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HomeMy WebLinkAbout2015 06-24 PCPPLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER June 24, 2015 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Agenda • Motion to Approve the Agenda for June 24, 2015 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. APPROVAL OF MINUTES • Motion to Approve the June 11, 2015 Meeting Minutes 6. PLANNING ITEMS a) The Luther Company, LLLP Planning App. No. 2015-005 Property Address: 6801 Brooklyn Boulevard Site Plan Amendment to the original 2013 Luther Brookdale Volkswagen Site Plan (approved under Planning App. No. 2013-008) to allow the Integration of the adjacent commercial site and expansion of new vehicle display area. Requested Planning Commission Action: • Discuss the Requested Item with Staff, Commissioners and Applicant; • Motion/Second to Allow Public Comments (if so requested); • Motion to adopt Planning Commission Resolution No. 2015-05 7. DISCUSSION ITEMS – (none) 8. Adjournment PC Minutes 06-11-15 -1- DRAFT MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA JUNE 11, 2015 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:00 p.m. 2. APPROVAL OF AGENDA There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to approve the agenda as amended to add Item 3, Administer Oath of Office. The motion passed. 3. ADMINISTER OATH OF OFFICE Secretary to the Planning Commission Tim Benetti administered the oath of office to Alexander Koenig and Jack MacMillan. Chair Christensen welcomed both to the Planning Commission. 4. ROLL CALL Chair Randy Christensen, Commissioners Benjamin Freedman (arrived at 7:02 p.m.), Alexander Koenig, John MacMillan, Carlos Morgan (arrived at 7:02 p.m.), Stephen Schonning, and Rochelle Sweeney were present. Also present were Councilmember Ryan, Secretary to the Planning Commission Tim Benetti, Director of Business & Development Gary Eitel, and Carla Wirth, TimeSaver Off Site Secretarial, Inc. 5. CHAIR’S EXPLANATION Chair Christensen 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. 6. APPROVAL OF MINUTES – MAY 14, 2015 There was a motion by Commissioner Freedman, seconded by Commissioner Schonning, to approve the minutes of the May 14, 2015 meeting as submitted. The motion passed. PC Minutes 06-11-15 -2- DRAFT 7. PLANNING APPLICATION ITEMS 7a) APPLICATION NO. 2015-003 MBC II, LLC (HOWE DEVELOPMENT) – PLANNED UNIT DEVELOPMENT TO ENLARGE APPROVED BUILDING AREA AND ALLOW OUTDOOR STORAGE AREA Chair Christensen introduced Application No. 2015-003, consideration of a Planned Unit Development Amendment to Enlarge Approved Building Area and Allow Outdoor Storage Area, located at 4821 Xerxes Avenue North. (See Planning Commission Reports dated 06-11-2015 for Application No. 2015-003.) Mr. Benetti stated Mr. Paul Hyde, acting on behalf of MBC II, LLC is requesting a Planned Unit Development (PUD) Amendment to a previously approved How Fertilizer Site PUD Redevelopment Plan. This second amendment consists of the following requests: 1. To enlarge a pre-approved office/warehouse building from 60,000 square feet to 68,000 square feet of which 8,000 additional square feet will be used as covered storage area; and, 2. To allow a 4,000 square foot storage area in the I-1 Industrial Park District. Mr. Benetti explained the building addition and outdoor storage area is for the benefit of a local plumbing supply company that requires outdoor storage of various raw materials, while maintaining enough space inside the building for light manufacturing and processing of said materials. It was noted that legal notice was published in the local Sun Post and notice letters were delivered to all neighboring properties within 350 feet of the subject site. Mr. Benetti displayed aerial maps of the subject site, noting the three buildings had been removed as part of the recently approved mitigation. He then presented background information relating to the former Howe Fertilizer site and terms of the original PUD approved in 2008. Mr. Benetti noted the amended set of plans reflects the applicant’s request to separate the two storage areas on the site, which does not take away from the original intent of this PUD amendment request or review process. Mr. Benetti stated Planning Staff recommends the Planning Commission provide a recommendation to the City Council to approve Planning Application No. 2015-003, the Planned Unit Development (PUD) Amendment to the 2013 Minneapolis Building Center II Planned Unit Development Project, subject to the same conditions and allowances as specified in the 2013 review and approvals, with the conditions noted in the Planning Staff report and also similar in the Resolution. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2015-003 Chair Christensen recognized residents in the audience who wished to speak on this matter. There was a motion by Commissioner Sweeney, seconded by Commissioner Schonning, to open the public hearing on Application No. 2015-003, at 7:10 p.m. The motion passed unanimously. PC Minutes 06-11-15 -3- DRAFT Chair Christensen called for comments from the public. Randy Grist, 4920 Zenith Avenue, asked if there are two different driveways, noting the existing driveways are set up differently. He also asked if they were purchasing houses along Xerxes Avenue to accommodate locating the two driveways farther to the west than the current driveway locations. Mr. Benetti stated no houses are being purchased to accommodate this proposal. He used an aerial map to identify the location of the first and second driveways. Mr. Grist asked about plans for storage on this site and if the proposed tenants will store tank trucks, expressing concern should highly flammable fuel be stored on the site. Mr. Benetti suggested the applicant address that question. Paul Hyde, Hyde Development, 1320 West Lake Street, stated there is a tenant with a primary business of manufacturing and fabricating steel pipe such as sprinkler pipes. Chair Christensen noted all ordinances would be followed relating to flammable products. Mr. Hyde assured the Commission that no flammable liquids would be stored on this site. Mr. Benetti stated should there be flammable liquids, it requires approval by the Fire Chief and Police Chief as well as a building that is specially constructed. Chair Christensen reviewed the Planning Commission’s past consideration to address outdoor storage. Mr. Grist asked whether there will be overhead outdoor lighting that would create light pollution into the neighborhood and if the business will be in operation during regular business hours. Mr. Hyde answered there have been no changes to the photometric plan that was approved several years ago. The site will have standard lighting to assure safety when walking to cars. The business operates during traditional business hours and there will be outdoor storage of pipe. Mr. Hyde stated the tenant is an internationally-known company, one of the largest in the world, but he is under a confidentiality agreement until the PUD is approved and agreements are signed. Terry Nelson, 3001 51st Avenue N., asked about additional truck traffic delivering steel and if that delivery will occur during evening hours. Mr. Hyde responded they project less truck traffic than when it was a multi-tenant building and the trucks will be in operation during the business day. Mr. Hyde noted it has taken nearly seven years to get this site ready for development and three rounds of $1.5 million grant applications. He thanked the City and Planning Commission for their assistance, noting his Dad had died during this long process but the site is now ready for occupancy. Judy Broeren, 5007 Zenith Avenue North, stated there is a nice office building across the street and asked if that architecture will be duplicated on this site. Mr. Hyde stated they constructed the building across the street and this site will compliment that site including building style, materials, and fence. PC Minutes 06-11-15 -4- DRAFT Chair Christensen agreed it has been a long time for the site to get to this stage when it can be developed. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to close the public hearing on Application No. 2015-003. The motion passed unanimously. Chair Christensen called for questions and comments from Commissioners. Commissioner Sweeney questioned whether Item 2c on Page 6 contained a mathematical error, and if 13,000 square feet should be 12,000 square feet. Mr. Benetti explained the covered storage area is considered an addition to the building since it has a roof structure; however, the uncovered storage area does not count towards the building square footage. He reviewed Page 6, Item 2c, and agreed it should be corrected to reflect 12,000 square feet. Chair Christensen asked whether the covered storage area is fenced. Mr. Benetti stated it is fenced for security, covered with a roof, and will also be screened. He indicated the project will be required to meet Code requirements. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2015-03 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2015-003 SUBMITTED BY MBC II, LLC (HOWE DEVELOPMENT) There was a motion by Commissioner Sweeney, seconded by Commissioner Freedman, to approve Planning Commission Resolution No. 2015-03, as corrected on Page 6, Item 2c, to reflect 12,000 square feet. Voting in favor: Chair Christensen, Commissioners Freedman, Koenig, MacMillan, Morgan, Schonning, and Sweeney. And the following voted against the same: None The motion passed unanimously. The Council will consider the application at its June 22, 2015 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. PC Minutes 06-11-15 -5- DRAFT 7b) APPLICATION NO. 2015-004 CS PROPERTY NMA, LLC (NEW MILLENNIUM ACADEMY) – PLANNED UNIT DEVELOPMENT WITH NEW ZONING CLASSIFICATION OF PUD-MIXED R-2/R-3 (PLANNED UNIT DEVELOPMENT – TWO FAMILY RESIDENCE WITH MULTIPLE FAMILY RESIDENCE) AND DEVELOPMENT SITE PLAN OF A K-8 PUBLIC CHARTER SCHOOL FACILITY Chair Christensen introduced Application No. 2015-004, consideration of a Planned Unit Development with New Zoning Classification of PUD-Mixed R-2/R-3 (Planned Unit Development – Two Family Residence and Multiple Family Residence) and Development Site Plan of a K-8 Public Charter School Facility, located at 5120 Lilac Drive North. (See Planning Commission Reports dated 06-11-2015 for Application No. 2015-004.) Mr. Benetti stated CS Property NMA, LLC (NMA), acting on behalf of the property owners Lucht Properties, Inc., is requesting rezoning from R3, Multiple Family Residence, to new PUD- Mixed R-2/R-3, Planned Unit Development-Mixed of Two Family Residence and Multiple Family Residence District. Coupled with this zoning request is consideration of the Development/Site Plan for a new three-story, 81,903 square foot kindergarten through eighth (K-8) grade charter school facility. This PUD is planned for the redevelopment of the current Malmborg’s Nursery site. It was noted that legal notice was published in the local Sun Post and notice letters were delivered to all neighboring properties within the Happy Hollow Neighborhood. In addition, as part of their outreach to the surrounding neighborhood, NMA conducted a public information/open house meeting on June 3, 2015, and have indicated this event was well attended. Mr. Benetti displayed several aerial maps of the subject site, pointing out the location of the existing buildings and parking as well as the Happy Hollow Neighborhood and Park. He explained the site is currently zoned R-3 and surrounding by R-1 uses on three sides with R-5 across the highway. Mr. Benetti presented the background of the subject site, explained the purpose of a PUD to create flexibility. He then reviewed the Development Plan/Site, Building Plan, Landscape Plan, Photometric Plan. Mr. Benetti displayed three-dimensional exterior views of the proposed building plan and floor plan diagrams for each floor. He advised of proposed building setbacks, primary access from Brooklyn Boulevard, Parking Plan, and that the school has agreed to dedicate additional right-of- way so the City can extend Lilac Drive in several years. Mr. Benetti also displayed an aerial map that identified the location of the Brooklyn Boulevard frontage road, which may be dedicated back to adjoining property owners. He noted the section of roadway that actually lies within private property owned by Malmborg’s Nursery. Mr. Benetti described the traffic control changes that will be made at the Highway 100 and Brooklyn Boulevard interchange in the next two to three years as well as the location and types of access to serve the proposed school. Mr. Benetti stated the applicant submitted a Parking and Trip Generation Analysis to determine the level of traffic into and out of this site during peak hours. He presented the analysis of traffic levels generated during a.m. and p.m. peak hours. With regard to parking spaces, it is assumed PC Minutes 06-11-15 -6- DRAFT that the current parking spaces at 105 will be adequate but he will defer to a final recommendation by the City Engineer on the parking requirement. Mr. Benetti described the plantings in the Landscaping and Screening Plan, noting it meets the City’s threshold and will include and extend the screen at the southwest corner. The trash enclosure will also have a screen and landscaping. Mr. Benetti used an aerial site plan to point out where a row of staggered trees will be planted to provide additional screening for the residential home. Mr. Benetti presented staff’s rezoning analysis and recommended adding language to a condition indicating: ‘…including approval by City Engineer and Hennepin County official of a final traffic study and traffic management plan.’ He stated staff feels the Planning Commission can trust the expertise of the City and County Engineers to assure the site works from a traffic standpoint prior to any permits being approved. He explained the Traffic Analysis was just submitted today so staff recommends that additional condition be placed. It was noted the staff report indicates that staff believes the rezoning element of this PUD application can be given a favorable recommendation since the rezoning portion meets the criterion used to evaluate such change, and the proposed concept plan associated with this PUD would be an acceptable means of achieving what the applicants seek in the redevelopment of this site. The related Development/Site Plan of this PUD application also appears to be well thought out and well planned for this area, and staff finds the overall plan acceptable. It was also noted that Planning Staff recommends the Planning Commission provide a recommendation to the City Council to approve Planning Application No. 2015-004, for the zoning change of this site from R-3 Multiple Family Residence to the new PUD-Mixed R-3/R-3 Planned Unit Development – Two Family Residence and Multiple Family Residence, and the New Millennium Academy Development Site Plan of a new K-8 Public Charter School Facility, based on the findings noted in the Planning Staff report and memorialized in the Resolution, and subject to the conditions noted in the Planning Staff report and also similar in the Resolution. Chair Christensen asked if the applicant wished to step forward and make a statement or add anything to the staff presentation. J. Kou Vang, 2557 Maplewood Drive, St. Paul, Development Manager with CS Property New Millennium Academy, LLC, stated staff has done a good job of explaining the proposal. He stated his firm is just building the building and suggested the School Director be allowed to describe the school and the success they are having. Yee Yang, Executive Director of New Millennium Academy, stated this is a charter school that was founded in 2005 and has 10 years in operation. There are 495 students and 85 on staff. Students are 95% Asian, 1.4% American Indian, and 3.5% African Americans. Ms. Yang described the student profile and mission to build a better life for students by providing an environment of high academic achievement including Hmong culture and literacy. They believe students can learn if provided the right environment and support. Ms. Yang described the recognition that New Millennium Academy has received from the Department of Education, noting parent communication is also an important part of the school. She stated since opening, PC Minutes 06-11-15 -7- DRAFT they have been looking for a home for the school that will provide a playground, athletic field, and safe environment. Ms. Yang felt this was an ideal location. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2015-004 Chair Christensen recognized residents in the audience who wished to speak on this matter. There was a motion by Commissioner Freedman, seconded by Commissioner Schonning, to open the public hearing on Application No. 2015-004, at 7:52 p.m. The motion passed unanimously. Chair Christensen called for comments from the public. Judy Broeren, 5001 Zenith Avenue North, stated she was born and raised in Happy Hollow Neighborhood, knows the neighborhood, and asked why the City would not consider using the Kohl’s property for a school. She stated her one concern with this application related to Lilac Drive. She lives at 50th and Zenith Avenue but if she lived on Lilac Drive, would be concerned about the location of the student drop-off. She felt Lilac Drive should be a dead end to prevent cut-through traffic to 50th or Beard to 49th Avenues. Ms. Broeren stated this neighborhood has many young families that use the park, which raises a safety concern. She asked where parents will park when picking up children and if vehicles will extend into the neighborhood. She also asked whether the garbage enclosure will be viewed from the park. Mr. Benetti stated the City Planners and Engineers and Fire Chief and Building Departments have all looked at the submittals and at this point, the Engineers have determined it will work but still needs to weigh in on the Traffic and Parking Studies. As part of the Brooklyn Boulevard project, Hennepin County will also have to sign off on the application. Ms. Broeren asked about the location of the Academy’s soccer field and if it will extend into the park for use by the school. Chair Christensen stated several plans have been submitted and at this time, it is somewhat fluid with regard to that. He noted the park has changed and evolved in response to how the City has evolved. Ms. Broeren stated this is a tight-knit and wonderful neighborhood and her concern is traffic and especially down Lilac Drive. Mr. Benetti stated staff did note the potential of a soccer field. He used an aerial site plan to point out the potential location of a soccer field in the area to the south of the existing building. Mr. Benetti stated the Park Commission considered that concept and while not diametrically opposed to a new soccer field or having it partially extend in the park, it would remove the ball diamond, which raised concern. The City’s CARS Director (Mr. Jim Glasoe) indicated due to demand for soccer in the community, it would not be objectionable to install a soccer field in the future. Mr. Benetti explained that at this point, the applicant has decided to focus on the school and not pursue the soccer field. Melanie Tapelt, 5042 Lilac Drive N., stated her concern relates to privacy as their yard has been a ‘sanctuar y’ and they enjoy the calm park activity that occurs. She stated a school would result in more people and change in activity that will impact the neighborhood. In addition, the soccer PC Minutes 06-11-15 -8- DRAFT field will create light pollution and increase her discomfort. Ms. Tapelt stated she is unhappy with this proposal and while they understand the school needs a location, she thinks the Kohl’s site would be a great location as it will not impact people and their homes. She stated if the project moves forward, they need a privacy fence that provides security and peace of mind. Ms. Tapelt stated it is proposed that the gymnasium and loading docks will be oriented towards her property and the smell of diesel (school buses and delivery trucks) makes her very nauseous. She stated she understands that things need to move forward, but this will take her a long time to get used to and cause her a lot of stress, as this was to be their retirement home. Ms. Benetti asked if she would want a higher fence or something more substantial. Ms. Tapelt answered in the affirmative to both and stated the existing fence belongs to Malmborg’s. She also felt there was the need for privacy for the park. Mr. Benetti asked if she would want an eight to ten foot tall fence. Ms. Tapelt answered in the affirmative. Kris Kuduk, 4938 Zenith Avenue N., stated the New Millennium Academy sounds like a wonderful thing and that they are on the right path in