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HomeMy WebLinkAbout2014 05-01 PCP 3 City of BROOKLYN CENTER PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MAY 1,2014 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Minutes—March 27,2014 Meeting 4. Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. 5. Planning Application Items a) City of Brooklyn Center,MN Planning App. No. 2014-001 Property Addresses: 7100 Camden Avenue North PUBLIC HEARING — Consideration of a request to rezone the subject property from R4 (Multiple Family Residence)to R1 (One Family Residence) - Motion to Adopt Planning Commission Resolution No. 2014-01 b) City of Brooklyn Center,MN Planning App. No. 2014-002 Property Addresses: 7100 Camden Avenue North PUBLIC HEARING — Consideration of a Special Use Permit to allow for a publicly-owned structure and a non-commercial use required for the public welfare (a new municipal water treatment facility) in the newly proposed R1 Zone - Motion to Adopt Planning Commission Resolution No. 2014-02 C) City of Brooklyn Center,MN Planning App. No. 2014-003 Property Addresses: 7100 Camden Avenue North Consideration of a Site Plan for the City's new municipal water treatment plant - Motion to Adopt Planning Commission Resolution No. 2014-03 X ty of OKLYN TER PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER MAY 1,2014 d) Gatlin Development Company Planning App.No.2014-004 Property Addresses: 1450 Shingle Creek Crossing PUBLIC HEARING — Consideration of a proposed Preliminary Plat of SHINGLE CREEK CROSSING 5th ADDITION, located in the Shingle Creek Crossing PUD properties. - Motion to Adopt Planning Commission Resolution No. 2014-04 6. Discussion Items 7. Other Business 8. Adjournment i MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION MARCH 27, 2014 CALL TO ORDER The Planning Commission meeting was called to order by Chair Burfeind at 7:10 p.m. ROLL CALL Chair Scott Burfeind, Commissioners Randall Christensen, Benjamin Freedman, Carlos Morgan, and Stephen Schonning were present. Also present were Council Member Carol Kleven, Secretary to the Planning Commission Tim Benetti, Director of Business & Development, Gary Eitel, and Planning Commission Recording Secretary Rebecca Crass. 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. APPROVAL OF MINUTES —FEBRUARY 27, 2014 There was a motion by Commissioner Schonning, seconded by Commissioner Christensen, to approve the minutes of the February 27, 2014 meeting as submitted. The motion passed unanimously. DISCUSSION ITEM —CITY OF BROOKLYN CENTER'S PROPOSED ORDINANCE AMENDMENTS TO CITY CODE CHAPTER 35 (ZONING) Section 35-900 (DEFINITIONS) regarding the redefinitions of"Front Yards "Rear Yards" and "Side Yards". Mr. Benetti explained that after the Planning Commission's review of initial draft language regarding yard definitions, the language was provided to the City Attorney who resubmitted a much more comprehensive language for the three yard areas. He added the draft ordinance being presented for the Commission's review for discussion provides the new yard definitions and ties the definitions to the respective illustrations. Mr. Benetti further described the various yard layouts and how the definitions are conveyed to the general public regarding the location of front, side and rear yards in relationship to where garbage cans can be located. Commissioner Carlos Morgan arrived at 7:15 p.m. Commissioner Burfeind asked for comments from the Commissioners. Page 1 3-27-2014 There was a brief discussion by the Commission regarding the various yard definitions. There was a by motion by Commissioner Schonning and seconded by Commissioner Freedman, to recommend to staff to move forward with implementation of the language provided. Voting in favor: Chair Burfeind, Commissioners Christensen, Freedman, Morgan, and Schonning The motion passed unanimously. DISCUSSION ITEM — DISCUSS AND DETERMINE ITEMS/ISSUES TO BE PRESENTED AT THE JOINT CITY COUNCIL/CITY COMMISSIONERS MEETING ON WEDNESDAY, APRIL 9, 2014 There was discussion by the Commissioners regarding 2013 highlights of the Planning Commission and Mr. Benetti shared the information that would be presented at the joint meeting with the other Commissions and the City Council. PLANNING STAFF UPDATE ON THE SHINGLE CREEK CROSSING PUD PROJECT — SPECIFICALLY THE FOOD COURT REMOVAL AND REDEVELOPMENT Gary Eitel stated the demolition of the Food Court building started last week. He added the Development Agreement identifies the first five buildings to be constructed that will face the center court and will need to be completed next year. The developer is looking at starting construction in May and has two major tenants lined up for occupancy in September. Mr. Eitel added there are financial incentives for the developer to complete development of the site as defined in the Development Agreement specifically development of the Food Court site. Chair Burfeind stated he is excited to see progress on the site and hopes with spring approaching, construction will start as anticipated and new businesses will locate in the area. He added the taxpayers have invested in the site and it is important to see our investment protected by seeing the development continue to take place. Commissioner Christensen stated there should still have a conversation with the developer regarding putting more of the tenants on the sign. Mr. Eitel agreed that marketing is key to success. Commissioner Freedman stated it is difficult to see what businesses are in the center when driving thru without better advertising. Commissioner Morgan asked if development along Xerxes is slow due to the location of all the fast food restaurants. Mr. Eitel responded there are a lot of shopping experiences everywhere and it is hopeful that the drive along 55th Avenue will be improved to allow better visibility onto the site. OTHER BUSINESS There was a discussion regarding changing the date of the Planning Commission meeting scheduled for April 17th. It was the consensus of the Commission to change the meeting date to April 16, 2014 due to the Holy Thursday holiday on April 171H There was no other business. Page 2 3-27-2014 ADJOURNMENT There was a motion by Commissioner Morgan, seconded by Commissioner Freedman,to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:15 p.m. Chair Recorded and transcribed by: Rebecca Crass Page 3 3-27-2014 3 rBROOKI'M'of VTER Planning Commission Report Meeting Date: May 1,2014 • Application Filed:04/03/14 . Review Period(60-day)Deadline: 06/02/14 • Extension Declared:N/A • Extended Review Period Deadline:N/A Application No. 2014-001 Applicant: The City of Brooklyn Center Location: 7100 Camden Avenue North Request: Rezoning from R4 (Multiple Family Residence)to R1 (One Family Residence) INTRODUCTION The City of Brooklyn Center is requesting to rezone the city-owned property located at 7100 Camden Avenue North, from R4 (Multiple Family Residence) to RI (One Family Residence). This new zoning will facilitate the development of a new city-owned water treatment facility on the subject site. This report will provide background information, an analysis, and suggested recommendations to this rezoning 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. LAND USE & ZONING HISTORY The subject site is generally located at the northeast corner of Camden and 70'' Avenue, sandwiched between Evergreen Park to the west and HWY 252 to the east (See location/aerial map below). The site consists of 8.95 acres, and is used by the Public Works Dept. as a general road equipment storage yard, a well house and well-field, and a brush and branch dump. The city acquired this site in 1980. t P t - s. Rezoning—City of BC PC 05/01/14 Page 1 The property was created under the original "Thomas Construction Co. 2nd Addition" in 1969. THOMAS CONlTRUCTIDN CO. Qne AOOITION f d 2, t : ' 11 Sr: S } It is believed the properties created under this plat were rezoned from RI to R4 Multiple Family Residence around this same date, and has remained R4 since that time. The original configurations of this Thomas Co. 2nd plat have greatly changed due to the HWY 252 expansion to the east and the 70th Avenue North connector from 69 to HWY 252 to the south. The northerly portion (Lot 2, Block 2, Thomas Co. 2nd) of this plat was developed in 1972 with the Evergreen Park Manor Apartments. The southernmost portion (Lot 1, Block 1, Thomas Co. 2nd) was developed into the Riverglen Apartments. The middle segment of the plat (Lot 1, Block 2) never developed and was acquired later by the city in 1980 for use by the Public Works Dept. The surrounding properties consist of R1 (One Family Res.) to the west and R4 (Multiple Family) to the north and south. a R1 _ u ZONING DISTRICTS .rc..xx Y i Ra . x ..o_rr..... ®G�rra.�n..r•rr. GN ° _ ��.r+...r..r.._ !1141....._ ...... � ^; �.__.... �c�.....o... 1114^•OOO..«....... ..:... Rs .�a3 ' ._..- Rs Rezoning—City of BC PC 05/01/14 Page 2 The property is guided under the 2030 Comprehensive Plan as "PRO-RU" (Parks/Recreation/Open Space and Railroad-or-Utility). 