HomeMy WebLinkAbout2017 01-12 PCPPLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
JANUARY 12, 2017
1. Call to Order: 7:00 PM
2. Roll Call of the Year 2016 Planning Commission
3. Approval of Agenda
• Motion to Approve the Agenda for the January 12, 2017 Meeting
4. Approval of Minutes
• Motion to Approve the December 15, 2016 Planning Commission Meeting Minutes
5. Official Adjournment of the 2016 Planning Commission
• Motion to officially adjourn the 2016 Planning Commission
6. Administer Oath of Office ( to re-appointed commissioners)
• Randall Christensen, John MacMillan, Stephen Schonning, and Susan Tade
7. Roll Call of the 2017 Planning Commission
8. Election of Planning Commission Chairperson for Year 2017
- Motion/Second to Nominate a Commissioner(s) to serve as Chairperson;
- Motion/Second to close all nominations;
- Conduct election;
- Motion/Second to Accept the Results and Election of Chair for Year 2017.
9. Appointment of 2017 Chair Pro-Tem by Chairperson
10. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to
hold public hearings. In the matters concerned in these hearings, the Commission makes
recommendations to the City Council. The City Council makes all final decisions in these
matters.
11. PLANNING ITEMS
a) HOM Furniture Inc. / Gatlin Development Planning App. No. 2017-001
Property Address: 2501 County Rd. 10 (former Kohl’s)
PUBLIC HEARING –
Consideration of Amendment No. 8 to the 2011 Shingle Creek Crossing Planned
Unit Development, which would allow the expansion and refurbishment of the
former Kohl’s building into a new HOM Furniture store with multi-tenant retail
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
JANUARY 12, 2017
store front and reduced Class I materials; allow future BLDG. X to be expanded
from 19,000 sq. ft. to 48,000 sq. ft.; allow reduced setbacks for the EDA parcel;
modify signage standards; modify drive-thru standards; and allow certain prohibited
uses originally listed under the 2011 Shingle Creek Crossing PUD Agreement.
Requested Planning Commission Action:
• Direct Staff to present Planning Report;
• Motion to open Public Hearing; take public input;
• Commission discuss requested item with City Staff and Applicant;
• Motion to Table the Public Hearing and delay final consideration of Planning
Application Item No. 2017-001 to the next regular scheduled meeting.
12. Discussion Items
13. Adjournment
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MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF
HENNEPIN AND THE STATE OF MINNESOTA
DECEMBER 15, 2016
1. CALL TO ORDER
The Planning Commission meeting was called to order by Chair Christensen at 7:00 p.m.
2. ROLL CALL
Chair Randall Christensen, Commissioners Alexander Koenig, Jack MacMillan, Stephen
Schonning, and Susan Tade were present. Commissioners Rochelle Sweeney and Carlos
Morgan were absent and excused. Also present were Secretary to the Planning Commission Tim
Benetti, Director of Business & Development Gary Eitel, and Michaela Kujawa-Daniels,
TimeSaver Off Site Secretarial, Inc.
3. APPROVAL OF AGENDA
There was a motion by Commissioner Tade, seconded by Commissioner Schonning, to approve
the Planning Commission Meeting Agenda. The motion passed unanimously.
4. APPROVAL OF MINUTES – NOVEMBER 17, 2016
There was a motion by Commissioner Schonning, seconded by Commissioner MacMillan, to
approve the minutes of the November 17, 2016 meeting as submitted. The motion passed
unanimously.
5. CHAIR’S EXPLANATION
Chair Christensen explained the Planning Commission’s role as an advisory body. One of the
Commission’s functions is to hold public hearings. In the matters concerned in these hearings,
the Commission makes recommendations to the City Council. The City Council makes all final
decisions in these matters.
6. PLANNING APPLICATION ITEMS
None at this time.
7. DISCUSSION ITEMS
7a) PLANNING STAFF INTRODUCTION AND DISCUSSION OF NEW HOUSING
CONCEPT PLAN FROM CGO HOLDINGS REGARDING THE OPPORTUNITY
SITE
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Mr. Eitel introduced this item and provided a presentation on the background of this item.
Chair Christensen asked what direction the City Council would like to see this plan go. Mr. Eitel
stated their 2016-2018 strategic goals are to have the first phase of market rate apartments
completed by 2018.
Chair Christensen stated he is only concerned that the opportunity site is supposed to draw
people into the City and he isn’t sure this residential project will do that. Mr. Eitel stated the
residential housing will draw in many people.
Commissioner Tade asked if there is a market to fill 200 rental properties in the City. Mr. Eitel
stated according to the market analysis report, yes. Commissioner Tade stated she wonders if
people will want to come rent one of these homes if there aren’t any good retailers and
restaurants in the area. She stated she feels they should probably build that first. Mr. Eitel stated
that is what the Brew House and community center in the proposed plan would provide the local
hang out restaurant and activities center. He stated if the apartments have good amenities and
those gathering locations nearby the hope would be that people will come to stay.
Commissioner Koenig inquired about the residential apartment market analysis, HUD’s
recommendation on the preliminary mortgage application by Sand Development to reduce the
number of units from 300 to 200 units and what’s the difference which makes one project more
feasible than the other.
Mr. Eitel stated the difference between the two financing plans is the use of tax increment
financing, the George Group are proposing economic assistance through a TIF Pay-As-You-Go
Note vs the Sand Development proposal required the sales of a TIF Bond by the City with
economic assistance with an upfront cash contribution to bridge the financial mortgage gap.
Commissioner MacMillan asked what the plan is with the MN School of Business building and
asked if the City intends to purchase it. Mr. Eitel stated he would like to see a partner purchase
the building and the City could assist them in the process.
Commissioner Tade asked if there will be too many senior living homes if they put them into this
new plan considering the assisted living place that was just completed on Brooklyn Boulevard.
Mr. Eitel stated the senior living homes off Brooklyn Boulevard are income limited so you can
only make up to a certain amount annually to qualify to live there. He stated the new ones will be
regular income based but for senior citizens only still.
Commissioner Koenig stated he believes the millennials who would maybe live in the new
developments in the plan would be those who will want to be close to the City but not live in
Downtown.
Mr. Benetti stated he believes these new developments can be looked at as life cycle housing and
a place where people will start their lives after college, then when they are ready to move on and
start a family they will buy a home, and when the kids are out of the house they may return to the
housing developments where they started out.
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Mr. Eitel explained that the planning and engineering work completed in 2016 has determined
that the Opportunity Site’s infrastructure can support the development of 750+ units and the
financial work has identified the potential tax increment which could be generated by the
development of market rate apartment units with an assessed valuation of $135,000 each.
During the next 60 days, the City will be working with the Devean George Group on the
financial feasibility of their financing package to fund the first phase of this apartment
development, public infrastructure improvements, a strategy for future phases, and the use of a
TIF Pay-As-You-Go Note to bridge a potential financial mortgage gap and economic assistance
to enhance the project.
7b) PLANNING STAFF UPDATES OF THE UPCOMING 2040 COMP PLAN
UPDATES AND STRATEGIES
Commissioner Schonning provided some information on this item. He stated he was at the Met
Council Conference and they had great content and breakout sessions. He stated one thing he
learned is that there is a possibility of mixing low-income and regular priced housing and
apartments all mixed together within one building. Mr. Benetti stated the Met Council is going
to be doing some more conferences and online meetings and he will keep the Commission
informed of these opportunities as they come.
Mr. Benetti stated the City has about a year and a half until they have to get their plan wrapped
up and submit the plan to the district for review. He stated they really want to get into the
community and get involved more in the coming year. He noted the Commission should be
thinking about activities to engage residents for the upcoming year.
Mr. Eitel stated the City is putting out a survey that will rate the City and ensure we have
outreach to the youth; our immigrant population, and the elderly. He stated they want to make
sure the City is giving residents a voice.
7c) PRELIMINARY DISCUSSION OF NOMINATIONS/ELECTION OF
CHAIRPERSON FOR 2017
Mr. Benetti asked if there was any input on who will run for Chairperson. Chair Christensen
stated he is content with running for Chairperson again. Mr. Benetti stated they will vote on this
at the first meeting of the year and at that time, the Chairperson can nominate a Vice
Chairperson.
Chair Christensen asked if there was any interest from the Commissioners in being Vice Chair
for the next term. Commissioner Koenig stated he would like to be Vice Chair again. It was the
consensus of the Commission to elect Chair Christensen and Commissioner Koenig for the next
term as Chair and Vice Chair of the Planning Commission.
8. OTHER BUSINESS
None at this time.
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9. ADJOURNMENT
There was a motion by Commissioner Tade, seconded by Commissioner MacMillan, to adjourn
the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at
9:04 p.m.
STATE OF MINNESOTA )
COUNTY OF HENNEPIN ) ss. Certification of Minutes
CITY OF BROOKLYN CENTER )
The undersigned, being the duly qualified and assigned Secretary to the Planning Commission of
the City of Brooklyn Center, Minnesota, certifies:
1. That attached hereto is a full, true, and complete transcript of the minutes of a Regular
Session of the Planning Commission of the City of Brooklyn Center held on December
15, 2016.
2. That said meeting was held pursuant to due call and notice thereof and was duly held at
Brooklyn Center City Hall.
3. That the Planning Commission approved said minutes at its January 12, 2017 meeting.
_______________________________ _______________________________
Tim Benetti, Secretary Randall Christensen, Chair
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Planning Commission Report
Meeting Date: January 12, 2017
Application No. 2017-001
Applicant: HOM Furniture Inc. / Gatlin Development
Location: 2501 County Road 10
Shingle Creek Crossing PUD Project Site
Request: Planned Unit Development Amendment No. 8 and
Site Plan Approval
INTRODUCTION
HOM Furniture Inc., in conjunction with Gatlin Development requests consideration of the
eighth amendment to the 2011 Shingle Creek Crossing PUD development plans. The PUD
Amendment includes a number of changes and modifications made under the original 2011 PUD
Agreement, which will assist in the redevelopment of the former Kohl’s store site into a new
HOM Furniture store, along with the option in developing the adjacent city-owned EDA lot.
HOM also seeks approval of a Site and Building Plan application to the former Kohl’s retail
building, which includes a new two-story, 24,622 sq. ft. (gross sq. ft.) addition, which would
provide 11,805 sq. ft. for new multi-tenant retail user space (first floor), and 12,817 sq. ft. of
additional 2nd floor space for HOM’s use.
There are no Site and Building Plan applications submitted for consideration on the proposed
BLDG. X or BLDG. F sites as shown on the attached PUD Plans. These new buildings will
require separate site and building plan approvals when time comes for the HOM Inc. and/or the
Gatlin Development decides to initiate construction of these buildings.
This matter is being presented as a public hearing item; and notices have been mailed to all
surrounding property owners within 350-feet of the affected site.
BACKGROUND
The original Shingle Creek Crossing PUD was approved on May 23, 2011 and provided for the
overall redevelopment of the Brookdale Mall properties. This mall originally consisted of over
1.1 million square feet of retail space, which was reduced by the demolition of 760,000 sf. of old
mall space, followed by the planned renovation of 123,242 sq. ft. of the former Food Court
space; the redevelopment of over 403,000 square feet of new retail commercial and restaurant
uses; and approval of the Single Creek day lighting features.
PUD Amendment No. 2 was approved a short time later on September 12, 2011, which provided
for the physical separation of the food court building from Sears; the renovation/conversion of
the Food Court’s space from 123,242 sq. ft. to 150,591 sq. ft.; the removal of Building N
between Sears and Wal-Mart; and the addition of a new 6,000 sf. commercial pad site located at
the southeast corner of Xerxes Avenue/56th Avenue entrance.
• Application Filed: 12/19/16
• Application Deemed Complete: 12/19/16
• Review Period (60-day) Deadline: 02/17/17
• Extended Review Period Deadline: N/A
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PUD Amendment No. 3, adopted September 24, 2012, provided for the replatting of certain lots
and revisions to new certain building pad sites (Building D, Building Q, and Building O
restaurant pad site).
PUD Amendment No. 4, adopted October 14, 2013, approved the removal and replacement of
the former Brookdale Mall Food Court and replacement plan with ten (10) new retail/service
buildings.
PUD Amendment No. 5 was related to various sign allowances granted throughout the Shingle
Creek Crossing PUD.
PUD Amendment No. 6 was adopted June 9, 2014, and included changes to the Food Court
redevelopment areas, a new 5,400 sq. ft. restaurant pad site as Buildings R; new 5,500 sq. ft.
restaurant pad site as Building T; revised size and layout of Bldg. B from 8,500 sq. ft. to 6,673
sq. ft.; and approval Shingle Creek Crossing 5th Addition.
The last and most recent PUD Amendment No. 7 was adopted November 9, 2015, which
authorized the re-subdivision of the Kohl’s store property into two separate lots, and the planned
development of a new BLDG. X. – a 9,400 sf. commercial retail building with reduced setbacks.
This PUD Master Plan is shown on the image below:
On September 29, 2016, Buhl Investors submitted for consideration the first PUD Amendment
No. 8 application, which included plans to redevelop the former Kohl’s site into a new
commercial self-storage facility, relocate and expand future BLDG. X; and replat the old Kohl’s
lot into two newly configured parcels. At the October 13, 2016 meeting, the Planning
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Commission adopted (on 4-2 vote) a resolution recommending approval of said PUD
Amendment. However, the follow-up meeting before the City Council did not turn out as
favorably; and the City Council directed city staff to prepare a resolution denying said request.
Prior to the official presentation of this resolution, Buhl Investors elected to withdraw their
application, which allowed HOM Furniture to re-engage with Gatlin Development in securing
the development rights to this former Kohl’s site, along with the adjacent city-owned EDA lot.
PUD AMENDMENT ANALYSIS
Records show the 75,000 sf. Kohl’s building was constructed in 1987. Since the inception and
approval of this Shingle Creek Crossing PUD (SCC-PUD), the Developer intended to keep and
maintain the existing Kohl’s department store as originally designed. Although part of the
originally created SCC-PUD of 2011, this area and building have remained untouched (except
for exterior wall panel repairs) or unaffected until this application. Since the closure of Kohl’s in
2013, the Developer has actively sought new users or tenants to fill this 75,000 sq. ft. retail
commercial space; but unfortunately there have been only a handful interested parties seeking to
lease or purchase this space, none of which reached fruition.
