HomeMy WebLinkAbout2017 10-26 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
OCTOBER 26, 2017
1. Call to Order: 7:00 PM
2. Roll Call
3. Approval of Agenda
Motion to Approve Planning Commission Meeting Agenda for October 26, 2017
4. Approval of Minutes
Motion to Approve the October 12, 2017, meeting minutes
5. Chairperson's Explanation
The Planning Commission is an advisory body. One of the Commission's functions is to hold
public hearings. In the matters concerned in these hearings, the Commission makes
recommendations to the City Council. The City Council makes all final decisions in these
matters.
6. Planning Items
a) HOM Furniture Inc. / Gatlin Development Company – App. No. 2017-008
Property Address: 2545 County Rd. 10 (former Kohl’s lot)
PUBLIC HEARING
Consideration of revisions to PUD Amendment No. 8 of the 2011 Shingle Creek Crossing
Planned Unit Development to include the storm water management improvements of a
bio-infiltration pond and to provide HOM Furniture, Inc., the flexibility to use alternate
development concepts in the future marketing and development of a future commercial
pad site identified in PUD No.8 for varying building sizes (i.e., commercial retail,
restaurant, and office uses) with the provision that they meet the PUD’s parking
standards.
Requested Planning Commission Action:
• Direct Staff to present updated Planning Report;
• Motion to re-open public hearing; take public input;
• Commission discussion of requested item with City Staff and Applicant; and
• Motion to adopt Planning Commission Resolution No. 2017-
b) Gatlin Development Company– App. No. 2017-008
Property Address: 2545 County Rd. 10
(former Boulevard Bar & Grill/Ground Round Restaurant)
PUBLIC HEARING
The Preliminary Plat for Shingle Creek Crossing 6th Addition involves the
reconfiguration of Lot 1, Block 2, Shingle Creek Crossing by removing that portion of
the lot owned by Shingle Creek, LLC. (i.e., the sign area of 5,517 sf. / remnant area
resulting from the removal of a free right hand turn lane) and combining it with Outlot
A, Shingle Creek Crossing (i.e., the 6.67 acre common outlot for the private ring road,
partial daylighting of the creek, and storm water ponding and improvements).
PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
OCTOBER 26, 2017
Requested Planning Commission Action:
• Direct Staff to present updated Planning Report;
• Motion to open public hearing; take public input;
• Commission discussion of requested item with City Staff and Applicant; and
• Motion to adopt Planning Commission Resolution No. 2017-
c) Joseph Cheney – App. No. 2017-009
Preliminary Plat of Twin Lake Condos
Property Address: 4747 & 4749 Twin Lakes Avenue
PUBLIC HEARING
This plat application is for the expressed purpose of subdividing an R2 (Two Family)
zoned residence into two (2) new lots to be known as Twin Lake Condos, Hennepin
County, Minnesota.
Requested Planning Commission Action:
• Direct Staff to present Planning Report;
• Motion to open public hearing; take public input;
• Commission discussion of requested item with City Staff and Applicant; and
• Motion to continue the public hearing to the next Planning Commission meeting
d) The Luther Company, LLLP – App. No. 2017- 010
Property Address: 4301, 4315, 4321, and 4435 68th Avenue North and 6701
Brooklyn Boulevard
PUBLIC HEARING
The Luther Company LLLP. is requesting review and consideration of the follow items:
1. Preliminary Plat of the Northtown Plaza 4th Addition, which would consolidate
five (5) existing lots into three (3) lots;
2. An amendment to the 2008 PUD/C2 approval for the Luther Buick/GMC and
Chevrolet Dealerships; and
3. Establishment of a new Planned Unit Development (PUD/C2) and building plan
approval for a Luther Mazda and Mitsubishi dealership
Requested Planning Commission Action:
• Direct Staff to present Planning Report;
• Motion to open public hearing; take public input;
• Commission discussion of requested items with City Staff and Applicant; and
• Motion to adopt three Planning Commission Resolutions (Nos. 2017- )
7. Discussion Items
None.
8. Other Business
None.
9. Adjournment
Application Filed: 8/14/17
Planning Commission Report
Application Deemed Complete: 8/14/17
Meeting Date: October 26, 2017
Review Period (60-day) Deadline: 10/13/17
Extended Review Period Deadline: 12/12/17
Application No. 2017-007
Applicant: HOM Furniture Inc. / Gatlin Development
Location: 2501 & 2545 County Road 10
Shingle Creek Crossing PUD Project Site
Request: Revisions to Planned Unit Development Amendment No. 8 Master Development
Plan (Future Development Options for the Kohl’s parking lot & EDA lot)
INTRODUCTION
HOM Furniture Inc., in conjunction with Gatlin Development, have made application to revise
PUD Amendment No. 8 to provide for the approval of alternative design concepts for Pad Site F
(EDA parcel, former Boulevard Bar & Grill/Ground Round Restaurant) and Pad Site X (future
development of the western portion of the Kohl’s parking lot).
The request is to provide HOM Furniture with an approval of a variety of building sizes and uses
that would be considered consistent with the Shingle Creek Crossing C-2/PUD zoning of the
Kohl’s and EDA Lot. Site and building plan approval for the future development of these two
lots would be required to assure that the site plans complied with the minimum parking ratios
established by the PUD (4.5 stalls per 1,000 sf. of retail or office uses and 10 stalls per 1,000 sf.
of restaurant uses). Site plans consistent with these optional development concepts would not
require additional PUD revisions/processing of further PUD amendments.
The provisions of the Shingle Creek Crossing PUD with the modifications and conditions of the
PUD No. 8 amendment as approved by the City Council on February 13, 2017:
Notice of public hearing was published on August 24, 2017 in the official newspaper and
individual notices were mailed to property owners within 350 feet of the site.
BACKGROUND
On February 13, 2017, the City Council adopted Resolution No. 2017-25, which accepted the
Planning Commission’s recommendation to approve PUD Amendment No. 8 for the Shingle
Creek Crossing Development and site plan approval for an expansion (two-story 24,622 gross
sf.) and renovation of the Kohl’s building by HOM Furniture.
Attached for reference is a copy of this Resolution and planning report.
This resolution authorized the preparation and execution of a PUD agreement with conditions,
including the requirement of obtaining the necessary approvals from the Shingle Creek
Watershed Commission.
The preparation of the PUD agreement was delayed to address and/or to resolve the following:
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 1
1.The preparation of storm water management plans to comply with watershed
requirements associated with any future development within the Kohl’s parking lot
(i.e. the proposed 48,000 sf. - 3 story medical office bldg.);
2.The additional parking requirements associated with Walmart’s review/approval of
changes to the Shingle Creek Crossing PUD as provided through private ECR
(Easements, Covenants, & Restrictions) which increased the parking standard for
HOM Furniture from 1 stall per 1,000 sf. to 1 stall per 500 sf.; and
3.The fiscal challenges encountered by the EDA to acquire land within Shingle Creek
Crossing to enable an option for off-site storm water treatment for the Kohl’s lot,
promote additional Shingle Creek daylighting improvements, and provide an option
for off-site parking stalls for the planned/future medical office use.
Through the cooperative efforts of Gatlin Development, Home Furniture, and the City’s TIF and
Financial Consultants a new economic strategy involving the creative use of Tax Increment Pay-
As-Go-Notes from both TIF District No. 5 and the future TIF District No. 7 was developed to
bridge the financial gap caused by additional costs and loss of land for redevelopment
opportunities.
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The May 25 Planning Commission agenda included a request for a minor PUD amendment to
modify the General Development Plan to illustrate the following:
1.A reduction in Bldg. F pad site (EDA Parcel) from 14,000 sf. to 12,000 sf.
2.A repositioning of Pad Site X and reduction from 48,000 sf. to 38,000 sf.
However, prior to the meeting, it was discovered that the soil conditions for both pad sites F and
X would not support traditional building construction. The prior development of these lots
(Ground Round Restaurant and Dayton’s Garden Center) required significant use of pilings to
address the poor soil conditions). This agenda item was tabled.
The soils issue necessitated further negotiations to restructuring of the purchase agreement for
the Kohl’s lot; the terms for the conveyance of the EDA parcel; and increased the financial gap
to be bridged with TIF funds to enable the project to move forward.
The July 27, 2017 Planning Commission meeting included further consideration of minor
revisions to the February 12, 2017 General Development Plan and a discussion with Wayne
Johansen, HOM Furniture. Mr. Johansen addressed the uncertainties of the future retail market;
the development constraints through restrictive covenants conditions; expressed their need for
greater flexibility in the redevelopment options for both pad sites F & X; and assurances that
future PUD considerations would not further limit or restrict redevelopment options.
The future development concepts/options identified by Mr. Johansen included the following:
-A 3 story office/medical building, varying sizes of retail buildings, and a combination of
restaurant and retail on the future/new Kohl’s lot;
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 2
-Varying sizes of retail uses, restaurant, and restaurant/retail uses on the EDA parcel with
the underling criteria that the uses would comply with the parking standards established
by the PUD.
The Commission acknowledged their understanding for the need to be flexible; recognized that
this is a complex site; that market conditions have affected the redevelopment opportunities as
envisioned with the initial 2011 Shingle Creek Crossing PUD; and the importance of moving
forward with the renovation/redevelopment of the Kohl’s lot to bring new excitement to the
Shingle Creek Crossing Development.
The consensus of the Commission Members was that HOM Furniture should proceed with a
PUD amendment that would include alternate development options.
The following development concepts were submitted by HOM Furniture and processed as a
major amendment to the Shingle Creek Crossing PUD Amendment No. 8 Master Development
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Plan. Notice of a September 14 public hearing to consider the following alternate development
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concepts and revisions caused by the storm water improvements was published in the August 31
edition of the Official Newspaper.
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On September 1, Mr. Johansen informed Gatlin Development and the City that HOM Furniture
was no longer in a position to undertake the role of developer for the EDA parcel and balance of
the Kohl’s lot (pad sites F & X). However, they continued to be interest in acquiring a portion of
the Kohl’s lot and their plans for expansion and renovation of the Kohl’s building as a location
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 3
for a HOM Furniture Store.
On September 14, 2017, the Planning Commission opened the public hearing and upon receiving
no public comment, the Commission moved to table the hearing to allow the developer to
coordinate a new application for a preliminary plat to reflect the proposed creation of a new lot
for the Kohl’s building.
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An application for Preliminary Plat approval of Shingle Creek Crossing 6 Addition was made
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and a public hearing was scheduled for October 26.
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On October 12, the Planning Commission was informed of changes in the negotiations between
Shingle Creek LLC and HOM Furniture which resulted in the following changes to the PUD and
Preliminary Plat:
-HOM Furniture proposes to purchase the existing Kohl’s lot (Lot 2, Block 2, Shingle
Creek Crossing) which does not require to be replatted.
-Shingle Creek LLC. proposes to replat Outlot A and Lot 1, Block 2, Shingle Creek
Crossing to add the remnant sign portion of the EDA lot to the Outlot A.
-The PUD Amendment would include the following:
An illustration of 4 different conceptual developments proposed by HOM Furniture
that could occur within the Kohl’s parking lot.
An illustration of the development of a 4,300 sf. bank on the EDA lot.
REVISIONS TO THE MASTER DEVELOPMENT PLAN APPROVED WITH THE
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FEBRUARY 12 PUD AMENDMENT NO. 8
The future development options requested by HOM Furniture include:
1.A 20,000 sf. retail building (90 parking stalls required)
2.A 3 story, 32,800 sf medical center/office building ( 148 parking stalls)
3.A 5460 sf. restaurant and 9,795 sf. retail building ( 55 and 44 stalls respectively)
4.A 26,225 sf. retail building ( 119 parking stalls )
The Shingle Creek PUD plans identified the Kohl’s lot as having 464 stalls.
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 4
The storm water improvements requires a reconfiguration of the parking lot and adjustment to
the location of the southern entrance drive, which resulted in a loss of 44 stall stalls.
The site development plan for the renovation and expansion of the Kohl’s building indicates that
224 parking stalls will be need to comply with the PUD standards and Easements, Covenants,
and Restrictions of the Shingle Creek Crossing agreements:
11,805 sf. of new commercial requires 4.5 per 1,000 sf. = 53 parking stalls
85,117 sf. of building area used by HOM 2 per 1,000 sf. = 171 parking stalls
This leaves an existing parking count of 196 stalls.
The potential development of the parcel X pad site illustrates business uses with parking needs
ranging from 90 to 148 stalls. An overlay of the office building, which has the largest parking
needs, illustrates that the future development of the Pad Site X area will be able to accommodate
the options requested by HOM Furniture.
Additionally, the amended PUD Plans for Lot 2, Block 2, Shingle Creek Crossing, will identify
the future development of the Bio-Infiltration Basin; the relocation of the southern entrance
drive; the relocation of their future business sign along Hwy 100 to the east side of the storm
water improvements; and the option of a drive thru lane for a future tenant in the commercial
addition of the former Kohl’s building.
HOM has also identified four minor adjustments within the parking lot which are considered
minor revisions associated that do not require formal consideration.
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 5
With respect to the other revisions to the PUD development plan, staff would offer the following
comments:
-The Bio-infiltration basin is a large rain garden, approximately 22,000 sf. in area and
requires the abandonment of the existing storm water weir and storm sewer
improvements to redirect existing storm water run-off and storm sewers to this basin.
-The design engineer has indicated that the discharge will be connected to the storm sewer
which handles the creek water from the last cell of the partial daylighting vs. draining
into the partially daylighted creek.
-The City Engineer has determined that the EDA parcel was part of the 2011 storm water
improvements and will be allowed to develop independent of this installation of the bio-
infiltration basin.
-The movement of the business sign, approximately 250 feet to the east, results in all of
the Shingle Creek Crossing signage being spaced approximately 800 feet apart.
-The addition of a potential drive thru lane to serve a potential business within the 11,805
sf. commercial expansion appears to have sufficient stacking distance along the north
side of the building.
The future development of the EDA parcel as a 4,315 sf bank with 59 parking stalls is also
proposed to be added to the PUD development plans, assuming this business use and building
size is accepted by the EDA as meeting the development parameters for the conveyance of the
EDA parcel.
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 6
Recommednation:
The Planning Commission’s considerattion of the requested revisions to the February 12, 2017
PUD Amendment No. 8 should include a confirmation that these revisions are consistent with
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their initial findings that are a part of the City Council adopted Resolution approving the 8
Amendment to the Shingle Creek Crossing PUD.