73rD AVE —� ` nRINF IN j m N Under the current R4 Zone, there are no permitted or special use identifiers that would apply or allow this new public use facility to be developed on the subject site. This change of zone from R4 to R1 will facilitate the follow-up request by the City of a new special use permit, under City Code Section 35-310; Subpara. 2. Special Uses: e. Publicly-owned structures, other than poles and underground facilities in easements or in rights-of-way of public streets or alleys. g. Other, noncommercial uses required for the public welfare in an RI district, as determined by the City Council. This special use permit is under separate consideration from this rezoning matter, and is contingent upon the successful rezoning of this site. ANALYSIS As with all rezoning requests, the Planning Commission must review the rezoning 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 Rezoning—City of BC PC 05/01/14 Page 3 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 rezoning and related development plan for this new $18.2 million water treatment plan can be viewed as meeting a clear and public need or benefit to the community. The City of Brooklyn Center has nine water supply wells with concentrations of manganese ranging from 0.23 milligrams per liter(mg/L) to 0.59 mg/L. The US EPA Secondary Standard for manganese is 0.05 mg/L. The city's water has been attributed to the black staining of plumbing fixtures, laundry and taste complaints. In addition, the Minnesota Department of Health has issued a health guidance value for manganese of 0.1 mg/L for bottle fed infants and 0.3 mg/L for children and adults. The most cost effective method for removing manganese from drinking water is chemical oxidation followed by sand filtration. This requires construction of a water treatment plant. The rezoning of the subject site will accommodate the processing of a proposed special use permit for this water plant as an essential public service utility, which will be contingent upon the approval of this rezoning. b. Is the proposed rezoning consistent and compatible with the surrounding land use classifications? The down-zoning from R4 to R1 should be negligible and fairly unnoticeable due to the future use and development proposed on this site. This rezoning is only needed to facilitate the proposed development of the site with a necessary public utility use; and is not being used to provide additional single-family housing or other permitted uses under the R1 District. The multiple family residential complex to the north will be buffered or separated by the existing well field to the north of the new facility; and the existing Public Works fenced-in storage area to the south will remain to serve as a separator or buffer to the south. The area to the west is Evergreen Park, which is a large community park that will remain and provide a large separation and buffer to the single family uses in and around the park land. It is staff's belief that the proposed rezoning will not affect or negatively impact the surrounding properties, as this water treatment plant and its processing of groundwater will be fully enclosed within the new facility, nor will any unusual noises, or any noticeable, harmful or noxious odors emitted from the site. Although the water treatment facility will take on the appearance of a large, commercial/industrial type building, it will be centrally located on the subject site and will be adequately screened and buffered by existing trees and vegetation; or by existing open spaces areas controlled and maintained by the City. Rezoning—City of BC PC 05/01/14 Page 4 c. Can all proposed uses in the proposed zoning district be contemplated for development of the subject property? The subject site has been targeted for the future development of the new water treatment facility. The new facility can only be accomplished by the approval of a new special use permit application and site plan review under the R1 District special use permit standards. Under the existing R4 Zone, this water plant would not be allowed or able to proceed under any special use application. The alternative to this site would be the city needing to find or acquire a suitable or similar sized 9—acre or smaller parcel, and develop accordingly, which could prove quite costly. This site is already owned and maintained by the city and is strategically located near the existing city well field. This site is ideal for this new proposed public utility use and can be accommodated under this new RI zoning district. d. Have there been substantial physical or zoning classification changes in this area since the subject property was zoned? To the best of staffs' knowledge, and in reviewing former zoning maps of the city in this area, there have been no substantial physical or zoning classification changes in this area since it was presumably rezoned in 1969 or thereafter. e. In the case of City initiated rezoning proposals, is there a broad public purpose evident? In these rare cases where the rezoning is city initiated, we feel there is a broad public purpose and necessity evident to support this land use change. We continue to support the previous statement made above that this rezoning and related water treatment plant can be viewed as meeting a clear and public need or benefit to the community. The rezoning of the subject site will accommodate the processing of a proposed special use permit for this water plant as an essential public service utility, which will be contingent upon the approval of this rezoning. C Will the subject property bear fully the ordinance development restrictions for the proposed zoning district? Staff believes the new zoning of the subject site is specific only to the proposed use by the City; and this new water treatment facility will be constructed with additional setbacks, buffers and security elements normally not required or proposed in typical R1 developed sites or areas. The new facility can be easily accommodated on this site, and will have no negative effects upon the surrounding uses or the adjacent roadway systems. g. Is the subject property generally unsuited for uses permitted in the present zoning district with respect to size, configuration, topography or location? The subject site currently contains approximately 9- acres of land area. Based on the required land square footage to unit ratio (3,600 SF/unit), this site, if completely vacant and buildable, could accommodate potentially up to 109 residential units. The city acquired this site in 1980's for specific reasons; to be used as the city's well field, which Rezoning—City of BC PC 05/01/14 Page 5 in turn supply the city municipal water supply systems, and as storage yard for general Public Works Dept. and city needs. Due to the civic and municipal needs of this site, and the unlikely scenario this site would ever be developed into multi-family residential, Staff believes this site has become generally unsuited for the uses permitted in this district. This change of zoning is more of a house-keeping measure to provide a suitable mechanism to allow the special use permit to proceed on the public structure and essential utility service. h. Will the rezoning result in an expansion of a zoning district warranted by: 1. Comprehensive Planning; 2. Lack of developable land in the proposed zoning district, or; 3. The best interest of the community? The new R1 Zone can be considered an allowable district under the PRO-RU combined land use for this site. Many of the city parks are included in the R1 Districts, which include public structures and facilities for the general publics use and enjoyment. Although this site will not be for the general public's use and enjoyment, it will serve as an essential and beneficial need for the community; and is in the best interest 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 in that it provides an ideal opportunity for the city to provide a viable and reasonable use of the land for a public need that is for the benefit and safety of its citizens. The zoning will provide an opportunity for quality redevelopment that is consistent with the City's Comprehensive Plan and can be considered in the general best interests of the community. RECOMMENDATIONS Staff recommends the Planning Commission approves the proposed request for zoning from R4 Multiple Family Residence to R1 One Family Residence, based on the following findings, which are noted in the attached Planning Commission Resolution No. 2014-01: 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,the production of safe, clean drinking water for the community, and civic pride in this neighborhood area; B. The rezoning and its related development of the water treatment facility will not be a detriment to the neighborhood, and should provide a positive impact on the community; C. The rezoning will facilitate the redevelopment of this site, which will be