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HomeMy WebLinkAbout2003-019 - 2000 Freeway Blvd FULL PACKETcS� r � 1 m � C 'C d 0 J N d .(D co ❑ Q t m CL O q& O c CL to m �a C� d J -1I y VN .l r01 O a U d (M O 0 O O 0 Z U U Q d L O c-o ° c•Q Y o.=_��� � � 0 .e y ca 4- p •C of y O _O U v i 4- d C _ �O+O� v •Q o � c 41 y ,. •v ai CLCL Q oEca)o N y ca O p> >. �- •c (ts,0 'aQc=� c a v Q O U ` y•O,C •a ? c. 0 mdxya�i .0 L m y 0 O C J .0 C EmU3 y L C) c C °(a r'�a CL ca o a� CL CL ayi 'o tm co a Cr LO 's: G1 M C d C N '= G O cn v vN w 0)3 3 CL CL 0 L CL r� ` W �� 0 Q ` ❑ Z w 0 U w cc Z 0 C� G O �n U C9 r Z Z Z J a c 0 a d d c ❑ _o U �= U C O � o: `r- d G 0 4a Q ° o � Q v- C ' •3, o ' o , d , , c0 E L � , O N t � U , C, o , co -c , , , y c � c , y U d 01 0 , , •C ' o y +: ' o > o e. Q Application Filed on 10-02-03 City Council Action Should Be Taken By 12-01-03 (60 Days) Planning Commission Information Sheet Application No. 2003-019 Applicant: DLR Group Location: Northwest Corner of Freeway Boulevard and Shingle Creek Parkway Request: Planned Unit Development Amendment The applicant, Matthew Johnson on behalf of DLR Group, is seeking an amendment to the Planned Unit Development approval for this area to build an approximate 27,000 sq. ft. office/industrial building for Global Industries on a 2.3 acre parcel of land legally described as Tract B, RLS 1690, located at the northwest quadrant of Freeway Boulevard and Shingle Creek Parkway. The property is zoned PUD/I-1 (Planned Unit Development/Industrial Park) and is bounded on the north by Parkway Circle, a private access roadway serving various developments to the north and west of this site; on the east by Shingle Creek Parkway with an industrial building on the opposite side of the street; on the south by Freeway Boulevard, with C-2 zoned property containing Chi Chi's Restaurant on the opposite side of the street; and on the west by the AmericInn Hotel. This site is the same site for which the City Council approved a PUD rezoning and development plan for a Country Harvest Buffet Restaurant (which was never built) under Planning Commission Application No. 94014 on November 28, 1994. This site, with the Country Harvest Buffet development plan, was also acknowledged in a City initiated PUD/I-1 rezoning of a larger area including this property and surrounding property under Planning Commission Application No. 95009 which was approved by the City Council on July 10, 1995. On November 25, 1996, the City Council approved Planning Commission Application No. 96020 which was a request for a Planned Unit Development amendment for a four story Americhm on the westerly portion of a 4.12 acre parcel which contained the site currently under consideration. This 4.12 acre site was later replatted to create two tracts, one for the Americlnn (Tract A, RLS 1690), the other a site for future development (Tract B, RLS 1690) containing a storm water management basin serving the immediate area. A condition of the approval of the PUD under Application No 96020 was that the area for future development was subject to an amendment to the Planned Unit Development and that the City would not allow this area to be developed as a fast food/convenience food restaurant or a gasoline service station. The applicant's proposal for the 27,000 Global Industries office/industrial building is the amendment being sought to finalize development in this PUD. Global is a wholesale furniture distribution operation with a showroom and office component. 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 10-30-03 Page 1 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 I-1) 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 of 35-208 and 35- 355 of the City's Zoning Ordinance. The rezoning of the property to the Planned Unit Development designation was accomplished with the November 27, 1994 approval for the Country Harvest Buffet Restaurant and the July 10, 1995 Planned Unit Development approval that accommodated appropriate common parking areas for the properties located in this general area. The approval of the AmericInn development was an amendment to the previously approved PUD proposals. The applicant in this case is not seeking any modifications in terms of the rules governing uses and structures in the underlying I-1 zoning district. The proposed office/industrial building for a wholesale furniture operation is considered a permitted use in the I-1 zoning district. As will be shown in the subsequent review of the development plan, no requests for modifications for such things as building setbacks, parking requirements, landscape and other standard requirements for developments are being sought by the applicant in this case. Findings as to the appropriateness of such a development consistent with the I-1 underlying zoning designation have been made generally for the parcel of land under consideration. Approval of the development plan, however, should acknowledge compatibility with the Policy and Review Guidelines of Section 35-208 and the provisions of Section 35-355 of the Zoning Ordinance. The applicant has submitted written comments as to how they believe their proposal meets the guidelines established in Section 35-208. This letter is attached for the Commission's review. The applicant indicates that he believes the proposed project can be considered a public benefit by bringing a positive exposure of an international company to the City of Brooklyn Center. He adds that the proposal is compatible with surrounding land use classifications and that the development is financially sound and will provide greater employment diversity to the community. The development plan will bear fully the ordinance development restrictions for this particular zoning district and comply with the applicable regulations. The staff believes that the proposed use of the property will be, as shown later in the report, consistent and compatible with the immediate area surrounding the property as well as those in the general vicinity. The proposal appears to be a good use of the property in the context of 10-30-03 Page 2 overall development in this area and will be a good long range use and can be considered to be in the best interests of the community. The proposal, calls for an approximate 27,000 sq. ft. office/industrial building for Global Industries which is a wholesale furniture distribution use. The building will contain a showroom and office component but will be primarily a warehousing and