HomeMy WebLinkAbout2016 02-11 PCPPLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
February 11, 2016
1. Call to Order: 7:00 PM
2. Roll Call
3. Approval of Agenda
• Motion to Approve the Planning Commission Meeting Agenda for February 11, 2016
4. Approval of Minutes
• Motion to Approve the January 14, 2016 Planning Commission Meeting Minutes
5. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to
hold public hearings. In the matters concerned in these hearings, the Commission makes
recommendations to the City Council. The City Council makes all final decisions in these
matters.
6. PLANNING ITEMS
a) ISD #281 – Robbinsdale Area Schools Planning App. No. 2016-002
Property Address: 5421 Brooklyn Boulevard
Consideration of a Site and Building Plan application of a 32’ x 32’ classroom
addition and a 32’ x 20’ entryway addition for the Northport Elementary School.
Requested Planning Commission Action:
• Direct Staff to present Planning Report;
• Motion to Allow Public Comments (if requested or necessary;
• Discussion;
• Motion to adopt Planning Commission Resolution No. 2016-02
b) 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.
Requested Planning Commission Action:
• Direct Staff to present Updates to the Proposed Ordinance;
• Discussion;
• Motion to Approve New Ordinance Language - OR- Motion to Table Matter
for Future Meeting Date.
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
February 11, 2016
12. Discussion Items
a) Review of the Conceptual Development Plans and Vision Proposed by Sand
Development for a Market Rate Apartment Development within the Southern
Portion of the Opportunity Site
b) Review and discuss the Metropolitan Council’s 2015 System Statements for the
City of Brooklyn Center, as part of the 2040 Comprehensive Plan Update
13. Adjournment
______________________
Northport Elem. Site Plan
PC 02/11/16
Page 1
Planning Commission Report
Meeting Date: February 11, 2016
Application No. 2016-002
Applicant: ISD No. 281 (Robbinsdale Area Schools)
Location: 5421 Brooklyn Boulevard
Request: Site & Building Plan of a New Classroom and Entry Addition to Northport
Elementary School
INTRODUCTION
Wold Architects & Engineers, on behalf of ISD No. 281 (Robbinsdale Area Schools) is
requesting consideration of a Site and Building Plan of a new classroom addition and entryway
for Northport Elementary School, located at 5421 Brooklyn Boulevard.
This item is being presented as a general Planning Commission review item; without official
public hearing. Planning staff mailed notice letters of this meeting to all property owners within
150-feet of the school property. The Commission may elect to allow public comments if any
homeowners or members of the public wish to be heard on this matter.
COMPREHENSIVE PLAN AND ZONING STANDARDS
Land Use Plan: Schools
Current Zoning: R-1 One Family Residence
Surrounding Zoning: North: R-1 One Family Residence (Northport Park)
East: Brooklyn Blvd. / R-1 One Family Residence
South: R-1 One Family Residence/C-1 Service/Office
West: R-1 One Family Residence
Site Area: 13.65 acres
Setback Standards: Building: Front Yard = 35-ft.; Rear Yard = 25-ft.;
Side Yard (Interior) = 10 ft.; and Corner Side-Yard = 25-ft.
Parking: 15-ft. from any street right-of-way line
Request Conforms to:
Land Use Plan: Yes
Zoning Ord.: Yes
Subdivision Ord.: Yes
Sign Ord.: (No signs planned or under consideration at this time).
Variance Needed for Request: No
• Application Filed: 01/15/16
• Review Period (60-day) Deadline: 03/14/16
• Extension Declared: N/A
• Extended Review Period Deadline: N/A
______________________
Northport Elem. Site Plan
PC 02/11/16
Page 2
BACKGROUND
Northport Elementary was constructed in 1960, and is currently operated by the Robbinsdale
Area Schools (ISD No. 281) as a kindergarten through 5th grade school. The school has an
enrollment of 550-600 students, with 90-100 teachers and support staff. The school is located in
an R1 (One Family Residence) zoning district; and is surrounded by Northport Park to the north;
and single family uses to the east, south and west.
In 2014, ISD 281 wrapped up an $18 million, five-year phased redevelopment remodeling and
building improvement plans for Northport. Most of these improvements included major interior
remodeling of classrooms and office areas; small building additions; mechanical upgrades; and
the re-design/reconstruction of the main front parking areas and a new bus drop-off and overflow
parking lot to the north of the school.
This purpose of this report is to provide a brief analysis (both planning and engineering) of this
small classroom addition, along with staff findings and recommendations on this site
development plan.
Scope of Improvements
The plans call for a small 32’ x 32’, single story classroom addition off the southeast wing of the
school building (see image below). The work also includes a 32’ x 20’ entryway, which includes
a double-door vestibule area, leading to a set of 3 stairs, and an ADA compliant ramped surface.
______________________
Northport Elem. Site Plan
PC 02/11/16
Page 3
There will be a minimal loss of playground space due to this addition; and no playground
equipment will be required to be moved or relocated.
______________________
Northport Elem. Site Plan
PC 02/11/16
Page 4
Access & Traffic
All access for the school will remain in place, with no new access points planned from the
neighboring Sailor Lane or any other roadway system.
Robbinsdale School officials have requested a temporary construction access off Sailor Lane,
which will only be used for the loading of building materials for better access to this rea school
space. No permanent access or parking will be permitted along this segment of Sailor Lane
during construction.
There should be little, if any expanded traffic to this school due to this addition. City staff does
not have any other requirements or comments related to access or traffic under this proposal.
Drainage & Utilities
Drainage impacts from this small addition will be nominal, and the existing storm water drainage
systems should provide adequate measure to control all on-site drainage requirements. All
necessary utilities to serve this new addition area will be fed from the existing school facility.
The City Engineers have provided a brief response in their review memo that addresses this
issue. There are no other comments or concerns regarding drainage or utilities at this time.
Landscaping
No additional landscaping is required or being asked for under this nominal sized site plan
application.
Lighting
The electrical plans call for two new, wall mounted (exterior) lights. One luminaire will be
located above the newly constructed doorway entry, and the other near the southwest most
corner of the addition. Both of these lights appear to be down-cast luminaires and due to the size
and setbacks from the adjacent residential area, no photometric plan will be necessary.
RECOMMENDATION
Recommend the Planning Commission provides a favorable recommendation to the City Council
to approve Planning Application No. 2016-002, the Site and Building Plan for the new classroom
and entryway additions for Northport Elementary School, subject to the following conditions:
1. The Applicant will ensure that lighting is maintained or directed downward into
their site, and immediate measures will be taken to address or respond to any
complaints from neighboring property owners.
2. All conditions noted in the City Engineer’s Review Memorandum (dated 05/19/14)
and all other subsequent or updated conditions and information required must be
submitted and/or fulfilled to the approval and satisfaction of the City Engineer.
3. The Developer shall submit an as built survey of the property, improvements and
utility service lines prior to release of any current or updated performance
guarantee.
M E M O R A N D U M
DATE: February 3, 2016
TO: Tim Benetti, Planning and Zoning Specialist
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Site Plan Review – Northport School Addition
Public Works staff reviewed the following documents submitted for review on January 14, 2016, for
the proposed Northport School Addition:
Civil Site Plans, December 4, 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 Demolition & Erosion Control Plan
1. Add additional silt fence as shown.
2. Add note “Construction entrance on Sailor Lane shall be for material and equipment delivery
only. Contractor site access and parking must take place in the site’s parking lot.”
Miscellaneous
3. See redlines for additional site plan comments.
4. 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.
5. 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
design project engineer must be certified in the State of Minnesota and must certify all required
as-built drawings (which are separate from the as-built survey).
6. Provide a memo documenting the existing underground storage has sufficient capacity for the
proposed roof run-off.
Prior to Issuance of a Land Alteration
7. 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.
Northport School Addition
Site Plan Review, February 3, 2016
Page 2 of 2
8. 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.
9. 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
10. A City of Brookl yn Center Land Disturbance Permit is required.
11. Other permits not listed may be required and is the responsibility of the developer to obtain and
warrant.
12. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
13. 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\Northport Elementary Phase 5 2016\Plan
Reviews & Applications\Preliminary Plan Reviews\160203_Plan Review Memo.doc
Commissioner introduced the following resolution and moved its adoption
PLANNING COMMISSION RESOLUTION NO. 2016-02
RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF
PLANNING COMMISSION APPLICATION NO. 2016-002 SUBMITTED BY
ROBBINSDALE AREA SCHOOLS – ISD NO. 281 REQUESTING SITE PLAN
APPROVAL FOR NEW CLASSROOM AND ENTRY ADDITION TO
NORTHPORT ELEMENTARY SCHOOL (5421 BROOKLYN BOULEVARD)
WHEREAS, Planning Commission Application No. 2016-002 was submitted by
Robbinsdale Area Schools-ISD No. 281 requesting approval of a new Site Plan to construct a
New Classroom and Entry Addition to Northport Elementary School, located at 5421 Brooklyn
Boulevard; and
WHEREAS, the Planning Commission held a public meeting on February 11, 2016
to fully consider Planning Commission Application No. 2016-002, and reviewed and received a
planning report and city engineer’s report on the proposed new Site and Building Plan for the
proposed Northport Elementary School classroom and entry addition to the school facility; and
WHEREAS, in light of all testimony received, and utilizing the guidelines and
standards for evaluating site and building plans, as contained in Section 35-230 (Plan Approval) of
the City’s Zoning Ordinance, along with consideration of the goals and objectives of the City’s
Comprehensive Plan, the Planning Commission considers this site and building plan an appropriate
and reasonable development of the subject property; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission
of the City of Brooklyn Center to recommend to the City Council that the Site Plan of the
Northport Elementary School Parking Lot Improvements, as comprehended under Planning
Application No. 2014-005, may be approved based upon the following considerations:
i. The Site Plan is compatible with the standards, purposes and intent of the
City’s Zoning Ordinance;
ii. The improvements and utilization of the property as proposed under the
planned redevelopment of this site is considered a reasonable use of the
property and will conform with ordinance standards;
iii. The Site Plan proposal is considered consistent with the recommendations
of the City’s Comprehensive Plan for this area of the city;
iv. The Site Plan proposal appears to be a good long range use of the existing
land and this proposed development can be considered an asset to the
community; and
v. Based upon the above considerations, it is believed that the guidelines for
PC RESOLUTION NO. 2016-02
evaluating and approving a Site and Building Plan as contained in Section
35-230 (Plan Approval) of the City’s Zoning Ordinance are met and the site
proposal is, therefore, in the best interest of the community.
BE IT FURTHER RESOLVED by the Planning Advisory Commission of the City
of Brooklyn Center does hereby recommend to the City Council that Planning Application No.
2016-002 be approved subject to the following conditions and considerations:
1. The Applicant will ensure that lighting is maintained or directed downward
into their site, and immediate measures will be taken to address or respond
to any complaints from neighboring property owners.
2. All conditions noted in the City Engineer’s Review Memorandum (dated
05/19/14) and all other subsequent or updated conditions and information
required must be submitted and/or fulfilled to the approval and satisfaction
of the City Engineer.
3. The Developer shall submit an as built survey of the property,
improvements and utility service lines prior to release of any current or
updated performance guarantee.
February 11, 2016
Date Chair
ATTEST:
Secretary
The motion for the adoption of the foregoing resolution was duly seconded by member
______________;
and upon vote being taken thereon, the following voted in favor thereof:
Chair ______________; Commissioners ______________; ______________; ______________;
______________; ______________; and ______________;
and the following voted against the same: None;
whereupon said resolution was declared duly passed and adopted.
HGFEDCBA
1
2
3
4
5
6
7
8
10 9
MN
Set No:Comm No:
1
2
/
8
/
2
0
1
5
2
:
4
6
:
4
3
P
M
C
:
\
U
s
e
r
s
\
p
j
e
g
a
n
\
D
o
c
u
m
e
n
t
s
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
_
k
r
i
s
.
t
h
i
e
l
e
n
.
r
v
t
NO
R
T
H
P
O
R
T
E
L
E
M
E
N
T
A
R
Y
S
C
H
O
O
L
IS
D
#
2
8
1
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
C
e
n
t
r
a
l
:
H
:
\
I
S
D
2
8
1
\
E
S
_
N
o
r
t
h
p
o
r
t
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
A
d
d
i
t
i
o
n
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
.
r
v
t
Robbinsdale Area Schools - ISD #281 4148 WINNETKA AVENUE NORTH NEW HOPE, MN 55427-1228 5421 BROOKLYN BLVD BROOKLYN CENTER, MN NORTHPORT ELEMENTARY SCHOOL 2016 ADDITION 152118
AR
C
H
I
T
E
C
T
U
R
A
L
D0
.
1
0
n
t
M
A
I
N
L
E
V
E
L
D
E
M
O
L
I
T
I
O
N
P
L
A
N
A0
.
1
1
n
t
S
T
A
G
I
N
G
A
N
D
D
U
S
T
B
A
R
R
I
E
R
P
L
A
N
A1
.
0
0
n
t
C
O
D
E
P
L
A
N
A
N
D
C
O
D
E
A
N
A
L
Y
S
I
S
A2
.
0
0
n
t
M
A
I
N
L
E
V
E
L
F
L
O
O
R
P
L
A
N
A3
.
0
0
n
t
D
O
O
R
/
F
L
O
O
R
/
W
I
N
D
O
W
T
Y
P
E
S
&
E
X
T
E
R
I
O
R
E
L
E
V
A
T
I
ON
S
&
WA
L
L
S
E
C
T
I
O
N
S
A4
.
0
0
n
t
M
A
I
N
L
E
V
E
L
R
E
F
L
E
C
T
E
D
C
E
I
L
I
N
G
P
L
A
N
A5
.
0
0
n
t
D
E
T
A
I
L
S
A5
.
0
1
n
t
D
E
T
A
I
L
S
A5
.
0
2
n
t
W
A
L
L
T
Y
P
E
S
,
D
E
T
A
I
L
S
A5
.
0
3
n
t
C
A
S
E
W
O
R
K
E
L
E
V
A
T
I
O
N
S
,
S
E
C
T
I
O
N
S
A
N
D
D
E
T
A
I
L
S
A5
.
0
4
n
t
S
T
A
I
R
&
R
A
M
P
C
I
R
C
U
L
A
T
I
O
N
A
N
D
E
N
L
A
R
G
E
D
P
L
A
N
S
CI
V
I
L
C1
.
n
t
D
E
M
O
L
I
T
I
O
N
&
E
R
O
S
I
O
N
C
O
N
T
R
O
L
P
L
A
N
C2
.
n
t
S
I
T
E
P
L
A
N
C3
.
n
t
D
E
T
A
I
L
S
ST
R
U
C
T
U
R
A
L
S1
.
0
n
t
S
T
R
U
C
T
U
R
A
L
N
O
T
E
S
,
F
O
U
N
D
A
T
I
O
N
P
L
A
N
&
R
O
O
F
F
R
A
M
IN
G
P
L
A
N
S2
.
0
n
t
S
E
C
T
I
O
N
S
A
N
D
D
E
T
A
I
L
S
S3
.
0
n
t
S
E
C
T
I
O
N
S
A
N
D
D
E
T
A
I
L
S
MECHANICAL
M0
.
0
n
t
M
E
C
H
A
N
I
C
A
L
T
I
T
L
E
S
H
E
E
T
M1
.
0
n
t
T
U
N
N
E
L
L
E
V
E
L
P
I
P
I
N
G
A
N
D
P
L
U
M
B
I
N
G
P
L
A
N
M2
.
0
n
t
M
A
I
N
L
E
V
E
L
P
L
U
M
B
I
N
G
P
L
A
N
M2
.
1
n
t
M
A
I
N
L
E
V
E
L
A
N
D
P
E
N
T
H
O
U
S
E
H
V
A
C
P
L
A
N
M2
.
2
n
t
M
A
I
N
L
E
V
E
L
F
I
R
E
P
R
O
T
E
C
T
I
O
N
P
L
A
N
M3
.
0
n
t
M
E
C
H
A
N
I
C
A
L
R
O
O
F
P
L
A
N
M4
.
0
n
t
M
E
C
H
A
N
I
C
A
L
D
E
T
A
I
L
S
M4
.
1
n
t
M
E
C
H
A
N
I
C
A
L
S
C
H
E
D
U
L
E
S
ELECTRICAL E0.0nt ELECTRICAL TITLE SHEET E2.0nt ELECTRICAL PLANS - MAIN LEVEL E4.0nt ELECTRICAL DETAILS AND SCHEDULES E4.1nt ELECTRICAL DETAILS AND SCHEDULES
RO
C
K
F
O
R
D
R
O
A
D
Z
A
C
H
A
R
Y
L
A
N
E
AR
M
S
T
R
O
N
G
HI
G
H
S
C
H
O
O
L
PL
Y
M
O
U
T
H
MI
D
D
L
E
S
C
H
O
O
L
ME
D
I
C
I
N
E
L
A
K
E
BR
O
O
K
L
Y
N
P
A
R
K
NE
W
HO
P
E
PL
Y
M
O
U
T
H
CR
Y
S
T
A
L
BR
O
O
K
L
Y
N
C
E
N
T
E
R
RO
B
B
I
N
S
D
A
L
E
GO
L
D
E
N
V
A
L
L
E
Y
NO
R
T
H
SO
N
N
E
S
Y
N
EL
E
M
E
N
T
A
R
Y
S
C
H
O
O
L
BU
S
GA
R
A
G
E
AD
M
I
N
I
S
T
R
A
T
I
O
N
BU
I
L
D
I
N
G
CO
O
P
E
R
HI
G
H
SC
H
O
O
L
NE
W
H
O
P
E
LE
A
R
N
I
N
G
C
E
N
T
E
R
ME
D
I
C
I
N
E
L
A
K
E
R
O
A
D
D
O
U
G
L
A
S
D
R
I
V
E
LA
K
E
V
I
E
W
EL
E
M
E
N
T
A
R
Y
S
C
H
O
O
L
W
A
R
E
H
O
U
S
E
RO
B
B
I
N
S
D
A
L
E
MI
D
D
L
E
SC
H
O
O
L
NO
B
L
E
EL
E
M
E
N
T
A
R
Y
SC
H
O
O
L
W
I
N
N
E
T
K
A
EL
E
M
E
N
T
A
R
Y
S
C
H
O
O
L
FO
R
E
S
T
EL
E
M
E
N
T
A
R
Y
SC
H
O
O
L
NE
I
L
L
EL
E
M
E
N
T
A
R
Y
SC
H
O
O
L
SA
N
D
B
U
R
G
LE
A
R
N
I
N
G
C
E
N
T
E
R
OL
S
O
N
EL
E
M
E
N
T
A
R
Y
SC
H
O
O
L
PI
L
G
R
I
M
L
A
N
E
EL
E
M
E
N
T
A
R
Y
SC
H
O
O
L
(C
L
O
S
E
D
)
ZA
C
H
A
R
Y
L
A
N
E
EL
E
M
E
N
T
A
R
Y
S
C
H
O
O
L
B
O
O
N
E
A
V
E
N
U
E
W
I
N
N
E
T
K
A
A
V
E
N
U
E
49
T
H
A
V
E
N
U
E
36
T
H
A
V
E
N
U
E
SW
E
E
N
E
Y
LA
K
E
TW
I
N
L
A
K
E
CR
Y
S
T
A
L
LA
K
E
RY
A
N
LA
K
E
TW
I
N
LA
K
E
ME
A
D
O
W
L
A
K
E
EL
E
M
E
N
T
A
R
Y
SC
H
O
O
L
A IR
P
O
R
T
N
O
B
L
E
A
V
E
N
U
E
DU
L
U
T
H
G
O
L
D
E
N
V
A
L
L
E
Y
R
O
A
D
P
E
N
N
S
Y
L
V
A
N
I
A
SA
N
D
B
U
R
G
R
O
A
D
N
E
V
A
D
A
47
T
H
FA
I
R
V
I
E
W
BA
S
S
L
A
K
E
R
O
A
D
P I L G R I M L A N E
L A N C A S T E R L A N E
62
N
D
A
V
E
N
U
E
W E S T B R O A D W A Y
58
T
H
SC
H
M
I
D
T
LA
K
E
16
9
16
9
15
2
10
0
10
0
81
81
55
9
49
4
10
DU
L
U
T
H
RO
B
B
I
N
S
D
A
L
E
SP
A
N
I
S
H
IM
M
E
R
S
I
O
N
SC
H
O
O
L
NO
R
T
H
P
O
R
T
E
L
E
M
E
N
T
A
R
Y
54
2
1
B
r
o
o
k
l
y
n
B
l
v
d
Br
o
o
k
l
y
n
C
e
n
t
e
r
,
M
N
5
5
4
2
9
CIVIL ENGINEER INSPEC 5801 Duluth Street Minneapolis, MN 55422 Phone: (763) 546-3434 Fax: (763) 546-8669 STRUCTURAL ENGINEER BKBM Engineers 5930 Brooklyn Boulevard Minneapolis, MN 55429-2518 Phone: (763) 843-0420 Fax: (763) 843-0421 MECHANICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ELECTRICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ROOFING CONSULTANT ROOF SPEC. INC 2400 Prior Avenue North St. Paul, MN 55113 Phone: (651) 639-0644 Fax: (651) 639-1828
SU
R
V
E
Y
FO
R
I
N
F
O
R
M
A
T
I
O
N
A
L
P
U
R
P
O
S
E
S
O
N
L
Y
RO
O
F
I
N
G
A6
.
0
0
n
t
R
O
O
F
P
L
A
N
A6
.
0
1
n
t
R
O
O
F
D
E
T
A
I
L
S
A6
.
0
2
n
t
R
O
O
F
D
E
T
A
I
L
S
1 5
4 4
5 3
TE
M
P
O
R
A
R
Y
W
A
L
L
TEMPORARY WALL 77
2
7
'
-
0
"
G
1
D
0
.
1
0
n
t
3 1
H4
H3
A4
.
0
0
n
t
DE
M
O
L
I
T
I
O
N
L
E
G
E
N
D
WA
L
L
T
O
R
E
M
A
I
N
DO
O
R
T
O
R
E
M
A
I
N
WA
L
L
T
O
B
E
R
E
M
O
V
E
D
DO
O
R
,
F
R
A
M
E
,
A
N
D
H
A
R
D
W
A
R
E
TO
B
E
R
E
M
O
V
E
D
U
N
L
E
S
S
N
O
T
E
D
OT
H
E
R
W
I
S
E
DE
S
I
G
N
A
T
E
D
I
T
E
M
T
O
B
E
R
E
M
O
V
E
D
DE
S
I
G
N
A
T
E
D
I
T
E
M
T
O
R
E
M
A
I
N
DE
M
O
L
I
T
I
O
N
P
L
A
N
K
E
Y
N
O
T
E
S
:
1
RE
M
O
V
E
W
A
L
L
3
RE
M
O
V
E
D
O
O
R
A
N
D
F
R
A
M
E
4
RE
M
O
V
E
E
X
I
S
T
I
N
G
C
O
N
C
R
E
T
E
S
T
A
I
R
C
A
S
E
A
N
D
RA
I
L
I
N
G
5
RE
M
O
V
E
E
X
I
S
T
I
N
G
C
O
N
C
R
E
T
E
R
A
M
P
A
N
D
R
A
I
L
I
N
G
6
SE
E
E
L
E
C
F
O
R
R
E
M
O
V
A
L
O
F
E
X
T
E
R
I
O
R
L
I
G
H
T
I
N
G
7
WI
T
H
C
L
E
A
N
G
L
O
V
E
S
,
R
E
M
O
V
E
,
P
R
O
T
E
C
T
A
N
D
SA
L
V
A
G
E
E
X
I
S
T
I
N
G
C
E
I
L
I
N
G
T
I
L
E
A
S
S
E
M
B
L
Y
I
N
I
T
S
EN
T
I
R
E
T
Y
.
