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HomeMy WebLinkAbout2012 04-12 PCP 3 rORKLYN TER PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER APRIL 12, 2012 REGULAR SESSION 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Minutes—March 29, 2012 Study Session Meeting 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. Public Hearing Items a) Paul Hyde (Real Estate Recycling) Planning App. No. 2012-002 PUBLIC HEARING — Consideration of a proposed rezoning of property located at 4001 Lakebreeze Avenue North, from C2 (Commerce) to PUD-MIXED C2/1-1 (Commerce/Industrial Park), along with a proposed concept development plan for anew 90,000 sq. ft. office/manufacturing/warehouse facility. b) City of Brooklyn Center, Minnesota Planning App. No. 2012-004 PUBLIC HEARING — proposed amendment to the City of Brooklyn Center's 2030 Comprehensive Plan Update by changing an "PS-Public and Semi-Public" land use designation to "MF-Multi-Family (High Density)" for the property located at 5401 —691h Avenue North(Maranatha Homes Care Center property). C) Maranatha Conservative Baptist Home, Inc. Planning App. No. 2012-003 PUBLIC HEARING — Consideration of a proposed rezoning of property located at 5401-5415 69" Avenue North, from R6 Multiple Family Residence and R1 One Family Residence to new PUD-MIXED R5/R6 (Multiple Family Residence), along with a proposed site and building development plan for a new four story, 97 bed nursing care center (Phase 1) and a future development plan (Phase II) of a 29-38 unit senior independent living facility. d) Border Foods, Inc. (Taco Bell) Planning App. No. 2012-005 PUBLIC HEARING — Consideration of variance to City Code Sect. 35-703 allowing three (3) driveways to be closer than the 50-foot minimum separation requirement for business district properties, along with a site and building plan of a new 2,642 sq. ft. Taco Bell restaurant, located at 5532 Brooklyn Blvd. Lane. C:ify CENTER PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MARCH 29,2012 REGULAR SESSION (Page 2) 6. Discussion Items (no items for this agenda) 7. Other Business 8. Adjournment MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION MARCH 29, 2012 CALL TO ORDER The Planning Commission meeting was called to order by Chair Pro Tem Kuykendall at 7:02 p.m. ROLL CALL Chair Pro Tern Kara Kuykendall, Commissioners Scott Burfeind, Carlos Morgan, Michael Parks and Stephen Schonning were present. Also present were Councilmember Carol Kleven, Secretary to the Planning Commission Tim Benetti, Director of Business & Development, Gary Eitel, and Recording Secretary Rebecca Crass. Stan Leino was absent and excused. APPROVAL OF MINUTES —MARCH 15, 2012 There was a motion by Commissioner Parks, seconded by Commissioner Schonning to approve the minutes of the March 15, 2012, meeting as submitted. The motion passed unanimously. CHAIR'S EXPLANATION Chair Pro Tern Kuykendall explained the Planning Commission's role as 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. DISCUSSION ITEMS Real Estate Recycling/Paul Hyde - PUD Application Review—4001 Lakebreeze Avenue N • Met Council approval of land use amendment • Met Council support for regional trail connection • Public hearing for PUD rezoning at the April 12, 2012 meeting • Site plan consideration scheduled for April 26, 2012 meeting Mr. Benetti explained that Met Council has approved the City's request to amend the land use of the site from OS-Office Service-Business and Roadways to a new Mixed Use: Office Service- Business/Industrial land use category. The Met Council is advising the City to encourage the realignment and reconnection of the Twin Lakes Regional Trail connection through the RER redevelopment site. There was a discussion regarding the trail connection and future analysis and consideration of this PUD site. Mr. Benetti stated that there will be a public hearing for this application at the April 12, 2012 Planning Commission meeting and there will be no official action on this item tonight. Presbyterian Homes & Services - PUD Application Review- 5401/5415—69th Avenue North • Introduction of comprehensive land use plan amendment for subject site • Public hearing for PUD rezoning and site plan at the April 12, 2012 meeting 3-29-12 Page I Mr. Benetti summarized the order of development that will take place on the site. He pointed out that this is preliminary review for the site concept plans and layout along with the City's request to modify the underlying land use for the easterly parcel. Mr. Benetti noted that Maranatha is conducting an open house neighborhood meeting for Thursday, April 5th as well as a private resident's meeting on Monday, April 9, 2012. He encouraged the Commission to attend one of these meetings. Brooklyn Boulevard Lane Area Development (i.e. Bremer Bank; McDonald's, Taco Bell, Brookdale Car Wash, etc.) Study Area Mr. Benetti explained that with the impending Taco Bell site (5532 Brooklyn Boulevard) redevelopment, Planning Staff wishes to discuss with the Commission the possible implementation of a new Master PUD Plan or overlay of this commercial area, due in part to the unusual development patterns and layout of these commercial sites along this private roadway system. He further explained how a variance could be achieved on the site to accomplish separation of parking and driveway access similar to what is required by today's standards. Carlos Morgan arrived at 7:38 p.m. Commissioner Parks stated he would like to see a wider and lower street made out of different material. He'd also like to see some berms and more landscaping between the building and the street. Mr. Eitel responded that placing landscaping in certain areas of a site such as this can be a safety issue when the bushes mature and it can be difficult to see oncoming traffic. He further clarified that this is a 40 ft. wide private road. He added that staff will look at landscaping on the site to further enhance the area. Brooklyn Boulevard Study Update (from 56th Avenue N. to 60th Avenue N.); Mr. Eitel provided a slide show of the corridor area between 56th Avenue N to 60th Avenue N indicating current conditions in the area. Review and preparation of updated PowerPoint presentation for the Wednesday, April 11, 2012 joint City Council/City Commission workshop meeting; Mr. Benetti stated that all city commission members will be invited to attend a joint City Council/City Commission workshop meeting scheduled for Wednesday, April 11, 2012, at Constitutional Hall, City Community Center. He added that Commission Chairs are being asked to provide an update of their respective commission's items that were acted on the previous year and any upcoming items, and staff will have a preliminary presentation for review at the next meeting. Mr. Benetti briefly reviewed the projects that the Planning Commission was involved in over the last year. OTHER BUSINESS Mr. Benetti stated that staff plans to further look into the following items as time permits and is looking for direction from the staff. 3-29-12 Page 2 Planning Activities List • Landscape Policy and/or Tree Preservation Policy (creation of new ordinance) • Architectural Standards (for certain districts) • Implementation Strategies for the Twin Lakes Trail Extension (Twin Lakes Regional Corridor) • Sign Ordinance updates (including electronic or dynamic sign standards) • Subdivision Ordinance update Commissioner Parks stated he would like some information for the Commission to review regarding landscaping policy and architectural guidelines first and then work on the rest later. This would allow the city to upgrade their standards for future developments. Mr. Benetti stated that staff will conduct some research and come up with some data for the Commission to review. Commissioner Morgan asked the staff if they see a theme for Brooklyn Center regarding development and the vision of Brooklyn Boulevard. Mr. Eitel responded that is why they are doing various studies to see what they can come up with to identify challenges and opportunities available. Chair Rahn arrived at 8:23 p.m. There was no other business. ADJOURNMENT There was a motion by Commissioner Rahn, seconded by Commissioner Schonning, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:30 p.m. Chair Recorded and transcribed by: Rebecca Crass 3-29-12 Page 3 Xt�FNTN Planning Commission Information Sheet J Meeting Date: April 12,2012 Application Filed on 3-15-12 City Council action should be taken by 5-14-12 (60 Days) --— ------- -—---- --—--- --- ---� Application No. 2012-002 Applicant: Paul Hyde, Real Estate Recycling Location: 4001 Lakebreeze Avenue N. Request: Rezoning from C2 (Commerce)to PUD-Mixed C2/I-1 (Commerce/Industrial Park) INTRODUCTION Paul Hyde of Real Estate Recycling (RER) is seeking rezoning from C2 (Commerce) to PUD- Mixed C2/I-1 (Planned Unit Development-Mixed — Commerce & Industrial Park) of the old Northwest Racquet Club/Lifetime Fitness site, located at 4001 Lakebreeze Avenue North. This new PUD rezoning will facilitate the redevelopment plans proposed by RER of a new 90,000 sf. office/manufacturing/warehouse facility on this site. A concept development plan is included as part of this report, but only serves as the preliminary plan for the final site and development plan to be considered on this redevelopment site. This is a public hearing, and notice has been published in the local newspaper and mailed to the surrounding property owners. BACKGROUND Prior to this rezoning, the City amended the current land use designation of this site, which was previously identified in the City's 2010 Comprehensive Plan as OS-Office/Service Business. This City received approval from the Metropolitan Council to append this land use with a new "Mixed Use — OS/I (Office-Service Business/Industrial) land use category. Adding this industrial element to the underlying land use allows for the manufacturing and warehousing components of this new development to take place under the proposed PUD-Mixed zoning. The subject site consists of two vacant tracts of land; the first owned by Lifetime Fitness Corporation and the other the State of Minnesota. The larger tract is 7.4 acres in size and was formerly the Northwest Racquet and Tennis Club site. This property was acquired by Lifetime in 2006, which was subsequently demolished and cleared, and placed on the open market for sale. RER has a purchase agreement with Lifetime to acquire and develop this site should the city authorize this rezoning, along with a future site/building plan and platting applications. The smaller parcel located immediately east of the Lifetime site is approximately 1.27 acres in size and was the former Denny's Restaurant property, which was acquired by MnDOT as part of the reconstruction of the TH 100 project in 2003. This remnant parcel added to the larger Lifetime site would provide 8.67 acres of total area. PC 04-12-12 Page 1 XBRTER The City has an agreement with the State of Minnesota/MnDOT to transfer this parcel to the City, whereby the City intends to transfer the same parcel over to RER. The subject site is surrounded by I-2 Heavy Industry zoning to the north; R4 Multiple Family Residence to the northwest; R2 Two Family Residence to the west; and R5 Multiple Family Residence to the southwest. The 1-2 zone is virtually filled-in with existing office/warehouse developments. The R4 area consists of a number of 4-plex apartment buildings interspersed with single-family homes. The R2 zone to the west consists of a number of single-family homes with two-family (duplex)homes; while the R5 zone contains the Twin Lake Apartment complex. During preliminary testing and soil investigations of the subject site, RER discovered some potential volatile organic compounds and petroleum compounds which may require soil clean up and remediation work. Some of this contamination may have been a direct result of the former Joslyn Pole Yard Manufacturing (wood treatment) site to the north. The City, in conjunction with RER has applied for grants through the Department of Employment and Economic Development and Met Council's Tax Base Revitalization programs to assist in funding a Phase 11 Site Investigation Work Plan. On December 16, 2011, the City was notified by DEED that we received a$50,000 grant to assist in the investigation of contaminants on the subject site. Once the clean-up plan is approved, RER plans to redevelop this site with the new 90,000 sq. ft. office/industrial/warehouse facility mentioned previously. The site and building plan and replat of the two parcels will be considered under separate planning applications at a future Planning Commission meeting. REZONING The redevelopment of this site hinges upon the successful rezoning of the parcels, and is subject to the "Rezoning Evaluation Policy and Review Guidelines" contained in City Code Section 35- 208 (attached) and the procedures outlined in City Code Section 35-210. The applicant has submitted a written narrative describing their proposal along with written comments relating to the Rezoning Evaluation Policy and Review Guidelines (attached). As with all rezoning requests, the Planning Commission must review the proposal based on these evaluation policies and guidelines contained in the zoning ordinance. The policy generally states that rezoning classifications must be consistent with the City's Comprehensive Plan and shall not constitute "spot zoning", which is defined as a zoning decision which discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principals. Each rezoning proposal must be considered on its merits and measured against the City's policy and against the various guidelines, which have been established for rezoning review. The following is a review of the rezoning guidelines contained in the zoning ordinance as we believe they relate to the applicant's comments and their proposal: PC 04-12-12 Page 2 XC BRh h o/ xCYN Y)TER a. Is there a clear and public need or benefit? It is staff's opinion that this redevelopment proposal can be seen as meeting a clear and public need or benefit if it is consistent with the redevelopment criteria established by the City and is also consistent with the City's Comprehensive Plan. The redevelopment proposed by Mr. Hyde will provide a nice and attractive balance to the overall business needs of the community and the other needs of adjoining properties. The redevelopment will provide an increase to the tax base in the community and may provide full-time employment opportunities to the residents. Addressing the clean-up of polluted soils that can pose a risk to health and the environment is an obvious public benefit and creating jobs on a site that is vastly underutilized. The proposal addresses the public needs and benefits in a way that makes it possible for the developer to do so in an economically feasible manner. The proposal they have is consistent with the City's Comprehensive Plan which is basically silent as to the future development of this site or this area of the city. The property is currently zoned C2 (Commerce) in an area that is heavily influenced by other industrial and similar uses, and surrounded by single family and multiple-family housing. The industrial and residential uses in this area have been developed and zoned this way for a number of years, and all uses appear to function and co-exist together nicely. The proposed PUD-Mixed C2/I-1 zoning will provide for an effective and legal means of allowing this "clean" and less intensive industrial use in this area. Under the PUD agreement to be determined later, the City and Applicant can develop a plan that incorporates certain uses, standards or regulations that normal zoning district do not provide. The Applicant intends to correct and clean-up the polluted soils are currently affecting or impacting this site, which represents a significant risk to human health and the environment. The site currently vacant brings zero jobs and minimal tax base to the site. Redevelopment will remove the pollution, clean up the blighted site and bring jobs and higher tax base to the neighborhood. b. Is the proposed zoning consistent and compatible with the surrounding land use classifications? The Applicant notes that the proposed zoning will be a less intensive classification rather than the current C-2 zoning designation, or the I-2 Zoning to the north. The applicant's proposal certainly is consistent with the uses north of Lakebreeze Avenue in the Twin Lakes Business Park, which coincidentally, has been developed by the applicant. The proposed office/warehouse use would essentially mimic the Caribou Coffee facilities located to the north, which could be considered compatible with the surrounding residential uses. PC 04-12-12 Page 3 X KE TER Staff would comment that the proposal should remain consistent and compatible with surrounding land use classifications from the standpoint that the proposed PUD Mixed C2/I-1 zoning is less intensive than the existing zoning and the use can co-exist with abutting properties provided appropriate screening and buffering is maintained and other requirements of the district are maintained as well. c. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? The applicant comments that the proposed zoning district will result in a less intensive use at the site. They point out that office/warehouse use is consistent with surrounding uses and will provide additional jobs and tax base to the neighborhood. They believe the addition of an attractive new building will clean up the vacant site and remove pollution. Staff concurs with the Applicant's comments that the proposed C2/I-1 mixed zoning can be viewed as less intensive district for the site. Of note should be that outside storage of inventory, work in process or other materials would not be allowed in this site. The less intense nature of the industrial uses and commercial uses allowed under the C2/I-1 zoning, along with the PUD provisions to be established afterwards will provide for agreed-upon uses which would be appropriate for this area. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? From all accounts of previous zoning records and land use maps, the zoning and land use in this area has remained virtually unchanged throughout the years. The nearest zone change took place a few years ago on the former Howe Fertilizer site (4821 Xerxes Avenue)to the east, which was modified from I-2 to PUD/I-1 in February 2008. The overall effect proposed zoning change of this property with the new PUD-Mixed, even with the retention of the C2 category and addition of the I-1 category, is minimal and can be considered an appropriate change. Appropriate screening and buffering will be provided to the residential areas, and the intended use of this property for light industrial purposes makes this a reasonable and allowable use. Having the site consistent with the development to the north will create a positive impact on the City. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? This evaluation criteria is not applicable in this case because this is not a City initiated rezoning proposal, but rather a developer initiated proposal. L Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? The redevelopment plans and proposed rezoning with the Mixed C2/I-1 district standards must adhere to the guidelines and general standards set forth in both districts. Even PC 04-12-12 Page 4 3 rHR OA TRR though the C2 standards are less restrictive than the I-1 zone (e.g. the buffer requirements from adjacent residential areas), the Applicant has agreed to provide or adhere to the higher standards under the I-1 Zone. All building setbacks and parking and loading areas will meet I-1 setbacks and full buffer, screening and landscape measure will be included. Staff will ensure that an appropriate buffer between the single family residences to the west and this site will be provided, and that traffic issues will be addressed as part of any future considerations or conditions of approvals. The proposed PUD-Mixed C2/1-1 offers an ideal opportunity to provide effective and appropriate uses, which should be consistent with the general principles and policies established under the City's Comprehensive Plan for this area. Proper screening and buffering will further provide an acceptable relationship between these areas. g. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? In initial discussions with the Applicant, the original site was planned for a change from C-2 to 1-2, which was consistent with the 1-2 zoning to the north. Although this I-2 area that encompasses Twin Lake Business Park is a nicely developed and clean area, the concept or allowances of outdoor storage under a similar 1-2 zone for this site was determined to be inappropriate. Staff encouraged, and Mr. Hyde agreed, to limit the overall allowances or permitted activities on this site by requesting a specific PUD-Mixed Use with limited C2/1-1 uses. The development plans in general seem to provide a good layout and site plan for this area. The applicant's proposal to use this site for the office/warehouse use more than fits and utilizes the land respectfully by incorporating parking along the front edges of the site; loading to the rear; and appropriate landscaping and screening/buffering along the westerly boundaries to the residential areas. h. Will the rezoning result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? This rezoning application under consideration will result in the expansion of a portion of a zoning district warranted by the current Comprehensive Plan. This warranting was created by the recent adoption of the land use change by the City and acceptance of said comprehensive plan amendment by the Met Council. The redevelopment of this site will not "greatly" expand an already existing and successful industrial based area,; moreover, it will upgrade the current C-2 site to a reasonable and more appropriate mixed use with C2/1-1 zoning uses and standards. This rezoning will result in higher quality jobs and increase in tax base and a less intensive use of the site. In general we would concur with these comments and note that the proposal does appear to have merit beyond just the particular interests of the developer and should lead to a PC 04-12-12 Page 5 X r of KE►'N 7-R redevelopment that should be considered consistent and compatible with surrounding land uses. As mentioned previously, the proposal can be considered in the best interests of the community noting particularly the clean-up of a polluted site and a relatively clean development. i. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? As indicated previously, the Applicant is currently in the process of remediating polluted soils on this site, which may pose a risk to human health and environment. The site in its current condition is vacant and clearly underutilized, producing minimal jobs and tax base. The Applicant's redevelopment of this site will provide an opportunity to clean up the pollution and add high quality jobs and tax base to the site which results in merit beyond the interests of only the current owner. We also believe that the proposal has merit beyond just the particular interests of the developer. It will lead to a development that can be consistent and compatible with surrounding land uses. The proposal would provide a quality development that is consistent with the City's Comprehensive Plan and be considered in the general best interests of the community. PROCEDURE Minnesota State Statute requires the City to respond to zoning applications within a 60-day time limit from the day a properly submitted application has been filed with the City. This application was filed on March 15, 2012. Due to legal notice and publication requirements for zoning requests, the application needs to be submitted at least four weeks prior to the Planning Commission's public hearing. The review clock began on the date the application was accepted. Therefore, the zoning decision must be made by the City Council no later than May 14, 2012, which is when the 60-day review period ends. Should the Planning Commission or City Council elect to table or postpone this decision, an additional 60-day review period would be necessary. Under this PUD application, the rezoning was accompanied by a proposed development/concept plan. This plan is only conceptual, and serves as an illustrative precursor to the future final development/site plan, which must be approved with all new PUD's. This final development/site plan is scheduled to be considered before the Planning Commission at the April 26, 2012 meeting. Please note the rezoning element of this PUD may proceed on its own merits; however, upon the final PUD consideration by the City Council, the rezoning and site plan will be considered together as one complete planned unit development proposal. A public hearing has been scheduled and notices have appeared in the Brooklyn Sun/Post and notices have been sent to neighboring property owners. The Planning Commission, following the public hearing may wish to consider a draft resolution, which has been prepared for consideration. The draft resolution outlines various possible findings with respect to the request to change the current zoning on the subject site from C2 (Commerce) district to PUD-Mixed C2/I-1 (Commerce/Industrial Park), with certain conditions noted therein and in the following PC 04-12-12 Page 6 i BROOK 1.FN C.._4"_R recommendation heading. RECOMMENDATION Staff recommends the Planning Commission provides a recommendation to the City Council to approve Planning Commission Application No. 2012-002, which comprehends the rezoning of the subject site noted herein from C2 (Commerce) district to PUD-Mixed C2/1-1 (Commerce/Industrial Park), subject to the following conditions: 1) The rezoning is subject to the successful acceptance and approval by the City Council of the final development/site plan proposed for the subject site. 2) No part of the land may be used or developed under the site plan labeled "conceptual" until such time as the Applicant submits a separate site and building plan application. 