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HomeMy WebLinkAbout2018 05-17 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER May 17, 2018 Regular Session 1. Call to Order: 7:00 PM 2. Roll Call 3. Approval of Regular Meeting Agenda Motion to Approve Planning Commission Regular Session Meeting Agenda for May 17, 2018 4. Approval of Minutes – April 26, 2018, Regular Session and Work Session a. Motion to Approve the Meeting Minutes for the April 26, 2018 Regular Session b. Motion to Approve the Meeting Minutes for the April 26, 2018, Work Session 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. PC Application No: 2018-008- Public Hearing Request: An Ordinance Amending Chapter 35 of the City Code to Allow Automobile Dealership Off-Site Vehicle Storage as an Interim Use. Requested Planning Commission Action: • Direct Staff to present proposed Ordinance; • Discussion with City Staff and Commissioners;and • Recommend approval to City Council of the as proposed amendment to Chapter 35 of the City Codes to establish a new Section 35-420, which would allow auto dealerships in the City to store new vehicles off-site for a specific period of tie with an approved Interim Use Permit. b. PC Application No: 2018-006 Applicant: Alan Milavetz (Milavetz, Gallop & Milavetz) Property Address: 1915 57th Avenue North and 2001 57th Avenue North (Vacant) Request: Consideration of Planning Commission Application No. 2018-006 for Site and Building Plan Approval to Construct an Approximately 1,000-square foot Addition, Expand an Existing Parking Area and Combine Two Adjacent, Common-Owned Lots through Hennepin County. Requested Planning Commission Action: • Direct Staff to present Resolution; • Discussion with City Staff and Commissioners; • Adopt the proposed Planning Commission Resolution No. 2018-008 PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER May 17, 2018 Regular Session 7. Discussion Items a. Follow-up on Planning Commissioner Training Opportunities b. Discussion in Advance of Next Planning Commission Meeting (Comprehensive Plan) 8. Other Business None. 9. Adjournment PC Minutes 04-26-18 -1- DRAFT MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA REGULAR SESSION APRIL 26, 2018 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:02 p.m. 2. ROLL CALL Chair Randall Christensen, Commissioners Alexander Koenig, Stephen Schonning, and Susan Tade were present. Commissioner Jack MacMillan was absent and excused. Commissioner Abraham Rizvi was absent and unexcused. Also present were Community Development Director, Meg Beekman, and Michaela Kujawa-Daniels of TimeSaver Off Site Secretarial, Inc. 3. APPROVAL OF AGENDA – APRIL 26, 2018 There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to approve the agenda for the April 26, 2018, meeting as submitted. The motion passed unanimously. 4. APPROVAL OF MINUTES – APRIL 12, 2018 REGULAR SESSION There was a motion by Commissioner Schonning, seconded by Commissioner Koenig, to approve the minutes of the April 12, 2018, Regular Session meeting as submitted. The motion passed unanimously. 5. CHAIRPERSON’S EXPLANATION Chair Christensen explained the Planning Commission’s role as an advisory body. One of the Commission’s functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. 6. PLANNING APPLICATION ITEMS a. PLANNING COMMISSION APPLICATION NO. 2018-001 APPLICANT: HOM FURNITURE, INC. PROJECT ADDRESS: 2501 COUNTY ROAD 10 Community Development Director Meg Beekman introduced Resolution No. 2018-007, which was a consideration for a request to approve the use of certain exterior materials in the renovation of the former Kohl’s building. As was noted, the proposed building would result in the south elevation of the building being 13 percent deficient in achieving the required 50 PC Minutes 04-26-18 -2- DRAFT percent Class I, 50 percent Class II ratio, which is required within the Shingle Creek crossing Planned Unit Development. The reason for the deficiency is due to the use of Nichiha on the building. Nichiha is a type of fiber cement; however, it is manufactured and installed differently than other types of fiber board, which gives it greater durability and a longer life expectancy. Ms. Beekman reviewed the request. A representative of the Applicant, John Pierce, Real Estate Manager for HOM Furniture, addressed the Commission and provided some in-depth background on the request. He provided a sample of the material, Nichiha, which is typically considered a Class II exterior building material for the Commissioners to review and stated it comes with a 50-year life expectancy. He noted it is the best material for what they want to accomplish and it looks nice. Commissioner Schonning asked if the samples provided are the exact type they will be using on the building. Mr. Pierce noted that it was, but it will be in a different color. Commissioner Schonning stated it seems like an upgrade to the Class I materials they currently allow within the Shingle Creek Crossing Architectural Design Guidelines and noted it will look great. Chair Christensen asked what the materials are made out of. The Applicant stated it is mainly comprised of composted, concrete products. The applicant stated the wood finish look is pressed into the product, so it doesn’t require painting or maintenance. Chair Christensen stated it will look nice as well. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2018-007 REGARDING THE USE OF CERTAIN EXTERIOR MATERIALS IN THE RENOVATION OF THE FORMER KOHL’S BUILDING (2501 COUNTY ROAD 10) There was a motion by Commissioner Schonning, seconded by Commissioner Tade, to approve Planning Commission Resolution No. 2018-007 as submitted. Voting in favor: Chair Christensen, Commissioners Koenig, Schonning, Tade, and Sweeney. And the following voted against the same: None The motion passed unanimously. b). PLANNING COMMISSION APPLICANTION NO. 2018-005 APPLICANT: NEAL THAO (NOBLE ACADEMY) PROJECT ADDRESS: 6201 NOBLE AVENUE NORTH Community Development Director Meg Beekman re-introduced Application No. 2018-005, which was recently approved by the Planning Commission and City Council. She reviewed the background with the Commission and noted that the purpose of bringing this item back was to have the Planning Commission approve the amended resolution, as the Commissioners approved the Application with a request to follow up with the Fire Department to verify the minimum driveway aisle width necessary for the proposed bus-only driveway. Ms. Beekman stated this is a review and request to approve the Resolution previously proposed with the amendments. PC Minutes 04-26-18 -3- DRAFT ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2018-006 REGARDING RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2018-005 SUBMITTED BY NEAL THAO OF NOBLE ACADEMY REQUESTING SITE PLAN APPROVAL FOR A PARKING LOT AND DRIVEWAY EXPANSION (LOCATED AT 6201 NOBLE AVENUE NORTH) There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to approve Planning Commission Resolution No. 2018-006 as submitted. Voting in favor: Chair Christensen, Commissioners Koenig, Schonning, Tade, and Sweeney. And the following voted against the same: None The motion passed unanimously. 7. DISCUSSION ITEMS a. CITY COUNCIL PLANNING COMMISSION APPLICATIONS UPDATE Ms. Beekman introduced this item and provided some updates on the Planning Commission applications that have moved through the City Council review process and have been approved. b. 2018 LAND USE TRAINING AND EDUCATION PROGRAM Ms. Beekman introduced this item and provided some background on the upcoming training opportunities and learning experiences available for the Commissioners. She stated she provided the Commissioners with documents regarding the program dates, and expressed that a few webinars have already been purchased so the Commissioners are able to watch them on their own time if they are unable to attend. She asked that they let her know if they plan to attend so staff can register them. 8. OTHER BUSINESS None. 9. ADJOURNMENT There was a motion by Commissioner Sweeney, seconded by Commissioner Koenig, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 7:28 p.m. _______________________________ _______________________________ Ginny McIntosh, Secretary Randall Christensen, Chair PC Minutes – Work Session 04-26-18 -1- DRAFT MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA WORK SESSION APRIL 26, 2018 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:30 p.m. 2. ROLL CALL Chair Randall Christensen, Commissioners Alexander Koenig, Stephen Schonning, and Susan Tade were present. Commissioner Jack MacMillan was absent and excused. Commissioner Abraham Rizvi was absent and unexcused. Also present were Community Development Director, Meg Beekman, Jennifer Haskamp of Swanson-Haskamp Consultants, and Michaela Kujawa-Daniels of TimeSaver Off Site Secretarial, Inc. 3. 