HomeMy WebLinkAbout2006 02-27 EDAP EDA MEETING
City of Brooklyn Center
February 27, 2006 AGENDA
1. Call to Order
—The EDA requests that attendees turn off cell phones and pagers during the meeting.
2. Roll Call
3. Approval of Agenda and Consent Agenda
—The following items are considered to be routine by the Economic Development Authority
(EDA) and will be enacted by one motion. There will be no separate discussion of these
items unless a Commissioner so requests, in which event the item will be removed from the
consent agenda and considered at the end of Commission Consideration Items.
a. Approval of Minutes
—Commissioners not present at meetings will be recorded as abstaining from the vote
on the minutes.
1. January 9, 2006 Regular Session
4. Commission Consideration Items
a. Resolution Selecting the No Waiver Option for Statutory Tort Liability
•Requested Commission Action:
-Motion to adopt resolution.
b. Resolution Directing Solicitation of Development Proposals for the Former
Northbrook/Hmong American Shopping Center Site
•Requested Commission Action:
-Motion to adopt resolution.
5. Adjournment
EDA Agenda Item No. 3
MINUTES OF THE PROCEEDINGS OF THE
ECONOMIC DEVELOPMENT AUTHORITY
OF THE CITY OF BROOKLYN CENTER
IN THE COUNTY OF HENNEPIN AND THE
STATE OF MINNESOTA
REGULAR SESSION
JANUARY 9, 2006
CITY HALL COUNCIL CHAMBERS
1. CALL TO ORDER
The Brooklyn Center Economic Development Authority (EDA) met in Regular Session and was
called to order at 8:31 p.m. by President Myrna Kragness.
2. ROLL CALL
President Myrna Kragness, Commissioners Kathleen Carmody, Kay Lasman, Diane Niesen, and
Mary O'Connor. Also present: Executive Director Michael McCauley, Assistant City
Manager/Director of Operations Curt Boganey, City Attorney Charlie LeFevere, and Deputy City
Clerk Camille Yungerberg.
3. APPROVAL OF AGENDA AND CONSENT AGENDA
Commissioner Lasman moved and Commissioner Carmody seconded to approve the agenda and
consent agenda and the following item was approved:
3a. ArrROVAL OF MINUTES
1. December 12, 2005 Regular Session
Motion passed unanimously.
4. COMMISSION CONSIDERATION ITEMS
4a. RESOLUTION ELECTING OFFICERS FOR THE ECONOMIC
DEVELOPMENT AUTHORITY IN AND FOR THE CITY OF BROOKLYN
CENTER RESOLUTION NO. 2006-01
President Myrna Kragness read RESOLUTION NO. 2006-01 Electing Officers for the Economic
Development Authority in and far the City of Brooklyn Center.
Commissioner Carmody moved and Commissioner Lasman seconded the adoption of
I O 1 /09/06 -1- DRAFT
RESOLUTION NO. 2006-0 l Electing Officers for the Economic Development Authority in and for
the City of Brooklyn Center.
Commissioner O'Connor stated the Resolution mentions three different positions, combining two
pasitions into one. She stated a preference for three separate positions. Commissioner Carmody
responded by explaining that the Vice President conducts the meeting in the absence of the President.
Commissioner O' Connor voted against the same. Motion passed.
5. ADJOURNMENT
Commissioner Carmody moved and Commissioner Lasman seconded adjaurnment of the meeting at
8:35 p.m.
Motion passed unanimously.
President
i
O l /09/06 -2- DRAFT
EDA A enda Item No. 4a
g
�lemorandum
Date: 10 February 2006
To: Michael McCauley
City Manager
From: Daniel Jordet
Director of Fiscal Support Services
Re: Statutory Tort Liability Limits
Each year the Economic Development Authority must choose whether to waive
the statutory limitations on tort liability. If these limitations are waived,
additional insurance should be purchased to cover potential liabilities. To this
point, the EDA has chosen not to waive the statutory limitations on tort liability.
This has saved the EDA about 7,000 each year in additional tort liability
insurance premium payments.
Staff requests consideration of the attached resolution by the EDA at its next
regular City meeting.
LEAGUE OF MINNESOTA CITIES INSURANCE TRUST
LIABILITY COVERAGE WANER FORM
Cities obtaining liability coverage from the League of Minnesota Cities Insurance Trust must decide
whether or not to waive the statutory tort liability limits to the extent of the coverage purchased. The
decision to waive or not to waive the statutory limits has the following effects:
o If the city does not waive the statutory fort limits, an individual ciaimant would be able to recover no
more than $300,OOO.on any claim to which the statutory tort limits apply. The total which all claimants
would be able to recover for a single occurrence to which the statutory tort limits apply would be
limited to $1,000,000. These statutory tort limits would apply regardless of whether or not the city
purchases the optional excess liability coverage.
If the city waives the stafutory tort limits and does not purchase excess liability coverage, a single
claimant could potentially recover up to $1,000,000. on a single occurrence. The total which all
claimants would be able to recover for a single occurrence to which the statutory tort limits apply would
also be limited to $1,000,000., regardless of the number of claimants.
o!f the city waives the statutory tort limits and purchases excess liability coverage, a single claimant
could potentially recover an amount up to the limit of the coverage purchased. The total which all
claimants would be able to recover for a single occurrence to which the statutory tort limits apply would
also be limited to the amount of coverage purchased, regardless of the number of claimants.
Claims to which the statutory municipal tort limits do not apply are not affected by this decision.
This decision must be made by the city council. Cities purchasing coverage must complete and
return this form to LMCIT before the effective date of the coverage. For further information, contact
LMCIT. You may also wish to discuss these issues with your city attorney.
Brooklvn Center EDA and HRA accepts liability coverage limits of from the League of
Minnesota Cities Insurance Trust (LMCIT).
Check one:
The city DOES NOT WAIVE the monetary limits on municipal tort liability established by
Minnesota Statutes 466.04.
The city WAIVES the monetary limits on tort liability established by Minnesota Statutes 466.04,
to the extent of the limits of the liability coverage obtained from LMCIT.
Date of city council meeting
Signature/Date Position
Return this completed form to LMCIT, 145 UniversityAve. W,, St, Paul, MN. 55103-2044
LMCIT (11/00)(Rev. 11/03) Page 1 of 1
Commissioner introduced the following resolution and
moved its adoption:
EDA RESOLUTION NO.
RESOLUTION SELECTING THE NO WAIVER OPTION FOR STATUTORY
TORT LIABILITY
WHEREAS, the Economic Development Authority of the City of Brooklyn Center
has an option to waive its protection under the tort liability limitation contained in Minnesota
Statutes 466.04; and
WHEREAS, the statutory tort limit is 300,000 per individual and an aggregate of
$1,000,000 per incident; and
WHEREAS, the EDA has opted not to waive its rights to limited tort liability in past
years and is required to make a declaration of its intention every year.
NOW, THEREFORE, BE IT RESOLVED by the Economic Development Authority
in and for the City of Brooklyn Center that the City does not waive the monetary limits on municipal
limit tort liability established by Minnesota Statues 466.02.
Februarv 27, 2006
Date President
The motion for the adoption of the foregoing resolution was duly seconded by commissioner
and upon vote being taken thereon, the followmg voted m favor thereof:
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
EDA Agenda Item No. 4b
I
Commissioner introduced the following resolution and moved
its adoption:
EDA RESOLUTION NO.
RESOLUTION DIRECTING SOLICITATION OF DEVELOPMENT PROPOSALS
FOR THE FORMER NORTHBROOK/HMONG AMERICAN SHOPPING
CENTER SITE
WHEREAS, the Opportunity Site Task Force has studied the Northbrook/Hmong
American Shopping Center Site; and
WHEREAS, the Opportunity Site Task Force has conducted an Open House soliciting
public input on proposed development standards for the redevelopment of the Northbrook/Hmong
American Shopping Center Site; and
WHEREAS, the Opportunity Site Task Force has made its report to the City Council
of the City of Brooklyn Center with its recommendations for development standards and guidelines
for the Northbrook/Hmong American Shopping Center Site; and
WHEREAS, a Request for Proposals has been developed that solicit development
proposals for the Northbrook/Hmong American Shopping Center Site that would be evaluated based
on the standards and guidelines recommended by the Opportunity Site Task Force.
