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HomeMy WebLinkAbout2018 09-13 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER September 13, 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 September 13, 2018 4.Approval of Minutes a.Motion to Approve the August 30, 2018, Regular 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. 2018-015 Applicant: Von Petersen of TSP, Inc. (on behalf of Brooklyn Center Schools) Project Address: 1500 59th Avenue North Summary: The Applicant is requesting site and building plan approval for the construction of a new, secured front entry addition, a second story addition to the easternmost building wing, and select renovations to the existing 139,357-SF school building and grounds. This request is associated with requests by Brooklyn Center Schools to approve school operating and construction funding requests as part of a referendum vote that passed in November 2017. b. Planning Commission Application No. 2018-016 (Public Hearing) Applicant: Lux Apartments, LLC Project Address: 6100 Summit Drive North Summary: The Applicant is proposing to convert the former Earle Brown Terrace senior living facility into market rate apartments. City Council approved requests to amend the existing 1992 PUD documents and allowances for future parking, wall signage, and additional dwelling units at their meeting on July 9, 2018. PC Application No. 2018-016 outlines follow-up requests to amend the 1992 PUD and final plans for off-street parking (assuming an approximately 1.7 parking ratio) and site improvements. c.Draft 2040 Comprehensive Plan PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER September 13, 2018 Regular Session 7.Discussion Items a.City Council Meeting–Planning Commission Item Updates (September 10, 2018) b.Urban Land Institute–Navigating Your Competitive Future Workshop (September 24, 2018) c.September 27, 2018, Planning Commission Meeting (Cancelled) d.Urban Land Institute – Real Estate Development Process Webinar 8.Other Business None. 9.Adjournment PC Minutes 08-30-18 -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 AUGUST 30, 2018 1. CALL TO ORDER The Planning Commission meeting was called to order by Chair Christensen at 7:03 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 Selina Pesta, of TimeSaver Off-Site Secretarial, Inc. were also present. 3. APPROVAL OF REGULAR MEETING AGENDA- AUGUST 30, 2018 There was a motion by Commissioner Tade, seconded by Commissioner Koenig, to approve the agenda for the August 30, 2018 meeting as submitted above. The motion passed unanimously. 4. APPROVAL OF MINUTES a) JULY 12, 2018 REGULAR SESSION MEETING MINUTES There was a motion by Commissioner Schonning, seconded by Commissioner MacMillan, to approve the minutes of the July 12, 2018 Regular Session meeting as submitted. The motion passed unanimously. b) JUNE 28, 2018 REGULAR SESSION MEETING MINUTES There was a motion by Commissioner Koenig, seconded by Commissioner Schonning, to approve the minutes of the June 28, 2018 Regular Session meeting as submitted. The motion passed unanimously. c) JUNE 28, 2018 WORK SESSION MEETING MINUTES There was a motion by Commissioner Sweeney, seconded by Commissioner Tade, to approve the minutes of the June 28, 2018 Work Session meeting as submitted. The motion passed unanimously. PC Minutes 08-30-18 -2- DRAFT 5. CHAIR’S EXPLANATION Chair Christensen explained 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 APPLICATION ITEMS a. Planning Commission Application No. 2018-014 (Public Hearing) Applicant: Dan Walsh 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. Chair Christensen introduced Application No. 2018-014, consideration of a preliminary and final plat, and site and building plan approval to make improvements to Unity Place, located at 7256 Unity Avenue North (See Planning Commission Report dated 08-30-2018 for Application No. 2018-014.) City Planner and Zoning Administrator Ginny McIntosh opened the planning item by explaining the building’s background, and the Applicant’s request for site and building and preliminary and final plat approval. She noted that, while the Planning Commission will sometimes see preliminary plat requests, final plat requests have typically been handled through the Public Works/Engineering Division. In order to simplify and streamline this process, Community Development and Public Works/Engineering Division has elected to run plat requests through the Community Development Department, rather than breaking up the process into two different departments. Ms. McIntosh proceeded to describe the existing conditions of this R-3 zoned site, and noted the requests to consolidate and subdivide Block 1 of THE PONDS PLAT SIX into a new plat (UNITY PLACE). She explained that the Applicant is making the request to create an outlot, containing the floodway portion of Shingle Creek, due to financing requirements from HUD (Housing and Urban Development). In addition, as the original plat was structured as a townhouse plat (113 lots) intended for individual ownership, this request allows for an opportunity to clean up the interior lot lines of the plat, as Unity Place is and has been a rental complex. PC Minutes 08-30-18 -3- DRAFT This financing will allow for upgrades to the existing 112 townhome units, construction of the new, approximately 2,600-square foot community/service building, an approximately 550-square foot maintenance garage, and site improvements, including new walking paths, patios, and playground equipment. There are also plans to provide maintenance updates to the interiors of the existing townhome units. Ms. McIntosh proceeded to show a map of the location, pointing out the special flood hazard area or floodway portion of Shingle Creek. The second part of the applicant’s request is approval for construction of an approximately 2,600 square-foot community/service building and 550- square foot maintenance garage. Ms. McIntosh confirmed that there are no plans to alter the existing Ponds Drive, which is a private road, or Unity Avenue North, but there is a proposal to install seven new parking spaces, including one ADA space, as well as new walking paths and playground equipment within the central commons area of the Subject Property. She continued by describing the Applicant’s proposal to add 12 new light fixtures within the central commons area. Ms. McIntosh also described the current arrangement for trash on the property and outlined requests by staff to ensure the existing three trash enclosures located around the central commons area are maintained and the dumpster bins and enclosure doors are closed when not in use. Ms. McIntosh noted she had received a variety of inquiries, particularly from residents residing to the south of Unity Place, along 72nd Circle. The inquiries from residents from residents were wide- ranging; however, two residents noted that dumping has occurred over the years behind the townhouse units and along the waterway, which separates Unity Place from the properties along 72nd Circle. Ms. McIntosh proceeded to outlined the submitted Landscape Plan, which requires a minimum of 1,167 points for the 16.45-acre site, assuming as “Multi-Family Residential” use. Ms. McIntosh noted that the Landscape Plan appears deficient but indicated that City staff would work with the Applicant assuming the Application was approved to address any deficiencies. She further noted that the plans must comply with the conditions as outlined in the memorandum prepared by the Assistant City Engineer, and also noted potential requirements by the City Fire Inspector. Ms. McIntosh concluded by noting that staff recommends the Planning Commission make a recommendation to City Council for approval for the preliminary and final plat, as well as the site and building plan requests. Chair Christensen stated the Commission would hold questions until after the public hearing. OPEN TO PUBLIC COMMENTS – APPLICATION NO. 2018-014 There was a motion by Commissioner Koenig, seconded by Commissioner Sweeney, to open the public hearing on Application No. 2018-014. The motion passed unanimously. Chair Christensen recognized that any residents in the audience who wish to speak on this matter come forward for comment. PC Minutes 08-30-18 -4- DRAFT Mary Lahaie, of 5416 72nd Circle, asked if the proposed new lighting will reflect into their homes. Ms. Lahaie also addressed trash dumping and inquired as to whether the maintenance at Unity Place could conduct clean ups. Ms. McIntosh stated the new light fixtures will be centralized near the central commons area, which is surrounded by Ponds Drive and located on the very interior of the site, and should not affect the homes along 72nd Circle. Mr. Walsh noted that he had been unaware as to the extent of the dumping issue until City staff had informed him. He addressed Ms. Lahaie and noted that he will work with City Staff to ensure trash is no longer dumped along the townhome units or the waterway and will establish a plan for when dumping does occur. He will also work with the on-site management to provide educational information to residents on how to properly dispose of trash. Ms. Lahaie had one additional question, asking if the property located on the southeast corner of Regent Avenue North and Unity Avenue North, and which was once the location of a building, was owned by the City. Ms. McIntosh addressed this by stating this particular property is located just over the border in the City of Brooklyn Park. Ms. McIntosh noted she had previously received a phone call from Penny Lane, of 5434 72nd Circle. Ms. Lane wanted to ensure the commission reviews this application with full diligence and she had specific concerns regarding HUD financing. Mr. Walsh stated there are a variety of reasons why they are seeking HUD financing, including the fact that HUD loans offer lower interest rates than alternatives and alternative financing structures would not result in enough funds to construct the community/service building and do the renovation activities because HUD financing specifically matches with HUD Section 8 rental assistance. Regarding any impact on the City or residents, HUD makes money on this financing as it is conducted through a private bank and paid back. At this time, Ms. Lahaie asked who owns the Unity Place property and if it is owned by the City. Ms. McIntosh stated that it is not owned by the City, but by a company called Community Housing Development Corporation. Ms. McIntosh noted that Mr. Walsh was a representative of the property owner. Mr. Walsh addressed this further, describing Community Housing Development Corporation and its background. Community Housing Development Corporation took ownership of Unity Place in the mid-1990s and currently owns 43 other properties. Chair Christensen asked if there were additional comments from the public. 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 Sweeney, seconded by Commissioner MacMillan, to close the public hearing on Application No. 2018-014. The motion passed unanimously. Chair Christensen called for questions and comments from staff and the Commission. PC Minutes 08-30-18 -5- DRAFT Commissioner MacMillan asked about parking and stated that current parking on the property is less than sufficient. Ms. McIntosh mentioned that this is discussed in the staff report and noted that this deficiency has been present since construction of the complex in 1978. She stated in 2014, Public Works addressed the safety concerns along Unity Avenue North by restricting parking to one side of the street to allow for easier access and to help with snow removal along Unity Avenue North. Nikia Roper, on-site manager for Unity Place, also addressed Commissioner MacMillan’s comments. Ms. Roper stated that each resident has one parking permit to provide adequate parking and visitor only parking. She added that when guests stay for 24 hours or longer, they are required to obtain a pass from the leasing office. Unity Place also has a contract with a nearby towing company that monitors the lots. Ms. Roper also noted that when sending out notices to residents, for snow removal, pothole repair, etc., it is advised to residents to be aware of parking restrictions along Unity Avenue North. Ms. McIntosh gave reference to a map of access and parking for the Subject Property. Chair Christensen stated that while he values parking, there still needs to be extra space for adequate snow storage. Commissioner Schonning asked if garages are considered parking spaces. Ms. McIntosh stated that garage spaces are considered parking and with adding the applicant’s requested maintenance building, five additional garage spaces will be opened up for residents. This is because maintenance has been using these garage spaces for equipment storage. Commissioner Koenig asked about the community/service building. Mr. Walsh stated the management offices will be relocated from their existing location to the new building, and the remainder of the building will be reserved for a community/party room with kitchenette, a fitness room, and bathrooms. Chair Christensen asked if there is a meeting room on site, and if the applicant would be willing to work with Mallard Creek and Mallard Pond homeowners associations to hold their meetings there as well. Mr. Walsh stated that the community/service building will be secure and require key fob access, but this is an option he would consider. Commissioner Tade followed up, asking if residents must pay extra for parking garages. Ms. Roper stated that residents do have to pay an additional charge and there is a long waiting list for these garages. Ms. Roper also noted that parking garages are not allowed for storage and the on- site management does regular inspections to ensure the garages are being used for vehicle parking and not storage. Chair Christensen asked what the original plat was originally platted for. Ms. McIntosh referenced a site plan, explaining how each unit was its own lot, as if each townhome was intended for individual ownership. It is to her understanding that these townhomes have always been for rental, and not ownership. PC Minutes 08-30-18 -6- DRAFT Mr. Walsh also noted that since 1978, all 112 units have been part of a program that is based off resident’s income. Commissioner Tade asked what the application process is for renting a townhome at Unity Place. Ms. Roper stated there is a waiting list, which is currently closed. Residents are fully screened and interviewed so all residents meet the same criteria. Commissioner Tade asked about turnover. Ms. Roper explained there have been 12 residents this year that have moved out, due to various reasons. One resident recently moved out in order to purchase their first home. Chair Christensen asked if there were further questions from staff or the applicant. Ms. McIntosh stated that, as part of the Assistant City Engineer’s memorandum, the Applicant should address any unrecorded easements that will need to be recorded with the County. She also noted an updated certified title needs to be given to City Engineer and City Attorney. This is a standard request as part of the platting process, but typically has taken place during the final platting. There were no further questions or comments from staff or the applicant at this time. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2018-014 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2018-014 SUBMITTED BY DAN WALSH OF COMMUNITY HOUSING DEVELOPMENT CORPORATION. There was a motion by Commissioner MacMillan, seconded by Commissioner Koenig, to approve Planning Commission RESOLUTION NO. 2018-014, for approval of the Preliminary and Final Plat, as submitted. Voting in favor: Chair Christensen, Commissioners, Koenig, MacMillan, Schonning, Sweeney, and Tade. And the following voted against the same: None The motion passed unanimously. ACTION TO RECOMMEND APPROVAL OF PLANNING COMMISSION RESOLUTION NO. 2018-015 REGARDING THE RECOMMENDED DISPOSITION OF PLANNING COMMISSION APPLICATION NO. 2018-014, SUBMITTED BY DAN WALSH OF COMMUNITY HOUSING DEVELOPMENT CORPORATION. There was a motion by Commissioner Schonning, seconded by Commissioner Sweeney, to approve Planning Commission RESOLUTION NO. 2018-015, for approval of the Site and Building Plan, as submitted. Voting in favor: Chair Christensen, Commissioners, Koenig, MacMillan, Schonning, Sweeney, and Tade. PC Minutes 08-30-18 -7- DRAFT And the following voted against the same: None The motion passed unanimously. The Council will consider these application requests at their meeting on September 10, 2018. 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. 7. DISCUSSION ITEMS 7a) CITY COUNCIL MEETING PLANNING COMMISSION ITEM UPDATE (JULY 23, 2018) Ms. McIntosh gave brief update on the T-21 ordnance for tobacco and that it was up for review. The City has been in talks with tobacco shop owners, and has been analyzing the possibility of changing the age to buy tobacco products to 21 years of age, and restricting the sale of certain tobacco items. On September 13, 2018, the Planning Commission will be reviewing an application for site and building plan requests at Earl Brown Elementary School and a PUD Amendment/parking and site plan requests for the former Earl Brown Terrace to convert the former senior living facility into market rate apartments. 7b) JOINT CITY COUNCIL – PLANNING COMMISSION MEETING DATE UPDATE (AUGUST 16, 2018) Ms. McIntosh has pulled the Joint City Council - Planning Commission meeting minutes from the Commission to go to City Council for approval. Ms. McIntosh noted she will present the final version to the Commission when they are available. 7c) URBAN LAND INSTITUTE – REAL ESTATE DEVELOPMENT PROCESS WEBINAR Ms. McIntosh explained that a link to the Urban Land Institute Real Estate Development Process webinar was sent out to the Commission. It will only be available for a limited number of days so if any Commissioners are interested they should be sure to access the link. Ms. McIntosh will re-send the link to the Commission. 7d) URBAN LAND INSTITUE – NAVIGATING YOUR COMPETITIVE FUTURE WORKSHOP Ms. McIntosh informed the Commission that this event will take place on September 24, 2018 from 4:30 p.m. until 6:30 p.m.; RSVPs should be directed to Community Development Director Meg Beekman. PC Minutes 08-30-18 -8- DRAFT 8. OTHER BUSINESS It was determined that there will be no Planning Commission meeting held on September 27, 2018, as no applications were received and all Planning staff will be at the annual MN APA Conference in Rochester. Ms. McIntosh confirmed she may be absent during the Planning Commission meeting of October 11, 2018. Ms. Beekman may be present in Ms. McIntosh’s absence. Ms. McIntosh noted that she would let the Commission know once the date grew closer. Commissioner Schonning asked about the opening date of TopGolf. Ms. McIntosh stated that they are aiming for a late September opening. 9. ADJOURNMENT There was a motion by Commissioner MacMillan, seconded by Commissioner Sweeney, to adjourn the Planning Commission meeting. The motion passed unanimously. The meeting adjourned at 8:08 p.m. _______________________________ _______________________________ Ginny McIntosh, Secretary Randy Christensen, Chair ________________ App. No. 2018-015 PC 09/13/2018 Page 1 Planning Commission Report Meeting Date: September 13, 2018 Application No. 2018-015 Applicant: Von Petersen of TSP, Inc. (on behalf of Brooklyn Center Schools) Location: 1500 59th Avenue North Request: Site and Building Plan Approval INTRODUCTION Von Petersen of TSP, Inc. (“the Applicant”), on behalf of Brooklyn Center Schools, is requesting the review and consideration of a building and site plan submittal that would result in the construction of a new, secured front entry addition, a second story addition to the easternmost building wing, and select renovations to the existing 139, 357-square foot school building and grounds (refer to Exhibit A). This application is associated with previous 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. The requested improvements to the Brooklyn Center Middle and High School were approved by City Council at their meeting on July 23, 2018. The levy and construction funding requests were approved through a referendum that was passed on November 7, 2017. COMPREHENSIVE PLAN AND ZONING STANDARDS Land Use Plan: S-Schools Neighborhood: Grandview Current Zoning: R1 (One Family Residence) District Surrounding Zoning: North: Highway 100 | C2 (Commerce) District – Across Highway East: R1 (One Family Residence) District – Grandview Park South: R1 (One Family Residence) District – Residential, Churches, and an Apartment Complex West: Highway 100 | C2 (Commerce) District – Across Highway Site Area: Approximately 11.6 Acres BACKGROUND The Subject Property, located at 1500 59th Avenue North, was constructed in 2003 following approval of Planning Commission Application No. 2002-010 in August 2002 (Exhibit B). This approval allowed requests for the elementary schools’ site and building plan and a special use permit to operate a public elementary school in an R1-zoned district. The Brooklyn Center School District had initially approached the City with a proposal to add a temporary classroom to the original Earle Brown Elementary School • Application Filed: 08/14/2018 • Review Period (60-day) Deadline: 10/13/2018 • Extension Declared: N/A • Extended Review Period Deadline: N/A ________________ App. No. 2018-015 PC 09/13/2018 Page 2 due to enrollment and overcrowding issues. Although temporary classrooms were ultimately approved as an interim use, the City and School District ultimately worked through a more permanent solution to address the school’s facility issues and a referendum was passed for the construction of a new elementary school. As part of this collaboration, the City and School District also worked through the identification of an adequate school site, and determined that an exchanging of locations would work best. Today, Earle Brown Elementary School is located on what was once a former baseball field (Cohen Field), sledding hill, and park shelter. As part of the project, the City and School District entered into an agreement for the joint use of the two aforementioned properties, and for School District 286 to enter into a maintenance and utility agreement to cover shared facilities, of which were identified as: • Storm Water Detention Ponds • Ballfields and Play Areas • Sidewalk, Driveway, and Boulevard Areas • Parking Lots • Playground Equipment • Lighting • Irrigation BUILDING AND SITE PLAN APPROVAL A substantial portion of the improvements to take place at Earle Brown Elementary School (“the Subject Property”) are anticipated to occur within the interior of the building and will require the Applicant to submit full construction plans to the City for review and issuance of a Building Permit. The interior renovations include the addition of instructional space in the proposed second story wing, which would allow the school to re-assign existing rooms in order to create a dedicated Pre-K (Kindergarten) program and incorporate new STEAM, art, flexible and multi-purpose room space. A new stairway would be Map 1. Existing Subject Property (1500 59th Avenue North). ________________ App. No. 2018-015 PC 09/13/2018 Page 2 introduced, along with storage and mechanical space. As was the case in the approval of the requests for the Brooklyn Center Middle and High School, many of the anticipated improvements are to address security measures that would allow for a higher level of pedestrian control within the hallways, including the installation of a security vestibule and main reception area in the proposed front entry addition. The memorandum provided by the Applicant notes that the original building was not designed for the Pre-Kindergarten program Earle Brown Elementary School now offers. The additional students, staffing, and resources has resulted in overcrowding in the school, staffing inefficiencies, and put a strain on the instructional space available. Although the proposed interior improvements are discussed within this Planning Commission application, the focus of review for building and site plan approval relates to the proposed exterior alterations, including the 1,200-square foot new front entry addition, 23,551-square foot second story addition, and select site improvements. The 2002 approval of the school building noted the use of concrete masonry unit (CMU) insulated walls with a brick veneer and the installation of energy efficient insulated glass with aluminum cased windows and doors. The Applicant intends to utilize a cement stucco wall system and aluminum window and door casings to match the existing school building. Image 1. Existing Earle Brown Elementary School Campus. ________________ App. No. 2018-015 PC 09/13/2018 Page 3 Image 2. Location of New Front Entry Addition. Image 3. Architectural Rendering of New Front Entry Addition. ________________ App. No. 2018-015 PC 09/13/2018 Page 4 Image 4. Interior Layout of New Front Entry Addition. As noted in Image 2 and 3 above, the proposed 1,200-square foot front entry addition would bump out from the existing front entry. The existing shrubs and trees located along the front of the existing entry would be salvaged and reinstalled, as well as the bench, and the existing electrical conduit would be relocated. The new addition and entry would feature a security vestibule and the Administration area would be improved with the relocation of the reception area to the new, secured front entry addition. The new front entry addition would also contain the Assistant Principals’ offices, a work room, meeting room, bathroom, and corridor leading to the main lobby. Image 5. Architectural Rendering of Second Story Addition (Eastern Wing). The construction of the proposed approximately 23,551-square foot second story addition will allow for more instructional space and will allow the school to re-assign existing rooms in order to create a dedicated Pre-K pod as well as align other grade levels appropriately. As mentioned previously, the new addition would provide space for two (2) new STEAM classrooms, an additional art room, two (2) flexible ________________ App. No. 2018-015 PC 09/13/2018 Page 5 classrooms, and a multi-purpose room. A new stairway and mechanical and storage space would also be allocated as part of the addition. As was the case with the Brooklyn Center Middle and High School, deferred maintenance items would also be incorporated into the project. Please refer to Image 6 below for the interior layout of the new second story addition. It should be noted that the Applicant will not be reinstalling the existing gabled roofs as part of the second story addition. As shown in Image 5 above, the interior portion to the second story addition will utilize a flat roof, while the end caps to the addition will maintain the gabled roof look. Image 6. Interior Layout of Second Story Addition. Access and Parking The Subject Property is currently served by four access points off 59th Avenue North and an access off Humboldt Avenue North and 60th Avenue North. Per a review of the proposed parking under Planning Commission Application No. 2002-010, the following parking was originally identified for the school/park use: Parking Location # Parking Stalls / Access Type 1. Access off Humboldt Avenue (60th Ave N) 20 2. First Access on 59th Ave N (westernmost) 99 3. Second Access on 59th Ave N Student Drop Off Circle/Main Entrance 4. Third Access on 59th Ave N (easternmost) 89 5. South Side of 60th Ave N 31 Total Parking: 239 (Actual Parking Spaces) ________________ App. No. 2018-015 PC 09/13/2018 Page 6 Map 2. Shared Parking Locations for Earle Brown Elementary School and Grandview Park. In addition to the aforementioned parking locations, there is also a loading dock and turnaround area located along the western portion of the school. There are no plans to alter the existing parking or drop off areas as part of the site and building plan review request, other than the proposed concrete work along the front of the building. Although there are no specific ordinance parking requirements or parking formulas for school or park uses, the Applicant and City should assess whether the existing shared parking is adequate for their respective uses. Lighting No additional lighting is proposed as part of the project other than at the new front entry. The Applicant furnished a photometric plan that addresses the new front entrance and the installation of recessed horizontal mount type lighting. As is specified, no glare shall emanate from or be visible beyond the boundaries of the illuminated premises. Should any other lighting, including the 25-foot high parking lot light poles, or 70-foot high ball field lights be replaced, any new lighting would need to meet the requirements of Section 35-712 (Lighting) of the City Zoning Code by not exceeding three (3) foot candles measured at property lines abutting residentially zoned property, or 10 foot candles when abutting street right-of-way or non-residentially zoned properties. Landscaping The Applicant did not submit a Landscape Plan as part of the proposal. As mentioned previously, minimal site work is to take place, and although select trees and shrubs are to be removed to allow for work to be completed on the new front entry addition, the Applicant intends to replant the trees and shrubs once construction is complete. 1 1 2 1 1 3 1 4 1 1 5 1 1 ________________ App. No. 2018-015 PC 09/13/2018 Page 7 As “schools” are not specifically outlined as a use under the Landscape Point System Policy, staff reviewed the submitted plans to determine whether adequate screening would be provided for the parking areas. Per Section 35-711 (Parking Lot Screening), “such off-street parking and loading areas within any yards which abut along a street which is residentially zoned on the side opposite shall be screened from street view by a screening device as approved by the City Council.” City staff reviewed the parking areas to determine whether adequate screening was provided at the parking lots. Per a review of the Subject Property, there are opportunities to introduce landscaping for screening purposes along the westernmost parking lot off 59th Avenue North (identified as Lot #2 on Map 2 above). As part of the original approval of the school in 2002, a Landscape Plan was submitted that identified landscaping for the new school and park, and the tree types and locations were explained in detail in the staff report submitted under Planning Commission Application No. 2002-010, including the installation of boulevard trees along the green strip running along 59th Avenue North. The Applicant should review the originally approved Landscape Plan and identify any areas of deficiency. Any new areas of landscaping should be irrigated per City Code. 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 and dated August 24, 2018, attached hereto (Exhibit C). It should be noted that some of the outlined conditions may be applicable at time of approval for future land disturbance or Building Permits. As the total disturbed area is less than 0.5 acres, no project review is required for the West Mississippi Watershed Commission and an NPDES permit is not required. The Applicant should review the attached memorandum to identify what anticipated permitting and submittal requirements will be necessary in order to work through the City Building Permit review process. 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, including installation of a new Knox box on the front entrance if necessary, fire egress requirements, etc. SIGNAGE No formal requests for approval were made as part of the application submittal, although a wall sign is indicated on the new front entry addition. Any new signage, including wall and monument signs, would require conformance with Chapter 34 of the City Code (Sign Ordinance), and specifically for Public Uses. Under the Sign Code, Public Uses are permitted one wall sign (not to exceed 36 square feet) and one wall sign immediately above or beside each public entrance to that part of the building that is used as a school and meets the requirements of the Minnesota Department of Education. These sign areas shall not exceed 10 square feet. The Applicant will need to file a separate Building Permit application for any proposed signage. Based on staff findings, staff recommends Planning Commission recommend approval of the site and building plans for the proposed 1,200-square foot front entry addition, 23,551-square foot second story addition and select site improvements along the proposed new front entrance area for the property located at 1500 59th Avenue North; subject to the Applicant complying with the comments outlined in the Approval Conditions noted below. ________________ App. No. 2018-015 PC 09/13/2018 Page 8 APPROVAL CONDITIONS Staff recommends the following conditions be attached to any positive recommendation on the approval of Planning Commission Application No. 2018-015 for the Subject Property located at 1500 59th Avenue North: 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 other fire related building code items shall be reviewed and approved by the Fire Inspector. a. Final construction and demolition plans are to be submitted to the City for review and issuance of a demolition and Building Permit. b. A pre-construction conference shall be held with City staff and other entities designated by the City prior to issuance of a Building Permit/Land Disturbance (Alteration) Permit. 2. Agreements: a. 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 Plan. b. A Construction Management Plan and Agreement and associated escrow deposit is required prior to Building Permit release. c. The Developer shall submit an as-built survey of the property, improvements, and any 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 C). a. 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 Public Works Department. b. All work performed and materials used for construction of any utilities shall conform to the City of Brooklyn Center Standard Specifications and Details. A Construction Management Plan and Agreement shall be required prior to issuance of a Building or Land Alteration Permit. 5. Landscaping: All landscaped areas, including street boulevards, shall include approved irrigation systems to facilitate site maintenance. a. The Applicant shall review the Landscape Plan approved under Planning Commission Application No. 2002-010 and determine whether deficiencies exist. ________________ App. No. 2018-015 PC 09/13/2018 Page 9 b.The Applicant shall identify areas to introduce screening landscaping along the parking lot located west of the school and along 59th Avenue North. Landscape Plans shall be submitted as part of any Building Permit approval. c.The contractor shall submit irrigation shop drawings for review and approval prior to installation of any new landscaping. 6.Signage: Signage for the Subject Property is subject to the Public Use allowances as identified within Chapter 34 (Sign Ordinance). Any requests for wall or freestanding signage will require the Applicant to submit a Sign Permit application to the City for review and approval. RECOMMENDATION Based on the above-noted findings, staff recommends the Planning Commission recommends: The Planning Commission recommends approval to the City Council of the as proposed site and building plan approval for the proposed 1,200-square foot new front entry addition, 23,551-square foot second story addition, and select site improvements along the proposed new front entrance area for the property located at 1500 59th Avenue North, subject to the Applicant/Property Owner complying with the conditions outlined in the Approval Conditions of this Staff Report. Should the Planning Commission accept these recommendations, the Commission may elect to adopt the draft resolution, to be provided at the Planning Commission meeting. Attachments Exhibit A- Select Plans for Earle Brown Elementary School, dated August 14, 2018. Exhibit B- Select Planning Commission Application No. 2002-010 Materials, Earle Brown Elementary School Site and Building Plan and Special Use Permit, City Council Agenda Item No. 8a, dated July 25, 2002. Exhibit C- Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated August 24, 2018. SITE PLAN REVIEW SUBMITTAL 430 – 2nd Street.(952) 474-3291 Excelsior, MN 55331 www.teamtsp.com PROJECT: Brooklyn Center Schools – Earle Brown Elementary School DATE: August 14, 2018 RE: Site Plan Review Submittal PROJECT DESIGN NARRATIVE: This project consists of a new secured entry addition at approximately 1,200 square feet, a 23,551 square foot second story addition to the eastern most building wing and renovations to various portions of the existing 139,357 square foot building. The intent of the new addition exterior design is to replicate the color, texture and material of the existing building. The design will consist of a composition of stucco, metal wall panels, aluminum framed storefront and window/door framing. The addition will not replicate any of the existing gabled roof forms. One of the project objectives is to create a more secure public entry. The security aspect is addressed by utilizing a security vestibule arrangement and locating the main reception area in the new addition. Once a building visitor enters through the outer vestibule doors, they would interact with school staff to gain further entry into the building, or have proper credentials that allow them through the security control point. The original building was not designed for the Pre-Kindergarten program that the school now offers. This has caused Earle Brown to become over capacity and has put strain on square footage needed for instructional space. Currently the school is not able to have all of the Pre-K students in the same location which causes operational and staffing inefficiencies, as well as they are instructing students in any available spaces which are not always the most adequate for the material being taught. The second story addition will allow for more instructional space and will allow the school to re-assign existing rooms in order to create a dedicated Pre-K pod as well as align other grade levels appropriately. The second story addition will provide (2) new STEAM classrooms, (1) additional Art Room, (2) Flexible Classrooms and a Multi-Purpose room along with an additional main stair and other storage and mechanical spaces. Some building interior reconfigurations are occurring with this project. The family resource area is being updated in order to better support students, family and community, Special Education will be reconfigured to better create spaces that can adapt to student needs, and the Administration area will see some improvements due to the relocation of the reception to the new secured entry addition. Deferred maintenance items are being incorporated into the project, responding to the referendum descriptions. CITY OF BROOKLYN CENTER ARCHITECTURAL DESIGN GUIDELINES: The project will comply with the City of Brooklyn Center Architectural Design Guidelines: Building Materials, Building Mass, Façade Design, Doors and Windows. BUILDING CODE SUMMARY See sheets G-101 and G-102 in the drawing set for a complete Building Code Summary ARCHITECTURAL SPECIFICATIONS TABLE OF CONTENTS: See attached Table of Contents from the Project Specifications. Exhibit A X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X 2 C 1 . 0 1 S I T E P L A N E X I S T I N G E A R L E B R O W N E L E M E N T A R Y S C H O O L P R O P O S E D A D D I T I O N S T A T E H W Y N O . 1 0 0 5 9 T H A V E N 5 9 T H A V E N 6 0 T H A V E N HUMBOLDT AVE N KNOX AVE N JAMES AVE N IRVING AVE N HUMBOLDT AVE N 1 5 0 5 0 S C A L E I N F E E T K n o w w h a t ' s b e l o w . C a l l b e f o r e y o u d i g . R 2 O V E R A L L S I T E P L A N 1 " = 5 0 ' © T S P , I n c . 2 0 1 8 I S S U E S S H E E T N U M B E R S H E E T T I T L E C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E T S P , I n c . P R O J E C T T I T L E 4 3 0 2 n d S t r e e t E x c e l s i o r , M N 5 5 3 3 1 ( 9 5 2 ) 4 7 4 - 3 2 9 1 w w w . t e a m t s p . c o m I S S U E D A T E C H E C K E D B Y D R A W N B Y P R O J E C T # LISTED DRAWINGS SCALE(S) UNLESS REDUCED FROM ORIGINAL 30 x 42 FORMAT C O N S U L T A N T S A r c h i t e c t u r e E n g i n e e r i n g P l a n n i n g 7/12/2018 11:00:58 AM I:\_TSP Revit Local\05161256.1 Brooklyn Ctr ISD #286_Earle Brown Addition & Remodel_A17_kannjm.rvt DESIGN DEVELOPMENT SUBMITTAL B r o o k l y n C e n t e r , M N E A R L E B R O W N A D D I T I O N & R E M O D E L B R O O K L Y N C E N T E R I S D # 2 8 6 L T H 0 7 / 1 3 / 2 0 1 8 M J W 0 5 1 6 1 2 5 6 . 1 M A R K D A T E D E S C R I P T I O N 9 0 1 N 3 r d S T R E E T , S U I T E 1 2 0 M I N N E A P O L I S , M N 5 5 4 0 1 w w w . e l a n l a b . c o m p 6 1 2 . 2 6 0 . 7 9 8 0 f 6 1 2 . 2 6 0 . 7 9 9 0 I h e r e b y c e r t i f y t h a t t h i s p l a n w a s p r e p a r e d b y m e , o r u n d e r m y d i r e c t s u p e r v i s i o n , a n d t h a t I a m a d u l y L i c e n s e d P r o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s o f t h e s t a t e o f M I N N E S O T A . M a r c e l l e J . W e s l o c k , P E , L E E D A P 4 2 3 2 3 0 7 / 1 3 / 2 0 1 8 R E G I S T R A T I O N N O . D A T E N O T F O R C O N S T R U C T I O N O V E R A L L S I T E P L A N C 1 . 0 0 L E G E N D P E R V I O U S A R E A P R O J E C T A R E A S U M M A R Y S I T E 5 0 5 , 3 6 6 S F . ( 1 1 . 6 0 A C . ) E X I S T I N G P R O P O S E D B U I L D I N G 1 0 0 , 7 5 9 S F . 1 0 0 , 7 5 9 S F . A D D I T I O N - 1 , 5 6 7 S F . W A L K / D R I V E 1 5 2 , 5 7 0 S F . 1 5 1 , 8 3 5 S F . P O N D 1 9 , 2 7 6 S F . 1 9 , 2 7 6 S F . T O T A L I M P E R V I O U S 2 7 2 , 6 0 5 S F . 2 7 3 , 4 3 7 S F . P E R V I O U S 2 3 2 , 7 6 1 S F . 2 3 1 , 9 2 9 S F . B U I L D I N G A D D I T I O N E X I S T I N G E A R L E B R O W N E L E M E N T A R Y S C H O O L 1 0 0 , 7 5 9 S F R E M O V E C O N C R E T E T O E X I S T I N G J O I N T - F I E L D V E R I F Y R E M O V E A N D S A L V A G E T R E E R E L O C A T E E X I S T I N G E L E C C O N D U I T A S N E E D E D T O A V O I D B U I L D I N G A D D I T I O N O V E R H A N G C O L U M N S . R E M O V E L I G H T R E M O V E A N D S A L V A G E B E N C H P R O T E C T B U I L D I N G P R O T E C T T R E E P R O T E C T T R E E R E M O V E A N D S A L V A G E S H R U B S L O C A T E D I N F O O T P R I N T O F P R O P O S E D A D D I T I O N R E M O V E A N D S A L V A G E S H R U B S L O C A T E D I N F O O T P R I N T O F P R O P O S E D A D D I T I O N 1 0 ' 1 6 . 6 7 ' R 1 0 ' 5 ' R E F E R T O B U I L D I N G P L A N S F O R B U I L D I N G D E M O L I T I O N E X I S T I N G E A R L E B R O W N E L E M E N T A R Y S C H O O L 1 0 0 , 7 5 9 S F E 3 C 5 . 0 1 S I D E W A L K J O I N T ( T Y P ) P R O P O S E D A D D I T I O N ± 1 , 5 6 7 S F R E I N S T A L L B E N C H E S C O L U M N ( T Y P ) E 1 C 5 . 0 1 S I D E W A L K P A V E M E N T S E C T I O N ( T Y P ) A L I G N J O I N T S W I T H E X I S T I N G S I D E W A L K J O I N T S R E L O C A T E E X I S T I N G E L E C C O N D U I T A S N E E D E D T O A V O I D B U I L D I N G A D D I T I O N C O L U M N S . R E I N S T A L L S A L V A G E D S H R U B S 1 0 ' 1 6 . 6 7 ' R 1 0 ' 5 ' 3 0 1 0 S C A L E I N F E E T K n o w w h a t ' s b e l o w . C a l l b e f o r e y o u d i g . R 1 D E M O L I T I O N P L A N 1 " = 1 0 ' D E M O L I T I O N P L A N L E G E N D R E M O V E C O N C R E T E S I T E P L A N L E G E N D C O N C R E T E P A V E M E N T 1 . D I M E N S I O N S S H O W N O N T H I S P L A N A R E T O F A C E O F C U R B A N D E X T E R I O R F A C E O F B U I L D I N G U N L E S S N O T E D O T H E R W I S E . 2 . M E E T A N D M A T C H E X I S T I N G C O N D I T I O N S . P R O V I D E T R A N S I T I O N A S N E C E S S A R Y . S I T E P L A N N O T E S D E M O L I T I O N P L A N N O T E S 1 . B A C K G R O U N D I N F O R M A T I O N A N D T O P O G R A P H I C S U R V E Y T A K E N F R O M S U R V E Y D A T E D M A Y 2 5 , 2 0 1 8 B Y S U N D E L A N D S U R V E Y I N G , B L O O M I N G T O N , M I N N E S O T A , E X P R E S S L Y F O R T H I S P R O J E C T . E L A N D E S I G N L A B C A N N O T G U A R A N T Y T H E A C C U R A C Y O R C O M P L E T E N E S S O F T H I S I N F O R M A T I O N . V E R I F Y A L L F I E L D C O N D I T I O N S A N D U T I L I T Y L O C A T I O N S P R I O R T O E X C A V A T I O N / C O N S T R U C T I O N . I F A N Y D I S C R E P A N C I E S O R U N K N O W N U T I L I T I E S A R E F O U N D T H A T I M P A C T D E S I G N O R I M P A I R C O N S T R U C T I O N , T H E E N G I N E E R A N D O W N E R S H O U L D B E I M M E D I A T E L Y N O T I F I E D . 2 . C O N T R A C T O R S H A L L B R I N G A N Y C H A N G E D O R U N F O R E S E E N C O N D I T I O N S T H A T C O U L D R E S U L T I N A D D I T I O N A L C O S T T O T H E A T T E N T I O N O F T H E O W N E R A N D E N G I N E E R A S S O O N A S T H E Y A R E D I S C O V E R E D S O T H A T T H E Y C A N B E P R O P E R L Y D O C U M E N T E D . F A I L U R E T O N O T I F Y O R C O V E R I N G U N - W I T N E S S E D W O R K S H A L L R E S U L T I N R E J E C T I O N O F C L A I M S F O R A D D I T I O N A L C O M P E N S A T I O N . 3 . P R O T E C T A L L S T R U C T U R E S A N D L A N D S C A P E N O T L A B E L E D F O R D E M O L I T I O N F R O M D A M A G E D U R I N G C O N S T R U C T I O N . A N Y O N - S I T E O R O F F - S I T E A R E A S D I S T U R B E D D I R E C T L Y O R I N D I R E C T L Y D U E T O C O N S T R U C T I O N S H A L L B E R E T U R N E D T O A C O N D I T I O N E Q U A L T O O R B E T T E R T H A N T H E E X I S T I N G C O N D I T I O N . C O N T R A C T O R I S S O L E L Y R E S P O N S I B L E F O R A N Y C I V I L P E N A L T I E S R E S U L T I N G F R O M T H E I R W O R K U N D E R T H I S C O N T R A C T . 4 . N O D E M O L I T I O N M A T E R I A L S S H A L L B E D I S P O S E D O F O N - S I T E . A L L D E B R I S S H A L L B E H A U L E D O F F - S I T E T O A D I S P O S A L A R E A A P P R O V E D B Y A P P R O P R I A T E G O V E R N M E N T A L A U T H O R I T I E S F O R T H E H A N D L I N G O F D E M O L I T I O N D E B R I S . W O R K S I T E S H A L L B E L E F T I N A C O N D I T I O N T H A T M I N I M I Z E S E R O S I O N P O T E N T I A L O N A N I G H T L Y B A S E . 5 . L I M I T C O N S T R U C T I O N A C T I V I T I E S T O T H E R E M O V A L L I M I T S S H O W N O N T H E P L A N . A L L C O N S T R U C T I O N A C T I V I T I E S S H A L L C O M P L Y W I T H L O C A L O R D I N A N C E S . 6 . C O N S T R U C T I O N E N T R A N C E S H A L L B E I N P L A C E A S S O O N A S D E M O L I T I O N O P E R A T I O N S A L L O W . S E E S H E E T C 2 . 0 1 F O R E R O S I O N C O N T R O L M E A S U R E S A N D A P P R O P R I A T E S T A G I N G . 7 . P R O V I D E N E C E S S A R Y B A R R I C A D E S , S U F F I C I E N T L I G H T S , S I G N S A N D O T H E R P E D E S T R I A N A N D T R A F F I C C O N T R O L M E T H O D S A S M A Y B E N E C E S S A R Y F O R T H E P R O T E C T I O N A N D S A F E T Y O F T H E P U B L I C A N D M A I N T A I N T H R O U G H O U T T H E L I F E O F T H E P R O J E C T . 8 . R E F E R T O B U I L D I N G D E M O L I T I O N P L A N S F O R D E M O L I T I O N O F E X T E R I O R B U I L D I N G C O M P O N E N T S . P E R V I O U S A R E A 2 S I T E P L A N 1 " = 1 0 ' © T S P , I n c . 2 0 1 8 I S S U E S S H E E T N U M B E R S H E E T T I T L E C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E T S P , I n c . P R O J E C T T I T L E 4 3 0 2 n d S t r e e t E x c e l s i o r , M N 5 5 3 3 1 ( 9 5 2 ) 4 7 4 - 3 2 9 1 w w w . t e a m t s p . c o m I S S U E D A T E C H E C K E D B Y D R A W N B Y P R O J E C T # LISTED DRAWINGS SCALE(S) UNLESS REDUCED FROM ORIGINAL 30 x 42 FORMAT C O N S U L T A N T S A r c h i t e c t u r e E n g i n e e r i n g P l a n n i n g 7/12/2018 11:00:58 AM I:\_TSP Revit Local\05161256.1 Brooklyn Ctr ISD #286_Earle Brown Addition & Remodel_A17_kannjm.rvt DESIGN DEVELOPMENT SUBMITTAL B r o o k l y n C e n t e r , M N E A R L E B R O W N A D D I T I O N & R E M O D E L B R O O K L Y N C E N T E R I S D # 2 8 6 L T H 0 7 / 1 3 / 2 0 1 8 M J W 0 5 1 6 1 2 5 6 . 1 M A R K D A T E D E S C R I P T I O N 9 0 1 N 3 r d S T R E E T , S U I T E 1 2 0 M I N N E A P O L I S , M N 5 5 4 0 1 w w w . e l a n l a b . c o m p 6 1 2 . 2 6 0 . 7 9 8 0 f 6 1 2 . 2 6 0 . 7 9 9 0 I h e r e b y c e r t i f y t h a t t h i s p l a n w a s p r e p a r e d b y m e , o r u n d e r m y d i r e c t s u p e r v i s i o n , a n d t h a t I a m a d u l y L i c e n s e d P r o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s o f t h e s t a t e o f M I N N E S O T A . M a r c e l l e J . W e s l o c k , P E , L E E D A P 4 2 3 2 3 0 7 / 1 3 / 2 0 1 8 R E G I S T R A T I O N N O . D A T E N O T F O R C O N S T R U C T I O N D E M O L I T I O N & S I T E P L A N C 1 . 0 1 E X I S T I N G E A R L E B R O W N E L E M E N T A R Y S C H O O L 1 0 0 , 7 5 9 S F R O C K S E D I M E N T L O G ( T Y P ) 8 4 7 . 1 2 ± M A T C H 8 4 7 . 5 2 2 . 0 % 2 . 3 6 % 2 . 8 1 % 8 4 7 . 4 2 8 4 7 . 3 4 1 . 6 0 % 2 . 0 % 8 4 7 847 8 4 7 . 4 2 8 4 6 . 8 6 ± M A T C H 2 . 3 6 % 0. 6 3 % ( E X ) 0. 6 3 % ( E X ) 2 . 8 1 % 8 4 6 . 9 5 ± M A T C H 1 . 6 0 % 8 4 7 . 5 2 P R O P O S E D A D D I T I O N ± 1 , 5 6 7 S F F F E 8 4 7 . 5 2 F F E 8 4 7 . 5 2 8 4 7 . 3 0 2 . 3 6 % C 2 C 5 . 0 1 T R E E P R O T E C T I O N F E N C E C 1 C 5 . 0 1 5 ' 3 0 1 0 S C A L E I N F E E T K n o w w h a t ' s b e l o w . C a l l b e f o r e y o u d i g . R 1 G R A D I N G & E R O S I O N C O N T R O L P L A N 1 " = 1 0 ' E R O S I O N C O N T R O L L E G E N D T R E E P R O T E C T I O N F E N C E R O C K S E D I M E N T L O G G R A D I N G & E R O S I O N C O N T R O L N O T E S 1 . V E R I F Y A L L F I E L D C O N D I T I O N S A N D U T I L I T Y L O C A T I O N S P R I O R T O E X C A V A T I O N / C O N S T R U C T I O N . I F A N Y D I S C R E P A N C I E S O R U N K N O W N U T I L I T I E S A R E F O U N D T H A T I M P A C T D E S I G N O R I M P A I R C O N S T R U C T I O N , T H E E N G I N E E R A N D O W N E R S H O U L D B E I M M E D I A T E L Y N O T I F I E D . 2 . R E L O C A T E B E N C H M A R K S A S N E C E S S A R Y W I T H N E W B E N C H M A R K L O C A T I O N S W I T H I N A T O L E R A N C E O F 0 . 0 1 0 V E R T I C A L F E E T . 3 . T H E P R O P O S E D G R A D E S S H O W N O N T H E G R A D I N G P L A N A R E F I N I S H E D G R A D E S . S P O T E L E V A T I O N S A L O N G C U R B L I N E S R E P R E S E N T T H E F L O W L I N E U N L E S S O T H E R W I S E N O T E D . 4 . G R A D I N G A C T I V I T Y W H I C H B L O C K S T R A F F I C O F A N Y S T R E E T , A L L E Y , O R D R I V E I S S U B J E C T T O A P P R O V A L B Y T H E C I T Y O F B R O O K L Y N C E N T E R . 5 . C O N T R A C T O R S H A L L S T O P W O R K I M M E D I A T E L Y A N D N O T I F Y T H E A R C H I T E C T I F C O N T A M I N A N T S A R E F O U N D I N T H E E X I S T I N G S O I L S . 6 . A L O N G A C C E S S I B L E R O U T E S , C R O S S - S L O P E S S H A L L N O T E X C E E D 2 . 0 % A N D L O N G I T U D I N A L S L O P E S S H A L L N O T E X C E E D 5 % . 7 . C O N T R A C T O R S H A L L S E E D , F E R T I L I Z E A N D M U L C H A L L D I S T U R B E D A R E A S F O L L O W I N G F I N A L G R A D I N G A C T I V I T I E S . 8 . A L L G R A D E S W I T H I N T H E L A N D S C A P E D A R E A S H A L L N O T E X C E E D 3 H O R I Z O N T A L T O 1 V E R T I C A L A N D H A V E A M I N I M U M G R A D E O F 2 % . 9 . A L L P A V E M E N T G R A D E S S H A L L B E A S F O L L O W S U N L E S S O T H E R W I S E N O T E D : C O N C R E T E P A V E M E N T - 0 . 5 % M I N I M U M , 5 % M A X I M U M 1 0 . F O L L O W A L L L O C A L , C O U N T Y , W A T E R S H E D , A N D S T A T E R E Q U I R E M E N T S C O V E R I N G S T O R M W A T E R C O M P L I A N C E . 1 1 . T H E C O N T R A C T O R S H A L L L I M I T T H E I R A C T I V I T I E S T O T H E G R A D I N G L I M I T S S H O W N O N T H E G R A D I N G P L A N . A L L C O N S T R U C T I O N A C T I V I T I E S S H A L L C O M P L Y W I T H L O C A L O R D I N A N C E . T H E C O N T R A C T O R S H A L L S C H E D U L E T H E I R O P E R A T I O N S T O M I N I M I Z E T H E D I S T U R B E D A R E A A T A N Y G I V E N T I M E . I M P E R V I O U S P E R V I O U S E X I S T I N G P R O P O S E D B U I L D I N G T O T A L I M P V N P D E S A R E A S U M M A R Y T O T A L * 0 S F ( 0 . 0 0 A C ) P A V E M E N T 1 , 5 0 5 S F ( 0 . 0 4 A C ) 1 , 5 0 5 S F ( 0 . 0 4 A C ) 1 , 8 1 3 S F ( 0 . 0 4 A C ) 3 , 3 1 8 S F ( 0 . 0 8 A C ) 1 , 5 6 7 S F ( 0 . 0 4 A C ) 7 7 0 S F ( 0 . 0 2 A C ) 2 , 3 3 7 S F ( 0 . 0 6 A C ) 9 8 1 S F ( 0 . 0 2 A C ) 3 , 3 1 8 S F ( 0 . 0 8 A C ) * T A B L E R E P R E S E N T S D I S T U R B E D A R E A O N L Y © T S P , I n c . 2 0 1 8 I S S U E S S H E E T N U M B E R S H E E T T I T L E C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E T S P , I n c . P R O J E C T T I T L E 4 3 0 2 n d S t r e e t E x c e l s i o r , M N 5 5 3 3 1 ( 9 5 2 ) 4 7 4 - 3 2 9 1 w w w . t e a m t s p . c o m I S S U E D A T E C H E C K E D B Y D R A W N B Y P R O J E C T # LISTED DRAWINGS SCALE(S) UNLESS REDUCED FROM ORIGINAL 30 x 42 FORMAT C O N S U L T A N T S A r c h i t e c t u r e E n g i n e e r i n g P l a n n i n g 7/12/2018 11:00:58 AM I:\_TSP Revit Local\05161256.1 Brooklyn Ctr ISD #286_Earle Brown Addition & Remodel_A17_kannjm.rvt DESIGN DEVELOPMENT SUBMITTAL B r o o k l y n C e n t e r , M N E A R L E B R O W N A D D I T I O N & R E M O D E L B R O O K L Y N C E N T E R I S D # 2 8 6 L T H 0 7 / 1 3 / 2 0 1 8 M J W 0 5 1 6 1 2 5 6 . 1 M A R K D A T E D E S C R I P T I O N 9 0 1 N 3 r d S T R E E T , S U I T E 1 2 0 M I N N E A P O L I S , M N 5 5 4 0 1 w w w . e l a n l a b . c o m p 6 1 2 . 2 6 0 . 7 9 8 0 f 6 1 2 . 2 6 0 . 7 9 9 0 I h e r e b y c e r t i f y t h a t t h i s p l a n w a s p r e p a r e d b y m e , o r u n d e r m y d i r e c t s u p e r v i s i o n , a n d t h a t I a m a d u l y L i c e n s e d P r o f e s s i o n a l E n g i n e e r u n d e r t h e l a w s o f t h e s t a t e o f M I N N E S O T A . M a r c e l l e J . W e s l o c k , P E , L E E D A P 4 2 3 2 3 0 7 / 1 3 / 2 0 1 8 R E G I S T R A T I O N N O . D A T E N O T F O R C O N S T R U C T I O N G R A D I N G & E R O S I O N C O N T R O L P L A N C 2 . 