2040 COMPREHENSIVE PLAN PROCESS WITH JENNIFER HASKAMP OF SWANSON HASKAMP CONSULTING (SHC) Jennifer Haskamp of Swanson-Haskamp Consultants (SHC) provided an overview of the information previously discussed at the last meeting on March 29, 2018. She reviewed the tabulations of the SWOT Analysis (Strengths-Weaknesses-Opportunities-Threats) and noted the tabulations do not include the two Commissioners who submitted their responses at a later time due to their being absent at the first meeting; the other Commissioners have since completed the survey. Ms. Haskamp reviewed a map of the City with the Commissioners and asked them to mark locations and landmarks that were familiar to them. This was to easily identify each area of the map and orientate the Commissioners. The Commissioners marked all the roads they use frequently as well as parks and nature trails. Ms. Haskamp asked the Commissioners what words come to mind when they think about the area of Brooklyn Center in which they live. Commissioner Koenig stated the he feels pride when he thinks about Brooklyn Center. Commissioner Schonning stated food, and a diversity of cultures, ages, and races, come to mind. Commissioner Sweeney stated the City has a lot of access, but at the same time, all of the access and roadways dissect the city and separate it into subsections that most people don’t travel out of. PC Minutes – Work Session 04-26-18 -2- DRAFT Ms. Haskamp stated the things the Commissioners have identified as what they feel Brooklyn Center is to them has nothing to do with commercialization. She stated at the last meeting Brookdale (Mall) kept coming up as something they needed to get back on some level to make the City better, but then noted all the things they have stated tonight, that make Brooklyn Center home for them, have nothing to do with large commercialization, as was discussed last time with the former Brookdale Mall. Ms. Haskamp asked what the Commissioners feel could solve some of the problems or issues they have with the City. Commissioner Koenig stated he thinks having more food places and putting them into different neighborhoods in Brooklyn Center would be nice. Chair Christensen stated it is a hassle to get from one side of the City to the other, noting accessibility within the City is a problem. He stated he feels it may be why people sometimes travel outside of the City to neighboring places and cities to get what they need because it is a straight shot from point A to B, unlike in Brooklyn Center, where you have to go in roundabout ways to get anywhere. Discussion ensued regarding the future of the City, including neighborhood identity, transportation modes and corridors, and areas that will likely change over time. Ms. Haskamp lastly asked the Commissioners to circle the areas on the map in which they feel will change the most in the next 20 years, noting those areas will be the starting point for the next discussion at the next meeting. 4. ADJOURNMENT OF WORK SESSION There was a motion by Commissioner Koenig, seconded by Commissioner Schonning, to adjourn the Planning Commission Work Session meeting. The motion passed unanimously. The meeting adjourned at 8:51 p.m. _______________________________ _______________________________ Ginny McIntosh, Secretary Randall Christensen, Chair ________________ App. No. 2018-008 PC 05/17/2018 Page 1 Planning Commission Report Meeting Date: May 17, 2018 Application No. 2018-008 Applicant: City of Brooklyn Center Location: I-1, I-2, C-2 Request: Amend Chapter 35 to establish a new Section 35-420 to allow automobile dealership off-site vehicle storage as an Interim Use. INTRODUCTION Staff is presenting Planning Commission Application No. 2018-008, which would amend Chapter 35 of the City Code to allow existing auto dealerships in the City to store new vehicles for a temporary period of time off-site via an Interim Use Permit. This amendment would apply in the I-1 (Industrial Park), I-2 (General Industry), and C-2 (Commerce) Zoning Districts. The as proposed ordinance would place further restrictions on the storage of new vehicles, and would allow the Planning Commission and City Council to place conditions on the approval of any new Interim Use Permit for this use. A Zoning Code amendment requires that a public hearing occur in accordance with Statue Statute. An Affidavit of Publication confirmed publication of the public hearing notice in the Brooklyn Center Sun Post on May 3, 2018. Mailed notices are not required when the proposed Zoning Code amendment relates broadly to the City. BACKGROUND Luther Auto approached the City in February, stating that they had a need to store up to 600 new vehicles for a period of up to two years. The impetus for the storage is related to the construction of a new Mazda and Mitsubishi Dealership at 4435 68th Avenue North,, which would displace the current storage capacity being used by their adjacent dealerships. At the March 26th City Council Work Session, Staff brought forward a request from Luther Auto dealership to allow the short term storage of vehicles off-site from the dealership location. Staff proposed an interim use permit process, which would allow for temporary off-site storage. This use is not currently allowed in the Zoning Code. The City Council directed staff to draft language and conditions that would mitigate any negative impacts from the off-site storage, and bring a draft ordinance back to Council for review and consideration. In addition, the City Council requested a representative from Luther be present to discuss the request and answer any questions the Council might have. At the April 9, 2018, City Council Work Session, staff brought a draft ordinance to the City Council for review. Council directed staff to bring the ordinance to the Planning Commission for review and consideration. At their April 12, 2018, meeting, staff presented the draft ordinance and topic of discussion to the ________________ App. No. 2018-008 PC 05/17/2018 Page 2 Planning Commission. The Commission provided input on the draft ordinance, and suggested revisions that may address specific concerns related to screening, limiting the number of vehicles to the specific needs of the auto dealerships located within the City, and the orderly placement of vehicles. The topics of signage, staff presence on site, and the location of suitable sites were also discussed. ORDINANCE LANGUAGE The Zoning Code currently prohibits off-site storage in all zoning districts. This means that businesses are prohibited from storing products or goods on any property other than that which the products or goods are being sold or used. The only exception provided for in the code is related to landscaping materials to allow for tree lots and temporary garden centers. At present there is no mechanism in the code to allow Luther Auto to use a lot outside of their dealership property to store vehicles; whether that property is owned by the City or not. After discussion with the City Attorney, it was determined that the most effective way to allow this activity would be through an Interim Use Permit process. The Code currently provides for interim uses, but narrowly allows them only for the purpose of providing temporary classrooms on school properties. Attached to this memo is the proposed Interim Use Permit Ordinance which would allow Luther to apply for an Interim Use Permit. Interim Use Permits are reviewed and approved much the same as a Special Use Permit; certain conditions could be added, and the City would determine the length of time that the interim use would be allowed to continue. If adopted by the City, Luther Auto would need to apply separately for an Interim Use Permit once a specific site or sites were identified. The ordinance amendment before you this evening requires that any vehicle stored must be sold or leased at a dealership located in the City of Brooklyn Center. The language outlines under what conditions a business could apply, as well as what information is required as part of that application. In order to apply for an Interim Use Permit an auto dealership would need to first identify what property they propose to use for off-site storage, for how long, and for how many vehicles. They would need to state the reason for the need for additional storage. The vehicles stored would need to be new, operable vehicles, and be stored in a manner that allows vehicles to be taken on and off site without having to move other vehicles. The off-site property would be used for storage only, and not sales, service, repair, detailing, etc. The ordinance language further restricts signage, as well as the proximity in which off-site storage must be from residential properties. POLICY ISSUES One of the City’s strategic priorities is Targeted Redevelopment. This speaks to the strategic and proactive redevelopment of key areas in the City. Related to this strategic priority is the support of existing businesses that are making investments in the community. As Luther is planning for the construction of a new dealership in the City, accommodating their storage needs on a temporary basis to enable the timely construction of the project is within the goals of the City. RECOMMENDATION Staff recommends the Planning Commission recommends: The Planning Commission recommends approval to the City Council of the as proposed amendment to ________________ App. No. 2018-008 PC 05/17/2018 Page 3 Chapter 35 of the City Code to establish a new Section 35-420, which would allow auto dealerships in the City to store new vehicles off-site on site for a specific period of time with an approved Interim Use Permit. Attachments Exhibit A- An Ordinance Amendment Chapter 35 to Allow Automobile Dealership Off-Site Vehicle Storage as an Interim Use. PROPOSED DRAFT 5-17-18 1 CITY OF BROOKLYN CENTER Notice is hereby given that a public hearing will be held on the ____ day of __________, 2018, at 7:00 p.m. or as soon thereafter as the matter may be heard at City Hall, 6301 Shingle Creek Parkway, to consider an ordinance related to allowing the automobile dealership off-site storage of new vehicles as an interim use. Auxiliary aids for handicapped persons are available upon request at least 96 hours in advance. Please notify the personnel coordinator at 763-569-3303 to make arrangements. ORDINANCE NO. __________ AN ORDINANCE AMENDING CHAPTER 35 TO ALLOW AUTOMOBILE DEALERSHIP OFF-SITE VEHICLE STORAGE AS AN INTERIM USE THE CITY COUNCIL OF THE CITY OF BROOKLYN CENTER DOES ORDAIN AS FOLLOWS: Article I. Brooklyn Center City Code, Chapter 35 is hereby amended to establish a new Section 35-420 as follows: Section 35-420. AUTOMOBILE DEALERSHIP OFF-SITE VEHICLE STORAGE. 