HomeMy WebLinkAbout2006 12-14 PCP •
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
December 14, 2006
REGULAR SESSION
1. Call to Order: 7:00 p.m.
2. Roll Call
3. Approval of Minutes - October 26, 2006
4. 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.
5. Global Construction and Investment Co, Inc. 2006 -013
• Request for Site and Building Plan approval for a two unit townhouse at 4821 Twin
Lake Avenue North.
6. Other Business
7. Discussion Items:
a. Planning Commission Reappointments
b. 2007 Planning Commission Meeting Schedule
8. Adjournment
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•
• Application Filed on 11 -30 -06
City Council Action Should Be
Taken By 1 -29 -07 (60 Days)
Planning Commission Information Sheet
Application No. 2006 -013
Applicant: Global Construction and Investment Co, Inc.
Location: 4821 Twin Lake Avenue
Request: Site & Building Plan Approval
The applicant, Lori Athias on behalf of Global Construction and Investment Co, Inc., is seeking
site and building plan approval to construct a two unit townhouse at 4821 Twin Lake Avenue
North.
The property in question is zoned R -4 (Multiple Family Residence) and contains an existing
single family home and garage. It is located on the west side of Twin Lake Avenue, north of
Lakebreeze Avenue, and lays between Twin Lake Avenue and Twin Lake. It is surrounded by
other R -4 zoned property containing a non - conforming single family home on the north; vacant
property and a four unit apartment building to the east on the opposite side of Twin Lake
Avenue; a six unit apartment building to the south; and Twin Lake on the west.
The R -4 zone allows as a permitted use multiple family dwellings of 1 '/2 to 2 stories in height at
• a density requiring 3600 sq. ft. of land per dwelling unit. This district also allows R -3 uses
(townhomes) as permitted uses provided they adhere to the R -3 district requirements. The R -3
district, among other things, requires 5,400 sq. ft. of land per dwelling unit.
The applicant plans to clear the land of the existing single family home and garage and build a
two unit, two story townhome with attached garages. Each unit would be 4,456 sq. ft.
DENSITY
The site in question is 76.24 ft. in width and approximately 145.4 ft. deep, for a total of 11,088
sq. ft. in area. At 5,400 sq. ft. of land per dwelling unit, this two unit townhome proposal would
require 10,800 sq. ft. of land. The lot in question is of sufficient size to meet the density
requirements of the R -3 use. Other requirements of the R -3 district pertinent to this proposal are
a 35 ft. front yard setback; 10 ft. side yard setback; and 40 ft. rear yard setback. The lot width
requirement is per Section 35 -400, Subdivision 7 "a function of the width of the townhouse unit'
and a minimum 10 ft. side yard setback must be met. If the applicant were proposing a 1 % to 2
story apartment building, a three unit building would be allowed under the R -4 density.
However, because the lot is not 100 ft. in width, this lot could not be used for an R -4 permitted
use without adding additional land. It can be argued that only an R -3 use, such as being
proposed, can be developed on this property given the existing circumstances.
ACCESS/PARKING
• Access to the site is from Twin Lake Avenue through a 22 ft. wide curb cut with a concrete apron
12-14-06
Page 1
that will be installed with the development of the townhome. The driveway is located at the •
center of the property. The driveway, as it approaches the two double wide garages on the east
end of the townhomes, expands to a total width of 39 ft. 8 in. This allows for two 18 ft. wide
drives separated by a 3 ft. 8 in. wide planter /delineator area separating the two driveways. The
off street parking requirement is two spaces per dwelling unit. Based on the plan, a total of at
least four off street parking spaces will be provided per dwelling unit, two in the garage and two
in the drive way. The plan calls for a bituminous driveway with a concrete apron in front of the
garage door and, as mentioned before, a concrete apron will be provided at the street cut. A
driveway permit from the city's engineering department is required.
