HomeMy WebLinkAbout2019 06-10 CCP
Property Code and Nuisance Violations Criteria
License CategoryNumber of UnitsProperty Code Violations per
(Based on Property Inspected Unit
Code Only)
Type I –3 Year1-2 units0-2
3+ units 0-0.75
Type II –2 Year1-2 unitsGreater than 2 but not more than 5
3+ units Greater than 0.75 but not more than 1.5
Type III –1 Year1-2 unitsGreater than 5 but not more than 9
3+ units Greater than 1.5 but not more than 3
Type IV – 6 Months 1-2 unitsGreater than 9
3+ units Greater than 3
b.Police Service Calls.
Police call rates will be based on the average number of valid police calls per unit per
year. Police incidences for purposes of determining licensing categories shall include
disorderly activities and nuisances as defined in Section 12-911, and events
categorized as Part I crimes in the Uniform Crime Reporting System including
homicide, rape, robbery, aggravated assault, burglary, theft, auto theft and arson.
Calls will not be counted for purposes of determining licensing categories where the
victim and suspect are “Family or household members” as defined in the Domestic
Abuse Act, Minnesota Statutes, Section 518B.01, Subd. 2 (b) and where there is a
report of “Domestic Abuse” as defined in the Domestic Abuse Act, Minnesota Statutes,
Section 518B.01, Subd. 2 (a).
License Number of Validated Calls for Disorderly Conduct
CategoryUnitsService & Part I Crimes
(Calls Per Unit/Year)
No 1-20-1
Category
3-4 units0-0.25
Impact
5 or more units 0-0.35
Decrease 1 1-2Greater than 1 but not more than 3
Category
3-4 unitsGreater than 0.25 but not more than 1
5 or more unitsGreater than 0.35 but not more than 0.50
Decrease 2 1-2Greater than 3
Categories
3-4 unitsGreater than 1
5 or more unitsGreater than 0.50
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REE Brooklyn Center - Xerxes Workforce and Senior Housing
Xerxes Ave N & Bass Lake Rd, Brooklyn Center, MN
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Planning Commission Report
Application Filed: 04/16/2019
Meeting Date: May 16, 2019
Review Period (60-day) Deadline: 06/14/2019
Extension Declared: N/A
Extended Review Period Deadline: N/A
Application No. 2019-006
Applicant: Real Estate Equities
Location: 5801 Xerxes Avenue N (Former Jerry’s Food Site)
Request: Proposed Planned Unit Development (PUD) to allow multifamily residential in
current C2 zoning district and Amendment to Zoning Map to Remove the Site
from the Central Commerce Overlay District
Requested Action
Real Estate Equities (“REE) is requesting review and consideration of Planned Unit Development (PUD)
to allow the development of the property located at 5801 Xerxes Avenue North with two multifamily
buildings for senior and workforce housing. The proposal also includes an amendment to the Zoning
Map to remove the site from the Central Commerce Overlay District. Exhibit A includes a project
narrative and plans.
As part of the application process, a public hearing notice was published in the Brooklyn Center Sun Post
on May 2, 2019, and notices were mailed to owners of property within 350’ of the site (Exhibit B). The
City has received one written comment regarding the proposal, which is attached (Exhibit E).
Background
City staff has been meeting with REE to discuss the development of the former Jerry's Food site
(“Subject Property”) at the corner of County Road 10 and Xerxes Ave North. The Subject Property has
been vacant since 2003. This location works well for the proposed housing due to its access to the
Brooklyn Center Transit Station and the future C-Line BRT, and its proximity to retail and other services.
Map 2: 1971 Imagery of Subject Property
Source: MHAPO (Minnesota Historical Aerial Photographs Online).
App. No. 2019-006
PC 05/16/2019
Page 1
The Subject Propertyis currently owned by the ILEX Group Inc., and REE, the developer, plans to acquire
the site and develop 270 senior and workforce affordable apartments. The 270 affordable senior and
workforce apartments will be 100% affordable and will consist of one, two, and three bedrooms
apartments. The project will have a full-time onsite management team to manage the property and
service the tenants to the best of their ability. Some of the amenities of the project will include:
clubroom and fitness center, arts and crafts room, dedicated package storage, and underground
parking. On top of these amenities each unit will be furnished with in-unit washer & dryer, solid surface
countertops, nine-foot ceilings, and stainless-steel appliances.