NOW, THEREFORE, BE IT RESOLVED by the Economic Development Authority
in and for the City of Brooklyn Center, Minnesota, that the development standards and guidelines
recommended by the Opportunity Site Task Force for the Northbrook/Hmong American Shopping
Center Site be and hereby are approved by the Economic Development Authority.
BE IT FURTHER RESOLVED that the staff of the Economic Development Authority
be and hereby are directed to solicit proposals for the redevelopment of the Northbrook/Hmong
American Shopping Center Site consistent with the recommendations made by the Task Force.
Februarv 27, 2006
Date President
The motion for the adoption of the foregoing resolution was duly seconded by commissioner
and upon vote being taken thereon, the following voted in favor thereo£
and the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
Cfry o!
BROOKL f lY
CENTBB
Lo�an and 57�h Redeve%pr����
City of Brookiyn Center, Minnesota
��c����t �Q� F�����sa�s
Coordinated by
�pportunity Site Task Force
Assisted by
Damon FarberAssociates
Elness Swenson Graham Arahitecfs
�enshcwf Associates
Stanley Consultants
Visuaf Gomm�nieations
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i
Logan and 57thRedevelopment
(ntroduction/Project Nistory design that responds to the objectives defined
by the community.
The City of Brooklyn Center is located
approximately 8 miles north of downtown Site Facts
Minneapolis, Minnesota along Interstate 94.
Although largely developed, Brooklyn Center The Logan and 57th site is located on the
continues to attract new businesses. Within the northwest corner of County Road 10 and Logan
past two years, the City has experienced Avenue, adjacent to Highway 100. The site is
unprecedented growth in its business sector, in Zoned G2 but is guided in the City's
no small part due to its attractive location and Comprehensive Plan as Retail Business (RB),
hsalthy economic climate. Affordable housing in Medium Density Residential (MDR) and Mixed
a strong housing market, quality schools, family Use (MIX). All zoning questions will be
recceational opportunities and community spirit forwarded to and answered by Ron Warren,
all contribute to attracting new residents. P�anning and Zoning Coordinator. The current
lot size is approximately 8.49 acres, as noted
The Logan and 57th Redevelopment is an on the Hennepin County survey departmenYs
exceptional opportunity to take part in the fi►st website. An existing power line easement runs
stages of revitalization within the core east west through the site and possible future I
commercial area of the Ciry. The Task Force improvements by MnDOT to the north bound
that generated the development guidelines for highway 100 on ramp make the useable land
the Opportunity Site across Highway 100 also slightly less.
guided the redevelopment vision for this parcel.
The City of Brooklyn Center adopted the
Development Guidelines for the Logan and 57th
Redevelopment in February 2006. It was the
culmination of an extensive planning process
involving multiple Task Force meetings,
meetings with a developer's panel to help direct
the design standards for a variety of potential
types of redevelopment to address market
requirements, two public meetings, and a
presentation to the City Council.
The Primary intent of this Redevelopment
Project is to create a development that is
complementary to the adjacent neighborhood
and embodies the principles of a quality
redevelopment, The Redevelopment Area
prov'sdes a range of possib{e uses and develops
a form and character of development that is
independent of those uses. The Development
Guidelines suggest building and site design
features that are essential to a quality site
2 City of Brooklyn Center
I
Logan and 57th Redevelopment
Existing Status of Land Development Objectives
All buildings and structures have been removed The development objectives for the Logan and
from the site, induding all known hazardous 57th Redevelopment as approved by the
waste materials (ACM's, fluorescent bulbs, Opportunity Site Task Force are as follows:
ballasts, mercury switches, etc.) from buildings
and on-site structures. Objectives
A Phase 11 environmental investigation was The development of a quality projeet
completed for the site, and included the using quality materials that will result in
following: enduring vafue and economic viability
for a substantial useful life.
Subsurface assessment activities were
completed in the vicinity of a former on-site Promote 100% owner occupied
dry cleaner. No significant soil contamination housing (for projects including housing
related to the former dry cleaner remains on elements).
site. Some Residual groundwater
contamination related to the former dry For proposals including office and/or j
cleaning business remains on site. rental uses, expand employment
Subsurface assessment activities were opportunities. I
undertaken on the southem most portions of Enhance the scale and character of
the site where two gasoline stations were the adjacent neighborhood through the
located. Residual petroleum contamination use of appropriate design standards.
from the stations exists and, if encountered
during development, the impacted soils
would need to be managed appropriately. Increase the City's tax base.
A complete copy of the Phase II environmental The Opportunity Site Task Force will be asked
assessment on the site is avaitable for review to review and comment on the design. The City
upon request. of Brooklyn Center will have final design
approval. Neighborhood input may also be
Estimated Fair Reuse Value or Asking solicited. The Logan and 57th Devetopment
Guidelines (Exhibit A) provides additional
Price guiding information.
An estimated fair reuse value of the arcel has
P Developers are encouraged to be creative in
been identified, estimating the value at the design of ftature tand uses to better integrate
$2,750,000 to $3,000,000 or approximately with the neighborhood and maximize the
$7.43 to $8.10 per square foot. The City of screening of parking stalls from public view and
Brooklyn Cenfer reserves the right to revalue enhance the public street frontage available for
the site based on responses to the RFP and the development a�d street access.
specific proposals submitted.
County Road 10 is a typical commercial corridor
that supports primarily commercial uses west of
3 City of Brooklyn Center
Logan and 57th Redevelopment
Logan Avenue generating a high volume of Prospective responders may only direct
traffic and pedestrian activity. Parking is an area questions in writing to the appropriate
that must be addressed both on and off-street. department contact person.
Proposal Deadtine All questions and requests for information
regarding this RFP should be directed to:
Proposal submission Brad Hoffman,
Community Development Director
Proposers must submit copies of their City of Brooklyn Center
proposals as fotlows: one unbound 'copy, twenty 6301 Shingle Creek Parkway
bound copies and one electronic version in Brooklyn Center, MN 55430-2199
Microsoft compatible or PDF format on diskette Email: bhoffman@ci.brooklyn-center.mn.us
or CD. Proposals must be on standard 8'/Z" by Fax: (763) 569-3360
11" paper. All supporting documentation musf
be on paper no larger than 11" by 17". All questions are due no later than Thursday,
Proposals and supporting documentation must May 25, 2005. Questions will be answered in
be submitted in a sealed envelope labeled writing and posted on the i
"Logan and 57th Redevelopment Project" faxed Ciry of Brooklyn Center Web site
proposals will not be accepted. Submissions will (www.ci.brooklvn-center.mn.usl.
not be returned.
The department contact cannot vary the terms
Pr000sals shall be delivered to the Citv on or of the RFP. An optional pre-proposal meeting
before: and tour of the property is scheduled for 9 a.m.
on Wednesday, April 12, 2006. Please contact
4:00 p.m. Central Standard Time, Thursday, Brad Hoffman, Community Development
June 1, 2006, Director, in writing if your team is interested in
attending.
Delivered to:
City of Brooklyn Center
Department of Community Development
6301 Shingfe Creek Parkway
Brooklyn Center, MN 55430-2199
This deadline will not be extended.
Proposals received after the deadline will not be
accepted. It is neither the City of Brooklyn
Center's responsibility nor practice to
acknowledge receipt of any proposal. It is the
responder's responsibility to assure that a
proposal is received in a timely manner.
RFP Inquiries
Q City of Brooklyn Center
Logan and 57th Redevelopment
Prop�sal Contents commercial/office deve�opment is proposed,
information should be included about the
Proposals must include the followina: anticipated type ofi tenants expected.
1. Cover Page 3. Identification
That includes the followina information: An identification of the entities that will be
involved, a description of the roles they will play
Developer's name, mailing address and (e.g., developer, architect, building owner,
website. property manager, tenant, protessional
consultant) a�d a summary of the team's past
Developer's current tegal status: corporation, experience in working together. A description of
partnership, sole proprietor, etc. each of the entities' experience in devetoping
similar projects must be included, induding
Federal ID number or Social Security number. �ocation, type of development, proposer's
role(s), cost of project, funding sources, status
State ID number. of project, and information about any continued
financial or operating interest in each. Include
specific previous relevant experience with
Contact person's name, title, phone number, public entities, including reference contact
fax number, e-mail address. information.
