HomeMy WebLinkAbout2025.08.14 PCAPPLANNING COMMISSION
CITY OF BROOKLYN CENTER
REGULAR MEETING
August 14, 2025
Optional public access to the Webex meeting is below:
Online: logis.webex.com | Phone: (312) 535-8110
Meeting Number (Access Code): 2862 602 8156
Passcode: BCPC08142025
1. Call to Order — 7 p.m.
2. Roll Call
3. Approval of Agenda
a. Motion to Approve Regular Meeting Agenda for August 14, 2025
4. Approval of Meeting Minutes
a. Motion to Approve June 12, 2025 Regular Meeting Minutes
5. Chairperson’s Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to hold
public hearings. In the matters concerned in these hearings, the Commission makes
recommendations to the City Council. The City Council makes all final decisions in these matters.
6. Planning Items
a. Planning Commission Application No. 2025-006 (PUBLIC HEARING)
Applicant | Property Owner: Kimley-Horn | Shingle Creek LLC
Addresses | PIDs: 1000, 1020, 1050, 1100, and 1150 Shingle Creek
Crossing, Brooklyn Center, MN 55430 | 02-118-21-31-
0065, 02-118-21-31-0063, 02-118-21-32-0029, 02-118-
21-32-0024, 02-118-21-32-0025, 02-118-21-31-0058,
02-118-21-32-0030, 02-118-21-32-0031, and 02-118-21-
31-0064
Requests: Preliminary and Final Plats
Summary: The Applicant requests review and consideration of a
request to re-plat certain vacant lands located within
the Shingle Creek Crossing shopping center and
currently located within SHINGLE CREEK CROSSING
ADDITION and SHINGLE CREEK CROSSING 2ND
ADDITION, Hennepin County, Minnesota.
7. Discussion
a. City Council and Planning Commission Updates
b. Development and Construction Updates
8. Adjournment
App. No. 2025-006
PC 08/14/2025
Page 1
Planning Commission Report
Meeting Date: August 14, 2025
Application No. 2025-006
Applicant | Property Owner: Kimley-Horn | Shingle Creek LLC
Addresses | PIDs: 1000, 1020, 1050, 1100, and 1150 Shingle Creek Crossing, Brooklyn
Center, MN 55430 | 02-118-21-31-0065, 02-118-21-31-0063, 02-118-21-
32-0029, 02-118-21-32-0024, 02-118-21-32-0025, 02-118-21-31-0058, 02-
118-21-32-0030, 02-118-21-32-0031, and 02-118-21-31-0064
Requests: Preliminary and Final Plats — SHINGLE CREEK CROSSING 7TH ADDITION
Map 1. Subject Properties Proposed for Re-plat to SHINGLE CREEK CROSSING 7TH ADDITION.
REQUESTED ACTION
Kimley-Horn (“the Applicant”) is requesting approval of a preliminary and final plat for SHINGLE CREEK
CROSSING 7TH ADDITION on behalf of Shingle Creek LLC (“the Property Owner”)—refer to Exhibit A. The
requested re-platting would allow for the existing property lines for the identified parcels in Map 1
above to be adjusted and straightened to better align with the layout of the proposed buildings for
Building Sites L, M, O, Q, S, and N within the Shingle Creek Crossing Planned Unit Development (PUD).
• Application Filed: 07/15/2025
• Review Period (60-day) Deadline: 09/13/2025
• Extension Declared: No
• Extended Review Period Deadline:
App. No. 2025-006
PC 08/14/2025
Page 2
Due to the nature of the requests, a public hearing notice was published in the Brooklyn Center Sun Post
on July 31, 2025 (Exhibit B). Mail notifications were sent to those property owners and residents located
in vicinity of the Subject Property, and a public hearing notice uploaded to the City’s website.
The majority of properties located in vicinity to the Subject Property are owned by the same Property
Owner who submitted the application request as outlined in this report (Planning Commission
Application No. 2025-006), and include the following addresses: 1000, 1020, 1050, 1100, and 1150
Shingle Creek Crossing (“the Subject Properties”). Other neighboring property owners include the City of
Brooklyn Center Economic Development Authority, KKMBA Brooklyn Center LLC (HOM Furniture), Carol
Blum Rev Trust (Bank of America), and MJ Pro Enterprise Inc (Pop! Car Wash).
