Loading...
HomeMy WebLinkAbout2001 05-17 PCP Y - PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER May 17, 2001 REGULAR SESSION L. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - April 12, 2001 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. BKV Group 2001 -009 i Request for Rezoning and Site and Building Plan approval through the Planned Unit Development (PUD) process for the development of four buildings, 45,029 sq. ft., mixed use commercial /retail development on 5.6 acres located at the northeast corner of W Avenue North and Brooklyn Boulevard. 6. Loucks Associates 2001 -010 Request for Preliminary Plat approval to subdivide 5.6 acres of land at the northeast corner of 69 Avenue North and Brooklyn Boulevard into four lots. 7. GPD Associates 2001 -011 Request for Site and Building Plan approval and a Special Use Permit to construct at 3,142 sq. ft. combined Kentucky Fried Chicken and A & W restaurant along Brooklyn Boulevard, south of 55 Avenue North. 8. Other Business 9. Adjournment • ti • Application Filed on 4 -23 -01 City Council Action Should Be Taken By 6 -22 -01 (60 Days) r Planning Commission Information Sheet Application No. 2001 -009 Applicant: BKV Group Location: Northeast Corner of 69th Avenue North and Brooklyn Boulevard Request: Rezoning/Site and Building Plan - PUD /C -2 The applicant, BKV Group Architects on behalf of Christensen Corporation, is seeking rezoning and site and building plan approval through the Planned Unit Development (PUD) process for the development of a 45,000 sq. ft., four building, mixed use commercial/retail development on a 5.6 acre site located at the northeast quadrant of 69 Avenue North and Brooklyn Boulevard. The property in question is currently made up of 13 parcels or portions of parcels zoned C -2 (Commerce), 12 parcels or portions of parcels zoned R -1 (One Family Residence) plus vacated June Avenue right of way lying between 69 and 70 Avenues North. This property was formerly occupied by single family homes and various commercial establishments that have all been acquired by the City over the past six or seven years for the purpose of redeveloping this area. The land is bounded on the south by 69 Avenue; on the west by Brooklyn Boulevard; on the north by 70 Avenue; and on the east by a line lying 150 feet east of the June Avenue right of way between 69 and 70 Avenues. This site has been the subject of City Council efforts over the past six or seven years to encourage the redevelopment and rejuvenation of this area. It has been long anticipated that some type of neighborhood commercial/retail development would be a likely proposal. The City's Economic Development Authority (EDA), which is the City Council, has reached a preliminary agreement with Christensen Corporation based on a conceptual acceptance of the above mentioned development in this area. The approval of the plans through this Planned Unit Development process and the execution of a final development agreement must be accomplished before the development goes forward. A meeting was held on March 28, 2001, with the developer and neighboring property owners immediately adjacent to the east end of this proposed development at which time the preliminary proposal was reviewed. Generally, the reaction of the neighbors was favorable provided lighting and screening issues were properly addressed. The applicant is seeking the PUD /C -2 rezoning to accommodate the above mentioned commercial development which will include a 4,224 sq. ft. BP Amoco convenience store /gas station/car wash; a 4,230 sq. ft. McDonald's convenience food restaurant; a 7,000 sq. ft. freestanding retail building; and a 29,575 sq. ft. multi -tenant retail building to be located along the east side of the property. The C -2 (Commerce) underlyj_g zoning designation is being sought because it acknowledges all of the proposed uses as either permitted or special uses. They are seeking modifications to the C -2 requirements to allow a 15 ft. building setback from the new • 5 -17 -01 Page 1 Brooklyn Boulevard right of way for the 7,000 sq. ft. building, a 10 ft. greenstrip from the new Brooklyn Boulevard right of way in the location of the convenience store /gas station, a possible very slight encroachment into the building setback along 70 Avenue North for the attached car wash, and to allow parking and a portion of a drive lane to encroach into a 35 ft. buffer along the east side of the site. All of these modifications are proposed to make a more efficiently utilized site and will be offset by various planned considerations. The land in question is designated in the City's Comprehensive Plan for expansion of retail business. 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 C -2) 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 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 a 15 ft. building setback rather than a 35 ft. building setback; a 10 ft. rather than 15 ft. greenstrip in a specific location; a potentially slight encroachment into the 35 ft. setback off 70 Avenue North; and between a 5 %2 ft. and 24 ft. encroachment into a 36 ft. buffer area along the east side of the site. Their rationale for seeking these modifications has to do with providing a more efficient use of • ' the property. Allowing the 7,000 sq. ft. building to be within 15 ft. of the Brooklyn Boulevard right of way is in line with the recommendations contained in the Brooklyn Boulevard study of a few years ago which encouraged commercial buildings to be closer to the boulevard provided they have the look of storefronts. The applicant's proposal is consistent with those Brooklyn Boulevard study recommendations. The less than 15 ft. greenstrip along Brooklyn Boulevard is consistent with other city approvals that have allowed such a greenstrip along a major thoroughfare where decorative screen walls or other screening devices have been used. This was done at Brookdale in a couple of locations along Xerxes Avenue and County Road 10. A gas station at the northwest corner of 69 and Brooklyn Bouelvard, although it never was built, was approved with less than 15 ft. greenstrip offset by a 3 %2 ft. high decorative wall. The applicant's proposal has a combined wrought iron masonry screen wall and retaining wall along the Brooklyn Bouelvard greenstrip in the area to offset the lessened greenstrip. They propose an 8 ft. high opaque screen wall made of a maintenance free material to run all along the east property line where the site abuts with the backyards of residential property located along Indiana Avenue. This screen wall will tie into and be of a consistent or compatible design to the solid screen wall constructed by the city along 69 Avenue North. Landscaping in this area is also proposed to offset the lesser than 35 ft. buffer area. Employee onl parking ' and trash containers along with aone -wa south drive lane only g _ g Y( ) would be located between the new building and the east property line. We would also suggest 5 -17 -01 • Page 2 imposing a trash pick up restriction in this area to no earlier than 8:00 a.m. Deliveries to the rear of this building should also be confined to no earlier than 8 :00 a.m. and no later than 5:00 p.m. The Planning Commission's attention is directed to Section 35 -355 of the City's Zoning Ordinance, which addresses Planned Unit Developments (attached). RF.7QNTNG 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 applicant has submitted a written project narrative describing their proposal along with a written statement in response to the rezoning evaluation policy and review guidelines. Both of these written submissions are attached for the Commission's review. The written project narrative explains their proposed development and highlights the site and building plans submitted with this application. This PUD combines the various parcels previously mentioned through a preliminary plat which is the subject of companion Application No. 2001 -010. They note that the site is approximately 5.6 acres in area and that their plan reflects the reduced land area required for the widening of Brooklyn Boulevard. The concept they use in the layout of this retail development is to have the major buildings oriented toward the streets and/or intersections in the immediate vicinity. The buildings are positioned such that the major central parking areas are conveniently located near the entrances to each of the proposed structures. The three smaller perimeter buildings all face inward toward the center of the site and the central parking areas. These buildings are generally developed as finished four -sided buildings since their backs or sides will face surrounding streets. Further review of the details of the site plan will be presented later in this report. 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 description which discriminates in favor of a particular land owner and does not relate to the comprehensive plan or accepted planning principles. 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 his proposal. A. Is there a clear and public need or benefit? The applicant indicates that they believe their project provides public need or benefit in that it will bring new services and tenants to this area, which will • 5 -17 -01 Page 3 provide local residents and businesses with greater convenience and access to these services than previous conditions. Also, they note the new development will enhance an under used high profile intersection in Brooklyn Center and significantly increase the tax base generated from this area. They note that to make this project more economically viable, a larger site than what was currently zoned C -2 was needed. They note that the larger area provides the critical mass needed for a more comprehensive development as they are proposing. They also note that the City apparently recognized this as well since it has acquired these properties for the purpose of redevelopment. It is the staff's opinion that this redevelopment 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 also is consistent with the City's Comprehensive Plan. For a number of years the City has sought to see a redevelopment in this highly visible area of the city. Such a redevelopment is considered to be a benefit to the community. The City Council after reviewing two recent requests for development proposals, accepted the conceptual plan presented by Christensen Corporation and is now seeking to finalize the development agreement after going through the formal plan approval process. A commercial retail development such as being proposed is in line with the redevelopment long sought after. Such a development is consistent with the City's Comprehensive Plan for this area and, we believe, does meet a clear public need and does provide a public benefit. B. Is the proposed zoning consistent and compatible with surrounding land use classifications? The applicant notes their proposed rezoning of this area to PUD with an underlying C -2 zoning designation is compatible with surrounding land uses. Existing properties west of Brooklyn Boulevard and south of 69 are similar commercial uses to that being proposed. They point out that their development plan recognizes the existing single family residential properties that will abut with the east property line of this development. They note that the design of the easterly building and its location counter any unwanted impact on these properties from customer traffic, lights, noise, etc. and that the building itself acts as a buffer from the more intense activities lying further to the west. They also note the R -1 zoned property on the opposite side of 70 Avenue, which houses a church or is considered an institutional type residential use. They believe their proposal is also consistent with this land use as well. The staff would concur with the applicant's comments. We believe, as will be shown later in the site plan review, that the proposed commercial development can be considered consistent and compatible with the surrounding land use classifications given the proposals of the applicant and the recommended 5 -17 -01 • Page 4 restrictions to their operation particularly with respect to the neighboring property to the east. The overall plan, we believe, is also consistent and compatible with the other surrounding land uses. C. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? The applicant notes that all of the known uses in the commercial development such as a convenience store /gas station/car wash, a fast food restaurant, and other proposed retail uses area permitted uses in the underlying C -2 zoning district. They also note that there are unknown tenants at this time but that they will be of a retail nature consistent with the C -2 zoning designation. We would concur with the applicant's comments. The C -2, or underlying zoning designation in this PUD, does contemplate the widest variety - of retail, service and office uses allowed within the city. All of these uses can be accommodated within the proposed commercial development. D. Have there been substantial physical or zoning classification changes in this area since the subject was zoned? The applicant notes that the zoning is basically the same as it has been for a number of years. They also note that the City has made efforts to create a parcel with enough critical mass needed for a redevelopment project. They also point out that older residential and commercial properties were acquired by the City and existing structures have been razed to make way for commercial redevelopment. The staff would comment that the land in question has been the subject of much discussion and review over the past few years. The City has acquired all of the parcels in this area in an attempt to seek an appropriate redevelopment. Previous preliminary agreements with another developer did not result in the timely acquisition of properties and development of an acceptable redevelopment plan. The City recently sent out a new request for development proposals, two of which were submitted and reviewed. The City Council, or EDA, has accepted the applicant's conceptual plans and is now seeking to finalize development agreements and plan approvals necessary for the project to go forward. This proposal seems to be consistent with redevelopment ideas for this area and with the City's Comprehensive Plan. E. In the case of city initiated rezoning proposals, is there a broad public purpose evident? _ . 5 -17 -01 Page 5 This evaluation criteria is not applicable in this case because it is not a city initiated zoning proposal, but rather a developer initiated proposal. F. Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? The applicant points out the areas in which they are seeking modifications from the C -2 zoning requirements. They note the large retail building will act as a buffer to the residential areas to the east. An 8 ft. high solid maintenance free fence along the common property line plus significant landscaping in this area should help to offset the service drive and the employee parking and refuse enclosures to be located within this buffer area. They note that the back of the building and the enclosures are finished with pre - colored rock faced masonry. They also note the small encroachment of the car wash into the normal building setback off of 70 Avenue as well as how they have offset the 15 ft. greenstrip requirement along Brooklyn Boulevard with a 3 ft. high masonry pier and wrought iron screening wall in the area by the convenience store /gas station/car wash. Additional landscaping will be installed between the screen wall and the city sidewalk. They also comment that the 7,000 sq. ft. building is being placed within 15 ft. of the Brooklyn Boulevard right of way rather than the normal requirement of 35 ft. They note this is done intentionally in order to place a glazed storefront type face closer to the street/sidewalk creating a more pedestrian friendly design at S this specific location. The applicant further comments that to offset the above adjustments to the underlying C -2 zoning district, they are proposing to provide significantly enhanced corner treatments at the two intersections of 69 and 70 Avenues including signage elements, colored concrete walks, planting areas, benches and a possible clock tower. The staff generally believes the subject property will bear fully the ordinance development restrictions for this Planned Unit Development even with the deviations from the standard ordinance requirements mentioned. We believe providing a good buffer and redevelopment in this area offsets these modifications. We have noted before a need to limit the times for trash pick -ups and deliveries along the east side of the most easterly building on the site. This building as will be shown in the site and building plan later provides screening or buffering from the more intense uses that will take place on the westerly side of the site. All in all, we believe, these matters are offset by the positives of this development proposal. G. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? 5 -17 -01 , Page 6 S The applicant notes that if the current properties remained as they are, zoned C -2 and R -1, they would not be suitable for development as is being proposed. They note that a certain critical mass is needed to do an effective and substantial redevelopment of the property. They also point out that the triangular shape of the site provides a challenge to any development and that their site layout allows a cohesive arrangement for the development as proposed. The staff would concur with the comments made by the applicant. For an effective redevelopment in this highly visible and high traffic area, a need to expand the general commerce zoning is required. At the time of the current City Comprehensive Plan, as well as the Comprehensive Plan of 1980, it was anticipated that this area needed to be redeveloped and a larger land area would have to be included. The acquisition by the City of the properties in question has lead to the redevelopment site proposed. It is generally considered that the necessary area is needed for a suitable redevelopment. H. Will the rezoning result in an 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? The applicant's comments relate to their view that the expanded commercial zoning is consistent with the City's Comprehensive Plan for this area. They also note that the parcel is now unused and this new development, for the many reasons stated above, are in the best interests of the community. The staff would concur and again note that the proposed zoning is consistent with the City's Comprehensive Plan for this are and is warranted. We also believe that the proposed development can be considered to be in the best interest of the community if the property is developed in the manner proposed. This has been a long sought after redevelopment and it appears to be a good development proposal. I. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? The applicant notes that the proposal demonstrates merit beyond the interests of the future owner of the parcel in that this project creates new services for the community and a significant increase in the tax base on an otherwise underused, high profile property in the city. Again, the staff would concur with the developers comments and note that the proposal does appear to have merit beyond the particular interests of the developer • and will lead to a development that is, we believe, consistent and compatible with 5 -17 -01 Page 7 - din land uses. The proposal appears to provide a quality the surrounding p p pp p q ty development, consistent with the Comprehensive Plan and in the general interests of the community. RTTF AND 7RI M DING PLAN PROPORAT. The proposal again calls for an approximate 45,000 sq. ft., four building commercial retail redevelopment of the northeast corner of 69 and Brooklyn Boulevard. A BP Amoco convenience store /gas station/car wash would be located at the northwest corner of the site, a 4,230 sq. ft. McDonald's convenience food restaurant would be located adjacent to 70 Avenue North, a 7,000 sq. ft. speculative retail building would be at the southwest corner of the site and a 29,575 sq. ft. multi -tenant retail building is proposed at the easterly side of the site. ACC.F.RR/PARKTNCT Access to this redevelopment site will be provided at five driveway locations, three of which will be along 70 Avenue North and one each on 69 Avenue and Brooklyn Boulevard. The 69 Avenue and Brooklyn Boulevard accesses are each right in and right out. As part of the Brooklr Boulevard reconstruction project, a new concrete median will be installed between 69 and 70 Avenues. An expanded concrete median will be constructed along 69 Avenue both east and west of Brooklyn Boulevard. Only right in and right out accesses will be allowed in these locations. A concrete delineator will be installed at both of these access points to assure such traffic movements. A deceleration lane will be provided to the Brooklyn Boulevard access, which is about mid way between 69 and 70 Avenues. Two of the accesses on 70 will be full left and right turn access points and one access, the most easterly, will provide access to the rear of the strip retail building. The flow of traffic behind the building, or to the east of the building, will be one way (south) and is designed for access to employee parking, enclosed trash containers and for delivery purposes to the rear of the building. It will be necessary to provide directional signs to prevent traffic from going in the wrong direction behind the building. This will provide for a better flow through the site and should cut down on traffic to the rear of the building other than that necessary for the above mentioned purposes. The applicant proposes under the preliminary plat application (Application No. 2001 -010) to divide the site into four lots each containing its own building. The site, however, is being viewed as if there were no property lines separating these particular uses with common access and common parking features for all of the four sites. The overall parking requirement for this combined 45,029 sq. ft. complex is 248 parking spaces based on a retail parking formula of 5.5 parking spaces per 1,000 sq. ft. of gross floor area. The plan shows 251 parking spaces for the site. Surplus parking spaces exist for the gas station/convenience /car wash, the McDonald's convenience food restaurant, and the 7,000 sq. ft. retail building. The multi -tenant building is a few parking spaces short of meeting its requirement. Therefore, we need to consider this as we do Brookdale, meaning that the total complex meets the park ng requirements even though one individual site might be deficient. No expansions based on surplus parking can be 5 -17 -01 • Page 8 comprehended under this Planned Unit Development because surplus parking is needed to meet the overall requirements. Up to 15 percent of the total square footage of this complex can be utilized as restaurant space without having to provide parking on the basis of seating and employees. This amounts to 6,754 sq. ft. of restaurant space allowed. All driveways servicing the parking areas meet the minimum standards of the zoning ordinance. It should be noted that the access on Brooklyn Boulevard is subject to a driveway permit issued by Hennepin County. It is our understanding that the County has agreed to the proposed location of this driveway. CTR ADTNCCTT/DR AINAGRA UI .ITTES The applicant has provided grading, drainage and utility plans which are being reviewed by the City Engineer. All storm drainage will be collected in catch basins and be conveyed under ground in a new storm sewer system. It will be directed to a regional storm water drainage system to be located in the Palmer Lake basin. There will be no on site retention pond in this development. The drainage plan is subject to Shingle Creek Watershed Management Commission review and approval. The site for the most part is relatively flat, however, at the northwest corner of the site, it drops down from the Brooklyn Boulevard and 70 Avenue intersection. To accommodate a change in grade, the applicant is proposing a concrete retaining wall with a wrought iron and masonry pier screen wall as mentioned previously. This will serve as a retaining wall as well as a decorative screen wall to off set the less than 15 ft. greenstrip • along Brooklyn Boulevard in the location of the convenience store /gas station. The site is to be bound by B -612 curb and gutter, around all parking and driving areas. The buildings will tie into city water and sewer utilities running in the vacated June Avenue. These utilities are to be reconstructed in this location and the large multi - retail building will be served by sewer and water from this location as well as the McDonald's and 7,000 sq. ft. retail building. Sewer and water connections for the gas station/convenience store will be tied into 70 Avenue. As mentioned previously, the City Engineer is reviewing the drainage, grading and utility plans and it is anticipated that written comments will be submitted with this plan. LANDSCAPING APING The applicant has submitted a landscape plan in response to the landscape point system utilized by the Planning Commission to evaluate such plans. This 5.6 acre site requires a total of 370 landscape points. The applicant proposes to meet this requirement by providing a variety of plantings including 51 deciduous shade trees such as Norway Maple, Littleleaf Linden, Swamp White Oak, Patmore Ash, Autumn Purple Ash and Imperial Honeylocust; 32 coniferous trees including Colorado Green Spruce, Black Hills Spruce, and Arborvitae; 36 ornamental trees including Serviceberry, Crusader Hawthorn, Flowering Crabapple and Japanese Tree Lilac; 136 deciduous shrubs such as Bush Honeysuckle, Dwarf Winged Euonymous, Red Twigged Dogwood, Annabelle Hydrangea, Emerald Mound Honeysuckle, Alpine Currant, Spirea, Dwarf • 5 -17 -01 Page 9 A Korean Lilac, and Shrub Roses; 92 coniferous shrubs such as Sea Green Juniper, Savin Juniper, and Taunton Spreading Yew. They also propose various perennials throughout the site. In addition the applicant points out that various landscape materials in the roadway portion of the project and at landscape nodes at 69 and 70 Avenue will be provided in cooperation with the City. This amounts to an additional 252 points of landscape 'including 16 deciduous shade trees, 14 coniferous trees and 5 ornamental trees at these landscape nodes. The total points for landscaping on site counting all of this landscaping would come to 870 overall. Points applied based on the point system distribution method give the applicant credit for 489 on site landscape points, well in excess of what is required. The plants are generally dispersed around the site with a mixture of shade trees and coniferous trees along the east boundary line with the abutting residential property. Also some ornamental trees are provided in the expanded node southeasterly of this building. Island plantings include ornamental trees and shade trees throughout the entire complex with boulevard trees along 70 Brooklyn Boulevard as well as 69 Avenue. The applicant is working with the City in providing landscape nodes at 69 and 70 Avenue. These are to be decorative features which coincide with recommendations in the Brooklyn Boulevard Amenities Study undertaken approximately eight years ago. This area of Brooklyn Boulevard is subject to a current County widening project and the City has coordinated the landscape amenities with this construction. Heavy landscaping will be placed at the corner nodes. Colored concrete pavers will be installed along with ornamental iron fence and ornamental benches. Landscaping including shrubbery, ornamental and shade trees will also be provided. An asphalt trail along Brooklyn Boulevard will connect the two landscape features. An architectural feature is proposed at the corner of 69 and Brooklyn Boulevard. Ornamental pedestrian light fixtures are proposed in the right of way area as well, which are consistent with the Brooklyn Boulevard Amenities Study. Underground irrigation will be provided in all landscaped areas to facilities site maintenance in accordance with the requirements of city ordinances. RT TiT .T)TNCT The applicant has submitted building plans for all four of the buildings. They are proposing to utilize matching materials and design components to make for a unified commercial complex which is made up of different users. All the materials will be the same for all of the various buildings. This includes darker, earth tone brick, lighter rock face brick or block accents with colored standing seam or flat metal roof and fascia accents. The retail buildings also include colored fabric awnings. The larger retail center and the smaller retail building located at the southwest corner of the site will both use a selection of architectural treatments including roof cornices, tenant signage areas, fabric awnings, metal and E.F.I.S. vertical surfaces and accents with back lit tower caps to provide a cohesive design for the entire development. The McDonald's building will use brick with contrasting brick accent bands on all sides of their building along with a dark green metal standing seam sloping roof. It should be noted that this mansurd or sloping type roof should be carried around on all sides including the rear elevation. 5 -17 -01 Page 10 The building elevations at this time do not include this feature on the east side. The BP Amoco station includes large store front windows on the front, higher narrow windows along the Brooklyn Boulevard side along with curving dark green metal signage fascia over the store front. Brick will be provided on all sides including the car wash. It should be noted that the rear elevation on the smaller retail building facing Brooklyn Boulevard will have store front windows along this elevation. This is in keeping with the recommendations of the Brooklyn Boulevard Study allowing buildings to be located closer to the Brooklyn Boulevard right of way. All screen walls and trash screening devices will be of masonry material to match the existing buildings. With the exception of providing a uniform treatment around the McDonald's building, we believe all the buildings are attractive and in keeping with a consistent theme to provide what appears to be a quality retail development. T JCTHTTNG /TR A SH The applicant has submitted a lighting plan indicating the proposed lighting for the site. They intend to use 25 ft. high freestanding light poles in the main parking lot area at various locations. Security lighting is proposed on the rear or east side of the large retail building. These will be wall mounted fixtures directed downward at a height of about 8 ft. Freestanding lighting is also proposed in this area on light poles installed in the green strip next to the service drive. These lights will be shielded and directed away from the residential area. All in all the proposed lighting plan is well within the foot candle standards established by Section 35 -712 of the City's Zoning Ordinance. Our main concern is that all lighting be shielded and directed on the site to avoid glare to abutting properties and abutting street right of way. The site plan indicates the location of trash enclosures throughout the site. Three are to be located to the east of the large retail building in freestanding locations. These are all to be masonry enclosures to match the building exteriors and will have solid, opaque gates. An attached trash enclosure is proposed for the smaller retail building and for the McDonald's. These too will be masonry structures to match the building exterior and contain solid opaque gates. The BP Amoco site will have a freestanding trash container also to be a masonry structure compatible with the building exterior and containing a solid opaque gate. PRQC'FDT TRR Normally rezoning applications that are considered by the Planning Commission are referred to the respective Neighborhood Advisory Group, in this case the Northwest Neighborhood Advisory Group. State Statutes require the City to respond to zoning applications within a 60 day time frame from the date a properly submitted application has been filed with the City. This application was filed on April 23, 2001. Due to zoning requirements for notice and publication, this application needs to be submitted approximately four weeks prior to the Planning Commission's public hearing. The clock, however, begins at the date the application is 5 -17 -01 Page 11 A N accepted. Therefore, the zoning decision must be made by the City Council no later than June 22, 2001. Almost 30 days of the required 60 day time frame will have expired before the Planning Commission's public hearing is even held. This requirement makes it almost impossible for the City to hold the Neighborhood Advisory Group meetings we normally have. The Planning Commission has instituted a new procedure because it still wishes to receive Neighborhood Advisory Group input with respect to these rezoning applications. We have invited the Northwest Neighborhood Advisory Group members to the public hearing and are encouraging their comments and participation at this evening's meeting. A staff report will be delivered to the Neighborhood Advisory Group members at the same time that it is delivered to the Planning Commission members. Hopefully, they will have an opportunity to review the matter and make comment to the Commission at the May 17, meeting. A public hearing has been scheduled and notices have appeared in the Brooklyn Center Sun Post and notices have also 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. 5 -17 -01 Page 12 �: •; � •� ; ■fir ►; � rlrFa� :1� I i111�= ���! �� 11rr►� •r• r' " ■III _, .r.�l /� �u►!' ��: . r •� ��• • 111 �Illllilr � �► . - ,,,,.•� : -� ; .; . . .. �� � . 11111 X11 r � ,, ,��► ��,.� : ; ; 11111 111 ■ � . 111111■ , r 0111/111 gir 1111 / •.���■,�♦ 1� 111 111 • - �� i ■■ .ts X111 rlll�/� ■i■� `�1 .. • - ��■ ■.� ■r■■ X14111111 � X11 � r� 111 1f1111111 IN IM W IN Milli 11 1111111 � „�, i - � 111 1 /t. 1111111 �,� � ■ �� - i■1� ��■ � :: 1111111 - _■� : MIN Emma ; �, 11 II�r111111 ■ tl� +� 111111 IIt�!!�■�Y�� 1111111 - 11111 ��� �;;; -� 1111111111�1�1 1111 11 11 111 1lip; !!l1!�II 1111 r1 u rIt /� ■■ / ; ���1111�1�//11 a �■ : � ■_! �� rlrllr� . 111111 1 �.. i � 111111 ■. � ..�1�� � .. r � ♦♦ ,� �. : X1111 .; �� 111111 Ilr 1 1. ,� 1111111ri►���� �.• r 111/1 1 1 111 " � ��,' , �,:•~. 111 �, �� ���� �, ..�. •,, Section 35 -341. 0-2 PUBLIC AND PRIVATE OPEN SPACE DISTRICT. 1. Permitted Uses a. Public parks, playgrounds, athletic fields and other recreational uses of a noncommercial nature. b. Commercial recreational facilities of a semi -open nature such as golf courses and golf driving ranges. 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: S City of Brooklyn Center 35 -45 City Ordinance 1. Regulations may be modified expressly conditions imposed b th Y Y p y e 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. 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 property 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. City of Brooklyn Center 35 -46 City Ordinance • • 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. Subdivision 4. General Standards. 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 subj ect 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, except that these subdivisions and plans must be in conformance with all watershed, state, and federal storm water, erosion control, and wetlands requirements. 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. is City of Brooklyn Center 35 -47 City Ordinance = —AA 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, including temporary and permanent erosion control provisions; 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; 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 -210 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. City of Brooklyn Center 35 -48 City 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. 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 satisfactory to 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. • City of Brooklyn Center 35 -49 City Ordinance 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 5d 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. City of Brooklyn Center 35 -50 City Ordinance • Ak City of Brooklyn Cent%- 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. Policy - 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 "p6rmitted'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 Ak BROOKLYN CENTER RETAIL REDEVELOPMENT PROJECT NARRATIVE April 19, 2001 Prepared by: BKV Group, Architects & Engineers INTRODUCTION The developer, Christenson Corporation, is proposing to construct a new mixed use commercial / retail development on the existing site located at the northeast comer of Brooklyn Boulevard and 64' Avenue North in Brooklyn Center. The center is proposed at 45,000 square feet of development with the four separate buildings shown. The four major uses proposed are a 4,200 sf Convenience Store with a fuel island and car wash owned and operated by BP Amoco, a 4,200 sf McDonald's restaurant, a 29,600 sf multi- tenant retail and a 7,000 sf freestanding retail building. SITE The site is bordered by Brooklyn Boulevard on the west, 69"' Avenue North on the south, 70"' Avenue North on the north, and residential property on the east. The total site area is approximately 5.6 acres as shown. This size accounts for the reduction in land which is required for the widening of Brooklyn Boulevard to the east. The plans submitted reflect the layout of the future widening of the Boulevard. • GENERAL SITE LAYOUT The concept used in the layout of the retail development is the same as with nearly all retail projects. The major buildings are oriented toward the major streets and / or intersections, in this case, Brooklyn Boulevard. These buildings are positioned such that the major central parking areas are conveniently located near the entrances to each of the proposed structures. The three smaller perimeter buildings all face inward toward the center of the site at the central parking areas. These buildings are generally developed as finished four sided buildings since their backs or sides will face one of the three surrounding streets. SETBACKS City setbacks for this type of development (in non PUD rezoning) are 35' from the surrounding streets to a building and 15' to parking and drive areas. There is also a 35' green area setback from the residential properties to the east. This project is to be rezoned as a PUD with and underlying C2 zone. Our current site plan recognizes the above setbacks in most cases. However, as part of the PUD, we would like to request relief from these setbacks in the following areas: 1. The 35' green area setback to the residential property on the east side would be interrupted in the middle of the north south strip with enclosed refuse containers and 60 degree employee parking which would reduce the 35' to 11' behind the refuse and parking to the new fence on the east property line. The green areas at the north and south ends near 6e and 70 Avenues will be 29' -6 ". There would also be an 8 -foot • high fence along the east property line but located with the centerline of the fence 8" inside the property line. - -- -.vim 2. The southwest building (7,000 sf) would have a 15' setback to the new ROW along Brooklyn Boulevard. This is in response to the design guidelines allowing new development to be closer than 35' to the active streets. All sides would be finished with the finish materials used on the rest of the project including brick, rock face block, glass, metal, awnings and EIFS. 3. On the convenience store site along the Brooklyn Boulevard side, we are proposing a modest encroachment of 5' into the 15' drive setback to allow better maneuvering around the occupied fuel islands and access to the car wash on the north side of the store. To offset these setback adjustments, the developer proposes to: • Work with the City to develop the two enhanced street corner treatments in terms of pedestrian friendly components as shown on our plans. This would include such items as walks, benches, planting areas, clock tower with the center's identification, masonry and wrought iron decorative walls, etc. along with an appropriate landscaping package for the entire site. • The C -store site will have a 3' high wrought iron and masonry screen wall along most of the Brooklyn Boulevard side at approximately 5' from the ROW or edge of the 8' path to counter the 5' encroachment into the 15' setback. • Provide the 8' high solid maintenance free along the entire east property line adjacent to the residential properties. ACCESS Access to the site is provided by five drive connections: one right -in / right -out from Brooklyn Boulevard on the west, two full tum and one one -way entrances off 7& Avenue on the north, and one right -in / right -out off 69"' Avenue on the south. PARKING Please refer to the site plan for the actual parking layout. All parking areas will be paved with bituminous, striped and edged with a B612 concrete curb and gutter. On this site plan we have shown 251 parking spaces for the entire site which is slightly in excess of the 248 spaces required. This is based on 5.5 cars per 1,000 square feet of 45,000 sf of mixed -use development per City requirements. The 251 spaces include 8 spaces at the fuel islands, one for each island (each island can hold two autos). ARCHITECTURE AND MATERIALS The BP Amoco convenience store building proposed has a distinct architectural style which includes large storefront windows on the front, higher narrow strip windows along the Brooklyn Boulevard side, curving dark green metal signage fascia over their storefront, and brick on all sides including the car wash. McDonald's would use brick with contrasting brick accent bands on all sides of their building along with dark green metal standing seam sloping roof with their signature lit roof beams. The large retail center and the smaller southwest building would both use a selection of architectural treatments and details including roof cornices, tenant signage areas, fabric awnings, metal and EIFS vertical surfaces and accents, and backlit tower caps all contributing to a cohesive design for the entire development. 