I
N
C
L
U
D
I
N
G
A
L
L
T
I
L
E
S
,
R
I
D
E
,
H
A
N
G
E
R
S
,
SU
P
P
O
R
T
S
,
E
T
C
.
T
O
B
E
R
E
I
N
S
T
A
L
L
E
D
B
Y
CO
N
T
R
A
C
T
O
R
.
S
E
E
S
H
E
E
T
A
4
.
0
0
n
t
F
O
R
C
E
I
L
I
N
G
PL
A
N
.
S
E
E
A
L
S
O
M
E
C
H
A
N
D
E
L
E
C
F
O
R
AD
D
I
T
I
O
N
A
L
I
N
F
O
R
M
A
T
I
O
N
.
DE
M
O
L
I
T
I
O
N
N
O
T
E
S
A
N
D
P
L
A
N
S
A
R
E
P
R
O
V
I
D
E
D
A
S
A
G
U
I
D
E
ON
L
Y
.
CO
N
T
R
A
C
T
O
R
T
O
V
E
R
I
F
Y
E
X
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
A
N
D
E
X
A
M
I
N
E
DR
A
W
I
N
G
S
A
N
D
D
E
T
A
I
L
S
T
O
D
E
T
E
R
M
I
N
E
E
X
T
E
N
T
A
N
D
L
I
M
I
T
S
O
F
DE
M
O
L
I
T
I
O
N
R
E
Q
U
I
R
E
D
T
O
A
C
C
O
M
M
O
D
A
T
E
N
E
W
C
O
N
S
T
R
U
C
T
I
O
N
.
1. 2. DE
M
O
L
I
T
I
O
N
G
E
N
E
R
A
L
N
O
T
E
S
CO
N
T
R
A
C
T
O
R
I
S
R
E
S
P
O
N
S
I
B
L
E
F
O
R
C
O
O
R
D
I
N
A
T
I
O
N
O
F
A
L
L
AS
P
E
C
T
S
O
F
D
E
M
O
L
I
T
I
O
N
.
C
O
N
T
R
A
C
T
O
R
T
O
R
E
V
I
E
W
A
L
L
D
R
A
WI
N
G
S
FO
R
A
D
D
I
T
I
O
N
A
L
D
E
T
A
I
L
S
A
N
D
C
O
N
S
T
R
U
C
T
I
O
N
S
E
Q
U
E
N
C
I
N
G
NO
T
E
S
.
ME
C
H
A
N
I
C
A
L
A
N
D
E
L
E
C
T
R
I
C
A
L
D
E
M
O
L
I
T
I
O
N
S
A
R
E
S
H
O
W
N
O
N
ME
C
H
A
N
I
C
A
L
A
N
D
E
L
E
C
T
R
I
C
A
L
D
R
A
W
I
N
G
S
.
3.
PR
O
V
I
D
E
A
N
D
C
O
O
R
D
I
N
A
T
E
A
L
L
D
E
M
O
L
I
T
I
O
N
A
N
D
RE
C
O
N
S
T
R
U
C
T
I
O
N
W
I
T
H
N
E
W
W
O
R
K
P
L
A
N
D
I
M
E
N
S
I
O
N
S
A
N
D
IN
S
T
A
L
L
A
T
I
O
N
O
F
N
E
W
M
A
T
E
R
I
A
L
S
A
N
D
F
I
N
I
S
H
E
S
,
A
S
R
E
Q
U
IR
E
D
,
WH
E
T
H
E
R
I
N
D
I
C
A
T
E
D
O
N
D
R
A
W
I
N
G
S
O
R
N
O
T
.
4.
PR
O
V
I
D
E
S
M
O
O
T
H
A
N
D
C
L
E
A
N
S
U
B
S
T
R
A
T
E
T
O
A
L
L
A
R
E
A
S
RE
C
E
I
V
I
N
G
N
E
W
F
I
N
I
S
H
E
S
.
C
O
O
R
D
I
N
A
T
E
W
O
R
K
W
I
T
H
P
L
A
N
S
AN
D
T
H
E
RO
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
.
5. 6.
AL
L
R
E
L
A
T
E
D
W
O
O
D
B
L
O
C
K
I
N
G
S
U
P
P
O
R
T
S
T
R
U
C
T
U
R
E
,
H
A
R
D
W
A
RE
CO
N
N
E
C
T
I
O
N
D
E
V
I
C
E
S
,
A
D
H
E
S
I
V
E
S
,
A
N
D
/
O
R
M
A
S
T
I
C
S
H
A
L
L
BE
RE
M
O
V
E
D
F
R
O
M
S
U
R
F
A
C
E
S
A
T
I
T
E
M
S
N
O
T
E
D
F
O
R
R
E
M
O
V
A
L
.
PR
O
V
I
D
E
S
U
R
F
A
C
E
S
A
C
C
E
P
T
A
B
L
E
F
O
R
P
A
T
C
H
I
N
G
A
N
D
/
O
R
N
E
W
WO
R
K
.
7.
RE
F
E
R
T
O
M
E
C
H
A
N
I
C
A
L
A
N
D
E
L
E
C
T
R
I
C
A
L
F
O
R
A
D
D
I
T
I
O
N
A
L
DE
M
O
L
I
T
I
O
N
N
O
T
E
S
.
8.
D
E
M
O
L
I
T
I
O
N
N
O
T
E
S
W
I
T
H
O
U
T
A
R
R
O
W
S
I
N
D
I
C
A
T
E
T
H
A
T
T
H
E
NO
T
E
A
P
P
L
I
E
S
T
O
T
H
E
E
N
T
I
R
E
R
O
O
M
.
CO
N
T
R
A
C
T
O
R
T
O
C
O
O
R
D
I
N
A
T
E
D
E
M
O
L
I
T
I
O
N
W
I
T
H
D
E
T
A
I
L
S
A
N
D
ST
R
U
C
T
U
R
A
L
D
R
A
W
I
N
G
S
T
O
I
N
S
T
A
L
L
N
E
W
L
I
N
T
E
L
S
O
R
S
T
R
U
C
TU
R
A
L
CO
M
P
O
N
E
N
T
S
T
O
S
U
P
P
O
R
T
E
X
I
S
T
I
N
G
S
T
R
U
C
T
U
R
E
.
9.
A
L
L
S
A
L
V
A
G
E
D
C
E
I
L
I
N
G
T
I
L
E
S
T
O
B
E
P
A
L
L
E
T
I
Z
E
D
,
C
O
M
P
LE
T
E
L
Y
WR
A
P
P
E
D
I
N
P
O
L
Y
A
N
D
S
T
O
R
E
D
O
V
E
R
M
A
S
O
N
I
T
E
F
L
O
O
R
PR
O
T
E
C
T
I
O
N
,
.
D
O
N
O
T
S
T
O
R
E
C
E
I
L
I
N
G
T
I
L
E
W
I
T
H
I
N
6
'
-
0
"
O
F
A
N
Y
EX
I
S
T
S
M
O
K
E
D
E
T
E
C
T
O
R
.
10
.
A
D
D
I
T
I
O
N
A
L
A
C
O
U
T
I
C
A
L
C
E
I
I
L
I
N
G
T
I
L
E
S
,
B
E
Y
O
N
D
T
H
E
EX
T
E
N
T
S
SH
O
W
N
,
S
H
A
L
L
B
E
R
E
M
O
V
E
D
A
N
D
R
E
P
L
A
C
E
D
T
O
A
C
C
O
M
O
D
A
T
E
AB
O
V
E
C
E
I
L
I
N
G
H
E
P
A
V
A
C
C
U
M
I
N
G
A
N
D
C
L
E
A
N
I
N
G
RE
Q
U
I
R
E
M
E
N
T
S
.
11
.
P
A
T
C
H
A
L
L
A
R
E
A
S
W
H
E
R
E
D
E
M
O
L
I
T
I
O
N
H
A
S
O
C
C
U
R
E
D
T
O
MA
T
C
H
AD
J
A
C
E
N
T
E
X
I
S
T
I
N
G
C
O
N
D
I
T
I
O
N
S
.
A
N
D
A
S
R
E
Q
U
I
R
E
D
T
O
I
N
ST
A
L
L
NE
W
E
Q
U
I
P
M
E
N
T
,
M
A
T
E
R
I
A
L
S
O
R
F
I
N
I
S
H
E
S
.
S
E
E
O
T
H
E
R
D
R
A
WI
N
G
S
FO
R
W
O
R
K
I
N
O
T
H
E
R
D
I
S
C
I
P
L
I
N
E
S
.
12
.
A
L
L
E
X
I
S
T
I
N
G
F
I
N
I
S
H
E
S
W
H
I
C
H
A
R
E
N
O
T
S
C
H
E
D
U
L
E
D
F
O
R
DE
M
O
L
I
T
I
O
N
A
R
E
T
O
B
E
P
R
O
T
E
C
T
E
D
.
T
H
E
C
O
N
T
R
A
C
T
O
R
W
I
L
L
B
E
RE
S
P
O
N
S
I
B
L
E
F
O
R
R
E
P
A
I
R
I
N
G
A
N
Y
D
A
M
A
G
E
A
N
D
R
E
S
T
O
R
I
N
G
SU
C
H
S
A
I
D
I
T
E
M
S
B
A
C
K
T
O
T
H
E
I
R
O
R
I
G
I
N
A
L
C
O
N
D
I
T
I
O
N
S
E
E
SP
E
C
I
F
I
C
A
T
I
O
N
S
F
O
R
A
D
D
I
T
I
O
N
A
L
R
E
Q
U
I
R
E
M
E
N
T
S
.
EX
I
S
T
F
.
F
.
10
0
'
-
0
"
Z
Y
X
W
V
U.
1
VE
S
T
I
B
U
L
E
E
L
E
V
.
98
'
-
0
"
T.
1
U
Y.
1
T.
O
.
S
T
O
R
E
F
R
O
N
T
10
8
'
-
8
"
H3
A4
.
0
0
n
t
KEY PLAN A Date Registration Number Scale: North Check: Drawn: Date: Comm: I hereby certify that this plan, specification or r eport was prepared by me or under my direct supervision and that I am a d uly Licensed under the laws of the State of
HGFEDCBA
1
2
3
4
5
6
7
8
10 9
AMN
As indicated
1
2
/
8
/
2
0
1
5
2
:
2
7
:
4
7
P
M
C
:
\
U
s
e
r
s
\
p
j
e
g
a
n
\
D
o
c
u
m
e
n
t
s
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
_
k
r
i
s
.
t
h
i
e
l
e
n
.
r
v
t
D0.10ntKT SN 12/4/2015 152118 MAIN LEVEL DEMOLITION PLANMINNESOTA12/4/2015GREGORY DEHLER 19401 ARCHITECT Robbinsdale Area Schools - ISD #281 5421 BROOKLYN BLVD BROOKLYN CENTER, MN 4148 WINNETKA AVENUE NORTH NEW HOPE, MN 55427-1228
C
e
n
t
r
a
l
:
H
:
\
I
S
D
2
8
1
\
E
S
_
N
o
r
t
h
p
o
r
t
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
A
d
d
i
t
i
o
n
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
.
r
v
t
NORTHPORT ELEMENTARY SCHOOL 2016 ADDITION
0
1
/
8
"
=
1
'
-
0
"
DE
M
O
P
L
A
N
F7
6'
1
2
'
0
1
/
4
"
=
1
'
-
0
"
DE
M
O
W
E
S
T
E
L
E
V
A
T
I
O
N
G1
3'
6
'
Revisions Description Date Num
4
5
6
CIVIL ENGINEER INSPEC 5801 Duluth Street Minneapolis, MN 55422 Phone: (763) 546-3434 Fax: (763) 546-8669 STRUCTURAL ENGINEER BKBM Engineers 5930 Brooklyn Boulevard Minneapolis, MN 55429-2518 Phone: (763) 843-0420 Fax: (763) 843-0421 MECHANICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ELECTRICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ROOFING CONSULTANT ROOF SPEC. INC 2400 Prior Avenue North St. Paul, MN 55113 Phone: (651) 639-0644 Fax: (651) 639-1828
DN
AB
A
T
E
M
E
N
T
D
U
M
P
S
T
E
R
L
O
C
A
T
I
O
N
NO
C
O
N
T
R
A
C
T
O
R
S
T
A
G
I
N
G
-
PR
O
T
E
C
T
E
X
I
S
T
I
N
G
B
I
K
E
R
A
C
K
,
T
R
E
E
S
,
LA
N
D
S
C
A
P
E
E
T
C
.
-
T
Y
P
.
CO
N
T
R
A
C
T
O
R
A
C
C
E
S
S
:
-
V
I
A
P
A
V
E
D
W
A
L
K
S
O
N
L
Y
-
P
R
O
V
I
D
E
P
L
A
S
T
I
C
O
R
A
N
G
E
F
E
N
C
I
N
G
-
N
O
V
E
H
I
C
U
L
A
R
A
C
C
E
S
S
NO
C
O
N
T
R
A
C
T
O
R
S
T
A
G
I
N
G
O
V
E
R
E
X
I
S
T
I
N
G
OI
L
T
A
N
K
S
FI
R
E
L
A
N
E
S
MA
I
N
T
A
I
N
F
U
L
L
Y
OP
E
N
A
T
A
L
L
TI
M
E
S
(
N
O
PA
R
K
I
N
G
)
CO
N
T
R
A
C
T
O
R
P
A
R
K
I
N
G
UN
D
E
R
G
R
O
U
N
D
S
T
O
R
A
G
E
C
H
A
M
B
E
R
S
-N
O
T
R
A
F
F
I
C
A
L
L
O
W
E
D
O
N
S
T
O
R
M
W
A
T
E
R
G
R
O
U
N
D
ST
O
R
A
G
E
-P
R
O
T
E
C
T
I
N
P
L
A
C
E
PL
A
Y
G
R
O
U
N
D
EQ
U
I
P
M
E
N
T
A
R
E
A
NO
CO
N
T
R
A
C
T
O
R
AC
C
E
S
S
CO
N
T
R
A
C
T
O
R
S
T
A
G
I
N
G
A
R
E
A
G
.
C
.
M
U
S
T
CL
E
A
N
A
N
D
R
E
S
T
O
R
E
/
R
E
P
L
A
C
E
/
R
E
P
A
I
R
AN
Y
D
A
M
A
G
E
D
L
A
N
D
S
C
A
P
E
A
N
D
/
O
R
BI
T
U
M
I
N
O
U
S
.
E
Q
U
I
P
M
E
N
T
/
M
A
T
E
R
I
A
L
S
/
DE
B
R
I
S
B
Y
S
U
B
S
T
A
N
T
I
A
L
C
O
M
P
L
E
T
I
O
N
DA
T
E
.
PR
O
V
I
D
E
6
"
T
A
L
L
L
I
N
K
F
E
N
C
E
,
AN
C
H
O
R
W
I
T
H
S
A
N
D
B
A
G
S
A
S
RE
Q
U
I
R
E
D
.
D
O
N
O
T
A
N
C
H
O
R
T
O
O
R
PE
N
E
T
R
A
T
E
S
I
D
E
W
A
L
K
.
B
I
T
U
M
I
N
O
U
S
OR
T
U
R
F
S
U
R
F
A
C
E
S
T
Y
P
.
P
R
O
V
I
D
E
SI
L
T
F
E
N
C
E
W
H
E
R
E
O
C
C
U
R
S
.
AR
E
A
T
O
R
E
M
A
I
N
C
L
E
A
R
O
F
AL
L
C
O
N
S
T
R
U
C
T
I
O
N
EQ
U
I
P
M
E
N
T
.
D
E
B
R
I
S
MA
T
E
R
I
A
L
E
T
C
NI
C
NI
C
NI
C
NI
C
NI
C
NI
C
S A I L O R L A N E N
CO
N
T
R
A
C
T
O
R
PA
R
K
I
N
G
1 6 '-0 " G A T E
5
5
T
H
A
V
E
N
NI
C
CO
N
T
R
A
C
T
O
R
A
C
C
E
S
S
CO
N
T
R
A
C
T
O
R
A
C
C
E
S
S
A0
.
1
1
n
t
H3
SI
M
N
O
C
O
N
T
R
A
C
T
O
R
PA
R
K
I
N
G
NO
V
E
H
I
C
A
L
A
R
TR
A
F
F
I
C
A
L
L
O
W
E
D
ON
A
N
Y
T
U
R
F
AR
E
A
S
N
O C
O
N
T
R
A
C
T
O
R
P
A
R
K
I
N
G
N O C O N T R A C T O R P A R K I N G O N S A I L O R L A N E N
TH
I
S
A
C
C
E
S
S
I
S
T
O
B
E
U
S
E
D
F
O
R
MA
T
E
R
I
A
L
E
Q
U
I
P
M
E
N
T
+
D
U
M
P
S
T
E
R
DE
L
I
V
E
R
Y
O
N
L
Y
-
N
O
P
E
R
S
O
N
A
L
VE
H
I
C
L
E
W
I
L
L
B
E
A
L
L
O
W
E
D
.
NO
C
O
N
T
R
A
C
T
O
R
P
A
R
K
I
N
G
N O
CO N T R A C T O R
P A R KI N G
A0
.
1
1
n
t
F8
3
4
3
1
2
2
5
5
3
4
2
WA
L
K
O
F
F
M
A
T
S
WA
L
K
O
F
F
M
A
T
S
H4
EX
I
S
T
I
N
G
D
O
O
R
L
O
C
A
T
I
O
N
W
I
L
L
V
A
R
Y
WALK OFF MAT
FL
O
O
R
P
R
O
T
E
C
T
I
O
N
P
E
R
P
L
A
N
S
,
T
Y
P
EXISTING BUILDING EXIT NOTE: EXISTING VESTIBULE DOORS AND STOREFRONT FRAME TO REMAIN UNTIL NEW BUILDING ADDITION ENCLOSURE IS WEATHER TIGHT. 20' MIN FLOOR PROTECTION PER PLANS, TYP
H3
A4
.
0
0
n
t
MECHANICAL WORK AREA FLOOR PROTECTION
EX
I
S
T
I
N
G
C
E
I
L
I
N
G
EX
I
S
T
I
N
G
F
L
O
O
R
I
N
G
EXISTING
ST
R
U
C
T
U
R
E
A
S
OCCURS
EX
I
S
T
I
N
G
R
O
O
F
MODIFY/SALVAGE EXISTING CEILING ASSEMBLY AS REQUIRED FOR NEW CONSTRUCTION. SEE ALSO DEMO PLANS. COORDINATE WITH MECH. CASEWORK/SHELVING/ STORAGE, ETC. WHERE OCCURS. POLY CONTINUOUS SEAL
CO
N
T
I
N
U
O
U
S
SEAL
TE
M
P
O
R
A
R
Y
W
A
L
L
(S
E
E
D
U
S
T
B
A
R
R
I
E
R
)
CO
N
T
R
A
C
T
O
R
T
O
R
E
P
A
I
R
/
R
E
S
T
O
R
E
/
R
E
P
L
A
C
E
A
L
L
D
A
M
A
G
E
D
S
I
TE
CO
M
P
O
N
E
N
T
S
D
U
E
T
O
C
O
N
S
T
R
U
C
T
I
O
N
A
C
T
I
V
I
T
I
E
S
,
S
E
E
A
L
S
O
C
I
V
I
L
DR
A
W
I
N
G
S
.
TH
I
S
I
N
C
L
U
D
E
S
B
U
T
I
S
N
O
T
L
I
M
I
T
E
D
T
O
:
-
R
E
P
L
A
C
E
E
N
T
I
R
E
C
O
N
C
R
E
T
E
W
A
L
K
P
A
N
E
L
S
W
H
E
R
E
D
A
M
A
G
E
OC
C
U
R
S
.
-
R
E
P
L
A
C
E
C
O
N
C
R
E
T
E
C
U
R
B
F
R
O
M
E
X
P
A
N
S
I
O
N
J
O
I
N
T
T
O
EX
P
A
N
S
I
O
N
J
O
I
N
T
W
H
E
R
E
D
A
M
A
G
E
O
C
C
U
R
S
.
-
N
E
A
T
L
Y
S
A
W
-
C
U
T
,
R
E
M
O
V
E
,
A
N
D
R
E
P
L
A
C
E
B
I
T
U
M
I
N
O
U
S
W
H
ER
E
DA
M
A
G
E
O
C
C
U
R
S
.
-
N
E
A
T
L
Y
R
E
M
O
V
E
A
N
D
R
E
P
L
A
C
E
S
O
D
A
N
D
S
U
B
S
O
I
L
S
T
O
M
A
TC
H
EX
I
S
T
I
N
G
A
D
J
A
C
E
N
T
H
E
I
G
H
T
S
W
H
E
R
E
D
A
M
A
G
E
O
C
C
U
R
S
-
S
E
E
A
L
S
O
C
I
V
I
L
.
-
S
E
E
A
L
S
O
C
I
V
I
L
.
-
S
E
E
A
L
S
O
C
I
V
I
L
.
-
S
E
E
A
L
S
O
C
I
V
I
L
.
SI
T
E
R
E
P
A
I
R
,
R
E
S
T
O
R
A
T
I
O
N
A
N
D
R
E
P
L
A
C
E
M
E
N
T
:
ST
A
G
I
N
G
/
P
H
A
S
I
N
G
N
O
T
E
S
:
MI
N
I
M
I
Z
E
V
E
H
I
C
L
E
T
R
A
F
F
I
C
E
O
N
T
H
E
PA
V
E
D
/
C
O
N
C
R
E
T
E
S
U
R
F
A
C
E
S
A
R
O
U
N
D
T
H
E
W
E
S
T
SI
D
E
O
F
T
H
E
B
U
I
L
D
I
N
G
.
T
H
E
S
E
A
R
E
N
O
T
T
O
B
E
US
E
D
B
Y
H
E
A
V
Y
V
E
H
I
C
L
E
S
.
1.
