VAR 06-04STATE OF MINNESOTA
COUNTY OF ANOKA
CITY OF FRIDLEY
In the Matter of: A Variance, VAR #06-04
Owner: Michael B & DF McPhillips
Record ID 1699078
1985447.005
CITY COUNCIL PROCEEDINGS
VARIANCE
The above entitled matter came before the City Council of the City of Fridley and was heard on the 8th day of
May, 2006, on a petition for a variance pursuant to the City of Fridley's Zoning Ordinance, for the following
described property:
To reduce the side yard setback on a corner lot from 17.5 feet to 6 feet to allow a garage addition,
legally described as LOT 19 BLOCK 2 SYLVAN HILLS PLAT 4, SUBJECT TO EASEMENT OF
RECORD SYLVAN HILLS PLAT 4 CITY OF FRIDLEY LOT 19 BLOCK 2 SYLVAN HILLS PLAT 4 -
SUBJECT TO 5 FEET UTILITY & DRAINAGE EASEMENT ALONG REAR OF LOT, generally located
at 291 Sylvan Lane.
IT IS ORDERED that a variance be granted as upon the following conditions or reasons:
Approval with two stipulations. See City Council meeting minutes of May 8, 2006.
STATE OF MINNESOTA
COUNTY OF ANOKA
CITY OF FRIDLEY
OFFICE OF THE CITY CLERK
I, Debra A. Skogen, City Clerk for the City of Fridley, with and in for said City of Fridley, do hereby certify that I
have compared the foregoing copy and Order granting a variance with the original record thereof preserved in
my office, and have found the same to be a correct and true transcript of the whole thereof.
IN TESTIMONY WHEREOF, I have hereunto subscribed my hand at the City of Fridley, Minnesota, in the
County of Anoka on the day of � v�- , 2006.
DRAFTED BY:
City of Fridley
6431 University Avenue N.E.
Fridley, MN 55432 Debra A. Skogen, City Clerk
�+L) 9�
t
t
Variances are valid for a period of one year following approval and shall be considered void if not used within
that period.
FRIDLEY CITY COUNCIL MEETING OF MAY 8.2006 PAGE -13
analysis, staff determined most of the churches are on East River Road, Mississippi
Bouelvard, University Ave e, Highway 65, and 73rd Avenue, and by the time they got done
doing one that was an ove ay district relative to the traffic count, they would have essentially all
of them. Staff was al concerned that they were treating the churches differently than the
schools, so they deci d to bring back the recommendation that they would just do it for all.
That does not mean,ey are all going to put up 80 square feet signs. Some do not need that.
MOTION by�Aincilmember Wolfe to close the public hearing. Seconded by Councilmember
Billings.
UPON A OICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED
Kv VAiZi�-Au 9
NEW BUSINESS:
13. Variance Request, VAR #06-04, by Michael McPhillips, to Reduce the Side Yard
Setback on a Corner Lot from 17.5 Feet to 6 Feet to Allow a Garage Addition,
Generally Located at 291 Sylvan Lane N.E. (Ward 3).
Julie Jones, Planning Coordinator, stated petitioner is requesting the variance to allow the
construction of a 264 square foot addition to the existing attached garage located at his residence.
His hardship statement states as follows: "There is minimal traffic on University Avenue
Service Drive north of Sylvan Lane. There is a stop sign on Sylvan Lane before entering the
Service Drive eliminating sight problems that could be potentially caused by the new structure."
Ms. Jones said the property in question is zoned R-1, Single -Family, as are all surrounding
properties. The lot is rectangular shaped and fronts on Sylvan Lane. The home and garage were
constructed in 1969. In 1986, an accessory structure was built on this property in the rear yard.
The property owner obtained a special use permit as was required at the time for the second
accessory structure. At the time it was approved, it was stipulated that a driveway did not need
to be installed to the accessory structure, as long as the structure was not being used for motor
vehicle storage. There is no evidence on the landscape currently that the structure is being used
for motor vehicle storage. The City Code requires a 17-1/z foot side yard setback for all
structures on a comer lot. The existing garage is approximately 18 feet from the side yard
property line and meets City Code requirements. The petitioner is proposing to construct a 12' x
22' addition to the garage. That is to the depth of the existing garage, which would reduce the
side yard setback to approximately 6 feet. The petitioner's property will continue to meet all
other setback lot coverage and allotment of accessory structure requirements after the proposed
garage addition is constructed. The proposed addition will be used for storage space of vehicles
and other garage materials. City staff has no recommendation on this request as it is within
previously granted dimensions. The City did grant a variance in 1990 to a property just a couple
of blocks away from the subject property at 6261 Rainbow Drive. This variance was granted to
reduce the side yard setback on a comer lot from 17 '/z feet to 4 1/z feet to allow the construction
of a second detached accessory structure in line with the existing garage. The Appeals
Commission held a public hearing on this variance request on April 26. The variance was
FRIDLEY CITY COUNCIL MEETING OF MAY 8.2006 PAGE 14 '
approved on a 3-1 vote. It was brought before Council because there was not a unanimous vote.
1 &. Kuechle on the Commission voted in opposition because of a lack of hardship, noting there
was a hardship in the 6261 Rainbow Drive variance because of widening of the University
Avenue Service Drive. Since the Appeals Commission meeting, staff has confirmed the
information provided by Mr. Kuechle. The house at 6261 Rainbow Drive was constructed in
1953. The University Avenue Service Drive was constructed in 1965 and likely took land from
the side yard of 6261 Rainbow Drive. The house at 291 Sylvan Lane, however, was constructed
in 1969 which was after the widening of the Service Drive.
Ms. Jones stated the Appeals Commission did look at the language in State Statutes regarding
hardship and studied and discussed the language at their meeting. Staff does recommend if the
City Council does approve this variance, that they also request stipulations on the variance.
Councilmember Bolkcom asked if there was any place else this addition could be placed.
Ms. Jones said it would be feasible for the petitioner to add onto his existing accessory structure
in the rear yard. However, if he did, since he is planning on using this space for storage of motor
vehicles, he would need to install a driveway and have additional curb cut on his property to that
structure which currently does not have a driveway.
Councilmember Bolkcom asked what kind of impact it would have on the neighborhood.
Ms. Jones replied it would have less visual impact on the comer and that is the concern of the
side yard setback, the vision safety.
Councilmember Bolkcom said so the undue hardship is that he would have to have another curb
cutting and another driveway to another accessory structure.
Councilmember Wolfe said he things it would look nicer doing it the way the petitioner wants
to do it.
Councilmember Barnette stated he would have to have a curb cut off of the Service Road. To
him this makes a whole lot more sense to add onto his existing garage with his existing
driveway. Architecturally, visually, and reasonably, it makes sense to him to do what the
petitioner is doing.
Michael McPhillips, petitioner, stated if he added onto his shed and put in blacktop, he would
loose some trees. He mentioned the other property mentioned involved the petitioner getting a
double "detached" garage and he does not understand what the hardship was there.
Councilmember Billings asked about the property immediately north of the petitioner.
Mr. McPhillips replied that house faces east, or University Avenue.
Councilmember Billings said so the garage in his yard would be next to their side yard.
FRIDLEY CITY COUNCIL MEETING OF MAY 8.2006 PAGE 15
Mr. McPhillips replied, yes.
Councilmember Billings asked how far was the petitioner's property to the right-of-way. He
asked how wide the boulevard was.
Mr. McPhillips stated it is a 12 -foot garage, 6.2 feet to the property line, and 9.3 feet to the curb.
Councilmember Billings stated so the new place is going to be 15 feet to the curb.
Mr. McPhillips replied, 15.5 feet.
MOTION by Councilmember Bolkcom to approve Variance Request, VAR #06-04, by Michael
McPhillips, with the following two stipulations:
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage
and finished with complementary siding and color scheme.
Seconded by Councilmember Wolfe.
UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTION CARRIED UNANIMOUSLY.
14. ApprovcRoadway Major Maintenance Financing Policy.
Jon Haukaas, Pub ' Works Director, stated this is policy on financing for major maintenance of
City streets, commo referred to as the assessment policy. He provided this to Council as an
informational item some time back and has given them updates since. Essentially, this is for
future street reconstruction. Once they complete their current focus on bringing all City streets
up to the standard of concre curb and gutter, it will continue the past policy of assessing 100
percent of the improvement co for all properties except those zoned R-1 or R-2, the low-density
residential properties and it pro 'des for a new cost share formula for those residential -zoned
properties. Major maintenance is efined as total or partial reconstruction of the streets plus mill
and overlay type projects. Minor aintenance, which would not be assessed, would be crack
sealing, sealcoat, pothole patching, d other asphalt repairs that they do on an ongoing basis.
The R-1 and R-2 properties would be sessed on a per lot basis and would be assessed a total of
50 percent of the cost based on a stan d street of 30 -feet wide. What they would do is, if the
street is only 30 -feet wide which is the 'ty standard, they would take half that total cost and
divide by the number of lots involved. y property that is addressed on a reconstructed or
improved street would be counted in those th would pay an assessment. If the street was wider
than the residential standard of 30 feet, any it that pertain to that would be reduced to the
equivalent 30 -foot wide street standard and the .fference would be added to the City's cost.