At the January 28, 2019, City Council work session, REE presented a concept development proposal for
the Subject Property. The developer also presented a concept review for the site to the Planning
Commission at its April 11, 2019 meeting. Both the City Council and the Planning Commission provided
input on the project, including comments about sustainability, open space and community gathering
space, and safety and security.
Site Data:
2040 Land Use Plan: TOD (Transit Oriented District)
Neighborhood: Centennial
Current Zoning: C2 (Commerce) and Central Commerce Overlay
Site Area: 4.79 Acres
Surrounding Area:
Direction 2040 Land Use Plan Zoning Existing Land Use
North TODC1A (Service Office) District and Commercial
Central Commerce Overlay
South TODC2 (Commerce) District and Central Commercial
Commerce Overlay
East TODC2 (Commerce) District and Central Commercial
Commerce Overlay
West TODC1A (Service Office) District and Office
Central Commerce Overlay
App. No. 2019-006
PC 05/16/2019
Page 2
Map 1: Subject Property Location (5801 Xerxes Ave)
Source: Hennepin County GIS
Proposal Evaluation
Zoning Map Amendment:
Overlay districts generally apply an extra level of regulations or development criteria above the standard
underlying zoning district. The Central Commerce Overlay District is an area roughly bounded by I-694
on the north, Highway 100 on the south and east, Brooklyn Boulevard on the west, and Shingle Creek on
the north. The Central Commerce Overlay District includes a specific list of permitted uses. Residential
uses are not listed, which means they are not permitted within the overlay district.As part of the
ongoing Zoning Code update, the Central Commerce Overlay District will be revised or removed;
however, since that work is not yet complete, the proposal includes the removal of this property from
the overlay district.
Map 3: Central Commerce Overlay District
App. No. 2019-006
PC 05/16/2019
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The applicant is requesting an amendment to the Zoning Map to remove the Subject Property from the
Central Commerce Overlay District. The 2040 Comprehensive Plan designates the Subject Property for
Transit Oriented Development (TOD) uses.
Map 4: 2040 Future Land Use Plan
The TOD is a new land use designation, planned for a mix of residential, commercial, office and retail
uses generally located within a ½-mile of the Brooklyn Center Transit Station. Density of new residential
development in the TOD is expected to be between 31 and 130 units per acre. The proposed
development of the Subject Property is consistent with the TOD designation.
Planned Unit Development:
As part of the ongoing Zoning Code update, new zoning districts will be created included one or more
TOD districts, which will conform to the TOD future land use designation in the 2040 Comprehensive
Plan. However, that work is not yet complete, and there is not an existing zoning district which this
project fits within. As such, the Applicant is requesting a Planned Unit Development (PUD), which allows
flexibility within the zoning code to allow for developments which would not be allowed under the
existing regulations. PUDs are often used to achieve a higher quality development, or achieve other City
goals, in exchange for zoning flexibility from the City Code.
Site Design
The proposed development includes two multifamily buildings, containing a total of 270 units. The
buildings are arranged on the north and south side of the lots, with a parking lot in the center. There is a
dog run, a tot lot, a community herb garden and a shared outdoor grilling area on the site.
App. No. 2019-006
PC 05/16/2019
Page 4
Figure 1: Site Plan
The north building is planned for senior independent living, is 5 stories in height, and includes 143 units.
The south building is planned for workforce housing, is 4 stories in height and includes 127 units. The
buildings consist of a mixture of 1, 2 and 3-bedroom units. All units include washer/dryers, solid surface
countertops, stainless steel appliances, and high-quality cabinets. Building amenities include community
rooms, rooftop patios, fitness centers, and on-site management team and underground parking.
Setbacks
The proposed plan identifies a building setback of 15’ on all four sides. At its closest point, the north
building is located approximately 22’ from the property line along Northway Drive, and 15’ from the
property line on Xerxes Avenue. The south building is located approximately 26’ from the Bass Lake
Road right-of-way.
Architectural Materials
The City’ s Architectural Design Guidelines require at least 50-percent of each elevation (face) of the
building be constructed of Class I materials, with the remainder constructed of Class II materials. Each of
the buildings are designed with brick, prefinished metal siding and lap siding, which conforms to the
Design Guidelines.
