HomeMy WebLinkAbout2018 08-30 PCP PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
August 30, 2018
Regular Session
1. Call to Order: 7:00 PM
2. Roll Call
3. Approval of Regular Meeting Agenda
Motion to Approve Planning Commission Meeting Agenda for August 30, 2018
4. Approval of Minutes
a. Motion to Approve the July 12, 2018, Regular Session Meeting Minutes
b. Motion to Approve the June 28, 2018, Regular Session Meeting Minutes
c. Motion to Approve the June 28, 2018, Work Session 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. Planning Commission Application No. 2018-014
Applicant: Dan Walsh (Community Housing Development Corporation)
Project Address: 7256 Unity Avenue North
Summary: (1) Preliminary and Final Plat and (2) Site and Building Plan
Approval. These requests are associated with the Applicant’s
plans to make improvements to the 112-units within Unity Place,
construct an approximately 2,600-square foot community/service
building, approximately 55-square foot maintenance garage, and
conduct other site-related improvements. The proposal also
includes a request that would create an outlot for the floodway
portion of the Subject Property and provide an overall cleanup of
the existing interior lot lines.
7. Discussion Items
a. City Council Meeting Planning Commission Item Update (July 23, 2018)
b. Joint City Council-Planning Commission Meeting Date Update (August 16, 2018)
c. Urban Land Institute – Real Estate Development Process Webinar
d. Urban Land Institute – Navigating Your Competitive Future Workshop
(September 24, 2018)
8. Other Business
None.
9. Adjournment
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MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF
HENNEPIN AND THE STATE OF MINNESOTA
JULY 12, 2018
1.CALL TO ORDER
The Planning Commission meeting was called to order by Acting Vice-Chair MacMillan at 7:06
p.m.
2.ROLL CALL
Acting Vice-Chair Jack MacMillan, Commissioners Stephen Schonning, Rochelle Sweeney, and
Susan Tade were present. Chair Randall Christensen and Commissioner Alexander Koenig were
absent and excused. Commissioner Abraham Rizvi was absent and unexcused. City Planner and
Zoning Administrator Ginny McIntosh, and Carla Wirth and Selina Pesta, of TimeSaver Off Site
Secretarial, Inc. were also present.
3.APPROVAL OF AGENDA – JULY 12, 2018
There was a motion by Commissioner Tade, seconded by Commissioner Schonning, to approve
the agenda for the July 12, 2018, meeting as submitted. The motion passed unanimously.
4.APPROVAL OF MINUTES – JUNE 28, 2018
City Planner and Zoning Administrator Ginny McIntosh requested the Planning Commission
hold approval of the June 28, 2018, Regular and Work Session Minutes, to the next Planning
Commission meeting.
The consensus of the Planning Commission was to table consideration of the June 28, 2018,
Regular and Work Session Minutes to the next meeting.
5.CHAIR’S EXPLANATION
Acting Vice-Chair MacMillan explained the Planning Commission’s role as an advisory body.
One of the Commission’s functions is to hold public hearings. In the matters concerned in these
hearings, the Commission makes recommendations to the City Council. The City Council makes
all final decisions in these matters.
6.PLANNING APPLICATION ITEMS
6a) APPLICATION NO. 2018-012
APPLICANT: VON PETERSEN OF TSP, INC. ON BEHALF OF
BROOKLYN CENTER SCHOOL DISTRICT
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PROPERTY ADDRESS: 6500 HUMBOLDT AVENUE NORTH
Acting Vice-Chair MacMillan introduced Application No. 2018-012, consideration of a site and
building plan approval for a small building expansion and minor site improvements to the
Brooklyn Center STEAM Middle School and High School located at 6500 Humboldt Avenue
North. He noted this application is associated with previously approved requests by the Brooklyn
Center School District to increase the District’s operating levy and construction funding for Earle
Brown Elementary School and Brooklyn Center Middle and High School. These requests were
approved through a referendum that was passed back in November 2017. (Refer to Planning
Commission Report dated 07-12-2018 for Application No. 2018-012.)
City Planner and Zoning Administrator Ginny McIntosh introduced the item, reviewed the
background, and presented the request.
Ms. McIntosh provided a PowerPoint presentation depicting a site plan of the subject property,
noting the plan requests are for a 2,250-square foot front entry addition, 845-square foot second-
floor mechanical mezzanine addition, and site improvements that address partial landscaping,
sidewalk, and road asphalt. She described the R1 zoned property, noting the existing school was
constructed in 1961 and is approximately 195,797-square feet in size. Ms. McIntosh displayed a
slide of the building, noting that the requests under consideration are part of a larger plan to
substantially renovate the interior of the existing school building. Brooklyn Center School
District will need to submit full construction plans to the City for review and issuance of a
building permit for relevant interior improvements requiring a permit.
Colored renderings of the existing front entry and proposed front entry were displayed and Ms.
McIntosh described the proposed building materials. Ms. McIntosh then presented the plans for
the proposed second-floor mechanical mezzanine. It was noted the existing driveway access
points will remain. She added that school uses do not have a defined parking formula under the
Zoning Ordinance, and there are no plans to impact the existing parking or increase parking
needs with the proposed front entry or mechanical mezzanine additions.
Ms. McIntosh presented the lighting, landscaping, and screening plans. As the disturbed area is
less than one-half acre, no project review is required by the West Mississippi Watershed
Commission and an NPDES permit is not required. The Applicant will need to work with the
Fire Inspector to ensure all 2015 Minnesota Fire Code requirements have been met as part of any
building and site plan approval, including any installations of a new Knox box, fire egress, etc.
Ms. McIntosh reviewed the sign restrictions for public uses and stated City staff will discuss with
the Applicant whether any proposed signage will meet the requirements under the Sign
Ordinance.
Ms. McIntosh stated City staff recommends the Planning Commission provide a
recommendation of approval to the City Council to approve Planning Application No. 2018-012,
a site and building plan approval for a small 2,250-square foot front entry, 845-square foot
second floor mechanical mezzanine addition, and site-specific improvements along the proposed
new front entry area for property located at 6500 Humboldt Avenue North (Brooklyn Center
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Secondary School), subject to the Applicant complying with the comments outlined in the
conditions as noted in the Planning Commission Report and as addressed in the resolution.
Acting Vice-Chair MacMillan asked if the Applicant wished to step forward and make a
statement or add anything to the staff presentation.
Jim Langevin, Director of Operations with Brooklyn Center Schools, introduced himself and
offered to answer questions.
Commissioner Tade asked what will be included with the second-floor mechanical work.
Von Petersen of TSP, Inc., on behalf of Brooklyn Center Schools, stated they will use an existing
area above the stage and within the confines of the existing building footprint to extend the
existing mezzanine in size to hold a larger HVAC system. Mr. Langevin explained the bond
issue included these improvements as well as addressing deferred maintenance and replacement
of mechanical equipment to bring the school building up to date.
Acting Vice-Chair MacMillan asked when this project will start. Mr. Langevin stated they plan
to start in January 2019 at the High School and are in negotiations to temporarily relocate the
High School to a leased space so construction can move along more quickly. He hopes to have
that lease negotiated by early August at the latest.
Commissioner Schonning asked if the proposal will create district space. Mr. Langevin stated it
will create space for High School administration and a defined front entrance to increase
security, as it will be equipped with bullet resistant glass and a teller-like window to issue
badges. There will be other entrances, but all visitors will be funneled through this entrance. It
will also create some separation between the two wings, separating the Middle School and High
School student body. During the school day, all doors will be locked and a visitor will need to
be buzzed through the new entry.
There were no other individuals in attendance who wished to make comments at this time.
The Commissioners indicated no objections to approval of the Application.
ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION
NO. 2018-012 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2018-012 SUBMITTED BY VON PETERSEN OF TSP,
INC. ON BEHALF OF BROOKLYN CENTER SCHOOL DISTRICT
There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to approve
Planning Commission RESOLUTION NO. 2018-012.
Voting in favor: Acting Vice-Chair MacMillan, and Commissioners Schonning, Sweeney, and
Tade.
And the following voted against the same: None
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The motion passed unanimously.
The City Council will consider the application at its July 23, 2018, meeting. The Applicant must
be present. Major changes to the application as reviewed by the Planning Commission will
require that the application be returned to the Commission for reconsideration.
6b) APPLICATION NO. 2018-013 (PUBLIC HEARING)
APPLICANT: CASEY’S RETAIL COMPANY
PROPERTY ADDRESS: 2101 FREEWAY BOULEVARD
Acting Vice-Chair MacMillan introduced Application No. 2018-013, consideration of a site and
building plans and issuance of a Special Use Permit (SUP) that would allow for the development
of an approximately 4,600-square foot Casey’s gas station and convenience store and other
associated improvements on an approximately 2.12-acre site located at 2101 Freeway Boulevard.
