HomeMy WebLinkAbout1997 01-15 PCP • PLANNING COMMISSION AGENDA
CITY OF BROOKLYN CENTER
JANUARY 15, 1997
REGULAR SESSION
1. Call to Order: 7:30 p.m.
2. Roll Call 1996 Planning Commission
3. Approval of Minutes -December 12, 1996
4. Adjourn 1996 Planning Commission
.5. Administer Oath of Office: Tim Willson, Brian Walker, Graydon Boeck, Dianne Reem
6. Call to Order: 1997 Planning Commission
7. Roll Call 1997 Planning Commission
• 8. Election of 1997 Chair
9. Election of 1997 Chair Pro Tern
10. 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.
11. St. Alphonsus Parish(Father Tom Donaldson) 97001
Request for Special Use Permit and Site and Building Plan approval to construct a 22,000
sq. ft. addition to the existing church for a meeting hall and additional space in the
education wing.
12. Brookdale Mitsubishi 97002
Request for Preliminary Plat approval to combine properties into a single parcel for
construction of an approximate 18,000 sq. ft. automobile dealership.
13. Other Business
• 14. Adjournment
Planning Commission Information Sheet
Application No: 97001
Applicant: St Alphonsus Church
Location: 7025 Halifax Avenue N
Request: Site and Building Plan/Special Use Permit
The applicant requests Site and Building Plan approval and a Special Use Permit to construct an
approximate 22,000 sq. ft. meeting hall and educational wing addition to the existing St.
Alphonsus Church located at 7025 Halifax Avenue North. The new addition would be located
primarily to the west of the existing church building and somewhat to the south of the main
entrance to the building.
The property in question is zoned R-1 (One Family Residence) and is bounded on the north by
single family residential homes facing 71 st Avenue North; on the east by Halifax Avenue North
with single family homes on the opposite side; on the south by 70th Avenue North with single
family homes and the intersections of Indiana and June Avenues; and on the west by R-5 and R-3
zoned property containing various office buildings, a multiple family residence and a single
family residence. Churches are special uses in the R-1 zoning district.
The addition consists of classrooms and educational space, a kitchen area and meeting hall along
the west side of the existing church building, south of the school building and a new entry and
I gathering area along the south side of the existing church.
ACCESS/PARKING
Access and parking for the site are being altered slightly. The new addition will eliminate some
existing parking in the southwesterly parking lot. The church is proposing to alter the parking
and driving areas along the south or main entrance into the church to accommodate a new canopy
which will extend out over a drop off area. Additional parking is to be added by expanding the
southwesterly parking lot to the south into an existing greenstrip area. The new greenstrip will
be approximately 45 ft. from the property line which is well in excess of the minimum 15 ft.
greenstrip requirement. Three foot high berms are proposed along the southerly side of the
expanded and altered areas to provide headlight screening from residential property on the south
side of'70th Avenue North.
The applicant's proposal does not change the number of access points to the site, but proposes to
shift the center entrance to the property along 70th Avenue which currently aligns approximately
across from Indiana Avenue. Their proposal would move this entrance approximately 45 ft.
westerly of its existing location which would create an approximately 80 to 85 ft. offset as
measured from the center line of Indiana Avenue to the center line of the altered entrance to the
church parking lot. The City typically looks for offsets to be a minimum of 125 ft. Or to have
driveways line up across from street intersections. It is recommended that the plan be modified
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• to either offset the entrance at least 125 ft. from the Indiana Avenue intersection or to align the
entrance across from Indiana Avenue at least as it is now.
The parking requirement for churches is one parking space for every three seats in the main
church building. There are currently 1,400 seats in the existing church and no expansion to that
seating is proposed. Therefore, 467 parking spaces are required by the City's Zoning Ordinance
for this facility. The meeting room, classroom, kitchen and entrance expansion will not add to
the parking requirement for the church. As mentioned previously, the building expansion will
eliminate 71 parking stalls located to the west of the existing church facility. The applicants are
proposing to add 67 new stalls by expanding the southwesterly parking lot. The total number of
parking spaces on the property will,therefore, be 470 stalls. This exceeds by three the 467
parking spaces required by the zoning ordinance.
DRAINAGE/GRADING/UTILITIES
The City Engineer has reviewed the proposed plan with respect to drainage, grading and utilities.