HOM Furniture, in conjunction with Gatlin Development requests consideration of an eighth
amendment to the 2011 Shingle Creek Crossing PUD development plans. The requested
amendment proposes the following modifications or additions:
a) allow the addition of a 2-story, 24,000 sq. ft. addition to the former Kohl’s building;
b) allow reduced amount of Class I materials to the refurbished Kohl’s building;
c) allow a reduced parking ratio from 4.5 spaces per 1,000 sq. ft. of building space to 1 space
per 1,000 sq. ft. for a proposed furniture showroom and warehouse;
d) allow future BLDG. X to be expanded from 19,000 sq. ft. to 48,000 sq. ft.;
e) allow site to have regular C-2 Zone sign standards as found in Chapter 34, Brooklyn Center
Sign Code as opposed to the approved 2011 Shingle Creek Crossing Sign Program Plan;
f) allow a new dynamic message sign of 350 sq. ft. on the subject site;
g) allow reduced setbacks on the EDA lot for future development by HOM Inc., with further
allowances to omit the standard: “Drive-thru or service lanes shall be screened with
berming, landscaping or fencing";
h) allow certain prohibited uses listed under the 2011 Shingle Creek Crossing PUD
Agreement to be considered “allowable” as part of this PUD amended area:
a) Medical Office Building - with typical tenants that may do surgeries, urgent care
and treat patients in offices;
b) Medical and Dental Laboratories;
c) Educational Uses listed in Zoning Code Section 35-322.1.h.;
d) Drop in child care centers listed in Zoning Code Section 35-322.1.k.;
e) Gasoline Service Stations;
f) Transient lodging;
g) Animal Hospitals; and
h) Group day care facilities.
HOM Furniture and Gatlin Development have presented for review an updated Shingle Creek
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Crossing Master Plan, dated December 2016, and shown in the image below.
The PUD Amendment is applicable to the area shown in the purple/fuchsia outline seen below:
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The new Master Plan also illustrates the expanded area of the Shingle Creek day-lighted areas,
which entails the loss of Bldg. O and Q pad sites, and the planned relocation of Bldg. M for a
later PUD plan presentations. The Developer prepared an updated PUD Plan map that shows an
approximate location of the relocated Bldg. M along the expanded Shingle Creek/ponding area
(circled image below).
At the July 26, 2016 Work Session, the City Council responded favorably to a policy question
that provided direction to city staff to proceed with options in acquiring the three lots from Gatlin
Development, in order to correct and enhance the daylighting feature in this area. The goal is to
preserve at least one restaurant site; replace a non-functioning day-lighted creek system; expand
a more suitable water element/feature in this area; and provide for increased ponding. The City
recognizes this expanded ponding areas may be used to assist HOM and the surrounding sites to
the east for individual storm water runoff management; and may provide possible floodplain
credits; or off-site parking area should HOM (or others) require additional parking.
Although illustrated on this updated master plan, this planning report is focused on and
addressing the northeasterly segment of this PUD site around the Kohl’s and EDA lots only.
Building & Uses Considerations
Bldg. Y (old Kohl’s) is shown with its original footprint, along with a new two-story, 24,000+ sf.
total square foot addition on the west side of the building. HOM intends to remodel the entire
interior areas of the structure, and “re-skin” or modify a majority of the exterior similar to the
conceptual elevation designs shown in the images below.
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The two-story addition will be allow for the first floor to be available for 11,805 sq. ft. of new
retail (multi-tenant) space, while the upper portion of 12,817 sq. ft. will be opened up to the 2nd
floor of the HOM store and used for additional floor/display area. HOM intends to replace or
repair any outdated or inefficient mechanicals, and replace/repair the roof as needed.
The PUD Amendment also requests the City to allow a reduced amount of Class I materials to one
face of the planned refurbished Kohl’s building. This reduced face is located on the north side,
along County Rd. 10 frontage. HOM is asking that instead of 50% of Class I materials, they be
allowed to reduce to 25% of Class I, with remaining 75% as Class II materials.
Bldg. X was originally slated to become a one-story, 9,400 sq. ft. retail building space (see image
below - left). HOM Inc. is electing to acquire the development rights to this building pad site
from Gatlin, and is also asking to increase this building to a 3-story, 48,000 sq. ft. size for
potential medical office building (see image below – right).
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There are no firm plans yet on any user or operator of this medical office facility, but HOM is
confident they may be able to secure a medical provider sometime in the future. This increased
bundling size does have a direct impact on the amount of parking needed on this site, which will
be addressed later in this report.
As part of this overall redevelopment of the old Kohl’s site, HOM is also negotiating to acquire
the development rights to the city-owned EDA lot (former Ground Round restaurant site), which
is still designed to become a new 14,000 sq. ft. commercial/retail building, with allowance of a
new drive-thru service lane or pick-up window if needed.
The EDA has established minimum requirements on the conveyance of this lot to become part of
the Shingle Creek Crossing PUD, which requires any new development to be either a 4,000 sf.
sit-down restaurant or 8,000 sf. retail building. There are no major modifications expected from
HOM on this site, other than allowances for reduced setbacks from the outlot owned by Gatlin,
and currently used for the PUD’s freestanding tenant identifier sign (see image below).
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HOM has also asked for an allowance to omit the standard: “Drive-thru or service lanes shall be
screened with berming, landscaping or fencing." Although the development outcome of this
EDA lot remains unknown, nor known if the building on said lot needs a drive thru lane or
similar, city staff is not supportive of omitting this important screening measure standard for this
particular lot. The proposed layouts of a swing-around drive thru lane and side pick-up window
will more than likely see cars headed or pointing north towards County Road 10 roadway and the
Twin Lake Regional Trail system along said road, so it becomes important to screen headlight
wash onto these systems as much as possible. Therefore, staff would recommend this standard
to omit screening measures not be granted at this time.
As for permitted uses under this PUD Amendment, HOM Inc. is requesting the allowances of
certain uses that were generally prohibited under the original 2011 Shingle Creek Crossing PUD
Agreement between Gatlin Development and the City. The following uses were specifically
identified as prohibited uses under the 2011 Agreement:
1) Hospitals, medical and dental laboratories, and nursing care homes;
Contractor/construction uses;
2) Educational uses (listed in City Code Section 35-322.1.h.);
3) Chapels, churches, temples, mosques, and synagogues;
4) Funeral and crematory services;
5) Drop-in child care centers;
6) Gasoline service stations;
7) The sale of motor vehicles;
8) The out-of-door display or sale of marine craft;
9) Transient lodging;
10) Animal hospitals;
11) Clubrooms and lodges;
12) School bus garage facilities;
13) Automobile and truck rental and leasing;
14) Group day care facilities; and
15) Transient overnight parking and/or overnight RV parking is not allowed.
The uses offered by HOM to allow within this PUD area only include the following uses:
a) Medical Office Building - with typical tenants that may do surgeries, urgent care
and treat patients in offices;
b) Medical and Dental Laboratories;
c) Educational Uses listed in Zoning Code Section 35-322.1.h.;
d) Drop in child care centers listed in Zoning Code Section 35-322.1.k.;
e) Gasoline Service Stations;
f) Transient lodging
g) Animal Hospitals; and
h) Group day care facilities.
Staff does not object to allowing the Medical Offices, Medical/Dental Lab; Educational Uses
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limited to those under Zoning Code Section 35-322.1.h. Staff is also open to the idea of allowing
“Animal Hospitals”, provided that any outdoor play or recreational area is completely screened
from view and regularly cleaned.
Transient lodging is defined as follows:
Transient Lodging – A multiple living accommodation such as a hotel or motel in which
lodging is commonly offered for periods of less than a week but which may
include one dwelling unit for a live-in resident manager.
The difference between hotels and motels are noted in their respective definitions as follows:
Hotel – A building which provides a common entrance, lobby, and stairways, and in
which lodging is commonly offered with or without meals for periods of less than
a week.
Motel – A hotel in which rooms are directly accessible to an outdoor automobile parking
area.
While staff does not object to Transient Lodging as an allowable use, this use should be limited
to hotel uses only, with no motels allowed.
The Drop-in Child Care Center and Group Day Car facilities are defined as follows:
Drop-in Child Care Center – A facility licensed by the Minnesota Department of Public
Welfare to provide child care on an irregular basis for periods not to exceed five
(5) consecutive hours in a given 24 hour period. Such centers are intended to
provide babysitting service for parents who wish to shop and/or pursue leisure
activities and do not provide regular care of children while parents travel to a
place of work.
Group Day Care Facility – A facility licensed by the Minnesota Department of Public
Welfare to provide child care for six or more children at one time. This term also
includes, but is not limited to, facilities having programs for children known as
nursery schools, day nurseries, child care centers, play groups, day care centers,
cooperative day care centers and Head Start programs.
The concept of a Drop-in child care was intended to be used for those individuals or families to
have an area inside a mall or athletic facility while they shopped or worked out for short periods
of times, and not necessarily on a regular care basis. The Group Day care is meant to serve those
families that require regular (daily) and/or longer periods of care for their children.
Under Zoning Code Ch. 35, Section 35-412. SPECIAL REQUIREMENTS IN C2 DISTRICTS,
group day cares with outdoor recreational facilities must comply with the following (additional)
standards:
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7. In the case of group day care facilities, outside recreational facilities shall be
appropriately separated from the parking and driving areas by a wood fence not
less than four feet in height; or Council approved substitute; shall be located
contiguous to the day care facility; shall not be located in any yard abutting a
major thoroughfare unless buffered by a device set forth in Section 35-400,
Footnote 10; shall not have an impervious surface for more than half the
playground area; and shall extend at least 60 feet from the wall of the building or
to an adjacent property line, whichever is less, or shall be bounded on not more
than two sides by parking and driving areas.
Most licensed Group Day Care facilities have or may require (by State DHS) to install an
outdoor recreation space for the kids to play. Because this amended PUD area is surrounded by
two major thoroughfares of Co. Rd. 10 and HWY 100, and parking/driveway areas, it does not
seem feasible to place an outside recreational area adjacent to any proposed day care use, so staff
may be more inclined to not support such facilities or uses in this commercial area.
The proposed “gasoline service station” use would more than likely be situated on the former
EDA lot. City staff notified HOM representatives that the city is not supportive of this use at this
corner, and therefore request this use be denied.
Parking & Access Considerations
The existing Kohl’s lot consists of 6.83 acres, with an approx. 75,000 sf. retail building, and 447
parking spaces. The original Bldg. X that was approved under PUD #7 was intended to be a new
9,400 sq. ft. retail building, with 51 spaces (at 5.43 spaces/1,000 sf. – which exceeds the
4.5/1,000 sf. required under the SCC PUD). The expanded Bldg. X proposed under this PUD
Amendment request is now shown as a 3-story, 48,000 sq. ft. medical office building. Both the
HOM Furniture and future Bldg. X share the same lot; and hence shared parking between uses.
HOM has submitted a request under this PUD Amendment to reduce the amount of parking from
4.5 spaces per 1,000 sq. ft. of retail floor space down to 1 space per 1,000 sq. ft. This reduction
only applies to the HOM Furniture store use. The retail expansion area will be parked at the
current 4.5 per 1,000 standard.
To lend support to this request, HOM submitted for consideration the table below, which
indicates what other communities calculated in other HOM store uses within these cities:
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HOM is basing this request on these other city allowances, and the reasons being the larger, open
store is used for more display, full-scaled room set-ups and arrangements, and warehouse space
than a typical retail shopping store. Customer traffic is usually limited to a smaller than average
number compared to other retail stores, and reduced parking has never been an issue with other
furniture store sites they operate.
Based on this requested reduction, the HOM store (and retail outlet) is indicating only 139 spaces
would be allocated to HOM. The Applicant’s Site Data Table (partial clip below) indicates the
lot for Bldg. X and Y (Lot 2, Block 2) is identified with 361 spaces.
Pursuant to City Code 35-700 Off Street Parking Requirements, the following standards apply to
medical and regular office uses:
f. Medical and dental clinics:
3 spaces for each doctor/dentist, plus 1 space for every 2 employees or 1 space for
each 150 square feet of gross floor area, whichever requirement is the greater.
g. Office Buildings, exclusive of those specific uses otherwise listed in this section:
Building Gross Floor Area (G.F.A.) Required Spaces
20,000 – 220,000 sq. ft.
G.F.A.
.0005 G.F.A. + 190
Under the medical office use, Bldg. X calculates as follows:
48,000 / 150 sf. = 320 spaces
Office Bldg. use calculates as follows:
48,000 / (.0005 * 48,000) + 190 = 224 spaces.
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Subtracting the 139 spaces allocated for HOM from the 361 total stalls leaves only 222 spaces
for Bldg. X.
It should be noted that the 222 spaces does exceed the 4.5/1,000 sf. required under the SCC-PUD
Agreement for retail uses.
The Planning Commission should decide if they want to accept this reduced parking ratio
standard for the HOM Furniture store only to 1/1,000 sq. ft., and allow the medical office
building to park at only 222 spaces.
As for access, the new HOM store will still have main access from the main drive lane coming
off Co. Rd. 10, directly south from Shingle Creek Parkway intersection. There are no plans to
increase this access or any other openings to the sites.
The Developer is also showing the closure of the free right-turn lane off Co. Rd. 10 north of the
building (see image below). The City has made it part of previous agreements with the
developer that this access would be closed off once this Kohl’s site was re-developed.
Platting Considerations
As illustrated on the previously approved PUD master plan layouts and subsequent plats in this
area, almost every new building or future building has its own separate lot, which is by design of
the developer (Gatlin Development).
As indicated previously, PUD Amendment No. 7 sought approval to split the original Kohl’s
parcel into two new lots, and the Developer received preliminary plat approval of this under a
proposed Shingle Creek Crossing 6th Addition plat. This plat was never officially finalized or
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recorded, due to the changes proposed by Buhl Investors to reconfigure this property into two
separate lots for their own benefit.