9 Pm All materials would be the same for all buildings when and where used. This includes the darker, earth tone brick, lighter rock face brick or block accents at bases and banding, colored standing seam or flat metal roof and fascia accents, same colored EIFS and colored fabric awnings. The purpose of using the matching materials and design components is to create a true upscale planned unit development for this redevelopment site. SITE AMENITIES The developer proposes to heavily landscape the parking lots and the green areas surrounding the fronts and backs of all buildings. Each pad site development will be responsible for its own landscaping but will be designed consistent with the master site landscape plan. A landscaped buffer, using evergreen and leafing trees along with an 8' maintenance free screen fence (to match the existing fence along 69 street) will be provided along the east edge to screen the development from the adjacent residential neighborhoods. The Developer has worked closeltwith the City on the development of the enhanced comer treatments at both the 69"' and 70 Avenue intersections. The intent would be to create pedestrian and vehicular friendly elements for aesthetic value, places of rest, directional support, development and user and tenant identification, etc. SITE LIGHTING Site lighting will be provided in the main parking lot using standard 25' high poles on bases with HID downcast multi -head light fixtures generating a minimum light level of .5 foot - candles for safety purposes. Security lighting at the rear or east side of the retail building will be small down cast HID light fixtures mounted to the rear of the center above each pair of service doors at about 8' coupled with light poles installed in the green strip next to the rear curb directing light back to the service drive and away from the residential areas. TOPOGRAPHY AND UTILITIES Most of the site is relatively flat in relation to the three surrounding streets and the residential neighbors to the east. However, at the northwest corner, the site drops down from Brooklyn Boulevard and 70"' Avenue does rise up to meet Brooklyn Boulevard. To accommodate this change in grade we are proposing a concrete retaining wall with a wrought iron and masonry pier screen wall around the northwest and partial west sides of the Convenience Store to accommodate this grade change. This would in affect lower the floor elevation of the C -Store approximately 3' below the natural grade of the north end of the new Brooklyn Boulevard curb line. All storm drainage will be collected underground in a new collection system and directed to the regional storm water drainage system already in place. All public and private utilities are available at numerous locations for connection to each of the buildings proposed. The city water and sewer utilities running north -south in the abandoned June Avenue will be abandoned and reconstructed in the same location. We have intentionally separated the buildings to preserve continued access to new in the abandoned June Avenue North. _ -A LANDSCAPING The Developer is committed to providing an attractive, well- landscaped site. Plantings significantly 9 9 Y in excess of the City Ordinance are proposed (refer to Landscape Plans for specifics on requirements). Plantings are being used to provide visual variety and screening where needed. Hardy, low maintenance plant materials are suggested wherever possible to minimize long -term maintenance. Sight lines at intersections and internal drivelines are preserved. Particular attention was paid to the appearance of the site from Brooklyn Boulevard and other roadways adjacent to the site; specifically the corners of Brooklyn Boulevard and 70 Avenue and 69"' Avenue. A combination of ornamental fencing, raised planters, decorative site furnishings, and heavy landscaping will be placed to highlight these comers and add interest to the development. All proposed improvements along Brooklyn Boulevard are in keeping with previous design work completed by the Hennepin County. PRELIMINARY PLAT A preliminary plat has been prepared for this site. The overall site is 5.62 Acres and is subdivided into four separate lots. See the preliminary plat as part of this submittal for layout and description. Lot 1 Convenience Store and fuel islands 1.19 Acres 15.48% Lot 2 McDonald's 0.87 Acres 21.17% Lot 3 7,000 sf Retail 1.04 Acres 18.51% Lot 4 30,000 sf Retail 2.52 Acres 44.84% Total 5.62 Acres 100% END OF NARRATIVE Mprojk1415.101b1pudnarr.doc • BROOKLYN CENTER RETAIL REDEVELOPMENT RESPONSE TO REZONING EVALUATION POLICY AND REVIEW GUIDELINES April 19, 2001 Prepared by: BKV Group, Architects & Engineers The following is in response to the items listed as 4A through 41 guidelines? 4A. Is there a clear and public need or benefit? This project provides public need or benefit in that the project will bring new services and tenants to the area, which will provide the local residents and businesses with greater convenience and access to these services than previous conditions. Also, the new development will enhance an underused high profile intersection in Brooklyn Center and significantly increase the tax base generated from this area. To make a project like this more economically viable, a larger site than just the currently zoned C2 properties would be of great value. This need apparently was recognized by the City since the acquisition of several adjacent older residential properties took place previously generating the current site area of 5.6 acres. This larger area provides the critical mass needed for a more comprehensive development as now proposed by the developer. • 4B. Is the proposed zoning consistent with and compatible with surrounding land use classifications? The proposed rezoning at this location to PUD with the underlying C2 business zoning is compatible with the surrounding uses. Existing properties that are west across Brooklyn Boulevard and south across 69"' Avenue are similar commercial uses to the type proposed. The development plan recognizes that there are still seven or eight single family residential properties with their rear lot lines abutting the east property line of this development. To counter any unwanted impact on these properties from customer traffic, lights, noise, etc. the design of this layout shows the larger retail building running in a north -south direction parallel to this lot line and acting as a buffer to the residents. The property to the north of this development, across 7e Avenue is also zoned R1, a portion of which is institutional residential, that being a church and associated parking lot. Recognizing this, we have placed the more intense uses of this new development, the convenience store and quick - serve restaurant along 70"' Avenue. These uses would have minimal impact on the existing adjacent low traffic properties to the north. 4C. Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? The proposed rezoning is to a PUD with an underlying C2 commercial zone. All of the uses, proposed such as convenience store and fuel islands, quick -serve restaurant, and retail are • permitted uses and included in this project. At this time, there are unknown tenants in the retail portion of this project but all of them will be uses permitted in a C2 commercial zone. 4D. Have there been substantial physical or zoning classification changes in the area • since the subject property was zoned? The subject property is still in the original zoning, that being a combination of C2 and R1. For nearly a decade, the City had intentionally made efforts to create a parcel with the critical mass needed for a redevelopment project. Older residential and commercial properties were acquired and all existing structures have been or will be razed to totally clear the site. Developers were sought with the intent of eventually changing the entire parcel to a full C2 zone with perhaps a PUD overlay which is the case with this development. 4E. In the case of City- initiated rezoning proposals, is there a broad public purpose evident? Not applicable 4F. Will the subject property bear fully the ordinance development restrictions for the proposed zoning districts? City ordinance requires a landscaped green strip to any commercial project. As described above the proposed development has the larger retail building acting as a buffer to the residential areas to the east. An 8'high solid maintenance -free fence along the common property line of similar design to the fence along 69 Avenue plus significant landscaping in the green strip on the development side of this new fence will be provided. There is a service drive at the rear of the center along with low turnover employee parking and refuse enclosures. The back of the building and the enclosures are finished with pre - colored rock faced masonry. A small portion of the north corner of the car wash (attached to the convenience store) extends . about 6' into the C2 zone's 35' building setback. The convenience store requires a 10' setback to their drive aisle vs. the C2 zone's 15' setback. To offset this need, there will be a 3' high masonry pier and wrought iron screen wall along the convenience store's portion of the Brooklyn Boulevard right of way. Additional landscaping will be installed between this screen and the City sidewalk. The smallest retail building at 7,000 sq. ft. is placed along Brooklyn Boulevard with a 15' setback from the right of way vs. the ordinance requirement of 35'. This was done intentionally in order to place a glazed store -front type facade closer to the street sidewalk creating a more pedestrian friendly design at this specific location. The actual entrance to this building is from the side opposite Brooklyn Boulevard. To further offset the above adjustments to the underlying C2 zone's setbacks, the developer proposes to provide significantly enhanced corner treatments at the two intersections of 69 and 70 Avenues including signage elements, colored concrete walks, planting areas, benches and a clock tower. Please refer to the design plans for details. Generous overall site landscaping is provided. 4G. Is the subject property generally unsuited for uses pennitted in the present zoning district, with respect to size, configuration, topography or location? In the current properties zoning, C2 and R1, the property would not be suitable for development in that a certain critical mass is needed to do an effective and- substantial retail development. Conversion of the entire parcel to C2/PUD is necessary. The triangular portion of the site provides a challenge to any development vs. a square or • rectangular parcel. This site layout was developed using several smaller buildings to allow a • cohesive arrangement for the development and at the same time adding interest to the overall project. Topography was not and issue and the site location is superb. 4H. 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? The proposed development will result in a rezoning of the residential portion of the property (now razed) from R1 to C2, and adding the PUD overlay to the entire parcel. This conversion is consistent with the City's comprehensive plan for this area. Further, the parcel is now unused and this new development, for the many reasons stated above and below, are in the best interests of the community. 41. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? The proposal demonstrates merit beyond the interests of the future owner of the parcel (at the time of this writing the owner is the City) in that this project creates/ new services for the community and a significant increase in the tax base on an otherwise underused, high - profile property in the City of Brooklyn Center. END OF NARRATIVE Qtproj11415 .101blcityguidelines.doc • • MEMORANDUM DATE: May 14, 2001 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Howard, City Engineer SUBJECT: Preliminary Review of 69 and 70 Avenue Site Development Plan The Engineering Department has reviewed the site plan dated March 27th, 2001, for the proposed development. Comments are as follows: • June Avenue between 69 and 70 Avenue has been vacated. The Developer should be made aware that a permanent 60 -foot wide utility easement remains over the vacated June Avenue. • Public Works Staff has met with Hennepin County transportation officials to discuss the entrance onto Brooklyn Boulevard. The limited access onto Brooklyn Boulevard has been verbally approved. The "pork chop" should be relocated onto the property out of Brooklyn Boulevard right of way. It is the responsibility of the developer to complete the i detailed design, calculate quantities for a change order, and provide staking for Hennepin County's contractor. It is imperative that this work be completed within the next week to accommodate the Brooklyn Boulevard construction schedule. In the event that the design work for the Brooklyn Boulevard entrance is not completed, all costs for the removal of curb and gutter and to construct a new entrance will be borne by the developer. • The City -owned and maintained sanitary sewer and water main under June Avenue shall be replaced to City Standards. In the event the developer requests that the City replace the utilities and assess the development a subdivision agreement will be required. • Hookup charges shall be in accordance with the 2001 Water and Sanitary Sewer connection charges of $3,000 and $1,500 per parcel, respectively. • The developer will be required to enter into a maintenance agreement with the City. • As -built drawings will be required upon completion. • The erosion control plan shall be resubmitted and include showing only one access into the development, staging, street sweeping, etc. • Final approval should be contingent on Shingle Creek Water Management Organization i approval. • The storm sewer located along the vacated June Avenue shall be a minimum of 10 feet , from the water main. • The sanitary sewer and water connection to BP Amoco will require excavation of 70 Avenue. One lane of traffic shall remain open at all times and the developer shall provide traffic control in accordance with the Minnesota Manual on Uniform Traffic Control Devices. 48 -hour notice shall be provided to the City before performing the work. • A manhole shall be provided at the connection to the Sewer main for McDonalds. An exterior grease trap shall also be provided. • The developer shall check for utility conflicts between the storm sewer and utility services. Vertical clearances on pipes shall meet City standards. • \ ; \ ':70th Avenue North BKV s 7 \ ... �: "k . w • d. a° a. d . c a' -- G R O U P I&- Architecture Interior Design Engineering Boorman _ i \ \ „ Vogel t Gro ' i : e^ I gel \ Inc. •W�+., d+: S;tP • '? I 222 North Second Stre y , �,� ;r / •r,, . >•� a''� c � � � � s ; ,. ;`'� Minneapolis, MN 554 \ --y, a• X a r,� Telephone: 612.339.37 \ �• " } * ' Facsimile: 612.339.62 www.bkvgroup.co \\ \� , \ \.. \ !' t• CONSULTANTS ASSOCIATES \\ \\ \ !• ` ^ ��, '�s9 \ �\ „ � � d i e� \. � i ~iv a+, � ti �� . .._ , w ,..�•....r�• ri � �lr • T O .w PROJECT WIF .., `d a ;a '•,.\ d s eP BROOKLYN CENTE RETAIL REDEVELOPMENT WA \ SIEEi INDIX 4 ` • ; ,YSi ' 11 �1 O• `Ss REVISIONS No. DATE \ \ \\ \ ��,y� • � ( �f 1 • ^N” 1�• /` SUE ADJUSTMENTS L =5.92 • \\ �: y •�'+ - DATE uwro, DRAWN 6Y IA[ \ ♦y \ } ,' ~'" •'+ ' . - ' ,• COMMOSIONNO. 1115.10 3 •• O 4 . SHEET NUMBER ..._.-.....__..._. ..... _ ....................._._.__..._._..._._............_..—.-_-........_...___-_..._.._.._. _...__.....__..— _._......___._• V• , \ ij NS• T > N''. e EXISTING CONDmONS \ m •. aa• 0 C1.1 BKV �_ -_' -� — G R O U P 70TH AVENUE NORTH .^,,,,, �„� Architecture Interior Design O "'� -- •' ° — Engineering - -.__ — • -- �t — - ---- 7 l Boorman — s.— — — —,_ �. Kroos Vogel •• ' — — I Group . r •r I •� "- 0 - -- ---- ,� '� Inc. ��� •• • °' Q i " o " "- w 222 North Second Street __ Minneapolis, MN 55401 F I --- -- :.�` Telephone: 612.339.3752 I Facsimile: 612.339.6212 e 2 ' , ---- - -- - -- i www.bkvgroup.com V •\ \ kI I I D -- °-_ I caNLArANrs - -- \ C I J ' � • 1 • ep1ECi NIIE ---- - - - - -- I BROOKLYN CENTER E E� RETAIL \ \ ° `� I _ D -_ " -_ REDEVELOPMENT ,� iii •� OIIILL II I a - -___ "_ LEEtm E D' -_ SITE t - DEVELOPMENT \ R 0 PLAN \ cmmcAtK»t BUILDING & SITE DATA \ t- . plp— e...�. - -- St • D a..,.•...w.one llalan•aaa SLDG TYPE OCG GONST. SQ. R. MI --------- I . tivnxm.sbrawvrwe. A CONVENIENCE STORE/ nL/s 422A 422A a �„�' LIP AC ` \ � •\ i 0 PRELIMINARY CONVENIENCE NM FOR 6 M.DONALDS AS VN 4220 16 A7 AC ` \ - - _ -____- 1 o.a�. \ - j. CONSTRUCTION • D � A e101eA CCe,MOe,Me Nuf.�x -- C RETAIL M VN 7000 41 L04 Ac ,� \. - ' 11 eoutiM Ax 232 AC •\ I i NS Na YM D RETAIL M ON 19.375 a9 \ •\ •�. ,\ ..�.— .— .— ._._. —._ TOTAL S. F. TOTAL ►AKKDIG TOTAL CAA e L o' w e O 13.029 231 3.62 A. Li 9 PAKKWG RLQBKKED . �� �...•... Lf/.L t• . to' NORTH 43. sr • 93/1000 . 219 000000 ` /- _ _ - _ —= « J _ L - -- CHEKE r c 000000 cwon6iaNNO. ulLlc LED NUMBER G G . —. —. —. eovr Data ruwOOlE• G I SITE DEVELOPMENT PLAN a 'x'"Lp°1Of o 69TH AVENUE NORTH A0.1 I SCALE V -30' I--- 9P2.Oup o O O n ^ o x(DI uvcmw - - BKV �\ _ ZS�IkI AYLEI.�I.E....MQ.R.Tki...__..� .�.•........� .. .................... .__._.__._. _......_..._........._.. _ R O U P _..._ ................._.__ ._. rA». ✓:.�_ .. =--... .._ •�.:. — �6 - ..� - ,;,..i_., 4 ri x�.s_ - °�«.,� -- =�,: ,.. chitecture ,. ,. ^- i Interior Design ` \ `. \�-' .. •. - ><.... � .� �;; � = - � t,. i _ Engineering _ • \ \ \ \/ �.. I,.. 1 ... _ T - _ _ t Boorman rs }'•.` \\ 'a:. T. >i :. �t...'L, \ 8 ,� �•,,,.., 0 . b•r 1 Vogel IN, .� � � j ` "� Group D �` 0 «• \) � \ ♦_� ,� ..., a`�«s.:i:;:a•� .. � .aom .4 : .I ` � : t 1 — — — — d� 1 Inc. ` \� :;;' �� � �:. •�,, rY 4 222 North Second Street \ \ D `. "• `\ �` ' ' FF.E. � ' « ` ' . y - - —' 1 ' 1 Minneapolis, MN 55401 !