3) The submittal and approval of the platting and combining of the former Northwest Athletic Club (Lifetime Fitness) parcel and the former Denny's Restaurant (now excess MnDOT right-of-way parcel), to a yet unnamed or identified subdivision plat. If the Planning Commission accepts this recommendation and the conditions listed herein,the Commission may elect to adopt Planning Commission Resolution No. 2012-04, which memorializes the findings in granting this rezoning, and provides for the conditions of approval as they relate to this approval. I I I I PC 04-12-12 Page 7 3 rBR K'TFR 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 shall 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 permitted 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? City of Brooklyn Center City Ordinance Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2012-04 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-002 SUBMITTED BY PAUL HYDE OF REAL ESTATE RECYCLING, LLC, FOR THE REZONING OF LAND LOCATED AT 4001 LAKEBREEZE AVENUE NORTH FROM C2 (COMMERCE) TO PUD-MIXED C2/1-1 (PLANNED UNIT DEVELOPMENT- MIXED COMMERCE AND INDUSTRIAL PARK) WHEREAS, Planning Commission Application No. 2012-002 submitted by Paul Hyde, on behalf of Real Estate Recycling, LLC proposes rezoning from C2 (Commerce) to PUD- Mixed C2/I-1 (Planned Unit Development — Mixed Commerce and Industrial Park) of the 7.39 acre site located at 4001 Lakebreeze Avenue North, along with the approximate 1.27 acre MnDOT excess right-of-way parcel located adjacent to and immediately east of the subject property; and WHEREAS, the proposal comprehends the rezoning of the above mentioned property to facilitate the planned and future redevelopment of the site with a proposed 90,000 sq. ft. office/industrial/warehouse facility on said properties; and WHEREAS, on February 13, 2012, the City Council adopted City Resolution No. 2012-031 which approved an amendment to the 2030 Comprehensive Plan by changing the land use designation on the subject site from OS-Office/Service Business to a new Mixed-Use OS/I — Office-Service Business/Industrial; and whereby the City subsequently received official notice from the Metropolitan Council by means of letter of approval, dated March 13, 2012 in which said land use amendment was accepted by the Met Council; and WHEREAS, the Planning Commission held a duly called public hearing on April 12, 2012, whereby a planning staff report was presented and public testimony regarding the rezoning and development plan were received; and WHEREAS, the Planning Commission considered the rezoning request in light of all testimony received, the guidelines for evaluating rezoning contained in Section 35-208 of the City's Zoning Ordinance, the provisions of the C2 (Commerce) and 1-1 (Industrial Park) Zoning District standards contained in Sections 35-322 and 35-330 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. 2012-02 submitted by Paul Hyde of Real Estate Recycling, LLC be approved based upon the following considerations: PC RESOLUTION NO. 2012-04 1. The planned rezoning is compatible with the standards, purposes and intent of the City's Zoning Ordinance; 2. The rezoning, which will facilitate the redevelopment and improvement of this site, 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 rezoning and utilization of the property as proposed under the planned redevelopment of this site is considered a reasonable use of the property and will conform with ordinance standards, in particular the incorporation of the 100 ft. and 50 ft. buffer requirements where industrial uses abut residential zoned property at a property line and a street line respectively; 4. The rezoning and land use amendment proposal is considered consistent with the recommendations of the City's Comprehensive Plan for this area of the city; 5. The rezoning proposal appears to be a good long range use of the existing land and this proposed development can be considered an asset to the community; and 6. Based upon the above considerations, it is believed that the guidelines for evaluating rezoning's as contained in Section 35-208 of the City's Zoning Ordinance are met and the proposal is, therefore, in the best interest of the community. BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Application No. 2012-002 be approved subject to the following conditions and considerations: 1) The rezoning is subject to the successful acceptance and approval by the City Council of the final development/site plan proposed for the subject site. 2) No part of the land may be used or developed under the site plan labeled "conceptual" until such time as the Applicant submits a separate site and building plan application. 3) The submittal and approval of the platting and combining of the former Northwest Athletic Club (Lifetime Fitness) parcel and the former Denny's Restaurant (now excess MnDOT right-of-way parcel), to a yet unnamed or identified subdivision plat. 2 of 3 PC RESOLUTION NO. 2012-04 April 12, 2012 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: Chair , Commissioners and the following voted against the same: whereupon said resolution was declared duly passed and adopted. 3 of 3 Real Estate Recycling Former Lifetime Site Redevelopment Narrative Rezoning Evaluation and Review Background: The majority of the Site was vacant property or used for periodic farming of an undefined nature. Aerial photographs suggest some type of large garage or storage building located near the southwest corner of the Site in late 1940'3, which was gone by the early 1950's. The Lifetime Health Club (constructed under a previous name) was constructed in 1984 and 1985. It was a two story structure that had an elevator and swimming pool and hot-tubs. The facility had tennis and other racquet sport courts and locker/shower rooms. The Lifetime Health Club was demolished in 2007 and the Site has been un-used and vacant since that time. The demolition included all aboveground structures and reportably included all foundations associated with the Lifetime site. A water well was abandoned in 2007, according to City records, although no records of well installation or abandonment were found in the Hennepin County well database. Most of the Site was low lying, at an elevation approximately the same as the wetland areas near-by the Site and associated with Middle Twin Lake which is located approximately 1000 feet directly west of the Site. The Site was located in a rural area until residential properties started being developed in the 1950's. An exception to this is the Joslyn Manufacturing site that was located approximately 300 feet north of the Site as early as the 1930's until the 1980's. The low lying area was filled, through some on-Site grading as well as import of undocumented fill to the Site. The filling started in the late 1940's, when the adjacent Highway 100 was started, and continued into the 1970's and 1980's. The undocumented fill was sampled in the summer of 2011. Based on the eight soil borings, urban fill soils are present across the entire Site to a depth at or below the water table which exists 10 to 12 feet below ground surface. The fills include debris such as asphalt, concrete, plastic, metal, organics, peat and glass. One soil sample of urban fill was collected and analyzed for semi-volatile organics (PAH's or poly-aromatic hydrocarbons) and for petroleum, as defined by the MPCA required analysis of Diesel Range Organics (DRO). The PAH's were detected at a concentration approximately twice the industrial standard (Soil reference Value (SRV)) for BaP equivalent and the DRO was detected at 245 mg/kg, a concentration that the Petroleum Brownfields Program (PBP) will require some response action and soil management actions. Development Plan: Development plans for the Site after clean-up entail a variety of benefits for the community. The 90,000 square foot, multi-tenant, light-industrial project (called France Avenue Business Park Building IV) to be developed by Real Estate Recycling is just across the street from the former Joslyn site redevelopment known as France Avenue Business Park. The redevelopment of the former Joslyn site resulted in a 3 building, 400,000 square foot business park featuring some of the great Minnesota companies, including Toro, Caribou Coffee's world headquarters and Wagner sprayers. The proposed Building IV on the former Lifetime site would reduce a human health and safety risk to the neighborhood, eliminate blight from the Site, bring jobs to the area and generate property tax revenues for the City and County. Real Estate Recycling is marketing the project to firms who are growing and want to stay in the area, and to firms currently outside the area who might be brought in by new construction and easy access to Highway 100 and public transportation. There has been very strong demand for the proposed 90,000 square foot France Avenue Business Park Building IV. Real Estate Recycling is currently negotiating with two different companies to take space in the proposed building. The first company is a medical device company looking for 65,000 square feet for office, lab and warehouse. They need to be in the new building by Fall of 2012 and are attracted to its location as they are re-locating from New Brighton. In addition Real Estate Recycling is negotiating with publicly traded company in the medical supply business for 25,000 square feet of office, lab and climate controlled warehouse space. They need to be in the new building by Fall of 2012 and are attracted to its location as they are re-locating from Crystal. PUD Proposal: The proposed plan requests the creation of a PUD with an combination of a C-2 and 1-1 zoning classification (the site is currently zoned C-2). This use will be less-intensive than the previous retail use, and will provide significant increase in tax base and jobs to the area. RER requests the creation of a PUD to allow flexibility in the medical uses at the Site. RER will incorporate heavy landscaping on the west side of the property to screen the abutting residential area from the building. Specifically, the dock area will be screened from the neighboring residences with attractive opaque landscaping. This screening will effectively block lights from the building and vehicle traffic, ensuring that neighboring residences will not be disturbed. The building and all proposed parking will be within the current setback requirements. In addition to screening, RER's proposed plan mitigates any car or truck traffic associated with the redevelopment. The proposed site plan keeps all traffic off Azelia Ave to the west. This is a significant compromise in that this proposed site plan is 35,000 sf smaller than the original plan submitted by RER in the Fall of 2011. The net economic impact of the shrinking of the size of the original building is over$2 million in the value of the completed building. Additional signage will be installed at the northwest entrance to identify the residential neighborhoods on 48th street and prohibit truck traffic in the area. The current proposed building size and layout accomplishes an attractive front fagade that faces the higher traffic counts on Highway 100, the front door to Brooklyn Center. This plan ties into the France Avenue Business Park to the North, creates a dock area effectively screened from residential, and includes building floor plate depth that is supported by the market. Rezoning Guidelines: Is there a clear and public need or benefit? Yes. Polluted soils are currently uncapped, representing a significant risk to human health and the environment. The vacant site generates 0 jobs and minimal tax base. Redevelopment will remove the pollution, bring jobs and tax base as well as successful companies, to the neighborhood. Is the proposed zoning consistent with and compatible with surrounding land use classifications? Yes. The proposed PUD will be comprised of the existing C-2 and an 1-1 zoning classification which is less intensive than the current 1-2 designation across the street. This use is consistent with the uses across at the France Avenue Business Park, and far more compatible with surrounding residential uses than the heavy traffic generated by the former health club. Can all permitted uses in the proposed zoning district be contemplated for development of the subject property? Yes. The proposed zoning district will result in a less-intensive use at the site (down zoning from C-2 to C-2 / 1-1). The office/warehouse use is consistent with surrounding uses, and will provide additional jobs and tax base to the neighborhood. The addition of an attractive new building will clean up the blighted site and remove the pollution. Have there been substantial physical or zoning classification changes in the area since the subject property was zoned? Yes. On the north side of the Lifetime Site the redevelopment of the former Joslyn Site dramatically changed the surrounding uses from a former polluted, heavy industrial wood treating facility to a modern, 400,000 square foot industrial park that is now home to some of Minnesota's greatest companies, including Toro, Caribou Coffee and Wagner Spraytech. In the case of City-initiated rezoning proposals, is there a broad public purpose evident? Not applicable. Will the subject property bear fully the ordinance development restrictions for the proposed zoning districts? Yes. A PUD is proposed with an underlying 1-1 zoning classification. The development will adhere to the guidelines set forth in the PUD. There are no variances from the underlying 1-1 zoning requested. Is the subject property generally unsuited for uses permitted in the present zoning district, with respect to size, configuration, topography or location? Yes. The present zoning district is C-2, which allows for commercial uses. Since the creation of the new Highway 100 interchange at Lakebreeze Ave, there site is no longer suitable for commercial uses. This is evidenced by the fact that the Lifetime has been unable to sell the site since site was listed for sale just after the creation of the new Hwy 100 interchange. 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 redevelopment will result in a mixed C-2 / 1-1 zoning district, which is a less intensive industrial use than the neighboring 1-2 classification. This rezoning will result in higher quality jobs, an increase in tax base, and less intensive uses at the site. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? The polluted soils currently pose a risk to human health and the environment. In addition, the site in its current condition is blighted and underutilized, producing minimal jobs and tax base. Redevelopment will clean up the pollution, and add high quality jobs and tax base to the Site, results which demonstrate merit beyond the interests of the current owner. rrG � ? : • • . I * 79 '9?��91� ; 7 1k � t .. LAKE BREEZE AVE ` --� MnDOT Parcel Former Northwest Athletic Club Site > •j_; ' f f 1 LAKESIDE AVE N 100 100 PROPERTYINFO AREA:Northwest Athletic Parcel = 7.4 acres x. MnDOT(excess)Parcel=1.27 acres ti'- ZONING:C-2 Commerce ry ADDRESS: 4001 Lakebreeze Avenue North PID:11-011-82-13-10-029 OWNER: LTF Real Estate Company,Inc. 2902 Corporate PI Chanhassen,MN 55317 —I 0 25 50 100 150 200 _ Feet LAKE BREEZE AVE.N icnsos>a I N I I j•3•� —. —. I I I I I I 50 I I I I I I I I I I I OFFICEWAREHO`]SE D �� -----i--.—i--- Ili--.— 130~ ----�.--� .--i.--- - 3 �.-0. CD RETENTION o POND ��tt i o � n TOTAL GROSS sq.%:89,488 o PARKING SPACES SHOWN:260 'o PARKING SPACES REQUIRED: 65.000 0.@ 130 j 25,000 0.@)(sns=125 North 02-20-2012 0 %N OPUS. Industrial Warehouse Brooklyn Center 0 50 100 200 Opus Architects & Engineers, Inc. Brooklyn Center, MN Site Plan Option 6 leoroc6PT- ONLY] I LEGAL DESCRIPTION: I v.Rm I: — ®�^'�man �u°,•aa m� "•q'�ia}'mrtu°o +m1'n'n`.0 V gr tcl 1.god,I T-1,Rww Twq N•nnpM Caunt,.wwnmle. y - PDB 111E t-F` -h I l ii t ••yA.`•`_�IF4 t—— I`#f•��Jb�}"h� 1 m • kaoD.- .- 32 Ds bYtM1• Dmw_____- _________-_-_______- wt-- 11 e 1N a—-Lw r by _& -,r•n k-------- •nW' wt Comt•and R Ii— Dwm UNUro' w IM1• kl C1Y RM. " N.n..rDwx,tY.Y�n...l•. ®+ l :-t� - :r lME J�'✓t.'y•w+'�w' aM6aa.�^-;v:']:--- O'i1°"''aml°°--- -=,1-- I I �..� • // H•�d.�bw td,w� f�;Mw,nricm nli•Murmu Gmwn,N.... • ro • n•0.-1.xo.`]awso � -- �s-� � ".x - / STATEMENT OF ENCROACHMENTS: �fisr"'.`$1Cn-• I -,�a ®e�1°Y .,°, ); '. ,� ean- o,.,. 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GENERAL NOTES: AT. rt;�• �M1f ,r' '1 (/gym iv _�, v w�i,. z lmcw,.cryi:.a°,;.i°u,'+'*i.r(eloo„'°`.-ocv.,w��.�•..�w�N, _e,.- D r r a']`, p � Ysc i' B ”'an...,a'`.�.""...:,a`"xa�.D...,..•n n.,D.,..ww..a.w x.. ."„�w"�•� . iO � ;�„ra' s,, z___ .°-nY' wA a, �1 li •,��t� �� � 'y.I-s'x.,_.n� :,� , loo Iso 59,.,e ,Iw....,,.t..--,p n....•,,..«..M...... ...,«.«.. n.w n.a...,,..,a.•.... !7 I 1 Inv) ra --- ,y a 'd'Arid n2� x \` ,r SCALE N FEET ..w�T D 11411 �' d+' 1 AR-z v �� -sa `�Y� �1 F t SCALE: 1 INCH-50 FEET �'P'� .I�d� I 111i 11 i pW�+_ � P,�'' I 1 ]-c >� ' 'x'►����"�i 'i �,YiF Win.,:«.: am«•w,.nMe.,wwm.«wn.,.-,r.•,.w.,�.,.«.L,N.n, h . �• `, i OT '�_A ) 9► \ "s?'�r #' `+f4 o .,�� '�'v till`,` wv...x, :° "" mve «,a"""' ` � .)i.` 1 1\,1 J� ....., .n., a. .......,..,.x.v...va..t p��'E.tiyF� 1 �� +r �6 �� ^"@,,'§t, • +DOd, 1 � f'-' "`IVii"BI.IILDII� ON SITE�- - � � Y �° 'E ' ♦�qrY ,9m w.°' ,.z 1x.a.,amaa a.„�nro,.,,a,aa9.wea.nl Y.«,,.« 1 rl + ✓ *' - I,]ry, NOTES CORRESPONDING TO SCHEDULE B: >'�d If Ill + ea , Itt _ �. 'Fyn'�g-- i rz� �1' amp-wT>;k Y�4 �r�M si,�.,nl w,s•.n.a a..,a a a.•aa>..,.u..la a w..,I. o....n_ee3w >«J=e�ve�. 1 � i�� \�'� __- %� +d' /t�`�\```v 1 i i t5, tr :7`'-'t �w x,"g',k�a.,.�n.:.�.v•,,.n w n.,m..�r.,«�«�.p«. 1141 i A ilk 1`. _-d'°�,Iri�_- rr,}'v ��r � � �a�.`:d,�'an•, —�•-. `°1 - / � \� '�. � >e✓ �� � ,'b a«inn,•..._.,�w.._1�,'�.�.nD�,�RD r�.R.,>s.� ®aro - ,} Illi �' I• /•."-�iJ� i! �,\�\�� 41114 �� ] �fuui' ] 9A,.,w�vL.laN�"n e.,di.i,m, ��;'.:�o�m:�xa'.r�.."s%°:• -zd. &9Y�-s� i I 1 .\�` � � "�,"'"a." 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E.aem ....,...<.., .m,a R r Nwx..dmN.¢Rios __---bb, =99 r Exa1Fq sW Omtbn Wllw 6{{5'+Y13 E.ia1F9 Spol Flawtnn • �. Nw,YY mrxw x5]D DaCNY,w•Tw(Dbmlw n MaM1p) rL$..,��+1Y xot m Cmilww•Tw(Dbn•iw w MCM1x) w,al�a0 y. � •y r�.�Y.Rv .............................. ....... -------------- .......... OPUS. LAKE BREEZE AVE.N ............ ......... Opus AE Gmp,Inc. r. f — ......................... --s PROPOSED OFFICE i WAREHOUSE 90 000 sq.R.GROSS AREA =IT=I= \lp —E h D—s t. —4 7- 77— Yf L MX, G—'Ns SITE DATA NOTE BUI—C MM P-1 Es1"W,yd,rg PMOaW FRANCE AVENUE Mls REQUMEM BUSINESS :ENTER 4 SITE PLAN CONCEPT/DEVELOPMENT SITE PLAN OPUS. Opus AE Group,Inc. �–axm a.ff,....Mlc laml ,–.m r.aLxn�,. �Mo mm axa ua 1z• ��` IY mlv mnr W �� �CKCWRT SECTION .1@11 =I IOU US-31-3013 L Mo G.HYIKIM$ G WJIKIt6/J.1vLNJGOX wn�Pasm�s bw a.a w J FiEstule Rye li cling CVE EXCHMIGE—3.LLC FRANCEAVENUE BUSINESS CENTER 4 BMOMLMC91IE0.W SITE SECTION 3 rBR *x! OAL j'N TER Planning Commission Information Sheet Meeting Date: April 12,2012 Application No. 2012-004 Applicant: City of Brooklyn Center Location: 5401 —69th Avenue North Request: Request for Comprehensive Plan Land Use Amendment from"PS-Public and Semi- Public" land use to "MF-Multi-Family(High Density)" INTRODUCTION The City of Brooklyn Center is proposing an amendment to the City of Brooklyn Center's 2030 Comprehensive Plan Update by changing an "PS-Public and Semi-Public" land use designation to "MF-Multi-Family (High Density)" for the property located at 5401 — 69th Avenue North (Maranatha Homes Care Center property). This change will help facilitate a separate request for rezoning of the subject site by Maranatha Conservative Baptist Home, Inc., the owners of the subject site. Should the Planning Commission provide a favorable recommendation and City Council accepts the amendment, Staff will request authorization to submit an official application of said amendment to the Metropolitan Council, as required by the Metropolitan Land Planning Act. This report will provide background information, an analysis, and suggested recommendations to this land use amendment request. This item is being presented under a public hearing, with proper notice published in the local newspaper and mailed to the surrounding (350+ feet) property owners. BACKGROUND The Maranatha Nursing Care Center is located at 5401 —69th Avenue N. and is located in the R1 One Family Residence district. The nursing facility was originally built in 1959 and expanded in 1994. It is believed that this use was approved as a special use under the R1 district regulations at that time, under the provision of Sect. 35-310, Sect. 2.g. to-wit "Other, non-commercial uses required for the public welfare in an R1 district as determined by the City Council". The Maranatha Senior Apartments are located immediately to the west at 5415 - 69th Avenue N. and is located in the R6 Multiple Family Residence district. The senior apartment development site was created by the filing of a new plat (Maranatha Addition) and rezoning from R1 (One Family) to R6 (Multiple Family Residence) in 1987. The existing 4-story, 65 unit apartment was completed in 1988. The nursing care (R1) parcel is 3.78 acres in size, and the senior apartment (R6) parcel is 3.28 acres in size. The combined area of these sites is 7.06 acres. These two centers are owned and operated jointly by Maranatha Inc., but are considered independent facilities on separate parcels. PC 04-12-12 Page 1 of 8 3 rBR "i4 jA- t'N TER The subject site is surrounded by R3—Multiple Family Residence to the north, known as The Ponds/Mallard Creek Townhome development; R1-One Family Residence to the northeast, east and south; and a large, multi-family apartment complex to the west, which is actually located in the City of Brooklyn Park. .A' Wi LU �S M A{ HORTZ5NTAL NA � N1T�N A<VEN Z W z c z ^� < -_:Q Li 71 MCI E=02 CI/RI -PUD/CIA ®R3 A. 2 0 AMEN 81iN �V M CI/R5/R4 PUD/C2 R4 Hsu gci CIA -PUD/l1 -R5 ������ iIII {1IIIIII — c2 �PUD/R1 MRs I�'-1-II -PUD/R3 M R7 12 -PUDMIXED 01 =R1 � HA EM The proposed land use change presented by the City will assist the landowner's separate request for rezoning these two parcels into a new overall PUD-Mixed R5/R6 — Multiple Family Residence district. This new PUD will provide the ability for Maranatha to continue to operate a nursing care facility on the site, with the original (existing) special use to effectively remain in place. Whereupon completion of this nursing care addition, Maranatha will proceed to Phase II of this redevelopment project, which consists of adding 29-38 new senior assisted/independent living units in place of the old 1959 era nursing home center, soon to be demolished. LAND USE & ZONING HISTORY The combined subject property was originally zoned R1 from 1961 to 1987 (per earliest recoverable zoning map records). As also noted previously, the subject site was replatted into two separate lots under the Maranatha Addition, with the westerly parcel (Lot 2)rezoned in 1987 from R1 to R6 Multiple Family Residence District. The easterly parcel (Lot 1) remains under the R1 zoning district. In November 1966, the City adopted its first comprehensive plan. The land use plan map identified the city's 20-year planned land use designations from 1965 to 1985. The subject site PC 04-12-12 Page 2 of 8 3 rBR �E,r OLi"N TER was identified under this future land use plan as "Other Public Facilities" and identified with an "NH" notation, representing a nursing home. T 1 ,OT - T.I LAND USE COMMUNITY FACILITIES RESIDENCE I "N—AE'E" F NH L � ,EibH Ir { t lam. ::OMMERCE CF _cF orE v "r5awoRs l— w w He xo,uE re c� oaxcn INDUSTRY I f - we c eov. UBLIC FACILITIES 0 �" t t_t '- � cvEAr or+..vo orEEl sw•cF u� HrvIiF U*r,r 'Eric E.cr.Es � .�t ...•iii.J_„J J L_ In 1982, the City updated and adopted the 2000 Comprehensive Plan. Under this plan, the subject site was identified under the existing land use map as"Semi-Public". T 1 Residential NOn-Residential SINGLE FAMILY DETACHED ■COM1v1EPCIAI R ,T-1• I ' " I ; � TOWNHOUSES ®INDUSTRIAL DUPTEXES .a®PUBLIC—I SCHOOLS y F .MULTI FAMILY ■SEMI-PUBLIC ,,,_ �• J PAWS a OPEN SPACE UTILITIES PC 04-12-12 Page 3 of 8 3 rRRO q o! K TER In 1998, the City again adopted its 2020 Comprehensive Plan update, and under that plan, the subject site was revised to the High Density Residential" on the westerly parcel and "Public & Semi-Public"on the easterly parcel. E - LEGEND: —� F Single-Family Residential F Office/Service Business = Two Family Residenlial [_] Pads and Open Space 1 i.I r r.