HomeMy WebLinkAbout2024.10.28 CCP REGC IT Y C O UNC IL
M E E T I NG
City Hall Council Chambers
October 28, 2024
AGE NDA
1.Call to Order - 7:00 p.m.
Attendees please turn o ff cell phones and pages during the meeting. A copy of the full me e ting packet
is available in the binder at the entrance to the Council Chambers.
2.Roll Call
3.P ledge of Allegiance
4.Informal Open Forum
This is an opportunity for the public to address the City Council on items that are not on the agenda. It
is limited to 15 minutes. It may no t be used to make personal attacks, air personality grievances, make
political endorsements, or for political campaign purposes. Council Members will not enter into a
dialogue with the presenter. Questions fro m the Council will be for clarificatio n purposes only. It will
not be used as a time fo r proble m-solving or reacting to the comments made but for hearing the
presenter for informational purposes only.
The first call will be for those that have notified the Clerk that they would like to speak during the
open forum and then ask if any one connec ted to this meeting would like to speak. W hen called
upon, please indicate your name and then proceed. Please be sure to state your name before
speaking.
a.Meeting Decorum
5.Invocation - Kragness
6.Approval of Agenda and Consent Agenda
These items are considered to be routine by the C ity Council and will be enacted by one
motion. There isn't a separate discussion for these items unless a Counc ilmember so requests,
then it is moved to the end of the Council Consideration I tems.
a.Approval of Minutes
- Motion to approve meeting minutes
October 14, 2024, Study Session
October 14, 2024, Regular Session
October 14, 2024, EDA/Worksession
b.Approval of L icenses
- Motion to approve the licenses as presented.
c.Resolution A cknowledging Awarded F unds for the Pedestrian Facilities
application through the Metropolitan Council’s 2024 Regional Solicitation
Grant Process and Authorizing Acceptance of Grant Funds
- Motion to approve a resolution acknowledging the awarded funds for the
Pedestrian Facilities application through the Metropolitan Council’s 2024
Regional Solicitation process and authorizing acceptance of grant funds
d.Brooklyn Center City Council's Official Requested I nitial Commitments from
the Minnesota Department of Transportation Regarding the Highway 252/I -94
Project
- Motion to approve a resolution declaring the Brooklyn Center City
Council’s initial requested commitments from the Minnesota Department of
Transportation to begin to address the anticipated impacts of the Highway
252/I-94 project.
e.Opting in to Hennepin County's C D B G Consolidated Pool
- Motion to approve resolution to opt into the Consolidated Pool for
Community Development Block Grant (CDBG) program funds
7.P resentations/Proclamations/Recognitions/Donations
a.Community Development A nnual Report
- Motion to accept presentation
8.P ublic Hearings
a.Resolution Ordering I mprovements and A uthorizing Preparation of P lans and
Specifications for I mprovement P roject No. 2025-02, 67th Avenue and J ames
Avenue Mill & Overlay
- Motion to approve a resoluti on ordering the Improvement Project No.
2025-02, 67th Avenue and James Avenue Mill & Overlay, and authorizing
preparation of project plans and specifications
9.P lanning Commission Items
a.Opportunity S ite Master P lan
- Motion to recommend City Council adoption of the Opportunity Site
Master Plan as the guiding policy document for future build out of the
Opportunity Site Plan
10.Council Consideration Items
a.Appeals for Proposed Special Assessments for A dministrative Fines/Citation
Costs
- Motion to approve a Resolution Certifying Special Assessments for
Administrative Fines/Citations cost to the Hennepin County Tax Roll
11.Council Report
12.Adjournment
COUNCIL MEETING DECORUM
To ensure meetings are conducted in a professional and courteous manner which enables the orderly
conduct of business, all persons in attendance or who participate in such meetings shall conduct
themselves in a manner that does not interfere with the ability of others to observe and, when allowed,
to participate without disruption or fear of intimidation.
A. Decorum. Persons who attend meetings must avoid conduct that disrupts, interferes with, or
disturbs the orderly conduct of the meeting or the ability of other attendees to observe and
participate as appropriate. To that end, persons who attend meetings are subject to the following:
(1) Members of the public may only speak during meetings when allowed under Council Rules
and only after being recognized by the presiding officer. The presiding officer may establish
time limits for the acceptance of public comments or testimony.
(2) Public comments or testimony must be addressed to the presiding officer and not to other
Council Members, staff, or others in attendance.
(3) All elected officials shall be referred to by their proper title and surname.
(4) Public comments should avoid personal accusations, profanity, or other improper content for
a public meeting.
(5) Intimidating behaviors, threats of hostility, or actual violence are disallowed.
(6) Audible demonstrations intended to disrupt the meeting should be avoided, including
stomping of feet, snapping of fingers, clapping of hands, and other conduct that may be
intimidating or threatening to others.
(7) Holding, displaying, or placing banners, signs, objects, or other materials in any way that
endangers others, prevents the free flow of individuals within the chamber, or obstructs or
prevents the viewing of the meeting by others is not allowed.
B. The presiding officer shall request any person(s) who disrupt, interfere with or disturb the
orderly conduct of a meeting to cease the conduct and, as necessary, shall issue an oral
warning to the individual(s) found to be in violation. If the individual(s) persists in disrupting,
interfering with, or disturbing the meeting, the presiding officer may have the individual(s)
removed or, under appropriate circumstances, temporarily clear the gallery. If for any reason
the presiding officer fails to take such action, a majority vote may be substituted for action
by the presiding officer to maintain order and decorum over the proceedings.
C. The Council Chambers capacity is 76 persons per fire code.
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :D r. Reggie Edwards, City Manager
BY:Barb S uciu, A ssistant City Manager/C ity C lerk
S U B J E C T:A pproval of Minutes
Requested Council A con:
- Moon to approve meeng minutes
October 14, 2024, S tudy S ession
October 14, 2024, Regular S ession
October 14, 2024, E DA /Worksession
B ackground:
I n accordance with M innesota S tate S tatute 15.17, the official records of all mee5ngs must be documented
and approved by the governing body.
B udget I ssues:
- None
I nclusive C ommunity Engagement:
- None
A nracist/Equity Policy Effect:
- None
S trategic Priories and Values:
P rovide quality s ervices w ith fair and equitable treatment
AT TA C H M E N TS :
D escrip5on U pload D ate Type
10.14 S tudy S es s ion 10/25/2024 Backup M aterial
10.14 Regular S ession 10/24/2024 Backup M aterial
10.14 Work S es s ion 10/24/2024 Backup M aterial
10/14/24 -1- DRAFT
MINUTES OF THE PROCEEDINGS OF THE CITY COUNCIL
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY
OF HENNEPIN AND THE STATE OF MINNESOTA
STUDY SESSION
OCTOBER 14, 2024
CITY HALL – COUNCIL CHAMBERS
CALL TO ORDER
The Brooklyn Center City Council met in Study Session called to order by Mayor April Graves at
6:10 p.m.
ROLL CALL
Mayor April Graves and Councilmembers Marquita Butler, Kris Lawrence-Anderson, Dan Jerzak,
and Teneshia Kragness. Also present were City Manager Reggie Edwards, Assistant City
Manager/City Clerk Barb Suciu, Deputy City Clerk Shannon Pettit and City Attorney Siobhan
Tolar.
MISCELLANEOUS COUNCIL DISCUSSION ITEMS
CODE OF CONDUCT
City Attorney Siobhan Tolar explained she made minor edits such as adding a Table of Contents
and reorganizing pieces. The text is the same as proposed but this is more organized presentation.
One blurb section about ethics was added regarding open meeting laws and other topics commonly
addressed. Section 1 are the edits presented by the previous City Attorney with some numbering
of the items.
Mayor Graves stated it was rather labor intensive to look at the past versions with the track changes
so this is just a clean copy.
Councilmember Lawrence-Anderson asked if there was already a Code of Conduct. Ms. Tolar
stated the previous City Attorney added a Code of Conduct to the document. Previously, the Rules
of Procedure and Decorum were written.
Councilmember Lawrence-Anderson asked if it is standard for City Council’s to have a Code of
Conduct. Ms. Tolar stated it is standard for larger cities to have a Code of Conduct.
Mayor Graves stated between the political climate and the contention topics in Brooklyn Center,
a Code of Conduct would be beneficial.
Councilmember Butler added a Code of Conduct is necessary if Councilmembers aren’t willing to
10/14/24 -2- DRAFT
hold themselves accountable. There are requirements for the public who wish to comment.
Mayor Graves stated she is unsure where the language for the decorum document came from.
Councilmember Jerzak asked what the particular reason was to create a decorum document.
City Manager Reggie Edwards stated that Council actually did requested staff create a document
regarding conduct after some contentious City Council meetings. The goal was to prevent or
prevent any issues. The Council had concerns about safety.
Councilmember Jerzak stated that this is a follow up to the whole process from after that council
meeting. He added he supports the idea, but he does have concerns about the Code of Conduct
becomes individualized or weaponized. Since it is a policy, it can be amended in the future should
the need arise.
Councilmember Kragness stated she had read through the track changes version but appreciates
this new cleaned up version as it is much easier to read. She would like to go through and agreed
there needs to be an accountability measure, but they must be measures in place so this policy is
not weaponized.
Councilmember Lawrence-Anderson stated the document allows a Councilmember to report any
violations to a City Manager, City Attorney, or Mayor. Mayor Graves noted the additi on was a
response to concerns expressed by Councilmember.
Dr. Edwards stated that even if an issue were reported to the City Manager, the City Manager
doesn’t have any authority over the Council. The Council would need to decide how to handle the
item.
Ms. Tolar pointed out there is an investigation procedure involving fact-finding which would be
required before any repercussions were implemented.
Councilmember Kragness noted the document allows for a hearing at the next meeting. However,
some meetings may be over-scheduled and not have the capacity to add an item to the agenda.
Mayor Graves requested Councilmember Kragness email the Council with the specific location of
the aforementioned requirement.
Councilmember Jerzak explained on page five under item eight, there is a statement that Council
may not attend Staff meetings without permission. In the past, Dr. Edwards was in charge of
granting that permission. Dr. Edwards confirmed that was correct.
Councilmember Jerzak stated there was a zoning meeting that he attended as a private citizen and
didn’t provide any comment. The Code of Conduct states the mere presence of a Councilmember
is influential. Ms. Tolar stated she is unsure why that provision was added as it predates her time.
She stated the Council can request it be changed.
10/14/24 -3- DRAFT
Mayor Graves asked Councilmember Jerzak to find the specific location of the concern and report
back to the Council.
Councilmember Kragness pointed out the provision regarding an issue be addressed at the next
hearing is on page ten, letter D. She requested the item be altered to allow for the topic to be
addressed at the next Council meeting with space for the item. Ms. Tolar confirmed she would
wordsmith an alternative.
Councilmember Jerzak noted there is a provision that states Council cannot surprise Staff with a
topic. It is on page six, item 13. In the earlier presentation on the audit, the Council had questions
that they nor the Staff could have known about in advance. Mayor Graves stated she could work
on editing the provision.
Councilmember Jerzak added another provision that requires Councilmembers to make every
effort to ask questions of Staff. However, he always asks the City Manager or City Clerk for
information. Mayor Graves stated that would be an easy fix. Mayor Graves explained the item
intends for Councilmembers to prepare for meetings and resolve some questions outside of the
public meeting.
Councilmember Kragness pointed out the section mentioned by Councilmember Jerzak is on page
five, number eight. On page six, item twelve, there is a requirement that Council doesn ’t speak
negatively about other Councilmembers to Staff members. It could be simplified to require
Councilmembers not to speak negatively about other Councilmembers.
CITY MANAGER MISCELLANEOUS DISCUSSION ITEMS
LEGISLATIVE AGENDA
City Manager Reggie Edwards stated at the last Study Session we had some preliminary
discussions regarding Legislative Agenda and the City Council’s priorities. We are coming back
to have further discussion in case Councilmembers have had any other ideas to add to the
Legislative Priorities.
City Manager Reggie Edwards explained Staff is working on legislation related to bonding for the
Garage, prevention and intervention funding, fiscal disparities, racial equity, and other items. He
asked if Council has more input on legislative priorities.
Councilmember Kragness stated she would like a more detailed document along with a shorter
resource to be used as a conversation starter.
Mayor Graves noted she is interested in legislation related to sustainability and environmentalism.
For example, there may be an item for tree replacement.
10/14/24 -4- DRAFT
Councilmember Jerzak stated the Council needs to have some higher priorities to focus on. The
City’s representatives only have so much capacity. Dr. Edwards agreed with Councilmember
Jerzak. He would like no more than three top priorities. He added some legislative items may
take multiple years to get traction.
Councilmember Jerzak pointed out the Tax Increment Financing (TIF) extension is a top priority.
Dr. Edwards agreed the TIF extension and funding for the Public Works Garage are top priorities.
Councilmember Lawrence-Anderson stated a presentation on the priorities would be beneficial.
Mayor Graves stated one is already planned.
ONBOARDING FOR COUNCIL MEMBERS
City Manager Reggie Edwards explained at least one new Councilmember will join the Council
after the next election. There is a desire for Staff to present a summary o f ongoing happenings in
Brooklyn Center. There could also be a presentation from the City Attorney. Staff is hoping to
create a more effective, comprehensive onboarding process.
Councilmember Lawrence-Anderson pointed out there could be two new Councilmembers. She
requested there be a retreat or luncheon planned to create an informal setting for the
Councilmembers to get to know one another. Mayor Graves stated the Council Retreat is the next
agenda item.
Councilmember Kragness stated there needs to be more training. While she appreciated her one-
day training with Staff, there was so much more to learn. It is especially important for
Councilmembers to know the ins and outs of formal meetings such as procedure, voting, quorum,
Robert’s Rules, and so on.
Mayor Graves noted there is a training offered by the Minnesota League of Cities for new
Councilmembers that covers basics such as Robert’s Rules of Order. Another resource for new
Councilmembers would be a list of development and training opportunities. She suggested both
the present and future Councilmembers be more trauma-informed. Systems can cause violence,
and leaders need to know how to navigate trauma response.
Mayor Graves added informing a new Councilmember on the history of the Council would be
beneficial. Understanding the history helps folks to understand the culture.
Councilmember Kragness stated it would be helpful for new Councilmembers to be briefed on
ongoing items the Council is considering.
Mayor Graves pointed out basic managerial training would be an important training topic.
Dr. Edwards asked if Councilmember Lawrence-Anderson wanted a more casual meeting
opportunity to meet with new Councilmembers. Councilmember Lawrence-Anderson confirmed
10/14/24 -5- DRAFT
she wanted an opportunity outside of a formal meeting to interact with new Councilmembers.
COUNCIL RETREAT
City Manager Reggie Edwards stated December 7, 2024, and December 14, 2024, are potential
dates for a retreat. Mayor Graves is unavailable on December 14, 2024.
Councilmember Lawrence-Anderson explained she would prefer a meeting in December.
Mayor Graves confirmed she is available on December 7, 2024. Councilmember Kragness agreed
she would be available on December 7, 2024.
Councilmember Jerzak stated he is open to the retreat. However, he doesn’t have his calendar
available to confirm specific dates.
Mayor Graves explained she sent out an email from the National League of Cities to Council about
the potential to join the Strong Cities Network. There is an opportunity to participate in a
Prevention Academy with other smaller cities. The League received federal funding to host the
Academy. The purpose is to identify threats to physical and mental safety, understand the benefits
of a public health approach, and leverage resources to implement a prevention approach. It is a
ten-month process for eight cities to participate. The meetings would primarily be offered
remotely. The first is at an upcoming conference that both Mayor Graves and Councilmember
Kragness will be attending.
ADJOURNMENT
Councilmember Jerzak moved and Councilmember Kragness seconded to close the Study Session
at 6:58 p.m.
Motion passed unanimously.
10/14/24 -1- DRAFT
MINUTES OF THE PROCEEDINGS OF THE CITY COUNCIL
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY
OF HENNEPIN AND THE STATE OF MINNESOTA
REGULAR SESSION
OCTOBER 14, 2024
CITY HALL – COUNCIL CHAMBERS
1. INFORMAL OPEN FORUM WITH CITY COUNCIL
The Brooklyn Center City Council met in Informal Open Forum called to order by Mayor April
Graves at 6:45 p.m.
2. ROLL CALL
Mayor April Graves and Councilmembers Marquita Butler, Kris Lawrence-Anderson, Dan
Jerzak, and Teneshia Kragness. Also present were City Manager Reggie Edwards, Director of
Fiscal & Support Services Angela Holm, Director of Public Works Elizabeth Heyman,
Community Development Director Jesse Anderson, Zoning Administrator Ginny McIntosh,
Assistant City Manager/City Clerk Barb Suciu, and City Attorney Jason Hill.
3. PLEDGE OF ALLEGIANCE
The Pledge of Allegiance was recited.
4. INFORMAL OPEN FORUM
Mayor April Graves opened the meeting for the purpose of Informal Open Forum. She reviewed
the Code of Conduct.
Gretchen E. explained she is appearing on behalf of her neighbor. She thanked the Public Works
Department for their help.
Nahid K. stated she has comments on the proposed letter for the Minnesota Department of
Transportation (MnDOT). Mayor Graves stated the item is on the agenda, so it cannot be
addressed at Informal Open Forum. Nahid K. asked how the community can provide input. Mayor
Graves stated it cannot be at Informal Open Forum. The agenda item is only a discussion and not
a vote. Nahid K. asked how she could provide input. Mayor Graves pointed out input can be
received by the Council through the Hwy 252 Task Force.
Dr. Edwards added anyone can provide written comments to the Council. The public may
comment on the item when the letter isn’t on the agenda.
Dr. Edwards stated that staff is looking for council consensus to send the letter.
10/14/24 -2- DRAFT
Mayor Graves pointed out Staff received feedback from the Hwy 252 Task Force. Nahid K. asked
how other community members can provide feedback. Mayor Graves stated folks can email the
Council with a statement.
Councilmember Lawrence-Anderson noted the meeting is very packed and people are clearly
passionate about the item. Perhaps Council could delay a vote. Mayor Graves stated the decision
is up to the Council.
Councilmember Kragness asked what the timeline is for the letter. Zoning Administrator Ginny
McIntosh explained she doesn’t have the calendar for the Policy Advisory Committee, but the next
meeting is scheduled to take place before the next Council meeting. MnDOT is looking for
feedback from the Policy Advisory Committee at their coming meeting.
Councilmember Kragness stated the Council received additional information from the Hwy 252
Task Force after receiving the drafted letter from Staff.
Councilmember Jerzak pointed out there will be a discussion on the letter as there is an agenda
item for the topic.
Nahid K. asked if the Council will make a decision on the letter at the meeting. Mayor Graves
stated she wasn’t sure.
Ikraan H. explained she was charged an additional $4,000 for assessments. Her notices were sent
to her rental house rather than her residence. She lost her job recently and has been caring for her
mother who has a tumor, so she cannot afford $4,000. She was confused about the proces s, and
she spoke to Staff about it. There may have been some miscommunication between her and Staff.
Her tenant didn’t want to pay rent and any lawyers she consulted scammed her. Ultimately, she
had to give up her apartment and move back into her rental home. Her tenant also left the house
in disrepair.
Mayor Graves pointed out they need to be conscious of timing, though no one was keeping time
for her. She requested an email be sent with the details and any documentation for a more thorough
review.
Councilmember Jerzak noted certification is on the agenda. Mayor Graves stated it is unclear if
the concern is being certified, so she allowed the comment to continue.
Mayor Graves asked if the item is about an assessment. Ikraan H. stated the concern is about a
rental license expiring. Mayor Graves stated there would be a time for comments during the
assessment hearing.
Councilmember Kragness stated this is not the first time a resident has mentioned not receiving a
letter notification. She asked what efforts are made by Staff to contact folks. Dr. Edwards stated
Staff can provide details on the process during the appropriate agenda item.
10/14/24 -3- DRAFT
Councilmember Butler moved and Councilmember Jerzak seconded to close the Informal Open
Forum at 7:14 p.m.
Motion passed unanimously.
5. INVOCATION
Mayor Graves noted it is Indigenous People’s Day. She shared a quote from Chief Seattle,
“Humankind has not woven the web of life. We are but one thread within it. Whatever we do to
the web, we do to ourselves. All things are bound together. All things connect.”
Mayor Graves also shared a quote by Black Elk, “What is Life? It is the flash of a firefly in the
night. It is the breath of a buffalo in the wintertime. It is the little shadow that runs across the
grass and loses itself in the sunset. The True Peace. The first peace, which is the most important,
is that which comes within the souls of people when they realize their relationship, their oneness,
with the universe and all its powers, and when they realize that at the center of the universe
dwells the Great Spirit. The second peace is that which is made between two individuals, and the
third is that which is made between two nations. But above all, you should understand that there
can never be peace between nations until it is known that true peace, which, as I have often said,
is within the souls of men.”
Mayor Graves read a poem she wrote about unity and the resiliency of hope.
6. APPROVAL OF AGENDA AND CONSENT AGENDA
Councilmember Lawrence-Anderson moved and Mayor Graves seconded to approve the Agenda
and Consent Agenda, and the following consent items were approved:
6a. APPROVAL OF MINUTES
1. September 23, 2024 – Study Session
2. September 23, 2024 – Regular Session
6b. LICENSES
MECHANICAL
Drew Can Do! LLC 3322 277th Ave NW
Isanti 55040
Glowing Hearth and Home 5391 12th Avenue E
Shakopee 55379
Hap E Homes 409 6th Street W
Hastings 55033
Riccar Heating & A/C 2387 Station Parkway NW
10/14/24 -4- DRAFT
Andover 55304
Sayler Heating & Air 6520 West Lake St,
Conditioning, Inc. St. Louis Park 55426
Total Refrigeration 949 South Concord Street
South St. Paul, 55075
RENTAL
INITIAL (TYPE IV – six-month license)
5300 Colfax Avenue N Thao Pha
7130 France Avenue N FAYSAL SAID/ZAM ZAM ALI
INITIAL (TYPE II – two-year license)
6015 Dupont Avenue N HOME TRS LLC
RENEWAL (TYPE IV – six-month license)
700 58th Avenue N WILBUR HUBBARD
2606 65th Avenue N Hpa Ii Borrower 2020-2 Llc
5713 Humboldt Avenue N Janice Biorn
5857 Colfax Avenue N Cel Monton Llc
6712 Beard Avenue N Mlmjr Properties & Invst Llc
7018 Irving Avenue N Omar A & Ayanna Adams
RENEWAL (TYPE III – one-year license)
7200 Camden Avenue N Namaka Evergreen, LLC
5412 1/2 Fremont Avenue N Larry Johnson
RENEWAL (TYPE II – two-year license)
3407 65th Avenue N Soderberg Investments Llc
6109 Beard Avenue N SIMONS REVOCABLE TRUST
7015 Brooklyn Boulevard Willow Lane Estates Llc
5112 70th Avenue N Ih3 Property Minnesota Lp
5535 Bryant Avenue N E H Mendoza & E C Coto Mejia
10/14/24 -5- DRAFT
RENEWAL (TYPE I – three-year license)
6101 Beard Avenue N 6939 Baird Llc Et Al C/o Rtg
707 69th Avenue N SFR Borrower 2021-2 LLC
1513 Humboldt Place N Johnson Organization Inc
2113 55th Avenue N Ih3 Property Minnesota Lp
3141 49th Avenue N Ccf3 Llc
5250 Great View Avenue N Cosco Property 5 Llc
5636 Humboldt Avenue N Gao Qiang Liu
5936 Zenith Avenue N S Banks & D J Banks
6349 Halifax Drive Qiang Kevin Fang
7222 Dallas Road HERMAN CAP PARTNERS VILLC
SIGNHANGER
Kaufman Sign Company 2714 East 33rd Street
Minneapolis 55406
6c. RESOLUTION APPOINTING ELECTION JUDGES FOR THE 2024
GENERAL ELECTION
6d. RESOLUTION REQUESTING ADOPTION OF THE HENNEPIN COUNTY
ALL-COUNTY MITIGATION PLAN
Motion passed unanimously.
7. PRESENTATIONS/PROCLAMATIONS/RECOGNITIONS/DONATIONS
7a. PROCLAMATION RECOGNIZING OPEN HANDS, INC. FOR THEIR 25TH
ANNIVERSARY ON OCTOBER 5, 2024.
Mayor Graves read in full a Proclamation recognizing Open Hands, Inc. for their 25th Anniversary.
8. PUBLIC HEARINGS
8a. PROPOSED SPECIAL ASSESSMENTS FOR NUISANCE ABATEMENT COSTS,
ADMINISTRATIVE FINES/CITATIONS, TALL GRASS AND WEED
10/14/24 -6- DRAFT
ABATEMENT COSTS, DEAD DISEASE TREE ABATEMENT COSTS, AND
ADMINISTRATIVELY REGISTERED VACANT PROPERTIES
City Manager Reggie Edwards introduced the item and invited Community Development Director
Jesse Anderson to make the Staff presentation.
Community Development Director Jesse Anderson explained Minnesota law allows cities to
recover costs of certain types of services through special assessment of the property. The City
incurs costs associated with these public service programs and activities. If unpaid, the costs may
be specially assessed to the property. A public hearing is required.
Mr. Anderson noted there are five Public Hearings scheduled for October 14, 2024, to consider
certification of proposed special assessments. The Notice of Public Hearing was posted in the
City’s official newspaper, Sun Post, on September 26, 2024. All potentially affected property
owners have been notified by mail of the date of the Public Hearing and the amount of the
proposed special assessments.
Mr. Anderson pointed out there is an increased enforcement on unlicensed rental properties.
Administrative citations were issued for operating without a rental license. For administrative
citations and fines, an appeal process is prescribed by City Ordinance Chapter 18. Information
about the appeal process and timeframes is provided with the citation.
Mr. Anderson stated administrative citations or penalties are issued for noncompliance with City
Ordinance. Notices are issued prior to citation and contact with the owner is attempted. The
penalty doubles each time up to $1,000. The fee schedule was changed in 2024. Citations are
issued to the property owner.
Mr. Anderson explained there are currently 64 vacant properties throughout the City. Not all
properties are registered. Staff completed the process for administratively registering properties
in iMS. Properties that are vacant for 30 days or more are required to register as a vacant
buildings. Notice is posted on the door and mailed to the current property owner. The property
cannot be occupied until an inspection is completed and a Certificate of Re-Occupancy is issued.
After several notices, the registration is administratively completed and the fee is assessed. The
inspection fee of $195 will need to be paid when the owner requests an inspection. Once the
inspection is completed and the compliance items are completed, Staff will issue a Certificate of
Re-Occupancy.
Mr. Anderson pointed out in the case of an abatement, the City bills the owner of record for the
portion of costs the City incurred directly related to the abatement action. A service charge is
applied to help recover administrative costs associated with the abatement process such as time
spent on inspections, notifications, invoicing, overhead, and the like. The costs of the
abatements are recorded as pending special assessments and this information is available to the
public.
Mr. Anderson explained once an assessment roll is adopted by the Council, the owner of each
10/14/24 -7- DRAFT
property has two options. The first is to pay the entire amount of the special assessment, without
interest, by November 22, 2024. If payments are made with property taxes, the first payment
will be due with taxes in 2025. Based on feedback from the City Council, Staff had a discussion
with Hennepin County Staff regarding partial payments. The County has stated that after an
assessment is certified partial payments can't be accepted. However, they have granted Brooklyn
Center permission to accept partial payments prior to the assessments being certified to
Hennepin County.
Mr. Anderson noted these fees help recover some costs the City incurs related to services
provided to specific properties. For accounting purposes, special assessment fees are included in
the general fund as revenue. It is anticipated that these costs recovered through special
assessments will be received in 2025, and are therefore included in the 2024 budget. The levy
roll for administrative fines/citations totals $164,720.00. The levy roll for weed destruction
totals $18,938.75. The levy roll for dead/diseased tree removal totals $46,580.44. Also, the levy
roll for abatements totals $74,057.05. Around $61,000 of the abatement levy roll is for one
commercial property. Lastly, the levy roll for vacant building registration totals $440. All
numbers have gone up since 2023, with the exception of administrative fines.
Mr. Anderson added Council may remove any reasonable appeal from the proposed levy roll and
adopt the remaining proposed assessments. The Public Hearing can be continued for those
properties. Staff will review and provide reports for appeals at upcoming City Council meetings
for review by Council. October 28, 2024, is the tentative date for Council to decide on appeals.
One written appeal was received by Staff. The appellant is unable to attend due to work, but a
copy of their appeal was provided to Council.
Councilmember Butler moved and Councilmember Kragness seconded to open the Public
Hearings concurrently.
Motion passed unanimously.
Dr. Edwards asked Mayor Graves to explain to the public the difference between the Informal
Open Forum and Public Hearings.
Mayor Graves explained Informal Open Forum is an opportunity for the public to comment on
items not on the agenda. The present public hearing is to handle concerns about assessments, and
there will be another public hearing opportunity. She added the woman who spoke during Informal
Open Forum may still email her about the concerns, but she doesn’t need to reiterate her comment
during the public hearing.
Nadia K. stated that she has a car parked in her driveway with expired license plates and the
previous owner of the car did not give her the title to register it. She stated that she had been out
of the country and recently returned to find the citations and assessments for the car.
Mayor Graves stated that staff would follow up with her.
10/14/24 -8- DRAFT
Councilmember Jerzak asked if the letter received needed to be read into the record.
Mayor Graves stated they have received several letters, most of which believe they shouldn’t be
charged a late fee based on the timing of when the bill was sent.
Dr. Edwards asked that the address be read into the record for acceptance of the document.
Mayor Graves stated the address is 6041 Bryant Avenue North, and the concern is related to water
which will be addressed later. Mayor Graves also read into the record a letter received in regard to
5811 Shores Drive.
Kevin S. stated it is the responsibility of the City to remove trees in the boulevard. He asked if
boulevard trees are what is being assessed. Mr. Anderson confirmed there is some shared
responsibility for boulevard trees. However, the abatement is primarily for backyard trees.
Councilmember Jerzak moved and Councilmember Lawrence-Anderson seconded to close the
Public Hearings.
Motion passed unanimously.
Councilmember Jerzak moved and Mayor Graves seconded to adopt RESOLUTION NO. 2024-
97 Certifying Special Assessments for Administrative Citations to the Hennepin County Property
Tax Rolls.
Motion passed unanimously.
Mayor Graves moved and Councilmember Jerzak seconded to adopt RESOLUTION NO. 2024-
98 Certifying Special Assessments for Diseased Tree Removal Costs to the Hennepin County
Property Tax Rolls.
Motion passed unanimously.
Councilmember Jerzak moved and Councilmember Butler seconded to ADOPT RESOLUTION
NO. 2024-99 Certifying Special Assessments for Weed Removal Costs to the Hennepin County
Property Tax Rolls.
Motion passed unanimously.
Councilmember Lawrence-Anderson moved and Councilmember Jerzak seconded to adopt
RESOLUTION NO. 2024-100 Certifying Special Assessments for Abatements Costs to the
Hennepin County Property Tax Rolls.
Motion passed unanimously.
10/14/24 -9- DRAFT
Mayor Graves moved and Councilmember Lawrence-Anderson seconded to adopt RESOLUTION
NO. 2024-101 Certifying Special Assessments for Administratively Registered Vacant Properties
Costs to the Hennepin County Property Tax Rolls.
Motion passed unanimously.
8b. RESOLUTION CERTIFYING SPECIAL ASSESSMENTS FOR DELINQUENT
2024 PUBLIC UTILITY SERVICE ACCOUNTS AND RESOLUTION
CERTIFYING SPECIAL ASSESSMENTS FOR EMERGENCY PRIVATE
UTILITY SERVICE REPAIRS TO THE HENNEPIN COUNTY PROPERTY TAX
ROLLS
City Manager Reggie Edwards introduced the item and invited Director of Fiscal & Support
Services Angela Holm to make the Staff presentation.
Director of Fiscal & Support Services Angela Holm explained Minnesota law allows cities to
recover costs of certain types of services through special assessment of the property. The City
incurs costs of providing public utilities, typically recovered through user charges. If the user
charges remain unpaid, the costs may be assessed to the property. A public hearing is required for
the assessment.
Ms. Holm stated this process starts with a letter to the customer notifying them that their account
is past due and that the amount will be certified against their property taxes. It is balances of
$400 or more that are past due as of July 31, 2024. The letter details the process and the legal
authority for certification. Recipients of this letter are advised they may dispute the charges at a
public hearing. As of the present meeting, two formal appeals have been received.
Ms. Holm noted that 6041 Bryant’s bill has been paid, so it is not on the list. Staff will contact
the customer, though she will also be notified of her next bill.
Ms. Holm noted once an assessment roll is adopted by the Council, the owner has two options.
First, the customer can pay the entire amount of the assessment without interest by November
22, 2024. Alternatively, the customer can pay the assessment with taxes in 2024 with interest
accrued from December 1, 2024. The total principal and total interest is due in 2025.
Ms. Holm stated current unpaid charges amount to $834,932.83. There are 816 unpaid accounts.
72 percent of certifications are under $1,000. The amount is similar to the numbers in 2022.
Ms. Holm added some delinquent properties are in Brooklyn Center but receive a portion of their
utilities from Minneapolis. Staff works together with Minneapolis to navigate the homes on the
border. Brooklyn Center missed this payment last year, so the cost is double.
Councilmember Kragness asked if Minneapolis has higher rates than Brooklyn Center. Ms.
Holm stated she is unsure about the difference in rates.
10/14/24 -10- DRAFT
Ms. Holm stated emergency repairs are performed to ensure sewer service is maintained at a
property. Resident signs an agreement to have the cost of repairs assessed to their property tax
for the next year. This cannot be challenged at a public hearing. As of October 11, 2024, there
are three assessments to be included on the roll.
Ms. Holm explained appellants should approach the center podium to address the Council.
Appellants must provide their full name, current address, and the address of the property with the
pending assessment if different than their primary residence. Additionally, appellants may state
the reason they believe they should not have to pay the pending assessment costs. She requested
speakers provide their contact information to Staff.
Mayor Graves asked why there was a decrease in assessments during 2023. Ms. Holm stated she
is unsure. Last summer was very dry and needed more watering, and the payments may have
gotten backed up by 2024.
Councilmember Butler asked if a previous owner would still be responsible for a payment should
there be a new homeowner. Ms. Holm stated when a home is sold, the title company notifies the
City who provides estimate billing for the title company to withhold. Depending on when the
sale closes, it could change the amount that was withheld and those charges stay with the
property.
Councilmember Jerzak moved and Councilmember Butler seconded to open the Public Hearing.
Motion passed unanimously.
Will M., 130 France Avenue, stated they have delinquent water charges. He explained he just got
out of prison after fifteen years. He received training and certificates during his time in prison.
After getting out, he believed he had a handle on everything. They have since had three kids. He
lost his first job, but he is working on improving his mentality with authority. It took nine months
to get another job. Once he did, he didn’t actually receive a paycheck. He still hasn’t received
proper payment for his work. They have to file for bankruptcy and ultimately, they cannot afford
$790 for water.
Miesha M. pointed out they applied for assistance through CEAP. However, it may take up to one
month to receive any benefits.
Mayor Graves congratulated them on their kids and staying out of jail. She apologized for their
hardship.
Lisa C., 6029 Emerson Avenue North, noted she also received a delinquent water bill. There is a
new utility bill assistance program, and her application should be processed in the next week or
so. Her delinquent bill is $673.06, and the program covers up to $750. Mayor Graves confirmed
Staff would follow up with her.
10/14/24 -11 - DRAFT
Tylisa R., 6800 France Avenue North, stated she has a delinquent water bill. It is in the process of
being paid through North Point, so she would like the assessment to be deferred.
Mustafa F., 4007 Bass Lake Road, explained he has a delinquent water bill. He was out of the
country and his wife had knee surgery after he had been gone for two years visiting family and
would like to appeal the charges.
Councilmember Butler moved and Councilmember Jerzak seconded to close the Public Hearing.
Motion passed unanimously.
Mayor Graves pointed out they received letters from Rosalind Keller of 6041 Bryant and Diana
Pepe of 3518 Woodbine Lane.
Councilmember Kragness stated the issue with 6041 Bryant has been resolved. Mayor Graves
explained the bill had been paid, but there was still a dispute regarding the late fee.
Councilmember Jerzak moved and Councilmember Lawrence-Anderson seconded to adopt
RESOLUTION NO. 2024-102 Certifying Special Assessments for Delinquent Public Utility
Service Accounts to the Hennepin County Property Tax Rolls.
Motion passed unanimously.
Mayor Graves moved and Councilmember Jerzak seconded to adopt RESOLUTION NO. 2024-
103 Certifying Special Assessments for Emergency Private Utility Service Repairs to the
Hennepin County Property Tax Rolls.
Motion passed unanimously.
9. PLANNING COMMISSION ITEMS
9a. AN ORDINANCE AMENDING SECTION 35-4103 (ALLOWED USE TABLE) OF
THE CITY CODE OF ORDINANCES REGARDING PLACES FOR RELIGIOUS
ASSEMBLY IN THE BUSINESS MIXED-USE (MX-B) DISTRICT - 2ND READING
Dr. Edwards introduced the item and invited Zoning Administrator Ginny McIntosh to continue
the Staff presentation.
Zoning Administrator Ginny McIntosh explained at the September 23, 2024, City Council
meeting, Staff presented a first reading of a request to amend th e City’s Unified Development
Ordinance (UDO) to allow for “Places for Religious Assembly” in the City’s Business Mixed-Use
(B-MU) District as a conditional use. The amendment proposed by Applicant Trinity International
Fellowship regarding Section 35-4103 of the City Code of Ordinances, and as outlined under
Planning Commission Application No. 2024-011, would allow for Places for Religious Assembly
as a conditional use within the Business Mixed-Use (MX-B) District.
10/14/24 -12- DRAFT
Ms. McIntosh noted following the September presentation, there was a request to table
consideration of the application until the October 14, 2024 meeting. As part of the request, Council
asked for additional information on “Sacred Settlements,” which was not provided to the Planning
Commission at their September 12, 2024 meeting. There was also a request for Staff to clarify
their recommendation for denial.
Ms. McIntosh pointed out there are a number of reasons for Staff’s recommendation to deny the
application. First, the applicant’s responses to the ordinance amendment were answered
specifically to one property of interest rather than addressing the potential impacts of allowing the
use within the greater MX-B District, which would impact 36 properties in total. Second, is the
request’s non-conformity with Brooklyn Center’s 2040 Comprehensive Plan including the purpose
of the B-MU land designation, which substantially aligns with the City’s MX-B District and the
implementation strategies outlined to achieve the City’s employment intensity goals under Chapter
3 and economic development and competitiveness goals under Chapter 5.
Ms. McIntosh added the proposal is misaligned with the purpose of the City’s MX -B District,
which is intended to accommodate land for a mix of business and light ind ustrial uses, with
allowances for supporting retail or service uses that encourage a more dynamic and connected
experience for workers.
Ms. McIntosh pointed out any future applications for the use would need to meet all conditional
use permit criteria under section 35-7700, which in part requires any conditional use to be in
accordance with the general and specific objectives of the City’s 2040 Comprehensive Plan and
UDO, not be injurious to the use and enjoyment of other property in the immediate vicinity for the
purposes already permitted, nor substantially diminish and impair property values within the
neighborhood, provide adequate measures for ingress, egress, and parking so designed to minimize
traffic congestion in the public streets.