GRADING/DRAINAGE/UTILITIES
The applicant has submitted a preliminary grading, drainage, utility and erosion control plan that
is being reviewed by the Director of Public Works /City Engineer. His written evaluation and
comments are submitted and attached for the Commission's consideration. There is a 10 ft. wide
sanitary sewer easement shown in the front yard between the street right of way and the proposed
building. The easement contains sanitary sewer main serving this area. Separate sewer services
will be run to the dwelling units and will be tied into the main line below the delineator /planter
area located between the two driveways. Water will be connected to the water main within Twin
Lake Avenue and will be split into separate services for the two units.
The Public Works Director /City Engineer has concerns regarding the utility connections that will
have to be made in the sanitary sewer easement and within the public right of way. The applicant •
will be required to excavate a trench for the new sewer and water services. There is some known
contamination in the area from the old Joslyn pole yard which lies to the north of this site.
Dewatering of ground water will in all likelihood have to take place with the trenching and
connections of utilities. A release of hazardous substances is a possibility related to the
dewatering. The ground water associated with the dewatering will have to be discharged into the
sanitary sewer system. The Director of Public Works is especially cognizant of the problems and
potential concerns associated with this activity based upon the city's reconstruction of a water
main in the Twin Lake Avenue right of way in the fall of 2005. Because of this, he required the
developer to get a "no association determination" letter from the Minnesota Pollution Control
Agency. He also wants assurances and a "no associate determination" for the city if the
developer trenches within the city's utility easement and right of way.
The applicant has provided, along with her application a letter from MPCA (attached), which the
Director of Public Works /City Engineer is reviewing and will be providing additional comments
and possible other conditions of approval. The developer will be responsible for costs associated
with the dewatering and the discharge of groundwater into the sanitary sewer system.
No curb and gutter, other than that at the street line where a concrete apron is to be installed, is
required in this type of development. The driveway will be bituminous and the paved area will
not exceed 50 percent of the front yard area pursuant to city nuisance ordinance.
The plan shows the location of the 100 year flood elevation on the property which is 856 ft. for •
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Twin Lake. According to the city's flood plain regulations, the finished floor elevation for all
structures, including accessory structures, must be elevated on fill so that the lowest floor is at or
above the regulatory floor protection elevation (one foot above the 100 year elevation). The plan
shows the finished floor elevation for the dwelling units to be 857.66 ft. Spot elevations in the
garage show an elevation of 856.20 ft., less than one foot above the 100 year flood elevation.
Further evaluation of this matter is in order, to provide compliance with the flood plain
ordinance.
NOTE: It has been brought to my attention by the Public Works Director that the actual width of
the sanitary sewer easement in the front yard is 20 ft., not 10 ft. as indicated on the plan. This
means that an encroachment will exist if the plan submitted is pursued. The applicant's
representative has been advised and a plan revision must take place in order to proceed with a
positive recommendation for this application.
LANDSCAPING
The applicant has submitted a landscape plan in response to the landscape point system used to
evaluate such plans. This 11,088 sq. ft. site requires 90 landscape points. The plan calls for the
removal for existing Cottonwood trees and new landscaping that will amount to 94 landscape
points. Four shade trees including two Northern Pin Oak and two Northwood Maple are planned
for the front yard area along with two Black Hills Spruce. Two other Black Hills Spruce are
shown in the rear yard. Five Pink Spire Crabapple are located in the side yards, two on the north
and three on the south. Ten Pyramidal Arborvitae are located along the north property line in the
• middle of the site. Eighteen foundation shrubs including Compact American Viburnum and
Dwarf Winged Euonymus are planned for the north, west and south sides of the dwelling units.
Five Karl Forester Feathergrass will be planted in the planter /delineator area in the front between
the garages. Sod is proposed around the entire site except for the shore line area. Concrete
walkways lead from the front doorways on the north and south sides of the garages to the
driveway.
BUILDING
The applicant has provided building elevations and floor plans for the proposed townhome. The
exterior will be primarily prefinished fiber cement straight edge shake siding or prefinished vinyl
straight edge shake siding with comparable fascia and soffit. A concrete patio and step is
provided for each unit, one located at the southwest corner of the building and the other at the
northwest corner of the building.