Attached is a copy of the City Engineer's January 8, 1997 memo regarding his review of the
proposed addition. He notes, based on the size of the parcel, that the site grading plan will be
subject to review and approval by the Shingle Creek Watershed Management Commission. The
Watershed's Engineer is in the process of reviewing the plan, but it will not be before the
Watershed Commission until their first meeting in February. Any approval recommended by the
Planning Commission should be subject to a condition that the applicant must comply with
conditions imposed by the Shingle Creek Watershed Management Commission.
The City Engineer notes the changes to the parking lot and recommends that concrete curb and
gutter be installed for all newly constructed areas. Surmountable curb and gutter will be
provided at the main entrance area where a canopy will extend out over the drop off area.
Surmountable curb and gutter is also proposed at a ramp leading to the new entry at the
southwest corner of the building. New storm sewer is proposed for the southwest parking lot to
replace an existing storm sewer system that will need to be relocated because of the proposed
church expansion. The storm drainage system will lead into a retention pond proposed for the
southwest corner of the site. This retention pond is subject to the review and approval of the
Shingle Creek Watershed Management Commission and is sized to handle drainage from the
existing buildable portion of the church site. The westerly half of the church site, lying
approximately west of June Avenue is being contemplated for some possible future use. Some
discussion has occurred regarding the possible use of some of this property for senior housing.
However, that decision and those plans are not a part of the proposal at this time. Any future use
of the westerly portion of the St. Alphonsus Church property for other than what it is being
currently used, will require additional approval from the City Council as well as the Shingle
Creek Watershed Management Commission. There has also been some discussion regarding a
possible regional pond for this area. That too is not part of the current plan and is subject to
further review and approval. In the meantime, the retention facility proposed by the church is to
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accommodate the current proposed expansion area.
LANDSCAPING
The proposed landscape plan calls for new landscaping to supplement the existing landscaping
on the site. Thirteen Sugar Maple, four Marshall's Seedless Ash and five Skyline Honeylocusts
are proposed primarily around the new addition and in the greenstrip areas along 70th Avenue
North. Three Colorado Spruce are planned along with 14 Sparkler Crabapple trees also primarily
in the green strip areas. Over 200 shrubs will be located around the foundation for the new
addition. These shrubs include Crimson Pygmy Barberry, Carol Macke Daphne, Hughes
Juniper, Arcadia Juniper, Siberian Carpet, Dwarf Alberta Spruce, Anthony Waterer Spirea, Gold
Flame Spirea, Daphne Spirea, Little Princess Spirea, Holmstrip White Cedar and Compact
American Cranberry Bush. Churches are not acknowledged under the landscape point system
used by the Planning Commission to recommend landscape plans. The total value of the
proposed landscaping is approximately 368 points. This coupled with existing landscaping on
the site including 30 shade trees, 20 evergreens and at least 25 to 30 shrubs would come to over
800 landscape points for the area including the St. Alphonsus church and school. This covers
approximately ten acres and is comparable to landscaping requirements for an office
development. The proposed landscaping on the site, therefore, appears to be appropriate.
BUILDING
The proposed building exterior will match the existing exterior of the church. This includes
matching the existing stone along with stucco, brick and brick pilaster at various locations on the
building addition. The building exterior will be accented by stone soldier course and brick
soldier course at various locations, again to match the existing exterior of the St. Alphonsus
church and school. One inch insulated glass in aluminum frames are typical for windows and
doors in the new additions. The new canopy extending out over a drop off area will be stucco to
match the existing stucco and contain stone columns also to match the existing stone on the
church building.
LIGHTING
The proposed plan calls for some new lighting relating to the proposed addition. Approximately
seven freestanding lights on 16 ft. high poles are proposed around the new parking lot areas and
the new building area. These would be a square beam cut off directing light downward and
avoiding glare off of the site. Forty-two inch high bollard type lighting is also proposed by the
walkway areas and both horizontal and vertical flood lights are indicated on the plan. As with all
lighting, it should be situated such that it is directed on the site and not create glare affecting
adjacent properties. The foot candle limit at the property line is three.
