The URL can be used to link to this page

Home My WebLink About2016 01-14 PCPPLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER JANUARY 14, 2016 1. Call to Order: 7:00 PM 2. Roll Call of the Current 2015 Planning Commission 3. Approval of Agenda • Motion to Approve the Agenda for January 14, 2016 Meeting 4. Approval of Minutes • Motion to Approve the December 17, 2015 Planning Commission Meeting Minutes 5. Official Adjournment of the 2015 Planning Commission • Motion to adjourn the 2015 Planning Commission 6. Administer Oath of Office: Carlos Morgan, Rochelle Sweeney, and Alexander Koenig 7. Roll Call of the 2016 Planning Commission 8. Election of Planning Commission Chairperson for Year 2015 - Motion/Second to Nominate a Commissioner(s) to serve as Chairperson; - Motion/Second to close all nominations; - Conduct election (by simple voice/hand vote or secret ballot if necessary); - Motion/Second to Accept the Results and Election of Chair for Year 2016. 9. Appointment of 2016 Chair Pro-Tem by Chairperson 10. 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. 11. PLANNING ITEMS a) SCA Properties, LLC Planning App. No. 2016-001 Property Address: 6121 Brooklyn Boulevard PUBLIC HEARING – Consideration of a Planned Unit Development Amendment to the 1998 Brookdale Chrysler-Plymouth Dealership property, along with a Site and Building Plan for a new senior housing project to be known as the “Sanctuary of Brooklyn Center” PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER JANUARY 14, 2016 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. 2016-01 12. Discussion Items – nothing at this time 13. Adjournment PC Minutes 12-17-15 -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 DECEMBER 17, 2015 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:02 p.m. 2. ROLL CALL Chair Randy Christensen, Commissioners John MacMillan, Stephen Schonning, Rochelle Sweeney, Susan Tade and Carlos Morgan (arrived at 7:12 p.m.) were present, Commissioner Alexander Koenig was absent and unexcused. 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 Commission MacMillan, to approve the agenda for the December 17, 2015 meeting. The motion passed. 4. APPROVAL OF MINUTES – NOVEMBER 12, 2015 There was a motion by Commissioner Sweeney, seconded by Commissioner Tade, to approve the minutes of the November 12, 2015 meeting. The motion passed. 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 APPLICATION ITEMS 6a) RE-CONSIDERATION OF ORDINANCE AMENDING CHAPTER 35 OF THE CITY CODE OF ORDINANCES REGARDING DECKS AND PORCHES AS AN ALLOWABLE ENCROACHMENT INTO CERTAIN RESIDENTIAL YARD SETBACK AREAS AND ADDING NEW DEFINITIONS OF DECKS AND PORCHES. Chair Christensen asked Mr. Benetti to give background information on why the ordinance amendment was being re-considered. PC Minutes 12-17-15 -2- DRAFT Mr. Benetti stated that Councilmember Lawrence-Anderson had originally brought the topic of discussion to light in mid-2013 by referencing an article that highlighted other cities changing their zoning codes by allowing porches to encroach into the front yards. After direction from the Council to begin study and work on the ordinance, the city staff liaison (Mr. Jesse Anderson) to the Housing Commission presented the concept to the Housing Commission in March 2015. Mr. Anderson phrased six or seven questions to the Housing Commission that only addressed porches and never mentioned decks and the Housing Commission agreed that they would like to see only porches as an allowable encroachment. Mr. Benetti stated staff added decks in the beginning phases of this study item, due in part to other cities referenced either decks and/or porches as allowable encroachments. Mr. Benetti stated the language being presented has been studied and analyzed by both the Housing Commission and Planning Commission, and the Planning Commission has conducted great discussion points and analysis with regards to allowing decks and porches - both enclosed and unenclosed. He believed that adequate language had been built into the ordinance identifying what a deck or porch could look like. Mr. Benetti continued by stating that after the last Planning Commission meeting (11/12/15), staff was preparing the recommended changes to the ordinance for the City Council’s agenda, when the City Manager approached staff and asked why decks were being included, especially since the original intent seemed to focus only on porches. Staff went back to the Council and Housing Commission minutes, and discovered from the minutes that it may never have been the intent to allow decks as an allowable encroachment. The Housing Commission felt the City could keep the design of the porch compatible with the house, as opposed to a typical deck. Mr. Benetti stated that because of the original topic [title] brought up by Ms. Lawrence- Anderson, and knowing the Housing Commission was not in favor of extending allowable encroachments to decks in general, Planning Staff was requesting the Planning Commission to reconsider the draft ordinance, without reference to decks. Mr. Benetti stated that decks are still in the ordinance as an identifiable definition; and the ordinance will only apply to porches, either unenclosed or enclosed, with the intent to match the exterior architecture of the home. Home compatibility will be vetted during the permit process. He stated that the ordinance is not the final version and if Commissioners still want decks as an option for owners, they can make that recommendation. He stated that he thinks it is important to hear every voice here tonight and that the City Council will know about the Commission’s past work on decks. Chair Christensen added that the intent as he understood it was that the City is trying to bring people back to the front yards, and with that in mind he thought that the City should allow people to put decks on. He stated that there were discussions on whether or not to allow the decks to be enclosed and avoiding the additions being used as livable space. He stated that there are a lot of ramblers in the City and now with this ordinance rewritten, residents would have to redesign the entire front of their home. He sees this as a deterrent to residents given the City’s demographics and the cost of a porch versus a deck. Putting all those things together, he feels that the decks should not be taken out and he is at the point of saying either the decks stay in or he is not in favor of the porches because it goes against the intent of getting residents to the front yard. He thinks the City Council should consider implementing limitations on materials used for the deck PC Minutes 12-17-15 -3- DRAFT and that staff could look at a materials list that would address their concern about the materials looking weathered. There was a motion by Chair Christensen, seconded by Commission MacMillan to recommend the ordinance as previously prepared (and recommended for approval at the November 12, 2015 meeting) with an allowance for decks. Commissioner Sweeney asked Mr. Benetti about a couple he had previously talked about and what they wanted to do. Mr. Benetti replied that they were looking at an unenclosed porch or an open deck and they were at the 35-foot setback, so he told them they could not do it at this point, but to wait until Spring because that may change with the new ordinance amendment. Commissioner Sweeney stated that the Housing Commission’s decision to remove decks from the ordinance when there is already interest from the community may be counterproductive. Director of Business & Development Gary Eitel stated that he understood that the Housing Commission never wanted decks. He presented background on the intent of changing the ordinance and the City Manager’s concerns, and stated that the question was who was advocating for the decks. He conveyed his concerns about ensuring that the deck would be architecturally compatible to the home. He suggested that if the Commission wanted to include decks, they should consider an architectural review committee. He stated that the Commission could ask the City C ouncil if they want to consider adding decks to the ordinance. Commissioner Schonning stated his concern about someone putting a “heliport” on the front of their house with shoddy materials. He thinks that there needs to be some sort of control. With what has been said by the Housing Commission and the City Council, this issue must be reconsidered because it is a good point to limit what could be put on the front of the house. He described an example of a tastefully done wraparound deck. He stated he would be concerned about giving free reign and having large decks in the front yard. After hearing that it was not the Housing Commission’s intention, he feels this item deserves more discussion. Commissioner MacMillan asked if a building permit is needed for a deck. Mr. Benetti replied affirmatively. Commissioner MacMillan confirmed that the City would know in advance what the project would look like. Mr. Benetti replied affirmatively. Commissioner MacMillan stated that a deck is a lot less expensive than a porch and more affordable for residents. Mr. Benetti went over what is reviewed by a building inspector under a building permit. Chair Christensen stated that there had been discussion about the size of the encroachment and he could see how a deck could get larger, but a large deck would not be a minor undertaking and it would be reasonable to assume that appropriate materials would be used. He stated that other cities have an allowable materials list. He doesn’t see a large majority of residents wanting to go PC Minutes 12-17-15 -4- DRAFT to the expense of tying a porch into their home. He thinks the Commission needs to get more clarification on what the City Council wants from the Commission because they gave the ordinance to the Commission and it appears that the Commission changed it from what they intended. He thinks front yard decks are still appropriate and he would like to see feedback on an allowable materials list including low maintenance materials. Commissioner Morgan talked about the booming housing market and that people want their property to look good. He thinks we should have faith that people won’t build something ugly because overwhelmingly people want their places to look good, their property values to go up and won’t jeopardize their property value. He spoke about the wonderful things that are going on in