PR
O
J
E
C
T
A
C
C
E
S
S
R
O
U
T
E
A
B
D
S
T
A
G
I
N
G
A
R
E
A
-
PR
O
V
I
D
E
P
L
A
S
T
I
C
O
R
A
N
G
E
F
E
N
C
I
N
G
A
N
D
E
R
O
S
I
O
N
CO
N
T
R
O
L
D
E
V
I
C
E
S
,
A
L
L
S
I
D
E
S
-
S
E
E
C
I
V
I
L
2.
G.
C
.
M
U
S
T
R
E
S
T
O
R
E
A
N
Y
D
I
S
T
U
R
B
E
D
L
A
N
D
S
C
A
P
E
-
SE
E
C
I
V
I
L
3.
G.
C
.
M
U
S
T
R
E
P
L
A
C
E
/
R
E
P
A
I
R
A
N
Y
D
A
M
A
G
E
D
CO
N
C
R
E
T
E
B
I
T
U
M
I
N
O
U
S
P
A
T
H
W
A
Y
S
,
D
R
I
V
E
S
,
E
T
C
-
SE
E
C
I
V
I
L
4.
MA
X
I
M
U
M
V
E
H
I
C
L
E
W
E
I
G
H
T
A
T
A
L
L
E
X
I
S
T
I
N
G
CO
N
C
R
E
T
E
P
A
T
H
W
A
Y
S
&
B
I
T
U
M
I
N
O
U
S
I
S
5
,
0
0
0
LB
S
.
A
L
L
D
A
M
A
G
E
D
/
S
T
A
I
N
E
D
P
A
T
H
W
A
Y
S
W
I
L
L
BE
R
E
P
A
I
R
E
D
/
R
E
P
L
A
C
E
D
A
T
T
H
E
C
O
N
T
R
A
C
T
O
R
'
S
EX
P
E
N
S
E
.
5. 6.
N
O
S
T
A
G
I
N
G
,
P
A
R
K
I
N
G
,
O
R
S
T
O
P
P
I
N
G
O
N
RE
S
I
D
E
N
T
I
A
L
S
T
R
E
E
T
S
.
7.
C
O
N
S
T
R
U
C
T
I
O
N
E
Q
U
I
P
M
E
N
T
A
N
D
V
E
H
I
C
L
E
S
S
H
A
L
L
NO
T
A
C
C
E
S
S
T
H
E
W
O
R
K
Z
O
N
E
F
R
O
M
T
H
E
E
A
S
T
PA
R
K
I
N
G
L
O
T
BA
R
R
I
E
R
BA
R
R
I
E
R
BA
R
R
I
E
R
BA
R
R
I
E
R
2
0
1
5
(
1
5
2
1
1
8
)
2015 (152118) 2015 (152118) 2015 (152118)
SG
L
/
W
A
L
L
PO
L
Y
/
F
L
R
UP ON DN ON NOTES / SPECIAL INSTRUCTIONS
BA
R
R
I
E
R
S
C
H
E
D
U
L
E
PO
L
Y
WA
L
L
6/13/16 8/19/16 WALLS & DOORS TO CEILING HEIGHT UNLESS OTHERWISE NOTED
FL
R
FLOOR PROTECTION 6/13/16 8/19/16 6/13/16 8/19/16
SE
E
A
L
S
O
S
P
E
C
I
F
I
C
A
T
I
O
N
S
F
O
R
C
O
N
S
T
R
U
C
T
I
O
N
H
O
U
S
E
K
E
E
P
I
NG AND
DU
S
T
C
O
N
T
R
O
L
.
H
E
P
A
V
A
C
T
H
E
E
N
T
I
R
E
A
R
E
A
P
R
I
O
R
T
O
R
E
M
OVAL OF
DU
S
T
B
A
R
R
I
E
R
W
A
L
L
.
321
PO
L
Y
DUST TIGHT ENCLOSURE INSTALLED TIGHTLY AROUND ALL EXISTING CASEWORK TO REMAIN FROM STRUCTURE TO THE FLOOR . CONTRACTOR TO HEPA VAC ALL SURFACES OF THE BARRIER. PRIOR TO REMOVAL 6/13/16 8/19/16
4
PO
L
Y
/
F
L
R
(L
O
C
K
E
R
S
)
PROTECT CORRIDOR LOCKERS IN PLACE WITH POLY AND 1/4" MASONITE BOARD ON THE HORIZONTAL & VERTICAL SURFACES 6/13/16 8/19/16
5
AREA OF FLOOR PROTECTION AREA OF FLOOR PROTECTION AREA OF FLOOR PROTECTION AREA OF FLOOR PROTECTION NOTE: NOTE: NOTE: NOTE: WHERE NOTED ON THE WORK PLAN, PROTECT THE FLOOR AS FOLLOWS: 1. TERAZZO, PORC. TILE FLOORS- CLEAN FLOORS PER SPEC AND COVER WITH NEW 6 MIL POLY AND NEW 1/4" THICK MASONITE HARDBOARD WALK TO WALK AND TAPE ALLSEAMS. 2. CARPET, VINYL TILE AND WOOD FLOORS- CLEAN FLOORS PER SPEC AND COVER WITH A BREATHABLE PROTECTION MATERIAL "RAMBOARDS"OR EQUAL TAPE ALL SEAMS.
BA
R
R
I
E
R
L
E
G
E
N
D
S
:
BA
R
R
I
E
R
L
E
G
E
N
D
S
:
BA
R
R
I
E
R
L
E
G
E
N
D
S
:
BA
R
R
I
E
R
L
E
G
E
N
D
S
:
GENERAL PHASING NOTES: ALL ROOF PROTECTION SHALL BE IN PLACE PRIOR TO ANY DEMOLITION OR NEW CONSTRUCTION. 1. WHEN CONSTRUCTION ACCESS PASSES THROUGH PREVIOUSLY RENOVATED AREAS, PROVIDE FLOOR PROTECTION'S SPECIFIED FROM WALL TO WALL, ALL SEAMS TAPED. 2. DUST PROOF BARRIERS SHOWN ON PHASING/DUST BARRIER PLANS ARE THE MINIMUM. ALL NON-CONSTRUCTION AREAS ARE TO BE DUST PROTECTED DURING CONSTRUCTION. 3. EXTERIOR DOORS AND WINDOWS TO BE KEPT SHUT AT ALL TIMES. 4. PATCH AND/OR PAINT ALL SURFACES TO MATCH EXISTING ADJACENT SURFACES AFTER DUST/CONSTRUCTION BARRIER REMOVAL. 5. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO MAINTAIN WATERTIGHT CONDITIONS TO THE INTERIOR OF THE BUILDING AT ALL TIMES. 6. CONTRACTOR TO PROVIDE WALK OFF CARPET/MATS AT ALL BUILDING ENTRIES WITHIN THE CONSTRUCTION ZONE. 7. ALL DISTURBED SITE AREAS NEED TO BE RECONSTRUCTED BY AUG 19, 2015. 8. LIMIT CONSTRUCTION TRAFFIC INSIDE THE BUILDING TO THE WORK ZONE AREA. NO ACCESS INTO THE NORTH WING BEYOND BARRIER WALL. 9. ALL SIDEWALKS TO BE PROTECTED WITH PLYWOOD. OSB NOT ACCEPTABLE. 10. KEY PLAN A Date Registration Number Scale: North Check: Drawn: Date: Comm: I hereby certify that this plan, specification or r eport was prepared by me or under my direct supervision and that I am a d uly Licensed under the laws of the State of
HGFEDCBA
1
2
3
4
5
6
7
8
10 9
AMN
As indicated
1
2
/
8
/
2
0
1
5
2
:
2
7
:
3
7
P
M
C
:
\
U
s
e
r
s
\
p
j
e
g
a
n
\
D
o
c
u
m
e
n
t
s
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
_
k
r
i
s
.
t
h
i
e
l
e
n
.
r
v
t
A0.11ntKT SN/GK 12/4/2015 152118 STAGING AND DUST BARRIER PLANMINNESOTA12/4/2015GREGORY DEHLER 19401 ARCHITECT Robbinsdale Area Schools - ISD #281 5421 BROOKLYN BLVD BROOKLYN CENTER, MN 4148 WINNETKA AVENUE NORTH NEW HOPE, MN 55427-1228
C
e
n
t
r
a
l
:
H
:
\
I
S
D
2
8
1
\
E
S
_
N
o
r
t
h
p
o
r
t
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
A
d
d
i
t
i
o
n
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
.
r
v
t
NORTHPORT ELEMENTARY SCHOOL 2016 ADDITION
0
1
"
=
4
0
'
-
0
"
PR
O
J
E
C
T
S
T
A
G
I
N
G
P
L
A
N
F1
6'
1
2
'
0
1
"
=
2
0
'
-
0
"
DU
S
T
B
A
R
R
I
E
R
P
L
A
N
-
A
R
E
A
'
A
'
H3
15
'
3
0
'
0
1
/
4
"
=
1
'
-
0
"
WA
L
K
O
F
F
M
A
T
D
E
T
A
I
L
F8
0
1
/
2
"
=
1
'
-
0
"
DU
S
T
E
N
C
L
O
S
U
R
E
S
E
C
T
I
O
N
D8
Revisions Description Date Num
NO
T
E
:
T
H
E
S
I
T
E
A
R
E
A
O
U
T
S
I
D
E
O
F
T
H
E
F
E
N
C
E
D
EN
C
L
O
S
U
R
E
A
N
D
T
H
E
S
U
R
R
O
U
N
D
I
N
G
NE
I
G
H
B
O
R
H
O
O
D
S
H
A
L
L
B
E
W
A
L
K
E
D
D
A
I
L
Y
T
O
PI
C
K
U
P
A
N
Y
T
R
A
S
H
&
D
E
B
R
I
S
R
E
S
U
L
T
I
N
G
FR
O
M
T
H
E
C
O
N
S
T
R
U
C
T
I
O
N
P
R
O
C
E
S
S
YE
A
R
2
0
1
6
AREAS OWNER MOVE OUT ADDITION EXISTING N/A 6/10/16 8/19/16 8/19/16 OWNER MOVE IN CIVIL ENGINEER INSPEC 5801 Duluth Street Minneapolis, MN 55422 Phone: (763) 546-3434 Fax: (763) 546-8669 STRUCTURAL ENGINEER BKBM Engineers 5930 Brooklyn Boulevard Minneapolis, MN 55429-2518 Phone: (763) 843-0420 Fax: (763) 843-0421 MECHANICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ELECTRICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ROOFING CONSULTANT ROOF SPEC. INC 2400 Prior Avenue North St. Paul, MN 55113 Phone: (651) 639-0644 Fax: (651) 639-1828
1
2
0.
2
0.
1
0
ZYXWVU.
1
D7
A3
.
0
0
n
t
T.
1
D1
A3
.
0
0
n
t
D
4
A
3
.
0
0
n
t
A5
.
0
3
n
t
F3
H1
A3
.
0
0
n
t
A5
.
0
4
n
t
2
'
-
0
"
2
8
'
-
0
"
RE
S
O
U
R
C
E
AD
D
I
T
I
O
N
36
CI
R
C
A1
0
3
H3
A3
.
0
0
n
t
UP
VE
S
T
A1
0
2
MB
D
10
'
-
0
"
3
SM
B
D
6'
-
0
"
3MB
D
10
'
-
0
"
3
A5
.
0
2
n
t
F5
A5
.
0
2
n
t
H7
A5
.
0
2
n
t
H5
1'
-
0
"
18
18
18
18
18
18
19 20 18
MB
D
10
'
-
0
"
3
1'
-
0
"
1
1
'
-
4
"
8'
-
8
"
10
'
-
4
"
30
'
-
7
"
4
'
-
1
0
"
9
'
-
7
"
4
'
-
1
0
"
1
8
'
-
3
"
A5
.
0
4
n
t
D1
W1
A1
0
8
W3
H9
A3
.
0
0
n
t
H5
A3
.
0
0
n
t
15
17
17
IN
D
U
C
T
I
O
N
D
I
S
P
L
A
C
E
M
E
N
T
U
N
I
T
A5
.
0
2
n
t
F2
SI
M
3
4
U
Y.
1
2'
-
1
"
8
"
6
'
-
8
"
2
5
'
-
4
"
3
2
'
-
8
"
3
2
'
-
8
"
19 20 20
16
5'
-
3
"
2
'
-
1
"
21
'
-
4
"
8
'
-
4
"
3
0
'
-
0
"
2
5
'
-
1
0
"
1
'
-
0
"
1
'
-
0
"
7
'
-
6
"
14
13
12
'
-
1
1
3
/
4
"
1
6
'
-
1
1
3
/
4
"
9
'
-
3
"
+
/
-
6
5
'
-
4
"
1'
-
0
"
9'
-
8
"
10
'
-
0
"
4'
-
0
1
/
2
"
4
'
-
1
3
/
4
"
6"
8
'
-
6
"
1
8
'
-
1
"
5
'
-
1
"
1
2
'
-
0
"
2
1
1
/
2
"
+
/
-
H6
A3
.
0
0
n
t
3
'
-
4
"
1
0
'
-
0
"
MO
6'
-
8
"
2
'
-
0
"
2'
-
0
"
10
'
-
8
"
9
'
-
4
"
8'
-
0
"
31
'
-
3
3
/
4
"
SE
E
C
I
V
I
L
F
O
R
C
A
T
C
H
B
A
S
I
N
DO
W
N
S
P
O
T
SE
E
M
E
C
H
F
O
R
F
T
R
7'
-
0
"
21
7
7 7
1
H4
1
'
-
4
"
29
'
-
8
"
31
'
-
4
"
11
'
-
4
"
20
'
-
0
"
A1
0
8
A1
1
2
A1
1
4
1
'
-
0
"
8"
4"
H3
A4
.
0
0
n
t
SF
1
W2
W1
W1
TI
L
E
N
O
T
E
S
:
-T
I
L
E
T
O
B
E
O
W
N
E
R
P
R
O
V
I
D
E
D
A
N
D
CO
N
T
R
A
C
T
O
R
I
N
S
T
A
L
L
E
D
-I
N
S
T
A
L
L
C
O
N
T
R
O
L
J
O
I
N
T
M
A
T
E
R
I
A
L
P
E
R
S
P
E
C
-A
L
L
F
I
N
A
L
T
I
L
E
L
A
Y
O
U
T
S
S
H
A
L
L
B
E
A
P
P
R
O
V
E
D
BY
T
H
E
A
R
C
H
I
T
E
C
T
O
N
S
H
O
P
D
R
A
W
I
N
G
S
SE
E
A
L
S
O
F
L
O
O
R
P
L
A
N
F
O
R
F
L
O
O
R
G
R
I
N
D
I
N
G
CO
N
T
R
O
L
J
O
I
N
T
,
T
Y
P
P
T
I
L
E
1
(
1
2
"
X
1
2
"
)
P
T
I
L
E
2
(
1
2
"
X
1
2
"
)
21
'
-
4
"
2
'
-
0
"
2
8
'
-
0
"
3
0
'
-
0
"
29
'
-
7
3
/
4
"
H4
H9
A2
.
0
0
n
t
FO
R
F
R
A
M
E
D
E
P
T
H
,
O
N
L
Y
E
X
C
E
P
T
I
O
N
S
T
O
T
H
E
F
O
L
L
O
W
I
N
G
T
AB
L
E
A
R
E
S
C
H
E
D
U
L
E
D
:
-G
Y
P
S
U
M
B
O
A
R
D
P
A
R
T
I
T
I
O
N
S
:
T
H
R
O
A
T
O
F
F
R
A
M
E
T
O
M
A
T
C
H
W
A
L
L
T
H
I
C
K
N
E
S
S
.
-M
A
S
O
N
R
Y
P
A
R
T
I
T
I
O
N
S
:
4"
W
A
L
L
:
3
3
/
4
"
F
R
A
M
E
6"
W
A
L
L
:
5
3
/
4
"
F
R
A
M
E
8"
A
N
D
G
R
E
A
T
E
R
W
A
L
L
:
7
3
/
4
"
F
R
A
M
E
-F
R
A
M
E
D
E
P
T
H
S
A
R
E
S
C
H
E
D
U
L
E
D
I
N
N
O
M
I
N
A
L
D
I
M
E
N
S
I
O
N
S
.
S
E
E
F
R
A
M
E
/
D
O
O
R
T
Y
P
E
S
(D
E
T
A
I
L
S
E
C
T
I
O
N
5
1
0
0
0
)
F
O
R
C
O
R
R
E
S
P
O
N
D
I
N
G
A
C
T
U
A
L
D
I
M
EN
S
I
O
N
S
.
AL
L
D
O
O
R
S
A
R
E
1
3
/
4
"
T
H
I
C
K
U
N
L
E
S
S
O
T
H
E
R
W
I
S
E
N
O
T
E
D
.
FO
R
G
L
A
S
S
T
Y
P
E
S
,
O
N
L
Y
E
X
C
E
P
T
I
O
N
S
T
O
T
H
E
F
O
L
L
O
W
I
N
G
T
AB
L
E
A
R
E
S
C
H
E
D
U
L
E
D
:
-I
N
T
E
R
I
O
R
N
O
N
R
A
T
E
D
:
-C
L
E
A
R
S
A
F
E
T
Y
-E
X
T
E
R
I
O
R
N
O
N
-
R
A
T
E
D
:
-C
L
E
A
R
I
N
S
U
L
A
T
E
D
S
A
F
E
T
Y
SE
E
D
E
T
A
I
L
S
E
C
T
I
O
N
5
1
0
0
0
F
O
R
F
R
A
M
E
T
Y
P
E
S
.
SE
E
S
H
E
E
T
A
3
.
1
2
F
O
R
D
O
O
R
T
Y
P
E
S
.
AT
D
O
O
R
S
C
H
E
D
U
L
E
,
L
A
B
E
L
D
E
S
I
G
N
A
T
I
O
N
"
4
5
/
2
0
"
I
N
D
I
C
A
T
ES
:
-F
O
R
A
L
L
O
P
E
N
I
N
G
S
W
I
T
H
S
I
D
E
L
I
T
E
S
A
N
D
S
C
H
E
D
U
L
E
D
T
O
BE
R
A
T
E
D
F
O
R
20
M
I
N
U
T
E
S
,
T
H
E
D
O
O
R
A
N
D
A
N
Y
G
L
A
S
S
W
I
T
H
I
N
T
H
E
D
O
O
R
IS
T
O
B
E
RA
T
E
D
F
O
R
2
0
M
I
N
U
T
E
S
;
T
H
E
F
R
A
M
E
A
N
D
A
D
J
A
C
E
N
T
S
I
D
E
L
IT
E
(
S
)
G
L
A
S
S
AN
D
F
R
A
M
E
I
S
T
O
B
E
R
A
T
E
D
F
O
R
4
5
M
I
N
U
T
E
S
.
"
1. 2. 3. 4. 5. 6. DO
O
R
S
C
H
E
D
U
L
E
G
E
N
E
R
A
L
N
O
T
E
S
AL
L
E
X
T
E
R
I
O
R
H
.
M
.
D
O
O
R
S
/
F
R
A
M
E
S
T
O
B
E
P
A
I
N
T
E
D
1
A
U
N
L
ES
S
N
O
T
E
D
O
T
H
E
R
W
I
S
E
.
7.
PA
I
N
T
A
L
L
E
X
I
S
T
I
N
G
H
.
M
.
D
O
O
R
F
R
A
M
E
S
/
S
I
D
E
L
I
G
H
T
S
I
N
A
RE
A
'
A
'
4
A
.
8.
CO
N
T
R
A
C
T
O
R
T
O
F
I
E
L
D
V
E
R
I
F
Y
A
L
L
E
X
I
S
T
I
N
G
D
I
M
E
N
S
I
O
N
S
OF
A
L
L
E
X
I
S
T
I
N
G
FR
A
M
E
O
P
E
N
I
N
G
S
P
R
I
O
R
T
O
S
H
O
P
D
R
A
W
I
N
G
S
U
B
M
I
T
T
A
L
.
9.
MO
D
I
F
Y
E
X
I
S
T
I
N
G
F
R
A
M
E
A
S
R
E
Q
U
I
R
E
D
T
O
A
C
C
E
P
T
N
E
W
D
O
O
R
A
N
D
H
A
R
D
W
A
R
E
AS
S
C
H
E
D
U
L
E
.
P
A
T
C
H
E
X
I
S
T
I
N
G
F
R
A
M
E
P
R
I
O
R
T
O
P
A
I
N
T
I
N
G
A
T
A
L
L
R
E
M
O
V
E
D
EX
I
S
T
I
N
G
H
A
R
D
W
A
R
E
.
10
.
NE
W
D
O
O
R
S
S
H
A
L
L
B
E
I
N
S
T
A
L
L
E
D
T
O
M
A
I
N
T
A
I
N
E
V
E
N
C
L
E
A
R
AN
C
E
S
O
N
T
O
P
S
A
N
D
SI
D
E
S
.
11
.
CO
N
T
R
A
C
T
O
R
S
H
A
L
L
F
I
E
L
D
V
E
R
I
F
Y
A
L
L
E
X
I
S
T
I
N
G
D
I
M
E
N
S
I
O
NS
A
T
L
O
C
A
T
I
O
N
S
F
O
R
NE
W
S
T
O
R
E
F
R
O
N
T
P
R
I
O
R
T
O
S
H
O
P
D
R
A
W
I
N
G
S
U
B
M
I
T
T
A
L
.
12
.
SE
E
D
E
T
A
I
L
S
4
3
0
0
8
-
4
3
0
0
9
F
O
R
T
Y
P
I
N
T
E
R
I
O
R
D
O
O
R
T
H
R
E
S
HO
L
D
S
/
T
R
A
N
S
I
T
I
O
N
S
.
13
.
SE
E
D
E
T
A
I
L
S
O
F
C
O
N
S
T
R
U
C
T
I
O
N
F
O
R
A
B
B
R
E
V
I
A
T
I
O
N
S
1.
IF
A
L
L
W
A
L
L
S
I
N
R
O
O
M
H
A
V
E
T
H
E
S
A
M
E
F
I
N
I
S
H
,
T
H
E
"
N
W
AL
L
-
T
Y
P
"
C
O
L
U
M
N
W
I
L
L
B
E
U
S
E
D
.
2.
DI
S
C
R
E
P
A
N
C
I
E
S
B
E
T
W
E
E
N
T
H
E
R
O
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
A
N
D
DR
A
W
I
N
G
S
S
H
A
L
L
B
E
R
E
P
O
R
T
E
D
T
O
T
H
E
AR
C
H
I
T
E
C
T
F
O
R
F
I
N
I
S
H
D
E
T
E
R
M
I
N
A
T
I
O
N
.
3.
