HomeMy WebLinkAbout2008-004 Inf Sheet 6700 and 6800 Brooklyn Boulevard Application Filed on 6-19-08
City Council Action Should Be
Taken By 8-18-08 (60 Days)
Planning Commission Information Sheet
Application No. 2008-004
Applicant: The Luther Company, LLLP
Location: 6700 and 6800 Brooklyn Boulevard and
4011 and 4101 69th Avenue North
Request: Preliminary Plat Approval
The applicant, The Luther Company, LLLP, is requesting Preliminary Plat approval to combine and divide four existing lots currently addressed as 6700 Brooklyn Boulevard (Lot 2, Block
1 Bri Mar Addition), 6800 Brooklyn Boulevard (Lot 1, Block 1, Bri Mar Addition), 4011 69th Avenue North (Part of Lot 3, Auditor’s Subdivision No. 25- Metes and Bounds Description), and
4101 69th Avenue North (Part of Lot 3, Auditor’s Subdivision No. 25 – Metes and Bounds Description) into two lots for the purpose of building two new automobile dealerships on the newly
created lots proposed to be known as Lots 1 and 2, Block 1, Bri Mar 2nd Addition.
The properties under consideration are currently zoned C-2 (Commerce) and R-3 (Multiple Family Residence and are located along the easterly side of Brooklyn Boulevard between I-94 and
69th Avenue North. They are bounded on the north by 69th Avenue; on the east by R-3 zoned property containing a non-conforming single family home and a townhouse compelx along with
four R-1 zoned properties abutting Grimes Avenue North; on the south by I-94 right of way; and on the west by Brooklyn Boulevard and the lot addressed as 4215 69th Avenue North. The
two proposed lots along with the lot addressed 4215 69th Avenue North (Lot 1, Block 1, Chrysler Realty Addition) will make up what the applicant refers to as the “Luther East Side Development”
(see Planning Commission Application No. 2008-005 for the PUD proposal). The East Side Development along with the “Luther West Side Development” (see Planning Commission Application
No. 2008-003 for the PUD proposal) will make up a major redevelopment by the Luther Companies for the east and west sides of Brooklyn Boulevard between I-94 and 69th Avenue.
A similar preliminary plat application and Planned Unit Development proposal were submitted and approved in 2005 and 2006 by the City Council. The Luther Company, however, has recently
acquired the property at 4011 69th Avenue North and wishes to incorporate this into their east side development. This property is zoned R-3 (like 4101 69th Avenue) and contains a non-conforming
single family home which will be demolished or relocated. They also plan to demolish the existing Brookdale Buick, Pontiac, GMC building at 6800 Brooklyn Boulevard once the remodeled
facility on the west side of Brooklyn Boulevard is completed. This will make way for a new Honda dealership to be built on the expanded site. Plans are also to incorporate the lot
at 4215 69th Avenue North owned by Luther in to the Honda dealership lot.
Generally, city ordinances require separate propreties that are contiguous and under common ownership and common use to be combined into a single parcel through a plat or registered
land survey. This would normally be the appropriate time to accomplish such a combination but the applicant, on the advice of their legal representative, is requesting they not be required
to do so at the present time because of potential environmental issues relating to the former Pilgrim Cleaner site and potential groundwater and soils impact on the property in question.
Appropriate cross access and parking agreements along with a declaration approved by the City Attorney binding this lot to the proposed Lot 1, Block 1, Bri Mar 2nd Addition should be
filed with the titles to the property. The waiver of the platting requirement is part of the Planned Unit Development consideration under Application No. 2008-005.
The proposed new plat is to be known as Bri Mar 2nd Addition and will contain two new lots. Lot 1 (the Brookdale Honda site – 6800 Brooklyn Boulevard) is proposed to be 301,016 sq.
ft. (6.9 acres) and Lot 2 (the Toyota City site – 6700 Brooklyn Boulevard) is proposed to be 361,109 sq. ft. (8.23 acres). The lot at 4215 69th Avenue North is 54,860 sq. ft. (1.26
acres) and when incoroporated with the Honda site will make an approximate 8.17 acre site for that use.
The two newly created lots will exceed the minimum requirements for lots in the C-2 (Commerce) underlying zoning district. Access to the proposed Lot 2 will be essentially the same
with a right in, right out access midway along Brooklyn Boulevard and a shared access wih the proposed Lot 1 at the signalized intersection of 68th Avenue North and Brooklyn Boulevard.
Access to Lot 1 will be at the shared access at 68th/Brooklyn Boulevard and a reconfigured access on 69th Avenue North across from the intersection of Halifax and 69th Avenue. The
existing access to the lot addressed 4215 69th Avenue North, will be in the same location providing access to the proposed Honda dealership on Lot 1. An existing access to the proposed
Lot 1 from 69th Avenue North will be closed as will the access currently serving 4011 69th Avenue North. Removal of and modifications to accesses along 69th Avenue will require to restoration
of sidewalk and curb and gutter in these areas. This will be the applicant’s responsibility and will be part of the plan considered under the Planned Unit Development in the companion
application (Application No. 2008-005).
The Director of Public Works/City Engineer is reivewing the preliminary plat and will make written commnets which will be attached for the Commission’s review. Copies of the preliminary
plat have been forwarded to Hennepin County for review because Brooklyn Boulevard is a county road. It should be noted that the County has preliminarily reviewed accesses along Brooklyn
Boulevard and is in agreement with the applicant’s proposals. This plat is more than five acres in area and is subject to Shingle Creek Watershed Management Commission review. No on
site water detention is planned for this development as storm water will be sent to a regional facility located in the Palmer Lake basin area, which has been designed to accommodate
such a discharge.
The properly line separating the new Lot 1 and Lot 2 has shifted to the north which may cause the need for the access agreement between the two sites which has previously been established,
to be modified to allow cross access for the proposed Lot 2 over Lot 1. An appropriate agreement should be executed and filed at the time of the filing of the plat, if necessary.
Building permits for the proposed Honda and Toyota dealerships will not be issued until the final plat comprehended under this application has been given final approval by the City Council
and filed with Hennepin County.
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 is dependent upon the approval of the Planned Unit Development under Planning Commission Application No. 2008-005. We believe the preliminary plat is 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.
Approval of this preliminary plat is contingent upon approval of Planning Commission Application No. 2008-005.
Appropriate cross access and cross parking agreements and a dedication binding Lot 1, Block 1, Chrysler Realty Addition to the proposed Lot 1, Block 1, Bri Mar 2nd Addition, as approved
by the City Atttorney shall be developed and filed with the titles to the property.
The applicant shall provide the city with an executed copy of shared access easement between the proposed Lots 1 and 2, Bri Mar 2nd Addition prior to final plat approval to be filed
with the titles to the properties.
The applicant shall execute all easements required by the City Engineer for drainage and utility purposes prior to final plat approval.
The applicant shall provide written certification from a licensed land surveyor that the existing sidewalk along Brooklyn Boulevard does not encroach into the boundaries of the proposed
Lots 1 and 2 or provide the appropriate sidewalk easement dedication along with the final plat.
Building permits for construction of any of the buildings comprehended under Planning Commission Application No. 2008-005 shall not be issued until the plat has been given final approval
by the City Council and filed with Hennepin County.
The existing house at 4011 69th Avenue North shall be demolished or removed from the property and all utilities appropriately disconnected prior to final plat approval.
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