—r---,r--•� = Medium Density Residential Industrial = High Density Residential 0 Public and Semi Public Retail Business Undeveloped - Lake/Creel Finally, in 2010, the City adopted its 2030 Comprehensive Plan update, which reaffirmed the previous comprehensive plan's designation of the subject site with MF-Multi-Family (High Density) and PS-Public & Semi-Public land uses. r Legend OS/F OS/F t=tinBL.. SF Fiitn Single Family SF Two or Three Family TF awnhome(Medium Density) TH — Multi Family(High Density) MF — Ott—Service Business OS Retail Business RB Industnal I - Railroad or Utility RU - Public and Semi-Public PS Schools I - Parks.Recreation.or Open PRO PC 04-12-12 Page 4 of 8 3 rBR *of Kt►N TER The MF-Multi-Family land use category defines these uses as: "Residential purposes, including apartments and condominiums", while the PS —Public/Semi-Public land uses defines these uses as "primarily religious,governmental, social or healthcare facilities(excluding clinics)." ANALYSIS The following analysis will be based on revising the existing Public /Semi-Public land use with an overall MF Multi-Family land use category. This change would facilitate the requested rezoning of this site under a new mixed PUD of the site. Zoning Ordinance requires that all individually zoned properties or areas of zoning throughout the city must comply with the underlying land use plan within the City's Comprehensive Plan. This mixed zoning of R5 and R6 (under an approved PUD plan) will allow the ability to keep the nursing care facility on the site with the existing special use permit remaining in places; and allow for the redevelopment of the former nursing home site to be redeveloped with new, senior independent housing. If the Planning Commission and City Council accept this land use amendment, the subject site will be presented under future (and separate) consideration of a rezoning from R6 Multiple Family and R1 One Family Residential, to PUD-Mixed R5/R6 (Multiple Family Residence) district. The analysis contained in this report does not include any findings or supporting statement related to this proposed PUD rezoning. This analysis will only provide justification and reasoning to support this comprehensive plan land use amendment. The City Code does not provide a set of criteria or means of determining a land use amendment of this nature; therefore, Planning Staff is electing to utilize those criteria listed under the City's "Rezoning Evaluation Policy and Review Guidelines" contained in Section 35-208 (revised for the purposes of this analysis section)to determine the merits of this land use change. a. Is there a clear and public need or benefit [for this land use amendment]? It is staff's opinion that this redevelopment proposal can be seen as meeting a clear and public need or benefit as it is consistent with the redevelopment criteria established by the City. The redevelopment and planned improvements on the site will help remove an outdated and obsolete nursing care facility and provide a new, state of the art nursing home care facility. The site will also provide an excellent opportunity to providing additional housing options for retired or independent seniors in the community. The redevelopment will provide an increase to the tax base in the community and may provide additional full-time employment opportunities. b. Is the proposed land use amendment consistent and compatible with the surrounding land use classifications? It is staff's belief that the proposed land use amendment would be consistent, as the existing uses (nursing care homes and senior housing elements) will remain even with the new planned site improvements. The development site is subject to added setbacks and buffering requirements under this mixed R5/R6 zoning, particularly from the adjacent PC 04-12-12 Page 5 of 8 3 rBR p- ALYN TER single-family residential uses to the east and south. These increased setbacks, screening and landscaping measures will reduce the impacts to the residential areas. c. Can all proposed uses in the proposed land use amendment area be contemplated for development of the subject property? Under a future planned unit development, the City will identify and provide under a planned unit development agreement those approved uses and control the amount of density allowed under the overall PUD site. By changing this land use to the Multi- Family and allowing a new PUD-Mixed R5/R6 zoning, the City can designate specific or allowable uses and specify special requirements as necessary. d. Have there been substantial physical or land use changes in this area since the subject property was improved? It does not appear this site or the surrounding areas have seen any substantial physical land use or zoning changes in the last 50+ years. The most obvious change is the former golf course property to the north now converted into the Mallard Creek Townhome Association, which developed in the late 1970's. For the most part, the underlying land use has kept pace with the higher density allowances provided for under the existing R6 zoning district. e. In the case of City initiated land use amendment proposals, is there a broad public purpose evident? The land use amendment will provide an opportunity to redevelop a site that has become functionally obsolete and in need of physical upgrades. The broad public purpose to initiating this land use amendment was created due to the personal desire of the senior housing/nursing centers to expand and redevelop this site with newer and upgraded nursing care center, and provide an opportunity for more housing opportunities for the regions seniors. C Will the land use amendment result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? The overall (combined) uses of this development site has served as a form of multi- family residential for a number of years. The 97-bed nursing home facility essentially serves as a senior housing facility with around-the clock medical services, while the nearby 64-unit senior assisted living apartment provides independent housing needs for seniors. The replacement of the multi-family land use on the Public/Semi-Public.area of this site, along with the expected PUD-Mixed R5/R/6 Zone, does not significantly increase or creates a negative expansion of the multi-family land use and/or zoning of this existing multi-residential site. It is staff's belief that this land use amendment is in the best interest of the community, as it provides a real and possible immediate opportunity to redevelop an underutilized site. PC 04-12-12 Page 6 of 8 LY 3 rfiROM N TL-R The amendment is supported by the goals and objectives of the city's 2030 Comprehensive Plan. Staff further believes this amendment appears to have merit beyond just the particular interests of the Applicant/Developer and should lead to a redevelopment that should be considered consistent and compatible with surrounding land uses. g. Does the land use amendment proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? Staff believes that the land use amendment has merit beyond just the particular interests of the City and/or the developer(s), in that it provides an ideal opportunity for a planned unit development which provides for additional senior housing needs and health care services. This amendment will assist in the redevelopment and transformation of this site that can be consistent and compatible with surrounding land uses. The amendment would provide a an opportunity for quality development that is consistent with the City's Comprehensive Plan and be considered in the general best interests of the community. RECOMMENDATION Staff believes this recommendation and requested amendment can be supported based on the following objectives and goals listed in the 2030 Comprehensive Plan (which are also memorialized in the attached Planning Commission Resolution No. 2012-004: A. The proposed land use amendment will improve the appearance of the city and enhance the quality of life,property values and civic pride in this northwest neighborhood area; B. The proposed land use amendment will reduce the geographic over-concentration of particular types of land development when that pattern has become a negative influence on the community. C. The proposed land use amendment will provide an opportunity to provide an ideal redevelopment of a targeted area for the community's commercial and industrial sectors; eliminates an obsolescent or deteriorating land use; and stimulates new investment in the neighborhood and community. D. The proposed land use amendment will enhance and strengthen City Center's economic viability and status in the regional market place by the following supporting statements: i. helps to increase employment opportunities,possible retail sales, rental occupancy and tax base; ii. provides for the redevelopment of an obsolete and underutilized site into a use(s) that address needs in the marketplace, especially for senior housing and life-cycle housing needs. iii. the new site will use shared parking as a means of potentially increasing density and PC 04-12-12 Page 7 of 8 3 ""„r BROOKE W CENTER diversity of uses. E. The proposed land use amendment will provide an opportunity to create a new zoning district provides for a more flexible mix of land uses and to encourage good design. With these suggested finding, Staff therefore recommends the Planning Commission provide a recommendation to the City Council to approve a land use amendment to the 2030 Comprehensive Plan, specifically that the subject site described herein, is amended from"PS- Public/Semi-Public"to "MF-Multi-Family(High Density) Residential"land use designation, subject to the following conditions: 1. The Metropolitan Council approval of the land use amendment change of this site from PS-Public/Semi-Public"to "MF-Multi-Family (High Density)Residential" designation. 2. The land use shall be become valid only if the City Council accepts the planned (separate)rezoning of the overall site from R1 One Family Residence and R6 Multiple Family Residence to PUD-Mixed R5/R6 Multiple Family Residence district. PC 04-12-12 Page 8 of 8 Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2012-05 RESOLUTION RECOMMENDING AN AMENDMENT TO THE 2030 COMPREHENSIVE PLAN FROM "PS-PUBLIC AND SEMI-PUBLIC" TO "MF-MULTI-FAMILY (HIGH DENSITY)", RELATIVE TO THE R1 ONE FAMILY RESIDENCE ZONED LAND GENERALLY LOCATED IN THE NORTHWEST QUADRANT OF THE CITY, ADDRESSED AS 5401 — 69`x' AVENUE NORTH WHEREAS, on March 11, 2010, the Planning Commission unanimously approved the adoption of Planning Commission Resolution No. 2010-01, a resolution recommending that the Brooklyn Center City Council adopt the 2030 Comprehensive Plan Update; and WHEREAS, on March 22, 2010, the City Council unanimously approved the adoption of Resolution No. 2010-65, a resolution adopting the 2030 Comprehensive Plan Update; and WHEREAS, Maranatha Conservative Baptist Home, Inc. (Maranatha), is proposing a redevelopment plan on the subject site, which contains an obsolete 97-bed skilled care nursing home facility, to be replaced with a new 29-38 unit senior independent living apartment facility, which requires rezoning, site and building plan and platting to complete; and WHEREAS, the current zoning of R1 One Family Residence district and underlying land use PS-Public and Semi-Public as identified in the 2030 Comprehensive Plan would not allow the redevelopment of this site as planned by Maranatha under such zoning and land use category; and WHEREAS, the City of Brooklyn Center initiated this land use amendment to the 2030 Comprehensive Plan in order to change the current land use designation from"PS-Public and Semi-Public" land use to "MF-Multi-Family (High Density)"; and WHEREAS, subject to a successful outcome of this land use amendment action, the City will recommend Maranatha consider a new planned unit development under a new PUD- Mixed R5/R6 (Multiple Family Residence) district on the Subject Site, to be considered under separate action and public hearing; and WHEREAS, the Planning Commission held a duly called public hearing on April 12, 2012, whereby a planning staff report was presented and public testimony regarding the rezoning and development plan were received; and PC RESOLUTION NO. 2012-05 WHEREAS, the Plannin g Commission considered the land use amendment request in light of all testimony received, the guidelines for evaluating and determining the land use amendment as contained in the April 12, 2012 planning staff report, and the City's 2030 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 the land use amendment to change the current land use designation of from "PS-Public and Semi-Public" land use to "MF- Multi-Family (High Density)"be approved based upon the following findings: 1. The proposed land use amendment will improve the appearance of the city and enhance the quality of life, property values and civic pride in this Southwest neighborhood area; 2. The proposed land use amendment will reduce the geographic over- concentration of particular types of land development when that pattern has become a negative influence on the community. 3. The proposed land use amendment will provide an opportunity to provide an ideal redevelopment of a targeted area for the community's commercial and industrial sectors; eliminates an obsolescent or deteriorating land use; and stimulates new investment in the neighborhood and community. 4. The proposed land use amendment will enhance and strengthen City Center's economic viability and status in the regional market place by the following supporting statements: i. helps to increase employment opportunities, possible retail sales, rental occupancy and tax base; ii. provides for the redevelopment of an obsolete and underutilized site into a use(s)that address needs in the marketplace, especially for senior housing and life-cycle housing needs. iii. the new site will use shared parking as a means of potentially increasing density and diversity of uses. 5. The proposed land use amendment will provide an opportunity to create a new P P P zoning district provides for a more flexible mix of land uses and to encourage good design 2 of 3 PC RESOLUTION NO. 2012-05 BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that that the land use amendment to change the current land use designation of OS-Office/Service Business to a Mixed-Use OS/I—Office- Service Business/Industrial be approved subject to the following conditions: 1. The Metropolitan Council approval of the land use amendment change of this site from PS-Public/Semi-Public"to "MF-Multi-Family(High Density) Residential" designation. 2. The land use shall be become valid only if the City Council accepts the planned rezoning of the overall site from R1 One Family Residence and R6 Multiple Family Residence to PUD-Mixed R5/R6 Multiple Family Residence district, which shall be reviewed under separate application and consideration by the Planning Commission and City Council. April 12, 2012 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: Chair , Commissioners, and the following voted against the same: whereupon said resolution was declared duly passed and adopted. 3 of 3 X y of A'L r N Tt'R ------ Planning Commission Information Sheet Application Filed on 3-15-12 Meeting Date: April 12,2012 City Council action should be taken by 5-14-12 (60 Days) Application No. 2012-003 Applicant: Maranatha Conservative Baptist Home, Inc. Location: 5401& 5415 —691h Avenue North Request: Rezoning to PUD-Mixed R5/R6 (Multiple Family Residence)and Development/Site Plan approvals INTRODUCTION Presbyterian Homes Housing and Assisted Living, Inc. (PHS), acting on behalf of Maranatha Conservative Baptist Home, Inc., is requesting rezoning from R1 (One Family Residence) and R6 (Multiple Family Residence) to a new PUD-Mixed R5/R6 (Planned Unit Development- Mixed-Multiple Family Residence) district. Along with this zoning request is the consideration of a related Development/Site Plan of a new three-story, 97-bed skilled nursing care facility. This PUD is planned for the redevelopment to the exiting Maranatha Nursing Home and Senior Apartments campus, located at 5401& 5415 - 69th Avenue North. 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; or in this case the R5 and R6 respectively. These underlying zoning districts provide the regulations governing uses and structures within the new PUD. The rules and regulations governing these districts would apply to the development proposal. One of the purposes of the PUD district is to give the City Council the needed flexibility in addressing development and redevelopment issues. Regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. The Planning Commission's attention is directed to Section 35-355 of the city's zoning ordinance, which addresses Planned Unit Developments(copy attached). This report will provide background information, an analysis, and suggested recommendations to this rezoning and development/site plan request. This item is being presented under a public hearing, with proper notice published in the local newspaper and mailed to the surrounding (350- feet)property owners. BACKGROUND The Maranatha campus consists of two separate lots. The nursing home parcel (addressed as 5401 — 69th Ave.) is 3.78 acres in size and is situated in the RI district. The existing 64-unit senior assisted living facility (5415 — 69th Ave.) is 3.28 acres in size and situated in the R6 district. The combined area of these sites is 7.06 acres. These two centers are owned and operated jointly by PHS. PC 04-12-12 Page 1 of 14 3 rRRO ty n✓ ALfN TBR The nursing home facility was built in 1959 and expanded in 1994. It is understood that this nursing home use was approved as a special use under the R1 district regulations at that time, under provisions set-forth in Sect. 35-310, Sect. 2.g. to-wit "Other, non-commercial uses required for the public welfare in an R1 district as determined by the City Council". The senior assisted living apartments were created in 1987 by the filing of a new plat (Maranatha Addition) and rezoning from R1 (One Family) to R6 (Multiple Family Residence). The four-story, 65 unit apartment was completed in 1988. The subject site is surrounded by R3—Multiple Family Residence to the north, known as The Ponds/Mallard Creek Townhome development; R1-One Family Residence to the northeast, east and south; and a large, multi-family apartment complex to the west, which is actually located in the City of Brooklyn Park. — } CI 02 R2 17 C1/R1 -PUD/C1A -R3 La C1/R5/R4—PUD/C2 O R4 C1A -PUD/11 -R5 C2 -PUD/R1 -R6 11 -PUDIR3 M R7 12 -PUDMIXED .arc, 2 xwurtw _,, �01 R1 �1llliilll�,�f,�,JI11u1111�1��� _ �= 1 illt�fi�l_Ly���Illlll� �i'�I�Illli ii',ii 111 The current land use designation of this site is under the City's 2030 Comprehensive Plan is MF- Multi-Family Residence and PS—Public/Semi-Public. Related to this PUD application, but completely independent, is the separate land use amendment being processed by the City of Brooklyn Center and on behalf of PHS/Maranatha. The proposed land use amendment is to change the PS-Public Semi/Public portion of the property to MF-Multi-Family. If the Planning Commission and City Council accept this land use amendment, the requested change of zoning to PUD-Mixed R5/R6 would be consistent with this new underlying land use category. This new PUD will rovide the ability for Maranatha to continue to operate a nursing care p Y P g facility on the site, with the original (existing) special use to effectively remain in place. Whereupon completion of this nursing care addition, Maranatha will proceed to Phase II of this redevelopment project, which consists of adding 29-38 new senior assisted/independent living units in place of the old 1959 era nursing home center, which would be demolished once the new 97-bed unit facility is constructed. PC 04-12-12 Page 2 of 14 3 Cip r✓ BROOA- CENTER Also not considered under this PUD application is the replatting of these two properties. As evident on the aerial map (attached), the shared lot line between Lots 1 and 2 appears to cross over the connection point between the senior apartment building and the nursing home facility. Under Phase I of this PUD plan, PHS will enlarge this connector and complete the new 97-bed nursing care building to the south of the apartments, but primarily contained within Lot 2. Since the existing senior apartments, new nursing care center, and future independent living building will be operated and connected together as one large, multi-use facility, PHS has agreed to re- combine the two lots into a single unified parcel once again by means of a new plat. This plat will be considered (under separate public hearing) in the near future. A condition to this action will be made part of the PUD agreement between PHS and the City. Zoning Sect. 35-314 — R5 Multiple family Residence allows for multiple family residential uses up to 2.5 to 3 stories in height, with a minimum 2,700 sf or land area per unit. Section 35-315 — R6 Multiple Family Residence allows for multiple family dwellings up to 4 to 5 stories in height, with a minimum of 2,200 sf. of land per unit. These standards will be addressed later in this report as they pertain to the amount of density to be allowed under this PUD plan. REZONING ANALYSIS The mixed zoning offered under this application is to provide for the continuation of the mixed use nature of these two facilities on this campus. The continuation of the nursing home facility is affected by a current State of Minnesota moratorium on such uses; however, PHS is allowed to make this change or proceed with this redevelopment plan under an exception granted by the State. The original special use permit (to allow nursing homes in the R1 zone) was granted on the site when it consisted only of one single parcel. That changed when in 1987 the site was split into two lots under the Maranatha Addition, and the west lot was rezoned from R1 to R6 to provide for the 64-unit senior apartment center. The new PUD Mixed R5/R6 district will allow for the continuation of these senior apartments, along with the relocation of the nursing care facilities to the new 3-story building. 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 narrative describing their proposal along with written comments relating to Rezoning Evaluation Policy and Review Guidelines (attached). As with all rezoning requests, the Planning Commission must review the proposal based on the Rezoning Evaluation Policy and Review Guidelines contained in the zoning ordinance. The policy states that rezoning classifications must be consistent with the City's Comprehensive Plan and must not constitute "spot zoning", which is defined as a zoning decision which discriminates in favor of a particular land owner and does not relate to the Comprehensive Plan or accepted planning principals. Each rezoning proposal must be considered on its merits and measured against the City's policy and against the various guidelines, which have been established for PC 04-12-12 Page 3 of 14 XBR ETER rezoning review. The following is a review of the rezoning guidelines contained in the zoning ordinance as we believe they relate to the applicant's comments and their proposal: a. Is there a clear and public need or benefit? It is staff's opinion that this redevelopment proposal can be seen as meeting a clear and public need or benefit as it is consistent with the redevelopment criteria established by the City and also consistent with the City's Comprehensive Plan. The redevelopment and planned improvements on the site will help remove an outdated and obsolete nursing care facility and provide a new, state of the art nursing home care facility. The site will also provide an excellent opportunity to providing additional housing options for retired or independent seniors in the community. The redevelopment will provide an increase to the tax base in the community and may provide additional full-time employment opportunities. Staff believes this development proposal will not be a detriment to the neighborhood, and should provide a positive effect on the community. The uses proposed by PHS in their narrative and the development/site plans are certainly are consistent with what is acknowledged in the Comprehensive Plan. The combination of the two parcels under a unified (new) Planned Unit Development designation rather than using the standard zoning, provides the flexibility the Applicants' seek in continuing this nursing care/senior housing center, and gives the City the ability to regulate, add (if needed) and ensure proper development measures are met, such as screening, landscaping and buffering standards. Overall, this redevelopment plan is compatible with the goals and policies of the City's Comprehensive Plan and underlying land use plan. b. Is the proposed zoning consistent and compatible with the surrounding land use classifications? It is staff's belief that the proposed zoning would be consistent, as the existing uses (nursing care homes and senior housing elements) will remain even with the new planned site improvements. The site's existing uses will remain and unchanged as for the number of nursing beds to serve their clientele. The development site is subject to added setbacks and buffering requirements under this mixed R5/R6 zoning, particularly from the adjacent single- family residential uses to the east and south. These increased setbacks, screening and landscaping measures will reduce the impacts to the residential areas. c. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? Under this proposed planned unit development and its related development/site plan, the City will identify and provide under a future PUD agreement only those uses allowed or approved for this site; identify and provide for needed standards or requirements as the development dictates or as the Planning Commission and City Council require; and ultimately control the amount of density allowed under the overall PUD site. By changing and appending to this property's existing zoning with a Mixed Multi-Family (R5/R6) and allowing a new PUD- Mixed R5/R6 zoning, the City can designate specific or allowable uses and specify special PC 04-12-12 Page 4 of 14 3 rBR ty n/ M L i'N TBR requirements as necessary. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? It does not appear this site or the surrounding areas have seen any substantial physical land use or zoning changes in the last 50+ years. The most obvious change is the former golf course property to the north now converted into the Mallard Creek Townhome Association, which developed in the late 1970's. For the most part, the underlying land use has kept pace with the higher density allowances provided for under the existing R6 zoning district. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? This evaluation criterion is not applicable in this case because it is not a City initiated rezoning proposal, but rather a developer initiated proposal. f. Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? We believe that, the proposal will bear fully the development restrictions for this Planned Unit Development without any deviations or modifications from the standard ordinance requirements. The property line abutments will have sufficient buffer, setback and screening as called for in the ordinance. g. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? As noted previously, the two existing residential zoning districts (R1 and R6) have provided an ideal opportunity for both the senior apartments and nursing home facilities to operate successfully throughout the last 50+ years, without any reported problems or negative impacts upon the surrounding neighborhoods. The new PUD-Mixed R5/R6 would allow the continuation of these uses at this site, and offers another ideal opportunity to the Developers to provide additional senior housing component (and numbers) to the community. The overall density allowances afforded to this site under the R5/R6 districts will be adhered to, and all parking needs, buffering and landscaping will be provided for in this development plan and future agreements. The Developers have made careful decisions in building designs and siting which should allow the expanded nursing home use to fit in nicely with the site, and still allows for the replacement of the old nursing home area with needed senior, independent living units. For all intents and purposes, it seems appropriate to move ahead with the planned unit development proposal at hand. h. Will the rezoning result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? The existing Rl/R6 zoning complies with the current 2030 Comprehensive Plan, and the new PC 04-12-12 Page 5 of 14 BROOAL YN CENTER PUD-Mixed R5/R6 should comply with the current 2030 Plan once the plan amendment takes effect. Staff can only safely assume that the Met Council will accept this land use change, as it will provide for additional housing needs and it meets the true spirit and intent of our Comprehensive Plans as far as the redevelopment goals and policies established by said Plan. It appears that the proposal has merit beyond just the particular interests of the developer and should be a development that can be considered compatible with surrounding land uses. As far as new developable land or similar high-density residential opportunity sites in Brooklyn Center, there is little or none available. All progress and development in the future will basically be as expansion and redevelopment such as proposed by this applicant. The proposed 3-story nursing care facility, in proximity to the 4-story senior apartment complex, along with the future 3 or 4 story independent living center to the east, is an appropriate mix of uses generally envisioned by the Comprehensive Plan. Brooklyn Center's population, like that of many first ring suburbs, is aging and there is a need for this type of senior or assisted living housing. Staff believes that a senior and nursing care facility typically provides for a specific populace or age demographic in our community and the metro-wide area, and remains in the best interests of the community to permit such expansion and redevelopment of this site as proposed. i. Does the proposal demonstrate merit beyond the interests of an owner or owners of an individual parcel? Staff believes that the new zoning has merit beyond just the particular interests of the City and/or the developer(s), in that it provides an ideal opportunity for a planned unit development which provides for additional senior housing needs and health care services. This new PUD-Mixed zoning will assist in the redevelopment and transformation of this site that can be consistent and compatible with surrounding land uses. The zoning would provide a an opportunity for quality development that is consistent with the City's Comprehensive Plan and be considered in the general best interests of the community. The final consideration under this rezoning portion is the allowance of density to be given on this site. Density is calculated based on the following ratios: Land Area District/Use SF/Unit Density R5 (See Sec. 35-410) 2,700/unit 19.8 units/acre* R6 (See Sec. 35-410) 2,200/unit 16.13 units/acre* Nursing Care Homes 50 beds/acre *calculated at 43,560 sf.