ON
W
A
L
L
S
W
H
I
C
H
A
R
E
C
O
V
E
R
E
D
W
I
T
H
M
I
L
L
W
O
R
K
A
N
D
T
A
C
K
S
UR
F
A
C
E
S
,
A
F
I
N
I
S
H
S
H
A
L
L
N
O
T
B
E
A
P
P
L
I
E
D
T
O
TH
E
W
A
L
L
B
E
H
I
N
D
E
X
C
E
P
T
F
O
R
L
O
C
A
T
I
O
N
S
W
H
I
C
H
M
A
Y
B
E
E
XP
O
S
E
D
(
I
.
E
.
S
P
A
C
E
B
E
T
W
E
E
N
M
I
L
L
W
O
R
K
A
N
D
TA
C
K
S
U
R
F
A
C
E
.
)
C
O
N
C
R
E
T
E
B
L
O
C
K
B
E
H
I
N
D
M
I
L
L
W
O
R
K
A
N
D
MA
R
K
E
R
B
O
A
R
D
S
T
O
B
E
T
O
O
L
E
D
.
4.
RE
F
E
R
T
O
M
A
T
E
R
I
A
L
F
I
N
I
S
H
/
C
O
L
O
R
S
C
H
E
D
U
L
E
F
O
R
S
P
E
C
I
F
IC
F
I
N
I
S
H
T
Y
P
E
S
A
N
D
C
O
L
O
R
S
.
5.
FO
R
C
E
I
L
I
N
G
M
A
T
E
R
I
A
L
W
H
E
N
M
O
R
E
T
H
A
N
O
N
E
C
E
I
L
I
N
G
M
A
T
ER
I
A
L
O
C
C
U
R
S
T
H
E
C
E
I
L
I
N
G
F
I
N
I
S
H
I
S
IN
D
I
C
A
T
E
D
T
H
U
S
:
"
/
"
.
6. RO
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
G
E
N
E
R
A
L
N
O
T
E
S
ON
A
L
L
F
L
O
O
R
S
S
C
H
E
D
U
L
E
D
F
O
R
P
O
R
C
E
L
A
I
N
/
Q
U
A
R
R
Y
T
I
L
E
,
PR
O
V
I
D
E
C
R
A
C
K
I
S
O
L
A
T
I
O
N
M
E
M
B
R
A
N
E
AT
A
L
L
F
L
O
O
R
C
R
A
C
K
S
A
N
D
A
T
E
A
C
H
D
O
O
R
S
I
L
L
.
M
E
M
B
R
A
N
E
I
S
T
O
E
X
T
E
N
D
B
E
Y
O
N
D
T
H
E
C
R
A
C
K
A
MI
N
I
M
U
M
O
F
6
"
T
O
A
C
H
I
E
V
E
A
C
O
N
T
I
N
U
O
U
S
F
L
O
O
R
S
U
R
F
A
C
E
,
O
R
A
S
R
E
Q
U
I
R
E
D
T
O
A
C
H
I
E
V
E
MA
N
U
F
A
C
T
U
R
E
R
'
S
W
A
R
R
A
N
T
Y
C
R
I
T
E
R
I
A
.
7.
SE
E
I
N
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
D
E
T
A
I
L
S
4
2
0
0
1
-
4
2
0
0
3
F
O
R
C
A
S
EW
O
R
K
E
L
E
V
A
T
I
O
N
S
.
8.
SE
E
I
N
T
E
R
I
O
R
E
L
E
V
A
T
I
O
N
S
F
O
R
L
O
C
A
T
I
O
N
S
O
F
G
L
A
Z
E
D
B
L
O
CK
,
P
A
I
N
T
E
D
B
L
O
C
K
,
B
R
I
C
K
A
N
D
P
A
I
N
T
.
9.
FO
R
A
L
L
R
O
O
M
S
D
E
S
I
G
N
A
T
E
D
T
O
H
A
V
E
W
A
L
L
S
P
A
I
N
T
E
D
6
A
A
ND
6
B
:
P
R
O
V
I
D
E
P
T
-
6
B
A
T
L
O
W
E
R
P
O
R
T
I
O
N
O
F
WA
L
L
U
P
T
O
H
E
I
G
H
T
D
E
S
I
G
N
A
T
E
D
B
Y
A
R
C
H
&
P
T
-
6
A
A
B
O
V
E
.
10
.
VB
-
1
T
O
B
E
I
N
S
T
A
L
L
E
D
T
O
E
X
T
E
N
T
S
P
E
R
D
E
T
A
I
L
2
/
4
3
0
5
8
PR
O
V
I
D
E
C
E
R
A
M
I
C
T
I
L
E
M
A
T
C
H
E
X
I
S
T
I
N
G
H
E
I
G
H
T
W
I
T
H
E
P
O
XY
P
A
I
N
T
6
A
A
B
O
V
E
.
PR
O
V
I
D
E
F
I
B
E
R
G
L
A
S
S
F
A
C
E
D
G
Y
P
S
U
M
B
O
A
R
D
S
O
F
F
I
T
A
B
O
V
E
CA
S
E
W
O
R
K
.
(
S
E
E
C
A
S
E
W
O
R
K
EL
E
V
A
T
I
O
N
S
A
N
D
R
E
F
L
E
C
T
E
D
C
E
I
L
I
N
G
P
L
A
N
S
.
)
SE
E
D
E
T
A
I
L
4
3
0
2
1
F
O
R
T
I
L
E
F
L
O
O
R
P
A
T
T
E
R
N
I
N
F
O
R
M
A
T
I
O
N
.
SE
E
D
E
T
A
I
L
4
3
0
2
1
F
O
R
T
I
L
E
W
A
L
L
P
A
T
T
E
R
N
I
N
F
O
R
M
A
T
I
O
N
.
PR
O
V
I
D
E
P
O
R
C
E
L
A
I
N
T
I
L
E
B
A
S
E
A
T
C
A
S
E
W
O
R
K
.
RO
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
R
E
M
A
R
K
S
PR
O
V
I
D
E
1
2
'
X
1
2
'
M
O
V
A
B
L
E
C
P
T
-
1
A
R
E
A
O
N
T
O
P
O
F
N
E
W
FI
N
I
S
H
A
S
S
C
H
E
D
U
L
E
D
.
8.
PA
I
N
T
A
L
L
E
X
P
O
S
E
D
C
E
I
L
I
N
G
I
T
E
M
S
,
I
N
C
.
S
T
R
U
C
T
U
R
E
,
D
U
CT
W
O
R
K
,
E
L
E
C
T
R
I
C
A
L
,
E
T
C
.
P
T
-
8
.
EN
C
A
P
S
U
L
A
T
E
E
X
I
S
T
I
N
G
R
O
O
F
D
E
C
K
I
N
G
W
I
T
H
P
E
S
T
I
C
I
D
E
C
O
AT
I
N
G
P
E
R
S
P
E
C
.
9. 7. 6. 5. 4. 3. 2.
1.
DO
O
R
S
C
H
E
D
U
L
E
R
E
M
A
R
K
S
PA
I
N
T
E
X
T
E
R
I
O
R
G
.
H
.
M
.
D
O
O
R
S
/
F
R
A
M
E
S
1
B
.
1.
RE
-
U
S
E
E
X
I
S
T
I
N
G
D
O
O
R
F
R
A
M
E
A
N
D
H
A
R
D
W
A
R
E
.
2.
RE
-
U
S
E
E
X
I
S
T
I
N
G
D
O
O
R
F
R
O
M
E
L
E
C
T
R
I
C
A
L
R
O
O
M
4
5
.
3.
PR
O
V
I
D
E
3
M
S
E
C
U
R
I
T
Y
F
I
L
M
(
B
O
T
H
S
I
D
E
S
)
A
T
G
L
A
Z
I
N
G
.
4.
PR
O
V
I
D
E
C
Y
L
I
N
D
E
R
T
O
K
E
Y
A
L
I
K
E
T
O
R
E
S
T
O
F
B
U
I
L
D
I
N
G
.
5.
PR
O
V
I
D
E
A
C
O
U
S
T
I
C
B
O
T
T
O
M
A
N
D
A
C
O
U
S
T
I
C
A
L
G
A
S
K
E
T
I
N
G
.
6.
FL
O
O
R
P
L
A
N
K
E
Y
N
O
T
E
S
:
1
PA
T
C
H
W
A
L
L
S
/
F
L
O
O
R
A
S
R
E
Q
U
I
R
E
D
F
R
O
M
RE
M
O
V
A
L
O
F
I
T
E
M
S
P
E
R
D
E
M
O
L
I
T
I
O
N
P
L
A
N
.
2
PR
O
V
I
D
E
N
E
W
F
L
O
O
R
T
I
L
E
W
I
T
H
I
N
R
O
O
M
S
P
E
R
PL
A
N
-
S
E
E
A
L
S
O
R
O
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
.
3
CA
R
D
R
E
A
D
E
R
P
E
R
D
E
T
A
I
L
-
A
T
M
A
S
O
N
R
Y
S
E
E
DE
T
A
I
L
3
1
0
1
7
,
A
T
M
T
L
P
A
N
E
L
S
E
E
D
E
T
A
I
L
3
1
0
1
8
-S
E
E
E
L
E
C
.
4
PA
T
C
H
F
L
O
O
R
A
S
R
E
Q
U
I
R
E
D
F
R
O
M
R
E
M
O
V
A
L
O
F
IT
E
M
S
T
O
B
E
D
E
M
O
L
I
S
H
E
D
.
P
R
O
V
I
D
E
C
O
N
C
R
E
T
E
SE
A
L
E
R
A
T
L
O
C
A
T
I
O
N
S
W
H
E
R
E
A
N
E
W
F
L
O
O
R
FI
N
I
S
H
I
S
N
O
T
S
C
H
E
D
U
L
E
D
.
5
NO
T
U
S
E
D
.
6
IN
F
I
L
L
F
L
O
O
R
A
T
R
E
M
O
V
E
D
ME
C
H
A
N
I
C
A
L
/
E
L
E
C
T
R
I
C
A
L
I
T
E
M
S
W
I
T
H
C
O
N
C
R
E
T
E
TO
P
R
O
V
I
D
E
A
S
U
I
T
A
B
L
E
S
U
B
S
T
R
A
T
E
F
O
R
F
L
O
O
R
FI
N
I
S
H
I
N
S
T
A
L
L
A
T
I
O
N
.
7
CO
N
C
R
E
T
E
S
L
A
B
C
O
N
T
R
O
L
J
O
I
N
T
.
8
EX
H
A
U
S
T
F
A
N
-
S
E
E
M
E
C
H
.
9
IN
F
I
L
L
W
A
L
L
O
P
E
N
I
N
G
F
R
O
M
R
E
M
O
V
E
D
I
T
E
M
W
I
T
H
NE
W
B
R
I
C
K
T
Y
P
E
1
/
B
L
O
C
K
P
E
R
D
E
T
A
I
L
1
/
3
1
0
3
3
.
PR
O
V
I
D
E
S
E
C
U
R
E
A
N
D
W
E
A
T
H
E
R
T
I
G
H
T
E
N
C
L
O
S
U
R
E
AT
A
L
L
O
P
E
N
I
N
G
S
T
H
A
T
H
A
V
E
T
H
E
E
X
I
S
T
I
N
G
I
T
E
M
RE
M
O
V
E
D
A
N
D
D
O
N
O
T
H
A
V
E
T
H
E
N
E
W
I
N
F
I
L
L
IN
S
T
A
L
L
E
D
.
P
A
T
C
H
/
P
R
E
P
A
R
E
A
T
O
R
E
C
E
I
V
E
N
E
W
FI
N
I
S
H
A
S
S
C
H
E
D
U
L
E
D
.
10
PA
I
N
T
A
R
E
A
S
O
F
E
X
P
O
S
E
D
G
R
A
Y
B
L
O
C
K
/
B
R
I
C
K
TO
M
A
T
C
H
E
X
I
S
T
I
N
G
A
D
J
A
C
E
N
T
B
R
I
C
K
(
2
CO
L
O
R
S
)
11
RE
P
A
I
R
A
N
D
R
E
G
R
O
U
T
A
L
L
C
O
N
C
B
L
O
C
K
W
H
E
R
E
CE
R
A
M
I
C
T
I
L
E
W
A
S
R
E
M
O
V
E
D
P
R
I
O
R
T
O
P
A
I
N
T
I
N
G
WA
L
L
.
P
R
O
V
I
D
E
A
S
M
O
O
T
H
A
N
D
E
V
E
N
S
U
R
F
A
C
E
.
12
IN
F
I
L
L
W
A
L
L
R
E
C
E
S
S
/
O
P
E
N
I
N
G
W
I
T
H
N
E
W
C
B
L
K
A
S
RE
Q
U
I
R
E
D
T
O
B
E
F
L
U
S
H
W
I
T
H
A
D
J
A
C
E
N
T
E
X
I
S
T
I
N
G
FI
N
S
H
E
S
.
G
.
C
.
P
A
T
C
H
/
P
R
E
P
A
R
E
A
T
O
R
E
C
E
I
V
E
NE
W
F
I
N
I
S
H
A
S
S
C
H
E
D
U
L
E
D
.
13
IN
F
I
L
L
N
E
W
M
E
C
H
C
H
A
S
E
W
I
T
H
B
R
I
C
K
T
O
M
A
T
C
H
EX
I
S
T
I
N
G
.
C
O
O
R
D
I
N
A
T
E
E
X
T
E
N
T
W
I
T
H
O
T
H
E
R
TR
A
D
E
S
.
S
E
E
M
E
C
H
W
I
T
H
B
R
I
C
K
T
O
M
A
T
C
H
EX
I
S
T
I
N
G
C
O
O
R
D
I
N
A
T
E
E
X
T
E
N
T
S
W
I
T
H
O
T
H
E
R
TR
A
D
E
S
.
S
E
E
M
E
C
H
F
O
R
A
D
D
I
T
I
O
N
A
L
I
N
F
O
.
14
SE
E
M
E
C
H
F
O
R
I
N
S
T
A
L
L
A
T
I
O
N
O
F
N
E
W
P
L
U
M
B
I
N
G
.
15
IN
S
T
A
L
L
S
M
A
R
T
B
O
A
R
D
P
E
R
P
L
A
N
-
B
Y
O
W
N
E
R
17
NE
W
C
O
N
C
S
T
O
O
P
/
S
T
A
I
R
/
R
A
M
P
/
L
A
N
D
I
N
G
P
E
R
ST
R
U
C
T
U
R
A
L
-
S
E
E
A
R
C
H
D
E
T
A
I
L
S
F
O
R
HA
N
D
R
A
I
L
S
/
G
U
A
R
D
R
A
I
L
S
-
A
L
L
L
A
N
D
I
N
G
S
/
S
T
O
O
P
S
TO
H
A
V
E
1
/
4
"
P
E
R
1
'
-
0
"
S
L
O
P
E
-
A
L
L
R
A
M
P
S
T
O
HA
V
E
M
A
X
1
:
1
2
S
L
O
P
E
W
/
1
/
4
"
P
E
R
1
'
-
0
"
C
R
O
S
S
SL
O
P
E
-
A
L
L
S
T
A
I
R
S
T
O
H
A
V
E
E
Q
U
A
L
R
I
S
E
R
HE
I
G
H
T
S
-
8
"
W
X
6
"
H
C
U
R
B
A
T
R
A
M
P
S
.
18
SE
E
E
L
E
C
T
R
I
C
A
L
F
O
R
I
N
S
T
A
L
L
A
T
I
O
N
O
F
SE
C
U
R
I
T
Y
C
A
M
E
R
A
.
C
O
O
R
D
I
N
A
T
E
E
X
T
E
N
T
S
WI
T
H
O
T
H
E
R
T
R
A
D
E
S
.
S
E
E
E
L
E
C
T
R
I
C
A
L
FO
R
A
D
D
I
T
I
O
N
A
L
N
O
T
E
S
.
19
SE
E
E
L
E
C
T
R
I
C
A
L
F
O
R
I
N
S
T
A
L
L
A
T
I
O
N
O
F
CA
R
D
A
C
C
E
S
S
R
E
A
D
E
R
S
.
C
O
O
R
D
I
N
A
T
E
E
X
T
E
N
T
S
WI
T
H
O
T
H
E
R
T
R
A
D
E
S
.
S
E
E
E
L
E
C
T
R
I
C
A
L
FO
R
A
D
D
I
T
I
O
N
A
L
N
O
T
E
S
.
20
SE
E
E
L
E
C
T
R
I
C
A
L
F
O
R
I
N
S
T
A
L
L
A
T
I
O
N
O
F
AD
A
D
O
O
R
O
P
E
R
A
T
O
R
S
.
C
O
O
R
D
I
N
A
T
E
E
X
T
E
N
T
S
WI
T
H
O
T
H
E
R
T
R
A
D
E
S
.
S
E
E
E
L
E
C
T
R
I
C
A
L
FO
R
A
D
D
I
T
I
O
N
A
L
N
O
T
E
S
.
16
NE
W
R
E
C
E
S
S
E
D
W
A
L
L
U
N
I
T
H
E
A
T
E
R
P
E
R
ME
C
H
A
N
I
C
A
L
-
S
E
E
D
E
T
A
I
L
4
3
0
1
3
21
SE
E
M
E
C
H
F
O
R
P
L
U
M
B
I
N
G
R
O
U
G
H
-
I
N
.
CO
O
R
D
I
N
A
T
E
E
X
T
E
N
T
S
W
I
T
H
O
T
H
E
R
T
R
A
D
E
S
.
SE
E
R
O
O
F
I
N
G
F
O
R
V
E
N
T
S
T
A
C
K
.
FL
O
O
R
P
L
A
N
G
E
N
E
R
A
L
N
O
T
E
S
:
RE
F
E
R
T
O
D
E
T
A
I
L
S
O
F
C
O
N
S
T
R
U
C
T
I
O
N
F
O
R
:
A
.
A
B
B
R
E
V
I
A
T
I
O
N
S
,
M
A
T
E
R
I
A
L
S
Y
M
B
O
L
S
B
.
M
O
U
N
T
I
N
G
H
E
I
G
H
T
S
C
.
L
I
N
T
E
L
S
C
H
E
D
U
L
E
D
.
M
A
T
E
R
I
A
L
F
I
N
I
S
H
/
C
O
L
O
R
S
C
H
E
D
U
L
E
E
.
W
A
L
L
T
Y
P
E
S
F
.
M
A
R
K
E
R
B
D
T
Y
P
E
S
A
N
D
M
O
U
N
T
I
N
G
H
T
S
TH
E
A
B
O
V
E
S
E
C
T
I
O
N
S
A
R
E
L
I
S
T
E
D
F
O
R
RE
F
E
R
E
N
C
E
O
N
L
Y
,
A
N
D
A
R
E
N
O
T
E
X
C
L
U
S
I
V
E
TO
A
R
E
A
S
O
F
W
O
R
K
.
A
L
L
D
E
T
A
I
L
S
S
H
A
L
L
B
E
RE
V
I
E
W
E
D
F
O
R
S
C
O
P
E
O
F
W
O
R
K
.
FI
R
E
R
A
T
E
D
W
A
L
L
S
A
R
E
I
N
D
I
C
A
T
E
D
O
N
C
O
D
E
PL
A
N
S
.
AL
L
P
L
A
N
D
I
M
E
N
S
I
O
N
S
A
R
E
N
O
M
I
N
A
L
T
O
FA
C
E
O
F
W
A
L
L
.
W
A
L
L
T
H
I
C
K
N
E
S
S
E
S
A
R
E
SH
O
W
N
N
O
M
I
N
A
L
,
S
E
E
W
A
L
L
T
Y
P
E
S
F
O
R
AC
T
U
A
L
T
H
I
C
K
N
E
S
S
.
AL
L
G
Y
P
.
W
A
L
L
S
A
R
E
T
O
B
E
5
I
N
C
H
E
S
T
H
I
C
K
UN
L
E
S
S
O
T
H
E
R
W
I
S
E
N
O
T
E
D
.
AL
L
C
O
N
C
R
E
T
E
B
L
O
C
K
W
A
L
L
S
A
R
E
T
O
B
E
8
IN
C
H
E
S
T
H
I
C
K
U
N
L
E
S
S
O
T
H
E
R
W
I
S
E
N
O
T
E
D
.
CO
O
R
D
I
N
A
T
E
S
I
Z
E
A
N
D
L
O
C
A
T
I
O
N
O
F
A
L
L
DU
C
T
A
N
D
S
H
A
F
T
O
P
E
N
I
N
G
S
I
N
W
A
L
L
S
A
N
D
FL
O
O
R
S
W
/
M
E
C
H
.
A
N
D
E
L
E
C
.
P
R
O
V
I
D
E
A
L
L
RE
Q
U
I
R
E
D
L
I
N
T
E
L
S
F
O
R
O
P
E
N
I
N
G
S
.
S
E
E
LI
N
T
E
L
S
C
H
E
D
U
L
E
.
FI
E
L
D
V
E
R
I
F
Y
A
L
L
M
I
L
L
W
O
R
K
O
P
E
N
I
N
G
S
.
SE
T
F
L
O
O
R
D
R
A
I
N
S
3
/
4
"
B
E
L
O
W
F
I
N
I
S
H
E
D
CO
N
C
R
E
T
E
F
L
O
O
R
S
U
N
L
E
S
S
O
T
H
E
R
W
I
S
E
NO
T
E
D
.
P
R
O
V
I
D
E
C
O
N
S
I
S
T
E
N
T
S
L
O
P
E
FR
O
M
W
A
L
L
T
O
D
R
A
I
N
B
Y
S
L
O
P
I
N
G
CO
N
C
R
E
T
E
,
M
I
N
.
1
/
4
"
P
E
R
F
O
O
T
.
VE
R
I
F
Y
L
O
C
A
T
I
O
N
,
S
I
Z
E
A
N
D
Q
U
A
N
T
I
T
Y
O
F
AL
L
M
E
C
H
A
N
I
C
A
L
A
N
D
E
L
E
C
T
R
I
C
A
L
EQ
U
I
P
M
E
N
T
P
A
D
S
.
AL
L
D
O
O
R
/
S
I
D
E
L
I
T
E
O
P
E
N
I
N
G
S
T
O
B
E
G
I
N
4
"
FR
O
M
A
D
J
A
C
E
N
T
W
A
L
L
U
N
L
E
S
S
O
T
H
E
R
W
I
S
E
NO
T
E
D
.
1. 2. 3. 4. 5. 6.
7. 8.
9.
HE
A
V
Y
L
I
N
E
T
H
U
S
I
N
D
I
C
A
T
E
S
B
U
I
L
D
I
N
G
M
A
T
C
H
L
I
N
E
10
.
17
.
RE
P
A
I
R
E
X
I
S
T
I
N
G
S
U
R
F
A
C
E
S
A
S
R
E
Q
U
I
R
E
D
IN
C
L
U
D
I
N
G
,
B
U
T
N
O
T
L
I
M
I
T
E
D
T
O
:
A.
P
R
E
P
A
R
I
N
G
S
U
R
F
A
C
E
S
F
O
R
I
N
S
T
A
L
L
A
T
I
O
N
O
F
NE
W
E
Q
U
I
P
M
E
N
T
A
N
D
F
I
N
I
S
H
E
S
.