Brooklyn Center and the good changes that are taking place. He asked Chair Christensen to clarify an earlier comment. Chair Christensen stated that what he was referring to was the residents’ ability to do a deck versus a porch. A deck would be a more affordable option. Chair Christensen asked if there is a difference in the assessed value of a porch or deck square footage-wise. Mr. Benetti replied that he believes it is minimal, but it would depend on the quality of the structure once it has been reviewed by a property assessor. Mr. Eitel stated that the porch would add more value to the home and that the City has architectural treatment limitations on porches, but not a lot of architectural controls. Commissioner Morgan stated that he understands the need to look at the proper materials and spoke about finding a middle ground with regard to regulations. Mr. Eitel stated that the Planning Commission would not be asking the City Council for input at this point, they would be asking the City Council for direction. Chair Christensen stated he wants the City Council to give the Commission direction and not input. Mr. Eitel stated he wants to make sure this is clear. Commissioner Sweeney asked if the City has a policy with regard to decks being built with engineered materials as some other cities do. Mr. Benetti replied that as long as the materials meet the State of Minnesota Building Code requirement, there is not much the City can say about what materials are used. He stated that a policy is guidance; whereby an ordinance is a must. If the materials are regulated by an ordinance, it must be enforced. Commissioner Morgan stated that he thinks that treated materials should be used on decks. Mr. Benetti stated that even treated materials have to be maintained. Currently, there is no treated materials limitation in place and the City can require the structure to be fixed but it cannot require a deck to be painted. PC Minutes 12-17-15 -5- DRAFT Discussion took place regarding deck materials. Chair Christensen confirmed that the amended ordinance with the decks stricken mandates that the porch must be architecturally compatible with the dwelling. Mr. Eitel challenged the Commission to show him a deck that is architecturally compatible with a house. Chair Christensen stated that an open porch format is putting a roof over a deck. Mr. Eitel stated that the roof would match the existing house. Chair Christensen asked “but the deck does not?” Mr. Benetti showed Commissioners examples of decks to determine the architectural compatibility. Chair Christensen stated that if the City wants to allow an open porch format, then it should allow an open deck format. Commissioner Schonning stated that the spirit of the ordinance change was to allow for an extension of the encroachment and we are not saying you can’t build a deck. He talked about having issues with large decks. Commissioner Tade asked about maximum deck sizes. Chair Christensen stated that none of the sizes were changed, only the deletion of the decks and stated that an unenclosed porch is the same as a deck with a roof. Mr. Eitel stated that the architectural compatibility would still need to be determined. Chair Christensen stated that the Commission needs direction from the City Council on what direction the ordinance is supposed to be taking because it is confused. Mr. Benetti stated that the original intent was to do porches and as we progressed in the process, decks came in and now we are at a point of trying to present something and we are being questioned about the inclusion of decks. He thinks the ordinance can be presented to the City Council with a recommendation that the Commission still wants decks as part of the ordinance. Commissioner Morgan encouraged asking the City Council for more direction. Commissioner Tade asked if it could be presented that the Planning Commission does endorse the ordinance as it is with the porches and would like the City C ouncil to consider the addition of decks as well. PC Minutes 12-17-15 -6- DRAFT Chair Christensen stated he thinks the Commission’s recommendation should be that we want to include decks. Discussion took place regarding the recommendation and motion. Chair Christensen asked if the City Council said they did not want decks. Mr. Eitel replied that the February 9, 2015 heading to the Council Work Session agenda item referred to “decks and porches” but the text from the original July 22, 2013 study session did not mention “decks”, it just said “porches”. He thinks that it has expanded and now we are building the rationale that this is what the Commission likes. The Planning Commission has talked about the maximum distance and size and said that a deck can be put on the front of a house. The question coming back is if there are examples of architecturally compatible decks. The examples have been of higher value homes. Chair Christensen talked about making homes a higher value by the addition of decks and stated he is unsure of the Commission’s directive and according to this ordinance, residents cannot have a deck. Mr. Eitel stated that residents can have anything they want as long as they meet the setback standards. This ordinance addresses permitted encroachments. He stated that if this is the Commission’s wish, then staff can shape and clarify the referral. He stated that if decks are added to the ordinance, someone should be reviewing them to make sure they are complementary to the neighborhood. Chair Christensen stated that the Commission doesn’t have a definition of what architecturally compatible is and he doesn’t think he wants to get into that definition. He recommended that the Commission not vote for the motion put forward because he doesn’t think it is going to serve us the way it was intended. Chair Christensen then called for the vote to the motion made earlier on the table (motion by Chair Christensen, seconded by Commission MacMillan to recommend the ordinance as previously prepared): Voting in favor: None And the following voted against the same: Chair Christensen, Commissioners Koenig, MacMillan, Morgan, Schonning, and Sweeney. The motion did not pass (0 in favor to 6 against). Motion failed Commissioner Tade stated she thinks that we should tell the City Council that we have had these discussions about decks and that we want to consider it. She stated she is not 100% sure that decks are a great idea, but want them in the conversation. PC Minutes 12-17-15 -7- DRAFT Commissioner Morgan talked about the importance of this issue and the difference between a policy and an ordinance. Chair Christensen stated that he is not prepared to send the ordinance forward. Mr. Benetti suggested a motion for staff to present the ordinance and discussion points up to this date to the City Council at a workshop session and ask for their direction. If the City Council directs the Planning Commission to include “decks” in the new ordinance language, then the original or similar ordinance (as presented at the November, 12, 2015 regular meeting) will be brought back to the Planning Commission for re-consideration and official recommendation. Conversely, should the City Council wish to exclude decks under this ordinance, the Planning Commission will need to re-consider a similar version of the revised ordinance presented tonight, with official recommendation forwarded back to the City Council. It was the majority consensus of the Planning Commission to accept this suggestion. There was a motion by Commissioner Tade, seconded by Commissioner Morgan to direct staff to bring language and discussion minutes up this point to the City Council for a work session item for the City Council’s review and direction. Voting in favor: Commissioners MacMillan, Morgan, Schonning, Sweeney, and Tade. And the following voted against the same: Christensen The motion passed (5 in favor to 1 against). Motion passed. 7. DISCUSSION ITEMS 7a) PRESENTATION BY CITY PLANNING STAFF OF YEAR 2015 PROJECTS AND DEVELOPMENTS Mr. Benetti provided current pictures and information regarding the City’s 2015 projects and developments. 7b) PRELIMINARY PRESENTATION AND DISCUSSION OF NEW SENIOR HOUSING DEVELOPMENT PROPOSAL ON FORMER CARS WITH HEART SITE – 6121 BROOKLYN BOULEVARD Mr. Benetti provided information on the new senior housing development, The Sanctuary. 7c) REVIEW UPDATED COMMUNITY DEVELOPMENT ACTIVITIES AND PROJECTS MAP – 2016 PC Minutes 12-17-15 -8- DRAFT Mr. Benetti provided information on 2016 development activities and projects including the Brooklyn Center Opportunity Site Plan concept, Jerry’s Food Site, Embassy II site and 57th and Logan. He stated that he welcomed Commissioner’s input and additions to the map. 7d) PRELIMINARY DISCUSSION OF NOMINATIONS/ELECTION OF CHAIRPERSON FOR 2016 The timing and process of the chairperson nomination was discussed. There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning to nominate Chair Christensen as Planning Commission chairperson. The motion passed. Commissioner Morgan stated that there was as possibility that Commissioner Koenig was open to serving as the Chairperson. Mr. Benetti stated that the election will take place at the next Planning Commission meeting. Commissioner Koenig will be notified via e-mail of the nomination and election, if he indicates that he wants to serve, he is able to nominate himself. He stated that the election is typically done with paper votes. 7. OTHER BUSINESS Mr. Benetti stated he will be sending out a Commission roster and wants commissioners to update their information. Chair Christensen asked about re-appointments. Mr. Benetti replied that Commissioners Morgan, Sweeney and Koenig were re-appointed at the December 14, 2015 City Council meeting. Commissioner Morgan talked about his pleasant experiences with the Luther dealership. Chair Christensen thanked staff for their hard work and help and stated he is looking forward to next year. 8. ADJOURNMENT There was a motion by Commissioner MacMillan, seconded by Commissioner Tade, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:53 p.m. STATE OF MINNESOTA ) COUNTY OF HENNEPIN ) ss. Certification of Minutes CITY OF BROOKLYN CENTER ) PC Minutes 12-17-15 -9- DRAFT The undersigned, being the duly qualified and assigned Secretary to the Planning Commission of the City of Brooklyn Center, Minnesota, certifies: 1. That attached hereto is a full, true, and complete transcript of the minutes of a Regular Session of the Planning Commission of the City of Brooklyn Center held on December 17, 2015. 