduction of the Development Team
–Johnny Opara, JO Companies
IV.Presentation of site concept
–Development Team
V.Facilitated Q & A
–Barbara Raye, Center for Policy Planning and Performance
What more would you like to know about the project?
VI.Objectives for Session 2 (Tuesday, June 15th)
Wangstad Commons
Project Background
LISC CDI Workshop Series –June 8, 2021
Meg Beekman, Community Development Director
Regional Housing Trends
•2018 Metropolitan Council report found that “the Twin Cities metro region is facing a critical housing shortage as the population increases. In addition to needing more housing supply, changing demographics are increasing the need for more diversity of housing choices.”
•From 2010 to 2017, the population of the 7-county metropolitan area grew by 7.9 percent, while housing units grew by only 5.4 percent
•Metropolitan Council estimates that 39,700 new affordable housing units will be needed by 2030.
•It is estimated that the region is losing 4,000 to 5,000 naturally occurring affordable homes annually
2
Regional Housing Trends
•Twin Cities Metro Area currently experiencing record low vacancy rates
•Midyear report, average vacancy rate across region was 2.3%
•Driven by high demand for rental housing combined with unmet supply
•Effect of low vacancy rates:
•Increased rents (up 8 percent year over year)
•Increased interest from outside investors in Class B and C rental properties
•Landlords in a position to be choosier about who they rent to
•Reduction in number of landlords accepting Section 8 vouchers
3
What is Affordable Housing?
•HUD defines housing as affordable when a household pays no more than 30% of their gross annual income for a housing unit.
•Housing which can be purchased or rented at an affordable rate by a household which earns 80% of an area’s median income (AMI) or less, is considered affordable
•Housing which is affordable because of its age and/or condition, but where the rent is not subsidized, is considered Naturally Occurring Affordable Housing (NOAH)
•Housing which is affordable because the construction of the building or the rents are subsidized is considered Legally-binding Affordable
4
What is Affordable Housing?
5
2021 Rental Housing Affordability in the Twin Cities Metro Area
What is Affordable Housing?
6
2020 AMI by Family Size –Twin Cities Area
Brooklyn Center Demographics
•Median household income:
•Brooklyn Center -$59,550 (64% AMI)
•Hennepin County -$76, 052
•Average Household size:
•Brooklyn Center -2.95
•Hennepin County –2.39
7
•Average rents in Brooklyn Center are considered affordable to those
making roughly 50%-60% of the area median income (AMI)
•56% of Brooklyn Center renters are cost burdened
Brooklyn Center’s Rental Housing
•37% of Brooklyn Center’s housing stock is rental
•829 properties and 4,340 units
•8 percent of single family properties are rented
•Nearly all of it is considered naturally occurring affordable housing (NOAH)
•Average rents affordable at between 50-60 percent AMI
•All multi-family constructed between 1961-1979 –homogeneous
•1 and 2 bedroom units
•6% of all housing units (17.1% of rental) are legally-binding affordable
•425 Section 8 voucher holders (up from 402 in 2018)
8
Brooklyn Center’s Rental Housing
Naturally occurring affordable units do not necessarily provide safe, stable
housing choices
•Many renters are on month to month leases –making their housing situations more
tenuous
•Tenants report frequent (more than once per year) rent increases
•Rent and incomes are not increasing at the same rates
•Capital improvements in buildings typically coincide with rent increases
•Tenants report concerns over retaliation (non-renewals) or maintenance fee charge
backs if they complain about maintenance issues
9
2040 Housing and Neighborhood Goals
•Promote a diverse housing stock that provides safe, stable, and accessible housing
options to all of Brooklyn Center’s residents.
•Recognize and identify ways to match Brooklyn Center’s housing with the City’s
changing demographics.
•Explore opportunities to improve the City’s housing policies and ordinances to make
them more responsive to current and future residents.
•Maintain the existing housing stock in primarily single-family neighborhoods through
proper ordinances, incentive programs and enforcement.
•Explore opportunities to incorporate new affordable housing into redevelopment
areas that promote safe, secure and economically diverse neighborhoods.
10
Housing Policy Work Plan
•Fair Housing Policy
•Housing Study
•Housing Choice
•What is the composition and condition of the current housing stock?
•What are the current market demands for housing?
•Does the city have enough and the right type to meet current and future need?
•Affordable Housing Policies
•What can the city do to improve livability and accessibility to quality affordable housing for residents?
•What best practices exist to support addressing the need for affordable housing in the community?
•What policies are most effective to prevent displacement?
•Tenant Protections
•Single Family Housing Stabilization
11
Brooklyn Boulevard Land Use Policy
•Corridor traditionally has functioned as a major thoroughfare with a mix of single-family residential and low intensity commercial uses.
•Comprehensive Plan identifies a mismatch between the land use and the function of the corridor that cretes conflicts and affects safety and usability
•Local access versus regional connector
•2040 Comprehensive Plan identifies an overlay over the corridor to call attention to land uses adjacent to the roadway
•The Plan guides the future land use of key nodes to Neighborhood Mixed Use –medium density residential and small-scale commercial uses integrated with existing neighborhoods
12
Brooklyn Boulevard Land Use Policy
•The 2040 Plan calls for a land use study for the corridor to guide
future redevelopment and create design standards and zoning
controls
•The 2040 Plan identifies the following objectives for the corridor:
•Consolidate accesses onto the roadway and identify opportunities for
consolidation to make sites more efficient.
•Create a set of design guidelines for the Corridor, to encourage a pedestrian
scale at the street level.
•Properties along the Brooklyn Boulevard Corridor that are within the overlay,
but are without Corridor frontage may consider ‘joining’ a redevelopment
effort with a property containing frontage
13
Brooklyn Boulevard Improvements
•Significant road improvements are planned for the corridor, which
will affect the function of the roadway
•Project will improve pedestrian and bicycle connections, and add
streetscaping and landscaping elements
•Reconstruction will improve safety and reduce vehicle conflicts, as
well as consolidate access points where possible
•Improvements and new park equipment planned for Wangstad Park
in 2022
14
Brooklyn Boulevard Land Acquisition
•Brooklyn Center EDA has been acquiring single-family parcels along the Corridor for many years
•Part of long-term policy to consolidate access points, assemble land to facilitate redevelopment, and increase the intensity of land uses along the corridor
15
Existing Conditions
16
Background
•Location at Northwest corner of
61st Avenue N and Brooklyn
Boulevard
•4 -EDA -owned parcels (all land
is vacant—no structures)
•Located in TIF District #6
(Housing District)–created for
the Sanctuary
17
Background
•JO Properties approached the
City with a development concept
in February 2019
•EDA approved a Preliminary
Development Agreement with JO
Properties in March 2019
•City has been working with JO
Properties as they move the
project forward
18
Process and Next Steps
•City and developer negotiate an
option agreement for the land
•Developer applies for tax credits
to finance the project –
completing their financing
•TIF Term sheet
•Land use approvals
•Land sale and construction
permits
19
WANGSTAD
COMMONS
Multifamily Workforce Housing
Presentation to:
BROOKLYN CENTER COMMUNITY
INTRODUCTION
Project Development Team:
JO Companies, LLC
Simpson Housing
Halverson and Blaiser Group, LTD
Baker Tilly US, LLP
Doran Companies
Pope Architects
WSB –Civil Engineer
Winthrop & Weinstine, P.A.
Company Bio:
JO Companies, LLC was founded in March of 2009 by
Johnny Opara. JO Companies is a Black-owned,
mission driven real estate development company.
After spending over 17 years in corporate America
within sales and leadership roles, Johnny left to
become an entrepreneur and pursue his passion for
real estate. Johnny’s passion and motivation for real
estate and housing development was inspired and
fueled by his late father’s experience. Johnny
experienced and saw first-hand how the lack of
affordable quality housing affects its residents and
their families.
Since 2017, JO Companies has been able to build a
real estate development pipeline for new construction
affordable housing valued at $45M.
Wangstad Commons:
Project Narrative
Wangstad Commons is a four-story workforce housing Multi-Family development.
Unit Mix: 1, 2 & 3 Bedrooms
Three Unit Options
54 Total Units
Area Median Incomes: 30%, 50%, and 60%
Supportive Housing: PWD (6 units –1 Bedroom), and HPH (4 units –1 Bedroom) = 10
Units
With the location being at 61st Ave. North and Brooklyn Boulevard it’s central and
convenient to transit, jobs, services and community resources likely to be accessed by
the residents of Wangstad Commons.