B.
R
E
-
F
I
N
I
S
H
S
U
R
F
A
C
E
S
T
O
M
A
T
C
H
A
D
J
A
C
E
N
T
MA
T
E
R
I
A
L
S
.
C.
S
M
O
O
T
H
I
N
G
,
P
A
R
G
I
N
G
,
A
N
D
G
R
I
N
D
I
N
G
O
F
RO
U
G
H
E
X
P
O
S
E
D
E
D
G
E
S
.
11
.
IN
S
T
A
L
L
D
U
S
T
P
R
O
O
F
E
N
C
L
O
S
U
R
E
S
B
E
T
W
E
E
N
CO
N
S
T
R
U
C
T
I
O
N
A
R
E
A
A
N
D
O
C
C
U
P
I
E
D
S
P
A
C
E
S
.
SE
E
P
H
A
S
I
N
G
P
L
A
N
D
R
A
W
I
N
G
S
F
O
R
L
O
C
A
T
I
O
N
S
AN
D
E
N
C
L
O
S
U
R
E
C
O
N
S
T
R
U
C
T
I
O
N
.
12
.
CO
N
T
R
A
C
T
O
R
S
H
A
L
L
P
R
O
T
E
C
T
E
X
I
S
T
I
N
G
FI
N
I
S
H
E
S
A
N
D
R
E
P
A
I
R
O
R
R
E
P
L
A
C
E
D
A
M
A
G
E
D
FI
N
I
S
H
E
S
D
U
E
T
O
C
O
N
S
T
R
U
C
T
I
O
N
.
13
.
CO
N
T
R
A
C
T
O
R
S
H
A
L
L
P
R
O
T
E
C
T
A
L
L
E
X
I
S
T
I
N
G
TE
R
R
A
Z
Z
O
,
T
I
L
E
,
A
N
D
O
T
H
E
R
F
L
O
O
R
S
W
I
T
H
SH
E
E
T
S
O
F
1
/
4
"
M
A
S
O
N
I
T
E
B
O
A
R
D
A
N
D
P
O
L
Y
.
CO
N
T
R
A
C
T
O
R
S
H
A
L
L
C
L
E
A
N
D
U
S
T
F
R
O
M
IN
T
E
R
I
O
R
S
U
R
F
A
C
E
S
W
I
T
H
S
O
A
P
A
N
D
W
A
T
E
R
.
14
.
AL
L
N
E
W
B
R
I
C
K
T
O
M
A
T
C
H
E
X
I
S
T
I
N
G
AD
J
A
C
E
N
T
B
R
I
C
K
C
O
U
R
S
I
N
G
A
N
D
PA
T
T
E
R
N
-
T
Y
P
.
15
.
AL
L
N
E
W
M
E
T
A
L
S
T
U
D
W
A
L
L
S
T
O
B
E
I
N
S
T
A
L
L
E
D
ON
C
O
N
C
R
E
T
E
B
A
S
E
P
E
R
4
1
0
1
4
-
4
1
0
1
6
.
16
.
CO
N
T
R
A
C
T
O
R
S
H
A
L
L
N
O
T
H
A
N
G
O
R
B
R
A
C
E
EQ
U
I
P
M
E
N
T
O
R
N
E
W
C
O
N
S
T
R
U
C
T
I
O
N
F
R
O
M
EX
I
S
T
I
N
G
R
O
O
F
D
E
C
K
O
R
D
E
C
K
S
T
R
U
C
T
U
R
E
UN
L
E
S
S
C
A
L
L
E
D
F
O
R
B
Y
S
T
R
U
C
T
U
R
A
L
DR
A
W
I
N
G
S
.
18
.
PROVIDE CRACK ISOLATION MEMBRANE AT ALL NEW EXISTING CONCRETE SLAB TRANSITIONS AT FLOORS SCHEDULED TO RECEIVE FINISH. ST STL CRACK ISOLATION STRIP TO BE FLUSH WITH TOP OF P TILE (ALIGN WITH CONCRETE FLOOR CONTROL JOINT) P TILE CONCRETE FLOOR. GRIND DOWN AS REQ'D TO PROVIDE FLUSH FLOOR FINISHES
0
1
/
8
"
=
1
'
-
0
"
MA
I
N
L
E
V
E
L
F
L
O
O
R
P
L
A
N
-
A
R
E
A
'
A
'
H1
6'
1
2
'
0
1
/
4
"
=
1
'
-
0
"
CL
A
S
S
R
O
O
M
F
L
O
O
R
T
I
L
E
P
A
T
T
E
R
N
P
L
A
N
H5
6'
1
2
'
0 12" = 1'-0" PORCELAIN TILE H9 MATERIAL FINISH/ COLOR SCHEDULE
It
e
m
Manufacturer Color/ Finish
04
2
0
0
0
U
n
i
t
M
a
s
o
n
r
y
Br
i
c
k
1
Watsontown Brick Empire Smooth Ironspot Type 7
Br
i
c
k
2
Endicott Medium Ironspot 46 Velour Utility
Mo
r
t
a
r
C
o
l
o
r
a
n
t
As specified Color to match sample supplied by Archi tect
CM
U
B
u
r
n
i
s
h
e
d
As Specified Color
06
4
6
0
0
S
t
a
n
d
i
n
g
a
n
d
R
u
n
n
i
n
g
T
r
i
m
Ha
r
d
w
o
o
d
T
r
i
m
-
S
t
a
i
n
e
d
Sherwin Williams Color: To match wood doors
06
6
1
1
9
Q
u
a
r
t
z
S
u
r
f
a
c
i
n
g
F
a
b
r
i
c
a
t
i
o
n
Co
u
n
t
e
r
s
,
S
t
o
o
l
s
Cambria Color: 3210 Bristol Blue
07
4
2
1
3
P
r
e
f
o
r
m
e
d
A
l
u
m
i
n
u
m
W
a
l
l
P
a
n
e
l
s
a
n
d
C
o
p
i
n
g
Pr
e
f
i
n
i
s
h
e
d
M
e
t
a
l
P
a
n
e
l
a
n
d
C
o
p
i
n
g
U
n
a
-
C
l
a
d
Color:
Se
a
l
a
n
t
As specified Color: custom to match panels
07
4
6
0
0
M
a
n
u
f
a
c
t
u
r
e
d
R
o
o
f
&
W
a
l
l
P
a
n
e
l
s
Se
a
l
a
n
t
As specified Color: Custom to match metal.
08
1
4
0
0
W
o
o
d
D
o
o
r
s
Pr
e
f
i
n
i
s
h
e
d
S
t
a
i
n
e
d
W
o
o
d
D
o
o
r
S
h
e
r
w
i
n
W
i
l
l
i
a
m
s
C
o
l
o
r
:
Golden Oak SW 3117-K
08
4
0
0
0
A
l
u
m
i
n
u
m
E
n
t
r
a
n
c
e
s
,
S
t
o
r
e
f
r
o
n
t
s
,
a
n
d
C
u
r
tain Walls
An
o
d
i
z
e
d
D
o
o
r
s
C
u
r
t
a
i
n
w
a
l
l
s
A
n
d
A
c
c
e
s
s
o
r
i
e
s
S
p
e
c
i
a
l
Lite Color: Clear anodized
An
o
d
i
z
e
d
C
W
F
r
a
m
i
n
g
Special Lite Color: Clear anodized
Se
a
l
a
n
t
-
C
W
/
S
F
As specified Color: To match aluminum framing
08
5
1
1
3
A
l
u
m
i
n
u
m
W
i
n
d
o
w
s
Se
a
l
a
n
t
-
W
i
n
d
o
w
As specified Color: To match sample supplied by Arc hitect
08
8
0
0
0
G
l
a
z
i
n
g
Gl
a
s
s
-
I
n
t
e
r
i
o
r
As specified Color: Clear
Gl
a
s
s
-
E
x
t
e
r
i
o
r
As specified Color to match exist (Filed Verify)
09
2
4
0
0
P
o
r
t
l
a
n
d
C
e
m
e
n
t
P
l
a
s
t
e
r
St
u
c
c
o
F
i
n
i
s
h
C
o
a
t
-
c
o
l
o
r
D
r
y
v
i
t
Color: 103 Natural White
St
u
c
c
o
F
i
n
i
s
h
C
o
a
t
-
T
e
x
t
u
r
e
A
s
S
p
e
c
i
f
i
e
d
S
a
n
d
F
l
o
a
t
09
3
0
0
0
T
i
l
e
Po
r
c
e
l
a
i
n
W
a
l
l
T
i
l
e
-
F
i
e
l
d
5
R
o
y
a
l
M
o
s
a
C
o
l
o
r
:
G
l
o
b
a
l
Collection 2nd Edition 75420
Po
r
c
e
l
a
i
n
F
l
o
o
r
T
i
l
e
-
F
i
e
l
d
1
R
o
y
a
l
M
o
s
a
C
o
l
o
r
:
G
l
o
b
a
l
Collection 2nd Edition 75520V
Gr
o
u
t
-
P
o
r
c
e
l
a
i
n
F
l
o
o
r
T
i
l
e
A
s
s
p
e
c
i
f
i
e
d
C
o
l
o
r
:
A
s
s
e
l
ected by Architect
Po
r
c
e
l
a
i
n
F
l
o
o
r
T
i
l
e
-
B
a
s
e
3
R
o
y
a
l
M
o
s
a
C
o
l
o
r
:
G
l
o
b
a
l
Collection 2nd Edition 75520V
Po
r
c
e
l
a
i
n
F
l
o
o
r
T
i
l
e
-
A
c
c
e
n
t
2
R
o
y
a
l
M
o
s
a
C
o
l
o
r
:
G
l
o
b
a
l Collection 2nd Edition 75520V
Gr
o
u
t
-
C
e
r
a
m
i
c
W
a
l
l
T
i
l
e
As specified Color: As selected by Architect
09
5
1
2
3
A
c
o
u
s
t
i
c
a
l
T
i
l
e
C
e
i
l
i
n
g
s
2
x
2
A
C
T
As specified
09
6
5
0
0
R
e
s
i
l
i
e
n
t
F
l
o
o
r
i
n
g
5/
8
V
i
n
y
l
B
a
s
e
As Specified Color: Black
09
6
6
1
5
P
o
r
t
l
a
n
d
C
e
m
e
n
t
S
t
r
u
c
t
u
r
a
l
T
e
r
r
a
z
z
o
Di
v
i
d
e
r
S
t
r
i
p
s
As specified Color:Zinc
Te
r
a
z
z
o
1
As specified Color:To match existing adjacent terraz o
09
6
8
0
0
C
a
r
p
e
t
Ca
r
p
e
t
1
Collins & Aikman Pattern/ Color: All star 17308 Lapi s
Tr
a
n
s
i
t
i
o
n
S
t
r
i
p
s
As specified Color:Stainless Steel
09
9
1
0
0
P
a
i
n
t
PT
1
A
-
E
x
t
e
r
i
o
r
H
M
d
o
o
r
s
a
n
d
f
r
a
m
e
s
P
r
a
t
t
&
L
a
m
b
e
r
t
E
ffecto Enamel Color:As selected by Architect
PT
2
-
E
x
t
e
r
i
o
r
M
i
s
c
.
M
e
t
a
l
s
,
M
e
c
h
.
P
i
p
i
n
g
,
E
q
u
i
p
m
e
n
t
Pratt & Lambert Effecto Enamel Color:Custom as selec ted by architect
PT
1
B
-
E
x
t
e
r
i
o
r
H
M
d
o
o
r
s
a
n
d
f
r
a
m
e
s
P
r
a
t
t
&
L
a
m
b
e
r
t
E
ffecto Enamel Color:Custom to match prefinished meta l panel
PT
4
B
-
I
n
t
e
r
i
o
r
H
M
D
o
o
r
s
S
h
e
r
w
i
n
W
i
l
l
i
a
m
s
C
o
l
o
r
:
C
u
s
t
o
m
as selected by architect
PT
5
-
I
n
t
e
r
i
o
r
M
i
s
c
.
M
e
t
a
l
s
S
h
e
r
w
i
n
W
i
l
l
i
a
m
s
C
o
l
o
r
:
C
u
stom as selected by architect
PT
6
A
-
W
a
l
l
s
Sherwin Williams Color: SW 1109 Aria Ivory
PT
6
B
-
W
a
l
l
s
Sherwin Williams Color: SW 6106 Kiln Beige
PT
4
A
-
I
n
t
e
r
i
o
r
H
M
F
r
a
m
e
s
S
h
e
r
w
i
n
W
i
l
l
i
a
m
s
C
o
l
o
r
:
C
u
s
t
o
m to match prefinished lockers
PT
7
-
S
o
f
f
i
t
s
Sherwin Williams Color: SW 1109 Aria Ivory
PT
8
-
C
e
i
l
i
n
g
s
Sherwin Williams Color:SW 7757 High Reflectance Whit e
St
a
i
n
2
A
-
W
o
o
d
T
r
i
m
Sherwin Williams Color:Custom to match wood doors
10
1
1
0
0
V
i
s
u
a
l
D
i
s
p
l
a
y
B
o
a
r
d
s
An
o
d
i
z
e
d
A
l
u
m
i
n
u
m
T
r
i
m
Color: Clear
Ma
r
k
e
r
b
o
a
r
d
As specified Color: White
Ta
c
k
S
t
r
i
p
Narin Cork Color: Tan
Ta
c
k
b
o
a
r
d
Narin Cork Color: Tan
10
5
1
1
3
L
o
c
k
e
r
s
Ba
k
e
d
E
n
a
m
e
l
C
o
r
r
i
d
o
r
L
o
c
k
e
r
s
D
e
B
o
u
r
g
h
C
o
l
o
r
:
B
l
u
e
R
h
a
psody
12
2
1
1
3
H
o
r
i
z
o
n
t
a
l
L
o
u
v
e
r
B
l
i
n
d
s
Bl
i
n
d
s
As specified Color:To match Existing
12
3
2
1
6
P
l
a
s
t
i
c
L
a
m
i
n
a
t
e
C
a
s
e
w
o
r
k
Pl
a
s
t
i
c
L
a
m
i
n
a
t
e
H
o
r
i
z
S
u
r
f
a
c
e
F
o
r
m
i
c
a
Color:Indigo Terra Matte 7263-58
Pl
a
s
t
i
c
L
a
m
i
n
a
t
e
V
e
r
t
S
u
r
f
a
c
e
F
o
r
m
i
c
a
Color:Sky Town matte 7694-58
Ed
g
i
n
g
-
C
o
u
n
t
e
r
t
o
p
Wood Color:Custom to match wood doors
PV
C
E
d
g
i
n
g
-
C
a
s
e
w
o
r
k
Canplast Color: CP 1035 TL GREY 1500
Pl
a
s
t
i
c
P
u
l
l
s
LSI Color: As selected by architect
RO
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
RO
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
RO
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
RO
O
M
F
I
N
I
S
H
S
C
H
E
D
U
L
E
RO
O
M
N
O
RO
O
M
N
O
RO
O
M
N
O
RO
O
M
N
O
R
O
O
M
N
A
M
E
RO
O
M
N
A
M
E
RO
O
M
N
A
M
E
RO
O
M
N
A
M
E
F
L
O
O
R
FL
O
O
R
FL
O
O
R
FL
O
O
R
B
A
S
E
BA
S
E
BA
S
E
BA
S
E
N
W
A
L
L
-
T
Y
P
N
W
A
L
L
-
T
Y
P
N
W
A
L
L
-
T
Y
P
N
W
A
L
L
-
T
Y
P
E
W
A
L
L
E
W
A
L
L
E
W
A
L
L
E
W
A
L
L
S
W
A
L
L
S
W
A
L
L
S
W
A
L
L
S
W
A
L
L
W
W
A
L
L
W
W
A
L
L
W
W
A
L
L
W
W
A
L
L
RE
M
A
R
K
S
RE
M
A
R
K
S
RE
M
A
R
K
S
RE
M
A
R
K
S
MA
T
L
MA
T
L
MA
T
L
MA
T
L
F
I
N
FI
N
F
I
N
FI
N
M
A
T
L
MA
T
L
MA
T
L
MA
T
L
F
I
N
FI
N
F
I
N
FI
N
M
A
T
L
MA
T
L
MA
T
L
MA
T
L
FI
N
FI
N
F
I
N
FI
N
M
A
T
L
MA
T
L
MA
T
L
MA
T
L
F
I
N
FI
N
F
I
N
FI
N
36 36 36 36
R
E
S
O
U
R
C
E
A
D
D
I
T
I
O
N
RE
S
O
U
R
C
E
A
D
D
I
T
I
O
N
RE
S
O
U
R
C
E
A
D
D
I
T
I
O
N
RE
S
O
U
R
C
E
A
D
D
I
T
I
O
N
P
T
I
L
E
P
T
I
L
E
P
T
I
L
E
P
T
I
L
E
E
X
I
S
T
EX
I
S
T
EX
I
S
T
EX
I
S
T
E
X
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
P
T
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
G
Y
P
B
D
GY
P
B
D
GY
P
B
D
GY
P
B
D
P
T
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
E
X
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
P
T
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
E
X
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
P
T
-
6
A
/
6
PT
-
6
A
/
6
PT
-
6
A
/
6
PT
-
6
A
/
6
A1
0
2
A1
0
2
A1
0
2
A1
0
2
V
E
S
T
VE
S
T
VE
S
T
VE
S
T
C
P
T
1
CP
T
1
CP
T
1
CP
T
1
V
B
VB VB VB
G
L
A
S
S
GL
A
S
S
GL
A
S
S
GL
A
S
S
S
e
e
S
p
e
c
.
Se
e
S
p
e
c
.
Se
e
S
p
e
c
.
Se
e
S
p
e
c
.
E
X
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
P
T
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
G
L
A
S
S
GL
A
S
S
GL
A
S
S
GL
A
S
S
P
T
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
B
U
R
N
I
S
H
E
D
B
L
O
C
K
BU
R
N
I
S
H
E
D
B
L
O
C
K
BU
R
N
I
S
H
E
D
B
L
O
C
K
BU
R
N
I
S
H
E
D
B
L
O
C
K
S
e
e
S
p
e
c
.
Se
e
S
p
e
c
.
Se
e
S
p
e
c
.
Se
e
S
p
e
c
.
A1
0
3
A1
0
3
A1
0
3
A1
0
3
C
I
R
C
CI
R
C
CI
R
C
CI
R
C
C
P
T
1
CP
T
1
CP
T
1
CP
T
1
V
B
VB VB VB
C
O
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
B
U
R
N
I
S
H
E
D
s
e
e
s
p
e
c
.
BU
R
N
I
S
H
E
D
s
e
e
s
p
e
c
.
BU
R
N
I
S
H
E
D
s
e
e
s
p
e
c
.
BU
R
N
I
S
H
E
D
s
e
e
s
p
e
c
.
E
X
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
EX
I
S
T
B
R
/
E
X
I
S
T
B
L
K
P
T
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
PT
-
6
A
/
6
B
C
O
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
B
U
R
N
I
S
H
E
D
BU
R
N
I
S
H
E
D
BU
R
N
I
S
H
E
D
BU
R
N
I
S
H
E
D
C
O
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
CO
N
C
B
L
O
C
K
B
U
R
N
I
S
H
E
D
BU
R
N
I
S
H
E
D
BU
R
N
I
S
H
E
D
BU
R
N
I
S
H
E
D
KEY PLAN A Date Registration Number Scale: North Check: Drawn: Date: Comm: I hereby certify that this plan, specification or r eport was prepared by me or under my direct supervision and that I am a d uly Licensed under the laws of the State of
HGFEDCBA
1
2
3
4
5
6
7
8
10 9
AMN
As indicated
1
2
/
8
/
2
0
1
5
2
:
2
7
:
4
0
P
M
C
:
\
U
s
e
r
s
\
p
j
e
g
a
n
\
D
o
c
u
m
e
n
t
s
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
_
k
r
i
s
.
t
h
i
e
l
e
n
.
r
v
t
A2.00ntKT SN 12/4/2015 152118 MAIN LEVEL FLOOR PLAN MINNESOTA 12/4/2015GREGORY DEHLER 19401 ARCHITECT Robbinsdale Area Schools - ISD #281 5421 BROOKLYN BLVD BROOKLYN CENTER, MN 4148 WINNETKA AVENUE NORTH NEW HOPE, MN 55427-1228
C
e
n
t
r
a
l
:
H
:
\
I
S
D
2
8
1
\
E
S
_
N
o
r
t
h
p
o
r
t
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
A
d
d
i
t
i
o
n
\
1
5
2
1
1
8
N
o
r
t
h
p
o
r
t
E
S
2
0
1
6
A
d
d
i
t
i
o
n
(
C
e
n
t
r
a
l
)
.
r
v
t
NORTHPORT ELEMENTARY SCHOOL 2016 ADDITION Revisions Description Date Num NOTE: New Conditions, Similar
DO
O
R
/
O
P
E
N
I
N
G
S
C
H
E
D
U
L
E
DO
O
R
N
O
DO
O
R
/
O
P
E
N
I
N
G
LA
B
E
L
FR
A
M
E
GL
MO
U
N
T
I
N
G
C
O
N
D
I
T
I
O
N
S
HD
W
G
R
P
R
E
M
A
R
K
S
TY
P
E
Q
T
Y
W
I
D
T
H
H
E
I
G
H
T
M
A
T
L
T
Y
P
E
D
E
P
T
H
M
A
T
L
H
E
A
D
J
A
M
B
S
I
L
L
A1
0
8
F
1
3
'
-
0
"
7
'
-
2
"
W
D
-
-
F
R
3
A
-
-
H
.
M
.
-
-
A1
1
2
F
G
2
3
'
-
0
"
7
'
-
2
"
A
L
-
-
F
R
1
-
-
A
L
-
-
A1
1
4
A
L
2
3
'
-
0
"
7
'
-
2
"
A
L
-
-
F
R
1
-
-
A
L
-
-
FI
N
I
S
H
S
C
H
E
D
U
L
E
N
O
T
E
S
1.
W
a
s
h
E
x
i
s
t
i
n
g
b
r
i
c
k
w
a
l
l
i
n
V
e
s
t
i
b
u
l
e
a
n
d
C
i
r
c
u
l
at
i
o
n
2.
P
o
l
i
s
h
C
o
n
c
r
e
t
e
&
S
e
a
l
a
t
r
a
m
p
p
r
o
v
i
d
e
C
P
T
-
1
f
o
r
f
i
n
i
s
h
.