wanting to improve their school, its location, and expand. He stated Brooklyn Center has some neighborhood schools such as Earle Brown and Evergreen Elementary but this is not a neighborhood school, it is a Charter School with 95% of the students being bussed in, meaning a large percentage do not live in Brooklyn Center. This results in parents driving in at a higher percentage than experienced at Earle Brown School. Mr. Kuduk stated the site would have to be rezoned for a three-story building, which is higher than any building at Shingle Creek Crossing. He noted it will be difficult to block the view of this tall building with trees. Mr. Kuduk stated Brookdale Ford, Pet Boys, Circuit City, and Kohl’s are all vacant sites so he thinks there are plenty of great places for the school besides this small residential neighborhood that would be impacted by a lot of traffic. He stated the plans look nice but a two-story home is the tallest in the neighborhood at this time and asked about building beautiful new homes instead. Maureen Dougherty, 5036 Lilac Drive N., stated she is also representing Stephen Maslowski who also lives at this property. She commented that Malmborg’s has been an outstanding business and community member and has earned the trust of the neighborhood. She stated this is a comfortable neighborhood and when change comes, it is challenging so it raises questions. She stated she visited several elementary and middle schools in the past few weeks and does not think there will be only eight buses as the building has a larger footprint. She asked how long their properties will be blocked by traffic dropping off and picking up students. Ms. Dougherty stated this will be a not-for-profit entity and Columbus will have a leasing agreement so the school can be not for profit; however, their role and accountability is not known. She noted that as schools evolve, it is normal for issues to occur and asked who will take care of those things, the City, the State Board of Education, or would it be private matter between the not-for-profit organization and this Charter School. She stated she assumes there will be good accommodation for children with disabilities and restated their concern relates to access to their driveway. Ms. Yang, Executive Director of New Millennium Academy, explained they transport 100% of the students so there will be no problem with many parents dropping off students in the morning. Also, New Millennium is a culture school with focus on teaching discipline. Since the Academy opened, they have had no fights in the school. Ms. Yang stated their students are well-behaved PC Minutes 06-11-15 -9- DRAFT and parents will be willing to work with the community to address any concerns or issues that might arise. Melisa Kuduk, 4938 Zenith Avenue N., stated she appreciates those concerns being addressed but does not think it is realistic to assume a growing school will move to this area, improve on their current facility to a larger space, and know that 100% of the students will be bussed. She stated they have lived in this neighborhood since 1991, open enrolled their children in Brooklyn Center public schools, and drove them to school every day. Also, considering the school is growing in size, she asked how they can possibly assume there might not be issues in the future or how they will deal with those issues until it actually occurs. Ms. Kuduk stated Earle Brown Elementary School increased in size and did not have parking to accommodate special events where parents attended. She questioned whether the proposed parking will be adequate as there will probably be a lot of parent involvement and asked where they will park since there is no overflow. She asked if it will be at the church or along Lilac Drive. Ms. Kuduk stated it may be a solution to dead end Lilac Drive at some point or treat it more like a community development where it’s labeled as private property. Ms. Kuduk stated the neighborhood children feel this is their park and this neighborhood is a community. Melanie Tapelt, 5042 Lilac Drive N., stated a section of the road has never been maintained and she feels strongly if this is approved, Lilac Drive should become a dead end to stop school traffic so it does not disturb their neighborhood. Amy Erickson, 19116 Clear View Drive, Minnetonka, Director of Teaching and Learning, stated some questions have been raised about charter schools, students and accommodations. She explained that charter schools are public schools so the same laws, rules, and requirements are followed. Information is available on Minnesota Department of Education’s website as it is public information. In addition, charter schools have to follow all State laws and financial rules. Their financing is per pupil and a charter school has a neighborhood capacity for students to attend but it does not have property boundaries so that is why 100% of their students are bussed in. With regard to the park, there is no planned programming that would occur within the City’s park. That is why the large sized green space has been left, noting the location of the playground at the end of the building, which is far from the neighborhood and park. The school’s green space will accommodate phy-ed class and class activities. Ms. Erickson stated they are currently located in a retail area and do not have a playground so the students play on a tar-surfaced area. She stated they have heard assurances this school of children and staff have a strong sense of community and are looking for a community to share it with. Ms. Erickson stated they would like to be considered and offered to address questions related to charter schools. Mai Xiong, 6400 Humboldt Avenue N., stated she is the parent of four children and has lived in Brooklyn Center since 2004. Currently, three of her children attend the New Millennium Charter School in north Minneapolis and her oldest son is in High School. Before, all of her children attended the Earle Brown Elementary School. She described her involvement as a parent and decision to look for an option other than a public school because they were moving children and it had become too large to meet the needs of her children for learning. They found the New Millennium Charter School in north Minneapolis so they transferred their children. She reviewed the positive things they and their children have found at New Millennium Charter PC Minutes 06-11-15 -10- DRAFT School. Ms. Xiong stated the New Millennium Charter School currently does not have a play ground so she supports it moving to a new location. She stated the school is growing, needs a large playground, and cutting edge technology. She felt the proposed location was a benefit as this is a diverse community and asked for the Planning Commission’s support. Xia Vang, 4643 Lyndale Avenue N., stated she is an 8th grade student of New Millennium Charter School, which has become like a second home to her as teachers are like moms and dads, her second parents. She stated her friends are like siblings because they get to know each other at this School like a family where no one is left out. Ms. Vang stated she was proud to hear her school was considering a new location as it does not have a place to play tag or run and have fun. She stated her siblings love to run and play tag but during gym class, the current location is too small. She stated if they are able to have a new building, her siblings and friends will get a chance to go outside and enjoy the sun and run. She stated she hopes the community will welcome them as a family. Matt Greseth, 4953 Zenith Avenue N., stated he knows this is a good school and supports their proposal but they do not have control over how people drive. He expressed concern with speeding and increased traffic levels, noting Malmborg’s trucks zoom by now but this will add school buses and delivery trucks. He stated signs may help but a dead end would be even better. Mr. Greseth stated when there are special events, parents will have to park on residential streets, including his neighborhood, and walk across the park. He repeated he does support the school but there are a lot of questions and his concern is what the school cannot control. Troy Lucht, 5101 Brooklyn Boulevard, owner of Malmborg’s, stated they have thousands of cars that come to them and few have figured out they can use 50th and 49th Avenues. He stated they have three trucks per day at the maximum and the school buses can be told to access the site from the stop light. Mr. Lucht stated they share parking with the Brookdale Covenant Church and the church is open to work with the school to allow parking to flex into their parking lot during special events. He stated the church lacks a gym so they would like to partner with the school for that need and to flex into the school parking lot when they have a wedding or other large event. Mr. ?? Kong introduced himself and acted as an interpreter for Vie Gee Vang of 3505 5th Street, Minneapolis, stating he is a parent with children at New Millennium Academy, this new building is a dream with more space, it will allow their children to have proper recess, he hopes the Planning Commission will welcome them into the neighborhood, wished them luck, and thanked the Planning Commission for their time. Sai Yee (Shawn) Vue, 4950 Abbott Avenue, stated he attended Brooklyn Center High School and is all for this school as education is important for every kid. Mr. Vue stated he has been involved with soccer and his concern is that the school will use this as a ‘stepping stone’ to get in and then build the soccer field. His concern is traffic at night that is traveling at top speed with loud music. He stated he has already had to confront a Malmborg’s truck driver who was driving too fast. Mr. Vue stated he is not saying there will be problems with the students or parents but there could be problems with some of their friends and he wants to know what the school and City will do to accommodate him and his neighbors as currently they do not need to be PC Minutes 06-11-15 -11- DRAFT concerned relating to safety of their property or possessions. Mr. Vue stated he does not think the neighborhood supports this school or that this site can hold a school and a soccer field. If approved and a soccer field is constructed, he stated he and his family will have to leave. Mai Xiong, 6400 Humboldt Avenue N., stated traffic has