0 1 NOMINAL LUMEN OUTPUT INPUT WATTS*EFFICACY 500 lm/ft 5.5 W/ft 91 lm/W 750 lm/ft 8.3 W/ft 90 lm/W Please consult factory for custom lumen output and wattage. Notes Type Project PERFORMANCE PER LINEAR FOOT AT 3500K WBRLED S PRODUCT ID NOM.LUMENS/FT CRI COLOR TEMP.SHIELDING LENGTH (FT) WBRLED Recessed LED 500 500 lm/ft - Min.80 80 CRI 27 2700 K S satin lens 2 2’ 750 750 lm/ft - Max.90 90 CR 30 3000 K 3 3’ 35 3500 K 4 4’ 40 4000 K 5 5’ 8 8’ S#system run Outputs between listed min and max are available. Consult factory for outputs outside of the listed range. BATTERY (OPTIONAL)OTHER (OPTIONAL)IC CONTROLS (OPTIONAL)CUSTOM (OPTIONAL) B#battery pack (integral)F fuse (6)OS#occupancy sensor C custom EF end feed *EN Enlighted integral N natatorium finish WC#wireless control dimming Not available with 347V Please consult factory (6) Requires 120V or 277V; * See page 3 for more details. See integrated controls guide for further details Please consult factory Please specify Ordering Guide cULus ListedType I.C. IC CONTROLSENSORS 5LED B O A R D & DRI V E R L U MINAIREWARRANTY YEAR RECESSED HORIZONTAL MOUNT © 2016 Axis Lighting Inc. 1.800.263.2947 [T] 514.948.6272 Product design and development is an ongoing process at Axis Lighting. We reserve the right to change specifications. Contact Axis for the latest product information. 1 / 4 FILE NAME:WBR.LED-B3.SPEC June 8, 2018 axislighting.com 3 1/16” 3 1/2” 4” 4 1/8” hole width FINISH VOLTAGE DRIVER CIRCUITS MOUNTINGS AP aluminum paint 120 120 V DP dimming (0-10V) 1%1 1 circuit D drywall flangeless W white 277 277 V D dimming (0-10V) 5% 347V standard (2)2 2 circuits DF drywall flange C custom 347 347 V (1)LT Lutron (3)+E(#)emergency circuit (5)DS drywall spackle flange UNV universal BI bi-level dimming +NL(#)night light circuit (5) O other (4)+GTD(#)generator transfer device (5) (1) D dimming (0-10V) 5% standard (2) Operating up to -20°C; for 347V only (3) Operating up to -20°C; Specify system (4) Please consult factory; see page 2 (5) Specify quantity VICINITY MAP PLAN NORTH PROJECT LOCATION INDEX TO DRAWINGS MOST COMMONLY USED ABBREVIATIONS D DEPTH DBL DOUBLE DEMO DEMOLITION, DEMOLISH DEPT DEPARTMENT DET DETAIL DF DRINKING FOUNTAIN DFPT DRYFALL PAINT DIA DIAMETER DIAG DIAGONAL DIM DIMENSION DIV DIVIDE, DIVISION DISP DISPENSER DN DOWN DR DOOR DS DOWNSPOUT DW DISHWASHER DWG DRAWING (S) DWR DRAWER DWTR DUMBWAITER --------------------- (E) EXISTING E EAST EA EACH EF EACH FACE EJ EXPANSION JOINT EL ELEVATION ELEC ELECTRICAL ELEV ELEVATOR ENL ENLARGED EMER EMERGENCY ENGR ENGINEER EOP EDGE OF PAVEMENT EPDM ETHYLENE PROPYLENE DIENE MONOMER EPS EXPANDED POLYSTYRENE BOARD EPT EPOXY PAINT EQ EQUAL EQUIP EQUIPMENT ES EACH SIDE EST ESTIMATE ETC ETCETERA ETR EXISTING TO REMAIN EW EACH WAY EXIST EXISTING EXC EXCAVATE/EXCAVATION EXH EXHAUST EXP EXPANSION/EXPOSED EXT EXTERIOR EWC ELECTRIC WATER COOLER EWS EYE WASH AND SHOWER --------------------- FA FIRE ALARM FAB FABRICATE/FABRICATION FD FLOOR DRAIN FDC FIRE DEPRATMENT CONNECTION FDTN FOUNDATION FE FIRE EXTINGUISHER FEC FIRE EXTINGUISHER CABINET FF FINISHED FLOOR FFE FINISH FLOOR ELEVATION FIN FINISH (ED) FLOUR FLOURESCENT FLR FLOOR (ING) FO FACE OF FOC FACE OF CONCRETE FOM FACE OF MASONRY FOS FACE OF STUD FOF FACE OF FINISH ABBREVIATIONS: AB ANCHOR BOLT/ROD ABV ABOVE AC ASPHALTIC CONCRETE/AIR CONDITIONER ACC ACCESSIBLE ACM ALUMINUM COMPOSITE MATERIAL ACOUSACOUSTICAL ADD ADDENDUM ADH ADHESIVE ADJ ADJUSTABLE, ADJACENT, ADJOINING AFF ABOVE FINISH FLOOR AFG ABOVE FINISH GRADE ALT ALTERNATE ALUM ALUMINUM APC ACOUSTICAL PANEL CEILING ARCH ARCHITECT (URAL) ASI ARCHITECTURAL SUPPLEMENTAL INFORMATION --------------------- BD BOARD BEV BEVELED BFF BELOW FINISH FLOOR BL BRICK LEDGE BLDG BUILDING BLKG BLOCK (ING) BM BEAM BOT BOTTOM BO BOTTOM OF BOC BOTTOM OF CONCRETE BOF BOTTOM OF FOOTING BRG BEARING BRK BRICK BSMT BASEMENT BTWN BETWEEN BUR BUILT-UP ROOFING --------------------- C CHANNEL/CELSIUS CAB CABINET CB CERAMIC BASE CD CONSTRUCTION DOCUMENTS CEM CEMENT CF CUBIC FEET OR FOOT CG CORNER GUARD CIPC CAST-IN-PLACE CONCRETE CJ CONTROL/CONSTRUCTION JOINT CL CENTER LINE CLG CEILING CLKG CAULKING CLR CLEAR, CLEARANCE CMU CONCRETE MASONRY UNIT CO CHANGE ORDER/CLEAN OUT COL COLUMN COMB COMBIMATION COMP COMPOSITE/COMPOSITION CONC CONCRETE CONN CONNECT (ION) CONST CONSTRUCTION CONT CONTINUOUS, CONTINUE CONTR CONTRACT (OR) COORDCOORDINATE CORR CORRUGATED/CORRIDOR CPT CARPET CSMT CASEMENT CT CERAMIC TILE CTB CARPET TILE BASE CTR CENTER FR FIRE RESISTANT/FRAME FRP FIBERGLASS REINFORCED PANEL FS FLOOR SINK FT FOOT, FEET/FIRE TREATED FTG FOOTING FURR FURRING FUT FUTURE --------------------- GA GAGE, GAUGE GB GRAB BAR GC GENERAL CONTRACTOR GALV GALVANIZED GI GALVANIZED IRON GL GLASS GLU LAM GLUE LAMINATED (BEAM) GWB GYPSUM WALL BOARD GYP GYPSUM --------------------- HB HOSE BIB HC HANDICAP / HOLLOW CORE HD HEAVY DUTY HDBD HARDBOARD HDR HEADER HDWD HARDWOOD HDWR HARDWARE HM HOLLOW METAL HORIZ HORIZONTAL HR HOUR HT HEIGHT HSS HOLLOW STRUCTURAL STEEL HVAC HEATING, VENTILATION, AIR- CONDITIONING --------------------- IBC INTERNATIONAL BUILDING CODE ID INSIDE DIAMETER/DIMENISON IN INCH(ES) INCL INCLUDE (D), INCLUDING INFO INFORMATION INSP INSPECTION INSTR INSTRUCTION(S) INSUL INSULATE (D), INSULATION INT INTERIOR --------------------- JAN JANITOR JST JOIST JT JOINT --------------------- KCJ KEYED CONSTRUCTION JOINT KO KNOCK OUT --------------------- L LENGTH / ANGLE LAB LABORATORY LAM LAMINATE (ED) LAV LAVATORY LB POUND LF LINEAR FEET LH LEFT HAND LKR LOCKER LOC LOCATION LONG LONGITUDINAL LT LIGHT LVR LOUVER LVT LUXURY VINYL TILE --------------------- MBC MINNESOTA BUILDING CODE MAS MASONRY MATL MATERIAL MAX MAXIMUM RFI REQUEST FOR INFORMATION RFP REQUEST FOR PROPOSAL RH RIGHT HAND RL RIDGE LINE RM ROOM RO ROUGH OPENING ROW RIGHT OF WAY RVS REVERSE (SIDE) RWL RAIN WATER LEADERSSOUTH --------------------- SB SPLASH BLOCK SC SOLID CORE SCHED SCHEDULE SCR SHOWER CURTAIN ROD SCT SECTION SD SOAP DISPENSER SF SQUARE FOOT SHT SHEET SHTHG SHEATHING SIM SIMILAR SLDG SLIDING SLNT SEALANT SND SANITARY NAPKIN DISPENSER SNDU SANITARY NAPKIN DISPOSAL UNIT SOG SLAB ON GRADE SPEC SPECIFICATION (S) SQ SQUARE SSM SOLID SURFACE MATERIAL SST STAINLESS STEEL ST STREET STC SOUND TRANSMISSION CLASS STD STANDARD STL STEEL STOR STORAGE STRUCT STRUCTURAL SUSP SUSPENDED SV SHEET VINYL SW SHEARWALL SYM SYMMETRICAL --------------------- T TREAD T&B TOP AND BOTTOM T&G TONGUE AND GROOVE TB TOWEL BAR TBD TO BE DETERMINED TEMP TEMPORARY/TEMPERED TER TERRAZZO THD THREAD (ED) (S) THK THICKNESS THRU THROUGH TKBD TACKBOARD TL TILE TO TOP OF TOB TOP OF BEAM TOC TOP OF CONCRETE/CURB TOD TOP OF DECK TOF TOP OF FOOTING (FOUNDATION) TOP TOP OF PIER TOJ TOP OF JOIST TOS TOP OF SLAB/STEEL TOW TOP OF WALL TPD TOILET PAPER DISPENSER TPO THERMOPLATIC POLYOLEFIN TPTN TOILET PARTITION TRANS TRANSVERSE TS TUBE STEEL TYP TYPICAL UG UNDERGROUND UH UNIT HEATER UNFIN UNFINISHED UNO UNLESS NOTED OTHERWISE UTIL UTILITY --------------------- V SHEAR VAR VARIES VB VAPOR BARRIER / VINYL BASE VCT VINYL COMPOSITION TILE VERT VERTICAL VEST VESTIBULE VIF VARIFY IN FIELD VR VAPOR RETARDER VWB VINYL WALL BASE VWC VINYL WALL COVERING --------------------- W WEST/WIDTH W/ WITH W/O WITHOUT WA WEDGE ANCHOR WB WOOD BASE WC WATER CLOSET WD WOOD/WOODWORK WDW WINDOW WF (W) WIDE FLANGE WG WALL GUARD WH WATER HEATER WI WROUGHT IRON WL WIND LOAD WP WATERPROOF (ING) WR WATER RESISTANT WSCT WAINSCOT WT WEIGHT/WINDOW TREATMENT WWF WELDED WIRE FABRIC SYMBOLS USED AS ABBREVIATIONS: & AND L ANGLE LL DOUBLE ANGLE @ AT d PENNEY # POUND OR NUMBER Ø ROUND OR DIAMETER MC MEDICINE CABINET MECH MECHANICAL MEMB MEMBRANE MEZZ MEZZANINE MFR MANUFACTURE (R) MIN MINIMUM MISC MISCELLANEOUS MO MASONRY OPENING MR MIRROR MTL METAL --------------------- (N) NEW N NORTH NA NOT APPLICABLE NIC NOT IN CONTRACT NO NUMBER NOM NOMINAL NTS NOT TO SCALE --------------------- OC ON CENTER OD OUTSIDE DIAMETER OFCI OWNER FURNISHED / CONTRACTOR INSTALLED OFOI OWNER FURNISHED / OWNER INSTALLED OH OVERHEAD OPP OPPOSITE OPG OPENING ORIG ORIGINAL ORD OVERFLOW ROOF DRAIN OZ OUNCE --------------------- PAR PARALLEL PCF POUNDS PER CUBIC FOOT PED PEDESTAL PERF PERFORATED PERP PERPENDICULAR PL PLATE PLAM PLASTIC LAMINATE PLYWD PLYWOOD PNL PANEL PR PAIR/PROPOSAL REQUEST PRCST PRECAST CONCRETE PREFAB PREFABRICATE PSI POUNDS PER SQUARE INCH PSF POUNDS PER SQUARE FOOT PT PAINT / PRESSURE TREATED PTD PAPER TOWEL DISPENSER PTN PARTITION PTR PAPER TOWEL RECEPTACLE PVC POLYVINYL CHLORIDE --------------------- QT QUARRY TILE --------------------- R RADIUS/RISER RB RUBBER BASE RBR RUBBER RCP REFLECTED CEILING PLAN RD ROOF DRAIN REBAR REINFORCING BAR REC RECESSED REF REFERENCE/REFRIGERATOR REINF REINFORCE (D), (ING), (MENT) REQ REQUIRE REQD REQUIRED RES RESILIANT FLOORING RET RETURN REV REVISION (S), REVISED A -5 0 1 A N N NA SHEET SEQUENCE NUMBER 01-99 SHEET TYPE DESIGNATOR DISCIPLINE CHARACTER MODIFIER CHARACTER SHEET TYPE DESIGNATORS 0 GENERAL (SYMBOLS LEGEND, NOTES, ETC) 1 PLANS (HORIZONTAL VIEWS) 2 ELEVATIONS (VERTICAL VIEWS) 3 SECTIONS (SECTIONAL VIEWS) 4 LARGE SCALE VIEWS 5 DETAILS 6 SCHEDULES AND DIAGRAMS 7 USER DEFINED 8 USER DEFINED 9 3D REPRESENTATIONS (ISO, PERSP, PHOTOS) 1 2 3 4 5 6 E2 E3 E4 C5 A4A1 A B C D E TSP A B C D E 1 2 3 4 5 6 DISCIPLINE CHARACTERS G GENERAL H HAZARDOUS C CIVIL L LANDSCAPE S STRUCTURAL A ARCHITECTURAL I INTERIOR P PLUMBING M MECHANICAL E ELECTRICAL T TELECOMMUNICATIONS R RESOURCE SHEET IDENTIFICATION TYPICAL MODIFIER CHARACTERS B SUBSTRUCTURES C CEILING/CHEMICALS D DEMOLITION E ELEMENTS F FRAMING/FURNISHINGS G GRAPHICS/GRADING H HVAC I INFORMATION/IMPROVEMENTS L LIGHTING N FINISHES P PLAN/PIPING/POWER/PAVING/PLANTING Q EQUIPMENT S SITE T TECHNOLOGY/TRANSPORTATION U UTILITIES TITLE/DISCIPLINE NAME/CONTACT COMPANY PHONE PROJECT MANAGER BERT HAGLUND TSP, Inc.952.474.3291 PROJECT ARCHITECT ROB COLLINS TSP, Inc.605.336.1160 CIVIL ENGINEER MARCIE WESLOCK ELAN DESIGN LAB 612.260.7980 STRUCTURAL ENGINEER TADD HOLT TSP, Inc.605.884.7090 INTERIOR DESIGNER LORETTA HAUGEN TSP, Inc.507.288.8155 MECHANICAL ENGINEER STEVEN TEBBEN TSP, Inc.605.336.1160 ELECTRICAL ENGINEER DARRELL BREN TSP, Inc.605.336.1160 DESIGN TEAM HaglundBE@teamtsp.com E-MAIL CollinsRR@teamtsp.com mweslock@elanlab.com HoltTM@teamtsp.com HaugenLA@teamtsp.com TebbenSM@teamtsp.com BrenDL@teamtsp.com 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 5 5 : 5 1 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t COVER SHEET - VOLUME 1 GI001 SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 ---08/14/2018 ---05161256.1 SHEET INDEX - GENERAL VOLUME 1 GI001 COVER SHEET - VOLUME 1 G-101 FIRST LEVEL LIFE SAFETY PLAN G-102 SECOND LEVEL LIFE SAFETY PLAN SHEET INDEX - ARCHITECTURAL A-010 CONSTRUCTION TYPES & PARTITION TYPES AD111A FIRST LEVEL DEMOLITION PLAN - AREA A AD111B FIRST LEVEL DEMOLITION PLAN - AREA B AD111C FIRST LEVEL DEMOLITION PLAN - AREA C AD111D FIRST LEVEL DEMOLITION PLAN - AREA D AD111E FIRST LEVEL DEMOLITION PLAN - AREA E AD211A SECOND LEVEL DEMOLITION PLAN - AREA A AD211B SECOND LEVEL DEMOLITION PLAN - AREA B AD211C SECOND LEVEL DEMOLITION PLAN - AREA C ACD111 REFLECTED CEILING DEMOLITION PLAN - FIRST LEVEL ACD211 REFLECTED CEILING DEMOLITION PLAN - SECOND LEVEL AP100 OVERALL FIRST FLOOR PLAN AP111A FIRST LEVEL FLOOR PLAN - AREA A AP111B FIRST LEVEL FLOOR PLAN - AREA B AP111C FIRST LEVEL FLOOR PLAN - AREA C AP111D FIRST LEVEL FLOOR PLAN - AREA D AP111E FIRST LEVEL FLOOR PLAN - AREA E AP200 OVERALL SECOND FLOOR PLAN AP211A SECOND LEVEL FLOOR PLAN - AREA A AP211B SECOND LEVEL FLOOR PLAN - AREA B AP211C SECOND LEVEL FLOOR PLAN - AREA C AP211D SECOND LEVEL FLOOR PLAN - AREA D AP211E SECOND LEVEL FLOOR PLAN - AREA E AR111 ROOF PLAN AC111A FIRST LEVEL REFLECTED CEILING PLAN - AREA A AC111B FIRST LEVEL REFLECTED CEILING PLAN - AREA B AC111C FIRST LEVEL REFLECTED CEILING PLAN - AREA C AC111D FIRST LEVEL REFLECTED CEILING PLAN - AREA D AC111E FIRST LEVEL REFLECTED CEILING PLAN - AREA E AC211A SECOND LEVEL REFLECTED CEILING PLAN - AREA A AC211B SECOND LEVEL REFLECTED CEILING PLAN - AREA B AC211C SECOND LEVEL REFLECTED CEILING PLAN - AREA C AC211D SECOND LEVEL REFLECTED CEILING PLAN - AREA D AC211E SECOND LEVEL REFLECTED CEILING PLAN - AREA E A-201 EXTERIOR ELEVATIONS A-321 STAIR PLANS AND SECTIONS A-401 ENLARGED PLANS A-411 INTERIOR ELEVATIONS A-412 INTERIOR ELEVATIONS A-502 OPENING DETAILS A-520 CEILING DETAILS A-530 EXTERIOR DETIALS A-601 DOOR SCHEDULE, DOOR TYPES, FRAME TYPES, CURTAIN WALL ELEVATIONS A-901 3D VIEWS A-902 3D VIEWS SHEET INDEX - INTERIORS IN111A FIRST LEVEL FINISH PLAN - AREA A IN111B FIRST LEVEL FINISH PLAN - AREA B IN111C FIRST LEVEL FINISH PLAN - AREA C IN111D FIRST LEVEL FINISH PLAN - AREA D IN111E FIRST LEVEL FINISH PLAN - AREA E IN121A SECOND LEVEL FINISH PLAN - AREA A IN121B SECOND LEVEL FINISH PLAN - AREA B IN121C SECOND LEVEL FINISH PLAN - AREA C IN121D SECOND LEVEL FINISH PLAN - AREA D IN121E SECOND LEVEL FINISH PLAN - AREA E IN601 ROOM FINISH SCHEDULE - FIRST LEVEL IN602 ROOM FINISH SCHEDULE - SECOND LEVEL IN603 FINISH KEY BROOKLYN CENTER ISD #286 EARLE BROWN ADDITION & REMODEL SITE PLAN REVIEW SUBMITTAL 08/14/2018 Brooklyn Center, MN SHEET INDEX - CIVIL & LANDSCAPE C1.00 OVERALL SITE PLAN C1.01 DEMOLITION & SITE PLAN C2.01 GRADING & EROSION CONTROL PLAN C5.01 DETAILS L1.01 LANDSCAPE PLAN SHEET INDEX - STRUCTURAL S-001 STRUCTURAL GENERAL NOTES & TITLE SHEET S-101C FOUNDATION PLAN - AREA C S-102C SECOND LEVEL FRAMING PLAN - AREA C S-103C ROOF LEVEL FRAMING PLAN - AREA C S-501 DETAILS S-502 DETAILS S-601 SCHEDULES AND DETAILS MARK DATE DESCRIPTION UP UP UP UP UP UP UP 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 NORTH AREA 'A' AREA 'B' AREA 'D' AREA 'C' AREA 'E' © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 9 : 0 0 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t OVERALL FIRST FLOOR PLAN AP100 SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE: 3/64" = 1'-0" OVERALL FIRST LEVEL FLOOR PLAN - FOR REFERENCE ONLY PLAN NORTH MARK DATE DESCRIPTION SHEET GENERAL NOTES: UP UP KEY NOTES: FLOOR PLAN A. ALL PENETRATIONS THROUGH FIRE RATED WALLS SHALL COMPLY WITH THE BUILDING CODE AND NFPA. B. PROVIDE BLOCKING AT PARTITIONS AS REQUIRED FOR MOUNTING OF FURNISHED AND NON- FURNISHED WALL MOUNTED ITEMS. C. ALIGN FINISHED FACE OF CONTINUOUS PARTITIONS THAT CHANGE PARTITION TYPES ALONG A STRAIGHT RUN. D. EDGE OF INTERIOR DOOR FRAMES TO BE 4" FROM ADJACENT WALL, UNLESS NOTED OTHERWISE. E. REFER TO SHEET A-601 FOR DOOR SCHEDULE AND TYPES. ALL FRAMES TO BE HM AND ALL DOORS TO BE WOOD UNLESS NOTED OTHERWISE. F. REFER TO SHEET A-602 FOR WINDOW TYPES. ALL WINDOWS TO BE MAROON COLORED ALUM SF TO MATCH EXISITNG UNLESS NOTED OTHERWISE. G. ALL WALL DIMENSIONS ARE TO FACE OF GYPSUM BOARD, CMU, BRICK, OR CONCRETE; UNLESS NOTED OTHERWISE. DOOR TAG ROOM TAG REVISION TAG FIRE EXTINGUISHER CABINETFEC FIRE EXTINGUISHERFE KEYNOTE TAG WALL TAG CARD READERCR FLOOR PLAN LEGEND 101 NAME WINDOW TAG 1 W1 A1-A REV EQUIPMENT TAGXXX CJ MASONRY CONTROL JOINT 101B CJ GYPSUM BOARD CONTROL JOINT 1 HR FIRE BARRIER. REF LIFE SAFETY PLANS 2 HR FIRE BARRIER. REF LIFE SAFETY PLANS ELECTRICAL PANEL. REF ELECTRICAL PLANS AREA D AREA A AR E A A AR E A B A122 SP ED LEVEL 3 A123 TOILET A124 SENSORY A125 SENSORY A118 SP ED LEVEL 3 A102 SP ED LVL 1/2 A111 SUPPORT A136 SUPPORT A103 CLASSROOM A104 CLASSROOM A105 CLASSROOM A106 CLASSROOM A107 CLASSROOM A114 CLASSROOM A109 CLASSROOM A138 CLASSROOM A110 TOILET A116 GIRLS A117 BOYS A119 UTIL. STORAGE A121 TELECOM A120 ELECTRICAL A131 BOYS A132 GIRLS A137 TOILET A129 CLASSROOM A133 STORAGE A134 CLASSROOM A135 CLASSROOM A142 CLASSROOM A141 CLASSROOM A140 CLASSROOM ST05 STAIR ST06 STAIR A126 CORRIDOR A143 BREAK OUT A112 BREAK OUT A101 CORRIDOR A115 WASH ALCOVE A130 WASH ALCOVE 2 8' MB EXIST A124 A102 A-411 E1 M8A 12 A3A ALIGN W/ EXISTING +/- 1'-0", DEPTH TO ALIGN AH A1 AG AF AE AD AC A2 A3 A4 A5 A6 A7 A9 AN AQ AP AM AL A10 A11 A12 A13 A14 AK AJ AA AB A8 A15 A16 DF D1 D2 D2.6 D3 D4 AC.4 EE FF GG HHIIJJ LL R 2'-5"16 16 10' MB EQ EQ M12A 17 17 NOTE: NOT ALL KEYNOTES MAY BE USED ON EACH PLAN FLOOR PLAN 1. CUSTOM CASEWORK RECEPTION DESK, HIGH LEVEL OF FINISH. 2. REMOVE EXISTING STUCCO AND PREP FOR FURRING/ GYP BD WHERE EXTERIOR WALL BECOMES INTERIOR. 3. CANOPY ABOVE. 4. NEW WASH FOUNTAIN. 5. BUILT IN RECESSED TRASH ALCOVE, SIM. TO EXISTING WITH SOFFIT AND BUILT OUT BULKHEAD AT 3'- 4" HIGH. 6. NEW HIGH LEVEL FINISH ON EXISTING COLUMN WRAPS. 7. EXISTING FIXTURES TO REMAIN IN BATHROOM. NEW FINISHES AND ACCESSORIES. 8. FLOOR INFILL (INDICATED BY HATCH PATTERN). 9. GUARDRAIL TO EXTEND TO WALL. 10. OVERFRAMING OVER EXISTING SLOPED ROOF IS REQUIRED FOR NEW ROOF (AREA INDICATED BY CROSSHATCH PATTERN). MODIFICATIONS TO EXISTING STRUCTURE AT NEW DOOR WILL BE REQUIRED. 11. CMU INFILL UNDER STAIRS. 12. RELOCATED CASEWORK. REINSTALL SALVAGED CASEWORK FROM WITHIN ROOM. 13. BUILT IN ADJUSTABLE SHELVES. 14. FRAME WALL FOR POTENTIAL FUTURE DOOR/SIDELIGHT -MATCH D140. 15. TYPICAL TEACHING WALL CASEWORK. SEE INTERIOR ELEVATION C2/A-412. 16. CEILING MOUNTED THERAPY SWING, RER. RCP FOR MORE INFORMATION. 17. PROVIDE NEW PLAM FINISH PANEL TO REFINISH END OF EXISTING CABINET/COUNTERTOP. 18. PATCH CONCRETE FLOOR AT DEMOLISHED LOCKER BASES. 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 NORTH AREA 'A' AREA 'B' AREA 'D' AREA 'C' AREA 'E' © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 9 : 0 4 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t FIRST LEVEL FLOOR PLAN - AREA A AP111A SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 PLAN NORTH THIS SHEET CONTAINS COLOR-CODED INFORMATION. THIS SHEET SHOULD BE PRINTED IN COLOR. TSP LOGO TO THE RIGHT SHOULD BE RED. SCALE: 1/8" = 1'-0" FIRST LEVEL FLOOR PLAN - AREA A MARK DATE DESCRIPTION UP UP UP SHEET GENERAL NOTES: KEY NOTES: AR E A A AR E A B AR E A B AR E A C B124 ASSISTANT PRINCIPAL'S OFFICE B132 ASSISTANT PRINCIPAL'S OFFICE B131 SECURE ENTRY B128 MEETING ROOM B130 TOILET B129 WORKROOM B127 RECEPTION/ ATTENDANCE CLERK E103 LOBBY A-201 D1 B112 SUPPORT B101 EL CLASSROOM B3 A-303 B3 A-304 D102 CORRIDOR B118 CLASSROOM B119 CLASSROOM B120 CLASSROOM B121 CLASSROOM B122 CLASSROOM B111 CLASSROOM B110 CLASSROOM B109 TOILET B115 BOYS B116 GIRLS B103 TOILET B104 ELECTRICAL B105 TELECOM B108 CIRC. ST08 STAIR B125 CORR. D133 CORR. B113 BREAKOUT B114 WASH ALCOVE A3AS A6ASA3AS A6AS D3A 1 2 2 3 8 CS1 12' MB 8' MB 8' MB 8' MB A3AS 1'- 6 " D1B A-401 A6 A-501 B6 A-501 A2 A-501 C6 A-501 D6 A-501 B4 B1 2 7 B B129B B130 B132 B124 B105 B1 2 5 A B1 2 5 B D1 3 7 D131 D132 A-411D1 A-411 D3 SF-6 SF-3 SF-1 SF-2 SF-5 SF-8 SF-7 SF-9 D2 6'-0 15/16"10'-0" D1B A9 AN AP AM AL AK AJ AA A8 B1 BB BD BD.6 BE BG BK BQ B2 B4 B5 BN BP BM BL BJ BH BF BC BA DF D5 D6 D7 D8 D9 D10 D11 E1 DE8 B6 B7 C1 CA CB CC EE MM NN 8'- 0 " M12A D6A D6A A-411E2A-411 E3 B127A B1 2 8 16 ' - 2 1 1 / 1 6 " 17 ' - 5 5 / 1 6 " 17 ' - 5 5 / 1 6 " 14'-4 1/2" 20'-9 7/8" 6'- 4 1 / 4 " B1 2 9 A B101 8'-0" 1'-6"13'-6"1'-6" D146 5'- 1 " 9'- 9 " 3'- 0 " . 3'-3" 2'-6" 4'-0 3/8"7'-0" SF-4 W7 3'- 3 " 8'- 9 " 12 ' - 0 " 4'- 1 0 " 4'- 1 1 5 / 1 6 " 4'- 6 3 / 8 " 4 ' - 6 3 / 8 " 3'- 8 1 / 2 " 3 ' - 8 1 / 2 " 1'- 2 " 3'- 0 5 / 8 " 3 ' - 0 5 / 8 " 3 ' - 0 5 / 8 " 14'-0" 11'-0"1'-6"13'-6"1'-6" 4'-4" 3'-0" 5'-4"11'-8"18 10 10 4'- 5 1 1 / 1 6 " FLOOR PLAN A. ALL PENETRATIONS THROUGH FIRE RATED WALLS SHALL COMPLY WITH THE BUILDING CODE AND NFPA. B. PROVIDE BLOCKING AT PARTITIONS AS REQUIRED FOR MOUNTING OF FURNISHED AND NON- FURNISHED WALL MOUNTED ITEMS. C. ALIGN FINISHED FACE OF CONTINUOUS PARTITIONS THAT CHANGE PARTITION TYPES ALONG A STRAIGHT RUN. D. EDGE OF INTERIOR DOOR FRAMES TO BE 4" FROM ADJACENT WALL, UNLESS NOTED OTHERWISE. E. REFER TO SHEET A-601 FOR DOOR SCHEDULE AND TYPES. ALL FRAMES TO BE HM AND ALL DOORS TO BE WOOD UNLESS NOTED OTHERWISE. F. REFER TO SHEET A-602 FOR WINDOW TYPES. ALL WINDOWS TO BE MAROON COLORED ALUM SF TO MATCH EXISITNG UNLESS NOTED OTHERWISE. G. ALL WALL DIMENSIONS ARE TO FACE OF GYPSUM BOARD, CMU, BRICK, OR CONCRETE; UNLESS NOTED OTHERWISE. DOOR TAG ROOM TAG REVISION TAG FIRE EXTINGUISHER CABINETFEC FIRE EXTINGUISHERFE KEYNOTE TAG WALL TAG CARD READERCR FLOOR PLAN LEGEND 101 NAME WINDOW TAG 1 W1 A1-A REV EQUIPMENT TAGXXX CJ MASONRY CONTROL JOINT 101B CJ GYPSUM BOARD CONTROL JOINT 1 HR FIRE BARRIER. REF LIFE SAFETY PLANS 2 HR FIRE BARRIER. REF LIFE SAFETY PLANS ELECTRICAL PANEL. REF ELECTRICAL PLANS NOTE: NOT ALL KEYNOTES MAY BE USED ON EACH PLAN FLOOR PLAN 1. CUSTOM CASEWORK RECEPTION DESK, HIGH LEVEL OF FINISH. 2. REMOVE EXISTING STUCCO AND PREP FOR FURRING/ GYP BD WHERE EXTERIOR WALL BECOMES INTERIOR. 3. CANOPY ABOVE. 4. NEW WASH FOUNTAIN. 5. BUILT IN RECESSED TRASH ALCOVE, SIM. TO EXISTING WITH SOFFIT AND BUILT OUT BULKHEAD AT 3'- 4" HIGH. 6. NEW HIGH LEVEL FINISH ON EXISTING COLUMN WRAPS. 7. EXISTING FIXTURES TO REMAIN IN BATHROOM. NEW FINISHES AND ACCESSORIES. 8. FLOOR INFILL (INDICATED BY HATCH PATTERN). 9. GUARDRAIL TO EXTEND TO WALL. 10. OVERFRAMING OVER EXISTING SLOPED ROOF IS REQUIRED FOR NEW ROOF (AREA INDICATED BY CROSSHATCH PATTERN). MODIFICATIONS TO EXISTING STRUCTURE AT NEW DOOR WILL BE REQUIRED. 11. CMU INFILL UNDER STAIRS. 12. RELOCATED CASEWORK. REINSTALL SALVAGED CASEWORK FROM WITHIN ROOM. 13. BUILT IN ADJUSTABLE SHELVES. 14. FRAME WALL FOR POTENTIAL FUTURE DOOR/SIDELIGHT -MATCH D140. 15. TYPICAL TEACHING WALL CASEWORK. SEE INTERIOR ELEVATION C2/A-412. 16. CEILING MOUNTED THERAPY SWING, RER. RCP FOR MORE INFORMATION. 17. PROVIDE NEW PLAM FINISH PANEL TO REFINISH END OF EXISTING CABINET/COUNTERTOP. 18. PATCH CONCRETE FLOOR AT DEMOLISHED LOCKER BASES. 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 NORTH AREA 'A' AREA 'B' AREA 'D' AREA 'C' AREA 'E' © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 9 : 0 5 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t FIRST LEVEL FLOOR PLAN - AREA B AP111B SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE: 1/8" = 1'-0" FIRST LEVEL FLOOR PLAN - AREA B MARK DATE DESCRIPTION KEY NOTES: SHEET GENERAL NOTES: UP DOOR TAG ROOM TAG REVISION TAG FIRE EXTINGUISHER CABINETFEC FIRE EXTINGUISHERFE KEYNOTE TAG WALL TAG CARD READERCR FLOOR PLAN LEGEND 101 NAME WINDOW TAG 1 W1 A1-A REV EQUIPMENT TAGXXX CJ MASONRY CONTROL JOINT 101B CJ GYPSUM BOARD CONTROL JOINT 1 HR FIRE BARRIER. REF LIFE SAFETY PLANS 2 HR FIRE BARRIER. REF LIFE SAFETY PLANS ELECTRICAL PANEL. REF ELECTRICAL PLANS NOTE: NOT ALL KEYNOTES MAY BE USED ON EACH PLAN FLOOR PLAN 1. CUSTOM CASEWORK RECEPTION DESK, HIGH LEVEL OF FINISH. 2. REMOVE EXISTING STUCCO AND PREP FOR FURRING/ GYP BD WHERE EXTERIOR WALL BECOMES INTERIOR. 3. CANOPY ABOVE. 4. NEW WASH FOUNTAIN. 5. BUILT IN RECESSED TRASH ALCOVE, SIM. TO EXISTING WITH SOFFIT AND BUILT OUT BULKHEAD AT 3'- 4" HIGH. 6. NEW HIGH LEVEL FINISH ON EXISTING COLUMN WRAPS. 7. EXISTING FIXTURES TO REMAIN IN BATHROOM. NEW FINISHES AND ACCESSORIES. 8. FLOOR INFILL (INDICATED BY HATCH PATTERN). 9. GUARDRAIL TO EXTEND TO WALL. 10. OVERFRAMING OVER EXISTING SLOPED ROOF IS REQUIRED FOR NEW ROOF (AREA INDICATED BY CROSSHATCH PATTERN). MODIFICATIONS TO EXISTING STRUCTURE AT NEW DOOR WILL BE REQUIRED. 11. CMU INFILL UNDER STAIRS. 12. RELOCATED CASEWORK. REINSTALL SALVAGED CASEWORK FROM WITHIN ROOM. 13. BUILT IN ADJUSTABLE SHELVES. 14. FRAME WALL FOR POTENTIAL FUTURE DOOR/SIDELIGHT -MATCH D140. 15. TYPICAL TEACHING WALL CASEWORK. SEE INTERIOR ELEVATION C2/A-412. 16. CEILING MOUNTED THERAPY SWING, RER. RCP FOR MORE INFORMATION. 17. PROVIDE NEW PLAM FINISH PANEL TO REFINISH END OF EXISTING CABINET/COUNTERTOP. 18. PATCH CONCRETE FLOOR AT DEMOLISHED LOCKER BASES. FLOOR PLAN A. ALL PENETRATIONS THROUGH FIRE RATED WALLS SHALL COMPLY WITH THE BUILDING CODE AND NFPA. B. PROVIDE BLOCKING AT PARTITIONS AS REQUIRED FOR MOUNTING OF FURNISHED AND NON- FURNISHED WALL MOUNTED ITEMS. C. ALIGN FINISHED FACE OF CONTINUOUS PARTITIONS THAT CHANGE PARTITION TYPES ALONG A STRAIGHT RUN. D. EDGE OF INTERIOR DOOR FRAMES TO BE 4" FROM ADJACENT WALL, UNLESS NOTED OTHERWISE. E. REFER TO SHEET A-601 FOR DOOR SCHEDULE AND TYPES. ALL FRAMES TO BE HM AND ALL DOORS TO BE WOOD UNLESS NOTED OTHERWISE. F. REFER TO SHEET A-602 FOR WINDOW TYPES. ALL WINDOWS TO BE MAROON COLORED ALUM SF TO MATCH EXISITNG UNLESS NOTED OTHERWISE. G. ALL WALL DIMENSIONS ARE TO FACE OF GYPSUM BOARD, CMU, BRICK, OR CONCRETE; UNLESS NOTED OTHERWISE. AR E A B AR E A C AREA E AREA C A-201 B1 E108 RESTROOM E107 RESTROOM B128 MEETING ROOM B130 TOILET B129 WORKROOM B127 RECEPTION/ ATTENDANCE CLERK E102 CORR. C115 SENSORY C126 JANITOR ST04 STAIR C116 SENSORY C110 SHARED OFFICE C111 DIRECTOR OFFICE C127 OFFICE C131 OFFICE C141 OFFICE C128 OFFICE C129 OFFICE C130 OFFICE C125 RESTROOM C124 CONFERENCE ROOM C135 RESTROOM C132 ELEC. ST01 STAIR C117 SHARED INTERPRETOR OFFICE C154 P.E. OFFICE C156 STORAGE C157 EXAM C158 RESTROOM C155 NEOPATH RECEPTION A-201 D3 A-201 A2 B4 A-302 B1 A-303 B2 A-303 B3 A-303 C134 CIRC. C101 CIRC. C142 CIRC. E101 VESTIBULE C102 CLASSROOM C104 CLASSROOM C105 CLASSROOM C109 CLASSROOM C103 CLASSROOM C149 CLASSROOM C147 CLASSROOM C107 BOYS C108 GIRLS C119 VESTIBULE C146 TOILET C145 TOILET C152 TELECOM C151 UTILITY C120 CIRC. C106 WASH ALCOVE C133 CIRC. E135 PRINCIPAL SECRETARY C121 ECSE CLASSROOM A6AS D3A 1 2 A3ASA3AS A3AS A3AS A3A A3A A3AS A3ASA3AS A3AS A3A A3AS CS1 C139 MOTOR ACTIVITIES 8 ' - 8 " C136 THERAPY C140 SHARED STORAGE C118 WAITING/RECEPTION A3AS A3ASA3AS A3AS D1B A3AS A3A A3AS A3AS A3AS A3AS A3ASA3AS D2A A3A A3AS A3A A3AS A3AS A3AS A3AS C143 BREAKOUT C144 CIRC. 11 12BASE ONLY SALVAGED A-321 A2 A-321 A4 A-401 A5 A-401 A3 A-401 A6 A-401 A4 A-501 A5 A-501 B5 A-501 C6 A-501 D6 A-501 B3 A-501 B3 TYP. B1 2 7 B B129B B130 C155 C156 C157 C158 C135 C131 C130 C139 C140 C129 C128 C141A C136 C127 C126 C121 C124C116 C115 C111 C110 A-411D1 A-411 D3 SF-5 C1 5 4 ST04A ST04B B5 A-302 12' MB 12' MB 12' MB 10' MB 12 A-411 E4 SF-8 D2 10'-0" AA BB BD BD.6 BE DF E1 E2 E3 E4 E5 E6 DE8 B7 C1 C2 C3 C4 C5 C6 CA CB CD CE CG CJ CL CN CM CK CH CF CC OO 3 '-9 " 1 0 '-3 " 9 '-9 1 /8 " 1 7 '-5 3 /8 " A3AS 8 ' - 0 " 1 ' - 8 " 8 ' - 0 " 4 ' - 6 " 8' MB 8' MB 8' MB 6' MB 1 0 ' - 6 3 / 4 " A L I G N A3A 6 ' - 4 7 / 8 " 7 ' - 6 " 7 ' - 2 " 5 ' - 5 " 1 0 '-5 " A L I G N W / E D G E O F W I N D O W A3AS 3 ' - 0 " 3 ' - 0 " 3 ' - 4 1 / 2 " 1 0 '-4 1 3 /1 6 " 1 2 '-2 " 1 0 '-1 1 1 /2 " 1 0 '-1 1 1 /2 " 6 '-9 9 /1 6 " A L I G N A L I G N 8'- 0 " A-411E2A-411 E3 A-412 A2 C118A C118B B1 2 8 B118 B120 7 '-9 1 /1 6 " 1 2 '-0 " 8 '-5 3 /8 " 8 ' - 1 0 " 1 3 ' - 8 7 / 8 " 3 0 '-9 1 /4 " 1 5 '-8 1 3 /1 6 " 1 0 '-5 5 /8 " 1 2 '-6 1 5 /1 6 " 1 2 ' - 6 " 1 1 ' - 2 3 / 1 6 " A3A 1 4 ' - 7 5 / 1 6 " 7 ' - 0 3 / 4 " 9 5 / 8 " 1 1 '-9 1 /2 " 1 0 ' - 6 3 / 4 " 5 '-0 " C4 A-530 B1 2 9 A 8'-0" 5'- 1 " 9'- 9 " 3'- 0 " . 3'-3" 2'-6" 7'-0" SF-4 W7 18 18 3'-0" 5'-4"11'-8"18 10 2 1 / 2 " A L I G N 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 NORTH AREA 'A' AREA 'B' AREA 'D' AREA 'C' AREA 'E' © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 9 : 1 1 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t FIRST LEVEL FLOOR PLAN - AREA C AP111C SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE: 1/8" = 1'-0" FIRST LEVEL FLOOR PLAN - AREA C MARK DATE DESCRIPTION DN DN DN DN DN UP UP DN UP DN 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 NORTH AREA 'A' AREA 'B' AREA 'D' AREA 'C' AREA 'E' © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 9 : 2 5 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t OVERALL SECOND FLOOR PLAN AP200 SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE: 3/64" = 1'-0" OVERALL SECOND LEVEL FLOOR PLAN PLAN NORTH MARK DATE DESCRIPTION DN KEY NOTES: SHEET GENERAL NOTES: AR E A B AR E A C AREA E AREA C A-201 B1 A-201 D3 A-201 A2 C204 STEAM C205 STEAM C207 MECHANICAL C208 FLEX CLASSROOM C202 ART C212 FLEX CLASSROOM C202A ART STORAGE C217 STORAGE C214 RESTROOM C215 RESTROOM C216 BREAKOUT C211 EL CLASSROOM C210 MULTI-PURPOSE ROOM C210A EXISTING MECHANICAL C201 TELCOM C203 HALLWAY C213 CIRC. C209 CIRC. ROOF BELOW E201 CORRIDOR A3AS A3AS A3AS A3AS A3AS A3AS A3AA3A A3AA3A A3AS A3AS A3AA3A M8A M8A M8A A3AS A3CS B2 A-302 B4 A-302 B1 A-303 B2 A-303 B3 A-303 A3AS A3AS A3C TYP. @ EACH LOCATION 10 8 17 8 8 8 TYP D1B SE1 SE1 12' MB 8' MB 8' MB 12' MB 4' TB 4' TB 4'x16' TB A-412 A1 A-412 D1 E3 A-412 E4 D2 A-412 C1 S H E L V E S A-412 C3 M8AM8AM8A M8AM8A M8AM8A A3C SE1 A3AS A3AA3A A3AS A3AS A3CS A3AS A3C A3AS A3AS A3C A3AS A3AS A3AS 4 SHELL SPACE C201A ELEC A3A SE1 A-401 B3 A-321 B2 A-321 B4 A-501 D1 ST01 STAIR A-501 E6 A-501 A3 A-501 B2 C210C ST21 C202C C202D C201A C203 C2 0 4 A C207 SF-5 C202A C202B C2 0 1 C204B C217A C217B C205A C205B C208A C208B C210A C210B C211A C211B C212 C215 C214 B5 A-302 170 SF C218 STORAGE 10' MB 8' MB C218B C218A C218B AA BB BD BD.6 BE DF E1 E2 E3 E4 E5 E6 DE8 B7 C1 C2 C3 C4 C5 CA CB CD CE CG CJ CL CN CM CK CH CF CC OO C211B EL CLASSROOM 1'-6" C207A JANITOR 1 '-5 3 /1 6 " 3 '-8 3 /8 " 3 '-9 5 /1 6 " 3 1 '-4 " 8' MB 8' MB 8' MB 8' MB 8' MB 8' MB 6' MB 12' MB 8' MB 8' MB 10' MB 10' MB 10' MB10' MB 8' TB 8' MB E2 A3A A3A A3A 16'-1 1/2" A-412 C2 A-412 A3 A-412 D3 15 6'- 1 0 " 8'- 2 3 / 4 " 10 ' - 5 9 / 1 6 " 2 9 ' - 7 7 / 8 " 3 0 ' - 0 " 2 3 ' - 6 7 / 1 6 " 1 2 ' - 7 " 9 '-1 " 9 ' - 1 0 " 3 1 '-4 7 /1 6 " 7 7 '-7 1 /8 " 2 8 ' - 1 0 " 5 ' - 0 " 1 4 ' - 0 7 / 1 6 " 2 7 / 1 6 " 1 7 ' - 3 " 1 7 ' - 3 " 2 6 ' - 6 1 / 4 " 7 ' - 6 " 3 5 '-1 0 9 /1 6 " 2'- 0 " 5'- 2 " 8"32'-8 7/16"10 3/16"3'-0"12'-4 1/2"10'-10"8'-1"9'-5 1/16" 10 ' - 2 3 / 4 " SF-10 C4 A-530 SF-4 7 1/16" W6 W7 W6 W7 W6 W7 W7 W7 W6 W6 W6 W6 W6 W6 W1 W1 W4 W1 W1 ST04 STAIR 2 3 L O C K E R S - T Y P E 1 2 9 L O C K E R S - T Y P E 1 2 3 L O C K E R S - T Y P E 1 1 8 L O C K E R S - T Y P E 1 1 8 L O C K E R S - T Y P E 1 3 7 / 8 " 1 5 ' - 7 1 1 / 1 6 " D156 A3C A3AS 10' MB 10' MB A3CA3C TYP A3C TYP A-412 C3 EQ EQ A3C F2 F2 F2 C213B WASH ALCOVE NOTE: NOT ALL KEYNOTES MAY BE USED ON EACH PLAN FLOOR PLAN 1. CUSTOM CASEWORK RECEPTION DESK, HIGH LEVEL OF FINISH. 2. REMOVE EXISTING STUCCO AND PREP FOR FURRING/ GYP BD WHERE EXTERIOR WALL BECOMES INTERIOR. 3. CANOPY ABOVE. 4. NEW WASH FOUNTAIN. 5. BUILT IN RECESSED TRASH ALCOVE, SIM. TO EXISTING WITH SOFFIT AND BUILT OUT BULKHEAD AT 3'- 4" HIGH. 6. NEW HIGH LEVEL FINISH ON EXISTING COLUMN WRAPS. 7. EXISTING FIXTURES TO REMAIN IN BATHROOM. NEW FINISHES AND ACCESSORIES. 8. FLOOR INFILL (INDICATED BY HATCH PATTERN). 9. GUARDRAIL TO EXTEND TO WALL. 10. OVERFRAMING OVER EXISTING SLOPED ROOF IS REQUIRED FOR NEW ROOF (AREA INDICATED BY CROSSHATCH PATTERN). MODIFICATIONS TO EXISTING STRUCTURE AT NEW DOOR WILL BE REQUIRED. 11. CMU INFILL UNDER STAIRS. 12. RELOCATED CASEWORK. REINSTALL SALVAGED CASEWORK FROM WITHIN ROOM. 13. BUILT IN ADJUSTABLE SHELVES. 14. FRAME WALL FOR POTENTIAL FUTURE DOOR/SIDELIGHT -MATCH D140. 15. TYPICAL TEACHING WALL CASEWORK. SEE INTERIOR ELEVATION C2/A-412. 16. CEILING MOUNTED THERAPY SWING, RER. RCP FOR MORE INFORMATION. 17. PROVIDE NEW PLAM FINISH PANEL TO REFINISH END OF EXISTING CABINET/COUNTERTOP. 18. PATCH CONCRETE FLOOR AT DEMOLISHED LOCKER BASES. DOOR TAG ROOM TAG REVISION TAG FIRE EXTINGUISHER CABINETFEC FIRE EXTINGUISHERFE KEYNOTE TAG WALL TAG CARD READERCR FLOOR PLAN LEGEND 101 NAME WINDOW TAG 1 W1 A1-A REV EQUIPMENT TAGXXX CJ MASONRY CONTROL JOINT 101B CJ GYPSUM BOARD CONTROL JOINT 1 HR FIRE BARRIER. REF LIFE SAFETY PLANS 2 HR FIRE BARRIER. REF LIFE SAFETY PLANS ELECTRICAL PANEL. REF ELECTRICAL PLANS FLOOR PLAN A. ALL PENETRATIONS THROUGH FIRE RATED WALLS SHALL COMPLY WITH THE BUILDING CODE AND NFPA. B. PROVIDE BLOCKING AT PARTITIONS AS REQUIRED FOR MOUNTING OF FURNISHED AND NON- FURNISHED WALL MOUNTED ITEMS. C. ALIGN FINISHED FACE OF CONTINUOUS PARTITIONS THAT CHANGE PARTITION TYPES ALONG A STRAIGHT RUN. D. EDGE OF INTERIOR DOOR FRAMES TO BE 4" FROM ADJACENT WALL, UNLESS NOTED OTHERWISE. E. REFER TO SHEET A-601 FOR DOOR SCHEDULE AND TYPES. ALL FRAMES TO BE HM AND ALL DOORS TO BE WOOD UNLESS NOTED OTHERWISE. F. REFER TO SHEET A-602 FOR WINDOW TYPES. ALL WINDOWS TO BE MAROON COLORED ALUM SF TO MATCH EXISITNG UNLESS NOTED OTHERWISE. G. ALL WALL DIMENSIONS ARE TO FACE OF GYPSUM BOARD, CMU, BRICK, OR CONCRETE; UNLESS NOTED OTHERWISE. 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 NORTH AREA 'A' AREA 'B' AREA 'D' AREA 'C' AREA 'E' © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 9 : 4 2 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t SECOND LEVEL FLOOR PLAN - AREA C AP211C SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE: 1/8" = 1'-0" SECOND LEVEL FLOOR PLAN - AREA C PLAN NORTH MARK DATE DESCRIPTION SHEET GENERAL NOTES: DN DN KEY NOTES: ROOF PLAN A. ALL SURFACES DAMAGED DURING DEMOLITION SHALL BE REPAIRED FOR APPLICATION OF NEW FINISHES OR PATCHED TO MATCH EXISTING. B. CONTRACTOR SHALL FIELD VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS WHICH ARE TO MATCH EXISTING CONSTRUCTION. CONTACT A/E WITH DISCREPANCIES. C. MODIFICATIONS TO EXISTING ROOF TO BE DONE BY CERTIFIED INSTALLER TO AVOID WARRANTY ISSUES. D. MINIMUM INSULATION THICKNESS OF 2" AT ROOF DRAINS. OS OVERFLOW SCUPPER RD ROOF DRAIN OD OVERFLOW ROOF DRAIN REVISION TAG KEYNOTE TAG SECTION TAG DETAIL TAG ROOF PLAN LEGEND 1 A-101 A1 SIM EPDM WALKMATS - PROVIDE AROUND MECHANICAL EQUIPMENT AND AS SHOWN VTR VENT THROUGH ROOF - REF PLUMBING REV A1 A-301 3"APPROXIMATE ROOF INSULATION THICKNESS A-201 B1 A-201 D3 A-201 A2 A-201 D1 EXT. CANOPY 27' - 0 1/8" 13' - 8 3/8" 1 4 '-0 " 1 4 ' - 0 " C4 A-530 A-530 C1 A1 A-530 A4 A-530 1 2 3 4 D1 A-530 D2 A-530 R1 R1 R2 R3 R1 R2 NOTE: NOT ALL KEYNOTES MAY BE USED ON EACH PLAN ROOF PLAN 1. NEW SKYLIGHT. 2. NEW GLABLE ROOF WITH STANDING SEAM METAL ROOFING. OVERFRAMED ABOVE NEW STEEL ROOF FRAMING. REFERENCE STRUCTURAL. 3. EXISTING GABLE ROOF FRAMING AND DECKING RO REMAIN. REMOVE EXISING ASPHALT SHINGLES AND PROVIDE NEW STANDING SEAM METAL ROOFING. 4. NEW STEEL ROOF FRAMING OVER EXISTING GABLE ROOF FRAMING. REFERENCE STRUCTURAL. 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 NORTH AREA 'A' AREA 'B' AREA 'D' AREA 'C' AREA 'E' © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 9 : 5 4 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t ROOF PLAN AR111 SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE: 3/64" = 1'-0" ROOF PLAN PLAN NORTH MARK DATE DESCRIPTION SHEET GENERAL NOTES: A. APPLY SEALANT AND BACKER ROD TO ALL JOINTS BETWEEN DISSIMILAR MATERIALS. B. ALL SURFACES DAMAGED DURING DEMOLITION SHALL BE REPAIRED FOR APPLICATION OF NEW FINISHES OR PATCHED TO MATCH EXISTING. C. CONTRACTOR SHALL FIELD VERIFY ALL EXISTING CONDITIONS AND DIMENSIONS WHICH ARE TO MATCH EXISTING CONSTRUCTION. CONTACT A/E WITH DISCREPANCIES. EXTERIOR ELEVATIONS FIRST LEVEL 100' - 0" T.O. DECK 126' - 6" T.O. WALL 127' - 9" NEW EXPOSED TRUSSES TO MATCH EXIST @ ALL NEW GABLES, TYP NEW ALUM. SF WINDOWS, MAROON COLOR TO MATCH EXIST, TYP. CEMENT STUCCO WALL SYSTEM TO MATCH EXISTING, TYP 12:12 ASPHALT SHINGLE ROOF FORMS, TYP TAN STUCCO TO MATCH EXISTING GREEN STUCCO TO MATCH EXISTING TAN STUCCO TO MATCH EXISTING VERTICAL CONTROL JOINTS IN 2ND LEVEL ADDITION TO MATCH EXISTING 1ST LEVEL CONTROL JOINTS CONTROL JOINT, TYP. ALIGN WITH EXISTING PATTERN EXISTING TO REMAIN REMOVE EXISTING STUCCO TO CONTROL JOINT. NEW STUCCO, COLOR MATCHED TO THE REST OF WALL+/ - 2 ' - 0 " METAL COPING, TYP. TAN STUCCO TO MATCH EXISTING 2'- 3 3 / 4 " W1W1 W2 W4 W3W5 W1 W1W1 1'- 6 1 / 8 " METAL COPING, TYP. NEW STUCCO FINISH TO CONTROL JOINTS FOR NEW CONSTRUCTION FIRST LEVEL 100' - 0" SECOND LEVEL 113' - 8" T.O. DECK 126' - 6" T.O. WALL 127' - 9" NEW ALUM. SF WINDOWS TO MATCH EXIST CEMENT STUCCO WALL SYSTEM TO MATCH EXISTING, TYP VERTICAL CONTROL JOINTS IN 2ND LEVEL ADDITION TO MATCH EXISTING 1ST LEVEL CONTROL JOINTS CONTROL JOINT, TYP. REMOVE EXISTING STUCCO TO CONTROL JOINT. NEW STUCCO, COLOR MATCHED TO THE REST OF WALL METAL COPING, TYP. TAN STUCCO TO MATCH EXISTINGGREEN STUCCO TO MATCH EXISTINGTAN STUCCO TO MATCH EXISTINGGREEN STUCCO TO MATCH EXISTING +/ - 2 ' - 0 " INFILL EXISTING WINDOW OPENING NEW DOOR IN EXISTING WALL NEW STUCCO FINISH TO CONTROL JOINTS FOR NEW CONSTRUCTION W7 W6W6W7W6W6W6 FIRST LEVEL 100' - 0" SECOND LEVEL 113' - 8" T.O. DECK 126' - 6" T.O. WALL 127' - 9" T.O. WALL LOW ROOF 115' - 9" CEMENT STUCCO WALL SYSTEM TO MATCH EXISTING, TYP CONTROL JOINT, TYP. METAL COPING, TYP. CAST STONE COLUMN WRAPS STANDING SEAM METAL ROOF CANOPY. WITH METAL SOFFIT PANELS NEW ALUM. SF WINDOWS, CHAMPAGNE METALLIC COLOR, TYP. 2'- 6 " 1'- 4 " 9'- 1 1 " DIMENSIONAL LETTERING SIGNAGE IW7I I I I FIRST LEVEL 100' - 0" SECOND LEVEL 113' - 8" T.O. DECK 126' - 6" T.O. WALL 127' - 9" NEW ALUM. SF WINDOWS TO MATCH EXIST CEMENT STUCCO WALL SYSTEM TO MATCH EXISTING, TYP EXISTING GREEN STUCCO METAL COPING, TYP R3 EXIST LOUVER EXIST LOUVER EXISTING GREEN STUCCO EXISTING TAN STUCCO CONTROL JOINTS, ALIGN WITH EXISTING PATTERN. TYP. TAN STUCCO TO MATCH EXISTING GREEN STUCCO TO MATCH EXISTING TAN STUCCO TO MATCH EXISTING 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 8 : 0 9 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t EXTERIOR ELEVATIONS A-201 SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 THIS SHEET CONTAINS COLOR-CODED INFORMATION. THIS SHEET SHOULD BE PRINTED IN COLOR. TSP LOGO TO THE RIGHT SHOULD BE RED. SCALE: 1/8" = 1'-0"D3 AREA C EAST ELEVATION - 2ND LEVEL ADDITION SCALE: 1/8" = 1'-0"A2 AREA C NORTH ELEVATION - 2ND LEVEL ADDITION SCALE: 1/8" = 1'-0"D1 ENTRY ADDITION ELEVATION SCALE: 1/8" = 1'-0"B1 AREA C SOUTH ELEVATION - 2ND LEVEL ADDITION W7W6W7W6W7W6W7W6 REMOVE EXISTING STUCCO TO CONTROL JOINT. NEW STUCCO, COLOR TO MATCH THE REST OF WALL. MARK DATE DESCRIPTION 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LI S T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 8 : 3 0 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t 3D VIEWS A-901 SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE:A1 SE AERIAL VIEW SCALE:C1 S AERIAL VIEW MARK DATE DESCRIPTION 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. ARCHITECT Date: Print Name: Signature: License # Robert R. Collins 53244 © TSP, Inc. 2018 ISSUES SHEET NUMBER SHEET TITLE C 1 A B 2 3 D E 1 2 3 4 5 6 4 5 6 A B C D E TSP, Inc. PROJECT TITLE N OT F OR C O N ST R UC T ION 430 2nd Street Excelsior, MN 55331 (952) 474-3291 www.teamtsp.com ISSUE DATE CHECKED BY DRAWN BY PROJECT # LIS T E D D R A W I N G S S C A L E ( S ) U N L E S S R E D U C E D F R O M O R I G I N A L 3 0 x 4 2 F O R M A T CONSULTANTS Architecture Engineering Planning 08/14/2018 8/ 1 3 / 2 0 1 8 4 : 3 8 : 5 3 P M I: \ _ T S P R e v i t L o c a l \ 0 5 1 6 1 2 5 6 . 1 B r o o k l y n C t r I S D # 2 8 6 _ E a r l e B r o w n A d d i t i o n & R e m o d e l _ A 1 7 _ k a n n j m . r v t 3D VIEWS A-902 SI T E P L A N R E V I E W S U B M I T T A L Brooklyn Center, MN EARLE BROWN ADDITION & REMODEL BROOKLYN CENTER ISD #286 JMK07/13/2018 RRC05161256.1 SCALE:A1 2ND LEVEL ADDITION EAST VIEW SCALE:C1 2ND LEVEL ADDITION WEST VIEW SCALE:D1 ADDTIONS SOUTH VIEW SCALE:D4 ENTRY VIEW MARK DATE DESCRIPTION City Council Agenda Item No. 8a Exhibit B Application Filed on 7 -5 -02 City Council Action Should Be Taken By 9 -3 -02 (60 Days) Planning Commission Information Sheet Application No. 2002 -010 Applicant: ISD No. 286 (Brooklyn Center School District) Location: Land Lying East and West of Humboldt Avenue, North of 59th Avenue Request: Special Use Permit /Site and Building Plan Approval The applicant, Independent School District No. 286 (Brooklyn Center), is seeking a special use permit and site and building plan approval to construct a new 141,000 sq. ft. Earle Brown Elementary School and the reconfiguration of Grandview Park. The properties under consideration are the current Earle Brown Elementary School site, addressed as 5900 Humboldt Avenue North; Grandview Park, addressed as 1600 59th Avenue North; and a portion of Humboldt Avenue right of way lying between 59th and 60th Avenues that is proposed to be vacated as a public street. The property is zoned R -1 (One Family Residence) and is bounded on the west by T.H. 100; Humboldt and 60th Avenues on the north; Fremont Avenue on the east and 59th Avenue on the south. Single family residential dwellings surround the site on the north and east and single family residential dwellings, two churches, and an apartment complex on the south. Public and private elementary schools and parks are both special uses in the R -1 zoning district. New lot configurations for the school and park sites are being created through the platting comprehended under companion Application No. 2002 -009. Generally, the school and park will exchange locations. The new 141,000 Earle Brown Elementary School will be located where the existing baseball field (Cohen Field), softball /football field, sliding hill and park shelter are located. With the demolition of the Earle Brown Elementary School, upon completion of the new school construction, a new baseball field, soccer /football field, sliding hill and parking areas will be in this location. The existing tennis courts will remain in their present location with new bituminous basketball courts to be added west of the tennis courts. A seasonal hockey rink, pleasure skating rink and warming house are planned to be located south of the tennis courts. The bituminous walk path running parallel with T.H. 100 will remain in the same location. Various hard surface play areas and soft play areas along with various play stations will be located as part of the school facilities west of the new elementary school. It should be noted that the City's Park and Recreation Advisory Commission has reviewed this plan on 6 -18 -02 and has unanimously recommended approval of the plan to the City Council. AC'C'F.1S /PARKTNCT The plan calls for four access points on 59th Avenue and an access off Humboldt Avenue, north 7 -25 -02 Page 1 of 60th which will serve a new 20 stall parking facility. The most westerly access on 59th Avenue serves an expanded parking lot containing 99 parking spaces designed primarily for staff parking related to the school. This access is located between James and Irving Avenues. The second 59th Avenue access is a student drop off access (or circle) serving the main entrance to the elementary school and is located west of Humboldt Avenue. The other two 59th Avenue accesses are easterly of Humboldt, one of which serves an 89 stall parking lot and the other (the most easterly) a separate bus loop access to the school. Also, angled parking on the south side of 60th Avenue accommodating 31 parking spaces is being provided for additional park parking. There are no specific ordinance parking requirements or parking formulas for school or park parking. The amount of available parking with the new plan will exceed that provided for the current Grandview Park and Earle Brown Elementary School. It appears to be adequate parking to meet the needs of both facilities and will be shared parking to accommodate activities. A loading dock and turn around area along the westerly side of the elementary school are proposed as well. GRADING/DRAINACTF/iITH ITTRS The applicant has provided relimina grading,e and utility plans which are beingprY' g g YP g reviewed by the interim city engineer and written comments are anticipated and will be attached with this report. Three prominent grading features are shown on the plans, two storm water retention ponds, one on either side of the student drop off area and a sliding hill to be located at the southeast portion of the site close to the intersection of 59th and Fremont Avenues North. The drainage and ponding plan is subject to review and approval by the West MississippiWatershed Management Commission. No erosion control plan has yet been submitted showing silt fencing around the site, however, general notes do indicate that a plan for erosion control has been considered. The notes indicate that silt fence will be installed and maintained through the entire process. B -612 curb and gutter is to be provided around all driving and parking areas to assist in site drainage. Storm sewer will be installed to collect storm water run off and direct it to the two storm water retention ponds located on either side of the student drop off area. An 8 in. water main will be looped around the new elementary school building and tied into existing water main in 59th Avenue North. Sanitary sewer will also be tied into 59th Avenue North. i J.A'NM1 CrAPTNCT The applicant has submitted a landscape plan showing proposed landscaping for the new elementary school and the park. It should be noted that the landscape point system does not address schools or park facilities specifically in the evaluation criteria. The combined sites are 21.6519 acres and the applicant's architect has listed a planting schedule indicating points for the various trees and shrubs. Their analysis shows total points of 2,590.5 based on our point system. 7 -25 -02 Page 2 A service /office land use which requires the highest point value would require 1,500 landscapeeqPqgP points for a comparable size service /office development. A restaurant /retail /service development would require 1,080 landscape points. The points proposed exceed by over 1,000 points the greatest landscape requirement contained in our landscape point system. The plan calls for a majority of the landscaping to be in shade trees. Boulevard trees such as Prairie Dome Ash are to be planted in the green strip area along 59th Avenue North. Additional Pin Oak trees will surround the staff parking lot and American Linden are proposed for the west side of the elementary school building in the play station areas as well as the north side of the building separating the warming house and school building. The large landscape area in front of the elementary school (59th Avenue side of the building) will contain Skyline Honey Locust, River Birch and Majestic Maple. Other shade trees include Green Spire Linden, River Birch and Emerald Luster Maple surrounding the general or shared parking area and bus loop. Summit Ash will line the 60th Avenue North green strip and Humboldt Avenues adjacent to the northwest parking lot and the proposed location for the hockey rink. Decorative trees include Pink Spire Crab and Spring Snow Crab at the entrance to the building and also lining the student drop off area. Coniferous trees such as Colorado Blue Spruce and Colorado Green Spruce are proposed in the area northwest of the hockey rink and also surrounding the sliding hill. Shrubs such as Hughes Juniper, Scandia Juniper and Dark Green Spreading Yew serve as foundation plantings at various locations around the school building and in the student drop off area. Overall the landscape plans appears to be more than adequate for the sites. BT II DING The new building will consist of concrete masonry unit insulated walls with brick veneer. The windows will be energy efficient insulated glass with aluminum frames and exterior doors will be aluminum as well. The building elevations show a two story building with peaked roofs over the southwest portion of the building. A gymnasium will be located on the north end with the cafeteria in the middle of the building. Two floors of classrooms, an office, media and multi purpose areas are to be provided. Construction on the new Earle Brown Elementary School will begin as soon as possible following grading to take place this fall. Once the elementary school is completed, the old Earle Brown Elementary School will be demolished and the various park improvements undertaken. The plans do not indicate any trash enclosure areas, however, it is assumed that trash areas will be in the loading dock turn around location along the west side of the building. Sufficient space should be devoted to trash and an enclosure complimentary to the building material should be constructed and noted on the site plan. 7 -25 -02 Page 3 I ,IGHTINCT The applicants have submitted a lighting plan showing the location of lighting standards for the parking lots and drive lanes as well as lighting standards for the soccer and baseball fields. Parking lot lighting will be at 25 ft. in height while the ball field lights will be 70 ft. The photometric plan shows foot candles to be in the range of lighting in residential areas. Section 35 -712 of the City Ordinances requires that all exterior lighting shall be provided with lenses, reflectors or shades so as to concentrate illumination on the property. No glare shall emanate from or be visible beyond the boundaries of the illuminated premises. The ordinance also requires that the illumination shall not be of a greater intensity than 3 ft. candles measured at property lines abutting residentially zoned property. The foot candles indicated on the lighting plan are within these parameters. PRC"IAI IISE PF.RMT 4TANDARn4 As indicated previously, the elementary school and park facilities are special uses in the R -1 zoning district and are subject to the standards for special use permits contained in Section 35- 220 of the City Ordinances (copy attached). These standards for special use permits require that the proposed special use permit will promote and enhance the general public welfare and not be detrimental to or endanger the health and safety of the public; not be injurious to the use and enjoyment of other property in the immediate neighborhood, nor substantially diminish or impair property values; not impede the normal and orderly development of surrounding property; be designed so as to minimize traffic congestion on the public streets; and conform with the applicable regulations of the district in which it is located. The staff would comment that we believe the continuation and expansion of the Earle Brown Elementary School and redevelopment of Grandview Park at the proposed location will not be detrimental to or endanger the public health, safety, morals or comfort. Furthermore, we do not believe that the use will be injurious to other property in the immediate vicinity nor will it diminish or impair property values within the neighborhood. In fact a new elementary school and park facilities can be considered a positive factor with respect to property values and property development. We also believe that adequate measures have been or will be taken to provide proper ingress and egress and that the parking on the site is adequate for the uses provided. We do not see traffic congestion on public streets to be created with this redevelopment. Some concern has been expressed regarding the vacation of Humboldt Avenue and the ability to provide emergency vehicles in the area. Comments have been made and no anticipated problems are expected by either the police or fire department with respect to emergency response times. 7 -25 -02 Page 4 We also believe that the site and building plans submitted conform with the applicable regulations of the district in which they are located. Finally, we believe the proposal meets all of the standards for special use permits contained in the City's Zoning Ordinance and recommend approval of the application. A public hearing has been scheduled with respect to this special use permit and notices have been sent to surrounding property owners. RRCOMMENDATIO Again, we believe the plans are in order and approval is recommended subject to the following conditions: 1.The building plans are subject to review and approval by the Building Official with respect to applicable codes prior to the issuance of permits. 2.Grading, drainage, utility and erosion control plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3.Any outside trash disposal facilities and /or rooftop mechanical equipment shall be appropriately screened from view. 4.Building is to be equipped with an automatic fire extinguishing system to meet NFPA standards and shall be connected to a central monitoring device in accordance with Chapter 5 of the City's Ordinances. 5.B -612 curb and gutter shall be provided around all parking and driving areas. 6.An as built survey of the property, improvements and utility service lines shall be submitted to the City Engineering Department. 7.All work performed and materials used for construction of utilities shall conform to the City of Brooklyn Center's current standard specifications and details. 8.The final plat and Humboldt Avenue street right of way vacation shall be approved by the City Council and filed with Hennepin County prior to the issuance of building permits for the construction of the elementary school. 9.Special use permit is granted for the construction of a new Earle Brown Elementary School and the redevelopment of Grandview Park. Any expansion or alteration of the facilities not comprehended by the approval shall require and amendment to the special use permit. 10. The developer shall provide appropriate erosion and sediment control devices on 7 -25 -02 Page 5 site during construction as approved by the City Engineering Department. 11. The storm water drainage system and ponding area shall be approved by the West MississippiWatershed Management Commission prior to issuance of permits. 7 -25 -02 Page 6 Ow m7s lucV i liell. DESCRIPTIOP- Lai ARCHITECT. AREAS: ENGINEER: p r NOTES: SURVEYOR. 6w ILJ COC\2 z V) a. EKE 7q -7 l '' I °' .. t M 6 1_ y I IJ ^) • I' '• e.. •,.. Itkvo i= ZI M E M O R A N D U M DATE: August 24, 2018 TO: Ginny McIntosh, City Planner/Zoning Administrator FROM: Andrew Hogg, Assistant City Engineer SUBJECT: Site Plan Review –Earle Brown Elementary Public Works Department staff reviewed the following documents submitted for review on August 14, 2018, for Earle Brown Elementary improvements: Civil Site Plans dated July 13, 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: C1.01 – Site Plan 1. Accessibility shall comply with ADA standards. Miscellaneous 2. 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. 3.The total disturbed area is less than 0.5 acres; no project review is required for the West Mississippi Watershed Commission and an NPDES permit is not required. Prior to issuance of a Land Alteration 4.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. 5.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. 6.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. Exhibit C Earle Brown Elementary Site Plan Review Memo, August 24, 2018 Page 2 of 2 Anticipated Permitting: 7. Other permits not listed may be required and is the responsibility of the developer to obtain and warranted. 8. Copies of all required permits must be provided to the City prior to issuance of applicable building and land disturbance permits. 