HomeMy WebLinkAbout2010-009 Information Sheet 1108 Brookdale CenterApplication WithdrawnApplication Filed on 11-4-10City Council Action Should BeTaken By 1-3-11 (60 Days)Planning Commission Information SheetApplication No.2010-009Applicant: Gatlin
Development CompanyLocation: 1108 Brookdale CenterRequest: Planned Unit Development Amendment, Shingle Creek CrossingThe applicant, Gatlin Development Company is seeking a Planned
Unit Development Amendment to allow the following changes to the Brookdale redevelopment plan:1.The demolition of approximately 750,000 sq. ft. of the mall including the former J C Penney’s,
Mervyn’s and Macy’s stores.2.The renovation of approximately 122,000 sq. ft. of the mall located north of Sears with architectural changes to provide exterior identity and access while
maintaining an indoor mall component.3.The planned development of a 398,794 sq. ft. community shopping center that includes a major anchor retailer with groceries, three junior box retailers,
four restaurant pad sites, and six retail buildings providing for retail/service multi-tenant buildings.4.The day-lighting of Shingle Creek and enhancements to on-site storm water management,
landscaping and lighting. BACKGROUND INFORMATIONOn March 8, 1999, the City Council accepted the Planning Commission recommendation and adopted Resolution No. 99-37 which approved the
Planned Unit Development/Rezoning application to change the zoning of the Brookdale Mall properties from C-2 (Commerce) District to PUD/C-2. The PUD development plans provided for
the expansion, redevelopment and rejuvenation of Brookdale Center and included the following components:The reconfiguration of the west end of the mall to include an 89,650 sq. ft.
second floor to include a 20 screen, 4,252 seat movie theater; a 13, 200 sq. ft. addition to the north entrance to the mall for two restaurant sites and a new food court; 13,000 sq.
ft. addition for general retail use and revised entry way along the southerly side of the complex; a 4,650 sq. ft. freestanding Applebee’s restaurant; and conceptual approval for three
other buildings shown on the plan as buildings No. 3 (west of the Northway entrance onto Bass Lake Road) and 4 and 5 ( adjacent to the eastern entrance service road), subject to review
and approval in the form of a PUD amendment by the Planning Commission and City Council.The Applebee’s restaurant and most of the interior improvements were completed by Brookdale Center,
with the exception of the second story theater. Attached for your reference is a copy of the site plan and resolution which included the following PUD adjustments to the development
standards:Allowed a 5 ft. rather than 15 ft. green strip at certain locations with a 3 to 3 ½ ft. decorative masonry wall.Allowed 4.5 parking spaces per 1,000 sq. ft. of gross leasable
area.Allowed 60 ft. wide parking dimensions for standard 90 degrees parking and aisle width.Allowed two freestanding signs up to 320 sq. ft. in area along Hwy 100.Allowed an increase
of 15 percent to 20 percent restaurant use without requiring additional parking. On July 26, 2004 the City Council accepted the Planning Commission recommendation on a PUD amendment
for a 4,195 sq.ft. Dairy Queen Grill and Chill restaurant on the site referenced as Building 3 (west of the Northway entrance onto Bass Lake Road. That proposed development did not
proceed and site remained an overflow parking area.On August 27, 2007, the City Council accepted the Planning Commission recommendation and adopted Resolution No. 2007- 112, which approved
an amendment to the PUD involving the demolition of the former Mervyn’s (Donaldson’s) Department Store to facilitate the construction of a 184,600 sq.ft. Wal-Mart Super Center. The proposal
involved the creation of a 16. acre lot and involved the closure of the Northway intersection ( Mall entrance). The proposed development was legally challenged by Sears under the
terms and conditions of the Master Operating Agreement for the Brookdale Center and subsequently the application was withdrawn.
In 2008-09, the Brookdale Mall properties were turned back to the lender, formal foreclosure proceedings occurred, the General Operations Agreement for the Mall expired, and the new
property owner, Capmark Financial retained a commercial real estate company to market the property. In 2010, Gatlin Development Company acquired the Macy’s Site (former Dayton’s lot)
and entered into agreements with Capmark Financial to acquire the balance of the Mall, excluding the Sear’s and Midias lots.
Zoning:
The property is zoned PUD/C2 and is within the Central Commerce Overlay District.
Comprehensive Plan.