Access and Parking
The Subject Property is bounded by Xerxes Avenue on the east, Northway Drive on the north and west,
and Bass Lake Road on the south. Driveway access to the property is proposed from Xerxes Avenue on
the west and Northway Drive on the east. The driveways provide access to both the underground garage
and surface parking. The driveways and parking aisles meet the minimum 24’ width.
There are a total of 270 dwelling units in the two buildings. Section 35-704 of the Zoning Ordinance
requires two parking spaces per dwelling unit, indicating the developer would ordinarily need to supply
540 parking spaces to satisfy the Zoning Ordinance. According to the site and floor plans submitted, a
total of 340 parking spots, or 1.26 spaces per unit, are proposed.
A 2018 survey of available parking spaces at other multi-family rental properties by staff revealed few
properties in the City meet the current requirement of two parking spaces per dwelling unit. The lack of
App. No. 2019-006
PC 05/16/2019
Page 5
parking citations issued by the police at apartment complexes with fewer than two parking spaces per
unit the City comparable to this proposed development seems to indicate theses complexes are not
burdened by a lack of parking.
It is anticipated that residents will utilize the nearby transit center, with access to several high frequency
lines as well as the new BRT C-Line, which opens on June 8, 2019. Sidewalks are located along Xerxes
Avenue and Bass Lake Road, providing access to the transit station and to the retail area south of Bass
Lake Road. The front entrance of the senior building, located on the north half of the site, is located on
the south side of the building facing the parking lot. It is easily accessible to the adjacent sidewalks.
The front entrance to the south building also faces the parking lot, on the north side of the building. It
would be beneficial to provide another entrance along the south side of the building, with a pedestrian
access to the existing sidewalk on Bass Lake Road.
Lighting
The Zoning Code requires, “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 downcast and identifies a total of 24 new fixture
locations on the Subject Property. This includes the installation of 13, downcast, wall mounted or
recessed lights, 3 bollard lights, and 8, 20’ light poles.
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 indicates the
fixtures are consistent with the Zoning Code requirements.
Trash
Trash facilities will be located in the garage. Containers will be brought up to the drive on pick-up day
and returned to the garage soon after pick-up.
Screening
All ground mounted equipment (e.g., transformers, mechanical) shall be effectively screened from
adjacent public rights-of-way and properties by a solid wall or fence constructed of wood, masonry, or
other durable materials that are complementary to the materials used on the primary building. Per
Chapter 12 (Building Maintenance and Occupancy) of the City Code, roof-mounted equipment shall also
be screened from view through use of parapets, wall/ fencing materials, or paint to match surrounding
colors when visible from the public right-of-way.
Per 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.” The proposed off-street parking is not adjacent to any residential lots.
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, and the City has operated under and held
new and redeveloped areas to complying with the City’s adopted Landscape Point System policy, which
App. No. 2019-006
PC 05/16/2019
Page 6
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 4.79 acre parcel for the proposed development, the property would
have to accrue 390 points. (2 acres * 90 + 2.79 acres * 75 = 389.25 points).
Planting Type Minimum Size Points Per PlantingMaximum Points Points Accrued
(%)
Shade (Deciduous) 2 ½” diameter1050% or 195 points 190
Trees(19 trees * 10 points)
Coniferous (Evergreen) 5’ height 6 40% or 156 points 126
Trees (21 trees * 6 points)
Decorative 1” diameter 1.5 35% or 136.5 points 25.5
(Ornamental) Trees(17 trees * 1.5 points)
Shrubs 12” diameter 0.5 25% or 97.5 points 49
(98 shrubs * .5 points)
Total 390.5 points
Based on a review of the Landscape Plan, dated April 16. 2019, the plan meets and exceeds the
minimum requirements under the Landscape Point System Policy at 390.5 points achieved.
The City has engaged a consultant to develop a beautification and public art master plan. One of the
outcomes of this work will be recommendations on the role of private development in contributing to
public art. In collaboration with that process, and in consideration of flexibility in setbacks and reduced
parking, the City’s public art consultant reviewed the proposal and suggests a portion of the landscaping
budget go towards creative placemaking that would enhance the pedestrian connection to transit. This
could be done through public art or other methods that would enhance safety and walkability.
Engineering Review:
Andrew Hogg, Assistant City Engineer, reviewed plans and provided a comment memo, dated May 10,
2019 (Exhibit D). Most of the comments pertain to the need for plan corrections and additional details.
The major comments require the need for sidewalk easements. These state,
Provide a corner clip dedication of ROW at the intersection with Xerxes to preserve adequate
sight distance for approaching vehicles at this intersection.