1. Interim Use. Notwithstanding anything to the contrary in this Code, the off-site storage of new vehicles by an automobile dealership is allowed in the following zoning districts with the issuance of an interim use permit: I-1, I-2, C-2. No interim use permit for automobile dealership off-site storage shall be issued for a site that abuts or is directly across a city or county right-of-way from a residentially zoned (R1 through R7) property. 2. Application. An application for an interim use permit for the off-site storage of vehicles may only be submitted by an automobile dealership located within the city. Said application shall, in addition to the information required on the application form, include the following information: a. A description of the proposed vehicle storage that includes: (i) The maximum number of vehicles to be stored at the off-site location; (ii) An explanation of the purpose for the number of vehicles needing to be stored at the off-site location; (iii) An estimate of how often vehicles will be brought to and removed from the off-site location and the times and days of the week such activities are proposed to occur; (iv) The route to be used to transport vehicles between the automobile PROPOSED DRAFT 5-17-18 2 dealership and the off-site location, including how the property will be accessed; and (v) A map showing the portion of the property to be used for vehicle storage and showing how the vehicles are to be parked on the property; b. The proposed length of time the property will be used for vehicle storage; and c. Proof of ownership of the property or a copy of the proposed lease allowing use of the property for vehicle storage; 3. Issuance. An application for an interim use permit for the off-site storage of vehicles shall be processed in accordance with Section 35-220, except that the following additional standards shall also be considered: a. The proposed use must conform to the regulations in this Chapter; b. The date or event that will terminate the use can be identified with certainty; c. Allowing the use will not impose additional costs on the public if it is necessary for the public to take the property in the future; and d. The applicant agrees to the conditions the City Council imposes on the use. 4. Conditions. The City Council may impose any conditions on the interim use permits it issues as it deems are necessary or expedient to protect the public health, safety or welfare, or to ensure the use will not impose additional costs on the public if it is necessary or expedient to take the property in the future. Every interim use permit shall identify the date or event that will terminate the permit. The applicant shall either expressly agree in writing to the conditions imposed on the interim use permit or shall be deemed to have agreed to all such conditions without exception or reservation if the applicant undertakes the use allowed by the permit. 5. Performance Standards. In addition to any conditions placed on an interim use permit by the City Council, the following restrictions shall apply to all interim use permits issued to an automobile dealership for off-site vehicle storage: a. Use of the off-site location shall be limited to the storage of operable new vehicles that are available for sale or lease to customers as part of the automobile dealership’s business operations; b. Any vehicles stored shall be sold or leased at the automobile dealership located in the city; c. Any off-site location shall conform to Section 35-711 of the Zoning Code, Parking Lot Screening; PROPOSED DRAFT 5-17-18 3 d. No vehicle repairs, sales, cleaning or detailing shall occur at the off-site location; e. Only employees or contractors of the automobile dealership shall be allowed on the off-site location; f. No signage, other than minimal directional signage internal to the site, shall be permitted on the off-site location; g. The portion of the storage site designated for vehicle storage shall only be located on an approved paved parking lot; h. Vehicles shall only be stored in the designated portion of the storage site and according to the parking plan approved as part of the interim use permit; i. Vehicles shall be stored in an orderly fashion with drive aisles, allowing vehicles to enter and exit the site without having to move other vehicles; j. The days and hours during which vehicles may be brought to or removed from the site shall be limited to the days and hours approved in the interim use permit; k. The routes used to transport vehicles to and from the site shall be limited to the routes approved in the interim use permit; l. An interim use permit issued pursuant to this section is not transferable; and m. The use must comply with all applicable provisions of this Code. 6. Renewal. Use of the off-site storage site shall cease, and all vehicles shall be immediately removed, upon the termination or revocation of the interim use permit, or the transfer of the automobile dealership. An automobile dealership issued an interim use permit may apply for a renewal interim use permit, which shall be submitted within 90 days of the termination of the existing permit, and processed in the same manner as a new application. Article II. This Ordinance shall become effective after adoption and upon thirty (30) days following its legal publication. Adopted this day of , 2018. ______________________________ Tim Willson, Mayor ATTEST:____________________________ City Clerk PROPOSED DRAFT 5-17-18 4 Date of Publication Effective Date (Strikeout indicates matter to be deleted, double underline indicates new matter.) ________________ App. No. 2018-006 PC 05/17/2018 Page 1 Planning Commission Report Meeting Date: May 17, 2018 Application No. 2018-006 Applicant: Alan Milavetz (Milavetz, Gallop & Milavetz) Location: 1915 57th Avenue North and 2001 57th Avenue North (Vacant Lot) Requests: (1) Site and Building Plan Approval, (2) Hennepin County Lot Combination INTRODUCTION Alan Milavetz of Milavetz, Gallop & Milavetz (“the Applicant”) is requesting consideration and approval of a Site and Building Plan to construct a small, approximately 1,000-square foot addition onto the west end of an existing law firm, an expansion to the existing parking lot area, and approval to proceed with the combining of two adjacent, commonly-owned lots through the Hennepin County combination process. The Subject Property, in its entirety, spans approximately 1.02 acres and is comprised of the existing building, constructed in 1966, and other site improvements, including a ground sign along 57th Avenue North, an existing parking lot, shed, etc. As Site and Building Plan Approvals do not require a public hearing, no notice was published in the Brooklyn Center Sun Post and no notices were mailed. COMPREHENSIVE PLAN AND ZONING STANDARDS 2030 Land Use Plan: Retail Business (RB) and Office/Service Business (OS) Neighborhood: Lions Current Zoning: C2 (Commerce) District Surrounding Zoning: North: C2 (Commerce) District – EDA of City of Brooklyn Center East: PUD/C2 (Planned Unit Development-Commerce) District - SuperAmerica South: R1 (One Family Residence) District West: C2 (Commerce) District- O’Reilly Auto Parts and Family Dollar Site Area: Approximately 1.02 Acres Setback Standards: The typical minimum building setback requirements for a C2-zoned property are as follows: Front Yard: 35 feet Rear Yard: 40 feet Side Interior Yard: 10 feet As proposed, the existing building would remain the same, with the exception of the proposed approximately 1,222-square foot addition, which would be constructed to the west of the existing • Application Filed: 04/17/2018 • Review Period (60-day) Deadline: 06/16/2018 • Extension Declared: N/A • Extended Review Period Deadline: N/A ________________ App. No. 2018-006 PC 05/17/2018 Page 2 building. Assuming the Applicant’s second