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00-368council File # �O � 3L S� ORIGINAL Green Sheet # � O l�� g 1 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 I8 19 20 21 22 23 24 25 26 2. The applicant shall file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Of6ce. Requested by Department of: RESOLUTION CITY OF SAINT PAUL, MINNESOTA Presented By Referred To Resolution # Committee: Date Preliminary and Final Plat Approval for Fifth Street Commons WHEREAS, Dennis Guptil has submitted for City Councfl approval the attached preliminary and fmal plat for subdivision of pioperiy along Fifth Street between Clazence Street and Etna Sueet into 32 residential lots and 4 outlots, along with a request for a variance of miuimum lot width and area requirements; and WHEREAS, the appropriate Ciry departments have reviewed the plat and found, subject to the recommended condihons, that it meets the requirements of Chapter 67 of the Zoning Code; and WHEREAS, norice of a public hearing before the City Council was duly published in the official newspaper of the City and norices were mailed to each owner of affected property including all property situated within 350 Feet of ffie subject properry; and 4VHEREAS, the City Council held a public hearing on the proposed plat on Febmary 23, 200Q where all interested parties were given the opportunity to be heazd and the Council considered all the facts and recommettdarions concerning the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves the attached preliminary and fmal plat far Fifth Street Coxnmons along Fifth Street between Clarence Street and just east of Etna Street, including approval of the applicanYs request for a variance of minimum lot azea and width requirements to allow lots that aze 32 feet wide and 3360 sq. feet in azea, subject to the following conditions: Ciry Council appxoval of the necessary vacation of portions of Fifth Street, Ema Street and the alley south of Fifth Street and Adoption By Approved &y Certi£ied by Council Secretary �.� a- . f� � _ by Mayor: Date '! �� .,� �y� �� Plannina & Economic Develonment By: �V .1lJ�ii�� Form Approved by C�ty Attorney �� By: Approved by Mayor r Submission to Council B `� y Adopted by Council: Date �� 2-Op c7. DEPARI'MENT/OFFICE/COUNCIi.: DATE INITIATED GREEN SHEET NO.' 1 O 1// O PED Zoning 03/30/00 ' O 0- 3 C� CONTACT PERSON & PHONE: � INPI7AL/DATE iNlTTai,/DpTE Allan Torstenson 266-6579 2 Dsr�rn��vr Dtg _� s cn covivcn. MUST BE ON COUNCII, AGENDA BY (DATE) �IGN 3 CI1'S�A1TY. � _ CITY CLERK NUMBER �'�'CIAL SERV DIR. FINANCIAL SERVE CCTG FOR 4 MAyOR(ORASST-) 1 PLANNINGADMIN� ROi17'ING ORDER TOTAL # OF SIGNATORE PAGES 1_(CLTP ALL LOCATIONS FOR SIGNA'PURE) acriox �QuES�n: Adopt resolution to approve preliminary and final plat for Fifth Street Commons along Fifth Street between Clarence 5treet and just east of Etna Street. The City Council held a public hearing and voted to approve the plat on February 23, 2000. RECOMMENDATIONS: Approve (A) or Reject (R) PERSONAI, SERVICE CONTRACTS MIJST ANSWER THE FOLLOWING QUESTIONS: PLANNING COMMISSION 1. Has this person/firm ever worked under a conhact for tY�is department? CIB COMMITTEE Yes No CIVIL SERVICE COMMISSION 2. Has this person/firm ever been a c�Ty employee? A_ Staff Yes No 3. Does this person/firm possess a skill not normatly possessed by any wrrent city employee? Yes No Ezplain aR yes answers on separate sheet and attach to green sheet INITIATING PROBLEM, ISSUE, OPPOR'CUNITY (Who, What, When, W6ere, Why): Finalize council approval of plat to create 32 residential lots and four outlots, along with a variance of minimum lot area and width requirements to allow lots that are 32 feet wide and 3360 sq. feet in area, to provide for construction of a 32-unit housing development including 28 single faxnily detached townhomes. ADVANTAGESIFAPPROVED: Construction of this housing project, which has fmancing already approved by the HRA and a STAR loan and grant already approved by the City Council, would be able to move ahead. 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Y n s F y I i °_ a� r ' I A � < y � � I X ° ay ( "z ° 3 qn e�i c e s � c:a � e3L �° F �_2 �w 9^ =,�- '_ �`z� €'� »�,. e d' ��3 _ �Y N+�1s e e a �� p�� 0 6 �� g'a 3 �' � e "§ c 5 �a'�v > 6 C g 'A � FO p�� > et �AO c - �eO- s ;g °�� £ ' �k`o v ^C �d L �I Oon � K _ �� a0� 3 R � ce � ' 3 E> � �c a� d �g ya 9 � �� °� E � �� € �� ° a� :8 r 3° g g � o� a� � z€ s 4 �R $8 � i � s �a��c _;; �� __° + ot]��y � ef crj z �� i�� c� 2� �'RE 093 .�.f =�: :4_ ��: �°. 3 ^ � s( < QI � b� � =j s ti ? ; I �I nyAy ° e�0� vEyA ; C.4 n � rE m �� Zm 9� r= 2g 3 �^ I I I � '�� 0 o _e zNS �v� �<� ny y EZ2 ��O �ek C � '.I o� ' I- w i R �' �y 30 �? 50 �� ; � 9 .3 ➢ 5 4e MS un' $$ �fi s @6 � �; �� i }il 9i a' 3 a � L�EP Z'�2 no� •+' Z �3O _=w ��= � e g � a E w Y 6 � �n� I sO � a T ' ~ ' �i�l ^ n I �.� j �E �I� I ; ez 22 �L `� o e. � � �i S �n oz' �� P� �.� n � b. � i � � � � a � c` �y n�s � q ^ t • � <; o ^ � z q i � .�i ' i o /� no� ` l O 3 ' O . � S DEPARTMENT OF PLANNING & ECONOMIC DEVELOPMENT B�ian Sweeney Intertm Darector crrY oF sa�rr Paur, Norm Coleman, Nfayor 25 West Fourth Street Saint Pau1, MN 55102 W r �� 59 Telephone: 612-266-6565 Facsimik: 612-225-3374 •pyRS'TRIJ�r• February 9, 2000 Ms. Nancy Anderson City Council Research O�ce Room 310 City Hall Saint Pau1, Minnesota 55102 RE: Subdivision Review NOTICE OF PUBIdC HEARII�iG . The Saint Pavl City Council wi71 conduct a�public hearing on Wednesday, FeUruary 23, 2000, at 5:30 p.m. in the CYty Cowicil Chambers, Thiid Flooi; City Aall, to consider the application of Dennis Gupffi £or a subdivision review to create 32 residential lots and, four outlots w�ith variances in lot�width and lot size,by combine platon the north and south slde of F5ft3� Sireet between Clarence Street and 64 feet east of vacated Etna Street. except � extstlng lots 9 and 10 on Ehe south side of FYf[h Street, and also inciudes e�sting lots 15 and 16 on thenorth side of Fotuth Street between Clarence StreeE and vacated EYna Sh'eet . - . . Dated Febniary 10, 2000 - � " Zoning File # 99-113879 x�uvcYnxnEnsox City Council Hearing: Februaiy 23, 2000 ��£'�'� � - - -. (Feb. 22k. � -. - �.. � - 8T.PAlOCIB(iAtIBDGER� �__-� Purpose: Subdivision to create 32 residential lots and 4 outlots with variances for lot size and width by combined plat. STAFF RECOMMENDATION Dear Ms. Anderson: A.PPROVAL Mr. Dennis Guptil, has submitted an appiication for a subdivision review to create 32 residentiai lots and 4 outlots with variances in lot width and lot size by combined plat. This application will meet all other subdivision requirements and staff recommends approval of the final plat applicafion. The properry is located on the north and south side of Fifth between Clarence and 64 feet east of vacated Etna Street, except existing lots 9 and 10 on the south side of Fifth, and also includes existing lots 15 and 16 on the north side of Fourth �treet between Clarence and vacated Etna. The public hearing is scheduled for February 23, 2000, 5:30 p.m. at City Council. I understand that you will publish notice of the hearing in the Saint Paul Legal Ledger. Please call me at 266-6583 if you have any questions. Since�ely ` �,// Paul Dubruiel Zoning Aide cc: Ciry Council members � �$��$? �P??B�Fr :, ! � DEPARTMED[T QF Pi.ANNiNG & EWNOMIC DEVELOPMENT Brinrs Sweeney, Irt(enm Director CTTY OF SAINT PAUL Norm Cofemnn. Mnyor �� February 17, 2000 Ms. Nancy Anderson Secretary to the City Council Room 31Q City Hall Saint Paul, Minnesota 55102 RE: Zoning File #99-113-879: 25 Wut Founh Street Saint Pnul, MN SSIO2 00�,3l 7eleyhone. 