Since the SCC 6th Addition was never recorded, the old Kohl’s parcel still remains under the
original Shingle Creek Crossing Addition of 2011 as Lot 2, Block 2. The HOM Inc. developers
initially planned to separate this lot into two new lots as well, but later elected to leave the lot as
one large lot as is shown today, with an allowance to have two buildings on the same lot. Since
HOM is seeking to purchase this Lot 2, Blk. 2 directly from Gatlin, is determined the best course
to leave the lot as is and develop the two building sites accordingly.
Setback Considerations:
HOM Inc. has requested the following setback considerations:
“On the EDA Pylon Lot, [PID:0211821240021]- setbacks shall be as if the EDA is one
lot and not 2 lots, i.e. not a separate SCC pylon lot and EDA lot.”
Although not shown or yet determined, the City previously agreed to allow reduced setbacks
along County Road 10, due to the impacts created by the new Twin Lakes Regional Trail system.
The setback were reduced from 35 feet to 20 feet from road right-of-way.
The smaller crescent shaped parcel that is identified [incorrectly] as the” EDA Pylon Lot” is
actually owned by Gatlin Development, and currently provides space for the freestanding multi-
tenant identifier sign for the development. This parcel was a left-over remnant of the original
Shingle Creek Crossing Addition platting, and it has been discussed with Gatlin and HOM to
attach this lot to the EDA lot, whereby the City will recognize this as being one combined lot for
development purposes.
The city does not object to having the future layout of this Bldg. F with a reduced setback,
provided it maintains a minimum 20-foot setback from said County Road 10 right-of-way,
similar to other approved lots inside the PUD site.
Signage Considerations:
HOM Inc. requests modifications or additional sign allowances than those originally granted
under the 2011 Shingle Creek Crossing Sign Program. HOM is asking the City to allow regular
C-2 Zone sign standards (as found in Ch. 34-Sign Code) to apply, instead of the limited
standards found in the 2011 Sign Plan presented by Gatlin Development and later adopted by the
City under the 2011 Shingle Creek Crossing PUD Agreement. The request also includes an
allowance to have a 350 sq. ft. dynamic message board sign on the HOM site; along with
additional freestanding sign on the medical office site.
Under the SCC Sign Plan, this HOM site would be considered a “major tenant”, and its sign
allowances are noted on the following sign plan diagram:
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The Plan states that all wall sign sizes are limited to 1.5 sq. ft. per linear foot of leased premises;
with primary signs further limited to 70% of adjacent wall surface and no higher than 6-ft. max.;
while secondary sized signs limited to 70% of adjacent wall surface and 1.5-ft. in max. height;
and all wall signage is limited to 350 sq. ft. in total area per elevation/side of building.
The Kohl’s building has a linear wall frontage of approx. 224 feet on the large wall faces (west
and east elevations); and 160 linear feet on the shorter (south and north elevation) sides. The
building is approx. 52 feet in height. Under the SCC Sign Plan, up to 337.5 sq. ft. of signage is
available for the west/east elevations, and 240 sq. ft. of signage to the south/north elevations.
HOM has submitted its own sign plan with the following allowances:
923 sq. ft. of signage to the south elevation;
843 sq. ft. for the west elevation;
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1,091 sq. ft. along the east elevation; and
275 sq. ft. for the north elevation.
The C-2 Sign Standards found under Ch. 34-Sign Code allows the aggregate areas of wall signs
not to exceed up to 15% of the wall supporting the signs (essentially 15% of total wall area. The
224’ x 52’ wall face equals 11,648 sq. ft. of wall space, which would allow up to 1,747 sq. ft. of
total wall signage. The smaller 160’ x 52’ walls equates to 8,320 sq. ft., or 1,248 sq. ft. of
allowable signage.
Under each wall sign illustration, the new HOM store either exceeds or greatly exceeds the
allowable amount of wall signage called for under the 2011 Shingle Creek Crossing PUD Sign
Plan. However, under the City’s Sign Code standards for C-2 properties, all new signs would be
under the allowances based on these regular signage standards. Because this old Kohl’s site is
somewhat detached and separated from the main elements or improvements inside the SCC
PUD, city staff is not too overly concerned with granting or allowing this added signage for this
HOM store building, since the C-2 standards already allow for increase signage to begin with,
and the building is large enough to support the extra signage.
As for the new (proposed) freestanding signs. The 2011 Shingle Creek Crossing PUD
Agreement limited the number of freestanding signs throughout the PUD area based on the
following approvals:
Two freestanding signs, each up to 350 sq. ft. in area, are allowed along HWY 100, two
freestanding signs are allowed along Bass Lake Road up to 140 sq. ft.; and two
freestanding signs along Xerxes Ave. up to 140 sq. ft. is allowed as development
identification signs as illustrated on Attachment Four and Fifteen. Four monument signs
up to 140 sq. ft. are allowed along Bass Lake Road, and one monument sign up to 140 sq.
ft. is allowed along Xerxes Ave.
Under the C-2 sign standards in Zoning Ch. 34-Signs, a commercial building above 24,000 sq. ft.
is allowed the following freestanding sized signs [as an individual establishment]:
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2. Freestanding Signs
a. Individual Establishments
Individual detached establishments or enterprises not clustered in a shopping center
complex or in a multitenant office or industrial building may have one freestanding sign
according to the following schedule. In the event such establishments abut two or more
streets which are at least collector or arterial in character, and if the abutment on each
street exceeds 400 feet, one freestanding sign may be erected along each such street
according to the following schedule:
Building Gross Floor Area Max. Sign Area Max. Sign Height
Square Feet Square Feet (Above 1st Flr.) Feet
Above 24,000 250 32
The two 350-sq. ft. freestanding signs inside the Shingle Creek Crossing PUD today were a hold-
over from the previous Brookdale Mall planned unit development agreement of 1998, which the
Developer wanted extended to the newly redeveloped PUD. These two large-scale signs are now
evident along HWY 100 frontage, and are used to display the major, multiple store tenants inside
the new mall area. The Developer also chose to limit individual freestanding signs on all
individual parcels, by strategically placing the smaller 140 sq. ft. multiple tenant display signs
throughout the development, primarily near the entry points.
Since the Kohl’s/HOM frontage along County Rd. 10 and HWY 100 exceeds 400-ft. along each
major (arterial) roadway, under the normal; C-2 Zone sign standards, HOM would be entitled to
place two, 250-sq. ft. sized freestanding signs along each roadway. Each sign would also be
allowed to be fully dynamic or full electronic message board.
The allowance that HOM is requesting under this PUD Amendment request is quite significant
when compared to the approved 2011 PUD Agreement and Sign Plan between Gatlin and the
City. Gatlin purposefully chose to limit the amount of individual signage inside the mall area in
order to avoid over clustering of freestanding signs, and limit large, out-of-character wall signs
that could detract from the newer architectural style and enhanced design of the buildings
planned under this PUD.
The image below illustrates a plan to install the HOM sign near the southern-most corner of the
old Kohl’s lot, in front of the proposed medical office building.
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HOM is also showing a new freestanding sign near the main entrance (off the main access road),
which appears to be for the new medical office uses.
Although staff acknowledged this HOM site is somewhat detached and separated from the main
part of the SCC-PUD, and essentially will function on its own accord, City staff would still like
to maintain a sense of consistent and combined design criteria over the entire PUD site regarding
signage, including this HOM and surrounding developments. With that being said, Staff
suggests that having three, 350-sq. ft. signs along the HWY 100 frontage may be a bit too much,
and recommends HOM reduce the size of their individual sign to only 250-sq. ft.
Although entitled to an additional 250 sq. ft. sign along Co. Rd. 10, the City is accepting HOM’s
request to provide additional and much larger wall signs on the building, so an additional
freestanding sign is not warranted along this frontage. Furthermore, any additional freestanding
signs for the proposed “Medical Office” and EDA lot may be allowed, but should be limited to
the C-2 Sign Code standards as well.
SITE & BUILDING PLAN
The Commission should be aware that an official Site and Building Plan application was also
submitted as part of this PUD Amendment request. These plans only represent the modifications
to the outer shell of the former Kohl’s building, along with the approx. 12,000 sq. ft. retail front
addition to the building. Most if not all new site plan applications require submittal of a site’s
storm-water management plan, with accurate drainage calculations, and provisions for handing
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said runoff, all of which must be reviewed and accepted by the City Engineer, and in most cases
reviewed and approved by the local watershed agency.
As part of the preliminary discussions with HOM representatives on this project, it was initially
assumed, and later supported by Gatlin Development’s own engineering consultants that:
“….storm water routing and treatment system of the existing Kohl’s site has been
designed to pattern the existing site. The site will continue to be pre-treated by the
existing sediment trap, prior to discharging into the day-lighted portion of Shingle Creek.
The runoff rates from the development will be reduced since a reduction of impervious
surface coverage is proposed.”
As was noted earlier in this report, the City initiated plans to secure additional lands from Gatlin
Company on the westerly edge of the day-lighted Shingle Creek. The purpose was not only to
enhance this day-lighted area, but help create an alternative area for additional storm water
management to the surrounding development areas.
However, in a recent meeting with the city engineers, it was determined this site needs to provide
a separate storm-water management plan and report for their review, since the overall project site
exceeds 5+ areas. This size also requires Shingle Creek Watershed to review and approve such
plans. Because this storm runoff plan/report was not submitted, city staff agreed to postpone the
review and official consideration of this Site and Building Plan application for now, and intend
to bring this back for official consideration and final consideration of the PUD Amendment
request at the January 26th meeting.
STATEMENT OF RECOMMENDATIONS & FINDINGS
Staff has found that some of the requested changes and modifications to the 2011 Shingle Creek
Crossing PUD are reasonable and acceptable, while a few should be reconsidered or denied for
reasons noted in this report:
A. The allowance of the 2-story, 24,000 sq. ft. addition to the former Kohl’s building, with
approximately one-half of this space to be used for new multi-tenant retail spaces, and one-
half to be used as additional floor space for the new HOM Furniture store, is a reasonable
request; and helps promote and enhance the general public welfare of this PUD, as it
maintains and keeps the redevelopment activity of this site intact and ongoing, and may
be approved;
B. The allowance of reduced amount of Class I materials along the north elevation side of the
building is considered reasonable and may be approved;
C. The request to grant a reduced parking ratio allowance from 4.5 spaces per 1,000 sq. ft. of
building space to 1 space per 1,000 sq. ft. and attributed to the newly proposed furniture
showroom and warehouse only should not be detrimental or pose any threat or danger to
the general public; nor injurious to the use and enjoyment of other uses in this Shingle
Creek Crossing PUD; and is hereby considered a reasonable request and acceptable;
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D. The request to allow future/planned Building X to be expanded from 19,000 sq. ft. to 48,000
sq. ft. is considered a positive and reasonable increase, as the larger building will provide an
increased tax base in this area, and will help promote and provide a needed medical services
and a facility for the residents and surrounding community;
E. The allowance of the reduced setbacks on the EDA lot for future development by HOM
Inc. should not pose any problems in this area and is acceptable;
F. The allowance of certain uses that were initially prohibited under the 2011 Shingle Creek
Crossing PUD Agreement should be limited to the following:
i. Medical Office Building - with typical tenants that may do surgeries, urgent care
and treat patients in offices;
ii. Medical and Dental Laboratories;
iii. Educational Uses listed in Zoning Code Section 35-322.1.h.;
iv. Transient lodging, provided they are limited to hotel use only, and no motels.
v. Animal Hospitals, provided any outdoor kennel runs or activity areas for pets
being cared for in the hospital is screen with an opaque fence and regularly
cleaned and maintained.
G. The allowances to omit the standard: “Drive-thru or service lanes shall be screened with
berming, landscaping or fencing" is not recommended and should remain intact.
H. The allowance to have regular C-2 Zone sign standards as found in Chapter 34, Brooklyn
Center Sign Code as opposed to the approved 2011 Shingle Creek Crossing Sign Program
Plan is partially approved, with an allowance to have all new wall signs comply with the C-2
Zone sign standards established under the Sign Code; and only one (1) new freestanding
sign up to 250 sq. ft. along the HWY 100 frontage should be allowed, and can either be a
regular static message or dynamic sign per City Code Ch. 34.
I. The proposed and general layout of all new building improvements, including reduced
setbacks and any other related flexibility or reductions identified herein or the resulting
resolution of approval, and on the updated Shingle Creek Crossing PUD Plans, may be
acceptable and approved.
STAFF RECOMMENDATION
As noted previously, the Developer needs to provide city staff additional information related to
the storm water management plans of this PUD site, which was not made available at the time of
preparing this report. Therefore, we ask the Planning Commission to give initial consideration of
this PUD Amendment application requests, and withhold official review and consideration of the
Site and Building Plan application of the new HOM Furniture store development, until the next
regular scheduled planning commission meeting.
The Planning Commission should still conduct the public hearing on this matter, take comments
from the public and the applicant; discuss this item; and make a motion to delay official action
on this item by tabling this hearing item to the next meeting.
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Attachments
• City Engineers Review Memo (01/05/2017)
• Shingle Creek Crossing PUD Amendment Plans No. 8
• Site Improvement Plans – HOM Furniture – Bldg. Y
M E M O R A N D U M
DATE: January 5, 2017
TO: Tim Benetti, Planning and Zoning Specialist
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Public Works - PUD Amendment No. 8 (Sites F,X and Y), Review Memo –
Shingle Creek Crossing
Public Works staff has reviewed the 12 sheet set of plans entitled Shingle Creek Crossing PUD
Amendment 8, and Site Improvement Plans Building Y which were prepared by Kimley-Horn and
Associates, Inc.; dated December 13, 2016. PUD Amendment No. 8 applies to building sites F, X
and Y. The major revisions as part of PUD Amendment No. 8 over the currently approved PUD
Amendment No. 7 are as follows:
• Enlarged footprint of Building Y.
• Enlarged Building X footprint and modified site layout.
• Revised site F, eliminating parking and drive aisle on the north and west sides.
The following comments are offered relative to the above-referenced submittals. They are
contingent upon preliminary and final plat approval, final site plans and land alteration/building
permit submittals and approval.