(Refer to Planning Commission Report dated 07-12-2018 for Application No. 2018-013.)
Ms. McIntosh introduced the item, reviewed the background, and presented the request.
It was noted that legal notice was published in the local Brooklyn Center Sun-Post and mail
notifications were sent to neighboring properties per Zoning Ordinance requirements.
Ms. McIntosh displayed a slide of the subject property and reviewed its past as a home to a
number of restaurants, noting the building was demolished in 2014 and has been vacant since.
The property is zoned C2 (Commerce District). The 2030 Comp Plan identifies the site as RB
(Retail Business). She presented the SUP request for a gas station and described surrounding
uses, noting they are not residentially-zoned. Ms. McIntosh stated the gas station, as proposed,
would have eight double-sided gas pumps under a canopy structure, bioinfiltration basin, and
other associated site improvements.
Ms. McIntosh displayed colored renderings of exterior elevations, noting there will be a primary
and secondary entry. One of the existing driveways would be removed, a replacement
constructed, and a third driveway retained, creating a total of two driveways off Freeway
Boulevard. Due to the location of this property and its proximity to the I-94 on-ramp along
Shingle Creek Parkway, there will be no access to Casey’s from Shingle Creek Parkway.
Ms. McIntosh reviewed the minimum parking requirements, which are based on the number of
fuel pumps and a calculation of parking for the convenience store assuming a retail use. The
Applicant would provide 41 parking space, assuming the removal of three parking spaces in
front of the trash enclosure doors, which was requested for by City staff. The minimum parking
requirement is 41.33 parking spaces.
Ms. McIntosh described the lighting plan, noting the gas pump canopy needs to minimize light
spray and all lighting must be directed downward. She noted that the Applicant should identify
opportunities to reduce the amount of foot-candles both under the gas station canopy and at the
property line. It was noted the trash enclosure will be located at the southwest corner and fully
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screened. The submitted landscape plan is deficient by approximately 44 points; however, this
can be remedied. Ms. McIntosh stated there are additional opportunities to add landscaping,
such as shrubs or small trees along the north east and eastern edges (along Shingle Creek
Parkway), which would help to reduce the amount of headlight glare coming from the property.
Per the Assistant City Engineer’s memorandum, provided with the Planning Commission Report,
and in consideration of the fact that the subject property has been vacant for some time and was
previously used as a restaurant, the Assistant City Engineer has requested that a traffic study be
provided as part of any application approval by the Planning Commission and City Council.
Ms. McIntosh stated City staff recommends the Planning Commission provide a
recommendation to the City Council to approve Planning Application No. 2018-013, site and
building plans and issuance of a Special Use Permit (SUP), that would allow for the development
of an approximately 4,600-square foot Casey’s gas station and convenience store and other
associated improvements on an approximately 2.12-acre site located at 2101 Freeway Boulevard,
with the conditions noted in the Planning Commission Report and the resolution.
OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2018-013
There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to open
the public hearing on Application No. 2018-013, at 7:39 p.m. The motion passed unanimously.
Acting Vice-Chair MacMillan asked if the Applicant wished to step forward and make a
statement or add anything to the staff presentation.
Jared Sergeant, Casey’s General Stores, presented statistics related to Casey’s, stating they are a
gas station with convenience store and food component as well. Assuming they receive
approval, Casey’s intends to start opening at 5 a.m. and closing at midnight. Due to their
proximity to the interstate, they would like the option of remaining open 24 hours per day. He
stated they will address staff’s comments on lighting and will comply with the City requirements
for landscaping.
Mr. Sergeant stated it typically takes four months from time of building permit issuance to
completion of the project and they anticipate starting as soon as they receive a building permit,
which will hopefully be in one to two months.
Commissioner Schonning asked what is depicted on the site plan in the front of the property,
near the intersection of Freeway Boulevard and Shingle Creek Crossing. Mr. Sergeant answered
that is the location of the underground fuel tanks.
Acting Vice-Chair MacMillan asked how many employees they will have. Mr. Sergeant
estimated 8 full-time and 8 part-time equaling about 10-12 equivalent full-time employees.
Acting Vice-Chair MacMillan asked about the proposed signage.
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Andy Berg of Kimley-Horn and project civil engineer stated the proposed pylon sign will be 26.5
feet in height so it will be visible from I-94. Ms. McIntosh advised that Code allows a maximum
pylon height at 25 feet above first floor elevation.
Mr. Sergeant displayed 3-D renderings of the existing site, the site with Casey’s during the
daytime, and a final rendering showing the proposed Casey’s on site at night. He stated Casey’s
is based in Ankeny, Iowa and there are currently Casey’s across 16 states.
Commissioner Schonning referenced the architectural building rendering showing an upgrade of
stonework on the front exterior, which he appreciates over red brick.
There were no other individuals in attendance who wished to make comments at this time.
MOTION TO CLOSE PUBLIC COMMENTS (HEARING)
There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to close the
public hearing on Application No. 2018-013. The motion passed unanimously.
Acting Vice-Chair MacMillan called for questions and comments from Commissioners.
Commissioner Tade stated this looks very nice and she likes that food is offered, but would have
preferred a restaurant in this location. Commissioner Tade inquired as to whether any proposals
had come forward prior to the Casey’s proposal. Ms. McIntosh stated she was not aware of any
other interest in the property other than Casey’s.
The Commissioners identified no objections to approval of the Application.
ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION
NO. 2018-013 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING
COMMISSION APPLICATION NO. 2018-013 SUBMITTED BY CASEY’S RETAIL
COMPANY
There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to
approve Planning Commission RESOLUTION NO. 2018-013.
Voting in favor: Acting Vice-Chair MacMillan, and Commissioners Schonning, Sweeney, and
Tade.
And the following voted against the same: None
The motion passed unanimously.
The City Council will consider the application at its July 23, 2018 meeting. The Applicant must
be present. Major changes to the application as reviewed by the Planning Commission will
require that the application be returned to the Commission for reconsideration.
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7.DISCUSSION ITEMS
7a) JOINT CITY COUNCIL – PLANNING COMMISSION MEETING
(JULY 9, 2018)
Ms. McIntosh asked the Commissioners for comments and/or feedback on the July 9, 2018, Joint
City Council and Planning Commission Work Session on the 2040 Comprehensive Plan.
Commissioner Schonning stated for him it was worthwhile but a lot of review. He wished there
had been more participation and discussion by those present, an exercise, or something of
content to strike up interaction, but understood the time constraints given that it was a City
Council meeting night.
Commissioner Tade agreed with Commissioner Schonning that more conversation between the
City Council and Planning Commission would have been useful as we are all in the community.
Acting Vice-Chair MacMillan asked if there will be another meeting. Ms. McIntosh stated she
and Community Development Director Meg Beekman had a conference call with
Comprehensive Plan Consultant Jennifer Haskamp about the meeting and there was discussion
about a second Joint Work Session with the City Council on Monday, August 13, 2018, from 5
p.m. to 6:30 p.m. They also discussed if there should be a separate time to meet for discussion
on an evening when City Council does not meet, considering City Council meetings are very
structured with regard to start times, televising of the meetings, etc. Because of that, it may be
better to hold this discussion in a Planning Commission meeting format or to schedule it on a day
other than Monday, when City Council meets, or Thursdays, when Planning Commission meets.
Ms. McIntosh stated it is hoped the August 13, 2018, meeting will not have such a long
introduction, so there will be time to address the homework assigned and provide feedback to
Ms. Haskamp.
7b) CITY COUNCIL MEETING PLANNING COMMISISON ITEM UPDATE
(JUNE 25, 2018)
Ms. McIntosh provided a brief overview of actions taken by the City Council at its Regular
Session of June 25, 2018. She stated the Luther Auto request was approved with a modification
to recognize an easement and necessity to accommodate parking for Health Partner Dental,
which was identified following Planning Commission approval of the request to store vehicles
off-site.
She provided additional detail as to the adjustments made to the off-site storage site plan,
including the shifting of the north fence line, gate, and barricade, south, to allow for one row of
parking and a drive aisle for Health Partners Dental Clinic, and request by Luther Auto to extend
out one parking row and drive aisle west to make up for the loss of parking on the north. An
additional request was made and approved by City Council to allow for one tandem row of
parking. Ms. McIntosh updated the Commission on the staff meetings that will be held with
Luther Auto to address relocation of the vehicles to the off-site storage location, demolition of
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the existing bus facility at 4435 68th Avenue North, and construction of the new dealership at that
location.