SPECIAL USE STANDARDS
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As a special use in the R-1 zone, the church and any expansion is subject to the standards
contained in Section 35-220, Subdivision 2 of the Zoning Ordinance (attached). Regarding
Standard A, we certainly do not believe that the expansion for a meeting hall and educational
wing will somehow be detrimental or endanger the public health, safety,morals or comfort. It
should be a welcomed addition to the church community. As to Standard B, the expanded
facility should not be injurious to the enjoyment of other property in the immediate vicinity, nor
should it adversely affect property values in the neighborhood. As to Standard C, the proposed
expansion will not impede normal and orderly development and improvement of surrounding
property. Finally, with respect to Standard D, it is not anticipated that the addition nor parking
lot improvements will cause congestion in the public streets, provided the plans are amended to
address the proper offset for the relocated driveway from the Indiana Avenue intersection.
A public hearing has been scheduled and notices have been sent.
RECOMMENDATION
Altogether, the proposal appears to be in order and approval is recommended subject to at least
the following conditions:
1. The Special Use Permit is granted for the expansion of the St. Alphonsus church for a
meeting hall and educational wing including a kitchen facility. The use may not be
altered or expanded beyond the specific approval without being consistent with the
City's zoning regulations or an amendment to the Special Use Permit.
2. Building plans for the expansion project are subject to review and approval by the
Building Official with respect to applicable codes prior to the issuance of permits.
I Grading, drainage and utility P lans are subject to review and approval by the City
Engineer prior to the issuance of permits.
4. A site performance agreement and supporting financial guarantee in an amount to be
determined based on costs estimates shall be submitted prior to the issuance of
permits to assure the completion of approved site improvements.
5. Any outside trash disposal facilities and/or rooftop mechanical equipment shall be
appropriately screened from view.
6. The building addition is to be equipped with an automatic fire extinguishing system
to meet NFPA standards and shall be connected to a central monitoring device in
accordance with Chapter 5 of the city ordinance as determined by the Building
Official.
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7. B-612 curb and gutter shall be provided around all new or improved driving and
parking areas.
8. The applicant shall submit an as-built survey of the property, improvements and
utility service lines prior release to the of the performance guarantee.
9. The storm drainage system, grading plan and the design of the water detention facility
are subject to the review and approval of the Shingle Creek Watershed Management
Commission prior to the issuance of building permits for this project.
10. Ponding areas required as a part of the storm drainage plan shall be protected by
approved easement. The easement document shall be executed and filed with
Hennepin County prior to the issuance of permits.
11. Plan approval is exclusive of all signery which is subject to Chapter 34 of the city
ordinances.
12. The plan shall be modified to provide a proper offset of a least 125 ft. for the
proposed relocated access from the center line of Indiana Avenue or align with
Indiana Avenue.
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MEMORANDUM
DATE: January 8, 1997
TO: Ron Warren, Planning and Zoning Specialist
FROM: Scott Brink, City Engineer
SUBJECT: Site Plan Review
St. Alphonsus Church Addition
I have reviewed the above preliminary plat and offer the following comments at this time.
Comments are based upon plans provided by Westwood Professional Services, Inc. and received
by the City on December 20, 1996.
1. The plan essentially provides for an addition to the west side of the existing
church building. Included are revisions and adjustments to the existing parking
lots, and the installation of storm sewer and on-site storm water retention. Based
upon the size of the parcel, the site grading plan will be subject to the review and
• approval of the Shingle Creek Watershed Management Commission. At this time,
the Watershed's engineer is reviewing the plan. Any approval of the site plan
should also be subject to any additional approvals of the Shingle Creek Watershed
Management Commission.
2. It appears that substantial portions of the parking lot will be re-worked. It is
therefore recommended that concrete curb and gutter be installed for all newly
constructed parking lots.
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3. Based upon the size of the parcel, storm water retention will be required. A
detention facility is proposed on the southwest portion of the property. Design of
the retention facility shall be subject to the review and the approval of the Shingle
Creek Watershed Management Commission.
Discussions have also occurred regarding the possibility of a"regional"pond to
serve not only the church property, but potential redevelopment lands adjacent to
this property and Brooklyn Boulevard. In the event such a regional facility should
be constructed, it is possible that the smaller retention facility proposed may no
longer be needed. It is recommended that the site engineer further review and
evaluate the proposed drainage and storm sewer system to accommodate the
potential of a future regional facility.
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If the proposed on-site retention facility is approved and constructed, a drainage
and utility easement shall be provided, and a utility and maintenance agreement
shall be entered into by the City and St. Alphonsus.
4. No additional utility work(sanitary sewer or water) has been proposed. Any
further utility requirements shall be subject to further review by the City Building
Official.
