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HomeMy WebLinkAbout10-01-2003 MOUNDS VIEW PLANNING COMMISSION October 1, 2003 -- 7:00 P.M. REGULAR MEETING AGENDA 1. Call to Order 2. Roll Call 3. Approve Minutes: September 3, 2003 4. Citizens Requests and Comments on Items Not on the Agenda CITIZENS: BEFORE SPEAKING, PLEASE COME TO THE PODIUM, AND GIVE YOUR FULL NAME AND ADDRESS FOR THE MINUTES 5. Planning Case MI03-003 Review and Recommendation of a Minor Subdivision of Properties Located at 8409 and 8419 Groveland Road. Applicants: Tony and Cheryl Hoffman 6. Planning Case MI03-004 Review and Recommendation of a Minor Subdivision of 7886 Sunnyside Road Applicants: Wendy & Michael Pedginski Owner: Donald Forslund APPLICANTS: YOUR ATTENDANCE AT THIS MEETING IS REQUESTED. PLEASE NOTIFY THE COMMUNITY DEVELOPMENT DEPARTMENT AT 763-717-4020 IF YOU ARE UNABLE TO ATTEND. 7. Next Planning Commission Meeting: October 15, 2003 8. Adjournment to Agenda Session AGENDA SESSION 1. Review Minutes: September 17, 2003 2. Staff Reports: 3. Chairperson and Planning Commissioners’ Reports \\Trout\CommDev\Planning Commission\PC Agendas\2003\10-01-03 PC Agenda.doc Item No: 5 Meeting Date: October 1, 2003 Type of Business: Business City of Mounds View Staff Report To: Mounds View Planning Commission From: James Ericson, Community Development Director Item Title/Subject: Consideration of a Minor Subdivision of 8409 and 8419 Groveland Road; Planning Case MI03-003 Introduction: Tony & Cheryl Hoffman are property owners of adjacent lots located at 8409 and 8419 Groveland Road. The two lots are a combined 1.13 acres and are both improved with single- family dwellings. The proposed subdivision would create one lot in between the two existing lots, taking the south 55 feet from 8419 Groveland and the north 20 feet from 8409 Groveland Road. The new lot would be 75 feet wide and have an area of 15,975 square feet. A minor subdivision is a division of land less than two acres in area in which only one additional lot is created. The lot is zoned R-1, Single Family residential and the minimum lot size is 11,000. The Comprehensive Plan designates this area for low density residential. The property owners have submitted a survey for the proposed subdivision indicating the two existing lots and the proposed new lot. The new lot is indicated as Parcel B. Discussion: The Hoffmans’ properties are a combined 49,416 square feet, or, 1.13 acres. As a result of the subdivision, only one additional lot would be created (Parcel B), leaving a 75-foot wide lot to the north (Parcel A) and an 80-foot wide lot to the south (Parcel C). The three lots would conform to all of the City’s minimum subdivision requirements. As can be seen from the attached survey, the north lot line of the proposed new lot bisects an existing shed. The applicants will either move the shed to Parcel A so that it maintains all required setbacks or the shed will be removed from the property altogether. Also from the survey, the subdivision would separate the garage at 8419 Groveland Road from the house, which would be nonconforming with the Code in that an accessory building cannot be allowed on a lot without a principal; structure. To address this issue, the applicants have two options with a third option permitted at the City’s discretion. The first option would be to demolish the garage upon recording of the survey and deeds. This option would seem wasteful unless the garage is old and in needing or replacement anyway. The second option would involve relocating the garage to the northeast corner of Parcel A so that 8419 Groveland would retain a garage. The drawbacks to this option are potentially twofold--the actual cost to relocate the garage may exceed the value of the garage; and the structural integrity of the building could be compromised in the move, especially if the garage is already deteriorating. The last option that could be considered regarding the garage could be exercised only at the City’s discretion, which would be to allow the garage to remain on the property in a nonconforming state for an agreed-upon period of time assuming a new home would be constructed on the lot. If this option is chosen, the City may want to require a new garage be constructed for Parcel A either before or at the same time Parcel B is improved. Park Dedication Requirements. Every subdivision of land is subject to park dedication requirements. Because the subdivision is less than 2 acres in area, the fee is 5% of the land’s market value, less the value of the land where the homes sit. Rather than require an appraisal for every subdivision, staff typically uses the assessment valuations available through Ramsey County. The combined land value for the 1.13 acres is $94,700. On a per-square-foot basis, the value is $1.91. If Parcel B is 15,975 square feet, the proportional value would be $30,512.25. Five percent of that amount, or $1,525.61, is the required dedication for this subdivision. This would need to be submitted as a condition of City subdivision approval. Easements. With every subdivision of land, the City requires that drainage and utility easements be dedicated around the perimeter of the lot. The survey provided by the applicants indicates the presence of perimeter easements around Lot 1, Block 1, Lot 1, Block 1, Dalberg’s Sunnyside Estates. To remain consistent with our easement policies, the survey will need to be revised to show a five-foot easement on both sides of both proposed split lines. In addition, the