This is an averaging method so that other than th .. fluctuations in prices from year to year,
residential properties are treated basically equal throuout the City. This is becoming the norm
across the area. There are several cities that have done a tan dard street assessment. We would
FRIDLEY CITY COUNCIL MEETING OF MAY 8, 2006 PAGE 16 '
prefer to use the actual cost each year as historically Fridley has. Any assessments are based on
the real cost. We would have estimates of these costs at the time of the public hearing similar to
what we do now, and adjust those based on actual costs after the project is completed.
Mr. Haukaas stated utility repairs would not be assessed but rather paid for from the respective
utility enterprise funds. They do take roadway reconstruction as the opportunity to repair water
lines or sewer lines and make utility adjustments as necessary. They do have a current policy in
place for major storm sewer extensions.
Councilmember Wolfe asked if everyone would pay the same even if their lot were bigger.
Mr. Haukaas said they would. For the most part in residential neighborhoods, everyone gets
approximately the same benefit. One house is not getting all that much better of a deal because
they have a little bit longer lot or a corner lot. Everyone uses it on average about the same. So
they would like to go to a simpler, straightforward assessment policy.
Councilmember Bolkcom stated so if she lives on a comer lot would she get assessed on her
front yard and her side yard.
Mr. Haukaas replied they would continue with the past history of assessing the address side.
Councilmember Bolkcom stated in the policy under "definitions" it says property with frontage
(rear, side, or front) along a roadway would be considered to receive benefit from any major
maintenance projects. It seems to mean on a comer she could be assessed on both sides because
she is a benefited party as she drives on both sides.
Mr. Haukaas said that definition applies to not only residential but to commercial/industrial.
They could further clarify that for those residential properties that it would be based on the
address side.
Dr. Burns asked what about a property that has two front yards.
Mr. Haukaas replied that is similar situation to the corner lot, they would again apply the
address side standard to a double front.
Councilmember Billings asked if Council had approved something similar to this not too long
ago or if they had just talked about it in a conference meeting.
Mr. Haukaas said they presented the information at a conference meeting.
Councilmember Billings commented the only real change in this is the wider than 30 -foot
streets section.
Mr. Haukaas replied, yes. This is being brought to them as a policy and intended to be a
guideline. It is not like an ordinance. The intention is that this applies to 99 percent of the
FRIDLEY CITY COUNCIL MEETING OF MAY S, 2006 PAGE 17
4
properties. The other 1 percent special situations would be brought to them through a public
hearing prior to starting the project.
Councilmember Barnette asked if this policy changed the eventual cost of street reconstruction
in comparison to what they have been doing in recent years.
Mr. Haukaas replied actually when looking at the numbers, it does not change it too
significantly. He said they have a mill and overlay projects this summer and should this be
approved that project would be brought forward under the new policy. The project is located at
Matterhorn Drive and the remainder of 73rd Avenue.
Councilmember Bolkcom asked how he would like them to proceed.
Mr. Haukaas replied they can wait and approve this at the next meeting after the language has
been added or approve it now contingent on that language being added. They will add language
that states assessments are based on the roadway on the address side of residential properties.
MOTION by Councilmember Bolkcom to table the Roadway Major Maintenance Financing
Policy. Seconded by Councilmember Billings.
UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTION CARRIED UNANIMOUSLY.
2. Resolution of the City of Friji ley Terminating ICMA as the Administrator of the
City of Fridley Deferred Compensation Plan and Authorizing the City of Fridley,
Through its City Manager, t Enter Into Necessary Agreements to Hire Wells
Fargo, N.A., to Administer the P pan.
Councilmember Bolkcom said if they disco�iti
there be any danger because it is not going to -
Dr. Burns replied they will still have the IC
completed the conversion. This establishes t]
with ICMA. The resolution was drafted by the
ICMA but are waiting for Wells Fargo would
n until November.
deferred compensation plan until they have
intent to terminate the business arrangement
Fritz Knaak, City Attorney, stated the purpose of this esolution is to create and set a process by
which the ICMA plan will be terminated. This actii6 is the first step they need to take to
terminate the plan and to create a seamless transition btween that plan and the plan that has
been proposed by Wells Fargo.
Richard D. Pribyl, Finance Director/Treasurer, stated this is a airly lengthy process. They have
a timetable right now and it is four pages long full of activiti in this process. This actually
initiates the process of termination. In this timetable, there is wh t is called a quiet period at the
very end of the process where the contributions will cease for t period of time during the
actual turnover of the assets between the two retirement corporations,,
FRIDLEY CITY COUNCIL MEETING OF MAY 8, 2006 PAGE 18
MOTION by Councilmember Bolkcom adopting Resolution No. 2006-24. Seconded by '
Councilmember Billings.
UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTION CARRIED UNANIMOUSLY.
4. Approve 200' SCORE Grant Agreement for Recycling Program.
Councilmember Bol*com asked why it took so long for the agreement to come before Council.
Julie Jones, Planning oordinator, replied there is no rush when they get these agreements to
approve them until July. They do not get their first funding payment until July from the County.
Councilmember BillingA stated there was some discussion previously about their ability to use
the funds that they are co ecting for the sale of recyclable materials. He asked about the status
of that.
Ms. Jones replied that has �
had asked if they could ch$
situation. There were some
looked at their financial situ
the recycling contract for sp
and they will continue to do
we are qualified for. Unfort
been worked out. Staff has been working with County staff and
;e their agreement or their funding policy to accommodate our
:lays in bringing this agreement forward because of that. They
and have decided they will proceed to use the revenues from
events by like the electronics drop off that happened in April
best to qualify for as much, if not all of, the SCORE funds that
:ly, we did not work out a situation with the County where we
end if we wanted to. They are moving forward with the
could completely balance our
agreement as written.
Mr. Hickok said they analyzed wh4her it would be in the City's best interests to not sign the
SCORE funding agreement and utiliz our funds in a manner that would be appropriate for our
citizens but would still mare the d liars to the people without having all of the red tape and
strings attached to SCORE funding.tiff determined they will continue to work with the
County on SCORE funding.
Ms. Jones stated staff felt in the long term
our relationship with the County and work v
Councilmember Bolkcom asked if the
the City's total tonnage.
t is it was in the City's best interests to continue
them.
the City's special events counts towards
Ms. Jones replied, yes. She would say they have no }yroblem making their goal in 2006 because
of the tonnage they received at the last event.
William Burns, City Manager, stated his recollection i the problem they had is that we are
penalized by the County if we use the additional shared reve a from the hauler to cover some of
our losses for the basic recycling program. The $60,000 pl they are getting from the County
does not cover all of the recycling coordinator's salary. It covers only a percentage of the
,�NOKA COUNTY MINNESOTA
Document No.: 1985447.005 ABSTRACT
I hereby certify that the within instrument was filed in this
office for record on: 06/22/2006 1:35:00 PM
Fees/Taxes In the Amount of: $46.00
MAUREEN J. DEVINE
Anoka County property Tax
Adininistrator/Reeorder/Registrar of Titles
JMH, Deputy
Record ID: 1699078
FRIDLEY MUNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432
(763) 571-3450 • FAJP%)6 -0QlbWGl`tTDrITY (763) 572-3534
ACTION TAKEN NOTICE
May 15, 2006
Michael McPhillips
291 Sylvan Lane
Fridley MN 55432
Dear Mr. McPhillips:
On Monday, May 8, 2006, the Fridley City Council officially approved your Variance, VAR #06-
04, to reduce the side yard setback on a comer lot from 17.5 feet to 6 feet to allow an addition
to the existing garage, legally described as Lot 19, Block 2, Sylvan Hills Plat 4, generally located
at 291 Sylvan Lane.
Approval of this variance is contingent upon the following stipulations:
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage and
finished with complementary siding and color scheme.
You have one year from the date of the City Council action to initiate construction. If you cannot
begin construction during this time, you must submit a letter requesting an extension at least
three weeks prior to the expiration date.
If you have any questions regarding the above action, please call me at 763-572-3590.
Sinc ely,
c tt Hickok
mmunity Development Director
SH/jb
cc: Variance File/Address File
Sandy Stanger
Stacy Stromberg
Please review the above, sign the statement below and return pne copy to the City of,F i ley,
Planning Department by May 26, 2006. 4nic&&2�0WtAo
Concur with action taken.
C-06-34
I�
UIYOF
FRIDLEY
FRIDLEY MUNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432
(763) 571-3450 • FAL-0QWhlGfhrDnTY (763) 572-3534
ACTION TAKEN NOTICE
May 15, 2006
Michael McPhillips
291 Sylvan Lane
Fridley MN 55432
Dear Mr. McPhillips:
On Monday, May 8, 2006, the Fridley City Council officially approved your Variance, VAR #06-
04, to reduce the side yard setback on a corner lot from 17.5 feet to 6 feet to allow an addition
to the existing garage, legally described as Lot 19, Block 2, Sylvan Hills Plat 4, generally located
at 291 Sylvan Lane.