been the largest concern. She stated she and her husband are involved with the parent advisory group and but only about 25 parents attend the meetings and because the students are bussed, there will not be a lot of parents dropping off students. Melanie Tapelt, 5042 Lilac Drive N., stated their journey is our journey, and they have lived there many years so their journey will have to take a turn. She stated this is a small neighborhood and park and asked the Planning Commission to consider another location. She stated she knows children are full of energy and asked where they will ‘run’ as the park is not large enough to contain them. Karen Lucht, 5105 Brooklyn Boulevard, stated her children grew up in that park and they love it. She stated she is a teacher in a public school and if a school is allowed to let their children run, there would be strict State penalties. She stated the school is a wonderful thing and when she thinks about the application and noise (laughter) from the school, those are wonderful sounds. Ms. Lucht stated the school will have windows and air conditioning, so the noise to the neighborhood will not be anything different than the families have known in the past when the park was full of children, in the days of the 1960s-1980s. Ms. Lucht stated she hopes the community will embrace a new group of students, teachers, and faculty that are doing a wonderful thing and can bring a wonderful thing to Brooklyn Center so it can be known for another wonderful school within its boundaries. Mr. Vang stated they have been working with staff on this process for the past six months, developed countless site plans to address concerns that have been raised including traffic and a noise barrier on the southwest corner, which is why the building has been oriented as proposed in the northwest corner and the playground in the northeast corner to create a barrier. He stated they fully understand that it is a public park and the surrounding neighbors have taken affinity with the park, which they understand. He stated they do not intend to infringe on that public amenity so they have dropped the soccer field. They currently bus 100% of their students and anticipate that trend will continue, as they will serve the same demographics. Mr. Vang stated their demographics show 40% of students come from Brooklyn Center so it is a community school. 60% of students come from suburbs north of Minneapolis. He presented the increasing demographics of Hmong living in Brooklyn Center and surrounding communities that showed a large increase in the Hmong population. He stated these are students who have been born and raised in the United States who cherish their Hmong heritage. He pointed out that Brooklyn Center is one of the most diverse communities in the country and it will be a benefit to have this type of Charter School. Mr. Vang stated they can’t control traffic but they can control the contract bus traffic and will direct those traffic routes. They will also educate their families and parents on the route to drive to the school. He stated at the current site then can load and unload 500 students in 15 minutes PC Minutes 06-11-15 -12- DRAFT and at this site, they can stage 12 buses. He stated City staff has made it clear they need to meet the needs of this neighborhood. With regard to parking, Mr. Vang stated they have 135 spaces that will accommodate 95% of the school’s events, noting that no school, business, or entity builds parking for maximum peak but they can flex into the church parking lot through a partnership. He stated he would like the Planning Commission to consider their application, the time and energy they have used to create this plan to address many of the neighborhood concerns and staff suggestions. MOTION TO CLOSE PUBLIC COMMENTS (HEARING) There was a motion by Commissioner Morgan, seconded by Commissioner Schonning, to close the public hearing on Application No. 2015-004. The motion passed unanimously. Chair Christensen called for questions and comments from Commissioners. Chair Christensen stated the Planning Commission just received the Traffic Study and he thinks there will be several questions relating to it. Mr. Benetti stated staff expected to receive the report earlier than today so they were not able to completely review it but the City Engineer believes that in cooperation with Hennepin County and the applicant’s consultant, they will determine a workable plan to help this development and the neighborhood. During the interim period, a safe route to and from the school is needed and the school can control the bus routes. Mr. Benetti stated when the Brooklyn Boulevard improvement is made, it will be the primary access in and out of this site. The church is also thrilled with this improvement and is willing to dedicate the excess right-of-way needed to accommodate it. He stated the school will be charged to educate parents in how to access the school site, noting it may not eliminate all use of Lilac Drive but he does not think the City Engineer would ever support making it a dead end. Mr. Benetti stated the City Engineer will provide a finding and recommendation once the Traffic Study is analyzed. Mr. Benetti stated enough Brooklyn Boulevard studies have been completed to identify it is an immediate need and the City Engineer has indicated there is funding to improve that interchange so by 2017, there should be activity on the south leg of Brooklyn Boulevard. Mr. Benetti explained that the Kohl’s site and other vacant retail sites were not considered due to the zoning that does not allow elementary or secondary schools. Chair Christensen thanked all who attended the meeting tonight and stated they will try to get through the questions that were raised as well as their own questions. He stated he is also concerned with the parking and traffic piece and thinks there was a need to fix the entrance before this application is considered, which will alleviate a number of concerns. Chair Christensen noted the plan eliminates some parking for the church so a shared parking arrangement will be needed by the church. He stated he thinks the shared parking arrangements will be worked out between the church and school. PC Minutes 06-11-15 -13- DRAFT Commissioner Schonning stated with the traffic situation, the sooner the interchange is updated the better, as it is a horrible situation. He stated he has shopped at Malmborg’s for years and understands the difficulty in accessing that site. Commissioner Schonning stated he knows that is a secondary issue but believes it will resolve traffic concerns with the school. On the building image, he is a little concerned with the proposed height, noting that taller buildings do dominate as he witnessed with the LA Fitness site. He noted the exterior materials appear to be concrete and he would prefer use of materials that are more similar to Shingle Creek Crossing with less of an industrial appearance. Commissioner Schonning stated he understands the concern of the neighborhood about change and supports requiring good screening, and setting criteria for timing of garbage pickup so it does not occur at 5:15 a.m. as it does at Earle Brown Elementary. He stated this proposal is ‘shoe horned’ into a tight space so he supports addressing the neighborhood’s concern. He stated the location of the park creates is beautiful chance for it to be used in a better and expanded way while students are in school. Commissioner Schonning stated those are his concerns and he thinks the parking will work itself out between the two parties. Commissioner Freedman stated he noticed while at Como Zoo that there was a lot of traffic but no parking in the neighborhood because it is permit parking only. He stated if parking in this neighborhood becomes an issue, permit parking may be an option to alleviate that type of issue. Chair Christensen stated at one point, he was in the audience arguing about a three-story building going into a residential neighborhood so he understands that concern. He stated that is what led him to serve on the Planning Commission and he wants to assure the neighborhood that the Planning Commission wants to work with staff and the applicant to address those concerns. He asked where the parking for Happy Hollow Park is located. Mr. Benetti used an aerial map to point out the location of the small eight-stall parking lot on the southwest corner. Chair Christensen stated he remembers the discussion about community gardens and questions raised about limited parking in that area. He asked whether the 36 parking stalls proposed for the east side of the school could be used by park users. Mr. Benetti stated the school can police their own parking lot but if off hours, the school may not be concerned about vehicles parking on their property to use the park. He noted comments were made that many walk to Happy Hollow Park as it serves that neighborhood. Chair Christensen stated as a youth soccer coach, he would want to assure there is adequate parking should a soccer field be constructed at this park. Mr. Benetti stated the Park Commission and staff would address parking and if found to be not adequate, make that recommendation to the City Council. He noted that if constructed by the school, the City could have an agreement with the school that the school maintain the field and allow public use of the field and school parking lot after school hours. Chair Christensen thought it would be an opportunity to lower traffic by moving the parking from there to the school site if a shared agreement can be reached. Mr. Benetti stated staff has considered that option. Chair Christensen stated he knows there are dead end streets in the City but that option would have to be determined by City and County Engineers. With regard to zoning, he asked if the request is for concurrent approval of rezoning and PUD. Mr. Benetti explained the zoning needs to be consistent with the Development Plan and under R-3, a school cannot go in because it is PC Minutes 06-11-15 -14- DRAFT not identified as a permitted or special use. Under R-3, a school can be considered by special use. Mr. Benetti stated the PUD will act as the special use permit because the development is tied to the Zoning District. He stated if the PUD is approved, the PUD will indicate all they can do and any building expansion, shift in parking, or soccer field cannot be done without approval of