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HomeMy WebLinkAbout2003 08-14 PCP s PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER AUGUST 14, 2003 REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - July 17, 2003 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. Holiday Stationstore, Inc. 2003 -011 Request for Site and Building Plan approval to construct a 43,761 sq. ft. commissary building on a newly created parcel of land at the southeast corner of Shingle Creek Parkway and 69th Avenue North. (Application tabled on 7/17/03. Motion to acknowledge withdrawal should be considered.) 6. SPM Construction Co. & Holiday Stationstores 2003 -012 Request for Rezoning and Development Plan approval through the Planned Unit Development (PUD) process for two parcels of land at the southeast corner of Shingle Creek Parkway and 69 Avenue North. 7. Bernard & Kathleen Swanson 2003 -013 Request to uncombine, or resubdivide, two platted lots that had previously been combined for tax purposes at 6213 Unity Avenue North. 8. Eastbrook Properties, LLC (David Evanson) 2003 -014 Request for Preliminary Plat approval to subdivide the lot at 71169 tb Avenue North into six single family lots, an outlot and street right of way. • 9. Peter B. Myers 2003 -015 Request for Preliminary Plat approval to divide and combine two parcels of land located on the south side of 69 Avenue North, westerly of Humboldt Avenue, to create a newly configured lot for the Earle Brown Farm Apartments (170169 th Avenue North) and 21 townhome lots and an outlot for a proposed townhome development. 10. Peter B. Myers 2003 -016 Request for Site and Building Plan approval for a 21 unit townhome complex with a common area on a 2.33 acre site proposed for creation under Planning Commission Application No. 2003 -015. 11. Discussion Item: a. City - County Credit Union Canopy Plan ` 12. Other Business 13. Adjournment Application Filed on 7 -17 -03 City Council Action Should Be Taken By 9 -15 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -012 Applicant: SPM Construction Co and Holiday Stationstores Location: Southeast Corner of Shingle Creek Parkway and 69th Avenue North Request: Rezoning/Development Plan Approval - PUD/I -1 The applicants, SPM Construction Co. and Holiday Stationstores, are seeking rezoning from I -1 (Industrial Park) to PUD/I -1 (Planned Unit Development/Industrial Park) and development plan approval through the Planned Unit Development (PUD) process for a 43,761 sq. ft. Holiday Stationstore Commissary building and to provide parking lot modifications to the existing Palmer Lake Plaza site (6850, 6860 and 6870 Shingle Creek Parkway). The property in question is zoned I -1 (Industrial Park) and is located at the southeast corner of Shingle Creek Parkway and 69 Avenue North and includes a vacant triangular shaped parcel of land, excess Shingle Creek Parkway right of way, which is proposed to be vacated, and the site of the Palmer Lake Plaza Industrial/Office building. These lots are being replatted under Planning Commission Application No. 2003 -010 to create two new lots. The preliminary plat was approved by the City Council on July 28, 2003 and is subject to final plat approval by the City Council at a forthcoming Council meeting. The property, proposed to be rezoned to PUD/I -1, is bounded on the north by 69 Avenue with R -1 zoned land on the opposite side of the street containing the Palmer Lake Park area; on the east by Shingle Creek and the Shingle Creek green strip, which is zoned 0-1 (Public Open Space); and on the south by Shingle Creek Parkway with C -1 (Service /Office) zoned property containing the Spiritual Life Church and R -3 (Multiple Family Residence) zoned property containing townhomes on the opposite side of the street. The applicants' plans are to build a commissary building for Holiday Stationstores, which is a support facility for various fresh and frozen sandwiches, bakery items, produce items and where mail will be distributed to a number of stations in the Minnesota area. It will also serve as a minor training facility and have a small warehouse component. On the Palmer Lake Plaza site, the plan is to provide 62 additional parking spaces along the north side of the site to accommodate a future tenant expansion. This parking would encroach approximately 20 to 30 ft. into a 50 ft. buffer area. The applicants area seeking the PUD/I -1 rezoning to accommodate the above mentioned developments. The I -1 (Industrial Park) underlying zoning designation is being sought because it acknowledges the proposed uses as permitted uses; it is a continuation of the existing zoning; and its development requirements are considered to be the most appropriate, with a few exceptions, for the land in question. The applicants are seeking modifications to the I -1 district requirements to allow only parking to encroach into a 50 ft. buffer area, which is required where industrially zoned property abuts across the street from R -1 zoned property (the Palmer Lake area). Also 8 -14 -03 Pagel _. proposed is a modification to the City's longstanding policy of prohibiting access to the industrial park from 69 Avenue North. These modifications are proposed to make more efficiently utilized sites and it is believed that these modifications will be offset by various planned considerations and aspects of the development plan that will mitigate these modifications. The land in questions is designated in the City's Comprehensive Plan for industrial park development. As the Commission is aware, a Planned Unit Development proposal involves the rezoning of land to the PUD designation followed by an alpha - numeric designation of the underlying zoning district. This underlying zoning district provides the regulations governing uses and structures within the Planned Unit Development. The rules and regulations governing that district (in this case I -1) would apply to the development proposal. One of the purposes of the PUD district is to give the City Council the needed flexibility in addressing development and redevelopment problems. Regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. As mentioned in this case, the applicant will be seeking modifications to allow only parking to encroach into a 50 ft. buffer area on a portion of the Holiday site and along the north side of the Palmer Lake Plaza site; also, modifications to the City's longstanding policy that-has prohibited access to the industrial park from 69 Avenue North. Their plan for offsetting this encroachment is to provide the same basic screening of drive lanes and parking on the Palmer Lake Plaza site by installing a retaining wall where the parking lot . encroachment would occur, allowing the height of the berming to be maintained, which would allow for the same screening of the site as exists now. On the Holiday site, landscaping and/or a possible screen fence would be provided to screen the parking lot from the parkland across the street. We believe it is also significant that there are not single family homes on the opposite side of 69 Avenue North in this area. It is the screening and buffering for single family homes (such as exists further east on 69 Avenue) that necessitates this buffering requirement. It is not believed to be necessary to buffer open space from the industrial park zone as no extraordinary screening and buffering is required where I -1 zoned property abuts 0-1 (Public Open Space) zoned property across the street. Less than 15 ft. green strips have been allowed in a number of cases as part of a PUD where decorative screen walls or other screening devices such as heavy landscaping have been used. The no access policy is not written into any city ordinance but has been utilized to limit truck traffic and other industrial truck traffic on 69 Avenue North, particularly in the single family residential area east of Palmer Lake. This policy was extended to developments across from Palmer Lake when Palmer Lake Plaza was built. It is believed that limiting one access to the Holiday site will not negatively affect the positive impacts of this policy on the single family neighborhood to the north nor set an undesirable or unacceptable precedent. The Planning Commission's attention is directed to Section 35 -355 of the City's Zoning Ordinance, which addresses Planned Unit Developments (attached). 8 -14 -03 Page 2 R F.70NMCT The PUD process involves a rezoning of land and, therefore, is subject to the rezoning procedures outlined in Section 35 -210 of the Zoning Ordinance as well as being consistent with the City's Rezoning Evaluation Policy and Review Guidelines contained in Section 35 -208. The Policy and Review Guidelines are attached for the Commission's review. The applicants' representative has submitted a written narrative describing their proposal along with written comments relating to the Rezoning Evaluation Policy and Review Guidelines (attached). As with all rezoning requests, the Planning Commission must review the proposal based on the Rezoning Evaluation Policy and Review Guidelines contained in the Zoning Ordinance. The policy states that zoning classifications must be consistent with the City's Comprehensive Plan and must not constitute "spot zoning ", which is defined as a zoning decision which discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principals. Each rezoning proposal must be considered on its merits and measured against the City's policy and against the various guidelines, which have been established for rezoning review. The following is a review of the rezoning guidelines contained in the Zoning Ordinance as we believe they relate to the applicant's comments and their proposal. a. Is there a clear public need or benefit? The applicants indicate that they believe their proposal is consistent with the City's Comprehensive Plan, which calls for office /industrial type development on the properties under consideration. They note that they believe the benefit to the City is two -fold. First, the Palmer Lake Plaza building will be fully utilized by a higher use than in the past; secondly, the unusually shaped 4.2 acre parcel that is currently undeveloped will be attractively developed and landscaped. In both cases they note a higher tax base for the city will be the result. It is the staff s opinion that this development proposal can be seen as meeting a clear and public need or benefit if it is consistent with the development criteria established by the city and if it balances the business needs of the community and the residential needs of adjoining properties as well. It is not anticipated that this proposal will be a detriment, but on the other hand, should be a positive factor in providing benefits that positively affect the community as well as the applicants. b. Is the proposed zoning consistent and compatible with the surrounding land use classifications? The applicants note that the purpose of the PUD is to promote flexibility in land development, insure a high quality of site design, and to preserve aesthetically significant and environmentally sensitive site features. They note that the residential land to the south (on the opposite side of Shingle Creek Parkway) will be protected with extensive landscaping and berming. Their proposal will allow 8 -14 -03 Page 3 some minor encroachments into the 50 ft. buffer space along 69 Avenue, which has park land and open space on the opposite side of the street. The landscaping and berming should be sufficient to provide appropriate buffering for this area. They note that they are seeking no access from 69 Avenue North, however, comments later in the report lead the staff to recommend an access to the Holiday site as part of this PUD proposal. The staff would concur with the comments made. We believe, as will be shown later in the site plan review, that their proposal can be considered consistent and compatible with the surrounding land use classifications. The proposed land use is certainly consistent with the current property zoning and we believe the proposed encroachments can be mitigated by factors presented with the plan. C. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? The applicants' comments are that with the specific proposals under consideration there is no need to contemplate any other uses. Other uses that might be considered for development are allowed in the Industrial Park zone, which would be continued as the underlying zoning district under this PUD. The proposal, therefore, we believe, is consistent with this guideline. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? The applicants' comment is that there have not been any significant changes since this property was originally zoned for industrial park development in the late 1960's. The applicants' comments are correct. There have been no substantial physical or zoning classification changes in the immediate area. The I-1 underlying zoning designation with the proposed PUD is an appropriate zoning designation for the land in question. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? This evaluation criteria is not applicable in this case because it is not a City initiated rezoning proposal, but rather a developer initiated proposal. L Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? • 8 -14 -03 Page 4 The applicants note that with the exception of the parking intrusion into the buffer area adjacent to 69` Avenue North, their proposed use is consistent with the current zoning for the property. We would concur with the applicants' comments and note that we believe the subject property will bear fully the development restrictions for this Planned Unit Development even with some deviations from the standard ordinance requirements. We believe an appropriate buffer can be developed in this area and be offset by the requirements of the plan. Good screening and buffering will be provided and the limited access to the Holiday Commissary site on 69 Avenue is better than allowing a right in right out access on Shingle Creek Parkway. g. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? The applicants note that without the parking changes adjacent to 69 Avenue that are being requested, the property (Holiday site) would be unable to be utilized to its fullest extent as as office /industrial entity. They note that the 50 ft. buffer area adjacent to 69 Avenue (and to a great extent the 50 ft buffer on Shingle Creek Parkway) impact the development of the property significantly. Their requests make the site more developable. We would concur with the comments made by the applicants. By allowing the encroachment into the buffer on the north side, makes the site much more efficient for use by Holiday as a wholesale distribution site. It should be noted that development of this site has been difficult because of the size and configuration of the lot in question. Adding to the site by including surplus Shingle Creek Parkway right of way and adding additional land from the Palmer Lake Plaza site, make this site much more desirable for development. Factors such as the large buffer required along 69` Avenue and along Shingle Creek Parkway add to the difficulty of developing this site. The proposal at hand seems to be an appropriate development for this site. h. Will the rezoning result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? The applicants argue that their development proposal represents improvements to the existing I -1 parcel. They note extensive landscaping, berming and traffic access arrangements will enhance the sites without negatively impacting adjacent properties. They note also the attractiveness of their new building. 