TRASH /LIGHTING
No central outside trash area is proposed or expected. Trash will be stored and subject to the
requirements for one and two family residences. The same is true for outside lighting, which we
assume, will be the same as one and two family dwellings mainly lights over entrance /exit doors
and garage area.
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If the applicant plans to rent these units, a rental dwelling license from the city will be required. •
If the units are proposed to be sold separately, the applicant will have to either replat the property
or file a condominium declaration with Hennepin County under the Minnesota Condominium
Act.
The proposed use is a permitted use requiring site and building plan approval only. No public
hearing is required, therefore, no notices of the Planning Commission's consideration have been
sent.
RECOMMENDATION
The plans must be modified to eliminate the proposed encroachment into the 20 ft. sanitary sewer
easement in order for this plan to be recommended for approval. If this point is addressed,
approval would be recommended subject to at least the following conditions:
1. The building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of permits.
2. Grading, drainage, utility and erosion control plans are subject to review and approval
by the City Engineer prior to the issuance of permits. All conditions listed in the
Public Works Director's memo of December 11, 2006 must be complied with.
3. A site performance agreement and supporting financial guarantee in an amount to be •
determined based on cost estimates shall be submitted prior to the issuance of
building permits to assure the completion of site improvements.
4. The applicant shall submit an as built survey of the property, improvements and utility
service lines to the City Engineer prior to the release of the performance guarantee.
5. The property owner shall enter into an easement and agreement for maintenance and
inspection of utility and storm drainage systems prior to the issuance of building
permits.
6. The applicant shall provide appropriate erosion and sediment control devices on site
during construction as approved by the city engineering department.
7. All work performed and materials used for the construction of utilities and curb and
gutter shall conform to the City of Brooklyn Center's current standard specifications
and details.
8. The application shall provide the city with a "no association determination" letter
from Minnesota PCA prior to trenching for utilities and dewatering in the sanitary
sewer easement area or the Twin Lake Avenue right of way area.
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• 9. The applicant shall comply with Section 35 -2150, Subdivision 2 of the city's flood
plain ordinance with respect to the finished floor elevations for the dwelling units and
garages.
10. The applicant is responsible for obtaining a driveway permit from the city's
engineering department prior to establishing the new driveway to serve the site.
11. The owner of the property shall obtain a rental dwelling license prior to the renting or
leasing of dwelling units in the project if the town home units are to be rented.
12. The owner of the property shall replat the property or file a condominium declaration
under the Minnesota Condominium Act if the units are to be sold separately.
•
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City of Brooklyn Center
A Millennium Community
MEMORANDUM
DATE: December 11, 2006
TO: Ron Warren, Planning and Zoning Specialist
FROM: Todd Blomstrom, Director of Public Works
SUBJECT: .Preliminary Site Plan Review
Planning Commission Applications 2006 -013
4821 Twin Lake Avenue North
Public Works Department staff reviewed the following preliminary documents submitted for
review under Planning Commission Application 2006 -013 for the Global Construction parcel
located at 4821 Twin Lake Avenue North.
• • Sheet A001: Grading and Utility Plan, dated November 30, 2006
• Drawing No. 060628: Site Survey, dated July 12, 2006
The applicant is proposing to remove an existing residential structure and detached garage to
construct a twin home on land described as that part of Lot 4, Block 5, Lakebreeze Addition lying
north of the south 8 feet thereof and the south half of Lot 5, Block 5, Lakebreeze Addition.
Public Works staff recommends that the following conditions are included in the approval of the
subject application.
1. Existing Utility Easement Boundary
A utility easement extends across the proposed development site. City records indicate that this
easement (Document No. 3290059) was recorded with the Hennepin County Register of Deeds on
May 23, 1961. The legal description encompasses a substantially larger area than the easement
currently shown on the applicant's materials. The utility easement is necessary to operate, maintain
and repair the existing sanitary sewer extending across the parcel. The proposed building footprint
would encroach into the utility easement boundary.
A. The utility easement shall be drawn on the survey drawing and certified by a
Licensed Land Surveyor. The easement drawing shall then be referenced into the
. site plans.