following language will need to be added to the survey: “The proposed drainage and utility easement areas as shown herein shall be publicly dedicated to the City of Mounds View by a separate document recorded with Ramsey County.” Public Notice. While a public hearing is not required for this request, staff did send out letters to neighboring property owners as a courtesy, informing them of the proposed minor subdivision and the anticipated meeting dates. Recommendation: Staff recommends that the Commission approve Resolution 739-03, a resolution recommending approval of a minor subdivision of 8409 and 8419 Groveland Road, with stipulations. _____________________________________ James Ericson Interim City Clerk/Administrator Attachments: 1. Planning Application 2. Zoning Map 3. Survey of Subdivision 4. Resolution 739-03 Zoning Map Photographic Documentation From this vantage point, you can see the existing homes at 8419 Groveland Road (left) and 8409 Groveland Road (right). The driveway in between the two homes serves 8419 Groveland, the garage for which is obscured by tree cover. While the lot has many trees, it appears as though there is a clearing in which a new home could be constructed with little or no loss of existing mature trees. MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 739-03 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A MINOR SUBDIVISION OF 8409 AND 8419 GROVELAND ROAD REQUESTED BY TONY AND CHERYL HOFFMAN; MOUNDS VIEW PLANNING CASE NO. MI03-003 WHEREAS, Property owners Tony and Cheryl Hoffman have requested approval of a minor subdivision of contiguous lots located at 8419 Groveland Road (Parcel A) and 8409 Groveland Road (Parcel C), properties zoned R-1, Single Family Residential, legally- described as follows: The South 100 feet of Lot 1, Block 1, Dalberg’s Sunnyside Estates and, Lot 1, Block 1, Dalberg’s Sunnyside Estates, except the South 100 feet thereof. WHEREAS, the applicants propose to subdivide the south 55 feet from Parcel A and the north 20 feet from Parcel C to create a 75-foot wide buildable lot (Parcel B) fronting Groveland Road; and, WHEREAS, the Planning Commission has reviewed the applicants’ request for a minor subdivision and has determined that it is in conformance with Chapters 1104, 1201, and 1202 of the Municipal Code; and WHEREAS, the Planning Commission finds that the applicant’s request for a minor subdivision is in conformance with the Comprehensive Plan; and, WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject to a $1,525.61 park dedication fee which is equivalent to 5% of the new lot’s market value; and, NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends approval of the minor subdivision of 8409 and 8419 Groveland Road subject to the following stipulations: 1. The applicants arrange to have the survey revised as follows: a. Title the survey “Certificate of Survey.” b. All parcels shall meet the City’s minimum width requirement of 75 feet. c. Five foot drainage and utility easement shall be added to either side of both new property lines. d. The following language shall be added: “The proposed drainage and utility easement areas as shown herein shall be publicly dedicated to the City of Mounds View by a separate document recorded with Ramsey County.” Resolution 739-03 Page 2 2. The applicants shall arrange to have a Title Commitment or Registered Property Abstract drafted and submitted prior to the approval of the subdivision by the City Council. 3. The applicants shall submit the required $1,525.61 park dedication fee prior to the City approving the deeds for recordation. BE IT FURTHER RESOLVED that the Mounds View Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 1st day of October, 2003. __________________________________________ Gary Stevenson, Chairperson ATTEST: ______________________________________ James Ericson Community Development Director (SEAL) Item No: 6 Meeting Date: October 1, 2003 Type of Business: Business City of Mounds View Staff Report To: Mounds View Planning Commission From: James Ericson, Community Development Director Item Title/Subject: Consideration of a Minor Subdivision of 7886 Sunnyside Road; Planning Case MI03-004 Introduction: Mike and Wendy Pedginski are applying for a minor subdivision of the lot located at 7886 Sunnyside Road. Mr. Donald Forslund is the owner of the lot and has signed the subdivision application, as have the Pedginskis. The subject property is a corner lot located at the southeast corner of Hillview Road and Sunnyside Road; the home was constructed in 1941. A minor subdivision is a division of land less than two acres in area in which only one additional lot is created. The lot is zoned R-1, Single Family residential and the minimum lot size for an interior lot is 11,000. Corner lots require a minimum of 12,500 square feet. The Comprehensive Plan designates this area for low density residential. Discussion: The Forslund property is currently 30,576 square feet, or, .7 acres. The proposed subdivision would split off the west 104 feet of the Forslund property to create a new buildable lot fronting Hillview Road. The area of the new lot would be 13,726 square feet leaving 16,750 square feet for the remainder parcel, well in excess of the minimum for a corner lot. Mr. Forslund resides in the existing home and would remain in the home after the subdivision. Both proposed lots satisfy all zoning requirements. The applicants have submitted a Certificate of Survey for the proposed subdivision which identifies the lot to be