8 -14 -03 Page 5 Again, we would concur generally with their comments and note that the proposal S does appear to have merit beyond just the particular interests of the developer and should lead to a redevelopment that is consistent and compatible with surrounding land uses. This proposal appears to provide a good development, consistent with the City's Comprehensive Plan and the general interest of the community. STTF. AND RTM.DTNCCTT PLAN PROP09AT, The proposal again calls for a 43,761 sq. ft. Holiday Stationstores Commissary building which is a support facility where fresh and frozen sandwiches, bakery items, produce items and mail will be distributed to a number of Holiday stations in the Minnesota area. This facility will also serve as a minor training facility and have a small warehouse component. It will be located in the approximate center of an 182,541 sq. ft. (4.19 acres) triangular site that is being created under the proposed plat comprehended under Planning Commission Application No. 2003 -010 which was approved by the City Council recently. The plan also calls for the construction of 62 parking spaces along the north side of the Palmer Lake Plaza building located at 6850, 6850, 6870 Shingle Creek Parkway. ACC'F.SS/PARKTNC'T Access to the Palmer Lake Plaza site is unchanged with full access points provided along Shingle Creek Parkway at its intersections with Freeway Boulevard and Xerxes Avenue North. Access to • the Holiday commissary building has been the subject of much discussion and review by the staff. As mentioned before and in the applicant's written comments, the City has a long - standing policy, going back to the late 1960's of no access to the industrial park from 69' Avenue North. This policy along with the buffering, berming and setback requirements was for the purpose of discouraging truck traffic on 69 Avenue North and to protect the single family residential neighborhood on the north side of 69 Avenue, east of Palmer Lake Park. The only exception to the access policy was the city garage, which originally only had an access to 69 Avenue North. In the 1980's, after Shingle Creek Parkway was completed, the city closed the access to the city garage on 69 Ave but reopened it in the latter 1990's when the access onto Shingle Creek Parkway from the city garage proved problemsome. When the Palmer Lake Plaza building was built in about 1978, the access restriction, buffering and landscaping requirements were extended to include industrial properties on the opposite side of 69 Avenue from Palmer Lake. The applicants in this case were advised of the access restriction policy and the Holiday plan originally comprehended a right in, right out only access about 180 ft. from the Shingle Creek Parkway /69 Avenue intersection with a full access to Shingle Creek Parkway for the building loading area through an access agreement with the Palmer Lake Plaza site. There is no proposed driveway connection on the plan between the parking lot on the west end of the site and the parking/loading area on the east. Given the size and configuration of the proposed building, no driveway connection on site is possible. Non- truck, vehicle traffic coming to the site from the west on Shingle Creek Parkway will be forced to make a U -turn at the Freeway Boulevard/Shingle Creek Parkway median break to gain access to the facility's west parking lot. • 8 -14 -03 Page 6 This is not a desirable turning movement, nor one in which we want to encourage people to make. A better access plan, particularly for traffic coming to the site from the west, would be to have the traffic make a left turn at the Shingle Creek Parkway /69 Avenue intersection and to proceed to an access point off 69 Avenue. We have suggested to the applicant that they provide such an access and we believe the policy can be deviated from under this PUD in this one specific case because it is park land rather than single family residentially used property on the opposite side of 69 Avenue; it is the best access arrangement given the development proposal; and it will not establish an adverse precedent forcing the City to consider opening other accesses on 69 Avenue in the areas adjacent to single family residential areas. Truck traffic will have to access the site from the shared access at the Shingle Creek Parkway/Freeway Boulevard intersection. Parking for the Holiday facility will be on both the east and west sides of the building. The west parking facility will be primarily for customer and employee vehicles"and contains 38 parking spaces. To the rear of the facility is the loading dock with six overhead doors and space for parking seven trucks. Eight truck stalls are shown on the north side of the rear loading area. Eleven passenger vehicle parking spaces are shown on the south side and 14 "proof of parking" spaces are provided on the east for a total of 76 parking spaces on the site. This will accommodate 5,606 sq. ft. of office space and 38,155 sq. ft. of industrial/warehouse /production area. Approximately 16 parking spaces encroach 20 ft. into the 50 ft. buffer required on 69 Avenue across from parkland. This is at the extreme northwest corner of the Holiday site. The balance of the site meets the 50 ft. buffer and setback requirements. The proposed parking changes to the Palmer Lake Plaza site include 62 new parking spaces encroaching approximately 20 ft. to 30 ft. into the 50 ft. buffer area and a retaining wall would be constructed in this area so that the existing maximum height of the berm providing screening to the site would be maintained. No other encroachments would exist. CTRAD NCTIDRATNACTRATTTT.TTTF.R The applicant has provided grading, drainage, utility and erosion control plans, which are being reviewed by the City Engineer. All storm drainage on the Holiday site will be collected in catch basins and conveyed underground in a new storm sewer system to a retention pond at the northeast corner of the Holiday Commissary site. From there it will be conveyed into the city's storm drainage system. Parking and driving areas are to be bound by B -612 curb and gutter. The plan calls for an approximate 7 ft. high berm at the southeast comer of the site providing some screening for the loading area to the rear (east) of the building. A 5 ft. to 6 ft. high berm will be provided to the west of the building along Shingle Creek Parkway to screen the westerly parking lot from the residential across Shingle Creek Parkway. The City Engineer is reviewing the draining, grading, utility and erosion control plans and his written comments will be submitted to the Planning Commission • 8 -14 -03 Page 7 L A ND S C A PTNCT /S CR F.RNTNCT The applicant has submitted a landscape plan in response to the landscape point system utilized by the Planning Commission to evaluate such plans. This 4.19 acre site requires a total of 282 landscape points. The applicant r p p proposes to meet the requirement b providing a pp p P q Y P g variety of plantings totaling 402 landscape points. Eighteen shade trees such as Autumn Blaze Maple, Sugar Maple, Autumn Purple Ash Green Ash Shade Master Hone t d Northern g p urp y Locus an N Red Oak are proposed primarily around the perimeter of the site. Twenty -three coniferous trees including White Pine, Austrian Pine, Colorado Spruce and Black Hill Spruce are proposed also. Seventeen ornamental trees including Pagoda Dogwood, Spring Snow Crabapple, Prairiefire Crabapple and Canada Red Select Cherry are interspersed throughout the site. One hundred fifty -eight shrubs such as Gray Dogwood, Dwarf Korean Lilac, Mohican Viburnum, Anthony Waterer Spirea, McKay's White Potentilla, Seagreen Jum er and Gizzley Bear Juniper are also provided. On the Palmer Lake Plaza green strip along 69 Avenue, five Blaze Maple trees, five Northern Red Oak, Five Colorado Spruce and two Canada Red Select Cherry will be planted. Also any shade trees that do not survive the construction of the retaining wall will be replaced. The landscape plan is in order based on the landscape point system and distribution of plantings on the site. With respect to screening, we have advised the applicant to provide a masonry screen wall on the north side of the loading/parking area to screen this area which is primarily truck parking from the north. We have also advised them to provide some additional plantings such as coniferous trees along the east property line in the area of the loading/parking lot to provide better screening of that area as well. With respect to the parking lot on the west side of the site where it encroaches into the 50 ft. buffer strip, we have advised the applicant to either increase berming in this area or provide a decorative fence as an offset to allowing the encroachment into this area. We expect to see revisions including providing an access to the west parking lot from the applicant. Underground irrigation is required to be provided in all landscaped areas to facilitate site maintenance in accordance with the requirements of city ordinances. RI JH .DTNCT The applicant has submitted building elevations and floor plans for their proposed building. The building exterior is to be exposed aggregate precast concrete panels with burnished block and rockface block decorative treatments. A metal canopy is proposed at the main entrance, on the west elevation. Parapet walls will be used to screen rooftop mechanical equipment. T.TCTHTTNCT ANT) TRASH The applicant has submitted a lighting plan indicating the proposed lighting for the site. A single 30 ft. high double head pole will be located in the center of the west parking lot with three single • 8 -14 -03 Page 8 head light poles of 30 ft. high in the loading area. Two wall - mounted lights at 25 ft. in height are located on either side of the loading docks. The foot - candles generated by the lights are within the limits established by the Zoning Ordinance. Our concern, as always, is that all lighting be shielded and directed on the site to avoid glare to abutting properties and abutting street right of way. The plan appears to meet these criteria. No trash disposal facilities are shown on the site and it is anticipated that they will be contained within the building. If not, an appropriate trash enclosure will need to be constructed. This screening device should be a masonry structure to match the existing building. Gates for the device should be solid opaque material and not chain link with plastic slats. PR OCFDT TR F This PUD/I -1 proposal, as previously mentioned, is a rezoning with a specific development plan in hand. As such, it must go through the normal rezoning process. Generally, rezonings have been referred to Neighborhood Advisory Groups. In this case, the Planning Commission is the Advisory Group for the industrial park area. A public hearing has been scheduled and notices have appeared in the Brooklyn Sun/Post and have been sent to neighboring property owners. The Planning Commission, following the public hearing, should consider a draft resolution, which has been prepared in anticipation of a favorable reaction to this proposal. The resolution is offered for the Planning Commission's consideration. 8 -14 -03 Page 9 _ •r }•�Y i r LAM ER L A K E PARK LM O Planning Commission A E. N. Application No. 2003 -012 . •. Avg AM 5 l': N � � ;. �r . i.' to .T ITTT N U D .l., !1 A i O WN •�, !'371 � µ "1t i •.�' U1 1.1 1 1 � !���� •fi �'N: K .jHy��� N. Ji' rrt1 :�X.- r ^,�'•;v:.r ,.•� t•s,fi. �P ai ;: ,+�I+ri D. '^.57 � i•sy z � a {r r ++ a � { Sx.3fL TY' } '�7 • ', v ?�5� '�3 Z :Yti �Y;a . P�••• h kC /•,�AfyJ'�. 9'.e;�LAi^ D ,s: � il "rc�.:� ;�d` s1f'�i6 �' � AHii, ^. � , wv.� j,. a ta. ��r7:' ��¢:�ki . 7 R7 � � ��i* $ .eti i v'.'. t r+y4'.; � , j s i ' : •'.r'r,�•.3•.` `.t4 ?. St mmi ClA ^.::jiY • - ;.-Q?R y FENNEPIN CO. •�� • Jam ^�':SJ, � ':.T;::'{-:^ Y: 1JHFtART L / r l 1 7 z i. f F' k i i �� of r`/ 'r►� � ,�;�� _. t :' ` � � r .�t �'*•, 1 r °• 3 cc ` v � r j t _ 1z. t t Y Wk -r RH p F Y }y , Y � h q y f r w. t City of Brooklyn Center Section 35 -208 REZONING EVALUATION POLICY AND REVIEW GUIDELINES. 1. Purpose The City Council finds that effective maintenance of the comprehensive planning and land use classifications is enhanced through uniform and equitable evaluation of periodic proposed changes to this Zoning Ordinance; and for this purpose, by the adoption of Resolution No. 77 -167, the City Council has established a rezoning evaluation policy and review guidelines. 2. Polic It is the policy of the City that: A) Zoning classifications must be consistent with the Comprehensive Plan, and, B) Rezoning proposals will not constitute "spot zoning ", defined as a zoning decision, which discriminates in favor of a particular landowner and does not relate to the Comprehensive Plan or -to accepted planning principles. 3. Procedure Each rezoning proposal will be considered on its merits, measured against the above policy and against these guidelines, which may be weighed collectively or individually as deemed by the City. 4. Guidelines A. Is there a clear and public need or benefit? • B. Is the proposed zoning consistent with and compatible with surrounding land use classifications? C. Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? D. Have there been substantial physical or zoning classification changes in the area since the subject property was zoned? E. In the case of City- initiated rezoning proposals, is there a broad public purpose evident? F. Will the subject property bear fully the ordinance development restrictions for the proposed zoning districts? G. Is the subject property generally unsuited for uses `pdrmitted•in the present zoning district, with . respect to size, configuration, topography or location? H. Will the rezoning result in the expansion of a zoning district, warranted by: 1) Comprehensive planning; 2) The lack of developable land in the proposed zoning district; or, 3) The best interests of the community? I. Does the proposal demonstrate merit beyond the interests of an owner or owners of an • individual parcel? Section 35 -208 Revised 3 -01 c. Accessory uses incidental to the foregoing principal uses when located on the same property with the use to which it is accessory but not including any business or industrial uses. Such accessory uses to include but not be restricted to the following: 1. Off - street parking. 2. Public recreational buildings and parks, playgrounds and athletic fields. 3. Signs as permitted in the Brooklyn Center Sign Ordinance. Section 35-355, PLANNED UNIT DEVELOPMENT. Subdivision 1. Purpose. The purpose of the Planned Unit Development (PUD) district is to promote flexibility in land . development and redevelopment, preserve aesthetically significant and environmentally sensitive site features, conserve energy and ensure a high quality of design. Subdivision 2. Classification of PUD Districts; Permitted Uses; Applicable Regulations. a. Upon rezoning for a PUD,'the district shall be designated by the letters "PUD" followed by the alphanumeric designation of the underlying zoning district which may be either the prior zoning classification or a new classification. In cases of mixed use PUDs, the City Council shall, whenever reasonably practicable, specify underlying zoning classifications for the various parts of the PUD. When it is not reasonably practicable to so specify underlying zoning classifications, the Council may rezone the district, or any part thereof, to "PUD- MIXED." b. Regulations governing uses and structures in PUDs shall be the same as those governing the underlying zoning district subject to the following: 1. Regulations may be modified expressly by conditions imposed by the Council at the time of rezoning to PUD. 2. Regulations are modified by implication only to the extent necessary to comply with the development plan of the PUD. 3. In the case of districts rezoned to PUD- MIXED, the Council shall specify regulations applicable to uses and structures in various parts of the district. I 35 -45 , - c. 