Ms. McIntosh stated the City Council’s consideration of the Earle Brown Terrace conversion
from senior housing to market rate housing involved a fairly long discussion of the process to
consider an allowance for parking, signage, and three additional apartments. She stated
ultimately, the City Council approved all three of the allowance requests. The Applicant will
need to return to the City shortly to obtain further site and building plan approvals and provide
full civil plan sets this time in order to execute the construction and/or installation of these
approved allowances.
Commissioner Schonning asked if they have purchased the property. Ms. McIntosh stated they
had not yet purchased the property but the Applicant indicated at the City Council meeting that
they had been in negotiations with the property owner since December and that the opening of
the Sanctuary played a part in the timing of their negotiations. The Applicant noted at the
meeting that people may not have realized the facility had been operating at a very low
occupancy for some time. At this point, the current property owner can wait no longer to close
negotiations on the sale of the property.
Commissioner Schonning stated at first, he did not like the conversion from senior housing to
market rate, but after learning more about the proposed project and considering the Applicant’s
success with Lake Pointe, he supports the project.
The Planning Commission discussed the proposed project with Ms. McIntosh.
Ms. McIntosh stated the City Council, in Work Session, also considered a request to potentially
convert the former Jerry’s Food Store site to a charter school and possible day care. The
Applicant came before the City Council during two different Work Sessions, however, it was
ultimately determined that the City Council was not in support of the project. Were the project to
progress, City staff would have needed to work through amendments to the 2030 Comprehensive
Plan, as the 2040 Comprehensive Plan is not yet complete, amendments to the Zoning
Ordinance, potential re-zonings, etc. The Planning Commission discussed the former Jerry’s
Food site and potential future use, and overall difficulty in selling the property.
Ms. McIntosh stated the City Council, in Work Session, also discussed and reached consensus to
support a study and 12-month moratorium on the Sears site. This was considered as Sears will
be closing, it is the last remnant of the former Brookdale Mall property, and was not planned as
part of Shingle Creek Crossing. She explained that it is possible to lift the moratorium before the
12-months is up under certain circumstances.
The Planning Commission discussed the Sears site and potential future uses.
Ms. McIntosh reviewed projects and plan sets currently under review by staff.
8.OTHER BUSINESS
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Commissioner Tade stated she will be on vacation and not in attendance at the next meeting.
9.ADJOURNMENT
There was a motion by Commissioner Sweeney, seconded by Commissioner Tade, to adjourn the
Planning Commission meeting. The motion passed unanimously. The meeting adjourned at
8:19 p.m.
_______________________________ __________________________________
Ginny McIntosh, Secretary Jack MacMillan, Acting Vice-Chair
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MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION
OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF
HENNEPIN AND THE STATE OF MINNESOTA
JUNE 28, 2018
1.CALL TO ORDER
The Planning Commission meeting was called to order by Chair Christensen at 7:20 p.m.
2.ROLL CALL
Chair Randall Christensen, Commissioners Alexander Koenig, Jack MacMillan, Rochelle
Sweeney, Stephen Schonning, and Susan Tade and were present. Commissioner Abraham Rizvi
was absent and unexcused. City Planner and Zoning Administrator, Ginny McIntosh, was also
present.
3.APPROVAL OF AGENDA – JUNE 28, 2018
There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to
approve the agenda for the June 28, 2018 meeting as submitted. The motion passed
unanimously.
4.APPROVAL OF MINUTES – JUNE 14, 2018
4a) JUNE 14, 2018 REGULAR SESSION MINUTES
There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning, to
approve the Regular Session minutes of the June 14, 2018 meeting as submitted. The motion
passed unanimously.
4b) JUNE 14, 2018 WORK SESSION MINUTES
There was a motion by Commissioner Schonning, seconded by Commissioner Koenig, to
approve the Work Session minutes of the June 14, 2018 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.
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6.PLANNING APPLICATION ITEMS
6a) APPLICATION NO. 2018-0010
APPLICANT: LINDA MCGINTY (THE LUTHER COMPANY, LLLP)
PROJECT ADDRESS: 5900 SHINGLE CREEK PARKWAY
City Planner and Zoning Administrator Ginny McIntosh introduced Application No. 2018-010.
She reviewed the background and purpose of this application. She explained that the City
Council adopted an ordinance to amend Chapter 35 of the City Code of Ordinances to establish a
new Section 35-420 to allow for automobile dealership off-site storage as an Interim Use in the I-
1, I-2, and C-2 Zoning Districts, under certain conditions.
As part of the approval by City Council on June 25, 2018, the Applicant is now requesting the
formal approval of an Interim Use Permit that would allow the Luther Company to store new
vehicles at 5900 Shingle Creek Parkway, which is owned by the City of Brooklyn Center
Economic Development Authority. The vehicles stored there would be for sale at their respective
Brooklyn Center Luther dealerships. This request would be for a period of two years, with a
potential one year extension. Ms. McIntosh continued by providing details of the fencing and
barricades, lighting, and placement of vehicles in an organized fashion, which would allow for
two-way movement through the aisles and emergency access, if required.
There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to open the
public hearing. The motion passed unanimously.
No one wished to address this item.
There was a motion by Commissioner MacMillan, seconded by Commissioner Schonning, to
close the public hearing. The motion passed unanimously.
ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION
NO. 2018-010 REGARDING THE DISPOSITION OF PLANNING COMMISSION
APPLICATION NO. 2018-010 SUBMITTED BY LINDA MCGINTY (THE LUTHER
COMPANY, LLLP), REQUESTING APPROVAL OF INTERIM USE PERMIT FOR THE
OFF-SITE STORAGE OF NEW, OPERABLE VEHICLES FOR THE PORTION OF 5900
SHINGLE CREEK PARKWAYS (“THE SUBJECT PROPERTY”) AS IDENTIFIED IN THE
SUBMITTED SITE PLAN; SUBJECT TO THE APPLICANT COMPLYING WITH THE
COMMENTS OUTLINED IN THE APPROVAL CONDITIONS.
There was a motion by Commissioner Koenig, seconded by Commissioner Sweeney, to
recommend approval of Planning Commission RESOLUTION NO. 2018-010 as submitted.
Voting in favor: Chair Christensen, Commissioners Koenig, MacMillan, Schonning,
Sweeney, and Tade.
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6b) APPLICATION NO. 2018-011
APPLICANT: LUX APARTMENTS, LLC
PROJECT ADDRESS: 6100 SUMMIT DRIVE NORTH
City Planner and Zoning Administrator Ginny McIntosh introduced Application No. 2018-011.
She reviewed the background and purpose of this application. She noted that the Applicant was
seeking to convert the recently closed Earle Brown Terrace senior living facility into market rate
apartments. The proposal would include renovations to the interior and exterior, including the
construction of additional off-street parking stalls, wall signage, and the addition of three
dwelling units, for a total of 143 dwelling units.
The proposal necessitates certain amendments to the existing PUD related to off-street parking
and site requirements, as well as allowances for wall signage. Ms. McIntosh reiterated that the
considerations up for review this evening were for allowances only, and that the Applicant would
need to return to the City’s Planning Commission and City Council for the final approvals of any
off-street parking, wall signage, or construction of three additional dwelling units.
There was a motion by Commissioner Tade, seconded by Commissioner MacMillan, to open the
public hearing. The motion passed unanimously.
Jim Soderberg addressed the Commission. He stated they have invested a lot into continuing to
build the City and make it better by adding millions of dollars of renovations into Melrose Park
Apartments, Lake Point Apartments, Granite Peaks and Granite City Apartments.
There was a motion by Commissioner Sweeney, seconded by Commissioner Tade, to close the
public hearing. The motion passed unanimously.
Commissioner Koenig asked if the Lux Apartments are market rate. Erik Falkman, COO of
Soderberg Apartments, stated they are market rate. He stated they want to make the apartments
look new again, adding granite counter finishing, stainless steel, electronic locks that work with a
phone, a gym, a potential sound studio, and do something great with the existing 10-story rooftop
terrace. He stated they want to make this development visible from Highway 100 to draw people
in.
Commissioner MacMillan asked if they have a price range for the apartments. Mr. Soderberg
stated the 1-bedroom units will start around $999 and the high-end larger 2-bedroom units would
be about $1350.
Commissioner Schonning asked if they have a plan for fencing to minimize the glare of
headlights shining into the units. Mr. Falkman stated they don’t think they will have any areas
where headlights would shine into a window but noted the Earle Brown Heritage Center has
wood scalloped edge fencing. If they do fencing, they would most likely do something similar to
match up with that fence line.
ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION APPLICATION
NO. 2018-011 SUBMITTED BY LUX APARTMENTS, LLC, REQUESTING APPROVAL OF
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PROPOSED AMENDMENT TO THE 1992 PLANNED UNIT DEVELOPMENT PLANS AND
DOCUMENTS FOR THE SUBJECT PROPERTY LOCATED AT 6100 SUMMIT DRIVE
NORTH, SUBJECT TO THE APPLICANT SUBMITTING A PLANNING COMMISSION
APPLICATION FOR BUILDING AND SITE PLAN APPROVAL, A COMPLETE BUILDING
AND SITE PLAN PACKAGE FOR REVIEW AND APPROVAL BY THE CITY OF
BROOKLYN CENTER, AND COMPLYING WITH THE APPROVAL CONDITIONS AS
NOTED.
There was a motion by Commissioner Schonning, seconded by Commissioner Koenig, to
recommend approval of Planning Commission Application No. 2018-011, Requesting Approval
of Proposed Amendment to the 1992 Planned Unit Development Plans and Documents for the
Subject Property Located at 6100 Summit Drive North, Subject to the Applicant Submitting
Planning Commission Application for Building Site Plan Approval, a Complete Building and
Site Plan Package for Review and Approval by the City of Brooklyn Center, and Complying
with the Approval Conditions as Noted.
Voting in favor: Chair Christensen, Commissioners Koenig, MacMillan, Schonning,
Sweeney, and Tade.
7.DISCUSSION ITEMS
7a) EARLE BROWN DAYS COMMUNITY MARKET (JUNE 23, 2018)
Ms. McIntosh provided an overview of the event. She stated she was present as well as Ms.
Haskamp and they received a lot of good feedback from residents.
7b) CITY COUNCIL MEETING PLANNING COMMISSION ITEM UPDATE
(JUNE 25, 2018)
Ms. McIntosh presented this item and reviewed the items that have gone before the City Council
recently, including the Interim Use Permit ordinance approval for offsite storage, the Nompeng
Academy project, and Get Bizzy, Inc. project.
7c) JOINT CITY COUNCIL-PLANNING COMMISSION MEETING (JULY 9,
2018)
Ms. McIntosh reminded the Commissioners that the joint City Council and Planning
Commission meeting is scheduled for Monday, July 9th, from 5 p.m. to 6:30 p.m.
8.OTHER BUSINESS
8a) PLANNING COMMISSIONER LEARNING OPPORTUNITIES
Ms. McIntosh stated she sent out links for webinars to the Planning Commissioners and
indicated that if any of the Commissioners needed the links re-sent, to let her know.
PC Minutes
06-28-18 -5-DRAFT
9.ADJOURNMENT
There was a motion by Commissioner Tade, seconded by Commissioner Sweeney, to adjourn the
Planning Commission meeting. The motion passed unanimously. The meeting adjourned at
9:02 p.m.
_______________________________ _______________________________
Ginny McIntosh, Secretary Randall Christensen, Chair
PC Minutes
06-28-18 -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
JUNE 28, 2018
1.CALL TO ORDER
The Planning Commission meeting was called to order by Chair Christensen at 9:10 p.m.
2.ROLL CALL
Chair Randall Christensen, Commissioners Alexander Koenig, Jack MacMillan, Stephen
Schonning, Rochelle Sweeney, and Susan Tade were present. Commissioner Abraham Rizvi was
absent and unexcused. City Planner and Zoning Administrator, Ginny McIntosh, and Jennifer
Haskamp of Swanson-Haskamp Consultants were also present.
3.2040 COMPREHENSIVE PLAN PROCESS WITH JENNIFER HASKAMP OF
SWANSON-HASKAMP CONSULTANTS (SHC)
Jennifer Haskamp of Swanson-Haskamp Consultants (SHC) reviewed the topics previously
presented and discussed at the last work session, and provided a brief overview of the feedback
received. She subsequently provided a brief outline of the next items the Commission will be
reviewing.
Ms. Haskamp reviewed a series of maps during the meeting, including a draft land use map, and
a discussion was held regarding how the land use categories were determined. There was
discussion on public transit being added to certain districts in the future if it is needed for
business commuting or other similar reasoning.
There was a consensus of the Planning Commission to allow for this to be an option to address in
the future.
Ms. Haskamp asked what the Commission’s vision is for the Brooklyn Boulevard Corridor was.
She stated she wants to know if they would like to see more than residential single-family homes
within the corridor and noted that, given the climate of retail and office uses, it may be
unrealistic to assume the area will be all commercial.
There was a consensus of the Planning Commission to keep the proposed corridor width as is.
PC Minutes
06-28-18 -2-DRAFT
4.ADJOURNMENT
There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to adjourn the
Planning Commission meeting. The motion passed unanimously. The meeting adjourned at
10:14 p.m.
_______________________________ _______________________________
Ginny McIntosh, Secretary Randall Christensen, Chair
________________
App. No. 2018-014
PC 08/30/2018
Page 1
Planning Commission Report
Meeting Date: August 30, 2018
Application No. 2018-014
Applicant: Dan Walsh (Community Housing Development Corporation)
Location: 7256 Unity Avenue North
Request: (1)Preliminary Plat/Final Plat of Unity Place (2) Site and Building Plan Approval
for Construction of a One-Story Community/Service Building, Maintenance
Garage, and Other Associated Site Improvements
INTRODUCTION
Dan Walsh of Community Housing Development Corporation (“the Applicant”) is requesting review and
consideration of a preliminary and final plat for Unity Place, commonly addressed as 7256 Unity Avenue
North (“the Subject Property”), which would allow for the creation of an outlot for the floodway portion of
the Subject Property and facilitate an overall cleanup to the interior lot lines of the Subject Property.
Although the entire property is located on approximately 16.5 acres, approximately 10.95 acres are under
consideration as part of the application requests.
This request is associated with additional requests to construct an approximately 2,600-square foot, one-
story community/service building, 550-square foot maintenance garage, and other related site
improvements (Exhibit A). These requests are part of larger plans to update the existing 112-unit affordable
townhouse rental complex, which was originally constructed in 1978.
•Application Filed: 07/31/2018
•Review Period (60-day) Deadline: 09/29/2018
•Extension Declared: N/A
•Extended Review Period Deadline: N/A
Image 1. Site Plan of Proposed Building Improvements.
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Although the building and site plan request does not require a public hearing, the request for approval
of the plat requires that a public hearing be scheduled in accordance with Section 15-104 (Preliminary
Plan) of the Platting Ordinance. An Affidavit of Publication confirmed publication of the public hearing
notice in the Brooklyn Center Sun Post on August 16, 2018 (Exhibit B). Mail notices were also sent to
neighboring property owners.
COMPREHENSIVE PLAN AND ZONING STANDARDS
Land Use Plan: MF – Multi Family (High Density)
Neighborhood: Willow Lane
Current Zoning: R3 (Multiple Family Residence) District
Surrounding Zoning: North: City of Brooklyn Park (VR – Village Redevelopment District)
East: R3 (Multiple Family Residence) District and PUD/C2 (Planned Unit
Development/Commerce) District –Existing Mazda/Mitsubishi
Dealership
South: PUD/C2 (Planned Unit Development/Commerce) and C2 (Commerce)
Districts
West: City of Brooklyn Park (R6 – Multiple Family Residential District)
Total Site Area: Approximately 16.5 acres in total (~10.95 acres under consideration as part of
Application)
PRELIMINARY PLAT / FINAL PLAT
As part of the City Platting Ordinance requirements, preliminary and final plat approval is required to
formally subdivide and consolidate Lots 1 to 113, Block 1 contained in THE PONDS PLAT SIX, according to
the recorded plat thereof, Hennepin County, Minnesota. As proposed, the subdivision would result in
the creation of:
Lot 1 – Approximately 10.17 acres
Outlot A– Approximately 0.78 acres
Map 1. Existing Lot Configuration of Subject Property.
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The proposed subdivision would allow for the creation of an outlot along Shingle Creek, which would
ultimately separate the floodway portion of the Subject Property from that portion containing the
Subject Property’s improvements (i.e. dwelling units). This request is required as part of the Applicant’s
intent to apply for HUD financing, which would allow for the overall upgrading of the existing 112
townhouse units, construction of a new community/service building, maintenance garage, and site
improvements. As part of HUD rules, financing cannot be granted for properties when the floodway is
located on the same portion as the property to be financed (refer to Exhibit C). As part of any approval,
the Applicant would continue ownership over the area that would become Outlot A.