(1 acre)divided by 2,700 sf.or 2,200 sf.,respectively The total site is 7.06 acres in size. The 97-bed nursing care requires 1.94 acres of area (97/50 = 1.94). The remaining 5.12 acres is left to accommodate the existing senior assisted living and future independent living centers, which is calculated as follows: • R5: 5.12 ac. x 16.13 units/ac. = 83 allowable units • R6: 5.12 ac. x 19.8 units/ac. = 102 allowable units PC 04-12-12 Page 6 of 14 3C'O " BROOALFN CENTER Deducting out the existing 64 units leaves 19 to 38 available units for the Phase II portion of this PUD site. The Planning Commission will need to determine whether or not to allow or grant the Applicants the higher density allotment afforded under the R6 zoning district versus the lower R5 district density standards. Although the Applicants indicated 29-38 units, this may be a reflection of the unknown building height of this proposed independent living center. By holding Maranatha to the higher R6 density standards, the site may need to comply with the 4-5 stories in height standard set forth under Zoning Code Section 35-315. DEVELOPMENT PLAN/SITE & BUILDING PLAN REVIEW Phase I this PUD plan calls for the construction of a three-story, 97-bed, 84-unit skilled nursing care facility. These units consists of 71 private/single client rooms (an increase of 30 over the existing 40 private rooms) and 13 double client rooms. The first floor dimension of the building measures 118-ft. by 286-ft., for an approximate footprint of 33,748 sq. ft. The upper two floors are dimensioned as 117-ft. by 256-ft. or 29,952 sq. ft. each. These floors are identified by the types of care to be provided in each unit (i.e. transitional; long-term; memory care, etc.) and identify the common areas such as kitchen and dining areas; living/congregation areas; conference rooms; exam rooms; activity and therapy rooms; utility rooms; and offices. A small basement area for staff, storage and laundry is also provided. As evident on the current survey plan and aerial photo mapping of the subject site, the existing site contains 97 parking spaces, plus 12 additional spaces in the detached garage structure to the rear. The new nursing care facility will replace and be constructed over the existing 54 stall parking lot located to the south of the assisted living apartments. The detached garage structure will be removed as part of this improvement. The surface parking located to the north of the nursing care buildings consists of 34 spaces and only 9 spaces on the north side of the senior apartments. Plans call for the installation of 81 parking stalls to the north of the site, with 26 stalls to the west of the new nursing care center. PHS indicated up to 65 employees on the largest shift would be using this site on a daily basis. These parking areas will need to accommodate these employees, along with residents and visitors to the site. ❖ BUILDING The building elevations and floor plans for the proposed building addition are attached to this report. The first floor square footage is 31,592 sf.; 2nd-floor is 24,693 sf.; 3rd floor is 24,614 sf.; and the basement is 8,720 sf. or total GFA of 89,619 sf. The building's exterior will be comparable on each of the three buildings on the site, with decorative face brick on the lower elements and entries; rock-faced CMU wainscoting or banding along the lower window levels; vertical fiber cement board and battens around the doorway entries and end corridor window PC 04-12-12 Page 7 of 14 3 r 0 i'N TER banks; vinyl horizontal siding along the first two levels; and vinyl shake-style siding on the upper floor. The building will be topped off with pre-finished metal fascia's and typical, earth- tone colored asphalt shingles. The building's floors will be divided into different levels of nursing or resident assistance, such as transitional, long-term care and memory care. All three floors have nice-sized dining and living room areas, and other congregate or common areas such as exercise and therapy rooms, spas, and various activity rooms. The first floor is planned to have a "Community/Chapel" room, along with a kitchen and small deli. Assuming the kitchen and deli will only serve the on- site residents, staff and visitors, and not necessarily the general public, Staff does not have any objections to these uses. The chapel however, may require acknowledgment and tacit approval under the PUD, as "chapels, churches, temples and synagogues" are considered a special use in the R1, R2 and R5 residential districts. Staff assumes this chapel would be available to the residents and their visitors only and not necessarily open to the general public. The chapel space appears small enough not to cause concerns to Staff, or create any need for increased parking needs on the site. The Applicant's architects indicated the building height as 45-feet from grade to roof peak. The mean height (mid-point between peak to bottom of roof/soffit line) is 38.5 feet. The Zoning Ordinance is silent on how to determine or measure the height of buildings, nor maximum height (in measured feet) of buildings in the R5 or R6 districts; however, multiple family (residential) buildings are limited to 2.5 to 3 stories in the R5 and 4 to 5 stories in the R6 district. A common dimension for story height is 12-13 feet, with a typical or standard pitched roof space consisting of approximately 6-9 feet. Many communities recognize the mean height of a building as the measured(max.) height of buildings. Under the R5 and R6 zoning district, new residential buildings must comply with the following standards: Land Area Width Front Rear Side Corner District (SF/Unit)(1) Feet (2) (5)(6) (3)(5) (2) R5(See Sec.35-410) 2,700/unit 100 35 (4) 40(4) 15 (4) 25(4) R6(See Sec.35-410) 2,200/unit 100 50(4) 40(4) 20(4) 50(4) 4. When a building of 2-1/2 stories or more in an R5, R6,R7,CIA or C2 zone abuts an R1 or R2 zone,the setback of this building from the R1 or R2 property shall be no less than twice the height of the building. The setbacks indicted on the site plan reveals the new nursing care building would be setback 76'-10" from the side yard, and 64'-8" from the rear. The rear line abuts an R1 zone, and therefore the setback standard of"twice the height of the building" comes into play. Adhering to these standards, the 45-ft. overall height would require a 90-foot rear yard setback, while the 38.5-ft. would require a 77-ft. setback. The PUD site plan also identifies the future 4-story, 38 unit independent living facility, which would replace the old nursing home buildings once they are demolished. This residential PC 04-12-12 Page 8 of 14 XBROKE i'N TER building is identified as the Phase I1 of this PUD and is slated to be constructed within 3-5 years. The narrative identifies this building as a "29-38 unit" apartment, on account of the unknown allowed density the City will provide under this PUD. Under the R5, the density allotment would only permit 19 new units. A concession to be considered under this PUD plan is to allow the higher density afforded under the R6 zoning, but hold the building to the R5 standard of 3 stories (instead of the 4-5 stories under R6). This lower building height would hopefully lessen the impact upon the R1 neighborhood to the east, and lessen the setback encroachment in this area. These standards can easily be provided for under the proposed PUD Plan and agreements Under the PUD process, a reduction of setbacks may be considered, if certain provisions or conditions are offered into the plans, such as buffering or screening measures, which may help reduce the massiveness of the buildings into this encroachment area, and those measures that may alleviate any negative impacts upon the neighboring single-family residential district. The plans call for some landscaping and screening along the south edge, which will be addressed in the "Landscape/Screening" section of this report. :• ACCESS/PARKING The subject site is accessed from 69th Avenue North by means of two separate driveways. The westerly drive lines up with Unity Avenue to the north, and immediately splits off into two directions once you enter the site. The westerly drive leads to the rear parking, loading and garage areas, while the easterly leads to a smaller parking and drive-aisle area along the north side of the senior apartments, and eventually runs over to the covered entry to the nursing home. The easterly drive does not line up with any cross streets, and provides secondary access to the parking area for the nursing care facility and loading area. These access points are scheduled to remain in place, with the westerly drive continuing to split into two directions, but instead of continuing southerly along the front part of the apartment building, the easterly leg continues along a drive parallel with 69th Avenue to serve as mini- frontage road or drive-aisle to the expanded parking lot. The westerly leg continues as it did before along he west edge of the existing and new buildings, and serves as the entry into the new 26 stall parking lot. The parking is reduces on the south area and expanded on the north area, to accommodate 107 total parking stalls. The old configuration had 97 open stall spaces and 12 garage spaces (note: the Applicant did indicate that most of these garage units were used for personal or Maranatha storage and not used for any vehicle parking). Pursuant to Zoning Code Section 35-704 [MINIMUM PARKING SPACES REQUIRED], the following spaces are required for each type of use: 1. Residence a. Two spaces per dwelling unit 4. Miscellaneous b. Rest homes, nursing homes, sanitariums, and homes for the aged and for children: One space for every four beds plus one space for every two PC 04-12-12 Page 9 of 14 3 '-""'f BROOKLYN CENTER employees and one space for each staff doctor. Holding PHS/Maranatha to these standards, and based on the existing and new buildings proposed,the site would need to accommodate the following number of parking spaces: • 64-units(Senior Apts.): 64 x 2= 128 stalls • 97 beds (nursing home): [I per 4 beds = 24 stalls] + [1 per 2 emp. @ 65 = 33 stalls], or 57 stalls . • COMBINED USES: 128 + 57 = 185 required parking spaces In 1987, when the 64-unit senior apartment building was approved on Lot 2 (originally approved as 65-units), the Staff Report indicated 130 spaces would be needed (65 @ 2 spaces); however, the approved site plan allowed for only 95 spaces, with up to 35 spaces to be held in a proof—of- parking arrangement. The Staff report from the 1987 application indicated: "Staff sees no problem with a deferral of 35 spaces in as much as the project is geared toward elderly residents. A proof-of-parking covenant, however, will need to be filed with the plat at the County. " This agreement was actually provided for under separate Declaration of Covenants Agreement between Maranatha and the City, which is held on file with the City. Interestingly, the 1987 file is unclear on why the site remains deficient on parking, especially the south parking area, nor building permit records which indicate an approved reduction was allowed. Nevertheless, under the PUD review process, a reduction in parking may be granted, subject to the Applicant demonstrating a real need for reducing said numbers or providing suitable alternatives. The narrative submitted by PHS indicates that once Phase II is completed, parking needs will be satisfied with a combination of surface parking and below grade parking under the new 29-38 unit independent living facility. A statement or argument Staff commonly receives is that residential care centers such as these, which cater to a certain demographic group (i.e. elderly, memory care, assisted living), do not require a lot of resident or client parking needs, since most of these individuals no longer drive or require the use of personal vehicles. A similar statement or argument was made when the City approved the Prairie Lodge Assisted Living Center, located at 6001 Earle Brown Drive in 1992, whereas the City approved 59 stalls for 45-units (up to 90 residents). While Staff does not subscribe to this argument, nor any evidence to support or corroborate this statement been submitted, and without making hasty statements that could be mistaken as discriminatory or derogatory upon a certain populace, we are unable to make any recommendation on this reduced level of parking based on this perception. For the sake of this report, and with the personal understanding that this Maranatha Center serves primarily elderly or those requiring special nursing care needs, it may be safe to assume that not many of these residents drive or have a need for personal vehicles. Accepting this statement, it again may be argued that a reasonable reduction in parking is warranted, such as 0.75 or 1 per senior unit, but PC 04-12-12 Page 10 of 14 3 rBR O n! ALYN TER maintaining the 1 per 4 beds and employee ratios intact for the nursing care. Based on this formula, parking could be recalculated as follows: • 64 x 0.75 spaces/unit=48 stalls • 97 beds (nursing home): [1 per 4 beds = 24 stalls] + [1 per 2 emp. @ 65 = 33 stalls], or 57 stalls . • COMBINED USES: 48 + 57= 105 required parking spaces The Planning Commission should consider this reduced parking plan as an important element of this site/development plan within this PUD. If you feel this amount of parking provided for under this plan is adequate, then you may favorably recommend. If however, you feel the site is or remains deficient of parking needs, you may request the Applicants submit a revised plan that best meets the overall needs of the residents, staff and visitors to this site. ❖ GRADING/DRAINAGE/UTILITIES The applicant has provided preliminary grading, drainage, utility and erosion control plans which are being reviewed by the Director of Public Works/City Engineer. His written comments will be attached for the Commission's review. Sanitary sewer and water main are located within the 691h Avenue right of way, and should accommodate this new addition. An existing drainage easement for ponding purposes will need to be vacated as part of the PUD and future platting of this property. Sanitary sewer utility connections between the mains and the buildings would be from the north of the building, while water will be brought in from the west edge of the site. The applicant proposes to provide four ponding areas, located at the four corners of the development site. Storm water would be conveyed to these facilities before being discharged into the storm sewer system. The Director of Public Works/City Engineer is reviewing the plan and the Commission's attention is directed to his comments. B-612 curb and gutter is to be provided around all driving and parking areas in accordance with city ordinances. ❖ LANDSCAPING/SCREENING The applicant has submitted a landscape plan as part of this PUD. All new landscape plans must comply with the City's "Landscape Point System" policy, which is evaluated and determined by the LPS worksheet. This 7.06 acre site requires a total of 559.5 landscape points. The current plan submitted by Pope/Louck's Associates illustrates only 12 new deciduous; 17 new coniferous; and 4 decorative/ornamental trees, along with 165 shrubs. The preliminary point total awarded to these new plantings is 310.5 pts. The plans indicate the removal of approximately 54 trees on the site, but the saving of 7 deciduous, 10 coniferous, and 4 ornamentals. The points tally on these trees to be saved equals 136 points. Adding these points into the new planning points equates to 446.5 total points, which is 113 points short of the PC 04-12-12 Page 11 of 14 3 rRRO ty of AL)N TER minimum required plantings. The landscape plan appears to have some problems and does match-up with the proposed grading and drainage plans for this PUD site. The coniferous trees on the south side of the building are being placed in a ponding area, and the shade/deciduous trees on the far west edge along the new parking lot area are proposed in the existing (and to remain) drainage ditch. It is also not clear if the remaining trees on the south edge of the site and identified on the Demolition and Erosion Control Plan (Sheet C1.0) will be removed to accommodate the new coniferous plantings and screening proposed under this plan. There also appears to be large, open areas absent of plantings, such as the southeast quadrant, easterly edge, and along 69th Avenue North, and Staff is unable to explain in this report the failure to provide plantings in these important areas. The basis of landscaping is to provide a dense, natural and environmental friendly screening, especially the neighboring single family residences to the south and east of this site. The PUD process may permit reduction of required setbacks (as we detailed in the previous "Building" section of this report), but typically the development and/or Developer must provide suitable and acceptable buffers or screening measures (such as landscaping, fencing, berming or a combination of all) to lessen these impacts upon the adjacent properties. City Code Section 35- 410 (Special Requirements in R3-R7 Districts), Subpart 8 states: Nursing Homes shall provide one six inch diameter tree (long-lived hardwood species only) per 14 beds. At 97 beds, this equates to 7 six-inch trees. However Staff noted that existing trees saved on the site may be q � g credited towards t hi s requit eme n t. A ga in it is not known or identified on these plans what hardwood species trees would be saved or accounted for to meet this requirement. Staff also informed the Applicants that if this requirement could not be met, that a suitable alternative or slightly smaller diameter tree could be offered in the plan. Apparently that was never indicated or provided for Staff review. The Applicants were made aware of these landscaping and screening concerns in previous re- development review meetings with City Staff, and we are not satisfied this landscape plan properly addresses these concerns or provides adequate screening measures this PUD demands. The Planning Commission should make a determination as to the adequacy of the screening plan and provide recommendations on this plan at the public hearing. It should be noted that composite type fences have been provided in other Planned Unit Developments. LIGHTING/TRASH The applicant has not submitted a lighting plan for this site. All new lighting would need to meet or exceed those requirements established under Section 35-712 of the city ordinances. City ordinance require that all exterior lighting be provided with lenses, reflectors or down-cast shades so as to concentrate illumination on the property. Illumination is not permitted at an intensity level greater than 3 foot candles measured at property lines abutting residentially zoned property. A submittal and review of a photometric plan indicating all new and existing lighting PC 04-12-12 Page 12 of 14 Xu!BLIN O TER must be submitted prior to any issuance of building permits. There appears to be a new trash compactor/enclosure area located between the existing senior apartments and new nursing care buildings on this site. The plans are absent of any details and we would require these to be submitted as part of any review prior to final site plan and or building permit approvals. The enclosures should be constructed of materials similar to or those that closely match the exterior of the buildings. RECOMMENDATION For all intents and purposes, the rezoning element of this combined PUD application (rezoning and site plan) can be given a favorable recommendation by City Staff, since we believe the rezoning portion meets the criterion used to evaluate such change, and the proposed concept plan associated with this PUD would be an acceptable means of achieving what the Applicants seek in the redevelopment of this site. It is however, the findings by Staff that the Site and Building Plan element to this PUD is in need of some modifications and requires additional information to fully complete a review and provide supportable findings, and therefore should be tabled. Staff recommends the Planning Commission consider the zoning change of this site from Rl- One Family Residence and R6-Multiple Family Residence to PUD-Mixed R5/R6 (Planned Unit Development-Mixed Multiple Family Residence) district, based on the following findings (which are also memorialized in the attached Planning Commission Resolution No. 2012-005: A. The proposed rezoning appears to demonstrate a clear and public need or benefit to the community and regional area, as it will improve the appearance of the city and enhance the quality of life,property values and civic pride in this neighborhood area; B. The rezoning and its related development proposal will not be a detriment to the neighborhood, and should provide a positive effect on the community; subject to the site plan issues being fully resolved by the City and Applicants; C. The rezoning will facilitate the redevelopment plan of this site, which will be compatible with the goals and policies of the City's Comprehensive Plan and underlying land use plan. D. The proposed zoning is consistent and compatible with the surrounding land use classifications; E. The proposed rezoning will provide an opportunity to provide an ideal redevelopment of a targeted area for the community's senior residential and health care sectors; eliminates an obsolescent or deteriorating nursing home facility; and will stimulate new investment in the neighborhood and community. F. The proposed rezoning will enhance and strengthen City Center's economic viability and PC 04-12-12 Page 13 of 14 3 rBRM L YN TER status in the regional market place by the following supporting statements: i. helps to increase employment opportunities, rental occupancy and tax base; ii. provides for the redevelopment of an obsolete and underutilized site into a use(s) P P ( ) that address needs in the marketplace, especially for senior housing and life-cycle housing needs. iii. the new site will use shared parking as a means of potentially increasing density p g p and diversity of uses. iv. The proposed land use amendment will provide an opportunity to create a new zoning district provides for a more flexible mix of land uses and to encourage good design. With these recommended findings, Staff recommends the Planning Commission provide a recommendation to the City Council to authorize the change of zoning of the subject site from R1-One Family Residence and R6-Multiple Family Residence to PUD-Mixed R5/R6 (Planned Unit Development-Mixed Multiple Family Residence) district, subject to the following conditions: 1. The Metropolitan Council approval of the land use amendment change of this site from PS-Public/Semi-Public"to "MF-Multi-Family (High Density) Residential" designation. 2. The rezoning shall become valid only if the City Council adopts the proposed land use amendment change (under separate consideration), and accepts and approves the final development/site and building plans for this Planned Unit Development. 3. All conditions noted in the City Engineer's Review Memorandum (dated 04/06/12) and all other subsequent or updated conditions required by the City Engineer are submitted and/or fulfilled. 4. Execution of a PUD development agreement as prepared by the City Attorney. 5. The Final Development and Site and Building Plan shall be tabled and approved separately by the Planning Commission at a future meeting date. PC 04-12-12 Page 14 of 14 Ibtnovations in .Senior Lining Communities SENIOR HOUSING PARTNERS March 15, 2012 Mr. Gary Eitel Director of Business and Development City of Brooklyn Center 6301 Shingle Creek Pkwy Brooklyn Center, MN 55430-2199 Re: Maranatha Care Center Redevelopment Rezoning and PUD Submittal- March 15, 2012 Dear Mr. Eitel, Presbyterian Homes Housing and Assisted Living, Inc. (PHS) is seeking approval from the City of Brooklyn Center for the redevelopment of the current 97 bed Maranatha Care Center located at 5401 691h Avenue N., Brooklyn Center, MN. PHS has been awarded an Exception to the Nursing Home Moratorium from the Minnesota Department of Health to redevelop the current facility. Currently the Maranatha site consist of a 97 bed Care Center and a 64 unit Assisted Living Building situated on two parcels, Lot 1 & Lot 2, Block 1 of Maranatha Addition. PHS is in the process of obtaining a preliminary plat combining the two parcels and applying for Rezoning and a PUD to best accommodate the uses and structures of the project. The project will be developed in different phases allowing for the current Care Center to remain in place while the new Care Center is constructed. Phase I of the project will consist of the 97 bed Care Center and will be constructed in phases as follows: • I(a)—Expand parking on the north side of the site along 69th Avenue • I(b)—Demolish existing garages in the south parking lot • I(c)—Construct new 97 bed Care Center • I(d)— Demolish existing Care Center • I(e) —Construct new entrance into the Care Center off of the north parking lot In addition to the construction of the new Care Center we are proposing a future Phase II consisting of 29—38 units of Independent Living apartments. With the addition of Independent Apartments the Maranatha site will provide a full continuum of care for the senior residents of Brooklyn Center. Phase II is anticipated to be constructed within 3 —5 years. The expansion of the north parking lot along 69`h Avenue along with the new parking stalls on the west side of the site will replace the existing south parking lot and will create 107 total parking stalls. This is an increase of 10 stalls from the current 97 stalls. When Phase 11 is constructed parking needs will be satisfied with a combination of additional surface parking and below grade parking under the building. 