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HomeMy WebLinkAbout1993 04-15 PCP PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER April 15, 1993 REGULAR SESSION 1. Call to Order: 7:30 p.m. 2. Roll Call 3 . Approval of Minutes -, March 25, 1993 4. Chairperson's Explanation The Planning Commission is an advisory body. One of the Commission's functibns 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. Brookdale Christian Center Assembly of God 93002 Request for preliminary plat approval to subdivide an ,..approximate 6 acre parcel of land located at 6030 Xerxes Avenue North into three lots and an outlot. 6. Other Business • 7. Discussion Items 8. Adjournment i • it • 9 t PLANNING COMMISSION INFORMATION SHEET • Application No: 93002 Applicant: Brookdale Christian Center Assembly of God Location: 6030 Xerxes Avenue North Request: Preliminary Plat The Reverend Robert Cilke, on behalf of the Brookdale Christian Center Church, is requesting preliminary plat approval to subdivide the approximate six acre church property into three lots and an outlot. The land in question is zoned R-1 and is bounded on the north by a vacant church building presently owned by the Brookdale Christian Center and Garden City Park; on the east by Brooklyn Center American Little League property; on the south by various single family homes and ,right of way for Vincent and Washburn Avenues; and on the west by Xerxes Avenue. The purpose of the subdivision is primarily to create a legal lot for the old church parsonage located at 6012 Washburn Avenue, so that it can be sold separately from the church. The proposal also would create a new single family residential lot located off an extended Vincent Avenue (to be addressed 6013 Vincent Avenue North) which could be sold for development of a single family home. And finally, the proposal would create an outlot which could potentially be divided into residential lots through a future replatting. • The proposed plat which is.. to be known as Brookdale Christian Center Addition, encompasses 260, 306 s.f. and would contain three lots and an outlot of the following dimensions: Lot Width Depth Area Use Lot 1, Block 1 403.75' Varies 134,800 s.f. Church &Parking (6030 Xerxes) (413' deepest) lot Lot 2, Block 1 85' 136' 11,560 s.f. Single Family (6012 Washburn) Residence Lot 3, Block 1 80' (street line) 136' 11,220 s.f. Single Family (6013 Vincent) 82.5' (average) Residence Outlot A 323' Varies 78,200 s.f. Ball field reserved (275' deepest) for future re0atting Lot one contains the church building, parking lot and a 26' x 40' accessory building. It also contains enough land area for an expanded parking lot to meet the church's required parking. Currently the church owns the property to the north which also has a church building and parking lot which once housed the Brookdale Christian Center School. As this survey indicates, these two r a • • parcels have access between the properties and the Brookdale • Christian Center utilizes the existing parking for it's purposes. The northerly lot is currently for sale and if sold the current arrangement for parking and access might not continue, but Brookdale Christian Center is not dependant on the northerly site because it has enough available land to provide adequate parking on it's own site. Lot 2 contains and existing single family home (6012 Washburn Avenue) that once served as a parsonage for the church. More recently it has been rented out, and the church is seeking to establish this as a legal lot which would allow them to sell the lot if so desired. This property partially fronts on Washburn Avenue (33 .411 ) . It will not have frontage entirely along a public street and access to the garage will be over the church property. Section 35-520 of the zoning ordinance (copy attached) requires parcels to abut public right of way. Generally this means abutment along the entire width of the property. The ordinance allows the City Council to waive this requirement in favor of a reasonable alternative where unusual circumstances prevail. We are not seeking the extension of Washburn Avenue in this area because extension would create set back problems for the existing church gym/fellowship hall. Instead the City Engineer has required the granting of a drainage and utility easement and the church will have to grant an access easement over it's property in this area to Lot 2. Such an easement and access agreement must be executed • prior to final plat approval and be filed at Hennepin County with this plat. It should be noted that for purposes of building set backs, the west lot line of Lot 2 will be considered the front property line and a minimum 35' building set back will be imposed from this property line. Regarding the creation of Lot 3 (6013 Vincent Avenue) , the plat provides for appropriate right of way dedication for an extension of Vincent Avenue North. Sanitary sewer and water lines in Vincent will have to be extended to provide service for this newly created single family residential lot. The City Engineer has determined that the water main is not large enough to service this lot and possible other lots north of this one. Therefore, the water main will have to be increased from 2" to 6" in this area. The sanitary sewer will also