Site Data
2040 Land Use Plan: Transit-Oriented Development (TOD)
Neighborhood: Centennial
Current Zoning: Planned Unit Development/Commerce District (PUD/C2)
Site Area: Approximately 7.94 acres
Surrounding Area
Direction 2040 Land Use Plan Zoning Existing Land Use
North Transit-Oriented
Development (TOD)
Planned Unit
Development/Commerce
District (PUD/C2)
Commercial (Domino’s, Aspen
Dental, Pop! Car Wash)
South ROW (Highway 100) (ROW/Highway 100) Major Highway (Highway 100)
East Transit-Oriented
Development (TOD)
Planned Unit
Development/Commerce
District (PUD/C2)
Commercial (Bank of America,
HOM Furniture)
West Transit-Oriented
Development (TOD)
Planned Unit
Development/Commerce
District (PUD/C2)
Commercial (Empire Foods)
PRELIMINARY AND FINAL PLAT
The originally approved final plat for Shingle Creek Crossing was approved on May 23, 2011, and created
a series of lots for almost the entirety of the former Brookdale Mall area. The Subject Properties, as they
exist today, were approved through the creation of the overall Shingle Creek Crossing Planned Unit
Development (PUD). The original preliminary plat approval for Shingle Creek Crossing contemplated the
re-platting of the former Brookdale Mall properties, and excluding the former Sears parcel, into 19 lots
and one outlot to facilitate phased improvements and development within what is today known as
Shingle Creek Crossing shopping center. At that time, Building Site L was contemplated as an
approximately 10,920-square foot retail use, Building Site M as an approximately 7,475-square foot
restaurant use, Building Site Q as an approximately 35,680-square foot retail use, and Building Site N as
an approximately 21,515-square foot retail use.
Since the original PUD and plat approvals in 2011, the Applicant has received subsequent approvals for
numerous amendments to the Planned Unit Development, as well as subdivision re-plats.
The eastern portion of the Shingle Creek Crossing Planned Unit Development, which includes the
identified Subject Properties, was originally envisioned for retail uses and sit-down restaurants, with
App. No. 2025-006
PC 08/14/2025
Page 3
outdoor patios overlooking a partially daylit Shingle Creek. In 2012, under City Council Resolution No.
2012-129, the Planned Unit Development was amended following a re-plat of certain lots, which
resulted in an amendment to Building Site Q from an approximately 35,660-square-foot junior box retail
store to two new mixed retail/restaurant pad sites and identified as new Building Sites O and Q. Despite
years of the Property Owner seeking potential users, Building Sites L, M, O, Q, S, and N remain vacant.
Parking standards within the Planned Unit Development for Shingle Creek Crossing were set to a
minimum 4.5 parking stalls per 1,000-square feet of gross floor area for retail uses and a minimum
parking ratio of 10 parking stalls per 1,000-square feet for restaurant pad sites. As proposed, all five (5)
lots would meet the minimum requirements for commercial or retail uses.
The 2009 Daylighting of Shingle Creek Framework Plan presented conceptual plans, cost estimates, and
a financial strategy through cooperative efforts of Hennepin County, the City of Brooklyn Center, and
developer Gatlin Development Company. At the time, a proposal had been to replace the designated
FEMA (Federal Emergency Management Agency) floodplain on “Lot 16” (also known as old Building Site
Q, which are now Building Sites O and Q), through the identified flood storage area within the partial
daylighting of Shingle Creek. A full daylighting of Shingle Creek was explored back in 2011; however, the
costs associated within removal of two box culverts to maximize the Creek as an amenity for economic
development were not supported at that time.
Image 1. Aerial Image Showing Subject Properties with Proposed New Property Lines and Building Footprints.
App. No. 2025-006
PC 08/14/2025
Page 4
Image 2. Existing Subject Property parcels for Building Sites L, M, O, Q, S, and N.
This past year, City staff, in coordination with the Applicant and the Shingle Creek and West Mississippi
Watershed Commission (Consultant Stantec) had a feasibility report prepared for the potential full
daylighting of Shingle Creek where the Subject Properties are located. Although an application for grant
funding was successfully submitted to the Minnesota DNR Environment and Natural Resources Trust,
the application request was ultimately not successful.
