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HomeMy WebLinkAbout2005-008 - 3955 69th Ave FULL PACKETCity of Brooklyn Center Planning Commission Application Date Received Please Print Clearly or lype Address/Street Location of Property 7�` Legal Description of Property LC It- TI c;T- -Y .0 i< V— Owner Address Application No. WIM l/ n e r,)i-- eL""� c✓ Phone No. Applicant Phone No. (-11 Address t E � j TAyXt %3- SSD Tr Type of Request: Rezoning Variance Special Use Permit ® Subdivision Approval F1 Site & Building Plan Approval Other: of Request: Application Fee $ Acct No. 10100-4403 Receipt No. y S The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center, within fifteen (15) days after mailing or delivery of the billing statement, the actual costs incurred by the City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the processing of the application. Such costs will be in addition to the application fee described herein. Withdrawal of the application will not relieve the applicant of the obligation to pay costs incurred prior to withdrawal. Applicant (Please Print) Applicant's ignature PLANNING COMMISSION RECOMMENDATION Dates of P. C. Consideration: 5 Approved Denied this 9 day of 20 C% S , subject to the following conditions: . ------------------------------------------------------------------------- CITV C[)UNC11 ACTION Dates of Council Consideration: 3 '�` Approved Denied • this day of fi'i6CL1 20 1 , with the following CITY OF BROOKLYN CENTER 6301 Shingle Creek Parkway Brooklyn Center, MN 55430 PROCEDURES AND REQUIREMENTS FOR FILING APPLICATION FOR SITE AND BUILDING PLAN APPROVAL Prior to submission of an application for plan review and approval, prospective applicants should arrange an informational meeting with the Planning Staff to discuss preliminary plans and to become familiarized with applicable ordinance and policy provisions. Four (4) copies of the following documents and information will be submitted, nt least 14 dais prior to the date of the regular Commission meeting, concurrent with filing the application (required documents must be consistent with ordinance and policy provisions before an application may be accepted): 1. A certified site survey drawing by a registered engineer or land surveyor showing pertinent existing condition, accurately dimensioned. 2. *An accurately scaled and dimensioned site plan indicating: a) parking layouts and access provisions, including calculation of ordinance parking requirements; b) designations and locations of all proposed buildings and required setback lines; c) fences, walls or other screening, including heights and type of material; d) outside lighting provisions, type and location (foot candle strength at property line must be calculated); e) curbing (13612 curb and gutter is required). Indicate radius measurements; f) building information, including: gross floor area, type of construction and occupancy classification. 3. *A landscape plan showing areas to be sodded or seeded, quantity, location, size and species of trees and shrubbery. (Note: Underground irrigation is required in all landscaped areas in commercial and industrial districts. Plans must be so noted.) 4. *Building floor plans, elevations, sections and specifications, including materials proposed. 5. *Existing and proposed land elevations, drainage provisions, and utility provisions, including the diameters of utility lines. 6. Additional drawings, plans or information deemed necessary by the Secretary. *Must be prepared by a registered architect or person registered with the State Board of Registration for Architects, Engineers, Landscape Architects and Land Surveyors, and said drawings./plans will be so certified. NOTE: Upon approval of plans by the Council and prior to issuance of permits, a Performance Agreement as to approved site improvements and a supporting financial guarantee, in an amount to be determined by the City, are required. Acceptable financial instruments include cash escrow; certificate of deposit; and performance bond. Copies of the Zoning Ordinance may be obtained from the Administrative Office. Questions should be directed to the Planning and Zoning Specialist at 763-569-3330. Procedures & Requirements for Filing Application for Site & Bldg Plan Approval Revised 3-01 Application Filed on 4-07-05 City Council Action Should Be Taken By 6-06-05 (60 Days) Planning Commission Information Sheet Application No. 2005-008 Applicant: CBR Development, LLC Location: 3955 69th Avenue North Request: Preliminary Plat The applicant, Thomas Rollings on behalf of CBR Development, LLC, is seeking preliminary plat approval to divide the lot located at 3955 69th Avenue North into eight lots and an outlot for development of an eight unit, potentially owner occupied, townhouse complex. Planning Commission Application No. 2005-009 is a companion application requesting site and building plan approval for this eight unit townhouse complex. The property in question is zoned R-3 (Multiple Family Residence — Townhouse/Garden Apartments) and is located on the south side of 69th Avenue North on the lot immediately west of the city water tower. It is surrounded on the east, south and west by other R-3 zoned property containing the city water tower (east), the Victoria Townhomes (south), and a non -conforming single family home (west). To the north is 69th Avenue North with a large landscape median dividing the east and west bound lanes with R-1 zoned property on the opposite side of the street. Townhouses such as those being proposed for development are permitted uses in this R-3 zone. The existing lot is a metes and bounds description of a portion of Lot 3, Auditor's Subdivision No. 25. This description includes a portion of the 69th Avenue North right of way (33 ft.) that will be formerly dedicated with the new plat. The resulting land area of the plat, minus the right of way, will be approximately 38,598 sq. ft. or .89 acre. The proposed plat will create eight lots in two blocks (Lots 1-4, Block 1 and Lots 1-4, Block 2) and Outlot A (the common area). Each of the owners of the individual lots will own an equal interest in the common area, which will be controlled by the homeowner's association documents, which will be filed as a Declaration of Covenants and Restrictions with the final plat. These documents should be reviewed and approved by the City Attorney prior to final plat approval. The eight townhouse lots to be created will be in two groups of four. The corner lots in the two blocks are 40 ft. by 44 ft. while the interior lots are 35 ft. by 44 ft. A 26 ft. wide drainage and utility easement, where utilities serving the units will be located, runs between Blocks 1 and 2. This will also serve as the drive lane for the two 4-unit buildings. The property lines will separate the units along the common walls. Based on the applicant's proposal, a new drive way opening on 69th Avenue North at the center of the site will need to be constructed while the existing drive way will be abandoned. 