Additionally, the existing plat (THE PONDS PLAT SIX) is a townhouse style plat originally intended for
individual ownership. As the use of the Subject Property is for affordable rental housing, there is an
opportunity to simplify Block 1 into one lot and one outlot, rather than the existing 113 lots. It should
be noted that Blocks 2 (central commons area) and 3 (western portion of the Subject Property along
Unity Avenue North) of THE PONDS PLAT SIX are not under consideration as part of the application and
will remain in their current configuration.
Based on staff findings, staff recommends Planning Commission recommendation of the
preliminary/final plat (Unity Place); subject to the Applicant complying with the comments outlined in
the Assistant City Engineer’s memorandum dated August 24, 2018 (Exhibit D), any comments received
from Hennepin County, and any conditions as outlined in the Approval Conditions section of this Staff
Report.
SITE AND BUILDING PLAN APPROVAL
In conjunction with the Applicant’s request for preliminary and final plat approval of Unity Place, the
Applicant is also requesting approval of the proposed site and building plan for the as proposed
1
Map 2. Preliminary Plat for Subject Property (Unity Place)
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construction of an approximately 2,600-square foot community/service building, 550-square foot
maintenance garage and related site improvements.
Building and Site Layout
The Subject Property is currently developed with 11 separate attached-townhouse style residential
buildings, for a total of 112 townhouse units, eight separate garage structures (32 garage spaces), one
office management facility, and a playground located just east of the office building. The townhouse
units are broken up into 62 two-bedroom units and 50 three-bedroom units.
In a zoning letter dated January 22, 2013, it was noted that there appeared to be a number of minor
building and site encroachments noted in a survey on file. It was further clarified that the
encroachments appeared to be original to when the overall Subject Property was developed around
1978, or possibly created by others than the current Property Owners. Based on this, the letter noted
that the minor encroachments could be considered legal, non-conforming encroachments.
A number of non-building related encroachments, such as a chain link fence, entry sign, and retaining
wall, were also identified. It was further outlined that these encroachments could be mitigated in order
to address the issues and become compliant.
In addition to the construction of the proposed community/service building and maintenance garage,
the Applicant also intends to install additional off-street parking and walking paths around the central
commons area, new playground equipment, and a patio outside the community/service building. As
upgrades are anticipated on the interiors of the 112 existing townhouse units, the Applicant also plans
for the installation of new patios for those units.
Community/Service Building
The proposed approximately 2,600-square foot, one story community/service building would be located
within the central commons area of the Subject Property, along Ponds Drive, which is a private road.
The interior layout of the building notes that the new building would feature a fitness room with a 10-
foot ceiling, a party room, a meeting room, and bathrooms. The existing leasing offices, which are
currently located in another building just west of the proposed building, would be relocated into the
new community/service building. The existing leasing office would then be converted into a
maintenance office.
Image 2. Existing Central Commons Area of Unity Place.
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The new community/service building would feature a sloped roof and be approximately 16’10” to the
underside of the sloped roof and 24 feet in height from grade to chimney peak. The exterior material
use is proposed to utilize a combination of lap and panel siding, with asphalt shingles for the roof.
Maintenance Garage
The proposed approximately 550-square foot maintenance garage would be located to the west of the
proposed community/service building and would utilize cement board lap siding on the exterior. The
proposed height of the maintenance garage would be approximately 13 feet in height, and would
feature two single vehicle doors and a side door for access.
Image 3. Proposed Maintenance Garage.
Image 2. Renderings of Proposed Community/Service Building.
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Although the City does reference a set of unofficial design guidelines when reviewing site and building
plan applications, these guidelines are directed towards commercial-style buildings and do not provide
specifications for residential-type buildings.
Access and Parking
The minimum required number of parking spaces for the 112-unit townhouse complex is 224 parking
spaces. This assumes two (2) parking spaces per dwelling unit. According to an ALTA/NSPS Land Title
Survey, prepared by Alliant Engineering, and last dated May 2018 (Exhibit A), there are 158 regular
striped parking stalls and 6 ADA parking spaces on the Subject Property. With the addition of 32 single-
car garage stalls, there are a total of 196 parking spaces available on the Subject Property. This leaves a
28 parking space deficiency on the Subject Property.
As part of the proposal, the Applicant intends to install seven (7) additional parking spaces, including
one ADA parking space and loading zone. This would leave the Subject Property with a deficiency of 21
parking spaces. Following conversations with the Public Works Department, it was noted that, in 2014,
parking along Unity Avenue North was restricted to the east side of the roadway only. This was following
a request by a resident to look into the overall safety and adequate passage of the thru lanes,
particularly during the winter time when snow removal is occurring along Unity Avenue North as well as
within the Unity Place parking lots and Ponds Drive (private road).
The proposed community/service building is intended for use by existing residents at Unity Place and
the Subject Property currently provides areas of “Visitor Parking.” Although the Subject Property is
developed, there are still pockets around the central commons area where additional parking spaces
could be installed to allow for additional parking that would further minimize the existing parking
deficiencies. Per the site plans submitted, it appears additional parking spaces could be installed along
the northeast corner of the commons area.
Parking spaces must be constructed per City Zoning Code minimum width (8 feet, 8 inches) and length
(18 feet) requirements for 90-degree parking. A minimum of 24 feet in width is required for 90-degree,
two-way traffic. Should parking be added within the bounds of the Subject Property along Unity Avenue
North, the minimum 15-foot green strip requirement would need to be adhered to.
Ponds Drive, which encircles the commons area, is a private road. As part of the overall project, the
Applicant intends to conduct a full mill and overlay of Ponds Drive.
LIGHTING | TRASH | SCREENING
Lighting
Per the City Zoning Code, “all exterior lighting shall be provided with lenses, reflectors, or shades, so as
to concentrate illumination of the property of the owner or operator of said illumination devices.” The
submitted photometric plan notes lighting that will be of the cutoff type and identifies the total
installation of 12 new light fixtures.
The Applicant should verify that the three (3) 20-foot high light poles proposed, which indicate a
“medium cutoff,” will be shielded, so as to concentrate light downward. Per the City Zoning Code,
lighting shall not exceed three (3) foot candles measured at property lines abutting residentially zoned
property, or 10 foot candles measured at the property lines abutting the street right-of-way or non-
residentially zoned properties. As is specified, no glare shall emanate from or be visible beyond the
boundaries of the illuminated premises.
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The photometric plan notes that the maximum number of foot candles for any light poles or wall-pack
fixtures around the central commons area of the Subject Property would be not more than 19 foot
candles. The average number of foot candles indicated within the central commons area is 0.3 foot
candles.
Trash
The Subject Property has three existing trash enclosures located around the perimeter of the central
commons area. One trash enclosure is located just west of the proposed community/service building.
The Applicant should verify that the existing trash enclosures have been maintained and that the
dumpster lids and enclosure gates are closed when not in use. Additionally, trash enclosures must fully
shield the trash dumpsters from view. The City has normally viewed trash enclosures as “accessory
structures,” which are permitted with a minimum required setback of three (3) feet from side and rear
lot lines.
Per phone conversations held with neighboring residents, concerns were identified regarding the overall
maintenance of the trash enclosure facilities for the Subject Property, and specifically, dumping that has
occurred along the southern property line of the Subject Property, between the townhouse units and an
existing chain link fence along the adjacent waterway. Neighboring residents noted that bicycles, trash,
furniture, etc., have been dumped in this area in the past and inquired as to how Unity Place could
engage and educate residents about proper disposal and in the pickup of trash that is improperly
disposed of, as it is seen from their backyards. As the southern property line of the Subject Property is
within an identified floodplain, the Applicant/Property Owner (“Community Housing Development
Corporation”) should be proactive in keeping the Subject Property clear of trash and debris.
Screening
The trash enclosure and any other ground mounted equipment (e.g., transformers, mechanical) shall be
effectively screened from adjacent public rights-of-way and 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. Per Chapter 12 (Building Maintenance and Occupancy) of the City Code,
roof-mounted equipment shall also be screened from view through use of parapets, wall/fencing
materials, or paint to match surrounding colors when visible from the public right-of-way. Per the plans
submitted, it appears ground mounted equipment will be located alongside the new community/service
building and would be screened from view.
Landscaping
The project submittal includes a detailed landscape plan, which illustrates the proposed planting
schedule. 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 maximum percentage of certain materials (i.e., 50% shade trees; 40% coniferous trees;
35% decorative trees; and 25% shrubs).