9. A preconstruction conference must be scheduled and held with City staff and other entities designated by the City. The aforementioned comments are provided based on the information submitted by the applicant at the time of this review. Other guarantees and site development conditions may be further prescribed throughout the project as warranted and determined by the City. ________________ App. No. 2018-016 PC 09/13/2018 Page 1 Planning Commission Report Meeting Date: September 13, 2018 Application No.2018-016 Applicant: Lux Apartments, LLC Location: 6100 Summit Drive North (PID: 35-119-21-44-0012) Request: (1) Amendment to Planned Unit Development plans and documents, and (2) Parking/Site Improvements to Allow for the Conversion of a Former Senior Living Facility to Market Rate Apartments INTRODUCTION Lux Apartments, LLC (the “Applicant”) is requesting review and consideration of an amendment to the 1992 Planned Unit Development (PUD) plans and documents and approval of parking/site improvements that would allow for the improvements necessary to proceed with the conversion of a former senior living facility to market rate apartments (Exhibit A). As part of the application process, a public hearing notice was published in the Brooklyn Center Sun Post on August 30, 2018, and notices were mailed to surrounding property owners (Exhibit B). COMPREHENSIVE PLAN AND ZONING STANDARDS Land Use Plan: MF- Multi Family (High Density) Neighborhood: Central Current Zoning: PUD-Mixed (Planned Unit Development-Mixed) District Surrounding Zoning: North: C2 (Commerce) District - Earle Brown Heritage Center East: C2 (Commerce) District and C1A (Service/Office) District – Office Buildings and Parking Lots South: C2 (Commerce) District – Office Buildings and Daycare West: PUD-Mixed (Planned Unit Development-Mixed) District and C1A (Service/Office) District – Ecumen Prairie Lodge Senior Living Facility and Office Buildings Site Area: Approximately 3.3 acres • Application Filed: 08/14/2018 • Review Period (60-day) Deadline: 10/13/2018 • Extension Declared: N/A • Extended Review Period Deadline: N/A ________________ App. No. 2018-016 PC 09/13/2018 Page 2 Map 1. Subject Property Location (6100 Summit Drive North). BACKGROUND City staff met with the Applicant in May 2018 to discuss the Subject Property, known as Earle Brown Terrace, or Earle Brown Commons, and the redevelopment of the then-senior living facility to market rate apartments. It was conveyed to City staff that the building was under-occupied and would be closing. The Applicant has since purchased the building and all former Earle Brown Terrace residents have been relocated. The building is located on approximately 3.3 acres and consists of the historic Minnesota Highway Patrol office building (also known as the “Summit Bank Building”) and an 11-story building, constructed in 1987. These buildings are connected via an interior connection and feature a two-level parking ramp. The former senior living facility offered independent and “catered” (assisted) living, dining and other services, including a beauty salon. The Applicant first appeared before the Planning Commission and City Council under Planning Commission Application No. 2018-011 in June and July of 2018. The intent of the Applicant’s requests at that time were to determine whether the City would allow the Applicant to convert the existing buildings into market-rate, multi-family residential units at a reduced parking ratio, as the Subject Property was never constructed to the minimum required two (2) parking stalls per dwelling unit necessary for residential uses. The Applicant made additional requests under this Application for an additional wall signage allowance on the south elevation of the existing 11-story building, and an allowance for three additional units, to be constructed in the future. Ultimately, the Planning Commission recommended approval of the requests, as did City Council. Please refer to the City Council meeting minutes dated July 9, 2018, for details surrounding the initial proposal ________________ App. No. 2018-016 PC 09/13/2018 Page 3 and approval (Exhibit C). It should be noted that the approvals were for allowances only and the resolutions approved specified that the Applicant would need to return with final plan sets to address each allowance request. As per these requirements, the Applicant submitted Planning Commission Application No. 2018-016 to address the final off-street parking layout for the Subject Property, assuming an approximately 1.7 parking ratio. Although a PUD Amendment was granted by City Council on July 9, 2018, for the parking ratio allowance, it was determined that final approval of the proposed parking plans should require an amendment as well. As Planned Unit Developments (PUDs) are intended to “promote flexibility in land development,” approval of a subsequent PUD amendment for the parking allows for all changes to be tracked and incorporated. AMENDMENT TO PLANNED UNIT DEVELOPMENT In 1986, under Planning Commission Application No. 86007, the Subject Property received plat approval to re-subdivide land surrounding Earle Brown Farm. This land was at that time zoned I-1 (Industrial Park) District and was bounded by Summit and Earle Brown Drives. Planning Commission Application No. 86010, approved by City Council under Resolution No. 86-121, resulted in the re-zoning of approximately 7.1 acres, of which included the Subject Property, from I-1 to R-7 (Multiple Family Residence) District. Approval of site and building plans for an 11-story, 140-unit apartment complex with a brick exterior, one story lounge, and connecting parking ramp were approved under Planning Commission Application No. 86027 on July 17, 1986, by the Planning Commission, and on July 28, 1986, by City Council. This approval was part of a previously recommended amendment by City Council to the Brooklyn Center Comprehensive Plan “to allow mixed use development, including high-rise, high-density residential development on the land in and around the Earle Brown Farm.” The 2030 Brooklyn Center Comprehensive Plan identifies the Subject Property’s existing and future use as “MF” or high density multi-family residential. In 1992, under Planning Commission Application No. 92013, the Subject Property and the property to the south (6001 Earle Brown Drive) were re-zoned from R7 (Multiple Family Residence) District to PUD- Mixed. This re-zoning was partially in order to help facilitate the development of neighboring 6001 Earle Brown Drive into a senior housing facility, which was to be located in three buildings or “houses.” Today, this property is home to the Ecumen Prairie Lodge. As part of the PUD approval, staff comments at that time noted that the Earle Brown Commons (Terrace) senior living facility project was, “clearly intended to be a two phase development with the second phase to be another high rise building, attached to the phase one building at the property line. With the proposal of the Evergreen residential care facility (now known as Ecumen Prairie Lodge), phase two of the Earle Brown Commons (Terrace) is being abandoned.” SITE PLAN Access and Parking Construction of the Ecumen Prairie Lodge (6001 Earle Brown Drive) in 1992 resulted in the Subject Property losing the majority of its proof-of-parking spaces, which would have been located on the phase two parcel (now the site of Ecumen Prairie Lodge). As residential units require a minimum of two (2) parking spaces per unit, the Subject Property would have required a total of 280 parking spaces for 140 units. At the time of PUD consideration in 1992, there were 173 parking spaces on-site, including 140 ________________ App. No. 2018-016 PC 09/13/2018 Page 4 spaces in the two-level parking ramp. The Applicant has noted in their submittal the presence of 178 parking stalls, which has been revised since the last noted figure of 171 parking stalls (per the last Planning Commission Report dated June 28, 2018). The existing parking, assuming the 140 existing dwelling units, is at a 1.27 parking ratio. The Applicant is requesting to install an additional 67 stalls on-site of the Subject Property, which would bring the total number of parking spaces to 245 off-street parking spaces. Per Zoning Code regulations, which require two (2) parking spaces per dwelling unit, this would leave the Subject Property 35 spaces shy of the 280 spaces necessary for the existing 140 units, or 41 spaces shy of the minimum 286 spaces necessary for the approved 143 units. At the City Council meeting on July 9, 2018, Council members approved an allowance for an approximately 1.7 parking ratio. The proposed 245 parking spaces would therefore meet this threshold (1.7 parking ratio). In reviewing the proposed off-street parking layout, City staff noted that the parking located along the southwestern edge of the Subject Property could result in difficult turnaround navigations should the parking lot be full. City staff determined that the Applicant should revise the parking plan to utilize one (1) parking space as a loading or turnaround space. The removal of one parking space would bring the total number of parking spaces down to 244 parking spaces, which was originally outlined under Planning Commission Application No. 2018-011 and still allows for a 1.71 parking ratio. Please refer to Image 2 below. A similar tight turnaround exists along the eastern parking lot (adjacent to Earle Brown Drive), however, as there are only 15 proposed parking spaces, and as this area is highly visible from the street, City staff is less concerned with the turnaround capabilities. Image 1. Subject Property Proposed Parking Areas (6100 Summit Drive North). Per the Zoning Code, no parking shall be permitted within 15 feet of the street right-of-way, and this area shall be maintained as a green strip. Installation of the additional parking would result in the encroachment of some new surface parking spaces and a turnaround into the 15-foot green strip area along the south and east entrances to the Subject Property. Upon a review of the existing conditions survey, it was determined that the existing two-level parking ramp already encroaches slightly at three ________________ App. No. 2018-016 PC 09/13/2018 Page 5 different points along the structure. None of the outlined encroachments would encroach over the property line or into the City’s right-of-way. Image 2. Subject Property Proposed Parking Layout (6100 Summit Drive North). A minimum 24-foot wide drive aisle is required for 90-degree two way parking. Although the photometric plan notes drive aisle dimensions as well as typical parking space dimensions, the site plan only notes the widths of some drive aisles. Pending approval of the Planning Commission Application and submittal of a building permit, the site plan should be updated to reflect all aisles and dimensions. It should be noted that the existing uphill drive to the upper parking ramp falls just below the minimum width requirement at 23.2 feet in width. 90-degree parking spaces would need to meet the minimum 8 foot, 8 inch width and 18-foot length requirements per the City’s Zoning Code. The Applicant will also ________________ App. No. 2018-016 PC 09/13/2018 Page 6 need to provide sufficient accessible parking and loading spaces to comply with the 2015 Minnesota Accessibility Code requirements near the main entrances to the buildings. Finally, the Applicant should identify means to incorporate safety features (e.g., mirrors) between the parking located on the parking structure and parking located along the drive access to the parking structure. Although the construction of additional levels to the existing two-level parking structure were discussed, it was noted by City Manager Curt Boganey at the City Council meeting on July 9, 2018, that, “there is no place to put 280 parking spaces on this site so it has been out of compliance since Day 1.” He added, “There is no economic way to add 109 parking spaces. For that reason, the purchaser (the Applicant) is rightfully hesitant to acquire the vacant property with the expectation that he will have to add 109 spaces to comply with the current Ordinances. The purchaser would like some indication the City Council is willing to offer some flexibility beyond the ordinance requirement for 280 parking spaces.” Regarding the Applicant’s anticipated acquisition of the former Earle Brown Terrace (Subject Property), Jim Soderberg (the Applicant) further noted that, “if they (the Applicant) did not think they had enough parking, they would not do this deal.” As an added note, the Applicant noted to City staff that, in addition to the economic infeasibility (of constructing additional levels of structured parking), it would be unsightly, and would block views for residents residing on the south side of the 11-story building. As part of the parking review under Planning Commission Application No. 2018-011, the Applicant conducted an internal survey of existing parking at other Soderberg Apartment Specialists’ owned apartment buildings and determined the following parking ratios and allocations of bedroom units per property: Table 1. Parking and Unit Type Breakdown of Subject Property and Other Soderberg Apartment Specialists’ Owned Apartment Buildings. Property Location # Dwelling Units Bedroom Breakdown Parked Cars Parking Ratio Hopkins 150 (1 bd only) 100% - 1 bd 170 1.14 Saint Louis Park 120 (70-1 bd | 50-2 bd) 58%-1 bd |42%-2 bd 142 1.18 Brooklyn Center* 72 (24-1 bd | 48-2 bd) 33%-1 bd | 67%-2 bd 123 1.71 Subject Property 140 (81-1 bd | 59-2 bd) + 3 proposed units (2-1 bd | 1 studio/efficiency**) 59%-1 bd/studio | 41%-2 bd 244 (assuming one space is removed for turnaround) 1.71 * Indicates greater percentage of two unit apartments than Subject Property. ** For purposes of calculation, the proposed studio/efficiency unit is included with 1 bedroom units for “Bedroom Breakdown.” The Applicant did indicate that preliminary discussions had been held regarding potential parking use agreements for residents and their guests at neighboring properties; however, it is the Applicant’s intent to provide sufficient parking on-site as the Applicant has indicated in the past that convenient parking is necessary when looking at overall tenant satisfaction and the retaining of tenants. Per the Assistant City Engineer’s memorandum dated September 10, 2018, and previous memorandum dated June 25, 2018, the Applicant shall provide bicycle facilities, given the Subject Property’s relative proximity to nearby trails, and provide sidewalk connections along the Subject Property. For public transportation options, the Subject Property is about a six minutes’ walk to the 722 bus line, which runs north to Brooklyn Park and the Target North Campus, and south to the Brooklyn Center Transit Center. ________________ App. No. 2018-016 PC 09/13/2018 Page 7 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 a total of 32 new and existing fixture locations on the Subject Property. This includes the installation of 11 LED, downcast, flat lens wall pack lights, and 14 LED decorative style light poles, mounted at a 12 foot height. Two-22 foot high light poles would remain, and five (5) additional light poles, also mounted at a 22-foot height, would be installed as part of the project. 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. The photometric plan notes that the maximum number of foot candles for any light poles or wall-pack fixtures around the Subject Property would be not more than 15.1 foot candles (North West area of Subject Property) and no more than 3.81 foot candles on average. As the Subject Property abuts Ecumen Prairie Lodge (senior living facility), the Applicant will need to ensure that the maximum 3-foot candles for abutting residential properties is maintained at or below this threshold. As is noted along the southwest parking lot, the foot candles identified appear to fall just below the threshold. The Applicant may also want to consider the installation or reallocation of lighting near the patio area located between the Subject Property and Ecumen Prairie Lodge and the grassy area located between the 11-story building and former Summit Bank Building, as residents with pets may want to access these areas. Although traditional lighting could be considered, the Applicant may want to identify opportunities for illuminated pedestrian bollards, particularly if pedestrian pathways are to be introduced. The Applicant should also verify whether sufficient lighting is provided over the trash/loading area, which is located between the 11-story building and parking structure (along Earle Brown Drive). Trash The existing trash area is located within/just outside the 11-story building. It is understood that the Applicant intends to maintain this trash area, along with the existing loading area for trash pickup. The Applicant should verify that the existing trash/loading area is maintained and clean of any debris or trash as this area is highly visible from Earle Brown Drive. If the dumpsters are to remain outside the 11- story building the Applicant should construct a trash enclosure that completely covers or obscures the view of the dumpsters. This enclosure should be complementary to the building. As the drive access to the loading area is to be shared with a small parking lot, the Applicant may want to consider the use of signage or paint markings to ensure tenants or visitors do not attempt to park in this area. Screening All 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 ________________ App. No. 2018-016 PC 09/13/2018 Page 8 colors when visible from the public right-of-way. As is noted in the Assistant City Engineer’s memorandum dated September 10, 2018, the Applicant should remove the proposed fence along Earle Brown Drive from the plans as it is not only off the property (in City right-of-way), but due to concerns regarding sight visibility for both drivers and pedestrians. Per Section 35-711 (Parking Lot Screening), “All open off-street parking areas having more than six spaces and all off-street loading and unloading spaces shall be effectively screened from any abutting residential lots by a solid wall or opaque fence six feet high, or by such other device as may be approved by the City Council.” Although the proposed southwest parking lot does not provide much in the way of room for fencing, the Applicant shall work with neighboring Ecumen Prairie Lodge (6001 Earle Brown Drive) to determine whether a fence is desired, as the proposed southwest parking lot would abut Ecumen’s parking lot and residential facility. Landscaping The project submittal includes a landscape plan and planting schedule, Although City Code does not have any specific requirements on the species of 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 multi-family residential 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 an approximately 3.3 acre site, the Applicant would need to achieve a minimum of 277.5 points. Planting Type Minimum Size Points Per Planting Maximum Points (%) Points Accrued Shade (Deciduous) Trees 2 ½” diameter 10 50% or 139 points 120 (12 trees x 10 = 120) Coniferous (Evergreen) Trees 5’ height 6 40% or 111 points 96 (16 trees x 6 = 96) Decorative (Ornamental) Trees 1” diameter 1.5 35% or 97 points 12 (8 trees x 1.5 = 12) Shrubs 12” diameter 0.5 25% or 69 points 76.5 (153 shrubs x 0.5 = 76.5) Total 100% or ~277.5 points 304.5 points Based on a review of the Landscape Plan, dated August 14, 2018, the plan would meet and exceed the minimum requirements under the Landscape Point System Policy at 304.5 points achieved. In addition to the proposed deciduous tree, ornamental tree, evergreen tree, and shrub plantings, the Applicant also intends to incorporate Karl Foerster grasses, Russian sage, and daylilies along the front of the former Summit Bank Building. The Applicant should review the submitted Landscape Plan to determine additional opportunities that might provide some textural breakup of the parking lot areas through the installation of additional plantings, as City staff has recommended the removal of the proposed fence along Earle Brown Drive. ________________ App. No. 2018-016 PC 09/13/2018 Page 9 Per City requirements, the Applicant will need to ensure an irrigation system is installed as part of the landscape installations. Shop drawings are to be submitted to the City once the location of the system has been determined and as part of any approval of the project and building permit submittal. ENGINEERING REVIEW Per Assistant City Engineer Andrew Hogg’s memorandum dated September 10, 2018, and pending approval of Planning Commission Application No. 2018-016, the Applicant will need to revise the plan sets in accordance with the comments and revisions as outlined in the aforementioned memorandums (Exhibit D). As was mentioned in the original memorandum dated June 25, 2018, any stormwater runoff shall be treated on-site, in rain gardens, swales, and any other water quality Best Management Practices (BMPs) shall include pre-treatment. The proposed run off rates submitted as part of the required site and building plan approval will require that they be equal to or below the existing runoff rates. Per conversations with the Assistant City Engineer, the Applicant should review the plan set to confirm grading, as it appears any runoff in the southwest parking lot would likely utilize the catch basin located west of the Subject Property, rather than the rain garden located at the end of the parking lot. Additionally, the Applicant should review the proposed grading for the small parking lot located along Earle Brown Drive. FIRE INSPECTOR/BUILDING OFFICIAL 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, emergency access, fire sprinkler systems, etc. As the FDC connection is located off the building and along Earle Brown Drive, Fire Inspector Brandon Gautsch requested that the Applicant paint this connection point red as it currently blends in with the surroundings and may be difficult to find during the winter months. Building Official Dan Grinsteinner also noted that a sign (red background with white letters and stating “FDC” or similar) be installed for clear identification. With this in mind, this area should also be kept clear of snow in order to provide access if ever needed. SIGNAGE As part of the PUD amendment approved by City Council on July 9, 2018, a signage allowance was granted for a wall sign on the south elevation of the 11-story building. The Applicant will need to follow up and submit a separate Planning Commission Application with final plans in order for the Planning Commission and City Council to provide any formal, final consideration of this wall sign. With the exception of the proposed wall sign on the south elevation of the 11-story building, all other signage will need to comply with the Sign Code requirements for multiple family dwellings and cluster developments as outlined in Chapter 34 of the City Code. The Applicant will need to apply for and receive issuance of a sign permit in order to install any new signage. Based on staff findings, staff recommends Planning Commission recommendation of the amendment to the 1992 Planned Unit Development plans and documents and approval of the proposed parking/site plan at the previously approved, approximately 1.7 parking ratio, and approval of the anticipated site improvements for the Subject Property located at 6100 Summit Drive North, subject to the Applicant complying with the Approval Conditions as noted below. ________________ App. No. 2018-016 PC 09/13/2018 Page 10 APPROVAL CONDITIONS Staff recommends the following conditions be attached to any positive recommendation on the approval of an amendment to the 1992 Planned Unit Development plans and documents and aforementioned parking and site improvements to allow for the conversion of a former senior living facility to market rate apartments: 1. PUD Amendment/Site Improvement Review: All requested alterations will need to be approved by City staff with respect to applicable codes prior to the issuance of permits, and fire related building code items shall be reviewed and approved by the Fire Chief. a. Any major changes or modifications made to this request can only be made by an amendment to the approved Planned Unit Development plans and documents as approved by the City Council. i. The site plan shall be revised to remove one parking space within the southwest parking lot to allow for better turnaround capabilities at the end of the lot. ii. The proposed fence along Earle Brown Drive is to be removed from the City right-of-way. The Applicant should consider potential landscaping options for parking lot screening (refer to Approval Condition 5.b). The Applicant shall also work with the adjacent Ecumen Prairie Lodge Property (6001 Earle Brown Drive) to identify whether it is possible to install a fence between the two parking lots. iii. The Applicant shall identify safety features (e.g., mirrors) to incorporate for the parking located between the parking structure and 90-degree parking off the structure’s drive access. iv. If the trash dumpsters are to remain outside the 11-story building, the Applicant shall identify means to completely contain or obscure views of the dumpsters. Should the enclosure be reconstructed, the Applicant shall use materials complementary to the building. b. Any exterior improvements to the existing two buildings or additions to the buildings will need to meet the City’s Architectural Design Guidelines, which requires that at least 50-percent of each elevation (face) of the buildings be constructed of Class I materials, with the remainder constructed of Class II materials. c. The approvals under Planning Commission Application No. 2018-016 are only as they relate to off-street parking and site improvements and do not address previously approved allowances for additional dwelling units or wall signage. The Applicant will need to submit separate applications to the City for review and consideration of these items. d. The Applicant shall provide written verification to City staff as to whether the historic former Minnesota State Patrol office building (also known as the “Summit Bank Building”) is subject to any design considerations as part of state or federal historic society designation prior to performing any interior or exterior work. ________________ App. No. 2018-016 PC 09/13/2018 Page 11 2. Agreements: a. The existing PUD agreement with the City of Brooklyn Center shall be revised to reflect these and any future approvals. This agreement is to be reviewed and approved by the City Attorney prior to the issuance of building permits. The agreement shall further assure compliance with the development plans submitted with this application. b. A Performance Agreement with supporting financial guarantee approved by the City shall be executed upon any approval of the to-be submitted building permit for site improvements, which ensures the Subject Property will be constructed, developed, and maintained in conformance with the plans, specifications, and standards. c. The Developer shall submit an as-built survey of the property, improvements, and utility service lines prior to release of any Performance Agreement financial guarantee. 3. Engineering Review: The Applicant agrees to comply with all conditions or provisions noted in the City Engineer’s Review memorandums, dated September 10, 2018 (Exhibit D). a. 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 for City site and building plan approval and prior to the issuance of permits. b. Bicycle facilities and pedestrian sidewalk connections are to be incorporated as part of the project. Plans shall be revised as necessary. c. The Applicant shall review the proposed grading plans to identify opportunities to redirect runoff to the proposed rain garden (located at the end of the proposed southwest parking lot) and overall grading for the eastern parking lot (located along Earle Brown Drive). 4. Fire Inspector/Building Official Review: The Applicant shall work to ensure all applicable 2015 Minnesota Fire Code requirements have been met as part of any site plan approval. a. Per the Fire Inspector, the existing FDC connection, located along Earle Brown Drive, is to be painted red. b. Per the Building Official, a sign (red background with white letters and stating “FDC” or similar) is to be installed. c. The area around the connection should be cleared of snow during the winter months for access. 5. Landscaping: All landscaped areas shall include approved irrigation systems to facilitate site maintenance. a. The contractor shall submit irrigation shop drawings for review and approval prior to installation. b. The Applicant shall identify opportunities to incorporate additional landscaping along parking areas to allow for a textural breakup and some screening. Any proposed landscaping in these areas should not result in sight visibility issues for drivers or pedestrians. ________________ App. No. 2018-016 PC 09/13/2018 Page 12 6. Lighting: Per the submitted photometric plan dated June 5, 2018: a. Fixture specifications shall be provided prior to issuance of any building permits. b. The Applicant should determine whether sufficient lighting is provided within the existing patio area between the 11-story building and Ecumen Prairie Lodge (6001 Earle Brown Drive) and the grassy area located between the 11-story building and Summit Bank Building for resident use. c. Lighting along Ecumen Prairie Lodge (6001 Earle Brown Drive) is to be maintained at 3-foot candles or less. 7. Signage: The Applicant shall submit a Sign Permit Application for any proposed signage (e.g., wall, freestanding). a. The proposed wall sign on the south elevation of the 11-story building, which received approval for a sign allowance at the City Council meeting on July 9, 2018, will require that the Applicant submit final plans to the City as part of a Planning Commission Application for review and consideration. b. All other signage not approved otherwise is subject to Chapter 34 of the City Code of Ordinances and shall be approved under separate sign permits. RECOMMENDATION Based on the above-noted findings, staff recommends: The Planning Commission recommends City Council approval of the amendment to the 1992 Planned Unit Development plans and documents and approval of the proposed parking/site plan at the previously approved approximately 1.7 parking ratio, and approval of the anticipated site improvements for the Subject Property located at 6100 Summit Drive North, subject to the Applicant complying with the Approval Conditions as noted above. Should the Planning Commission accept these recommendations, the Commission may elect to adopt the resolution to be provided prior to the scheduled Planning Commission meeting on September 13, 2018. Attachments Exhibit A- City Submittal for 6100 Summit Drive North by Lux Apartments, LLC, and CivilSite Group dated August 14, 2018. Exhibit B- Public Hearing Notice for 6100 Summit Drive North, published by Brooklyn Center Sun Post, dated August 30, 2018. Exhibit C- Select City Council Meeting Minutes, Item 9.b, dated July 9, 2018. Exhibit D- Review Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated September 10, 2018. Exhibit A Project: Details: Luma Sales: Steve Hahn Date:6/5/2018 Filename: LS952-3099.AGI Page Size: 36 x 44 IPA-d.com Project # Layout By: Kathy Frey Site Lighting 6100 Summit Drive Mpls, MN intended for construction. Fixture runs and quantities should be verified prior to order. Values represented are an approximation generated from manufacturers photometric inhouse or independent lab tests with data supplied by lamp manufacturers. These drawings are for conceptual use only and are not LS952-3099-2 Lu m i n a i r e S c h e d u l e Ca l c u l a t i o n S u m m a r y Sy m b o l Qt y La b e l Ar r a n g e m e n t Lu m . L u m e n s LL F De s c r i p t i o n Ta g Lu m . 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Ms. McIntosh stated that is correct and described the shift in parking row/drive aisle and arrangement of parking. Councilmember Ryan stated the reason Luther is making this request is so they can store new car inventory in another location because the present storage location is under construction for the new Mazda Mitsubishi dealership. Ms. McIntosh stated that is correct. Councilmember Graves moved and Councilmember Ryan seconded to adopt RESOLUTION NO. 018-136, Regarding the Recommended Deposition of Planning Commission Application No. 2018-010, submitted by Linda McGinty of The Luther Company, LLLP, for the issuance of an of an Interim Use Permit for the off-site storage of new vehicles (located at 5900, Shingle Creek Parkway. Motion passed unanimously. Mayor Willson stated his support for considering this request from one of the City's premiere businesses. He noted they now have eight dealerships, are one of the highest paying tax payers, creates jobs, presence, and been good to the City with a number of other contributions. 9b. PLANNING COMMMISISON APPLICATION NO. 2018-011, SUBMITTED BY LUK APARTMENTS, LLC, REQUESTING APPROVAL OF AN AMENDMENT TO THE 1992 PLANNED UNIT DEVELOPMENT PLANS AND DOCUMENTS AND SITE IMPROVEMENTS TO ALLOW FOR THE CONVERSION OF A FORMER SENIOR LIVING FACILITY TO MARKET RATE APARTMENTS LOCATED AT 6100 SUMMIT DRIVE NORTH) Planner and Zoning Administrator Ginny McIntosh provided an overview of Planning Commission Application No. 2018-011 regarding the request of Luk Apartments, LLC for an amendment to the 1992 Planned Unit Development (PUD) plans and documents and site improvements to convert a former senior living facility (currently closed) to market rate apartments at 6100 Summit Drive N. The request includes an allowance for off-street parking ratio of approximately 1.7 parking spaces per dwelling unit versus the minimum required two parking spaces per dwelling unit; wall signage allowance of up to 350-square feet on the south elevation of the existing 11-story apartment building; and, allowance of three additional dwelling units for future approval of a total of 143 units versus the existing 140 units. Ms. McIntosh explained consideration tonight is only for the three allowance requests, not final approval and if approved, the applicant will be required to return with final plan sets, site plan, and make application through the Planning Commission. Councilmember Butler asked why the City Council should encourage under parking as many residents own cars, more than one per rental unit, and there is already a parking issue at current apartment parking lots. Ms. McIntosh stated the applicant conducted an informal survey of their other apartment properties and calculated approximately how many cars were parked based on the number of apartments. Based on that survey, the applicants have indicated they are 07/09/18 8- Exhibit C comfortable with a ratio of about 1.7 parking spaces per unit. Ms. McIntosh noted since this will be for market rate apartments, the applicant will not want to be in a situation where people won't rent because there is not enough parking in the lot. She stated that issue can be addressed when they return with final plan sets. Councilmember Butler stated she is not comfortable approving an allowance at 1.7 spaces per unit considering what she already knows about the situation at existing apartment parking lots. She asked whether the three requested allowances are considered as one or separately as she does not have a problem with the other two requests. Mayor Willson stated based on past practice, a Councilmember can request to separate considerations. Mayor Willson noted this consideration is slightly out of order from what has occurred in the past and he thought these allowances would first be considered by the Planning Commission with a recommendation for the City Council's consideration. He asked if the allowances are binding on the City Council if approved. Ms. McIntosh clarified that the property is not owned by the applicant but they are in talks with the owner. Because the applicant wants to convert the building from senior housing to market rate, parking is a determining factor. In that effort, the applicant has addressed parking by adding surface parking as there is no intent to add to the parking structure. Mayor Willson stated the City Council does not get into the property purchase negotiations between private properties but this feels like that may be the case. He asked if the allowances are binding if approved tonight or can the allowances be changed later by City Council action. City Attorney Troy Gilchrist advised this action would approve the scope of flexibility allowed with this property. He stated he suspects this is before the City Council because the applicant would like to exercise this flexibility in deciding whether to purchase this property. City Attorney Gilchrist advised the City would not be bound by these allowances, if approved tonight, but that may be counter to what the applicant expects the City Council to consider in final design. Mayor Willson expressed concern with considering allowance flexibility before ever seeing the project plans. He stated he has no problem with the three requests other than the way the process is going forward because normally, the Planning Commission would have looked at this in conjunction with the final plans and then make a recommendation to the City Council. Mayor Willson stated his concern that if approved tonight, the City Council 'goes in blind.' Ms. McIntosh stated this process is also different for City staff as they usually get full plan sets so instead this is like looking at changing the Master Plan to a PUD. She noted the applicant has indicated they are looking at surface parking but if the City Council is not comfortable with surface parking and would want a ramp, then that should be indicated now. Ms. McIntosh noted the full plan sets still need to be submitted for Planning Commission review and recommendation. Mayor Willson stated again his concern that these allowances would be binding on a future consideration and that by approving tonight, the City Council has no control over building plans when they come forward on these three issues. City Attorney Gilchrist advised the City Council will have control but the plans come with the expectation the City Council will grant the flexibility being considered tonight. In addition, approving allowances tonight does not approve 07/09/18 9 specific building plans as that comes later. City Attorney Gilchrist stated if approved, there would be an expectation from the applicant that if the plans reflect these allowances, it would be acceptable. But, the City Council still has authority to make changes, such as to parking location. Councilmember Ryan stated the substance of consideration is the applicant cannot go below 1.7 parking spaces and if this is an upscale conversion, there is strong economic interest to increase parking availability. Ms. McIntosh stated the 1.7 parking spaces are all on site. Councilmember Ryan noted there is also opportunity to consider off-site parking on neighboring properties that can be considered later. Ms. McIntosh stated that is correct and a condition can be added to require the applicant to take additional action if parking is deemed to be insufficient at any point in the future. Mayor Willson stated he has no problem with the three allowances being requested, though he thinks it is the wrong time. He stated he is willing to consider the allowances separately. Mayor Willson stressed to staff that he does not want to consider a precedence or consider this process again in the future. Councilmember Graves stated Councilmember Butler expressed her same thoughts and especially if the project converts from senior living to market rate multi-family, which conceivably could have more than one driver per apartment and only 1.7 parking spaces per unit are being provided. She felt that ratio makes more sense for senior housing. Also, adding three more units would then potentially increase the need for parking. Councilmember Graves stated she does not have a problem with the requested signage allowance. Mayor Willson stated the applicant and owners will have to deal with the parking issues. The City deals with rental licensing and number of police calls to the property. Mayor Willson noted if there are police calls about parking on the street, then that is where the City's enforcement of the rental license comes in. Councilmember Graves stated her preference to prevent police calls from happening in the first place and not after the fact. Mr. Boganey agreed this is an unusual consideration and he appreciates the Mayor's comments in that regard. He stated from his perspective, it is important to explain why it was brought before the City Council in this way. Mr. Boganey noted the current building has 140 units and under current standard that requires 280 parking spaces. There is no place to put 280 parking spaces on this site so it has been out of compliance since Day 1. Now the building is unoccupied and a purchaser wants to take a 'lemon and make lemonade' but there is no economic way to add 109 spaces. For that reason, the purchaser is rightfully hesitant to acquire the vacant property with the expectation that he will have to add 109 spaces to comply with the current Ordinances. The purchaser would like some indication the City Council is willing to offer some flexibility beyond the ordinance requirement for 280 parking spaces. Mr. Boganey noted the purchaser has some options to negotiate with the seller an agreement to allow for additional days to go through the site plan review process and get all required approvals before entering into the final purchase 07/09/18 10- agreement or do what is being done today to get a clear read from the City Council as to whether they are willing to be flexible. Mr. Boganey stated the question may be what makes staff think this apartment will function effectively without two parking spaces per unit when parking on the street is also prohibited. That information was provided to staff and the owner has indicated they feel comfortable that 1.7 spaces per unit is adequate based on their experience with the market they intend to serve. If staff had not seen that data, staff would not be presenting it to the City Council. Mayor Willson asked about the option for parking off site. Erik Falkman, Lux Apartments LLC, 6401 Camden Avenue N., addressed the City Council. He stated they own close to 650 apartment units in Brooklyn Center, in four separate buildings, and conducted an informal internal survey of those apartment properties at 2:30 a.m., when the parking lot was the most full. Based on that survey, they determined that 1.7 was the maximum used by their apartments. Mr. Falkman stated they are making a substantial investment in this property and he appreciates the City Council's consideration of this request. He agreed the sequencing is out of order from the normal process but they want to have control of the parking issue. Mr. Falkman noted this property has 140 units, with 90 one-bedrooms, 50 two-bedrooms and no three-bedrooms. Jim Soderberg, Lux Apartments LLC, 6401 Camden Avenue N., addressed the City Council. He stated they will install upgraded finishes including new doors with electronic locks, granite, stainless steel appliances, upgraded exterior materials, two roof-top decks, and signage to attract traffic from Highway 100. Mr. Soderberg stated they came to Brooklyn Center in 1995 and since then, think the changes in Brooklyn Center are spectacular. He described other crime- ridden apartment buildings they have purchased and improved and stated they have over $50 million in Brooklyn Center and this new project would add $3.5 million of improvements. Mr. Soderberg addressed Councilmember Graves' concern and assured the City Council that if they did not think they had enough parking, they would not do this deal. He stated they also surveyed their Hopkins apartment where they had 1.9 parking spaces per unit. Mr. Soderberg stated their support of the Top Golf business and anything that benefits Brooklyn Center, noting levels of crime in the City's apartments have been greatly reduced. Mayor Willson stated he does not dispute the good improvements the applicants have made to apartments in the City but his struggle is the procedural piece, which he finds to be odd. But, on the other hand, Mayor Willson acknowledged the applicant is paying the money so he understands their desire to ask the City Council to move in the direction with which they are comfortable. Councilmember Lawrence-Anderson asked about the bedroom mix. Mr. Falkman stated there are currently 140 units, with 90 one-bedrooms and 50 two-bedrooms. Councilmember Ryan thanked the applicants for sharing additional information, noting he is more comfortable with the procedural anomalies after further explanation that the parking 07/09/18 11- requirements meet their expectations and comments by Mr. Boganey. He stated he is encouraged by the level of improvements and acknowledged and thanked the applicants for turning around other multi-family properties in the City to address those significant and serious problems in the past. Councilmember Ryan stated he is now comfortable supporting this request. Councilmember Graves asked about the parking spaces, noting if every two-bedroom had two drivers, and half of the one-bedrooms had two drivers, then parking is still under their number. She stated she made an estimated guess that they need 235 spaces and 244 spaces are being provided. Mr. Falkman stated that is a good observation and roughly the same calculations they used. Plus, they can expand that number if using some of their surrounding properties. Councilmember Lawrence-Anderson asked if there are any plans for a future parking ramp. Mr. Soderberg stated there is a two-level parking ramp but you could not add on three more floors. In addition, a parking ramp is economically impossible and would look horrible as it would be in front of a gorgeous building. Mr. Soderberg assured the City Council that with the intended landscaping and fencing, the on-site parking will not look that bad. Councilmember Butler asked about visitor parking when there is not enough parking for each unit if there are two drivers per unit. She stated in going to community meetings, 40-50 people have told her there is not enough parking for apartment residents and no parking for their visitors. Mr. Soderberg agreed with the importance of providing adequate visitor parking, which will be located the farthest away from the doors, the same as at their other 24 apartment communities. Mr. Falkman stated he is not a parking expert but they deal with it every day and receive feedback from their residents. He stated they have a lot of ways to maximize the flow of parking, noting they have other properties where parking is constrained but they understand how that parking has to be moved around. Mr. Boganey stated if you begin with the assumption that reducing the parking requirement is potentially problematic, he would ask why then add three units and make it even worse. Mr. Soderberg stated 1.7 is not problematic because they think they will have a lot of left over parking spots at 1.7. With regard to the three additional units, there is a seventh-floor balcony that could be used for a penthouse apartment or maybe two units. He noted the tenth-floor balcony will have views of downtown, they will change the metal balcony railings to glass railings, and add other nice amenities. Mr. Soderberg stated they want to create statement units and for people to think it is a brand-new building. Mr. Boganey asked what is the principal reason the applicants are unable to delay closing until after they have gone through the typical application process for site and building plan review by the Planning Commission with recommendation to the City Council. Mr. Soderberg explained discussions with the sellers started in December, this has already been delayed, and the sellers have run out of patience at this point. He would like a resolution tonight to gain a comfort level to move forward. Mr. Soderberg noted this is one of the last areas to redevelop and assured the City Council this will be an incredible improvement. 07/09/18 12- Councilmember Graves stated she contacted people who were displaced from an apartment and was told they were not given much notice about moving out. She asked why residents were not aware of what was happening sooner. Mr. Falkman stated that happened before they became involved but some of the issues came down to process and legalities with senor living. He noted they were at 30% occupancy for a period of time, the building was functionally obsolete for senior housing use, and they were not financially able to continue operation. He stated his understanding they went above and beyond in notice and upgraded those residents living situation within 30-45 days. Mr. Soderberg stated in December, the timing had to do with The Sanctuary, which was also delayed, and they wanted to make sure they had a place for displaced residents. He agreed the people were relocated quickly and into better housing. Mayor Willson noted City staff also stepped up to work with those residents and went beyond what was required to make sure those residents had a place to go. In addition, The Sanctuary went above and beyond. Mayor Willson commended staff for what they had done for those residents. Mr. Soderberg stated they also covered some moving expenses for those residents even though they were not required to do so. Councilmember Ryan moved and Mayor Willson seconded to approve an allowance for an off- street parking ratio of approximately 1.7 parking spaces per dwelling unit versus the minimum required two parking spaces per dwelling unit. Councilmember Butler voted against the same and Councilmember Graves abstained. Motion passed. Councilmember Lawrence-Anderson moved and Councilmember Graves seconded to approve a wall signage allowance of up to 350-square feet on the south elevation of the existing 11-story apartment building Motion passed unanimously. Councilmember Ryan moved and Councilmember Butler seconded to approve an allowance of three additional dwelling units for future approval of a total of 143 units versus the existing 140 units. Councilmember Lawrence Anderson asked whether the number of additional dwelling units can be amended to be allowed only if there are no issues with parking at a ratio of 1.7 parking spaces. Mayor Willson stated that is not an issue as the allowance is 1.7 parking spaces no matter the number of units. Councilmember Lawrence-Anderson stated she wants to assure there is not a parking issue already and then units are added. Councilmember Ryan noted the motion references the need for future approval so that decision can be made at a future point. 07/09/18 13- Motion passed unanimously. Mayor Willson stated his appreciation to the applicant for taking on another large project and making an investment in the City. 10.COUNCIL CONSIDERATION ITEMS lOa. CONSIDERATION OF TYPE IV 6-MONTH PROVISIONAL RENTAL LICENSES Mayor Willson explained the streamlined process that will now be used to consider Type IV 6- Month Provisional Rental Licenses. Mayor Willson polled the audience and asked whether anyone was in attendance to provide testimony on any of the rental licenses as listed on tonight's meeting agenda. Seeing no one coming forward, Mayor Willson called for a motion on Agenda Items lOal through lOa2. lOal. 7131 HALIFAX AVENUE NORTH 10a2. RESOLUTION NO. 2018-138 APPROVING A TYPE IV RENTAL LICENSE FOR 5351 IRVING AVENUE NORTH Councilmember Ryan moved and Councilmember Graves seconded to approve the issuance of a Type IV six-month provisional rental license and mitigation plan for the following: 7131 Halifax Avenue North; and, adopt RESOLUTION NO. 2018-138 Approving a Type IV Rental License for 5351 Irving Avenue North, with the requirement that the mitigation plans and all applicable ordinances must be strictly adhered to before renewal licenses would be considered. Motion passed unanimously. 11.COUNCIL REPORT Councilmember Ryan reported on his attendance at the following and provided information on the following upcoming events: July 7, 2018: Pop Up Market July 9, 2018: Joint Work Session with the Planning Commission on the Comp Plan July 12, 2018: Association for Responsible Management July 9-11, 2018: Policy Management Meetings on Transportation July 19, 2018: Southeast Beilvue Park Neighborhood Meeting Councilmember Lawrence-Anderson reported on her attendance at the following and provided information on the following upcoming events: June 29, 2018: Dudley Classic July 7, 2018: Pop Up Market July 9, 2018: Joint Work Session with the Planning Commission on the Comp Plan 07/09/18 14- M E M O R A N D U M DATE: September 10, 2018 TO: Ginny McIntosh, Planning/Zoning Administrator FROM: Andrew Hogg, Assistant City Engineer SUBJECT: Site Plan Review – Earle Brown Terrace Public Works Department staff reviewed the following documents submitted for review on August 18, 2018, for the proposed site plan improvements for the Unity Place: Civil Site Plans dated August 18, 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. Provide bike facilities, per the Plan Review Memo dated June 25, 2018. 2.Provide connections to existing side walk along Earle Brown Terrace, per the Plan Review Memo dated June 25, 2018 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. C6 – Detail Sheet 4. Use City details for curb within road, driveway entrances, and public storm water pipes and structures. L1.1 – Landscape Plan 5. Provide irrigation plan. Miscellaneous 6. See redlines for additional Site Plan comments. 7. Provide turning template for delivery vehicles and trash removal vehicles. 8. 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. Exhibit D Earle Brown Terrace Site Plan Review Memo, Sept 10, 2018 Page 2 of 2 9. 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). 10. The total disturbed area doesn’t exceed one acre, therefore an NPDES permit is not required. In addition, the total disturbed area is less than 0.5 acres; so a project review on behalf on the Shingle Creek Watershed Commission is not required. The City requests the applicant attempt to install BMP’s to improve water quality, where possible and feasible. Per the Plan review memo dated June 25, 2018; “stormwater runoff shall be treated on-site, in rain gardens, swales and other water quality BMP’s and such improvements shall include pretreatment. Proposed runoff rates shall be equal to or below existing runoff rates.” 11. Applicant must apply for a land disturbance permit. Prior to issuance of a Land Alteration 12.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. 13.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. 14. 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: 15. A City of Brooklyn Center land disturbance permit is required. 16. Other permits not listed may be required and is the responsibility of the developer to obtain and warranted. 17. Copies of all required permits must be provided to the City prior to issuance of applicable building and land disturbance permits. 18. 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 by the City. Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its convenient location and commitment to a healthy environment DATE: September 13, 2018 TO: Chair Randall Christiansen and Planning Commissioners FROM: Meg Beekman, Community Development Director SUBJECT: Draft 2040 Comprehensive Plan Recommendation: It is recommended that the Planning Commission review the draft 2040 Comprehensive Plan with particular focus on Chapters 4 (Housing) and 8 (Implementation), and make a motion to recommend that the City Council review the Draft 2040 Comprehensive Plan and authorize its release for multi-jurisdictional review and public comment. Background: Over the past year the Planning Commission has worked with Staff and Swanson Haskamp Consulting to draft the 2040 Comprehensive Plan (Plan). The process included monthly work sessions with the Planning Commission, two joint work sessions with the City Council, presentations and engagement with all of the City’s various commissions and committees, and several public engagement events. Throughout that process the Planning Commission has utilized input from the various stakeholders to direct the drafting of the Plan. To date, all required elements of the Plan have been drafted, with the exception of the Transportation Plan, Sewer Plan, and Water Supply Plan. These elements are nearing completion and will be available in draft form by the end of September. The Planning Commission is being asked to review the draft Plan to date and to provide input to staff on any changes or alterations they would like to see prior to the Plan being presented to the City Council at the September 24, 2018, regular City Council meeting. In particular, staff is requesting that the Planning Commission focus on Chapters 4 (Housing) and 8 (Implementation), since this meeting will be the first opportunity for the Planning Commission to see these areas presented in chapter format. It is important to note that the Implementation Chapter is a particularly rough draft. This Chapter begins to outline the specific policies, strategies, and tools that the City will utilize over the next ten years to ensure that the Plan takes shape within the community. Because of the importance of this Chapter in shaping how the goals outlined in the Plan will be implemented, staff is proposing that the Planning Commission and City Council continue to work on implementation Our Vision: We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and recreational offerings. It is a safe and inclusive place that people of all ages love to call home, and visitors enjoy due to its convenient location and commitment to a healthy environment strategies after the draft Plan is released for public comment. This will also allow public comments to be further imbedded into the final version of the document. If the Planning Commission moves to recommend that the City Council release the draft Plan for public comment, the draft Plan will be presented to the City Council at their September 24th meeting. If, at that meeting, the City Council directs staff to release the draft Plan for public comment, this would begin the 6-month multi-jurisdictional review process. In addition to review by other jurisdictions, the City would release the draft Plan for public comment via the City’s 2040 Comprehensive Plan website: brooklyncenterplan2040.com. Staff is working with the consultant to create an online survey, which would help residents navigate the Plan and focus in on specific questions that would enable people to provide input in an easy way. People would also have the option of submitting written comments on their own if they wished. During the 6-month review process, staff would continue to refine the more technical sections of the Plan that have not yet been completed, as well as continue to work on Chapter 8, Implementation. Discussion: The following are questions that may help guide the discussion; however, other questions may arise. Staff is seeking input on the draft Plan and direction on how to proceed with bringing it to the Council. • What questions do Planning Commissioners have about the draft Plan? • Are there areas or topics that are not addressed by the Plan? • Are there strategies or tools identified that the Planning Commission is opposed to? • Are there strategies or tools that have been missed? • What elements of the Plan would it be useful to have additional feedback from the community on? DRAFT Chapter 1: Introduction, Community & Planning Context Comprehensive Plan 2040 COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 1 INTRODUCTION The City of Brooklyn Center is a first-ring suburb of the Twin Cities metropolitan area and is one of the best positioned, and most accessible communities in the region. Most of the community’s neighborhoods were developed in the post-world war II era between the 1950s and 1970s, with the community fully built-out by the 1980s. Once defined by the Brookdale Mall, the City was an active hub of regional retail activity for decades that provided a shopping destination for not only local residents but the northwest region of the Twin Cities. The presence of the mall played a significant role in shaping the physical development of the community as supporting retailers, service providers and offices soon began to co-locate near the mall creating a vibrant and active city center. Soon the ‘center city’ was bustling with activity, jobs, and eventually new residents in nearby multi-family developments. For decades the presence of an indoor mall was an important differentiator of cities in the region – there were not many of them, so if your city was lucky enough to have a mall it was as close to a guarantee of success, not only the mall, but for all of the supporting small shops, offices and other destinations in the City. No one would have suspected that retail would change so drastically over the course of such a short period of time, but that is exactly what happened over the past decade and Brooklyn Center experienced the worst decline of any other City with a regional mall in the region. Brooklyn Center’s core began to experience pressure and decline more than 15-years ago as adjacent communities like Brooklyn Park and Maple Grove began to develop. In conjunction with new residential development came new service and retail platforms that slowly replaced the demand for a regional, enclosed mall. The new, larger homes coupled with more modern retail environments in nearby communities would ultimately prove to be fatal to the success of Brookdale and the ‘center city’ that was once so vibrant. For the better part of the past decade the ‘center city’ has slowly evolved into what is now Walmart and other local retail destinations that have replaced the once regional retail hub. Though some new users have started to emerge, there remains significant areas of under- developed and underutilized properties which present opportunities to Brooklyn Center that are unparalleled at this time within the region. COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 2 As this area began to decline, the City slowly began to shift its focus from ‘saving Brookdale’ to looking for new opportunities to redefine the City through redevelopment. For the past decade the City has methodically and strategically acquired properties within the center city to assemble a larger, contiguous area of land that would be available for redevelopment. The City’s leaders and policy-makers have been proactive to support a new vision for the center city, one that once again will define Brooklyn Center as a resilient and vibrant community for generations to come. This 2040 Comprehensive Plan Updated (Plan) is not just about redevelopment in the center city, but it is about redefining and reimagining the community as whole as change takes hold over this planning period. While redevelopment of the center city has the potential to physically impact and define the community, equally important is its relationship and connectivity to existing neighborhoods. This Plan works to establish strategies that integrate and connect new and established parts of the community together – the concept that existing areas can benefit by improvements and investments of new areas thereby contributing to the long-term sustainability and resiliency of the community as a whole. Like many other first-ring suburbs, the City’s early years were focused on single-family neighborhoods where residential uses dominated the landscape. That dominance remains today and as such housing continues to be at the forefront of the City’s planning efforts within this Plan. Whether existing or new, housing stability, affordability and diversity will continue to be central to any planning and redevelopment efforts in the community. However, before we can begin to develop the plan for the community’s future it is important to describe the City’s context within the region and understand the framework from which subsequent Chapters of this Plan are derived. The following sections of this Chapter provide a snapshot of the community’s context that summarizes a more detailed set of data which can be found in the Background Report Appendix. This Chapter is intended to provide context regarding the following: • Summary of current demographic and socio-economic trends • Current market snapshot (local and regional) • Planning context • Metropolitan Council (regional) • Local (objectives established and local process) COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 3 Community Demographics and Socio-Economic Conditions The City of Brooklyn Center is a moderate size community comprising approximately 5,360-acres, and is bordered by the Cities of Minneapolis, Brooklyn Park, and Crystal. The full extent of the City’s eastern border is along the Mississippi River, with intermittent public access and views to the river corridor. Brooklyn Center is considered a first-ring suburb to the City of Minneapolis, and is geographically positioned just 10-minutes from downtown Minneapolis. The community is highly accessible by car to the larger region from I-94, Highway 252, and Highway 101, and within the City by an extensive network of county and local roadways. The City’s population in 2016 was estimated at 31,231 and approximately 11,300 households. Other key 2016 demographic statistics compiled from the American Community Survey and US Census that were used to inform Plan development include: • Age • Household tenure • Racial/ethnic • Median income Market Snapshot A critical component to planning for the City’s future is to understand the current market dynamics in the community and compare those to the larger region. This is an important aspect of the planning process because it provides context from which the City’s vision for it’s future can be derived. The purpose of this Plan is to be aspirational, but also to consider and be rooted within market reality so that the community can evolve and grow over this planning period. As shown in the following Figure 1-1 and Table 1-1 the City’s existing housing stock is diverse and includes single-family, condominium, townhome and multi-family products. While the housing stock is diverse, most of the product was developed more than 40-years ago, and much of the single-family housing was developed more than 50-years ago. COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 4 Figure 1-1. Year Housing Structure Built 2015 Page 32 of 41 Figure H-27: Year Housing Structure Built 2015 0% 5% 10% 15% 20% 25% 30% 35% 40% Pre- 1950 1950- 1959 1960- 1969 1970- 1979 1980- 1989 1990- 1999 2000- 2009 2010- Present P e r c e n t o f H o u s i n g U n i t s Year Built BROOKLYN CENTER HENNEPIN COUNTY 7-COUNTY METRO AREA Source: US Census: 2011-2015 American Community Survey Table 1-1. Housing Structure Type 2000-2015 Page 33 of 41 Housing Structure Type The type housing structure can influence not only affordability but also overall livability. Having a range of housing structures can provide residents of a community options that best meet their needs as they shift from one life stage to another. For example, retirees often desire multifamily housing not only for the ease of maintenance, but also for security reasons. For those fortunate to travel south during the winter, multifamily residences are less susceptible to home maintenance issues or burglary concerns because of on-site management. For those with health concerns, multifamily residences often have neighbors that can also provide oversight should an acute health problem occur. The majority (63%) of Brooklyn Center’s housing stock consists of detached single-family homes. This is above the proportion found in Hennepin County (55%) or throughout the metropolitan area (59%). Nevertheless, the City’s housing stock is diversified, with many multifamily units in large structures, as well as a significant number of single family attached units. Table H-22: Housing Structure Type 2000-2015 Housing Type 2000 2010 2015 No.Pct.2000 2010 2015 BROOKLYN CENTER Single Family Detached 7,180 6,696 6,872 -308 -4.3%62.9%63.5%62.5% Single Family Attached 929 965 884 -45 -4.8%8.1%9.1%8.0% 2-Units 97 83 94 -3 -3.1%0.8%0.8%0.9% 3-4 Units 142 105 105 -37 -26.1%1.2%1.0%1.0% 5 or more Units 3,048 2,678 3,033 -15 -0.5%26.7%25.4%27.6% Other Unit Types 28 26 8 -20 -71.4%0.2%0.2%0.1% Total 11,424 10,553 10,996 -428 -3.7%100.0%100.0%100.0% HENNEPIN COUNTY Single Family Detached 260,349 265,319 271,200 10,851 4.2%57.1%56.0%55.3% Single Family Attached 32,477 41,925 42,701 10,224 31.5%7.1%8.8%8.7% 2-Units 20,555 17,579 16,841 -3,714 -18.1%4.5%3.7%3.4% 3-4 Units 11,816 10,795 11,554 -262 -2.2%2.6%2.3%2.4% 5 or more Units 129,411 136,607 146,411 17,000 13.1%28.4%28.8%29.9% Other Unit Types 1,521 1,631 1,489 -32 -2.1%0.3%0.3%0.3% Total 456,129 473,856 490,196 34,067 7.5%100.0%100.0%100.0% 7-COUNTY METRO AREA Single Family Detached 624,734 669,718 682,595 57,861 9.3%61.2%60.3%59.3% Single Family Attached 84,436 123,763 130,366 45,930 54.4%8.3%11.1%11.3% 2-Units 35,054 29,435 29,780 -5,274 -15.0%3.4%2.7%2.6% 3-4 Units 24,416 22,573 23,891 -525 -2.2%2.4%2.0%2.1% 5 or more Units 236,350 250,059 268,930 32,580 13.8%23.1%22.5%23.4% Other Unit Types 16,464 15,169 14,592 -1,872 -11.4%1.6%1.4%1.3% Total 1,021,454 1,110,717 1,150,154 128,700 12.6%100.0%100.0%100.0% Source: US Census, 2011-2015 American Community Survey Change 2000-2015 Distribution Housing Market Trends The Brooklyn Center housing market was hit particularly hard in the housing bust of the late 2000s that resulted in a high number of foreclosures and declining median home values. The COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 5 great recession was officially over by the late 2000s, but after-effects lasted far longer and impacted housing prices into the mid 2010s. By 2015 many communities within the region had recovered to pre-bust prices, but Brooklyn Center lagged slightly behind as indicated within the Background Report prepared in the fall of 2017. The market is slowly recovering, and finally in 2018 updated data indicates that the City has now surpassed pre-bust pricing for single-family homes. Despite the modest recovery, the City’s median home prices continue to be well below that of the metropolitan area. According to the Minneapolis Association of Realtors, the median sales price of homes in Brooklyn Center is $186,125 as compared to $247,900 in the metro area. As discussed in subsequent chapters, much of this price di erence can be associated with the age of structures in the community, relatively small square-footage of structures and lack of structure and neighborhood diversity. Map 1-1. Homestead Properties - Year Built Mi s s i s s i p p i Tw i n T w i n Ryan Palmer Twin Twin 94 100 2 5 2 69th Du p o n t 63rd 8 1 Br y a n t 10 73rd 55th 6t h Ca m d e n Gi r a r d J u n e 59th Kn o x 58th B e a r d Ne w t o n 65th Sc o t t 61st Hu m b o l d t Fr a n c e Wi l l o w 66th 64th Freeway 60th U n i t y Shi n g l e C r e e k We s t R i v e r Lo g a n Re g e n t 78th 70th K y l e P e r r y 52nd Ja m e s 50th O s s e o Lila c 53rd Al d r i c h Gr i m e s L e e Howe Ohenry Mo r g a n 4 t h L y n d a l e Ramp Qu e e n 77th 72nd 694 Xe n i a C o l f a x Twin L a k e 67th 54th Ru s s e l l Ericon Meadowwood Ol i v e r Xe r x e s 62nd 76th Br o o k l y n 5 t h Sh e r i d a n Up t o n Nash V i o l e t Janet Irving 47th Summit Bernard 68th 75th MumfordJoyce Ew i n g Dr e w 51st 74th Estate Az e l i a Amy P a l m e r L a k e Oak North w a y Ze n i t h N o b l e Ea s t L y n d a l e 49th Ha l i f a x Q u a i l Yo r k 46th La k e b r e e z e 56th 48th 74 1/2 57th A b b o t t Quar l e s Ju d y Jo h n M a r t i n Wing a r d T o l e d o Urban Poe I m p e r i a l Wilshire Thurber Th o m a s Corvallis N o r t h p o r t Br o o k v i e w Woodbi n e S a i l o r Winchester Eleanor Ri v e r d a l e Pe a r s o n Ad m i r a l Brook d a l e C e n t e r Brookd a l e Vi n c e n t W e l c o m e Bellvue 71st In d i a n a Or c h a r d P e n n Paul Da l l a s Fairview Ve r a C r u z M a r l i n Sie r r a Byron E m e r s o n M a j o r Sh o r e s M i s s i s s i p p i Ea r l e B r o w n Wa s h b u r n Boulder B r o o k l y n B o u l e v a r d F r o n t a g e 46 1/2 Fr e m o n t Lawrence La k e v i e w Fa i r f i e l d Eckberg Burquest Parkway Chowen Ponds Lakeside Angeline L a k e l a n d Kathr e n e Shari A n n 58 1/2 R i v e r w o o d 49 1/2 Al d r i c h 76th 2 5 2 Ir v i n g Pe r r y Co l f a x 73rd Ramp To l e d o C h o w e n Dr e w 67th 73rd C h o w e n 67th 75th Qu a i l A l d r i c h 8 1 Ra m p B e a r d 61st Q u a i l Ramp 46th E m e r s o n Ja m e s 66th Ramp Re g e n t Vi n c e n t Ma j o r 65th 70th 76 t h Ramp 55th 62nd 56th 52nd 71st Ha l i f a x 48th Al d r i c h Perry Un i t y Ab b o t t O r c h a r d 74th Lilac 49th 69th B r y a n t 64th 100 Em e r s o n Da l l a s R a m p 76 t h Qu a i l Xe r x e s Le e R e g e n t F r e m o n t 74th Woodbine 59th 57th 53rd R a m p 72ndLe e Lilac Ra m p Ha l i f a x U n i t y 76th Lo g a n X e r x e s 10 0 Uni t y Ab b o t t Qu e e n 51st Pe n n S c o t t 56th Ja m e s 72nd 71st Du p o n t Ja m e s Pe r r y Fr e m o n t V e r a C r u z Pe r r y 51st Ju n e 72nd 56th Ramp We l c o m e 70th Twin L a k e 50th 71st C a m d e n Yo r k To l e d o 65th Co l f a x F r a n c e 58th Co l f a x Ky l e Ramp Ram p 56th P e r r y Fr e m o n t Lilac F r a n c e Ha l i f a x Fr a n c e Wa s h b u r n G r i m e s 70th 58th 48th L e e N o b l e 694 72 n d Ramp D r e w 66th Qu a i l Ne w t o n 73rd 50th 74th 69t h Ju n e 67th Ol i v e r Ma j o r 54th 51st Up t o n 52nd Yo r k B e a r d Ma j o r Ma j o r 68th Br y a n t Lyn d a l e 74th D r e w C o l f a x 75th Up t o n D r e w 64th Dr e w Wa s h b u r n Xe r x e s 52nd O r c h a r d 61st Shi n g l e C r e e k 67th C a m d e n 69th E w i n g 60th Du p o n t Noble Gi r a r d 47th 62nd 59th 73rd We l c o m e Em e r s o n Orcha r d P e r r y F r a n c e 67th 50th Ca m d e n Kn o x Ra m p 73rd Shingle Creek Sc o t t Re g e n t We s t R i v e r R e g e n t R a m p 53rd 62nd R a m p Ri v e r d a l e 66th Oliver Qu a i l 67th Un i t y 76th 67th 64th Shingle C r e e k X e r x e s M a j o r Ram p 74th 60th Ra m p 66th Ne w t o n X e r x e s S c o t t Grime s 49th 70th 77th 74th 61st 52nd M i s s i s s i p p i Ru s s e l l 48th 68th K y l e 54th Gi r a r d 10 70th P e r r y 75th P e r r y I n d i a n a 4t h Le e Lo g a n W i l l o w 56th 56th Lila c R a m p Lilac Co l f a x Dupont Ly n d a l e 77th Ir v i n g Hu m b o l d t Yo r k Or c h a r d Lilac Ky l e Ramp N o b l e 47th R a m p S c o t t Em e r s o n Un i t y N o r t h p o r t Q u a i l 71st 47th 60th Lilac Gi r a r d 74th 57th Tw i n L a k e 73rd Ol i v e r 51st 70th 54th G r i m e s Ram p A d m i r a l Bro o k l y n 56th Tw i n L a k e 73rd 4t h Gi r a r d Bea r d 72nd Mo r g a n We l c o m e Lilac Mo r g a n 50th 50th Kn o x Le e Winchester Aldrich 75th Hu m b o l d t Fr e m o n t Pe n n Ew i n g Ra m p Ew i n g We l c o m e B r y a n t Ir v i n g 47th 70th 66th Fr a n c e U n i t y 53rd Kn o x M o r g a n Ze n i t h Ramp 73rd Al d r i c h 72nd 70th 76th 53rd Qu a i l Pe n n BROOKLYN CENTER BROOKLYN PARK CRYSTAL MINNEAPOLIS ROBBINSDALE F YEAR_BUILT 1856 - 1913 1914 - 1935 1936- 1949 1950 - 1956 1957 - 1963 1964 - 1974 1975 - 1989 1990 - 2015 0 1,600 3,200 4,800 6,400800 Feet Homestead Properties - Year Built COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 6 Map 1-2. Square Footage of Single-Family Homes INTERSTATE 94 H I G H W A Y 1 0 0 63RD AVE N X E R X E S A V E N 69TH AVE N H I G H W A Y 2 5 2 INTERSTATE 694 57TH AVE N B R O O K L Y N B L V D D U P O N T A V E N 58TH AVE N S H I N G L E C R E E K P K W Y H U M B O L D T A V E N J U N E A V E N B R Y A N T A V E N F R A N C E A V E N L Y N D A L E A V E N 65TH AVE N COUNTY ROAD 10 FREEWAY BLVD 53RD AVE N H A L I F A X A V E N 7 0 T H A V E N SB HWY252 TO WB I94 S B I 9 4 T O 5 3 R D A V E N N O B L E A V E N WB I94 TO BROOKLYN BLVD 51ST AVE N INTERSTATE 94 53RD AVE N H U M B O L D T A V E N H I G H W A Y 2 5 2 F R A N C E A V E N H I G H W A Y 1 0 0 INTERSTATE 694 F R A N C E A V E N BROOKLYN CENTER MINNEAPOLIS CRYSTAL BROOKLYN PARK ROBBINSDALE F 0 1,600 3,200 4,800 6,400800 FeetSize of Homesteaded Single Family Homes Finished Square Feet 0 - 1,019 1,019 - 1,196 1,196 - 1,462 1,462 - 1,948 1,948 - 3,323 Nearly a third of the City’s housing stock is renter occupied, and most is contained within larger multi-family structures and complexes. The majority of the multi-family housing is located adjacent to major roadway corridors and near the former regional mall site. The City’s rental product is considered to be affordable, but it is naturally occurring due to age of buildings, units, and level of finish of existing units. This is an important distinction because no new multi-family housing or large-scale apartment product has been developed in the community for more than 40-years which may signal potential issues with deferred maintenance, unwanted conversions or wanted conversions to higher market-rate product, deteriorating quality COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 7 and lack of options that meet changing demographic demands of the City’s residents. The recent apartment boom in adjacent communities such as Saint Paul and Minneapolis bring new product to the market place that is renting at substantially higher rates, thus further contributing to the disparity between the region and the City. Part of this Plan is to evaluate and understand how pricing in new multi-family development will compare to the larger region, and to address affordability as a component of new development to ensure economic diversity within newer areas of the community is planned and strategies are developed to ensure a range of affordability into perpetuity. Employment and Commercial Trends This Plan acknowledges and identifies the significant change in retail, office and employment that has occurred in the City since the 2030 Plan was prepared and adopted. Peak employment in the City occurred around 2000 when there approximately 16,700 jobs which then began to decline steeply as Brookdale closed leaving a little more than 11,000 jobs in the community by 2010. Since 2010, the City has slowly begun to add jobs back into the community and that trend is expected to continue through this planning period as redevelopment efforts take shape and come to fruition. Throughout this planning process residents, commissioners and policy-makers have emphasized that the City should capitalize on the entrepreneurial attitudes of new residents. Repeatedly this process revealed a passion, interest and commitment of residents and stakeholders to renew, reimagine and reinvigorate the city center with new business uses that could benefit from new nearby residences. From local restaurants, cafes, start-up business/office spaces to larger specialty shops and services residents are eager to create a more dynamic and mixed-use environment in the community. This objective is consistent with regional trends provided new residences are also planned for so that vibrant, mixed-use areas are developed. At both a regional and national level, market trends suggest that creating experienced-based places with diverse services, work opportunities and retailers in an accessible location is most desirable for redevelopment. As described in subsequent chapters of this Plan, Brooklyn Center is uniquely positioned to capitalize on this trend because underdeveloped and undeveloped land is available with key regional adjacencies such as the new C-Line Bus Rapid Transit (BRT) which will open in 2019. The presence of key infrastructure, coupled with proximity to the major employment centers, provides an exceptional opportunity for the City to not only add new households to the region but to add new jobs and create a new identity for employment in the City. COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 8 Planning Context The planning context of this Plan is also an important consideration to understand how and why the subsequent chapters of this planning document were created. While the City’s location in the regional and current market dynamics provide context to where and why certain characteristics are emphasized within this Plan, the Planning Context establishes the requirements of this planning effort that must be addressed and also describes who was involved at the local level in the creation of this Plan. The following sections will define the planning context of the following: 1. Regional context and requirements (Metropolitan Council) 2. Local context and objectives guiding Plan development Regional context and requirements – Metropolitan Council Cities often wonder when, and why, they should prepare an update to their Comprehensive Plan. While cities are able to amend or update their Plans at any time, the Metropolitan Land Planning Act requires all cities and counties in the Twin Cities Metropolitan Area (seven- county) to adopt a Comprehensive Plan, and to update and amend those plans on a minimum of a decennial basis for consistency with the regional systems. The Plan update may address a broad spectrum of issues and opportunities important to the City, but at a minimum the Plan must be updated for conformance with the Metropolitan Council’s regional system plans that include t ransportation (highways and transit), water resources (wastewater services), airports, parks and open space. To clearly define how a City must establish conformance with the Metropolitan Council’s requirements the Metropolitan Council issues a System Statement to each community in advance of the decennial Plan update period. Within the System Statement, the Metropolitan Council outlines and details the key areas that Brooklyn Center must update for compliance with the regional system. The following information provides a summary of the System Statement requirements that were considered and planned for within subsequent sections of this Plan update. COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 9 Community Designations The Metropolitan council groups cities and communities with similar characteristics into Community Designations for the application of regional policies. The entire community of Brooklyn Center is designated as an Urban community. This designation acknowledges and recognizes that the City is fully developed but may include redevelopment opportunities, and has been primarily developed with a fairly compact development pattern. It is also a recognition of the City’s proximity to both Saint Paul and Minneapolis and is a nod to the dominant time period in which the community was developed. One of the primary objectives in establishing Community Designations, is to ensure that communities plan for development and corresponding infrastructure in a sustainable and fiscally responsible way that will support the objectives of the designation. (See Map 1-3. Community Designation). Map 1-3. Community Designation INTERSTATE 94 H I G H W A Y 1 0 0 63RD AVE N X E R X E S A V E N 69TH AVE N H I G H W A Y 2 5 2 INTERSTATE 694 57TH AVE N B R O O K L Y N B L V D D U P O N T A V E N 58TH AVE N S H I N G L E C R E E K P K W Y H U M B O L D T A V E N J U N E A V E N B R Y A N T A V E N F R A N C E A V E N L Y N D A L E A V E N 65TH AVE N COUNTY ROAD 10 FREEWAY BLVD 53RD AVE N H A L I F A X A V E N 7 0 T H A V E N S B I 9 4 T O 5 3 R D A V E N N O B L E A V E N WB I94 TO BROOKLYN BLVDINTERSTATE 94 53RD AVE N H U M B O L D T A V E N H I G H W A Y 2 5 2 F R A N C E A V E N H I G H W A Y 1 0 0 INTERSTATE 694 F R A N C E A V E N BROOKLYN CENTER MINNEAPOLIS CRYSTAL BROOKLYN PARK ROBBINSDALE F Community Designation Urban 0 1,600 3,200 4,800 6,400800 Feet COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 10 More detail regarding the community’s roles and responsibilities as an Urban designated community can be found in Chapter 3: Land Use. Some of the key highlights of the City’s role are as follows: • The City should plan for any redevelopment, or new development, to achieve average densities of no less than 10 dwellings per acre. • Targeted redevelopment should be considered at key transportation corridors, or where regional transit investments are known. • Focus should be placed on local infrastructure needs of current and future development in the community – including sidewalks, roadways, sewer, water and surface water management. Forecasted Growth To plan for the City’s future the Metropolitan Council provided forecasted population and household projections that the City is required to consider as it prepared this Plan update. As stated within Chapter 3, the City believes it may grow beyond what is identified within the 2015 System Statement given current redevelopment expectations but is generally within the range of what the Metropolitan Council has forecasted. As the City contemplates redevelopment it is important that the City considers the following: • Allow development that is consistent with this Comprehensive Plan, which includes revised household and population projections based on redevelopment plans. • Promote redevelopment of key areas that provide the greatest access to existing transportation and transit lines. • Consider redevelopment that incorporates sustainable and resilient infrastructure design standards to ensure adequate infrastructure is available to new areas. If the areas identified for change and growth are redeveloped there is the potential to add more than 2,200 new households to this area of the region. While this represents a small portion of the overall expected growth, it would be first time the City has added that number of households and population since it first experienced its development boom in the 1950s and 1960s. The expected change is why this Plan emphasizes thoughtful and integrated planning of the redevelopment areas to ensure that new developments are interconnected with existing neighborhoods and that as areas are reimagined that they are seamlessly integrated into the City’s existing fabric. COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 11 Local Planning Context & Objectives Guiding Plan Development In part, the City has prepared this Comprehensive Plan Update to fulfill the requirements of the Metropolitan Council; however, the City also viewed this process as an opportunity to further refine its goals and aspirations for the future of Brooklyn Center. 2040 Plan Update Objectives The following objectives were established to help guide the Plan update process: 1. Update the Comprehensive Plan to meet the Metropolitan Council’s requirements for compliance with the four regional systems, while tailoring the Plan to meet the City’s long-term goals and aspirations. 2. Simplify this Plan to more clearly define the City’s aspirations so that residents, stakeholders, developers and policy-makers understand the objectives of the community through this planning period. 3. Create dimension within the Land Use Plan through incorporation of new land use designations that are clear, concise, and more responsive. 4. Establish an appropriate mix of uses that balance market realities with the aspirations and vision of the community. 5. Create a Plan that is easy to use and understand. The Plan should be helpful to staff, residents, stakeholders and policy-makers. 6. Engage the public, commissions, staff and policy-makers throughout the process to help guide Plan development. COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 12 Engagement Process An important component of this Plan update process is to solicit public input to ensure that the Plan accurately reflects the goals and objectives of the residents and stakeholders. This public engagement process was specifically tailored to this Plan development and included: • Meeting the public where they were – this included booths at both Holly Sunday and Earle Brown Days to solicit feedback from a broad cross-section of residents and stakeholders of the community. • Regular Planning Commission Meetings – the Planning Commission held regular monthly work sessions (open to the public) to guide the plan development process. • Joint work sessions of the Planning Commission and City Council – e joint work sessions allowed for both bodies to work together to develop the contents of this Plan. COMMUNITY AND PLANNING CONTEXT - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 13 • On-line public comment surveys to ‘check the plan’ – this included online surveys to ‘check’ the contents of the draft Plan to ensure it responds to the aspirations of the community through this planning period. The intent of the public engagement process was to create opportunities for meaningful feedback and to gain consensus on the direction for the future of Brooklyn Center over this planning period. Plan Development & Changes from the 2030 Plan This 2040 Plan is a re-write of the previously adopted Plan, however, it is still informed by previous planning studies which served as a foundation to this effort. Some of the key highlights of this Plan are as follows: • This Plan embraces transit, and introduces new land use designation that emphasizes compact and walkable redevelopment that capitalizes on the new Bus Rapid Transit C-Line which is planned to open in 2019. • The ‘center city’ was expanded to not only address redevelopment of the former Brookdale site, but to encompass a ‘central spine’ that bisects the community along highway 100. The expanded area of consideration leads to increased opportunities for larger scale redevelopment with a greater mix of uses. • Current market trends and projections were used to help inform the types of land use changes identified within this Plan. Integration of housing within the City’s redevelopment efforts is identified as a critical component to success. This Plan carefully balances market dynamics with the goals and aspirations of the community. • This Plan identifies implementation strategies and steps to reinforce resilient, and sustainable redevelopment plans that focus on a more compact, connected system of transit, trails, and open spaces in City’s identified redevelopment areas. The Chapters that follow are the culmination of efforts of the Planning Commission, stakeholder and resident feedback, staff and the City Council. This Plan is intended to serve as a guide for the community’s land use, redevelopment, housing and infrastructure planning through this planning period. The City acknowledges that the community relies on this Plan to understand where and how things may change and evolve in Brooklyn Center over the next decade, and where things are projected to stay the same. This Plan is intended to clearly describe to potential developers where the City is interested in redevelopment, and how those areas can be reimagined to redefine the image of Brooklyn Center for future generations. While this Plan makes every effort to lay out a path forward for the next 20 years, it is also intended to be a living document that should be reviewed, updated, and changed when necessary. DRAFT Chapter 2: Vision, Goals & Strategies INTERSTATE 94 H I G H W A Y 1 0 0 63RD AVE N X E R X E S A V E N 69TH AVE N H I G H W A Y 2 5 2 INTERSTATE 694 57TH AVE N B R O O K L Y N B L V D D U P O N T A V E N 58TH AVE N S H I N G L E C R E E K P K W Y H U M B O L D T A V E N J U N E A V E N B R Y A N T A V E N F R A N C E A V E N L Y N D A L E A V E N 65TH AVE N COUNTY ROAD 10 FREEWAY BLVD 53RD AVE N H A L I F A X A V E N 7 0 T H A V E N SB HWY252 TO WB I94 S B I 9 4 T O 5 3 R D A V E N N O B L E A V E N WB I94 TO BROOKLYN BLVD 51ST AVE N INTERSTATE 94 53RD AVE N H U M B O L D T A V E N H I G H W A Y 2 5 2 F R A N C E A V E N H I G H W A Y 1 0 0 INTERSTATE 694 F R A N C E A V E N BROOKLYN CENTER MINNEAPOLIS CRYSTAL BROOKLYN PARK ROBBINSDALE F01,600 3,200 4,800 6,400800 FeetSize of Homesteaded Single Family Homes Finished Square Feet 0 - 1,019 1,019 - 1,196 1,196 - 1,462 1,462 - 1,948 1,948 - 3,323 Comprehensive Plan 2040 VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 1 INTRODUCTION Since the 2030 Comprehensive Plan was adopted Brooklyn Center has experienced significant changes in nearly all aspects of the community. Once known as the “City with Brookdale Mall” the loss of the regional retail destination left a large area of underutilized and vacant land at the core of the community. Suddenly Brooklyn Center’s residents were left without a firm identity as the heart of the City no longer pulsed with the vibrancy it had for so many decades before. No one could have predicted how significantly and quickly retail trends would change, and how the rise of e-commerce and experience-based retail would result in less demand for physical bricks and mortar storefronts and large-scale malls. The swift change left Brooklyn Center in a state of flux, leaving a large area of the community ripe for redevelopment…but what would it become? The loss of the regional retail destination had a significant impact on Brooklyn Center, but it is not the only change happening in the community. Over the past decade the City has become the most diverse community in the Twin Cities metropolitan area. Brooklyn Center’s location in the region has made it a highly desirable place for new families to locate, and the population is younger with more families and kids than in the county and neighboring cities. The City has remained one of the most affordable and accessible places to live in the metro area, despite skyrocketing real estate prices in the region. All of these factors impact the City. They play a role in how the community thinks about what types of retailers, offices, services, houses, transit, and parks, trails and open spaces are needed to support the current and changing demographics of the community. The evolving dynamics of Brooklyn Center reveal an opportunity for the City to plan for its future and to capitalize on its strengths. This Chapter is intended to serve as a guide for the City through this planning period. It includes a vision for the City’s future as adopted and established through previous planning efforts and is further refined and supported through a set of goals and strategies for each topic area contained within this Comprehensive Plan (2040 Plan). Sprinkled throughout subsequent chapters of this 2040 Plan goals are restated in callout boxes to correlate how specific sections support the goal statements as a reminder of the community’s aspirations. This Chapter serves as the roadmap for this planning period, and it is intended to help residents, stakeholders, business owners and policy-makers bring the City’s plan to fruition. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 2 BROOKLYN CENTER VISION 2040 The City of Brooklyn Center’s policy makers and leadership have engaged in several visioning and strategic planning initiatives over the past few years. The various efforts resulted in the development of a Vision and Mission Statement for the community, as well as a set of short- term Strategic Priorities. Rather than recreate the wheel, this 2040 Plan process validated that the Vision and Mission Statements continue to reflect the aspirations of the community. The adopted Strategic Priorities correlate to various components of this 2040 Plan and are highlighted and integrated into the relevant section of this Chapter. The purpose of restating the Strategic Priorities, even though they may be short-term, is to show how they are supported and enhanced by the goals and strategies developed through this process. It became clear through various meetings and public engagement events that the City’s efforts to establish a Vision and Mission Statement were successful, and that these statements continue to reflect the aspirations of the community. The City’s adopted Vision and Mission statements are restated below and serve as guide for this 2040 Plan. Vision Statement “We envision Brooklyn Center as a thriving, diverse community with a full range of housing, business, cultural and recreational offerings. It is a safe and inclusive place that people of all ages love to call home and visitors enjoy due to its convenient location and commitment to a healthy environment.” Mission Statement “The mission of the City of Brooklyn Center is to ensure an attractive, clean, safe, and inclusive community that enhances the quality of life for all people and preserves the public trust. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 3 GOALS & STRATEGIES The Vision and Mission Statements provide the framework and high-level direction from which supporting goals, strategies and policies can be derived to help bring this 2040 Plan to fruition. Having a clear Vision and Mission Statement was invaluable to this planning process because it allowed the effort to focus on developing a set of core goals and strategies that would support the Vision for the City’s future. The City assigned the Planning Commission as the 2040 Plan’s primary working group, and the Commission was responsible for establishing a set of goals and strategies from which subsequent chapters of this Plan were derived. The first step in establishing a set of draft goals was a Strengths, Weaknesses, Opportunities and Threats (SWOT) exercise that required the Planning Commission to identify what specific characteristics and qualities of the community they hoped would either be addressed, maintained or enhanced. The Planning Commission was then asked to prioritize their SWOT exercise to determine which characteristics and qualities rose to the level of aspirations and goals for this Plan. The results of the SWOT and prioritization were then turned into goal statements using specific action-oriented works with a defined meaning. The draft goal statements became the foundation of the Planning Commission’s discussion that addressed topics such as Community Identity and Character, Land Use and Redevelopment, Housing, Transportation, and Infrastructure. The goal statements and themes became the foundation from which feedback and information were collected throughout the 2040 Plan planning process. These topics were used to structure and guide focused discussions with other city commissions, city staff, on-line surveys, and at public events. After collecting feedback through public engagement efforts and working with the Planning Commission and city staff, a set of supporting strategies were developed based on the input received. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 4 The following goals and strategies are a culmination and synthesis of information collected through the various efforts to engage the public, the Planning Commission, other city commissions, policy-makers and staff. This Chapter is the core of the 2040 Plan and establishes the priorities and initiatives the City has identified as essential during this planning period. Given the importance of this Chapter to the Plan, it is critical that definitions for certain terms and words are universally understood by the user of this 2040 Plan. For purposes of this document, the following definition of a goal and a strategy are provided: Goal A general statement of community aspirations and desired objectives indicating broad social, economic, or physical conditions to which the community offi cially agrees to try to achieve in various ways, one of which is the implementation of the Comprehensive Plan. Strategy An offi cially adopted course of action or position to implement the community goals. In addition to properly defining a “Goal” and a “Strategy”, the definition of the action word contained within the goal and strategy statements must also hold a common definition that assigns various roles, commitments, and responsibilities to the City. A glossary of these terms is found in the Appendix of this 2040 Plan. The ‘action’ words used in the following goal and strategy statements are assigned the following levels of financial commitment: No commitment of fi nancial investment, staff resources & policy directives May include fi nancial investment, staff resources & policy directives Commitment to fi nancial investment (if needed), staff resources & policy directives Continue Endorse Reserve Recognize Promote Work Create Encourage Enhance Explore Maintain Identify Protect Provide Strengthen Support Sustain VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 5 The following goals and strategies are categorized by topic area, and generally correspond to the individual Chapters that are contained within this 2040 Plan. Preceding the goals and strategies, if applicable, are the City’s adopted short-term Strategic Priorities. While these statements are identified as ‘short-term’ in many cases the priority is relevant and applicable to the long-term goal and strategy statements. Each Chapter should support, build upon, and incorporate these goals and strategies into the Plan component and develop implementation steps that will help achieve the goals and strategies as identified. The intent of these statements is to provide a roadmap for development in the City; to be aspirational; and to create a framework for policy- makers, commissions, city staff, developers, landowners, businesses and residents. Community Image Goals Adopted Strategic Priority: Enhanced Community Image “Our ability to attract and retain residents and businesses is influenced by the perception of the City. We will take specific actions to assure that Brooklyn Center is recognized by residents, businesses, stakeholders, and visitors as a high quality, attractive, and safe community.” Community Image Goal 1: Promote Brooklyn Center as an exceptional place for businesses, visitors and residents, both existing and new, because of its locational advantage and accessibility within the region. Strategies • Continue to refine and enhance the City’s recent print and online rebranding efforts. • Strengthen the City’s identity through proactive communications that reach the larger region (e.g. develop marketing collateral to send to DEED, professional associations, press releases, etc.) • Support the development of a task force or working group of community stakeholders to provide on-going perspectives and feedback to improve and help guide the City’s marketing and branding initiatives. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 6 Community Image Goal 2: Support the development of sustainable, resilient, and accessible neighborhoods in the City Center that reinforce the City’s commitment to its diverse residents, neighborhoods, and businesses. Strategies • Promote redevelopment of the former Brookdale Mall site as a Transit Oriented Development site that plans for a mix of uses including diverse housing types.. • Create a walkable and connected street, sidewalk and bikeway system throughout the City Center that connects to surrounding neighborhoods. • Recognize the limitations of existing structures and land uses and allow for the reimagining and intensification of uses to further development of a Transit Oriented Development (TOD) City Center. • Encourage developers to incorporate innovative and sustainable site design elements that reintroduces and reestablishes green space in the City Center and adjacent redevelopment areas. • Identify opportunities to incorporate green infrastructure into existing and redevelopment areas in all types of development. • Provide incentives for redevelopment that incorporates housing at all levels of affordability from affordable to high-end market rate units, within a single project when feasible. • Promote the City Center as a community gathering space with pop-up shops, open air markets, and flexible space to support local businesses. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 7 Community Image Goal 3: Explore meaningful ways to represent the community’s diversity through the City’s branding, marketing and visual communications. Strategies • Enhance City issued and sponsored communications by providing materials translated in multiple languages that are tailored to Brooklyn Center’s population. • Create a working group or task force with diverse representation to provide feedback and suggestions on major branding and marketing efforts. • Identify key marketing and branding initiatives, particularly of redevelopment areas, and engage Brooklyn Center’s residents and business owners on-line to solicit feedback early and often throughout development projects. Community Image Goal 4: Encourage and promote reinvestment in the City’s infrastructure including roadways, streetscapes, trails and utilities to signal Brooklyn Center’s commitment to the long-term success of its residents and businesses. Strategies • Maintain the City’s existing infrastructure through appropriate budgeting through the City’s Capital Improvement Plan process. • Identity areas that could be revitalized through targeted infrastructure reinvestment and include relevant inventory and analysis in applicable small area plans, redevelopment studies, etc. • Work to develop a comprehensive wayfinding and signage system for bikeways and trails throughout the City. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 8 Community Image Goal 5: Recognize the opportunity and value of Brooklyn Center’s changing demographics and entrepreneurial attitudes to create an identity that embraces diversity as part of the City’s future. Strategies • Work to understand the needs of Brooklyn Center’s population for office, commercial, restaurant, retail and multi-use spaces. • Identify opportunities within redevelopment areas that could fulfill the needs of Brooklyn Center’s entrepreneurs and small business owners. Intergovernmental & Community Relationship Goals Adopted Strategic Priority: Inclusive Community Engagement “In order to provide effective and appropriate services, we must clearly understand and respond to community needs. We will consistently seek input from a broad range of stakeholders from the general public, non- profit, and for-profit sectors. Efforts to engage the community will be transparent, responsive, deliberately inclusive, and culturally sensitive.” Intergovernmental & Community Relationship Goal 1: Identify opportunities to improve communication and engagement with the community’s residents, business owners and stakeholders. Strategies • Recognize that the City’s demographics are changing quickly, and it is important to adapt and change engagement and communication methods on a regular basis to meet the needs of residents and business owners. • Work to maintain the City’s communication materials in a variety of platforms with various languages that match the cultural needs of the community. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 9 Intergovernmental & Community Relationship Goal 2: Strengthen opportunities to collaborate with adjacent municipalities, agencies and the County on planning, marketing, transportation and infrastructure initiatives that may impact the City. Strategies • Recognize the importance of the City’s participation within the region and the importance of planning across borders (i.e. regional transit and bikeway planning, economic development, access to job centers, etc.) • Encourage City staff to work with staff members in adjacent communities to identify opportunities to coordinate efforts that are mutually beneficial. Intergovernmental & Community Relationship Goal 3: Explore ways to collaborate with the school districts, non-profits and the for-profit sectors to engage the City’s youth so that they are invested in the community. Strategies • Strengthen the City’s relationship with the schools to better understand the needs of the youth in the community (i.e. better access to jobs, transit, bikeways, etc.) • Explore opportunities to involve the City’s youth on advisory boards, in planning initiatives and on other engagement events to encourage their participation and feedback to help shape the future of the City. • Create a consistent presence of the City and its available opportunities, services and facilities in local schools, community gathering spaces and areas where Brooklyn Center’s youth congregate. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 10 Land Use, Redevelopment & Economic Competitiveness Goals Adopted Strategic Priority: Targeted Redevelopment “Redeveloping properties to the highest value and best use will accomplish our goals regarding housing, job creation, and growth of the City’s tax base. We will appropriately prepare sites and provide the necessary supporting infrastructure investments to guide redevelopment of publicly- and privately-owned properties.” Adopted Strategic Priority: Resident Economic Stability “The economic stability of residents is essential to vibrant neighborhoods and to retail, restaurant, and business growth. We will lead by supporting collaborative efforts of education, business, and government sectors to improve income opportunities for residents.” Land Use, Redevelopment & Economic Competitiveness Goal 1: Support the Future Land Use Plan through the update or creation of relevant and market-based small area plans, redevelopment plans, and the zoning ordinance. Strategies • Identify and prioritize key redevelopment areas and develop a work plan and potential schedule/timeline for each area. • Provide staff and consultant resources to prepare a comprehensive update to the City’s zoning ordinance to support the Planned Land Uses. • Protect the Future Land Use Plan through development of clear, concise and descriptive policy documents and initiatives that support the City’s long-term vision. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 11 Land Use, Redevelopment & Economic Competitiveness Goal 2: Continue to support a proactive, integrated approach to redevelopment that clearly defines the City’s objectives for specific areas and sites within the community. Strategies • Strengthen the City’s vision for key redevelopment areas through preparation of master plans and small area studies to ensure thoughtful and responsive development. • Encourage developers, staff, and stakeholders to think-big and creatively about redevelopment to create an interesting, vibrant, and innovative City Center and surrounding neighborhoods. • Support and encourage development concepts that incorporate flexibility for space and programming that could be used for start-ups, small companies, pop-ups, and local markets that provide opportunities to promote the City’s diverse residents. • Explore opportunities to increase the mix of uses on the Brooklyn Boulevard corridor, increasing densities, identifying key nodes for the concentration of commercial uses and providing opportunities for new housing types. 