a PUD amendment. The PUD is the mechanism is to assure the building is constructed as approved and limits the use to what is approved. Chair Christensen asked if a PUD amendment, such as a soccer field, would trigger another public hearing. Mr. Benetti answered in the affirmative and stated the Park Commission would be the venue to make comments at that time since it would involve a park activity. Commissioner Sweeney asked if there are height limitations in the R-2, R-3 zoning. Mr. Benetti stated there are not but under the R-3 District, the City allowed a limited number of office uses by Special Use Permit (i.e., Boulevard Plaza Offices). A typical office building in a C-1 District is limited to three stories in height so staff felt the proposed building at three stories should be acceptable. He stated Brookdale Covenant Church does have some height and mass and the two and one-half story house also has some height. Mr. Benetti explained if a two-story the building, the school’s footprint would have expanded. He stated in talking with contractors, they will say it is negligible when going from a two story to a three story as they have to include an elevator anyway. In this case, a three-story design worked better to accommodate the site, orientation of parking, and the playground. Mr. Benetti stated staff is confident that once the Brooklyn Boulevard interchange is improved, it will be the main point of access to this site. Chair Christensen stated from the drawings, it looks like it is one story in the section closest to the house on the southwest side. Mr. Benetti stated that is the location of the 26-foot gymnasium, or about two stories. He noted the setbacks remain the same. Mr. Vang used an exterior slide of the proposed school to describe building heights, noting only the north portion (classrooms) is three stories in height. Chair Christensen stated he hopes that provides for a nicer transition between heights. Chair Christensen stated several raised concerns with traffic and if a recommendation is formulated, it should address how traffic will be handled. He also supported considering shared parking between the school and Happy Hollow Park and the church. Chair Christensen supported the parking arrangements to be contained in a formal agreement. With regard to screening, he supported enhanced screening on the southeastern border to create a transitional appearance that retains the resident’s oasis. Chair Christensen stated he noticed that both 500 students and 750 students are mentioned in the Parking Study and asked if that addresses future growth. Mr. Vang explained the current enrollment is 500 and anticipated full enrolment at the new location is 750. Brooklyn Center does not have specific parking guidelines so from a planning perspective they looked at parking requirements of other municipalities and considered 1 parking space per FTE. This school would have 85-97 FTE so to be more conservative, they plan to provide 135 parking stalls. PC Minutes 06-11-15 -15- DRAFT Chair Christensen asked about the exterior materials. Commissioner Schonning stated a unified standard for exteriors has been discussed and it was determined the City does not want concrete block structures. Mr. Vang stated the exterior is designed for precast panels, the most economical and fastest method of construction with the bottom ten feet being brick veneer and the upper portion above 10 feet a precast finish that has color or maybe an aggregate. The introduction of windows and mullions brings it back to a more residential feel and the steel roof and glass glazing brings less of an industrial feel. He stated precast has evolved tremendously in the past few years with enhanced textures, integral vibrant colors, and veneer finishes. Chair Christensen stated the Brooklyn Boulevard corridor has created a different ‘look.’ Director of Business & Development Gary Eitel explained the City has a vision for the Brooklyn Boulevard corridor with architectural standards for the Shingle Creek Crossing project. He described those standards and stated the City chooses to promote a positive image for Brooklyn Boulevard, which feeds its neighborhoods. He stated the City has addressed this area and the interchange has been funded, so it will happen but the question is interim steps to protect people going into the site and the neighborhood until the interchange is improved. Chair Christensen stated he does not want to lose sight of helping them to select the look as this is a cornerstone and visible from Highway 100 and Brooklyn Boulevard and the new bridge. He stated the City Council is the final determiner but this is another recommendation he would support. Mr. Eitel stated the Planning Commission may want the applicant to return for final architectural review. He assured the Planning Commission that a lot can be done with precast panels, such as seen with the Upsher buildings in Plymouth that were constructed by Ryan Companies. Commissioner Schonning stated one of his regrets with the Hyde building on Highway 100 is that they did not roll the raked pattern onto the Highway 100 side. He noted this building will also be exposed to Highway 100. Mr. Eitel agreed and stated it is noticeable and they talked about wrapping windows as it is a premiere location on Highway 100 that carries 84,000 vehicles per day. Chair Christensen asked whether a motion can be considered that addresses these few concerns and suggestions, and requirements of timeliness of this application process. Mr. Benetti stated staff has made a recommendation to approve with conditions and that the City Engineer will determine if the traffic will work. He assured the Planning Commission that if approved, the project will not move forward until the City and County Engineers are supportive. He stated if the Planning Commission is confident in staff’s ability to work with the applicant, satisfy the neighbors, and add architectural elements for subsequent review, a recommendation can be considered tonight. Mr. Benetti explained the PUD is all encompassing so it takes longer than a typical site plan review. If moved to the City Council, they will consider the rezoning ordinance element on June 22, 2015, and set another public hearing will be scheduled so there will be a three-week delay before the second reading and final review of the PUD. During that time, staff can get a finding and recommendation from the City and County Engineers so if the Planning Commission is comfortable with that, it has the prevue to make a recommendation. He stated if tabled, it will still give the applicant enough time to meet their schedule for a fall start. PC Minutes 06-11-15 -16- DRAFT Chair Christensen asked if tabled, could the Planning Commission see a more complete architectural rendition prior to Council review. Mr. Benetti stated that could be a condition before a building permit is issued. If the Planning Commission does not support the architectural rendition, revisions can be requested. Mr. Eitel stated the architectural review could be completed prior to City Council consideration. He stated the Planning Commission could make a recommendation with added conditions to address concerns raised and consider the architectural review on June 25, 2015. The Planning Commission supported that suggestion. The Commissioners interposed no objections to approval of the Application. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2015-04 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2015-004 SUBMITTED BY CS PROPERTY NMA, LLC (NEW MILLENNIUM ACADEMY) There was a motion by Commissioner Schonning, seconded by Commissioner Morgan, to approve Planning Commission Resolution No. 2015-04, as revised to address approval by the City Engineer and Hennepin County officials of a final traffic study and traffic management plan; the Developer shall provide the Planning Commission an opportunity to review and give final approval of all architectural (building) treatments, finishes and materials prior to building permit submittals; and satisfactorily address the screening issues between the neighboring residents and project site. Voting in favor: Chair Christensen, Commissioners Freedman, Koenig, MacMillan, Morgan, Schonning, and Sweeney. And the following voted against the same: None The motion passed unanimously. The City Council will consider the application at its June 22, 2015 meeting. The applicant must be present. Major changes to the application as reviewed by the Planning Commission will require that the application be returned to the Commission for reconsideration. Chair Christensen recognized Councilmember Ryan and again thanked the audience for attending and offering comment. City Councilmember Ryan thanked the Planning Commission and staff for their efforts and due diligence during this difficult hearing to address the resident’s concerns with change in their neighborhood. PC Minutes 06-11-15 -17- DRAFT 8. DISCUSSION ITEMS Mr. Benetti stated Earle Brown Days parade is on June 25, 2015, the same day as the Planning Commission meeting. Following discussion, the consensus of the Planning Commission was to notify staff if they are available to reschedule the next meeting to Wednesday, June 24, 2015. 