PUD Items - Shingle Creek Crossing PUD Amendment No. 8:
1. A drive-thru design must be provided that is separated from all parking and adjacent drive
aisles, that demonstrates adequate queuing/stacking space, and that is integral to and
demonstrates a safe design for pedestrians. A study indicating expected and adequate
stacking space must be provided.
2. No portion of building or appurtenant structures may encroach on the City drainage and
utility easements.
3. The PUD has been reviewed by Hennepin County. The right-in access along County Road
10 (Bass Lake Road) at the former Kohl’s site must be removed.
4. The applicant is responsible for coordinating site development plans with Xcel Energy,
CenterPoint Energy, Qwest Communications and other private utility companies. Any
further easements necessary to provide utility service to the proposed site development
shall be dedicated to the public for public use with the final plat.
5. Storm water quality and quantity mitigation and design must be provided for the entire
PUD No. 8 area. These areas were not part of the prior mitigation and design and must
meet current stormwater rules. This must be provided prior to consideration of PUD No. 8
to ensure an adequate design is feasible. All calculations must be provided for review.
PUD No. 8 area is greater than five acres and will require review by the Shingle Creek
Watershed Commission.
6. Existing stormwater facility located on Site X is assumed to be impacted and must be
removed.
7. Loading and unloading areas for delivery trucks to buildings F and X must be designated
on Sheet 10.2
8. Provide an update of the original and amended traffic impact study to reflect the current
PUD Amendment No. 8 Plan Review & Site Plan Review Building Y –Shingle Creek Page 2
Janurary 5, 2017
site and building revisions for PUD Amendment No. 8 and prior outstanding revisions.
9. Revise site plan to provide better pedestrian connectivity for Buildings F and Y with the
internal PUD sidewalk system and with Three Rivers Trail along County Road 10.
10. 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.
11. Inspection for the private site improvements must be performed by the developer’s
design/project engineer. Upon project completion the design/project engineer must
formally certify through a letter that the project was built in conformance with the
approved plans and under the design/project engineer’s immediate and direct supervision.
The designer/project engineer must be certified in the State of Minnesota and must certify
all required as-built drawings (which are separate from the as-built survey).
12. All recommendations and requirements approved as part of previous actions pertaining to
all prior PUD/PUD amendment approvals, Preliminary Plan approvals and Final Plat
approvals relative to this development and/or portions thereof are withstanding and must
be incorporated into the final plans.
13. A utility facilities easement agreement is required that will provide the City perpetual
accessibility to all private utilities and storm drainage areas to inspect and enforce proper
utility service and maintenance for the entire site. This easement agreement also includes
private inspection, maintenance and reporting responsibilities and must be executed prior
to issuance of building and land alteration permits.
14. A drainage and utility easement encompassing all storm water treatment facilities must be
dedicated on the plat.
15. All work performed and materials used for construction of utilities must conform to the
City of Brooklyn Center’s standard specifications and details. The City’s standard details
must be included in the plans.
16. The final plans must be certified by a licensed engineer in the State of Minnesota and
forwarded to the City Engineer for approval.
Site Plan Review - Shingle Creek Crossing- Building Y:
17. See redline plan sheets for additional plan comments.
18. Landscaping along County Road 10 must be returned to original condition.
General Items:
19. All work performed and materials used for construction of utilities must conform to the
City of Brooklyn Center’s standard specifications and details. The City’s standard details
must be included in the plans.
20. The final plans must be certified by a licensed engineer in the State of Minnesota and
forwarded to the City Engineer for approval.
Agreements:
21. A Performance Agreement is required that includes all conditions of the project approval,
subject to the final site plan approval by the City Engineer.
Anticipated Permitting:
22. A City of Brooklyn Center land disturbance permit is required.
PUD Amendment No. 8 Plan Review & Site Plan Review Building Y –Shingle Creek Page 3
Janurary 5, 2017
23. A City of Brooklyn Center building permit is required.
24. A City of Brooklyn Center water and sewer permit is required.
25. An MPCA NPDES permit is required.
26. An MPCA sanitary sewer permit may be required.
27. A MN Department of Health water main extension permit may be required.
28. Other permits not listed may be required and are the responsibility of the developer to
obtain as warranted.
Prior to issuance of a Land Alteration and Building Permit:
29. Submit recorded copies of all required agreements.
30. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
31. 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.
32. A letter of credit or cash escrow shall be deposited with the City in the amount of 100% of
the estimated cost in the amount estimated by the developer and determined by the City to
comply with land alteration requirement, site improvement, and restoration of the site. The
City may incrementally reduce the amount of the surety if work is completed and accepted.
33. A Construction Management Plan and Agreement is required that addresses general
construction activities and management provisions, traffic control provisions, haul routes,
emergency management provisions, storm water pollution prevention plan provisions, tree
protection provisions, general public welfare and safety provisions, definition of
responsibility provisions, temporary parking provisions, overall site condition provisions,
and non-compliance provisions. The plan must be in a City approved format and must
outline minimum site management practices and penalties for non-compliance. A $2,500
cash deposit is required as part of the non-compliance provision. Through this document,
the developer and property owner will acknowledge:
a) The propert y will be brought into compliance within 24 hours of
notification of a violation of the construction management plan, other
conditions of approval or City code standards.
b) If compliance is not achieved, the City will use any or all of the escrow
dollars to correct any deficiency and/or issue.
34. A preconstruction conference must be scheduled and held with City staff and other entities
designated by the City.
All aforementioned items, comments and recommendations are provided based on the information
submitted by the applicant at the time of this review. The PUD amendment and site plan must be
developed and maintained in substantial conformance with the referenced plans, unless modified
by the staff recommended conditions above. Subsequent approval of the final plan may require
additional modifications based on engineering requirements associated with final design of the
water supply, storm drainage, sanitary sewer, final grading, geometric design and other design
elements as established by the City Engineer and other public officials having jurisdiction over
approval of the final site plans.
HOM
FURNITURE
Narrative for the PUD Amendment Application for Lots 1
and 2 Block 2, Shingle Creek Crossing
December 12, 2016
Applicant/Buyer
Wayne Johansen/HOM Furniture
10301 Woodcrest Drive NW
Coon Rapids, MN 55433
763-767-3771
Fee Owners/Sellers:
Lot 1 Block 2 "EDA"
Econ omic Development Authority of the City of Brooklyn
Ce nter Minnesota
Lot 2 Block 2 "Kohl's"
Shingle Creek, LLC
1301 Riverplace Blvd #1900
Jacksonville, FL 32207
•
WORLD • RUGS
• SEASONAL
CONCEPTS •
Sellers and Buyer are parties to a Purchase Agreement for the Kohl's parcel and a future
Option Agreement for the EDA parcel. To accomplish proceeding to Closing of the Kohl's
property and the execution of an Option Agreement for the EDA Site, certain changes
need to be made to the existing PUD Agreement governing these sites and the Shingle
Creek Crossing. Once in place and agreed upon, the Buyer can proceed to an application
for a Tax Increment Financing Agreement with the City and then close on the Kohl's site.
Overall Vision and Timeline
The Sites will not need to be subdivided and lot lines can be left as is .
The Buyer's initial plan is to correct the existing blight of the Kohl's building through
transforming Kohl's into a HOM Furniture store with a 2 level 24,000 square foot
addition . The upper floor of this addition will be additional showroom space for HOM
and the first level will be market rate retail space for rent.
Timing of this Phase will begin after successful PUD, TIF, and ECR
Agreements/ Amendments are in place and other supporting documents have been
executed. Once the Kohl's property is closed and building permits have been obtained,
HOM w ill immediately begin to demo and expand the former Kohl's into a HOM
Showroom and added retail space. HOM has been through this renovation process
numerous times in various cities. Its group of responsive contractors and in house staff
will comp lete the project efficiently.
Additional development will be market driven. Our plan is to develop the non-HOM
balance of the site with aggressive marketing over the next 2 to 4 years by adding
comp l imentary uses to the existing sec Development such as a 48,000-square foot
Medical Office facility and a Retail/Commercial bu i lding of 14,000 square feet on the
EDA Par cel. If market conditions and demand dictate some other allowed uses, we are
nimble and will accomp li sh the ultimate goal of fully developing the site to its densest
and most complimentary use for the area .
Process After Closing
• Demo the inside of the Kohl's building
• Reskin much of the exterior simi l ar to the conceptua l elevation drawings using
updated building materials
• Replace or repair any outdated or inefficient mechanicals
• Build out the interior to HOM specific store standards
• Add a 2 story, 24,000 square foot addition to the NW side of the existing Kohl's
building as shown in the attached elevations and Site Plan; the 2nd floor for
additional HOM Furniture space and the 1st floor as market rate retail space.
• Replace/repair the roof as needed
• Grand Opening
• Lease and build out the new first level retail rental space
Again, HOM is motivated to see the balance of the site developed as soon as is practical.
It will enhance our sales with more activity and contribute to the overall success of
Shingle Creek Crossing which makes us all win.
HOM and its affiliated entities are excited to accomplish this vision. We have developed
or redeveloped over 2.5M square feet of real estate and currently own or manage over
3 million square feet which is 99% occupied. Our in-house property management team
makes sure things look sharp and function well.
Amendments Required
• Materials per the concept plans and amended in the PUD Agreement as follows
per ATIACHMENT 17:
o BUILDING MATERIALS
... Existing Kohl's building to have south, east and west faces with 50%
Class I materials and 50% Class II, materials, with north side with 25% Class
I and 75% Class II materials ...
o Class I materials (for all buildings) shall include brick or acceptable brick-
type material; marble, granite, other natural stone or acceptable natural
looking stone; textured cement stucco; copper; porcelain; glass;
architectural textured concrete pre -cast panels; architectural metal
panels, architectural fiber cement panels, and other materials including
masonry units with enhanced detailing such as patterns, textures, color,
dimension, banding, and brick inlay as approved by the City Planning
Commission and City Council.
o Class II Materials-No Changes
• SCREENING
OMIT" Drive-thru or service lanes shall be screened with berming, landscaping or
fencing"
• Replace Sign Code language in Current PUD with the current C2 District Sign Code
Language
• A dynamic messages sign "OMS," of 350 square feet per side shall be allowed in a
location as per the Site Plan. The beam of light shall not shine directly upon any
part of a residence or into the street per requirements of Section 34 -140.3. A
OMS message must remain constant for at least eight seconds. Height shall be as
allowed per code and easements restrictions, if any.
• Parking shall be the Current Use for Office and Retail of 4.5 spaces per 1,000
squa r e feet of building, EXCEPT that the ratio shall be 1 space per 1,000 square
feet for Furniture related showroom and warehouse. See Site Plan.
• Buyer shall be required to close off the Right In entrance off of Bass Lake Road
during the development of the HOM store.
• The EDA Parcel Agreement between EDA of Brooklyn Center and Shingle Creek,
LLC dated June 28,2011 and Amended thereafter, shall be canceled and
rewritten in favor of the Buyer . Language shall be included to reflect that Buyer
will complete the purchase of the EDA Parcel by December 31, 2021 and
complete the project within 12 months of Closing.
• On the EDA Pylon Lot, PID:0211821240021-Setbacks shall be as if the EDA is one
lot and not 2 lots, i.e. not a separate SCC pylon lot and EDA lot.
• Water detention, if any, shall be supplied off site by the City of Brooklyn Center
or the Brooklyn Center EDA.
• The Prohibited uses found in Section 4.B. shall be modified as follows:
o 4.B.1) Shall not apply to a Medical Office Building with typical tenants that
may do surgeries, Urgent Care and treat patients in their offices.
o 4.B.1} Medical and Dental Laboratories shall be allowed
o 4.B.3) Educational Uses listed in Section 35-322.1.h. shall be allowed
o 4.8.6} Drop in child care centers listed in 35-322.1.k. shall be allowed
o 4.B.7} Gasoline Service Stations shall be allowed
o 4.B.11) Animal Hospitals shall be allowed
o 4.B.15} Group day care facilities shall be allowed
• Any other Documents that need to be perfected or added to accomplish the
development of the Site per these plans.
Required Application Submissions
• Kim ley-Horn has assembled the following required items to complete this
Application and are attached:
o Street and utility locations and sizes . A drainage plan. A grading plan. A
landscape plan. A lighting plan. A site plan showing the location of all
structures and parking areas.
• Arch net Architects and the Buyer have assembled and included the remaining
required items:
o Application and Fee ($1,450). A plan for timing and phasing of the
development. Covenants or other restrictions proposed for the regulation
of the development. And building renderings or elevation drawings of all
sides of all buildings to be constructed in at least the first phase of
development.
Conclusion
These changes to the current PUDwill allow HOM to develop the site to its highest and
best use for the Citizens and City of Brooklyn Center, surrounding areas, and Shingle
Creek Crossing.
Thank you for your consideration of our Application.
Sincerely,
Wayne Johansen
Chairman
HOM Furniture
cell 612.325.0205
PYLON SIGN
EXISTING FILTRATION
AREA (TYP.)
EXISTING
APPLEBEE’S
SHINGLE CREEK CROSSING
BROOKLYN CENTER, MN
MASTER PLAN
DECEMBER 2016
EXISTING SHINGLE
CREEK BOX CULVERT
TRAIL CONNECTION
TO EXISTING BRIDGE
PYLON SIGN
FREEWAY PYLON SIGN
FREEWAY PYLON SIGN
MONUMENT SIGN
MONUMENT SIGN
101 South Main Street
Dickson, Tennessee 37055
Tel: 615-446-7104
Fax: 615-446-7105
PYLON SIGN
DIRECTIONAL
SIGN
NO
R
T
H
W
A
Y
D
R
I
V
E
SH
I
N
G
L
E
C
R
E
E
K
P
K
W
Y
.