4-28-05 Page 1 The density requirement for an R-3 use is 5,400 sq. ft. of land per dwelling unit, or approximately eight units per acre. The applicant will be seeking a density credit per Section 35- 400, Subdivision lb of the zoning ordinance which allows the total square footage to be reduced by 500 sq. ft. for each required parking space located under the building. This is a part of the consideration of Application No. 2005-009. The final plat can only be approved in the manner submitted if the density credit is granted under the above mentioned application. The Director of Public Work's/City Engineer is reviewing the preliminary plat as well as the drainage, grading and utility plans and will offer written comments for the Planning Commission's consideration. The size of the site is below the threshold for requiring Watershed Management Commission review. The Public Work's Director and I have reached the conclusion that we can only recommend approval of the preliminary plat and the accompanying site and building plan if a new access arrangement is provided. This would require the City Council to authorize a shared access drive along the south side of the water tower site to France Avenue North. This access would serve as access to the subject site as well as access to the other R-3 zoned properties to the west. This access drive would not be a public street or alley but would serve as a private drive for these properties. The cost of developing the access drive would be borne by the developer. The Public Work's Director also believes that utilities serving the sites should be in this area connecting to existing utilities in France Avenue North. No access to the site or adjacent R-3 sites would be gained from 69th Avenue North. Potentially four or five similar complexes as proposed under this application could be developed, each of which could have access to 69th Avenue. U-turns would be common on 69th Avenue North at France and at Halifax that would create unacceptable traffic hazards and safety concerns. Prohibiting access to these developments directly from 69th, forcing access to France, would be a much more desirable situation. We have encouraged consolidation of lots for townhouse development but apparently this is not feasible at this time and the developer wishes to exercise his right to develop the property separately. A public hearing has been scheduled and notices have been sent. RECOMMENDATION This Preliminary Plat approval should be 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. Final plat approval is subject to the approval of Planning Commission Application No. 2005-009 granting density credits per Section 35-400, Subdivision lb to allow eight dwelling units within this plat. 4-28-05 Page 2 4. A Declaration of Covenants and Restrictions along with homeowner's association documents shall be reviewed and approved by the City Attorney prior to final plat approval. 5. Final Plat approval is contingent on access arrangements and agreements allowing access from the site to France Avenue North and authorizing access through this site to the properties to the west. 4-28-05 Page 3 City of Brooklyn Center A Millennium Community MEMORANDUM DATE: April 25, 2005 TO: Ron Warren, Planning and Zoning Specialist FROM: Todd Blomstrom, Director of Public Works�7 SUBJECT: CBR Development — 3955 69th Avenue North Preliminary Plat and Site Plan Review Planning Commission Application 2005-008 and 2005-009 Public Works Department staff reviewed the following preliminary documents submitted for review under Planning Commission Application 2005-008 and 2005-009 for property located at 3955 69th Avenue North. • Certificate of Survey & Topographic Survey dated March 1, 2005 • Preliminary Plat dated April 8, 2005 • Preliminary Utility Plan dated April 8, 2005 • Preliminary Site and Storm Plan dated April 8, 2005 • Preliminary Grading Plan dated April 8, 2005 The following comments and recommendations regarding the proposed preliminary plat and site plans are provided for your consideration. Preliminary Plat 1. The northern 33.07 feet of the plat area shall be dedicated to the public as street right-of- way for 69th Avenue North. 2. Public drainage and utility easement shall be dedicated over the entire portion of Outlot A. 3. The applicant will be required to enter into a Subdivision Agreement and an Agreement for Maintenance and Inspection of Utility and Storm Drainage Systems with the City to provide for the construction and operation of shared utility infrastructure. 