Given a “Multi-Family Residential” use and assuming a 16.45 acre site, the Applicant would need to
achieve a minimum of 1,167 points.
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PC 08/30/2018
Page 8
Table 1. Landscape Point System Policy
Planting Type Minimum Size Points Per Planting Maximum Points
(%)
Points Accrued
Shade (Deciduous)
Trees
2 ½” diameter 10 50% or 584 points 584
(78 trees x 10 = 780)
Coniferous (Evergreen)
Trees
5’ height 6 40% or 467 points 234
(39 trees x 6 = 234)
Decorative
(Ornamental) Trees
1” diameter 1.5 35% or 409 points 1.5
(1 tree x 1.5 = 1.5)
Shrubs 12” diameter 0.5 25% or 175 points 140.5
(281 shrubs x 0.5 =
140.5)
Total 100% or ~1,167 points 960 points
As summarized in Table 1 above, the submitted landscape plan, prepared by Alliant Engineering, and last
revised July 25, 2018, was summarized by calculating the existing landscape inventory and indicated tree
removals, as well as the proposed new landscaping. According to the information provided, the
landscaping appears to be 207 points deficient in the amount of landscaping required for the 16.45-acre
multi-family residential property. City staff will follow-up with the Applicant to determine whether there
are any other decorative (ornamental) trees on the Subject Property currently (refer to Landscape
Inventory), other than the one (1) serviceberry tree proposed. Staff will also determine whether the
identified “overstory” in the Landscape Provided chart are trees that should be calculated in addition to
those identified in the Landscape Schedule.
As part of any approval, the Applicant will need to install an irrigation system and provide shop drawings
of the proposed irrigation system for City review.
ASSISTANT 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 August 24,
2018, and attached hereto (Exhibit D). It should be noted that some of the outlined conditions may be
applicable at time of approval for future land disturbance or building permits.
The installation of all utility services and lines, and the finished grading of the Subject Property are to be
reviewed and conducted under issuance of a Land Disturbance (Alteration) permit, which is reviewed
and approved by City engineers, and inspected for completeness by City engineers and the Building
Official. Per the memorandum, an NPDES permit will not be required as the total disturbed area does
not exceed one (1) acre, however, as the disturbed area is 0.66 acres, it is requested that the Applicant
attempt to install BMPs to improve water quality, wherever possible and feasible.
Unless otherwise approved by the City Engineer, the perimeters of all driving and parking areas shall be
bounded by type B6-12 curb and gutter.
FIRE INSPECTOR REVIEW
The Applicant shall work to ensure all 2015 Minnesota Fire Code requirements have been met as part of
any building and site plan approval. The Applicant shall work with the Fire Inspector to ensure the site
plan meets 2015 Minnesota Fire Code provisions, including, but not limited to: maximum distance from
fire hydrants, direct emergency access to riser/utility room to the community/service building,
installation of a fire sprinkler system per City Code, and any required FDC connections.
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SIGNAGE
No formal requests for approval were made as part of the application submittal. Any new signage would
require conformance with Chapter 34 of the City Code (Sign Ordinance). Any requests beyond the
allowances identified in the Sign Ordinance would require that the Applicant apply for and receive
approval to deviate from the Sign Ordinance. The Applicant will need to file a separate Sign Permit
application for any proposed signage.
It should be noted that the existing monument sign located along Unity Avenue North appears to be
located within City right-of-way. The Applicant should identify opportunities to relocate the sign to meet
the minimum Sign Code requirements. Should a new sign be installed, it will be required to meet the
setback requirements of the Sign Code.
Based on staff findings, staff recommends Planning Commission recommendation of the requested
approval of the submitted site and building plans; subject to the Applicant complying with the
comments outlined in the Approval Conditions section of this Staff Report.
APPROVAL CONDITIONS
Staff recommends the following conditions be attached to any positive recommendation on the
approval of Planning Commission Application No. 2018-014 for the Subject Property located at 7256
Unity Avenue North:
a. Plat Approval: Approval of the preliminary and final plats are contingent upon
the addressing of comments by Assistant City Engineer Hogg in his
memorandum dated August 24, 2018, Chapter 15 of the City Code of
Ordinances (Platting), and the successful recording of said plat with Hennepin
County.
The proposed subdivision for Unity Place is as follows:
Lot 1 – Approximately 10.17 acres
Outlot A– Approximately 0.78 acres
1. 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 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 City staff to identify additional
opportunities to minimize the parking deficiency by adding off-street
parking on the Subject Property. Should additional parking be identified,
the site plans shall be revised as necessary as part of any building permit
submittal.
c. The community/service building will require installation of a fire
sprinkler system, per City Code.
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.
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2.Agreements:
a.The Property Owner shall enter into a utility, facilities, and 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.
a.The preliminary plat should be updated to reflect all existing
easements. If easements are found to be unrecorded, the
easements shall be recorded at Hennepin County.
b.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.
c.The Developer shall submit an as-built survey of the property,
improvements and utility service lines prior to release of the
Performance Agreement financial guarantee.
3.Engineering Review: The Applicant agrees to comply with all conditions or provisions
noted in the City Engineer’s Review memo, dated August 24, 2018 (Exhibit D).
a.A land disturbance (alteration) permit and building permit is required.
b.Final grading, drainage, utility and erosion control plans and any other
site engineering related issues are subject to review and approval by the
City Engineer prior to the issuance of permits.
4.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 complete a Construction Management Plan and
Agreement and submit the associated deposit as part of a non-
compliance provision.
c.All work performed and materials used for construction of utilities shall
conform to the City of Brooklyn Center Standard Specifications and
Details.
5.Facilities and Equipment:
a.Any outside trash disposal facilities and roof top or on ground
mechanical equipment shall be appropriately screened from view.
b.The Applicant shall work with City staff to determine whether adequate
trash enclosures are provided on the Subject Property and ensure that
all trash and debris is removed from the Subject Property in a timely
manner. The Applicant should identify a plan to ensure trash is not
dumped near the adjacent waterways along the rear portions of the
townhouse units, and a plan for removal when dumping does occur.
6.Landscaping: All landscaped areas, including street boulevards, shall include approved
irrigation systems to facilitate site maintenance.
a.The Applicant shall work with City staff to revise the Landscape Plan to
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Page 11
meet the minimum Landscape Points required per City policy.
b.Per City requirements, an irrigation system is required.
c.The contractor shall submit irrigation shop drawings for review and
approval prior to installation.
7.Signage: The Applicant shall submit a Building Permit application for any proposed
signage as part of the development proposal. Signage is subject to the Chapter 34 (Sign
Ordinance).
RECOMMENDATION
Based on the above-noted findings, staff recommends the Planning Commission recommends:
The Planning Commission recommends City Council approval of the requested preliminary and final plat for
Unity Place, subject to the Property Owner/Applicant complying with the comments outlined in the
Assistant City Engineer’s memorandum dated August 24, 2018 (Exhibit D), any comments received by
Hennepin County, and any conditions as outlined in the Approval Conditions section of this Staff Report;
and
The Planning Commission recommends City Council approval of the as proposed site and building plans for
the Subject Property located at 7256 Unity Place North, subject to the Property Owner/Applicant complying
with the conditions outlined in the Approval Conditions section of this Staff Report.
Should the Planning Commission accept these recommendations, the Commission may elect to adopt the
draft resolutions to be provided at the scheduled Planning Commission meeting on August 30, 2018.
Attachments
Exhibit A- Selected Plans for Unity Place, prepared by Alliant Engineering, dated July 25, 2018.
Exhibit B- Affidavit of Publication, published in the Brooklyn Center Sun Post on August 16, 2018.
Exhibit C- Preliminary and Final Plat of Unity Place, prepared by Alliant Engineering, dated August 10, 2018, and
National Flood Hazard Layer FIRMette for Unity Place, dated August 10, 2018.
Exhibit D-Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated August 24, 2018.
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
A0.0
TITLE PAGE
LOCATION DETAIL AREA
DETAIL AREA
UNITY PLACE MODERNIZATION
7956 UNITY AVE N
BROOKLYN CENTER, MN 55429
1. ALL CONTRACTORS AND SUBCONTRACTORS ARE RESPONSIBLE FOR
COORDINATING THEIR WORK WITH THE WORK OF OTHERS. NEITHER THE
OWNER NOR THE ARCHITECT IS RESPONSIBLE FOR THE COORDINATION
OF THE WORK. NO ADDITIONAL COMPENSATION WILL BE MADE TO ANY
CONTRACTOR FOR EXTRA WORK RESULTING FROM FAILURES OF
COORDINATION.
