HomeMy WebLinkAbout1999 05-13 PCP •
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
May 13, 1999
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call
3. Approval of Minutes - April 15, 1999
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. Ryan Companies Us, Inc. 99005
Request for Site and Building Plan approval for a 203,040 sq. ft. furniture distribution
center as the first part of the redevelopment of the old Joslyn Pole Yard site (4837
France Avenue North).
6. Other Business
7. Adjournment
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A
Application Filed On 4-29-99
City Council Action Should Be
Taken By 6-28-99(60 Days)
Planning Commission Information Sheet
Application No. 99005
Applicant: Ryan Companies US, Inc.
Location: Westerly Portion of Joslyn Pole Yard(4837 France Avenue North)
Request: Site and Building Plan Approval
The applicant Ryan Companies US,Inc. on behalf of Twin Lakes Business Park, LLC (Paul
Hyde) is seeking site and building plan approval to begin the redevelopment of the old Joslyn
Pole Yard currently addressed as 4837 France Avenue North. The property in question is zoned
I-2 (General Industry)and the Joslyn site is bounded on the north by the Soo Line Railroad with
various open space and industrially zoned property on the opposite side of the railroad tracks; on
the east by France Avenue; on the west by Twin Lake; and on the south by the Dale Tile
Company, an off site parking lot,the former Davies Water Company and R-4 zoned property
containing an apartment building,vacant land and some single family homes. The area proposed
to be redeveloped is one of potentially three phases and is located on the westerly part of the site
(see attached location map).
• The applicant proposes in this phase of the redevelopment to construct a 203,040 sq. ft. furniture
distribution center on a 12.24 acre portion of the property. This furniture distribution center is
considered a permitted use in the I-2 zone under the category of wholesale trade activities.
The Joslyn Pole Yard property, as the Commission is well aware,is listed as a Federal
"Superfund Site"and has been undergoing a clean up of the property to an industrial standard
under a supervised agreement with the Minnesota Pollution Control Agency(MPCA). The clean
up has proceeded to the point where Real Estate Recycling(now Twin Lakes Business Park,
LLC)has reached agreement to acquire the site as well as adjoining property(Davies Water
Company and the off site parking lot for the Highway 100 France Avenue Racquet and Swim
Club)and hopes to redevelop the property. All of this property will eventually be incorporated
into their redevelopment proposal in various phases.
The City has established a Soils Tax Increment Financing District(TIF)to assist in the
redevelopment of this property. A soils district is one in which TIF monies are primarily used to
acquire property and to pay the cost of remedial action necessary for the correction of
contaminated property. A development agreement has been approved to proceed with the three
phase redevelopment which could lead ultimately to the development of 400,000 to 500,000 sq.
ft. of new construction which could also generate up to 600 full time jobs.
• 5-13-99
Page 1
The City has worked with the developer with respect to conceptual plans for the development •
and through the TIF process. An open house inviting neighboring property owners and residents
in the area to see preliminary plans and to answer questions relating to the development was held
on February 18, 1999. It was attended by the applicant and city staff members. Although the
site and building plan process does not require a public hearing,we have sent informational
notices of the Planning Commission's consideration to all those invited to the open house.
ACCESS/PARKING
Access to the site is to be provided from Azelia Avenue. The Minnesota Department of
Transportation(MN/DOT) is preparing for an upgrading of T H 100 from Golden Valley to
Brooklyn Center in various phases over a five year period. Part of that improvement will be the
development of an interchange at France Avenue and the raising of the Soo Line Railroad bridge
over T H 100. This will cause a need to redo access in the area. France Avenue,in all
likelihood,will no longer be a through route because of grade problems at the Soo Line crossing.
Access through the area is being looked at by extending Azelia and tying it into 50th Avenue at
France Avenue. Details of this have not yet been worked out. The applicant is not planning to
replat the property at this time but will be in the future in order to create the three building sites
anticipated. Currently Azelia Avenue ends at the Joslyn south property line. Extension of the
Azelia Avenue right of way would normally,be accomplished through the platting process.