request to combine the two adjacent, common-owned properties through Hennepin County is approved, the addition would have the following setbacks: Front Yard: 93 feet Rear Yard: 64 feet Side Interior Yard (West): 76 feet Conformity to: Land Use Plan: Yes Zoning Ord.: Yes (C2 District) Subdivision Ord.: Yes – as a note, the 2001 57th Avenue North is a Registered Land Survey, whereas 1915 57th Avenue North is part of the SuperAmerica 5th addition. Sign Ord.: Not under consideration at this time. Variance Needed for Request: No BACKGROUND Per Hennepin County Records, the Milavetz, Gallop & Milavetz law firm building was constructed around 1966 on the Subject Property known as 1915 57th Avenue North. The currently vacant property to the west of this property (known as 2001 57th Avenue North) is under common ownership with the 1915 57th Avenue North property. The Applicant is requesting approval of a small, 1,222-square foot addition on the west side of the existing building (located at 1915 57th Avenue North). The proposed addition would allow the existing building to become handicap accessible, as access to the building currently is provided by a set of stairs along the front entrance. As part of the proposal, a lift system would be installed in the new addition to provide access to the main part of the building. Given the additional square footage and setbacks proposed, and the Applicant’s intent to expand the parking, the Applicant wishes to combine these two lots through Hennepin County’s tax parcel combination process, as the proposed addition would otherwise be unable to be constructed due to its proposed proximity to the interior property line. TAX PARCEL COMBINATION The Applicant is requesting review and consideration by the City of Brooklyn Center to combine two adjacent, commonly-owned properties into one parcel, as part of the Applicant’s application to construct a small addition and expand the existing parking lot. It should be noted that the Applicant will be unable to construct the small building addition and parking expansion without approval of a combination. Per Section 35-540 (Combination of Land Parcels) of the Zoning Ordinance, “Multiple parcels of land which are contiguous and adjacent and which are proposed to serve a single development use and which are under common ownership shall be combined into a single parcel through platting or registered land survey.” The property identified as 1915 57th Avenue North is legally described as “Lot 1, Block 1, Superamerica 5th Addition, Hennepin County, Minnesota” and is therefore platted, while the vacant parcel to the west, identified as 2001 57th Avenue North, and described as, “Tract C, Registered Land Survey No. 1114, Hennepin County, Minnesota”, is not. Per discussions with the City Attorney and Hennepin County ________________ App. No. 2018-006 PC 05/17/2018 Page 3 Registrar of Titles, it was determined that Chapter 15 (Platting) of the City Code does not provide direction on requests to combine adjacent, commonly-owned property. Rather, Chapter 15 provides direction on subdivisions of two or more parcels. While some Twin Cities municipalities have an administrative approval form or application in place (e.g. Maple Grove, Roseville) for combinations and divisions, the City of Brooklyn Center does not. Per the Hennepin County requirements for City Approval of a division or combination, the Applicant must obtain a City Resolution noting approval of the combination request, or a notice from the City that approval is not required. Given the intertwining and reliance of the request to combine the properties on the construction of the small addition near the property line of the adjacent, commonly-owned property, the Applicant and City staff were in agreeance that the request to consolidate the two properties be brought into the overall Site and Building Plan approval request. As part of the request, Walter Hodynsky of Milavetz, Gallop, & Milavetz, provided a memo noting the proposed request to combine the properties as part of the Site and Building Plan approval request, and a draft Hennepin County application for review (See Exhibit A). BUILDING AND SITE PLAN REVIEW Building The proposal calls for the construction of an approximately 1,222-square foot addition on the west side of the existing building located at 1915 57th Avenue North. Copies of the site plan, interior layout, and 3D renderings of the proposed addition are attached hereto as Exhibit B. Map 1. Subject Property Location-2001 57th Avenue North to the west, 1915 57th Avenue to the east (in red). ________________ App. No. 2018-006 PC 05/17/2018 Page 4 Although unofficial, the City does reference a set of design guidelines when reviewing site and building plan applications city-wide. These guidelines are based on the Shingle Creek Crossing Architectural Design Guidelines, which were approved in 2011. These guidelines strive to have at least 50-percent of each building face constructed with Class I materials, with the remaining surfaces to be constructed of Class II materials. Class I and Class II materials include: Class I materials include: brick or acceptable brick-type material, marble; granite; other natural stone or acceptable natural looking stone; textured cement stucco; copper; porcelain, glass; architectural textured concrete pre-cast panels; and other materials including masonry units with enhanced detailing such as patterns, textures, color, dimension, banding, and brick inlay, as approved by the City Planning Commission and City Council. Class II materials include: exposed aggregate concrete panels; burnished concrete block; integral colored split face (rock face) and exposed aggregate concrete block; cast-in-place concrete; artificial stucco (e.g., E.I.F.S., Drivit); artificial stone; fiber-reinforced cement board siding with a minimum thickness of ¼ inch; canvas or vinyl awnings; prefinished metal; and other materials not listed elsewhere, as approved by the City Planning Commission and City Council. Given that the building was initially constructed in the 1966, and the proposal features a minor 1,222- square foot addition, it is not expected of the Applicant to necessarily achieve these minimum requirements; however, it is stressed that the Applicant be thoughtful in the design of the addition. Per a discussion with project architect Charles Levin, the Applicant intends to match the proposed addition with the existing building (comprised of brick and concrete masonry units). The proposed addition would feature a brick veneer paired with concrete masonry units (CMUs). ACCESS AND PARKING Vehicular Access/Parking The Applicant intends to maintain the two existing driveway access points and parking lot located in front of main entrance to the building along 57th Avenue North. Per the plans submitted and as noted on Sheet A1.0 (Site Plan), the existing parking lot is comprised of 17 parking spaces. Should the 1,222- square foot addition be approved, a minimum of 24 parking spaces would be required, assuming a total building square footage of 4,711 and a use of “office.” Although two of the existing 17 parking spaces and the existing trash enclosure will require removal in order to construct a 24-foot wide drive aisle to the expanded parking area, the Applicant is providing 11 new parking spaces or 26 parking spaces in total. The trash enclosure would be re-located to the south end of the expanded parking area. The 2015 Minnesota Accessibility Code requires a minimum of two accessible parking spaces. A review of the submitted site plan notes that the Applicant would meet the minimum requirements. Assuming 24-wide drive aisles, this would allow for 90-degree parking and two-way traffic. The spaces, as proposed, would meet the minimum parking requirements as noted under Chapter 35 of the Zoning Ordinance with 9-foot wide and 18-foot deep parking spaces. The Applicant will need to work with the City Fire Inspector to ensure emergency vehicle access within the new parking area, if necessary, is sufficient. The City Zoning Ordinance requires that off-street parking and perimeter parking lot driveways be ________________ App. No. 2018-006 PC 05/17/2018 Page 5 prohibited within 15 feet of the street right-of-way, allowing this area to be maintained as a green strip. The Applicant has no plans to alter the existing parking lot, other than the removal of two parking spaces and the trash enclosure to allow for a new drive aisle. The proposed parking area would meet the 15-foot green strip requirement. In consideration of the residential properties to the south of the Subject Property, the Applicant is subject to the provisions of Section 35-412 (Special Requirements in C2 District) of the Zoning Ordinance. These provisions state that, “Where a proposed C2 development abuts an R1, R2, or R3 district other than at a public street line, buffer provisions shall be established. There shall be provided a protective strip of not less than 35 feet in width. The protective strip shall not be used for parking, driveways, off-street loading or storage and shall be landscaped. The landscape treatment