Ms. McIntosh stated when City Staff receives a request or application from a religious institution,
they are required to refer to the land use provisions in the Religious Land Use and Institutionalized
Persons Act (RLUIPA) of 2000. This protects “individuals, houses of worship, individuals holding
prayer meetings in-home, religious schools, religious retreat centers, cemeteries, and faith-based
social services provided by religious entity.”
Ms. McIntosh noted common uses found at “Places for Religious Assembly” and often considered
accessories include child daycares, afterschool programming, religious schools, religious camps,
retreat centers, adult daycares, food shelves, emergency overnight shelters, faith-based social
services, counseling, and offices, and community meeting space. Per Minnesota Statute Section
327.30 (Sacred Communities and Micro-Unit Dwellings), cities must now allow religious
institutions the ability to site micro units on religious property to house chronically homeless
individuals, extremely low-income individuals, and volunteers who elect to move into the
settlement.
Ms. McIntosh explained beginning on January 1, 2024, cities are required to allow micro-unit
dwellings on religious institution property as a permitted or conditional use no matter the zoning
10/14/24 -13- DRAFT
district. “Places for Religious Assembly” are currently permitted by conditional use in the City’s
R1, R2, C, and I Districts. Tiny homes of no more than 400 square feet are to be built on a
permanent chassis and anchored. Residents are to be provided access to water and electric utilities
by connecting micro-units to utilities or providing access via primary use and in accordance with
boarding house provisions.
Ms. McIntosh concluded Staff maintains the position that, based on the findings presented within
the provided staff report, the requested ordinance amendment should be denied; however, if City
Council elects to recommend approval of the request to amend Section 35-4103 (Allowed Use
Table) to allow for Places for Religious Assembly as a conditional use in the Business Mixed-Use
(MX-B) District, the motion language should be to approve the second reading and adopt the
ordinance amendment.
Ms. McIntosh pointed out that the Planning Commission recommended approval of the requested
ordinance amendment on a 3-2 vote at their September 12, 2024 meeting. No members of the
public were present, nor were any comments submitted in advance of the meeting. The applicant
and representation from their architect were present.
Mayor Graves asked how B-MU is different than Commercial. Ms. McIntosh noted the
Commercial district is quite small with the intention of a small-use business. There was a daycare
off of Shingle Creek Parkway which was C-1 district. There are a few other examples of daycares
in commercial areas as they are quieter and commercial use.
Mayor Graves asked what the building was in the past. Ms. McIntosh stated the 2040
Comprehensive Plan was adopted in 2019 which set things in motion. The property of interest
was re-guided to B-MU. The goal is for workers to have access to amenities and services to partake
in rather than being isolated.
Mayor Graves asked when the zoning for the area changed. Ms. McIntosh stated the zoning
changed in 2023. There used to be three separate chapters, and the 2023 ch ange was an effort to
consolidate the sections.
Mayor Graves asked how the applicant’s interest fits into the timeline. Ms. McIntosh explained
that the Staff’s initial conversations were after the 2040 Comprehensive Plan was adopted but
before the area was zoned to B-MU.
Councilmember Kragness asked if the application is denied, could the applicant apply through the
“Sacred Settlement” provisions under a conditional use. Ms. McIntosh noted a pre-existing
religious site may go through a conditional use process. Therefore, the “Sacred Settlement”
provision isn’t applicable to the applicant.
Councilmember Jerzak thanked the Staff for the additional information. He stated he doesn’t
support carve-outs as they may set a precedent. He would like to follow the Staff’s
recommendations.
10/14/24 -14- DRAFT
Mayor Graves noted her agreement with Councilmember Jerzak. However, it seems unfair that
Staff began working with the applicant prior to the area being zoned B-MU. Ms. McIntosh pointed
out that the Comprehensive Plan was already in place as were other guiding documents. Church
of the Master is guided for specific uses as denoted in blue.
Councilmember Lawrence-Anderson thanked Staff for the presentation. She asked for more
information on the reasoning for the Planning Commission’s close vote. Ms. McIntosh explained
some Commissioners were open to see what would happen. It is important to note that it is unlikely
a property would revert back to a previous use should such an application go through.
Commissioners cited concerns with the truck traffic, loading docks, the lack of sidewalks, and the
like as they wouldn’t complement the proposed use. She added the Planning Commission didn’t
receive information on “Sacred Settlements.”
Councilmember Lawrence-Anderson pointed out Staff worked really hard on the UDO. The
UDO’s intention was to decrease or eliminate one-offs and special circumstances. She asked if
Ms. McIntosh had an opinion. Ms. McIntosh stated the rationale provided was primarily from
Planning Staff and Community Development. The main reasoning of the recommendation was
based on the proposal’s compatibility with existing uses and whether the proposal has merits of
interest for parties beyond just the applicant. Ordinance amendments should not be made to benefit
only one entity. Also, they wanted to consider various guiding documents to ensure consistency.
The guiding documents are intended to grow jobs within the City as well as the tax base.
(3:38:45) Councilmember Kragness stated she is on the fence as it is a large carve-out. She noted
this is affecting 36 properties.
Mayor Graves asked if there are any religious uses with conditional use permit. Ms. McIntosh
explained previous Code used special permits for religious uses, but it has recently changed to
conditional use permits. The great majority of existing religious institutions within Brooklyn
Center reside in the R-1 District. An exception would the mosque in the I District which was
approved in 2020. The main concern in an Industrial District would be traffic implications around
religious service times. However, the mosque’s property is on a cul-de-sac thus mitigating the
concern.
Mayor Graves asked if there is a site that might work better for the proposed use. Ms. McIntosh
noted there is a huge demand for sites to be used for religious gatherings.
City staff maintains the position that, based on the findings presented within the provided staff
report, the requested ordinance amendment should be denied; however, if City Council elects to
recommend approval of the request to amend Section 35-4103 (Allowed Use Table) to allow for
Places for Religious Assembly as a conditional use in the Business Mixed-Use (MX-B) District,
the motion language should be to approve the second reading and adopt the ordinance amendment.
Councilmember Jerzak moved and Councilmember Kragness seconded to deny the zoning text
amendment proposed by Applicant Trinity International Fellowship regarding Section 35-4103
(Allowed Use Table) of the City Code of Ordinances, and as outlined under Planning Commission
10/14/24 -15- DRAFT
Application No. 2024-011, that would allow for Places for Religious Assembly as a conditional
use within the Business Mixed-Use (MX-B) District.
Motion passed unanimously.
Mayor Graves stated she hopes the applicant can find another location.
10. COUNCIL CONSIDERATION ITEMS
10a. BROOKLYN CENTER CITY COUNCIL'S OFFICIAL PUBLIC COMMENT ON
THE MINNESOTA DEPARTMENT OF TRANSPORTATION'S HIGHWAY 252/I-
94 OVER-UNDER ANALYSIS PREFERENCE
City Manager Reggie Edwards introduced the item and invited Public Works Director Elizabeth
Heyman to make the Staff presentation.
Public Works Director Elizabeth Heyman explained the Minnesota Department of Transportation
(MnDOT) is at a critical juncture in the public input process. MnDOT is looking to make a
decision on its evaluation. Ms. Heyman pointed out that the next MnDOT meeting is October 28,
2024, which is the reason for this presentation’s timing.
Ms. Heyman stated MnDOT is in Phase 1A of the Environmental Impact Statement process. Phase
1B will involve accesses and interchanges.
Ms. Heyman showed an image of potential plans provided by MnDOT. The highway may be run
over or under a local road.
Ms. Heyman noted the analysis showed there was a trade-off, and there was no clear difference
ultimately. If a highway goes over a local road, there are more noise impacts. If a highway goes
under a local road, there are more property impacts due to the grading needed.
Ms. Heyman stated MnDOT has engaged with community members consistently since July. Their
data shows MnDOT has connected with around 2,400 people. The preference from participants
was to minimize noise impacts.
Ms. Heyman pointed out Phase 1A analysis doesn’t include a noise wall because the interchanges
are not yet drafted. Staff has concerns about the lack of details.
Ms. Heyman stated if Hwy 252 were to go over 73rd Avenue, there would be impacts on the
Environmental Justice Area (EJA). Sixteen single-family homes and one multi-family home
would be impacted. In the under scenario, there would be significantly more property impacts.
Ms. Heyman stated the federal threshold for noise maximums is 66 decibels, referring to the green
areas on the map. Hwy 252 going over the local road increases the area of homes experiencing
noise impacts above the federal threshold.
10/14/24 -16- DRAFT
Ms. Heyman explained the same is true at 70th Avenue, but there are even more property impacts
than at 73rd Avenue. If Hwy 252 were to go over 70th Avenue, 36 residential properties within the
Environmental Justice Area and one residential property. 25 homes would receive substantial
noise impact. In the scenario with the highway going under 70th Avenue, more properties would
be impacted physically, and fewer would be impacted in terms of noise.
Ms. Heyman pointed out that 66th Avenue is an outlier. If the highway were to go over 66th Avenue,
there would be impacts to one residential and two non-residential properties within the EJA and
four properties outside of the EJA. There would be significant noise impacts on 26 properties. If
Hwy 252 were to go under 66th Avenue, more properties would be impacted physically and noise
impacts would be roughly the same.
Ms. Heyman noted Staff drafted a letter for the Council to submit to MnDOT. There is a request
for MnDOT to use a wider definition of safety and, thus, seek out more alternatives.
Ms. Heyman explained Staff’s preference is for Hwy 252 to go over 70th and 73rd Avenues. It is a
difficult decision. The construction and road changes are a threat to safety, security, health, and
property values. There is an option for residents to receive financial payouts in the scenario where
a relocation is required. However, there is no payout for folks experiencing noise impacts.
Ms. Heyman added Staff’s preference is for Hwy 252 to run under 66th Avenue because the noise
impacts are similar for either option and the under option has fewer property impacts. more
properties would be impacted physically and fewer would be impacted in terms of noise.
Ms. Heyman stated MnDOT’s engagement efforts showed a consistent preference for Hwy 252 to
run over. Ultimately, noise impacts would last for the life of the facility. Plus, the noise wall policy
would require affirmative votes from impacted residents and property owners. The property
owners may not have a shared perspective regarding noise walls and their impacts as the folks who
live in the buildings.
Ms. Heyman noted there are property tax impacts with any changes to Hwy 252. Staff
recommends Council asks MnDOT for payment in lieu of lost taxes as well as zero percent cost -
sharing. Under the current policy, the City would be on the hook for a percentage of the project’s
cost. The amount is unclear at the current stage of the process.
Ms. Heyman explained there are likely more requests Brooklyn Center will make of MnDOT as
the process is early on. Also, writing a letter or making requests as suggested by Staff would not
obligate the City to vote in a certain way down the line.
Mayor Graves thanked Ms. Heyman for her presentation and the effort.
Councilmember Kragness noted her appreciation of the approach presented by Staff. She asked if
in scenario 252 is over 66th Avenue, is there only one residential property impacted. The financial
impact would be $100,000.
10/14/24 -17- DRAFT
Ms. Heyman explained the scenario impacts one residential and two non-residential properties
within the EJA. There are also four properties outside of the EJA. The numbers are from MnDOT
documents, so she can’t speak to more detail. She offered to ask MnDOT how they calculated the
numbers.
Councilmember Kragness pointed out the tax impacts are annual, so the change on 66th Avenue
alone would cost the City $100,000 per year over and over. Ms. Heyma n explained that is the
reasoning for the recommendation from Staff regarding an annual payment from MnDOT.
Councilmember Butler asked what alternative option the City has to writ e a letter. Ms. Heyman
stated if no letter is submitted, Brooklyn Center will not take a stance on the potential for Hwy 252
to go over or under local roads. MnDOT would then move forward with their preference.
Councilmember Jerzak asked if the City Attorney had provided a legal opinion on mutual consent.
Ms. Tolar confirmed she emailed Ms. Heyman regarding mutual consent. Mutual consent is an
opportunity for the City to agree with or deny MnDOT’s ultimate proposal. Should the City vote
against the proposal, MnDOT would have to reassess and present it again. There is an appeal
process, but it isn’t a sure thing to work in the City’s favor. There isn’t a way for the Council to
entirely veto the project, but there are opportunities to provide input and protest.
Councilmember Jerzak expressed his support for the recommendations from Staff regarding the
financial asks. However, the Resolution is premature without a complete understanding of the
mutual consent process. MnDOT would likely use the Resolution to embolden their position.
There doesn’t appear to be any benefit to Brooklyn Center in the construction project. MnDOT
will do what it want to do in the end. It is his preference to table the item until the entire Council
has a full grasp of the mutual consent process. He would prefer to stay united with the Council,
but he isn’t prepared to support the Resolution.
Councilmember Lawrence-Anderson pointed out that people losing their homes is heartbreaking.
The tax impacts are also inconvenient. Hwy 252 is terrible. She asked if it needed to be done.
Ms. Heyman stated the current step is for Council to provide input on the over or under decision.
From there, MnDOT will include any input in their next presentation. After that, they will work
on the interchange options and determine alternatives. MnDOT will again pres ent to the Council
all final alternatives. At that time, Council would vote on the proposal. Should the proposal be
voted down, then MnDOT can make some changes and move forward. Lastly, the Council could
participate in an appeal process.
Councilmember Lawrence-Anderson pointed out that many people from the impacted
neighborhoods were present, and she would have liked to hear their input.
Councilmember Butler asked if Council could submit a letter without input on the over or under
decision while maintaining their financial demands.
10/14/24 -18- DRAFT
Mayor Graves believes that by making financial demands the city is giving municipal consent. She
feels as though the City continues reiterating their stance to no avail.
Councilmember Jerzak offered to read an email into the record. At the end of the day, there doesn’t
appear to be an increase in safety in the highway proposals. There was consensus from the Council
to have Councilmember Jerzak read the email from the Task Force.
Councilmember Jerzak read the email aloud. It made a number of points such as the Council is
lacking relevant information. The intersection at 66th Avenue is the most dangerous one, and
MnDOT’s preference for over or under and the subsequent interchange makes it even more
dangerous. There are also a number of health impacts for Hwy 252 to go over local roads.
Approving the choice for going over local roads is a tactful way to ensure an interchange preferred
by MnDOT. More information needs to be provided to the Council and for the Council to
scrutinize said information prior to making any input.
Mayor Graves agreed MnDOT is trying to make the Council weigh in on things that supposedly
haven’t yet been decided. They don’t have enough information to make an informed decision. For
example, they don’t know about air quality impacts. The Council must decide to participate in a
flawed process or not.
Councilmember Lawrence-Anderson stated Brooklyn Center is being bullied.
Councilmember Jerzak suggested the City tell MnDOT they don’t have input on the over or under,
but they do have strong feelings on the need to consider alternative options. There doesn’t appear
to be a good reason to prematurely commit.
Mayor Graves stated whether they send a letter or not, they are taking a stance.
Councilmember Kragness agreed there isn’t enough information to make an informed decision.
Councilmember Jerzak moved to table a resolution declaring the Brooklyn Center City Council’s
official public comment on the Minnesota Department of Transportation’s Highway 252/I-94
Over/Under analysis preference.
Councilmember Jerzak retracted his motion.
Councilmember Jerzak moved and Councilmember Kragness seconded to allow Council to further
consider the options and allow Staff to gather more information.
Dr. Edwards requested a point of order to clarify the motion in order to ask questions.
Ms. Tolar stated the motion may need to be withdrawn or amended.
Dr. Edwards asked what information Staff needed to gather for Council.
10/14/24 -19- DRAFT
Mayor Graves stated Council would like information on whether the timing is appropriate to make
demands of MnDOT.
Ms. Heyman stated she believes it is the right time.
Councilmember Jerzak asked why it was the right time. Ms. Heyman stated the two financial
demands are outside of the norm for such projects. Asking MnDOT sooner will allow them more
time to consider how to incorporate and allow for the financial requests. If the request is made
later on, it might not be taken as seriously.
Councilmember Butler noted the Council needs to submit a letter with financial demands to
MnDOT. There doesn’t seem to be a consensus to support any input regarding the over or under.
Councilmember Kragness noted her agreement with Ms. Heyman’s perspective on the timing to
make aggressive demands. There needs to be time for negotiation. As for the issue of over or
under for the highway, Council doesn’t have enough information to make a decision.
Councilmember Jerzak stated there isn’t a precedent for such demands. MnDOT may take a while
to respond to the City. Ultimately, he can only vote with his conscience.
Mayor Graves asked if a unanimous vote is needed for the letter. Ms. Tolar stated only a majority
is needed to pass a resolution.
Councilmember Jerzak explained a split vote may be used against the City to show a lack of union.
If there is only a financial request in the letter, the Council has a stronger chance if they show a
united front.
Councilmember Kragness asked if the financial demands could be included in the letter and to
request the payout perspective in one of the proposed options. Ms. Heyman stated the Council can
include whatever they want. She is unsure how MnDOT will respond.
Dr. Edwards stated Staff needs direction from the Council.
Mayor Graves stated it is the only thing they can agree on as of right now.
Councilmember Jerzak withdrew his motion.
Mayor Graves moved and Councilmember Lawrence-Anderson seconded to direct Staff to draft a
resolution declaring the Brooklyn Center City Council’s official public comment on the Minnesota
Department of Transportation’s Highway 252/I-94 and removing the Over/Under analysis
preference.
Motion passed unanimously.
Dr. Edwards asked if the motion permission for Council to execute since Staff won’t have time to
10/14/24 -20- DRAFT
bring a draft back to the Council before the next Policy Advisory Committee meeting. Ms.
Heyman stated Council can share their consensus at the Committee meeting.
11. COUNCIL REPORT
This item was not addressed.
12. ADJOURNMENT
Mayor Graves moved and Councilmember Kragness seconded adjournment of the City Council
meeting at 9:18 p.m.
Motion passed unanimously.
10/14/24 -1- DRAFT
MINUTES OF THE PROCEEDINGS OF THE CITY COUNCIL/ECONOMIC
DEVELOPMENT AUTHORITY OF THE CITY OF BROOKLYN CENTER
IN THE COUNTY OF HENNEPIN AND
THE STATE OF MINNESOTA
WORK SESSION
OCTOBER 14, 2024
CITY HALL – COUNCIL CHAMBERS
CALL TO ORDER
The Brooklyn Center City Council/Economic Development Authority (EDA) met in Work Session
called to order by Mayor/President April Graves at 9:25 p.m.
ROLL CALL
Mayor/President April Graves and Councilmembers/Commissioners Marquita Butler, Kris
Lawrence-Anderson, Dan Jerzak, and Teneshia Kragness. Also present were City Manager
Reggie Edwards, Director of Community Prevention, Health and Safety LaToya Turk, and
Assistant City Manager/City Clerk Barb Suciu.
COMMUNITY SAFETY AND VIOLENCE PREVENTION COMMISSION COUNCIL
DISCUSSION
Dr. Edwards stated this item has been a point of conversation for some time as related to the Public
Safety Act and Civilian Review Board. He stated staff has a presentation prepared with the intent
that the item would return to the next council meeting study session to deliberate and discuss more.
Director of Community Prevention, Health and Safety LaToya Turk presented information on prior
presentations that have been made in regard to the resolution as well as prior to the resolution
regarding advisory boards. She stated that there are 18,000 Law Enforcement agencies in the
United States with 422 being in Minnesota. At the time of review in 2020, there were three review
boards in the City of St. Paul, City of Minneapolis, and City of St. Cloud. She noted that the
existing board members have a 3-year term, and are meeting quarterly and up to twice a month.
She stated that in 2023 there was a presentation and discussion around the Public Safety Act
resolution and specifically around the commission creation with a draft presented to council which
was identical to what the resolution stated. She stated that staff has met and discussed current
practices in the city and nationally around review boards and commissions. She stated that the
recommendations Brooklyn Center has been provided are similar to what is being used nationally.
Mayor/President Graves asked if Duluth has one. Ms. Turk stated theirs is new as of 2020.
Mayor/President Graves stated she doesn’t have the presented information in their packet. Ms.
Turk stated the presentation is from one provided by the Brooklyn Center Police Department in
2020.
-2- DRAFT
Dr. Edwards asked for clarification if the council received the presentation in the agenda packet.
Mayor/President Graves showed Dr. Edwards the only page that was provided in the packet. Dr.
Edwards requested the item be addressed again at a future meeting. Mayor/President Graves asked
that the previous presentation from Ms. Turk be included in the packet as well. Her presentation
listed parties that could be represented on an advisory council.
Dr. Edwards stated Staff would gather information requested as well as any information on
Duluth’s efforts. Mayor/President Graves suggested information be collected from national
partners as well.
Ms. Turk asked that if national partners are invited to the meeting, it be done in presentation form.
There was consensus from Council for Staff to create a more comprehensive presentation and
include input from national partners.
ADJOURNMENT
Councilmember/Commissioner Lawrence-Anderson moved and Councilmember/Commissioner
Mayor/President Graves seconded adjournment of the City Council/Economic Development
Authority Work Session at 9:34 p.m.
Motion passed unanimously.
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :Barb S uciu, A ssistant City Manager/C ity C lerk
BY:S hannon Pe-t, D eputy C ity C lerk
S U B J E C T:A pproval of Licens es
Requested Council A con:
- Moon to approve the licenses as presented.
B ackground:
The following bus inesses /persons have applied for C ity licens es as noted. Each bus iness/pers on has fulfilled
the requirements of the City O rdinance governing res pec6ve licenses , submi7ed appropriate applica6ons,
and paid proper fees. A pplicants for rental dwelling licens es are in compliance with C hapter 12 of the City
Code of O rdinances, unless comments are noted below the property address on the a7ached rental report.
M echanical
A dvanced C limate S olu6ons L L C
930 H ub C ourt, Crow n Point 46307
Liberty Comfort S ys tems
627 Eas t River Rd, A noka 55303
M N H ea6ng and Cooling L L C
410 P leasant Crest C ir, A nnandale 55376
B udget I ssues:
- None
I nclusive C ommunity Engagement:
- None
A nracist/Equity Policy Effect:
- None
AT TA C H M E N TS :
D escrip6on U pload D ate Type
Rental C riteria 6/20/2023 Backup M aterial
Rentals 10/22/2024 Backup M aterial
Page 2 of 2
b.Police Service Calls.
Police call rates will be based on the average number of valid police calls per unit per
year. Police incidences for purposes of determining licensing categories shall include
disorderly activities and nuisances as defined in Section 12-911, and events
categorized as Part I crimes in the Uniform Crime Reporting System including
homicide, rape, robbery, aggravated assault, burglary, theft, auto theft and arson.
Calls will not be counted for purposes of determining licensing categories where the
victim and suspect are “Family or household members” as defined in the Domestic
Abuse Act, Minnesota Statutes, Section 518B.01, Subd. 2 (b) and where there is a
report of “Domestic Abuse” as defined in the Domestic Abuse Act, Minnesota Statutes,
Section 518B.01, Subd. 2 (a).
License
Category
Number of
Units
Validated Calls for Disorderly Conduct
Service & Part I Crimes
(Calls Per Unit/Year)
No
Category
Impact
1-2 0-1
3-4 units 0-0.25
5 or more units 0-0.35
Decrease 1
Category
1-2 Greater than 1 but not more than 3
3-4 units Greater than 0.25 but not more than 1
5 or more units Greater than 0.35 but not more than 0.50
Decrease 2
Categories
1-2 Greater than 3
3-4 units Greater than 1
5 or more units Greater than 0.50
Property Code and Nuisance Violations Criteria
License Category
(Based on Property
Code Only)
Number of Units Property Code Violations per
Inspected Unit
Type I – 3 Year 1-2 units 0-2
3+ units 0-0.75
Type II – 2 Year 1-2 units Greater than 2 but not more than 5
3+ units Greater than 0.75 but not more than 1.5
Type III – 1 Year 1-2 units Greater than 5 but not more than 9
3+ units Greater than 1.5 but not more than 3
Type IV – 6 Months 1-2 units Greater than 9
3+ units Greater than 3
Location Address License Subtype Renewal/Initial Owner
Property
Code
Violations License Type Police CFS*
Final License
Type**
Previous
License
Type***
Consecutive
Type IV's
6100 Summit Dr
Multiple Family
1 Bldg 140 Units Initial LUX PROPERTY SPE LLC
113 = .81 per
unit Type II 0 Type II N/A N/A
4207 Lakeside Ave N #338 Condo Initial Julian Tamonkia Awandem
2 Type I N/A Type II N/A N/A
5754 Humboldt Ave N Single Initial Chinedu Agbonghai & Igure Augustine 7 Type III N/A Type III N/A N/A
6618 Camden Dr Single Initial Hussain Khan
28 Type IV N/A Type IV N/A 0
5347 Brooklyn Blvd Two Family Renewal Randall B Cook
2 Type I 0 Type I Type I N/A
1800 57th Ave N Single Renewal
Zenaldo Alonso Contreras/Carmela
Alonso Morales
5 Type II 0 Type II Type II N/A
3612 Commodore Dr Single Renewal
Ih2 Property Illinois Lp
Met Requirements 6 Type III 0 Type III Type III N/A
3701 Woodbine La Single Renewal
Rose Blalock
Met Requirements 7 Type III 0 Type III Type IV N/A
4419 Winchester La Single Renewal Easton Homes Llc
1 Type I 0 Type I Type I N/A
4506 71st Ave N Single Renewal
Obafemi Oladeji
Did not meet requirements
0 Type I 0 Type III Type III N/A
5147 Drew Ave N Single Renewal Frank Jin & Emily Zhao
2 Type I 0 Type I Type I N/A
5300 Queen Ave N Single Renewal FOZIA ABASHAM 4 Type II 0 Type II Type II N/A
5301 France Ave N Single Renewal
Juniper Land Trust Llc
Did not meet requirements 3 Type II 0 Type IV Type IV 5
5406 Sailor Ln Single Renewal
JMW Investments LLC
Met Requirements 5 Type II 0 Type II Type IV N/A
5500 Knox Ave N Single Renewal Mnsf Ii W1 Llc
7 Type III 0 Type III Type III N/A
5524 Knox Ave N Single Renewal Michael Ude
0 Type I 0 Type I Type I N/A
5719 Halifax Ave N Single Renewal 5719 Halifax Ave Llc
5 Type II 0 Type II Type I N/A
5807 Drew Ave N Single Renewal D Kabanuk & T L Kabanuk
2 Type I 0 Type I Type I N/A
Rental Licenses for Council Approval 10.28.24
5849 Colfax Ave N Single Renewal
Bay Street Homes, LLC
Did not meet requirements
8 Type III 0 Type IV Type IV 2
5924 Dupont Ave N Single Renewal
J Miller & D Miller
Met Requirements
2 Type I 0 Type I Type III N/A
5924 Washburn Ave N Single Renewal R M Mcluen & L E Mcluen
1 Type I 0 Type I Type I N/A
6000 Bryant Ave N Single Renewal
RTO Investments LLC
Did not meet requirments 2 Type I 0 Type III Type III N/A
6100 Bryant Ave N Single Renewal Kurt Templin | Mary Templin
3 Type II 0 Type II Type II N/A
6107 Emerson Ave N Single Renewal
Lydia Yeboah
Met Requirements
1 Type I 0 Type I Type IV N/A
6413 June Ave N Single Renewal
CEL MONTON LLC
Met Requirements 8 Type III 0 Type III Type IV N/A
6628 Camden Dr Single Renewal Wells Bovards 11 Type IV 0 Type IV Type II 0
6721 Perry Ave N Single Renewal
Abebayehu Wordofa
Met Requirements
0 Type I 0 Type I Type III N/A
7141 Newton Ave N Single Renewal
Ih2 Property Illinois Lp
Met Requirements
13 Type IV 0 Type IV Type IV 4
*CFS = Calls for service for renewal licenses only (Initial licenses are not applicable to CFS and will be listed as N/A
**License type being issued
***Initial licenses will not show a Type I = 3 year, Type II = 2 year, Type III = 1 year, Type IV = 6 months
All properties are current on City utilities and property taxes
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :Kory A ndersen Wagner, P ublic Works P lanner
BY:Elizabeth H eyman, D irector of P ublic Works
S U B J E C T:Res olu3on A cknow ledging A warded F unds for the Pedes trian Facili3es applica3on
through the Metropolitan Council’s 2024 Regional S olicita3on G rant P roces s and
A uthoriz ing A cceptance of G rant F unds
Requested Council A con:
- Moon to approve a resoluon acknowledging the awarded funds for the Pedestrian Facilies applicaon
through the Metropolitan C ouncil’s 2024 Regional S olicitaon process and authoriz ing acceptance of grant
funds
B ackground:
The C ity succes s fully secured a Pedestrian Facili3es grant through the M etropolitan C ouncil’s 2024 Regional
S olicita3on proces s . This aw ard w ill allow the City to enhance two street res urfacing projects w ith
pedes trian improvements , which will be completed during the 2026 cons truc3on s eas on. The projects are
H umboldt Ave (65th to 69th), 65th/66th Ave to Camden Ave, and a new sidew alk on 67th Ave between
H umboldt and D upont. The vision for these improvements s temmed from a spring 2024 collabora3on
between Brooklyn C enter C ommunity S chools and s tudents, w ho iden3fied transporta3on challenges ,
par3cularly at intersec3ons and bus y street crossings , while traveling to and from s chool. This grant w ill
address those concerns , enhancing s afety and acces s ibility for pedes trians .
A ddional Informaon:
The Regional S olicita3on program is one w ay the M etropolitan C ouncil priori3zes and invests in roads,
bridges, trans it, biking, and walking needs . W hether for exis 3ng infras tructure or new improvements,
projects focus on outcomes like moving more people more effec3vely, managing conges3on, and improving
air quality. The Regional S olicita3on happens once every tw o years and aw ards about $180 million in federal
funds . The Metropolitan Council’s Trans porta3on A dvis ory Board, compris ing local elected officials and
res ident members , is central to the solicita3on process.
B udget I ssues:
B udget:
The total project is es 3mated to be $3,701,500 and the M etropolitan C ouncil grant will cover $2,000,000.
The remaining cos t w ill be covered by City M S A , S torm, S anitary, Water, and S treet Light funds .
I nclusive C ommunity Engagement:
A nracist/Equity Policy Effect:
S trategic Priories and Values:
Maintain a s trong financial pos i3on, Maintain and enhance public places, Be an effec3ve partner with other
public en33es
AT TA C H M E N TS :
D escrip3on U pload D ate Type
Res olu3on L eFer 10/18/2024 Resolu3on LeFer
A ward L eFer 10/18/2024 Exhibit
H igh L evel M ap of Roadw ay I mprovements 10/18/2024 Exhibit
Member introduced the following resolution
and moved its adoption:
RESOLUTION NO. _______________
RESOLUTION ACKNOWLEDGING AWARDED FUNDS FOR THE
PEDESTRIAN FACILITIES APPLICATION THROUGH THE
METROPOLITAN COUNCIL’S 2024 REGIONAL SOLICITATION GRANT
PROCESS AND AUTHORIZING ACCEPTANCE OF GRANT FUNDS
WHEREAS, the City of Brooklyn Center secured a Pedestrian Facilities grant
through the Metropolitan Council’s 2024 Regional Solicitation process to enhance two street
resurfacing projects with pedestrian improvements; and
WHEREAS, these improvements, scheduled for completion in the 2026
construction season, include Humboldt Ave (65th to 69th), 65th/66th Ave to Camden Ave, and a
new sidewalk on 67th Ave between Humboldt and Dupont; and
WHEREAS, the project stems from a collaboration with Brooklyn Center
Community Schools and students, addressing transportation challenges and enhancing safety and
accessibility for pedestrians.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Brooklyn Center, Minnesota, that:
1. Authorizes its City Manager to accept awarded funds on behalf of the City for the
Metropolitan Council’s 2024 Regional Solicitation Grant and to execute such
agreements as may be necessary to implement the project on behalf of the City.
October 28, 2024
Date Mayor
ATTEST:
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
69TH AVE N
D
U
P
O
N
T
A
V
E
N
INTERSTATE 94
B
R
Y
A
N
T
A
V
E
N
65TH AVE N
64TH AVE N
67TH AVE N
C
O
L
F
A
X
A
V
E
N
H
U
M
B
O
L
D
T
A
V
E
N
5
T
H
S
T
N
INTERSTATE 694
G
I
R
A
R
D
A
V
E
N
6 6 T H AVEN
C
A
M
D
E
N
A
V
E
N
HIGHWAY 100
68TH LN N
E
M
E
R
S
O
N
A
V
E
N
A
L
D
R
I
C
H
A
V
E
N
C
A
M
D
E
N
D
R
F
R
E
M
O
N
T
A
V
E
N
FREEWAY BLVD
F
R
E
M
O
NT
PL
N
J
A
M
E
S
C
I
R
N
68TH LA N
68TH AVE N67THLAN
L I L A C DR N
I
R
V
I
N
G
P
L
H
U
M
B
O
L
D
T
A
V
E
N
C
O
L
F
A
X
A
V
E
N
E
M
E
R
S
O
N
A
V
E
N
INTERSTATE 94
C
A
M
D
E
N
A
V
E
N
67TH AVE N
INTERSTATE 694
66TH AVE N
INTERSTATE94
HIG H W A Y 1 0 0
6
8
T
HLAN
Brooklyn Center High School Pedestrian Improvements Project Area2023
Brooklyn Center High School
and
Middle School
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :N/A
BY:Elizabeth H eyman - D irector of P ublic Works
S U B J E C T:Brooklyn C enter C ity C ouncil's O fficial Reques ted I ni8al Commitments from the Minnes ota
D epartment of Trans porta8on Regarding the H ighway 252/I -94 P roject
Requested Council A con:
- Moon to approve a resoluon declaring the Brooklyn C enter C ity C ouncil’s inial requested
commitments from the Minnesota D epartment of Transportaon to begin to address the ancipated
impacts of the H ighw ay 252/I -94 project.
B ackground:
O n May 8, 2023, the City of Brooklyn Center s ent a le>er to the Minnes ota D epartment of Trans porta8on
(MnD OT) as king that the M N 252/I -94 Environmental I mpact S tatement (E I S ) analys is be amended to
protect human health, promote regional equity, and enhance the livability and pros perity of Brooklyn
Center, while also improving corridor s afety (see a>ached le>er). To the C ouncil's and our community's
dis may, M nD O T declined to adjus t the process to reflect any of the C ouncil's recommenda8ons. The
Council believes the recommenda8ons in the May 8, 2023 le>er were a small as k compared to the large
impacts of this project on the s urrounding area, w hich is almos t completely an Environmental Jus8ce
community according to the E I S proces s s tandards. The C ouncil con8nues to s tand firmly behind its M ay 8,
2023 recommenda8ons.
W hile the Council's recommenda8ons have yet to be addressed, Brooklyn C enter remains commi>ed to
engaging in the E I S process. Brooklyn Center w ill con8nue to pus h MnD OT to ans w er the C ity's
recommenda8ons as w ell as find w ays to mi8gate the damage that only carrying freeway op8ons forward
guarantees the C ity. A ll op8ons besides the no build-op8on lead to permanent loss in taxable proper8es
w ithin the corridor, increas ed pollu8on, and a reduc8on in quality of life.
To address the burden that this project dis propor8onately places on Brooklyn Center, the City Council
requests M nD O T commit to the following:
Payment in Lieu of Taxes (P I LT): To mi8gate the permanent loss of land and tax base, we request P I LT.
Brooklyn Center has one of the lowes t per capita tax capaci8es in the Twin C i8es metro region, and
any reduc8on to our tax bas e will dispropor8onately impact our res idents. Unlike w ealthier
neighboring communi8es , we cannot easily absorb these los s es without increas ing our per capita tax
burden.
Zero-C os t S hare Par8cipa8on: G iven the guaranteed freew ay approach, the C ity C ouncil does not
believe the poten8al benefits of the M N 252/I -94 corridor outw eigh the impacts to Brooklyn C enter
res idents or bus inesses , specifically in rela8on to air quality and noise impacts – both of which were
not analyzed during the S coping D ecis ion proces s . A s a minority-majority community being as ked to
s houlder new burdens, the C ouncil requests zero-cost share par8cipa8on to acknowledge and
mi8gate thes e impacts.
B udget I ssues:
N/A
I nclusive C ommunity Engagement:
N/A
A nracist/Equity Policy Effect:
N/A
S trategic Priories and Values:
Maintain and enhance public places, I mprove community and employee s afety
AT TA C H M E N TS :
D escrip8on U pload D ate Type
C ouncil Le>er to MnD OT 10/21/2024 Exhibit
Res olu8on 10/22/2024 Resolu8on Le>er
M ay 8, 2023 C ouncil Le>er to MnD OT 10/21/2024 Backup M aterial
Commission Nancy Daubenberger
Minnesota Department of Transportation
395 John Ireland Blvd
St. Paul, MN 55155
October 28, 2024
Re: Brooklyn Center City Council's Official Requested Initial Commitments from the Minnesota
Department of Transportation Regarding the Highway 252/I-94 Project
Dear Commissioner, Daubenberger,
On May 8, 2023, the City of Brooklyn Center sent a letter to the Minnesota Department of
Transportation (MnDOT) asking that the MN 252/I-94 Environmental Impact Statement (EIS) analysis be
amended to protect human health, promote regional equity, and enhance the livability and prosperity of
Brooklyn Center, while also improving corridor safety (see attached letter). To the Council's and our
community's dismay, MnDOT declined to adjust the process to reflect any of the Council's
recommendations. The Council believes the recommendations in the May 8, 2023 letter were a small
ask compared to the large impacts of this project on the surrounding area, which is almost completely
an Environmental Justice community according to the EIS process standards. The Council continues to
stand firmly behind its May 8, 2023 recommendations.
While the Council's recommendations have yet to be addressed, Brooklyn Center remains committed to
engaging in the EIS process. Brooklyn Center will continue to push MnDOT to answer our
recommendations as well as find ways to mitigate the damage that only carrying freeway options
forward guarantees the City. All options besides the no build-option lead to permanent loss in taxable
properties within the corridor, increased pollution, and a reduction in quality of life.
To address the burden that this project disproportionately places on Brooklyn Center, the City Council
requests MnDOT commit to the following:
Payment in Lieu of Taxes (PILT): To mitigate the permanent loss of land and tax base, we request
PILT. Brooklyn Center has one of the lowest per capita tax capacities in the Twin Cities metro
region, and any reduction to our tax base will disproportionately impact our residents. Unlike
wealthier neighboring communities, we cannot easily absorb these losses without increasing our
per capita tax burden.
Zero-Cost Share Participation: Given the guaranteed freeway approach, the City Council does
not believe the potential benefits of the MN 252/I-94 corridor outweigh the impacts to Brooklyn
Center residents or businesses, specifically in relation to air quality and noise impacts – both of
which were not analyzed during the Scoping Decision process. As a minority-majority
community being asked to shoulder new burdens, the Council requests zero-cost share
participation to acknowledge and mitigate these impacts.
We remain committed to working with MnDOT to ensure that our community's concerns are fully
addressed and that negative impacts are minimized. Brooklyn Center is willing to be a partner. However,
we must know that MnDOT is committed to diligently reducing the long-term inequitable burdens
currently planned for our community while ensuring any new facility is demonstrably safer than the
existing condition.
Thank you for your continued committed collaboration.
Sincerely,
Mayor April Graves
Council Member Marquita Butler
Council Member Teneshia Kragness
Council Member Kris Lawrence- Anderson
Council Member Dan Jerzak
_____________ introduced the following resolution and moved its adoption:
RESOLUTION NO.