compatible with the goals and policies of the City's Comprehensive Plan and underlying land use plan. Rezoning—City of BC PC 05/01/14 Page 6 D. The proposed zoning is consistent and compatible with the surrounding land use classifications; 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 R4 (Multiple Family Residence)to RI (One Family Residence) district, subject to the following conditions: 1. The rezoning is subject to the successful acceptance and approval by the City Council of the related special use permit and site plan for the city's new water treatment facility on the the subject site. 2. All conditions noted in the City Engineer's Review Memorandum (dated 04/25/14) and all other subsequent or updated conditions required by the City Engineer are submitted and/or fulfilled. Rezoning—City of BC PC 05/01/14 Page 7 Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2014-01 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2014-001 SUBMITTED BY THE CITY OF BROOKLYN CENTER TO REZONE PROPERTIES FROM R4 (MULTIPLE FAMILY RESIDENCE) TO RI (ONE FAMILY RESIDENCE) DISTRICT (PROPERTY LOCATED AT 7100 CAMDEN AVENUE NORTH) WHEREAS, Planning Commission Application No. 2014-001 submitted by The City of Brooklyn Center, Minnesota requesting the rezoning from R4 (Multiple Family Residence) to RI (One Family Residence) District, for the property located at 7100 Camden Avenue North; and WHEREAS, the proposal comprehends the rezoning of the above mentioned properties to facilitate the planned and future development of the city's new water treatment facility; and WHEREAS, the rezoning of this site from R4 (Multiple Family Residence) to RI (One Family Residence) District would allow the City to apply under separate considerations a special use permit, pursuant to City Code Section 35-310; Subpara. 2. Special Uses, specifically as a "Publicly-owned structure" and "Other noncommercial uses required for the public welfare in an RI district, as determined by the City Council"; and WHEREAS, the Planning Commission held a duly called public hearing on May 1, 2014, whereby a planning report was presented and public testimony regarding the rezoning and planned unit development amendment and its related proposed site development plan were received, and WHEREAS, the current underlying land use of PRO-RU (Public/Recreation/Open Space and Railroad/Utility) would support the zone change of this site to an RI district, as this same district supports a number of public uses and utility services throughout the community; 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 RI One Family Residence District contained in Section 35-310 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. 2014-001 submitted by The City of Brooklyn Center 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 Res.2014-01 1 of 2 appearance of the city and enhance the quality of life, the production of safe, clean drinking water for the community, and civic pride in this neighborhood area; B. The rezoning and its related development of the water treatment facility will not be a detriment to the neighborhood, and should provide a positive impact on the community; C. The rezoning will facilitate the redevelopment 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; AND BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center, hereby recommend to the City Council that Application No. 2014-001 submitted by the City of Brooklyn Center requesting to change the zoning of the subject parcel from R4 to Rl,be made subject to the following conditions: 1. The rezoning is subject to the successful acceptance and approval by the City Council of the related special use permit and site plan for the city's new water treatment facility on the the subject site. 2. All conditions noted in the City Engineer's Review Memorandum (dated 04/25/14) and all other subsequent or updated conditions required by the City Engineer are submitted and/or fulfilled. May 1, 2014 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 and the following voted against the same: whereupon said resolution was declared duly passed and adopted. Res.2014-01 2 of 2 3 Ci(�o/ BROOIV!,I IV CENTER Planning Commission Report Meeting Date: May 1,2014 • Application Filed:04/03/14 • Review Period(60-day)Deadline:06/02/14 • Extension Declared:N/A • Extended Review Period Deadline:N/A Application No. 2014-002 & 2014-003 Applicant: The City of Brooklyn Center Location: 7100 Camden Avenue North Request: Special Use Permit and Site Plan for the New Municipal Water Treatment Plant INTRODUCTION The City of Brooklyn Center is requesting is requesting review and consideration of a Site and Building Plan and Special Use Permit approval of a new 27,000 sf. water treatment and production facility, located at 7100 Camden Avenue North. The Special Use Permit application requires a public hearing, while the Site Plan only requires a general review. However, since both of these applications are mutually dependent upon each other, the Planning Commission may elect to consider both application reviews under the public hearing process, whereby comments from the general public (if any) will be allowed and noted for the record. Notices were mailed to the adjacent properties within 350-feet of the subject site. BACKGROUND The subject site is generally located at the northeast corner of Camden and 70d, Avenue, sandwiched between Evergreen Park to the west and HWY 252 to the east (See location/aerial map below). The site consists of 8.95 acres, and is used by the Public Works Dept. as a general road equipment storage yard, a well house and well-field, and a brush and branch dump. The city acquired this site in 1980. y •t' a t r w 'r' i . 4e 4 Rezoning—City of BC PC 05/01/14 Page 1 The subject site is currently zoned R4 Multiple Family Residence, but is subject to separate rezoning application to change this zoning to R1 One Family Residence. This change of zone from R4 to Rl facilitates the request by the City for a special use permit to allow this water treatment plant use, as noted under City Code Section 35-310; Subpara. 2. Special Uses: e. Publicly-owned structures, other than poles and underground facilities in easements or in rights-of-way ofpublic streets or alleys. g. Other, noncommercial uses required for the public welfare in an RI district, as determined by the City Council. The City of Brooklyn Center has nine water supply wells with concentrations of manganese ranging from 0.23 milligrams per liter (mg/L) to 0.59 mg/L. The US EPA Secondary Standard for manganese is 0.05 mg/L. Water with concentrations of manganese above the Secondary Standard causes aesthetic problems including black staining of plumbing fixtures and laundry and taste complaints. In addition, the Minnesota Department of Health has issued a health guidance value for manganese of 0.1 mg/L for bottle fed infants and 0.3 mg/L for children and adults. The most cost effective method for removing manganese from drinking water is chemical oxidation followed by sand filtration. This requires construction of a water treatment plant. Based upon an analysis of Brooklyn Center's water demand, the capacity of the water treatment plant should be 7 million gallons per day (MGD) with the ability to treat up to 10 MGD for short periods of time. The water treatment plant site is the City owned property in the northeast intersection of 70th Avenue N and Camden Avenue. The new water treatment plant is designed to treat and filter all municipal produced drinking water. In January 2013, the City Council directed staff to develop an action plan to address abnormal manganese levels in the City's drinking water. This was in response to a health advisory issued by the Minnesota Department of Health (MDH) regarding potential health risks associated with high levels of manganese. The plan's short-term actions included reducing the amount of water being pumped from the wells with elevated manganese levels and increasing public outreach efforts relative to the health risk. The long-term solution to reduce the potential manganese health risk in the City water supply is to construct a water treatment plant. A follow-up decision by the City Council directed city staff to proceed with the planning, design and construction of this new water treatment plant. The estimated cost of the water treatment plant is $18.2 million. Construction is expected to begin this summer with completion anticipated by fall 2015. SITE PLAN CONSIDERATIONS ❖ Site& Building Improvements The new building consists of approximately 26,488 sq. ft. of gross (main) floor space. The interior is separated into 6,000 sf. of office/atrium area; 7,206 sf. of garage/storage area; 6,282 sf. Rezoning—City of BC PC 05/01/14 Page 2 of filter room area; 5,400 sf, of pump room/chemical storage area; and 1,600 sf. of generator area. The new facility also contains a 1.5 million gallon underground concrete reservoir to be used to store freshly filtered water for main-line distribution. j r�n , The building is designed as a very nice, modern-style architecture design, with many different architectural features and elements on the outside. The building will take on a two-story appearance,but its main functions will be limited to the first(main) floor areas. t Rezoning—City of BC PC 05/01/14 Page 3 VV - -1T fir .