MONUMENT SIGN
0 60 120 240 FT n
CC
CC
C
C
C
C
C
C
C
C
C
C
C
C
K
EXISTING
STORMWATER
STO
R
M
W
A
T
E
R
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
D
B
T
R
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
EXISTING SEARS
(NOT IN
CONTRACT)
PROPERTY
LINE
PROPOSED
TRAIL
METRO TRANSIT STATION
EXISTING FULL
ACCESS TRAFFIC
SIGNAL
EX
I
S
T
I
N
G
P
R
I
V
A
T
E
10'
D
R
A
I
N
A
G
E
&
UTIL
I
T
Y
E
A
S
E
M
E
N
T
40'
B
U
I
L
D
I
N
G
S
E
T
B
A
C
K
SHINGLE CREEK
DAYLIGHTING
(EXISTING)
57' DRAINAGE
& UTILITY
EASEMENT
30' D & U
EASEMENT
30' D & U
EASEMENT
20' BUILDING
SETBACK
10' D & U EASEMENT
TRAIL EASEMENT
(WIDTH VARIES)
TRA
I
L
E
A
S
E
M
E
N
T
(WI
D
T
H
V
A
R
I
E
S
)
45' NSP
EASEMENT
EXISTING FULL
ACCESS
TRAFFIC SIGNAL
EXISTING
TRAFFIC
SIGNAL
OUTLOT A
EXISTING SIDEWALK EXISTING SIDEWALK EXISTING SIDEWALK
EX
I
S
T
I
N
G
S
I
D
E
W
A
L
K
20' D & U EASEMENT
PROPE
R
T
Y
L
I
N
E
(
T
Y
P
.
)
35' BUILDING
SETBACK
10' D & U
EASEMENT
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
X
E
R
X
E
S
A
V
E
N
O
R
T
H
COUNTY RD NO 10 / BASS LAKE RD
20' BUILDING SETBACK
10' D
&
U
E
A
S
E
M
E
N
T
DRIVE-THRU
DRAINAGE &
UTILITY EASEMENT
(WIDTH VARIES)
PUD
BOUNDARY
(TYP.)
15' BUILDING
SETBACK
3
4
'
D
&
U
E
A
S
E
M
E
N
T
M MMM
M
M
P
FP
FP
NEW
S
E
A
R
S
ENTR
A
N
C
E
10' D & U
EASEMENT
BO
X
C
U
L
V
E
R
T
S
EXISTING
FULL
ACCESS
EXISTING
35' D & U
EASEMENT
PHASE I
IMPROVEMENTS
(TYP.)
DRIVE-THRU
EXISTING
APPLEBEES
M
BUILDING
5
BUILDING
4
BUILDING
3
BUILDING
2
BUILDING
1
BUILDING
6
BUILDING
9
BUILDING
10
BUILDING
7
BUILDING
8
20' D&U
EASEMENT
PUD
BOUNDARY
(TYP.)
LOT 1,
BLOCK 1
LOT 10,
BLOCK 1
LOT 1,
BLOCK 1
LOT 14,
BLOCK 1
LOT 15,
BLOCK 1
LOT 2,
BLOCK 2
LOT 1,
BLOCK 1
LOT 2,
BLOCK 1
LOT 5,
BLOCK 1
LOT 4,
BLOCK 1
LOT 3,
BLOCK 1
LOT 2,
BLOCK 1
LOT 1,
BLOCK 1
LOT 2,
BLOCK 1LOT 3,
BLOCK 1
LOT 4,
BLOCK 1
LOT 5,
BLOCK 1
LOT 6,
BLOCK 1 LOT 1,
BLOCK 2
LOT 3,
BLOCK 2
LOT 2,
BLOCK 2
LOT 1,
BLOCK 2
P
XE
R
X
E
S
A
V
E
N
O
R
T
H
P
CLOSE FREE
RIGHT
20' D&U
EASEMENT
20' WATERMAIN
AND SANITARY
SEWER
EASEMENT
DRIVE-THRU
LANE
P
BUILDING DESIGNATION SCC ADDITION NO.LOT AREA BUILDING PARKING PROVIDED RATIO
EXISTING WALMART 1 LOT 1, BLOCK 1 18.05 ACRES 181,943 SQ. FT.889 SPACES 4.89
EXISTING KOHL'S (Y)1 LOT 2, BLOCK 2 6.83 ACRES 75,000 SQ. FT.447 SPACES 5.96
EXISTING APPLEBEES 1 LOT 4, BLOCK 1 0.87 ACRES 4,869 SQ. FT.53 SPACES 10.89
1,2,3,4,5 5 LOT 1, BLOCK 1 7.63 ACRES 79,508 SQ. FT.381 SPACES 4.79
10 5 LOT 2, BLOCK 1 0.93 ACRES 6,000 SQ. FT.33 SPACES 5.50
9 5 LOT 5, BLOCK 1 1.42 ACRES 13,332 SQ. FT.61 SPACES 4.58
6,7,8 5 LOT 6, BLOCK 1 2.07 ACRES 12,141 SQ. FT.60 SPACES 4.94
A 4 LOT 1, BLOCK 1 0.70 ACRES 7,322 SQ. FT.36 SPACES 4.92
B 4 LOT 2, BLOCK 1 1.45 ACRES 6,673 SQ. FT.32 SPACES 4.80
C 3 LOT 4, BLOCK 1 0.85 ACRES 2,488 SQ. FT.27 SPACES 10.85
D 2 LOT 1, BLOCK 1 0.98 ACRES 11,200 SQ. FT.50 SPACES 4.46
E 2 LOT 2, BLOCK 1 0.92 ACRES 4,800 SQ. FT.48 SPACES 10.00
F 1 LOT 1, BLOCK 2 1.19 ACRES 14,000 SQ. FT.63 SPACES 4.50
G 1 LOT 11, BLOCK 1 1.44 ACRES 8,420 SQ. FT.56 SPACES 6.65
H 3 LOT 5, BLOCK 1 1.25 ACRES 11,200 SQ. FT.55 SPACES 4.91
J 3 LOT 3, BLOCK 1 3.09 ACRES 38,000 SQ. FT.187 SPACES 4.92
K 1 LOT 10, BLOCK 1 1.19 ACRES 9,500 SQ. FT.45 SPACES 4.74
L 1 LOT 14, BLOCK 1 1.19 ACRES 11,200 SQ. FT.59 SPACES 5.27
M 1 LOT 15, BLOCK 1 1.16 ACRES 7,500 SQ. FT.80 SPACES 10.67
N 2 LOT 1, BLOCK 2 2.93 ACRES 20,500 SQ. FT.93 SPACES 4.54
O 2 LOT 2, BLOCK 2 0.75 ACRES 7,500 SQ. FT.41 SPACES 5.47
Q 2 LOT 3, BLOCK 2 1.90 ACRES 6,000 SQ. FT.66 SPACES 11.00
R 5 LOT 4, BLOCK 1 1.03 ACRES 5,400 SQ. FT.56 SPACES 10.37
S 2 LOT 1, BLOCK 2 -7,400 SQ. FT.34 SPACES 4.59
T 5 LOT 3, BLOCK 1 1.54 ACRES 5,500 SQ. FT.55 SPACES 10.00
X 1 LOT 2, BLOCK 2 -48,000 SQ. FT.**
Y 1 LOT 2, BLOCK 2 6.82 ACRES 96,922 SQ. FT.361 SPACES 3.72
TOTAL 68.18 ACRES 702,318 SQ. FT.3368 SPACES 6.52
OVERALL SITE DATA TABLE
* PARKING TO BE SHARED BETWEEN BUILDINGS X AND Y
SYMBOL LEGEND:
SIGN LEGEND:
BUILDING DESIGNATION AREA (SQFT)REQUIRED PARKING PARKING RATIO
EXISTING BUILDING 72,300 73 STALLS 1 STALL/ 1000 SF
HOM EXPANSION 12,817 13 STALLS 1 STALL/ 1000 SF
NEW RETAIL 11,805 53 STALLS 4.5 STALL/ 1000 SF
BUILDING Y PARKING BREAKDOWN
SITE DATA TABLE
NORTH
SCALE FEET
0 100 200
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
SI
T
E
P
L
A
N
E
X
H
I
B
I
T
SH
E
E
T
1
O
F
1
2
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
01
SYMBOL LEGEND:
FP
P
M
12
/
1
2
/
2
0
1
6
PUD
B
O
U
N
D
A
R
Y
EXIS
T
I
N
G
S
E
A
R
S
EXIS
T
I
N
G
WALM
A
R
T
EXISTING
APPLEBEES
COUNTY RD NO 10 BASS LAKE ROAD
SH
I
N
G
L
E
C
R
K
P
K
W
Y
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
NO
R
T
H
W
A
Y
COUNTY RD NO 10 BASS LAKE ROAD
XE
R
X
E
S
A
V
E
N
O
R
T
H
COUNTY RD
N
O
1
0
B
A
S
S
L
A
K
E
R
O
A
D
K
EXISTING
STORMWATER
STO
R
M
W
A
T
E
R
H
M
O
S
L
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
G
J
C
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
BUILD
I
N
G
2
BUILD
I
N
G
3
F
X
Y
14,000sf
48,000sf
96,922sf
SEARS PROPERTY:
NOT A PART OF THIS
PROJECT
PUD BOUNDARY
PHASING HATCH LEGEND:
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
P
U
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
PH
A
S
I
N
G
E
X
H
I
B
I
T
SH
E
E
T
2
O
F
1
2
02
12
/
1
2
/
2
0
1
6
FFE: 850.75
FFE: 853.00
FFE: 853.00
FFE: 853.00
FFE: 853.00
FFE: 852.67
FFE: 852.60
FFE: 851.00
FFE: 853.00
FFE: 853.00
FFE: 853.00
FFE: 853.00
FFE: 855.50
FFE: 849.90
FFE: 850.50
FFE: 846.75
FFE: 847.75
FFE: 847.50FFE: 850.25
FFE: 853.00
FFE: 851.00
FFE: 853.00
K
EXISTING
STORMWATER
STO
R
M
W
A
T
E
R
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
BUILD
I
N
G
2
BUILD
I
N
G
3
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
EX
I
S
T
I
N
G
G
R
A
D
I
N
G
E
X
H
I
B
I
T
SH
E
E
T
3
O
F
1
2
03
LEGEND
12
/
1
2
/
2
0
1
6
FFE: 850.50
FFE: 846.75
FFE: 847.75
FFE: 847.50FFE: 850.25
K
EXISTING
STORMWATER
STO
R
M
W
A
T
E
R
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
BUILD
I
N
G
2
BUILD
I
N
G
3
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
PR
O
P
O
S
E
D
G
R
A
D
I
N
G
E
X
H
I
B
I
T
SH
E
E
T
4
O
F
1
2
04
LEGEND
12
/
1
2
/
2
0
1
6
K
EXISTING
STORMWATER
STO
R
M
W
A
T
E
R
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
R
BUILD
I
N
G
2
BUILD
I
N
G
3
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
TRACT AREA BUILDING PARKING
MAJOR ANCHOR 1 16.36 ACRE 152,036 SQ. FT.761 SPACES
TRACT 1 (GROSS LEASABLE)12.19 ACRE 123,242 SQ. FT.475 SPACES
TRACT 2 0.89 ACRE 3,530 SQ. FT.48 SPACES
TRACT 3 1.48 ACRE 15,353 SQ. FT.77 SPACES
TRACT 4 4.33 ACRE 45,021 SQ. FT.237 SPACES
TRACT 5 1.17 ACRE 13,770 SQ. FT.74 SPACES
TRACT 6 1.56 ACRE 7,700 SQ. FT.72 SPACES
TRACT 7 (STORMWATER)0.60 ACRE
TRACT 8 (STORMWATER)0.31 ACRE
TRACT 9 1.27 ACRE 5,813 SQ. FT.67 SPACES
TRACT 10 1.42 ACRE 7,555 SQ. FT.70 SPACES
TRACT 11 (STORMWATER)1.26 ACRE
TRACT 12 1.32 ACRE 8,533 SQ. FT.53 SPACES
TRACT 13 1.11 ACRE 9,018 SQ. FT.46 SPACES
TRACT 14 0.69 ACRE 7,605 SQ. FT.37 SPACES
TRACT 15 6.10 ACRE 57,671 SQ. FT.262 SPACES
TRACT 16 5.45 ACRE 36,532 SQ. FT.154 SPACES
TRACT 17 (HWY EASEMENT)1.13 ACRE
APPLEBEE'S 1.47 ACRE 4,869 SQ. FT.107 SPACES
KOHLS 6.99 ACRE 75,000 SQ. FT.454 SPACES
*CITY OWNED (BUILDING E)1.06 ACRE 5,933 SQ. FT.65 SPACES
TRACT 18 (STORMWATER)0.49 ACRE
TOTAL 68.65 ACRE 579,181 SQ. FT.3,059 SPACES
SITE DATA TABLE
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
COUNTY ROAD NO. 10
E36"
E12"
E24"
E24"
E12"
E10"
E12"
E24"
E24"
E12"
E24"
PR
I
V
A
T
E
D
U
A
L
EX
I
S
T
I
N
G
E21"
E42"E51"E42"
E24"
E12"
DAY-LIGHTED
SHINGLE CREEK
TO
E
X
I
S
T
I
N
G
REG
I
O
N
A
L
P
O
N
D
S
E18"
E42"
E24"
E15"
E15"E2
4
"
E
2
4
"
E24"
E23"x
3
6
"
E15"E24"
E24"
E48"
E48"
E48"
E23"X36"E30"
E
1
2
"
2x
1
5
"
E15"
E15"E48"
E12"
E18"
E48"
E15"
E15"E36"
E36"
CULVERT
E15"
E15"
E18"
E15"
E18"
E18"
2'x4' BOX
CULVERT
EXISTING
STORMCEPTOR
EXISTING
STORMCEPTOR
EXISTING
STORMCEPTOR
EXISTING
STORMCEPTOR
18"
E15"
E48"
E18"
E24"
E18"
12
'
x
1
2
'
BO
X
C
U
L
V
E
R
T
E15"
E36"
E24"
E15"
E48"
E48
"
E48"
E15
"
E24"
E42"
E15"
E36"
E48"
E15"
E24"
15"
E36
"
E42"
E15"
E15"
E18"
E30"
E15"
E42"
E42"
E42"E18"
E42"
24"
E18"
E18"
E15"
E18"
E18"
E18"
E10"
E10"
E10"
E10"
E18"
E18"
E18"
E8"
E15X24"
E12"
E15"
E15"E15"
E18"
E15"
E12"
E12"
E12"
E12"15"
15"
15"
12"
15"
12"
12"
12"
12"
12"
12"
EXISTING PRIVATE STORM SEWER