2845 \01111 HatIhIlU AVC. Suite 100 Roseville, Minnesota•: 55113 16511 1,31-n;1)n•> kIN (6511 W,I-o 01 :- 800-891-0126 As Phase I is a Redevelopment of the current facility and maintaining the same services, number of units and staff, traffic flows and patterns will remain the same. A Landscape Architect has been commissioned by POPE Architects and is in the process of working with the Architect and Civil Engineer to develop a Landscape Plan. The following are responses to guideline questions outlined in the Rezoning Application: A. There is a clear public need to replace the current 50+year old facility as it is functionally and conditionally obsolete. The new PUD would allow for a new up-to-date Care Center serving the older adults of Brooklyn Center. Twenty nine (29) - thirty eight (38) units of Independent Housing in a future phase are also planned for in the PUD allowing for a full continuum of older adult housing and care in one setting. B. The current and proposed zoning is consistent with and compatible with surrounding land use classification. C. All permitted uses in the proposed zoning district can be contemplated for development of the subject property. D. There have not been substantial physical or zoning classification changes in the area since the property was zoned. E. The redevelopment of Marantha Care Center fits within the city-initiated rezoning proposals as it revitalizes a current site and maintains 97 beds of existing Senior Care within Brooklyn Center along with a proposed future phase of 29- 38 units of Independent Senior housing. F. Rezoned parcel will fully bear the ordinance development restrictions under the approved PUD. G. The subject property is currently suited for the present zoning district. H. The approved Zoning/PUD will allow for the flexibility of multiple types of senior housing within one parcel creating a full continuum of care setting for Brooklyn Center senior residents. I. The redevelopment of Maranatha Care Center is in the interest of older adult population of Brooklyn Center. The new facility will provide an up-to-date living environment along with the latest technology, nursing and physical therapy and spiritual care. PHS looks forward to the opportunity of revitalizing an aging care center and serving the older adults of Brooklyn Center. The development of the new facility will provide 71 private rooms (an increase of 30 over the exiting 40 private rooms) and 13 double rooms. The Resident rooms will be enhanced with private bathrooms including showers and also include a kitchenette with a fridge and sink. In addition to the enhanced resident rooms, community spaces will be added including a Chapel/Community Room, Deli, Large Activity Room, and enlarged PT/OT areas. All of these enhancements will improve the ADA Compliancy, Nurse Call System and Technology of what currently exists within the Maranatha facility. Thank you for your consideration and partnership in this exciting project. Sincerely, Deb Zarbok/Project Developer Senior Housing Partners/Presbyterian Homes Cc: ✓Tim Benetti/Planning and Zoning Specialist Greg Woollums/POPE Architects Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2012-06 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-003 SUBMITTED BY MARANATHA CONSERVATIVE BAPTIST HOME, INC., TO REZONE PROPERTY LOCATED AT 5401-5415 — 69TH AVENUE NORTH FROM R1 ONE FAMILY RESIDENCE AND RI-MULTIPLE FAMILY RESIDENCE TO A NEW PUD-MIXED R5/R6 (PLANNED UNIT DEVELOPMENT-MIXED MULTIPLE FAMILY RESIDENCE) DISTRICT WHEREAS, Planning Commission Application No. 2012-003 submitted by Maranatha Conservative Baptist Home, Inc. proposed a rezoning from R1 (One Family Residence) and R6 (Multiple Family Residence) to a new PUD-Mixed R5/R6 (Planned Unit Development-Mixed-Multiple Family Residence) district, for the properties located at 5401 and 5415 69th Avenue North; and WHEREAS, the proposal comprehends the rezoning of the above mentioned property to facilitate the planned and future redevelopment of the site with a proposed three-story, 97 bed skilled nursing care facility and a future 29-38 unit senior independent living apartment facility on said properties; and WHEREAS, the current zoning of R1 (One Family Residence) district and underlying land use PS-Public and Semi-Public as identified in the 2030 Comprehensive Plan would not allow the redevelopment of this site as planned by Maranatha under such zoning and land use category; and WHEREAS, the City of Brooklyn Center is reviewing under separate application and public hearing process the a land use amendment to the current 2030 Comprehensive Plan in order to change the current land use designation from "PS-Public and Semi-Public" land use to "MF-Multi-Family (High Density)"; and WHEREAS, subject to a successful outcome of this land use amendment action,the City may further recommend Maranatha be allowed to have a new planned unit development under this proposed new zoning district of PUD-Mixed R5/R6 (Multiple Family Residence) on the Subject Site, and WHEREAS, the Planning Commission held a duly called public hearing on April 12, 2012, whereby a planning staff report was presented and public testimony regarding the rezoning and development plan were received; and PC RESOLUTION NO. 2012-05 WHEREAS, the Planning Commission considered the rezoning request in light of all testimony received, the guidelines for evaluating rezoning contained in Section 35-208 of the City's Zoning Ordinance, along with the provisions and standards of the R5 (Multiple Family Residence) district contained in Section 35-314, along with the provisions and standards of the R6 (Multiple Family Residence) district contained in Section 35-314, and the provisions and standards of the Planned Unit Development district contained in Section 35-355 of the City's Zoning Ordinance; and 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. 2012-003 submitted by Maranatha Conservative Baptist Home, Inc. be approved based upon the following findings: 1. The planned rezoning is compatible with the standards, purposes and intent of the City's Zoning Ordinance; 2. The rezoning, which will facilitate the redevelopment and improvement of this site, 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 rezoning and utilization of the property as proposed under the planned redevelopment of this site is considered a reasonable use of the property and will conform with ordinance standards, in particular the incorporation of buffer requirements where more intensive residential uses abut single-family residential zoned properties; 4. The rezoning and land use amendment proposal would be considered consistent with the recommendations of the City's Comprehensive Plan for this area of the city; 5. The rezoning proposal appears to be a good long range use of the existing land and this proposed development can be considered an asset to the community; and 6. Based upon the above considerations, it is believed that the guidelines for evaluating rezoning's as contained in Section 35-208 of the City's Zoning Ordinance are met and the proposal is, therefore, in the best interest of the community. 2 of 3 PC RESOLUTION NO. 2012-05 BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Application No. 2012-003 be approved subject to the following conditions and considerations: 1) The Metropolitan Council approval of the land use amendment change of this site from its current "PS-Public and Semi-Public" land use to "MF-Multi-Family (High Density)". 2) The rezoning is subject to the successful acceptance and approval by the City Council of the final development/site plan proposed for the subject site. April 12, 2012 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: Chair , Commissioners, and the following voted against the same: whereupon said resolution was declared duly passed and adopted. 3 of 3 1089 A P _ t • bL9�, %�, f Z wm 4 s•a t . I r t,k e S i xo LL— V { n )089 £M9 6 689 �8 J A _ 1 9289 - I i r- r , 89 W L L LJ > t 414, ju } - ii ; Llil ` 6c5C 4' £W9 £1789 t t "q �a• r r, 69TH A VENUE NORTH - -- i I NEW MONUMEMNT -- -- ----- SIGN.SEE S/AIA- , 1 �\ I / II , I II II s I EXISTING 64 UNIT J 12 2 12 11 ASSISTED LIVING , TO REMAIN ' ,4 \f . ' �Z T.G. 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Adjoining...wShp inlormalion shown hereon was oblWheat ham the Hennepin C-nly Property _ per ED Denote 1*,I,ic llel Tea Information wet file.Oehe hp inf-motion i,=j at to revs upon racepl of a title �. M Ow. .Ike hookup eewd,by a title inw ante company. e FP Denote flag Pdew xTn T•"' FW Denote-t, f °Ik G Denotse gull- 2.) Surny coordinate bash.Hennepin Caunly Coatlinala Syetwn �'` Y�"•'`• �j w e GASV Denote gas v to GM Denotes god met- r � CMH Denote gas manhole 3.) No indication of wetland dalineolion by a qualified ellone spscialist hoe boon Imalatl or obserwtl GP Dena tee guond ost on Mt.. �°' •1v� CW Denote guy "1•\ „1 �.� \P HCPB Denote"handicap push button HCR Denote n hdkap ramp UTILITY NOTES HCS Denote,handiclp sign HHC Denote tom icalion hand hole Ma uN[ '�T ---- .• I ydran 1.) Uteily information from plane and hn r irtgs was c binaa with obserwtl vdence of utilities to y p5z. y �y ` HYD Omotes Ike h l deMOp a w of the and-9,mhd utlitiss shown heeeon, Howenn,Iockhq excowllon,the a ct « rll�y(. �. IE Denote ke I.Vatlon location ofvund-ground feolures cannot be occur INy.c pl"blay and rdiablyya depkt.d. INI wM« u M I w It jy INV Denote t u turo Invert additional w more detailed information i,required.ex.motion..y be"soda ... • .;T ticAx�{, y L(-) I LA Denotes:and,,,,-d,,a "«u•�c per• l LD Denote loading dock ra J,(•A,s; w \Aa LP Denotes Ilghl ode 2.) 0th-undwgrwnd utilities of-hid,He era una'ars may exist. Verify all ulilitips critical to MC Denotes m.Ial c construction w deeign. 'l «'a OD Denotes.—head door 3.) Same and-gr-nd utility location.aro shown a marked onsite by Dose taity companies who- _ ME Deno lee ov-head lactric line locllora responded to our Gopher Stole One Call,ticket numbM 120180081 and 1201601 I I. I \ w ur�____•sX, \ �v (P) Denotes p-plan PIS Denote Po.t hdicalw wove 4.) Contact GOPHER STATE ONE CALL at 651-454-0002(800-252-1166)Imo preci,a onsile location PKS Denote parking sign ,4 PP Denote opxar pole of ut0itie prior to any excawlion. • ll l PPLP Denote Power and light pole sb pp60 4 I a �\ Ppu Denote, laity pow-pole FLOOD ZONE NOTES ,A,zEwTElb Wx V Af .� -1 Pvc Denote pairmylchl-id,pipe \ f•i 4 RIPR Danolm,prop I.) The wbjmt p,operty live within Other Area,Zone%(Areas del.mine)to be-bide the 0.21E RCP Denote rwinforo d l ueb pipe mold chance flaoaplain)and Other Flood Argos Zone X(Aroos of 0.2%annual chance Road: ��C \ V •w c r RD D-otoo rent dram -ape of 1z annual chance flood with­g,depth,of Iee,than 1 root a,with aanoge-dos ------ 6`- ✓�z OR l•j ,n I SAN D...te e-dary manhole ke than I In,—mile:and area,p t-ted by levee tom R onnud chance Rood.)par the SANC Denote wnilwy clean-1 National Flood Inwrance Progrwn,Flootl Insuronce R1la Map Community Pond No.2701510203E. SAN 5 Denote,monitory sew- dated Iamb-2.2004. See 94EET 2. roHOrER _ /I b SMH Denote storm man-hoe ST S Denote,etormo s w' \ p}�• --_ TC Denote top f concrete curb r TRANS Denote Iranatorm- / J \ ucc Denote,Ind-q.-na aomml laatim r. ZONING NOTES 5 Fr M.W I UGE Denote and-gr-nd decGicnline 1IT d `J VP Denote vent pipe I.) Zminq information obtained Irom the City of Brooklyn Cent-on io,,ary 19,2012 w p[•ff- VCp Denotae N1rIRed clay pip. rye w Denote"veal-IY"a Denote wafer Lot I is oned R1.(One family Residence) a Iva o Ml zon w w Lot 2 ed R6"(20 dwelling unit par a-e) \ •� \ e •w I WWW Denote indow its Denote wood all bottom re. w ` BIR Denote Bich tree 2.) The.etbad I five zone RI a BOX D.nole Boaelder tree BuBdhg: Front=35 fool r COT Dmolee Cot 1-­d Ire, Inlwla Side=10 feet CRAB Denote Crabs le Ire, �`' `�I --�� dNK Denote,L-..t'ee flew=25 lest jl, �_ LOC Denote,Lxet bee INe sstDatl,s ter zone RB a I" \ MPL Denote Mapl tree re: PINR Denote Red Pine Gee E10dh q Fr m ont k comer-SO feel- \i I,•r P e INS Denot Scotch Pine tree Interior side-20 r \ w I mo J POP Denotes Poplar tree Rear 40 teat• r we 916 Denote ahr,b •l.1D III SPDB Denote Cdorodo Blue Sp c"tree •When a building of 2 I/2 stale o abut,an RI w R2 zone the setback \ �•i �� °I )S tiw•ore I SPCC Denote Cdorodo Crean Spruce ire .hall be no ten than twice the height of the Wiling. TR Debolw deckl-.tree 1 \ +I l+« Wa Denlle Willow tree i .«, «/I w \✓ II •w �� Reelriclims(i.e.,Wilding aetl:cIal height and bulk re,trmtion.,etc)shown 1 I sus hereon arc Weed an Inlormolion w p "dad and a,,in,loject to mterprolabon. gds.eLL•,I <� 3.) Parking: 94 3 Handicap o «. A •J/Elle I /- o `�!s•t,w\ p r "'"_._ui..." m 97 Total SIP....cgs as' r\�S!_ GRASS \T� \ 1aFl.aE i[ {0 AREAS Lot I=164,177 sows feel w 3369 sae L.M per w ��a Y I Total-307.859 aquoorrae feet or 7.068 Dorn w w�\ \1=-� •y •era, // // -�p�p�` ,�.I VICINITY MAP ss _ - �g I 9� ®J-Y•- 1 h-eby c-ury that this veiny.do".w r•POrI was /.0/ ' su• a 1 -Y�!/!/�� thaPmeaOrnby,Will ae ee my ai S ya,-e one s FT.�6l.Ix ' Noll duly Licened Lark Surnyor d-Ms laws of the Slate of Mhn.-W. .w f-su, J .war w . •sr Doted thi,26th day oI,lonuwy,2012 NSUND AND SUtVEYING.LLC. By- 'L5�5e./Y7— --- Mw 1.CaHei .LS Mhn.Lk.No.44900 � I I I --- I \ \ -----� FLOOD ZONE NOTES I.) The subject property fro,elmin Other Rrep,zone X(e dos determined to be out,id,the 0.2% uo,c a c,floodploin)and Other Flood Area,Zone X(Argo,or 0.2R onnud<nonce flood; or I;p 1n 1 ohon<e flood elth pverode depths of less lnon 1 root«eIU droho9e or o sa slnan sou«.mid;and areos p-tecled by levee,from Ix onnual chance flood.)per tM1e s I National hood InWron<e program,Ilood InWron<e Rote Mop Community pons)No.210151020M, doted September 2.2006. a❑ 2J g,, flood ioih dFEMA lion lino an t p hereon ro pp«oximota only p«a<aled moo Morton and/« I grooms plot ti ti ffMA moo,o.e nol vrecl,elr drven me do not,tole uniformly.Como<t FCMA r« final dstermmebon. l I City of Y W . \\\ (tifk eYl \ �\� \ 270152 —sess a DOW MR k�j A. \ I x e.e •l LCGENO E SITE I I I I I I i i I/V a 30x3, •lw• sw• ' .tI•• \ t1°WOM'll9M 3axv ON3]N3! !s Sl�ti 10706 ... I I YOIr.�ryl i I w.ro'»6� I •s .Ty _ I n •.w. 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' ® iYt WNT W aCOrM v MR. NIM RIPRAV SE-ol w.0. wR Fcan TE aIEE EROVOICONFROL 0 SCALE 1"=30' POPEASSOOATTSInc BVNNT(TOAPOPaNr) gPVRO%IIS 5.DISTURBED ARE4 Se ENERGYPARK DRIVE 5 5.85 ACRES Sr.PAUL,MN ssmssne DwNWE F­PR" -�> PNE,.,. 2A2o0 ,BOO I.I RETAIMC MAL Fawaw . 1 m I M" RTanMC w.0 G RETAINING WALL NOTES: SPOT EL-I)l ""'"" I.N1 FOP NnD BOiFOY FlF/ATIONS CORRESPOND TO TIE RESPECTIE 4R<DE EIEVUt ONS ON QCN 1 «A I LIMN C1,AN , SDE R ME vNMl. n A — »ITC salt BORIN 9, MARANATHA j2.ME BOTTOM EL-TOND G TIE ELEVADON OF TIE 1M-GRPOE SOE OF TIE NF NOT ME OR « . CONCRETE KSlo,RPAEP EFNDN TIE a �DONroMST. SKILLED CARE NL RETNTaW wa15 5x41 wvE PROIEttrvEµ-NC>i TIE TOP..ERE ME�E.-H- ' rqx QCEEDS 30 TRIES. EFEA TO YRMI L- 0 LAMDSCME PLANS AND SPEdrl DNS. ° I MOD�EAA BL ETI RETN1I14 NNE_SwML BE DESISMED AND CERTIFIED T A UCENSED R WMLO C�VLAILMS AND SHOP INVINGS SMALL BE SUBMITTED TO ME BROOKLYN "aw_Eas<No u+c RE PRI 5 RucTaN OF wNl. \ _ Ft.BOOR WALKWAY NOTES: CENTER, MN --; �°FE.. LADINGS ARE S �PER CWEOORDNATE MIM PAIR•CONTRACTOR SO TAT AL STEPS AND L -x All SMiMNTMSYLII LOND1UDw4 AND TMNSVER51 SLOPES ARE 10 BE PER COOE A.NEEET AW 1 �G .adMeeMe I - LVMN FENCE C S�EE�M ._( NOaI _•>pER n� _ _ « NIP KEYED NOTES «�T - - •�, � r NEYFD NOTES AE DENOIro 6F ,I LIT i l Qi Ix5TI11 R—COx51—OM ENRWNCE.REFER TO DELYI 1/QA. SD C, AL SILT ENCE.REFER 10 DET 0 INSr uL z/w.O. 2 1 I°u --- �,: �• `C O INSTAL MN/OPT SBBS CATEGINT 2 TEMPOMT STRAW 18ER OVIS9N CMImOL SIMMER. a x/u.0. CONSIRUCn N TRAFFIC WIDLIN INFlLITNTKAIMARF/SR5 NOT ALLOWED AFTER AREA BRAS REEK IXGVATm.R F AREA BECOMESN COYPACim.LOOSEN SOIL WON MECHANICAL µ TILLER PRIOR TO FNAL STABIEITATION. INFLTRATKIN AREAS ARE NOT APPROVED BORROW WES AND ARE NOT 70 BE USED FOR TEMPoBART SEDIMENT BASKS. CONTRACTOR SHALL ENSURE THAT BWNS INFlLTRATE AT A MINWM RATE OF 0.8-INCHES PEW HOUR USING A DOUBIE RING ' II �'�E I I•w> '- INFILTRDMETFR TEST ON THE BWNS BEFORE FINAL ACCEPTANCE THE TESTS SHALL BE SIGNED BY A REGISTERED GEOR'CHNICAL ENGINEER AND «!.E Fw _�A__.____ en •• SUBMITTED TO THE CITY AND WATERSHED FOR REVIEW BEFORE FINAL APPROVAL TO IRE L •}Y I A F CMCISTE 1wASNDUFS MAT ARE COMNMEDI ON TILE REFE Ii'R S NKSO15 M E�ArtRW.TME TO 01-SITE WMNNMF�'Cn011 RCTmtt FOR MORE MFULS. 1 1 Y19 WR EROSION CONTROL NOTES: •I R �� I AL E SINUL CONTROL E REQUIRED SMA1 SI ITNCONTRO vDM i0 TIT SHE R TOIrW OPEgA G Tt CIM1 EIGINCOM EAND D. TIE C OT-O M55 wBE�SxOMED O SC CDMPI A Or •°'31R"'�---------- Sv I A I MBE U PON a ME REOUI�"EROSON CONTROL Z .C.I ES IE .1 NA urt GRFIxx4 ORNIIM I OR COMMENCED. ONT OL FAD FUTURE 8U1 DING it Y > I «>F `'I swu e1 RESTORED a+o"n Puc1 m ME Enowa ucI`Wr Encxlw AxO wArCRSI[D DISTRgi IF OeMacEO OR Rwa+EO DNI+INC cosRllcrgx,Al EROSrox Lm[s I � I `� I BE INSTALLED AT MEW REWEST. I 62 UNIT _ PRELIMINARY ySD }\� 1 I r C J ND DEVM,IDls`s°II�ALO`BC�E'wp[`FROx ME E�EVtTIOns SMOxn M ME APVRpvE00GRWF>O RAH.wIMOUT PROR APPROVA FROM CT� RELI M I NAR j+ E ER E RI IVIN IT, TIE TI�CFTD.RECORD M M oN E�ROSW ro E C IrAND� -LOO. IISRCIIDN�US B1 W E NY E EN W y ND MMM N O�1:RER EET SENT IE IN M R BE MWF,N ETD ME G Y n0 L D wT M 2A NOT FOR S. EDS FROM D ON CMATME.OR PIPES(TE.-M RERMANE.9 SMALL BE ROUTED O SEDIMDrtsnox BAS APPPOPR�M-E�DNBD1 DSSNERS O'REPENT TRANSPORT x IVING PH:=2 I SEDIMENT O ONRM TO LATERAL COMVErORS AND To vR TNT D-ON AID EDMENTAnM NId RUNOFF FLOP 'ESE D CONSTRUCTION L 1 ' ° DR AND PR PIEVDNT SEDINEM FROM QITING TIE SIT vI FIE F / 1 I e. STE WCESS ROWS EH BE GRADED OR TR SIA.BE D SAT FENCES.ROCI OIERE TNEI FDUOI ExITING P RDWwaTS. i ,S j I I ACCESS ROAps. SRTE-ACCESS.1 MO DR INTS OR BE SURFACED wTN CRUSTED ROCK PAVED ROAD A SURFACES,OR MORE FREWENRr E REWESTED Br-M •AML_ -Y > ]. 50.5 FM.D. FPOM M SIT Br MOTOR vENOIES M EWWYENT SN41 BE CLEWED DAr FROM MAERSxm.MROLWMODr THE WNMIx a coxrmurnol. ..,. «, ( e. DuT CONTROL MEASUIES INAL I PERFMIED PEIOO A *"EN--S REOU RE AND/OR AS oRECTE I Br TIE—M w.TERENED. �EROSON CONTROL MEASURES SN LL BE USED AND MANFUTED FOR ME DUN an OF SITE WNSFRUCMtx. B CMSTRUCTON OPENTOns M WTWA EVENS DAMAGE M INTERFERE 11 SINN TRSE ERa CONTROL MEASURES,MEI Sl-BE RESTORED TO SERIC ME">NFEIDED FWCTOI AT TIE END OF-DAD'M AS SOON AS FTEL)COIMIMS NLOW ACCESS. ¢ IML.R + IuMN FENCE 1 ALL CONTRI;CFgo AREW 1,1=ED 111-ION SMAL BE RESENTED W SOUR AS-1IBL£. All PAEAS MNWI-E BEEN OnSIED I-OR AREAS Mr wvE BEd `•Y° !y ,F.DjurU46 F• INC I NDF D pTuIg�EDSnn'AD FORT wrvICWI cWpTIC MSSRC BuItDxNC OONSWUCIgM OPCWTM. ARE NOT ACT 1 UNDER-SNA L BE SEEDED NID UICIE.AS SET TORN W ME rouowFNc '�>• ' L. \ y A. sEEDEI IIIRR o,1 EPUiu"n::a omL'"RnTCOS`F n*CIRSSD TOP.p m_T F� 1 ew-ro PROTECT SEEDS AID UM EROSg E rzMPOReAr SRAM­LEN SNUI 1.ACRE AxD lot LESS 1MPN Wi COVERN;E ME GR.W1I UREA IS A-INIED TO BE F RE-o-TEED/DEVELOPED NTNIN Sx MO>IFNS.PRODpE A TEMPORARY VEGRAmE COVER CONSISTING M MIxNESOTA DEPARTMENT OF [ I FRANSPoTAIIM(MNDOr)SEED MMFIIR 110(OPTS),M LOO(.INTER MIEAT).AT A RATE OF 1W POWDS PER ACRE.MILL•°°' •Y"1T I I I •MM. C. x .OED AAA­E NOT BE DEVELOPED FOR A RTIOO GREATER TIA]N SI1 MONMS.PPONDE A SEMI-I ERMaIENT VCCEFATIE COMER OF SEED M E MIDOF TOO AT A ME Or �i x«,R TP• I C\ D. GPADI ME FOUNALLMT SENRMES SwMl BE RETNIED UNTIL NRF MAS CERNIATED AHD SURVMD A BO-WD'CPOEFMG PEMOD. NY .> . •�. �x E. V [[�iw RILL W,BE MO.ED M MNNTANED AS PAR W TM ULTIWTE DE-TLL BE RRIAIENTIT RESTORED I SIG SEED­RE 11D01 250 AT A RATE OF 70 !k.�___ ¢ L MESS SEEiD%T ELSdndE MMM FxE GDWIRL ) DWNMENTS(E RMREtt RA SRE PL«M LANDSCAPE PLAN),PERNANENT TIRE RESTORE TOM SNAIL CONSIST OF MN/OOT SEED MIxOR 26O(COUMCRCII NT GDSS)AT•PATER fro POU W RR u]E. «" A, YMA ( G. NWKN IR OM ERR FR�DAgX AND SEDIMENT CONTROL TICTCES ME IMWEOUATE.MTEMPORNNT DN- TIS TAT CONFMM FO «> •� .Y� S SILL SR SEDMFMF BA4 ME CTRRM FM M-SRC DCFFNTON " •J' o III I DED. SEWER DATA BASINS RR DVVG MEr NE NOT xQDED WNW C STMRUCTI D, .HERE STMM SE-EATEN-NS ARE 11 I 'I- umxG CMSTRUC11W�a'SET rEI[f OR SEDIMENT AroECnM OM[ES AS OETNLFD Swat AL AID WVMANED AROUnO AL uFpN BASINS LMMECFIL ME FPogUft'TEAAT AREA"TO ME WTM WSN R­M D- ' Ry>•�'• iWFT.CIAx 11. C MIIW ATVR«ELL PROPOSED 10 BE.W AT R-OBER 1150 RRE-REPPROVCOPw G-IDILE ME MQ M-D MPF TIE OTT MILL AEON TO BE O E RMqu AT TFMS SEED'• -i�3T' N Tda OF.[,w E s o c ADDITIONAL EROSION CONTROL olYlils.LE.,TEMPORaR SEDIMENT B.vrrs.DORMANT SEEOIw IM Es OF PRELIMINARY GRADING, MIT? 13.FETER IANIT AND RIII""A"A SMALL BE IS ro M TIE OOwx5TREA4 SI SENTA OLMETS 24 Mdwrs AFTTR CDIBmUCTM AS INDDAE�AND DETIED. PLL RVP DRAINAGE AND L` MA BE I.STA D IL ERNE M-1lo TIE MN OT SRDFIE°A`FS 1 OMSR°PRNAP AD FETR MAFEBA EROSION CONTROL / 14.EROS-ED�FROI ru%Un SALE BE IxT41ED AND NFN aDURO THE RMMETER Di AIL IAIFS.POnM AHD NETLAMDS WIFMN M-EMT TO ME AREA O BE GRADED Un1IL yA1}•rL' I I` ME.1.1PoBUTAR]TO ME TAI%POND M WETAMO K RESTOPro. PLAN \ 15. O I'M-EROS5 AL 3:1 SLOPES SNAIL BE COVERED MIN MTCIAA APPROVED T THE C-S ENGINEERING­1 AND.AERSI[D DSTPCF.SUC.AS MN/WT 3185 WEroT 2 w EROSION CDDRW BEANRER OR STUIro SOD. .:!`� 'M `\ Y�•' �° .'. 1 �E M A.SEDIMENT OC RNVNG M STORM SEMERS,D [S.IVIES.FINDS AMD WETUADS SNAIL BE REMOVED PROR 10.DANG AID AFTER CMPLFigx OF GRADN4 ITT■d11-iee: `�`yI,E,O•A• C ].EROSMSCOxTR0.ITEMS AND DEVSES STALL BE REMOVED OKI AFTER TIE AAEA LAS RCEPTO FINAL STDryL>Fgx M AS DRECED By ME C AND/OR NAERSIEO. pAax*M■IEPID&6.r-Wd1T('IBTI V GRADING NOTES: 1. Gr'�iE CO­SWLL NSF M[STREVEw ALL CMSRUmOH OOC [NTS AND ISnIIG CONDmOMS PRDR O BpDYD,NO WpmOwL CMRISAnM mu BE M.i J •«"P>, ., ATF �____ r+.-''/ / n RoN MoRI rwT w1w nvE x DLMrR1Ed T A I nsFN„ I n M RENd. 2. THE BWN4RWND mFORMATON MAS PRE" D T SUx.UTI nG(932)`BB ANS « v��l 3. 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ENDLESS SUMMER HYDRANGEA Hydrangea IB whylla'ErdIe Summer' -- _ AUTUMN MAGIC CHOKEBERRY Almld melanorarpa'Amumn Magii ( I IT SPIRFA __—� - POPE ASSOCIATES INC AN SPirea spp. .«�,. -- Ins ENERGY PARK DRIVE ,'Caldvmm' WEIGEIA `-- ST.PAUL,MN55Rw lie WeigeW spp. PL.(BS116At9100 SHRUB ROSES Fm wo w.u. Rugmarosespp- O+ CONIFER OU11HRUB1-k2POT Maranatha HUGHES IUD =onlaBs'HBghe• Skilled Care GRASS MINTLEPIUNIPER .011—'K.ri F—w wniMis Fhm—is'Mmkp' /// \ I 5401 69th Ave. N. TAUNTON SPREADING YEW Tax,s dia'Taun ' BIRDS NESTSPRUCE L____J Brooklyn Center, P_a!,e'Nidifo m' I - Minnesota - 1 r Associms s«RPN..nMTKxassns C- -i C .] ❑� -_= C d P r.ANA E }7 .SUBMIT A WRITTEN REQUEST FOR THE OWNER TION OF ALL LANDSCAPE AND SITE --- T PONSIBLEFORON-GOING MAINTENANCECKALL _ -'---_ [' -] ATERIA1.UNTIL TIME OF OWNER ACCEPTANCE. ALISM OR DAMAGE WHICH MAY OCCUR PRIOR TO E SHALL BE THE RESPONSIBILITY OF THE (TRACTOR SHALL PROVIDE THE OWNER WITH A ' :RAM INCLUDING,BUT NOT NECESSARILY ITED LIM E- -4 .IMBON AND DIS(ASDPEST CONTROL. I .GUARANTEE NEW PLANE MATERIAL THROUGH R FROM THE DATE OF OWNER ACCEPTANCE. I-_ =J -------------- LL GROWING SEASON)FOR LANDSCAPE MATERIALS ------ E E.ALI p ACCPANCE BY THE AA - lCr. TI COMPLITINOFPLAN INGOFALLIANDSCMT AL ACCEPTANCE WILL BE CONSIDERED. URT DRAWINGS)OF ALL LANDSCAPE SITE IMPROVEMENTS UPON COMPLETION OF T A TALLATION AND PRIOR TO PROJECT ACCEPTANCE. ERWISE THE APPROPRIATE DATES FOR SPRING T ALLATIONANDSEED 50DPIACEMENTISFROM F =i HAS THAWED TO JUNE 15. NERALLYACCEPTABLE FR—AU—T15- SEEDING FROMAUGUST IS-SEPTFMBERTS; INTHE IAN FALL 'ING OUTSIDE THESE DATES IS NOT IV ADJUSTMENT MUST BE APPROVED IN WRITING T- 'J _-7 ARCHITECT. ING MAY OCCUR FROM AUGUST 15-OCTOBER I _ C= _J US PLANTING FROM THE FIRST FROST UNTIL - C= -_-I ITING OUTSIDE THESE DATES 15 NOT _ __-__ [-_ =-J Iv ADJUSTMENT MUST BE APPROVED IN WRITING BY - _ _NITER. - -\ F=- A C_ _] RG OAKS ON SITE SCHEDULED TO REMAIN.IF DAMAGEDINANYMANNERABOVEORSELOW JOT SYSTEM,AN ASPHALTIC TREE PRUNIHG PAINT / _� I- _4 LANDSCAPE I IMMEDIATELY AFTER WOUNpN4O ARENOT IOVEDOR TRANSPLANTEDBETWEENAPRILISAND / -// _� C_ _I PLAN IDSCAPF ARCHITECT IF THESE DATES ARE l -J \\-_ ACTOR SHALL ISTMLI5H TO HIS SATISFACTION NPACTIONCONDITIONSAREAIXWATETOALLOw \._ - ILAMfMMllim: %GE AT AND AROUND THE BUILDING SITE. __1 - /:- sTK'P `N- SCHEMATIC DESIGN 1010 5/70 CITY&STATE SUBMITTAL 0323112 Mf ONTIT KHROTD.UR G IHS RE.WARR BAL L N FTY M TAINNGALTRUSINAFLUMB ITION PERIOD STA LEG ED BUT NDT RtW R.0 AH V 5IMN G MUST C fDNFfwMUILRINES f S1ASr=E) IN ANA LUIIXIIN[S fOR SL.WDMD PRACTICES PRLINI UNF ANY DAMAGED BG`KHES -- _-- RPLWNNLKfFMWIFTE. REMOVEM-AGGNGAP-ELING --�'- FROM TREE. WATER TRIT THORWGHLY DURING PIAM2-LIFTSANNDuiuRAT saiwiTiiL LOOSEN ROOTS Of ALL WATER.DD NDT COMPARMDRETHAN CONTNNERQED PUNTS. ACCESSARY TD MAMA(.I.Me. REFER TOPIAN SCARIFY BOTTOM AND SIDES OF II v roriENOPYL�ENEOR 1A'MIN. HOLF PRIOR TO PLMfTING VARIES E wRI IR—RFPIAI IFFIAT 1 SEE PLAN MULCH-SEE SPECS. , J'a BROOKL YN CENTER Planning Commission Information Sheet Application Filed on 3-23-12 Meeting Date: April 12, 2012 City Council action should be taken by 5-22-12 (60 Days) Application No. 2012-005 Applicant: Border Foods, Inc. Location: 5532 Brooklyn Boulevard Lane Request: Site & Builidng Plan and Variance to City Code Sect. 35-703 INTRODUCTION Border Foods, Inc., on behalf of BFI Real Este Holdings, LLC, is seeking site and building plan approval and a variance to Section 36-703 of the city's Zoning Ordinance to reconstruct a new 2,642 sq. ft. Taco Bell restaurant on the existing property, 5532 Brooklyn Boulevard Lane. The property in question is zoned C-2 (Commerce). Under Sect. 35-322; Subp. 3.c., convenience food restaurants such as this are permitted as a special use (provided they do not abut an R1, R2, or R3 district). The subject site was originally approved as a Zantigo Mexican Restaurant in 1985 by means of a site plan and special use permit. City records reveal the old restaurant changed ownership and was remodeled into a Taco Bell in 1992. The Applicants are seeking this change due to the site constraints and needs to serve their customers safely and more effectively in their drive-thru service lane. This site plan and variance are being considered under the public hearing process; written notices have been sent to all adjacent property owners within 350-feet of the site. ❖ BUILDING The property is bounded by Bremer Bank to the north; The 50's Grill restaurant to the south; Brooklyn Boulevard to the west; and Brooklyn Boulevard lane to the east. Brooklyn Blvd. Ln. is a private, service road in which all businesses along this block share in the ownership and maintenance of said roadway. It appears from personally studying this area and reviewing aerial mapping of this commercial block that setbacks were limited or allowed to reduce to a minimum of 10-feet along this private roadway. In effect, the roadway was never considered or recognized as either the front or rear yard for setback purposes; instead is appears to have been regulated as a typical side-yard with a minimum 10-foot setback granted to other uses along this block. The required setbacks for the C2 district are 35-ft. front; 40-ft. rear; and 10-ft. side yard. The new Taco Bell building is shown with a 47.4 foot setback from Brooklyn Boulevard, a 29.6-ft. setback off Brooklyn Blvd. Lane; and a 15-ft. setback from the south side lot line. The setbacks for the existing building are 81-feet; 15 feet; and 52.2 feet, respectively. Planning Staff had indicated to the Planning Commissioners at the March 29, 2012 Study Session meeting that this area is somewhat unique to the City and this commercial area, particularly with respect to the private roadway that serves these commercial businesses. As PC 04/12/12 Page 1 of 7 noted, Staff is considering this commercial area as a potential case study for creating a new Master Plan or PUD over this area to govern this and other future uses as this site continues or may redevelop, similar this Taco Bell reconstruct. The building exteriors are to be improved with similar 4-sided architecture and designs, with the main wall potions consisting primarily of EIFS materials in earth-tone colors. The roof line edges are banded with unique, multi-colored EIFS materials, and the two longer wall spaces are improved with architectural, multi-colored panels and "eye-brow" trellis features. The lower portion of the new building is improved with a cultured stone wainscoting material along the bottom edges and part of the doorway framings and drive-thru window areas. The new restaurant will be served by a larger drive-thru aisle, with a maximum stacking of up to 11 vehicles. The existing drive-thru lane is impacted by the central layout of the building, and the location of customer parking spaces. This new drive-thru layout directs or filters the drive thru customers to the outer parts of the site, with separated driveways and access points out on to Brooklyn Blvd. Lane. The floor plans provided are very detailed, and illustrate the common seating area and service area as well as the layout for kitchen/food prep area, restrooms, and cooler space. The building will also contain the trash enclosure inside the building. The indoor eating area provides for 48 seats. The Applicant indicated up to 10 employees would be working on the largest shift. ❖ ACCESS/PARKING Access to this existing site is gained through two large accesses from the private roadway only. Under the new site plan, two 24-ft. wide, two-way accesses will be provided. The third access point is a one-way directional exit point for the new drive-thru lane. No direct access to Brooklyn Boulevard is proposed, nor would it be allowed. Under Section 35-703 of the City Zoning Code, no two driveways on any single parcel of land in a business or industrial district shall be less than 50 feet apart at the property line. Due to the increase of driveways under this plan and because they would not meet this 50-foot separation requirement, Staff encouraged the owners to submit a variance to allow for the placement and spacing of these driveways. This variance analysis will be presented later in this report. The building will be oriented to the south edge of the site, with a drive thru lane going in a counter clockwise fashion around the northerly and westerly edges of the parking areas, and leading up to the southerly wall/pick-up window of the new restaurant. The main parking area contains 31 parking stalls, including two handicap accessible stalls, and is centrally located on the development site. 