2. That said meeting was held pursuant to due call and notice thereof and was duly held at Brooklyn Center City Hall. 3. That the Planning Commission approved said minutes at its January 14, 2016 regular meeting. _______________________________ _______________________________ Tim Benetti, Secretary Randall Christensen, Chair ________________ App. No. 2016-001 PC 01/14/16 Page 1 Planning Commission Report Meeting Date: January 14, 2016 Application No. 2016-001 Applicant: SCA Properties, LLC Location: 6121 Brooklyn Boulevard Request: PUD Amendment and Site & Building Plan INTRODUCTION SCA Properties, LLC is requesting an amendment to the original Planned Unit Development of the [former] Brookdale Chrysler-Plymouth Dealership property, along with a Site and Building Plan for a new senior housing project. The project is tentatively titled “The Sanctuary at Brooklyn Center.” 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. It should also be pointed out the Developer held a public informational meeting on the project last Wednesday, January 6th at the city’s West Fire Station. The same list of owners within the 350-foot radius were invited. COMPREHENSIVE PLAN AND ZONING STANDARDS Land Use Plan: RB - Retail Business Current Zoning: PUD/C2 (Planned Unit Development/Commerce) Surrounding Zoning: North: C2 (Commerce) East: Brooklyn Blvd. / R1 One Family / C1 Service-Office South: PUD/C2 (PUD/C2 and R1 One Family Res. West: R-2 Two Family Res. / R-1 One Family Res. Site Area: 4.48 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 approval of the 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 given subject to approval of the amendment to the PUD. • Application Filed: 12/15/15 • Application Deemed Complete: 12/18/15 • Review Period (60-day) Deadline: 02/14/16 • Extended Review Period Deadline: N/A ________________ App. No. 2016-001 PC 01/14/16 Page 2 BACKGROUND The original Planned Unit Development of the [former] Brookdale Chrysler-Plymouth Dealership was approved September 28, 1998. This PUD provided for the rezoning of the subject properties from C-2 (Commerce) and C-1 (Service/Office) to a new overall and current zoning of PUD/C-2 (Planned Unit Development/Commerce). The PUD [Agreement] stipulated that Lot 1, Block 1 of the Chrysler Motors Corporation 2nd Addition (main parcel) can only be used for “motor vehicle sales, leasing, service and the sale of vehicle parts.” The PUD further stated that the smaller lot to the south of the main lot “shall be used for parking and display of passenger vehicles for sale.” The subject site was approved as an auto dealership in 1962, and was owned for a number of years by William Bartram. Mr. Bartram later sold off the dealership to Luther Companies, which closed and relocated the dealership. In 2009, Kagel Acquisitions Group acquired the site and opened the Cars with Heart and Cars for Courage dealerships. These two groups later moved out in 2012 and 2013, which eventually led to the last auto dealership of Buy-Right Auto Group. The City’s EDA completed the purchase of this site in April 2014 for $1.5 million from Kagel, and the smaller lot to the south for $150,000 from the Luther Companies (note: Luther immediately donated the $150,000 sale proceeds back to the City for use of the new amphitheater project). This amendment request is considered the first amendment to the original Brookdale Chrysler- Plymouth PUD of 1998. The amendment specifically seeks to rescind the exclusionary language of motor vehicle sales and related activities on these two lots, and provide for the allowance of an affordable assisted living facility for low-income seniors. The amendment also provides for allowance of reduced setbacks. The Amended PUD would allow the redevelopment of this site with a new 4 story (and partial one-story) slab on grade multiple family residence facility, with 158 unit. Of these, 130 units will be reserved for “general assisted living” and the remaining 28 units reserved for “higher acuity” residents (early stage dementia or Alzheimer’s). This residential facility will not be a 24- hour staffed nursing care center. PUD AMENDMENT ANALYSIS The Planned Unit Development process involves the rezoning of certain lands with a PUD designation, followed by an alpha-numeric designation of the underlying zoning district. In this case, the land is currently zoned PUD/C-2 zone. The underlying zoning district of C-2 (Commerce) provide the regulations governing all uses and structures within the new PUD, or in some cases, the PUD Agreement can specifically identify, limit or exclude uses under the PUD. This was the case in 1998, when the city adopted the PUD/C-2 zone, with the expressed purpose of limiting to just the auto dealership activities. Planned Land Use Under most universal PUD’s, the rules and regulations governing these underlying districts would apply to the current or future development proposals. One of the main purposes of the ________________ App. No. 2016-001 PC 01/14/16 Page 3 PUD district is to give City Council the needed flexibility in addressing development and redevelopment issues, which may assist in the redevelopment of certain sites, especially in-fill developments of this nature. Regulations governing uses and structures may be modified by conditions ultimately imposed by the City Council on the development plans. As the Planning Commission is aware, over the past few years planning staff has consistently identified and targeted this auto dealership site for redevelopment, which is one of the key reasons the City’s EDA directed staff to negotiate the sale and acquisition of this site. Once the site was secured by the City, staff’s primary focus has been to market and seek some form of a new housing project on this site, specifically senior housing or general assisted living facility. Under the current C-2 Zone, multi-family housing or senior assisted living is not specifically identified as a permitted or special use under this district. However, “nursing care home” is allowed as a permitted medical and health use under the C2 (Commerce) district regulations (see below): Section 35-322. C2 COMMERCE DISTRICT. 1. Permitted Uses f. The following medical and health uses: 4) Nursing care homes, (at not more than 50 beds per acre), provided that these institutions shall where required by state law, or regulation or by municipal ordinance, be licensed by the appropriate state or municipal authority. The C-2 also permits “[O]ther uses similar in nature to the aforementioned uses as determined by the City Council.” To accommodate this new redevelopment proposal from SCA Properties, and to facilitate the city’s own redevelopment goals of this important site, staff is requesting the Planning Commission consider the allowance of the senior housing development to proceed under the general guise or be considered similar in nature to the “Nursing care home” use. Although the State of Minnesota still has in place a moratorium on new nursing care homes (due in large part to limited State funds to assist or pay for elderly health care in current nursing care facilities throughout the state), the City is not identifying this new use as a nursing home, but rather a senior assisted living and acuity care facility, that may generally resembles or can fit under this type of use in the C2 District. Although regular or standard multiple family housing (market-rate, affordable, work-force, Section 8, etc.) is not allowed in the C2 Zone, this type of housing is a bit different, as it will provide general [assisted] care to the residents; and this assistance and management of the facility is provided by paid professionals, housing assistants, and service workers (both full-time and part-time). This level of service can be viewed as somewhat of a commercial enterprise or functioning business to some degree. The residents at this Sanctuary are paying to have the ability to live on their own, but served with limited assistance as needed. This housing is does not have (nor is it allowed under State rules) to provide 24-hour nursing or medical service care, as this would be considered a nursing care home. ________________ App. No. 2016-001 PC 01/14/16 Page 4 The PUD Amendment will essentially ratify the allowance of this senior housing facility at this location, while keeping the PUD/C-2 zone intact. The proposed development and rights of this use will be secured under the future (amended) PUD Agreement between the City and SCA Properties. Planning Staff recommends that the Planning Commission recommends to the City Council that this proposed use of a general assisted living facility, with limited acuity care units for senior residents, is an acceptable use under this PUD/C-2 district; and meets the general definitions or standards of a permitted (but limited) nursing care home; and may be considered an allowable or permitted use under the “Other uses similar in nature” standard provided for under Sect. 35-322 district standards. This recommendation is made with the understanding that this use can only be legitimized at this location by means of the PUD Agreement (noted earlier); and no other uses will be allowed or modified unless the PUD is requested to be amended and approved accordingly. 2030 Comprehensive Plan Policies, Goals and Objectives The city’s 2030 Comprehensive Plan provides a number of supporting statements, goals and objectives that may lend support for the change of land use proposed by the Developer. The following is abbreviated language from Ch. 2 Land Use, Redevelopment and Community Image Plan: The recommendations of the Brooklyn Boulevard Redevelopment Study and the Brooklyn Boulevard Streetscape Amenities Study have generally been incorporated into the Comprehensive Plan, but the City continues to consult the studies for further, more detailed, advice. The City Planning Commission should develop overall strategies to implement agreed upon design recommendations from these studies favorable to the community’s image objectives. The land-use and redevelopment themes of both studies, broadly stated, recommend gradually eliminating the remaining inappropriate single-family units along the Boulevard. Further, both studies recommend replacing the single-family units with either commercial and office/service uses on sites that are large enough to provide for adequate circulation and good site design or with high- and medium-density residential uses. Generally, they recommend that the central segment of the corridor be used primarily as a commercial district while the balance of the corridor is devoted primarily to either higher-density housing or single-family housing south of Highway 100. The following are the Goals that have been established by the Plan: 1. Protect and enhance the residential neighborhoods. 