CIVIL ENGINEER INSPEC 5801 Duluth Street Minneapolis, MN 55422 Phone: (763) 546-3434 Fax: (763) 546-8669 STRUCTURAL ENGINEER BKBM Engineers 5930 Brooklyn Boulevard Minneapolis, MN 55429-2518 Phone: (763) 843-0420 Fax: (763) 843-0421 MECHANICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ELECTRICAL ENGINEER KFI ENGINEERS 670 West County Road B West St. Paul, MN 55113 Phone: (651) 771-0880 Fax: (651) 771-0878 ROOFING CONSULTANT ROOF SPEC. INC 2400 Prior Avenue North St. Paul, MN 55113 Phone: (651) 639-0644 Fax: (651) 639-1828
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
Planning Commission
(763) 569-3335
MEMORANDUM
TO: City Planning Commissioners
FROM: Gary Eitel, Director of Business and Development
Tim Benetti, Planning & Zoning Specialist/Planning Commission Secretary
DATE: February 11, 2016
RE: Re-consideration of Ordinance Amending Chapter 35 of the City Code of Ordinances
regarding Decks and Porches as Allowable Encroachments in Front Yards
Attached for further review and consideration is a new working copy consisting of newly revised
language amendments related to the proposed ordinance amendment to Chapter 35 – Zoning.
The amendments reflect changes to Section 35-400 - Table of Minimum Requirements by
modifying certain [allowable] encroachments, which includes new standards for decks and
porches. The amendment also provides new definitions for decks and porches under Section 35-
900 - Definitions.
Background
At the November 12, 2015 meeting, the Planning Commission adopted a favorable
recommendation of a draft ordinance, which included certain and allowable encroachments for
decks and porches in the front yards. However, before the ordinance was presented to Council,
there appeared to be some confusion and concern amongst staff regarding the addition or
allowance of decks under the new ordinance.
At the December 17, 2015 Planning Commission meeting, staff requested the Commission
reconsider the previous November 12th recommendation, by striking out or excluding “decks”
from the proposed ordinance. After considerable discussion, the Planning Commission made a
motion to table the matter; and directed staff to ask the Council for clarification of the proposed
ordinance being studied.
At the January 11, 2016 City Council Work Session, the Council was asked to provide direction
in this matter. The Council indicated support for allowing decks, along with porches into new
front yard encroachments, provided certain size and design standards were included. Meeting
minutes from this Council Work Session meeting are attached.
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
Additional Revisions to Proposed Language
The attached working copy provides the Commission updated language to the originally proposed
definitions” regarding “Decks” and “Porches”, both enclosed and unenclosed. The original
definitions are noted under each sub-heading and in gray shaded text.
Underneath each original text are the revised definitions proposed by planning staff, which are
noted as underlined text. These revisions are based on staff re-analyzing the comparative city
ordinances (matrix) studied previously, and Staff now feels these definitions are fairly consistent
with other metro community definitions.
After definitions, city staff revised and added language to Section 35-400, Subpart 8: The
following shall not be considered as encroachments on yard setback requirements:” with the
following:
a. In any yards:
1) adding “ramps and landings providing handicap accessibility to a principal
structure;”
2) adding “front entry steps and landings;” and removed (struck-out text) “…not
exceeding 10% of the area of the yard;” and
3) adding “roofed portico or enclosed vestibule not exceeding 36-sq. ft. in size;”
Finally, continuing under Section 35-400, Planning Staff once again modified the new deck and
porch standards, but noted certain elements with yellow highlighted text for the expressed purpose
of soliciting Planning Commission’s feedback and opinions on allowable deck sizes versus porch
sizes. The different size allowances (especially towards decks) stems from Staff wishing to
minimize encroachments of decks in the front yard areas, while encouraging residents to construct
nice, architecturally compatible and harmonious porches with separate, yet specific standards and
allowances.
Planning Staff requests the Commission review the amended ordinance language very carefully,
and begin a discussion between Commissioners and city staff as necessary. Depending on the
outcome of this matter, staff may suggest tabling the matter to a future meeting date, or suggest
setting another public hearing for a newly revised and updated ordinance, to be considered later
and adopted by the City Council.
If you have any questions or comments prior to next Thursday night’s meeting on this item,
please call Gary at (763) 569-3305 or Tim at (763) 569-3319. Thank you.
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
Original Proposed Definition
DECK - A horizontal, unenclosed platform, without a roof which may be attached or
unattached to a structure, including any attached railings, seats, trellises, or other features not
more than 36 inches above the platform, and whose platform, if attached to a dwelling, is
larger than permitted for a landing, not including steps and ramps.
Revised Definition
DECK - A horizontal, unenclosed, above-ground, level platform without a roof, which may
be attached or unattached to a principal dwelling, including any attached railings, seats,
trellises, or other features not more than 36 inches above the platform, and which platform is
functionally related to a principal use. An unattached deck is considered an accessory
structure in any yard, wetland, floodplain, or river corridor critical area.
Original Proposed Definition
PORCH, ENCLOSED - A horizontal roofed platform, attached to a dwelling, heated or
unheated, with a wall system that consists substantially of screens, windows, and/or doors. If
said structure provides main access into a dwelling, a reasonable sized landing, including
steps or ramps leading into the porch shall be permitted.
Revised Definition
PORCH, ENCLOSED - A horizontal roofed platform attached to a dwelling, with an
integrated wall system consisting of roof support members such as pillars, posts or columns,
and which consists substantially of screens, removable storm-windows, and/or doors.
Revised Definition
PORCH, UNENCLOSED - A horizontal roofed platform attached to a dwelling, with a roof
support system consisting of pillars, posts or columns, which may or may not have railings or
knee-wall railings no higher than 36-inches from the platform level, and consists of no
screens, windows or doors.
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
Revised Standards for Allowable Encroachments (note: new language is underlined; and yellow
highlighted texts are dimensional options for Planning Commission to discuss/decide)
8. The following shall not be considered as encroachments on yard setback
requirements:
a. In any yards: Off-street open parking spaces; ramps and landings
providing handicap accessibility to a principal structure; terraces; awnings;
canopies; front entry steps and landings not exceeding 10% of the area of
the yard; roofed portico or enclosed vestibule not exceeding 36 sq. ft. in
size; chimneys; flagpoles; air conditioner condensers; temporary seasonal
swimming pools; opaque fences, hedges, or walls provided they shall not
exceed four feet in height in front yards and provided they do not impede
vision within the sight triangle described in Section 35-560, or a clear
view of the address of the principal building. Fences, hedges, or walls
may exceed four feet in height alongside interior property lines. No fence,
hedge or wall shall be allowed which constitutes an unsafe sight
obstruction for pedestrians or motor vehicle operators.
b. In rear yards: Recreational and laundry drying equipment; arbors and
trellises; balconies limited to 15% of the yard area; breezeways, open
porches; detached outdoor living rooms (patios).
c. In front yards and corner side yards: Decks may encroach up to six feet
(6’) / eight feet (8’) into the setback areas provided:
1) the entire encroachment, including stairs and attachments, must not
exceed 100 square feet in area;
2) the deck provides access to the main entrance of the principal
dwelling;
3) the floor of the deck is no higher than the threshold of the main
entrance to the principal dwelling;
4) the underside of the deck, when viewed from the street, must be
screened with a decorative lattice, skirt board, landscaping or
combination of materials to at least fifty percent (50%) opaque;
and
5) the deck must be constructed with quality materials, maintained in
in good condition, and architecturally compatible with the
principal dwelling as much as possible.
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
d. In front yards and corner side yards: Enclosed or Unenclosed Porches may
encroach up to eight (8) feet / ten feet (10’) into the setback areas
provided:
1) the porch must maintain a minimum 25-foot setback from the front
lot line; 10-foot setback from a side interior lot line; and 20-foot
setback from any street corner side-yard lot line, with steps and/or
accessibility ramps excluded from this provision;
2) the width of the porch shall not exceed 20-feet along the front edge
of the dwelling, and the maximum allowable size of the porch shall
not exceed 160 sq. ft. / 200 sq. ft. in area;
3) the floor of the porch is no higher than the threshold of the main
entrance;
4) no part of an enclosed porch may be used for year-round living
space;
5) in cases where a corner lot dwelling has separate front-door
entrances on each street-side, only one porch encroachment is
allowed;
6) the underside of the porch must be screened with a decorative
lattice, skirt board, landscaping or combination of materials, which
is at least fifty percent (50%) opaque when viewed from the street;
and
7) all new elements and features of the porch, including the roof,
must be architecturally compatible with the principal dwelling.
City of Brooklyn Center
Southern Opportunity Site
CONCEPTUAL MASTER PLAN
January 15, 2016
SOUTHERN OPPORTUNITY SITE: Table of Contents
DESIGN NARRATIVE 2
CONCEPT PLAN 3
STREET TYPOLOGY 4
STORMWATER MANAGEMENT & PLACEMAKING 5
CONCEPTUAL UTILITY PLAN 6
PHASE I SITE AREA 7
PHASE I – TYPICAL BUILDING ELEVATION 8
PHASE I – FLOOR PLAN FOR 200 UNIT RENTAL 9
SAND DEVELOPMENT PRECEDENT PROJECTS 10
SOUTHERN OPPORTUNITY SITE: Design Narrative
Summary
The design proposal is based on the idea that a great place brings together multiple aspects of healthy living that balances housing, open space, density,
environmental stewardship, and recreational opportunities in a pedestrian scaled environment. The design composes housing within a series of green spaces that
encourage activity, pedestrian use, and public interaction. The 31.33-acre development is comprised of approximately 750 housing units within a system of public
streets and 12.5 acres of connective trails, parks and layered green infrastructure that manages stormwater as amenities to perform critical ecological functions for
the environment. The Southwest corner of the site is currently planned as a future civic node that would act as a public cornerstone to the new neighborhood.
Through design, the project creates a unique environment that is engaging, interesting, functional and builds a sense of ownership rooted in a Brooklyn Center
identity.
The Street
The extension of Earl Brown Drive is the main armature for the development and is designed with the specific intent that the street can be an enjoyable place to
be. The result is a fully functioning road that acts as open space supporting pedestrian and recreational use. The road extension uses controlled intersections to
deter pass through traffic in the residential area. Pedestrian crosswalks are located at intersections and key crossing areas that access park amenities. The street is
designed to functionally meet all vehicular standards and safety needs while creating a robust pedestrian environment that connects to the natural systems and
the trail along Shingle Creek. This connection is critical to the development as it creates a direct access to Centennial Park and connections to regional trails. The
street is designed with 10’ wide multi-use trails on each side of the street, tree planted boulevards and pedestrian level street lighting. Housing units are positioned
to provide a sense of enclosure and a comfortable pedestrian environment. Other amenities such as seating, pocket parks, plazas, unique stormwater management
features, and public art further support the use and a successful street design.
The Green Space
The project is designed on a “complete street” model that connects a series of open spaces organized around a large central green. Smaller pocket parks terminate
the ends of Earl Brown Drive uniquely framing the street with open spaces. The pocket parks could hold rest locations, creative stormwater management
technologies, playground, shelter and public art. Other pocket plaza areas extend off the street at corners and along housing units providing other opportunities for
residents and the public to actively use the outdoor environment. The main park space acts as the organizing hub to the entire development. It is composed of open
lawn areas, a community center with pool, plazas, playgrounds and a series of unique stormwater management features that celebrate storm water conservation
and stewardship. The central park extends along an arching axis that directly connects the corner of Bass Lake Road and Shingle Creek Parkway. Along the axis,
rainwater features frame spaces and connect through the development to the future civic cornerstone.
Stormwater
Stormwater and water management stewardship contribute to a healthy living model where residents and visitors are encouraged to acknowledge and interact
with their surrounding environment. In this development, stormwater management is layered into green spaces where it is displayed as an amenity to space and
place making, rather than hidden or managed as often-neglected rain gardens. These layered “green infrastructure” systems range from highly designed hard-
edged stormwater features to more natural filtration basins. By combining gathering space, walkways, walls and other site features with stormwater systems, the
design intends to create managed spaces that celebrate water as an integral component of place making.
85
SOUTHERN
OPPORTUNITY
SITE:
CONCEPT PLAN
Sto
r
m
w
a
t
e
r
45
120 unit 4
s
t
o
r
y
48 un
i
t
4
s
t
o
r
y
160
100 unit 4
s
t
o
r
y
150
90
76
u
n
i
t
4
s
t
o
r
y
Bass Lake Rd.
Sh
i
n
g
l
e
C
r
e
e
k
J
o
h
n
M
a
r
t
i
n
D
r
.
Hwy
.
1
0
0
Parking Ramp 160
Sh
i
n
g
l
e
C
r
e
e
k
t
r
a
i
l
Sh
i
n
g
l
e
C
r
e
e
k
P
k
w
y
.
Prepared: January 14, 2016
n
Earl
Brown
D
r
.
Minnesota School
of Business
0 150
108 unit 4
s
t
o
r
y
200 unit 4 story
Arts Center
Pool
Playground
70
96
u
n
i
t
4
s
t
o
r
y
100
200
DESIGN SUMMARY:
-General
- Central Green Organizes the space
- Approximately 750 units
- Approximately 900 Off St. Parking Stalls;
- Approx. 160 Ramp stalls for Arts Center
-Green Space
-Community Building and Pool w/
Party and Exercise Room -
Playground and Tot Lot
-Axial connections, trails
-Open Play field
- Street Typology
-11’ Drive lanes w/ turn lanes at
intersections
-10’ multi-use trail on
both sides of the road
-Connected, walkable neighborhood
- Stormwater System
-Open green space for stormwater management
-Pond areas
-Structured Rain basins
-Sub-surface management below hardscape
-Arts Center
-footprint based on Hopkins Arts
Center: 2 floors at approximately
50,000 sq ft
-parking based on 1 stall per 350 sq ft
Stormwater
Community
Building
Earl Brown Dr.
Prepared: January 14, 2016
SOUTHERN OPPORTUNITY SITE
STREETS TYPOLOGY: Earl Brown Drive
4 story
buildings
4 story
buildings
pedestrian level street
lighting
varied street
tree plantings
11’drive lane 11’drive lane8’-10’
boulevard
10’multi-use 10’multi-use15-25’ setback 15-25’ setback8’-10’
boulevard
SOUTHERN OPPORTUNITY SITE: Stormwater Management & Placemaking
SURFACE AREAS & PROPOSED STORMWATER MANAGEMENT
Total Project Area = 31.33 Acres
Existing Impervious Areas = 27.75 Acres
Existing Pervious Areas = 3.58 Acres
Proposed Impervious Areas = 19.0 Acres
Proposed Pervious Areas = 12.33 Acres
Proposed Stormwater Mgmt. Volume = 68,970 CF (Infiltration)
Proposed Water Quality = Removal of more than 60% TP & 85% TSS
SOUTHERN OPPORTUNITY SITE: Conceptual Utility Plan
SOUTHERN OPPORTUNITY SITE: Phase I Site Area
SOUTHERN OPPORTUNITY SITE: Phase I – Typical Building Elevation
•Four story apartment structures over underground parking garages. Parking garages accommodate one parking spot per unit (additionally, one surface spot per unit).
•Garage access with in-slab heated ramps to provide safer winter conditions. Garages are heated and sprinkled.
•200 housing units and 201 garage parking stalls. (10) 3 Bed, (58 ) 2 Bed, (122) 1 Bed & 1 Bed/den & (10) Studio
•Each apartment building has a management office, conference center, fitness center and community gathering rooms. Larger building will have maintenance offices.
•Exterior patio areas with gas grilles, picnic tables and fire pits will serve each building. Additionally, building will have playground areas.
SOUTHERN OPPORTUNITY SITE: Phase I – Floor Plan for 200 Unit Rental
•Four story apartment structures over underground parking garages. Parking garages accommodate one parking spot per unit
(additionally, one surface spot per unit).
•Type V (One Hour) wood frame construction. Floors and roofs are framed with long span wood web joists 22 inches deep, and walls are
2x6 frame construction.
•Building fully sprinkled including within floor and roof joists systems and dry standpipes in all stair shafts.
•Units have individual central gas fired heating and air conditioning
• 200 housing units and 201 garage parking stalls. (10) 3 Bed, (58 ) 2 Bed, (122) 1 Bed & 1 Bed/den & (10) Studio
SOUTHERN OPPORTUNITY SITE: Sand Development Precedent Projects
Maple village – Maple Grove, MN
West View Estates – Plymouth, MN
Arden Flats – Arden Hills, MN
Cornerstone Village – St. Michael, MN
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
Planning Commission
(763) 569-3335
MEMORANDUM
TO: City Planning Commissioners
FROM: Gary Eitel, Director of Business and Development
Tim Benetti, Planning & Zoning Specialist/Planning Commission Secretary
DATE: February 11, 2016
RE: 20140 Comprehensive Plan Update - Review of 2015 System Statements from
Metropolitan Council
Now that the Metropolitan Council has adopted its Thrive MSP 2040 and the accompanying
system and policy plans, the Council has issued to all 7-county wide metropolitan cities and
townships their individualized System Statements 2015 (attached). The distribution of System
Statements triggers the update of local comprehensive plans, due to the Council by December 31,
2018.
Planning Staff would like to call to the Commission’s attention some key elements of this
System Statement, including the following:
Forecasts (pg. 4):
Population numbers for Brooklyn Center are projected to increase from 29,889 (2014) to
31,400 (+1,511 or 5% increase) in 2020; up to 33,000 (+3,111 or 10.5% increase) in
2030; and up to 35,400 (+5,511 or 18.5% increase) in 2040.
With these projected population increases, Households (both dwelling and multi-family
units) are also scheduled to increase from 10,852 (2014) to 11,300 units (+448 or 4%
increase) in 2020; up to 12,300 (+1,448 or 13.4% increase) in 2030; and to 13,300
(+2,448 or 22.5% increase) in 2040.
At first glance, Planning Staff initially feels these numbers may be too aggressive and overly
optimistic for these increases. As the Commission is certainly aware, the City is considered
almost 100% developed. City Staff has identified some available or planned areas for future
housing sites in the “Community Development Activities and Projects Map-2016”, such as The
Sanctuary of BC/Cars with Heart site with 158 units; the Opportunity Site/Sand Development
proposal of approx. 750 new units; Brett Hildreth’s 2.8 acre site near the 800 block of 69th
Avenue N.; and the former Eastbrooke 2nd Addition.
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
Even with these remaining available housing/residential sites, we do not believe these numbers
are feasible and may need to be adjusted accordingly.
Housing Policy (pg. 4)
Brooklyn Center’s share of the region’s need for low and moderate income housing is 238 new
units affordable to households earning 80% of area median income (AMI) or below. Of these
new units, the need is for 103 affordable to households earning at or below 30% of AMI, 0
affordable to households earning 31% to 50% of AMI, and 135 affordable to households earning
51% to 80% of AMI.
Planning staff will discuss with the Commission next Thursday night the significance of these
numbers, and how they can affect some of the land use and housing policies, goals and
objectives we need to update in the 2040 Plan.
The Met Council Sector Representative that Planning Staff met with last week indicated the city
could readjust these numbers, if the city provides rationale for reducing the households and
population figures – which should be consistent with the projected (updated) overall city land use
plans. More information on this will be discussed next Thursday night.
Transitways (pg. 10)
The System Statement’s Transportation Section includes the following:
“Brooklyn Center should acknowledge in your local comprehensive plan the transitway
investments planned for your community in the Current Revenue Scenario (TPP Figure
6-8). Brooklyn Center includes Chicago-Emerson-Fremont Arterial BRT with a mode
and alignment adopted in the TPP.”
This Chicago-Emerson-Fremont BRT is what we refer to (or planned) as the C-Line bus rapid
transit line between the City and downtown Minneapolis.
Regional Bicycle Transportation Network (pg. 11)
The System Statement states:
“The RBTN corridors and alignments make up the “trunk arterials” of the overall system
of bikeways that connect to regional employment and activity centers. These are not
intended to be the only bicycle facilities in the region, and local units should also consider
planning for any additional bike facilities desired by their communities. RBTN corridors
are shown where more specific alignments within those corridors have not yet been
designated, so local governments are encouraged to use their comprehensive planning
process to identify suitable alignments within the RBTN corridors for future
incorporation into the TPP.
City Hall Community Center Police & Fire Departments
6301 Shingle Creek Parkway 6301 Shingle Creek Parkway 6645 Humboldt Avenue North
Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-2199 Brooklyn Center, MN 55430-1853
763.569.3300 Fax: 763.569.3494 763.569.3400 Fax: 763.569.3434 763.569.3333 Fax: 763.561.0717
In addition, agencies should plan their local on and off-road bikeway networks to connect
to the designated Tier 1 and Tier 2 alignments, as well as any new network alignments
within RBTN corridors to be proposed in local comprehensive plans. Bikeway projects
that complete segments of, or connect to, the RBTN are given priority for federal
transportation funds through the Transportation Advisory Board’s biannual regional
solicitation.”
The Commission should be aware that city planning has also identified some bicycle corridor
and trail connections throughout the city; and we need to be mindful of these or plan
accordingly.
The last part of the System Statements includes detailed sections on Water Resource
Requirements and Wastewater Systems. All metro cities are required to submit their Waste
Water Plan; Surface Water Management Plan; and Local Water Resource/Supply plans by
January 2017 thru December 2018. These plans will be submitted prior to the official submittal
of the entire Comprehensive Plan update; but will be made part of the overall plan submittal and
approvals later on.
At this time, Staff encourages you to review these Statements, and provide any input or questions
on these and other sites as part of our discussion process. Until then, if you have any questions
or suggestions regarding this map, feel free to call Gary at (763) 569-3305 or Tim at (763) 569-
3319. Thank you.
2015 SYSTEM STATEMENT
System Statement Issue Date:
2015SYSTEM STATEMENT
Page - 1 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER INTRODUCTION
2015 SYSTEM STATEMENT FOR
CITY OF BROOKLYN CENTER
September 17, 2015
Regional Development Plan Adoption
In May 2014, the Metropolitan Council adopted Thrive MSP 2040. Following adoption of Thrive, the
Council adopted the 2040 Transportation Policy Plan, the 2040 Regional Parks Policy Plan, the 2040
Water Resources Policy Plan, and the 2040 Housing Policy Plan. The Metropolitan Council is now
issuing system statements pursuant to State statute.
Receipt of this system statement and the metropolitan system plans triggers a community’s obligation
to review and, as necessary, amend its comprehensive plan within the next three years, by the end of
2018. The complete text of Thrive MSP 2040 as well as complete copies of the recently adopted
metropolitan system and policy plans are available for viewing and downloading
at http://www.metrocouncil.org/Communities/Planning.aspx. Paper copies are available by calling the
Council’s Data Center at 651-602-1140.
System Statement Definition
Metropolitan system plans are long-range comprehensive plans for the regional systems – transit,
highways, and airports; wastewater services; and parks and open space – along with the capital
budgets for metropolitan wastewater services, transportation, and regional recreation open space.