However, for access to be gained to the proposed site,the City will need,through an easement
agreement,the description of an extension of Azelia Avenue. The access created in this site plan •
is in anticipation of an Azelia Avenue continuation,however, only a turn around and access to
the distribution center will be provided at this time. It is recommended that the easement
agreement for an extension of Azelia be sufficient enough to comprehend the street extension
and also sufficient enough area for a cul-de-sac to be installed if, for some reason,the roadway
plan should change or subsequent redevelopment phases not proceed. Said easement should be
subject to approval of the City Engineer for the appropriate area and subject to the City
Attorney's approval as to form and content.
Access to the actual distribution center from the potential Azelia extension would be to the
southeast portion of the site leading to a 100 car parking lot and also two loading dock areas, one
on the south side of the building and the other on the east side of the building. The
office/customer service area is at the southeast corner of the building.
Parking for this facility is based on a combination of the office(one space for every 200 sq. ft. of
gross floor area) and the industrial (one space for every 800 sq. ft. of gross floor area)parking
formulas. The 8,800 sq. ft. office space requires 44 parking spaces while the 194,240 sq. ft. of
warehouse/industrial space requires 243 parking spaces for a total requirement of 287 parking
spaces. The applicant indicates there will be a maximum of 80 employees on the site at any one
time. Their plan calls for proof of parking of 181 spaces to be located around the north,west and
south sides of the building. These spaces appear as dotted in on the site plan. The 181 proof of
5-13-99
Page 2
parking spaces and the 100 proposed to actually be installed total 281 parking spaces which is six
• short of that required to meet the minimum. The additional spaces certainly can be provided by
expanding the proof of parking areas. A proof of parking agreement will need to be executed
between the applicant and the City noting a requirement of 287 spaces and proof of parking for
187 spaces. The site plan should be modified to reflect the six additional proof of parking spaces
also.
B-612 curb and gutter is required around all driving and parking areas and is noted on the plan.
The loading dock areas are accessed through the parking lot. On the east wall of the distribution
center there will be 29 loading docks,three at drive in level and 26 at dock height. The drive in
and dock height doors are separated by a retaining wall. On the south side of the building the
plan calls for nine dock height doors with a potential for three more. This area is separated from
the parking area by a retaining wall
Another access feature of the site*plan is a"fire access road"around the north and west sides of
the building creating a circular drive around the building. This road will have a class five base
with top soil and grass over the top. It will provide for the ability of the fire department to get
equipment around all sides of the building. It will be marked and served by surmountable curb at
the north and south sides of the site. This is similar to a fire access road provided by Jerry
Steffens at his Sunlite Properties building in the industrial park. The Fire Chief has reviewed this
concept and is okay with it.
• GRADING/DRAINAGE/UTILITIES
The applicant has provided a grading plan, a storm`water and erosion control plan, and a utilities
plan which are being reviewed by the City Engineer. The plans show the 100 year flood
elevation for Twin Lake which is 855.9 ft. The 100 year flood elevation serves as the westerly
boundary of this development proposal. Further to the west is flood plain and wetlands that will
not be disturbed with this particular development. The applicant proposes to do regrading on the
site which is now fenced in and contains a large mound or berm along the west and a portion of
the south side of the site. The MPCA has, or is reviewing,the applicant's plans and they will
need to work around containment areas and monitoring wells on the site which will need to
continue in order to monitor and treat ground water on the site. Drainage on the site from the
paved areas will be handled by storm sewer which will collect water in the south loading area
and parking lot as well as the easterly parking lot and convey water via storm sewer to a large
sediment pond to be located to the north of the building. This ponding area will flow out to the
lower level to the west. Another feature of the grading and storm water plans is a drainage swale
to be located along the south side of the building in a landscaped area between the south parking
lot/loading area and the south property line. This drainage swale will serve to convey water
drained from the easterly portion of the site which is subject to future development through a
pipe under the access drive to the site and into the drainage swale then westerly to the flood plain
• 5-13-99
Page 3
y
and wetland area. The roof and the westerly portion of the site will drain to a catch
basin and
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storm sewer which also leads to the westerly flood plain and wetland area. •
Water is provided to the site from two locations,one along the south property line in an easement
running from Azelia Avenue,the other in an easement area which will be located under the 4
extension of Azelia and under the driveway serving the site. The water line will loop around the
entire building and will be connected to the building along the south side. Sanitary sewer will be
provided also under the access drive from the extended Azelia Avenue and will tie into the
building also along the south side.