2. Continuously renew and redevelop to make better use of land in City Center and the Brooklyn Boulevard Corridor. 3. Improve the appearance of the city to enhance quality of life, property values and civic pride. 4. Improve the image of the City through branding and coordinated theme development in public areas. ________________ App. No. 2016-001 PC 01/14/16 Page 5 Land Use Redevelopment Objectives are noted as follows (selected): 3. Continue the selective redevelopment of targeted areas, commercial, industrial and residential, to eliminate obsolescent or deteriorating land uses and stimulate new investment. 5. Enhance and strengthen City Center’s economic viability and status in the regional market place. • Help increase retail sales, rental occupancy and tax base. • Promote the redevelopment of obsolete, underutilized or vacant sites into uses that address needs in the marketplace, and that provide a more pedestrian-friendly atmosphere. • Assist in the gradual evolution of the Brooklyn Boulevard corridor consistent with the 1996 plan so that it offers a positive, complementary but different environment from that of the City Center. 6. Use the zoning ordinance to provide for a more flexible mix of land uses and to encourage good design. The following are the “Community Image Objectives” of the Plan: 1. Improve the connections and linkages between neighborhoods, major corridors, parks and open space, and City Center, through streetscape enhancements, signage systems, and other public way improvements. • Improve the Brooklyn Boulevard corridor through redevelopment and intensification of underutilized sites, traffic improvements, and appearance enhancements, as outlined in the Brooklyn Boulevard Redevelopment Study (1993) and the Brooklyn Boulevard Streetscape Amenities Study (1994). Ch. 4 – Housing Plan of the 2030 Comprehensive Plan also provides supporting statements for this type of senior housing development, noted as follows: HOUSING FOR EMPTY-NESTERS AND SENIORS As touched upon in the subsection above on age of householders there is a lack of housing designed for individuals and couples beyond middle age who looking for low maintenance alternatives to their single-family detached home. The lack of housing supply to address this housing need is probably causing people to move out of the community. At the community comprehensive planning meetings the housing needs of seniors looking to move out of independent living situations and into housing that includes a degree of supervision and support was brought up as a housing issue. A second need of seniors identified was support to do chores for seniors and help them maintain their homes ________________ App. No. 2016-001 PC 01/14/16 Page 6 HOUSING REDEVELOPMENT OPPORTUNITIES As described in the Land Use, Redevelopment and Community Image Plan (Section 2), several areas offer opportunities for redevelopment with mixed residential, office and commercial land uses at medium to high densities. • Many areas along the Brooklyn Boulevard corridor that are currently occupied by single family homes or underutilized as commercial sites would be available for redevelopment for high- or mid-density housing or more intensive office and commercial uses. The corridor is well served by transit lines. HOUS I N G P R I N C I P L E S As part of participating in the Metropolitan Livable Communities Act's Local Housing Incentives Program, in 1996 the City declared its support for the following principles: 1. A balanced housing supply with housing available for people at all income levels. 2. The accommodation of all racial and ethnic groups in the purchase, sale, rental and location of housing within the community. 3. A variety of housing types for people in all stages of the life cycle. 4. A community of well-maintained housing and neighborhoods, including ownership and rental housing. 5. Housing development that respects the natural environment of the community while striving to accommodate the need for a variety of housing types and costs. 6. The availability of a full range of services and facilities for its residents, and the improvement of access to and linkage between housing and employment. Reduced Setback Standards The development site plans for this senior housing project identifies a 4 story high residential building, with a one –story wing addition near the southwest corner. Pursuant to Zoning Code Sect. 35-400, an additional setback standard is noted as follows: 4. When a building of 2-1/2 stories or more in an R5, R6, R7, C1A or C2 zone abuts an R1 or R2 zone, the setback of this building from the R1 or R2 property shall be no less than twice the height of the building. As noted in the Comp. Plan/Zoning Standard section of this report, the subject site is adjacent to R-1 and R-2 zoned properties to the west and south of the property. According to the narrative and site plan (which will be analyzed fully later in this report), the building appears to have a 125-ft. setback from the front Brooklyn Blvd. right-of-way line; a 40-42-ft. setback along the south lot line; approximately 100-ft. from the west line; and 35.8 ft. from the north line (along 62nd Avenue). From measurements obtained off the elevation (architectural) plans, the overall buddings height (4 stories plus peak of roof line) is measured at 56.5 feet. Some cities allow the height of ________________ App. No. 2016-001 PC 01/14/16 Page 7 buildings under their zoning standards to be the mid-point (mean) of top line to the bottom (soffit) edge, or in this case about 49-feet. The one-story wing addition (southwest corner) is shown with a 22.4-ft. height level. At 56.5 feet, this equates to 113-ft. setback along this line, while the 49-ft. height would call for a 98-ft. setback. The setbacks along the front (east) and north sides all appear adequate; and the west setback of approx. 100-ft. is acceptable due in large part to his section of the new building is shown as the one-story living area. However, the setback along the south line is almost half of what the Code requires. The two properties directly affected under this added setback standards are the single family homes located at 3600 – 61st Avenue (Bucsko family estate ) and 3606 - 61st Avenue (Jesse & Teresa Moan residence). As part of the city’s efforts to acquire the surrounding properties near this development site, planning staff has been in contact with both owners and the Bucsko family has agreed to sell to the city. The Moans are aware of the plans and indicated a desire to stay for a few years, and are receptive to selling to the city. Both families have stated they do not object to the city’s redevelopment plans for the site next door. Under the PUD process, a reduction of setbacks may be considered, if certain provisions or conditions are offered into the plans, such as buffering or screening measures, which may help reduce the massiveness of the buildings into this encroachment area, and those measures that may alleviate any negative impacts upon the neighboring single-family residential district. The plans call for some landscaping and screening along the south edge, which will be addressed in the “Landscape/Screening” section of this report. Assuming this remains the case at time of approvals, the Planning Staff does support the allowance of the reduced setback standard along this south line, provided additional measures of screening and landscaping are provided in the interim period until the city officially acquires and takes control of both sites. Planning staff recommends the Planning Commission provide a recommendation of support to this request for reduced setback along this south lot line boundary. DEVELOPMENT PLAN/SITE & BUILDING PLAN REVIEW The new PUD plan for the subject site calls for the construction of a four story residential facility, along with a small one-story wing addition off the southwest corner, which will provide 158 units of senior assisted living. Of these living units, 130 will be for general assisted living residents, while 28 units are reserved for higher acuity residents. As stated previously, this is not considered a nursing care home by definition, due to the absence of 24-hour nursing or medical oversight care for residents. The submitted site plans under this report indicate two access points along 62nd Avenue to the north. This has been revised and will be discussed later in this report. The site contains a front parking area along Brooklyn Boulevard and a separate parking area to the rear of the building. The front parking area is primarily for visitors, while the rear parking area is for workers. The ________________ App. No. 2016-001 PC 01/14/16 Page 8 front face of the building was situated to provide massing and nice exposure to the highly traveled Brooklyn Blvd. roadway system. This front area will also provide a covered entrance (referred to as a “porte cochere”) which would allow cars to stop and drop-off or pick-up residents and provide some protection from the elements. The back yard areas of the facility provides a small, private garden and walking path area, with garden/plantings areas, trellises and seating scattered throughout. A separate and smaller (but secured) fenced in area located at the end of the single-story acuity wing. The site also contains a dedicated fire lane along the south sides of the building, which will be closed for passenger vehicle traffic, and may be used as additional walking path space (similar to the fire lane at the Maranatha/Presbyterian Homes facility off 69th Avenue). All of the units are intended for single-occupancy for one bedroom, and equipped with private bathroom facilities, and small sink/kitchenette and private dining areas.  