storage facility. The building will be located in the approximate center of the 2.3 acre site immediately east of the Americlnn. The building has a curved footprint following the contour of Shingle Creek Parkway by maintaining at least a 50 ft. building setback from the street right of way line. Access to the property is gained via shared accesses along Freeway Boulevard and Parkway Circle. The shared accesses are with the Americlnn and were established at the time that development was approved. No direct access from Shingle Creek Parkway will be granted to this site. The access from Freeway Boulevard will require vehicles to enter the Americlnn site before accessing the Global Industry property. The access to the north is divided by the property line separating the two sites. Appropriate cross access and parking agreements were established with the development of the Americlnn, however, the developer should assure that these documents have been properly filed. Parking for the proposed building will be on the north and west sides. Parking calculations indicate 6,747 sq. ft. of office space and 20,091 sq. ft. of industrial space. At one parking space per 200 sq. ft. of gross floor area of office, 34 parking spaces are required; at one space per 800 sq. ft. of gross floor area for the industrial/warehouse component, 25 parking spaces are required for a total of 59 spaces. A loading area will be provided at the northwest corner of the site where four loading docks are proposed. It is recommended that a masonry wall be extended along the north side of the loading area to screen this area from abutting uses to the north. The applicant has provided grading, drainage and utility plans which have been reviewed by the Director of Public Works/City Engineer. The Commission's attention is directed to his October 6, 2003 memorandum regarding his review of the plans. He notes that based on the survey data submitted, it appears that the majority of an existing water main was constructed outside of an existing utility easement. The water main will be relocated within the easement as proposed by the development plans. He indicates also that storm water run off from this site, the Americlnn and the Minnesota State High School League offices currently flows to an existing storm water management basin located at the southeast corner of the site. This basin was originally planned during preparation of storm water management feasibility for this Shingle Creek Business Center in 1986. He makes comments as to the fact that the applicant will need to revise plans to show the existing 27 inch diameter storm sewer extending across the southern portion of the site; field 10-30-03 Page 3 locate the existing catch basin structure near the westerly property line, verify structural condition and replace casting as necessary; revise the drainage plan to show the invert, pipe size, pipe grade and material of the existing outlet pipe for the detention basin; install rip rap material at the inlet and outlet pipes of the detention basin; provide an earthwork calculation showing that the proposed grading within the drainage easement will not result in a net decrease in the storage capacity of the storm water detention facility; and provide storm water drainage calculations to the Engineering Department for review. He also notes that an erosion control plan shall be developed for the proposed site work; an NPDES construction site erosion control permit must be obtained from the Minnesota Pollution Control Agency; and the grading plan shall be revised to show side slopes along the detention facility at a maximum of 1 to 4 or flatter. The applicant has submitted a landscape plan in response to the landscape point system used to evaluate such plans. They have not provided particular species of landscaping but rather provided points based on shade trees, coniferous trees, and decorative trees. We assume there will be a variety of each of the types of trees provided. Their plan is to provide nine shade trees, primarily along the Shingle Creek green strip and Freeway Boulevard green strip. Thirteen coniferous trees will be interspersed amongst the shade trees in these same areas. Twenty decorative trees are proposed with 17 being located along the west side of the building and three at the northeast corner of the site. The amount of landscape points proposed for the property is 198, which is what is required for an office/industrial use with over 25 percent office in the industrial zone. The point system they have used is based on 2.25 acres, however, the topographical survey submitted with the plans indicates that the total acreage for this site is 2.3030 acres. This would require a slight increase in the number of points required to 201. There should not be a problem adjusting the landscape plan to rectify this inconsistency. BT fl DINCT The building elevations show two options for the exterior building treatment. Both options show two types of masonry finish and metal wall panels. In Option One there would be a smooth masonry finish with a half inch recess finish. Option Two has a raked finish and a broomed finish. The various finishes provide different looks to the building, both of which appear to be attractive. Hopefully a decision can be made as to which exterior treatment the applicant proposes to provide. The applicant has submitted a lighting plan indicating the locations for various exterior lighting. Seven light poles will be installed to service the area, five of which will be basically along the property line separating the AmericInn with this site. Two will be located in the north parking lot. Also, building mounted lights will be provided around the exterior of the building. The type of fixture for the parking lot lights is not shown but should be a cut off type, which will direct light downward on the site and should not create glare. The lighting plan indicates the foot candles at various locations which are consistent with the ordinance requirements. 