shall contain an opaque fence or wall which shall not extend within 10 feet of any street right-of-way. The fence or wall design must be approved by the City Council as being in harmony with the residential neighborhood and providing sufficient screening of the commercial area. The fence or wall shall be eight feet in height. The protective strip shall contain no structures other than an approved fence or wall. “ Despite the Subject Property having been developed since the early 1960s, the Applicant intends to install a 75-foot long, eight foot high, opaque wooden fence where the Subject Property abuts the R1- zoned residential properties to the south. Although they are not located on the Subject Property, there is a dense row of mature trees running east to west near the property line. The Applicant has also noted in the Landscape Plan the planting of thorn less honey locusts, elms, red cedar, buckthorn, and lilacs, amongst others. Section 35-412 does note that this protective strip should contain no structures other than the approved fence or wall, however, the existing HVAC enclosure and shed are located near the rear property line in an existing landscaped area. It is of staff’s opinion that these structures remain for the time being, with the caveat that they be re-located away from the rear property line when it comes time for replacement of the shed structure and/or HVAC enclosure. LIGHTING | SCREENING | PERFORMANCE STANDARDS Lighting The Applicant provided a photometric plan (Exhibit B), which notes the existence of two 23-foot high light poles near the two driveway entrances off 57th Avenue North. Two additional 23-foot high light poles would be installed along the northwest and southern edges of the proposed new parking area. Per the City Zoning Ordinance, “all exterior lighting shall be provided with lenses, reflectors, or shades, so as to concentrate illumination on the property of the owner or operator of said illumination devices.” Additionally, glare shall not emanate from or be visible beyond the boundaries of the illuminated premises. Section 35-712 (Lighting) of the City Zoning Ordinance further specifies that lighting shall not exceed ten (10) foot candles when measured at the property lines abutting the street right-of-way or non-residentially zoned properties. Properties abutting residentially-zoned properties shall not exceed three (3) foot-candles. The Applicant notes in the plans that the average foot-candles would fall between 0.59 and 1.97. Per the unofficial City architectural design guidelines, light poles, fixtures, and bases should maintain a consistent dark color (i.e., bronze, black, or brown), and feature dark sky-friendly or cutoff style fixtures. ________________ App. No. 2018-006 PC 05/17/2018 Page 6 Screening The trash enclosure to be located at the south end of the proposed new parking area, along with any other ground mounted equipment (e.g., transformers, mechanical/HVAC) shall be effectively screened from adjacent public rights-of-way and adjacent properties by a solid wall or fence constructed of wood, masonry, or other durable materials that are complementary to the materials used on the primary building. There is an HVAC enclosure located along the southern border of the Subject Property, and it is open to the south, although there is an existing tree. The proposed new eight foot opaque fence will also provide additional screening, while helping to reduce any potential noise generated by the HVAC equipment. DRAINING | GRADING | UTILITIES The installation of all utility services and lines, and the finished grading proposed as part of the project are to be reviewed and conducted under issuance of a separate Land Disturbance (Alteration) permit, which is reviewed and approved by City engineers, and inspected for completeness by City engineers and building officials. As proposed, the Applicant intends to conduct minimal demolition as part of the project. As noted on Sheet C-2 (Site Demolition Plan), an existing wellhead, located on the vacant parcel to the west of the existing building, would be sealed per the Minnesota Department of Health. The existing gas meter, located along the west face of the existing building, is proposed for relocation to the west face of the new addition (once constructed). The existing wood fenced trash enclosure and three trees would be removed, along with 24 linear feet of existing curb and gutter (to allow for the new drive aisle) and 122 linear feet of existing wood fence, which currently runs north to south between the two commonly- owned properties. Erosion and sediment control measures would be in effect as part of the process to construct a new building addition and expand the parking areas. The Applicant should refer to the Assistant City Engineer’s memorandum, dated May 7, 2018, to determine what other approvals are required (Exhibit C). LANDSCAPING The project submittal includes a detailed landscape plan, which illustrates the proposed planting schedule (i.e., shade trees, coniferous trees, decorative trees, shrubs). Although City Code does not have any specific requirements for landscape plantings, 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 sites to provide a specific amount or number of landscaping units, and is based on a maximum percentage of certain materials (i.e., 50% shade trees; 40% coniferous trees; 35% decorate trees, and 25% shrubs). See Exhibit B. As the proposed addition would be located on approximately 1.02 acres, the development would need to achieve a minimum of 100 points, assuming a development use category of “Office.” ________________ App. No. 2018-006 PC 05/17/2018 Page 7 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 50 points 50 points accrued (19 trees x 10 = 190) Coniferous Trees 5’ height 6 40% or 40 points 36 points accrued (6 trees x 6 = 36) Decorative Trees 1” diameter 1.5 35% or 35 points 10.5 points accrued (7 trees x 1.5 = 10.5) Shrubs 12” diameter 0.5 25% or 25 points 13.5 points accrued (27 shrubs x 0.5 = 13.5) Total 100% = 100 points 110 points As summarized in Table 2 above, the submitted landscape plan meets and exceeds the minimum required 100 points. The proposal calls for such plantings as thornless honeylocusts, Siberian elms, and Black Hills Spruce. The Applicant would install Korean sun pears and winter wind maples for decorative use, and sea green junipers would be disbursed throughout the Subject Property. The Applicant should reference the City’s unofficial Architectural Design Guidelines regarding overall landscaping and site treatment. As part of any approval, the Subject Property will require an irrigation system to be installed and a plan to be submitted to the City. The Applicant has noted in the plans that the site will be fully irrigated. 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 dated May 7, 2018, and 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 (alteration) or building permits. As the total proposed disturbed area is less than half an acre, no project review is required by the West Mississippi Watershed Commission, and an NPDES permit will not be required. Per the attached memorandum, the City does request that the Applicant strive to improve overall water quality through the installation of BMPs. FIRE INSPECTOR REVIEW The Applicant shall work with the Fire Inspector and Building Official to ensure all aspects of the site meet Fire Code and Building Code requirements. Per Plans received, Sheet A0.0 notes that the building is fully-sprinklered. The Applicant will need to comply with the City’s adopted Building and Fire Codes, and identify the presence of or need for a Knox-box, etc. SUMMARY FINDINGS Based on the findings of fact contained in this report, staff has determined that all requirements of the City’s Zoning Code, pertaining to this site and building plan approval application, have been met or exceeded. Staff further finds that all standards and requirements related to the request to consolidate the two parcels into one have also been met by this application. SITE AND BUILDING PLAN APPROVAL CONDITIONS: Staff recommends the following conditions be attached to any positive recommendation on the approval of Application No. 2018-006 for 1915 and 2001 57th Avenue North (Subject Property): ________________ App. No. 2018-006 PC 05/17/2018 Page 8 1. Lot Consolidation: The Applicant shall combine the two adjacent, common-owned properties located at 1915 57th Avenue North (Lot 1, Block 1, Superamerica 5th Addition) and 2001 57th Avenue North (Tract C, Registered Land Survey No. 1114, Hennepin County, Minnesota). As such, approval of the Site and Building plan is contingent upon the Applicant submitting all required items to Hennepin County for review and consideration of the requested tax parcel combination. a. Once combined, these lots may not be separated without approval of a subdivision request as provided under Chapter 15 (Platting) under the City Code of Ordinances. b. The Applicant/Property Owner shall file for tax parcel combination and receive a determination from Hennepin County prior to release of any Building Permits by the City. 2. Building and Site Plan 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 or other fire-related building code items shall be reviewed and approved by the Fire Inspector. 