Agenda - Planning Commission - 02/06/2014

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Regular Planning Commission 5. 6. Meeting Date: 02/06/2014 By: Chris Anderson, Community Development Information Title: Discuss Potential Amendments to City Code to Allow for Administrative Site Plan Review for Building Expansions and Simple Lot Splits Purpose/Background: The purpose of this case is to discuss potentially amending City Code to allow for administrative site plan review for building expansions and simple lot splits. Currently, both of these precesses require Planning Commission review and City Council approval. The intent would be both to streamline the review process and reduce costs for an applicant when a proposed building expansion conforms with all bulk standards and when there is a basic request to split a lot to create a second buildable lot. Presently, the process for either of these is roughly forty-five to sixty (45-60) days with minimum initial costs of $1,000.00 (Site Plan) or $1,100.00 (Minor Plat). Notification: No notification is required at this time as this is for discussion purposes only. Observations/Alternatives: In our ongoing efforts to operate more efficiently and more effectively meet the needs of our customers, Staff has identified these two review processes (site plan and lot splits) as areas that could be streamlined and made more efficient for the applicant and the City as well. By reviewing these types of requests administratively, an applicant could realize significant cost savings and greatly reduced review times. Presently, there is no distinction in the required review process for a commercial project, whether it is a greenfield development or an expansion of an existing building. The general review outline for any type of site plan request is application submittal thirty (30) days prior to a Planning Commission meeting, review by the Planning Commission for comment and recommendation, then final action by City Council. As previously noted, this typically results in a review timeframe of forty-five to sixty (45-60) days. Staff would recommend implementing an administrative site plan review process for proposed building expansions that meet all current minimum standards (e.g. would not require a variance) and matches the exterior design, materials and treatments of the existing building. This could result in potential cost savings of $1,000.00 to $2,000.00 for an applicant, which typically reflects the cost incurred by the City to administer, publish and prepare for a full review. Furthermore, this could expedite the review process by possibly as much as thirty to forty-five (30-45) days, which is often as important to an applicant as the cost savings. While the review process would be administrative, it would not alter the required submittal information (grading, erosion control, utilities, and landscaping plans). These items would still be reviewed by the applicable departments, but this could be accomplished through the standard Building Permit review. Additionally, any applicable third party review would still be required, such as Lower Rum River Water Management Organization, Mn/DOT, DNR, etc.). In the event that a proposed expansion does not meet one or more existing standards, then the request would be processed as a traditional site plan, with Planning Commission review and City Council approval. Similarly, a simple lot split is processed as a minor plat. Again, that timeline essentially mirrors that for the site plan review: sketch plan application submittal thirty (30) days prior to a Planning Commission meeting, review and