HomeMy WebLinkAbout2015 10-29 PCPPLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
OCTOBER 29, 2015
1. CALL TO ORDER: 7:00 PM
2. ROLL CALL
3. APPROVAL OF AGENDA
• Motion to Approve the Agenda for October 29, 2015
4. APPROVAL OF MINUTES
• Motion to Approve the October 15, 2015 Planning Commission Meeting Minutes
5. 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.
6. PLANNING ITEMS
a) Buhl Investors Planning App. No. 2015-009
Property Address: 6330 Camden Avenue North
PUBLIC HEARING – Consideration of a Planned Unit Development
Amendment (No. 2) to the Regal Road (Regal Theatre) Planned Unit
Development of 1998, to allow the planned new development of a new
commercial self-storage facility in the PUD/C2 (Planned Unit
Development/Commerce) District.
Requested Planning Commission Action:
• Direct Staff to present Planning Report;
• Motion to open Public Hearing; take public input;
• Motion to close Public Hearing;
• Commission discuss requested item:
• Motion to adopt Planning Commission Resolution No. 2015-10
b) Buhl Investors Planning App. No. 2015-010
Property Address: 6330 Camden Avenue North
Consideration of a Site and Building Development Plan related to the proposed
Planned Unit Development Amendment (No. 2) to the Regal Road (Regal
Theatre) Planned Unit Development of 1998, to allow the development of a new
4-story, 80,000 sf. commercial storage facility in the PUD/C2 for the Regal Road
(Regal Theatre) Planned Unit Development of 1998, to allow the planned new
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
OCTOBER 29, 2015
development of a new commercial self-storage facility in the PUD/C2 (Planned
Unit Development/Commerce) District. .
Requested Planning Commission Action:
• Direct Staff to present Planning Report;
• Motion to open public meeting or allow public input;
• Commission discuss requested item:
• Motion to adopt Planning Commission Resolution No. 2015-11
c) Gatlin Development Company Planning App. No. 2015--011
Property Addresses: 2510 County Road 10
PUBLIC HEARING – Consideration of Amendment No. 7 to the Shingle Creek
Crossing Planned Unit Development, to allow the subdivision of the former
Kohl’s Store property into two separate lots, and the planned development of a
new multi-tenant commercial building for one of the lots; and allowance of
certain setback standards.
• Direct Staff to present Planning Report;
• Motion to open Public Hearing; take public input;
• Motion to close Public Hearing;
• Commission discuss requested item:
• Motion to adopt Planning Commission Resolution No. 2015-12
d) Gatlin Development Company Planning App. No. 2015--012
Property Addresses: 2510 County Road 10
PUBLIC HEARING – Consideration of Preliminary Plat of Shingle Creek
Crossing 6th Addition
• Direct Staff to present Planning Report;
• Motion to open Public Hearing; take public input;
• Motion to close Public Hearing;
• Commission discuss requested item:
• Motion to adopt Planning Commission Resolution No. 2015-13
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
OCTOBER 29, 2015
e) Gatlin Development Company Planning App. No. 2015--013
Property Addresses: 2510 County Road 10
Consideration of Site and Building Plan of new Building X in the Shingle Creek
Crossing Planned Unit Development project area.
Requested Planning Commission Action:
• Direct Staff to present Planning Report;
• Motion to open public meeting or allow public input;
• Commission discuss requested item:
• Motion to adopt Planning Commission Resolution No. 2015-14
7. DISCUSSION ITEMS
8. ADJOURNMENT
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10-15-15 -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
OCTOBER 15, 2015
1. CALL TO ORDER
The Planning Commission meeting was called to order by Chair Christensen at 7:01 p.m.
2. ROLL CALL
Chair Randy Christensen, Commissioners Alexander Koenig (arrived at 7:03 p.m.), John
MacMillan, Carlos Morgan (arrived at 7:33 p.m.), Stephen Schonning, Rochelle Sweeney, and
Susan Tade were present. Also present were Secretary to the Planning Commission Tim Benetti,
Director of Business & Development Gary Eitel, and Denise Bosch, TimeSaver Off Site
Secretarial, Inc.
3. APPROVAL OF AGENDA
There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to
approve the agenda for the October 15, 2015 meeting.
The motion passed unanimously.
4. APPROVAL OF MINUTES – OCTOBER 15, 2015
There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning, to
approve the minutes of the October 15, 2015 meeting as amended by staff.
The motion passed unanimously.
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. PLANNING ITEMS
6.a.) CONSIDERATION OF RESOLUTION CONCERNING CERTAIN
REDEVELOPMENT PROJECT AREAS AND TAX INCREMENT
FINANCING PROPOSALS OF THE CITY OF BROOKLYN CENTER
AND THE ECONOMIC DEVELOPMENT AUTHORITY IN AND FOR
THE CITY OF BROOKLYN CENTER
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Secretary to the Planning Commission Tim Benetti provided a map depicting the new TIF
District #6 and explained the development concept, which proposes a senior housing and assisted
living area called The Sanctuary of Brooklyn Center, which would contain 164 units. He stated
that part of the TIF process is that the Planning Commission determine whether or not the
proposed development plan associated with the new TIF District is consistent with the
Comprehensive Plan. He stated that because the property is a PUD C2 District, nursing care
homes and other similar uses are permitted.
Director of Business & Development Gary Eitel stated that the PUD will be amended and will
include the City Council’s finding that the senior housing project is similar in nature to a nursing
home. He provided information and history regarding the TIF districts, agreements and process.
Chair Christensen invited the developer’s representative to come forward to address the
Commission.
Melodie Bridgeman, Consultant with HM Collaborative, the proposed developer, stated that they
are working on a similar design in West St. Paul and they are excited about the partnership with
the City. They believe there is a great market and need for affordable assisted living housing and
they hope to be back in front of the Commission with their plans in December.
Chair Christensen opened the discussion for Commissioners and stated that he had met earlier
with Mr. Eitel who answered his questions regarding TIF districts, which included the location of
the City’s TIF Districts; the creation of TIF boundaries; and spending of the TIF dollars within a
district. He asked if the resolution is conforming to the Minnesota state statutes providing for the
creation of a TIF District. Mr. Eitel replied that the resolution was prepared by the City’s
attorney and the Planning Commission administers the Comprehensive Plan.
Chair Christensen asked if a special use permit will be applied for. Mr. Eitel replied that he
believed that going forward there will be an amendment to the PUD site plan with a special use
permit for senior housing.
Chair Christensen asked how this impacts the properties the City does not own. Mr. Eitel replied
that TIF dollars can be used to purchase the properties. He stated that the City has reserved the
6107 site pending confirmation that there is sufficient parking and that ultimately the City will
make the decision on how the 61st Avenue entrance to the neighborhood will best serve the City
because the City owns the property. He stated that land use on the properties the City owns will
be looked at in the next Comprehensive Plan process.
Chair Christensen asked if the PUD C2 zoning encompasses the entire TIF District. Mr. Eitel
explained the zoning within the TIF District. He stated that when the site plan and zoning is
developed for this project, the Commission will be asked for its opinion about future use of the
property on the 61st Avenue.
The Commissioners interposed no objections to approval of the resolution.
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ACTION TO ADOPT THE PROPOSED RESOLUTION NO. 2015-09 CONCERNING
CERTAIN REDEVELOPMENT PROJECT AREAS AND TAX INCREMENT FINANCING
PROPOSALS OF THE CITY OF BROOKLYN CENTER AND THE ECONOMIC
DEVELOPMENT AUTHORITY IN AND FOR THE CITY OF BROOKLYN CENTER
There was a motion by Commissioner Morgan, seconded by Commissioner Koenig, to Adopt the
Proposed RESOLUTION NO. 2015-09 Concerning Certain Redevelopment Project Areas and
Tax Increment Financing Proposals of the City of Brooklyn Center and the Economic
Development Authority In and For the City Of Brooklyn Center
Voting in favor: Chair Christensen, Commissioners Koenig, MacMillan, Morgan,
Schonning, Sweeney, and Tade
And the following voted against the same: None
The motion passed unanimously.
The City Council will consider the resolution and will hold a public hearing at its October 26,
2015 meeting.
7. DISCUSSION ITEMS
7.a.) CONTINUATION OF PROPOSED ORDINANCE AMENDMENT
LANGUAGE REGARDING REDUCED SETBACKS FOR PORCHES AND
DECKS IN SINGLE FAMILY RESIDENTIAL ZONES
Mr. Benetti stated that he is presenting background on the ordinance amendment for the new
commissioners for their information and to get their feedback. He stated that staff received a
request by a Councilmember to allow for an open porch in a front yard. The current setback is
30-35 feet and they have had cases where residents want to put porches on but they can’t because
of the setback. He stated that the Planning Commission has identified deck parameters and
established a new definition for an enclosed porch. He showed a diagram of an allowable
encroachment and stated that the Commission has allowed for screening on the porch but no
windows because the point is to allow for people to have an open deck or covered porch. He
showed the Commission various examples of existing open decks and porches. He stated that
the ordinance amendment will be brought back before the Planning Commission and the goal is
to have something in place by the end of the year.
Commissioner MacMillan asked if a patio is allowed. Mr. Benetti replied affirmatively.
Commissioner MacMillan asked about a pergola. Mr. Benetti stated that a pergola is exempt
from the setback standards.
Commissioner Morgan stated that he understood concerns that the porches would not be utilized
properly, but he feels that people that are investing in the structures are going to do them well to
attempt to increase the value of their home.
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Mr. Benetti talked about the history of the City’s setback ordinances and stated that the City is
trying to encourage the active living concept.
Commissioner Morgan asked about what has happened in the past when someone wanted to
encroach upon the setback. Mr. Benetti replied that residents would have to go through a
variance process. He stated that historically the City Council has felt that the setback is
sufficient and most residents don’t pursue a variance. He stated that he has allowed for people to
rebuild their stoop and has allowed for front steps and landings as an allowable encroachment.
He stated that 6 by 4 feet is a typical landing and is ADA compliant.
Commissioner Morgan confirmed that a patio becomes something different when windows and
posts are added. Mr. Benetti replied affirmatively and stated that a roofline extension with
supporting posts is considered an extension of the home and needs to meet a setback.
Commissioner Morgan asked how some homes in the City came to have a different setback. Mr.
Benetti replied that it was the preference of the builder and the goal is to keep a good measure of
setback.
Chair Christensen stated that he was confused about why the words “or unattached” were deleted
in the second draft of the “PORCH, UNENCLOSED” paragraph of the ordinance amendment.
Mr. Benetti stated that a deck closer than six feet to the dwelling is considered attached by
building code definitions and the setback rules are applicable to porches that are attached to the
dwelling.
Chair Christensen confirmed that the ordinance amendment is addressing decks on the front of
the home where there is main access to the home. Mr. Benetti replied affirmatively and that the
point is to give an additional allowance in the front yard.
Commissioner Tade asked how residents would be informed of the change. Mr. Benetti replied
that the revised ordinance will be put in the newspaper and the City’s newsletter.
Commissioner MacMillan asked if the Commission could vote on the ordinance amendment
tonight. Mr. Benetti explained the ordinance amendment process.
7.b.) REVIEW THE COMMUNITY DEVELOPMENT ACTIVITIES AND
PROJECTS MAP FOR 2015
Mr. Eitel stated that his goal was to provide Commission members with information in the next
few meetings about past, current and future community development activities.
Chair Christensen suggested using a small lot that seems somewhat unusable on the upper NE
corner of the Opportunity Site for a brewpub. He suggested possibly working out a shared
parking lot with the Minnesota School of Business. Chair Christensen also stated he has
reservations about the density of apartments on the Opportunity Site and cited apartments on
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Zane Avenue in Brooklyn Park as a basis for his concern. Mr. Eitel assured Chair Christensen
that staff would assuage his concerns as the project moves forward.
Commissioner MacMillan asked who was responsible for implementing a 2016 map. Mr. Eitel
replied that staff puts it together and discussion took place regarding the benefit of the map.
8. OTHER BUSINESS
None at this time.
9. ADJOURNMENT
There was a motion by Commissioner Morgan, seconded by Commissioner Sweeney, to adjourn
the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at
8:59 p.m.
________________________________
Chair
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App. No. 2015-009 & -010
PC 10/29/2015
Page 1
Planning Commission Report
Meeting Date: October 29, 2015
Application No. 2015-009 & 2015-010
Applicant: Buhl Investors / Crown Brawley LLC
Location: 6330 Camden Avenue North
Request: Planned Unit Development Amendment (No. 2) and
Site and Building Plan
INTRODUCTION
Buhl Investors is requesting a Planned Unit Development (PUD) Amendment to the previously
approved Regal Road (Regal Theatre) Development Addition PUD development plans. This 2nd
amendment would allow the development of the Pad Site No. 2 under this Regal Road PUD.
If the City adopts this PUD Amendment plan, it will provide an allowance to Buhl Investors
(acting on behalf of the owners Crown Brawley, LLC) to develop this commercial pad site with a
new 4-story, 80,000 sq. ft. commercial self-storage facility at this location. The amended
development plans for this area will be considered under a separate Site and Building Plan
applications, which will be presented along-side this PUD Amendment report.
Applicants may combine development plan approval with the plan approval required by Zoning
Code Section 35-230 by submitting all information required for both simultaneously.
This matter is being presented as a public hearing item; and notices have been mailed to all
surrounding property owners within 350-feet of the affected site.
COMPREHENSIVE PLAN AND ZONING STANDARDS
Land Use Plan: RB – Retail Business
Current Zoning: PUD/C2 (Planned Unit Development/Commerce)
Surrounding Zoning: North: PUD/C2 (Planned Unit Development/Commerce)
East: HWY 252 / I-694 corridor
South: I-694 corridor
West: R-5 Multiple Family Residence
Neighborhood: Firehouse
Site Area: 1.62 acres
Setback Standards: Building: Front Yard = 35-ft.; Rear Yard = 40-ft.;
Side Yard (Interior) = 10 ft.; and Corner Side-Yard = 25-ft.
Parking: 15-ft. from any street right-of-way line
• Application Filed: 09/29/15
• Application Deemed Complete: 10/05/15
• Review Period (60-day) Deadline: 11/28/15
• Extended Review Period Deadline: N/A
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App. No. 2015-009 & -010
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Conformity to:
Land Use Plan: Yes
Zoning Ord.: Yes – subject to PUD Amendment
Subdivision Ord.: Yes
Sign Ord.: Unknown or not under consideration at this time.
Variance Needed for Request: No, but certain building setbacks and other allowances may
be considered and granted subject to approval of the
amendment to the Regal Road Development Plan PUD
BACKGROUND
The subject site is currently zoned PUD/C2 (Planned Unit Development/Commerce). The
original Regal Road Development PUD plan was approved on July 27, 1998; and the new zoning
for this area, from C2 (Commerce) to PUD/C2, was approved by Ordinance No. 98-10, adopted
September 14, 1998.
The 1998 PUD provides an approved development plan of three parcels. The main development
plan included the 85,250 sq. ft., 20-screen movie theatre known today as the Regal Theatre. The
other two parts of this development plan identified two future development pad sites (# 2 and #3)
located to the north and south of the theatre development. Both pad sites were identified as
future “restaurant uses” and were specifically precluded as a fast food/convenience food
restaurant, gas station/convenience store, car wash, pawn shop or check cashing operation. As is
evident today, the north parcel (615 – 66th Avenue) became the Checkers retail strip center. The
south parcel has remained vacant since 1998. The resolution of approval from 1998 stated:
“Future development of this area (Pad Site #2 and # 3) is subject to amendment to this [Regal
Road Development] planned unit development.”
Shortly after this original PUD approval, the developers applied to the city for the first
amendment to the PUD. This PUD amendment requested the option of providing a traditional
open storm water pond for storm water treatment purposes, instead of the underground chamber
system that was originally designed, presented and approved under the July 1998 PUD
submittals. Since the watershed had not yet finalized the review of this underground chamber,
the developers sought this option under a PUD Amendment, as this may have changed some of
the planned lot boundary lines and possible building layouts. (Note: although the city officially
accepted and adopted the first amendment on September 28, 1998, the local watershed
eventually did approve the underground system, and the original PUD plan was left unaffected).
PUD AMENDMENT ANALYSIS
This 2nd Amendment is essentially being processed as part of the requirements stated under the
original 1998 PUD approvals. Because of the PUD/C2 zoning designation, the underlying C2
Zone is the prevailing zoning district, and all new development and uses must be compliant or
consistent with the C2 development standards, including permitted and special uses. The only
exceptions are those uses specifically precluded under the 1998 Regal Road Development PUD
agreement (such as fast food/convenience food restaurant, gas station/convenience store, car
wash, pawn shop or check cashing operation).
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App. No. 2015-009 & -010
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The Developer of this pad site (#3) is requesting a use that is not specifically identified under the
C2 Zone uses. The C2 does however, allow permitted uses which may meet the following:
“Other uses similar in nature to the aforementioned uses, as determined by the City Council.” If
this use had suggested or offered any outdoor storage, or was presented as a standard, minimally
improved; steel shed, multiple overhead or service doors on the outside perimeter of typical self-
storage facilities commonly seen throughout the metro area, Planning Staff would not have
supported such a development on this site (or recommended a PUD amendment to provide such
a use). This interior only, high-end commercial self-storage facility appears to be a good fit for
this available development parcel; and may serve as an attractive, new development in this high
visible area of the community.
The Developer is also requesting the PUD Amendment provide for certain reduced setback
allowances for the new building along the front and rear yards of this site; and reduced parking
numbers for the proposed commercial storage use. As indicated previously, the setbacks for the
C2 uses are follows:
Front Yard = 35-ft. Rear Yard = 40-ft.
Side Yard (Interior) = 10 ft. Corner Side-Yard = 25-ft.
Parking: 15-ft. from any street right-of-way line
The front edge of the new building is setback at 25-feet from this front lot area, which
encroaches 10 feet into the 35-foot setback. The new building will be physically separated from
the Regal Cinema building by over 155 feet.
The building easily meets the 10-foot setbacks from all sides, and encroaches slightly by approx.
5-feet into the 40-foot rear setback at one location. All other setbacks, including the parking and
drive-aisles all appear to meet setbacks.
In some cases, Zoning Code requires commercial uses in C1 and C2 Districts to provide certain
buffers such as opaque fences, berms, landscaping or a combination, from residential uses or
zoning districts. The adjacent Melrose Gates Apartments is located in the R-5 Multiple Family
Residence zone. The buffer requirements are only applicable when C1/C2 developments abut an
R1, R2 or R3 residential zoned district.
Pursuant to City Zoning Code Section 35-355; PUD- Subd. 3. Development Standards.
d. Parking provided for uses within a PUD shall be consistent with the parking
requirements contained in Section 35-704 of this ordinance unless the developer
can demonstrate to the City's satisfaction that a lesser standard should be
permitted on the grounds of the complementarity of peak parking demands by the
uses within the PUD. The City may require execution of a restrictive covenant
limiting future use of the property to those uses which will continue this parking
complementarity, or which are otherwise approved by the City.
Parking for this site is very limited, which is what the Developer wanted and is requesting as part
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of this new PUD Amendment development. The development plans call for only 16 spaces, with
the ability to install up to 36 total spaces (under a “proof of parking” designation) if needed.
Since this use is not specifically identified under Zoning Code Sect. 35-700 – Off Street Parking
Requirements, other similar uses can be identified or used for such unnamed uses. The
following are different calculations per Sect. 35-700:
2. Commercial (Retail and Service Office)
c. Retail stores/centers/financial institutions:
11 spaces for first 2,000 sf. GFA + 5.5 spaces for each additional 1,000 sf. GFA
Calc.: First 2,000 sf. = 11 spaces
80,000 – 2,000 = 78,000 sf. /1,000 sf. = 78 x 5.5 = 429 + 11 = 440 spaces
g. Office Buildings
Required Spaces Calc.