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 work with the City/Fire Department to ensure adequate access and circulation is provided for emergency vehicles on the Subject Property. c. The Applicant shall verify that the proposed building and site has met City Code requirements. d. A pre-construction conference shall be held with City staff and other entities designated by the City prior to issuance of a Building Permit. 3. Agreements: a. The Property Owner/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. b. The Applicant shall submit an as-built survey of the Subject Property, as well as any improvements and utility service lines, prior to release of the Performance Agreement financial guarantee. 4. Engineering Review: a. The Applicant agrees to comply with all conditions or provisions noted in the City Engineer’s Review memorandum, dated May 7, 2018 (Exhibit C): b. Final grading, drainage, utility, irrigation, erosion control, and as-built plans, and any other site engineering related 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. All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center Standard Specifications and Details. ________________ App. No. 2018-006 PC 05/17/2018 Page 9 6. Facilities and Equipment: a. Any outside trash disposal facilities or ground mechanical equipment shall be appropriately screened from view per City Code requirements. b. Any outdoor enclosures shall be constructed with materials that are complementary to the principal building and new addition. c. The Applicant shall comply with the special requirements for C2-zoned properties as identified under Section 35-412 of the Zoning Ordinance, including screening requirements. 7. Landscaping: a. An irrigation plan shall be submitted to the City and a system installed. RECOMMENDATION Based on the above-noted findings, Planning Staff recommends the Planning Commission recommend approval to the City Council of Planning Commission Application No. 2018-006 for the proposed approximately 1,222-square foot addition and parking lot expansion site and building plan for the to-be combined Subject Property, locally identified as 1915 and 2001 57th Avenue North, subject to the Applicant complying with the Site and Building Plan Approval Conditions, and further recommends approval of the consolidation of the two lots into a single parcel, subject to the approval of Hennepin County. Should the Planning Commission accept this recommendation, the Commission may elect to adopt the draft resolution which memorializes the findings in granting Site and Building Plan approval, and request to proceed through Hennepin County’s lot consolidation process, subject to the Applicant complying with the above-mentioned conditions of approval. Attachments Exhibit A- Memo prepared by Walter Hodynsky, and draft application to Hennepin County. Exhibit B- Select Set Plans, prepared by Charles Levin Architects (Milavetz, Gallop & Milavetz), and dated April 17, 2018. Exhibit C- Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated May 7, 2018. Exhibit D- Proposed Resolution Approving Request to Combine Adjacent, Common-Owned Lots through Hennepin County Approval Process (1915 and 2001 57th Avenue North). © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 12:11 PM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N Existing Wood Fence along East property Line NOT TO SCALE5 Existing Trash Enclosure to be relocated NOT TO SCALE3 A6.0 EXISTING CONDITION PHOTOS North Elevation looking SW NOT TO SCALE1 Sidewalk looking West NOT TO SCALE2 Tract C looking south showing area for Parking Lot expansion NOT TO SCALE4 North Elevation looking SE NOT TO SCALE6 Stone Marker and Protected Pipe NOT TO SCALE7 Street Elevation of Building (North Elevation) NOT TO SCALE8 Rear Elevation of Building (South Elevation) NOT TO SCALE9 Shed and HVAC Enclosure NOT TO SCALE10 © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 8:23 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N A0.0 COVER SHEET SKETCH 1 NO SCALE 1 A0.0 SHEET INDEX A0.0 COVER A0.1 SURVEY A1.0 SITE PLAN A1.1 SITE AERIAL PHOTO A2.0 UPPER FLOOR A2.3 UPPER REFLECTED CEILING PLAN A3.0 LOWER FLOOR A4.0 EXTERIOR ELEVATIONS A5.0 CROSS SECTIONS A6.0 PHOTOS A7.0 INTERIOR ELEVATIONS A8.0 SCHEDULES M1.0 HVAC SCHEMATIC S1.0 ROOF FRAMING PLAN L1.0 LANDSCAPE PLAN C1.0 SITE AND UTILITY PLAN C2.0 SITE DEMOLITION PLAN C3.0 GRADING AND EROSION CONTROL PLAN E1.0 PARKING LOT LIGHTING E1.2 PARKING LOT LIGHTING BUILDING CODE DATA OCCUPANCYTYPE : B - PROFESSIONAL SERVICES (ATTORNEY) [MBC 304]. CONSTRUCTION TYPE: VB, FULLY SPRINKLERED ALLOWABLE SQUARE FOOTAGE = 9,000 [MBC TABLE 504] EXISTING SQUARE FOOTAGE BASEMENT (GROSS EXTERIOR) = 2,693 EXISTING SQUARE FOOTAGE IST FLOOR (GROSS EXTERIOR) = 3,433 ADDITION SQUARE FOOTAGE (GROSS EXTERIOR) = 1,008 NEW SQUARE FOOTAGE (GROSS EXTERIOR) = 7,134 OCCUPANT LOAD = TOTAL SF / 100 PER OCCUPANT = 72 EXISTING SHELL CONSTRUCTION IS MASONRY (BRICK AND CMU); FLOOR STRUCTURE IS PRECAST CONCRETE; ROOF STRUCTURE IS STEEL BAR JOIST. EXISTING FOUNDATION IS CMU ON SPREAD FOOTING. PROPOSED ADDITION SHELL CONSTRUCTION IS WOOD STUD WALL WITH BRICK VENEER; FLOOR STRUCTURE IS CONCRETE SLAB ON GRADE; ROOF STRUCTURE IS WOOD JOIST. NEW FOUNDATION IS CMU ON SPREAD FOOTING. SITE LOCATION MAP NO SCALE 4 A0.0 100 694 94 57th Ave. N. SITE 94 M I S S I S S I P P I R I V E R SKETCH 2 NO SCALE 2 A0.0 SKETCH 3 NO SCALE 3 A0.0 © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 11:38 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N 1 2 3 4 6 7 9 10 11 13 14 15 848 8 4 9 8 5 3 85 3 8 5 2 8 5 1 8 4 9 848 848 8 4 9 85 0 8 5 0 EXISTING BUILDING N 0 10'20'40' SITE PLAN SCALE: 1" = 20'-0" 1 A0.0 GENERAL SITE PLAN NOTES 1. BOTH PROPERTIES ARE UNDER SINGLE OWNERSHIP AND ARE IN THE PROCESS OF BECOMING LEGALLY COMBINED (BC ZONING CODE 35-540). 2. SEE SURVEY DATED 10/3/17. 3. PROPERTY IS IN A C2 ZONING DISTRICT AND IS AN ALLOWABLE USE PER ZONING COSE SECTION 35-322.1.a). LANDSCAPE NOTES 1. SEE LANDSCAPE PLAN FOR NEW AND PROPOSED VEGETATION. 2. REPAIR ALL SOD DAMAGED IN CONSTRUCTION OPERATIONS. 3. NEW ADDITION ON WEST REQUIRES REMOVAL OF APPROXIMATELY THREE EXISTING TREES. 4. EXTEND THE EXISTING UNDERGROUND LAWN SPRINKLER SYSTEM TO FACILITATE MAINTENANCE OF SITE LANDSCAPING AND GREEN AREAS AS REQUIRED BY MUNICIPAL ZONING ORDINANCE 35-412(4). 5. SEE CIVIL DRAWING FOR ON-SITE ABSORBENT AREA FOR PARKING LOT RUNOFF. PARKING LOT AND PAVEMENT NOTES 1. EXISTING PARKING LOT HAS 17 SPACES; 23 SPACES ARE REQUIRED BASED ON SF CALCULATION (4,435/200). (BC ZONING CODE 35-704-2.g). 26 SPACES ARE PROPOSED (INCLUDING 2 ACCESSIBLE SPACES). a. BASIS OF CALCULATION IS TOTAL GROSS SQUARE FOOTAGE OF FIRST FLOOR INCLUDING BOTH THE EXISTING BUILDING AND THE PROPOSED ADDITION. BASEMENT IS NOT INCLUDED IN THE CALCULATION (BC ZONING CODE 35-900 DEFINITION OF FLOOR AREA, GROSS; ITEM 1.). 2. MUDPACK EXISTING CONCRETE WALK TO ELIMINATE HEIGHT DIFFERENCE AT EXISTING PARKING LOT CURB. 3. NEW CURBS TO HAVE 10’ RADIUS (TYP). 4. SEE SHEET E.1 FOR PARKING LOT LIGHTING. NEW LOT IN BASE BID; EXISTING LOT IS AN ALTERNATE BID. 5. CLEAN, PATCH, SEALCOAT AND RESTRIPE EXISTING LOT UPON COMPLETION OF CONSTRUCTION. EXISTING PARKING EL 854 75'-0"147'-6" 20 0 ' - 0 " 5 812 EX I S T I N G 8 ' - 0 " T A L L OP A Q U E W O O D F E N C E EX I S T I N G 4 ' - 0 " TA L L O P A Q U E WO O D F E N C E 850 850 8 5 0 8 5 1 8 5 2 85 3 853 852 851 850 850 850 84 9 849 849 849 EXG 4'-0" HIGH CHAIN LINK FENCE TO REMAIN A1.0 SITE PLAN 7 S P A C E S @ 9 ' - 0 " = 6 3 ' - 0 " 18'-0"5'-0"24'-0"18'-0"10'-0" ADDITION EL 851+ CURB RAMP ACCESSIBLE ENTRY NEW MASONRY RETAINING WALL REMOVE 3 TREES NEW PARKING (PER 35-702) 24 ' - 0 " ABUT NEW CURB TO EXISTING SEE CIVIL FOR DESIGN OF RAIN GARDEN TO HOLD DRAINAGE RUNOFF. NEW 75' LONG x 8'-0" HIGH OPAQUE WOOD FENCE WHERE ABUTTING RESIDENTIAL ZONE PER 35-412(3) RELOCATED TRASH ENCLOSURE REMOVE EXG CURB AS NEC. RESTRIPE SPACES EXG FLAGPOLE TO REMAIN EXG POLE LIGHTS TO REMAIN 16 17 18 19 20 21 22 26 25 24 23 EXISTING CURBCUTS TO REMAIN EXISTING MONUMENT SIGN TO REMAIN SEAL EXG MONITORING WELL BELOW GRADE PER MN DEPT OF HEALTH REQMNTS. REMOVE PROTECTIVE BOLLARDS. 19 ' - 7 " 20 ' - 6 " 55 ' - 1 0 " 41 ' - 1 " (3 5 ' - 0 " M I N P E R B C Z O N I N G C O D E 3 5 - 4 1 2 . 3 1 5 ' - 0 " S E T B A C K P E R 3 5 - 4 1 2 ( 4 ) A N D 3 5 - 7 0 0 . SIDE SETBACK PER BC ZONING CODE 35-400.8.a. LIGHT WITH CUTOFF SHIELD ON 23' POLE LIGHT WITH CUTOFF SHIELD ON 23' POLE HC SIGN HC SIGN PROTECT EXG TREES 43'-3" ± (SEE BC ZONING CODE 35-703) NEW SIDEWALK ELEVATION PLAN TYPICAL SITE FENCE SCALE: 1/2” = 1'-0" 2 A1.0 1x6 10" O.C. 2x4 RAIL 2x4 PLATE ON 2x4 RAIL (3 THUS, CONTINUOUS) 10 ' - 0 " ( V E R I F Y ) 4x4 POST 8' O.C. — SET IN CONC. PIER FOOTING NOTE: ALL WOOD MEMBERS TO BE WATER-RESISTANT TREATED LUMBER © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 8:28 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N N 0 10'20'40' A1.1 AERIAL PHOTO © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 11:39 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N 3'-7 1/2" 3' - 9 " 3' - 9 " 3'-6" 1'-6" ENTRY (7-4 x 5-6) 90 SF A2.0 UPPER FLOOR NEW N 0 2'4'8' 3'-3" 3'-11 1/2" EX G C R E D E N Z A (6 - 0 x 1 - 9 EX G D E S K (6 - 0 x 3 - 0 ) 1'-10" 1'-11 1 2"3'-4 1/2" 3' - 9 " 3' - 9 " 4'-0 1 2"EX G C R E D E N Z A (7 - 1 5 / 8 x 1 - 7 . 