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2. Review of Rezonin;
Where property within the municipality has ben rezoned for a less restrictive land use upon
petition of the owner or his agent pursuant to the provisions of this ordinance, and where no
structural work thereon has commenced within two (2) years of the date of the rezoning
action by the City Council, the Planning Commission may review the zoning classification
of the property in the light of the Comprehensive Plan and make appropriate
recommendations to the City Council which may include the recommendation that the
subject property be rezoned to permit a more restrictive use in conformance with the
provisions of the Comprehensive Plan.
Section 35-220. SPECIAL USE PERMITS. Special uses are those which may be required for
the public welfare in a given district but which are, in some respects, incompatible with the permitted
uses in the district. Before a building or premises is devoted to any use classified as a special use by
this ordinance, a special use permit must be granted by the City Council.
The following rules shall govern applications for a special use permit:
1. Procedures
a. A "Special Use Permit" application shall be initiated by the owner of the subject
property or his authorized agent. The application shall be referred to the Planning
Commission for public hearing, study and report and may not be acted upon by,the
City Council until it has received the recommendation of the Commission, or until
seventy-eight (78) days have elapsed from the date of referral of the application
without a report by the Planning Commission. The date of referral is defined as the
date of the public hearing.
b. The applicant or his authorized agent shall fill out and submit to the Secretary of the
Planning Commission a "Special Use Permit" application, copies of which are
available at the municipal offices, together with a fee in an amount as set forth by City
Council resolution. The application shall be filed with the Secretary of the Planning
Commission at least fourteen(14) days before the date of the public hearing.
C. The Secretary of the Planning Commission shall refer the matter to the Planning
Commission by placing the application upon the agenda of the Commission's next
regular meeting, provided;however, that the Secretary may, with the approval of the
Chairman of the Commission, place the Application on the agenda for a special
meeting of the Planning Commission.
35-6
• d. No less than seven (7) days before the date of the hearing the Secretary Y S retary of the
Planning Commission shall mail notice of the hearing to the applicant and to the
property owners or occupants of all property within 150 feet(including streets) of the
subject property when it is within the R1 or R2 districts; and to the property owners
or occupants of all property within 350 feet(including streets) of the subject property
when it is within any district other than R1 or R2. The failure of any such owner or
occupant to receive such notice shall not invalidate the proceedings hereunder.
e. The Planning Commission shall report its recommendation to the City Council not
later than sixty (60) days following the date of referral to the Commission.
f. The application and recommendation of the Planning Commission shall be placed on
the agenda of the City Council within eighteen (18) days following the
recommendation of the Planning Commission, or in the event the Commission has
failed to make a recommendation,within seventy-eight(78)days of the date of referral
to the Commission.
g. The City Council shall make a final determination of the application within forty-eight
(48) days of the recommendation by the Planning Commission, or in the event the
Commission has failed to make any recommendation, within one hundred and eight
(108) days of the date of referral to the Commission.
h. The applicant or his agent shall appear at each meeting of the Planning Commission
and of the City Council during which the application is considered. Furthermore,each
applicant shall provide for the Commission or the City Council, as the case may be,
the maps, drawings, plans, records, or other information (see Section 35-230, Plan
Approval) requested by the Commission or the City Council for the purpose of
assisting the determination of the application.
i. The Secretary of the Planning Commission, following the Commission's action upon
the application, and the City Clerk, following the City Council's action upon the
application,shall give the applicant a written notice of the action taken. A copy of this
notice shall be kept on file as a part of the permanent record of the application.
2. Standards for Special Use Permits
A special use permit may be granted by the City Council after demonstration by evidence
that all of the following are met:
a. The establishment, maintenance or operation of the special use will promote and
enhance the general public welfare and will not be detrimental to or endanger the
• public health, safety, morals or comfort.
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b. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and
impair property values within the neighborhood.
C. The establishment of the special use will not impede the normal and orderly
development and improvement of surrounding property for uses permitted in the
district.
d. Adequate measures have been or will be taken to provide ingress, egress and parking
so designed as to minimize traffic congestion in the public streets.
e. The special use shall,in all other respects,conform to the applicable regulations of the
district in which it is located.
I Conditions and Restrictions
The Planning Commission may recommend and the City Council may impose such
conditions and restrictions upon the establishment, location, construction, maintenance and
operation of the special use as deemed necessary for the protection of the public interest and
to secure compliance with requirements specified in this ordinance. In all cases in which
special use permits are granted,the City Council may require such evidence and guarantees
• as it may deem necessary as part of the conditions stipulated in connection therewith.