PROPOSED PRIVATE STORM SEWER
EXISTING X-INCH STORM SEWER
PROPOSED X-INCH STORM SEWER
PROPERTY LINE
WATER FEATURE/STORMWATER
TREATMENT AREA
EX"
X"
PU
D
A
M
E
N
D
E
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
ST
O
R
M
S
E
W
E
R
E
X
H
I
B
I
T
SH
E
E
T
5
O
F
1
2
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
05
LEGEND
*ON-SITE STORM SEWER IS PRIVATE UNLESS NOTED OTHERWISE
12
/
1
2
/
2
0
1
6
FH
6"
K
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
R
BUILD
I
N
G
2
BUILD
I
N
G
3
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
TRACT AREA BUILDING PARKING
MAJOR ANCHOR 1 16.36 ACRE 152,036 SQ. FT.761 SPACES
TRACT 1 (GROSS LEASABLE)12.19 ACRE 123,242 SQ. FT.475 SPACES
TRACT 2 0.89 ACRE 3,530 SQ. FT.48 SPACES
TRACT 3 1.48 ACRE 15,353 SQ. FT.77 SPACES
TRACT 4 4.33 ACRE 45,021 SQ. FT.237 SPACES
TRACT 5 1.17 ACRE 13,770 SQ. FT.74 SPACES
TRACT 6 1.56 ACRE 7,700 SQ. FT.72 SPACES
TRACT 7 (STORMWATER)0.60 ACRE
TRACT 8 (STORMWATER)0.31 ACRE
TRACT 9 1.27 ACRE 5,813 SQ. FT.67 SPACES
TRACT 10 1.42 ACRE 7,555 SQ. FT.70 SPACES
TRACT 11 (STORMWATER)1.26 ACRE
TRACT 12 1.32 ACRE 8,533 SQ. FT.53 SPACES
TRACT 13 1.11 ACRE 9,018 SQ. FT.46 SPACES
TRACT 14 0.69 ACRE 7,605 SQ. FT.37 SPACES
TRACT 15 6.10 ACRE 57,671 SQ. FT.262 SPACES
TRACT 16 5.45 ACRE 36,532 SQ. FT.154 SPACES
TRACT 17 (HWY EASEMENT)1.13 ACRE
APPLEBEE'S 1.47 ACRE 4,869 SQ. FT.107 SPACES
KOHLS 6.99 ACRE 75,000 SQ. FT.454 SPACES
*CITY OWNED (BUILDING E)1.06 ACRE 5,933 SQ. FT.65 SPACES
TRACT 18 (STORMWATER)0.49 ACRE
TOTAL 68.65 ACRE 579,181 SQ. FT.3,059 SPACES
COUNTY ROAD NO. 10 / BASS LAKE ROAD
SITE DATA TABLE
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
E3" DOMESTIC
E8" FIRE
E1
0
"
E12"
E10"
EXISTING
16" PUBLIC
WATERMAIN
E10"
E10"
6"
8"E6"
E10"
E10"
E10"
E10"
E12"
E6"
E8"
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
EFH
EFH
EFH
EFH
EFH
EFH
EFH
EFH
EFH
EFH
EFH
EFHE6"
E10"
E10"
E10"
E10"
E6"E8"
E
8
"
EFH
EFH
E6"
E6"E6"
E6"
E6"
E6"
E6"
E6"
PUD BOUNDARY
E6"
6"
EXISTING PUBLIC WATERMAIN
E6"
PUD BOUNDARY
EXIS
T
I
N
G
S
E
A
R
S
EXISTING
APPLEBEES
6"
E8"
E8"
FH
E6"
EFH
E6"
E6"E8"
EFH
E6"
E10"
E10"
E10"
E6"
E6"
E8"
EFH
E6"
E8"
E8"
E8"
E6"
6"
6"
FH
8"
LEGEND
EX"
X"
EFH
FH
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
06
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
WA
T
E
R
U
T
I
L
I
T
Y
E
X
H
I
B
I
T
SH
E
E
T
6
O
F
1
2
*ALL WATER LINE AND STRUCTURES ARE PRIVATE UNLESS NOTED OTHERWISE
12
/
1
2
/
2
0
1
6
E8"
E8"
4" P
R
I
V
A
T
E
FOR
C
E
M
A
I
N
K
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
BUILD
I
N
G
2
BUILD
I
N
G
3
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
TRACT AREA BUILDING PARKING
MAJOR ANCHOR 1 16.36 ACRE 152,036 SQ. FT.761 SPACES
TRACT 1 (GROSS LEASABLE)12.19 ACRE 123,242 SQ. FT.475 SPACES
TRACT 2 0.89 ACRE 3,530 SQ. FT.48 SPACES
TRACT 3 1.48 ACRE 15,353 SQ. FT.77 SPACES
TRACT 4 4.33 ACRE 45,021 SQ. FT.237 SPACES
TRACT 5 1.17 ACRE 13,770 SQ. FT.74 SPACES
TRACT 6 1.56 ACRE 7,700 SQ. FT.72 SPACES
TRACT 7 (STORMWATER)0.60 ACRE
TRACT 8 (STORMWATER)0.31 ACRE
TRACT 9 1.27 ACRE 5,813 SQ. FT.67 SPACES
TRACT 10 1.42 ACRE 7,555 SQ. FT.70 SPACES
TRACT 11 (STORMWATER)1.26 ACRE
TRACT 12 1.32 ACRE 8,533 SQ. FT.53 SPACES
TRACT 13 1.11 ACRE 9,018 SQ. FT.46 SPACES
TRACT 14 0.69 ACRE 7,605 SQ. FT.37 SPACES
TRACT 15 6.10 ACRE 57,671 SQ. FT.262 SPACES
TRACT 16 5.45 ACRE 36,532 SQ. FT.154 SPACES
TRACT 17 (HWY EASEMENT)1.13 ACRE
APPLEBEE'S 1.47 ACRE 4,869 SQ. FT.107 SPACES
KOHLS 6.99 ACRE 75,000 SQ. FT.454 SPACES
*CITY OWNED (BUILDING E)1.06 ACRE 5,933 SQ. FT.65 SPACES
TRACT 18 (STORMWATER)0.49 ACRE
COUNTY ROAD NO. 10
SITE DATA TABLE
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
PUD BOUNDARY
EXIS
T
I
N
G
S
E
A
R
S
EXISTING
APPLEBEES
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
E12"
E18"
EXISTING LIFT
STATION
E27"
E
2
7
"
E24"
E
2
7
"
E27
"
E8"
E
8
"
E18"
E6"
E8"
E6"
6"
30' D & U
EASEMENT
20' D & U
EASEMENT
E6"
PRIVATE
LIFT STATION
P
U
B
L
I
C
S
E
W
E
R
PUB
L
I
C
S
E
W
E
R
P
U
B
L
I
C
S
E
W
E
R
PU
B
L
I
C
S
E
W
E
R
E8
"
E8"
E8
"E6"E6"
E8"
4" FORCEMAIN
35' D & U
EASEMENT
E8"
E8"
E8"
PUBLIC
P
U
B
L
I
C
PUBLIC
PUBLIC
E6"
6"
6"6"
6"
E6"
E6"E6"
E8"
E8"
6"
E8
"
E8"
LEGEND
EX"
X"
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
07
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
SA
N
I
T
A
R
Y
S
E
W
E
R
E
X
H
I
B
I
T
SH
E
E
T
7
O
F
1
2
*ALL SANITARY SEWER AND STRUCTURES ARE PRIVATE UNLESS NOTED OTHERWISE
12
/
1
2
/
2
0
1
6
COUNTY RD NO 10 BASS LAKE ROAD
SH
I
N
G
L
E
C
R
K
P
K
W
Y
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
NO
R
T
H
W
A
Y
DR
I
V
E
COUNTY RD NO 10 BASS LAKE ROAD
XE
R
X
E
S
A
V
E
N
O
R
T
H
COUNTY RD
N
O
1
0
B
A
S
S
L
A
K
E
R
O
A
D
K
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
BUILD
I
N
G
2
BUILD
I
N
G
3
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
PUD BOUNDARY
1 FC
3 FC
5 FC (FOOT CANDLES)
LIGHT POLE &
FIXTURES
Luminaire Schedule
Symbol Arrangement Description LLF Lumens/Lamp Arr. Lum. Lumens Arr. Watts
D180 GFR-540-1000-PSMV-F 39' POLE 3' BASE 0.750 120000 173304 2160
ROTATED 2 IN 90 GFR-540-1000-PSMV-F-3HSS 39' POLE 3' BASE 0.750 120000 94478 2160
SINGLE GFR-2-1000-PSMV-F-3HSS 39' POLE 3' BASE 0.750 120000 45676 1080
3 @ 90 DEGREES GFR-540-1000-PSMV-F 39' POLE 3' BASE 0.750 120000 259956 3240
SINGLE GB-5-100-CMH-F 16' POLE 0.790 9000 5766 129
SINGLE GFR-540-1000-PSMV-F 39' POLE 3' BASE 0.750 120000 86652 1080
EXISTING LIGHT
TO REMAIN
EXISTING LIGHT
EXISTING LIGHT
EXISTING LIGHT
EXISTING LIGHT
PROPOSED LIGHT
NORTH
SCALE FEET
0 100 200
PHOTOMETRIC NOTES:
A.CAST IN PLACE CONCRETE BASES WILL BE USED FOR
LIGHT POLE BASE FOUNDATIONS.
POLE BASE DESIGNS SHALL BE PROVIDED AT
ENGINEERING PERMITTING STAGE.
B.REFER TO ARCH. PLANS FOR SITE LIGHTING
ELECTRICAL PLAN.
C.LIGHT FIXTURES SHALL BE METAL HALIDE.
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
LI
G
H
T
I
N
G
E
X
H
I
B
I
T
SH
E
E
T
8
O
F
1
2
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
08
NOTE:
EXISTING LIGHTS REFLECT CONSTRUCTED IMPROVEMENTS AT THE END
OF PHASE I. ALL PHASE II LIGHTS ARE SHOWN PROPOSED.
12
/
1
2
/
2
0
1
6
KV
COUNTY RD NO 10 BASS LAKE ROAD
SH
I
N
G
L
E
C
R
K
P
K
W
Y
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
NO
R
T
H
W
A
Y
DR
I
V
E
COUNTY RD NO 10 BASS LAKE ROAD
XE
R
X
E
S
A
V
E
N
O
R
T
H
CC
CC
C
C
C
C
C
C
C
C
C
C
C
C
COUNTY RD
N
O
1
0
B
A
S
S
L
A
K
E
R
O
A
D
K
EXISTING
STORMWATER
STO
R
M
W
A
T
E
R
H
M
O
S
L
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
G
J
C
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
BUILD
I
N
G
2
BUILD
I
N
G
3
F
X
Y
14,000sf
48,000sf
96,922sf
PUD BOUNDARY (TYP.)
QTY
PRELIMINARY PLANT SCHEDULE
COMMON NAME
-
SIZE
2" CAL.
ROOT
B & B
QUAKING ASPEN
-
-
#20 CONT.
6' HT
SWAMP WHITE OAK
BLACK HILLS SPRUCE
SYMBOL
VIBURNUM
COMMON HACKBERRY
BIRCH (SINGLE STEM & CLUMP)
RED PINE
OVERSTORY
DECIDUOUS
EVERGREEN
B & B
#3 CONT.
ORNAMENTAL
DECIDUOUS
NEW HORIZON ELM
AUTUMN BLAZE MAPLE
IVORY SILK LILAC
CRABAPPLE
2.5" CAL.B & B
2.5" CAL.B & B
2.5" CAL.B & B
#20 CONT.
#20 CONT.
#20 CONT.
6' HT B & B
JUNIPER 6' HT B & B
NO MOW MIX
LEGEND
EXISTING TREES (TO REMAIN)
EXISTING RAIN GARDEN/
STORMWATER AREA
SKYLINE HONEYLOCUST 2.5" CAL.B & B
OVERSTORY TREES
PLANT SCHEDULE
BOTANICAL NAMECOMMON NAMEQTY.SYM.
SWAMP WHITE OAKSWO5
COMMON HACKBERRYCHB2
AUSTRIAN PINE PINUS NIGRAAUP7
BLACK HILLS SPRUCEBHS12
SKYLINE HONEYLOCUST GLEDITSIA TRIACANTHOS VAR. INERMIS 'SKYCOLE'SHL 23
AUTUMN BLAZE MAPLE ACER X FREEMANII 'AUTUMN BLAZE'ABM 7
EVERGREEN
ORNAMENTAL/SMALL TREES
PICEA GLAUCA DENSATA
CELTIS OCCIDENTALIS
QUERCUS BICOLOR
ACCOLADE ELM ULMUS JAPONICA X WILSONIANA 'MORTON'ACC 20
RBC 6
RIVER BIRCHRVB3 BETULA NIGRA
RIVER BIRCH (CLUMP)BETULA NIGRA
PFC 18 PRAIRIE FIRE CRAB MALUS 'PRAIRIE FIRE'
SDC -SNOWDRIFT CRAB MALUS 'SNOWDRIFT'
SSC 4 SPRING SNOW CRABAPPLE MALUS 'SPRING SNOW'
SHRUBS/PERENNIALS
EVERGREEN
QTY
PRELIMINARY PLANT SCHEDULE
COMMON NAME
39
SIZE
2.5" CAL.
ROOT
B & B
QUAKING ASPEN
-
-
#20 CONT.
6' HT
SWAMP WHITE OAK
BLACK HILLS SPRUCE
SYMBOL
VIBURNUM
COMMON HACKBERRY
BIRCH (SINGLE STEM & CLUMP)
RED PINE
OVERSTORY
DECIDUOUS
EVERGREEN
B & B
#5 CONT.
ORNAMENTAL
DECIDUOUS
PATRIOT ELM
IVORY SILK LILAC
CRABAPPLE
2.5" CAL.B & B
2" CAL.B & B
2.5" CAL.B & B
#20 CONT.
#20 CONT.
#20 CONT.