+ L _ c (IELMDfMCYL9,nxe anu The office/lab area is relatively small due to the fact a limited number of employees will be occupying or staffed at this facility throughout the day. The Director of Public Works indicated that no more than 1 employee would regularly use this facility, and that work would be limited to periodic monitoring of the plant, checking the filters and systems, or managing or inspecting certain on-site activities. This "office" area also contains a conference room, break room, and men/women restroom facilities. The garage area will be used for the storage of certain water utility vehicles and equipment. The filter and pipe filter gallery are centrally located in the building. The pump room and underground tank are located on the south end of the building. All chemicals to be used in this water processing will be stored in a highly protective vault/storage room. The PW Director assures that no caustic or hazardous chemicals are allowed or will be stored on this site. For the most part, this facility will be a self-contained and functioning plant with limited (but routine) human control and interaction. •'• Access & Parking The new treatment plant facility will be accessed from Camden Avenue only, with one new main access point near the central part of the site. A secondary access will be provided off the existing access road to along the north end of the site. This access road is currently used to access the city's well house near the northeast corner of the property. Parking Standards for any new site are determined under Zoning Code Section 35-700. Staff feels this plant should be viewed as an "Industrial/Warehouse" type use, which requires one space for every 800 sq. ft. of gross floor area. Utilizing the 26,488 sq. ft. GFA number, the required parking for this site calculates to 33 spaces. The new site is shown with a small parking area to the front area consisting of 11 spaces. As indicated previously, the office use is expected to be very minimal. Planning staff is comfortable in the knowledge and explanation from the Rezoning-City of BC PC 05/01/14 Page 4 city engineers that this site will be minimally staffed, and that parking for daily workers or during an on-site meeting or conference room meeting of multiple employees, that this site can easily provide the required parking for its daily use. The facility's garage area could easily accommodate a large number of vehicles for the employees, and can be used to reconcile any parking requirements needed on a site (similar to a residential/commercial or office use with interior or underground parking). Since planning staff understands this water plant will have very limited employees staffed at this location, and the fact that this site will be secured, fenced and not open to the general public, we feel the 11 parking spaces to the front will be adequate to support this site on a daily, normal routine operations, but recommend the site designers provide an area for proof of parking or allowance of cars in the garage to meet the required on-site parking needs. The Parking Standards of Zoning Code Section 35-700 require all parking and loading spaces must maintain a 15-foot setback from a street right of way. The snap-shot below indicates the loading space tab for the south end of this building is approximately 14-15 feet from the ROW. i to ce 14 : 3 17 ft rr.c.nn as I) It appears this loading space tab is at its maximum length since they have designed the new fence to slightly bend and wrap-around around this area. The plans are absent of any setback notes in this area and Planning determined this setback by measuring off the plan sets. We will need to confirm this setback is being met or the loading space will need to be reduced to meet this 15-ft. requirement. ❖ Grading/Drainage/Utilities The applicant has submitted grading, drainage,utility, and erosion control plans which are being reviewed by the Director of Public Works/City Engineer. New B-6/12 curb and gutter will be provided in the parking and driving areas. The site will also contain four new"rain-garden"type drainage features to handle all on-site drainage and storm water run-off. These features (and overall development)will need to be reviewed by the Shingle Creek Watershed Commission, which was not completed at the time of this report preparation. Rezoning—City of BC PC 05/01/14 Page 5 ••• Landscaping As evident by the aerial photos, the site is heavily wooded with a number of trees and shrubs, most of which appear to be volunteer type scattered throughout most of the property except in those area not affected by the public works department activities. s � • • t 1 D F N t— "70 m! 4- 252 S n iJ. Q d 7 pa 7 J '�G1fiGY The Public Works Director indicated to Planning Staff that they intend to save as many of the trees as possible, especially along the east and north edges. Most of the removals and impacts will occur in the central area between the two existing access roads leading into the overall site. The plans are absent of any official landscape plan, as this plan was ready or finalized by the city's consultants at time of report preparations. The city engineer has noted that this must be submitted and approved with details and specifications, and must meet the city's landscape points system. The submitted site layout plan does illustrate a number of trees (appear to be general deciduous and coniferous patterns) scattered randomly through the rain garden areas. Planning assumes these areas will be sufficient in accommodating a large number of new trees, and we will ensure that the city does provide a suitable and approved tree replacement. Underground irrigation will be provided in all landscaped areas to facilitate site maintenance in accordance with the requirements of the City's Zoning Ordinance. •'• LiahtinWTrash The applicant has also submitted a lighting plan indicating the proposed photometric plan for the site. The City Engineer in his review has indicated that a new plan will be required and we can review this as part of the new building permit process. The trash enclosure area(s)have not yet been identified but will be made part of the final Rezoning—City of BC PC 05/01/14 Page 6 construction plans. Any new trash enclosure must be made of the same or similar material as the building's, and must have gates to screen at all times. If the trash receptacles are placed or located inside the building,ten no enclosure would be needed. COMPLIANCE FOR STANDARDS FOR SPECIAL USE PERMITS A Special Use Permit may be granted by the City Council after demonstration by evidence that certain findings or standards are met in allowing special uses in selected zoning districts. In this case, the city initiated the special use permit process by changing the zoning of the subject site to R1 One Family Residence, which in turn provides an additional mechanism to allow this water treatment plant under one or both of the following special uses: Section 35-310; Subpart. 2. Special Uses: e Publicly-owned structures other than poles and underground facilities in easements or in rights-of-waofof public streets or alleys. g Other, noncommercial uses required for the public welfare in an R1 district, as determined by the City Council. The standards used to measure or determine the granting of a special use permit are noted under City Code Section 35-220 , which are noted below(italic text),with the city's response or findings noted under each standard: a. The establishment, maintenance, or operation of the special use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. City believes this new water treatment plant will promote and enhance the general public welfare, as this facility will provide cleaner and safer water for our citizens, and should be viewed as an essential public service and utility for the residents and businesses. This new use will be self-contained, naturally buffered and screened from adjacent uses by existing and new landscaping/vegetative cover, have minimal traffic, and environmentally friendly. This use will not be a detriment or danger to the public health, safety morals, or comfort of the neighborhood or community. b. The special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. City believes this new water treatment plant will not be injurious to the use and enjoyment of other property in the immediate vicinity; nor substantially diminish and impair property values within the neighborhood. The site is buffered and spaced far enough away from adjacent uses that the on-site activities should be minimal and not noticeable to the neighboring users. Rezoning—City of BC PC 05/01/14 Page 7 c. The establishment of the special