Signature of authorized corporate officer for The City may ask for supporting documentation
each entity proposing as a partnership or substantiating claims of previous experience.
team. Summarize any lawsuits to which the responder
2. Descri tion or any principals of the responder have been a
p party. Identify the principal person who will
speak for the development team and any other
A description (narrative, preliminary schematic key participants who will be involved in
plans, site plan and elevations) of the proposed negotiating the project terms. Specify whether
development (e.g., size of building(s) and the development entity is or intends to form a
square footage of specific components, nature corporation, a general or limited partnership, a
of use(s), number of parking spaces, joint venture or other type of business
anticipated materials and design sryfe, association to carry out the proposed
circulation pattems, loading/service provisions) development. The developer must also provide
to be built on the site. If the development is two years of financial statements, which may be
proposed to be phased, the narrative should submitted confidentially to the Community
clearly define the components and timing of Development director under separate cover with
each phase and indicate the nature of the developer's response to the RFP. Design
conditions upon which construction of consultants on the team must be licensed in the
subsequent phases would be based. If State of Minnesota and contractors must be
residential development is proposed, the Iicensed to work in the City of Brooklyn Center;
proposal should include information abput the the submission must include a certification that
bedroom compositions, rents and/or sales identified team members meet these
prices and amenities/ services included. ff requirements.
5 City of Brooktyn Center
Logan and 57th Redevelopment
4. Capital Pro Forma the taxable value upon completion and annual
real estate taxes.
A preliminary capital pro forma showing the
detailed sources and uses of funds (debt, equity 8. Proposed Timeframe
and other) to acquire a parcel from the City of
Brooklyn Center and construct the development A proposed timeframe for the development,
(including any tenant improvements). including identification of any conditions that
information as to the status of securing those must be met before the proposal can become a
funds should be included and inclusion of a reality. The schedule should include the time
conditional financing commitment is strongly needed to obtain financing, complete design
encouraged. Clearly indicate any public and secure permits and approvals, prepare the
assistance to be requested. If the project site, start and complete construction, and start
includes multiple uses, the capital pro forma and complete lease-up and/or sellout.
should be broken down for the component uses
(commercial, housing, office, etc.). 9. "Consent for Release of Response
Data"
5. Operating Pro Forma
An executed "Consent for Release of Response
An operating pro forma, if the project includes Data" form (Exhibit D). Proposals that do not
multiple uses, should be developed and broken include an executed "Consent for Release of
down for the component uses. Detailed pro Response Data" form shall be considered
formas (separate commercial vs. housing) in a incomplete which will be grounds for rejection of
format acceptable to the City will be required the entire proposal.
during the negotiation of a redevelopment
agreement. 10. Other Information I
6. Market Study Any other information that would help City staff I
understand and evaluate the concept. j
Submit a market study or other information
documenting the market that the project is The contents of the proposal and any
intending to attract and the supply and demand clarification to the contents submitted by the
for the proposed mixed-use elements, including successful proposer may become part of the
identification of developments competing for the contractual obligation and be incorporated by
same market(s). reference into the redevelopment contract
between the selected developer and the City of
7. Description of the Public Benefits Brooklyn Center. Developers responding to this
RFP are not required to provide a good faith
A description of the public benefits that will deposit on the land with their proposals.
result from the development, e.g., the number
and types of housing units, the creation or The developer whose proposal is ultimately
retention of jobs (including the estimated selected by the City of Brooklyn Center will be
number, type and wage levels), tax base granted exclusive development rights for nine
enhancement, the provision of retail goods and months to negotiate a redevelopment contract
services, etc. This should include an estimate of and project delivery modet wi#h the City.
6 City of Brooklyn Center
Logan and 57th Redevelopment
Evaluation Criteria 9. The public benefits that would be provided by
the project, including the proposed land price
In reviewing potential development concepts, and housing that provide a mix of affordable
the following criteria are among those that will owner occupied and higher cost units.
be considered:
10. Overall quality of the submission.
1. The experience and the financial and
organizational capacity of the developer in 11. Project Schedule
successfully planning and completing
development projects of a similar type and The City may, in its sole discretion, expand or
scale, on time and within budget. reduce the criteria upon which it bases its final
decisions regarding selection of the developer
2. The extent to which the proposed for this parcel.
development is in compliance with the Logan
and 57th Development Guidelines and other
relevant planning documents for the area.
3. The extent to which the proposed
development accomplishes a higher standard of
architectural quality and addresses urban
design issues identified in the Development �I
Guidelines.
4. The extent to which the proposal presents
creative development concepts in terms of
urban design relationship of the site to the
neighborhood and commercial district on
County Road 10 and the relationship of the I
public realm to the private realm. I
5. The proposal creates a strong relationship
among uses within the site and uses in the
surrounding blocks.
6. The proposal is consistent with the
development objectives/guidelines.
7. The market and financial feasibility of the
project.
8. The anticipated ability of the project to secure
necessary public and private funds.
7 City of Brooklyn Center
Logan and 57th Redevelopment
Citizen Participation public investment, staff will determine what
types of further analysis, underwriting and/or
The City of Brooklyn is committed to a citizen other processes are required. Unless further
participation process for development projects analysis indicates that the selected proposal is
impacting neighborhoods. The City values infeasible, staff will negotiate the terms of the
advice and input from the public obtained proposed transaction during this period. If
through this process. Under the Minnesota redevelopment contract terms can be mutually
Government Data Practices Act, Minnesota agreed upon and any further analysis
Statutes Ch. 13, public disclosure of RFP completed, staff will return to the City Council
response data prior to execution af a contract is as appropriate for final approval of a
restricted. In order to meet the City's citizen development agreement..
participation goals, the City requires each
proposer to execute and submit a"Consent for The City reserves the right to reject any or a/l
Release of Response Data" foRn as attached to proposals or parts of proposals, to negotiate
this RFP as Exhibit D. modifications of proposals submitted, and to
negotiate specific work elements with a
Not withstanding the foregoing, if proposers are proposer into a project of lesser or greater
being asked to provide financial statements as magnitude than described in this RFP or the
part of the RFP response, proposers may proposer's reply.
submit such financial statements confidentially
under separate cover pursuant to the Minnesota
Government Data Practices Act.
Review/Selection Process
City staff will review proposals received by the
due date. Input may also be sought from the
adjacent neighborhood, the appointed task
force, and community as a whole. Some or all I
of the proposers may be requested to present
their proposals to the task force and/or
neighborhood. This review process will be
comple#ed by July 1, 2006.
The staff will then make its recommendation of
the developer that it believes best meets the
City's objectives. If the City Council selects a
development proposal that does not entail any
additional public investment, staff will proceed
to negotiate with the selected developer the
terms of the project delivery model,
redevelopment contract and proposed land sale.
If the selected proposal requests additional
g Ciiy of Brooklyn Center
Logan and 57th Redevelopment
Timing without Iimitation, the payment of prevailing
wages for construction, the preparation of
It is the City's intention that an exclusive affirmative action plans, competitive bidding,
development rights agreement be executed with compliance with the Small and Underutilized
the selected developer by August 1, 2006 and Business Enterprise program or equivalent
that construction of the project would begin by federal program, and Business Subsidy
2007 AcULiving Wage Policy, and reporting
requirements for those programs.
Following is the anticipated timeline: Some of the sta�dard requirements are further
discussed below, but the following list is not
Optional pre-proposal meeting and tour: exhaustive. Proposers unfamiliar with these
April 12, 2006 standard requirements are urged to seek further
information.
Submission deadline for proposals: June 1, I
2006 1. Depending upon the level and purpose of
public assistance that may be received,
Review and evaluation of proposals and provisions of the Minnesota Business Subsidy
recommendation to the City Council: By Act may also apply to the project. Should these I
July 1, 2006 requirements apply, they will be incorporated
into the development agreement.
Discussion and final action on exclusive
development rights by the City Council: By 2. The development must be in conformance
August 1, 2006 with the Uniform Federal Accessibility
Standards as published on April 1, 1988.
Final development plans approved by City: Developers must describe the accessibility
February 2007 design for people with disabilities of each of the
code-required handicapped-accessible units,
Break Ground on Redevelopment: Spring any proposed housing development (e.g. roll-in
2007 showers), the mix of accessible units in the
project and where they are located, and any
Project Complete: Summer 2009 appropriate safety features for vision- and
hearing-impaired people.