Site Area: Area: 1.13 Acres
Gross Square Feet Approx. 90,000 GSF
Construction Type: New Construction
Project Unit Mix Breakdown
Unit Type # of Units Average Sq/ft Monthly Net
Rent
1BD (SHS Units)10 800 $656-$676
1BD 3 800 $857
2BD 16 1,050 $1,027
2BD 11 1,050 $1,251
3BD 8 1,200 $1,182
3BD 6 1,200 $1,441
Total Units 54
Wangstad Commons:
Amenities
Onsite property management
Fitness Center
Large business center/community room with outdoor terrace
Mail & Package room
Surface & Underground parking
Controlled access entry
Community Gardens on site for growing fresh food
Large business center/community room with outdoor terrace
In unit washers and dryers
Pet friendly
Wangstad Commons: Local
Attractions
Metro Transit’s new Bus Rapid Transit C-Line begins just south of the Wangstad Commons
Two local stops or a 10-minute walk to the Brooklyn Center Transit Station
Express access to the jobs and services in downtown Minneapolis
3,348 residents of Brooklyn Center work in Minneapolis
Close to major roadway corridors (I-94, I-694, Hwy 100)
Garden City Elementary (.6 miles) and Northport Elementary (1 miles) Schools
Park Center High School (2 miles)
Brookdale Library (1 mile)
Brooklyn Center Community Center (1 mile)
Parks, ice rinks, baseball fields, golf course, Top Golf and wildlife areas within 1 mile
Wangstad Park is directly adjacent to the site, with no road crossings required to access its playground, basketball court and open spaces
North Memorial Health Clinic (.7 miles)
Brooklyn Boulevard Dental Clinic (.4 miles)
Retails and services such as pharmacies, grocery stores, banks, fitness centers, and restaurants within 1 mile of the site
Approximately a dozen places of worship, including churches and mosques within close proximity
Development Timeline
July
2022:
Project
Closing and
Construction
Start
July 2023:
Construction
Completion
and Start of
Lease-up
January
2023:
Lease-up
Complete
(100%
Occupancy)
April 2023:
Stabilization
June 2023:
8609s
Thank You
S E T B A C K30'-0 "S E T B A C K
1 0 '-0 "BROOKLYN BLVD61ST AVENUE N
S U R F A C E P A R K IN G
5 5 S T A L L S
D R O P -O F F
PATH TO
WANGSTAD
PARK
G A R A G E E N T R A N C E
A F F O R D A B L E H O U S IN G
4 L E V E L S
5 4 U N IT S
B U IL D IN G F O O T P R IN T 1 8 ,0 0 0 s q .ft.4 1 P A R K IN G S T A L L S B E L O W G R A D E
10'-0"COMMUNITY GARDEN
8 '-0 "1 0 '-0 "BIKE
PARKING
6 S T A L L S
1 6 S T A L L S
4 S T A L L S10 STALLS
13 STALLS
4 STALLSM A IN E N T R Y
PATIO
E N T R Y2 STLS OUTDOOR
GATHERING
BIKE
PARKINGSETBACK5'-0"WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
LOBBY STAIRSTAIR
COMMUNITY PATIO
1020 SF
UNIT B1
1280 SF
UNIT C4
FITNESS
BUSINESS
CENTER
1020 SF
UNIT B11310 SF
UNIT C5
COMMUNITY ROOM
TRASH
1020 SF
UNIT B1
850 SF
UNIT A2
1140 SF
UNIT B2
1020 SF
UNIT B1
800 SF
UNIT A1
1020 SF
UNIT B1
1390 SF
UNIT C1MAIL800 SF
UNIT A1PACKAGERESTROOMS
STORAGE
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
1" = 20'-0"A2
1 FIRST LEVEL AREA PLAN
1590 SF
UNIT C2
1270 SF
UNIT C3
STAIRSTAIR
800 SF
UNIT A1
850 SF
UNIT A2
1020 SF
UNIT B1
1020 SF
UNIT B1
1020 SF
UNIT B1
1020 SF
UNIT B1
1020 SF
UNIT B1
1140 SF
UNIT B2
1020 SF
UNIT B1
1280 SF
UNIT C4
1390 SF
UNIT C1
800 SF
UNIT A1
TRASH
STORAGE
ELEVATORWANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
1" = 20'-0"A3
1 SECOND, THIRD, & FOURTH LEVEL AREA PLAN
UNIT MIX SCHEDULE BY LEVEL
Name Area Count Comments Level
UNIT A1 800 SF 2 1 BR FIRST LEVEL
UNIT A2 850 SF 1 1 BR FIRST LEVEL
UNIT B1 1,020 SF 5 2 BR FIRST LEVEL
UNIT B2 1,140 SF 1 2 BR FIRST LEVEL
UNIT C4 1,280 SF 1 3 BR FIRST LEVEL
UNIT C5 1,310 SF 1 3 BR FIRST LEVEL
UNIT C1 1,390 SF 1 3 BR FIRST LEVEL
FIRST LEVEL: 12
UNIT A1 800 SF 2 1 BR SECOND LEVEL
UNIT A2 850 SF 1 1 BR SECOND LEVEL
UNIT B1 1,020 SF 6 2 BR SECOND LEVEL
UNIT B2 1,140 SF 1 2 BR SECOND LEVEL
UNIT C3 1,270 SF 1 3 BR SECOND LEVEL
UNIT C4 1,280 SF 1 3 BR SECOND LEVEL
UNIT C1 1,390 SF 1 3 BR SECOND LEVEL
UNIT C2 1,590 SF 1 3 BR SECOND LEVEL
SECOND LEVEL: 14
UNIT A1 800 SF 2 1 BR THIRD LEVEL
UNIT A2 850 SF 1 1 BR THIRD LEVEL
UNIT B1 1,020 SF 6 2 BR THIRD LEVEL
UNIT B2 1,140 SF 1 2 BR THIRD LEVEL
UNIT C3 1,270 SF 1 3 BR THIRD LEVEL
UNIT C4 1,280 SF 1 3 BR THIRD LEVEL
UNIT C1 1,390 SF 1 3 BR THIRD LEVEL
UNIT C2 1,590 SF 1 3 BR THIRD LEVEL
THIRD LEVEL: 14
UNIT A1 800 SF 2 1 BR FOURTH LEVEL
UNIT A2 850 SF 1 1 BR FOURTH LEVEL
UNIT B1 1,020 SF 6 2 BR FOURTH LEVEL
UNIT B2 1,140 SF 1 2 BR FOURTH LEVEL
UNIT C3 1,270 SF 1 3 BR FOURTH LEVEL
UNIT C4 1,280 SF 1 3 BR FOURTH LEVEL
UNIT C1 1,390 SF 1 3 BR FOURTH LEVEL
UNIT C2 1,590 SF 1 3 BR FOURTH LEVEL
FOURTH LEVEL: 14
Grand total: 54
ABC24'-0"24'-0"24'-0"
STAIR 1STAIR 2LOWER LEVEL PARKING
41 STALLS
16 STALLS9 STALLS
12 STALLS
3 STALLS
2 STALLS
STAIR 1STAIR 2TRASH
BIKE
MAINTENANCE
STATION
64'-4"STORAGE/
UTILITY
1 STALLS
5 STALLS4 STALLS5 STALLSWANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
1" = 20'-0"A4
1 LOWER LEVEL PARKING
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
A5
1 NORTH AERIAL PERSPECTIVE
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
PERSPECTIVE AT OUTDOOR GATHERING
NORTH EAST PERSPECTIVE
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
LAP SIDING METAL
PANEL
COMPOSITE
PANEL-2
COMPOSITE
PANEL-1BRICK
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
LAP SIDINGCOMPOSITE
PANEL-2
COMPOSITE
PANEL-1
METAL
PANEL
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
NORTH ELEVATION
1/32" = 1'-0"
WEST ELEVATION
1/32" = 1'-0"
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
LAP SIDING BRICK COMPOSITE
PANEL-1
METAL
PANEL
COMPOSITE
PANEL-2
