Loading...
HomeMy WebLinkAboutPC86013 - 2/13/86 - 5300 Block of Russell Ave� N%� PLANNING CONMMSION FILE CHECKLIST File Purge Date: FILE INFORMATION Planning Commission Application No. 86013 PROPERTY INFORMATION Zoning: PLAN REFERENCE Note: If a plan was found in the file during the purge process, it was pulled for consolidation of all plans. Identified below are the types of plans, if any, that were consolidated. • Site Plans • Building Plans • Other: FILE REFERENCE Note: The following documents were purged when this project file became inactive. We have recorded the information necessary to retrieve the documents. Document Type Date Range Location Agenda Cover Sheet: Planning Commission Agenda Book Minutes: Planning Commission Minutes: City Council Resolutions: Planning Commission Resolutions: City Council Ordinances: City Council 21.3/BiuI 31 7/d/v 21241-66, R/� </81, City Vault City Vault City Vault City Vault City Vault Historical Photographs: Planning Commission City Archieve CITY OF BROOKLYN CENTER U�" 86�v PLANNING GOMW SSION APPLICATION Application No. 86013 Street Location of Property Legal Description of Property Please Print Clearly or Type 5300 Block of Russell Avenue North Owner Robert L. Hansen Address 4951 Logan Avenue North Applicant Stephen Cook Lot 5, inclusive and the North 1/2 of Lot 4, Block 2, Robert L. Hansen's First Addition Address 5115 Russell Avenue North Type of Request: Rezoning Variance Special Use Permit Phone No. 522-8086 Phone No. 521-3264 X Subdivision Approval Site & Bldg. Plan Approval Other: Description of Request Subdivision to combine two lots into one to be known as Cook Estates. The applicant requests processing of this application and agrees to pay to the City of Brooklyn Center, within fifteen (15) days after mailing or delivery of the billing state- ment, the actual costs incurred by the City for Engineering, Planning and Legal expenses reasonably and necessarily required by the City for the processing of the application. Such costs shall be in addition to the application fee described herein. Withdrawal of the application shall not relieve the applicant of the obligation to pay costs incurred prior to withdrawal. h A A n Fee $ 55.00 Receipt No.70389 Dates of P.C. Consideration: Approved Denied following conditions: pplicant's Signature Date: March 13, 1986 PLANNING COMMISSION RECOMMENDATION this �� day of l �Qf ��'� 19 'f(: , subject to the CITY COUNCIL ACTION Dates of Council Consideration���� 1 Approved Denied amendment: this ay of f rman 19ffl6 , with the following P/I Form No. 18 (over please) MEMORANDUM TO: Gerald G. Splinter, City Manager FROM: Ronald A. Warren, Director of Planning and Inspectioiv�.C,0 DATE: August 7, 1986 SUBJECT: Amended Building Plan for Stephen Cook at 5312 Russell Avenue North During the past six months the Planning Commission and City Council had considered two applications submitted by Stephen Cook involving the property at 5312 Russell Avenue North. The first application (Application No. 86005) was a request for a lot area variance so that Mr. Cook could construct a two-family dwelling in the R2 zoning district. That application was approved by the City Council on February 24, 1986 subject to replatting of the property into a single parcel and review by the City Council of a site and building plan for the purpose of possibly adding conditions necessary to protect the health, safety and welfare of the neighborhood. The other application, submitted by Mr. Cook (Application No. 86013) was for preliminary plat approval at which time he also submitted a site and building plan indicating his proposal for developing a two-family dwelling on the parcel. That application, along with the final plat, was approved by the City Council on April 7, 1986. Mr. Cook's plan was for a 56' x 46' side -by -side two-family dwelling to be situated in approximately in the center of the lot set back approximately 17.5' from the north property line and 16.36' from the south property line. Attached are copies of the information sheets, Planning Commission minutes, City Council minutes and the site and building plans relating to Planning Commission Application Nos. 86005 and 86013 for your review. Mr. Cook, apparently for financial reasons, is unable to build that plan and has submitted a revised proposal for an upper -lower type of two-family dwelling with an attached three car garage/entry area. The building will have the appearance of a single-family split entry home with an attached three car garage, although it would be a legal two-family dwelling. The dimensions are 28' x 44' for the upper -lower dwelling units, 40' x 22' for the attached garage/entry area. It will be located in the center of the lot with an 11' setback from the north property line and 11.75' setback from the