75th 48th L o g a n 1 0 0 47th 56th 58th H a l i f a x Wilshire 70th R a m p 76th A l d r i c h 6 6 t h 73rd T w i n L a k e 694694 61st H a l i f a x Y o r k 4 0 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y 73rd 69th 55 t h N o r t T h o m a s F r a n c e R a m p B e a r d Y a t e s Bellvue Ponds James 49th R a mp L a k e l a n d I n d i a n a 47th F r e m o n t R a m p I n d i a n a 73rd 7 1 s t 49th 74th IrvingJames U n i t y VillageCreek 7 3 r d X e n i a M o r g a n E m e r s o n N e w t o n P e r r y R a ilr o a d 65th S c o t t Q u a i l Y o r k R a m p H alif a x T o l e d o S h a r i A n n L e e N o b l e G i r a r d X e r x e s E w i n g S c o t t U p t o n P e r r y F r e m o n t P e r r y P e n n M i s s i s s i p p i K n o x 72nd 6 t h R u s s e l l Q u a i l M a j o r S c o t t R e g e n t K a t h r e n e Angeline O l i v e r C o l f a x 6 t h A l d r i c h C o l f a x 4 t h K y l e J a m e s G r i m e s G i r a r d O r c h a r d O r c h a r d E m e r s o n N o b l e U n i t y I r v i n g L o g a n L o g a n M a j o r Q u a i l H a l i f a x P e r r y A l d r i c h N e w t o n L e e L y n d a l e A l d r i c h A l d r i c h O l i v e r M o r g a n B r y a n t Winchester K n o x M a r s h a l l K n o x X e r x e s 66th M o r g a n V i n c e n t Q u a i l O l i v e r M a j o r L o g a n W a s h b u r n M a j o r N e w t o n X e r x e s T h o m a s S h e r i d a n D r e w Q u a i l T o l e d o O r c h a r d G r e a t V i e w Em i l i e H u m b o l d t R i v e r w o o d E w i n g C a m d e n R e g e n t C o l f a x J u n e C o l f a x T o l e d o R e g e n t X e n i a 4 t h 48th B e a r d L a k e l a n d U n i t y L a k e s i d e L a k e C u r v e I r v i n g 54 t h W e l c o m e J o s e p h i n e B e a r d A b b o t t 47thByron G r i m e s H u m b o l d t C r y s t a l L a k e L e e t hw a y F r a n c e 45th R u s s e l l W a s h b u r n V i n c e n t U p t o n Q u e e n S h e r i d a n 53rd L a k e vie w T h o m a s P e n n I s l e m o u n t Lakeland O l i v e r N e w t o n L o g a n a n M o r g a n K n o x J a m e s I r v i n g 6 6 t h G i r a r d S o o 37th 57th 73r d C h o w e n Corvallis 48th Poe P e n n U n i t y 56th Z e n i t h D r e w U p t o n C h o w e n Burquest O r c h a r d R i v e r d a l e Boulder 62nd 46th Y o r k C a m d e n L a k ela n d G i r a r d G i r a r d I n d i a n a 51st O s s e o Oak H a l i f a x D r e w R a mp P e r r y Q u a i l B r o o k l y n M a r l i n H a lif a x L a k ela n d L e e G r i m e s E a r l e B r o w R a m p D a l l a s Amy 72nd Woodbine 51st 6 3 r d 94 B r o o k l y n O r c h a r d J u n e I n d i a n a P e r r y Q u a i l R e g e n t H a l i f a x V i n c e n t C a m d e n 68th 4 t h E w i n g E m e r s o n R a m p L i l a c E a s t R i v e r 74 1/2 1 s t R e g e n t N o b l e R a m p R a m p M o r g a n G i r a r d V e r a C r u z J a m e s L e e B e a r d L y n d a l e L y n d a l e 67thRamp Joyce Janet D r e w E a s t L y n d a l e 62nd 66th Quarles J a m e s R a m p R a m p Winchester R a m p R a m p L a k ela n d 72nd R a m p Woodbine 9 4 T w i n L a k e R a m p P e a r s o n L i l a c V i c t o r y M e m o r i a l Ra m 2 5 2 S c o t t Palmer T w i n Ryan T w i n C r y s t a l M i s s i s s i p p i T w i n Brooklyn Center Brooklyn Park B r o o k l y n C e n t e r B r o o k l y n P a r k B r o o k l y n C e n t e r C r y s t a l B r o o k l y n C e n t e r F r i d l e y Brooklyn Center Minneapolis B r o o k l y n P a r k F r i d l e y C r y s t a l R o b b i n s d a l e F r i d l e y M i n n e a p o l i s R o b b i n s d a l e M i n n e a p o l i s 0 1,700 3,400 5,100 6,800850 FeetF Land Use Designations 2040 Planned Land Use (DRAFT) LDR MDR HDR C O/SB Transit Oriented Development (TOD) Neighborhood Mixed Use Commercial Mixed Use Business Mixed Use Industrial/Utility ooo Airport PSP/Institutional Parks, Recreation, Open Space ROW RR ROW Brooklyn Blvd Overlay District 152 152 94 94 252 100 100 61st Oheennryyryr o n W a W a W s h b u r r n Y o Y o Y r k V i n c e n t t Z e n i t h h 599th 60tthh X X e e r r x x x r x r e e s s x x e e s s t hw k dd aa l e e nn ttt eeee r S h i n g l C r e 566th 53rd e k Q u e e e n k d a l e CC e e n n t 7th P e n n c 544th R u s s e l l J a a m e s I i L o g g a n n n O l i v v e r a n K n o o x a a n E E a a r r l l e e B B r r o w BBroookkly iitt oo k C C C C eShingl B r o o o o k C C C C C C C C C e e RR a m00 hww aa y S h n g o k d t hw C C e F F r c r c xx F A b b o t t t 3rd S a il o r r dd D D r e e w 152 h R a a m m m a m m m R R a a R R a a a a a h m m m m m m m m m m m m m m m 2 e R R a 55557th R e w w w D N o r t r t r N 152 R a p N o r t r t r N 152 D D r e D r e w 152 th R h R R R R /2 w w w N p Freeway RRaa mm 1 0 0 m m m p p m m m m m p p p p pRRaa H H H H u u m m m m b b b b b b b o o o o o l l l l l d d d d t t t t t t t t RR aa mpp JJamess J a rkwayyyyy a m e s Areas Planned for Change VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 12 Land Use, Redevelopment & Economic Competitiveness Goal 3: Strengthen opportunities for high-quality redevelopment through establishing clear planning and regulatory documents. Strategies • Provide clear ordinances that permit uses consistent with the City’s vision and minimize the number of uses required to obtain special or conditional use permits. • Create new zoning and overlay districts that are concise, directive and use graphics (pictures and/or diagrams) to explain the City’s requirements. • Explore opportunities to streamline the development process and utilize Brooklyn Center’s customer focus and nimble approach as a competitive advantage. Land Use, Redevelopment & Economic Competitiveness Goal 4: Enhance and maintain existing neighborhoods through proper land use designations and clear supportive zoning that makes reinvestment and rehabilitation easy for residents. Strategies • Create and maintain a cheat-sheet for residents that explains in plain language the permitting and regulatory process. Provide this in multiple languages. • Explore opportunities to engage and communicate with residents to learn about their needs and identify ways the City may help, either through education, information, or direct assistance. • Create a policy and ordinance that describes expectations for home- based businesses and establishes a permitting process to ensure compatibility with existing single-family uses. • Explore opportunities to utilize technology to make it easier and more convenient for residents to interact with the City. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 13 • Create zoning regulations that reflect the demands of the current single-family housing market. Land Use, Redevelopment & Economic Competitiveness Goal 5: Recognize that many areas in the community are aging and may require reinvestment, redevelopment, or reimagining and that all scales and sizes of opportunity have merit to further support the community’s future. Strategies • Explore opportunities to create neighborhood nodes that are integrated and support the needs of residents and encourage a more walkable community. • Identify opportunities and tools (that may include financial resources) that assist residents with regular maintenance, upkeep, and/or remodeling so that their homes meet their needs and are places they want to stay and contribute to a more stable neighborhood. • Continue to evaluate how redevelopment can further enhance and support the sustainability of individual properties, neighborhoods and the larger community. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 14 Land Use, Redevelopment & Economic Competitiveness Goal 6: Provide clear direction to developers, property owners, and residents about the City’s desires for each redevelopment area through this 2040 Plan, as well as small area studies, master plans and the zoning ordinance. Strategies • Support redevelopment initiatives through a coordinated Request for Proposal (RFP) process to solicit interest and responses from developers for city-owned properties. • Promote the City’s vision for each redevelopment area through various means including on-line, print, and media. • Explore opportunities to encourage redevelopment through site assembly, master planning, predevelopment, and land preparation. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 15 Land Use, Redevelopment & Economic Competitiveness Goal 7: Explore opportunities to create unified branding, connections, and visual cues to reinforce Brooklyn Center’s identity and relationship to existing neighborhoods. Strategies • Create a city-wide beautification strategy that includes a process for creating community identity and pride through the use of public art. • Work to develop a comprehensive list of design guidelines for residents, developers and stakeholders that provide a menu of Brooklyn Center “branding’ elements that can be incorporated into new and existing developments and neighborhoods. • Strengthen the City’s commitment to its designation as a Tree City USA by incorporating more trees and landscaping at the City’s main gateways and entrances. • Encourage residents, developers, and other stakeholders to use city authorized branding elements in marketing materials, streetscape improvements, and design elements. • Identify key pedestrian, bikeway, auto and transit corridors that should incorporate consistent branding elements and landscape themes. • Promote Brooklyn Center’s diversity through the development of flexible spaces, opportunities for pop-ups and other small business incubators. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 16 Land Use, Redevelopment & Economic Competitiveness Goal 8: Enhance the City’s economic position in the region through easy to navigate processes and creative land use designations. Strategies • Explore ways to improve the City’s ordinances so that the entitlement process is clear and easy to navigate. • Identify opportunities throughout the region to promote the City’s redevelopment areas as a great place for new businesses to locate (i.e. DEED, Hennepin County Business Associations, Chamber of Commerce, etc.) Housing & Neighborhood Goals Adopted Strategic Priority: Safe, Secure, and Stable Community “For residents and visitors to fully appreciate and enjoy a great quality of life, it is essential that all neighborhoods are safe, secure, and stable. Wewillassure compliance with neighborhood condition and building safety standards, provide proactive and responsive public safety protection, wise stewardship of City resources and policies that promote safety, security, and a lasting stable environment.” Housing & Neighborhood Goal 1 Promote a diverse housing stock that provides safe, stable, and accessible housing options to all of Brooklyn Center’s residents. Strategies • Protect existing naturally occurring a ordable housing options within the City through supportive land use designations and associated policies. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 17 • Explore opportunities within multi-family redevelopment areas to include market-rate and a ordable housing options within each project. • Strengthen existing neighborhoods through focused efforts to assist with maintenance and preservation of the housing stock. Housing & Neighborhood Goal 2 Recognize and identify ways to match Brooklyn Center’s housing with the City’s changing demographics. Strategies • Identify and inventory the City’s existing rental housing stock to understand the rental unit-mix and unit-type to determine where gaps in the supply exist. • Work to incorporate increased diversity of units within new redevelopment areas from micro-apartments to three- and four- bedroom units. • Encourage property owners to reinvest in existing properties to maintain owner-occupied and renter-occupied units to create a more sustainable and stable housing stock. • Strengthen outreach efforts to understand what housing needs exist for current and prospective Brooklyn Center residents. Housing & Neighborhood Goal 3 Explore opportunities to improve the City’s housing policies and ordinances to make them more responsive to current and future residents. Strategies • Identify and review existing housing policies to ensure that they support the needs of current Brooklyn Center residents. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 18 • Work with existing owners and renters to understand what challenges exist within current permitting and regulator processes. • Enhance existing strategies and policies to better meet the needs of current and prospective residents. Housing & Neighborhood Goal 4 Maintain the existing housing stock in primarily single-family neighborhoods through proper ordinances and enforcement. Strategies • Protect existing neighborhoods through the refinement of existing ordinances to ensure compatible uses are permitted, or conditionally permitted. • Work with existing homeowners and renters to understand current challenges within existing neighborhoods. • Endorse the update of existing ordinances and regulations to match and address the challenges identified by residents to make neighborhoods more accessible, stable and sustainable long-term Housing & Neighborhood Goal 5 Explore opportunities to incorporate new affordable housing into redevelopment areas that promote safe, secure and economically diverse neighborhoods. Strategies • Recognize the importance of incorporating and integrating protected affordable housing in new projects. • Encourage developers to incorporate protected affordable housing units within projects through establishing incentives such as density bonuses or other tools. • Strengthen existing policies to promote the diversity of housing choices within a single project, and throughout all redevelopment areas. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 19 Parks, Trails, & Open Space Goals Parks, Trails, & Open Space Goal 1 Provide a park and recreation system that is based on the needs of the City’s residents and stakeholders. Strategies • Enhance and maintain a mix of facilities throughout the City’s park and recreation system that is accessible to all ages and abilities. • Identify gaps within the City’s system and plan for improvements to match resident and stakeholder needs. • Explore opportunities to partner with local school districts and the private sector to improve, and in some areas complete, the park and recreation system. • Support the continued use of citizen surveys and interviews to understand the effectiveness of existing facilities and, programs and system deficiencies. • Maintain the system through prioritizing the highest-priority improvements which are those that address health or safety concerns, reduce maintenance costs, or address overall system deficiencies. • Maintain and improve the system on a regular and continuous basis through the operating budget and the Capital Improvements Program to avoid deferred maintenance of the system. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 20 Parks, Trails, & Open Space Goal 2 Encourage residents and stakeholders to participate in the park and recreation system planning process. Strategies • Continue to utilize a City Council appointed citizen Park and Recreation Commission that advises the Council on the park system and environmental planning initiatives in the community. • Encourage neighborhood groups to participate in the planning of all major park improvements. Parks, Trails, & Open Space Goal 3 Explore ways to incorporate design and preservation standards into the City’s ordinances and policies to improve and maintain a high-quality system. Strategies • Continue to explore ways to incorporate and plan for innovative park and recreation development as the system is maintained or expanded. • Maintain a classification system for the parks, trails and open spaces in the community to match needs and programming with appropriate park typologies. • Continue to design system improvements that balance function and aesthetics with the conservation of natural resource areas. • Protect surface water resources in parks, such as wetlands, for habitat and wildlife corridors where appropriate. • Explore ways to re-vegetate the opens space areas owned by the City where active recreational improvements have not been planned. • Encourage creative park design to develop a dynamic and diverse system. • Identify ways to use park design as a neighborhood improvement theme, or as a way to complement redevelopment. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 21 Parks, Trails, & Open Space Goal 4 Support efforts to maximize the use and accessibility of the system by local residents. • Identify ways to improve access to, signage for, and information about Central Park to drive increased awareness about the facility. • Create a connected system through bicycle/pedestrian trails and a collector sidewalk system to ensure the accessibility of the City’s parks. Volunteers and service organizations in the community will be afforded opportunities for service in the development and maintenance of the park and recreation system. • Promote the Mississippi River Critical Corridor Area and its park as an opportunity for further development and use in the community. • Provide an identification system of all park areas, facilities and programs that is consistent, functional and creative. • Identify locations to install signage, kiosks, and other forms of communication that establish an identity for the system and provides information about the system to the user. • There will be an ongoing information and education process to make residents knowledgeable about and aware of park and recreation facilities and programs. Transportation, Transit, Bikeways & Walkability Goals Adopted Strategic Priority: KeyTransportation Investments “Proactively maintaining an efficient and effective infrastructure will meet the high level of community expectations. We will plan for and invest in critical infrastructure improvements that enhance safety, improve life quality, and support opportunities for redevelopment, while sustaining the natural environment.” VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 22 Transportation, Transit, Bikeways & Walkability Goal 1 Provide a safe network of roadways, bikeways and pedestrian ways that connect residents in the City and to the larger region. Strategies • Continue to budget for needed improvements to the City’s transportation network through the Capital Improvement Plan process. • Support new roadway designs in redevelopment areas that incorporate bikeways and pedestrian ways, and that visually connect to transit stops and stations. • Work to understand the transportation needs of the City’s residents and match scheduled improvements to help fill identified gaps. • Create a plan to work with Metro Transit on a more balanced and equitable transit market area that matches the needs of residents. Transportation, Transit, Bikeways & Walkability Goal 2 Encourage residents to chose alternate transportation modes (other than automobile) by enhancing access to bikeways, transit, and pedestrian networks. Strategies • Enhance existing ordinances, and incorporate requirements into new zoning districts that make pedestrian and bike access more efficient (e.g. bike parking requirements, awnings, pedestrian shelters, etc.) VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 23 • Work with Metro Transit to identity potential improvements to the transit station, bus stops and bus shelters that could improve the rider experience. • Explore ways to improve wayfinding through visual cues to make bike routes, walkways, and transit stops clearer to users. Transportation, Transit, Bikeways & Walkability Goal 3 Support the City’s commitment to creating a Complete Street Network in existing and redevelopment areas. Strategies • Identify opportunities to connect the existing bikeway and pedestrian network through redevelopment areas and a condition of development approval to incorporate prioritized connections. • Work to update necessary ordinances or policies within the City’s zoning ordinance and other official controls to support the development of a Complete Street Network. Infrastructure Goals Infrastructure Goal 1 Provide adequate infrastructure including sewer, water, and facilities to serve existing residents and redevelopment areas. Strategies • Support redevelopment consistent with the Future Land Use Plan, Transportation and Transit Plan so that infrastructure is appropriately sized and planned for based on anticipated development patterns. • Sustain current city staff’s efforts to plan for and study needed improvements, as well as staying current with best practices and innovation. VISION, GOALS & STRATEGIES - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 24 Infrastructure Goal 2 Maintain the level of city services to existing neighborhoods and plan for improvements through appropriate capital expenditures. Strategies • Work with existing neighborhoods and community liaisons to plan for any needed improvements and where applicable, incorporate such improvements in the City’s Capital Improvement Plan. • Sustain development patterns consistent with the Future Land Use Plan to ensure appropriately designed and planned infrastructure. Infrastructure Goal 3 Support opportunities to create resilience within the City’s infrastructure as redevelopment or reconstruction activities occur. Strategies • Explore and identify opportunities to incorporate best management practices or innovative practices in the city’s ordinances and policies to better respond to natural disasters and environmental degradation. • Strengthen existing infrastructure through incorporating innovative methods for system management and maintenance in conjunction with tradit ional engineering methodology. DRAFT Chapter 3: Land Use & Redevelopment Comprehensive Plan 2040 LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 1 INTRODUCTION The City of Brooklyn Center is at a pivotal time in its history and is faced with the unique opportunity to reimagine and redefine its land use and development patterns for generations to come. For many decades the community’s land use and development was planned around a “core” retail area that served not only the local community but the greater region. Emanating out from the retail center were pockets of multi-family housing that transitioned quickly into single-family neighborhoods. Residents in those neighborhoods were offered the best of both worlds – they were connected to major freeways and highways with efficient routes to job centers - and once they were home they didn’t have to leave because every shop, restaurant or service they could ever need could be found in the bustling city center. Fast forward to the mid-2000s and change began. Slowly, or what may have felt rapid for some residents, the City’s “center” or “core” began to lose its share of the regional retail and service market place. As nearby communities increasingly welcomed new retailers, restaurants and service providers into their developing areas, Brooklyn Center began to see stores closing leading to the eventual end of the Brookdale Mall. While all of these changes were happening in the City’s “core” the change affected nearly 300-acres of the community, or nearly 6% of the City’s total land area. Exacerbating the loss of actual users and businesses was the concurrent loss of identity and image the community had established so many decades ago. This evolution in the City’s land use and development patterns affects the entire community, even if it the truly ‘vacant’ area is found only within its core. The impact can be seen in both multi-family and single-family neighborhoods, in the schools, parks, transportation, and public facilities. At its simplest level it was, and is, the ‘Center’ of the City. Residents, new and old, continue to identify the vacant and underutilized land in the City Center as an important area to ‘get right’, and to revitalize and reinvigorate. The success of this area will influence and impact the surrounding land uses, neighborhoods, and community and lead to a more sustainable and vibrant community long-term. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 2 2040 Land Use Goals »Support the Future Land Use Plan through the update or creation of relevant and market-based small area plans, redevelopment plans, and the zoning ordinance. »Continue to support a proactive, integrated approach to redevelopment that clearly defines the City’s objectives for specific areas and sites within the community. »Strengthen opportunities for high-quality redevelopment through establishing clear planning and regulatory documents. »Enhance and maintain existing neighborhoods through proper land use designations and clear supportive zoning that makes reinvestment and rehabilitation easy for residents. »Recognize that many areas in the community are aging and may require reinvestment, redevelopment, or reimagining and that all scales and sizes of opportunity have merit to further support the community’s future. »Provide clear direction to developers, property owners, and residents about the City’s desires for each redevelopment area through this 2040 Plan, as well as small area studies, master plans and the zoning ordinance. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 3 PURPOSE AND BACKGROUND The purpose of this Chapter is to establish and guide land use and redevelopment over this planning period. The intent is to create a clear, concise and responsive Future Land Use Plan that describes the City’s aspirations for the future. The specific details of zoning, small area plans, and other details are not contained within this Chapter but instead will be developed as implementation tools to bring this Plan to fruition. Though this Chapter does not describe individual properties or plans for specific areas, it clearly, and descriptively, defines the vision for each land use designation. This definition and policy will serve as the City’s guide or ‘brand’ for the future of its neighborhoods, redevelopment areas, business parks, offices, industrial areas, parks, trails and natural resource areas for the future. This Chapter was prepared with the help of the City’s residents, staff, commissions and policy-makers. It is a reflection and response to feedback and input heard throughout the Plan development process and should be thoughtfully considered and evaluated as redevelopment progresses throughout the community. In the following sections the existing land use, future land use and redevelopment focus areas are described, and corresponding maps are provided. Some of the more substantial changes in this Plan are discussed in subsequent sections to highlight the areas of this Plan that were intentionally updated to better reflect changes in Brooklyn Center, and in some cases to better respond to current and projected market conditions. As with any policy document this Chapter should be reviewed and contemplated often and should be thought of as a living document – it is important to use the Plan so it remains relevant. Changes in Land Use and Redevelopment Chapter from the 2030 Plan As a mostly-developed community much of the City’s existing land use pattern is anticipated to remain the same. The core of existing single-family neighborhoods will be maintained, with changes only projected to occur at specific neighborhood nodes or along edges, where the edges are adjacent to major roadways or other physical characteristics. However, though a large percentage of the City’s land is projected to remain largely unchanged, there are pockets of vacant, underdeveloped and redevelopment areas that are guided for change within this Plan (in a way similar to the 2030 Plan). The “Center City” was guided for change in the 2030 Plan, but this Plan contemplates a more diverse land use pattern and focus on housing in the redeveloping areas – which is different from what was contemplated in the last planning period. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 4 The following summary is provided to identify the substantive changes from the 2030 Plan, and to introduce new concepts: Rethinking the “Core” and Reorganizing Around Access The City has regularly studied and contemplated how to redevelop and reimagine its core hoping to bring back the vitality and vibrancy that once defined the community. Many studies and plans have been completed and those ideas and strategies will continue to be influential as the area redevelops. Building on previous efforts, this Plan introduces the idea of transit and accessibility as an overarching way to organize and guide land uses and redevelopment of the area. Though not a significant shift in thinking at the policy level, it does represent a subtle change in how new land uses and redevelopment might incorporate and respond to accessibility and transit as a central physical and design element in any development or redevelopment plan. Transit and accessibility has always been a consideration of the City’s Comprehensive Plan, but it has not served as a physical organizing feature of the Land Use Plan. Previous efforts simply addressed transit and mode choice such as walking or biking as part of its Transportation Chapter, but current trends suggest that transit and mode choice are one of the principle components of a desirable, amenity rich community. The City has the opportunity to capitalize on this trend given its current transit system and the availability of redevelopment land. The planned transit improvements in the community include the new C-Line Bus Rapid Transit that is scheduled to be operational in 2019, coupled with the Opportunity Site, Shingle Creek and nearby redevelopment opportunities. This means the City can emphasize the importance of accessibility potentially resulting in a highly desirable new mixed-use neighborhood – right in the heart of the City. Emphasizing Competitiveness within the Region Through much of this planning process, residents, stakeholders, commissioners and policy makers repeatedly emphasized the desire to regain Brooklyn Center’s competitive edge in the market-place as a desirable and highly accessible community for residents and businesses alike. The desire to become a central player in the region once again and to be recognized as a great place to do business is supported through the City’s efforts within this Land Use Plan to be more flexible within its land use designations. This Chapter emphasizes an integrated land use and development approach to better match current expectations within the market-place for integrated, experience-based places where people can live, work, recreate, socialize and engage all within a compact walkable and interesting place. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 5 Future Land Use Plan – Land Use Designations are Consolidated This Plan consolidates the total number of Future Land Designations, which is intentional and purposeful in an effort to encourage more flexibility within the community. The Future Land Use Plan should be a guide that describes to the residents, business owners, developers and policy-makers the long-term goals and aspirations for land uses and development areas, rather than on a site-by-site basis. Site specific details should be contained in supporting, and consistent, documents such as Small Area Plans, Zoning Ordinance, Subdivision Ordinance and other official controls. This Plan should function at the level of detail that it should – to guide the City’s future land use and development. Future Land Use Plan – New Designations are Added Even though this Plan consolidates the land use designations, it also introduces three new land use designation concepts that are focused on creating mixed-use, vibrant spaces in the community. These new designations are primarily associated with areas planned for redevelopment in the community. The purpose of creating the mixed-use designations is to encourage a more diverse, integrated and interesting land use pattern in the community in all areas – from residential enclaves to industrial parks. Existing Land Use and Future Land Use are Separated Though it may seem minor, separating the Existing Land Use (ELU) from the Future Land Use Plan (FLU) is an important update to this Chapter. Creating this distinction allows the City to monitor and follow its progress over this planning period. The ELU is a snapshot in time, it describes how the City’s land is being used today. It’s not a judgement of what it should be, it’s what is actually happening. The FLU is a representation of what the City hopes for, or what it’s planning for in the future. Because the two maps, and uses, are so different it is important to separate them so that the City can see its progress over time. The ELU in all likelihood, should look more like the FLU in 10-years, and that is a strong visual representation of the success and implementation of this Plan. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 6 Forecasts As described in Chapter 1: Introduction, Plan Purpose and Community Context the City is required to plan for its future land use pattern and development opportunities consistent with the Metropolitan Council’s projections and community designation which is provided for within the 2015 System Statement. The City’s Community Designation is “Urban,” and Thrive MSP 2040 identifies the following Community Role for orderly and efficient land use as: • Plan for forecasted population and household growth at average densities of at least 10 units per acre for new development and redevelopment. Target opportunities for more intensive development near regional transit investments at densities and in a manner articulated in the 2040 Transportation Policy Plan. • Identify areas for redevelopment, particularly areas that are well-served by transportation options and nearby amenities and that contribute to better proximity between jobs and housing. • In collaboration with other regional partners, lead major redevelopment efforts. • Lead detailed land use planning efforts around regional transit stations and other regional investments. • Plan for and program local infrastructure needs (for example, roads, sidewalks, sewer, water, and surface water), including those needed for future growth and to implement the local comprehensive plan. • Recognize opportunities for urban agriculture, and small-scale food production. The Metropolitan Council’s population, household and employment forecasts for the 2040 Plan as shown in the 2015 System Statement are provided in the following table: Table 3-1. Metropolitan Council Forecasts Forecast Year Population Households Employment 2010 30,104 10,756 11,001 2020 31,400 11,300 13,000 2030 33,000 12,300 13,800 2040 35,400 13,300 14,600 Source: 2015 Metropolitan Council System Statement for Brooklyn Center LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 7 As demonstrated in Table 3-1, the Metropolitan Council projects that the City will add nearly 2,250 new households to the community by 2040. This is a significant increase in the number of households, an increase that has not occurred since many of its neighborhoods were initially developed between the 1950s to 1970s. The Metropolitan Council makes its projection based on several factors, but evaluates and considers characteristics such as proximity and location within the region, available land for development and/or redevelopment, current and expected market trends and proximity to transit and planned transit improvements. All of these factors considered collectively make Brooklyn Center a highly desirable place for people to want to locate and move to, provided new housing options become available. A key factor in this equation is the availability of land, and the City has a large, contiguous area of land available known as the “Center City” which is either vacant or underdeveloped which makes it a prime area for redevelopment. As shown and described in subsequent sections, the City is planning for the additional households to primarily located within these redevelopment areas, and if developed occurs at the densities projected and guided within this Plan, the City has the potential to add between 1,890 and 2,850 households by 2040. In the subsequent Future Land Use section of this Chapter specific areas are identified that are planned for and may be available for redevelopment in this planning period. Even though the City is supportive and planning for redevelopment it also possible that some of these areas will not redevelop within this planning period. Additionally, there are known development plans for a portion of the redevelopment areas that would result in an increase in households, but may fall short of the forecast. The calculations in the following sections demonstrate that the majority of forecasted growth is anticipated to occur within the major redevelopment areas guided primarily as Transit Oriented Development (TOD) and Commercial Mixed-Use. Some commercial and retail development has occurred in these areas within the last 10-years, and those areas are not likely to redevelop within this planning period. Because of these conditions, the City believes there is likely a range of the number of potential households that could be added, which are generally consistent with the Metropolitan Council’s System Statement forecasts. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 8 EXISTING LAND USE Before the City can plan for its future, it must first understand how the existing land use and development pattern shapes the community. The City has diverse land uses but has a fairly organized land use pattern. The ‘core’ or ‘spine’ of the community west of Highway 100 was the retail core of the City and was once the home of Brookdale Mall, a regional indoor mall that served the northwest metropolitan area. After slow evolution, some new businesses and retailers have emerged, and some redevelopment activities continue to occur in the area. As shown on the Existing Land Use Map, these areas continue to be used for retail and service uses, but much of the land is now vacant or underutilized. Transitioning from the core, single-family neighborhoods dominate the residential landscape which are served by integrated public facilities, schools, and parks. Small pockets of multi- family housing can be found in nearly all areas of the community, with some concentration of higher-density found along major roadways surrounding commercial, light industrial and business areas. Generally, the City’s existing land use pattern is reflective of a suburban development pattern that was auto-centric and relied on the retail/service core for many decades. Understanding this pattern is an important part of the plan development process because it provides a foundation and baseline from which the City can plan for a more sustainable, accessible future – it helps to define the places to preserve and protect, and identify areas that have the opportunity to shape the community’s future. The Existing Land Use Map 3-1 helps to visually describe where incompatible land uses may exist, and where patterns may benefit from interruption or new uses. Table 3-2 describes the acreages of existing uses and suggests what types of land uses may be deficient or needed over the next planning period. 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l c o m e X e n i a N o b l e O r c h a r d P e n nRussell Quail P e r r y E w i n g 53rd X e n i a Shoreview 74th F r a n c e I n d i a n a T o l e d o S c o t t T o l e d o D r e w U n i t y R a m p M a j o r R a m p H u b b ard V i c t o r y K y l e H u b b a r d S h orelin e 76th H u m b o l d t Ramp U n i t y M a j o r 70th Robin B r y a n t 73rd 74th 74th 71st E m e r s o n P e r r y L o g a n R a m p R e g e n t 69th M a j o r B r y a n t C o l f a x X e r x e s D a l l a s S a i n t A n t h o n y Q u e e n 74th H u m b o l d t P e r r y 73rd 69th 55 th N o r t h p o r t T h o m a s F r a n c e R a m p B e a r d Y a t e s Bellvue Ponds James 49th Ramp L a k e l a n d I n d i a n a 47th L i l a c F r e m o n t R a m p I n d i a n a 73rd 7 1 s t 49th 74th IrvingJames U n i t y VillageCreek 7 3 r d X e n i a M o r g a n E m e r s o n N e w t o n E r i c o n P e r r y R a ilr o a d 65th S c o t t Q u a i l Y o r k R a m p H alif a x T o l e d o S h a r i A n n L e e N o b l e G i r a r d X e r x e s E w i n g S c o t t U p t o n P e r r y F r e m o n t P e r r y P e n n K n o x M i s s i s s i p p i K n o x 72nd 6 t h R u s s e l l Q u a i l M a j o r S c o t t R e g e n t K a t h r e n e Angeline O l i v e r C o l f a x 6 t h A l d r i c h C o l f a x 4 t h K y l e J a m e s G r i m e s G i r a r d C h o w e n O r c h a r d O r c h a r d E m e r s o n N o b l e U n i t y I r v i n g L o g a n L o g a n M a j o r Q u a i l H a l i f a x P e r r y A l d r i c h N e w t o n L e e L y n d a l e A l d r i c h A l d r i c h O l i v e r M o r g a n B r y a n t Winchester K n o x M a r s h a l l K n o x X e r x e s 66th M o r g a n V i n c e n t E w i n g Q u a i l O l i v e r M a j o r L o g a n W a s h b u r n M a j o r N e w t o n X e r x e s T h o m a s S h e r i d a n D r e w Q u a i l T o l e d o O r c h a r d G r e a t V i e w Em i l i e H u m b o l d t R i v e r w o o d E w i n g C a m d e n R e g e n t C o l f a x J u n e C o l f a x T o l e d o R e g e n t X e n i a 4 t h 48th B e a r d L a k e l a n d U n i t y La k e s i d e L a k e C u r v e I r v i n g 54 th W e l c o m e J o s e p h i n e B e a r d A b b o t t 47thByron G r i m e s H u m b o l d t C r y s t a l L a k e L e e N o rt h way F r a n c e 45th R u s s e l l W a s h b u r n V i n c e n t U p t o n Q u e e n S h e r i d a n 53rd L a k e vie w T h o m a s P e n n I s l e m o u n t Lakeland O l i v e r N e w t o n L o g a n M o r g a n M o r g a n K n o x J a m e s I r v i n g 6 6 t h G i r a r d S o o 37th 57th 73 r d C h o w e n Corvallis 48th Poe P e n n U n i t y 56th Z e n i t h D r e w U p t o n C h o w e n Burquest O r c h a r d R i v e r d a l e Boulder 62nd 46th Y o r k C a m d e n Lilac L a k ela n d G i r a r d G i r a r d J u d y I n d i a n a 51st O s s e o Oak H a l i f a x D r e w Ra mp P e r r y Q u a i l B r o o k l y n M a r l i n H a lif a x L a k ela n d L e e Lawrence Northway G r i m e s E a r l e B r o w n R a m p D a l l a s Amy 72nd Woodbine 51st 6 3 r d 94 B r o o k l y n O r c h a r d J u n e I n d i a n a B r o o k l y n B o u l e v a r d F r o n t a g e P e r r y Q u a i l R e g e n t H a l i f a x V i n c e n t C a m d e n 68th 4 t h E w i n g E m e r s o n R a m p L i l a c E a s t R i v e r 74 1/2 1 s t R e g e n t N o b l e R a m p R a m p M o r g a n G i r a r d R a m p V e r a C r u z J a m e s L e e B e a r d L y n d a l e L y n d a l e 67thRamp Joyce Janet D r e w E a s t L y n d a l e 62nd 66th Quarles J a m e s R a m p R a m p Winchester R a m p R a m p L a k ela n d 72nd R a m p Woodbine 9 4 T w i n L a k e R a m p P e a r s o n L i l a c V i c t o r y M e m o r i a l R a mp 2 5 2 S c o t t Palmer T w i n Ryan T w i n C r y s t a l M i s s i s s i p p i T w i n Brooklyn Center Brooklyn Park B r o o k l y n C e n t e r B r o o k l y n P a r k B r o o k l y n C e n t e r C r y s t a l B r o o k l y n C e n t e r F r i d l e y Brooklyn Center Minneapolis B r o o k l y n P a r k F r i d l e y C r y s t a l R o b b i n s d a l e F r i d l e y M i n n e a p o l i s R o b b i n s d a l e M i n n e a p o l i s 0 1,700 3,400 5,100 6,800850 FeetF Existing Land Use ELU 2016 Generalized Land Use Single Family Detached Two or Three Family, Townhome Apartments Commercial Office Industrial and Utility Institutional ooo o Airport Park,Recreational, or Preserve Open Water Undeveloped Major Railway Major Highway 152 152 94 94 252 100 100 MAP 3-1. Generalized Existing Land Use LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 10 Table 3-2. Existing Land Use Existing Land Use Acres % of Total Acres Single Family Residential 2,456.29 45.82% Two and Three Family or Townhome 160.06 2.99% Apartments 256.30 4.78% Commercial 391.20 7.30% Office 95.65 1.78% Industrial and Utility 285.51 5.33% Institutional/PSP 273.00 5.09% Airport 12.32 0.23% Park, Recreation and Open Space 609.86 11.38% Undeveloped 161.28 3.01% Major Highway (ROW)430.38 8.03% Rail Road ROW 10.75 0.20% Open Water 218.15 4.07% TOTAL 5,360.75 100.00% Source: MnGEO, Metropolitan Council, City of Brooklyn Center, SHC Existing Land Use Definitions Single Family Residential: This land use designation identifies land that is primarily developed with detached single-family residential and accessory uses. This development pattern is generally found surrounding the retail/undeveloped core and business/light industrial spine. The use identifies existing neighborhoods that were developed in a fairly regular urban grid pattern mostly developed between the 1950s and 1970s. Two or Three Family Residential and Townhome: This land use designation identifies parcels throughout the community that are developed primarily with twin homes and double bungalows. This land use is found sprinkled throughout the community but is primarily integrated into the single-family land use designation. Townhome: This land use designation identifies land that was developed with attached single- family housing. Most areas developed with this land use are adjacent to public/semi-public and institutional land or serves as a transition from existing apartment or commercial uses. Apartments: Existing apartments are sprinkled throughout the community, but are primarily adjacent to major roadways and corridors, and commercial/business uses. The size of the apartment complex ranges in size from small-scale apartment buildings on the edges of the single-family neighborhoods to large-scale complexes. The apartments were primarily constructed from the 1960s to the 1980s. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 11 Commercial: The existing commercial uses are located throughout the community on major road corridors such as Brooklyn Boulevard, I-94 and Highway 252. Typical uses include small retailers, grocery, and auto sales. The most recent addition is Top Golf which is located at the I-94 and Highway 252 interchange and is scheduled to open in 2018. Office: This land use designation identifies existing office and professional buildings that are used for service based businesses such as attorneys, accountants, data processing, etc. Industrial: This land use designation identifies land that is used for both light and heavier industrial uses in the City. There are two pockets of industrial area one on the south end of the community where the SOO line railroad crosses, and the second on the north side of I-94 near the central core of the community. Institutional/Public Semi-Public: The institutional uses are parcels that are currently, or historically have been, used for religious institution, schools, city hall and other civic or municipal structures. These uses are spread throughout the community and are integrated in existing single-family neighborhoods, multi-family neighborhoods and commercial areas. Parks, Recreation, and Open Space: This land use designation identifies all land that is publicly owned and used for active or passive recreational uses, or for natural areas. These areas are owned by the City, County, Regional agency or State. Airport: A portion of the Crystal Airport extends into the far southcentral-west corner of the community. The active runways and airport operations are located in the City of Crystal. Utility: There are several small pockets of utility use within the City which are owned by a private or public utility. Rail Road ROW: The railroad right-of-way is located west of Highway 280 and provides rail access to industrial properties in the City and to the adjacent industrial lands in the City of Minneapolis. ROW: The existing right-of-way includes state, county, and local roadways. Right-of-way is used for roadways, auto-traffic, transit and bike/trails. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 12 FUTURE LAND USE The City’s Future Land Use Plan is compilation of efforts of the City’s residents, various commissions, staff and policy makers. Using the Existing Land Use Map (Map 3-1) as a foundation, the Future Land Use Plan shown on Map 3-2 was created to guide and demonstrate the City’s aspirations for the future with respect to land use and development. The purpose of the FLU is to show through mapping, definitions and acreages how the City intends to create a dynamic, sustainable and integrated community long-term. This section focuses on the Future Land Use designations and definitions, and Map 3-2 to spatially show how the City is contemplated to grow and change and to breakdown the acres associated with each land use to create a balanced, and well-integrated land use pattern. Descriptions about new land use designations and areas of change can be found in subsequent sections of this Chapter. The Future Land Use Plan was developed with three major principles: • Create a Land Use Plan for the “central spine” (see Figure 3-2) that encourages a diverse, and integrated, mix of uses that promotes transit and walkability. • Develop land use designations that are broad, but descriptive, to allow the market place to respond and provide the best solution to development and redevelopment efforts. • Protect and enhance existing neighborhoods with connected parks, open spaces, natural areas and integration of neighborhood-based services. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 13 Table 3-3 shows a breakdown of the proposed Future Land Uses in the community and identifies associated residential densities where applicable. The Land Use categories reflected on the Table correspond to the designations shown on Map 3-2. Table 3-3. Future Land Uses by Decade and Density Future Land Use Density 2020 Acres % of Total Acres 2030 Acres % of Total Acres 2040 Acres % of Total Acres Low Density Residential 3 – 5 DU/A 1,891.22 35.28%1,891.22 35.28%1,891.22 35.28% Medium Density Residential 5 – 15 DU/A 123.43 2.30%123.43 2.30%123.43 2.30% High Density Residential 15 – 31 DU/A 213.92 3.97%213.92 3.97%213.92 3.97% Transit Orient Development (TOD)31+ DU/A 25 0.47%70 1.31%200.43 3.74% Neighborhood Mixed-Use 15-31 DU/A 212.67 3.97%212.67 3.97%212.67 3.97% Commercial Mixed Use 10 – 25 DU/A 30 0.56%60 1.12%88.06 1.64% Commercial (C)*NA 343.01 6.40%268.01 5.00%109.52 2.04% Business Mixed Use NA 50 0.93%150 2.80%269.15 5.02% Industrial/Utility NA 291.29 5.43%191.29 3.57%72.14 1.35% PSP/Institutional NA 230.59 4.30%230.59 4.30%230.59 4.30% Airport NA 12.16 0.23%12.16 0.23%12.16 0.23% Parks, Open Space, Recreation (PROS)NA 410.37 7.66%410.37 7.66%410.37 7.66% Rail Road ROW NA 28.36 0.53%28.36 0.53%28.36 0.53% ROW NA 1266.59 23.63%1266.59 23.63%1266.59 23.63% Open Water NA 218.15 4.07%218.15 4.07%218.15 4.07% Wetland NA 15.00 0.28%15.00 0.28%15.00 0.28% TOTAL 5,360.75 100.00 Source: Hennepin County, City of Brooklyn Center, SHC *Commercial land use designation includes currently vacant or underutilized land in the Center City. The Existing Land Use provides breakdown of existing vacant parcels. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 14 MAP 3-2. Future Land Use 75th 48th 1 0 0 L o g a n 47th 56th 58th H a l i f a x Wilshire 70th R a m p 76th A l d r i c h 6 6 t h 73rd T w i n L a k e 694694 61st L i l a c J o h n M a r t i n H a l i f a x Mumford Y o r k 4 0 t h B r o o k l y n B e a r d R a m p P a l m e r L a k e Parkway Freeway Q uail Summit W e s t R i v e r 1 0 0 48th Nash 38th R a m p64th 47th Ohenry R a m p 51st R a m p H a l i f a x 40th 36th F r e m o n t 65th D r e w F r a n c e R a m p 70th R a m p 53rd R a m p Lake R a m p 53rd 56th 56th R a m p 70 t h 1 0 0 57th 54th R a mp 58th S c o t t B r o o k d a l e C e n t e r S h i n g l e C r e e k Shingle Creek 94 94 71st A b b o t t 47th 4 t h Unity L i l a c 38th R a m p R a m p O l i v e r J a m e s K n o x I r v i n g 49th 7 4 t h Y a t e s 3 7 t h C a m d e n T o l e d o 4 t h 52nd 4 t h N o b l e 40th K n o x R a m p 65th 5 t h V e r a C r u z M a j o r 42nd Thurber 2 5 2 Q u a i l 41st 44th U p t o n W a s h b u r n Y o r k F r a n c e 67th V i n c e n t 58th Z e n i t h B e a r d W i l l o w S a il o r A b b o t t R a m p Meadowwood K y l e Q u a i l 61st 70th 67 t h 46th 67th 52nd S h e r i d a n 39th A l d ri c h U n i t y M o r g a n 7 6 t h R u s s e l l 41st 67th Lakeside S h i n g l e C r e e k Lakebreeze 58th 42nd 57th 63rd Oliver 40 th 7 1 s t X e r x e s Paul 60th Q u e e n U p t o n 55th R o b b i n s 4 1 s t Corvallis 59th 41st L i l a c 8 1 74th 50th I n d i a n a B r o o k d a l e C e n t e r W a s h i n g t o n C h o w e n T w i n O a k 44th H u m b o l d t 10 L e e 3 r d R a m p Grimes B r o o k d a l e C e n t e r 39th F r e m o n t Orchard 40th 50th 74th 5 6 t h R a m p W e l c o m e 75th V e r a C r u z 57th X e n i a R o b i n Ramp 69th E w i n g 57th R a m p ScottScott R a m p Howe D r e w R a ilr o a d P e r r y R e g e n t 46th 37th Ramp 59th 10 F r a n c e 45th D u s h a r m e S c o t t C o l f a x 46th 3 9 t h 55 t h N e w t o n Logan Wilshire F r e m o n t 46th V e r a C r u z 9 4 Eckberg P e n n 43 r d H u m b o l d t PalmerLake X e rx e s V e r a C r u z H a l i f a x 4 0 1 /2 Eleanor R a m p C o l f a x 4 5 t h F r e m o n t X e r x e s T o l e d o 73rd Q u a i l Webber R e g e n t Z e n i t h 69th Commodore 6 7 t h D u p o n t R a m p B e a r d 71st Lakebreeze T o l e d o E w i n g Ra m p V i n c e n t Madalyn X e n i a 67th F r a n c e 59 1/2 Woodbine W e l c o m e 68th 49 1/2 S h o r e s A l d r i c h Ramp 50th Eleanor 68th 60th 72nd B r y a n t D r e w 50th 61st G i r a r d Violet R a m p 56th C a m d e n 51st 73r d 57th A d m i r a l A l d r i c h 73rd E m e r s o n 59th 39th 62nd Y o r k A l d r i c h 42nd 68th W e l c o m e L i l a c 66th Fairvi ew 70th N o b l e G r i m e s S c o t t J u n e 44th Woodbine L a k e 40th W e s t R i v e r R i v e r d a l e 41st 37th 52nd 4 t h 72nd 50th 43rd 37th Q u a i l Admiral Urban 41st 65th Q u a i l 65th Dowling 45th 41st W i l l o w 54th 41st 53r d 64th 43rd 70th 47th 51st 8 1 71st K y l e 68th W e l c o m e 62nd 37th 70th 7 2 n d72nd L a k e 38th 46 1/2 67th B r o o k v i e w 53rd 56th 72nd 45th 51st 72nd 52nd 46th 54th 68th A l d r i c h 52nd 61st 39th N e w t o n 42nd 40th 58 1/2 71st 60th 46th 60th H u m b o l d t R a m p F r e m o n t 66th 50th 64th 56th R a m p Brooklyn B e a r d I n d i a n a 4 3 r d D u p o n t 48th X e r x e s H a l i f a x F r a n c e 37th 10Ramp WestRiver Road 74th S hin gle Cre e k X e r x e s L i l a c B r o o k l y n Ramp E w i n g A b b o t t 4 3 r dToledo C a m d e n 3 7 t h 4 0 t h 67th 40 1/2 R a m p Z e n i t h 36th 70th F r a n c e 66th 36th U p t o n 42 1/2 C h o w e n R a m p G r i m e s U n i t y 39th A z e l i a 75th P e r r y S c o t t G r i m e s L a k e l a n d 7 0 t h A b b o t t R a m p Q u e e n Aldrich S h e r i d a n Brooklyn R a m p L a k e l a n d 74th M a j o r 6 5 t h 43rd Lakeside R u s s e l l W a s h b u r n P e n n O l i v e r OsseoRoadFrontage P a r k e r D r e w B r o o kly n P e r r y 50th A d m i r a l D r e w W e l c o m e X e n i a N o b l e O r c h a r d P e n nRussell Quail P e r r y E w i n g 53rd X e n i a Shoreview 74th F r a n c e I n d i a n a T o l e d o S c o t t T o l e d o U n i t y R a m p M a j o r R a m p H u b b ard V i c t o r y K y l e H u b b a r d S h orelin e 76th H u m b o l d t Ramp U n i t y M a j o r 70th Robin B r y a n t 73rd 74th 74th 71st E m e r s o n P e r r y L o g a n Ra m p R e g e n t 69th M a j o r B r y a n t C o l f a x X e r x e s D a l l a s S a i n t A n t h o n y Q u e e n 74th H u m b o l d t P e r r y R a m p Ramp 73rd 69th 55 th N o r t h p o r t T h o m a s F r a n c e R a m p B e a r d Y a t e s Bellvue Ponds James 49th Ramp L a k e l a n d I n d i a n a 47th L i l a c F r e m o n t R a m p I n d i a n a 73rd 7 1 s t 49th 74th IrvingJames U n i t y VillageCreek 7 3 r d M o r g a n X e n i a E m e r s o n N e w t o n E r i c o n P e r r y R a ilr o a d S c o t t 65th Q u a i l Y o r k R a m p H alif a x T o l e d o S h a r i A n n L e e N o b l e G i r a r d X e r x e s E w i n g S c o t t U p t o n P e r r y F r e m o n t P e r r y P e n n K n o x M i s s i s s i p p i K n o x 72nd 6 t h R u s s e l l Q u a i l M a j o r S c o t t R e g e n t K a t h r e n e Angeline O l i v e r C o l f a x 6 t h A l d r i c h C o l f a x 4 t h K y l e J a m e s G r i m e s G i r a r d C h o w e n O r c h a r d O r c h a r d E m e r s o n N o b l e U n i t y I r v i n g L o g a n L o g a n M a j o r Q u a i l H a l i f a x P e r r y A l d r i c h N e w t o n L e e L y n d a l e A l d r i c h A l d r i c h O l i v e r M o r g a n B r y a n t Winchester K n o x M a r s h a l l K n o x X e r x e s 66th M o r g a n V i n c e n t E w i n g Q u a i l O l i v e r M a j o r L o g a n W a s h b u r n M a j o r N e w t o n X e r x e s T h o m a s S h e r i d a n D r e w Q u a i l T o l e d o O r c h a r d G r e a t V i e w Em i li e H u m b o l d t R i v e r w o o d E w i n g C a m d e n R e g e n t C o l f a x J u n e C o l f a x T o l e d o R e g e n t X e n i a 4 t h 48th B e a r d L a k e l a n d U n i t y La k e si d e L a k e C u r v e I r v i n g 54 th W e l c o m e J o s e p h i n e B e a r d A b b o t t 47thByron G r i m e s H u m b o l d t C r y s t a l L a k e L e e Northw a y F r a n c e 45th R u s s e l l W a s h b u r n V i n c e n t U p t o n Q u e e n S h e r i d a n 53rd L a k e vie w T h o m a s P e n n I s l e m o u n t Lakeland O l i v e r N e w t o n L o g a n M o r g a n M o r g a n K n o x J a m e s I r v i n g 6 6 t h G i r a r d S o o 37th 57th 73rd C h o w e n Corvallis 48th Poe P e n n U n i t y 56th Z e n i t h D r e w U p t o n C h o w e n Burquest O r c h a r d R i v e r d a l e Boulder 62nd 46th Y o r k C a m d e n Lilac L a k ela n d G i r a r d G i r a r d J u d y I n d i a n a 51st O s s e o Oak H a l i f a x D r e w R a mp P e r r y Q u a i l B r o o k l y n H a lif a x M a r l i n L a k ela n d L e e Lawrence Northway G r i m e s E a r l e B r o w n R a m p D a l l a s Amy 72nd Woodbine 51st 6 3 r d 94 B r o o k l y n O r c h a r d J u n e I n d i a n a B r o o k l y n B o u l e v a r d F r o n t a g e P e r r y Q u a i l R e g e n t H a l i f a x V i n c e n t C a m d e n 68th 4 t h E w i n g E m e r s o n R a m p L i l a c E a s t R i v e r 74 1/2 1 s t R e g e n t N o b l e R a m p R a m p M o r g a n G i r a r d R a m p V e r a C r u z J a m e s L e e B e a r d L y n d a l e L y n d a l e 67thRamp Joyce Janet D r e w E a s t L y n d a l e 62nd 66th Quarles J a m e s R a m p R a m p Winchester R a m p R a m p L a k ela n d 72nd R a m p Woodbine 9 4 T w i n L a k e R a m p P e a r s o n L i l a c V i c t o r y M e m o r i a l R amp 2 5 2 S c o t t Palmer T w i n Ryan T w i n C r y s t a l M i s s i s s i p p i T w i n Brooklyn Center Brooklyn Park B r o o k l y n C e n t e r B r o o k l y n P a r k B r o o k l y n C e n t e r C r y s t a l B r o o k l y n C e n t e r F r i d l e y Brooklyn Center Minneapolis B r o o k l y n P a r k F r i d l e y C r y s t a l R o b b i n s d a l e F r i d l e y M i n n e a p o l i s R o b b i n s d a l e M i n n e a p o l i s Land Use Designations 2040 Planned Land Use (DRAFT) LDR MDR HDR C O/SB Transit Oriented Development (TOD) Neighborhood Mixed Use Commercial Mixed Use Business Mixed Use Industrial/Utility o o o Airport PSP/Institutional Parks, Recreation, Open Space ROW RR ROW Brooklyn Blvd Overlay District 0 1,700 3,400 5,100 6,800850 FeetF LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 15 Future Land Use Designation Definitions The following definitions are provided to describe the planned land uses in the City of Brooklyn Center. Many of the existing land uses in the community are planned to remain consistent through this planning period, with new designations focused in areas that are currently underutilized or vacant. The following definitions support and correspond to Map 3-2 Future Land Use Plan. Residential Designations Map Designation Residential Density Description Low Density Residential (LDR) 3 – 5 Dwelling Units per Acre This designation primarily identifies existing neighborhoods that are mostly developed with single-family detached and single-family attached uses and permitted accessory uses. Any redevelopment or development of LDR land is planned to be consistent with the designation and to be compatible with surrounding neighborhoods and uses. Medium Density Residential (MDR) 5-15 Dwelling Units per Acre Land designated as MDR is planned for densities between 5 and 15 dwelling units per acre. This land use designation is mostly developed with two-family, three-family, town home and small multi-family uses. Accessory uses, including but not limited to, small open spaces and park areas are located within proximity or within the land use designation. Any redevelopment or development of MDR land is planned to be consistent with the designation and compatible with surrounding and adjacent uses. High Density Residential (HDR) 15-31 Dwelling Units per Acre Land designated as HDR is planned for densities between 15 and 31 dwelling units per acre. This land use designation is mostly developed with townhomes, apartments, and condominiums. Accessory uses including, but not limited to, neighborhood amenities, parks and open spaces are a part of this designation. Future development or redevelopment of HDR land is planned to be consistent with this land use designation and compatible with surrounding and adjacent land uses. Low Density Residential Medium Density Residential High Density Residential LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 16 Mixed-Use Designations Map Designation Residential Density Description Transit Oriented Development (TOD) 25+ Dwelling Units per Acre TOD is a new land use designation that is planned for a mix of residential, commercial, office and retail uses. Land is generally within a ½-mile of the Brooklyn Center Transit Station (Transit Station) is designated as TOD to capitalize on the proximity of redevelopment sites to the transit stops. The planned Bus Rapid Transit C-Line has two stops within the area designated as TOD (the Transit Station is last northerly stop) that will provide access to adjacent land uses with frequent, and efficient bus/ transit services providing connections to the area and broader region. A minimum of 75% of the land within this designation is planned to be developed with high-density residential use and the remaining land developed with supporting retail, office and commercial uses. Redevelopment will focus on connecting to the Transit Station and C-Line stops, as well as creating a walkable, bikeable, vibrant core in the City. Neighborhood Mixed-Use (N-MU) 15-31 Dwelling Units per Acre The N-MU is a new land use designation that guides land surrounding key neighborhood intersections for a mix of residential, retail and commercial/office uses. This designation plans for the redevelopment of existing uses and assumes a minimum of 50% of land within this designation would be used for residential purposes, and the remaining area would be developed with neighborhood scale retail, service and commercial uses. Commercial Mixed-Use (C-MU) 10-25 Dwelling Units per Acre The C-MU is a new land use designation and guides land for a mix of commercial, office, retail, service and residential uses. This designation is guided for areas adjacent to the TOD and is planned to have a more significant proportion of the land use designated for commercial, office, retail, and service uses with supporting residential use. A minimum of 50% of the land use is planned for residential development at densities slightly lower than the adjacent TOD land use designation. This land use designation will focus on walkable and bikeable connections to adjacent TOD land uses and the Transit Station. Business Mixed-Use (B-MU)None The B-MU is a new land use designation and guides land for a mix of business, light industrial and supporting retail/service uses. This designation encourages redevelopment or development of commercial, office, general business and light industrial uses in coordination with supporting retail/commercial uses to encourage a more dynamic and connected experience for workers. This land use does not plan for residential uses but may include limited live-work opportunities as established through supporting official controls. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 17 Commercial, Business and Industrial Designations Map Designation Description Commercial (C) Planned commercial uses are generally located along the Brooklyn Boulevard Corridor, on the frontage of I-94 and along Highway 252. Uses in these areas include hotels, restaurants, auto sales, and other small retail uses. General Business (GB) The GB land designation identifies land that is primarily developed with a mix of commercial, warehousing, office, and other business uses. Limited retail/ service users are located within this land use designation. Industrial (I) There are two areas planned for industrial uses located in the southwesterly corner of the City on the east and west side of Highway 100. Uses in this designation include manufacturing, storage, outdoor storage and other industrial uses. This land designation is not planned for expansion in this planning period. Public/Semi-Public Designations Map Designation Description Institutional and Semi-Public (I/SP) Land designated as I/SP is generally used for public or semi-public uses including schools, municipal and government uses, social and/or healthcare facilities excluding clinics, churches and other places of assembly. This land use designation also includes existing municipal utilities such as lift stations and pumphouses, as well as private utilities such as power substations and similar uses. There is no planned expansion of this land use, but it is acknowledged that an expansion of some of these uses may be necessary if and when redevelopment occurs throughout the City. Parks, Recreation, and Open Space (PROS) Land designated as PROS is used for active and passive park uses, and natural preservation. Active park areas included playfields, athletic complexes, publicly owned golf courses, zoos and other similar uses. Passive park areas include nature areas, resource protection and buffer areas, trails, picnic areas, public fishing and similar uses. Natural preservation areas include the protection of important natural resources for environmental or aesthetic purposes. Railroad Right-of-Way This land use designation identifies the SOO Line railroad in the southwestern corner of the City. The railroad is active and runs through the City’s existing industrial park. Right-of-Way (ROW) This land use designation identifies publicly dedicated land for vehicular, transit, bikeways, and/or pedestrian thoroughfares. The existing and planned right-of-way includes state, county and local roadways. Airport (AP) This land use designation identifies land used for public or private airport facilities, runways and ancillary airport uses. A small parcel of land in the central corner of the community is designate for this purpose and is adjacent to, and a part of, the Crystal airport. There is no planned expansion of this land use. Overlay Designation Map Designation Description Brooklyn Boulevard Overlay The Brooklyn Boulevard Overlay is a 1,200-foot (600-foot on each side of the centerline) corridor that calls attention to land adjacent to the roadway for special consideration at time of redevelopment. The designation functions as an overlay and parcels are designated with specific land uses. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 18 AREAS PLANNED FOR CHANGE REIMAGINE, REDEVELOP & REINVIGORATE Introduction/Description The 2030 Plan was prepared as the City’s central retail core was experiencing significant change and stress as businesses, retailers and restaurants were slowly going out of business. The 2030 Plan focused heavily on previous planning efforts including the Calthorpe Plan, the Opportunity Site Master Plan and small areas studies the City had undertaken in an effort to revitalize the City’s central core. These plans became the foundation for the 2030 Plan in many respects and were incorporated by reference within the Future Land Use Plan and the narrative contained within this Chapter. A decade has passed and while some of the changes contemplated in the 2030 Plan have come to fruition, many areas of underutilized and vacant land remain. Over the past ten years the City has proactively acquired property through its Economic Development Authority (EDA) and Housing Redevelopment Authority (HRA) in an effort to assemble a critical mass of land within the City’s core to allow for a large-scale redevelopment inducing project in heart of the community. This effort is on the verge of success as the City has entered into a due diligence phase with a master developer to begin the redevelopment efforts in its core. It is an exciting time in Brooklyn Center, and this Plan is intended to help guide the City as it progresses through redevelopment efforts over the next decade. The following sections highlight at a broad level the areas of the community anticipated and planned for change over the next 10 – 20 years. The intent is to describe the direction and aspirations of the community with respect to physical land use and development of these critical areas of the community so that residents, developers, business owners and policy-makers have a roadmap to help guide them through the development and redevelopment review process. Transit Oriented Development (TOD) and Physical Organization Central to the success of the City’s redevelopment efforts is the ability to re-focus and reimagine the areas surround the Transit Hub or Transit Station in the community. Today, the Transit Station is located adjacent to and within the area guided as Transit Oriented Development (TOD) on the Future Land Use Plan. As previously described, this is a new land use designation that was developed as part of this planning effort to be proactive and promote the accessibility of the community through its transit and multi-modal network. Increasingly, access of neighborhoods, housing, services, and experience-based retail by efficient and frequent transit services is becoming a highly desirable and sought-after amenity within development LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 19 and redevelopment areas. The City is perfectly positioned to capitalize on this amenity and advantage for two reasons: 1. The C-Line Bus Rapid Transit is scheduled to open in 2018 and its northern terminus is the Brooklyn Center Transit Station; and 2. The areas surrounding the Transit Station are prime for redevelopment and are guided for TOD. These two conditions could not be more perfect, and the timing is optimal for the City to work with any developer on redevelopment that embraces, integrates and incorporates the Transit Station and C-Line stops into its development plan. To help facilitate that process the City created the TOD land use designation in this Plan. This is a significant departure from previous planning efforts that were silent on Transit and did not emphasize it as a way to organize redevelopment efforts. This Plan, and the TOD land use designation promote: • An introduction of high-density residential uses into the City’s core and purposefully locates it adjacent to the current Transit Station. • A TOD land use designation that is large enough, and encompasses enough acreage, to allow for consideration to move the Transit Station from its current location, if an agreement with Metro Transit Could be made. Currently the Transit Station is at the edge of the TOD area, but it could be more desirable if it were in the heart of the Opportunity Site and redevelopment areas. • Density preferred to start at 31 dwelling units per acre, and there is deliberately no maximum. The City wants to encourage a vibrant, integrated mix of uses in this area which means that the City is willing to let the market help shape how the area is developed. Paramount to the success, regardless of density, is that the mix of uses includes more households of a variety of types, at various levels of affordability. • The land use designation envisions a high-quality, complete and connected network of pedestrian ways including sidewalks and trails. The area should be walkable, inviting and architecture must respond to and encourage a safe pedestrian environment that connects new residents with the transit hub, services and the City’s larger trail system. • Development in this area should encourage and create an experience for new residents. Amenities should be thoughtfully incorporated, and efficiencies and adjacencies with current users should be explored. The City acknowledges that redevelopment will not happen overnight, so there should be thoughtful LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 20 approaches to how new development can incorporate and integrate existing uses into redevelopment efforts to achieve incremental improvements. • The concept that if one user and area do better – than everyone does better. Within the TOD land use designation some areas of the Shingle Creek Crossing development have been redeveloped including the Walmart site and small strip retail within the last 10-years. These efforts have primarily continued to focus on an auto-centric typical suburban retail environment without much consideration of the potential to incorporate housing into a master plan. As a result of recent redevelopment efforts, it is unlikely that this entire area will redevelop within this planning period, but the City still believes that it is important to guide it for TOD so it is clear that as the area continues to evolve there is the potential to develop the area with a more compact and transit-minded development pattern. What is TOD? TOD, or transit-oriented development, means integrated urban places designed to bring people, activities, buildings, and public space together, with easy walking and cycling connection between them and near- excellent transit service to the rest of the city. It means inclusive access for all to local and citywide opportunities and resources by the most efficient and healthful combination of mobility modes, at the lowest financial and environmental cost, and with the highest resilience to disruptive events. Inclusive TOD is a necessary foundation for long-term sustainability, equity, shared prosperity, and civil peace in cities. - Institute for Transportation & Development Policy - Institute for Transportation & Development Policy LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 21 75th 48th L o g a n 1 0 0 47th 56th 58th H a l i f a x Wilshire 70th R a m p 76th A l d r i c h 6 6 t h 73rd T w i n L a k e 694694 61st L i l a c J o h n M a r t i n H a l i f a x Mumford Y o r k 4 0 t h B r o o k l y n B e a r d R a m p P a l m e r L a k e Parkway Freeway Q uail Summit W e s t R i v e r 1 0 0 48th Nash 38th R a m p64th 47th Ohenry R a m p 51st R a m p H a l i f a x 40th F r e m o n t 65th D r e w F r a n c e R a m p 70th R a m p 53rd Dowling R a m p Lake R a m p 53rd 56th 56th R a m p 7 0 t h 1 0 0 36th 57th 54th R a m p 58th S c o t t B r o o k d a l e C e n t e r S h i n g l e C r e e k Shingle Creek 94 94 71st A b b o t t 47th 4 t h Unity L i l a c 38th R a m p R 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n Brooklyn R a m p L a k e l a n d 74th M a j o r 6 5 t h 43rd Lakeside R u s s e l l W a s h b u r n P e n n O l i v e r OsseoRoadFrontage P a r k e r D r e w B r o o kly n P e r r y 50th A d m i r a l D r e w W e l c o m e X e n i a N o b l e O r c h a r d P e n nRussell Quail P e r r y E w i n g 53rd X e n i a Shoreview 74th F r a n c e I n d i a n a T o l e d o S c o t t T o l e d o D r e w U n i t y R a m p M a j o r R a m p H u b b ard V i c t o r y K y l e H u b b a r d S h orelin e 76th H u m b o l d t Ramp U n i t y M a j o r 70th Robin B r y a n t 73rd 74th 74th 71st E m e r s o n P e r r y L o g a n R a m p R e g e n t 69th M a j o r B r y a n t C o l f a x X e r x e s D a l l a s S a i n t A n t h o n y Q u e e n 74th H u m b o l d t P e r r y 73rd 69th 55 th N o r t h p o r t T h o m a s F r a n c e R a m p B e a r d Y a t e s Bellvue Ponds James 49th R a mp L a k e l a n d I n d i a n a 47th L i l a c F r e m o n t R a m p I n d i a n a 73rd 7 1 s t 49th 74th IrvingJames 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n t e r B r o o k l y n P a r k B r o o k l y n C e n t e r C r y s t a l B r o o k l y n C e n t e r F r i d l e y Brooklyn Center Minneapolis B r o o k l y n P a r k F r i d l e y C r y s t a l R o b b i n s d a l e F r i d l e y M i n n e a p o l i s R o b b i n s d a l e M i n n e a p o l i s 0 1,700 3,400 5,100 6,800850 FeetF Land Use Designations 2040 Planned Land Use (DRAFT) LDR MDR HDR C O/SB Transit Oriented Development (TOD) Neighborhood Mixed Use Commercial Mixed Use Business Mixed Use Industrial/Utility ooo Airport PSP/Institutional Parks, Recreation, Open Space ROW RR ROW Brooklyn Blvd Overlay District 152 152 94 94 252 100 100 Areas Planned for Change Map 3-3. Areas Planned for Change LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 22 Focus on Integrated Uses The concept that a vibrant, dynamic City Center requires activity was explored and discussed in the 2030 Plan. However, the previous Plan focused on bringing in new retail, commercial and business users to the area without including a residential component. This Plan shifts the direction and expands the vision from the “center” to the “spine.” This slight shift results in planning for change along the central spine of the community, and an integral component of this Plan is the incorporation of new households into the Future Land Use Plan. The City has moved past the vision that its core is limited to only retail opportunities, and instead this Plan builds on previous efforts with key changes. First, the community is focused on a creating a walkable, transit connected, experience-based place that brings the City forward and offers new opportunities to existing and future residents. The idea that the community will thrive with a more integrated land use pattern is fully accepted, and promoted through this Plan. The areas that are planned for this type of change are guided within this Plan for Neighborhood Mixed-Use, Commercial Mixed-Use, Business Mixed-Use and/or are designated in the Brooklyn Boulevard Overlay District. The following descriptions provide additional detail about the planned changes, and vision for each designation: Neighborhood Nodes (N-MU) Though the City does not formally organize itself through neighborhoods, it is clear from this process that different areas or ‘neighborhoods’ have distinct qualities. Residents naturally look for retail and services in their immediate area and would choose to shop locally if options were available. This Plan identifies several key nodes available for redevelopment, many of which are located within the Brooklyn Boulevard Corridor that could provide smaller-scale retail, restaurant and service amenities to their surrounding neighborhoods. The idea that existing neighborhood residents could walk or bike to the corner store to pick up dinner or visit a local restaurant or hair salon was widely embraced during this process. Residents repeatedly requested a plan for more local services, restaurants and retail opportunities in more neighborhood locations. This Plan introduces the concept by designated land for “Neighborhood Mixed-Use” where the focus is on integrating small-scale commercial and retail uses into the neighborhood fabric. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 23 Vibrant Business Centers: Commercial Mixed-Use (C-MU) and Business Mixed-Use (B-MU) The Commercial Mixed-Use and Business Mixed Use land use designations focus more heavily on commercial, retail, office and light industrial uses while continuing to emphasize the concept of creating experiences for the users. The purpose is to promote and encourage businesses, commercial users, retailers, and in some cases households to plan for interconnected systems that result in a more active and vibrant center. Shifting away from the traditional office campus or big-box strip-mall concept, these designations encourage co-location and integration of users to find ways to create a more sustainable and resilient development pattern. Brooklyn Boulevard Corridor (Overlay) The Brooklyn Boulevard Corridor extends from the City’s southern border to its northern border and has traditionally functioned as major thoroughfare with a mix of single-family residential commercial uses. The 2030 Plan identified this Corridor as a concern due to the mismatch in function from a local and regional perspective. The roadway functions regionally to connect areas north, and west with Minneapolis, and functions locally to provide access to single-family homes, as well as small retail and service users that line the Corridor. This conflict has become increasingly more difficult as traffic continues to grow. Due to these factors, the City, in collaboration with the County, are in the process of a major road reconstruction project along the Corridor after many years of study. This effort will result in a much-improved roadway condition for automobile traffic but will also be upgraded for pedestrians, bicyclist and transit users. These improvement to the road and transportation system will change the way the Corridor functions, but equally important is the need to evaluate the land use and development patterns along the Corridor. This Plan acknowledges that there is a mismatch between the roadway, both in its existing and ultimately improved condition, and the land uses that in the surrounding area. To address this issue, and to ensure further study as redevelopment efforts in the Corridor are contemplated, the Land Use Plan incorporates the “Brooklyn Boulevard Corridor Overlay” which is purposefully general, but is meant to alert land owners, residents, developers and policy makers that this Corridor deserves and warrants additional study as development and redevelopment progresses. Specific site standards and objectives should be developed as part of the implementation of this Plan through zoning and official controls, and such efforts should consider the following objectives; • Redevelopment of properties with primary frontage on Brooklyn Boulevard Corridor should consolidate accesses onto the roadway and identify opportunities for consolidation to make sites more efficient. LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 24 • Consideration should be given to create a set of design guidelines for the Corridor, to encourage a pedestrian scale at the street level. This should consider site design elements such as each building’s relationship with the street, architectural scale and massing, visual cues indicating pedestrian access points and crossing, vegetation, etc. • Properties along the Brooklyn Boulevard Corridor that are within the overlay, but are without Corridor frontage may consider ‘joining’ a redevelopment effort with a property containing frontage, provided proper considerations are made for existing/adjacent street patterns and uses. 8/16/2018 173 MN-51 - Google Maps https://www.google.com/maps/@44.9465548,-93.1670987,3a,75y,41.86h,79.84t/data=!3m6!1e1!3m4!1sxkmmyJHnZ3Z_hzBr85LGOQ!2e0!7i13312!8i6656 1/2 Image capture: Aug 2017 © 2018 Google Street View - Aug 2017 St Paul, Minnesota Google, Inc. 173 MN-51 8/16/2018 1544 Selby Ave - Google Maps https://www.google.com/maps/@44.9466221,-93.1654557,3a,75y,30.11h,94.51t/data=!3m7!1e1!3m5!1seIz8302bE6_OfrPReH_Inw!2e0!6s%2F%2Fgeo2.ggpht.com%2Fcbk%3Fpanoid%3DeIz8302bE6_…1/2 Image capture: Aug 2017 © 2018 Google Street View - Aug 2017 St Paul, Minnesota Google, Inc. 1544 Selby Ave 8/16/2018 1578 W Dayton Ave - Google Maps https://www.google.com/maps/@44.9473581,-93.1668192,3a,75y,199.44h,93.19t/data=!3m6!1e1!3m4!1s4lbpO_FmwVzMKxXUe5u9iw!2e0!7i13312!8i6656 1/2 Image capture: Aug 2017 © 2018 Google Street View - Aug 2017 St Paul, Minnesota Google, Inc. 1578 W Dayton Ave Integrated Uses Vintage on Selby, St. Paul photo source: Google 2018 LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 25 ECONOMIC COMPETITIVENESS & EMPLOYMENT The City has experienced significant change in the past decade with respect to its changing demographics and land use pattern, but one thing that has not changed − is its exceptional accessibility and location within the region. As previously described, the City was once known as the northwest metro’s regional retail center with Brookdale Mall and numerous supporting retailers and service providers. As the landscape of retail shifted and changed, the City’s core economic engine fizzled out leaving a large contiguous area of vacant and underutilized land in the core of the City. This loss has been felt for over a decade as the City has studied, re-studied and studied again the opportunities for the area. After years of City acquisitions and land assembly, the City issued a Request for Proposal (RFP) in late 2017 to find a master developer to take on a portion of this prime redevelopment area. The City is confident, and excited, that this is just the first step in what is likely to be an exciting, albeit, long-term redevelopment process for this area. The opportunity to redevelop is finally becoming a reality as the City, like the region, has begun to recover from the economic downturn and housing bust of the late 2000s. Signs that the City is evolving are not only limited to its redevelopment area, in fact many of the City’s light-industrial and office spaces are experiencing new demand with new businesses and users that have decided to locate in Brooklyn Center. The following Table 3-4 identifies the 2040 land uses that are identified for places of new/ expected additional employment. For purposes of the calculations, the City used a Floor Area Ration and the SAC conversion for its estimates. Table 3-4. Employment Intensity by Land Use Future Land Use 2040 Acres Developed Area (FAR) % Commercial or Industrial 2040 S.F.SAC Rate Intensity Transit Orient Development (TOD)200.43 50%25%1,091,348 3,000 364 Neighborhood Mixed-Use 212.67 50%50%2,315,967 3,000 772 Commercial Mixed Use 88.06 50%50%958,943 3,000 319 Commercial (C)109.52 50%50%2,385,374 3,000 795 Business Mixed Use 269.15 50%100%5,861,981 4,500 1303 TOTAL 3,553 LAND USE - DRAFT 9-07-2018 City of Brooklyn Center Comprehensive Plan 2040 26 STAGED REDEVELOPMENT & INFRASTRUCTURE The City acknowledges that redevelopment is likely to occur over time, and adequate infrastructure is available to serve the land use designations contemplated in this Chapter. As shown in Table 3-5, the City anticipates that approximately 340 acres will be redeveloped with a mix of uses over the next 10 years. The residential component within each of these mixed-use areas has a minimum density of 10 Dwelling Units per Acre, with the most density allocated to the Transit Oriented Development (TOD) designation which contemplates a minimum of 31 Dwelling Units per acre. Map 3-3 shows the areas contemplated for redevelopment over the next 20-years, and the following table summarizes the information contained in Table 3-3 and estimates the amount of residential acreage and potential households based on the guided densities and development area assumption that approximately 50% of site is developed (remaining area for parking lot, stormwater management, landscaping, etc.) Table 3-5. Future Land Use Densities and Estimated Households Future Land Use Density 2020 Acres (Res)* Households 2030 Acres (Res) Households 2040 Acres (Res) Households Transit Orient Development (TOD) 31+ DU/A 25 (9)279 +/-70 (26)814 +/-200 (53**)1643 +/- Neighborhood Mixed-Use 15-31 DU/A 50 (13)195 - 403 125 (31)465 - 961 213 (53**)795-1643 Commercial Mixed-Use 10 – 25 DU/A 30 (8)80 - 200 60 (15)150 - 375 88 (22)220 - 550 TOTAL ----554 - 882 --1,429 – 2,150 --2,658 - 3836 *Note, there are existing households in each of the designations today that would be re-guided for potential redevelopment in the future. This accounts for existing households and those that may potentially develop over the next two years. **Acreages assume that some recently redeveloped areas within these land use designations will not experience redevelopment until post-2040 and therefore households are not calculated. Please refer to Map 3-3 that identifies areas planned for change within this planning period. IMPLEMENTATION Given the community and the community leadership’s optimism and desire for Brooklyn Center to thrive, transit investments, along with recent trends in the interest to redevelop within first- ring suburbs, the City is well poised for positive opportunities to grow and incorporate new services and housing types. The initial implementation steps of this Chapter will be included within Chapter 8 of this Plan and then subsequently developed with updates to the City’s Ordinances. Additionally, the Mississippi River Critical Corridor Area plan is attached in Appendix A, which incorporates various aspects of this chapter including the future land use plan. DRAFT Chapter 4: Housing Comprehensive Plan 2040 HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 1 INTRODUCTION This Chapter evaluates Brooklyn Center’s existing housing stock and plans for future housing needs based on household projections, population projections, and identified needs communicated through this planning process. As required in the City’s 2015 System Statement prepared by the Metropolitan Council, understanding and planning for the City’s housing stock is a critical part of the 2040 Comprehensive Plan (Plan). The City’s planned land use includes three residential categories and residential components of new mixed-use designations which together account for approximately half of the City’s land use area. Residential land use will continue to be the largest land use in the community. A diverse housing stock that offers neighborhood stability combined with access to open space and essential goods and services is essential to a healthy, sustainable, and resilient community. It protects the community’s tax base against market fluctuations; it builds community pride and engagement of existing residents; it helps the community’s economic competitiveness by assisting Brooklyn Center businesses with employee attraction and retention; it provides options for existing residents to remain in the community should their life circumstances (e.g., aging-in-place) change; and it offers future residents access to amenities and levels of service that support a stable and supportive housing and neighborhood environment. The first part of this Chapter focuses on the existing housing stock. It summarizes important information regarding the overall number of housing units, the type of units, their affordability, and the profile of their residents. These sections are a summary of more detailed socio-economic data which is attached to this Plan as an Appendix and serves as a supporting resource to this Chapter. Understanding the existing housing stock is key to determining what types of housing products may be demanded over the next 10-20 years and where they should be located. In conjunction to the statistical or inventory information collected, this Chapter includes a summary of community, stakeholder and policy-maker feedback related to housing and neighborhoods heard throughout this planning process. Additionally, this Chapter addresses the projected housing needs during the planning period and presents some neighborhood and housing aspirations as identified by the City’s residents and policy-makers. The final section of this Chapter links projected housing need to practical implementation tools to help the City achieve its housing goals and identified strategies. The list contained in this Chapter is not exhaustive but provides a starting place from which the City can continue to expand and consider opportunities to meet current and future resident needs. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 2 2040 Housing Goals »Promote a diverse housing stock that provides safe, stable, and accessible housing options to all of Brooklyn Center’s residents. »Recognize and identify ways to match Brooklyn Center’s housing with the City’s changing demographics. »Explore opportunities to improve the City’s housing policies and ordinances to make them more responsive to current and future residents. »Maintain the existing housing stock in primarily single-family neighborhoods through proper ordinances and enforcement. »Explore opportunities to incorporate new affordable housing into redevelopment areas that promote safe, secure and economically diverse neighborhoods. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 3 ASSESSMENT OF EXISTING HOUSING SUPPLY Overview of Brooklyn Center’s Residential Neighborhoods The City of Brooklyn Center’s residential neighborhoods are diverse and include a variety of housing types from single-family neighborhoods to large-scale apartment complexes. Although the City originally incorporated as a village in 1911, it wasn’t until the Post-World War II era that the City began to develop on a large scale in which entire blocks and even neighborhoods were constructed with tract housing, suburban streets, and neighborhood parks. Like much of the region’s first ring suburbs, Brooklyn Center took on the role of a typical bedroom community where residents could get to their jobs in the downtown, stop for groceries at the retail center, and go home and park their cars in their garages for the evening. This pattern of development can be seen throughout the region, but Brooklyn Center had one significant difference for many decades – the regional mall known as Brookdale. The prominence of the mall and its surrounding commercial district played a major role in how neighborhoods were built and developed, which influenced neighborhood patterns and housing types. Even though the mall is now gone, it continues to have lasting effects on the existing housing types and neighborhoods and will influence future housing as described in subsequent sections of this Chapter. For example, in the decades that the mall and regional retail center was operational much of Brooklyn Center’s multi-family and apartment development was concentrated near the mall and its commercial district and provided a transition to the surrounding single-family neighborhoods. Therefore, even though the mall no longer exists, the apartments developed around the periphery of its retail area in the 1960s continue to be in high demand and provide a critical source of housing for many households. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 4 The following sections identify and inventory the existing housing stock in the community including single-family, attached and apartment uses. Each of these housing types serve a different role in the community, but each type is an important part of the City’s neighborhoods. A summary of the City’s existing residential types and neighborhoods are as follows: Single-Family Residential Single-family residential neighborhoods are the dominant land use within the City and single- family detached homes comprise nearly 63 percent of the City’s housing stock. The City’s single-family detached neighborhoods were developed surrounding higher density and higher intensity land uses that included the former regional retail center and the major freeway corridors of I-94 and Highway 100. Most of the single-family neighborhoods are developed on a grid system with traditional ‘urban’ size lots. Exceptions of some larger lots are interspersed within the traditional block pattern and along the Mississippi River where a pocket of residents have views and/or frontage of the river corridor. The 1950s were the peak decade for housing construction in the City; a period in which owner- occupied housing predominated. While other housing types began to emerge post 1950s, the demand for single-family detached housing continued through 1980 as the remaining land in the community developed. Given the period in which the majority of Brooklyn Center’s housing stock was built, nearly the entire single-family detached housing stock is more than 40 years old. This is a major concern because at 40 years of age exterior components of a building including siding, windows, and roofs often need to be replaced to protect its structural integrity. Because the City became mostly built-out by the late 1970s, nearly all of the City’s housing stock falls into this category, which means the City must be cognizant of potential issues and proactively monitor the situation to ensure neighborhoods are sustainable into the future. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 5 While related to housing age, the size or square footage of single-family homes also plays a significant role in the demographics of a community. Changes to family structure, technology, and other factors alter housing preferences over time, which can lead to functional obsolescence of homes and result in reduced home values because they no longer meet current buyers’ expectations. Brooklyn Center’s single-family housing stock is fairly homogeneous and the overwhelming majority of homes in every neighborhood are less than 1,500 square feet – and in many areas less than 1,000 square feet. This is a relatively modest single-family housing size, and, therefore, the single-family housing stock lacks diversity, which results in lack of choice for current and prospective residents. At the same time, these homes offer an option for small families, single and two-person households, and first time homebuyers. Because the majority of the City’s single-family housing stock is relatively small, older, and of a homogeneous type as compared to newer larger homes or neighborhoods with more housing variety, housing prices in Brooklyn Center tend to be affordable. Also, given the similar age, size and styles of many of the homes, housing in the community has a fairly consistent price-per- square foot. Affordability in the existing housing stock can be a positive attribute that has the potential to provide long-term stability to residents and neighborhoods. However, as shown in the Background Report residents of Brooklyn Center also tend to have lower median household incomes, which can mean residents may struggle to pay for large-scale capital investments in their homes such as replacing windows or a roof. Additionally, within the region some communities with similar single-family stock to Brooklyn Center have experienced pressure for tear-downs and major remodeling, and that market trend has yet to reach the City. While that trend may eventually impact the community, at the present time the change and growth impacting the single-family neighborhoods is mostly related to the evolving demographics within the community. This change presents different considerations and challenges because it is not necessarily physical growth or changes to homes and neighborhoods. Instead the community is challenged with how to manage larger numbers of people living within a household such as growing numbers of multi- generational households. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 6 Existing Single-family Neighborhood Perspectives Described in this Planning Process Throughout this planning process policy-makers and residents alike expressed the desire to maintain the affordability of the existing single-family neighborhoods but acknowledged the current challenges of helping residents maintain their structures, blocks and neighborhoods in the face of compounding maintenance due to the age of the City’s neighborhoods. In addition to the physical condition of the structures, residents and policy-makers also acknowledged that as the City’s population and demographics become increasingly more diverse new residents are changing how existing homes are being occupied and, therefore, it would be valuable for the City to evaluate it’s ordinances and policies to ensure they align with the needs of residents. The demographic considerations are identified in subsequent sections of this Chapter, but it is worth noting that the demographic changes can have a significant impact the character of existing single-family residential neighborhoods. Most recognized this as a positive change, but also acknowledged and stated that the City must figure out how to pro-actively address some of these changes to protect the existing neighborhood fabric. For example, multi-generational households are becoming increasingly more prevalent within the City’s single-family neighborhoods which can impact how rooms within a home are used, how many cars may be present at the home, and how outdoor spaces and yards may be used. Closely related to the demographic changes in the community is the City’s aspiration to promote and maintain neighborhood stability. This objective emerged repeatedly throughout this planning process as residents and policy-makers expressed the desire to identify strategies to help promote and encourage sustainability, resiliency and accessibility within the single-family neighborhoods. In part this objective is the result of several years of turnover within the single- family neighborhoods as long-term residents begin to age and move onto other housing options, new residents and families are moving into the neighborhoods. This life-cycle of housing is common, but the City wants to find ways to ensure new residents want to stay in their homes, their neighborhoods, and the community long-term and invest in making the City a better place for generations to come. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 7 Multi-family Residential Nearly one third (29 percent) of the City’s housing units are in multi-family residential buildings located throughout the community. Nearly all of these buildings were constructed in the 1960s and 1970s, and are primarily located on major roadways or corridors, and surrounding the former regional retail areas. This means these buildings are nearly 50 years old or older. Just as noted within the single-family neighborhoods, the potential for deterioration and need for significant investment in these aging buildings can pose a threat to the quality of the City’s housing stock if the buildings are not properly maintained, managed and updated. There has been some maintenance and management of the multi-family housing stock, and a few complexes have even incorporated modest upgrades to the interiors. In fact, the City has started one large-scale rehabilitation of a building that would bring higher-market rate rental options to the community once completed. However, this is one project and despite these improvements the City’s multi-family housing stock continues to be one of the most affordable in the region with some of the lowest rental rates in the metropolitan area. Many of the multi-family areas are near major corridors and are adjacent to high intensity uses that do not necessarily support or serve the residential use with the current development and land use patterns. As a result, many of the multi-family areas do not feel like an incorporated part of the City’s neighborhoods. As discussed in subsequent sections of this Chapter, the City is planning for redevelopment in or adjacent to many of the existing multi- family areas that will hopefully reinvigorate and reconnect the existing multi-family uses into a larger neighborhood context. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 8 Multifamily Neighborhood Perspectives Described in this Planning Process Throughout this planning process the City’s residents were vocal about the existing multi-family options available in the community and the lack of diversity within the multi-family housing stock. Without a full inventory of all available multi-family units it is difficult to confirm some of the anecdotal comments heard throughout the process, but nevertheless it is important to consider since residents’ testimony provides valuable insight into the existing housing stock. Several residents indicated that there are few options available for larger multi-family units with at least three (3) bedrooms, making it difficult to find stable living options for families with more than two (2) children. Residents also communicated a desire to have housing options that were closer to supportive retail, commercial and services so that they could walk, bike or easily use transit to meet their needs. Despite these challenges, the City’s parks, trails and open spaces were viewed as an integral and important part of their quality of life. Similarly, to the single-family neighborhoods, the community’s aspiration to create a stable, accessible, and economically diverse multi-family housing stock was established as a short and long-term priority. Though not discussed at length during this planning process, it is widely known and understood that resident turnover, including evictions, is a serious problem that is most concentrated within the multi-family neighborhoods of the City. While this Chapter does not attempt to fully evaluate the causes for turnover and eviction in these neighborhoods, it does acknowledge it as a significant challenge and issue which shapes the character of these areas of the community. Turnover, including evictions, changes how residents feel about the community whether the City is directly involved or not. It has lasting affects on how safe people feel within a community, how invested in an area they want to become and how willing they are to contribute and reinvest in the City. For these reasons, it is imperative that the City tackle these issues and create a more stable, and integrated living environment so all residents feel a part of a neighborhood, and the larger community. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 9 Housing Stock Statistics The following existing housing stock characteristics support the previous neighborhood descriptions through more detail. This information, coupled with the previous description, provides a valuable baseline from which the City can evaluate and plan for the future of its housing stock. Total Housing Units According to data from the Metropolitan Council and the City of Brooklyn Center, there are 11,603 housing units in Brooklyn Center as of 2017. As a fully developed community, new residential development in Brooklyn Center has been limited since the late 1980s. According to the Metropolitan Council, around 100 new housing units have been built since 2000 and these homes were primarily small infill locations or small redevelopment opportunities. Housing Tenure (Owned and Rented Units) Nearly 40 percent of the community’s residents rent, and the majority of those renters live in apartment buildings which are integrated throughout the community. The Background Report in the Appendix includes maps illustrating the location of rental housing and demographics of renters. Given that a significant portion of the City’s population lives in apartments, the age of such structures becomes critically important to the overall health of the housing supply. The majority of the apartments were constructed prior to 1979 with the bulk of the units being constructed between 1966 and 1969. This means that the majority of the apartments is more than 50 years old, and that structural deficiencies and major capital improvements may be required in the relatively near term in order for the structures to remain marketable. 