The Mall properties are identified as Retail Business with the Central Commerce Overlay District identified as a multi use area that could support future opportunities for housing,
office/service, retail business, and public & Semi Public uses. PUD Provisions of the OrdinanceThe following identifies the sections of the PUD provisions of the Zoning Ordinance related
to commercial developments and highlights the relative information that will be considered with the proposed amendment to the Brookdale PUD/Shingle Creek Crossing Development plans.The
purpose of the Planned Unit Development (PUD) district is to promote flexibility in land development and redevelopment, preserve aesthetically significant and environmentally sensitive
site features, conserve energy and ensure a high quality of design.
The regulations governing uses and structures in PUDs shall be the same as those governing the underlying zoning district subject to the following:
1.Regulations may be modified expressly by conditions imposed by the Council at the time of rezoning to PUD.
2.Regulations are modified by implication only to the extent necessary to comply with the development plan of the PUD.
The Resolution establishing this PUD modified the following regulations for this PUD:Allowed a 5 ft. rather than 15 ft. green strip at certain locations with a 3 to 3 ½ ft. decorative
masonry wall.Allowed 4.5 parking spaces per 1,000 sq. ft. of gross leasable area.Allowed 60 ft. wide parking dimensions for standard 90 degrees parking and aisle width.Allowed two freestanding
signs up to 320 sq. ft. in area along Hwy 100.Allowed an increase of 15 percent to 20 percent restaurant use without requiring additional parking.
The PUD development standards recognize thethe uniqueness of each PUD requires that specifications and standards for streets, utilities, public facilities and the approval of land subdivision
may be subject to modifications from the City ordinances generally governing them. The City Council may, therefore, approve streets, utilities, public facilities and land subdivisions
which are not in compliance with usual specifications or ordinance requirements where it is found that such are not required in the interests of the residents or of the City, except
that these subdivisions and plans must be in conformance with all watershed, state, and federal storm water, erosion control, and wetlands requirements.
The implementation of a PUD is controlled by the City Council approved development plan. This development plan provides the framework of a Planned Unit Development and includes the following
components:
1.Street and utility locations and sizes;2.A drainage plan, including location and size of pipes and water storage areas;
3.A grading plan, including temporary and permanent erosion control provisions;
4.A landscape plan;
5.A lighting plan;
6.A plan for timing and phasing of the development;
7.Covenants or other restrictions proposed for the regulation of the development;
8.A site plan showing the location of all structures and parking areas;
9.Building renderings or elevation drawings of all sides of all buildings to be constructed in at least the first phase of development; and10.Proposed underlying zoning classification
or classifications.
Such information may be in a preliminary form, but shall be sufficiently complete and accurate to allow an evaluation of the development by the City.
The following information has been provided by the applicant and evaluated in review of this request a PUD amendment:
.
The guidelines provided in Section 35-208 of the PUD provisions provide that the City Council shall base its actions on the rezoning upon the following criteria:
Compatibility of the plan with the standards, purposes and intent of this section;
Consistency of the plan with the goals and policies of the Comprehensive Plan;
The impact of the plan on the neighborhood in which it is to be located; and
The adequacy of internal site organization, uses, densities, circulation, parking facilities, public facilities, recreational areas, open spaces, and buffering and landscaping.
The findings and the special conditions of approval for the general development planwill be included in both Planning Commission and City Council resolutions. In addition, the City Council
may attach such other conditions to its approval as it may determine to be necessary to better accomplish the purposes of the PUD district.
Prior to construction on any site zoned PUD, the developer shall seek plan approval pursuant to Section 35-230 of this ordinance. In addition to the information specifically required
by Section 35-230, the developer shall submit such information as may be deemed necessary or convenient by the City to review the consistency of the proposed development with the approved
development plan.The plan submitted for approval pursuant to Section 35-230 shall be in substantial compliance with the approved development plan. Substantial compliance shall mean
that buildings, parking areas and roads are in essentially the same location as previously approved; the number of dwelling units, if any, has not increased or decreased by more than
5 percent; the floor area of nonresidential areas has not been increased or decreased by more than 5 percent; no building has been increased in the number of floors; open space has not
been decreased or altered from its original design or use, and lot coverage of any individual building has not been increased or decreased by more than 10 percent.
e.Prior to construction on any site zoned PUD, the developer shall execute a development agreement in a form satisfactory to the City.
The City has used the recording of a Declaration of Covenants and Restrictions, which includes the Council approval resolution, the general development plan, and when available, the
site plan drawings and exhibits, as the PUD development agreement.
f.Applicants may combine development plan approval with the plan approval required by Section 35-230 by submitting all information required for both simultaneously.