G.F.A.
.0005 G.F.A. + 190
80,000 sf.
(.0005) (80,000 sf) + 190
Calc: [.0005 x 80,000 = 40] + [190] = 230
80,000 / 230 = 348 spaces
3. Industry and Wholesale.
1 space for every two employees (max shift) – OR - 1 space for each 800 square feet of GFA
Calc: 80,000 / 800 = 100 spaces
The Developer is requesting a significant reduction of parking for this use due to the expected
low amount of individuals visiting or using this site. The Developer provided (by email-
attached hereto) an estimation of how many visitors a similar or typical storage facility of this
caliber receives per month, or average numbers per day. This estimate was based on the ratio of
number of units vs. door openings (open and closed by visitors), and the estimated number of
door opening for the facility in Minnesota was estimated at 166 door openings per month, which
equates to 83 visitors per month, or 2. 5 persons per day.
The City Engineer provided a response to this traffic/trip generation information, which is noted
as follows:
“2.5 x 2 = 5 vehicles per day + the minimal that is needed for staffing and deliveries and
visitors per day. Seems this would be less than 20 trips per day. That should be good for
documentation purposes. The trip generation from this site is insignificant by any
means.”
In discussion with the Developer prior to these plan submittals, a concern was raised by city staff
that should this use or site ever “turn over” to a different use, such as an office, retail store/outlet,
or office/warehouse facility, then the limited number of 16 (or 36) parking spaces would never
be adequate or enough to support such a change or higher use. The Developer’s architect team
assured city staff that this particular building is designed and ideal for self-storage set-up only;
and the thought of changing this over to higher commercial use would be unfeasible or too
costly.
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To maintain or support this assurance from the Developer, the City will require execution of a
restrictive covenant limiting future use of the subject property to just this commercial self-
storage use for now, which will allow this reduced parking arrangement to continue or be
approved. Should this approved use increase or change over, the Developer/Owners of this site
will need to make proper arrangements have all changes approved by the City.
The Planning Commission must determine if this estimated number or visitors seems plausible or
reasonable to be applied towards this use. If so, then the limited number of parking at 16 spaces
may be adequate, which is a direct reflection of the limited (very low) numbers of visitors or
users that will use or visit this storage facility on a daily basis.
INITIAL PUD FINDINGS & RECOMMENDATION
Planning Staff is providing for the Planning Commission’s consideration certain findings which
may assist in supporting the recommendations to approve this PUD Amendment No. 2 as
presented on the attached “Brooklyn Center Storage Development Plans” and as outlined in this
report, which are noted as follows:
a) The allowance of this non-specified commercial use in this underlying C2 (Commerce)
District will help promote and enhance the general welfare of this overall PUD, as it
maintains and keeps the redevelopment of this site active and ongoing; and reflects a
reasonable need or benefit to the PUD Site as requested by the Developer,
b) The allowance of the reduced setbacks from the front and rear yards will not be
detrimental to the adjacent use; nor pose any threats or danger to the general public,
public safety personnel and vehicles; nor injurious to the use and enjoyment of other uses
in this PUD; nor impedes the normal orderly development and proposed improvements of
this overall PUD;
c) This development site and overall PUD site will have adequate measures in place to
maintain and provide suitable access to the site.
d) The development plans of this Brooklyn Center Storage facility appears to be a
reasonable and effective means of adding additional commercial tax base to the
community; and will be a good fit overall Regal Road Development Planned Unit
Development project area, and is supported and approved by the Planning Commission.
e) City will require execution of a restrictive covenant limiting future use of the subject
property to just this commercial self-storage use for now, which will allow this reduced
parking arrangement to continue or be approved. Should this approved use increase or
change over, the Developer/Owners of this site will need to make proper arrangements
have all changes approved by the City.
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SITE & BUILDING (DEVELOPMENT) PLAN IMPROVEMENTS
Layout & Architecture
The subject property consists of 1.62 acres. The proposal by Buhl Investors is to construct a new
4-story, 80,000 sf. (GFA) commercial storage facility at this location.
The building generally measures out to 100-ft. wide by 200-ft. long.
The first floor of the new building contains 6 drive-up doors for storage. Near the main entrance
you will notice the two larger drive-in bays. These bays will provide the opportunity for users to
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gain secured access inside the building, load/unload any materials or goods they desire, and exit
out the same doors.
The first floor interior of the building contains a small office and lobby area, with two restroom
facilities and two separate elevators. The first and upper floors will contain different sizes and
styles of interior storage units for customers to choose and rent.
The Commission should note that the south line of this parcel is somewhat unusual, due in part to
the current right-of-way line for I-694. Aerial and site location photos indicate a small section of
deteriorating, bituminous roadway and curb and gutter section was left along this south boundary
line. According to MN DOT representatives, this roadway section within this MnDOT right-of-
way is no longer needed, and the Developer was given the opportunity to acquire this excess
section of MnDOT property if requested. At this time, the development is being presented
without this additional (excess) right-of-way as part of this property.
The building’s exteriors consists of concrete wall panels of varying forms and textures, along
with metal wall panels of different types and finishes. The combination of the concrete panels
and metal finished panels, with the larger glass panels, will provide nice architectural features
that meet the Class I and Class II elements specified under the city’s Architectural Standards
established under the Shingle Creek Crossing PUD development and the Architectural Design
and Land Use Guidelines with Active Living Principles, the policy adopted by the City in 2013.
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From inside the building, the users will be able to gain access to their interior storage units by
elevators or stairwells, which are secured and guarded 24-hours a day.
Parking & Access
The parking is being installed along the westerly edge of the site. As noted previously, the self-
storage site has identified only 16 new parking spaces on this lot. The possibility exists to
increase this number to 36 if necessary, but staff is withholding any recommendations on the
need or requirement of additional parking at this time. Based on the PUD analysis made earlier
in this report, and based on the expected or assumed limits of visitors to this site, Staff believes
the number of parking spaces for employees and visitors provided under this plan appears to be
adequate.
Staff had indicated to the Developer in pre-submittal meetings that there should be enough
parking available in the adjacent lot of the Regal Cinema property. The properties and
development sites created under this Regal Road PUD were granted shared parking and access
rights if needed. Based on the level of service currently provided on the Regal Cinema lot, and
the fact that a majority of the theatre parking area near this south edge and adjacent to this lot is
largely unused, the opportunity for any additional parking (should it be needed) appears very
much available. The Commission should consider whether or not a connecting walkway or
access way should be provided between this lot and the theatre lot to the north.
Access into this development is off the end of Camden Avenue cul-de-sac. Camden Avenue is a
public roadway, and no other access is being offered or provided into the site. Once vehicles
enter the site, they have the option of parking in the front parking lot area located on the west
side of the building; or continuing down the access/ring road to the two drive-in doors located
near the southwest corner of the facility. These doors allow vehicles or small trucks to pull
inside the building, and provide a secured loading/unloading area for the users.
This 16-foot wide, one-way only driveway continues to the east and eventually rings around the
outer perimeter of the building, where it eventually leads back to the main entry point off
Camden Avenue. This ring-road/driveway will also serve as a means of providing suitable and
safe access city emergency vehicles if needed.
Grading/Drainage/Utilities
The finished grades and drainage grades for this this site appears to be minimal with little
changes from the existing elevations to the after-development conditions. The development site
plan and related plans included a separate grading and drainage plan for this site.
On the far south side of the property, the Development will contain a shallow storm water
filtration basin. This pond will serve as pre-treatment holding area of storm water-runoff on the
south side of this site. A catch basin on the south side of the access/ring road will drain to this
basin, where a 6-inch perforated pipe underneath the basin will divert excess water over to the
new storm water system to the west. Storm water will them be directed northward, where it
eventually ties into and eventually leads to the underground storm chamber systems along the
east edge of the Regal Theatre site.
_____________________
App. No. 2015-009 & -010
PC 10/29/2015
Page 9
The site currently has an existing catch basin on the north edge of the parcel, which may have
been left over when the former building on this site was removed. The Developer intends to
remove this catch basin, remove small section of pipe, and reinstall a new catch basin and tie-in
to the existing storm system leading into this Regal Theatre site.
Two additional catch basins are scheduled along the far westerly edge of the parking lot areas,
which are tied into a new catch basin near the entrance form Camden Avenue. All of these
systems are then tied into the northerly catch basin mentioned in the previous paragraph, where
much of the site’s storm water is directed northward into the existing storm systems inside the
Regal Theatre property. Although not shown specifically on these plans, the storm water
leaving this site is directed into the larger 24-inch line, which eventually feeds into the
underground storm chamber system installed in 1998 on the east edge of the Regal Theatre lot.
The development’s water, gas, electrical and phone lines will be served from the west side the
lot, which are tied into the existing facilities located in and under Camden Avenue right-of-way.
All of these services and connections (storm water, sanitary, water, gas, electric, etc.) will all be
reviewed and approved by the City Engineer and City Building Official prior to issuance of any
building permits. All services will be properly inspected during construction; and certified upon
completion of all construction.
Landscaping
The Applicant has submitted a landscape plan which appears to meet the City’s Landscape Point
System. The number of trees and plantings are based on the overall size of the building lot. The
Developer was directed by city staff to utilize “Office/Industrial” use for calculating the
landscaping points. The landscape plans reflect 93 points, which is just over the required 90
points needed for this sized site. The plan includes a nice variety and amount of maples,
hackberry, and honey locust trees, and a limited number of black hill spruce trees. All trees and
landscaped areas will be irrigated.
Lighting/Trash
The site lighting plan calls for all new LED lights. The main parking areas will have three, 28-ft.
light poles with LED light heads, and one 23-ft. light pole on the east side of the building to help
light the ring road. The building is scheduled to receive a full complement of wall pack lights
around the out perimeter of the building, which will help with site lighting and security of the
site. The photometric plan that accompanied this plan illustrates that little if any illumination or
lighting will over-spill the property lines or exceeds the approved levels per City Code. This
lighting plan is deemed acceptable by the City.
There does not appear to any outdoor trash enclosures. Plans call for all trash and recycling to be
handled inside the building, with unloading from the exit/overhead door near the northwest
corner of the building.
_____________________
App. No. 2015-009 & -010
PC 10/29/2015
Page 10
CITY ENGINEER REVIEW
The city engineers have provided preliminary review and comments regarding this new site plan,
noted in the Engineer’s Review Memorandum, dated October 22, 2015, and is referenced and
included in this planning report. Some of these conditions may be applicable at time of future
building permit review and approvals.
RECOMMENDATION
FOR PUD:
Staff recommends the Planning Commission adopt the attached Resolution No. 2015-10, which
comprehends the approval of Planning Application No. 2015-009, which is the 2nd Amendment
to the Regal Road Development Planned Unit Development of 1998, subject to the following
conditions and allowances:
1) Developer is allowed to develop this Pad Site No. 3, identified under the original Regal
Road (Regal Theatre) Planned Unit Development of 1998, with a new 80,000 sf.
commercial self-storage building.
2) Developer is granted a reduction to the amount of parking normally required on this
commercial site, due to the acceptable limited nature of this self-storage use, and the
lower levels of expected (estimated) vehicle traffic and trip generations to and from the
subject site, as accepted by city staff.
3) City will require execution of a restrictive covenant limiting future use of the subject
property to just this commercial self-storage use, which will allow the reduced parking
arrangement to be approved for the subject site. Should this approved use increase or
change over, the Developer/Owners of this site will need to make proper arrangements
and must have all changes approved by the City.
4) The commercial development plan submitted for approval under Planning Application
No. 2015-010 (pursuant to City Zoning Code Section 35-230), shall be in substantial
compliance with the approved development plan. Substantial compliance shall mean that
buildings, parking areas and roads are in essentially the same location as previously
approved; the floor area of nonresidential areas has not been increased or decreased by
more than 5 percent; no building has been increased in the number of floors; open space
has not been decreased or altered from its original design or use, and lot coverage of any
individual building has not been increased or decreased by more than 10 percent.
5) If within 12 months following approval by the City Council of the development plan, no
building permits have been obtained or, if within 12 months after the issuance of building
permits no construction has commenced on the area approved for the PUD area, the City
Council reserves the right to recall or cancel this development plan proposed for the
subject property.
_____________________
App. No. 2015-009 & -010
PC 10/29/2015
Page 11
6) Any major amendment to the development plan may be approved by the City Council
following the same notice and hearing procedures specified in this section. An
amendment shall be considered major if it involves any change greater than that
permitted by Subdivision 5d of this section. Changes which are determined by the City
Council to be minor may be made if approved by the Planning Commission after such
notice and hearing as may be deemed appropriate by the Planning Commission.
7) After approval of the development plan and the plan approval required by Section 35-
230, nothing shall be constructed on the site and no building permits shall be issued
except in conformity with the approved plans.
8) Unless amended otherwise or under separate agreement, all existing provisions, standards
and variations provided under the Regal Road Development Planned Unit Development
of 1998, and any subsequent amendments, shall remain in effect.
FOR SITE/DEVELOPMENT PLAN:
Staff further recommends, subject to the acceptance and approval of the PUD Amendment noted
herein, that the Planning Commission adopt separate Resolution No. 2015-11, which
comprehends the approval of Planning Application No. 2015-010, the proposed new
development plan of this PUD site with the new 4-story, 80,000 sf. commercial self-storage
facility at this location, subject to the following conditions:
1) Developer agrees to comply with all conditions or provisions noted in the City Engineer’s
Review memo, dated October 22, 2015.
2) Final drainage and utility plans and specifications need to be received and approved by
the City Engineer.
3) Final grading, drainage, utility and erosion control plans and any other site engineering
elated issues are subject to review and approval by the City Engineer prior to the issuance
of permits. A Storm water Pollution Prevention Plan (SWPPP) must be provided for
review and approval.
4) The building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of permits.
5) All landscaped areas, including street boulevards, shall include approved irrigation
systems to facilitate site maintenance.
6) 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.
7) Any major changes or modifications made to this Site and Building Plan can only be
made by amendment to the approved Site and Building Plan as approved by the City.
_____________________
App. No. 2015-009 & -010
PC 10/29/2015
Page 12
8) Developer must submit an as-built survey of the property, improvements and utility
service lines and structures; and provide certified record drawings of all project plan
sheets depicting any associated private and/or public improvements, revisions and
adjustments prior to issuance of the certificate of occupancy. The as-built survey must
verify that all property corners have been established and are in place at the completion
of the project as determined and directed by the City Engineer.
Attachments
• Planning Commission Res. No. 2015-10
• Planning Commission Res. No. 2015-11
• City Engineer’s review Memo (10/22/2015)
• Brooklyn Center Storage Development Plans) dated 09/29/2015)
Commissioner introduced the following resolution and moved its adoption:
PLANNING COMMISSION RESOLUTION NO. 2015-10
RESOLUTION REGARDING THE DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2015-009 SUBMITTED BY BUHL
INVESTORS FOR A PLANNED UNIT DEVELOPMENT AMENDMENT (No.
2) TO THE REGAL ROAD DEVELOPMENT ADDITION PLANNED UNIT
DEVELOPMENT OF 1998 (6330 CAMDEN AVENUE NORTH)
WHEREAS, on July 27, 1998, the City Council of Brooklyn Center adopted
Resolution No. 98-133, which was an approval and acceptance of the Regal Road Development
Addition Planned Unit Development of 1998, which comprehended the rezoning approval of
16.76 acre area of land bounded on the north by 66th Avenue, TH252 on the east, Interstate 694
to the south, and Camden Avenue to the west, from C-2 (Commerce) to PUD/C-2 (Planned Unit
Development/Commerce) District; and
WHEREAS, the PUD proposal comprehended the development of a new site and
building plan approval for an 85,240 sq. ft., 4,592 seat, 20 screen theater on a proposed 13.09
acres of the subject rezoned site, along with the creation of two other future development pad
sites consisting of 71,693 sq. ft. and 88,186 sq. ft. in area, respectively, for future commercial
development and identified most likely for restaurant uses; and
WHEREAS, the PUD proposal comprehended the development of a new site and
building plan approval for an 85,240 sq. ft., 4,592 seat, 20 screen theater on a proposed 13.09
acres of the subject rezoned site, along with the creation of two other future development pad
sites consisting of 71,693 sq. ft. and 88,186 sq. ft. in area, respectively, for future commercial
development and identified most likely for restaurant uses; and
WHEREAS, on September 28, 1998, the City Council approved Planning
Application No. 98-19, which comprehended the First Amendment to the approved Regal Road
Development Addition Planned Unit Development, which would provide alternative storm water
detention in the event the original designed and proposed storm systems were not accepted by
the local watershed, which in any event led to watershed approvals and the need for these storm
water alternatives were not necessary; and
WHEREAS, Buhl Investors (the “Developer”) on behalf of Crown Brawley, LLC
(the “Owners”) have submitted Planning Application No. 2015-011, which is considered the
Second Amendment to the Regal Road Development Addition Planned Unit Development of
1998, by allowing certain changes to the approved PUD for this development area; and
WHEREAS, Planning Application 2015-009 presents an official request by the
Developer to allow a specific commercial use not identified under Section 35-322 - C2
(Commerce) District standards of the City Zoning Code; and allow the development of Pad Site
No. 2 (Regal Road Development PUD) with a new 4-story, 80,000 sq. ft. commercial self-
storage facility at this location; and allow for reduced setbacks and parking spaces for this
PC RESOLUTION NO. 2015-12
proposed commercial use; and
WHEREAS, on October 29, 2015, the Planning Commission held a duly called
public hearing, whereby a staff report and public testimony regarding the Amendment to this
Planned Unit Development were received and considered by the Planning Commission; the
Planning Commission considered the Planned Unit Development Amendment request in light of
all testimony received, including the guidelines for evaluating such amendments as contained in
Section 35-355 of the City’s Zoning Ordinance and the City’s Comprehensive Plan; and
WHEREAS; in light of all testimony received, the Planning Advisory
Commission of the City of Brooklyn Center did determine that Planning Application No. 2015-
011, submitted by Buhl Investors, may be approved based upon the following considerations:
a) The allowance of this non-specified commercial use in this underlying C2
(Commerce) District will help promote and enhance the general welfare of
this overall PUD, as it maintains and keeps the redevelopment of this site
active and ongoing; and reflects a reasonable need or benefit to the PUD
Site as requested by the Developer,
b) The allowance of the reduced setbacks from the front and rear yards will
not be detrimental to the adjacent use; nor pose any threats or danger to
the general public, public safety personnel and vehicles; nor injurious to
the use and enjoyment of other uses in this PUD; nor impedes the normal
orderly development and proposed improvements of this overall PUD;
c) This development site and overall PUD site will have adequate measures
in place to maintain and provide suitable access to the site.
d) The development plans of this Brooklyn Center Storage facility appears to
be a reasonable and effective means of adding additional commercial tax
base to the community; and will be a good fit overall Regal Road
Development Planned Unit Development project area, and is supported
and approved by the Planning Commission.
e) City will require execution of a restrictive covenant limiting future use of
the subject property to just this commercial self-storage use for now,
which will allow this reduced parking arrangement to continue or be
approved. Should this approved use increase or change over, the
Developer/Owners of this site will need to make proper arrangements have
all changes approved by the City.
