Agenda - Planning Commission - 02/06/2014

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feedback by the Planning Commission on the proposed sketch plan to the applicant, then final plat approval by the City Council. A simple lot split does not include construction of public streets or utilities and generally results in the creation of one additional buildable lot. Staff would recommend implementing an administrative review process for simple lot splits, but still providing sufficient notification to adjacent property owners of such a request. Typically, this type of request is from a local property owner, not a developer, and they are often times unfamiliar with the review process and the associated costs. Staff would define minimum civil engineering information needed (such as existing grading patterns, wetlands, etc.) and minimum professional services required (can be accomplished with a licensed surveyor, generally an architect or planner is not necessary) to help the applicant better understand the true costs of their request. Recording a plat does require final plat approval from City Council and Staff would recommend that this be accomplished simply as a City Council Consent Agenda item. Similar to the aforementioned administrative site plan review process, an administrative lot split review would be utilized when a request meets all current minimum standards (e.g. would not require a variance, rezoning, etc.). The City would still provide notification to adjacent property owners and third party review, if applicable, would still be required. Again, an administrative review process would not alter the required submittal information, but would reduce costs and review time for an applicant. Staff would still require proof that a basic structure consistent with the underlying zoning could be sustained on the newly created lot with regard to zoning administration and civil engineering. Review and approval of items such as the final grading plan could be accomplished as part of the standard building permit review process. Staff would recommend that a standard application fee of $200.00 be required for an administrative review. This concept has been discussed on multiple occasions in the past and had been included in larger, but broad ordinance amendments that did not receive final adoption. Staff is forwarding this topic as a separate potential ordinance to focus solely on the administrative review process. Additionally, Staff has made some minor modifications to the proposals to make additional use of administrative review permitted under Minnesota Statutes based on the City's Strategic Plan; specifically goals of an efficient organization and smart, citizen -focused government. Alternatives Alternative # 1: Provide Direction to Staff to Proceed with Drafting an Ordinance Amendment to Establish Processes for Administrative Site Plan Review for Building Expansions and for Administrative Review of Basic Lot Splits. Establishing an administrative review process for basic building expansions and lot splits creates a more efficient, cost-effective means for an applicant to implement a project that is compliant with all existing minimum standards. City Staff would still review each request and, if applicable, forward for review and comment by third parties as well. With regard to lot splits, adjacent property owners would still receive notification and final plat approval would still be approved by City Council via the Consent Agenda. Implementing this would have the effect of significant cost and time savings for an applicant. This alternative is permitted under Minnesota Statute Chapter 462. The City Council would provide final approval the Final Plat after a streamlined review in order for the Plat to be officially recorded. Alternative #2: Provide Direction to Staff to Proceed with Drafting an Ordinance Amendment to Establish Processes for Administrative Site Plan Review for Building Expansions and for Administrative Review of Minor Plats. This option mirrors that of Alternative #1 but would expand the administrative review process beyond simple lot splits and address all minor plats. A minor plat includes the subdivision of land into three (3) or fewer lots and does not require the construction of public streets or utilities. A basic lot split is a minor plat, thus the review process is the same. The only difference is that with this alternative, an administrative review would be allowed for a subdivision of up to three (3) lots rather than just the creation of one (1) new lot. Again, where applicable, third party reviews would still occur, the standard notification process of adjacent property owners would still be followed, and the final plat could be addressed via the City Council Consent Agenda (or Regular Agenda if preferred). This alternative is permitted under Minnesota Statute 462, which does not require full subdivision review as only subdivisions of four (4) or more lots is required. If any public infrastructure is constructed (roadways, utilities, etc.), this alternative would not be utilized. The City Council would still provide final approval