This application is being processed in the following manner:1st – PUD – general development plan2nd – Preliminary Plat3rd – Site Plan review
g.After approval of the development plan and the plan approval required by Section 35-230, nothing shall be constructed on the site and no building permits shall be issued except in
conformity with the approved plans.
h.If within 12 months following approval by the City Council of the development plan, no building permits have been obtained or, if within 12 months after the issuance of building permits
no construction has commenced on the area approved for the PUD district, the City Council may initiate rezoning of the property.Any major amendment to the development plan may be approved
by the City Council following the same notice and hearing procedures specified in this section. An amendment shall be considered major if it involves any change greater than that permitted
by Subdivision 5d of this section. Changes which are determined by the City Council to be minor may be made if approved by the Planning Commission after such notice and hearing as may
be deemed appropriate by the Planning Commission.
The removal of 750,000 sq. ft. of the mall and replacement with approximately 370,000 sq. ft. of a multiple building/open air community shopping center is a major plan amendment to the
1999 PUD.
Item No. 5 b. – Review of the PUD amendment application and discussion on scheduling the preliminary plat and 1st phase site plan review.
I would like to discuss the attached schedule with the Planning Commission, which includes a second Planning Commission meeting in December (December 16, 2010) to hold a public hearing
for the Preliminary Plat and approve a resolution forwarding your recommendations on the PUD to the City Council for their January 10, 2011 meeting.
The review of the site plans for first phase development would occur on January 13, 2011 after the City Council’s acceptance of the PUD and Preliminary Plat. Application Filed on 7-19-07City
Council Action Should BeTaken By 9-17-07 (60 Days)Planning Commission Information SheetApplication No.2007-015Applicant: Brookdale CenterLocation: Brookdale CenterRequest: Planned
Unit Development AmendmentThe applicant, Brookdale Center, is seeking a Planned Unit Development Amendment to allow for the construction of an approximate 184,600 sq. ft. Wal-Mart Supercenter
along the north side of the Brookdale Shopping Center. The plan would involve the demolition of the existing vacant two story retail building that formerly housed the Mervyn’s Department
Store. The Wal-Mart building would be constructed in this location and to the north and would be attached to the existing Brookdale Center having an interior access from the store to
the mall. Additional vacant retail space westerly of the north mall entrance would also be demolished to accommodate the new development. Exterior access to the new Wal-Mart would
also be provided at the east end of the store. The property in question, Brookdale Center, is zoned PUD/C-2 (Planned Unit Development/Commerce) and is bounded on the north by County
Road 10; on the east and southeast by T.H. 100; and on the west and southwest by Xerxes Avenue North.It is the applicant’s plan to create a new 621,485 sq. ft. (14.27 acres) parcel of
land for the Wal-Mart site. They propose new combinations and divisions of existing land parcels at Brookdale under Planning Commission Application No. 2007-014 for Preliminary Plat
approval which is a companion application to this application.A Planned Unit Development Rezoning from C-2 (Commerce) to PUD/C-2 and development plan approval for the expansion, redevelopment
and rejuvenation of Brookdale Center was approved by the City Council under Resolution No. 99-37 on March 8, 1999. Attached is a copy of the resolution containing the various findings
and conditions of approval for that proposal (Planning Commission Application No. 99001). That plan included reconfiguration of the west end of the mall to include an 89,650 sq. ft.
second floor to include a 20 screen, 4,252 seat movie theater; a 13, 200 sq. ft. addition to the north entrance to the mall for two restaurant sites and a new food court; 13,000 sq.
ft. addition for general retail use and revised entry way along the southerly side of the complex; a 4,650 sq. ft. freestanding Applebee’s restaurant and conceptual approval for three
other buildings shown on the plan as buildings No. 3, 4 and 5 subject to review and approval in the form of a PUD amendment by the Planning Commission and City Council. Most of these
improvements were completed by Brookdale Center except for the second story theater. Also, a PUD amendment was approved by the City Council on July 26, 2004 (Council Resolution No.