6301 Shingle Creek Parkway Recreation and Community Center Phone & TDD Number
Brooklyn Center, MN 55430 -2199 (763) 569 -3400
City Hall & TDD Number (763) 569 -3300 FAX (763) 569 -3434
FAX (763) 569 -3494
www.cityolbrooklyncenter.org
B. The site design shall be modified to eliminate building encroachments into the
existing easement. If the utility easement extends more than 10 feet west of the
sanitary sewer alignment, staff would be open to negotiating the vacation of a
portion of the easement (beyond 10 feet west of alignment) in exchange for
dedication of additional easement that would result in a minimum of 15 feet of utility
easement to the east of the sanitary sewer alignment.
C. The applicant shall provide evidence that the existing or final easement
configuration will appear in the title work for the property. The applicant's surveyor
indicated that the existing easement did not appear in the current title commitment
for the property.
2. Water Supply and Sanitary Sewer Services
The applicant is proposing to extend two new water services and two new sewer services into the site
to service each unit separately. The existing 8 -inch diameter HDPE water main within Twin Lake
Avenue has sufficient capacity to serve the proposed building structure. The existing 8 -inch diameter
CIP sanitary sewer crossing the site also has sufficient capacity to serve the proposed land use.
The City of Brooklyn Center encountered two significant environmental issues during the .
reconstruction of the water main within Twin Lake Avenue in 2005. First, the Minnesota Pollution
Control Agency (MPCA) had concerns with potential contamination of the soil material and ground
water within the northern potion of the public right -of -way for Twin Lake Avenue. Installation of
the new water services will require excavation within the public right -of -way for Twin Lake Avenue.
Second, the MPCA was concerned with potential migration of contaminated groundwater off of the
Joslyn Manufacturing Site due to groundwater dewatering that would be necessary to conduct
underground utility work.
Based on previous staff recommendations, the applicant informed the MPCA of the proposed utility
service extensions and building construction. The MPCA has issued a No Association Determination
to the applicant for the project subject to five conditions outlined in the attached letter from the
MPCA. The following additional conditions shall apply.
A. A copy of the No Association Determination letter has been forwarded to the City
Attorney to determine if the City needs to receive No Association Determination
coverage in addition to the applicant. If the City Attorney determines that City
coverage is necessary, a building permit for the subject site will not be issued until
the City receives coverage from the MPCA.
B. The MPCA is requiring that all groundwater dewatering be discharged into the
sanitary sewer and not released into the storm drainage system or adjacent surface
waters. The applicant's contractor will be required to use point wells for dewatering
work. Trash pumps will not be allowed.
C. The applicant's contractor will be required to assemble an acceptable volumetric
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• metering system for all dewatering work. The water meter shall meet all
requirements of AWWA Standards C700 -750. The metering system shall be
inspected and meet the approval of the Supervisor of Public Utilities prior to
initiating any underground utility work within the public right -of -way.
D. The groundwater dewatering pumping rate into the sanitary sewer shall not exceed
200 gallons per minute under any circumstances. The Supervisor of Public Utilities
reserves the unconditional right to suspend groundwater pumping into the sanitary
sewer based on downstream capacity issues, the quality of groundwater being
discharged into the system, the inability to accurately meter the flow or any other
reasonable issues that may result from the pumping of groundwater into the sanitary
sewer system.
E. The applicant shall receive approval from the Metropolitan Council Environmental
Services (MCES) division to allow potentially contaminated groundwater discharge
into the sanitary sewer system. Evidence of approval from MCES shall be provided
to the City prior to issuance of a building permit.
F. The applicant will be billed at a rate of $2.44 per 1,000 gallons of groundwater
dewatering flow that is discharged into the sanitary sewer system. The applicant
shall provide a cash deposit in the amount of $700 prior to issuance of a building
permit. Any excess deposit amount remaining upon completion of the work will be
• refunded back to the applicant.
G. The Utility Plan shall be amended to show separate sewer services extending from
the building and connecting onto the sanitary sewer main with separate service wye
fittings and City standard tracer wire assemblies. The Supervisor of Public Utilities
may establish specific requirements for connection methods to the sanitary sewer
based on field conditions encountered during construction.