City Contracting Requirements
The selected developer will be initially granted
exclusive rights, for a limited periad of time, to
negotiate with the City of Brooklyn Center to
develop a redevelopment contract and project
delivery model that will compfy with any
applicable City requirements. These
requirements vary depending upon the type of
development and the source and amount of
public investment, if any, and may include,
g City of Broaklyn Center
logan and 57th Redevelopment
3. Soil Conditions: harmless from any and all claims or lawsuits
that may arise from the Candidate's activities
The property wil! be sold "as-is" and it will be under the provisions of the development
the developer's responsibility to correct and pay agreement, that are attributable to the aets or
for a!I costs associated with soil issues. Any omissions, including breach of specific
environmental reports in the City's possession contractual duties of the Respondent or the
regarding the property may be reviewed during RespondenYs independent contractors, agents,
normal business hours at City offices by making employees or officers.
arrangements with the department contact
person. Any potential proposer may,also
reasonably conduct its own environmental
testing of the property by contacting the
department contact person, entering into a
Right of Entry Agreernent with the City and
providing the requisite insurance coverage.
4. Rezoning Responsibility:
It is the selected developer's responsibility to
undertake and finance any rezoning, variance
and use permits necessary for approval of the
proposed development.
5. Utilities:
It is the selected developer's responsibility to
identify the locations of all existing utilities and
to provide for the instailation of electricity, gas,
water, sewer service and other utilities servicing
the site from the public mains to the individual
units.
6. Construction Standards: I
Development must meet FHA minimum
property standards and all Minnesota state fire
and building codes and projects will be
reviewed for energy efficiency.
7. Hold Harmless:
The Respondent shall agree to defend,
indemnify and hold the City of Brooklyn Center
10 City ot Brooklyn Center
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Logan and 57#h Redevelopment
I �i
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Z City of Brooklyn Center
Logan and 57th Redevelopment
Exnibit o
Form of Consent for Release of Response Data
20_
City of Brooklyn Center
Department of Community Development
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430-2199
Re: Request for Proposals
Consent for Release of Response Data
on behalf of
hereby consents to the release of its
development proposal in response to the
Request for Proposals
and waives any claims it may have under Minnesota Statutes
Section 13.08 against the City of Brooklyn Center for making such
information public.
13 City of Brooklyn Center
Cir,r• of
BROOKLYN
CENTER
LO�c?/'1 c�/7Ar �7t�1
D�ve%prnen� Gu�de%ir��s
City of Brooklyn Center, Minnesota
��C�1�?1� R���:
Coordinated by
Opportunity Site Task Force
Assisted by
Qamon FarberAssociates
Elness Swenson Graham ArchEtects
Benshoof Assoeiates
Stanley Consultants
Visuat Communications
February 27 2006
Logan and 57�h Development Guidelines
TABLE OF CONTENTS
C. Standards for Private Development
A. Introduction
C. I. Intent of the Standards 16
A. I. Intent of the Guidelines 1 C. I. a. Structure of the Standards.............................. 16
C. I. b. Project Overview ...........................................17
A.II. Background 2
C. II. Area Guidetines ...........................................17
A. III. Existing Conditions 2 C. Ii, a. Overview............................:........................ 17
C. FI. b. Site Development Standards 19
A. IV. Range of Possible Uses ................................4 C. II. c. Architectural Guidelines................................. 20
A. V. Purpose. What are the Guidelines 8 C. I11. Review and Approval Process...................... 22
A. VI. Application 8
B. Systems Guideline
B .I. Context 10
B II. Open Space 10
B. Ilf. Transportation System 11 I
B. III. a. Access to/from TH 100 11
B. III. b. Alignments of Internal Roadways ......................11
and Locations of Intersections on Logan Ave. N.
B. III. c. Public Transit Provisions .................................11
B. III. d. Bicycle/Pedestrian Provisions 12
B. IV. Storm Water Management System 12
B V. Utilities 13
B. VI. Mix of Uses 13
B. VII. Parking Strategy 14
Logan and 57 Development Guidelines
INTRODUCTION
A. 1 intent of the Guidelines
The Logan and 57th Site represents a great
opportuniry to revitalize a formerly blighted ���,a��,����. R�'�a I�� '�""R R��� u,
property within the City of Brooklyn Center. The I� p
location of the site avails itself to integrate the site 4 �4
with the adjacent neighborhood, inciuding: the
I
W
trail system to the north, commercial uses to the
south and residential uses to the east. The °'f 'F
Logan and 57th Development Guidelines propose �s#
recommendations to reinforce �and guide
public/private investment in a manner that will u
enhance and strengthen the viability ofthe area
and reinforce the neighborhood character of the
Logan and 57th Site.
In the fall of 2005, Team Brooklyn Center, led by I
Damon FarberAssociafes, was asked by the City
of Brooklyn Center to continue working with the
community task force previously charged with
developing Guidelines for the portion of the
Opportunity Site across Highway 100.
The purpose of the Guidelines for the Logan and
57th site is to establish an appropriate ftamework
for the redevelopment incorporating any number I I I
of uses which ensure:
A comprehensive vision for the 8.4 acre site,
including the pattern, form and character in the
interest of creating a cohesive site development r.
integrated with the neighborhood
s
A set of design standards to guide the
architectural quality of the overall development
1
Logan and 57th Development Guidelines
While subject to the foliowing regulations and meetings and multiple meetings with government
Guidelines, the alternative concept plans are agencies have ail contributed to the development 3.sao^^or
flexible to respond to physical site constraints, of a well supported guideline for transforming this ���i
users' needs, community desires and a changing under performing retail area into a vibrant mixed-
market. The plans allow for variations in the use neighborhood.
design of the building layout, parking q1 46,50 ADT
configuration, storm water ponding and a variety A. III Existing Conditions ,��4�
of housing types to meet City statutes, regulations
i i I
and Guidelines.
The Logan and 57th site boundaries are Highway 1
100 on the west, Logan Avenue North on the
A. II Background east, 59"' Avenue on the north and 57th Avenue
N. on the south. The site has been cleared of its
The Logan and 57th Site, like many suburban previous uses, and environmental investigations f
shopping malls, had deteriorated over the past are complete. The site is well served by transit
few decades to a point that it was classified as with stops on 57th Avenue N. and Logan Avenue
urban blight. The image below depicts the si#e as N: Access to the site will be reduced from the
it was in the summer of 2003. former configuration of multiple driveways to
serve the strip retail centers. There is significant
tax benefit to be derived from a major
redevelopment of the area. The introduction of Transportation Conidors
residential uses will produce additional benefit
and increased value to the City of Brooklyn
Center.
Transportation, Transit 8� Trails
The existing site has a number of strengths and
weaknesses in regard to the existing
transportation system. The following summary
identifies issues addressed in the redevelopment
concepts.
Existing Conditions
Three existing driveways on 57th Avenue N.
and four existing driveways on Logan Avenue N.
provide vehicular access to the opportunity site;
Former Development Cor�figuration
There are sidewalks on both sides of 57th
The City of Brooklyn Center acquired the property Avenue N., but Logan Avenue N. has only one on
in 2005 and cleared the site in the fall and winter the east side of the street; and
of that year. This document, along with the RFP
is the culmination of a 6 month planning process Bus stops located on both sides of 57th
that started in September of 2005. Four meetings Avenue N. and on the west side of Logan Avenue
with the community task foree, two public N. provide links to public transportation.
2
I
Logan and 57th Development Guidelines
Issues and Opportunities sT+;,
Route 24M
12 Tn s/Da
There are three driveways on 57th Avenue N.
that are not consistent with Hennepin County a�
standards and cause greater than desired traffic I�
conflicts. Prefer one driveway located opposite R� r�
Lilac Drive.
The absence of a sidewalk on west side of
Logan Avenue N. limits pedestrian access. A
provision to link the existing sidewalk to 57th
Avenue, the pedestrian bridge and Earie Brown
Elementary School on the north side of 59�'
Rou1e 782
Avenue North would benefit pedestrians a r�i ame Ro��s 24
51 Trl sl0a
There is no access to the site at the
intersection of the northbound ramp for TH 100
and John Martin Drive. The site is adjacent to the
northbound ramp for TH 100 and its intersection
with John Martin Drive, but presently has no Existing Public Transit and Trails I
access at this location. Access standards and
grade differences can limit such access 7 �I I
opportunity. Nonetheless, opportunity may be I�'�
available to investigate such possibilities
Public Transit 8 T�ails V
Transit stops on Logan Avenue N. and 57th a
Avenue N, should be maintained.