2004-97) for a 4,195 sq. ft. Dairy Queen Grill and Chill on the building No. 2 site. This proposal was never built and the site remains undeveloped and will now be incorporated into
the Wal-Mart site. The current request is, therefore, an amendment to the original PUD approval. As the Commission is aware, the PUD process involves a rezoning of land to the PUD
designation followed by an Alpha Numeric designation of the underlying zoning district. This underlying zoning district provides the regulations governing uses and structures within
the Planned Unit Development. The rules and regulations governing that district (in this case C-2) would apply to the development proposal unless the City were to determine that another
standard or use would be appropriate given mitigating circumstances that are offset by the plans submitted by the developer. One of the purposes of the PUD district is to give the City
Council the needed flexibility in addressing development and redevelopment problems. Regulations governing uses and structures may be modified by conditions ultimately imposed by the
City Council on the development plans. The PUD process involves a rezoning of land and, therefore, is subject to meeting the City’s rezoning evaluation policy and review guidelines
that are contained in Section 35-208 of the City’s Zoning Ordinance. Also, proposals must be consistent with Section 35-355 of the City’s Zoning Ordinance, which addresses Planned Unit
Developments. Attached for the Commission’s review are copies of Section 35-208 and 35-355 of the City’s Zoning Ordinance for review. As mentioned previously, the City Council adopted
a resolution approving the overall PUD for Brookdale Center. That resolution (City Council Resolution No. 99-37) contains the various findings and considerations necessary for approving
the PUD. These findings and considerations were made given the applicant’s use at that time and this amendment is to acknowledge the building details and locations of an amended proposal
within the PUD zoning district. It is not necessary for the Planning Commission and City Council to reapprove the original Planned Unit Development Amendment, however, approval of this
Planned Unit Development Amendment should acknowledge compatibility with the policy and review guidelines of the previously mentioned Section 35-208 and also the provisions of Section
35-355 of the Zoning Ordinance. It is believed that the proposed amendment submitted by the applicant in this case is in keeping with the findings and considerations associated with
the original approval. This proposed amendment can be considered consistent and compatible with surrounding land uses in this area. The amended development plan being submitted will,
like the original approval, be consistent with the modifications to the ordinance that were allowed at that time. No other modifications from the underlying zoning requirements are
being sought by the applicant with this Planned Unit Development Amendment. Of note is that the applicant is no longer seeking to deviate
from the 15 ft. green strip requirement along the County Road 10 right of way and will be providing sufficient green strip to meet this underlying zoning requirement. It is believed
that the proposed use of the property will be consistent and compatible with the immediate area surrounding the property as well as uses in the general vicinity and will be consistent
with the Planned Unit Development Amendment approval granted under Resolution No. 99-37.Attached for the Commission’s review is a copy of the original Brookdale PUD site plan from 1999.
SITE AND BUILDING PLAN PROPOSALAs mentioned, the proposed Wal-Mart will be approximately 184,600 sq. ft. and be located and attached to the north side of the existing Brookdale Mall
where the former Mervyn’s Department Store is to be demolished. Two future building sites at the easterly end of the center will continue to be comprehended for future development through
the PUD amendment process. ACCESS/PARKINGAccess to Brookdale Center is proposed to be changed. The Northway Drive access to Brookdale at County Road 10 would be closed. A median break
in County Road 10 serving Northway Drive would continue as would the traffic signal and pedestrian crossings at this location. The left turn lane for west bound County Road 10 would
have to be removed. The applicant is requesting the right of way provided for access to Brookdale be vacated and incorporated in to the Brookdale site. This will be considered during
the platting process. The City is seeking the dedication of additional right of way at the Shingle Creek Parkway/County Road 10 access to Brookdale to accommodate revisions to this
area. Access within Brookdale will be modified as well in the area of the Kohl’s access to better define and delineate access to Brookdale within the parking lot area. Concrete delineation
with defined turn lanes will be provided between the two future building sites along the easterly portion of the perimeter road. The perimeter road will be modified through the to be
vacated portion of the closed Northway Drive entrance. The balance of the perimeter road will remain in its current location other than where modifications are made on the east end.