Provide dedication of sidewalk easement along bass Lake Road 3’ from existing sidewalk edge.
All engineering comments must be addressed prior to the issuance of any permits for land disturbing
activity.
Fire Inspection/Building Review:
The plans are currently under review. Fire Inspection and Building review comments will be provided to
the Planning Commission separately.
Police Review:
The Applicant met with the Police Chief and the Crime Prevention Officer on May 10, 2019. The Police
stressed the need for safety equipment within the building, including access control on entry doors, on-
App. No. 2019-006
PC 05/16/2019
Page 7
site cameras, and on-site security. According to the Police Chief, the presence of on-site security when
the buildings first open sets the stage and expectations for the site. It may not be necessary to maintain
this presence at all times.
The Police Department also recommended the outdoor gathering spaces be located along Northway
Drive, or on the west side of the site, rather than along Xerxes Avenue, the busier street.
The Police Department also encouraged a perimeter barrier. This barrier could include wrought iron
fencing or hostile landscaping (rose bushes or other thorny bushes).
SIGNS
There are no signs identified on the proposed plans. Any signage must 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 to install any new
signage.
Based on staff findings, staff recommends Planning Commission recommendation of the amendment
to the Zoning Map removing the Subject Property from the Central Commerce Overlay District and
approval of the anticipated site improvements for the Subject Property located at 5801 Xerxes Avenue
North, subject to the Applicant complying with the Approval Conditions as noted below.
APPROVAL CONDITIONS
Staff recommends the following conditions be attached to any positive recommendation on the
approval of Planning Commission Application No. 2019-006 for the Subject Property located at 5801
Xerxes Avenue N:
1.PUD / 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 significant 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 includes a main entry, or a more prominent
entry on the south side of the south building. A sidewalk connection shall be
provided to the sidewalk along Bass Lake Road.
ii.The Applicant shall identify safety features ….
b.The Applicant must revise the site and building plans to include a resident exit/entrance
along the south side of the south building and a pedestrian access to the sidewalk along
Bass Lake Road.
c.The Applicant must submit separate applications for any sign permits to the City for
review and permits.
2.Agreements:
a.The Applicant must enter into a PUD agreement with the City of Brooklyn Center. 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
App. No. 2019-006
PC 05/16/2019
Page 8
shall be executed upon any approval of the to-be submittedbuilding 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 May 10, 2019(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.Provide a corner clip dedication of ROW at the intersection with Xerxes to preserve
adequate sight distance for approaching vehicles at this intersection.
c.Provide dedication of sidewalk easement along bass Lake Road 3’ from existing sidewalk
edge.
d.Utility Facilities Easement Agreement is required.
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.
5.The building plans are subject to review and approval by the Building Official with respect to
applicable codes prior to the issuance of permits.
6.Final grading, drainage, utility and erosion control plans and any other site engineering elated
issues are subject to review and approval by the City Engineer prior to the issuance of permits.
7.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 work with the City’s public art consultant, or similar, to provide a
plan for creative placemaking to enhance the pedestrian access to transit.
8.Lighting: The Applicant shall provide a lighting plan that identifies all existing and proposed
lighting for the parking lots and building. The lighting plan shall include a site wide photometric
plan that is in conformance with the lighting provisions as noted under the City Zoning
Ordinance and in consideration of the City’ s Architectural Design Guidelines. Fixture
specifications shall be provided prior to issuance of any building permits.
9.Signage: The Applicant shall submit a Sign Permit Application for any proposed signage (e.g.,
wall, freestanding).
a.All signage 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 following motion:
Motion to approve a Resolution recommending that the City Council approve the amendment to the
Zoning Ordinance and Zoning Map removing the property at 5801 Xerxes Avenue North from the Central
Commerce Overlay District, and approval of the Planned Unit Development plans and documents and
approval of the anticipated site improvements for the Subject Property located at 5801 Xerxes Avenue
North, based on the submitted plans and findings of fact, as amended by the Conditions of Approval in the
May 16, 2019, Planning Commission Report.
App. No. 2019-006
PC 05/16/2019
Page 9
Attachments
Exhibit A - City Submittal for 5801 Xerxes Avenue North by Real Estate Equities, LLC, dated April 16,
2019
Exhibit B- Public Hearing Notice for, published by Brooklyn Center Sun Post, dated May 2, 2019.