4. Resubmission
No application for a special use permit which has been denied by the City Council shall be
resubmitted for a period of twelve (12) months from the date of the final determination by
the City Council; except that the applicant may set forth in writing newly discovered
evidence of change of condition upon which he relies to gain the consent of the City Council
for resubmission at an earlier time.
5. Revocation and Extension of Special Use Permits
When a special use permit has been issued pursuant to the provisions of this ordinance, such
permit shall expire without further action by the Planning Commission or the City Council
unless the applicant or his assignee or successor commences work upon the subject property
within one year of the date the special use permit is granted, or unless before the expiration
of the one year period the applicant shall apply for an extension thereof by filling out and
submitting to the Secretary of the Planning Commission a"Special Use Permit" application
requesting such extension and paying an additional fee in an amount as set forth by the City
Council resolution.
35-s
Special use permits granted pursuant to the provisions of a prior ordinance of Brooklyn
Center shall expire within one year of the effective date of this ordinance if construction
upon the subject property pursuant to such special use permit has not commenced within
that time.
In any instance where an existing and established special use is abandoned for a period of
one year, the special use permit related thereto shall expire one year following the date of
abandonment.
Section 35-230. PLAN APPROVAL. It is declared to be the policy of the City to preserve and
promote an attractive, stable residential and business environment for its citizens through encouraging
well conceived, high quality developments. To this end, imaginative architectural concepts shall be
employed in the design of buildings and in the development of respective sites. In this regard, every
person, before commencing the construction or major alteration of a structure, except one and two
family dwellings and buildings accessory thereto, shall make application for plan approval from the
City Council. Plan approval may be required in conjunction with special use permit consideration. The
following rules shall govern applications for plan approval.
1. Procedures
a. A "Plan Approval" application shall be initiated by the owner of subject property or
by his authorized agent. The applicant shall fill out and submit to the Secretary of the
Planning Commission a "Plan Approval" application, copies of which are available
at the municipal offices, together with a fee in an amount as set forth by City Council
resolution. The application shall be filed with the Secretary of the Planning
Commission at least fourteen (14) days prior to the next regular meeting of the
Planning Commission.
b. The Secretary of the Planning Commission shall refer the matter to the Planning
Commission by placing the application upon the agenda of the Commission's next
regular meeting; provided, however, that the Secretary may, with the approval of the
Chairman of the Commission, place the application on the agenda for a special
meeting of the Planning Commission.
C. The Planning Commission shall report its recommendation to the City Council not
later than sixty (60) days following the date of referral to the Commission. The date
of referral is defined as the date upon which the application is first considered by the
Planning Commission.
d. The application and recommendation of the Commission shall be placed on the agenda
of the City Council within eighteen (18) days following the recommendation of the
Planning Commission, or in the event the Commission has failed to make a
recommendation, within seventy-eight (78) days of the date of referral to the
Commission.
35-9
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. Planning Commission Information Sheet
Application No. 97002
Applicant: Brookdale Mitsubishi
Location: 7223, 7227, 7231, & 7235 Brooklyn Boulevard
Request: Preliminary Plat
The applicant is seeking preliminary plat approval to combine into a single lot, four parcels of
land addressed as 7223, 7227, 7231 and 7235 Brooklyn Boulevard. This new lot when combined
with an approximate 11,159 sq. ft. triangular shaped parcel of land located contiguous to the
subject property, but in the city of Brooklyn Park, will comprise the site proposed for the
Brookdale Mitsubishi automobile dealership comprehended under Planning Commission
Application No. 96017.
The property in question is that for which rezoning and site and building plan approval under the
Planned Unit Development process (Application No. 96017), was granted by the City Council on
January 13, 1997. One of the conditions of that approval required that the property in Brooklyn
Center be replatted into a single parcel of land and that the triangular piece of property in
Brooklyn Park be dedicated to this site through a legal encumbrance. This application is ,
therefore, in response to that condition.
The property in question is bounded on the north by the common boundary line between the
cities of Brooklyn Center and Brooklyn Park with the Toyota City Dealership and the small
triangular shaped parcel of land mentioned above on the opposite side of the boundary; on the
east by Brooklyn Boulevard with C-1 zoned land containing the Re/Max real estate office
building on the opposite side; on the south by R-3 zoned land containing the Creek Villa
townhomes; and on the southwest by Shingle Creek and R-3 zoned land containing the Unity
Place Co-op on the opposite side of the creek.
