Planning Report

Date:	April 20, 1999

Subject:	Minor Subdivision - 16th Avenue SW south of 3rd Street SW

Case:	PL-250

Applicant:	Gregory Jackson

Request

To consider a Minor Subdivision request by Gregory Jackson to divide the existing three (3) vacant parcels located on 16th Avenue SW, north of Silver Lane and south of 3rd Street SW, into two (2) lots of record. The subject property is zoned R-1, Single Family Residential.

Findings

Section 4-040 Lot Standards, R-1 District

Chapter 26, Subdivisions

Site Characteristics

1.	Location:	16th Avenue SW, North of Silver Lane and south of 3rd Street SW.

2.	Size:	28,780 square feet

3.	Topography:	Wooded

4.	Vegetation:	Grasses and mature trees

5.	Sensitive Areas:	Drainage area (protected by Easement)

Site History

1.	Past Uses:	Vacant

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Proposed Use:	Construction of two (2) single family residential homes.

2.	Surrounding Land Uses:

North:	Single family residential

South:	Single family residential

East:	Single family residential & High density residential

West:	Single family residential

3.	Impact on Surrounding Land Uses:	Minimal

4.	Comp Plan Designation:	Single Family Residential

5.	Zoning:	R-1, Single Family Residential

6.	Lot Sizes:	Required: 10,000 square feet Proposed: 18,018 & 10,762 square feet

7.	Lot Widths:	Required: 75 feet Proposed:	75 & 125 feet

8.	Setbacks:	Required: 30 feet front; 5 feet side and 5 feet rear

All new structures must meet the minimum required setbacks.

9.	Other Considerations:	None

Public Works

1.	Streets:	No public streets are proposed.

2.	Access:	Both lots will gain access off of 16th Avenue SW.

3.	Utilities:	Available

4.	Easements:	The applicant is proposing a 25-38 foot wide drainage easement along the west and north property line to preserve and protect the existing drainage area. No buildings shall encroach into this easement area. The City Engineer has reviewed the proposed easement and found it to be acceptable.

5.	Grading/Drainage:	The grades will not be altered with the construction of either of the two houses. The grading plans shall be subject to review and approval of the City Engineer at the time of individual building plan application. Said plans shall not have any negative impact on adjacent properties or drainage area.

6.	Rice Creek Watershed District:	NA - The subject site does not meet the criteria requirements for a Rice Creek Watershed District Permit.

7.	Environmental Concerns:	None

8.	Other Considerations:	None

Building Official

1.	Structure Size:	NA

2.	Structure Height:	NA

3.	Exterior Treatment:	NA

4.	UBC Compliance:	Will be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Parks

1.	Park Dedication:	NA

2.	Proximity of Parks:	None

3.	Tree Preservation:	The applicant will save any trees found to be worth saving, however, the majority of the site consists of junk shrub trees.

4.	Impact on Parks:	Minimal

5.	Impact on Community Facilities:	Minimal

6.	Other Considerations:	None

Fire

1.	Hydrant Locations:	NA

2.	Access to Site:	NA

3.	Other Considerations:	None

Police

1.	Accident Counts:	None

2.	Violations:	NA

3.	Traffic Safety:	None

4.	On-Street Parking:	NA

5.	Site Security:	NA

6.	Other Considerations:	None

Staff Comments

There is an error in the proposed legal descriptions for both parcels. The survey shows existing lot 19 as being 53 feet wide, and it is actually 63 feet wide, and the measurement in the "sliver" areas shown on the attached exhibit is actually 12 feet and not 22 feet. These errors create mistakes in the legal descriptions of the new parcels. The lot width is correct at 75 feet, however, new legal descriptions must be made prior to filing this application with Ramsey County.

As demonstrated, the proposed lots meet all minimum City Code requirements including, minimum lot size and width. The only concern that staff would have is that the grading done for construction of the two homes does not negatively effect the adjacent properties. Therefore, as a condition of approval, a grading plan must be submitted with any building permit application to show proposed grades and drainage patterns to ensure no negative impacts on adjacent properties.

Additionally, the applicant shall work with the City's Engineering Department in regard to utility hook ups. This summer the City will be performing road improvements in 16th Street, which may afford the opportunity to stub in the utility connections.

Motion to recommend approval of PL-250 subject to the following condition:

1.	A grading and drainage plan must be submitted with a building permit application to ensure that any grading associated with the construction of the two homes shall not have any negative impacts on adjacent properties.

2.	There shall be no building encroachment into the drainage easement.

3.	The applicant shall work with the City's Engineering Department in regard to utility hook ups.

4.	Submittal of a new survey correcting the proposed legal descriptions.

Cary K. Teague, City Planner