Exhibit C- Select City Council Work Session Minutes, dated January 28, 2019.
Exhibit D- Review Memorandum, prepared by Assistant City Engineer Andrew Hogg, dated May 10,
2019.
Exhibit E – Public Comments received.
App. No. 2019-006
PC 05/16/2019
Page 10
FYIJCJU!B
Brooklyn Center Council Presentation
Rent Structure:
Unit Type Set Aside SF Gross Rent Utility Allowance Net Rent
Senior
1 Bed/1 Bath 60% 713 $1,125 $78 $1,047
2 Bed/2 Bath 60% 1,200 $1,350 $95 $1,255
Workforce
1 Bed/1 Bath 60% 712 $1,125 $78 $1,047
2 Bed/2 Bath 60% 1,021 $1,350 $95 $1,255
3 Bed/2 Bath 60% 1,326 $1,560 $113 $1,447
Residents can also pay $75 for parking stalls as well as an additional $15 for storage.
Project Summary:
Continued communication with staff to identify overall project timelines.
Updated project design/renderings.
Braun Intertec completed Phase I, Phase II, and Geo Reports.
Discussing terms with lenders and investors and ready to execute with them once we get approval on TIF
to move forward with term sheets.
Traffic Study completed; shows no traffic or parking issues with development.
Project Highlights/Amenities:
Unit Finishes/Amenities: In Unit washer/dryer, solid surface countertops, 9 ft ceilings, full stainless-steel
appliance package, and high-quality cabinetry.
Building Amenities: Full on-site management team, secure entrance with Luxor package storage system,
community room, rooftop patios, fitness centers, office/conference room, underground parking. As well as a
resident community herb garden with gaszebo, dog run, tot lot, and shared outdoor grilling area.
Sustainable Aspects/Exterior Materials: Masonry, Concrete Fibor Board, Wood Look CFB, Metal Panel Accents. As
well as, solar panels implemented on roof of building, Energy Star Windows, low-flow fixtures/LED lighting, and
High Efficiency HVAC.
Safety/Security Provisions: REE plans to propose secure entrance/exits with controlled key FOB access. As well as,
numerous security cameras, a highly visible/well lit parking area, and a full on-site management team.
Project Demand:
Marquette Advisors Report projects 3,078 additional affordable housing units needed by 2020 in
Minneapolis/St. Paul first ring suburb submarket.
Vacancy rate in Brooklyn Center is 2.2%.
Market research indicates that Brooklyn Center and surrounding Hennepin and Anoka areas have notable
production shortfalls of affordable senior/workforce housing units.
Parking Data:
REE West Saint Paul Senior Property (The Winslow)
Price: $65.00
o
Senior Affordable Property (The Legends at Silver Lake)
Price: $80.00
o
Senior Affordable Property (The Legends of Columbia Heights)
Price: $75.00
o
Project Investment:
TIF Request$4,601,450
First Mortgage $34,442,331
Tax Credit Equity $20,863,865
Developer Equity (Deferred Developer Fee) $5,579,785
Total Development Cost $60,885,982
FYIJCJU!E
MEMORAN DU M
DATE:
May 9, 2019
TO:
Jane Kansier,Senior Urban Planner
FROM:
AndrewHogg,Assistant CityEngineer
SUBJECT:
PreliminarySitePlan–Brooklyn Center Residential Development
PublicWorksstaffreviewedthefollowingdocumentssubmittedforreviewfortheproposed
Brooklyn Center Residential Development, located at 5801 Xerxes Ave N:
Preliminary Plans datedApril 16, 2019
SubjecttofinalstaffSitePlanapproval,thereferencedplansmustberevisedinaccordancewith the
followingcomments/revisions andapprovedpriorto issuanceofLandAlteration permit.
C1-1–Title Plan
1. Add title sheet.
C1-1–Removals Plan
2. Show all removalsneeded forexisting utilities.
C2-1–Site Plan
3. UseCity Detail for City driveway aprons.
C3–Grading Plan
4. All roadway embankment material installed within pavement patching areas of existing
roadways shall be placed in lifts not to exceed 8-inches and compactedto a minimum of 100
percent of maximum density regardless of depth below the final pavement surface.The
Engineer shall take a minimum of three (3) compaction tests at varying elevations within the
pavement patch area.