Building The building elevations and floor plans for the proposed building are attached to this report. Amenities in the building include a 2-story entry lobby with adjacent mail café, common dining room as well as a private dining room, commercial kitchen, club room, fitness/wellness room, spa/bathtique, salon, theater, community room, and creative arts studio. In addition to this, the higher acuity area has its own remote serving pantry, dining areas and dayroom spaces for each household of 14 residents, sunroom, spa/bathtique, sensory room, activity lounges and access to an enclosed garden and outdoor area. All units will have at least one window, with two windows in the larger units. The exterior materials are a combination of fiber cement lap siding, shake siding, panel siding, brick, and some cultured stone. The roof will be covered with architectural grade shingles, in a color yet to be determined. . The building will be made fully ADA compliant, with elevators located or spaced apart according to specific (federal government funding) rules for these types of facilities. Stairwells will also be provided, and the building shall be sprinklered. As noted previously in this report, the height of the building was determined by measurements obtained off the elevation (architectural) plans. The overall buddings height (4 stories plus peak of roof line) is measured at 56.5 feet. The Zoning Ordinance is silent on how to determine or measure the height of buildings, nor does the Code provide a minimum or maximum height of structures in the C2 district. Some cities allow the height of buildings under their zoning standards to be the mid-point (mean) of top line to the bottom (soffit) edge, or in this case about 49-feet. The one-story wing addition (southwest corner) is shown with a 22.4-ft. height level.  Access & Parking As noted in the Developer’s own narrative, it was stated that most if not all of the residents that live at this facility will not have vehicles to drive, or have the resources to keep or maintain a vehicle on the site. ________________ App. No. 2016-001 PC 01/14/16 Page 9 The former dealership site contained two access points off Brooklyn Blvd. The main (northerly entry point led directly into the dealership site, while the southerly access was a joint access between the larger car site and smaller Luther lot to the south. The site also had three additional access points off 62nd Avenue (to the north); however, after the city acquired the site, the most easterly access closure was voluntarily closed as part of the 2014 Street Improvement Projects. The submitted plans included in this planning report illustrate the removal of the two access drives off Brooklyn Boulevard, with two new separate access points off 62nd Avenue only to serve this facility. The westerly access drive would utilize the existing (saved) access point off 62nd Avenue, which feeds two-way traffic directly into the new 35 space parking area, and provided access for the dedicated delivery/loading areas. Pursuant to Zoning Code Section 35-704 [MINIMUM PARKING SPACES REQUIRED], the following spaces are required for each type of use: 1. Residence a. Two spaces per dwelling unit 4. Miscellaneous b. Rest homes, nursing homes, sanitariums, and homes for the aged and for children: One space for every four beds plus one space for every two employees and one space for each staff doctor. If this new PUD Plan were truly a regular multiple family housing development, the two spaces per unit would require 316 spaces (158 units x 2). However, since the Developer has presented this as a senior assisted living facility, and assuming the City Council accepts this use under the PUD/C2 zone, the city can apply the one space per 4 beds (158 / 4 = 39.5) or 40 spaces. The remaining 35 spaces will be reserved for employees, which are targeted at 25 to 30 employees. The city does not disagree with the statement that most residents at this location will be driving or own a vehicle; and the number of spaces for visitors and employees papers to be adequate and ________________ App. No. 2016-001 PC 01/14/16 Page 10 approved. The easterly drive opening would be re-established at or near the location of the former (and recently closed) access nearest the intersection. Access is then directed to a very sharp, goose- neck driveway, that feeds two way traffic to and from the front visitor parking area, which contains 41 spaces. It should be pointed out that these two access points were encouraged by planning staff in order to eliminate any direct access onto Brooklyn Boulevard, which is what we initially thought would be supported. When the site plans were submitted to the city engineering department for review, the following concerns were expressed: • Proximity of the easterly driveway off 62nd Avenue to the intersection of 62nd and Brooklyn Blvd.; • The sharp turning radiuses or “goose-neck” style driveway near this location; and • The elimination of the Brooklyn Blvd. accesses, which can cause the possible overloading, stacking and conflicting movements of vehicles on to 62nd Avenue and the nearby intersection with Brooklyn Blvd. The engineers suggested the planners and site designers refer back to the SRF Engineers’ Brooklyn Boulevard Concept Plan layouts, which is noted in the illustration below: This concept plan allows for the keeping of the shared driveway between the two parcels, and elimination of the main access off Brooklyn Blvd. ________________ App. No. 2016-001 PC 01/14/16 Page 11 Staff met with the developers shortly thereafter and encouraged the designers to provide a new access as shown on the SRF Concept Plan; and make an effort to revise or modify the sharp driveway design near the intersection. The re-design of this driveway may result in the new building being shifted even further to the south, which means an even more reduced setback along this area. At this time, the Developer is examining options of making access and driveway changes that will address the comments and concerns raised by the engineering staff. Staff may provide some additional information, design options and recommendation at the public hearing. The site also provides for a 12-foot wide fire lane road along the west and south sides of the building. When staff was considering the shifting of the building further south to accommodate the access points and driveway along 62nd Avenue, a suggestion was made to eliminate this fire lane. However, the fire department requested this lane to remain on these sides. The fire lane is scheduled to be improved with 4-foot wide “reinforced turf” on each side of the lane, making this a 20-foot wide section. The fire lane will need to be gated or blocked off to prevent any passenger vehicles from driving along this lane; however, the lane can be used by residents as an additional walking path if they wish. The Fire Chief will make final recommendations and approval of the fire lane during building permit review. The site plan identifies new sidewalks to be installed along the south side of 62nd Avenue; and two walkway connectors from the front parking lot areas to the front trail/sidewalk along Brooklyn Boulevard. Hennepin County has requested the Developer (City) dedicate a 17-foot wide roadway/trail easement along this east property line, to accommodate the future road and regional trail improvements in this area. At this time, it is anticipated the 17-ft. easement will provide enough space for a 10-ft. wide boulevard and 10-ft. wide trail, with a 2-3 ft. buffer strip on the back side of the trail. Planning and Engineering staff is confident that enough space is available in this area to accommodate the future roadway/trail improvements, and will work with the Developer to ensure the future needs of the City and County are met prior to any transfer of land.  Grading/Drainage/Utilities The applicant has provided preliminary grading, drainage, utility and erosion control plans which are being reviewed by the Director of Public Works/City Engineer. His written comments will be attached for the Commission’s review. The site contains two new on-site infiltration basins to be installed on the west edge and east edge of the property. These ponds will provide storm water pre-treatment of water runoff from the building and parking areas, and are tied into the city’s own storm sewer systems within 62nd Avenue and Brooklyn Boulevard. The City Engineer has requested the city’s engineering consultants from WSB Co. to assist in modeling the existing nearby storm water systems, and provide a determination or opinion if these systems can also accommodate the expected runoff from this development site. These findings were not available at the time of preparation of this report, but will be available prior to City Council consideration and determination made before any building permit approvals. Sanitary sewer and water mains are located within Brooklyn Boulevard right of way, and should ________________ App. No. 2016-001 PC 01/14/16 Page 12 be readily available or able to accommodate this new addition. The City Engineer has requested a local civil engineering consultant to provide a review and determination of whether or not the local sanitary and water systems can accommodate this large scale residential development in this area. We may have a response from the engineer by next Thursday, and will report any findings or concerns if they become available. B-612 curb and gutter is to be provided around all driving and parking areas in accordance with city ordinances.  