Parking will be revised to the east of the proposed Wal-Mart building including within the Wal-Mart property itself. Concrete delineation and parking protectors serving as landscape
islands will also be provided. Parking will be provided on the basis of 4.5 parking spaces per 1,000 sq. ft. of gross leasable area as was established for Brookdale at the time the
original Planned Unit Development was approved in 1999. Parking required for Brookdale, based on a total of 1,120,810 sq. ft. of gross leasable space as indicated on the site plan –
parking layout, is 5,044 parking spaces. There are to be provided 5,137 parking spaces given the parking plan that is to be implemented, a slight surplus given the established parking
formula for Brookdale. It should be noted that Brookdale showed the ability to provide 5,700 parking spaces as part of the 1999 PUD. The executed PUD agreement dated December 9, 1999
acknowledges this ability and states that in the event it is determined by the City Council that the existing parking is not adequate, the owners of the properties shall redesign and
reconfigure parking areas and construct such additional parking facilities as are necessary to provide 5,700 parking spaces on the subject properties. This provision will continue with
this amendment as well.Green strips exceeding 15 ft. along the County Road 10 right of way will be provided in contrast to what was originally proposed with the 1999 expansion. We are
recommending wrought iron fencing and masonry piers as has been used throughout the city in other projects to in this case help control pedestrian traffic along County Road 10 and to
channel it to crosswalks and pedestrian accesses to and through the Wal-Mart site.A traffic impact study for the expansion of Brookdale dated July 22, 2007 was prepared by Spack Consulting
and is attached for the Commission’s review (narrative portion only). The study was for the purpose of determining how public streets around Brookdale operate currently and will operate
with the addition of traffic with the development; the impacts of closing the southern leg of the County Road 10/Northway Drive intersection; the operation of the Brookdale interior
ring road; and possible improvements. Their conclusions are that the public streets/intersections will operate at an acceptable level of service during the PM peak hour with the expansion;
site alterations will not negatively impact the County Road 10/Shingle Creek Parkway, Xerxes/56th Avenue and Xerxes/55th Avenue intersections that serve as access points to Brookdale;
no mitigation measures are necessary to accommodate the traffic changes that will occur with the expansion other than possible signal timing at intersections particularly at the altered
County Road 10/Northway Drive intersection. Physical alterations at the County Road 10/Northway Drive intersection will need to be accomplished to convert this to a true T intersection
with the closing of the south leg. This will involve eliminating appropriate turn and through lanes. GRADING/DRAINAGE/UTIILITIESThe applicant has provided grading, drainage and utility
plans that are being reviewed by the Director of Public Works/City Engineer. His written comments are attached for the Commission’s review and consideration in his memo dated 8/13/07.Sanitary
sewer, storm sewer and water main, along with a gas line currently exist in the parking lot north of the vacant former Mervyn’s building will have to be relocated to avoid being beneath
the proposed Wal-Mart Supercenter . Their plan is to relocate these utilities around the perimeter of the new building. Sanitary sewer and water connections to the new building will
be along the west side. Parking lot improvements for the Wal-Mart site are planned to the east of the building. As mentioned previously, modifications to the perimeter road with a
new intersection near the Shingle Creek Parkway/County Road 10 entrance are also planned at the perimeter road intersection with the access to Kohl’s and Boulevard’s Bar and Grill to
be redone as well. This intersection will be shifted to the south slightly and connect to the perimeter road between the two future building pad sites in this location. It will allow
for the two legs of this intersection to line up directly across from one another. A new parking configuration is planned and concrete curb and gutter deliberators and channelization
will be provided along with landscape island areas. Erosion control will need to be provided during construction and an appropriate erosion control plan will need to be submitted for
the City Engineer’s approval. For the most part, the site will be served by existing, private utilities, on the Brookdale site which are connected to existing public facilities. A
regional ponding facility was developed at the time Brookdale was expanded in 1999-2000. No ponding areas are proposed with this development and it must be verified that the existing
regional pond will be sufficient. The applicant must obtain approval of a Storm Water Management Plan and Erosion Control Plan from the Shingle Creek Watershed Management Commission
prior to site construction. The applicant is to submit the application materials to the City Engineering Department which will in turn be forwarded to the Watershed Commission.The Director
of Public Works makes a good point in his memo about transient overnight parking and overnight RV parking at the Wal-Mart site. Apparently this activity is allowed by Wal-Mart at some
of their sites. He notes that there is a lack of sanitary sewer and other facilities within the Brookdale Mall site and this should be prohibited. This is a zoning concern as well
in that a recreational vehicle park is not comprehended by the Zoning Ordinance in this area and such activity should be prohibited as part of any PUD approval.LANDSCAPINGThe applicant
has submitted a landscape plan in response to the landscape point system utilized by the Planning Commission for evaluating such plans. Landscaping was provided at the time Brookdale
was expanded and redeveloped and the landscaping proposed now is related to the Wal-Mart expansion. The Wal-Mart site is 14.27 acres in area and is required to have 840 lanscape points.
The applicant proposes to provide 840 landscape points by preserving some existing deciduous and coniferous trees and to provide additional landscaping meeting the point system requirement.
