HomeMy WebLinkAbout2003-014 Inf Sh 711 69th 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. 2003-014
Applicant: Eastbrook Properties, LLC
Location: 711 69th Avenue North
Request: Preliminary Plat Approval
The applicant, David G. Evanson on behalf of Eastbrook Properties, LLC, is seeking preliminary plat approval to subdivide the lot at 711 69th Avenue North into six single family residential
lots, an outlot and street right of way. The property in question is zoned R-1 (One Family Residence), is 2.16 acres in area and is located between 68th and 69th Avenues North, east
of Aldrich Avenue North. It is surrounded on the north by 69th Avenue; on the east by other R-1 zoned property containing a single family home owned by Brewster and Theresa Thomas and
a vacant lot owned by Mr. Evanson; on the south by 68th Avenue North; and on the west by Aldrich Avenue North and two existing single family homes.
The proposed plat, which is to be known as Eastbrook Estates, currently has a metes and bounds description of Auditor’s Subdivision No. 310 and would be divided into six buildable lots
and an outlot. The proposed Lot 1, Block 1 (the most northerly lot) would be approximately 150 ft. wide by 136 ft. deep, 20,354 sq. ft. in area and contains an existing house and a
garage/carport. This lot will be retained by the applicant’s sister and husband who plan to build a new home and garage on the lot this fall. The existing structures will be removed
and the potential non-conformity (rear yard setback) will be eliminated also.
The proposed Lots 2 and 3, Block 1, will be located south of Lot 1 and will face a new proposed street extending east of Aldrich Avenue (Aldrich Lane). Sixty feet of right of way is
being dedicated for this street. The lots are approximately 75 ft. wide at the front setback line and are approximately 136 ft. deep. The proposed Lot 2 is 9,933 sq. ft. in area and
the proposed Lot 3 is 10,177 sq. ft. in area.
The proposed Lots 1, 2, 3 and Outlot A, Block 2, are located south of the proposed street extension. Lot 1 (corner lot) is 90 ft. wide at the setback line, 135 ft. deep and 12,061 sq.
ft. in area. Lot 2 (interior lot) is 77 ft. wide, 135 ft, deep and 10,427 sq. ft. in area. Lot 3 (corner lot) is proposed to be approximately 90 ft. wide, 135 ft. deep and 12,188 sq.
ft. in area. Thirty feet of right of way is being dedicated for the balance of the 68th Avenue North right of way. Outlot A, 15 ft. wide by 258 ft. deep (3,865 sq. ft.) runs north
to south and lays to the east, or rear, of the three proposed lots. An outlot, by definition, is smaller than the minimum size lot in a plat and is declared to be unbuildable until
combined with additional land. It is the applicant’s intent to include the outlot in a future plat which will be proposed at a later date. Mr. Evanson has recently acquired the land
immediately to the east (Ditzler Addition) at a County auction and plans to subdivide it as soon as some title issues can be resolved. He is proceeding with the plat at hand to create
a lot for the construction of the home proposed by his sister previously mentioned.
The applicant has also submitted a potential plat, or master plan, for this area, which is labeled “ghost plat”. He is working to acquire or reach agreements with property owners in
the area to accomplish the subdivision outlined in this master plan or “ghost plat”. The City Council at its meeting on July 28, 2003 reviewed the applicant’s proposal and agreed to
seek the purchase of excess MnDOT right of way along T. H. 252, south of 69th Avenue, which would be included with the overall platting for this area. Obviously the City would be seeking
reimbursement for the purchase and expenses involved in such an undertaking. In the meantime, any subdivisions of the land in question, should be consistent with the master plan or
“ghost plat’ shown.
A point of concern with the proposed plat is the accessory building shown on the proposed Lot 3, Block 1. The Zoning Ordinance allows garages only as accessory buildings to a principal
building, in this case a single family home. No single family home would exist on this lot when it is created. It is our understanding that the applicant will remove this garage from
the lot prior to final plat approval. This situation is similar to that in the preliminary plat under Planning Commission Application No. 2003-005, which was recently approved by the
City for a division of land along France Avenue, north of 50th Avenue.
The City Engineer is reviewing the proposed preliminary plat and will be offering written comments and observations for the Commission’s review. The applicant has submitted a preliminary
grading, drainage and erosion control plan also being reviewed by the City Engineer. Construction of streets and utilities for this subdivision probably will not be undertaken until
next construction season. A “hammerhead turn around” at the end of the proposed street extension would have to be constructed until the street is further extended with subsequent plats.
It is likely that the City Engineer will require a subdivision agreement outlining the costs for street improvements and utility extensions necessary for the plat.
The preliminary plat shows 5 ft. drainage and utility easements along interior property lines and 10 ft. drainage and utility easements along front and rear lot lines. The subdivision
ordinance generally only requires 5 ft. drainage and utility easements along rear lot lines unless larger easements are deemed necessary. Unless the City Engineer believes a 10 ft.
rear yard easement is necessary, I would recommend reducing them to 5 ft. to be consistent with accessory building rear yard setbacks.
Minimum lot requirements contained in the subdivision and zoning ordinance call for corner lots to be 90 ft. wide at the front setback and 10,500 sq. ft. in area. Interior lots are
required to be 75 ft. wide at the front setback and 9,500 sq. ft. in area. All of the lots proposed in this preliminary plat meet or exceed the minimum lot requirements contained in
both the zoning and subdivision ordinances.
A public hearing has been scheduled for this preliminary plat application and notices of the Planning Commission’s consideration have been published in the Brooklyn Center Sun/Post.
RECOMMENDATION
This preliminary plat appears to be in order and approval 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 accessory building indicated on the proposed Lot 3, Block 1, shall be removed prior to final plat approval.
The plat shall be modified to show 5 ft. wide drainage and utility easements along the rear property lines for the lots proposed in this subdivision.
The applicant shall enter into a subdivision agreement as approved by the City Engineer regarding various subdivision improvements required for this plat.
Future subdivisions in this area shall be consistent with the master plan submitted with this application.
8-14-03
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