2 5 ) EX G D E S K (6 - 0 x 4 - 0 ) 3'-3" 5'-4" EX G C R E D E N Z A (1 3 x 3 7 x 7 6 ) EXG DESK (6-0 x 3-0) 3' - 0 " 2' - 1 1 " OFFICE #A (15-4 x 8-6) 131 SF WAITING (9-11 x 9-11) 90 SF OFFICE #C (7-7 x 8-6) 65 SF OFFICE #E (15-4 x 20-5) 314 SF RECEPTION (8-0 x 6-0) 48 SF OPEN OFFICE AREA (31-4 x 19-8 OA) 531 SF KITCHEN (7-4 x 5-0 37 SF CL O S E T OFFICE #G (8-4 x 11-0) 92 SF LOUNGE (19-4 x 14-8 OA 260 SF UTILITY (5-9 x 2-11) 17 SF MEN (7-0 x 5-0) WOMEN (15-4 x 6-9) OFFICE #B (13-0 x 8-6) 111 SF BATHROOM (7-4 x 5-0 37 SF OFFICE #D (7-7 x 8-6) 65 SF STATION #2 (7-7 x 8-7) 67 SF STATION #3 (7-8 x 8-7) 66 SF COPY (6-9 x 10-2) 69 SF STATION #4 (8-4 x 6-6) 54 SF STATION #1 (5-8 x 7-7) 43 SF EX I T EXIT DN 3 R DN 5 R DN 5R DN 5 R DN 5R DN 6 R DN 7R DN 7R OFFICE #F (8-4 x 11-0) 92 SF O'HANG (TYP) DNSPT (TYP) O'HANG 107 OFFICE #H (7-7 x 8-8) 66 SF 4' - 7 " 3'-4" 3'-7 1/2" 3'-4 1/2" 3'-8" 3' - 5 1 / 2 " 3'-4"3'-4" EXISTING BUILDINGADDITION EXISTING CONCRETE WALK 45'-4"12'-0"16'-0" RE P A I R E X I S T I N G SO D D A M A G E D B Y CO N S T R U C T I O N INFILL EXG WINDOW, MODIFY HEAT AND PAINT OFFICE AS NECESSARY. EXISTING CONC. SIDEWALK 108 OFFICE #J (7-1 x 7-7) 52 SF 109 NEW HALL (11-5 x 8-2) 79 SF CO A T S (3 - 0 x 2 - 0 ) 101 CONFERENCE (16-9 x 11-6) STONE COUNTER (12-0 x 2-0) 102 OFFICE #1 (12-2 x 9-9) 114 SF STORAGE CLOSET REFRIG UNDER SINK STORAGE CABINET UNDER CABINET W/ TRASH UNDER 100 WAITING (9-6 x 8-10) CONCRETE SIDEWALK NEW STONE RETAINING WALLOVERHANG SIMILAR TO EXISTING, WITH 1 RECESSED SOFFIT LIGHT AT DOOR 3- 2 W I D E W D W BABY CHANGI NG TABLE CO U N T E R T O P W/ C A B I N E T S AB O V E & B E L O W FI X E D W I N D O W S GLASS DOOR (POSSIBLE SLIDING DOOR) WA L L M O U N T E D M O N I T O R COFFEE AREA CO U N T E R T O P CO P Y / P R I N T OVERHANG WITH SOFFIT LIGHTING; SIMILAR TO EXISTING CO M M O N P R O P E R T Y L I N E W I T H A D J A C E N T P A R C E L U N D E R S A M E O W N E R S H I P GA R D E N GARDEN REPAIR EXISTING SOD DAMAGED BY CONSTRUCTION SOD LIFT UP 6 R EXG TABLE (10-0 x 3-3; 4-0) 3'-0" 5'-1 1/2" 4 ' - 3 " 28'-0" 36 ' - 0 " 3'-5" 17 ' - 4 " EXIST. BLDG.NEW ADDITION 73'-4" REROUTE EXISTING DOWNSPOUT SUCH THAT ROOF WATER WILL NOT ICE UP SIDEWALKS 3' - 8 " R E D U C E TO 3 ' - 4 " I F PO S S I B L E CONVERT EXG OFFICE TO NEW HALL INCLUDING NEW PAINT AND CARPET 10 0 101 1 0 2 10 3 1 0 4 103 OFFICE #2 (13-0 x 9-9) 120 SF 104 OFFICE #3 (13-0 x 8-5) 108 SF 105 TOILET (6-6 x 7-0) 106 HALL 105A 105B 108 107 109 106A 106B HB HB © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 11:39 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N A2.3 REFLECTED CEILING PLAN RECESSED SOFFIT LIGHTS (1 THUS) SKYLIGHTS ROOF OVERHANG SOFFIT N 0 2'4'8' © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 8:06 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N N 0 2'4'8' OFFICE OFFICEOFFICE EXISTING AIR HANDLER STORAGE UTILITY UTILITY SEE UPPER FLOOR PLAN N 0 2'4'8' ELECTRIC SERVICE ENTRY (FIELD VERIFY) EXG GAS SERVICE ENTRY (FIELD VERIFY). RELOCATE AS NECESSARY SHAFT, WALL OPENING AND DOOR ARE IN THIS CONTRACT. PROVIDE FLOOR DRAIN IF REQUIRED. LOCATION OF PLUMBING WALL ABOVE EXISTING SANITARY WASTE LINE NEW RETAINING WALL ABOVE DASHED WALLS SHOW FUTURE OFFICES AND HALLWAY (NIC) 3'-8" FUTURE WALL OPENING TO REACH OFFICES AND BATHROOM FUTURE DOOR (NIC) REMOVE WALL IN FUTURE (NIC) REMOVE WALL IN FUTURE (NIC) FUTURE DOOR (NIC) REMOVE DOOR IN FUTURE (NIC) REMOVE DOOR IN FUTURE (NIC) FUTURE VESTIBULE FUTURE TOILET ROOM WH SD FD IRRIGATION PANEL PKG LOT LIGHT BREAKER WATER METER PHONE AND COMPUTER FIRE SPRINKLER BOILER FUTURE OFFICE 4 (9-8 x 7-9) LIFT UNEXCAVATED UNEXCAVAT ED UNEXCAVAT ED A3.0 LOWER FLOOR NEW LOCATION OF CONFERENCE ROOM SINK ABOVE LOCATION OF STAIR ABOVE LOCATION OF TOILET, SINK AND FLOOR DRAIN ABOVE NEW FOUNDATION WALL ON SPREAD FOOTING FUTURE OFFICE 1 (9-8 x 7-9) FUTURE OFFICE 2 (9-8 x 7-9) FUTURE OFFICE 3 (9-8 x 7-9)FUTURE CONFERENCE (19-10 x 11-10) EXISTING BUILDINGADDITION 28'-0" 36 ' - 0 " 1' - 8 " 1' - 8 " 4" EXISTING BUILDINGADDITION PLUMBING ROUGH-IN FOR FUTURE TOILET ROOM IN THIS CONTRACT 1' - 6 " 5" 1' - 3 " NEW FURNACE NEW A/C CONDENSER © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 8:06 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N WOOD SIDING A4.0 EXTERIOR ELEVATIONS NORTH ELEVATION SCALE: 1/4" = 1'-0" 1 A4.0 WEST ELEVATION SCALE: 1/4" = 1'-0" 1 A4.0 SOUTH ELEVATION SCALE: 1/4" = 1'-0" 1 A4.0 SKYLIGHTS BEYOND EXISTING CONSTRUCTION NEW ADDITION EXISTING BUILDINGNEW ADDITION EXISTING GREEHOUSE ADDITION EXISTING CONSTRUCTION BEYOND EXISTING RAILING AT STEPS BEYOND NEW CONCRETE RETAINING WALL NEW ADDITION EXISTING GREEHOUSE ADDITION BEYOND NEW ROOF SOFFITS TO MATCH EXISTING NEW ROOF SOFFITS TO MATCH EXISTING EXISTING ROOF SOFFIT BEYOND FIN. FLR. LINE FIN. FLR. LINE BRICK TO MATCH EXISTING ROOF SOFFIT AND FASCIA TO MATCH EXISTING MTLS AND PROFILE ALUM. FRAMED WINDOWS AND MULLIONS CONC. RETAINING WALL BRICK TO MATCH EXISTING BRICK TO MATCH EXISTING ALUM. FRAMED WINDOWS AND MULLIONS ROOF PENTHOUSE BEYOND WOOD SIDING BRICK SILL TO MATCH EXISTING SOLDIER COURSE TO MATCH PATTERN AT EXISTING BUILDING RELOCATED GAS METER A/C CONDENSOR — VERIFY LOCATION NEW FURNACE EXHAUST AND COMB. AIR INTAKE. VERIFY LOCATION. STONE OR ARCH. CONC. SILL © 2018 Charles Levin Architects Charles Levin Architects 2300 Milwaukee Avenue Minneapolis Minnesota 55404-3150 P: 612.729.5333 F: 612.729.8351 E: chuck@clevin.com ARCHITECT'S PROJECT #1565 ISSUED: FLOOR PLAN I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. Charles A. Levin Registration No. 14672 Date: xx/xx/xx 8:11 AM Thursday, April 19, 2018 MILAVETZ, GALLOP & MILAVETZ, P.A. 1915 57th Ave. N. Brooklyn Center, MN 55430 FOR MUNICIPAL REVIEW:4/17/18 PREL I M I N A R Y NOT F O R C O N S T R U C T I O N N 0 10'20'40' L1.0 LANDSCAPE PLAN # D a t e C o m m e n t s D r a w n B y : C h e c k e d B y : S c a l e : Re v i s i o n s Pa g e 1 o f 2 D a t e : 4 / 1 2 / 2 0 1 8 J T H L i g h t i n g A l l i a n c e 6 8 8 5 1 4 6 t h S t W A p p l e V a l l e y , M N 5 5 1 2 4 M I L A V E T Z P A R K I N G L O T SI G N 1- S T O R Y B R I C K B U I L D I N G (B U I L D I N G F O O T P R I N T A R E A = 3 4 8 9 S Q U A R E F E E T ) ST E P S A 57 T H A V E N U E N O R T H ( C O U N T Y R O A D N O . 5 7 ) ( V A R I B L E W I D T H P U B L I C R I G H T O F W A Y ) 1 0 .3 H MH : 2 3 MH : 2 3 MH : 2 3 MH : 2 3 0. 9 0 . 9 0 . 9 0 . 9 0 . 9 1 . 0 1 . 0 1 . 0 1 . 0 0 . 9 0 . 9 0 . 9 0 . 8 0 . 8 0 . 8 1. 1 1 . 0 1 . 0 1 . 1 1 . 1 1 . 2 1 . 1 1 . 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 3 1 . 3 1 . 2 1 . 2 1 . 1 1 . 1 1 . 0 0 . 9 0 . 9 0 . 8 0 . 7 0 . 6 0 . 5 1. 1 1 . 1 1 . 1 1 . 1 1 . 2 1 . 3 1 . 4 1 . 4 1 . 5 1 . 5 1 . 5 1 . 5 1 . 6 1 . 5 1 . 5 1 . 4 1 . 4 1 . 3 1 . 2 1 . 2 1 . 0 0 . 9 0 . 7 0 . 6 0 . 6 1. 1 1 . 2 1 . 1 1 . 2 1 . 3 1 . 3 1 . 5 1 . 6 1 . 7 1 . 7 1 . 7 1 . 7 1 . 6 1 . 6 1 . 7 1 . 7 1 . 6 1 . 5 1 . 4 1 . 2 1 . 1 0 . 9 0 . 8 0 . 7 0 . 6 1. 2 1 . 2 1 . 2 1 . 2 1 . 3 1 . 5 1 . 6 1 . 7 1 . 9 1 . 9 1 . 9 1 . 8 1 . 8 1 . 8 1 . 9 1 . 9 1 . 9 1 . 8 1 . 6 1 . 4 1 . 2 1 . 0 0 . 9 0 . 8 0 . 7 1. 2 1 . 2 1 . 2 1 . 3 1 . 4 1 . 6 1 . 8 2 . 0 2 . 2 2 . 3 2 . 2 2 . 2 2 . 2 2 . 1 2 . 2 2 . 2 2 . 2 2 . 0 1 . 8 1 . 6 1 . 4 1 . 1 1 . 0 0 . 9 0 . 8 1. 1 1 . 2 1 . 3 1 . 4 1 . 5 1 . 8 2 . 1 2 . 4 2 . 6 2 . 7 2 . 7 2 . 7 2 . 6 2 . 6 2 . 7 2 . 7 2 . 6 2 . 4 2 . 1 1 . 8 1 . 5 1 . 3 1 . 2 1 . 0 0 . 9 1. 1 1 . 2 1 . 4 1 . 6 1 . 7 2 . 1 2 . 4 2 . 8 3 . 1 3 . 3 3 . 3 3 . 3 3 . 3 3 . 3 3 . 3 3 . 3 3 . 1 2 . 8 2 . 4 2 . 1 1 . 8 1 . 5 1 . 3 1 . 1 0 . 9 1. 0 1 . 3 1 . 5 1 . 8 2 . 1 2 . 5 2 . 8 3 . 3 3 . 7 3 . 9 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 4 . 0 3 . 7 3 . 4 2 . 9 2 . 5 2 . 1 1 . 8 1 . 5 1 . 3 1 . 0 1. 0 1 . 3 1 . 6 2 . 0 2 . 4 2 . 8 3 . 2 3 . 8 4 . 3 4 . 6 4 . 7 4 . 6 4 . 6 4 . 6 4 . 6 4 . 6 4 . 3 3 . 9 3 . 3 2 . 8 2 . 4 2 . 0 1 . 7 1 . 3 1 . 0 1. 0 1 . 3 1 . 7 2 . 0 2 . 4 2 . 9 3 . 4 4 . 1 4 . 6 4 . 9 4 . 9 4 . 8 4 . 7 4 . 8 4 . 9 5 . 0 4 . 7 4 . 1 3 . 5 2 . 9 2 . 4 1 . 9 1 . 7 1 . 3 1 . 0 2. 0 2 . 4 3 . 0 3 . 7 3. 8 3 . 0 2 . 4 1 . 9 1. 5 1 . 9 2 . 3 3 . 0 3. 1 3 . 5 3 . 6 3 . 6 3 . 1 3. 1 3 . 3 3 . 4 3 . 3 3 . 0 2. 8 2 . 9 3 . 0 2 . 9 2 . 7 2. 3 2 . 4 2 . 5 2 . 4 2 . 3 2 . 1 1. 7 1 . 7 1 . 9 2 . 1 2 . 1 2 . 2 2 . 1 2 . 0 1 . 8 1 . 5 1 . 3 1 . 2 1 . 1 1. 5 1 . 6 1 . 8 1 . 8 1 . 9 1 . 9 1 . 9 1 . 7 1 . 6 1 . 4 1 . 2 1 . 0 1 . 0 1. 5 1 . 6 1 . 7 1 . 7 1 . 7 1 . 8 1 . 7 1 . 6 1 . 5 1 . 3 1 . 1 1 . 0 0 . 9 1. 5 1 . 6 1 . 6 1 . 7 1 . 7 1 . 7 1 . 7 1 . 6 1 . 4 1 . 2 1 . 1 1 . 0 0 . 9 1. 6 1 . 7 1 . 7 1 . 7 1 . 7 1 . 7 1 . 7 1 . 6 1 . 5 1 . 4 1 . 1 1 . 0 0 . 9 1. 7 1 . 8 1 . 7 1 . 7 1 . 7 1 . 7 1 . 7 1 . 6 1 . 5 1 . 4 1 . 2 1 . 0 0 . 9 1. 8 1 . 9 1 . 8 1 . 7 1 . 7 1 . 6 1 . 6 1 . 5 1 . 5 1 . 4 1 . 3 1 . 1 1 . 0 2. 0 2 . 1 2 . 0 1 . 9 1 . 8 1 . 7 1 . 6 1 . 