PC RESOLUTION NO. 2015-12
AND WHEREAS, the Planning Advisory Commission of the City of Brooklyn
Center did determine that the guidelines for evaluating Planned Unit Development Amendment, as
contained in Section 35-355 of the City’s Zoning Ordinance, have been met, and the proposal is
therefore, in the best interest of the community.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Brooklyn Center, Minnesota, that Planning Application No. 2015-009 submitted by Buhl
Investors, requesting approval of a 2nd Amendment to the Regal Road Development Addition
Planned Unit Development of 1998, is approved subject to the following conditions:
1) Developer is allowed to develop this Pad Site No. 3, identified under the
original Regal Road (Regal Theatre) Planned Unit Development of 1998,
with a new 80,000 sf. commercial self-storage building.
2) Developer is granted a reduction to the amount of parking normally
required on this commercial site, due to the acceptable limited nature of
this self-storage use, and the lower levels of expected (estimated) vehicle
traffic and trip generations to and from the subject site, as accepted by city
staff.
3) City will require execution of a restrictive covenant limiting future use of
the subject property to just this commercial self-storage use, which will
allow the reduced parking arrangement to be approved for the subject site.
Should this approved use increase or change over, the Developer/Owners
of this site will need to make proper arrangements and must have all
changes approved by the City.
4) The commercial development plan submitted for approval under Planning
Application No. 2015-010 (pursuant to City Zoning Code Section 35-230),
shall be in substantial compliance with the approved development plan.
Substantial compliance shall mean that buildings, parking areas and roads
are in essentially the same location as previously approved; the floor area
of nonresidential areas has not been increased or decreased by more than 5
percent; no building has been increased in the number of floors; open
space has not been decreased or altered from its original design or use, and
lot coverage of any individual building has not been increased or
decreased by more than 10 percent.
5) If within 12 months following approval by the City Council of the
development plan, no building permits have been obtained or, if within 12
months after the issuance of building permits no construction has
PC RESOLUTION NO. 2015-12
commenced on the area approved for the PUD area, the City Council
reserves the right to recall or cancel this development plan proposed for
the subject property.
6) Any major amendment to the development plan may be approved by the
City Council following the same notice and hearing procedures specified
in this section. An amendment shall be considered major if it involves any
change greater than that permitted by Subdivision 5d of this section.
Changes which are determined by the City Council to be minor may be
made if approved by the Planning Commission after such notice and
hearing as may be deemed appropriate by the Planning Commission.
7) After approval of the development plan and the plan approval required by
Section 35-230, nothing shall be constructed on the site and no building
permits shall be issued except in conformity with the approved plans.
8) Unless amended otherwise or under separate agreement, all existing
provisions, standards and variations provided under the Regal Road
Development Planned Unit Development of 1998, and any subsequent
amendments, shall remain in effect.
October 29, 2015
Date Mayor
ATTEST:
City Clerk
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.
Commissioner introduced the following resolution and moved its adoption
PLANNING COMMISSION RESOLUTION NO. 2015-11
RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF
PLANNING COMMISSION APPLICATION NO. 2015-010 SUBMITTED BY
BUHL INVESTORS, APPROVING THE SITE AND BUILDING
(DEVELOPMENT) PLAN FOR PROPOSED BROOKLYN CENTER STORAGE
BUILDING WITHIN THE REGAL ROAD DEVELOPMENT ADDITION
PLANNED UNIT DEVELOPMENT (6330 CAMDEN AVENUE NORTH)
WHEREAS, Planning Commission Application No. 2015-010, submitted by Buhl
Investors (the “Developer”) on behalf of Crown Brawley, LLC (the “Owners”) are requesting
approval of a new Site and Building Plan of a proposed 4 story, 80,000 sf. commercial self-storage
facility, titled the “Brooklyn Center Self-Storage” facility, for the property located at 6330 Camden
Avenue North; and
WHEREAS, this proposed Site and Building Plan comprehended under Planning
Application No. 2015-010 shall also serve as the new Development Plan in conjunction with the
proposed Second Amendment to the Regal Road Development Addition Planned Unit
Development of 1998; and
WHEREAS, on October 29, 2015, the Planning Commission held a public hearing
and meeting to fully consider Planning Commission Application No. 2015-010, and reviewed and
received a planning report on the proposed new Site and Building Plans for the proposed Brooklyn
Center Self-Storage facility development, and other related improvements in conjunction with this
specific development; and
WHEREAS, in light of all testimony received, and utilizing the guidelines and
standards for evaluating site and building plans, as contained in Section 35-230 (Plan Approval) of
the City’s Zoning Ordinance, along with consideration of the goals and objectives of the City’s
Comprehensive Plan, the Planning Commission considers this site and building plan an appropriate
and reasonable development of the subject property; and
WHEREAS, the Planning Commission finds that the Site and Building plans for
this Brooklyn Center Self-Storage facility is consistent with the general Development Plans of the
original Regal Road Development Addition Planned Unit Development of 1998.
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 and Building Plan of
proposed Brooklyn Center Self-Storage facility, as comprehended under Planning Application No.
2015-010, may be approved based upon the following considerations:
A. The Site and Building Plan is compatible with the standards, purposes and
intent of the City’s Zoning Ordinance;
PC RESOLUTION NO. 2015-11
B. The Site and Building Plan, in relation to the Planned Unit Development
proposed on the Subject Site, will facilitate the redevelopment and
improvement of this site, will allow for the utilization of the land in
question in a manner which is compatible with, complimentary to and of
comparable intensity to adjacent land uses as well as those permitted on
surrounding land;
C. The improvements and utilization of the property as proposed under the
planned redevelopment of this site is considered a reasonable use of the
property and will conform with ordinance standards;
D. The Site and Building Plan proposal is considered consistent with the
recommendations of the City’s Comprehensive Plan for this area;
E. The Site and Building 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
F. Based upon the above considerations, it is believed that the guidelines for
evaluating and approving a Site and Building 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 does hereby recommend to the City Council that Planning Application No.
2015-010 be approved subject to the following conditions and considerations:
1) Developer agrees to comply with all conditions or provisions noted in the
City Engineer’s Review memo, dated October 22, 2015.
2) Final drainage and utility plans and specifications need to be received and
approved by the City Engineer.
3) Final grading, drainage, utility and erosion control plans and any other site
engineering elated issues are subject to review and approval by the City
Engineer prior to the issuance of permits. A Storm water Pollution
Prevention Plan (SWPPP) must be provided for review and approval.
4) The building plans are subject to review and approval by the Building
Official with respect to applicable codes prior to the issuance of permits.
5) All landscaped areas, including street boulevards, shall include approved
irrigation systems to facilitate site maintenance.
PC RESOLUTION NO. 2015-11
6) 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.
7) Any major changes or modifications made to this Site and Building Plan
can only be made by amendment to the approved Site and Building Plan
as approved by the City.
8) Developer must submit an as-built survey of the property, improvements
and utility service lines and structures; and provide certified record
drawings of all project plan sheets depicting any associated private and/or
public improvements, revisions and adjustments prior to issuance of the
certificate of occupancy. The as-built survey must verify that all property
corners have been established and are in place at the completion of the
project as determined and directed by the City Engineer.
October 29, 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 ; and
whereupon said resolution was declared duly passed and adopted.
M E M O R A N D U M
DATE: October 22, 2015
TO: Tim Benetti, Planning and Zoning Specialist
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Site Plan Review – Brooklyn Center Storage
Public Works staff reviewed the following documents submitted for site plan review on October 1,
2015, for the proposed Brooklyn Center Storage:
Civil Site Plans – Dated 9/29/2015
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:
Site Plan & Utility Plan
1. Label accessible ramps.
Grading Plan, Drainage and Erosion Control Plan
2. Provide SWPPP.
3. Provide drainage calculations for the pond treating 1” abstraction from the site’s impervious
area.
4. Provide and list a SWPPP inspector/manager with contact information that must be available
within 4 hour notification to respond to and implement SWPPP related corrective measures. If
the applicant is found to be non-responsive, the City may issue a stop work order and/or take
other means necessar y to correct SWPPP related issues.
5. Provide quantities of erosion control BMP’s.
Detail and Specifications Plan
6. Provide detail sheet.
7. All work performed and materials used for construction of utilities must conform to the City
of Brookl yn Center standard specifications and details. The City’s standard details must be
included in the plans.
Landscape Plan
8. Provide irrigation plan.
Brooklyn Center Self-Storage
Site Plan Review Memo, October 22, 2015
Page 2 of 3
G:\Engineering\Development & Planning\ACTIVE Development Projects\Brooklyn Center Mini-Storage\Plan Reviews &
Applications\Preliminary Plan Reviews\151022_Plan Review Memo.doc
Miscellaneous
9. See attached plan sheet redlines for additional miscellaneous plan comments.
10. Upon project completion, the applicant must submit an as-built survey of the propert y,
improvements and utility service lines and structures; and provide certified record drawings
of all project plan sheets depicting any associated private and/or public improvements,
revisions and adjustments prior to issuance of the certificate of occupancy. The as-built
survey must also verif y that all propert y corners have been established and are in place at the
completion of the project as determined and directed by the Cit y Engineer.
11. Inspection for the private site improvements must be performed b y the developer’s
design/project engineer. Upon project completion the design/project engineer must formall y
certify through a letter that the project was built in conformance with the approved plans and
under the design/project engineer’s immediate and direct supervision. The design/project
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).
12. The total disturbed area exceeds one acre; an NPDES permit is required.
13. Applicant must apply for a land disturbance permit.
14. A utility facilities easement agreement is required that will provide the City perpetual
accessibility to all private utilities and storm drainage areas to inspect and enforce proper utility
service and maintenance for the entire site. This easement agreement also includes private
inspection, maintenance and reporting responsibilities, and must be executed prior to issuance of
building and land alteration permits.
16. A drainage and utility easement encompassing all storm water treatment facilities must be
dedicated on the plat.
17. The City has submitted the plans to Mn/DOT for review. Applicant must meet requirements
from the Mn/DOT review.
18. Provide vehicle turning movement diagrams for expected delivery and garbage truck
location and routes
Prior to issuance of a Land Alteration
19. 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. The final plan must comply
with the approved preliminary plan and/or as amended as required by the City Engineer.
20. A letter of credit or a cash escrow in the amount of 100% of the estimated cost as
determined b y City staff must be provided to the City.
Brooklyn Center Self-Storage
Site Plan Review Memo, October 22, 2015
Page 3 of 3
G:\Engineering\Development & Planning\ACTIVE Development Projects\Brooklyn Center Mini-Storage\Plan Reviews &
Applications\Preliminary Plan Reviews\151022_Plan Review Memo.doc
21. A Construction Management Plan and Agreement is required that addresses general
construction activities and management provisions, traffic control provisions, emergency
management provisions, storm water pollution prevention plan provisions, tree protection
provisions, general public welfare and safet y provisions, definition of responsibility provisions,
temporary parking provisions, overall site condition provisions and non-compliance provisions.
A separate $2,500 deposit will be required as part of the non-compliance provision.
Anticipated Permitting:
22. A City of Brookl yn Center land disturbance permit is required.
23. A MPCA NPDES permit is required.
24. Other permits not listed may be required and is the responsibility of the developer to obtain and
warrant.
25. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
26. A preconstruction conference must be scheduled and held with City staff and other entities
designated by the City.
The aforementioned comments are provided based on the information submitted by the applicant at
the time of this review. Other guarantees and site development conditions may be further
prescribed throughout the project as warranted and determined b y the City.
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NAME:
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NICHOLAS S. SPERIDES
I HEREBY CERTIFY THAT THIS PLAN,
SPECIFICATION OR REPORT WAS PREPARED BY
ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.SRISSUE:4200 WEST OLD SHAKOPEE ROAD
SUITE 220
BLOOMINGTON, MINNESOTA 55437
PH: 952.996.9662
FX: 952.996.9663
WWW.SRARCHITECTSINC.COM
C COPYRIGHT BY SPERIDES REINERS
ARCHITECTS, INC - 2015
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BROOKLYN CENTER SELF-STORAGE
6330 CAMDEN AVENUE NORTH
BROOKLYN CENTER, MN 55430
9.29.2015 CITY SUBMITTAL
9.29.2015
R = 60.00
L = 109.22
&+% 6
(
LEGEND
12.)The Property is subject to easements for utilities and drainage as shown on the recorded plat of Regal Road Development
Addition. (See Drawing).
13.)The Property is subject to easement for access purposes, in favor of Crown Brawley, LLC, a Minnesota limited liability
company created in Easement Agreement dated November 25, 1998, filed December 4, 1998, as Document No. 7014874.
(This description calls for a 24 foot wide easement located 23 feet from the property line, yet the reference shows it curveing to
the west and connecting to existing driveway to the west, the curve for this connection is undefined. See Drawing).
14.)The Property is subject to terms and conditions of an Agreement for Maintenance and Inspection of Utility and Storm Drainage
Systems between the City of Brooklyn Center, a Minnesota municipal corporation and Crown Brawley, LLC, a Minnesota
limited liability company and Centres Group Brooklyn Center Limited Partnership, a Florida limited partnership dated November
29, 1998, filed March 23, 1999, as Document No. 7082924. (This document references utilities described in Exhibit B, Exhibit B
refers to Utility Plan B per STS Project No. 2674.01 dated September 1, 1998, which are construction documents which do not
define the accurate location of any easements, and consequently are not defined.)
Amended by Amendment to Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems dated
December 17, 1999, filed December 20, 1999, as Document No. 7231142. (location of easement un-defined, see item 14
above).
15.)The Property is subject to terms and conditions of Declaration of Covenants and Restrictions in favor of Centres Group
Brooklyn Center Limited Partnership, a Florida limited partnership, and Crown Brawley L.L.C, a Minnesota limited liability
company dated April 13, 1999, filed April 30, 1999, as Document No. 7103844. (General in nature, not plottable).
Amended by Amendment to Declaration of Covenants and Restrictions dated December 17, 1999, filed December 20, 1999,
as Document No. 7231144. (General in nature, not plottable).
Amended by Amendment to Declaration of Covenants and Restrictions dated May 18, 2006, filed August 10, 2006, as
Document No. 8843712. (Applies to Lot 2, Block 1, REGAL ROAD DEVELOPMENT SECOND ADDITION).
16.)The Property is subject to easement for storm water drainage purposes, in favor of Crown Brawley, LLC, a Minnesota limited
liability company, and Centres Group Brooklyn Center Limited Partnership, a Florida limited partnership, created in Storm
Water Easement and Maintenance Agreement dated December 21, 1998, filed December 22, 1998, as Document No.
7025098. (This document refers to Drainage Pipes, storm water detention facilities (Drainage Areas) and easements as "...
described in that certian Utility Plan - Plan A, Regal Theatres, Brooklyn Center, Minnesota, prepared by STS Consultants Ltd.
as Project No. 2674.01 dated May 28, 1998 and last revised September 1, 1998, including Crown Drainage Pipes, which
Crown and Centrs agree are the pipe line connecting Said Lot 2 to Catch Basin # 15 as shown on said Utility Plan - Plan A and
a pipeline connecting said Lot 3 to Catch Basin # 1 as shown on said Utility Plan Plan A ...", which are construction documents
and do not define the accurate location of any easements, and consequently are not defined.)
Amended by Amendment to Storm Water Easement and Maintenance Agreement dated December 17, 1999, filed December
20, 1999, as Document No. 7231141.
17.)Terms and conditions of an Easements and Maintenance Agreement between Crown Brawley LLC, a Minnesota limited liability
company, and Speedway Superamerica LLC, a Delaware limited liability company dated October 2, 1998, filed October 6,
1998, as Document No. 6980467. (Does not apply).
Amended by Amendment to Easements and Maintenance Agreement dated October 15, 1999, filed December 20, 1999, as
Document No. 7231145. (Does not apply).
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THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.SRISSUE:4200 WEST OLD SHAKOPEE ROAD
SUITE 220
BLOOMINGTON, MINNESOTA 55437
PH: 952.996.9662
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ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.SRISSUE:4200 WEST OLD SHAKOPEE ROAD
SUITE 220
BLOOMINGTON, MINNESOTA 55437
PH: 952.996.9662
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ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.SRISSUE:4200 WEST OLD SHAKOPEE ROAD
SUITE 220
BLOOMINGTON, MINNESOTA 55437
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ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.SRISSUE:4200 WEST OLD SHAKOPEE ROAD
SUITE 220
BLOOMINGTON, MINNESOTA 55437
PH: 952.996.9662
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ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.SRISSUE:4200 WEST OLD SHAKOPEE ROAD
SUITE 220
BLOOMINGTON, MINNESOTA 55437
PH: 952.996.9662
FX: 952.996.9663
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ME OR UNDER MY DIRECT SUPERVISION AND
THAT I AM A DULY LICENSED ARCHITECT UNDER
THE LAWS OF THE STATE OF MINNESOTA.SRISSUE:4200 WEST OLD SHAKOPEE ROAD
SUITE 220
BLOOMINGTON, MINNESOTA 55437
PH: 952.996.9662
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________________
App. No. 2015-011
PC 10/29/15
Page 1
Planning Commission Report
Meeting Date: October 29, 2015
Application No. 2015-011
Applicant: Gatlin Development Company
Location: Shingle Creek Crossing PUD Project Site
Request: Planned Unit Development – Amendment No. 7
INTRODUCTION
Gatlin Development Company is requesting its seventh planned unit development to the
previously approved Shingle Creek Crossing PUD redevelopment plans. This updated PUD plan
provides for the subdivision or platting of the former Kohl’s Store property into two separate
lots, and includes the planned development of a new multi-tenant commercial building in one of
these two lots.
This matter is being presented as a public hearing item; and notices have been mailed to all
surrounding property owners within 350-feet of the affected site.
The Site and Building Plan application for this new Building X and the proposed Preliminary
Plat of Shingle Creek Crossing 6th Addition are presented under separate applications and public
hearing processes.
BACKGROUND
The original Shingle Creek Crossing PUD was approved on May 23, 2011 (which is considered
the 1st Amendment to the original Brookdale Mall Planned Unit Development of 1999) and
provided for the overall redevelopment of the Brookdale Mall properties. This mall originally
consisted of over 1.1 million square feet of retail space, which was reduced by the demolition of
approximately 760,000 sf. of old mall space, followed by the planned renovation of
approximately 123,242 sf. of the Food Court mall located next to the Sears store; the
development of approximately 402,489 sf. of new retail commercial and restaurant uses; and
approval of the Single Creek day lighting features.
PUD Amendment No. 2 was approved a short time later on September 12, 2011, which provided
for the physical separation of the food court building from the Sears store; the
renovation/conversion of the Food Court’s “common area” into additional retail space, whereby
the net leasable retail area was increased from 123,242 sq. ft. to 150,591 sq. ft.; the removal of
planned Building N between Sears and Wal-Mart; and the addition of a new 6,000 sf.
commercial pad site located at the southeast corner of Xerxes Avenue/56th Avenue entrance.
PUD Amendment No. 3, adopted September 24, 2012, provided for the replatting of certain lots
and revisions to new certain building pad sites (Building D, Building Q, and Building O
restaurant pad site).
• Application Filed: 09/29/15
• Application Deemed Complete: 10/05/15
• Review Period (60-day) Deadline: 11/28/15
• Extended Review Period Deadline: N/A
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PC 10/29/15
Page 2
PUD Amendment No. 4, adopted October 14, 2013, approved the removal and replacement of
the former Brookdale Mall Food Court and replacement plan with ten (10) new retail/service
buildings.
PUD Amendment No. 5 was related to various sign allowances granted throughout the Shingle
Creek Crossing PUD.
The previous PUD Amendment No. 6 was approved on June 9, 2014, and included the following
changes: a) revised layout and sizes of Bldgs. 9 and 10 (former Brookdale Food Court
replacement plans; b) new Buildings R - a 5,400 sq. ft. restaurant pad site; c) new Building T - a
5,500 sq. ft. restaurant pad site; d) revised size and layout of Bldg. B from 8,500 sq. ft. to 6,673
sq. ft.; and e) approval of preliminary/final plat of Shingle Creek Crossing 5th Addition.