Approval of this variance is contingent upon the following stipulations:
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage and
finished with complementary siding and color scheme.
You have one year from the date of the City Council action to initiate construction. If you cannot
begin construction during this time, you must submit a letter requesting an extension at least
three weeks prior to the expiration date.
If you have any questions regarding the above action, please call me at 763-572-3590.
W
ely,
Fd
Hickok
unity Development Director
SH/jb
cc: �VariarrcaFile/Address-File _-
Sandy Stanger
Stacy Stromberg
Please review the above, sign the statement below and return one copy to the City of Fridley
Planning Department by May 26, 2006.
Concur with action taken.
C-06-34
FRIDLEY CITY COUNCIL MEETING OF MAY 8, 2006 PAGE 13
analysis, staff dete/ove
most of the churches are on East River Road, Mississippi
Bouelvard, UniversHighway 65, and 73rd Avenue, and by the time they got done
doing one that was Aveistrict relative to the traffic count, they would have essentially all
of them. Staff werned that they were treating the churches differently than the
schools, so they deng back the recommendation that they would just do it for all.
That does not meangoing to put up 80 square feet signs. Some do not need that.
MOTION by uncihnember Wolfe to close the public hearing. Seconded by Councilmember
Billings.
UPON A OICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTIOrf CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED
AT 9:06 .M.
NEW BUSINESS:
13. Variance Request, VAR #06-04, by Michael McPhillips, to Reduce the Side Yard
Setback on a Corner Lot from 17.5 Feet to 6 Feet to Allow a Garage Addition,
Generally Located at 291 Sylvan Lane N.E. (Ward 3).
Julie Jones, Planning Coordinator, stated petitioner is requesting the variance to allow the
construction of a 264 square foot addition to the existing attached garage located at his residence.
His hardship statement states as follows: "There is minimal traffic on University Avenue
Service Drive north of Sylvan Lane. There is a stop sign on Sylvan Lane before entering the
Service Drive eliminating sight problems that could be potentially caused by the new structure."
Ms. Jones said the property in question is zoned R-1, Single -Family, as are all surrounding
properties. The lot is rectangular shaped and fronts on Sylvan Lane. The home and garage were
constructed in 1969. In 1986, an accessory structure was built on this property in the rear yard.
The property owner obtained a special use permit as was required at the time for the second
accessory structure. At the time it was approved, it was stipulated that a driveway did not need
to be installed to the accessory structure, as long as the structure was not being used for motor
vehicle storage. There is no evidence on the landscape currently that the structure is being used
for motor vehicle storage. The City Code requires a 17-1/2 foot side yard setback for all
structures on a corner lot. The existing garage is approximately 18 feet from the side yard
property line and meets City Code requirements. The petitioner is proposing to construct a 12' x
22' addition to the garage. That is to the depth of the existing garage, which would reduce the
side yard setback to approximately 6 feet. The petitioner's property will continue to meet all
other setback lot coverage and allotment of accessory structure requirements after the proposed
garage addition is constructed. The proposed addition will be used for storage space of vehicles
and other garage materials. City staff has no recommendation on this request as it is within
previously granted dimensions. The City did grant a variance in 1990 to a property just a couple
of blocks away from the subject property at 6261 Rainbow Drive. This variance was granted to
reduce the side yard setback on a corner lot from 17 Meet to 4 Meet to allow the construction
of a second detached accessory structure in line with the existing garage. The Appeals
Commission held a public hearing on this variance request on April 26. The variance was
FRIDLEY CITY COUNCIL MEETING OF MAY 8, 2006 PAGE 14
approved on a 3-1 vote. It was brought before Council because there was not a unanimous vote.
Mr. Kuechle on the Commission voted in opposition because of a lack of hardship, noting there
was a hardship in the 6261 Rainbow Drive variance because of widening of the University
Avenue Service Drive. Since the Appeals Commission meeting, staff has confirmed the
information provided by Mr. Kuechle. The house at 6261 Rainbow Drive was constructed in
1953. The University Avenue Service Drive was constructed in 1965 and likely took land from
the side yard of 6261 Rainbow Drive. The house at 291 Sylvan Lane, however, was constructed
in 1969 which was after the widening of the Service Drive.
Ms. Jones stated the Appeals Commission did look at the language in State Statutes regarding
hardship and studied and discussed the language at their meeting. Staff does recommend if the
City Council does approve this variance, that they also request stipulations on the variance.
Councilmember Bolkcom asked if there was any place else this addition could be placed.
Ms. Jones said it would be feasible for the petitioner to add onto his existing accessory structure
in the rear yard. However, if he did, since he is planning on using this space for storage of motor
vehicles, he would need to install a driveway and have additional curb cut on his property to that
structure which currently does not have a driveway.
Councilmember Bolkcom asked what kind of impact it would have on the neighborhood.
Ms. Jones replied it would have less visual impact on the comer and that is the concern of the
side yard setback, the vision safety.
Councilmember Bolkcom said so the undue hardship is that he would have to have another curb
cutting and another driveway to another accessory structure.
Councilmember Wolfe said he things it would look nicer doing it the way the petitioner wants
to do it.
Councilmember Barnette stated he would have to have a curb cut off of the Service Road. To
him this makes a whole lot more sense to add onto his existing garage with his existing
driveway. Architecturally, visually, and reasonably, it makes sense to him to do what the
petitioner is doing.
Michael McPhillips, petitioner, stated if he added onto his shed and put in blacktop, he would
loose some trees. He mentioned the other property mentioned involved the petitioner getting a
double "detached" garage and he does not understand what the hardship was there.
Councilmember Billings asked about the property immediately north of the petitioner.
Mr. McPhillips replied that house faces east, or University Avenue.
Councilmember Billings said so the garage in his yard would be next to their side yard.
A,
FRIDLEY CITY COUNCIL MEETING OF MAY 8, 2006 PAGE 15
Mr. McPhillips replied, yes.
Councilmember Billings asked how far was the petitioner's property to the right-of-way. He
asked how wide the boulevard was.
Mr. McPhillips stated it is a 12 -foot garage, 6.2 feet to the property line, and 9.3 feet to the curb.
Councilmember Billings stated so the new place is going to be 15 feet to the curb.
Mr. McPhillips replied, 15.5 feet.
MOTION by Councilmember Bolkcom to approve Variance Request, VAR #06-04, by Michael
McPhillips, with the following two stipulations:
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage
and finished with complementary siding and color scheme.
Seconded by Councilmember Wolfe.
UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTION CARRIED UNANIMOUSLY.
14. Approve Roadway Major Maintenance Financing Policy.
Jon Haukaas, Public Works Director, stated this is policy on financing for major maintenance of
City streets, commonly referred to as the assessment policy. He provided this to Council as an
informational item some time back and has given them updates since. Essentially, this is for
future street reconstruction. Once they complete their current focus on bringing all City streets
up to the standard of concrete curb and gutter, it will continue the past policy of assessing 100
percent of the improvement cost for all properties except those zoned R-1 or R-2, the low-density
residential properties and it provides for a new cost share formula for those residential -zoned
properties. Major maintenance is defined as total or partial reconstruction of the streets plus mill
and overlay type projects. Minor maintenance, which would not be assessed, would be crack
sealing, sealcoat, pothole patching, and other asphalt repairs that they do on an ongoing basis.
The R-1 and R-2 properties would be assessed on a per lot basis and would be assessed a total of
50 percent of the cost based on a standard street of 30 -feet wide. What they would do is, if the
street is only 30 -feet wide which is the City standard, they would take half that total cost and
divide by the number of lots involved. Any property that is addressed on a reconstructed or
improved street would be counted in those that would pay an assessment. If the street was wider
than the residential standard of 30 feet, any items that pertain to that would be reduced to the
equivalent 30 -foot wide street standard and the difference would be added to the City's cost.
This is an averaging method so that other than the fluctuations in prices from year to year,
residential properties are treated basically equal throughout the City. This is becoming the norm
across the area. There are several cities that have done a standard street assessment. We would
FRIDLEY CITY COUNCIL MEETING OF MAY 8, 2006 PAGE 16
prefer to use the actual cost each year as historically Fridley has. Any assessments are based on
the real cost. We would have estimates of these costs at the time of the public hearing similar to
what we do now, and adjust those based on actual costs after the project is completed.
Mr. Haukaas stated utility repairs would not be assessed but rather paid for from the respective
utility enterprise funds. They do take roadway reconstruction as the opportunity to repair water
lines or sewer lines and make utility adjustments as necessary. They do have a current policy in
place for major storm sewer extensions.
Councilmember Wolfe asked if everyone would pay the same even if their lot were bigger.
Mr. Haukaas said they would. For the most part in residential neighborhoods, everyone gets
approximately the same benefit. One house is not getting all that much better of a deal because
they have a little bit longer lot or a corner lot. Everyone uses it on average about the same. So
they would like to go to a simpler, straightforward assessment policy.
Councilmember Bolkcom stated so if she lives on a comer lot would she get assessed on her
front yard and her side yard.