use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The subject site has been owned and maintained for a number of years by the city. For the most part, this activity has been minimal and used primarily as a brush dump and small equipment storage yard for the Public Works Dept. This site has never impeded the normal orderly development of this area, and the impact of this new water treatment plant should also not impede the normal and orderly development, since the overall site will only be occupied by this new facility, and natural vegetative screening and buffers will remain and established as part of the necessary operations of this site. d. Adequate measures have been or will be taken to provide ingress, egress and parking so designed as to minimize traffic congestion in the public streets. The site has limited access from one main point off Camden Avenue, and secondary access from an existing access road to the north. The traffic to and from this site will be minimal, due to the limited nature of human interaction or staff that will take place at this site. Truck traffic and deliveries of materials and chemicals will occur and should be minimal; with no daily or multiple deliveries throughout the day or work week. The site is limited to a small 11 car parking lot, which is meant to serve a minimal amount of employees that will work or check in at this site, and additional parking for other public employees or visitors as necessary. The City Engineer and City Planner will require the site designers to provide a proof of parking area to this site, and account for the full required parking noted by Zoning Code. For the most part, this site will be secured and fenced-off 24-hours, with access granted only to city employees. Knowing this, staff is convinced the number of parking for this use is adequate and measures will be in place to ensure more parking is available if necessary. e. The special use shall, in all other respects, conform to the applicable regulations of the district in which it is located. Staff believes this special use conforms to the applicable regulations of the district in which it is located. All setbacks appear to be met or can be met; and adequate buffers and screening measures will be in place to ensure protection from the adjacent uses. The use can clearly be determined or classified as a "public structure" and a non- commercial use required for the public welfare." RECOMMENDATION Planning Staff recommends approval of the Site and Building Plan and the Special Use Permit with the conditions of approval noted as follows: 1. The building plans are subject to review and approval by the Building Official with Rezoning—City of BC PC 05/01/14 Page 8 respect to applicable codes prior to the issuance of permits. 2. Grading, drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. The final landscape plan must be submitted and approved by the City Planner prior to the issuance of permits. 4. The final lighting plan(including full photometric and light details and specifications) shall be submitted and approved by the City Planner prior to the issuance of permits. 5. Any outside trash disposal facilities and roof top or on ground mechanical equipment shall be appropriately screened from view. 6. The building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City Ordinances. 7. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 8. Plan approval is exclusive of all new signage, which is subject to Chapter 34 of the City Ordinances. 9. B-612 curb and gutter shall be provided around all parking and driving areas except for where the City Engineer may approve a lesser standard in deference to plan considerations. 10. Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the Engineering Department and the applicant shall obtain an NPDES construction site erosion control permit from the Minnesota Pollution Control Agency prior to disturbing the site. 11. The approved plans must provide an accounting or determination of how the 33 parking spaces required by City Code Section 35-700 are to be met, either on-site or by means of an approved proof of parking plan. This proof of parking plan shall be approved by the City Engineer and Business and Development Director. Rezoning—City of BC PC 05/01/14 Page 9 MEMORANDUM DATE: April 25, 2014 TO: Tim Benetti, Planning and Zoning Specialist FROM: Steven L. Lillehaug, City Engineer/Director of Public Works SUBJECT: Public Works Review—Water Treatment Plant Site: Rezoning, Special Use Permit and Site Plan The Public Works Department has reviewed the preliminary plans and exhibits for the City of Brooklyn Center's Water Treatment Plant site and provides the following recommendations, comments and conditions: General comments 1. The following items are required review items that have not been provided and/or included: a. Lighting Plans must be submitted for review/approval. b. Landscape Plans detailing species and sizes must be submitted for review/approval. c. Irrigation is required for the site and must be submitted for review/approval. 2. A detailed plan depicting the fence and pillar/column details must be submitted. 3. The final construction plans must be certified by a licensed engineer in the state of Minnesota and approved by the City Engineer. 4. This development is required by the Shingle Creek Watershed Management Commission to meet rate, quality, and volume requirements for the portion of the site disturbed. The City must submit necessary hydraulic and hydrology drainage calculations to the watershed for plan review. 5. All work and materials 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. 6. A Construction Management Plan 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. Anticipated Permitting 7. City of Brooklyn Center Land Alteration and Building permit is required. 8. Minnesota Pollution Control Agency NPDES storm water construction permit and sanitary sewer permit are required. 9. Plan review by the Watershed is required to ensure that the standards of the Shingle Creek Watershed Management Commission(SCWMC)are met. 10.A Minnesota Department of Health permit is required. Public Works Water Treatment Plant Page 2 April 25, 2014 11. Metropolitan Council Environmental Services review and approval is required and sanitary access connection fees will apply. Prior to Issuance of Land Alteration andlor Building Permit 12. Copies of all required permits must be obtained. 13. Final construction plans and specifications must be approved by the City Engineer. 14. A preconstruction conference must be scheduled and held with City staff and other entities designated by the City. All aforementioned items, comments and recommendations are provided based on the information available at the time of this review. The site plan will be developed and maintained in substantial conformance with the referenced plans. Subsequent approval of the final plan 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. BROOKLYN CENTER , MINNESOTA D ° 7H [p=A=rm [F= ml= [FAC � L �V� FS CONTRACT DRAWINGS 2014 BOLTON & MENK, INC. CONSULTING ENGINEERS AND SURVEYORS MANKATO, MINNESOTA 1 HEREBY CERTIFY THAT THIS PLAN, SPECIFICATION OR REPORT WAS PRE- PARED BY ME OR UNDER MY DIRECT SUPERVISION,AND THAT I AM A DULY UCENSED PROFESSIONAL ENGINEER UNDER THE LAWS OF THE STATE OF MINNESOTA SIGNATURE TYPED OR Greg F.Johnson PRINTED NAME DATE 3-25-14 REG.N0. 26430 It IWO, ���, ��, �� �������� r'.f���ijt,�. Jl i �1�, �� ��t� ► 111 l � � sil, �� �� {{ t hdp 1 j x i t si r Lax, t Ax u.. x k ' �w A r 4 a k� t x i Y2 "=A �e c ,A ti< zl: flq ' 4 t 4 rI� 10 1 ftC ° 4I w r F Fs. , ! •r 96 . ify4 j S? §Y 4 i + F i F3 }t3 f� 4 y k polo-M,, 7 i 4 1 f f 4 T n - 214 ffv h + , r- * u. �Y e 'R5 ti A , y II '� an S � �zYnaAAraNE cam'�loprn.,,m RO° sea are � 4L 5a .. ,.. E x � � rwN Aaa NEa�e Ni LP 43.A ,ra Ara P ae�aaR s:ze AVe 4" k i3ae Are _ n y}y ava Nf V u�P„e � N FmNaVa Y =� a SV4��yE it S , •'�Tvm EeMYds::e w W yry D? a(;ree4 Ter NC a § #aRa r" Y i TA•Ae aP-Wwep ,yn"Mr i L � C F>eN 0.ra VF � ••_••_•• � n � • L 4. svaPlea.YE qn}A.o k i F T• 1 2 W»a 43lF.A- A '.I i an S 4+n A,,-a.. DHcnry Rd e 43re 4ve rooNlyn r,L� .v'PoeLe LznyAx r rQpL.L( ^(�• Fznd An JanM La Cenler SeP A.a u� M1t,r Ave YY iI F• oe r. �. s5•n Arr �,p�.F � 5^^ S .arnA,reK ` 1✓= • �=mss SAIM1 Ave i t c . s SLdy' efn Ar.NE — See Me NE r a9RAc eii (j i gy2ne AVe ME S VICINITY MAP PROJECT LOCATION LOCATION MAP PROJECT LOCATION NO SCALE NO SCALE I HEREBY CERTIFY THAT THIS PLAN,SPECIMATION OR REPORT AS PREPARED wv uW BROOKLYN CENTER, MINNESOTA SHEET SCALES SHOWN ON DRAWINGS ARE FOR BY ME OR UNDER MY DIRECT SUPERVISION.AND THAT I AM A DULY LICENSED B O LT O N 8P. M E N K. I N C"" A NWS 3-25—t 4 24"06"SIZE SHEETS ONLY. DRAWINGS PROEESSK)t fle(ANEE N THE LAWS OF THE STATE OF MINNESOTA WATER TREATMENT FACILITIES PLOTTED ON ANY OTHER SIZE SHEETS Consulting Engineers $ Surveyors 1 NEED TO HAVE SCALES ADJUSTED ACCORDINGLY ,� swam NMC Steven C. Nelson MarnATO.MN FanuoNr,Mn sLCEw EYE.Mn BuRNmuJ:.M _ VICINITY MAP AND LOCATION MAP 1 .O O Bolton 8:Monk,Inc. 2016,All Rights Reserved WiLLWa,Mn CNa MN RAMSEY,MN LNPI—OOD.MN N J:\BROOKLYN CENTER\107570102.deg 3/24/14 8:52 am 3/25/2014 24388 BIYTER,M ROCHESTER MN AMFS,N SPL7+cEk M AI A EU E Ii,ea lii I; I •I „xm5 ,619 mi S I I—I—I—I—I Y ___I_ :___ r I' IJ ;li c a - re ILL ---"- - \ Iv II I;II11 �I I 66��A1,, I;IIII Iv � II„ iIi 11 I I;Ir;iil, Ili '� -- 'zs sl I I I /,,,4�'/q;/�%r \\`•,�•,`\ II,'IxI 'I' r , In 1 II;;;/�;;% ' - 9 --- ,'�\`,�•`:�: ::\ _ i P.ew°sse ' \\`,';,,` -------- ,\;; wv=au ___-- W"O"\`,`,',11 - I esz______________________ , , 1 _ " __________. o 661- //- o\ it �,�'I • • ,Iii ''I; -_ �1/ ,,\`•`, •`••``�`�\`` / I i 111, \`•`` `.