PUD AMENDMENT ANALYSIS
Since the inception and approval of this Shingle Creek Crossing PUD (SCC-PUD), the
Developer intended to keep and maintain the existing Kohl’s department store as was originally
designed. Although always part of the original SCC-PUD from 2011, this area and building
have remained untouched or unaffected until this application.
Since the closure of Kohl’s in 2013, the Developer has actively sought new users or tenants to
fill this 75,000 sq. ft. retail commercial space; but unfortunately, there have been only a handful
interested parties seeking to lease or purchase this space. Due to recent and unforeseen water
damage behind the building’s façade. Gatlin is now undertaking corrective actions of repairing
and replacing portions of the outer shell of this building.
City/County records show the 75,000 sf. Kohl’s building was constructed in 1987. At that time,
the required number of parking stalls for a commercial/retail use was calculated at 11 spaces for
the first 2,000 sf. of gross floor area (GFA); plus 5.5 spaces for each additional 1,000 sf. of area.
Based on this standard, the Kohl’s site would have required up to 413 spaces
[Calc.: 2,000 sf. @ 11 sp.; 73,000 sf./1,000 = 73 @ 5.5 = 402 spaces; 11 + 402 = 413 sp.]
According to the recently adopted Single Creek Crossing PUD Plans, the Kohl’s site contains
447 spaces, which is 34 spaces more than needed under the Zoning Ordinance standards (Sect.
35-700). However, since the Kohl’s site is part of the Shingle Creek Crossing PUD, the PUD
Agreement which governs this and the surrounding development sites, allows a reduced parking
ratio for retail/commercial uses of 4.5 spaces per 1,000 sf. of GFA. In this case, the required
spaces for the Kohl’s site was reduced to 338 spaces, which reflects 109 additional spaces.
As part of the proposed subdivision to create two new lots under this PUD Amendment, the
former Kohl’s site will now contain 342 spaces, while the new Building X parcel will consist of
51 spaces. As a result of this change to the PUD and re-allocation of parking on each parcel,
both lots will meet (exceed) the required 4.5 spaces per 1,000 sf. thresholds.
________________
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PC 10/29/15
Page 3
The new 9,400 sf. Building X will provide an opportunity to add complementary and adjacent
commercial or retail uses (either individually or in multi-tenant uses) next to the larger and
planned retail use inside the old Kohl’s building; along with the city’s EDA lot north of Building
X lot, which has been targeted as either a future pharmacy or restaurant use.
The Master Plan – September 2015 as submitted by Gatlin does not indicate or specify any
identifiable building setbacks from lot lines or roadway lines. Utilizing the scaled maps
submitted by Gatlin under the proposed new Building X Site Plan application, staff
approximated the new building setbacks as follows:
85.5-ft. from the northerly line;
62-ft. from the easterly line;
188-ft. from the southerly line; and
12.75-ft. from the westerly line.
Development standards in the C2 (Commerce) District provides the following setbacks:
Front Yard: 35-ft.
Rear Yard: 40-ft.
Side Yard: 10-ft.
Corner Side: 25-ft.
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PC 10/29/15
Page 4
Under the original SCC-PUD Agreement of 2011, a select number of building pad sites were
approved with reduced setbacks, due in part to the dedication of Twin Lake Regional Trail along
Bass Lake Rd./Co. Road 10; and one building affected by the proposed Shingle Creek
daylighting improvements. These setbacks are noted as follows:
A. The setbacks from public right of ways to buildings are reduced from 35 feet to 20 feet for
Lots 7, 8, 9, 12, & 13, Block 1 and 18 feet for Lot 11, Block 1 to offset the dedication of
additional right of way for the Twin Lake Regional Trail.
B. The setbacks from property lines for a side and rear yard setback are reduced from 10 feet to
6 feet for the east and south lot line of Lot 16, Block 1 and from 10 feet to 0 feet for the
south lot line of Lot 3, Block 1.
Normally, on the case of a “corner lot” such as this one, the narrow width or dimension that
abuts a street/access road may be considered the “Front Yard” while the other (longer dimension)
side that abuts the street can be considered the Corner Side Yard setback purposes. By holding
this site to these regular C2 Zone setback standards, one could argue that the building does not
meet the corner side yard setback of 25-feet. Conversely, some could argue that the true “front”
of the building is the east elevation side (facing towards old Kohl’s) - and that the rear setback of
12.75 feet is well under the 40-foot standard.
Some of the Commissioners may recall when Building L was approved inside the Shingle Creek
PUD in 2013, it had a similar situation where the back of the building was designed to sit right
next to the rear sidewalk along the north/south access road. Staff had concerns with this
________________
App. No. 2015-011
PC 10/29/15
Page 5
sidewalk right up against the back of the building, especially with the rear service doors
swinging or opening straight out onto the back sidewalk. Staff recommended the Developer
move the building or shift the building farther into the lot to accommodate a small entry pad or
landing in front of each door, which could then be tied into or connected directly on to the
adjacent walkway.
The Demolition Plans show the removal of the existing sidewalk this area, with plans to replace
the walkway right up next to the new buildings.
City staff recommends the Developer either leave this walkway in place and simply build the
new building in the limits of the current parking lot (as shown in the site photo above); or shift
the easterly lot line slightly to the east; or shift the building away from the sidewalk and install
new access pads or landings for each door entry.
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PC 10/29/15
Page 6
One of the paramount benefits of developing under a PUD is to allow or provide the developer
some flexibility in design standards and development layouts, which in some cases includes
building setbacks. This entire PUD, both existing and planned developed sites, reveals obvious
allowances and flexibility to these setback standards. For all intents and purposes, when the City
accepts or approves a master development plan or amendments thereto, (in this case – Shingle
Creek Crossing Master Plan- September 2015), the planned layouts, along with assumed
setbacks, are essentially approved under the PUD process, and can be extended to the new
buildings comprehended under separate Site and Building Plans.
To ensure that the city recognizes and acknowledges these reduced setbacks on this proposed
building pad site, planning staff is requesting the Planning Commission discuss and provide a
recommendation to allowing these reduced setbacks from the roadway.
FINDINGS & RECOMMENDATION
Similar to those findings Staff indicated and provided under previous considerations of Shingle
Creek Crossing PUD Amendments, the addition of the new lot for Building X, along with the
additional 9,400 sf. of retail/commercial space, can be supported based on the following
findings:
a) The additional buildable lot and maintaining the existing development site of the former
Kohl’s site will promote and enhance the general public welfare of this PUD, as it
maintains and keeps the redevelopment activity of this site intact and ongoing;
b) The additional lot and building site reflects a current need or benefit to the overall
Shingle Creek Crossing PUD Plan as requested by the Developer,
c) The additional lot and future building site, along with the acknowledgement by the City
that both lots will meet the required parking standards established by the Shingle Creek
Crossing PUD Agreement, will not be detrimental or pose any threat or danger to the
public.
d) The additional lot and future building site will not be injurious to the use and enjoyment
of other uses in this Shingle Creek Crossing PUD;
e) The additional lot and future building site will not impede the normal orderly
development and proposed improvements of this Shingle Creek Crossing PUD; and
f) Even with the additional lot and future building site, the overall Shingle Creek Crossing
PUD site will have adequate measures in place to maintain and provide suitable access
and parking to the site.
g) The proposed layout of all new development lots and all new buildings, including
reduced setbacks and any other related flexibility or reductions identified on said Shingle
Creek Crossing Master Plan –September 2015, are hereby acceptable and approved.
Staff recommends the Planning Commission adopt the attached Resolution No. 2015-10, which
comprehends the approval of Planning Application No. 2015-011, the Planned Unit
________________
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PC 10/29/15
Page 7
Development (PUD) Amendment to allow a change to the original 2011 Shingle Creek Crossing
Planned Unit Development (and all subsequent amendments), subject to the following conditions
and allowances:
1. Developer is allowed to amend the 2011 Shingle Creek Crossing Planned Unit
Development by replatting the former Kohl’s site, located at 2501 County Road 10, into
the proposed Shingle Creek Crossing 6th Addition, which will create two separate lots for
the former Kohl’s building site and proposed Building X pad site.
2. No other allowances as illustrated or indicated on the submitted “Shingle Creek Crossing
Master Plan – September 2015 (and recognized as the Shingle Creek Crossing Planned
Unit Development Amendment No. 7) shall be comprehended or permitted under this
specific approval.
3. Developer should revise the site plan to eliminate the need for the rear service doors to
swing-out or open directly onto this walkway area.
4. Developer must obtain a building permit and adhere to all requirements prior to
beginning any removals, demolition, land disturbance work, or new construction of
parking, utilities or buildings.
5. Unless amended otherwise or under separate agreement, all existing provisions, standards
and variations provided under the 2011 Shingle Creek Crossing PUD and subsequent
amendments, shall remain in effect for the entire Shingle Creek Crossing Planned Unit
Development.
6. Any future PUD amendments or application requests will require the submittal and
adoption (acceptance) of an updated master plan, which plan shall govern the planned
and future redevelopment areas of this site.
Attachments
• Planning Commission Res. No. 2015-12
• Shingle Creek Crossing Master Plan (September 2015
• Shingle Creek Crossing Planned Unit Development Plans (September 2015)
Commissioner introduced the following resolution and moved its adoption:
PLANNING COMMISSION RESOLUTION NO. 2015-12
RESOLUTION REGARDING THE DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2015-011 SUBMITTED BY GATLIN
DEVELOPMENT COMPANY FOR A PLANNED UNIT DEVELOPMENT
AMENDMENT (No. 7) TO THE 2011 SHINGLE CREEK CROSSING
PLANNED UNIT DEVELOPMENT
WHEREAS, the City Council of Brooklyn Center adopted Resolution No. 2011-85,
dated June 13, 2011, which is considered the first amendment to the previously approved 1999
Brookdale Mall Planned Unit Development, whereby this amendment approved the establishment
of the new Shingle Creek Crossing Planned Unit Development, and which included an approved
Development/Master Plan and certain allowances and development standards that would govern
over the PUD; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2011-127,
dated September 12, 2011, which approved the first amendment to the original Shingle Creek
Crossing Planned Unit Development, and which included an updated Development/Master Plan
and provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2012-106,
dated August 13, 2012, which approved the second amendment to the Shingle Creek Crossing
Planned Unit Development, and which included an updated Development/Master Plan and
provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2012-129,
dated September 24, 2012, which approved the third amendment to the Shingle Creek Crossing
Planned Unit Development, and which included an updated Development/Master Plan and
provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2013-124,
dated October 14, 2013, which approved the fourth amendment to the Shingle Creek Crossing
Planned Unit Development, and which included an updated Development/Master Plan and
provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2013-72,
dated July 8, 2013, which approved the fifth amendment to the Shingle Creek Crossing Planned
Unit Development, and which included an updated Development/Master Plan and provided
additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2014-75,
dated June 9, 2014, which approved the sixth amendment to the Shingle Creek Crossing Planned
Unit Development, and which included an updated Development/Master Plan and provided
additional allowances and development standards; and
PC RESOLUTION NO. 2015-12
WHEREAS, Gatlin Development Company submitted Planning Application No.
2015-011, which is considered the seventh amendment to the Shingle Creek Crossing Planned
Unit Development, by allowing certain changes to the approved 2011 Shingle Creek Crossing
Planned Unit Development; and
WHEREAS, the proposal comprehends additional adjustments not approved under
the 2011 Shingle Creek Crossing Planned Unit Development and the related 2011 PUD
Agreement, specifically the proposed amendments to be comprehended under this application
include an updated PUD plan that provides for the subdivision or platting of the former Kohl’s
store property (located at 2510 County Road 10) into two separate lots, and includes the planned
development of a new multi-tenant commercial building in one of these two lots; and allows for
certain setback allowances for the new building; and
WHEREAS, the Planning Commission held a duly called public hearing on May
29, 2014, whereby a staff report and public testimony regarding the Planned Unit Development
Amendments were received and considered by the Planning Commission; the Planning
Commission considered the Planned Unit Development Amendment request in light of all
testimony received, including the guidelines for evaluating such amendments as contained in
Section 35-355 of the City’s Zoning Ordinance and the City’s Comprehensive Plan; and
WHEREAS, the Planning Commission held a duly called public hearing on
October 29, 2015, whereby a staff report and public testimony regarding the Planned Unit
Development Amendment were received and considered by the Planning Commission; and the
Planning Commission gave proper consideration of this Planned Unit Development Amendment
request by utilizing the guidelines for evaluating such amendments as contained in Section 35-
355 of the City's Zoning Ordinance and the City's Comprehensive Plan; and
WHEREAS; in light of all testimony received, the Planning Advisory
Commission of the City of Brooklyn Center did determine that Planning Application No. 2015-
011, submitted by Gatlin Development Company, may be approved based upon the following
considerations:
a) The additional buildable lot and maintaining the existing development site
of the former Kohl’s site will promote and enhance the general public
welfare of this PUD, as it maintains and keeps the redevelopment activity
of this site intact and ongoing;
b) The additional lot and building site reflects a current need or benefit to the
overall Shingle Creek Crossing PUD Plan as requested by the Developer,
c) The additional lot and future building site, along with the
PC RESOLUTION NO. 2015-12
acknowledgement by the City that both lots will meet the required parking
standards established by the Shingle Creek Crossing PUD Agreement, will
not be detrimental or pose any threat or danger to the public.
d) The additional lot and future building site will not be injurious to the use
and enjoyment of other uses in this Shingle Creek Crossing PUD;
e) The additional lot and future building site will not impede the normal
orderly development and proposed improvements of this Shingle Creek
Crossing PUD; and
f) Even with the additional lot and future building site, the overall Shingle
Creek Crossing PUD site will have adequate measures in place to maintain
and provide suitable access and parking to the site.
g) The proposed layout of all new development lots and all new buildings,
including reduced setbacks and any other related flexibility or reductions
identified on said Shingle Creek Crossing Master Plan –September 2015,
are hereby acceptable and approved.
AND WHEREAS, the Planning Advisory Commission of the City of Brooklyn
Center did determine that the guidelines for evaluating Planned Unit Development Amendment, as
contained in Section 35-355 of the City’s Zoning Ordinance, have been met, and the proposal is
therefore, in the best interest of the community.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Brooklyn Center, Minnesota, that Planning Application No. 2015-011 submitted by Gatlin
Development Company, requesting approval of a seventh amendment to the Shingle Creek
Crossing Planned Unit Development, is approved subject to the following conditions:
1. Developer is allowed to amend the 2011 Shingle Creek Crossing Planned
Unit Development by replatting the former Kohl’s site, located at 2501
County Road 10, into the proposed Shingle Creek Crossing 6th Addition,
which will create two separate lots for the former Kohl’s building site and
proposed Building X pad site.
2. No other allowances as illustrated or indicated on the submitted “Shingle
Creek Crossing Master Plan – September 2015 (and recognized as the
Shingle Creek Crossing Planned Unit Development Amendment No. 7)
shall be comprehended or permitted under this specific approval.
PC RESOLUTION NO. 2015-12
3. Developer should revise the site plan to eliminate the need for the rear
service doors to swing-out or open directly onto this walkway area.
4. Developer must obtain a building permit and adhere to all requirements
prior to beginning any removals, demolition, land disturbance work, or
new construction of parking, utilities or buildings.
5. Unless amended otherwise or under separate agreement, all existing
provisions, standards and variations provided under the 2011 Shingle
Creek Crossing PUD and subsequent amendments, shall remain in effect
for the entire Shingle Creek Crossing Planned Unit Development.
6. Any future PUD amendments or application requests will require the
submittal and adoption (acceptance) of an updated master plan, which plan
shall govern the planned and future redevelopment areas of this site.
October 29, 2015
Date Mayor
ATTEST:
City Clerk
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.
M E M O R A N D U M
DATE: October 22, 2015
TO: Tim Benetti, Planning and Zoning Specialist
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Public Works - PUD Amendment No. 7, Site Plan and Preliminary Plat Review
Memo – Shingle Creek Crossing – Building X
Public Works staff has reviewed the 12 sheet set of plans entitled Shingle Creek Crossing PUD
Amendment 7, Preliminary Plat - Single Creek Crossing 6th Addition, and Site Improvement Plans
Building X which were prepared by Kimley-Horn and Associates, Inc.; dated September 29, 2015.
PUD Amendment 7 applies only to Kohl’s and Building X sites. The major effects of the proposed
revisions as part of PUD Amendment 7 over the currently approved PUD Amendment No. 6 are as
follows:
• Subdivide Kohl’s lot.
• Added Building X and modified site layout.
The following comments are offered relative to the above-referenced submittals. They are
contingent upon preliminary and final plat approval, final site plans and land alteration/building
permit submittals and approval.
PUD Items - Shingle Creek Crossing PUD Amendment 7:
1. See the following comments.
Preliminary Plat – Shingle Creek Crossing 6th Addition:
2. This preliminary plan review is being performed under the premise that the re-platting is
being requested for the sole purpose of revising the property lines as depicted in the
attached drawing. It is assumed that all prior approval elements pertaining to the applicable
PUD and amendments, preliminary and final plats, plan reviews and building/land
alteration permits are to remain consistent with those approvals and remained unchanged
with the exception of the aforementioned property lines. Under this premise, the proposed
property line revisions appear to pose no negative impacts to the development and are
consistent with City requirements. The only known impacts of the revisions pertain to the
shifting of parking designation ratios, which minimums are met.
3. All recommendations and requirements approved as part of previous actions pertaining to
all prior PUD/PUD amendment approvals, Preliminary Plan approvals and Final Plat
approvals relative to this development and/or portions thereof are withstanding and must
be incorporated into the final plans.
4. The following comments are contingent upon final plat approval, final site plan and land
alteration/building permit submittal and approval for PUD Amendment 7 of the Shingle
Creek Crossing Development.
5. An updated certified abstract of title or registered property report must be provided to the
City Engineer and City Attorney for review at the time of the preliminary plat application
(within 30 days of preliminary plat application). Additionally, this will need to stay current
and be updated through the approval process as required to maintain and be current within
PUD Amendment No. 7 Plan Review –Shingle Creek Page 2
October 22, 2015
30 days of release of the final plat.
6. The applicant is responsible for coordinating site development plans with Xcel Energy,
CenterPoint Energy, Qwest Communications and other private utility companies. Any
further easements necessary to provide utility service to the proposed site development
shall be dedicated to the public for public use with the final plat.
7. Upon project completion the applicant must submit an as-built survey of the property,
improvements, and utility service lines and structures; and provide certified record
drawings of all project plan sheets depicting any associated private and/or public
improvements, revisions and adjustments prior to issuance of the certificate of occupancy.
The as-built survey must also verify that all property corners have been established and are
in place at the completion of the project as determined and directed by the City Engineer.
8. Inspection for the private site improvements must be performed by the developer’s
design/project engineer. Upon project completion the design/project engineer must
formally certify through a letter that the project was built in conformance with the
approved plans and under the design/project engineer’s immediate and direct supervision.
The designer/project 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).
9. Rededicating and terminating certain easements are required as part of the required
replatting. Formal vacation documents are required and must contain easement vacation
descriptions and depiction exhibits signed by a professional surveyor. A separate
application is required for the easement vacation actions.
10. No portion of building or appurtenant structures may encroach on the City drainage and
utility easement.
Site Improvement Plans – Building X:
11. See redline plan sheets for additional plan comments.
12. Plans must provide 1” abstraction from all impervious surface for the entire site (1.3 acres
impervious area per plan sheet 6020) to meet Shingle Creek Watershed Commission rules.
Update plans and stormwater narrative as necessary. Provide design calculations.
