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Home My WebLink About20211005 Planning Commission MinutesMINUTES CITY OF COLUMBIA HEIGHTS PLANNING COMMISSION MEETING OCTOBER 5,2021 The meeting was called to order at 6:00 pm by Chair Fiorendino. CALL TO ORDER/ROLL CALL Commissioners present:Rob Fiorendino,Stan Hoium,Tom Kaiser,Mike Novitsky,Eric Sahnow,Mark Vargas,Clara Wolfe Also present:Aaron Chirpich (online), Community Development Director;Minerva Hark,City Planner; Alicia Howe, Administrative Assistant;Samrina Naqvi (online);Syed Naqvi (online) APPROVAL OF MINUTES 1.Approval of August 4, 2021 Planning Commission Meeting Minutes Motion by Sahnow,seconded by Vargas, to approve the minutes from the meeting of August 4, 2021. All ayes. MOTION PASSED. PUBLIC HEARINGS 2.Minor Subdivision to Split an Existing Lot Located at 4600 7th Street NE Introduction:Hark explained that property owners Syed and Samrina Naqvi have requested approval of a Minor Subdivision, per City Code §9.104(K), for their property located at 4600 7th Street NE. The subject site is zoned R-2A: One-and Two-Family Residential and is surrounded by properties similarly zoned as R-2A and R-2B (Built as Duplexes). The existing parcel is approximately 21,800 square feet and has a single-family home constructed on site. The applicant intends to subdivide the property to create Parcel A (northern lot) and Parcel B (southern developed lot). Parcel A will be a vacant lot intended for the future construction of a single-family home. Parcel B will retain the existing single-family home with detached garage. Issues and Analysis:Lot Requirements:In consideration of this Minor Subdivision application, a determination shall be made that the newly created lots shall meet the minimum lot area and width requirements of the applicable R-2A zoning district.Within the R-2A District, a minimum lot area of 6,500 square feet is required. As a result of the proposed lot line adjustment, Parcel A will have a lot area of 9,378 square feet, and Parcel B will have a lot area of 10,367 square feet. Both lots meet the minimum lot area requirements of the R-2A zoning district.Section 9.109 (C) of the Zoning Ordinance stipulates that lots within the R-2A Zoning District shall have a minimum width of 60 feet. Parcel A is proposed to have a lot width of 65 feet, and Parcel B is proposed to have a lot width of 71.84 feet. Both proposed lots meet the minimum lot width requirements of the R-2A Zoning District. City of Columbia Heights MINUTES October 5, 2021 Planning Commission Meeting Page 2 Existing Conditions:The existing corner-lot residence located at 4600 7th Street NE was originally constructed in 1929, with additions and an updated detached garage constructed in 1958. The proposed minor subdivision of the lot would alter the interior side yard setback of the residential building. The proposed subdivision would create a 12.14-foot side yard separation between the existing structure and the interior side property line. This complies with the 5-foot side yard setback requirement of the R-2A Zoning District. The existing 14.11-foot front yard setback for the residence is considered legal non-conforming and shall not be made more nonconforming with the proposed minor subdivision. Proposed Future Development:According to the applicant, the new lot (Parcel A) is being created so that it can be sold and a new residential single-family home can be developed upon it in the future. No construction plans are being proposed at this time. Recording:As a condition of approval, the applicant is responsible for the filing of the approved minor subdivision with the Anoka County Recorder’s Office. If the minor subdivision is not filed with the Anoka County Recorder’s Office within one year of the date of City Council approval, it will become invalid. Findings of Fact: Section 9.104 (K) of the Zoning Code outlines specific conditions in order for the City Council to approve a Minor Subdivision. They are as follows: (a)The proposed subdivision of land will not result in more than three lots. The proposed subdivision will result in two conforming lots. (b)The proposed subdivision of land does not involve the vacation of existing easements. No vacation of existing easements will occur as a result of the minor subdivision. (c)All lots to be created by the proposed subdivision conform to lot area and width requirements established for the zoning district in which the property is located. Both lots shall conform to the lot width and lot area requirements of the applicable R-2A zoning designation. (d)The proposed subdivision does not require the dedication of public right-of-way for the purpose of gaining access to the property. The proposed subdivision does not require the dedication of public rights-of-way for the purpose of gaining access to the property. (e)The