System statements explain the implications of metropolitan system plans for each individual community
in the metropolitan area. They are intended to help communities prepare or update their comprehensive
plan, as required by the Metropolitan Land Planning Act:
Within nine months after receiving a system statement for an amendment to a metropolitan
system plan, and within three years after receiving a system statement issued in conjunction
with the decennial review required under section 473.864, subdivision 2, each affected local
governmental unit shall review its comprehensive plan to determine if an amendment is
necessary to ensure continued conformity with metropolitan system plans. If an amendment is
necessary, the governmental unit shall prepare the amendment and submit it to the council
for review.
Local comprehensive plans, and amendments thereto, will be reviewed by the Council for conformance
to metropolitan system plans, consistency with Council policies, and compatibility with adjacent and
affected governmental units. Updated local comprehensive plans are due to the Council for review by
December 31, 2018.
What is in this System Statement
The system statement includes information specific to your community, including:
• your community designation or designation(s);
• forecasted population, households, and employment through the year 2040;
• guidance on appropriate densities to ensure that regional services and costly regional
infrastructure can be provided as efficiently as possible.
• affordable housing need allocation;
Page - 2 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER INTRODUCTION
In the following sections, this system statement contains an overview of each of the system plan
updates and specific system changes that affect your community. The sections are:
• Transportation, including metropolitan highways, aviation, and transit
• Water Resources, including wastewater, surface water, and water supply planning
• Regional parks and trails
Dispute Process
If your community disagrees with elements of this system statement, or has any questions about this
system statement, please contact your Sector Representative, Eric Wojchik, at 651-602-1330, to review
and discuss potential issues or concerns.
The Council and local government units and districts have usually resolved issues relating to the
system statement through discussion.
Request for Hearing
If a local governmental unit and the Council are unable to resolve disagreements over the content of a
system statement, the unit or district may, by resolution, request that a hearing be conducted by the
Council’s Land Use Advisory Committee or by the State Office of Administrative Hearings for the
purpose of considering amendments to the system statement. According to Minnesota Statutes section
473.857, the request shall be made by the local governmental unit or school district within 60 days after
receipt of the system statement. If no request for a hearing is received by the Council within 60 days,
the statement becomes final.
Page - 3 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER INTRODUCTION
Regional Development Guide
The Council adopted Thrive MSP 2040 as the new regional
development guide on May 28, 2014. Thrive identifies five outcomes
that set the policy direction for the region’s system and policy plans.
Building on our region’s history of effective stewardship of our
resources, Thrive envisions a prosperous, equitable, and livable
region that is sustainable for today and generations to come. The
Council is directing its operations, plans, policies, programs, and
resources toward achieving this shared long-term vision.
Three principles define the Council’s approach to implementing regional policy: integration,
collaboration, and accountability. These principles reflect the Council’s roles in integrating policy
areas, supporting local governments and regional partners, and promoting and implementing the
regional vision. The principles define the Council’s approach to policy implementation and set
expectations for how the Council interacts with local governments.
Thrive also outlines seven land use policies and community designations important for local
comprehensive planning updates. The land use policies establish a series of commitments from the
Council for local governments and uses community designations to shape development policies for
communities. Community designations group jurisdictions with similar characteristics based on Urban
or Rural character for the application of regional policies. Together, the land use policies and
community designations help to implement the region’s vision by setting expectations for development
density and the character of development throughout the region.
Community Designation
Community designations group jurisdictions with similar characteristics for the application of regional
policies. The Council uses community designations to guide regional growth and development;
establish land use expectations including overall development densities and patterns; and outline the
respective roles of the Council and individual communities, along with strategies for planning for
forecasted growth. If there are discrepancies between the Thrive MSP 2040 Community Designations
Map and the Community Designation map contained herein because of adjustments and refinements
that occurred subsequent to the adoption of Thrive, communities should follow the specific guidance
contained in this System Statement.
Thrive identifies Brooklyn Center with the community designation of Urban (Figure 1). Urban
communities experienced rapid development during the post-World War II era, and exhibit the transition
toward the development stage dominated by the influence of the automobile. Urban communities are
expected to plan for forecasted population and household growth at average densities of at least 10
units per acre for new development and redevelopment. In addition, Urban communities are expected
to target opportunities for more intensive development near regional transit investments at densities
and in a manner articulated in the 2040 Transportation Policy Plan.
Specific strategies for Urban communities can be found on Brooklyn Center’s Community Page in
the Local Planning Handbook.
Page - 4 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER INTRODUCTION
Forecasts
The Council uses the forecasts developed as part of Thrive to plan for regional systems. Communities
should base their planning work on these forecasts. Given the nature of long-range forecasts and the
planning timeline undertaken by most communities, the Council will maintain on-going dialogue with
communities to consider any changes in growth trends or community expectations about growth that
may have an impact on regional systems.
The Thrive forecasts for population, households, and employment for your community are:
2010 (actual) 2014 (est.) 2020 2030 2040
Population 30,104 29,889 31,400 33,000 35,400
Households 10,756 10,852 11,300 12,300 13,300
Employment 11,001 12,582 13,000 13,800 14,600
Housing Policy
The Council adopted the Housing Policy Plan on December 10, 2014, and amended the plan on July 8,
2015. The purpose of the plan is to provide leadership and guidance on regional housing needs and
challenges and to support Thrive MSP 2040. The Housing Policy Plan provides an integrated policy
framework to address housing challenges greater than any one city or county can tackle alone.
Consistent with state statute (Minn. Stat. 473.859, subd. 2(c) and subd. 4), communities must include a
housing element and implementation program in their local comprehensive plans that address existing
and projected housing needs.
The Council has also determined the regional need for low and moderate income housing for the
decade of 2021-2030 (see Part III and Appendix B in the Housing Policy Plan).
Brooklyn Center’s share of the region’s need for low and moderate income housing is 238 new units
affordable to households earning 80% of area median income (AMI) or below. Of these new units, the
need is for 103 affordable to households earning at or below 30% of AMI, 0 affordable to households
earning 31% to 50% of AMI, and 135 affordable to households earning 51% to 80% of AMI.
Affordable Housing Need Allocation for Brooklyn Center
At or below 30% AMI 103
31 to 50% AMI 0
51 to 80% AMI 135
Total Units 238
Specific requirements for the housing element and housing implementation programs of local
comprehensive plans can be found in the Local Planning Handbook.
Page - 5 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER INTRODUCTION
Figure 1. Brooklyn Center Community Designation
Page - 6 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
TRANSPORTATION SYSTEM
STATEMENT
City of Brooklyn Center
The 2040 Transportation Policy Plan (TPP) is the metropolitan system plan for highways, transit, and
aviation to which local comprehensive plans must conform. This system statement summarizes
significant changes to these three systems, as well as other changes made to the Transportation Policy
Plan since the last 2030 TPP was adopted in 2010, and highlights those elements of the system plan
that apply specifically to your community. The TPP incorporates the policy direction and the new 2040
socio economic forecasts adopted by the Metropolitan Council in the Thrive MSP 2040, and extends
the planning horizon from 2030 to 2040.
Federal Requirements
The TPP must respond to requirements outlined in state statute, as well as federal law, such as some
new requirements included in the federal law known as the Moving Ahead for Progress in the 21st
Century Act (MAP-21). For instance, metropolitan transportation plans must now be performance
based, so the TPP now includes goals, objectives, and strategies outlined in chapter 2. In previous
versions of the TPP the strategies were known as policies; while some are new, the wording of many
strategies are similar to the wording of policies in previous plans. Performance measurements for this
plan are also discussed in Chapter 12, Federal Requirements.
Federal law requires the long range plan to identify regionally significant transportation investments
expected to be made over the next two decades, and to demonstrate that these planned investments
can be afforded under the plan’s financial assumptions. Both costs and available revenues have
changed since the last plan was adopted in 2010, resulting in many changes in the plan. Federal law
does allow the plan to provide a vision for how an increased level of transportation revenue might be
spent if more resources become available, but the programs or projects identified in this scenario are
not considered part of the approved plan.
The TPP includes two funding scenarios for the metropolitan highway and transit systems: the “Current
Revenue Scenario” and the “Increased Revenue Scenario.”
• The Current Revenue Scenario represents the fiscally constrained regional transportation
plan, which assumes revenues that the region can reasonably expect to be available based on
past experience and current laws and allocation formulas.
• The Increased Revenue Scenario represents an illustration of what be achieved with a
reasonable increase in revenues for transportation.
Under the Metropolitan Land Planning Act, local comprehensive plans are expected to conform to the
Current Revenue Scenario, which is the official metropolitan system plan. Potential improvements in
the Increased Revenue Scenario can be identified separately in local plans as unfunded proposals. A
more detailed description of how to handle the various improvements in this category is included under
Other Plan Considerations.
In addition to reviewing this system statement, your community should consult the entire 2040
Transportation Policy Plan to ensure that your community’s local comprehensive plan and plan
amendments conform to the metropolitan transportation system plan. Chapter 3, Land Use and Local
Planning, has been expanded and all communities should carefully review this chapter. A PDF file of
Page - 7 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
the entire 2040 Transportation Policy Plan can be found at the Metropolitan Council’s
website: http://www.metrocouncil.org/Transportation/Planning-2/Key-Transportation-Planning-
Documents/Transportation-Policy-Plan-(1)/The-Adopted-2040-TPP-(1).aspx. The format of the plan is
slightly different than past Transportation Policy Plans. An introductory Overview, Chapter 1: Existing
System and Chapter 10: Equity and Environmental Justice have been added to this version of the TPP,
in addition to the changes noted in the first paragraph. Please note some modifications have been
made to the appendices as well.
Key Changes in the 2040 Transportation Policy Plan
Adopted by the Metropolitan Council in January 2015, the revised 2040 Transportation Policy Plan
incorporates the following changes:
Metropolitan Highway System - Chapter 5
The Metropolitan Highway System is made up of principal arterials, shown in Fig 1-1 of the TPP and
also attached to this system statement. Although no new highways have been added to this system in
the 2040 TPP, the last incomplete segment of this system, TH 610, is now under construction in Maple
Grove.
• The TPP acknowledges that congestion cannot be eliminated or greatly reduced. The region’s
mobility efforts will need to focus on managing congestion and working to provide alternatives.
The majority of resources available between now and 2040 will be needed for preservation,
management and operation of the existing highway system.
• Due to increased costs and decreased revenue expectations, many long-planned major projects
to add general purpose highway lanes are not in this fiscally constrained plan. While the
preservation, safety, and mobility needs of these corridors are recognized, investments in these
corridors will be focused on implementing traffic management strategies, lower cost-high benefit
spot mobility improvements, and implementing MnPASS lanes. Some specific projects have
been identified in this plan, but funding has primarily been allocated into various investment
categories rather than specific projects. The highway projects specifically identified in the
Current Revenue Scenario are shown in Figure 5-8 of the TPP which is also attached to this
system statement.
• Modifications were made to Appendix D - Functional Classification Criteria, and Appendix F –
Highway Interchange Requests. Appendix C – Project List is new and contains all of the transit
and highway projects that have been identified between 2014 and 2023.
Transit System - Chapter 6
The transit system plan provides an overview of the basic components of transit planning, including
demographic factors, transit route and network design factors and urban design factors that support
transit usage. Local governments have the primary responsibility for planning transit-supportive land
use, through their comprehensive planning, and subdivision and zoning ordinances.
• The TPP includes updated Transit Market Areas (shown in TPP Figure 6-3, also attached) which
reflect 2010 Census information and an updated methodology that better aligns types and levels of
transit service to expected demand. These market areas identify the types of transit services that
are provided within each area.
• The TPP includes limited capital funding for transit expansion and modernization. Opportunities
primarily exist through competitive grant programs such as the regional solicitation for US DOT
Page - 8 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
funding. These opportunities are guided by the strategies in the TPP and the various elements of
the Transit Investment Plan.
• The TPP includes an updated transitway system plan that more clearly articulates which projects
can be funded within reasonable revenue expectations through year 2040 (Current Revenue
Scenario as shown in TPP Figure 6-8, which is also attached). The plan includes five new or
expanded METRO lines, three new arterial bus rapid transit lines, and three corridors under study
for mode and alignment but identified in the Counties Transit Improvement Board’s (CTIB) Phase I
Program of Projects. This system was developed in collaboration with CTIB, a major partner in
regional transitway expansion.
• The TPP does not include operating funding for transit service expansion beyond the existing
network of regular route bus, general public dial-a-ride, and Metro Vanpool.
• The Increased Revenue Scenario (shown TPP Figure 6-9, which is also attached) illustrates the
level of expansion for the bus and support system and transitway system that might be reasonable
if additional revenues were made available to accelerate construction of the transitway vision for the
region.
• The plan includes updated requirements and considerations for land use planning around the
region’s transit system. This includes new residential density standards for areas near major
regional transit investments and an increased emphasis on proactive land use planning in
coordination with the planning of the transit system.
Aviation System - Chapter 9
The Metropolitan Aviation System is comprised of nine airports (shown in Figure 1-9 of the TPP and
also attached to this system statement) and off-airport navigational aids. There are no new airports or
navigational aids that have been added to the system in the 2040 TPP.
• The TPP discusses the regional airport classification system as well as providing an overview of
roles and responsibilities in aviation for our regional and national partners. The investment plan in
includes an overview of funding sources for projects, and an overview of projects proposed for the
local airports that will maintain and enhance the regional airport system.
• Modifications were made to Appendix I – Regional Airspace, Appendix J – Metropolitan Airports
Commission Capital Investment Review Process, Appendix K – Airport Long Term Comprehensive
Plans and Appendix L – Aviation Land Use Compatibility.
Other Plan Changes
Regional Bicycle Transportation Network - Chapter 7
The 2040 TPP encourages the use of bicycles as a mode of transportation. To that end, the TPP
establishes for the first time a Regional Bicycle Transportation Network (RBTN). The goal of the RBTN
is to establish an integrated seamless network of on-street bikeways and off-road trails that
complement each other to most effectively improve conditions for bicycle transportation at the regional
level. Cities, counties, and parks agencies are encouraged to plan for and implement future bikeways
within and along these designated corridors and alignments to support the RBTN vision.
Page - 9 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Freight - Chapter 8
Most aspects of freight movement are controlled by the private sector, so unlike other sections of the
TPP, there is not a specific plan adopted for future public sector investment in freight facilities.
However, the discussion of the need for a safe and efficient multimodal freight system has been
updated and expanded in the TPP to recognize challenges and opportunities for freight movement as
well as the future direction of freight by mode. It acknowledges the closure of the Minneapolis Upper
Harbor in 2015, leaving St Paul and Shakopee as the region’s major barge terminal areas in the future.
The plan also acknowledges the increase of trains since 2010 carrying oil from North Dakota on BNSF
and CP rail tracks, which is expected to continue into the future. Although railroad trackage in the
region was significantly decreased over the last 20 years to “right size” the system after federal
deregulation, communities should not expect much additional rail abandonment. Many tracks that
appear to be seldom used are owned by the smaller Class III railroads that serve local businesses by
providing direct rail connections from manufacturing and warehousing/distribution facilities to the major
national railroads. The major Class I railroads are approaching capacity and actually adding tracks in
some locations.
System Plan Considerations Affecting Your Community
Brooklyn Center should consult the complete 2040 Transportation Policy Plan in preparing its local
comprehensive plan. In addition, Brooklyn Center should consult Thrive MSP 2040 and the current
version of the Metropolitan Council’s Local Planning Handbook for specific information needed in its
comprehensive plan. Specific system plan considerations affecting Brooklyn Center are detailed below.
Metropolitan Highways
There are three principal arterials located within Brooklyn Center: I-94/694, TH 252 and TH 100. The
TPP does not identify any specific regional mobility improvements on these highways, although
maintenance and preservation investments will be made on all highways.
Transit System
Brooklyn Center includes the following Transit Market Areas:
Transit Market
Area
Market Area Description and Typical Transit Services
Market Area II Transit Market Area II has high to moderately high population and employment
densities and typically has a traditional street grid comparable to Market Area I.
Much of Market Area II is also categorized as an Urban Center and it can support
many of the same types of fixed-route transit as Market Area I, although usually
at lower frequencies or shorter service spans.
Market Area III Transit Market Area III has moderate density but tends to have a less traditional
street grid that can limit the effectiveness of transit. It is typically Urban with large
portions of Suburban and Suburban Edge communities. Transit service in this
area is primarily commuter express bus service with some fixed-route local
service providing basic coverage. General public dial-a-ride services are available
where fixed-route service is not viable.
Brooklyn Center should identify and map existing transit services and facilities in the local
comprehensive plan. Brooklyn Center should also work with transit providers serving their community to
identify potential future transit service options and facilities that are consistent with the TPP and the
applicable Transit Market Areas. Communities can find further maps and guidance for transit planning
in the Transportation section of the Local Planning Handbook.
Page - 10 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Transitways
Current Revenue Scenario Transitways
Brooklyn Center should acknowledge in your local comprehensive plan the transitway investments
planned for your community in the Current Revenue Scenario (TPP Figure 6-8). Brooklyn Center
includes Chicago-Emerson-Fremont Arterial BRT with a mode and alignment adopted in the TPP.
Brooklyn Center should also identify potential stations along planned transitways (once identified) and
adopt guiding land use policies, station-area plans, and associated zoning, infrastructure, and
implementation tools that support future growth around transit stations consistent with Chapter 3 - Land
Use and Local Planning from the TPP and consistent with the project phase of development.
Communities can find further guidance for station-area planning in the Transportation section of
the Local Planning Handbook and the Transit Oriented Development Guide. The Transportation section
of the Local Planning Handbook also includes a map of existing, planned, and proposed transitway
stations throughout the region and the planning status of these stations that should be reflected in
Comprehensive Plans.
Increased Revenue Scenario Transitways
The TPP Increased Revenue Scenario shows additional transitway corridors beyond the scope of the
plan’s adopted and fiscally constrained Transit Investment Plan (the Current Revenue Scenario). These
corridors are listed on page 6.63 of the TPP, and TPP Figure 6-9, which is attached, shows the
complete transitway vision for the region.
If Brooklyn Center believes it might be directly impacted by transitways in the Increased Revenue
Scenario (for example, because they are participating in transitway corridor studies or feasibility
analyses), the transitways may be acknowledged in the Comprehensive Plan. These additional
corridors are or will be under study for mode and alignment recommendations, but they are not
included in fiscally constrained plan. However, they should be clearly identified as not funded within the
currently expected resources for transitways. The Council recognizes the important planning work that
goes into a corridor prior to it becoming part of the region’s Transit Investment Plan, especially if
increased revenues were to become available.
Similar to Current Revenue Scenario Transitways, communities should identify known potential stations
along planned transitways and consider guiding land use policies, station area plans, and associated
zoning, infrastructure, and implementation tools that support future growth around transit stations.
These policies can also influence station siting in initial planning phases of transitway corridors and
influence the competitiveness of a transitway for funding. Communities can find further guidance for
station area planning in the Transportation section of the Local Planning Handbook and the Transit
Oriented Development Guide.
Communities not in the Transit Capital Levy District
Brooklyn Center is not within the Transit Capital Levy District as shown in Fig 1-3 of the TPP (Existing
Transit System with Transit Capital Levy District). Regardless of the Transit Market Area or transitway
corridor planning, the only transit services provided in this type of community are Transit Link dial-a-ride
service and various ridesharing services. A list of Transit Link service areas and communities can be
found on the Council’s website: http://www.metrocouncil.org/Transportation/Services/Transit-
Link/Transit-Link-Service-Areas.aspx?source=child
If Brooklyn Center is interested in additional transit services and a need for transit services can be
identified, Brooklyn Center would first have to agree to pay the regional transit capital levy, as defined
in MN Stat. 473.446 and 473.4461.
Page - 11 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Aviation
All communities must include an aviation element in the transportation sections of their comprehensive
plans. The degree of aviation planning and development considerations that need to be included in the
comprehensive plan varies by community. Even those communities not impacted directly by an airport
have a responsibility to include airspace protection in their comprehensive plan. The protection element
should include potential hazards to air navigation including electronic interference.
Crystal Airport is within Brooklyn Center. The long term comprehensive plan (LTCP) for this airport
shown in Appendix K of the 2040 TPP has not changed from the LTCP included in the 2030 TPP
adopted by the Metropolitan Council in 2010. However, updated LTCP’s are anticipated prior to 2018.
Communities influenced by this airport should review the LTCP to assure that the updated
comprehensive plan developed by the community remains consistent with the airport plans. Consult
the Local Planning Handbook for specific comprehensive planning requirements and considerations
such as airport zoning, noise and other environmental mitigation, airport development and economic
impacts, ground access needs, infrastructure requirements, and general land use compatibility.
Other Plan Considerations
Regional Bicycle Transportation Network
TPP Figure 7-1 shows the RBTN as established for the first time in the 2040 TPP. The network consists
of a series of prioritized Tier 1 and Tier 2 corridors and dedicated alignments (routes). The process
used to develop the RBTN, as well as the general principles and analysis factors used in its
development, can be found in the Bicycle and Pedestrian Chapter of the TPP.
The RBTN corridors and alignments make up the “trunk arterials” of the overall system of bikeways that
connect to regional employment and activity centers. These are not intended to be the only bicycle
facilities in the region, and local units should also consider planning for any additional bike facilities
desired by their communities. RBTN corridors are shown where more specific alignments within those
corridors have not yet been designated, so local governments are encouraged to use their
comprehensive planning process to identify suitable alignments within the RBTN corridors for future
incorporation into the TPP.
In addition, agencies should plan their local on and off-road bikeway networks to connect to the
designated Tier 1 and Tier 2 alignments, as well as any new network alignments within RBTN corridors
to be proposed in local comprehensive plans. Bikeway projects that complete segments of, or connect
to, the RBTN are given priority for federal transportation funds through the Transportation Advisory
Board’s biannual regional solicitation.
Figure 7-1 shows that your community currently has one or more RBTN corridors and alignments within
its jurisdiction. The Council encourages local governments to incorporate the RBTN map within their
local bicycle plan maps to show how the local and regional systems are planned to work together. An
on-line interactive RBTN map, which allows communities to view the RBTN links in their community at a
much more detailed scale than Figure 7-1, can be found in the Transportation section of the Local
Planning Handbook. The handbook also includes best practices, references, and guidance for all local
bicycle planning.
A Minor System / Functional Classification
The TPP has always recognized the A minor arterial system as an important supplement to the regional
highway system, and the Transportation Advisory Board (TAB) continues to maintain the official
regional map of these roads. The 2040 TPP does include an updated functional classification map (Fig.
1-2 in Chapter 1) and a modified Appendix D - Functional Classification Criteria. Communities should
Page - 12 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
consult the Local Plan Handbook for more information on functional classification, how to reflect the A
minor arterial system in their plan, and how to request functional classification changes if necessary.
Freight
The Council encourages all local governments to plan for freight movement in their communities.
Trucks are the major mode of freight movement in the region and across the nation to distribute
consumer goods as well as move manufactured goods and commodities, and they operate in every
community.