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
METAL
PANEL
COMPOSITE
PANEL-2
METAL
PANELLAP SIDINGBRICK
WANGSTAD COMMONS
BROOKLYN CENTER, MN
06/07/21 | COMM#45359-21014
SOUTH ELEVATION
1/32" = 1'-0"
EAST ELEVATION
1/32" = 1'-0"
PREMANUFACTURED ALUMINUM BALCONIES AT EVERY UNIT, TYP.LIVING
KITCHEN
BEDROOM
CLOSETW/D
BATHROOM
COAT CLOSET
DINING
MECH
L ENTRY9'-2 3/4"4 3/4"5'-0 1/2"4 3/4"12'-0"13'-10 3/4"2'-5 1/4"4 3/4"10'-1 1/4"12'-3"14'-9 3/4"
WANGSTAD COMMONS
BROOKLYN CENTER, MN
05/25/21 | COMM#45359-21014
1 -BEDROOM UNIT
UNIT A1 -800 SF
PREMANUFACTURED
ALUMINUM BALCONIES
AT EVERY UNIT, TYP.LIVINGKITCHENBEDROOM CLOSET
W/DBATHROOM
COAT CLOSET
DINING
MECH
CLOSET BEDROOML
ENTRY
9'-8" 4 3/4" 14'-1 1/4" 4 3/4" 9'-8"8'-2 3/4" 4 3/4" 5'-10 3/4" 4 3/4" 12'-5 3/4"
9'-8" 4 3/4"24'-2"11'-4 1/4"4 3/4"5'-0"4 3/4"10'-3 1/4"WANGSTAD COMMONS
BROOKLYN CENTER, MN
05/25/21 | COMM#45359-21014
2 -BEDROOM UNIT
UNIT B1 -1020 SF
PREMANUFACTURED
ALUMINUM BALCONIES
AT EVERY UNIT, TYP.LIVINGKITCHENBEDROOM
CLOSET W/DBATHROOMCOAT CLOSETDININGMECH
CLOSET
CLOSETBEDROOM
BEDROOMBATHROOMLINENENTRY
9'-8" 4 3/4" 5'-6 1/4" 4 3/4" 11'-8 3/4" 5'-5 1/2" 4 3/4"2'-6" 4 3/4" 9'-8"5'-1 1/4"4 3/4"7'-8 3/4"4 3/4"13'-5 1/4"11'-0"4 3/4"2'-0"4 3/4"2'-0"4 3/4"10'-10 1/2"9'-8" 4 3/4"26'-0"4 3/4" 9'-8"
WANGSTAD COMMONS
BROOKLYN CENTER, MN
05/25/21 | COMM#45359-21014
3 -BEDROOM UNIT
UNIT C1 -1390 SF
Session 2:
Community Feedback
Tuesday, June 15th
7 –8:30 pm (virtual event)
DRAFT Discussion Questions:
1. What do you support about the project, and what are your concerns?
2. How could the development maximize its connection/relationship to Wangstad park?
3. Any feedback on the site plan? Or design features?
4. Any considerations in regard to the location of the project?
5. How could the development better serve/support its residents?
6. What will be needed for the project to be successful?
Thank you!
For more information about the community feedback process
Contact Gretchen Nicholls at gnicholls@lisc.org
Community Session 2:
61st Ave N & Brooklyn Blvd
Wangstad Commons
Tuesday, June 15, 2021
AGENDA
I.Welcome, Purpose of Session 2, and Overview of Session 1
–Barbara Raye, Center for Policy Planning and Performance
II.Recap of the proposed project: Wangstad Commons
–Johnny Opara, JO Companies
IV.Community Input -facilitated by Barbara Raye
Discussion questions:
•What do you support about the project, and what are your concerns?
•Any feedback on the site plan?Or design features?
•Feedback on the proposed site plan’s interface with Wangstad park?
•Any considerations in regard to the location of the project?
•How could the development better serve/support its residents?
•What will be needed for the project to be successful?
•Other feedback
V.Next Steps: Final summary submitted to City and Development team
Feedback and Questions from Session 1:
Traffic concerns
Concerns about increased traffic in the area for
residents of The Sanctuary some of whom use
wheelchairs
Safety for pedestrians crossing the driveway
Consider improvements to the surrounding streets
and sidewalks
Housing needs
If we need so much housing, why do we keep
tearing housing down?
How is this project revitalizing the community? A
residential building was demolished in this area
City goal of removing single family homes from
Brooklyn Boulevard has been in place for many
years –compatible uses for high-capacity corridor
It doesn’t make sense to add multifamily here
when other multifamily was recently demolished
Need for affordable housing for families,
especially for young people
How long will it remain affordable?
Schools
Clarify school district the project is located
in
Wangstad Park
Impact on the park caused by a lot of new
families (potential for overuse)
Good location near the park for families –
good access for new residents
Other surrounding development
Other development in the area: Triplexes
(rental) being built to the south of the
proposed project
Community Input Process
Why is LISC, who organized this these
meetings, involved in this project?
WANGSTAD
COMMONS
Multifamily Workforce Housing
Presentation to:
BROOKLYN CENTER COMMUNITY
INTRODUCTION
Project Development Team:
JO Companies, LLC
Simpson Housing
Halverson and Blaiser Group, LTD
Baker Tilly US, LLP
Doran Companies
Pope Architects
WSB –Civil Engineer
Winthrop & Weinstine, P.A.
Company Bio:
JO Companies, LLC was founded in March of 2009 by
Johnny Opara. JO Companies is a Black-owned,
mission driven real estate development company.
After spending over 17 years in corporate America
within sales and leadership roles, Johnny left to
become an entrepreneur and pursue his passion for
real estate. Johnny’s passion and motivation for real
estate and housing development was inspired and
fueled by his late father’s experience. Johnny
experienced and saw first-hand how the lack of
affordable quality housing affects its residents and
their families.
Since 2017, JO Companies has been able to build a
real estate development pipeline for new construction
affordable housing valued at $45M.
Wangstad Commons:
Project Narrative
Wangstad Commons is a four-story workforce housing Multi-Family development.
Unit Mix: 1, 2 & 3 Bedrooms
Three Unit Options
54 Total Units
Area Median Incomes: 30%, 50%, and 60%
Supportive Housing: PWD (6 units –1 Bedroom), and HPH (4 units –1 Bedroom) = 10
Units
With the location being at 61st Ave. North and Brooklyn Boulevard it’s central and
convenient to transit, jobs, services and community resources likely to be accessed by
the residents of Wangstad Commons.