651-266-6700 Facsimi/e� 65f-??5-3120 DENNIS GUPTIL Prelim. and Pinal Plat for Fifth Street Commons Fifth Street between Clarence and Ema City Counci] hearing: February 23, 2000, 530 p.m., City Council Chambezs . PURPOSE: To consider a preliminary and final plat request by Dennis Gugtil to subdivide property to create 32 residential lots and 4 outlots, with variances for lot width and area, for a 32- unit housing development including two twinhome structures and 28 single family detached townhouses. Dear Ms. Anderson: Dennis Guptil has submitted an application for preliminary and final p]at approval for subdivision of property along Fifth Street between Clarence and east of Etna into 32 residential lots and 4 outlots, with a request for a vaziance of minimum lot width and area requirements, to provide for a 32-unit housing development including two twinhome structures and 28 single family detached townhomes. Attached are the staff report and the preliminary and final plat for your consideration. Subject to City Council approval of the requested variances and vacation of portions of Fifrh St., Etna St., and the alley south of Etna, this application meets all subdivision requirements and staff recommends approval of the preliminary and final plat. This item is scheduled to be heard by the Saint Paul City Council on February 23, 2000. Please call me at 266-6579 if you have any questions. Sincerely, Alian Torstenson Senior Planner Attachments c: City Council Members, Larry Soderholm, Dennis Gupril � „ ,. • PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FILE # 99-113-874 • • 1. APPLICAIVT: Dennis Guptil 2. CLASSIFICATION: Subdivision Review 3. LOCATION: Fifth St. between Clarence and Ema 4. LEGAL DESCRIPTION: See File DATE OF HEARING: 2/23lQO 5. PLANNING DISTRICT: 4 PRESENT ZONTiVG: R-3 and R-4 6. ZOl�'ING CODE REFERENCE: 67301, 67.406, 67.703 7. STAFF INVESTIGAT"ION AND REPORT: DATE: 2/16/00 BY: Allan Torstenson 8. DATE RECEIVED: 10/20{99 DEADLINE FOR ACTION: extended by applicant A. PURPOSE: Subdivision by preliminary and final plat to create 32 new residential lots and 4 outlots, with variances for lot with and lot area, to provide for a 32-unit housing development includmg two twinhome structures and 28 single family detached townhomes. B. C. D. PARCEL SIZE: 189,812 square feet /4357 acres EXISTING LANA USE: vacant SURROIINDING LAND USE: North: Single-family residential in an R-4 zone East: Open space in an R-3 zone, used by the City for stormwater management South: Single-family residential and open space/ponding area in an R-4 zone West: Single-family residential in an R-4 zone E. ZONING CODE CITATION: Section 67301 states that platting is required when a subdivision creates five or more lots. Section 67.406 gives criteria for the review of subdivision applications. These criteria aze covered below under "Required Findings.” Section 67.703 provides for the City Council to grant variances to the subdivision regulations. F. ffiSTORY/DISCUSSION: As one of a number of difficult to develop sites, this property was included within the New Housing and Blighted Land Development Project Tax Increment District by the Housing and Redevelopment Authority (HRA) Boazd in 1981. On November 3, 1999, the City Council approved a$400,000 STAR loan and $100,000 STAR grant toward construction financing. The proposal was the highest rated STAR application. On December 3, 1999, the Planning Commission approved a special condition use permit for a four-unit cluster development as part of the project, as well as side and front yazd setback variances for the project. Zoning File 99-113-879 February I6, 2000 Page 2 G. DISTRICT COiJNCIL RECOMMENDAT'ION: None received. H. REQUIRED FINDINGS: 1. All the applicabte provisions of the Legislative Code are being complied with. A petition has been submitted for vacation of portions of Fifth St., Etna St., and the aliey south of Fifth St, necessary for this plat. The applicant is requesting a variance of minimum lot width and azea requirements as part of this plat approval, to allow lots that 32 feet wide and 3360 sq. ft. in area. §66.101 of [he Zoning Code requires a minimum width of 40 feet and a minimum area of 5000 sq. ft. for lots in the R-4 portion of the site; it requires a minimuat width of 50 feet and a minimum azea af 6000 sq. fr. for lots in the R-3 portion of the site. Subject to City Council approval of the vacation of the necessary portions of Fifrh St., Ema St., and the alley south of Etna St., and subject to the Cily Council granting a variance of minimum lot azea and width requirements as part of approval of this plat, the proposed plat is in compliance with all applicable provisions of the Legislative Code. � 2. The proposed subdivision wil! not be detrimental to the present and potential surroundeng land uses. T1te proposed subdivision is consistent with the surrounding single-family homes, and wil] not be detrimental to present and future use of adjacent � vacant land for stormwater management ponding and as a linear greenway/open space amenity. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. The azea surrounding the proposed plat is already developed with single-family homes, and remaining surrounding vacant land will be maintained as a stormwater management ponding area and as a lineaz greenway/open space amenity. 4. The subdivision is in conformance with the Comprehensive Plan. Tttis condition is met. The City's land use plan identifies this as a housing development site. This development supports the goals of "building new housing to meet growing demand for market rate townhouses ° This design of this project serves the urban village principles cited in the land use plan for "compact and pedestrian-friendly development" and "azchitecture and landscaping physically defining the streets and public spaces" through the design features noted under #5 below. This project supports transportarion plan objectives by adding 32 housing units close to a bus route. The proposed subdivision is in conformance with the FIousing Plan, which calis for increasing housing supply and ensuring availability of a full range of housing choices to meet the needs of a full range of household types and income levels. This project wil] add a new needed housing type to this area, with three- and four-bedroom units ranging in size from 1340 sq. ft. to 1500 sq. ft. arranged in a zero-lot- line fashion to optimize use of space on smaller lots. There is an eight foot spacing between each structure. Lots . will be in individual ownership. Maintenance of lots, siructure exteriors, common areas, streets, alleys and sidewalks will be done through the townhouse association. 00�� • Zoning File 99-113-879 February 16, 2000 Page 3 5. The subdivision preserves aad incorporates the site's important natural features, whenever possible. The applicant has worked with the neighborhood and City offices to design this site featuring traditional neighborhood design elements, including smaller ]ots, garages to the rear, narrow private street, sidewalks, front porches, common spaces and landscaping. The narrow private street, smaller front yazds setbacks, and zero lot line amngement serve to optimize development on this difficult site. The proposal maintains the natural features and vegetation of the common area on the south side of the development, and stabilizes the slopes along the northem edge of the properry. 6. All land intended for building sites can be used safely without endangering residents by peril from flood, erosion, continuously high water table, severe soil conditions or other menace. The site and grading are being designed to meet this requirement. The subdivision can be economically served with public facilities and services. The subdivision can be served with public facilities and services from Fifrh Sffeet especially economically because of the narrower lot widths. • I. VARIANCE FINDINGS: Section 67.703 states that the Ciry Council may grant a variance to the subdivision regulations when compliance would create an unusua] hardship to the development of the land, based on findings required findings: The intent of this chapter is met. The variances would further the intent of this chapter to promote affordable housing to persons and families of all income levels, and to provide more economical public services and facilities. 2. The granting of the variance wilt not be detrimental to tLe public safety, health or welfare or injurious to other property or improvements in the neighborhood in which the property is located. This finding is met. See findings H.1 and H.6 above. 3. The conditions upon which the request for a variance is based are unique to the property for which the variance is sought and are generally not applicable to other property. This fmding is met. Despite its long-standing idenrification as a potentia] housing site, the site constraints have to date precluded economic development. The topographic issues combined with the desire to have development fit with the urban neighborhood chatacter have led to a creative design incorporating pedestrian friendly streets and small-lot, h aditional home design. • 4. The literal interpretation of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in t6e same zoning district. This finding is met. See finding I3 above. Zoning File 99-113-879 February 16, 2000 Page 4 5. The special conditions and circumstances do not result from the actions of the applicant. This fmding is met. See finding I.3 above. 