Mr. Haukaas replied they would continue with the past history of assessing the address side.
Councilmember Bolkcom stated in the policy under "definitions" it says property with frontage
(rear, side, or front) along a roadway would be considered to receive benefit from any major
maintenance projects. It seems to mean on a comer she could be assessed on both sides because
she is a benefited party as she drives on both sides.
Mr. Haukaas said that definition applies to not only residential but to commercial/industrial.
They could further clarify that for those residential properties that it would be based on the
address side.
Dr. Burns asked what about a property that has two front yards.
Mr. Haukaas replied that is similar situation to the comer lot, they would again apply the
address side standard to a double front.
Councilmember Billings asked if Council had approved something similar to this not too long
ago or if they had just talked about it in a conference meeting.
Mr. Haukaas said they presented the information at a conference meeting.
Councilmember Billings commented the only real change in this is the wider than 30 -foot
streets section.
Mr. Haukaas replied, yes. This is being brought to them as a policy and intended to be a
guideline. It is not like an ordinance. The intention is that this applies to 99 percent of the
FRIDLEY CITY COUNCIL MEETING OF MAY 8.2006 PAGE 17
properties. The other 1 percent special situations would be brought to them through a public
hearing prior to starting the project.
Councilmember Barnette asked if this policy changed the eventual cost of street reconstruction
in comparison to what they have been doing in recent years.
Mr. Haukaas replied actually when looking at the numbers, it does not change it too
significantly. He said they have a mill and overlay projects this summer and should this be
approved that project would be brought forward under the new policy. The project is located at
Matterhorn Drive and the remainder of 73`d Avenue.
Councilmember Bolkcom asked how he would like them to proceed.
Mr. Haukaas replied they can wait and approve this at the next meeting after the language has
been added or approve it now contingent on that language being added. They will add language
that states assessments are based on the roadway on the address side of residential properties.
MOTION by Councilmember Bolkcom to table the Roadway Major Maintenance Financing
Policy. Seconded by Councilmember Billings.
UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTION CARRIED UNANIMOUSLY.
2. Resolution of the City of Fri ley Terminating ICMA as the Administrator of the
City of Fridley Deferred Com ensation Plan and Authorizing the City of Fridley,
Through its City Manager, t Enter Into Necessary Agreements to Hire Wells
Fargo, N.A., to Administer the P n.
Councilmember Bolkcom said if they discoti
there be any danger because it is not going to
Dr. Burns replied they will still have the IC
completed the conversion. This establishes f
with ICMA. The resolution was drafted by the
ICMA but are waiting for Wells Fargo would
n until November.
deferred compensation plan until they have
intent to terminate the business arrangement
Fritz Knaak, City Attorney, stated the purpose of this esolution is to create and set a process by
which the ICMA plan will be terminated. This acti is the first step they need to take to
terminate the plan and to create a seamless transitionbTe
en that plan and the plan that has
been proposed by Wells Fargo.
Richard D. Pribyl, Finance Director/Treasurer, stated this is a airly lengthy process. They have
a timetable right now and it is four pages long full of activiti in this process. This actually
initiates the process of termination. In this timetable, there is wh t is called a quiet period at the
very end of the process where the contributions will cease for t1Xt period of time during the
actual turnover of the assets between the two retirement corporations.
N
FRIDLEY CITY COUNCIL MEETING OF MAY 8.2006 PAGE 18 '
MOTION by Councilmember Bolkcom adopting Resolution No. 2006-24. Seconded by
Councilmember Brings.
UPON A VOICE VOTE, ALL VOTING AYE, MAYOR LUND DECLARED THE
MOTION CARRIAD UNANIMOUSLY.
4. Approve 200` SCORE Grant Agreement for Recycling Program.
Councilmember Bollkcom asked why it took so long for the agreement to come before Council.
Julie Jones, Planning Pordinator, replied there is no rush when they get these agreements to
approve them until July. They do not get their first funding payment until July from the County.
Councilmember Billingk stated there was some discussion previously about their ability to use
the finds that they are co ecting for the sale of recyclable materials. He asked about the status
of that.
Ms. Jones replied that has kot been worked out. Staff has been working with County staff and
had asked if they could c ge their agreement or their funding policy to accommodate our
situation. There were some delays in bringing this agreement forward because of that. They
looked at their financial situs 'on and have decided they will proceed to use the revenues from
the recycling contract for special events by like the electronics drop off that happened in April
and they will continue to do the best to qualify for as much, if not all of, the SCORE fiends that
we are qualified for. Unfortuna ly, we did not work out a situation with the County where we
could completely balance our d if we wanted to. They are moving forward with the
agreement as written.
Mr. Hickok said they analyzed w2ert iwould be in the City's best interests to not sign the
SCORE funding agreement and utour funds in a manner that would be appropriate for our
citizens but would still maximize the d llars to the people without having all of the red tape and
strings attached to SCORE funding. tall determined they will continue to work with the
County on SCORE funding.
Ms. Jones stated staff felt in the long term at is it was in the City's best interests to continue
our relationship with the County and work wi them.
Councilmember Bolkcom asked if the tonnageom the City's special events counts towards
the City's total tonnage.
Ms. Jones replied, yes. She would say they have noproblem making their goal in 2006 because
of the tonnage they received at the last event. r
William Burns, City Manager, stated his recollection i the problem they had is that we are
penalized by the County if we use the additional shared reveue from the hauler to cover some of
our losses for the basic recycling program. The $60,000 plu they are getting from the County
does not cover all of the recycling coordinator's salary. It covers only a percentage of the
AGENDA ITEM
CITY COUNCIL MEETING OF MAY 812006
CITY OF
FRIDLEY
Date: May 1, 2006
To: William Burns, City Manager AV
From: Scott Hickok, Community Development Director
Julie Jones, Planning Coordinator
Stacy Stromberg, Planner
Subject: Variance Request, VAR #06-04, Michael McPhillips
M-06-53
INTRODUCTION
The petitioner, Michael McPhillips is seeking a variance to reduce the side yard setback on a
corner lot from 17.5 feet to 6 ft. to allow the construction of a 264 square foot addition to the
existing attached garage, located at his residence at 291 Sylvan Lane.
City Code requires a 17.5 ft. side yard setback for all structures on a corner lot. The existing
garage is approximately 18 feet from the side yard property line and meets City code
requirements. The petitioner is proposing to construct a 12 ft. by 22 ft. addition to the garage,
which will reduce the side yard setback to approximately 6 ft, thus the need for the variance
request. The petitioner's property will continue to meet all other setback, lot coverage, and
allotment of accessory structure requirements after the proposed garage addition is
constructed. The addition to the garage will be used for storage space of vehicles and other
garage materials.
PLANNING STAFF RECOMMENDATION
City Staff has no recommendation as this variance is within previously granted dimensions.
Similar variance granted:
VAR #90-07 6261 Rainbow Drive
Variance granted to reduce the required side yard setback on a corner lot from 17.5 feet to 4.5
feet.
APPEALS COMMISSION RECOMMENDATION
At the April 26, 2006, Appeals Commission meeting, a public hearing was held for VAR #06-04.
The variance was approved by a 3 to 1 vote. Due to there not being a unanimous vote made by
the Appeals Commission, this residential variance request is coming before the City Council for
final approval.
Commissioner Kuechle voted in opposition of the variance request due to lack of hardship.
Commissioner Kuechle expressed that the side yard setback variance granted at 6261 Rainbow
Drive in 1990 was based on undue hardship related to the installation of the University Avenue
Service Drive or due to the expansion of University Avenue. He believes that the petitioners'
house was constructed after the installation of the University Avenue Service Road, and
therefore undue hardship did not exist on the petitioner's property.
After further research staff determined that the house at 6261 Rainbow Drive was constructed in
1953. The University Avenue Service Road was constructed in 1965, and the petitioner's home
at 291 Sylvan Lane was constructed in 1969. Therefore, it is very likely that land was taken
from the property at 6261 Rainbow Drive when the University Avenue Service Road was
constructed, creating a non -conforming side yard setback and undue hardship. However, the
property at 291 Sylvan Lane was developed with the Service Road already is place, and
therefore the 17.5 corner side yard setback was adhered to.
Should the City Council chose to approve the requested variance, staff recommends the
following stipulations:
STIPULATIONS
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage and
finished with complementary siding and color scheme.
53
City of Fridley Land Use Application
VAR #06-04 April 26, 2006
GENERAL INFORMATION SPECIAL INFORMATION
Applicant:
Michael McPhillips
291 Sylvan Lane
Fridley MN 55432
Requested Action:
Variance reducing the side yard
setback on a corner lot.
Existing Zoning:
R-1 (Single Family Residential)
Location:
291 Sylvan Lane
Size:
10,800 sq. ft. .25 acres
Existing Land Use:
Single Family Home
Surrounding Land Use & Zoning:
N: Single Family & R-1
E: University Avenue & ROW
S: Single Family & R-1
W: Single Family & R-1
Comprehensive Plan Conformance:
Consistent with Plan
Zoning Ordinance Conformance:
205.07.3. D. (2). (c)((1 ))requires a side
yard setback of seventeen and one-
half (17 Y2) feet on a corner lot.