9. ADJOURNMENT There was a motion by Commissioner Freedman, seconded by Commissioner Sweeney, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 10:10 p.m. ________________ App. No. 2015-005 PC 06/24/2015 Page 1 Planning Commission Report Meeting Date: June 24, 2015 Application No. 2015-005 Applicant: The Luther Company, LLLP Location: 6849 Brooklyn Boulevard (w/ 6801 Brooklyn Boulevard) Request: Site Plan Amendment to the Luther Brookdale Volkswagen Dealership Site INTRODUCTION Luther Company is requesting review and consideration of a Site Plan Amendment to the soon to be completed Luther Brookdale Volkswagen dealership site, located at 6801 Brooklyn Boulevard. Luther Company acquired the adjacent Shell Express gas station site to the north, to allow for the expansion of additional vehicle display area available to the new auto dealership. This site plan item does not require a public hearing, but can be considered under a standard public meeting review, whereby comments from the general public may be allowed or noted for the record. Written notices were mailed to all owners within 350-feet of the subject site. COMPREHENSIVE PLAN AND ZONING STANDARDS Land Use Plan: RB-Retail Business Current Zoning: C-2 Commerce Surrounding Zoning: North: PUD/C-2 (Planned Unit Development-Commerce) East: PUD/C-2 (Planned Unit Development-Commerce) South: PUD/C-2 (Planned Unit Development-Commerce) West: C-2 Commerce Neighborhood: Willow Lane Site Area: 26,925 sf. (0.618 acres) Setback Standards: Building: Front Yard = 35-ft.; Side Yard = 10 ft.; Rear Yard = 40-ft. Parking: 15-ft. from any street right-of-way line Conformity to: Land Use Plan: Yes Zoning Ord.: Yes Subdivision Ord.: Yes, even though no platting is required in this case. Sign Ord.: Unknown or not under consideration at this time. Variance Needed for Request: No • Application Filed: 05/29/15 • Review Period (60-day) Deadline: 07/28/15 • Extension Declared: N/A • Extended Review Period Deadline: N/A ________________ App. No. 2015-005 PC 06/24/2015 Page 2 BACKGROUND On July 23, 2013, the City Council adopted Resolution No. 2013-83, which approved the new 32,100 sq. ft. Luther Brookdale Volkswagen facility (refer to diagram below – with full site plan attached hereto). The Volkswagen site consists of approximately five acres. The original Luther Honda site was previously approved with a special use permit, which typically runs with the land, as long as the allowed use continues to operate as such on the subject property. As part of this approval, the city is considering extending the rights of this special use permit over the new .68 acre parcel of land, as this will essentially become one combined and jointly owned and operated development site once completed. Luther Company was recently able to acquire the 6849 Brooklyn Boulevard, which was the former Shell Express gas station (as seen below), and has begun the process of clearing and cleaning-up the site for any gasoline and other related contaminants. ________________ App. No. 2015-005 PC 06/24/2015 Page 3 Once the site is completely cleared and cleaned, Luther will complete the new pavement surfacing on the site, and tie into the new pavement on the overall Volkswagen site to the south. All of these separate parcel lots owned by Luther will be combined for tax purposes and recognized as a single, combined commercial development parcel. SITE IMPROVEMENTS There are no buildings planned for this site. The proposed site is scheduled to receive nothing more than asphalt pavement, with concrete curb and gutter sections along the perimeters and island areas. According to the Developer’s site plan information, the existing Shell station site comprised of 4,495 sf. (16.6%) of pervious area such as lawn and landscaped areas, etc.; along with 22,430 sf. (83.3%) of impervious areas such as buildings, gas canopies, parking/driveways, etc. The new parking/display area will consists of 5,246 sf. (19.5%) of pervious areas and 21,679 sf. (80.5%) of impervious areas. The new parking area is scheduled to receive a new circular vehicle display area near the corner. This display is similar to what was allowed on nearby Honda and Toyota dealership sites. ________________ App. No. 2015-005 PC 06/24/2015 Page 4 This prominent corner display area will be located outside the 25’ x 25’ sight triangle as required by City Code, and meets the 15-foot setbacks for all parking areas from road right of ways. The circular display area will also have a small amount of landscaping and decorative fencing along the outer perimeter.  Access & Parking The existing site is accessed by two, separate entry points (noted by red-circles in diagram below). Both accesses are from separate Hennepin County road systems, 69th Avenue to the north and Brooklyn Boulevard to the east. Both access points are considered right-in/right-out only due to center medians in both roadway systems. As illustrated on the new Site Plan layout (diagram below), the lone access point off Brooklyn Boulevard will be removed completely, while the access off 69th Avenue will remain in the approximate same place, with no changes to the right-in/right-out movements. ________________ App. No. 2015-005 PC 06/24/2015 Page 5 Hennepin County officials responded with an email indicating their support of closing off the access point off Brooklyn Boulevard, which helps eliminate future vehicle movements near this very busy intersection, and reduces vehicle conflicts along this increasingly heavy traveled corridor. The County also stated they would issue any work permits related to closing off this access within the county right-of-way at no costs to the developer, which is commendable. The current gas station site has a 5-foot wide sidewalk along the north edge along 69th Avenue, and a 10-ft. wide walkway along the east edge with Brooklyn Boulevard (visible on the aerial mapping and street view photos below). A number of years ago, the City and County installed decorative sidewalks as part of the enhanced streetscapes and aesthetics in and around this 69th and Brooklyn Boulevard intersection. The proposed Demolition Plans call for the removal of “…paving, curbing, walkways….”; but said plans also note “protect sidewalks”. If any sidewalk or walkway is affected, it will have to be replaced to city standards and specifications. Sidewalks ________________ App. No. 2015-005 PC 06/24/2015 Page 6 The City Engineers note in their review memo a statement : “[Developer] work with the city to provide easements for trails” along the parcel boundaries. Luther’s plans indicate a 10-foot wide easement along Brooklyn Boulevard; and a Highway Easement along the north and east edges as well. Staff remains confident that Luther will work and cooperate with the City if additional easement space is needed. For now, the existing 5-foot sidewalk and 10-foot wide walkway/trail appear to be sufficient. The original Volkswagen site plan included 386 new parking spaces, for both display and customer/staff parking on the southerly site. To incorporate and convert this old gas station site into new parking, Luther intends to remove the 21 parking spaces located to the far north of the current dealership site (outline in the blue-dashed circle below); and replaced with the new stalls and islands as shown in the plan above. As was noted in the previous (original) Luther Volkswagen site plan approvals, the new auto dealership site and its activities represent a need to provide up to 125 parking spaces (based on the size of the building, etc.). Most dealerships exceed the required number of parking spaces in order to provide enough area to display and maintain their new and used vehicles on the site. All of this new parking is slated to become or used for vehicle storage and display as needed. All available customer and staff parking will take place along the south part near the main dealership buying.  Grading/Drainage/Utilities The new parking area will have a limited amount of re-grading to match the newer parking area ________________ App. No. 2015-005 PC 06/24/2015 Page 7 in with the new Volkswagen parking lot. Developer intends to remove the small block retaining wall along the north and east edge of the site, and re-grade these areas down to match or tie-in with the level grades of the boulevard areas along 69th Avenue and Brooklyn Boulevard. It appears the grade break between the old gas station parcel and Volkswagen lot to the south will occur along or near the parcel boundary line, at or near the mid-point or “asphalt pavement transition” line between existing and new pavement (i.e. between the double-row parking near the shared lot line). The new grades will direct or funnel storm water near the upper north- central areas of the old station lot, to be captured by two new storm catch basins. From these catch-basins, the water is directed through 15-inch pipes to an underground infiltration system, which is identified as a Cultec 330XLD system (see design diagram below). A large number of these chamber units will be linked together to form a combined storm water treatment system, measuring approximately 75-feet long by 15-feet wide, and installed near the east edge of the property. These underground infiltration chambers are tied together and engineered to provide for water quality treatment of any storm water run-off, when on-site ponding is not possible or desired. This storm treatment system is designed with a rock and sand filtration base, and connected to the city/county storm systems in the adjacent Brooklyn Boulevard system in case of abnormal (high-water) storm events. Shingle Creek Watershed review of this drainage and utility plan is expected. The City Engineer ________________ App. No. 2015-005 PC 06/24/2015 Page 8 will ensure that all storm system improvement are approved and installed according to the final engineering design plans and inspected accordingly.  Landscaping The site plan includes a detailed landscape plan, which illustrates certain amounts and locations of various landscaping items throughout the new site. Although City Code does not contain a landscape or tree ordinance, the City has held that new development areas shall comply with the city’s adopted Landscape Points System policy, which provides certain percentages and amount of landscaping based on a development’s size (land area). This landscape points system requires commercial sites to provide a specific amount or number of landscaping units, and is based on a maximum percentage of certain materials (50% shade trees; 40% coniferous trees; 35% decorative trees; and 25% shrubs). The Developer has reflected 49.5 points needed due to the additional “retail” space as proposed under these plans. These points equate to the proposed planting of three (3) new Austrian pine evergreen trees ; two (2) shade trees consisting of Prairie Sky poplars; and 23 various style shrubs of spire and dogwoods. The total percentages of materials meet the standards under this policy and are approved.  