6. Because of the particular natnral surroundings, shape or topographical conditions of the specific property involved, unusual hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations were carried out. The request for variance is re(ated to the particulu surroundings and topographical conditions of the property. See finding I3 above. J. STAFF RECOMMENDATION: Based on required fmdings 1 through 7 and variance findings 1 through 6 above, staff recommends approval of the final plat for Fifth Street Commons along Fifth Street between Clarence S�eet and Etna Street, including approval of the applicants request for a variance of minimum lot area and width requirements to allow lots that are 32 feet wide and 3360 sq. feet in area, subject to the following conditions: r� LJ City CounciI approval of the necessary vacation of portions of Fifrh S�eet, Ema Street � and the aliey south of Fifth Street, and 2. The applicant sha11 file a copy of the Council Resolution approving the pIat with the Ramsey Counry Recorder's Office. Attachments: Application Final Plat (reduction) Location Maps • SUBDMSION REVIEW APNL{CATION • Depa�tment oJPtanning ¢nd Economic Development Zoning Section II00 City Hall Anner �� 25 West Fourth Street Saint Paut, MN SSIO2 266-6589 APPUCANT Name of owner (if Contact person (if PROPERTY Addre LOCATION Legal • TYPE OF SUBDIVISION: ❑ Lot Split ❑ Prelimin� AppiicanYs E.ClNLY . ::: �ttiCt lULCd 00-3 �8 ie.e�rt :,.,.._,_ �� rg'-1� �: � ` �:=- : � ,�,� ° 3`iiate:;>:. - :. C�.lrr �i 1 sheet if ❑ ot S it with Variance ❑ g. Land Survey Plat O' al i Gombined Plat Date Ic�' City agent� d Eise Ntan •: . 'fax iutap . Zcntrfg . tY(R � �- . .: � �BY�k(�EC� ��f.. ,..: � �-^---;^.�'^^*. . _ � � . � - r� -� L , 2 y �� s y ._ . E . � s r' .-� ' �'Fb,7a?�L� . �. > x Y. .'xvw - � . , > b a. < < '� :�! F v C' < a o i . S' �"t��i:�U'r.Yi/.�:.t>'.�q.vi�� _ J S _ � � � X 3 Y ai . . Y y x 4 b.. '. � . 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Q' P � <,� ; � i..� yNo� .� �; , .�L.. 1 � li .J{ � . � • t . , �f{�.90 ALL ______ z�N�N� Fr�F �q- ��s-s�q.___.— .��..n��11��1�v _ _ - � � � t I � -�--� �,." ` .. �: " _ - � :- � - _ - - ":=:V ` . ;�� _"=:`,=:`' M.. :f1 ._�-�'�.� _ APPLIC<�?:7 QaHnis G�,�t Stt� S f.Corh�► a�s ) �� I PURPOSE. � `' # • `� ( Q W - - �-� zoning d�s�r._; t•��rid3ty � FILE x� 1' II3' 8�Q DATE Z�� G� OO ' �llj subj=_�� pro:a':� �,-.ar\� � P�NG. DIST� � S � 2 � ' i MAP n- 0 on? t�ni j •.^ COr.^.td•,;:� � ..o � rr,o r.=.nrity • ,�.._ fncL:cc� :� S� n�E i� = a0p� �� ' . A;>�1 mua��a ta�- t v•:ac:,: . 00�36� 5� • Dennis Guptil Subdivision Approval Mr. Guptil is the applicant, and should go first after the staff report. Seeks subdivision approval under section 67.405 of the Legislative Code. Not an appeal. To be decided by the Council. Council must make the findings required by Section 607.406, St. Paul Legislative Code. '+� Motion to grant application, and approve the subdivision, and to adopt the proposed fmdmgs in the staff report, File #99-113-879. Motion to deny the application, and disapprove the subdivision, finding that the applicant did not meet one or more of the criteria spelled out in Section 607.406 ... (spell out which criteria were not met) ... • Sec. 67.406. Review of divisions of land. (a) Subdivision review criteria. The planning commission and city council, in the review of subdivision requests and in the applicarion of this chapter shali take into consideration the requirements of the city and the best use of the land being subdivided. Particular attenfion sha11 be given to the width and location of streets, sidewalks, suitable sanitary utilities, surface drainage, lot sizes and arrangements, as well as requirements such as pazks and playgrounds, schools and recreation sites and other public uses. Ail of the following findings shall be made prior to the approval of a subdivision or a lot split: (1) All the applicable provisions of the Legislative Code are complied with; (2) The proposed subdivision will not be detrimental to the present and potential surrounding land uses; (3) The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision; (4) The subdivision is in conformance with the comprehensive plan; (5) The subdivision preserves and incorporates the site's important existing natural features, whenever possible; (6) All land intended for building sites can be used safely without endangering the residents by peril from floods, erosion, continuously high water table, severe soil • conditions or other menace; and (7) The subdivision can be economically served with public facilities and services. council File # �O � 3L S� ORIGINAL Green Sheet # � O l�� g 1 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 I8 19 20 21 22 23 24 25 26 2. The applicant shall file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Of6ce. Requested by Department of: RESOLUTION CITY OF SAINT PAUL, MINNESOTA Presented By Referred To Resolution # Committee: Date Preliminary and Final Plat Approval for Fifth Street Commons WHEREAS, Dennis Guptil has submitted for City Councfl approval the attached preliminary and fmal plat for subdivision of pioperiy along Fifth Street between Clazence Street and Etna Sueet into 32 residential lots and 4 outlots, along with a request for a variance of miuimum lot width and area requirements; and WHEREAS, the appropriate Ciry departments have reviewed the plat and found, subject to the recommended condihons, that it meets the requirements of Chapter 67 of the Zoning Code; and WHEREAS, norice of a public hearing before the City Council was duly published in the official newspaper of the City and norices were mailed to each owner of affected property including all property situated within 350 Feet of ffie subject properry; and 4VHEREAS, the City Council held a public hearing on the proposed plat on Febmary 23, 200Q where all interested parties were given the opportunity to be heazd and the Council considered all the facts and recommettdarions concerning the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves the attached preliminary and fmal plat far Fifth Street Coxnmons along Fifth Street between Clarence Street and just east of Etna Street, including approval of the applicanYs request for a variance of minimum lot azea and width requirements to allow lots that aze 32 feet wide and 3360 sq. feet in azea, subject to the following conditions: Ciry Council appxoval of the necessary vacation of portions of Fifth Street, Ema Street and the alley south of Fifth Street and Adoption By Approved &y Certi£ied by Council Secretary �.� a- . f� � _ by Mayor: Date '! �� .,� �y� �� Plannina & Economic Develonment By: ��as�� Form Approved by C�ty Attorney �� By: Approved by Mayor r Submission to Council B `� y Adopted by Council: Date �� 2-Op c7. DEPARI'MENT/OFFICE/COUNCIi.: DATE INITIATED GREEN SHEET NO.' 1 O 1// O PED Zoning 03/30/00 ' O 0- 3 C� CONTACT PERSON & PHONE: � INPI7AL/DATE iNlTTai,/DpTE Allan Torstenson 266-6579 2 Dsr�rn��vr Dtg _� s cn covivcn. MUST BE ON COUNCII, AGENDA BY (DATE) �IGN 3 CI1'S�A1TY. � _ CITY CLERK NUMBER �'�'CIAL SERV DIR. FINANCIAL SERVE CCTG FOR 4 MAyOR(ORASST-) 1 PLANNINGADMIN� ROi17'ING ORDER TOTAL # OF SIGNATORE PAGES 1_(CLTP ALL LOCATIONS FOR SIGNA'PURE) acriox �QuES�n: Adopt resolution to approve preliminary and final plat for Fifth Street Commons along Fifth Street between Clarence 5treet and just east of Etna Street. The City Council held a public hearing and voted to approve the plat on February 23, 2000. RECOMMENDATIONS: Approve (A) or Reject (R) PERSONAI, SERVICE CONTRACTS MIJST ANSWER THE FOLLOWING QUESTIONS: PLANNING COMMISSION 1. Has this person/firm ever worked under a conhact for tY�is department? CIB COMMITTEE Yes No CIVIL SERVICE COMMISSION 2. Has this person/firm ever been a c�Ty employee? A_ Staff Yes No 3. Does this person/firm possess a skill not normatly possessed by any wrrent city employee? Yes No Ezplain aR yes answers on separate sheet and attach to green sheet INITIATING PROBLEM, ISSUE, OPPOR'CUNITY (Who, What, When, W6ere, Why): Finalize council approval of plat to create 32 residential lots and four outlots, along with a variance of minimum lot area and width requirements to allow lots that are 32 feet wide and 3360 sq. feet in area, to provide for construction of a 32-unit housing development including 28 single faxnily detached townhomes. ADVANTAGESIFAPPROVED: Construction of this housing project, which has fmancing already approved by the HRA and a STAR loan and grant already approved by the City Council, would be able to move ahead. 