As proposed, no new lots would be created as part of the requested preliminary and final plat requests
for SHINGLE CREEK CROSSING 7TH ADDITION. The Applicant identifies a 57-foot-wide drainage and utility
easement and a 20-foot-wide drainage and utility easement on the plat. Both easements are in
existence today and there are no plans to alter or vacate them.
City staff reviewed the preliminary and final plat requests against Section 35-8100 (Subdivisions and
Planned Unit Developments) and specifically Sections 35-8106 (Preliminary Plat), 35-8107 (Final Plat),
and 35-8108 (Combined Preliminary and Final Plat Approval). Following staff review, requested revisions
were provided to the Applicant in a follow-up meeting and sent via email for incorporation into the
revised preliminary and final plats.
Requested revisions to the preliminary plat for SHINGLE CREEK CROSSING 7TH ADDITION include:
1. Provision of surveyor name on preliminary plat and to match final plat;
2. Spelling error for “Brooklyn Center” in right-hand corner of preliminary plat;
3. Clarify legend symbology and clearly identify property line with thicker line;
4. Spell out zoning classification information (i.e. “Planned Unit Development/Commerce
District”);
5. Rename building sites on preliminary plat and in identified Site Data Table to reflect the
approved building site names under the Shingle Creek Crossing Master PUD plans (i.e. L, M,
O, Q, S, and N as opposed to A, B, C, D, E, and F);
6. Clearly identify building setbacks per City approvals and any variances granted under the
Shingle Creek Crossing Planned Unit Development plans and documents;
7. Ensure building footprint sizes for each identified building site match the last approved
footprint sizes for the Shingle Creek Crossing Master PUD Plans and documents and any
footprints are located outside any identified building setbacks;
8. Identify any existing sewer, water, culvert, and other underground facility connections and
to a distance of 100 feet beyond tracts with grades, invert elevations, and locations of catch
basins, any manholes, and hydrants, unless otherwise waived by City Engineer; and
9. Label identified contours at vertical intervals of not more than two feet, except that contour
lines shall be no more than 100 feet apart.
App. No. 2025-006
PC 08/14/2025
Page 5
Requested revisions to the final plat for SHINGLE CREEK CROSSING 7TH ADDITION include:
1. Revise the City of Brooklyn Center signature block to reflect signature lines for the City of
Brooklyn Center “Mayor” and “City Clerk” per Section 35-8107.b.2 (Final Plat).
CONDITIONS OF APPROVAL
City Staff recommend the following conditions be attached to any positive recommendation on the
approval of Planning Commission Application No. 2025-006 for SHINGLE CREEK CROSSING 7TH ADDITION:
1. Approval of the preliminary plat, final plat, and mylar for SHINGLE CREEK CROSSING 7TH
ADDITION shall be subject to the provisions as outlined under Chapter 35 (Unified Development
Ordinance), including, but not limited to Sections 35-8106 (Preliminary Plat) and 35-8107 (Final
Plat).
a. All requested revisions as outlined in the Planning Commission report prepared for
Planning Commission Application No. 2025-006 and dated for the August 14, 2025,
Planning Commission meeting shall be addressed.
b. Any comments and/or requirements from the City Attorney’s office. The Property
Owner shall submit an up-to-date certified abstract of title or registered property report
and such other evidence as the City Attorney may require showing title or control.
2. Any comments and/or requirements as provided by Hennepin County.
3. The successful recording of said plat (mylar) with Hennepin County within one (1) year following
date of City Council approval; otherwise, the final plat shall be considered void.
4. Any development on the Subject Properties shall be subject to separate City consideration and
approval of amendments to the Shingle Creek Crossing Planned Unit Development plans and
documents, and to reflect the Subject Properties as identified within the SHINGLE CREEK
CROSSING 7TH ADDITION, as contemplated within Sections 35-2103.e (Existing Planned Unit
Developments) and 35-8300 (Planned Unit Developments).
