HomeMy WebLinkAbout2007-007 Inf Sheet 4821 Twin Lake Avenue North Application Filed on 3-21-07
City Council Action Should Be
Taken By 5-20-07 (60 Days)
Planning Commission Information Sheet
Application No. 2007-007
Applicant: Global Construction and Investment Co, Inc.
Location: 4821 Twin Lake Avenue North
Request: Preliminary Plat
The applicant, Lori Athias on behalf of Global Construction and Investment Co, Inc., is seeking preliminary plat approval to subdivide the proposed townhouse development at 4821 Twin
Lake Avenue North into two lots and a common area so that the units can be individually owned.
The property under consideration is zoned R-4 (Multiple Family Residence) and is currently a single lot containing an existing single family home and garage. It is located on the west
side of Twin Lake Avenue, north of Lakebreeze Avenue and lays between Twin Lake Avenue and Twin Lake. It is surrounded by other R-4 zoned property containing a non-conforming single
family home on the north; vacant property and a four unit apartment building to the east on the opposite side of Twin Lake Avenue; a six unit apartment building to the south; and Twin
Lake on the west.
The City Council on January 8, 2007 approved Planning Commission Application No. 2006-013 consisting of site and building plan approval for a two unit townhouse on this site. The applicant
plans to clear the land of the existing single family home and garage and to build the two unit, two story townhome with attached garages approved under Application No. 2006-013. Under
the current application, their plan is to plat the property to allow the units to be under separate ownership.
The proposed plat, to be known as Twin Lake Townhomes, would create two lots (Lots 1 and 2) each of which would be 31 ft. by 91 ft, (2,821 sq. ft.) and a common area (Outlot A) surrounding
the two lots. The property line between Lots 1 and 2 would separate the units along the common wall. The lots would exceed the walls of each of the units and their garages and would
contain a concrete patio and step as well as a concrete walk in a portion of the driveway on the east side of the units. The owners of Lots 1 and 2 would own an equal interest in the
common area, which will be controlled by homeowner association documents which will be filed as a declaration of covenants and restrictions with the title to the property. These documents
should be reviewed and approved by the City Attorney prior to final plat approval. The preliminary plat shows an existing utility easement of varying width on the east side of the
property which contains an existing sanitary sewer line. The applicant proposes to provide a realigned easement of 25 ft. in width easterly of the west line of the existing easement
and they have requested the vacation of the portion of the existing easement that would cause a building encroachment if the units are built as proposed. An easement vacation process
has begun and a new easement description has been prepared. The plat will reflect the newly realigned easement.
Density for this townhouse site is the same whether the units are owner occupied or not. Density is based on the overall site including the units and common area and was reviewed at
the time the development plan was approved (Application No. 2006-013). R-3 uses (townhouses) are allowed in the R-4 zoning district at the townhouse density which requires 5400 sq.
ft. of land per dwelling unit or 10,800 sq. ft. in this case. The overall area for this development is approximately 11,088 sq. ft. and is sufficient for the two townhouse lots and
common area.
The preliminary plat shows the location of the 100 year flood elevation of 856 ft. The finished floor elevation for the townhomes and garage must be at least one foot above the 100
year flood elevation or at least 857 ft. The preliminary plat shows a finished floor elevation of 857.66 ft.
The Director of Public Works/City Engineer is reviewing the preliminary plat and will be offering written comments for the Commission’s review. Sanitary sewer is available in the easement
area immediately east of the proposed building and water is located within Twin Lake Avenue right of way. Separate sewer and water services will be provided to each of the units.
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
The 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 to Chapter 15 of the City Ordinances.
A declaration of covenants and restrictions along with home owner association documents shall be reviewed and approved by the City Attorney prior to final plan approval.
4-12-07
Page 1
Page 2