RESOLUTION DECLARING THE BROOKLYN CENTER CITY
COUNCIL'S INITIAL REQUESTED COMMITMENTS FROM THE
MINNESOTA DEPARTMENT OF TRANSPORTATION TO BEGIN TO
ADDRESS THE ANTICIPATED IMPACTS OF THE HIGHWAY 252/I-94
PROJECT
WHEREAS, on May 8, 2023, the City of Brooklyn Center requested
amendments to the MN 252/I-94 Scoping Decision Document to protect human health, promote
equity, and enhance livability, while also improving corridor safety; and
WHEREAS MnDOT declined to adjust the scoping process based on these
recommendations, despite the Council’s belief that these were reasonable requests for an
Environmental Justice community; and
WHEREAS the Council acknowledges the permanent loss of taxable properties
due to freeway options and requests the following to address these impacts:
Payment in Lieu of Taxes (PILT): To mitigate land and tax base losses, especially given
the disproportionate impacts the project will have on Brooklyn Center’s already low per
capita tax capacity.
Zero-Cost Share Participation: As an Environmental Justice community, as defined by
the Environmental Impact Statement (EIS) process, the Council requests zero-cost share
participation to mitigate impacts such as air quality and noise.
WHEREAS, these requested commitments are the Council’s initial requested
commitments for the project; and
WHEREAS, the Council will continue to advocate for these, and potentially
other design requests, as the Minnesota Department of Transportation continues the EIS process;
NOW, THEREFORE, BE IT RESOLVED that the City Council of Brooklyn
Center remains committed to working with the Minnesota Department of Transportation
(MnDOT) and urges MnDOT to formalize these commitments in an agreement with Brooklyn
Center to reduce the long-term burdens on the community. For additional details, review the
attached letter to MnDOT, which outlines the Council's recommendations in full.
_____________ _____ _______________________________________
Date Mayor
_______________________________________
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member:
and upon vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
Minnesota Department of Transportation
395 John Ireland Blvd
St. Paul, MN 55155
May 8, 2023
Re: City of Brooklyn Center Comments on the Highway 252/I-94 Scoping Document and Draft Scoping
Decision Document
Dear Commissioner Daubenberger,
The City of Brooklyn Center appreciates the opportunity to review and comment on the Highway 252/I-
94 Scoping Document and Draft Scoping Decision Document (SDD). The Highway 252 corridor is
dangerous by design. According to the draft SDD, the full length of Highway 252 and I-94 within the
project area have a demonstrated crash problem and that crossing Highway 252, on foot or by bike, can
be difficult due to the number of lanes, crossing distances, and busy intersections. Brooklyn Center has
long advocated that the safety issues along the corridor must be addressed. Therefore, the City is
supportive of the Minnesota Department of Transportation (MnDOT) completing a holistic
environmental review process to chart a course for improving safety in the corridor, while at the same
time protecting human health, promoting regional equity, and enhancing the livability and prosperity of
Brooklyn Center.
It is well known that while Minnesota is one of the healthiest states in the country, it also has some of
the worst health disparities. All communities can experience poor health outcomes, but due to systemic
inequities, they disproportionately occur in communities of color and the American Indian community.
Research show that only 10 percent of health is influenced by clinical care, and another 10 percent by
genetics. The remaining 80 percent is a result of the physical environment, health behaviors, and social
and economic factors 1, making it exceedingly important to assess how plans for Highway 252/I-94 will
impact resident health.
1 Generations Health Care Initiative, “Connecting Health with Communities,” ghci.us/community-health; and World Health
Organization, “Health Impact Assessment: The Determinants of Health,” https://www.who.int/health-topics/health-impact-
assessment.
Furthermore, the majority of Brooklyn Center of residents are people of color and according to the first
report from the Highway 252/94 project’s Equity and Health Assessment,
“Compared to the typical Minnesotan, people living along the Hwy 252/I-94
corridor are at greater risk of disease, hospitalization, and death due to poor
air quality. Urban counties and counties with a higher proportion of people of
color, such as Hennepin County, have higher rates of emergency room visits,
hospitalizations, and deaths resulting from fine particle matter and ozone
exposure. Environmental Protection Agency models put the lifetime risk of
cancer from inhalation of air toxins at 31 parts per million for communities
along the corridor. This risk is a function of air toxic concentration, exposure
rates, and socioeconomic conditions.
MnDOT’s three Hwy 252 Corridor Elements recommended for advancement in the draft SDD have the
potential to deepen air quality related health inequities by introducing 34,400 – 54,500 more vehicles
per day to the Highway 252 corridor; a corridor that already carries 57,000 to 66,000 vehicles per day.
However, at this phase of the study, MnDOT is not assessing the air quality impacts of each alternative.
Given that we know the physical environment greatly influences the health, and therefore safety, of a
community, the Brooklyn Center City Council believes it is imperative to use a more holistic
understanding of safety to truly carry out an equitable analysis of the impacts of the project. Removing
all non-freeway options before air quality impacts are measured means Brooklyn Center residents, and
residents in the entire region, will never have true holistic understanding of how each alternative
performs from health and safety perspective.
Additionally, the Brooklyn Center City Council is concerned about the impact the recommended freeway
options may have on the City’s tax base. Brooklyn Center has among the lowest per capita tax capacity
within the Twin Cities metro region. This places a higher per capita tax burden on Brooklyn Center
residents compared to peer communities, including wealthier areas with a higher ability to pay. This is
partially the result of national and regional changes in commercial trends that has shifted the tax burden
from the city’s declining commercial core to the city’s modestly valued housing stock. Carrying only
freeway options through to the next phase of study guarantees decreases to the City’s tax base. The
decreases will come not just from land taken off the tax rolls through eminent domain, but also from the
property value decreases that will occur as properties directly adjacent to the proposed freeway
interchanges are negatively impacted by increased traffic levels and traffic noise.
Therefore, the Brooklyn Center City Council is asking MnDOT to make the following changes to the draft
SDD:
• Change the draft SDD to recommend the following Hwy 252 Corridor Elements for further
evaluation in the Draft Environmental Impact Statement (EIS):
o Six-Lane Expressway
o Four-Lane Low Speed Arterial Roadway
• Include pedestrian and bicycle overpasses in the definition of the Six-Lane Expressway and Four-
Lane Low Speed Arterial Roadway corridor elements.
• Revaluate how bicycle and pedestrian overpasses impact a corridor element’s multimodal level
of service.
o The City Council understands that not all users will utilize bicycle and pedestrian
overpasses. However, they find it unreasonable to accept no risk at ground-level
intersections when freeway alternatives come with their own set of risks, including
negative effects on health, safety, and property. In simpler terms, the Council believes
that incorporating bicycle and pedestrian overpasses into non-freeway Highway 252
corridor elements should result in a higher overall multimodal level of service rating,
meaning better accessibility and connectivity for various modes of transportation.
• Add project evaluation criteria that evaluate the project’s effect on the City’s tax base, including,
but not limited to, the following:
o Taxable property removed from the tax base
o Projected changes in property values
o Projected changes in business activity
• Update the project’s purpose and need statement to state:
o The purpose of the Hwy 252/I-94 Project is to improve the safe and reliable movement
of people and goods across multiple modes on and across Hwy 252 and I-94 between
Hwy 610 in Brooklyn Park and North 4th Street in Minneapolis, while protecting and
promoting human health, community livability and equity.
Sincerely,
Mayor April Graves
Council Member Marquita Butler
Council Member Teneshia Kragness
Council Member Kris Lawrence- Anderson
Council Member Dan Jerzak
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :N/A
BY:J esse A nders on, C ommunity D evelopment D irector
S U B J E C T:O p.ng in to H ennepin County's C D B G Consolidated Pool
Requested Council A con:
- Moon to approve resoluon to opt into the C onsolidated Pool for C ommunity D evelopment Block G rant
(C D B G ) program funds
B ackground:
This memo provides an update regarding the Community D evelopment Block G rant (C D B G ) program and
the upcoming changes for P rogram Year 2025. The U.S . D epartment of H ousing and U rban D evelopment
(H U D ) has recommended that H ennepin County's Urban C D B G P rogram transi.on to a consolidated
funding pool. This s hi8 is intended to address exis .ng challenges and streamline the alloca.on of funding,
ensuring more efficient use of res ources acros s par.cipa.ng ci.es .
O verview
Currently, the Urban H ennepin County C D B G P rogram operates w ith tw o funding pools:
1. D irect A llocaon: Ci.es like Brooklyn Center, along with six other large ci.es, receive non-
compe..ve funding bas ed on their calculated "need s hare."
2. Consolidated Pool: The remaining ci.es compete for C D B G funding, which is allocated based on
community needs and poten.al impact.
D ue to challenges in H ennepin C ounty managing allocated funds, H U D recommends trans i.oning to a single
cons olidated funding pool for all ci.es. This approach will ens ure that C D B G funds are us ed more
effec.vely, reduce adminis tra.ve burdens, and align with future federal C D B G policies .
Hennepin C ounty C hallenges
Timeliness Test Failures: The Urban C ounty has failed H U D 's .meliness tes t mul.ple .mes , mainly
due to delays in expending funds on homeowner rehabilita.on projects and cons truc.on s low dow ns
caused by the pandemic.
Underulizaon of A llocated F unds: L arge amounts of uns pent funds from previous program years
(2020–2023) remain an is s ue, complica.ng compliance with H U D 's s pending deadlines.
A dministrave C omplexity: M anaging tw o s eparate funding pools has proven inefficient, leading to
duplica.ve agreements and higher administra.ve oversight requirements .
O pons for Brooklyn C enter
The C ity of Brooklyn C enter mus t now decide between the follow ing op.ons :
1. O pt in to the Consolidated Pool for P rogram Year 2025: This op.on w ould allow Brooklyn C enter to
compete for a larger pool of funds and benefit from centraliz ed project adminis tra.on by H ennepin
County.
2. M aintain D irect A llocaon S tatus for O ne M ore Year: Brooklyn C enter could remain under the
direct alloca.on sys tem for P rogram Year 2025 and delay joining the consolidated pool un.l P rogram
Year 2026.
Next Steps
I f the council choos es to opt in to the cons olidated plan in program year 2025, the aGached resolu.on can
be approved and s ent to H ennepin County. I f the C ouncil decides to remain as a direct alloca.on city for one
more year, staff will no.fy Hennepin C ounty, and the C ity C ouncil will need to determine the alloca.on by the
end of February 2025.
B udget I ssues:
The is no effect on the C ity Budget.
I nclusive C ommunity Engagement:
A nracist/Equity Policy Effect:
S trategic Priories and Values:
Be an effec.ve partner with other public en..es, S trengthen and divers ify busines s development and
hous ing
AT TA C H M E N TS :
D escrip.on U pload D ate Type
Res olu.on 10/23/2024 Resolu.on LeGer
L eGer to B C 10/14/2024 Backup M aterial
C ons olida.on Toolkit 10/14/2024 Backup M aterial
C ons olida.on Toolkit 2.0 10/14/2024 Backup M aterial
Member introduced the following resolution and moved its
adoption:
RESOLUTION NO.
RESOLUTION APPROVING TO OPT INTO THE CONSOLIDATED POOL FOR COMMUNITY
DEVELOPMENT BLOCK GRANT (CDBG) PROGRAM FUNDS
WHEREAS, the City of Brooklyn Center, through execution of a Joint
Cooperation Agreement with Hennepin County, is cooperating in the Urban Hennepin County
Community Development Block Grant (CDBG) Program; and
WHEREAS, the City of Brooklyn Center, has been notified by Hennepin County
that they will no longer be continuing the Direct Allocation Community Development Block
Grant program; and
WHEREAS, the city of Brooklyn Center has a population below 50,000 and is not
eligible to be become CDBG entitlement city; and
WHEREAS, the city of Brooklyn Center has determined it will join the Hennepin
County Consolidated Pool for community development block grant program funds starting July
1, 2025; and
BE IT FURTHER RESOLVED, that the City Council of
approves opting into the Consolidated Pool starting with the 2025 program year for the Urban Hennepin
County Community Development Block Grant Program.
Date Mayor
ATTEST:
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
Hennepin County Housing and Economic Development
701 Fourth Avenue S., Suite 400, Minneapolis, MN 55415
August 26, 2024
Jesse Anderson
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430
Subject: Program Year 2025 Community Development Block Grant
Dear Jesse Anderson,
As previously communicated, to meet ongoing requirements of the U.S. Department of Housing and Urban
Development, the Urban Hennepin County Community Development Block Grant Program (Urban County
CDBG Program) is moving toward one consolidated funding pool guided by the Consolidated Plan prior to
Program year 2026 (beginning July 1, 2026).
Ongoing challenges meeting CDBG program regulations preclude continued administration of the Urban
County CDBG Program under two funding pools (“direct allocation”, where the largest cities in the Urban
County, currently totaling seven including the City of Brooklyn Center, submitted sole, non-competitive
proposals for a portion of the Urban County CDBG funds; and “consolidated pool”, where the remainder of
cities were served via a competitive consolidated pool of funding which was awarded based on highest need
and potential impact).
To achieve stronger alignment and impact in development and implementation of the 2025-2029 Consolidated
Plan (due July 1, 2025), you are invited and encouraged to join the consolidated funding pool prior to the
Program Year 2025 (July 1, 2025). Further details of these options were sent in July 2024.
This letter formally requests a notification regarding whether the City of Brooklyn Center will opt in to the
consolidated funding pool of the Urban County CDBG Program beginning in the 2025 Program Year, or wait
until Program Year 2026 for full participation. Please submit this notification by November 15, 2024.
Your City’s current options:
1. Opt in to join the Urban County CDBG Program’s consolidated pool beginning Program Year 2025.
2. Maintain direct allocation status for one more year.
Please direct your election notification letters or any questions to me at julia.welleayres@hennepin.us. I look
forward to continuing our cooperative efforts in addressing suburban Hennepin County housing and
community development needs.
Sincerely,
Julia Welle Ayres
Housing Development and Finance Director
Hennepin County | Housing and Economic Development
Page | 1
CDBG Consolidation Toolkit
1. What is the CDBG Ɵmeliness test?
HUD requires CDBG Recipients to have less than 1.5 times the current program year grant available as cash on
hand 60 days before the next program year. This is HUD’s method to test whether recipients are consistently
and timely expending grant funds. Recipients who fail the timeliness test are required to completed Work-Out
Plans for review and approval by HUD. After failing consecutive years, HUD may reduce the grant amount for
future years.
2. Why did the Urban County fail the Ɵmeliness test?
Several factors led to the Urban County failing the timeliness test three years in a row:
• Consistently allocaƟng more funding to the homeowner rehabilitaƟon program at a higher level than it
could spend in a program year.
• Pandemic-related construcƟon slowdowns resulƟng in 3-6 month waits for essenƟal materials such as
windows.
• Increased sales of previously assisted homes benefiƫng from increased property values and drops in
interest rates resulted in an increase in program income from an average of $300,000/year pre-2020 to
$550,000 in 2020 and $700,000 in 2021.
• Insufficient and inconsistent staff capacity at the county, direct allocaƟon ciƟes, and vendors to ensure
program delivery and compliance
• AllocaƟon of CDBG funding through dozens of small, and oŌen duplicaƟve agreements requiring large
administraƟve oversight relaƟve to dollar amounts and resident impact. To note, the following program
year allocaƟons were sƟll unspent at our May 1, 2024 Ɵmeliness test:
o PY2020: $123,266
o PY2021: $626,633
o PY2022: 1,410,000
o PY2023: $2,503,395
In short, prior flexibility in CDBG spending has contributed significantly to a crisis meeting HUD’s required
spending timelines. These unspent funds could have been helping residents with housing, basic needs,
economic advancement, and great community amenities.
The Hennepin team has made great progress over the last 6 months in soliciting invoices from vendors, closing
out old projects, adjusting program income allocations, improving our draw processes, significantly increasing
homeowner rehabilitation productivity and spending, and identifying projects that could spend funds before
our next timeliness test. And several direct allocation cities have already made hard decisions in support of
these goals. But without stronger oversight and consolidation of funding to projects that can meet top
community needs, we risk recreating this problem every year going forward.
3. What is a direct allocaƟon city?
Hennepin County includes 45 cities, four of which are CDBG entitlement jurisdictions which receive CDBG
directly from HUD, and which are solely responsible for all regulatory requirements. Entitlement cities are
those with populations over 50,000 as deemed by HUD every July, and which opt to receive and fully
administer that entitlement directly instead of participating in an Urban County. Current CDBG Entitlement
Cities in Hennepin County include: Bloomington, Eden Prairie, Minneapolis, and Plymouth.
Page | 2
The remaining cities in Hennepin County are part of the Urban County and partner with the county to
equitably deliver funds throughout the remainder of the communities. Under our current Joint Cooperation
Agreement (JCA), the Urban County communities are defined as either “direct allocation cities” or
“consolidated pool cities”.
Our JCA defines a direct allocation city as those cities within Hennepin County which:
1. do not receive CDBG funds directly from HUD (i.e. enƟtlement ciƟes);
2. have a “need share”* exceeding $100,000; and
3. choose to receive that need share as a direct allocaƟon from the Urban County instead of parƟcipaƟng
in the consolidated pool.
Direct allocation cities have the option to opt-in to the consolidated pool by providing written notice to
Hennepin County by November 15th annually (Section 5.E, #4 of the JCA).
* The need share is calculated by applying HUD’s formula allocation (based on each city’s population, poverty
and overcrowding numbers) to Hennepin County’s CDBG allocation after setting aside the administrative and
public services portion (Section 5.E of the JCA).
4. How does funding flow in our current structure?
Our current Joint Cooperation Agreement (JCA) allocates our typical $2.9M grant in this way:
• 15% to AdministraƟon
• 15% to Public Services
• 45% to direct allocaƟon ciƟes
• 25% to the compeƟƟve consolidaƟon pool
This disparate allocation strategy contributes to a mismatch of spending against our Consolidated Plan Goals.
Consolidated Plan Strategies and Goal Anticipated
CDBG allocation
Average actual
annual CDBG
allocation
Average actual
annual allocation of
CDBG plus Program
Income
Develop or rehabilitate rental housing 15.2% 7.6% 3.7%
Develop homes for homeownership (via
acquisition and rehabilitation of homes)
13.7% 11.6% 9.1%
Direct homebuyer assistance 1.6% 3.7% 2.4%
Homeowner rehabilitation 36.2% 42.6% 47.4%
Public Services 14.1% 14.7% 10.1%
Public infrastructure improvements (i.e. parks) 3.3% 4.3% 5.8%
Administration 10.6% 11.9% 9.3%
Other (code enforcement, acquisition of
blight, housing for people experiencing
homelessness or people with special needs)
5.3% 2.2% 1.8%
5. What would it mean to join the consolidated pool of ciƟes?
Page | 3
Opting in would include:
• OpƟng in to the consolidated pool adds your city’s CDBG allocaƟon to the consolidated pool of funds
and allows your city and projects in your city to compete for that larger pool.
• Consolidated pool ciƟes, and projects applying from consolidated pool ciƟes, compete for the larger
consolidated pool of funding instead of only from the direct allocaƟon.
• Hennepin County administers joint acƟviƟes across all consolidated pool ciƟes based on shared
program and prioriƟzaƟon criteria.
• Residents from consolidated pool ciƟes are eligible for the consolidated pool programs, such as
homeowner rehab, homebuyer assistance, and creaƟon of new homeownership opportuniƟes.
• Residents from former direct allocaƟon ciƟes also remain eligible that city’s prior year allocaƟons unƟl
those contracts expire).
For example, several Urban County cities had allocations hovering just below $100,000 for several years. They
are now a part of the consolidated pool where they can compete for more than $745,000 each year, allowing
them to accomplish projects larger than their annual direct allocations.
6. How would consolidaƟng all funding help residents of my city?
Hennepin County has worked with cities and with HUD for the last several years to determine the best path to
consistently meeting timeliness requirements and improve resident impact. Consolidating funding is our
strongest options because:
• It is the opƟon recommended and endorsed by HUD to reduce likelihood of grant reducƟons; ignoring
this recommendaƟon would impair future negoƟaƟons.
• It will reduce contracts, administraƟve burden, and oversight complicaƟons.
• It will streamline and strengthen prioriƟzaƟon of funding.
• It will align with proposed federal CDBG changes, including targeƟng acƟviƟes geographically and
centralizing planning and prioriƟzaƟon, which will be challenging without consolidaƟon.
• It will improve our ability to ensure residents with greatest needs have greatest access to targeted
assistance.
7. What opƟon do we have beyond joining the consolidated pool for the 2025-2026
Consolidated Plan (i.e. by July 1, 2025)?
Our goal is for all direct allocation cities to opt into the consolidated pool, effective July 1, 2025. This will allow
the Urban County to set up its 2025-2029 Consolidated Plan with clear understanding of allocation
methodologies, and shared prioritization of activities, populations, and geographies.
Cities with populations over 50,000 have these options as outlined in section 3.5 of CPD-24-02 (hud.gov):
• OpƟon 1: Accept its Metropolitan City (enƟtlement) status and administer its own CDBG program (not
parƟcipate in your Urban County for FY 2026-2028.
• OpƟon 2: Accept its Metropolitan City (enƟtlement) status, but conƟnue to parƟcipate in your Urban
County under a joint agreement for FY 2026-2028.
• OpƟon 3: Defer its Metropolitan City status (not accept enƟtlement status) and conƟnue as a
parƟcipaƟng unit of general local government (UGLG) in your Urban County under a cooperaƟon
agreement for FY 2026-2028.
• OpƟon 4: Defer its Metropolitan City status (not accept enƟtlement status), leave the Urban County,
and parƟcipate in the State CDBG program.
NOTE: If one of your participating UGLGs becomes eligible for Metropolitan City status during your
Page | 4
three-year qualification period, they must wait until the qualification period ends to choose one of the
four options above. They can’t withdraw from your Urban County to become a Metropolitan City
(entitlement) during the qualification period.”
Cities with populations under 50,000 could delay joining the consolidated pool until the Urban County renewal
in 2026. At that point, Hennepin County will not approve direct allocations or funding activities at levels that
cannot be spent down within the Program Year (some exceptions up to 18 months based on the project-type).
8. What are the next steps to consolidaƟng our funding and impact?
Next steps will begin right away, and Hennepin County staff will support as needed throughout.
1. Make a plan to present this change to leadership and councils, using informaƟon from this Tool Kit. Let
us know what other informaƟon we can provide ahead of your presentaƟons.
o To opt in to the consolidated pool for the 2025 Program Year, as is our goal, City ResoluƟons
will be required by November 15, 2024.
2. ParƟcipate in our 2025-2029 Consolidated Plan Community Engagement starƟng fall 2024 to
modernize and strengthen our shared funding prioriƟes.
3. Promote the new shared consolidated pool to potenƟal projects within your ciƟes, targeƟng a January
2025 Request for Proposals.
4. Respond to county noƟficaƟons in spring 2025 to renew our Urban County and Joint CooperaƟon
Agreement as one consolidated pool.
Reach out to our team to discuss questions and concerns.
Page | 5
Contact information
Hennepin County
Housing and Economic Development
701 Fourth Avenue S, Suite 400, Minneapolis, MN 55415
housing@hennepin.us
www.hennepin.us/housing
CDBG Consolidation Toolkit 2.0
1. Has this decision been finalized, or is there a possibility that the current process will
remain in place?
The decision is final. The County will phase out the direct allocation structure by the end of
Program Year 2025 (i.e. 6/30/2026), but we’re encouraging cities to opt in prior to the Program
Year 2025 to line up with the 2025-2029 Consolidated Plan.
2. What kinds of projects could be funded in my city?
This will largely depend on the result of our 2025-2029 Consolidated Planning process which will
kick off this fall. Our 2025-2029 Consolidated Plan will outline our shared needs, goals, and
priorities to guide our spending allocations.
Here are examples of projects we funded through the Consolidated Pool from 2020-2024:
• Rehabilitate rental housing
o Robin Hotel Rehabilitation: $400,000
o Hopkins HRA: $136,000
• Special Needs Housing Rehabilitation
o Accessible Space, Inc.: $133,892
• Develop homes for homeownership (via acquisition and rehabilitation of homes)
o West Hennepin Affordable Housing Land Trust: $717,000
o Twin Cities Habitat for Humanity: $50,000
• Direct homebuyer assistance:
o NeighborWorks Down Payment Assistance: $69,616
• Homeowner rehabilitation
o Hennepin County Homeowner Rehab: $1,176,468
• Public infrastructure improvements
o City of Crystal; Broadway Park: $160,850
o City of Crystal; Twin Oaks Park: $146,000
o City of Crystal; Lion's Park: $57,429
o City of Osseo; sidewalk improvements: $100,000
o City of Dayton; Land Acquisition: $101,460
3. How will local needs and priorities be recognized in funding decisions?
Capital and community development funding decisions are made using the same multi-step
process as the Public Services funding:
a. Consolidated Plan sets the Urban County’s needs, priorities, strategies, and projected
funding allocations by activity. This is where localized needs would be identified.
b. RFP Evaluation Committees, made up of subject matter experts from the county, cities,
and stakeholder groups, make funding recommendations based on Public Support and
Consistency with the Plan, Feasibility and Organizational Capacity, Project Benefit, and
Activity Completion (see full 2020-2024 RFP Evaluation Criteria, attached).
c. Action Plans confirm or update the Consolidated Plan, and identify projects selected in
the RFP to meet the Con Plan goals.
d. Hennepin County staff complete final underwriting to determine funding
recommendations, subject to approval by the Hennepin County Board.
4. Could the homeowner rehabilitation program be grown to better accommodate the need
and interest?
We are so proud of our homeowner rehabilitation program. Across the Urban County we have
completed nearly 300 rehab projects in the last 5 program years. Of those, 30% were the home of
an older adult, and 37% were for an emergency repair such as leaking roof, sewer line, or
extreme water issues.
Need for our homeowner rehab far exceeds demand, as does need for affordable rental housing,
assistance for first-time homebuyers, public services, and other eligible CDBG activities. Any
growth in the homeowner rehabilitation program would require a different prioritization of needs
and strategies in the next 2025-2029 Consolidated Plan, as well as engaging external/contracted
capacity.
We plan to continue this program, serving 65-70 families each year, screening intakes for a)
incomes low enough for MN Housing deferred, b) conditions of immediate health and safety that
might fit in our healthy homes grant, or c) larger repairs that need priority ahead of the waitlist,
and serving all others on a first come, first served based.
5. How will the administrative responsibilities change for cities going from “direct
allocation city” to the consolidated pool?
For projects administered by the city, responsibilities will be the same. Cities may add costs of
administration (i.e. Davis Bacon consulting) to their funding request. Projects administered by
independent entities within the city (i.e. a rental property owner) will require nothing from the
city.
6. What does my city need to do to communicate and codify our decision?
If your city decides to opt in to the consolidated pool for Program Year 2025:
• Inform Hennepin County via email by November 15, 2024 with approval to opt-in to the
consolidated pool. Hennepin County will provide a formal “request for decision” letter
that may be used as background for this request.
• Watch for further guidance from Hennepin County and HUD on steps to update our Urban
County status and Cooperation Agreement for 2026-2028, which will require additional
Council Action to execute.
If your city decides to keep its direct allocation city status for Program Year 2025:
• Provide a Resolution from your City Council by February 1, 2025 with your need share
allocation request
• Watch for further guidance from Hennepin County and HUD on steps to update our Urban
County status and Cooperation Agreement for 2026-2028, which will require additional
Council Action to execute.
2020-2024 RFP Evaluation Criteria
• Category 1: Public Support and Consistency with the Plan
o The project addresses a high priority need identified in the 2020-2024
Consolidated Plan.
o The project addresses a locally identified high priority community development
need.
o The application demonstrates how projects are informed by input from the people
the organization serves.
o Proposals demonstrate evaluation of need and/or consultation and coordination
with other organizations within Hennepin County that provide a like or similar
service/activity.
• Category 2: Feasibility and Organizational Capacity
o The applicant has the staff expertise to implement the proposed activity and
expend funds within the contract term.
o The applicant has the staff expertise to ensure compliance with federal grant
regulations.
o The organization has the financial capacity to complete the project.
o The organization submitted program specific policies and procedures that
demonstrate the approach to administering the CDBG funding for the proposed
activity in a timely and compliant manner. Policies and procedures submitted with
the application must include reference and associated processes for the CDBG
activity proposed.
o The project is feasible to implement, and the organization demonstrates their
ability to comply with federal regulations, their ability to support the administrative
requirements of the program, has the financial capacity to manage the grant
funds, and has staff available to deliver the required activity and meet timeliness
requirements.
o The organization can demonstrate prior performance of compliance and timely
expenditures and completion.
o The proposal includes innovation and collaboration for service delivery (if providing
public/social services in the proposal). Innovation can include cooperative
agreements with other organizations that result in an increase in organization
capacity and agility with service delivery. Innovations may include but are not
limited to shared technology and data tracking systems, reporting and invoicing
efficiencies, and payment accuracy.
• Category 3: Project Benefit
o The application demonstrates that costs per household are justified and likely to
result in meaningful outcomes.
o The project provides benefit principally to low- and moderate-income persons and
promotes the program to and removes access barriers for people of color.
o The project budget appears reasonable and CDBG funds are being prudently
utilized.
o The project leverages funding from other local, state, or private sources.
o The project provides a benefit or service that meets a growing need.
o The project serves an area or population with a high rate of poverty, evictions, or
other relevant disparities.
o The project can demonstrate strong outcomes from previous related work.
o The applicant provided a detailed budget that shows leverage of other resources to
operate proposed activity. CDBG is not the only source of funding.
• Category 4: Activity Completion
o The project/activity schedule provides milestones or benchmarks that
demonstrate funding will be expended timely.
o The project will be completed and expend funds in a timely manner. For
public/social services proposals, higher ranking will be reflective of activities that
can be completed within the initial contract term (12 months). For
capital/community development proposals, which may take longer than 12
months, proposal schedules must include clear details on the proposed timeline
for completion including due to availability of materials, contractors, sub -
contractors.
o Most or all additional funding represented in the budget has been committed from
other sources in support of anticipated CDBG activity (verified with award letters).
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :J esse A nders on, C ommunity D evelopment D irector
BY:I an A lexander, E D M gr & G inny M cI ntosh, P lan. M gr & X iong Thao, H & C S Mgr & D an
G rinsteinner, B O
S U B J E C T:C ommunity D evelopment A nnual Report
Requested Council A con:
- Moon to accept presentaon
B ackground:
This memo provides a summary of the C ommunity D evelopment D epartment's ac5vi5es , accomplishments,
and ini5a5ves in 2024/2025. O ur department con5nues to w ork tow ard enhancing the quality of life in
Brooklyn Center through careful planning, regulatory oversight, economic growth, hous ing, and code
enforcement.
1. D epartment M ission
The C ommunity D evelopment D epartment ’s mission is to ens ure balanced growth, fos ter economic
development, and provide s ervices to both res idents and bus inesses . By guiding the city ’s development
through effec5ve planning, zoning, building oversight, economic development and code compliance, w e
s trive to maintain Brooklyn Center as a thriving, diverse community.
2. D epartment O verview and S ervices
We oversee mul5ple func5ons, including:
B uilding and C ommunity S tandards: Enforcing codes, managing property maintenance, conduc5ng
rental licens ing inspec5ons, and handling vacant buildings. Currently, there are 709 ac5ve rental
licenses . C ode enforcement s taff have addres s ed over 2,634 code enforcement cas es in 2024. These
cases ranged from property maintenance viola5ons to illegal dumping and z oning infrac5ons .
B usiness and Economic D evelopment: P roviding res ources and support to local busines s es, w hile
promo5ng job crea5on and reten5on. We have w orked to s tart a new Brooklyn Center Chamber of
Commerce and we con5nue to w ork w ith H ennepin C ounty ’s Elevate B usiness program, which
offers training and resources to local entrepreneurs.
3. H ousing and Rental L icensing P rograms
The Rental L icensing P rogram remains cri5cal for ens uring quality living condi5ons in Brooklyn C enter,
w here rental units make up 30% of the city ’s hous ing stock (3,578 units out of 11,903). We issued rental
licenses and performed ins pec5ons acros s the city, focus ing on problem proper5es and thos e in need of
compliance as s is tance. U pdates include:
Property Inspecons: The department completed 2,195 inspec5ons this year, addressing cri5cal
maintenance issues ..
Vacant Properes: The department con5nues to monitor and address 64 ac5vely vacant proper5es .
This includes securing buildings to prevent vandalis m and illegal ac5vity. A s part of the Vacant
B uilding Program, we’ve worked with property owners to bring vacant proper5es into compliance.
4. P lanning and Zoning Iniaves
This year has seen significant progress in planning and z oning des pite market challenges. O ur Unifi ed
D evelopment O rdinance (U D O ) efforts aim to moderniz e zoning regula5ons to streamline development
proces s es and s upport long-term growth. H ere are some highlights from 2024:
Empire F oods: The former Walmart s ite was repurposed into Empire Foods , which opened in M arch
2024. This project revitaliz ed a key commercial site.
D os H ermanos: D os H ermanos res taurant opened at the former A pplebee’s loca5on. The res taurant
opened in July 2024.
Los C ampeones Gym: This redevelopment of the former Earle Brown Bow l property is nearing
comple5on, w ith an expected opening in November 2024. I t’s projected to draw regional vis itors.
Wangstad C ommons: This housing development is slated for comple5on in D ecember 2024.
A ddi5onally, we are preparing for upcoming changes , including cannabis regula5ons set to take effect by
January 2025. These regula5ons will require updates to zoning codes.
5. Economic D evelopment Efforts and F uture P rojects
I n 2024, w e focused on revitaliz ing underu5liz ed areas and s uppor5ng local bus inesses . Key ini5a5ves
included:
O pportunity S ite: A s a primary focus of our economic development s trategy, we are ac5vely s eeking
development partners for the O pportunity S ite, while con5nuing to w ork w ith A latus. This s ite has
immense poten5al for commercial, res iden5al, and mixed-use developments that align w ith our long-
term vis ion for sustainable grow th.
S hingle C reek D aylighng Project: This environmental and commercial revitaliza5on goal has the
poten5al of improving water quality w hile making the area more aJrac5ve for development. The
project should generate interes t from developers looking to invest in housing and retail opportuni5es.
S mall B usiness S upport: Elevate H ennepin, Façade improvement programs, technical development
assistances and s tar5ng a new s mall bus iness as s ocia5on are goals focused on s uppor5ng small
bus iness.
6. C onstrucon A cvity
2024 has been a produc5ve year for construc5on and redevelopment in Brooklyn C enter, w ith mul5ple
projects either completed or nearing comple5on, contribu5ng to the city ’s economic grow th and
revitaliz a5on efforts. Below are some notable construc5on projects :
Pollo Campero: A new fast-casual res taurant located in shingle creek cros s ing is nearing comple5on,
and the res taurant is expected to open in D ecember 2024.
102 B oba: A trendy beverage s hop that opened in late 2023 at S hingle Creek C rossing.
Los C ampeones Gym: S et to open in November 2024, this gym replaces the former Earle Brow n Bowl
property and is expected to aJract both local and regional vis itors. The facility offers a unique fitness
experience.
Wangstad C ommons: This housing development is set for comple5on in D ecember 2024.
Empire F oods: O pened in March 2024, this project transformed a former Walmart building into a
place for grocery and retail. Empire Foods now serves as an anchor for the surrounding retail area,
aJrac5ng both residents and vis itors.
Empire B eauty Expansion: Located in S hingle C reek Cros s ing, Empire Beauty ’s recent expansion has
doubled its footprint and added new s ervices . The expans ion is expected to aJract new clientele and
enhance the center ’s diversity of s ervices .
The construc5on ac5vity has been important to the city's ongoing growth, driving both economic and
community benefits.
7. F uture P lanning and S trategic Iniaves
Looking ahead, the department has s everal important ini5a5ves planned for 2025 and beyond:
H ousing D evelopment: The Local A ffordable H ousing A ct funds will be received in 2024 and s taff
w ill be working through op5ons for the use of thos e funds.
Cannabis Regulaons: A s the cannabis industry becomes legalized, we are working to ensure that
Brooklyn Center ’s zoning codes and bus iness regula5ons are updated accordingly, to balance
community safety w ith bus iness opportuni5es .
Unified D evelopment O rdinance: Con5nuing our w ork on modernizing the U D O will allow us to
further streamline the development proces s , encourage inves tment, and ensure that our land us e
policies align with the city ’s long-term vision.
Conclusion
The C ommunity D evelopment D epartment made s ignificant progres s in 2024 and remains dedicated to
enhancing Brooklyn C enter. F rom addressing hous ing and code enforcement is s ues to driving economic
development and ensuring the s uccess of major construc5on projects , our team remains focused on
building a vibrant, res ilient community. A s w e move forward into 2025, w e will con5nue to seek
opportuni5es to foster growth, and quality of life for all res idents and bus inesses .
B udget I ssues:
I nclusive C ommunity Engagement:
A nracist/Equity Policy Effect:
S trategic Priories and Values:
Maintain a s trong financial pos i5on, Maintain and enhance public places, P rovide quality s ervices w ith fair
and equitable treatment, Be an effec5ve partner with other public en55es, S trengthen and divers ify
bus iness development and housing
AT TA C H M E N TS :
D escrip5on U pload D ate Type
Report/P resenta5on 10/21/2024 P resenta5on
Community Development
Department Annual Report
Jesse Anderson, Community Development Director
Community Development Mission
2
The mission of the Community Development Department is to
preserve and enhance the quality of life for the residents and
businesses of Brooklyn Center by guiding development of the City with
effective measures of planning, design review, construction plan
approval, code compliance, housing and business assistance.
3
Community Development
Organizational Chart
Building Official
Community
Development Director
Building
Inspector
Building
Inspector
Building
Inspector Code Enforcement and
Housing Inspector
Code Enforcement and
Housing Inspector
Code Enforcement and
Housing Inspector
Code Enforcement and
Housing Inspector
Code Enforcement
Intern
Housing and Community
Standards Manager
BrookLynk Intern
Economic Development
Coordinator
Economic Development
Manager
Associate Planner
Planning Manager
Administrative
Assistant
Administrative
Assistant
•Building Construction
Regulatory Program
•Rental Licensing Program
•Property Maintenance and
Code Enforcement
•Vacant Building Program
•HRA/Housing Programs
4
•Planning and Zoning Services
•Long Range Strategic Planning
•EDA/Economic Development
Programs
•Business Retention and
Expansion Program
•Workforce Development
Overview of Services
Building and Community Standards Business and Development
5
•Process, track, and perform rental
inspections
•City-wide resource packet to all renters
•Investigate and resolve property
complaints
•Investigate and enforce unlicensed
rental properties
•Provide education on Tenant Protection
Ordinances
Overview of Services
Performance -based Rental Licensing Program
•Rental licensing administration
•CPTED Inspections
•Negotiate mitigation plans for Type III
and Type IV licenses
•Inspecting 100% of multi-family units
Rental Program
6
•Out of 11,903 total housing units,
approximately 3,578 rental units (30%)
•8,300 SF Homes/561 SF Rentals (6.8%)
•709 Active Rental Licenses
•49.2% - Three-year licenses
•30.6% - Two-year licenses
•13.1% - One -year licenses
•7.1% - Six-month provisional licenses
•Expired Licenses: 50
Brooklyn Center Housing Data – Excluding Expired Licenses
7
•Complaint-based Program
•Proactive Code Enforcement Program
•Neighborhood Sweeps
•Long grass
•Corridor Sweeps
•Commercial Property
•Code Enforcement Engagement Program
•Inspection staff will knock on doors to talk to residents
about code violations found at the property. Talk to
residents around vacant properties.