Communities with special freight facilities shown on TPP Figure 8-1, Metropolitan Freight System,
(attached) should also include those additional modes and facilities in their local plan, and plan for
compatible adjacent land uses.
Page - 13 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 1-1 of the TPP
Page - 14 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 1-2 of the TPP
Page - 15 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 5-8 of the TPP
Page - 16 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 6-3 of the TPP
Page - 17 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 6-8 of the TPP
Page - 18 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 6-9 of the TPP
Page - 19 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 7-1 of the TPP
Page - 20 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 8-1 of the TPP
Page - 21 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER TRANSPORTATION
Figure 9-1 of the TPP
Page - 22 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
WATER RESOURCE REQUIREMENTS/
WASTEWATER SYSTEM STATEMENT
City of Brooklyn Center
The 2040 Water Resources Policy Plan includes policies and strategies to achieve the following goal:
To protect, conserve, and utilize the region’s groundwater and surface water in ways that protect
public health, support economical growth and development, maintain habitat and ecosystem health,
and provide for recreational opportunities, which are essential to our region’s quality of life.
The Policy Plan takes an integrated approach to water supply, water quality, and wastewater issues.
This approach moves beyond managing wastewater and stormwater only to meet regulatory
requirements by viewing wastewater and stormwater as resources, with the goal of protecting the
quantity and quality of water our region needs now and for future generations.
The Policy Plan includes policies and strategies to:
• Maximize regional benefits from regional investments in the areas of wastewater, water supply
and surface water.
• Pursue reuse of wastewater and stormwater to offset demands on groundwater supplies.
• Promote greater collaboration, financial support, and technical support in working with partners
to address wastewater, water quality, water quantity and water supply issues.
• Implement environmental stewardship in operating the regional wastewater system by reusing
wastewater, reducing energy use and air pollutant emissions, and reducing, reusing, and
recycling solid waste.
Key Concepts in the 2040 Water Resources Policy Plan
Adopted by the Metropolitan Council in May 2015, the 2040 Water Resources Policy Plan is the
metropolitan system plan for metropolitan wastewater services with which local comprehensive plans
must conform. The Policy Plan incorporates the following changes:
• Centers on and around an integrated approach to water supply, wastewater, and surface water
planning.
• Promotes the investigation of the issues and challenges in furthering our work in water conservation,
wastewater and stormwater reuse, and low impact development practices in order to promote a
more sustainable region.
• Promotes the concept of sustainable water resources where, through collaboration and cooperation,
the region will take steps to manage its water resources in a sustainable way aimed at:
o Providing an adequate water supply for the region
o Promoting and implementing best management practices that protect the quality and quantity of
our resources
o Providing efficient and cost effective wastewater services to the region
o Efficiently addressing nonpoint and point sources pollution issues and solutions, and,
o Assessing and monitoring lakes, rivers, and streams so that we can adequately manage, protect,
and restore our valued resources.
• Continues the Council’s position that communities that permit the construction and operation of
subsurface sewage treatment systems and other private wastewater treatment systems are
Page - 23 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
responsible for ensuring that these systems are installed, maintained, managed and regulated
consistent with Minnesota Rules Chapter 7080-7083.
• Includes requirements in Appendix C for comprehensive sewer plans, local water plans, and local
water supply plans.
• Establishes inflow and infiltration goals for all communities served by the regional wastewater
system and requires all communities to include their inflow and infiltration mitigation programs in
their comprehensive sewer plan.
• Works with the State to attempt to (1) make funds available for inflow and infiltration mitigation, and
(2) promote statutes, rules, and regulations to encourage I/I mitigation.
Brooklyn Center should consult the complete Policy Plan in preparing its local comprehensive plan. In
addition, Brooklyn Center should consult Thrive MSP 2040 and the Local Planning Handbook for
specific information needed in its comprehensive plan.
System Plan Considerations Affecting Your Community
Metropolitan Sewer Service
Under state law (Minn. Stat. 473.513) local governments are required to submit both a wastewater plan
element to their comprehensive plan as well as a comprehensive sewer plan describing service needs
from the Council. Specific requirements for the sewer element of your comprehensive plan can be
found in the Water Resources section of the Local Planning Handbook.
Forecasts
The forecasts of population, households, employment, and wastewater flows for Brooklyn Center as
contained in the adopted 2040 Water Resources Policy Plan can be found
at: http://www.metrocouncil.org/Wastewater-Water/Planning/2040-Water-Resources-Policy-Plan.aspx
and on your Community Page in the Local Planning Handbook. These forecasts are for sewered
development. The sewered housing forecasts were estimated using SAC data, annual city reports,
current trends, existing and future local wastewater service areas and other information relating to your
community. The wastewater flows are based on historical wastewater flow data, future projected
wastewater generation rates, and the projected sewered population and employment data.
The Council will use these growth and wastewater flow forecasts to plan future interceptor and
treatment works improvements needed to serve your community. The Council will not design future
interceptor improvements or treatment facilities to handle peak hourly flows in excess of the allowable
rate for your community. Brooklyn Center, through its comprehensive planning process, must decide
the location and staging of development, and then plan and design its local wastewater collection
system to serve this development. The Council will use its judgment as to where to assign growth within
your community to determine regional system capacity adequacy. If Brooklyn Center wishes to identify
specific areas within the community to concentrate its growth, it should do so within its Comprehensive
Sewer Plan.
You should also note that urban development at overall densities that are substantially lower than those
identified for your community in the Community Designation Section of this Systems Statement will also
be analyzed by the Council for their potential adverse effects on the cost of providing metropolitan
sewer service.
Description of the Metropolitan Disposal System Serving Your Community
Figure 1 shows the location of the Metropolitan Disposal System (MDS) serving your community.
Wastewater flow from Brooklyn Center is treated at the Metropolitan WWTP.
Page - 24 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
Description of the Regional Inflow/Infiltration (I/I) Program
The 2040 Water Resources Policy Plan states that the Council will establish I/I goals for all
communities discharging wastewater to the MDS. Communities that have excessive I/I in their sanitary
sewer systems will be required to eliminate excessive I/I. The Council will continue the implementation
of its on-going I/I reduction program. Communities identified through the program as needing to
eliminate excessive I/I will be required to submit a work plan that details work activities to identify and
eliminate sources of I/I. The Council can limit increases in service within those communities having
excess I/I that do not demonstrate progress in reducing their excess I/I. The Council will meet with the
community and discuss this alternative before it is implemented.
It is required that those communities that have been identified as contributors of excessive I/I, and that
have not already addressed private property sources, do so as part of their I/I program. Significant work
has been accomplished on the public infrastructure portion of the wastewater system. The Council will
pursue making funds available through the State for I/I mitigation, and promote statutes, rules and
regulations to encourage I/I mitigation.
Management of Subsurface Sewage Treatment Systems (SSTS) and Private
Systems
The Metropolitan Land Planning Act requires the sewer element of the local comprehensive plan to
describe the standards and conditions under which the installation of subsurface sewage treatment
systems and other private wastewater treatment systems will be permitted and to the extent
practicable, the areas not suitable for public or private systems.
The appropriate density for development with subsurface sewage treatment systems depends on the
suitability of the soils to treat wastewater and whether space is available for a primary and back up
drainfield. It is the Council’s position that all municipalities and counties allowing subsurface sewage
treatment systems should incorporate current MPCA regulations (Minn. Rules Chapter 7080-7083) as
part of a program for managing subsurface sewage treatment systems in the sewer element of their
local comprehensive plan and implement the standards in issuing permits.
Brooklyn Center should adopt a management program consistent with state rules. An overview of
Brooklyn Center’s management program must be included in the community’s local comprehensive
plan update. If adequate information on the management program is not included; the comprehensive
plan will be found incomplete for review until the required information is provided to the Council.
Specific requirements for the local comprehensive plan can be found in the Local Planning Handbook.
Small private treatment plants are located throughout the Metropolitan Area serving such developments
as individual industries, mobile home parks, and other urban type uses. The Council’s position is that
such private wastewater treatment plants should be permitted only if they are in areas not programmed
for metropolitan sewer service in the future and they are provided for in a community’s comprehensive
plan that the Council has approved. Furthermore, the community is responsible for permitting all
community or cluster wastewater treatment systems consistent with Minnesota Rules Chapter 7080-
7083 and MPCA standards. The Council will not provide financial support to assist communities if these
systems fail.
Brooklyn Center should include in the sewer element of its local comprehensive plan the conditions
under which private treatment plants or municipal treatments would be allowed, and include appropriate
management techniques sufficiently detailed to ensure that the facilities conform to permit conditions.
Brooklyn Center is responsible for ensuring that permit conditions for private treatment plants are met
and financial resources to manage these facilities are available.
Page - 25 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
Surface Water Management
In 1995, Minnesota Statutes Section 473.859, subd. 2 was amended to make the local water plan
(often referred to as local surface water management plans) required by section 103B. 235 a part of the
land use plan of the local comprehensive plan. Minnesota Rules Chapter 8410, updated in July of 2015,
includes the requirements for local water management plans. The main change that you need to be
aware of is that all communities in the metropolitan area must update their local water plan between
January 1, 2017 and December 31, 2018. This means that Brooklyn Center must update its local water
plan as part of the comprehensive plan update. The community’s updated local water plan should be
submitted to the Council for its review concurrent with the review by the Watershed Management
Organization(s) within whose watershed(s) the community is located. Failure to have an updated
local water plan will result in the comprehensive plan being found incomplete for review until
the required plan is provided to the Council.
Local water plans must meet the requirements for local water plans in Minnesota Statutes, section
103B.235 and Minnesota Rules Chapter 8410. In general, local surface water plans need to include a
summary of the priorities and problems in the community; structural, nonstructural and programmatic
actions to take to address the priorities and problems; and clearly identified funding mechanisms to fix
the problems.
More detailed guidance for the local water plans can be found in Appendix C of the Council’s 2040
Water Resources Policy Plan and in the Council’s current Local Planning Handbook.
In addition, the Council has also updated its priority lake list that was first developed in the 1980s as
part of the Water Resources Policy Plan update. Figure 2 shows the priority lakes for Brooklyn Center.
The Council uses the priority lake list to focus its limited resources. The list is also used in the
environmental review process. Where a proposed development may impact a priority lake, the project
proposer must complete a nutrient budget analysis for the lake as part of the environmental review
process.
Also included on Figure 2 is the watershed organization(s) that Brooklyn Center is part of and a list of
impaired waters in the community for use in development of your local water plans.
Other Plan Considerations
Water Supply
Local comprehensive plans also address water supply (Minn. Stat., Sec. 473.859). For communities in
the metropolitan area with municipal water supply systems, this local comprehensive plan requirement
is met by completing the local water supply plan template, which was jointly developed by the
Metropolitan Council and the Minnesota Department of Natural Resource (DNR).
FOR COMMUNITIES WHO OWN/OPERATE A PUBLIC WATER SUPPLY SYSTEM:
Because your community owns/operates a municipal community public water supply system (PWS),
the local water supply plan must be updated as part of the local comprehensive plan (Minn. Stat., Sec.
103G.291).
The updated local water supply plan should include information about your community along
with information about any neighboring communities served by your system.
You should update your local water supply plan upon notification by DNR. Local water supply plan due
dates will be staggered between January 1, 2017 and December 31, 2018. Your updated local water
Page - 26 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
supply plan should be submitted to the DNR. DNR will share the plan with the Council, and it will be
reviewed concurrently by both agencies. This schedule allows the local water supply plans to be
completed and included in the local comprehensive plan.
Failure to have an updated local water plan will result in the comprehensive plan being found
incomplete for review until the required plan is provided to the Council.
The water supply plan template fulfills multiple statutory obligations including:
• Minn. Stat., Sec. 103G.291 to complete a water supply plan including demand reduction
• Minn. Stat., Sec. 473.859 to address water supply in local comprehensive plans
• Minn. Administrative Rules 4720.5280 to address contingency planning for water supply
interruption
The plan must be officially adopted by your community, and if applicable the utility board, as part of the
local comprehensive plan.
At a minimum, the updated local water supply plan must use the joint DNR and Metropolitan Council
template and include water demand projections that are consistent with the community’s population
forecast provided in the introductory section of this system statement. Potential water supply issues
should be acknowledged, monitoring and conservation programs should be developed, and
approaches to resolve any issues should be identified.
Guidance and information for water supply planning can be found in the Appendix C of the 2040 Water
Resources Policy Plan, the Local Planning Handbook, and the Council’s Master Water Supply Plan.
The Council’s Master Water Supply Plan provides communities in the region with planning assistance
for water supply in a way that:
• Recognizes local control and responsibility for owning, maintaining and operating water systems
• Is developed in cooperation and consultation with municipal water suppliers, regional
stakeholders and state agencies
• Protects critical habitat and water resources over the long term
• Meets regional needs for a reliable, secure water supply
• Highlights the benefits of integrated planning for stormwater, wastewater and water supply
• Emphasizes and supports conservation and inter-jurisdictional cooperation
• Provides clear guidance by identifying key challenges/issues/considerations in the region and
available approaches without dictating solutions
Figures 3-5 illustrate some water supply considerations that the community may consider as they
develop their local water supply plans, such as: aquifer water levels, groundwater and surface water
interactions, areas where aquifer tests or monitoring may be needed to reduce uncertainty, regulatory
and management areas, and emergency interconnections.
Page - 27 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
Figure 1. MCES Sanitary Sewer Meter Service Areas
Page - 28 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
Figure 2. Surface Water Resources
Page - 29 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
Figure 3. Surface water features and interaction with the regional groundwater system, and state-protected surface water features
Page - 30 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
Figure 4. Availability of MN Department of Natural Resources groundwater level and MN Department of Health aquifer test data
Page - 31 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER WATER RESOURCES
Figure 5. Municipal public water supply system interconnections and regulatory management areas
Page - 32 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER REGIONAL PARKS
REGIONAL PARKS SYSTEM
STATEMENT
City of Brooklyn Center
The Regional Parks System includes 62 regional parks, park reserves, and special recreation features,
plus more than 340 miles of regional trails that showcase the unique landscapes of the region and
provide year-round recreation. The Regional Parks System is well-loved by our region’s residents and
attracted over 48 million annual visits in 2014.
The organizational structure of the Regional Parks System is unique, built upon a strong partnership
between the Council and the ten regional park implementing agencies that own and operate Regional
Parks System units. The regional park implementing agencies are:
Anoka County Ramsey County
City of Bloomington City of Saint Paul
Carver County Scott County
Dakota County Three Rivers Park District
Minneapolis Park and Recreation Board Washington County
The 2040 Regional Parks Policy Plan was developed based on furthering the Thrive MSP 2040
outcomes of Stewardship, Prosperity, Equity, Livability, and Sustainability. Thrive MSP 2040 states that
the Council will collaborate with the Metropolitan Parks and Open Space Commission, the regional park
agencies, and state partners to:
• Expand the Regional Parks System to conserve, maintain, and connect natural resources
identified as being of high quality or having regional importance, as identified in the 2040
Regional Parks Policy Plan.
• Provide a comprehensive regional park and trail system that preserves high-quality natural
resources, increases climate resiliency, fosters healthy outcomes, connects communities, and
enhances quality of life in the region.
• Promote expanded multimodal access to regional parks, regional trails, and the transit network,
where appropriate.
• Strengthen equitable usage of regional parks and trails by all our region’s residents, such as
across age, race, ethnicity, income, national origin, and ability.
Key Concepts in the 2040 Regional Parks Policy Plan
The 2040 Regional Parks Policy Plan includes the following policies, each with specific associated
strategies:
• Recreation Activities and Facilities Policy: Provide a regional system of recreation
opportunities for all residents, while maintaining the integrity of the natural resource base within
the Regional Parks System.
Page - 33 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER REGIONAL PARKS
• Siting and Acquisition Policy: Identify lands with high-quality natural resources that are
desirable for Regional Parks System activities and put these lands in a protected status so they
will be available for recreational uses and conservation purposes in perpetuity.
• Planning Policy: Promote master planning and help provide integrated resource planning
across jurisdictions.
• Finance Policy: Provide adequate and equitable funding for the Regional Parks System units
and facilities in a manner that provides the greatest possible benefits to the people of the region.
• System Protection Policy: Protect public investment in acquisition and development by
assuring that every component in the system is able to fully carry out its designated role as long
as a need for it can be demonstrated.
The 2040 Regional Parks Policy Plan is the metropolitan system plan for regional recreation open
space with which local comprehensive plans must conform. This system statement highlights the
elements of the system plan which apply specifically to your community. Find the complete text of the
2040 Regional Parks Policy Plan on the Council’s website.
2040 Regional Parks System Facilities
The Regional Parks System is comprised of four main types of facilities: regional parks, park reserves,
special recreation features and regional trails.
Regional Parks
Regional parks most notably contain a diversity of nature-based resources, either naturally occurring or
human-built, and are typically 200-500 acres in size. Regional parks accommodate a variety of passive
recreation activities.
Park Reserves
Park reserves, like regional parks, provide for a diversity of outdoor recreation activities. One major
feature that distinguishes a park reserve from a regional park is its size. The minimum size for a park
reserve is 1,000 acres. An additional characteristic of park reserves is that up to 20 percent of the park
reserve can be developed for recreational use, with at least 80 percent of the park reserve to be
managed as natural lands that protect the ecological functions of the native landscape.
Special Recreation Features
Special recreation features are defined as Regional Parks System opportunities not generally found in
the regional parks, park reserves or trail corridors. Special recreation features often require a unique
managing or programming effort.
Regional Trails
Regional trails are classified as 1) destination or greenway trails and 2) linking trails. Destination or
greenway trails typically follow along routes with high-quality natural resources that make the trail itself
a destination. Linking trails are predominately intended to provide connections between various
Regional Parks System facilities, most notably regional parks or park reserves.
2040 Regional Parks System Components
The 2040 Regional Parks Policy Plan identifies six components which together comprise the vision for
the Regional Parks System in 2040, as described below.
Page - 34 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER REGIONAL PARKS
Existing Regional Parks System Facilities: include Regional Parks System Facilities that are
open for public use. These facilities include land that is owned by regional park implementing agencies,
and may include inholding parcels within the boundaries of these parks and trail corridors that have not
yet been acquired. Existing regional trails may include planned segments that will be developed in the
future.
Planned Regional Parks System Facilities (not yet open to the public): include Regional
Parks System Facilities that have a Council-approved master plan and may be in stages of acquisition
and development, but are not yet open for public use.
Regional Parks System Boundary Adjustments: include general areas identified as potential
additions to existing Regional Parks System Facilities to add recreational opportunities or protect
natural resources. Specific adjustments to park or trail corridor boundaries have not yet been planned.
Regional Park Search Areas: include general areas for future regional parks to meet the
recreational needs of the region by 2040 where the regional park boundary has not yet been planned.
Regional Trail Search Corridors: include proposed regional trails to provide connections between
Regional Parks System facilities where the trail alignment has not yet been planned.
2040 Regional Trail Search Corridor System Additions: include regional trail search corridors
that were added to the Regional Parks System as part of the 2040 Regional Parks Policy Plan.
Key Changes in the 2040 Regional Parks Policy Plan
Adopted by the Metropolitan Council in February 2015, the 2040 Regional Parks Policy Plan
incorporates the following changes:
Identify all proposed regional trails as regional trail search corridors
All proposed regional trails that are not yet open to the public and do not have a Metropolitan Council
approved master plan are represented as a general regional trail search corridor. The 2030 Regional
Parks Policy Plan depicted these trails with a proposed alignment. The alignment of these regional
trails will be determined in the future through a planning process led by the regional park implementing
agency. The alignment of these trails is subject to Metropolitan Council approval of a regional trail
master plan.
Acquire and develop ten new regional trails or trail extensions to meet the needs of the
region in 2040. The 2040 Regional Trail Search Corridor Additions include:
Carver County:
• County Road 61
• Highway 41
Three Rivers Park District:
• CP Rail Extension
• Dakota Rail Extension
• Lake Independence Extension
• Lake Sarah Extension
Page - 35 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER REGIONAL PARKS
• Minnetrista Extension
• North-South 1
• North-South 2
• West Mississippi River
The 2040 Regional Parks System Plan Map is depicted in Figure 1. Brooklyn Center should consult the
complete 2040 Regional Parks Policy Plan in preparing its local comprehensive plan. In addition,
Brooklyn Center should consult Thrive MSP 2040 and the current version of the Metropolitan Council’s
Local Planning Handbook for specific information needed in its comprehensive plan.
System Plan Considerations Affecting Your Community
Regional Parks System Components in your community
The following Regional Parks System Components within Brooklyn Center as identified in the 2040
Regional Parks Policy Plan are listed below.
Regional Parks, Park Reserves, and Special Recreation Features
North Mississippi Regional Park: This is an existing regional park with an established boundary. The
regional park boundary as shown in Figure 2 should be acknowledged in the comprehensive plan.
Regional Trails
Shingle Creek Regional Trail: This is a regional trail that includes segments that are open to the
public as well as planned segments that will be developed in the future. The regional trail travels
through Minneapolis, Brooklyn Center, and Brooklyn Park as it connects Above the Falls Regional
Park, Victory Memorial Parkway Regional Trail, Twin Lakes Regional Trail and Rush Creek Regional
Trail. The regional trail alignment as shown in Figure 2 should be acknowledged in the comprehensive
plan.
Twin Lakes Regional Trail: This is a regional trail that includes segments that are open to the public
as well as planned segments that will be developed in the future. The regional trail travels through
Brooklyn Center and Robbinsdale as it connects Mississippi River Regional Trail Search Corridor,
Shingle Creek Regional Trail and Crystal Lake Regional Trail. The regional trail alignment as shown in
Figure 2 should be acknowledged in the comprehensive plan.
West Mississippi River Regional Trail Search Corridor: This regional trail search corridor was
added to the Regional Parks System as part of the 2040 Regional Parks Policy Plan. The search
corridor travels through Dayton, Champlin, Brooklyn Park, and Brooklyn Center as it connects Crow
River Regional Trail Search Corridor, Elm Creek Park Reserve, Rush Creek Regional Trail, Coon
Rapids Dam Regional Park, Twin Lakes Regional Trail and North Mississippi Regional Park. Three
Rivers Park District will lead a planning process in the future to determine the alignment of the regional
trail. When preparing its comprehensive plan, Brooklyn Center should verify whether a master plan has
been approved by the Metropolitan Council. If a master plan has been approved, the planned regional
trail alignment should be acknowledged in the comprehensive plan. Otherwise, the general search
corridor as shown in Figure 2 should be acknowledged in the comprehensive plan.
Please contact Three Rivers Park District for more information regarding Regional Parks System
Components in Brooklyn Center.
Page - 36 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER REGIONAL PARKS
Figure 1. 2040 Regional Parks System Plan Map
Page - 37 | 2015 SYSTEM STATEMENT – BROOKLYN CENTER REGIONAL PARKS
Figure 2. Regional Parks System Facilities in and adjacent to Brooklyn Center