4. All right of way and easements necessary to provide street and utility service to the proposed site development or accommodate proposed relocation of existing public utilities within the site shall be dedicated to the public for public use with the final plat. 6301 Shingle Creek Parkway Recreation and Community Center Phone & TDD Number Brooklyn Center, MN 55430-2199 (763) 569-3400 City Hall & TDD Number (763) 569-3300 FAX (763) 569-3434 FAX (763) 569-3494 www.cityofbrooklyncenter.org 5. The Developer shall coordinate site development plans with Xcel Energy, Centerpoint Energy, Quest Communications and other private utility companies. Site Access and Traffic Issues Traffic access to the proposed development site is limited to a right -in and right -out access condition to eastbound 69th Avenue. The proposed development has the potential for generating a high number of U-turn movements at the intersection of France Avenue and 691h Avenue as well as the intersection of Halifax Avenue and 69th Avenue. The existing median at the intersection of Halifax Avenue and 69th Avenue is not configured to safely allow U-turn movements. Vehicle attempting to make a U-turn at Halifax Avenue currently block a westbound drive lane for 69th Avenue North. Based on these access issues, engineering staff recommends that the site plan be modified to include one of the following two options to address the limited access issue. Provide site access from France Avenue through the southern portion of the adjacent water tower site and close the existing driveway access onto 69th Avenue North. This option would require the developer to acquire an access easement from the City to construct the private driveway across the water tower site. Staff further recommends that the developer enter into an agreement to allow future development to the west of the site to use the proposed driveway access across the southern portion of the property to access France Avenue. 2. Construct a left turn lane along westbound 69th Avenue approaching the intersection of Halifax Avenue at the developer's expense. This is the least desirable of the two options because it would not reduce the frequency of U-turn movements along 69th Avenue. Water Supply and Sanitary Sewer Service Water and sanitary sewer service is currently available along France Avenue south of 69th Avenue to serve the proposed development. The existing public sewer and water systems can provide adequate service for the proposed land use. 1. The utility plan shall be revised to include a note indicating that water and sewer services for the existing home within the plat must be disconnected at the mains prior to building demolition. Service disconnections shall be done in conformance with sewer and water service disconnection specifications available at the city engineering division office. 2. The water meter must be removed from the existing structure prior to building demolition. 3. The Utility Plan shall be amended to show connections to the public water and sanitary sewer system from France Avenue. 4. It is recommended that the applicant review the need for 8" diameter water main within the site to determine if 6" diameter main would be sufficient. 5. Utility service extensions must meet City of Brooklyn Center design standards. The location and method of connection to existing water and sanitary sewer services shall be subject to approval by the Supervisor of Public Utilities. 6. The proposed site plan shall be subject to the approval of the City Fire Chief and Building Official, including hydrant spacing requirements and any other requirements of the Fire Department. Storm Drainage The site plan submittal is incomplete with respect to addressing storm water management requirements for site development. The proposed site improvement would convert a substantial portion of the site to impervious surface. NPDES regulations require that land development projects incorporate construction and post -construction storm water best management practices to control the rate and quality of storm water discharges. The preliminary site plan documents did not include storm water design calculations or other supporting drainage information. The applicant shall provide a site storm water management plan, including drainage calculations and detailed design drawings for proposed storm water management facilities, to the Engineering Division for review prior to submitting the final plat for approval. 2. Post -construction storm water best management practices shall be incorporated into the site plan to adequately address all storm water management requirements as established by the Shingle Creek Watershed Management Commission. These standards can be found at: http://www.shinglecreek.org/appendixb.pdf. Erosion control measures shall be installed prior to starting site grading operations. The owner will be responsible for the prompt removal of all dirt and mud tracked onto public streets from the site during construction. 4. An NPDES construction site erosion control permit must be obtained from the Minnesota Pollution Control Agency prior to disturbing the site. The above comments are provided based on the information provided by the applicant at the time of this review. Subsequent approval of the final site plans may require additional modifications based on engineering requirements associated with final design of water supply, storm drainage, sanitary sewer, gas and electric service and final grading as established by the city engineer and other public officials having jurisdiction over approval and recording of the final plat. C-- � � | \ CL , � � . ! t;i \ !!!!! /! ji;.-----s— ,-- - / 3 v \� V8 - — ~�~ ®\� �----------ƒ _ 6 a & 04 cm ■�\ TTO SSOCIATES ENGINEERS & LAND SURVEYORS, INC. STORMWATER MANAGEMENT NARRATIVE CBR DEVELOPMENT BROOKLYN CENTER, MINNESOTA Otto Project No. 2-05-0062 April 6, 2005 Two rain gardens, one located in the northeast portion of the site, the other in the southeast, will be utilized to reduce the peak discharge from storm events. The rain gardens will be designed to promote infiltration thereby removing pollutants and reducing run off volume. The design will include evaluating the on -site soil characteristics. The on -site soils may require augmentation to provide adequate infiltration. A curb cut will be constructed in the east curb line north of Block 2. Run off from the fronts of the buildings and drive areas will be routed through the curb cut into the north rain garden. Run off from the rear of the Block 2 Building will be routed to both the north and south rain gardens. Storm sewer and draintile will be installed to provide outlets to the rain gardens for storm events which exceed the design frequency or when the ground is frozen and run off is not infiltrating. In addition, a catch basin will be installed at the driveway entrance on 69th Avenue North. This catch basin will pick up the run off from snow melt when snow banks block the curb cut. 9 WEST DIVISION STREET - BUFFALO, MINN. 55313 - (763) 682-4727 FAX (763) 682-3522