Lighting/Trash The site lighting plan calls for seven (7) new dual headed pole lights with down-cast cut off light standards throughout the site. The main vehicle parking/display areas and outer perimeters of the new lot will be lit with 24-foot high, dual headed lamps. To limit light pollution or light spill-off to adjacent neighborhoods, Staff has required Luther to install light shields on the bottom edges of their light heads to help avoid this spillage or brightness that my affect these residential area. The photometric plan indicates the entire Volkswagen site will receive a high, intensity of light on the site itself (as is typical in auto dealership display areas); with a minimal and manageable amount of spill-over beyond the property lines at the street levels. There are no outdoor trash enclosures planned for or required in this new parking lot area. CITY ENGINEER REVIEW The City Engineer has provided a review and comments regarding this application in his June 19, 2015 review memorandum to city planning staff, attached hereto. Some of these conditions may be applicable at time of future land disturbance permit or building permit approvals. RECOMMENDATION Staff recommends the Planning Commission adopt the attached Resolution No. 2015-05, which comprehends approval of Planning Application No. 2015-005, a Site Plan Amendment to the original and approved 2013 Luther Brookdale Volkswagen Site & Building Plan, which would allow the integration of the adjacent commercial parcel located at 6849 Brooklyn Boulevard, into the overall dealership development, and allow expansion of new vehicle display area at this location, subject to the following conditions: ________________ App. No. 2015-005 PC 06/24/2015 Page 9 1. Developer agrees to comply with all conditions or provisions noted in the City Engineer’s Review memo, dated June 19, 2015. 2. The Developer shall combine for tax purposes the lot addressed as 6849 Brooklyn Boulevard (Parcel ID No. 34-119-12-22-0016) with the overall Volkswagen dealership lots addressed as 6801 and 6837 Brooklyn Boulevard (Lots 1 and 2, Block 1, Northtown Plaza 3rd Addition), which are all owned by Luther 394 Properties, LLC (Luther Company LLLP); the combination of which secures the ability to use these lots as a single automobile dealership only. No separation of these lots may occur without separate approval of a subdivision as provided under Chapter 15 of the City Code of Ordinances. 3. The Developer shall re-install any sidewalks that may be removed along the 69th Avenue and Brooklyn Boulevard roadway sections. Re-installation shall meet all city standards and specification, and approved by the City Engineer and/or Hennepin County. 4. All landscaped areas, including street boulevards, shall include approved irrigation systems to facilitate site maintenance. 5. Site Plan approval is exclusive of all signs scheduled to be installed on this site, including new wall (building) signs. New signs are subject to Chapter 34 of the City Code of Ordinances and shall be approved under separate sign permits. 6. Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City’s Engineering Department and applicant shall obtain an NPDES construction site erosion permit from the Minnesota Pollution Control Agency prior to disturbing the site. 7. Any major changes or modifications made to this Site and Building Plan can only be made by an amendment to the approved Site and Building Plan as approved by the City Council. 8. The Developer shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee. Attachments  Planning Commission Resolution No. 2015-05  City Engineer’s Review Memo – dated 06/19/2015  Luther Brookdale Volkswagen Site and Building Plan (overall)  6849 Brooklyn Boulevard Site Plan (Volkswagen Display Area Expansion Plans) M E M O R A N D U M DATE: June 19, 2015 TO: Tim Benetti, Planning and Zoning Specialist FROM: Andrew Hogg, Assistant City Engineer SUBJECT: Site Plan Review – Luther 6849 Brooklyn Blvd Public Works Department staff reviewed the following documents submitted for review on June 1, 2015, for the proposed Luther 6849 Brooklyn Blvd improvements:  Civil plans Site Plans dated May 29, 2015 Subject to final staff Site Plan approval, the referenced plans must be revised in accordance with the following comments/revisions and approved prior to issuance of Land Alteration permit: C1.2 –Demolition 1. Revise note 13 to include adhering to MPCA procedures for tank removal including proper notification, paperwork, and protocol as required by the MPCA. 2. Obtain demolition permit prior to start of demolition. C2.1 –Site Plan 3. Combine parcel with Luther property to the south. 4. Work with City of Brooklyn Center to provide easements for existing trail. Miscellaneous 5. See redlines for additional site plan comments. 6. All work performed and materials used for construction of utilities must conform to the Cit y of Brookl yn Center standard specifications and details. The City’s standard details must be included in the plans. 7. Inspection for the private site improvements must be performed by the developer’s design/project engineer. Upon project completion, the design/project engineer must formall y certif y through a letter that the project was built in conformance with the approved plans and under the design/project engineer’s immediate and direct supervision. The engineer must be certified in the state of Minnesota and must certify all required as- built drawings (which are separate from the as-built survey). Luther 6849 Brooklyn Blvd – Land Alteration Review Page 2 June 19, 2015 8. The total disturbed area exceeds one acre, an NPDES permit is required. In addition, applicant must submit plans to the City of Brooklyn City for review for compliance with Shingle Creek Watershed Commission rules. 9. Applicant must apply for a land disturbance permit. 10. Utilit y facilities easement agreement required. Prior to issuance of a Land Alteration 11. Final construction/demolition plans and specifications need to be received and approved by the City Engineer in form and format as determined by the City. 12. The final plan must comply with the approved preliminary plan and/or as amended as required by the City Engineer. 13. A letter of credit or a cash escrow in the amount of 100% of the estimated cost as determined b y City staff shall be deposited with the City. 14. During construction of the site improvements and until the permanent turf and plantings are established, the developer will be required to reimburse the City for the administration and engineering inspection efforts. Please submit a deposit of $1,500 that the cit y can draw upon on a monthly basis. 15. A Construction Management Plan and Agreement is required that addresses general construction activities and management provisions, traffic control provisions, emergency management provisions, storm water pollution prevention plan provisions, tree protection provisions, general public welfare and safety provisions, definition of responsibility provisions, temporary parking provisions, overall site condition provisions and non- compliance provisions. A $2,500 deposit will be required as part of the non-compliance provision. Anticipated Permitting: 16. A City of Brookl yn Center land disturbance permit is required. 17. Watershed plan review required. 18. A MPCA NPDES permit is required. 19. A demolition permit is required 20. Conditions specified by the City to meet the requirements of the Shingle Creek Watershed Commission must be met. G:\Engineering\Development & Planning\ACTIVE Development Projects\Luther 6849 Lot Expansion\Plan Reviews & Applications\Preliminary Plan Reviews\150619_Luther 6949 Pkg Lot Exp Plan Review Memo.doc Luther 6849 Brooklyn Blvd – Land Alteration Review Page 3 June 19, 2015 21. Other permits not listed may be required and is the responsibility of the developer to obtain and warranted. 22. Copies of all required permits must be provided to the City prior to issuance of applicable building and land disturbance permits. 23. 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 submitted by the applicant at the time of this review. The site plan must be developed and maintained in substantial conformance with the referenced plans, unless modified by the staff recommended conditions above. Subsequent approval of the final 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 as established by the City Engineer and other public officials having jurisdiction over approval of the final site plans. G:\Engineering\Development & Planning\ACTIVE Development Projects\Luther 6849 Lot Expansion\Plan Reviews & Applications\Preliminary Plan Reviews\150619_Luther 6949 Pkg Lot Exp Plan Review Memo.doc From:Robert H. Byers To:Andrew Hogg Subject:RE: Luther Lot Expansion - 6849 Date:Tuesday, June 02, 2015 11:11:45 AM Andrew:   We are fine with the  proposed  changes  – obviously we like removing  the  driveway  entrance onto Brooklyn  Boulevard.   For paperwork  purposes, we would  be  willing to issue  a  permit  for  the  removal  of  the  driveway at no  cost to the  developer.   Thanks!   - Bob   Bob  Byers, P.E. Hennepin County Transportation Planning 1600 Prairie  Drive Medina, MN   55340-5421 (612) 596-0354   From: Andrew  Hogg  [mailto:ahogg@ci.brooklyn-center.mn.us]  Sent: Monday, June 01, 2015  2:38 PM To: Robert  H. Byers Cc: Tim  Benetti Subject: Luther Lot  Expansion - 6849   Bob, Attached are the  documents for  the   preliminary plan review  for  the  Luther  Lot  Expansion. If  you have any questions  please contact  me. Thanks Andrew Hogg | Assistant City Engineer | City of Brooklyn Center 6301 Shingle Creek Parkway | Brooklyn  Center, MN  55430-2199 www.cityofbrooklyncenter.org  | 763.569.3327  Direct|    Disclaimer: Information in this message or an attachment may be government dataand thereby subject to the Minnesota Government Data Practices Act, MinnesotaStatutes, Chapter 13, may be subject to attorney-client or work product privilege,may be confidential, privileged, proprietary, or otherwise protected, and theunauthorized review, copying, retransmission, or other use or disclosure of the information is strictly prohibited. If you are not the intended recipient of this Commissioner introduced the following resolution and moved its adoption PLANNING COMMISSION RESOLUTION NO. 2015-05 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2015-005 SUBMITTED BY THE LUTHER COMPANY, LLLP REQUESTING SITE PLAN AMENDMENT TO THE LUTHER BROOKDALE VOLKSWAGEN SITE BY ALLOWING THE INTEGRATION OF THE ADJACENT COMMERCIAL SITE AND EXPANSION OF NEW VEHICLE DISPLAY AREA (LOCATED AT 6849 BROOKLYN BOULEVARD) WHEREAS, on July 23, 2013, the City Council adopted Resolution No. 2013-83, which approved Planning Application No. 2013-008, and Site and Building Plan application submitted by The Luther Company, LLLP (“Developer”) of the new Luther Brookdale Volkswagen automobile dealership facility, located at 6801 and 6837 Brooklyn Boulevard and WHEREAS, Planning Application