� /� �` •\ I' , � `• ,1 ',\•• --651-__". `,1 \`,`,`�`. „ , Ip -656_-______ 1✓1i 1� I �=ew.lt �((( ��Y`i�;�'�- -656_--�! \`::`:��_-_-__-__ - �ii\b:\\`\' � ,i I ' ------------' , u • e , I - a------- \ �• I I I ,v -I J- E - � xxurM � v-e —x x x X �x1I e1.32 I 1,111 'I'' '`••`\ ( / I SCALES SHOWN ON DRAWINGS ARE FOR o 3o so M, R E o°TME:;: Y�`�pD BOLT O N 8c M E N K, INC. A aut 3-25-19 BROOKLYN CENTER, MINNESOTA sHEEr 24'x36° SIZE SHEETS ONLY. DRAWINGS or m11m6soTw PLOTTED ON ANY OTHER SIZE SHEETS HOR2. /�IIA\\ Consulting Engineers & Surveyors WATER TREATMENT FACILITIES NEED TO HAVE SCALES ADJUSTED ACCORDINGLY SCALE FEET �o ooNNO ENm N6Ep6 -II%T0.MN raRMO T.MN s.EEW E ,MN eu.SVllic,MN EXISTING CONDITIONS 2.M (dohon&Me 1,Inc 2014,All R4hts Ras d 10 C.RAW BAKER V WILIWW,MN CW1 H MN R4MSM . MO WEER. MN H:\BRCN\N21107570\C3D\107570-201.dxg 3/25/14 4:24 pm 41396 03/25/2014 RnxiER,MN ROCNESTER,MN AMES.w SPENCER,b I i II W, I LEGEND _ y I — =B612 CONCRETE CURB&GUTTER =6612 CONCRETE CURB&GUTTER(GUTTER OUT) I Z' BITUMINOUS PAVEMENT =CONCRETE WALK/PAVEMENT I W © W W W WW W W W W W W W I =THICKENED EDGE CONCRETE WALK 0 W W W W =TRUNCATED DOMES "ll i YW O STORAGE p W W W W W W =RETAINING WALL I I W W QW o W W W W W W =6'CHAIN LINK FENCE =6'METAL RAIL FENCE WITH PILLARS W W W �•{• W W li s' =DECORATIVE FENCE PILLAR LOCATION I „a © " GARAGE =6'WIDE GATE =FILTRATION/RAIN GARDEN AREA =RAIN GARDEN APPROXIMATE BOTTOM FOOTPRINT I �'•`.i• t W W �� I r• BACKWASH TANKS I } r' TOP ELEV BOVE GPAD IDE) =TREES v I ( I x ® =TREE PRESERVATION AREA I i W I NN 10 I n al I x C# M L 0 0 0 000 0 0 0 I 9 o 0 0 0 PUMP ry.. ..... ROOM MICA, o a 0 0 O}�1s 15'klGP8ERVCIR i II W w (TOP ELEV-r ABOVE GRADE) d O I I W W Ii WW O 0 0 0 0 0 0 0 0 0 0 ilkW W W W W W W W f . s I I I .!X x� 3 &51.32 I �A CER, MINNESOTA FIGURE BOLTON a M E N K, 1 N C. Comultlny Engineers & Surveyors MUTER TREATMENT FFACIUTIES 1 / 1 NYRU�O.W FARip f,W SL07Y EM YN WRNSNLLE W SIG LAYW� 1 3.1t.,&Menk,Inc.2014,All Rights Reserved nUW W CHASVA W MAT.W W'lEM'OM W H:\BRCN\N21107570\C3D\107570_202_Council.dng 4/8/14 3:27 pmt'W RDA.W NIES M �N AR COMPRESSOR FILTER 03 FILTER#2 FILTER#1 STAIR REAR �. ENTRANCE GENERATOR ❑ C ROOM FILTER El PIPE GALLERY O PUMP ROOM STORAGE FILTER FILTER#5 FILTER ELI J Oo Ll El GARAGE CLOSET ❑ ❑ C HALL AS,� CHEMICAL / I HALL ROOM#.T 11 OPERATIONS MECH. C� ELEC. ROOM ROOM ® C 0 \ x i COMP. OFD coNO CHEMICAL ROOM ROOM#1 WOMEN'S MEN'S RESTROOM RESTROOM E� 0 CHEMICAL EMICAL ROOM#2 OM_ N GROUND LEVEL ARCHITECTURAL FLOOR PLAN 3132•= r-01 _ _ �'���� IHEREBYCERTIFY THAT THIS PLAN,SPECIFICATION,Oft REPORT--E-1 NR'.,CK YN l._N ER, UIINNE='JTA BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A DULY LICENSED BOLTON 8c M E N K, N C. ARCHITECT UNDER THE LAWS OF TIE STATE OF MINNESOTA A '.TER PEATVE\T FAC LTIES NI' Consulting Engineers & Surveyors A1 .0 ®COPYRIGHT BOLTON t NENK,INC.2016,ALL RIGHTS RESERVED Punt Name: JEFFREY M.PAPP Signature: I Tri 1 A �I' IN r 111 IU(USARCHITECTS,PA PROJECT NUMBER"'XXXOOOLIUD . � n^'SfAI'+I .0 F "•T•,vNl\ A f A'C FI ItECtU'C� �ItE I'O'1 . u.aRSa NO.: z2na EWxtlon oM.: oaBO-u DRM: 0}2110 I EU EU u ,m.V.NOUS I I LEGEND z =B612 CONCRETE CURB&GUTTER I I =B612 CONCRETE CURB&GUTTER(GUTTER OUT) I n =BITUMINOUS PAVEMENT =CONCRETE WALK/PAVEMENT THICKENED EDGE CONCRETE WALK I ~ I 1%' I =TRUNCATED DOMES r_ r - � I I =RETAINING WALL PROPOSED FENCE I '^ F.F.E.=550.50 L p16 I InI , �I F.F.E.=855.33 I� 30' F.F.E.=552.00 I I s0 I e J l M w t F.F.E.=855.33 I / EJ :'0 In I , , D EU � euurc I-11E 851.32 II ,/ I I SCALES SHOWN ON DRAWINGS ARE FOR N T~Fn.TEaFMINN �°p`� BOLTON 8, M E N K, INC. A ADR 3-zs-1a BROOKLYN CENTER, MINNESOTA SHEET viiEo 24"X36"SIZE SHEETS ONLY. DRAWINGS 0 30 60 vna nonnw�IYN�nEU WATER TREATMENT FACILITIES PLOTTED ON ANY OTHER SIZE SHEETS HORZ. Nsoa Consulting Engineers & R—Se LS 2.02 NEED TO HAVE SCALES ADJUSTED ACCORDINGLY SCALE FEET MnNIV.TO.Mn FNRMONT,MN stEEPY EYE.uN BURNS'M MN FACILITY LOCATION MAP N hon&MMk Inc 2014,All R[gh[s R-ed 10 CHAWBAKER WILLOe MN LHASXq NN lWMSEY,MN WWLEW000,MN H:\BRCN\N21107570\C3D\107570-202.dwg 3/25/14 4:25 pm 413% 03/25/2014 BPXIER,MN ROCME5IER,MN MM,a SPENCER'w i I PIPING PLAN NOTES: LEGEND - I - 1.Existing utility information shown on this plan has been _,-,- =WATERMAIN c provided by the utility owner. The contractor shall field EN - v E 1 ea3.z sE verify exact locations prior to commencing construction as -»- =STORM SEWER I ` 1 required by State Law. Notify GOPHER ONE CALL, - 1-800-252-1166 or 651-454-0002. ->- =SANITARY SEWER - F"RW."TI-'--- -1 ,-1 2. The subsurface utility information in this plan is utility =6"HYDRANT&VALVE GR1E::, quality level D. This utility quality level was determined - according to the guidelines of CI/ASCE 38-02,entitled z GATE VALVE "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." =MANHOLE/CLEAN OUT -I MWL-lass wl � I 3.Where any proposed utilities cross existing utilities,the =RC PIPE APRON no contractor shall field verify existing utility elevations and N= =I I f ensure that no elevation conflicts exist. Adjust proposed utility elevations as necessary to provide 1.5'minimum =BITUMINOUS PAVEMENT I Iv z I c ­3.73 &I: VE0.fY LOCATION& vertical clearance between all utilities. I Q I &e0F ELEVATION WITH = MANS 4 I I E 550.5 0 S�Dh DUD 4. Maintain 10'minimum horizontal separation between `CONCRETE WALK/PAVEMENT sanitary,watermain and storm sewer utilities. i I 2 1' V q SEE MECH.PLANS FOR SIZES, f Stm 5. Perforated PE pipe shall be used in all filtration basin �1\ ELE ToR&E AETLOATIONS c TIo locations. See details for perforated pipe backfill specifications. 4l 6. All hydrants shall be 8'minimum bury. - /1- 7. Watermain shall have a minimum of 7.5'of cover at all I? w I C? locations. - J I 1R LATIONS ELEVA TION I I I I WITH MECH.PLANS 8. Field verify all connect to existing utility locations and _ .`R, I F.E.=R55.3' 1 CONNECTTOEXIST N. I V d0 - elevations prior to construction. Adjust proposed utility I CORE D0.ILL W/WATERTIGHT L j F.F.E.=852.00 elevations as necessary. " ' 1! ® e• 9. All gate valves and manhole ground elevations should be to a set 0.1'below adjacent ground. -»� 1 HIFTLO��T� - ' ! N \ ELEVATION WITH MEN.PLANS I I 4 MW LA FRI. - u W 2 CONNECT TO EXIST TM p 1 1=839 IE1 0 WMV � e N J j saa e3 I-easSa ,. •.,-1111- O SEEMiH PLANS FOPSIZES, DESIGN F DESIGN F i / NEENAH R-1733 CASTING WITH SOLID LID, NEENAH R-1733 CASTING WITH SOLID LID, - f a €LFVAr10"s&ERA�LOUnDNS f GRR�WR TERDISCHARGE TWO PICK HOLES&STAMPED"STORM TWO PICK HOLES&STAMPED"SANITARY _I I �I VERIFPIONVAON& / SEWER" ELEVATION WRH MEN,PLANS" F.F.E.=855.33 SEWER" R=847.10 R 849.60 1=840.1110 p (( ) pP ''12 " I I 5 wry ER,lseEE 1=844.0 VERIFY LOUnON& / 1=042.55(SW) _ CONSTRUMON EOUENCNGI ELEVATION WITH MECH.PLANS 1=840.11(18") 1=842.65(NE,SE) O � I - .,I I I;w3F. m•x4.2EL i r E � - - DESIGN G P wM sgnNSIRYx •V P NEENAH R-2556 CASTING WITH TYPE B GRATE DESIGN F C i �: R=846.50 NEENAH R-1733 CASTING WITH SOLID LID, =83].fi _ DNS„IDGw""I ,NENGI VLRIFYLOCATION& �- __ .- -, - - ",a i WL 1=840.68(12") TWO PICK HOLES&STAMPED"SANITARY ELEVATION ON SHEETS 21-15 SEWER" m g,4 «. R=851.7 I 1 E_... i:°cCFAxartwl /k DESIGN G 1=844.88(NW) I ,_ wu0uo. NEENAH R-2556 CASTING WITH TYPE B GRATE 1=848.56(E) 2 - " " -"F�'� '_"" '" ` F R=846.50 CONSTRUCTION SEGUE aH9L -- 1=841.26(12") 111837.2: _ 4/ O VERIFY LOGRTION& S I I / 4 ELEVATION ON MEFTS Z.11-T.1$� DESIGN G T NEENAH R-2556 CASTING WITH TYPE B GRATE 44 / R=846.59 U 1=842.59(12") V RWL NS"ISEE CONSTRUCTIONSEQUENCING) r--X_X 851.}2 1=843.21(8") DESIGN G NEENAH R-2556 CASTING WITH TYPE B GRATE I / R=846.79 I 1 2 / 1=842.44(12") SCALES SHOWN ON DRAWINGS ARE FOR 11.1 / DFTHFSTAreGEMI"NESDTA E3�L.TO N .9. M E N K, INC. A ACR 3-26-14 BROOKLYN CENTER, MINNESOTA SHEET 24 x36°SIZE SHEETS ONLY. ARE 0 30 60 o GI �Re'sd" AAA��IAAA WATER TREATMENT FACILITIES PLOTTED ON ANY OTHER SIZE SHEETS HORZ. oRM o«De»M�EewE� /tll, Consulting Engineers & Surveyors NEED TO HAVE SCALES ADJUSTED ACCORDINGLY SCALE FEET "DEfl uwnsfD I 1 ��TO,MN FNRMONT,MN SL£Oa1'EYE.MN SURNSWLLE,MN SITE PIPING PLAN 2.03 ®Gh00&MlnL,IM.2014,Al RI&hf&RKlrved 10 C.HAW BAKER WILLANR,MN DROCHE MN RAMSn',MN MWENOE00,MN H:\BRCN\N21107570\C3D\107570_PIP.dwg 3/25/14 4:44 pm 413% 03/25/2014 aoR2ER MN ROCHESTER,MN N4E5.W SPENCER,H "_f I LEGEND j � I =B612 CONCRETE CURB&GUTTER ° ' i 8 _ rl J`}( =8612 CONCRETE CURB&GUTTER(GUTTER OUT( a ° ` r_ -i I _ �O t I, r r-- I , I�' '4� =BITUMINOUS PAVEMENT k__ -CONCRETE WALK/PAVEMENT o I _ ■nomon =THICKENED EDGE CONCRETE WALK ° AA a =TRUNCATED DOMES ° "d G ,....8 �.; I 6 =RETAINING WALL =PROPOSED FENCE x •} i E: ,�, ;I a � I -�;x :1 I° Q+`y .S•' *� e4v I'I^d I "HP" =HIGH POINT,GUTTER ELEVATION d ',8, a.