'For purposes of determining applicable regulations for uses or structures on land adjacent to or in the vicinity of the PUD district which depend on the zoning of the PUD district, the underlying zoning classification of PUD districts shall be deemed to be the zoning classification of the district. In the case of a district zoned PUD - MIXED, the underlying zoning classification shall be deemed to be the classification which allows as a permitted use any use which is permitted in the PUD district and which results in the most restrictive regulation of adjacent or nearby properties. Subdivision 3. Development Standards. a. A PUD shall have a minimum area of one acre, excluding land included within the floodway or flood fringe overlay districts and excluding existing rights -of -way, unless the City finds that at least one of the following conditions exists: 1. There are unusual physical features of the property or of the surrounding neighborhood such that development as a PUD will conserve a physical or terrain feature of importance to the neighborhood or community; 2. The properly is directly adjacent to or across a public right -of -way from property which previously was developed as a PUD and the new PUD will be perceived as and function as an extension of that previously approved development; or 3. The property is located in a transitional area between different land uses and the development will be used as a buffer between the uses. b. Within a PUD, overall density for residential developments shall be consistent with Section 35-400 of this ordinance. Individual buildings or lots within a PUD may exceed these standards, provided that density for the entire PUD does not exceed the permitted standards. c. Setbacks, buffers and greenstrips within a PUD shall be consistent with Section 35-400 to 35 -414 and Section 35 -700 of this ordinance unless the developer can demonstrate to the City's satisfaction that a lesser standard should be permitted with the addition of a screening treatment or other mitigative measures. d. Parking provided for uses within a PUD shall be consistent with the parking requirements contained in Section 35 -704 of this ordinance unless the developer can demonstrate to the City's satisfaction that a lesser standard should be permitted on the grounds of the complementarity of peak parking demands by the uses within the PUD. The City may require execution of a restrictive covenant limiting future use of the property to those uses which will continue this parking complementarity, or which are otherwise approved by the City. 35 -46 Subdivision 4. General Standards. t� a. The City may allow more than one principal building to be constructed on each platted lot within a PUD. b. A PUD which involves only one land use or a single housing type may be permitted provided that it is otherwise consistent with the purposes and objectives of this section. c. A PUD may only contain uses consistent with the City's Comprehensive Plan. d. All property to be included within a PUD shall be under unified ownership or control or subject to such legal restrictions or covenants as may be necessary to ensure compliance with the approved development plan and site plan. e. The uniqueness of each PUD requires that specifications and standards for streets, utilities, public facilities and the approval of land subdivision may be subject to modifications from the City Ordinances generally governing them. The City Council may, therefore, approve streets, utilities, public facilities and land subdivisions which are not in compliance with usual specifications or ordinance requirements where it is found that such are not required in the interests of the residents or of the City. Subdivision 5. Application and Review. a. Implementation of a PUD shall be controlled by the development plan. The development plan may be approved or disapproved by the City Council after evaluation by the Planning Commission. Submission of the development plan shall be made to the Director of Planning and Inspection on such forms and accompanied by such information and documentation as the City may deem necessary or convenient, but shall include at a minimum the following: 1. Street and utility locations and sizes; 2. A drainage plan, including location and size of pipes and water storage areas; 3. A grading plan; 4. A landscape plan; 5. A lighting plan; 6. A plan for timing and phasing of the development; 7. Covenants or other restrictions proposed for the regulation of the development; 35-47 _ . 8. A site plan showing the location of all structures and parking areas; 9. Building renderings or elevation drawings of all sides of all buildings to be constructed in at least the first phase of development; and 10. Proposed underlying zoning classification or classifications. Such information may be in a preliminary form, but shall be sufficiently complete and accurate to allow an evaluation of the development by the City. b. The Planning Commission shall -hold a public hearing on the development plan. Notice of such public hearing shall be published *in the official newspaper and actual notice shall be mailed to the applicant and adjacent property owners as required by Section 35 -210 of this ordinance. The Planning Commission shall review the development plan and make such recommendations as it deems appropriate regarding the plan within the time limits established by Section 35 -2-10 of this ordinance. c. Following receipt of the recommendations of the Planning Commission, the City Council shall hold such hearing as it deems appropriate regarding the matter. The City Council shall act upon the development plan within the time limits established by Section 35 -210 of this ordinance. Approval of the development plan shall constitute rezoning of the property to PUD and conceptual approval of the elements of the plan. In addition to the guidelines provided in Section 35 -208 of this ordinance, the City Council shall base its actions on the rezoning upon the following criteria: 1. Compatibility of the plan with the standards, purposes and intent of this section; 2. Consistency of the plan with the goals and policies of the Comprehensive Plan; 3. The impact of the plan on the neighborhood in which it is to be located; and 4. The adequacy of internal site organization, uses, densities, circulation, parking 'facilities, public facilities, recreational areas, open spaces, and buffering and landscaping. The City Council may attach such conditions to its,approval as it may determine to be necessary to better accomplish the purposes of the PUD district. d. Prior to construction on any site zoned PUD, the developer shall seek plan approval pursuant to Section 35 -230 of this ordinance. In addition to the information specifically required by Section 35 -230, the developer shall submit such information as may be deemed necessary or convenient by the City to review the consistency of the proposed development with the approved development plan. 35 -48 - The plan submitted for approval pursuant to Section 35 -230 shall be in substantial compliance with the approved development plan. Substantial compliance shall mean that buildings, parking areas and roads are in essentially the same location as previously approved; the number of dwelling units, if any, has not increased or decreased by more than 5 percent; the floor area of nonresidential areas has not been increased or decreased by more than 5 percent; no building has been increased in the number of floors; open space has not been decreased or altered from its original design or use, and lot coverage of any individual building has not been increased -or decreased by more than 10 percent. e. Prior to construction on any site zoned PUD, the developer shall execute a development agreement in a form.satisfactoryto the City. f. Applicants may combine development plan approval with the plan approval required by Section 35 -230 by submitting all information required for both simultaneously. g. After approval of the development plan and the plan approval required by Section 35 -230, nothing shall be constructed on the site and no building permits shall be issued except in conformity with the approved plans. h. If within 12 months following approval by the City Council of the development plan, no building permits have been obtained or, if within 12 months after the issuance of building permits no construction has commenced on the area approved for the PUD district, the City Council may initiate rezoning of the property. L Any major amendment to the development plan may be approved by the City Council following the same notice and hearing procedures specified in this section. An amendment shall be considered major if it involves any change greater than that permitted by subdivision Sd of this section. Changes which are determined by the City Council to be minor may be made if approved by the Planning Commission after such notice and hearing as may be deemed appropriate by the Planning Commission. i 35-49 - City of Brooklyn Center Planning Application for PUD Rezoning Palmer Lake Plaza Site at the Southeast Corner of 69 Avenue & Shingle Creek Parkway Joint Developers: SPM Construction Company and Holiday Stationstores Date of Submittal: July 17, 2003 PUD Declaration: SPM Construction Company and Holiday Companies are jointly submitting this PUD submittal for the property located at 69 Avenue and Shingle Creek Parkway. The applicants are seeking a re- zoning to a PUD status. The underlying zoning will be I -1, compatible with the proposed uses of the land. This narrative explains the nature of the re- zoning request; addresses the rezoning evaluation policy and review guidelines; discusses the development standards as regulated under the PUD requirements; and it describes the submittal documents that are forthcoming. Re- zoning request: SPM Construction Company and Holiday Stationstores are seeking a PUD rezoning of their property to provide for parking adjustments within the current 50 foot setback adjacent to 69 Avenue. Within this adjustment, an additional 62 parking stalls will be provided for the Palmer Lake Plaza building. This is needed to accommodate an increase in office usage of 1gf,800 s.f. in January, 2004 by a new tenant. 0 Additionally, Holiday Companies is developing the triangular parcel, Tract K including the surplus land from the old Shingle Creek Parkway right of way. The intended use is a 43,761 s.f. commissary building for the Holiday Stationstores. Essentially, this facility will serve as a support facility for food products that will be distributed to Holiday Stationstores in the Minnesota area. Additionally, the facility will include a minor training facility for Holiday employees. The parking design will intrude 20 feet into the 50 foot setback that currently exists adjacent to 69 Avenue. Re- zoning Evaluation Policy and Review Guideline Discussion: The City will evaluate each rezoning proposal based upon the general premise that zoning classifications are consistent with the Comprehensive Plan; and they will not constitute spot zoning. Within Section 35 -208 of the City of Brooklyn Center's Zoning Ordinance are several guidelines which relate to the rezoning of the subject property. Within this section of the narrative, each of these guidelines will be addressed with respect to the specific rezoning request. 4A — Is there a clear and public need or benefit? The proposal will comply with the comprehensive plan which has this property guided for office /industrial type development. The benefit to the City is two fold: first, the Palmer Lake Plaza building will be fully utilized by a higher use than in the past. • Secondly, the unusually shaped 4.2 acre parcel that is currently undeveloped will be attractively developed and landscaped. In both cases, a higher tax base for the City will • be the result. 4B — Is the proposed zoning consistent with and compatible with surrounding land use classifications? The purpose of the PUD is to promote flexibility in land development, ensure a high quality of site design, and to preserve aestetically significant and environmentally sensitive site features. Residential land to the south will be protected with extensive landscaping and berming along this side of the subject property. The land to the north is parkland and open space. While parking is proposed to be placed in portions of the 50 foot buffer space adjacent to 69 Avenue, berming and landscaping will be utilized to buffer the parking use from the parkland across the street. The zoning ordinance requires a 50 foot buffer and setback area where I -1 zoned property is adjacent to residential property. This area will be maintained within the subject property; additionally, berming and landscaping will be utilized to screen the residential properties. No access to 69 Avenue will be requested from the subject property in accordance with the City's access restriction policy preventing access to the industrial park from 69 Avenue North. This policy has been in effect since the development of the industrial park in the late 1960's. Full access is restricted on Shingle Creek Parkway to the median opening east of 69 Avenue for the subject property. Additionally, the underlying zoning will be continued as Industrial zoning. Current zoning of the property is Il — Industrial Park. The proposed land use is consistent with the current property zoning, and the developer is requesting no variances from the City code. 4C — Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? With the specific proposals that are under City review for the subject property, there is no need to contemplate other uses. 4D — Have there been substantial physical or zoning classification changes in the area since the subject property was zoned? No; not since the original industrial park was created in the late 1960's. 4E — In the case of City- initiated rezoning proposals is there a broad public purpose evident? Not Applicable I 4F — Will the subject property bear fully the ordinance development restrictions for the • proposed zoning districts? • With the exception of the parking intrusion into the setback area adjacent to 69 Avenue, � p g J the proposed land use is consistent with the current property zoning, and the developer is requesting no variances from the City code. 4G _- Is the subject property generally unsuited for uses permitted in the.present zoning district, with respect to size, configuration, topography or location? The current zoning is I -1, Industrial Parka The requested zoning change is to PUD with an I -1 underlying zoning. Without the parking changes adjacent to 69 Avenue, the property would be unable to be utilized to its' fullest use as an office /industrial entity. The 50 foot buffer area adjacent to 69 Avenue impacts the development use of the property to a significant degree. Assuming additional landscaping and berming, allowing a portion of the buffer area for parking allows a more developable use of the property. 