10-30-03 Page 4 The site plan does not indicate a trash enclosure area, and it is my understanding that trash will be located within the loading dock area inside the building. As pointed out previously, this proposal is an amendment to the Planned Unit Development proposal for this area. As such, it is required to follow the procedures contained in Section 35- 355 regarding Planned Unit Developments. This requires a public hearing which has been scheduled. Notices have been sent and a notice has been published in the Brooklyn Center Sun/Post. Normally with rezonings or Planned Unit Developments, the affected Neighborhood Advisory Group is contacted to seek review and comment. The Planning Commission itself serves as the Advisory Group for development proposals within the industrial park area. Therefore, no notices beyond that required for the public hearing have been sent. All in all, we believe the plans to be in order and, therefore, would recommend approval of the amendment for the development of the Global Industries office/industrial building. Approval of this application should acknowledge findings, considerations and conditions that are comparable to those made in previous City Council resolutions. A draft Planning Commission resolution is offered for the Commission's consideration. This resolution outlines the Commission's consideration of this matter and also recommended considerations and conditions for approval. 10-30-03 Page 5 .�,��•,w.ar���a � � 1N3Wd013A30 NJIS34 HIHON ]VO010 Ndld 3003 W NOIlViN3i6'dO " dnojD NIC] z4 0 g a 1 o z w a 1 W I Y w W J -- ON W n 1 L _ I iN3wdol3n3a NINON lV90�J dC101D NjQ NJISA4 V VA8V - Nv]d �JOOI� b' 6b' co 0 a 00 z a 0 z w c� w � _ Iul 1 T1 ' III TTT 1 111 III, _ — 111 q 1 .,_ r -_ --� 1. .__.._I_._j._. .._. 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This letter is being written in response to the guidelines establishes in Section 35-208, "Rezoning Evaluation Policy and Review Guidelines". A. This proposed project does serve as a public benefit due to the fact that the project is being developed by an International Company and will bring further positive exposure to the City of Brooklyn Center. In addition, of all of the projects that have been proposed for this site, this project is one of the few that has not been a restaurant of gas station. B. The existing zoning and Planned Unit Development is compatible with the surrounding land use classification. The project consists of approximately 6,000 SF of office space and 21,000 SF of warehouse space with four truck docks and a drive-in dock. None of the truck trailers will be parked overnight. C. The current zoning or PUD districting has not impeded the project. The only issue at large is the cost of soil amendments to bring the building pad up to acceptable building code driven standards. The current zoning/PUD has provided a financial environment that will help make this project feasible. D. We are currently unaware of any substantial physical or zoning classification changes in the area since the property was zoned as a PUD. E. The current PUD zoning will allow Global to develop the site with an industry that is financially sound and provide greater employment diversity to the community, beyond just restaurant and service stations. F. The project will respond to all ordinance driven restrictions such as, but not limited to, the screening of roof top mechanical equipment so they can not be seen from the ground, signage will conform to current ordinances, building materials are precast, window curtain wall and metal wall panels of colors that will blend with the surrounding buildings, landscaping will include a sprinkler system and trees, building setbacks to help create a landscape buffer, and 59 additional parking stalls will be provided that will also meet the current ordinances. This project will have no problem responding to any of the other published ordinances that are in place. G. This project is perfectly suited to the current PUD zoning that is in place for this site. H. This amendment to the current PUD zoning is in the best interests of the community due to the fact that it is occurring within a current PUD and is able to respond to many of the Minneapolis Chicago Colorado Springs Des Moines Farmington Honolulu Kansas City Milwaukee Omaha Orlando Overland Park Philadelphia Phoenix Portland Sacramento Seattle Tampa Ronald Warren September 30, 2003 Page 2 purposes of a PUD such as development of a currently empty site, a building that will blend with the surrounds as well as have its own architectural identity and bring further character to the neighborhood, the existing retention pond will be improved for better water retention and sedimentation of storm water drainage. These are many of the goals that a PUD is founded on. This project does demonstrate rnerit beyond the interest of the current owner due to the fact that the building and site are being developed to maintain good visibility of the adjacent hotel from the intersection of shingle creek and freeway blvd (a responsive neighbor). The retention pond is being cleaned up, de -brushed, and the storm water inlets are being improved for better storm water management, trees and landscaping are being incorporated to further enhance the site from the adjacent roadway as well as create a more pleasant curb appeal. In Addition, the external design of the building is sensitive to the large box image, which is often projected by a warehouse, by developing the articulation of the facade to reduce the visual scale as well as create a playful, yet subtle, mosaic image. We are excited about this project and the opportunities that the City of Brooklyn Center has made possible to date. This site will provide Global with easy access to the surrounding metropolitan area and the clients it serves, as well as providing the City with more economic diversity. If we can clarify any other outstanding issues please do not hesitate to contact me. Sincerely, DLR Group Matthew C, Principal in CC: Jon Soll ( Global; fax, 856.996.5684) DLR Group Minneapolis, Minnesota tel 952/941-8950 fax 952/941-7965 MEMORANDUM DATE: October 6, 2003 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works 10 SUBJECT: Global North — 2050 Freeway Blvd Planning Commission Application 2003-019 XN yo!KLYN TIR The Public Works Department reviewed the following plans sheets as submitted for review under Planning Commission Application 2003-019 for the Global North facility. • Topographic Survey, Sheet CO.1, dated September 26, 2003 • Site Demolition Plan, Sheet C1.1, dated September 25, 2003 • Site Layout Plan, Sheet C2.1, dated September 29, 3004 • Site Grading and Drainage Plan, Sheet C3.1, dated September 29, 2003 • Site Mechanical Utilities Plan, Sheet C4.1, dated September 29, 2003 The preliminary site plans appear to be in order and approval is recommended subject to at least the following conditions: Water Supply and Sanitary Sewer An 8-inch diameter water main currently extends across the northern portion of the site. This main was installed during development of the AmericInn site to provide a loop between the 12- inch diameter water main within Freeway Boulevard and the 10-inch diameter water main within Shingle Creek Parkway. An 8-inch diameter sanitary sewer service is stubbed to the southwest corner of the property to serve the proposed building. 