•Administer citations and abatements
•2023 – 2,446 Code Enforcement
Cases
•2024 YTD - 2,634 Code enforcement
cases
•Increase in illegal dumping on
commercial properties and vacant
lots
•Increase in break-ins into vacant
commercial properties
Property Maintenance and Code Enforcement
Overview of Services
8
Vacant Building Program
•Status:
•64 active vacant properties (10/18/2024)
•Commercial Vacant Properties
•Sears has private security
•Former Brown College continues to be a nuisance and broken into after the property has been secured
•Target is in the process of being demolished
•Earle Brown Bowl is in the process of being re -developed
Tall grass and weeds violations continues to be an issue. Grass violations are given 1 notice for the entire grass growing season.
Overview of Services
9
Code Enforcement
•Continue pro-active code enforcement activity
•Door knocking and providing education with a follow and a formal compliance notice
•Monitoring commercial vacant property daily for trespassers and abating trash and dumping immediately
•No Mow May
•Posting door tags reminding properties to mow after May 31st
•Ordinance amendments and additions to Chapter 12 and Chapter 19
Rental Licensing / Inspections
•Educating new multi-family property owners and management staff on rental license inspection program and process
•Ongoing education of Tenant Protections ordinance to tenants and property owners
•Continue to improve/automate rental license program through iMS software
•Inactive Assisted Living properties: 116 properties (MDH data shows 174 BC properties)
2024 Code Enforcement & Rental
Initiatives
10
2024 Planning Activities
•Planning Case Applications
•1 – Site and Building Plan
•5 – Conditional Use Permits
•2 – Subdivisions (Platting
and Divisions/Combinations)
•1 – PUDs (Planned Unit
Development) / Amendments
•3 – UDO/ Ordinance Amendments
•1– Concept Plan Review
2024 Planning Highlights
Despite market conditions, we saw some new development, the
conversion of vacant property repurposed for new use, and
tenant spaces re-filled
•Wangstad Commons (new construction)
•Pollo Campero (new construction)
•Former Walmart (reuse) to Empire Foods
•Former Applebees (reuse) to Dos Hermanos
•Former Big O Tires (reuse) to MN DVS
Inspection Station
•Former Earle Brown Bowl (reuse) to Los
Campeones Gym
•Former Discount Tire (reuse) to an expanded
Icon Beauty
Planning
11
Planning and Zoning
•Continue reviewing Unified Development Ordinance for opportunities to strengthen/clarify document
•Implement cannabis regulations prior to January 2025 (verify timing)
•Monitor and be proactive in addressing ongoing "Missing Middle" legislation
•Review opportunities to be more efficient and streamlined with development process so Brooklyn Center can be more competitive
•Housing Policy Plan
•Local Affordable Housing Act (LAHA) + Housing Trust Fund Options
•Opportunity Site – Initial Phase Development
•Continue to seek additional opportunities for funding and identify development
opportunities elsewhere within the site.
Strengthen and Diversify Business Development and Housing Priority Areas:Former Sears, Former Target, Former Brown College, 57th and Logan, Opportunity Site Implementation, and
continued build out of Shingle Creek Crossing
2025 Initiatives
12
Under Construction | Now Open
•State of MN DVS Inspection Station – September 2024
•Wangstad Commons – December 2024
•Pollo Campero Restaurant and Drive-thru – December
2024
•Los Campeones Gym – November 2024
•Icon Beauty Expansion – Winter/Spring 2025
•Empire Foods –March 2024
•Dos Hermanos Restaurant – July 2024
•San Juditas Tadeo Grocery Store – October 2024
•Vista Salon and Suites – April 2024
•Regus - October 2024
•Harold's Chicken – January 2024
•Micholandia – September 2023
•102 Boba – December 2023
•All Taco – September 2023
•Brothers Taqueria – July 2023
Construction Activity
Construction Activity
13
Under Review | Under Construction
•6800 Humboldt
•Value Foods- Mechanical
•6440 James Circle – Los Campeones Gym –
Mechanical and Fire Alarm
•6800 Shingle Creek Pkwy – Medtronic –
Interior remodel
•6940 Brooklyn Blvd – Carol's Kitchen -
Plumbing
•6415 James Circle – Travel Lodge -
Plumbing
•6846 Humbold Ave N – Plumbing updates
•4 Group homes under review
14
•Review fixed fee permit schedule
•Continue cross training in preparation for Opportunity Site
•Update handouts and brochures
•Review updated codes for 2026 adoption
•New electrical contract
•IMS permit flow update
•DOLI BO Grant Trainee
•Continuous education with DIY Property Owners and Contractors
2024/25 Building Division Initiatives
15
Economic Growth Plan
•Area Plans – Opportunity Site & Shingle
Creek Crossing
•Brooklyn Center Chamber of Commerce
•Fit Plan for Small Developers
•Loan Grant Programs
•Partnership Cultivation
Economic Development
16
Small Business Support
•Small business technical assistance
•Brooklyn Center Chamber of Commerce
•Resources
•Facade improvement fund
•Micro-loan fund
•Elevate Business – Hennepin County
•BrookLynk
•CareerForce Center - HIRED
Economic Development
17
Funding
•Grants
•Marketing Strategy
•Partnership Cultivation
Economic Development
18
Financial Incentives
•3% Funding for Developers (Loan
program)
•Housing Trust Fund
•Entrepreneurial Equity Fund
(Grant Program)
Economic Development
19
Opportunity Site
•Alatus Development/PUD Update
•Target Redevelopment
•Health Partners
•Resurrecting Faith
•Entrepreneurial Market Plaza
•Sports Facility
Economic Development
20
Shingle Creek
•Daylighting of the Creek
•PUD Updates/Permitting
Housing/Community Building
•Sears Site/Transformco Overview
Economic Development
21
The Community Development Department has worked hard in 2024 addressing the City’s
housing, code enforcement, and economic development needs while planning for future
growth. As we move into 2025, we remain committed to economic development and
ensuring that Brooklyn Center is a community where residents and businesses can thrive.
Conclusion
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :Elizabeth H eyman, P ublic Works D irector
BY:Lydia Ener, P.E., A ssistant City Engineer
S U B J E C T:Res olu2on O rdering I mprovements and A uthoriz ing P repara2on of P lans and
S pecifica2ons for I mprovement P roject No. 2025-02, 67th Avenue and James Avenue Mill
& O verlay
Requested Council A con:
- M oon to approve a resoluon ordering the I mpr ovement P roject No. 2025-02, 67th Avenue and J ames
Avenue M ill & Overlay, and authoriz ing preparaon of project plans and specificaons
B ackground:
A public hearing is s cheduled on O ctober 28, 2024 to consider ordering improvements and authoriz e
prepara2on of plans and specifica2 ons for I mprov ement P r oject No. 2025-02, 67th Avenue and J ames
Avenue Mill & O verlay. A ll poten2ally affected property owners have been no2fied by mail of the date of the
improvement public hearing and the amount of proposed s pecial asses s ments .
A n open hous e w as held for the adjacent proper2 es and property ow ners on A ugus t 29, 2024. D ue to the
commercial and indus trial property uses , the mee2ng w as held midday over the typical lunch hour s rather
than in the ev ening, to promote aAendance of the commer cial proper2 es. S ix proper2 es provided
res pons es, w ith five aAending in per s on, repres en2ng fiv e pr oper 2es of the eleven adjacent to the project.
Each aAendee was able to dis cus s how the pr oject would impact their busines s and acces s , as well as voice
any concer ns that could be addres s ed w ith the project. The maj ority of ques2ons as ked related to truck
parking, access for shipments dur ing cons truc2 on, and the asses s ment proces s . A ll aAendees seemed
s a2s fied w ith hav ing their ques 2ons ans w er ed, and many expr es s ed intertest in personal follow -up w hen
cons truc2on begins .
A n as s es s ment public hear ing to consider cer2 fica2 on of pr opos ed s pecial as s essments for s treet
improvements for I mprovement P roject No. 2025-02 w ill be held on D ecember 9, 2024. A s eparate No2ce
of A sses s ment P ublic H earing on proposed special asses s ments will be s ent to proper2es that are propos ed
to be as s essed in November 2024.
I . Explana
on of I mprovements
The propos ed project includes roadway and minor u2lity improvements on 67th Avenue N and J ames
Avenue N. O n S eptember 23, 2024, the City Council received the project feas ibility report and called for a
public hearing to be held on O ctober 28, 2024, to cons ider these improvements .
The proj ect feas ibility report pr ovides a descrip2on of recommended improv ements for the pr opos ed area
and an es2mated project budget. The proposed improvements are as follow s :
1 . S treet I mprovements – Milling and overlaying of exis2 ng bituminous pavement,
miscellaneous repairs of concrete curb and guAer and drivew ay aprons, and boulevard
res tora2on.
2 . S torm D rainage Improvements - The recommended s torm s ewer improvements cons is ts of
replacing catch bas in and manhole cas2ngs.
3. Water M ain I mprovements - T he recommended water main improvements include replacing
approximately half of the exis2ng valves and hydrants.
4. S anitary S ewer I mprovements - The recommended s anitary s ewer improvements cons is ts of
replacing manhole cas 2ngs .
I I . S ummary of A ssessments
S pecial asses s ments are pr opos ed as one of s ev eral funding s ources for the impr ovements located within
the project area. The 2 0 2 5 s pecial as s essment rates for street impr ovements w ill be es tablis hed in
accordance w ith the City ’s S pecial A s s es s ment Policy. T he 2025 rates are an2 cipated to be es tablis hed by
the C ity C ouncil on November 12, 2024.
The feas ibility report includes a pr eliminar y as s essment roll iden2fying the affected proper2es, as well as
the zoning des igna2ons and as s ociated preliminary asses s ment. S ee aAached Pending A sses s ment Roll and
A s s essment M ap from the proj ect feas ibility report. The s pecial asses s ments w ill not exceed the amounts
on the aAached s pecial asses s ment roll.
The commer cial and indus tr ial proper2es within the pr oject area are propos ed to be asses s ed on an area
basis. A n “A” zone benefit includes the area abuIng the s treet to be improv ed, extended to the depth of
200-feet and a “B ” zone of les s er benefit for the remainder of the property area. The “A” zone rate is bas ed
on as s es s ing 70 per cent of the total s tr eet project cost deemed to benefit the property and the “B” z one
rate is bas ed on 3 0 per cent. Bas ed on cos t es 2mates for the s treet improv ements, the unit rate has been
determined to be “A” zone rate of $0.3 4 5 3 per square foot and a “B” zone rate of $0.1 4 8 0 per square foot.
I t s hould be noted that his tor ically the as s essments have been lev ied bas ed on es 2mated cos ts rather than
actual cos ts , understanding that the pr oject costs are lev ied at a r educed percentage (70 and 3 0 per cent as
indicated above). The remaining street cons tr uc2on cos ts would be funded from the S treet Reconstruc2on
F und. A summary of the propos ed special as s essments for s treet improvements is provided in A ppendix A .
I I I . Recommended C ouncil Procedure
Public H e aring to O rde r I mprovements: S taff recommends that a presenta2on be provided to the C ity
Council prior to holding the improvement public hearing. Following the pres enta2on, a public hearing to
cons ider or der ing the improvement project s hould be conducted to r eceive public comments. P ublic
comments concerning s pecial as s essments s hould be defer red to the A s s es s ment P ublic H earing in
D ecember 2024. A res olu2on ordering the improvements and authorizing prepara2on of plans and
s pecifica2ons is pr ovided for C ity C ouncil cons ider a2 on upon closing of the public hearing. A four-fiMhs
majority vote of the City Council present for the hearing is required for the improvements to proceed.
B udget I ssues:
The total pr oject cos t for the 6 7 th Av enue and J ames Avenue M ill & O verlay is es 2mated to be $790,000.
F unding s ources for the proj ect are pr opos ed from a variety of s ources as described in the feas ibility report.
The D raM S pecial A s s es s ment Levy Roll for I mpr ovement P roject N o. 2025-02 is included in A ppendix A of
the feasibility report. The project funding sources, as des cribed in the S eptember 23, 2024 Feas ibility
Report, are currently es2mated to be:
Special Assessments $ 379,980.46
Sanitary Sewer U 2lity Fund $ 30,000.00
Water U 2lity Fund $ 90,000.00
Storm Drainage U 2lity Fund $ 110,000.00
Street Reconstruc2on Fund $ 180,019.54
Total $ 790,000.00
I nclusive C ommunity Engagement:
N A
A nracist/Equity Policy Effect:
N A
S trategic Priories and Values:
Maintain and enhance public places
AT TA C H M E N TS :
D escrip2on U pload D ate Type
Res olu2on 10/21/2024 Resolu2on LeAer
Feas ibility Report with D raM A s s essment Roll and Map 10/21/2024 Backup M aterial
Member introduced the following resolution and moved
its adoption:
RESOLUTION NO.______________
RESOLUTION ORDERING IMPROVEMENTS AND AUTHORIZING
PREPARATION OF PLANS AND SPECIFICATIONS FOR IMPROVEMENT
PROJECT NO. 2025-02, 67TH AVENUE AND JAMES AVENUE MILL &
OVERLAY
WHEREAS, the Brooklyn Center City Council on September 23, 2024, accepted the
feasibility report for street, storm drainage and utility improvements in the area generally described as
“67th and James Mill and Overlay”, more specifically described as follows: 67th Avenue N from
Shingle Creek Parkway to the east cul-de-sac, and James Avenue N from Freeway Boulevard to 67th
Avenue N.
WHEREAS, the City Council has received and accepted a feasibility report for said
proposed improvements, as prepared under the City Engineer’s supervision; and
WHEREAS, said improvements are necessary, cost effective and feasible as detailed
in the feasibility report; and
WHEREAS, the City Council on September 23, 2024, adopted a resolution setting a
date for a public hearing regarding the proposed improvements for the described improvement area;
and
WHEREAS, ten days published notice of hearing was given and the hearing was held
on October 28, 2024, at which time all persons desiring to be heard were given the opportunity to be
heard thereon; and
WHEREAS, the City Council has considered all comments, testimony, evidence and
reports offered at or prior to the October 28, 2024, hearing; and
WHEREAS, the City reasonably expects to spend monies from the Infrastructure
Construction Fund on a temporary basis to pay the expenditures described in this resolution; and
WHEREAS, the City reasonably expects to reimburse itself for such expenditures from
the proceeds of taxable or tax-exempt bonds, the debt service of which is expected to be paid from
property taxes, special assessments or utility fees. The maximum amount of special assessment
obligations expected to be issued for such project is $379,980.46; and
WHEREAS, the Engineering Division is prepared to develop plans and specifications
for said public improvement project.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Brooklyn Center, Minnesota, that:
1. Improvement Project No. 2025-02, 67th Avenue and James Avenue Mill &
Overlay, are hereby ordered and the Engineering Division is authorized to
prepare plans and specifications for said improvements.
2. This resolution is intended to constitute official intent to issue taxable or tax
exempt reimbursement bonds for purposes of Treasury Regulations and any
successor law, regulation, or ruling. This resolution will be modified to the
extent required or permitted by Treasury Regulations or any successor law,
regulation, or ruling.
October 28, 2024
Date Mayor
ATTEST:
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
Feasibility Report 67th Avenue and James Avenue Mill & Overlay Page 1
Public Works Dept
Engineering Division
Phone: 763-569-3340
FAX: 763-569-3440
FEASIBILITY REPORT
67TH AVENUE AND JAMES AVENUE
MILL & OVERLAY
IMPROVEMENT PROJECT NO. 2025-02
CITY OF BROOKLYN CENTER, MINNESOTA
SEPTEMBER 23, 2024
I hereby certify that this plan, specification or
report was prepared by me or under my direct
supervision and that I am a duly Licensed
Professional Engineer under the laws of the
State of Minnesota
_____________________________
Lydia M Ener, P.E.
Reg. No. 57221
September 23, 2024
Feasibility Report 67th Avenue and James Avenue Mill & Overlay Page 2
I. BACKGROUND
The City’s Capital Improvement Program (CIP) identifies the 67th Avenue N and James Avenue N
project area as a mill and overlay for 2025. The proposed project includes a bituminous mill and
overlay, minor concrete curb repairs, and minor utility improvements within the project limits. The
project area extends on 67th Avenue N from Shingle Creek Parkway to the east cul-de-sac, and on James
Avenue N from Freeway Boulevard to 67th Avenue N.
The 2025 mill and overlay project area consists of approximately 2,063 lineal feet of roadway. Within
this area, there are eleven industrial properties adjacent to the roadway.
Figure 1: Project Area
Feasibility Report 67th Avenue and James Avenue Mill & Overlay Page 3
II. STREET IMPROVEMENTS
A. EXISTING CONDITIONS
The proposed project area roadways, 67th Avenue N and James Avenue N, were reconstructed most
recently in 1998. The existing streets are generally 44-feet wide with concrete curb and gutter. An
existing pavement evaluation was conducted. Within the project, the road surface shows signs of
deterioration such as lateral cracking, alligator cracking, and moderate potholes throughout the proposed
improvement area.
Soil borings and pavement core measurements were conducted within the project area. These
measurements revealed that the existing pavement sections within project area consist of 6 inches to 8
inches of bituminous pavement and aggregate base to a depth of 6 inches to 10 inches. The underlying
pavement structure is generally stable for the majority of the roadway. Additionally, limited sections of
deteriorated concrete curb and gutter were identified within the project area.
B. PROPOSED STREET IMPROVEMENTS
Based on the age, condition, and maintenance needs of the existing bituminous asphalt pavement
surface, the recommended pavement improvements consist of a mill and overlay rehabilitation of the
existing pavement. The existing concrete curb and gutter throughout the project area has not exceeded
its life expectancy and can be suitably rehabilitated with spot repairs. Approximately 30 percent of the
concrete curb and gutter and concrete driveway aprons are estimated to be replaced due to drainage
issues and as warranted or impacted by other construction (e.g. public utility repairs).
Disturbed boulevard areas will be restored with topsoil and sod.
III. STREET LIGHTING SYSTEM
A. EXISTING CONDITIONS
The street improvement program has historically included the replacement of wooden free-standing
street lights located within the project area, or those past their useful lifespan. Free-standing street lights
are defined as lights mounted on poles which do not contain any other overhead utilities attached to
them. The existing street light system throughout the project consists of fiberglass poles still in useful
and working condition.
B. PROPOSED STREET LIGHTING IMPROVEMENTS
No street light improvements are proposed as part of this project.
IV. STORM DRAINAGE AND TREATMENT SYSTEM
A. EXISTING CONDITIONS
The project area is located within the Shingle Creek Watershed Management Commission area and
ultimately flows to the Mississippi River. The existing storm drainage system in the project area consists
of a network of storm sewer pipes installed in 1970 and 1974 and range in size from 15 to 36-inch
diameter reinforced concrete pipes. Televising of the storm sewer in this area was conducted and pipes
were found to be generally in good condition.
Feasibility Report 67th Avenue and James Avenue Mill & Overlay Page 4
B. PROPOSED DRAINAGE IMPROVEMENTS
Storm sewer improvements will be made to the existing system that includes replacing manhole and
catch basins castings and adjustments as necessary within the project area.
V. SANITARY SEWER SYSTEM
A. EXISTING CONDITIONS
The existing sanitary sewer throughout the project area is 8-inch diameter polyvinyl chloride (PVC) that
was installed in 1970. All public sanitary sewer pipes were inspected with remote televising equipment
and found to be in satisfactory condition.
B. PROPOSED SANITARY SEWER IMPROVEMENTS
Sanitary sewer improvements will be made to the existing system that includes replacing manhole
castings and lids within the project area. The replacement of the castings with external seals will help
minimize inflow and infiltration of rainwater into the sanitary sewer system.
VI. WATER SYSTEM
A. EXISTING CONDITIONS
The existing water main in the project area is 8-inch diameter cast iron pipe (CIP) installed in 1970.
There is no record of water main breaks in the area and the water main is still within its useful life cycle
B. PROPOSED WATER MAIN IMPROVEMENTS
Water main improvements include replacement of approximately half the valves and hydrants in the
project area.
VII. RIGHT-OF-WAY AND EASEMENTS
Generally, all public infrastructure owned, maintained and operated by the City throughout the project
area is located within City easements and/or right-of-way. It is not anticipated that the City will need to
obtain any additional easements for any existing or proposed improvement located within the roadway.
If necessary, any identified easement needs during final design will be further coordinated with the City
Attorney and the identified property owners.
VIII. PROPERTY OWNER ENGAGEMENT
An open house was held for the adjacent properties and property owners on August 29, 2024. Due to the
commercial and industrial property uses, the meeting was held midday over the typical lunch hours
rather than in the evening. Six property owners provided responses, with five attending in person,
representing five properties of the eleven adjacent to the project. Each attendee was able to discuss how
Feasibility Report 67th Avenue and James Avenue Mill & Overlay Page 5
the project would impact their business and access, as well as voice any concerns that could be
addressed with the project. The majority of questions asked related to truck parking, access for
shipments during construction, and the assessment process. All attendees seemed satisfied with having
their questions answered, and many expressed intertest in personal follow-up when construction begins.
IX. ESTIMATED COSTS AND FUNDING CONSIDERATIONS
The total estimated cost of the proposed project is $790,000. Table 1 provides a summary of the
estimated project costs and recommended funding amounts from the various sources as indicated.
Funding for the project is further described below.
A. FUNDING FOR STREET IMPROVEMENTS
The estimated project cost of roadway improvements for all streets in this project area is $560,000. This
preliminary estimate includes the cost for project administration, legal, engineering and construction
contingency. Special assessments for street improvements are proposed in accordance with the 2025
rates. The commercial and industrial properties within the project area are proposed to be assessed on an
area basis. An “A” zone benefit includes the area abutting the street to be improved, extended to the
depth of 200-feet and a “B” zone of lesser benefit for the remainder of the property area. The “A” zone
rate is based on assessing 70 percent of the total street project cost deemed to benefit the property and
the “B” zone rate is based on 30 percent. Based on cost estimates for the street improvements, the unit
rate has been determined to be “A” zone rate of $0.3453 per square foot and a “B” zone rate of $0.1480
per square foot. It should be noted that historically the assessments have been levied based on estimated
costs rather than actual costs, understanding that the project costs are levied at a reduced percentage (70
and 30 percent as indicated above). The remaining street construction costs would be funded from the
Street Reconstruction Fund. A summary of the proposed special assessments for street improvements is
provided in Appendix A.
B. FUNDING FOR UTILITY IMPROVEMENTS
The estimated cost of storm drainage improvements is $110,000; the estimated cost of sanitary sewer
improvements is $30,000; and the estimated cost for water main improvements is $90,000. As
previously noted, these total cost estimates include the costs for project administration, engineering,
legal and construction contingency. All costs for water and sanitary sewer improvements will be funded
by their respective utility funds in accordance with established policy for such improvements.
Feasibility Report 67th Avenue and James Avenue Mill & Overlay Page 6
Table 1: Cost and Funding
Storm Sanitary Water Estimated
Streets Drainage Sewer Main Total
Estimated Expenditures
Estimated Construction Cost $424,000.00 $80,000.00 $24,000.00 $68,000.00 $600,000.00
Contingencies (10%) $42,000.00 $8,000.00 $2,000.00 $7,000.00 $60,000.00
Admin., Eng., Legal (20%) $93,000.00 $18,000.00 $5,000.00 $15,000.00 $130,000.00
Total Estimated Project Costs $560,000.00 $110,000.00 $30,000.00 $90,000.00 $790,000.00
Estimated Revenue
Street Special Assessments $379,980.46 $379,980.46
Storm Special Assessments $0.00 $0.00
Sanitary Sewer Utility Fund $30,000.00 $30,000.00
Water Utility Fund $90,000.00 $90,000.00
Storm Drainage Utility Fund $110,000.00 $110,000.00
Street Reconstruction Fund $180,019.54 $180,019.54
Total Estimated Revenue $560,000.00 $110,000.00 $30,000.00 $90,000.00 $790,000.00
Feasibility Report 67th Avenue and James Avenue Mill & Overlay Page 7
X. RECOMMENDED PROJECT SCHEDULE
The proposed project is anticipated to be begin design during the winter of 2024/2025, with construction
occurring during the 2025 season, the preliminary schedule for the project can be found in Table 2.
Table 2: Anticipated Project Schedule
Action Target Date
City Council Receives Feasibility Report, Declares Cost to be
Assessed and Calls for Public Hearings
September 23, 2024
City Council Holds Public Hearing, Authorizes the Project and
Orders Preparation of Plans and Specifications
October 28, 2024
City Council Approves Plans and Specs and Authorizes
Advertisement for Bids
January 2025
City Receives and Opens Project Bids February 2025
City Council Considers Award of Contract March 2025
Start Project Construction June 2025
Construction Substantially Complete September 2025
XI. CONCLUSIONS AND RECOMMENDATIONS
The overall condition of the City's street and utility infrastructure systems is critical to the operation,
safety, welfare and economic health of the entire community. As a result of the infrastructure needs
described, the proposed solutions, and the estimated costs provided in this report, the proposed project is
considered to be necessary, cost effective and feasible.
Feasibility Report 67th Avenue and James Avenue Mill & Overlay
Appendix A
DRAFT Proposed Pending Assessment Roll
DRAFT Proposed Assessment Map
ZONING (SF) (SF)
3511921110012 1600 67th Avenue North 26001 66,888.23$
MX-B (A) 61,450.00 (B) 308,578.00
3511921110013 1700 67th Avenue North 26001 38,407.76$
MX-B (A) 67,215.00 (B) 102,692.00
3511921140014 1601 67th Avenue North 26001 18,220.67$
MX-B (A) 12,031.00 (B) 95,043.00
3511921140002 22 Address Unassigned 26001 17,889.30$
MX-B (A) 51,808.00 (B)
3511921140008 1800 Freeway Boulevard 26001 41,698.92$
MX-B (A) 116,264.00 (B) 10,493.00
3511921140016 1700 Freeway Boulevard 26001 25,128.72$
MX-B (A) 69,002.00 (B) 8,799.50
3511921140003 6530 James Avenue North 26001 60,469.43$
MX-B (A) 96,612.00 (B) 183,171.00
3511921140005 6645 James Avenue North 26001 20,873.39$
MX-B (A) 60,450.00 (B)
3511921140006 6660 Shingle Creek Parkway 26001 14,254.99$
MX-B (A) 39,307.00 (B) 4,610.00
3511921120015 6800 Shingle Creek Parkway 26001 61,355.75$
MX-B (A) 53,038.00 (B) 290,822.50
3511921140007 6540 Shingle Creek Parkway 26001 14,793.31$
MX-B (A) 40,000.00 (B) 6,630.50
Total Assessments 379,980.46$
CITY OF BROOKLYN CENTER PROPOSED PENDING ASSESSMENT ROLL
September 23, 2024
2025 67TH AND JAMES MILL AND OVERLAY PROJECT
IMPROVEMENT PROJECT NO. 2025-02
NOTES
PROPERTY ID HOUSE STREET NAME LEVY# STREET
1
69TH AVE N
H
U
M
B
O
L
D
T
A
V
E
N
FREEWAY BLVD
S
H
I
N
G
L
E
C
R
E
E
K
P
K
W
Y
JAMES AVE N
67TH AVE N
I
R
V
I
N
G
P
L
6800
1600
1800
6530
1700
1700
160122
6540
6660
6645
Assessment Map 67th Avenue and James Avenue Improvement Project Ü9/10/2024
Legend
Proposed Business Mixed Use Assessment (Acreage Based)
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :J esse A nders on, C ommunity D evelopment D irector
BY:G inny M cI ntosh, P lanning M anager
S U B J E C T:O pportunity S ite Mas ter P lan
Requested Council A con:
- M oon to recommend C ity C ouncil adopon of the Opportunity S ite Master P lan as the guiding policy
document for future build out of the Opportunity S ite P lan
B ackground:
B ackground & O verview
The O pportunity S ite represents one of the mos t impor tant redev elopment s ites w ithin the City of Brooklyn
Center. Recogniz ing this , in 2019 City s taff began working on a Mas ter P lan for the appr oximately 80-acre
O pportunity S ite. F rom the beginning, this Mas ter P lanning effort intended to s hi8 expecta9ons of
development w ithin the O ppor tunity S ite to be more community -s erving in proces s and outcomes . T his w as
anchored by a three-phas e, mul9 -year engagement approach, with an inten9onal effort to deliver
community benefits . A s such, the buildout of the O pportunity S ite is to be guided by this M as ter P lan in a
manner that reflects a community -driv en, proac9ve vision for new neighbor hoods , tr ans por ta9 on sys tems ,
and public spaces.
The Mas ter P lan prov ides guidance tow ar ds promo9ng a v ibrant public realm, an acces s ible and connected
mul9-modal transporta9on netw ork, and a mix of housing choices for the O pportunity S ite. I t envisions a
new “dow ntow n” for B rook lyn Center – one which is reflec9ve of the many people and cultures that call the
city home.
The M as ter P lan faced s everal delays due to the C O V I D -19 pandemic, civil unrest, and design uncertain9es
of the “P has e I ” development w ithin the O pportunity S ite. D es pite this , C ity Council and s taff con9 nued to
progres s key elements of the plan: I n J uly 2021, C ouncil adopted the O pportunity S ite I nfras tructure
F ramew ork; in November 2022, Council affirmed the O ppor tunity S ite P ublic Realm F ramework, which is
included as an appendix to the final master plan; in A ugus t 2023, staff review ed w ith C ouncil addi9onal
s uppor9ve appendices to the M aster P lan - a C ommunity Benefits Template and Equitable D evelopment
F ramew ork guide; and in O ctober 2 0 2 3 and M arch 2024 C ouncil was pr ovided updates and comment
opportuni9es for the M aster P lan.
Now, repres en9 ng ov er four year s of collabora9v e effort, City s taff are pres en9 ng the O ppor tunity S ite
Mas ter P lan for city adop9 on. The adopted plan will be a policy document to be us ed by C ity s taff, to guide
the future public and private build out of the O pportunity S ite in a manner that s eeks to deliver long-term
community benefits.
A pres enta9on w as provided by M ike Thompson (B olton & M enk) at the S eptember 12, 2024 P lanning
Commission mee9 ng w here the Commissioners ul9mately recommended C ity C ouncil appr oval on a 4-1
vote. The dissen9ng vote was made due to a reques t for addi9 onal 9me to be allocated for dis cus s ion on
the O pportunity S ite Mas ter P lan.
M aster P lans
Mas ter P lans provide guiding, author ita9 ve, long-r ange visions for a defined area, while giving confidence
to private development as to the type of development that will be s upported. M aster P lans generally
establis h a guiding vision and principles for an area, then as cribe (1) land development, (2) trans porta9on
s ystems, (3 ) public infras tructur e and (4 ) public realm/space guidance in s upport of this vision and
principles . M aster plans are not intended to be unwaveringly pres crip9 ve. Rather, they intend to convey the
long-term parameters and a framework in which an area s hould change within.
O pportunity S ite M aster Plan
The O pportunity S ite Mas ter P lan includes:
Area visioning and guiding principles informed by a mul9-year, mul9- phased public engagement process;
A land use framew ork intending to fos ter a new inclus ive, mixed-use dow ntow n;
A public realm network that anchors the site and provides places for all people;
S uppor9ve mul9modal trans porta9on and public infras tructure guidance;
F uture-oriented s cenarios for opportuni9es on the city ’s horizon, s uch as a new city hall and transit
readines s ; and
G uidance for and alignment of the “P has e 1” development s ite
Community-derived G uiding P rinciples of the Mas ter P lan are:
Create a vibrant and dis 9nc9ve des9na9on for the community and region
Embrace the growing diversity of the community
Consider sustainability in the des ign of development
P roduce places that bring the community together
Plan Engagement
The s cale and r each of the M as ter P lan’s engagement exceeded that of any pas t effort in the C ity ’s history.
To conduct this effort, s taff facilitated a three-phas ed engagement approach:
S pring 2019 – S pring 2020: The ini9al phase of engagement centered on crea9ng a founda9 on for
the goals and priori9 es of the O pportunity S ite, by iden9fying community exis 9ng condi9ons ,
concerns, opportuni9 es, and desired development benefits. T his phas e included more than 1000
direct engagements r elated to the O pportunity S ite M aster P lan goals , pr inciples , and v is ion via four
facilitated stakeholder workshops, several event pop-ups , the es tablis hment of a mul9cultural
advisory commiIee, a podcast, open hous es , s ocial media, online survey, use of local s tudent
liais ons , and updates to city leadership.
S pring 2 0 2 0 – Winter 2021: The s econd phas e of engagement unveiled and veIed the dr a8 M aster
P lan to ens ure it aligned w ith community des ires and s ought to pr oac9 vely mi9gate unintended
consequences of future dev elopment. A series of community-convened, city -convened, and
community-organiza9on conv ened mee9 ngs , use of a cus tom-made “mee9ng in a box” toolkit for
public-facilitate mee9 ngs, open hous es , s ocial media, online and paper s urv ey s , interac9v e online
maps, and updates to city leaders hip. Each sought to v et the M as ter P lan alignment with community
des ires and proac9vely mi9gate unintended cons equences of future development.
Winter 2 0 2 1 – S ummer 2022: The third engagement phas e pivoted from the M as ter P lan to the
P hase 1 D ev elopment S ite, and the Entrepreneurial M arketplace (“E M P ”). U nlike the prior two
phas es, this engagement phas e was rooted in a community-based par9cipatory engagement
approach, in which eight local organiza9ons facilitated outreach within their respec9ve
communi9es. Each organiza9on self-determined how they should conduct outreach to be more
responsive to the needs and expecta9ons of their community members . Feedback gathered w as
used to refine the P has e 1 development vision.
S upporve A ppendices
To s upport P lan implementa9on, the M aster P lan includes three appendices :
1. P ublic Realm Pa*ern B ook: G uide for the thema9 c des ign of the public realm and
s treetscape throughout the O pportunity S ite
2. Community B enefits A greement Template: Template for city staff to dev elop a community
benefits agreement with dev elopers in the O pportunity S ite, w henever public s ubs idy or s upport
is included with a project.
3. Equitable D evelopment F ramework: A func9onal tool to inform the design of development
and infrastructure in a way that cons iders design equity best prac9ces.
Plan A dopon
A dop9on of the O pportunity S ite M aster P lan will do the follow ing:
A ffirm the community-dr iven vision for the O pportunity S ite, its build out, and community benefit
expecta9ons
P rovide an ac9 onable policy document for city s taff to u9 liz e when pursuing and nego9a9ng
development within the O pportunity S ite
S ignal to the development community C ity and Community expecta9ons for development from the
O pportunity S ite, clarifying the development proces s and expected outcomes
N ext S teps & F uture D evelopment A pprovals
A dop9on of this M aster P lan does not guarantee dev elopment. F uture development will s9 ll be r equir ed to
follow the standard city des ign review and approval proces s , prior to being issued cons truc9on permits.
To fully align with the M aster P lan v is ion, development north of John M ar 9n D rive may require an
amendment to the C ity ’s C omprehens ive P lan for the s pecific development parcel. These parcels are
currently z oned C ommercial M ixed U s e (M X-C); how ever, the densi9es and s ite des ign ranges envisioned by
the M aster P lan do extend beyond those of the current M X-C z oning district.
A ny Comprehensiv e P lan approval needs w ill be iden9 fied by city staff to prospec9ve dev elopers and would
be ini9ated by the developer as part of the development approval proces s . The amendment process is
required by the Metropolitan Council, and mus t occur before cons truc9on can begin.
More informa9on on this process can be found in the D evelopment P rocess Overview aIachment.
A copy of the last revis ed dra8 of the O pportunity S ite M aster P lan is included for your review.
For addi9onal informa9on, you may also access the O pportunity S ite project w ebsite at:
hIps ://clients .boltonmenk.com/brooklyncenter2019/opportunitys ite/opportunitys ite/
B udget I ssues:
A dop9on of the O pportunity S ite Mas ter P lan s hould have no immediate effect on the budget; how ever, the
O pportunity S ite M aster P lan should be referenced pending future build out of the O pportunity S ite for
cons idera9on of poten9al C ity staffing needs and budge9ng.
I nclusive C ommunity Engagement:
The O pportunity S ite M aster P lan s upports the community -driv en development v is ion of the O pportunity
S ite, allowing for on-going alignment with intended development goals .
A nracist/Equity Policy Effect:
The Mas ter P lan s eeks to promote equitable, community -s er ving outcomes of dev elopment w ithin the
O pportunity S ite, as iden9fied in the O pportunity S ite P rinciples & G oals .
S trategic Priories and Values:
S trengthen community and employee engagement in key decisions, S trengthen and divers ify busines s
development and hous ing
AT TA C H M E N TS :
D escrip9on U pload D ate Type
O pportunity S ite Mas ter P lan Memo 10/22/2024 Cover Memo
Res olu9on - A dop9on of the O pportunity S ite Mas ter P lan 10/22/2024 Resolu9on LeIer
O pportunity S ite Mas ter P lan w ith Exhibits (O ctober 14, 2024)10/9/2024 Backup M aterial
C C R No. 2021-090 - O pportunity S ite I nfras tructure
F ramework to G uide M aster P lan 10/9/2024 Backup M aterial
City of Brooklyn Center | 6301 Shingle Creek Pkwy | Brooklyn Center, MN 55430-2199 | (763) 569-3330 |
www.brooklyncentermn.gov
DATE: October 28, 2024
TO: City of Brooklyn Center City Council
FROM: Ginny McIntosh, Planning Manager | Mike Thompson, Principal Urban Planner
(Bolton & Menk)
SUBJECT: Opportunity Site Master Plan Adoption
Recommendation:
Motion to recommend City Council adoption of the Opportunity Site Master Plan as the guiding policy
document for future build out of the Opportunity Site.
Background & Overview
The Opportunity Site represents one of the most important redevelopment sites within the City of
Brooklyn Center. Recognizing this, in 2019 City staff began working on a Master Plan for the approximately
80-acre Opportunity Site. From the beginning, this Master Planning effort intended to shift expectations
of development within the Opportunity Site to be more community-serving in process and outcomes. This
was anchored by a three-phase, multi-year engagement approach, with an intentional effort to deliver
community benefits. As such, the buildout of the Opportunity Site is to be guided by this Master Plan in a
manner that reflects a community-driven, proactive vision for new neighborhoods, transportation
systems, and public spaces.
The Master Plan provides guidance towards promoting a vibrant public realm, an accessible and
connected multi-modal transportation network, and a mix of housing choices for the Opportunity Site. It
envisions a new “downtown” for Brooklyn Center – one which is reflective of the many people and
cultures that call the city home.
The Master Plan faced several delays due to the COVID-19 pandemic, civil unrest, and design uncertainties
of the “Phase I” development within the Opportunity Site. Despite this, City Council and staff continued
to progress key elements of the plan: In July 2021, Council adopted the Opportunity Site Infrastructure
Framework; in November 2022, Council affirmed the Opportunity Site Public Realm Framework, which is
included as an appendix to the final master plan; in August 2023, staff reviewed with Council additional
supportive appendices to the Master Plan - a Community Benefits Template and Equitable Development
Framework guide; and in October 2023 and March 2024 Council was provided updates and comment
opportunities for the Master Plan.
Now, representing over four years of collaborative effort, City staff are presenting the Opportunity Site
Master Plan for city adoption. The adopted plan will be a policy document to be used by City staff, to guide
the future public and private build out of the Opportunity Site in a manner that seeks to deliver long-term
community benefits.