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 48 seats serving this combined restaurant and 10-employees. This requires 29 parking spaces. The Engineering Department has expressed some concern about the circulation around the site. They are requesting the Applicant provide vehicle turning movements for design in the drive- thru, and provide vehicle turning movements for delivery design vehicle from/to Brooklyn PC 04/12/12 Page 2 of 7 Boulevard Lane, through the points of ingress/egress and throughout the site. Further review of these matters by the applicant is in order. ❖ GRADING/DRAINAGE/UTILITIES B-612 curb and gutter is shown to be provided around all driving and parking areas. Drainage in the parking lot is handled by one, centrally located catch basin, with two other inlets located at the upper northwest corner of the lot and the other located directly west inside the drive thru lane. The sanitary sewer and water service lines will be reconnected inside the parking areas. There does not appear to be any need to run new laterals all the way out to the utility mains inside Brooklyn Boulevard. The grading, drainage and utility plans have being reviewed by the City Engineer and written comments are provided as a separate attachment to this report. Some of these conditions will be noted as part of any conditions of approval or must be completed as part of final building permit review and permitting in the future. ❖ LANDSCAPING The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. This 0.61 acre site requires 80 landscape points. The applicant's proposal is to retain as many as three existing shade trees on the site, which consists of one nice 21" ash near the upper northwest corner, and calls for the protection of two similar ash trees and two evergreen trees inside or on the shared Bremer Bank property line to the north. The Applicant proposes to meet the landscape requirements by providing five new deciduous trees: one Amur maple; two Armstrong maples; and 2 Greenspire lindens. Credit of 10 points for the 21" ash is given, with 50 additional points for the new maples and lindens. The remaining 20 points is made up in 40 new smaller planting s, consisting of barberry, honeysuckle and spirea shrubs. Other areas will be completed with either sod or a variety of perennials listed in the landscape plans (Sheet L-1). The plan also calls for the placement of"random sized limestone boulders" throughout the landscaped areas. These boulder features should provide a nice complement to the restaurant site. All landscaped areas will be irrigated. For all intents and purposes, the this landscape plan does a great J ob in identifying and providing for a number of shade trees and low-level plantings in such a tight, compacted development site. The Applicant and their design team should be commended for developing such a plan. ❖ LIGHTING/TRASH The applicant has submitted a lighting plan showing photometrics and the location of six 25-ft. high freestanding light poles. The building's outer walls, doorways and the painted"expression panels" also contain a number of downcast accent lights. 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 to be located inside the building. Although not typical of other commercial uses, especially convenience food restaurants such as this one, Staff again commends the Taco Bell owners in eliminating the need or visible impact an outside trash enclosure brings to a site. PC 04/12/12 Page 3 of 7 I i VARIANCE ANALYSIS The Applicant is requesting a variance to City Code Section 35-703 related to the required spacing (50-feet) between driveways in commercial districts. As illustrated on these site plans and noted earlier in this report, the three access points needed for Taco Bell's reconstructed site would not meet this spacing standard. Section 35-240—Variances of the City Code provides the current governing rules and standards in the review of variances. The section states the Planning Commission, acting as the Board of Adjustments and Appeals, recommends and the City Council grants variances from the literal provisions of the ordinance in instances where their strict enforcement would cause undue hardship because of circumstances unique and distinctive to the individual property under consideration. A variance may be granted by the City Council after demonstration by evidence that all of the Standards for Variances, contained in the Zoning Ordinances are met, which include the following: a) Because of the particular physical surroundings, shape or topographical conditions of the specific parcels of land involved, a particular hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of the regulations were to be carried out. b) The conditions upon which the application for a variance is based are unique to the parcel of land for which the variance is sought, and are not common, generally, to other property within the same zoning classification. c) The alleged hardship is related to the requirements of this ordinance and has not been created by any persons presently or formerly having an interest in the parcel of land. d) The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. The Applicants have provided for the Commissioners review their response to these standards (attached). As some Planning Commissioners are aware, the Minnesota State Legislature recently passed a bill that significantly revamped the parameters or standards in which municipal governments can review and grant variances. According to Minnesota Statutes 2010, Section 462.357, Subdivision 6. Appeals and Adjustments, the standards noted above have now been revised by eliminating the need to justify or prove a hardship in variances. The overarching standard or principle in the granting of variances is now based on a"reasonable"test or justification. The new law(abbreviated below) provides the following standards: Variances shall only permitted when they are in harmony with the eg neral purposes and intent of the ordinance and when the variances are consistent with the co mrehensive plan. Variances may be granted when the applicant for the variance establishes that there PC 04/12/12 Page 4 of 7 are practical difficulties in complying with the zoniny, ordinance. "Practical difficulties," as used in connection with the rg anting of a variance, means: a) that the property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; b) the plight of the landowner is due to circumstances unique to the property not created by the landowner; and c) the variance, if granted, will not alter the essential character of the locality. Economic considerations alone do not constitute practical difficulties_ that the property owner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; The "reasonable" nature of this particular variance case is somewhat subjective. The property probably functions better with the three driveways, as they provide a safe, effective means of funneling traffic in and out of the property by means of separated driveways. They also allow for the incoming drive-thru traffic to enter the site and direct vehicles over to the drive lane, and exit out back onto Brooklyn Blvd. Lane by means of the one-way exit drive. Staff believes the access plan is appropriate for the needs of this site and is considered a reasonable use. the plight of the landowner is due to circumstances unique to the property not created by the landowner The existing access points and drive aisles that serve this restaurant site are a bit challenging. This double drive aisle configuration on the south side was created by the approvals granted to the Zantigo Restaurant site in 1985. The northerly two-way access does allow for two way traffic to enter/exit the site; however, incoming drive-thru customers are forced to veer quickly to the left, queue up into the drive-thru lane, place and pick-up orders and exit out the south access. This south access is bottlenecked by its current design, in that drive-thru traffic and regular customer traffic leaving this site may run into periodic conflicts as they leave the site at the same time. There are a number of other commercial properties along this stretch of Brooklyn Bld. Lane with similar spacing issues, so this request being made under this site plan review is not necessarily unique in this case. Although the argument may be made that this spacing is caused by the actions or personal design parameters specified by the Owners, the overwhelming fact remains this site appears to function better with these three driveways, even with the shortened spacing standards. An argument could be made that since Brooklyn Boulevard Lane is a private roadway or private commercial driveway for this Taco Bell and other uses, and that normal spacing standards or requirements do not apply. However, this roadway allows for the free-flow of public vehicles and customers wishing to visit or trade at these various commercial PC 04/12/12 Page 5 of 7 as an effective means of separating traffic entering or leaving this site. the variance, if granted, will not alter the essential character of the locality. Staff does not believe that granting of this variance would alter the character of the locality or those commercial uses along this block. As stated previously, this driveway configuration is not unique and is evident in other uses along this private roadway section. Economic considerations alone do not constitute practical difficulties. Staff does not believe the Applicants are requesting this variance this due to economic reasons or considerations alone. The three access and driveway configuration allows for better flow and separation of customer traffic, and the desire of installing three access points versus only two is obviously more expensive of the two scenarios. The site appears to function and layout better with these three, closer than allowed driveways. RECOMMENDATION Staff believes the Applicant's site plan and driveway configuration lends enough support to granting the variance to City Code Section 35-703, and we feel the redevelopment plans for this new Taco Bell restaurant 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 future roof-top or 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. PC 04/12/12 Page 6 of 7 8. B-612 curb and gutter shall be provided around all parking and driving areas. 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. If the Planning Commission accepts this recommendation and the conditions listed herein, the Commission may elect to adopt Planning Commission Resolution No. 2012-007, which memorializes the findings in granting this variance and provides for the conditions of approval as they relate to the approval of this site plan. PC 04/12/12 Page 7 of 7 Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2012-07 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-005 SUBMITTED BY BORDER FOODS, INC. FOR THE APPROVAL OF A VARIANCE TO CITY CODE SECTION 35-703 AND SITE AND BUILDING PLAN APPROVAL OF A NEW TACO BELL RESTAURANT, LOCATED AT 5532 BROOKLYN BOULEVARD LANE. WHEREAS, Planning Commission Application No. 2012-005 submitted by Border Foods, Inc. proposes a variance to Section. 35-703 of the City Code, specifically to allow the spacing of three driveways on a single commercial zoned parcel to be closer than the 50-foot minimum spacing requirements, along with the site and building plans of a new 2,642 sq. ft. Taco Bell restaurant,located at 5532 Brooklyn Boulevard lane; and WHEREAS, the Planning Commission held a duly called public hearing on April 12, 2012, whereby a planning staff report was presented and public testimony regarding the variance and site and building plan were received; and WHEREAS, in light of all testimony received, and utilizing the guidelines and standards for evaluating and determining variances under Section 35-240 of the City's Zoning Ordinance and the Comprehensive Plan, the Planning Commission considered and determined the appropriateness of said variance based on the following factors: a) the property owner's request to use the property in a reasonable manner not permitted by the zoning ordinance is justifiable and reasonable, considering the overall improvements to this site as a convenience food restaurant are not drastically changing. The ability to add three access drives into this site will provide better separation and allow customer traffic to safely enter and exit this site. b) the plight of the landowner is due to circumstances unique to the property not created by the landowner, since the original site was laid out and approved in 1985 under a different restaurant and created a conflicting layout for vehicle movements inside the site and those entering or exiting. Brooklyn Boulevard Lane is also a private road and serves more as a private/public driveway throughout its history. C) the variance, if granted, will not alter the essential character of the locality, due to the fact that other commercial users in this Brooklyn Boulevard commercial area have similar driveways closer than 50- PC RESOLUTION NO. 2012-04 feet, and this Brooklyn Boulevard Lane is a private road system. d) Economic considerations alone did not constitute practical difficulties in this particular case; and WHEREAS, in light of all testimony received, and utilizing the guidelines for evaluating the site and building plans as contained in Section 35-230 of the City's Zoning Ordinance and the Comprehensive Plan,the Planning Commission considered the site and building plans for the new 2,542 sq. ft. Taco Bell restaurant, and determined it to be and appropriate and reasonable redevelopment of this site; 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. 2012-005 submitted by Border Foods, Inc. is hereby approved, subject 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 future roof-top or 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 signs, 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. 2 of 3 PC RESOLUTION NO. 2012-04 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 p erformed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. April 12, 2012 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: Chair , Commissioners and the following voted against the same: whereupon said resolution was declared duly passed and adopted. 3 of 3 x •' < It tj MaK 17:lL _ , r _ t � 1 y 5.. � d" • 1tY r; r r TACO BELL 5532 BROOKLYN ur BOULEVARD LN 3- TACO BELL " o u ao eo 120 5332 BROOKLYN BOULEVARD LN eM N R p t > SCALE: 1 80-FT yy r 1 n r , Bremer Bank t Taco Bell >..,. McDonald, Y q,, 50's Griller _1 A Pearle Vision AM x m � 15 1 R z StarDuck's , v � < � '' Goodyear/NTB Brookdale Car Wash 55TH AVE N t 4 i =Tract F-Private Roadway BROOKLYN BOULEVARD LANE (AREA DEVELOPMENT) ' Tract I-Private Roadway That because of the particular physical surroundings,shape or topographical conditions of the specific parcel of land involved,a particular hardship to the owner would result,as distinguished from a mere inconvenience,if the strict letter of the regulations were to be carried out. Restrictions which determine the placement of curb cuts create a hardship by artificially reducing turning movements and travel paths for Dine-In consumers and force them to integrate with Drive-Thru turning movements and travel paths. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and are not applicable,generally,to other property within the same zoning classification. The conditions relating to this site are not generally applicable to other property in the same zoning classification. The alleged hardship is related to the requirements of this ordinance and has not been created by any persons presently or formerly having an interest in the land. The hardship was not created by any person presently or formerly with an interest in the land. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. The granting of the variance would not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of the land is located. Variance Response- Submtted by Border Foods, Inc. rep. MEMORANDUM DATE: April 3, 2012 TO: Tim Benetti, Planning and Zoning Specialist FROM: Bruce Johnson, Engineering Technician Supervisor SUBJECT: Site and Building Plan Review—Taco Bell 5532 Brooklyn Boulevard Public Works Department staff reviewed the following documents submitted for review on March 28, 2012, for the proposed Taco Bell Improvements: • Civil plans sheets dated March 27, 2012 Subject to final staff approval, the referenced plans must be revised in accordance with the following comments/revisions and approved prior to obtaining the required building/land alteration permit and commencing construction: 1. All work performed and materials used for construction of utilities must conform to the City of Brooklyn Center standard specifications and details. The City's standard details must be included in the plans. 2. Upon project completion,the applicant must submit an as-built survey of the property, improvements and utility service lines and structures, and provide certified record drawings for any associated private and/or public improvements prior to issuance of the certificate of occupancy.The survey must also verify that all property corners have been established and are in place at the completion of the project. 3. Inspection for the site improvements must be performed by the design/project engineer. Upon project completion and in connection with the certified as-builts,the design/project engineer must formally certify through a letter that the project was built in conformance with the approved plans and under the design/project engineer's immediate and direct supervision.The engineer must be certified in the state of Minnesota and must certify all required as-built drawings. 4. An overall easement agreement is required that will provide the City accessibility to all private utilities and storm drainage areas to inspect and enforce proper utility service and maintenance for the entire site. This easement agreement includes private inspection, maintenance and reporting responsibilities and must be executed prior to issuance of building occupancy. 5. Applicant must apply for a land disturbance permit. 6. Applicant must apply for a sanitary sewer and watermain connection permit. Taco Bell Page 2 of 3 Site and Building Plan Review Memo, March 29, 2012 7. The site must be irrigated. 8. Provide vehicle turning movements for design auto in drive through. 9. Provide vehicle turning movements for delivery design vehicle from/to Brooklyn Boulevard Lane,through the points of ingress/egress and throughout the site to/from delivery location. 10. Driveways must be a minimum 50-ft apart(ordinance 35-703) 11.Provide proof that there is no encroachment in Xcel easement. SR1.0 12. The included survey needs to be signed by a professional surveyor. C1 .0 Site Plan 13. Show the location of the heavy duty pavement section. C3.0 Demolition/Erosion Control Plan 14.All erosion control measures must be installed and inspected by the City prior to any demolition. 15.Remove the water meter prior to building demolition and return it to the City. 16. Provide and list a storm water pollution prevention plan (SWPPP) inspector/manager with contact information that must be available within 4-hrs notification to respond to and implement SWPPP related corrective measures. If the applicant is found to be non- responsive, the City may issue a stop work order and/or take other means necessary to correct SWPPP related issues 17. Sanitary sewer service and water service must be cut off and inspected prior to starting building demolition. 18. A sewer and water disconnect permit is required. 19. Any stock piles left on site must be stabilized after 14 days per MPCA regulation. 20. Install silt fence or other methods to protect trees that are to remain including the off-site trees located on adjacent property. 21.All inlet protection must have overflow protection. G:\Engineering\Development&Planning\ACTIVE Development Projects\Taco Bell 2011\Plan Review\120403 Plan Review Memo.doc Taco Bell Page 3 of 3 Site and Building Plan Review Memo, March 29, 2012 22. Silt fence must be installed around the entire site. 23. Change note number 5 to add sweeping"as required by the City Engineer". 24. Digital (PDF) copies of required SWPPP inspections must be sent immediately to the Engineering department. 25. Provide inlet protection in the downstream off-site storm sewer inlets. Show these locations on the SWPPP plan. 26. Identify and label the immediate downstream water body on the SWPPP. C5.0 Utilities Plan 27. The water service must have at least 18" of clearance between pipes when it crosses the sanitary sewer service. 28. City inspection is required for the sanitary sewer and watermain connections. 29. Clean outs are required every 100' on the sanitary sewer service. 30. Ensure adequate draining aggregate under the sump catch basins. 31. Install new gate valve at the water connection point for testing purposes. 32. Further discussion and evaluation is required pertaining to the proposed storm water retention system to determine feasibility, specifically the downstream effect on pipe capacity. The trunk system is a City trunk storm sewer system located within County right-of-way(Not County);the lateral storm sewer line is the County's. 33. County and City permits are required for the storm sewer connection work within CSAH 152. The aforementioned comments are provided based on the information submitted by the applicant at the time of this review. Other guarantees and site development conditions may be further prescribed throughout the project as warranted and determined by the City prior to issuance of permits. G:\Engineering\Development&Planning\ACTIVE Development Projects\Taco Bell 2011\Plan Review\120403 Plan Review Memo.doc merw�cwPFusn2ne •• –^•• PREFINHIMED - a METAL CAP FLASHING EIFS TACO BELL TACO BELL asn Y—ran st- CANOP7 TRELLIS sun.200 - SL LAUe Prtn.Mnnesae 55.18 LIPS MULTICOLORED L.852..511 9%9 �''. I..B52..511.B55a OVERHEAD DOOR MCULTURED STONE x T M P ._ _ TACO . - , - ._ - BELL 5532 BROOKLYN BLVD INS SCONCE LIGHTING SERVICE DOOR BROOKLYN CENTER,MN ALUMINUM FRAMES.TTP 55249 I �y Gp� G i REAR ELEVATION I nnwy oenar me ms PWi w.e Weaned nr .mwean eR a��ea n,I�.�.�nee•ea Ina1I eaayl�...de ne l.,wa slcNAnIRE: t'T DAVE CLARK RE.STRATdi'. PRINT HISTORY DATE PIANNNG DDMMSSION REVIEW .)T"2 WCL DESCRIPTION OF PROJECT'. Assoc,ate 6. Inc. NEW TACO BELL TO BE CONSTRUCTED ON AN EXISTING TACO BELL RESTAURANT SITE BUILDING WILL HAVE 48 SEATS AND DRIVE THRU. lell - TACO BELL:BROOKLYN CENTER,MN DRAWINGISSUE OCURRENTISSUE LEGAL JURISDICTION. CITYOF BROOKLYN CENTER,MN 00 ❑NOT ISSUED 1 E D BUILDING CODE IBC IPC,IMC,ED.NEC,ANSI LATEST ADDITIONS F 4921 Wav S m BUILDING AREA: 2,642 G.S.F.SEATING: de ON 81.Lwis Pan.Mmae:ota OCCUPANCY. A2 O mo 85418 T.952_61ta9W TYPE CONSTRUCTION: VB zw 6-_952_541.9554 Sw FIRE SPRINKLERS:REQUIRED.BIDDEfl DESIGN a wrvw.vcb.wm ►ulevard T 0 0 �T1 TITLE SHEET BUILDING AREA AND OCCUPANT LOAD SR10 SURJEY r M n DRIVE PaANS TYPE AREA FACTOR OCCUPANTS WAITING ARE 5]3 NSF 7 48 SEATS WAITING AREA 136 NSF ] x CIVIL R CORRIDORWESTIBULE 111 NSF 0 0 ESTROOMS 133 NSF o 0 I♦co 1. SITE PLAN KITCHEN 1006 NSF 200 5 C2-0 EXISTING CONDITIONS PLAN CCOLER/FREEZER 154 NSF 0 0 C3.0 DEMOLITION PLAN NCO TRASH ROOM 180 NSF 0 0 C4.0 GRADING,DRAINAGE,AND EROSION CONTROL PLAN �La TOTAL 2115 NSF 73 C5.0 UTILITIES PLAN 0060 DETAILS Taco LANDSCAPE L1.0 LANDSCAPE PLAN Bell PROJECT SUMMARY STRUCTURAL:FOUNDATION PLAN S1.0 FOUNDATION PLAN 5532 Brooklyn Boulevard ❑S20 SECTIONS Brooklyn Center,MN 55429 OWNER TENANT ❑S30 STRUCTURALNOTES 763-560-5203 MARVIN DEVELOPMENT III,LLC BORDER FOODS 965 DECATUR AVE.NORTH 965 DECATUR AVE.NORTH STRUCTURAL:WALLS AND ROOF GOLDEN VALLEY,MN 55427 GOLDEN VALLEY,MN 5542] 0 C1.0 COVER SHEET CONTACT.BARB SCHNEIDER CONTACT'.BARB SCHNEIDER ❑S1.0 ANCHOR BOLT PLAN PHONE'.]63-489-2970 PHONE:]5348&29]0 ❑S20 WALL FRAMING PLAN ❑S2.05 WINDOW&DOOR SCHEDULES ARCHITECT STRUCTURAL ENGINEER ❑S30 ROOF FRAMING PLAN WCL ASSOCIATES McCONKEY JOHNSON SOLTERMANN ❑S4.0 EXTERIOR ELEVATIONS 4931 WEST 35TH STREET,SUITE 200 241 CLEVELAND AVE.SOUTH ❑S4.10 D(TERIOR ELEVATIONS ST.LOUIS PARK,MN 55416 ST.PAUL,MN 55105 ❑S5.0 BUILD NS SECTIONS CONTACT:DEANS.MADSON CONTACT:CHRISTIAN SOLTERMANN ❑S6.1 WALL SECTIONS PHONE'952-541-9969 PHONE 651fi98-5626 ❑S6.0 WALL SECTIONS S].0 DETAILS y /A�.� CIVIL ENGINEER LANDSCAPE ARCHITECTURAL r1P� VNAME V ELEVLETTER QUAUTYSITEDESIGN CMLSNE GROUP . 3600 HOLLY LANE N.•100 4931 WEST 35TH STREET,SUITE ZXI A1,0 FLOOR PLAN AX ELEV.SHEET PLYMOUTH,MN 5544] ST.LOUIS PARK.MN 55118 .T NUMBER CONTACT:SCOTT DAHLKE CONTACT:PATRICK SARVER At-1 DOOR&WINDOW ELEVATIONS 8 SCHEDULES OX DOOR NUMBER PHONE:7SS-!XK K1Xi PHONE'9522502003 ❑A2.o EQUIPMENT SCHEDULE PLAN ATION NUMBER O WINDOW NUMBER/DECOR ITEM NUMBER PANELIZED BUILDING SYS. MECH./ELEC.ENGINEER E A4-0 EX ROOF RIOR ELEVATIONS vO`•J FULLERTON BUILDING SYSTEMS INC. BIDDER DESIGN 0 A4.1 EXTERIOR ELEVATIONS ❑ X EXTERIOR WALL FINISH NUMBER 34620250TH STREET 0 A42 CORNICE&EXPRESSION PANEL DETAILS NG HEIGHT WORTHINGTON,MN 0 A5.0 WALL SECTIONS Q% KEYNOTE CONTACT'.DAN RAUTENKRANZ 0 A5.1 WALL SECTIONS PHONE'.W7-376-3128 ❑A52 WALL SECTIONS 1.SECTION LETTER ❑A53 WALL SECTIONS ® EQUIPMENT NUMBER 0 A5.4 STRUCTURAL DETAILS TACO BELL TOWER PROJECT DIRECTORY o Ass STRUCTURAL DETAILS TACO BELL TOWER 1.SECTION SHEET yX ROOM FINISH NUMBER El AS.6 CANOPY&AWNING BLOCKING ELEVATIONS El A6.0 CON STRUCTION DETAILS ,IL NUMBER ❑AS 1 CONSTRUCTION DETAILS CTION OF DETAIL INTERIOR ELEVATION DESIGNATION ❑A6.3 CONSTRUCTION DETAILS Developed by: JLSHEEf ❑A6.4 CONSTRUCTION DETAILS 'ION NUMBER ID SHEAR WALL TYPE(STRUCTURAL) ❑Al.o FLOOR KNISH PLAN TALS Border Foods ❑A7.1 REFLECTED CEILING PLAN 0 A7.2 KNISH SCHEDULE :.HEIGHT ® EQUIPMENT/FIXTURE NUMBER(M.E.PJ :RHEIG POINT A&.0 INTERIOR ELEVATIONS AT DINING ROOM ❑AB.1 INTERIOR ELEVATIONS,RESTROOMS,&OFFICE ANICAL,PLUMBING AND ELECTRICAL SHEETS FOR SPECIFIC SYMBOLS ❑AS.2 INTERIOR ELEVATIONS KITCHEN 965 Decatur Ave North ❑AB.3 INTERIOR ELEVATIONS KITCHEN Golden Valley MN 55427 GENERAL DRAWING SYMBOLS ❑SPECIFICATIONS IN BOOK FORMAT.NOTE SPECIFICATION IS PROTOTYPICAL. h-li,cents mRtors peal was­0 er me or ki ,f VERIFY OWNER PRIOR TO CONSTRUCTION. imme4 ercn,tecl unJerlM bws Millie saes ❑SCOPE OPE OF WORK M, _ IN BOOK FORMAT.NOTE SCOPE OF WORK IS S.