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Home My WebLink About2012 08-16 PCP City'f BROOKLYN CENTER PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER AUGUST 16,2012 REGULAR SESSION 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Minutes—August 2, 2012 Study Session 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. Planning Application Items with public hearing) a) Omar Abuisnaineh Planning App. No. 2012-017 PUBLIC HEARING - Consideration of a Planned Unit Development proposing the rezoning of certain properties from C1 (Service/Office) District and C2 (Commerce) District to a new overall PUD/C2 (Planned Unit Development/Commerce) District, along with Development/Site Plan approval of a parking lot expansion to a restaurant use, for the property generally located at the northwest corner of Brooklyn Boulevard and 69`h Avenue North, and addressed as 6901 and 6915 Brooklyn Boulevard. b) Omar Abuisnaineh Planning App. No. 2012-018 PUBLIC HEARING - Consideration of proposed Preliminary Plat of MONTY ADDITION, for the property generally located at the northwest corner of Brooklyn Boulevard and 69`x' Avenue North, and addressed as 6901 and 6915 Brooklyn Boulevard. 6. Planning Application Items without public hearing) (None) 7. Presentations (None) 8. Discussion Items 9. 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 STUDY SESSION AUGUST 2, 2012 CALL TO ORDER The Planning Commission meeting was called to order by Chair Rahn at 7:00 p.m. ROLL CALL Chair Sean Rahn, Commissioners Kara Kuykendall, Stan Leino, 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 Planning Commission Recording Secretary Rebecca Crass. Scott Burfeind was absent and excused. APPROVAL OF MINUTES—JUNE 28 2012 There was a motion by Commissioner Kuykendall, seconded by Commissioner Schonning, to approve the minutes of the June 28, 2012 meeting as submitted. The motion passed unanimously. Commissioner Kuykendall abstained as she was not at the meeting. CHAIR'S EXPLANATION Chair Rahn 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. APPLICATION NO. 2012-010 LOREN VAN DER SLIK(GATLIN DEVELOPMENT) Chair Rahn introduced Application No. 2012-010, consideration of a proposed Planned Unit Development Amendment (No. 2) to amend the previously approved 2011 Planned Unit Development for Shingle Creek Crossing project (September 12, 2011). (See Planning Commission Information Sheet dated 8-2-12 for Application No. 2012-010.) Mr. Benetti explained that this application is to consider the following two amendments: • Revise Building B (Lot 8, Block 1, SCC) from an original proposed bank/financial use to a new convenience food restaurant with drive-thru service use, as new labeled Building C; and • Reconfiguration of original labeled Building C (Lot 11, Block 1, SCC) from a retail use to a new mixed-use of convenience food with drive thru service and retail use, as new labeled Building G. He further explained the amendment requests a significant reduction of New Building C from 9,100 sf. retail/service use to a 2,488 sf. restaurant, along with a continuation of the drive-thru Page 1 8-2-12 service lane. The lot size is also being reduced from 1.21 acres down to 0.85 acres. The restaurant site is also changing from its originally designed 41 spaces (ratio of 4.51 spaces per 1,000 sf. GFA) to only 27 spaces (ratio of 10.85 spaces per 1,000 GFA). Under the Shingle Creek Crossing PUD Agreement, buildings are allowed to be reduced (from their original approved size indications) and all restaurants or eating establishments must attain or exceed 10 spaces per 1,000 sf. of GFA. The restaurant pad is also proposed to have a small outdoor patio area for its patrons. He added that the proposed PUD amendment requests the New Building G to be reduced to 8,420 sf. of mixed restaurant/retail service use, with 63 parking spaces (7.48 ratio), while slightly increasing the lot to 1.45 acres. The amendment also requests the allowance of a new drive-thru service lane to the end-cap restaurant user. Staff has knowledge of this proposed restaurant user and has deemed this use to be a convenience food type restaurant use as well. Mr. Benetti pointed out that when determining the appropriateness of a convenience food restaurant under an existing or established PUD, the City may elect to allow or permit such uses under a typical PUD Amendment process, and the same standards used for determining or granting special use permits may be considered. Mr. Benetti further stated that changes to these two building pad sites, will include modifications to the original platted property lines which will be considered under a future re-plat application. Commissioner Parks asked about the possibility of an outdoor patio dining area on the fast food restaurant sites and the location and safety of pedestrian traffic on these sites. Mr. Benetti confirmed that safety issues for pedestrians have been adequately addressed on the site. He further explained that the various sites have been laid out to provide adequate parking and proper flow of pedestrian traffic. He added there are no plans on this site for outdoor patio areas. It was further explained by staff that there is a fence planned around the perimeter of the site to discourage pedestrian traffic from jaywalking across Bass Lake Road and to control access on the site. Further, walkways on the site do not continue out to the controlled intersection on Bass Lake Road due to the location of the fence. Commissioner Carlos Morgan arrived at 7:12 p.m. Chair Rahn stated that taking a look at the proposed changes indicates that with the trends in the market, we are shrinking the box stores and eliminating some of the proposed retail for more fast food. He feels that it may eliminate adding desired retail later on. He is concerned that the site is building boxes based on the market rather than waiting for what was initially planned. Mr. Benetti stated that those issues have been a concern for staff as well and they have had discussions with the developer regarding the direction the development is taking. It is anticipated that some retail as well as some sit down restaurants and a financial institution will be back on the plans in the future. Page 2 8-2-12 Commissioner Kuykendall stated that this amendment does not complete the Commission's vision for what they hoped to see on this site. She is very disappointed and fearful regarding how much has changed from the original plan and if they approve this amendment, all that will be on this site will be fast food with drive thru windows. She added that approving this plan opens the gateway for fast foods that was not the intent of the original plan. Commissioner Parks stated that if you reduce the size of the buildings and add drive thrus, it does not create an atmosphere where people will stick around for a very long period of time and limits opportunities for businesses to be successful. Commissioner Kuykendall responded that this plan encourages people to get in and get out without ever leaving their car and kind of fits what is expected. She added a Wal-Mart was approved and now we will put in more fast food that will draw a certain type of clientele. This is not what she expected for this development. Commissioner Leino suggested that they could get some numbers from a business to analyze how much of the business is from drive thru and how much is sit down. Then it could be determined if there will be more pedestrian traffic versus vehicles. He added that he has a concern with the vision and how that has been affected by market trends which changed what was originally planned and approved. Commissioner Schonning stated that Caribou does not build a store without a drive thru anymore. He added he is also concerned that the overall tone of the site stays with the original plan with more sit down restaurants. He also hopes that the sit down restaurants will be located along the creek to enhance the new day-lighting. Mr. Eitel stated when the applicant laid out the original site, they laid out the biggest box size possible so they would not have to go back to get approvals to increase any buildings. He added that they are merely reducing the footprint of some of the buildings proposed and there will be as much seating as the owner wants and will meet the parking requirements. He further stated that there will be full sit down restaurants along the creek but with current market trends, larger chains are not expanding, however, they are still looking for potential restaurants. Mr. Eitel added that he doesn't feel the original intent on the site has changed. Commissioner Kuykendall added that she feels this area is shaping up to look like a less desirable site than what she expected. PUBLIC HEARING—APPLICATION NO. 2012-010 There was a motion by Commissioner Leino, seconded by Commissioner Parks, to open the public hearing on Application No. 2012-010, at 7:53 p.m. The motion passed unanimously. Chair Rahn called for comments from the public. Mr. Luke Payne, consultant engineer with Kimley-Horn Associates and representing Gatlin Development, stated that development standards will be high and whatever goes in will be high quality. He added with the PUD amendment they trying to create some flexibility to enhance the Page 3 8-2-12 ability to bring in quality tenants. Further, by adding drive thrus to the site gives them flexibility with future tenants. He added they will continue to provide good shopping experiences to add to Kohl's, Sear's and Wal-Mart. Mr. Payne explained they have a number of letters of intent from other retailers which they hope to finalize soon. He encouraged the Commission to keep in mind, by bringing in quality tenants it helps to secure other tenants in the development. Chair Rahn asked if there will be significant changes between Phase 2 and 3. Mr. Payne explained that the biggest changes will be to Buildings H, K and L, however, they don't have strong letters of intent yet. He added they usually don't develop on a site without letters of intent. Commissioner Parks asked what is the driving force to put in less parking and provide more green space or is it determined by the City. Mr. Payne stated that a PUD identifies certain requirements that must be maintained on the site. He added that the strong connectivity between walkways was intended. They are not strained by parking requirements but are meeting the needs of their tenants and have reached a nice balance between parking and landscaping. CLOSE PUBLIC HEARING There was a motion by Commissioner Kuykendall, seconded by Commissioner Morgan, to close the public hearing on Application No. 2012-010. The motion passed unanimously. The Chair called for further discussion or questions from the Commissioners. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2012-16 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-010, SUBMITTED BY LOREN VAN DER SLIK (FOR GATLIN DEVELOPMENT COMPANY) FOR A PLANNED UNIT DEVELOPMENT (PUD)AMENDMENT TO THE 2011 SHINGLE CREEK CROSSING PUD There was a motion by Commissioner Leino, seconded by Commissioner Schonning, to approve Planning Commission Resolution No. 2012-16. Voting in favor: Chair Rahn, Commissioners, Leino, Morgan, Parks and Schonning And the following voted against the same: Kuykendall The motion passed. The Council will consider the application at its August 13, 2012 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. APPLICATION NO. 2012-012 LOREN VAN DER SLIK(GATLIN DEVELOPMENT) Chair Rahn introduced Application No. 2012-012, consideration of a proposed Site and Building plan approval related to the proposed "Building G" as illustrated and planned for under the 2011 Page 4 8-2-12 Shingle Creek Crossing PUD Master Development Plan, located at 1180 Shingle Creek Crossing. Mr. Benetti explained the proposed Building G was originally identified under the May/September 2011 PUD plans as Building C, which was intended to be a 12,225 sf, retail building on a 1.44 acre pad site. The new Bldg. G is planned to be a smaller multi-tenant, mixed use building of 8,420 sf. with virtually same size lot of 1.45 acres. Benetti added that the original pad layout (Bldg. C) was designed to accommodate 55 spaces with a 4.5 parking ratio and the new parking area had to be adjusted to accommodate the added need for the convenience food space Mr. Benetti further explained that access to the site is limited to the main access point off the east/west access road and traffic is limited to one-way along the back (north) and west sides of this site due to the limitations created by the inclusion of the drive-thru lane for the westerly end- cap user. He added that City Engineers have indicated some concerns of this in their review and have asked for better channelization and delineation of traffic in the southwest portion of this site. Mr. Benetti pointed out Building G is planned to be stone veneers, EIFS, concrete brick veneers, integrally colored rock face block, spandrel glass and other materials. These proposed architectural materials are consistent with the previously approved Architectural Standards (including materials)the City called for under the original PUD Agreement. Chair Rahn invited the applicant to come forward for questions. Mr. Luke Payne, consultant engineer with Kimley-Horn Associates and representing Gatlin Development again presented himself for questions. Commissioner Kuykendall asked for clarification on the location of the trash enclosures. Mr. Payne explained that with one way circulation, it was the best way to position them on the site. Commissioner Kuykendall stated that they appear to be skewed and look really awkward. She asked the applicant if he could take a look at them and find a better location on the site for the trash enclosures to keep them out of view. Commissioner Parks asked about the layout and direction of the building. Mr. Payne explained that the building is four sided architecture and while the customer side will face into the development site, all four sides look the same. Commissioner Parks feels the tenants will be more successful if the false building facades have lights in them. He added that he agrees the trash enclosures should be out of view and away from the building or indoors. The Chair called for further discussion or questions from the Commissioners. The Commissioners interposed no objections to approval of the Application. Page 5 8-2-12 ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2012-17 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-012, SUBMITTED BY LOREN VAN DER SLIK (GATLIN DEVELOPMENT COMPANY) APPROVING NEW SITE AND BUILDING PLAN FOR PROPOSED BUILDING G (LOCATED ON LOT 11, BLOCK 1 SHINGLE CREEK CROSSING ADDITION— 1180 SHINGLE CREEK CROSSING There was a motion by Commissioner Kuykendall, seconded by Commissioner Leino, to approve Planning Commission Resolution No. 2012-17. Voting in favor: Chair Rahn, Commissioners, Kuykendall, Leino, Morgan, Parks and Schonning And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its August 13, 2012 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. DISCUSSION ITEM There were no discussion items. OTHER BUSINESS Chair Rahn shared highlights from the Shingle Creek/West Mississippi Watershed meeting which he and Commissioners Burfeind and Schonning attended. Commissioner Schonning also shared highlights from the meeting. There was further discussion by the Commission regarding watershed issues, rain gardens and other issues related to water flow and infiltration. Commissioner Kuykendall stated she would like to address concerns with vacant commercial properties and how they are maintained at a future meeting. There was no other business. ADJOURNMENT There was a motion by Commissioner Leino, seconded by Commissioner Kuykendall, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 9:10 P.M. Chair Recorded and transcribed by: Rebecca Crass Page 6 8-2-12 Cio„r BROOti L 3'N CENTER Planning Commission Report Application Filed on 07/18/12 Meeting Date: August 16,2012 City Council action should be taken by 09/17/12 (60 Days) Application No. 2012-017 Applicant: Omar Abuisnaineh Location: 6901 - 6915 Brooklyn Boulevard Request: Rezoning from C-1 (Service/Office) and C-2 (Commerce)to PUD/C-2 (Planned Unit Development—Commerce) and Approval of new Development/Site Plan INTRODUCTION Omar Abuisnaineh is requesting rezoning from C-1 (Service/Office) and C-2 (Commerce) to new PUD/C-2 (Planned Unit Development—Commerce) and approval of new Development/Site Plan. Along with this zoning request is the consideration of a related Development/Site Plan of a parking lot addition to the existing 3,700 sq. ft. retail building. This PUD is planned for the expansion of the subject site to accommodate a new sit-down/convenience food restaurant facility, with continued drive-thru window services. The property is located at 6901 Brooklyn Boulevard. 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 property owners. BACKGROUND The 6901 Brooklyn Blvd. property was the former Starbuck Coffee restaurant site, which was approved in 2006 and completed in 2007. The original intent of this 3,700 sf. building was to accommodate a new Starbucks coffee shop along with one or two other speculative retail/service tenants. These tenant spaces never materialized and the Starbucks closed down in 2010 after three years of business. The main parcel is 0.58 acres (25,414 sf.) in area and is currently zoned C2 (Commerce). The adjacent 6915 Brooklyn Blvd. is 0.22 acre (9,635 sf.) lot, which used to contain a small residential dwelling(now removed) is situated in the C 1 (Service-Office) zone. The Applicant is proposing a new "Slim's Pizza" restaurant, with indoor seating and drive-thru service lane, and is currently remodeling the entire building area and must expand the on-site parking to accommodate additional indoor/customer seating. To provide this additional parking, the Applicant acquired the residential home to the north of the subject site, which has since been removed and awaits redevelopment of the additional parking area. PC 08-16-12 Page 1 of 16 SITE/AERIAL MAP LOCATION tV f t cs, f` f , PUD CONSIDERATIONS The Planned Unit Development process involves the rezoning of land to the PUD designation followed by an alpha numeric designation of the underlying zoning district. This underlying zoning district provides the regulations governing uses and structures within the Planned Unit Development. The rules and regulations governing that district (in this case C-2) would apply to the development proposal. One of the purposes of the PUD district is to give the City the needed flexibility in allowing Developers to address specific site redevelopment issues or problems. 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. In this particular case, the Applicant is seeking modifications to allow a less than 15 ft. parking setback and green-strip requirement along a public street line, or this case, a 10-foot setback/green-strip from Brooklyn Boulevard; and allow a substantial reduction to the required 35-foot buffer requirements where a C2 development abuts an RI district. The less than 15 ft. green strip along Brooklyn Boulevard is consistent with other city approvals that have allowed such a green strip along a major thoroughfare where decorative screen walls or other screening devices have been used. According to previous city approved developments and PC 08-16-12 Page 2 of 16 planning reports, the Brooklyn Boulevard Market development directly across the street(east) of the subject site, was approved with a reduced parking setback along Brooklyn Blvd. subject to the developers proving a combined wrought-iron fence with decorative brick pillars, filled in with various types of landscaping shrubs (See attached Area Street Level Photos). A few commercial developments in the old Brookdale Mall area situated along Xerxes Avenue and County Road 10 were allowed reduced green-strip or parking setbacks subject to these added screening devices. Also, a gas station was originally designed and approved for this same northwest corner of 69th and Brooklyn Boulevard (never built) and yet it too was approved with less than 15-ft. green strip offset by a 3 1/2 ft. high decorative wall. Provisions for screening devices and suggested alternatives will be made later in this report, under the Site and Building Plan review. REZONING ANALYSIS The subject site is surrounded by C1 properties to the north, Rl-One Family and R-4 Multiple Family Residence to the west; C2 to the south; and PUD/C2 to the east. The current land use designation of this site is under the City's 2030 Comprehensive Plan is OS/RB (Office-Service Business and Retail Business). ZONING MAP LAND USE PLAN MAP x 151 five ci C, WILLO SCH0011 R5 R5 R5 R5 H IAVE N RS m 70TH AVE N 70th AV > Z� Ct Z .,. .,... PUDIC2 ut -..._. v w z Drcz --->...---.___---...-----}}}111---��— C"? /IL�LOW LANE PARK O�4 Ct ruorcz—a � nm-iiim 0 vv� Cz uDrc2 z C2 C2 3J O-<PPOST E C2 C2 \ `}., > C2 \ ( Y 1 \\C2 co la [� �a 68TH AVE N F'i With the two differing commercial zoning districts affecting these properties, and Mr. Abuisaineh's desire to combine these two properties into one single (user) parcel, along with the need to reduce setbacks and buffers for the parking area, Planning Staff recommended the Applicant submit an application requesting a new PUD. The benefit of this PUD will provide a new single zoning over the two parcels, but also provide some flexibility to Mr. Abuisnaineh's redevelopment/expansion plans presented under this PUD Development/Site Plan. The combining of these two parcels will be considered under separate application for a new preliminary plat to be titled"Monty Addition". PC 08-16-12 Page 3 of 16 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 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 development 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 planned improvements on the site will provide an opportunity to the Applicant to successfully expand and install additional parking needed for his new restaurant, and eliminate a vacant building site along this important arterial roadway system. 