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Anoka City Council has denied a request to split a large Ferry Street lot into two smaller parcels.
Habitat for Humanity made the request with the hope of building two homes, rather than one, on the land it purchased at 1609 South Ferry St. in October 2006. The variance requested to reduce the required lot width in an residential single-family zoning district from 75 feet to 67.5 feet to accommodate the split.
After nearly an hour of discussion at the March 17 meeting, the council unanimously agreed to deny the request for the variance.
This is the second time Habitat for Humanity has been turned down by council for the lot split. It was originally defeated last January and most recently was opposed 4-3 in a narrow vote by the Planning Commission.
Matthew Franken, an attorney representing Habitat for Humanity, appealed to council asking for a concession based on the fact that the organization would be able to provide affordable housing to two low-income families, rather than just one.
“We are here asking for a variance to make the most out of funds given to us to purchase the property,” said Franken. “We think two homes of a modest size is more reasonable than one big monster home.”
In considering a variance, the city must rule on a list of criteria including:
• that the property in question cannot be put to a reasonable use if used under the conditions allowed by official controls;
• that the plight of the landowners is due to physical circumstances unique to the property not created by the landowner;
• that undue hardship is not due to economic considerations alone;
• that granting the requested variance will not alter the essential character of the neighborhood;
• that the proposed actions will be in keeping with the spirit of the ordinance;
• that variances will not allow a lesser degree of flood protection.
Councilmember Phil Rice said his opposition to the lot split should not be confused with a lack of support for Habitat for Humanity and stressed his decision would not be based on the value of the project, but the rules in the city code.
“I think it is a good thing for America,” said Rice of the work Habitat for Humanity does. “But as I look at this I look at the rules of the game and the six conditions we can use as criteria.”
According to Rice, a lot split would not be in the spirit of the zoning ordinance because it would allow smaller lots when the city has been clear it would prefer just the opposite.
The city decided leaving the property as a single lot would not force any undue hardship, particularly because the landowner was aware of the size of the property and the zoning regulations when it was purchased. There was additional concern for the surrounding neighborhood by adding more high-density housing.
“We have people who live here in this place who have made their investments here in this place and they want to see council protect those investments,” said Mayor Bjorn Skogquist. “I haven’t heard loud and clear that Habitat has support in this neighborhood.”
At Monday’s meeting no Anoka residents spoke against the project.
A neighborhood meeting also took place and not one resident attended, said Chad Dipman, land acquisition project manager for Habitat for Humanity.
The organization hand delivered invitations to nearby property owners for a Jan. 15 meeting at Zion Lutheran Church in Anoka, said Dipman.
While there was no attendance at the meeting, one letter was received. The letter included negative comments about the potential new homeowners, he said.
City records indicate this lot was originally platted as two separate parcels of land, but at some point a property owner had them packaged as a single lot. The property is currently vacant – a home built on the lot line of these two properties in the late 1800’s has since been demolished.
According to the report prepared by city staff, neighboring lots measure 66 feet wide. Splitting the lot at 1906 South Ferry Street would create two 13,5000 square-foot lots that are 35 percent larger than the minimum 10,000 square feet under the city’s ordinance.
While Habitat for Humanity had hoped to build two single-family homes on the property, according to Dipman the group will go ahead and build one single-family home on the lot this summer.
Habitat for Humanity is a nonprofit organization which provides affordable housing to low-income homeowners. It relies on volunteer labor and tax-deductible contributions to build homes for families in need. The homeowners also provide what is termed “sweat equity” by assisting with the construction of their house.
There are currently six Habitat for Humanity homes in the city of Anoka.
By Mandy Moran Froemming
ABC Newspapers, Anoka Union Newspaper
March 19, 2008
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