Zoning History:
1957 — Lot is platted.
1969 — House and garage
constructed.
1986 — Accessory structure built.
Legal Description of Property:
Lot 19, Block 2, Sylvan Hills Plat 4
Public Utilities:
Home is connected.
Transportation:
Sylvan Lane provides access to the
property.
Physical Characteristics:
Typical suburban lot and
landscaping.
SUMMARY OF PROJECT
The petitioner, Michael McPhillips is
seeking a variance to reduce the side yard
setback on a corner lot from 17.5 feet 6 feet
to allow an addition to his existing garage at
291 Sylvan Lane.
SUMMARY OF HARDSHIP
"There is minimal traffic on University
Avenue Service Drive north of Sylvan Lane.
There is a stop sign on Sylvan Lane before
entering the Service Drive eliminating sight
problems that could be potentially caused
by the new structure."
- Michael McPhillips
SUMMARY OF ANALYSIS
City Staff has no recommendation as this
variance is within previously granted
dimensions.
Similar variance granted:
VAR #90-07 6261 Rainbow Drive
To reduce the required side yard
setback on a corner lot from 17.5 feet to
4.5 feet.
CITY COUNCIL ACTION/ 60 DAY DATE
City Council — May 8, 2006
60 Day — May 22, 2006
(Proposed Location of Garage Addition)
Staff Report Prepared by: Stacy Stromberg
VAR #06-04
REQUEST
The petitioner, Michael McPhillips is seeking a variance to reduce the side yard setback on a
corner lot from 17.5 feet to 6 ft. to allow the construction of a 264 square foot addition to the
existing attached garage, located at his residence at 291 Sylvan Lane.
SUMMARY OF HARDSHIP
"There is minimal traffic on University Avenue Service Drive north of Sylvan Lane. There is a
stop sign on Sylvan Lane before entering the Service Drive eliminating sight problems that
could be potentially caused by the new structure."
- Michael McPhillips
ANALYSIS AND CODE REQUIREMENTS
The property is zoned R-1, Single Family as are all surrounding properties. The property is
located on the northwest comer of Sylvan Lane and University Avenue Service Road. The lot is
rectangular shaped and fronts on Sylvan Lane. The home and garage were constructed in
1969. In 1986, an accessory structure was built in the rear yard of the property. This accessory
structure was approved through a special use permit for a 2nd accessory structure. At the time
of its approval, it was stipulated that a driveway didn't need to be installed to the accessory
structure so long as the structure is being used for storage. It appears evident to current City
staff that this structure is being used for storage and that there is none or minimal access to the
structure from vehicles or trailers.
Existing Home
City Code requires a 17.5 ft. side yard setback for all structures on a corner lot. The existing
garage is approximately 18 feet from the side yard property line and meets City code
requirements. The petitioner is proposing to construct a 12 ft. by 22 ft. addition to the garage,
which will reduce the side yard setback to approximately 6 ft, thus the need for the variance
request. The petitioner's property will continue to meet all other setback, lot coverage, and
55
allotment of accessory structure requirements after the proposed garage addition is
constructed. The addition to the garage will be used for storage space of vehicles and other
garage materials.
City staff has received no comments from neighboring property owners.
Location of Proposed Addition and Setback Reduction
RECOMMENDATIONS
City Staff has no recommendation as this variance is within previously granted dimensions.
Similar variance granted:
VAR #90-07 6261 Rainbow Drive
Variance granted to reduce the required side yard setback on a corner lot from 17.5 feet
to 4.5 feet.
STIPULATIONS
Staff recommends that if the variance is granted, the following stipulations be attached.
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage and
finished with complementary siding and color scheme.
CITY OF FRIDLEY
APPEALS COMMISSION
APRIL 26th, 2006
CALL TO ORDER:
Commissioner Kuechle called the regular meeting of the Appeals Commission to order
at 7:30 p.m.
ROLL CALL:
MEMBERS PRESENT: Blaine Jones, Lary Kuechle, Ellard Briesmeister, Brad
Sielaff
MEMBERS ABSENT: Ken Vos
OTHERS PRESENT: Stacy Stromberg, City Planner
Michael McPhillips, 291 Sylvan Lane
APPROVE PLANNING COMMISSION MEETING MINUETS: - March 22, 2006
MOTION by Commissioner Sielaff, seconded by Commissioner Briesmeister to approve
the minutes as presented.
UPON A VOICE VOTE, ALL VOTING AYE, COMMISSIONER KUECHLE DECLARED
THE MOTION CARRIED UNAMINOUSLY.
PUBLIC HEARING:
1. Variance request. VAR #06-04, by Michael McPhillips for consideration of a
variance to reduce the side yard setback on a corner lot from 17.5 feet to 6
feet to allow a garage addition, generally located at 291 Sylvan Lane NE.
MOTION by Commissioner Jones, seconded by Commissioner Briesmeister, to open the
public hearing.
UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER
KUECHLE DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING
OPENED AT 7:33 P.M.
Ms. Stromberg, City Planner, presented a request from the petitioner; Michael
McPhillips is seeking a variance to reduce the side yard setback on a corner lot from
17.5 feet to 6 ft. to allow the construction of a 264 square foot addition to the existing
attached garage, located at his residence at 291 Sylvan Lane. Mr. McPhillips summary
of hardship states; "There is minimal traffic on University Avenue Service Drive north of
Sylvan Lane. There is a stop sign on Sylvan Lane before entering the Service Drive
eliminating sight problems that could be potentially caused by the new structure."
Ms. Stromberg stated that the property is zoned R-1, Single Family as are all
surrounding properties. The lot is rectangular shaped and fronts on Sylvan Lane. The
home and garage were constructed in 1969. In 1986, an accessory structure was built
in the rear yard of the property. This accessory structure was approved through a
special use permit for a 2nd accessory structure. At the time of its approval, it was
stipulated that a driveway didn't need to be installed to the accessory structure so long
as the structure is being used for storage. It appears evident to current City staff that
this structure is being used for storage and that there is none or minimal access to the
structure from vehicles or trailers.
Ms. Stromberg reviewed the City Code which requires a 17.5 ft. side yard setback for
all structures on a comer lot. The existing garage is approximately 18 feet from the side
yard property line and meets City code requirements. The petitioner is proposing to
construct a 12 ft. by 22 ft. addition to the garage, which will reduce the side yard setback
to approximately 6 ft, thus the need for the variance request. The petitioner's property
will continue to meet all other setback, lot coverage, and allotment of accessory structure
requirements after the proposed garage addition is constructed. The addition to the
garage will be used for storage space of vehicles and other garage materials.
Ms. Stromberg stated that City Staff has no recommendation as this variance is within
previously granted dimensions. A similar variance granted was granted in 1990:
VAR #90-07, 6261 Rainbow Drive
Variance granted to reduce the required side yard setback on a comer lot from
17.5 feet to 4.5 feet.
Ms. Stromberg stated that Staff recommends that if the variance is granted, the
following stipulations be attached.
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage
and finished with complementary siding and color scheme.
Commissioner Kuechle questioned if the only other variance request similar to this
request was back in 1990.
Ms. Stromberg replied yes that is the only one found that was closely related.
Commissioner Briesmeister asked why there was no recommendation from City Staff.
Ms. Stromberg replied that the City Council has directed City Staff that if a similar
variance has been granted in the past, there would be no recommendation on the
variance request from City Staff.
Commissioner Kuechle invited the petitioner to come forward and asked if Mr.
McPhillips had anything else to add to the presentation.
Mr. McPhillips, 291 Sylvan Lane, replied that he had nothing to add to the Staff
presentation and that all the issues were covered.
Commissioner Kuechle commented that normally for a variance request to be granted
a true hardship needs to be presented. A clear hardship has not been identified in this
variance request.
Mr. McPhillips replied that he had additional vehicles and would like to park one in the
garage rather than on the street and that the addition would be an asset to the
community.
Commissioner Sielaff asked if there was any reply from neighbors.
Ms. Stromberg replied that no replies have been received.
Commissioner Jones asked what is the side yard set back distance on the other side
of the house and what the City Code requirement is for an interior lot garage set back.
Ms. Stromberg replied that the required setback for living space is 10 feet and Mr.
McPhillips currently has 10 feet 2 inches on the west side of his property. The interior lot
side yard set back for an accessory structure is 5 feet.
Commissioner Jones stated that the required setback in an interior lot is 5 feet, so if
the lot was an interior lot the additional garage would not be an issue. Maybe that is the
true hardship? People driving on University Avenue will probably not even notice the
addition of the garage.
Commissioner Briesmeister stated that city ordinance states that you cannot park
vehicles on the street. This addition would take care of that issue.
Commissioner Kuechle asked for some clarification of the rules for granting a variance.
Ms. Stromberg replied that in order to grant a variance request, the property needs to
exhibit undue hardship. Undue hardship as defined by the law means that the property
cannot be put to a reasonable use if used under the requirements of the code; the need
for the variance is due to conditions unique to the property and not created by actions of
the land owner; and the variance granted will not alter the character of the
neighborhood.