2. THE CONTRACTOR MUST ENSURE COMPLIANCE WITH ALL
APPLICABLE CODES, REGULATIONS AND PERMITS GOVERNING THE WORK
OR MATERIALS SUPPLIED.
3. THE CONTRACTOR SHALL RECORD ALL MODIFICATIONS AND/OR
CHANGES TO THE WORK ON THE DRAWINGS. THE CONTRACTOR SHALL
PROVIDE A COMPLETE ASBUILT SET OF DRAWINGS TO THE ARCHITECT AT
PROJECT COMPLETION.
4. IT IS THE INTENT OF THESE DRAWINGS TO DESCRIBE A COMPLETE
PROJECT. THE CONTRACTOR MUST THOROUGHLY REVIEW THE
DRAWINGS PRIOR TO SUBMITTING A BID AND IMMEDIATELY NOTIFY THE
ARCHITECT OF ANY ERRORS OR OMISSIONS DISCOVERED. NO
ADDITIONAL COMPENSATION WILL BE MADE FOR ITEMS OF WORK NOT
SHOWN OR DESCRIBED IN THE DRAWINGS THAT COULD BE REASONABLY
INFERRED FROM THE DRAWINGS IN PROVIDING THE OWNER WITH
COMPLETE SYSTEMS AND A COMPLETE PROJECT.
5. EXISTING CONDITIONS SHOWN ON THE DRAWINGS ARE FROM
OTHERS. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING THE
CONDITIONS OF THE SITE PRIOR TO BIDDING AND CONSTRUCTION AND
FOR IMMEDIATELY NOTIFYING THE ARCHITECT OF ANY DISCREPANCIES
OR VARIATIONS FROM THE DRAWINGS.
6. THE CONTRACTOR MUST MAINTAIN AND PROTECT ALL
BENCHMARKS, SURVEY MONUMENTS, PROPERTY IRONS, LAYOUT STAKES
AND OTHER REFERENCE POINTS. ALL FINES AND REPLACEMENT COSTS
FOR DAMAGE TO ANY OF THESE ITEMS DUE TO THE CONTRACTOR’S ACTS
OR NEGLIGENCE ARE THE CONTRACTOR’S RESPONSIBILITY AT NO COST
TO THE OWNER.
7. THE CONTRACTOR SHOULD EXPECT TO FIND TELEPHONE, GAS,
CABLE TELEVISION, FIBER OPTIC LINES, IRRIGATION SYSTEMS AND OTHER
PUBLIC AND PRIVATE UTILITIES. THE CONTRACTOR, IN COOPERATION
WITH THE APPROPRIATE UTILITY COMPANY, AT LEAST 48 HOURS PRIOR
TO ANY CONSTRUCTION ACTIVITY, THE CONTRACTOR MUST CONTACT
GOPHER STATE ONE CALL, NOTIFY THE APPROPRIATE UTILITY COMPANIES
AND VERIFY THE EXACT LOCATION, SIZE AND DEPTH OF ALL UTILITIES.
8. PRIOR TO ANY WORK WITHIN THE PUBLIC RIGHT-OF-WAY THE
CONTRACTOR MUST OBTAIN ALL NECESSARY PERMITS AND SUBMIT A
TRAFFIC CONTROL PLAN COMPLYING WITH THE LATEST APPLICABLE
MUNICIPAL REGULATIONS.
OWNER
UNITY LIMITED PARTNERSHIP
614 North First Street, Suite 100
Minneapolis, MN 55401
ARCHITECT
MILES & ASSOCIATES, INC.
1121 JACKSON ST NE #127
MINNEAPOLIS, MN 55413
CONTRACTOR
FLANNERY CONSTRUCTION
1375 ST ANTHONY AVE
ST. PAUL, MN 55104
STRUCTURAL ENGINEER
KLJ
360 ROBERT ST. N
ST. PAUL, MN 55101
MECHANICAL ENGINEER
M&E ENGINEERING
3352 SHERMAN CT, SUITE 104
EAGAN, MN 55121
ELECTRICAL ENGINEER
M&E ENGINEERING
3352 SHERMAN CT, SUITE 104
EAGAN, MN 55121
ELIZABETH FLANNERY, PRESIDENT
(612)332-6264, EXT. 13
eflannery@chdcmn.org
JAMES MILES
(612)328-1981
miles@milescm.com
GENE GRIFFITH
(651)259-4291
ggriffith@flanneryconstruction.com
KERRY RAUSCHENDORFER
(651)222-2176
kerry.rauschendorfer@kljeng.com
JAMES DUNLEVY, PE
(651)405-0912
jimd@mande-inc.com
JAMES E. BUDKE, PE
(651)356-2689
jebudke@gmail.com
GENERAL NOTES CONTACTS
OWNER ARCHITECT CONTRACTOR MORTGAGE BONDING
PROJECT DATA
UNITS 2BR 3BR 2BR ADA 2BR HV 3BRHV TOTAL
EXISTING 56 51 5 0 0 112
PROPOSED 53 48 5 3 3 112
PARKING GARAGE STALL ADA
EXISTING 28 155 6 189
PROPOSED 32 161 6 200
HUD PROJECT NO. ####
REVISED
ISSUED REVISED
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SHEETS
Sheet Number Sheet Title
A0.0 TITLE PAGE
A0.1 PROJECT DATA + CODE REVIEW
A0.2 ARCHITECTRUAL SITE PLAN
A0.3 SCOPE + MATRIX
C0.0 CIVIL COVER
C1.0 EXISTING CONDITION
C2.0 DEMOLITION PLAN
C3.0 SITE PLAN
C4.0 GRADING + DRAINAGE
C5.0 UTILITY PLAN
C6.0 DETAILS
L1.0 EXISTING LANDSCAPE INVENTORY
L1.1 LANDSCAPE PLAN
L1.2 IRRIGATION LIMITS
L1.3 LANDSCAPE DETAILS
A1.0 BLDG1
A2.0 BLDG2
A3.0 BLDG3
A4.0 BLDG4
A5.0 BLDG5
A6.0 BLDG6
A7.0 BLDG7
A8.0 BLDG8
A9.0 BLDG9
A10.0 BLDG10
A11.0 BLDG11
A12.0 TYPICAL UNIT PLANS
A12.1 TYPICAL ELEVATIONS 1
A12.2 TYPICAL ELEVATIONS 2
A12.3 UNIT KITCHEN ELEVATIONS
A12.4 DETAILS + SCHEDULES
A12.5 MAINTENANCE GARAGE
A13.0 SERVICE BUILDING
A13.00 SERVICE BUILDING CODE REVIEW
A13.1 SERVICE BLDG CODE REVIEW PLAN
A13.2 SERVICE BLDG ARCH. SITE PLAN
A13.3 SERVICE BLDG FOUNDATION PLAN
A13.4 SERVICE BLDG FLOOR PLAN
A13.5 SERVICE BUILDING FRAMING PLAN
A13.6 SERVICE BUILDING ELEVATIONS
A13.7 SERVICE BLDG SECTIONS
A13.8 SERVICE BLDG INTERIOR
A13.9 SERVIC BLDG DETAILS
S0.0 SERVICE BLDG STRUCTURAL
S1.0 SERVICE BLDG STRUCTURAL
S2.0 SERVICE BLDG STRUCTURAL
M 1.0 SERVICE BLDG MECHANICAL
E1.0 SERVICE BUILDING ELECTRICAL
Ex
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5440
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4530
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0
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7225
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1
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
75
9
6
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
A0.2
ARCHITECTRUAL
SITE PLAN
EXISTING MGMT.OFFICE:
CONVERT TO NEW MAINT. OFFICE
NEW MAINT. GARAGE
BLDG 1 BLDG 2 BLDG3
BLDG4
BLDG5
BLDG6BLDG7BLDG8BLDG9
BLDG10 BLDG11
NEW SERVICE BUILDING
U
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A
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PONDS DRIVE
P
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D
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D
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NEW GUTTERS, DRAIN TILE AND POP-UP DRAINS
AT BLDG1, BLDG2, BLDG3: SEE CIVIL
3 NEW PARKING
SEE CIVIL
4 NEW PARKING
SEE CIVILNEW WALKING PATH
NEW WALKING PATH
NEW ACCESS AISLE
AT HC PARKING
PLAYGROUND
CURRENT MAINT. GARAGE
RETURN TO TENANT GARAGE (4)
SINGLE HC PARKING STALL
AND SINGLE NORMAL STALL
WITH ACCESS AISLE BETWEEN
NEW PATIOS - TYP
SEE CIVIL
EXISTING GARAGE (4) - TYP.