Site Area: Area: 1.13 Acres
Gross Square Feet Approx. 90,000 GSF
Construction Type: New Construction
Project Unit Mix Breakdown
Unit Type # of Units Average Sq/ft Monthly Net
Rent
1BD (SHS Units)10 800 $656-$676
1BD 3 800 $857
2BD 16 1,050 $1,027
2BD 11 1,050 $1,251
3BD 8 1,200 $1,182
3BD 6 1,200 $1,441
Total Units 54
Wangstad Commons:
Amenities
Onsite property management
Fitness Center
Large business center/community room with outdoor terrace
Mail & Package room
Surface & Underground parking
Controlled access entry
Community Gardens on site for growing fresh food
Large business center/community room with outdoor terrace
In unit washers and dryers
Pet friendly
Wangstad Commons: Local
Attractions
Metro Transit’s new Bus Rapid Transit C-Line begins just south of the Wangstad Commons
Two local stops or a 10-minute walk to the Brooklyn Center Transit Station
Express access to the jobs and services in downtown Minneapolis
3,348 residents of Brooklyn Center work in Minneapolis
Close to major roadway corridors (I-94, I-694, Hwy 100)
Garden City Elementary (.6 miles) and Northport Elementary (1 miles) Schools
Park Center High School (2 miles)
Brookdale Library (1 mile)
Brooklyn Center Community Center (1 mile)
Parks, ice rinks, baseball fields, golf course, Top Golf and wildlife areas within 1 mile
Wangstad Park is directly adjacent to the site, with no road crossings required to access its playground, basketball court and open spaces
North Memorial Health Clinic (.7 miles)
Brooklyn Boulevard Dental Clinic (.4 miles)
Retails and services such as pharmacies, grocery stores, banks, fitness centers, and restaurants within 1 mile of the site
Approximately a dozen places of worship, including churches and mosques within close proximity
Development Timeline
July
2022:
Project
Closing and
Construction
Start
July 2023:
Construction
Completion
and Start of
Lease-up
January
2023:
Lease-up
Complete
(100%
Occupancy)
April 2023:
Stabilization
June 2023:
8609s
Thank You
S E T B A C K30'-0 "S E T B A C K
1 0 '-0 "BROOKLYN BLVD61ST AVENUE N
S U R F A C E P A R K IN G
5 5 S T A L L S
D R O P -O F F
PATH TO
WANGSTAD
PARK
G A R A G E E N T R A N C E
A F F O R D A B L E H O U S IN G
4 L E V E L S
5 4 U N IT S
B U IL D IN G F O O T P R IN T 1 8 ,0 0 0 s q .ft.4 1 P A R K IN G S T A L L S B E L O W G R A D E
10'-0"COMMUNITY GARDEN
8 '-0 "1 0 '-0 "BIKE
PARKING
6 S T A L L S
1 6 S T A L L S
4 S T A L L S10 STALLS
13 STALLS
4 STALLSM A IN E N T R Y
PATIO
E N T R Y2 STLS OUTDOOR
GATHERING
BIKE
PARKINGSETBACK5'-0"WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
LOBBY STAIRSTAIR
COMMUNITY PATIO
1020 SF
UNIT B1
1280 SF
UNIT C4
FITNESS
BUSINESS
CENTER
1020 SF
UNIT B11310 SF
UNIT C5
COMMUNITY ROOM
TRASH
1020 SF
UNIT B1
850 SF
UNIT A2
1140 SF
UNIT B2
1020 SF
UNIT B1
800 SF
UNIT A1
1020 SF
UNIT B1
1390 SF
UNIT C1MAIL800 SF
UNIT A1PACKAGERESTROOMS
STORAGE
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
1" = 20'-0"A2
1 FIRST LEVEL AREA PLAN
1590 SF
UNIT C2
1270 SF
UNIT C3
STAIRSTAIR
800 SF
UNIT A1
850 SF
UNIT A2
1020 SF
UNIT B1
1020 SF
UNIT B1
1020 SF
UNIT B1
1020 SF
UNIT B1
1020 SF
UNIT B1
1140 SF
UNIT B2
1020 SF
UNIT B1
1280 SF
UNIT C4
1390 SF
UNIT C1
800 SF
UNIT A1
TRASH
STORAGE
ELEVATORWANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
1" = 20'-0"A3
1 SECOND, THIRD, & FOURTH LEVEL AREA PLAN
UNIT MIX SCHEDULE BY LEVEL
Name Area Count Comments Level
UNIT A1 800 SF 2 1 BR FIRST LEVEL
UNIT A2 850 SF 1 1 BR FIRST LEVEL
UNIT B1 1,020 SF 5 2 BR FIRST LEVEL
UNIT B2 1,140 SF 1 2 BR FIRST LEVEL
UNIT C4 1,280 SF 1 3 BR FIRST LEVEL
UNIT C5 1,310 SF 1 3 BR FIRST LEVEL
UNIT C1 1,390 SF 1 3 BR FIRST LEVEL
FIRST LEVEL: 12
UNIT A1 800 SF 2 1 BR SECOND LEVEL
UNIT A2 850 SF 1 1 BR SECOND LEVEL
UNIT B1 1,020 SF 6 2 BR SECOND LEVEL
UNIT B2 1,140 SF 1 2 BR SECOND LEVEL
UNIT C3 1,270 SF 1 3 BR SECOND LEVEL
UNIT C4 1,280 SF 1 3 BR SECOND LEVEL
UNIT C1 1,390 SF 1 3 BR SECOND LEVEL
UNIT C2 1,590 SF 1 3 BR SECOND LEVEL
SECOND LEVEL: 14
UNIT A1 800 SF 2 1 BR THIRD LEVEL
UNIT A2 850 SF 1 1 BR THIRD LEVEL
UNIT B1 1,020 SF 6 2 BR THIRD LEVEL
UNIT B2 1,140 SF 1 2 BR THIRD LEVEL
UNIT C3 1,270 SF 1 3 BR THIRD LEVEL
UNIT C4 1,280 SF 1 3 BR THIRD LEVEL
UNIT C1 1,390 SF 1 3 BR THIRD LEVEL
UNIT C2 1,590 SF 1 3 BR THIRD LEVEL
THIRD LEVEL: 14
UNIT A1 800 SF 2 1 BR FOURTH LEVEL
UNIT A2 850 SF 1 1 BR FOURTH LEVEL
UNIT B1 1,020 SF 6 2 BR FOURTH LEVEL
UNIT B2 1,140 SF 1 2 BR FOURTH LEVEL
UNIT C3 1,270 SF 1 3 BR FOURTH LEVEL
UNIT C4 1,280 SF 1 3 BR FOURTH LEVEL
UNIT C1 1,390 SF 1 3 BR FOURTH LEVEL
UNIT C2 1,590 SF 1 3 BR FOURTH LEVEL
FOURTH LEVEL: 14
Grand total: 54
ABC24'-0"24'-0"24'-0"
STAIR 1STAIR 2LOWER LEVEL PARKING
41 STALLS
16 STALLS9 STALLS
12 STALLS
3 STALLS
2 STALLS
STAIR 1STAIR 2TRASH
BIKE
MAINTENANCE
STATION
64'-4"STORAGE/
UTILITY
1 STALLS
5 STALLS4 STALLS5 STALLSWANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
1" = 20'-0"A4
1 LOWER LEVEL PARKING
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
A5
1 NORTH AERIAL PERSPECTIVE
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
PERSPECTIVE AT OUTDOOR GATHERING
NORTH EAST PERSPECTIVE
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
LAP SIDING METAL
PANEL
COMPOSITE
PANEL-2
COMPOSITE
PANEL-1BRICK
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
LAP SIDINGCOMPOSITE
PANEL-2
COMPOSITE
PANEL-1
METAL
PANEL
WANGSTAD COMMONS
BROOKLYN CENTER, MN
03/11/21 | COMM#45359-21014
NORTH ELEVATION
1/32" = 1'-0"
WEST ELEVATION
1/32" = 1'-0"
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
LAP SIDING BRICK COMPOSITE
PANEL-1
METAL
PANEL
COMPOSITE
PANEL-2
FIRST LEVEL
100'-0"
SECOND LEVEL
111'-0"
THIRD LEVEL
122'-0"
ROOF LEVEL
144'-0"
FOURTH LEVEL
133'-0"
METAL
PANEL
COMPOSITE
PANEL-2
METAL
PANELLAP SIDINGBRICK
WANGSTAD COMMONS
BROOKLYN CENTER, MN
06/07/21 | COMM#45359-21014
SOUTH ELEVATION
1/32" = 1'-0"
EAST ELEVATION
1/32" = 1'-0"
PREMANUFACTURED ALUMINUM BALCONIES AT EVERY UNIT, TYP.LIVING
KITCHEN
BEDROOM
CLOSETW/D
BATHROOM
COAT CLOSET
DINING
MECH
L ENTRY9'-2 3/4"4 3/4"5'-0 1/2"4 3/4"12'-0"13'-10 3/4"2'-5 1/4"4 3/4"10'-1 1/4"12'-3"14'-9 3/4"
WANGSTAD COMMONS
BROOKLYN CENTER, MN
05/25/21 | COMM#45359-21014
1 -BEDROOM UNIT
UNIT A1 -800 SF
PREMANUFACTURED
ALUMINUM BALCONIES
AT EVERY UNIT, TYP.LIVINGKITCHENBEDROOM CLOSET
W/DBATHROOM
COAT CLOSET
DINING
MECH
CLOSET BEDROOML
ENTRY
9'-8" 4 3/4" 14'-1 1/4" 4 3/4" 9'-8"8'-2 3/4" 4 3/4" 5'-10 3/4" 4 3/4" 12'-5 3/4"
9'-8" 4 3/4"24'-2"11'-4 1/4"4 3/4"5'-0"4 3/4"10'-3 1/4"WANGSTAD COMMONS
BROOKLYN CENTER, MN
05/25/21 | COMM#45359-21014
2 -BEDROOM UNIT
UNIT B1 -1020 SF
PREMANUFACTURED
ALUMINUM BALCONIES
AT EVERY UNIT, TYP.LIVINGKITCHENBEDROOM
CLOSET W/DBATHROOMCOAT CLOSETDININGMECH
CLOSET
CLOSETBEDROOM
BEDROOMBATHROOMLINENENTRY
9'-8" 4 3/4" 5'-6 1/4" 4 3/4" 11'-8 3/4" 5'-5 1/2" 4 3/4"2'-6" 4 3/4" 9'-8"5'-1 1/4"4 3/4"7'-8 3/4"4 3/4"13'-5 1/4"11'-0"4 3/4"2'-0"4 3/4"2'-0"4 3/4"10'-10 1/2"9'-8" 4 3/4"26'-0"4 3/4" 9'-8"
WANGSTAD COMMONS
BROOKLYN CENTER, MN
05/25/21 | COMM#45359-21014
3 -BEDROOM UNIT
UNIT C1 -1390 SF
Discussion questions:
1.What do you support about the project, and what
are your concerns?