� i Telephone: 612.339.3752 D Facsimile: 12 6 .339.6212 �`. '� ,� � � �� '1 .a � ��� � �, ;v, '�,. � a� •�„ www.bkvgroup.com `\ \ \ \ \ \ . i• ,j `k,� CONSULTANTS \ 1 \ 3 ® C I i ASSOCIATES L \ \ ` \ o L r " ° r� :. rAOrorto •S f _ _ EXISTING PROJECT mw N . \ �\ o Firz w" RESIDENTIAL \ ep r BROOKLYN CENTER \ ;...,° 4 G +c d RETAIL ` \ 1 i�; REDEVELOPMENT ♦\ t,J \ /� /\ \/, �` �`\ \, yG ti ` •f ! — `•e >- 1 „ V ` • 1 > SHEET moot TA 0 ♦\ \ \ � woos _ '`ffi:. � w+.... �P��r .... PROPOSED LEGEND \\\\♦ \�\TMJ ` \� Rev = IIq0 REVISIONS rw. ogre �i. `Q \.` �' '• :. f, Q. • ' T �_.I.., aS1012C9 M �ADIUSTMBlis LIII01 • N =H � —' —star Naa «aAwR \ \ \ V, 4 ' 0 swr111..os — •— srTwr9na ralrwocaawaK \ �\ \ \- k.;, .� A9 ,+a ywrwr r..1a[ —• —mm— Ib1/OIOOf 9KR "roR.Nr �MOM0.rNe amsuoos ,RU \\ ♦\ i \\ \is, r .,. — I 1 . - 1 . h. ^ • U" Nps mnosl[ ti„ \\ \ .�. 9 .1. ` ` JI Y U �y '" DATE 4119A1 • 9aoN 9R1L wwea► 9maN¢ \ . \\ :` \. .. - _ , �.'' } ,,.� DRAWN BY PAT: M �1 .aaK 90. WnO ♦ ♦ \ 1 \ \. .. - - - ^ t `,¢ _} J I f CN .Ac fat \. \�.\ ?♦ = - : - __ \ _ _ .�. sa9 oRVlusn .. � •. � •d '. ^� `�� Q \'` V�O - 'vti. . ve, — • • iMi�1i •q'' � Ya: sF,EEf NUMIEit� uNS.10 _. _.�.y,_.�_._..r ..._.._ .ts,.r..._..,a- '"_`•`-- _.: —_m __..._._.:t,,._._. I ' ♦ kr. ,::. -.. GRADING AND EROSION CONTROL PLAN Q ......— ._Y.b.- 4._..._.._. \r_ >...._..._ fl4.__•_ _— .._.y.:-- _...Wt--- ..__.. fah-___.• _._:sh-- ^— __fM.__......._._y,sf _.._..— ._ <K•'�.._ y��Y• —�✓a - X _ _�_ 1 _ _ r" ..wn:.ww:w..mnf:.lr!Iw..wn._�:Q •— •.•• ^. C \ Y'S71��� 010,. 1 �/<n.1n�n•n1 1 ., > 1 Y .A•nIn n I <"OI/< nn n0 �� .� ♦ •` - _ • S.0 - ...... SW _._.._.. ,, u____- ....... _5:....__ ...... ........ Sfw. .. . ........... .. ............. . . : _' ......._- ..._....._._y„ _..._...._ -- BKV Architecture i In terior D esign �" t b Engineering Boorman `.� Kroos Vogel Gro t30 4 " FYX l z il _....._ Inc. ` `\ ' , �`' • .; �` �: 222 North Second Street Minneapolis, MN 55401 29: i;i — _ _ _ _ Telephone: 612.339.3752 Facsimile: 12.339.6212 • 5 46 \ - -14 ! v; n— — — 1 www.bkvgr6oup.com CONSULTANTS ASSOCIATES \ t g \ \ O \ .. ..• � �, IMIdBS[9 oROOUn, �� O { �� �• PROJECT TIRE t 0 • �f i � i Ff.E 163.6 \ ' — — — BROOKLYN CENTER ' L— -- o'' RETAIL 4e 0L REDEVELOPMENT \ \ � Ir \ \ � 4 4 a I j IInxIBBTma \ ° SHEEP WDIX role w ww * \` \` • `\ \ FF.E l04.6 PROPOSED LEGEND REVISIONS No, DATE SIZE ADJUSTMENTS S /1lrol a1\ I l • � ullaN NIaTNI — ^ —aTORN mNw �aANM '\ \ � � yiyY i _ pswr...at — •— v.B.Brsua roST.oaTBn.BSC �\ \\ g} i -- • BamJIT NNI•l+BIL — N— �11AwN � NrOO+BUS iINR \ ry ``\ �` ..' I � '�^' - ,• • UONT le« CONOms •�. \ \ '�. i ! ��•.. ....... • ".. f ;J P 10. DATE HI9ro1 • 01 BIL X IIIIOfX AlRYIO \\ - ,.. CHECK D PA[ CHECKED LT PAN: SKIN 'Y , ) ,te_ - SHEET NUMBER r " COMM65ION NO. NI5.10 y � y L" lo....o+♦ aw♦:w _ - -'�'- ��. - - - --- - UTILITY PLAN \ 1..- __..__ y._._.....- ._.y.�t __._._ Ca4- ._._..aa4 --^_ Cat----__ µ�__.___ µy_....._.. .._ ! _ �a.:�w'fwn11R f� ^OS•____ ` \ .�.• ..__"a Ism nnnl ♦nl nA nl I , • •• • ♦ n. nln • • u�l u•/♦ • •A_311��� •I � •` � � � � Ike W v -peg- -\-� ■viii � tl II/ � 0 INN _ ���� ° � � �'� III lj�, 0 ` � � �''�� iii .II I j Lml( lip C°NIVLI°RLISLL S'WTLIE rLQI1 ro EUM1erINO N°K HIVA„QIESLIOWNAM NNS11EDlUVK EN6. ,REIEVATgrE wNEU EOCrssEQ AtVRrAVEDxIYA [E>.ItB ®(>iK1ER WyVIMGMArgME SIMLL tE [°NNCATE[INCOfM'1'OfKOI �yFCOMy p�AllID O OrMgIK%gFwNCE BKV SIWLLMSf[CT SREAMDYCOAx INAWRWON FR1MO TAIHrRBCFDeEQOVFIICEMTpIn SOQSHDLIAll HE1FlD 1•HIOW L.xiAQ (IEVATONd1WE mGE0G1WmTKTHFHN OIROIEL'fED OR QIMErtr•,fAW, KlYNttSdVANDAICM OR DAMAQ WHCNMAY OO:URPLOEro COrLOIOnSEBAIMIGroIK IMTIRANOSCOEEd WCIRE LAxCW,flG WKHIROOfQBE IA9MWrtAR11R ®Fpt Tftr111fIUEE WRN OWNHAQ�ANCE SNVEtFTE0.WRrtYRM MAMrAMAEMMMMQAdtflW lB1COMIXIIeMKNSrotE AuoeouolsTlNSnANr ®mrKFwurlucero,:auo c° N, cnnaEmNlwno ,ISlwEnmvloETKOwNUwmlw G R O U'::R vtun urourANOMr owENLONSLEOAMArotscrorK dAdouNlExoTEBwsENOim. soosewEUUnrAllwaTOTKCaNIOIAO .wosxuE,WVE II..EprFwlyvwlArnNCAErasa. ATILEI,oNd 11,E W1]!WE AROMRCr ANY NtOVMLBxM°I SEAfGHIDpYVEE °NARESSI ®llt TENr zl oFmdAYUQ MNNINMNCErE°4NA INCWdN4 sUF Nor llgSVly WNIID MwY COMlROMENTK OFLtOEAN[SOR MIEKdTK/RORCTf sv. VAR TOrSO II iROMTK FAt1,NORE AIIFAfKARRdNVE SWKQ TK SOO L,AEE USr4®roTKOFaIRE trm (OERRro NEFieIro CONTANLLUIS. reONwsAI+D TO, rRUnNC. nRTRQ.SrpNAND EISNSFYfSTCONIROL NYdIE. AN°ORKINItCTFD ry WIOICAIEAR011BCT. AKIUVS WHHE NQAIEETS SOUS ®UNBENOi ®°IF{9I1VH. Au nANrMATHMESNAUCOMnrwnNnfuTSrtonnNR cdmwcratauucuAw +FEE Nnv nurrMArEEIKTKOUwoK Architecture ASLAHmAwuNCE wnNALLKncAtEE Cana Aw ISIA/U,d6 rEwsrKNH.mArvronlwaAlx MISNEN auuwwAY TKAAxecwNSrMOam Nx NUESery srad.AMEIEEwN ALLLLII NOMKSwrollaevErom s,oKMUnun c"ur°` "`T•u ElloMrNEaTEdw+NEllacc>rr4xE wveE.+c TK wwsaRMAwusslrnm rroMwncS wmlN lLansdmNS,wc„on ASSOCNTION NUIefRYMBE IMffiNOI ®OTHWBE Interior Design OECDUOIALxR3kWE1NW AT HKES FAA6 ATTE TRNA IMT WF ®NMB. WARMNEYOK nILLQONNG9fA T°WEOAUMYArEANTPAKS ES)N1RACi01 sNKa lmmrKEER1srMQlaos ,cwswOL4 coNllAaaE LLLLEROVOErtolelEWL ONCON A1NxAIBK LwFIEOSEEIU ICEZSE. gIr1aN[MK sN+u FWVEN°v LEALL ecc1+ONTNFnATFdn [ cvrwNa.Y,KNwrwE Eng ineerin g bFN1M>6 wNY OAAfSdroiV4 SIMLL tf 11@NI ®ATNDCL6T MMMVA ROOT WIfftEETAND t°IANAED 11193AMFFtION WNCIN° FAUCI WIM NOMUl]INOM(CFCONrACF WRNTRFEItLM{. MATFIWLS NO rARILLL KCIrFNKE WEE tEC°Ib�FIN4 rorlxowNEA No EOWfITNATYNOVFWfeI,®QNE ALLANNINEAMOreIBNWEnwm + ctEOSroRFCFIVErd9 REI ROOIANEASJEAETONWINOWRALLW,DEGVE Boorman rwMd nwLOtARr C W 91NG E0E G1CN NAK NO MM uN11E mNruclQRLUUVnHrAEr axNr ANOEQCATnNdALL EmNKncupNCSmvurta rA45 rR6 OY 40VRnANr ECKONEf OOCEVAAE:B ENREODED NAROMOOOMUCN WIIIINpw ®tAINRTL INSTAUATIONANDSREOArROVeAEN15 VOn Cavinv+R 005 UNdRGRO1MDAN0 KOVE ONOEUHIIIBAND rIDVIOFTK MQVANIIIIB FIKT.YSfIG1FKTAREAE ®@KEOIFR MMIEMNCEEIII/f l°INVEEOmIANO MAdK CONfT¢KIM)N RtiTNlwIgNKDItl °ItIOrROIKFACC9rAHR NECBARE'IEORCT,ON,«SAMF RNI,IE CQKTEUCnw /M rrtBV. ALL EQuo,wwNQ ANO EIHSEIO)QINOIITG HIIOKrvoIIeN Nora Vogel ObTALLAt1DN tEOKVAMANIA Ir- rC1EA14ca uNEEts NOrEOeswEHf. sr[cMaNNOrwrfooN RwwMCaR ALL rld0lFOIUITISSNSLL tELOGTFOANOSIARLD KLIOWN UNSSNOTED OT,ftwBETKAMRdeAR OSTES NMYNNo Au, woEauGINOUrumESSlwEteuosorFEVr Eeolaoo Au FOSrMCT EasmEV.wNrotEEEEram°uorwKOro oNnw. uNOSrwrEAl r<InEaMUErArorouswESrAEMCdnANr vEErr�uanoNSmsMUrovrKn ruNFAUruuEwstuNTl °Nwrossnrs°or,AEaertnwoM Group NRMTSLd101 worssreKRANrEmrwcnmro IHEOVEOFAD woOD ANQ IMMA ®dElseMCtx°ne MATEnurHdroANr ANLALLLCara cdrLM wMnnEEwrsdfa °ulonrwErosREErNC TETNE OTOIIO NKnfEwEOroAME,s. RGNH L,R O1AWNn NoruNr MATHwsussrnumNwu ■ACCrreoll+lea rKES000n°BdiEHKLr AQCa•rARH NNM.EA000ST,s- I nc. EPSTMOCONIOU41WlS . vEEFTATE}L pTUECEmeIANOmERlE wNEU tnmNC nEESANLVORLp4CANESNRIMMALM6KE AREWK6RlQlBT ®dIIHUMSCNFAlC10rBi.YTNE IAELEdRCONIEACFOE SNNLtER6f°1EMEFOErRDVONGNI NP•fAMfI,. EALL SEBINGERpA AUGUST ,s- EBIOAEG,x FYfEIFO eHABTS tAFFOEtQN II0IANTIDN LSrU ®ro N %MOON SRE WIESI1EE SigWNdITI OMWNGOR NOE TEF/ FANdGVFCON11UL1011n0°Ero TKSUtMmBYRAtDANllpt MIIC rt)N NYOUf rLW ND SIKIN�ArIDNKArN[EdTK ooYMVIFSfE°INCM111ERVE5EMLL NdoRUt rOOltro WAiCNEAIOxnCErvdlfAiCRRtALIO [s1MLLVFV'fKM SFWEtFA °IRTFDANOSWTLIMFSNOTIDrotEEEMOV® rt QU AT smrFRwW EwNENtIOONGTKSEANLLtEARROV(pNTK NWGYFAE. ruNFMOadARtIBEM166NO fzYOIAMF,O®. 222 North Second St ANDALL OBR SAN[BILORroCONSTRSLIM]NAND ANEWRARFWWA MK RAHD.VWQU611oN118GNpV1O WIOSfNEAIICNHR IIURroQ EOHNMORNSTAWIIdE ANY ApUSTM IM MUST tENMW ®MWYFNGT/TK WOIOCNE WgBCMFAROxiELTREAME WNE1FtirIANf MATeWLL1pADYMVNd NR SNVLtEtROUOrt LwuarK wosrwrEmKNaaESIBraNr4n'T °wuH "I '' Minneapolis, MN 5! TO TIFKTENIIONRTK IANeSQWF ARO111ECTIb01tro AEpU6IMB1 1tMU]Gl10Nd/ROrOS®nAMANTBLLVSAMY IE rIN1Naf000ms®E°4+O nANIFDAEUS NEEUwArFD Eppiyy, NEERDMfMD. LIO,AO AN AORaTMENIHAOVt®,TK rROrHEY, MCUWMGTNREAREK OLaYEYARp1ED KO �KFERQUSnANONOMAY OQCI. iROM MA]lST 13- OCipEII ANQ Telephone: 612.9.: rK Al1O1M9iFAlt )GMOl4RrKr005®WAIQ1LLLt WIOSGFENCKIFCTMWTtFNO1M®. NVFiNG.NIDINGiQItEKEIn EALLOFCIOUOUS nAN,ING EEOMTK N6TNlOFT V114 NDVONER ANwINMOwA NESU¢CTIONOOAO113FA0MREQlEEIDro NNOTwEfarAEUmN ,EIIANTINOO1FIS10F1HBElEATF58 NR IECOEVaenEO.ANr FOCSirn 612.339. COMORM ro10fNI1tDrdO fiN1K COEDRId6 ANOro MM10S ALLNANEtMTE1WlS LIVE RE RRIEE ®IA°N NSENIATON W IM�EE'ArE CON1EAl7OEE1MIEAP / a1KQVMAW AgUfTMENFMUSTEEMrROV ®INWMIIOM TKINIOYM[ TIH REMDYKANDORAONG ANr oNNd NAECNMF -to C°° EORNTFTKnWBdODKTR000QNAIS)rUMMQ wrtnolUFfI tOKMEK.dNOtA EFER2OlML ®M AT91MfAANNEE0C LION SCTEMFARORRMrFro TKIRORT AiMIER. ArrEGwrv,ANdrwnAloncT. MTAENTgNwrtN OINHNMVCIQIBVMRONO aNLIf. wrtNnx nwnr +QSaE rsTKAErNUEACruurs MSnucraa LEEmaFFIOKAroronAKrwaEwFamwrN llEQuE ®aeon. WWW.bICVgroup.c ORANY RT4A1EO Nx LIM1OlANOAUEMSrA1NTONwIMAN IRDIKFAU FlYfiO3ooM3ONLTFSCfIFDUL�rotOMOI i NDnANMIG WRl tFINRALL ®UNEICOMRFEE QAONONO AT,GTIONd OIAFMAE0Z010d O021EE E.3'GVR fiK WDSCNFCONFRACEORe ODNCO0E0R �KN EWEMO°AI6AEE DAK� ®mKtt M1WR. AEWE OR teON OIAONf.Nd[S COFerRUCIgN1Nf Rel COMRfl ®MTK NNYAKfN6l RtT4EANOf O W11HANAO01El0,MEMnIGTION OEitB[B NTIE NANE39SIIR4SOEEDMrta3OEwNY OIIOUNONTKE°°T SYSrEM,.W ASr1NETK TRH AIMMG MOUE CONSUl1AM5 d 10.10.100EEOndMNGE1 EEJGNTKTIFEiVI®1. dNe1fREODIM1oNWMNMIO1rN�1MLYNEA 'FnANF SIOUlO1EAWlle )IMM®IATFEYAEIHWQU1p NOE YJIA011['UMIISAIDUMISd Nq [SIOWNAIIEdxY AIRO1f.UlF lfFOALLAREK peR,RMD H1froONOIGd1 Tglf lSTNEWNxM. LANNKdOlN.W1ELKMUSTLWOTBE TO tErnNEO ®dTMNSPNM ®tETWEei MIL 15ND ANDMAY tEMRRT ®IN 118Drv1ANOSCNEAROEEKT. xqR[ AIMS NOE ®roRE®YFSOD. SE�EIMLLtF N.RAYEDAIO ALLnANESTO tF l6GL ®rHnANIMO0RAl1 dlil@CI9 TO TIEATS[IIEgNdTK1ANOSWEMO.10Cf µY1.NOrfY W1[ISWEK01ofLTOlN0EDK6KE OUELOF lIf11N WEL NODKATCOKtAGIOBefENFVNUB MUIO) ®Kr[RAWWTLQ reoRTO /ROCHBSe1tAEAwYEY6TKNTAE uSSVOPVLL OHFCI ®M WIRCMAI[MIRTOEGVKI N WeiMQ •VEMK°MOAENS A<CO'/MO 'F1m1AO C°IH• rFIRNMIb RQL AU AIFAfEBnA! ®oRroaAHrG AE« IEw ,tiavnve�sNUERHEEVFAw.AlNdroamd coNlEAno.swu Lnwrwwme,IlEQUrsr wETKwrTa wwE'wrF wNFE/c1oRLWUESrNIaNro KCSAreFAClnn ASSOCIATES QtAOIrEG,1MITSARE KIIF,N d.H,FDKTKEUNCTUER wvTN°LxcdxmradAT lEKru rARnrdROa.as ACCBTNiCF RarB:11oN RALLNWSNFANDLH TNT SO6ANOCQWACTgNYSMORgFb AREAO[Q11A AVOW rlO1O6[D GI•Sd WrtN eBIIIIO faAOEUKISNDI®OTtiwR. IAINrNT OAMAIA.R[AMD 101ARe WD_ IEIrROV41MIS. Idl rRRH pEVNAd ATANOARp110TEM1E1,010 L,r. ' IN✓t/ iiYlw r . E�.ynW� y Y.N f.w�S.tr�IM •� Ar P�.ECf IOIE VARRS BROOKLYN CEN• i rov u"� RETAIL v ma AR REDEVELOPMEN' ma AR16 •SH PEM oN+ cNLrA.al co,Pa.ESA 1r OTI 12 Ml arTu NArmNCSOR.stExE¢ ullwsN,wetFm EOOSFFIPDOISOF psx)etralTN, NMEANTERNLPDDR =Vim TOMANIRIO Awl— EEq.. e.` 1 ORNAMENTAL METAL FENCING WITH BLOCK COLUMNS ELEVATION 2 PERENNIAL PLANTING W �, L1.2 TcNtw.,•r r...:aE.s L1.2 rwR ./r.lv 1 D[ODREThE E'OSTGVS Qu+naclQ.xEdauNE we r' ��• — OPAAqp11�E, PIC FAN/LYi010NPi- COLORTO BE MVNfMI1G VLrErESMAnUIN ��u.r COEiuEiBE1ARYT000Ax�1l BUlOINO rdlmNT •..�. WATENMSONSMUCIURESTOWBT. NorN L A �E N ,. f �E wNA p1LB1KSK. Ipft� ,r Y.•r W.rr %INCiCO /NINE OVUGNMlDdOSSMO tEANO6 AIiRMNIMO80]MFIfIE. IvMOE•EAU11nGGMGAFnIAteMG REV6gNS TIB. SIEE AOJUSTMBlIS n AmrRHTEaEO°oErwwc Arns+odelAnora nAHUafu M r,rsfn ANDNTwrzFa,EwnN wATEx ooNdcoErAnMUerFfw NemuRrroM+MEAM nuMS. ,fvruvwrlsereoE 1'OESSIITI,LSEfi1a1 —M rEHwNVrorBrnArol AB8ET011AN KANTM 0f DATE 419/ HOLED BOTFO s4elrEwzanc- oKrawu IrMN. NOLEPRgR10PUNTNO DRAWN BY IK ARNBTOREMAMSOTHAT CHECK ®BY rK � ® � COMMISSION NO. Ins. PEIrCONO Mm&wT1Hk4USIRr Minn.- ra®•reUrEC SHEET NWAIRR .• • '•`� _ {; nANncEEn- rHSrsc ARAO1- rDIB -s amm • :l�: • , ;`r;� '$N; EERDOT w000srAQCnvMU IO(3EGANINNL -SHP[C !� BdvAm -tents EDIIVAABS•R6ERT0 NAN Ir01M1E19C0NUkTEN0DINGS '•. ANLLmd asF� 1 E EI rLO. wlw PMUCINARY VZGZTATN • S. ROOTtALLRTON MOIIgOLJICxEOE r; mKRSCroee RenQNwIIER PIANMG TOa•savFC O6TAII8 T6IING rEImlArloN NrH reol ro ,. 1 I OU rriaaRORwwusis WRDINOWNLM 3 PVC L I PRIVAACY FENCE ® EAST PROPERTY LINE 4 DECIDUOUS TREE PUNTING DETAIL S SHRUB PLANTING DETAIL �� 2 L1.2 �lt'•''r q.2 sUEB,r.rr E. +..wv..v U.2 swew -w 0 2001 BRV Gmeo 1 10 F lk W, ` _ _ ��� 1,1.,1 � _����_. 14 PIP BKV G R O U P Architecture Q ( `�� Q n Interior Design e C Engineering 1 J Y `T' Y `1' I i I ! I � Boorman Kroos - -' - - - -- ' I Group Inc. 222 North Second Street Minneapolis, MN 55401 p Telephone: 612.339.3752 Facsimile: 612.339.6212 www.bkvgroup.com 1 1 1 CONSUUAND 1 1 I 1 I 1 1 1 1 1 1 I _ MIL _.m PROJECT TIRE BROOKLYN CENTER A e 5 c Q° b l'J l:J l"J lJ lJ l'J RETAIL REDEVELOPMENT �a yM. r,5 N I FLDOR PLAN p,r,5vo,n ' I ' AI SCALE• I /IL'�I' -O' SHEET TIRE FLOOR PLAN AND BUILDING SECTION BUILDING D P.U.D. SUBMITTAL CERIR,CATRJEI 1 5. �Rr -v Nnan.v n•wafnM T.e mr 6 r.o. wiHC I �� � .._/ rro nECUwlrx UWr pA�WTED RfDA c00fmG 5r5rv, S. Q,K,Ap.SN„a,d 5�pl,omoap U[ama0frolevbM MMet Vna� I �_ (�' TA. fAwMG MMSNne SNNN Wfy+ela d m-. , o. eau I sr eEwlnc �o. I I car voR.l *�o. wHOO.+ � I I I I.alr I I 1 1 I I 1 I % ,v,,,0,4ft. ATE NTT BUILDING SECTION AI EJR SHEET HUNKER Al T , • BKV 8 G R O U P Architecture �p � Interior Design e. a Engineering a»��• � Boorman Kroos a Vogel Group n.eew. Nu Inc. �� `^•'°'"° 222 North Second Street - -- Minneapolis, MN 55401 ='-- —' -- - - Telephone: 612.339.3752 I SID E ELEVATION Facsimile: 612.339.6212 LE , .1' www.bkvgroup.com cDNfmlANtf rRO�ECT TnfE BROOKLYN CENTER RETAIL REDEVELOPMENT FLOOR PLAN I xs.w an� SIDE ELEVATION ^- � � I SCALE• iM'•P -0' o x . rnewe •rnw nxv ar-a- SHEET TiIIf BUILDING "C" f, FLOOR PLAN xEer " 8 ELEVATIONS P.U.D. SUBMITTAL .00c r.an „�,�,R,,,R,,, x nc.• toe'.°'- Cen- -ATIoN �rriep, er f••1 eaar� m.afoaa�. a -•�:' s z _ nn roro e.a.o•�raoena l _ _ Ilcer"r0llaravY nanecl ub. toes r..Q w .•. case x aoAmn rsw+ In.ar a In. sal. a ru.r.ra. aw eosa+� saww awwe FRONT ELEVATION SCALE, IM •f -0 r.fe+e wwn f+e21 1111! nesNlMlD M4 COrrO ,yyN,. NPItlR �• - I nreowr e11 REY610Nf No. DAfE I � I I x1001LM AfaLaOE ;III il�� 'ICI lcpf r. ®Ov r - DATE UIrNI I= No— NIf.10 SNftT NUMBER e REAR ELEVATION AZ Sf"LE. VD'.I'_0 O mBl BRV Gam BKV G R O U P Architecture Interior Design Engineering Boorman Kroos Vogel Group i 4 f 222 North Second Street Minneapolis, MN 55401 - - Telephone: 612.339.3752 Facsimile: 612.339.6212 www.bkvgroup.com 1 ST ELEVATION SCALE WE• 1 /IL••1' - 0• CONSWIAN PROJECT TIRE BROOKLYN CENTER I I I Q I RETAIL ' REDEVELOPMENT I SOUTH ELEVATION NORTH ELEV O ATION EXTERIR S SCALE. I /IV.r -D• ELEVATION SCALE. I /IL'•1' -0' :'��+lit P.U.D. SUBMITTAL CERMCAIION I NMSq CsMp Intl <b IA*� oed'•telb�. nperlwa Veosb q ^w nuM�nr/ OYecl�prvYan otl nellene ON i tC�re•Oliol�w�d McN10c1 urdw I I /I[� N10ntl MSroletl�'.wM. C— v NIn11011 I I 1 I 1 _ I 1 REVEilONS N0. DALE _ - DAR VIfNI ORA.N31 E01 CHECKED lT C COMMU ON No. I "'S.10 a EAST ELEVATION &.MN en SCALE. I /IL'•1' -0' A3 O ]OD RKV GwP B K V G R O U P Architecture Interior Design y Engineering • 9:D ° ,D r„ ; Boorman Kroos Vogel Group »..or.r». I � Inc. n !� North Second Stree Minneapolis, Minneapolis, MN 55401 Telephone: 612.339.3752 Facsimile: 612.339.6212 • r r m r =ter y ` ° e. ° www.bkvgroup.com »..v...�.» .. m ••• �D^' crnulasnlm ,WL..CLD e•D. rsa »w vrtacc, smt 5 BROOKLYN CENTER RETAIL z REDEVELOPMENT .an .uso....a� ��.xe r.ceo uv � �'.�• .DU..em ov � �a,w ns yec r.LlD CY .. �?A. rK[D 4Al A, �aiw SMOt YVL fAt[D OU j r DNIOIR m �d . .e• SIEfl IlilE WALL SECTIONS P.U.D. SUBMITTAL cErtmunon uw.see na.re,d ..ne.a 1 TYPICAL WALL SECTION 7 TYPICAL WALL SECTION THROUGH PIER ! TYPICAL WALL SECTION a TYP. SECTION • REAR WALL D S�C ON AT WALLS 6GOLE N'•1' -O' DG4I.E, IR'•1' -O' 6CALE, N'•1' -0' liCAt& lQ'•1'•O' DDY og- 1�� • erxe N,IfnDef REVEbf✓S rb. D�,E � "01.'Uo— $IE lIDMlE� A5.1 O X*I uvGl BKV G R O U P Architecture Interior Design Engineering caws . arwe Boorman Kroos nwwa., wn Vogel Group u«, spNa maw K,u rusap rpQw K,.. rul.lp Inc. 222 North Second Street Minneapolis, MN 55401 Telephone: 612.339.3752 Facsimile: 612.339.6212 www.bkvgroup.com p..sa.n Mar, ...o ...scent .cone, e .lp 7 fJ . +ppa^n rKUe« — �« CONSUl1ANil MjEV ME Kl wld- t1w 1 1pIDEA MuIH 1plDG CpAH �� p{ BROOKLYN CENTER TENANT RETAIL SPACE ppoaw r.aaa« REDEVELOPMENT Gw.bwr ltr z,arrlw, N/eunl.NY Lwt,6 tt lean MDYM 1pd rMSD aN W.�eeee. W slew p�tlena,w SHEET IIfIE WALL SECTIONS P.U.D. SUBMITTAL CERWAMN ucn.sa wa.aa.a wanwv awa wb st.. a nrEae a w�eeao. i TYPICAL ENTRY PORTICO SECTION I TYP. SECTION AT ENTRY PORTICO SCALE• E E �I' -0 SCALE• Gory rapt pEVNOW Np. GA1E nil W1E VItA� DRAWN tY G1A CNECRW er ov cOMw2UOd NO. u1S�p SHEET NIWIER A5.2 O =I uvca" u 99' -s rOaND•Td f0 rgMa.igx t' -9 f /]• T ao s ao I Peo�xa s's' asu _ r _ n • }_ y - n• }_ - o ,/r }•_o• — - r -o• 9 -e• - ' _,no�o mw.xc _ -A r s,.0 u• r n _Y,_d�12tn � / I aoa era � � : S _ -- 0 rO I s ", _ss B 11 t AM. NN e - , - 1 I •Y x,fr PMMT « OMxO ocaMn a s m.d daosws I swo9r .: (�� - ' AT A � I U +� — — � o<�' u° /•} _ � uf aaw�rouu I g Cwx,G wraai - � b a Sw _Yj - as a w9 ,r -• ,/}• I 'ry' I wsrau I I I I b „ ~ t Sq 's•anx•. �o. s ; I suxa 4 — — — — — — 1 ; Q :/r9. CU­ 0 I t eo +n "`Se'd.$j I I I I r ,cxac.Fd C :1- .,iE Sut'v a4R cua Poa C Bona a a 1 I i I uoro. acw 143¢'-1 • - �DE O R[ run L'�- - aEiV0.� e ,xrPW11'M.1°d I .,un io r.¢ �1 cr y p - ..r.r. udnx0. 'K O 014riSip ` `� s' -0• � � ' I � -e• Y -0 '/}' I a Oy (Sft •6 ��YSgge ue9a, eT o/o. ow.rox, vusuru cr I ' , I aLL] - Q � E Q E; , ^� enu ro c -sxan „ u I Z �Q16 3 .e wt ar ovw..xa .eot _ _ _ _ _ _ V _ _ _ — — _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ V _ _ _ _ _ _ /x• r -a' e�/x• }_o- no e's� u+ Q ae � �� sTf� nP[ 1 tau ea OA-Am • wo t FLOOR PLAN a ° •a _e +ry a.m' 11 al 1 7 t =t } e r 8 on v +o a 1 r a a GENERAL NOTES .xoocs' GENFRAL NOTES t:Ont'd WINDOW ASSEMBLY 95 .s Warta a d .I. oars two 'o sxa +s •y .., .st s°MOCmmxo .an'euoxe wi S0 v u �m ma s ,o cavm wuua vas rrnsxm .— I. , rsQxu/ccau , .xxm. uu'xxv , _ srP. arc e o.nd ,n,lss o+. wu ­6 now.. anus tt *nxc em ./ sie• xo'dEn mo..s r +au.c naxxu+ awu. : � G aunt A e ��o u �ttr mis a + xt� otnauuc�.9a" } r .suwrtn R.axc. sa our •x rw .s sc,awun p ­ o +asro•.s .a io r.a a r�qs« �uir�_ .ounds ar s.rtn awss. ,yw I ono* L z 8 ! ry sxrt, u rw .a•'gxs o tas.ar.r uauP sworn. o mono P.rrurx +a .last mx <asrxc.cc y .a000c rua«c •, xuo . s•,: sa s c a rn+ om. xxo aoa rood sexm,nss a rec ear •sort -mtn• w•w. +n! m.. +wqu o 0 sQ use a.Qr .I ran e ° s ranw a+.a xc wT�aw wu :ee °MO iuxo w vw«u °..rw.w °o�u cax+wws wux, e w _iu,[� s. sG,Va P.oua SaPhw 0. O'MAS. .. tabor SLL a.' L°: ePi9aom !,u r aa°o aq. w a ? car.n:..oc .. te.Itxxe - m' rurr toy 9� a r.am to ,� .,�-a' P AM 6 9Q IT, for 9 R/9r 0CVwts. S.VPS [iG M1wsx Nato IAAA I t L— swum e. vuu,oa •sw„rau c°'P •aw.r moo n'r w•MT ,xa u main s -•m ttrnxc ...o LEGEND = µ+.um e+ c c me von e. x arr's .a.. .w.a s'rnxn a. a9nu+oa cd,.cT w.a wrxu U'Itsee -•axs Q s, w�"a ° r rw rs "'.oao a . 4^ v , - e+•. •o. 9 s. ni'ea m. a ie• .eau s'IS ro w.+u a en F_XTERI�, WALL ASSEMBLY Q•— '""T ^ 't a wunas ma .w m $ y 3 . w v.ux:. uG/d.ar not °.t ..G) Ti' -- - s ••. Sa a,u n ° l 3 +am snq Punnnr ,.Pe .oars ms,Is „. . eqa ruts auxsco, ./ eouoa _`E °D F aL 16+}- lg4q.1 -4aa6m ppaey00� -}s>t -1,11 um cu.s pry ' Al'. a y srn nati sl lQ,/ • •}9- 65N emSAISAs2 i G1.4. SRRY COxa4h10 O , ,/� MUATgx Cr afr a11V1a MA/ gr401 Mst 'ry 'e,•. }w .n.n .-wort 9 9 s 3 V[CVU•CUlT r.S,fMa OY,A Yfi. r4sTC lAm SGMq .•fAi r y ./e.rt wM � n � � Y Y . '0. pbVt -n'xu 9prD0V SUPP'.'AS: Oro eruae P•PQI O [l+t10W w.x uva00D. Coogw•n: MOlCT VMUan - e w T d a World ulTa.laS StAES ..m - •} 'ry• . u• 1 LS ra.rn0 °'e O.G SND SP.OMO a'4 O.G L ROOaO [[tltly 1PC '0-n' a1 •F -0 m IDxNgK 00- sl, -lt+t MM OMrn1V/r ROWNO .i rM,d — Ma , u � w suo+.casx _s ne - o '/r , e try' cou"n's`e ad rmqus>. INTERI R PARnnoN DETAIL A1 ,rrt 'o-r a •a -r Inxs"d[ Iem ex + -sw4 . Mn rrsla.ua. p IN RI PARTTI 3 s r•Pw sumrw ' Al 11$ At } 4 -1-0 ' p.TOx�wwo Giq I= . m.. TEj IIw . >Q r9rd _lIDu[ . P.— s°tau'c 0 0 o m o 0 o IIIIIIBA N � '* -- __ - -- - -- =_= = M. I _____- - - - -- _ - -- _ - -- _ - -__ =_ -- -- _ -__ -___ - © 0 0 O v O r°✓ O I: II �N� ____ -_ -- ---- 111111I !��iliiii�� iii�1� ►����li�iiii��i��h� - - -- - _ - _ - _ - -= ............ ... __-- ...._.. ----------- - - - - -- __ -- = r_ _ = = == = -___ • e __ =_ = =_ ======= � 1��i11111111�i�11111111ii' i111111111111�1111111�i�I111111iii1i11111111ii�\ I •• =_ iiiiliil�iiiililiii��ii11 - ____ - -- - - _ _ _ - -_ -- - = _- ^^ ------ = = = =_= = _ - - ------- - - - - -- - - -- - - -- == = = = = == _= ___ ___ _________ - -- �= _ �l_�F -= = = == = = == _ = = =_ == - =- _= - - i _______ __ _ _ _____- .__.___ -__ _ _ ___._ -__ ________ -------- - - - - -- -------- _____ -_ = _--- - - - -__ = -__ -- - :.. ............,.....,.._..,_.,,,. 1111111 ------------- - -__ ______________ __ ______== = = = = =_ ===== = = = = == _ = = _- = __== = = = = =- = = = = =----------- = == D a ,"ns. rnaowu vosr (rro 1 ( e' cwc c BACK ELEVATION ,Ami Imr.. e• o.c x3 r 3 e Msn,."�� ecru � -urd .rrssxs � � x•rtD +NrAc s•o.M w tuwnw slx a /e,o h NOTE: ALL DIMENSIONS TAKEN r EACE e• w.m OF LONG EILK. �x -D• Y -i vmr (rn.) oeerw" s SIDE ELEVATION , .usron .n» ax.s Z y gY� o aro i srtn .wsran to Deem rosr F r e K1MD� z ]. Q ��� =w saes 0 _ *1: 1 t iew[•n/e• ears v. of NOTE: TOP OF ,se ,TAM4 muros S g WALL ELEVATION Off NEEDS TO BE NOT USED NOT USED REVISED TO 6•_q" E v ill Q Z ' a w � vital ss. rt `- ---- --------- --" - - r - • e fRONT ELEVATION �gd DOOR SCHEDULE: / r o SECTION "a €i9 :m r ew ND I DOOR rnwE rmm t •• ' '• :x ARM LOCKSLt RE.oeo1 a MME A PMR (S) tt[M SWAG KNCCS DOCK k RAKE e k MDR Y PRIN MOT R [ r a C4 a se "Is �. nuerE uMT. • x .• a sre I •h' ,rw r , /.• sw 5 ,n som _ ael, o z w e ro loe I .Mme Y e,u lueC 0 •/Ce,IC N 11RD I 0 ryFLS U e M e• z ]�a• rM I p J /. y� � COTtfA i 90 e R ,/r u•ow ��� mss) I ] , /.• m toe . e , /.• M L ti en.m gg `f a HINGE DET s S ECTION a ELEVATION 4 Al 0 GATE ELEVATION t ], � E �..._ e . ,'_o a i - i f T i --------- i BOVIS - - -- - ------ - - - - --- - air ' � , •� � , � �.��+ ] ELL --- - - - - -- I - - -- ----- 1 --------- - - - - -- ------- I PRELIMINARY NOTFOR *- -- ---- -- -- ------------------ , I CONSTRUCTION ' - . , I ry - �- � 1 � :� --� I '�' � ,� °� Vii- •'� _�4 _�.�. \ .,,, ..__^ _ I I •n 1 o' bp s a j M i �- moxr ttev�now - I �w.,r.wti.. e i xicxreuv�nox PRELIMINARY NOT FOR CONSTRUCTION -C.� sj Ll - i ; - =— I -- - - - -- -- - - - - - - -- - -- -- -- ; FMMx10 FLV1 rY rw w�LLx �\ �.\ � . \ � �©� � >©� / �� � % \ � \ \� \ \ I.Zi Vll= � �� Harmony Project 1117 l C. OP -ith 2900 Buil Sle: N TS &—ift, � 1w ft W, of upr*Wng 4 pwpi- .i� &Wgn ld�A W .. .I id..Md I f p�p— JVI d-rW— h-n .. Wl..dl. FWkMw Is roWwwbls (w cumidnj fWd d—wem wd _.__ ._._ _lc__ � 0 0 V� DRAFT • Member introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 2001 -02 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2001 -009 SUBMITTED BY BKV GROUP ... WHEREAS, Planning Commission Application No. 2001 -009 submitted by BKV Group proposes rezoning from C -2 (Commerce) and R -1 (One Family Residence) to PUD /C -2 of a 5.6 acre site located to the northeast quadrant of 69" Avenue North and Brooklyn Boulevard; and WHEREAS, the proposal comprehends the rezoning of the above mentioned property and site and building plan approval for a 45,029 sq. ft., four building mixed use commercial /retail development on the above mentioned site; and WHEREAS, the Planning Commission held a duly called public hearing on May 17, 2001, when a staff report and public testimony regarding the rezoning and site and building 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. 2001 -009 submitted by BKV Group 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 building setback of 15 ft. rather than 35 ft. from the Brooklyn Boulevard right of way for a proposed 7,000 sq. ft. retail building; a 10 ft. rather than 15 ft. greenstrip along the Brooklyn Boulevard right Y DRAFT of way in the location of a proposed convenience store /gas station/car wash; a S slight building encroachment from the 35 ft. building setback from 70� Avenue North for the proposed car wash; and to allow parking and a portion of a drive lane to encroach in a 35 ft. buffer area located along the east side of the site. These modifications from the C -2 standards are justified on the basis of the development being an appropriate redevelopment of this are and that they are offset or mitigated by various factors contained in the approved site 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 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 y the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Application No. 2001 -009 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. All buildings 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. DRAFT • 8. Plan approval is exclusive of all si ne which is subject to Chapter 34 of g rY J P 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 property owner shall enter into an easement and agreement for maintenance and inspection of utility and storm drainage systems prior to the issuance of permits. 11. The plans shall be modified to provide a sloping roof or mansurd -type treatment around all four sides of the McDonald's building. 12. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center standard specifications and details. 13. The storm water drainage plan shall be subject to review and approval by the Shingle Creek Watershed Management Commission prior to the issuance of building permits. • 14. 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. 15. Trash pick up and truck deliveries on the east side of the multi -tenant building located adjacent to the residential properties to the east shall be confined to the hours of 8:00 a.m. through 5:00 p.m. 16. No building permit will be issued for construction of any of the proposed buildings until the plat comprehended under Planning Commission Application No. 2001 -010 has been given final approval by the City Council and filed with Hennepin County. 17. The applicant shall enter into a development agreement with the City of Brooklyn Center to be 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 C -2 underlying zoning district as well as all other conditions of approval. The agreement shall further assure compliance with the development plans 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. DRAFT • _ - Application Filed on 4 -26 -01 City Council Action Should Be Taken By 6 -25 -01 (60 Days) Planning Commission Information Sheet Application No. 2001 -010 Applicant: Louck's Associates Location: Northeast Corner of 69th Avenue North and Brooklyn Boulevard Request: Preliminary Plat The applicant, Loucks Associates on behalf of Christensen Corporation, is seeking preliminary plat approval to subdivide 5.6 acres of land at the northeast quadrant of 69 Avenue North and Brooklyn Boulevard into four lots for the purpose of constructing a four - building, 45,029 sq. ft., mixed use commercial/retail complex. The property under consideration is the subject of a Planned Unit Development rezoning and site and building plan approval under Planning Commission Application No. 2001 -009. It is bounded on the south by 69 Avenue; on the west by Brooklyn Boulevard; on the north by 70 Avenue; and on the east by a line lying 150 feet east of the June Avenue right of way between 70 and 69 Avenues. This property is currently made up of 13 parcels or portions of parcels zoned C -2 (Commerce), 12 parcels of portions of parcels zoned R -1 (One Family Residence) plus June Avenue right of way which has been vacated and lies between 69 and 70 Avenues. This land was formerly occupied by single homes and various commercial establishments that have all been acquired by • the City over the past six to seven years. All of the structures, with the exception of the Duoos Brothers' American Legion Club facing 70 Avenue, have been removed. The Legion Club is to be vacated by May 28 and will be demolished shortly after that date. The current legal description of these properties is Lots 8 through 14, Block 1; Lots 1 through 5, 9 through 14, Part of Lots 6 through 8, and Part of Lot 15, Block 2; Lanes Brooklyn Center Addition. The proposed plat would create four separate lots to be known as Lots 1 through 4, of the RonSam Addition. Lot 1 is the proposed site for the BP Amoco convenience store /gas station/car wash and is proposed to be approximately 52,741 sq. ft. (1.21 acres). Lot 2 is the proposed site for the McDonald's convenience food restaurant and is proposed to be approximately 37,873 sq. ft. (.87 acres). Lot 3 is the proposed site for a 29,575 sq. ft. multi - tenant retail building and is proposed to be approximately 108,769 sq. ft. (2:50 acres). Lot 4 is the proposed site for a 7,000 sq. ft. retail building and is proposed to be approximately 45,743 sq. ft. (1.05 acres). All of the lots exceed the minimum requirements for lots in a C -2 (Commerce) underlying zoning district. Each lot abuts a public street and has direct access, or shared access, to that street. The plan comprehended under Planning Commission Application No. 2001 -009 contemplates cross access and cross parking over the entire development. Appropriate agreements acknowledging this fact will need to be developed and filed with the title to the properties. The City, for purposes of this proposed development, considers the site to be a single entity. As mentioned previously, the June Avenue right of way has been vacated with the City • 5 -17 -01 Page 1 retaining a 60 ft. wide utility easement over that same area. Existing utilities such as sewer and water will be upgraded and continue to exist in that location. The final plat should show this 60 ft. wide utility easement. The City Engineer is reviewing the preliminary plat and will be making written comments which will be attached for the Commission's review. Copies of the preliminary plat have been forwarded to Hennepin County for their review because Brooklyn Boulevard is a county road. This plat is more than five acres in area and is subject to review by the Shingle Creek Watershed Management Commission. As mentioned in the previous report, no on site water detention is planned for this development as water will be sent to a regional facility located in the Palmer Lake basin area. The particulars of this plan are subject to the Watershed Commission review and approval. A public hearing has been scheduled for this preliminary plat and notice of the Planning Commission's consideration has been published in the Brooklyn Center Sun/Post. R ECOMMF.ND A TTON This preliminary plat is dependent upon the approval of the Planned Unit Development under Planning Commission No. 2001 -009. If that application is not approved, this preliminary plat should also not be approved. All in all, we believe this preliminary plat is in order and approval is recommended subject to at least the following conditions: 1. The final plat is subject to review and approval b the City Engineer. • J PP Y tY 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. Approval of this preliminary plat is contingent upon approval of Planning Commission Application No. 2001 -009. 4. Appropriate cross access and cross parking agreements, as approved by the City Attorney, shall be developed and filed with the final plat. 5. The 60 ft. wide utility easement remaining after the vacation of June Avenue right of way shall be shown on the final plat. 6. The storm water detention plan proposed for the land comprehended under this preliminary plat shall be approved by the Shingle Creek Watershed Management Commission prior to final plat approval. 7. Building permits for construction of any of the buildings comprehended under Planning Commission Application No. 2001 -010 shall not be issued until the final plat has been approved by the City Council filed with Hennepin County. 5 -17 -01 i Page 2 l // �/ ,� ire •) ! r � :. + �. r ■ 111►: a `- ���� ;�.� �. 1111► ..r. ' �.■, ■� .11 1111 � � ���_ �.I .. �� ►�- ■ 11111111 �1 _,,, : , ,; . . /11111,■. p..► . r ._ 1 A /111/11 �� �, iii► _� ; i 01//11111111 .■. r all 1 /11111 � ��' �j� • . 1 111 ��►� ■�N��■■ '� 111 a l l ►, 1/► � ■� v J Hill 111/1 1111111 �.. .. . ��. - ►�j��:: .... A all mm /��'� '11f E ■ .... , ; � 11111• _ - �,�� //// ■■ " � � I�I � �; � � � 11�'� _ �1�11111111 ■ 11�. ■ri 111111► r � � � � 111111..1■ X1111 11111, �■ :: � ill�'.�''l�iQ■■�� 1111111 ,O /1 /� �� � `3 °$ ��4' � . � ����1� ■�11���� 1111 11 11 111"i;M X41 1111 11 11111 a - Ir - / � ���111111�11111111 � /,■ 111 �� ' 1111 ■■ 11 11 ■ °'" ��! +'�'Ii11l��'1111111�1 i � f 1� 11 111111 �-�► �� i � - i - �� � 1L ,1 1 .. ,�► 111111111 /� / /il�,� ��, � 1111 11111 .■ � _ � �' ♦ '� X11 /1 11 111 11 111 11; .�', ► ., lLil=i= ��� � ♦ �� � � . 1111. ::1111111111 ► ��� ♦♦ �► 11111 \" /1 // �`�►�� `� ��► 11111111 11 O � �� SO ..�, ,�► i � T .. r AooiMm AAdfVaa _ S j •`\ \ }` !� - 6 . v s° ti i' - - -- - -�- - - -- -- ""�.. pr -- — fir — ._. d -- i' =' ,d— -- - - -- — — a - -- - - -- -- CITT OF Lot / a y- •` r + y � , ,�,..�' ° b r r �ir� h \���' \\ �� \r \\ 1�.7M ►L y -F f�LoF- `V.s' -� �� I I � ♦`\ � y , � �`\ L \ _ i Ln..J .'� '•, j� . snsna� � � , ya.11 \ /_`� I ,. LECOO \\ �`;\ . \` \ -' �r Y,�•+ ,,+ •�,� .� 1 , ro i3 ♦� r: \� ',, II II IeP\ • ■ w,1 wa .a.1 m \ ` � � `�`— '' �` a "•` ` , !� , . " � �— r Lot 3 .� I � r � O wacw rwoL .- t_wwrw S \ /,`\ r a 1 � '� -. fII�,� ,j •� tIP47M ado 4.. P uaP 1aL — .— wncemaoal¢ '\ \ \\ \ \ \ \ \ \\\q �i��,s ..�� „ w' _ �• y r ° �'�.�' �_ 1 " (L7.ao ��P '1 V I Y lea■ 1ot -- a -ucaoa B8 \ [ // _ � ,l c • ' \ •�\ � � . r ` Y •' _ � 3' � r `�`c _�'?� -,g b _. _ _._ _ _. _ _ _ _- . _ _ _. _ _ .. case rwoL — r- umoaww Q \\ \ / 1 �I b'as NPrar �aoPOOa aaa►o \` \� �� � � - • Y : /_ -� __ .I� P" .�• r, �I� � .. C �- 3TSC�c�.. �. necxw �� \\ \, ��•' / r` a\�• / �' LOf � ��'f i I m. � - ^ C r ...-c arras - rave eea: •, \ \ `Y\ \ /S J �..� \ \>�,a .� a ?✓ <�;.' I e °' - - - -- y� .- I' ------------- - ' - - - 1 � _ _ 1,areN■ ew Na 1c:e: \ ` \ `:` ° Y. 'V' , I �� .. �� � � � I `�' j ice. IMr a14 aYa a Mb 1 4 . 1Yrp N N 1YM N. a.l .I YY a.rr1�.�4aWir lYat aNw \ P OnrR aMY Amlo. NwiNb W41M■1. • \ \ \ 4. � I - ayr \ \ \ L 1 �"'r" '\ \� • \�` \ -�`.�, � _ � i �%i— _ � - ' 7 ' 1 ° .�'`1 a s a■r \ I� \ \ e \` - * � -J- }� _° 1 � I m a�i a�Y aww \ �` \ w .7C / / ��•vaw. - 25&481 w.rn...■snwLm -- mg I . � W ✓r �� . / -Ya.M .n � _ ..w " 7 rt �■�■ 1 �__ �� a ■ter A ssoc ATES \� \ \ Preliminary Plat Adbk . Application Filed on 5 -3 -01 City Council Action Should Be Taken By 7 -2 -01 (60 Days) Planning Commission Information Sheet Application No. 2001 -011 Applicant: GPD Associates Location: East of Brooklyn Boulevard Between 55th Avenue North and T. H. 100 Request: Site and Building Plan/Special Use Permit The applicant, GPD Associates on behalf of Tricon Global Restaurants is seeking site and combined Kentucky i i building plan approval and a special use permit to construct a 3,142 sq. ft. c ky gP P P Fried Chicken (KFC) and A & W restaurant on the lot to be created immediately north of the old Toys R Us building which is being converted to a K & G apparel store. The property in question is zoned C -2 (Commerce) and is being created through the plat submitted by Brooklyn 55, LLC under Planning Comnssion Application No. 2001 -004. This preliminary plat was approved by the City Council on March 26, 2001. The final plat, however, has yet to be approved but should be within the next few weeks. The size of the proposed site is to be .75 acres and is located between the K & G site and another lot north of this one which is being created for the development of a gasoline /convenience store. The property is on the east side of Brooklyn Boulevard, midway between 55 Avenue and the Trunk Highway 100 right of way. It is bounded on the west by Brooklyn Boulevard; on the north by the proposed gas • station/convenience store site; on the northeast b the Firestone tire store 5445 Xerxes); and on Y ( ) the east and south by the K & G apparel store (5425 Xerxes). Convenience food restaurants such as this are special uses in the C -2 zoning district. AC'.C:F.';,9/PARK1NC'T Access to this site is gained through a 40 ft. wide roadway easement leading from 55 Avenue North. The easement serves this site, the site to the north, as well as Firestone and the K & G property. Access can also be gained from Xerxes Avenue to the east over the K & G property. No access directly to Brooklyn Boulevard is proposed, nor would it be allowed. The building will be oriented to the south with a drive thru lane going in a counter clockwise fashion around the east, north and west sides of the building. The pick up window will be on the north, side of the building. The main parking area, including handicap parking, will be on the south with 21 parking spaces located in this area. Parking for this site is based on the restaurant parking formula which requires one space for every two seats and one space for every two employees at the maximum shift. There are 58 seats serving this combined restaurant and eight employees total. This requires 33 parking spaces. The plan calls for six additional spaces on the property, easterly of the access drive for a total of 27 spaces, six short of the minimum required by the ordinance. I have contacted John Johannson of Brooklyn 55, LLC and advised him of this shortfall. He has agreed to shift the east property line approximately 18 ft. to provide the six i 5 -17 -01 Page 1 additional parking spaces 'required. This would be accomplished with the final plat, however, the plans should be modified to reflect this change. The Engineering Department has expressed some concern about the circulation around the site. Turn templates show that the movement from the southbound access drive to the drive lane will be very tight. Also, they have expressed concern that the site layout may make it very difficult to get semi trailers into the K & G loading dock at the building to the south. Further review of these matters by the applicant is in order. GR AI)INC'T/DR ATNAGE/1 TTILITTRIS B -612 curb and gutter is shown to be provided around all driving and parking areas. The curb stops shown on the various plans should be eliminated. Drainage in the south parking lot is handled by two catch basins in the approximate center of the lot. A catch basin at the northeast corner of the site and one in the drive lane at the northwesterly part of the site collect drainage from the drive thru area. The sanitary sewer is located on the north side of the building and is to be connected to what they believe to be an existing sewer in the driveway easement area northeasterly of the building. Water is proposed to be connected to a water main in Brooklyn Boulevard and be connected to the south side of the building. The grading, drainage and utility plans are being reviewed by the City Engineer and any written comments will be provided to the Planning Commission. LANI)SC'.APTNC'T The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This .75 acre site requires 80 landscape points. The applicant's proposal is to retain as many as three existing shade trees on the site. They propose to meet the landscape requirements by providing three shade trees (Red Maple) and two coniferous trees (Colorado Spruce) along with an existing tree in the Brooklyn Boulevard greenstrip to the west of the building. The balance of the landscaping proposed for the site consists of eight ornamental trees (six Snow Drift Crabapple and two Ivory Silk Tree Lilac). The Snow Drift Crabapple are located in an island protector area south of the building while one of the Ivory Silk Tree Lilacs is located at the northwest corner of the building and the other along the east side, of the building. Forty-five shrubs including Globe Blue Spruce, Green Mound Alpine Currant, Woodwords Globe Arborvitae, and Compact European Cranberry Bush serve as foundation plantings and island plantings. Hardwood mulch is proposed in these shrub planting areas. Underground irrigation is required in all landscaped areas to facilitate site maintenance. The total new plantings amount to 76.5 points. That plus credit for three existing trees allows the landscape plan to exceed the minimum points required. 