C4-1–Utility Plan
5. Install sanitary manholes onmainin Northway Driveand connect 8” sanitary service into
manholes. Use City details.
C4-2–Utility Plan
6. Stormwater from dog rundrains directly into storm drain with no treatment.Address steps to
prevent waste from entering the storm system.
C8-1, 8-2, 8-3–Detail Sheets
7. Allworkperformedandmaterialsusedforconstructionofutilitiesmustconformtothe City
standardspecificationsanddetails.TheCity’sstandarddetails must beincluded in theplan.
8. Missing details.
Brooklyn Center Residential DevelopmentSitePlan
ReviewMemo,May 9, 2019
Miscellaneous
9. Seeredlinesforadditional SitePlancomments.
10. Provide irrigation plan.
11.Provide detailed vehicle turning and tracking movement diagrams for delivery vehicles and
garbage trucks demonstrating specific and actual routes.
12.Applicant should addressthe recommendations of the traffic study, conducted by Spack
Consulting datedFebruary15, 2019.
13. Upon projectcompletiontheapplicant must submit anas-built surveyoftheproperty,
improvements and utilityservicelinesand structures; and providecertifiedrecord drawings of
all project plan sheets depictinganyassociated privateand/orpublic improvements, revisions
andadjustments priorto issuanceofthecertificateof occupancy.Theas-built surveymust also
verifythatall propertycornershavebeenestablishedandarein placeat thecompletion ofthe
projectasdeterminedand directed bytheCityEngineer.
14.Inspection fortheprivatesiteimprovements must beperformedbythedeveloper’s
design/projectengineer.Upon projectcompletion, thedesign/projectengineermust formally
certifythroughaletterthat theprojectwas built in conformancewith the approved plansand
underthedesign/projectengineer’s immediateand direct supervision. Theengineermust be
certified in theStateofMinnesotaand must certifyallrequiredas-built drawings(whichare
separatefrom theas-built survey).
15. Thetotal disturbedareaexceedsoneacre,anNPDES permit is required.Inaddition, the total
disturbedareais lessthan five acres;the City of Brooklyn Center will review site using Shingle
Creek Watershed Commission rules for stormwater management. Stormwater management plan
is incomplete;please submit sub-catchment DA-2p calculations to allow for complete review.
16. Provide a cornerclip dedication of ROW at the intersection with Xerxestopreserve adequate
sight distance for approaching vehicles at this intersection.
17. Provide dedication ofsidewalk easement along bass Lake Road 3’ from existing sidewalk edge.
18. UtilityFacilitiesEasementAgreementis required.
PriortoIssuanceofa Land Alteration
19. Finalconstruction/demolition plans and specifications need to bereceivedandapprovedbythe
CityEngineerinformand formatasdeterminedbytheCity.Thefinal plan must complywith the
approved preliminaryplanand/orasamended,asrequiredbytheCityEngineer.
20. Aletterofcredit oracashescrowin theamount of100percent oftheestimatedcost as
determinedbyCitystaffshall bedepositedwith theCity.
21. During construction ofthesiteimprovements anduntil thepermanent turfand plantingsare
established, thedeveloperwill berequired to reimbursetheCityfortheadministration and
engineeringinspection efforts.Pleasesubmit adeposit of$2,500 that theCitycan drawuponon
amonthlybasis.
22. AConstruction Management PlanandAgreement is required thataddressesgeneralconstruction
activitiesand management provisions, trafficcontrol provisions, emergency management
provisions,stormwaterpollution prevention plan provisions, treeprotection provisions, general
publicwelfareand safetyprovisions, definition ofresponsibility provisions, temporaryparking
provisions, overall sitecondition provisionsand non-complianceprovisions.Aseparate $2,500
deposit will berequiredas part ofthenon-complianceprovision.
Brooklyn Center Residential DevelopmentSitePlan
ReviewMemo,May 9, 2019
AnticipatedPermitting
23. ACityLandDisturbancepermit is required.
24. AMPCANPDES permit is required.
25.Otherpermits not listed mayberequiredand is theresponsibilityofthedeveloperto obtain and
warrant.
26.Copies ofallrequiredpermits must beprovided totheCitypriorto issuanceofapplicable
buildingand land disturbancepermits.
27. Apreconstruction conferencemust bescheduledand held with Citystaffand otherentities
designatedbytheCity.