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 will not be a detriment to the neighborhood, and should have a positive effect on the community. The restaurant and parking expansion proposed by the Applicant are certainly consistent with what is acknowledged in the Comprehensive Plan; and the combination of the two parcels under a unified (new) Planned Unit Development designation rather than using the standard zoning, provides the flexibility the Applicant seeks in expanding this site. Overall, this development 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? Staff believes the proposed PUD zoning would be consistent with other surrounding land uses, as the existing building will remain and the parking is a simple expansion of this use. The current C 1 and C2 zoning have been in place for a number of years, and combination of these two parcels under a unified PUD/C2 zoning should not cause any real disruptions or negative impacts upon the surrounding uses. The expansion of the parking is minimal and should also have little to no effect on these surrounding land uses, including the single family uses. In fact, the single family (residential) uses to the north in the CI Zone are legal non- conforming uses by City Code, and the other remaining RI single-family and R4 areas are planned to become OS/RB uses in the future. c. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? Under this proposed PUD and the related development/site plan, the proposed use as a PC 08-16-12 Page 4 of 16 restaurant and parking area all allowable and permitted uses in the C2 District. The creation of this PUD will allow for limited flexibility to the Applicant in providing reduced buffer requirements, which will be addressed under the Development/Site Plan review. The City will identify and provide under a future PUD agreement certain restrictions and uses allowed or approved for this site, and may identify and provide for needed standards or requirements as the development dictates or as the Planning Commission and City Council require. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? In terms of physical and/or zoning classification changes, this area of Brooklyn Boulevard (including the subject site and the immediate surrounding properties) has seen some of the most significant changes approved or experienced by the City, especially the last 10-12 years. In the early 1990's, the City commissioned a Brooklyn Boulevard Amenities Study, which planned for certain roadway and amenity improvements along this corridor, from I-694 northward. Brooklyn Boulevard began seeing improvement installed in 2000-2002 as part of the Hennepin County project, which included widening the roadway, new medians, trails and sidewalks and decorative street lighting. The project also included the City's coordination of various landscape amenities as part of this reconstruction, which included landscaping nodes placed at the corners; colored concrete pavers; ornamental iron fences; ornamental benches; landscaping islands, and ornamental pedestrian light fixtures. Most of these improvements are evident today, especially in and around this Brooklyn Blvd. and 69th Avenue intersection. In 2002, the `Boulevard Market" properties to the east of the subject site (directly across from Brooklyn Boulevard) were developed, which included a rezoning of a number of RI One Family Residence properties along with various commercial establishments zoned as C2 (Commerce), all of which were combined (replatted) and rezoned into a new overall PUD/C2 district. The PUD plans approved a 3,960 sf. Super-America convenience store/gas station/car wash; a 4,230 sf. restaurant or retail building; a 4,538 sf. Culver's Restaurant; and a 21,500 sf. multi-tenant retail building. Most of this development is complete except for the 4,230 sf. retail site. As part of this PUD plan approvals, the City authorized the reduction of parking/drive aisle setbacks and green strips along the Brooklyn Boulevard corridor, plus a significant reduction in the 35-foot buffer requirements from the adjacent residential neighborhood. Another significant change farther away, but near the area is the Northwest Family Services Center/CEAP office improvements at the corner of Brooklyn Blvd. and 71 st Avenue N. This new PUD allowed the use of specific setback standards to provide green and open space areas from the existing neighborhood, flexibility in the location of interior lot lines, parking and structured parking setbacks, and the ability to deviate from the dedication of the standard side yard drainage and utility easements. One of the most significant and recent change in the area occurred in 2011, when the City re- authorized the PUD rezoning and an updated Development/Site and Building plans for the PC 08-16-12 Page 5 of 16 new Luther Honda and Luther Toyota City dealerships, which are located at the southeast corner of Brooklyn Boulevard and 69th Avenue (kiddy-corner from the subject). Brooklyn Boulevard, from I-694 to the south city boundary line, is currently undergoing its own separate and extensive evaluation and corridor study by a city consultant firm. The report intends to provide a number of findings and recommendations regarding land use and zoning issues; traffic, transportation and intersection improvements; sidewalk and trail options; and landscaping and lighting options or alternatives. At this time, there are no other major or significant changes to the area of Brooklyn Boulevard near the subject site. 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 significant 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 subject site currently contains a 3,700 sq. ft. retail building, a 20-car parking lot; and a 0.22 acre vacant parcel of land. The combined area of the two parcels will be approx. 0.8 acres. The approvals of the former Starbucks/multi-tenant retail building on the main parcel site was evaluated and met the zoning and development standards established under the C2 zoning district in 2006. The continuation of this use and expansion of the building's parking area is generally suited for this area and those permitted under the current [underlying] C1 and C2 zoning districts. The Applicant intends to combine these two parcels together under a replatting process, which eliminates another driveway conflict onto Brooklyn Boulevard. Generally speaking, it is the City's position that inappropriate single family residential uses in the Brooklyn Boulevard corridor should be replaced with other uses. Numerous access points for single family residential homes on Brooklyn Boulevard cause potential traffic problems. Consolidating, eliminating and reducing access points on Brooklyn Boulevard are considered a benefit. To continue with the residential use would be inappropriate. Consolidation is necessary for commercial redevelopment. 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? PC 08-16-12 Page 6 of 16 The new PUD/C2 zoning should comply with the current 2030 Comprehensive Plan, particularly the land use plan, which identifies this area, and the entire block, as a preferred OS/RB land use. The Applicant's desire of combining parcels along Brooklyn Boulevard works best to effectively control development and traffic in this busy corridor. Through the Planned Unit Development process, the City can negotiate controls of land use as promotion to the community's best interests. A restaurant or retail land use falls reasonably within the established surrounding land uses and for those planned in this sector of the city. In general, Staff would support this PUD proposal as it does appear to have merit beyond just the particular interests of the developer and should lead to redevelopment that can be considered consistent and compatible with surrounding land uses. The proposal is consistent with the City's Comprehensive Plan for this area and can be considered in the best interests of the community. 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 an ideal opportunity to keep a relatively new commercial building intact, occupied and functional for its intended use. This new PUD 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 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. DEVELOPMENT PLAN/SITE & BUILDING PLAN REVIEW The Development Plan for this PUD is relatively simple. The plans call for leaving the main building intact, with no major changes to the exterior or main parking areas. The primary improvements to be made include adding 25 new parking stalls on the newly acquired lot at 6915 Brooklyn Blvd.; extending and installing new screening fence and landscaping along the westerly and northerly perimeters of the site; and closing off the old driveway that served 6915 Brooklyn Blvd. Afterwards, the site will have 38 new and existing stalls to serve this restaurant use. ❖ BUILDING The Applicant's building is primarily a 4 x 8 inch field brick,red in color exterior in combination with a smooth finish concrete masonry unit, limestone in color. The rear of the building is a concrete masonry unit painted to match the field brick color. Anodized aluminum storefront system with insulated aluminum panels are proposed at the southeast corner of the building with anodized storefront. There are no changes or additions planned for this building, other than those improvements being made under an interior remodeling [building] permit. PC 08-16-12 Page 7 of 16 ❖ ACCESS/PARKING Access to the subject site is to be gained through two 24 ft. wide curb cuts, one located at the northerly portion of the site along Brooklyn Boulevard and the other on the southerly portion of the property on 69th Avenue North. These are both right-in/right-out only accesses due to the existing medians in Brooklyn Boulevard and 69th Avenue North, both of which roadways are controlled by Hennepin County. HC officials have indicated that only one access would be granted to this site off each roadway segment, and median cuts to allow full-turning movements would not be warranted or allowed at this time. Vehicles entering the site from Brooklyn Blvd. and wishing to park will have the ability to go straight, left or right and locate a parking space. Vehicles that wish to use the drive-thru service lane will need to turn right, maneuver around