Planning Report

Date:	July 18, 2000

Case:	PL00-4

Subject:	Final Plat

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

Request

To hold a public hearing to consider a Final 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.	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:	The City Engineer has reviewed the utility plan and is recommended some changes. First, the sanitary sewer connections should be revised from the proposed "Risers" to individual connections off of the sewer line. Additionally, the proposed water main will likely have to be located within the west half of the paved surface of 10th Avenue, as there is inadequate room in the boulevard to install the line and not damage trees and the existing curbing. The applicant shall be required to work with the City Engineer on these issues, and revise the plans accordingly.

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

6.	Grading/Drainage:	The City Engineer has reviewed the grading and drainage plans and found them to be acceptable. Individual grading plans must be submitted with each individual building permit to ensure the grading is consistent with the overall grading plan. Prior to the grading of the site, silt fencing shall be installed and left in place until buildings have been completed and the site seeded or sodded, to prevent erosion into the adjacent creek and to adjacent properties.

7.	Rice Creek Watershed District:	Permit shall be required. No building permits shall be issued until approval has been received from Rice Creek.

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.

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

2.	Grading and Drainage Plan subject to review and approval of the City Engineer.

3.	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.

4.	Utility Plan shall be revised per the recommendations of the City Engineer. The sanitary sewer connections should be revised from the proposed "Risers" to individual connections off of the sewer line. The proposed water main will likely have to be located within the west half of 10th Avenue, as there is inadequate room in the boulevard.

5.	Approval of a permit by the Rice Creek Watershed District (RCWD). No building permits shall be issued until approval has been received from Rice Creek.

6.	Park dedication fees ($750 per lot) shall be due at the time of building permit application.

7.	Prior to the grading of the site, silt fencing shall be installed and left in place until buildings have been completed and the site seeded or sodded, to prevent erosion into the adjacent creek and to adjacent properties.

Cary K. Teague, City Planner