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Y n s F y I i °_ a� r ' I A � < y � � I X ° ay ( "z ° 3 qn e�i c e s � c:a � e3L �° F �_2 �w 9^ =,�- '_ �`z� €'� »�,. e d' ��3 _ �Y N+�1s e e a �� p�� 0 6 �� g'a 3 �' � e "§ c 5 �a'�v > 6 C g 'A � FO p�� > et �AO c - �eO- s ;g °�� £ ' �k`o v ^C �d L �I Oon � K _ �� a0� 3 R � ce � ' 3 E> � �c a� d �g ya 9 � �� °� E � �� € �� ° a� :8 r 3° g g � o� a� � z€ s 4 �R $8 � i � s �a��c _;; �� __° + ot]��y � ef crj z �� i�� c� 2� �'RE 093 .�.f =�: :4_ ��: �°. 3 ^ � s( < QI � b� � =j s ti ? ; I �I nyAy ° e�0� vEyA ; C.4 n � rE m �� Zm 9� r= 2g 3 �^ I I I � '�� 0 o _e zNS �v� �<� ny y EZ2 ��O �ek C � '.I o� ' I- w i R �' �y 30 �? 50 �� ; � 9 .3 ➢ 5 4e MS un' $$ �fi s @6 � �; �� i }il 9i a' 3 a � L�EP Z'�2 no� •+' Z �3O _=w ��= � e g � a E w Y 6 � �n� I sO � a T ' ~ ' �i�l ^ n I �.� j �E �I� I ; ez 22 �L `� o e. � � �i S �n oz' �� P� �.� n � b. � i � � � � a � c` �y n�s � q ^ t • � <; o ^ � z q i � .�i ' i o /� no� ` l O 3 ' O . � S DEPARTMENT OF PLANNING & ECONOMIC DEVELOPMENT B�ian Sweeney Intertm Darector crrY oF sa�rr Paur, Norm Coleman, Nfayor 25 West Fourth Street Saint Pau1, MN 55102 W r �� 59 Telephone: 612-266-6565 Facsimik: 612-225-3374 •pyRS'TRIJ�r• February 9, 2000 Ms. Nancy Anderson City Council Research O�ce Room 310 City Hall Saint Pau1, Minnesota 55102 RE: Subdivision Review NOTICE OF PUBIdC HEARII�iG . The Saint Pavl City Council wi71 conduct a�public hearing on Wednesday, FeUruary 23, 2000, at 5:30 p.m. in the CYty Cowicil Chambers, Thiid Flooi; City Aall, to consider the application of Dennis Gupffi £or a subdivision review to create 32 residential lots and, four outlots w�ith variances in lot�width and lot size,by combine platon the north and south slde of F5ft3� Sireet between Clarence Street and 64 feet east of vacated Etna Street. except � extstlng lots 9 and 10 on Ehe south side of FYf[h Street, and also inciudes e�sting lots 15 and 16 on thenorth side of Fotuth Street between Clarence StreeE and vacated EYna Sh'eet . - . . Dated Febniary 10, 2000 - � " Zoning File # 99-113879 x�uvcYnxnEnsox City Council Hearing: Februaiy 23, 2000 ��£'�'� � - - -. (Feb. 22k. � -. - �.. � - 8T.PAlOCIB(iAtIBDGER� �__-� Purpose: Subdivision to create 32 residential lots and 4 outlots with variances for lot size and width by combined plat. STAFF RECOMMENDATION Dear Ms. Anderson: A.PPROVAL Mr. Dennis Guptil, has submitted an appiication for a subdivision review to create 32 residentiai lots and 4 outlots with variances in lot width and lot size by combined plat. This application will meet all other subdivision requirements and staff recommends approval of the final plat applicafion. The properry is located on the north and south side of Fifth between Clarence and 64 feet east of vacated Etna Street, except existing lots 9 and 10 on the south side of Fifth, and also includes existing lots 15 and 16 on the north side of Fourth �treet between Clarence and vacated Etna. The public hearing is scheduled for February 23, 2000, 5:30 p.m. at City Council. I understand that you will publish notice of the hearing in the Saint Paul Legal Ledger. Please call me at 266-6583 if you have any questions. Since�ely ` �,// Paul Dubruiel Zoning Aide cc: Ciry Council members � �$��$? �P??B�Fr :, ! � DEPARTMED[T QF Pi.ANNiNG & EWNOMIC DEVELOPMENT Brinrs Sweeney, Irt(enm Director CTTY OF SAINT PAUL Norm Cofemnn. Mnyor �� February 17, 2000 Ms. Nancy Anderson Secretary to the City Council Room 31Q City Hall Saint Paul, Minnesota 55102 RE: Zoning File #99-113-879: 25 Wut Founh Street Saint Pnul, MN SSIO2 00�,3l 7eleyhone. 651-266-6700 Facsimi/e� 65f-??5-3120 DENNIS GUPTIL Prelim. and Pinal Plat for Fifth Street Commons Fifth Street between Clarence and Ema City Counci] hearing: February 23, 2000, 530 p.m., City Council Chambezs . PURPOSE: To consider a preliminary and final plat request by Dennis Gugtil to subdivide property to create 32 residential lots and 4 outlots, with variances for lot width and area, for a 32- unit housing development including two twinhome structures and 28 single family detached townhouses. Dear Ms. Anderson: Dennis Guptil has submitted an application for preliminary and final p]at approval for subdivision of property along Fifth Street between Clarence and east of Etna into 32 residential lots and 4 outlots, with a request for a vaziance of minimum lot width and area requirements, to provide for a 32-unit housing development including two twinhome structures and 28 single family detached townhomes. Attached are the staff report and the preliminary and final plat for your consideration. Subject to City Council approval of the requested variances and vacation of portions of Fifrh St., Etna St., and the alley south of Etna, this application meets all subdivision requirements and staff recommends approval of the preliminary and final plat. This item is scheduled to be heard by the Saint Paul City Council on February 23, 2000. Please call me at 266-6579 if you have any questions. Sincerely, Alian Torstenson Senior Planner Attachments c: City Council Members, Larry Soderholm, Dennis Gupril � „ ,. • PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FILE # 99-113-874 • • 1. APPLICAIVT: Dennis Guptil 2. CLASSIFICATION: Subdivision Review 3. LOCATION: Fifth St. between Clarence and Ema 4. LEGAL DESCRIPTION: See File DATE OF HEARING: 2/23lQO 5. PLANNING DISTRICT: 4 PRESENT ZONTiVG: R-3 and R-4 6. ZOl�'ING CODE REFERENCE: 67301, 67.406, 67.703 7. STAFF INVESTIGAT"ION AND REPORT: DATE: 2/16/00 BY: Allan Torstenson 8. DATE RECEIVED: 10/20{99 DEADLINE FOR ACTION: extended by applicant A. PURPOSE: Subdivision by preliminary and final plat to create 32 new residential lots and 4 outlots, with variances for lot with and lot area, to provide for a 32-unit housing development includmg two twinhome structures and 28 single family detached townhomes. B. C. D. PARCEL SIZE: 189,812 square feet /4357 acres EXISTING LANA USE: vacant SURROIINDING LAND USE: North: Single-family residential in an R-4 zone East: Open space in an R-3 zone, used by the City for stormwater management South: Single-family residential and open space/ponding area in an R-4 zone West: Single-family residential in an R-4 zone E. ZONING CODE CITATION: Section 67301 states that platting is required when a subdivision creates five or more lots. Section 67.406 gives criteria for the review of subdivision applications. These criteria aze covered below under "Required Findings.” Section 67.703 provides for the City Council to grant variances to the subdivision regulations. F. ffiSTORY/DISCUSSION: As one of a number of difficult to develop sites, this property was included within the New Housing and Blighted Land Development Project Tax Increment District by the Housing and Redevelopment Authority (HRA) Boazd in 1981. On November 3, 1999, the City Council approved a$400,000 STAR loan and $100,000 STAR grant toward construction financing. The proposal was the highest rated STAR application. On December 3, 1999, the Planning Commission approved a special condition use permit for a four-unit cluster development as part of the project, as well as side and front yazd setback variances for the project. Zoning File 99-113-879 February I6, 2000 Page 2 G. DISTRICT COiJNCIL RECOMMENDAT'ION: None received. H. REQUIRED FINDINGS: 1. All the applicabte provisions of the Legislative Code are being complied with. A petition has been submitted for vacation of portions of Fifth St., Etna St., and the aliey south of Fifth St, necessary for this plat. The applicant is requesting a variance of minimum lot width and azea requirements as part of this plat approval, to allow lots that 32 feet wide and 3360 sq. ft. in area. §66.101 of [he Zoning Code requires a minimum width of 40 feet and a minimum area of 5000 sq. ft. for lots in the R-4 portion of the site; it requires a minimuat width of 50 feet and a minimum azea af 6000 sq. fr. for lots in the R-3 portion of the site. Subject to City Council approval of the vacation of the necessary portions of Fifrh St., Ema St., and the alley south of Etna St., and subject to the Cily Council granting a variance of minimum lot azea and width requirements as part of approval of this plat, the proposed plat is in compliance with all applicable provisions of the Legislative Code. � 2. The proposed subdivision wil! not be detrimental to the present and potential surroundeng land uses. T1te proposed subdivision is consistent with the surrounding single-family homes, and wil] not be detrimental to present and future use of adjacent � vacant land for stormwater management ponding and as a linear greenway/open space amenity. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. The azea surrounding the proposed plat is already developed with single-family homes, and remaining surrounding vacant land will be maintained as a stormwater management ponding area and as a lineaz greenway/open space amenity. 4. The subdivision is in conformance with the Comprehensive Plan. Tttis condition is met. The City's land use plan identifies this as a housing development site. This development supports the goals of "building new housing to meet growing demand for market rate townhouses ° This design of this project serves the urban village principles cited in the land use plan for "compact and pedestrian-friendly development" and "azchitecture and landscaping physically defining the streets and public spaces" through the design features noted under #5 below. This project supports transportarion plan objectives by adding 32 housing units close to a bus route. The proposed subdivision is in conformance with the FIousing Plan, which calis for increasing housing supply and ensuring availability of a full range of housing choices to meet the needs of a full range of household types and income levels. This project wil] add a new needed housing type to this area, with three- and four-bedroom units ranging in size from 1340 sq. ft. to 1500 sq. ft. arranged in a zero-lot- line fashion to optimize use of space on smaller lots. There is an eight foot spacing between each structure. Lots . will be in individual ownership. Maintenance of lots, siructure exteriors, common areas, streets, alleys and sidewalks will be done through the townhouse association. 00�� • Zoning File 99-113-879 February 16, 2000 Page 3 5. The subdivision preserves aad incorporates the site's important natural features, whenever possible. The applicant has worked with the neighborhood and City offices to design this site featuring traditional neighborhood design elements, including smaller ]ots, garages to the rear, narrow private street, sidewalks, front porches, common spaces and landscaping. The narrow private street, smaller front yazds setbacks, and zero lot line amngement serve to optimize development on this difficult site. The proposal maintains the natural features and vegetation of the common area on the south side of the development, and stabilizes the slopes along the northem edge of the properry. 6. All land intended for building sites can be used safely without endangering residents by peril from flood, erosion, continuously high water table, severe soil conditions or other menace. The site and grading are being designed to meet this requirement. The subdivision can be economically served with public facilities and services. The subdivision can be served with public facilities and services from Fifrh Sffeet especially economically because of the narrower lot widths. • I. VARIANCE FINDINGS: Section 67.703 states that the Ciry Council may grant a variance to the subdivision regulations when compliance would create an unusua] hardship to the development of the land, based on findings required findings: The intent of this chapter is met. The variances would further the intent of this chapter to promote affordable housing to persons and families of all income levels, and to provide more economical public services and facilities. 2. The granting of the variance wilt not be detrimental to tLe public safety, health or welfare or injurious to other property or improvements in the neighborhood in which the property is located. This finding is met. See findings H.1 and H.6 above. 3. The conditions upon which the request for a variance is based are unique to the property for which the variance is sought and are generally not applicable to other property. This fmding is met. Despite its long-standing idenrification as a potentia] housing site, the site constraints have to date precluded economic development. The topographic issues combined with the desire to have development fit with the urban neighborhood chatacter have led to a creative design incorporating pedestrian friendly streets and small-lot, h aditional home design. • 4. The literal interpretation of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in t6e same zoning district. This finding is met. See finding I3 above. Zoning File 99-113-879 February 16, 2000 Page 4 5. The special conditions and circumstances do not result from the actions of the applicant. This fmding is met. See finding I.3 above. 6. Because of the particular natnral surroundings, shape or topographical conditions of the specific property involved, unusual hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations were carried out. The request for variance is re(ated to the particulu surroundings and topographical conditions of the property. See finding I3 above. J. STAFF RECOMMENDATION: Based on required fmdings 1 through 7 and variance findings 1 through 6 above, staff recommends approval of the final plat for Fifth Street Commons along Fifth Street between Clarence S�eet and Etna Street, including approval of the applicants request for a variance of minimum lot area and width requirements to allow lots that are 32 feet wide and 3360 sq. feet in area, subject to the following conditions: r� LJ City CounciI approval of the necessary vacation of portions of Fifrh S�eet, Ema Street � and the aliey south of Fifth Street, and 2. The applicant sha11 file a copy of the Council Resolution approving the pIat with the Ramsey Counry Recorder's Office. Attachments: Application Final Plat (reduction) Location Maps • SUBDMSION REVIEW APNL{CATION • Depa�tment oJPtanning ¢nd Economic Development Zoning Section II00 City Hall Anner �� 25 West Fourth Street Saint Paut, MN SSIO2 266-6589 APPUCANT Name of owner (if Contact person (if PROPERTY Addre LOCATION Legal • TYPE OF SUBDIVISION: ❑ Lot Split ❑ Prelimin� AppiicanYs E.ClNLY . ::: �ttiCt lULCd 00-3 �8 ie.e�rt :,.,.._,_ �� rg'-1� �: � ` �:=- : � ,�,� ° 3`iiate:;>:. - :. C�.lrr �i 1 sheet if ❑ ot S it with Variance ❑ g. Land Survey Plat O' al i Gombined Plat Date Ic�' City agent� d Eise Ntan •: . 'fax iutap . Zcntrfg . tY(R � �- . .: � �BY�k(�EC� ��f.. ,..: � �-^---;^.�'^^*. . _ � � . � - r� -� L , 2 y �� s y ._ . E . � s r' .-� ' �'Fb,7a?�L� . �. > x Y. .'xvw - � . , > b a. < < '� :�! F v C' < a o i . S' �"t��i:�U'r.Yi/.�:.t>'.�q.vi�� _ J S _ � � � X 3 Y ai . . Y y x 4 b.. '. � . 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ANTHONY 13.MERRIAM PK.-LEXINGTON HAMLINE 14.GROVELANO-MACALESTER 15.HIGHLAND 16.SUMMIT HILL 17.DOWNTOWN � �r�387� CITIZEN PARTICIPATION PLANNING DISTRICTS � � 1�� q�t �! 3 ��g • DAYTON'S BLUFF DISTRICT 4 � �° �'"° '�° " .._. . -�;,r-------� � � ;, � i, � i � � M �s ie rs iB ts; za � I � ..°.; i� � r.� i <.Y,r .� � . �..�... _. !F 1f u.re t I l7 lfl H ZP LI f[. �3�2� ' ♦ O � �,,, � � � � - Pre.��1v�.�no.�N 30 ------ �, � r ry Cw ,u. ' v.� ; r.., 1 '' d », � _. i l I 1 I � 1 s I�' �ti {�z�/+I Q I 9/�tcl u • (� (s�)) C`9 ! �s+J � � � C4 J ykJr (� Cd l ) � � ( i»bi ( � �i4� �) ' � ' ' !0 � T s S 1 � 3 8 7 6 S f 3 � � . /� ' � 1 � u ' Z�( /'} • I � f �/� ns � f)� (y' 4� � u 23 2s �' � p �� 14 I7 If I! 2e . ' � � � (1 ~ � hn L.I i i.» M F.l G9 J � fl ' � Cw r OY � y» d+ M19 GJ Gn y sy ' ' ,�., E. 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Q' P � <,� ; � i..� yNo� .� �; , .�L.. 1 � li .J{ � . � • t . , �f{�.90 ALL ______ z�N�N� Fr�F �q- ��s-s�q.___.— .��..n��11��1�v _ _ - � � � t I � -�--� �,." ` .. �: " _ - � :- � - _ - - ":=:V ` . ;�� _"=:`,=:`' M.. :f1 ._�-�'�.