the northerly parking drive-aisle and enter into the re-established drive-thru lane along the westerly boundary of the subject site. The drive-thru service lane as it exists today is being shut-off to accommodate this new traffic movement, as a recommendation by the City Engineer. Vehicles that enter from the south will have no option but to turn right into the parking area, and may choose to either park or drive northerly through the remaining parking areas and enter the drive-thru service lane as noted previously. The site plans to incorporate 38 total parking spaces. The new restaurant [building permit] plans indicate seating for 68 patrons. Code requires 1 space per 2 seats, plus 1 space for each 2 employees. The Applicant indicated that up to 4-6 employees will serve the restaurant at one time, and required parking should be calculated as follows: • 68 seats/2 =34 spaces • 6 employees/2 = 3 spaces • Required number of parking=37 spaces. The City allowed restaurants in the new Shingle Creek Crossing development to park at 10 spaces per 1,000 sf. of GFA—or in this case: 3,700/1000=3.7 x 110 =37 spaces. The drive-up lane servicing the existing food pick-up window will remain on the west side of the building and maintained as a one-way drive. Two way driving lanes will serve the parking adjacent to Brooklyn Boulevard and on the north end of the site. Traffic control signs indicating the one way nature of this drive-thru lane, along with painted arrows on the parking surfaces, will need to remain or be posted at the southerly end of the building. ❖ GRADING/DRAINAGE/UTILITIES The applicant has provided preliminary grading, drainage, utility and erosion control plans which have been reviewed by the Director of Public Works/City Engineer. These comments are attached for the Commission's review. Sanitary sewer and water connections are existing and there are no changes anticipated with this PUD improvement plan. The new parking area is panned to have two new storm-water catch basins installed, and connections made to the site's existing storm water systems. B-612 curb and gutter is to be provided around all driving and PC 08-16-12 Page 8 of 16 parking areas in accordance with city ordinances. ❖ LANDSCAPING/SCREENING Landscaping is based upon the Landscape Point System used by the City in any new multi- family, retail/service or industrial development. For restaurant/retail/service uses, sites under 2 acres are required to provide up to 80 landscape points. When the existing building was constructed in 2007, the site and building plan was approved with 80 landscape points, which consisted of four Swamp White Oak trees, two Scotch Pines and one Black Hills Spruce, four Spring Snow Crab and 44 shrubs including Dwarf Burning Bush, Ivory Halo Dogwood, Endless Summer Hydrangea, and Teschney Arborvitae. For all intents and purposes, this site met these landscaping requirements at that time. Even with the additional parcel to the north and parking area, the site would still need to attain 80- points, and existing/remaining trees may be counted or calculated towards meeting this point system. The applicant did not submit a separate landscape plan as part of this PUD plan packet, but does provide landscaping notes or items on the Dimension/Removal Plan and Grading Plan. The Applicant intends to plant four additional deciduous trees along Brooklyn Blvd.; three coniferous trees near the northwest corner; and five new shrubs along the north boundary line. Pursuant to City Code Sect. 35-711 — Parking Lot Screening- all parking areas abutting residential lots must be screened by a solid wall or opaque fence at least 6-feet in height. The main building site (6901 Brooklyn Blvd.) currently has a 6-foot high, white vinyl maintenance free screening fence along the westerly and northerly boundary lines. This fence was installed as part of the site and building plan approvals of 2006. As part of this PUD consideration, Staff is requiring that a similar style fence be used to screen the new expanded parking areas from these other residential uses. © FENCING TO BE REMOVED -a.ai} rc a esk ooh o'� _.: .:GREEN F.... casrwa y rnr.ws \\ EXISTSTING .c 'r N SCREEN FENCE `-- a- AeuAa . ' cxrsrac AvAF1LENr � .' � _ y x PC 08-16-12 Page 9 of 16 As noted in the PUD Considerations section of this report, other developments throughout the City were allowed with reduced buffers or parking/green-strips setbacks when it was deemed appropriate or reasonable, and in some cases if added screening measures/devices were provided. Under this PUD process, the City can prescribe reasonable alternatives or measures as part of any "trade-off' in allowing reduced buffers or setbacks. In Staff's opinion, the extension of the 6-foot high [maintenance-free] fencing along the westerly and northerly lines appears adequate and should provide suitable buffering from the abutting residential uses. The approvals of the original Starbuck's Coffee shop site did not require any added screening or landscaping along Brooklyn Boulevard or 69h Avenue, primarily because the development met the required 15-foot setbacks along these roadways. If the City should agree to accept these reduced setbacks and buffers, additional screening along Brooklyn Boulevard may be warranted. Due to the fact vehicles will be parked facing out towards Brooklyn Blvd. and headlight wash could be potentially an issue, Staff would suggest the Applicant provide additional screening along this area. Options could include a similar picket style fencing as seen along the adjacent neighboring R4 property located at 4408 — 69h Avenue North (see attached photo) or a similar style wrought-iron fencing and landscaping screening as seen across the street in the Brooklyn Market development. The new fencing would only need to be approximately 3 to 3-%2 -feet in height, with said fence/landscaping installed within the proposed 10-foot green-strip portion between the new parking lot area and Brooklyn Blvd. Should the Commission feel more inclined, this fencing/landscaping screen could be extended all along the other portions of the existing parking areas, all the way down to the 3-car space area located near the southeast corner. 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. ❖ LIGHTING/TRASH 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 must be submitted prior to any issuance of building permits. The Applicant did not submit a detailed lighting plan for this site, but due to the relatively small nature (size) of the new parking are, Staff is confident all new lighting should be minimal and will meet or exceed those requirements established under Section 35-712 of the city ordinances. This review and final considerations can be accomplished under building/land disturbance permit review. All trash is handled in the existing trash enclosure area located along the southwest corner of the building. There are no plans to relocate this enclosure to the new parking areas. PC 08-16-12 Page 10 of 16 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 Applicant seeks in the redevelopment of this site. With that in mind, Staff recommends the Planning Commission consider the zoning change of this site from Cl (Service-Office) and C2 (Commerce) to new PUD/C2 (Planned Unit Development — Commerce) district, based on the following findings, which are also memorialized in the attached Planning Commission Resolution No. 2012-18: 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 commercial sector, especially within the Brooklyn Boulevard corridor area, and will help stimulate new investments in the neighborhood and community. F. The proposed rezoning 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, tax base and eliminates a vacant commercial building site; ii. provides for the redevelopment of a potentially obsolete and underutilized site into a use(s)that address needs in the marketplace; iii. The proposed rezoning and related development plan will provide an opportunity to create a new zoning district provides for a more flexible use of the commercial site and which encourages good design. PC 08-16-12 Page 11 of 16 With these findings, Staff recommends the Planning Commission provide a recommendation to the City Council to authorize the change of zoning of the subject site from C1 (Service-Office) and C2 (Commerce)to PUD/C2 (Planned Unit Development—Commerce) district, and approval of the related Development/Site Plan of the subject site, subject to the following conditions: 1. All conditions noted in the City Engineer's Review Memorandum (dated 08/06/12) and all other subsequent or updated conditions required by the City Engineer are submitted and/or fulfilled. 2. The Applicant must apply for and receive final plat approval to combine the two parcels under this PUD. No work on the parking area will be permitted unless authorized by the City Engineer. 3. The Applicant shall provide additional opaque screening fence, minimum 6-feet in height, along the entire westerly and northerly boundaries of the subject site. 4. Applicant shall provide additional fencing and/or screening to a minimum of 3 to 3.5 feet in height within the 10-foot green-strip setback area between the new parking area and Brooklyn Boulevard. Landscaping will be installed along this fencing area and be adjusted accordingly to the new fence's opacity, with plant materials and amount to be determined and approved by the City's Business and Development Director. 5. The Applicant shall submit a photometric plan for all new lighting on this site. All new lighting shall meet or exceed those requirements established under Section 35-712 of the City Ordinance. The review and final considerations must be completed under the building permit and/or land disturbance permit review. 6. 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. 7. The Applicant shall enter into and execute a new PUD development agreement as prepared by the City Attorney. PC 08-16-12 Page 12 of 16 6901 & 6915 BROOKLYN BOULEVARD SITE PHOTOS a Entrance off 691h Aveneu N. (6-ft. High Screening Fence) =,ah 0 a" xt 0. .. 1 Front Elevation of Building—(6-ft. Fence and Landscaping in rear) PC 08-16-12 Page 13 of 16 .