RECOMMENDATION
City staff recommends the Planning Commission recommend City Council approval of Planning
Commission Application No. 2025-006 for the SHINGLE CREEK CROSSING 7TH ADDITION preliminary and
final plats, based on the findings of fact and subject to the Applicant complying with the Conditions of
Approval as noted above.
Attachments
Exhibit A — Planning Commission Application No. 2025-006 documentation, prepared by Gatlin
Development Company, Kimley-Horn, and Sunde Land Surveying.
Exhibit B — Public Hearing Notice, as published in the Brooklyn Center Sun Post, and dated July 31,
2025.
From: Jose A. Baella, Vice President of Architecture & Planning
Gatlin Development Co., Inc
To: Ginny McIntosh, Planning Manager
City of Brooklyn Center, MN
Summary/ Reasoning for Proposed Replat:
The purpose of the re-plat is to adjust and straighten the property lines, so they better
align with the layout of the proposed buildings. Each parcel will still provide adequate
parking to meet code requirements for its intended use.
Exhibit A
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This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc.
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K:\TWC_LDEV\GATLIN DEVELOPMENT\Shingle Creek\3 Design\CAD\PlanSheets\C1.0-PRELIM PLAT.dwg July 29, 2025 - 12:46pm
BYREVISIONSNo.DATE
2025 KIMLEY-HORN AND ASSOCIATES, INC.
11995 SINGLETREE LN, SUITE 225, EDEN PRAIRIE, MN 55344
PHONE: 612-315-1272
WWW.KIMLEY-HORN.COM
PREPARED FOR
PRELIMINARY PLAT
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CROSSING 7TH
ADDITION
EX
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City of Brooklyn Center | 6301 Shingle Creek Pkwy | Brooklyn Center, MN 55430-2199 | (763) 569-3330 |
https://www.brooklyncentermn.gov/
NOTICE OF PUBLIC HEARING
TO WHOM IT MAY CONCERN:
Please take notice that the Planning Commission of the City of Brooklyn Center will hold an in-person public
hearing on Thursday, August 14, 2025 at approximately 7:00 p.m. Meeting materials can be accessed by
visiting the City of Brooklyn Center’s website at: https://www.brooklyncentermn.gov/. A definite time for
this application to be considered cannot be given as it will depend on the progression of the agenda items.
TYPE OF REQUEST: Preliminary and Final Plat
APPLICANT | PROPERTY OWNER: Kimley-Horn | Shingle Creek LLC
ADDRESSES | PIDS: 1000, 1020, 1050, 1100, and 1150 Shingle Creek Crossing, Brooklyn Center, MN 55430 |
02-118-21-31-0065, 02-118-21-31-0063, 02-118-21-32-0029, 02-118-21-32-0024, 02-118-21-32-0025, 02-
118-21-31-0058, 02-118-21-32-0030, 02-118-21-32-0031, and 02-118-21-31-0064
BRIEF STATEMENT OF CONTENTS OF PETITION: The Applicant requests review and consideration of a request
to re-plat certain vacant lands located within the Shingle Creek Crossing shopping center and currently
located within SHINGLE CREEK CROSSING ADDITION and SHINGLE CREEK CROSSING 2ND ADDITION, Hennepin
County, Minnesota.
Comments and questions may be forwarded to gmcintosh@brooklyncentermn.gov up until 4:30 pm on the
day of the meeting, or by contacting Ginny McIntosh at (763) 569-3319. Your comments will be included in
the record and addressed as part of the meeting. Alternatively, you may participate in the Planning
Commission meeting via Webex at: logis.webex.com
Meeting Number (Access Code): 2862 602 8156
Password: BCPC08142025
By Phone: 1 (312) 535-8110 (Enter Access Code)
Auxiliary aids for persons with disabilities are available upon request at least 96 hours in advance. Please
contact the City Clerk at (763) 569-3300 to make arrangements.
Respectfully,
Ginny McIntosh
Planning Manager
Bass Lake Road (C
o Ro 10)
SHINGL
E CREE
K
Applicant |
Property Ow
ner: Kimley-
Horn | Shingle C
reek LLC
Requests: Prel
iminary and Final Plat
Subject Properties
Shingle C reek Parkway
H
ig
h
w
a
y 1
0
0
Northway Drive
Northway Drive