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PL 01/18/2012 - 31325PLANNING COMMISSION MEETING January 18, 2012 Chairperson Kondrick called the Planning Commission Meeting to order at 6:58 p.m. MEMBERS PRESENT: MEMBERS ABSENT: OTHERS PRESENT: Approval of Minutes: David Kondrick, Jack Velin, Brad Sielaff, Leroy Oquist, and Dean Saba Tim Solberg and Brand Dunham Stacy Stromberg, Planner Paul Bolin, HRA Assistant Executive Director November 16, 2011 MOTION by Commissioner Sielaff to approve the minutes as presented. Seconded by Commissioner Saba. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 1. PUBLIC HEARING Consideration of a Lot Split, LS #12-01, by the Housing & Redevelopment Authority in and for the City of Fridley, to split one lot to create two buildable residential lots, legally described as Lots 19-24, Block G, Riverview Heights, subject tot easement of record, generally located at 551 Hugo Street. MOTION by Commissioner Saba to open the public hearing. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS OPENED AT 7:02 P.M. Stacy Stromberg, Planner, stated the petitioner Paul Bolin, Assistant Executive Director of the City's Housing and Redevelopment Authority (HRA), is seeking a lot split to sub-divide the lot at 551 Hugo Street, to create two single family lots, for the HRA's Housing Replacement Program (HRP). Sub-dividing this large lot will allow for the construction of two new single family homes. Ms. Stromberg stated the original home on this lot was constructed prior to 1949, with a detached garage constructed in 1966. An addition to the home was constructed in 1995. The HRA acquired the property in 2011 and both the home and garage were torn down as a result of e�tensive water damage. Planning Commission Meeting January 18, 2012 Page 2 of 5 Ms. Stromberg stated the property is zoned R-1 Single Family as are all surrounding properties. Fridley City Code requires that single-family lots in the R-1 zoning district be a minimum of 75 feet in width with a minimum total lot area of 9,000 square feet. Both of the proposed lots, "Parcel A" and "Parcel B" will be 75 feet in width and 110 feet deep, which is 8,250 square feet in size. As a result, both lots will be substandard in meeting the lot size requirement by 750 square feet. Ms. Stromberg stated the Subdivision ordinance states that if the Planning Commission or City Council finds that any regulations or requirements of the Code cannot be met by a particular subdivision, they may grant approval of a lot split request with minor variances. Recognizing minor code deficiencies through the platting process is not intended to set precedence for future variance requests. Ms. Stromberg stated it should be noted that when Riverview Terrace was platted in 1922, all of the lots were platted with a 110-foot lot depth and a 25-foot lot width for interior lots and 30-foot lot width for corner lots. A majority of the lots have been combined to meet the 50-foot lot width requirement; however the lot depth is still 110 feet. These lots are consider conforming as a result of the O-6, Overlay District that was approved in 2000 to permit expansion and new construction on lots created and recorded prior to December 29, 1955, that are between 5,000 and 7,499 square feet in size. Ms. Stromberg stated the proposed lot split meets the intention of the Riverview Terrace plat and will be consistent with the size of the majority of the lots in this area. The creation of two lots versus one large lot will also allow the HRA to meet the goals of the HRP by providing additional housing opportunities and reinvestment in this neighborhood. Ms. Stromberg stated the City has not heard from any neighboring property owners. Ms. Stromberg stated City Staff recommends approval of this lot split request, with stipulations, as it provides additional homeownership opportunities. Ms. Stromberg stated City Staff recommends that if the lot split is granted, the following stipulations be attached. 1. All necessary permits shall be obtained prior to construction. 2. Grading and drainage plan to be approved by City's engineering staff prior to the issuance of any building permits, in order to minimize impacts to the surrounding properties. 