- a =MI Y ' y3u ,3p � a Entrance into 6915 Brooklyn Blvd. (to be removed) .M #6 4 n e �F Ilp O `y i fit` Looking Southward PC 08-16-12 Page 14 of 16 00 ® d o0 Wrought-iron Fence w/Decorative Pillars and Landscaping Wrought-iron Fence w/Decorative Pillars and Landscaping PC 08-16-12 Page 15 of 16 a Vti 0 ar 1114+ ++ •+„ flit 3-Ft. High Picket Style Fencing in front-yard area of R4 Site 4408—69th Avenue N. PC 08-16-12 Page 16 of 16 Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2012-18 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-017 SUBMITTED BY OMAR ABUISNAINEH TO REZONE PROPERTY LOCATED AT 6901 - 6915 BROOKLYN BOULEVARD FROM C-1 (SERVICE/OFFICE) AND C-2 (COMMERCE) TO PUD/C-2 (PLANNED UNIT DEVELOPMENT— COMMERCE) DISTRICT AND APPROVE A NEW DEVELOPMENT/SITE PLAN WHEREAS, Planning Commission Application No. 2012-017 submitted by Omar Abuisnaineh proposes a Rezoning from C-1 (Service/Office) and C-2 (Commerce) to PUD/C-2 (Planned Unit Development —Commerce) District and approval of new Development/Site Plan for the properties located at 6901 and 6915 Brooklyn Boulevard; and WHEREAS, the proposal comprehends the rezoning of the above mentioned property to facilitate the planned and future expansion of a proposed parking lot addition on the subject properties; and WHEREAS,the Planning Commission held a duly called public hearing on August 16,2012,whereby a planning report was presented and public testimony regarding the rezoning and development plan were received, and WHEREAS, the subject properties are identified and guided in the 2030 Comprehensive Plan as OS/RB (Office-Service and Retail Business) use, and the proposed PUD/C2 Zoning comprehended under this application would be consistent with this underlying land use category; 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, along with the provisions and standards of the C2 (Commerce) district contained in Section 35-322, along with 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. 2012-017 submitted by Omar Abuisnaineh be approved based upon the following findings: 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; PC RESOLUTION NO.2012-18 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 commercial sector, especially within the Brooklyn Boulevard corridor area, and will help stimulate new investments in the neighborhood and community. F. The proposed rezoning 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, tax base and eliminates a vacant commercial building site; ii. provides for the redevelopment of a potentially obsolete and underutilized site into a use(s) that address needs in the marketplace; iii. The proposed rezoning and related development plan will provide an opportunity to create a new zoning district provides for a more flexible use of the commercial site and which encourages good design. G. 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. PC RESOLUTION NO. 2012-18 BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Application No. 2012-017 submitted by Omar Abuisnaineh be approved subject to the following conditions and considerations: 1. All conditions noted in the City Engineer's Review Memorandum (dated 08/06/12) and all other subsequent or updated conditions required by the City Engineer are submitted and/or fulfilled. 2. The Applicant must apply for and receive final plat approval to combine the two parcels under this PUD. No work on the parking area will be permitted unless authorized by the City Engineer. 3. The Applicant shall provide additional opaque screening fence, minimum 6-feet in height, along the entire westerly and northerly boundaries of the subject site. 4. Applicant shall provide additional fencing and/or screening to a minimum of 3 to 3.5 feet in height within the 10-foot green-strip setback area between the new parking area and Brooklyn Boulevard. Landscaping will be installed along this fencing area and be adjusted accordingly to the new fence's opacity, with plant materials and amount to be determined and approved by the City's Business and Development Director. 5. The Applicant shall submit a photometric plan for all new lighting on this site. All new lighting shall meet or exceed those requirements established under Section 35-712 of the City Ordinance. The review and final considerations must be completed under the building permit and/or land disturbance permit review. 6. 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. 7. The Applicant shall enter into and execute a new PUD development agreement as prepared by the City Attorney. August 16, 2012 Date Chair PC RESOLUTION NO. 2012-18 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. MEMORANDUM DATE: August 6, 2012 TO: Tim Benetti, Planning and Zoning Specialist FROM: Bruce Johnson, Engineering Technician Supervisor Steven L. Lillehaug, City Engineer/Director of Public Works SUBJECT: Public Works—Revised Preliminary Plat and PUD Review for MONTY ADDITION Public Works Department staff reviewed the preliminary plat and final plat submittals dated July 18, 2012, for the proposed MONTY ADDITION and provide the following revised recommendations: General: 1. All existing public easements that are prescribed to be dedicated on the final plat must be vacated. If the public easement is to remain,the easement must be shown on the preliminary and final plats with recorded document number referenced. 2. Legal descriptions and easement vacation documents must be obtained for all existing easements, which must be vacated as part of the subdivision and site redevelopment process. 3. A lighting plan is required to be submitted as part of this application and review of the PUD and Site Plan(Ordinance 35-355). This must be provided for evaluation. 4. The site has a net increase in impervious areas. An attempt must be made to meet all water quality, quantity, rate and infiltration standards. 5. The civil plans must be certified by a licensed engineer in the state of Minnesota. 6. All work performed and materials used for construction of utilities must conform to the City of Brooklyn Center's standard specifications and details. The City's standard details must be included in the final site plans. 7. 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 as determined and directed by the City Engineer. 8. 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. 9. Private site appurtenances (e.g. light poles, signs, etc.) must not encroach on public easement areas. For appurtenances that provide adequate setback and will not have any direct impact on the public elements within the easement area as approved by the City, an Preliminary Plat and PUD Review Memo—Monty Addition Page 2 August 6, 2012 encroachment agreement is required for any element that is allowed and agreed to encroach in those easement areas. 10. All islands must have raised B6-12 curb and gutter. 11. Provide turning movements for the entire site. Easements, Agreements and Plat: 12. An updated certified abstract of title or registered property report must be provided to the City Engineer and City Attorney for review at the time of the preliminary plat application (within 30 days of preliminary plat application).Additionally, this will need to stay current and be updated through the approval process as required to maintain and be current within 30 days of release of the final plat. 13. The proposed plat is located adjacent to Hennepin County right-of-way. Minnesota Statutes require that the City submit the plat to Hennepin County for written comments and recommendations. All Hennepin County comments must be conditions of approval. Preliminary Plat: 14. Show the name and address of the subdivider. 15. Show any proposed zoning changes. 16. All sidewalks adjacent to City or County property must be contained within the respective right of way or dedicated as easement. It must include the sidewalk plus a 2 foot clear zone behind the sidewalk. 17. All curbing for 69th Avenue and Brooklyn Boulevard must be contained within the respective right of way or dedicated as easement. Prior to Issuance of Land Alteration and Building Permits: 18. Submit a recorded copy of the restrictive covenants (subdivision agreement). 19. Submit final site plans and specifications for review and approval by the City Engineer in form and format as determined by the City. The final plan must comply with the approved preliminary plan. 20. Submit a letter of credit or cash escrow for the land disturbance portion of the project in the amount of 150%of the estimated cost or in the amount determined by City staff to comply with the land alteration permit, site improvements and to restore the site. The developer may submit one itemized letter of credit, if approved by City staff. The City will not release or reduce the letter of credit or cash escrow until work has been completed according to the final site plans approved by the City. 21. A Construction Management Plan and Agreement is required that addresses general construction activities and management provisions,traffic control provisions, emergency management provisions, storm water pollution prevention plan provisions, tree protection provisions, general public welfare and safety provisions, definition of responsibility provisions,temporary parking provisions, overall site condition provisions and non- compliance provisions.The plan must be in a City approved format and must outline minimum site management practices and penalties for non-compliance. 22. Submit a$2,500 separate cash escrow for the construction management plan elements as part of the non-compliance provision. This escrow must be accompanied by the agreement and signed by the developer and property owner. Through this document,the developer and property owner will acknowledge: Preliminary Plat and PUD Review Memo—Monty Addition Page 3 August 6, 2012 a. The property will be brought into compliance within 24 hours of notification of a violation of the construction management plan, other conditions of approval or City code standards. b. If compliance is not achieved,the City will use any or all of the escrow dollars to correct any deficiency and/or issue. 23. Schedule and hold a preconstruction meeting with the City staff. All aforementioned items, comments and recommendations are provided based on the information submitted by the applicant at the time of this review.The preliminary plan(site plan and preliminary plat) and final plat must be developed and maintained in substantial conformance with the referenced plans, unless modified by the staff recommended conditions above. Subsequent approval of the final plat may require additional modifications based on engineering requirements associated with final design of the water supply, storm drainage, sanitary sewer, final grading, geometric design and other design elements as established by the City Engineer and other public officials having jurisdiction over approval of the final site plans. PRELIMINARY PLAT FOR MON T'Y ADDITION Call 48 Hours before digging / \ \ \ GOPHER STATE ONE CALL / \ ' ZONING \ LEGEND Twin Cities Area 651-454-0002 ` , \ . DENOTES FOUND IRON MONUMENT MN. Toll Free 1-800-252-1166 EXISTING O DENOTES SET 1/Y X 18'REBAR I , 6901 BROOKLYN BLVD. C-2 COMMERCE 6915 BROOKLYN BLVD. C-1 SERVICE/OFFICE WITH PLASTIC CAP'PLS 25105' \ M DENOTES CONCRETE SURFACE / � t \ / \k i L ` 'i \ PROPOSED \ 8901 &8915 BROOKLYN BLVD. PUD/CIA(PLANNED UNIT / 00 r 'ear^` , --o—DENOTES WHITE PLASTIC PRIVACY FENCE DEVELOPMENT) -- --DENOTES SETBACK LINE DENOTES FIRE HYDRANT SETBACK REQUIREMENTS (M) DENOTES MEASURED DISTANCE (P) DENOTES BUILDWG SETBACK ,--999.9—DENOTES EXIsTiNG 1D10'CONTOUR LINE �p JGE 50� ��• / ` es�__�_ N �G�PC ,/ M1 �.r \5 ° \\ �T 10 *9sgs.9gDENOTES EXISTING SPOT CONTOUR ELEVATION NE ac CORNER SIDE 25 © MOTES GAS METER \ PROPOSED PARKING SETBACK IN DENOTES ELECTRIC METER v9�� X, CP � .