Storm Water 8� Utilities
The site is well served by utilities. Loeated
between three of the city's water towers, the site
has access to an existing 8 inch supply line of
potable water. Sanitary sewer is also located in
al( roadways adjacent to the site. The site is
relatively flat and served by an existing storm
wate� piping system. Future development must
address storm water within the project site, thus
improving the overall water quality within the Location of Utility Easement and Proposed Round-about
watershed.
3
Logan and 57�h Development Guidelines
emphasis on pedestrian oriented streetscapes,
Opportunitles diverse housing options, adequate ope� space,
environmental responsibilities and quality
A number of additional opportunities emerged architecture.
after the analysis of existing conditions and
dialogue with the task force. These opportunities More specificaliv, the Development Guidelines
fostered the ne� stage of the process that are intended to:
includes the exploration of altemative 4�-
development concepts for the site that will: Ensure the compatible integration of retail,
office and residential uses with the existing
Enhance pedestrian connections neighborhood;
i
Use storm water as an amenity Ensure the compatible integration of a variety I
of housing types including, but not limited to,
Minimize impact to neighborhood townhouses and medium density residential uses;
Improve access to transportation Maintain a scale and organization of
development that emphasizes sensitivity to the
Provide additional buffering along pedestrian environment;
Highway 100
Minimize the visual impact of automobiles on
Maintain access to public transit the neighborhood by using enclosed parking and
substantial vegetation and architectural buffers at
A. IV Range of Possible Uses public streets;
A number of goals emerged during the initial Townhouse style housing
meetings with the Task Force that have been
refined through the analysis of existing conditions
and plan development. They were cultivated with
an eye toward providing the development
community a clear and concise understanding of
the community's vision for the project. A system
was needed to set standards for the overall
project yet allow enough flexibility for developers
to tailor their portion of the project toward the
needs of the end users.
The Guidelines set standards for urban design
relationships to ensure the scale and character of
redevelopment that the cornmunity expects, while
still allowing the developer to arrive at creative
solutions that meet the needs of the community
and their financial responsibilities. The intent of
the Logan and 57th Development Guidelines is to
provide a comfortable, safe development with
4
Logan and 57t^ Development Guidelines
Provide for public open space that incorporates
storm water management with visual and
y r°'" recreational amenities;
�a �a� y ��'y�.°-s�.�'���r�` �it
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Safe and Convenient On-Street Parking h
a
Provide effective access to and from 57th
Avenue N;
Storm Water as Vsual Amenity
Provide safe, effective and understandable Ensure the compatibility of new construction
access via the regional roadw�y system; �th respect to the specific character of their
Minimize the need for vehicles to travel on city immediate context I
roads by providing compatible neighborhood
commercial uses within close proximity to Encourage active ground floor uses such as
residents. Integrate public translt within easy restaurants, shops and se►vices to animate the
walking distance of commerclal and residential street along 57th Avenue N; and i
uses;
Provide a convenient and safe network of
Meet applicable for access to/from the regional sidewalks and trails within and around the
roadway system; redevelopment area.
Provide effective physical and visual Exploration of Alternatives
connectivity with the nearby neiqhborhood;
A number of altematives were explored to test
Implement Crime Prevention through how #he goals and vision identified by the task
Environmental Design (CPT�D) concepts in final force could be i�corporated within the
design; neighborhood. The following summarizes the
themes and approaches used to i(lustrate the
Provide a high level of safety for motorists, range of acceptable uses on the site.
pedestrians, and bicyclists.
Fulfill related development obJeCtives to include
on-street parking and incorporate traffic calming
measures;
5
Logan and 57t^ Development Guidelines
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Office Concept 1 Office Concept 2 Housing Concept 1 I
This concept strives to maximize office space This alternative iliustrates 63,000 square feet of This concept provides approx. 48 units of both
(78,000 square feet) and provide adequate office space with visibility from Highway 1 OO and lower and higher density housing for a total of 96
paricing and storm water capacity while integrating separation from the surrounding neighborhood housing units. Green space serves as a visual
the building into the neighborhood. The building while providing green spaCe as a buffer and amenity, buffers the highway and provides the
addresses the comer of Logan and 57th Avenue amenity. The office building is centralized within focal point for many of the units wlthin the higher
N. and provides an opportunity for a gateway the parking areas thus minimizing the distance density housing. Higher density housing is
plaza into the neighborhood. The storm water required to walk from the furthest paricing space located further from the surrounding residential
ponds and associated green space buffer the to the iront door. uses. Lower density housing located along Logan
parking from the residents across �ogan and Avenue N. provides a transition into the single
provide a visual amenity. family residential across the strest. Resident
parking would be enclosed while visitor parking
would be alloWed on-street along the drives within
the parcel and on the west side of Logan Avenue
N.
6
Logan and 57��� Development Guidelines
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Housing Concept 2 Mixed Use Concept 1 Mixed Use Concept 2
This alternative provides approximately 96 units This concept includes 9,600 square feet of This alternative features mora extensive retail
of both lower and higher density housing. Green Retail/Commercial and 80 residential units. The (26,000 square feet) within the mixed use
space and storm water ponds serve to buffer the commercial use is concentrated at the scenario. 60 residential units are shown within
highway and provide the focal point for many of intersection of Logan and 57th Avenue within a the mixed use buildings and the buitdings which I�
the units within the higher density housing and mixed use building that includes residential units. surround the storm water pond. �ower density
serves as a visual amen+ty for the neighborhood. This building provides a transition from the higher residential addresses the neighborhood across
Higher density housing is located along 57th density building near the intersection of the Logan Avenue N. Parking for the residentiak uses
Avenue N. with lower density housing to the north ftontage road for Highway 100 and 57th Avenue is covered with on-street parking for visitors and
closer to the single family homes across Logan N., and the lower density uses which are located parking loks for those utilizing the commercial
Avenue N. Residential parking would be within the northern part of the site closer to the amenities.
enclosed while visitor parking would be allowed existing single family residential homes.
on-street along the drives within the parcel and on
the west slde of Logan Avenue N.
7
i
Lagan and 57th Development Guidelines
Public Open House The Systems Guideline describes the seven
Encouraging a diversity of architectural styles; distinct items of the overall infrastructure
A neighborhood meeting was held on December framework.
4, 2005 to gather input on potentiaf Providing design flexibility instead of aesthetic
redevelopment scenarios. Each attendee was control; Context
encouraged to fill out a survey regarding the Open Space
concepts and infoRnation provided. The following Creating a pedestrian-oriented environment; and Transportation Systems
is a summary of their input. Storm Water Systems
Providing investor and property owner Utilities
Survey Result Summary: confidence through design continuity. Mix of Uses
Pa�4cing Strategy
Survey Results indicate a primary preference for The Development Guidelines achieve the above
Mixed-Use and a secondary preference for through standards for new construction that The Second document, Standards for Private
Housing. No one indicated a preference for either regulate site design, building placement and Development, is intended to provide guidance to
office concept. Housing types preferred incfuded building design. They a{so inc{ude an expianation private developers as they take responsibility for
high quality, owner-occupied town homes. of the general and specific design principles design of the site. It will help assure that the
Neighbors indicated a desire to include retail and promoted by each aspect of the Guidelines, as private development that takes on the Logan and
commercial uses like restaurant, grocery, coffee Well as a variety of images describing appropriate 57th Site will fulfill the City's goals and objectives
shop and personal care along with dry cleaner, design solutions to implement those principles. for redevelopment. The Standards for Private
florist and convenience type amenities. Development deal with the individual buildings I
This approach values creativity and allows for within the Logan and 57th Area. I
Considerations that citizens felt were especially numerous design solutions for any particular
important were having services housed in project. The Community Development Director
attractive buildings creating a desirable place to and Planning Commission are responsible for the
live or shop. Concerns about the storm water and administration of the Development Guidelines.
drainage were expressed. Projects in the Logan and 57th Site area must
comply with the Development Guidelines as well
A. V Purpose. What are the Guidelines? as the provisions of the City Code. Compliance
will be determined as part of the site plan review
process.