� _ APPLIC<�?:7 QaHnis G�,�t Stt� S f.Corh�► a�s ) �� I PURPOSE. � `' # • `� ( Q W - - �-� zoning d�s�r._; t•��rid3ty � FILE x� 1' II3' 8�Q DATE Z�� G� OO ' �llj subj=_�� pro:a':� �,-.ar\� � P�NG. DIST� � S � 2 � ' i MAP n- 0 on? t�ni j •.^ COr.^.td•,;:� � ..o � rr,o r.=.nrity • ,�.._ fncL:cc� :� S� n�E i� = a0p� �� ' . A;>�1 mua��a ta�- t v•:ac:,: . 00�36� 5� • Dennis Guptil Subdivision Approval Mr. Guptil is the applicant, and should go first after the staff report. Seeks subdivision approval under section 67.405 of the Legislative Code. Not an appeal. To be decided by the Council. Council must make the findings required by Section 607.406, St. Paul Legislative Code. '+� Motion to grant application, and approve the subdivision, and to adopt the proposed fmdmgs in the staff report, File #99-113-879. Motion to deny the application, and disapprove the subdivision, finding that the applicant did not meet one or more of the criteria spelled out in Section 607.406 ... (spell out which criteria were not met) ... • Sec. 67.406. Review of divisions of land. (a) Subdivision review criteria. The planning commission and city council, in the review of subdivision requests and in the applicarion of this chapter shali take into consideration the requirements of the city and the best use of the land being subdivided. Particular attenfion sha11 be given to the width and location of streets, sidewalks, suitable sanitary utilities, surface drainage, lot sizes and arrangements, as well as requirements such as pazks and playgrounds, schools and recreation sites and other public uses. Ail of the following findings shall be made prior to the approval of a subdivision or a lot split: (1) All the applicable provisions of the Legislative Code are complied with; (2) The proposed subdivision will not be detrimental to the present and potential surrounding land uses; (3) The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision; (4) The subdivision is in conformance with the comprehensive plan; (5) The subdivision preserves and incorporates the site's important existing natural features, whenever possible; (6) All land intended for building sites can be used safely without endangering the residents by peril from floods, erosion, continuously high water table, severe soil • conditions or other menace; and (7) The subdivision can be economically served with public facilities and services. council File # �O � 3L S� ORIGINAL Green Sheet # � O l�� g 1 2 3 4 5 6 7 8 9 10 11 12 13 14 IS 16 17 I8 19 20 21 22 23 24 25 26 2. The applicant shall file a copy of the Council Resolution approving the plat with the Ramsey County Recorder's Of6ce. Requested by Department of: RESOLUTION CITY OF SAINT PAUL, MINNESOTA Presented By Referred To Resolution # Committee: Date Preliminary and Final Plat Approval for Fifth Street Commons WHEREAS, Dennis Guptil has submitted for City Councfl approval the attached preliminary and fmal plat for subdivision of pioperiy along Fifth Street between Clazence Street and Etna Sueet into 32 residential lots and 4 outlots, along with a request for a variance of miuimum lot width and area requirements; and WHEREAS, the appropriate Ciry departments have reviewed the plat and found, subject to the recommended condihons, that it meets the requirements of Chapter 67 of the Zoning Code; and WHEREAS, norice of a public hearing before the City Council was duly published in the official newspaper of the City and norices were mailed to each owner of affected property including all property situated within 350 Feet of ffie subject properry; and 4VHEREAS, the City Council held a public hearing on the proposed plat on Febmary 23, 200Q where all interested parties were given the opportunity to be heazd and the Council considered all the facts and recommettdarions concerning the plat; NOW, THEREFORE, BE IT RESOLVED, that the City Council accepts and approves the attached preliminary and fmal plat far Fifth Street Coxnmons along Fifth Street between Clarence Street and just east of Etna Street, including approval of the applicanYs request for a variance of minimum lot azea and width requirements to allow lots that aze 32 feet wide and 3360 sq. feet in azea, subject to the following conditions: Ciry Council appxoval of the necessary vacation of portions of Fifth Street, Ema Street and the alley south of Fifth Street and Adoption By Approved &y Certi£ied by Council Secretary �.� a- . f� � _ by Mayor: Date '! �� .,� �y� �� Plannina & Economic Develonment By: ��as�� Form Approved by C�ty Attorney �� By: Approved by Mayor r Submission to Council B `� y Adopted by Council: Date �� 2-Op c7. DEPARI'MENT/OFFICE/COUNCIi.: DATE INITIATED GREEN SHEET NO.' 1 O 1// O PED Zoning 03/30/00 ' O 0- 3 C� CONTACT PERSON & PHONE: � INPI7AL/DATE iNlTTai,/DpTE Allan Torstenson 266-6579 2 Dsr�rn��vr Dtg _� s cn covivcn. MUST BE ON COUNCII, AGENDA BY (DATE) �IGN 3 CI1'S�A1TY. � _ CITY CLERK NUMBER �'�'CIAL SERV DIR. FINANCIAL SERVE CCTG FOR 4 MAyOR(ORASST-) 1 PLANNINGADMIN� ROi17'ING ORDER TOTAL # OF SIGNATORE PAGES 1_(CLTP ALL LOCATIONS FOR SIGNA'PURE) acriox �QuES�n: Adopt resolution to approve preliminary and final plat for Fifth Street Commons along Fifth Street between Clarence 5treet and just east of Etna Street. The City Council held a public hearing and voted to approve the plat on February 23, 2000. RECOMMENDATIONS: Approve (A) or Reject (R) PERSONAI, SERVICE CONTRACTS MIJST ANSWER THE FOLLOWING QUESTIONS: PLANNING COMMISSION 1. Has this person/firm ever worked under a conhact for tY�is department? CIB COMMITTEE Yes No CIVIL SERVICE COMMISSION 2. Has this person/firm ever been a c�Ty employee? A_ Staff Yes No 3. Does this person/firm possess a skill not normatly possessed by any wrrent city employee? Yes No Ezplain aR yes answers on separate sheet and attach to green sheet INITIATING PROBLEM, ISSUE, OPPOR'CUNITY (Who, What, When, W6ere, Why): Finalize council approval of plat to create 32 residential lots and four outlots, along with a variance of minimum lot area and width requirements to allow lots that are 32 feet wide and 3360 sq. feet in area, to provide for construction of a 32-unit housing development including 28 single faxnily detached townhomes. ADVANTAGESIFAPPROVED: Construction of this housing project, which has fmancing already approved by the HRA and a STAR loan and grant already approved by the City Council, would be able to move ahead. 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The Saint Pavl City Council wi71 conduct a�public hearing on Wednesday, FeUruary 23, 2000, at 5:30 p.m. in the CYty Cowicil Chambers, Thiid Flooi; City Aall, to consider the application of Dennis Gupffi £or a subdivision review to create 32 residential lots and, four outlots w�ith variances in lot�width and lot size,by combine platon the north and south slde of F5ft3� Sireet between Clarence Street and 64 feet east of vacated Etna Street. except � extstlng lots 9 and 10 on Ehe south side of FYf[h Street, and also inciudes e�sting lots 15 and 16 on thenorth side of Fotuth Street between Clarence StreeE and vacated EYna Sh'eet . - . . Dated Febniary 10, 2000 - � " Zoning File # 99-113879 x�uvcYnxnEnsox City Council Hearing: Februaiy 23, 2000 ��£'�'� � - - -. (Feb. 22k. � -. - �.. � - 8T.PAlOCIB(iAtIBDGER� �__-� Purpose: Subdivision to create 32 residential lots and 4 outlots with variances for lot size and width by combined plat. STAFF RECOMMENDATION Dear Ms. Anderson: A.PPROVAL Mr. Dennis Guptil, has submitted an appiication for a subdivision review to create 32 residentiai lots and 4 outlots with variances in lot width and lot size by combined plat. This application will meet all other subdivision requirements and staff recommends approval of the final plat applicafion. The properry is located on the north and south side of Fifth between Clarence and 64 feet east of vacated Etna Street, except existing lots 9 and 10 on the south side of Fifth, and also includes existing lots 15 and 16 on the north side of Fourth �treet between Clarence and vacated Etna. The public hearing is scheduled for February 23, 2000, 5:30 p.m. at City Council. I understand that you will publish notice of the hearing in the Saint Paul Legal Ledger. Please call me at 266-6583 if you have any questions. Since�ely ` �,// Paul Dubruiel Zoning Aide cc: Ciry Council members � �$��$? �P??B�Fr :, ! � DEPARTMED[T QF Pi.ANNiNG & EWNOMIC DEVELOPMENT Brinrs Sweeney, Irt(enm Director CTTY OF SAINT PAUL Norm Cofemnn. Mnyor �� February 17, 2000 Ms. Nancy Anderson Secretary to the City Council Room 31Q City Hall Saint Paul, Minnesota 55102 RE: Zoning File #99-113-879: 25 Wut Founh Street Saint Pnul, MN SSIO2 00�,3l 7eleyhone. 