These findings included:
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;
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 are screen with an opaque fence and regularly cleaned and
maintained.
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 7
G.The allowances to omit the standard: “Drive-thru or service lanes adjacent to R-1, R-2,
and R-3 Districts shall be screened with berming, landscaping or fencing" is not
(Note: this was corrected to reflect the
recommended and should remain intact.
ordinance requirement as it relates to certain residential districts
)
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 350 sq. ft. along the HWY 100 frontage should be allowed, and can either be a
(Note this was corrected to
regular static message or dynamic sign per City Code Ch. 34.
reflect the Commission decision to allow one freestanding sign of up to 350 sf.)
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.
It is recommended that Planning Commission support that the following revisions to the Planned
Unit Development Plans for the Shingle Creek Crossing PUD Amendment No 8 and the
conditions of approval as listed in City Council Resolution No. 2017-25:
1.That the developer is allowed the flexibility in the future development of the of Building
Pad Site X to include the following building sizes and uses, subject to compliance with
the parking standards of the Shingle Creek Crossing PUD and Site & Building Plan
approval:
a)A 20,000 sf. retail building (90 parking stalls required)
b)A 3 story, 32,800 sf medical center/office building ( 148 parking stalls)
c)A 5460 sf. restaurant and 9,795 sf. retail building ( 55 and 44 stalls
respectively)
d)A 26,225 sf. retail building ( 119 parking stalls )
2.That the PUD Amendment No. 8 Plans are amended to illustrate the following:
a)The development of Pad Site X as a 3 story – 32,800 sf. medical center/office
building.
b)The development of Parcel F, the EDA Parcel, as a 4300 sf bank.
c)The bio-infiltration basin and reconfiguration to the parking lot to meet the
storm water improvements.
d)The addition of a drive thru lane on the north side of the former Kohl’s
building.
3. That the City Engineer has determined that the EDA parcel was part of the 2011 storm
water improvements and will be allowed to develop independent of this installation of the
bio-infiltration basin.
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 8
.
Attachments:
City Council Resolution 2017-25
Planning Commission Report (January 26, 2017)
Request for Revisions to PUD Amendment No. 8 Master Development Plan (HOM Furniture, Inc. / Gatlin Development)
September 14, 2017
Page | 9
Planning Commission Report
Application Filed: 12/19/16
Meeting Date: January 26, 2017
Application Deemed Complete: 12/19/16
Review Period (60-day) Deadline: 02/17/17
Extended Review Period Deadline: N/A
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
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additional 2 floor space for HOM’s use.
The PUD Amendment was given separate consideration before the Planning Commission at the
January 12, 2017 meeting, with the understanding that official consideration of the new Site and
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Building Plans for HOM Furniture store improvements would be delayed to this January 26
meeting.
It was indicated at this last meeting that Gatlin may have the necessary stormwater management
plan available for review for the city engineers to complete their overall review of this
application. Gatlin’s engineering consultants with Kimley-Horn Assoc., who prepared the
overall drainage report for the 2011 Shingle Creek Crossing development, has been in contact
with Shingle Creek Watershed Commission and is preparing the necessary storm water
management/drainage plan and report for this particular area, which they hope to have submitted
to the watershed very soon.
This Site Plan application is being presented with the understanding (and condition) that the local
watershed commission approval is required before the issuance of any permits for land
disturbance, demolition and/or building improvements.
This public hearing item was officially tabled at the last meeting; and therefore the Commission
will be asked to re-open the hearing; ask for staff presentation of the new Site Plan for HOM;
discuss; close the hearing; and formulate a recommendation accordingly.
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BACKGROUND
The Shingle Creek Crossing PUD Amendment proposal was submitted along with the proposed
SCC Master Plan – December 2016 (shown on the image below).
As a reminder, HOM is seeking 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.
The PUD Plan calls for the improvements to the former Kohl’s building, which include re-
furbishing the outer shell with new materials, and the expansion of the building with new retail
space and storage/display area for HOM. These improvements are generally laid out on the new
Site Improvement Plans HOM Furniture – Building Y for Shingle Creek Crossing
plan set
attached hereto.
SITE & BUILDING PLAN CONSIDERATON
The Site and Building Plan represent the modifications to the outer shell of the former Kohl’s
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building, along with a two story, approx. 25,000 total square foot addition. HOM intends to use
the first story as 11,805 sq. ft. of available retail/tenant space (illustrated with five separated
spaces for now), which will be controlled or leased out by HOM only. The upper (remaining)
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12,817 sq. ft. of this addition will be tied into the 2 floor space of the new HOM store, to be
used for added storage or display area.
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.
The two-story addition will be allow for the first floor to be available for 11,805 sq. ft. of new
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retail (multi-tenant) space, while the upper portion of 12,817 sq. ft. will be opened up to the 2
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.
Parking & Access Considerations
The existing Kohl’s lot consists of 6.83 acres, with an approx. 75,000 sf. retail building, and 447
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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:
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.
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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.
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.
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.
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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 in the Shingle Creek Crossing Sign Program.
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.
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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;
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
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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 \[as an individual establishment\]:
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
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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.
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.
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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.
RECOMMENDATION
Staff recommends the Planning Commission adopt the attached Resolution No. 2017-01, which
comprehends the approval of Planning Application No. 2017-001, the Planned Unit
Development (PUD) Amendment No. 8, which would allow certain changes to the original 2011
Shingle Creek Crossing Planned Unit Development (and all subsequent amendments), along with
the related Site Improvement Plans HOM Furniture – Building Y for Shingle Creek Crossing,
subject to the following conditions and allowances:
1.Developer shall comply with all conditions or request of additional information as noted
in the City Engineer Review Memorandum, dated January 5, 2017
2.Developer is allowed to amend the 2011 Shingle Creek Crossing Planned Unit
Development by allowing 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)Transient lodging, provided they are limited to hotel use only, and no motels.
e)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.
3.Developer is allowed to construct a 2-story, 24,622 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.
4.Developer is allowed to a reduction of Class I materials along the north elevation side of the
new HOM store building, provided all other elevations receive the 50% Class I and 50%
Class II ratio.
5.Developer is granted the 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 new HOM Furniture store use
only. All other uses must maintain the 4.5/1,000 ratio as prescribed in the 2011 Shingle
Creek Crossing PUD Agreement.
6.Developer is allowed to expand proposed/future Building X from 19,000 sq. ft. to 48,000 sq.
ft. for a medical/multi-tenant office building. A separate Site and Building Plan
application will be required before any approvals are granted for the new Bldg. X
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improvements.
7.Developer is allowed reduced setback of 20 feet on the EDA lot (Building F) for future
development if needed. A separate Site and Building Plan application will be required
before any approvals are granted for the new Bldg. F improvements.
8.The allowances to omit the standard: “Drive-thru or service lanes shall be screened with
berming, landscaping or fencing" is not recommended and will remain intact.
9.Developer is allowed to have all new wall signs comply with the C-2 Zone sign standards
established under the Ch. 34-Sign Code; and only one (1) new freestanding sign up to 250
sq. ft. along the HWY 100 frontage is allowed, which can either be a regular static message
or dynamic sign per City Code Ch. 34.
10.Developer must obtain a building permit and adhere to all requirements prior to
beginning any removals, demolition, land disturbance work, or new construction of
parking, utilities or buildings.
11.Unless amended otherwise or under separate agreement, all existing provisions, standards
and variations provided under the 2011 Shingle Creek Crossing PUD and subsequent
amendments, shall remain in effect for the entire Shingle Creek Crossing Planned Unit
Development.
12.Any future PUD amendments or application requests will require the submittal and
adoption (acceptance) of an updated master plan, which plan shall govern the planned
and future redevelopment areas of this site.
13.No other allowances as illustrated or indicated on the submitted “Shingle Creek Crossing
PUD Amendment No. 8 Plans shall be comprehended or permitted under this specific
approval.
14.The Developer shall enter into and execute an updated PUD Agreement (or similar
document) as prepared by the City Attorney.
Attachments
City Engineers Review Memo (01/05/2017)
Shingle Creek Crossing PUD Amendment Plans No. 8
Site Improvement Plans – HOM Furniture – Bldg. Y
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App. No. 2017-001
PC 01/26/17
Page 11
Member Kris Lawrence-Andersoliitroduced the following resolution and
moved its adoption:
RESOLUTION NO. 2017-25
RESOLUTION REGARDING THE DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2017-001 SUBMITTED BY HOM
FURNITURE INC. AND GATLIN DEVELOPMENT COMPANY FOR
PLANNED UNIT DEVELOPMENT AMENDMENT NO. 8 TO THE 2011
SHINGLE CREEK CROSSING PLANNED UNIT DEVELOPMENT AND SITE
AND BUILDING PLAN FOR HOM FURNITURE STORE (LOCATED AT
2501 COUNTY ROAD 10)
WHEREAS, the City Council of Brooklyn Center adopted Resolution No. 2011-85,
dated June 13, 2011, which is considered the first amendment to the previously approved 1999
Brookdale Mall Planned Unit Development, whereby this amendment approved the establishment
of the new Shingle Creek Crossing Planned Unit Development, and which included an approved
Development/Master Plan and certain allowances and development standards that would govern
over the PUD; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2011-127,
dated September 12, 2011, which approved the first amendment to the original Shingle Creek
Crossing Planned Unit Development, and which included an updated Development/Master Plan
and provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2012-106,
dated August 13, 2012, which approved the second amendment to the Shingle Creek Crossing
Planned Unit Development, and which included an updated Development/Master Plan and
provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2012-129,
dated September 24, 2012, which approved the third amendment to the Shingle Creek Crossing
Planned Unit Development, and which included an updated Development/Master Plan and
provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2013-124,
dated October 14, 2013, which approved the fourth amendment to the Shingle Creek Crossing
Planned Unit Development, and which included an updated Development/Master Plan and
provided additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2013-72,
dated July 8, 2013, which approved the fifth amendment to the Shingle Creek Crossing Planned
Unit Development, and which included an updated Development/Master Plan and provided
additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2014-75,
RESOLUTION NO. 2017-25
dated June 9, 2014, which approved the sixth amendment to the Shingle Creek Crossing Planned
Unit Development, and which included an updated Development/Master Plan and provided
additional allowances and development standards; and
WHEREAS, the City Council subsequently adopted City Resolution No. 2016-170,
dated November 9, 2015, which approved the seventh amendment to the Shingle Creek Crossing
Planned Unit Development, and which included an updated Development/Master Plan and
provided additional allowances and development standards; and
WHEREAS, HUM Furniture Inc. and Gatlin Development Company jointly
submitted Planning Application No. 2017-001, which is considered the eighth amendment to the
Shingle Creek Crossing Planned Unit Development, by allowing certain changes to the approved
2011 Shingle Creek Crossing Planned Unit Development; and
WHEREAS, the PUD Amendment comprehends additional adjustments and uses
not approved under the 2011 Shingle Creek Crossing Planned Unit Development and the related
2011 PUD Agreement; and
WHEREAS, Planning Application 2017-001 also provides for the official request
for consideration and approval of the new Site and Building Plan for the new HUM Furniture
Store with a retail store expansion on the subject site: and
WHEREAS, on January 12, 2017, the Planning Commission held a duly called
public hearing, whereby a staff report and public testimony regarding the amendment to this
Planned Unit Development were initially heard and noted for the record, and said hearing was
tabled to the next Planning Commission meeting; and
WHEREAS, on January 26, 2017, the Site and Building Plan for HUM Furniture
was officially received; an updated staff report presented; public hearing was re-opened; additional
public testimony was given and noted for the record; and the Planning Commission gave full
consideration of both the PUD Amendment and Site and Building Plan elements of said Planning
Application No. 2017-001; and
WHEREAS, in light of all testimony received, and utilizing the guidelines and
standards for evaluating such amendments as contained in City Code Section 35-355 (Planned Unit
Development); and utilizing the guidelines and standards for evaluating site and building plans as
contained in City Code Section 35-230 (Plan Approval); along with consideration of the goals and
objectives of the City's Comprehensive Plan, the Planning Commission considers this PUD
Amendment No. 8 and Site and Building Plan for HUM Furniture to be an appropriate and
reasonable use and redevelopment of the subject property, that standards for evaluating for
evaluating such amendments and site plans have been met; and the proposal is therefore in the best
interest of the community; and
RESOLUTION NO. 2017-25
WHEREAS; the Planning Advisory Commission of the City of Brooklyn Center
did determine that Planning Application 2017-001, submitted by HOM Furniture Inc. and Gatlin
Development Company, should be approved based upon the following findings and
considerations:
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;
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;
RESOLUTION NO. 2017-25
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.
1.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.
AND WHEREAS, upon acceptance of all public comments and discussion of this
item, the Planning Commission adopted Planning Commission Resolution No. 2017-01, which
provides a favorable recommendation to the City Council, that this request submitted by HOM
Furniture Inc. and Gatlin Development Company under Planning Application No. 2017-001,
which is the eighth amendment to the Shingle Creek Crossing Planned Unit Development, by
allowing certain changes to the approved 2011 Shingle Creek Crossing Planned Unit
Development, along with the Site and Building Plan Approval of the new HOM Furniture Store
development, should be approved by the City Council.
NOW, THEREFORE, BE IT RESOLVED by the City Council of Brooklyn
Center, Minnesota that this request submitted by HOM Furniture Inc. and Gatlin Development
Company under Planning Application No. 2017-001, which is the eighth amendment to the
Shingle Creek Crossing Planned Unit Development, by allowing certain changes to the approved
2011 Shingle Creek Crossing Planned Unit Development, along with the Site and Building Plan
RESOLUTION NO. 2017-25
Approval of the new HOM Furniture Store development, that the findings of approval as noted
herein are hereby acceptable, and this PUD Amendment and Site and Building Plan request is
hereby approved subject to the following conditions:
1.Developer shall comply with all conditions or request of additional
information as noted in the City Engineer Review Memorandum, dated
January 5, 2017
2.Developer is allowed to amend the 2011 Shingle Creek Crossing Planned
Unit Development by allowing 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)Transient lodging, provided they are limited to hotel use only, and
no motels.
e)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.
3.Developer is allowed to construct a 2-story, 24,622 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.
4.Developer is allowed to a reduction of Class I materials along the north
elevation side of the new HOM store building, provided all other elevations
receive the 50% Class I and 50% Class II ratio.
5.Developer is granted the 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 new HOM Furniture store use only. All other uses must maintain the
4.5/1,000 ratio as prescribed in the 2011 Shingle Creek Crossing PUD
Agreement.