13. Existing stormwater facility must be able to be accessible and maintained. Suggested
consideration should be given to replacing the existing facility.
14. Building X rear doors open directly on to sidewalk. Revise sidewalk to provide clear zone
with safety factor.
15. A utility facilities easement agreement is required that will provide the City perpetual
accessibility to all private utilities and storm drainage areas to inspect and enforce proper
utility service and maintenance for the entire site. This easement agreement also includes
private inspection, maintenance and reporting responsibilities, and must be executed prior
to issuance of building and land alteration permits.
16. A drainage and utility easement encompassing all storm water treatment facilities must be
dedicated on the plat.
General Items:
17. All work performed and materials used for construction of utilities must conform to the
City of Brooklyn Center’s standard specifications and details. The City’s standard details
must be included in the plans.
18. The final plans must be certified by a licensed engineer in the State of Minnesota and
forwarded to the City Engineer for approval.
PUD Amendment No. 7 Plan Review –Shingle Creek Page 3
October 22, 2015
Agreements:
19. A Performance Agreement is required that includes all conditions of the project approval,
subject to the final site plan approval by the City Engineer.
Anticipated Permitting:
20. A City of Brooklyn Center land disturbance permit is required.
21. A City of Brooklyn Center building permit is required.
22. A City of Brooklyn Center water and sewer permit is required.
23. An MPCA NPDES permit is required.
24. An MPCA sanitary sewer permit may be required.
25. A MN Department of Health water main extension permit may be required.
26. Other permits not listed may be required and are the responsibility of the developer to
obtain as warranted.
Prior to issuance of a Land Alteration and Building Permit:
27. Submit recorded copies of all required agreements.
28. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
29. 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. The final plan must
comply with the approved preliminary plan.
30. A letter of credit or cash escrow shall be deposited with the City in the amount of 100% of
the estimated cost in the amount estimated by the developer and determined by the City to
comply with land alteration requirement, site improvement, and restoration of the site. The
City may incrementally reduce the amount of the surety if work is completed and accepted.
31. A Construction Management Plan and Agreement is required that addresses general
construction activities and management provisions, traffic control provisions, haul routes,
emergency management provisions, storm water pollution prevention plan provisions, tree
protection provisions, general public welfare and safety provisions, definition of
responsibility provisions, temporary parking provisions, overall site condition provisions,
and non-compliance provisions. The plan must be in a City approved format and must
outline minimum site management practices and penalties for non-compliance. A $2,500
cash deposit is required as part of the non-compliance provision. Through this document,
the developer and property owner will acknowledge:
a) The property will be brought into compliance within 24 hours of
notification of a violation of the construction management plan, other
conditions of approval or City code standards.
b) If compliance is not achieved, the City will use any or all of the escrow
dollars to correct any deficiency and/or issue.
32. 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 PUD amendment and 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
PUD Amendment No. 7 Plan Review –Shingle Creek Page 4
October 22, 2015
approval of the final site plans.
PYLON SIGN
EXISTING FILTRATION
AREA (TYP.)
EXISTING
APPLEBEE’S
SHINGLE CREEK CROSSING
BROOKLYN CENTER, MN
MASTER PLAN
SEPTEMBER 2015
EXISTING SHINGLE
CREEK BOX CULVERT
EXISTING SHINGLE
CREEK REGIONAL TRAIL
EXISTING DAYLIGHTED
SHINGLE CREEK
TRAIL CONNECTION
TO EXISTING BRIDGE
PYLON SIGN
FREEWAY PYLON SIGN
FREEWAY PYLON SIGN
MONUMENT SIGN
MONUMENT SIGN
101 South Main Street
Dickson, Tennessee 37055
Tel: 615-446-7104
Fax: 615-446-7105
PYLON SIGN
DIRECTIONAL
SIGN
55TH AVENUE N
56TH
A
V
E
N
U
E
N
NO
R
T
H
W
A
Y
D
R
I
V
E
SH
I
N
G
L
E
C
R
E
E
K
P
K
W
Y
.
MONUMENT SIGN
0 60 120 240 FT n
CC
CC
CC
CC
CC
CC
CC
CC
EXISTING
KOHL'S
K
EXISTINGSTORMWATER
S T O R M W A T E R
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALLRETAIL
SMALLRETAIL
EXISTINGAPPLEBEE'S
6,000sf
Q
EXISTINGSIGNAL
EXISTING
SIGNAL EXISTINGSIGNAL
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf
LOT 1,
BLOCK 1
LOT 10,
BLOCK 1
LOT 1,
BLOCK 1
LOT 14,
BLOCK 1 LOT 15,
BLOCK 1
LOT 2,
BLOCK 1
LOT 1,
BLOCK 1
LOT 2,
BLOCK 1
LOT 5,
BLOCK 1
LOT 4,
BLOCK 1
LOT 3,
BLOCK 1
LOT 2,
BLOCK 1
LOT 1,
BLOCK 1
LOT 2,
BLOCK 1LOT 3,
BLOCK 1
LOT 4,
BLOCK 1
LOT 5,
BLOCK 1
LOT 6,
BLOCK 1 LOT 1,
BLOCK 2 LOT 3,
BLOCK 2
LOT 2,
BLOCK 2
PROPERTY
LINE
METRO TRANSIT STATION
EXISTING FULL
ACCESS TRAFFIC
SIGNAL
EXISTINGPRIVATE
1 0'D R A I N A G E &
U T I L I T Y E A S E M E N T40'B U I L D I N G S E T B A C K
SHINGLE CREEK
DAYLIGHTING
(EXISTING)
20' D & U
EASEMENT
57' DRAINAGE
& UTILITY
EASEMENT
30' D & U
EASEMENT
30' D & U
EASEMENT
20' BUILDING
SETBACK
10' D & U EASEMENT
TRAIL EASEMENT
(WIDTH VARIES)
T R A I L E A S E M E N T
(W I D T H V A R I E S )
45' NSP
EASEMENT
EXISTING FULL
ACCESS
TRAFFIC SIGNAL
EXISTING
TRAFFIC
SIGNAL
OUTLOT A
EXISTING SIDEWALK EXISTING SIDEWALK EXISTING SIDEWALK
EXISTINGSIDEWALK
EXISTING
FULL
ACCESS
20' D & U EASEMENT
P R O P E R T Y L I N E (T Y P .)
35' BUILDING
SETBACK
10' D & U
EASEMENT
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
COUNTY RD NO 10 / BASS LAKE RD
20' BUILDING SETBACK
1 0 'D &U E A S E M E N T
DRIVE-THRU
PHARAMCY
DRIVE-THRU
DRAINAGE &
UTILITY EASEMENT
(WIDTH VARIES)
PUD
BOUNDARY
(TYP.)
15' BUILDING
SETBACK 34'
D
&
U
E
A
S
E
M
E
N
T
M MMM
M
M
P
P P
FP
FP
N E W S E A R S
E N T R A N C E
10' D & U
EASEMENT
BOX
CULVERTS
EXISTING
FULL
ACCESS
EXISTING
PUD BOUNDARY (TYP.)
35' D & U
EASEMENT
PHASE I
IMPROVEMENTS
(TYP.)
DRIVE-THRU
EXISTING
APPLEBEES
M
BUILDING
5
BUILDING
4
BUILDING
3
BUILDING
2
BUILDING
1
BUILDING
6
BUILDING
9
BUILDING
10
BUILDING
7
BUILDING
8
LOT 1,
BLOCK 1
BUILDING DESIGNATION SCC ADDITION NO.LOT AREA BUILDING PARKING PROVIDEDRATIO
EXISTING WALMART 1 LOT 1, BLOCK 1 18.05 ACRES 181,943 SQ. FT.889 SPACES 4.89
EXISTING KOHL'S 7 LOT 2, BLOCK 1 5.35 ACRES 75,000 SQ. FT.342 SPACES 4.56
EXISTING APPLEBEES 1 LOT 4, BLOCK 1 0.87 ACRES 4,869 SQ. FT.53 SPACES 10.89
1,2,3,4,5 5 LOT 1, BLOCK 1 7.63 ACRES 79,508 SQ. FT.381 SPACES 4.79
10 5 LOT 2, BLOCK 1 0.93 ACRES 6,000 SQ. FT.33 SPACES 5.50
9 5 LOT 5, BLOCK 1 1.42 ACRES 13,332 SQ. FT.61 SPACES 4.58
6,7,8 5 LOT 6, BLOCK 1 2.07 ACRES 12,141 SQ. FT.60 SPACES 4.94
A 4 LOT 1, BLOCK 1 0.70 ACRES 7,322 SQ. FT.36 SPACES 4.92
B 4 LOT 2, BLOCK 1 1.45 ACRES 6,673 SQ. FT.32 SPACES 4.80
C 3 LOT 4, BLOCK 1 0.85 ACRES 2,488 SQ. FT.27 SPACES 10.85
D 2 LOT 1, BLOCK 1 0.98 ACRES 11,200 SQ. FT.50 SPACES 4.5
E 2 LOT 2, BLOCK 1 0.92 ACRES 4,800 SQ. FT.48 SPACES 10.00
F 1 LOT 1, BLOCK 2 1.19 ACRES 14,000 SQ. FT.63 SPACES 4.50
G 1 LOT 11, BLOCK 1 1.44 ACRES 8,420 SQ. FT.56 SPACES 6.65
H 3 LOT 5, BLOCK 1 1.25 ACRES 11,200 SQ. FT.55 SPACES 4.91
J 3 LOT 3, BLOCK 1 3.09 ACRES 38,000 SQ. FT.187 SPACES 4.92
K 1 LOT 10, BLOCK 1 1.19 ACRES 9,500 SQ. FT.45 SPACES 4.74
L 1 LOT 14, BLOCK 1 1.19 ACRES 11,200 SQ. FT.59 SPACES 5.27
M 1 LOT 15, BLOCK 1 1.16 ACRES 7,500 SQ. FT.80 SPACES 10.67
N 2 LOT 1, BLOCK 2 2.93 ACRES 20,500 SQ. FT.93 SPACES 4.54
O 2 LOT 2, BLOCK 2 0.75 ACRES 7,500 SQ. FT.41 SPACES 5.47
Q 2 LOT 3, BLOCK 2 1.90 ACRES 6,000 SQ. FT.66 SPACES 11.00
R 5 LOT 4, BLOCK 1 1.03 ACRES 5,400 SQ. FT.56 SPACES 10.37
S 2 LOT 1, BLOCK 2 -7,400 SQ. FT.34 SPACES 4.59
T 5 LOT 3, BLOCK 1 1.54 ACRES 5,500 SQ. FT.55 SPACES 10.00
X 7 LOT 1, BLOCK 1 1.48 ACRES 9,400 SQ. FT.51 SPACES 5.43
TOTAL 61.36 ACRES 566,796 SQ. FT.2953 SPACES 5.21
OVERALL SITE DATA TABLE
SIGN LEGEND:
NORTH
SCALE FEET
0 100 200
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
SITE
PLAN
EXHIBIT
SH
EET
1
OF
11
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
01
SYMBOL LEGEND:
FPPM
P U D B O U N D A R Y
E X I S T I N G S E A R S
E X I S T I N G
W A L M A R T
EXISTINGAPPLEBEES
FORMER KOHL'S
PUD BOUNDARY
COUNTY RD NO 10 BASS LAKE ROAD
C
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
A V E N
NOR
COUNTY RD NO 10 BASS LAKE ROAD
XERXESAVENORTH
COUNTY RD NO 10 BASS LAKE ROAD
K
EXISTINGSTORMWATER
S T O R M W A T E R
H F
14,000sf
K
H
M
O
S
L
Q
EXISTINGSIGNAL
EXISTINGSIGNAL EXISTINGSIGNAL
N
A
E
G
J
C 11,200sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
X
9,400sf
SEARS PROPERTY:
NOT A PART OF THIS
PROJECT
PHASING HATCH LEGEND:
NORTH
SCALE FEET
0 100 200
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
PH
ASING
EXHIBIT
SH
EET
2
OF
11
02
K
EXISTINGSTORMWATER
S T O R M W A T E R
H
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf
FFE: 850.75
FFE: 853.00
FFE: 853.00
FFE: 853.00FFE: 853.00
FFE: 852.67
FFE: 852.60
FFE: 851.00
FFE: 853.00
FFE: 853.00
FFE: 853.00
FFE: 853.00
FFE: 855.50
FFE: 849.90
FFE: 850.50
FFE: 846.75
FFE: 847.75
FFE: 847.50FFE: 850.25
FFE: 853.00
FFE: 851.00
FFE: 853.00
NORTH
SCALE FEET
0 100 200
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
PUD
AMEN
DMENT
7
CONCEPTUAL
PLANS
PROPOSED
GRADING
EXHIBIT
SHEET
4
OF
11
03
LEGEND
K
EXISTINGSTORMWATER
S T O R M W A T E R
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf
FFE: 850.50
FFE: 846.75
FFE: 847.75
FFE: 847.50FFE: 850.25
FFE: 846.00
NORTH
SCALE FEET
0 100 200
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
PUD
AMEN
DMENT
7
CONCEPTUAL
PLANS
PROPOSED
GRADING
EXHIBIT
SHEET
4
OF
11
04
LEGEND
EXISTINGKOHL'S
K
EXISTINGSTORMWATER
S T O R M W A T E R
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALLRETAIL
SMALLRETAIL
EXISTINGAPPLEBEE'S
6,000sf
Q
EXISTINGSIGNAL
EXISTINGSIGNAL EXISTINGSIGNAL
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf15"
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
U
E
NORTH
56THAVE.N
COU NTY ROAD NO.10
15"
15"
E 3 6 "
E 1 2 "E 2 4 "
E 2 4 "
E 1 2 "
E10"
12"
E 1 2 "E 2 4 "
E 2 4 "
E 1 2 "
E24"
PRIVATE
DUAL
EXISTING
E21"
E 4 2 "E51"E42"
E 2 4 "
E 1 2 "
E12"
EXISTING
SEDIMENT
TRAP
DAY-LIGHTED
SHINGLE CREEK
T O E X I S T I N G
R E G I O N A L P O N D S
E18"
E 4 2 "
E 2 4 "
E15"
E15"E24"
E
2
4"E24"
15"
E23"x36"E15"E 2 4 "
E 2 4 "
E 4 8 "
E 4 8 "
E48"
E23"X36"E 3 0 "
E
1
2
"
2x15"
E15"
E15"E 4 8 "
E12"
E 1 8 "
E 4 8 "
E15"
E15"E36"
E36"
CULVERT
E15"
E15"
E18"
E15"
E18"
E18"
2'x4' BOX
CULVERT
EXISTING
STORMCEPTOR
EXISTING
STORMCEPTOR
EXISTING
STORMCEPTOR
EXISTING
STORMCEPTOR
1 8 "
E 1 5 "
E 4 8 "
E 1 8 "E 2 4 "
E18"
12'
x
12'
B
O
X
CUL
VERT
E15"
E 3 6 "E24"
E15"
E 4 8 "
E48"
E48"
E 1 5 "
E 2 4 "
E 4 2 "
E15"
E36"
E48"
E 1 5 "
E 2 4 "
1 5 "
E 3 6"
E 4 2 "
E 1 5 "
E15"
E18"
E 3 0 "
E 1 5 "
E 4 2 "
E 4 2 "
E 4 2 "E 1 8 "
E42"
2 4 "
E 1 8 "
E 1 8 "
E15"
E 1 8 "
E18"
E 1 8 "
E10"
E 1 0 "
E 1 0 "
E 1 0 "
E18"E 1 8 "
E18"
E8"
E15X24"
E12"
E15"
E15"E15"
E18"
E15"
E12"
12"
12"
E 1 2 "
EXISTING PRIVATE STORM SEWER
PROPOSED PRIVATE STORM SEWER
EXISTING X-INCH STORM SEWER
PROPOSED X-INCH STORM SEWER
PROPERTY LINE
WATER FEATURE/STORMWATER
TREATMENT AREA
X"
EX"
PUD
AMENDEMENT
7
CONCEPTUAL
PLANS
STORM
SEWER
EXHIBIT
SHEET
5
OF
11
NORTH
SCALE FEET
0 100 200
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
05
LEGEND
*ON-SITE STORM SEWER IS PRIVATE UNLESS NOTED OTHERWISE
K
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALLRETAIL
SMALLRETAIL
6,000sf
Q
EXISTINGSIGNAL
EXISTINGSIGNAL EXISTINGSIGNAL
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf
COU NTY ROAD N O.10 /BASS LAKE ROAD
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
U
E
NORTH
56THAVE.N
E3"DOMESTIC
E8"FIRE
E10"
E12"
E 1 0 "
EXISTING
16" PUBLIC
WATERMAIN
E10"
E10"
6 "
8 "E6"
E10"
E 1 0 "
E10"
E 1 0 "
E 1 2 "E 6 "
E8"
S T A T E H I G H W A Y N O .1 0 0
EFH
EFH
EFH
EFH
EFH
EFH
EFH
EFH
EFHEFH
EFH
EFH
EFH
EFHE6"
E 1 0 "
E 1 0 "
E10"
E 1 0 "
E6"E 8 "
E
8
"
EFH
EFH
E6"
E6"E6"
E6"
E6"
E6"
E6"
E6"
P U D B O U N DAR Y
E6"
6"
EXISTING PUBLIC WATERMAIN
E6"
FORMER
KOHL'S
PUD BOUNDARY
E X I S T I N G S E A R S
EXISTINGAPPLEBEES
6 "
E 8 "
E 8 "
FH
E6"
EFH
E6"
E6"E 8 "
EFH
E6"
E10"
E 1 0 "
E 1 0 "
E6"
E6"
E 8 "
EFH
E6"
E 8 "
E 8 "
E 8 "
E6"
6"
6"
LEGEND
EX"
X"
EFH
FH
NORTH
SCALE FEET
0 100 200
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
06
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
WATER
UTILITY
EXHIBIT
SHEET
6
OF
11
*ALL WATER LINE AND STRUCTURES ARE PRIVATE UNLESS NOTED OTHERWISE
4"PRIVATEFORCEMAIN
K
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALLRETAIL
SMALL
RETAIL
6,000sf
Q
EXISTING
SIGNAL
EXISTINGSIGNAL EXISTINGSIGNAL
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf
COUNTY ROAD NO.10
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
U
E
NORTH
56THAVE.N
FORMER
KOHL'S
PUD BOUNDARY
E X I S T I N G S E A R S
EXISTINGAPPLEBEES
S T A T E H I G H W A Y N O .1 0 0
E 8 "
E 1 2 "
E 1 8 "
EXISTING LIFT
STATION
E 2 7 "
E27"
E24"
E
2
7
"
E 27"
E8"
E8"
E18"
E 6 "
E 8 "
E 6 "
6"
30' D & U
EASEMENT
20' D & U
EASEMENT
E 6 "
PRIVATE
LIFT STATION
PUBLIC
SEWER
P U B L I C S E W E R
P
U
B
L
I
C
S
E
W
E
R
P U B LIC S E W E R
E8"
E 8 "
E8"E6"E6"
E8"
4" FORCEMAIN
35' D & U
EASEMENT
E 8 "
E 8 "
E 8 "
PUBLIC
P
U
BLIC
PUBLIC
P U B L I C
E 6 "
6 "
6 "6 "
6 "
E6"
E6"E6"E8"
E8"
6"
E8"
E 8 "
LEGEND
EX"
X"
NORTH
SCALE FEET
0 100 200
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
07
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
SANITARY
SEWER
EXHIBIT
SHEET
7
OF
11
*ALL SANITARY SEWER AND STRUCTURES ARE PRIVATE UNLESS NOTED OTHERWISE
COUNTY RD NO 10 BASS LAKE ROAD
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
NORT
COUNTY RD NO 10 BASS LAKE ROAD
XERXESAVENORTH
COUNTY RD NO 10 BASS LAKE ROAD
K
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALLRETAIL
SMALLRETAIL
6,000sf
Q
EXISTINGSIGNAL
EXISTINGSIGNAL EXISTINGSIGNAL
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf
PUD BOUNDARY
1 FC
3 FC
5 FC (FOOT CANDLES)
LIGHT POLE &
FIXTURES
Luminaire Schedule
Symbol Arrangement Description LLF Lumens/Lamp Arr. Lum. Lumens Arr. Watts
D180 GFR-540-1000-PSMV-F 39' POLE 3' BASE 0.750 120000 173304 2160
ROTATED 2 IN 90 GFR-540-1000-PSMV-F-3HSS 39' POLE 3' BASE 0.750 120000 94478 2160
SINGLE GFR-2-1000-PSMV-F-3HSS 39' POLE 3' BASE 0.750 120000 45676 1080
3 @ 90 DEGREES GFR-540-1000-PSMV-F 39' POLE 3' BASE 0.750 120000 259956 3240
SINGLE GB-5-100-CMH-F 16' POLE 0.790 9000 5766 129
SINGLE GFR-540-1000-PSMV-F 39' POLE 3' BASE 0.750 120000 86652 1080
EXISTING LIGHT
TO REMAIN
EXISTING LIGHT
EXISTING LIGHT
EXISTING LIGHT
EXISTING LIGHT
NORTH
SCALE FEET
0 100 200
PHOTOMETRIC NOTES:
A.CAST IN PLACE CONCRETE BASES WILL BE USED FOR
LIGHT POLE BASE FOUNDATIONS.