City of Brooklyn Center | 6301 Shingle Creek Pkwy | Brooklyn Center, MN 55430-2199 | (763) 569-3330 |
www.brooklyncentermn.gov
A presentation was provided by Mike Thompson (Bolton & Menk) at the September 12, 2024 Planning
Commission meeting where the Commissioners ultimately recommended City Council approval on a 4-1
vote. The dissenting vote was made due to a request for additional time to be allocated for discussion on
the Opportunity Site Master Plan.
Master Plans
Master Plans provide guiding, authoritative, long-range visions for a defined area, while giving confidence
to private development as to the type of development that will be supported. Master Plans generally
establish a guiding vision and principles for an area, then ascribe (1) land development, (2) transportation
systems, (3) public infrastructure and (4) public realm/space guidance in support of this vision and
principles. Master plans are not intended to be unwaveringly prescriptive. Rather, they intend to convey
the long-term parameters and a framework in which an area should change within.
Opportunity Site Master Plan
The Opportunity Site Master Plan includes:
• Area visioning and guiding principles informed by a multi-year, multi- phased public
engagement process;
• A land use framework intending to foster a new inclusive, mixed-use downtown;
• A public realm network that anchors the site and provides places for all people;
• Supportive multimodal transportation and public infrastructure guidance;
• Future-oriented scenarios for opportunities on the city’s horizon, such as a new city hall and
transit readiness; and
• Guidance for and alignment of the “Phase 1” development site
Community-derived Guiding Principles of the Master Plan are:
• Create a vibrant and distinctive destination for the community and region;
• Embrace the growing diversity of the community;
• Consider sustainability in the design of development; and
• Produce places that bring the community together
Plan Engagement
The scale and reach of the Master Plan’s engagement exceeded that of any past effort in the City’s history.
To conduct this effort, staff facilitated a three-phased engagement approach:
Spring 2019 – Spring 2020: The initial phase of engagement centered on creating a foundation for
the goals and priorities of the Opportunity Site, by identifying community existing conditions,
concerns, opportunities, and desired development benefits. This phase included more than 1000
direct engagements related to the Opportunity Site Master Plan goals, principles, and vision via
four facilitated stakeholder workshops, several event pop-ups, the establishment of a
multicultural advisory committee, a podcast, open houses, social media, online survey, use of
local student liaisons, and updates to city leadership.
Spring 2020 – Winter 2021: The second phase of engagement unveiled and vetted the draft
Master Plan to ensure it aligned with community desires and sought to proactively mitigate
unintended consequences of future development. A series of community-convened, city-
convened, and community-organization convened meetings, use of a custom-made “meeting in
a box” toolkit for public-facilitate meetings, open houses, social media, online and paper surveys,
interactive online maps, and updates to city leadership. Each sought to vet the Master Plan
alignment with community desires and proactively mitigate unintended consequences of future
development.
City of Brooklyn Center | 6301 Shingle Creek Pkwy | Brooklyn Center, MN 55430-2199 | (763) 569-3330 |
www.brooklyncentermn.gov
Winter 2021 – Summer 2022: The third engagement phase pivoted from the Master Plan to the
Phase 1 Development Site, and the Entrepreneurial Marketplace (“EMP”). Unlike the prior two
phases, this engagement phase was rooted in a community-based participatory engagement
approach, in which eight local organizations facilitated outreach within their respective
communities. Each organization self-determined how they should conduct outreach to be more
responsive to the needs and expectations of their community members. Feedback gathered was
used to refine the Phase 1 development vision.
Supportive Appendices
To support Plan implementation, the Master Plan includes three appendices:
1. Public Realm Pattern Book: Guide for the thematic design of the public realm and streetscape
throughout the Opportunity Site
2. Community Benefits Agreement Template: Template for city staff to develop a community
benefits agreement with developers in the Opportunity Site, whenever public subsidy or
support is included with a project.
3. Equitable Development Framework: A functional tool to inform the design of development
and infrastructure in a way that considers design equity best practices.
Plan Adoption
Adoption of the Opportunity Site Master Plan will do the following:
• Affirm the community-driven vision for the Opportunity Site, its build out, and community
benefit expectations
• Provide an actionable policy document for city staff to utilize when pursuing and negotiating
development within the Opportunity Site
• Signal to the development community City and Community expectations for development
from the Opportunity Site, clarifying the development process and expected outcomes
Next Steps & Future Development Approvals
Adoption of this Master Plan does not guarantee development. Future development will still be required
to follow the standard city design review and approval process, prior to being issued construction permits.
To fully align with the Master Plan vision, development north of John Martin Drive may require an
amendment to the City’s Comprehensive Plan for the specific development parcel. These parcels are
currently zoned Commercial Mixed Use (MX-C); however, the densities and site design ranges envisioned
by the Master Plan do extend beyond those of the current MX-C zoning district.
Any Comprehensive Plan approval needs will be identified by city staff to prospective developers and
would be initiated by the developer as part of the development approval process. The amendment
process is required by the Metropolitan Council, and must occur before construction can begin. More
information on this process can be found in the Development Process Overview attachment.
Budget Issues
Adoption of the Opportunity Site Master Plan should have no immediate effect on the budget; however,
the Master Plan should be referenced pending future build out of the Opportunity Site for consideration
of potential City staffing needs and budgeting.
Inclusive Community Engagement
The Opportunity Site Master Plan supports the community-driven development vision of the Opportunity
Site, allowing for on-going alignment with intended development goals.
City of Brooklyn Center | 6301 Shingle Creek Pkwy | Brooklyn Center, MN 55430-2199 | (763) 569-3330 |
www.brooklyncentermn.gov
Antiracist | Equity Policy Effect
The Master Plan seeks to promote equitable, community-serving outcomes of development within the
Opportunity Site, as identified in the Opportunity Site Principles & Goals.
Strategic Priorities and Values
• Strengthen and diversify business development and housing
• Strengthen community and employee engagement in key decisions
• Maintain and enhance public places
Attachments
• Draft Opportunity Site Master Plan
• Attachments A and B: Areas of Possible Comprehensive Plan Amendment and Development
Application Process Overview
• City Council Resolution No. 2021-090 (Opportunity Site Infrastructure Framework to Guide the
Opportunity Site Master Plan)
Member introduced the following resolution
and moved its adoption:
RESOLUTION NO.
A RESOLUTION ADOPTING THE OPPORTUNITY SITE MASTER PLAN AS THE
GUIDING POLICY DOCUMENT FOR THE BUILD OUT OF THE OPPORTUNITY
SITE
WHEREAS, the Opportunity Site Master Plan (“the Master Plan”) is a multi-phased
planning document initiated in 2019, and envisions the future redevelopment of an approximately
80-acre area known as the “Opportunity Site” to a new, mixed-use downtown; and
WHEREAS, a master plan is a big picture, values-driven plan crafted to guide future
development of a specific area, and is not intended to provide specific details for development
projects; and
WHEREAS, the Master Plan is comprised of two primary components:
1. An infrastructure framework that comprises the physical layout of the area with land use,
roads, parks, trails, stormwater, utilities, and other related elements; and
2. An implementation framework that identifies how the physical elements will be delivered
and what they are intended to achieve, as well as development goals, community benefits,
financial feasibility, zoning regulations, and short and longer-term action steps; and
WHEREAS, the Master Plan process was anchored by a three-phase, multi-year
engagement approach, with an intentional effort to deliver community benefits, while realizing the
physical and geographic realities of the area; and
WHEREAS, the Master Plan faced several delays due to the COVID-19 pandemic, civil
unrest, and design uncertainties of the Phase I development within the Opportunity Site, but City
Council and staff were able to continue progressing key elements of the plan; and
WHEREAS, the Opportunity Site Infrastructure Framework was adopted by the City of
Brooklyn Center City Council on July 12, 2021 under City Council Resolution No. 2021-90, as a
foundational component to the Opportunity Site Master Plan process as it provided guidance
regarding land use, road and public space networks, and stormwater systems, and;
WHEREAS, the Infrastructure Framework was a critical component in preserving and
progressing the Opportunity Site Master Plan Process because:
The absence of cohesive site-wide policy guidance severely limits the City from
aligning private property reuse or redevelopment in the Opportunity Site with city and
community goals through the development review process;
The Infrastructure Framework ensured consistency of site-wide infrastructure
planning—particularly land use, roadway, public space, and stormwater systems—
which provides opportunities for more connective, efficient, sustainable, and cost-
effective systems;
City guidance on site-wide land and infrastructure use will aid City staff in their
ongoing conversations with MnDOT over the future use and ownership of MnDOT
held right-of-way (ROW) at John Martin Drive; and
The Infrastructure Framework supported implementation of the City of Brooklyn
Center’s 2040 Comprehensive Plan, upon which the Master Plan is based; and
WHEREAS, the Infrastructure Framework and Opportunity Site Master Plan are not a final
layout of the physical infrastructure elements, but rather a guide to help refine technical details of
the site infrastructure, and future public and private build out of the Opportunity Site that seeks to
deliver long-term community benefits; and
WHEREAS, in November 2022, City Council affirmed the Opportunity Site Public Realm
Framework, which is included as an appendix to the final Master Plan; and
WHEREAS, in August 2023, City Council and staff reviewed additional supportive
appendices to the Master Plan, of which included a Community Benefits Template and Equitable
Development Framework Guide; and
WHEREAS, in March 2024, City Council was provided with additional updates and
opportunities for comment on the Master Plan; and
WHEREAS, in September 2024, the City of Brooklyn Center Planning Commission were
provided the draft Master Plan, received a presentation by City Consultant Bolton & Menk on the
Master Plan, and ultimately recommended City Council approval of the Opportunity Site Master
Plan; and
WHEREAS, any future development within the Opportunity Site will still be required to
follow the standard City of Brooklyn Center review and approval process, and while adoption of
the Opportunity Site Master Plan does not guarantee development, it will do the following:
1. Affirm the community-driven vision for the Opportunity Site, its build out, and
community benefit expectations;
2. Provide an actionable policy document for City staff to utilize when pursuing and
negotiating development within the Opportunity Site; and
3. Signal to the development community City and community expectations for
development from the Opportunity Site, clarifying the development process, and
expected outcomes.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Brooklyn
Center that the Opportunity Site Master Plan be adopted as the guiding policy document for the
future build out of the City of Brooklyn Center’s Opportunity Site.
October 28, 2024
Date Mayor
ATTEST:
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member and upon
vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
DRAFT
Prepared for
City of Brooklyn Center
Prepared by
Bolton & Menk
Opportunity Site Master Plan
Brooklyn Center, Minnesota
October 14, 2024
DRAFT
Acknowledgements
City of Brooklyn Center Leadership
Mayor April Graves
Councilmember Marquita Butler
Councilmember Dan Jerzak
Councilmember Teneshia Kragness
Councilmember Kris Lawrence-Anderson
City of Brooklyn Center Planning Commission
City of Brooklyn Center Housing Commission
Multicultural Advisory Committee
City of Brooklyn Center Staff
Dr. Reggie Edwards, City Manager
Jesse Anderson, Community Development Director
Ginny McIntosh, Planning Manager
Krystin Eldridge, Associate Planner
Liz Heyman, Public Works Director
Ahmed Omer, City Engineer
Ian Alexander, Economic Development Manager
Amy Loegering, Economic Development Coordinator
Table of Contents
Executive Summary – 3
Background – 8
Vision for a New Downtown – 18
Public Realm – 23
Access and Connectivity – 32
Neighborhoods and Economic Development – 42
Implementation – 54
Additional Thanks
Michael Elliott, Former Mayor
Dan Ryan, Former Councilmember
Curt Boganey, Former City Manager
Meg McMahan, Former Community Development Director
Mike Albers, Former City Engineer
Andrew Hogg, Former Assistant City Engineer
African Career Education and Resources (ACER)
Alatus, LLC
BrookLynk
CAPI USA
Ehlers Public Finance Advisors
Hennepin County
Juxtaposition Arts
KimbleCo.
Liberian Business Association (LIBA)
Local Initiatives Support Corporation (LISC) Twin Cities
Opportunity Site Task Force
Metropolitan Council
NEOO Partners
Paadio Consulting
Project for Pride in Living
Resurrecting Faith World Ministries
2Opportunity Site Master Plan Brooklyn Center, Minnesota 2024
DRAFT
3Executive SummaryOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Executive Summary
4
DRAFT
Fiscal
Responsibility
Diversity and
inclusivity
Flexibility
Affordability
Health and
Wellness
Community
Pride
Environmental
Sustainability
Local
Benefit
Counteracting
Displacement
Interstate
4
9
4
Highw
a
y
1
0
0
Opportunity
Site
252
Shingle
Creek
Palmer Lake
Executive SummaryOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Brooklyn Center is a city of the future. The population is rich with
diversity from around the world.
Brooklyn Center also brings strengths from its past. Its location is
accessible and connected. And people value its stock of affordable
housing with convenient access to jobs, shopping, services, and other
amenities.
Transitioning from the past to the future means transitioning spaces
and places built for a previous era that no longer meet current needs. It
also means addressing past and current practices that excluded some
people from benefitting from progress and opportunity, particularly
Black, Indigenous, and other People of Color (BIPOC).
This plan faced seismic shifts in process and timeline due to the
emergence of the COVID pandemic and the murders of George Floyd
and Daunte Wright. The importance of this plan and the build-out of
downtown took on a new importance in light of these events, and
the continued systemic inequalites faced by the city’s predominantly
BIPOC residents.
Redevelopment of the Opportunity Site is a once in a generation
opportunity for Brooklyn Center to seize control of its future, to
grow and change on it’s own terms and to celebrate all that is special
about the community. Rather than re-branding a community through
redevelopment, Brooklyn Center wants to grow in such a way that the
existing character is strengthened — not pushed aside for the sake
of attracting new development.
Brooklyn Center is a fully built-out city. As such, it relies heavily on
redevelopment to grow and enhance its revenues, which enables it to
invest in necessary services, infrastructure, and amenities which are
essential to improving the quality of life of its residents.
This project is also important, because it presents an opportunity for
the City to change the way it has done development in the past. With
land control and a strong position in the market, Brooklyn Center can
define the public benefits of redevelopment — on its own terms.
Purpose The Opportunity Site
Planning Process Goals
»Defined timeline to take advantage of development opportunity
»Consistent with City goals and principles
»Process is grounded in data and best practices
»Provides direct access and benefits for residents
»Authentic engagement to connect people with decisions
»Meaningful opportunities for the public to influence outcomes
»Transparency in decision making
Community Values Expressed in the Plan
Public Engagement and Community Input
The scale and reach of engagement for this Master Plan far
exceeded that of any past effort in City history. The City and its
partners facilitated a three-phased, multi-year engagement
effort guided by city-wide principles including authenticity,
transparency, and trust building. This included an iterative,
evolving approach responsive to the COVID pandemic, and
murders of George Floyd and Daunte Wright. Each of these
monumental events brought disproportionate impacts on
communities of color within and around Brooklyn Center.
Engagement, from the beginning, was intended to support
master plan visioning through an in-depth, inclusive process that
connected with diverse groups of people across the city.
Background
5
DRAFT
Main Street
BC Gateway Park
Parkway
Garden Street
Executive SummaryOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Concepts that Organize the Site
Trail and park connections to the
expansive regional system1
Community anchors to create a core
to Brooklyn Center3
A spine to organize neighborhoods2
Local connections to make access to
Downtown easy4
Downtown Brooklyn Center will...
• ...be a place that represents all of what
Brooklyn Center is and can become.
• ...present people with an attractive place to
invest their time and energy in Downtown
Brooklyn Center as much for what it is as for
what it is near.
• ...contain a mix of uses that appeal to both
current and future residents, entrepreneurs, and
visitors of Brooklyn Center.
• ...have a significant amount of new medium and
high density housing that helps diversify the
City’s housing stock - allowing residents to stay
in Brooklyn Center and while attracting new
residents.
• ...be a place that nurtures local businesses
while also attracting new businesses that appeal
locally and regionally.
• ...generate value to the City by leveraging its
irreplaceable assets - proximity to the Park and
civic buildings, centrality to the City and its
people, and access to the region.
• ...provide benefits, opportunities, and
amenities that are accessible and affordable to
current Brooklyn Center residents.
The Plan for a New Downtown Brooklyn Center
6
DRAFT
Executive SummaryOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Targets for the Planning
Process
»Documented of outcomes of
project-based engagement
»Completed and approved
Community Benefits
agreement (Appendix 4)
»Completed and approved
Equity Development
Framework (Appendix 5)
»Documented mitigation
measures for adverse impacts
and risk factors
Targets for Housing and
Residential Communities
»New housing units will be a
mix of affordable and market
rate, rental and owned, based
on recommendations for the
Opportunity Site Housing
Framework (Appendix 7)
»Housing Framework and policies
regularly reviewed and revised as
development occurs
»Presence of housing types that
meet needs in community
»Availability of renter/homeowner
assistance for local households
»Development of housing types
that support mixed income
communities
»Identify and secure outside
housing funding sources to
leverage local investments
»Development of live-work units
to support small businesses and
home occupations.
»New housing includes walk up,
townhome, and similarly scaled
unit design
Targets for Economic
Development and
Employment
»Percentage and type of
affordable commercial space
for businesses
»Contractor hiring requirements
for construction phase of
projects, including DBEs
»Location of locally owned firms
within the project, including
small, start-up, and minority
owned enterprises
»Presence of incubator space
with accompanying supporting
services for small businesses
»Good jobs for residents of
the city, including needed
placement, training, and
retention services as applicable
Targets for Transportation
and Connectivity
»New off-road trail connections
through the site
»Transit readiness for future
transit services to the site, with
enhanced bus stop/bus station
facilities
»Pedestrian amenities
throughout the entire site
»Sustainable funding mechanism
established to maintain
infrastructure and public realm
Targets for Public Realm,
Public Spaces, and
Environment
»Access for residents to
recreational amenities
»Presence of multicultural-event
spaces that are affordable and
accessible to the community
»Programming for recreation,
culture, arts, youth activities,
etc.
»Public space design that is
reflective of a multicultural
community
»Funding mechanism for
constructing and maintain
public art, and support for
incorporating art in private
development (e.g. art
dedication fee)
Opportunity Site Master Plan Build-out Goals and Targets
*Totals are rounded for estimation purposes.
**Current zoning for this block allows for
lower density ranges, of 10–60 units per
acre. Development applications seeking
densities higher than this range would
require a comprehensive plan amendment.
***Phase 1 Alatus Development Site
****Potential Development Site Within Current
MnDOT ROW (see page 43)
*Phase 1 Alatus Development Site
**Potential Development Site Within Current MnDOT ROW (see page 43)
1*
2
3
4
5
6
7
8
9 10
11
12
13**
Estimated Development Program
Estimated Residential
Program Densities
Estimated Nonresidential Program Floor
Areas
Block Area
(acres rounded)
Low*
(31 u/ac)
Average*
(80 u/ac)
High*
(130 u/ac)Square Feet of Retail Square Feet of
Employment
1
(Phase 1)15 743 units approved in 2022 30,000 - 40,000
(with EMP)-
2 1 31 80 130 --
3 1 31 80 130 --
4 5 155 400 650 5,000 - 10,000 -
5 3 93 240 390 10,000 - 20,000 -
6 3.5 109 280 455 10,000 - 20,000 -
7**7.5 75 263 450 10,000 - 20,000 -
8**5.5 55 193 330 10,000 - 20,000 -
9**3.5 35 123 210 --
10**2.5 25 88 150 --
11**3 30 105 180 --
12 16 ----200,000 - 400,000
13 4 ----15,000
TOTAL 70 1,382 2,595 3,818 75,000 - 130,000 200,000-400,000
7
DRAFT
Access and Connectivity
»Prioritizing pedestrians to create a walkable
community
»Creating a safe and connected bicycle network
»Comfortable and direct access to existing and future
transit.
»Ensuring vehicular access to Downtown from
throughout the City and region.
»Establishing a network of streets that enables people
to get around easily without the use of a car if they
chose.
Downtown Brooklyn Center will have a
transportation system that encourages
walking and biking, is well connected to the
region, and reduces the need to own a car by
providing safe, affordable, convenient and
accessible options.
Housing & Economic Development
»Life-long neighborhoods for new and existing
residents of Brooklyn center to call home.
»Centers and Nodes that combine uses to become
places to gather, a focus for local economic
development and designed to evolve over time
»Spaces that create opportunities for local
entrepreneurs and small businesses in the Downtown
»A range of buildings, development types, and land
uses on a simple block pattern
Downtown Brooklyn Center will feature
building and development patterns that are
compact, sustainable, and mixed - creating
nodes and neighborhoods for people to live
and enjoy at any stage of life
Executive SummaryOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
»An inclusive, accessible, welcoming, and dynamic
public realm that becomes a social and gathering
center for the entire City.
»An “inside out” City that attracts people to spend time
outside together throughout all seasons of the year.
»Recreational and leisure activities for all ages and
abilities
»Connecting to and leveraging the potential of
Centennial Park
»A green and active stormwater system that provides
health, recreational, and environmental benefits to all
Downtown Brooklyn Center will feature a
system of open spaces, streets, trails, and
pedestrian areas that promote healthy
living, social gathering, and environmental
responsibility.
Public Realm
Expected Outcomes of the Plan
The Parkway and Regional
Stormwater Park
Neighborhoods for new and existing
residents of Brooklyn CenterBC Gateway and new
greenspace destinations
FOCUS AREA 2 | Establish Developer
Agreements for Opportunity Site
Private Sector
»City and lender required reports –
environmental, survey, traffic, and geotechnical
»Community benefits and equitable
development evaluations (see Appendices 4 &
5)
Public Sector
»Public finance strategy
»Execution of developer agreements
»Infrastructure design plans and construction
for phase one needs – roads, utilities, lighting,
public realm
Community Partnership
»Complete systems planning and improvements
– stormwater, trails, transit
»Sustainable energy systems development –
scope dependent on viable systems
FOCUS AREA 1 | Complete Environmental
and Systems Planning and Design
Private Sector
»City and lender required reports –
environmental, survey, traffic, and geotechnical
»Plan development for submittal
Public Sector
»Regularly review and update area zoning,
infrastructure, and related policies
»TIF district determination and maintenance
Community Partnerships
»District stormwater approach with Shingle
Creek Watershed
»Regional park and trail connectivity
»City Hall relocation exploration
»District energy exploration
Development-Based Next Steps
DRAFT
8BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Located at the geographic center of Brooklyn Center
and at the nexus of regional trails, roads, and natural
systems, Downtown Brooklyn Center will become a
new social, recreational and commercial hub for the
community. Most importantly, it will become a source of
community pride, a place of convergence that draws on
the remarkable spectrum of people who have chosen to
live in and invest in Brooklyn Center.
Background
9
DRAFT
Brooklyn Center recognizes that, historically,
development patterns have resulted in inequitable
impacts, particularly against BIPOC communities.
These impacts have resulted in harms, such as
displacement and exclusion from the benefits of
new investment. The City endeavors to reverse these
disparities and enhance equitable outcomes by working
towards a more responsible means of advancing
development.
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
10
DRAFT
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Redevelopment of the Opportunity Site is a once in a generation
opportunity for Brooklyn Center to seize control of its future - to grow
and change on its own terms and to celebrate all that is special about
the community.
Brooklyn Center is a fully built-out city. As such, it relies heavily on
redevelopment to grow to enhance its tax base. This enables the City
to invest in necessary services, infrastructure, and amenities essential
to improving the quality of life of its residents. As of 2021, Brooklyn
Center residents carry one of the highest per-capita tax burdens of any
city in the Twin Cities metro.
This project is critical to the future of the city because it presents an
opportunity for the City to change the way it has done development by
bending the process towards outcomes that benefit more people in the
city. With land control and a strong position in the market, Brooklyn
Center can define the public benefits of redevelopment on its own
terms.
This Plan defines what the expected outcomes of redevelopment are
and how they can be translated into public benefits for the City. These
includes:
• Economic benefit/fiscal sustainability generated by increased tax
base
• Range of housing options that meet community needs
• Businesses that provide jobs and needed goods and services
• Accommodation of new places for local businesses and
entrepreneurs
• Community spaces and facilities for recreation, gatherings, events,
learning, etc.
• Parks, trails, and open space with social and recreational benefits
• Green and sustainable elements of buildings, site design, and
systems
• Community-cooperative oversight of the area as it develops
Purpose of RedevelopmentIntroduction History of the Site
Brooklyn Center is a City of the Future.
The population is rich with diversity from around the world. There are
also large numbers of children and youths who call the city home and
they will be future leaders in the years to come. Diversity is the city’s
strength and it is centered in this plan.
Brooklyn Center also brings strengths from its past. Its location is
accessible and connected, and people still value its stock of affordable
housing with convenient access to jobs, shopping, and services.
But the transition from past to future is not without challenges.
For the City, it means transitioning spaces and places built for a
previous era that no longer meet current needs. For the people, it
means addressing past and current practices that excluded some
communities from benefitting from progress and opportunity,
particularly people of color, people with low-incomes, and renters.
Rectifying this requires addressing the potential for displacement and
gentrification in the city.
The Opportunity Site project can’t meet every need. But it can
help. For Brooklyn Center, this means creating a new place that
strives to meet the needs of residents and workers, adds value to
the community, and becomes a source of community pride. For the
people, this means creating an accountable process that addresses
past problems and provides transparency, accountability, and benefit
to existing residents.
At one time, the Brookdale Mall area was a regional destination and
the retail/service lifeblood of the City’s economy. But shopping trends
changed dramatically at the beginning of the new century leading to
the closure of the mall in 2009. This had economic ripple effects across
the city. Since then, the City has been proactive in seeking to facilitate
a transition for the area, including redevelopment of Shingle Creek
Crossing and the purchase of land for the Opportunity Site.
The “Opportunity Site” is an predominantly vacant area comprising
approximately 80 acres of land between Bass Lake Road/County Road
10 and Summit Drive North, and Shingle Creek Parkway to Highway
100. Approximately 49 acres of this land is owned by the City. Since the
closure of Brookdale Mall and the loss of surrounding retail, the City
of Brooklyn Center has strategically acquired vacant commercial sites
and prepared them for redevelopment. While much of the Shingle
Creek Crossing area is built-out, the Opportunity Site area (despite a
2006 master plan) has yet to see any redevelopment. However, there
is now significant energy around a new development vision. General
guidance for the site is included in the City’s 2040 Comprehensive plan,
and recently adopted Unified Development Ordinance.
In 2022, the City entered into a Preliminary Development Agreement
with Alatus, LLC to master plan and develop 15 acres of the
Opportunity Site. Alatus and the City share a vision that includes
a dense, mixed-use, walkable “downtown,” with a mix of retail,
entertainment, and residential uses. Multi-family housing, and
employment uses intend to provide a vibrant mix of activity that
draws people to the area. A park and open space network anchors
the development providing regional stormwater capacity as well as a
recreation amenity.
11
DRAFT
Portraits of Brooklyn Center
Sources:
*U.S. Census Bureau, Decennial Census, 2020.
**U.S. Census Bureau, American Community Survey 5-Year Estimates, 2022.
Born in Asia:
5%**
Born in Latin America:
7%**
Female:
51%*
Median age:
33.1*
Asian:
19%*
Black:
28%*
Two or More Races or Some Other Race:
17%*
White:
34%*
Hispanic / Latino:
14%*
Renters
37%*
Born in Africa:
10%**
Residents Born outside the US:
22%**
Brooklyn Center population:
33,782*
Seniors age 60 and over:
14%*
Youth Under age 18:
28%*
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
The People of Brooklyn Center
12
DRAFT
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024 Background
A Public Driven Process
To truly create a vibrant and unique city center that serves all of Brooklyn
Center, a values-based approach was undertaken by the project team and
city staff. At the center was a community-driven engagement process
enacted with a commitment to bring authenticity, transparency, trust
building, and recognition of both long- and short-term wins. All this, while
understanding the site’s role within larger changes happening across
Brooklyn Center and the region. The resulting scale and reach of this multi-
phase engagement exceeded that of any past effort in the City’s history.
To conduct this effort, the City facilitated a three-phase engagement
approach spanning the visioning, planning, and implementation of the
Opportunity Site vision.
PHASE 1: Spring 2019-Spring 2020
The initial phase of engagement centered on creating a foundation for
the goals and priorities of the Opportunity Site by identifying community
existing conditions, concerns, opportunities, and desired development
benefits. Activities included: four facilitated stakeholder workshops, several
event pop-ups, establishment of a multicultural advisory committee, a
podcast, open houses, social media, online survey, use of local student
liaisons, and updates to city leadership. The more than 1,000 direct
engagements from Phase 1 directly informed the Opportunity Site Master
Plan goals, principles, and vision.
PHASE 2: Spring 2020-Winter 2021
The second phase of engagement unveiled and vetted the draft Master
Plan to ensure it aligned with community desires and sought to proactively
mitigate unintended consequences of future development. Activities
included: a series of community-convened, city-convened, and community-
organization convened meetings, use of a custom-made “meeting in a
box” toolkit for public-facilitate meetings, open houses, social media,
online and paper surveys, interactive online maps, and updates to city
leadership. These activities were purposefully conducted and evolved
in respect to the murder of George Floyd and Daunte Wright, the latter
of which occurred within the city, as well as the COVID pandemic that
brought disproportionate impacts on communities of color. Feedback from
Phase 2 directly informed Master Plan guidance around equity, housing
affordability, environmental expectations, traffic and roadway design,
financial prioritization, and desired community benefits.
Planning Process Goals
»Defined timeline to take advantage of present development
opportunities
»Consistent with larger city goals and principles
»Process is grounded in data and best practices
»Outcomes provides direct access and benefits for city residents
»Authentic engagement to connect people with decisions
»Meaningful opportunities for the public to influence outcomes
»Transparency in decision making
Guiding Principles
Four guiding principles emerged from the Phase 1 community workshops that
reinforce a sense of community pride in Brooklyn Center, and are the guiding
lens for this plan.
PHASE 3: Winter 2021-Summer 2022
The third and final engagement phase pivoted from the Master Plan to
specific development projects, specifically the Alatus Development Site
and the Entrepreneurial Market. Unlike the prior two phases, the specificity
of feedback necessary for Phase 3 led to a community-based participatory
engagement approach, in which eight local organizations facilitated
outreach within their respective communities. Each organization was
provided wide latitude on how they conducted outreach in order to be more
responsive to the needs and expectations of their community members.
During this Phase, the Alatus development team presented their site
vision and programming multiple times to both the engagement steering
committee, and smaller focus groups. These meetings covered topics such
as housing, financing, environmental assessments, and the development
process.
13
DRAFT
The Opportunity Site and its Surroundings
MinneapolisMinneapolis
RobbinsdaleRobbinsdale
PlymouthPlymouth
Maple GroveMaple Grove
FridleyFridley
RosevilleRoseville
Brooklyn CenterBrooklyn Center
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Natural Systems
The Opportunity Site is located one
mile from the Mississippi River and
sits adjacent to Shingle Creek. Both
are part of regional recreational
systems that offer significant
amenities.
Neighborhoods
The area was developed in the
1960s when land uses were strictly
separated. As a result, the site
is separated from surrounding
neighborhoods by large parks and
highways.
Brooklyn Center in the Region The Opportunity Site in Brooklyn Center
Highways
The Opportunity Site is located along
major freeways and highways (I-694,
I-94, MN-100, and MN-252). It is
easily accessible from throughout
the region. This Plan recommends
leveraging these connections to
attract residential, commercial, and
recreation uses.
Trails
The Site is located at the junction
of two regional trails which connect
to the Mississippi River to the east,
and large parks and lakes to the
west, north, and south. The Plan
recommends leveraging these assets
and creating a new trail through the
Site.
Transit
Metro Transit recently opened the
C and D Bus Rapid Transit (BRT)
Lines, both of which terminate at a
charging and layover station adjacent
to the Opportunity Site. This Plan
recommends long term exploration
of relocating the station in the
Opportunity Site and making it part
of a mobility hub that serves the area.
Local Roads
The Site has few local roads serving
it and through it. Redevelopment
of the Site will require considerable
new infrastructure in order for it to
be redeveloped.
14
DRAFT
The Opportunity Site in Brooklyn Center
The Opportunity Site is approximately 80 acres, about 61% of which
is owned by the City’s Economic Development Authority (EDA). While
this study focuses on the Opportunity Site, it took into consideration
a significantly larger area because of its close relationship to the
Opportunity Site.
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Centennial ParkCentennial Park
County County Building / Building / LibraryLibrary
Brooklyn Brooklyn Center Transit Center Transit CenterCenter
Earle Brown Earle Brown Conference Conference CenterCenter
Bass Lake RoadBass Lake Road
Summit DriveSummit Drive
Jo
h
n
M
a
r
t
i
n
D
r
i
v
e
Jo
h
n
M
a
r
t
i
n
D
r
i
v
e
Sh
i
ngl
e
C
r
e
e
k Par
k
w
ay
Sh
i
ngl
e
C
r
e
e
k Par
k
w
ay
Earle Brown Earle Brown Elementary Elementary SchoolSchool
Brooklyn Brooklyn Center City Center City HallHall
Publicly Owned PropertiesPublicly Owned Properties
Existing conditions at the Opportunity Site, looking south
15
DRAFT
Affordability:
Housing, small business space, and
community events
Diversity and inclusivity:
Multicultural and welcoming
environment
Health and wellness:
Recreation, active living, public
safety, and health
Fiscal responsibility:
Using city resources to leverage
private investment
Flexibility:
Responsive to emerging opportunities
as they align with goals
Local benefit:
Ensuring that city residents are
direct beneficiaries
Community pride:
Creating a space that locals are
proud to share
Environmental sustainability:
Supporting long term
environmental health
Counteracting displacement:
Ensuring project does not price out
residents
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Suburbs around the country have been finding themselves at the
center of regional changes — a trend further expanded by the COVID
pandemic that occurred in the middle of the planning process for
the Site. As inner ring communities, such as Brooklyn Center, are
re-discovered by the marketplace for their locational advantages,
many are faced with the dilemma about how to change and grow
in a way that benefits the existing community. Rather than re-
branding a community through redevelopment, communities such as
Brooklyn Center seek growth in such a way that existing character
is strengthened, not pushed aside for the sake of attracting
something new.
This project pays very close attention to guiding development in a
way that it serves those who have already chosen to live in Brooklyn
Center. While it undoubtedly will attract new residents and businesses,
its primary purpose is to help improve the quality of life for those who
call Brooklyn Center “home.”
To answer this question, the project spent considerable effort listening
to the existing community to better understand what inclusive
development means to them (refer to Appendix 6 for more details and
information on the public engagement process and results).
Between 2019 and 2022, the project had over 1,000 direct
engagements with residents and community stakeholders. While
participants were not asked to identify themselves directly, the
majority of participants were estimated to be people of color,
reflective of the minority majority composition of the city, which
remains one of its greatest strengths.
What Makes This Different
Community Values Expressed in the Plan
16
DRAFT
BackgroundOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Project Goals
Brooklyn Center hosts a diverse population,
spanning a wide range of household incomes.
During the creation of its 2040 Comprehensive Plan
the City outlined several housing goals to provide a
critical lens under which Opportunity Site housing
is being assessed. These goals were further echoed
throughout the extensive community feedback
sessions, and two housing studies in 2022 by the
Center for Urban and Regional Affairs, and a the
Urban Land Institute.
These housing goals are a priority of the
Opportunity Site’s development, with the over
arching intent of protecting housing affordability
and access for all people. This includes a
commitment to providing a range of housing types
and price points while being mindful of potential
impacts regarding gentrification and displacement.
While there is currently no housing located
within the Opportunity Site, these concerns were
recognized throughout the planning process by
city staff, local stakeholders, and the entire project
team.
Early housing scans and known best practices,
discussed further in Appendix 7, suggest the need
to offer a diversity of housing types, locations,
ownership models, and styles. The Opportunity
Site presents a remarkable opportunity to pursue
this strategy while incorporating a range of housing
prices throughout. As findings from formal housing
studies are received, appropriate percentages of
housing affordability at varying household AMI
levels will be outlined and integrated into site
benchmarks.
Brooklyn Center carries a robust entrepreneurial
spirit driven strongly by its diverse populations.
Residents and business owners work hard every
day to make the city a great place to build and
grow a business. These groups were also among
those hit hardest by the COVID pandemic and
resulting economic impacts. This project, therefore,
presents a unique opportunity for the city to help
promote and grow local businesses, provide needed
goods and services, and grow jobs for residents.
As the city continues to grow, so too do the needs
for additional and innovative job and business
opportunities. Through the goals and subsequent
targets, shown at the right, Brooklyn Center intends
to leverage the Opportunity Site development
towards facilitating accessible, affordable, and
supportive business opportunities.
Targets for Economic Development and
Employment
»Percentage and type of affordable commercial
space for businesses
»Contractor hiring requirements for construction
phase of projects, including DBEs
»Location of locally owned firms within the
project, including small, start-up, and minority
owned enterprises
»Presence of incubator space with accompanying
supporting services for small businesses
»Good jobs for residents of the city, including
needed placement, training, and retention
services as applicable
Neighborhood and Housing Goals Economic Development and Employment Goals
Targets for Housing and Residential
Communities
»New housing units will be a mix of affordable
and market rate, rental and owned, based on
recommendations for the Opportunity Site
Housing Framework (Appendix 7)
»Housing framework and policies will be regularly
reviewed and revised as development occurs
»Presence of housing types that meet underserved
needs in community
»Availability of renter/homeowner assistance for
local households
»Development of housing types that support
mixed income communities
»Identify and secure outside housing funding
sources to leverage local investments
»Development of live-work units to support small
businesses and home occupations.
»New housing includes walk up, townhome, and
similarly scaled unit design
17
DRAFT
Opportunity Site Master Plan Brooklyn Center, Minnesota 2024
As local, regional, and national transportation
needs evolve, so too do the ways in which Brooklyn
Center should provide opportunities of equal
mobility for all residents. The Opportunity Site will
seek to support the attainment of City and regional
transportation goals while creating a multimodal
network to and through the Opportunity Site,
itself. This will include consideration of and
accommodation for transit, pedestrian, bicycle, and
new modes. It will also establish an entirely new
street grid network to facilitate comfortable and
safe mobility for all.
The public realm is the “community living room,” a
critical component of any thriving city. As Brooklyn
Center continues to grow and develop its public
realm, the Opportunity Site is oriented around
a series of cornerstone public spaces at varying
scales and functions. Each space will continue to
promote city values of celebrating and embracing
community diversity, accessibility, and affordability,
all the while connecting to the larger surrounding
public space network.
Public Realm, Public Space and
Environment Goals
»Access for residents to recreational amenities
»Presence of multicultural-event spaces that are
affordable and accessible to the community
»Programming for recreation, culture, arts,
youth activities, etc.
