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Home My WebLink About2000 07-27 PCP • PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER JULY 27, 2000 STUDY SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3. Approval of Minutes - July 13, 2000 4. Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's functions is to hold public hearings. In the matters concerned in these hearings, the Commission makes recommendations to the City Council. The City Council makes all final decisions in these matters. • 5. Twin Lakes II, LLC 2000 -018 Request for Preliminary Plat approval to subdivide four existing parcels of land located at the northeast quadrant of Azelia and Lakebreeze Avenues North into two new lots for redevelopment purposes. 6. Other Business 7. Adjournment Application Filed on 7 -6 -00 • City Council Action Should Be Taken By 9 -4 -00 (60 Days) Planning Commission Information Sheet Application No. 2000 -018 Applicant: Twin Lakes II, LLC Location: Property Lying East of Azelia Avenue North and North of Lakebreeze Avenue North Request: Preliminary Plat The applicant, Twin Lakes II, LLC (Paul Hyde) is seeking preliminary plat approval to subdivide four existing parcels of land located at the northeast quadrant of Azelia and Lakebreeze Avenues North into two lots for redevelopment purposes. The property in question is zoned I -2 (General Industry) and is bounded on the west by Azelia Avenue and Lot 2, Block 1, Joslyn Addition; on the north by the Soo Line Railroad; on the east by France Avenue right of way; and on the south by Lakebreeze Avenue with the Northwest Racquet Club and Denny's Restaurant on the opposite side of that street. The properties involved in this preliminary plat are the following: • 1. A portion of the old Joslyn Pole Yard lying easterly of Azelia Avenue, legally described as Lot 3, Block 1, Joslyn Addition and currently addressed as 4837 France Avenue North; 2. The former site of the Davies Water Company which has been demolished, legally described as Lot 3, Block 1, Dale and Davies 1st Addition and currently addressed as 4010 Lakebreeze Avenue North; 3. The site of an off -site parking lot for the Northwest Racquet Club, legally described as Lot 2, Block 1, Dale and Davies 3rd Addition, and currently addressed as 3950 Lakebreeze Avenue North; and 4. The Dale Tile site, legally described as Lot 1, Block 1, Dale and Davies 3rd Addition, and currently addressed as 4825 France Avenue North. The applicant has previously acquired the Davies Water Company property and the Northwest Racquet Club overflow parking lot.. They have recently acquired the Dale Tile site and plan to close on the acquisition of the Joslyn property in August. As mentioned above, the applicant's plan is to create two new lots and to redevelop the site consistent with its I -2 zoning. • 7 -27 -00 Page 1 The total land area of the preliminary plat is 725,778 sq. ft. or 16.6617 acres and is to be known • as the Joslyn 2nd Addition. The proposed Lot 1 is 336,238 sq. ft. or 7.719 acres. The proposed Lot 2 is 389,228 sq. ft. or 8.9355 acres. Approximately 312 sq. ft. or .0072 acres will be added to the existing Azelia Avenue right of way. The City Engineer has reviewed the proposed preliminary plat and his comments are attached for the Commission's review. The applicant, as part of the plat, will be requesting the vacation of two easements shown on the preliminary plat. One is a 20 ft. wide drainage and utility easement that exists on the westerly 20 ft. of the existing Lot 2, Block 1, Dale and Davies 3rd Addition (the parking lot parcel). This is an easement that was provided as a perimeter drainage and utility easement in previous platting and contains no utilities. The other easement is a 10 ft. wide drainage and utility easement running east and west along the south property line of the existing Lot 3, Block 1, Joslyn Addition. This easement is also a perimeter drainage and utility easement provided in previous platting and contains no utilities. The vacation process may be provided either through the platting process or through the City's easement vacation process (ordinance amendment) pending the City Attorney's recommendation. The City Engineer notes that at a minimum the City will require easement descriptions for these internal drainage and utility easements so that they can be vacated. All exterior drainage and utility easements and other existing easements are necessary and cannot be vacated. The City Engineer's memo also notes MNDOT's planned upgrading of Highway 100 at France Avenue. He explains that the City Council will be considering approval of Segment 4 of the preliminary plan on Monday, July 24, 2000, which includes modifications to France and Azelia Avenues. The Commission may recall that when the Wickes development was being proposed on the Joslyn site in May, 1999, that the likelihood that Azelia Avenue would be