° °a =LOW POINT,GUTTER ELEVATION G" =GROUND ELEVATION --� 1 �J I I _�_:__.....z�I 1....I_. '.',.i, S,/, R L E J•i D.BY '_ i l a 3"a i ENDG TRGU" GUTTER ELEVATION I T m "B" =BITUMINOUS ELEVATION _ _a "C" =CONCRETE ELEVATION "TW" =TOP OF RETAINING WALL ELEVATION INSET A i s JJ�� aafi "BW" =BOTTOM OF RETAINING WALL ELEVATION L F.F.E. 85050 ydl •�J.p'°, _ R°T ^ I I''�I 0 10 20 �ry -I T `S n°O „p d" r" "TC" =TOP BACK OF CURB ELEVATION Y, Il HORZ. FEET L i'I I do m e� 6—% es85 X58 ;I I�I' x.X%_ =FLOW ARROW AND PERCENT GRADE SCALE REGI GUTTER OUT w a 4 SITE PLAN NOTES: ° i z NGU TER OUT I o 1.See architectural and mechanical plans for all personnel G .. ' 'av ow I LDraTIOIJEISEE doors,garage doors,and building entry points. AY DETNLS) I, I I N sp l (T 2.See mechanical plans for roof drain outlet locations. j r "+ BEGIN GU RR OUT Provide splash guard at roof drain outlet locations. Y END GU ER OUT _... ._. I I II .. ° .1�D� .. ox'8"T I _ a,° I'I'',�,•w"i' . .__ sP ..�o G f "y� x - ..- `yti � a E' END GUTRR OUT •, d ° 4 5x 4 3.See site piping plan for proposed utility saes. J , 1 � F.FE.=855.33 4.At all gutter low point(LP)elevations,provide curb cut - °s s \I , and spillway per details. J �9. �° Ii, F.F.E. 852.00 ..J 1 .. J .JJ.... i IJ__I i 1 'q _.. 0f / Uj, END GUTTER OVi ROUT I 4 , , J 5.At all locations where curb and gutter terminates at J `�'- - - -' r ��r r I >' SEE INSET BEGIN GU E building or concrete driveway apron,provide 7 minimum K , o"y taper of the back of curb such that drainage is maintained -_" L _ I of I SN°� SEE INSET 4 j�A'II ;I away from the building. 6. Field verify all gutter elevations adjacent to existing roadways.Adjust proposed elevations as necessary to perpetuate proposed drainage patterns. _I INSET III 7. Handicap parking and ADA pedestrian ramp shall have '— AYDET-1 slopes no greater than 2%in all directions. See details. 0 10 20 _ 1 I I y, 0 G� U�� NGUTTER OUT ��•$� d HORZ. SEE 8.All parking stalls are 10'wide by 20'deep(depth scuE FEET T lacy?" 8 �„9 A F.F.E.=855.33 a 8 /S j /(, I measured to face of curb). 9.See architectural and mechanical plans for loading dock details. 10. Verify all plant overflow locations with mechanical& plant piping plans. NDGUTTEROUT / Bsz ._...___-, ; •- 851 i 850 '0i 1i I II �_\8P 53 852I ] I1,'I ' I ,i ` I I wurx eFx��:C�.♦ 851 11 I _ I cT x °•� �848 RI° /c I i 1 I Pxlsr o0ux ...........ST vxDTEC Ex,n MEE TED— I \\ — TREE r > \ , I , r I Ill Z. r /_-03D •.a3r---. - // I' , I I \ I ml I „ SCALPS SHOWN ON DRAWINGS ARE FOR a G, or NATI TE°EMnm SE B O L-TO N Y3� M E N K, N Ci. A ACR 3-25-14 BROOKLYN CENTER, MINNESOTA SHEET 24'x36'SIZE SHEETS ONLY. DRAWINGS 0 30 60 A A WATER TREATMENT FACILITIES PLOTTED ON ANY OTHER SIZE SHEETS HORZ. p0.M oo�rvD EwM.+M 0.E ►III Consulting Engineers & Surveyors 2.04 NEED TO HAVE SCALES ADJUSTED ACCORDINGLY SCALE FEET oEx IVIVII 1 MANKATO.MN fNRMONT,MN sLEEaI M.MN BUWOW.M,MN SRE PLAN ®okon®Meek,Inc 2014,All Rights Reserved JD C.HAW BAKER wluwa,MN CHASK0.MN R4MSM MN MoPEKER,.MN H:\BRCN\N21J07570,All RW 07570_SITE.dwg 3/25/14 4:28 pm 41396 03/25/2014 ENDER,MN ROCHESTER,MN PMES,w SPENCER,b LEGEND PROJECT BOUNDARY SOIL TYPE � NATIONAL WETLANDS INVENTORY ° , - w n 4 A. �. SOIL TYPE SUMMARY Map Unit Hyd.Soil Erodibility Symbol Soil Name Group y – _ s I MUSYM MUNAME HYDGRP MUHELCL D20A DUELM D NHEL I D40A FOLDAHL D NHEL i 1. u, t — , NHEL-Not Highly Erodible Land PHEL-Potentially Highly Erodible Land , a HEL-Highley Erodible Land Or _4 a m s ' a i i 1. � } IL t ° 4 . r IREREgT TIF TTRISPAN,SP I TION,OR0.EPORTW0.PREPMEDBYMEOR E3OL 1 ON 8 MENK, INC. ^� PRTE BROOKLYN CENTER,MN SI{r[T NDER OR SUPERVISON AN T T A ULT LICENSED PROFESS ONRL ENG NEfR Q 60 120 UNDER E OF STRTEO fSOTA.AO Consulting Engineers & Surveyors A ACR 3-25-14 WATER TREATMENT FACILITIES 2 09 SCALE FLe( MANKATO.MN FAIRMOW.MN $RATA Y EYE, AN LEWOOD,M MN STORMWATER POLLUTION PREVENTION PLAN O Bolton&Me k,Inc.2D14,All Rights Reserved to C.HAW BAKER WI BAUE MN CROCHE MN RAMSEY,MN MSPLEWOOD.MN H:\BRCN\N21107570\SWPPP\107570_5WPPP\CAD\SWPPP_3_50IS.dwg 3/251144:35Pm 41396 03�25�2014 BAKTER,MN ROCHESTER,MN AMES.N SPENCER,U SITE AND SOILS MAP r• r •.� :. . . o/d �nF � 0 = Fir r •. . r• . . •. .. - �PRp�$. 0200% oo poll 01.A I EgliOR pAo of oo 110 10� - .. • / i�ir�`` Sri r�i�/ii'��ii��iiiiiiiii iiiiiiiiiiiiiiiiiiiiiiiiiiiii ii�/ � */. _ ��jr/�� /�'�•��i����i���� iiiiii �i� iiiiiiii�iiiiiiiiiiii ii ■ ,.. T. - T GROUND LEVEL _—_ _— _ __— — 85200' 9 NORTH ELEVATION 4.12 GRWNO I52 EST ELEVATION 4.12 3132" 2.OD 3 EAST ELEVATION 4.12 hGRWNO LEVEL ..-....—R 652 W' 12 SOUTH ELEVATION I ^1 4.122= ra - - - CRvt,K YN CCN CF', b11N\CSvTii `II I EREBY CERTIFY THAT THIS PUN,SPEWICATION,OR REPORT WAS PREPARED W ILKU3 BY ME OR UNDER MY DIRECT SUPERVISION AND THAT I AM A D1JLY LICENSED g0 LTO N S. ME=-"K, I N C VATCR R CAT'/C\T CAC I_T CS A — - 4. 12 AHTCT UNRHUWS OHE STATOF MINESOTA. Consulfing Engineers PRAT N—: JEFFREY M,RAPP Sgn...: -> E`�!�f,' EL.EVATION`i O COPYRIGHT 90LTON t MENN.INC.2016,ALL RIGHTS RESERVED L-- "LRUBA TECTS,PA PROJECT NUMBER:SM • ^^^•.�""•,`". L—.M.: 222. EnNraEan 0.h: 0&90.,4 Dah: �14 Cigvaf BROOALI W CENTER Planning Commission Report Meeting Date: May 1,2014 • Application Filed: 04/03/14 • Review Period(60-day)Deadline:06/02/14 • Extension Declared:N/A • Extended Review Period Deadline:N/A Application No. 2014-004 Applicant: Gatlin Development Company Location: Shingle Creek Crossing—PUD Project Site Request: Preliminary Plat of Shingle Creek Crossing 5th Addition INTRODUCTION Gatlin Development Company is seeking Preliminary Plat of Shingle Creek Crossing 5t' Addition, which would allow the replatting of certain lots and creation of new lots within the approved Shingle Creek Crossing Planned Unit Development project site. A public hearing is scheduled for this item, and notices mailed to the surrounding property owners. ANALYSIS The final plat for Shingle Creek Crossing was approved on May 23, 2011. The affected area under this plat is the lot created to encompass the former Brookdale Mall Food Court site and the surrounding property, which is legally described as Lot 1, Block 1, Shingle Creek Crossing 3`d Addition. As part of the Food Court area redevelopment, Gatlin Company is requesting to separate out the newly reconstructed areas into individual parcels. On November 25, 2013, the city council approved the new site and building plans for the reconstructed areas of the old Food Court. The Commission may recall this new site plan included the separation of the old Food Court from Sears and the development of 10 new retail/service buildings, with a centrally located loading area to serve all new buildings. The plans called for approval of Buildings 1- 7, with Buildings 8, 9 and 10 to be built later. The area for Bldgs. 9 and 10 was targeted as a new landscape berm with trees to serve as as a natural vegetative screen for the interior loading docks. Under this 5th Addition, the Developer is requesting to replat this large, overall lot into 6 new lots, with one lot to encompass Bldgs. 1-5; a separate lot for Bldgs. 6-8; and two separate lots for Bldgs. 9 and 10; and two separate lots for restaurant pad sites R and T. SITE DATA TABLE PLAT LOT AREA LOT AREA(SF) BUILDING BUILDING SIZE PARKING PARKING PROVIDED RATIO LOT 1,BLOCK 1 7.65 ACRES 333,234 S.F. 1.2.3.4.5 79,526 S.F. 386 SPACES 4.85 LOT 2.BLOCK 1 0.93 ACRES 40.511 S.F. 10 6,000 S.F. 33 SPACES 5.50 LOT 3.BLOCK 1 1.54 ACRES 67.082 S.F. T 5,500 S.F. 55 SPACES 10.00 LOT 4,BLOCK 1 1.03 ACRES 44.867 S.F. R 5,400 S.F. 57 SPACES 10.56 LOT 5,BLOCK 1 1.42 ACRES 61.855 S.F 9 13.332 S.F. 62 SPACES 4.65 LOT 6,BLOCK 1 2.03 ACRES 88.427 S F. 6.T 8 12,141 S.F. 56 SPACES 4.61 TOTAL 7.48 ACRES 373.745 S.F. 121.899 S.F 649 SPACES 5.32 App.No.2014-004-021 PC 05/01/14 Page 1 The Commission may recall that the City adopted the Shingle Creek Crossing Master PUD Plan (dated September 2013) in October of 2013. That plan (attached) included a layout of Bldgs. R and T, along with the general layout and distribution of the 10 building pads around the Food Court portion. ' F STI i LEE 'S A��� 2 BUILDING 5 / o �� BUILDING _ E _ / UILDING7 BUILDINGI PYLON SIGN _ BUILDING3 .