The purpose of the Logan and 57th Development
Guidelines is to set basic parameters, describe A. VI Application
preferences and illustrate design intent. The
Development Guidelines are established to
ensure that public and private development The format and content of these Guidelines are
projects implement the Goals, Objectives, Policies specifically tailored for use as a reference. They
and Character envisioned by the community. are organized into two separate chapters
intended to be used by potential developers, the
The Guidelines �rovide a framework for: Systems Guideline and the Standards for
Private Development.
Enhancing the quality of the built environment; The first document, Systems Guideline, provides
Achieving quality contextual design; design guidance for all elements of the public
infrastructure. It outlines issues and provides
Achieving design that imptements the vision design standards that apply to the entire Logan
developed by the task force; and 57th Site redevelopment area.
8
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Logan and 57t�� Development Guidelines
B. Systems Guideline B. I. Context B. II. Mix of Uses
The Systems Guideline describes the elements of Although unique, the Logan and 57th Site is not The Guidellne identifies a ratlge of possible uses
the public infrastructure. The Systems Guideline intended to be a stand alone area within the City; within the project area. A horizontal and vertical
outlines issues and provides guidance for instead it will be a part of, and connect with mix of architectural elements is desired.
standards that apply to the entire Logan and 57th immediate local, city-wide and regional systems. Complimentary housing styles and scales should
Site. It is inte�ded as an attachment to the The project must provide reasonable links to be incorporaied into the northern half of the
master plan document itself. The Systems these systems as a primary design objective. project. New uses should relnforce the public
Guideline will deai with the seven distinct items open spaCe and activity at street-level.
identified in A.VI. Guideline Recommendations
Possible uses that will be consldered include
These seven items represent the organizing To insure that the Logan and 57th Site o��, residential and commetCial.
elements that give shape and form to the public redevelopment takes full advantage of local and
elements of the site. It is intended that they will regional systems, development should: The public task force felt big box retail, car
be adopted by the City as part of the Design dealerships and grocery stores with the
Guidelines, become part of City policy and be Provide safe, easily recognized linkages to city exceptiott of smaller footprint specialty grocers
implemented by the City and/or with City and regional systems; would not express the desired character of the I
participation with the work of private developers. neighborhood.
The Systems Guideline will identify and guide the Coordinate with, and improve, the utility
way the Logan and 57th Site will be developed. network;
They will prescribe Design Standards for all kw t
visible surface elements of the public Maintain transit service and stops and add "4�
in fras tructure inc lu ding street an d roa dway additional transit service and amenities to r'�
design, streetscape and landscape design, encourage their use;
pedestrian spaces, connectivity between private
and public spaces, parking strategies and policy, Integrate with and complement the existing
etc. Systems Guideline will prescribe everything (and future) street organi2ation;
in the public realm from curb sections and paving
materials to street lights, park benches, waste Become an integral part of the city and county
receptacles, tree species and other site drainage/storm water management plan;
components.
Provide access to parks and open space to all Ground (evel shops with residentiaf above add street
Logan and 57th Site redevelopment area Ieve1 interest
residents; and
Provide additional landscape elements
including coniferous material to visually buffer
Highway 100 from the site particula�ly on the
north side of the site.
10
Logan and 57th Development Guidelines
Guideline Recommendations B. 111. c. Public Transit Provisions
Promote vertical mixed use adjacent to 57th I I The plan envisions strengthening existing public
Avenue N. Provide flexibility for developers transit services in the area in order to enhance
wishing to be creative with potentiat retail uses in accessibility and provide viable choices of travel
other areas of the project. i� mode for persons who will live, woric,
and/or recreate in the project area.
Accommodate 'big box' uses, only if they are
innovative and integrate open facades with Three �rinci�al transit nrovisions in the auidelines
smaller alternative retail uses. are:
Reinforce pedestrian activity at the street level. a) Maintain existing stops on Logan and 57th
Avenue N.
A TrafflC Cirde will provides It'nproved Traffic Flow and a
B. III. Transportation System Unique Gateway to the Site b) Provide attractive, conveniently located bus
stops, which include amenities such as
The transportation system for the project area B� Alignments t�f Internal shelters whenever possible primarily on
consists of three principal components: site Roadways and Locations of Intersections 57th Avenue N.
access, internal streets and public transit on Logan Avenue N.
provisions. It is important that all three
components of the overall transportation system The master plan includes a combination of both c) Provide a majority of residents living in the
function in an effective and well integrated "fixed" locations for certain roadways and area to be within one-half block of a transit
manner to achieve the fundamental goals of the interseCtions and flexibility for other roadway stop.
guidelines. Principal design guidelines for each of alignments and intersectiolls.
these three components are: d) Prepare development plan to coordinate
Principal items that are fixed due to existing with and to encourage use of transit
B. Ifl. a. Access to/from TH 100 constY�lnts are: services along 57th Avenue N. and along I
Logan Avenue N.
Access between the site and TH100 presently is Provide sidewalk on west side of Logan
provided throuq�h the full access interchange at Avenue N. to extend between 57th and 59"'
TH100 and 57` Avenue North in the southwest Avenue North.
corner of the site. Motorists using this
interchange then can directly access the site via Provide just one driveway on 57th Avenue,
driveways on 57"' Avenue N on Logan Avenue N. which Should be located Opposite Lilac Dnve.
Direct access to/from the intersection of John
Martin Drive with the no�thbound TH100 ramps is Provide one, two, or three driveways on Logan
Avenue N., with the southeYh-most drivewa a
discouraged, but can be considered if significant Y
needs and benefits are identified. Such access �ocated at least 200 feet north of 57th Avenue N.
would require approval from MN/DOT.
Public Transit will continue to senrice the area
11
Logan and 57�h Development Guidelines
Guideline Recommendations
B. III. d. Bicycle/Pedestrian Provisions Parkina Guideline encouraaes the followina:
The plan seeks to encourage bicycle and Locate off-street surface parking lots out of
pedestrian movements and to accommodate sight from the major streets, either behind or to
these movements in a safe manner. the side of primary buildings.
Two soecific features included in the �lan are: Provide a combination of fencing, landscapi�g
and landform to screen parking and service areas
a) New sidewalk on west side of Logan from major streets and important views.
Avenue N. to connect the pedestrian bridge
to the north and 57th Avenue N. to the Work with the City to review existing standards
south. to promote flexibility including hours for on-street
Parking lot screening parking, security and enforcement practices,
b) No pedestrian connections to John Martin permit parking by residents or metering.
Drive are anticipated because the existing
bridge does not have a pedestrian I
component.
B. IV. Parking Strategy
9
Balancin the realities of car-related necessities /m�'
(streets, pa�lcing and service) with future transit
service and the desired character is a significant ,r'•
challenge. The goal is to provide adequate
parking while promoting new strategies that
support the overalt needs of the Logan and 57th
Site. Parking will be provided through a k'
combination of on-street spaces, off-street
surFace lots and underground lots to support the
w: rv. i:,it:,�;...�' I
mix of uses. �If�!`
Liner stores or other street level uses should be
integrated into parking design along important
street frontages.
Adequate and efficient parking strategies
12
I
Logan and 57t�� Development Guidelines
B. V. Open Space III
B. VI. Storm Water Management System
The overall design ftamework o# Logan and 57th
should provide access to trail connections and A comprehensive storm water management
green space for residents within the site. system for the project is essential for the future
perfoRnance and function of the site and for
n�� w„�.�- preserving the capacity and improving the water
U- quality of the watershed. The project will handle
v� storm water on site. Storm water ponds should
x
be integrated into the site as amenities.
The project should comply with City requirements, I
Shingle Creek Watershed Management
Organization rules and the Minnesota Pollution
Control Agency's Protecting Water Quality in
Urban Areas documents. Alternative water
treatment applications should be explored to
minimize capital costs and future maintenance
and to improve water quality. �'���`m
I�
����r�, i
4� ..�fe,� y G�
Central Open Space t
Guideline Recommendations The storm water ponds will become a visual amenity I,
I
The Logan and 57th Site will provide connections �I
for residents and visitors to access regional open
space.
x
r
tnurt
,;,,,r_. j
���en..