1. Based on the survey data submitted, it appears that a majority of the existing water main within the site was constructed outside of the utility easement. The water main will be relocated back within the easement as proposed by the site development plans. 2. The location of the proposed gate valve shall be shifted approximately 12 feet toward the western property line. The existing tee and unutilized service stub shall be removed to avoid future maintenance problems. 3. The applicant shall coordinate water shut -down for valve installation with the Water Utility and owners of AmericInn. 4. The applicant shall verify that the existing sanitary structure located in the southwest corner of the property is structurally sound and watertight. The casting elevation shall be adjusted to surface grade prior to connecting the sewer service to the building plumbing. GADepts\Public WorksTngineering\Development & Planning\Global Nortb\Site Plan reviewl0-6,doc 5. A utility connection permit will be required for the proposed water main. Water and sanitary sewer connection charges will be due at the time of permit application. 6. The proposed site plan shall be subject to the approval of the City Fire Chief, including hydrant spacing requirements and any other requirements of the Fire Department. Storm Water Drainage Storm water runoff from the Global North, AmericInn and Minnesota State High School League properties currently flows to the existing storm water management basin located at Shingle Creels Parkway and Freeway Blvd. The basin was originally planned during preparation of a storm water management feasibility study for Shingle Creek Business Center in 1986. The applicant will need to complete the following items. 1. Revise plans to show the existing 27-inch diameter storm sewer extending across the southern portion of the site to the detention basin. 2. Field locate the existing catch basin structure near the western property line, verify structural condition, and replace casting as necessary. 3. Revise the drainage plan to show the invert, pipe size, pipe grade and material of the existing outlet pipe for the detention basin. 4. Install rip rap material at the inlet and outlet pipes of the detention basin. Provide an earthwork calculation showing that the proposed grading within the drainage easement will not result in a net decrease in the storage capacity of the storm water detention facility. 6. Provide HyrdoCad (or equivalent) storm water drainage calculations to the Engineering Division for review. The existing detention basin shall be expanded as necessary to maintain a high water level of 845.5 for the 5-year, 24-hour storm event. Site Layout and Grading 1. An erosion control plan shall be developed for the proposed site work. Erosion control measures shall be installed prior to starting site grading operations. 2. An NPDES construction site erosion control permit must be obtained from the Minnesota Pollution Control Agency prior to disturbing the site. 3. The grading plan shall be revised to provide side slopes along the detention facility at a maximum of 1:4 or flatter. GADepts\Public Works\Engineering\Development & Planning\Global North\Site Plan reviewl0-6.doc 2&,' AND' PRIOR TAXe$ PAO TAXPAYER SeRWCES . , ' TRANSFER ENTERED JAN • 5 2004 1 U TY MINN.•v I.rn L- M Z m O N ?1'0 n 4 O -a 00 PM M N 1'� ' � m :U O w ca ' OOz Co-r� c o CA DECLARATION OF COVENANTS AND RESTMC UOZiS TRIS DECLARATION made this 3 day of ,.LC.j 2003, by Shingle y Creek heal Estate LLP, a Mirinesbta limited partnership (hereiriafter the `Declarant'.); m VVMEAS, Declarant is the owner of the real property described as Tract B, Registered Land Survey 1690, Hennepin County, Minnesota (hereinafler'the "Subject Property"); and • WHEREAS, the Subject Property is subject to certain zoning and land, use restrictions imposed by the City of Brookiya; Center, Minnesota (" CiW j in'connection with the rezoning of the Subject Property and adjacent properties from the,zoning classification I-1 (Industrial Park) to PUD/1-1 (Planned T7nit Development/Industrial Park) as provided in City Resolution No. 94-253 adopted on November 28,1.994, as amended in City Resolution No. 95-157, adopted July 10,1995; and r WkMUAS, in connection with the development of the Subject Property, DLR Group, with the consent of Declarant, has applied to the City for amendment of the Planned Unit Development (PUD) for the Subject Property to allow construction and maintenance of an approximately 27,000 square foot, office/industrial building on the Subject Property; and WHEREAS, the City has approved such PUD amendment on the basis of the determination of the City Council of the City that such amendment is acceptable only by reason of the details of CLL-241077A 1 BR291.242 2 7 . I I n 7 n. n 11 IAI1Jnl -n 4,0A7 -e • In(+ No the development proposed and the unique land use characteristics of the proposed use of the Subject Property; and that but for the details of the development proposed and the unique land use characteristics of such proposed use, the PUD amendment would not have been approved; and WHEREAS, as a condition of approval of the PUD amendment, the City has required the execution and filing of this Declaration of Covenants, Conditions and Restrictions (hereinafter the "Declaration"), and WHEMAS, to secure the benefits and advantages of such PUD amendment, Declarant desires to subject the Subject Property to the terms hereof. NOW, THEREFORE, the Declarant declares that the Subject property is, and shall be, held, transferred, sold, conveyed and occupied subject to 1, the covenants, conditions, and restrictions, hereinafter set forth. 