6.Developer is allowed to expand proposed/ftiture Building X from 19,000 sq.
ft. to 48,000 sq. ft. for a medical/multi-tenant office building. A separate
Planning Commission Report
Application Filed: 09/26/17
Meeting Date: October 26, 2017
Application Deemed Complete: 9/26/17
Review Period (60-day) Deadline: 11/25/17
Extended Review Period Deadline: N/A
Application No. 2017-011
Applicant: Gatlin Development Company
Location: 2545 County Road 10 within the Shingle Creek Crossing PUD Project Site
th
Request: Preliminary Plat of Shingle reek Crossing 6 Addition
INTRODUCTION
th
Gatlin Development Company is seeking Preliminary Plat of Shingle Creek Crossing 6
Addition, to facilitate the future development of the EDA parcel (former Boulevard Bar & Grill /
Ground Round Restaurant site).
The preliminary plat involves the reconfiguration of Lot 1, Block 2, Shingle Creek Crossing by
removing that portion of the lot owned by Shingle Creek LLC. (the sign area of 5,517 sf. /
remnant area resulting from the removal of a free right hand turn lane) and combining it with
Outlot A, Shingle Creek Crossing ( the 6.67 acre common outlot for the private ring road, partial
daylighting of the creek, and storm water ponding and improvements.
th
Notice of this public hearing was published in the October 12 edition of the City’s Official
Newspaper and individual notices have been mailed to property owners within 350 feet of the
site.
ANALYSIS
Lot 1, Block 2, Shingle Creek Crossing (EDA parcel) will be adjusted back to its initial
configuration, a 46,112 sf commercial lot (formerly platted as Tract A, RLS 1430.
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App. No. 2015-011
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th
The plat of Shingle Creek Crossing 6 Addition facilitates a corrective action to the property
ownership of the Lot 1, Block 2 Shingle Creek Crossing. As illustrated Outlot A includes the
common open space of the Shingle Creek Crossing development (the eastern entrance, ring road,
and daylighted portions of Shingle Creek, and the developments storm water improvements).
RECOMMENDATION
Staff recommends the Planning Commission adopt the attached Resolution No. 2017- ___, which
comprehends the approval of Planning Application No. 2017-011, the Preliminary Plat of
th
SHINGLE CREEK CROSSING 6 ADDITION, subject to the following conditions:
1.The final plat shall be subject to the provisions of Chapter 15 of the City Ordinances.
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Page 2
2.The final plat shall be subject to review and final approvals by the City Engineer,
prior to release by the City for recording purposes.
3. Any easements that need to be vacated under this platting process as determined by
the City Engineer must be considered under separate and formal City easement
vacation process, with all documentations, descriptions, and exhibits singed by a
licensed surveyor.
4.An updated certified abstract of title or registered property report must be provided to
the City Attorney and City Engineer for review at the time of the final plat application
(within 30 days of release of the final plat).
ATTACHMENTS
Planning Commission Resolution No. 2017-
City Engineer’s Review Memo (10/22/2014)
Preliminary Plat of SHINGLE CREEK CROSSING 6th ADDITION
________________
App. No. 2015-011
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Page 3
Commissioner introduced the following resolution and moved its
adoption:
PLANNING COMMISSION RESOLUTION NO. 2017-
RESOLUTION REGARDING RECOMMENDED DISPOSITION OF
PLANNING COMMISSION APPLICATION NO. 2017-011 SUBMITTED BY
GATLIN DEVELOPMENT COMPANY REQUESTING APPROVAL OF THE
PRELIMINARY PLAT OF SHINGLE CREEK CROSSING 6th ADDITION
(LOCATED AT 2545 COUNTY RD. 10)
WHEREAS, Planning Commission Application No. 2017-011 submitted by Gatlin
Development Company, requesting approval of a Preliminary Plat of a new subdivision to be titled
SHINGLE CREEK CROSSING 6th ADDITION, which is a replat of Lot 2, Block 2 and Outlot A
Shingle Creek Crossing, and
WHEREAS, on October 26, 2017, the Planning Commission held a duly called
public hearing, whereby this item was given due consideration, a staff report was presented, and a
public hearing was opened to allow for public testimony regarding the preliminary plat of Shingle
th
Creek Crossing 6 Addition, which were received and noted for the record; and
WHEREAS, the Planning Commission has determined during its review of the
preliminary plat materials submitted with Planning Application No. 2017-011 , that said plat is in
general conformance with City of Brooklyn Center’s City Code Chapter 15 – Platting; and
NOW, THEREFORE, BE IT RESOLVED by the Planning Advisory Commission
of the City of Brooklyn Center does hereby recommend to the City Council, that Application No.
2017-011 as submitted by Gatlin Development Company requesting Preliminary Plat
consideration of a new subdivision to be titled SHINGLE CREEK CROSSING 6th ADDITION,
may be approved based upon the following conditions:
1.The final plat shall be subject to the provisions of Chapter 15 of the City Ordinances.
2.The final plat shall be subject to review and final approvals by the City Engineer,
prior to release by the City for recording purposes.
3. Any easements that need to be vacated under this platting process as determined by
the City Engineer must be considered under separate and formal City easement
vacation process, with all documentations, descriptions, and exhibits singed by a
licensed surveyor.
4.An updated certified abstract of title or registered property report must be provided to
the City Attorney and City Engineer for review at the time of the final plat application
(within 30 days of release of the final plat).
PC RESOLUTION NO. 2017-
October 26, 2017
Date Chair
ATTEST:
Secretary
The motion for the adoption of the foregoing resolution was duly seconded by member
and upon vote being taken thereon, the following voted in favor thereof:
the following voted against the same:
whereupon said resolution was declared duly passed and adopted.
M E M O R A N D U M
DATE: October 18, 2017
TO: Ginny McIntosh, Planning and Zoning Specialist
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Public Works Review of Preliminary Plat
SHINGLE CREEK CROSSING 6TH ADDITION
Public Works Department staff has reviewed the Preliminary Plat submittal dated October 4,
2017, for the proposed SHINGLE CREEK CROSSING 6TH ADDITION pertaining to Lot 1,
Block 1 Shingle Creek Crossing (EDA Lot) and Outlot A and provides the following
recommendations, comments and conditions:
General
1. This preliminary plan review is being performed under the premise that the re-platting is
being requested for the sole purpose of revising the property lines as depicted in the
attached drawing. It is assumed that all prior approval elements pertaining to the
applicable PUD and amendments, preliminary and final plats, plan reviews and
building/land alteration permits are to remain consistent with those approvals and
remained unchanged with the exception of the aforementioned property lines. Under this
premise, the proposed property line revisions appear to pose no negative impacts to the
development and are consistent with City requirements. The only known impacts of the
revisions pertain to the shifting of parking designation ratios, which minimums are met.
2. 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.
3. 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.
4. 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 engineer must be certified in the State of Minnesota and must certify all required as-
Preliminary Plat Review Memo – Shingle Creek Crossing 6th Addition Page 2
October 18, 2017
built drawings (which are separate from the as-built survey).
5. Rededicating and terminating certain easements maybe required as part of this PUD
Amendment. Formal vacation documents are required and must contain easement
vacation descriptions and depiction exhibits signed by a professional surveyor. A separate
application is required for the easement vacation actions.
Preliminary Plat
6. Legal descriptions and easement vacation documents must be obtained for all existing
easements. Existing public easements as determined by the City must be vacated, and
proposed easements must be dedicated as part of the preliminary and final platting
process. The formal vacation document must contain an easement vacation description
and depiction exhibit signed by a professional surveyor.
7. An updated certified abstract of title or registered property report must be provided to the
City Engineer and City Attorney for review at the time of the preliminary plat application
(within 30 days of preliminary plat application). Additionally, this will need to stay
current and be updated through the approval process as required to maintain and be
current within 30 days of the release of final plat.
8. 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.
All aforementioned items, comments and recommendations are provided based on the
information submitted by the applicant at the time of this review. The Preliminary Plan (Site Plan
and Preliminary Plat) and Final Plat 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 Plat 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.
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Planning Commission Report
Meeting Date: October 26, 2017
INTRODUCTION
Joseph Cheney (“the Applicant”) is seeking Preliminary and Final Plat approval to subdivide the property
known as Lot 4, Block 4, Lakebreeze Addition, and located at 4747 Twin Lake Avenue North (“the Subject
Property”) into two (2) new lots, to be known as Twin Lake Condos (Exhibit A).
As part of the application process, a public hearing was scheduled with the Planning Commission for
October 26, 2017, and notices were mailed to surrounding property owners.
ANALYSIS
The Subject Property is 0.61 acres in size (7,121 square feet), and situated in the R2 (Two Family) Zoning
District. Existing site improvements include a house with three-one car tuck under garage stalls, a deck
structure, and dock. The current access to the Subject Property is via a set of stairs and elevated
sidewalk located at the south end of the property. Per title documentation received, the sidewalk and
stairway improvements are located within a six (6) foot easement on the adjacent property located at
4741 Twin Lake Avenue North (North 6 feet of Lot 3, Block 4, Lakebreeze Addition).
• Application Filed: 09/26/2017
• Review Period (60-day) Deadline: 11/25/2017
• Extension Declared: N/A
• Extended Review Period Deadline: N/A
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Subject Property
(4747 Twin Lake Avenue North)
The Subject Property is surrounded by other R2 (Two Family) zoned properties on the north, east, and
south side, with Twin Lake frontage along the western property line. Residential properties to the north
of Lake Breeze Avenue are zoned R4 (Multiple Family Residence) District, and Twin Lake Park and a
condo complex (R5 Zoning District) lie to the south.
As proposed, the Applicant would subdivide the 56.29-foot wide property into 33.63 foot and 22.66-foot
wide lots. Per the minimum district requirements under Section 35-400 (Table of Minimum District
Requirements), the minimum lot width for an R2-zoned interior lot is 75 feet.
Additionally, the minimum land area for an R2 (Two Family) lot is 6,200-square feet per unit. Based on
the topographic survey provided (refer to Map 1 below), Parcel A would have a lot size of 3,091-square
feet (to the Ordinary High Water Level per the Minnesota DNR), and Parcel B would have 3,655-square
feet (to the Ordinary High Water Level). According to the DNR, the Ordinary High Water Level (OHWL) is,
“An elevation delineating the highest water level that has been maintained for a sufficient period
of time to leave evidence upon the landscape, commonly the point where the natural vegetation
changes from predominantly aquatic to predominantly terrestrial.”
Due to the Subject Property’s location on the water, setbacks from the OHWL are established in
statewide rules and administered through local ordinances to ensure adequate spacing between
structures and public waters to protect against runoff and pollution, and to preserve the natural
Source: Google Maps (2016 Imagery)
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shoreline. As such, local governments (i.e., City of Brooklyn Center) have limited discretion to deviate
from these requirements.
With regard to the minimum required building setbacks, the building setbacks for R2 (Two Family)
interior lots per the City Zoning Code are as follows:
Front Yard: 35 feet Side Interior Yard: 10 feet Rear Yard: 40 feet
(or as established by DNR-
whichever is greater)
The building setbacks for the subdivided lots (as proposed) would be as follows:
Proposed Parcel A (North Lot)
Front Yard: 8.4 feet Side Interior Yard: 6.7 feet Rear Yard: 48.5 feet
Proposed Parcel B (South Lot)
Front Yard: 9.3 feet Side Interior Yard: 5 feet Rear Yard: 48 feet
Map 1. Certificate of Survey and Topographic Survey for Lot 4, Block 4, Lakebreeze Addition
(Prepared by Otto Associates Engineers & Surveyors, Inc.)
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Furthermore, Section 35-500 (Substandard Lots and Parcels) of the City Zoning Code outlines that,
“A lot or parcel which was of legal record within the R1 or R2 zoning district on January 1, 1976,
and which does not meet the requirements of this ordinance as to width or area may,
nevertheless, be utilized for single family detached dwelling purposes, provided the width is not
less than 40 feet at the property line; the lot area is not less than 5,000 square feet; and provided
that yard setback requirements for single family detached dwellings are met.”
FINDINGS
As the Subject Property would no longer meet the requirements for a “single family detached dwelling”
under Section 35-500, and does not meet the minimum building width, lot, or setback requirements for
an R2 (Two Family) lot, Preliminary/Final Plat approval is not possible without addressing the
inadequacies of the Subject Property, given the proposed subdivision into two (2) lots with two (2)
separate dwelling units. Despite this, the City’s Assistant Engineer has provided initial commentary on
the submitted Preliminary Plat in the attached memorandum (Exhibit B).
Following initial staff discussions with the City Attorney, it was determined that further discussion was
required to identify potential options for subdividing the property, including:
1. Establishment of a Planned Unit Development (PUD); or
2. Creation of a condominium
In surveying the neighborhood, other condominiums were located along Twin Lake Avenue North,
including La Dey Twin Lake Townhomes (R4 Zoning District), and Twin Lake Estates Condominiums (R2
Zoning District). No other residential PUDs have been established in the neighborhood, and there do not
appear to be any residential PUDs in the City of Brooklyn Center that are less than an acre in size. In
order for a PUD to be established, the development proposal must meet the provisions of Section 35-
355 (Planned Unit Development), whereas the creation of a condominium would be subject to
Minnesota Condominium Law.
RECOMMENDATION
Based on the above-noted findings, staff recommends the Planning Commission continue the public
hearing until the next scheduled Planning Commission meeting. Doing so would allow staff additional
time to discuss viable options with the City Attorney and provide feedback to the Applicant as to their
options going forward.
Attachments
Exhibit A- Twin Lake Condos (Preliminary Plat), prepared by Otto Associates Engineers & Land Surveyors,
Inc., undated.
Exhibit B- Public Works Preliminary Plat Review Memorandum (Twin Lake Condos Addition), prepared by
Assistant City Engineer Andrew Hogg, dated October 19, 2017.
M E M O R A N D U M
DATE: October 18, 2017
TO: Ginny McIntosh, City Planner/Zoning Administrator
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Public Works Preliminary Plat Review– TWIN LAKE CONDOS ADDITION
Public Works Department staff reviewed the preliminary plan submittal dated September 26,
2017, for the proposed TWIN LAKE CONDOS ADDITION and have the following comments:
1. An updated certified abstract of title or registered property report must be provided to the
City Attorney and City Engineer for review at the time of the final plat application
(within 30 days of release of the final plat).
2. Subject to final plat approval requirements.
3. Subject to review by the city attorney.
4. No negative impacts on adjacent properties.
5. Existing building is less than the required 35 foot front setback and less than required 10
foot side setback.