created as Parcel B and the remainder lot as Parcel A. Park Dedication Requirements. Every subdivision of land is subject to park dedication requirements. Because the subdivision is less than 2 acres in area, the fee is 5% of the land’s market value, less the value of the land where the homes sit. Rather than require an appraisal for every subdivision, staff typically uses the assessment valuations available through Ramsey County. The combined land value for the property is $53,200. On a per-square-foot basis, the value is $1.74. If Parcel B is 13,726 square feet, its proportional value would be $23,882. Five percent of that amount, or $1,194, is the required dedication for this subdivision. This would need to be submitted as a condition of City subdivision approval. Easements. With every subdivision of land, the City requires that drainage and utility easements be dedicated around the perimeter of the lot. The certificate of survey provided by the applicants however does not indicate the presence of existing or proposed easements. The survey will need to be revised to show ten foot front and rear drainage and utility easements and five foot drainage and utility easements on the inside of both side lot lines for Parcel B. In addition, the following language will need to be added to the survey: “The proposed drainage and utility easement areas as shown herein shall be publicly dedicated to the City of Mounds View by a separate document recorded with Ramsey County.” Public Notice. While a public hearing is not required for this request, staff did send out letters to neighboring property owners as a courtesy, informing them of the proposed minor subdivision and the anticipated meeting dates. Recommendation: Staff recommends that the Commission approve Resolution 740-03, a resolution recommending approval of a minor subdivision of 7886 Sunnyside Road, with stipulations. _____________________________________ James Ericson Interim City Clerk/Administrator Attachments: 1. Planning Application 2. Zoning Map 3. Survey of Subdivision 4. Resolution 739-03 Zoning Map Photographic Documentation This is a view looking south at the proposed lot. There are many mature trees in this area and efforts should be made to preserve as many of the mature trees as possible during construction. MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 740-03 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A MINOR SUBDIVISION OF 7886 SUNNYSIDE ROAD; MOUNDS VIEW PLANNING CASE NO. MI03-004 WHEREAS, Applicants Mike and Wendy Pedginski, on behalf of property owner Donald Forslund, have requested approval of a minor subdivision of 7886 Sunnyside Road, property zoned R-1, Single Family Residential, legally-described as follows: Lot 104, Spring Lake Park Hill View Ramsey County, Minnesota WHEREAS, the applicants propose to subdivide the west 104 feet from the subject property to create new buildable lot fronting Hillview Road; and, WHEREAS, the applicants have submitted a Certificate of Survey for the proposed minor subdivision indicating the new lot as Parcel B and the remainder lot as Parcel A; and, WHEREAS, the Planning Commission has reviewed the applicants’ request for a minor subdivision and has determined that it is in conformance with Chapters 1104, 1201, and 1202 of the Municipal Code; and WHEREAS, the Planning Commission finds that the applicant’s request for a minor subdivision is in conformance with the Comprehensive Plan; and, WHEREAS, in accordance with Section 1204.04, Subd. 4, the subdivision is subject to a $1,194 park dedication fee which is equivalent to 5% of the new lot’s market value; and, NOW, THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends approval of the minor subdivision of 7886 Sunnyside Road subject to the following stipulations: 1. The applicants arrange to have the survey revised as follows: a. Five and ten foot drainage and utility easements shall be added to Parcel B b. The following language shall be added: “The proposed drainage and utility easement areas as shown herein shall be publicly dedicated to the City of Mounds View by a separate document recorded with Ramsey County.” 2. The applicants shall arrange to have a Title Commitment or Registered Property Abstract drafted and submitted prior to the approval of the subdivision by the City Council. 3. The applicants shall submit the required $1,194 park dedication fee prior to the City approving the deeds for recordation. Resolution 740-03 Page 2 BE IT FURTHER RESOLVED that the Mounds View Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 1st day of October, 2003. __________________________________________ Gary Stevenson, Chairperson ATTEST: ______________________________________ James Ericson Community Development Director (SEAL) PROCEEDINGS OF THE MOUNDS VIEW PLANNING COMMISSION CITY OF MOUNDS VIEW RAMSEY COUNTY, MINNESOTA Regular Meeting September 17, 2003 Mounds View City Hall 2401 Highway 10, Mounds View, MN 55112 ______________________________________________________________________________ 1. Call to Order The meeting was called to order by Chair Stevenson at 7:00 p.m., September 17, 2003. ______________________________________________________________________________ 2. Roll Call Members Present: Commissioners Stevenson, Miller, Scotch, Hegland, and Zwirn. Members Absent: Johnson and Song (excused) Also Present: Community Development Director Ericson ________________________________________________________________________ Index to Minutes Page Planning Case VR03-008 2 