1. The use and development of the Subject Property shall conform to all of the following: All conditions of approval specified by the City Council in Resolution No. 2003.171 adopted on November 10, 2003, attached as Attachment One; • Site Layout Plan, attached as Attachment Two; • Site Grading and Drainage flan, attached as Attachment Three; • Site Mechanical Utility Plan, attached as Attachment Four; Electrical Site Plan, attached as Attachment Five; 0 Landscape Plan, attached as Attachment Six; • Exterior Elevations, attached as Attachment Seven 2. No buildings or structures other than those shown on Attachments One through Seven may be erected or maintained on the Subject Property, cLL.241077A 2 BR291.242 0 --1 1070-Oki IAIWOI-0 4,nn7 -e - Inn 3. In addition to requirements set forth herein, the use of the Subject Property shall conform to the zoning regulations of the City of Brooklyn Center applicable to T-1 Districts. 4. The Subject Property ,may be developed and used only in accordance with paragraphs 1 through 3 of this Declaration unless the owner first secures approval by the Brooklyn Center City Council of an amendment to the Planned Unit Development plan for the Subject Property and to this Declaration or a rezoning to a zoning classification that permits such other development and use. 5. The obligations and restrictions of this Declaration run with the land of the Subject Property and shall be enforceable against the Declarant, its successors and assigns, by the City acting through its City Council. This Declaration may be amended from time to time by a written amendment executed by the City and the owner or owners of the lot or lots to be affected by said amendment. i IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers, or representatives of Declarant have hereunto set their hands and seals as of the day and year first above written. r T STATI; OF ) ss COUNTY OF4 ) The g i instrament was executed this " day of & . 2003, by P the of Shingle Creek Real Estate LLP, a unesota li ited partnership, n behalf o?Ehe rtnershipp ivo ruoiic EILEEN CARLSON Notary nd!!c, STATE OF NORTH ON cr t.-2a ion7v 1 3 My Com6WSW OdreS AM. 8, W BR291-242 4, -J IC70-AM WNQI-4 i7AA7 ,R -InP • • Attachment One Member Kay Iasman introduced• the following resolution and moved its adoption: RESOLUTION i10, _2003171 RES OMMON REGARDING THE RECOM' ME NDED i)ISPOSMON OF PLANNING. MagSSION APPLICATION NO. 2003-019 SUMMED BY DLR GROUP WHEREAS, City Council Resolution No: 94-253 adopted on November 28, 199.4 and City Council Resolution No. 95-157 adopted on July 10,1995, approved a PUD/r 1 rezoning of the general area located northwesterly of t11.e inietsections of Freeway Boulevard and Shingle Creek Parkway; and WHEREAS, -the City Council of the City of Brooklyn Center approved Plannin Commission Application, 96020 on November 25, 1996, which was an amendment to the Planned Unit Development allowing the development of an AmericInn on Tract A, RLS 1690 and ackz�wledging ;future development,of Tract B, RLS 1690 to be other than a fast food/convenience food restaurant or gasoline service station; and,' WHEREAS,'Plai ring Commission ,Application No. 2003-019 has' been submitted by DLR Group as an' amendment to the Planned Unit Development for this area to allow cousttuction of an approximate 27,000 sq. f . office/'industrial complex on Tract B, RLS 1690; and IWMREAS, the Planning Commission held a duly called public hearing on October 30, 2003 when a staff report and public testimiony regarding the Planned Unit Development amendmeut-were received; and WHEREAS, the Planning Commission recommended approval of planning Commission Application No: 2003-019 by adopting Planning Commission Resolution No, 2003-03 on October 30, 2003; and WHEREAS, ,the City Council considered Planning Commission Application No. 2003-019 at their November 10,.2003 meeting, and WHEREAS, the City Council has considered this planned Unit Development amendment request in'light of all testimony received, the guidelines for evaluating rezonings contained in Section 35-208 of the City's Zoning Ordinance, the provisions of the Planned Unit evelopment ordinance contained in SeWoni 35-355, the City's Comprehensive Plan and the Planning Commission's recommendation. NOW, THEREFORE,, BE IT RESOLVED by the City Council of the City of, Brooklyn Cemter.that Application No. 2003-019 submitted by DLR Group be approved'in light of the following considerations: n • J ID70-0AI IMUL, I .n 4.n1)7 .n . inn RESOLLMONNO '2003-1.71 ^. 1. 5 no Punned Unit Development Axueit =t is compatible' with the standards, purposes and intent,of the Planned Unit Development section of the City's Zoning Ordinance. , 2. The Planned Unit Development Amendment will allow for the 'utilization of the land -in question in a manner which is- compatible with, complimettfu7'to. and of comparable intensity to adjacent land uses as well as.those per1 itted on sum land. 3.. The utilization of the property as.proposed under this PlannedUnit Development Amendment is cdoside'red a reasonable use of the property and will conform with City Ordinance standards for the 1-1 underlying zoning district. 4, The -Planned Unit Development Amendment is considered compatible with the recommendations of the, City's Comprehensive Plan for this area of the city. ' S. • The Planned Unit Development, Amendment appears to be a good long range use of the existing land and can be considered an asset to the community. 6. In light of the above considerations, it'is.believed that the guidelines for evaluating rezonings as contained in Section 35 208 of the City's Zoning Ordinance are met and that the proposal is, therefore in the best interests of the community. BE IT FURTHER RESOLVED by 16 City Council of the City of Brooklyn Center that approval ofApplication No. 2003-019 be subject to the following conditions and considerations: 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 and utility plans are subject to review and approval by the City Engineer prior to the issuance of permits. 3. A site performance agreement and supporting fnaucial guarantee in an amount to be determined based on cost estimates shall be submitted prior to the issuance of permits, 4. • Any outside trash disposal facilities and rooftop or on ground mechanical equipment shall be'appropriately screened from •view. 5. The building is to be equipped with an automatic• fire extinguishing system to meet NFPA• standards and sha11 ba connected to a central monitoring device in accordance'with Chapter 5 of the City Ordinances. 