2.Any feedback on the site plan?Or design features?
3.Feedback on the proposed site plan’s interface with
Wangstad park?
4.Any considerations in regard to the location of the
project?
5.How could the development better serve/support its
residents?
6.What will be needed for the project to be
successful?
7.Other feedback
Thank you!
For more information about the community feedback process
Contact Gretchen Nicholls at gnicholls@lisc.org
The Wangstad Commons Community Input Summary
report will be provided electronically to:
•City of Brooklyn Park
•JO Companies (and team)
•Community participants
Wangstad Commons
Community Engagement Sessions
June 8 & 15, 2021
First Name Last Name email Organization
Commmunity Members
Vong Thao vthao@ci.brooklyn-center.mn.us City of Brooklyn Center
Alexander Koenig alexander.patricia.koenig@outlook.com Planning Commission
Melissa Carey carey.melissa@gmail.com
Matthew Branch Matthew.Branch@mpls.k12.mn.us
Steve Shonning srsbc@yahoo.com
Terri Porter thp5028@gmail.com The Sanctuary
Mary Davitt mdavitt1103@gmail.com The Sanctuary
Connie Duffney connie.l.duffney@gmail.com The Sanctuary
Myrna Kauth myrnakauth@usfamily.net Previous Mayor
Gary Besch JUDEANDGARY@msn.com
Lisa Lawrence-Anderson councilmemberlawrence-anderson@ci.brooklyn-center.mn.us City Council
Bill Kalinoski bill.kalinoski@gmail.com
Peggy Oberg peggylob@yahoo.com
Stephanie Perry snperry.perry@gmail.com
Ekta Prokash ekta.prakash@capiusa.org CAPI
Kristina Doan kristina.doan@capiusa.org CAPI
Nelima Sitati Munene nelima@acerinc.org ACER
Denise Butler dbutler@acerinc.org ACER
Development Team
Johnny Opara johnny.opara@jocompanies.org JO Companies
Joseph Kimbrell jkimbrell@popearch.com Pope Architects
Paul Holmes pholmes@popearch.com Pope Architects
John Peterson john.petersen@dorancompanies.com Doran Companies
Adam Winberg adam.winberg@dorancompanies.com Doran Companies
Brian Frank BFrank@wsbeng.com WSB Engineering
Bob Barth BBarth@wsbeng.com WSB Engineering
Noah Blaiser nblaiser@hbgltd.net HBG Architects
Clint Blaiser cblaiser@hbgltd.net HBG Architects
Coralis Rodriquez crodriguez@popearch.com Pope Architects
Matthew Paschall Matthew.Paschall@bakertilly.com Baker Tilly
David Evans David.Evans@bakertilly.com Baker Tilly
Diana Dyste Diana.Dyste@bakertilly.com Baker Tilly
City Staff
Meg Beekman mbeekman@ci.brooklyn-center.mn.us City of Brooklyn Center
Consultants
Barbara Raye office.center.ppp@gmail.com Center for Policy Planning and Performance
Julia Paulsen Mullin jpaulsenmullin@gmail.com
Gretchen Nicholls gnicholls@lisc.org LISC Twin Cities
Join Us! Guiding the Future Redevelopment at:
61st Ave North & Brooklyn Blvd.
Brooklyn Center, MN 55429
Hosted by: JO Companies
LISC Twin Cities
Mark your calendars Community members are
invited to a presentation of the
development concept and to
provide input.
Local developer Johnny Opara,
of JO Companies, is proposing
a 4-story multi-family
workforce housing
development called
Wangstad Commons.
Workshop I: Overview of Concept Plan
for the Wangstad Commons site
Tuesday, June 8, 2021
7 - 8:30 pm
Contact Gretchen Nicholls at
gnicholls@lisc.org to RSVP
(a virtual meeting link will be provided).
The session will review the
concept plan for the Wangstad
Commons site provided by
local developer Johnny Opara.
Community Workshops
To RSVP or for more info, contact:
Gretchen Nicholls at
gnicholls@lisc.org
Attendees are encouraged to attend both sessions.
Workshop II: Gather Community
Input on the Wangstad Commons Plan
Tuesday, June 15, 2021
7 - 8:30 pm
Contact Gretchen Nicholls at
gnicholls@lisc.org to RSVP
(a virtual meeting link will be provided).
Participants will provide input on the
Wangstad concept plan. A summary
of the community feedback wil I be
provided to the developer and the
City of Brooklyn Center for
consideration.
,_
Únase a nosotros en la
revisión de un plan conceptual
para la futura reurbanización del
sitio emplazado en la calle
61st Ave North & Brooklyn Blvd.
Brooklyn Center, MN 55429
Auspiciado por:
LISC Twin Cities
JO Companies
Marquen y agenden las fechas
del evento en sus calendario Se invita a los miembros de la
comunidad a participar en la
presentación del concepto y a que
aporten sus opiniones. El promotor
local, Johnny Opara, de la
compañía JO Companies, está
proponiendo un plan de desarrollo
de viviendas multifamiliares de
cuatro (4) pisos para población
laboralmente activa denominado
Wangstad Commons.
Taller I: Visión General del Plan
Conceptual para el sitio Wangstad
Commons
Martes, 8 de junio, 2021
De 5:30 a 7:00 p.m.
Ponerse en contacto con Gretchen Nicholls en
la dirección gnicholls@lisc.org
para confirmar su asistencia
(se le proporcionará un enlace para la reunión virtual).
En la sesión se revisará el plan
conceptual para el sitio Wangstad
Commons presentado por el
promotor local Johnny Opara.
Talleres comunitarios
Ponerse en contacto con Gretchen Nicholls en la
dirección gnicholls@lisc.org para confirmar su
asistencia
(se le proporcionará un enlace para la reunión virtual).
Le recomendamos a los participantes a que
asistan a ambos eventos.
Taller II: Recopilar la Información
Aportada por la Comunidad sobre el
Plan Wangstad Commons
Martes, 15 de junio, 2021
De 5:30 a 7:00 p.m.
Ponerse en contacto con Gretchen Nicholls
en la dirección gnicholls@lisc.org
para confirmar su asistencia
(se le proporcionará un enlace para la reunión virtual).
Los participantes suministrar án informaci ón y
har án sus aportes sobre el plan conceptual de
Wangstad Commons. Al promotor y a la
Ciudad de Brooklyn Center se le presentar á
una s íntesis de las opiniones y comentarios de
la comunidad para que sean sometidos a
consideraci ón.,_
Koom nrog peb rau qhov kev
tshuaj xyuas lub ntsiab ntawm txoj
kev npaj ua rau kev rov tsim kho
yav tom ntej rau ntawm lub chaw
61st Ave North & Brooklyn Blvd.
Brooklyn Center, MN 55429
Raug pab txhawb los ntawm:
LISC Twin Cities
JO Companies
Cim rau koj lub sij hawm hnub
hli thiab xyoo. Yeej txais tos thiab tau caw tej
kev xam pom los ntawm cov
neeg pej xeem hauv zej zos.
Tus kws tsim kho hauv ib
cheeb tsam yawg Johny Opara,
ntawm JO Companies, tab tom
nthuav tawm txog 4-zaj dab
neeg ntawm kev tsim vaj tse
rau ntau tsev neeg nyob uas hu
ua Wangstad Commons.