Landscaping/Screening The developer has submitted a landscape plan as part of this PUD. All new landscape plans must comply with the City’s “Landscape Point System” policy, which is evaluated and determined by the LPS worksheet. One of the key benefits for a landscaping plan is to provide nice visuals and pleasing amenities to a newly reconstructed site, which also complement the new building and improvements, and fill in open space areas as needed. Another added benefit is to provide a dense, natural and environmental friendly screening, especially the neighboring single family residences to the south and west sides of this site. The PUD process may permit reduction of required setbacks (as we detailed in the previous “Building” section of this report), but typically the development and/or Developer must provide suitable and acceptable buffers or screening measures (such as landscaping, fencing, berming or a combination of all) to lessen these impacts upon the adjacent properties. This 4.48 acre site requires a total of 366 landscape points (based on multiple family residential uses). The plan calls for 53 deciduous trees; 27 decorative/ornamental trees; 45 coniferous trees; and 150 shrubs. The plan also includes the addition of 1,025 perennials and grasses. The point total calculated by city staff equates to 915.5 points, which is almost 3 times the amount required, and should be commended by the Developers. The PUD process may permit reduction of required setbacks (as we detailed in the previous “Building” section of this report), but typically the development and/or Developer must provide suitable and acceptable buffers or screening measures (such as landscaping, fencing, berming or a combination of all) to lessen these impacts upon the adjacent properties. Pursuant to City Code Section 35-412. Special Requirements in C2 Districts, the following is added for buffering new developments next to single family residences: 3. Where a proposed C2 development abuts an R1, R2, or R3 district other than at a public street line, buffer provisions shall be established. There shall be provided a protective strip of not less than 35 feet in width. The protective strip shall not be used for parking, driveways, off-street loading or storage and shall be landscaped. The landscape treatment shall contain an opaque fence or wall which shall not extend within 10 feet of any street right-of-way. The fence or wall design must be approved by the City Council as being in harmony with the ________________ App. No. 2016-001 PC 01/14/16 Page 13 residential neighborhood and providing sufficient screening of the commercial area. The fence or wall shall be eight feet in height. The protective strip shall contain no structures other than the approved fence or wall. The landscape plan does a great job providing or maintaining the 35-foot buffer along the west edge with a large number of trees and plants, but appears somewhat limited along the south edge. The City generally accepts this limited level along the south due to the proximity of the fire lane at this location. The plan seems to be absent of any fence or wall along these sides, and the City is requesting the Developer provide an 8-ft. high fence along these two sides. At the public information meeting of Jan. 6th, one of the homeowners along the west side voiced a concern of nearby townhome residents and pedestrians walking between their back yards and the old concrete block screening wall that used to encircle the old dealership site. Since the wall was removed by the city, the site is now open more than ever, and they still see a lot of foot traffic in this area. The homeowners requested some type of fence or screen to prevent this traffic, and city staff supports this request. The Planning Commission should make a determination as to the adequacy of the screening plan and provide recommendations on this plan at the public hearing.  Lighting/Trash The Developer has been submitted a lighting plan for this site. All new lighting would need to meet or exceed those requirements established under Section 35-712 of the city ordinances. City ordinance require that all exterior lighting be provided with lenses, reflectors or down-cast shades so as to concentrate illumination on the property. Illumination is not permitted at an intensity level greater than 3 foot candles measured at property lines abutting residentially zoned property. The preliminary review of the photometric plan indicates all new lighting is situated in and around the two parking and driveway areas. There does not appear to be any lighting along the back fire lane areas, and the city staff (planning and fire department) will work with the Developer to develop or add new lights if this area needs to be illuminated. The trash pick-up and enclosure are located to the rear of the budding (see illustration above). ________________ App. No. 2016-001 PC 01/14/16 Page 14 The enclosure is slated to match with the new exteriors of the building. A second enclosure is also shown for a back-up generator. FINDINGS & RECOMMENDATION The request by the Developer to amend the existing Planned Unit Development of 1998 to allow this multiple family residential use, including the addition of the new 4-story, senior assisted living facility as presented herein, can be supported based on the following findings: a) The proposed use of a general assisted living facility, with limited acuity care units for senior residents, is an acceptable use under this PUD/C-2 district; and meets the general definitions or standards of a permitted (but limited) nursing care home; and may be considered an allowable or permitted use under the “Other uses similar in nature” standard provided for under Sect. 35-322 district standards; b) The proposed senior housing project will provide an ideal opportunity for redevelopment of a targeted area for the community’s senior residential and health care sector; eliminates and replaces an obsolescent or deteriorating commercial area, and will stimulate new investment in the neighborhood and community. c) The proposed project appears to demonstrate a clear and public need or benefit to the community and regional area, as it will improve the appearance of the city and enhance the quality of life, property values and civic pride in this neighborhood area; d) The proposed senior housing project will facilitate the redevelopment plans of this site, which appear to be compatible with the goals, objectives and policies of the City’s 2030 Comprehensive Plan and underlying land use plan. e) The proposed rezoning will enhance and strengthen City Center’s economic viability and status in the regional market place by the following supporting statements: i. helps to increase employment opportunities, rental occupancy and tax base; ii. provides for the redevelopment of an obsolete and underutilized site into a use(s) that address needs in the marketplace, especially for senior housing and life-cycle housing needs. f) The new senior housing project provides an ideal opportunity to provide additional (and affordable) senior housing options for its own and neighboring residents. g) The new senior housing project will not be injurious to the use and enjoyment of other uses in and around this Wangsted park neighborhood; ________________ App. No. 2016-001 PC 01/14/16 Page 15 h) The addition of this new senior housing project will not impede the normal orderly development and proposed improvements of this area or those projected along the Brooklyn Boulevard Corridor; and i) The proposed layout of this new senior housing development, including the new buildings, site improvements, walkways, and trails, including reduced setbacks and any other related flexibility or reductions identified within these Site and Building Plans, are hereby acceptable and approved. Should the Planning Commission agree with these findings, then Planning Staff recommends the Commission adopts the attached Resolution No. 2016-01, which comprehends the approval of Planning Application No. 2016-001, the request by SCA Properties, LLC to amend the original 1998 Planned Unit Development of the Brookdale Chrysler-Plymouth Dealership, along with a Site and Building Plan for a new 4-story senior housing project identified herein, subject to the following allowances and conditions: 1. Developer is allowed to amend the 1998 Planned Unit Development of the Brookdale Chrysler-Plymouth Dealership by redeveloping the subject site consistent with the proposed Site and Building Plan known as the “Sanctuary of Brooklyn Center Senior Living”, which shall serve as the new (and approved) Development Plan to this amended PUD. 2. No other allowances, modifications or changes that may not be illustrated or indicated on the submitted “Sanctuary of Brooklyn Center” plan, dated 12/11/15 shall be comprehended or permitted under this Site and Building Plan approvals, unless specifically requested by the Developer and approved by the City Council. 3. Developer must install and show on the final plans a new 8-foot high screening fence along the west and south property lines to screen the single family residential uses. 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. Developer/Applicant agrees to comply with all conditions or provisions noted in the City Engineer’s Review memo, dated January 7, 2016. 6. The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 7. 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. 8. Any outside trash disposal facilities and roof top or on-ground mechanical equipment ________________ App. No. 2016-001 PC 01/14/16 Page 16 shall be appropriately screened from view. 9. An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance. 10. This PUD Amendment and Site Plan approvals are exclusive of all final signs on this site, which shall remain subject to Chapter 34 of the city ordinances must be approved under separate Sign Permits. 11. 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. 12. 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. 13. The Developer must meet requirements from Hennepin County’s review. 14. The Developer shall provide Hennepin County with a minimum 17’ of additional road easement including an additional 7’ by 60’ triangular easement in northeast corner of property. 15. The Developer shall submit an as built survey of the property, improvements and utility service lines prior to release of the performance guarantee. Attachments • City Engineer’s Review Memo (01/07/16) • Planning Commission Res. No. 2016-01 • Sanctuary at Brooklyn Center Senior Living Development Site & Building Plans M E M O R A N D U M DATE: January 7, 2016 TO: Tim Benetti, Planning and Zoning Specialist FROM: Andrew Hogg, Assistant City Engineer SUBJECT: Site Plan Review – Sanctuary at Brooklyn Center Public Works staff reviewed the following documents submitted for review on December 12, 2015, for the proposed Sanctuary at Brooklyn Center:  Civil Site Plans, December 11, 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 the Land Alteration Permit: C1.0 Removals Plan 1. Remove existing sanitary services not utilized by proposed project at sanitary main. C2.0 – Site Plan 2. Label accessible ramps. 3. Revise northeast entrance to improve turning movements, drivability and alignment with entrance on north side of 62nd Avenue. 