need to be extended as well as roadway extension for Vincent Avenue. The City Engineer recommends that a subdivision agreement be required with this plat which will acknowledge the need for these public improvements with cost of such improvements being borne by this property. Outlot A presently contains a ball field which is utilized by the Brooklyn Center American Little League. The outlot designation will allow this area to be subdivided in the future if proposed by the property owner without including all of the church property in another plat. The church currently does not have such plans, but any future subdivision would have to take into consideration the • 4-15-93 2 f extension of sanitary sewer, water and Vincent Avenue. This part • of the plat is adjacent to the flood plain for Shingle Creek and because of this it must be reviewed by the Shingle Creek Watershed Management Commission. The survey of the property shows the 100 year flood elevation of 8441 . It is recommended that watershed review and approval be accomplished before final plat approval by the City Council. A public hearing has been scheduled and notice has appeared in the Brooklyn Center Sun/Post. Also, notice of the plat has been sent to Robbinsdale Independent School District #281 and Hennepin County. The plat appears to be in order and we would recommend approval subject to the following conditions: 1. The final plat is subject to review in approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances, including the need for a subdivision agreement regarding costs for utility service line extensions and hook ups as well as extension of Vincent Avenue North. 3 . The applicant shall apply for and receive the necessary approvals from the Shingle Creek Watershed Management • Commission prior to final plat approval by the City Council. 4. Applicant shall provide an easement for access purposes over Lot 1, Block 1 to Lot 2, Block 1 for access to the garage area of the existing single family home. 5. Approval of this preliminary plat comprehends the west property line of Lot 2 to be a front property line for building set back purposes. • 4-15-93 3 r IIII iiiiil `• 1 ^��� moo,y o �•'ti, ` , u all fill MEN MEMO mr i■ 1111 ��� �i - ��'� Mrr��!�i♦ sums�,�♦♦���e��i MErr������ ♦♦., ,. ■111 ♦ �I/ 1111■11,®rr// ♦♦�.•- -•-=-y •��► �� �" ■ 111® 1111■Il�r�r ■�� �i�! 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""•��""'"^•°°""x"""....:.»..11 z .`M...w� .--.......+...�..... � � � + .I I j �r 3_ E •-_� i a ` s sit i iai _ `S iE9 EiS ~lr!�Fai i°ct § iixx & r ��� p■�ti `S l.y$ fiifi iii i a �.s R RRQ i • j� s fFi �3�,i tE?A �Si � � C k �• t RS a5 4 s ! t Section 35-520 FRONTAGE ON A PUBLIC RIGHT-OF-WAY. Every parcel proposed •. for some use permitted by the terms of this ordinance shall abut a public right- of-way, provided that where unusual circumstances prevail, the City Council may waive this requirement in favor of a reasonable alternative. If a parcel does not abut a public right-of-way, the applicant may cause an appropriate right-of-way to be dedicated to the municipality provided that any such dedication must conform to the official street layout pi-an, or in the event the official plan does not comprehend such an appropriate right-of-way, the dedication shall conform to a street layout plan meeting the requirements of Section 15-106 of these ordinances, approved by the Director of Public Works and adopted by the City Council. Section 35-530. BUILDINGS IN R1 AND R2 DISTRICTS. In R1 and R2 districts every building hereafter erected or structurally altered shall be located on a lot, and in no case shall there be more than one principal building on one lot. The term "principal building" shall be given its common, ordinary meaning; in case of doubt, or on any question of interpretation, the decision shall rest with the zoning official. 1. No accessory building, unless an integral part of the principal building, shall be erected, altered, or moved, within six feet of the principal building, as measured from exterior wall to exterior wall. No accessory building shall be erected, altered, or moved within six feet of another accessory building, as measured from exterior wall to exterior wall. •- 2. Accessory buildings may 'not be erected within the side yard adjacent to the street of a corner lot. 3. No accessory building shall exceed 15 feet in height. 4. No basement, cellar, garage, tent, or accessory building shall at any time be used as a residence or dwelling, temporarily or permanently. 5. All dwellings shall be on permanent foundations which comply with the State Building Code and which are solid for the complete circumference of the dwelling, except that accessory uses such as screened or enclosed porches, canopies, decks, balconies, stairs, etc. , may be placed on a noncontinuous permanent foundation as approved by the Building Official. 6. The width and the depth of the main portion of any dwelling built after July 23, 1983, shall be no less than 181 . Section 35-540. COMBINATION OF LAND PARCELS. Multiple parcels of land which are contiguous and adjacent and which are proposed to serve a single development use and which are under common ownership shall be combined into a single parcel through platting or registered land survey.