Lub rooj sab laj I: Tshuaj Xyuas txog Lub
Ntsiab Ntawm Txoj Kev Npaj ua rau ntawm
lub chaw Wangstad Commons
Hnub Tuesday, Lub Rau Hlis Ntuj Hnub Tim 8, 2021
5:30 – 7 teev yav tsaus ntuj
Tiv toj rau Gretchen Nicholls rau ntawm
gnicholls@lisc.org rau RSVP (lub rooj ib tham pom
duab hauv xov tooj yuav raug muab lub chaw qhia rau).
Tshooj no uav tshuaj xyuas txog lub
ntsiab ntawm txoj kev npaj ua rau
ntawm lub chaw Wangtad
Commons uas raug npaj los ntawm
tus kws tsim kho hauv ib cheeb
tsam yawg Johny Opera.
Kev cob qhia hauv zej zog
Tiv toj rau Gretchen Nicholls rau ntawm
gnicholls@lisc.org rau RSVP
(lub rooj ib tham pom duab hauv xov tooj
yuav raug muab lub chaw qhia rau).
Peb xav kom cov neeg tuaj koom rau ob lub koob tsheej no
Lub rooj sab laj II: Muab Tej Lus Xam Pom
Los Ntawm Neeg Hauv Zej Zos tso rau
Wangstad Commons Qhov Kev Npaj Ua
Hnub Tuesday, Lub Rau Hlis Ntuj Hnub Tim 15
5:30 – 7 teev yav tsaus ntuj
Tiv toj rau Gretchen Nicholls rau ntawm
gnicholls@lisc.org rau RSVP (lub rooj ib tham pom
duab hauv xov tooj yuav raug muab lub chaw qhia rau).
Cov neeg tua j koom yuav muab te j lus xam
pom rau ntawm Wangtad Commons lub
ntsiab ntawm t xo j kev npa j ua. Cov ntsiab
lus ntawm kev xam pom los ntawm cov
neeg hauv ze j zos yuav raug muab qhia rau
tus kws tsim kho thiab Lub Nroog Brooklyn
t xhawm rau muab kev t xiav t xim siab.
,_
Member Debra H i l s t r o m introduced the following resolution and moved
its adoption:
RESOLUTION NO. 98-169
RESOLUTION REGARDING DISPOSITION OF PLANNING COMMISSION
APPLICATION NO. 98017 SUBMITTED BY DAVE PHILLIPS ON BEHALF
OF BROOKDALE CHRYSLER PLYMOUTH
WHEREAS, Planning Commission Application No. 98017 submitted by Dave
Phillips on behalf of Brookdale Chrysler Plymouth, proposes rezoning from C-2 (Commerce) and
C-1 (Service/Office) to PUD/C-2 (Planned Unit Development/Commerce) of the properties
addressed as 6121 Brooklyn Boulevard and 6107 Brooklyn Boulevard; and
WHEREAS, the proposal comprehends the expansion of the Brookdale Chrysler
Plymouth dealership with an 8,500 sq. ft. building addition for automobile service and repair and
a 1,100 sq. ft. car wash at 6121 Brooklyn Boulevard and the interim use of 6107 Brooklyn
Boulevard for the storage and display of new and used car inventory; and
WHEREAS, the Planning Commission held a duly called public hearing on August
13, 1998, when a staff report and public testimony regarding the rezoning and site and building
plans were received; and
WHEREAS, the West Central Neighborhood Advisory Group met to consider this
matter on September 2, 1998, at the City Hall and unanimously recommended approval of this
Planned Unit Development proposal; and
WHEREAS, the Planning Commission resumed consideration of this matter on
September 10, 1998, received a staff report, revised development plans, and took further
testimony during a continued public hearing; and
WHEREAS, the Planning Commission recommended approval of Application No.
98017 by adopting Planning Commission Resolution No. 98-04 on September 10, 1998; and
WHEREAS, the City Council considered Application No. 98017 at its September
28, 1998 meeting; and
WHEREAS, the City Council considered the rezoning and site and building plan
request in light of all testimony received, the guidelines for evaluating rezonings contained in
Section 35-208 of the City's zoning ordinance and in light of the provisions of the Planned Unit
Development ordinance contained in Section 35-355, and in light of the comments relative to this
property in the City's Comprehensive Plan.
Exhibit D
Resolution No. 98-169
NOW, THEREFORE, be it resolved by the City Council of the City of Brooklyn
Center that Application No. 98017 be approved in light of the following considerations:
The rezoning will allow for appropriate redevelopment along Brooklyn Boulevard,
which is consistent with the needs and redevelopment policies of the City.
2. The rezoning will allow for a development plan involving the expansion of the
Brookdale Chrysler Plymouth dealership, which can be considered compatible with
surrounding land uses.
3. The development of the property in question, will for the most part, conform with city
ordinance standards. Variation from the buffer and setback requirements where the
use abuts single family residential uses is acceptable given the landscaping and
screening plans submitted. Also the expansion of the automobile service operation is
acceptable given the landscaping and screening plans submitted.
4. The property at 6107 Brooklyn Boulevard cannot be developed by itself under the
current C-1 zoning designation given the requirements for a minimum one acre parcel
for service/office development on a major thoroughfare and must be combined with
other parcels for redevelopment. The interim use of this parcel for the parking and
storage of inventory is an appropriate use and still allows for the future combination
of this parcel with other property for appropriate commercial development.
5. The rezoning of the land and the accompanying development plans allow for expansion
of a existing viable business along Brooklyn Boulevard consistent with the
recommendations contained in recent studies for the City of Brooklyn Center.
6. The rezoning is consistent with the City's Comprehensive Plan. The rezoning proposal
demonstrates merit beyond the interests of the owner of land in that it will provide a
substantial upgrading of the site and upgrading of the physical character of Brooklyn
Boulevard and allow for the interim use of a parcel of land that would otherwise sit
vacant and this is considered a benefit to the community.
BE IT FURTHER RESOLVED by the City Council of the City of Brooklyn Center
to approve Application No. 98017 subject to the following conditions and considerations:
Building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of permits.
2
Resolution No. 9 8 -16 9
2. Grading, drainage and utility plans are subject to review and approval by the City
Engineer prior to the issuance of permits.
3. A site performance agreement and supporting financial guarantee (in an amount to
be determined based on cost estimates) shall be submitted prior to the issuance of
permits.
4. Any outside trash disposal facilities and rooftop mechanical equipment shall be
appropriately screened from view.
5. The building is to be equipped with an automatic fire extinguishing system to meet
NFPA standards and shall be connected to a central monitoring device in accordance
with Chapter 5 of the city ordinances.
6. An underground irrigation system shall be installed in all landscaped areas to
facilitate site maintenance.
7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city
ordinances.
8. B-612 curb and gutter shall be provided around the parking and driving areas in the
off-site inventory lot.
9. The applicant shall submit an as-built survey of the property, improvements and
utility service lines prior to release of the performance guarantee.
10. The property owner shall enter into an easement and agreement for maintenance and
inspection of utility and storm drainage systems prior to the issuance of permits.
11. The plans shall be modified to include the following:
a. A minimum six foot high opaque screen fence along the west and south portions
of the property where it abuts with 6101 Brooklyn Boulevard.
b. Lighting along the south property line will be a high cut-off type so as not to
cause light glare on adjacent properties, particularly those zoned residential.
c. The applicant shall work with the Staff in providing shade trees in the Brooklyn
Boulevard greenstrip consistent with the Streetscape Study for that street.
3
Resolution No. 98-169
12. The applicant shall enter into a development agreement with the City, to be reviewed
and approved by the City Attorney and executed prior to the issuance of permits to
include provisions relating to the above stated conditions.
September 28, 1998
Date
ATTEST: v6ayr~"~'
City Clerk
Maygr
The motion for the adoption of the foregoing resolution was duly seconded by member
Kathleen Carmody and upon vote being taken thereon, the following voted in favor
thereof:
Myrna Kragness, Kathleen Carmody, Debra Hilstrom, and Robert Peppe;
and the following voted against the same: none ,
whereupon said resolution was declared duly passed and adopted.