»Public space design that is reflective of a
multicultural community
»People-focused design that is walkable and
bikeable
»Incorporating art, culture, and community
identity into the site
»Development is green and sustainable in design
»Inclusion of an indoor/outdoor market space
»Funding mechanism for construction and
maintenance public art, and support for
incorporating art in private development (e.g.
art dedication fee)
Transportation and Connectivity Goals
»Safe, attractive, and convenient access to
pedestrian, bicycle, and transit systems
»Ability to walk, bike, or ride transit to jobs,
education, cultural resources, and shopping
»Convenient parking facilities, including
accommodation of bicycle and pedestrian
access
»Attractive, comfortable, accessible transit
facilities are available
»Presence of wayfinding and systems
information for all modes, as appropriate
»Development promotes traffic calming and
pedestrian safety
»Accessible to all residents through a Universal
Design approach
»Design and development reflect distinct
identities of local cultural heritage
»New off-road trail connections through the site
»Transit readiness for future transit services
to site, with enhanced bus stop/bus station
facilities
»Pedestrian amenities throughout the entire
site
»Sustainable funding mechanism established to
maintain infrastructure and public realm
Public Realm, Public Spaces, and Environment Goals Transportation and Connectivity Goals
Background
DRAFT
18VisionOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Vision for a New Downtown
19
DRAFT
VisionOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Vision for a New Downtown Brooklyn Center
Located at the geographic center of Brooklyn Center and at nexus of
regional trails, roads, and natural systems, Downtown Brooklyn Center
will become a new social, recreational and commercial center for the
community. It will become a source of community pride as it draws on
the remarkable spectrum of people - diverse in background and age -
who have chosen to live in and invest in Brooklyn Center.
The Downtown will evolve gradually over time, both in response
to market forces as well as shaped by the public vision for a new
Downtown. The Plan proposes a mix of uses and spaces that create
neighborhoods and nodes of activity. These places within the
Downtown will allow new and existing residents of Brooklyn Center to
gather, recreate, work, and live.
Downtown Brooklyn Center will...
• ...be a place that represents all of what Brooklyn Center is now
and can become.
• ...be a place where people choose to invest their time and energy
in as much for what it is as for what it is near.
• ...contain a mix of uses that appeal to both current and future
residents, entrepreneurs, and visitors.
• ...have a significant amount of new medium and high density
housing that helps diversify the City’s housing stock - allowing
residents to stay in Brooklyn Center while attracting new
residents.
• ...be a place that nurtures local businesses while attracting new
businesses that appeal locally and regionally.
• ...generate value to the City by leveraging its irreplaceable assets
— proximity to the park and civic buildings, centrality to the City
and it’s people, and access to the region.
20
DRAFT
VisionOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Trail and park connections
between the Site and its
surroundings will create
recreational and public space
amenities for Downtown.
Connections will provide
access to regional systems
and will organize the shape of
development within the Site
Though the Downtown will
have a significant amount of
housing, it will also contain
mixed-use nodes around
which nonresidential uses
will cluster. These nodes will
have community anchors that
compliment eachother.
A pair of spines — one
pedestrian-oriented and one
multimodal street — will form
the core of the downtown
neighborhoods with small
parklets, community spaces,
and active street fronts
throughout
Downtown will be locally
accessible with improvements
to surrounding streets,
bridges, and intersections.
The Downtown street grid
will extend into surrounding
areas providing many local
connections for residents
in Brooklyn Center to get
Downtown.
Community anchors to create a core to
Brooklyn Center
Two spines to organize neighborhoods Local connections to make it easy to get to
Concepts that Organize How the Site will be Developed
Trail and park connections to the expansive
regional system1 3
2 4
21
DRAFT
E
E
VisionOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Places in Downtown Brooklyn Center
Main Street
Neighborhoods
Garden Street
BC Gateway Park
Parkway Street
A
A
B
C
C
D
D
B
22
DRAFT
VisionOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Neighborhood and Economic
Development Features
• Small blocks that support a range of
development patterns and densities
• Between 1,500 and 2,300 new housing units
that proivde a full spectrum of housing options,
including market-rate and affordable rental and
ownership options.
• Two new neighborhoods with neighborhood
parks and amenities at their core and a Garden
Street linking them
• Commercial development that is regionally
attractive while helping to grow local businesses
• Approximately 100,000 to 150,000 square feet
of nonresidential space
• John Martin Drive featuring restaurant and
live-work buildings
• Full-service urban grocery stores or markets
• A 20,000 square foot Entrepreneurial
Marketplace that supports and incubates local
businesses
Main Features of the Plan
The Vision for redevelopment of the Opportunity
Site is to create a new and real downtown for
Brooklyn Center. Like many suburban communities
developed in the 1950s and 1960s, Brooklyn Center
grew quickly and without an identifiable center.
This pattern occurred because land was inexpensive
land, suburban lifestyles became fashionable, and
regional access for vehicle travel was made easier
through highways. There was no recognized need,
at that time, for a center of commerce, social life,
recreation or government. Instead of developing
outward from a center, the community grew east to
west as an extension of North Minneapolis.
This Plan proposes to redevelop the geographic
center of the City with a mix of uses that create
a center of commerce, recreation, social life, and
government, all integrated with new housing. This
new downtown will be accessible, welcoming,
active, and an embodiment of the best of what
Brooklyn Center can offer its residents and the
region. It will fulfill existing and emerging needs of
the city and it will become a place of pride.
Downtown Brooklyn Center will become a
connection point for the city and its existing and
future assets. It can become a starting point to
address the broader challenges of Brooklyn Center
and a model for how other communities can use
redevelopment to address their most pressing
needs.
Access and Connectivity Features
• A transportation system that reduces the need
to own a car by providing safe, affordable, and
convenient alternatives
• Streets that are designed with comfortable
sidewalks, robust landscaping, and minimal
parking
• A mobility hub that offers convenient
connections between BRT lines, a Park and
Ride, bicycle facilities, and vehicle facilities.
• Complete pedestrian and bicycle connectivity
within the Downtown and beyond to connect to
the rest of the City
• Readiness for emerging transportation
technologies, such as an AV circulator, drop off
zones, and micro mobility,that reduce the need
to use a single-occupancy vehicle for many trips
within the Downtown.
Public Realm Features
• Recreational opportunities for people of all ages
and abilities to support healthy lifestyles.
• Public spaces that encourage people to socialize
and to be outdoors throughout all seasons
• A green and active stormwater system that
provides health, recreational, and environmental
benefits
• Paths and trails that connect internally as well as
to surrounding park and amenities
• A pedestrian-scaled “Garden Street” lined
with lower density housing, that connects the
Downtown internally
• A Parkway multimodal street offering the
primary vehicle through-access with additional
access to trails and public amenities, while
connecting the Downtown internally
DRAFT
An inclusive and accessible system of open spaces, trails
and pedestrian ways that promotes healthy living, social
gathering, and environmental responsibility
23Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Public Realm
24
DRAFT
Public Realm Summary
»An inclusive, accessible, welcoming, and dynamic public realm that
becomes the social and gathering center for the entire City.
»An “inside out” City that attracts people to spend time outside
together throughout all seasons of the year.
»Recreational and leisure activities for all ages and abilities.
»Connecting to and leveraging the potential of Centennial Park
»A green and active stormwater system that provides health,
recreational, and environmental benefits to all.
Downtown Brooklyn Center will feature a system of open spaces, streets, trails, and pedestrian areas that promote
healthy living, social gathering, and environmental responsibility.
Downtown Brooklyn Center’s public realm will become the backbone
of the district and an extension of surrounding natural areas,
parks, and trails. It will consist of spaces and buildings that enable
community pride, healthy living, social gathering and environmental
responsibility. The public realm will consists of parks, streets,
sidewalks, plazas, and greenways.
The public realm in the Opportunity Site include the spaces that are
owned and shared by the community. As such, the public realm carries
a high responsibility to ensure accessibility, inclusion, equity, and an
overall welcoming posture. This will take many forms, including artistic
installations that represent the diversity of the community and spaces
that are welcoming and accessible.
An inclusive Downtown is one in which people from across the
community can come and feel welcome. In gathering ideas for the
Opportunity Site’s public spaces, inspiration from across the world
was gathered and studied to guide how the people from all walks
of life come together, socialize, celebrate, and express themselves
freely. They belong to the public and they embody the ideals of the
full community. As such, public spaces in the Opportunity Site will
be open, free, and easy to reach. They will facilitate socializing and
gathering, and they will represent and reflect the diverse culture of the
community.
Having cherished public spaces that are inclusive is an opportunity for
the community to celebrate itself.
The Master Plan employs the following strategies to help promote a
public realm that it inclusive, accessible, and welcoming:
• The proposed street grid and park system of are connected to
other public streets and parks. This intends to define Downtown
as an integrated part of the City, not an inaccessible or exclusive
enclave.
• The Garden Street and Parkway will stitch together the
Opportunity Site’s many public spaces, including plazas, a large
stormwater park amenity, and multimodal facilities interspersed
amidst high-quality streetscape.
• Main Street is a lively public street lined by restaurants and
shops, many of them locally owned and operated. In addition to
traditional storefronts, Main Street will have opportunities for
small businesses to thrive in pop-up vendor kiosks, food trucks,
micro retailing, and other low cost spaces.
• Downtown will be notable for its abundant public art and the many
placemaking opportunities throughout its many public spaces.
Private property will also be encouraged to utilize local artists to
enliven their projects and the Downtown overall.
• An indoor/outdoor entrepreneurial market - the Entrepreneurial
Market Plaza (EMP), will incubate and support local businesses.
The City will partner with an organization that can provide
operational management for the EMP, and business support to
small local businesses to help them succeed. A public-facing plaza
will be located outside the EMP, and anchor the Garden Street.
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Public Realm — Overview
25
DRAFT
Ramblas in Barcelona
Walking Street in Phuket, Thailand
Neighborhood Park
A small neighborhood park will be located
in the northeast corner of the Opportunity
Site. The passive park space will offer a
smaller recreation focal point, and anchor
the north end of the Garden Street.
Greenway Trail
A linear Greenway through the site will link
the Downtown to the regional trails and
serve as an important link in the stormwater
system. The greenway will form the edge of
the Regional Stormwater Park.
Garden Street
Small parklets (one per block) are located
along the neighborhood Garden Street. The
parklets are designed for young children
and caregivers. Amenities will include
community gardening spaces and small
play equipment.
Gateway Park
The southwest edge of the Opportunity
Site will include an active park space that
bridges the Garden Street to the EMP
Plaza. The space will be located along
Shingle Creek Parkway and serve as a
connection to Centennial Park.
Regional Stormwater Park
Over 60% of the Opportunity Site’s
stormwater needs will be serviced by a
regional pond system that includes trails,
plazas, and natural plants. This stormwater
park will also provide be a recreational
amenity and habitats for native wildlife.
EMP Plaza & Flex Street
At the intersection of the Garden Street
and Parkway, the EMP Plaza is on the
north edge of the EMP marketplace. The
plaza will have space for market activities,
small and medium sized gatherings, and
“spillover” space into the adjacent private
flex street, or public Gateway Park.
An inclusive, accessible, welcoming and dynamic public realm that becomes a
social and gathering center for the entire city.
Broad Street in Monrovia, Liberia
Zócalo in Oaxaca, México
Tianguis in Mexico City Hidden Night Market
Downtown will celebrate the
diversity of the community with
a series of accessible public
spaces in which all residents of
Brooklyn Center are welcome to
participate in the social life of
the City — to meet both familiar
faces and strangers.
Parklets
Parks
Plaza
Greenway
Regional Stormwater Park
Main Street Pedestrian
Walkway
D
E
F
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
A
B
C
A
D
E
E
BC
F
F
26
DRAFT
Design a Living Room, Not a Sitting Room1
2
3
4
5
6
Foster Small Group Interactions
Celebrate Slowing Down
Build in Sensory Variety
Promote Unique but not Illegible
Set Positive Rules
Principles and Examples of Designing
Inclusive and Welcoming Spaces
Successful public spaces that feel inclusive and
welcoming to a broad cross section of people are often
actively programmed and managed. Well managed
spaces create both community and place value.
Whether public or privately owned, they help create
authenticity and sense of local flavor - a important
defining feature of the Downtown.
Recreational and leisure activities for all ages and abilities
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
27
DRAFT
An “inside out” city that attracts people to spend time outside
together throughout all seasons of the year.
Downtown will promote healthy living and an active civic life by creating a variety of outdoor spaces
that are comfortable and pleasant throughout all seasons of the year.
Flexible Gathering and Playspaces
Simple open spaces accommodate large
gatherings and celebrations and serve as
simple passive playspaces
A
Small Spaces within Large Spaces
Intimate spaces are within and adjacent to
large spaces, allowing them to contract and
expand as needed
DOutdoor comfort
Awnings, canopies, and indoor/outdoor
spaces provide protection from the
elements throughout the year.
B
Active Ground Floor Uses
Open spaces are animated with ground
floor uses that are public and active
throughout the day and week.
C Indoor/Outdoor Spaces
Buildings with large openings onto public
spaces create flexible areas that contribute
to a safe and active public realm year
round.
E
E
A
B
B
B
C
C
D
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Deep retractable awnings and
sunshades allow outdoor spaces to
be semi-enclosed during the colder
seasons while offering protection from
the harsh summer sun.
Winters can be celebrated with outdoor
activities and seasonal shelters
28
DRAFT
A Downtown designed with winter (and fun) in mind
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Principles and Examples of
Designing for and Enjoying the
Winter
Winter GardensWinter Accommodations
»Bright colors to offset darkness
»Deciduous trees allow sun to reach
habitable areas in the winter
»Evergreens block winter wind
»Winter gardens to create indoor
microclimates
»Narrow, not broad towers to allow
sunshine to penetrate down to the
sidewalk and other public spaces
»Lighting that is pedestrian scaled, a
warm color, and glare-free
»Parks that have southern exposure
and are protected from winds
»Patios that can be converted to
winter play areas or skating rinks
»Deep and retractable canopies to
protect sidewalks from rain and snow,
but allow sunlight to penetrate
»Temporary enclosed structures such
as enclosed gazebos or clear igloos.
Articulated walls and step backs that
prevent harsh winds from impacting
pedestrians on sidewalks
»Spaces for public fire pits and
warming huts
Winter Recreation
29
DRAFT
Passive Park
Opportunity-Driven Park Space Design
Major public investment as part
of the Phase 1 Opportunity Site
Redevelopment, for public space in the
regional stormwater pond, EMP Plaza,
and Parkway streetscape design.
Unlike other redevelopment sites with
established blocks and road networks,
the Opportunity Site is a blank slate.
Rather than use the lack of existing
framework to be overly prescriptive,
the city intends to use this Master Plan
as a guideline to inform final build-out
design.
One component of this will be the
final arrangement and design of the
Gateway Park and Neighborhood
Park.
While the Gateway Park intends to
be active and event-oriented, the
Neighborhood Park may be a larger
space to accommodate entrepreneurial
activities such as Farmer Markets,
Makers Nights, or civic gatherings.
Should a future city hall be built in this
area (see pg 47), this larger park should
consider physical and programmatic
connections to the building.
As build-out occurs, the city will
work with prospective developers
on finalizing exact development
site and roadway alignments that
support the strongest park design
and programming outcomes for the
Opportunity Site.
Passive Park
Activated Park
Farmers Market / Plaza
Active / Programmed Edge
Active Greenway
Alternative Market Plaza
Linear Park - South
Gateway Park Neighborhood Park
Cornerstone Park
Linear Park - North
Park Programming and Design Framework
Downtown will feature
a trio of complementary
parks. The Stormwater
Park will be interwoven
with the designed
stormwater pond
system, while Gateway
and Neighborhood
park designs will be
opportunity-driven to
reflect development
realities and City
resources.
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
B
B
A
A
30
DRAFT
Connecting to and leveraging the potential of
Centennial Park
The Plan
recommends
highlighting
Shingle Creek as a
natural amenity,
and providing more
active features and
trail connections to
enhance access.
A new shared
use trail through
the interior of the
Opportunity Site
will provide bike
and pedestrian
connections
to adjacent
neighborhoods and
regional trails.
Potential Parks Design in Downtown
Area Park Improvements
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Park improvements to enhance the natural features
of Shingle Creek
Regional Recreation Attraction
(see following page)
D
E
B Potential expanded recreation center
A Potential wetland enhancements with boardwalk,
trails, and ecological improvements
Interior Bike and Pedestrian Trail
Connects bikes and peds through the
Opportunity Site
C
Regional Trail Access
Connecting to Twin Lakes Regional Trail
and West Mississippi River Regional Trail
DBGateway Mini Park
Creates “bridges” through
greenspace into Downtown
A
A
A
B
A Enhanced Intersections and
Crossings
Safer cross points between Downtown
and Shingle Creek Regional Trail, with
access to Centennial Park
D
C
C Gateway mini park, within the DowntownShingle Creek Shingle Creek ParkwayParkwayCentennial Centennial ParkPark
C
C
B
A
D
Centennial Centennial ParkPark
31
DRAFT
A green and active regional stormwater system that provides
health, recreational, and environmental benefits to all
Downtown will feature a
regional stormwater system
that manages rainwater
throughout the district while
also serving as a recreational
and aesthetic amenity for
residents and visitors.
A Garden Street with rain gardens
The north south pedestrian spine will
contain rain gardens on every block with
center drainage. These will also serve as
small green spaces along the street.
Neighborhood streets with
stormwater drainage
Neighborhood streets in the Downtown
will have enhanced stormwater drainage
collectors and conveyors.
Linear stormwater parkway and
greenways along the edge of the
large greenspace
A 50’ greenway and stormwater feature
is proposed along the multimodal spine
road. This space can be used to convey
water through a treatment train before
it enters the regional ponds. The space
will also be used for the shared use
trail connecting regional trails to the
Opportunity Site.
Stormwater Drainage
Greenway and
treatment train
Garden Street “green
street”
Regional Stormwater
System
DA
Public RealmOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
A
D
C
B
C
B
Regional Stormwater Park
A three-pond regional detention and
treatment feature will serve approximately
60% of the Opportunity Site’s stormwater
management requirements. A series of
trails and plazas will weaving between
the ponds, offering a health-oriented
feature. Native plants will support habitat
restoration. Once treated, water will be
conveyed back to Shingle Creek.
Phase 1 Conceptual Development,
and Regional Stormwater System
DRAFT
Downtown Brooklyn Center will have a transportation
system that encourages walking and biking, is well
connected to the region, and reduces the need to own
a car by providing safe, affordable, convenient and
accessible options.
32Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Access and Connectivity
33
DRAFT
Access and Connectivity — Overview
»Prioritizing pedestrians to create a walkable community
»Creating a safe and connected bicycle network
»Ensuring vehicular access to Downtown from throughout the
City and the region.
»Establishing a network of streets that enables people to get
round easily without the use of a car if they chose.
Downtown Brooklyn Center will have a transportation system that encourages walking and biking, is well
connected to the region and reduces the need to own a car by providing safe, affordable, convenient and accessible
options.
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Creating strong access to and connectivity within the Downtown
is essential to creating a healthy, prosperous and unique area. The
transportation system for the Downtown is designed to balance
modes of travel (bike, transit, walking, and cars) so the Downtown
is easy to get to but also enjoyable to spend time. Over time, the
Downtown will offer the opportunity to reduce the need to own a
car because the transportation system within Downtown and its
connections to outside downtown will be convenient, safe, connected
and affordable.
The transportation system will support a healthy lifestyle for residents
by ensuring all internal trips are feasible by foot or bicycle, and the
Downtown has access to regional trails that connect throughout
Brooklyn Center.
Streets in Downtown will have a graduated hierarchy to support
varying intensities of urban activity. Wider streets will support
regional attractions, while narrower streets will form the core
to neighborhoods. All streets, regardless of width or adjacent
development, will have wider than average sidewalks, safe crossings
and streetscapes with a unique sense of character, rhythm, and
comfort.
Access and Connectivity Summary
Downtown will be well connected to all of Brooklyn Center and to the
region through improved bicycle, transit and vehicular connections.
For example, the Plan recommends surrounding regional trails are
routed through the downtowns, and the nearby BRT Terminal is
relocated to within the Downtown.
The proposed Plan also considers and incorporates quickly evolving
technologies that impact how people circulate through cities and
move from place to place. Features such as a mobility hub that
provides connections between modes, dynamic curbs that can be re-
programmed daily, and embracing micro mobility (scooters, etc) are
some of the ways in which this Plan anticipates a future transportation
system that gradually becomes more technologically advanced.
34
DRAFT
Prioritizing pedestrians to create a walkable community
Safe crossings of Shingle Creek
Parkway
Re-striped, narrowed, and painted
intersections along Shingle Creek Parkway
will reduce the pedestrian crossing distance
by as much as 30%. Additional features
such as a pedestrian countdown timer, a
leading light, and well marked crosswalks
will reduce barriers and increase the safety
of crossing shingle Creek Parkway.
The pedestrian network in
Downtown Brooklyn Center
is designed to provide access
to daily needs within walking
distance of all residents and
visitors.
Slow Zone at Dam Square in Amsterdam Painted Intersection
Scramble Intersection Widened sidewalks
Garden Street: A street that is shared equally between pedestrians, cars, and bikes.
C
Full pedestrian network with
sidewalks on every block
Every street will have 6’ sidewalks on both
sides, wide enough for a person pushing a
stroller to pass an individual in a wheelchair
without discomfort.
Slow Zones that prioritize
pedestrians
Slow zones at key crossing locations
of The Parkway will create a seamless
connection between the developed areas
of Downtown and the park along its
eastern edge.
CA
Garden Street Spine
The north south street in between Shingle
Creek and The Parkway will be a “Garden
Street” in which Pedestrians, bikes, and
cars share the space between buildings.
The street will curve gently to create
usable greenspaces, rain gardens, and
parklets.
D
D
B
B
A
D
B
B
B
B
B
C
C
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Slow Zones
Tabled Intersections
Scramble Intersection
Pedestrian Only
Shared Street
Pedestrian Trail
A
35
DRAFT
Creating a safe and connected bicycle network
Re-purposed bridge across
Highway 100
MnDOT is considering the closure of the off
ramp from Highway 100 onto John Martin
Drive. The John Martin Drive bridge over
Highway 100 may then be repurposed as
a bike-/pedestrian-only facility, and the
Twin Lakes Regional trail could be rerouted
through the Site. These outcomes would
require City ownership of the bridge and
coordination with Three Rivers Regional
Park District.
Dedicated off-street trails through
the community
Off street trails connect the two
neighborhoods and Main Street via linear
greenway.
Improved connections across
Shingle Creek Parkway
A bike bridge across Shingle Creek Parkway
connects the Downtown to Centennial
Park.
Two-way bike lanes on Shingle
Creek Parkway
A separated bike lane for commuter
and non-recreational riding enables
trails within the Parks to be shared with
pedestrians.
Modifications to existing bike
bridge
Adding an extension to the existing ped/
bike bridge across Highway 100 can
provide improved connections to the
Regional Stormwater Park in Downtown.
By connecting to regional trails
and providing safe streets and
appropriate support facilities,
cycling can be an efficient,
healthy, and environmentally
friendly means of transportation
for many people.
Primary / Separated
Secondary / Shared
Commuter Lane
Bike Racks and Corrals
A C
D
EB
A
C
B
E
B
D
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Twin Lakes Twin Lakes
TrailTrail
North Mississippi North Mississippi
River TrailRiver TrailShingle Creek Shingle Creek
TrailTrail
36
DRAFT
Ensuring vehicular and transit access to Downtown from
throughout the City and the region.
Existing Transit Center
The exiting transit center is located
adjacent to Bass Lake Road and serves as
the terminus to the C- and D-Line BRT,
which originate at downtown Minneapolis
and Mall of America Station, respectively.
Relocated Transit Center
Relocating the transit center to the
intersection of John Martin Drive and
Shingle Creek Parkway would enhance
access to both the park and the public
services of the Hennepin County
Service Center / Brookdale Library.
As Development occurs, the City will
continue to engage with Metro Transit
around future transit opportunities.
Public Parking
Explore opportunities for more public
parking in multiple locations to encourage
drivers to park once and walk between
destinations while in the Downtown
Downtown will be easy to
get to from throughout the
region. With public garages, a
mobility hub, and strategically
located pick-up zones, arrival to
Downtown will be convenient
but will not impact the design of
pedestrian focused spaces.
Local Bus
BRT
Transit Center
Potential Future
Relocated Transit Center
A
A
C
B
B
B
AV Circulator in Jacksonville, FL
C
C
C
T
T
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Micro-Mobility
37
DRAFT
Establishing a network of streets that enables people to move
around easily, and without the use of a car if they choose.
Each of the streets in
Downtown will be designed to
ensure safety, accessibility, and
comfort for all.
Shingle Creek Parkway
Main Street (Waterside Ave)
Garden Street (Song Ave)
The Parkway (Bdote Boulevard)
Neighborhood Streets
Neighborhood Street
Neighborhood streets will be designed as slow and safe streets whose primary
purpose is to be a comfortable and shared environment for pedestrians,
bicyclists, and drivers. The curb to curb area will be programmed with two
way traffic, and parallel parking on both sides. Beyond the curb, street trees
will help buffer a shaded 6’ sidewalk. Buildings will be set near the back of the
sidewalk with patios, stoops, and porches to create a comfortable pedestrian
environment.
Names for each of the Neighborhood Streets can be found in Appendix A.
6 �
setback walk
6 �
walk
8 �
boulevard
8 �
boulevard
8 �
parking
8 �
parking
11 �
66 �
travel
11 �
travel setback
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
38
DRAFT
Streets in Downtown Brooklyn Center
The Parkway
The Parkway will be the multimodal “spine” through
the center of the Downtown. The road will consist of a
generously buffered shared use path, sidewalk, on street
parking, and two travel lanes. The 10’ boulevard will be
transit ready for anticipated future transit along the
Parkway. The Plan recommends a 70’ easement along its
south edge for stormwater retention and light recreation,
while establishing a greenway adjacent the stormwater
park, and urban manufacturing area.
The Parkway will be called Bdote Boulevard, which means
“Confluence” in Dakota. More details on street names can
be found in Appendix A.
10 � 6 � 10 � 9 � 11 �
80 �
11 � 9 � 10 � 10 �
setback walk buffer parking travel travel parking buffer trail linear BMPs stormwater pond
Stormwater Infrastructure Wetland Habitat
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
39
DRAFT
Main Street
Main Street/John Martin Drive will be designed as a
pedestrian- and retail-oriented street where cars are
considered guests. The sidewalks are extra wide, and
the center median can be used for kiosks, food trucks,
or short term parking. Amenities such as public
art, bike racks, fixed and moveable seating, and
ample shade trees will create an environment that is
pleasant for businesses and residents and visitors.
Main Street will be called “Waterside Ave”, a
reference to the open air Waterside Market in
Monrovia, Liberia. More details on street names can
be found in Appendix A.
Lancaster Boulevard, Lancaster, CAGeorgia Street, Indianapolis, INWaterside Market, Monrovia, Liberia
Streets in Downtown Brooklyn Center
10 �
furnishing
10 �
furnishing
11 �
travel
11 �
travel
24 �
76 �
parking / plaza
10 �
path
10 �
path
5 �
plan�ng
5 �
plan�ng
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
40
DRAFT
Streets in Downtown Brooklyn Center
Garden Street
The Garden Street is the pedestrian-oriented twin to
the Parkway, and will run between the Parkway and
Summit Drive. Intended to be a “shared street”, it will
be a slow speed, curbless pedestrian priority street
lined by townhouses and lower density residences.
The travel lane for vehicles may be serpentine
to make room for greenspace, rain gardens, and
parklets. The Garden Street will also utilize an
“inverted crown” design that channels stormwater
into the center of the street for collection — a
common approach in curbless streets.
The Garden Street will be called Sông Ave, which
means river in Vietnamese. More details on street
names can be found in Appendix A.
Examples of Garden Streets
Curbless streets and spaces give visual cues that cars are
guests in the space - they share the space with pedestrians,
cyclists, and others who use the street for non-motorized uses.
Often “garden streets” contain small playgrounds, community
gardens, or places to sit. Other terms for Garden Streets are:
»Living Streets
»Woonerfs
»Curbless Streets
»Shared Streets
»Yield Streets
»Play Streets
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
setback setback
11 �
walk
11 �
walk
12 �
shard use lane
12 �
50 �
shard use lane
41
DRAFT
MnDOT Right of Way and Future Impacts
MnDOT owns a sizable portion
of right of way (ROW) at the
south central portion of the
Opportunity Site. As the city
continues to negotiate the long-
term use and ownership of that
land, there are several potential
impacts and opportunities for
the Downtown should MnDOT
turn over ROW ownership.
Existing MnDOT ROW
Future City ownership of the MnDOT ROW
would allow for significant improvements
to circulation and potential relocation of
the northern stormwater pond to allow for
multimodal connections and additional
development potential.
Potential Redevelopment
Redevelopment potential within or
around the ROW could be rethought
towards a more cohesive and connected
development pattern.
Highway 100 Ramps
The ramps to/from John Martin Drive
would be removed, as they are redundant
to those at Summit Drive and Bass Lake
Road. The Highway 100 off ramp to Bass
Lake Road would remain, but not provide
direct access into the Opportunity Site.
Future of the John Martin
Drive Bridge
MnDOT is considering the closure of the
off ramp from Highway 100 onto John
Martin Drive. The John Martin Drive bridge
over Highway 100 may then be repurposed
as a bike-/pedestrian-only facility. The
Twin Lakes Regional trail is rerouted along
this route, and the intersection with the
on-ramp becomes an all-way stop. These
outcomes would require City ownership
of the bridge and coordination with Three
Rivers Regional Park District.
A
A C
DB
D
B
C
57th & Logan
Redevelopment Site
Stormwater
Park
Alatus Phase 1
Access and ConnectivityOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Alternative 1
MnDOT right of way, ramps, and the John
Martin Drive bridge stay as-is.
Alternative 3
MnDOT right of way and ramps are removed,
John Martin Drive and bridge are realigned, and
the stormwater park green space expands.
Alternative 4
MnDOT right of way and ramps are removed,
John Martin Drive is realigned and the bridge is
removed. The stormwater park is expanded, and
an access road is provided for development on
the southeast portion of the Opportunity Site.
Alternative 2
MnDOT right of way and ramps are removed
and become an additional development
site. John Martin Drive, the bridge, and the
stormwater park remains as-is.
DRAFT
Building and development patterns that are
compact, sustainable, and mixed — creating
places for people of all types to live and enjoy
at all stages of life
42Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Neighborhoods and Economic
Development
43
DRAFT
Neighborhoods and Economic Development - Overview
Downtown Brooklyn Center will feature building and development patterns that are compact, sustainable, and
mixed - creating nodes of mixed use activity and neighborhoods for people to live and enjoy at any stage of life
Neighborhoods and Economic Development
»Life-long neighborhoods for new and existing residents of Brooklyn
center to call home.
»Centers and Nodes that combine uses to become places to gather, a
focus for local economic development, and designed to evolve over
time
»Spaces for creating entrepreneurs and small- and mid-sized
businesses in the Downtown
»A range of buildings, development types, and land uses on a simple
block pattern
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
The Plan for Downtown Brooklyn Center creates a series of simple
blocks defined by a hierarchy of streets. The blocks will contain the
mixture of buildings that contribute to a vibrant downtown. The Plan
anticipates approximately 3500 households and up to 200,000 sf of
nonresidential uses clustered in three locations. Additionally, several
hundred thousand square feet of employment manufacturing could be
introduced in the southeast of the Downtown.
While building a district with density is essential to accomplish many
of the goals of the Plan, density alone is not the goal. Rather, a vibrant
and livable center where all city residents can gather and be welcomed
should be the intent of the Opportunity Site build-out. The Plan,
therefore, pays close attention to the types of uses and the pattern of
buildings that will eventually occupy the blocks in the Downtown.
Housing and Neighborhoods
Brooklyn Center is a built-out community and in need of additional
housing of all types. The City was built quickly with almost all housing
constructed in the 1950s through 1970s. As a result, there is a narrow
range of housing available to residents, particularly new units or units
with more than three bedrooms. This limits residents’ ability to stay
in the community as they age through different stages of life or grow
in household size. Therefore, this Plan seeks to fill an existing housing
need in the community by suggesting multiple housing types, price
points, and ownership models.
Depending on the market, the Opportunity Site could see between
2,000 and 4,000 new housing units on the site. The Plan encourages
a range of housing types and tenures — ranging from tall apartment
buildings to low-rise townhouses, and ownership units to rental units.
Non-traditional ownership models such as cooperatives and land
trusts are also encouraged.
A strong residential component to Downtown is important because it
creates demand for a variety of uses and the provision of goods, and
services. The presence of a strong residential component also helps
create a place that can be broadly owned and cared for, rather than a
place that is patronized primarily by visitors.
Economic Development
A strong Downtown requires a variety of uses that serve local and
regional needs, use that are active throughout the day and week, and
use that are compatible and adjacent to each other.
While housing is anticipated to be a strong component of the
Downtown, the Plan proposes three “nodes” of concentrated
commercial and civic activity for economic development and
employment. One of the nodes will begin to take shape in the Alatus
Phase 1 development. The Plan does not define the specific character
of the other two nodes; rather it is anticipated that the City will allow
them to evolve over time and adjust to opportunities as the arise.
As build-out occurs, the Plan envisions the southeast segment of the
Opportunity Site as an urban manufacturing or “maker space” for
small- and mid-sized businesses. This area will anchor a jobs base
for the Opportunity Site, with public-facing retail along the edge,
connecting the residential core with this employment edge.
44
DRAFT
Creating life-long neighborhoods for new and existing
residents of Brooklyn center to call home.
Three neighborhoods, flanking Main
Street and the Parkway, will each be
home to several hundred residents.
The neighborhoods will have a mix of
housing, ranging from small units to
larger flats, owner-occupied and renter-
occupied units, and affordable to market
rate rents.
Variety of housing for all stages of life
Multiple housing types and sizes help create a multi
generational community of homeowners and renters.
This allows people of all incomes and in all stages of life
to find a safe and stable home.
Neighborhood friendly streets
Streets will be narrow and pedestrian friendly. They will
have a modest amount of on street parking for visits to
neighbors and shops.
Small neighborhood services and goods
Small nonresidential uses, such as coffee shops and
small groceries will be distributed in the neighborhood.
This will create gathering places and it will put daily
needs within the reach of residents.
Oriented to parks
Each neighborhood will have a neighborhood park
in the middle or edge. The park will be small, serving
primarily the neighborhood, and will have places for
rest and gentle recreation.
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
A
C
D
B
A
C
D
B
Housing for all stages of life
Brooklyn Center aspires to diversify its housing stock so
people can stay in the community throughout all stages
of their lives. This usually (but not always) follows a
“scaling up” and a “scaling down” process. Generally, this
means smaller unit (1-2 bedroom) housing for individuals
and couples early or late in life, and larger (3+ bedroom)
housing for groups or families living together.
This plan recommends providing the types of housing
not historically prevalent in Brooklyn Center — quality
deeply affordable rentals (30-60% AMI), and quality
market rate multi-bedroom rental and ownership units.
More details on the Housing Framework for the
Opportunity Site can be found in Appendix 7.
Traditional “Housing Lifecycle”
Neighborhood
45
DRAFT
Nodes that mix uses to become places to regularly gather, focus local economic
development, and remain dynamic over time.
Designing for flexibility and sociability
Main Street and Phase 1 will be a flexible space,
able to host a variety of events, from markets, to
concerts and festivals.
Activating Public Spaces
Extra wide sidewalks will accommodate outdoor
cafes and restaurants, as well as ample amenities
such a street trees, seating, bike racks and public
art.
Creating comfortable sidewalks, year
round
The buildings along Main Street will have
features such as retractable facades and upper
floor patios with heaters and shading that allow
them to be active throughout the year.
Downtown will feature several
areas of commercial, retail,
and civic activity, connected to
adjacent areas, that residents of
Brooklyn Center and the region
will help activate throughout
the week and the year.
Ev
e
n
i
n
g
u
s
e
Ev
e
n
i
n
g
u
s
e
Mix of uses, mix of people, mix of
times.
Public spaces serve as places for people of
different backgrounds and experiences to
informally mix. Strong public spaces provide
locations for all people to formally and informally
gather, relax, and recreate. By strategically
locating public spaces in relation to areas active
day and night these spaces become more active
and vibrant throughout the entire day.
Da
y
t
i
m
e
u
s
e
Da
y
t
i
m
e
u
s
e
Public Public spaces with spaces with crossover crossover use and use and social social gatheringgathering
Design Features of Downtown’s Nodes
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Node 1: Phase 1
»EMP Business Incubator and Plaza
»Event Center with service retail
»700-800 units of housing
»Stormwater Park
»Space for outdoor markets, performances,
and gathering
»Shared use path greenway
Node 2: Main Street
»3-6 Restaurants
»Spaces for 2,000-5,000 sq ft retail
»Space for outdoor markets, performances,
and gathering
Node 4: Hennepin County Regional
Center
»County library, district court, DMV, and
Services Center
»Shingle Creek Regional Trail
Node 5: City Center and Park
»City Hall
»Community Center
»Centennial Park
»Shingle Creek Regional Trail
Node 3: Neighborhood Park
»Passive park and recreation space at the
center of housing developments
»Shared use path greenway
Node
A place where several uses are
combined to create activity
throughout the day and into
the evening. Nodes may
contain uses that are both
local and regional, as well as
basic goods and services.
Node 1Node 1
Node 2Node 2
Node 3Node 3
Node 4Node 4
Node 5Node 5
46
DRAFT
Phase 1 Redevelopment Site
A development team led by
Alatus is planning and designing
for the first phase of Opportunity
Site redevelopment. The Phase
1 concept intends to introduce
hundreds of units of housing
at various price points, a small
business incubator, and a
conference center.
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Site 1: Multifamily Housing and Business
Incubator
Site 2: Conference Center
Site 3: Multifamily Mixed-Income Housing
Sites 4–7: Multifamily Housing
Phase 1
Phase 1 Development Site
In 2019, Brooklyn Center entered into
partnership with a development team led
by Alatus LLC to plan, design, and construct
“Phase 1” of the Opportunity Site. The 15 acre
public-private-partnership project anchors
the southwest corner of the Downtown, and
anticipates hundreds of units of market rate
and affordable housing, the “EMP” business
incubator, and a conference center with
service retail.
Phase 1 will also provide foundational public
transportation and stormwater infrastructure
for the Opportunity Site, including the
Parkway and regional stormwater ponds and
park.
The proposed Phase 1 development site, looking north
from Bass Lake Road and Shingle Creek Parkway
The Flex Street, with the EMP to the right, and Event
Center to the left
The view from Shingle Creek Parkway, looking east into
the heart of the Phase 1 siteImages courtesy of Alatus LLC
47
DRAFT
Future City Hall
A new city hall building can
leverage development interest
of the Opportunity Site, while
serving Brooklyn Center
residents through a more
centralized location and by
coordinating civic development
with private development.
Existing City Hall
A
A ALT 1: City hall on the northwest corner of “Block 9”, at the intersection
of Shingle Creek Parkway and Summit Dr, integrated with mixed-use
development.
A
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Brooklyn Center City Hall
Long desired, a larger and more modern city hall would facilitate community connection and help
deliver a more efficient services to Brooklyn Center residents. The existing facility does not sufficiently
meet needs of the city today — particularly concerning access and circulation, staff office space, and
meeting space for both staff and public meetings.
The Opportunity Site presents a future opportunity for a new city hall, either as a public / private
partnership or as a standalone facility.
ALT 2: City hall on the northwestcorner of “Block 9”, at the intersection of
Shingle Creek Parkway and Summit Drive as a stand alone building/use.
Columbia Heights City Hall integrated
with new mixed-use development.
Shakopee City Hall
48
DRAFT
Creating Opportunities for Entrepreneurs and Small
Businesses in the Downtown
Pop-up micro retailing
Proposed EMP location within the Phase 1
Development Site
Courtesy of Alatus, LLC
Kiosk
Micro retail
Storefront
Truck
Business Opportunities on Main Street
Main Street will be designed to make space for a variety of different retail types and sizes. It will be
anchored on the ends by larger regional or community wide attractions that generate foot traffic - an
important ingredient for success of any street-facing business.