6. ;An underground irrigation system shall be installed in all landscaped areas to facilitate site maintenance, 0 ,a IR70,OKI IMW01-0 47nn7 -a inr 12ESOLUTrON;NO' 2003-171 Plan approval is excluive'of all signery, which is subject to Chapter 34 of the City B-612 curb and gutter shall be provided around all parking and driving areas as approved by -the City Engineer, .9. The applicant shall submit an as 'built survey of the property, -improvements and Utility service lines' prior to release of the performance guarantee, 10.. ; The property owner shall enter into an easement and agreement with the City for the maintenance and inspection of utility and storm drainage systems as recommended by the City Engineer prior 'to the issuance of permits. 11. The plans shall be modified prior to the issuance of building permits to show: a. A-n=omy screen wall along the•north side of the proposed loading dock area. b. Modification to the landscape plan tb provide 201 landscape points c. Exterior buildini troattmat that is in accordance with building elevations ' submitted and -dated October,30, 2003, 12. All work performed and inaterials used fnr construction of utilities shall conform to I, the City of Brooklyn Center's standards specifications and details. 13. The applicant 'shall obtain an NPDES permit -from the Iv =esota Pollution Control Agency and shall also.PNYide adequate erosion control as approved by the'City's i Engineering Department 14.' The applicant shall• enter into a PUD agreement witEi'the City -of Brooklyn Center to be reviewed and approved by the 'City Attoiney prior to the issuance of permits. Said agreement shall acknowledge the Planned Unit Deyelopment amendment and w shall be filed with the title'to the property prior to the issuance of building permits for this development. The ,agreement shall further assure compliance with the development plats submitted with this application. Novedbex 10, • , 2003 A At e Mayor ATTEST: City Clerk The motion for the adoption of the foregoing resolution was duly seconded by member biane Niesen, and upon vote being'taken thereon, the follov&g voted in favor thereof: Myrna Kragnessp Kathleen Carmody, Kay Tasman, Diane Niesen, and `Bob Pap 1„ and the following voted a-wimt the same; none; whereupon said resolution was declared'duly passed and adopted.. i A ia70•6H WNRI,R finn7 a W 12 I--.' Attachment Wo —� A ,. 1 • • , I • L` ram+ y•^„�-w�!^• , , ' '•` � ' I •�• 11 , III I'• ` ' '` ''♦ ` • '•; , '• w t n H fA �1e�E .^11- ,� t..•`�, �Hr^y ,. ' "'. Nam..;'„-�,1-';;,.^`. , ' " • • ' .. , - F� , • .r.l. •+'. 4'� ' ""• , 1\Vr.V••,.y�•_'ylna.�r�._-�wL}�...;—.._rw—++ ��� ♦ •" 1111n ,1 � •wow .,, • • • r • ', , '• ,. r, 4.•• .N r, yy � - a.." � ,' ~may `~'_w yy_'yy,•`,. •• •• •' , .' ' 11 •1 ' • DLR Group 023 , sme LAYOUT PLAN o�813N GLOBAL NORM polo-PMW 0 'J 1070'f161 wNai'0 finn7 'a 'inn 4UtichmentThree "1 f 'r , , tier. •��,\.1ii�:t��.rr...b...•Y�, '�"�, • y `1 Sr`- �•� r. JV " y ^'\ "'•y„« ''7 ,�!`�Se"...,,, ,� , , .w w.Y„r.:..l �,v.... �•. r.,U• —r':u �., .dam, t , r C3.1 SITE GRADING d1 DRAINAGE PLAN DE810N �DLRGrou��.: •« GLOBAL,NORTH aEveLo MExr mm— .�.. Cl I I070'Aki IAIVDI.O 4,A1) •0 .Inn Attachment dour • ' • ! •• ��� 'Irlf.i, .,,, ,,Ill,. i.r ,,�, r,'�';,;��;�• • " ; + 1' i •t` i' �; 'i� • , . , .H, •, .� ..yi• ...r r. , �„• r rt' ,i' : , •,« 1« . • y r, f ;1 :Clllr r,r, •r;,, ,•,, Y'.: r:.' ,. ,./Fri:' r �.. .M ,; •a � '�i ,• ll • •r r'/'. vitp'4, .r•'n,'. _ _�•'y�, .,. , tI ,rl,.a.••^.. `�•r. �, L ,t I • . „7 ' •1 F + err ,�.��wr(• . .r••""' "^I.;. ,, q 't / r E: Ile WAV mm ' r'I « "I rr �A h.1•Wk'r Yn ^ . 1{ . DIR Groin n t ' J 1070 nhl Cd.1 9rfe MECHANICAL UT1UTIES PLAN w GLOBAL NORTH IOBStGN gEALOPMW MM war��W lAlWA7'o }Inn7 'C ' Inn Attachment Five ' 71 • ' � , , 1I .r .. , , , r •' DIY 1• �' 4t ' r , •' ,I \ , ' , ' ,` r r r C' or r r r�. ; 3r:•�>iK;itj� �~ ', r 'K r r , r r c 'il ' r' r r r�'r Nam'• r• ; r r r ,� •� r-'t Jtr ,-rr r' r r' �c c r �r c c r r r r r r c c C' r ,r „r • r r jr,.; "if r a r. �r., ;x•: C{I t'i;'L� r r "iF-'if'c1: ,,.rfir' ~r '�+,q 'r: rl��i 1. c r' r x, k s r r r r r a r r j'- •/r rr' t�ia"L j �; ! r, a r r r- or r r r rc' 19f, r c k ,r r C, I� r r r r if ;r r; ' � 1. .; ! �iti �. '11 t't 11 •;; �,ty1„rrY1 i r r rr r r,er r r,. �,r r, r r; •r r sk 1'rl� ; �� �r`I� i:G°I, 1` r �`nrit '",r; r ,ir r r r ! r r CiK�.6.�"'Y'��lw'' it16`�6°4i 1�{;}� ;Y� IC" k' S C c r r r` 3t i t, ; t` •1 � r � Ii t, �' t s i4; `ts � 'r�',, ar 'k tr r , c � • c . v ,� c j , •�^ .1 r K, r t 'r. r' ,ri 'YI to r ,r r .r c c r r 'r r r ^tic r(-w tip r r c j r c r K, S r r r °, ;�r r a r• �' w•�y+'Z'" c r r r .r 1 '4r r k •r I;c r r, r r r c c r g. r�` r r rrw rl r r Ir r' st T`-•,r'.-44 r„"c--'r • ;' :':>n-r- r r r r r r• r r .r r r, r r r 'd. r r K 'C r r r K r r• • r r c r r r r tir t^ r r r r p r r r >3 r r r, r c r r r r v At r C. r �" c rC C r S r r, r r r r 'r C' c 'r r c r, r r r r�''r 'r 'r r. r rr r r r r 'r r r ,r c1 c r r d r _ ' r 7•e r r r r I✓ r � r it Ir r K� r e Gr r r c •r r. p r c e r 'r r 'K �' c n� c r C' C r r r r C r' r r r, r= r r r r r r .r • r r r K m r r rr�,k r `^r r r• r r Ir r r ;;r, r K C r r c t r r,r r r "t••. �t r r r r rr r c r r r c. r C r r' w !c r r V. r c r r r r^tw.,,,r r' r c d',r.e a Ir r r r r ,e r c r'c r r r r,Wr' c 4r r c r r F;.•�'1 Y': c, r r r" a "r 1 ,F, r r .,r e K r'r r r k Ir r r i c r r tr"" e.,I : r xr r r r r r r r'"•�, -I, ,; r r e r r r' r "r' r•.1 r �,r' r r e r' r r r r r c r r r r' r r r r r.�' K r r:.,IK 6' t r I r r! r r'•C K r..� .. r w.r,l. r,..�',>. r C Irr Ir jrIr K C�}Y C' r I- I r C r r 'r r% r tr r.S} r r r„r r r r ,r C�c r Y r r 'r r r' C r r •r . `'nv.��'�.,"r I.r►�w .C1�•♦� .r.,S,.X, r .r r ,r } i 4,11 1 -r1 •, 1 r r r" r r, r r' r Ir r r e C E0•1 ELECTRICAL SITE PLAN DE310N W DLRGroup GLOBAL'NORTH DEVELOPMENT 11 ,a IR79,0H WWn7,A tAA7 'a `inr Attachment Six 41 14 tt ,' R , 3r� Jai • ' .. ' •' •, � 1 Aa RIC DiKGroup LAN t)SCAF'EPUW DEOPM GLOBAL NORTH n �p r 71 'A I97S 10KI wNn7'0 -6nn7 •0 • inn LEE S. SHERMAN JOHN W. KOHL •' M. ZEV ROSE STEVEN M. PODOLSKY ALAN C. MILSTEINtt JOHN R. LOLIO, JRA PHYLLIS Z. SHERMAN DANIEL J. BARRISON THOMAS J. TAMBURELLI RHONDA R. FELD' LEON H. ROSE LEONARD R. ROSSETTI' ROBERT E. SCHWARTZ' NJ & PA BAR •' NJ, PA & FLA BAR '•' NJ, PA & DC BAR LAW OFFICES SHERMAN, SILVERSTEIN, KOHL, ROSE & PODOLSKY A PROFESSIONAL CORPORATION 4300 HADDONFIELD ROAD, SUITE 311 CHARLES BENDER •• PENNSAUKEN, NEW JERSEY 08109 HARRIS L. POGUST ` NANCY L. WASCH ttt TELEPHONE: (856) 662-0700 JOHN M. HANAMIRIAN • FAX: (856) 662-0165 FREDRIC R. COHEN •t www.sskrplaw.com DAVID C. SILVERMAN "' JEFFREY P. RESNICK t MATTHEW PODOLNICK' DEREK T. BRASLOW '•' EDWARD J. HOVATTER• L. ARSINOE SHOOK M. ANDRE BUCK, II MICHAEL DUBE OF COUNSEL GARY W. LEVI' •t NJ & NY BAR t NJ, PA & NY BAR