-w PROTOTYPICAL.VERIFY WITH OWNER PRIOR TO �- CONSTRUCTION. Name Oae Cbn R49aaaWa 1�BB3 MECHANICAL :=N`"°M G..pw4aw BIDDER DESIGN UmSr asZ Sot aee9 ©. Pn.HWpry Gate F " PLUMBING PLANNING COMM REVIEW 03.23.2012 • {{, BIDDER DESIGN ELECTRICAL - 1' BIDDER DESIGN FIRE SUPPRESSION m.-n't BIDDER DESIGN R L S Nc,1419 1 j.StarY 6n�g'nk'in9 1 , 1 "Oremme rw 1 1 40 8 1 ese.3 esc.sa a•.4 ear rr � � 1 •q 8.250 .e5 �, � � .K 1 - � 1 � ,1 rv4.ne .esa�l e56.z9 .ess.a 1 y��n e5e. �e54.67 I e59.43 1 f'9 t V' Encroachments �� 1 Sarf E553 m 1 1 {0 1 �e.3e e54 J 1 >o G 1 he-to Service Dnve i� :R nom' e39.33 1n 11 e.5e.63 -�� 5 Y,ri n9 3t,��a' O 1 7 3 W ^DJ p 1 N aaeew e ,�t 1 r�1 am+esw �e3e92 O 1 e51.32 m e59.91 Qn - •, p50�' n C r .• aeys 'V' p \!�` GN` rL.n �•. , ate'� � V �e. �� 1 •� `n e5e.5 ,3 met> -� 5o 1 1 eye D5e'3' m q. °.'OSeo9�rewpwr:� ° o i rn aneous Notes 1 & 1 a ,, ems' cary5tlddn9 .fig - 1 � ° � �. 15�� g• aLnk n Blvd..BrooNyn Center.MN $ °a 10 1 w�^n'• ' • It a •9• )3-118-21-41-0014 1.61 ar es) 1� 3 OU VX g ul 2 _ e0.9 S �' f ..`c`' y•.'• 5e.3 3505 1 p 3 •••�� •656.26':.:,ac n c S`oFe•'9nr . 636.92 its per title commibrrem from Commercial Partners Tale,LLC, ° D a S •:•rte 56,•s 3 1 27.2011. n ° orw.ro'c '. e q e55. '� = z 1 v e57.53 vp.56 1 a���mai flooding)par FEMA map -tl 3 A Z e99.fs to 1 • ao.r,ce az 1 � •e37.s9 g 1 at soudwrest Quad of Northport&Brooklyn Blvd,EI-ton=861,97 feet 1 2 •.F O w p a®eaW e5643 1 E3506 men�aaskmaaaamown.ul anmran.m6 w�ty caw�wc wn�m cs.•a v. - 3 E lJt � �° 3 1 �6.SZ 'f.r+r4'n°•a � 1 gO Nit ca,a ca iStab do Lan th- nurtma t 133006p5. 1 v r (- 1 36.59 I a .1} . its trlee m Rem Imre un0ery�ourM utility kceeae.In Twit woes,utllaas o S • 657.47 n ro 40 Sba Ore Cau(65t45a000aa Bt t) 1° � w� �: w 1 ��L2� tlt4a5✓•f6 a65e'L °esf.n 1 um standard detail requirements.No evidence of cunern earth moving t� t{' Ip 1 a N 78.14 ulltling additions. X11 ` . mum standard detail 65e.2D requirements.No proposed changes to street g ant street or sidewalk construction or repass. mum standard decal requirements.No evidence of site used as solid w Current Zoning Information $Abbreviations swmealaanmw nlrn,la oea.croaaawm toms A40ims.630r S6nale Creek vMw,y.ei9nNM CMS.Nw 6M30 Phorw'.7635693]35 lmYp qul4al,J G2 2mYe f1eYl0on:Cmmwrp l alas esa a e.Mp,a ew.n.a au,a,q s.m.a R,w,snsa oe,en's Nab, Fm,Yr6Semeas 60.9 Far nFeeler WA Sid,Y,a Sao- 621 F,r tO Fast �„ Rw vM S-a 11&0 F,r QF,r n-ng TrAasron o assa Naas ReWr S„w, z Mn,u Fwysa.r.,m w.ne.a� amen!.Sa lnnent ro�we wac vs awe ss ,a rrmr i0inpbj's xre a,ee R,lpn Rsr6ams otiasw.a Mv.AaYW Nm, --.1 tae Fast wA Yl�R,askaora oe�v.s Naa, LelAn, maloson naras. WA Co.,ba,ibb 014 014 WCL PARKING DATA: SITE PLAN NOTES: GENERAL NOTES: Associates. Inc. PROVIDEan PARKING STALLS: 1, ALL DIMENSIONS SHOWN ARE TO FACE OF CURB, EDGE OF 1. PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR 9419.5 d 9 18.0 29 STALLS Acceaeitt.(ADA) _ 2 STALLS SIDEWALK OR EXTERIOR CF BUILDING UNLESS OTHERWISE SHALL VERIFY THAT ALL REQUIRED PERMITS AND PROVIDED TOTAL 31 STALLS NOTED. REFER TO ARCM I'EC-URAL DRAWINGS FOR BUILDING APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION DIMENSIONS AND SPECIFICATIONS FOR LOCATION OF EXITS, OR FABRICATION SHALL BEGIN UNTIL THE CONTRACTOR REQUIRED PARKING STALLS: RAMPS. CONCRETE APRONS AND STOOPS. HAS THOROUGHLY REVIEWED ALL PLANS AND OTHER RESTAURANT WITX DRIVE-THROUGH FACILITY: 2. TACK SHALL BE USED ON BITUMINOUS EDGE PRIOR TO DOCUMENTS APPROVED BY THE PERMITTING AUTHORITIES. I space per 2 seats and 1 apace per 2 staff PATCHING. MATCH EXISTING GRADES. 2. WORK SHALL BE PERFORMED IN ACCORDANCE WITH THE (48 seats/2)+(10 staff/2) 3. ALL CONCRETE SIDEWALKS ADJACENT TO BUILDING SHALL BE PLANS AND SPECIFICATIONS AND THE REQUIREMENTS REQUIRED PARKING: 29 STALLS SEPARATED WITH A}"EXPANSION JOINT. AND STANDARDS OF THE LOCAL GOVERNING AUTHORITY. 4. CONTRACTOR SHALL VERIFY ALL CONDUIT REQUIREMENTS FOR THE SOILS REPORT AND RECOMMENDATION SET FORTH 4931was,39hSt- LIGHTING, IRRIGATION, MENU BOARD, COMMUNICATION THEREIN ARE A PART OF THE REQUIRED CONSTRUCTION 5i"e 100 PEDESTAL, ETC WITH OWNER PRIOR TO PAVING. DOCUMENTS AND IN CASE OF CONFLICT SHALL TAKE S.Las 65015 h4esm4 5. CONTRACTOR SHALL VERIFY LOCATION OF THE MENU BOARD PRECEDENCE UNLESS SPECIFICALLY NOTED OTHERWISE SETBACK' MINIMUM REQUIREMENTS AND COMMUNICATION PEDESTAL WITH OWNER PRIOR TO ON THE PLANS. THE CONTRACTOR SHALL NOTIFY THE 951501 s PLACEMENT. TACO BELL CONSTRUCTION MANAGER OF ANY F ss2 5°''9554 I OCATION: B nL 1 DING PARK114G 6. ACCESSIBLE ROUTE SHALL BE PROVIDED FROM ACCESSIBLE DISCREPANCY BETWEEN SOILS REPORT AND PLANS. STALLS TO BUILDING ENTRANCE (SEE ADAAG REQUIREMENTS). 3. SITE CLEARING SHALL INCLUDE THE LOCATION AND POLE MOUNT APPROVED SIGNS CENTERED ON STALLS. PAINT REMOVAL OF ALL UNDERGROUND PIPING,VALVING, ETC. PUBLIC R/W BROOKLYN BLVD 40' 15 INTERNATIONAL SYMBOL OF ACCESSIBILITY ON STALL. 4. SITE GRADING SHALL BE PERFORMED IN ACCORDANCE PRIVATE DRIVE 10' 0' 7. CONSTRUCT ACCESSIBLE PEDESTRIAN RAMP PER ADMG AND WITH THESE PLANS AND SPECIFICATIONS AND THE (BROOKLYN BLVD LANE) MNDOT STANDARDS. PROVIDE CONTRASTING DETECTABLE RECOMMENDATIONS SET FORTH IN THE SOILS REPORT. SIDE 0' D' WARNING STRIP, THE CONTRACTOR SHALL BE RESPONSIBLE FOR B. CONTRACTOR IS RESPONSIBLE FOR COORDINATING WITH FIRE REMOVING AND REPLACING ALL SOFT,YIELDING OR MARSHAL FOR POSTING OF FIRE LANES, CURB MARKING AND UNSUITABLE MATERIALS AND REPLACING WITH SUITABLE SIGNAGE IF NEEDED. MATERIALS AS SPECIFIED. CONTRACTOR SHALL SUBMIT 9. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION AND REMOVAL A COMPACTION REPORT PREPARED BY A QUALIFIED OF ALL EXISTING STRUCTURES THAT INTERFERE WITH NEW SOILS ENGINEER, LICENSED WITHIN THE STATE WHERE WORK AS SHOWN. THE WORK IS PERFORMED,VERIFYING THAT ALL FILLED TKO 1, AREAS AND SUBGRADE AREAS WITHIN THE BUILDING PAD �L AND PAVEMENT AREAS HAVE BEEN COMPACTED IN �I�I �•• ACCORDANCE WITH THE SPECIFICATIONS AND SITE LEGEND: RECOMMENDATIONS SET FORTH IN THE SOILS REPORT. TACO 5. THE LOCATIONS OF THE UNDERGROUND FACILITIES .y.(a SHOWN ON THIS PLAN ARE BASED ON FIELD SURVEYS AD HEAVY DUTY BITUMINOUS PAVEMENT AND LOCAL UTILITY COMPANY RECORDS. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE Bell VARIOUS UTILITY COMPANIES TO LOCATE THEIR FACILITIES ra - UGHT DUTY BITUMINOUS PAVEMENT PRIOR TO S Brooklyn TARTING CONSTRUCTION. NO ADDITIONAL COMPENSATION SHALL BE PAID TO THE CONTRACTOR rCenter,MIN 55429 1 ). FOR DAMAGE AND REPAIR TO THESE FACILITIES CAUSED 22 CONCRETE PAVEMENT BY XIS WORK FORCE. 763-560-5203 6. ALL EXISTING DIMENSIONS AND GRADES SHOWN ON THE - ' 8612 CURB AND GUTTER PLANS SHALL BE FIELD VERIFIED BY THE CONTRACTOR trl PRIOR TO CONSTRUCTION CONTRACTOR SHALL NOTIFY _� �► '25 B612 OUTFLOW CURB AND CUTTER TACO BELL CONSTRUCTION MANAGER IF ANY I DISCREPANCIES EXIST PRIOR TO PROCEEDING WITH �.a " - -:-. _-- - EXISTING CURB AND GUTTER CONSTRUCTION FOR NECESSARY PLAN OR GRADE A6 1 1 CHANGES. NO EXTRA COMPENSATION SHALL BE PAID PARKING COUNT TO THE CONTRACTOR FOR WORK HAVING TO BE REDONE TRAFFIC DIRECIIGN ARROWS DUE TO DIMENSIONS OR GRADES SHOWN INCORRECTLY ON THESE PLANS IF SUCH NOTIFICATION HAS NOT BEEN I 112 , 1 10 2 .1 0- LIMITS OF CONSTRUCTION GIVEN. 10.0 1jk;, 9, 70 < 11 )) i 14`1 p,a. )) KEY NOTES BITUMINOUS PAVEMENT AS j 22 Y° °Z rn SPECIFlED BELOW: ASPHALT PAVING SECTION MnDOT '1 �.�9131 1 (PARKING LOT ONLY) HEAVY DUTY LIGHT DUTY SPECIFICATIONS 4 T- 'L O BIT.WEAR COURSE 2' 1 1/2" SPWE82408,MnDOT 2360 13 q iv 1 BIT.BASE COURSE 2" 1 1/2" SPNWB230B,Mn DOT 2360 �, W► 25 1 11 AGGREGATE BASE(CL 5) 6' 6" 2211 Developed by: COMPACTION DENSITY BFWEEN 95%AND IOC%OF THE MARSHALL Asa Z _ DENSITY.^ 100%FOR AGGREGATE BASE. Border Foods 12 IL 1 965 Decatur Ave North �--�i� 13 a `q 9 -- m O 8612(6'�CONCRETE CURB k CUTTER.MnDOT 2461 M'.X 3v22A SLIPFORM PLACEMENT OR Mn DOT Golden Valley MN 55427 1 3 ) ' 2461 MIX 3Y32A MANUAL PLACEMENT. - j OE1612(fi'7 CONCRETE OUTFLOW CURB A'.-UTTER.(TIP-OUT FLOWLINE).MnDOT 2461 MIX 3Y22A SUPFORN PLACEMENT OR MnDOT 2461 MIX 3Y32A MANUAL PLACEMENT. Contact Barb Schneider �--- O : SENSOR LOOP. SEE DETAIL SHEET.CONFIRM WITH ARCHITECTURAL PLANS. Phone 763-489-2970 n. 1 O CONCRETE SIDEWALK.WIDTH VARIES. SEE DETAIL SHEET O PED RAMP PER STANDARD SIDEWALK RAMP DETAIL SEE DETAIL SHEET FOR MNDCT STANDARD BELL 0 PLATE 7035F, Qalwrtwl PANT INTERNATIONAL SYMBOL OF ACCESSABIUtt-WHITE LATEX PANT. 1, T5O •_1 14 1) 6'CONCRETE PAVEMENT W/6'X6'-/10/10 W.W.N. (CONST.JTS O 12'O.C.)OVER 4"CLASS 5 SeOtS --.,\ Ts 22 11 O AGGREGATE BASE.MnDOT 2461 MIX 3Y22A SUPFORM PLACEMENT OR MnDOT 2461 MIX 3Y32A CIVIL ENGINEERING MANUAL PLACEMENT.SOILS SPECIFICATIONS SUPERSEDE ABOVE LISTED SPECS, SITE DESIGN _ }� e► s ur rrw w `13 O LOCATIOIN EER GENERALGCONTRACTOR.SMOU MOUNT ) 6"CONCRETE SEE PARKING SHEET. 1 -G 25 ]0 GREEN AREA-SEE LANDSCAPE PLAN. 11r ,-/- ), `1 11 TRANSFORMER PAD BY GENERAL CONTRACTOR.INSTALL PER UTILITY COMPANY SPECIFICATIONS. 1 wO1sOS�4�a sew C 1 �S AD 12 PAINT 4'WIDE SOLID STRIPE -WHITE. spMSm,�MI-4 Lessee �) TyprrrM,eerarrsae.ewaT -4 oJe 1; ©11\ 13 PAINT TRAFFIC ARROWS-WHITE. ItiseaOL 6COTr ON111� hUW sews _ PAINT 24'HIGH LERERS-WHITE. IS PAINT 12'WIDE SOLID CROSSWALK STRIPING-WHITE. rkm9 lot ad.: 03 PAINT 7100 I6 PAINT 26'WIDE SOLID STRIPE - WHITE. 17 CLEARANCE BAR INSTALLED BY SIGN COMPANY, FOUNDATION BY GENERAL CONTRACTOR. SEE ARCHITECT PLANS FOR DETAILS. Dee MENU BOARD AND SENSOR LOOP INSTALLED BY SIGN COMPANY. FOUNDATION BY GENERAL PLANNING COMM REVIEW 0327.2012 IB CONTRACTOR. VERIFY SIZE WITH SUPPLIER. SEE ARCHITECT PLANS FOR DETAILS. 19 PYLON POLE SIGN. SEE SIGN PERMIT DRAWINGS FOR FOR SIGN.POLE,AND POLE BASE DETAILS. 26 UGHT POLE.REFER TO LIGHTING AND PHOTOMETRIC PLAN FOR LIGHT LOCATIONS AND SPECIFICATIONS. FOUN D TIONS BY GENERAL CONTRACTOR. VERIFY FOUNDATION SIZE WITH SUPPLIER. 21 GUARD POST BOLLARD. SEE DETAIL SHEET. INDEX OF CIVIL SITE DRAWINGS' 22 CONCRETE DRIVEWAY APRON PER CITY STANDARDS. . 23 MATCH EXISTING CONCRETE SIDEWALK. C1.0 SITE PLAN -F.- -F,44,na—.... Ne.v Ruil.iinn WCL Associates. Inc. d9 ,::35:n 511ea ' S 9 Loos PU P-, n,Mnnesote SSd15 T 957 54 1.9989 F 953 541.9550 0 20 40 www was com tip GRAPHIC SCALE IN FEET Benchmark:Top nut of hydrant at southwest quad of Northport&Brooklyn Blvd. Elevation=861.97 feet 11 rwco �r' K 1 1 Survey information provided by: ->� I Lot Surveys Company,Inc. Taco +� Dated: November 10,2011 Bell 5532 Brooklyn Boulevard Brooklyn Center,MN 55429 LEGAL DESCRIPTION: 763-560-5203 I ,r e 1 td4.K 1 Tract B,Registered Land Survey No. 1419, Hennepin County,Minmesota,and an undivided 26, 134/336,308ths interest in and to: Tracts F and 1,Registered Land Survey No. 1419, rn Hennepin County,Minnesota. tea° I°" ° '°' •,1`, D�� rn �`� SURVEY LEGEND: ,.a` •• �.,�:o .t 111 �< S•enk1O,e'�,, � � •. y1 Q Developed by 7 1 0 ® Catch basins Z Border Foods rn — 965 DturAve North .°,r. loco�� a'�',ai %� 3 �R C L1 �?" Hydrant Golden Vaecalley MN 55427 TA $ -% i1 Contact Barb Schneider ,,,. ,,, Light standard Phone: 763489-2970 a5 � Gas main • '�7•j� ° �7 1` sxt—iar.vuxs mEnsu er. Sanitary sewer CIVIL_ENGINEERING EE_RIN_G ,,,.r,F• •`� SITED�g1G. Storm sewer -- ..__ Nsaw e•Nmn.Fw.49.�s.o 1 Watermain y.47 _ 40 , •o.u+x�N4tlem,a.ruos�a 7-mss'`-- wr4Fan4sora a.Ta•4y E`tbte'17 a ` Overhead wires sm7row* .5013 GPykm9 rot 1 avmu u_& 2430 —J", Underground electric PLANNING COMM REVIEW 03.27.3012 INDEX OF CIVIL SITE DRAWINGS: C1.0 SITE PLAN C2.0 EXISTING CONDITIONS PLAN New Building DEMOLITION NOTES: WCL Associates. Inc. 1. Do not begin demolition until perimeter sediment controls are in place. 2. Provide air quality control measures at the request of the Engineer or City Representatives. Take necessary measures to keep dust levels to a minim um. Provide sweeping of adjacent paving as needed. 3. Use approved inlet protection at all active storm sewer inlets. Refer to details. 4. Locate and protect all utility lines prior to and during demolition. Utility locations shown are based on best available information and are not guaranteed. Contact private utility service for disconnection and removal. 5. Obtain all necessary o rmits for demolition of existing buildings. 6. Remove or relocate cle existing structures and objects that interfere with the proposed construction. 7. Verify loccto, of water a-d sanitary service. Cap lines at proposed conrect:ons per utility plan and remove pipes to the a :ng builcing. 8. Remove aerroiton debris within 24 hours. Brokerage of salvaged material is not permitted on site. ass,wee:asm s,ew 9. Protect existing site features during construction. Replace anything damaged with new construction. sane20 10. Pavement shall be saw cut at limits of removal unless noted otherwise. Removal may occur at nearest si�o�e vwx,m,��eeom construction joint beyond limit at no cost to the owner. 55°,6 11. Do not impede existing traffic circulation to adjacent businesses or streets. r 952 5a,9969 12. Sufficient topsoil shall be stockpiled to allow for the replacement of 4"of topsoil for disturbed areas to be r 952 541-9554 re-vegilaled. 13. All construction and post-construction parking shall be on-site. At no time shall parking, loading, or 0_ .'0 40 60 unloading be allowed on public streets. 14. Contractor shall not obstruct public sidewalks at any lime. La141 HJC SCALE IN FEET 15. Storage of materials or equipment shall not be allowed within public Right-of-Way. Benchmark:Top nut of hydrant at southwest quad of Northport&Brooklyn Blvd. Elevation=861.97 feet wry �raco sEa_a. er i , Survey information provided by: �L�t <<� `1� l_•�� Lot Surveys Company,Inc. TACO :�i1` 40 Dated: November 10,2011 ,_- =- 14 & Bell 13 d 5532 Brooklyn Boulevard Brooklyn Center,MN 55429 LEGAL DESCRIPTION: 763-560-5203 Tract B,Registered Land Survey No. 1419, 1 �\ Hennepin County,Minnesota;and an undivided 4 4,1 `- 26, 154/336,308ths interest in and to: 1 Tracts F and 1,Registered Land Survey No. 1419, . .12 ; Hennepin County,Minnesota. a; 7 SURVEY LEGEND: , o = Developed by: L,, " 73 O Catch basins _ Border Foods .� 965 Decatur Ave North Sy y,•e.,-. ; Y :. -rl rn �I §' Hydrant Golden Valley MN 55427 feel Contact Barb Schneider N 2 y� Light standard • \i, .y':; _?4. - g Phone: 763489.2970 ``-.p --i.= ,retie •t 1 i~ 4s Gas main a>4ra« ce5`°'s y 'ate= caead,R y� ;, �. ar.ruxs vxewev n: ��• '+'e�s� Sanitary Sanita sewer �'-----'~ 4•trca ,� + ° CIVILENGINEERING a �`?_.. tai a � SITE DESIGN p,tum,no .1 nw ESIG — Storm sewer F � pyt. "" t1 t Iliweby,a�esiLLtlJe��.O 40 ; -- -- ---- -- Watermaln ka d°y � 1+—W u Overhead wires no ,,rare r"f"eglot UrP— Underground electric Lrc �°'"2 t'"'e` 7OM as. PLANNING COMM REVIEW 0327-M2 INDEX OF CIVIL SITE DRAWINGS: C1.0 SITE PLAN C2.0 EXISTING CONDITIONS PLAN Nr4a,lar,adina ISION CONTROL INSTALLATION SCHEDULE EROSION CONTROL MAINTENANCE SCHEDULE SITE LEGEND. W C L Sill fence shall be installed o restored prior to 1. Erosion control measures shale, be inspected by the Associates. Inc. any c nslruction. Silt fence shall be located o contractor's representative and maintained by the x H34"' IXSrNC SPOT ELEVATION o s c '9 9 shown la intercept runoff.The area located beyond contractor every Friday and within 24 houre after the perimeter silt fence shall not be disturbed any rainfall event larger than 1/2"until the -- E%ISIINC CURB AND GUTTER during construction, project is completed. Maintenance requirements ;.b - � EXISTING STORM SEWER Rock Construction Entrance shall be installed prior as follows:silt fence - 1/3 height of fence to grading operations. re damaged, remo sediment and/or repair fence N 899.25 PROPOSED SPOT ELEVATION All storm ewer Inlets shall have inlet within 24 hours;rock entrance - refresh a Protection inserts installed. Inserts shall be necessary to conform to detail;inlet protection 2 g2x PROPOSED FLOW DIRECTION AMD SLOPE "Rood ran-Top Slab" r"Road Drain-Curb& inserts-remove sediment after each rain vent. Gutter'inlet protection devices as clean Or rep I. filter when clogged;Surface water =-------- PROPOSED CURB AND WTTER nufactured by WIMCO (or approved equal) -drain and stabilize,Within 7 days of discovery; _________ and installed per manufacturers and street sweeping -rem ve all sediment tracked PROPOSED Tla OUT GARB 4931 Wes1351M1 Saeel onto paved surfaces Within 24 hours or as directed Sure 200 recommendalio^s. by Cit oo PROPOSED G-aR11 SEWER S.L. Perk Mi.—, All erosion control installations shall remain in Y nom eer. 55116 place and be maintained in good condition b the 2. Replacement - Fabric stall be replaced promptly y when it decomposes or becomes ineffective before ��fitt� �� PROPO SED SILTFENCE WITH ORANGE COI-OR 0 20 40 60 contractor until the site has been a-v cgoetated.al the barrier is o Ion c which time it shall be removed b rthe contractor. n-r necessarya. e', F 952.Sal-9554 y 3. Any sediment remain ll in place fler sill fence is f ) INLET PROIEC'lON Far proposed pored orfoce acing the contractor no longer required scab pe dressed to conform GRAPHIC SCALE IN FEET .,ww wrls cam may rem e n nary silt fencing to construct with the existing grade. prepared.and seeded with -CE "'o----- L1M1T5 Or CONSTRUtt10N roadway.°while,maintaining adequate erosion control oppropriate seed m as directed by the engineer. in adjacent° 4. Removal of the silt)fence- Silt fences shall be Sufficient topsoils shall be stockpiled to allow far removed when they have s n,ed their useful Benchmark:Top nut of hydrant at the replacement of 4"topsoil for disturbed areas purpose,but not before the upward sloping a southwest quad of Northport& to de re-vegetated. has been permanently stabilized. If the upward The contractor shall schedule site trod-r g, ublly sloping area s to be exposed longer Lhan six(5) Brooklyn Blvd. 'netanatian and roadway co,,„ ,�co Ir-_t the months,mot cr a shall be co red with temporary Elevation=861.97 feet general site can be mulched and -e-see.ed soon vegetation whe,first exposed.ve after disturbance. Areas trct wll not be subject to construction traffic ahoy, be seed and mulched or sodded within 14 days of being disturbed. TACO i BFIL / 1{ SEED AND MULCH SCHEDULE 1. Al d.siurbea arecs shall be covered With a Taco -. m 4'topsoil. Unless areas are to be R 40 ocdeo.M,DOT seed mix 250 shall be applied at GENERAL GRADING NOTES: �„/ 75 Ibs/a. Until Type 1 mulch shall be applied 1. Specifications a Coble for this p pp i project: Current standard specifications for p •'i at 2 tons/ac and disc anchored. Seeding and Brooklyn Center,MN, and the latest Minnesota Department of Transportation mulching snail conform t°the latest NP 7 ES Specifications for Highway Construction and all NPDES requirements except where tea wremenls far inslallolion schedule witr regards P 9 a 55326rook Brooklyn Boulevard to 9-acing. modified by these contract documents. Brooklyn Center,MN 55429 10 m 2. Fertilizer shall be 8-12-6 and aoplied at 3CO 2. OSHA requirements shall be followed for all work on this project. lb,/ac. Disc fertilizer into top 3"of sot_ 3. The Contractor shall notify "Gopher State One Call" 48 hours pror to any 763560-5203 : ¢ 3. Dormant seed mix shall be used after Noember 1 excavation (1-800-252-1166.) or when temperatures do not exceed 40' F,using 4. The Grading Contractor shall verify all locations and elevations of underground 1 rates specified above. No seed shall be utilities with utility companies prior to any construction, and immediately notify the { � placed on s o r ice greater than 2"in depth. Engineer of cry conflicts. ! a. Any seeaea ore ethot do not become estobl;shed 5. Erosion Control shall be constructed, as applicable, as sequenced below: with vegetation shall be reseeded at Contractor's A. Silt Fence. •.'y o 1 expense. B. Rock Construction Entrance. 1 5. Refer to erosion control schedule far seed and �l C. Demolition ?.1 mWCn o Lands with regards s grading. D. Common excavation (grading). ;1 rn 6. Refer t° end a to Plan for seeding and sodding E. Seed and mulch or sod See notes on Landscape pion). sa SILT FENCE loealions and details. ( ) 70 \ 6. Final Plat shall govern for easements and lot dimensions. ay,1>: A ` It 7.Any erosion control Aems necessary to protect adjacent properties small be Q — { constructed oy the Grading Contractor. { •� -O { B. Erosion co-tr°I mri^tenance shall be performed by the Grading Contractor, and P 1 removed as -c, the Contract Documents or as directed by the Engineer, followed by of necessary res*cration of disturbed area ""is work shall be incidental to the i1 ! a5d _ Z m grad'ng can;,act. p'. 3 9.The Gracing Contractor shall schedule the soils engineer to facilitate certification of 6yx all controlled fills in a timely fashion. Density tests shall meet the following: Tj N 6_ax > •{ {1 A. Within the upper 3' of streets, the Grading Contractor shall utilize approved soils that are within 1%of the optimum moisture content as defined by the (D •40 1 Stondord Proctor Test-ASTM: D-698 with compaction meeting 1005 Developed by: 0,s55 7`3� 1 Standortl Proctor Density and not exceeding this compaction by more than 15 tZ. _ t. 1%. Below the upper 3', compaction shall meet 95% Standard Proctor Border Foods 1• t Density, and be within 35 of the optimum moisture content. Grading 965 Decatur Ave North tolerances shall be 0.1'. B. Grading tolerances for the remainder of the site shall be 0.25'. Golden Valley MN 55427 10.All arecs of Onsuitable soils found in the pad described above that cannot be 1 _ '1 \ corrected shall be located in tre Feld by the Grading Contractor. The Grading Contractor shall immediotey -ot'fy the Engineer of these areas and provide Contact Barb Schneider information as to their size qnd Ocala-. Phone: 763489-2970 au°3 1 11. The Grading contractor stall provide posi-e drainage on the site at all times. Q7 U It 12. The Grading Contractor sholl keep public streets and travel ways clear of soil and 1, SILT FENCE debris. Daily cleaning at the construction entrance shall be performed, especially at OS>z9 the end o1 each day's work. p5 x.s 13.All silt fence shall be removed at project completion. Cullwiytd LL x 14.All proposed elevotions are at flow line unless otherwise noted. sat mvsax,-la.q..�s raweo e.: �h act, 15.All erosion control best manage 1 g practices shall be per City standards. CIVIL ENGINEERING .50 Lt SITE DESIGN 0 yob -"•' 8 5� �T.::w.® "Ob 'JS - _ _- YOB,..• 1p 1 Ilr♦r�owryrwp�,epramA: AO Well" W aO Ywera#Ila�Oki.'t {{ f3lpwrulaeM lelimmelltlYaf Illneeleft "•,�'' �9LTlFENCE Il\ 1\ M111tl IIAS SODTf ONe1LE :nA Rtst9urorlt' '--� � 5..�•lA�. x0nom arY: 6YOR2 Lbwwk 204 wev Daa PLANNING COMM REVIEW O32T.2012 6 CONCRETE PAVENENT W/ INDEX OF CIVIL SITE DRAWINGS: -- -- ,..,... a.« SITE PLAN n...l..__ WCL SITE LEGEND: Associates. Inc. ......... EXISTING CURB AND CURER DD... .. EXISTING STORM SEWER _ EXISTING SANnAR!SEWER SERJICE j1 t EXISTING WATER MAN SERVICE r 4 , - PROPOSED CURB AND GUTTER -____-- <s3i wea ssrn sl,eel PROPOSED STORM SEWER 4931 /y'"" -- _ S[.Lais Park Mlnnesara LL 11 PROPOSED SANITARY SEWER SERVICE �0 40 60 S.'s PROPOSED WATER MAIN SER F VICE 1----_-- T.952 541 9989 ..951.5at-9554 PROPOSED IRRIGATION CONDUIT GRAPHIC SCALE IN FEET +m.•wna ram BE MS11ID AT A µ 0p ENDS ROM w r 1 I! Benchmark:Top nut of hydrant at southwest quad of Northport& Brooklyn Blvd. i11 Elevation=861.97 feet TIP Ra I o < 4'Plc Rail coroW GENERAL UTILITY NOTES: (TO BE INSTALLED AT A , G 1. Specifications applicable for this project: Current standard specifications for the Taco owtN uwer oX W) ENDS a City of Brooklyn Center, MN and all Minnesota Department of health and MPCA ITIIHµREHVt(Tv) requirements except where modified by these contract documents. y,M,yry SERVICE '+I d 2. OSHA requirements shall be followed for all work on this project. PIPE.BaTAUS 1! 3. The Contractor shall notify Gopher State One Call"48 hours prior to any Bell ezeavation (651-454-0002 or 1-800-252-1166 out st.: ) B rw R WA�iE, Z 4. The Contractor shall verity all locations and elevations of underground Utilities with eD Mail , �- 1rl — utility companies prior to any construction (storm sewer, sanitary sewer. water, 5532 Brooklyn Boulevard VICE�PRKA TO neturol gas, telephone, electric, etc.), and immediately notify the Engiree,of any Brooklyn Center,MN 55429 DIED Bfvarr AT convicts. 763-560-5203 ��• mil= rn 5. -he Contractor shall protect all existing utilities and facilities to allow proper ION a OBBIBBB { `_nc ticn'ng during and after construction. Any required supporting structures shall TN PROPO4D L -- be s_ppl'.ed by the Contractor as work incidental to the contract. 6. T-e cant•octar shall immediately notify the Engineer of any conflicts between i1 ex ng _ti i:'es, and the proposed construction.The Engineer will coordinate with e L:lily Company in question to determine the need for relocation of the existing ui I'ty. 7. Existing conditions such as sand in manholes or volve boxes shall be identified by ELL ;-e Co-tractor and these shall be reported to the Engineer prior to excavation by 1A�0 g the Contractor. Once construction has begun oil damage to underground utilities J 50 will be assumed to have been caused by:-e Co-tractor,any repals necessary arj$, shall be performed by the Contractor at the Cortrector's expense. FFE= B. Final Plat shall govern for easements. ..-� 9. The Contractor shall coordinate with :-e local jur'sdiction to obtain permits and g meter for water source. All associated costs S-all be incidental to the -- •_ - Contract, including disposal of test water into City's sanitary sewer system. The -- Contractor shall not operate gale volves or hyd,ants on the City's water supply system. 10. The Contractor shall notify the City Engineer and the Project Engineer 48 hours 40 prior to starting work or as •equired by the local jurisaliclion or be subject to 4'PVC 010111200111 CdRR •k being shut down. LTD BE BBSTAIIED AT A 11. The Contractor shall keep access roads clear of soil or other debris, and Developed by: a;ad'i"t aEPTN OF te'1 rwt BI perform daily street cleaning as required by the NPDES permit. Positive MlN N IFYN f1Trl '1 drainage, controlled with a csi col and erosion prevention measures as Border Foods 9RIl t7ursn` required by the NPDES per-e Inc] be performed. Inlet protection shall be P 9 lot installed within 48 hours c'tcr In I, construction. Unless specified on the plans of 965 Decatur Ave North as a bid item on the Bid Form, any temporary culverts, ditches, filter fabric, etc.necessary Golden Valley MN 55427 to accomplish this sholl be performed as incidental to the Contract. 12.The Contractor shall preserve and protect the markers and monuments set for the subdivision of the land. Contact Barb Schneider 13.The Contractor shall schedule the soils engineer to facilitate certification of all phone: Barb Schneider controlled fills in a timely fashion. Density tests shall meet the following: PAVEMENT/CURB A. Density tests shall be token on all trenches at locations as determined .30 by the Engineer or his representative. B. within the upper 3' of streets, private drives and parking lots. Contractor shall utilize approved soils that are within 1% optimum moisture content as defined by the Standard Proctor Test-ASTM: D-598 with 100%Standard Proctor Density and t?onBliYll not exceeding compaction by more than 1%. Below the upper 3', compaction shall ELEV=856.50 PAVEMENT/CURB meet gb%. Grading tolerances shall be OX CIVIL EN_G_IN_EE_RIN_G 14.The Owner shall pay for all testing of soils compaction.Any areas which fail to SITE DESIGN meet the above standards shall be corrected and re-tested by the Owner's testing w. LASTING agent at the Contractor's expense. 