POLE BASE DESIGNS SHALL BE PROVIDED AT
ENGINEERING PERMITTING STAGE.
B.REFER TO ARCH. PLANS FOR SITE LIGHTING
ELECTRICAL PLAN.
C.LIGHT FIXTURES SHALL BE METAL HALIDE.
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
LIGHTING
EXHIBIT
SHEET
8
OF
11
SHINGLE
CREEK
CROSSING
BROOKLYN
CENTER,
MN
08
NOTE:
EXISTING LIGHTS REFLECT CONSTRUCTED IMPROVEMENTS AT THE END
OF PHASE I. ALL PHASE II LIGHTS ARE SHOWN PROPOSED.
COUNTY RD NO 10 BASS LAKE ROAD
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
A V E N
COUNTY RD NO 10 BASS LAKE ROAD
XERXESAVENORTH
CC
CC
CC
CC
CC
CC
CC
CC
COUNTY RD NO 10 BASS LAKE ROAD
EXISTING
KOHL'S
K
EXISTINGSTORMWATER
S T O R M W A T E R
H F
14,000sf
K
H
M
O
S
L
Q
N
A
E
G
J
C
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
X
9,400sf
PUD BOUNDARY (TYP.)
PUD BOUNDARY (TYP.)
KV
QTY
PRELIMINARY PLANT SCHEDULE
COMMON NAME
-
SIZE
2" CAL.
ROOT
B & B
QUAKING ASPEN
-
-
-
#20 CONT.
6' HT
SWAMP WHITE OAK
BLACK HILLS SPRUCE
SYMBOL
VIBURNUM
COMMON HACKBERRY
BIRCH (SINGLE STEM & CLUMP)
RED PINE
DWARF BUSH HONEYSUCKLE
OVERSTORY
DECIDUOUS
EVERGREEN
SHRUB/ PERENNIAL
MASSING
B & B
DOGWOOD
#3 CONT.
#1 CONT.
BLACK-EYED SUSAN
ORNAMENTAL
DECIDUOUS
NEW HORIZON ELM
KARL FOERSTER
DAYLILY
AUTUMN BLAZE MAPLE
IVORY SILK LILAC
CRABAPPLE
LILAC
SPIREA
KOBOLD LIATRIS
2.5" CAL.B & B
2.5" CAL.B & B
2.5" CAL.B & B
#20 CONT.
#20 CONT.
#20 CONT.
6' HT B & B
#3 CONT.
#3 CONT.
#3 CONT.
#3 CONT.
#1 CONT.
#1 CONT.
#1 CONT.
JUNIPER 6' HT B & B
SKYLINE HONEYLOCUST 2.5" CAL.B & B
EVERGREEN
QTY
PRELIMINARY PLANT SCHEDULE
COMMON NAME
21
SIZE
2" CAL.
ROOT
B & B
QUAKING ASPEN
3
3
2,510
SF
#20 CONT.
6' HT
SWAMP WHITE OAK
BLACK HILLS SPRUCE
SYMBOL
VIBURNUM
COMMON HACKBERRY
BIRCH (SINGLE STEM & CLUMP)
RED PINE
DWARF BUSH HONEYSUCKLE
OVERSTORY
DECIDUOUS
EVERGREEN
SHRUB/ PERENNIAL
MASSING
B & B
DOGWOOD
#3 CONT.
#1 CONT.
BLACK-EYED SUSAN
ORNAMENTAL
DECIDUOUS
NEW HORIZON ELM
KARL FOERSTER
DAYLILY
IVORY SILK LILAC
CRABAPPLE
LILAC
SPIREA
2.5" CAL.B & B
2.5" CAL.B & B
2.5" CAL.B & B
#20 CONT.
#20 CONT.
#20 CONT.
6' HT B & B
#3 CONT.
#3 CONT.
#3 CONT.
#3 CONT.
#1 CONT.
#1 CONT.
JUNIPER 6' HT B & B
SKYLINE HONEYLOCUST
LEGEND
EXISTING TREES (TO REMAIN)
EXISTING RAIN GARDEN/
STORMWATER AREA
NORTH
SCALE FEET
0 100 200
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
LANDSCAPE
EXHIBIT
SH
EET
9
OF
11
09
NOTE:
EXISTING TREES REFLECT CONSTRUCTED IMPROVEMENTS AT THE END
OF PHASE I. ALL PHASE II TREES ARE SHOWN PROPOSED.
SHINGLE
CREEK
CROSSING
BROOKLYN
CENTER,
MN
EXISTINGKOHL'S
K
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALLRETAIL
SMALLRETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTINGSIGNAL
EXISTINGSIGNAL EXISTINGSIGNAL
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B
U
I
L
D
I
N
G
9
D
B
T
B
U
I
L
D
I
N
G
1
0
R
6,673sf
X
9,400sf
CC
CC
CC
CC
CC
CC
CC
CC
S
H
I
N
G
L
E
C
R
E
E
K
T
R
A
I
L
HATCH LEGEND:
NORTH
SCALE FEET
0 100 200
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
10
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
CIRCULATION
EXHIBIT
SHEET
10
OF
11
CC
CC
CC
CC
CC
CC
CC
CC
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
COUNTY RD NO 10 / BASS LAKE RD
EXISTING
KOHL'S
K
EXISTINGSTORMWATER
S T O R M W A T E R
H F
14,000sf
9,500sf
K
H
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALLRETAIL
SMALLRETAIL
6,000sf
Q
N
A
E
4,800sfG
8,434sf
38,000sf
J
C 11,200sf
7,322sf
A
B U I L D I N G 1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
B U I L D I N G 4
B U I L D I N G 5
B
U
I
L
D
I
N
G
1
0
R
B U I L D I N G 2
B U I L D I N G 3
6,673sf
X
9,400sf
ADD BUILDING
X. MODIFIED
SITE LAYOUT.
SUBDIVIDE LOT.
MODIFIED SITE LAYOUT.
BUILDING DESIGNATION SCC ADDITION NO.LOT AREA BUILDING PARKING PROVIDEDRATIO
EXISTING WALMART 1 LOT 1, BLOCK 1 18.05 ACRES 181,943 SQ. FT.889 SPACES 4.89
EXISTING KOHL'S 7 LOT 2, BLOCK 1 5.35 ACRES 75,000 SQ. FT.342 SPACES 4.56
EXISTING APPLEBEES 1 LOT 4, BLOCK 1 0.87 ACRES 4,869 SQ. FT.53 SPACES 10.89
1,2,3,4,5 5 LOT 1, BLOCK 1 7.63 ACRES 79,508 SQ. FT.381 SPACES 4.79
10 5 LOT 2, BLOCK 1 0.93 ACRES 6,000 SQ. FT.33 SPACES 5.50
9 5 LOT 5, BLOCK 1 1.42 ACRES 13,332 SQ. FT.61 SPACES 4.58
6,7,8 5 LOT 6, BLOCK 1 2.07 ACRES 12,141 SQ. FT.60 SPACES 4.94
A 4 LOT 1, BLOCK 1 0.70 ACRES 7,322 SQ. FT.36 SPACES 4.92
B 4 LOT 2, BLOCK 1 1.45 ACRES 6,673 SQ. FT.32 SPACES 4.80
C 3 LOT 4, BLOCK 1 0.85 ACRES 2,488 SQ. FT.27 SPACES 10.85
D 2 LOT 1, BLOCK 1 0.98 ACRES 11,200 SQ. FT.50 SPACES 4.5
E 2 LOT 2, BLOCK 1 0.92 ACRES 4,800 SQ. FT.48 SPACES 10.00
F 1 LOT 1, BLOCK 2 1.19 ACRES 14,000 SQ. FT.63 SPACES 4.50
G 1 LOT 11, BLOCK 1 1.44 ACRES 8,420 SQ. FT.56 SPACES 6.65
H 3 LOT 5, BLOCK 1 1.25 ACRES 11,200 SQ. FT.55 SPACES 4.91
J 3 LOT 3, BLOCK 1 3.09 ACRES 38,000 SQ. FT.187 SPACES 4.92
K 1 LOT 10, BLOCK 1 1.19 ACRES 9,500 SQ. FT.45 SPACES 4.74
L 1 LOT 14, BLOCK 1 1.19 ACRES 11,200 SQ. FT.59 SPACES 5.27
M 1 LOT 15, BLOCK 1 1.16 ACRES 7,500 SQ. FT.80 SPACES 10.67
N 2 LOT 1, BLOCK 2 2.93 ACRES 20,500 SQ. FT.93 SPACES 4.54
O 2 LOT 2, BLOCK 2 0.75 ACRES 7,500 SQ. FT.41 SPACES 5.47
Q 2 LOT 3, BLOCK 2 1.90 ACRES 6,000 SQ. FT.66 SPACES 11.00
R 5 LOT 4, BLOCK 1 1.03 ACRES 5,400 SQ. FT.56 SPACES 10.37
S 2 LOT 1, BLOCK 2 -7,400 SQ. FT.34 SPACES 4.59
T 5 LOT 3, BLOCK 1 1.54 ACRES 5,500 SQ. FT.55 SPACES 10.00
X 7 LOT 1, BLOCK 1 1.48 ACRES 9,400 SQ. FT.51 SPACES 5.43
TOTAL 61.36 ACRES 566,796 SQ. FT.2953 SPACES 5.21
OVERALL SITE DATA TABLE
SIGN LEGEND:
NORTH
SCALE FEET
0 100 200
PUD
AMENDMENT
7
CONCEPTUAL
PLANS
REVISIONS
TO
PREVIOUS
PUD
SHEET
11
OF
11
SHINGLE
CR
EEK
CROSSING
BROOKLYN
CENTER,
MN
11
SYMBOL LEGEND:
COUNTY RD NO 10 BASS LAKE ROAD
SHIN
CRK
P
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
H A V E N
NORTHW
DRIV
COUNTY RD NO 10 BASS LAKE ROAD
XERXESAVENORTH
COUNTY RD NO 10 BASS LAKE ROAD
EXISTING FULL
ACCESS TRAFFIC
SIGNAL
EXISTING FULL
ACCESS
TRAFFIC SIGNAL
EXISTING
TRAFFIC
SIGNAL
S T A T E H I G H W A Y N O .1 0 0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
COUNTY RD NO 10 / BASS LAKE RD
EXISTING
KOHL'S
EXISTING
APPLEBEES
PUD
BOUNDARY
(TYP.)
PUD
BOUNDARY
(TYP.)
EXISTING
FULL
ACCESS
EXISTINGWALMART
EXISTING
SEARS
NORTH
SCALE FEET
0 100 200
MAJOR VEHICULAR ACCESS ROUTES
SHINGLE
CREEK
CROSSING
BROOKLYN
CENTER,
MN
12
MAJOR
ACCESS
ROUTES
-
PUD
SHEET
12
OF
12
SYMBOL LEGEND
REGIONAL TRAIL
PEDESTRIAN CONNECTIONS
________________
App. No. 2015-011
PC 10/29/15
Page 1
Planning Commission Report
Meeting Date: October 29, 2015
Application No. 2015-012
Applicant: Gatlin Development Company
Location: Shingle Creek Crossing PUD Project Site
Request: Preliminary Plat of Shingle reek Crossing 6th Addition
INTRODUCTION
Gatlin Development Company is seeking Preliminary Plat of Shingle Creek Crossing 6th
Addition, which would allow the replatting of the Kohl’s parcel (lot) located within the Shingle
Creek Crossing Planned Unit Development project site. A public hearing is scheduled for this
item, and notices mailed to the surrounding property owners.
ANALYSIS
The final plat (original) for Shingle Creek Crossing was approved on May 23, 2011. The
affected area under this plat is the lot created by Gatlin Development after they obtained
ownership and control of the entire (and former) Brookdale Mall area. The original plat was
approved upon the creation of the overall Shingle Creek Crossing Planned Unit Development.
This PUD included the former Kohl’s department store site, located at 2501 County Road 10,
which is legally described as Lot 2, Block 2, Shingle Creek Crossing Addition.
• Application Filed: 09/29/15
• Application Deemed Complete: 10/05/15
• Review Period (60-day) Deadline: 11/28/15
• Extended Review Period Deadline: N/A
________________
App. No. 2015-011
PC 10/29/15
Page 2
Since the original PUD and plat approvals of 2011, Gatlin Company has been approved for six
additional amendments to the PUD, and five separate subdivision plats. As part of the new
application submitted for PUD Amendment No. 7 (under separate consideration and public
hearing process), Gatlin is now requesting to subdivide the existing and recognized former
Kohl’s store lot into two separate lots. One lot will encumber the former Kohl’s building site,
while a new lot will be created for a new and proposed Building X commercial pad site.
Under this 6th Addition, the Developer is requesting to replat this original 8.02 acre site into two
lots consisting of 1.48 acres and 5.35 acres respectively.
The new Lot 1, Block 1 of SCC 6th Addition will accommodate the newly proposed Building X
pad site by Gatlin Development, which is shown on the following PUD Plan layout. This
Building X layout and approval is subject to separate consideration and approvals, and is not an
official part of this subdivision application process.
The new plat reflects a revised layout to be created under the updated Planned Unit Development
Amendment No. 7 plan (illustrated below):
________________
App. No. 2015-011
PC 10/29/15
Page 3
As was noted under the Planning Report for PUD Amendment No. 7 (Application No. 2015-
011), the parking for both lots will be met as part of the 4.5 spaces/1,000 sf. of GFA ratio as
specified under the Shingle Creek Crossing PUD Agreement.
This new plat is very straight-forward and does not present any concerns or objections from city
planning staff. All other pad sites and/or planned developments in and around this newly platted
area will be maintained and unchanged as a result of this new subdivision.
The City Engineer Review report is included in this plat report and packet.
RECOMMENDATION
Staff recommends the Planning Commission adopt the attached Resolution No. 2015-13, which
comprehends the approval of Planning Application No. 2015-011, the Preliminary Plat of
SHINGLE CREEK CROSSING 6th ADDITION, subject to the following conditions:
1. All recommendations and conditions as noted in the City Engineer’s review
memorandum, dated October 22, 2015 shall be complied with or completed as
part of any final plat approvals.
2. Approval of this plat will be subject to the approval of the separate Shingle Creek
Crossing Planned Unit Development Amendment No. 7.
3. Any easements that need to be vacated under this platting process as determined
by the City Engineer must be considered under separate and formal City easement
________________
App. No. 2015-011
PC 10/29/15
Page 4
vacation process, with all documentations, descriptions, and exhibits singed by a
licensed surveyor.
4. The final plat shall be subject to review and final approvals by the City Engineer,
prior to release by the City for recording purposes.
5. The final plat shall be subject to the provisions of Chapter 15 of the City
Ordinances.
6. An updated certified abstract of title or registered property report must be
provided to the City Attorney and City Engineer for review at the time of the final
plat application (within 30 days of release of the final plat).
ATTACHMENTS
• Planning Commission Resolution No. 2015-13
• City Engineer’s Review Memo (10/22/2014)
• Preliminary Plat of SHINGLE CREEK CROSSING 6th ADDITION
Commissioner introduced the following resolution and moved its adoption:
PLANNING COMMISSION RESOLUTION NO. 2015-13
RESOLUTION REGARDING RECOMMENDED DISPOSITION OF
PLANNING COMMISSION APPLICATION NO. 2015-012 SUBMITTED BY
GATLIN DEVELOPMENT COMPANY REQUESTING APPROVAL OF THE
PRELIMINARY PLAT OF SHINGLE CREEK CROSSING 6th ADDITION
WHEREAS, Planning Commission Application No. 2015-012 submitted by Gatlin
Development Company, requesting approval of a Preliminary Plat of a new subdivision to be titled
SHINGLE CREEK CROSSING 6th ADDITION, which is a replat of certain properties within the
Shingle Creek Crossing Planned Unit Development project site, and
WHEREAS, the Planning Commission held a duly called public hearing on
October 29, 2015, whereby this item was given due consideration, a staff report was presented, and
a public hearing was opened to allow for public testimony regarding the preliminary plat of
Shingle Creek Crossing 6th Addition, which were received and noted for the record; and
WHEREAS, the Planning Commission has determined during its review of the
preliminary plat materials submitted with Planning Application No. 2015-012 , that said plat is in
general conformance with City of Brooklyn Center’s City Code Chapter 15 – Platting; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission
of the City of Brooklyn Center to recommend to the City Council that Application No. 2015-012
as submitted by Gatlin Development Company requesting Preliminary Plat consideration of a new
subdivision to be titled SHINGLE CREEK CROSSING 6th ADDITION, be approved based upon
the following conditions:
1. All recommendations and conditions as noted in the City Engineer’s
review memorandum, dated October 22, 2015 shall be complied with or
completed as part of any final plat approvals.
2. Approval of this plat will be subject to the approval of the separate
Shingle Creek Crossing Planned Unit Development Amendment No. 7.
3. Any easements that need to be vacated under this platting process as
determined by the City Engineer must be considered under separate and
formal City easement vacation process, with all documentations,
descriptions, and exhibits singed by a licensed surveyor.
4. The final plat shall be subject to review and final approvals by the City
Engineer, prior to release by the City for recording purposes.
5. The final plat shall be subject to the provisions of Chapter 15 of the City
Ordinances.
PC RESOLUTION NO. 2015-13
6. An updated certified abstract of title or registered property report must be
provided to the City Attorney and City Engineer for review at the time of
the final plat application (within 30 days of release of the final plat).
October 29, 2014
Date Chair
ATTEST:
Secretary
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
Chair , Commissioners , , , and ;
and the following voted against the same: None;
whereupon said resolution was declared duly passed and adopted.
M E M O R A N D U M
DATE: October 22, 2015
TO: Tim Benetti, Planning and Zoning Specialist
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Public Works - PUD Amendment No. 7, Site Plan and Preliminary Plat Review
Memo – Shingle Creek Crossing – Building X
Public Works staff has reviewed the 12 sheet set of plans entitled Shingle Creek Crossing PUD
Amendment 7, Preliminary Plat - Single Creek Crossing 6th Addition, and Site Improvement Plans
Building X which were prepared by Kimley-Horn and Associates, Inc.; dated September 29, 2015.