H. The Utility Plan shall be amended to show greater detail for the separate water
service connections to the water main within Twin Lake Avenue. The water services
shall be meet all City standard specifications for water service pipe, corporations,
curb stops and other miscellaneous requirements. Connections to the HDPE water
main shall include a stainless steel saddle assembly acceptable to the Supervisor of
Public Utilities.
1. Prior to patching the utility cut within the public street, the applicant shall provide
density testing of the subgrade by a certified testing company. The street patch shall
consist of a minimum of 8- inches of class 5 aggregate and two (2) lifts of 2- inches
each of Type LV bituminous pavement complying with MnDOT Specifications
2350.
J. Prior to demolition of the existing structure, water and sewer services shall be
disconnected from the water distribution and wastewater collection systems in
accordance with the Standard Specifications for Water and Sewer Disconnects.
Page 3 of 4
3. Grading, Drainage and Street Access
The proposed site grading will provide for overland drainage directed toward the street and
toward the rear yard. Grading is not proposed within the 100 -year High Water Level or within
the Ordinary High Water Level for Twin Lake. The grading plan provides a layout for erosion
control measures for the site.
A. The applicant shall provide for the installation of silt fence prior to the start of
any excavation within the site. The plan shall be amended to install silt fence
along the entire street frontage of the property. The applicant shall maintain silt
fence along the perimeter of the site at all times throughout the construction
process until sod is fully established over disturbed areas.
B. The applicant shall obtain approval of a Land Disturbing Permit in accordance
with City Ordinance Section 35 -235.
C. A temporary rock construction entrance shall be installed and maintained at the
entrance to the site to minimize sediment tracked onto public streets. The rock
construction entrance shall be maintained in a clean and functional condition
until permanent driveway pavement is installed for the site.
D. Final grades along side yard areas shall direct drainage to the front or rear of the •
lot and prevent discharge of runoff onto adjacent properties.
The above comments are provided based on the information submitted by the applicant at the
time of this review. Subsequent approval of the final site plans may require additional
modifications based on engineering requirements associated with final design of the water
supply, storm drainage, sanitary sewer, final grading and geometric design as established by the
City Engineer and other public officials having jurisdiction over approval of the final site plans.
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Minnesota Pollution Control Agency
520 Lafayette Road North I St. Paul, MN 55155 -4194 1 651- 296 -6300 1 800 - 657 -3864 1 651 - 282 -5332 TTY www pca.state.mn.us
•
November 27, 2006
Ms. Lois Athias
Global Construction & Investment Co., Inc.
4521 Orchard Ave. N.
Robbinsdale, MN 55422
RE: Twin Lake Townhomes
4821 Twin Lake Avenue N., Brooklyn Center
MPCA Project Number 32VP22680
No Association Determination
Dear Ms.Athias:
This letter is in response to the request from you, representing Global Construction & Investment
Co., Inc. for a determination under Minn. Stat. § 115B.178 that certain actions proposed to be
• taken by Global Construction & Investment Co., Inc. at the address referenced above (the Site),
will not constitute conduct associating Global Construction & Investment Co., Inc. with the
threatened release of hazardous substances, pollutants, or contaminants at the Site for the purpose
of Minn. Stat § I I5B.03, subd. 3(4) (2006).
The Minnesota Pollution Control Agency (MPCA) staff in the Voluntary Investigation and
Cleanup (VIC) Unit has reviewed the documents submitted for the Site. Global Construction &
Investment Co., Inc. proposes to build a two story, wood framed town home on the Site. As part
of this redevelopment, Global Construction & Investment Co., Inc. needs to excavate a trench for
new water and sewer service from main lines in Twin Lakes Avenue to the new structure.
Excavation and installation is estimated to - take approximately one day to complete. Dewatering
into the sanitary sewer may occur if groundwater is present�Provided any appropriate permits are
obtained. If necessary, dewatering would occur at a rate of approximately 500 gallons per minute
with a duration of no more than two days.