4H — Will the rezoning result in the expansion of a zoning district? The 14 acre parcel is currently zoned I -1; upon approval of this zoning application, there will be no additional industrial land in this area of the City. 4I — Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? . The development proposal including the additional parking on the Palmer Lake Business Plaza site and the Holiday Stationstores proposal on the westerly 4.19 acres represent improvements to the existing I -1 land parcel. Extensive landscaping, berming and traffic access arrangements will enhance the site without negatively impacting adjacent properties. Additionally, the proposed Holiday Commissary will have a beautiful exterior appearance and functionality taking advantage of the unique site characteristics. Development standards and submittal documents within the Development Plan_: The development plan meets all of the Development Standards of the City's subdivision ordinance. Additional documents to support the merits of the proposal include the following items: 1. Preliminary Plat; 2. Site Plan of the entire 14 acre site; 3. Drainage and Grading plan for the 4.2 acre Holiday Commissary site; 4. Utility plan for the Holiday Commissary site; 5. Landscaping and berming plans for the 9.8 acre Palmer Lake Plaza site and the 4.2 acre Holiday Commissary site; 6. A lighting plan for the Holiday Commissary site; 7. Building renderings and elevation drawings for the Holiday Commissary site; RYAN® Preliminary Plans -_ 501lfiING 4fnX0 4euTONfNINf x •fN�su Including ite Plan, Preliminary Plat, Grading, Utilities, AM -� -- g LAKE Landsca in , Lighting, Floor Plan, Elevations, and Line of PLAZA AVE. .NO . p g __ BR( ;KL1N CENTER, MINNESOTA Sight Studies ht Stud �'� g TIT LE SHBL? for Brooklyn Center Holiday c ompanies Pantry Facility CONTACTS �N DRAWING INDEX: LOCATION MAP N S)°TNMS, "` No. eiaowcror i" 7 TITLE SHEET C7 BANG NOESdSN y I +,�� ,ulw BXXEa PRELIMINARY PLAT & EXISTING CONDITIONS C2 9 i lly 55x -TOo-fim A �, TxMNK WNTn.c)a+ OVERALL SITE PLAN C3 .1. us, T nl sin sunE ,wo HOLIDAY GRADING, DRAINAGE, AND' EROSION CONTROL C4 Y xxrlE�rws fw ssfaa I G� Il i I ���'fhi l ��ll�4, E0. Jp"sm HOLIDAY UTILITY PLAN CS 812- 22 -]xs. filz wz -Jxs. (E.n HOLIDAY LIGHTING PLAN C6 utonECi HOLIDAY LANDSCAPE PLAN Ll so r SWET WW JW PALMER LAKE PLAZA LANDSCAPE PLAN Ll -1 fwNE�rws. Nx 55fW BRUCE xBl"saN LANDSCAPE PLAN DETAILS L2 filx-w2 -1292 S1E� .aNiW FLOOR PLAN A201 EXTERIOR ELEVATIONS A301 aTU ENSMEB SIGHT LINE STUDIES A401 NYAN C0IP H US. NK W MM )ENTN STREET SUITE 3W 9B1EM41i 1W SSw3 3ME0 OLSON filx- w2 -4It) fi12- w2 -SN) (E ♦91 bx m Ri NO 2 - , :0 a2- wx -N2fi (E32) NOT TO SCALE 9WE M W LE N9 W OI9K 91rETWCA w SSNJ KUlli bSCN 952- 9J }09T1 95x-9] }1153 (FA4 BLUE UNGE ObK ,wwwm.....s W19rtTOXNA Nx 55]X] _ C V D ' JUL 21 2003 C1 CITY OF BROOKLYN CENTER ............. ............. ....... • ................ . • 7F F } LIt# ` �B w t) Q __ NBB'i0f'JbF W i a p tii`I p �Eij '; f� �L t S €i it [ �3; {j t �� 1 39 / 6 is �.....�, +1 �C �i � i[ } �i :� � '�,[�;�i t � �> a ; � •((� ti t, l� F?t F _ �i � � �o o re f • ,g;# !� i ( r�ii(i N V a •[ [fit[ I[e t I[i5 I g �1 l ot ; t tt t EE € I"Ct ( � f iiAa 6S- .'L7 \y�'f' `I1tlt� ir�t[eP� ( i ( ���la "� f i € �� t`itt^ [ i I "� �� , ? a e � r €iAli 1 Pf �_�� E I��r[r� j; t 1 � },I ��' r` f �„ �t " .; �� � i.ii if p } ' a c'�� " '•' y -- a - z a• ..[ f [il Y1[ a � a i I ( � � � �- i /� /6 �F. {,��.�a / '�•r� �,'.� -�l 1 �'" III It[! ! p P PC! ; '! �� /1'✓i , 9 _A y I i a dligB�l ti {tYla�Pa ®atDB aoo o• /i �'��Y.Y�"i,_ —._ -- ....._..__._ �� \' ° ��i[[�+�R�Ia�������[��€ l�yy i i t tai t s, /�� i•' �. �ii • �I 1 i331 [[ +� i • /, r,)_ / �, /,' / % i / T/ zp gigs Q enl ' / // 1; . gt // a' i r II � o i ` ..— -- 09'[995 fi fF � ya J7 �rLL401 ' a o s i II PALMER LAKE PLAZA ecNSaxs we '""""'""" "S.w .":. '•"te C-3 o ExPANS1oN WIRTH COMPANIES s TRACTS O,H,I,L,K 615 2nd Avenue South f� io /oz OF R.LS. 1499 Mlnnaapolis, MN 55402 m I 1°"°' CJ.S x - A7<at_ Kc to fm TJ zOI y Asa � m m s t " 4 B RYAN . W BW6 u6TN6 AELAL9NTN1n +P PALMER T; — �� ="N4. K LAKE \ \ "' •� \ AEr wL PLAZA • Q �. , Pr "n.,, SHINGLE CREEK PKU'1'. / / Ls u •''$4;bEEy /�•..� y�'Ri +T � � AT 69'fI.I AVE. Nn. �•� / ' , . , BROOKLYN CENTER, COMMERCIAL USER /,- INIiSOTA 38,155 8E FOOTPRINT lY & / •' PRI MINARY OVERALL A ; F t: +5,808 SF MEZZANINE SITE PLAN ~" 49,781 SF TOTAL '•J, 'x• % • p � j J. \\ l i •,, A.a . � AN>✓N4 s1NLS f HOLIDAY SITE NOTES • CONTRACTOR MUST FIELD KNIT• 111E LOCARONS AND , / EIEVARONS O EMSTRNG CON011ONS. THIS WEAKO WCLUUE ALL EMSRNG UTAITIES AND TOPOGRAPHIC FEARNEI THE CONTRACTOR SNALL 6 ATEUY NO1PY RE ENONEER OF MY dSCREPANOES OR VARIARONS ., ~ ``ti �, ^ '�`\,� J� f � FROM NNE PLANS "w`• -•.` f Z j /) • A O M ONTNERNSE NN NE URB TO FACE OT C UNLESS • ALL CHITB RAN NLL BE 5.0• UNLESS NOTED OMCRNSE. _ 4Y G I • ALALL CO TO BE CONCRETE 861] UHIESS ORERNSE / t -FU SIZE 9O PARNNNG STAL IS 9'.ItW UNLESS •NNOWG ENON OIS PETER TO OITSOE O G—KC FACE (M.) UNLESS OTMERNSE NOTED. K "M BUILDNG PLANS •ELSRNC AND PROPOSED ZONWG 1 -1• GENERAL BUSRNESS DISTRICT. • I10LIDAY STE AREA - 4.19 ACRES • EMSRNG CON0IRONS TAKEN FROM WK- KLAWSTO 00. PREUNNARY PLAT (6- 17 -07) "•• ^M • • \ r l t r SETBACKS - BOTH SITES \ \ ✓ j RFN N TG S •". ✓,/I /.emu ..t - I PARKING - HOLIDAY PALMER LAKE PLAZA SITE NOTES PARKING - PALMER LAKE PLAZA 54 CAR PARKING STALS B TRUCK STALLS • UAL OIIIENSONS SHORN ARE TO FACE O ONB UHIESS NOTED ]ZO EMSTWG PARKWG STALLS 62 TOTAL STALLS BURT • AL CUPS TO BE CONCRETE W12 UNLESS OTNFRNSE NOTED ]TS STALLS AFTER NOUDAY CONSTRUCRON . PAIAER LATE PLAZA SITE AREA w IM46 ACRES �°'w ~•' } 14 PROOF OF CAR STALS . EMSTWG CONDITIONS TAKEN IRON RLK- NWSSTO LTO. PRELMNARY RAT (6- t] -O]) 62 PROPOSED STALLS I4 PROOF a: PARMNO STALLS , 5 PARKWG ST ALLS RENOKD AT ENTRY TO NOIDAY STE �6••^.L // t, l]] TOTA STALS CEI�O E ^. ]6 IOTA STALS '�� - "' "'�'"• J UL P- 12003 D R�NN.A SCA.E ® C3 A N FEET CITY OF BROOKLYN CENTER ........ ......... ......._ .............. ........ ......_._ ......_.... _ . ......... . .. ...... _ ....._................................ ......... ............................... .... ....._.... ............. ........ . ._. RYAN* ' - WILDING WTING YIATIDn3Mlv3 x .w ••,.. a...,.. lS.. M .^nm"'"_.....iw.nn..nw.wa.w..x. wu ,) a4 ' r• ,,,.• F Y .. . Mu 44 ........ `•a ILA31Y .f�A. ,..,.a. «.. •. .,. cilwL�B�.3 "' ".• �� PALMER L LAKE �\ \\ \\�► � \ PLAZA ,� / G/ • '\ \ / I„� 71y ' 1' o, � \ III 87�33DBa0 SHINGLE CR MIT. AT 64714 AVE. NO. 'I ,} BROOKLIN CENTER, / Aj /� I �\ �' MINNESOTA ;tip Gndi11R & E—i- Canmd Pkn A ���� �\ / \ \ /• COMMERCIAL USER '" \ f t F E Sir 853 ( IN 1 `SILT FENCE ROCK CONSTRUCTION ENTRANCE LEGEND J , �xIY.,.yl. o- `aaa�1! e i, ` O (!�� � '� •P r � £��1 .! -f✓ _ 'y � lx dAr tNmre GRADING & EROSION CONTROL NOTES cwmACrdN wsT FIELD T4RIFr THE LacAnlm MD t EIEVATNNS OF EWSTING COndTIWS MS MOlI1D CM-TOR SNALL STRIP. STODU'll ANO RE- SPREAD Lmrvutm+xD PSre INCLUDE ALL EMSTNC UTl1iK5 MD 19POCNAPMC SUFFICIENT TOPSOIL TO PRWDE A WN-1 a WOII OEPRI OM '� •} �\ FEAll61EY 1NE CONTRACiOI STALL PWEdATELY NOIfY (CPACTED) TO ALL MAS E MSTURBE0. TO BE SODDED OF 1FE ENOINEER OF M dSdiEPAMOIES OR VMATIONS SEEDE0. .ae.�m....... FROM TIE RIMS. -- EASTINC C"TIONS TMEN FROM W- KUUSSIO LTD. PREUYMMY PLAT (6 -1] -" • CW TRACTOR IS TO CONTACT • GOPHER STATE ENE CALL' :[^(. E 1 6+5 FOR UTILITY LOCATIONS (641 -45 b HOlRS PR LL OR A RCP P,,,, 16 ON SMALLER SHAL BE CL S ALL OTHER RCP E... } •••r •�'- .,y'Yf. • °x' TO EKCAVADON/CDNSTRU.- SIIALL BE 0. O UNLESS OTNE - •REFER TO SITE PLM FOR MOST CURRENT NORIZONTA IN ALL POPES STEEPER i . 31 M.. NAVE ENDS. RF'NCHMARKS A'�''+• '�. Oe �" dMENSON5 AND LAYOUT. CONTROL FABRIC INSTALLED ON SLOW:. INN (Tp Nul W Nybonlj • E SITE WADING OPE0.AM1N5. MEN CpWETED. SIIAL lI -dA lP0 wl of INN Oo Nybanl IpolN Jul- RESULT IN AL IEM BEING C AMO TO • FEIN SIlBO1ADE Al n REO ENO SECTIONS SHALL NAK 1RA9TOIlMOS o DN -A. F 91' - h. aeY PKnF � `/ �_ � �( � ['3 PL q e, • N -- ELEVATar. -s '- sueMADE ELEVATION SIAL BE ALL TOPSOIL/VEGETAiKSI TO BE STOD(PREO ANO USED FOt Ekr.- BaB6B IYI (NGW ZBI• - 1 U ' AJ3 CONSISTENT YM THE CEOlEC1WICA REPORT FOR BUAOWO TOPSOIL N WMTWC AKAS MO NON- SIRUCWRAL FILL xum AND PAVEMENT AREAS THE •PLM SUBGRADE ELEVATNW W um- TIE PMKWC LOT AND i, O6VEWAY MEAS W— BE C4 DETERNINEO BY CNECKWG NNE PAVEMENT SECTION MT. (( D REFERRING TO PAMNC WM FOR LOCATIONS MO LPDTS ('3 q I N ` {• O [ \ ou nry ry OF VNDOUS PANEMENT SECTIONS. �• ( I E BROOKL C ENTER • Al EROSION CONTROL MEASURES MUST BE INSTALLED BEFORE pNFn rac THE STMT a TWAOING ...... ... ........... ........ .. ... ..........._... ... .... ... ...... . .. . .,. ...... ..._.... -- ._ ......... .._...... ................. ....... .... ........ ... .. ...__........ .._....._..... .._. ...__...... ...... __. 0 - 0 0 ,,,.......m...... M r_m . RYAN* PALMER LAKE ..: .....�. ,NLPIN• LAFTIN•FMTroxsNlFf M,✓TV,.....� b� FFA •A ` \ / ` PLAZA PLAZA - so.. b�, SHINGIF.CRE'LK PKVCY. VALVE Of d' IW.BNA AT 69TH AVF.I NO. .M... .. w"^••• . `r LEANOW O C O EIL BTIA %^r wvaw . ^•..,: :I ,x 1 1 BROOKL. CENTER, _ y •N =A ROOF DRMI MINNLS()TA r F�ID VERIFY I�A A Q COMMERCIAL USER PRFWMINARI' .zawcoz•x 38,155 S.F. / 4T1L1T1'PLAN •. �� F.F.E. = 853 Ve �:,�° i - e,... PpP WATER LRE o/ , • � 4 . PAD 1w. NA, UTILITY NOTES LEGEND IX MM CONTRACTGR MUST FIELD VERIFY THE LOCATIONS AND Y ° "� �•— +.. , ° RW NT3A ELEVATIDIIS K EMSIIVG CGNOITCIVS 1W4 '^AM INCLUDE ALL EFSTWG UTRITIES AND TOPOGRAPHIC FEATURES. THE CONTRACTOR IMMEDIATELY .0— 111E ENGWEER OF ARY DISCE $HALL PANCES OR VARHATI0N3 1�. . Z ` ✓! U ' FROM THE PLANS. ,eN CONTRACTOR IS TO CONTACT 'GOPHER STATE ONE CALL' FOR UTUTY LOCATONS (612-454-00,02) NB HOURS LvwR..+o -- -- .._ ° • , `� L PAIN roETICAVAnHW/carlsmucnon. - " ALL MATER MAN. SMTARY SERER AHD STORM SEVER CONSTRUCTION SHAT CONFORM TO'STARDARD •�+�• /�N . SPECFHCARGHS FOR WATER MAN MO SEANCE LIVE • �' MSTMLATIGN AND SANITARY SEWER AND STOIW SERER • < DI•HRALflmlxa Wrz INSTALLATION' TBSB EDITION. AS PREPARED BY 111E CITY : ENRNEERS ASSOCIATION OF MINNESOTA REFER TO STE KM FOR MOST CMRRENT LAYDIFT • ., ewe.m...,a� DNENSONS. REC y1/rP �� -(p � ALL MATER SERVICE PIPE SHALL BE (O.I.P.) GUCIA.E ROI� V Ca 6�NUN�IUIOM PIPE CLASS 52 UNLESS OTHERWSE MOIEG OD E E„ N SANTARY SEVER SERVICE PIPE SHALL BE SOR OS UKESS OIHERWSE NOTED. JUL 2 1 2003 .� SCML M FEET C5 GifY Or BROOKLYN CENTER ��• �� . ..... .. ......................... ..... . ..... . . . . .. . . . .. ... ... . ........ ..... .. ... . mHo <IVIIDIN6 WTIN66[Ia,ONSxIPf � PALMER s LAKE v�- ( •' � ._- R;,•-�.._ PLAZA ryys.� y 1 y a y t �i< � / `y ,V u . , _...._ _ .__ ... _ ". __ �__ . _ __ __ .._ .._ _ __..., ~"('• fn.a;c„J �,i. F ` �; ! ' (69TF1 nPKVG'S. Al All , ,,. ". r .,•�• _ <e;� ^:� Va' ,. �> � yy ! ,.uv,.x ,' .. �+ ij'u,%u .W; R, •� `•. €€ i 7 BROOKLSN CLNTE ��: .' � , .•',1:ir`a, u� �v,:'J v, u .. u >,i �', ° `a ••• :. ,%yy •. "-..._ � f MINNESOTA '� ' /� fit, iK%f, \, �u u u v v „ r �,�;Y • S •r ° •a < . '�',�.'` `� ,:s„ma »�'' -- /�.t, \, v u v v u u..>,+„ . ,u�Y., ?M�`dc u • `''•. i ;! 'Yx'.,`�' PREUMINARS' .�` \ � � / (` �., u ., ,.. y �. K, u „�.,,� �+� •R`<< '�'O `k LIGHTING PLAN 4 a '�' �� .! \' p v u Y. y � .. � t, :•�" •i ••a . ti S w , � ...Nwa ,Pti A,d / Y ,•'� , , , .( uiu ^a., i �1 : ,� y "', .5�'li. � i�.�,: S. � „ u w w> r.> u • u � v .J,f.,, jxR �Q '4"'.x5 �*:e.:r' :ta.Y iii:`ry. u ,. ,,, „ ,. y .. r, v .:,��' .<��'� •q�" 'j l x %� \. ♦ <••w<� ,_ / i, u „ v w v v v v u v „ v: ; �' �»`... x ao xa I■I xw ac -: %.: ,f.� �:, r ^ae°•< v ':. u u v v. ,. a ,., u u ,. "p. %; P � � to � r FIXTURE OUIF O Cn N : �• 4 fcw xy[ PNwvE r-r m,p[n q4 xas (J 0 \�.� C "� fix✓'' �;' '" /-. u ,.., ,y; %;: •/ >� Fl Ian r wu pxaar (,ua ua u,xpN 6 x■. <ovx Ns mv, xpyNC >v.n Q V W LLI Cn . i j `^S. • ` t $ " / � /� ' , • . F l.£. "t� 4> .- 6, C (5 �)( {( - ' vrmumnw. lure c{ S-., V f.. Y t,._ V .>...m....a� r v l)F BIOOKLYN CENTER C6 „ ..........._ ..... ............................... ............ .:............... . ..... ...... _ ........ _ . ..... . .... . ....... . ..... .. . . ... ... ..... ... . ................. .. .. . . .................... ...... ............................... ....... ............ ........ .............. _.. LW Cd W NaRR eM4M HEOMM 115f GOPHER STALE ONE GAL F t TrBI OMW A— eN -456-0002 ! # j ME. T411 Pow 1-41100- 9524100 I!E PLANT SCHEDULE t 3 CODE QTY I COMMON NAME TN NAYS SIZE ROOT REMARKS i SHADE AN. 4 CAL PALMER LAKE PARK ��'$ E eh 9H AVEN U 6 T �[i t 4 ONNrR S (� 4 r A t t 1 rmT ' ISSy k ORNAMENTAL _ EfI T. 4y i � „ \ \ � � DRY • R Y _ s! �[•e fV111E fb [� AD I 1 aN fey Y r,� Arne 3 DOW, T. P LANDSCAPE NOTES "� = pp \ -,` ` • mu TO OML PLMS FOR SITE GRADRD, AND uTRTTY NFORMATI N. • REFTR ro CML RAMS FoR UeR a< tNRN TO BE DOWD AS GRADING LMTS \ `: OR PROPERTY LINE NMEY1t IS GREATEST. \ \ J • REFER TO LANDSCAPE DEEM SHEET M GOVIAL PLANRNC N01M WAUTION \ \ NOTES AMID FUV1TNTi DETAILS. PFOINE \ \ ` \ • ALL ARCS TO BE SODDED UAE95 OTHHERRTSE NOTED. \ •ALL PARIDID CDT ISLAHI]S AND M/ATTNG RIDGE SHALL REODW 4' K SHREDDED NARDNODO LNLOH qQ lAMG9CAPE FABRIC UNLESS OTIERNSE NOTED. SY `° \ \ ` \� ` • �CA1E0 Y ON T •u SOD, D M AND SEED SNAIL BE TO �'M ti `s \ • Al SEES NOT N PIANTN6 BEDS TO RECETYE MACH RINGS 3`114 DIA f Y - \ . 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LAND C{ SCAPE . 75) (22 A CALCIAA R TS) f REAS R 10) - 21S YM \ COM]R x FONTS PIANf/ COYER YANYUM REOARED• TREE I x POB1T5 SHADE TREES (2X CAL - 10 PCNTs) sox MM 141 10 125 teo CONEEROUS 1RFtl (Y M. - 6 — ) 4OL YM ". Z3 323 to ONlAIedTK 11EE5 O' 1.3 PoW15) 351[ YM 00 LT 0.3 215 sHMUes (w Du - .S FONTS) ri1c YAE M5 156 1ST TB y TOTAL 212• 402 100 402 � r pr� (/�� Es�� /) E �gq5 • MAX PORN SAIRD ON RODE REONROIQlIS DI 232 FONTS F +EC E I V Er V • PFACFMAO: MRRIERS RammsEmT THE WIONIY PERCENTAGE OF THE TOTAL LANDSCAPE PCNTS ALLOYED M THAT NAM TYPE FONTS LL YJ .YE BEEN OL = AMONG LINE VA PLANT TYPES WTM ME PARAMEIEIIt SET FORM N THE GROWANOE f JU SITE D ATA ' V n •2•. • P IS ZONE 1 (NDUSIOK PARK) Y € 42 CITY GF BROOKLYN CENTE1= S L amD Ru- RwN.IS Lm. a as IIvA Ia/Na dMls RDDi { >I ' GOPHER STATE ONE GAL( Fi f Taal CO. A— IM-454-CM i 111111 M TI RW 1 w 2112 —na Il PLANT SCHEDULE OTY I COMMON NAME TN NAME I SIZE IROOT I REMARKS HI �s �p LANDSCAPE NOTES �tl REFER TO HOLIDAY P ! PANTRY PLANS FOR \ • LE To OEE PLAN FOR NTE. a A %M AM) E DID( ED AS GR ! � g PALMER LAKE PA TO LA SCA RK •"�"ro°'"UWV m "oDF"°D`ro 06MED 1 " ° ' P IMPROVEMENTS. ' OR M MPOEKJI 15 T FOR GE T. !� �� . • NOTES AND DETAIL I ST FOR aflENiL PWRWO NOTES. MKLATION �r nANr m rw ! 7 Raa i • ALL AREAS 10 BE PLANED G sG NIE DS ORERNME (KITED. !{! • ALL TRE TO G RA9 PLANTING RA REDDER S AND NNOS S W WA R . DRR ro RANa LAN FaR G twTTDL Itij � /: /�/ ' • REIN( ro CRl RAN WCR IETA.NG NAIL DETAILS AND EIRVA10MI: p N / // T� 6yr m 4K 9¢ • POE MOT UYESIME 1' — I 1/Y 041�RaCN IDL01 OEFR tAIDPCAPF. Q EE ,[ P':MUC TO BE AOOm OURS NAIL ®e Lw NMW 0 3 E • 69 IRRIL�ATION NOTES now �� • MRNI G AREA A USDA EM AND CN F IW M TO BE PNOTLFD By OON1RAClOR fON W I/(� NEW PlAN1N APED i AN NRNLAl10N SYST FRSiS ` /v T ANOSGPE�AROtll6 fjr3 A SSA DRAKNO OF wRIOA PLAN h� / / l �/� > .T O R r( 7 . . NOYNE M SLEEVES UNDER, UNDER, DRNE M WPoOATION AND ELECTRIC POWER. {// O� Y`^ ' . LAST OF MGKIN UNE PoT G LOT ALONG LA IN ND D14 CURB B aR PROUTY Las Q EACH A f '\ �� / 7 � Y �� �• LOT W As DETIOTFD ON RAN. K UMTS KTN LANDSCAPE ARO1aWCT. S, \ „) Yc i •'`+'�,/ !" �\ _ `C� NiTWAMC C DAT s 1 AND M IS M EDD T5� AND CONSTR iCWD PER REgONAE ,` 7 . � FFF f` ����` / ' � �/ � J I� , i I EAK .Li LANDSCAPE DATA THE EMSTNG TREES M 11E SPIN AK RW ARE tO�S OA CONIFER TREES RAN AN11L1P THE TREE S TO BE PROTECTED Du I ID+c THE NE RE TAIISNC MALL Wsu WA LLATIDN THE On REgMiS LANDSCAPE POSTS BASED UPON THE SEE aF PM THE LPPT z ACRES REOXRE TS LANDSCAPE POSITS PER ` / . Q C 'A! -• RRN a WAt AM, AND nE SAI.WEE ry0J REaLRRa w Posiu PER ACRE TMs A y y ^• { 'a RESULTS IN a's LANOSfAPT'PONiS REOOED. '� LANDSCAPE DUE TO TIE ONLY WRLOEENERT ON THE 9 AM 97E Is THE MDRWN OF PARMNS LANDSCAPE PLAN TS ONLY FO�IRE MW ALMO SPIN AVE THE /yam L RAN 910MI LOP AODEO f0 91AOE 1RE[S FOR tFO TREES T PM PM 1 1 2 • z ONAMENTREES FOR S PIS. �� .O'8u +I OS I U) Q a o MT z / O Ln O ao = zw 0. N W _z RECEIVED Y n JUL 2 1 2003 w CCUOI CITY OF BROOKLYN CENTER D a 'i 8 L- RE VARIES V al ° R � 8 f g� lip ill i Isli n i l ip € 1r; S o l K 0 1 p _ A lil il !III 11 li 1" i l l I Il l € € xg All 1 9, Z RJR cc� ° b� i f lilt `�E� gib A li n CD ( m m e c m NDUDAY PANTRY FAgl17Y RYAN "_._. `= !IlOgLL1M ml WESOTA h; -_ -� R RYll' N* ox ua►��� © FACILITY ILITY SHINGLE CREEK PKWY. AT 69TH AVE N. e ®® ® BROOKLYN CENTER, RUE MNNESOTA 9 PLOOR _ r PLAN ERE b ° k ,P I Holiday b 4 6UPP0[IPACOIIY uolM Ym Amy °r �- a r r a J UL � � 2003 •- - -- U! a .