Quality Green Space for Residents
13
Logan and 57�h Oevelopment Guidelines
Guideline Recommendations B. VII. Utilities
Integration of the storm water management A solid network of water distribution and
systems with site planning should include an wastewater collection infrastructure is vital to the
opportunity for creative buffering and visual health, safety, welfare, and success of the Logan
amenities for the development. Design creativity, and 57th Site. Understanding the location, size,
use of high quality materials, and solutions to and characteristics of individual utility
safety cancerns are critical objectives to be components is important. Development
addressed. proposais must acknowledge awareness of the
entire redevelopme�t area as well as areas
The followina obiectives must also be considered beyond. Specifically, the infrastructure must
in the finai desian: address the overali utility system. The project will
also be served by a full complement of private
A regional storm water pond. utilities including cable television, fiber optic
cable, eleetric, telephone, and so on.
Reduce the rate of storm water runoff from the
present rate of runoff. Guideline Recommendations
Dual pond system preliminary pond(s) and Remove existing sewer, water, and other
primary pond. infrastructure that will not be incorporated into the I
Emergency overflow of ponds. new utility systems. I
Recycle water for project irrigation. Provide wastewater collection infrastructure. I
Provide fountains to improve water oxygen Install water distribution system for potable
levels. water consumption and for fire protection.
Plant pond edges with native plantings that Bury all utilities within City right-of-way and I
discourage geese from using sodded areas. make connections to a"back of house" location.
w All utilities should be designed according to
u Ciry standards.
w
Work with private utility companies to ensure
timely installation of private utility infrastructure.
Alth utilit� r
ou h es a e icall not vi i
9 tYP Y
s ble and are
of no aesthetic value, they play a vital role by
establishing the needed framework for
development to move forward and to be
Pond Edges will be planted with native grasses to
sustained.
minimize geese
14
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logan and 57�h Development Guidelines
C. Standards for Private Development From 20,000 feet in the air an $18 ,000
Chevrolet looks Just like a $7q000 Mercedes.
C. 1. Intent of the Standards But from 5 feet, there are distinct differences in
f F quality, detail and amenities. In any
r �4 development, the quality of the individual
The "Standards for Privafe Develo menY' are
P
j; components and the quality of the details are
intended to provide guidance to the private "E
t equaliy as important as the plan itself.
developers as they begin to design the
individuai pieces that comprise this T s
redevelopment plan. The Standards will insure �li�
that the City's overall goais for the
redevelo ment area are met and that the '�1,
r
individuappieces are integrated create a F• i r
r
cohesive neighborhood within the c�ty of
Broaklyn Center. These Standards for Private 1 t e x�
Development deal with the site as well as the w'..
individual buildings within the site. r
t ;4,.
C. I. a. StYUCtuPe of the St2ndardS Site Development Standa�ds describe howbuildings�
relate to the sfreet
4 s
These standards are prepared in a multi-
�'s"�T,
layered fashion with three distinct but Like a zoning ordinance, this section will
interrelated parts. The ensuing section of this prescribe allowable uses, density, building bulk, r
document specifies the development standards height, floor area ratio and parking
in greater detail. They are structured to plainly requirements. It will also indicate the desired
communicate the developmenYs requirements relationship of buildings to streets, pedestrian I
in each category below. ways and open spaces. Normally, bulk I
requirements establish upper limits on the Architectural Guidelines control quality
The first section entitled Projeet Overview intensity of development in a given area. Since
describes the desired characteristics and a certain intensity of development will be Architectural Gufdelines define the desired
qualities of the area in non-technical, layman's needed in this project to sustain the public quality and standards that are expected for all
terms. expenditure in the infrastructure improvements, components within the area and est�blish the
the requirements for this plan may also specify foundation of the architectural vision of the
The section entitled Sife Development tower limits of bulk and intensity. eommunity. They may vary somewhat from
Standards describes each area in typical one end of the site to the other but they strive
language and terms normally associated with a If Land Use Standards are called the "view to establish the guiding principles for the design
zoning ordinance. It is the view from 20,000 from 20,000 feet", Architectural Guidelines are of individual components of the plan so all will
feet in the air. Site development standards the "view from 5 feet." After the overall goals work together as parts of the whole. The
specify the relationship between buildings, their prescribed by the Land Use Standards are rinci les will not be rescri tive nor will the
edges, streets and public spaces. They imply a established, this nearer view, the 5 foot p p p p y
strong relationship between architecture and perspective encourage thematic architecture or the use of
site, how buildings define the spaces around is needed to ensure that the design, the details, any specific architectural style. Rather they will
them, and the visual and physical connections the quality and the craftsmanship of the private address individual aspects of design In hope of
between the private and public realm. components of the development are reflective establishing consistent standards that can be
of the overall public goats of the community. applied to any style of design.
16
Logan and 57�h Development Guidelines
Architectural Guideline Princi�les will deal with: Lighting the place to get a cup of eoffee, get your hair
Site Design and Landscaping cut or shop at a niche grocery store.
Scale and Conte�
Proportion and Massing C. 1. b. Project Overview These objectives require that the majority of
Articulation Structure Organization buildings front on both private and public streets
Materials and Color The project area adjacent to 57th Avenue N. and pedestrian thoroughfares that may be part
Craftsmanship and Detailing provides the broadest variety and greatest of the redevelopment plan and connect and
Signage intensity of development within the Logan and relate to the neighborhood core. Parking and
Streetscape and Pedestrian Environment 57th Site. It will allow both a vertically and service areas should be located internal to, or
Sustainability horizontally integrated mix of uses eontaining on, the sides of buildings, away from view. A
office and residential over ground floor reta'sl. mix of uses within the area, including retail,
y� restaurant and residential will further enhance
��r x this model and promote activity throughout both
G x p C. II. Area Guidelines:
the day and evening hours. Site development
r guidelines include the following:
t One of the main objectives of the Site
Development Guidelines for the Logan and 57th
Site is to create a unique opportunity to recast
typical, suburban commercial development
pattems and to focus on the creation of an
,�y innovative new urban development pattern that
promotes design richness and variety in the
built environment.
C, II. a. Overview
The Guidelines will promote pedestrian
circulation on the public sidewalks within the
Logan and 57th Site. Supporting services and
4 y retailers with their related parking facilities will
be encouraged to locate in the ground floor of
t*� mixed use interconnected buiidings. In addition
Architectural Guidelines suggest scale the Guidelines for the Logan and 57th Site will
describe the qualities and character of a desired
The Architectura{ Guidelines establish separate �urban form' within the site. Compact buildings
goals for each sub-area that regulate some or and high-density blocks that define this area
all of the major building and site components must include continuous built edges that relate
listed below. d'+recNy to streets and sidewalks. The togan
and 57th site development must incorporate
Ground Level Expression innovative parking strategies that support the
Fagade Transparency mix of use and that provide easy access to
Entries and Stoops commercial destinations.
Upper Story Setbacks
Roof Profile Together these elemenfs wilf create a
Rooftop Screening neighborhood core that is the center of activity
17 i
I
I
Logan and 57th Development Guidelines
Characteristics: Emphasis should be given to building Parking Strategies:
features located at primary intersections or
The ground floor of ali mixed use buildings will where streets intersect with the central open Provide required parking spaces for daily use
be limited to retail and restaurant uses only. space. These locations will be seen from that satisfy both quantity and location needs
Street level development wilt be designed with several directions and terminate views. They through a mix of on-street and structured
storefronts, entrances, windows and related will become future landmarks 8nd parking solutions with a minimum of small
streetscapes to encourage the greatest level of orientation/way-finding icons as the Logan and surface lots; and
pedestrian circulation and traffic as is possible. 57th Site develops;
Ancillary uses, such as service and delivery Locate any surFace parking lots away from the
spaces will be allowed but should be located major streets, either behind or to the side of
away from pedestrian oriented storefronts and primary buildings. Surface parking lots along
public streets. major street frontage shall be screened with a
combination of decorative fencing, landscaping
High-density housing and office uses are also landform.
acceptable uses within the Logan and 57th site.