Entrepreneurial Market Plaza (EMP)
Brooklyn Center’s diverse micro-business community has long
expressed the need for affordable, flexible business space that
offers technical and programmatic assistance. Recognizing
this, the Plan recommends creating a 10,000 to 20,000 square
foot small business incubator. The global marketplace concept
intends to center entrepreneurial opportunities for BIPOC-,
woman-, and immigrant-owned businesses. The EMP is
planned for the Phase 1 development site.
This space should be operated by an entity that specializes in
small business development and support. The entity would
provide specialized support in finance, marketing, accounting
and human resources to small business operators. The EMP
will have a strong street presence in the Downtown, with
an attached plaza space for events to “spill out” from the
building, or host standalone events. The Plaza’s location at the
intersection with the Parkway will help establish a key activity
node for high foot traffic.
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Small structured retail spaces
Mixed UseMarket tent Truck Micro
retail
Cottage
retail
Mercantile
The Entrepreneurial Downtown
Most businesses become successful through
a graduated process that carefully balances
cost with exposure. Very few businesses
succeed by signing on to a multi year lease
in their infancy. Downtown Brooklyn Center
therefore will support and incubate small
businesses with the following strategies.
»Support an entrepreneurial marketplace
»Co-locate small businesses that need foot traffic
with larger generators of foot traffic.
»Create spaces in the Plan that are designed for
venders, food trucks, and other forms of micro-
retailing.
»Encourage commercial and mixed-use
developers to build flexible ground floor spaces
that can be scaled according to business needs.
»Encourage developers to provide small and cost
attainable space for small businesses.
»Market and promote the Downtown with
events that attract people into the Downtown
throughout the year.
»Support live-work spaces in the residential areas
of the Downtown.
Downtown will feature spaces, buildings,
and organizations that support the
growth of local small businesses.
Cultivating these businesses will be a
defining quality of the Downtown.
49
DRAFT
North End Market Plaza
The plan envisions entrepreneurial activities
generally concentrated along the Market
Street and within the Phase 1 Development
Site. Alternatively, the northwest corner of the
Opportunity Site could provide another location
for public gathering of entrepreneurial activities.
A market plaza, located in the location of the
vacant Target, could provide an centralized
gathering place, as a bookend to public space in
Phase 1. Additionally, it would offer an outdoor
place of commerce for a planned small business
venue in the Shingle Creek Strip Mall.
If well located and designed, this plaza could
also double as a civic plaza and gathering space
adjacent a future city hall.
To ensure a successful plaza, careful design
attention should be given to appropriately
size and locate the plaza, offering a series of
smaller spaces within the plaza that different
activities can occur within. Similarly, a market
and civic plaza should consider plaza edges to be
activated, are easily accessible, and offer highly
visible sight lines into and out of the plaza.
Market Plaza Alternatives
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
A ALT 1: Locating a future market plaza at the terminus of the
Garden Street, could also provide a centralized location for
entrepreneurial activities, gathering, and civic events.
A
Potential Future City Hall
Gard
e
n
S
t
r
e
e
t
Shingl
e
C
r
e
e
k
P
a
r
k
w
a
y
Market Plaza Alternative
Shingle Creek Crossing
Strip Mall
City-Owned Property
Shingle Creek CrossingShingle Creek Crossing
Strip MallStrip Mall
Restaurant DepotRestaurant Depot
North End Market Plaza ConceptOpportunity SIte North End Ownership
50
DRAFT
Urban Manufacturing and Employment
Re-introducing employment
uses, particularly small- and
medium scale manufacturing,
within the Opportunity Site
is a chance to spur economic
development, provide good
paying jobs near housing, and
supports a greater mix of uses
within the Downtown. Critical to
the success of employment uses
will be thoughtful design that is
cohesive and complementary to
the adjacent TOD district, and
design that leverages Downtown
amenities.
DESIGN
Orientation of site so trucks access regional
roadways
Two (multi) story light industrial buildings
wherever possible
Rooftop community solar and micro grid
Pervious pavement to encourage infi ltra-
tion
Businesses with public interface located at
activity nodes that face the neighborhoood
Clear and simple pedestrian connections to
the neightbohood
Support transit access along the neighbor-
hood seam
Green edge for stormwater, trails, habitat
public art and other shared amenities
ECONOMIC DEVELOPMENT
Living wage jobs with low barrier to entry
Higher than average job density (minimum 25 jobs/acre)
Local hiring and local job development
Incubator / Accelerator / Collaboration space for small business and start ups
Net Positive tax base
COMMUNITY BENEFITS OF MODERN LIGHT INDUSTRIAL INTEGRATED WITH A NEIGHBORHOOD
A
A
C
C
E
E
G
G
B
B
D
D
F
F
H
H
Site is oriented so trucks access regional
roadways without needing to drive
through the TOD district
Businesses and supportive retail with a
public interface are located at activity
nodes that face neighborhoods
Multistory buildings, whenever
appropriate, to maximize site efficiency
Clear, visible, and simple pedestrian
connections into and across the
manufacturing district are available from
surrounding neighborhoods
Rooftop solar grids created opportunities
for sustainable “closed loop” systems
Transit readiness and access are
developed for broader employee and
patron access
Pervious pavement and BMPs encourage
infiltration and mitigate pollutants from
runoff
Green edges that promote stormwater
sustainability, and amenitize the “seam”
edge of the manufacturing district
Blending urban manufacturing with a neighborhood
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Creating an urban manufacturing uses within a TOD district requires
attention to use-type as well as site and building design. This leads to a more
cohesive transition to and from the adjacent TOD district.
»The public entrances of buildings are human scale, oriented north along the Parkway,
and when appropriate, reflect similar designs and materials from the surrounding
TOD district.
»Vehicle and truck access is focused to the east and west allowing the north edge along
the Parkway to remain pedestrian oriented.
»A soft northern and western edge or “seam”, that creates a natural transition from
residential and retail uses into the manufacturing area. This may be done with
landscaping, public art, and loading public-facing supportive retail on the north edge
of the manufacturing district
51
DRAFT
Housing along the Garden Street
The Garden Street presents a
unique opportunity to create
a pedestrian-focused spine
connecting the north and south
ends of the Opportunity Site.
As a shared street with walk-
up residential units, the garden
street is both a connector and
a destination for community
gathering, recreation, and
relaxation. Townhome units
can also create opportunities
for home ownership and lower
barriers for first-time or lower-
income home buyers.
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Housing along the Garden Street will include low or medium profile walk-up residential units with street-facing amenity space and
activated ground floors. Housing could include owner- and renter-units, and live/work units.
Garden Street
52
DRAFT
Multiple building types and development intensities on a
standard block pattern
The Downtown will have a
series of similarly (though not
identically) sized and shaped
blocks that make up the general
urban fabric. The pattern creates
a series of developable blocks
that are small enough to be
pedestrian friendly, but large
enough to have multiple building
types on each block.
Multiple Building Types on each
Downtown Block
31 *
Units/acre
40
Units/acre
60
Units/acre
80
Units/acre
130
Units/acre
Low Intensity
Medium Intensity
High Intensity
Low Intensity
High Intensity
Medium Intensity
* Minimum density in MX-C district is 10 units per acre
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Guidelines for Developments of a
Downtown Brooklyn Center Block
»Blocks are between 2.5 and 5 acres,
block faces should not exceed 500
feet.
»Buildings are oriented towards the
perimeter of the blocks with all
parking either in the middle of the
block or to the side of buildings.
» Parking should be shielded from the
sidewalks and structured whenever
possible.
»Each block face should have multiple
entries to create as much activity on
the front of the building as possible.
»Ground floor residential units are set
back from the sidewalk no more than
10 feet to create a small garden or
patio
»Interior courtyards and passages are
encouraged; however, they should
not detract from creating active
sidewalks and a well defined street
space
»Nonresidential uses are set on or
within 10’ of the front property line.
53
DRAFT
11
44
55
6633 88
77 101099
1111
1212
1313
22
*Totals are rounded for estimation purposes
** Current zoning for this block allows for lower density ranges, of 10–60 units per acre.
Development applications seeking densities higher than this range would require a
comprehensive plan amendment.
Anticipated Densities
1*
2
3
4
5
6
7
8
9 10
11
12
13 **
Neighborhoods and Economic DevelopmentOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
* Block 1 includes all five blocks of the Phase 1 redevelopment site
** pending future MnDOT ROW outcome, and roadway alignment decisions
Estimated Development Program
Estimated Residential
Program Densities Estimated Nonresidential Program Floor Areas
Block Area
(acres rounded)
Low*
(31 u/ac)
Average*
(80 u/ac)
High*
(130 u/ac)Square Feet of Retail Square Feet of
Employment
1
(Phase 1)15 743 units approved in 2022 30,000 - 40,000
(with EMP)-
2 1 31 80 130 --
3 1 31 80 130 --
4 5 155 400 650 5,000 - 10,000 -
5 3 93 240 390 10,000 - 20,000 -
6 3.5 109 280 455 10,000 - 20,000 -
7**7.5 233 600 975 10,000 - 20,000 -
8**5.5 171 440 715 10,000 - 20,000 -
9**3.5 109 280 455 --
10**2.5 78 200 325 --
11**3 93 240 390 --
12 16 ----200,000 - 400,000
13 4 ----15,000
TOTAL 70 1,382 2,595 3,818 75,000 - 130,000 200,000-400,000
DRAFT
54ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Implementation
55
DRAFT
Opportunity Site Suggested Targets
The public process around this plan emphasized
the need for accountability throughout the
development and implementation of the plan.
While this can be complex in the context of a
multi-year, multi-stage build-out, it is important to
identify how projects will be held to the standards
developed through this plan. In particular, there
is concern that the development’s benefits accrue
to Brooklyn Center residents and stakeholders,
including diverse groups that in the past been
excluded from benefits and/or disproportionately
shouldered adverse impacts.
The targets for this plan are still in development
through the community-driven process. However,
the following are provided based on engagement
to date – with the recognition that they are likely to
change based on further input.
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Targets for the Planning
Process
»Documented of outcomes of
project-based engagement
»Completed and approved
Community Benefits
agreement (Appendix 4)
»Completed and approved
Equity Development
Framework (Appendix 5)
»Documented mitigation
measures for adverse impacts
and risk factors
Targets for Housing and
Residential Communities
»New housing units will be a
mix of affordable and market
rate, rental and owned, based
on recommendations for the
Opportunity Site Housing
Framework (Appendix 7)
»Housing framework and policies
regularly reviewed and revised as
development occurs
»Presence of housing types that
meet needs in community
»Availability of renter/homeowner
assistance for local households
»Development of housing types
that support mixed income
communities
»Identify and secure outside
housing funding sources to
leverage local investments
»Development of live-work units
to support small businesses and
home occupations.
»New housing includes walk up,
townhome, and similarly scaled
unit design
Targets for Economic
Development and
Employment
»Percentage and type of
affordable commercial space
for businesses
»Contractor hiring requirements
for construction phase of
projects, including DBEs
»Location of locally owned firms
within the project, including
small, start-up, and minority
owned enterprises
»Presence of incubator space
with accompanying supporting
services for small businesses
»Good jobs for residents of
the city, including needed
placement, training, and
retention services as applicable
Targets for Transportation
and Connectivity
»New off-road trail connections
through the site
»Transit readiness for future
transit services to the site, with
enhanced bus stop/bus station
facilities
»Pedestrian amenities
throughout the entire site
»Sustainable funding mechanism
established to maintain
infrastructure and public realm
Targets for Public Realm,
Public Spaces, and
Environment
»Access for residents to
recreational amenities
»Presence of multicultural-event
spaces that are affordable and
accessible to the community
»Programming for recreation,
culture, arts, youth activities,
etc.
»Public space design that is
reflective of a multicultural
community
»Funding mechanism for
constructing and maintain
public art, and support for
incorporating art in private
development (e.g. art
dedication fee)
56
DRAFT
Implementation Framework
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
The Implementation Plan is focused on key elements as determined
by the City of Brooklyn Center. The approach is divided into three
categories of strategies detailed below: private sector, public sector,
and community partnership.
Private Sector: led by private sector development and investment;
city role focuses on support, collaboration, review, and approval
in response to private sector initiative (e.g. new commercial and
residential development, land assembly, development partnerships).
Considerations include:
• Profitability and potential gaps needing subsidy
• Consistency with community goals and context
• Public-private partnerships
• Defining and supporting community benefit
Public Sector – led by the city and consistent with typical public role;
while additional resources may be needed, there is a relatively defined
path toward implementation (e.g. new roads, sewer, parks, trails, basic
governmental services). Considerations include:
• Prioritizing infrastructure improvements
• Funding and timing of improvements
• Balancing cost and innovation
• Maintenance and useful life
Community Partnership – a project or initiative that involves finding
new ways to work together creatively to achieve something that
is unique and adds value to the community. Successful community
partnerships will include:
• Identifying project champions and leads
• Developing an implementation approach
• Fund-raising and building support
• Identifying who will own and maintain facilities
This Implementation Plan provides an overall summary of the key
elements of implementation along with goals, identifies milestones
known at this time, notes interdependencies and identifies challenges.
Individual Implementation Plan focus areas will be tracked in greater
detail on an individual project basis. Where this is overlap between
categories, tasks will be associated with the lead agency, and
coordination with others will be noted.
On-Going Work & Impacts
The master planning process identified the need for continued in-
depth studies to inform not only the Opportunity Site redevelopment
strategy, but also overall city policies and practices.
It is important to note that much of this work will extend beyond the
completion of the master plan, however, the work can be scheduled
to allow for outcomes that are needed to inform opportunity site
development, and city wide process improvements.
Equity: The city is exploring a range of tools, including an equity
development framework (see Appendix III), to assess impacts of
the Opportunity Site on the well-being of community members,
particularly minority and historically underrepresented groups.
Housing Affordability, Displacement, and Gentrification:
Interrelated with equity, an assessment should be conducted on the
potential impacts of development on current and future housing
affordability and availability city-wide.
Health: The master plan suggests best practices in health-promoting
community design towards maximizing public health outcomes.
Pending future funding, a formal Health Impact Assessment could
provide additional guidance on site build out, and open new avenaues
for project funding.
Environment: Impacts on the environment are a significant
consideration of the Opportunity Site’s vision. The City is
considering an alternative urban area wide review (AUAR), a flexible
environmental assessment tool that addresses the impacts of multi-
phase redevelopment scenarios and offers possible mitigation
strategies.
Traffic: The impact of the development upon current traffic flows
and expected new traffic generation is being utilized to inform new
and updated mobility infrastructure. Additionally, the Site’s traffic
assessments take into consideration opportunities for future transit
and multimodal service and connectivity.
Financial Analysis: A series of assessments of the City’s financial
position were conducted early in the master planning process, to
establish as preliminary understanding of how the city might address
subsidies, costs, and revenue sources. As development occurs, these
models should be updated to reflect new development impacts.
57
DRAFT
Implementation Focus Areas
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Key Focus Areas Timing Goals and Objectives Community Benefit
1) Continue to engage the
community
Ongoing »Establish regular communication channels to provide and gather input from the community
at major development milestones
»Clearly summarize feedback and communicate back to the community
»Community stakeholders have influence in their community
»Developments benefit the community and are appropriate for their use and
enjoyment
2) Complete environmental
reviews and systems assessments
As Development
Occurs
»Meet all local, state, and federal requirements
»Pursue enhanced systems and facilities through community partnerships
»Improved public services and public realm, including environmental
sustainability and management of impacts of development
»Support for catalytic change that can generate multiple community benefits
»Coordination with developers and jurisdictions to improve outcomes for all
3) Establish developer agreements
for the Opportunity Site
2025-2026 »Mutually supported agreement that achieves multiple private and public goals
»Clear understanding of roles relating to funding and implementation
»Development that has broad public support and achieves community
4) Develop communication
strategy and materials for on-
going Opportunity Site messaging
2025-2026 »Create a communications strategy and collateral materials to ensure the community and
key stakeholders:
»Are informed and in the know
»Understand benefits
»Know how to engage
»Know of opportunities
»Possible impact to overall city brand
»Opportunity to incorporate local partners and services in project
»Public messaging around community priorities
58
DRAFT
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
FOCUS AREA 1 | Continue to Engage the Community
Major Activities Project Team Timing &
Coordination
Results and Deliverables Additional Resources
Required
Community Benefits
Private Sector
Provide neccessary materials to review
and vet development proposals, required
studies
Developer in coordination with
City
Prior to entitlement process Community-reviewed and City-approved
building plans and studies
None Information and understanding of Opportunity Site
build out and specific development updates
Ongoing tenant and property
management
Developer After opening of development properties Ongoing property management None Well maintained property that meet community
needs
Public Service
Property inspection and monitoring City After opening of phase one development Ongoing compliance None Well maintained property
Periodic public communication
and updates on Opportunity Site
development milestones, events
City in close coordination with
developers, property owners
As development occurs Public awareness of Opportunity Site
build out process, milestones
None Information and understanding of Opportunity Site
build out and specific development updates
Community Partnership
Participation and feedback on general
communications, development review,
and project updates
Public organizations, local
stakeholders
As development and communication
occurs
Public awareness of Opportunity Site
build out process, milestones
None Information and understanding of Opportunity Site
build out and specific development updates
59
DRAFT
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Major Activities Project Team Timing &
Coordination
Results and Deliverables Additional Resources
Required
Community Benefits
Private Sector
City, and state required
assessments – e.g.
environmental, survey, traffic,
geotechnical, etc
Developer, with review and coordination
by the city
Prior to entitlement process Required reports and findings, potential
mitigation identified
Possibility of collaboration on broader
scope of review for district-level
assessment
Identification and mitigation of site issues and
project impacts
Public Sector
Comprehensive Plan
Amendment
City Prior to development approvals Amended Comprehensive Plan that
reflects master plan land use vision
None Alignment of city policies with community-
expressed master plan
Complete site analysis over and
above developer baseline – e.g.
AUAR
City, with developer and other jurisdiction
coordination on joint effort
Prior to entitlement process Technical reports and findings Identification of additional funding for
studies
Identification and addressing site issues and
project impacts; support for district-level
improvements
Future City Hall determination City with financial consultant Coordination with master planning to
confirm location and plan integration
Determination of potential to relocate
city hall/community center
Resources for study, design, and
implementation
More accessible and public-serving city hall
Partnerships
Traffic analysis related to
Highway 100 ramps
City in coordination with MnDOT Coordination with timing of MnDOT
improvements, potential ramp removal
or reconfiguration; development impacts
Traffic study and recommendations,
beyond scope required for development
MnDOT participation in study and
implementation
Addressing traffic flow and safety issues; possible
benefit to Opporunity Site layout and connectivity
District stormwater approach
with Shingle Creek
City in coordination with watershed Coordination with watershed approval
of development applications; Prior to
entitlement process
Regularly updated stormwater modeling,
to be attached to watershed permit
applications
Identification of additional funding for
implementation
Enhanced stormwater and open space
improvements; environmental resiliency
Regional park and trail
connectivity
City in coordination with Three Rivers
Park District
Prior to infrastructure construction;
coordination with Three Rivers Parks
District on connection locations
Trail connections from the Opportunity
Site to Shingle Creek Regional Trail
Identification of additional funding for
implementation
Enhanced and safer multimodal service and
connectivity
Future transit service within the
Opportunity Site
City in coordination with Metro Transit Prior to infrastructure construction;
coordination with Metro Transit on
internal routes and stop locations
Internal Opportunity Site transit service
along the Parkway
Metro Transit participation in study and
implementation
Enhanced and safer multimodal service and
connectivity
FOCUS AREA 2 | Complete Environmental Reviews and Systems Assessments
60
DRAFT
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Major Activities Project Team Timing &
Coordination
Results and Deliverables Additional Resources
Required
Community Benefits
Private Sector
Development Plan submittal Developer, with review and coordination
by the city
Prior to entitlement process Site plans and all required elements None Community opportunity to review and provide
feedback on development plans
Construction of phase one
development
Developer, with review and coordination
with the city
Initiated by 2025 (anticipated)Project complete, certificate of
occupancy
Identification of additional funding for
implementation
New housing, jobs, tax base, community
revitalization, etc.
Public Sector
Public finance strategy City with financial consultant Prior to development agreement Input into developer agreement None Appropriate use of public resources
Adopt Opportunity Site
Community Benefits Agreement
Template
City 2025-2026 Template for guiding the creation of
community benefits agreements; project
outcomes serve the communty
None at this time
Infrastructure plans and
construction for phase one
needs – e.g. roads, utilities,
lighting, public realm
City in collaboration with developer By the completion of phase one
(anticipated 2025-2026)
Site infrastructure design necessary to
support phase one, future Opportunity
Site build out
Identification of additional funding for
implementation
Strong and relient public infrastructure to support
development and meet public needs
Public Subsidy determinations -
e.g. TIF districts
City, with financial consultant Prior to entitlement process Approved public subsidy notes None Identified funding for site improvements that
benefit the community
Community Partnership
Community feedback on
development proposals,
community benefit agreement
City in collaboration with local partners,
stakeholders
Prior to entitlement process Enhanced site design to support
community and master plan goals;
informed public that has knowledge of
project developments
None Development supports community vision;
engaged and empower community
FOCUS AREA 2 | Establish Developer Agreements for Opportunity Site
61
DRAFT
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
FOCUS AREA 4 | Develop Communications Strategy and Collateral Materials For Opportunity
Site Build Out
Major Activities Project Team Timing &
Coordination
Results and Deliverables Additional Resources
Required
Community Benefits
Private Sector
Meet with city and local
stakeholders to review and
vet development proposals,
required studies
Developer, with assistance from City Prior to entitlement process Community-reviewed and City-approved
building plans and studies
None Promote consistency with master plan vision
Public Sector
Develop site-specific
development materials to
advertise developable parcels
City 2025 Marketing material outlining key parcel
information
None, unless product needs to be more
specific to phase one development
Promote consistency with master plan vision;
development of targeted parcels
Develop public communication
materials for conveying
information during project
milestones
City 2025-2026 Unified branding and marketing materials
for use in external communications of
project milestones
Identification of additional funding
for implementation; establish
communication channels
Information and understanding of Opportunity
Site build out and specific development updates
Community Partnership
Convene project stakeholders
and potential partners to
communicate project details
City in coordination with developer,
community organizations
As development occurs Review and distribution of
communication materials
To be determined Promote culturally responsive dissemination of
information and understanding of Opportunity
Site build out and specific development updates
62
DRAFT
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
Potential Funding for Community Projects
Program Description Max Award Solicitation Timing
Local Road Improvement Program (LRIP)For local road construction or reconstruction projects with local, regional, or statewide significance that
cannot reasonably be funded through other revenue sources. The LRIP funds must be used outside Trunk
Highway right-of-way and do not require a set local match.
County/State Aid City - $1,000,000
Small City/Township - $750,000
Fall
Regional Solicitation For locally initiated projects that meet regional transportation needs in the seven-county metro area.
Funding categories include Roadways Including Multi modal Elements, Transit and Travel Demand
Management (TDM) Projects, and Bicycle and Pedestrian Facilities (including Safe Routes to School
(SRTS)).
Varies widely by funding category Every 2-years
Local Partnership Program (LPP) Intended to pay for a portion of the Trunk Highway eligible construction costs of the project and up to 8%
of the construction engineering costs (for inspection, contract administration, surveying and materials
testing as applicable, based on the Trunk Highway eligible costs. Locally led projects that are not large
scale enough to be led by MnDOT.
$710,000 April
Transportation Economic Development
(TED)
To fund construction, reconstruction, and improvement of state and local transportation infrastructure in
order to; create and preserve jobs, improve the state’s economic competitiveness, increase the tax base,
accelerate transportation improvements to enhance safety and mobility, and promote partnerships with
the private sector.
$10,000,000 June
Transportation Economic Development
Infrastructure (TEDI)
To fund public infrastructure construction that provide economic and employment benefits $500,000 June
Corridors of Commerce For the construction, reconstruction and improvement of trunk highways, for projects not already in the
State Transportation Improvement Program, to provide additional highway capacity on segments where
there are currently bottlenecks in the system and improve the movement of freight and reduce barriers to
commerce.
n/a Varies as program is funded
Minnesota Highway Freight Program
(MNHFP)
For infrastructure and operational improvements to US highways, and improving safety, security,
efficiency and resiliency of freight transportation. All public roads, are eligible for this money.
n/a Varies as program is funded
Infrastructure for Rebuilding America
(INFRA) -
To improve major highways, bridges, ports, and railroads around the country to better connect
communities, and to enhance safety and economic growth.
n/a September
Better Utilizing Investments to Leverage
Development (BUILD)
To repair, rebuild, and revitalize significant surface transportation infrastructure projects with a significant
impact in their local or regional communities including roads, bridges, transit, rail, ports or inter modal
transportation.
$25M November
Department of Employment (DEED) Funding for Business Development, Community Development, Infrastructure, and Site Clean-up and
Redevelopment projects that result in economic growth.
Varies with each program category Varies with each program
category
63
DRAFT
ImplementationOpportunity Site Master Plan Brooklyn Center, Minnesota 2024
John Martin Drive and a
new Main Street
The Parkway and Regional
Stormwater Park
BC PlazaGarden Street
Vision for a New Downtown Brooklyn Center
Located at the geographic center of Brooklyn
Center and at nexus of regional trails, roads, and
natural systems, Downtown Brooklyn Center will
become a new social, recreational and commercial
center for the community. It will become a source
of community pride as it draws on the remarkable
spectrum of people - diverse in background and
age - who have chosen to live in and invest in
Brooklyn Center.
The Downtown will evolve gradually over time,
both in response to market forces as well as
shaped by the public vision for a new Downtown.
The Plan proposes a mix of uses and spaces that
create neighborhoods and nodes of activity. These
places within the Downtown will allow new and
existing residents of Brooklyn Center to gather,
recreate, work, and live.
APPENDIX A PUBLIC REALM AND ART FRAMEWORK
1 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
Brooklyn Center Opportunity Site
Art Integration Strategies
Juxtaposition Arts
2 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
The Brooklyn Center Opportunity Site will be a new, 80 acre
urban neighborhood at the former site of the Brookdale Mall.
The City of Brooklyn Center, contracting with Bolton and Menk,
envisioned that the public realm for this new neighborhood –
including streets, stormwater infrastructure, and park space –
would integrate artwork in a cohesive way and reflect the
Brooklyn Center community.
This report establishes a theme that can be strategically
integrated into street design, street furniture, and public art.
The theme also sets a naming scheme for the new streets.
The art integration strategies were developed by the
Environmental Design Studio at Juxtaposition Arts. The
“Enviro” studio is a non-profit based in North Minneapolis that
hires youth apprentices to work on professional design projects
throughout the Twin Cities. Two of the youth apprentices on
this project live in Brooklyn Center. The Enviro studio is led by a
licensed architect and an urban planner.
Overview | Background & Objectives
Overview | Unifying Theme for the Public Realm
3 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
The Brooklyn Center City Council chose the theme of
“Confluencia” to unify street design, street furniture, and public
art pieces throughout the Opportunity Site. “Confluencia,” or
confluence in Spanish, uses the metaphor of rivers flowing
together to represent the coming together of Brooklyn Center’s
many cultures.
The Council chose “Confluencia” as a representation of the
diversity of the Brooklyn Center community, and to celebrate
Shingle Creek, which flows next to the Opportunity Site shortly
before its confluence with the Mississippi River.
This report presents strategies for integrating the “Confluencia”
theme into street names, street furniture, and public art to
create a new urban neighborhood that is unique to Brooklyn
Center. It also includes perspective views of of the theme
applied holistically to the public realm.
Multilingual Street Names
4 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
Multilingual Street Names | Site Plan
5 Brooklyn Center Opportunity Site | Art Integration Strategies | 2.27.23
Starting with the “Confluencia” theme,
we developed street names that relate
to water and coming together. We then
translated the street names into some of
the most commonly spoken languages
in Brooklyn Center.
The street names for the Opportunity
Site align to the use of the street. For
example, Bdote, which means
confluence in Dakota, is the name for
the parkway that will collect traffic from
all the streets in this new neighborhood.
Native speakers of the respective
languages in Brooklyn Center were
consulted, including high schools
students at Park Center and Brooklyn
Center High School.
Multilingual Street Names | Signs
6 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
Multilingual street names will require
additional information for people to
fully understand and appreciate them.
The design of street signs is tightly
regulated, so we propose adding artistic
signage to the post to give additional
information.
This artistic signage would tell the
language of of the street name, its
English translation, and its original
spelling, as well as pronunciation.
7 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
Street Furniture
Street Furniture | City Standard
8 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
DuMor 165-series bench
DuMor receptacle
Dero bike hitch
Brooklyn Center currently has a
standard set of street furniture pieces.
We propose integrating the
“Confluencia” theme into the street
furniture by modifying some of the
existing pieces and adding some
custom pieces. This will mitigate some
of the increased maintenance costs
while adding unique pieces that set the
Opportunity Site apart.
Philips lamp post
Street Furniture | Confluencia
9 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
DuMor 165-series bench
DuMor receptacle
Dero custom bike rack
Brooklyn Center currently has a
standard set of street furniture pieces.
We propose integrating the
“Confluencia” theme into the street
furniture by modifying some of the
existing pieces and adding some
custom pieces. This will mitigate some
of the increased maintenance costs
while adding unique pieces that set the
Opportunity Site apart.
Philips lamp post
(with banners and pole wrap)
Landscape Forms ‘Lakeside’ Planter
Gateway Sculptures
10 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
11
Gateway Sculptures | Design Process
Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
Most residents and visitors to the
Opportunity Site will arrive through one
of three prominent intersections. We
used the “Confluencia” them to design
gateway sculptures for these
intersections to welcome people and
establish the identity for this unique
neighborhood.
Youth apprentices in the Enviro studio
used sketching and physical models to
develop two concepts for the gateway
sculptures. The first concept is a
stand-alone sculpture placed along the
roadway. The second concept is an arch
that bridges across the roadway.
Gateway Sculpture | Stand-alone Sculpture
12 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
Gateway Sculpture | Archway
13 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
“Confluencia” streetscapes
14 Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
15
lamp wrap
and banners
custom
bike racks
new planter type
confluencia
shade structure
artistic
fountain
confluencia
pavement
patterns
“Confluencia” Streetscapes | Wakpa Boulevard from John Martin Drive
Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
16
“Confluencia” Streetscapes | Wakpa Boulevard from Shingle Creek
gateway
sculpture
lamp wrap
and banners
custom
bike racks
shade
structure
patterned bands in sidewalk
and bike path
Brooklyn Center Opportunity Site | Art Integration Strategies | 12.9.22
APPENDIX B COMMUNITY BENFEFITS TEMPLATE
Opportunity Site Master Plan
Appendix B – Community Benefits Agreement Template DRAFT
I. Intro
The buildout of the Opportunity Site is intended to be a collaborative endeavor between the City and developers
who seek to join the City in improving quality of life for all who call the Brooklyn Center home. To ensure
equitable distribution of the benefits of development and to minimize unfavorable consequences to the
community, the City of Brooklyn Center requires the use of a Community Benefits Agreement for all new
development within the Opportunity Site that includes public subsidy or participation, including but not limited
to: land write downs, fee waiver, city sponsored grants, TIF, and tax abatement..
A Community Benefits Agreement (CBA) is a legal contract between the City of Brooklyn Center (via the City’s
Economic Development Authority) and the development team of a private development project, that lays out
how the proposed development will deliver a series of benefits to the broader community. CBAs are legally
binding documents signed by both the City and the developer, which both entities can enforce. The City views
these documents as the culmination of collaborative negotiations and partnership between the city and
development team to realize the goals of the Opportunity Site as outlined in the Opportunity Site Master Plan
[link once ready].
Towards this end, the City has created this CBA development tool with a template collection of community-
identified benefits that City Staff and the development team can appropriately tailor on a project-by-project
basis.
II. CBA Development and Approval Process.
The City recognizes that not all listed benefits are practical or necessary for every development project.
However, it is the expectation that city staff and the development team partner in good faith to mutually
identify a reasonable set of community benefits that can be delivered by the project. A CBA is required for any
project that includes public subsidy or public participation. A draft CBA is necessary for any development
application sent to the city to be considered “complete”.
Creation of a draft CBA will be conducted by city staff on behalf of the City’s Planning and Housing Commissions.
A joint meeting of the Commissions to review and approve a draft CBA is necessary to include the CBA with the
development team’s development application. The City Council will then have final review and approval power
as part of the standard development review process.
Upon City approval, the CBA will go into effect and be enforced according to the conditions outlined in the CBA.
CBA Template Tool Overview
I. Select and Customize Benefits
Each CBA should be crafted in a well-balanced manner that leverages the private investment of a development
project towards meeting City and community goals, while respecting the position and capacities of any one
project.
To these ends, city staff and the development team should consider the following when identifying and
negotiating project benefits:
1. What is the anticipated project use type and programming?
a. Consider project land use type(s), anticipated residential units, anticipated commercial intensity and
jobs, project footprint and scale, economic impacts, location within the opportunity site, developer
background and history,
2. How does the project intend to meet expressed local goals and policies? How can it be leveraged to more
explicitly reflect these goals and policies?
a. Consider guidance from the Comprehensive Plan, Opportunity Site Master Plan, the Opportunity
Site Public Realm Plan (JXTA).
3. How does the project meet City/local development and design standards? How can it be leveraged to
exceed the standards?
a. Consider policies such as the Unified Development Ordinance and the TOD Zoning district.
4. How does the project intend to reflect community values? How can it be leveraged to more explicitly
reflect these values?
i. Diversity and Inclusivity
ii. Affordability
iii. Health and Wellness
iv. Fiscal Responsibility
v. Flexibility
vi. Community Pride
vii. Environmental Sustainability
viii. Local Benefit
ix. Counteracting Displacement
5. How feasible are desired benefits? Will the development team be able to deliver identified benefits?
Which benefits are “non-negotiable” expectations for this project?
a. Consider questions such as:
i. Burden. Is delivery of the benefit overly burdensome?
ii. Proportionality. Is the scale of the project proportional to benefit?
iii. Feasibility. Are selected benefits feasibly produced by the developer?
iv. Compatibility/Reality. Are selected benefits realistic/compatible with similar projects?
Using the CBA Template Tool
1. Complete the Project Summary section below.
2. Review and select benefits based on project type, context, and other considerations.
3. Customize selected benefits as appropriate.
4. Once confirmed, integrate selected benefits into formal CBA document(s). An example template is provided at
this end of this tool.
It is anticipated that the review, selection, and customization of benefits will be an iterative process during the planning
and design process of a development project. As such, collaborative completion of this CBA Template should be seen as
part of the project planning & design phase of the development project.
Project Summary
Project Name: ____________________________________________________________________________________
Project Address: ____________________________________________________________________________________
Development Team: _______________________________________________________________________________
__________________________________________________________________________________________________
Project Program Summary: ___________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
Public Subsidy or Involvement Summary: ________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
__________________________________________________________________________________________________
CBA TEMPLATE
This Project Name Community Benefits Agreement ("[Project CBA]") is made and executed on this [Date], by and between the City
of Brooklyn Center as defined herein (“BC”) and [Developer Name], as defined herein ("DEV") (COM and DEV each a "Party", and
collectively the "Parties"), for the benefit of the residents of Brooklyn Center, as related to the construction by
[Developer/Contractor] of a new product/project (the "Project") on a portion of the Project Site (as hereinafter defined).
RECITALS
WHEREAS, DEV, through its coalition members, has identified a number of significant needs of residents in the vicinity of the Project
Site and more broadly residents of Brooklyn Center; and
WHEREAS, the [Developer/Contractor] will build the [Project] on a portion of the X-acre Opportunity Site located at [Address] (the
"Project Site"); and
WHEREAS, BC and DEV desire to address some of the significant needs of local residents through this Project CBA.
NOW THEREFORE, in consideration of the above premises and mutual covenants and agreements herein set forth, DEV and BC do
hereby agree to execute this Project CBA as follows:
I Definitions
1 Affordable housing
2 Deeply affordable housing
3 Area median income (AMI)
II Responsibilities
1 Category 1: Housing and Residential Communities
2 Category 2: Economic Development and Employment Opportunities
3 Category 3: Transportation and Connectivity
4 Category 4: Public Realm, Public Space, and Public Life
5 Category 5: Sustainability, Resilience, and the Natural Environment
III Monitoring, Timelines, and Enforcement
IV BC Support Obligations
V Expenses/Terminations
APPENDIX C EQUITABLE DEVELOPMENT FRAMEWORK
1
Opportunity Site Master Plan
Appendix C – Equity Development Framework DRAFT
I. Overview of Equity Development Framework
The Brooklyn Center Opportunity Site is 80 acres in the heart of the city, and the future location
of a new downtown. Much of the site is publicly owned, meaning that the City of Brooklyn
Center is a major stakeholder on new development in this area. The City deeply engaged the
public during the Master Plan visioning and planning process, with the aim to establish a
development process that delivers substantial public benefits. Through this, the City of Brooklyn
Center aims to achieve equity and inclusivity within the Opportunity Site land use, parks and
open space, and access and mobility.
Land use and Infrastructure play a foundational role in promoting and ensuring equity. Equitable
and inclusive design is community focused, and considers what features stakeholders need to
thrive.
The buildout of the Opportunity Site is intended to be a collaborative endeavor between the
City and developers who seek to join the City in improving quality of life for all who call the
Brooklyn Center home. To ensure equitable distribution of development outcomes and to
minimize unfavorable consequences to the community, the City of Brooklyn Center requires the
completion of this Equity Development Framework for all new development within the
Opportunity Site that includes public subsidy or participation, including but not limited to: land
write downs, fee waiver, city sponsored grants, TOF, and tax abatement.
Centering equity and inclusion expectations at the outset of the development process intends to
yield better outcomes for everyone involved. This tool therefore provides a community-
informed framework towards ensuring new development is an integral piece of progress for
those who have historically been excluded from decision-making processes, suffered disparities
in health and wealth, and given few to no opportunities.
II. Framework Purpose
This Equity Development Framework is an actionable process of assessing private development
projects through the lens of the Opportunity Site Master Plan Principles, and practices of
equitable development and environmental justice.
This framework is intended to be used primarily by city staff for evaluating a proposed
development project within the Opportunity Site, during the design process. However, it is
expected that the Framework is a collaborative and iterative process with prospective
developers. It should be expressed to prospective developers that the equity framework will be
used to assess development projects.
The Equity Development Framework is to be included for City consideration with development
applications in the Opportunity Site.
2
III. Private Development Expectations
To ensure new development furthers the City and Master Plan vision of the Opportunity Site, all
development is expected to adhere to the following expectations:
• Land Use: Land use in the Opportunity Site is primarily guided as Transit Oriented Development
(TOD). The TOD district supports opportunities for transit-supportive and transit-oriented
development, development patterns that supports walking, biking, and vibrant pedestrian
activity.
• Open Spaces: Open spaces in the Opportunity Site contribute to and integrate with a systems-
approach of the public realm, streets, trails, plazas, parks, and pedestrian areas. These spaces
must be inclusive, and promote healthy living, gathering, social gathering, and environmental
responsibility. New private spaces must connect to the larger system, while creating an “inside
out” community that allows for year-round outdoor usage.
• Access and Connectivity: Access and Connectivity within the Opportunity Site contributes to a
multimodal transportation system, is well connected to the region, and reduces the need to own
a car by providing safe, affordable, convenient, and accessible options. Development shall
prioritize pedestrians by supporting a safe and comfortable environment to walk and bike.