�k r� .,.' r� \ `` FRONT 10 ® DENOTES STORM SEYA7t MANHOLE \ r U" r \ SIDE/REAR 5 OS DENOTES SANITARY MANHOLE 9i'\1? a169Q�P ``� r 1 ` f, \ \` \ �, DENOTES UNKNOWN MANHOLE DENOTES POWER POLE 0 20 40 aea.ao I r i \ �c3 \ E= DENOTES GUY ANCHOR °°r'° /PID#27 4119-21-33-0099 t ` , \ \ \ a DENOTES DECIDUOUS TREE — — — — — — — I REALTY LLC .'� 1 �' i °\ / . \ \ DENOTES CONIFEROUS TREE SCALE IN FEET MONT I Cl-"?�ON/NG s / • . :•. \ DEN07E5 ARBORVITAE \ ARQA-9,63S- Q. FT. \ DENOTES WATER SHUTOFF VALVE t rr .a ��.–' ,/ ` � °' � \� (� DENOTES STORM CATCH BASIN \ , .: . DENOTES LIGHT POLE zl\ oe —DENOTES OVERHEAD ELECTRIC —DENOTES SANITARY SEWER LINE v—DENOTES WATERMAIN LINE \ —«—DENOTES STORM SEWER LINE G —DENOTES STORM SEWER LINE DENOTES FIRE CONNECTION/SPRINKLER PID11 27-119-21-33-0019 , \�` {O� 1 JOHN CLUETT✓R. r^. ', "�, � , a �. , �`, Gj- \ LEGAL DESCRIPTION _ �` "`� INN I° » _ �?' `� J O \q� \ Par 1 That part of Lot 5, Block 1,Sunset Manor, lying Northeasterly of the plat of Cady d'` 2 F ° Par. 2: That part of Lot 1, Block 1, Cady Addition, embraced within Lot 5, Block 1,Sunset Manor. Sub)sct to drainage and utility easements as shown an plat: (as to land In Par 2) AN Lot Z Block 1. Cady Addition. according to the recorded plat thereof. I- — — •a +i� ` `�° \, \\ \� •°° \ \ Subject to 0 +' ` °o LOT AREA HARDCOVE- - - - ° R EXISTING LOT 1 –9,635 SO. FT. LOT 1&2 EXISTING IMPERVIOUS AREA 20.755 SO. FT. EXISTING LOT 2- 25,414 SO. FT. TOTAL AREA OF EXISTING LOT 1k2 35,049 SO. FT. PROPOSED NEW LOT 1 - 35.049 SO.FT. HARDCOVER 59.2% yc REFERENCE BENCHMARK ELEVATION a 868.44 O TOP NUT OF HYDRANT AT SW QUAD OF 69TH AVE. N. AND LEE AVE. N. c2-zaw '8a•� \ PROJECT BENCHMARK AREA=2aO�4 SQ.` ,0 I 1 r ad ° a 0.58 AC.) `, t t \ ELEVATION– 868.38 O TOP NUT OF HYDRANT I NWLY QUADRANT OF BROOKLYN BLVD AND 69TH `. qEa 4 t t 1 \ \\ AVE. N. E'LY OF PARKING LOT. N 1 y .. 9' i r ?4:2 t ( EXISTING APARTMENT W + _ "� :. ".:+... r --- � r `y ° g �� \ \ 3�NOTE BUILDING • �--T---- '77 ! 1.THE BASIS OF THE BEARING SYSTEM IS BASED ON THE SOUTHERLY LINE OF CADY ADDITION,ASSUMED TO BEAR NORTH \ 89 DEGREES 51 MINUTES 51 SECONDS EAST. I `\ g —�/ 2.NO SPECIFIC SOIL INVESTIGATION HAS BEEN COMPLETED ON THIS LOT BY THE SURVEYOR. v ' v V -- r �' : —_ � 1l1 \ 3.NO TITLE INFORMATION WAS PROVIDED FOR THIS SURVEY.THIS SURVEY DOES NOT PURPORT TO SHOW ALL EASEMENTS ! \ OF RECORD. O -0 ! i rr / ~ \ • 4.EXISTING UTILITIES AND SERVICES SHOWN HEREON OWNER LOCATED EITHER PHYSICALLY ON THE GROUND DURING THE S I 1 r I SURVEY OR FROM EXISTING RECORDS MADE AVAILABLE TO US OR BY RESIDENT TESTIMONY.OTHER LmUTIES AND PID y 27-119-21-33-16016.:°'- V » a# —, I SERVICES MAY BE PRESENT.VERIFICATION AND LOCATION OF UTILITIES AND SERVICES SHOULD BE OBTAIN FROM THE IEUGENE R. & DIANE M. WRIGHT.`.. L `—'j– r =– _ Y` OWNERS OF RESPECTIVE UTILITIES BY CONTACTING GOPHER STATE ONE CALL AT(851)454-0002 PRIOR TO ANY DESIGN, c – t PLANNING OR EXCAVATION. I 4 4'4y� . • — ,.,_,,� .� -6.95 189.V 7 *15-44561E \ DRAMMW AAA)UALITY EAS MSS ARE SNDIMM DAIS: - - - - - - - - - - - - - - - - - -- - - - -^4 - - - - - ��.- - - ------------------ I-L L._g mss_ \\ i I I 10 r 4 y 69TH A NORTH e JUL ( 1 2 12 P w L 1 P4 —> > > > m- - - - - - - - -- , , , >- >_ > (NOT TO SIM4 ) SEW 5 FEET AM mvin AND AOuq m LOT LWAS UWE5'S 07M NWSE SHOW AND 10 FEET NN WDTAK AM ADdgM•WT RIWMT OF MY LAO'$UNLESS OWB MSE SHOW ON THE PLAT NO. DATE wicip110N BY ENGINEERING DESIGN & SURVEYING I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND JOB NAME: OMAR ABUISIMNEH DRAWN BY: CG PROD. N0. 12-037 6480 Wayzata Blvd. Minneapo is, MN 55426 THAT I AM A DULY LICENSED SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. PREUMINARY PLAT OFFICE: (763) 545-2800 FAX: (763) 545-2801 'Ad Jti✓%w',,V: DATED.- 7/17/12 LOCATION: 6901 & 6915 BROOKLYN BLVD CHECKED BY: VS SHEET NO. 1 OF 1 EMAIL: info @edsmn.com WEBSITE: http://edsmn.com BROOKLYN CENTER, MN 55429 Call 48 Hours before digging EXTENDED PARKING LOT LAYOUT GOPHER STATE ONE CALL DIMENSION & REMOVAL PLAN Twin Cities Area 651-454-0002 MN. Toll Free 1-800-252-1166 / ,{ ° \ \ PARKING REQUIREMENTS LEGE� PASTING STALLS: 13 EXISTING RoN MONUMENT / !pyr ✓" « l\ \ PROPOSED 25 o DEN07ES SET 112'X 18'REBAR G" \ rNTH PLASTIC CAP�s 25105• P TOTAL STALLS 36 ` E DENOTES CONCRETE SURFACE r \ REQUIRED STALLS: DENOTES V41TE PLASTIC PRIVACY FENCE a P � PER SEATS 25 \PER EMPLOYEES 5 DENOTES SETBACK LINE TOTAL REQUIRED 30 DENOTES FIRE HYDRANT r \ £ 8812 CdkG� \ DENOTES MEASURED DISTANCE ' y R-2. 1 � � .fit DENOTES PLATTED DISTANCE ZONING ® DENOTES GAS METER I EXISIM ® DENOTES ELECTRIC METER _ ^r 8812 CkG T �' ® 89M BROOKLYN BLVD. C-2 COMMERCE ® DENOTES SANITARY MANHOLE 5915 BROOKLYN BLVD. C-1 SERVICE/OFFICE 49 DENOTES UNKNOWN MANHOLE f: A �� PROPOSED POLE / �� • f � \ \\ 6901 8:6915 BROOKLYN BLVD. PUD/CIA(PLANNED UNIT DEVELOPMENT) - DEN07ES GUY ANCHOR �1 DENOTES DE;gD0005 TREE s PAVEMENTf, � �� \ SETBACK REQUIREMENTS DENOTES CONIFEROUS TREE \ Se7BA01 oo+o7ES ARBORVITAE FRONT 35 SIDE 10 DENOTES WATER SHUTOFF VALVE f � , o \ R-3 D 2 / ` � r r, �� \ COR ER SIDE 2255 DENOTES STORM CATCH BASIN c DENOTES LIGHT POLE PROPOSED PARIa10 SETBACK FRONT 10 DENOTES OVERHEAD ELECTRIC SIOE/REAR 5 DENOTES SANITARY SERVER LINE DENOTES WA7MAIN LINE R � DENOTES STORM SEWER LINE 1 8812 cake °� •, \ LEGAL DESCRIPTION - — —DENOTES STORM SEUR LINE ..� f �.•� `'�• t„a u w DENOTES FIRE CONNEC-TION/SPRINKLER �i� Par 1: That part of Lot 5. Block 1.Sunset Manor. lying Northeasterly of the P�►voao+T `` � �. A ��chat part of Let 1. Block 1.caw PROPOSED :. 4� "\Cz part r AaaRlan, emtwaaea.Rnrk Lot s, Block 1.Sunset Manor. DEN07ES PROPERTY LINES Subject to drainage and utility easements as shown an plat: (as to land In Par DENOTES SAWCUT BITUMINOUS SURFACE AND DENOTES 8812 CURB R GUTTER \ Tat 2.Block 1. Cady Addition. according to the nk:ardsd plat thereof. Subject to DM07ES. DIRECTION OF TRAVEL — — — — — — — - LOT AREA DENOTES PROPOSED DECIDUOUS TREE SAT EXIS7Nli � <f ° �Z` �� EXISTING LOT 1 - 9.835 SO. Fr. DENOTES PROPOSED SHRUB I'. '�` �ti �y �_ EXISTING LOT 2- 25.414 SO. FT. .._. � BITUMINOUS ,� \ p PROPOSED NEW LOT 1 35.049 50.FT �� \ HARDCOVER DENOTES CONIFEROUS TREE MA7t:Y EXISTING XK, CURB LOT 1k2 EXISTING IMPERVIOUS AREA 20.758 S0. FT. REMOVAL NOTES TOTAL AREA OF EXIISTING LOT 1&2 35.049 SQ. FT.HARDCOVER 59.2% REMOVE EXISTING HITUNINDUS 71 �✓ � � � \ ®RE]OVE EXISTING ClN2H I lT' ✓ �� A A REMOVE EXISTING HOUSE s ) ✓�� i \,- ®REMOVE EXISTING CONCRETE SMEVALK ( �REMOVE EXISTING CONIFEROUS TREE REMOVE EXISTING DECIDUOUS TREE 1 � z Xr GENERAL NOTES " 1 THE BASIS OF THE BEARING SYSTEM IS ASSUMED t --- v t> � •"\`•1 �..a r l� 2.NO SPECIFIC SOIL INVESTIGATION HAS BEEN COMPLETED 1.1.1�.1.1.1.1�.1�.1.�.11l.�.11. ON THIS LOT BY THE SURVEYOR. i -r ..............--- ._._.... +..+" �� \\ 3.THIS INFORMATION PROVIDED SURVEY. SURVEY DOES NOT PURPORT TO SHOW ALL i EASEMENTS OF RECORD. -6-95 4 `� ` OWNER LOCATED SERVICES OCATED EITHER PHYSICALLY ON THE GROUND ,l'� DURING THE SURVEY OR FROM EXISTING RECORDS MADE k 18,'. 'i ! I t> x n s5 r "$� ., t " �� .. .-.--•--•--'' -' `d UTILITIES AND SERVICES MAY BEJPRE ENT.VERIFICATION i �,:' AND LOCATION OF UTILITIES AND SERVICES SHOULD BE \ _......_ ._. _......__ �— _ .._...._.._..._.._.. _ PRIOR TO ANY DESIGN PLANNING OR EXCAVATION """"'" l OBTAIN FROM THE OWNERS OF RESPECTIVE UTILITIES BY — .'' � �� CONTACTING GOPHER STATE ONE CALL AT(851)X540002 .r' \ _ £6 .........�.........._............—........ ...._.. _._.. i ,� 0 20 40 -- a :...:,_ ...I _.::..- ..__._ ....z �..........._.... ::..:._.... ....._:..... ...... . ..... — .......... SCALE IN FEET I _.._..__ ................ ............... .............�............._ _..........._; - _....._........._ .............._......._... _....__.._.. _ .... ........................... N0. DATE DESCRIPTION BY ENGINEERING DESIGN & SURVEYING I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION.AND JOB NAME: EXTENDED PAWNG LOT 6480 Wayzata Blvd. Minneapolis, MN 55426 THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA DIMENSION & REMOVAL PLAN DRAWN BY: CG/VS PROJ. NO. 12-037 OFFICE: 1763) 545-2800 FAX: (763) 545-2801 A!ad-5+on . 7/17/12 LOCATION: 6901 e$ 6915 BROOKLYN BLVD. 4MEMAIL: info@edsmn.com WEBSITE: http://edsmn.com VLADIMIR SIVRIVER P.E. NO. 25105 DATED BROOKLYN CENTER, MN 55429 CHECKED BY: VS SHEET NO. C1 GRADING P AR Call 48 Hours before digging 0 20 40 GOPHER STATE ONE CALL 4 Twin Cities Area 651-454-0002 i ° 4 �. �, � �, \ SCALE IN FEET MN. Toll Free 1-800-252-1166 �✓ I V A REFERENCE BENCHMARK GRADING NOTES _ ATTSSWnQUAD OF 89THOAVE. N.AND LEEA�T 1. EbSTINGTUTTIU71ES AND TOPOGRAPHIC FEATURES PRIOR TO TART OF SITE ROJECT BENCHMARK GRADING. THE CONTRACTOR SHALL IMMEDIATELY NOTIFY THE PROJECT �` EXISTING tiZ \ ENGINEER OF ANY DISCREPANCIES OR VARIATIONS. °'„ � RIM�885.48� ��`� ELEVATION -888.38 O TOP NUT OF HYDRANT �� \ \ NWLY QUADRANT OF BROOKLYN BLVD AND 1 I `� MN 883.40 M,� 2 SUITABLE GRADING MATERIAL SHALL CONSIST . ALL IC ENCOUNTERED ON 69TH AVE. N. E'LY OF PARKING LOT. 1 �, ` � � \ THE SITE NA1H EXCEPTION OF TOPSOIL DEBRIS. ORGANIC MATERIAL AND ��' I t LF OF 1Y�wHDPE � OTHER UNSTABLE MATERIAL STOCKPILE TOPSOIL AND GRANULAR FILL AT / 1.81 X I '� STORM SEWER" 2.07E ` LOCATIONS DIRECTED BY CONTRACTOR. L�Ey,� O 774- - t �� \ J�Yil1d 3. SUBGRADE EXCAVATION SHALL BE BACKFlLLED IMMEDIATELY AFTER � r r 'R-3237-1 ` EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER EXISTING CATCH BAIL 0'• ' � ,� ` \ \ SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL DENOTES POUND IRON MONUMENT 884.00 ti \ ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFlLLED DENOTES SET 1 X 1�REBAR `^ I MATCH EXlS71 CURB t l PROMPTLY TO AVOID UNDERMINING OF THE EXISTING PAVEMENT. I _-' WITH PLASTIC CAP'PLS 23105' DENOTES CONCRETE SURFACE c e (TYP.) � i\ �. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CATCH BASIN �� ( ✓ �� 0 `�� \ CONTROL - DENOTES WHITE PLASTIC PRIVACY FENCE "�� 1 5. GRADES SHOWN ARE FINISHED GRADES, CONTRACTOR SHALL ROUGH GRADE DENOTES SETBACK LINE TO SUBGRADE ELEVATION. ooNOTES FIRE HYDRANT DENOTES MEASURED DISTANCE U, X\1 6. ALL EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ANY DENOTES PLATTED DISTANCE ABANDONED UTILITY ITEM AND OTHER UNSTABLE MATERIALS SHALL \ 5 x a-"DENOTES E10S11NG 1.0'CONTOUR LINE a r �`. ._ BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED TYPE R-3237-1 r C 9<�.;. .-DENOTES EXISTING SC CONTOUR LINE RIM- 857.00 �� ri _. V�� j r <�� \ OFF THE CONSTRUCTION SITE ,>.