-.� E )TY OF BROOKLYN CENTER Zo �r r IDYAN .�awc YM1m faauruv HOLIDAY PANTRY m FACILITY afuu f0 SWNGLE CREEK PKWY. w�aa�eman cmvae o AT 691H AVE. N. T BROOKLYN vom �afaffa°snsr aws.+°r�. MINNESOTA ° EXTERIOR „ ELEVATIONS . '•a wir.r r°ir nsxro ara rafs.nwi rorkfaw°roorwe: ° srnsr. _ nximvm mw. RECEIVE Wl Fl. - - , f' u � 200? " CITY OF BROOKLYN CERITEP. meu. arr rafx.iner � �`� wrw. fora rm. -sYAw. I j i roar wafmri¢mu ivwnimxra m _. 6Gr rr'r -`W A301 w m • RYAN wwaxv�. acv. CZ -f w tlONO a w.• HOLIDAY .awc.a :�wYw•wu. q r .. - PANTRY FACILITY ur.xrxwr -xu. its sd'p `. 'i \ uorr rr SHINGLE CREEK PKWY. AT 64TH AVE. N.. Y y�tj Y 3 .�: ¢�rt �f0 �ppy wr0 Y�Y/ w Os .uwvuwmrwr -w BROOKLYN CENTER, MINNESOTA EKTERIOR urPwxwr awAU.treV. ELEVATIONS amruic ati..... r�r �eo�uawa xv.•r ., � �` c ;rr c y � ,�� yj. �' y A r` -_ > � � t ;. `� t +' • �i / � sy �?' .� :.tt ,f _.., er . �swiLma xnwa rara�axGV, _�rwcsR �IW w.•Y E EI V ED , f t O O • i r CITY OF N ' r lT�1 y�i..,d�� r.dr Sidxru wralxc xxw ramxmv. ��wa1 ItVf�� K. xa wwlrlaxx wt S 4 E f �xximrm < � 1 A301 -c ' SLRIE: 1 /B' 1' -0' 0 w w Xrrf :�Ox4? t610� • _ RYAN mo � HOLIDAY PANTRY FACILITY My SHINGLE CREEK PKWY. t-= - AT 69TH AVE N. �� -- - BROOKLYN CENTER. MINNESOTA SrI LINE STUDIES ww i us s -- - - - --- 616111 LN: 1" ______ 6KXE LNCW -_ 60fr LM V* 1 r.Rram� - 61511f LIE x \ � Tw ml101f ILC MI NM Ju l -- wol _CITY OF BROOKLYN CENTER . Draf t Member introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 2003 -01 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2003 -012 SUBMITTED BY SPM CONSTRUCTION CO. AND HOLIDAY STATIONSTORES. WHEREAS, Planning Commission Application No. 2003 -012 submitted by SPM Construction Co. and Holiday Stationstores proposes rezoning from I -1 (Industrial Park) to PUD/I -1 (Planned Unit Development/Industrial Park) of two proposed lots of 838,892 sq. ft. (14.67 acres) located at the southeast corner of Shingle Creek Parkway and 69 Avenue North; and WHEREAS, the proposal comprehends the rezoning of the above mentioned property and development plan approval for a 43,761 sq. ft. Holiday Stationstore Commissary building on the proposed Lot 2, Block 1, of the Wirth Addition and parking lot modifications to the proposed Lot 1, Block 1, Wirth Addition at the above mentioned sites; and WHEREAS, the Planning Commission held a duly called public hearing on August 14, 2003 when a staff report and public testimony regarding the rezoning and development plan were received; and WHEREAS, the Planning Commission considered the Planned Unit Development request in light of all testimony received, the Guidelines for Evaluating Rezonings contained in Section 35 -208 of the City's Zoning Ordinance, the provisions of the Planned Unit Development ordinance contained in Section 35 -355 of the City's Zoning Ordinance, and the City's Comprehensive Plan. NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Application No. 2003 -012 submitted by SPM Construction Co. and Holiday Stationstores be approved in light of the following considerations: 1. The Planned Unit Development is compatible with the standards, purposes and intent of the Planned Unit Development section of the City's Zoning Ordinance. 2. The Planned Unit Development proposal will allow for the utilization of the land in question in a manner, which is compatible with, complimentary to and of comparable intensity to adjacent land uses as well as those permitted on surrounding land. 3. The utilization of the property as proposed under this Planned Unit Development Rezoning is considered a reasonable use of the property and will conform with City Ordinance standards except for allowing a 20 ft. to 30 ft. encroachment into a i Draft required 50 ft. buffer and setback area along 69 Avenue North as depicted on the site plan submitted with this PUD application. Also comprehended is a modification to the City's access restriction policy along 69 Avenue North adjacent to the Industrial Park to allow an access to the Holiday Commissary building site as per the plans submitted with this PUD. These modifications are justified on the basis of the development plan being an appropriate redevelopment of this area and that they are offset or mitigated by various factors contained in the approved development plan. 4. The Planned Unit Development proposal is considered consistent with the recommendations of the City's Comprehensive Plan for this area of the city. 5. The Planned Unit Development proposal appears to be a good long -range use of the existing land and this redevelopment/development can be considered an asset to the community. 6. In light of the above considerations, it is believed that the guidelines for evaluating rezonings as contained in Section 35 -208 of the City's Zoning Ordinance are met and that the proposal is, therefore, in the best interest of the community. BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Application No. 2003 -012 be approved subject to the following conditions and considerations: • 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. 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 completion of all site improvements. 4. B -612 curb and gutter shall be provided around all driving and parking areas. 5. Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be appropriately screened from view. 6. The building shall be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 7. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance on the Holiday Commissary site. 8. Plan approval is exclusive of all signery, which is subject to Chapter 34 of the City Ordinances. 9. The applicant shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance .guarantee. 10. The applicant shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems as approved by the City Engineer i prior to the issuance of permits. 2 Draf t 11. The plans shall be modified to provide: a. A masonry wall of comparable material to the building fnade of sufficient height to screen the truck parking and loading area from 69 Avenue North. b. Additional coniferous trees along the east end of the loading/parking facility to further screen that area from public view. c. Additional landscape plantings on the berms along Shingle Creek Parkway to provide additional screening of the loading/parking area on the east and the parking area on the west. d. Berming or a decorative screen wall between the parking facility and 69' Avenue North. 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's Standard Specifications and Details 13. The applicant shall obtain an NPDES permit from the Minnesota Pollution Control Agency and shall also provide adequate erosion control as approved by the City's Engineering Department. 14. No building permits will be issued for construction of any proposed buildings until the plat comprehended under Planning Commission Application No. 2003 -010 has been given final approval by the City Council and filed with Hennepin County. 15. The applicant shall enter into a PUD agreement with the City of Brooklyn Center to reviewed and approved by the City Attorney prior to the issuance of building permits. Said development agreement shall be filed with the title to the property and shall acknowledge the specific modifications to the I -1 underlying zoning district as well as all other conditions of approval. The agreement shall further assure compliance with the development plan submitted with this application. Date Chair ATTEST Secretary The motion for the adoption of the foregoing resolution was duly seconded by member and upon vote being taken thereon, the following voted in favor thereof: and the following voted against the same: . whereupon said resolution was declared duly passed and adopted. 3 Application Filed on 7 -22 -03 City Council Action Should Be Taken By 9 -20 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -013 Applicant: Bernard and Kathleen Swanson Location: 6213 Unity Avenue North Request: Re- Subdivision Approval The applicants, Bernard and Kathleen Swanson, are seeking approval to uncombine, or resubdivide, their property to reestablish two platted lots that were combined for tax purposes a number of years ago. This action would allow the two lots to be used and sold separately. The property in question is zoned R -1 (One Family Residence) and is located on the west side of Unity Avenue, north of 62 Avenue. It is surrounded on the north and south by R -1 zoned property containing a single family home on the north and a vacant lot owned by the City of Brooklyn Center to the south; on the east by Unity Avenue with single family homes on the opposite side of the street; and on the west by the boundary with the City of Brooklyn Park and property owned by the Metropolitan Airports Commission (MAC). The lot is currently 150 ft. wide by 127 ft. deep and is 19,050 sq. ft. in area. The legal description is Lots 6 and 7, Block 3, Lynn Lee Addition and was combined for tax purposes as mentioned above, by the owners a number of years ago. Lot 6 (northerly lot) is 75 ft. wide by 127 ft. deep, 9,525 sq. ft. in area and contains a house and garage. Lot 7 (southerly lot) is also 75 ft. wide by 127 ft. deep, 9,525 sq. ft. in area and is void of structures. The applicants plan to file the survey they have submitted with Hennepin County to reestablish the old lots and to ultimately sell them separately. The process of combining parcels for tax purposes is an administrative procedure that combines lots without the benefit of replatting. Once done, the City considers the lots to be a single lot for building purposes and setback purposes and construction can take place accordingly. The lots, once combined for tax purposes, cannot be sold or conveyed separately without being uncombined or resubdivided, which requires City approval. Because the lots are considered a single lot, the City requires the requestors to provide a survey to show that the reestablished lots have no property line encroachments or setback deficiencies before the City will allow the lots to be uncombined. No such encroachments or impediments exist in this case to prevent the uncombination, or resubdivision, of the lots. The reestablishment of Lot 7 will mean that the old address of 6207 Unity Avenue North will be attached to this lot. Lot 6 will remain addressed as 6213 Unity Avenue North. • 8 -14 -03 Page 1 - RF.0 OMMENDATION The information submitted by the applicants shows no impediment to the reestablishment of the old underlying properties. Approval of this application is recommended subject to at least the following conditions: 1. The legal descriptions and survey showing the reestablishment of the underlying lots shall be filed with Hennepin County. 2. The City Assessor is authorized to process the resubdivision in conjunction with Hennepin County. 3. The resubdivision approval does not comprehend approval of any other action pertaining to the use of the property. • • 8 -14 -03 Page 2 _ . rrrrrrr� � .0 �: ar--- .�rrrrr � 'i ■rrrr r ..� Irr ■rrrrrr • �: IIr1111M IIIIIrr rrrrrrrrll/rrr ;p C� 1111111 rM1 . ■; .. •�� MIIII /A 111111 rrlr /r / WA �� ,�1 . • . ■r• ■ ..r. /Iii �■ ��� /�►• i� �■ i r /11'����'� ♦1�'� ,���11�1�1�' '.� - '�•d 1 ICI _ �� • � �= r1lilr 1 ©IT a ■/■ ■� � �� 9 rrr NINON lrl�M�■� � IIIr; N � s r■ 1 rrrrlr ,.� .ilrrrrrr���r�� ��r�slrrr 1�' �� 1111111:. . ����� �. r`1���a1�.� sl ow M AP, rrrrlr�� ® 'III G,!l1111 /�ir1e� ■���1i►�a ■ ■r' �� ■ • ..r�l������ �11r1a IrN11�1� � .,. �� ,,� �,� :�� : wrr I`�����:rN► ,, 11 /��= iFh/1 /I : 1�+����a ■� i� ■�r , -� ,'� i � t"' ■�■ ■',1 a 1111/ 1111 111 , . ,��,',' ■ra ■ rr .�,� r■� ■� �" �, � ///r/ .a / /rrlMri r� /��i� � �� i� ri I _ i`�, .''. '�■� , • TMIT ►� 111 i� ( llllllllf� i r � rrrrrrrrlr . r t t ; t:�� {llllil //j /1!111 f 'r ■ r' '' • i d� s a.° ' W r .a ' 4 3. N S 89'5843" E 1 -- 12700 -- _ 6a N 001 I 35.8 V v� N 6.7 24 0, d� Ge - - - - SA N Q 0 36_1- tw 0;04 -- 127.00 -- -.. � N 89'5843" W nT' e \ O -� / � ° � 5Q ° c" rri� � Found 112' -- 127.00 -- _r 1 N 89'5843" W I Application Filed on 7 -24 -03 City Council Action Should Be Taken By 9 -22 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -014 Applicant: Eastbrook Properties, LLC Location: 711 69th Avenue North Request: Preliminary Plat Approval The applicant, David G. Evanson on behalf of Eastbrook Properties, LLC, is seeking preliminary plat approval to subdivide the lot at 71169 th Avenue North into six single family residential lots, an outlot and street right of way. The property in question is zoned R -1 (One Family Residence), is 2.16 acres in area and is located between 68 and 69 Avenues North, east of Aldrich Avenue North. It is surrounded on the north by 69 Avenue; on the east by other R -1 zoned property containing a single family home owned by Brewster and Theresa Thomas and a vacant lot owned by Mr. Evanson; on the south by 68 Avenue North; and on the west by Aldrich Avenue North and two existing single family homes. The proposed plat, which is to be known as Eastbrook Estates, currently has a metes and boundS description of Auditor's Subdivision No. 310 and would be divided into six buildable lots and an outlot. The proposed Lot 1, Block 1 (the most northerly lot) would be approximately 150 ft. wide by 136 ft. deep, 20,354 sq. ft. in area and contains an existing house and a garage /carport. This lot will be retained by the applicant's sister and husband who plan to build a new home and garage on the lot this fall. The existing structures will be removed and the potential non- conformity (rear yard setback) will be eliminated also. The proposed Lots 2 and 3, Block 1, will be located south of Lot 1 and will face a new proposed street extending east of Aldrich Avenue (Aldrich Lane). Sixty feet of right of way is being dedicated for this street. The lots are approximately 75 ft. wide at the front setback line and are approximately 136 ft. deep. The proposed Lot 2 is 9,933 sq. ft. in area and the proposed Lot 3 is 10,177 sq. ft. in area. The proposed Lots 1, 2, 3 and Outlot A, Block 2, are located south of the proposed street extension. Lot 1 (corner lot) is 90 ft. wide at the setback line, 135 ft. deep and 12,061 sq. ft. in area. Lot 2 (interior lot) is 77 ft. wide, 135 ft, deep and 10,427 sq. ft. in area. Lot 3 (comer lot) is proposed to be approximately 90 ft. wide, 135 ft. deep and 12,188 sq. ft. in area. Thirty feet of right of way is being dedicated for the balance of the 68 Avenue North right of way. Outlot A, 15 ft. wide by 258 ft. deep (3,865 sq. ft.) runs north to south and lays to the east, or rear, of the three proposed lots. An outlot, by definition, is smaller than the minimum size lot in a plat and is declared to be unbuildable until