5 -17 -01 Page 2 i' RT TTT DINC�T The building exterior is proposed to be stucco with a stucco accent band and E.I.F.S on tower type architectural features located on the west and south building elevations. Colored fabric awnings are proposed as well as a possible illuminated cupola. Accent colors include various shades of brown checkerboard treatment for the A & W wall as well as red and white accent and a picture of the "Colonel" on the KFC portion. These features will need to be reviewed further at the time of a sign permit to determine that the attention attracting devices are within the limitations for wall signs under the City's Sign Ordinance. The floor plan shows the common seating area and service area as well as the layout for restrooms kitchen and cooler space. As pointed out previously, there will be seating for 58 customers and there will be eight employees at the maxmimum shift. T IGHTTNGITR A SH The applicant has submitted a lighting plan showing photometrics and the location of five 25ft. high freestanding light towers. The foot candles shown do not exceed the standards outlined within the City's Zoning Ordinance. The light standards should be shielded in such a way so as • to concentrate illumination on the property. No glare should emanate from, or be visible beyond, the boundaries of the property. The plan shows the location of the trash enclosure to be easterly of the access drive. It will be an 8 in. scored concrete masonry unit painted to match the building material. The height of the structure is 6 ft. 8 in. and will contain a solid wooden opaque gate. SPFCIATI IISF. PERMTT STANDARDS The applicant has submitted a written explanation as to how they believe they meet the standards for special use permit contained in Section 35 -220 of the City Ordinances (attached). These standards for special use permits require that the proposed special use permit will promote and enhance the general public welfare, and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood, nor substantially diminish or impair property values; not impede the normal and orderly development of surrounding property; be designed so as to minimize traffic congestion on the public streets; and conform with the applicable regulations of the district in which it is located. Their letter notes that they believe they will fit into the surrounding uses of property both aesthetically and use wise and will not be detrimental to the h=ealth or safety of the general public. They believe their proposed use and development will not substantially diminish and impair 5 -17 -01 Page 3 property values within the neighborhood given the plan they have submitted. That their proposed use will provide the community with an alternative quality restaurant which can be safely accessed by pedestrian and vehicular traffic. That their development will be constructed, arranged and operated so as not to interfere with the use and development of neighboring property. They state that their site design meets required building, parking and landscaping setbacks and will provide safe circulation of vehicles and pedestrians on site. And finally that they will conform with the applicable regulations of the district of which they are located. In general we would concur with their comments and believe that the proposal meets the standards for special use permits contained in the City's Zoning Ordinance, provided additional parking is added to the site as previously mentioned. A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners. RF.C:OMMFNDATTON We believe the plans are generally in order and approval is recommended subject to the following conditions: 1. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and erosion control plans are subject to review and • approval by the City Engineer prior to the issuance of permits. 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 permits to assure the completion of site improvements. 4. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 5. The building is to 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. 6. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 8. B -612 curb and gutter shall be provided around all parking and driving areas. • 5 -17 -01 Page 4 • 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. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 11. The final plat dividing this property into three lots shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits. 12. The plans shall be modified prior to the issuance of building permits to eliminate the indicated concrete wheel stops and to provide six additional parking spaces to the east end of the site. 13. A special use permit is granted for the convenience food restaurant proposal as indicated in this application. Any expansion or alteration of the use not comprehended by the Zoning Ordinance shall require an amendment to this special use permit. 14. The special use permit is subject to all applicable codes, ordinances and regulations. Any violation thereof shall be grounds for revocation. • • 5 -17 -01 Page 5 m, ICI - r Ai Obi �Ii �► ���� t �� I 00 _ " r 7 45;7 Z ,,,,,,,,■ � �.' ice.. � - � . -,�■ ,,, . � , � , -� �.- -, .� � X11► .� - � Gi = - ; . ` 4 J f l S r •� f !11♦ ■ soon J 11�i�`��iii� ■= == " �� � � .. OM MN SM ■t■ j '• F �� CPO?] - At • GPD ASSOCIATES Engineers . Architects . Planners 98040.79 April 30, 2001 City of Brooklyn Center Planning Commission 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 Proposed Kentucky Fried Chicken (KFC) /A &W Restaurant Lot 1, Block 1, Toys R Us Addition Brooklyn Boulevard (CR 152) and 55 Avenue Dear Planning Commission: Tricon Global Restaurants is proposing to construct a new concept restaurant on Lot 1, Block 1, in the Toys R Us Addition. The restaurant combines the menus of KFC and A &W in one building. The building will consist of a gross floor area of approximately 2,806 square feet with the cooler /freezer making up approximately 346 additional square feet. The restaurant will have a drive -thru and will have in house dining facilities for 58 patrons. The towers on the building capture architectural elements from each individual concept. The site has been designed to accommodate 27 parking spaces plus an 8 car drive -thru stack along with an escape lane. The proposed landscaping exceeds 80 points, which is the required amount of landscaping. The trash containers will be completely enclosed by a structure matching the field color of the building. The front gates will be constructed of solid wood planks, painted to match the building. At this time we are seeking approval of the Site Plan, Landscape Plan, Exterior Elevations, and signage as submitted. Additionally, we are asking for approval of the Special Use allowing drive -thru facilities. The proposed signage package, including a main pole sign along Brooklyn Blvd (CR 152), wall mounted signs as shown on the elevations, a directional sign adjacent to the main entrance drive, an exterior preview menu -board adjacent to the drive -thru lane, and a menu -board board adjacent to the drive -thru lane, has been included for approval as well. Please feel free to contact me directly at 330 - 572 -2275 with any questions or concerns. Very truly yours, GPD Associates Stanley Katanic • 520 South Main Street. Suite 2531 . Akron, Ohio 44311 . 330 - 572 -2100. Fax 330 - 572 -2101 . Web www.gpdco.com Glaus Pyle Schomer Burns and DeHaven, Inc Akron . Cleveland . Stow, Ohio. Indianapolis, Indiana • GPD ASSOCIATES Engineers . Architects. Planners 98040.79 April 30, 2001 Standards for Special Use Permit for: Proposed Kentucky Fried Chicken (KFC) /A &W Restaurant Lot 1, Block 1, Toys R Us Addition Brooklyn Boulevard (CR 152) and 55` Avenue Section 35 -220 - Special Use Permits Per the City of Brooklyn Center Zoning Code a Special Use Permit shall be recommended or granted pursuant to Section 35 -220 if the applicant demonstrates by evidence that all requirements are met per this code section. KFC /A &W is requesting a Special Use Permit for the drive -thru and believes it meets the requirements as outlined by the Code as follows: A. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. This corridor facilitates many restaurant and commercial uses. Proposing similar use of the property, KFC /A &W will not adversely effect the adjacent properties. The property is located on Lot 1, Block 1, in the Toys R Us Addition. To the north of the subject site is a proposed Super America Gas Station, to the east is Firestone Tire, to the south is Toys R Us, and to the west is Brooklyn Boulevard (CR 152). KFC /A &W is very sensitive to the City of Brooklyn Center's concerns, and has designed the site ensuring general public health, safety, and general welfare. KFC /A &W is proposing landscaping to screen any noise /traffic. KFC /A &W is a perfect fit for this location similar to other restaurants along this corridor which all have been granted a Special Use Permit for drive - thrus. The building has been designed to fit the aesthetics of the area. KFC /A &W schedules trash pick -up frequently, eliminating lingering odors. KFC /A &W employees routinely scour the property to pick -up trash and debris on site. KFC /A &W is looking forward to providing a safe, healthful, aesthetically, and culturally pleasing restaurant development in this site. 520 South Main Street. Suite 2531 . Akron, Ohio 44311 -1010 330 -572 -2100. Fax 330 -572 -2101 . www.gpdco.com • Glans Pyle Schomer Burns and DeHaven, Inc. Akron. Parma Heights, Ohio. Indianapolis, Indiana • B. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purpose already permitted, nor substantially diminish and impair property values within the neighborhood The proposed development will not result in the damage, loss, or destruction of anything historically, architecturally, naturally, culturally, or archaeologically significant or scenic. The property is currently a parking lot. This use will be replaced with an architecturally and aesthetically pleasing building. Therefore, the proposed use and development will not substantially diminish and impair property values within the neighborhood. C. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding properly for uses permitted in the district The proposed use will provide the community with an alternative quality restaurant, which will feature a diverse menu. The proposed use and development will be able to be safely accessed by pedestrian and vehicular traffic, and is in a location to be adequately serviced by fire, police, and emergency vehicles, as well as refuse collectors and utility workers, if needed. D. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. The proposed use and development will be constructed, arranged and operated so as not to dominate the immediate vicinity nor to interfere with the use and development of neighboring property in accordance with the applicable district regulations. The site design meets required building, parking, and landscaping setbacks and will provide for the complete and safe circulation of vehicles and pedestrians on -site. E. The special use shall, in all other respects, conform to the applicable regulations of the district in which is located KFC /A &W is proposing to construct at this location their new prototype building. The building will be a one -story structure accented with awnings. The proposed building is 2806 SF with a 346 SF freezer /cooler box, and provides 58 seats. The property is zoned as part of a PUD and the proposed KFC /A &W is a permitted use; the drive -thru requires a special use permit, the proposed development is consistent with zoning and the current development in the area, and will be developed in a responsible and professional manner. The proposed use will be in harmony with the general and specific purposes of the City of Brooklyn Center Zoning Code. • 520 South Main Street. Suite 2531. Akron, Ohio 44311 -1010 330 -572 -2100. Fax 330 -572 -2101 . www.gpdco.com Glans Pyle Schomer Burns and DeHaven, Inc. Akron. Parma Heights, Ohio. Indianapolis, Indiana Considerations: KFC /A &W believes they have supplied sufficient information supporting the City requirements for granting a Special Use Permit. The proposed use is a perfect fit for this site and has been designed and will be developed in a professional manner. As you review this submittal and consider granting KFC /A &W the Special Use Permit, please note that KFC /A &W will be a public benefit providing an alternative quality restaurant with a diverse menu; while at the same time meeting the City's standards for parking, setbacks, drive -thru stack, landscaping, lighting, etc. The proposed site is located within a contained strip along Brooklyn Boulevard (CR 152) with the same uses, and the development has been designed to include a building complimenting the adjacent structures, an abundance of landscaping, and a site design meeting the standards set forth by the City. 520 South Main Street. Suite 2531 . Akron, Ohio 44311 -1010 330 -572 -2100 . Fax 330 -572 -2101 . www.gpdco.com Glans Pyle Schomer Burns and DeHaven, Inc. Akron. Parma Heights, Ohio. Indianapolis, Indiana _At • MEMORANDUM DATE: May 14, 2001 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Howard, City Engineer SUBJECT: Review A &W/KFC Site Development Plan The Engineering Department has reviewed the site plan dated March 11, 2001, for the proposed development. Comments are as follows: • The developer should be made aware that the parking island on the south side of the site will prohibit trucks from utilizing the existing Toys -R -Us loading dock via the access aisle. • The developer should verify that a 2" water service is adequate for domestic and fire protection. A 6-inch service is available near the point of the proposed connection. • Hookup charges shall be in accordance with the 2001 Water and Sanitary Sewer S connection charges of $3,000 and $1,500, respectively. • The proposed plan shows a connection to a sanitary sewer in the Access Aisle. The City records reviewed do not show a sanitary sewer main in this location. City records indicate sanitary sewer is available to the site from the west side of Brooklyn Boulevard or from Xerxes Avenue. An external grease trap will be required and a sanitary manhole will be required at the property line. • Sheet C4 — delete reference to frost line. • Sheet C4 — The City will charge for a water meter and will not perform the wet tap. • Sheet C2- The detail for the accessible ramp and the B6 -12 curb and gutter shall be modified to meet City standards. • As -built drawings will be required upon completion. r — ----------- 1�4 � �b � �,✓ �,`� , \ �.' . 1t ` , � , , -�1 ` 6 8 Ear - - _ -- \ 11IV% U IM + to •,� I , 'l. �.. •{ ■ ='.,/ ----- ...._ - - - -� I R I i I I f i I II ii ` \�'�� - 1 � � � `� `:\ .��r_� ,�1 -;•�1 ,�`g, �.�. � ei!!ldlllil�i � W �, +�' �• � 1 1 -� i r ,,, '. i `• �� ' oru . F (�..r■r 1 � � �. s •. SITE PLAN NOTES A MM k N ® 1. was b arMMn a01wwYCae► M ICa110t1an /►/L K Kaabl6L W 41 Ill ry / POINT INATE DATA w11L M 1>}IIIY 1C�1 Nw II.WU IIIC Ti01YR�a! IMeO Y Ilww w WILL BE PROVIDED `'/ 1 ILL .Owl n►l K !O►a10 N AnOMV1R nW1 OLA 11wK, waarEawK IIW M • , Y PRIOR TO CONSTRUCTION " C IM AD 6 M 'OwWWawM! Iai 1011111 O►111111 I16 I1 w V11 K M IIIwa11W WwlwOgl ba 1 \\ \\ / � \ a® M awwlwwaw L.LeK r wwlvwwr ara6 wwa rrra► • rura arc_ ""ll rom / . , to w a ew aoo�/Ka w�w. m a �� �aex�ww nuax$r'nl°'° zo � a K \ \ a M wlrw 6M was K aal ®Om � west a •oa nwM1 M as a WaaOrrawa ran lauww �, i � f►1w.wao ra rlea wawa L M 10ROIOItl > Ifw nOYM wM0 •wall q 01fZ ww11 la abW K 1 180 9wN.W bf \ J' I. \ \ for --••L tk�• rraarWas wur aa1►w►. wv sw� i r W M tanwcwll ra uL.aa wo " `kef . \ \ YL b"N AO 4 .nC51�'' / 11[IM W llQ IIIC1w10 paD n Ml WNat WI1K. a L a' aw""_ V � a, cal nloKwL w ova+ wwlw a M lures wru K ma Iv1ne n M mwnreWw wmn W '' twLwYL'awL WwalwK wwl xonw M wwalaa',afa wraol ► n oralv of w. w •. \ \ �' ' 105''° s > r llamollaci. wn.luwa 1aL nor .ml K[IMw' K . < �A a r / \\ X1 \ \ L R on+cww ra a a e aow I r p ralir'mLw a i m�"ww.lal� Ri Al \ 1� :. '•;::. >' $ ::::•n:.. a a_ KEY NOTES I I :.::w[.�"'°.::: �• o a o nuw� vna,a aro �amw :Ud cal Awq Kw0 ba sx• . . r : \ : mawcr r rte K11 aaw w was rot oaot Km a1. LEGEND � ioa ®::•, r " .. �}:;: {J1 � ' aawwuw rm a�Kw ru o�aca � ra cam ml. \ \ ::.�. . ' : � ® wa6wr rex. waawl. Imm►1a Wr. In Kwa flat G1. ::: ,:::. awwKa, tae. axmu Lnr ro KM >1Kr as. 1 ':: � a �m wa raal�wo lLLa 10 ws.��� \ � .: M t \ 1 � �' ° �''�• ws® fr aLl4 M u. rw can cam !f Iau d10 Me n , lr` 6\ ® an su.na u ab Q n::::::..::•.' ' �- rlsmu W01 os � � 1 omm) d{. G \ �•..�.: \ fowol 1Lar • arn+ml paaa € r ra.wwwa n ae _ rest WL aaM .rm aal. J n Dan alawu Ipa01w1 n aL-rK Kra cam aaJ. rKwv lcwr oro / .... .. ........ :........:..................... ........... ....... .......:::::•:: ���� .m Iml 1ws wlaw In raaamx rwl KM / o0r wan ® wa / wL 4 ra Kaa f11m w. �aR'. '::::: ::•ii ::..:: : .::::. :: ^:: :. -. .•• / / � � � � � W " •%If• ` �'� wnl YX Wrs rse wmwAa rK Kaa cam cz ' e. �fy M. IIf► N 1e11n1ou -enlc M ':•::•i: ':: ": w y ; ;::. •i`i� ••.•::.:;: ?r ?:•: ::: •::. `: r;: : • / / i / T t— waol wx nwr Wwr10 MbwS -waR rw Kw own as ! rra► llvorx awac - wrn ox wa rLmnao. � � c --a-- Deno amnww roan lac feawl we rlws►o care naol a[rrRwla. w r cx na F_ l6 aw. canna Wr rw faaa caw es � � to � 8 't��!! -.rs�: e.+7T�� ---s— owr waolonaw car foa uc aurwns wfla rwww rK Kwa won Ka . i{ 1 SOMA lac caw KOL w axa n6 b rw1 OnIL osw ns os V: rra rl tp`f� ��` % /// waaalo wasa wswl aorrrr ww..+1K can rot aawa cam Ks •f! `��• aslwl drwl wW I test OaawL alKr d.l. � amLt WweraLWl rb raL an OI aaoaaM moa aKrwlma \ ® wafww rWOV rww cffawca wwwo A KM cam v. \\ ` 0 womamwcd PARKING SETBACKS BUILDING SETBACKS P\ tart® rawWm \ \ 110061K1K1 rw�lllllr p• IK � fir awww wA IK lY W fj \ r / / C raarKK rrm m WO saes aowwl wmw & W'°w 4� 1 1 �0 r.arK® wa. ' w"� •' w"K'A' BUILDING INFORMATION KA60�1 10 \ \ \� \ rWO W►1w ba W1L 0,;. 02/01 �U wsa6 wcfKa a rawwm rawo 98040.7 mwo 'r» \ K, C I.orwow IW nm n6 -m -nn , \ \ 1 � � \ � wsm aaw aac pwaq b' a lai -ul w rlso6 raa Of11w0 'o•eoeam rp' xw rx aaruelc Irt '. •onua toxneeiail aw � aaaralsalt rw xa naeaaoa ., INIIYII -Kf ItO IWI CR#G. WN161pR xxl F xYll p b Y xllx Wx !IO[ xlt x/N F•M+.w a ' aYa1FMTxxr• Oa•nd 1I101YI• IMNRM�Yx11iR Ilxx t -- � • MxGIR tla{1t xx10x m •BIII[ M1xYM . m /•L GIRT T �� � m M xarxu•w Ie•riooni xal xv.xlxme xo mo• y avr a h. xor m .. ruu 'an s re re usa aa• o nw s r ewer � °. q� •�an'w'� a orcr m0•aw orrax •Im r Ina •w xm xaaaem na � ' I a Deer *r M — xx Inn •w xIx rrlaR t 'i• p ' -r/r swr sxnia rnuaac TOP OF CURB T, m _ mw _ m xmm •oc OYa w Q _ V•' uxrar •.em mar a xloxia exaxs m wwc I' oaxul a x , m wx ox xwl-w n•x E wa nol as r-•' pQ r ewimac ass (4 A M w !Q xaru IoR rM runic xrawsa �n xal�wox - � '� O x1°""°• � A1EA°" ( •. n,o � •vo ao w •r xaa M •Mora c Q aml acv ' fi4� �`4. 1 L Y �ar M IS 11 HANDICAP ACCESS RAMP I • .�'� DIRECTIONAL SIGN rra. 7o TYPICAL PAVEMENT DETAIL 1O1 MENU BOARD DETAIL ar if �- r • ii'� %0-0 srcnex x a 'a, a•s �.1t • m araaama �.U(A anal m ma xxe Ir Iw c aw i am Nil olu,,p Tvrr a ^101 W •�1 sdT°iitu V+' awxw s.� ` ,•n � w r me .0 m °°iO �� '/r .'r u xmw cam r ^aa� � w ,i • y n fuwo• lar fAt R •� ,. Haulm • •; w�im�er• q n wer. m. SPEAKER PEDESTAL DETAIL MENU BOARD PLAN VIEW -a NOT USED nrt I f I ACCESSIBLE RAMP 17b CONCRETE 8612 CURB do GUTTER 2 w� ffi'o 1°•O .rl�mlire s 0° la 'A°,,, s m ruum into e/ " w�aeu�ram� may. Vrca mma— \ mr VIII P1 _ 1 xmta 1 am rme waa • Y �=' • rexxe _ _ _ — —a— cow ADM M al•NliO uw 1 lhl00t OIp T w. y � E �OO Mao � or ara'mI ® ,•• :. ,1r r mr •au r r r wln +'• u a \_ raw _ I o i l d�,.aarFx II[ -r�s .' !.i : _ Ix�su� r �s •caw a••1' '' ' 1 "` CURB EDGE SIDEWALK W LANTER ar. 5 s ¢ . gxE ow M I' mrour m inn earn r axs • x oe v ! wi%: (( r•aoI r w•xa ar •ma r ��� I am � aoom oxo 1 Caxlal A xxwn 1;S a n oa•wwnx ... r r r r n.e aexa x,. 4� 11 �O 1 I rat -la•m 'm• y as m ura WARE (jmm our /� \• w o�Ow m. +nlr d u • 20' on a w n1 . r mooa '1rm._ _400C I.xn.a.x wr —a— a •ex fmc 0201 X00 r >�-Ir �•O N 8ru __._c nr - el.enrlw ".w" .x —am aa •.v 98040.79 t rw a�w a100rm .m a� DRIVE THRU COMMUNICATIONS ISOMETRIC �ac 1° n a�wc -� C2.1 MENU BOARD, SPEAKER PEDESTAL, DRIVE THRU COMMUNICATIONS ISOMETRIC n*s 2 DUMPSTER DETAIL °S SIDEWALK 15a •M M TJ.A•a A .yw w.Y �• Yw tl E Y tl Ywww •.