4. Provide right-in/right-out only at southern property line. This access must be documented in the PUD agreement for this parcel and the necessary cross access agreements will be required. This access is to be limited to right-in/right-out only with future Brooklyn Blvd reconstruction project that will include a raised center median. C4.0 – Utility Plan 5. Connect sanitary service to existing structure or provide new structure at connection point on sanitary main. C5.0 – Detail and Specifications Plan 6. All work performed and materials used for construction of utilities must conform to the City of Brooklyn Center Standard Specifications and Details. The City’s Standard Details must be included in the plans. L1.0 & L1.1 – Landscape Plan 7. Provide irrigation plan. Miscellaneous 8. See redlines for additional site plan comments. 9. Review plans for note conflicts and legibility. Sanctuary at Brooklyn Center Site Plan Review, January 7, 2016 Page 2 of 3 10. Analysis on the proposed site and building’s demand on existing City water, sanity and storm systems will need to be completed and reviewed, prior to issue of a Land Alteration Permit. 11. 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. 12. 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 certif y through a letter that the project was built in conformance with the approved plans and under the design/project engineer’s immediate and direct supervision.(see attached template letter) The engineer must be certified in the State of Minnesota and must certify all required as-built drawings (which are separate from the as-built survey). 13. The total disturbed area exceeds one acre; an NPDES permit is required. In addition, the total disturbed area is less than five acres. The applicant has submitted plans to the City of Brooklyn Center for project review on behalf on the Shingle Creek Watershed Commission. Stormwater plans meet the requirements of the Shingle Creek Watershed Commission. 14. The project is within the City of Brooklyn Center’s Drinking Water Supply Management Area; documentation needs to be provided addressing Rule C 3.h.(vii) and should verify that infiltration is not being used in the following areas: areas with less than 3-feet separation from the bottom of the infiltration system to the elevation of seasonal high groundwater, areas with runoff from industrial, commercial and institutional parking lots, and roads and residential arterial roads with less than 5-feet separation distance from the bottom of the infiltration system to the elevation of seasonal high groundwater. 15. Provide traffic memo highlighting intersection evaluations for Ewing Avenue and 63rd Avenue, Brooklyn Boulevard and 63rd Avenue, Brooklyn Boulevard and 62nd Avenue; and Tier 2 Travel Demand Management and parking evaluation for special events. 16. The City has submitted the plans to Hennepin County for review. Applicant must meet requirements from Hennepin County’s review. 17. Provide Hennepin County with a minimum 17’ of additional road easement including an additional 7’ by 60’ triangular easement in northeast corner of property. 18. Utility Facilities Easement Agreement required. 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 by the City Engineer. G:\Engineering\Development & Planning\ACTIVE Development Projects\Sanctuary at Brooklyn Center\Plan Reviews & Applications\Preliminary Plan Reviews\160107_Plan Review Memo.doc Sanctuary at Brooklyn Center Site Plan Review, January 7, 2016 Page 3 of 3 20. A letter of credit or a cash escrow in the amount of 100% of the estimated cost as determined b y City staff shall be deposited with the City. 21. During construction of the site improvements, and until the permanent turf and plantings are established, the developer will be required to reimburse the City for the administration and engineering inspection efforts. Please submit a deposit of $2,500 that the City can draw upon on a monthly basis. 22. 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 responsibilit y p rovisions, 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: 23. A City of Brookl yn Center Land Disturbance Permit is required. 24. Applicant to obtain required permits to work in County right-of-way. 25. A MPCA NPDES permit is required. 26. Conditions specified by the City to meet the requirements of the Shingle Creek Watershed Commission must be met. 27. Other permits not listed may be required and is the responsibility of the developer to obtain and warrant. 28. Copies of all required permits must be provided to the City prior to issuance of applicable building and land disturbance permits. 29. 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. G:\Engineering\Development & Planning\ACTIVE Development Projects\Sanctuary at Brooklyn Center\Plan Reviews & Applications\Preliminary Plan Reviews\160107_Plan Review Memo.doc - The Sanctuary at Brooklyn Center - The Sanctuary at Brooklyn Center is a 4-story, wood frame, slab on grade building with a pitched roof. Providing 158 total units of affordable assisted living apartments for low-income seniors, 130 of these units will be general assisted living apartments, and 28 units will be reserved for higher acuity residents. Amenities in the building include a 2-story entry lobby with adjacent mail café, common dining room as well as a private dining room, commercial kitchen, club room, fitness/wellness room, spa/bathtique, salon, theater, community room, and creative arts studio. In addition to this, the higher acuity area has its own remote serving pantry, dining areas and dayroom spaces for each household of 14 residents, sunroom, spa/bathtique, sensory room, activity lounges and access to an enclosed garden and outdoor area. Site amenities include a drive-under porte cochere, large patio off the dining room, walking trails around the building, and landscaped courtyard with planting beds and other activity spaces. The exterior materials are a combination of fiber cement lap siding, shake siding, panel siding, brick, and some cultured stone. The height of the proposed building, both at the midpoint of roof and peak of roof for the main 4-story portion of the building as well as the 1-story portion on the south leg of the building, are noted on the submitted A500 Exterior Elevations sheet. The proposed project includes 41 parking stalls at the front of the building for guests, with an additional 35 parking stalls on the west side of the building for staff and overflow parking. It is anticipated that the residents living at The Sanctuary of Brooklyn Center will not own a vehicle. The site is currently zoned as a PUD, and the proposed project is requesting a PUD Amendment to allow an assisted living building to be a permitted use on this site. The setback discussed for the south side of the site, as discussed with the city, is 40’ from the property line. All other setbacks are met or exceeded with the building placement for the requirements of the underlying zoning. I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 0 . 0 T I T L E S H E E T . . . . . . . . . . . . SANCTUAR Y A T B R O O K L Y N C E N T E R S E N I O R L I V I N G BROO K L Y N C E N T E R , M I N N E S O T A S H E E T I N D E X S H E E T N U M B E R S H E E T T I T L E C 0 . 0 T I T L E S H E E T S I T E L O C A T I O N SITE LO C A T I O N M A P N S I T E S U R V E Y C 0 . 1 U T I L I T Y P L A N C 4 . 0 ISSU E D F O R : C I T Y S U B M I T T A L MASTER LEGEND:932.0932.0BC / 932.0TC932.0TW932.0BW E X I S T I N G L I G H T E X I S T I N G G A S M E T E R E X I S T I N G M A N H O L E E X I S T I N G C A T C H B A S I N E X I S T I N G G A T E V A L V E E X I S T I N G H Y D R A N T E X I S T I N G G A S V A L V E E X I S T I N G E L E C T R I C B O X E X I S T I N G U N D E R G R O U N D C A B L E E X I S T I N G U N D E R G R O U N D E L E C T R I C E X I S T I N G S T O P B O X E X I S T I N G G A S M A I N E X I S T I N G W A T E R M A I N E X I S T I N G S T O R M S E W E R E X I S T I N G S A N I T A R Y S E W E R D Y H DEVELOPER / PROPERTY OWNER:BROOKLYN CENTER SENIOR LLC C/OSCA PROPERTIES LLC4099 TAMIAMI TRAIL NORTH, SUITE 200NAPLES, FL 34103ENGINEER / LANDSCAPE ARCHITECT:CIVIL SITE GROUP4931 W 35TH STREETSUITE 200ST LOUIS PARK, MN 55416612-615-0060SURVEYOR:GEOTECHNICAL ENGINEER: S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - E X I S T I N G C O N D I T I O N S S W 1 . 0 G R A D I N G P L A N C 3 . 0 C 5 . 0 C 5 . 1 L 1 . 0 D E T A I L S L A N D S C A P E P L A N S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - P R O P O S E D C O N D I T I O N S S W 1 . 1 S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - D E T A I L S S W 1 . 2 C 2 . 0 S I T E P L A N P R O P O S E D L I G H T S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - N A R R A T I V E S W 1 . 3 D E T A I L S C 1 . 0 R E M O V A L S P L A N C 5 . 2 D E T A I L S LOUCKS7200 HEMLOCK LANE, SUITE 300MAPLE GROVE, MN 55369763-424-5505 G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - N O T E S S W 1 . 4 S T O R M W A T E R P O L L U T I O N P R E V E N T I O N P L A N - N O T E S S W 1 . 5 BRAUN INTERTEC11001 HAMPSHIRE AVE SMINNEAPOLIS, MN 55438952-995-2000 L 1 . 1 L A N D S C A P E N O T E S C 5 . 3 D E T A I L S R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 0 . 1 S I T E S U R V E Y . . . . . . . . . . . . R E M O V A L N O T E S : C I T Y O F B R O O K L Y N C E N T E R R E M O V A L N O T E S : R E M O V A L S L E G E N D : E R O S I O N C O N T R O L N O T E S : I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 1 . 0 R E M O V A L S P L A N . . . . . . . . . . . . 1 0 ' D & U E A S E M E N T 10' D&U EASEMENT 10' D&U EASEMENT SIDEW A L K E A S E M E N T S I T E L A Y O U T N O T E S : S I T E P L A N L E G E N D : C I T Y O F B R O O K L Y N C E N T E R S I T E S P E C I F I C N O T E S : I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 2 . 0 S I T E P L A N . . . . . . . . . . . . S I T E A R E A T A B L E : G E N E R A L G R A D I N G N O T E S : G R A D I N G P L A N L E G E N D : 8 9 1 . 0 G 8 9 1 . 0 B C 8 9 1 . 0 B S / T S GROUNDWATER INFORMATION: C I T Y O F B R O O K L Y N C E N T E R G R A D I N G N O T E S : EROSION CONTROL NOTES: I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 3 . 0 G R A D I N G P L A N . . . . . . . . . . . . 1 0 ' D & U E A S E M E N T 10' D&U EASEMENT 10' D&U EASEMENT SIDEW A L K E A S E M E N T 6" COMBINED DIPWATER SERVICEAND VALVE, STUBTO WITHIN 5' FROMBUILDING, COORD.W/MECH'L S T U B S A N I T A R Y T O 5 ' F R O M B U I L D I N G I E @ S T U B = 8 5 7 . 7 8 C O O R D . W / M E C H ' L M A K E W E T T A P C O N N E C T I O N T O E X I S T I N G W A T E R M A I N , C O O R D . W I T H C I T Y 1 7 4 L F 8 " P V C S D R 2 6 S A N I T A R Y S E R V I C E @ 2 . 