south property line. The upper unit, which Mr. Cook and his family plan to occupy, would be three bedrooms while the lower unit would be two bedrooms. Attached are copies of Mr. Cook's current site plan and the building and floor plans for -his proposal. These applications generated some concern and comments from neighbors in the area as is indicated in the minutes. Due to the changes, and the fact that the Council had required its review of the plans, the matter must go back to the City Council before Mr. Cook can obtain permits to construct the project. We have sent an informational notice (attached) to those neighbors that had previously been contacted indicating that the Council may take additional comments. Mr. Cook's amended plans are in conformance with all Zoning Ordinance requirements. It is my opinion that the development of the new plan will not be detrimental to the health, safety, and welfare of the neighborhood. Therefore, it is recommended that the City Council acknowledge the amended plans as being consistent with its past approvals and authorize the issuance of the building permits subject to compliance with Building Code requirements. RAW:mlg Planning Commission Information Sheet Application No. 86013 Applicant: Stephen Cook Location: 5300 block of Russell Avenue North Request: Preliminary Plat, Site layout The applicant requests preliminary plat and site plan approval for a double bungalow on the 5300 block of Russell Avenue North. The property in question is zoned R2 and is bounded on the west by Russell Avenue North, on the north by a double -bungalow, and on the east and south by single-family homes. This property was the subject of Application No. 86005, under which a variance for Tot area was granted. The preliminary plat provides for one lot, 90.75 ►vide by 133.45' deep (12,111 sq. ft. in area), to be legally described as Cook Estates. A 5' wide drainage and utility easement is indicated along the rear lot line and a 10' easement is shown along the front. A sewer service to the half -lot on the south portion of the plat will have to be disconnected at the main unless separate sewer systems are proposed for the two units. The site layout for the proposed double -bungalow places the structure in the middle of the lot. Each unit is 26' wide by 46' deep. The total width is, therefore, 52'. The setback is a little over 19' on each side. The building is to be slightly cocked to allow an 18.36' setback to the southeast corner and a 20.36' setback to the north- east corner. The units are also staggered 2', the northerly unit protruding in front, the southerly unit in back. The floor plan shows three bedrooms, a living room, dining room and kitchen on the upper level. A two -car garage, utility room, recreation room and optional bedroom are indicated on the lower level. Two and a half baths are provided overall. The plan is generous for a double -bungalow. The proposed plat and site and building plan appear to be in order and approval is recommended, subject to at least the following conditions: 1. The final plat is subject to review and approval by the City Engineer. 2. The final plat is subject to the provisions of Chapter 15 of the City Ordinances. 3. The plat of the property shall receive final approval and be filed at the County prior to the issuance of building permits. 4. The existing sewer service to the half -lots on the south side of the property (old legal description: North half of Lot 4, Block 2, Robert L. Hansen's First Addition) shall be disconnected at the main prior to the issuance of building permits unless separate sewer systems are provided for the two units. 3-27-86 Planning Commission Information Sheet Application No. 86005 Applicant: Stephen L. Cook Location: 5312 Russell Avenue.North Request: Variance. The applicant requests a variance from Section 35-400 of the Zoning Ordinance to allow construction of a duplex on a lot that is deficient in area. The property in question is zoned R2 and is bounded on the north by a duplex, on the east and south by single-family homes, and on the west by Russell Avenue North. Two-family dwellings are permitted uses in the R2 zoning district. Specifically, the applicant wishes to build on two parcels of land that are combined for tax purposes and are for sale jointly. One lot is 60.5' wide by 133.45' deep. The other half -lot to the south is 30.25' wide by the same depth. The total area of the combined lots is 12,110 sq. ft. The Zoning Ordinance requires that two- family dwellings in the R2 zoning district have a land area of 6,200 sq. ft. per dwelling unit, or 12,400 sq. ft. for the total structure. The deficiency in this case is, therefore, 290 sq. ft. (approximately 2.34%). A lot area variance is subject to the standards set forth in Section 35-240 of the