3. Property owner at time of building permit application shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 4. Property owner at time of building permit application for the construction of each single family home shall pay $750.00 required park dedication fee. Planning Commission Meeting January 18, 2012 Page 3 of 5 5. Property owner at time of building permit application for the construction of each single family home shall pay all water and sewer connection fees. Commissioner Saba asked Mr. Bolin whether the City got a good deal on the property. Paul Bolin, HRA Assistant Executive Director, replied the City paid $65,000 for the property plus paid $15,000 in demolition costs. They are tentatively planning on selling each lot for $45,000-$50,000. Chairperson Oquist asked if there were very many other properties like this, and how does the HRA become aware of them. Mr. Bolin replied, at this time there are not any other properties like this as the banks are holding out on their foreclosed properties, and he expects them to start letting them go again in late winter, early spring. They are able to become aware of leads on these types f properties through a national clearinghouse for Fannie Mae and Fannie Mac as they will send out notices to the cities. Also, he accesses them through MLS and is notified via e-mail when a new one comes on the market. Commissioner Sielaff expressed concern about the buyers being held responsible for any wells being on the property as stated in Stipulation No. 3 and believed the City should know whether there are any before they sell the property. Ms. Stromberg stated that is a typical stipulation that is always included on lot split and plat applications. Mr. Bolin stated they have found none after the excavation they have done on the property, along with quite significant grading. Commissioner Velin stated he sort of agrees with Commissioner Sielaff that it should be the seller's responsibility to know whether there are any wells. Commissioner Sielaff asked what would it take for the City to be sure there are no wells? Mr. Bolin replied, besides e�tensive excavating of the entire lot and digging it up to see if there are any, they contact the Health Department and look for records of any capped wells. Chairperson Kondrick commented it is probably a good thing to have that stipulation on there to protect the City in case there does happen to be a well that is not recorded with the Health Department and that way the City would not be held responsible for the cost of capping it, etc. MOTION by Commissioner Saba to close the public hearing. Seconded by Commissioner Oquist. Planning Commission Meeting January 18, 2012 Page 4 of 5 UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE PUBLIC HEARING WAS CLOSED AT 7:23 P.M. Chairperson Kondrick stated he has no problem with this. MOTION by Commissioner Saba Approving Lot Split, LS #12-01, by the Housing & Redevelopment Authority in and for the City of Fridley, to split one lot to create two buildable residential lots, legally described as Lots 19-24, Block G, Riverview Heights, subject to easement of record, generally located at 551 Hugo Street with the following stipulations: 1. All necessary permits shall be obtained prior to construction. 2. Grading and drainage plan to be approved by City's engineering staff prior to the issuance of any building permits, in order to minimize impacts to the surrounding properties. 3. Property owner at time of building permit application shall provide proof that any existing wells or individual sewage treatment systems located on the site are properly capped or removed. 4. Property owner at time of building permit application for the construction of each single family home shall pay $750.00 required park dedication fee. 5. Property owner at time of building permit application for the construction of each single family home shall pay all water and sewer connection fees. Seconded by Commissioner Velin. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 2. Receive the Minutes of the November 3, 2011, Housing and Redevelopment Authority Commission Meeting. MOTION by Commissioner Oquist to receive the Minutes. Seconded by Commissioner Sielaff. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. 3. Receive the Minutes of the December 1, 2011, Housing and Redevelopment Authority Commission Meeting. MOTION by Commissioner Sielaff to receive the Minutes. Seconded by Commissioner Velin. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. Planning Commission Meeting January 18, 2012 Page 5 of 5 4. Receive the Minutes of the November 8, 2011, Environmental Quality and Energy Commission Meeting. MOTION by Commissioner Velin to receive the Minutes. Seconded by Commissioner Oquist. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY. OTHER BUSINESS: Ms. Stromberg stated the February 15, 2012 Planning Commission meeting is cancelled. ADJOURN MOTION by Commissioner Sielaff adjourning the meeting. Seconded by Commissioner Velin. UPON A VOICE VOTE, ALL VOTING AYE, CHAIRPERSON KONDRICK DECLARED THE MOTION CARRIED UNANIMOUSLY AND THE MEETING ADJOURNED AT 7:28 P.M. Respectfully submitted, Denise M. Johnson Recording Secretary CITY OF FRIDLEY SIGN-IN SHEET PLANNING COMMISSION MEETING i Name Address/Business i