�Y DENOTES EXISTING SPOT ELEVATION INN884.00 r �- >�F ® DENOTES ELECTRIC METER �� r 8 COMPLEIiON OF SITE GRADING OPERATIONS SHALL RESULT IN ALL AREAS ® DENOTES GAS METER JNLET PROTECT ` �✓ d i BEING GRADED TO'PLAN SUBGRADE ELEVATION'. THE PARKING LOT AND \ \ DRIVEWAY AREAS SHALL BE DETERMINED BY REFERRING TO THE SITE PLAN ® DENOTES STORM SEWER MANHOLE r� (imM�"° � �� rr `� t, �� i 1 \ AND PAVEMENT SECTION DETAILS FOR LOCATION AND LIMITS OF BITUMINOUS O DENOTES SANITARY MANHOLE L � �/ `+ i \ PAVEMENT SECTIONS. ® DENOTES UNKNOWN MANHOLE 'N TYPICAL SILT f �� :? DENOTES POWER POLE LOW!<R CASAN� 0.5 FT` �✓� �m4` �_ \ 9. THE MINIMUM GRADED SLOPE FROM EDGE OF BUILDING SHALL BE 6 INCHES C... DENOTES GUY ANCHOR s I r / TYPE R-2540 S �� ,O IN 10 FEET. FROM EwsnHd I , , �� V� � a DENOTES DECIDUOUS TREE �> -867.50 88140 �,, �. '� - INN 883.40 NW y=1 `;T`zy \ ? 10. FINISHED GROUND AND SOD ELEVATION ADJACENT TO BUILDING SHALL BE DENOTES CONFEROUS TREE 7- 6' BELOW FLOOR ELEVATION. SLOPE GROUND AWAY FROM BUILDING A DFINOIES � E I � NN88288 EA6(E70S1�NG� � } �'' �. A � i r r ,` AN ## ## ' ��'\�� MINIMUM OF 8'IN 10 FEET BEYOND 10 FEET REFER TO PLAN GRADES \ ■ ##7 ,�y I . Z ~ ✓ j+ `Y DENOTES WATER SHUMFF VALVE �,� 11. CONTRACTOR IS RESPONSIBLE FOR GRADING AND SLOPING THE FINISHED "''•� � �t# i t O A GROUND SURFACE TO PROVIDE SMOOTH R UNIFORM SLOPES. WHICH OM07ES S70RM CATCH BASIN PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDINGS AND PREVENT PONDING # DENOTES LIGHT POLE IN LOWER AREAS. CONTACT ENGINEER IF FIELD ADJUSTMENTS TO GRADING DENOTES OVERHEAD ELECTRIC a a r1 i PUNS ARE REQUIRED. S _- DENDIES SANITARY SEWER LINE _ 12 CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION. PAVEMENTS AND CURB _. .._ DEN01E5 STORM SEWER U LINE y \ AND GUTTER WITH SMOOTH UNIFORM SLOPES WHICH PROVIDE POSITIVE _ LET PROTECTION . 9 ; , �, C r DRAINAGE CONTACT PROJECT ENGINEER IF FIELD ADJUSTMENTS ARE REWIRED. DEN07E5 STORM SEWER LINE MCO 1 ,` � 'F ► DEN07CS FIRE CONNEC710N/SPRINKL.ER { ( ) L< PROPOSED g r °'� •;> s r , 13. INSTALL A MINIMUM OF 4 INCHES CLASS 7 AGGREGATE BASE UNDER CURB 4 AND GUTTER. PROPOSED ELEVA ES TIONS <w,i p ' 14. CONTRACTOR SHALL REMOVE ONLY THOSE TREES MARKED IN THE XXXJLX DENOT DEN07ES PROPOSED CONTOURS 1 q �t \ r 1° i . FIELD VERIFY WITH ENGINEER PRIOR TO REMOVAL -XXX X -DEN07ES PROPERTY LINES ( ;£ ;• E. _ - --rr- - --=' n l> 15 PUBLIC WORKS PERMIT APPLICATION FOR SURFACE WORK WITHIN RIGHT- DENOTES SILT FENCE OF-WAY IS REWIRED PRIOR TO REMOVAL OR INSTALLATION OF CONCRETE - DEN07M SAWCUT BITUMINOUS SURFACE DRIVEWAY AND CURB. .INSTALLATION OF SIDEWALK/91KEWAY OR OTHER DENOTES B512 CURB t GUTTER WORK WITHIN THE C RIGHT-OF-WAY. DENOTES STORM CATCH BASIN _. \ t 18. ALL GRADING SHALL BE ACCORDING TO MnDOT 2105. _>•-DENOTES PROPOSED STORM SEWER LINE a W l DENOTES PROPOSED DECIDUOUS TREE -77 ` r` �;, EROSION CONTROL NOTES ooNOTES PROPOSED SHRUB �_ ,� 1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES DENOTES CONIFEROUS TREE _ SHALL BE INSTALLED PRIOR TO CONSTRUCTION. GENERAL NOTES I �.�O)mN - � `ei! - w+ * 2. WITHIN TWO WEEKS OF SITE GRADING, ALL DISTURBED AREAS 1.THE BASIS OF THE BEARING SYSTEM IS ASSUMED. (NIMCO a DIM ,,y^ s SHALL BE STABILIZED WITH SEED. SOD OR ROCK BASE. 2,CONTRACTOR MUST VERIFY PROPOSED ELEVATIONS. '�'" - =�� -- - - - - - = - - - -.-. .- "' - ,�� 3.NO SPECIFIC SOIL INVESTIGATION HAS BEEN COMPLETED ON THIS - -. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND ._:_»,...:.,.._.,..;,....:..._.� \ �.,� � ,.•,. _.._,_.,. _......_ .....M LOT BY THE SURVEYOR. 1 � MAINTAINED IN ACCORDANCE WITH SWPP, AND WATERSHED 4,NO TITLE INFORMATION WAS PROVIDED FOR THIS SURVEY.THIS NOTES TURF ESTABLISHMENT & EROSION CONTROL SPECIFICATIONS DISTRICT PERMITS SURVEY DOES NOT PURPORT TO SHOW ALL EASEMENTS OF 4. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL RECORD. �PROVIDE SAT FENCE ARDIIND PERIMETER OF SITE S.EXISTING UTILITIES AND SERVICES SHOWN HEREON OWNER MEASURES INCLUDING THE REMOVAL OF ACCUMULATED SILT IN LOCATED EITHER PHYSICALLY ON THE GROUND DURING THE TURF ESTABLISHMENT SEEDING FRONT OF SILT FENCES DURING THE DURATION OF THE SURVEY OR 0 PLACE SDD DN DISTURBED AREA ALL TURF ESTABLISHMENT SHALL BE ACCORDING TO MnDOT 2575 AND SHALL TAKE SEED MIX SHALL BE MnDOT 509 AT 100/PER ACRE DORMANT SEEDING AFTER CONSTRUCTION, BY DENTFTESTIMONY.OTHER UTILITIES AND ERVICES MAY PLACE WITHIN 10 DAYS OF THE COMPLETED GRADING OPERATION. NOVEMBER 1, AT TWICE THE NORMAL RATE PRESENT.VERIFICATION AND LOCATION OF UTILITIES AND SERVICES 13 ALL FINISH ELEVATIONS ARE OVEN W FL.DV LIPS 5. REMOVE ALL EROSION CONTROL MEASURES AFTER VEGETATION IS SHOULD BE OBTAIN FROM THE OWNERS OF RESPECTIVE UTILITIES TOPSOIL MULCHING ESTABLISHED. BY CONTACTING GOPHER STATE ONE CALL AT(851)454 W02 PRIOR CONTRACTOR SHALL TRIP. STOCKPILE AND RE-SPREAD SUFFICIENT TOPSOIL TO MULCH SHALL BE MnDOT TYPE 1. STRAW SHOULD BE SPREAD UNIFORMLY AT A RATE TO ANY DESIGN,PLANNING OR EXCAVATION. PROVIDE A MINIMUM 4 INCH DEPTH(COMPACTED)TO ALL DISTURBED AREAS,TO BE OF 2 TONS PER ACRE AND ANCHORED WITH EITHER NETTING OR A STRAIGHT DISC. 6. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT SEEDED.OR S ED' FERTILIZER TRACKED ONTO EXESTING STREETS AND PAVED AREAS. SOD TYPE 20-0-10 AT 400/PER ACRE. 7. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL SOD SHALL BE ACCORDING 70 MnDOT 387& APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS 8. SWEEP ADJACENT STREET IN ACCORDANCE WITH CITY REQUIREMENTS Na I DATE DESCTRIPTICN BY ENGINEERING DESIGN & SURVEYING I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION. AND JOB NAME: EXTENDED PART M LOT 6480 Wayzata Blvd. Minneapolis, MN 55426 DRAWN BY CG PROD. N0. 12-037 THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA � GRADING DRAINAGE AND r I OFFICE: (763) 545-2800 FAX: (763) 545.2801 DATED. 7/17/12 EROSION CONTROL PLAN LOCATION: 6901 & 6915 BROOKLYN BLVD. EMAIL:infoledsmn.com WEBSITE: http://edsmn.com VLADIMIR SIVRIVER P.E. Na 25105 BROOKLYN CENTER, MN 55429 CHECKED BY- VS SHEET NO. C2 CASING OR APPROVED EWAL EXPANSION RkaoMILLER 1RNRSRION SECTION TRANSmaR s FILLER 3r*R 1 � 4• • B t/Y cac a>rre LNE T A cuTTER SLOPE 3/4' PER FT. ;•.. `:' t;> �1:., + +. LL LLLL M'• {.�:: ';� 44�•. .1: ice, • .L LLL LLLL ., •v 1/Y R. �: w A•�:. , ., I:. LLL LLLL I .# I , -I • At '/ "�••»••- CATCH BA91 SIIOICTJRE •~�.••• � , PLAN VIEW NCRM Cure a GUrER BEYOND BOULEVARD m DEPRESS CASING 0.OW BDAW OUrim LNE 1-1/2'BITUMINOUS WEARING COURSE, al HEIGHT D ro MA ARST lal CERTIFIED PLANT Mn/bOT SPEC 2350 LVWE45035B 7 AD OF CONCRETE a10 SAME PAVEMENT BITUMINOUS TACK'COAT Mn/DOT STANDARD SPEC. 2357 SET IN MORTAR BED .'.+tw"''1•t.Jiri;�:�••.. 911NM0115 PAVING BITUMINOUS WEARING COURSE. CERTIFIED PLANT Mn/DOT SPEC 2350 LVWE450358 C.B.SiRUCIURE-Salb 2 COMM BLACK OR PRECAST ACOFM1IE EDAM • • 4 6"AGGREGATE BASE, CLASS 7 Mn/bOT SPEC 2211 CONC.2Vx1•'(NSICE) PAVEMENT INSTALLED FLUSH • 1OOX CRUSHED. RECYCLED MATERIAL PERMITTED. GROUT INVENT N THE PELD slag SEWER MODIFY TO 24'OF SUBGRADE COMPACTION FOR SOFT AREAS OR FILL t ENCOUNTERED IN SUBGRADE POURED CONCRETE OR t PRECAST BASE REVERSE SLOPE OR OUTFALL GUTTER SECTION (FORMS MAY BE TILTED) TYPICAL SECTION FOR NORMAL SECTION A-A j 1 B612 CURB & GUTTER t2 TRAFFIC AND PARKING AREAS 3 RECTANGULAR CATCH BASIN C NOT TO SCALE C NOT TO SCALE C2 NOT TO SCALE 2 ACRES MAXIMUM �/ 9 DRAINAGE AREA TOP OF HILL i EXISTING STORM CA Is HARD SURFACE PUBLIC ROAD FIL //�\— ASSEMBLY ,,//� SILT FENCE PLACED O ON CONTOUR i Q('a 3p• �� ( ° � MA'iMU,y TURN ENDS uPSLOPE TD � 4 PREVENT FLOW BYPASS / 5.0'MIN.LENGTH POST AT 8.0' MAX SPACING. OVERLAP GE07EXTU WIRE MESH REINFORCEMENT FABRIC W AND FASTEN GEOTEXTILE FABRIC POLYESTER SLEEVE 1 I FABRIC ANCHORAGE TRENCH. INSERT TO BE USED SHALL BE A WIMCO, LANGE INDUSTRIES 1'-2'WASHED ROCK 1 DIRECTION NACK��L TAMS 'ROAD DRAIN' STYLE, OR APPROVED EQUAL TO BE UTILIZED IN THE EXISTING ROADWAY CASTING. IMUM 9 �� 'Dig 5 T 6 INLET PROTECTION (WIMCO) EXTEND UK MESH IN. a INTO TRENCH C2 NOT TO SCALE 4 ROCK CONSTR. ENTRANCE 5 TYPICAL SILT FENCE CONSTRUCTION C2 NOT TO SCALE C2 NOT TO SCALE PRELIMINARY N(D"T F%/---)R C(DINSTRUCTI(IDNN ENGINEERING DESIGN & SURVEYING I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION, AND JOB NAME: EXTENDED PARKMIG LOT DRAWN BY- CG PROJ. N0. 12-037 6480 Wayzata Blvd. Minneapolis,MN 55426 THAT I AM A DULY LICENSED ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA OFFICE:(763) 545.2800 FAX: (763) 545.2801 > {/ DETAA�LS • 6901 dt 6915 BROOKLYN BLVD. lead LOCATION. DA 7M. 7/17/12 EMAIL:info6tedsmn.tom WE851TE: http://edsmn.COm BROOKLYN CENTER MN 55429 CHECKED BY. VS SHEET NO. C3 10. 25105 ( 'r RROOKLY"N CENTER Planning Commission Report Application Filed on 07/18/12 Meeting Date: August 16, 2012 City Council action should be taken by 09/17/12 (60 Days) Application No. 2012-018 Applicant: Omar Abuisnaineh Location: 6901 - 6915 Brooklyn Boulevard Request: Preliminary Plat for MONTY ADDITION INTRODUCTION Omar Abuisnaineh is seeking Preliminary Plat approval to replat two parcels into one, large single lot for his proposed "Slim's Pizza" restaurant business, located at 6901 Brooklyn Boulevard. A public hearing is scheduled for this item, and notices were mailed to the surrounding property owners. ANALYSIS The proposed preliminary plat is for the two properties generally located at the northwest corner of Brooklyn Boulevard and 69th Avenue North. The two properties are identified as 6901 Brooklyn Blvd. and 6915 Brooklyn Blvd. The plat proposes a new Lot 1, Block 1, MONTY ADDITION. The Applicant has submitted for related consideration and approval a new planned unit development, which is scheduled to be heard by the Planning Commission this same night, and later by the City Council on August 27, 2012. Prior to the submittal of this PUD and Preliminary Plat applications, the Applicant acquired the residential property to the north (6915) of this site, with the expressed intention of removing the dwelling and expanding the parking for the benefit of the new restaurant. As part of his new PUD plan, the Applicant was required to combine the two parcels included as part of this overall redevelopment project. The main parcel (6901 Brooklyn Blvd.) is the former Starbuck's Coffee shop and retail business building site, consisting of 0.58 acres (or 25,414 sf.); and is currently situated in the C2 (Commerce) district. The adjacent 6915 Brooklyn Blvd. is a 0.22 acre (9,635 sf.) lot, which previously had a small residential dwelling (now removed), and which is situated in the C1 (Service-Office) district. The combined area of these two tracts is 0.8 acres. There are no changes or expansions planned for the building itself, except for the remodeling of the interior for the restaurant use. The subject site is surrounded by C1 properties to the north, R1-One Family and R-4 Multiple Family Residence to the west; C2 to the south; and PUD/C2 to the