6. See plan for additional comments
All aforementioned items, comments and recommendations are provided based on the
information submitted by the applicant at the time of this review. The preliminary plan (site plan
and preliminary plat) 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 plat may require additional modifications based on engineering
requirements associated with final design of the water supply, storm drainage, sanitary sewer,
final grading and geometric design as established by the City Engineer and other public officials
having jurisdiction over approval of the final site plans.
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Planning Commission Report
Meeting Date: October 26, 2017
Application No.2017-010
Applicant: The Luther Company, LLLP
Location: 4301, 4315, 4321, and 4435 68TH Avenue North, and 6701 Brooklyn Boulevard
Request: (1) Preliminary Plat of Northtown Plaza 4th Addition, (2) amendment to 2008 Planned
Unit Development plans and documents, and (3) the establishment of a new Planned
Unit Development
INTRODUCTION
The Luther Company (the “Applicant”) is requesting review and consideration of a Preliminary Plat of
the Northtown Plaza 4th Addition, which would consolidate five (5) existing lots into three (3) lots. This
request is associated with additional requests by the Applicant to amend the existing Planned Unit
Development (PUD) plans and documents for the Luther Buick/GMC and Chevrolet dealerships, which
were approved in 2008, and establish a new PUD for a proposed Luther Mazda and Mitsubishi
dealership (Exhibit A).
As part of the application process, a public hearing was scheduled with the Planning Commission for
October 26, 2017, and notices were mailed to surrounding property owners.
BACKGROUND
In 2008, the City of Brooklyn Center City Council approved Resolution 2008-80 (Resolution Regarding the
Disposition of Planning Commission Application No. 2008-03 Submitted by the Luther Company LLLP),
which approved the rezoning of three contiguous lots located on the west side of Brooklyn Boulevard
(6701 Brooklyn Boulevard, 4301 and 4315 68th Avenue North), from C2 (Commerce) District to PUD/C2
(Planned Unit Development/Commerce). Please refer to Exhibit B.
Since 2008, the Applicant has assumed ownership of two additional properties, located at 4321 and
4435 68th Avenue North. These locations were previously home to Atlantis Pool and Spa, and a bus
storage facility.
PRELIMINARY PLAT
As part of the preliminary plat approval process, the Applicant is requesting that all five (5) lots be
consolidated into three (3) lots, with the re-allocation of land as follows:
a. Lot 1 (Proposed Luther Mazda/Mitsubishi) – 5.84 acres
b. Lot 2 (Luther Buick/GMC) – 3.46 acres
c. Lot 3 (Luther Chevrolet) – 6.97 acres
• Application Filed: 09/26/2017
• Review Period (60-day) Deadline: 11/25/2017
• Extension Declared: N/A
• Extended Review Period Deadline: N/A
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Approval of the proposed consolidation would result in the re-adjustment of lot lines and re-
configuration of the lot storage area for the existing Luther Buick/GMC and Chevrolet dealerships. The
lot line adjustment would also result in a net increase of approximately one (1) acre for the proposed
Luther Mazda/Mitsubishi dealership property, and approximately 1.7 acres for the Luther Buick/GMC
property, whereas, the size of the Luther Chevrolet property would decrease by approximately 1.6
Source: Landform
1 3 1
2
Map 1. Existing Lot Configuration of Subject Property.
Map 2. Preliminary Plat for Subject Property (Northtown Plaza 4th Addition)
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acres.
Based on staff findings, staff recommends Planning Commission recommendation of the
preliminary/final plat (Northtown Plaza 4th Addition); subject to the Applicant complying with the
comments outlined in the Assistant City Engineer’s memorandum dated October 18, 2017 (Exhibit C).
AMENDMENT TO PLANNED UNIT DEVELOPMENT
In 2008, the City of Brooklyn Center City Council approved the rezoning of the three (3) properties
located at 6701 Brooklyn Boulevard, and 4301 and 4315 68th Avenue North, to PUD/C2, which facilitated
the redevelopment and expansion of the existing Chevrolet building and the remodeling and expansion
of an existing building for the Luther Buick, Pontiac, and GMC dealership, subject to the conditions
outlined under Resolution 2008-80.
Given the Applicant’s acquisition of the two additional lots, the Applicant is requesting to incorporate
Lot 3, Block 2 of Northtown Plaza 2nd Addition, of which includes the former Atlantis Pool and Spa
location (demolished in 2015), into the revised PUD. The Applicant has requested review and
consideration of 4435 68th Avenue North (former bus storage facility) as a separate PUD for the
proposed Luther Mazda/Mitsubishi dealership.
Access and Parking
The incorporation of Lot 3, Block 2 of Northtown Plaza 2nd Addition would provide additional storage
and display area for vehicles. As part of the proposal, additional parking spaces and parking medians
would be added. The Applicant summarizes in the site plan that the overall impervious area of the
proposed Lots 2 and 3 construction limits would decrease from 50,738-square feet, to 44,256-square
feet. An additional 105 parking stalls would be provided along the western portion of Lots 2 and 3.
These parking spaces would meet the minimum requirements for 90-degree parking stalls and provide a
27-foot wide drive aisle running north to south.
Signage
As part of the PUD amendment request, the Applicant has also indicated plans to relocate an existing
Luther Chevrolet sign currently located along I-94/694. As part of the relocation, the Applicant is
requesting an increase to the maximum allowable sign area and height to 250-square feet in area and 32
feet in height. Per Section 34-140.3.A.2.A of the City Sign Ordinance,
“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…”
As the existing Luther Chevrolet dealership contains 55,575-square feet of building gross floor area, is
located on a corner lot, and has a greater than 400 foot frontage along I-94/694 and Brooklyn
Boulevard, the proposed replacement Chevrolet sign along I-94/694 could have a maximum of 250-
square feet and a height of up to 32 feet. It should be noted that an Administrative Sign Permit
application would need to be submitted with drawings and a location map in order for such a sign to be
approved.
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Based on staff findings, staff recommends Planning Commission recommendation of the amendment
to the 2008 Planned Unit Development plans and documents, subject to the Applicant complying with
the comments outlined in the Assistant City Engineer’s memorandum dated October 18, 2017 (Exhibit
C).
ESTABLISHMENT OF A NEW PLANNED UNIT DEVELOPMENT
The Applicant has proposed to construct a Luther Mazda/Mitsubishi dealership to the west of the
existing Luther Buick/GMC and Luther Chevrolet dealerships at 4435 68th Avenue North. As part of the
proposal, the Applicant is requesting the establishment of a new Planned Unit Development (PUD) to
allow flexibility with the minimum required 15-foot green strip and freestanding signage. As part of this
request, the Subject Property would require a re-zoning to PUD/C2 (Planned Unit
Development/Commerce) District.
A special use permit is typically required for any retail auto dealership in the C2 zoning district (provided
the site is at least three or more acres in size and structures occupy a minimum of 15-percent of the
parcel). As the proposed Luther Mazda/Mitsubishi dealership site was a former bus storage facility, a
special use permit would have been required; however, as the project is proposed as a Planned Unit
Development (PUD), a PUD would essentially supersede a special use permit. Once a use has been
established under a PUD, it is an allowed use rather than a permitted or special use within the
underlying zoning district, and therefore does not require approval of a separate special use permit.
Site and Building Improvements
The minimum building setback requirements of the C2 (Commerce) Zoning District are as follows:
Front: 35 feet Rear Yard: 40 feet Side Interior Yard: 10 feet
The Luther Mazda/Mitsubishi dealership building setbacks are proposed at:
Front: 188 feet Rear Yard: 243 feet Side Interior Yard: 57 feet
As outlined above, the proposed dealership building would meet all of the minimum building setback
requirements for properties zoned C2 (Commerce) District).
The proposed 35,424-square foot Luther Mazda/Mitsubishi dealership building would be constructed
with two-stories and would feature mirrored vestibule entrances, reception and sales areas, and
customer lounges for Mazda and Mitsubishi on the eastern half of the first floor. The western half of the
first floor would contain mirrored Mazda and Mitsubishi parts, tools, and shop areas. A shared service
drive for Mazda and Mitsubishi would be centrally located on the first floor. Although not proposed at
this time for construction, the submitted plans denote an area that would allow for a future service bay
area expansion on the Mazda side of the building. This proposed expansion area would be in line with
the extents of the proposed limits of the building’s footprint. The second floor largely opens out to the
first floor below, with a set of stairs leading up to the second level of the Mazda and Mitsubishi parts
area, and employee designated areas (i.e., locker rooms, conference and break rooms, offices).
The exterior would primarily utilize a grayscale palette (i.e., white, black, gray) with accents of red. The
proposed finishes would incorporate precast concrete and aluminum composite panels (ACM). A glass
curtain wall system and metal garage door bays would be featured on either side of the building to
signify the shared Mazda and Mitsubishi dealership space.
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The City of Brooklyn Center references the Shingle Creek Crossing PUD architectural development
standards with proposals for new Planned Unit Developments. These standards require that at least 50-
percent of all four sides (wall surfaces) of a building be construction of Class I materials. The remainder
can be constructed with Class II materials. As reference:
Class I materials include: brick or acceptable brick-type material, natural looking stone, textured cement
stucco, copper, architectural panels or masonry units with enhanced detailing such as patterns, textures
color, dimension, banding, brick inlay or glass.
Class II materials include: EFIS, pre-finished metal, concrete block, fiber-reinforced cement board siding,
canvas or vinyl awnings.
The Applicant will need to verify this standard has been met prior to issuance of any building permits.
The west elevation should be paid particular attention to, as the elevation is almost exclusively
comprised of pre-cast panels. Building materials should be comprised predominantly of high-quality,
durable materials that will retain their appearance over time. As the north and south elevations would
face 68th Avenue North and I-94/694, respectively, the Applicant should identify whether there are
textural treatments that could be implemented to strengthen the building’s overall aesthetic.
Access and Parking
The Applicant intends to provide two 27-foot wide full access driveways off 68th Avenue North. A 27-foot
wide limited access point between the proposed Mazda/Mitsubishi and existing Chevrolet dealership
would be provided along the southern extent of the properties. Circulation through this access point
would be controlled by a gate.
A parking plan was incorporated into the submitted site plan and provides the following information:
North Elevation
South Elevation
East Elevation
West Elevation
Image 1. Proposed Luther Mazda/Mitsubishi Dealership Building Elevations
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Table 1. Parking Requirements
Parking Use Minimum Required Parking Spaces Provided Parking Spaces (in bold)
Automobile Service Stations
(Service Bays)
Three (3) spaces for each enclosed bay
plus one (1) space for each day shift
employee plus a minimum of two (2)
spaces for service vehicles and one (1)
additional space for each service vehicle
over two in number.
45 spaces
Office (other commercial uses) One space for each 200 SF of gross floor
area (GFA)
(3,306 SF GFA / 200 SF = 16.53 spaces)
17 spaces
Other Retail Eleven (11) spaces for the first 2,000 SF
of GFA or fraction thereof; 5.5 spaces for
each additional 1,000 SF of GFA
exceeding 2,000 SF.
(First 2,000 SF GFA = 11 spaces | 9,000
SF GFA remaining/5.5 spaces = 49.5
spaces = 60.5 spaces required)
62 spaces
Warehouse/Storage One (1) space for every two employees
based upon maximum planned
employment during any work period or
one (1) space for each 800 SF of GFA,
whichever requirement is greater.
(3,779 SF GFA/800 SF = 4.72 spaces)
5 spaces
ADA 5 (for 101-150 parking space
requirement-minimum stall requirement
of 129 stalls per City Zoning Code)
6 spaces
Total Required Parking 129 spaces
(ADA spaces incorporated into total)
Total Provided Parking 480 spaces
Source: Section 35-700 (Off-Street Parking Requirements) of the City of Brooklyn Center Zoning Code.
As noted in Table 1 above, the proposed Luther Mazda/Mitsubishi dealership would exceed the
minimum required number of parking spaces (129) by providing 480 total spaces on the property. Given
the substantial increase beyond the minimum requirements, it should be noted that auto dealerships
and their daily activities typically result in an increase beyond the minimum requirements in order to
provide for the outdoor display and storage of new, used, and service vehicles. The parking area would
also include parking for Luther customers, visitors, and all employees.
Parking spaces would be constructed to meet the City Zoning Code minimum width and length
requirements. Traffic circulation within the property would be provided by 27-foot wide drive aisles
through the outer parking aisles, with 24-foot wide drive aisles serving the interior aisles. The proposed
19’2” drive aisle located along the southern edge of the building (Mazda dealership) would require it to
be restricted to one-way access.
As part of the flexibility of a PUD, the Applicant is also requesting the minimum required 15-foot green
strip be reduced to approximately five (5) feet as part of the development proposal. This reduction
would allow a continuation of the existing green strip for the Luther Buick/GMC, and Luther Chevrolet
dealerships to the proposed Luther Mazda/Mitsubishi dealership. The existing green strip along the
former bus storage facility (4435 68th Avenue North) is approximately eight (8) feet.
Although the majority of the frontage along 68th Avenue North would meet the minimum 15-foot green
strip requirement, one (1) showcase parking pad is proposed for the Mazda/Mitsubishi dealership. This
parking pad would be located approximately three (3) feet off the northern property, which is consistent
with the three other showcase parking pads dispersed along 68th Avenue North and Brooklyn Boulevard
for the Luther Buick/GMC and Luther Chevrolet dealerships.
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Lighting and Trash
Per the City Zoning Code, “any new or additional lighting installed to illuminate the storage area must be
down-cast, cut-off style light fixtures.” The submitted photometric plan notes that all proposed
luminaires will be fully shielded and of the full cutoff type. The Applicant has also indicated that the
proposed lighting would meet the requirements of Section 35-712 (Lighting) of the City Zoning Code by
not exceeding ten (10) foot candles measured at property lines abutting the street right-of-way or non-
residentially zoned properties.
The photometric plan notes that the maximum number of foot candles for any perimeter pole light
would be not more than 9.2 and 9.8 foot candles for the lighting along I-94/694 and the adjoining Luther
Chevrolet dealership. The maximum foot candles along 68th Avenue North and the North Memorial
Ambulance facility would be between 3.1 and 3.6 foot candles. The average amount of foot candles for
the perimeter pole lighting is anticipated to be between 0.83 and 6.66 foot candles per the plans
provided. The highest maximum concentration of foot candles would be over the lot surface at 17.8 foot
candles.