-- / BUILDING" _ BUILDING 1 \ i R ILUING I . A EXISTING SEARS (NOT IN T CONTRACT) x Seats The newly submitted plat illustrates a new layout of the building pads, especially a revised layout of R and T. This new layout reflects a recommendation planning staff made to the Developer to realign or relocate these two building pads closer to Xerxes Avenue frontage. The belief was this would add to Planning Staff s desire to encourage active living and walkable sites throughout this development and the community, and the developer agreed and made the changes accordingly. These new R and T layouts will be reflected on an upcoming PUD Amendment by Gatlin Company, which is tentatively scheduled for review at the May 15th PC meeting. The Developer has communicated to city staff that they need to plat the areas around the Food Court area as soon as possible, in order to arrange for financing the new construction. The Developer is also making changes to the areas along the westerly portions of this plat and is requesting that this plat be given preliminary review for now, with an updated and revised plat scheduled to be presented at the May 15th meeting. Because this original plat was noticed with a public hearing, the Planning Commission must open the public hearing, take any comments (if any); and table or postpone the hearing to the May 15th meeting. The Developer may also have the Final Plat ready for presentation at that same meeting. Planning staff also anticipates having a City Engineer Review report as part of the updated plat report and packet. App.No.2014-004-021 PC 05/01/14 Page 2 RECOMMENDATION Staff recommends the Planning Commission open the public hearing on this item; take any comments; provide any comments or recommendations as you deem fit; and table/postpone the public hearing to the May 15, 2014 regular meeting. App.No.2014-004-021 PC 05/01/14 Page 3 1 2 3 4 5 6 7 8 1 9 10 1 11 1 12 13 14 15 16 17 18 1 19 20 21 1 22 1 23 24 1 25 1 25 27 1 28 29 ''30 31 32 33 34 1 35 1 36 1 37 1 38 1 39 40 41 42 1 43 44 45 46 47 48 . r m - r � a NORTH SITE DATA TABLE C /'/'1 �• `� /�L^`^'ti."u.'.Y. - i, / PLAT LOTARFA LOT MESA(BE) BUILDING BUILONGSIZE PARKING PAKKING PROVIDED RATIO LOT 1,BLOCK 1 7.65 ACRES 333,230 BF. 1,2,3,w.s ]3.526 S.F. 21116 SPACES 4.65 0 60 120 Z D = / ! J J \\bq \\ - ;9 q Or 2.BLOCK o.e3ACRES aosn s.F. o 6.010 S.F. 33SPACES sso DEVELOPER OWNER 0 35� B I Gll \'' i \9� \\ \\\\\ 2i LOT 3.BLOCK 1.54ACRES 67,082 S.F. T 51500 SF. SS SPACES low SCALE FEET GANN DEVELOPMENT CO.,INC. N AC ,� / I \ f \ \ = LS / LOT 4.BLOCK 1u3ACRES 44867 S.F. R SAm S.F. 57 SPACES 10.56 888 E OCAS BLVD.SUITE 800 > J („ " \ \ �\ ,' 2 / _ FORT LAUDERDALE.FL 33301 LOT 5.BLOCK 1 1-ACRES 61.865 S.F. 9 13.332 S.F. 62 SPACES 4.85 K E %�/.5' f 934-502-5900 e /,/,/i , / NC'! I \ fj/ �♦ / \\ / "' 3/ n 1 LOT 6,BLOCK 2.03 ACRES 88,427 S.F. 6,7,8 12.141 S.F. N SPACES 4.61 CITY OF BROOKLYN CENTER \ /,% sCU. TOTAL 7AB-- 3T3,7055.F. 121.089SF. 849 SPACES 5.32 STEVE LILLEHAUG,P.E. 10' DRAINAGE & UTILITY EASP,,ENT '// ?9 - \D .L F 3 f j `!/ -R 'f 1 - CITY OF BROOKLYN CENTER L/ ! ��'/ / / �xf'X ��Y/ \ / Z.- /�� _q BENCHMARKS 0ww>9) 01 SHINGLE DEPARTMENT c • „` INCLE CREEK P 5430 6301 IN PARKWAY Z BROOKLYN CENTER.MN 5 G $ / Qn \ `\ (Based on 1929 Datum) 763-569-3W ENGINEER&PREPARER _ 1 �• •1{ �/ / - _- KIMLEY-HORN AND ASSOCIATES,INC. ='3E f/ 1.)Top of top nut of fire hydrant; west side of Xerxes Ave at the 2550 UNIVERSITY AVENUE W :A H / f / ,-.` \n \�, / / / /, CURRENT ZONING c ^• _ / I southwest comer of the site. sL.M z55114-200 (� ! /�+ IJFYP4c HIP: i I rr ,y t/ \ /' - I / _ Elevation = 853.13 feet PUD/cz SL PAUL,MN ca 651-845 4197 (€ 2.) Top of bolt; northeast side of transmission tower, 2nd tower CONTACT. "LUAM D.MATZEK.P.E. E q/r/ I A� / p Q 1\ _. �( / /• east of Xerxes Ave. FINAL PLAT DESCRIPTION SURVEYOR °GA d /' J ;•�i 1 ' t � �/-- _ _ \ \ �. Elevation = 851.40 feet Shingle CTeaK Cr°n9,y SN Addition SUNDE LAND SURVEYING tr \ \ �-- 3.) Top of bolt; northeast side of transmission tower, northwest 9001 EAST BLOOMINGTON FREEWAY(SSW) =fib \ // —" - N / ._ — -- of pedestrian bridge. STATE rte / 7 / ! d� \\ 1 -- p g EXISTING PLAT DESCRIPTION BLOOMINGTON,MN 55420 3435 K ✓ \� Elevation = 846.96 feet 952-888-9526 x 4.) Top of top nut of fire hydrant; northeast corner of the site. Lt 1•BI°dL 1•shiny c"•E a°°tig xa CONTACT: MARK HANSON,PLS ❑ IF € .N2¢ Elevation = 851.58 feet Co r.Mm Shingle a..K acF.Mg,H.nn.Pwt Q 7..21 F', a`�SO� i , ��! i <i \\\ T\_/ - -�1 - / // I -- ffis " co E M 1�'j ! - ,\\�n\ �,�c r; i` - k\\ _ 1 l ._ _ PROJECT LOCATION 69 1-, LOT 6 ALL CONTRACTORS MUST CONTACT N , GOPHER STATE CALL w q ���• BLOCK 1 1(' lI ; ,!/ , •� \ ` // __ ONE 6,t� RD, SUNKR a07 O 3 f� �'/ ' :�``•\� �� / 1 +'� _. \ _ MN TOLL FREE 1 800-252-1166 /, x n If riY / �rl l .- \�! �'/ i"> \'\\ �� _ / BEFORE CONSTRUCTION BEGINS 4 u �lr g \� S'�w?` .,q'-,' fi9r , / \ \10' f} AGE TWIN CITY AREA 651-454-0002 V 8 LA 9LA 1F m A, c n��o a j E P " z L - - § LOT 1, - v v' .'•��� 51.00' \ _- ( / V •� i 6 S W o ®® _ �MIY DR,U s L 3 JN T'; BLOCK 1 \ \ _ ", �woz LOTS o ' Y IF/. I� �•T \ rw7•z44s• R PI �/ BLOCK 1 54.78• o j� :' o a Q 4 ♦ E BER _ S �11 III � I III'i � ' ° I`� r p1 �' � � _ O f ' f / V\ "/ % S Q 55M �H 55tn z In ntE.z N W 4i ° - Cn ,a✓ r ss J � ° �---' �. "� �b � DE�� W `��^� � y o m � �/ s3.4 AvE.H. ss4 A E d W a In in,1 T. 1 - ''� \/ \ �y J \\\ ke rn N E U E.I. z S2 Y z z =K ..\• VY AVE � I 1 \ \ \ oA sT. i °® Ili j 135. Bbl 1 `\ LOT 4, ? �`� ' �' �' ;\ it F �~ I— A V '6 s''�s '1 i BLOCK 1 �� �r /. ' \ ',t \ VICINITY MAP a W i��81, 1� �4�V .vv NOT TOSCALE V }. - L" W VK' DRAIINA - a o e EASE T, AND I & � \ /\\�1 O/ \ :-/ \ SHINGLE CREEK CROSSING tAND X Q Z J z o 5TH ADDITION ` \ LOT 2, 62 ° Y s \ �\ U BLOCK �. 5 c \ X� 1 ? PRELIMINARY PLAT Z_ U ro 5 ,� \ N79235BE 'rr SECTION 2-T1 18N R21 W LLI = o Z S8631 BROOKLYN CENTER, HENNEPIN COUNTY, MINNESOTA , . 11 1 _\\ 'r �. :- /\�/ V Zan 00 / LEGEND AA - b _ - \ 5Q \ a s MONUMENT - CONTO,IR5 '/ \ (] V / SECTION LINE ® SANITARY MANHOLE 11 g0• 1 1' —— ���.,Y 562 \\ 6 ------- EXISTING PROPERTY LINE ■ SANITARY UFT STATION V n � HYDRANT PROPOSEO ROPERTY LINE N \\\ \ _ EXISTING ROW LINE WATER VALVE ''/^1 ,LILT t11, \ / ^) \\ / r %i�� \\\\I LIMITS OF PLAT ® WATERMAIN MANHOLE vJ W U = \ 1 LOT 3 `V\' \\ // / \\\\\\ ".._ :—_ ———_ PROPOSED SETBACK LINE ® STORM SEWER MANHOLE LL Z fi 11 BLOCK I �I ' 'y�it \r \ \\ I fl I(/l r `\\\\\\\\\\ -`— -------- EXISTING EASEMENT LINE .0 STORM SEWER CATCH BASIN 0 Uj µ- /' L�° U Y DD B -------- PROPOSED EASEMENT LINE ROOF DRAIN \� o 1 Q OWNERSHIP: 1 1 Z\\ p It1 hb SEARS, ROEBUCK J' \. �, \\\ 10 OUTLOTA `r T_.. - - - - - FLOOD PLAIN ° FLARED END SECTION W Z m \ I \ ! AND CO. \\\ \\\\ \\'1 I `\ ( / �''~ -_-.-.-.-.- WETLAND RIP RAP W EE 1111 II 14.t!\ 11 1\ I 6�.f0� t � \\\\�\\\\\\I \ \ !����-- � J E 1 I 1 /r / A I ) \\\\\�\ \ \ / ./ %�'' u BUILDING nr•P LIGHT POLE \� 11 7 I 1 1\ � s J'i- \ .\ \ \ \\ \ �i� �{� O 111 1` 1 - 1 \ 1` / f '1 \ \ \\ \\\\\\\� 1. 3!N/(ti`E' ___________ BUILDING PAD GAS METER LI_I O Z FF a WI \ I 1 I 1 \ \\\ A I �/'�/ \ \ \ \\\ \\\\� ,l r.• .. - / .______________- EXISTING CURB LINE ` GAS VALVE J O Z 1 IW/ I V� 1 /' \ ^`-� 5. !-_ \ I\\\\\ \\\\� //�� / �/ �� PROPOSED CURB LINE ® ELECTRIC TRANSFORMER m v \ /(1v11 \ //// \ I L \� �' _- �GP' _ \ \\ \ / /'/ -- FENCE LINE ® ELECTRIC MANHOLE Z Z a /LyY L \_1 \ \ � / \1 .�� I - .._..--.1 \\ \\\�\ />r , / , W GG _ 1 / I ,�� \\ \ \\ / / a U Q 1 \ \ \ / ' TREELINE ELECTRIC HH = Z > i \ n \ >-+ SANITARY SEWER NE ELECTRIC 80% W 11 —, B MONITORING WELL ma � V 12 I \ \ �.� I p' _ _ \ � ,��" WATER LINE DATE PRAINELGE. STORM SEWER LINE ! TRAFFIC LIGHT 04 03 2014 / e + 1 f `f \ \ /���•'• ��� r / \ �'n \ /;/ - ._ _ TY EAS Tim '// OVERHEAD ELECTRIC LINE m COMMUNICATION MANHOLE a \ - PROJECT N0. \ � UNDERGROUND ELECTRIC LINE r COMMUNICATION BOX NUMBER E \ % n\ "''\ j 1 GpS�\ i 1 / _ - TUB�/w // —w •+— GAS LINE CABLE TV BOX SHEET�NUM T JJ ° .._.I- i, n\. ...�+ ' � / \ _ / °°'-O° UNDERGROUND COMMUNICATION LINE i SIGN 1 0 Q € 1 of 1 d w O ` j • r LLI O ^`� O rte. Old'i - OO # t] walat+e. t $ i .......t TT j ' rr vt Ak C� , il1V.� 1 na�71� ._ 11 • /� ., :iJ�(� /1� �/� O F- (� /��/� /� Z /yy/�/�I�� yam* /� nt gant; n.'' IJ-- PYLON SIGN 66UNTY ROAD ` PYLON SIGN MONUMENT SIGN J r -MONUMENT SIGN <.., � -. „ ___ - - --- - ---- i _ _ -_- _ - . .. C,7 '_ . , EXISTING 38,00.r _ t '• �_ KOHLS ftETAJL r >1 ♦ � i \ �'! j7// ' ,:.2 � '\ _ 9.500& 2�/ M. `' _ � mm am sir t\` �` t ;�l`'� • o RETAIL , , - / T EXIS INGSHINGLE •,�+ � ,.°! _ -:' , 'y � / - , c a ,�'•' CREEK REGIONALT s, �;» • / ® :� DIftET.soo C r • ,k' y r: t yx� � ` / + / / / - - _ �a EXISTING DAYLIGHTED qr CREEK r / .t -.qo. .`�� �`' :. '' • ♦ •. ' 1 TRAIL CONNECTION > + V ' ttDING6 EXISTING BRIDGE � / _ / — ._ _ / ,_ h 4 20500 s1 '� 7T ` •,'. PYLON SIGN _.ii \� � '� // , - _ � ��� r (- � 'r / - t , / 4 UILDING\ BUILDING3 BUILDIN- Ir !LL] '� - �c �" BoaDINa+ � EXISTING SHINGLE V� �t �� CREEK BOX CULVERT `l g IL ®� FREEWAY PYLON SIGN DING 1 S � � y EXISTING FILTRATION EXISTING SEARS °''<%' AREA(TYP.) ,T, (NOT IN CONTRACT) Sears SHINGLE CREEK CROSSING f . STUTLOATER BROOKLYN CENTS . I 1 iCJL ail' U1 MASTER PLAN t � Y .X I ' - 'T' ,} FREEWAY PYLON SIGN • ' SEPTEMBER 2013 55TH AVENGE N ` ;-=�i _ 1f 1 _ + c1'"_ '9� •i!r r 11.v�1 _ ` 0 60 120 240 FT { 4* PIP 4 ter, � ^?y` •" � ,,y?7! ' �,°� � � `�„ �••'� s t �t 1 � �ki�\'t�t >>' • °1010 ` - GATLIN DEVELOPMENT COMPANY ndlAssociates, Inc. 101 South Main Street Dickson,Tennessee 37055 Tel:615-446-7104 • Fax:61546-7105