HomeMy WebLinkAbout2025.01.27 CCP WORKCOUNCIL/EDA WORK SESSION
MEETING
City Hall Council Chambers
January 27, 2025
AGENDA
1. Active Discussion Items
a. Concept Review: 5400 Block of Brooklyn Boulevard (Townhouse
Development)
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Council Regular Meeting
DATE: 1/27/2025
TO: Council/EDA Work Session
FROM: Ian Alexander, Economic Development Manager, Amy Loegering,
Associate Planner
THROUGH: Jesse Anderson, Community Development Director
BY: Amy Loegering, Associate Planner
SUBJECT: Concept Review: 5400 Block of Brooklyn Boulevard (Townhouse
Development)
Requested Council Action:
Staff request that the City Council review a development concept, provide comments,
ask questions and indicate whether the City would be open to the project.
Background:
The concept review process is an opportunity for the City Council to review a
development concept prior to a formal proposal from an applicant, and provide
comments, ask questions, and indicate whether the City would be open to the project.
The concept review process is helpful for projects that would involve EDA-owned land
or public subsidy, as it provides insight to City staff and the applicant regarding the City
Council’s level of interest, and any specific concerns related to a project. A concept
review is considered advisory and is non-binding to the City and the applicant.
No formal action can be taken at a work session, and the Council is not being asked to
vote on the proposal; however, as the Subject Property is owned by the City’s Economic
Development Authority (“EDA”), City staff and the applicant seek feedback and direction
to inform any next steps. If the applicant chooses to submit a formal application to the
City to proceed, it would be subject to the full City review process, as with any other
development application.
The Subject Property is comprised of three lots located south of 55th Avenue North and
formerly addressed as 5415, 5407, and 5401 Brooklyn Boulevard. These lots were re-
platted in 2019 as an approximately 1.13-acre site, and guided for a medium-density
residential use under the City's 2040 Comprehensive Plan and zoning map. Another site
(including 5455 and 5459 Brooklyn Boulevard) and located north of 55th Avenue North,
which was also under City ownership and included in the 2019 re-plat, was conveyed to
Robbinsdale School District in 2023 as the site was deemed unbuildable and already
contained some of the Northport Elementary's stormwater ponding.
Developer Information:
The Developer, Amani Construction & Development, LLC is a locally owned, woman
and BIPOC-led residential development and construction firm with over a decade of
experience in building affordable and market-rate single-family housing. The
Developer’s work includes partnerships in the Minneapolis Homes program and the St.
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Paul Inspiring Communities program, which has allowed the Developer to become
adept at navigating city processes and coordinating resources to create high-quality,
affordable homes.
As the General Contractor on its own projects, the Developer leads a dedicated team
focused on expanding affordable housing and addressing homeownership disparities.
They note they have successfully developed multiple new construction homes through
the Minneapolis Homes program, primarily serving households within the 60-115% Area
Median Income (AMI) range and in historically underserved communities. By designing
and constructing accessible, affordable units, the Developer is committed to making
homeownership a reality for a more diverse population, supporting its mission to reduce
inequities in housing.
Project Concept:
Amani Construction & Development, LLC (the “Developer” or “Applicant”) has submitted
a proposal to purchase the Subject Property to construct an 11-unit townhouse
development. As is currently proposed, the homes would provide three (3) for four (4)
bedrooms per unit, and the the homes' exteriors would be a mix of LP siding and brick.
Each townhouse would feature a rear load two-car garage. The homes would be
designed to be 20% more energy efficient than homes built to standard codes, reducing
greenhouse gas emissions by up to 80% and feature high performance windows,
advanced insulation, and smart home technology for efficient energy management and
enhanced convenience. Each unit will have a front yard and a rear balcony or deck. The
development also features 15 visitor parking stalls, a small playground, and shared
green space. The marketing plan currently calls for these townhomes to be owner-
occupied and targeted for households earning 60-80% of the Area Median Income.
Brooklyn Center would benefit from the addition of denser, market rate housing
alternatives. Currently, Brooklyn Center’s housing mix relies primarily on single-family
detached homes and large-scale rental housing complexes. Single family attached
homes provide a needed alternative, filling the gap between rental and single family
detached home options. Denser, smaller scale housing development efficiently utilizing
infill opportunities are a City need, increasing the revenue base, and visual appeal along
one of the City’s primary corridors. In addition, this type of housing furthers the City
Council's Strategic Priority of strengthening and diversifying business development and
housing.
