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Home My WebLink About1998 04-30 PCP • PLANNING COMMISSION AGENDA CITY OF BROOKLYN CENTER APRIL 30, 1998 STUDY SESSION 1. Call to Order- 7:30 p.m. 2. Roll Call 3. Approval of Minutes-April 16, 1998 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. • 5. Accessible Homes, Inc. (Doug Peterson) 98007 Request for Preliminary Plat approval to subdivide into five lots the property currently addressed as 5621 Indiana Avenue North. 6. Other Business 7. Adjournment i Application Filed on 4-9-98 City Council Action Should Be Taken By 6-8-98 (60 Days) Planning Commission Information Sheet Application No. 98007 Applicant: Accessible Homes,Inc. (Doug Peterson) Location: 5621 Indiana Avenue North Request: Preliminary Plat The applicant is seeking preliminary plat approval to subdivide into five lots the property that is currently addressed as 5621 Indiana Avenue North. The property in question is zoned R-1 (Single Family Residence) and is a 109,132.9 sq. ft. (2.51 acre)parcel of land lying between Twin Lake and Halifax Avenue North,just southerly of 57th Avenue North. The property is bounded by Twin Lake on the West; single family homes facing June and Halifax Avenues on the north; Halifax Avenue on the east; and single family homes facing Indiana and Halifax Avenues on the south. The subdivision would create four new lots for development and one lot which would contain an existing single family home. Fifty feet of new right-of-way will be dedicated to extend a public street that would connect the existing June and Indiana Avenues and 56 feet of right-of-way will be dedicated on the east end of the plat for the balance of right-of-way needed for Halifax Avenue. The existing legal description is a cumbersome metes and bounds description taking off from the old Government Lot 2, Section 3, Township 118, Range 21. The proposed legal description would be Lots 1 through 4,Block 1 and Lot 1, Block 2, Twin Lake Overlook Addition. Lot 1, Block 2 is the site of the house addressed 5621 Indiana Avenue,which address will continue to be used to identify the property. This lot will have 168.11 ft. of frontage along Indiana Avenue and be 51,563.2 sq. ft. in area. Lots 1 and 2, Block 1, will each be 84 ft. by 116.65 ft. (9,798.6 sq. ft.) and front on Halifax Avenue. Lot 4, Block 1 will be 84.06 ft. wide and 10,209.2 sq. ft. in area with an average depth of approximately 118.4 ft. while Lot 3, Block 1 will be 84.06 ft. wide and 9,949.6 sq. ft. in area with an average depth of approximately 121.5 ft. These two lots will front on the new roadway connecting June and Indiana, which will be known as Indiana Avenue in this location. The reason Indiana will be used to identify the roadway is to avoid as much confusion as possible with the development of this new section of road. The existing house in the plat has an Indiana address as do all of the homes south of it. The two new lots will face Indiana and should also have Indiana addresses. The existing homes north of the plat all have June Avenue addresses. The City could unilaterally change the addresses or street names in this area,but it would cause a number of problems for existing residents. It seems better to sign the • 4-30-98 Page 1 I • • street in the location where the change from June Avenue to Indiana Avenue will take place and not require wholesale address and street name changes in this area. The new portion of Indiana Avenue will have 50 ft. of right-of-way to match with the June Avenue right-of-way to the north, however,the Indiana Avenue right-of-way south of the plat is only 33 ft. wide. The surface area of roadways will be a standard width and connect the two paved roadway surfaces. The area proposed for the new Indiana Avenue right-of-way is already a 50 ft. wide drainage and utility easement and contains an eight inch sanitary sewer and a water main which will serve the lots on Indiana Avenue. This plat will dedicate this area for right-of- way as well. Water main exists in the Halifax Avenue right-of-way and will serve the lots abutting Halifax. Sanitary sewer will need to be extended from the north to serve these new lots. The City Engineer is reviewing the plat for roadway and utility extensions. Costs associated with the utility and roadway work will be borne by the developer. i All of the proposed lots meet the minimum requirements for single family residential lots. The preliminary plat shows the 856 ft. contour which is the 100 year flood elevation for Twin Lake. The preliminary plat also shows the high water mark for Twin Lake, which is at the 855.1 ft. contour. All building sites must have a finished floor elevation at least one foot above the 100 year flood elevation. That finished floor elevation must,therefore,be at a minimum elevation of 857 ft. The preliminary plat shows 5 ft. wide drainage and utility easements around the interior and rear property lines and 10 ft. wide drainage and utility easements along roadway right-of- . way in Block 1. No such easements are shown around the existing property in Block 2. Such easements should be indicated for the existing lot as well. The preliminary plat also shows the location of various sheds on the site as well as an existing garage. The three sheds will need to be removed. The easterly two because they will be on a newly created lot. The one shed on the existing lot will exceed the number of allowable accessory buildings for a residential lot in the city. This shed,too, should be removed. The existing garage can remain and will have a setback of 25 ft. from the new Indiana right-of-way. This alignment is consistent with some of the other accessory buildings located in the immediate area and we do not believe it is necessary that the garage be removed. This plat,because it abuts public water, will have to be reviewed and approved by the Shingle Creek Watershed Management Commission. Application is being made for this review, however, it is not anticipated that the watershed review will be completed prior to the Planning Commission's consideration of this matter. A public hearing has been scheduled for this preliminary plat and notice of the Planning Commission's consideration has been published in the Brooklyn Center. Sun/Post. RECOMMENDATION �I • 4-30-98 Page 2 I • I • The proposed preliminary plat appears to be in order and approval of this application 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. Appropriate drainage and utility easements shall be provided around the proposed Lot 1,Block 2 in a manner acceptable to the City Engineer prior to final plat approval. 4. This preliminary plat is subject to the review and approval of the Shingle Creek Watershed Commission prior to final plat approval by the City. • • 4-30-98 Page 3 • i i • Z�q all FT- ter_ ' ��.N CC �Y ` �� '•\ PLANNING COMMISSION / ' �'` ' FRANCE 1 '� A u `- CO. s o =• J APP NO. 98007 56TH. AVp 56TH. AVE. 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F omo =q Ys _Raga e'_E °e- p A Z o 8 a S m ° °Hs "s : ";=€d � � wa°� � `.�� e_ses�'gs�m;° .s � � = m es x alt; `.- -$S° 3I I u rn > o o - sa � see3=ass ; Y w ° tq rT a s QaSSs3E _ s o ob Ivl � 5q d� s�a�yy $ O If N I o 3 goo -s_e, Pit BY—LAND SURVEYING, P.A. SURVEYORS CERTIFICATION JOB NUMBER � ��e1n nr, IEGAI DESCRIPTION: AUDITOR'S SUBDSION NO.218, LAND SURVEYORS a" O° 14068 SECTION 3,TOWNSHIP 118,RANGE 21. 8700 JEFFERSON HIGHWAY '""p°y 1N 1AM """19°e o-Delwte6 Iron Monument OSSEO, MINNESOTA 55369 :n r / �' FIE-BOOK NUMBER PHONE: 493-5761 FAX: 493-5781 REVISED: APRIL 10TH,1998 °n E MN°ne.MW Rp.No.20262 1 211-25