EXISTING PLAYGROUND
NEW PLAYGROUND EQUIPMENT
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
75
9
6
U
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
A12.5
MAINTENANCE
GARAGE
1.0
A12.5
N. ELEVATION 2.0
A12.5
W. ELEVATION 3.0
A12.5
S. ELEVATION 4.0
A12.5
E. ELEVATION
5.0
A12.5
FRAMING PLAN
2 - 2X6
2 - 2X6
2 - 2X10
2 - 2X6
2 - 2X6
2 - 2X10
2 - 2X6 2 - 2X6
2 - 2X10
2X6 WALL
ASPHALT SHINGLE
6" CEMENT BOARD
LAP SIDING
6.0
A12.5
NW PERSPECTIVE
20'
20'
8'8'
13'-1"
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
75
9
6
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
A13.0
SERVICE BUILDING
SW PERSPECTIVE NW PERSPECTIVE
UNITY PLACE SERVICE BUILDING
7956 UNITY AVE N
BROOKLYN CENTER, MN 55429
HUD PROJECT NO. ####
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
75
9
6
U
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
A13.2
SERVICE BLDG
ARCH. SITE PLAN0010'20'
1" = 10'-0"
NEW SERVICE BLDG
21'56'-10"
30'35'
20'-6"
6"
21'-4"12'
6"
28'-6"
9'-6"
6"
4'-6"
NEW MAINTENANCE GARAGE
EXISTING OFFICE BUILDING:
CONVERT TO MAINTENANCE OFFICE
N
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
75
9
6
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
A13.4
SERVICE BLDG
FLOOR PLAN
OFFICE
OFFICE
MEETING
PARTY ROOM
STOR.
M W MECH.
FITNESS ROOM
21'9'-6"6"56'-10"
30'
87'-10"
35'
4'
9' CEILING
9' CEILING
9' CEILING
8' CEILING
10' CEILING
8' CEILING
10' CEILING
10' CEILING
8' CEILING8' CEILING
8' CEILING7' CEILING7' CEILING
8' CEILING
SL
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0
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1
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'
0
"
16
'
-
8
"
PED RAMP
1.0
A13.4
FLOOR PLAN
00 8'
1" = 4'-0"
00 4
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
75
9
6
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
A13.6
SERVICE BUILDING
ELEVATIONS
SOUTH EAST
WESTNORTH
87'-10"
20'-6"38'-10"28'-6"
35'4'
24'
5'30'
4'
1.0
A13.6
2.0
A13.6
4.0
A13.6
3.0
A13.6
00 10
3/16" = 1'-0"
00 5
SHEET
SET ISSUE DATE
I HEREBY CERTIFY THAT
THIS PLAN 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
SIGNED:
DATE: REG #13624
75
9
6
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PRICING 07.18.18
JOB NO. 1718
PRICING 07.25.18
E1.0
SITE PHOTOMETRIC
Exhibit B
Ex
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USGS The National Map: Orthoimagery. Data refreshed October 2017.
National Flood Hazard Layer FIRMette
0 500 1,000 1,500 2,000250Feet
Ü
93
°
2
1
'
2
1
.
3
1
"
W
45°5'25.61"N
9
3
°
2
0
'
4
3
.
8
5
"
W
45°5'0.21"N
SEE FIS REPORT FOR DETAILED LEGEND AND INDEX MAP FOR FIRM PANEL LAYOUT
SPECIAL FLOODHAZARD AREAS
Without Base Flood Elevation (BFE)Zone A, V, A99With BFE or Depth Zone AE, AO, AH, VE, AR
Regulatory Floodway
0.2% Annual Chance Flood Hazard, Areasof 1% annual chance flood with averagedepth less than one foot or with drainageareas of less than one square mile Zone X
Future Conditions 1% AnnualChance Flood Hazard Zone XArea with Reduced Flood Risk due toLevee. See Notes.Zone X
Area with Flood Risk due to Levee Zone D
NO SCREEN Area of Minimal Flood Hazard Zone X
Area of Undetermined Flood Hazard Zone D
Channel, Culvert, or Storm SewerLevee, Dike, or Floodwall
Cross Sections with 1% Annual Chance17.5 Water Surface ElevationCoastal Transect
Coastal Transect BaselineProfile BaselineHydrographic Feature
Base Flood Elevation Line (BFE)
Effective LOMRs
Limit of StudyJurisdiction Boundary
Digital Data Available
No Digital Data Available
Unmapped
This map complies with FEMA's standards for the use of digital flood maps if it is not void as described below. The basemap shown complies with FEMA's basemap accuracy standards
The flood hazard information is derived directly from theauthoritative NFHL web services provided by FEMA. This mapwas exported on 8/10/2018 at 10:20:20 AM and does notreflect changes or amendments subsequent to this date andtime. The NFHL and effective information may change orbecome superseded by new data over time.
This map image is void if the one or more of the following mapelements do not appear: basemap imagery, flood zone labels,legend, scale bar, map creation date, community identifiers,FIRM panel number, and FIRM effective date. Map images forunmapped and unmodernized areas cannot be used forregulatory purposes.
Legend
OTHER AREAS OFFLOOD HAZARD
OTHER AREAS
GENERALSTRUCTURES
OTHERFEATURES
MAP PANELS
8
1:6,000
B 20.2
The pin displayed on the map is an approximate point selected by the user and does not represent an authoritative property location.
M E M O R A N D U M
DATE: August 24, 2018
TO: Ginny McIntosh, Planning/Zoning Administrator
FROM: Andrew Hogg, Assistant City Engineer
SUBJECT: Site Plan Review – Unity Place
Public Works Department staff reviewed the following documents submitted for review on August
16, 2018, for the proposed site plan improvements for the Unity Place:
Civil Site Plans dated July 25, 2018
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:
C3 –Site Plan
1. Match existing pavement section in Unity Ave.
2. Match existing curb in Unity Ave
C4 – Grading, Drainage, and Erosion Control
3. Provide and list a SWPPP inspector/manager with contact information that must be
available within 4-hrs notification to respond to and implement SWPPP related corrective
measures. If the applicant is found to be non-responsive, the City may issue a stop work
order and/or take other means necessary to correct SWPPP related issues.
4. Provide erosion control in rear of buildings to prevent erosion in areas disturbed by patio work.
C6 – Detail Sheet
5.Use City details for curb within road, driveway entrances, and public stormwater pipes and
structures.
L1.1 – Landscape Plan
6. Provide irrigation plan.
Preliminary Plat/Final
7. The preliminary plat should be updated to show all existing easements. If missing easements
are not records, easement shall be recorded at County.
8. Legal descriptions and easement vacation documents must be obtained for all existing
easements.
9. 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.
Exhibit D
Unity Place Improvements,
Site Plan Review Memo, August 24, 2018
Page 2 of 3
Miscellaneous
10. See redlines for additional Site Plan comments.
11. Upon project completion, the applicant must submit an as-built survey of the property,
improvements and utility service lines and structures; and provide certified record
drawings of all project plan sheets depicting any associated private and/or public
improvements, revisions and adjustments prior to issuance of the certificate of occupancy.
The as-built survey must also verify that all property corners have been established and are
in place at the completion of the project as determined and directed by the City Engineer.
12. Inspection for the private site improvements must be performed by the developer’s
design/project engineer. Upon project completion, the design/project engineer must formally
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).
13. The total disturbed area doesn’t exceed one acre, therefore an NPDES permit is not required.
In addition, the total disturbed area is 0.66 acres; applicant has submitted plans to the City of
Brooklyn Center for project review on behalf on the Shingle Creek Watershed Commission.
The City requests the applicant attempt to install BMP’s to improve water quality, where
possible and feasible. Erosion control measures shall be installed to provide erosion from
disturbed areas surrounding rear patios.
14. Applicant must apply for a land disturbance permit.
Prior to issuance of a Land Alteration
15.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 Engi neer.
16.A letter of credit or a cash escrow in the amount of up to 125% of the estimated cost as
determined by City staff shall be deposited with the City.
17.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
provisions, temporary parking provisions, overall site condition provisions and non-
compliance provisions. A separate $2,500 deposit will be required as part of the non-
compliance provision.
Anticipated Permitting:
18. A City of Brooklyn Center land disturbance permit is required.
19. Other permits not listed may be required and is the responsibility of the developer to obtain
and warranted.
Unity Place Improvements,
Site Plan Review Memo, August 24, 2018
Page 3 of 3
20. Copies of all required permits must be provided to the City prior to issuance of
applicable building and land disturbance permits.
21. A preconstruction conference must be scheduled and held with City staff and other
entities designated by the Cit y. 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.