No. 2015-005 was subsequently submitted by the Developer requesting approval of a new Site Plan Amendment to the original Luther Brookdale Volkswagen dealership site plan to allow the integration of the adjacent commercial site, located at 6849 Brooklyn Boulevard (“Subject Property”), which would permit the expansion of new vehicle display area for the Volkswagen dealership site; and WHEREAS, the Planning Commission held a public meeting on June 24, 2015, to fully consider Planning Application No. 2015-005, and reviewed and received a planning report on the proposed Site Plan on the 0.618 acre site, including all related site improvements; and WHEREAS, in light of all testimony received, and utilizing the guidelines for evaluating the site and building plans as contained in Section 35-230 of the City’s Zoning Ordinance and the Comprehensive Plan, the Planning Commission considered the site plan as an amendment to the original Luther Brookdale Volkswagen site, and determined it to be an appropriate and reasonable redevelopment of the Subject Property. NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that the Site Plan of the proposed Luther Brookdale Volkswagen expanded parking and vehicle display area, as comprehended under Planning Application No. 2015-005, be approved based upon the following considerations: 1. The Site Plan Amendment is compatible with the standards, purposes and intent of the City’s Zoning Ordinance; 2. The Site Plan Amendment on the Subject Site will facilitate the redevelopment and improvement of this site, which allows for the utilization of the land in question in a manner that is compatible with, complimentary to and of comparable intensity to adjacent land uses as well as those permitted on surrounding land; PC RESOLUTION NO. 2015-05 3. The improvements and utilization of the property as proposed under the Site Plan of this site is considered a reasonable use of the property and will conform with ordinance standards; 4. The Site Plan proposal is considered consistent with the recommendations of the City’s Comprehensive Plan for this area of the city; 5. The Site Plan proposal appears to be a good long range use of the existing land and this proposed development can be considered an asset to the community; and 6. Based upon the above considerations, it is believed that the guidelines for evaluating and approving a Site Plan as contained in Section 35-230 (Plan Approval) of the City’s Zoning Ordinance are met and the site proposal is, therefore, in the best interest of the community. BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City of Brooklyn Center to recommend to the City Council that Planning Application No. 2015-005 be approved subject to the following conditions: 1. Developer agrees to comply with all conditions or provisions noted in the City Engineer’s Review memo, dated June 19, 2015. 2. The Developer shall combine for tax purposes the lot addressed as 6849 Brooklyn Boulevard (Parcel ID No. 34-119-12-22-0016) with the overall Volkswagen dealership lots addressed as 6801 and 6837 Brooklyn Boulevard (Lots 1 and 2, Block 1, Northtown Plaza 3rd Addition), which are all owned by Luther 394 Properties, LLC (Luther Company LLLP); the combination of which secures the ability to use these lots as a single automobile dealership only. No separation of these lots may occur without separate approval of a subdivision as provided under Chapter 15 of the City Code of Ordinances. 3. The Developer shall re-install any sidewalks that may be removed along the 69th Avenue and Brooklyn Boulevard roadway sections. Re- installation shall meet all city standards and specification, and approved by the City Engineer and/or Hennepin County. 4. All landscaped areas, including street boulevards, shall include approved irrigation systems to facilitate site maintenance. 5. Site Plan approval is exclusive of all signs scheduled to be installed on this site, including new wall (building) signs. New signs are subject to PC RESOLUTION NO. 2015-05 Chapter 34 of the City Code of Ordinances and shall be approved under separate sign permits. 6. Appropriate erosion and sediment control devices shall be provided on site during construction as approved by the City’s Engineering Department and applicant shall obtain an NPDES construction site erosion permit from the Minnesota Pollution Control Agency prior to disturbing the site. 7. Any major changes or modifications made to this Site and Building Plan can only be made by an amendment to the approved Site and Building Plan as approved by the City Council. 8. The Developer shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee. June 24, 2015 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: None whereupon said resolution was declared duly passed and adopted. FFE=868.50 7 2AC 3AC10 2 21 20 40 15 17 21 13 21 14 61146 31 31 31 7 9 15 2 11 8 6 2 LOADING / UNLOADING AREA ONLY ONLY PROJECT MANAGER REVIEW BY:DATE:JUNE 11, 2013SES Sheet Number Comm No Sheet Title Date Scale 150 South Fifth Street Suite 1425 Minneapolis, MN 55402-1200 Telephone: 612.339.8601 Fax: 612.339.5668 BA BAKER ASSOCIATES, INC. ARCHITECTS NORTH 0 30 60 New Facility VOLKSWAGEN Issued: ¤ C-201 AREA SUMMARY SITE PLAN NOTES PARKING SUMMARY ZONING AND PARKING SUMMARY BROOKLYN CENTER, MN MOTORS MANAGEMENT CORP.SYMBOL DESCRIPTION DESCRIPTIONSYMBOL 6849 BROOKLYN BOULEVARD BROOKLYN CENTER, MN LINDA McGINTY 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MINNESOTA 55416 TEL (952) 258-8800 FAX (952) 258-8900 NEWEXISTING DESCRIPTION DESCRIPTION DESCRIPTIONSHEET NO. CIVIL TITLE SHEET EXISTING CONDITIONS DEMOLITION SITE PLAN PHOTOMETRICS GRADING, DRAINAGE, PAVING & EROSION CONTROL SWPPP NOTES UTILITIES CIVIL CONSTRUCTION DETAILS CIVIL CONSTRUCTION DETAILS LANDSCAPE PLAN LANDSCAPE DETAILS AREA LOCATION MAP ABBREVIATIONS SYMBOLS EROSION CONTROL SYMBOLS DRAWING SYMBOLS SITE/UTILITY CONTACTS CIVIL SHEET INDEX OWNER LEGAL DESCRIPTION BENCHMARK C0.1 C1.1 C1.2 C2.1 C2.2 C3.1 C3.2 C4.1 C7.1 C7.2 L2.1 L7.1 12 2 NORTH NO SCALE 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 ENGINEERING DEPARTMENT BUILDING DEPARTMENT PLANNING DEPARTMENT C001LUT025 CIVIL TITLE SHEETC0.1 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 NORTH 0 20 40 C101LUT025 EXISTING CONDITIONSC1.1 EXISTING CONDITIONS 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 NORTH 0 20 40 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: DEMOLITION AND CLEARING NOTES LEGEND C102LUT025 DEMOLITION C1.2 15 8 8 9 11 13 14 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 NORTH 0 20 40 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: SITE PLAN NOTES PARKING SUMMARY AREA SUMMARY ZONING AND SETBACK SUMMARY C201LUT025 SITE PLANC2.1 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 NORTH 0 20 40 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: C202LUT025 PHOTOMETRICSC2.2 SITE LIGHTING NOTES LUMINAIRE SCHEDULE 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 NORTH 0 20 40 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: GRADING NOTES PAVING NOTES EROSION PREVENTION AND SEDIMENT CONTROL NOTES NPDES AREA SUMMARY - DISTURBED AREA LEGEND C301LUT025 GRADING, DRAINAGE, PAVING & EROSION CONTROLC3.1 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: C302LUT025 SWPPP NOTES C3.2 STORMWATER POLLUTION PREVENTION MANAGEMENT MEASURES EROSION PREVENTION AND SEDIMENT CONTROL SITE EVALUATION/ASSESSMENT/PLANNING x x x x x x x x x x x INSPECTIONS AND MAINTENANCE x x x x x RECORDKEEPING/RECORD RETENTION x x x x x x x x LOG OF CHANGES TO THE SWPPP/AMENDMENTS FINAL STABILIZATION POST CONSTRUCTION BMPS TERMINATION OF COVERAGE x x xx xx x x x SWPPP CONTACT AND TRAINING INFORMATION WATERS WITHIN ONE MILE OF SITE SCHEDULE OF BMP INSTALLATION AND CONSTRUCTION ACTIVITY DESCRIPTION OF CONSTRUCTION ACTIVITY IMPAIRED WATERS - REQUIRED TMDLS NPDES PERMIT AND SWPPP COMPONENTS x x x 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 NORTH 0 20 40 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: UTILITY NOTES C401LUT025 UTILITIES C4.1 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: C701LUT025 CIVIL CONSTRUCTION DETAILSC7.1 NO SCALE VEHICLE TRACKING PAD1 FRAME INLET PROTECTION NO SCALE2 NO SCALE CONCRETE WASHOUT AREA3 NO SCALE SILT FENCE4 NOSE DOWN CURB NO SCALE5 NO SCALE 24" SURMOUNTABLE CURB6AND GUTTER NO SCALE ASPHALT PAVEMENT TRANSITION7 NO SCALE THICKENED BITUMINOUS EDGE AND CONCRETE SURFACE8 NO SCALE9B612, B618, & SURMOUNTBALE CURB & GUTTER CITY OF BROOKLYN CENTER 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Professional Engineer under the laws of the state of MINNESOTA. Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Steven E. Sabraski License No:Date: C702LUT025 CIVIL CONSTRUCTION DETAILSC7.2 NO SCALE CATCH BASIN2 CLASS C PIPE BEDDING1 CITY OF BROOKLYN CENTER CITY OF BROOKLYN CENTER NO SCALE NO SCALE STORM SEWER CATCH BASIN MANHOLE3 NO SCALE CATCH BASIN CASTING SUMP AT CONCRETE CURB AND GUTTER4 NO SCALE UTILITY TRENCHING5 Name Count KEY COMMON NAME SCIENTIFIC NAME MATURE SIZE PLANTING SIZE ROOT COND. 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 NORTH 0 20 40 L201LUT025 LANDSCAPE PLANL2.1 LANDSCAPE PLAN NOTES LANDSCAPE POINTS REQUIREMENTS LEGEND License No: Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Darren B. Lazan I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of MINNESOTA. 3701 ALABAMA AVENUE SOUTH ST. LOUIS PARK, MN 55416 TEL 952-258-8800 FAX 952-258-8900 PROJECT NO. FILE NAME IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS. BY DATE DATE REVISION REVIEW CONTACT ENGINEER FOR ANY PRIOR HISTORY TITLESHEET PROJECT SHEET INDEX REVISION HISTORY CERTIFICATION PROJECT MANAGER REVIEW LANDFORM c Landform and Site to Finish are registered service marks of Landform Professional Services, LLC.®® DEVELOPER MUNICIPALITY SES 05.29.2015 05.29.2015 LUT14025 2015 L701LUT025 LANDSCAPE DETAILSL7.1 TYPICAL CONIFEROUS TREE PLANTING TREE PLANTING TYPICAL DECIDUOUS AT PLANTING BED TYPICAL EDGE DETAIL TYPICAL SHRUB PLANTING TYPICAL PERENNIAL PLANTING 1 2 3 4 5 NO SCALE TREE PROTECTION6 License No: Signature shown is a digital reproduction of original. Wet signed copy of this plan on file at Landform Professional Services, LLC office and is available upon request. Darren B. Lazan I hereby certify that this plan was prepared by me, or under my direct supervision, and that I am a duly Licensed Landscape Architect under the laws of the State of MINNESOTA.