Prior to approval of the construction permit, the City of Brooklyn Center requested Global
Construction & Investment Co., Inc to obtain a No Association Letter for a potential release of
contamination from the Joslyn Superfund Site. The identified release at the Joslyn Superf ind
Site consists of pentachlorophenol, carcinogenic and non - carcinogenic polynuclear aromatic
hydrocarbons, dioxins, and furans in soil and ground water. For the purpose of this No
Association Determination, the threatened release at the Site consist of the same chemicals listed
above (Threatened Release) The MPCA staff has determined, based on the past modeling and
monitoring completed during the city of Brooklyn Center's reconstruction of the water main in
Twin Lakes Avenue during the fall of 2005, that the potential
St. Paul I Brainerd I Detroit Lakes I Duluth I Mankato I Marshall I Rochester I Willmar I Printed on 100% post - consumer recycled paper
Ms. Lois Athias
Page 2 •
for moving the Threatened Release outside its capture zone, during the short time frame of this
construction project, is very unlikely.
Based upon a review of information provided to the MPCA VIC Program, and subject to the
conditions set forth in the letter from Lori Athias to the MPCA dated November 6, 2006 (the
Letter), a determination is hereby made pursuant to Minn. Stat. § 115B.178, subd. 1 that the
Proposed Actions listed below will not associate Global Construction & Investment Co., Inc.
with the Threatened Release for the purpose of Minn. Stat. § 115B.03, subd. 3(4) (2006). This
determination applies only to the following Proposed Actions:
• Demolition of existing structures;
• Removal of several existing 1:rees;
• Excavation of a trench for new water and sewer service from main lines in street to the
new structure;
• Excavation for new building foundation;
• Construction of a two -story, wood framed twin home;
• Construction of a new bituminous driveway and concrete apron at the street; and
• Placement of new landscaping including new sod, trees and shrubs. .
This determination is made in accordance with Minn. Stat. § 115B.178, subd. 1, and is subject to
the following conditions:
1. The Proposed Actions shall be carried out as described in the Letter;
2. Global Construction & Investment Co., Inc. shall cooperate with the MPCA, its employees,
contractors, and others acting at the MPCA's direction, in the event that the MPCA takes, or
directs others to take, response actions at the Site to address the Identified Release or
Threatened Release including, but not limited to, granting access to-the Site so that response
actions can be taken;
3. Global Construction & Investment Co., Inc. shall avoid actions that contribute to the
Identified Release or that interfere: with response actions required under any MPCA- approved
response action plan to address the Threatened Release;
4. In the event that any suspected hazardous substances are encountered during Site activities
(i.e., demolition, grading, redevelopment, etc.), Global Construction & Investment Co., Inc.
shall notify the MPCA project staff immediately in order to determine appropriate handling,
sampling, analysis, and disposal o.f such wastes; and
Ms. Lois Athias
Page 3
November 27, 2006
5 If groundwater is encountered, it shall be discharged to the sanitary sewer and not the storm
water system. This letter shall not be construed to be permission to discharge to the sanitary
sewer, or to take the place of or be in lieu of any other permit or approval needed from the
Metropolitan Councils Environmental Services (MCES) or MPCA for this discharge.
Pursuant to Minn. Stat. § I I5B.178, subd.1, when Global Construction & Investment Co., Inc.
takes the Proposed Actions in accordance with the determinations in this letter, subject to the
conditions stated herein, the Proposed Actions will not associate Global Construction &
Investment Co., Inc. with the Threatened Release for the purpose of Minn. Stat. § I I5B.03, subd.
3(4) (2006).
The determination made in this letter applies to Global Construction & Investment Co., Inc.'s
successors and assigns if the successors and assigns: 1) are not otherwise responsible for the
Identified Release at the Site; 2) do not engage in activities with respect to the Threatened
Release which are substantially different from the activities which Global Construction &
Investment Co., Inc. proposes to take, as described in the Letter; and 3) comply with the
• conditions set forth in this letter.
Please be advised that the determination made in this letter is subject to the disclaimers found in
Attachment A and is contingent on compliance with the terms and conditions set forth herein. If
you have any questions about the contents of this letter, please contact Gerald Stuhnke, Project
Manager at 612- 297 -1459 or John Betcher, Hydrogeologist at 651- 296 -7821.