combined with additional land. It is the applicant's intent to include the outlot in a future plat which will be proposed at a later date. Mr. Evanson has recently acquired the land immediately to the east (Ditzler Addition) at a County auction and plans to subdivide it as soon as some title issues can be resolved. He is proceeding with the plat • 8 -14 -03 Page 1 _ . • at hand to create a lot for the construction of the home proposed by his sister previously mentioned. The applicant has also submitted a potential plat, or master plan, for this area, which is labeled "ghost plat ' . He is working to acquire or reach agreements with property owners in the area to accomplish the subdivision outlined in this master plan or "ghost plat The City Council at its meeting on July 28, 2003 reviewed the applicant's proposal and agreed to seek the purchase of excess MnDOT right of way along T. H. 252, south of 69 Avenue, which would be included with the overall platting for this area. Obviously the City would be seeking reimbursement for the purchase and expenses involved in such an undertaking. In the meantime, any subdivisions of the land in question, should be consistent with the master plan or "ghost plat' shown. A point of concern with the proposed plat is the accessory building shown on the proposed Lot 3, Block 1. The Zoning Ordinance allows garages only as accessory buildings to a principal building, in this case a single family home. No single family home would exist on this lot when it is created. It is our understanding that the applicant will remove this garage from the lot prior to final plat approval. This situation is similar to that in the preliminary plat under Planning Commission Application No. 2003 -005, which was recently approved by the City for a division of land along France Avenue, north of 50 Avenue. The City Engineer is reviewing the proposed preliminary plat and will be offering written comments and observations for the Commission's review. The applicant has submitted a preliminary grading, drainage and erosion control plan also being reviewed by the City Engineer. Construction of streets and utilities for this subdivision probably will not be undertaken until next construction season. A "hammerhead turn around" at the end of the proposed street extension would have to be constructed until the street is further extended with subsequent plats. It is likely that the City Engineer will require a subdivision agreement outlining the costs for street improvements and utility extensions necessary for the plat. The preliminary plat shows 5 ft. drainage and utility easements along interior property lines and 10 ft. drainage and utility easements along front and rear lot lines. The subdivision ordinance generally only requires 5 ft. drainage and utility easements along rear lot lines unless larger easements are deemed necessary. Unless the City Engineer believes a 10 ft. rear yard easement is necessary, I would recommend reducing them to 5 ft. to be consistent with accessory building rear yard setbacks. Minimum lot requirements contained in the subdivision and zoning ordinance call for corner lots to be 90 ft. wide at the front setback and 10,500 sq. ft. in area. Interior lots are required to be 75 ft. wide at the front setback and 9,500 sq. ft. in area. All of the lots proposed in this preliminary plat meet or exceed the minimum lot requirements contained in both the zoning and subdivision ordinances. A public hearing has been scheduled for this preliminary plat application and notices of the Planning Commission's consideration have been published in the Brooklyn Center Sun/Post. . 8 -14 -03 Page 2 _ . RFCOMMFNDATTnN This preliminary plat appears to be in order and approval is recommended subject to at least the following conditions. 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. The accessory building indicated on the proposed Lot 3, Block 1, shall be removed prior to final plat approval. 4. The plat shall be modified to show 5 ft. wide drainage utility easements along the rear property lines for the lots proposed in this subdivision. 5. The applicant shall enter into a subdivision agreement as approved by the City Engineer regarding various subdivision improvements required for this plat. 6. Future subdivisions in this area shall be consistent with the master plan submitted with this application. i 8 -14 -03 Page 3 _ . mm ,tea S Into � mm MMI pl Conunission `m i - WWR Application No. 2003-0 TOWE � ;� �:� ice! i �i `_ � • t • - ri Am X191 i13 i1m 'rte �� .■��� �� i� i� i i� g tu n / ' moo WWI I I til a I'. i } I t a r' I s I I� � t N 6 I t E a ate°' S l� I t t e � � x I EASTBROOK ESTATES PRELIMINARY PLAT IN THE CITY LOCATION: 711 691h A-- N dh OF Brooklyn C.nbr. NN 55eJ0 BROOKLYN CENTER, MINNESOTA OWNER AND EASMOOK PROPERTIES LLC 5A • C F'(7j C - •" 1 J lA SU601VIDER: 7224 C..d,n Aw North 1.A QUOIT! I j !:,",':. },.. .. t [::.:..''.:..: Brooklyn Cents. AN 55430 aLaA P. rwwse, I u a%ua s - (651) 6JJ -2272 — �- -- — — — — riARY F. IRILw9cR ::• — — — GRAPHIC SCALE a SURVEYOR AND Mid—, Land .Sur k.. - - - 71 1 n 0 E9sfR wr Road A ENII OI� DES <.. y _ _...._j (765) 1 12 099 - - - ... _.. _ � . . ....... .... .3..... ... _. 1767) 711 9099 AREA: 2.16 Ac «e — -� CURRENT ZONING: F -I A ZaNINO or R-1 LEG EN Q 1 1 prows I I SURROUNDING PROPER n pa Dx.w. C.Itl: eai: .. I �; - .� kj w.. I war! � CC Aalsraaxc va0ro5EO LOTR 012 Dwwl« 2 rxl Cmlwr Nbnwl AP. COEWARD I 'V•w B 9ARIRr01I5[ d• I wi.{i Y ,.-' I •fo..:+n..� Sfn9b romfly Lob = 6 w1 . 5 ti Durob = , --em -- 0-1« 10— Canlo I �. i ' .."'. TI �� ...{ { , D...fly (to b It— c«e) = 2.75 asp ox.m n.rl.k ex n nx.r...::n � I ��„ t:4 I; , r' •' H 0.0 Oe:.in Gm Yelp n �rr e•... — � � O Dx:ol« L101 D.xl« Pe«. Pew - — �•�{ Yr ,:I C >DBDSI=rD ri 9,9J3 SF,. 177 SF. ® Dxal« Swn., I I I MINIMUM LOT REQUIREMENTS -.- «e1 « NblermM -� : ,s.- .. -.1�4 'I ll� > AREA. D - -J : : I oy R.9 r Ift D >s ,S1w sane cams rob ROPO SED I — Lm wm7N: F roo 1 e , 7s t s ndrn I sTREE ? ..,hack RD. 1 ., VICINITY MAP 90 F.f on comer rots !INSule1 - °nr2Aerm •'.• I ``. aEn:RSav , .: { r 121 _ _ BUILDING SEI6ACKS * — — — 1v.L I L _ I 1 a T r — —I -� �-• { 25 1- Sid. SIn t 18 10 Fol No— Sid. rt - « t] rr, + 1 12.061 SF C '-, : 5 Fool ANech.d Gora9. L E s uMIIY rar I - .; I " ..: { z1a 7sr. I�� Mlp I .vros { A A .� 4 ` EVANSDe O)aII`X`tML we { 5� u I I II'ISETBar6�1 >-,: -i.0 ___ a ia sc1B. r a � II B I y I wn. [1 r-- -- -- - - - - -1 lllDUSEI 'I �I -_ ar mr 3 T J.. I DESCRIPTION I - �.,' I I.' "12 IM SF,,, Ig '`,{ { Alsrrzw7 SUeGINSb1l % na 11..„ cxnly I C-1 1i. wet M.wi u:e moe rm or > wl er i2 1M srre�ar I tAwr A I i °:� '•- — — — wet we kom m «,1 i>n a La JI. TYPICAL L OT DETAIL (Bar ro BALL) 68TH U t : "NORTH - <." .. — _. wiw.- c�a•aKeL �"�e� .— Innwr« •Ir1�IMhmre"°xjbn>w'- .mad'wl,nn '• — — � � a Nly neat ,r.A lmd Sw,.p unEr Mr b+, el In. SIaM1 M� J✓T - — — — — —+ 1 r -n. RE HA,ARK Surveyors >u -.w Civil Ehalneera. Inc. c .. n...e.eee - w LrsA E >u A�Dn> ^2f(. I I I I BARIEL EASTBROOK ESTATES PRELIMINARY GRADING, DRAINAGE AND EROSION CONTROL PLAN IN THE CITY - LOCATION: 711 69111 Awnu, North OF - Brvok" Cenl «, UN 53130 BROOKLYN CENTER, MINNESOTA OWNER AND EASTRROOK PROPERTIES• LLC 1 SUBDIVIDER: 7221 Co d- A— No"" rrtl9. r [YARSew E u d I — 1 fA S C ':TRII., :t ?l: Brookh'n Cwrin. UN S . SIJD eAnr r -tE ,Q; ?: ?/ (651) 653 -2172 O @APHIC SCALE a SURVEYOR AND Uidral Land Surw7ore ENCI „ OR „ :_ - - DES 7ID Evr;� . wr Rave - Anoka, n 55707 1wn. wn. ...._.... ._. ... _. - ... .... ... .. . ........ .._�... ._...... s .__. ('� (763) 712 -9099 - LEGEND I i 'ieSD.o u p p aua. ca:a.l. s+roc. o,RY d 111 -.1. 2 1w1 la,la. Mlaw J.P. " -1 AAPRW B eAaeausE 17.0 ii n �' � q y y.,,J w•.• wsurr 1 - 9M -- -.1r. 10 fool - IHnol,. n «Ir1c e« > r1v..ra:,w ° � ~�1. •I I I . 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FOR EASTBROOK PROPERTIES, LLC IN THE CITY OF BROOKLYN CENTER, MINNESOTA 69TH AVENUE NORTH I i I I I I I \ a i I I I z 14 \ y a I I I I t4 PROPOSED I _ I STREET +_: 68TH AVENUE NORTH Cw0 • MEMORANDUM BROOKLYN CENTER DATE: August 12, 2003 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works 4? SUBJECT: Preliminary Plat — Eastbrook Estates Planning Commission Application 2003 -014 The Engineering Department reviewed the preliminary plat for Eastbrook Estates, located north of 69 Avenue and east of Aldrich Avenue. Engineering staff recommends approval of the preliminary plat subject to the following conditions. 1. The northern 30 feet of 68 Avenue located to the west of Aldrich Avenue shall be dedicated to the public for street right -of -way. 2. The drainage and utility easement between Lots 2 and 3, Block 1 be expanded to ten (10) feet on both the east and west sides of the common lot line to provide for drainage from Lot 1, Block 1. 3. The developer shall submit a site grading plan to the City for review prior to application for final plat approval. The grading plan shall provide for appropriate drainage from Lot 1, Block 1 to the proposed street extension. 4. A street name for the proposed street, acceptable to the City, must be included on the final plat. 5. Sanitary Sewer and water main shall be extended from the north end of Aldrich Avenue to the eastern property boundary of the plat. 6. Storm sewer and curb improvements will be constructed along the east side of Aldrich Avenue as deemed necessary during utility design. 7. The developer shall enter into a Subdivision Agreement, in a form satisfactory to the City, to provide for the construction of all infrastructure within the plat boundary and all infrastructure necessary to provide street access and utility service for lots within the plat. GADeptsTublic Works\Engineering\Development & PlanningTastbrookTrelim PIM- 12- 03.doc • Application Filed on 7 -24 -03 City Council Action Should Be Taken By 9 -22 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -015 Applicant: Peter B. Myers Location: South Side of 69th Avenue, Westerly of Humboldt Request: Preliminary Plat The applicant, Peter B. Myers on behalf of Norse Management, Inc., is seeking preliminary plat approval to divide and combine two parcels of land located on the south side of 69 Avenue, westerly of Humboldt to create a newly configured lot for the Earle Brown Farm Apartments (170169 th Avenue North) and 21 townhome lots and an outlot for common area for a proposed townhouse development comprehended under Planning Commission Application No. 2003 -016. The properties under consideration are zoned R -5 (Multiple Family Residence) and are currently" described as Lot 1, Block 1, Tanami Addition (Earle Brown Farm Apartments), which is 358,945 sq. ft. in area (8.24 acres) and Lot 2, Block 1, Tanami Addition, a vacant parcel of 66,444 sq. ft. in area (1.53 acres). The properties are bounded on the north by 69 Avenue with single family homes on the opposite side of the street; on the east by R -5 zoned property containing the Humboldt Court Apartments; and on the south and west by I -1 zoned property containing various industrial buildings. The proposed plat would divide off a 34,890 sq. ft. (.8 acres) rectangular piece of property from the east end of Lot 1, Block 1, Tanami Addition (Earle Brown Farm Apartments) and would combine it with Lot 2, Block 1, Tanami Addition (vacant land) to create a 101,333 sq. ft. (2.33 acre) parcel of land, which would be further divided into 21 townhome lots and an outlot for common area. The proposed new legal descriptions would be Lot 1, Block 1, Tanami Second Addition for the Earle Brown Farm Apartments while the townhome parcels would be Lots 1 -13, Block 2 and Lots 1 -8 Block 3, and Outlot A, (common area), Tanami Second Addition. In order to divide off a portion of the Earle Brown Farm Apartments property it must be shown that the resulting division would not leave the lot nonconforming, particularly as it relates to density and parking requirements. This 120 unit apartment complex is required to have 240 parking spaces based on a parking requirement of two parking spaces per dwelling unit. The density requirement for this use is 2,700 sq. ft. of land per dwelling unit. In this case, at least 324,000 sq. ft. of land must be remaining on the proposed Lot 1, Block 1, in order for the division to be made. The Earle Brown Farm Apartment site (proposed Lot 1, Block 1, Tanami 2nd Addition) will be 324,055 sq. ft. (7.44 acres) after the division, which is within the R -5 density requirements. The proposed new property line will divide off part of the existing parking lot for the apartment. A new parking plan must be submitted by the applicant verifying that 240 parking spaces will • 8 -14 -03 Page 1 • exist on the Earle Brown Farm Apartments after the proposed division. It should be noted also that new B -612 curb and gutter will be required to be established at the east end of the revised parking lot. The preliminary plat calls for the creation of 21 townhouse lots and an outlot for common area. The outlot is labeled Outlot A on the preliminary plat, and is 75,125 sq. ft. (1.72 acres). The townhouse lots are each 1,248 sq. ft. The lots scale 32 ft. by 39 ft. Existing 5 ft. drainage easements are on either side of the property line separating the existing lots and are proposed to be vacated. Such action will have to be accomplished through an ordinance amendment process. New drainage and utility easements of 5 ft. and 10 ft. will be provided around the perimeters of the apartment lot and the outlot for the townhomes. Drainage and utility easements of 38 ft. are proposed between the proposed units, which tie into existing easements containing existing utilities to the west. A 40 ft. wide easement for water, storm and sanitary sewer runs north/south through the site also. The City Engineer is reviewing the preliminary'plat and will be making written comments, which will be attached for the Commission's review. The new site for the townhome development will be 101,333 sq. ft. or 2.33 acres. It is my understanding that this is below the threshold for requiring Watershed Management Commission review. At 5,400 sq. ft. per dwelling unit (the R -3 density requirement) 113,400 sq. ft. of land is required for 21 townhomes. The applicant plans to meet this requirement with density credits for tuck under garages, which allows the total square footage to be reduced by 500 sq. ft. for each required parking space under the building (see Planning Commission Application No. 2003 -016). • It is our understanding that the applicant proposes to sell individual townhomes in the development. A Declaration of Covenants and Restrictions along with homeowner's association documents must be established and filed with the title to the property. Said agreements are to be reviewed and approved by the City Attorney to assure that on site utilities are maintained. Should they not be, the City should have the right to go on the property to make necessary repairs and to assess the homeowner's association for costs associated with such work. A companion application for site and building plan approval (Application No. 2003 -016) is also being pursued. The final plat must be given approval and filed with Hennepin County before building permits can be issued for the townhome project. RECOMWNDATION As previously mentioned, verification of parking for the Earle Brown Farm Apartments must be provided before the final plat can be approved. Approval of this application is recommended subject to at least the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. • 8 -14 -03 Page 2 _ . 