11,603 Brooklyn Center housing units as of February 2017 - Sources: Metropolitan Council 40% of community residents are renters - Sources: Metropolitan Council; US Census; SHC HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 10 Housing Type Related to housing tenure is housing type. Due to Brooklyn Center’s peak time of housing development in the 1950s, the housing type is predominantly single-family detached homes. As of 2017, there are 8,270 units (71 percent) of single-family housing (attached and detached) and 3,333 (29 percent) classified as multi-family housing. The type of housing structure can influence not only affordability but also overall livability. Having a range of housing structures can provide residents of a community options that best meet their needs as they shift from one life stage to another. For example, retirees often desire multi-family housing not only for the ease of maintenance, but also for security reasons. Multifamily residences are less susceptible to home maintenance issues or burglary concerns because of on-site management. For those with health concerns, multi-family residences often have neighbors that can also provide oversight should an acute health problem occur. The majority (63 percent) of Brooklyn Center’s housing stock consists of detached single-family homes. This is above the proportion found in Hennepin County (55 percent) or throughout the metropolitan area (59 percent). Nevertheless, the City’s housing stock is diversified, with many multi-family units in large structures, as well as a significant number of single-family attached units. More detailed data are included in the Background Report in the Appendix. Year Built The age of the housing stock is an important characteristic of the community particularly as it relates to potential structural obsolescence and other limiting factors which correlate to housing values. As described earlier, much of Brooklyn Center’s single-family housing stock was developed post-World War II between 1950 and 1963 and many of the homes in this age range were dominated by rambler architectural styles. As shown on Map 15, entire neighborhoods were all constructed in a relatively short period of time which strongly defines a neighborhood pattern. As shown, most of Brooklyn Center was developed on a fairly regular grid pattern and does not reflect a ‘suburban’ development pattern. This is positive from the perspective that transportation and transit connections should be easier to improve, where necessary, because of the relatively dense population of the neighborhoods. However, aging neighborhoods can present a challenge as major systems (i.e. roof, siding, windows, 71% of housing units are single-family - Sources: Metropolitan Council; US Census; SHC HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 11 HVAC, etc.) reach the end of their useful life. This can be particularly difficult if residents are unable to reinvest and maintain their properties, which leads to deferred maintenance and the potential for more significant problems that would become widespread across entire neighborhoods. Approximately 86 percent of Brooklyn Center’s housing stock (over 10,000 units) is more than 40 years old. This is an overwhelming portion of the City’s housing, and it is therefore important to track the condition of these older homes as they are at- risk of deferred maintenance. This can rapidly result in critical structural problems. At the same time, well-maintained older housing can be an important source of entry-level housing because of its relative affordability when compared to newer construction. Table 4-1. Year Built 86% of housing stock is more than 40 years old - Sources: US Census; SHC HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 12 Housing Affordability The Metropolitan Council considers housing affordable when low-income households are spending no more than 30 percent of their income on housing costs. Households are considered low-income if their income is at or below 80 percent of the metropolitan area’s median income (AMI). The housing stock in Brooklyn Center is affordable relative to other communities in the Twin Cities region. According to the Metropolitan Council, 93 percent of the housing units in 2017 in Brooklyn Center were considered affordable. Moreover, only a small portion (5 percent) of this housing is publicly subsidized. Therefore, most housing is privately-owned and pricing is set by the market. According to the Minneapolis Area Association of Realtors, there were 480 home sales in Brooklyn Center in 2017 with a median sales price of $186,125. This was roughly 25 percent lower than the Metro Area median sales price of $247,900. For rental housing, according to CoStar, a national provider of real estate data, the average monthly rent for a market rate apartment in Brooklyn Center in 2017 was $981 compared to the Metro Area average of $1,190. $186,125 2017 median home sale price in Brooklyn Center $247,900 2017 median home sale price in the Metro Area - Source: Minneapolis Area Association of Realtors, HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 13 Map 4-1. Estimated Market Value of Owner-Occupied Housing Brooklyn Center Broo klyn Park Columbia Heights Crystal Fridley Robbinsdale Minneapolis - Owner-Occupied Housing by Estimated Market Value 1/5/2018 .1 in = 0.55 miles Brooklyn Center County Boundaries City and Township Boundaries Streets Lakes and Rivers Owner-Occupied Housing Estimated Market Value, 2016 $243,500 or Less $243,501 to $350,000 $350,001 to $450,000 Over $450,000 Source: MetroGIS Regional Parcel Dataset, 2016 estimated market values for taxes payable in 2017. Note: Estimated Market Value includes only homesteaded units with a building on the parcel. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 14 Table 4-2: Affordability of Units by Income Level Total Housing Units1 11,603 Affordability2 Units affordable to households with income at or below 30% of AMI Units affordable to households with income 31% to 50% of AMI Units affordable to households with income 51% to 80% of AMI 539 6,669 3,603 Source: Metropolitan Council. The high rate of affordability is largely due to the prevalence of smaller and older homes in the single-family neighborhoods, and the age and level of improvements within the multi-family rental neighborhoods. Such small sized properties are typically less expensive because they have significantly less living space than newer homes (average construction square footage has increased each decade since the 1950s). Age and level of update and improvements within the apartment stock, coupled with the average number of bedrooms in the rental units is impacting the relative affordability of the multi-family units. The condition in both the single-family and multi-family housing stock is what is known as Naturally Occurring Affordable Housing (NOAH), because the physical characteristics of the properties are what makes them affordable rather than the affordability being established through a legally binding contract. Although there is a high rate of affordability for existing units, the Metropolitan Council identifies a need for additional affordable units in any new housing construction added to the community through 2040. This condition would most likely be achieved by a legally binding contract, or some other financing mechanism as new affordable housing product would be difficult to achieve without some assistance given construction and land costs. Of the 2,258 projected new housing units, the Metropolitan Council establishes a need of 238 units to be affordable to households at or below 80 percent AMI to satisfy the regional share of affordable housing. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 15 Although nearly all of Brooklyn Center’s housing stock essentially fits within the criteria as naturally occurring affordable housing, there are some observable trends that would suggest the price of housing in Brooklyn Center could rise in the coming years. Most recently in 2018 the City’s for-sale housing median home sales price surpassed the pre-bust pricing. While the median remains below the regional median, it does indicate growing demand and increased pricing. Significant areas of redevelopment identified on the Future Land Use Plan, including the former regional mall (Brookdale) location, present opportunities for higher-market rates for new housing added. These opportunities have the potential to create a more economically diverse housing stock within the City, which is relatively homogeneous at the time this Plan is written. Given these opportunities, it is important to continue to monitor the City’s NOAH stock, and to evaluate and establish policies to incorporate legally binding and protected affordable housing as redevelopment occurs. This is a careful balancing act that requires concerted and direct monitoring, study, and evaluation in order to ensure an economically diverse, sustainable and resilient housing stock for the long-term success of the community. KEY DEMOGRAPHICS Age Profile of the Population The age profile of a community has important ramifications on demand for housing, goods and services, and social cohesion. Tables and figures illustrating the City’s age distribution are presented in the Background Report in the Appendix. Unlike the broader region, in which the population continues to age rapidly, Brooklyn Center’s population grew younger between 2000 and 2010, and has stayed relatively stable since 2010. This is largely due to a significant increase in people age 25 to 34, many of which are starting families and having children. Increases in the number of young families place demands on schools, housing affordability, and the types of retail goods and services needed. The median age of residents in Brooklyn Center in 2016 was 32.8, which is consistent with the 2010 median age of 32.6. This is younger than 32.8 Median age of Brooklyn Center residents - Sources: US Census, SHC HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 16 2000 when the median ages was 35.3. With such a young population, it is expected housing units may turn over more frequently. But, as of 2016, more than 60 percent all households have been living in their homes for more than five (5) years. More data about geographic mobility of households is found in the Background Report in the Appendix. Household & Family Type Changing family and household structures can also have a profound effect on housing and other community needs. For example, decreasing household size has a direct impact on the amount of housing a household needs. As mentioned, the presence of children not only impacts local schools and parks, but also the types of retailers that can be supported and the nature of housing demanded. Since 2010, the number of households with children in both single-parent and married couple households has been growing significantly. Meanwhile, the trend among households without children, especially married couples (i.e., empty-nesters) has been on the decline. The percentage of households with children is approaching 40 percent, which is well above the rate in the County and the metro area. 63% Households that have lived in their home 5 years or more - Sources: US Census, SHC HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 17 Cost Burdened Households Cost burden is the proportion of household income spent toward housing and utilities. When lower income households spend more than 30 percent of their income toward housing and utilities this burden is considered excessive because it begins to limit the money available for other essentials such as food, clothing, transportation, and healthcare. According to data from the Metropolitan Council, 4,114 (35 percent) Brooklyn Center households at or below 80 percent average median income (AMI) are considered cost-burdened which means they spend more than 30 percent of household income on housing costs. This percentage is well above the metro area rate of 23 percent. Half of these Brooklyn Center households are lower income households who earn at or less than 30 percent AMI. The high incidence of cost burdened households is correlated with younger wage earners, lower-wage jobs, and a high proportion of older households, many of which are in retirement and no longer working. FUTURE HOUSING OPPORTUNITIES Projected Housing Need As referenced in Chapter 3: Land Use and the following Table 4-3, the Metropolitan Council’s 2015 System Statement forecasts that Brooklyn Center will add approximately 4,169 new residents and 2,258 new households through 2040. Recognizing that the land use plan for Brooklyn Center identifies several key areas that are envisioned for new development or redevelopment, this will result in an opportunity to accommodate more housing and increase the City’s number of households. Based on guided residential densities in the development opportunity areas, the City can accommodate the Metropolitan Council’s forecasted households. As indicated in the Land Use Chapter, depending on how the market responds to these redevelopment areas the City could accommodate anywhere between 2,658 and 3,836 new households by 2040 (Chapter 3: Table 3-5, repeated in the following Table 4-3 ). 2,258 Number of forecasted new Brooklyn Center households through 2040 by the Met Council - Sources: Metropolitan Council 2,658 Number of forecasted new Brooklyn Center households through 2040 by the City - Sources: City of Brooklyn Center, SHC HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 18 Table 4-3. Future Land Use Densities and Projected Acres, Households & Population Future Land Use Density (DU/A) 2020 Acres (Res)b HH Popc 2030 Acres (Res)b HH Popc 2040 Acres (Res)b HH Popc Transit Orient Development (TOD) 31+ DU/A 25 (9)279 +/-619 +/-70 (26)814 +/-1,807 +/-200 (53a)1,643 +/-3,648 +/- Neighborhood Mixed-Use 15-31 DU/A 50 (13)195 - 403 433 - 895 125 (31)465 - 961 1,032 - 2,133 213 (53a) 795 - 1,643 1,765 - 3,648 Commercial Mixed Use 10 – 25 DU/A 30 (8)80 - 200 178 - 444 60 (15)150 - 375 333 - 833 88 (22)220 - 550 488 - 1,221 TOTAL ----554 - 882 1230 - 1958 --1,429 - 2,150 3,172 - 4,773 --2,658 - 3836 5,901 - 8,517 Source: Metropolitan Council, Thrive 2040 Brooklyn Center 2015 System Statement, SHC. a Acreages assume that some recently redeveloped areas within these land use designations will not experience redevelopment until post-2040 and therefore households are not calculated. Please refer to Map 3-3 that identifies areas planned for change within this planning period. b Note, there are existing households in each of the designations today that would be re-guided for potential redevelopment in the future. This accounts for existing households and those that my potentially develop over the next two years. cCalculation multiplies households by 2.22 persons per household (According to the 2016 ACS (Census), for multi-family units (5+ units in structure) There are three large districts identified in the City with guided land use that allows for significant potential of new development and redevelopment through 2040. These areas have the potential to greatly expand Brooklyn Center’s current housing numbers and choices. Moreover, each opportunity area has the potential to not only provide new forms and types of housing but to catalyze or rejuvenate investment into the City resulting in stronger linkages between neighborhoods and districts that are currently isolated from one another. The following section discusses these areas further. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 19 Future Residential Uses in Planned [Re] Development Opportunity Areas Transit-Oriented Development (TOD) Transit-Oriented Development (TOD) is a new land use and redevelopment concept in the City that focuses on existing and planned transit as a major amenity and catalyst for redevelopment. While previous planning efforts have acknowledged the presence of transit in the community, none have embraced it as an opportunity for redevelopment. As this portion of the City redevelops, the location of future transit enhancements has the potential to attract significant new housing development. Therefore, this is where guided densities are the highest. This is purposeful because the area has exceptional visibility and access from Highway 100 and I-94, and will be served by two transit stops (one being a transit hub) for the C-Line Bus Rapid Transit (BRT). The C-Line will mimic the operations of LRT (light rail transit), offering frequent transit service that will connect residents to the larger region. To best support the C-Line, the City has planned to reinvigorate and re-imagine this central area of the community as a more livable, walkable, and connected neighborhood within the City. In addition, the potential for desirable views of Downtown Minneapolis could result in pressure to build taller structures in this area. Any development of this area should also be seen as an opportunity to support commercial users, improve multimodal service and access, and allow safe, pleasant, and walkable connections to transit, parks, and other community destinations. As this area evolves, the desirability of this area as an amenity-rich livable area is likely to improve. As change occurs, the housing within the area is likely to be at market rates adding to a more economically diverse housing stock than is currently available in the community. This would add more housing choices in Brooklyn Center, and it could also support a mix of both market rate and affordable units; provided proper policies are developed to ensure legally binding affordable housing is incorporated into development plans. Communities oftentimes explore policies such as inclusionary zoning as redevelopment accelerates which may become an appropriate consideration in the future, but is likely not to be the best approach given current market conditions. However, in the future if significant increases in the market occur it may warrant further discussion in the City. Regardless of the policy tool (whether regulatory or incentive based) selected, consideration will need to be given to working with any future developer in a possible partnership with the City to help deliver affordable units as part of redevelopment. As described within the Chapter 8: Implementation, the City will continue to explore proper methodology and policies to ensure an economically diverse housing stock is created as housing continues to evolve in the community. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 20 Commercial Mixed-Use Areas The Commercial Mixed-Use areas generally surround the TOD area and are contemplated for large-scale redevelopment but are equally as focused on supporting business and office users. These areas are generally within one mile of the transit station that serves as a major hub for regional and local transit services, and therefore new housing will still have opportunities to capitalize on this as an amenity. Slightly less dense than the TOD district, these areas may provide exceptional opportunities to introduce multi-family uses such as town homes, row homes, and small lot single-family uses that could cater to larger families and incorporate more units with three or more bedrooms. As indicated in previous sections of this Chapter, the City’s residents expressed a desire to have access to more rental units with more bedrooms and larger square footages. While a detailed market study would likely be needed to confirm the demand for these uses, if we can take the anecdotal information as true, this area has the potential to support those types of uses. As with the TOD district, affordability is likely to become a consideration in any redevelopment within these areas because new construction naturally costs more and as the area redevelops interest and demand is likely to escalate costs. It is therefore important, just as with the redevelopment of the TOD district, that the City evaluate and explore ways to incorporate a range of affordable and market rate opportunities in new developments. Neighborhood Mixed-Use Areas The Neighborhood Mixed-Use is a new land use designation that responds to resident and policy-makers desire to incorporate retail and services into the neighborhood fabric. One of the ways the City can accomplish that objective is to create ‘nodes’ of mixed-uses that include residential uses, but protect key corners for small retailers, shops, or restaurants that create a more vibrant streetscape. The City acknowledges that these areas are less likely to redevelop with any regularity. Therefore, the number of new housing units expected to come on-line in these areas is a little less tangible than in areas with large contiguous redevelopment acres. However, the nodes have the opportunity to provide yet another housing style and type, as these areas are not envisioned for large high-rises or extensive master plans. Instead, these areas are contemplated to have smaller footprints with living units above a small store front or restaurant for example. HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 21 HOUSING RESOURCES, STRATEGIES & TOOLS Table 4-4 outlines a variety of resources, strategies, and tools to implement Brooklyn Center’s identified housing needs and stated housing goals. There is a wealth of resources available to assist communities in meeting their goals. The following table should be considered a starting point. As the City’s housing needs evolve or become clearer, this set of tools should expand with options. Table 4-4. Housing Resources, Strategies & Tools Housing Goal Tool/Resource/ Strategy Description Promote a diverse stock that provides opportunities for all income levels Housing Demand Market Study City to regularly conduct a market study to track housing demand that could double as a marketing and promotional piece about opportunities. Housing Coordinator Position The City would create a position that would serve as a liaison to existing landlords to help them respond to shifting demographics through training and access to city resources. The position could also serve as a resource for tenants to connect to support services in the event of eviction notices, discriminatory practices, and other issues related to housing access. The position would include coordinating housing programs, including home ownership programs, resident financial literacy programs, with the intent to convert Brooklyn Center renters to successful home owners. Inclusionary Housing Ordinance If the market strengthens in redevelopment areas to the extent that policies would not deter investment, the City could consider an inclusionary housing ordinance to ensure that affordable housing is a component of any new housing development. Since current market conditions in the City are well below those of adjacent communities, an inclusionary policy may deter short- term investment. The City may want to explore this policy in the future if the market rents rise to levels of at least 100% AMI. Livable Communities Demonstration Account (LCDA) Consider supporting/sponsoring an application to LCDA programs for multi-family rental proposals in areas guided for high density residential and targeted to households of all income levels. Tax Abatement Consider tax abatement for large rental project proposals. Expedited Application Process Streamline the pre-application process in order to minimize unnecessary delay for projects that address our state housing needs, prior to a formal application submittal. [Meg/Ginny: If Brooklyn Center has already done this, let us know] Site Assembly Consider strategies for assembling sites in high-density or mixed-use districts that would increase appeal to developers. Tax Increment Financing (TIF) To help meet the need for low-income housing, consider establishing a TIF district in an area guided for high density development. Brownfield Clean-up In potential redevelopment areas, explore EPA and MN DEED grant programs that provide funding and assistance with planning, assessment, and site clean-up. Table continues on the following page HOUSING - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 22 Housing Goal Tool/Resource/ Strategy Description Protect existing single-family neighborhood patterns Home Ownership Program Work with residents to provide education and programs to make home ownership possible, particularly converting existing renters to home owners. CDBG Work with Hennepin County to use CDBG funds to help low-and moderate-income homeowners with rehabilitation assistance. Referrals Review and update reference procedures and training for applicable staff including a plan to maintain our availability to refer residents to any applicable housing programs outside the scope of local services. Low or No Cost Home Rehabilitation Programs Providing low-or no-cost loans to help homeowners repair heating, plumbing, or electrical systems helps preserve existing housing. For example, Minnesota Housing’s Rehabilitation Loan and Emergency Loan programs make zero percent, deferred loans that are forgivable if the borrower lives in the home for 30 years. Minnesota Housing’s Community Fix Up Program offers lower-cost home improvement loans, often with discounted interest rates, remodeling advising, or home energy services, through a trained lender network. Foreclosure Prevention In established neighborhoods, a rash of foreclosures, especially in close proximity to one another, can have a deleterious effect on the surrounding neighborhood. Be aware of foreclosures and be able to direct homeowners at-risk of foreclosure to resources that can help prevent foreclosures. http://www.hocmn.org/ Table 4-4. Continued. Housing Resources, Strategies & Tools DRAFT Chapter 4: Parks, Trails & Open Space Comprehensive Plan 2040 PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 1 INTRODUCTION As a first-ring suburb and fully-developed City, Brooklyn Center benefits from a well- established park and trail system. Natural features in the community, including the Mississippi River, Single Creek, Palmer Lake, and Upper and Middle Twin Lakes, provide premier natural areas, open space, and amenities for popular urban recreation. A 21-mile trail system extends the recreational opportunities and connects residential neighborhoods with parks and other destinations. Parks and trails are a valued asset to community. High interest and participation from residents continues to justify the ongoing maintenance, management, and investment needed for high- quality recreation, trail use, and park facilities in the City. To thoughtfully plan for the parks and trails system, it is important to understand the changing characteristics of the City’s park and trail users, keep current on the existing system’s conditions, and identify gaps and opportunities for new parks, trails, or facilities that will benefit the City. The purpose of this Chapter will review these features and context and provide recommendations for Brooklyn Center’s parks and trails system through 2040. Growth and Demographics The forecasted population in the community is expected to rise to approximately 2,250 households by 2040, which will alter the demands and needs from the City’s parks and trails system. Changing land use and redevelopment impacts areas of natural features and open space. Some redevelopment may enhance and improve the quality of those features, such as Shingle Creek which has been identified as impaired waters. Chapter 3 of this Plan discusses the anticipated changed in land use and related demographics of the community. Parks are indicated on Map 3-2. Future Land Use. Association of Recreation Type and Age A critical component to consider when planning for the future of parks and trails in Brooklyn Center is the socio-economic and demographic trends that will impact the types of improvements, development, and programming within the system that will best serve the community for generations to come. A high-quality parks and trails system provides for recreation and enjoyment of the outdoors with facilities and activities that appeal to all age groups. It is important to offer a diverse mix and to understand that some park activities are generally associated with specific age groups. Active recreation facilities, such as soccer fields and playgrounds, are typically used by younger people and children while passive recreation facilities, such as picnicking, walking, or fishing, are generally associated with adults and older people. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 2 2040 PTOS Goals »Provide a park and recreation system that is based on the needs of the City’s residents and stakeholders. »Encourage residents and stakeholders to participate in the park and recreation system planning process. »Explore ways to incorporate design and preservation standards into the City’s ordinances and policies to improve and maintain a high-quality system. »Support efforts to maximize the use and accessibility of the system by local residents. The Background Report, contained in the Appendix, describes the City’s current demographic and socio-economic trends. Since 2010, the number of households with children in both single-parent and married couple households has been growing significantly. The percentage of households with children is now approaching 40%, which is well above the rate in Hennepin County and the metro area in general. The trend among households without children is conversely on the decline. The population is generally getting younger, likely due to a relatively homogenous and affordable housing stock dominated by single-family residential uses. As the City’s residential make-up changes, it will be essential to understand who is moving into the community and what the target market of redevelopment is so the parks and trails system can expand and grow to meet needs of future residents. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 3 THE EXISTING PARK SYSTEM Brooklyn Center currently hosts 24 developed local parks, one regional park, and a municipal golf course, providing a variety of recreational opportunities for all segments of the population. In addition, considerable undeveloped public open space is held in the Twin Lakes area and along the Mississippi River. Recreation and leisure opportunities range from passive pursuits such as sitting, walking, picnicking, fishing, and enjoying music to more active pastimes such as organized sports, pick-up athletic games, bicycling, running, and in-line skating. Many of the City parks are adjacent to schools or other open space. Popular Centennial Park is adjacent to the Community Center and Civic Center and functions as a central hub for recreation amenities in the City. Parks are generally distributed evenly throughout all areas of the City, and the variety of recreational facilities available enable the park system to provide recreation access to all residents. There is excellent coordination of programs and facilities between parks and schools, and between parks, City and county facilities. The trail system links parks, schools, and other activity centers. Park and Open Space Classifications The City’s parks are classified according to a functional hierarchy that suggests the types of facilities and development that are appropriate to each park. However, specific improvements are individually tailored to each park based on neighborhood desires, historical presence of certain types of facilities, proximity to other uses, and resources available. The various types of parks are sited and designed to serve different needs and populations of residents. It is a policy of the City to locate at least one park in each neighborhood that is safely accessible to pedestrians—especially children—within a reasonable walking distance of approximately one-quarter to one-half mile. At the other end of the spectrum, one or two larger parks in the City aim to meet organized sports and specialized and community-wide recreation. The following classification system has been developed by City staff based on national standards. It is similar to the system the City has used for park and recreation planning for the past twenty years. However, the classification of parks within the system has been changed in order to make better use of park resources, meet neighborhood needs, and address issues of demographic and social change. This classification also incorporates regional parks, which are not specifically managed by the City but should be considered for coordinated access and related park and facility development. Map 5-1 illustrates the City’s park locations and classifications. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 4 The Brooklyn Center Park system is therefore divided into the following broad categories, each described in more depth to follow: 1. Regional Parks 2. Neighborhood Parks 3. Community Destination Parks 4. Special Use Parks and Open Spaces Regional Parks Regional parks in the Twin Cities metropolitan area usually contain a diverse mix of nature- based resources, are typically 200-500 acres in size, and accommodate a variety of outdoor recreation activities. These parks are often owned and managed by larger parks districts or counties but coordination with local municipalities and local park systems is important to the success of the broader metro area park systems. The North Mississippi Regional Park (Regional Park) is the only regional park within Brooklyn Center city boundaries and is managed by the Three Rivers Parks District; most of the property is also owned by Three Rivers Park District. It is located east of the I-94/TH 252 alignment, extending along the west bank of the Mississippi River from the City’s south boundary at 53rd Avenue north to the I-694 crossing. The primary access to the Regional Park is at 57th Avenue where a park drive leads north and a trailhead and wayfinding structures mark the park’s main feature: the corridor for the Mississippi River Trail (MRT)—a regional trail—which runs north/ south through the park adjacent to the Mississippi River. (Further information about the MRT follows later in this Chapter.) Other amenities in the Regional Park include a picnic area, fishing pier, and parking. The park offers spectacular views of the Mississippi River and opportunities for watching wildlife. Trails connect with Webber Parkway and commuter routes into downtown Minneapolis. The park is adjacent to the North Mississippi Regional Park owned and operated by the Minneapolis Parks and Recreation Board just south of the City, seamlessly extending the recreational use of both jurisdiction’s regional parks. Map 5-2 shows the Regional Park Map developed by Three Rivers Park District. In addition, the Metropolitan Council provides information shown in Map 5-3 with relation to the provision of regional parks and trail accommodation in Brooklyn Center. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 5 Map 5-1. Existing Parks and Classifications [to be added] PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 6 Map 5-2. Map of North Mississippi Regional Park 1,000 Feet Coon Rapids Dam Regional Park by local trails - approx. 5.7 miles M i s s i s s i p p i R i v e r PARK ENTRANCE 694 94 94 57TH AVE N 53RD AVE N South of 53rd Ave No is operated by Minneapolis Park and Recreation Board. Follow the West Mississippi Regional Trail south or drive to 49th Ave No to Kroening Interpretive Center, Wading Pool, Play Area and other amenities. 252 LEGEND: fishing pier parking picnic area water body park boundary rest area/bench paved hike, bike, leashed dog trail Updated: 2/9/2018 drinking water toilet NORTH MISSISSIPPI REGIONAL PARK threeriversparks.org Map 5-2: North Mississippi Regional Park (Three Rivers Park District) Source: Three Rivers Park District PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 7 Map 5-3. Regional Parks and Trails Page -37 |2015 SYSTEM STATEMENT –BROOKLYN CENTER REGIONAL PARKS Figure 2. Regional Parks System Facilities in and adjacent to Brooklyn Center Map 5-3. Regional Parks and Trails (System Statement) (Met Council) Source: Metropolitan Council PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 8 Neighborhood Parks Neighborhood Parks include the following three types: 1) Play Lot; 2) Playground; 3) Playfield. Play Lot Play lots are the smallest unit of the park system both in terms of size and area that they serve. The primary function of a play lot is to provide play facilities for pre-school children who are not conveniently served by larger parks or playgrounds. It may contain play equipment, sandboxes, paved areas for wheeled toys, walking and bike trails, and seating areas. • Service Area: The sub-neighborhood level of 500 to 2,000 persons within a ¼ mile radius • Desirable Size: .25 to 2 acres • Acres per person: No set standard; desirable in higher-density areas. • Site Characteristics: Should be located so that children do not have to cross major streets and include (or be combined with) an adult seating or gathering area; can be combined with a school. Playground Parks designed for use by children from pre-school to age 12. Often coincides with the service area for an elementary school and may adjoin and complement the school facility if intended to serve the same age group. Facilities and programs of a neighborhood playground should be designed to meet the particular requirements of each individual neighborhood. May include a larger play area with equipment for older children; an area for free play and organized games; minimum maintenance ball diamond, multi-purpose hard surface courts; walking and bike trails, pleasure skating rinks, and seating areas. Some parks may contain portable restrooms. • Service Area: A population of up to 4,000 with a ¼ to ½ mile radius. • Desirable Size: 5 to 10 acres. • Acres per 1,000 pop.: 2.0 • Site Characteristics: Geographically centered in neighborhood with safe walking and bike access. Suited for intense development. Helpful if located adjacent to a school. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 9 Playfield Larger parks designed to provide recreation opportunities for all ages. They may contain all the features of playgrounds, with groomed ball facilities suitable for adult play. Hockey and pleasure skating rinks are lighted. May include portable restrooms and sheltered picnic areas. • Service Area: Neighborhood-wide; serves entire population with special emphasis on organized adult sports, ideally within a 1½ to 2 miles biking distance. • Desirable Size: 20 acres or more. • Acres per 1,000 pop.: 1.0 to 2.0 • Site Characteristics: Direct access from all parts of the neighborhood or quadrant. Level terrain with few water bodies or other environmental constraints. Easily accessible by large numbers of vehicles. Physically separate from homes so as to minimize light and noise problems. Community Destination Parks Relatively large parks serving as a recreational focus for a neighborhood of the City. Community Destination Parks are noted for having a wide variety of leisure and recreational options and are fully accessible to persons of all abilities. Lighted areas for evening play are provided. Daytime recreational programming and playground supervision are provided in the summer months. Heated, enclosed park shelter buildings provide for recreational spaces and warming houses. Community Destination Parks are intended to include costlier types of facilities, and each has a distinct identity or theme. Central Park is the flagship park of the system, with substantial improvements that serve the entire community. Evergreen Park focuses on team sports; Kylawn/ Arboretum Park builds on its nature areas of the Arboretum and the Preserve; West Palmer Park is seen as a prime family picnic and outings area; and Grandview Park’s focus is on youth and winter recreation. • Service Area: A neighborhood or quadrant of the City • Desirable Size: 25 acres or more. • Acres per 1,000 pop.: 5.0 • Site Characteristics: Easily accessible from all parts of neighborhood or quadrant. Should be located on collector or arterial streets to provide adequate access for residents and should be well-buffered from adjacent residential areas. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 10 Special Use Parks and Open Space Special use parks and open spaces are areas providing specialized or single-purpose recreational or leisure activities. These parks generally do not provide extensive permanent facilities but may provide nature interpretation, trail and greenway corridors, and/or walking or biking paths. Trails or greenways should connect with other components of the recreation system, schools, community facilities, or neighborhoods. Existing Parks Inventory Existing parks are well-dispersed through the City of Brooklyn Center. Table 5-1. illustrates the location and classification of each park in the City’s system. In addition to parks, the City’s maintains several areas of open space, including the 65-acre Centerbrook Municipal Golf Course, Greenways along Shingle Creek Parkway, 69th Avenue, and 53rd Avenue, and several properties serving as natural areas around Twin Lakes. Table 5-1. Inventory of Park Amenities Source: City of Brooklyn Center [Color-coding will be added for identification of each park classification.] PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 11 Parks Management [to be added] • Existing management of local park system • Coordination with regional parks PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 12 BICYCLE & PEDESTRIAN TRAIL SYSTEM The City’s current bicycle and pedestrian trail system consists of a mix of sidewalks, paved off- street trails, and some on-road bicycle lanes. Connection between neighborhoods and parks, residents and city destinations, and local and regional facilities continues as a priority for the development of the system. Three regional trails extend through the City further providing connection within the community and to broader regional trail networks beyond. Map 5-4 illustrates the City’s extensive trail network. Regional Trails Three regional trails provide a backbone of trail system within and through the City. Local connection to these regional trails provides opportunity for extensive multi-modal transportation for area residents. These trails tend to be paved road-separated facilities; most are under the jurisdiction of Three Rivers Parks District with some portions managed by the City. The three regional trails include: 1) Shingle Creek Regional Trail, 2) Twin Lakes Regional Trail, and the Mississippi River Trail (MRT). Map 5-5 illustrates the regional trails in the City. Shingle Creek Regional Trail The City’s bicycle and pedestrian trail system is anchored by the Shingle Creek Regional Trail, an off-street separated trail which runs from the north to the south City limits along Shingle Creek. For much of its length, separate trails are provided for bicyclists and pedestrians. The north end of the trail circles Palmer Lake, and a portion of this trail section is maintained by the City. Beyond Brooklyn Center, the regional trail travels from Minneapolis in the south to Brooklyn Park in the north and connects to the Above the Falls Regional Park, Victory Memorial Parkway Regional Trail, Twin Lakes Regional Trail and Rush Creek Regional Trail. Twin Lakes Regional Trail This regional trail travels through Brooklyn Center and Robbinsdale as it connects the Mississippi River Trail (MRT), Shingle Creek Regional Trail, and Crystal Lake Regional Trail. Its alignment utilizes a combination of paved road-separated trail and sidewalk. [confirm] The City of Brooklyn Center’s Pedestrian Bicycle and Trail Plan identifies proposed improvements to the trail to eventually complete a connection between the Crystal Lake Regional Trail and MRT. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 13 Map 5-4. Brooklyn Center Trails Source: City of Brooklyn Center Map 5-4: Brooklyn Center Trails (City) PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 14 Map 5-5. Regional Bicycle Transportation Network (RBTN), Brooklyn Center Brooklyn Center Brooklyn Park Columbia Heights Crystal Fridley New Hope Robbinsdale Minneapolis 94 694 252 100 I-694 and Shingle Creek Parkway Regional Bicycle Transportation Network (RBTN) 0 1 20.5 Miles City of Brooklyn Center, Hennepin County Regional Trails (Parks Policy Plan) Existing Planned County Boundaries City and Township Boundaries NCompass Street Centerlines Open Water Features Existing State Trails (DNR) Mississippi River Trail RBTN Alignments Tier 1 Alignment Tier 2 Alignment RBTN Corridors (Alignments Undefined) Tier 2 Corridor Tier 1 Priority Corridor Regional Destinations Metropolitan Job Centers Regional Job Centers Subregional Job Centers Large High Schools Colleges & Universities Highly Visited Regional Parks Major Sport & Entertainment Centers Map 5-5: Brooklyn Center Regional Trails (Metropolitan Council) Source: Metropolitan Council PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 15 Map 5-6. Twin Lakes Regional Trail Improvements Pedestrian & Bicycle PlanBROOKLYNCENTER City of Figure 10 - Twin Lakes Regional Trail and Proposed Improvements GRAPHIC SCALE 0 0.25 0.5 MILES Legend Existing Twin Lakes Regional Trail Proposed Twin Lakes Regional Trail Regional Trail N(Source: Three Rivers Park District) 24 Pedestrian & Bicycle PlanBROOKLYNCENTER City of Figure 10 - Twin Lakes Regional Trail and Proposed Improvements GRAPHIC SCALE 0 0.25 0.5 MILES Legend Existing Twin Lakes Regional Trail Proposed Twin Lakes Regional Trail Regional Trail N(Source: Three Rivers Park District) 24 Pedestrian & Bicycle PlanBROOKLYNCENTER City of Figure 10 - Twin Lakes Regional Trail and Proposed Improvements GRAPHIC SCALE 0 0.25 0.5 MILES Legend Existing Twin Lakes Regional Trail Proposed Twin Lakes Regional Trail Regional Trail N(Source: Three Rivers Park District) 24 Pedestrian & Bicycle PlanBROOKLYNCENTER City of Figure 10 - Twin Lakes Regional Trail and Proposed Improvements GRAPHIC SCALE 0 0.25 0.5 MILES Legend Existing Twin Lakes Regional Trail Proposed Twin Lakes Regional Trail Regional Trail N(Source: Three Rivers Park District) 24 M a p 5 - 6 . T w i n L a k e s R e g i o n a l T r a i l I m p r o v e m e n t s ( C i t y ) Source: Brooklyn Center Pedestrian and Bicycle Plan, 2014 PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 16 Mississippi River Trail and West Mississippi River Trail The Mississippi River Trail (MRT) through Brooklyn Center is just a small segment of the roughly 600-mile long trail that travels through the state adjacent or near to the Mississippi River, beginning at the headwaters in Itasca State Park. A portion of the trail in Brooklyn Center is complete as a paved road-separated trail located within the North Mississippi Regional Park. This segment—from 53rd Avenue to the I-694 crossing—is owned and managed by Three Rivers Park District. A trailhead marker and wayfinding information is located next to the MRT at 57th Avenue in the regional park. Map 5-7 shows the route of the MRT in Brooklyn Center and Fridley, provided by the Minnesota DOT. The trail portion managed by Three Rivers Park District currently travels east at I-694 to the east side of the river, connecting with the segment in Fridley. It is the intent and goal of the MRT and City to extend the trail along the west side of the river north in what will be known as the West Mississippi River Regional Trail. A short gap in the road-separated facility currently exists between I-694 and 66th Avenue. While this segment is signed with MRT markers, trail users must travel within the road or along the sidewalk along Willow Lane. At 66th Avenue, a paved road-separated trail travels north again; this segment is managed by the City. A regional trail search corridor for the West Mississippi River Regional Trail is included in the 2040 Regional Parks Policy Plan to travel through Dayton, Champlin, Brooklyn Park, and Brooklyn Center as it connects Crow River Regional Trail Search Corridor, Elm Creek Park Reserve, Rush Creek Regional Trail, Coon Rapids Dam Regional Park, Twin Lakes Regional Trail and North Mississippi Regional Park. Building on the planning process of the search corridor, the Three Rivers Park District Board of Commissioners is in the process of finalizing a master plan for the West Mississippi River Regional Trail at the time this Plan was complete. The trail route celebrates the Mississippi River’s significance within Hennepin County, traveling approximately 20 miles adjacent to or near the river through northeastern Hennepin County. It connects the communities of Dayton, Champlin, Brooklyn Park, and Brooklyn Center—with the confluence of the Crow/Mississippi Rivers and the Minneapolis Grand Rounds as bookends to the trail alignment. The West Mississippi River Regional Trail will link Coon Rapids Dam and North Mississippi regional parks, and the Rush Creek, Medicine Lake and Twin Lakes regional trails. Map 5-8 is excerpted from the regional trail master plan and illustrates the MRT/West Mississippi River Regional Trail alignment through Brooklyn Center. PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 17 Map 5-7. MRT through Brooklyn Center and Fridley (MnDOT) Map 5-7: MRT through Brooklyn Center and Fridley (MnDOT) /. ¡ [¡[¡ [¡ [¡ [¡ [¡[¡[¡ [¡[¡ [¡ [¡[¡ [¡ [¡ [¡ !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!!!!!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! ! !!!!! ! ! ! !!!!!!!! ! !! ! ! ! ! ! ! !!!!! ! ! ! ! ! ! ! ! ! ! !! ! !!! ! ! !!!!!!!!!!!!! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! ! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! ! ! !!!!!!!! !! ! ! ! ! ! ! ! ! ! ! ! ! ! ! !! ! ! ! ! !!!! 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G . H . Ha s t i n g s An o k a Ch a m p l i n Me n d o t a H e i g h t s Br o o k l y n C e n t e r Ne w p o r t S. S . P Co a t e s 9 876 5 4 1 2 3 11 20 22 12 10 1615 21 13 19 18 17 14 µ Me t r o M a p I n s e t 7 Br o o k l y n C e n t e r / F r i d l e y Mi s s i s s i p p i R i v e r T r a i l B i k e w a y U. S . B i c y c l e R o u t e ( U S B R ) 4 5 Ma r c h 2 0 1 5 De t a i l s o n M R T R o u t e : MR T R o u t e o n R o a d !! ! ! ! ! ! MR T R o u t e o n E x i s t i n g T r a i l s MR T R o u t e o n E x i s t i n g R o a d s w i t h L i m i t a t i o n s (s h o u l d e r w i d t h , s i g h t l i n e s , s u r f a c e ) Ex i s t i n g R e c r e a t i o n F a c i l i t i e s : Fi s h i n g O p p o r t u n i t i e s Wa t e r A c c e s s S i t e [¡/. Ci t i e s Op e n W a t e r US H i g h w a y s St a t e H i g h w a y s Co u n t y R o a d s In t e r s t a t e H i g h w a y s !