6' HT B & B
JUNIPER 6' HT B & B
LEGEND
EXISTING TREES (TO REMAIN)
AUTUMN BLAZE MAPLE
3" CAL.B & BKENTUCKY COFFEETREE
SYMBOL
OVERSTORY
DECIDUOUS
EVERGREEN
ORNAMENTAL
DECIDUOUS
KVEVERGREEN
QTY
PRELIMINARY PLANT SCHEDULE
COMMON NAME
39
SIZE
2.5" CAL.
ROOT
B & B
QUAKING ASPEN
-
-
6,600
SF
#20 CONT.
6' HT
SWAMP WHITE OAK
BLACK HILLS SPRUCE
SYMBOL
VIBURNUM
COMMON HACKBERRY
BIRCH (SINGLE STEM & CLUMP)
RED PINE
HYDRANGEA
OVERSTORY
DECIDUOUS
EVERGREEN
SHRUB/ PERENNIAL
MASSING
B & B
DOGWOOD
#5 CONT.
#1 CONT.
LITTLE BLUESTEM
ORNAMENTAL
DECIDUOUS
PATRIOT ELM
KARL FOERSTER
DAYLILY
IVORY SILK LILAC
CRABAPPLE
JUNIPER
SPIREA
2.5" CAL.B & B
2" CAL.B & B
2.5" CAL.B & B
#20 CONT.
#20 CONT.
#20 CONT.
6' HT B & B
#5 CONT.
#5 CONT.
#5 CONT.
#5 CONT.
#2 CONT.
#2 CONT.
JUNIPER 6' HT B & B
AUTUMN BLAZE MAPLE
3" CAL.B & BKENTUCKY COFFEETREE
ROSE #3 CONT.
GARDEN PHLOX #1 CONT.
KOBOLD LIATRIS #1 CONT.
LEGEND
EXISTING TREES (TO REMAIN)
EXISTING RAIN GARDEN/
STORMWATER AREA
NORTH
SCALE FEET
0 100 200
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
LA
N
D
S
C
A
P
E
E
X
H
I
B
I
T
SH
E
E
T
9
O
F
1
2
09
NOTE:
EXISTING TREES REFLECT CONSTRUCTED IMPROVEMENTS AT THE END
OF PHASE I. ALL PHASE II TREES ARE SHOWN PROPOSED.
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
12
/
1
2
/
2
0
1
6
K
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
B
U
I
L
D
I
N
G
9
D
B
T
B
U
I
L
D
I
N
G
1
0
R
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
CC
CC
C
C
C
C
C
C
C
C
C
C
C
C
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
10.1
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
CI
R
C
U
L
A
T
I
O
N
E
X
H
I
B
I
T
-
G
A
R
B
A
G
E
SH
E
E
T
1
0
O
F
1
2
12
/
1
2
/
2
0
1
6
K
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
EXISTING
APPLEBEE'S
6,000sf
Q
EXISTING
SIGNAL EXISTING
SIGNAL
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
B
U
I
L
D
I
N
G
9
D
B
T
B
U
I
L
D
I
N
G
1
0
R
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
CC
CC
C
C
C
C
C
C
C
C
C
C
C
C
HATCH LEGEND:
NORTH
SCALE FEET
0 100 200
SH
I
N
G
L
E
C
R
E
E
K
C
R
O
S
S
I
N
G
BR
O
O
K
L
Y
N
C
E
N
T
E
R
,
M
N
10.2
PU
D
A
M
E
N
D
M
E
N
T
8
CO
N
C
E
P
T
U
A
L
P
L
A
N
S
CI
R
C
U
L
A
T
I
O
N
E
X
H
I
B
I
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-
D
E
L
I
V
E
R
Y
SH
E
E
T
1
1
O
F
1
2
12
/
1
2
/
2
0
1
6
CC
CC
C
C
C
C
C
C
C
C
C
C
C
C
STA
T
E
H
I
G
H
W
A
Y
N
O
.
1
0
0
COUNTY RD NO 10 / BASS LAKE RD
K
EXISTING
STORMWATER
STO
R
M
W
A
T
E
R
H
9,500sf
11,200sf
7,500sf
M
20,500 sf
7,500sf
O
7,400sf
S
L
11,200
SMALL
RETAIL
SMALL
RETAIL
6,000sf
Q
N
A
E
4,800sf
G
8,434sf
38,000sf
J
C 11,200sf
7,322sf
BUILD
I
N
G
1
BUILDING 6
BUILDING 7
BUILDING 8
B
U
I
L
D
I
N
G
9
D
B
T
BUILD
I
N
G
4
BUILD
I
N
G
5
B
U
I
L
D
I
N
G
1
0
R
BUILD
I
N
G
2
BUILD
I
N
G
3
6,673sf
F
X
Y
14,000sf
48,000sf
96,922sf
ENLARGED BUILDING X
- NEW USE (OFFICE/
MEDICAL CENTER)
BUILDING EXPANSION
MODIFIED SITE
LAYOUT.
REDUCED
SETBACK.
INTERNAL
EXPANSION
NEW PYLON
SIGN
DRIVE-THRU
LANE
NEW PYLON
SIGN
BUILDING DESIGNATION SCC ADDITION NO.LOT AREA BUILDING PARKING PROVIDED RATIO
EXISTING WALMART 1 LOT 1, BLOCK 1 18.05 ACRES 181,943 SQ. FT.889 SPACES 4.89
EXISTING KOHL'S (Y)1 LOT 2, BLOCK 2 6.83 ACRES 75,000 SQ. FT.447 SPACES 5.96
EXISTING APPLEBEES 1 LOT 4, BLOCK 1 0.87 ACRES 4,869 SQ. FT.53 SPACES 10.89
1,2,3,4,5 5 LOT 1, BLOCK 1 7.63 ACRES 79,508 SQ. FT.381 SPACES 4.79
10 5 LOT 2, BLOCK 1 0.93 ACRES 6,000 SQ. FT.33 SPACES 5.50
9 5 LOT 5, BLOCK 1 1.42 ACRES 13,332 SQ. FT.61 SPACES 4.58
6,7,8 5 LOT 6, BLOCK 1 2.07 ACRES 12,141 SQ. FT.60 SPACES 4.94
A 4 LOT 1, BLOCK 1 0.70 ACRES 7,322 SQ. FT.36 SPACES 4.92
B 4 LOT 2, BLOCK 1 1.45 ACRES 6,673 SQ. FT.32 SPACES 4.80
C 3 LOT 4, BLOCK 1 0.85 ACRES 2,488 SQ. FT.27 SPACES 10.85
D 2 LOT 1, BLOCK 1 0.98 ACRES 11,200 SQ. FT.50 SPACES 4.46
E 2 LOT 2, BLOCK 1 0.92 ACRES 4,800 SQ. FT.48 SPACES 10.00
F 1 LOT 1, BLOCK 2 1.19 ACRES 14,000 SQ. FT.63 SPACES 4.50
G 1 LOT 11, BLOCK 1 1.44 ACRES 8,420 SQ. FT.56 SPACES 6.65
H 3 LOT 5, BLOCK 1 1.25 ACRES 11,200 SQ. FT.55 SPACES 4.91
J 3 LOT 3, BLOCK 1 3.09 ACRES 38,000 SQ. FT.187 SPACES 4.92
K 1 LOT 10, BLOCK 1 1.19 ACRES 9,500 SQ. FT.45 SPACES 4.74
L 1 LOT 14, BLOCK 1 1.19 ACRES 11,200 SQ. FT.59 SPACES 5.27
M 1 LOT 15, BLOCK 1 1.16 ACRES 7,500 SQ. FT.80 SPACES 10.67
N 2 LOT 1, BLOCK 2 2.93 ACRES 20,500 SQ. FT.93 SPACES 4.54
O 2 LOT 2, BLOCK 2 0.75 ACRES 7,500 SQ. FT.41 SPACES 5.47
Q 2 LOT 3, BLOCK 2 1.90 ACRES 6,000 SQ. FT.66 SPACES 11.00
R 5 LOT 4, BLOCK 1 1.03 ACRES 5,400 SQ. FT.56 SPACES 10.37
S 2 LOT 1, BLOCK 2 -7,400 SQ. FT.34 SPACES 4.59
T 5 LOT 3, BLOCK 1 1.54 ACRES 5,500 SQ. FT.55 SPACES 10.00
X 1 LOT 2, BLOCK 2 -48,000 SQ. FT.**
Y 1 LOT 2, BLOCK 2 6.82 ACRES 96,922 SQ. FT.361 SPACES 3.72
TOTAL 68.18 ACRES 702,318 SQ. FT.3368 SPACES 6.52
OVERALL SITE DATA TABLE
* PARKING TO BE SHARED BETWEEN BUILDINGS X AND Y
SIGN LEGEND:
NORTH
SCALE FEET
0 100 200
PU
D
A
M
E
N
D
M
E
N
T
8
CO
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BR
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R
,
M
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11
SYMBOL LEGEND:
12
/
1
2
/
2
0
1
6
HO
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F
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I
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BR
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,
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PAGE 1 12-13-16
SI
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12-13-16 PAGE 2
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PAGE 3 12-13-16
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PAGE 1 12-13-16
1
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8'-0" 2 5 '-8 " WINDOW BOX / LIFESTYLE GRAPHIC / LED PANEL
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PAGE 2
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12-13-16
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PAGE 3
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12-13-16
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PAGE 4
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12-13-16
PR
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VIEW FROM BASS LAKE RD
SITE IMPROVEMENT PLANS
FOR
SHINGLE CREEK CROSSING
LOCATED AT
SECTION 2, TOWNSHIP 118N, RANGE 21W
PARCEL ID# 0211821310062
Sheet Index
6010 COVER SHEET
6020 OVERALL EROSION AND SEDIMENTATION
CONTROL PLAN PHASE 1
6021
6022
EROSION AND SEDIMENTATION
CONTROL DETAILS
1.THE SITEWORK FOR THIS PROJECT SHALL MEET OR EXCEED THE "SITE
SPECIFIC SPECIFICATIONS."
2.ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY
CODES AND/OR UTILITY SERVICE COMPANIES SHALL BE PERFORMED PRIOR
TO CONTRACT COMPLETION AND THE FINAL CONNECTION OF SERVICES.
ALERT TO CONTRACTOR:
PREPARED BY:
VICINITY
N.T.S.NORTH
STORMWATER
FIRE PREVENTION
PLANNING AND ZONING
ENGINEERING
BUILDING DIVISION
ENVIRONMENTAL
HENNEPIN COUNTY
HEALTH DEPT.
PROJECT LOCATION
UTILITY RESPONSIBILITY MATRIX FOR THIS PROJECT
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
·
OWNER/DEVELOPER
WAYNE JOHANSEN
HOM FURNITURE
10301 WOODCREST DR. NW
COON RAPIDS, MN 55433
612-325-0205
CIVIL ENGINEER
BRIAN M. WURDEMAN, P.E.
KIMLEY-HORN AND ASSOCIATES, INC.
2550 UNIVERSITY AVENUE WEST, SUITE 238N
SAINT PAUL, MINNESOTA 55114
(651) 645-4197
FAX (651) 645-5116
LANDSCAPE ARCHITECT
JENNIFER KRANTZ, RLA
KIMLEY-HORN AND ASSOCIATES, INC.
2550 UNIVERSITY AVENUE WEST, SUITE 238N
SAINT PAUL, MINNESOTA 55114
(651) 645-4197
FAX (651) 645-5116
ALL CONTRACTORS MUST CONTACT
GOPHER STATE CALL ONE
MN TOLL FREE 1-800-252-1166
BEFORE CONSTRUCTION BEGINS
TWIN CITY AREA 651-454-0002
SHINGLE CREEK CROSSING
BROOKLYN CENTER, MINNESOTA
ARCHITECT
ARCHNET USA
333 N MAIN STREET, SUITE 201
STILLWATER, MN 55082
651-430-0606
PROJECT TEAM
GEOTECHNICAL ENGINEER
STEVE MARTIN, P.E.
BRAUN INTERTEC CORPORATION
1826 BUERKLE ROAD
SAINT PAUL, MN 55110
(651) 487-3245
FAX (651) 487-1812
ENVIRONMENTAL/
HAZARDOUS MATERIALS
GREGG KRUSE
BRAUN INTERTEC CORPORATION
11001 HAMPSHIRE AVENUE SOUTH
MINNEAPOLIS, MN 55438
(952) 995-2000
FAX (952) 995-2020
6010
C O V E R
S H E E T
HOM FURNITURE- BUILDING Y
6030 DEMOLITION PLAN
6040 SITE PLAN
6041 SITE DETAILS
6042 SITE DETAILS
6050 GRADING AND DRAINAGE PLAN
6060 UTILITY PLAN
EROSION AND SEDIMENTATION
CONTROL DETAILS
S H I N G L E
C R E E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U R N I T U R E
6051 GRADING AND DRAINAGE DETAILS
6070
6100
LIGHTING PLAN
LANDSCAPE PLAN
SITE FEATURES
GOPHER STATE ONE CALL
FLOOD ZONE NOTE:
SITE OPERATOR/GENERAL CONTRACTOR:
DEVELOPER/OWNER:CITY OF BROOKLYN
CENTER:
EROSION DETAILS
COUNTY RD NO 10 BASS LAKE ROADCOUNTYRDNO10BASSLAKEROAD
SS
CE
IPAFR
PS
PS
SITE KEY
N.T.S.
E R O S I O N
A N D
S
E D I M E N T A T I O N
C O N T R O L
P L A N
S H I N G L E
C R E E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U
R N I T U R E
6020
NORTH
SCALE FEET
0 40 80
NORTH
SCALE FEET
0 40 80
DEMOLITION LEGEND
DEMOLITION NOTES:
SITE KEY
N.T.S.
SITE KEY
N.T.S.
COUNTY RD NO 10 BASS LAKE ROAD
D E M O L I T I O N
P L A N
NOTE TO CONTRACTOR:
NO WORK SHALL BE PERFORMED ON THE SEARS
PROPERTY OR THEIR UTILITY SERVICES WITHOUT PRIOR
WRITTEN APPROVAL FROM THE RESPECTIVE PROPERTY
OWNER AND GATLIN DEVELOPMENT COMPANY.