3. An ordinance vacating 5 ft. wide drainage and utility easements on either side of the existing lot lines separating Lot 1, Block 1, and Lot 2, Block 1, Tanami Addition, shall be approved by the City Council prior to final plat approval. 4. A Declaration of Covenants and Restrictions along with homeowners association documents shall be reviewed and approved by the City Attorney prior to final plat approval. 5. A site analysis verifying parking requirements for the Earle Brown Farm Apartments shall be submitted prior to final plat approval. 6. Building permits for construction of any buildings comprehended under Planning Commission Application No. 2003 -016 shall not be issued until the final plat comprehended under this application has been approved by the City Council and filed with Hennepin County. . 8 -14 -03 Page 3 - . i� r� r� � ■ /ilia /111 MOM .nn ■��, mm �w .r r. ��t ■liir1i16 ��� ��■ �� rr i m aw-, :� : 111i11ii�1 :: iii lily \ ►S''� Sri �.r M. m� lE£i i�! ®i�1 : J ♦�r�i ��� � E� �� �t-3 �� !ter_+ �M r•r_a �� �[� =101 min m MWI v Lim XAZI Ll mom mi te, man al1 /IIi1 i w � • • _ . ttttn rnrrr to t� t�� >•� • . • • 11 1 .. u�mamu :. r WA ILA t ' tttttiu ' ::r :a W WA m MCA MCI y 9 ti Va _ �_. 1•ra tiny �i:i r�'+1 �� 2 MWA rra sib NCI lj r, a - saw ray r� r � , _ 11? F xe r { a` • • p ,• A y� y+ I �� . _.- .mew._.. ....,• ...� -,� � T- _�.,.,.�.�:_____' � ..•_.�.�, .�za..a,., �_ s...,.,��,, _ •�. _ t ' . F n e 1 4 ' e 1 // & P s w it a E 4� ( i x i PW Iw ilk � �� ��xi �` &-,f 'ate � € .' �, w• .,- - ��, rT I I I I , I ,1 1 I ) , 1 I 1 I� I cl , 1 1 , �- uz ,1 4i n N --------- - - - - rn z \/ ------ a te•. -�� -- - - - - -< [± _ J -- I NI yll 5 I r -- ----- - - - - -- - - n O C) m C z o M 111 51p c p P p I #> $iB 4 5 z Gx3fR1 Y fgi n `! $ �§ —� f E 5� 9 g � g m Q 1 Rig If 17 �ii � [ z � @i� gap• y A g��� lip & C A6l7 a a 9 I 22 j pp� 6� z 9 s 5 8i O Y OX zC C C C C C i a n t k • m —• NAMI 2nd ADDITION /— I I I I I I I I I +— _ KPM PROPERTIES TA BRISTOL VILLAGE• r 332 MINNESOTA STREET (I I I , SUITE E -1319 TOWNHOMES • /1 BRRO�OKLYNCENTFA,MiNNESOTA ( m Mtl ST. PAUL, MN 55101 LA 6 z e PRELIMINARY PLAT III I I I o. ,., w,. [ f PH: ( 651, 291 -5449 j..+ FX 651 291 -0251 affof MEMORANDUM BROOKLYN CEN= DATE: August 12, 2003 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works ­0 SUBJECT: Preliminary Plat and Site Plan — Tanami 2 nd Addition Planning Commission Application No. 2003 -015 and 2003 -016 The Public Works Department reviewed the preliminary plat and site plan for Tanami 2nd Addition, located south of 69 Avenue North and west of Humboldt Avenue. The following comments are provided for your consideration. Preliminary Plat Section 15 -104 (B) of the City Ordinance identifies the necessary information for inclusion on a preliminary plat that is submitted to the City for consideration. The following information was not provided on the Preliminary Plat for Tanami 2 Addition. S 1. Location, widths and names of all existing or previously platted streets or other public ways, showing type, width and condition of improvements, if any railroad and utility right of way, parks and other public open spaces, permanent buildings and structures, easements, and section and corporate lines within the tract and to a distance of 150 feet beyond the tract. 2. Location and size of existing sewers, water mains, culverts or other underground facilities within the tract and to a distance of 100 feet beyond the tract. Such data as locations of catch basins, manholes, and hydrants shall also be shown. 3. Boundary lines of adjoining unsubdivided or subdivided land, within 100 feet, identifying by name and ownership. 4. Topographic data, including contours at vertical intervals of not more than two feet, except that contour lines shall be no more than 100 feet apart. Water courses, marches, wooded areas, rock outcrops, power transmission poles and lines, and other significant features shall also be shown. Elevation datum shall be given in reference to U.S. Geodedic Survey, 5th General Adjustment. Topographic data shall be shown for tract and adjacent areas within 300 feet of the tract. It is recommended that the owner be required to revise the preliminary plat to include the above • information and submit three (3) copies to the Engineering Division for review before application is made for approval of the Final Plat. GADepts \Public WorksTngineering0evelopment & PlanningUanami2ndTrelim Plat8- 12- 03.doc Site Plan Review The following comments are provided based on a review of the site plans dated July 24, 2003 for Tanami 2 nd Addition. 1. Water Supply — The utility plan indicates that 8 -inch DIP water main will be looped through the site to provide water to the proposed development. Connections to the existing water supply system would be from the existing public water main located within the parking area of the apartment building to the west of the proposed development. The utility plan shall be revised to show the extension of water main past Lots 9 and 10 and terminating with a hydrant. Isolation valves must be added to the plan. The proposed site plan shall be subject to the approval of the City Fire Department, including, hydrant spacing requirements and any other requirements of the Fire Department. 2. Sanitary Sewer - The utility plan indicates that 8 -inch sanitary sewer will be extended into the site from the existing public sanitary sewer located within the parking area of the apartment building to the west of the proposed development. Plan and Profile sheets for sanitary sewer, water main and storm sewer shall be prepared and submitted to the Engineering Division for review and approval prior to constructing public utilities within the site. 3. Storm Water Drainage — An existing storm sewer located along the eastern property line • is proposed to be relocated as part of the site development. Additional catch basin structures and storm sewer pipe shall be added to the utility plan to intercept storm water runoff from the site and direct flows to the proposed storm water management pond. 4. Streets — All streets within the proposed development would be privately owned and maintained. 5. As -built drawings for utility construction will be required upon completion of the project. 6. Owner will be required to enter into appropriate agreements with the City for construction of utilities within the site and develop covenant documents as deemed necessary by the City Attorney. • GADepts \Public Works\Engineering\Development & Planning \Tanami2nd\Prelim Plat &12- 03.doc Application Filed on 7 -24 -03 City Council Action Should Be Taken By 9 -22 -03 (60 Days) Planning Commission Information Sheet Application No. 2003 -016 Applicant: Peter B. Myers Location: South Side of 69th Avenue, Westerly of Humboldt Avenue Request: Site and Building Plan Approval The applicant, Peter B. Myers on behalf of Norse Management, Inc., is seeking site and building plan approval to construct a 21 unit townhome complex with a common area on a 101,333 sq ft. (2.33 acres) site created under the proposed plat comprehended under Planning Commission Application No. 2003 -015. The site is located on the south side of 69 Avenue North, westerly of Humboldt Avenue and is zoned R -5 (Multiple Family Residence). It is bounded on the north by 69 Avenue North with single family homes on the opposite side of the street; on the east by R -5 zoned property containing the Humboldt Court Apartments; on the south by I -1 (Industrial Park) zoned property containing an industrial building; and on the west by the Earle Brown Farm Apartments parking lot. The R -5 zone allows as a permitted use, multiple family dwellings of 2 V2 to 3 stories in height at a density requiring 2,700 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 (approximately 8 units per acre). DENSTTY The site in question is 101,333 sq. ft. (2.33 acres) according to the information provided. At 5,400 sq. ft. of land per dwelling unit, this 21 unit proposal would require 113,400 sq. ft. of land. The applicant proposes to meet the zoning ordinance density requirements by utilizing the provision contained in Section 35 -400, Subdivision lb, which allows the total minimal land area to be reduced by 500 sq. ft. for each required parking stall in or under a multiple residence. Two tuck under garages per dwelling unit are proposed, which could allow the minimum land area for this development to be reduced by 21,000 sq. ft. requiring a total land area of 92,400 sq. ft. The applicant's proposal, therefore, meets the zoning ordinance density requirements. It should be noted that if the applicant were proposing to have a 2 Y2 to 3 story apartment building, which is also a permitted use in the R -5 zone, he could have at least a 37 unit apartment complex given the density requirements for such a use. AC:C''F.SS/PARKTNC'T Access to the townhome site would be from 69 Avenue North at the northwest corner of the complex. A 24 ft. wide private drive would traverse the site in an east/west and north/south fashion. Four units would be on either side of the driveway on the north leg of the driveway and four units would be on either side of the driveway on the south leg. Five units would face west i 8 -14 -03 Page 1 and are located garage s o ted on the east side of the complex. Each unit has two under building gg aces g P and two parking spaces in front of the garages. The parking requirement for a multiple residence is a minimum of two parking spaces per dwelling unit, in this case 42 parking spaces are required. Four spaces per unit (84 parking spaces) are provided in the garages and in front of the units plus eight guest parking spaces are also provided north of the west facing townhome units. Ninety -two total parking spaces are within the complex, which should be sufficient. Turn around areas are provided at the end of the driveways. C'TR ADTNCT/DR ATNACCTR/T TTTT.TTTFC The applicant has submitted preliminary grading, drainage, utility and erosion control plans that are being reviewed by the Public Works Director /City Engineer. His written comments will be forwarded to the Planning Commission for consideration. The site is too small to require review by the Watershed Management Commission. Water and sanitary sewer will be tied into existing utilities on the Earle Brown Farm Apartments to the west. The water main will loop the site under the driveways. Separate sanitary sewer and water connections will be made from the mains. An existing storm sewer line running east and west along the northerly portion of the site will be relocated under the drive lanes connecting to a storm water management pond at the northeast corner of the site. Storm sewer connections are also made at the southeast corner of the site to serve the townhome complex. B -612 curb and gutter is required around driving and parking areas except where the City Engineer may approve surmountable curb and gutter immediately in front of the townhome units. Thirty-eight foot wide drainage and utility easements are provided on the north and south legs of the driveway and a 40 ft. wide drainage and utility for the north/south leg of the driveway. These connect to existing drainage and utility easements on the Earle Brown Farm Apartments. These easements are to be filed with the plat for the project. LANDSCAPING The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 2.33 acre site requires 210 landscape points. The applicant proposes to meet the landscaping requirements by providing eleven shade trees (Bur Oak) five of which are located on either side of the entrance drive, two along the south side of the site and four around the pond at the northeast corner of the site. Seven Black Hills Spruce are proposed, four in the north green strip and three to the south end of the site. A total of 23 ornamental trees are proposed, 17 Prairie Fire Crab and six American Plum. These primarily are proposed for planting areas in front of each of the units. The Prairie Fire Crab are proposed for in front of the 12 townhome units facing north and south while the six American Plum will be in front of the five west facing townhome units. The additional Crab will be located at the entrance to the site. Coniferous shrubs such as Hughes Juniper and Nigra Yew are located in planting beds on either side of the entrance to the site. Perennials, such as Little Bluestem and Pennsylvania Sedge are also located in these planting areas. Perennials such as Prairie Dropseed and Little Bluestem are interspersed with the decorative trees in front of each of the units. Arrowwood Viburnum, 8 -14 -03 Page 2 • Hughes Juniper, Nigra Yew, Saskatoon Serviceberry and some Red Twigged Dogwood along with perennials are provided as well along the north/south leg of the private roadway. The site shows a mixture of sod and various seeds at different locations. The areas north, south and in the center of the units themselves should be sodded while the seed mixture might be acceptable around the storm water management pond. The total number of points provided in the applicant's landscape plan is 210.5 points, not counting points for 280 perennials. RT M .DTNCT The applicant has provided building elevations and floor plans for the proposed townhomes. The front entrances to the townhomes show a small porch and double garages. Dormer windows are a prominent feature within the gabled roofs. Materials are not called for in the elevation submitted. The applicant should provide detailed information as to the building materials proposed. TR A SH/I JGHTTNCT No central outside trash area is proposed. It is assumed that trash will be picked up individually at each of the townhome units. The lighting plan calls for eight freestanding lights located throughout the complex. Two are proposed along the main entrance drive, one between the northerly set of units and two between the southerly units and three along the north/south leg of the driveway including one at the guest parking site. These light fixtures are to be a cut off type to direct light down onto the site. In addition, wall mounted light fixtures would be provided at each of the entrances to the townhomes. The applicant is platting the property so that each of the townhomes can be sold and the common area would be owned in common and maintained by members of the homeowner's association. As mentioned with the preliminary plat, homeowner's association documents will need to be prepared and approved the City Attorney and filed with the title to the property. 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 were sent. RRC OMMENDATTC)N The plans generally appear to be in order and approval is recommended subject to at least the following conditions: 1. The building plans are subject to review and approval of 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. • 8 -14 -03 Page 3 • 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 prior to 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. All driveways in this complex shall be either blacktop or concrete in accordance with the requirements of the City's Zoning Ordinance. • 9. B -612 curb and gutter shall be provided around all driving and parking areas except where the City Engineer may approve surmountable curb immediately in front of the townhome units. 10. The building elevations shall reflect the exterior materials to be used in this development. 11. The homeowner's association documents proposed for this townhome complex shall be reviewed and approved by the City Attorney and filed with the title to the property prior to the issuance of building permits. . 8 -14 -03 Page 4 man FEQ no 2w rte■ a1/ slim - t�-� „� .v ■1111!1111 �■■ rr+ <r f ■k ry ��� �■/ r� 04 -•. r Q ! w� /F /� /!R ■� iii iv i •iw�i z AP _ ,�'' :�`��- �i•1 �� �f �'� /!