The photometric plan calls for the installation of 45 new pole lights and 10 new building lights. Although
the proposed light pole bases are to be designed by others, the indicated mounting height on an RTA
pole for all pole lights, with the exception of the single mounted pole light, is 28 feet. The two proposed
single mounted pole lights on an RTA pole would have a mounting height of 16 feet.
The site would feature an approximately 18-foot by 50-foot trash and recycling enclosure, which would
be located approximately 19 feet off the west interior property line and 443 feet off the rear lot line.
The City has normally viewed these areas as “accessory structures,” which are permitted with a
minimum required setback of three (3) feet from side and rear lot lines.
Drainage, Grading, and Utilities
The topography of the Luther Mazda/Mitsubishi dealership is comprised primarily of flat terrain. As
proposed, the Applicant would install new concrete walks, driveways, utility connections, and
underground stormwater infiltration systems for the new lot. These improvements would result in a
pervious area reduction of 105,897-square feet. The Applicant notes that rate control, volume control,
and water quality requirements would be met through underground infiltration systems.
Per the City Zoning Code, “the perimeters of all driving and parking areas shall be bounded by cast in
place concrete curb and gutter which conforms with the Minnesota Highway Department Type “B-612.”
Other shapes of concrete curbing and gutter may be utilized if the design provides an equal cross-
sectional area and is approved in writing by the City Engineer. As proposed, the submitted Grading,
Drainage, Paving & Erosion Control plans denote the use of B-412 curb and gutter, and would therefore
require written approval by the City Engineer. Per the City’s Assistant Engineer’s memorandum (Exhibit
C), it has been determined that B-412 curb and gutter would be permitted.
Landscaping
The project submittal includes a detailed landscape plan, which illustrates the proposed planting
schedule (i.e., trees, shrubs, annuals/perennials, mature size, planting size, root conditions). Although
City Code does not have any specific requirements on landscaping, the City has operated under and held
new and redeveloped areas to complying with the City’s adopted Landscape Point System policy, which
assigns points to a given site based on the acreage of a development. The point system requires
commercial sites to provide a specific amount or number of landscaping units, and is based on the
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maximum percentage of certain materials (i.e., 50% shade trees; 40% coniferous trees; 35% decorative
trees; and 25% shrubs).
The Luther Mazda/Mitsubishi dealership would be located on 5.84 acres. Given a development use
category of “Restaurant/Retail/Service/Entertainment/Hotels,” the development would need to achieve
a minimum of 400 points.
Table 2. Landscape Point System Policy
Planting Type Minimum Size Points Per Planting Maximum Points
(%)
Points Accrued
Shade Trees 2 ½” diameter 10 50% or 200 points 200
(28 trees x 10 = 280)
Coniferous Trees 5’ height 6 40% or 160 points 156
(26 trees x 6 = 156)
Decorative Trees 1” diameter 1.5 35% or 140 points 19.5
(13 trees x 1.5 = 19.5)
Shrubs 12” diameter 0.5 25% or 100 points 100
(212 shrubs x 0.5 =
106)
Total 100% or 400 points 475.5 points
As summarized in Table 2 above, the submitted landscape plan meets and exceeds all of the
requirements of the Landscape Point System Policy. As part of the landscaping, daylilies and black-eyed
Susans are also proposed for planting along 68th Avenue North. As is often the case with auto
dealerships, the majority of the landscaping is proposed along the outer perimeter of the site in order to
minimize damage to vehicles due to sap, falling branches, pine cones, berries, and birds.
Maple and other deciduous tree plantings would be spaced along the western and eastern perimeter of
the property; however, the majority of the plantings would be concentrated along the northern and
northwest section of the lot. No landscaping is proposed for placement on the parking medians or along
the southern edge of the property, which runs along I-94/694.
City Engineer Review
Assistant City Engineer Andrew Hogg conducted a review of the application submittal and documents.
Comments regarding this application can be found in the memorandum to city staff and dated October
18, 2017, attached hereto (Exhibit C). It should be noted that some of the outlined conditions may be
applicable at time of approval for future land disturbance or building permits.
Signage
The Applicant is requesting the installation of three (3) freestanding signs as part of the development
proposal. Section 34-140.A.2.C (Freestanding Signs-Outdoor Sales and Display) notes,
“An individual establishment having a gross building floor area in excess of 24,000 square feet
and a minimum lot located upon a land area of at least four acres may have a second
freestanding sign providing 50% of the land area is utilized for outdoor sales, display, and
storage of merchandise.
The second freestanding sign shall not exceed 125 square feet in area, 24 feet in height above
the building first floor elevation, and have a minimum separation of 200 feet from the principle
freestanding sign.”
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Under this regulation, the Mazda/Mitsubishi dealership would be permitted to have one (1)
freestanding sign of up to 250-square feet and 32 feet in height, and one (1) secondary sign of up to
125-square feet and 24 feet in height. As part of the PUD approval, the Applicant is requesting three (3)
freestanding signs of up to 250-square feet and 32 feet in height.
Considering the Subject Property is a double frontage lot, staff sees justification in applying the signage
provisions for an individual establishment on a corner lot, with the exception that the southern lot width
of the proposed Luther Mazda/Mitsubishi lot would fall just short of the minimum 400 foot requirement
under Section 34-140.3.A.2.A by approximately 40 feet.
Although under separate PUDs, the Luther Chevrolet and proposed Luther Mazda/Mitsubishi
dealerships comprise over 1,200 feet of frontage along I-94/694. Although the proposed Luther
Mazda/Mitsubishi and Luther Buick/GMC and Chevrolet lots would be within two separate PUDs, the
properties are under the sole ownership of the Luther Company, LLLP, and would contain three
buildings totaling over 100,000-square feet. With an area comprising over 16 acres, the property could
easily fit three 250-square foot freestanding signs, spaced 400 feet apart. Considering the above noted
findings, staff does not object to the Applicant’s request to construct three (3) freestanding signs, each
with up to 250-square feet in area and 32-square feet in height, with the acknowledgement that all
other provisions of the City Sign Ordinance are to be met.
SITE PLAN AND DOCUMENTS APPROVAL CONDITIONS
Staff recommends the following conditions be attached to any positive recommendation on the
approval of the Planned Unit Development for the as proposed Luther Mazda/Mitsubishi dealership:
1. Plat and PUD approval: Approval of the plat, amendment to the 2008 Planned Unit
Development plans and documents, and establishment of the new Planned Unit
Development are contingent upon final plat approval and successful recording of said
plat. No separation of these lots may occur without separate approval of a subdivision
as provided under Chapter 15 of the City Code of Ordinances.
The five (5) lots proposed for consolidation into three (3) lots are as follows:
1. Lot 1, Block 2, Northtown Plaza 2nd Addition
2. Lot 2, Block 2, Northtown Plaza 2nd Addition
3. Lot 3, Block 2, Northtown Plaza 2nd Addition (East 83 Feet)
4. Lot 3, Block 2, Northtown Plaza 2nd Addition (That Party Lying West of East 83 Feet)
5. Lot 4, Block 2, Northtown Plaza 2nd Addition
2. Building and Site Plan and Review: The building plans are subject to review and
approval by the Building Official with respect to applicable codes prior to the issuance of
permits; and the final location or placement of any fire hydrants and other fire related
building code items shall be reviewed and approved by the Fire Chief.
a. Any major changes or modifications made to this Site and Building Plan
can only be made by an amendment to the approved Site and Building
Plan as approved by the City Council.
b. The Applicant shall verify that the proposed Luther Mazda/Mitsubishi
dealership building has met the Architectural Development Standards,
which requires that at least 50-percent of all four sides (wall surfaces) of
________________
App. No. 2017-010
PC 10/26/2017
Page 10
the building will be constructed of Class I materials, with the remainder
constructed of Class II materials.
3. Agreements:
a. The Applicant shall enter into a PUD agreement with the City of Brooklyn
Center to be reviewed and approved by the City Attorney prior to the
issuance of building permits. Said agreement shall be filed with the title
to the property and shall acknowledge the specific modifications to the
C-2 underlying zoning district as well as other conditions of approval. The
agreement shall further assure compliance with the development plans
submitted with this application.
b. Appropriate cross access and parking agreements, as approved by the
City Attorney, shall be executed and filed with titles to the property
allowing access between 6701 Brooklyn Boulevard (Luther Chevrolet)
and 4435 68th Avenue North (proposed Luther Mazda/Mitsubishi) prior
to issuance of building permits for this project.
c. The owner of the property shall enter into an easement agreement for
maintenance and inspection of utility and storm drainage systems as
approved by the City Engineer prior to the issuance of building permits.
d. The Developer shall execute a separate Performance Agreement with
supporting financial guarantee approved by the City, which ensures the
Subject Property will be constructed, developed, and maintained in
conformance with the plans, specifications and standards comprehended
under this Site and Building Plan.
e. There shall be no outdoor paging, announcing, or other amplified voice
or music on the site.
f. The Developer shall submit an as built survey of the property,
improvements and utility service lines prior to release of the
performance guarantee.
4. Engineering Review: The Applicant agrees to comply with all conditions or provisions
noted in the City Engineer’s Review memo, dated October 18, 2017 (Exhibit B).
a. Final grading, drainage, utility and erosion control plans and any other
site engineering elated issues are subject to review and approval by the
City Engineer prior to the issuance of permits.
5. Construction Standards:
a. Appropriate erosion and sediment control devices shall be provided on
site during construction as approved by the City’s Engineering
Department.
b. The Applicant shall obtain an NPDES construction site erosion permit
from the Minnesota Pollution Control Agency prior to disturbing the site.
c. All work performed and materials used for construction of utilities shall
conform to the City of Brooklyn Center Standard Specifications and
Details.
6. Facilities and Equipment:
a. Any outside trash disposal facilities and roof top or on ground
________________
App. No. 2017-010
PC 10/26/2017
Page 11
mechanical equipment shall be appropriately screened from view.
b. The building and building additions shall be equipped with automatic
fire extinguishing systems meeting NFPA standards and shall be
connected to a central monitoring device in accordance with Chapter 5
of the City Ordinances.
c. The proposed 18-foot by 50-foot trash and recycling enclosure shall be
constructed with building materials that are complementary to the
principal building (proposed Luther Mazda/Mitsubishi building).
d. Storage of tires in the proposed trash and recycling enclosure will
require installation of a roof.
7. Landscaping: All landscaped areas, including street boulevards, shall include approved
irrigation systems to facilitate site maintenance.
8. Signage: The Applicant shall submit an Administrative Permit Application for any
proposed signage (e.g., wall, freestanding) as part of the development proposal.
a. All other signage not approved otherwise is subject to Chapter 34 of the
City Code of Ordinances and shall be approved under separate sign
permits.
Based on staff findings, staff recommends Planning Commission recommendation of the
establishment of a new Planned Unit Development for the proposed Luther Mazda/Mitsubishi
dealership, subject to the Applicant complying with the conditions outlined in the Site Plan and
Documents Approval Conditions of this Staff Report (above). As part of the Planned Unit Development
approval, staff also recommends:
1. Approval of a reduction in the minimum required green strip from 15-feet to approximately
five (5) feet; and
2. An allowance to install one (1) freestanding sign at the north end of the Subject Property (68th
Avenue North), and two (2) freestanding signs at the south end of the Subject Property. Each
sign would have an allowance of up to 250-square feet and 32-feet in height. All other provisions
of the City Sign Ordinance, including minimum setbacks and conformance with the sight
triangle, would be applicable.
RECOMMENDATION
Based on the above-noted findings, staff recommends the Planning Commission recommends:
The Planning Commission recommends City Council approval of the requested preliminary plat for
Northtown Plaza 4th Addition, subject to the Applicant complying with the comments outlined in the
Assistant City Engineer’s memorandum dated October 18, 2017 (Exhibit C);
The Planning Commission recommends City Council approval of the requested amendment to the 2008
Planned Unit Development plans and documents, subject to the Applicant complying with the comments
outlined in the Assistant City Engineer’s memorandum dated October 18, 2017 (Exhibit C); and
The Planning Commission recommends City Council approval of the requested establishment of a new
Planned Unit Development for the proposed Luther Mazda/Mitsubishi dealership, subject to the
Applicant/Property Owner complying with the conditions outlined in the Site Plan and Documents Approval
________________
App. No. 2017-010
PC 10/26/2017
Page 12
Conditions of this Staff Report. As part of this recommendation, staff also recommends approval of:
a. A reduction in the minimum required green-strip from 15-feet to approximately 5 feet;
and
b. An allowance to install one (1) freestanding sign at the north end of the Subject
Property (68th Avenue North), and two (2) freestanding signs at the south end of the
Subject Property. Each sign would have an allowance of up to 250-square feet and 32-
feet in height. All other provisions of the City Sign Ordinance, including minimum
setbacks and conformance with the sight triangle, would be applicable.
Should the Planning Commission accept these recommendations, the Commission may elect to adopt the
resolutions to be provided prior to the scheduled Planning Commission meeting on October 26, 2017.
Attachments
Exhibit A- City Submittal for 6701 Brooklyn Boulevard, prepared by Landform, dated September 26,
2017.
Exhibit B- City Council Resolution 2008-80 (Resolution Regarding the Disposition of Planning Commission
Application No. 2008-03 Submitted by the Luther Company LLLP), adopted on July 28, 2008.
Exhibit C- Review Memo, prepared by Assistant City Engineer Andrew Hogg, dated October 18, 2017.
BROOKLYN CENTER, MN
LUTHER MAZDA MITSUBISHI
BROOKLYN CENTER, MN
NORTH
NO SCALE
AREA LOCATION MAP
ABBREVIATIONS
NEWEXISTING DESCRIPTION DESCRIPTION
SYMBOLS
SYMBOL DESCRIPTION
DESCRIPTIONSYMBOL
EROSION CONTROL SYMBOLS
DRAWING SYMBOLS
LEGAL DESCRIPTION
BENCHMARK
12
2
DESCRIPTIONSHEET NO.