The portion of the site which is being developed is 12 plus acres and is subject to Shingle Creek
Watershed Management review and approval. An application for Watershed consideration has
been submitted and should be scheduled for the Watershed's May 13, 1999,meeting. Any
approval of the site and building plans for this project should be contingent on the approval and
compliance with Watershed District requirements.
LANDSCAPING/SCREENING
The applicant has submitted a landscape plan in response to the landscape point system used to
evaluate such plans. There is a slight discrepancy between the information provided on the site
plan in terms of the size of the proposed site which indicates 12.24 acres and the landscape plan
which indicates 11.8 acres. The applicant's landscape plan would require 750 landscape points
based on the formula used for landscaping in an industrial area. Their plan calls for providing ,
750 points by providing 37 shade trees, 50 coniferous trees,27 decorative trees and 80 shrubs.
The landscaping is spread around the site with perhaps the most concentration along the
southerly green strip/buffer area where this property abuts with multiple family residential zoned
property to the south. There is, also, an abundance of trees both shade and decorative in the
wetlands/flood plain area as well as along neighboring property south of the site. The new shade
trees proposed to be planted on the site include six Northwood Maple,six Greencolumn Maple,
six Greenspire Linden and 19 Patmore Ash. Eight of the Patmore Ash will be planted along the
westerly side of the building with three located north of the building and the remainder on island
planting areas in the parking lot located at the southeast side of the building. The six
Greencolumn Maple are to be planted immediately adjacent to the building on the north side.
The six Greenspire Linden will be planted in the green strip along the south portion of the
property. The Northwood Maple will be planted between the receiving dock and parking lot on
the south side of the building and in the green strip to the east of the loading dock/parking lot
area. The proposed coniferous trees include Austrian Pine and Black Hills Spruce. The Austrian
Pine serve primarily as a part of the screening plan along the south side of the site with ten Black
Bills Spruce being planted in this area. Black Hills Spruce are also provided in the green area to
the east of the loading and shipping dock and to the northeast of the building.
5-13-99
Page 4
• Ornamental trees include Amur Maple,Japanese Tree Lilac and Adams Crabapple. These are
found also in the green strip to the east of the building and in the parking lot islands to the south
of the building and in a clump of five at the southwest corner of the building. Shrubs such as
Black Chokeberry, Mohican Viburnum, Goldflame Spirea and Sea Green Juniper are found as
foundation plantings at the southeast corner of the building.
Perhaps one area that needs detailed review is the screening plan provided by the applicant to
screen the parking and loading docks from the residential area to the south. A green strip/buffer
area/drainage swale is provided in a 70 to 80 ft. wide area. They propose to provide a berm with
coniferous trees that will provide an approximate 10 ft. screening height at planting time. As
indicated previously,the types of plantings that are proposed are coniferous trees made up of
Austrian Pine and Black Hills Spruce. These plantings would be staggered with the Black Hills
Spruce closer to the south property line on the south side of the drainage swale and the Austrian
Pine on a berm on the north side of the swale. The applicant on Sheet C-5 has provided a cross
section profile showing the screening plan as it relates to an existing home further to the south. It
should be noted that immediately to the south of the loading facility,the applicant's own two lots
that are on the east and west side of Lakeview Avenue. Also immediately to the south of the
Joslyn property is vacant property on the east side of Twin Lake Avenue. These areas are
heavily wooded and do provide existing vegetation that help to screen the facility from the
residential to the south. The parking lot and loading areas are screened from the apartment
building lying westerly of Azelia Avenue also by the proposed berm and coniferous tree
plantings. This entire screening area is a sensitive area and we would recommend the addition of
• coniferous trees both north and south of the drainage swale to increase the density of screening in
this area. The screening requirement when an I-2 zone abuts an R-4 zone calls for a protective
strip of no less than 50 ft. in width which contains no structures other than screening devices and
cannot be used for any other industrial activity other than parking. The activity areas are
required to be effectively screened from view of the residential district in a manner to be
approved by the City Council. It is also been the practice to screen parking and loading areas
from abutting residential property as well. The Planning Commission should look closely at the
proposed screening plan for adequacy. Again,the staff would recommend the addition of
coniferous trees in this area to provide effective landscape screening of the loading and parking
areas with this distribution center.