PUD Amendment 7 applies only to Kohl’s and Building X sites. The major effects of the proposed
revisions as part of PUD Amendment 7 over the currently approved PUD Amendment No. 6 are as
follows:
• Subdivide Kohl’s lot.
• Added Building X and modified site layout.
The following comments are offered relative to the above-referenced submittals. They are
contingent upon preliminary and final plat approval, final site plans and land alteration/building
permit submittals and approval.
PUD Items - Shingle Creek Crossing PUD Amendment 7:
1. See the following comments.
Preliminary Plat – Shingle Creek Crossing 6th Addition:
2. This preliminary plan review is being performed under the premise that the re-platting is
being requested for the sole purpose of revising the property lines as depicted in the
attached drawing. It is assumed that all prior approval elements pertaining to the applicable
PUD and amendments, preliminary and final plats, plan reviews and building/land
alteration permits are to remain consistent with those approvals and remained unchanged
with the exception of the aforementioned property lines. Under this premise, the proposed
property line revisions appear to pose no negative impacts to the development and are
consistent with City requirements. The only known impacts of the revisions pertain to the
shifting of parking designation ratios, which minimums are met.
3. All recommendations and requirements approved as part of previous actions pertaining to
all prior PUD/PUD amendment approvals, Preliminary Plan approvals and Final Plat
approvals relative to this development and/or portions thereof are withstanding and must
be incorporated into the final plans.
4. The following comments are contingent upon final plat approval, final site plan and land
alteration/building permit submittal and approval for PUD Amendment 7 of the Shingle
Creek Crossing Development.
5. An updated certified abstract of title or registered property report must be provided to the
City Engineer and City Attorney for review at the time of the preliminary plat application
(within 30 days of preliminary plat application). Additionally, this will need to stay current
and be updated through the approval process as required to maintain and be current within
PUD Amendment No. 7 Plan Review –Shingle Creek Page 2
October 22, 2015
30 days of release of the final plat.
6. The applicant is responsible for coordinating site development plans with Xcel Energy,
CenterPoint Energy, Qwest Communications and other private utility companies. Any
further easements necessary to provide utility service to the proposed site development
shall be dedicated to the public for public use with the final plat.
7. Upon project completion the applicant must submit an as-built survey of the property,
improvements, and utility service lines and structures; and provide certified record
drawings of all project plan sheets depicting any associated private and/or public
improvements, revisions and adjustments prior to issuance of the certificate of occupancy.
The as-built survey must also verify that all property corners have been established and are
in place at the completion of the project as determined and directed by the City Engineer.
8. Inspection for the private site improvements must be performed by the developer’s
design/project engineer. Upon project completion the design/project engineer must
formally certify through a letter that the project was built in conformance with the
approved plans and under the design/project engineer’s immediate and direct supervision.
The designer/project 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).
9. Rededicating and terminating certain easements are required as part of the required
replatting. Formal vacation documents are required and must contain easement vacation
descriptions and depiction exhibits signed by a professional surveyor. A separate
application is required for the easement vacation actions.
10. No portion of building or appurtenant structures may encroach on the City drainage and
utility easement.
Site Improvement Plans – Building X:
11. See redline plan sheets for additional plan comments.
12. Plans must provide 1” abstraction from all impervious surface for the entire site (1.3 acres
impervious area per plan sheet 6020) to meet Shingle Creek Watershed Commission rules.
Update plans and stormwater narrative as necessary. Provide design calculations.
13. Existing stormwater facility must be able to be accessible and maintained. Suggested
consideration should be given to replacing the existing facility.
14. Building X rear doors open directly on to sidewalk. Revise sidewalk to provide clear zone
with safety factor.
15. A utility facilities easement agreement is required that will provide the City perpetual
accessibility to all private utilities and storm drainage areas to inspect and enforce proper
utility service and maintenance for the entire site. This easement agreement also includes
private inspection, maintenance and reporting responsibilities, and must be executed prior
to issuance of building and land alteration permits.
16. A drainage and utility easement encompassing all storm water treatment facilities must be
dedicated on the plat.
General Items:
17. All work performed and materials used for construction of utilities must conform to the
City of Brooklyn Center’s standard specifications and details. The City’s standard details
must be included in the plans.
18. The final plans must be certified by a licensed engineer in the State of Minnesota and
forwarded to the City Engineer for approval.
PUD Amendment No. 7 Plan Review –Shingle Creek Page 3
October 22, 2015
Agreements:
19. A Performance Agreement is required that includes all conditions of the project approval,
subject to the final site plan approval by the City Engineer.
Anticipated Permitting:
20. A City of Brooklyn Center land disturbance permit is required.
21. A City of Brooklyn Center building permit is required.
22. A City of Brooklyn Center water and sewer permit is required.
23. An MPCA NPDES permit is required.
24. An MPCA sanitary sewer permit may be required.
25. A MN Department of Health water main extension permit may be required.
26. Other permits not listed may be required and are the responsibility of the developer to
obtain as warranted.
Prior to issuance of a Land Alteration and Building Permit:
27. Submit recorded copies of all required agreements.
28. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
29. 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. The final plan must
comply with the approved preliminary plan.
30. A letter of credit or cash escrow shall be deposited with the City in the amount of 100% of
the estimated cost in the amount estimated by the developer and determined by the City to
comply with land alteration requirement, site improvement, and restoration of the site. The
City may incrementally reduce the amount of the surety if work is completed and accepted.
31. A Construction Management Plan and Agreement is required that addresses general
construction activities and management provisions, traffic control provisions, haul routes,
emergency management provisions, storm water pollution prevention plan provisions, tree
protection provisions, general public welfare and safety provisions, definition of
responsibility provisions, temporary parking provisions, overall site condition provisions,
and non-compliance provisions. The plan must be in a City approved format and must
outline minimum site management practices and penalties for non-compliance. A $2,500
cash deposit is required as part of the non-compliance provision. Through this document,
the developer and property owner will acknowledge:
a) The property will be brought into compliance within 24 hours of
notification of a violation of the construction management plan, other
conditions of approval or City code standards.
b) If compliance is not achieved, the City will use any or all of the escrow
dollars to correct any deficiency and/or issue.
32. 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 PUD amendment and 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
PUD Amendment No. 7 Plan Review –Shingle Creek Page 4
October 22, 2015
approval of the final site plans.
LEGEND
BENCHMARKS
SURVEYOR
ENGINEER & PREPARER
DEVELOPER/OWNER
CITY OF BROOKLYN CENTER
GOPHER STATE CALL ONE
BUILDING DESIGNATION PLAT LOT AREA BUILDING PARKING PROVIDED RATIO
X LOT 1, BLOCK 1 1.48 ACRES 9,400 SQ. FT.50 SPACES 5.32
Y LOT 2, BLOCK 1 5.35 ACRES 75,000 SQ. FT.342 SPACES 4.56
TOTAL 8.02 ACRES 84,400 SQ. FT.392 SPACES 4.64
EXISTING PLAT DESCRIPTION
FINAL PLAT DESCRIPTION
CURRENT ZONING
VICINITY MAP
NOT TO SCALE
SHINGLE CREEK CROSSING
6TH ADDITION
PRELIMINARY PLAT
SECTION 2-T118N-R21W
BROOKLYN CENTER, HENNEPIN COUNTY, MINNESOTA PRELIMINARY
PLAT
SHINGLE
CREEK
CROSSING
1
SHINGLE
CREEK
CROSSING
BROOKLYN
CENTER
NORTH
SCALE FEET
0 40 80
PROJECT LOCATION
________________
App. No. 2015-013
PC 10/29/2015
Page 1
Planning Commission Report
Meeting Date: October 29, 2015
Application No. 2015-013
Applicant: Gatlin Development Company
Location: XXXX Shingle Creek Crossing
(2501 County Road 10)
Request: Site & Building Plan – Building X
INTRODUCTION
Gatlin Development Company is requesting review and consideration of a Site and Building Plan
approval for the proposed multi-tenant retail building labeled “X” in the Shingle Creek Crossing
Planned Unit Development (PUD). This is the 10th building (of total 20 proposed) under this
PUD project site.
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 have been mailed to property owners within 350-feet of the site.
COMPREHENSIVE PLAN AND ZONING STANDARDS
Land Use Plan: Mixed Use Redevelopment – TH/MF/OS/RB/PS (Townhome/Multi-
Family/Office-Service/Retail Business/Public Services
Current Zoning: PUD/C2 (Planned Unit Development/Commerce)
Surrounding Zoning: North: C2 (Commerce)
East: HWY 100 / R1 One Family/C1 and C2 (Commerce)
South: PUD/C2 (PUD/C2 (Planned Unit Development/Commerce)
West: PUD/C2 (Planned Unit Development/Commerce)
Site Area: 6.82 acres
Setback Standards: Building: Front Yard = 35-ft.; Rear Yard = 40-ft.;
Side Yard (Interior) = 10 ft.; and Corner Side-Yard = 25-ft.
Parking: 15-ft. from any street right-of-way line
Conformity to:
Land Use Plan: Yes
Zoning Ord.: Yes – subject to Amendment to the Shingle Creek Crossing PUD
Subdivision Ord.: Yes – subject to the successful approval of the proposed Shingle
Creek Crossing 6th Addition.
Sign Ord.: Unknown or not under consideration at this time.
• Application Filed: 09/29/15
• Application Deemed Complete: 10/05/15
• Review Period (60-day) Deadline: 11/28/15
• Extended Review Period Deadline: N/A
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Variance Needed for Request: No, but certain building setbacks and other allowances may
be given subject to approval of the amendment to the
Shingle Creek Crossing PUD.
BACKGROUND
The original Shingle Creek Crossing PUD was approved on May 23, 2011 (which is considered
the 1st Amendment to the original Brookdale Mall Planned Unit Development of 1999) and
provided for the overall redevelopment of the Brookdale Mall properties. This mall originally
consisted of over 1.1 million square feet of retail space, which was reduced by the demolition of
approximately 760,000 sf. of old mall space, followed by the planned renovation of
approximately 123,242 sf. of the Food Court mall located next to the Sears store; the
development of approximately 402,489 sf. of new retail commercial and restaurant uses; and
approval of the Shingle Creek day lighting features.
PUD Amendment No. 2 was approved a short time later on September 12, 2011, which provided
for the physical separation of the food court building from the Sears store; the
renovation/conversion of the Food Court’s “common area” into additional retail space, whereby
the net leasable retail area was increased from 123,242 sq. ft. to 150,591 sq. ft.; the removal of
planned Building N between Sears and Wal-Mart; and the addition of a new 6,000 sf.
commercial pad site located at the southeast corner of Xerxes Avenue/56th Avenue entrance.
PUD Amendment No. 3, adopted September 24, 2012, provided for the replatting of certain lots
and revisions to new certain building pad sites (Building D, Building Q, and Building O
restaurant pad site).
PUD Amendment No. 4, adopted October 14, 2013, approved the removal and replacement of
the former Brookdale Mall Food Court and replacement plan with ten (10) new retail/service
buildings.
PUD Amendment No. 5 was related to various sign allowances granted throughout the Shingle
Creek Crossing PUD.
PUD Amendment No. 6 was approved on June 9, 2014, and included the following changes: a)
revised layout and sizes of Bldgs. 9 and 10 (former Brookdale Food Court replacement plans; b)
new Buildings R - a 5,400 sq. ft. restaurant pad site; c) new Building T - a 5,500 sq. ft. restaurant
pad site; d) revised size and layout of Bldg. B from 8,500 sq. ft. to 6,673 sq. ft.; and e) approval
of preliminary/final plat of Shingle Creek Crossing 5th Addition.
This new Building X can only be developed subject to the approval of the proposed Shingle
Creek Crossing PUD Amendment No. 7 and new Shingle Creek Crossing 6th Addition
subdivision plat, both of which are under separate review and consideration. If the Planning
Commission determines PUD No. 7 should not be approved or tabled for some reason, then this
Site and Building Plan application must also be denied and/or tabled accordingly.
________________
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SITE & BUILDING IMPROVEMENTS
Site Information & Layout
The proposed building site is located on the far west edge of the current and former Kohl’s store
lot, which contains open parking lot and standard parking spaces
The proposed Building X is generally shown on the proposed Shingle Creek Crossing Master
Plan – September 2015 and its related Shingle Creek Crossing PUD Amendment No. 7 Concept
Plans. The attached “Site Improvement Plans – Building X for Shingle Creek Crossing” provide
the details necessary to approve a site and building plan, including building layout, grading and
utilities, and landscaping and lighting.
Bldg. X pad site consists of 1.48 acres; and designed to be a 9,400 sf. multi-tenant
retail/restaurant building (with 7 tenant spaces); and 51 parking spaces (see diagram below).
September 2015 – Master Plan (area only)
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The plans submitted by Gatlin do not indicate or specify any identifiable building setbacks from
lot lines or roadway lines; but utilizing the scaled maps, staff has approximated the new building
setbacks as follows:
85.5-ft. from the northerly line;
62-ft. from the easterly line;
188-ft. from the southerly line; and
12.75-ft. from the westerly line.
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Development standards in the C2 (Commerce) District provides the following setbacks:
Front Yard: 35-ft.
Rear Yard: 40-ft.
Side Yard: 10-ft.
Corner Side: 25-ft.
Under the original SCC-PUD Agreement of 2011, a select number of building pad sites were
approved with reduced setbacks, due in part to the dedication of Twin Lake Regional Trail along
Bass Lake Rd./Co. Road 10; and one building affected by the proposed Shingle Creek
daylighting improvements. These setbacks are noted as follows:
A. The setbacks from public right of ways to buildings are reduced from 35 feet to 20
feet for Lots 7, 8, 9, 12, & 13, Block 1 and 18 feet for Lot 11, Block 1 to offset the
dedication of additional right of way for the Twin Lake Regional Trail.
B. The setbacks from property lines for a side and rear yard setback are reduced from
10 feet to 6 feet for the east and south lot line of Lot 16, Block 1 and from 10 feet to
0 feet for the south lot line of Lot 3, Block 1.
When Building L was approved in July 2012, the plan called for the back side of the building to
have a 14-ft. setback from the main access drive/roadway, which included a 6-foot setback from
the back-edge of the sidewalk to the roadway line; and 18-ft. from the southerly line.
Although the setbacks for Building L were never specifically addressed under the Site and
________________
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Building Plan review of 2012, the PUD Amendments Nos. 3 and 4, along with the following Site
and Building Plans for this particular building pad site, were essentially approved by the final
acceptance and action by the City Council [of the PUD Amendments and Site Plans].
Normally, on the case of a “corner lot” such as this one, the narrow width or dimension that
abuts a street/access road may be considered the “Front Yard” while the other (longer dimension)
side that abuts the street can be considered the Corner Side Yard setback purposes. By holding
this site to these regular C2 Zone setback standards, one could argue that the building does not
meet the corner side yard setback of 25-feet. Conversely, some could argue that the true “front”
of the building is the east elevation side (facing towards old Kohl’s) - and that the rear setback of
12.75 feet is well under the 40-foot standard.
One of the paramount benefits of developing under a PUD is to allow or provide the developer
some flexibility in design standards and development layouts, which in some cases includes
building setbacks. This entire PUD, both existing and planned developed sites, reveals obvious
allowances and flexibility to these setback standards. For all intents and purposes, when the City
accepts or approves a master development plan or amendments thereto, (in this case – Shingle
Creek Crossing Master Plan- September 2015), the planned layouts, along with assumed
setbacks, are essentially approved under the PUD process, and can be extended to the new
buildings comprehended under separate Site and Building Plans.
To ensure that the city recognizes and acknowledges these reduced setbacks on this proposed
building pad site, planning staff is requesting the Planning Commission discuss and provide a
recommendation to allowing these reduced setbacks from the roadway.
Architectural
The PUD was approved with an overall architectural [elevation] plan as part of the original
approvals. All new buildings plan to incorporate 4-sided architecture in their designs, meaning
all four elevations must provide a nice, consistent use of material on all four sides of the
buildings, including rear elevations. The same architectural elevation plans approved for original
Bldg. L will be used on this same Bldg. D site. The building is scheduled to receive a nice mix
of stone veneers, EIFS, concrete brick veneers, integrally colored rock face block, spandrel glass
and other materials. Most of these architectural materials are consistent with the previously
approved Architectural Standards (including materials) the City called for under the original
PUD Agreement.
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Parking
Under the current Zoning Code, typical retail stores or uses require “Eleven spaces for the first
2,000 square feet of gross floor area or fraction thereof; 5.5 spaces for each additional 1,000
square feet of gross floor area exceeding 2,000 square feet.” Bldg. X site is set to have 51
parking spaces provided on this lot. Under the original (and amended) PUD Agreements for this
development site, the Developer was allowed to install 4.5 spaces per 1,000 sq. ft. of GFA for
any commercial/retail uses. The proposed Bldg. X is planned for 9,400 sf. in GFA, which would
require a minimum of 43 parking spaces, calculated as follows:
9,400 sf. / 1,000 = 9.4 x 4.5 spaces = 42.3, or 43 required spaces.
As indicated in the PUD Amendment No. 7 report (presented earlier), the adopted Single Creek
Crossing PUD Plans indicate the Kohl’s site contains 447 spaces. Since the Kohl’s site is
considered part of the Shingle Creek Crossing PUD, the PUD Agreement which governs area
and surrounding development sites allows the reduced parking ratio 4.5/1,000 sf.; which in this
case requires the Kohl’s site to provide only 338 spaces, which reflects 109 additional spaces.
Due to the development of this new building within the established parking lot area of the old
Kohl’s site, the Developer has ensured that any loss of parking to the old Kohl’s site and any
added parking inside the newly created lot for Building X will provide the required and adequate
amount of parking for each area. Once this Bldg. X area is completed, the Kohl’s site will
contain 342 spaces, while Bldg. X parcel will contain 51 spaces. As a result of this change to the
PUD and re-allocation of parking on each parcel, both lots will meet (exceed) the required 4.5
spaces per 1,000 sf. thresholds.
The new 9,400 sf. Building X will provide an ideal opportunity to add complementary and
adjacent commercial or retail uses next to the larger and planned retail use inside the old Kohl’s
building; along with the city’s EDA lot north of Building X lot, which has been targeted as either
a future pharmacy or restaurant use.
Demolition (Removals)
The demo plans call for the removal of the parking area within this new (proposed) building pad
site, which includes a few concrete curbed parking islands and some perimeter landscaped areas.
It should be pointed out that the plans identify and existing storm sewer structure near the
southwest corner of the development lot, which serves as a sediment trap (also called a grit-
chamber) and provides storm water quality treatment in this parking lot area. The plans call for
this grit chamber to be protected and undisturbed by any work in this area.
As indicated under the PUD Amendment report of Application No. 2015-011, the building’s
Demolition Plans call for the removal of the existing sidewalk this area, with plans to replace the
walkway right up next to the new buildings. Once again staff recommends the Developer either
leave this walkway in place and simply build the new building in the limits of the current parking
lot (as shown in the site photo below); or shift the easterly lot line slightly to the east; or shift the
building away from the sidewalk and install new access pads or landings for each door entry.
Grading/Drainage/Utilities
The finished grades and drainage grades for this this site appears to be minimal with little
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Page 8
changes from the existing elevations to the after-development conditions. The site plans and
related attachment plans included a separate grading and drainage plan for this site. The site is
scheduled to receive two new catch basins, with minimal amount of 12-inch storm pipes, which
will be tied into the existing system that serves this former Kohl’s site. All areas of this site
appear to drain properly or do not require any special drainage structures or modification prior to
building approvals.