CIVIL AND LANDSCAPE TITLE SHEET
EXISTING CONDITIONS
DEMOLITION
SITE PLAN
SITE PHOTOMETRICS
GRADING, DRAINAGE, PAVING
& EROSION CONTROL - OVERALL
GRADING, DRAINAGE, PAVING
& EROSION CONTROL - OVERALL
SWPPP NOTES
UTILITIES - OVERALL
UTILITIES - ENLARGED
PRELIMINARY PLAT
CIVIL CONSTRUCTION DETAILS
CIVIL CONSTRUCTION DETAILS
CIVIL CONSTRUCTION DETAILS
LANDSCAPE PLAN
SITE / UTILITY CONTACTS
CIVIL / LANDSCAPE SHEET INDEX & REVISION MATRIX
OWNER
C0.1
C1.1
C1.2
C2.1
C2.2
C3.1
C3.1A
C3.2
C4.1
C4.1A
C5.1
C7.1
C7.2
C7.3
L2.1
CITY PLANNER
BUILDING OFFICIAL
ELECTRIC COMMUNICATION
GAS
CITY ENGINEER
LANDFORM
105 SOUTH FIFTH AVENUE, SUITE 513
MINNEAPOLIS, MN 55401
TEL 612-252-9070
FAX 612-252-9077
CONTACT: STEVE SABRASKI
PROJECT CONTACTS
CIVIL ENGINEER LANDFORM
105 SOUTH FIFTH AVENUE, SUITE 513
MINNEAPOLIS, MN 55401
TEL 612-252-9070
FAX 612-252-9077
CONTACT: ERIC LINDGREN
SURVEYOR
LANDFORM
105 SOUTH FIFTH AVENUE, SUITE 513
MINNEAPOLIS, MN 55401
TEL 612-252-9070
FAX 612-252-9077
CONTACT: DANYELLE PIERQUET
LANDSCAPE ARCHITECT
0 9 .2 6 .1 7
X
X
X
X
X
X
X
X
X
X
X
SHEETS ISSUED BY DATE
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
C001LUT037.DWG
CIVIL AND LANDSCAPE
TITLE SHEETC0.1
THE LUTHER COMPANY, LLLP
3701 ALABAMA AVE S
ST. LOUIS PARK, MN 55416
TEL (952) 258-8800
FAX (952) 258-8900
CONTACT: LINDA MCGINTY
BAKER ASSOCIATES, INC.
150 SOUTH FIFTH STREET, SUITE 1425
MINNEAPOLIS, MN 55402
TEL (612) 339-8601
FAX (612) 339-5668
CONTACT: NGUYEN HOANG
ARCHITECT
X
X
X
X
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
NORTH
0 50 100
C101LUT037.DWG
EXISTING
CONDITIONSC1.1
EXISTING CONDITIONS
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
GENERAL NOTES
LEGEND
DEMOLITION AND CLEARING NOTES
NORTH
0 30 60
C102LUT037.DWG
DEMOLITION
C1.2
16
12
33
58
3
127
10
9
8
7
22
21
29 2911111111121212
22 AC
4 2 AC
10
9
8
11
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 2BLOCK1
LOT 1
BLOCK 1
LOT 3
59
7
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
7
34
10 10 10 10
2 AC
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NORTH
0 50 100
C201LUT037
SITE PLAN
C2.1
SITE PLAN NOTES
PARKING SUMMARY
AREA SUMMARY
ZONING AND SETBACK SUMMARY
LEGEND
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 2BLOCK1
LOT 1
BLOCK
LOT 3
5.3 7.2 9.8 12.3 13.3 13.5 13.0 11.7 10.5 10.6 11.4 11.7 11.8 11.5 11.0 10.5 11.2 12.8 14.0 14.3 14.6 14.2 13.9 14.9 16.2 16.5 15.9 9.7 7.2 4.9
7.4 8.7 11.0 12.4 12.4 12.2 12.6 12.6 11.8 11.6 10.9 9.8 9.7 10.5 11.5 11.7 12.4 13.0 13.2 13.6 14.9 16.1 16.5 17.1 17.1 16.4 15.3 11.9 9.8 7.3
6.3 7.8 8.8 10.0 11.7 12.6 12.4 12.0 12.5 12.5 11.6 10.8 9.8 8.4 8.1 9.2 10.5 11.3 12.4 13.0 13.1 13.4 15.2 16.7 17.6 17.8 17.5 17.0 15.3 14.4 13.4 12.1 10.4 8.2 5.9
9.1 9.6 9.9 10.8 12.1 12.9 12.7 12.3 12.7 12.2 10.9 9.6 8.4 7.2 6.9 7.9 9.1 10.2 11.6 12.6 13.0 13.4 15.1 16.5 17.2 17.7 17.8 16.9 15.8 15.1 14.7 13.9 12.8 11.4 9.1
11.1 10.3 10.2 10.8 11.6 12.3 12.3 12.0 12.1 11.4 9.9 8.2 6.7 5.8 5.6 6.3 7.4 8.8 10.4 11.6 12.1 12.9 14.0 15.2 15.9 16.1 16.5 16.0 15.4 14.8 14.7 13.9 13.1 13.1
11.6 9.8 9.5 10.0 10.8 11.4 11.9 11.7 11.1 10.3 8.6 6.9 5.5 4.9 4.7 5.2 6.1 7.4 9.0 10.1 10.8 12.0 12.7 13.6 14.5 14.9 15.3 15.3 15.2 14.1 13.7 12.9 12.3
11.5 9.7 9.1 9.2 9.6 10.4 11.0 10.9 9.9 8.7 7.4 5.9 4.9 4.4 4.3 4.7 5.3 6.2 7.3 8.7 10.2 11.2 12.1 12.5 13.0 14.1 15.2 15.0 14.0 12.9 12.5 12.2 11.9 12.5 13.3
11.5 10.5 9.4 8.6 8.8 9.8 10.2 9.9 9.1 7.6 5.9 5.0 4.6 4.3 4.2 4.5 4.9 5.4 6.7 8.2 9.3 10.2 11.0 11.8 12.8 12.9 13.7 14.5 13.2 11.6 11.0 11.6 11.9 12.2 12.4
11.3 10.9 10.0 9.2 8.6 8.6 8.6 8.3 7.6 6.8 5.8 4.9 4.5 4.6 4.5 4.7 5.2 6.0 6.6 7.5 8.4 9.1 10.0 10.8 11.8 12.5 13.0 13.0 11.8 10.6 10.2 10.7 11.5 11.8 11.0
10.8 11.2 10.5 9.2 8.3 7.9 7.6 7.2 6.9 6.4 5.9 5.7 5.5 5.4 5.3 5.9 6.4 6.6 7.0 7.5 8.3 8.7 9.7 10.4 11.4 12.6 13.2 13.1 11.4 9.9 9.5 10.1 11.0 11.3 10.3
10.2 11.3 11.1 10.3 9.0 8.0 7.6 7.4 7.2 7.1 6.8 6.4 6.1 6.0 6.3 6.3 6.7 6.9 6.9 7.2 7.8 8.5 8.8 9.6 10.3 11.2 12.2 12.8 12.9 11.3 9.6 9.1 9.7 10.7 11.5 11.1
11.4 11.1 10.2 9.3 8.2 7.6 7.7 7.7 7.7 7.7 7.2 6.6 6.6 6.8 7.3 7.4 7.7 7.5 7.2 7.5 8.4 9.5 9.9 10.4 10.9 11.6 12.1 12.6 13.2 11.6 9.9 9.2 9.5 10.1 11.1 12.0
12.1 10.6 9.0 8.0 7.2 7.1 7.6 8.0 8.1 8.1 7.5 7.0 7.3 8.3 9.2 9.5 9.9 9.3 8.7 8.8 9.8 11.1 11.5 11.8 11.9 12.4 13.0 13.6 14.2 12.9 11.1 10.2 10.2 10.5 11.5 12.8
12.0 10.8 9.2 8.1 7.6 7.8 8.7 9.4 9.6 9.6 8.7 8.1 8.7 10.3 11.6 12.1 12.5 11.8 10.7 10.7 11.7 13.2 13.5 13.4 13.2 12.9 13.3 14.4 14.4 13.9 13.0 12.2 11.6 11.6 12.1 13.0
11.4 11.6 10.6 9.6 9.2 9.6 10.7 11.5 11.8 11.8 10.6 9.8 10.4 12.3 13.7 14.1 14.7 14.2 13.0 12.7 13.6 15.0 15.0 14.6 14.3 13.9 13.9 14.5 15.4 15.3 13.9 13.6 13.0 12.9 12.9 12.5
10.4 12.0 11.7 11.0 11.0 11.8 12.9 13.3 13.6 13.7 12.3 11.2 11.6 13.4 14.6 15.3 15.2 14.6 13.5 13.2 13.9 15.1 15.7 15.3 14.5 14.2 14.2 15.1 14.8 14.4 14.0 13.8 13.5 13.4 12.7 11.2
9.7 11.6 11.9 11.5 11.9 12.9 13.8 14.5 14.6 14.6 13.2 12.0 12.2 13.6 14.8 15.3 15.6 14.9 13.8 13.4 14.0 15.2 15.3 15.0 15.0 14.9 14.7 14.9 15.3 14.1 12.6 11.9 12.4 12.6 11.9 10.5
10.3 11.6 11.5 11.0 11.2 12.2 13.4 14.4 14.6 14.2 12.7 11.3 11.4 12.8 14.2 14.2 14.5 13.8 12.1 11.6 12.3 13.8 13.9 13.9 14.0 13.8 13.2 13.1 13.6 12.2 10.5 9.8 10.3 10.9 11.3 10.9
11.3 11.0 10.3 9.6 9.8 11.1 12.7 13.2 13.4 13.3 11.7 10.2 10.0 11.3 12.8 13.0 12.9 11.6 10.0 9.4 9.7 10.9 11.3 11.6 11.7 11.8 12.1 12.2 12.4 10.8 8.6 7.8 8.3 9.1 10.5 11.4
11.5 9.9 8.7 7.9 7.9 9.0 10.4 11.2 11.2 11.0 9.8 8.8 9.1 10.2 13.4 15.5 13.6 10.5 8.4 7.6 7.7 8.3 8.7 9.2 9.6 10.2 11.1 11.7 12.0 10.2 8.1 7.1 7.3 8.2 10.2 11.8
11.3 9.7 8.5 7.4 7.0 7.5 8.4 8.9 8.8 8.5 8.0 8.2 10.1 7.4 11.6 16.5 13.1 8.1 5.8 5.3 5.2 6.0 6.8 7.4 8.2 9.3 10.4 11.3 11.9 10.6 8.9 8.1 8.3 9.0 10.4 11.8
10.9 10.4 9.4 8.2 7.5 7.8 7.9 7.4 6.8 6.6 6.7 8.9 14.4 5.0 6.2 7.3 8.9 10.4 11.9 12.8 11.9 10.7 10.4 11.0 11.3 11.6 11.6
9.9 10.6 10.0 9.2 9.9 12.9 12.4 8.4 6.2 5.5 5.7 8.4 14.6 3.2 4.4 5.9 7.6 9.8 12.1 12.8 12.9 12.9 12.9 13.2 13.2 12.4 11.0
9.2 10.0 9.3 8.7 6.7 10.2 11.0 6.5 5.0 6.4 4.5 4.2 5.5 2.4 3.3 4.6 6.5 8.8 11.2 12.6 13.5 13.8 14.2 13.8 13.6 12.8 11.0
9.5 9.4 8.5 7.3 2.4 3.2 4.2 6.0 8.4 10.8 11.9 12.7 13.1 13.5 13.4 13.3 13.2 11.9
9.1 10.0 8.3 7.0 5.5 3.1 3.9 4.8 6.6 8.6 10.6 11.3 11.2 10.7 10.9 11.5 11.7 12.1 12.5
10.0 9.9 7.2 5.5 4.3 4.7 5.2 5.9 7.3 8.4 9.2 10.0 9.2 8.3 8.2 8.8 9.4 11.0 12.4
9.9 9.8 7.2 5.6 4.5 6.2 6.5 6.7 7.6 8.2 8.3 8.5 7.7 6.7 6.7 7.6 8.6 10.2 11.6
9.0 9.9 8.3 6.8 5.5 8.5 8.5 8.0 8.0 8.2 7.9 7.8 7.0 6.2 6.6 7.8 9.0 10.1 10.4
7.8 9.4 8.9 7.6 6.4 10.4 10.2 9.2 8.6 8.2 7.6 7.1 6.5 6.4 6.9 7.9 9.1 9.6 9.0
7.4 8.9 8.8 7.6 6.6 11.4 10.7 9.8 9.2 8.8 8.0 7.5 6.7 6.5 7.1 8.1 9.2 9.6 8.8
8.2 9.2 8.5 7.2 6.0 6.6 8.1 7.2 7.7 9.5 12.6 11.8 10.6 10.3 10.0 9.1 8.6 7.6 6.7 7.1 8.4 9.6 10.5 10.0
9.5 9.2 7.5 6.2 5.0 13.8 13.6 9.0 9.3 11.6 13.7 13.2 11.9 11.5 11.0 9.9 9.8 8.5 7.4 7.5 8.5 9.4 10.7 11.5
10.2 9.0 6.5 5.1 4.0 17.2 16.2 9.6 9.6 12.2 14.6 14.0 12.4 12.2 12.1 11.3 11.5 10.2 8.9 8.8 9.4 9.9 11.4 12.6
10.2 9.0 6.7 5.3 4.2 14.5 14.2 8.9 9.0 11.3 13.5 13.1 11.8 11.7 12.3 12.7 12.3 11.7 11.2 11.3 11.4 11.6 12.2 12.9
9.6 9.6 8.0 6.7 5.4 6.8 9.0 7.5 7.9 9.6 12.3 11.3 10.4 10.8 11.8 12.4 13.0 13.3 12.9 13.3 13.1 13.1 13.1 12.4
8.5 9.6 9.1 9.3 12.6 15.1 6.7 5.0 9.0 11.0 10.7 9.9 10.3 11.4 12.4 12.7 13.2 13.4 13.9 13.7 13.6 12.8 11.1
8.1 9.3 9.2 9.5 12.3 17.3 10.6 4.0 8.9 10.4 10.5 10.1 10.5 11.4 12.2 12.5 12.2 12.0 12.4 13.0 13.1 12.2 10.5
8.9 9.3 8.5 8.0 9.4 12.0 8.7 3.5 7.9 9.3 9.5 9.5 10.2 10.8 10.9 11.5 10.6 9.7 9.9 10.9 11.5 11.7 10.8
10.0 8.8 7.2 5.7 4.1 3.0 6.6 7.8 8.3 8.6 9.4 10.0 10.0 10.0 8.9 7.6 7.5 8.3 9.2 10.7 11.3
10.4 8.2 6.1 4.7 3.1 2.8 6.2 7.4 8.1 8.4 8.8 9.5 9.7 9.3 7.9 6.5 6.3 6.8 7.9 10.1 11.6
10.3 8.3 6.2 4.8 3.2 2.7 6.0 7.2 8.0 8.2 8.8 9.5 9.6 9.4 8.1 6.7 6.6 7.3 8.3 10.1 11.3
10.0 9.2 7.5 5.9 4.0 2.8 6.4 7.8 8.3 8.6 9.4 10.0 10.0 10.2 9.3 8.3 8.2 9.2 10.0 11.0 10.9
9.4 9.9 9.3 7.9 6.2 4.4 7.7 9.3 9.6 9.6 10.4 11.0 11.1 11.8 11.1 10.4 10.6 11.5 11.9 11.4 10.2
10.2 9.4 8.6 7.7 6.6 5.7 5.7 6.1 6.2 5.8 5.0 4.1 3.2 2.8 3.1 3.7 4.4 5.5 6.5 7.4 8.7 10.2 10.3 10.2 10.8 11.8 12.6 12.9 12.7 12.5 12.8 13.2 13.3 12.3 10.5
10.4 9.7 9.0 8.5 7.9 7.1 6.8 7.4 7.8 7.6 6.8 5.8 4.8 4.5 4.9 5.7 6.4 7.4 8.2 8.6 9.1 11.3 10.7 10.5 11.2 12.1 13.0 13.4 13.5 13.3 13.9 13.7 13.6 13.3 11.9
9.7 9.3 9.0 9.0 8.8 8.4 8.5 9.1 9.9 9.8 9.3 8.1 7.1 6.8 7.3 8.2 8.9 9.9 10.7 10.9 11.5 13.0 13.0 12.5 12.6 13.1 13.5 13.6 13.7 12.9 13.0 12.7 12.5 13.1 12.9