5401, 5407 and 5415 Brooklyn Boulevard:
The Subject Property is a combined, approximately 1.13-acre parcel, and comprised of
5401, 5407 and 5415 Brooklyn Boulevard. These properties were acquired by the City
around 2016 and 2017 as part of the Phase I Brooklyn Boulevard project. The
aforementioned realignment of the Brooklyn Boulevard frontage road ultimately
incorporated certain intersection improvements at 55th Avenue North, including
additional queuing for those vehicles exiting Northport Elementary (5421 Brooklyn
Boulevard), which is located adjacent to the Subject Property.
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Per EDA Resolution No. 2016-15, it appears these properties were acquired for
$825,000 total; however, $560,000 was proposed to be paid from the Capital
Improvement Program, with the remaining funded by the Tax Increment District 3
Housing Fund (TIF #3). Historically, final right-of-way acquisition as part of the Phase I
and Phase II Brooklyn Boulevard project were a 50/50 cost share between the City and
Hennepin County. Although the City was able to pull demolition permits for all three
properties in 2017, City staff is still researching any final costs associated with the
demolition.
The Subject Property is approximately 1.13 acres and is zoned Medium Density
Residential (M3) and allows for Developer’s proposed use and density range.
Development Agreement:
The EDA has not yet begun negotiations with Developer regarding the specific terms of
a development agreement. The EDA anticipates that any future development
agreement will require an earnest money payment to the EDA of not less than $10,000,
and will include a reverter clause allowing EDA to re-enter and re-possess the property
in the event the Developer does not substantially complete improvements within the
terms of the development agreement.
Next Steps:
If the Council wishes to proceed, the EDA and Developer will continue discussions
regarding the terms of a development agreement and will present the development
agreement for consideration at a future meeting. The Developer will conduct its due
diligence on the Subject Property and prepare a Planning Commission application, with
full architectural and civil plan sets. This application would go through full review with
City staff, the Planning Commission, and City Council. Should a recommendation for
approval of the project be granted, City staff would negotiate a purchase agreement for
the Subject Property, which would go to the City EDA for consideration, and as part of a
public hearing.
Budget Issues:
Budget Issues:
The Subject Property was acquired by the City of Brooklyn Center Economic
Development Authority between approximately 2016 and 2017. Negotiations regarding
the Developer’s proposed purchase price are ongoing. The Developer is not seeking a
public subsidy as part of its proposal at this time.
Inclusive Community Engagement:
Antiracist/Equity Policy Effect:
Strategic Priorities and Values:
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ATTACHMENTS:
1. 5401 Brooklyn Blvd -SITE PLAN 111124
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NEW ZONING: R3 -MEDIUM DENSITY RESIDENTIALBROOKLYN BLVD FRONTAGE RD5 5 T H A V E N
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Project number
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MINNEAPOLIS, MN
tel: 612.470.2789
email: priyanka@rays-designs.com
www.rays-designs.com
CONTRACTOR TO VERIFY ALL DIMENSIONS,
AS BUILT CONDITIONS (IF APPLY) AND SITE
CONDITIONS, BEFORE ORDERING MATERIAL
OR DEMOLISHING EXISTING STRUCTURES.
CONTRACTOR AND ALL SUBS MUST
REPORT ANY DISCREPANCIES TO
DESIGNER IMMEDIATLY. AS BUILT AND SITE
CONDITIONS OFTEN HAVE UNIQUE
CONDITIONS THAT CANNOT BE PREDICTED
OR FORSEEN AT DESIGN COMPLETION.
CONTRACTOR, SUBS AND DESIGNER WILL
WORK TOGETHER TO REACH A SOLUTION
IF ANY SITUATION MAY ARISE.
TERMS:
N O T F O R C O N S T R U C TIO N
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SITE PLAN
24751
TOWN HOMES
BROOKLYN CENTER
11-08-2024
ST
PRS
5401 Brooklyn Blvd, Minneapolis, MN
55429
SCHEMATIC
DESIGN
No. Description Date
3/64" = 1'-0"A1-10
1 PROPOSED SITE PLAN
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