The property addressed as 7235 Brooklyn Boulevard and legally described as Lot 3, Block 1,
Piccadilly Pond, is the site of the former Red Lobster Restaurant. This parcel along with 7227
Brooklyn Boulevard, legally described as Lot 2, Block 1, Red Lobster Addition, containing an
off-site parking lot dedicated for the sole use of the Red Lobster building and the approximate
11,159 sq. ft. triangular parcel of land located in Brooklyn Park made up the entire Red Lobster
complex which has been abandoned. The total area of these three parcels is 134,535 sq. ft. or
3.088 acres. The property addressed as 7231 Brooklyn Boulevard, legally described as Lot 2,
Block 1, Piccadilly Pond is 110,542 sq. ft. or 2.537 acres and contains a 6,081 sq. ft. building
formerly occupied by the Community Emergency Assistance Program (CEAP). This parcel is an
irregularly shaped parcel with a long arm of land leading out to Brooklyn Boulevard containing
an access road serving all the adjoining parcels. The parcel addressed as 7223 Brooklyn
Boulevard, legally described as Lot 1, Block 1, Red Lobster Addition, is a vacant 1.409 acre
parcel adjacent to Brooklyn Boulevard.
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Page 1
The total acreage of the plat in Brooklyn Center will be 6.77') acres. The total acreage for the
• dealership, including the triangular shaped land in Brooklyn Park, will be 7.035 acres. As
previously mentioned, the property in Brooklyn Park must be legally encumbered for the sole use
of the Brooklyn Center property through a proper encumbrance approved by the City Attorney
and filed with the final plat for this property.
Currently there are 15 ft. wide drainage and utility easements located both east and west of the
existing access road servicing the parcels in question and part of the CEAP property. Also, 10 ft.
wide drainage and utility easements are located on the CEAP property adjacent to the property
line. These easements will have to be either vacated or eliminated as part of the filing of the new
plat in order for Brookdale Mitsubishi to locate the buildings as they are proposing under the
plan approved for Application No. 96017. The City Engineer is verifying whether a formal
easement vacation ordinance will be necessary or if the filing of the new plat will be sufficient to
eliminate these easements. The purpose of these easements was to establish building and parking
setbacks on the lots from the access road servicing the various properties under the existing
configuration of the properties.
The preliminary plat shows the location of delineated wetlands on the westerly portion of the
property. This area will need to be protected by an easement. The City Engineer is also
recommending standard 10 ft. wide drainage and utility easements around the perimeter of the
newly established lot.
. The proposed legal description for the new plat will be Lot 1, Block 1, Metro Motors Addition.
A public hearing has been scheduled and notice of the Planning Commission's consideration has
been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
The preliminary plat appears to be in order and approval is recommended subject to at least 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. The existing 10 ft. wide and 15 ft. wide drainage and utility easements located along
either side of the driveway serving the current lot configuration shall be eliminated in
a manner approved by the City Attorney.
4. The triangular shaped piece of property located in Brooklyn Park and adjacent to the
subject property shall be dedicated to the use of this site through a legal encumbrance
as approved by the City Attorney. Said encumbrance shall be filed with this plat at
• 1-15-97
Page 2
• Hennepin County.
5. The area on the preliminary plat indicated as delineated wetland shall be protected by
an easement in a manner and form approved by the City Attorney.
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Page 3
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• MEMORANDUM
DATE: January 8, 1997
TO: Ron Warren, Planning and Zoning Specialist
FROM: Scott Brink, City Engineer
SUBJECT: Preliminary Plat Review
Metro Motors Addition
A preliminary plat prepared by Harry S. Johnson Companies, Inc. was received by the City on
December 23, 1996. I have reviewed the plat and offer the following comments at this time:
1. The plat will be subject to the review and approval of Hennepin County.
2. The final plat will require additional drainage and utility easements around
proposed wetland and ponding areas, flood plains, and around the perimeter of the
property. The plat may also be subject to additional easement requirements of
• Hennepin County along Brooklyn Boulevard.
3. The property owner shall be required to sign into a maintenance and utility
agreement with the City prior to any further approvals.
4. The plat and related site plan shall be subject to any additional requirements of the
Shingle Creek Watershed Management Commission.
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