Loading...
HomeMy WebLinkAboutOctober 2, 2001PLANNING AND ZONING COMMISSION MINUTES OF THE REGULAR MEETING OCTOBER 2, 2001 7:00 PM The meeting was called to order at 7:00 pm by Chairperson Ramsdell. Roll Call: Commission Members present-Ramsdell, Schmitt, Johnson and Yehle. Commission Member Ericson arrived at 7:01 pm Also present were Tim Johnson (City Planner) and Shelley Hanson (Secretary). Motion by Yehle, seconded by Schmitt, to approve the minutes from the meeting of September 4, 2001. All ayes. MOTION PASSED. PUBLIC HEARINGS A. Lot Split Case #2001-1016 Habitat for Humanity 4401 Quincy Street NE Planner Johnson explained that Habitat for Humanity has requested a lot split of the property located at 4401 Quincy Street NE. Currently 4401 Quincy Street is made up of two parcels measuring 40 feet by 128 feet, and one parcel measuring 20 feet by 128 feet. Habitat for Humanity is proposing to split these properties in half, thereby creating two new parcels, each measuring approximately 50 feet by 128 feet. He noted the surrounding property in all four directions is zoned R-2, single and two-family residential, and is used residentially. Section 9.410(5) of the Columbia Heights Zoning Ordinance requires that an application for a lot split be reviewed by the Planning and Zoning Commission, and submit its recommendation to the City Council. Section 9.903 of the Columbia Heights Zoning Ordinance regulates lot area, width, and yard requirements in the R-2 District, and Section 9.603 regulates accessory structures. Applicable requirements are as follows. Minimum lot size shall be 9,000 square feet for both twinhome lots or 4,500 for each twinhome lot - Parcel "A" will be 6,444 square feet and Parcel "B" will be 6,443 square feet, both of which meet and exceed minimum lot size requirements. Minimum lot width shall be 60 feet - Both parcels together are 100 feet wide, exceeding requirements. Front yard shall be a minimum of 25 feet - The proposed twinhome building on Parcel A will be 25.41 feet fi:om the front property line, and the proposed twinhome building on Parcel B will be 25 feet fi:om the front property line. PLANNING & ZONING COMMISSION MINTUES OF THE MEETING OF OCTOBER 2, 2001 PAGE 2 Rear yard shall be 20% of lot depth - The proposed twinhome buildings on Parcel A and Parcel B will both meet this requirement. Side yards shall be at least five feet - The proposed twinhomes on Parcel A and Parcel B will meet all setbacks from side property lines, which exceed 5 feet. The comer side yard setbacks will be approximately 18 feet, also exceeding requirements. Detached accessory structures shall be at least 3 feet away from side and rear property lines - The proposed detached garage for Parcel A will be 5 and 25 feet from the north and south side yard property lines respectively, and the detached garage for Parcel B will be 16 and 14 feet from the north and south side yard property lines respectively. Any lot over 6,500 square feet may have a lot coverage of up to 30% - the lot coverages on Parcel A and Parcel B will be well under 30%, so the proposal meets these requirements. The survey submitted includes perimeter easements of five (5) feet on the north, east, and south property lines, as well as a ten (10) foot easement on the west property line facing Quincy Street, as requested by the City Engineer. The positive aspects of this proposal are as follows. 1. The proposal is consistent with the City Comprehensive Plan, which designates this area as future low-density residential development, and meets the minimum requirements of the Columbia Heights Zoning Ordinance. 2. This will be the first twinhome constructed in the City of Columbia Heights. Habitat for Humanity will be demolishing the existing structure on the site as it is substandard. Staff recommends approval of the lot split as it meets the technical standards of the Zoning Ordinance and is consistent with the City Comprehensive Plan. Ramsdell asked for a clarification of the difference be .tween a twinhome versus a double bungalow. Planner Johnson explained that even though you have the same number of living units, a twinhome, with a zero lotline, actually creates two single family homes. They haVe separate legal descriptions and would therefore, be two separate tax parcels, rather than one taxable parcel of a double bungalow. Ramsdell asked if the Fire Dept. had looked at the plans yet, and whether they had any issues with the project. Johnson responded that they have not yet seen the plans, but they will be reviewing them during the permit process. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF OCTOBER 2, 2001 PAGE 3 The Commissioners discussed how the outside maintenance of the structures would be handled in the future. They were concerned that roofing, siding, or additions could be done piece meal and would detract from the appearance of the structure. They questioned what the best way to address this issue would be. Planner Johnson stated the Commission and/or City cannot attach conditions or restrictions on a lot split request, however, an amendment to the Zoning Ordinance could be made to address the long term appearance/maintenance for this new type of housing. The other possibility discussed was to require a shared maintenance agreement to cover all future owners. Planner Johnson was directed to speak with the City Attorney to seek information on the best way to address this concern. The Commission contemplated tabling the approval of the lot split until this could be resolved. Once the lot split is approved, building permits can be issued. Therefore, it is imperative for the City to see that this issue is addressed prior to that happening. The commission decided not to hold up the lot split, but directed Planner Johnson to check into the course of action that should be taken. Motion byEricson, seconded byYehle, to recommend City Council approval of the lot split as it is consistent with City subdivision standards. All ayes. MOTION PASSED. NEW BUSINESS A. Purchase of Property at 3718 Central Avenue The existing single-family home at 3718 Central Avenue is in the process of being acquired by the City. The single-family home is considered non-conforming and is dilapidated in nature. This property is intended for furore commercial revitalization purposes. However, there is no specific plan as to what purpose the land will be used for. Minnesota Statute 462.356 requires that ifa City has a Comprehensive Plan, it must notify the Planning Commission of the intent to purchase or sell land. The newly adopted City Comprehensive Plan designates this property for commercial use. A future commercial use of this site would be consistent with the Comprehensive Plan. Motion by Ramsdell,, seconded byYehle, to support the action of the City of Columbia Heights to acquire the property at 3 718 Central Avenue NE, provided the future development of this parcel remains consistent with the City Comprehensive Plan. All ayes. MOTION PASSED. PLANNING & ZONING COMMISSION MINUTES OF THE MEETING OF OCTOBER 2, 2001 PAGE 4 STAFF REPORT Planner Johnson enclosed some articles related to Planning issues in the agenda packets for the commissioners to review. Planner Johnson also informed the commission members that Mr. Abraham, who was seeking an amendment to the accessory structure portion of the Zoning Ordinance, has obtained a building permit to mm two of his attached garage stalls into additional living space so he can build a larger detached structure. His new plans are permitted under the present language in the Zoning Ordinance. Motion by Yehle, seconded by $chmitt, to adjourn the meeting at 7:40pm. Respectfully submitted, Secretary