15.All water main shall be installed with a minimum of 7.5 feet of cover. 16. Contractor shall provide temporary traffic control in compliance with MN/DOT Temporary Traffic Control Zone Layouts Field Manual'dated 2011 for construction Iraeey unyygyynrrgr�abAa BOTTOM OF COVER adjacent to travel ways. rep4n W�Paswae EyrnssurllYr mrdad ELEV.=85520 APPROX. 17. Contractor shall be responsible for verification of the depth of existing stubs listed wxx+wlm.r.RS e�elr.rrR4ury LbwwO on this plan prior to the ordering of any fittings, structures, castings, etc. E^yreer ineereW lwwdtln f,TYYRf 654.70 Engineer and the Owner shall not be responsible for any discrepancies found as Mirr— SCOTT SCOTT 0ANM depths are estimated. Pit"lhrrRK I �jr� I i ( Bar+.■ s._Z,.kA.. 24•PERFORATED I, ! 24'PERFORATED 24'PERFORATED 0=2 u_w! 34M Na"' HOPE PIPE NAPE PIPC 1\ .TN GEnTEXTTLE SDCX 1\ �\ WITH GEmEXTILE III WITH GEDTE%TILE SaLx ` PIMI Hinwy DRra PLANNING COMM REVIEW 0327.2012 852n0 B52.70 '•SUMP INFIL1RATION ZONE e4•SUN, INDEX OF CIVIL SITE DRAWINGS: SELECT GRANULAR MATERIAL LL SUMP 36'BELOW AND TO SITES CTPI If TI IRF'C Tfl WCL Associates. Inc. IS y �^� I 1931 Wall 39h$reel _ ry a Sale Xq St Lawn Pe�9,Mlnnesou A4 L `952 511.9989 +w aam rvs,...,u taro a•a lNw� �xor-IOrPwm §I Y .9525x1-9551 rm ��• .'•. MMlaum a...a I T xAx rxA. .I,a.nK+s,.xwo .:e Awrn or Tx.R a.Ms mP.m w...nA 5B `� uE :A •� .�•� .a�wax6�P.�-Aw ..� Taco 3 G O e o N wN H0 E A a NCA OR EwI. 12 Zll I—BARN R.—ON OCTA B 612 8-616 C FB a�0n Bell S1°1A1E w.�a .".04 304 540fi 404 '. 5532 Brooklyn Boulevard Brooklyn Center,MN 55429 763-560-5203 1/2`R 3"RAD. 1/2"RAD SLOPE 3/4 n P J J7 6 OSFEELPOSTRUED B"ry 12' I WTH CONCRETE B612 CIRH L�RE(Y CONCEETE uRS CrJ/CQTE QIRB p'PRE-HElLDEO ��a CONT.E%P JOINT SURFACE OF DRIVE TI4RU IPNE FlNI9i SURFACE I I/2•RAO. •• t FINISH GRADE li /2"R Developed LOPE 3 4 PER FT .•�1;;• '• tBe OOAAAE TE SLOPE 1/a'PER FT a•THICK ,I V' 1 8612 6 i FOOTING — CONCRETE Border Foods I J— ^'OUTFLOW) 6 WALK 4-SAND BASE 965 Decatur Ave North - — '� 6'%6'-V14%Vt.d Golden Valley MN 55427 1, 1. SORE A 1 aA L USE a.TnDe.rrE cwre x•RF•s AO?E•WY•+IOII M[D.Ae 11�'- t _. I I �, V V F H612 MM-Lnv URN L GLITTER L Contact Barb Schneider Phone: 763-489-2970 NOTES: 1)CONTROL JOINTS SHALL BE T MAXIMUM AND STABBED FRONT AND BACK. 2)AT ALL TRENCHES 2p REINFORCING RODS SHALL BE PLACED IN THE LOWER SIDEWALK DETAIL PORTION DF THE CURB 20 FEET IN LENGTH. ( STANDARD 2 t4 REINFORCNG RODS Al CA1�-BAS'N5 NC LESS 7—'C FEET IN LENGTH. (STANDARD DRNL FROM TKO BILL) R1E rowsTCINI ors P ENE eT. GUARD POST BOLLARD DETAIL (STANDARD DETAL FROM TACO BELL) CI\'IL E DESIGN G_. CONCRETE CURB AND GUTTER DETAILS SITE DESIGN TR A IO Lee 111 ra ARxAM CONCRETE CROWN II+eM a1117r UIN P`^,NMOtablw 1/(,(jL�%,' l.port.�onos�6 M ne rrulsr llssKa STANDARD STEEL Np6nYm,�OMI�AEUryUwMO 1/4•NUT L BOLT EnMdM6v IeNdMA BYe PI ASSEMBLY AB116611�r: S`OOTTDAIILKE NE-- owes— I TO ALN FTNE go: dNM2 Lloewk am a—AYXN 6•DIA.X B'STEEL -- - - PIPE BOLLARD CONCRETE FILLED, PAINTED YELLOW - n,ryyy URN PLANNINGLOMMR.EW 03272012 tTS'n xwt[ +OO Q cum bs ACO[>�►E -ET URE9 ALCESSABLE SIGNAGE PER ADA, LOCAL,L STATE STANDARDS r INDEX OF CIVIL SITE DRAWINGS: �-- EI C1.0 SITE PLAN A6aN�T EI aIEA _"i Mau RlliNGrv3 VVI:L Associates. Inc. ENTRY PORTA4 lemma. 83 PARM E002845P ,47' SIGN SPECIFICATIONS I 8446' a93,vJaMssmsoed 54.87' wee 300 Materials _ `. ---_�>t _ NON SEAS PdYa,6ar°M-ace W we—°ee°ee5o1 21d wr— t a _ _ T.%2.511&%9 Nennlnf 4Ee1 -_ _.�. _ ------ - F..B52.511A55., Remavade _ PVC MY I•R'MN BnPl+r+*Pi'p euraa vwxaxtla.ppm i ROOD WHI aIMLq"c5 ELECTRICAL SPECIFICATIONS p p WA 114.02' 117.89' 113.5' COLOR SPECIFICATIONS Sewn wwnc 1LrRa A'b.VIS.S1g61 a.(BalAia Soassn.-d wm. 96.54' 102.46' L&M EN-PMS--31U i Beg PM3139U H^7aAwa1N7 �W .M11—17ev LYYbe 00=C3] �V MrtMBe1. Pwk3 Ma1CIRIS2885m CMararx BM.Psnwm hCh PMS1g8 Taco SIGN SPECIFICATIONS H:teriala rdn bps a n,wa Bel ampnale •sisal wb 8,11 FOUNDATION REWIRED. •ANmInOm Bell nErRENCE Ste sl>ECg�c B.paaSO•, 5532 Brooklyn Boulevard se1G1rvEER D�AWINGB re:°wm°°"°C°a0L0'd"On Brooklyn Center,MN 55429 F�11.s •sawna:16.5 S0.R RpNmr NIYI, 763-560.5203 W ed UMd �re C eeJ w IL sa eea4 J •Dmlga°a under lec zoos cove Iv l to lso mon � e � erigbW at Fapps l Ft. .._ Q EIFCFRICAI SPECIFICATIONS xwueraaww X I] DETAIL H•It730 MnPa ,.Be Ha uL188 NEC famgart 0 COLOR SPECIFICATIONS .= P Yebw PMS 108 VmMI PMS Vide)C '�— - Orwge AmSa Wave SWfi657 aI°nr9 TO 8mn2e Tger Ory1ac 19fi62]p p] Irn I4w I�I�gF� � >J0' I9hRe SW2123 \ TACO 6ELL _ •a+� d a o wpe Iomv•u..+w W«a.svm.»w..las azw.o mr.o-1x..w a. .�m a"-c GG� NOTE.VERIFY BOLT PATTERN PRIOR TO CONSTRUCTION Developed by: CONNECTION OF MENU BOARD.SIGNS. NOTE'.VERIFY ANDCONFIRMATIONBOARDTO PI ER Border Foods BOLTPATTERN BYOTHERS PRIOR TO CONSTRUCTION. 9' DIRECTIONAL SIGN CONNECTION OF CANOPY T ORDER CONF BOARD 965 Decatur Ave North CANOPY AND 0' E 6" OMENU BOARD PORTAL TO PIER CONDUITISCHEDU°LE Golden Valley MN 55427 BY OTHERS •OO p TA a�W cenny Ines Inm pan 11P P °ey me P, CONDUIT.SEE SCHEDULE Irlr olI m erect ceremp am all ama dory PORTAL DIRECTIONAL SIGN FORREOUIREMENTS Icenaeeyem6i4c��lpuMMnO��MMer��,M°abwedMe Staled 1.OANCHOR ORDER CONF BOARD NOTE?v,K BOLTSMIN. MENU BOARD ANCHOR BOLTS:(4)}DIA.@ ALL CONDUIT TO BE MIN.12' EMBEDDMEN— MENU WARD/ORDER CONF. BOARD FULL THREPD BELOW DEPTH AND LOCAL S9neN,e FROST DEPTH AND PROJECT Ne pew CMd T O.FOOTING TO BE me 1'BELOW GRADE _ 0'ABOVE FOUNDATION RagebatPn tA°BJ GRADE GMDE Pm COnMtl_ pan MadeOn P—N.— 95258 9888 II Pn.H.M„ oM .� (2)03RE5@YOG. PLANNING COMM REVIEW 03.23.2012 io. bPoGIO CIXJWR TO ANOPYLONLY) U 10'OARSVERT.W/a311E8 @ g (5)a5 VERTICAL EOUAL o SPACING tBOnBPa M DEEP m m • IRECTIONAL SIGN BARS FOUNDATION I @055L?I YCLEAR 7 a RDER CONF.BOARD BARS CU.YO CONCRETE) 'r MENUFREWEW BOARD BARS 1 New Building VVI-,#L Associates. Inc. I <931 Weal 351E Slreel Suue 300 S..lou.s%h,Mmneeaa 55.18 T.SS].511 P..532.S.t A55. w.wu.xcb.wm a 1. Aa L' 1. 13 1. L. 1e IS. L L L 1, L U bs V5 14 13 13 U L L L L >P >a 1. 1T U B. tA 13 I. br L TACO BELL ts� ' 17 1. 13 L L 1a 1. b 4 5532 BROOKLYN BLVD, TACO U 1. , 1T - 14 53 i 17 14 U U 13 12 BROOKLYN CENTER, MN Bell 1" 1. L U 1e 1e PREPARED BY: JOHN B U J A K E 5532 Brooklyn Boulevard Brooklyn Center,MN 55429 . 7T., 1T I f,3 f33 1 1< f ti u ACCUSERV LIGHTING & EQUIPMENT 763-560-5203 M t w >• 1e 1e 877-707-7378 1. ti 31 1. 1i U U U 1e 502-961-0357 FAX In Ls le, tea 13 iT 1. L 14 1. 4 jbu jake@accu-serv.com MARCH 15, 2012 i 4i is'�1 1a fa 1, Sa Aa 1s 1z Iu iv B L 1, lu da ti u p.�y _\ u 1.., h, 5 1. lu 1e 13 U L Statistical Area Summary L 1 Project. All Projects Label Avg Max Min Avg/Min Max/Min ie3 bs s I >z 1r y y3 1e 1z PARKING LOT SURFACE 10.41 21.2 4.1 2.54 5.17 DRIVE-THRU LANE SURFACE 9.37 17.2 3.6 2.60 4.7B M 13 L 13 L 17 M 13 Ve 12 LIGHT LEVELS ARE MAINTAINED FOOT-CANDLES, INITIAL LEVELS ARE SLIGHTLY HIGHER Iu S, is a° L L L ILA 13 ti bP 1. 11 1s 13 tiP L 0�0 Developed by: bo 1s LT 1e L Luninaire Schedule Border Foods o�p b. 5e i 17 L 15 13 4 L Project, All Projects pp0 3 I S nbol oty Label Arran event Lunens LLF Description VP L 11 T3 SINGLE 9500 0.800 ACCU WSCTTB01-008/LID01/06211-015 2 7.5' A.F.G. 3 S SINGLE 8500 0.700 ACCU KB3921BK-FULLCUT P 11.71' A.F.G. 965 Decatur Ave North 17 1. lM La ti: L 1 DCB SINGLE 12500 0.700 TACD BE - ORDER POINT CANOPY Golden Valley MN 55427 1 A SINGLE 110000 0.720 ACCU 95200-210-FG / 95200-4255 ae W L• 15 to 1s 7$ L bs 14 k L 6 B SINGLE 110000 0.720 ACCU 95200-FPID-FG / 95200-HSS / 95200-4255 U 1, to U k LIGHTING RESTRICTIONS, FIXTURES MUST BE FULL CUTOFF 1mN.a,a,a,,. ama aa�aa STE UFIXTURES ARE FULL CUTOFF 1000W METAL HALIDE w/ FLAT LENSES {-y� FXTRE B HAS A HOUSE SIDE SHIELD I Q<� s U L L to to 1, L. 1. 11 1T 13 14 tiz 12 POLES ARE 25'-0' FOR AN OVERALL FIXTURE MOUNTING HEIGHT OF 27'-6' A.F.G. wma oa.,cbh r 1T iu 1. L 1e 1s 14 13 to 1e 1e t2 L L wah,moe 14383 Pm..a c_ba U U M 1. M 1. Li bP k L L L L L L Pna„Namoar %25..s,5s a.e It L! dt L bP L! L• 4 L L L L L L L PLANNING COMM REVIEW 03.23.2012 It L L L L L L L L L L L L L L New Building VV VL_ Associates. Inc. A D PA 0 F H C A5.0 A5.1 A5.1 A5.0 F x931 Wed 35M Sheet 85'-19'STUD TO STUD s�rte 200 s Lo�ar van.Minnesota 2Y 14-10' 17 scats T.e52.541A9W 24'-4)5' 26' 9• ---9-0-- 9• 76• 7'L' ]-6. 1'.gXj• F.952.Sal-955a RO R.O d' RO 9' R.O .ww.wcM.mm 10 5Y• 3.-a. 1o.-1y. I w-3. I RN.DIM. FIN,DIM, FIN.DM. CLEAR @ EIFS 16 A -----5----- ---S----- 3 19 I I O O � O 2 O O 7 PASSAGE I m jC 1-6III IIiI2 I I a• 6 �_ �❑AO b0 - DININ G Pb3 2 O .o O o 2 V WMN 5 0 2-3' S-11. 4 h' T�aL c o - Bell 2 5532 Brooklyn Boulevard Brooklyn Center,MN 5542 9 7-0 763-566-5203 - z JI OFFICE d L — 7 { SERVING I �II CUSTOMER I °i IDE IN FLOOR 10 10 1 11 AS 2 121 li 1 AB.O 3 ry N INTERCEPTOR 2 10 II d a 2 R _-------...__.------ --------------_______� 7 1 R A8.1 10 — I i6 NOTE.PROVIDE SIGNAGE 1 AB.2 DRY DUAL PRODUCTION LINE _ 1p I AT ALL ENTRANCES a 7'—' 1d 0 2 26'-Il• NON SMOKING. A5.1 SIM. TB COOK H C C4 1 I O r IDENTIFYING FACIUTY IS 16' HFlOODDBM' 1'6' 9'-10' DRNE-THRU I 1 11 I I o �• -------------- Aa.z 3 A8.2 a l I 12 Aso O I As.o .' ® KITCHEN 2 I I 6 4 x 9 3 3 O 3 O O S B ----------�— ------------ 7 9 21'-1' FIN.DIM. CLEARQ FS 2,6, —8*IO 2'-6' 8'-1JTi• ]'6' 7'-6' 1'-9Xa• Developed by 16 15 q,0 R.0 R.O. Pa.2 Ab.2 d' ,d6' d• 26'6• Border Foods as 7'STUD TO STUD e A �p 965 Decatur Ave North A4.1 NOTE:SEE FULLERTON A Golden Valley MN 55427 BUILDING SYSTEMS FOR ADDITIONAL INFORMATION. Pa,edwmeA, eI 8 7 6 5 6 1 3 2 1 acensea amnlMdsMled FLOOR PLAN vd• r6• JA = DIMENSIONS: O STARTING POINT.ALL SUB-TRADES SHALL USE THIS POINT AS A BEGINNING 15 UGHTING CONTROL PANEL. Reenh— 1!a A ALL DIMENSIONS ARE TO FACE OF STUD U.O.N REFER TO FOUNDATION PUN FOR FACE LAY-OUT(INSIDE FACE OF EXT.WALL STUD$). I/2'UNFACED OF CONC,DIMENSIONS, 16 PROVIDE HORIZONTAL DOOR SWEEPS AT ALL EXTERIOR DOORS.SEE SHEET AI.1. v'0K`'1 Can+<d Duo Maaaoa B. DIMENSIONS NOTED AS'CLEAR'OR HOLD'ARE MIN.REOD.NET CLEARANCE FROM FACE O 6'STUD INTERIOR WALL.FINISHED PER WALL LEGEND E/THIS SHEET. Pa st?54t ease OF WALL FINISH.VERIFY FINAL EQUIPMENT SIZES W/VENDOR PRIOR TO INT.WALL ma Number FRAMING. 17 FRP TO d8'AFF.PAINT ABOVE WHITE SATIN FINISH.PROVIDE 2%10 CONT WOOD 3O PIPE BOLLARD.REFER TO SITE DWGS.COORDINATE WITH LOCATION OF GAS METER. BUMPER.VERIFY HEIGHT WINDOWS I DOORS: PLANNING COMM REVIEW 03.23.2012 p GA.S .PANEL A SEE SIIT.AIA FOR WINDOW TYPES AND DOOR SCHEDULE. O HOOD WALL,SEE WALL LEGEND. 18 6-DIM PVC STUB THROUGH CEILING,SEE DETAIL 18/A5 4. - - fAIL 21M3.0 FOR EXTENT B. ALL DOOR AND WINDOW OPENING DIMENSIONS ARE TO ROUGH OPENING, FINISH SUBSTRATES: O ELECTRICAL MAIN SWITCH BOARD.REFER TO ELECT.DWGS. 19 PROVIDE k BENT STEEL PLATE JAMB AT EACH SIDE OF DOOR.PAINT TO MATCH _ A. PROVIDE IR'THICK MOISTURE RESISTANT GYP.BD.FROM FLOOR SLAG TO IZ A.F.F.MIN.IN ADJACENT SURFACES. 1IOR SUBSTRATE LIEU OF GYP.SO.U 0. ©CO2 FILL BOX LOCATION. - E ALL JONTS.GAPS O WALES LEADING TO ALL HOUL OR INACCESSIBLE SPACES SHALL ®STAINLESS STEEL PAN.OWNER PROVIDED.GC TO INSTALL BE SEED WITH NSF INTERNATIONAL'APPROVED SEA-ANTS O METAL THRESHOLD WITH TILE EDGE ON INTERIOR SIDE. - C. AL AL ALL BACK OF HOUSE AND OFFICE WALLS SHALL HAVE 1/2'COX PLYWOOD SUBSTRATE, U.O.N. 21 PROVIDE HOSE BIB IN TRASH ROOM.FREEZE PROOF. 0. PROVIDE SOLID BLOCKING FOR WALL SUPPORTED ITEMS, Q INSULATE TRASH ROOM WALLS AND CEILING. I.SEES, KNEE WALL TO SUPPORT SERVICE COUNTER AT 31-3/4'AFF.PROVIDE 12'AFF DECOR EA2.0 FOR SEATING PLAN AND DETAILS. CD SCUPPER AND DOWNSPOUT. <z)CEMENT BOARD ALL SIDES.PROVIDE'}PLYWOOD AND BASE ALL SIDES.PROVIDE A SE IDED B. SEE A70 FOR FLOOR FINISHES. S.S.CORNER GUARD/WALL CAP,TYP.ALL CORNERS IN BACK-OF-HOUSE FROM FRP ON KITCHEN SIDE.SUPPLY AND INSTALLED BY GC.DECORE TO PROVIDE AND NEW Building C SEEASO-Aa3FORWAURNISHES. l0 INSTALL FRONT AND SIDE WALL FINISHES AND SERVICE COUNTER.NOTE.NO T—dA Co�fc.1-1CF V %-AL_ Associates. Inc. 19]1 VhM]S,a SIreH S.a 51 Pa,k Lours .m mneaota A r____, 551'6 I T 953 Sa1.99W I F 953.5at9551 -ER. 2 T—_______—— I I .ww ww.mm 'ION L 150 ^— —` I L Li Note PROVIDE 215 ----y 4 8 IN FLOOR 2 5 i L'IL- - -071 GREASE ' HC 599 INTERCEPTOR =__ � ___ (NSF) dos - ___ • �L 2 I I TYP _ ice,; u,5 1 6 5 5 5 Taco LL120 W fiO4 � ( I LL100 L J _--- 0 m� 6 1 Bell P-550 - ' I� LL061 G 3-del -dos =_ _ I (\ a-0]o • (H)• 3 5532 Brooklyn Boulevard - -� Brooklyn Center,MN 55429 763-560.5203 F-I60 - - 1 — T_ 1w k U-15 10 -133 �� U-1w -_-- H (H) P-6]3 -053 -251 P-30] LL250 U-019 -405 (• (2 P-450 -241 C2d0 Sa5a -d60 F-1]t ��L ] AB 1 S-489 LL250 -053 i{.(� • L 5-005 -133 40 -406 O F-5W G200 251 r_ _ 5 156 O O O aao® SGT9 4 K556 (2 EA) -034 i® Sd40(2) 6 4 U-239 S-454 S-deg $-p6.f1 41 K-� -030 LL23B C-240 (2 EA U-2 LL250 S 546 \� C. C-400 C016 U-250 LL24 K E-274 -- -- - 13 .540 U-231 -4� U275 S-2 481 8 70^® K-1 250 • O O ` • _`pF` F-090 L-- 1 L.__J CO\ ® ® $005 LL10o r, 1 3 13 13 tO3 G boa J K 380 ] P-at] 1 491 U-120 '160 LL250 5]0 Sdd 5-284 i 140 1}024 d06 -513 ii 5-zoo Soo s-s]o �,, Developed by: Border Foods 965 Decatur Ave North Golden Valley MN 55427 na,acr r mro mat ma w^war wana,ed by me o, m lr .xmed amen 1 a EQUIPMENT/SEATING PLAN A ^�,e v4'=r-0' me �,e cMM DECOR O HOOD FIRE SUPPRESSION SYSTEM(ANGLE R-102) Re9rs"wn^ t!B9] O QTY. ITEM REMARKS 1. REFER TO SCOPE OF WORK SHEETS(OF THE PROJECT SPECIFICATIONS MANUAL)FOR ax1 Comas pea^Maasm RESPONSIBIUTIES. O2 SEE SHEET AI.I FOR SECURITY DOOR PACKAGE. Gt 1 'OPEN LATE'(40-1/2'W a 60'H) SEE As 0 FOR LOCATON p�M N�mpe, 953 s1'99� 2. (M SYMBOL DENOTES A HIGH TABLE OR DINING COUNTER WITH STOOLS. 3 MAINTAIN 36'MIN CLEAR AISLE EGRESS PATHS TO EXIT DOORS G2 1 'DRIVE-DRIVE MAN'(301/2'W%45'M) SEE AB 0 FOR LOCATION P^m H srory Daro Q NOTE USED. PLANNING COMM REVIEW 03.23.2012 G3 1 'EMPTY STOMACH'(401f7 W X 60'H) SEE AS 0 FOR LOCATION GI 1 TB QUALITY STATEMENT(26'W a Sr H) SEE AB 0 FOR LOCATION 3. HC SYMBOL DENOTES A HANDICAP ACCESSIBLE TABLE.ACCESSIBLE OS DOT INDICATES CORE DRILL LOCATION.CORE DRILL LAYOUT TO BE PROVIDED BY - - TABLES SFALL CONFORM TOADA DIMENSIONAL AND CLEARANCE THE SEATING VENDOR.SEE DETAIL 7/A6.AND SCOPE OF WORK.CHANGE CORE G5 1 NUTRITK7N POSTER• SEE Aso FOR LOCATION REQUIREMENTS(SEE KEYNOTES 3,4/THIS SHEET and PROTOTYPE DRILL BITS TO MATCH DECOR BASE SIZE TO MAINTAIN 3 R'MAX GROUT LINE DECOR DRAWINGS).AND SHALL INCLUDE THE INTERNATIONAL SYMBOL AROUND BASE - OF ACCESSIBILITY ENGRAVED/EMBOSSED(PERMANENTLY APPLIED)TO ©PULL STATION @3'-8-AF.F. G] THE TABLE TOP OR TABLE EDGE - <2D GAS LINE DOWN TO EQUIPMENT. G9 1 RIDS MEAL DISPLAM(21'W X 30'H) $EE AB.G FOR LOCATION GENERAL NOTES C•� O ODUNE R TE LOCATION OF HORIZ PVC SYRUP CHASE THROUGH WALL TO - Q9 22 GA S.S.PANELS W/EASED EDGES,SCREWED TO SHELVING. STORAGE TYPE LINEAR FT. I New Building 10 SPVSH GUARD. T-50,46 Seats:2,642 SF B AB.O a ABA FOR LOCATIONS 11 NOT USED Associates. I- NOTE:SEE FULLERTON BUILDING SYSTEMS FOR ADDITIONAL INFORMATION. 7 I93,weal reel s ne zoo 2 6 51.Lauia Park,Minreeota 3 21 s6a1s 8 T_9s2_s•lasss 1 4X 2 5 F..sss_5nesse C AA.2 11 3 w.m.. hh. 16 3 e WALL ts6 AALL4 ._.... .......... _...._--_- __ ................ ._ _ T.o.w S w 1 2 V-075 — 15 11 3 4 M �1G0 N AA.2 ° 0 2'-0"TYPE r2'-0'TYP u 6\\ 15 .ID, E� Taco 6 23 3 14 TYP. 23 3 0 1 1 0 ® °� ® ® D Bell 32 ? 5532 s Brooklyn 6 4' Brooklyn Center, N 55429 -- - 763-560.5203 g N 9 26 3 7 12 7 12 7 I i 7 M.2 9'3' A CRITIC^A N EFFS ABOVE NIG r� _ RIGHT SIDE ELEVATION A Gr1 G <ExD QTY ITEN DESCRIPTION ELE OA 1'HIGH IMPACT DRAINABLE E I F S TYPICAL AT ALL E1 F S.-lo-GRADE SIDEWALK LOCATIONS:CARRY TO 6-0'A.F.F.(U.N.O.). V-oho 3 TACO B_a'-101/2Wx461/<'H X V-062 NOT USED QB HORIZONTAL TRIM BAND-1 1/2'THICK E F.S.,WITH 5-j VERTICAL DIMENSION. V-o65 3 TACO BELL SIGN 9'-2W x 9 1/8-H X SEE DETAIL 12/A6.2. © EXPRESSION PANEL BANDS-2-THICK E.LF.S.x 6'WIDE.SEE 13,15°16/A6.2. pO SERVICE DOOR BANDS-2-THICK E.IP S.x e'WIDEWITH HIGH IMPACT MESH,SEE p DETAILS 5 8 1</A62. o SIGN SCHEDULE NTS 0 v-oa6 1 ITACOBELLCA noav s6wxa'-6'ox,-0'H x NOTE Developed by V-052 3 TACO BELL CANOPY 9 t w x e'-6'D x 1'-0-H W/LETTERS % Border BAND COLOR V-075 2 TACO BELL ARCHED TRELLIS CANOPY REFER TO WALL LEGEND S/A1.O FOR EXTERIOR WALL FINISH ASSEMBLIES. Border Foods V-08e 11 TACO BELL LIGHT FIXTURE X V-307 3 TB STEP2BOLD FLYING ARCH 16-5w x 3'-3'+1'-3'H x 3'-0'D V-311 0 TACO BELL TRELLIS CAN OPY7-6.x1-0'Hx7-0'D JAMB CONDITION V-312 2 TACO BELL TRELLIS CANOPY56wx 1'-0'Hx2'-0'D 965 Decatur Ave North CONTACT FOR STO CORP. Golden Valley MN 55427 AD/SILL CONDITION TIM SALERND ME 800528-2738 x6502(ph-.) N.TS. 321-978-0267 0Ax) G § see p @s ocwp.pan 1 ea a m me m� was Sreoa ee oy me or REQUIRES LIGHT FIXTURELS).SEE ELECTRICAL. under my dnen aaceNnan am marlamadwy NOTE:ADDITIONAL INFORMATION IS AVAILABLE ON THE cerrcea arcnl M saeor :RNATE COLOR PLANS.YUM.COM WEBSITE.SEE'SIGNAGE AND AWNING INFO' ACCENT BAND COLOR TRANSITION NT.S. E APPURTENANCES SCHEDULE NT.S. D E.I.F.S.THICKNESS N.TE. B -^•"r• wr^e pe.e clan, MISCELLANEOUS O1'DRAINABLE E.F.S.SEE E.I.FS.LEGEND,THIS SHEET, 17 CULTURED STONE WAINSCOT AND CAPSTONE,SEE N/AA 2AND 7,8,17,18,19/A62.SOLID GROUT, 1aea3 A SEE SET A1.1 WINDOW TYPES'FOR WINDOW ELEVATIONS. ALL STONES,TO SCRATCH PLASTER SUBSTRATE WITH NATURAL COLORED MORTAR,DEEP RAKED Be9ao-etwn 2O DURO LAST DRIP EDGE FLASHING,SEE KEY NOTE? FOR COLOR.SEE DTLS.1,2/A5.0. TO 3/e'FROM SURFACE. peen road., B. SEE SCOPE OF WORK FOR RESPONSIBILITIES. Props cmua C. 'HIGH IMPACT'MESH SHALL BE USED AT ALL RAISED TRI M BANDS ENTRIES,WINDOWS O OPEN FACE SCUPPER AND DOWNSPOUT,SEE DETAIL 4/A6.4 18 REFER TO SHEET Aa.2 FOR PARAPET PAINTING DIRECTIONS Ph.NUmmr. 952 ur 9sss 6 EXPRESSION PANELS U.O.N.SEE SPECIFICATIONS. 19 GAS METER.DO NOT PAINT METER. D. THE PAINT COLORS SHOWN ARE COLOR REFERENCES FOR THE E I.F.S.SUPPLIER. ©CANOPY AND TRELLIS.SEE SCOPE OF WORK. O mory E. E.I.F.S.TEXTURE SHALL BE FINE'. ®TACO BELL-FLYING-ARCH. PLANNING COMM REVIEW 03232012 F PAINT ALL EXPOSED FOUNDATIONS U.N.O. ©BUILDING SIGN.SEE SCOPE OF WORK ©WALL UGHTING,CENTER OVER EXPRESSION PANEL OR AS SHOWN.H 21 T.AS INDICATED. RTU LOCATION BEYOND. SEALERS(REFER TO SPECS): SEE SHEET EA.O O IF CURD LAST EDGE TRIM IS USED USE MANUFACTURED FINISH. - A SEALANT AT ALL WALL AND ROOF PENETRATIONS. 7O STAINLESS STEEL CORNER GUARD SIMILAR TO DETAIL 19/A6.5. O SEE DETAILS 13,15,UVA6.2 FOR ACCENT TRIM,REFER TO E.I.F.S.LEGEND,THIS SHEET. IUM BRONZE B SEALANT AT ALL WINDOW AND DOOR FRAMES AT HEAD AND JAMB.DO NOT SEAL SILL C. 8 LINE OF TRANSITION FROM TYPICAL E.I.F.S.-TO-HIGH IMPACT E I F.S. 24 NOT USED - TORYFINISH) WINDOWS. O O )NE LEDGERSTON LEGEND: ( HOSE BIB-REFER TO DETAIL 19/A6.3.ALIGN W1 ADJACENT PERPENDICULAR INTERIOR ®NOT USED. E WINE' WALL ®NOT USED. >284 A 10 CO2 FILLER VALVE°COVER. O NOTE USED. VENDOR SCOPE INCLUDES SUPPLY AND INSTALLATION OF AWNINGS, INS LEDGERSTON 11 ROOF ACCESS LADDERS. 27 T c New Building n�c CANOPIES.ANDSIGNAGE Y8 eB GA.Pe N1:ED STMEp U-CHANNEL TO EXTENDTO TOPOF WAINSCOT.PAINT TO MATCH ACCENT •o c�__._.n e. NOTE:SEE FULLERTON BUILDING SYSTEMS FOR ADDITIONAL INFORMATION. -307 s.L. P-,nsan a SSa t6 8 2 D T.O.ARCH� A42 T..95z..511-0%9 21 2, ,e 3 6 1 1 .w.ncN.mm 18 2a_1� 1 4X 2 5 T.O.T 4X OWER 6 , 6 16-81/� V-O60 I T.O.WALL D — aR BAND N T.O.BA N 7 V O66 y N V.711 4 4 V-311 3B Taco 1 1 T P a 4• ,a-4• .pyp BOTTOM OF OT BOTTOM OF CMIO9'K98� Bell 6 4 � B.O.TREWS r+P ® ® e 3 0 5532 Brooklyn Boulevard TYP. Brooklyn Center,MN 55429 ze 6 _ ❑ s 783-580-5203 w _ 17 6 TYR 9 T.O.SLAB 12 7 12 7 6 3 A 2 7 12 7 6 1] 1 t] 6 P�� CRITICAL FIN9'I-3'SH OPENING SEE YNOTES.SHEET A4.0 FOR Q�100' KE c LEFT SIDE ELEVATION A G� NOTE:SEE FULLERTON BUILDING SYSTEMS FOR NOTE:SEE FULLERTON ADDITIONAL INFORMATION. BUILDING SYSTEMS FOR ADDITIONAL INFORMATION. A42 ,6 4X Developed by 2 s Border Foods 2, 99 2 1 8 3 _ 16812' T oO.w 965 Decatur Ave North 165�12 16-6,rr Golden Valley MN 55427 T T O.BAND`� ._ nereey cennv MN 1nrs own wac orem�e6 W me or g 3 18 :m mr mreq super.--P'a "aauM 1 1 4 roemea a2nrca waa me w.,.d me s,me d 6 0 6g.Nr. B 11 _ ,a.4 N,ma rae.a cwM 4 -31 3 8 BO CANO%� Nawuaoon 14a66 _4 AN CLEARCE Oean Na4.an o FmMd Conwa PMro N-1— 663 Nt 41666 v.M N.wy tita 2 1 A 3 8 , l A PLANNING COMM REVIEW 03.23.2012 0 6 _ - 12 7 . 0- O5 - - - 6 zs 13 , ze 18 New Building n TYP. TYP T-50,48 Seats:2,642 SF AsWCL so—tes. Inc (NOTCHED)TACO BELL FLYING ARCH,REFER TO SCOPE OF WORK LIGHTING FIXTURE, PAINT ED ALUMINUM FASCIA AND A6.0 SEE SHEET E32 z"' ROOFING OVER 0 MIL BITUTHENE L—F.. ( 1 853 5118551 F 852 5.188W DBIL N BLOCKING FLYING ARCH SUPPORT BLOCKING.SEE 9 STRUCTURAL PLANS FOR MORE INFO A63 --------------- ————————————— DURA-LAST ROOFING TOP OF PLATE r'PARAPET FRAMING TOP OF PLATE MEMBRANE E I F S STARTER TRACK DURA LAST ROOFING DU O-LAST SINGLE PLY MEMBRANE Taco ROOFING MEMBRANE OVER RIGID INSULATION BOARD OVER&S'IXT. DU ILAST SINGLE PLY GRADE PLYWOOD. ROOFING MEMBRANE Bell OVER RIGID INSULATION 1. BOARD OVER 518'EXT 5532 Brooklyn Boulevard 12 GRADE PLYWOOD Brooklyn Center,MIN 55429 to A62 763-560-5203 INS A6 3 COORDINATE BLOCKING LOCATIONS WITH SIGNAGE VENDOR(TYP) (2)2x8 CONT.TOP PLATES 12 BUILDING SIGNAGE. 763 SEE SCOPE oWO ZL E 7i2"- ------ - -------- 0"I BRG.HT. TRUSS iRZ;4T-------- ROOF TRUSS REFER TO STRUCT.DWGS FOR SIZE EL,10,7 LOCATIONS' CEILING ------ AND PROFILES ------------------- -------KING 0 AN RVE 11 IEE CEILING 2X6 WO BLOCKING AT CUG(TYP) WHERE OCCURS CEILING SUSPENDED Developed by: 0-E BO.-1EAD-ER------------ 8-4-OR 8-1-@ KITCHEN HEADER-SEESTRUCTURAL 10�@ DINING Border Foods 2x6 WD BLOCKING AT MID SPAN(TYP) ———— 965 Decatur Ave North DRIVE THRU WINDOW PASS-THAU UNIT Golden Valley MN 55427 SEE SCOPE OF WORK neey cm pr—. T 0 STONE WAINSCOT s­— o SCHEDULED FINISH 14883 Z GI BOARD EL .......... FRP OVER 1Z P.�I rVETHRUWDW RO f PLYWOOD Pnpr N.— 9525118988 17 H Iw, N. EIFS OVER PLYWD SHEATHING A8.2 PLANNING COMM REVIEW 03.23.2012 SCHEDULED WAINSCOT A82 i Sim ---------- ------ ------— OETCI New Building YY VL LANDSCAPING NOTES PRIff AS FIELD DIRECTED BY A S S O C I a t e s. Inc. — IMPROVE LANDSCAPE ARCHITECT TO IMPROVE I ALL SHRUB BEDS SHALL BE F LGHED WITH 4'DEPTH OF I-U2'BUFF LIMESTONE APPEARANCE(RETAIN NORMAL SHAPE) ROCK MSCH OVER WEED BARRIER. OMER TO APPROVE ROCK SAMPLE PRIOR TO PLANT TOP OF ROOTBALL I-2"ABOVE INSTALLATION. POLY-EDGER TO BE VALLEY VIEW BLACK DIAMOND OR APPROVED ABOVE SURROUNDING GRADE EQUAL. KEEP MACH 2'FROM TRUNK. 2, RANDOM SIZED LIMESTONE BOULDERS COLOR AND SIZE TO COMPLIMENT NEH LANDSCAPING. OHI ER To APPROVE BOULDER SAMPLE PRIOR TO INSTALLATION 3 PLANT MATERIALS SHALL CONFORM WITH THE AMERICAN A65OGIATION OF I _ — Ex15TING GRADE = 1 N1R5ERtt-81 STANDARDS AND SHALL BE OF HARDY STOCK,FREE FROM DISEASE, • - — ROOTS AT OUTER EDGE OF ROOTBALL 1005EMffD Y— TO ENSURE ROPER BALKFILL-TO ROOT CONTACT 4931 Wec 3Nn Street 1 DAMAGE AND DISFIGURATION.CONTRACTOR 15 RESPONSIBLE FOR MAINTAINING I — saw 1m PLIMBNE55 OF PLANT MATERIAL FOR DURING OF ACCEPTANCE PERIOD. 1= —I— — —I— — —I SLOPE SIDES of HOLE 9t.Ldlw Pan.Nmdesda —I BALKFILL AS PER 55x18 4, UPON DISCOVERY OF A DISCREPANCY BETI•EEN THE QUANTITY OF RANTS T.9s1.sot-99x9 SHONN ON THE SCHEDULE AND THE QUANTITY SHOM ON THE RAN THE PLAN SHALL OT 1>0 NO IL EXCAVATE F_992.51t.9551 Cam. DO NOT E%LAVAIE BELOW ROOTBALL d0 s. CONDITION OF VEGETATION SHALL BE MONITORED BY THE LANDSCAPE SHRU5 g ARCHITECT THROUGHOUT THE DURATION OF THE CONTRACT.LAND5r AGE MATERIAt5 N T S PART OF THE CONTRACT SHALL 13E WARRANTED FOR TWO(2)FULL GRONNS .a a 5EA50E FROM SUBSTANTIAL COMPLETION DATE. e PRUNE AS FIELD DIRECTED BY THE e56 5e G.AREAS 0157URBED BY CONSTRUCTION ACTIVITIES SFW1 RECEIVE 4'LAYER LANDSCAPE ARCHITECT TO IMPROVE LOAM AND SOD AS SPECIFIED UNLESS OTHESE NOTED ON THE DRAWINGS. APPEARANCE(RETAIN NORMAL TREE SHAPE) ♦ u THREE 2'X4'X5'WOODEN STAKES,STAINED T.COORDINATE LOCATION OF VEGETATION WITH UNDERGROUND AND OVERHEAD BROHW WITH TWO STRANDS OF WIRE TWISTED UTILITIES,LIGHTING FIXTURE-5,DOORS AND WINDOk5.CONTRACTOR SHALL STAKE IN TOGETHER STAKES SHALL BE PLACED AT 120' n► 1 THE FIELD FINAL LOCATION OF TREES AND 5HRUB`'FOR REVIEW AND APPROVAL TO ONE ANOTHER WIRE SHALL BE THREADED TACO iTING " 1 13Y THE LANDSCAPE ARCHITECT PRIOR TO INSTALLATION THROUGH BLACK RU30ER H05E COLLARS 6KLA ''.MAIN — ---l' TRUNK FLARE.UNCTION: B.ALL RANT MATERIALS 5HAL.L BE WATERED AND MAINTAINED UNTIL PLANT TREE 1'-2 ABOVE T a c o � STING ACCEPTANCE. EXI GRADE WTI 1 { 2 GL , 9. REPAIR AT NO COST TO OYIER ALL DAMAGE RESULTING FROM LANDSCAPE l M.LCH TO EV&E OF 2'ROMRTRUNK SAUCER KEEP Bell H._�, •,HT _ 73 CONTRACTORS ACTMTIE5. 10. SHEEP AND MAINTAIN ALL PAVED SURFACES FREE OF DEBRIS GENERATED EXISTING GRADE Hr '~ O 1 FROM LANDSCAPE CONTRACTOR5 ACTIVITIES. 5532 Brooklyn Boulevard 1 x O i OUT AND REMOVE BURLAP FROM TOP"3 Brooklyn Center,MN 55429 II. REPAIR AT NO COST TO THE OH ER IRRIGATION SYSTEM DAMAGED FROM _ I I OF ROOT BALL.IF NON-BIODEGRADABLE. 763-560-5203 ,a Z m LANDSCAPE CONSTRUCTION ACTIVITIES. I—II '.. _ IFS REMOVE COMPLETELY Lll ^Q3 1 12.INSTALL PAVERS PM MANFAGTURER SPECIFICATIONS AND AS 5H OHN ON THE I I CI:E-I SLOPE SIDES OF HOLE 3 r- RAN. OWNER TO SELECT PAVER TYPE AND COLOR. - -1 1— —11 BALKFILL AS SPECIFIED - Q 15. PROVIDE IRRIGATION SYSTEM DESIGN AND INSTALLATION. SYSTEM SHALL BE A �T TI WIDTH 00 NOT EXCAVATE FULLY PROGRAMMABLE SYSTEM CAPABLE OF ALTERNATE DATE HATERIN6.THE of ROOTBALL BELOW ROOTBALL 4W --- ', Z 7`3 SHALL 5YSTEM SHALL PROVIDE HEAD TO HEAD COVERAGE MD BE CAPABLE OF DEC 1 MIMS TREE BOULDER(TYP1 _,:i"_ � rn — DMIVERING ONE INCH OF PRECIPITATION PER H•EEK.SYSTEM SHALL EXTEND INTO '1 AM ��,' T G THE PUBLIC R16HT4F-WAY TO THE EDGE OF PATHWAYIBACK OF CURB. N T 5 LANDSCAPE POINT SYSTEM - -� • __: __e• 1 SHE AAA:26$09 5F=Obl k —4 KF 00 POINTS REQUIRED POLY-EDGER(TYP) POINTS PROVIDED: I-EXISTING 21'TREE 10A BOULDER(TYP1 1 5-PROP05ED 2-I/2'TREES 500 -5HRI1B5 20.0 GQr1 40 TOTAL POINTS PROVIDED 00.0 5 CP l PLANT SCHEDULE: °m QTY. SYM. CO NAME BOTANICAL N BOTANICAL NAME ROOT MIN.SIZE COMMENTS ------------RENE DECIDUOUS TREES E .� , 4,AW N `V I AF O AMR F AlE TREE A—gW.Ia Fla g' BIB 21/2*CAL, SINGLE TR NIC TREE FORM 1 ` t 2 NM t ] ARMSTRONG MARE Ater X Ireemmn'MmsMwHg' BIB 2 1n'CAL. sTRAIGHT LEADER-PULL FORM ti�,f'� Developed by 1 1', 2 NM ? - S 6REEWWRE LINDEN Tub—data'Greercpire' BIB 2 I!2'CAL. STRAI6HT LEADER-FULL FORM Border Foods H DAMAGED �,n/ wRUCTION; DECIDUOUS SHRUBS AS NEEDED 13 CP Q CRIMSON PYGMY JAPANESE BARBERRY BeaUefl9 thlRbergll'UIHe°n Pyy1y' CONE. 19 DENSE BRANCH 9 ON BUSH HONEYSUCKLE Dlervllla I-Vera CONE. 03 DENSE BRANCH 965 Decatur Ave North 10 AM ANTHONY HATER SPIN A Splraea x b—Ida'An"Waterer' CONE. 03 DENSE BRANCH Golden Valley MN 55427 PE2EMLAL5 12 KF KARL FORESTER GRAS Calmngasth awtBbra Ka1 Faroster' C,ON". Q 40'HT,36'SPACING I nreev cents n,.I tl..P-wa:n,aw:aa M ree a >•1 24'HR.,24'SPACING uaer I d:rea a,.Pelww�am ma I am,dal, 14 5D Q RUBE'STE.IA DAYLILLY Hbmerogalln"Stella' CONE. Hremea u�duade armnm werIM w.w:ame 6 56 SFENAMDOAH REM SWITCH GRASS Paluwm vtyat-9-ondodl' CONE. •1 46'HT.,36'SPACING sate Pt rna.,e.ou 6 GF © INDIAN 5Ui•ER C.ONEFLOYER Rudaeckb Mta'Indm SUrrner' CANT. s1 40'M,36'SPACING s:9dai�e. Nang_ PaerA,Serve, Re9pnidn. NB91 LEGEND R�.0011ed oe.n N.d1m -Nm4v. 951.51,9989 L. LIMIT OF SOD PM K"V M CITY SUBMITTAL 3232013 LIMIT OF MACH PRDP05ED TREE - PRM05M SHRUB^r51ZE VARIES-SEE SCHEDULE EXISTING TREE-APPROXIMATE LOCATION New Building T-50.48 Seats,2.642 SF