Commissioner Sielaff questioned why the house is set back so far on a comer lot.
Ms. Stromberg replied that was due to vision safety.
MOTION by Commissioner Jones, seconded by Commissioner Sielaff, to close the
public hearing.
UPON A UNANIMOUS VOICE VOTE, ALL VOTING AYE, COMMISSIONER
KUECHLE DECLARED THE MOTION CARRIED AND THE PUBLIC HEARING
CLOSED AT 7:45 P.M.
Commissioner Sielaff stated that the request would create no obstruction to traffic and
had no problem with the request.
Commissioner Briesmeister stated he had no objections or issues with this request.
Commissioner Jones stated that he had no objections either and if the hardship issue
could be worked through, he could support it. The request will not alter the character of
the neighborhood and the request is unique to the property.
Commissioner Kuechle stated that he could not support this variance request due to
the fact that the petitioner did not present a true hardship. If a better hardship is
identified, maybe it will go better before the City Council. If this variance is granted
without a clear hardship presented, it would not be right to other property owners and
would be precedent setting. The variance granted on Rainbow Drive had a hardship
because the house was built before University Avenue was expanded and therefore it
was impacted by the road expansion. This property is in a different situation. The City
Council will make the final decision on May 8th
MOTION by Commissioner Sielaff, seconded by Commissioner Jones to approve
Variance Request, VAR #06-04, by Michael McPhillips,to reduce the side yard setback
on a corner lot from 17.5 feet to 6 feet to allow a garage addition, generally located at
291 Sylvan Lane NE with the following stipulations:
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage
and finished with complementary siding and color scheme.
UPON A VOTE, COMMISSIONER JONES, COMMISSIONER SIELAFF AND
COMMISSIONER BRIESMEISTER VOTING AYE, COMMISSIONER KUECHLE
VOTING NAY, COMMISSIONER KUECHLE DECLARED THE MOTION CARRIED.
This item will be heard at the City Council Meeting on May 8th, 2006.
Mr. McPhillips questioned why the property one block south was granted a similar
variance request and this one did to get a unanimous vote.
Commissioner Kuechle stated that the properties south of Rainbow Drive were built
prior to the University Avenue expansion. The house on Rainbow Drive was built before
Mr. McPhillips property on Sylvan Lane. Houses built before the University expansion
lost property when University Avenue expanded, creating a true hardship for the
property owners. The concern is that a true hardship needs to be presented and that
requirement has not been met by the petitioner.
2.
None
3.
Ms. Stromberg stated t t the May 10th meeting has been cancelled but there still may
be a May 24th meeting. ere is one item still pending for the agenda so watch email
and voice mail for an updat
ADJOURNMENT:
MOTION by Commissioner Jones seconded by Commissioner Sielaff to adjourn.
UPON UNANIMOUS VOICE VOTE, 09MMISSIONER KUECHLE DECLARED THE
MEETING ADJOURNED AT 7:55 p.m.
Respectfully Submitted,
Krista Monsrud
Recording Secretary
City of Fridley Land Use Application
VAR #06-04 April 26, 2006
GENERAL INFORMATION SPECIAL INFORMATION
Applicant:
Michael McPhillips
291 Sylvan Lane
Fridlev MN 55432
Requested Action:
Variance reducing the side yard
setback on a corner lot.
Existing Zoning:
R-1 (Single Family Residential)
Location:
291 Sylvan Lane
Size:
10,800 sq. ft. .25 acres
Existing Land Use:
Single Family Home
Surrounding Land Use & Zoning:
N: Single Family & R-1
E: University Avenue & ROW
S: Single Family & R-1
W: Single Family & R-1
Comprehensive Plan Conformance:
Consistent with Plan
Zoning Ordinance Conformance:
205.07.3.D.(2).(c)((1))requires a side
yard setback of seventeen and one-
half (17'/2) feet on a corner lot.
Zoning History:
1957 — Lot is platted.
1969 — House and garage
constructed.
1986 — Accessory structure built.
Legal Description of Property:
Lot 19, Block 2, Sylvan Hills Plat 4
Public Utilities:
Home is connected.
Transportation:
Sylvan Lane provides access to the
property.
Physical Characteristics:
Typical suburban lot and
landscaping.
SUMMARY OF PROJECT
The petitioner, Michael McPhillips is
seeking a variance to reduce the side yard
setback on a corner lot from 17.5 feet 6 feet
to allow an addition to his existing garage at
291 Sylvan Lane.
SUMMARY OF HARDSHIP
"There is minimal traffic on University
Avenue Service Drive north of Sylvan Lane.
There is a stop sign on Sylvan Lane before
entering the Service Drive eliminating sight
problems that could be potentially caused
by the new structure."
- Michael McPhillips
SUMMARY OF ANALYSIS
City Staff has no recommendation as this
variance is within previously granted
dimensions.
Similar variance granted:
VAR #90-07 6261 Rainbow Drive
To reduce the required side yard
setback on a corner lot from 17.5 feet to
4.5 feet.
CITY COUNCIL ACTION/ 60 DAY DATE
City Council — May 8, 2006
60 Day — May 22, 2006
(Proposed Location of Garage Addition)
Staff Report Prepared by: Stacy Stromberg
jf
V lll�� V
VAR #06-04
REQUEST
The petitioner, Michael McPhillips is seeking a variance to reduce the side yard setback on a
corner lot from 17.5 feet to 6 ft. to allow the construction of a 264 square foot addition to the
existing attached garage, located at his residence at 291 Sylvan Lane.
SUMMARY OF HARDSHIP
"There is minimal traffic on University Avenue Service Drive north of Sylvan Lane. There is a
stop sign on Sylvan Lane before entering the Service Drive eliminating sight problems that
could be potentially caused by the new structure."
- Michael McPhillips
ANALYSIS AND CODE REQUIREMENTS
The property is zoned R-1, Single Family as are all surrounding properties. The property is
located on the northwest corner of Sylvan Lane and University Avenue Service Road. The lot is
rectangular shaped and fronts on Sylvan Lane. The home and garage were constructed in
1969. In 1986, an accessory structure was built in the rear yard of the property. This accessory
structure was approved through a special use permit for a 2nd accessory structure. At the time
of its approval, it was stipulated that a driveway didn't need to be installed to the accessory
structure so long as the structure is being used for storage. It appears evident to current City
staff that this structure is being used for storage and that there is none or minimal access to the
structure from vehicles or trailers.
Existing Home
City Code requires a 17.5 ft. side yard setback for all structures on a comer lot. The existing
garage is approximately 18 feet from the side yard property line and meets City code
requirements. The petitioner is proposing to construct a 12 ft. by 22 ft. addition to the garage,
which will reduce the side yard setback to approximately 6 ft, thus the need for the variance
request. The petitioner's property will continue to meet all other setback, lot coverage, and
allotment of accessory structure requirements after the proposed garage addition is
constructed. The addition to the garage will be used for storage space of vehicles and other
garage materials.
City staff has received no comments from neighboring property owners.
RECOMMENDATIONS
City Staff has no recommendation as this variance is within previously granted dimensions.
Similar variance granted:
VAR #90-07 6261 Rainbow Drive
Variance granted to reduce the required side yard setback on a corner lot from 17.5 feet
to 4.5 feet.
STIPULATIONS
Staff recommends that if the variance is granted, the following stipulations be attached.
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage and
finished with complementary siding and color scheme.
Land Planning su�u%i7J'W%2 6875 Highway No.65 N.E.
Land Surveying ' • /s Minnea olis
Sails Testing �n�rine�il'n, V%ZVe Minn. 55432
Civil Engineering Telephone 784-6066
Municipal Engineering Engineers & Surveyors Area Code 612
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Construction Staking
Land Surveying
DIP a survey of the boundaries of the land above described and of the
all visible encroachments, if any, from or on said land. This survey is
-an now being placed on the property and no liability is assumed
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CIN OF FRIDLEY
6431 UNIVERSITY AVENUE
FRIDLEY, MN 55432
(763) 572-3592
COMMUNITY DEVELOPMENT DEPARTMENT
VARIANCE APPLICATION FOR:
Residential Commercial/Industrial Signs
PROPERTY INFORM TION: (certific to of survey required for submittal, see attached)
Address: ' 9 I `�uqn LdAk, �4
Property Identification"Number:
Legal Description: Lot lel Block t Tract/Addition Wgavi"IM PIP
Current Zoning: V 0 d Square Footage/acreage: N 0i no �
Reason for Variance:
Have you operated a business in a city which required a business license?
Yes No >k If Yes, which City?
If Yes, what type of business?
Was that license ever denied or revoked? Yes No
FEE OWNER INFORMATION (as it appears on the property title)
(Contract pprchasers: Fee oyvfers must sign this form prior to processing.)
