HomeMy WebLinkAbout2003-003 Inf Sh 5960 and 5964 Brooklyn Boulevard Application Filed on 4-10-03
City Council Action Should Be
Taken By 6-9-03 (60 Days)
Planning Commission Information Sheet
Application No. 2003-003
Applicant: ESM Limited, LLC
Location: 5960 and 5964 Brooklyn Boulevard
Request: Preliminary Plat
The applicant, ESM Limited, LLC, is seeking preliminary plat approval to combine two parcels of land at the southeast corner of 60th Avenue North and Brooklyn Boulevard into a single
lot for future office development.
The properties under consideration are 5960 and 5964 Brooklyn Boulevard, which are adjacent to one another and are located on the east side of Brooklyn Boulevard south of 60th Avenue
North. The properties are in the C-1 (Service/Office) zoning district and are bounded on the north by 60th Avenue with the Evans Nordby funeral home on the opposite side of the street;
on the east by Beard Avenue North with single family homes on the opposite side of the street; on the south by C-1 zoned land containing an existing two story office building; and
on the west by Brooklyn Boulevard with R-1 zoned property containing single family homes and the intersection of Admiral Lane and Brooklyn Boulevard on the opposite side of the street.
The properties in question are existing lots that have lengthy metes and bounds descriptions as part of Lot 40, Auditor’s Subdivision No. 216. Both lots are approximately 81 ft. wide
by 228 ft. deep. Once combined, the total area of the proposed lot would be 36,485 sq. ft. (.8376 acres) and have a lot width of approximately 162 ft. The proposed legal description
is Lot 1, Block 1, Steen Addition.
The southerly lot (5960 Brooklyn Boulevard) currently contains a single-family dwelling and attached garage, which will be removed. The applicant’s ultimate proposal is to develop the
new lot with a proposed one-story office building, which will be subject to a site and building plan process to be submitted later for Planning Commission review and City Council approval.
The preliminary plat shows a proposed location for the one-story office building and accessory parking lot, which appears to be a feasible use of the property.
It should be noted that the City’s Zoning Ordinance requires C-1 zoned lots along major thoroughfares, such as Brooklyn Boulevard, to have a minimum of 150 ft. of frontage (at the setback
line) and have a minimum area of one acre. The proposed combination meets the minimum frontage requirement but falls slightly short of the minimum one-acre area requirement. There
is no other undeveloped C-1 zoned land that can be attached to this property to meet the minimum one-acre requirement. The property immediately to the south of this site is approximately
the same size as the proposed combination under this application. It is recommended that the one-acre minimum requirement for a C-1 zoned lot be waived in this case on the basis that
this proposal is a reasonable use of the land. To not waive this requirement, would mean that the land could not be developed under its current zoning.
Because the property in question is less than five acres in area, no review by the Shingle Creek Watershed Management Commission is required with respect to this platting. The Director
of Public Works/City Engineer has reviewed the preliminary plat submitted and his written comments are attached for the Commission’s review. He notes that the preliminary plat has been
forwarded to Hennepin County for their review and we are waiting any pertinent comments. He also notes that there is a sidewalk easement along Brooklyn Boulevard, which should be confirmed
so that it does extend a minimum of one foot east of the existing sidewalk. He also notes that Beard Avenue North should be dedicated as right of way and a five foot wide drainage and
utility easement should be added along the south property line.
The site is currently served by all utilities, which should accommodate the proposed office development. As indicated previously, a site and building plan application will be submitted
for the final design and layout of the proposed office building. The proposed location of the building does appear to meet all setback and parking requirements. No access to the proposed
site will be gained via Brooklyn Boulevard and an existing curb cut will be eliminated. Access to the site will only be from 60th Avenue North, none will be granted from Beard Avenue
North.
A public hearing has been scheduled for the preliminary plat application and notice of the Planning Commission’s consideration has been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
The proposed preliminary plat appears to be in order and 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.
The existing house and attached garage at 5960 Brooklyn Boulevard shall be removed from the premises.
Approval of the preliminary plat acknowledges this .8376 acre site as being a conforming lot which is buildable for C-1 development purposes.
The applicant shall verify the location of the existing sidewalk easement prior to final plat approval.
The final plat shall show the appropriate right of way dedication for Beard Avenue North.
A five foot wide drainage and utility easement shall be indicated along the south property line prior to final plat approval.
Building permits for construction of any buildings comprehended shall not be issued until the final plat has been approved by the City Council and filed with Hennepin County.
5-1-03
Page 3