9.1 9.1 9.0 9.5 10.4 10.2 10.6 11.4 11.8 11.5 11.3 10.7 9.6 9.3 9.8 10.2 10.8 11.7 12.9 13.5 14.5 15.6 15.6 14.5 14.2 14.3 14.3 13.7 12.6 11.4 11.2 11.2 11.3 12.5 13.2
9.4 9.6 9.6 10.6 11.8 12.1 12.4 13.5 13.5 12.9 12.9 12.9 11.9 11.6 11.9 11.8 12.0 12.8 14.1 15.0 15.6 16.8 16.6 15.2 14.9 14.6 13.8 13.4 11.7 10.0 9.5 10.0 10.5 11.5 12.4
10.9 10.8 10.5 10.9 11.0 12.0 12.8 13.2 13.7 14.0 14.6 14.1 14.2 13.4 12.7 12.3 12.1 12.4 12.6 13.3 14.3 14.5 15.5 15.8 16.0 15.3 14.7 14.0 12.9 12.2 10.6 9.1 8.9 9.6 10.4 11.2 11.0
10.1 11.3 11.3 11.4 11.6 12.1 13.1 13.8 14.1 13.5 13.3 12.9 12.9 12.8 12.8 12.6 11.4 10.7 10.7 11.2 12.1 13.2 14.8 15.0 14.6 13.7 13.1 12.9 12.3 11.9 10.4 9.0 9.0 9.9 10.6 10.7 9.5
9.6 11.0 11.3 11.3 11.7 12.6 13.8 14.5 14.6 13.7 12.5 11.6 11.3 11.8 12.1 11.7 10.2 8.7 7.9 8.2 9.5 11.4 12.5 13.2 12.4 11.5 11.2 11.3 11.4 11.5 10.4 9.4 9.4 10.1 10.9 10.7 9.5
10.2 11.0 11.1 11.2 11.6 13.0 14.4 14.9 14.8 14.1 12.5 10.9 10.4 10.8 10.9 10.3 8.7 7.0 5.9 6.1 7.5 9.5 10.7 11.2 10.5 9.9 10.0 10.4 11.0 11.6 10.7 10.0 10.2 11.0 11.6 11.8 11.0
11.0 10.4 10.2 10.6 11.0 12.9 15.1 15.1 14.8 14.5 12.8 10.6 10.2 9.7 8.8 8.1 7.2 5.8 4.8 4.9 6.1 7.4 8.1 8.6 8.8 8.6 9.1 10.3 11.5 12.2 11.8 11.0 11.1 11.8 12.2 12.9 12.8
11.3 9.7 9.1 9.8 10.5 12.5 14.8 15.4 15.0 14.6 12.6 10.2 9.3 8.5 7.4 6.6 5.7 4.6 3.9 3.9 4.7 5.7 6.2 6.7 7.0 7.0 7.9 9.6 11.7 12.1 12.4 12.4 12.5 12.3 12.7 13.8 14.3
11.0 9.6 8.8 9.4 10.2 12.1 14.0 14.7 14.7 13.4 11.9 9.6 8.1 6.8 6.0 5.3 4.5 3.7 3.3 3.3 3.6 4.3 4.9 5.3 5.6 5.9 7.2 9.2 11.3 12.7 13.5 12.8 13.2 13.0 13.5 14.3 14.5
10.3 9.9 9.1 9.2 9.5 10.7 12.5 13.3 13.5 11.8 10.0 7.8 6.3 5.1 4.6 4.2 3.8 3.3 3.0 2.8 3.0 3.4 4.0 4.5 5.1 5.9 7.4 9.4 12.0 12.8 13.0 13.2 13.7 14.1 14.6 14.5 13.4
9.0 9.8 9.5 9.0 8.9 9.8 11.4 12.7 12.6 10.9 8.4 6.3 4.8 4.1 3.8 3.6 3.5 3.3 2.9 2.5 2.6 2.9 3.7 4.7 5.5 6.4 8.0 9.7 11.8 13.4 13.5 12.9 12.9 14.0 14.3 13.0 11.1
8.2 9.2 9.2 8.7 8.4 9.1 10.3 11.1 11.0 9.8 7.6 5.5 4.0 3.5 3.2 3.5 3.9 3.9 3.4 2.9 2.8 3.2 4.1 5.4 6.3 7.2 8.4 9.2 10.6 12.6 12.9 12.2 11.8 12.4
8.6 9.3 9.1 8.7 8.2 8.3 9.1 9.2 9.1 8.9 7.6 5.6 4.1 3.2 3.1 3.9 4.8 5.2 5.0 4.4 4.0 4.3 5.2 6.3 7.4 8.2 8.3 8.5 9.6 11.6 11.6 11.9
9.9 9.4 8.8 8.3 7.7 7.6 8.1 8.4 8.6 8.7 7.9 6.3 4.9 3.9 4.0 5.1 6.2 6.7 6.9 6.3 5.5 5.5 6.5 7.1 8.2 8.7 7.8 7.3
10.4 9.0 8.3 8.1 7.8 7.8 7.9 8.1 8.8 9.1 8.6 7.7 6.4 5.2 5.2 6.4 7.7 8.0 8.3 8.0 7.4 7.6 8.2 8.5 7.5 6.8 6.0
10.6 9.2 8.6 8.5 8.4 8.6 8.4 8.2 9.1 9.8 9.5 8.8 7.8 6.6 6.6 7.7 8.8 8.8 8.9 9.4 9.7 10.1 10.1 6.2 5.6 4.6
9.8 9.7 9.4 9.5 9.6 9.9 10.5 9.9 9.3 9.0 8.5 9.0 9.5 9.6 8.4 7.9 3.3
10.5 10.1 9.7 11.4 11.6 11.2 10.3 9.0 8.7 9.4 10.2 10.8
8.5 8.4 7.5
6.6 5.8 4.6
4.4 4.0 2.9
PROJECT NO.
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IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
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DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
NORTH
0 30 60
C202LUT037
PHOTOMETRICS PLAN
C2.2
SITE LIGHTING NOTES
STATISTICS
LUMINAIRE SCHEDULE
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 2BLOCK1
LOT 1
BLOCK 1
LOT 3
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
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c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NORTH
0 50 100
C301LUT037.DWG
GRADING,DRAINAGE, PAVING &
EROSION CONTROL - OVERALLC3.1
OCK 1
OT 1
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 2BLOCK1
LOT 1
BLOCK
LOT 3
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
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L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NORTH
0 30 60
C301LUT037A.DWG
GRADING, DRAINAGE, PAVING &
EROSION CONTROL - ENLARGEDC3.1A
ENLARGED AREA1 20 SCALE
ENLARGED AREA2 20 SCALE
ENLARGED AREA3 20 SCALE
GENERAL NOTES
PAVING NOTES
LEGEND
GRADING NOTES
EROSION AND SEDIMENT CONTROL NOTES
ENLARGED AREA4 20 SCALE
STORMWATER POLLUTION PREVENTION MANAGEMENT MEASURES
EROSION PREVENTION AND SEDIMENT CONTROL
SITE EVALUATION/ASSESSMENT/PLANNING
x
x
x
x
x
x
x
x
x
x
x
INSPECTIONS AND MAINTENANCE
x
x
x
x
x
RECORDKEEPING/RECORD RETENTION
x
x
x
x
x
x
x
x
LOG OF CHANGES TO THE SWPPP/AMENDMENTS
FINAL STABILIZATION
POST CONSTRUCTION BMPS
TERMINATION OF COVERAGE
x
x
xx
xx
x
x
x
SWPPP CONTACT AND TRAINING INFORMATION
WATERS WITHIN ONE MILE OF SITE
SCHEDULE OF BMP INSTALLATION AND CONSTRUCTION ACTIVITY
DESCRIPTION OF CONSTRUCTION ACTIVITY
IMPAIRED WATERS - REQUIRED TMDLS
NPDES PERMIT AND SWPPP COMPONENTS
x
x
x
TEMPORARY SEDIMENTATION BASIN(S)
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
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Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
C302LUT037.DWG
SWPPP
NOTESC3.2
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 2BLOCK1
LOT 1
BLOCK 1
LOT 3
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
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L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NORTH
0 50 100
C401LUT037.DWG
OVERALL
UTILITIESC4.1
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 2BLOCK1
LOT 1
BLOCK
LOT 3
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
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CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
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CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NORTH
0 30 60
C401LUT037A.DWG
ENLARGED
UTILITIESC4.1A
GENERAL NOTES
UTILITY NOTES
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 2BLOCK1
LOT 1
BLOCK 1
LOT 3
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NORTH
0 50 100
C501LUT037
PRELIMINARY
PLATC5.1
EXISTING PROPERTY DESCRIPTION
PROPERTY AREA
PROPOSED PROPERTY DESCRIPTION
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
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L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NO SCALE
UNIVERSAL SYMBOL OF ACCESSIBILITY5
NO SCALE
CONCRETE SIDEWALK AND SIDEWALK JOINTING6
NO SCALE
B412 CONCRETE CURB & GUTTER8
NO SCALE
CONCRETE RIBBON CURB9
NO SCALE
SQUARE BOLLARD W/ ACCESSIBLE SIGNAGE7
NO SCALE
SQUARE BOLLARD
NO SCALE
SILT FENCE
11
10
CURB TRANSITION DETAIL
NO SCALE
B412 CURB TO RIBBON CURB
D312 CURB TO RIBBON CURB
15
NO SCALE
TYPICAL COMMERCIAL DRIVEWAY12
NO SCALE
THICKENED BITUMINOUS EDGE
TO CONCRETE INTERFACE16
NO SCALE
NOSE DOWN CURB14
NO SCALE
ASPHALT PAVEMENT TRANSITION17
x
x
x
x
x
VEHICLE TRACKING PAD
NO SCALE1
FRAME
NO SCALE
CONCRETE WASHOUT AREA3
NO SCALE
B612, B618, & SURMOUNTABLE CURB & GUTTER
4
CITY OF BROOKLYN CENTER
INLET PROTECTION
NO SCALE2
NO SCALE
24" SURMOUNTABLE CURB13
C701LUT037.DWG
CIVIL CONSTRUCTION
DETAILSC7.1
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
PROJECT
SHEET INDEX
ISSUE / REVISION HISTORY
CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
c
Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Professional Engineer under
the laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Steven E. Sabraski
License No:Date:
NO SCALE
CATCH BASIN9
NO SCALE
CLASS B PIPE BEDDING1
CLASS C PIPE BEDDING2
NO SCALE
GATE VALVE AND BOX INSTALLATION3
BLOCKING OR JOINT RESTRAINT OF WATER MAIN5
NO SCALE
VALVE AND HYDRANT INSTALLATION4
CITY OF BROOKLYN CENTER
CITY OF BROOKLYN CENTER
CITY OF BROOKLYN CENTER
NO SCALE
WATER MAIN CROSSING7CITY OF BROOKLYN CENTER
NO SCALE
MANHOLE (SANITARY SEWER)8 CITY OF BROOKLYN CENTER
CITY OF BROOKLYN CENTER
CITY OF BROOKLYN CENTER
CITY OF BROOKLYN CENTER
NO SCALE
STORM SEWER CATCH BASIN MANHOLE6
NO SCALE
CLEAN-OUT STRUCTURE10
NO SCALENO SCALE
C701LUT037.DWG
CIVIL CONSTRUCTION
DETAILSC7.2
NO SCALE
CURB CUT OUTLET11
PROPOSED BUILDING
FFE=863.5
BLOCK 1
LOT 1
5 SPNF
2 VINA
2 MASP
3 JUAR
5 VINA
3 SPNF
4 VINA
1 SPNF
4 JUBL
8 CAKF
2 VINA
1 MASP
4 VINA
4 SPNF11 CAKF 2 JUBL
3 RUHI
5 VINA
3 SPNF
3 RUHI
2 SPNF
3 RUHI
5 CAKF
1 VINA
2 SPNF
2 RUHI
6 CAKF
2 MASP
3 GTSK
4 SPNF
6 VINA
2 JUBL
3 SPNF
9 PIDE
1 GTSK
10 VINA
2 CAKF
8 SPNF
7 CAKF
5 VINA
6 CAKF
9 HELE
2 JUAR
3 RUHI
4 JUBL
1 MASP
1 JUAR
4 JUBL
3 HELE
5 CAKF 3 HELE
3 CAKF
2 JUAR
3 VINA
1 MASP
2 MASP
7 CAKF
3 HELE
3 JUAR
3 CAKF1 GTSK
1 SPNF
4 VINA
1 GTSK
6 SPAW
3 SPAW
1 VINA
2 SPNF
1 GBPS
1 SPNF
2 VINA
1 VINA
2 SPNF
1 GBPS
1 SPNF
2 VINA
1 GBPS
2 PIDE
2 SPNF
1 GBPS
1 SPNF
2 VINA
2 VINA
1 SPNF
1 GBPS
2 SPNF
1 VINA
1 SPNF
2 VINA
1 GBPS
2 VINA
1 SPNF
1 PIDE
1 GBPS
2 VINA
1 SPNF
1 GBPS
2 SPNF
1 VINA
3 SPAW
3 PIDE
4 MASP
4 SPNF
5 JUBL
3 PINI
4 VINA
8 ACFR
1 ACFR
1 GTSK
4 SPNF
5 CAKF
3 VINA
2 JUBL
3 JUAR
3 VINA
8 PIDE
4 ACRU
3 VINA
1 VINA
4 SPNF
7 VINA
4 SPNF
2 VINA
3 RUHI
10 CAKF
3 RUHI
7 CAKF
3 RUHI
5 CAKF
2 RUHI
7 CAKF
PROJECT NO.
