HomeMy WebLinkAbout2003-015 Inf Sh 69th Avenue North and West of Humboldt Avenue North Application Filed on 7-24-03
City Council Action Should Be
Taken By 9-22-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-015
Applicant: Peter B. Myers
Location: South Side of 69th Avenue, Westerly of Humboldt
Request: Preliminary Plat
The applicant, Peter B. Myers on behalf of Norse Management, Inc., is seeking preliminary plat approval to divide and combine two parcels of land located on the south side of 69th Avenue,
westerly of Humboldt to create a newly configured lot for the Earle Brown Farm Apartments (1701 69th Avenue North) and 21 townhome lots and an outlot for common area for a proposed townhouse
development comprehended under Planning Commission Application No. 2003-016.
The properties under consideration are zoned R-5 (Multiple Family Residence) and are currently described as Lot 1, Block 1, Tanami Addition (Earle Brown Farm Apartments), which is 358,945
sq. ft. in area (8.24 acres) and Lot 2, Block 1, Tanami Addition, a vacant parcel of 66,444 sq. ft. in area (1.53 acres). The properties are bounded on the north by 69th Avenue with
single family homes on the opposite side of the street; on the east by R-5 zoned property containing the Humboldt Court Apartments; and on the south and west by I-1 zoned property containing
various industrial buildings.
The proposed plat would divide off a 34,890 sq. ft. (.8 acres) rectangular piece of property from the east end of Lot 1, Block 1, Tanami Addition (Earle Brown Farm Apartments) and would
combine it with Lot 2, Block 1, Tanami Addition (vacant land) to create a 101,333 sq. ft. (2.33 acre) parcel of land, which would be further divided into 21 townhome lots and an outlot
for common area. The proposed new legal descriptions would be Lot 1, Block 1, Tanami Second Addition for the Earle Brown Farm Apartments while the townhome parcels would be Lots 1-13,
Block 2 and Lots 1-8 Block 3, and Outlot A, (common area), Tanami Second Addition.
In order to divide off a portion of the Earle Brown Farm Apartments property it must be shown that the resulting division would not leave the lot nonconforming, particularly as it relates
to density and parking requirements. This 120 unit apartment complex is required to have 240 parking spaces based on a parking requirement of two parking spaces per dwelling unit.
The density requirement for this use is 2,700 sq. ft. of land per dwelling unit. In this case, at least 324,000 sq. ft. of land must be remaining on the proposed Lot 1, Block 1, in
order for the division to be made. The Earle Brown Farm Apartment site (proposed Lot 1, Block 1, Tanami 2nd Addition) will be 324,055 sq. ft. (7.44 acres) after the division, which
is within the R-5 density requirements.
The proposed new property line will divide off part of the existing parking lot for the apartment. A new parking plan must be submitted by the applicant verifying that 240 parking spaces
will exist on the Earle Brown Farm Apartments after the proposed division. It should be noted also that new B-612 curb and gutter will be required to be established at the east end
of the revised parking lot.
The preliminary plat calls for the creation of 21 townhouse lots and an outlot for common area. The outlot is labeled Outlot A on the preliminary plat, and is 75,125 sq. ft. (1.72 acres).
The townhouse lots are each 1,248 sq. ft. The lots scale 32 ft. by 39 ft. Existing 5 ft. drainage easements are on either side of the property line separating the existing lots and
are proposed to be vacated. Such action will have to be accomplished through an ordinance amendment process. New drainage and utility easements of 5 ft. and 10 ft. will be provided
around the perimeters of the apartment lot and the outlot for the townhomes. Drainage and utility easements of 38 ft. are proposed between the proposed units, which tie into existing
easements containing existing utilities to the west. A 40 ft. wide easement for water, storm and sanitary sewer runs north/south through the site also. The City Engineer is reviewing
the preliminary plat and will be making written comments, which will be attached for the Commission’s review. The new site for the townhome development will be 101,333 sq. ft. or 2.33
acres. It is my understanding that this is below the threshold for requiring Watershed Management Commission review. At 5,400 sq. ft. per dwelling unit (the R-3 density requirement)
113,400 sq. ft. of land is required for 21 townhomes. The applicant plans to meet this requirement with density credits for tuck under garages, which allows the total square footage
to be reduced by 500 sq. ft. for each required parking space under the building (see Planning Commission Application No. 2003-016).
It is our understanding that the applicant proposes to sell individual townhomes in the development. A Declaration of Covenants and Restrictions along with homeowner’s association documents
must be established and filed with the title to the property. Said agreements are to be reviewed and approved by the City Attorney to assure that on site utilities are maintained.
Should they not be, the City should have the right to go on the property to make necessary repairs and to assess the homeowner’s association for costs associated with such work.
A companion application for site and building plan approval (Application No. 2003-016) is also being pursued. The final plat must be given approval and filed with Hennepin County before
building permits can be issued for the townhome project.
RECOMMENDATION
As previously mentioned, verification of parking for the Earle Brown Farm Apartments must be provided before the final plat can be approved. Approval of this application is recommended
subject to at least the following conditions:
The final plat is subject to review and approval by the City Engineer.
The final plat is subject to the provisions of Chapter 15 of the City Ordinances.
An ordinance vacating 5 ft. wide drainage and utility easements on either side of the existing lot lines separating Lot 1, Block 1, and Lot 2, Block 1, Tanami Addition, shall be approved
by the City Council prior to final plat approval.
A Declaration of Covenants and Restrictions along with homeowners association documents shall be reviewed and approved by the City Attorney prior to final plat approval.
A site analysis verifying parking requirements for the Earle Brown Farm Apartments shall be submitted prior to final plat approval.
Building permits for construction of any buildings comprehended under Planning Commission Application No. 2003-016 shall not be issued until the final plat comprehended under this application
has been approved by the City Council and filed with Hennepin County.
8-14-03
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