NAME: 101104, . 6.1 �V �l6li
ADDRESS: 16)1 1_
DAYTIME PHONE: -M -�11- %1�_ SIGNATURE/DATE• 3-13-b,
IVIVIVINIt11VI.IIVIV�Vw.w..Y1ViV/V/V1VI.IIr1VPr/VI�/w./YIV/H/1.1/Hw.1./IV/VI V/V/�//VIVI1/1V AYNi+�/w1/V �VI./1V.VA/I�In.IIW /VnH/1/1V I./ISI/VN/VI�I.VI./I�IN/V'V/i/AII/VAI1V WHIN
PETITIONER INFORMATION.
NAME: VT Khatll�
ADDRESS:
DAYTIME PHONE: SIGNATURE/DATE:
1BO V E
IHIVIVIVIVI�IIVIVAIIY/VN/VIVIVNI�IIVIV/VIYI�IN/�/IVIV/�/I�IIVIVAYI/�I/VIVIV/V/VN/.II�IIV/VI�I.VMI VIV /./1V /Yi►//�1/V MVI./N1VNI�/I�IIVI.INMIVIVIVIVIVIVI�IIVIVIVIVIV
Section of City Code:
FEES
Fee: 400.00 for commercial, industrial, or signs:
Fed: $250.00 for residential properties: Receipt #: q Received By:
Ap�Hcation Number:
Scheduled Appeals Commission D te: �r_1 / 2. kt 0
Scheduled City Council Date: M
10 Day Application Complete Notificat Date: --t5
60 Dav Date: 5 -ad -0
VARIANCE APPLICATION
SUBMISSION CHECKLIST
The following shall be the minimum submission requirements to the Appeals Commission.
Applications will not be accepted if the following is not submitted:
RESIDENTIAL:
ITEM
SUBMITTED
RECEIVER'S
COMPLETE
REVIEWER'S
INITIALS
INITIALS
Completed application, with fee
(Application is considered complete if
all blanks are completed, and both fee
owner and petitioner have signed.)
Scaled certificate of survey, by a
certified surveyor, of property showing
north arrow, existing and proposed
structures, lot and block number,
adjacent street names, and buildings
on adjacent lots within 10 feet of the
common lot lines.
Elevation of building and description of
materials.
Narrative of proposed building, and
hardship statement.
COMMERCIAL AND INDUSTRIAL:
ITEM
SUBMITTED
RECEIVER'S
COMPLETE
REVIEWER'S
INITIALS
INITIALS
Completed application, with fee
(Application is considered complete if
all blanks are completed, and both fee
owner and petitioner have signed.)
Scaled certificate of survey, by a
certified surveyor, of property showing
north arrow, existing and proposed
structures, lot and block number,
adjacent street names, and buildings
on adjacent lots within 10 feet of the
common lot lines.
Elevation of building and description of
materials.
Landscape plan for all projects
requiring a parking lot expansion of
four 4 or mores aces.
Grading and drainage plan.
Erosion control plan.
CITY OF FRIDLEY
PUBLIC HEARING NOTICE
BEFORE THE APPEALS COMMISSION
TO:
All property owners/residents within 350 feet of property
generally located at 291 Sylvan Lane NE.
CASE NUMBER:
Variance, VAR #06-04
APPLICANT.
Michael McPhillips
Petitioner or representative must attend the Appeals Commission meeting.
PURPOSE.
Petitioner is requesting a variance to reduce the side yard
setback on a corner lot from 17.5 feet to 6 feet to allow a garage
addition.
LOCATION OF
291 Sylvan Lane NE
PROPERTYAND
LEGAL
Lot 19, Block 2, Sylvan Hills Plat 4
DESCRIPTION:
DATE AND TIME OF
Appeals Commission Meeting:
HEARING:
Wednesday, April 26, 2006, at 7:30 p.m.
The Appeals Commission Meetings are televised live the night
of the meeting on Channel 17.
PLACE OF
Fridley Municipal Center, City Council Chambers
HEARING:
6431 University Avenue N.E., Fridley, MN
HOW TO
1. You may attend hearings and testify.
PARTICIPATE.
2. You may send a letter before the hearing to Stacy
Stromberg, Planner, at 6431 University Avenue N.E., Fridley,
MN 55432 or FAX at 763-571-1287.
SPECIAL
Hearing impaired persons planning to attend who need an
ACCOMODATIONS:
Interpreter or other persons with disabilities who require
auxiliary aids should contact Roberta Collins at 763-572-3500
no later than April 19, 2006. The TDD # is 763-572-3534.
ANY QUESTIONS:
Contact Stacy Stromberg, Planner, at 763-572-3595.
*PROPOSED CITY
The proposed City Council meeting date for this item will be
COUNCIL MEETING
on Monday, May 8, 2006. *This date is subject to change
depending on the outcome of the Appeals Commission
meeting. Please confirm City Council date prior to
attending City Council meeting. (Please note residential
variances, if approved by Appeals Commission do not go on to City
Council only if they are denied. Commercial variances do go on to City
Council weather they are approved or denied by the Appeals
Commission.
Mailed: April 14, 2006
ITCOMMUNITY DEVELOPMENT DEPARTMENT
FRIDLEY
PUBLIC HEARING NOTICE
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Fridley Engineering Variance: VAR #06-04
Fridley GIS
Anoka County GIS Petitioner: Michael McPhillips W E
291 Sylvan Lane NE 5
Map Date: April 14, 2006
6341
6315
350
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
6315 UNIVERSITY AVE NE 6299 UNIVERSITY AVE NE 241 MERCURY DR NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
255 MERCURY DR NE 288 MERCURY DR NE 278 MERCURY DR NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
266 MERCURY DR NE 256 MERCURY DR NE 244 MERCURY DR NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
234 MERCURY DR NE 241 SYLVAN LN NE 251 SYLVAN LN NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
261 SYLVAN LN NE 271 SYLVAN LN NE 281 SYLVAN LN NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
291 SYLVAN LN NE 6390 UNIVERSITY AVE NE 6260 RAINBOW DR NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
6250 RAINBOW DR NE 6240 RAINBOW DR NE 6230 RAINBOW DR NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
6220 RAINBOW DR NE 6280 UNIVERSITY AVE NE 280 SYLVAN LN NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
270 SYLVAN LN NE 260 SYLVAN LN NE 250 SYLVAN LN NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
CURRENT RESIDENT CURRENT RESIDENT CURRENT RESIDENT
240 SYLVAN LN NE 6279 UNIVERSITY AVE NE 6205 UNIVERSITY AVE NE
FRIDLEY, MN 55432 FRIDLEY, MN 55432 FRIDLEY, MN 55432
C17YOF
FRIDLEY
FRIDLEY MUNICIPAL CENTER • 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432
(763) 571-3450 • FAX (763) 571-1287 • TIDfITY (763) 572-3534
April 10, 2006
Michael McPhillips
291 Sylvan Lane NE
Fridley MN 55432
Dear Mr. McPhillips:
Per Minnesota Statute 15.99, local government units are required to notify land use
applicants within 15 working days if their land use applications are complete. We
officially received your application for a variance on March 24, 2006. This letter serves
to inform you that your application is complete.
Your Variance application hearing and discussion will take place at the City of Fridley
Appeals Commission Meeting on April 26, 2006 at 7:30 P.M. in the City Council
Chambers at 6431 University Avenue. If your variance application needs to be
reviewed by the City Council, the meeting will be held on May 8, 2006 at 7:30 in the City
Council Chambers.
If you have any questions regarding this letter or the process, please feel free to contact
me at 763-572-3595.
Sincerely,
1
Stacy t m erg
Planner
C-06-27
I
Land Planning sffiee4an(F 6875 Highway No.65 N.E.
Land Surveying ' ' Minneapolis,
Soils Testingnqfne��tn'? V Ile. Minn. 55454
Civil Engineering Telephone 784-6066
Municipal Engineering Engineers & Surveyors Area Code 612
Mortgage Loan Survey for 'K%dwaA %At?l <111►ps
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Michael McPhillips, Pres. (612) 871.8151
Construction Staking
Land Surveying
Df a survey of the boundaries of the land above described and of the
all visible encroachments, if o6y, from or on said land. This survey is
'an now being placed on the property and no liability is assumed
ly other interest acquired by the reason of such mortgage. It is
leen laced for the purpose of establishing lot lines or boundary
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Page 1 of 2
Anoka Cup
Property Account Summary
Number :Certificate Date
No Certificates Found
Lot Size S80*
........................................................................................................