property has not previously been divided through the minor subdivision provisions of this article. The subject property has not previously been subdivided through the minor subdivision process. (f)The proposed subdivision does not hinder the conveyance of land. The proposed subdivision will not hinder the conveyance of land. City of Columbia Heights MINUTES October 5, 2021 Planning Commission Meeting Page 3 (g)The proposed subdivision does not hinder the making of assessments or the keeping of records related to assessments. The proposed subdivision is not expected to hinder the making of assessments or the keeping of records related to assessments. (h)The proposed subdivision meets all of the design standards specified in §9.116. The proposed subdivision meets all design standards outlined in §9.116. Hark described the term Minor Subdivision and reported there was no pushback from the public. Public concerns were that they wanted to make sure that the property would not be zoned for higher density and that any approved action would not affect their lots, which Hark confirmed. Recommendation:Staff review finds that the proposed Minor Subdivision application meets the requirements of the Zoning Ordinance. As a result, Staff recommends that the Planning Commission recommend approval of the proposed Minor Subdivision for the property located at 4600 7th Street NE, subject to certain conditions. Questions/Comments from Members: Fiorendino asked for confirmation that it would not be allowable for the property in question to have a duplex or multifamily home placed on it,and Hark responded that it would not be allowed according to current City code. Public Hearing Opened. Syed Naqvi (via online), property owner of 4600 7th Street NE, said, also on behalf of his wife Samrina,that they have looked forward to their lot’s Minor Subdivision designation. They have five children, have been serving the Community, would abide by all the bylaws and rules and have a good plan for the lot. Public Hearing Closed. Hoium said if the owner has no plans for the two properties, taxes won’t be higher than the one property; but if the taxes are lower for the two properties, would that be a consideration. Hark said it would be something Anoka County would have to consider but a stipulation could be cited in the Commission’s motion. Fiorendino said that, as far as he knows, taxes are not relevant as to whether or not a property can be divided.Hark reported that Chirpich (online)said taxes are not part of the Commission’s analysis. Fiorendino said, according to the site drawing, it appeared there is a shed potentially close to the property line and is not in the drawing after the division. He asked the owner whether it is his intention to remove the shed, and Mr. Naqvi confirmed so. City of Columbia Heights MINUTES October 5, 2021 Planning Commission Meeting Page 4 Fiorendino asked for confirmation that it would be not grandfathered in as an allowable condition to move forward. Hark said if the shed that exists is closer than three feet to the property line, then the City would have to ask that it be removed. Sahnow asked for an estimate as to how many similar lots (for Minor Subdivision action)the City anticipates. Hark said, according to the zoning map, there are a few but she has not looked at them in-depth. She added that this property is unique,there are no aligning development issues and is already developed in a manner that allows for a very smooth subdivision without much demolition. Motion by Sahnow, seconded by Kaiser, to waive the reading of the draft resolution, there being ample copies available to the public.All ayes. MOTION PASSED. Motion by Sahnow, seconded by Wolfe, to recommend that the Planning Commission recommend to the City Council approval of the Minor Subdivision of the property located at 4600 7th Street NE, subject to condition of approval:The applicant shall be responsible for filing the approved subdivision with the Anoka County Recorder’s Office. The approved minor subdivision shall become invalid if the subdivision is not filed with the Anoka County Recorder’s Office within one year of the date of City Council approval.All ayes. MOTION PASSED. Fiorendino said the Commission’s recommendation would be on the City Council’s October 11, 2021 meeting agenda. OTHER BUSINESS 2022 Planning Application Schedule Hark shared with the Commission their proposed meeting dates for 2022: February 1, March 1, April 5, May 3, June 7, July 6, August 3, September 7, October 4, November 1, December 6 and January 3, 2023. She also reported that no Planning Commission meeting would be held in November as no applications had been received. ADJOURNMENT Fiorendino adjourned the meeting at 6:20 pm. Respectfully submitted, __________________________________________ Alicia Howe, Administrative Assistant