0 0 % MHCB 5NEENAH CASTING R-4342RIM=860.00IE E/W=856.266" DIP COMBINEDWATER SERVICE C O N S T R U C T 8 X 8 T E E C O N N E C T I O N A T E X I S T I N G S A N I T A R Y S E W E R I E = 8 5 2 . 8 + / - ( F I E L D V E R I F Y ) M H 1 C O N S T R U C T O V E R E X I S T I N G S T O R M S E W E R N E E N A H C A S T I N G R - 1 6 4 2 R I M = 8 6 0 . 5 0 I E N = 8 5 5 . 7 6 I E W = 8 5 5 . 7 6 C B 4 1 N E E N A H C A S T I N G R - 4 3 4 2 R I M = 8 5 8 . 0 0 I E = 8 5 4 . 3 1 GV & HYDRANT ' R A I N G U A R D I A N ' P R E - T R E A T M E N T S T R U C T U R E , S E E D E T A I L S . I N S T A L L P E R M A N U F . S P E C S & I N S T R U C T I O N S G V & H Y D R A N T M A K E W E T T A P C O N N E C T I O N T O E X I S T I N G W A T E R M A I N , C O O R D . W I T H C I T Y %(1' % ( 1 ' % ( 1 ' TEE % ( 1 ' C B 2 NEENAH C A S T I N G R - 3 0 6 7 R I M = 8 5 8 . 9 7 I E E / W = 8 5 5 . 9 0 C B 3 N E E N A H C A S T I N G R - 3 0 6 7 R I M = 8 5 9 . 0 5 I E E / W = 8 5 5 . 9 6 6 " D I P W A T E R S E R V I C E M H C B 4 NEENAH C A S T I N G R - 4 3 4 2 R I M = 8 5 9 . 0 0 I E E / W = 8 5 5 . 9 8 9LF 12" H D P E @ 0 . 2 5 % 2 4 L F 1 2 " H D P E @ 0 . 2 5 % MHCB 21NEENAH CA S T I N G R-4342RIM=859.50IE =857.50MH 22NEENAH CASTINGR-1642RIM=861.50IE N/W=857.33 MH 23NEENAH CASTINGR-1642RIM=860.90IE E/W=857.12 5 7 L F 1 2 " H D P E @ 0 . 2 5 % C O R E D R I L L C O N N E C T I O N T O E X . C B , T Y P . E X . I E = 8 5 4 . 2 2 P R O P . I E = 8 5 4 . 2 2 2 9 L F 1 5 " H D P E @ 0 . 3 1 % MHCB 5NEENAH CASTINGR-4342 RIM=858.00IE E/W=856.54 RE=859.52IE=858.65RE=859.52IE=858.65 R E = 8 5 9 . 5 0 I E = 8 5 8 . 6 3 R E = 8 6 0 . 4 0 I E = 8 5 9 . 5 3 R E = 8 5 9 . 5 0 I E = 8 5 8 . 6 3 F I R E D E P A R T M E N T C O N N E C T I O N , C O O R D . W / M E C H A N I C A L G E N E R A L U T I L I T Y N O T E S : U T I L I T Y L E G E N D : C I T Y O F B R O O K L Y N C E N T E R U T I L I T Y N O T E S : I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 4 . 0 U T I L I T Y P L A N . . . . . . . . . . . . I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 5 . 0 C I V I L D E T A I L S . . . . . . . . . . . . I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 5 . 1 C I V I L D E T A I L S . . . . . . . . . . . . FINISHED GRADE F I N I S H E D G R A D E N T S B-612 CONCRET E C U R B A N D G U T T E R 1 F I N I S H E D G R A D E LIGHT DUTY CON C R E T E W A L K / P A D N T S2MEDIUM DUTY BI T U M I N O U S P A V E M E N T N T S3 H E A V Y D U T Y B I T U M I N O U S P A V E M E N T N T S 4 V A L L E Y G U T T E R N T S 5 D - 4 1 2 C O N C R E T E C U R B A N D G U T T E R N T S 6 I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 5 . 2 C I V I L D E T A I L S . . . . . . . . . . . . ACCESSIBLE PARKING PAVEMENT MARKINGN T S1ACCESSIBLE SIGN AND POSTN T S CL2 R A I S E D G A R D E N B O X N T S 6 RAI S E D G A R D E N B O X W / T R E L L I S N T S3 8 ' S H A D O W B O X W O O D F E N C E N T S F E N C E S E C T I O N E L E V A T I O N P L A N N O T E S : 1 . F O O T I N G D I A M E T E R T O B E 1 4 " . M I N I M U M D E P T H 6 0 " . 2 . D I M E N S I O N S S H O W N A R E N O M I N A L F O R W O O D . 5 F I N I S H E D G R A D E M E T A L G U A R D R A I L N T S 4 I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N C 5 . 3 C I V I L D E T A I L S . . . . . . . . . . . . LANDSCAPE NOTES: I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N L 1 . 0 L A N D S C A P E P L A N . . . . . . . . . . . . 2 4 9 0 4 P a t r i c k J . S a r v e r L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D L A N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 I R R I G A T I O N N O T E S : I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N L 1 . 1 L A N D S C A P E P L A N N O T E S & D E T A I L S . . . . . . . . . . . . 2 4 9 0 4 P a t r i c k J . S a r v e r L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D L A N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 4 AGGREGATE MAINTANENCE STRIPN T S1DECIDUOUS TREEN T S2EVERGREEN TREEN T S3 CONSTRUCTIONENTRANCE P E R I M E T E R E R O S I O N C O N T R O L A T C O N S T R U C T I O N L I M I T S , T Y P . PERIMETEREROSION CONTROLAT CONSTRUCTIONLIMITS, TYP. I N L E T P R O T E C T I O N , T Y P . C O N T R A C T O R T O P R O V I D E I N L E T P R O T E C T I O N A T C B ' S T O B E R E M O V E D U N T I L D E M O L I T I O N O C C U R S , T Y P . CONSTRUCTIONENTRANCE I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N S W 1 . 0 S W P P P - E X I S T I N G C O N D I T I O N S . . . . . . . . . . . . L E G E N D : E X I S T I N G L I G H T E X I S T I N G G A S M E T E R E X I S T I N G M A N H O L E E X I S T I N G C A T C H B A S I N E X I S T I N G G A T E V A L V E E X I S T I N G H Y D R A N T E X I S T I N G G A S V A L V E E X I S T I N G E L E C T R I C B O X E X I S T I N G U N D E R G R O U N D C A B L E E X I S T I N G U N D E R G R O U N D E L E C T R I C E X I S T I N G S T O P B O X E X I S T I N G G A S M A I N E X I S T I N G W A T E R M A I N E X I S T I N G S T O R M S E W E R C I T Y O F B R O O K L Y N C E N T E R E R O S I O N C O N T R O L N O T E S : 1 . T H I S P R O J E C T I S G R E A T E R T H A N O N E A C R E A N D W I L L R E Q U I R E A N M P C A N P D E S P E R M I T . A N E R O S I O N C O N T R O L P E R M I T I S A L S O R E Q U I R E D F R O M T H E C I T Y O F B R O O K L Y N C E N T E R . 2 . S E E S H E E T S S W 1 . 0 - S W 1 . 5 F O R A L L E R O S I O N C O N T R O L N O T E S , D E S C R I P T I O N S , A N D P R A C T I C E S . 3 . S E E G R A D I N G P L A N F O R A D D I T I O N A L G R A D I N G A N D E R O S I O N C O N T R O L N O T E S . 4 . C O N T R A C T O R I S R E S P O N S I B L E F O R S W P P P I M P L E M E N T A T I O N , I N S P E C T I O N S , A N D C O M P L I A N C E W I T H N P D E S P E R M I T . S W P P P N O T E S : CONSTRUCTIONENTRANCE P E R I M E T E R E R O S I O N C O N T R O L A T C O N S T R U C T I O N L I M I T S , T Y P . PERIMETEREROSION CONTROLAT CONSTRUCTIONLIMITS, TYP.SILT FENCE TO PROTECTINFILTRATION BASIN FROMVEHICLE TRAFFIC ANDCOMPACTIONTHROUGHOUTCONSTRUCTION, TYP. I N L E T P R O T E C T I O N , T Y P . I N L E T P R O T E C T I O N , T Y P . S I L T F E N C E T O P R O T E C T I N F I L T R A T I O N B A S I N F R O M V E H I C L E T R A F F I C A N D C O M P A C T I O N T H R O U G H O U T C O N S T R U C T I O N , T Y P . CONSTRUCTIONENTRANCE I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L N G O P H E R S T A T E O N E C A L L W W W . G O P H E R S T A T E O N E C A L L . O R G ( 8 0 0 ) 2 5 2 - 1 1 6 6 T O L L F R E E ( 6 5 1 ) 4 5 4 - 0 0 0 2 L O C A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N S W 1 . 1 S W P P P - P R O P O S E D C O N D I T I O N S . . . . . . . . . . . . L E G E N D : E X I S T I N G L I G H T E X I S T I N G G A S M E T E R E X I S T I N G M A N H O L E E X I S T I N G C A T C H B A S I N E X I S T I N G G A T E V A L V E E X I S T I N G H Y D R A N T E X I S T I N G G A S V A L V E E X I S T I N G E L E C T R I C B O X E X I S T I N G U N D E R G R O U N D C A B L E E X I S T I N G U N D E R G R O U N D E L E C T R I C E X I S T I N G S T O P B O X E X I S T I N G G A S M A I N E X I S T I N G W A T E R M A I N E X I S T I N G S T O R M S E W E R C I T Y O F B R O O K L Y N C E N T E R E R O S I O N C O N T R O L N O T E S : 1 . T H I S P R O J E C T I S G R E A T E R T H A N O N E A C R E A N D W I L L R E Q U I R E A N M P C A N P D E S P E R M I T . A N E R O S I O N C O N T R O L P E R M I T I S A L S O R E Q U I R E D F R O M T H E C I T Y O F B R O O K L Y N C E N T E R . 2 . S E E S H E E T S S W 1 . 0 - S W 1 . 5 F O R A L L E R O S I O N C O N T R O L N O T E S , D E S C R I P T I O N S , A N D P R A C T I C E S . 3 . S E E G R A D I N G P L A N F O R A D D I T I O N A L G R A D I N G A N D E R O S I O N C O N T R O L N O T E S . 4 . C O N T R A C T O R I S R E S P O N S I B L E F O R S W P P P I M P L E M E N T A T I O N , I N S P E C T I O N S , A N D C O M P L I A N C E W I T H N P D E S P E R M I T . S W P P P N O T E S : I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N S W 1 . 2 S W P P P - D E T A I L S . . . . . . . . . . . . CURB INLET FILTERN T S1PROFILE6" MIN CRUSHED STONE75' MINIMUM PLANFINISHEDGRADETO CONSTRUCTION AREA 35' RN T S STABILIZED CONSTRUCTION ACCESS EXISTING UNDISTURBED ROADWAY35' R2'D''C''B''E''A'EROSION BLANKETN T S3 SEDIMENT BIO-R O L L / C O M P O S T F I L T E R L O G N T S4SEDIMENT FEN C E N T S5 B I O - I N F I L T R A T I O N B A S I N ( R A I N G A R D E N - T Y P . ) N T S T Y P I C A L S E C T I O N V I E W C O N S T R U C T I O N S E Q U E N C I N G 6 I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N S W 1 . 3 S W P P P - N A R R A T I V E . . . . . . . . . . . . B R O O K L Y N C E N T E R S E N I O R L L C S C / O S C A P R O P E R T I E S L L C 4 0 9 9 T A M I A M I T R A I L N O R T H , S U I T E 2 0 0 N A P L E S , F L 3 4 1 0 3 T B D S U P P L E M E N T A R Y S I T E S P E C I F I C E R O S I O N C O N T R O L N O T E S : I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N S W 1 . 4 S W P P P - A T T A C H M E N T S . . . . . . . . . . . . ATTACHMENT A: SITE SPECIFIC SWPPP DOCUMENT I S S U E / S U B M I T T A L S U M M A R Y D A T E D E S C R I P T I O N SANCTUARY AT BROOKLYN CENTER SENIOR LIVING 6121 BROOKLYN BLVD, BROOKLYN CENTER, MN 55429 4099 TAMIAMI TRAIL NORTH, SUITE 200, NAPLES, FL 34103 BROOKLYN CENTER SENIOR. LLC C/O SCA PROPERTIES LLC PROJECT . . . . . . . . . . . . . . . . . . . . . . . . 9 6 * 5 6 5 7 + 6 ' 5 6 . 1 7 + 5 2 # 4 - / 0 C i v i l S i t e G r o u p . c o m M a t t P a v e k P a t S a r v e r 7 6 3 - 2 1 3 - 3 9 4 4 9 5 2 - 2 5 0 - 2 0 0 3 1 2 / 1 1 / 1 5 C I T Y S U B M I T T A L 4 4 2 6 3 M a t t h e w R . P a v e k L I C E N S E N O . D A T E I H E R E B Y C E R T I F Y T H A T T H I S P L A N , S P E C I F I C A T I O N , O R R E P O R T W A S P R E P A R E D B Y M E O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D T H A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L E N G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F M I N N E S O T A . 1 2 / 1 4 / 1 5 R E V I S I O N S U M M A R Y D A T E D E S C R I P T I O N S W 1 . 5 S W P P P - A T T A C H M E N T S . . . . . . . . . . . . ATTACHMENT B: SWPPP INSPECTION FORM A T T A C H M E N T C : M A I N T E N A N C E P L A N F O R P E R M A N E N T S T O R M W A T E R T R E A T M E N T S Y S T E M