651-266-6700 Facsimi/e� 65f-??5-3120 DENNIS GUPTIL Prelim. and Pinal Plat for Fifth Street Commons Fifth Street between Clarence and Ema City Counci] hearing: February 23, 2000, 530 p.m., City Council Chambezs . PURPOSE: To consider a preliminary and final plat request by Dennis Gugtil to subdivide property to create 32 residential lots and 4 outlots, with variances for lot width and area, for a 32- unit housing development including two twinhome structures and 28 single family detached townhouses. Dear Ms. Anderson: Dennis Guptil has submitted an application for preliminary and final p]at approval for subdivision of property along Fifth Street between Clarence and east of Etna into 32 residential lots and 4 outlots, with a request for a vaziance of minimum lot width and area requirements, to provide for a 32-unit housing development including two twinhome structures and 28 single family detached townhomes. Attached are the staff report and the preliminary and final plat for your consideration. Subject to City Council approval of the requested variances and vacation of portions of Fifrh St., Etna St., and the alley south of Etna, this application meets all subdivision requirements and staff recommends approval of the preliminary and final plat. This item is scheduled to be heard by the Saint Paul City Council on February 23, 2000. Please call me at 266-6579 if you have any questions. Sincerely, Alian Torstenson Senior Planner Attachments c: City Council Members, Larry Soderholm, Dennis Gupril � „ ,. • PLAT REVIEW: STAFF REPORT FOR CITY COUNCIL FILE # 99-113-874 • • 1. APPLICAIVT: Dennis Guptil 2. CLASSIFICATION: Subdivision Review 3. LOCATION: Fifth St. between Clarence and Ema 4. LEGAL DESCRIPTION: See File DATE OF HEARING: 2/23lQO 5. PLANNING DISTRICT: 4 PRESENT ZONTiVG: R-3 and R-4 6. ZOl�'ING CODE REFERENCE: 67301, 67.406, 67.703 7. STAFF INVESTIGAT"ION AND REPORT: DATE: 2/16/00 BY: Allan Torstenson 8. DATE RECEIVED: 10/20{99 DEADLINE FOR ACTION: extended by applicant A. PURPOSE: Subdivision by preliminary and final plat to create 32 new residential lots and 4 outlots, with variances for lot with and lot area, to provide for a 32-unit housing development includmg two twinhome structures and 28 single family detached townhomes. B. C. D. PARCEL SIZE: 189,812 square feet /4357 acres EXISTING LANA USE: vacant SURROIINDING LAND USE: North: Single-family residential in an R-4 zone East: Open space in an R-3 zone, used by the City for stormwater management South: Single-family residential and open space/ponding area in an R-4 zone West: Single-family residential in an R-4 zone E. ZONING CODE CITATION: Section 67301 states that platting is required when a subdivision creates five or more lots. Section 67.406 gives criteria for the review of subdivision applications. These criteria aze covered below under "Required Findings.” Section 67.703 provides for the City Council to grant variances to the subdivision regulations. F. ffiSTORY/DISCUSSION: As one of a number of difficult to develop sites, this property was included within the New Housing and Blighted Land Development Project Tax Increment District by the Housing and Redevelopment Authority (HRA) Boazd in 1981. On November 3, 1999, the City Council approved a$400,000 STAR loan and $100,000 STAR grant toward construction financing. The proposal was the highest rated STAR application. On December 3, 1999, the Planning Commission approved a special condition use permit for a four-unit cluster development as part of the project, as well as side and front yazd setback variances for the project. Zoning File 99-113-879 February I6, 2000 Page 2 G. DISTRICT COiJNCIL RECOMMENDAT'ION: None received. H. REQUIRED FINDINGS: 1. All the applicabte provisions of the Legislative Code are being complied with. A petition has been submitted for vacation of portions of Fifth St., Etna St., and the aliey south of Fifth St, necessary for this plat. The applicant is requesting a variance of minimum lot width and azea requirements as part of this plat approval, to allow lots that 32 feet wide and 3360 sq. ft. in area. §66.101 of [he Zoning Code requires a minimum width of 40 feet and a minimum area of 5000 sq. ft. for lots in the R-4 portion of the site; it requires a minimuat width of 50 feet and a minimum azea af 6000 sq. fr. for lots in the R-3 portion of the site. Subject to City Council approval of the vacation of the necessary portions of Fifrh St., Ema St., and the alley south of Etna St., and subject to the Cily Council granting a variance of minimum lot azea and width requirements as part of approval of this plat, the proposed plat is in compliance with all applicable provisions of the Legislative Code. � 2. The proposed subdivision wil! not be detrimental to the present and potential surroundeng land uses. T1te proposed subdivision is consistent with the surrounding single-family homes, and wil] not be detrimental to present and future use of adjacent � vacant land for stormwater management ponding and as a linear greenway/open space amenity. 3. The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision. The azea surrounding the proposed plat is already developed with single-family homes, and remaining surrounding vacant land will be maintained as a stormwater management ponding area and as a lineaz greenway/open space amenity. 4. The subdivision is in conformance with the Comprehensive Plan. Tttis condition is met. The City's land use plan identifies this as a housing development site. This development supports the goals of "building new housing to meet growing demand for market rate townhouses ° This design of this project serves the urban village principles cited in the land use plan for "compact and pedestrian-friendly development" and "azchitecture and landscaping physically defining the streets and public spaces" through the design features noted under #5 below. This project supports transportarion plan objectives by adding 32 housing units close to a bus route. The proposed subdivision is in conformance with the FIousing Plan, which calis for increasing housing supply and ensuring availability of a full range of housing choices to meet the needs of a full range of household types and income levels. This project wil] add a new needed housing type to this area, with three- and four-bedroom units ranging in size from 1340 sq. ft. to 1500 sq. ft. arranged in a zero-lot- line fashion to optimize use of space on smaller lots. There is an eight foot spacing between each structure. Lots . will be in individual ownership. Maintenance of lots, siructure exteriors, common areas, streets, alleys and sidewalks will be done through the townhouse association. 00�� • Zoning File 99-113-879 February 16, 2000 Page 3 5. The subdivision preserves aad incorporates the site's important natural features, whenever possible. The applicant has worked with the neighborhood and City offices to design this site featuring traditional neighborhood design elements, including smaller ]ots, garages to the rear, narrow private street, sidewalks, front porches, common spaces and landscaping. The narrow private street, smaller front yazds setbacks, and zero lot line amngement serve to optimize development on this difficult site. The proposal maintains the natural features and vegetation of the common area on the south side of the development, and stabilizes the slopes along the northem edge of the properry. 6. All land intended for building sites can be used safely without endangering residents by peril from flood, erosion, continuously high water table, severe soil conditions or other menace. The site and grading are being designed to meet this requirement. The subdivision can be economically served with public facilities and services. The subdivision can be served with public facilities and services from Fifrh Sffeet especially economically because of the narrower lot widths. • I. VARIANCE FINDINGS: Section 67.703 states that the Ciry Council may grant a variance to the subdivision regulations when compliance would create an unusua] hardship to the development of the land, based on findings required findings: The intent of this chapter is met. The variances would further the intent of this chapter to promote affordable housing to persons and families of all income levels, and to provide more economical public services and facilities. 