The Building’s gas electrical and phone lines will be served and tied into the existing facilities
located across the aces road to the west. Water service will be provided by a new 6-inch service
line that is fed from an existing 16-inch water main line under the Kohl’s parking area to the
east. Sanitary service will be connected to the existing service main line to the north and running
underneath the main entrance driveway to Kohl’s. All of these services and connections will be
reviewed and eventually approved by the City Engineer and City Building Official prior to and
during construction.
Landscaping
The Applicant has submitted a landscape plan which appears to be consistent with the previously
approved PUD Master Plan. Plans call for the installation of 21 over story deciduous trees, such
as white oaks, hackberry, elms and locust varieties. The plantings also include 3 different types
of ornamental trees, and 3 new evergreen trees; and the parking islands will be planted with
certain varieties of shrubs and perennials. All trees and landscaped areas will be irrigated.
Lighting/Trash
The site plans also contained a photometric and light plan, which calls for calls for additional
lighting in the parking and wall pack lights on the building. The photometric plan illustrates the
main front area of the building will be provided with suitable and adequate light coverage, with
pedestrian lighting along the outer walkways.
A new dual trash enclosure will be installed on the south side of the new building. This new
enclosure must be built with similar or same materials as the principal building; and doors must
be locked or kept closed during and after normal business hours.
CITY ENGINEER REVIEW
The City Engineer has provided a review and comments regarding this Site and Building Plan
application in his October 22, 2015 memorandum, which is included as part of this report. Most
of these comments and conditions reflect the improvements approved under the PUD Plan
amendment. Some of these conditions may be applicable at time of future building permit
review and approvals.
RECOMMENDATION
Staff recommends the Planning Commission adopt the attached Resolution No. 2015-12, which
comprehends the approval of Planning Application No. 2015-013, the Site and Building Plan for
the proposed Building X pad site, which is part of the Shingle Creek Crossing Planned Unit
Development, subject to the following conditions:
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Page 9
1. Developer/Applicant agrees to comply with all conditions or provisions noted in
the City Engineer’s Review memo, dated October 22, 2015.
2. The building plans are subject to review and approval by the Building Official
with respect to applicable codes prior to the issuance of permits.
3. Final grading, drainage, utility and erosion control plans and any other site
engineering elated issues are subject to review and approval by the City Engineer
prior to the issuance of permits.
4. The Developer shall provide additional building treatments or decorative features
to screen the outside electrical panels and gas meters should they be located on
the outside of the new building. These screening elements shall be approved by
the City’s Business and Development Director.
5. Any outside trash disposal facilities and roof top or on-ground mechanical
equipment shall be appropriately screened from view.
6. An underground irrigation system shall be installed in all landscaped areas to
facilitate site maintenance.
7. Site Plan approval is exclusive of all final signs on this site, including new wall
(building) signs, which shall remain subject to Chapter 34 of the city ordinances,
and subject to the approved Signage Plan of the Shingle Creek Crossing PUD
Agreements.
8. 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.
9. Any major changes or modifications made to this PUD Development/Site and
Building Plan can only be made by an amendment to this PUD, which shall
include an updated Development/Site Plan if necessary.
10. The Developer shall submit an as built survey of the property, improvements and
utility service lines prior to release of the performance guarantee.
11. All other provisions, standards and variations provided under the 2011 Shingle
Creek Crossing PUD shall remain in effect.
Attachments
• Planning Commission Resolution No. 2015-14
• City Engineer’s Review Memo – dated 10/22/2015
• Site and Building Plans for Bldg. X - Shingle Creek Crossing (09/29/2015)
Commissioner introduced the following resolution and moved its adoption
PLANNING COMMISSION RESOLUTION NO. 2015-14
RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF
PLANNING COMMISSION APPLICATION NO. 2015-013 SUBMITTED BY
GATLIN DEVELOPMENT COMPANY, APPROVING THE SITE AND
BUILDING PLAN FOR PROPOSED BUILDING X WITHIN THE SHINGLE
CREEK CROSSING PLANNED UNIT DEVELOPMENT (2510 COUNTY
ROAD 10)
WHEREAS, Planning Commission Application No. 2015-013, submitted by Gatlin
Development Company requesting approval of a new Site and Building Plan for a proposed
Building X, which is tentatively addressed under 2510 County Road 10, and which approval is in
conjunction with the ongoing improvements made under the Shingle Creek Crossing Planned Unit
Development Project; and
WHEREAS, the Planning Commission held a public meeting on October 29, 2015,
to fully consider Planning Commission Application No. 2015-013, and reviewed and received a
planning report on the proposed new Site and Building Plans for the proposed Building X
development and other related improvements in conjunction with the Shingle Creek Crossing
Planned Unit Development Project; and
WHEREAS, in light of all testimony received, and utilizing the guidelines and
standards for evaluating site and building plans, as contained in Section 35-230 (Plan Approval) of
the City’s Zoning Ordinance, along with consideration of the goals and objectives of the City’s
Comprehensive Plan, the Planning Commission considers this site and building plan an appropriate
and reasonable development of the subject property; and
WHEREAS, the Planning Commission finds that the Site and Building plans for
this Building X is consistent with the General Development Plans of the overall Shingle Creek
Crossing Planned Unit Development.
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 and Building Plan of
proposed Building X, as comprehended under Planning Application No. 2015-013, may be
approved based upon the following considerations:
A. The Site and Building Plan is compatible with the standards, purposes and
intent of the City’s Zoning Ordinance;
B. The Site and Building Plan, in relation to the Planned Unit Development
proposed on the Subject Site, will facilitate the redevelopment and
improvement of this site, will allow for the utilization of the land in
question in a manner which is compatible with, complimentary to and of
comparable intensity to adjacent land uses as well as those permitted on
PC RESOLUTION NO. 2015-14
surrounding land;
C. The improvements and utilization of the property as proposed under the
planned redevelopment of this site is considered a reasonable use of the
property and will conform with ordinance standards;
D. The Site and Building Plan proposal is considered consistent with the
recommendations of the City’s Comprehensive Plan for this area;
E. The Site and Building 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
F. Based upon the above considerations, it is believed that the guidelines for
evaluating and approving a Site and Building 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 does hereby recommend to the City Council that Planning Application No.
2015-013 be approved subject to the following conditions and considerations:
1. Developer/Applicant agrees to comply with all conditions or provisions
noted in the City Engineer’s Review memo, dated October 22, 2015.
2. The building plans are subject to review and approval by the Building
Official with respect to applicable codes prior to the issuance of permits.
3. Final grading, drainage, utility and erosion control plans and any other site
engineering elated issues are subject to review and approval by the City
Engineer prior to the issuance of permits.
4. The Developer shall provide additional building treatments or decorative
features to screen the outside electrical panels and gas meters should they
be located on the outside of the new building. These screening elements
shall be approved by the City’s Business and Development Director.
5. Any outside trash disposal facilities and roof top or on-ground mechanical
equipment shall be appropriately screened from view.
6. An underground irrigation system shall be installed in all landscaped areas
to facilitate site maintenance.
PC RESOLUTION NO. 2015-14
7. Site Plan approval is exclusive of all final signs on this site, including new
wall (building) signs, which shall remain subject to Chapter 34 of the city
ordinances, and subject to the approved Signage Plan of the Shingle Creek
Crossing PUD Agreements.
8. 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.
9. Any major changes or modifications made to this PUD Development/Site
and Building Plan can only be made by an amendment to this PUD, which
shall include an updated Development/Site Plan if necessary.
10. The Developer shall submit an as built survey of the property,
improvements and utility service lines prior to release of the performance
guarantee.
11. All other provisions, standards and variations provided under the 2011
Shingle Creek Crossing PUD shall remain in effect.
October 29, 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 ; and
whereupon said resolution was declared duly passed and adopted.
M E M O R A N D U M
DATE: October 22, 2015
TO: Tim Benetti, Planning and Zoning Specialist
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Public Works - PUD Amendment No. 7, Site Plan and Preliminary Plat Review
Memo – Shingle Creek Crossing – Building X
Public Works staff has reviewed the 12 sheet set of plans entitled Shingle Creek Crossing PUD
Amendment 7, Preliminary Plat - Single Creek Crossing 6th Addition, and Site Improvement Plans
Building X which were prepared by Kimley-Horn and Associates, Inc.; dated September 29, 2015.
PUD Amendment 7 applies only to Kohl’s and Building X sites. The major effects of the proposed
revisions as part of PUD Amendment 7 over the currently approved PUD Amendment No. 6 are as
follows:
• Subdivide Kohl’s lot.
• Added Building X and modified site layout.
The following comments are offered relative to the above-referenced submittals. They are
contingent upon preliminary and final plat approval, final site plans and land alteration/building
permit submittals and approval.
PUD Items - Shingle Creek Crossing PUD Amendment 7:
1. See the following comments.
Preliminary Plat – Shingle Creek Crossing 6th Addition:
2. This preliminary plan review is being performed under the premise that the re-platting is
being requested for the sole purpose of revising the property lines as depicted in the
attached drawing. It is assumed that all prior approval elements pertaining to the applicable
PUD and amendments, preliminary and final plats, plan reviews and building/land
alteration permits are to remain consistent with those approvals and remained unchanged
with the exception of the aforementioned property lines. Under this premise, the proposed
property line revisions appear to pose no negative impacts to the development and are
consistent with City requirements. The only known impacts of the revisions pertain to the
shifting of parking designation ratios, which minimums are met.
3. All recommendations and requirements approved as part of previous actions pertaining to
all prior PUD/PUD amendment approvals, Preliminary Plan approvals and Final Plat
approvals relative to this development and/or portions thereof are withstanding and must
be incorporated into the final plans.
4. The following comments are contingent upon final plat approval, final site plan and land
alteration/building permit submittal and approval for PUD Amendment 7 of the Shingle
Creek Crossing Development.
5. An updated certified abstract of title or registered property report must be provided to the
City Engineer and City Attorney for review at the time of the preliminary plat application
(within 30 days of preliminary plat application). Additionally, this will need to stay current
and be updated through the approval process as required to maintain and be current within
PUD Amendment No. 7 Plan Review –Shingle Creek Page 2
October 22, 2015
30 days of release of the final plat.
6. The applicant is responsible for coordinating site development plans with Xcel Energy,
CenterPoint Energy, Qwest Communications and other private utility companies. Any
further easements necessary to provide utility service to the proposed site development
shall be dedicated to the public for public use with the final plat.
7. Upon project completion the applicant must submit an as-built survey of the property,
improvements, and utility service lines and structures; and provide certified record
drawings of all project plan sheets depicting any associated private and/or public
improvements, revisions and adjustments prior to issuance of the certificate of occupancy.
The as-built survey must also verify that all property corners have been established and are
in place at the completion of the project as determined and directed by the City Engineer.
8. Inspection for the private site improvements must be performed by the developer’s
design/project engineer. Upon project completion the design/project engineer must
formally certify through a letter that the project was built in conformance with the
approved plans and under the design/project engineer’s immediate and direct supervision.
The designer/project 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).
9. Rededicating and terminating certain easements are required as part of the required
replatting. Formal vacation documents are required and must contain easement vacation
descriptions and depiction exhibits signed by a professional surveyor. A separate
application is required for the easement vacation actions.
10. No portion of building or appurtenant structures may encroach on the City drainage and
utility easement.
Site Improvement Plans – Building X:
11. See redline plan sheets for additional plan comments.
12. Plans must provide 1” abstraction from all impervious surface for the entire site (1.3 acres
impervious area per plan sheet 6020) to meet Shingle Creek Watershed Commission rules.
Update plans and stormwater narrative as necessary. Provide design calculations.
13. Existing stormwater facility must be able to be accessible and maintained. Suggested
consideration should be given to replacing the existing facility.
14. Building X rear doors open directly on to sidewalk. Revise sidewalk to provide clear zone
with safety factor.
15. A utility facilities easement agreement is required that will provide the City perpetual
accessibility to all private utilities and storm drainage areas to inspect and enforce proper
utility service and maintenance for the entire site. This easement agreement also includes
private inspection, maintenance and reporting responsibilities, and must be executed prior
to issuance of building and land alteration permits.
16. A drainage and utility easement encompassing all storm water treatment facilities must be
dedicated on the plat.
General Items:
17. All work performed and materials used for construction of utilities must conform to the
City of Brooklyn Center’s standard specifications and details. The City’s standard details
must be included in the plans.
18. The final plans must be certified by a licensed engineer in the State of Minnesota and
forwarded to the City Engineer for approval.
PUD Amendment No. 7 Plan Review –Shingle Creek Page 3
October 22, 2015
Agreements:
19. A Performance Agreement is required that includes all conditions of the project approval,
subject to the final site plan approval by the City Engineer.
Anticipated Permitting:
20. A City of Brooklyn Center land disturbance permit is required.
21. A City of Brooklyn Center building permit is required.
22. A City of Brooklyn Center water and sewer permit is required.
23. An MPCA NPDES permit is required.
24. An MPCA sanitary sewer permit may be required.
25. A MN Department of Health water main extension permit may be required.
26. Other permits not listed may be required and are the responsibility of the developer to
obtain as warranted.
Prior to issuance of a Land Alteration and Building Permit:
27. Submit recorded copies of all required agreements.
28. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
29. 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. The final plan must
comply with the approved preliminary plan.
30. A letter of credit or cash escrow shall be deposited with the City in the amount of 100% of
the estimated cost in the amount estimated by the developer and determined by the City to
comply with land alteration requirement, site improvement, and restoration of the site. The
City may incrementally reduce the amount of the surety if work is completed and accepted.
31. A Construction Management Plan and Agreement is required that addresses general
construction activities and management provisions, traffic control provisions, haul routes,
emergency management provisions, storm water pollution prevention plan provisions, tree
protection provisions, general public welfare and safety provisions, definition of
responsibility provisions, temporary parking provisions, overall site condition provisions,
and non-compliance provisions. The plan must be in a City approved format and must
outline minimum site management practices and penalties for non-compliance. A $2,500
cash deposit is required as part of the non-compliance provision. Through this document,
the developer and property owner will acknowledge:
a) The property will be brought into compliance within 24 hours of
notification of a violation of the construction management plan, other
conditions of approval or City code standards.
b) If compliance is not achieved, the City will use any or all of the escrow
dollars to correct any deficiency and/or issue.
32. 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 PUD amendment and 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
PUD Amendment No. 7 Plan Review –Shingle Creek Page 4
October 22, 2015
approval of the final site plans.
SITE IMPROVEMENT PLANS
FOR
SHINGLE CREEK CROSSING
LOCATED AT
SECTION 2, TOWNSHIP 118N, RANGE 21W
PARCEL ID# 0211821310062
Sheet Index
6010COVER SHEET
6020 OVERALL EROSION AND SEDIMENTATION
CONTROL PLAN PHASE 1
6021
6022
EROSION AND SEDIMENTATION
CONTROL DETAILS
1.THE SITEWORK FOR THIS PROJECT SHALL MEET OR EXCEED THE "SITE
SPECIFIC SPECIFICATIONS."
2.ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY
CODES AND/OR UTILITY SERVICE COMPANIES SHALL BE PERFORMED PRIOR
TO CONTRACT COMPLETION AND THE FINAL CONNECTION OF SERVICES.
ALERT TO CONTRACTOR:
PREPARED BY:
VICINITY
N.T.S.NORTH
STORMWATER
FIRE PREVENTION
PLANNING AND ZONING
ENGINEERING
BUILDING DIVISION
ENVIRONMENTAL
HENNEPIN COUNTY
HEALTH DEPT.
PROJECT LOCATION
UTILITY RESPONSIBILITY MATRIX FOR THIS PROJECT
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
OWNER/DEVELOPER
LOREN K. VAN DER SLIK
GATLIN DEVELOPMENT COMPANY
1301 RIVERPLACE BLVD SUITE 1900
JACKSONVILLE, FL 32207
(904) 379-4774
FAX (904) 379-7807
LOCAL CONTACT: DAVID HUNT
CELL (952) 484-4451
CIVIL ENGINEER
LUCAS C. PAYNE, P.E.
KIMLEY-HORN AND ASSOCIATES, INC.
2550 UNIVERSITY AVENUE WEST, SUITE 238N
SAINT PAUL, MINNESOTA 55114
(651) 645-4197
FAX (651) 645-5116
LANDSCAPE ARCHITECT
TODD HALUNEN, RLA
KIMLEY-HORN AND ASSOCIATES, INC.
2550 UNIVERSITY AVENUE WEST, SUITE 238N
SAINT PAUL, MINNESOTA 55114
(651) 645-4197
FAX (651) 645-5116
ALL CONTRACTORS MUST CONTACT
GOPHER STATE CALL ONE
MN TOLL FREE 1-800-252-1166
BEFORE CONSTRUCTION BEGINS
TWIN CITY AREA 651-454-0002
SHINGLE CREEK CROSSING
BROOKLYN CENTER, MINNESOTA
ARCHITECT
KATHY ANDERSON, AIA
ARCHITECTURAL CONSORTIUM
901 NORTH THIRD STREET, SUITE 220
MINNEAPOLIS, MINNESOTA 55401
(612) 436-4030
FAX (612) 692-9960
PROJECT TEAM
GEOTECHNICAL ENGINEER
STEVE MARTIN, P.E.
BRAUN INTERTEC CORPORATION
1826 BUERKLE ROAD
SAINT PAUL, MN 55110
(651) 487-3245
FAX (651) 487-1812
ENVIRONMENTAL/
HAZARDOUS MATERIALS
GREGG KRUSE
BRAUN INTERTEC CORPORATION
11001 HAMPSHIRE AVENUE SOUTH
MINNEAPOLIS, MN 55438
(952) 995-2000
FAX (952) 995-2020
6010
SHINGLE
CREEK
CROSSING
BROOKLYN
CENTER
BUILDING
X
COVER
SHEET
BUILDING X
6100LANDSCAPE PLAN
6031DEMOLITION PLAN
6041SITE PLAN
6042SITE DETAILS
6043SITE DETAILS
6051GRADING AND DRAINAGE PLAN
6061UTILITY PLAN
6081PHOTOMETRICS PLAN
EROSION AND SEDIMENTATION
CONTROL DETAILS
6052GRADING AND DRAINAGE DETAILS
A
SITE LEGEND
C
I
B
D
F
E
H
G
K
J
L
M
N
O
P
Q
R
S
GOPHER STATE CALL ONE
SITE KEY
N.T.S.
STRIPING LEGEND
SYMBOL LEGEND:
#
BUILDING DESIGNATION LOT AREA BUILDING PARKING PROVIDEDRATIO
X LOT 1, BLOCK 1 -
ADDITION 7 1.48 ACRES 9,400 SQ. FT.51 SPACES 5.43
FORMER KOHLS LOT 2, BLOCK 1 -
ADDITION 7 5.35 ACRES 75,000 SQ. FT.342 SPACES 4.56
SITE DATA TABLE
SITE PLAN NOTES
B
U
I
L
D
I
N
G
X
9
,
4
0
0
S
F
F
F
E
8
4
5
.
0
NORTH
SCALE FEET
0 30 60
SITE
PLAN
6041
SHINGLE
CREEK
CROSSING
BROOKLYN
CENTER
BUILDING
X
LEGEND
SITE KEY
N.T.S.
ALERT TO CONTRACTOR:
GOPHER STATE CALL ONE
PAVING, GRADING, AND DRAINAGE NOTES:
FOUNDATION SUBSURFACE PREPARATION
B
U
I
L
D
I
N
G
X
9
,
4
0
0
S
F
F
F
E
8
4
5
.
0
NORTH
SCALE FEET
0 30 60
GRADING
AND
DRAINAGE
PLAN
6051
SHINGLE
CREEK
CROSSING
BROOKLYN
CENTER
BUILDING
X