4
Member Lin Myszkowski introduced the following resolution and
moved its adoption:
RESOLUTION NO. 2016-19
RESOLUTION REGARDING THE DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2016-001, SUBMITTED BY SCA
PROPERTIES, LLC REQUESTING APPROVAL OF A PLANNED UNIT
DEVELOPMENT AMENDMENT AND SITE AND BUILDING
DEVELOPMENT) PLAN APPROVAL FOR THE SANCTUARY OF
BROOKLYN CENTER, THE 158-UNIT SENIOR ASSISTED LIVING
HOUSING PROJECT (LOCATED AT 6121 BROOKLYN BOULEVARD)
WHEREAS, on September 28, 1998, the City Council of Brooklyn Center
adopted Resolution No. 98-169 which approved the establishment of the Brookdale Chrysler-
Plymouth Dealership Planned Unit Development (PUD) of 1998, which comprehended the
rezoning approval of two parcels located at 6121 and 6107 Brooklyn Boulevard from C-2
Commerce) and C-i (Service/Office) to PUD/C-2 (Planned Unit Development/Commerce)
District; and
WHEREAS, the 1998 PUD approved the expansion and overall use of the two
parcels for the existing Chrysler-Plymouth auto dealership, and stipulated that Lot 1, Block 1 of
the Chrysler Motors Corporation 2 d Addition (main parcel) can only be used for "motor vehicle
sales, leasing, service and the sale of vehicle parts."; while the smaller lot to the south of the
main lot "...shall be used for parking and display ofpassenger vehicles for sale."; and
WHEREAS, SCA Properties, LLC has submitted Planning Application No. 2016-
001, which requests consideration and approval of an amendment to the 1998 PUD, by
rescinding the auto oriented uses and related activities described under the recorded PUD
Agreement of 1998 between the City of Brooklyn Center and former owners William J. Bartram
and the Chrysler Realty Corporation (their successors and assigns); and now requests the City
consider allowing certain changes to the PUD for this redevelopment area; and
WHEREAS, Planning Application 2016-001 presents an official request by the
Developer to allow a specific senior housing with assisted living care as a use that is not
identified under City Zoning Code Section 35-322, C2 (Commerce) District standards, and allow
the redevelopment of Lot 1, Block 1 of the Chrysler Motors Corporation 2nd Addition with a new
4-story, senior assisted living facility with certain amenities, and allows for reduced setbacks for
this new senior housing development: and
WHEREAS, Planning Application 2016-001 also provides the official request for
consideration and approval of the new Site and Building (Development) Plan for the existing
PUD, which includes the preliminary layout and design details for the new 4-story, senior
assisted living facility and its amenities on the subject site: and
RESOLUTION NO. 2016-19
WHEREAS, on January 14, 2016, the Planning Commission held a duly called
public hearing, whereby a staff report, which included a full set of site and building plans, along
with architectural plans, and also an updated site layout plan and traffic impact study (draft) were
all presented; and public testimony regarding the Amendment to this Planned Unit Development
and Site and Building Plan were received and considered by the Planning Commission; the
Planning Commission considered the Planned Unit Development Amendment request in light of
all testimony received, including the guidelines for evaluating such amendments as contained in
Section 35-355 of the City's Zoning Ordinance and the City's Comprehensive Plan; and
WHEREAS, in light of all testimony received, and utilizing the guidelines and
standards for evaluating site and building plans, as contained in Section 35-230 (Plan Approval) of
the City's Zoning Ordinance, along with consideration of the goals and objectives of the City's
Comprehensive Plan, the Planning Commission considers this Site and Building (Development)
Plan, and which the final site/development plans shall be revised according to the amended site
layout plan (referred to as the Site Access Exhibit - dated 01/08/2016) as presented at the public
hearing of January 14, 2016 to the Planning Commission, and determines this plan to be an
appropriate and reasonable use and redevelopment of the subject property; and
WHEREAS; in light of all testimony received, the Planning Commission did
determine that Planning Application No. 2016-001, and the revised Site Access Exhibit plan
submitted by SCA Properties, LLC may be approved based upon the following considerations:
A.The proposed use of a general assisted living facility, with limited acuity
care units for senior residents, is an acceptable use under this PUD/C-2
district; and meets the general definitions or standards of a permitted (but
limited) nursing care home; and may be considered an allowable or
permitted use under the "Other uses similar in nature" standard provided
for under Sect. 35-322 district standards;
B.The proposed senior housing project will provide an ideal opportunity for
redevelopment of a targeted area for the community's senior residential
and health care sector; eliminates and replaces an obsolescent or
deteriorating commercial area, and will stimulate new investment in the
neighborhood and community.
C. The proposed project appears to demonstrate a clear and public need or
benefit to the community and regional area, as it will improve the
appearance of the city and enhance the quality of life, property values and
civic pride in this neighborhood area;
D.The proposed senior housing project will facilitate the redevelopment
plans of this site, which appear to be compatible with the goals, objectives
RESOLUTION NO. 2016-19
and policies of the City's 2030 Comprehensive Plan and underlying land
use plan.
E.The proposed rezoning will enhance and strengthen City Center's
economic viability and status in the regional market place by the
following supporting statements:
helps to increase employment opportunities, rental occupancy and
tax base;
ii.provides for the redevelopment of an obsolete and underutilized
site into a use(s) that address needs in the marketplace, especially
for senior housing and life-cycle housing needs.
F.The new senior housing project provides an ideal opportunity to provide
additional (and affordable) senior housing options for its own and
neighboring residents.
G.The new senior housing project will not be injurious to the use and
enjoyment of other uses in and around this Wangsted park neighborhood;
H.The addition of this new senior housing project will not impede the normal
orderly development and proposed improvements of this area or those
projected along the Brooklyn Boulevard Corridor; and
The proposed layout of this new senior housing development, including
the new buildings, site improvements, walkways, and trails, including
reduced setbacks and any other related flexibility or reductions identified
within these Site and Building Plans, are hereby acceptable and approved.
WHEREAS, the Planning Commission of the City of Brooklyn Center did
determine that Planning Application No. 2016-001 as submitted by SCA Properties, LLC may be
approved based on the belief that the guidelines for evaluating Planned Unit Development
Amendment as contained in Section 35-355 along with the guidelines and standards for
evaluating site and building plans, as contained in Section 35-230 (Plan Approval), all of which
are contained in the City's Zoning Ordinance, have been met, and the proposal is, therefore, in
the best interest of the community; and
WHEREAS, upon acceptance of all public comments and discussion of this
Planning Application No. 2016-001, the Planning Commission adopted Resolution No. 2016-01,
which provides favorable and unanimous recommendations to the City Council that the requested
PUD Amendment and Site and Building (Development Plan) as comprehended under said
RESOLUTION NO. 2016-19
Planning Application No. 2016-001, may be approved with certain conditions.
NOW, THEREFORE, BE IT RESOLVED by the City Council for the City of
Brooklyn Center, Minnesota, that Planning Application No. 2016-001 submitted by SCA
Properties, LLC, is approved subject to the following conditions:
Developer is allowed to amend the 1998 Planned Unit Development of the
Brookdale Chrysler-Plymouth Dealership by redeveloping the subject site
consistent with the proposed Site and Building Plan known as the
Sanctuary of Brooklyn Center Senior Living", which shall serve as the
new (and approved) Development Plan to this amended PUD.
2.No other allowances, modifications or changes that may not be illustrated
or indicated on the submitted "Sanctuary of Brooklyn Center" plan, dated
12/11/15 shall be comprehended or permitted under this Site and Building
Plan approvals, unless specifically requested by the Developer and
approved by the City Council.
Developer must install and show on the final plans a new 8-foot high
screening fence along the west property line; and a 4-6 ft. high vinyl
coated chain-linked fence along the south line adjacent to the city park and
single family residential uses. Developer shall adjust landscape plans to
provide additional natural screening along the south boundary line with
the single family residential uses.
4.Developer must obtain a building permit and adhere to all requirements
prior to beginning any removals, demolition, land disturbance work, or
new construction of parking, utilities or buildings.
5.Developer/Applicant agrees to comply with all conditions or provisions
noted in the City Engineer's Review memo, dated January 7, 2016.
6.The building plans are subject to review and approval by the Building
Official with respect to applicable codes prior to the issuance of permits.
7.Final grading, drainage, utility and erosion control plans and any other site
engineering elated issues are subject to review and approval by the City
Engineer prior to the issuance of permits.