5 1 . 5 1 . 4 1 . 3 1 . 1 1 . 0 2. 2 2 . 3 2 . 3 2 . 2 2 . 0 1 . 9 1 . 7 1 . 5 1 . 4 1 . 3 1 . 2 1 . 2 1 . 0 2. 3 2 . 6 2 . 6 2 . 5 2 . 3 2 . 1 1 . 9 1 . 6 1 . 5 2. 1 2 . 7 2 . 9 3 . 0 2 . 7 2 . 4 2 . 1 1 . 8 1. 9 2 . 6 3 . 2 3 . 3 3 . 1 2 . 8 2 . 3 2 . 0 1 . 7 1. 6 2 . 4 3 . 2 3 . 6 3 . 4 3 . 1 2 . 6 2 . 2 1 . 8 1 . 5 1 . 3 1 . 3 1 . 2 1 . 2 3. 3 3 . 1 2 . 7 2 . 3 1 . 9 1 . 6 1 . 5 1 . 4 1 . 3 1 . 2 2. 6 2 . 5 2 . 3 2 . 0 1 . 8 1 . 5 1 . 4 1 . 3 1 . 2 2. 0 2 . 0 1 . 9 1 . 7 1 . 5 1 . 3 1 . 2 1 . 2 1. 7 1 . 5 1 . 3 1 . 2 1 . 1 1 . 1 0. 1 0 . 1 0 . 1 0. 2 0 . 2 0 . 2 0. 2 0 . 2 0 . 2 0. 3 0 . 3 0 . 3 0. 4 0 . 4 0 . 4 0. 4 0 . 5 0 . 4 0. 6 0 . 6 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 6 0 . 6 0 . 6 0 . 6 0 . 5 0 . 5 0 . 6 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 4 0 . 4 0 . 4 0 . 4 0 . 4 0. 7 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 7 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0 . 5 0. 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 8 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 8 0 . 8 0 . 7 0 . 7 0 . 7 0 . 7 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0. 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 7 0 . 7 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 9 1 . 0 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 8 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 7 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 0 . 6 Lu m i n a i r e S c h e d u l e Sy m b o l Qt y La b e l Ar r a n g e m e n t To t a l L a m p L u m e n s LL F De s c r i p t i o n SI N G L E N. A . 0. 9 0 0 VS S - 1 - T 4 - 4 8 L - 7 - 4 0 K - U N V 4 AA Il l u m i n a n c e Fc 0. 5 9 1. 0 0. 1 5. 9 0 10 . 0 0 NE W L O T _ P l a n a r Il l u m i n a n c e Fc 1. 8 7 3. 6 0. 9 2. 0 8 4. 0 0 Ca l c u l a t i o n S u m m a r y La b e l Ca l c T y p e Un i t s Av g Ma x Mi n Av g / M i n Ma x / M i n EX I S T I N G L O T _ P l a n a r Il l u m i n a n c e Fc 1. 9 7 5. 0 0. 5 3. 9 4 10 . 0 0 FR O N T W A L K _ P l a n a r # D a t e C o m m e n t s D r a w n B y : C h e c k e d B y : S c a l e : Re v i s i o n s Pa g e 2 o f 2 D a t e : 4 / 1 2 / 2 0 1 8 J T H L i g h t i n g A l l i a n c e 6 8 8 5 1 4 6 t h S t W A p p l e V a l l e y , M N 5 5 1 2 4 M I L A V E T Z P A R K I N G L O T Commissioner introduced the following resolution and moved its adoption: PLANNING COMMISSION RESOLUTION NO. 2018-008 RESOLUTION REGARDING THE RECOMMENDED DISPOSITION OF PLANNING APPLICATION NO. 2018-006 SUBMITTED BY ALAN MILAVETZ OF MILAVETZ, GALLOP & MILAVETZ, REQUESTING SITE AND BUILDING PLAN APPROVAL FOR A 1,222-SQUARE FOOT ADDITION TO AN EXISTING OFFICE BUILDING AND CONSIDERATION OF A REQUEST TO COMBINE TWO ADJACENT COMMON-OWNED LOTS (LOCATED AT 1915 57TH AVENUE NORTH AND 2001 57TH AVENUE NORTH) WHEREAS, Planning Commission Application No. 2018-006 was submitted by Alan Milavetz of Milavetz, Gallop & Milavetz, requesting consideration of Site and Building Plan approval for a proposed 1,222-square foot addition to an existing office building; and WHEREAS, an additional request was made under Planning Commission Application No. 2018-006 to combine two adjacent, commonly-owned lots located at 1915 57th Avenue North, legally described as LOT 1, BLOCK 1, SUPERAMERICA 5TH ADDITION, HENNEPIN COUNTY, MINNESOTA, and 2001 57th Avenue North, legally described as TRACT C, REGISTERED LAND SURVEY NO. 1114, HENNEPIN COUNY, MINNESOTA, as the request for approval of the aforementioned building addition and parking lot would otherwise be impermissible; and WHEREAS, on May 17, 2018, the Planning Commission reviewed and received a planning report and Assistant City Engineer’s memorandum on the proposed Site and Building Plan for the proposed 1,222-square foot building addition, parking lot expansion, and request to combine the two commonly-owned lots through the Hennepin County tax parcel combination process; and WHEREAS, in light of all testimony received, and utilizing the guidelines and standards for evaluating site and building plans, as contained in Section 35-230 (Plan Approval) of the City’s Zoning Ordinance, Chapter 15 of the City’s Platting Ordinance, along with consideration of the goals and objectives of the City’s Comprehensive Plan, the Planning Commission considers this Site and Building Plan an appropriate and reasonable development on the subject property. NOW, THEREFORE, BE IT RESOLVED that the Planning Commission of the City of Brooklyn Center, Minnesota, hereby recommends to the City Council that the Site and Building Plan for the proposed 1,222-square foot building addition, parking lot expansion, and request to combine the two common-owned lots, located at 1915 57th Avenue North and 2001 57th Avenue North, and as comprehended under Planning Application No. 2018-006, may be approved based on the following considerations: A. The Site and Building Plan is compatible with the standards, purposes and intent of the City’s Zoning Ordinance; PC RESOLUTION NO. 2018-008 B. The improvements and utilization of the property as proposed under the planned addition to the existing office building and parking lot expansion is considered a reasonable use of the property and will conform with ordinance standards; C. The Site and Building Plan proposal is considered consistent with the recommendations of the City’s Comprehensive Plan for this area of the city as it is designated for an commercial use; D. The Site and Building Plan proposal appears to be a good long range use of the existing site and the proposed addition and parking lot expansion can be considered an asset to the community, particularly given Milavetz, Gallop & Milavetz’s long-standing relationship to the Subject Property; and E. Based upon the above considerations, it is believed that the guidelines for evaluating and approving a Site and Building Plan as contained in Section 35-230 (Plan Approval) of the City’s Zoning Ordinance are met and the building and site plan proposal is, therefore, in the best interest of the community. BE IT FURTHER RESOLVED that the Planning Commission of the City of Brooklyn Center, Minnesota, does hereby recommend to the City Council that Planning Application No. 2018-006 be approved subject to the following conditions and considerations: 1. Lot Consolidation: The Applicant shall combine the two adjacent, common-owned properties located at 1915 57th Avenue North (Lot 1, Block 1, Superamerica 5th Addition) and 2001 57th Avenue North (Tract C, Registered Land Survey No. 1114, Hennepin County, Minnesota). As such, approval of the Site and Building plan is contingent upon the Applicant submitting all required items to Hennepin County for review and consideration of the requested tax parcel combination. a. Once combined, these lots may not be separated without approval of a subdivision request as provided under Chapter 15 (Platting) under the City Code of Ordinances. b. The Applicant/Property Owner shall file for tax parcel combination and receive a determination from Hennepin County prior to release of any Building Permits by the City. 2. Building and Site Plan 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 or other fire-related building code items shall be reviewed and approved by the Fire Inspector. PC RESOLUTION NO. 2018-008 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 work with the City/Fire Department to ensure adequate access and circulation is provided for emergency vehicles on the Subject Property. c. The Applicant shall verify that the proposed building and site has met City Code requirements. d. A pre-construction conference shall be held with City staff and other entities designated by the City prior to issuance of a Building Permit. 3. Agreements: a. The Property Owner/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. b. The Applicant shall submit an as-built survey of the Subject Property, as well as any improvements and utility service lines, prior to release of the Performance Agreement financial guarantee. 4. Engineering Review: a. The Applicant agrees to comply with all conditions or provisions noted in the City Engineer’s Review memorandum, dated May 7, 2018 (Exhibit C): b. Final grading, drainage, utility, irrigation, erosion control, and as-built plans, and any other site engineering related 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. 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 or ground mechanical equipment shall be appropriately screened from view per City Code requirements. b. Any outdoor enclosures shall be constructed with materials that are complementary to the principal building and new addition. c. The Applicant shall comply with the special requirements for C2-zoned properties as identified under Section 35-412 of the Zoning Ordinance, including screening requirements. PC RESOLUTION NO. 2018-008 7. Landscaping: a. An irrigation plan shall be submitted to the City and a system installed. May 17, 2018 Date Randall Christensen, Chair ATTEST: Ginny McIntosh, 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: and the following voted against the same: whereupon said resolution was declared duly passed and adopted.