§¨¦90 Ot h e r R o a d s £¤61 ¬«43 ")55 Ra i l r o a d Ba s e m a p F e a t u r e s : Ex i s t i n g F e d e r a l , S t a t e a n d R e g i o n a l B i k e a b l e T r a i l s Na t i o n a l W i l d l i f e R e f u g e Fe d e r a l a n d S t a t e F o r e s t s St a t e a n d R e g i o n a l P a r k s Mi s s i s s i p p i N a t i o n a l R i v e r a n d R e c r e a t i o n A r e a ( M N R R A ) Ma j o r R o a d w i t h 4 ' + B i k e a b l e S h o u l d e r s PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 18 Map 5-8. West Mississippi River Regional Trail Alignment (Three Rivers Parks District) Map 5-8: West Mississippi River Regional Trail Alignment DRAFT (Three Rivers Parks District) Three Rivers Park District38 SEGMENT D | BROOKLYN CENTER This 2.7 mile WMRRT segment consists of existing and planned subsegments (Maps 33 & 34 and Table 12). The WMRRT makes its final terminus point at North Mississippi Regional Park, south of I-694. Opportunity for river touchpoints north of I-694 are minimal, with sweeping river vistas available as the WMRRT reaches North Mississippi Regional Park, a narrow regional park located between I-94 and the river. Further regional trail connections are made to the Twin Lakes Regional Trail and Minneapolis Grand Rounds park and trail network. The character of the trail is generally defined by its physical location - a narrow strip between Highway 252 and I-94, and the Mississippi River. Highway 252 is undergoing a MnDOT study to improve safety and mobility between 610 and I-694. Additional highway corridor goals include providing connectivity, pedestrian accommodations, access to transit services and maintaining existing infrastructure investments. As a recommendation of the WMRRT Master Plan, off-street trail to replace or improve the existing trail must be accommodated for in future plans. Map 34: Segment D | Brooklyn Center Overview Source: Three Rivers Park District Table 12: Segment D | Brooklyn Center Subsegments Source: Three Rivers Park District D SEGMENT D #Municipality Status Length Notes Acquisition & Construction D1 Brooklyn Center Existing 0.91 Minor updates & maintenance $48,000 D2 Future construction 0.35 Minor updates & maintenance $676,000 D3 Existing 0.11 Minor updates & maintenance $86,000 D4 Existing 1.31 Minor updates & maintenance $486,000 Subtotal 2.7 miles $1,296,000 Map 33: Segment D | Brooklyn Center Context Source: Three Rivers Park District Source:: Draft West Mississippi River Regional Trail Master Plan, Three Rivers Park District PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 19 City Trail Network Beyond the largely north/south alignments of the City’s regional trails, the City manages east/ west trails to link trails providing a connected network. East-west links include the 69th Avenue greenway, the Freeway Boulevard/65th Avenue trail; and the 53rd Avenue greenway. Sidewalks and other neighborhood trails complete the finer grain of the network and local trail system. Map 5-9 illustrates existing trails in Brooklyn Center along with potential alignments of proposed connections. Map 5-9. Brooklyn Center Pedestrian & Bicycle Trail Network (City) Pedestrian & Bicycle PlanBROOKLYNCENTER City of Figure 7 - Existing and Planned Trail & Sidewalk Network GRAPHIC SCALE 0 1800 3600 FEET Legend Existing Regional Trails Planned Regional Trails Local Trails Planned Local Trails Sidewalks Railroad Parks City Boundary Mississippi River Trail * Mississippi River Trail (Planned) * Shingle Creek Regional Trail Twin Lakes Regional Trail Twin Lakes Regional Trail (Planned) N M S T M T * Multiple Jurisdictions 18 M a p 5 - 9 : B r o o k l y n C e n t e r P e d e s t r i a n & B i c y c l e T r a i l N e t w o r k ( C i t y ) Pedestrian & Bicycle PlanBROOKLYNCENTER City of Figure 7 - Existing and Planned Trail & Sidewalk Network GRAPHIC SCALE 0 1800 3600 FEET Legend Existing Regional Trails Planned Regional Trails Local Trails Planned Local Trails Sidewalks Railroad Parks City Boundary Mississippi River Trail * Mississippi River Trail (Planned) * Shingle Creek Regional Trail Twin Lakes Regional Trail Twin Lakes Regional Trail (Planned) N M S T M T * Multiple Jurisdictions 18 Pedestrian & Bicycle PlanBROOKLYNCENTER City of Figure 7 - Existing and Planned Trail & Sidewalk Network GRAPHIC SCALE 0 1800 3600 FEET Legend Existing Regional Trails Planned Regional Trails Local Trails Planned Local Trails Sidewalks Railroad Parks City Boundary Mississippi River Trail * Mississippi River Trail (Planned) * Shingle Creek Regional Trail Twin Lakes Regional Trail Twin Lakes Regional Trail (Planned) N M S T M T * Multiple Jurisdictions 18 Source:: Brooklyn Center Pedestrian & Bicycle Plan, 2014 PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 20 Trail Issues In 2014, the City conducted a thorough study of its pedestrian and bicycle system. The Brooklyn Center Pedestrian & Bicycle Plan is the resulting document that addresses the issues, gaps, and needs of the existing system. Through study and public engagement, the document identifies gaps in the City’s sidewalk, trail, and crossings systems for pedestrian and bicyclists. Map 5-10 is taken from the study and highlights the locations of gaps identified in the study process. The document also identifies other public needs for pedestrian/bicycle infrastructure, including requests for improved lighting, availability of bicycle racks, wider trails, better- maintained trail surfaces, winter snow removal, and added security. Map 5-10. Brooklyn Center Pedestrian & Bicycle Trail Network Gaps (City)Pedestrian & Bicycle PlanBROOKLYNCENTER City of Diffi cult Crossing Area Trail Gap Sidewalk Gap Trail Connection Search Area Figure 15 - Public Input on System Challenges Legend GRAPHIC SCALE 0 2,000 4,000 FEETN Identifi ed Issues Existing Regional Trails Planned Regional Trails Local Trail Planned Local Trail Sidewalks Railroad Tracks Parks City Boundary Existing Grade-Separated Pedestrian Crossing 42 Pedestrian & Bicycle PlanBROOKLYNCENTER City of Diffi cult Crossing Area Trail Gap Sidewalk Gap Trail Connection Search Area Figure 15 - Public Input on System Challenges Legend GRAPHIC SCALE 0 2,000 4,000 FEETN Identifi ed Issues Existing Regional Trails Planned Regional Trails Local Trail Planned Local Trail Sidewalks Railroad Tracks Parks City Boundary Existing Grade-Separated Pedestrian Crossing 42 Pedestrian & Bicycle PlanBROOKLYNCENTER City of Diffi cult Crossing Area Trail Gap Sidewalk Gap Trail Connection Search Area Figure 15 - Public Input on System Challenges Legend GRAPHIC SCALE 0 2,000 4,000 FEETN Identifi ed Issues Existing Regional Trails Planned Regional Trails Local Trail Planned Local Trail Sidewalks Railroad Tracks Parks City Boundary Existing Grade-Separated Pedestrian Crossing 42 M a p 5 - 1 0 : B r o o k l y n C e n t e r P e d e s t r i a n & B i c y c l e T r a i l N e t w o r k G a p s ( C i t y ) PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 21 Trails Management [to be added] • Existing management of local trail system • Coordination with regional trails PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 22 PARKS & TRAILS – NEEDS, GOALS & POLICIES Identifying Needs In an effort stay current with the needs of a changing community, the City conducts a citizen survey to assess what residents want to see changed or improved with the area’s parks and recreation. These surveys are conducted every other year. Results influence projects the City includes in the capital improvements plan (CIP) for parks. Examples of projects include conversion of baseball fields to soccer fields, addition of nature trails, or replacement of playground equipment. The last survey was completed in 2017. Primary desires expressed in this survey include the addition of a splash pad, dog park, and indoor walking facility to the system. Goals and Policies In Chapter 2 of this Plan, the vision, goals and strategies outlines the goals for parks and trails in Brooklyn Center. The City’s primary goal is to provide a robust system of parks and recreation that serves the diverse needs of community residents. Parks and trails are important amenities to the quality of life within a community, and focus on their development, enhancement, and integration with changing community environments is critical for the City’s future. Community input and engagement is a key piece of this focus. IMPLEMENTATION In Brooklyn Center, the City’s public parks and recreation are the responsibility of the Public Works department and under the direction of the Park & Recreation Commission. Together these groups manage the planning and development of a Parks and Trails System that addresses the ongoing management, maintenance, budgeting, programming and resourcing for parks and trails. Projects and improvements for the system should be updated regularly, respond to resident needs, and accommodate changing community demographics so all residents benefit from access to outdoor recreation and natural areas. Parks and Trail Plan [to be added]  Current priorities for park and trail improvements PARKS, TRAILS & OPEN SPACE - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 23 Capital Improvements Park improvements included in the City’s CIP address the construction of trails, shelters, playground equipment, athletic field lighting and other facilities that enhance the general park aesthetics and attract park usage by providing recreational facilities that meet community needs. Funding of capital improvements to parks and trails comes from a combination of sources including public utility funds, special assessments, and capital projects funds. Until recently, capital improvements to parks followed a roughly 20-year cycle. In 1960 and in 1980, the citizens of Brooklyn Center approved bond referenda for financing the development and improvement of park facilities. This included acquiring land, installing new playgrounds, developing ball fields, tennis courts and other facilities. Following these improvements, for a time no formal plan was put in place for a systematic update. Following up on the City’s practice of programming for street reconstruction 15 years into the future, the City recently began developing a 15-year capital improvement program (CIP) for parks. The current CIP includes the following park and trail projects planned for implementation in the year listed. Further details can be found in the CIP Tables in the Appendix. • Centennial Park Tennis Courts Resurfacing, Basketball Court Project - 2018 • Bridge Rehabilitation (4 Bridges) - 2018 • Park Playground Equipment Replacement – 2019 through 2021 • Brooklyn Boulevard City Entrance Signs Rehabilitation - 2020 • West River Road, Arboretum, Freeway, Palmer Lake and Northport Trails Reconstruction – 2022 • Evergreen Park Scoreboard Improvements - 2023 • Centennial Park Softball Field Improvements - 2024 • Park Name Sign Replacement - 2025 • Hockey Rink Rehabilitation/Replacements - 2026 • Irrigation Systems Rehabilitation/Replacements - 2026 • Softball/Baseball Fence Replacement - 2027 • 69th Avenue Trail Reconstruction – 2027 • 69th Avenue Landscape Rehabilitation - 2027 • Park Trail and Parking Lot Lighting Improvements - 2028 • Park Bleacher Replacement - 2031 • Park Bleacher Replacement - 2032 This page is left blank. DRAFT Chapter 8: Implementation Comprehensive Plan 2040 IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 2 Full image IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 1 DESCRIPTION & ANNOTATED OUTLINE FOR DISCUSSION INTRODUCTION This Chapter is a critical part of the Comprehensive Plan (Plan) Update process providing a roadmap for the City of next steps and implementation strategies to help bring this Plan to reality. The implementation strategies contained in subsequent sections of this Plan are specific to the Chapters, goals and strategies, and feedback heard throughout this planning process. Throughout this planning process consistent themes and messaging emerged that became the foundation for plan development, including the implementation strategies found in this Chapter. At key milestones in this process the City solicited targeted feedback from residents, stakeholders, commission members and the City Council in an effort to establish Brooklyn Center’s top priorities for the next 10 – 20 years. The following top priorities, including those characteristics of the community that are important to maintain, emerged from the planning process (unordered): • Our location is exceptional but a consistent brand for the community has yet to be recognizable in the region since Brookdale closed. We have an opportunity to reimagine and redevelop this area – we have to design and implement a plan that is innovative, forward thinking and creative. • Brooklyn Center’s population is diverse, and is expected to continue to be into the future. The City should embrace its diversity, and use it as a differentiator that makes the City a desirable, exciting and vibrant place to live, work, and recreate. • Brooklyn Center’s accessible regional location in conjunction with the available redevelopment areas in the center city provide an opportunity to create a dynamic and vibrant sub-regional job center that provides employment opportunities to the City’s residents and the larger region. • Our youth is our future and we need to focus on their needs today, and in the future. We should partner with schools, work-programs, public and private post- secondary institutions to ensure kids have opportunities to work and live in the City as they become adults. • The City’s housing stock is aging and lacks economic diversity. We need to find ways to integrate a range of housing types, sizes, affordability, and market rate into redevelopment to expand the choices available to new and existing residents. IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 2 • We need to establish clear standards and regulations for areas designated or identified for redevelopment it is a huge area with huge potential. It is important to consider massing, setbacks, relationship with existing homes, open spaces, trails, and natural resources. • We should capitalize on the transit improvements, particularly the C-Line, that could be an amenity within any new development in the center city. • The City should establish and enhance key relationships with partner agencies such as Metro Transit, the MnDNR and Hennepin County to create a more integrated region that provides improved connections within the City and to the region. • Safety of transit users was repeatedly mentioned particularly for users that would like to use the main transit station in the community. Community members identified concerns such as loitering, lighting, accessibility, and lack of consistency with routes as concerns. This transit ‘hub’ will only is likely to become more busy as the C-Line opens, and is important for the City to partner with Metro Transit to plan for this station to ensure residents feel comfortable and safe at the station. Based on these guiding priorities and principles the following implementation strategies were derived. Most chapter’s implementation strategies can be found in the following sections with the exception of some the Housing Implementation Strategies that are partially included within the individual chapter for consistency with the Metropolitan Council’s checklist. The following implementation strategies are meant to identify a set of high-level steps and considerations that will help guide the City to achieve the goals and objectives of this Plan. The strategies are not all encompassing, but instead are meant to serve as guide and roadmap to describe the methods, steps and types of questions the City will tackle throughout this planning period. Just as this list may not include every strategy, Brooklyn Center may not complete every strategy on this list based on market dynamics or other external factors. But generally the City will use the following strategies as a guide to work towards implementing the Vision and Goals that this Plan has established for the City as it continues to evolve and change into 2040. IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 3 Chapter 3: Land Use The following list of Implementation Strategies is provided as a guide to implement the goals and strategies identified in Chapter 2 of this Comprehensive Plan Update. 1. The City will complete a full update of its zoning ordinance to support the modified land use designations identified on the Future Land Use Plan. a. The update at a minimum will include a full review of all residential, commercial, and industrial zoning classifications that consider the following: i. Setbacks ii. Parking iii. Height Restrictions iv. Coverage v. Performance Standards vi. Permitted/Un-permitted Uses vii. Conditional Uses viii. Others? b. To support the individual zoning district update process, a full review of the City’s Administrative Zoning Ordinance components will be completed. This update will consider and update the following: i. Sign Standards ii. Special Use Permit (SUP) will be brought into Compliance with Minnesota State Statute requirements for Conditional Use Permits iii. Variance process and language will be updated (Hardship will be updated to reflect Practical Difficulty definition) iv. Subdivision Ordinance? v. PUD Ordinance? vi. Others? c. The process to prepare the zoning ordinance update will be led by the City’s staff, with support and assistance from a Consultant and input and direction from the City Council. i. Should there be a subcommittee or task force assembled to assist with the preparation? IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 4 2. The City will create zoning districts to support the new land use designations identified on the Future Land Use Plan. a. At a minimum seven new zoning districts will be developed for consistency with the Transit Oriented Development (TOD), Neighborhood Mixed-Use (N-MU), Commercial Mixed-Use (C-MU), and Business Mixed Use (B-MU) land use designations. b. The process to prepare the new zoning districts will be led by Staff and a Consultant with direction from the City Council and City Commissions. The process should be initiated immediately upon adoption of this Comprehensive Plan and should be completed within nine (9) months of its adoption. Each zoning district will address, at a minimum: ii. Massing and architectural design iii. Setbacks iv. Height restrictions v. Site design/landscape standards vi. Permitted, conditionally permitted and not permitted uses vii. Mix of uses viii. PUD process or other incentive process ix. Establishment of how mixed-use will be applied (i.e. through a master plan approach, parcel-by-parcel basis, etc.) 3. The City will develop a process and methodology for tracking the mixed-use and redevelopment projects to achieve the mix of uses as contemplated within this Comprehensive Plan. The ordinances should be developed with graphic representations of the standards to be more user friendly. The process may include exploration of ghost-platting, development of a database/tracking spreadsheet, and the development of ‘cheat-sheet’ or development reference guide for developers and land owners that describes the mix of uses contemplated and the process to ensure compliance with the ordinance and this Plan. 4. The City may continue to utilize an RFP process to solicit redevelopment in the center city, and such solicitations will include descriptions and reference to revised ordinances once complete. The City’s intent is to create clear and concise ordinances that made redevelopment efforts more cost effective and efficient so that resulting development is high-quality and responsive to this plan. IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 5 5. The City will continue to evaluate opportunities for additional land acquisition particularly within proximity to land holdings in the center city that may offer larger redevelopment opportunities. 6. The City will participate as an active partner in any redevelopment effort that includes City financial participation including as the land owner, or TIF, tax abatement, grant partner, etc. 7. What has historically been known as the “Opportunity Site” is re-guided in this Plan to allow for mixed-use development of the site. At the time of this Plan the City is working with a developer on a master plan for the redevelopment that will add a significant number of new households to the community. Understanding that this redevelopment effort is in-progress, the new zoning districts that are created to support the land use designation must be prepared for consistency with the anticipated development. In an effort to minimize duplication of the process, the City will create a minimum of one supporting zoning district that is consistent with the known redevelopment plans. The zoning district will address, at a minimum, the following: a. A minimum percentage of a project that must contain commercial, office or retail uses that support and are consistent with any developed housing. b. The ordinance development process should consider how to incorporate incentives and/or standards to incorporate affordable housing into any new housing redevelopment project. c. The ordinance will incorporate architectural and landscape design standards that support the goals and strategies contained within Chapter 2 of this Plan. d. The ordinance will incorporate incentives, and where applicable standards, that are focus on sustainable site improvements and resilient infrastructure improvements such as: transit, trail and sidewalk connections, pervious pavers and other innovate landscape products, localized surface water management and other low impact development techniques. 8. OTHERS? IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 6 Chapter 4: Housing The Implementation Strategies that support the Metropolitan Council’s checklist to achieve the City’s Housing goals and objectives can be found in Chapter 4 of this Plan. The following implementation strategies support those contained within Chapter 4. 1. As part of the zoning ordinance update process the City should evaluate the rules and regulations for consistency with needed housing types and products. For example, residential zoning districts should be written to allow for a mix of housing types, with various setbacks and massing standards to allow for diversity within an individual development. a. For example, ordinances should be written to define ‘family’ consistently with current demographics. This may require additional study to fully understand the greatest needs anticipated in the community over the next planning period. 2. The City will evaluate the housing stock for consistency with current and projected demographics. This includes understanding appropriate mix of bedrooms, unit types, etc., that match the changing needs of the City’s residents. The following examples may require additional study: a. Unit mix, such as studios, 1-bedrooms, 2-bedrooms, 3 and 3+ Bedrooms b. Private entry rental opportunities such as town homes, row homes, etc., versus standard multi-family apartments and condominium development. 3. OTHERS? IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 7 Chapter 5: Parks, Trails & Open Space The following list of Implementation Strategies is provided as a guide to implement the goals and strategies identified in Chapter 2 of this Comprehensive Plan Update. 1. The City will review its park dedication ordinance to ensure it is adequate, and is applied appropriately to any new or redevelopment project. 2. Redevelopment projects will be required to provide connections that align with the surrounding local and regional trail system contained or planned within this Plan. 3. Redevelopment projects will be required to plan for parks and open spaces consistent with this Plan. 4. The City will use the park dedication ordinance to create open spaces and park areas in new or redeveloping areas of the community as needed and as supported within this Plan. 5. The City will continue to maintain and manage the existing parks, trails and open space plan consistent with past and current practices. Current management includes: a. Annual CIP budgeting and planning to support current park, trail, and open space function. b. Continue to support the City’s Park and Recreation division through appropriate capital investments. c. Periodic survey of residents and stakeholders to understand appropriate and needed parks, trails, and open space programming within the system. d. Prepare and plan for system improvements that respond to the needs of the community. This includes improvements such as park system component conversions including transitioning baseball fields to multi-purpose fields (example) 6. Brooklyn Center will continue to support opportunities for community gatherings at each of its parks, including, but not limited to the summer markets, pavilion rentals, Brooklyn Center’s movie in the parks, and Central Park events that unite the community. 7. The City will continue to complete the sidewalk and trail network consistent with previous planning efforts. This plan acknowledges that trails and sidewalks are a critical component of the Park and Recreation system, but are equally as important to the transportation system. 8. OTHERS? IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 8 Chapter 6: Transportation The following list of Implementation Strategies is provided as a guide to implement the goals and strategies identified in Chapter 2 of this Comprehensive Plan Update. 1. The City’s accessibility to the region, and within the region, is an important differentiator and asset to the community. The City will continue to prioritize roadways as an important part of the transportation network. 2. The City will continue to partner with Hennepin County and MnDOT on planned road reconstruction projects to ensure safety and accessibility of the road system within the City are prioritized. 3. Any roadway reconstruction or improvement will consider the incorporation of a stormwater assessment, and any plans should incorporate and implement the Minnesota Pollution Control Agency’s Best Management Practices to improve stormwater quality, recharge local aquifers, and reuse and conserve stormwater where possible. 4. The City will continue to budget for regular maintenance of roadways, including seal coating, every approximately five to eight years, and include such plan within the City’s Capital Improvement Program. 5. Brooklyn Center will plan for completing the Regional Bicycle Transportation Network (RBTN) that is currently planned within the City to connect to other regional and sub- regional job centers. As redevelopment and reconstruction of roadways occurs RBTN segments or gaps will be constructed to help complete the system. 6. Many of the City’s residents use Transit, and many more could if service were improved in the City. Currently the City is divided into Transit Market II and Transit Market II, which provides varying levels of services. The following summary of considerations is provided: a. The City will work with Metro Transit over this planning period to evaluate the appropriate Transit Market areas for the City per the Metropolitan Council. i. The mapping completed for this Plan demonstrates that some of the residents that may benefit most from frequent and reliable transit may be underserved. ii. The City is developed with a similar urban grid pattern for the majority of its neighborhoods without much distinction. Therefore, it seems inaccurate to identify some areas as more typical “suburban” development. b. The City’s Future Land Use Plan has identified the ‘central spine’ for possible redevelopment in this planning period. The redevelopment pattern contemplated embraces the Transit Station and uses it as an organizing feature. 7. OTHERS? IMPLEMENTATION - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 9 Chapter 7: Sewer & Water (Utilities) The following list of Implementation Strategies is provided as a guide to implement the goals and strategies identified in Chapter 2 of this Comprehensive Plan Update. 1. The City will continue to plan for water and sewer infrastructure improvements to occur concurrently with any planned roadway improvements and redevelopment projects. 2. The City prepared a full sanitary sewer plan and supportive modeling in conjunction with this plan update. As redevelopment occurs, the sewer plan will be used to guide proper infrastructure improvements. 3. The City prepared an update to its water plan and supportive modeling in conjunction with this plan update. As redevelopment occurs the water plan will be used to guide proper/necessary infrastructure improvements. 4. The water supply permit from the DNR will be updated once this Plan is updated to reflect projected housing and employment forecasts contained in this plan. 5. The LSWMP identifies several capital and administrative projects that are incorporated into this implementation plan by reference. The City will properly manage and schedule such improvements to be included within its CIP for on-going planning and action. 6. OTHERS? DRAFT Appendix A: Mississippi River Corridor Critical Area Plan Comprehensive Plan 2040 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 2 3 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 INTRODUCTION Overview of the Mississippi River Corridor Critical Area Plan The state of Minnesota, pursuant to the Critical Areas Act of 1973 and Executive Orders in the 1970s, established the Minnesota River Corridor Critical Area Plan (MRCCA) to protect and preserve the natural, scenic, recreational, and transportation resources of Mississippi River as it travels through the Twin Cities. The MRCCA covers a 72-mile stretch of the Mississippi River through the Twin Cities Metropolitan Area, comprising 54,000 acres of land in 30 local jurisdictions from Dayton in the north to Hastings in the south. The purpose of the MRCCA is to: • Protect and preserve a unique and valuable state and regional resource. • Prevent and mitigate irreversible damage to the resource. • Preserve and protect the river as an element in the national, state and regional transportation, sewer, water and recreational systems. • Protect and preserve biological and ecological functions of the corridor. Each city along the Mississippi River is required to prepare and adopt plans, capital improvement programs and special land planning regulations consistent with state standards and guidelines for the Mississippi River Corridor Critical Area. MRCCA regulations are implemented through local plans and ordinances and are required to be consistent with Minnesota Rules, chapter 6106. These rules lay out the land planning and regulatory framework protecting MRCCA resources and came into effect on January 4, 2017, replacing Executive Order 79-19, which previously governed land use in the MRCCA. The rules require local governments to update their MRCCA plans (a chapter of the local comprehensive plan) and MRCCA ordinances for consistency with the rules. MRCCA in Brooklyn Center Generally, the boundaries of the MRCCA in Brooklyn Center extend approximately one-quarter mile or less back from City land bordering the Mississippi River. A majority of this land is used for single-family residential purposes or for public park land. Map X-1 illustrates the MRCCA boundaries for Brooklyn Center. MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 4 Progress Since Last MRCCA Plan [To be added] 5 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 MRCCA DISTRICTS General Overview The Minnesota Rules define six districts within the MRCCA designation. These districts are characterized by the various natural and built features of the river corridor. Most standards and requirements outlined in the rules apply uniformly throughout the corridor. However, certain requirements such as structure setbacks from the ordinary high-water level (OHWL) and bluffs, building height limits, and the amount of open space required for development vary by district. There are two MRCCA districts present in Brooklyn Center: 1) River Neighborhoods, and 2) Separated from River. According to MR 6106.0100, Subp. 3 to Subp. 8. The descriptions and management purpose for each is district is as follows. Figure A-1 shows the two districts and the MRCCA boundary within the City. • CA-RN (River Neighborhood) DESCRIPTION: The river neighborhood district (CA-RN) is characterized by primarily residential neighborhoods that are riparian or readily visible from the river or that abut riparian parkland. The district includes parks and open space, limited commercial development, marinas, and related land uses. MANAGEMENT PURPOSE: The CA-RN district must be managed to maintain the character of the river corridor within the context of existing residential and related neighborhood development, and to protect and enhance habitat, parks and open space, public river corridor views, and scenic, natural, and historic areas. Minimizing erosion and the flow of untreated storm water into the river and enhancing habitat and shoreline vegetation are priorities in the district. The DNR Statement of Need and Reasonableness (SONAR) further outlines height limits for the CA-RN District. A 35-foot height limit is proposed for the predominantly residential “river neighborhood” district. The height limit is intended to allow a two-story single-family dwelling without breaking the top of the tree line. This height restriction is consistent with existing structure heights in residentially zoned neighborhoods and height restrictions in most of the local zoning standards that apply in these areas. • CA-SR (Separated from River) DESCRIPTION: The separated from river district (CA-SR) is characterized by its physical and visual distance from the Mississippi River. The district includes land separated from the river by distance, topography, development, or a transportation MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 6 corridor. The land in this district is not readily visible from the Mississippi River. MANAGEMENT PURPOSE: The CA-SR district provides flexibility in managing development without negatively affecting the key resources and features of the river corridor. Minimizing negative impacts to primary conservation areas and minimizing erosion and flow of untreated storm water into the Mississippi River are priorities in the district. The DNR Statement of Need and Reasonableness (SONAR) further describes height restrictions for the CA-RN District. The “separated from river” district includes non- riparian land that is separated from the Mississippi River by distance, development, or transportation infrastructure. Because of this separation, underlying zoning standards govern height, with the stipulation that structure height must be compatible with the existing tree line, where present, and surrounding development. 7 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 Map A-1. Brooklyn Center MRCCA District MRCCA with Future Land Use and Zoning MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 8 MRCCA with Future Land Use and Zoning The existing planned land uses within the MRCCA districts are a mix of residential and public recreation/open space uses. The planned land uses guided a portion of existing low density residential (LDR) located within the River Neighborhood (CA-RN) for high density residential use. The strip of land is located south of the I-94 and Highway 252 split, and given the narrow depth of the existing lot configuration and presence of significant right-of-way due to I-94 the use of the property is limited and better suited for a high-density residential product. The proposed use would allow for a better site design and potential for relationship with the river. As an implementation step of this Plan, the City will fully evaluate its preferred dimensional requirements for the property for redevelopment and will work with the DNR on proper steps to incorporate flexibility within the MRCCA ordinance to address this particular area. With the exception of this area, the remining parcels within the City are guided for low density residential uses which are primarily developed with single-family uses. The City will work with property owners through the MRCCA ordinance preparation process to understand existing conditions of the property within the CA-RN district and identify any potential conflicts with the existing standards and how to address non-conforming uses within the district. Figure A-2. District Overlay on Future Land Use Plan 9 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 Figure A-3. District Overlay on Zoning Map [TO BE ADDED] MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 10 Table A-1. Category Comparisons MRCCA District Future Land Use Map Categories Existing Land Uses CA-RN River Neighborhood District • Low Density Residential • Single Family Residential • Park / Open Space CA-SR Separated from River District • Low Density Residential • Medium Density Residential • Right of Way • Single Family Residential • Medium Density Residential • Park, Recreational or Preserve • Right of way District Policies • Guide land use and development and redevelopment activities consistent with the management purpose of each district. District Implementation Actions • Adopt a new MRCCA ordinance overlay district compliant with the goals and policies of the MRCCA plan, and with Minnesota Rules, part 6106.0070, Subp. 5 - Content of Ordinances; and work with the Minnesota DNR on flexibility with the ordinance as noted in previous sections of this Plan. • Update zoning map to reflect new MRCCA districts. • Ensure that information on the new MRCCA districts and zoning requirements is readily available to property owners to help them understand which ordinance requirements - such as setbacks and height requirements - apply to their property for project planning and permitting. • Allow flexibility for OHWL setback requirements where existing development encroaches prior to adoption of MRCCA ordinances and overlay zoning implementation. • Work with the MnDNR on height standards to determine appropriate height restrictions, particularly on redevelopment areas with existing site constraints. 11 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 PRIMARY CONSERVATION AREAS (PCAS) General Overview As the DNR’s Statement of Needs and Reasonableness defines it, the term “primary conservation areas” (PCAs) addresses the key natural and cultural resources and features managed by MRCCA rules. These features are given priority consideration for protection with regard to proposed land development, subdivision, and related activity. PCAs include shore impact zones (SIZ), bluff impact zones (BIZ), floodplains, wetlands, gorges, areas of confluence with tributaries, natural drainage routes, unstable soils and bedrock, native plant communities, cultural and historic properties, significant existing vegetative stands, tree canopies and “other resources” identified in local government MRCCA plans. Shore Impact Zone Shore impact zones (SIZs) apply to the Mississippi and all of its backwaters, as well as to its four key tributaries, including the Crow, Rum, Minnesota, and Vermillion rivers. They include land along the river’s edge deemed to be environmentally sensitive and in need of special protection from development and vegetation removal. The shore impact zone (SIZ) is a “buffer” area between the water’s edge and the area where development is permitted (see Figure XX) and is the focus of many of the MRCCA rule standards for land alteration and vegetation management. Defined boundaries for the shore impact zone (SIZ) are derived from the state shoreland rules. Minn. R. 6120.2500, subp. 14.c. (2015). The depth of the SIZ on these rivers varies by district. See Figure X-2 which illustrates the SIZs in Brooklyn Center. Figure A-2. Shoreland Impact Diagram MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 12 Figure A-3. Shoreland Impact Zone Map Brooklyn Center’s zoning map delineates the boundary of the MRCCA, however, there is no additional shore impact zone or shoreland regulations identified or included in the City’s zoning ordinance. Recognizing a shore impact zone would highlight the importance of protecting the river shore from development and vegetative removal, maintaining a buffer area between the river banks and urban development. Adding ordinance requirements for the shore impact zone should be considered by the City for inclusion in the zoning ordinance update. Floodplains & Wetlands There are no known wetlands identified within he MRCCA boundary in Brooklyn Center. A small corridor of 100-year floodplain is mapped in several areas and contained along a narrow strip adjacent to the river’s edge. See Figure A-4. 13 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 Figure A-4. MRCCA Floodplains & Wetlands Map MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 14 Natural Drainage Ways Natural drainage ways are linear depressions that collect and drain surface water. They may be permanently or temporarily inundated. There are no natural drainageways that flow toward the Mississippi River within City boundaries. Interstate 94 acts as a significant barrier to natural drainage in this area. See Figure A-5. Figure A-5. MRCCA Natural Drainage Ways 15 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 Bluffs & Bluff Impact Zones According to Minnesota Rules (Minn. R. 6106.0050, subp. 10) a “bluff” is defined as a natural topographic feature having either of the following characteristics: 1. A slope that rises at least 25 feet above the ordinary high water level or toe of the slope to the top of the slope; and the grade of the slope from the ordinary high water level or toe of the slope to the top of the slope averages 18 percent or greater, measured over a horizontal distance of 25 feet; or 2. A natural escarpment or cliff with a slope that rises at least 10 feet above the ordinary high water level or toe of the slope to the top of the slope with an average slope of 100% or greater. The development and land use standards tied to the bluff impact zone (BIZ) in the MRCCA rules are more restrictive than those in the shoreland rules. They prohibit the placement of structures, land alteration, vegetation clearing, stormwater management facilities, and most construction activities in the BIZ. However, some limited exceptions to these restrictions, such as for public utilities and recreational access to the river, are allowed. This greater degree of protection is necessitated by development pressures on bluffs throughout the river corridor and the susceptibility of these features to erosion and slope failure. Brooklyn Center has several small areas of BIZ within the MRCCA boundary along the river. See Figure A-6 which illustrates the BIZ within the City. Figure A-6. MRCCA BIZ Map MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 16 Native Plant Communities & Significant Existing Vegetative Stands Native plant communities are There are no DNR native plant communities identified within Brooklyn Center. However, significant stand of vegetation within the MRCCA are mapped in Figure X-7. These stand are generally located right along the edge of the river bank and contribute ecological and scenic value to the MRCCA. Figure X-7. MRCCA Native Plant Communities & Vegetation Map 17 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 Cultural & Historic Properties There are no known cultural or historic properties with the MRCCA in Brooklyn Center. Gorges (if applicable) Brooklyn Center is not located within the MRCCA associated with the Mississippi gorge. Unstable Soils & Bedrock The stability of soil can be attributed to the mix of sand, gravel, silts, clay, water, air and other attributes that contribute to how susceptible the soil is to frost action, high saturation, ponding, and high shrink-swell rates. Characteristics such as steep slopes and low soil strength also contribute to unstable soils. Figure A-8 illustrates areas in Brooklyn Center’s MRCCA that have higher erosion susceptibility. Unstable soils is not a significant concern in the Brooklyn Center portion of the MRCCA. In the last 10 years, efforts were completed to stabilize the riverbank in one location experiencing some erosion. This location was at private residential property along Willow Lane near 66th Avenue. The residential and park land uses in this area has generally remained unchanged between the river and interstate, limiting the likelihood of increased erosion. The City – in partnership with other agencies – continues to monitor locations of potential erosion along the riverbanks. Figure A-8. MRCCA Soil Erosion Susceptibility Map MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 18 PCA Policies • Protect PCAs (List those specifically found in your community) and minimize impact to PCAs from public and private development and land use activities (landscape maintenance, river use, walking/hiking, etc.). • Support mitigation of impacts to PCAs through, subdivisions/PUDs, variances, CUPs, and other permits. • Make restoration of removed Native Plant Communities and natural vegetation in riparian areas a high priority during development. • Support alternative design standards that protect the LGU’s identified PCAs, such as conservation design, transfer of development density, or other zoning and site design techniques that achieve better protections or restoration of primary conservation areas. • Make permanent protection measures (such as public acquisition, conservation easement, deed restrictions, etc.) that protect PCAs a high priority. PCA Implementation Actions • Ensure that information on the location of PCAs is readily available to property owners to understand how PCA-relevant ordinance requirements, such as vegetation management and land alteration permits, apply to their property for project planning and permitting. • Establish procedures and criteria for processing applications with potential impacts to PCAs, including: o Identifying the information that must be submitted and how it will be evaluated, o determining appropriate mitigation procedures/methods for variances and CUPs, o establishing evaluation criteria for protecting PCAs when a development site contains multiple types of PCAs and the total area of PCAs exceed the required set aside percentages. • Developing administrative procedures for integrating DNR and local permitting of riprap, walls and other hard armoring. (Note: Application procedures are a required element of MRCCA ordinance review and approval.) 19 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 PUBLIC RIVER CORRIDOR VIEWS (PRCVS) General Overview The MRCCA describes public river corridor views (PRCVs) as views toward the river from public parkland, historic properties, and public overlooks. Also included are views toward the bluffs from the ordinary high-water level (OHWL) of the opposite shore, as seen during the summer months. PRCVs are valuable to the MRCCA as they contribute to the aesthetic and scenic value of the river corridor. Views Toward River from Public Places As defined by the DNR’s Statement of Needs and Reasonableness (SONAR), the term “public river corridor views” was developed to assist local governments and other stakeholders to identify and protect scenic resources through their planning processes. It recognizes that many of the most highly valued views within the river corridor are “views toward the river from public parkland, historic properties, and public overlooks,” as well as views towards bluffs from the opposite shore (a subset of the “readily visible” definition below). The definition is intended to provide local governments with an opportunity to identify specific views deemed important to that community, and to protect such views through the development review process. Running parallel to the river, Interstate 94 and Highway 252 form a barrier between the river and most of the community of Brooklyn Park. East of the arterials is a narrow corridor of land which is most all in single-family residential land use with scattered properties of medium- density development. The only other land use is park, open space and trails in this area. Public views of the river are really only seen from the park and open space land along Lyndale Avenue between 53rd Avenue and 57th Avenue, and north within the North Mississippi Regional Park (managed by Three Rivers Park District).The regional park is located between 57th Avenue and the I-694 crossing and includes a fishing pier, parking, and picnic area. The Mississippi River Trail (MRT) runs through this corridor and is managed in this stretch by Three Rivers Park District. Heavy vegetation blocks much of the river views in leafy seasons, opening up more in the winter months. Breaks in the vegetation offer peaks at the river along the trail corridor. As part of the process for this MRCCA Plan, the City has identified 3 locations with significant public views of the river. All are located along the river’s edge between 53rd and the I-694 bridge. Scattered interrupted views are present along a portion of Lyndale Avenue and MRT trail corridor. Figure X-9 maps the locations of these views. As part of the implementation process, the City will engage the public to identify additional PRCVs, if any, and prioritize the views for protection and/or improvement. [to be updated / added] MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 20 Figure A-9. Public Views of River Map 21 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 Views Toward Bluffs from River As defined by the DNR’s Statement of Needs and Reasonableness (SONAR), the term “readily visible” was developed to create a performance-based standard to clarify visual standards and replace the outdated and vague term “visual intrusion” from Executive Order 79-19. This clarification was requested by local governments and other stakeholders. The term refers to development that is easily seen from the ordinary high water level at the opposite shore of the Mississippi River. Proposed Minn. R. 6106.0050, subp. 60. This term is used throughout the proposed MRCCA rules, and the definition describes an appropriate level of visibility for structures from a specified vantage point and during specified conditions. The definition is not used to prohibit development, but to ensure that visual resources are considered in development review by local governments. Readily visible views of bluffs in Brooklyn Center are limited to non-existent. Topography change is gradual in this area of the river corridor and any bluffs have been interrupted by development of the interstate and other infrastructure. Roughly north of 57th Avenue, Durnham Island sits in the middle of the Mississippi between the shores of Brooklyn Center and Fridley. Accessible only by boat, the island is part of Anoka County’s Riverfront Regional Park and Islands of Peace Park and therefor has no development. Due to its size, the island nearly entirely blocks views between the two communities of Brooklyn Center and Fridley, instead providing natural views from each community of the island. South of 57th Avenue, Brooklyn Center is directly across from the Riverfront Regional Park in Fridley. Similar vegetation lines the river bank on the Fridley side providing some focused and occasional views of the natural riverfront in Brooklyn Center. PRCV Policies • Protect and minimize impacts to PRCVs from public and private development activities. • Protect and minimize impacts to PRCVs from public and private vegetation management activities. • Protect PRCVs located within the community and identified by other communities (adjacent or across the river). MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 22 PRCV Implementation Actions • Conduct community engagement to confirm and identify public river view locations. • Ensure that information on the location of PRCVs is readily available to property owners to understand how PRCV-relevant ordinance requirements, such as vegetation management and land alteration permits, apply to their property for project planning and permitting. • Establish procedures for processing applications with potential impacts to PRCVs, including: o identifying the information that must be submitted and how it will be evaluated, o developing visual analysis approach for CUPs for additional height in the RTC and UM districts (if applicable), as well as for proposed PUDs and variances, and o determining appropriate mitigation procedures/methods for variances and CUPs. • Actively communicate with other communities to protect views other communities have identified in your community that are valuable, and vice versa. (Note: Application procedures will be a required element of MRCCA ordinance review and approval.) 23 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 PRIORITIES FOR RESTORATION General Overview Natural vegetation is critical to the health of the ecosystem along the Mississippi River corridor, providing important habitat for area wildlife and natural function of plant and waterway systems. Areas of high priority for restoration of natural vegetation are identified in this plan. These areas were determined based on identifying existing significant stands of vegetation, areas of erosion, and areas of needed stabilization. MRCCA requires communities identify areas that are priorities for restoration due to poor quality natural vegetation or bank erosion issues. Much of the river bank in Brooklyn Center is vegetated open space and park or vegetated residential land. There are no identified locations for restoration at this time. If development or redevelopment occurs within MRCCA, protection of existing vegetation or restoration will be required in accordance with MRCCA ordinance requirements. Mapping for Brooklyn Center was completed by MnDNR and Metropolitan Council. See Figure A-10. Figure A-10. Priorities for Restoration Map Restoration Policies • Protect native and existing vegetation during the development process and require restoration if any is removed by development. Priorities for restoration shall include stabilization of erodible soils, riparian buffers and bluffs or steep slopes visible from the river. • Seek opportunities to restore vegetation to protect and enhance PRCVs identified in this plan. • Seek opportunities to restore vegetation in restoration priority areas identified in this plan through the CUP, variance, vegetation permit and subdivision/PUD processes. • Sustain and enhance ecological functions (habitat value) during vegetation restorations. • Evaluate proposed development sites for erosion prevention and bank and slope stabilization issues and require restoration as part of the development process. MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 24 Restoration Implementation Actions • Ensure that information on the location of natural vegetation restoration priorities is readily available to property owners to understand how relevant ordinance requirements apply to their property for project planning and permitting. • Establish a vegetation permitting process that includes permit review procedures to ensure consideration of restoration priorities identified in this plan in permit issuance, as well as standard conditions requiring vegetation restoration for those priority areas. (Note: A vegetation permitting process is a required element of MRCCA ordinance review and approval.) • Establish process for evaluating priorities for natural vegetation restoration, erosion prevention and bank and slope stabilization, or other restoration priorities identified in this plan in CUP, variances and subdivision/PUD processes. (Note: A process for evaluating priorities is a required element of MRCCA ordinance review and approval.) SURFACE WATER USES Brooklyn Center has little surface water use in the MRCCA other than recreational motorboats and paddle craft such as canoes and kayaks. There are no public boat launches or marinas in Brooklyn Center. There is a public boat launch across the river in Fridley, just south of the I-694 crossing, and part of Anoka County’s Riverfront Regional Park. A paddle share location is also located just south of Brooklyn Center in the North Mississippi Regional Park managed by the Minneapolis Park & Recreation Board. There is no barge traffic in this part of the Mississippi River corridor. No additional policies or implementations actions are applicable for surface water use for MRCCA in the Brooklyn Center. [CONFIRM] 25 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 WATER-ORIENTED USES General Overview Water-oriented uses are limited within Brooklyn Center. Most of the land adjacent to the river is single-family residential land use, and many properties have docks for boating access. Other land use is public park and open space. One location with water-oriented use is in the North Mississippi Regional Park (Three Rivers Park District) where a fishing pier is located and picnic area overlooks the river; there is no boat access at this location. There are no proposed new water-oriented uses for the City in the 2040 planning period. Water-oriented Policies • Acknowledge existing and future water-oriented uses and provide for their protection. • Minimize potential conflict of water-oriented uses with other land uses. Water-oriented Implementation Actions • Provide for water-oriented uses in the ordinance. OPEN SPACE & RECREATIONAL FACILITIES General Overview Open space and recreational facilities, such as parks, trails, scenic overlooks, natural areas, islands, and wildlife areas add to the quality of a community and increase opportunities for the public to access the river. One purpose of a MRCCA plan is to promote the protection, creation, and maintenance of these features and locations in each community along the metropolitan Mississippi River corridor. Brooklyn Center benefits from the presence of the North Mississippi Regional Park and related open space along approximately half of the length of river bank in the City extending from 53rd Ave in the south to the I-694 river crossing. Within Brooklyn Center, this regional park runs between 57th Avenue north to the interstate crossing and is managed by Three Rivers Park District. Open space and trail corridor located south of 57th Avenue between Lyndale Avenue and the river, directly linking to – and functioning as an extension of – the North Mississippi Regional Park managed by the Minneapolis Park & Recreation Board just south of 53rd Avenue in Minneapolis. MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 26 The Mississippi River Trail (MRT) runs as a road-separated paved trail along most of the river corridor in the City. From the south border at 53rd Avenue to the I-694 crossing, the trail is managed by Three Rivers Park District. North of I-694, there is a gap of separated trail where the route runs along Willow Lane within the roadway. North of 57th Avenue, a separated paved trail carries on to the north and is managed by the City. The trail in this section runs parallel to Highway 252 and is separated from the Mississippi River both physically and visually. Figure A-11 illustrates the park and recreation locations in relation to the MRCCA boundary and identifies the gap of separated trail for the MRT. As part of the implementation process of this plan, it is recommended the City identify actions to establish a continuous separated paved trail experience for users of the MRT through Brooklyn Center. Figure A-11. MRCCA and Parks and Recreation Map [TO BE COMPLETED] 27 MRCCA PLAN - DRAFT 9-7-2018 City of Brooklyn Center Comprehensive Plan 2040 In order to connect MRT trail users more to the river north of I-694, the City should look into opportunities for public access to the river. This area is directly across from Durnham Island with views of natural landscape and wildlife habitat. Public connection in this area of the City would help promote the goals of the MRCCA. Efforts should be taken to preserve these views and enhance the opportunity for the public to access these views. Policies • Encourage creation, connection, and maintenance of open space, recreational facilities, including public access to the river. • Identify and encourage connection of CA-SR district land to existing and planned parks and trails, for LGUs with developable land in CA-SR districts. • Encourage that land dedication requirements be used to acquire land suitable for public river access. Implementation Actions • Include facilities in the capital improvement program for parks and open space facilities. • Develop a system for reviewing, tracking, and monitoring open space required as part of the subdivision process. • Identify opportunities and budget for construction of road-separated paved trail between 57th Avenue and 66th Avenue along Willow Lane to complete the connection of the MRT along the west river bank. [CONFIRM] This page is left blank.