Any outside trash disposal facilities and roof top or on-ground mechanical
equipment shall be appropriately screened from view.
RESOLUTION NO. 2016-19
9.An underground irrigation system shall be installed in all landscaped areas
to facilitate site maintenance.
10.This PUD Amendment and Site Plan approvals are exclusive of all final
signs on this site, which shall remain subject to Chapter 34 of the city
ordinances must be approved under separate Sign Permits.
11.Appropriate erosion and sediment control devices shall be provided on site
during construction as approved by the City's Engineering Department
and applicant shall obtain an NPDES construction site erosion permit from
the Minnesota Pollution Control Agency prior to disturbing the site.
12.Any major changes or modifications made to this PUD Development/Site
and Building Plan can only be made by an amendment to this PUD, which
shall include an updated Development/Site Plan if necessary.
13.The Developer must meet requirements from Hennepin County's review.
14.The Developer shall provide Hennepin County with a minimum 17' of
additional road easement including an additional 7' by 60' triangular
easement in northeast corner of property.
15.The Developer shall submit an as built survey of the property,
improvements and utility service lines prior to release of the performance
guarantee.
January 25, 2016
Date Mayor
ATTEST:0NW *,&&k,
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
Dan Ryan
and upon vote being taken thereon, the following voted in favor thereof:
Tim Willson, April Graves, Kris Lawrence-Anderson, Lin Myszkowski, Dan Ryan
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
M E M O R A N D U M
DATE: March 30, 2023
TO: Ginny McIntosh, City Planner/Zoning Administrator
FROM: James Soltis, Assistant City Engineer
SUBJECT: Public Works – Preliminary Site Plan / Plat Review
6101 Brooklyn Blvd - Wang stad Commons
Public Works staff reviewed the following documents submitted for review for the proposed 6101
Brooklyn Blvd development known as Wangstad Commons.
Preliminary Plans (2023-03-14-Issued for City Review-022334-000_Arch-Civil-LA)
Preliminary Stormwater Report (2023-03-14- Draft HydroCAD Report)
Preliminary Plat (018699 V-PP (03-13-2023))
Final Plat (018699 V-FP (03-13-2023))
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 any permits.
Plan Items
CD101 – Existing Conditions & Demo Plan
1.Note 17: Remove reference to St. Paul Standard Specifications.
CG101 – Grading Plan
2.EOF for parking lot appears to be adjacent to the underground parking ramp. Please adjust the
ultimate EOF for the lot or provide data indicating the elevation for a back to back 100-year storm
event is below this elevation.
CU101 – Utility Plan
3.Locate the building roof discharge location on plan.
4.Note 13: Replace reference to Rice Creek with “City of Brooklyn Center”.
5.Denote all utilities including underground treatment as private. This can be done through a note.
LS101 – Landscape Plan
6.If an irrigation system is planned an as-built must be provided to the city upon completion of work.
Platting Requirements
7.The existing cross access easement does not cover the entire access drive. A new easement must be
dedicated to cover this area.
You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com)
Exhibit E
8. A 10’ drainage and utility easement must be dedicated on the plat around the entire perimeter of the
site.
9. Legal descriptions and easement vacation documents must be obtained for all existing easements to
be vacated. Existing public easements as determined by the City must be vacated, and proposed
easements must be dedicated as part of the preliminary and final platting process. The formal vacation
document must contain an easement vacation description and depiction exhibit signed by a
professional surveyor.
10. An updated certified abstract of title or registered property report must be provided to the City
Planner and City Attorney for review at the time of the preliminary plat application (within 30 days of
preliminary plat application). Additionally, this will need to stay current and be updated through the
approval process as required to maintain and be current within 30 days of the release of final plat.
General Items
11. The total disturbed area exceeds one acre, an NPDES permit is required. The total disturbed area is
less than five acres; the City of Brooklyn Center has reviewed the plans per the Shingle Creek
Watershed Commission rules. From preliminary review the applicant has met watershed’s rule
requirements. A final stormwater management report must be provided upon completion.
12. The applicant shall be responsible for coordinating site development plans with all private utility
companies (Xcel Energy, CenterPoint Energy, Qwest Communications, Comcast, etc. ) Applicant
shall be responsible for verifying all utilities are absent from the easement proposed to be vacated.
13. The City has submitted the plans to Hennepin County for review. Applicant must meet requirements
from the review.
Agreements
14. 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. Please submit a deposit of $5,000 that the City can draw upon on a
monthly basis.
15. 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 $5,000 deposit will be required as part of
the non-compliance provision.
16. An overall Easement Agreement is required that will provide the City perpetual accessibility to all
private utilities and storm drainage areas to inspect and enforce proper utility service and maintenance
for the entire site. This easement agreement also includes private inspection, maintenance, and
reporting responsibilities. Easements to provide utility service to the development should be dedicated
as necessary.
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 for any associated
private and/or public improvements prior to issuance of the certificate of occupancy. The survey must
You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com)
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).
Anticipated Permitting
19. A City of Brooklyn Center land disturbance permit is required.
20. A Water and Sewer Permit is required.
21. A Minnesota Pollution Control Agency NPDES storm water construction permit is required.
22. If applicable, applicant will need to obtain required permits to work in County right-of-way.
23. Other permits not listed herein may be required. It is the Responsibility of the applicant to obtain such
permits as warranted.
Prior to Issuance of Land Alteration.
24. The construction of project will require an encroachment on an adjacent property. Documentation
must be submitted showing authorization for this activity.
25. Copies of all required permits must be provided to the City.
26. Final construction plans and specification must be submitted and approved by the City Engineer. The
final construction plans must be certified by a licensed engineer in the state of Minnesota.
27. The Construction Management Plan and Agreement has been executed and the associated separate
cash escrow has been deposited with the City.
28. A preconstruction conference is scheduled and held with City staff and other entities designated by
the City.
All aforementioned items, comments and recommendations are provided based on the information
submitted by the applicant at the time of this review. Subsequent approval of the final plan may require
additional modifications based on engineering requirements associated with final design as established by
the City Engineer and other public officials having jurisdiction over approval of the final site plans
You created this PDF from an application that is not licensed to print to novaPDF printer (http://www.novapdf.com)
City of Brooklyn Center | 6301 Shingle Creek Pkwy | Brooklyn Center, MN 55430-2199 | (763) 569-3300 |
www.cityofbrooklyncenter.org
Community Development
763-569-3330
April 7, 2023
Wangstad Commons Apartments
Building review comments for newly proposed Wangstad Commons Apartment to be located at the
corner of Brooklyn Boulevard and 61st Avenue North.
1.Prior to a Building permit being issued. A SAC determination for the new building will need to be
done by MET Council and SAC determination letter received.
2.Separate permits and signed plans required for Building, Mechanical, Plumbing & Electrical. A Fire
sprinkler and Fire alarm permit with plans is required to be submitted to the Building Department for this
building review. The Community Development department must be contacted on all proposed signage
for this building. Permits are required for all exterior signage.
3.The building will be required to have a sprinkler system installed. City of Brooklyn Center zoning
ordinance 3-101 B. (2) as adopted by the Minnesota State Building code 1306 Special Fire
Protection system 1306.0020 Subp. 2, Existing and New buildings.
4.City of Brooklyn Center Water & Sewer permit is required for this project. City water and sewer
connection fees for “Multi-family buildings” on “Less than 5 acres” have a city WAC/SAC cost of $4,500 +
water / sewer /storm connect fee $150 and state surcharge of $2.33.
5.An access door from outside directly into the Fire Sprinkler Riser room is recommended. If there is no
access from the outside of the building into the Sprinkler riser room. A Post PIV, Wall PIV or OS & Y valve
shall be provided per City Fire Inspector.
6.Fire Department connections shall be located on the street side of buildings or facing approved fire
apparatus access roads and be fully visible and recognizable.
7)Connections to the City water supply for commercial/Industrial, Retail/Office & Multi-family buildings
will require (2) two bacteria tests.
Exhibit F
City of Brooklyn Center | 6301 Shingle Creek Pkwy | Brooklyn Center, MN 55430-2199 | (763) 569-3300 |
www.cityofbrooklyncenter.org
Sincerely,
Dan Grinsteinner
Building Official
City of Brooklyn Center
763-569-3313