Consider Request for a Front-Yard Setback Variance Location: 2434 Hillview Road Applicant: Rebecca and Lance Bainville _____________________________________________________________________________ 3. Approve Minutes a. August 20, 2003 MOTION/SECOND: Miller/Hegland. To Approve the Planning Commission Minutes for August 20, 2003 as Presented. Ayes – 5 Nays – 0 Motion carried. ______________________________________________________________________________ Mounds View Planning Commission September 17, 2003 Regular Meeting Page 2 ________________________________________________________________________ 4. Citizens Requests and Comments on Items Not on the Agenda None. ____________________________________________________________________________ 5. Consider Request for a Front-Yard Setback Variance at 2434 Hillview Road Community Development Director Ericson indicated that this case is a request from the property owner for a reduced front yard setback for a roof extension over the deck. He then indicated that the City’s Code allows for a two-foot roof extension into the setback so this request is for a four- foot variance to allow for the six-foot roof extension. Director Ericson indicated that Staff does not feel that the deck and roof extension impede visibility and noted that a deck can extend to within two feet of the property line. Director Ericson indicated that Staff did some searching and the City has approved similar variances in the past and noted there is one on Quincy with very similar circumstances. He then commented that, with every variance application, the Commission is charged with reviewing the criteria and establishing a hardship. Director Ericson reviewed the hardship criteria with the Commission and indicated that Staff feels that a hardship can be justified in this case and recommends approval of the variance. Chair Stevenson opened the public hearing at 7:08 p.m. Commissioner Miller indicated the applicants applied for a permit for the deck extension and asked whether they had applied for a permit for the roof extension. Director Ericson indicated it is the same permit both items are included. Commissioner Hegland asked whether the other roof extensions approved were all for non- enclosed structures. Director Ericson indicated that they are. Commissioner Zwirn indicated that this seems to have already been constructed prior to requesting the variance. Director Ericson indicated that some construction started and there was an issue with an opening in the roof leaving the home open to potential water damage from rains so the applicant contacted Staff and asked for permission to enclose the portion leaving the home at risk for water damage. Staff indicated that would be fine but cautioned the applicant that, if the variance were not approved, they do so at the risk of needing to remove the work. He then said that the City has had after the fact variance requests before but that is not the case in this situation. Mounds View Planning Commission September 17, 2003 Regular Meeting Page 3 ________________________________________________________________________ Commissioner Miller indicated she lives down the street and has been watching this go up and she feels it will add a lot to the house to have it. Commissioner Scotch indicated she felt the improvement looked nice. Commissioner Zwirn asked whether there would be any type of railing around the deck. Mr. Bainville indicated the deck is only 18 inches off the ground and no railing is needed unless it is 30 inches or more off the ground. He then said there would be a column in the middle for support. Chair Stevenson closed the public hearing at 7:11 p.m. MOTION/SECOND: Hegland/Scotch. To Approve Resolution 738-03, a Resolution Approving a Four-Foot Variance to Allow a Six-Foot Roof Extension Into the Front-Yard Setback at 2434 Hillview Road. Commissioner Miller commented that she felt it was important that Staff had included a requirement that the structure cannot be enclosed. Director Ericson indicated that these types of Resolutions are recorded so that they are seen on a title search. He then said that residents had been required to record them but Staff has taken over that responsibility to ensure that they are recorded with the County. Ayes – 5 Nays – 0 Motion carried. Director Ericson indicated that Staff would like to bring a discussion before the Commission concerning a proposed procedure for administrative variances. He then said the goal of the department would be to draft language for review and discussion. Commissioner Hegland asked if the intent would be if Staff decides not to grant an administrative variance that the request would come to the Commission for review. Director Ericson indicated that the Planning Commission would be to whom the applicant could appeal the decision of Staff. ______________________________________________________________________________ 6. Next Planning Commission Meeting: October 1, 2003 ______________________________________________________________________________ Mounds View Planning Commission September 17, 2003 Regular Meeting Page 4 ________________________________________________________________________ 7. Adjournment to Agenda Session There being no further business before the Planning Commission, Chair Stevenson adjourned the meeting at 7:20 p.m. (The meeting immediately adjourned to the Agenda Session) Respectfully submitted, Jim Ericson Community Development Director Transcribed by: Joan Lenzmeier TimeSaver Off Site Secretarial, Inc.