FILE NAME
IF THE SIGNATURE, SEAL OR FOUR LINES DIRECTLY ABOVE ARE NOT
VISIBLE, THIS SHEET HAS BEEN REPRODUCED BEYOND INTENDED
READABILITY AND IS NO LONGER A VALID DOCUMENT. PLEASE CONTACT
THE ENGINEER TO REQUEST ADDITIONAL DOCUMENTS.
BY DATE
DATE ISSUE / REVISION REVIEW
CONTACT ENGINEER FOR ANY PRIOR HISTORY
TITLESHEET
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SHEET INDEX
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CERTIFICATION
PROJECT MANAGER REVIEW
L A N D F O R M
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Landform®and Site to Finish®are registered service marks of Landform Professional Services, LLC.
DEVELOPER
MUNICIPALITY
SES 09.26.2017
SEPTEMBER 26, 2017
LUT17037
2 0 1 7
3701 ALABAMA AVENUE SOUTH
ST. LOUIS PARK, MN 55416
TEL 952-258-8800 FAX 952-258-8900
L201LUT037.DWG
LANDSCAPE PLAN
L2.1
LANDSCAPE NOTES
LANDSCAPE REQUIREMENTS
PLANT SCHEDULE
LEGEND
NO SCALE
DECIDUOUS TREE PLANTING1
V A R I E S
2 4 "
M I N
NO SCALE
CONIFEROUS TREE PLANTING
NO SCALE
SHRUB PLANTING3
NO SCALE
PERENNIAL PLANTING4
NORTH
0 30 60
2
I hereby certify that this plan was prepared by me, or under my direct
supervision, and that I am a duly Licensed Landscape Architect under the
laws of the state of MINNESOTA.
Signature shown is a digital reproduction of original. Wet signed copy of
this plan on file at Landform Professional Services, LLC office and is
available upon request.
Danyelle P. Pierquet
License No:Date:
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Member Kay Lasman introduced the following resolution and moved its
adoption:
RESOLUTION NO. 2008-80
RESOLUTION REGARDING THE DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2008-003 SUBMITTED BY THE LUTHER
COMPANY LLLP
WHEREAS, Planning Commission Application No. 2008-003 submitted by the
Luther Company LLLP proposes rezoning from C-2 (Commerce) to PUD/C-2 (Planned Unit
Development/Commerce) of three contiguous lots located on the west side of Brooklyn Boulevard
between I-94 and 68`" Avenue North and addressed as 6701 Brooklyn Boulevard, 4301 68'
Avenue North and 4315 68th Avenue North; and
WHEREAS, the proposal comprehends the rezoning of the above property and
development plan approval for the redevelopment and expansion of the existing Chevrolet building
and the remodeling and expansion of an existing building for a new Buick, Pontiac, GMC
dealership; and
WHEREAS, the Planning Commission held a duly called public hearing on July
17, 2008 when a staff report and public testimony regarding the rezoning and development plan
were received; and
WHEREAS, the Planning Commission recommended approval of Application No.
2008-003 by adopting Planning Commission Resolution No. 2008-02 on July 17, 2008; and
WHEREAS, the City Council considered Application No. 2008-003 at its July 28,
2008 meeting; and
WHEREAS, the City Council has considered this Planned Unit Development
request in light of all testimony received, the guidelines for evaluating rezonings contained in
Section 35-208 of the City's Zoning Ordinance, the provisions of the Planned Unit Development
ordinance contained in Section 35-355 of the City's Zoning Ordinance, the City's Comprehensive
Plan and the Planning Commission's recommendations.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of
Brooklyn Center that Application No. 2008-003 submitted by the Luther Company LLLP be
approved based upon the following considerations:
1. The Planned Unit Development is compatible with the standards, purposes and
intent of the Planned Unit Development section of the City's Zoning Ordinance.
RESOLUTION NO. 2008-80
2. The Planned Unit Development proposal will allow for the utilization of the land in
question in a manner which is compatible with, complimentary to and of
comparable intensity to adjacent land uses as well as those permitted on
surrounding land.
3. The utilization of the property as proposed under the Planned Unit Development
Rezoning is considered a reasonable use of the property and will conform with
ordinance standards except for allowing a waiver of the 40 ft. rear yard setback
requirement for 430168' Avenue North and to allow green strip encroachments for
parking along I-94 and display pads with pergolas or railings along Brooklyn
Boulevard, 68th Avenue and I-94 and to allow the three properties under different
ownership to be utilized as a single parcel of land without the benefit of replatting
the property into a single lot. These modifications from the Zoning Ordinance
standards are justified on the basis of the development being an appropriate
redevelopment of this area and that they are offset or mitigated by various factors
contained in the approved development plan.
4. The Planned Unit Development proposal is considered consistent with the
recommendations of the City's Comprehensive Plan for this area of the city.
5. The Planned Unit Development proposal appears to be a good long range use of the
existing land and this redevelopment can be considered an asset to the community.
6. Based upon the above considerations, it is believed that the guidelines for
evaluating rezonings as contained in Section 35-208 of the City's Zoning
Ordinance are met and the proposal is, therefore, in the best interest of the
community.
BE IT FURTHER RESOLVED by the City Council of the City of Brooklyn Center
that Application No. 2008-003 be approved subject to the following conditions and considerations:
The building plans are subject to review and approval by the Building Official with
respect to applicable codes prior to the issuance of building permits.
2. Grading, drainage, utility and erosion control plans are subject to review and
approval by the City Engineer prior to the issuance of permits.
A site performance agreement and supporting financial guarantee in an amount to
be determined based on cost estimates shall be submitted prior to the issuance of
building permits to assure completion of all required site improvements.
RESOLUTION NO. 2008-80
4. B-612 curb and gutter shall be provided around all parking and driving areas except
for where the City Engineer may authorize a lesser standard such as B-412 curb and
gutter in non-drainage areas.
Any outside trash disposal facilities and rooftop or on ground mechanical
equipment shall be appropriately screened from view.
6. The building and building additions shall be equipped with automatic fire
extinguishing systems to meet NFPA standards and shall be connected to a central
monitoring device in accordance with Chapter 5 of the City Ordinances.
7. Underground irrigation shall be installed in all landscaped areas to facilitate site
maintenance.
8. Plan approval is exclusive of all signery which is subject to Chapter 34 of the City
Ordinances.
9. The applicant shall submit an as built survey of the property, improvements and
utility service lines prior to the release of the performance guarantee.
10. The owner of the property shall enter into an easement and agreement for
maintenance and inspection of utility and storm drainage systems as approved by
the City Engineer prior to the issuance of building permits.
11. All work performed and materials used for construction of utilities shall conform to
the City of Brooklyn Center Standard Specifications and Details.
12. The applicant shall provide appropriate erosion control during construction as
approved by the City Engineering Department and obtain an NPDES construction
site erosion control permit from the Minnesota Pollution Control Agency prior to
disturbing the site.
13. The applicant shall enter into a PUD agreement with the City of Brooklyn Center to
be reviewed and approved by the City Attorney prior to the issuance of building
permits. Said agreement shall be filed with the title to the property and shall
acknowledge the specific modifications to the C-2 underlying zoning district as
well as other conditions of approval. The agreement shall further assure
compliance with the development plans submitted with this application.
14. Appropriate cross access and parking agreements, as approved by the City Attorney
shall be executed and filed with the titles to the property allowing access between
6701 Brooklyn Boulevard, 4301 68th Avenue North and 4315 68`h Avenue North
prior to the issuance of building permits for this project.
RESOLUTION NO. 2008-80
15. The applicant shall receive approval from the Shingle Creek Watershed
Management Commission for their watershed management plans prior to the
issuance of building permits for this project.
16. Modifications to allow green strip encroachments for decorative display pads,
pergolas and fencing as indicated on the approved plans are considered to be
acceptable provided they are properly maintained, do no cause clear view visibility
impediments and can be modified, changed or eliminated only with the approval of
the City of Brooklyn Center.
17. The owner shall replat the property in accordance with Section 35-540 once
common ownership of the lots is attained.
18. There shall be no outdoor paging, announcing, or other amplified voice
or music on the site.
1
Julv 28. 2008
Date
ATTEST: A44f, Q,~, l4c~ityclierk
Mayor
The motion for the adoption of the foregoing resolution was duly seconded by member
Mark Yelich
and upon vote being taken thereon, the following voted in favor thereof:
Tim Willson, Kay Lasman, Mary O'Connor, Dan Ryan, and Mark Yelich;
and the following voted against the same: none ;
whereupon said resolution was declared duly passed and adopted.
M E M O R A N D U M
DATE: October 18, 2017
TO: Ginny McIntosh, City Planner/Zoning Administrator
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Preliminary Site Plan, PUD Amendment and Preliminary Plat Review - Luther Mazda
Mitsubishi
Public Works staff reviewed the following documents submitted for review for the proposed Luther
Mazda Mitsubishi:
Preliminary Plans dated September 26, 2017
Subject to final staff Site Plan approval, the referenced plans must be revised in accordance with the
following comments/revisions and approved prior to issuance of Land Alteration permit.
Title Sheet
1. Revise City Engineer Contact
C1.1 – Existing Conditions Plan
2. No comments.
C1.2 – Demolition Plan
3. No comments.
C2.1 – Site Plan
4. No comments.
C3.1A – Grading Plan
5. Call out for City driveway aprons.
6. The applicant is proposing to construct curb Type B412 within the site. Type B412 curb is
acceptable
C3.2 – Storm Water Pollution Prevention Plan
7. Erosion Control BMP quantities.
C4.1 – Utility Plan
8. TSS treatment on storm sewer run.
C5.1 - Preliminary Plat
9. Need working copy of the preliminary plat to show all vacated easements, proposed easements,
existing and proposed utilities and provide all easement documents for the City for review.
Luther Mazda Mitsubishi Site Plan
Review Memo, October 18, 2017
10. Legal descriptions and easement vacation documents must be obtained for all existing
easements. Existing public easements as determined by the City must be vacated, and proposed
easements must be dedicated as part of the preliminary and final platting process. The formal
vacation document must contain an easement vacation description and depiction exhibit signed
by a professional surveyor.
11. An updated certified abstract of title or registered property report must be provided to the City
Engineer and City Attorney for review at the time of the preliminary plat application (within 30
days of preliminary plat application). Additionally, this will need to stay current and be updated
through the approval process as required to maintain and be current within 30 days of the release
of final plat.
12. A 10-ft drainage and utility easement must be dedicated on the plat around the entire perimeter
of the site.
13. 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.
C7.1 & 7.2 – Detail Sheets
14. All work performed and materials used for construction of utilities must conform to the City
standard specifications and details. The City’s standard details must be included in the plan.
15. Update to use current City plates.
Miscellaneous
16. See redlines for additional comments.
17. Provide irrigation plan.
18. Provide detailed vehicle turning and tracking movement diagrams for delivery vehicles and
garbage trucks demonstrating specific and actual routes.
19. 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.
20. Analysis on the proposed site demand on existing City storm systems will need to be completed
and reviewed, prior to issue of a Land Alteration Permit, City will provide follow-up to
developer following analysis.
21. Provide traffic study include the anticipated site trip distribution & traffic and turning movement
counts and level of service analysis of the following intersections (upon Buildout and 20 years
out @ 1% annual growth): Brooklyn Blvd @ 68th Avenue, Brooklyn Blvd @ 69th Avenue,
Brooklyn Blvd @ Mid-Block Right-In/Right-Outa and 69th Avenue @ Lee Avenue.
22. Provide a travel demand management plan.
Luther Mazda Mitsubishi Site Plan
Review Memo, October 18, 2017
23. 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 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).
24. The total disturbed area exceeds one acre, an NPDES permit is required. In addition, the total
disturbed area is more than five acres; applicant must submit plans to the Shingle Creek
Watershed Commission for project review. Applicant must meet requirements from the
watershed’s review.
25. The City has submitted the plans to Minnesota Department of Transportation (Mn/DOT) for
review. Applicant must meet requirements from the Mn/DOT review.
26. The City has submitted the plans to Hennepin County for review. Applicant must meet
requirements from the Hennepin County review.
27. Applicant must apply for a Land Disturbance permit.
28. Utility Facilities Easement Agreement is required.
Prior to Issuance of a Land Alteration
29. Final construction/demolition plans and specifications need to be received and approved by the
City Engineer in form and format as determined by the City. The final plan must comply with the
approved preliminary plan and/or as amended, as required by the City Engineer.
30. A letter of credit or a cash escrow in the amount of 100 percent of the estimated cost as
determined by City staff shall be deposited with the City.
31. During construction of the site improvements and until the permanent turf and plantings are
established, the developer will be required to reimburse the City for the administration and
engineering inspection efforts. Please submit a deposit of $2,500 that the City can draw upon on
a monthly basis.
32. A Construction Management Plan and Agreement is required that addresses general construction
activities and management provisions, traffic control provisions, emergency management
provisions, storm water pollution prevention plan provisions, tree protection provisions, general
public welfare and safety provisions, definition of responsibility p rovisions, temporar y parking
provisions, overall site condition provisions and non-compliance provisions. A separate $2,500
deposit will be required as part of the non-compliance provision.
Anticipated Permitting
33. A City Land Disturbance permit is required.
34. Watershed plan review is required.
35. A MPCA NPDES permit is required.
36. Other permits not listed may be required and is the responsibility of the developer to obtain and
warrant.
37. Copies of all required permits must be provided to the City prior to issuance of applicable
building and land disturbance permits.
Luther Mazda Mitsubishi Site Plan
Review Memo, October 18, 2017
38. A preconstruction conference must be scheduled and held with City staff and other entities
designated by the City.
The aforementioned comments are provided based on the information submitted by the applicant at
the time of this review. Other guarantees and site development conditions may be further
prescribed throughout the project as warranted and determined b y the City.