BUILDING
The applicant has provided building elevations and a floor plan for this huge distribution center.
The building elevations show the location of the loading docks on the east and south sides of the
property. The exterior finish is an insulated precast wall panel with a rake finish. A color is not
noted but we assume it will be an earth tone color of some sort. There will be an aluminum store
front system at the front entrance or at the southeast corner of the site leading to the
office/service area. The floor plan shows the large warehouse/distribution area and the
office/customer service area at the southeast corner of the building.
5-13-99
Page 5
LIGHTING/TRASH
The applicant has submitted a lighting plan indicating compliance with city ordinances. The plan
shows two single standard poles,one at the entrance to the site and the other to the south of the
receiving dock. These would be 30 ft. high light poles with a shoebox type fixture directing light
downward on the site. Double mounted freestanding light poles of 35 ft. in height are shown
lighting the parking lot area. Wall mounted fixtures, 17 in all, are distributed around the entire
building. The foot candles indicated on the lighting plan show them to be in compliance with the
requirements of the zoning ordinance. Again the fixtures indicated are a shoebox type which
should direct light downward and prevent glare off of the site. As always,our concern is that
lighting on the site not exceed the standards contained in the zoning ordinance or create glare off
site. It appears that the lighting plan provided is acceptable.
The site plan shows the location for a trash compactor on the east side of the site. It has also
been indicated that all trash will be contained within the building. We have indicated that any
outside trash facilities, including compactors,must be screened with a screening device that
matches the building exterior and contains a solid opaque gate.
OUTSIDE STORAGE
A matter that needs to be addressed with the applicant and should be conveyed to the occupants
of this distribution center has to do with outside storage of trailers. No place on the site plan is
indicated for the outside storage of trailers. We have been assured that there will be none and the
only trailers on the site will be those being loaded or unloaded as part of the distribution center
operation. The receiving and loading areas are not of sufficient size to accommodate dead
storage of trailers and,therefore,this is not comprehended as part of the site plan. If such
activity is to be undertaken,the plan must be expanded to show a specified trailer storage area
which must be screened, otherwise no such storage should take place.
As indicated previously,this application is for site and building plan approval and,under the
city's zoning ordinance and does not require a public hearing. We have,however, sent notices to j
property owners and residents in the area that had previously been invited to an open house
showing the preliminary plans for the development. There should be interested parties at the
Planning Commission's meeting and the Commission may wish to take comments.
i
RECOMMENDATION
I
Altogether the plans appear to be in order,however,there are some minor modifications that
need to be made. Approval of this application should be subject to at least the following
conditions:
5-13-99 •
Page 6
• 1. The building plans are subject to review and approval by the Building Official
with respect to applicable codes prior to the issuance of permits.
2. Grading, drainage and utility plans are subject to review and approval by the City
Engineer prior to the issuance of permits.
3. A site performance agreement and supporting financial guarantee in an amount to
be determined based on cost estimates shall be submitted prior to the issuance of
permits to assure completion of site improvements.
4. Any outside trash disposal facilities and rooftop or on ground mechanical
equipment shall be appropriately screened from view.
5. The buildings are to be equipped with an automatic fire extinguishing system to
meet NFPA standards and shall be connected to a central monitoring device in
accordance with Chapter 5 of the City Ordinances.
6. An underground irrigation system shall be installed in all landscaped areas to
facilitate site maintenance.
7. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City
Ordinances.
• provided around all parking and driving areas with
8. B-612 curb and gutter shall be prov d p g g
the exception of where surmountable curb is allowed as access to the fire access
road.
9. The applicant shall submit an as-built survey of the property, improvements and
utility service lines prior to the release of the performance guarantee.
10. The property owner shall enter into an easement and agreement for maintenance
and inspection of utility and storm drainage systems prior to the issuance of
permits.