� /� ■ate r� r� �r� �■E� ,» i� `�� y� � /Fl mat �>� /E� +/E� rr.r r■rt �■a riw �� � � �,'. t viii iii �� �� 1♦� �� ww �■ii rL r_ �>• s . mm MIN • uo�eu m rr rte �■ WA mm ■■ .. 11, d . >•C-4 W lrlr IMall .�j w , = It ii s� =n Y �� __ �■ r � t mug Mm rlC3 WT-1 NI I �■ii WT � �:��, x '�1t7 r ■�x rfF� 1•ta rfi �■rs �v �� �r �� �■�:+ rra fit© rr 's'' 1h r � ♦ sr�.r -x W rr r� n■r MOMW ♦ -� ��, _ _ ■ ter• A ,� �� ■,■ �.xr • �� fit♦ er was mumn t :' . • n_ low it mm MOM r�� mw _ rr riL'i i tr fI v V t u F 7 1 yy i a r , . ,� �� r ��� _ - .._.. — � �• d — Tip , •.P � c eye _ ... ,�, t.: 1� M tl ,�- .. _ _.� � 6 � a > e _ IM SIP bLo le _ `tow z All 59 d ;i o A ag t x S z �¢ o 1� OO IIi 1 I ° I - - - - -- N I � --------------------------------- -------------- ----=--- --- ---- i 1. i.... 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PAUL, MN 55101 O o a COVER SHEET i III g $ y PH: (651) 291 -5449 FX: (651) 291 -0251 I 1 I I i � 1 I I I I 1 I 1 I II I - 1 -N -- R -Y.r•� 1-. �6 R•I- _- ...-- R- Y!•"'� --- y'fF - - - - -- _p -- - - - - - - - er.- ,— .__a..»w"Z�ZC tfJe ','•'' I 4R --- - - - - -- SSy A 5 � - --•_R L -- - - - - - - - - - v3 f a —R' a°- 3zM3"oi5eoeiN3 - a #-- - : - - -- __-r� p �t all w6ii-1-1 �eJm _ - I 1 s. - - - - L-- J_l_ - - - -_ -- k 1i91 I a l 14 £ ■ S f 1 it ' S /# — - - - - - - - - - - -- ■g 1. gA,g1 1 ( i It ' YY Q it -- - - - - -- - t t € c - - - - -- - - - - -- -c__ -- - -- _ \\ z a -' -- - -cam a K6^ ---- �`.\ ` 1 \ 1 i 1 I q g r 1 l I t/ I SI @ � 1 { I 31- 12 / 6 J , E .___• - - - -- yf t _ -- - � � s4a frf A ax N 4 a x oil 5 Ig ll r x a g zg�$ g • NAMI 2nd ADDITION /� _ I I I I I I I I I € _ KPM PROPERTIES TA r # BRISTOL VILLAGE I I I / ,v} 332 MINNESOTA STREET TOWNHOMES • jar 1.1 SUITE E- 1319 o y BROOKLYN CENTER, MINNESOTA ( �.„b� . �l f ST. PAUL, MN 55101 EXISTING CONDITIONS & a,. d'„�,';'y,°"'„ g F y PH: (651) 291 -5449 REMOVAL PLAN I I I I FX: (651) 291 -0251 1 I I 1 I I I t it x " 3 v I o I c r � r p O r C r p Q 5 � Q i w Q I fill 4 Il i >��� R b 8 oil i f s a ° m KPM PROPERTIES � s TANAMI 2nd ADDITION/ t 6 BRISTOL VILLAGE I ( ( 1 ,s % oqs 332 MINNESOTA STREET TOWNHOMES f.n • I A - � g' g �d SUITE E -1319 e sRiLOKLYNCENnR,MINNFSOrA M ° °^" `�1 a € ST. PAUL, MN 55101 N y g SITE LAYOUT PLAN ( ( ° W'�.. g a # PH: (651) 291 -5449 N z FX: (651) 291 -0251 LEGEND GENERALNOTES EXCaM O Ptla • _ .+BC .�i A - LKww xaoosowe usPawanaa. 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E m l i 1 1 I I '. •m, � 1 a I i i 1 BLOCK 2 i a, ". r w ': "" LOT'S / >n also •aline. ww esll.w a n suns •al a.wna w w.+.sw nea , I a a lam sam g svu xea a e••ea o•• Iwse[al [ e¢asslols. I - LOi 5 LOT I CONSTRUCT70N SEQUENCE I LOT 6 6 LOT 7 t I I I e. [wes eoa wn.eoa aawE m ooaL — —_ i • I I ' 1 I 1 i nea K nevi wosw even Inwwa wa.ow a.l IK u Dora ' — — � mla W m w�K w�wo[ n a a.r awxe.[alu eamw � 1 1 1 1 IV.r : � 1 wwwF e wr�iY0 �o [a ®�a0ffi liwi �a� � —__— 1 S 1 1 aeE mvn U. r�wl _ 1 _ -- I m a[ nmle0llt — — 1 e " 1 1 1 � I 1 Iwr a [ass w aw ®mis a or.wa.a sc saa. eawao: ax _ _ I i 'waaE �earo I I' I Blau. asweaKl � COT i awwn[ar rnmWa q mafl[ uqw nw a[ K es,ar ewaa sv ays K vevl •s• Ira na 9 a"Ee'a ' a emr eu v anal Q LOT , 19 i 1 MATERIALS I , I I «:�rn" �nK•f° 1 � LOT i0 I I ___ I _ ..� o °' tw[m a wo w I OT 12 I T 1 , I d •.s•a LqT -13 L LO i 1 _ 1 saawWwaal ,awncg AQ eer•s• sea[ wwacsa i I 1 sa s w a :w•o w ° ' a aa ° e a"' `i I ' 1 uvs[ w°a�. 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I I f { � � � r rim »a me mwft. lrmnawil /, j` • 6 �•T"' iili[a vUrm6Pi r-fl ry+ w)w � °� � I i ; � +, ti ,/ � 6� �� � �•1.�15�. .. ��..'.�..ew. w. ..... i� ` IY IR 11 Wrmr N VZ Calit i�wN�ad� - rrNm ara as unc rrc sir r � Jill l � - ' ate -- -. - - •- - s} — ar-� - Pn"uw`�r a ri¢+ ni aw i t ..•..� •, • f sir auraw eowlwr si ' - T - n-- r fl •� � yR� F ,.....:...,.,.,,...... .....,...a, .�......�..°,. iiauorurea.o mwrmr CLTY OF BROOKLYN CEN CITY (IF BROOKLYN CENTER TER mi 1r; m B -612 / B -618 8 SURMOUNTABLE PfAIC }bTL `=I8' 7400 ' -��- �' NS r 1q .MVprs wy Llv. CONCRETE CURB AND GUTTER 4002 Llv. TYPICAL DRIVEWAY 4005 _ � r _ vlxsyP sr - UR • aluv r r . PAVEMENT SECTION 4 n+ wrcwL nl rP rrrE ul rourL nl w e - :twos P -- wm owl s rwala armiar r1a awl wmrl ri m — — ma irr auto wawm viral. ar iriio mni w1r1 w: tar - — — wrmoar. q _ — L wtlYi M iwre rBYVm: s Co1C rprmwi rover A M W d K r rw�YR Ili M rlwl i iLL l�lm. K rliw: 11111 t � = L mrrlr malls foil t wmm RRl oil rwwr Gill. AiY lrm t leas rrl mall: low 1rr11KYO6r wr1 M 1mI O M wws1. f L W >mlar mots wrwri w rua.oml K v tar[ a rrla t -- Wrlq i s Iwiil rmim, art rr i ®A mlml rM M amK ! P1li wV.11s Ili � fi ao +l va "s z �,y ram w rmr sue, °OAS A a �. � Q e N5 �� wool arrram I -lA' mlQ IOima[ awl I r.a O mlmrr ini� mw J Q -7-1 i7'• O °w:.°Q rt --lWl —ova. a Woo u �oa[�1i2 � N IL i miol rmlls wm r M°w y - SPFlMLS ti TGN 07.24.07 F a ROCK CONSTRUCTION ENTRANCE I SYNTHETTC FABRIC SILT FENCE nl xorrar u1 raserL E PI@M®Fpt �1 w m tb nrm Nlot N°e,m cf,Nxti W N' � � vnowa,r'�'iuuo.o��- — + -•/ iu aai:it N.W ywi I O W ,2 � i l _ 1 3383! 3R ••• sECTM A A k w a I , - �.• �� IMndl swUy biel tlY r:AN r...� , A +. ua.n.� � W PPOpitf I 1 i �w �`�nevw• ,� ���, r � enm m mn- ^' �rtr. m nvrti ,, 4. �� arwuesu.vsa,ems r� ° PzBAICD Ar. CM OF BROOKLYN CENTER QTY OF BROOKLYN CENTER QTY OF BROOKLYN CENTER ew CITY OF BROOKLYN CENTER A 3 AA]L rsn' TYPICAL SANITARY eLARe D� �� lI.A7I zMR �/ HAT. DRI n+Y zws i5 + VICE 2007 (SANITARY SEWER) MANHOLE TOR SLAB 2CC6 STANDARD MANHOLE 2001 PLASTIC MArk10LE STEP E@ aev, 4009 Cl= MK.N6 XOKME CA] q°fAE (A3 (' @ A n.. 1 ,. ..�...�... — — L II; A cuss C as auszn .. ACW7 CM OF BROOKLYN CENTER CM OF BROOKLYN CENTER QTY OF MtOOELYN CENTER CIIT OF BROOKLYN CENTER = 1 P" 01101 Dvs a +� FLARED END SECTION zr� rcn� PIPE BEDOWG a.ATS Asst leroi STANDARD x[v. AND R�RAP 300@ q`y, CLA531FICA7roN G 2011 AAr. CATCH BASIN MANHOLE 3004 T SEWER 7E SPF /MLS 3001 ° j TGN 07.24A3 Css NorwlA ma wzcNZ cez wsCNZ uz .a srw.z F E� E— "gy 8 4 < $ I! jrj; IEI oil rr uuM...a.e a ll N5 E� MOTE GGywMV�r I. I. M w 4.+w MM... py �1 �� MINw�WMUM. MIy.IIwY Iran �I �5 9 y i y pp — n� rymQgpy 2 }` ��d' � S I• 9 n� 1 M. �MM 6 ! p �9 9 � f�Orn.. .x.lu ari Eu f ; ELU* � t• o �b _� 6 � 'A M�ueoa wu. s wM.Ea.ru E° • m �� a AP_ s' A m Mr IWO lit g p ' M S p E- Eg as $ 6 s� TANAMI 2nd ADDITION /w I I I I I I I I € : _ KPM PROPERTIES s BRISTOL VILLAGE I I III ( ,a ^v 332 MINNESOTA STREET TOWNHOMES • fj1ragg�dF SUITE E -1319 BROOKLYN CENTER, MINNESOTA ( 1 s L�,f ST. PAUL, MN 55101 01 3 y a 8 CIVIL DETAILS I I E.r "Ib �9� PH: (651) 291 -5449 Ca z FX: (651) 291 -0251 BROOKLYN CENTER LANDSCAPE POINT SYSTEM LANDSCAPE MATERIAL SCHEDULE Er. mE ffsassw MM I w EmRra nit '[W-1 Pa fISOEPA 93 aYlWlrs I r cm uNNd ow W mz DECIDUOUS SHRUBS w . n rEwamE voza xs r): V) W srrES x u av • arr ""'w wa - � r^ v` � o Eo rOEEANi r •iw r •Irw rya ppr,,gm Ir _ a 1pnt aII lO.f 10 mEII IraEY CIxC W ~O a, 2 OTUI ffalpOlt O ) EaErl SA9YIml EMYmpNF x _ Q W � � � � 69TH AVENUE NORTH ?� ffa nF)o r. 2W •w n " ° """ �( nnrW.R Y.ma )Emr anr. z 1 _j 9uIE LIFE . 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Q S ILL aW Ae alEll 9aL E tA%4[E EI) ux1E55 anfn•E 51fOFI. { � � � 2j )) 4 ALL mEX9Ya m WR 6 aXa InES OIIEI1IrY 5r[am Y � Fa-1 qrt • ^ S I �'p � w mm wwmi IE1Oww•rosMO manic ®War srovos srmrc wan wa � q ? � ?• ° ar M S Ecnsomr a o� unrtw rm Haut .ana r mwac u Eu Eaa I N r-1 O rz � o x ,. aE Ear E rrEll FXrrli awaclw .a EXrAw%a m man Yr aar[•I { � � N � � � y- -- -'� " wueWS rroNlrwnn.as. y — — s-- _' - -- a warE ra as uWUr a sr Wive Iwrwr ur. ax ova a Ix[ wum cm � a — narnm.• oo0 W I 0. aro A[Mr4 AE rvramoAM W .rprf W ax nwai SGY.T 2 F C^ Q� � �Nj 4 (E(ENO 1 A"• o I �-�'�( •. I�l� —!.e. I 0 PRAEE SFD(E MFiIOOE SEED YI% $PFIMLS 000 W%RW 25A NOW" (750) r• PRELIMINARY 07.24.03 DRY MIXED- 1¢r0+3/11LUFE PR— SEED MIX h I f• r � / �nn µ., 11 FOR REVIEW ONLY lu\ L YEIYRH 3M Mow1w (380) : - ) T� 6 . ' ! �" tr w' w w N M)ll (ITY OF F'RnoK +:..YNI rck!TF ^, m K aulx 4 ��•`� ICR• a6 a� v Km K"D ` a 1,'gw[ la' Yr au w f I �' w ° w� rX.w on ar Iola W _ wl�iP[ �m w "'w. 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Is -- wVAxwawPlwl�[KKawxu �M�t re u wtl x�NBOS K.w a Pa xuclY6 +uA "•K ViKmPOS � sww wu��� �tKw.m PCSw KUx"R Ps :a w.w•R>A a -- rc . aawaKwxw•sKVa a S __ ® iKl..xiwwwaPlnaxwloxiK$ e: ® _ ® sKl.awwaaxaPlaaw+.xi ,.+r, °'".�'•:`�:�°:w� °:.m'..`K�.®' x,wmK.xw...rmlK..x . nmK..,wKx , m,>+.m f -- TREE STAKING DETAIL TREE STAKING DETAIL TREE WRAPPING DETAIL PLANTING HOLE DIMENSIONS TREE PROTECTION DETAIL — — +' 75 MM 3 CALIPER OR LESS +w,r 75 MM 3 CALIPER OR MORE ul C .•ww.rV mvw•w m••xrw ry�la M,m rl'�`x w iwr `K` � sYl Ion eK u � Iuwe¢wr °�` � � P � m anivaiAiva�asl�xws Kw Amax•w+F, W4 iu ''m�O°°w °�R��� mlmmwKUwawe ° 7-. ��waau sw•wlwma•v+•rwKlvwenlnr �r�asK KS.a°"amc��':iw°+rar`KUlanle creel. mra Ka ° w" ilAe mua ���p onv, aa wam a+•V 3wwl uwm Y PIPamlaoxax K,wn, Rrw K,a•I•uilalY xwucea w1.wYL 4iwm4.V U KRU FUw nP.s1q mPRrtYww09w KlNawr wwRi sr.l O lawn uKw, iwnx ewwrw ne,ra � °aiPwu wmnwwswa vnwllP lsa,urms sim+� K . •mlw¢sK 5 W su Iw �m� � a wrxn n•aK •i we a ° �sx,� w lwei+ `° ¢se °i uuA F°°6 a iam a Q� Z Klm fY M9i 0.161w 9I+. +wlAitw,i clot F•ArNK6a•O PMweI KPO IMrwr� ••, .lr�AISm WI � ArKK/ �A�t � �� Z• nm° �wa'A w. o° 9mE "u�JY°ow•m.�ru�.ml°xl.'..ao°B w xnu. wla wwswmr.POl xusmus.K .s.,u msmlxu o...allwnlr.Ary . wwl.vwP. mlw . "a M F •wovrnA. __ _. ��'�w� mm„ rsmmPl :m mm � ���-I ly ft ol+� Kwo.x xmw�� N uk _ ' ° 6.�a�.wi,�l�..:.KI�o:�+l.,� O xw �� � � ..,mw..l.�w ,,,Ine�w,w:..ww�lKw•.w.xKwwwmr g 1..7 w xm.m +rmxw. m.w oaeww,maxP ">amn, �Oxu r ��. • ""Ilw`trwlls . ieilwlnr,usw+lawwl[•` �,6nu"°OOGWIwI:,�Aw:OU.�P.w[°�° ,�Ra9�ii• i.O[ y :¢� lA .wr amsm,wP..PA +Kw.wK x u K w. . w ..K �vmm.saar .K °` auwwmc _ of K• I•ws aw•, mxam . ei`KAim a it a:m woo` _ Q�Op �u Kwwr,ue ulummwm.•xa xx xaow 'al ®w•aa nree o m m:rCw"'°w".m�lx.l'.'�x.w.�`°�•P , P „ ��"w'°"'°` � FE+OOE+m� x.eiei I - w K nwvvl mlaw i na�K � AcmmArsoaawm wwr tar,slauwemrr Kwwm wwwxK a+Awmr» ono wi. wnv xi. io lw mwanllm¢�nn r+a• _ oR Pal m x K maw+w e K mm SPF 0310 r , sxw.. w�mwr. s u smwly wcac � r � MIS °q ` O mit n w+w K wew vvwmwswxwn i+a w P s w m.+'+ru`wrr.iw"rr�Kw wn¢ um swr�as K" �,Kesu ¢ °• TGN a ww i�w x A�°°Oiu as Awux - 07.24.03 aAVU xim.re,ws aw,m i +mwKxxx e PLANTING DETAIL — DECIDUOUS TREE /-. GENERAL PLANTING NOTES GENERAL IRRIGATION NOTES w wlE u' +Pxt n +ia[ • • i 111111111119 [milli IM1111101 111101 [1 11 all 111111111 lllMu11ur 1111 11111111211111wn111mn1 Kim 1 ol�nnl�uul�nnl�unl�nnl■ 1111 , �` i r...ti - R�w IrI �: IIIIIrI1111rI1111rI1111rI1111rII111rI1111rI1111rI1111rI111U1 ' "° �1 111rI1111rI1111rI1111rI1111r11111 IIIIIIrI1111r11111rI1111rID�" = _ '+ IrIIt11rI1111rI1111rI1111rI1111rI1111r11111rI1111r11111�` —_ ��IIIIIrI1111rI1111111111r11111rI1111rI1111rI1111rI1111r1�' �IIIrI1111rI1111rI1111rI1111r1111 Irnnlrunlrnulnullr.. = Ilnullrlunrnmrl unlrnnunlnrn.. _ �nulrunlrnulrnulrlullrnnlrnuunnlrlul. _ _ _ ..Inlrnulrnnlrunlrnnlrn IIrI011rlllllrlllllrlllllrlii? �� 8 IIIIIIrI1111r III 11r11111 ».�.��11111rI1111rI1111r111 ? ��� _ IIIIrI1111rI1111rI1111rI1111r11111rI1111rI1111rI1111r11111 _ ��; _ IIrI1111rlllllrlllllrlllllrlllllr IIII�I�11111�11111� 1111�11111c5I11�11111�111 11 11111 11111 11111i1111 aIIIII�IIIII�IIIIII '�? �I Ilrlll iIrI1111r11111rI1111rI1111rI1111rlllllrlllllrl111 = ■ = IIIrI1111rI1111rI1111rlllllrl1111 I I 1 Ilr 1 Ilrlllllrlllllrlllllrlllllrlllllrlllllrlllllrll '_ ❑ =I IIIIrI1111rI1111rlllllrlllllrlllt IrI1111rI11/ IrI1111rI1111rI111u111n�1III] rfill[ rI1111rI1111rI1111r► IIIIrIl111rI1111r11111rI111u1111I�11111r11111rI1111rI1111rI1111rI1111rI1111rI1111rI1111rI1111r11111�1111I�I1111rI1111r11111rI1111rI1111r11 MAN "F 1IIi11�i11i1�1 I�Illll�lllii — ��� e,' ZIIIII�IIIII��IIIII�IIIII�� "' — "�� e,�l ll�illll�lli g1ll� I' I 1 1 II 'I 1 i l 1' K TO 11111111 11IN1191 mlunnl�uuunnunnunn �unl�ununlll�lun�uln�nnl�nul�mn�lummll�lulumn�lnn�nln�uln�nni�mn�mn�nnl�nnl�nnl�nnuuninunwnmin� IIIII11111Ir111nrI1111r11111rI11mI11mI011rIlIIIrI111 frI1111rIlI1i ll 1 mI1 1 1Ir 1 unr111nr1unrlanrnlmnlmnlnrlumnlnrlumlunrInnrlunnnnnllnrlumnlnrllt nrumm�mnlmrnnummnulrnnlr► mlrnumumnlmm�lnumnulrumnumllmrnulrunrrmm�unmmnmm�nmummmm /unlmnnmmnrlunnnnnummml IIIrIIIIIrI1111r11111r11111r111 11 , i Nlllrl1111rI1111rIIIIIrIIIIIr11111rI1111rIIIIIrIIIIlrlllllrlllllr11111rIIIIIrII 11IIIIIrI1111rI1111rIIIIIr11111rI1111rIIIllrlll /Ir11111r111111 IIIIIrIIIIIrIIIIlrI /Ir1111 IIIIIIrI IrIO IIImI11mII1mI11nrI111IrIOn�11111rI11mI11nrIltmlllmlUmI1111rlllnrllln M�.: "1P!1111 ii l r n i l � � i i ril nlii111 ni i l �iiii liii ilrniilnliiiriiiuniil ol r lpl,�Ili1 �111�I i nui i iiililr iri El l � .mn�lunnnll�nuu ulnuwllmin - ORIGINAL PLAN 06 I LAN 8-6-03 GMB SIDING WILL BE LEFT OFF OF THE HOUSE 2 COURSES UP " FROM THE BOTTOM OF THE ED HOUSE 3 nrI1111rI11nrIIlll1 rI111frI1111rI1111�! unrnnlrmmml nnnnn IIIIIrI111lrlllllr111 II/IrIU C i BUILD ON A 2 STORY, WITH NO SIDING ON THE GABLE ENDS. Aljl� 0 7 200' 1100 BARNM RD. - UDYSMITH, Wl 54848 SIDING MATERIAL IS SUP PUED NOR BY NBS AND FINISHED ON SITE BY OTHERS THAN NBS. 00087 -0. •1• 0 f LIGHT & VENT SCHEDULE TYPE: DOUBLE HUNG MANUFACTURER: NORCO UNIT NO. S . FT. VENT SQ. FT. CLR. OPG. DAYLIGHT OPG. _ SH 2436 -1 1.61 3.89 3 1 SH 3666 -1 5.84 12.80 SH 3686 -1 . 9 D %B 8 SH 2436 -1 SH 3666 -2 11.68 25.60 VSPD 5/0X6/8 12.93 26.59 kFAvE OFF I `— II I 4701 FIRST FLOOR SQUARE FOOTAGE = 631 LIVING RO ISHEETROCK ONI , V Ise L � e p I I I DW s.12 av � SECOND FLOOR SQUARE FOOTAGE 952 ,- 14 - (CEILING U FOR ON II - TOTAL SQUARE FOOTAGE 1583 1 1 .D.�l IG PLUMBING 1 9' - 14 -2' II -- - REF., RANGE, W /D, CARPET, ETC. SHOWN L 0.48 V 5.24 1 I I I ❑ FOR LAYOUT PURPOSES ONLY. THESE ❑ ITEMS ARE THE RESPNSIBLITY OF OTHERS • THAN NORSE. SEE NORSE STANDARDS. I - �u I I x 1 I x 1 ��T�u�� L - - -- a —, 14-2 o V 1.84 L 3.68 ' a * *9' WALLS 1ST FLOOR ** REF. 6 see mid * 4= N TOILET m O o CEILWG m 0 L' DATES °X ORIGINAL PLAN GARAGE BY OTHERS 06 - 16 - 03 x l REVISED PLAN cl 06 -26 -03 ADS 3/D i6BW /12' ES335DTL RECEIVED I i FRONT PORCH BY OTHER I AU S O 6 20033 OPTION 2 (�ITY BROOKLYN CENTER 9' x 7' OHD 21' -11, 9' x 7' OHD I N ® S E BUILDING SYSTEMS 1100 BARNETT RD. - LADYSMITH, 11 54848 NORSE MAKAGE MENT FIRST FLOV PLAN - - M MN: # # ## BROOKLYN TOWNHOUSE 171 FLOOR PLAN 4/7 100 LIGHT & VENT SCHEDULE TYPE: DOUBLE HUNG MANUFACTURER: NORCO UNIT NO. SQ. Fr. VENT SO. FT. & C R. OPG. DAYLIGHT OPG. SH 2436 -1 1.61 3.89 ��33 SH 3666 -1 5.84 12.80 31 - - OI' , SH 3666 - 2 11.68 25.60 SH 3666 -1 SH 3666 - VSPD 5 /0X6/8 12.93 26.59 FIRST FLOOR SQUARE FOOTAGE = 631 SECOND FLOOR SQUARE FOOTAGE - 952 o 0960 TOTAL SQUARE FOOTAGE = 1583 a I REF., RANGE, W /D, CARPET, ETC. SHOWN I FOR LAYOUT PURPOSES ONLY. THESE V s.o4 L to.oe `n I ITEMS ARE THE RESPNSIBLITY OF OTHERS 0 j THAN NORSE. SEE NORSE STANDARDS. BEDROOM 2 ti -z Y to e I I V 4.88 L 9.76 vamoo ® ° I 4/0 BF F- I, 2/a A21. 2/a ap I I II I asoo worn wausu tw 4:e MASTER BATH m � N 42 VSTD42 N O DATES ORIGINAL PLAN 06 -16 -03 REVISED PLAN WiTER BE$OM W W.I.C. 06 - 26 - 03 ADS I V 8.8 x 14 i 'RECEIVED V 6.64 L 17.68 I SH 6 6— SH 2436 -1 _ AU PTION 2 h +�17 06 200'� Q (Y OF BROOKLYN CENTER N ®RSA BUILDING SYSTEMS 1100 BARNM RD. • LADYSMM, Wl 54848 SECOND FL PLAN NORSE GEMENT www w M wwxic rug MN: # # ## BROOKLYN TOWNHOUSE_ SECOND _FL PLAN 5/7_ 00 Q � r e e a t e e e r e c • e � c e I0 e r c = r r e D < r e t r m e t r r C m r e t e e r e e Z c e c e r e e e t t r e e a t c t e c e e = e e t r e e r e e e e e r t e e EEEEEEs:s • ° � ! F 1!!CCCCCI [ 7 t t LL ��� EEE!EEEE 11 � i` �1 :LLLC: t i el S E Bristol Village O cftrmw eedw .7 is