east. The current land use designation of this site is under the City's 2030 Comprehensive Plan is OS/RB (Office-Service Business and Retail Business). Sewer and water are both available from 69th Avenue North Avenue. The new restaurant site PC 08/16/12 Page 1 of 2 and parking areas should be adequately served by the existing city water and sewer systems, and all new storm-water features and improvements will be provided in the new parking lot areas. As evident by the submitted preliminary plat map, it appears that the original and existing lot lines for Lot 2, Block 1, Cady Addition, extend out into the right-hand turn lane for the Brooklyn Boulevard onto 69th Avenue North. Furthermore, the sidewalks and easements along 69th Avenue are inside the lot lines, when normally they need to be outside the property lines. Staff assumes that Hennepin County will request additional dedication of this property with a combination of roadway and sidewalk easements. Planning Staff assumes these areas will be reconciled under the final plat review and approvals, which ultimately have to be accepted by Hennepin County officials. The preliminary plat illustrates a number of perimeter drainage and utility easements, which are typical of these types of replats. The preliminary plat map has reviewed by the City Engineer, and his review memorandum is attached for reference. Staff assumes many of these items will be addressed or completed as part of the final plat process. RECOMMENDATION Staff recommends the Planning Commission adopt the attached Resolution No. 2012-19, which comprehends the approval of Planning Application No. 2012-018, which proposes a Preliminary Plat for MONTY ADDITION, subject to the following conditions: 1. All recommendations and conditions as noted in the City Engineer's review memorandum, dated August 6, 2012, shall be complied with or completed as part of any final plat approvals. 2. Any easements to be vacated under this platting process must be considered under separate and formal City easement vacation process, with all documentations, descriptions, and exhibits singed by a licensed surveyor. 3. The final plat shall be subject to review and final approvals by the City Engineer, prior to release by the City for recording purposes. 4. The final plat shall be subject to the provisions of Chapter 15 of the City Ordinances. 5. An updated certified abstract of title or registered property report must be provided to the City Attorney and City Engineer for review at the time of the final plat application(within 30 days of release of the final plat). ATTACHMENTS • Aerial/Location Maps • Preliminary Plat of MONTY ADDITION • City Engineer's Review Memo(dated 08/06/2012) • Planning Commission Resolution No.2012-19 PC 08/16/12 Page 2 of 2 6901 - 6915 Brooklyn Boulevard .y a s£ fi42GV E927 71914 1 890 s9oo 4aac 44L4 1 r� _, � .rte- � 1• s 88711 AVE w rf 1 , fly asmd ws,McNAS.Cagnga SC P 1OG15 CA52(135 .. _�....- � �o 4 PID: 2711921330100 r � 6901 Brooklyn Blvd I3ROOKL Y A Brooklyn Center, MN 55429 CENTER l Commissioner introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 2012-19 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2012-018, SUBMITTED BY OMAR ABUISNAINEH, A REQUEST FOR PRELIMINARY PLAT OF MONTY ADDITION FOR THE PROPERTY LOCATED AT 6901 AND 6915 BROOKLYN BOULEVARD WHEREAS, Planning Commission Application No. 2012-018 submitted by Omar Abuisnaineh, requesting approval of a Preliminary Plat of a new subdivision to be titled MONTY ADDITION,which is a replat of two contiguous parcels generally located and addressed as 6901 and 6915 Brooklyn Boulevard(Subject Site); and WHEREAS,this plat is requested to combine these two separate lots into a single lot for the overall benefit of the new Slim's Restaurant project,to be located on the Subject Site; and WHEREAS,the Planning Commission held a duly called public hearing on August 16,2012,whereby this item was given due consideration, a staff report was presented, and a public hearing was opened to allow for public testimony regarding the preliminary plat of MONTY ADDITION, which were received and noted for the record; and WHEREAS,the Planning Commission has determined during its review of the preliminary plat materials submitted with Planning Application No. 2012-018, that said plat is in general conformance with City of Brooklyn Center's City Code Chapter 15 —Platting; 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. 2012-018 as submitted by Omar Abuisnaineh requesting Preliminary Plat consideration of a new subdivision to be titled MONTY ADDITION,be approved based upon the following conditions: 1. All recommendations and conditions as noted in the City Engineer's review memorandum, dated August 6, 2012, shall be complied with or completed as part of any final plat approvals. 2. Any easements to be vacated under this platting process must be considered under separate and formal City easement vacation process, with all documentations, descriptions, and exhibits singed by a licensed surveyor. 3. The final plat shall be subject to review and final approvals by the City Engineer,prior to release by the City for recording purposes. 4. The final plat shall be subject to the provisions of Chapter 15 of the City Ordinances. 5. An updated certified abstract of title or registered property report must be provided to the City Attorney and City Engineer for review at the time of the final plat application (within 30 days of release of the final plat). August 16,2012 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. CADY ADDITION R.T. DOC. 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Nan.565(19691.Nfe Plat nn p n IIPprwe _mY of 0 {ES }p 80 90 Neme In Come Sure r By O DENOTES w]I-BY 14 iINCH EIRON PIPE SET AND MMMED BY LICENSE NO.11151 p YISLP.B,WmwD1n Canty,Xfmwota. BEING 10 FEET WDE AND ADJOINING RIGHT-OF-WAY DENOTES FOUND IRON MONIuuENT. Thereby MIMLI y We eM vltnm plat at CJNY A00ITIOx we[Sled N NIe ettltt t1Ue_my LINES AND BEING S FEET ME AND ADJOINING LOT NOTE: FIX THE PURPOSES Of THIS PUT,TIE CAINE aC ASSOCIATES ONES,AS SNONN ON THE PUT. R.1HIS ASSUMm TO HIAg A BEARING OF 1EAST LAND SURVEYORS, INC. c,[laa,,R.q„tr r of rfu„ m Mp„cy PRELIMINARY PLAT FOR .MON TTY ADDITION Call 48 Hours before digging GOPHER STATE ONE CALL ZONING / , 1 LEGEND Twin Cities Area 651-454-0002 ti \ � t EXISTING 10 DENOTES FOUND IRON MONUMENT MN. Toll Free 1-800-252-1166 \ 1 O DENOTES SET 1/2'X 18'REBAR 6901 BROOKLYN BLVD. C-2 COMMERCE WITH PLASTIC CAP•PLS 25105• 6915 BROOKLYN BLVD. C-1 SERVICE/OFFICE Q DENOTES CONCRETE \ PROPOSED —o—DENOTES WHITE PLASTIICFPRIVACY FENCE DEVELOPMENT)BROOKLYN BLVD. PUD/qA(PLANNED UNIT -- --DENOTES SETBACK LINE DENOTES FIRE HYDRANT SETBACK REQUIREMENTS (M) DENOTES MEASURED DISTANCE _ (P) MOTES PLATTED DISTANCE \\\ Q�O �OE t G y QPI1 t ,,t�• / 101a` \\ , \\\ BUILDING ETBACK --999.9--DENOTES EXISTING 1.0'CONTOUR UNE ; FRONT 35 – S6–DENOTES EXSNG 50'CONTOUR LINE N 0 / R� 40 +999.99 DENOTES EXISTING SPOT ELEVATION CORNER MOTES GAS METER G 4 �" • `, \ ` , \ PROPOSED PARKING SETBACK 111 DENOTES ELECTRIC METER N. : . g FRONT 10 ® DENOTES STORM SEWER MANHOLE SIDE/REAR 5 (9) DENOTES SANITARY MANHOLE ® DENOTES UNKNOWN MANHOLE -Q> DENOTES POWER POLE W \ 0 20 40 \ \ E-- GUY ANCHOR IPID�lf \ S DENOTES DECIDUOUS TREE t 27�J19-21-33-0099 MON7*REALTY LLC �t i �. / \ \ DENOTES CONIFEROUS TREE SCALE IN FEET 171–„,ZZONING ,v t / r. \ # DENOTES ARBORVITAE AREA-9,63,190. Fr wV (0. `d1p � 1`�° • \`• n \� \ DENOTES WATER SHUTOFF VALVE DENOTES STORM CATCH BASIN DENOTES LIGHT POLE DE —DENOTES OVERHEAD ELECTRIC —DENOTES SANITARY SEWER LINE v—DENOTES WATERMAIN LINE , t �Q \ T2 \ —«—DENOIES STORM SEWER LINE DENOTES STORM SEWER LINE am (ri O\ \ w DENOTES FIRE CONNECTION/SPRINKLER O PID#27-119-21-33-0019 10T 1) ' vJ LEGAL DESCRIPTION JOHN CLUETT✓R. 6'� \ S ``� t7 \ \ \ � "J`N O \ \ Par 1: That part of Lot 5, Block 1, Sunset Manor, lying Northeasterly of the plot of Cady t �, 'd`•. y ��` �, �, Addition. Par. 2: That part of Lot 1, Block 1, Cady Addition, embraced within Lot 5, Block 1, Sunset Manor. �� \ D to drainage and utility easements as shown on plat: (as to land In Par 2) , , , F t J \ Lot 2.Block 1.Cady Addition. according to the recorded plot thereof. to � �\ •,`, 4 \ \ LOT AREA HARDCOVER EXISTING LOT 1 –9,635 SO. FT. LOT 1.2 EXISTING IMPERVIOUS AREA 20,758 SO. FT `� i• +'• \( \\ \ EXISTING LOT 2=25,414 SO. FT. TOTAL AREA OF EXISTING LOT 1&2 = 35.049 SO. FT. PROPOSED NEW LOT 1 a 35,049 SO. FT. HARDCOVER 59.2% \� a tea$Zc� R �� '•,_ \ REFERENCE BENCHMARK , ' \\ ELEVATION- 888.44 O TOP NUT OF HYDRANT z �� `� \��_ �` :` \ AT SW WAD OF 69TH AVE N. AND LEE AVE. N. c2-z0/V� iii \ PROJECT BENCHMARK 4 AREA=25, 4 0.58 Ate) �, �, e, \ ELEVATION - 868.38 O TOP NUT OF HYDRANT M1' \ NWLY QUADRANT OF BROOKLYN BLVD AND 69TH $ .. 9•< .q.' `, ';..': :; I.qf / a ' \ AVE. N. ELY OF PARKING LOT. NOTES 2•A? EXIS77NO APARTMENT T "1 :� , + 75 BUILDING eW – L–T-- + �j \ \ 1.THE BASIS OF THE BEARING SYSTEM IS BASED ON THE SOUTHERLY LINE OF CADY ADDITION,ASSUMED TO BEAR NORTH �` �` 7 �> \ 89 DEGREES 51 MINUTES 51 SECONDS EAST. � _ J v V p .; i L�3 104 j� \ 2.NO SPECIFIC SOIL INVESTIGATION HAS BEEN COMPLETED ON THIS LOT BY THE SURVEYOR. L� NO TITLE INFORMATION WAS PROVIDED FOR THIS SURVEY.THIS SURVEY DOES NOT PURPORT TO SHOW ALL EASEMENTS .. ! �u V 1 _-' ' -- -! • \ OF RECORD. ,� CP \ 4.EXISTING UTILITIES AND SERVICES SHOWN HEREON OWNER LOCATED EITHER PHYSICALLY ON THE GROUND DURING THE PI01 27-719-21-33-6.016...4.° / I SURVEY OR FROM EXISTING RECORDS MADE AVAILABLE TO US OR BY RESIDENT TESTIMONY.OTHER UTILITIES AND EUGENE R. & DIANE M. WRIGHT,N#- '- s+ # —, t \ SERVICES MAY BE PRESENT.VERIFICATION AND LOCATION OF UTILITIES AND SERVICES SHOULD BE OBTAIN FROM THE d%t I ,y' ,,,.--yT --� OWNERS OF RESPECTIVE UTILITIES BY CONTACTING GOPHER STATE ONE CALL AT(651)454-0002 PRIOR TO ANY DESIGN, PLANNING OR EXCAVATION. i 6.95 \ ,'� - ”. �. .e..:..•p : •. ' 189.V 7 1?26 4456E t71PA8VIGE AAD I/1RVTY EAS�IE7UTS ARE STMMN 7fIlS q _' ------ .__----- - s Ls _ A 69TH A E NORTH• M \ ' I I rr10 `'' JUL 1 7 2012 w _�—J L- 1_ IJOSTIV9 CQMG8EIE edlesv > > - > > > > > > � (NOT TO SCALE) BEWG 5 FEET IV WIM,AND AAXIAWO LOT LIVES UNLESS OTAEIPWSE MONK AND 10 FEET 6V N07M AAD AO.KWG ROff OF WAY LNG MUSS 07M MM SHOWN ON TAE PLAT NO. DATE DESCRIP7ION BY ENGINEERING DESIGN & SURVEYING I HEREBY CERTIFY THAT THIS PLAN WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION.AND �� • JOB NAME: OMAR ABUISNAINIEH DRAWN BY: CG PROJ. NO. 12-037 6480 Wayzata Blvd. Minneapolis,MN 55426 THAT I AM A DULY LICENSED SURVEYOR UNDER THE LAWS OF THE STATE OF MINNESOTA. PRELMIKA 1 v PLAT OFFICE: (763) 545-2800 FAX: (763) 545-2801 ', ead DATID• 7/17/12 LOCATION• 6901 do 6915 BROOKLYN BLVD EMAIL: info@edsmn.com WEBSITE: http://edsmn.com BROOKLYN CENTER, MN 55429 CHECKED BY. VS SHEET N0. 1 OF 1