extended northerly across the Soo Line tracks then easterly to France Avenue, with France Avenue being closed at the Soo Line tracks was brought up. Although no right of way was shown, the plans were such that the roadway could be extended. The proposed preliminary plat does not show any additional right of way, as this is a matter that needs to be negotiated between MNDOT and the applicant with respect to potential needed right of way. As with the Wickes development plan and the preceding plat of the Joslyn property, the layout for such a right of way is being taken into consideration. A portion of the proposed Lot 2 includes part of the land formerly owned by the Northwest Athletic Club containing an off site parking lot. The City Council in February 1986 approved Planning Commission Application No. 86003 which consisted of a Special Use Permit to provide off site accessory parking for the Racquet and Swim Club located on the south side of Lakebreeze Avenue. A condition of that approval required a restrictive covenant encumbering 104 parking spaces on the off site lot for the sole use of the Racquet and Swim Club. Such a declaration was executed and filed with the title to the property. This covenant still continues even though the ownership of the property has transferred to Twin Lakes II, LLC. The need for the 104 parking spaces provided for in the off site covenant is required for the athletic club in 7 -27 -00 • Page 2 • order to accommodate its building size and the activities on the site. The applicant's future plans will alter the location of the parking, however, the requirement for the 104 parking spaces will continue and should be noted as a condition of approval for the preliminary plat. It is anticipated that eventually the Dale Tile building will be demolished and replaced with a new building to be located on the proposed Lot 2. It is our understanding that the Dale Tile operation will continue in this location until about December of this year. The applicant has also indicated that they plan to seek site and building plan approval for a new development for the proposed Lot 1, which will be coming before the Planning Commission in the near future. A public hearing has been scheduled and notices of the Planning Commission's consideration have been published in the Brooklyn Center Sun/Post. RECOMMENDATION The proposed preliminary plat appears to be in order and approval is recommended subject to the following conditions: 1. The final plat is subject to review and approval by the City Engineer. • 2. The final plat is subject to the provisions of Chapter 15 of the city ordinances. 3. Approval of the preliminary plat acknowledges the need to continue the declaration of covenants and restrictions authorized by the City Council under Planning Commission Application No. 86003 encumbering 104 parking spaces on the proposed Lot 1 or Lot 2 for the sole use of the athletic club on the south side of Lakebreeze Avenue. Any modifications to the covenant are subject to the review and approval of the City Attorney. 4. The vacation of existing internal drainage and utility easements shall be accomplished either through the platting process or through the City's easement vacation process as recommended by the City Attorney. 7 -27 -00 • Page 3 Fes. :■ . 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"� � wo Ca t rater r�` *M10 gMe1M= .�H[L� � E .1 CERTIFICATE OF SURVEY =t.e- NEW I' i MEMORANDUM DATE: July 21, 2000 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Howard, City Engineer SUBJECT: JOSLYN SECOND ADDITION - PRELIMINARY PLAT I have reviewed the subject preliminary plat and have the following comments to offer at this time. • The City Council will be considering the approval of TH 100 Segment 4 Preliminary Plan on Monday, July 24, 2000. The proposed Segment 4 layout includes realignment of France Avenue by extending Azelia Avenue to the north and 50th Avenue to the west. This alignment would require additional property on the northernmost corner of LOT 1. Given the amount of design work completed at this time, any additional easements to accommodate this layout would be premature. • The Preliminary Plat identifies existing internal drainage and utility easements that are to be vacated. This may be accomplished through the platting process or through the City's easement vacation process pending the City Attorney's recommendation. At a minimum, the City will require easement descriptions for the internal drainage and utility easements. External drainage and utility easements and other existing easements are necessary and cannot be vacated. • A copy of the Preliminary Plat has been submitted to the Minnesota Department of Transportation for review and comment. Any concerns from MnDOT need to be addressed prior to final approval. • Any recommendations or comments of the City Attorney will also need to be considered for this plat. •