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Home My WebLink About20070702 - VIII-B-1 Memo VIII-B-l To: From: Mayor Hicks and City Council Members John Hinzman, Planning Director Date: Subject: July 2,2007 Resolution: Minor Subdivision #2007-24 - Creation of a new residential lot - 3605 Redwing Blvd. REQUEST Gary and Renee Heselton seek a minor subdivision on property owned by Columbus Freiermuth to create a new parcel east of the existing home at 3605 Redwing Blvd. The subdivision would allow for future construction of a single or two-family home. RECOMMENDATION Planning Commission - Denial At the June 11, 2007, Planning Commission meeting, Commissioners voted 6-0 to recommend denial of the minor subdivision request. Several members of the public spoke in opposition to the issue during the public hearing. The recommendation for denial was based on the following: 1) Lot size inconsistent with neighborhood 2) Traffic Safety in the vicinity of Maher Avenue and Red Wing Blvd. 3) Concern about the close proximity of the detached garage to home 4) Location of the split is not in character with the neighborhood. Staff - Approval Staff recommends approval of the request. The minor subdivision meets the size and use requirements of the zoning ordinance. Staff does not believe there is sufficient evidence to deny the request. Staff approval is recommended subject to the following conditions: 1) Conformance with the City Council Staff Report and plans dated July 2,2007. 2) Approval is subject to a one year sunset clause; if the minor subdivision is not recorded within one year of City Council approval, the approval is null and void. 3) Payment of park dedication fees in the amount of $2,200 for a single-family or $3,300 for a two-family structure prior to recording of the minor subdivision. 4) Payment of the sewer interceptor fees in the amount of $400 for a single-family or $800 for a two-family structure prior to recording of the minor subdivision. 5) Planting of one boulevard tree and one front yard tree per unit, consistent with the City Code. 6) Removal of the small metal shed from the proposed parcel (B). 7) Removal of existing utility service lines from the new parcel and or adding easements to accommodate them. Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 2 Public Hearing Comments The following comments were heard during the June 11 th public hearing (please see attached minutes for further information): · Not in character with the neighborhood - lots would be smaller · Plan not complete - home not identified · Area should remain owner occupied single family · May lower surrounding property values . Affect on traffic Staff will draft a resolution for approval or denial based upon direction from the City Council ATTACHMENTS · Location Map . Aerial Photograph · Planning Commission Minutes - June 11, 2007 Meeting · Opposition letter . Application BACKGROUND INFORMATION Comprehensive Plan Classification The proposed use is consistent with the 2020 Comprehensive Plan. The property is designated U-II - Urban Residential. U-II allows 4 to 8 units per acre, which is more dense than the current zoning designation of R-2. Zoning Classification The subject property is zoned R-2 - Medium Density Residential. Single and Two Family homes are a permitted uses in the R-2 District. Adjacent Zoning and Land Use The following land uses abut the property: Direction North Existin Use Maher Ave. Montessori School Zonin Com Plan R-2 - Med Dens. Res. U-II - Urban Res. East Sin Home R-3 PRD - Med-Hi h Dens. Res. U-II - Urban Res. South West R-2 - Med Dens. Res. U-II - Urban Res. R-2 - Med Dens. Res. U-II - Urban Res. Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 3 Notification of Adjoining Property Owners Notification was sent to adjoining property owners. Two adjacent property owners have expressed opposition to the requested property subdivision. Generally, opponents have stated that subdividing a parcel into lots of this small size does not fit with the character of the neighborhood. (See attached letter) History The property was originally subdivided in 1957 and the home was constructed in 1961. The property was annexed and zoned R-2 in 1990. MINOR SUBDIVISION REVIEW Minimum Setback Requirements Minimum setback requirements for structures in the R-2 District are: Area Setback Front 20' Side 7' Rear 20' Lot Size The existing lot is 30,000 square feet, which could conceivably be subdivided for up to 4 single family homes or 3 twinhomes. The newly created parcel would be 10,000 Sq Ft, which would be of sufficient size to allow a single-family home or a twinhome. Park Dedication/Sewer Interceptor Fees Park Dedication and Sewer Interceptor Fees must be paid at the time this subdivision would be recorded. The total fees range from $2,600 for a single family home to $4,100 for a twin home. Landscaping One boulevard tree and front yard tree per unit is required to be planted for every new unit. Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 4 I I I I I wII . 11 I I I III W IliI ~ I III :llS 0 0 II I -".I -. <( .:f I . I m ~ I Ii II I . II 11II' III I!IIllIlIIIlII Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 5 Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 6 PLANNING COMMISSION MINUTES - .JUNE 11, 2007 3. Heselton, Gary and Rene - Minor Subdivision #2007-24 - Subdivide property to create building lot - 3605 Red Wing Blvd. Associate Planner Justin Fortney presented the staff report. Chair Truax opened the Public Hearing at 7:05. Derrick Jager, resident of 600 Maher, spoke to the issue. He stated that one reason he moved to Hastings from South St. Paul was to get away from the "monster homes" being built on lots after smaller homes were tom down. He chose the neighborhood he is in because it was mature, had bigger lots, and character. Jager also questioned the ordinance as it stated that a proposed house and utilities plan should be submitted with an application. This application did not have these things. Jager questioned why the minor subdivision should be pushed through without all the details. Kari Jager, resident of 600 Maher, spoke to the issue. She stated that the home would be tight on the property. In addition, she had concerns that if the minor subdivision occurred, it would start a trend in the neighborhood. K. Jager also stated that she would like to keep the area single family homes. In addition, K. Jager mentioned that new homes on small lots draw away from the area. She also expressed concern that the homes would be rental units with tenants who do not care about the area. Leo Reinardy, resident of 3625 Red Wing Boulevard, stated that the property was originally zoned for only single family lots. Reinardy stated he believes that the lots should have stayed that way. He has lived there since 1962 and likes the big lots as they keep distance from neighbors. Dave Rother, 3665 Redwing Boulevard, stated the lot would be smaller compared to other lots in the area. Further, there is not much for a yard. He expressed concern that the home would lower the property value of adjoining lots. Finally, Rother stated that the garage on the lot was in a poor location and the entire lot was already poorly laid out. Donald Swanson, resident of3580 Maher Avenue, stated he has lived in the area for forty years and likes the size of the lots and that there is space. He expressed concern that allowing a minor subdivision could escalate into a bigger situation. Swanson stated that it appeared splitting lots was a quick way to make a fast buck. In addition, he stated there was no need or room for the type of density, particularly due to the homes north of Maher on 31 sl Street. Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 7 Greg Kokkeler, resident of610 Douglas Drive, stated his concerns with the traffic. He stated that there is already enough traffic on the street and there is not enough parking. Kokkeler expressed his opinion that the lots are the right size presently. He stated concern that his neighborhood may start looking like Cary Park. Chair Truax closed the public hearing at 7: 19. Commissioner McInnis asked the lagers if they had been informed prior to purchasing the home that they lived in an R-2 district and the lots could be subdivided. The lagers confirmed they had not. Rather, D. Jager stated the realtor pushed the big, open lots. Commissioner McInnis stated traffic on 316 is a concern. He stated his main concern was how the city was going to safeguard green spaces. Commissioner McInnis stated it was time for the City to take a look at preserving the homes built between 1940 and 1990. Chair Truax stated that homeowners in established neighborhoods should not be concerned about minor subdivisions or their neighborhoods changing character. Commissioner Stevens stated he understood the right of the property owner. However, he stated that the minor subdivision would not be a good fit for the area or other established areas. Chair Truax stated that public safety also needed to be accounted for. He stated that Douglas to Maher is a freeway and not the safest place. Chair Truax also stated he though that when a garage is within a certain distance to the home, it is considered an attached structure. This affects the setbacks on the property. Commissioner Heideman stated that the aerial view shows the lot as awkward and small. She voiced her concern that the home does not fit. Commissioner Peine stated that rental housing would not be benefited with a small lot. Gary Heselton, applicant, stated that the house would match existing homes in the area. He also stated that the home would not necessarily be rental. Commissioner Peine asked if the project would be possible elsewhere. Heselton stated he was not sure. He stated that he is putting a lot of work into the home including black topping the driveway and residing the home. Commissioner Peine stated his concern was not the appearance, but the increased density and the affect on property values. Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 8 Action by Planning Commission: Motion by McInnis to deny the Minor Subdivision for Gary and Rene Heselton based on the lot size, safety, setbacks, and location. He also stated his desire for City Council to review the R-2 district requirements. Seconded by Peine. Upon vote taken, Ayes 5, Nays O. Motion passed unanimously. Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 9 John Hinzman From: Derrick Jaeger [dkjaeger@embarqmail.com] Sent: Saturday, June 02, 2007 9:22 PM To: John Hinzman; Justin Fortney Subject: opposition to subdivision request John Hinzman and Justin Fortney, We plan to attend the public hearing on Monday, June 11 to oppose the subdivision request for the lot on the intersection of Redwing Blvd and Maher Ave. We've sent similar messages to the planning commission and our city council representative. A construction company, not a family, recently purchased the lot, and it is clear that their interests do not lie with the neighborhood. If this lot is subdivided, it will only have negative effects on the neighborhood. If you look at the aerial view of our neighborhood, you'll notice that the lots are not huge, but spacious. When our family moved to Hastings, we carefully chose this neighborhood over many others because it is established and mature, but-most of all-because it has character. In fact, we moved here from South St. Paul, where we feared the onslaught of "monster houses" crammed on to small lots. We never imagined this fear would arise here in Hastings. If this subdivision request is approved, we fear that once other houses in the neighborhood go up for sale, more construction companies will try to make some extra money by shrinking the lots and destroying our neighborhood's character. What is wrong with having a decent-sized backyard? There is not a need for another house in this neighborhood; in fact, 48 town homes will soon be built just a few blocks away. We hear so much about the city's goal to "revitalize" this end of town; allowing construction companies to cram houses in one next to the other will not help us meet that goal. As you consider this subdivision, please understand that looking at the maps of the proposed subdivision only gives you an idea of what our neighborhood looks like. We invite you to stop by to view our property and neighborhood. The people who've purchased the lot next to us do not care about this neighborhood. We've decided to raise our family here, and our neighborhood is very important to us. We appreciate your careful consideration! Derrick and Kari Jaeger 600 Maher Avenue 438-3607 Minor Subdivision - 3605 Redwing Blvd. City Council Memo - July 2, 2007 Page 10 :#cloo? -JL'{ LAND USE APPLICATION - CITY OF HASTINGS PLANNING DEPT 101 4th St E, Hastings, MN 55033 - Phone: 651.480.2350 - Fax: 651.437.7082 Address of Prbperty: j G 0 ..r. J< c...,..t. ~ ,"; -:J IJ! // J.- Legal Description of Property: LLJf b, 1310..."- l. c:."'lt .e/'"f'.' .,,j,-L. uu/'-iL ~r..,,,,,.I! ('1, f,....t ."J> ;. l-I' ,-L~~;";A .f~~ ..... ..1. i -t.. ..f (Jtr..k.HCo.. (,Vft1'/ J'l.'~'l...I"""" '-"^'t~;A;/>t!!J "16).. 5''1..+ 41.Lt>' ~V_J'''''''' Applicant Name:&/'y ,.. ,(c:A'C..~ /.t~_{e... H~1 Property Owner: 6:>1,,'"1.".'1 f,..,:u. /Ii lJiA. Address: {, J... Of l.. ?.AA.. .s.'f Address: '14' 4 /6 D -( 4. f1 E.:. H^f1lh~ J fJ&t 'ii/~"J.5 Phone: 6. )f. '7..$. ,,1...) Phone: 't 37- (/ftlf"J... Fax: Fax: Email: Email: Description of Request: ~.I./1 0/1 {' u b d. : v I~ J J ~~ If requesting site plan review of multi-family units (three or more attached), are the units intended to be for sale or rental units? Check Applicable Line(s) Rezone $500 Final Plat $600 Variance $250 Vacation $400 House Move $500 Prelim Plat $500 + escrow Site Plan $500 + escrow Please Note! All Fees and Escrows are due at time of application. .;x Minor Subdivision $500 Special Use Permit $500 Camp Plan Amend. $500 Lot Split/Lot Line Adj. $50 Annexation $500 plus legal expenses EA W $500 plus $1,000 escrow Please see reverse side for escrow amounts required. Total Amount Due: $ S'o 0 . D- ~ Make Checks payable to Gty of Hastings. Please ensure that all copies of required documents are attached. See reverse side of this application for information. ~7~~~ Applicant Signature S"'2..J~o') Date ~~$E~ Owner Signature Date G~/' 9 { 1/c..$'Gt {-to/] Applicant Name and Title - Please Print OFFICIAL SEONLY /1/' File # tY <{ Rec'd By: (Ll[[JIlZVh0. Fee Paid: Receipt # C~l.tI/-{ 8v'S' .J;' FR i'-i err }o.f;i/T)t- Owner Name - Please Print Date Rec'd: 5 P't 107 App. Complete 03/2lV'OS