Sincerely,
Barbara Jac n
Supervisor
Voluntary Investigation and Cleanup Unit
Superfund Section
Remediation Division
BJ /ais
Enclosure(s)
cc: Todd Fryzek, Brooklyn Center
Dave Jaeger, Hennepin County
ATTACHMENT A •
DISCLAIMERS
Twin Lakes Town Homes
4821 Twin Lake Avenue N., Brooklyn Center
MPCA Project Number 32VP22680
1. Reservation of Authorities
The MPCA Commissioner reserves the authority to take any appropriate actions with respect to
any release, threatened release, or other conditions at the Site. The MPCA Commissioner also
reserves the authority to take such actions if the voluntary party does not proceed in the manner
described in this letter or if actions taken or omitted by the voluntary party with respect to the
Site contribute to any release or threatened release, or create an imminent and substantial danger
to public health and welfare.
2. No MPCA Assumption of Liability
The MPCA, its Commissioner and staff do not assume any liability for any release, threatened
release or other conditions at the Site or for any actions taken or omitted by the voluntary party
with regard to the release, threatened release, or other conditions at the Site, whether the actions •
taken or omitted are in accordance with this letter or otherwise.
3. Letter Based on Current Information
All statements, conclusions and representations in this letter are based upon information known
to the MPCA Commissioner and staff at the time this letter was issued. The MPCA
Commissioner and staff reserve the authority to modify or rescind any such statement, conclusion
or representation and to take any appropriate action under his authority if the MPCA
Commissioner or staff acquires information after issuance of this letter that provides a basis for
such modification or action.
4. Disclaimer Regarding Use or Development of the Property
The MPCA, its Commissioner and staff do not warrant that the Site is suitable or appropriate for
any particular use.
5. Disclaimer Regarding Investigative or Response Action at the Property
Nothing in this letter is intended to authorize any response action under Minn. Stat. § 115B.17,
subd. 12.
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_ 060629 10/1I8071 GLOBAL CONSTRUCTION
ADVANCE SURVEYING & ENGINEERING CO.
5300 S Hwy. No 101 Minnetonka. MN 55345 Phone (952) 474 -7964 Fax (952) 474 -9267
SURVEY FOR GLOBAL CONSTRUCTION
SURVEYED: Joly, 2006 DRAFTED: July 12. 7(106 I
LEGAL DESCRIPTION:
That pan of Lot 4 lying North of the Srmth S f t thereof AND the South half ofLot 5. Block 5,
Hennepin ('"nay, Minnewla.
LIMITATIONS & NOTES:
I. Showing the length and direction of boundary lines of the above legal description. The wope
of— services does. not inelude determining what you msm, which is a legal matter. Pluse .beck
the legal descophon with your records or counult wtth competent legal cmarseL if necessary. to
make sure that it is cornet. and that any mans e of record, such as epamenb. that you wish shown
on the survey. have been shown.
2. Showing the location of -imio8 impvem we r
roents deemed impartant
3 Sexing new moron m or verifying old mots to av rk the coers. of the popcty.
4 Showing elevenooa on the site m selected kwstiom b give some indkabm of the topogrrephhy
of the site. The ekvnimn shown retak only to the benchmark pmwded on ads sway. Use that
beochmar , and check at Icaat me other fmnre shown on the map when determining other
elevations for use on this site
STANDARD SYMBOLS & CONVWDONS-
"0" Denotes 112" ID pipe with plastic plug hewing State License Number 9235, seL unless
otherwise ode&
I hereby certify that this plan, specification, report or survey was prepped by me m
under my direct supervision and that I am a licensed Professional Engineer and / / — ,•a n - -_ - -- - -- -- \
Professional St ' eyo ( r 1 under the aws l of the State of Minnesota
k"j_f1fYlIlna_ I1 lJ
�atmpRla II. Ppker P E & P.S. No. 9235
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GRAPHIC SCALN
7s. o n 20 0
( IN FEET )
,O)M. NO. 060628
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