Zoning Ordinance and Section 15-112 of the Subdivision Ordinance (see both attached). In general, these standards require that: the circumstances of the property be unique; that the applicant will suffer a hardship if the ordinance is strictly fol owed because he/she will be denied the reasonable use of their property; that the circumstance was not caused by the applicant or the property owner past or present; and that the granting of the variance will not be detrimental to the sur- rounding neighborhood. The applicant, Mr. Stephen Cook, has submitted a letter (attached) addressing the variance standards. Mr. Cook points out that the 60' lot is buildable by itself for a single-family dwelling and that, if the variance is denied, he would have no reason to buy the additional 30' wide lot. He states that, to the best of his knowledge, the situation in question is unique and not common in the R2 district. Mr. Cook goes on to say that the situation has not been caused intentionally by anyone by anyone presently or formerly having an interest in the parcel of land and also that granting the variance would not be detrimental to. . . the neighbor - .hood. The letter does not really reason how the standards are met, but, for the most part, simply asserts that they are met. While the applicant's arguments are understated, we agree with the conclusion. Given the alternatives (two single-family homes with a 30' no-man's land left tax delinquent in between), it would seem unreasonable in this case to deny the variance request. The situation is fairly unique. There are other vacant multiple - lot combinations in the city, but, in most of those cases, both lots are buildable in their own right (eg. two 40' wide lots which, under Section 35-500 are usually buildable). The situation has not been created by the property owner. The existino R2 zoning and the lot area requirement for a duplex have come about after the proper- ty was subdivided. Finally, there is no real negative impact on the surrounding neighborhood. There are four additional duplexes further north on Russell Avenue North and an additional 12 duplexes within a two block radius of the property. It should be noted that the current owner of the property in question (who is also the former owner of 5300 Russell Avenue North, the house to the south) has submitted a l letter also requesting that the variance be granted (see attached). C 2-13-86 -1- BUS (612)544-7619 LAND SMVEYM SURVEYING & LAND PLANNING 1415 NORTH LILAC DRIVE. GOLDEN VALLEY MN 55422 0 30 11'&"'e Certificate of Survey for STEVE /33.45 9io l�o/xu I _ I 0 Dnivewoy o c 1 h v I 30 1 DESCR IP rIO I � — �00osed - -�- ti Gup/ex I 44 3� 1 Ie I� 3So........... �e L /334� 5 C ✓O�/f/7 �/nN Of /V.0 7/ �'1 �i J.n. �� c7 Il1orh % of lot 4 Qnd a// of /of 5, block e, POSER L. HM)SEN'S 9-IRST ADDITION, HennePrr, County, Minnesota. 944.e Denotes existing elevation -.#- Denotes directlon of drainage COOK Q /S �-Oaas � 1e � I�%71 -T 0 C h 4.5 I _1 Iz U C q, 1 ` 3 3 I r ❑— t ❑ e¢1t e �-- ss SCRL E :1 -- o Denotes iron monument WE HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT REPRESENTATION OF A SURVEY OF THE BOUNDARIES OF THE LAND ABOVE DESCRIBED AND OF THE LOCATION OF All BUILDINGS, IF ANY THEREON, AND All VISIBLE ENCROACHMENTS, IF ANY, FROM OR ON SAID LAND Doted this ?day of JantUary A D IV &' Re�.sco ProP0/>, ee✓ 2�•- Survoypr, Mn�ewtp Rop1><trotlo� No lJG9� Job No. Z08.01 Book Page 61 Sec. 2 T. 118 R.�— K• w �11 a fts MA - 1p BUS.:(612)544-7619 LAND SURVEYING d LAND PLANNING 1415 NORTH LILAC DRIVE, GOLDEN VALLEY, MN 55422 Certificate of Survey fors STEVE COOK 30 �� I 133.4 .......�so ..... . O ah Proposed Duplex. \ ........... ?0...... l .101' &-1 S"'lo line oI0 /YYP of lot 4, Ro6erE C. /,/onxw-k Fluff AddM'17- c^ DBSCRIPMAJ North %2 of lot 4 and o/l of lot 5, block e, ROBERT /_. HRNSF'N'S P-IRsT ADDITION, Hennepin County, Minnesota. 844.i Denotes existing e/evatlon Denotes direction of drainage iron fu .I —7-71 '-r b III sc& E : I"X 30' o Denies iron monument WE HEREBY CERTIFY THAT THIS IS A TRUE AND CORRECT REPRESENTATION OF A SURVEY OF THE BOUNDARIES OF THE LAND ABOVE DESCRIBED AND OF THE LOCATION OF All BUILDINGS, IF ANY, THEREON, AND ALL VISIBLE ENCROACHMENTS, IF ANY, FROM OR ON SAID LAND. Dated this 277Y? day of Llanuory A.D. 19 86 Re vaed Propos>°d bui/oii�g and dI&V infO- odded ,f111166' by 0�a 'i - JF Surveyor, Minnesota Rogistration No93? Job No. 4?08.01 Book 3- Page 6/ Sec. 2 T. 1/8 R. L— 53rd fivenue luol-M Elevation: 846.54 VG MANHOLE 343.8 4 8Q4 6 10 Spa !e !� Fee f D 20 40 60 so 4 8ggs @qs-- @qqe ilUo/'th line of Robert Z. Hamen's First Rddifior3 844S Byy2 I j 8g9, q x —Alorth line of lot 4 qj IC � I11 V 1a 1 9. 4"9reR41A/4/ � I I / /3.7 4S" L SOufh /ii7e Oi N% 0) Rozerf L. //ansens Fjrsf Addfior7. 9 B¢,,9 x 8.1