11. The applicant shall provide appropriate erosion and sediment control devices on
the site during.construction as approved by the City Engineering Department.
12. Storm water drainage systems shall be approved b the Shingle Creek Watershed
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Management Commission prior to the issuance of permits.
13. All work P erformed and materials used for construction of utilities shall conform
to the City of Brooklyn Center's current standard specifications and details.
• 5-13-99
Page 7
14. The applicant shall execute an appropriate easement agreement for the extension •
of Azeha Avenue in a manner approved by the City Engineer with the form and
content of the easement agreement being approved by the City Attorney.
15. The plans shall be modified prior to the issuance of permits to provide additional
coniferous trees along the south green strip/drainage swale to provide appropriate
screening from the residential property to the south.
16. The applicant shall enter into a proof of parking agreement acknowledging a
parking requirement of 287 parking spaces and that they will install up to 187
additional parking spaces on the site upon a determination by the City that any or
all of these parking spaces are required. Said proof of parking agreement shall be
executed and filed with the title to the property prior to the issuance of building
permits.
17. There shall be no dead storage of trailers"on the site. Said vehicles are to be
parked or stored at loading dock areas only.
•
5-13-99 •
Page 8
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MEMORANDUM
DATE: May 7, 1999
TO: Ron Warren, Planning and Zoning Specialist
FROM: Scott Brink, City Engineer
SUBJECT: Wickes Distribution Center Plan Review
Draft plan sheets have been reviewed relating to the proposed Wickes Distribution Center at the
Joslyn Manufacturing Site. A set of plan sheets prepared by Polaris Group, Geomatrix,and Ryan
Companies, dated 4/29/99 has been provided.
The following are some Public Works considerations relating to redevelopment of the Joslyn site and
adjacent parcels. Other issues may arise or be brought to attention as the process continues.
1) A site review approval is required by the Shingle Creek Watershed Management Commission. A.
site review application and plans have been submitted to the Watershed for consideration for their
May 13 meeting.
• At this time, the watershed's engineer has provided some preliminary comments as follows:
• Specific additional hydrologic calculations are requested.
• A revised erosion control plan is required, including temporary sediment barriers at all catch
basin inlets used during construction.
• Calculations verifying cut and fill volumes in the Twin Lake 100 year floodplain are required.
• Legal documentation granting easements over all ponding areas, wetlands, 100 year
floodplain and other hydrologic features as needed is required.
• An operations and maintenance plan must be provided.
The applicant has been provided these comments and is aware of them.
The Floodplain Map indicates that a large portion of the west half of the Joslyn site is located within
the 100 year floodplain. The City's floodplain ordinance stipulates that there may be no
encroachment into the 100 year floodplain without provision of compensating floodwater storage.
The fill is minimal and some compensatory volume has been provided. Further calculations requested
by the Watershed are expected to verify the compensatory storage. In the event an amendment to the
floodplain map is required, the property owner (applicant) would be responsible for preparing the
amendment.
2) There are utility easements on the Joslyn site and adjacent parcels. An 8 inch diameter main
currently traverses across the site from Azelia Avenue and proceeds directly north. An existing 6
inch main runs along the south boundary of the property between Lakeview Avenue and Azelia.
• These mains and their respective easements must be shown clearly on the plans. New water mains
looping the proposed building are shown. Pending further review by the Building Official and Fire
Chief, some further adjustments to the proposed water main layout may be needed.
2
In addition, the developer is responsible for verifying and insuring that required fire pressure flows
are attained.
Sanitary sewer is shown and proposed to discharge from the site at Azelia Avenue. Because of
continuous groundwater pumping into the sewer main(as a result of site remediation; expected to
continue for several years), the capacity of the main to handle the additional flows from the
redevelopment should be confirmed. The Azelia Avenue sanitary sewer eventually feeds the
Lakebreeze Avenue sewer and Lift Station A, is located on an easement at the corner of France
Avenue and Lakebreeze. The developer would be responsible for the preservation and/or
maintenance of all utilities as existing and proposed, including remediation wells and pumping
facilities related to State of Minnesota requirements.