•w .•.r EII.R• -w •�+ lriucu nomaa,l �— r aw � � •rao .an •a.r Aws uE I +•*•. r n4 se AnR1Efi � ,� ./P f ,/Y imll U ",�[ P~•: ': nf1Y•q M. •.•1 iD EA .•.11 A ffiL M NIG H EWo I EM d .RNIE E •+ IIOIC [ry.•ti � E[ IL•1 f011 WIO�I G*M s scmioe aY fs m , STANDARD CURB NOSING +*+ 123 WHEELSTOP DETAIL 115 PREVIEW BOARD LL *+ 2a'�, o�wa, O \ cou • ,� n,r.,r w aec „� p ,,� ar a Rr9.tl r•r m•c�.•ooA°s sus s.r.os r ra w m } •om rusoY onm •Y. •as sfvs as L a im it � r n ��rs n•n ' � ' V �� m c „swo s F i- • s oa oe • •E�um s na �. -� f ? Ev f.,.otl RM•OI t� i f�u�f � y f; O p aw+,o • r m •ii-- .f- --•qtr 1. ,. vrao � w � r r � ,w n'e: r ° aY. • .m .cwwr � ! 7:U i 'i PINAUea ss sw. s.m - ' Sn x.•.n• air ow . x fos �r-K r+ r - r � �� � fa rw ua Am• tix• MR Y lnrmm •o„ ,•In � ^ ,. � ,s•w,1s •r •+ r 'ta�• • a fo u ,r as r.r- Wu a,r+ ffo SOFFIT CLEARANCE SIGN • *+ 127 CURB DETAIL ®D WDW 125 PAINTED TRAFFIC ARROWS w*+ 17 frK a m�ut¢ x � a9r ver raodo� a � ■. r ow nwi . ma r ..n . sour tst ti• L IIC m.ef arena N1.Ow�9lf 901E OEPfII fK MI LL � eEe u em •,mp ow aWU T - w�iR e�aob�i.q 4 9A•- 4 Y . ,ELL ••[r Ow•5 flel ..a .} Our ..eo . • � Q 4 Q °tw"w"""°"moai .E•• E� RASE PLATE DETAIL S.. 1. TRANSVERSE STRIPING arx 1 30 HANDICAP PARKING SIGN 126 LIGHT POLE FOUNDATION w,+ 13 a 'ar� 06 MM — 4 IM I °LL° " } 4111 mr VIEW A KA60110 n.ea,r L 02/01/00 a,. es oa x ar r 98040.79 1.0• - Ivfto e• L 22 GUARD POST C2.2 EXTERIOR GREASE TRAP ■�+ .�+ 14 • SPECIFICATIONS FOR ADA COMPUANCE "' o Ala ! Yak A la011LS •uQ ww wvoWGR ® � Q ' Aelnaeaa�it IkA i a g MbICJPI RYPS. 1. 111w•IYAML MIIwR11 fAAYY wW a/ ., nApo! !Yf! •Ipl ARURp .wl NaN Rniml Iy0 PabAO p L w lowAawR pA wA.a R nwwlo wwu ° " Y - �'�LA1. '— � I:RFMAYY AYR M IWI IaMI[ !1lPl wN NIa p'Ylllb w, h as «lay. IY•IwY• bwAN MYlwb ' A YNYIY LIfM xwN O w sYU R !•: {vaYtls Awry 1 'wY° � I �' � k l LWMR MWA aWR ! ` Mw lWL RAYWMQbR HpI wIOwN G Nlpllw ML M NOR w!N p M !Clan( YOYa Wn 1!• fl W p ! U 1aAm w Mr •na 1NL. PRwWLC utt p W Ib • L 11•RAw wA6Am xru R KP R be wNG PRNWAawlq RxNwY. WO aIANAt •INa1R b RL f a1! •IE NW1A:M 11AS • wwm N RL YW Ilw >v/t[ AUR R �• L •II•kQ OL�MI[ wRwm •N wLaar ne Wlpw wbwa wx lmoWp Y Yw -NC�Rr MP wNl Oolfla MIY 1MM MARII 1 !OY 2 �fC N PNIA10Y9rt 40111W1WQ •IOalAbR[wM NN p ' �^! OIQYR h CL [RRa •1Y••R AbaS M NI! YRYI .Yw OOR kA sw wo YAW xAARl.WN pawn .a, �;a .M111N0 RwLPN! ma" wAFMR N pYap a Yw10aa NAW !Y[ Rax ON YOR lllw aK ww)1 v ' 1• p - 1. c tl b01Y wa1 •1N ami® AML { L NIlO WI/1Cyylllti ikK�tl :wLdONg F WMYpI p xffilRlampll WN OwN /!NR wa rmwa wMwo 111obneiam YN a w awos�" VNn u Rx l Y m�iAC °Owl.+°rms'6i! IMC M.�NnINka mx Y � 0 �RIIOIIXIb •btl ����� M01 W R aR,AO n A U. fNAm MwIL S 9 NY. �opY 1 • d ��: a x AN afaW 1 Irr� Ne 1 r.ai /� waWA FIGU R E f 1 m. x: 11rcw paiwW n YM' awxYOS AAYaWtl1iW1 R �: 1•LYb WIIIII M wW% OPap N YtN• L' N MPa b xaNl P• I Y•.E M pNR! WaL l NRL YWFI6Lflb['b/a3 D o I�CII ACLFSStlwF 1W bb � wWt Np E Y�NNIO N MbM A[YY'S41f c °� PA: SPACM - ••w•••• tWw, wlou A wnu ACOb11 Irmw R/Ca YN All /f Ap wRt NWR � wL YN- .o-rsRR wYp. lrxs w nYw / ,.coYNC xp.. "�! ,� � g •1AS• 1YPYR M 1N IR• w1Y1 •It NA wR N pCNL n N •IPYI AY[ WM A Yb11N WIIMIt CLAW R IN •WO G R � IW/1!(1tll ! 1Wp�A M PSaINq wllMlltL 4 1�-.^. 1 }? . � .. ' I I � � y /a11ms W IMWN lMK •IYN[ b NPO YIYN .Yml Ap! �` �` �� G y FIGURE 14 i {, 4� NNI•lq NIO IOEYm 7 •ONYk9 a M fIwA�W � IIOYR � .' M O IbYNyAP1g1OgN Np MI V0 6AAY1G •11•.R I MII! tl pApw1 R W N AI W W 1NNR 1 " . RYI•Aw q KMNI A�[�! M MKU� w�aYq � BN M !IQ ORRm N 'AEm/ A!C 1101m pl 11xA0 1 aR ! NOYL www0 /1 � K N we. L M� L NI•VWR RAbA![ 111fAR A Yxbp W1 wAAYw M MAlbwYG A'AaYRIry NYR a ALL ACS!!1! IL•wq OAm. NYAAw M MbLIYA Rn 11•IAlwf wloA M A !Aw•1. wlw AGq 1N1 -RCpRC ww ' YRd O N � ply YN� Q�jpx n /L a MO a w:.e. ILR YiYpl. eYNNG oaEUENr wRYYU w ` LP " Y f 11110 �� 4 RRRIRRQ ` _ A rbY. m�.A..oaAai,wf�A•bYiWeR.wAww KA60110 M IN VIII- f-N-NI NYA1W i Y w1Y0� IIDq. lII.61W W AR W L / iw�IN l IA`RI xt T!L IP•wYYlf! MWq A 1� wROYL Wlamt wS R L wNwlo xArwLl YAlour Yr RR cWp x AIR {YAp pW 11•t 02/01 A iRI NDalt !l4lWx1111 -K a YN N mwo wAFAaY Wm A u mY110 N Rrl •LY1w FRpa 98040.7 WR wY4: MN F! 111[ p 1AR IapK 1pglW W 1��116 Np[ N W R Y ♦ NYY! A Ilp-w! YIIYIR Aplp[ p IIIIYww M1R RW N IIY•wN 1:U A s 1:16 p m > AEA wi IM W. l:b n /M N G W W YtlN Awv! eea• Ww xAer bR YyLr oYm Wa ANApw N mp Wb xp MAY•wxM RWRROAIwiB bt FIG U R E a ] C2• L 1••R 1MW xYRG IIa 11YLFN AORp NYq wAi Fw1A1f r r: A AOOIWC! am tRIW A; R b of GRADING PLAN NOTES f w N s ML taR awa R rwsauw N RaNaeu r• / ® faMRAD01a na M NaaIaNIR Ma waa a0aoaaa POINT INATE DATA aaa>Aa M fHf MwI Na MRN Mr. WILL PROVIDED "` wrNaD fMa aNw M"" Nwrw a Ma awNrMaT HTffa was IvfN . ale. PRIOR TO CONSTRUCTION freor+c r.c m.roaf rot RfwRM as uama.a lahYllaaNlq /Ia M IraDraMDraN fQ aDI1M N M wu R/Dai N fICML IFE ,0 RrV.NO /IL fvL ii ufo aVg No �4CR xn a N { \r✓ /_ , Qp m rE wIWI W W43 Y lQJlw N M f0.t IIOVIR Yaa MIQMO[ i T yfpvq�nwHotMa� M nwf� � fm va.l M art a,w� \ \ , \ "' 1 a 6 'w IaMINH1 1011 CaeRIQ�4o YAmW�YEQ�1amHi� m 1 � \ l a1a YGaN.° w ILL® MFIt ll,Mf H W� Klx m MR Ui \ 9 •w � .0 rv++ 1 1 -. � , ar Ills x ease swassa aansNn awl furl . aawclal InDSt � \ / « � 1 Y FPM M+ a1 rr/wU fI1W11N R. WIVI[D Wf OCwQa f6R10[a NIIM M f1Alf .. \ \ � ' r. � .. , ti r M r0. abnfra> a r ND xr�" � p HH n a ..\ 1. M fml HDaNaaa N /OL911P.MH alll Iltg N/Ia wlt fIm 1fID .�.� �J/L�t 116aaaaraala fQ NfIM N M xaf a'101a rI \ \ \\ 1, \ \I „fa a wain N Ila final m oQaraenora axm¢Wf a«u �. •, \ \ , t A jMf ' a ,••.4 «.rn \\ .Nw m .NL401i rN wa1Na:Hx Iw HK uaaaY NMI Dt auoc 0a - . ' IIOIrY ND t HIa,INClall YMtOG I rY OIWIPMrlf Q4, r. 1. \ �� \ ••.�+ _�1 �, N ►N +i owlen ro fxna mrfnfaw fwu R ro W M avauna eal 1 \ \ 1 ` �' � If• ^"-'� � Ff�"' M r•,,• �' 1 , \ �' 1 s�rnnacl a vo�[ r x w I °O rf aml _ :: J 1 `r Yom ,w \ \ \ Y 1 ' \\ ••. i i .c+..s 1 � �j 1 1 � + aaa 1:•'45."6 ," Rams ° Ra u wxralaN�s rl� � Iwr � � j sl ar sown Msr ras M furor n Va' n 3� \ \\ , vNr. v loft , ,; � / - 1 ,. ^t fNa u fe1R `\im� 1 , r i � �� • ?� • ,axlNCla awf Rowf .ur oo +Hlr W na. orQa � '"' �o \ � `\ � . 7n.•• � • �• t ` _ � _ C , ""�°°�° r aaanof n aac RmRf ao a.alf rNr.f � `a j fr ` :� \ 1 j +� "�� — '} \ 1 GENERAL NOTES ' I .n , - 1 �, _� n +na s sv� y�N awwf a•waaas. fa slm a, rat Hsu �� Ma sin w NDitNfao, rauussn asaoaw \. \ \ �� 1 1 • ,,.. N�rat \i a ar�.,lwnf�aor°tlwpga.°epi � M Iw.efafr row u fs a Riff. �R r.sas s Mlr aaaf a M we wiwlsalaa a LOr F iff � u1 • R faro R nw nN etsuonl W IaNls aaac H Ita wraw I \� e \ c N a�rs°'•.1. o i nanaa xc aw,aa+x. � R � a'f wwwt oaaaa aRSH am 1 a rAw m srt won fnrrt =-=- wu fnru .0 I F(:FNn ffsw faaRa ar/LH W .wtaH rramn fO. W IOLS ,•, 1 �4 OOnDaflOa 9,YL wLLOR faaaal al[ M ILL lab 1 � IdOOY Qa 1 _ -- 011MGIOt awl a6ROa ML Oraal sal„la WfO ptY MID ( - a 1 1 1 • ' m • p.+ C pl -� —t/W -- a0M P M r[ aJMR Ii fwOSR! m MQfllf OWaat NA,IOM aDLL H RYD.D \ 1 M. v rt ' � Z.-�_a sM+f'O [� oam as F s.�ml s'�ial n �W r.""i 1 m su �" ♦ i \ •.,� Y Y �J � � � � • fuwoa .FONmOa awf H NffMIH ... W H., i M _ 1 f' �� arumx a Ma awHa Mos 1 \ 1 ♦ t -- w fas,s draw raw L R alal roa taws avwa A M art a Hlr,ra rs o wwat .•.\ \ \ � .. � affv a �� 1! omsa wal row H a ie Rfr f fOiO4 rw � s n s � � J <i Dins Iron fat Ma au roas fwla H,IMI a y \ \ � , r � •' � � i - -f -- osw aorlalfue fww ua f� un�i tar�alaw�iw sfw aawm�ue�a � D . 1 scums Mc Hr,nc MQn urlaf wmMnr °A Sf -lo ,l� aru H NHMx .e1N � R O � •�\ 1�� �� —''— J � pNIM tllaRa \ \ . Ad3 w ftaa Hf,aSr' calm nawon N.ta 1 t , ir� t l sls ® r N a Wb4N \ \ 1 1 C saaofw men$= Iw \ � a ffafRR a. a .alw \ ars 1 „� IDRw afne Naar M ,, \ \ e rtaaem eRa.fa aN 4/11/0 KA60110 lyy Rllw nw s afN untoa p H:~ 02/01 / \ 98040.79 cl �= Nsalm faR otwot _ C3 �RROM� -few „ 1 \ ` 1 \ • NODO wT IaIH rww,wmo a + -a.-NN L STORM PREWNTION NOTES " 1. Au epee im eK nc Ywl K ea+veo E M • MRM m KD wbrt O 1W 1 awgnKaort Y[dM' 1R1 xKeOat rt 6 M M`nWtlae'x � �w11 �itr pywy ea I rm A IOYfE Mw A K wlwwl � wM elrllt.Fla ws1An W tl M elver tl tw...vti . L wq aOrwKi angwY wvu K Ina[ wxe.Vl[ ax art q qt Q leas wa rKwKn oral Kauur. r uvWma aawa a _ 6 _ _ _ naeiwrtga roanwlw [iroaoll nw,soewxllvoll mn.a w nn • t. Ilf/algt WY K rtCall[SIU K M YKR CelelR YICYIKI. 1W. I / I.:��. .�. L n �. rarer owtleal K KL YersweaK awna erlpprtp rteeDAlLY q K�11111"M�rt�. fIR�IKK s eawW wb KowmlaW mAra rtLtl Ywy R iwnum u Yloew a nolo w M Y,y riiw. ♦ evxl nwrawm Ebro we wamw w wy : e. �„s•.. qGf ,llv wllu K wtmt san ,e aaw a rtou. u � .'" � � . aYlwro nro eaoe wwnl Ylwy a gAgR wY mmo � + rnlwl 11 aln wlx KReR q aOrrtD MeR wY p Yawl t :: 'i C A M TMlle Ker. A twlwal mllelw wY away T � eArOw tCnlrt0. YOC raOML IwfeRNY eEmlq an011b � ¢ , ,j way rtm E lYrm calla rt We aww ro Ya ail 1 YGL . 1 wlrawrlr .co sIPIW9IR wmq Enln Y® Ma Rw10111d1 rtK /Yt lAro V. Wiml 1 - wwum n om e1 r roAe.L ro< YrR 4 K YLL gxPw n (a wwaY le - www.E , ere Year a rwA.rta M awue >r l � 1! Y/LL roar ,I ! 1+ nlm lnoml 1 Yw a nY wa LJ rlw, [' a�� e® ero nowwgrt w -IS-le art Isle -n Ioe1 �:U I lwrlewR , e-IM �� L ®Iwr anon liar 61a1u Wmi EVw WvR euo oub � aver sys Ywl E Saa1LY lro (» IIYL Ylortly rtatt oot eww tart R/wwy ee[n A yminil l0. E®all ♦ YglOI Ctl11Ya llKwwn fr1wL R YgeY11ro NW W wL elll K larnl f1000.a ND anq 1wlpnlYY YwIKro wFAa q 1rrrt art TIkE Flaw MY N 01KID K M MML 7. bgOMA fRAIRrtAwur ww Gx11Yl mwaei lvauo leer E �\ l@Lnm AO nose. K M aarllrtraOl loll wpc,Ry w ILaeelO !Wl K YRLY Mw glle b11 (10101 M l lllelw mArMen YYff aa1rLY awl wL elalYl IYIYI ralllrtl0rt IIL\'pllpl rlwY, 0m0es 01Y pM M wwwl Yw1G lalgm0r e. M rona nAA of OwnwNIQ wY w worm • an Atlnf Ip» - Sl IYI IYMWM glOR. /a wL 0.ae1Y10 waP CO{wY1 YIIR M wArtm ,Oen arel ♦ n K Rlf0MI1T wwlSRS YeWO IIIA wONYw Wa egyne m ertW,A1 was rllnl K rm s YA YRR /aueo $�.� °� •- eI1wL K mAKYO IenR 1 eqs of M R1E axMw / r OrtgeY OFlMTOM E llOwl Ow llwrl 11. wl wnlwKe AYw WILL E wwlm weW Y een w �'w wry C0ra04 L i K e0r4 L SLMR A M' 1qO Yr>R wK K YI O aqi gllgl OAlwlt[ CrR )) IL rt 6 M nlrllraartl lwYdAeyllY A IIYIaYI wl eE 101IMMORw.Ii A 10/ IIWK IBOwM r eroKm010M wY 110wR1 nRrt11110ne q w110O. 1 O�.we�iMle fNMt A Rll tDSlw 1M cove �alsle Ily Il � TIrA wrCrKO rLL K egealO eOIR 0111w flrrtll0lanie KtlYt 1 f4 1IYIOMw 01011M lea feOeRRaIRgIO !i!! %% >M KR wWe ALI K IwD 0rt wR Ave F swaW OINII Yao rwl�ml 1 L o, nwa / 1 � STORM DRAIN INLET PROTECTION ,, aao way K [wa rYw -R1eY R mw -nm Am M >aL7ION 1 -♦ mwYm Oleonro AwnwO M fen llalbl w1w 0rE I10 lem M eats L fow[lmal w00wlA lM KK 1P@ M mCw f A K weeL L 001r eeA lmelYrt w'gwiw tlY A E L eK yO1 veto R R llKe'Iwl allO9b b s eau way E wrem,YwnlrR w A Elna nor YwaurRw lYro tart ww,. lax lon emlllaa wwrwrt egrtY eml YAY wuY eroxas 4/1 M Eo, mnl M Yet K gYOYL even rnoKa ,oe[aa. Lym ww gRIY a w YlOI a L ya �wN Laao A lalMwll RaL aRRL MaM M ,M1[ w nwaLa mLI�wY A s M nm Wa Yr1 K on.ailo row M A s TKiu' a1'r rWR n wK a a avu r mu+.nll arrow KA601 100 KKN awl R uLeRO wlwxls M ee[I M rwb K A wK l mMM � M /wK �qpq 1�1� W Wr% wy `�E[I a gaW A A 1wMq OlPlrt K 1 coca gave M era AR mwoq all K coy .sort M Palwa wM�l M IMII[ MO wilOL1 lmUAfm. I wwL M prAMlle nl f1eaL R LLAe1m MY a1w1O11 Aagwf a0wglp[ b MLgrt eugn nra er- mYro nqe M wr ar M lrtn[ A la 1 M luol two rAVw M wiQ A,oeawe eK rY Klan M eem wwa LYgiwl. M 02 4 veal eve[ er01y K Kwel1Y AllweOw wY llwe Y ruR M q K ml�eRrtKICK M �� f0[ K K ee�M B OI�AOIM K � ILM Ya Rbn M RMR elYYw wlRwn M ewi Swot ro M erl[ wqy 98040.79 a leme cove way K .moro eYmml ewa A rrtwYlr rata em m .ar wwaYwl � w.a CONSTRUCTION OF A FII TER BARRIER SILT BARRIER_ �A�L ImrofuL C3.1 GENERAL unurr N O TE$ / N ,. M ,9u,lfaf w 1.lfas.oul. naima s,olN a M vN R nw9 nwsW AM ,00i 9nw tl1.wn aAwoa. a � w = m ® mR .ln fi w M wa,.a ' a pollloaa w1....1f. wwa s rpl m x mlln.c,w W .I wr/w w esTa /Taal! lfinm N b .aw f9.tt y,V L is f1m R., aw w.ar R.l1 � TER NOTES . 30 4 IIll0 fans Ilivoaf .wLL R wrrw ,rR Y. eni,w .wL R �, 1 11 \ ; � a ,l®f npf p. ]wu R rtllilm wN A ,...Il foal w t 40 /f K Rp. IIICSIII[ pgl s NIFMU. ROFAZWAL WALE RN IQT L M NaMC,R'i IRL IK NiR IOpK wWL fL1110[ ILL a9 Mw /Ir,.IOMRf9 1lalllllm N M Ill.,lr A rllORl A ll ML .ifNe lw.TS fefIYMK !MINK R!N Tm, M OIY KObITM tO,1Fl1 `\ � ww OVMaIdL Wm Imlm . (lW R. -3tli 1 M W11111.�IOa RL K Ilfw.11fl[ Iw ALL „WaJ.e. Nf.1aa4 r'I w1FR pD N.plAaw }� , w M w ww fiWSt I.s la.. x nw,.e r ssK ..W A M .ula+e M CM1 - L2al. ipW' w ]f.aILM m1O 1.11w Oplrll0l, .Ill rip.w RIw ! WR LI. .I NM.I •' _. ' N,.rN.1 .On! A tt Nm M f W,Ea ,RL FI FGTRICAL NOTES 1 \ '� 1 L I RIM.NM IR IwYi IOT IAIa MuR wfOw,10N /IIC f4T a, Ipl � 1 \ Y �� • N. Lan \1.a mot. {{{ L r' A�1Nee � .w ,KmA[ .,. fxKf a, r.f EeiadR \ \. ,al A i y S1i� \ 1 u wrcRwL Nmw[ w■p wu R 11 ,a aR N ,K �p oun rw w r t s� lwRrc Y � (*. ��� ILL wMlw IN WNMD .Rq MIl R 110. `\ t/ ...w wL • „9 1 { . ,KL NaN .RL .aewe .» .mIL LNR,cw N w .NNa r l .o mower 9Wl am 9Kr rwiN mw:c .lK.Ke rL oc.laell p. y �;!�. w v. w a >DIMK ,w,waelt�i m wo a .auR, wi ollinml wo a�cau F � \ \ , wL . e9R ` t C� lt6 Olap+.11 fLIMR RCp4W IUNK M WYWwKl COMw�Kw a j w+aff \ \ w ,� ti , N,. sxrL .1a,.[ u rm wwwm n 9.4 ..sn m rows[ A ml.u,[ �g 4 waa.e msci oral.IWl u ]KN aa11 ffi c,l,sL awaa laws . O A 3 WIT £ v. d r F SANITARY SEWER NOTES �[ \ \ � . wa191 ` 1 L 9ll.,Iltr wew 4m1K Nmlr p Iua.M .wL R A,111..w w t.6 `� \ w.J• • I / �� L , ruR pi r � aR � �,, ie p / . 1� � it .� I.� N w . r"" s °A° M 10 o i w' R,w' G 1,1" i .L R �:U a ` \ \ i MWa `. V w f .-R _ /1MiW W ~t �` w�C'itiwtii/s s ei x�l1r rl�[ S �owtlR�s f. \ n oar . ais ` , y+ -6 x rrl wa wawa m wuw Wn suu R cAw aaL ` \` \ FI I. fll. R 9 , 1. 1 QLM-w A R N N.IID AT AIL /9t ma- rr will sam A �� to LEGEND ws �i.� r n I t a M m1w.e,w vRwl /w u LwoN0. RwLL ew N9wuMl .up u ,' �i9P .. aws C7 mRevn m x w9wo v.Twr K,u ssa mamNAS u .i..w mr w P rrA (("ii woia,a r sa arr+lupl , me xovnl . tW» -wl-wi \ \ , r 111 a s ^°il li ° "m l'gOrKAarwallslKir s s a L�R , 9-w a aw1o, w owwarlwri nse NWwav,xN m w rrafr.s ,aulniL iwr \ i �\ ,a -� —{I�N� Ns. w .w ,M L I1 llOY ee ° ,K.a w w N.i'�W . luw m wo v ` \ / a Iw .9 owr aw .'n M Rs! m.wAS . L Nis . a .alp' oW Lr. ww a,.ew C) \ s, ra`iw .�y G ` Fla , ]N..ITm } Y'- © Qc �~ wm L Ol 0 l0u�r M awi M� KOIAOw NR W �Ow Ml AS 1 id 1 e awww wR A I FPHONE NOTES 4 9,sW • �ia1., .aa ;, �-� ti N tw1f. oaw ws L� airwpm, fwu r,ro..l A .• rr. fOO. R ellar sm Ils..fa Awl wive A IaeA,1w1 ra..om w Nifr c.l..Irawa eao wmam 9,46YM.. aWp.lw mvto Nn m ]w faN .]li, .o1.Al.wms..w eW.slr. 1 aw,w. w.wwNN. Na1n, llli @IMCI.a m /AwRAW Ai N10a ,ID A IAw,n. 11' 9-W 3 IQ • ^� / , —ir. —_ mwc ueamRr wrel lR STOW SEWER NOTES � pp .- -eAN -- niwM YwIOnwUw .YAI.' MR L ALL fIW fowl rR Mll1 K f w tl• IIL• A[ W e2, p1Y a Aft 1Ml RY w pal . � IC Www a1mORN. w 4K A]f 1.i !s. x R1.Aw w swL R A ,.i, mwrr rK,inlnn,[ IlL ulras.w p j _..�1 . »w aN fife R 111tp. Wwplll 4pir iG .-w � y� ���� Rllii[ IN[ L �.wy� ^lltwKlw�w�IMwM M il'( Ot M m Wew wTw wspOKiR 1f � � � Z SI ^.L / T1wM wsarw tioo,,.Nlo .1»f}M. -aAL ♦ LWIaICg1 W MILL M V. w M Illlpearal IR 9irK M �,�g aO,M NR,wa NQI GL,7 AT /LL rO00 tl1w Mwn WMI IAWwII piA p eeNL gpft• © a Rnacan �IaAa 93 m .�inoN°I°mL�nAm1l1°ISii e°]n"0owalObiw A A t � W. iY M 40.95 4/11/0 r.w.rR.w \ \' i� Ilsoa K.olww.w..w uc A A KA601101 ` \ —Nw— wsa® 9,mow.w wow taw �/ —TW— RWKw umwwrwu. i 02/01/01 a� \ \ �T� '..raw wsle.a.e miW.ls irc RK- es. .,o ��/ �- rfwe9w aLeaoa9wRw a oN. ,Y (s)- eso.eT a W. ii (�- e M . G.36 a 98040.7' DL C4 pu�W1p KO pw® I...w.l. l�a1G0ilw4w wlfl ` \ \ ` \ • i pL p -M9.9e YWKA ALL 111m - fOFWf -I,M ,/� \ \ Q� R M. ii' (97 -M9.9a " 1MAP m 1A a m R " w r 10 Ir�vr oN�i• na�ic r � *�� r 'N o�aaw '.m "� • ra s m vlla r.* a�rM 1'� xNn rt Mr mlll'OM1O1 OIP OfFMO � pK•rpbyl Y ....,(�' j � R.IM IWL -t1K 1f D�—��110 / !MM,uF�e l42 iL1( COIItl1mK A NA FA P//OIIM IIPIM1I r �>M M�YOM O mMOlOK110" A1T fMrtPYf10Y lO1.A 0.m WY R IIS -W!i t .Omfp0la mMOOIpOOM .OIII " A MT v rt rM K • mrlsl r1IrA n a.I.t r— ... r x prlm Am WY r IIO.41Or 1 r . ON! •.• mVPCOE f m1�AY a m A wwl K r r{y y1 LPOCR .AGR m PIOI W W m if • 9 ( I' TYPICAL TAP SERVICE • " °' �' CATCH BASIN KTS 28 PIPING CONNECTION DETAIL K Tx TRENCH DETAIL K ra. � "F6 xmNA arwl -aur w fu w a� i On w r ¢a eaoMr CLEAN -OUT DETAIL NSA »e M..Pb r Ara luw a mnuer rmlr+ma pAWIA rM s AOIP p I.mm >a lk AO .tw,� I "VOPI! tllaKm M Ir N K — R 111'L Y I r - i m OMO MOOI MrO1G1D I STORM do SANITARY SEWER BEDDING DETAIL Ku. UNDERDRAIN DETAIL KT% II.Q mIRMTM IErAOr mA D mIK( WI�1p ft1 O II UM& A 7 K MAM 1[mlM1 A IIOIA[ M IRr q• M VIPs q IWI.D IO.00pOIII A Irur MAI IIf. � >Q OIIIOp"O M t f.ORY mru MOOR 0.1. mAxnwmM 4/11/01 01 Irm !!I rAr r wMro `""r.n KA601100 . rr>atRm.uw.r ml ' r .Iru rKRAK(p eASO.oa _ _ ImmnaMr 1m:ro:a .r.4ti 02/01 /00 • rArIRKA�wMrAn A m.m M PA noaMO r. Wm 98040.79 Amer m .R A"1ft mAarl tOi 1 N Mr ut watt . �•.Iv rere�rramra MA M amt C4.1 WATrR do SEWER TRENCH SEPARATOR K01 '/ • N DEMOLITION NOTES Ailak a / ® L sNlNllelr rktma TxO rwroGrw GGIm r4 @ i% MnlNlllGa Ma adOnL P ,rla MON . e 1 1 \\'Y"1/'/{ /{ //i e a �� � a1C. WmN NI m�NO. NO NWYNO m[ 1 •• I� e 1 1 LmI ,K Ma IaPILY ORm[ P Nm ICPr 91m[ 0 10 c cwNwlaa wCm. u m caw. e `, � ® i Oa1NO m Raw 111o16r RlR raN41w m avNM /erilnl 10 15�� }p r9� G"rWS ulO OGaM WING OOxmaa mi01 rOW,ro n M e a anPLa Goa Wr c av wm W am rnGrmo h NOCZON TK tOGGw wllrlO OaNnal rro MIDI acNm no j � fCNE N iEET MOOT Ooaa IGCANCIa i :.M'1 wwc `1 ` e_ ` L nNl[OI NGatl�rF'�IOLL`PNRI�.CWIO Nm Na ���qqq , \ A C[wlw NOIIOtT P PlNlrrlEa rla IIwNK aPat. awl 1 1 e� • • I � � a a I � w mawwrcn P InaR a e \ ` "'' � � _ ° °p11r 'NNw" m ' W6 snluww 10d ". oa�wrx ,� i`. 1 1 ,_ 'r f , f s >M �� P Nawo Rn a. awlNa Gl�rrt IN: ror o( I F i � e 1 1 f \ 1 `� a Gmw rswam WNwrA x,mws orr -m Nul d ®� )';o e 1 � � Ipl �,L • �, N�Rmn wme,ar ravws rac ,m rrwrNS ea- � , a; � x --d e 1 ; \ � � f a \ � 1. raO�1 pONK� Od•Aw m aruw N cM S wn y.. - _ t� ' jii:!•:4i7 ?:ii 4 N5• r u w ur .PPNrc m GNn .IN m mwu.N F , dr \ W" :i5?•Y.: iiii I ` 1 1 r,_ i 176}3 1 X1'0 a to awn aNNISaM aGIN ana ururr ovwMmsrals My V 1 1 .•?:!:; :.':•;;��::;. I ae �' LIMO Iwe a¢x ewvinm wa stmlm N Nowa ' O #. e e •' 6 �_ • vNwwr aNwMiw PNmwm NN gaOY[ wNm m elmlllL � j . 117 yY a annvvmlGt wn a,aaa Naa Mo omw — woos. 1 i ............................. tea. rNreewr GcaNn NN .•' 'Il .....................e. A w ww amt a awnaer Nw¢n, wan a Nxall mrc,Ml OGRNO[O a u® rwoe[s NnNUI rOwmNw al ¢gI(�iis�iii:::.'isi: '• Y iiiii.'•iiiiiifS:i::::r.: Mo. oMa Me Lmwo awN AaNOx:Gw .wwc .n.j_ •►` \ is ?•i ? : M ::::•.; •.::.v:'.r•••• ..� • : _ :::::`::% C �roe:a Num NIGUO aNm m waRelm mvra ...,�.. -,:,. T!'.:..::. . \ I pl —+1 r woNO n oowwwa wmu..mrn �:U! e , ........ . : .::�r?"X.W;::e:::::::::::•. T.i'. ''iiii:f:.:: 7 x eMN P rwwwm N Nwm. m Naa r NaM. ro rmne a. ..: r::: "':. G.laac m woulmv susNNS MN uauca ro Iowa exNMe ws r swa P N.ant wWO cololnNx nGe. ........... ............ ........... 9 A o0o INVN„ar rlalrclLN. swnea c R oNaa rlw/cw rnv sswwmw rsN IL rmu7 owlaw art wrounnamTS m J wvac ti' 1 —"c a X� ,,. OROna we P v,GN.v m Nn w wmarlm .t. :: M e ,s mwa N. mamas amNr w w mwm NV wa .wva r : �'' ri' X•':::.- .:� :: :O�7:•:i:. o fwua a •arms Nww.o Mo Asis. e 1 1 ::• ::1;..::::i: i s�:::::•i:::::: •ii::::i:::::(• :::::: u aaa ramrt wawn w a lmnwr P Gust GMr. w ;c ""' vnYfrd .ilG,'r�l:!:•'i.5�.. Goal arm R GNOrwN Pwmla low .s,ucwr �� yy �'t Y: :•:ii::�::':;:.i:•::•ii:..:;;:� � Mw m monox mnN Gnac wo w Wonw. ` ; :::Y:. :•l :'• • ..... ::::::::•: N mIOO -aMfo WNwaINL ONw1AI MMW1W NWO MIO Z \' • 1 m ftYewR e .Nwsws 1 Wm 1 i ..::.' F.':::::::': e' ::: ::.:::::::::::.':::::.. L:. A.'.•::':.:::.. �:::.'::.':::.:'.:'::.'::.•:::. �: -+.t A COMI[lar NLM(L COXft NN4a ... Y .,.... Mclea O e ...•.• }. ....•••••••••••...•.•••.•.. •.•••... ...q •..••••• °" lawaapw .au rGGwm. NN SaLw ONID[ COIIOaII G , •:.:; :•: %: {•'L• >:•;: :::i1 ;..; >.. ..e::f; ;:•• :s:n mane W.;:•:.,.: : o Y�6 Nam Y :.. ..:�:=.;• ::•� :•:.: la GNOf -OMK MGfi WNOa11LL Ow -ONO[ NGf .............. :::�'•:::•'::' LEGEND awr wawlG mw GNmmw P amwN N. ad :f._::::�::::?>.`!).!7?h.. t�( ,s wlNrrNls vral Na w,aws ,cromrlG m rawaows ral !•: :.} :.::::::::::::::•::•:::::::. *°' Wu wrroar. amrN�eww NwL cGIIGIU nnwvl wMw ro ...... : ur: :•r:._:- :::...::::::':::.:�.