Building Placement and Setbacks:
Commercial uses should be located at the
build-to lines (zero setback), but allow recessed
spaces for outdoor dining, front doors, other
street level pedestrian activities. 80% of
building facades should address the build-to
lines. Comer buildings with character I
Residential uses on 57th Avenue N. or along Minimize openings between buildings. I
Logan Avenue N. should orient toward the Limited driveway access and provisions for I
street. Buildings should be set back 20'-30' to pedestrian connections through blocks are
allow for front-yard green space. encouraged. Gaps between buildings to I
accommodate surface parkinq lots, greater
building setbacks or other purposes are
d'+scouraged; and
r Encourage recessed entrfes end windows to
r� create street-level interest and variety to
promote a sense of safety and to enhance
pedestrian scale along street frontage.
Mixed-Use buildi s with retail on first floor r
�9
18
Logan and 57��� Development Guidelines
C. II. b. Site Development Standards Rear Yard Setback: None. Subject to
individual review. k
Allowable Land Use:
Floor Area Ratio: Subject to individual a
Retail, office and higher density residential uses review, but multi-story buildings are encouraged
are all allowed in the Logan and 57th area. throughout the Site. Free standing, single story
Large grocery stores, car dealerships and big buildings are not al�owed.
box retail will not be allowed.
Minimum Building Height: 32 ft. Three
stories.
Maximum Building Height: Five floors
or 75 ft. adjacent to 57"' Avenue and three
stories along Logan Avenue N. Subject to
individual review.
Off Street Pa�king- Retall/OffiCe: Parking A variery of architectural styles adds mterest
��'�f`
facilities within the Logan and 57th Site will be
x subject to individual review. The overarching
t strategy is to accommodate the required
retail/office parking demand in surface lots.
Surface parking must be screened from public I
i.. i
view. I
Recessed or corner entries add visual interest
Off Street Parking Residential: Private
Minimum Lot Area: NA and secure parking for residences within the
site will be fully enclosed in private faeilities.
Minimum Lot Width/Depth: NA Guest parking may be accommodated on street
and in surface lots. Parking demand will be
Front Build-to Lines: on 57th Avenue N., market driven a�d subject to individual review.
80% of the lot frontage must be constructed out A minimum of one space per bedroom is
to the built-to tine or tot line. Where buiVdings anticipated.
front on common areas, pedestrian ways or
other open spaces, 80% of the building facades
must be built to the open spaee line. One
driveway or access driveway to service areas is
acceptable on 57th Avenue N. directly across
from Litac Drive.
Side Yard Setbacks: None. Subject to
individual review.
i9
,i
Logan and 57�h Development Guidelines
C, II. c. Architectural Guidelines: Emphasize important intersections by placing Conceat service entries, loading facilities and
distinctive architectural elements or interesting mechanical services from view along public
Building Character and Expression: fa�ades at these prominent locations; and streets; and
Buildings in the Logan and 57th area will play a Provide a variery of front elevations for rows Create a continuous building edge along street
major role in defining the scale and character of of buildings along any given block. side, visually connecting adjacent buildings with
the area. The proposed mix of uses for this complementary fagade treatments.
signature destination suggests the potential for Scale, Proportion and Height:
a variety of building types, demanding creativity Windows and Doors:
and innovation to highlight unique architecture, Articulate front fa�ades with projections and
while knitting the entire area together as a recesses; and Maximize glass openings for all ground level,
coherent whole. street front fa�ades especially for retail,
Encourage increased building height, higher restaurant and other commercial uses
Building design is an important consideration density and larger scale buildings adjacent to recommend 50°to minimum of total ground {evel
and emphasis on first floor fa�ade treatments is the 57th Avenue N. fagade, or demonstrate great design through
essential to encourage street-level activity and other means;
enhance the pedestrian experience. I
Architecture should be '4-sided' Emphasis is to Provide real window openings for all street
be on creating highly animated design solutions z` facing fagades above ground level recommend
along all street frontages and pedestrian ways. 40% minimum of total fagade;
fd�
Architectural Guidelines include the followina: Provide recessed entries wherever possible;
Provide a variety of building types and styles, Use clear or lightly tinted glass for all windows
expressed both in large scale (overall building) and doors mirrored, reflective or highly tinted
and small scale (design details); glazing is not acceptable; and
Minimize blank walls along the public rights- Provide primary access doors facing public
of-way and should consider all street frontages, streets. �I
including buildings at comers, as primary Emphasize details transparency at street level
elevations,
Street Presence:
Emphasize transparency at street level to
encourage two way viewing both window Emphasize pedestrian experience with
shopping and 'eyes on the street;' architectural features at street level canopies,
porches, decorative light fixtures and material
I Promote interesting, animated architectural detail;
features without being thematic or artificial.
Encoura e variet of color texture and
Faux decorative elements are discouraged; 9 Y
materials to complement other streetscape
Avoid large, unarticulated far elements;
20
logan and 57ih Development Guidelines
Materials: Landscape:
H,
Provide a diverse mix of materials, applied in a Provide for 12' wide sidewalk width to invite
variety of proportions, exposures and detailing; pedestrian traffic on 57th Avenue N.
Encourage durable, high quality materials; Install a variety of trees to frame the street
and provide shade.
Prohibit siding (vinyl, metal, wood) except as a
complimentary use; Provide street lighting that meets all safety
standards and design criteria, while creating a
Encourage the use of mostly brick or �y' unique character for this area.
comparable altemative; minimum requirement
of 50°� of non-glazed wall area; i Explore street light spacing, height and a
variety of fixture types that support proposed
Metal and wood components are acceptable mix of uses and activities (note, however, that
as a complimentary use; too much light is as bad as too little).
Encourage overhead projections, either as a Explore a range of options for streetscape
specific building component or as improvements including special pavements,
permanenUtemporary canopies; f V,, concrete tinting or scoring pattems, additional
4 9� y�J plantings, ornamental fencing and other
Select materials that relate to the building use, features (note, however, that simpler is better
not artificially contrived or themed; and and too much clutter is a negative).
,.�a.,
Include small scale elements, variety of Fumishings, landscaping, lighting, paving and Install significant coniferous buffer from
materials and carefut detailing to support street signage create a quality environment Highway 100 with greater emphasis given to the
level activities and enhance the pedestrian naturai edge of the site.
experience.
The entire site should be significantly
landscaped to emphasize change, a variety of
texture and scale, and enhance the proposed
architecture of the project.
21
I
Logan and 57th Development Guidelines
C. NL Review and Approvals Process: Review Meetinas
Review Three:
The Ci has retained a desi n consu�tant to Review One:
Ty 9 This is a continuation of the design review
help interpret this document and to An initial introductory meeting will be scheduled process. The City anticipates that after this
constructively review the developer's proposal by the applicant to meet the key city staff and review the design direction is clear and the
in order to insure the architecture and site the city's design consultant. developer can move forward with the fina{
planning follow the intent of these Development presentation material for the planning
Guidelines. This meetinq will have five obieetives: commission and council meetings.
The Opportunity Site Task Force mission is to Answer questions about the Guidelines; Additional Reviews
work with the developer(s) early in their
schematic design process in orde� to avoid Outline the schedule; Only as necessary and as requested by the
wasting time and money pursuing inappropriate C
designs. We do not believe constructive design Verify the deliverables for the Approval
critiques can happen at 10:30 at night in a Process; Design Sign-off:
public meeting, in the council chambers. It is
important to note that the review process will General review of the developers initial After the final design review meeting, the design
focus on exterior design and site ptanning. design thoughts. The developer should consultant will submit a simple bullet-point
Technical/engineering issues will be reviewed present past work that most closely overview of the proposed design.
by the city staff. represents the direction they will be The planner will include this overview along with I
proposing. It is assumed that the developer's the information packages issued to the
experience and design skills have been commission and the councif. The consultant will
No building permits wil� be issued without scrutinized by the City in the selection also identify any inconsistencies between the
complying with codes, ordinances and other process; and proposed design and the Guidelines. The
qualitative and quantitative regulatory planning commission's recommendation to the
requirements. It is assumed that chosen Define the communication flow between the council will include their position on the
developers have thoroughly read these developer, city inconsistencies. The Council will have final say
Guidelines so they appreciate and embrace the and consultants. on project related disputes.
design intentions.
Review Two:
As soon as the developer has generated
sufficient drawings for a meaningful design
review the developer will schedule a review with
the ciry planner and design consultant. As
previously stated, this review will focus on
architectural design and site planning.
22