(i) Motion to adopt resolution regarding Planning Commission Application No. 2022-003, for approval of a preliminary and final plat, Zoning Code amendment, re-zoning and establishment of a Planned Unit Development, and site and building plan approvals for Sites 1A, 2, 3, and 4, as contemplated in the submitted plan sets, for the Subject Property located at 2500 County Road 10 and 5900 Shingle Creek Parkway, based on the findings of fact and submitted plans, and as amended by the conditions of approval outlined in the related Council resolution.  

 (ii) Motion to approve a first reading of an ordinance amending Chapter 35 of the Zoning Code of Ordinances regarding the zoning classification of the Subject Property located at 2500 County Road 10 and 5900 Shingle Creek Parkway, and set the second reading and public hearing for August 22, 2022.

Alatus LLC, Project for Pride in Living, and Resurrecting Faith World Ministries (Collectively, “the Applicant”), is requesting review and consideration of a proposal to re-develop property owned by the Economic Development Authority (EDA) of the City of Brooklyn Center and part of the City’s larger 80-acre “Opportunity Site.” The property under consideration for a Phase I redevelopment is located at the northeast corner of Shingle Creek Parkway and Bass Lake Road (County Road 10), and is a largely vacant and impervious site, with the exception of a standalone restaurant, Ocean Buffet, that has an existing lease with the EDA of Brooklyn Center and a Relocation Assistance Agreement in place with the City, pending approval of Planning Commission Application No. 2022-003.

The Subject Property was formerly home to Brookdale Ford auto dealership (2500 County Road 10), an approximately 185,000-square foot Brookdale Square retail center, and movie theater (Brookdale 8 Cinema), and the existing Ocean Buffet restaurant, located on the parcel identified as 5900 Shingle Creek Parkway, and encompasses approximately 32-acres in total. As is contemplated under this application, the overarching 32-acres would be re-platted to accommodate an approximately 16-acre initial (Phase I) redevelopment, with the remaining acreage earmarked to accommodate necessary infrastructure and phasing and the ultimate buildout of the overall Opportunity Site.

Due to the overall complexity and intertwining aspects of the project in its buildout and financing, approvals of all requests—the preliminary and final plat, amendment to the City’s Zoning Code to remove the Subject Property from the Central Commerce Overlay District, rezoning and establishment of a Planned Unit Development, and four site and building plans, identified as Sites 1A (278 unit multi-family residential building, Alatus), 2 (approximately 27,000-square foot event center with attached 24-hour childcare center, wellness and barber suites, Resurrecting Faith World Ministries), 3 (205 unit multi-family residential building, Alatus), and 4 (60 unit multi-family residential building, Project for Pride in Living and Resurrecting Faith World Ministries), are required.

The Applicant originally submitted an application for review on May 10, 2022; however, City staff determined the submittal to be incomplete. A letter of incomplete was issued to the Applicant on May 23, 2022, along with a detailed checklist outlining missing submittals and documentation. An application was re-submitted on June 14, 2022, for consideration and deemed complete. A public hearing notice was published in the Brooklyn Center Sun Post on June 30, 2022, mail notifications were mailed to nearby taxpayers, residents, and businesses per Code and Minnesota state statute requirements, and development proposal signage was installed on the Subject Property by the City; however, the Planning Commission failed to meet quorum on July 14, 2022, and therefore a public hearing was not held, and no recommendation could be provided.

In order to keep the application progressing and within the review requirements under state statute, a 60-day review extension letter was provided to the Applicant on July 21, 2022, and a new public hearing notice was published in the Sun Post on July 28, 2022, for the August 8, 2022, City Council meeting.

A copy of the Planning Commission Report for Planning Commission Application No. 2022-003, originally dated July 14, 2022, and revised to August 8, 2022, to reflect the above information, is included with this memorandum. Per the Applicant’s request, individual resolutions contemplating the four individual site and building plan requests, as well as the preliminary and final plat, Zoning Code amendment, rezoning and PUD establishment requests are included as well.

 Due to the request to re-zone the Subject Property from the C2 (Commerce) District to PUD/TOD (Planned Unit Development/Transit-Oriented Development) District, and remove the property from the Overlay District, City Code dictates that the City Zoning Ordinance be amended to reflect the re-zoning and removal. A draft copy of the ordinance language is included for review. Should the City Council proceed with the amendment, a motion to approve a first reading of an ordinance amending Chapter 35 of the Zoning Code of Ordinances regarding the Subject Property located 2500 County Road 10 and 5900 Shingle Creek Parkway would be required. In order to keep within Minnesota state statute requirements relating to review timelines and Applicant goals surrounding the construction phasing of individual sites and infrastructure, the related ordinance amendment was submitted for publication to the Sun Post, setting the second reading and public hearing to August 22, 2022.

None to consider at this time; however, future City approval of TIF (Tax Increment Financing) will be required for the project to come to fruition due to the integration of certain community benefits requested as part of the years-long community engagement process and as part of the Phase I development, and the proposed construction of crucial public infrastructure that will service not only the Phase I development, but future Opportunity Site phasing to the north (e.g. semi-regional stormwater ponding, a roadway extension running from Shingle Creek Parkway to John Martin Drive).

TIF District No. 7 was established for the purpose of re-developing the Opportunity Site and has already been certified. Per the five-year rule, the Phase I project, as contemplated under Planning Commission Application No. 2022-003 must be initiated and construction begun by April 2023. 

The City of Brooklyn Center and the Applicant have been committed in engaging with the local community and organizations. Although the Opportunity Site has been the subject of master planning dating back to the early 2000s, the City embarked on a new master plan process for the Opportunity Site in 2018, and as part of the City's selection of a master developer for an initial redevelopment of the site.

It has been through an iterative process over these past years that Alatus' vision has evolved through work with the City and community partners through an extensive community engagement process, meetings with City staff and City Council, and an ultimate partnership with Project for Pride in Living (PPL) and Resurrecting Faith World Ministries (RFWM).

The first phase of engagement, beginning in 2019, worked to establish core values, goals, and priorities for the development of the Opportunity Site and through this process, a series of community workshops were held by the Twin Cities LISC Corridor Development Initiative (CDI) that were summarized in the Opportunity Site Corridor Development Initiative Summary Report, and informed a separate set of Development Guidelines for the Opportunity Site development.

For the second phase of engagement, still on-going in 2022, and initiated through approval of a resolution authorizing the execution of a community engagement pilot program with community partners for the Opportunity Site and the commitment of funding to advance the pilot program (City Council Resolution No. 2021-84), the City partnered with community-based organizations and leaders to dive deeper into conversations with community, particularly in communities that have historically been overlooked by traditional engagement efforts. This work focused on deeper conversations about community benefits, public safety, and wealth building, and how the development can support those goals. 

A summary of the community engagement process is included within the staff report (Exhibit F).