� :c:.... -/ muN wwr Mon comma N,OL waver rlmlOa m # • aaOGwlc ru rramws �— rwwver,w[ ............ ................ x 011lrrd MbIIM1r IROw OMO� m ID.11mI IAIaw110 R OawOA Orr11NONf R M COGIII.aIOwS ILS, F ::� —R ww raw ro eO® EL .....t...:..:. • `� NwmG ew m fowl tT. ov+wae rwavm OINOC a Nrlolmn n,vwi R wr d m ON _ •i:ic.7.:':'::' :'.:'::�; � � �: �::::: �3' i�.' i. �':• ii':•:':•:• ii :iX•:i:•:::':::•:::i::::.:::. •:: ' � / MIw GNmlAlw wwWO wmYlaAlO mf If� I }_::.:'::: :�:' :':9f A f � t : . :':: �':::: ���: �� ':: :�::�:• :'::•:Z':::� ::::::... � ,..t � t EmaN ,a OlmwR mwr Oww OOYBIU aYMf. Z 6 I - i wmwwww o zQ ':':" r•:'::.•::: �::: i::`::,:.;:.:. � ..::::. ::::..:::.::..::.::::.:::::.::: \ I _� IL fYaiWl[ as Or NINUTA wX OMR ��Y::::•::':::• isii :::::::�::c::�:� ?:•:r:i:i::•:� ��:.:;:ii::•ii'::::.� :. , 1 � � onr aR m lows m a®s � ,ormrt m Nrt >ru mww Pa it lu ma Fj ' �:jiii;::::i };'::ri:iiir:NGrwc rnraa « li.... _ N tslw aMa NaK m nvrw :... m:._:: :•:::a Via; alT... 1 71�•� , � q �::: ?:a`c::: �i: :'i::i::: �r.N 1 ` ter• fl ooN uNx aNw m aGwl � W S :!:i:!�i ?: ?'iiii:: �i• ��d I , �F aor vvM rac m nwl 'A .,... .::iiii "�� \ � - -T -- Nwlala lawowwNwN rwn ,R 1 m+Nq wlw w Nw pN ,G i { / `�.::::::: �':..::::.• `Y'� 1oYS F �,� --4 Nma anwwwse Nar Nww rsa MN:rfa� nw7an .r, . Yv"�e�Ojt• irM I.w a r.�lr s \ 01 e y . c _'. amNN r,Mar m R Imo 11 „— 5O' > Nww em m . wvmlo 1 4 /t1 /o KA601 10 MN 0...= w t aNINo 1 • 1. \ N awlaN MN YRR m c Nwww / / • � � � �' ;� 1 \ 1 \� O NaNSIS IsN NlswNr w s[ IaGwrm O? 11 t 0 Norms IINr rat w s wows 98040.7 1 1 \ mrs mnm raves avASwas mwwu ,Dons w nuG � worms wu nm t- a-m-nN e 1 .I;�N. e � 1 1 � e 1 1 ,,,_• C5 L t PLANTING SPECIFICATIONS WEEDM 1. xa[ a rmR �� r. r .... �.: .• 4 M R'11. IIOII g1mR dr rwM.aa OaA.e4 11S ....rt0. 11l ' AA RM[ Mm a.M10 PIf0111Mwr q.Orm wt RM Aw . ' ivl . r 4s•d �• • riognv0<pty<rpf ,«�11«p«�0. rwaa ao w««L «Our« .0 w«t LuRU wu R ouo «rt M <mA wo M caxRncTq•s � �.w M 1.1 M r mP1[�1 Er ftl rPt<tM« �vn o<f01 I/llwfrrxm flp,'wY 1011 M 0«NfL . \ ,'� , ti1.:.. awerr rwarr s «<n® rq mxAAe«11•s Awnwx «Lx wm.afq NO , COMw M s RvOSf[ 1a1 11MRH10 ILL IUMT wTaws a Pot RAK S ' rAw fqr war» q smm<m .1O..gfm x.m mracA .l L PLANT EAIEWILS iM 1�mm1no0nm« Iq M A-L �IR R Y .A ,Iq 1ID16 .M , q � " Ar Mttl ` w Nofw - I10 wmAS.fat R q m R. AWWK L .fo. * TgaM « AO. ffAxn san rtaKx aAY uAa0. \ � �, • , � °w' f{_- wru+r^r" Za rAA 1�'ol4rwr�ilc"c awun A > s w1" t >rtoo R M w 11agt. Kur Mra a iaRmM I wMl.m Ka ff.r gfr<1« m mR 4w1 •Afwc.f rtAMAR. rq awar soar. rota. fug1. a nA.f.a ma rrn.ff n pF,' ^ ' 1 , 10 b L YMKp AM flea q IIMA MRL K N A.w K O.AM1i 0. Ial n.1M1M0 Iro1 /w0 UrMK wl «Mtrm SM LA«f rf..n m PUU1.a '. � -IF >' l ILL 061.10 11161 .ml AK m K rA0a1TS 1M.L K 11A.1a.® x11110111 11 xi! 1101AZONTAI MAr1T Mm 1r1M f«I1CmM Ma 1011 M Ia0I 41S1r m A6o« M Aba. K Arwr q rrAO[ O TOR ANO M AfalwwLY .00R IOArf.m. «<IMt 7 . ma161Nt CMK /110 rr1YArA A61.I11 YArm1 R M OV lOK tWl M C RKMaT q[ i11a10MAOIMO MOOR OF AOEiWm nMn SCALE N FEET qW Wr H101fCINL IL1g4 f1raL R «rwK m rKrq! M1mMfOI< 1. Mllr IMOg1f01r0I00 Igf1!>DI (Ow[11 mMf Iwl agfOmlNO A fafOnM t ' , , M1wIC1«11 q .OfNp OOM « AL K.. « M AOa E1'.1fM AAM rlm. m Wpa¢ r6RL01M 0w6KY m LrgAOt «la« APwm10 RM1M KL 1 1 / «. arrr .ww..ow «« <.ra1A11.Rw Mqn K1war 1w<re Rs fK MN _ !101110[ q CM1101011011 10.a1.1f .1111W1P A1xL If01 OMw .M1K M maOL PEMJZES who SaL CLNOI71dRL! S. rr w «« u = ismo " q 11C fuer•YE mq[ c Avi«� V�. \ ` ,,.,.m." ,,yyy� � `' �m p rims " 1 n«<f�legc� u u f1.1o«Raaxf. tw««fwfA.<oRem • K1 tr n;; \ \ , t ' .Ci f" / V1F{ :. 1,ayY1. " MA1gY W ' lll �[ gxGrw« MOI It01MW K f«1001T q R NNTNV «R «WL R 000 MM I[fn <Of10YL «M r9M t«R M .`�` '! A..LAr K K rafnr 1r101MW q.1.ru aauM 1.1rn01 w Mm a.1a AM r avw Mw M 1mmM A..M .rfa. rAa1� "+� 1 � ' �s f: ��.1m�KK TKWIL � i Of �� 11�LL II�IIIq R c \ \ 'r✓' 1 � � s Ia im�iao w1�"«[fct•.A>o A 1<•fff«f rrx ro xq ww �«o sru q nwr 1/t rx «« rwT nrf lufcn mwnf • ' fE i:� e wort w AIA a..LAaw q.or. E105 f / L RAT alMw 1.6T.1A6 ruE K COYMIEL.T OOCPPO® AN R6 q AK rqf xa.aRlr. C. _ fie i 4 , J 4' CAL 1REE 0. ALL rlwA tl1faL K ep r A x.a Kl11l4 xl[Y KAR M xM[ jw. 111010 lwi m L01000w pp11A « 10<L OIgMO< « gI1110M IW, 111Q q 1pAAq m M R0Yr1K «1M[ tl A'Kr' OOK m M Mlll<w qM[ Ra0 al �: ONE wrlm 1Mw1 A10 .M u..s 1arAw2 R11 «mmm.fC " « w�iw rwT«4 nuc Iu Am m nKw1r owu« qr r« t 4 / � �„ � Mm0 twat .rw. < RAg1! awOm1 «« m �� f.1m fpeMf K Raw®} rA.fw Tats m fwrq mm a' rtAK ,•�'•• r. nP.glmrMZ ra<.E f«1M. ar t1.AO fmowA K r.m1r O"" 3 AYRM2 wa.11rmC Aed «At ,e.e Ir (31 r1ALa VOIp faR TMx 1.1 w1N 1w.MS V Kmr01b \ ' L 011011.11 1.rm IAwo1MC 016 q nrx 11010.0. � 1 m o",af� i a«a auu K irwaole«ar «o «uu ec 1Lf10fm. ovules ae y: f��.f :i Lm.rACn rn. 7J 101.m4 r aslor(M wa.a. j � � rue a .AVUSr. ALm1R0 OfP[lmra 1Pa1 M RrrsAlr q m gr1w11m 1RK VU <t \ \ r '' ' i , K 11rf.rlrf RLL AOI1fD, IKOA0IFD RRIE q MTm YMrM MIIA.M MR 6 FlEPAIO AIO>m wM 091 AS 400 RNIIwO Im10 a fAq R.wr. \ •' , �1 //s i t //fi. � � 1101K 1.10 K VO1mR rt row[ O 1a+K Mmr, a ona KK110 K As wRwmr rr1o1 rVrlra to MAU K ArnM m rAq Ac ` / � A«ws «« awrAYaa M oo -. w .lwwan M.wn m IawIL n. frr.m « e.w .MU As TOT ro asnm. emu Arm m M rxaMr Aar s: • • r ` ' , / / oKi+e ffriwn A1« s m�w g A 1q t i"rmxaelo mow R iwR1A 101ei0r MrwAAa �-� � /1« � ` � � tmsra: a 11Wm[ ALL er1AS tAr anwla; f,� � M q onr. wfmaa TMT V} O- Law r RmM} wr rr1«T IUNt cMM bM YOK fiw A4 K M 1dl .G I ` 1 \.. . / � K IIOma AMY w1atR wIOQI.r sKwAa arffer.m a A6Mn<AUr • 2/ � m1.e.Lw rwxlm. arwsa r.11r1aM q Ruww owAmt wM �'`"w ...woos 1Kx m w 1rA.a q a.c uxMa. I :0 i 1 „t iafe mom asaMm I.r ar.mR lard rl. fARwam IOKaTACO a L RAM rAm AW orwf am .1ra AMa< M1m q M 11Ax«10IUw wM o. \ ;•.. 4 OWN 1a \ Axw w«rt a1fa011. MICWwaK K ulommrt 1mt a am A«11r.rrKmnc sr®K.1Ar a ®m1. eMR6 q 1wAMOmL M 1.1fq I U5 .wt K r1K 6 wKCn OOa[ rtOM6 AR AM Oa1w Irp[wAwL K rgA1II IRf Nm AK.l.M A MI116pK Lw OOUR 11 -11-A �� Y� K I1MIIr10 0pp.l M IMO« IOf KNN A1AL gRLI K A 110110im11a11. MAIII. AT M M1F NOK<16 rt M YAgI1ACAw0. J �' A.�aam r1a apo.l�.oi.« RR wrawR rotrm o1w A r L w«tM to IM swul I1MAM ran 11.11as Mw m MA rlmw MR ` ``. ts/ << -1 T q LmTw1w L.fI1EKfa l I� n / '• .� a 4wsr171a ps4 1?`�M \0 0 ' `.\ a m ww[ wi « i r »' w MM M 0- a N, -- l sfwa a As xawl of afarlr W L OTHER 1M1ENN! M feawmr " �F Ne ga<« coaf awrpt A nallaaltf \ �, : . • _ w 1m M.rOf - ratc111.«L n1a rATwO LEx1e16 m Tarr rTa L .K < w� MOm MRf c TAGl6 wa A R0b1o1KR .o..< ,: � : ' � \ � a ««[ rfoollra Rm awaM - m K Ao«tm w Au taw.. rwK tArawrc .srcal.L r11w.m w.m1 A1o< two c 1MTam r.q m t0 mYAR �• '',y • tea' ��/y.�f� 1 � [ dal �Or« «ems AK<MOC KO•P« 4LFYA Oa6 wLl q fK:�aR00 m K Nrllw A< If11 WMLwwURAY \ •:`. ' ` ' S. SDEME Sent moommuq 11. PPM AMDRO n To RiAIARI 1N �`-•t A. 1-PE RR - R Aasrq. m M Y0.1a1f1<w[.1111D.r6 A. co) .Ia MMt .xL K Afrmrr w M a«nu01p AT SwrtwAMaT nMAw1m ' d y � - f11Ir0 OtA.M.EO rd1 U1mw'AR awlrlsMl Ar - M 1rw6rtA t rroT K RM1 qAK 1016% I Ea ISLAIID PUN71M0 KAMUNR. IA1m.0m[ «lD/10xp. p«A} wA1[ wm x. A.rsT gw1K f1rrACK Arw ! m M�� 5 3 :4 4d \ 70 Rum S ^ 4 K.. o< AwA saR wr T Rr M rws.ax lll.�milWlM1a M.q YAWL K qA® AK wR1TArp m 1r1w 116110. fr dd , L rwwra LR sA1m f11aa K .mum R rAR P s6 OrA4Cf. L1o..a �:•� m^a' "" 1611O0D LEGEND «« 1KA1 wrRm s1w} K wrtMAm As .nAMw q f.6r M} 0 " _ 25 Ar �� i .� IL NMAIITEL 9 r is / - IA0.0 KO 6Kq 1L w ta1111Art0. «1LL Mr.M6 Y IL1MR lOI1 A PLaK O t6 tf7 rT..f. . Hr � 1Pa1 M arrMU.q s 11. RrMK Mot« AR lfna« rw Ac1nTAwL W 'Y ;�/f7<y�r M tANAACroI KwL KWK Ifl wAAW. @MKIT. Ar Ka1r. RfOLMm � g Q 1 1. , \• •'!� : \ / / m • O O ® ~~ WMa<AD M1®fMM 0«gAq Af NfMaO R DIO OmYI'[ - P0010AS SK AMA N N , , \ 1 u 4o4MRAVICE OxaMOrwrE raw m rx1wRLT RIa r.1a .1frA11IM.1 t7 { A 1PIOOMC[ x0.00 1011 M CaMAMT 811LL R p C11Od11 LAO Z ® - rR1AK K" MON- AMRO« L IwOM MR«l mID " rWM Lr MOr«w OMTMM Ma : \ \ • • }�• • : �� a dl -�1 LArYA1m owmif wm n aomf m a «I wo < / /Af i �ofeea rgnnl R Rwm KsfaK r ofw< Luaom afwnm rear t1. _ 01• .d.d - rMwAO amlw <wr .�!. \ A. . av%• . Y' •1t �' VE• c w riM 1 m�" T m« qfa • ..• �pfi y f$ � g0wmwl LRf R A..K4 ATOwa.a Afm RIfII11.10 R Raw6 m mrAalw E. . .. '� \_ `• •� " •' yLY �j0 <'�'�' a wwr iM«rLV�i« �LO M miu «.<m rwLMm r \ .: � ^ �., ;:•.:: �• OwMC -116 M1 PI/IIM t0 a100rFL fa0.R M MOUM1lT OOLr.l11< PLANT UST .. sA.11a W." R- C...fg R.r. 0t. a. WAS. A...M u EODD4ro • • M«PMM w sm L.va �t aa 11Q11116Y efKRA6 «w t1RrMrs1. ]Slo7n - P4 N llur 11mr1AA 7t.rPIR' TIN Y.pN . 3 2 1/r w . a.lehN„ r o m6 RAN4s Aw a.MrAK am qR fAOM Au M .. ApPw rrPlal. 11 «Rr!M. 6 rJ ... .. _ .Sn4wdl Om, 4.+t.w..d so 2 t /'S'.. PEAT, W POTS PER ItAY P2 100 M t rK two K M11a1Kr p�A fmfr o 1 Mw } Now r or ... D..-Wd. grryM<R %dd*.NW 0dd< P-*-t Kdr pw N rr s n c aO ww <mrf r¢ Lot < \ � ✓ ' /4 DOML 7 ya "K1 » o" r . A w w w e�Aa � Aw i M _ ".--ft ".--ft Nw" R<Lrd R4P4 MR" 001144 9S 02 Corm _ 7r ./. .101 sr aau K .a1Ma16 AR wAw H Haws Arta .w aAr AR 4/1 S.1.OPILN Pt. W Il.ww TartrR' _ S-MII fNyo« S 1 J/< w wR«m< K K <m MGM " iml R farxrm m art ovn wT M�R1 im w ILmgA.m rw w pwa...gM' Ph- o w is 1 t < < «« taAK M m q M tq "` c wJ .n M suwaw«. - KA60 1 10 ti Pl - P m - 0- 'OOLSR ROM Mm IW - 7 1 w mrta N MO 1K «RL K 1100 rMl A« 1Ma411r «Foot N Ra60.. NO Mffpt. - /tL 7 -M R�I6L L1�W l Ml q tf � O 1Ka �.Wt 201Pq. M. PP P1rw rm lw<Oq if- 2 S' R no nlst.n.a R <ofa.s r.M1NLY art A swA. aaa1 rat s«M OsoA KAw+MTOf0. i 17SD.4Pta -7A ^ M. Rb - a7P4.n - c,- M-4 U." AMTS ura M m aaL K rMm. AmAaRLT «. TAwrw 1.M 02/01 /0 • . KWy A V. 2 C«frl 1r COME, Jr </< MI110dL Sm IAVOtl 4aaO1AT A .wlm M O .11. asc OawAq wM \ \ ` 2SI.4PIL-0 P10. 9, SP4R. RIWd. Tao SW hrt7 Si N- Lt. 2 1 71r w 11f.loM M <m n M wPr Amt a1n Kam M Ke.o. q t.li M \ 2001-0PtL - 10 ptL TM 7Mp <«kmtdl. V.W. - W SA.d...6 A.s< Arb.dl.. 20 2e w 3-./. a «srACa. ."Am ALL f0K6 ARAt rrafwa .II..1.aG xlawlaar \ \ sM q L ar n 1 [ aPim�aq «wL « 98040.7 ►.<PPw! Cr°LUM1h 8110: AT Iwf N MA Mrgr 10r ROafMMi :. . TOTAL PTS. Ms 1WY 0M1M10 O'n OEM PLANT MA I.1r160A mLL IR0 1- ..0- txt -11K \ ' MNQ [1147. CANfpY MRS (OMTM 21P CAL 70 K1110 ME4 61- 61 -ONS P OR [t(TSIDS AE SD AOI.raMYK. 6t -rN -rtK 03 -: Iry s M..ICO T . T @ IaS1 ) IM t[I1 9R SN/ 1111MI ./ y a POY � Y WK 14 w +p 1 � w~ IkYO� Mlalt h r �mPmCi cur to 1a� pt M�MSIp�iA9wui A 104ft �IINpI (NG1M tl0 T IMOI . � # 1 Y as f.lm MpM >a `it�, Q u .00eol • reu wol nw.r .werayar wa „. Y�w� rwwe a aov.0 r' E < 1 e�ro oyua ae.0 'U�� as .cw j:O ji a TR ,O P �NTIN . TREE STAKING o� No m S6 c d GYIM SA1 m R IdO� /MS m aame mwl � �, p ,� lNll IalI11A90N .� 1 �b IT RMp ,'1 Afi MOSLL aL GK[ S 101 M1M lI� �,�1. MG1YL ' aAlluac.Ilal 1° ' � m vmu m m a PARKING LOT I ANO BA KFl I SHRUB PLANTING o xor R rol m av w i w.._a ea vv tda ms � 4/11/0 KA60110 02/01/0 98040.7 L1.1 woog$��x3.ls a3 �« a v ��: `•s3ivi ?ossv oa�^, �' � • �, a � I � a o � �� o � P C, —r avid aoa� Hill I nyt - r ` 14i4 = 1 al tFi I s i E e tz R MIS ph at I q Wmi a a 5 1 0 L11 IN I i w z �a am O e x 8 I I s _ 9 �� g a I �� m "m • -m " + N� Ito � p � 7f g Er�� j � I I 0 I yJ ¢qJJ 5 Y � 6 mmy i RIO c I s I I I 1i ee ®o® ee ®e ®e ® ®e cn t � � S I d p I i $$ l � 1 � S Aft I � <� � I I s N•3 si NN id 4 N @G N N id I i } tf I f Aft i -Ft Nib r I N y L 11 $ Z „ #R r 314 +K itie N n. z d 9z O y I J _ L � • T 1 �-.t -r Pt 1 (ms of alutl tx 'L DP -- ----- - - - - -- °"°N p11E-mm ❑� fln❑ • •. . e sots! �a Df Atli TONiEAI ._ _. _._. _._ _ -------- _ _. _._._ _ _ WR.I IIGRIBA C0RDk0 ❑B © lO �r}n roP OF WC _._.— BORml lNllllOI MNR ITkPl EL. -O -- - I f4 ale -J I -- _� J 1 V EEL , �.i• �BUf. OF m7I11 ._•- 19 / _�\ -- MEOIwEK [ nLEW r i4T to le I7 IMn >rx 7 1 __-� R _ ,J -" mwaoR li 7 1, , / A7 1 a 'q 11 7• 7 7 N N 1 A E ENO WALL TO BE , I II ElEmmc <ai WMIL lA p, IT a 8 7 I �: EL 0 -0 s: RIGHT SIDE ELEVATION - ! GENERAL NOT ' — 2 — INS s S SK. AIJ •N SIGN TWS• FOR WINDOW ELEMN011E. 7 N ❑ ❑ WAkR01M11 » 6Axot1 /. COLD UON(S WILL NOT BE ACCEPIAM INOE ARV V DRCLAWANCEL SE 1. M. T. LAM SIDI OW EASEDAC T1T' IS EL IF== D. �!M TONFA ._._._._.- _._ ❑ ❑ ❑ ❑ J. NIL FASIm[NS sk0.L BE GLVANT 6 1 a 10 1. SRACO FOM SAL BE •MICION SAID FNksr AS SRCfEO BT AE SRICCO M 10 tgll' 0' WMNEACTURM IS0C4RRR4 MOM AV,ED. ALTWELIIC TEmRN OLVEO S -• T.4 VNHPEE. - b L.0 S. 7/r SNLCO OER JA I 7D. SELF EUAIRC NEIL UM EL. Ilr -J' ._ _ 01LIP Yi MVLMEi _ _ _ ._ {. YE41 AS SP[afD WILL PUT T 01FBIAP A COMM JOINS. JOINS. - J 7. IIESx OYLWRS STILL NUT COMA[ W" 1 PLYMM JONn jl .._ L SOWIOITWN AS SP&M DWL KINDS SE n WE IWWm11AE OWC M f. x1[RWR ORIOLE SxN1 ALrL7s BE MIAIfD c! WWDFe x55 Km e z SGORD, INDTeNNE0. ro APPLGIWR or SRICOD - INBES OIOrBL a If J —WILL LINO p $ AL/RS /RFF7R m _•'+E.'�+`ATWNI 1. SEAANI AT AL (AIL ARD ROOF KMRAWONS f y T. SEALANT AT ALL SUM AMC DOOR ERAWES A IEA4 SRI. Ale JABL KEYNOTES 'm I le Q CAV. WIL. COPBe - mw a Aw N FIFLO. SEE DEi. T/A1.1 „j' T• -'- I I o_ g ME DMA IS R 11 /A l MA COPM JIVE A D 1 RNISIWN Cr L+ © CAV. rIL SEOPPfN a NRE AO PAM N DDIEMSTOINI - [xlelo EEL rAD CUN r B 15 DERVDERIVES, BDT. v AWENO • -. _._ _.- I _ la IB • 6 I � p SEE DLTAA IJ/AJ.1. I A7 T 1 1 A] N y Q SroCCO, M. - s1E STUO[C WINES DIB NEST 1 1 ) N 4 E QI CEV. WIL aVOILOR SCUPPER - PRNE AM PAM IN fE10. SIZE N ACCORDAM W/tOCA REpRM1ENM FLOOR OF OPERM Y WR AmTE ROOF DEQ. 1 I N 1 T N , �: Y ® , yWN.D(L JO -11) S. �oC0hDNU 1 M NI ROLL a PA AM IW! 1 1 . L` stucco era - SFL OEVI 17 ! I 1 7 t N AWNWS W RFC • � Awe Q7 Q35 C11RLLr 10•FA. AI IOWRS r r CUPOLA 1WN. / - -- Tm Q Ill T0NTk5 WI�, . W ABMC D CURIE SE WALL LgRRe. Mm SE7REEN OP, JONIS n NIW1.W. 70P a SLN ^ a vi 7 nWDre SON - SUPPLIER a RawLED BW ERN WOCaR MOVE SEPARATE PEmBT , QO RkiNNAtm FARIxC ANRY - qm Eiw a B uma m OINm awns •x EMMrm _I - 4 ____ - -�/ 11 M D BIRPDUF ®EYRNAES S BE IDENFWD NN ROIOM - N AND CNBAC11oI B7 "C' ELLV. (W.) Np6; AST a W[ sTAJeMo L 1 NOSE OW -1 W BE FRIM PRIM ro MMMLi%TM W SB0a9A FRONT ELEVATION 1 /1'.1'-0• (ID B /1 WAR -N mNER rRW" tW. PWM Nm FACEBRr FN% SCE on xL EXTERIOR FINISH SCHEDULE p PIPE eouAAe RMFA r m ILLSIRI AREA COLOR tL E DE DEAL - s oRN tRLRrf KAARSW LeoE 4 /�� / IB Rl1AYLIRD F'oASEE ni OW AT: 17 eWRER LttIR. S[! QT. J/A7.1. An /NIA 1 A nlf TAM REr _ la ROOF A CLS LADDER 1 WAL ro RW O AT COOLLA/FII@pL SEE IM. 11 /A7.1 RTC TOWm s Sw T7J5 �� �� ' m FI mC Wwr 11J E0. 10 D• l0 10 E T KA6000 mn x7ae. aWUA RBL sR m7 • We IARF• R W R W R W ;j N - --_ : _ —__. C[NER Q ALAI RAg2 • ERs WAL AT AaW - rowel SEE KlAtS 1 4 1l m WW ALL oOaR Ab EDA[ ' m no7 TOC mr - - 02 01 /0 p OWNING PARMET WRY. SEc 7/ A7.1. SWORD USURY PIPES AID CMO A RR n07 we vxr Im 0 WC WDL LEIIOAM SCWL D n OWNWL NSMLIEO N OC F64 N.I4 /Ie EIECIWGE Sk7NW[ 1 A TTW VC NRP W AAR , LLTmr4rl wNlm m ONERNSIALED N as CEMM WAL BLS f SW t tlwr eROWr 1 Y } 98040.7 ® NEC - LOW PANELS m ENHANCE OONIS ACO W WRY BDW MN FORAPEI CAP • WI We h RFD Y -m OIY ACNILW 1 �¢, © Wok mac (pmJAI ADN PROM CAP 7 1R N 7s TR],OImR: DDNY p IYA CSW ACCESS ARM M WDN WEINVORMEILM 0ARM L==N ALt4NT m1W m44 UN/ AaW Pow . i s" 27's lf ltum C Rm• A 4 WINE NEON Ns, AIM o m IELOW eomm mr m NIA 1LLB0ImE VLSI' CSR LLAMA • NW to.We mm RODF Km 1 FM L0GDm5. AC KFC AWNING A CUPOLA J/e'- - o • 4 ACCESS B SIN MORE SR 1103 Wt JOBY t' e � I v `rn a. •) o �► a� co .��p �! ■ N IM on 1-1 m -- - - 1 1 0 F OR EXTERIOR ELEVATION GENERAL KEY NOTES AN rtm w m Tw amm OF EXTERIOR FINISH SCHEDULE REFER 1 DING. M EIFS , i IC }' 1 WE. "m wa suirmt ■ I � I MIM ©f) � I T OWER m • • 1 EL 1 I' • � .. rr. � � 1!sr v 2 2 x d5• =l!1Ti �3 l� .---- - - - - -- . ,...a Mom - 8 lo r - 1 Y-e 4e r -n I�r to 1 I a z� p� a I \ x + 1 I al e&l e O 1 V ? i 10 0 U rA 1. T. , - a Ee 0 U Z x Gr SEATING CORE DRILL PLAN scAlEl t /a• =r` J SEATING PACKAGE ARTWORK SCHEDULE DECOR PLAN NOTES KEYNOTES Mm. suppLIER I NSTm IER O owwft RC. oMNER O.e. �' Mf71AAA m OT%. �+ MOUMNS LIKE CKWNO JMAOIO CAC owl. NAES roll 9M/ek IRMME ,ILL IIDT Afx:fA(A iC M1111 GAIT IoM Mlp TPptllf rOTS C� + O o Deew cAMIFn su 11ETAR It/DI.,. i wRr I t em1 AT. Qj uatE 1W 3611 S O 0 DDDm sots AND TABLES 1 oAMM eaTm1 (1x11 K loll R ALL OKlomA6 TO YMKxT/c011[ ML PIMI Awl BE rlem r M; R FUR Q 1 NOT USED / alenEt MMl caE (I x 1x10 FOP m Soo ol.l FOR 16f sPEAi1C oFOG SHY HB4S ® BIBLE TOP It 1 24' MO 21 x .M - PL-8 -- S O O IMASM RECEPrAREJInq MEIURx SEE DTw Ivol.+. 0 1 1 So mm (O7 K Ixl/ S SEE METAL P/D,.l rG MIOR CITE AML 0 1 O O wmjm coomw SIT DUAL 11/Dl.l BY SFATMD %EIIOOR IM 1 KID MW MOR pet x Ifl/ S, SEE 1AMm1 DEneo4 10 IOGrOM Or SDIEW %EIOOR SUPPIw SManor ® AsIE Tap SomM1 - 0. -2 Z& - --- © I SET O O SFATMO PACKAD (eD MATS) D SEATMO V MDOD. MMWM TA FROOKS OMML 9OOL4, ® I coLAn S,M IRIS (111 x 1211 MT /MIAAS,. (a> OU M LOMW Of MW MM. PC TAW = (ROM SEES) 7. M SIT TWOS,* ))MONK M M Gm[T DOat Ie+OR sIMSFT *m S,AL TIM MM c"rm sm cwx W caw 1MAW1 EMMDTMES, COTIMLCHr cOUMIEM. QUEUE MAR. 1ADDrRS. ® 1 Cmma sraE rMORI (x11! K m1h Ilst t1U11 CMOI; TMSIX ASS (l FA), 11los: tIAAE% Ism p lk} QQ , O O SERVING CO SEE 1 ,., ! 11 ,., 1 OO eDDEt D teu pMMI PC I" FA SME W *ASS, swot 4/24/0 � N /D Sol px11 x x410 R % mrE CIWS IOGTxMS ran OrMO C"= SILL Scot T,,S, %DOOR (TMMMD h OeT[Al. \ °/ 1 O O MMUE sItAy ® , mxr Act px1 K Ia31) a IRIS Or OW1 WIS. As enxmm BY ® Sp� p Cyl um rACE IS EwEM (An* • KA6000 Q x O A POP MSPIAT PANEIS SEE D TAA M/OI. . 1 SNmm cmw (11 V x 10311 x ® 10 SIIC0. DE11o1[S A SIOM TM[ OR ONO 1 OSUAEM sMl SOOLi ® + AT O O AMTworw PACwOE M[rER TD PI/M M SOMPLE ran LOCAT04 ® 1 mcm Kau (22v x xu—" ®sr1TaL BODI A IIIR u OR 1" L tem © ISIS Awlr m AT " aAt so" SASS somas + O SEE O 02/01 /0 ® O avTEn Tuu EM) ,0/D11 1 PaLauM MPR3 IS x O wu Am roR NXC- = mm MD srlas Ue1, x 4 � 98040.7 p , sMeE A calif (SOLE x m ® 7 reMm wM M M ram SSMTISM wP ® t am mm $ AS TOR 10G0G D 1 ® , R m DnIM MAR sa N raM IocDMll City of Brooklyn Centel Special Use Permits - Section 35 -220 2. Standards for Special Use Permits A special use permit may be granted by the City Council after demonstration by evidence that all of the following are met: a. The establishment, maintenance or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals or comfort. b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 3. Conditions and Restrictions The Planning Commission may recommend and the City Council may impose such conditions and restrictions upon the establishment, location, construction, maintenance and operation of the special use as deemed necessary for the protection of the public interest and to secure compliance with requirements specified in this ordinance. In all cases in which special use permits are granted, the City Council may require such evidence and guarantees as it may deem necessary as part of the conditions stipulated in connection therewith. 4. Resubmission No application for a special use permit which has been denied by the City Council shall be resubmitted for a period of twelve (12) months from the date of the final determination by the City Council; except that the applicant may set forth in writing newly discovered evidence of change of condition upon which he relies to gain the consent of the City Council for resubmission at an earlier time. 5. Revocation and Extension of Special Use Permits When a special use permit has been issued pursuant to the provisions of this ordinance, such permit shall expire without further action by the Planning Commission or the City Council unless the applicant or his assignee or successor commences work upon the subject property within one year of the date the special use permit is granted, or unless before the expiration of the one year period the applicant shall apply for an extension thereof by filling out and submitting to the Secretary of the Planning Commission a "Special Use Permit" application requesting such extension and paying an additional fee in an amount as set forth by the City Council resolution. Special use permits granted pursuant to the provisions of a prior ordinance of Brooklyn Center shall expire within one year of the effective date of this ordinance if construction upon the subject property pursuant to such special use permit has not commenced within that time. In any instance where an existing and established special use is abandoned for a period of one eyar, the special use permit related thereto shall expire one year following the date of abandonment.