IV. Opportunity Site Goals for Equity & Inclusion
To ensure new development furthers City and Master Plan goals of equity and inclusion in the
Opportunity Site, all development is expected to adhere to the following expectations and
values. These values form the basis and organization of the framework.
• Livability: Livability is a combination of acknowledging the past and present harms, while
working to create a better future for all. The intersection between livability and development can
become the bedrock for restorative, regenerative, and healthy outcomes of historically
marginalized people; promotes inclusion and belonging; and places intention and focus on the
community through history, power and wellness.
• Community Power and Engagement: Equitable engagement and power come from practices
where those community members most affected, connect with and co-create the planning and
design outcomes. Community members should include BIPOC communities along with
immigrants, low-wealth people, renters, families, those with disabilities, senior citizens, and
other historically marginalized communities.
• Economic and Land Use: Equitable economic development must include and prioritize
opportunities like local investment, ownership, and access to quality jobs , to drive long-term,
community wealth building. Upward mobility and economic justice helps economic resiliency and
strength of marginalized communities and businesses through a stronger economy at the local
and neighborhood levels.
• Housing: Affordable, quality, and stable housing is a fundamental element of just and sustainable
housing practices. When people have the housing they need, they can better make important
choices regarding food, health and wellbeing, childcare, and education without sacrificing
livability or quality of life.
3
• Transportation: Physical connections to the greater community through a diversity of modal
options are important to provide residents options to navigate across the neighborhood. As such,
all development should be oriented to all forms of movement, including public transit, walking,
bicycling, and micromobility.
• Environment: Equitable environmental practices must include protecting and supporting the
land, water, and air. Environmental justice and community health must be a priority of new
development, with the goal to promote, sustain, and regenerate the health, wellbeing, and
thriving of people and places.
V. Using the Framework Card
Step #1: Fill out the Project information page. Then turn to page 5.
Step #2: Customize each Equitable Development Category’s categories according to the project,
as not all criteria may apply. Tailor this Framework to be relevant to your specific purpose(s) and
location within the Opportunity Site. Feel free to take notes in empty spaces and add, change, or
put NA (not applicable) that do not apply to the project.
Framework assessment criteria is separated into “Process” and “Outcome” steps.
Step #3: Use the “Glossary” section to clear up any questions of content or definition.
Step #4: Hold conversations with your group around each category , and include notes for
comments or recommendations for each applicable category to inform design or project
outcome revisions. It is expected that this Framework tool may be completed iteratively, and
multiple times prior to a development application submission.
Step #5: Upon final completion of this Framework, City staff will include the completed
framework with their formal staff report for a development application. While there is no
specific “threshold” of Framework completion, City Planning Commission and Council will
consider Framework comments as they consider a development application.
4
Project Information Section
Project Name _____________________________________________________________
Location of Project _________________________________________________________
Lead or Primary Developer ____________________________________________________
Developer Contact Information _________________________________________________
Other Key Stakeholders _______________________________________________________
Brief Description of the Project _________________________________________________
__________________________________________________________________________
Public Investments (committed and/or anticipated)
__________________________________________________________________________
__________________________________________________________________________
Developer/applicant anticipated community benefits
__________________________________________________________________________
__________________________________________________________________________
__________________________________________________________________________
Comments Summary
• Summarize key comments and recommendations from each applicable section used below
Category Summary of Comments & Recommendations
Livability
Community Power &
Engagement
Economic & Land Use
Housing
Transportation
Environment
5
EQUITY DEVELOPMENT FRAMEWORK
LIVABILITY
Process Considerations Outcome Considerations
The project has taken proactive steps with
community leaders to understand local histories, and
cultural and environmental assets of the area to
repair, honor, and integrate these legacies with an
anti-displacement lens into the project and
development process.
The developer is committed to co-creating a set of
mutual agreements at the start of the project and
has committed to accountability measures and long-
term neighborhood relationship building beyond the
design and construction of the project to address
any negative outcomes and embrace community
ideas.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
Building from history gained from community and
research, the developer has worked with community
leaders and government agencies to understand the
current demographics, languages, natural and human
assets, and other key features of the project area to
ensure development enhances the valued attributes
of the area and aligns with the vision of historically
and systemically marginalized people most impacted
by the project.
The project design integrates physical or
programmatic elements that enhance networks of
community care and encourage social interaction
and belonging by creating or restoring spaces for
residents to connect, heal and build power with
each other.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
The project design seeks to establish or enhance
welcoming and inclusive community access to green
spaces and public gathering areas to enhance the
physical, emotional, and spiritual wellbeing of current
residents.
The project considers opportunities for community
ownership of material and natural assets, including
housing and retail units.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
6
Community Power and Engagement
Process Considerations Outcome Considerations
The developer involves local historically and
systemically marginalized community members
during the ideation phase of and throughout the
planning and implementation processes to establish
and ensure priorities and criteria guide the project.
Project design promotes social connectedness for a
stronger community- social connections, education,
health, arts, culture, and safety.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
The developer is working with the community to
identify potential negative impacts and the planning
process and project is actively oriented to avoid or
mitigate those potential harms before the project is
finalized or construction begins.
Development connects to, highlights, and respects
community characteristics, local history, points of
interest, and key features.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
Project information, materials, and meetings are
communicated and available in real time in multiple
formats, presentation styles, and languages that are
representative of the impacted community.
Applicable (circle one): Y N N/A
Comments & Recommendations
7
Economic and Land Use
Process Considerations Outcome Considerations
Local community is given preference when hiring
consultants, contractors, and developers for project.
New capital or investment opportunities are created
to promote small business development,
arts/cultural-based businesses, and entrepreneurial
opportunities,
especially BIPOC-, immigrant-, or women-owned
businesses. Lease agreements give priority to
neighborhood business opportunities.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
The project will ensure that there is a community-
supported plan to maintain neighborhood
affordability and avoid cultural and physical
displacement.
Design contributes to distinct identities of local
cultural heritage through the
presence, preservation, or addition of architectural
assets, utilizing principles of Universal Design where
able and appropriate.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
The project involves or supports a diverse range of
businesses and enterprises owned by people of color
to sustain a strong economic base and provide job
opportunities for the community. Economic impacts
are data-driven, and show anticipated positive
economic outcomes driven catalyzed by the project.
Project uses local workforce/education programs to
connect residents to long term employment within
the project and any business, organization, or
property management company occupying the final
development.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
8
Housing
Process Considerations Outcome Considerations
The project positively reflects local housing needs as
outlined in the Opportunity Site Housing Policy.
Project increases the number of affordable units to
people at 30% - 50% of Area Median
Income.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
Developer commits to make units attainable via
reasonable screening criteria and security deposits,
and does not discriminate based on a resident’s
source of income.
Project supports a range of household types or life
stages that are dignified, safe, and designed with
durable materials. All new or renovated housing is
built or retrofitted with energy efficiency to reduce
utility bills for the residents, and is free from
environmental hazards.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
Developer commits to respectful and relational
management practices that create safety from
landlord harassment, including advance notice and
right to cure for any resident facing eviction, and a
stated just cause for the non renewal of any lease.
Housing is located near amenities (health and social
services, transportation, education, and quality job
opportunities) that promote walkability, livability,
and community.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
9
Transportation
Process Considerations Outcome Considerations
Development minimizes car-oriented design by
providing and increasing safe, attractive, and
convenient access for pedestrian, bicycle, transit, and
car sharing systems.
Presence of GPS, other wayfinding systems, and
mapping information for pedestrians, bicyclists, and
transit users is provided. Transit information must
be available in the
predominant languages used in Brooklyn Center,
with multi-language signage.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
Surface parking is limited, and all parking facilities
accommodate bicycle daily use and secure storage
and do not limit access of pedestrians.
The project supports public realm and streetscape
quality by including features such as as shade trees,
trash cans, places to sit, and pedestrian-scale
lighting.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
When located adjacent transit stops, clear and safe
connections to transit is provided.
Building frontage design contributes to a safe,
accessible and welcoming neighborhood
streetscape by adding green spaces and public art,
including public art created by local community
artists.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
10
Environment
Process Considerations Outcome Considerations
Developer demonstrates an understanding of
environmental justice and knows the local historical
impact of environmental racism and takes direction
from historically and systemically marginalized
people to ensure a new legacy of environmental
sustainability, economic prosperity and social vitality.
Both new development and repairs and
improvements of existing structures use
environmentally responsible, resource- and energy-
efficient materials that support the health of the
environment, local economy and the project’s
occupants and users. In addition to using
environmentally-friendly and energy-efficient
materials, both new
buildings and buildings identified for renovation
meets or exceeds Minnesota’s Sustainable Building
2030 Standards to measure and track energy and
water consumption.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
Development promotes or maintains access to public
green space with clear and safe physical and/or visual
connections.
Development not only remediates past pollution
and meets environmental standards on clean air,
water and soil, but actively restores and improves
environmental systems and habitats in the project
area. The project landscaping uses native plants and
grasses, while removing and/or discouraging
invasive plant species, utilizing integrated, visible
stormwater BMPs where possible.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
Development is aligned with state, regional, and local
climate resiliency goals and takes measures to reduce
adverse climate impacts. The project creates
opportunities for green industry to thrive in Brooklyn
Center.
Building and public space design reflects distinct
identities of local cultural heritage through the
presence, preservation, or addition of architectural
assets.
Applicable (circle one): Y N N/A
Comments & Recommendations
Applicable (circle one): Y N N/A
Comments & Recommendations
VI. Glossary and Resources
11
o links to city resources and dev app forms
o Opp site links
Terms
▪ Affordable
• Affordable housing is defined as when a household spends 30% or less of its
monthly income on housing costs.
▪ Area Median Income (AMI)
• The median income for a specific area, which means that half of the people there
earn above that, and half earn below. Income categories included: Extremely low
income = 30% AMI; Very-low income = 50% AMI; Low-income = 60% AMI; and
moderate income = 80% AMI
▪ Accessibility
• In Minnesota, at least 5% of rental units that are Type A must be accessible per ANSI
A117.1 Section 1003 of the 2020 Minnesota Accessibility Code.
▪ Community Members
• Includes community-based organizations, neighborhoods, and cultural groups.
▪ Community Engagement
• Community engagement involves residents or stakeholders, especially those who
are excluded and isolated, in collective action to create a healthy community.
Impacts of effective community engagement may include community healing,
reclaiming a healthy identity, reconnecting with culture and spirituality, building
relationships, and embracing individual and collective power.
▪ Community Wealth Building
• Community wealth building aims at improving the ability of communities and
individuals to increase asset ownership, anchor jobs locally, expand the provision of
public services, and ensure local economic stability.
▪ Community Power
• True decision-making power is given to communities that live, work, or have cultural
connections to the land in the areas that will be impacted by the project.
▪ Cultural Heritage
• An expression of the ways of living developed by a community and passed on from
generation to generation, including customs, practices, places, objects, artistic
expressions and values. Cultural Heritage is often expressed as either Intangible or
Tangible Cultural Heritage.
▪ Displacement
• Developers, banks, and government start to re-invest in disinvested neighborhoods,
new and different businesses open, and higher income households move in. Current
lower income residents can no longer afford housing and/or lose businesses and
cultural resources that were important to the character and social networks of their
communities.
▪ Economic Justice
12
• Encompasses the moral principles which guide us in designing our economic
institutions. To free each person to engage creatively in the unlimited work beyond
economics, that of the mind and the spirit.
▪ Environmental Impact
• Possible adverse effects caused by a development, industrial, or infrastructural
project or by the release of a substance in the environment.
▪ Environmental Justice
• Environmental justice is the fair treatment and meaningful involvement of all
people, regardless of race, color, national origin, or income, with respect to the
development, implementation, and enforcement of environmental laws,
regulations, and policies.
▪ Equity
• Just and fair inclusion where all can participate and prosper.
▪ Equitable Development
• Happens when low-income communities and communities of color participate in
and benefit from investments that shape their neighborhoods and regions, creating
healthy, vibrant communities of opportunity.
▪ Green Industry
• Green industry does not harm the environment and provides products or services
related to renewable energy, increased energy efficiency, clean transportation and
fuels, agriculture and natural (water) resource conservation, and pollution
prevention or environmental cleanup.
▪ BIPOC
• Black, Indigenous, and people of color.
▪ Living Wage
• The amount of income needed to provide a decent standard of living. It should pay
for the cost of living in any location.
▪ Livability
• The sum of the factors that add up to an individual, family, and/or community’s
quality of life - including the built and natural environments; economic prosperity;
social stability; equity and capital; educational opportunity; and cultural,
entertainment and recreation possibilities.
▪ Public Sector
• Government-controlled organizations, infrastructure, services, and efforts.
▪ Private Sector
• Organizations, services, and efforts owned, controlled, or managed by private
individuals or enterprises.
▪ Restorative
• Restorative development explicitly acknowledges and seeks to repair the harms of
structural racism through projects that proactively redirect power and benefits to
historically and systemically marginalized communities to heal on their own terms
and define their own futures.
▪ Regenerative
13
• Regenerative development intentionally seeds processes and practices that create
health, wealth and community power in ways that are renewed, cultivated and
sustained over time.
▪ Transit-Oriented Development (TOD)
• Transit-oriented development creates compact, mixed-use communities near transit
where people enjoy easy access to jobs and services.
▪ Universal Design
• Universal design is the design of products and environments to be usable by all
people, to the greatest extent possible, without the need for adaptation or
specialized design.
▪ Upward Mobility
• The capacity or facility for rising to a higher social or economic position.
Member Graves introduced the following resolution and moved its adoption:
RESOLUTION NO.2021- 90
RESOLUTION ADOPTING AN OPPORTUNITY SITE INFRASTRUCTURE FRAMEWORK
TO GUIDE THE OPPORTUNITY SITE MASTER PLAN
WHEREAS, the Opportunity Site Master Plan (Master Plan) will be amulti-phased planning
document initiated in 2019, to vision the future redevelopment of the area known as the
Opportunity Site in Brooklyn Center, and will include a technical assessment of the physical
elements of the site, community engagement, feasibility analysis and implementation plan, and;
WHEREAS, a master plan is a big picture, values -driven plan crafted to guide future
development of a specific area. Master plans are not intended to provide specific details on
specific development projects, and often consist of two primary components:
1. An infrastructure framework that comprises the physical layout of the area with land use,
roads, parks, trails, stormwater, utilities, and related elements, and;
2. An implementation fi°amework that identifies how the physical elements will be delivered
and what they are intended to achieve. This component may include development goals,
community benefits, financial feasibility, zoning regulations, and short and longer -term
action steps.
WHEREAS, the Opportunity Site Infrastructure Framework ("Infrastructure Framework") is
a foundational component to the Opportunity Site Master Plan process, as it outlines guidance
regarding land use, road network, public space network, and stormwater system, and;
WHEREAS, the Infrastructure Framework is critical for preserving and progressing the
Opportunity Site Master Plan process because:
The absence of cohesive site -wide policy guidance severely limits the City from aligning
private property reuse or redevelopment in the Opportunity Site with city and community
goals through the development review process;
The Infrastructure Framework ensures consistency of sitde infrastructure planning —
particularly land use, roadway, public space, and stoirnwater systems —which will result
in opportunities for more connective, efficient, sustainable, and cost-effective systems;
It leverages and supports momentum from Three Rivers Park District, which has
committed to a 4 acre "mini -regional park" within the Opportunity Site, and has amended
their parks and trails master plan to include the project. Three Rivers Park District has
also incorporated the park in their 2024 Capital Improvement Plan (CIP). Engagement for
the park, is scheduled to begin in 2021,
City guidance on site -wide land and infrastructure use will aid city staff in their ongoing
conversations with MnDOT over the future use and ownership of MnDOT held right-of-
way (ROW) at John Martin Drive;
The Infrastructure Framework supports implementation of the City of Brooklyn Center's
2040 Comprehensive Plan, upon which the master plan is based,
It will provide a context in which to focus and continue community engagement efforts
around the future of the Opportunity Site.
WHEREAS, the Infrastructure Framework is based on input from community engagement
focused on community priorities for the site, as well as the physical and geographic realities
of the area, and;
WHEREAS, the Infrastructure Framework is not a final layout of the physical infrastructure
elements, but rather a guide to inform the continued community engagement efforts, as well
as the study, design and engineering of the physical infrastructure elements, and;
WHEREAS, the City of Brooklyn Center expects continued community engagement, which
will inform elements of the Opportunity Site Infrastructure Framework and help refine technical
details of the site infrastructure, and;
WHEREAS, the City of Brooklyn Center affirms and commits to continued public
engagement around the future Opportunity Site Master Plan, which will help refine and guide
development goals, community benefits, financial feasibility, zoning regulations, and short and
longer -term action steps.
NOW, THEREFORE, BE IT RESOLVED, by the City Council of the City of Brooklyn
Center as follows:
l . The Opportunity Site Master Plan Infrastructure Framework shall be used as the guiding
yet flexible framework in which to progress planning efforts of the Opportunity Site.
The City and its partners shall continue engagement and refinement of all elements of the
Opportunity Site Master Plan.
July 12, 2021
Date
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
Ryan
and upon vote being taken thereon, the following voted in favor thereof:
Butler, Graves, Lawrence -Anderson, Ryan
and the following voted against the same: None
whereupon said resolution was declared duly passed and adopted.
C ouncil R egular M eeng
DAT E:10/28/2024
TO :C ity C ouncil
F R O M:D r. Reggie Edwards, City Manager
T H R O U G H :J esse A nders on, C ommunity D evelopment D irector
BY:X iong Thao, H ous ing and Community S tandards M anager
S U B J E C T:A ppeals for P ropos ed S pecial A sses s ments for A dminis tra1ve F ines /C ita1on Costs
Requested Council A con:
- Moon to approve a Resoluon C erfying S pecial A ssessments for A dministrave F ines/C itaons cost to
the H ennepin C ounty Tax Roll
B ackground:
At the City Council mee1ng on O ctober 14, 2024, three property owners appealed the A dministra1ve
F ines/Cita1on C os ts during the S pecial A sses s ment H earing. The C ity C ouncil requested that staff provide
addi1onal informa1on on thes e proper1es for the O ctober 28, 2024, mee1ng.
The proper1es in ques1on are:
7184 Unity Ave N
5811 S hores D rive
6718 Q uail Ave N
A:ached are the summaries for each property.
S taff recommends that the A dminis tra1ve F ines /C ita1on Costs be upheld, w ith the only reduc1on being a
$100 adjus tment for 5811 S hores D rive.
B udget I ssues:
The fees for these s pecial asses s ments help recover s ome of the C ity costs as s ociated w ith providing a
s ervice s pecific to a property. A dministra1ve fines occur w here voluntary compliance is not achieved and
addi1onal staff 1me is required to gain compliance.
I nclusive C ommunity Engagement:
A nracist/Equity Policy Effect:
S trategic Priories and Values:
Maintain and enhance public places
AT TA C H M E N TS :
D escrip1on U pload D ate Type
Res olu1on 10/18/2024 Resolu1on Le:er
C ase S ummary 10/18/2024 Backup M aterial
P res enta1on 10/18/2024 Resolu1on Le:er
Member introduced the following resolution and
moved its adoption:
RESOLUTION NO.
RESOLUTION CERTIFYING SPECIAL ASSESSMENTS FOR
ADMINISTRATIVE FINES/CITATION COSTS TO THE HENNEPIN
COUNTY TAX ROLLS
WHEREAS, the City of Brooklyn Center has caused Administrative
Fines/Citation costs for certain properties within the City from September 16, 2023 thru
September 17, 2024 under the authority of City Ordinance Section 18-204 and Minnesota
Statutes, Section 429; and
WHEREAS, on October 14, 2024, City Council had a public hearing for
unpaid Administrative Fines/Citations, approved the special assessment, and heard three
appeals; and
WHEREAS, City Ordinance Section 18-210 and Minnesota State Statute
authorizes the certification of certain delinquent Administrative Fines/Citation accounts to
the County tax rolls for collection; and
WHEREAS, pursuant to proper notice duly given as required by law, the
Council has met and heard and passed upon all objectio ns to the proposed assessment
for Administrative Fines/Citation costs.
WHEREAS, staff reviewed the history of the three properties that appealed
on October 28, 2024,
NOW, THEREFORE BE IT RESOLVED by the City Council of the City of
Brooklyn Center, Minnesota that:
1. The amount of $700.00 will be imposed to 7184 Unity Ave N to the
County tax rolls.
2. The amount of $100.00 will be imposed to 5811 Shores Dr to the County
tax rolls.
3. The amount of $5,000.00 will be imposed to 6718 Quail Ave N to the
County tax rolls.
RESOLUTION NO. _____________
October 28, 2024 ________________________________
Date Mayor
ATTEST: ___________________________________________
City Clerk
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
and the following voted against the same:
whereon said resolution was declared duly passed and adopted.
Property Number 1
Address: 7148 Unity Ave N Owner: Nadia Korti
Appellant’s Statement: Appellant spoke and stated that she did have the vehicle
title and was out of the country and did not know she was receiving citation until she
returned.
Findings: During a proactive property code enforcement inspection on July 17,
2024, staff found an inoperable vehicle in the driveway of the property. Staff posted
the compliance notice on the door and mailed a copy of the notice.
A follow up inspection was completed on July 23, 2024 and the property remained in
violation of city code. A second compliance notice was posted to the door and
mailed. .
A follow up inspection was completed on July 31, 2024 and the property remained in
violation of city code. An Administrative Citation of $100 was issued for the
inoperable vehicle in the driveway. The citation was mailed to the property owner at
the site and a copy addressed to resident.
A follow up inspection was completed on August 12, 2024 and the property remained
in violation of city code. An Administrative Citation of $200 was issued for the
inoperable vehicle in the driveway. A copy of the citat ion was posted on the door and
mailed to the property owner at the property and a copy addressed to resident was
also mailed to the property.
A follow up inspection was completed on August 22, 2024 and the property remained
in violation of city code. Staff spoke with an adult daughter and was informed of the
inoperable vehicle violation. The daughter stated she will inform her mother of the
code violation.
A follow up inspection was completed on August 28, 2024 and the property remained
in violation of city code. An Administrative Citation of $400 was issued for the
inoperable vehicle in the driveway. The citation was mailed to the property owner.
A follow up inspection was completed on Septemer 9, 2024 and notice that the front
and rear license plates were removed. A complilance notice was posted on the front
door and vehicle, and a copy was mailed.
A follow up inspection was completed on September 19, 2024 and the property was
in compliance with city code.
Recommendation: Administrative Citations for the inoperable vehicle was issued
after notices were mailed and posted on the property. The Administrative Citations
were issued according to the city policies for an inoperable vehicle and they were not
appealed by the property owner.
Staff is recommending that amount of $700.00 be imposed.
The total amount to be specially assessed is $700.00 plus the Certification fee of
$40 to the property tax rolls.
8/12/202
4
7/31/2024
9/9/2024 9/9/2024
Property Number 2
Address: 5811 Shores Dr Owner: Marissa Wilson
Appellant’s Statement: Appellant sent an email stating she does not have the
funds to repair the siding because she had to replace her HVAC unit.
Findings:
The City received a complaints about other properties in the townhome association
and while following up on those complaints, staff found Ms. Wilson’s property in
violation of city code for peeling paint and rotting siding.
An inspection of the property was compelted on May 21, 2024 and the property was
found in violation of city code for peeling paint and rotting siding. A compliance
notice was sent.
A follow up inspection was completed on June 24, 2024 and the property wa s still in
violation. Staff spoke with the property owner and she was informed of the code
violation. Ms. Wilson asked for an extension citing that she was having financial
hardships due to other home repairs, specifically having to replace a HVAC unit. An
extension was granted to do the repairs and she was informed a follow up inspection
will be completed at the end of August 2024. A compliance notice was sent with a
new follow up date.
On September 3, 2024 a follow up inspection was completed and the property
remained in violation. An Administrative Citation for $100 was issued for the peeling
paint on the siding and $100 for the rotting siding.
On October 1, 2024 a follow up inspection was completed and the property remained
in violation. An Administrative Citation for $200 was issued for the peeling paint on
the siding and $200 for the rotting siding. This citations was after the cut off for this
round of assessments. Staff can work with the property owner on the future
assement pending successful completion of the repairs.
On October 4, 2024 staff received a voicemail regarding the special assessment
notice. A return voicemail was left explained the appeal process.
On October 14, 2024 staff spoke with Ms. Wilson and she stated she was havin g
difficulty paying for the repairs because she had to replace her HVAC unit. She also
stated she had not received any bids for the repair work and will work on obtaining
the bids. Staff informed her that she needed to submit something in writing if she
wished to appeal the citations.
Staff verified that a mechanical permit was not submitted for the HVAC unit
replacement. The last permit received for a HVAC unit was in 2005.
Recommendation: After several inspections and in an attempt to work with Ms.
Wilson on compliance with city ordinance, the property remained in violation. Legal
notification requirements were followed in issuing notices and Administrative
Citations. The Administrative Citations were issued according to the city policies and
they were not appealed by the property owner.
Staff is recommending that the amount of $100.00 be imposed. This would reduce
the amount by $100 due to the violations be similar. The amount to be impose is
$100.00 plus the Certification fees of $40 be specially assessed to the property tax
rolls.
9/3/2024 9/3/2024
10/1/2024
10/1/2024
Property Number 3
Address: 6718 Quail Ave N Owner: Ikran A Hassan
Appellant’s Statement: Appellant spoke and stated that she did not receive paper
or email notices to renew her rental license. Ms. Hassan stated she was informed
that she will receive a longer license. She was not aware that there was a special
assessment to her property taxes in 2023 until there was an increase in her
mortgage. Ms. Hassan also stated she was taking care of her mom and did not get
the information on renewing the license. She stated she is no longer renting the
property and has moved back into the property.
Findings:
Ms. Hassan applied for and was issued a Type IV – 6 month rental license on
January 9, 2023. The rental license had an expiration date of February 28, 2023.
After receiving the rental license, a rental license renewal email was sent on January
29, 2023. Rental license renewal reminders/emails are sent out at 120, 90, 60, and
30 days prior to the current license expiration date. The email address that is in the
rental application is used for this communication.
On March 1, 2023 a rental license renewal was sent via email and USPS to Ms.
Hassan.
On March 23, 2023 a rental license renewal was sent via email and USPS to Ms.
Hassan.
On April 18, 2023 a rental license renewal was sent via email and USPS to Ms.
Hassan. The property was posted as an unlicensed rental property.
On May 4, 2023 a rental license renewal was sent via email and USPS to Ms.
Hassan. An Administrative Citation for $300 was issued for renting without a license.
On June 6, 2023 a rental license renewal was sent via email and USPS to MS.
Hassan. An Administrative Citation for $600 was issued for renting without a license.
On June 29, 2023 staff spoke with Ms. Hassan and she was informed of the Type IV
– 6 month rental license and that the rental license has expired. She was informed
that she needed to renew the expired rental license. The Type IV – 6 month rental
license requirements were explained to her. She stated to staff that the emails were
going to the junk folder and she will stop in and renew the license.
On July 13, 2023 a Administrative Citation for $1200 was issued for renting without a
license. Staff conducted an occupancy check and the tenant was home. The tenant
confirmed the owner’s contact information and that they are renting the property. The
property was reposted as an unlicensed rental property.
On August 11, 2023 a $2000 Administrative Citation was issued for renting withou t a
license. The citations was mailed to the applicant address and a copy was mailed to
the property. If the ownership address does not match the applicant address a notice
is also mailed to that address. The citation was also emailed to the email on the
rental application.
On October 19, 2023 a $2000 Administrative Citation was issued for renting without a
license. The citations was mailed to the applicant address and a copy was mailed to
the property. If the ownership address does not match the applicant address a notice
is also mailed to that address. The citation was also emailed to the email on the
rental application.
On November 27, 2023 a a $2000 Administrative Citation was issued for renting
without a license. The citations was mailed to the applicant address and a copy was
mailed to the property. If the ownership address does not match the applicant
address a notice is also mailed to that address. The citation was also emailed to the
email on the rental application.
On January 16, 2024 a rental license renewal was sent via email. The rental license
renewal was applied for and paid. A rental license inspection notice was mailed.
On February 6, 2024 staff spoke with Ms. Hassan and she stated she had spoken
with an attorney and filed an eviction for past due rent.
On February 26, 2024 the initial rental license inspection was completed and staff
found 20 property code violations. The property did not pass inspection. A
compliance notice was mailed.
On April 1, 2024 a follow up inspection was conduction and did not pass. The tenant
was present for the inspection. A complancen notice was mailed. A $1000
Administrative Citation was issued for renting without a license.
On April 9, 2024 Ms. Hassan came to city hall stating she had just received the
compliance notice and requested to reschedule the rental license inspection. The
rental license inspection was rescheduled to May 9, 2024.
On May 9, 2024 A follow up inspection was completed and passed. Ms. Hassan was
present for the inspection.
On May 22, 2024 staff sent an email informing Ms. Hassan that she has an
outstanding utility bill and a rental license will not be issued until she is current on the
utility bill.
On May 26, 2024 staff sent and email informing Ms. Hassan that she has an
outstanding utility bill and a rental license will not be issued until she is current on the
utility bill.
On June 12, 2024 staff verified with MDH that the property is a licensed
assisted living facility. The rental license status was change to inactive because
the property is listed as a licensed assisted living facility. An email was sent to Ms.
Hassan informing her of the inactive rental license status due to the legislative
change.
On September 9, 2024 Ms. Hassan came to city hall inquiring about a special
assessment invoice. Staff explained to Ms. Hassan how the citaitons were accrued
and her opportunity to appeal to an administrative hearing officer has passed. Staff
explained that she can appeal during the special assessment hearing before it rolls to
her property taxes.
On October 15, 2024 staff verified with MDH that the property is still a licensed
assisted living facility. A rental license is not required.
Recommendation: After several notices to renew the rental license, the property
remained in violation. Legal notification requirements were followed in issuing
notices and Administrative Citations. The Administrative Citations were issued
according to the city policies and they were not appealed by the property owner.
Staff is recommending that the amount of $5,000.00 be imposed. The amount to be
impose is $5,000.00 plus the Certification fees of $40 be specially assessed to the
property tax rolls.
Special Assessments for Administrative
Citations/Penalties Appeals
City Council Meeting, October 28, 2024
Jesse Anderson, Community Development Director
Background
•Public hearing was conducted on October 14, 2024
•Three properties appealed
•7148 Unity Ave N
•Administrative Citations for Property Nuisance Code Violations
•5811 Shores Dr
•Administrative Citations for Property Nuisance Code Violations
•6718 Quail Ave N
•Administrative Citations for renting without a rental license
•Property information to be brought back to Council on
October 28, 2024 Council Meeting
2
7184 Unity Ave N - Appeal
•Appellant spoke and stated that she was out of the country and
did not know she was receiving citations until she returned.
3
7184 Unity Ave N - Summary
•Staff found the property during proactive code enforcement
sweep of the city.
•The inoperable vehicle was visible from the street.
•Staff conducted a total of 8 inspections over a 2 month span.
•A total of 3 Administrative citations were issued totaling $700.00.
All citations were for unlicensed/inoperable vehicle: expired tabs
on a white Nissan Altima, license plate AKW-345
4
7184 Unity Ave N – History Detail
•On 7/17/2024 staff found an inoperable vehicle during a proactive code
enforcement inspection. Staff posted the compliance notice on the door. A
compliance notice was sent.
•On 7/23/2024 a follow up inspection was completed and the property was
still in violation. A second compliance notice was posted on the door. A
compliance notice was sent.
•On 7/31/2024 a follow up inspection was completed and the property was
still in violation. A $100 Administrative Citation was issued.
•On 8/12/2024 a follow up inspection was completed and the property was
still in violation. A $200 Administrative Citation was issued. A copy of the
citation was posted to the front door.
5
7184 Unity Ave N – History Detail
•On 8/22/2024 a follow up inspection was completed and the property was
still in violation a verbal warning was given. Staff spoke with an adult
daughter and was informed of the inoperable vehicle violation. The daughter
stated she will inform her mother of the violation.
•On 8/28/2024 a follow up inspection was completed and the property was
still in violation. A $400 Administrative Citation was issued.
•On 9/9/2024 a follow up inspection was completed and staff found the front
and back license plates removed. A compliance notice was posted on the
vehicle.
•On 9/19/2024 a follow up inspection was completed and the vehicle was
removed.
6
7184 Unity Ave N – Photos
7
7/31/2024 8/12/2024 9/9/20249/9/2024
5811 Shores Dr - Appeal
•Appellant sent an email stating that she does not have the funds
to repair the siding because she had to replace her HVAC unit.
8
5811 Shores Dr - Summary
•City received a complaint about the property conditions of a few
townhomes in the association.
•Staff completed an inspection and cited the property in violation
of city code.
•After a couple notices and extension, staff issued Administrative
Citations for failure to comply with city ordinance.
•The city did not receive a mechanical permit for an HVAC unit
replacement.
•A total of 2 Administrative citations were issued totaling $200.00.
9
5811 Shores Dr – Summary details
•An inspection was conducted on 5/21/2024 and a compliance notice
was sent.
•A follow up inspection was conducted on 6/24/2024 and the property
was still in violation and a verbal warning was given. Staff called and
spoke with the property owner. Ms. Wilson was informed of the code
violation and she asked for an extension due to the hardship of other
home repairs. Staff granted and extension till the end of August 2024.
10
5811 Shores Dr – Summary details
•A follow up inspection was conducted on 9/3/2024 and a $100 Administrative
Citation was issued for exterior siding with peeling paint and a $100
Administrative Citation was issued for rotting siding on the rear divider wall.
•A follow up inspection was conducted on 10/1/2024 and the property was still in
violation. $200 Administrative Citation was issued for exterior siding with
peeling paint and a $200 Administrative Citation was issued for rotting siding on
the rear divider wall. (These Administrative Citations are not on the 2024 special
assessment fee schedule.)
•On 10/4 staff received a voicemail regarding the special assessment notice. Staff
returned the call and left a voicemail on how to appeal the special assessment.
11
5811 Shores Dr – Summary details
•Staff spoke with Ms. Wilson on 10/14/2024 and she stated that she has not
completed the work because she had to replace her AC unit. She informed staff
that she has not received a bid for the cost of the work. Staff informed her of
the appeal process for the special assessment hearing.
•Staff verified that a mechanical permit was not receive for an HVAC unit
replacement. The last permit for HVAC replacement was in 2005.
12
5811 Shores Dr – Photos
13
9/3/20249/3/2024
10/1/2024
10/1/2024
6718 Quail Ave N- Appeal
•Appellant spoke and stated that she did not receive paper or email
notices to renew her rental license. Ms. Hassan stated she was
taking care of her mom and did not get the information on
renewing the license. She stated she is no longer renting the
property and has moved back into the property.
14
6718 Quail Ave N- Summary
•Ms. Hassan applied for a rental license and was issued a Type IV –
6 month license with an expiration date of 2/28/2023.
•After several notices a rental license renewal was not submitted.
•Staff verified that the property was still occupied as a rental
property and Administrative Citations were issued.
•3 Administrative Citations were issued totaling $5,000 for this
years assessments.
15
6718 Quail Ave N- Summary details
•A Type IV – 6 month rental license was issued on 1/9/2023 with an expiration
date of 2/28/2023.
•An email reminder was sent to renew the license on 1/29/2023. Renewal
reminders are sent at 120, 90, 60, and 30 days before the license expires.
•A rental license renewal letter and email was sent on 3/1/2023.
•A reminder rental license renewal letter and email was sent on 3/23/2023.
•A reminder rental license renewal letter and email was sent on 4/18/2023. The
property was posted as an unlicensed rental property.
•A reminder rental license renewal letter and email was sent on 5/4/2023. A
$300 Administrative Citation was issued for renting without a license.
16
6718 Quail Ave N- Summary details
•A reminder rental license renewal letter and email was sent on 6/6/2023. A $600
Administrative Citation was issued for renting without a license.
•Staff spoke with the owner on 6/29/2023 and explained the Type IV- 6 month
rental license and that the rental license is expired. She was informed that she
needed to renew the license. Staff explained the Type IV license requirements
and an email was sent to submit the plan. She stated that the emails were going
to her junk folder and she will stop in and renew the license.
•On 7/13/2023 a $1200 Administrative Citation was issued for renting without a
license. Staff conducted an occupancy check and the tenant was home. The
tenant confirmed that they are renting the property and confirmed property
owner’s contact information. The property was reposted as an unlicensed rental
property.
17
6718 Quail Ave N- Summary details
•On 8/11/2023 a $2000 Administrative Citation was issued for renting without a
license.
•On 10/19/2023 a $2000 Administrative Citation was issued for renting without a
license. The unlicensed rental property posting was removed.
•On 11/27/2023 a $2000 Administrative Citation was issued for renting without a
license.
•A reminder rental license renewal was sent on 1/16/2024. The rental license
renewal fee was applied for. A rental license inspection notice was sent out.
18
6718 Quail Ave N- Summary details
•On 2/6/2024 staff spoke with Ms. Hassan and she stated she has spoken with an
attorney about filing an eviction for past due rent.
•An Initial inspection was conducted on 2/26/2024 and staff found 20 property
code violations. The property did not pass the inspection. A compliance notice
was sent.
•A follow up inspection was conducted on 4/1/2024 and did not pass. The tenant
was present for the inspection. A compliance notice was sent. A $1000
Administrative Citation was issued for renting without a license.
•On 4/9/2024 Ms. Hassan came to City hall stating she just received the
compliance notice and asked to reschedule the rental license inspection. The
rental license inspection was rescheduled to 5/9/2024.
19
6718 Quail Ave N- Summary details
•On 5/9/2024 a follow up rental inspection was completed and passed. Ms. Hassan
was present for the inspection.
•On 5/22/2024 staff sent an email informing Ms. Hassan that she has an outstanding
utility bill and a rental license will not be issued until she is current on her utility
bill.
•On 5/26/2024 staff sent and email informing Ms. Hassan that she has an
outstanding utility bill and a rental license will not be issued until she is current on
her utility bill.
•On 6/12/2024 staff verified with MDH that the property is a licensed assisted
living facility. The rental license status was changed to inactive because the
property is listed as an licensed assisted living facility. An email was sent to Ms.
Hassan informing her of the inactive rental license status due to the legislative
change.
20
6718 Quail Ave N- Summary details
•On 9/9/2024 Ms. Hassan came to City hall inquiring about a special assessment
invoice. Staff explained to Ms. Hassan how the citations were accrued and her
opportunity to appeal to an administrative hearing officer has passed. Staff
explained that she can appeal during the special assessment hearing before it
rolls to her property taxes.
•On 10/15/2024 staff verified with MDH that the property is still a licensed
assisted living facility. A rental license is not required.
21
Recommended Action
7184 Unity Ave N
-Specially assess the Administrative Citations totaling $700.00
plus the Certification fee of $40.00 to the property tax rolls.
5811 Shores Dr
-Specially assess the Administrative Citations at $100.00 plus
the Certification fee of $40.00 to the property tax rolls. (reducing by
$100 due to citations being similar)
22
Recommended Action
6718 Quail Ave N
-Specially assess the Administrative Citations totaling
$5,000.00 plus the Certification fee of $40.00 to the property tax
rolls.
23
City Council Action
-Motion to approve a resolution certifying special assessments for
the properties for administrative fines and citation cost to the
Hennepin County Tax Rolls
•If the City Council prefers to adjust the amount or dismiss the
administrative citations, the resolution can be amended with the
motion to approve.
24