NOTE TO CONTRACTOR:
MAINTAIN TRAFFIC FLOW FROM XERXES TO ADJACENT
PROPERTIES AT ALL TIMES DURING CONSTRUCTION.
CONSTRUCTION PHASE SIGNAGE, BARRICADES, ETC.
SHALL BE UTILIZED PER MNDOT AND CITY
REQUIREMENTS.
NOTE TO CONTRACTOR:
PROTECT EXISTING PLANTINGS, IRRIGATION, SIDEWALK,
AND CITY PROPERTY DURING CONSTRUCTION. ANY
DAMAGE DURING CONSTRUCTION SHALL BE THE
CONTRACTOR'S RESPONSIBILITY TO REPAIR AND/OR
REPLACE.
S H I N G L
E
C R E
E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U R N I T U R E
NORTH
SCALE FEET
0 40 80
NORTH
SCALE FEET
0 40 80
6030
A
SITE LEGEND
C
I
D
F
E
H
G
J
L
W
N
O
P
Q
R
S
T
U
V
K
B
M
X
GOPHER STATE CALL ONE SITE KEY
N.T.S.
STRIPING LEGEND
SYMBOL LEGEND:
#
BUILDING DESIGNATION AREA (SQFT)REQUIRED PARKING PARKING RATIO
EXISTING BUILDING 72,300 73 STALLS 1 STALL/ 1000 SF
HOM EXPANSION 12,817 13 STALLS 1 STALL/ 1000 SF
NEW RETAIL 11,805 53 STALLS 4.5 STALL/ 1000 SF
BUILDING Y PARKING BREAKDOWN
SITE PLAN NOTES
BUILDING DESIGNATION SCC ADDITION NO.LOT AREA BUILDING PARKING PROVIDED RATIO
Y LOT 2, BLOCK 2 6.82 ACRES 96,922 SQ. FT.445 SPACES 4.59
SITE DATA TABLE
COUNTY RD NO 10 BASS LAKE ROADEXISTING PYLON SIGN
NEW PYLON SIGN-
REF, ARCH PLANS
FUTURE RETAIL
LOT 1, BLOCK 2
SHINGLE CREEK CROSSING
LOT 2, BLOCK 2
SHINGLE CREEK CROSSING
CLOSE EXISTING
DRIVEWAY
DRAINAGE & UTILITY
EASEMENT
GAS EASEMENT
ELECTRIC EASEMENT
DRAINAGE & UTILITY
EASEMENT
DRAINAGE & UTILITY
EASEMENT
NSP EASEMENT
WATERMAIN & SANITARY
SEWER EASEMENT
NSP EASEMENT
500sf
0sf
EXISTING BUILDING Y
HOM FURNITURE 72,300
SQ. FT. + NEW 12,817 SQ.
FT. ABOVE RETAIL
TOTAL 85,117 SQ. FT.
FFE: 849.9
PROPOSED
RETAIL WITH
HOM ABOVE
11,805 SQ. FT.
S H I N G L E
C R E E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U R N I T U R E
NORTH
SCALE FEET
0 40 80
S I T E
P L A N
6040
LEGEND
PAVING, GRADING, AND DRAINAGE NOTES:
FOUNDATION SUBSURFACE PREPARATION
GOPHER STATE CALL ONE
EXISTING BUILDING Y
HOM FURNITURE 72,300
SQ. FT. + NEW 12,817 SQ.
FT. ABOVE RETAIL
TOTAL 85,117 SQ. FT.
FFE: 849.9
PROPOSED
RETAIL WITH
HOM ABOVE
11,805 SQ. FT.
COUNTY RD NO 10 BASS LAKE ROAD
S H I N G L E
C R E E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U R N I T U R E
G R A D I N G
A N D
D R A I N A G E
P L A N
6050
NORTH
SCALE FEET
0 40 80
NORTH
SCALE FEET
0 40 80
LEGENDLEGEND
UTILITY NOTES
GOPHER STATE CALL ONE
COUNTY RD NO 10 BASS LAKE ROAD
S H I N G L
E
C R E
E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U R N I T U R E
U T I L I T Y
P L A N
6060
NORTH
SCALE FEET
0 40 80
NORTH
SCALE FEET
0 40 80
SITE KEY
N.T.S.
COUNTY RD NO 10 BASS LAKE ROAD
500sf
0sf
EXISTING BUILDING Y
HOM FURNITURE 72,300
SQ. FT. + NEW 12,817 SQ.
FT. ABOVE RETAIL
TOTAL 85,117 SQ. FT.
FFE: 849.9
PROPOSED
RETAIL WITH
HOM ABOVE
11,805 SQ. FT.
1 FC
3 FC
5 FC (FOOT CANDLES)
LIGHT POLE &
FIXTURES
EXISTING LIGHT TO
REMAIN
PROPOSED LIGHT
SYMBOL DESCRIPTION
LUMINAIRE SCHEDULE
S H I N G L
E
C R E
E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U R N I T U R E
P H O T O M E T R I C
P L A N
NORTH
SCALE FEET
0 40 80
6070
SITE KEY
N.T.S.
ALERT TO CONTRACTOR:
GOPHER STATE CALL ONE
LANDSCAPE PLAN NOTES
IRRIGATION NOTES
QTY
PRELIMINARY PLANT SCHEDULE
COMMON NAME
23
SIZE
2.5" CAL.
ROOT
B & B
QUAKING ASPEN
-
-
4,100
SF
#20 CONT.
6' HT
SWAMP WHITE OAK
BLACK HILLS SPRUCE
SYMBOL
VIBURNUM
COMMON HACKBERRY
BIRCH (SINGLE STEM & CLUMP)
RED PINE
HYDRANGEA
OVERSTORY
DECIDUOUS
EVERGREEN
SHRUB/ PERENNIAL
MASSING
B & B
DOGWOOD
#5 CONT.
#1 CONT.
LITTLE BLUESTEM
ORNAMENTAL
DECIDUOUS
PATRIOT ELM
KARL FOERSTER
DAYLILY
IVORY SILK LILAC
CRABAPPLE
JUNIPER
SPIREA
2.5" CAL.B & B
2" CAL.B & B
2.5" CAL.B & B
#20 CONT.
#20 CONT.
#20 CONT.
6' HT B & B
#5 CONT.
#5 CONT.
#5 CONT.
#5 CONT.
#2 CONT.
#2 CONT.
JUNIPER 6' HT B & B
AUTUMN BLAZE MAPLE
3" CAL.B & BKENTUCKY COFFEETREE
ROSE #3 CONT.
GARDEN PHLOX #1 CONT.
KOBOLD LIATRIS #1 CONT.
LEGEND
EXISTING TREES (TO REMAIN)
500sf
0sf
EXISTING BUILDING Y
HOM FURNITURE 72,300
SQ. FT. + NEW 12,817 SQ.
FT. ABOVE RETAIL
TOTAL 85,117 SQ. FT.
FFE: 849.9
PROPOSED
RETAIL WITH
HOM ABOVE
11,805 SQ. FT.
COUNTY RD NO 10 BASS LAKE ROAD
S H I N G L E
C R E E K
C R O S S I N G
B R O O K L Y N
C E N T E R
H O M
F U R N I T U R E
L A N D S C A P E
P L A N
6100
NORTH
SCALE FEET
0 30 60
18 724
17 5
7
16
14
21
22
23
24
18
19
24
25
9
15
W
A
T
E
R
M
A
I
N
E
A
S
E
M
E
N
T
SE
T
B
A
C
K
L
I
N
E
T
Y
P
.
P O W E R L I N E E A S E M E N T
P
O
W
E
R
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N
E
E
A
S
E
M
E
N
T
BA
S
S
L
A
K
E
R
D
H
Y
1
0
0
H
Y
1
0
0
O N R A M P
S H I N G L E C R E E K P K L W Y
16
10
4
9
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
HO
M
F
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N
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2
S
T
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Y
B
U
I
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D
I
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G
72
,
3
0
0
S
Q
.
F
T
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+
NE
W
1
2
,
8
1
7
S
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.
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T
.
A
B
O
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E
R
E
T
A
I
L
TO
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A
L
8
5
,
1
1
7
S
Q
.
F
T
.
1
P
E
R
1
0
0
0
86
P
A
R
K
I
N
G
S
T
A
L
L
S
P R O P O S E D
M E D I C A L C E N T E R O R O F F I C E
3 S T O R Y B U I L D I N G
4 8 ,0 0 0 S Q . F T .
4 .5 P E R 1 0 0 0
2 1 6 P A R K I N G S T A L L S
E
X
I
S
T
I
N
G
P
A
R
K
I
N
G
T
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M
A
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N
E X I S T I N G P A R K I N G T O R E M A I N
PR
O
P
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S
E
D
RE
T
A
I
L
14
,
0
0
0
S
Q
.
F
T
.
4.
5
P
E
R
1
0
0
0
63
P
A
R
K
I
N
G
S
T
A
L
L
S
15
P
R
O
P
O
S
E
D
R
E
T
A
I
L
W
I
T
H
H
O
M
A
B
O
V
E
H
O
M
F
U
R
N
I
T
U
R
E
1
1
,
8
0
5
S
Q
.
F
T
.
4
.
5
P
E
R
1
0
0
0
5
3
P
A
R
K
I
N
G
S
T
A
L
L
S
4
10
8
9
4
E
X
I
S
T
I
N
G
P
A
R
K
I
N
G
T
O
R
E
M
A
I
N
TR
A
S
H
E
N
C
L
O
S
U
R
E
/
ME
C
H
1
,
0
1
2
S
Q
.
F
T
.
21
LO
T
1
6.
8
2
A
C
R
E
LO
T
2
1.
1
8
A
C
R
E
PARKING TABLE HOM FURNITURE 86 PARKING STALLS PROPOSED RETAIL 53 PARKING STALLS PROPOSED RETAIL 63 PARKING STALLS MEDICAL CENTER OR OFFICE 216 PARKING STALLS TOTAL PARKING STALL REQUIRED 418 PARKING STALLS TOTAL PARKING STALL PROVIDED 418 PARKING STALLS
DR IV E -T H RU L AN E
1
0
7
'
-
8
"
1 3 0 ' - 0 "
1 6 0 ' - 0 "
1
0
0
'
-
0
"
T.
2
5
'
X
1
4
'
D
O
U
B
L
E
S
I
D
E
D
R
E
A
D
E
R
B
O
R
E
D
P
Y
L
O
N
S
I
G
N
EX
I
S
T
I
N
G
P
Y
L
O
N
S
I
G
N
N
E
W
P
Y
L
O
N
S
I
G
N
Project No :I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Sheet Information Drawn By : Checked By : Date : Drawing No :C 2016 ARCHNET, Inc.Registration Information Printed Name -Signature DATE License #Revisions Item DateBROOKLYN, MN P RE LI M I N ARY NOT FOR C ON S T RU CT IO N Sheet Size : 24" x 36" AS1CONCEPT SITE PLAN OPTION 1 16-123 BROOKLYN CENTER SITE 12-13-16 CAL RT Project StatusMinnesota 12-13-16
1
"
=
4
0
'
-
0
"
1
SI
T
E
P
L
A
N
N
18 724
17 5
7
16
14
21
22
BA
S
S
L
A
K
E
R
D
H
Y
1
0
0
H
Y
1
0
0 O N R A M P
S H I N G L E C R E E K P K L W Y
EX
I
S
T
I
N
G
B
U
I
L
D
I
N
G
HO
M
F
U
R
N
I
T
U
R
E
2
S
T
O
R
Y
B
U
I
L
D
I
N
G
72
,
3
0
0
S
Q
.
F
T
.
+
NE
W
1
2
,
8
1
7
S
Q
.
F
T
.
A
B
O
V
E
R
E
T
A
I
L
TO
T
A
L
8
5
,
1
1
7
S
Q
.
F
T
.
1
P
E
R
1
0
0
0
86
P
A
R
K
I
N
G
S
T
A
L
L
S
E
X
I
S
T
I
N
G
P
A
R
K
I
N
G
T
O
R
E
M
A
I
N
E X I S T I N G P A R K I N G T O R E M A I N
15
PR
O
P
O
S
E
D
RE
T
A
I
L
W
I
T
H
H
O
M
A
B
O
V
E
HO
M
F
U
R
N
I
T
U
R
E
11
,
8
0
5
S
Q
.
F
T
.
4.
5
P
E
R
1
0
0
0
53
P
A
R
K
I
N
G
S
T
A
L
L
S
E
X
I
S
T
I
N
G
P
A
R
K
I
N
G
T
O
R
E
M
A
I
N
TR
A
S
H
E
N
C
L
O
S
U
R
E
/
ME
C
H
1
,
0
1
2
S
Q
.
F
T
.
21
D E M O E X I S T I N G C U R B
D E M O E X I S T I N G C U R B
A N D P A R K I N G S T A L L S
D
E
M
O
E
X
I
S
T
I
N G C U R B
N
E
W
C
U
R
B
A
N
D
P
A
R
K I N G S T A L L S
N
E
W
C
U
R
B
N
E
W
C
U
R
B
N
E
W
C
U
R
B
NE
W
C
U
R
B
A
N
D
PA
R
K
I
N
G
S
T
A
L
L
S
DE
M
O
E
X
I
S
T
I
N
G
C
U
R
B
N E W C U R B
N E W C U R B
E X I S T I N G T O R E M A I N
2
5
'
X
1
4
'
D
O
U
B
L
E
S
I
D
E
D
R
E
A
D
E
R
B
O
R
E
D
P
Y
L
O
N
S
I
G
N
Project No :I hereby certify that this plan, specification, or report was prepared by me or under my direct supervision, and that I am a duly Licensed Architect under the laws of the State of Sheet Information Drawn By : Checked By : Date : Drawing No :C 2016 ARCHNET, Inc.Registration Information Printed Name BETH F. DIEM Signature DATE License #Revisions Item DateBROOKLYN, MN P RE LI M I N ARY NOT FOR C ON S T RU CT IO N Sheet Size : 24" x 36" AS1CONCEPT SITE PLAN PHASE 1 16-123 BROOKLYN CENTER SITE 12-13-16 CAL RT Project StatusMinnesota 12-13-16
1
"
=
4
0
'
-
0
"
1
SI
T
E
P
L
A
N
N