The proposal is to provide landscaping along the County Road 10 green strip, along the north side of the Wal-Mart building and in landscape island areas in the parking lot. Thirty
six new shade trees to include Swamp White Oak, Autumn Blaze Maple and Redmond Linden are proposed, seven of which would be located in the County Road 10 green strip and the balance
in landscape islands within the parking lot and along the north side of the building. Thirty two coniferous trees such as Black Hills Spruce and Swiss Stone Pine are proposed to be
intermixed with existing coniferous trees on the site. Fifty-two decorative trees including Red Jewel Crab Apple and Spring Snow Crab Apple are interspersed with the larger shade and
coniferous trees throughout the site. Four hundred twenty shrubs are proposed including Buffalo Juniper, Crisp Leaf Spirea, and Neon Flash Spirea are proposed within the landscape island
areas. The landscape plan appears to be in order and can be considered acceptable for this development, meeting the 840 points for this size parcel. BUILDINGThe applicant has submitted
building elevations for the proposed Wal-Mart Supercenter. Building materials include brick veneer in two colors, cultured stone, masterblock structural, integral colored split face
CMU and EIFS uniformly around the sides of the building. An outdoor garden center with masonry piers and wrought iron screening is included. Two main entrance points to the exterior
are provided along the front elevation with spandrel glass and standing seam metal roof. It should be noted that roof top and on ground mechanical equipment must be screened from view.
Parapet walls, if high enough, can be used for screening of roof top mechanical equipment. Although not part of the approval process, it should also be noted that wall signs may not
project above the roof line of the building. A restricted use loading area at the southeast corner of the building is proposed to remain in an area that was shielded by vacant store
area that is proposed to be demolished. The detail of this area shows a concrete masonry unit screen wall to screen this area. The loading area to the west of the building where a
six bay receiving dock is to be located, should also have a concrete masonry unit screen wall high enough to screen vehicles and trailers in this area. Additional screening may be in
order to the northwest of the truck turn around area for screening purposes. This screening device should be high enough to screen the loading area from view as well.It is recommended
that the Planning Commission closely review this as to the appropriateness of the screening. All outside trash container areas including compactors and recycling areas should also be
screening from view. As mentioned previously, there will be an interior mall access to the Wal-Mart Supercenter where it is attached with Brookdale Mall. In discussions with the architect
he has indicated that they are considering relocating the food center and the general merchandise area by flip flopping the arrangement. This would mean that the building elevations
would not accurately depict the location of the food center, general merchandise area and garden center, which I assume would be located at opposite ends. This does not significantly
alter the plan nor affect circulation, parking or other matters. Obviously, these plans would have to accurately reflect the layout prior to the issuance of building permits. It should
be noted that the site plan calls for two cart storage areas that appear to be within the vestibules leading to the food and general merchandise areas. Any outside storage of carts
other than temporarily at parking lot corral areas, would have to be screened from view. Clarification of this point should be sought by the Planning Commission as well. LIGHTINGNo
lighting plan has been submitted at this time. It is anticipated that lighting fixtures and foot candles would be comparable to the exiting lighting within the Brookdale Center. Our
concern is that lighting be directed down on the site and not create glare offsite. Section 35-712 of the City Ordinances requires that all exterior lighting be required with lenses,
reflectors or shades so as to concentrate illumination on the property. Illumination is not permitted in intensity level greater than 10 foot candles measured at property lines abutting
street right of way or non-residential property. No glare is allowed to emanate from or be visible beyond the boundaries of the illuminated premises. It is not anticipated that lighting
should be a problem with respect to this plan. The applicant should, however, provide an appropriate lighting plan for review prior to the issuance of building permits for this project.
The lighting plan should provide foot candles and an indication of proposed lighting fixtures.PROCEDUREAs pointed out previously, this proposal is an amendment to the Planned Unit Development
approval granted for the expansion, redevelopment and rejuvenation of the Brookdale Shopping Center, which was approved by the City Council on March 8, 1999 through Planning Commission
Resolution No. 99-37. As a Planned Unit Development, this proposal is required to follow the procedures required for the original Planned Unit Development. This requires a public
hearing, which has been scheduled. Notices of the Planning Commission’s consideration have been sent to surrounding property owners and a notice has also been published in the Brooklyn
Center Sun/Post.All in all, we believe the plan is in order and consistent with the original Brookdale development approval and, therefore, we would recommend approval of the amendment.
Approval of this application should acknowledge the findings, considerations and conditions that are comparable to those made in the previous City Council resolution. A draft Planning
Commission resolution is offered for this Commission’s consideration. This resolution outlines the Commission’s consideration of this matter and also recommended considerations and
conditions for approval