3) TH 100 reconstruction by Mn/Dot in this area is scheduled to occur within the next 4-5 years.
Representatives of the site developer, the City, and Mn/Dot have met to plan for expected trunk
highway related impacts to the site.
As part of the TH 100 improvements, Mn/Dot has indicated that the CP railroad bridge crossing over
the highway will need to be raised approximately 3 feet. This would in effect raise the at grade
crossing at France Avenue nearly the same amount; thus likely resulting in difficulty to maintain
France Avenue as a through street. Efforts have therefore been made to re-design a relocated through
street that would instead traverse in a westerly direction from the 50th and France intersection, cross
the railroad tracks, continue south and west across the Joslyn site, and connect with Azelia Avenue
just north of Lakebreze Avenue. This newly constructed street would then replace France Avenue as
a Municipal State Aid collector street in this area. If Mn/Dot's T.H. 100 improvement project
• continues as scheduled, we could see this work occurring within the next 34 years.
It is critical that a right of way corridor of sufficient width be established at the correct location for a
possible relocated through street to replace France Avenue. This corridor must be shown on the
plans and should either be dedicated to the City in the form of a right of way grant with a legal
description, platted, or set aside appropriately. The location for the corridor must be established and
approved by Mn/Dot. Mn/Dot has reviewed the plan as well and has offered some additional
comments(attached). A minimum corridor width of 60 feet is typical for most streets in the City.
However, in view of the likely usage of the roadway with larger volumes and large delivery vehicles,
turning movements, and a possible future trail/sidewalk, a wider corridor width of 80 feet is
recommended.
A very clear delineation between public street versus private access must be made where Azelia
Avenue feeds into the private property. Until an extension of Azelia, or "future connection to France
Avenue" is constructed, snow plows, maintenance and emergency vehicles, and other types of traffic
will need adequate maneuvering space to push snow and turn around. It is therefore suggested that
the driveway be extended an additional 20 feet to the north to provide for adequate snow removal and
turning around of vehicles.
Future T.H. 100 improvement plans, along with the proposed redevelopment present questions in
regards to future traffic volumes and travel patterns. Along with the site development and possible
France Avenue termination and street relocation, access ramps between TH 100 and 50th Avenue will
also be closed. A traffic study is therefore being developed for the larger area that includes the
Joslyn site. It is expected that an upgrade of Azelia Avenue between Lakebreeze and the site, as well
as improvements to the intersection of Azelia and Lakebreeze will be needed with or without the
through street relocation. However, it is mainly essential at this time that a right of way corridor of
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sufficient width be established in the correct location, to provide for future needs. The developer will
need to provide expected traffic volumes generated by the proposed site for the traffic study. Any
required upgrades to Azelia Avenue would be the responsibility of the developer.
4) The City's Trail Plan reflects a potential future bicycle/pedestrian trail adjacent to Middle Twin
Lake, from Twin Lake Avenue north across the railroad tracks to the extension of 51st Avenue. This
redevelopment provides an opportunity to explore dedication of a trail easement. Trail construction
could also be considered, including potential trail head improvements at the south end of Upper Twin
Lake. A bicycle trail is currently designated on the France Avenue west sidewalk.
Redevelopment should take into account this link in the City's trail system, including relocation of the
sidewalk along with a relocated France Avenue as previously mentioned.
5) The Joslyn parcel and two of the three adjacent parcels to be combined for redevelopment are
subject to future water hookup charges at the time of development/redevelopment(see adjacent map).
Actual charges would depend on the size and configuration of individual parcels. No sanitary sewer
hookup charges are due. SAC charges would apply as usual.
6) The pavement thickness shown on the plan are not of adequate thickness for heavier vehicles and
traffic volumes. It is recommended that the roadway and parking lot pavement designs be re-
evaluated accordingly.
7) As previously mentioned, the site grading plan will also be reviewed by the Shingle Creek
Watershed Management Commission May 13, 1999 meeting. At least some additional comments
• could be expected. More detailed design information such as catch basin inverts, standard casting
numbers, hydrant specifications, etc. will ultimately need to be provided.