Theaforementionedcommentsareprovidedbasedontheinformationsubmittedbytheapplicant at
thetimeofthisreview.Otherguaranteesandsitedevelopmentconditionsmaybefurther
prescribed throughout theprojectaswarrantedand determinedbytheCity.
Brookdale Ford/Brookdale Square
Opportunity Sites
Corridor Development Initiative
Sponsored by:
June 2019
Proactive Planning
Production
Partnerships
Objectives:
1.) Gather input from
community
stakeholders to guide
the redevelopment of
the Brookdale
Ford/Brookdale Square
sites –led by Alatus
LLC, master developer.
2.) Inform future
opportunity sites and
identify ways to
leverage community
goals.
Community Workshops supported by:
Technical Team
Bob Lux, Ashley Bisner, Chris Osmundson and other Alatus staff
Barbara Raye (facilitator) -Center for Policy Planning and Performance
Miranda Walker (financial analysis) Aeon
Gretchen Nicholls (CDI coordinator) Twin Cities LISC
Advisory Group
Mark Allen, Allen Properties
Andrew Dresdner, Cuningham Group
Haila Maze, Bolton-Menk
Meg Beekman, Community Development Director
Reggie Edwards, Deputy City Manager
Ginny McIntosch, City Planning and Zoning Administarion
Brett Angell, Business and Workforce Development
Angel Smith, Communications and Community Engagement
Panel
Bob Lux, Alatus LLC
Lukas Van Sistine, ESG Architects
Michael Byrd, WNC & Associates
Emma Kasiga, African Development Center
(ADC)
Edward Engler, Upland Real Estate Group, Inc.
Brookdale Ford/Brookdale Square
CDI Community Workshops:
Workshop I
March 20, 2019
Gather Information
Workshop II
April 3, 2019
Block Exercise
Workshop IV
May 1, 2019
Framing the
Recommendations
Workshop III
April 17, 2019
Developer Discussion
Community Outreach
Some suggestions for improving in this area would be:
Work with key community partners in the initial stages to help shape the
engagement process.
Clearly define roles and responsibilities through a memorandum of
agreement, to create mutual accountability.
Recognize the resources and capacities required for effective community
outreach, which may result in the City providing financial supports (e.g. grants
or fee-for-service agreements) to community partners. For example, an
outreach agreement with Stella Sola resulted in translation services and
higher participation from members of the Latino community.
•Postcard mailings
•Fliers, posters, and email notices
•Facebook and other social
media outlets
•The City of Brooklyn Center web
site
•Individual outreach/word of
mouth
•Outreach to civic and community
organizations
Workshop I –Defining the Values
1.) What makes the Brookdale Ford/Brookdale Square site interesting or
unique?
2.) What could be accomplished through development that would improve or
enhance the area for the whole community?
3.) What concerns for the area do you have as future development occurs?
4.) Are there specific types of uses that these sites could accommodate (e.g.
housing, retail or commercial uses, public spaces, community destination,
community pride, etc.)?
Workshop 2 -Block Exercise
Comments gathered from all scenarios:
Food / Restaurants
o Grocery Co-op
Trader Joes
Whole Foods
o Brewery
o Farmers Market –Dedicated Space
Job / Employment Opportunities
o Training Center
o Company training campus / job creation
o Career Center
Entertainment
o Venue for Music
o Movie Theatre
o More Entertainment Less Retail
o Amphitheatre
o Skating
o High visibility coming off Highway 100
Recreation o Walking Trails
–Centennial Lakes as Precedent
o Water Features
o Fitness shops (i.e. Alchemy)
o Walkability, connect to existing roads & regional trails
o Healthy living campus (i.e. live, work, play complex)
o Continuous park land, but not too much as over 500
acres of park land already in Brooklyn Center
Comments from all scenarios (cont.)
Housing
o Housing for Seniors –not senior housing
o Townhomes
o One step above affordable home ownership (i.e. $300,000 purchase prices)
Vibrant Downtown o Excelsior Blvd. & Grand Ave. type atmosphere (i.e. functional, flexibility to
accommodate many uses)
o New Downtown for Brooklyn Center
o Economic engine that financially creates opportunities, think big, rebrand the city
o Transform current civic center into sports-oriented uses Diversity of sports options,
soccer, indoor track/dome for winter walking, mini athletic areas spread across areas of
the site, etc.