Year Built 1969
* Lot Size: Approximate lot size in feet, clockwise bei
https://prtinfo.co.anoka.mn.us/(rxnga555ils4oOngxaorOz55)/result.aspx 4/17/2006
R�JV kVY
Development Review Committee Worksheet
Address: 291 Sylvan Lane Land Use Case: VAR #06-04
❑ Paul Bolin
❑ Kevin Hanson
❑ Rachel Harris
❑ Jon Haukaas
❑ Scott Hickok
❑ Dave Jensen
❑ Julie Jones
❑ Ron Julkowski
Planning Issues:
❑ Setbacks
Lot coverage A- i i,
❑ Allowable square footage
❑ Height
❑ Landscape
❑ Hardship statement/narrative
Vi (o
by
Building Issues:
❑ IBC
❑ Ralph Messer
❑ Layne Otteson
❑ Mary Smith
Stacy Stromberg
Engineering Issues:
❑ Drainage
❑ Utilities
❑ Curbing requirements
FE -
Fire
Fire Issues:
❑ Truck access
❑ Sprinkler requirements
❑ Hydrant location
Com
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fir �vyv
Vkn 4_A a Uk I t
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Development Review Committee Worksheet
Address: 291 Sylvan Lane Land Use Case: VAR #06-04
Building Issues:
❑ IBC
❑
Stipulations:
Comments:
Fire Issues:
❑ Truck access
❑ Sprinkler requirements
❑ Hydrant location
❑
Name: Date: I�
Paul Bolin ❑
Scott Hickok
❑ Ralph Messer
❑
Kevin Hanson o
Dave Jensen
❑ Layne Otteson
❑
Rachel Harris ❑
Julie Jones
v Mary Smith
❑
Jon Haukaas ❑
Ron Julkowski ❑ Stacy Stromberg
Planning Issues:
o
Setbacks
Engineering
Issues:
❑
Lot coverage
❑
Drainage
❑
Allowable square footage
o
Utilities
❑
Height
❑
Curbing requirements
❑
Landscape
❑
❑
Hardship statement/narrative
Building Issues:
❑ IBC
❑
Stipulations:
Comments:
Fire Issues:
❑ Truck access
❑ Sprinkler requirements
❑ Hydrant location
❑
Name: Date: I�
Development Review Committee Worksheet
Address: 291 Sylvan Lane Land Use Case: VAR #06-04
❑ Paul Bolin
Scott Hickok
❑ Ralph Messer
❑ Kevin Hanson
❑ Dave Jensen
❑ Layne Otteson
❑ Rachel Harris
❑ Julie Jones
❑ Mary Smith
❑ Jon Haukaas
❑ Ron Julkowski
❑ Stacy Stromberg
Planning Issues:
❑ Setbacks
❑ Lot coverage
❑ Allowable square footage
❑ Height
❑ Landscape
❑ Hardship statement/narrative
Building Issues:
❑ IBC
Stipulations:
Engineering Issues:
❑ Drainage
❑ Utilities
❑ Curbing requirements
Fire Issues:
❑ Truck access.
❑ Sprinkler requirements
❑ Hydrant location
Comments
e PW i+.PAAAAP . AiiA-�rr-P2- QF F,, / -'� PP gni
Name:
Date:
Development Review Committee Worksheet
Address: 291 Svlvan Lane Land Use Case: VAR #06-04
❑ Paul Bolin
❑ Scott Hickok
❑ Ralph Messer
❑ Kevin Hanson
❑ Dave Jensen
❑ Layne Otteson
❑ Rachel Harris
X Julie Jones
❑ Mary Smith
❑ Jon Haukaas
❑ Ron Julkowski
❑ Stacy Stromberg
Planning Issues:
❑ Setbacks
❑ Lot coverage
❑ Allowable square footage
❑ Height
❑ Landscape
❑ Hardship statement/narrative
13
Building Issues:
❑ IBC
Stipulations:
Enaineerina Issues:
❑ Drainage
❑ Utilities
❑ Curbing requirements
Fire issues:
❑ Truck access
❑ Sprinkler requirements
v Hydrant location
Name: Date: ��
Development Review Committee Worksheet
Address: 291 Svlvan Lane Land Use Case: VAR #06-04
❑ Paul Bolin ❑
Scott Hickok
o Ralph Messer
o Kevin Hanson ❑
Dave Jensen
a Layne Otteson
❑ Rachel Harris ❑
Julie Jones
❑ Mary Smith
o Jon Haukaas o
Ron Julkowski o Stacy Stromberg
Planning Issues:
o Setbacks
Engineering
Issues:
❑ Lot coverage
o
Drainage
❑ Allowable square footage
❑
Utilities
❑ Height
❑
Curbing requirements
❑ Landscape
❑
❑ Hardship statement/narrative
Building Issues:
❑ IBC
Stipulations:
Comments:
Fire Issues:
o Truck access
❑ Sprinkler requirements
❑ Hydrant location
P
Name: Date:
Development Review Committee Worksheet
Address: 291 Sylvan Lane Land Use Case: VAR #06-04
❑ Paul Bolin ❑
❑ Kevin Hanson ❑
❑ Rachel Harris ❑
❑ Jon Haukaas ❑
Plannina Issues:
❑ Setbacks
❑ Lot coverage
❑ Allowable square footage
❑ Height
n Landscape
❑ Hardship statement/narrative
LI
Building Issues:
❑ IBC
❑
Stipulations:
Comments:
Scott Hickok & Ralph Messer
Dave Jensen ❑ Layne Otteson
Julie Jones ❑ Mary Smith
Ron Julkowski ❑ Stacy Stromberg
Engineering Issues:
❑ Drainage
❑ Utilities
❑ Curbing requirements
Fire Issues:
❑ Truck access
❑ Sprinkler requirements
❑ Hydrant locaon
ty-
Name: Date: -/ 41(q,
Development Review Committee Worksheet
Address: 291 Sylvan Lane Land Use Case: VAR #06-04
o Paul Bolin
❑ Scott Hickok
a Ralph Messer
❑ Kevin Hanson
❑ Dave Jensen
❑ Layne Otteson
Rachel Harris
❑ Julie Jones
❑ Mary Smith
❑ Jon Haukaas
❑ Ron Julkowski
❑ Stacy Stromberg
Plannina Issues:
• Setbacks
❑ Lot coverage
❑ Allowable square footage
❑ Height
❑ Landscape
❑ Hardship statement/narrative
Building Issues:
❑ IBC
Stipulations:
Comments:
Enaineerina Issues:
❑ Drainage
❑ Utilities
❑ Curbing requirements
Fire Issues:
❑ Truck access
❑ Sprinkler requirements
❑ Hydrant location
Date:(��'y r
Development Review Committee Worksheet
Address: 291 Sylvan Lane Land Use Case: VAR #06-04
❑
Paul Bolin ❑
Scott Hickok
❑ Ralph Messer
❑
Kevin Hanson ❑
Dave Jensen
❑ Layne Otteson
❑
Rachel Harris ❑
Julie Jones
❑ Mary Smith
❑
Jon Haukaas ❑
Ron Julkowski ❑ Stacy Stromberg
Planning Issues:
❑
Setbacks
Engineering
Issues:
❑
Lot coverage
❑
Drainage
❑
Allowable square footage
❑
Utilities
❑
Height
❑
Curbing requirements
❑
Landscape
❑
❑
Hardship statement/narrative
Fire Issues:
❑
Truck access
Building Issues:
❑
Sprinkler requirements
❑
IBC
❑
Hydrant location
Stipulations:
2cc. g h 30 40 1\
09 q
Date:
Development Review Committee worksheet
Address: 291 Sylvan Lane Land Use Case: VAR #06-04
❑ Paul Bolin
❑ Scott Hickok
❑ Ralph Messer
❑ Kevin Hanson
❑ Dave Jensen
❑ Layne Otteson
❑ Rachel Harris
❑ Julie Jones
>0 Mary Smith
❑ Jon Haukaas
❑ Ron Julkowski
❑ Stacy Sb omberg
Planning Issues:
❑ Setbacks
❑ Lot coverage
❑ Allowable square footage
❑ Height ,
❑ Landscape
❑ Hardship statement/narrative
Building Issues:
❑ IBC
Stipulations:
Comments:
Engineering Issues:
❑ Drainage
❑ Utilities
Curbing requirements
Fire Issues:
❑ Truck access
❑ Sprinkler requirements
❑ Hydrant location
Name:
Date: --•
UNOF
FRIDLEY
FRIDLEY MUNICIPAL CENTER - 6431 UNIVERSITY AVE. N.E. FRIDLEY, MN 55432
(763) 571-3450 - FALM 0aUNG ftD1 TY (763) 572-3534
ACTION TAKEN NOTICE
May 15, 2006
Michael McPhillips
291 Sylvan Lane
Fridley MN 55432
Dear Mr. McPhillips:
On Monday, May 8, 2006, the Fridley City Council officially approved your Variance, VAR #06-
04, to reduce the side yard setback on a comer lot from 17.5 feet to 6 feet to allow an addition
to the existing garage, legally described as Lot 19, Block 2, Sylvan Hills Plat 4, generally located
at 291 Sylvan Lane.
Approval of this variance is contingent upon the following stipulations:
1. Petitioner shall obtain all necessary permits prior to construction.
2. Addition shall be architecturally compatible with the existing home and garage and
finished with complementary siding and color scheme.
You have one year from the date of the City Council action to initiate construction. If you cannot
begin construction during this time, you must submit a letter requesting an extension at least
three weeks prior to the expiration date.
If you have any questions regarding the above action, please call me at 763-572-3590.
y
ely,
Hickokunity Development Director
SH/jb
cc: Variance File/Address File
ndy Stanger
Stacy Stromberg
Please review the above, sign the statement below and return one copy to the City of Fridley
Planning Department by May 26, 2006.
Concur with action taken.
C-06-34