tt NJ, PA, NY & DC BAR ttt PA BAR ONLY VIA REGULAR MAIL Mr. Ronald A. Warren Planning and Zoning Specialist City of Brooklyn Center 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 June 30, 2004 DIRECT DIAL (856) 661-2095 Re: Global Hennepin County Properties, LLC 2000 Freeway Boulevard, Brooklyn Center, Minnesota Dear Mr. Warren: PENNSYLVANIA OFFICE 11 BALA AVENUE BALA CYNWYD, PA 19004 (215) 923.2613 With respect to the above -referenced property, enclosed please find a copy of the executed Declaration of Covenants and Restrictions dated December 3, 2003. Please note that the copy I am forwarding to you is not recorded. As soon as soon as I receive a recorded copy of that document or its filing number, I will forward same to you immediately. Should you have any questions, please do not hesitate to contact me. Thank you. Very truly yours, SHERMAN, SILVERSTEIN, KOHL, ROSE & PODOLSKY, P.A. A Professional Corporation gotw-q 14 /-14el Rhonda R. Feld RRF/ak Enclosure cc: Mr. Jon Soll (via email only w/o enclosures) F:\wp60\RRF\LETTERS\Warren 063004,doc Dec. 4. 2003 12:46PM No 2747 P 2 DECLARATION Off'' COVENANTS AND RESTRICTIONS' THIS DECLARATION made. this day, of ,914� C 2003, by Shingle Cr9ek Real Estate LLP, a Minnesota limited partnership (hereinafter the "Deelarane); . WB E1tEAS, Declarant, is the owner of: the. real property. described as Tract B, Registered Land Survey 1.690, Hennepiir•County, Minnesota. (hereinafter'the "Subject property"); and WHEREAS, the I Subject Property is subject to certain zoning and, land, use restrictions imposed by the City of Brooklyn Center, Minnesota ("City) in connection with the rezoning of the Subject. Property and adjacent properties finm the. zoning class'fication 1-1 (Industrial park) to PUDA-1 (P1ar4ied Unit Developmen0ndusWal. Pa&) as provided -in City-Rbsolutim No. 94-2$3 adopted- on November 28,1'994, as amended in -City Resolution. No. PS-1'57, adopted-Iuly 10,1995; aald Wi IERE,A:S, in connectionwith the. developiment of the Subject-Ptoperty, DLR Gioup, with, the coment of Declarant, has applied to the City for amendment of the Planned Unit. Development (PUB) for the Subject Property to allow construction and maintenance of an approximately 27,000 sq=r, ;foot, office/iridustriatbuilding on the Subject Property; and WHEREAS, the City has approved such PUD amenlment on the bdsis of the determination of the City Council of the City that such amendment is acceptable only by reason of the details of 1 Cif.-24MIVI BR29.1-242 1 � N`Dec. 4- 2003 12:46PM No-2747 P, 3 the development proposed and the unique land use characterlstics of the proposed use of the Subject Property; and that but for the details of the development proposed and the unique land use characteristics of such proposed use, the PUD amendment would not have been approved; and WHEREAS, as a condition of approval of the PUD amendment, the City has required the execution and filing of this Declaration of Covenants, Conditions and restrictions (hereinafter the "Declaration"); and WHEREAS, to secure the benefits and advantages of such PUD amendment, Declarant desires to subject the Subject Property to the terms hereof. NOW, THEREFORE, the Declarant declares that the Subject Property is, and shall be, held, transferred, sold, conveyed and occupied subject to the covenants, conditions, and restrictions, hereinafter set forth. 1. The use and development of the Subject Property shall conform to all of the following: • All conditions of approval specified by the City Counoil in resolution No. 2003-171 adopted on November 10, 2003, attached as Attachment One; • Site Layout Plan, attacked as Attachment Two; • Site Grading and Drainage Plan, attached as Attachment Three; • Site Mechanical Utility Plan., attached as Attachment Four, * Electrical Site Plan, attached as Attachment five; * Landscape Plan, attached as Attachment Six; • Exterior Elevations, attached as Attachment Seven 2. No buildings or structures other than, those shown un Attachments One through Seven may be erected or maintained on the Subject Property, CL.L-241477v1 2 Bn91-242 1� "'Dee • 4. 2003 12 : 45PM No•2747 P- 4 3. 1n addition to requirements set forth herein, the use of the Subject Property shall conform to the zoning regulations of the City of Brooklyn Center applicable to 1-1 Districts. 4. The Subject Property may be developed and used only in accordance with paragraphs 1 through 3 of this Declaration unless the owner first secures approval by the Brooklyn Center City Council of an amendment to the Planned Unit Development Plan for the Subject Property and to this Declaration or a rezoning to a zoning classification that permits such other development and use. 5. The obligations and restrictions of this Declaration run with the land of the Subject Property and shall be enforceable against the Declarant, its successors and assigns, by the City acting through its City Council. This Declaration may be amended from time to time by a written amendment executed by the City and the owner or owners of the lot or lots to be affected by said mnQndment. IN WITNESS WHEREOF, the undersigned as duly authorized agents, officers, or representatives of Declarant have hereunto set their hands and seals as of the day and year first above written. DEC NT 01 STATE OFCOUNTY OF ) ss The e-gp,'pg instrument was executed this " day of (A6 , 2003, by _WOM-,- the - of Sbingle Creep Real Estate LLP, a izanesota li iited partnership, & behalf of the partnership,, CLL-241077YI BR291.242 EILEEN CARLSON Notary Milo, $TATE OF NORTH UAI 3 My OMM11 slon E1 PIM', „-rK 8. PON Dec. 4. 2003 12:46PM adoption: Member Kay Lmsman No - 2747 A..P - 5 =ent one uatroduced. tiie following resolution and moved its RESOLUTION NO, 2003-17 RE,SOLCMON' REGAR.DINo THE RECOMMPNDFT) T)T,S"PnOT" ONI T 07 SUBMl'MD BY DLR GROUP Wl-W EAS, City Council Resolution No' 94-253 .adopted on November 28, 1994 and City Council Resolution. 9S-X57'adapted on.July 1.0, 1995, approved a.ptjD/T-1 rezoning of the general area located northvvesterly of the intersections of Freeway Boulevard and. Shingle Creek Parkway; and WBEREAS; the City. Council, of the City -of Brooklyn Center, approved, Planning ComtxlI sion Application 96020 on November. 