Concerns
o Contamination of old Brookdale Ford site
o Need to do Phase 1 correctly & set the stage for future development
Workshop 3 –Developer Panel Discussion
Highlights:
•Desire to leave a legacy for the community
•Housing will likely be the driver of the
development, and will include smaller retail spaces
•Increase walkability and enhance
connections with trails and surrounding
amenities
•Interest expressed in community or cultural
center to serve as a resource for the community
•Opportunity to create housing near jobs, given the
number of employers in the area
•Guard against gentrification by supporting
small businesses and creating housing options for
all incomes
•Increased housing options will create more
economic vitality for businesses
Embrace the growing
diversity of the community
Produce places that bring the
community together
Create a vibrant and
distinctive destination for
the community and the region
Consider sustainability
in the design of the
development (Emergy)
RECOMMENDATIONS:
Four guiding principles emerged from the community workshops
that reinforce a sense of community pride in Brooklyn Center:
RECOMMENDATIONS
Economic Vitality
Public Spaces and
ConnectionsHousing
A.The growing diversity of the community is a strength that should be nurtured
through culturally focused businesses and ethnic cuisine, retail, and services.
B.Consider a co-working and/or business incubator space similar to the Midtown
Global Market to support local entrepreneurs and small businesses.
C.Prioritize spaces for local businesses over national retail chains.
D.Build an entertainment district that enhances other surrounding uses, such as
Topgolf entertainment complex (e.g. sports themed).
E.Explore options for arts related spaces, such as theater, music, movies, dance, etc.
(entertainment uses that will do well in the market or fill an existing gap).
F.Prioritize businesses that provide living wage jobs.
G.Thrift stores and reuse centers.
H.Cooperative food stores or grocery stores.
I.Create things for people to do (e.g. theaters, nightlife, restaurants, bowling, etc.).
J.Consider a downtown main street (e.g. Excelsior and Grand in St. Louis Park).
K.Consider a campus for health related businesses and services.
L.Event center with lodging that is youth friendly/sports complex.
M.Regional destination for entertainment.
N.Consider a corporate campus or prestigious office space.
O.Embrace a green footprint and green economy (e.g. solar, green energy)
Economic Vitality
A.Increase the opportunity for people to live and work in the area.
B.Include housing options that support a range of household incomes and
sizes, and are accessible
C.Consider live/work space.
D.Provide a mix of ownership and rental housing options.
E.Include higher -end rental housing products geared to young urban
professionals (potential to be future long term residents).
F.Promote quality craftsmanship and design that enlists unique architectural
styles and sustainable and recyclable materials.
G.Consider affordable and market rate senior and accessible housing.
H.Work to ensure well-managed and maintained multifamily housing.
I.Consider townhomes or condominiums for affordable homeownership
options.
J.Greater housing density should be encouraged on the site
K.Proactively address the concerns over gentrification by anticipating and
planning to prevent it.
L.Address housing for veterans and homeless.
Housing
A.Consider spaces for youth and young families, such as community centers.
B.Create a multicultural center that could be used for events, classes and training,
celebrations, and other activities.
C.Consider education-focused elements (i.e. trade schools, higher education, schools,
daycares, etc.)
D.A downtown center that serves as a center of gravity for the City of Brooklyn Center.
E.Gathering places with outdoor seating, places for children and family reunions,
open air market, and multi-purpose area.
F.Connect trail systems to encourage multi-modal access (including pedestrians,
bikes, mechanized vehicles, etc.) and create a flow to the district.
G.Utilize landscaping and streetscape amenities to create stronger pedestrian and
bike district.
H.Civic center (e.g. recreation center, fun zone, skate-park, bowling alley, etc.).
I.Improve transit areas to safer, pedestrian friendly, and desirable to use.
J.Add green space, landscaping, or pocket parks to soften the built environment.
K.Consider a hotel and indoor aquatic park for children and families.
L.Create a botanical garden as a way of generating revenue for green space.
M.A dog park.
Public Spaces and Connections
How to use the Recommendations?
Informs Alatus as master developer of Brookdale
Ford/Brookdale Square sites and continued
planning for the larger Opportunity Site
Marketing tool to recruit development interest for
other city-owned sites (attach to Request for
Proposals)
Offer opportunities for further input when needed
Next Steps
Questions?
Meg Beekman
City of Brooklyn Center
mbeekman@ci.Brooklyn-center.mn.us
Gretchen Nicholls
Twin Cities LISC
gnicholls@lisc.org