2. The granting of the variance wilt not be detrimental to tLe public safety, health or welfare or injurious to other property or improvements in the neighborhood in which the property is located. This finding is met. See findings H.1 and H.6 above. 3. The conditions upon which the request for a variance is based are unique to the property for which the variance is sought and are generally not applicable to other property. This fmding is met. Despite its long-standing idenrification as a potentia] housing site, the site constraints have to date precluded economic development. The topographic issues combined with the desire to have development fit with the urban neighborhood chatacter have led to a creative design incorporating pedestrian friendly streets and small-lot, h aditional home design. • 4. The literal interpretation of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in t6e same zoning district. This finding is met. See finding I3 above. Zoning File 99-113-879 February 16, 2000 Page 4 5. The special conditions and circumstances do not result from the actions of the applicant. This fmding is met. See finding I.3 above. 6. Because of the particular natnral surroundings, shape or topographical conditions of the specific property involved, unusual hardship to the owner would result, as distinguished from a mere inconvenience, if the strict letter of these regulations were carried out. The request for variance is re(ated to the particulu surroundings and topographical conditions of the property. See finding I3 above. J. STAFF RECOMMENDATION: Based on required fmdings 1 through 7 and variance findings 1 through 6 above, staff recommends approval of the final plat for Fifth Street Commons along Fifth Street between Clarence S�eet and Etna Street, including approval of the applicants request for a variance of minimum lot area and width requirements to allow lots that are 32 feet wide and 3360 sq. feet in area, subject to the following conditions: r� LJ City CounciI approval of the necessary vacation of portions of Fifrh S�eet, Ema Street � and the aliey south of Fifth Street, and 2. The applicant sha11 file a copy of the Council Resolution approving the pIat with the Ramsey Counry Recorder's Office. Attachments: Application Final Plat (reduction) Location Maps • SUBDMSION REVIEW APNL{CATION • Depa�tment oJPtanning ¢nd Economic Development Zoning Section II00 City Hall Anner �� 25 West Fourth Street Saint Paut, MN SSIO2 266-6589 APPUCANT Name of owner (if Contact person (if PROPERTY Addre LOCATION Legal • TYPE OF SUBDIVISION: ❑ Lot Split ❑ Prelimin� AppiicanYs E.ClNLY . ::: �ttiCt lULCd 00-3 �8 ie.e�rt :,.,.._,_ �� rg'-1� �: � ` �:=- : � ,�,� ° 3`iiate:;>:. - :. C�.lrr �i 1 sheet if ❑ ot S it with Variance ❑ g. Land Survey Plat O' al i Gombined Plat Date Ic�' City agent� d Eise Ntan •: . 'fax iutap . Zcntrfg . tY(R � �- . .: � �BY�k(�EC� ��f.. ,..: � �-^---;^.�'^^*. . _ � � . � - r� -� L , 2 y �� s y ._ . E . � s r' .-� ' �'Fb,7a?�L� . �. > x Y. .'xvw - � . , > b a. < < '� :�! F v C' < a o i . S' �"t��i:�U'r.Yi/.�:.t>'.�q.vi�� _ J S _ � � � X 3 Y ai . . Y y x 4 b.. '. � . 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F 3� � �.�� . . e� _ __ i ` - — S � , •; --� - I . -- - ' _ �E ` - - ..,, • �: ! � I - - - — ` Sa . - - /-" ,>.�� _ -'" - . _ � ` + h. i ,� • `�' _ • ' , . _ _ - � , ' ' -� a - - - ' ' ' \ . y . � " .{' � __ _ t� _ • ' , � _ 1�-. 1 .� — � , , � _ � -- I ' — - • - - - 5 - _- ` � ---•.. ...,.��. _ _ . - _....... , - � . — — --- _..� ,.�.-..��v- -' ------ , s � .• . ., � - - --- - --- �.- - • • � ;�; � - - - ; ..- , .. , .r. -= • CITIZEN PAR ICIPA I I RI S • 1.SUNRAY-BATTLECREEK-HI6HW00� 2.6REATER EAST SIDE WEST SIDE 5.P Y -PH N 6.NORTH END 7.THOMAS-DALE 8.SUMMIT-UNIVERSITY 9.WEST SEVENTN lO.COMO 11.HAMLINE-MIDWAY 12.ST. ANTHONY 13.MERRIAM PK.-LEXINGTON HAMLINE 14.GROVELANO-MACALESTER 15.HIGHLAND 16.SUMMIT HILL 17.DOWNTOWN � �r�387� CITIZEN PARTICIPATION PLANNING DISTRICTS � � 1�� q�t �! 3 ��g • DAYTON'S BLUFF DISTRICT 4 � �° �'"° '�° " .._. . -�;,r-------� � � ;, � i, � i � � M �s ie rs iB ts; za � I � ..°.; i� � r.� i <.Y,r .� � . �..�... _. !F 1f u.re t I l7 lfl H ZP LI f[. �3�2� ' ♦ O � �,,, � � � � - Pre.��1v�.�no.�N 30 ------ �, � r ry Cw ,u. ' v.� ; r.., 1 '' d », � _. i l I 1 I � 1 s I�' �ti {�z�/+I Q I 9/�tcl u • (� (s�)) C`9 ! �s+J � � � C4 J ykJr (� Cd l ) � � ( i»bi ( � �i4� �) ' � ' ' !0 � T s S 1 � 3 8 7 6 S f 3 � � . /� ' � 1 � u ' Z�( /'} • I � f �/� ns � f)� (y' 4� � u 23 2s �' � p �� 14 I7 If I! 2e . ' � � � (1 ~ � hn L.I i i.» M F.l G9 J � fl ' � Cw r OY � y» d+ M19 GJ Gn y sy ' ' ,�., E. FOURTI-�---------------------! � �('\• rw (�r.J (�sv) � ro� 39 av � '$. �,'°� X:� nv t;,� c%� r� �� rw 1 ' � �� ,s,. 1 ., ,,,� I 9 �� S �B 7 6 S 8 s 2 I_ � w l0 9 B 7 6 5 4 3 Z I, � � ' � ' I e� � ~ � , �, � L � 16 b !B �s 2q 2� � 22 23 1� . I � li � 13 14 i5 I6 17 ID H 20 _ { , '- �� z � i i �i Cq � ry,> i/{:� (,� � }t y i)s7 m: :s�, 2�y G: d+l d: b•I �'u � C� 39 fJ/ � 10 JC YI V/ �/.Of � _J___«____ :{�'��------- � ------------� R f..i �.. � � w �s 1 v' i�o � •.� w Aq !M lw � p u l �r�rs� � 'S ' � f � Cn � � i �l I � ,1.. _ . � a 3� 8 7 6 S � 3 1,� ( „ �0 W i./\!� ��1 a+� t�� '` � �O� '— ` , .:� i ---- -- N GW -- 3 - � - --- z 2 '�� I � ,�� . .. _ _.. _ . . "_" ' ' ____ —_ __"__ � Z9zz '�� -- '-------- / / _ � — � �O . Q' P � <,� ; � i..� yNo� .� �; , .�L.. 1 � li .J{ � . � • t . , �f{�.90 ALL ______ z�N�N� Fr�F �q- ��s-s�q.___.— .��..n��11��1�v _ _ - � � � t I � -�--� �,." ` .. �: " _ - � :- � - _ - - ":=:V ` . ;�� _"=:`,=:`' M.. :f1 ._�-�'�.� _ APPLIC<�?:7 QaHnis G�,�t Stt� S f.Corh�► a�s ) �� I PURPOSE. � `' # • `� ( Q W - - �-� zoning d�s�r._; t•��rid3ty � FILE x� 1' II3' 8�Q DATE Z�� G� OO ' �llj subj=_�� pro:a':� �,-.ar\� � P�NG. DIST� � S � 2 � ' i MAP n- 0 on? t�ni j •.^ COr.^.td•,;:� � ..o � rr,o r.=.nrity • ,�.._ fncL:cc� :� S� n�E i� = a0p� �� ' . A;>�1 mua��a ta�- t v•:ac:,: . 00�36� 5� • Dennis Guptil Subdivision Approval Mr. Guptil is the applicant, and should go first after the staff report. Seeks subdivision approval under section 67.405 of the Legislative Code. Not an appeal. To be decided by the Council. Council must make the findings required by Section 607.406, St. Paul Legislative Code. '+� Motion to grant application, and approve the subdivision, and to adopt the proposed fmdmgs in the staff report, File #99-113-879. Motion to deny the application, and disapprove the subdivision, finding that the applicant did not meet one or more of the criteria spelled out in Section 607.406 ... (spell out which criteria were not met) ... • Sec. 67.406. Review of divisions of land. (a) Subdivision review criteria. The planning commission and city council, in the review of subdivision requests and in the applicarion of this chapter shali take into consideration the requirements of the city and the best use of the land being subdivided. Particular attenfion sha11 be given to the width and location of streets, sidewalks, suitable sanitary utilities, surface drainage, lot sizes and arrangements, as well as requirements such as pazks and playgrounds, schools and recreation sites and other public uses. Ail of the following findings shall be made prior to the approval of a subdivision or a lot split: (1) All the applicable provisions of the Legislative Code are complied with; (2) The proposed subdivision will not be detrimental to the present and potential surrounding land uses; (3) The area surrounding the subdivision can be planned and developed in coordination and compatibility with the proposed subdivision; (4) The subdivision is in conformance with the comprehensive plan; (5) The subdivision preserves and incorporates the site's important existing natural features, whenever possible; (6) All land intended for building sites can be used safely without endangering the residents by peril from floods, erosion, continuously high water table, severe soil • conditions or other menace; and (7) The subdivision can be economically served with public facilities and services.