25, 1996, which was an amendment to the' Planned Unit Deveiopmmt allowing the development of an Americlnn on Tract A, RLS 1690 and' acknowledging future development.of Tract B, RLS 1690 to -be other than a fast food/corivenience food restaurant or gasoline service station; and WHEREAS, Planning COMMISROn Application No. 20Q3-019 has been, submitted by DT R. Group as an' amendment to the Planned Unit Development, for this area to allow construction of art approximate 27,000 sq, it. office/Wustrial' complex on Tract B, R;LS 1690; and WPIEREAS, the •Planning Commission held a duly called public hearing on October 30,, 2003 when a staff report and public testizlxony regarding the- Planned Unit Development amendment• were received; and WBERI�AS, the Planning Commission recommended approval of Plat�iing Con ission.Applicaticin No. 2003-019 by adopting Ptah ing Commission Resolutioti No. 2003-03 on October 30, 2003a and Wl': MAS, thc- City Council considered Planning Commission Application No. 2003-019 -at their November 10, 2003• meeting; -and `SAS, the City Council has considered this Planned Unit Development amendment request in'light of 'all ,testimony, received, the guidelines for, evaluating rezoniugs contained in Section 35-208 of the City's Zoning Ordinance, the provisions of the Planned Unit Developmr.nt ordinance contained in Section 35-355, the City's Comprehensive Plan and the Planning Commission's recommendation. NOW, THEREFORE, BE T'I' RESOLVED .by the City Council of the City of Brooldyn Center. that Application .No, 2003-019 subtnitted•by DLR Granp be approved in light of tbo following considerations: Dec. 4. 2003.12:46PM RESOLUUON NO. 2003-171 No.2747 P, 6 1. The Planned Unit bevclopment An endnxent is •compatible• with, the standard's, purposes' and'inteaxt of the Planned, Vwt Development section of the Ciiy,'s •Zoning The. Plantaed Unit pevelopment Amendment will. allow for the utilization of the land `hi question in a manner which is, compatible with,. complimentary to. and • of comparable intensity to adjacent land uks as well asthose permitted on•suaounding land: 3. The .utilization -of the property as proposed under this Plaru�ed.'•Tlnit Development Amendment is considered a.reasonabla• use of the property and will conforzrt with Citygrdinance standards for the 1-1 un&-rlylnng zoning dxs# t, 4, The 'Planned 'Unit l evelopmezat Amendmei t is. considered compatible with the recommendations ofthe. City's Comprehensive Flan for this area, of the -city, - S. The Planned Unit DevelopmentAMeudment appears to be a good long range use of the existing landand• can be considered' an asset to the community. In light of the above considerations, it Is believed that the guidelines :for evaluating xczpnings as coiitainedJa Section, 35-208 of the City's zoning Ordinance are met and that the. proposal is, therefore, iu the best interests ofthe• community, BE fS'.IiTMTBER RESOLVED by 'the City Council of the City of Brooklyn Ceater that approval of Application No, 2003.019 be subject•to'the.following conditions and considerations: 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. Graving, drainage and utility plans are subject to review and' approval- by the City F,za;gzz M prior to the issuance of permits. 3, A site gorfozmauce a ezziezit autl'suppoxtin$ tinatacial guarantee iu au amount: to be determined,based on cost estlrnates shall be submitted prior to the issuance of permits. 4. Any outside trash disposal faeilifts and rooftop or on ground mechanical equipment shall be. appropriately screened from view. 5. The building is'to be equipped with an automatic &e extinguishing• system to meet N.p11A• standards and shall be connected to a central monitoring device in accordance•with Chapter 5 of the City Ordinances. fr.. An underground irrigation system, shall bo installed in. all laitdsca ed areas to facilitate site, m tenaace. F Dec. 4. 2003.12:47PM No 2747 P 7 RESOLUTION NO. 2003-171 7,. Plan approval' is exclusive' of all signery, which is subject to Chapter 34 of the City Ordinances, 8. JB-612• curb and gutter -'shall be provided around all pocking and driving areas. as approved by the City En&in rr_ 9, -The-'applicant shall submit an as built survey of the property; improvements and utility service lines- prior, to release ofthe performance ,guarantee. 'he property, owner shall enter into an easement and agreementwith the City for -the maintenance and inspection• of utility. and storm • dialnage systems as' recommended. by. the City Engineer prior to the -issuance of permits. ' 11'..•-,:Tboplans• shall be modified prior to the issuance ofbuilding permits to show:. . a. A. masonry screen wail along the notth side of the proposed loading dock area, b. Modification to.the landscape plan to•pzovide.201 landscape points C. Exter%or building% treatment that is in accordance. with building elevations submitted and -.-dated October 30, 2003, 12. 'All work performed'and .materials used for construction of utilities shalt coddrm.to the •City of.Brooklyn Center's standards specifications and. details. 1.3.. The applica.ut• shall- obtain an NPE ES permit from the 1ldianosota Pollution Control Agency and shall also provide adequate erasion obntrol as -approved by the City's Engineering Department, 14. TheIpplicant shall' enter into -a P.0 D agre=eut with, tho. City of ] rMoklyn Center to ;b,e reviewed and- approved by the City Attorney p" tb the issuame.. of permits, Said agreement shall acknowledge the Planned Unit Development, amendment and shall be filed with the title to the property prior to the issuance of building permits, for this development. The agreement, shall further assure compliance with the development plans• subn'tted..with this applioatiorL November z0, • 2003 to Mayor. ATTEST: 'City Clerk The motion for the adoptiva of the foregoing r•'esolution was duly seconded by-momber Diana N esen• and itpon vote being taken.thereon, the follow•uag.voted•iu favor thereof: Myrna Kragness,.• Kathleen Carmody, K4Y IASitlany Diane Niesen, and Bobr Peppe, !„ and the following vpt'ed against the same: none;, whereupon said rosolution was declared'dulypassed and adopted'.,.. f-De c - 4 - 2003 12 : 47 PM N o . 2 7 4 7 ata(p , 8 nt Two C2.1 SITE LAYOUT PLAN DESIGN mp, cro FVELOPM GLQUAL NORTH, D W � L Dec, 4, 2003 12:47PM No , 2 7 4 7 tacE.-Rt Three . --7 IV slit W or 4 (� D LR G roEn' pdam. L d3.I, . 8 ITR'GRAD ING& DRAI NAOE PLAN zt" . [ GLOBAL NORTH - DUSION AMOPMENT r—Dec • 4' 2003. 12 48PM ; No • 2747, • 103 —�; i - • rif ' r. ' r .. •�' :,fiti1• _�� a f•, � � „.P, .. !3-: ., t,d: �P•, ; .1` :h +�.-. lliii---^�-�__"" , : I � 1 • '.f '. .. r � r ^+.s! T l�Q„` r , :. :.1 .. , 1 : 1 . .. ;' t•. 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