HomeMy WebLinkAbout2004-010 Inf Sh 71st Avenue North and 69th Avenue North Application Filed on 9-30-04
City Council Action Should Be
Taken By 11-29-04 (60 Days)
Planning Commission Information Sheet
Application No. 2004-010
Applicant: ATS & R, Inc. (On Behalf of Osseo Area Schools)
Location: Land Located Between 71st Avenue North and 69th Avenue North, West of Brooklyn Boulevard
Request: Preliminary Plat
The applicant, ATS & R, Inc. on behalf of Osseo Area Schools (ISD 279) is seeking preliminary plat approval to divide and combine a number of parcels of land including the Willow Lane
School property, Willow Lane Park property and two vacant multiple family residence (R-2 and R-4) parcels of land along Brooklyn Boulevard into three new lots. The three proposed lots
would be Lot 1 (Willow Lane Park), Lot 2 (Willow Lane School), and Lot 3 a new site for a joint tenant Adult Education and Service Center building serving the Osseo School District and
a non-profit service provider (probably CEAP). The same applicant is seeking rezoning to C-1 (Service/Office) for the proposed Lot 3 under Planning Commission Application No. 2004-011.
The properties under consideration are zoned R-1 (Willow Lane School and Willow Lane Park), R-2 (lot at southwest corner of Brooklyn Boulevard and 71st Avenue North), R-4 (interior lot
fronting on Brooklyn Boulevard between Willow Lane School property and the above mentioned corner lot). The properties are bounded on the north by 71st Avenue North and five single
family residential lots; on the east by Brooklyn Boulevard, the Willow Apartments (zoned R-5) and six single family residential lots on Major Avenue North; on the south by 69th Avenue
North and five single family residential lots facing 69th Avenue and Perry Avenue; on the west by Perry Avenue with single family homes on the opposite side of the street.
The existing lots include parts of Lots 11, 12, 13, 14, and 17, Auditor’s Subdivision No. 57 and metes and bounds descriptions are used to describe the existing school and park properties.
Lots 2 and 3, Block 1, Center Brook Addition are the R-2 and R-4 zoned properties respectively making up the balance of the plat. The School District recently acquired Lots 2 and 3
and wish to combine them with the northeasterly corner of the school property to create a new lot for their proposed adult education facility. The School District and City have agreed
to a land swap between park and school property to accommodate the proposed development. A portion of Willow Lane Park will be conveyed to the School District to accommodate a retention
pond south of the parking lot for the proposed adult education facility in exchange for land on the south side of the school, which will be incorporated into the park. Relocation of
an existing trail will need to be accomplished as well as the relocation of a softball field. The City and School District have had joint and cooperative agreements for the use of these
facilities for a number of years. The Park and Recreation Commission has reviewed the proposed land swap and field
relocation and has recommended approval of it provided the playground at Willow Lane Park is not enclosed with fencing and that a practice soccer field be built by the School District
south of the proposed retention pond. Joint powers agreements will need to be modified and/or provided to acknowledge the shared uses.
The preliminary plat submitted did not include all of the Willow Lane Park property at the time the application was submitted. The applicant has been advised that this information needs
to be supplied and that all of Willow Lane Park will have to be included in the plat. We are expecting revisions by the applicant and hope to have this prior to the Planning Commission
meeting.
The newly proposed Lot 3 to contain the adult education facility will be 158,322 sq. ft. (3.63 acres). Lot 2 (the Willow Lane School) will be 333,972 sq. ft. (7.66 acres) and the proposed
Lot 3 for Willow Lane Park will contain a yet undetermined acerage. This figure will be provided with the revised submission.
A joint, or shared, access between the new Lot 3 and the Willow Lane Apartments has been negotiated between the School District and the apartment complex. The current northerly apartment
access on Brooklyn Boulevard will be eliminated and a new shared access will be provided on the School District property for the proposed adult education facility. Hennepin County has
reviewed and agreed with the access arrangement. Access was a critical issue with respect to the recommendation of this proposal. The County wanted no new access on Brooklyn Boulevard,
however, if the sites were not combined, access would have to be granted to the existing Lots 2 and 3. The City staff’s concern was that an access to a combined site could not be accommodated
on 71st Avenue North. If access to the site was limited to only 71st Avenue, it would be difficult for the city staff to recommend approval of a plat combining the lots and a rezoning
for some type of commercial development. The proposed shared access seems to accommodate all concerns (both County and City) and allows the proposed development to go forward.
Various easements and agreements will need to be drafted and executed to accommodate aspects of this plat. A driveway easement, or cross access agreement, between the School District
and the Willow Lane Apartment will need to be accomplished and filed. A sidewalk easement along Brooklyn Boulevard will need to be accomplished, as the proposed property line/right
of way line will remain in its current location. A drainage easement for the retention pond in a manner approved by the Public Work’s Director will also need to be developed. No Watershed
Management Commission review is required for this development, although a retention pond is planned and must meet Watershed standards.
The Public Works’ Director/City Engineer is reviewing the preliminary plat and will be offering written comments, which will be attached for the Commission’s review.
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
This preliminary plat may be in order pending submission of the additional information relating to Willow Lane Park. Approval of the preliminary plat should be 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.
Appropriate cross access agreement allowing access from the Willow Lane Apartments to the proposed Lot 3 shall be developed and filed with the plat.
Appropriate drainage and utility easements as approved by the City Engineer shall be provided to protect pubic utilities and the retention pond. Said easement shall be filed with the
final plat.
Existing but no longer necessary easements shall be vacated by the City prior to release of the final plat.
The location of access to the proposed Lot 3 is subject to final approval and permit by Hennepin County.
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