Planning Report

Date:	June 20, 2000

Case:	PL00-4

Subject:	Preliminary Plat

Applicant:	Nedegaard Custom Homes - South End of 10th Ave. NW

Request

To hold a public hearing to consider a Preliminary Plat for development of property located at the south end of 10th Avenue NW. The specific proposal is to create four (4) single family residential lots that would gain access off of 10th Avenue NW.

Site Characteristics

1.	Location:	Generally, the south end of 10th Avenue NW, north of County Road E and west of Old Highway 8 NW.

2.	Size:	1.16 acres or 50,505.49 square feet

3.	Topography:	Relatively flat, with the exception of a slopes on the west side of the lot leading down to a creek.

4.	Vegetation:	Grasses and mature trees

5.	Sensitive Areas:	Creek to the west

Site History

1.	Past Uses:	Vacant

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Proposed Use:	Construction of four (4) single family residential homes

2.	Surrounding Land Uses:

North:	Single family residential

South:	Single family residential

East:	Apostolic Church

West:	Single family residential

3.	Impact on Surrounding Land Uses:	The addition of new homes in the area may cause a minor traffic increase on 10th Avenue.

4.	Comp Plan Designation:	Single Family Residential

5.	Zoning:	R-2, Two Family Residential. Single family homes are an allowed use in the R-2 District.

6.	Lot Sizes:	Required: 10,000 square feet Proposed: 10,064 - 16,240 square feet

7.	Lot Widths:	Required: 75 feet	Proposed:	75+ feet

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

Each new home will be required to meet the minimum setback requirement.

9.	Lot & Block Descriptions:	The proposed plat does not show legal descriptions of the proposed lots. Submittal of a Final Plat must include Lot and Block descriptions of each lot, and the name of the subdivision.

10.	Other Considerations:	None

Public Works

1.	Proposed Street:	A public road in the form of a cul-de-sac is proposed to extend off of existing 10th Avenue.

2.	Street R-O-W Width	The applicant is proposing a 50-foot right-of-way radius for the cul-de-sac, and a 42-foot paved radius. The City Engineer reviewed the plans and found these widths to be acceptable.

3.	Traffic:	The Institute of Transportation Engineers states that on average, a single family home will generate 10 vehicle trips per day. Therefore, the addition of four single family homes will generate a maximum of 40 additional vehicle trips per day will be generated from the proposed development.

4.	Utilities:	Utilities are available to this site, however, the applicant has not submitted a Utility Plan to show how sewer and water will be extended to serve each home. The applicant will be required to submit Utility Plan with the application for Final Plan. Said plans shall be subject to review and approval of the City Engineer.

5.	Easements:	10-foot drainage and utility easements are proposed along all lot lines as required by City Code.

6.	Grading/Drainage:	The applicant has not submitted a grading plan for the site, therefore, again as part of any Final Plat application, the applicant must submit a grading plan, including building pads, to ensure that homes can be constructed on each lot, and ensure that there will be no negative impacts on adjacent properties. Said plans shall be subject to review and approval of the City Engineer.

7.	Rice Creek Watershed District:	Permit shall be required

8.	Environmental Concerns:	Existing creek that runs along the western property line.

9.	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:	Per Section 26-27 of the New Brighton City Code, the applicant will be required to dedicate ten percent (10%) of the total land in the proposed subdivision for park purposes or a cash contribution in lieu of land ($750 per lot). The Comprehensive Plan does not designate this area as a future site for a neighborhood park, therefore, a cash in lieu of land contribution is appropriate in this instance. Said fees shall be due at the time of building permit application.

2.	Proximity of Parks:	Hansen Park, is located just west of the subject site

3.	Impact on Parks:	Minimal

4.	Impact on Community Facilities:	Minimal

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	NA

2.	Access to Site:	Adequate

3.	Other Considerations:	None

Police

1.	Accident Counts:	None

2.	Violations:	NA

3.	Site Security:	NA

4.	Other Considerations:	None

Staff Comments

The proposed subdivision does meet all minimum code requirements for lot size, width and street access. However, staff does have some concern over the lack of detail on the proposed plans. The following were not submitted, therefore, will be required as part of any Final Plat application:

A detailed Utility Plan showing sewer and water connections.

A Grading and Drainage Plan including elevations and building pad location.

A formal Plat showing legal descriptions for each lot, and all required easements.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of a Preliminary Plat of PL00-4, subject to the following conditions:

1.	Submittal of a Grading and Drainage Plan subject to review and approval of the City Engineer.

2.	Submittal of a Utility Plan subject to review and approval of the City Engineer.

3.	The Final Plat shall contain legal descriptions (Lot & Block) for each proposed new lot, all required easements and the name of the subdivision.

4.	All homes within the proposed subdivision meet the City's minimum setback requirements for the R-1, Single Family Residential zoning district.

5.	Each new home proposed for constructed within the subdivision must submit a grading plan with their application for a building permit. Said grading plans must be consistent with the overall grading plan approved as part of the Final Plat.

6.	Approval of a permit by the Rice Creek Watershed District (RCWD).

Cary K. Teague, City Planner