Other
Any other requirements and conditions of the Shingle Creek Watershed Management Commission,
Department of Natural Resources, City Attorney, Minnesota Pollution Control Agency, Minnesota
Department of Transportation, and other regulating agencies as appropriate must also be considered
and adhered to as required.
It is also recommended that clear agreements and assignments of responsibility(including costs) be
developed per Agreements between the City and Developer, and between the City and Mn/Dot,prior to
any site construction.
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' �1NNEYpT'
A Minnesota Department of Transportation
Metropolitan Division
r` VIN Waters Edge
1500 West County Road B2
. Roseville, MN 55113
May 10, 1999
Scott Brink
City Engineer
City of Brooklyn Center
6301 Shingle Creek Parkway
Brooklyn Center, MN 55430-2199
Subject:
S.P. 2735-167 (T.H.100) Segment 4
Wickes Distribution Center
Twin Lakes Business Park
Brooklyn Center (Joslyn Site)
After reviewing the Wickes Distribution Center plans from Ryan Companies, I have the following
comments and concerns:
•Proposed Azelia Avenue street width- only 30 feet(face to face) is very narrow for a street
with all the semi-truck traffic likely to be generated from this large distribution center and other
development on the remaining Joslyn site. If France Avenue is closed at the railroad tracks, and
Azelia Ave. becomes the N-S connection across the tracks, will it become a Municipal State Aid
route? [On the 1997 MSA Street System map of Brooklyn Center, France Ave. north of TH 100,
• and 50d' Ave. between France and TH 100 are designated MSA routes. I talked with several
people in State Aid, and discussed the development plan with them. If France Ave. is closed at
the RR tracks, that part of France south of 50d' Ave. would go off the MSA system. The
connection across the Joslyn site would have to go on the system, as well as Lake Breeze Ave.
between Azelia Ave. and TH 100. State Aid routes need to be continuous and can't `dead end'.
When the 50d'Ave. right in, right out connections to TH 100 are closed, 5d' Ave between France
Ave. and Brooklyn Boulevard/Osseo Road would go off the MSA system (dead ends). It would
appear that these lengths of roadway would compensate each other, but you would need to discuss
this issue with the State Aid people.
Will on street parking be allowed on the Azelia Ave. to France Ave. connection? State Aid
has additional width requirements if so.
•It's suggested that an 80 foot right of way across the Joslyn site would be more desirable
than 60' or 66'. A street wider than 30', sidewalk(s), a bike trail/path and snow-storage would
probably require more than 60'. Do you concur?
•What is the projected truck traffic count on Azelia Ave.?
*With the expected large volume of truck traffic generated from this and future projects,
could the driveway entrance into the Wickes site be moved to the north end of site? This would
help eliminate truck/trailer left turn conflicts on Azelia Ave. between Lake Breeze Ave. and
Wickes driveway. If the building design was mirrored, and the loading dock moved to the north
side, the homeowners south of the site may be happier. On sheet C-5, there's a "Profile: House
and Site" section shown. Apparently there is concern from the neighbors, and Wickes is trying
• to screen the loading dock from the houses. If the building was mirrored, with a blank wall facing
the houses, several problems would be helped: Visual and noise concerns of nearby residents, and
traffic operations (left turning movements).
An equal opportunity employer
r!
! Page 2
Wickes Distribution Center- Ryan Companies Plans
•On sheet C-4 of the Ryan plans, the two Pavement Design Sections show 3 inches and 3-1/2
inches of bituminous pavement. With the number of trucks, and their low speed while turning
cause the bituminous pavement to rut soon after placement? MSA standards for pavement
structure? Curb and Gutter - B612 - what does the City use on other streets?
Has the Shingle Creek Watershed District and DNR seen these plans and do they know
about the Wickes project, especially since it's a Superfund Site that will drain into Twin Lakes?
•Is EPA and/or MPCA approval needed or has it already been given?
If you have questions or need more information, feel free to call me at(651) 582-1326.
Respectfully,
4e,� AIn 2rkl—
Tim Donovan
Preliminary Design
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cc: Beth Neuendorf, file
S:\predesign\2735\segment4\letters\RyanPlans.wpd
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