HomeMy WebLinkAbout2016-07-06 Planning Report �nC,oS�►�a, 2
T P C 3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@ Planni ngCo.corn
MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: July 6, 2016
RE: Oak Park Heights — Request for a Conditional Use Permit for a
Detached Accessory Structure — Sunview 4 Association — 14820
57th Street North
TPC FILE: 236.02 — 16.07
BACKGROUND
Lori Belz, on behalf of the Sunview 4 Association has made an application for a
Conditional Use Permit (CUP) to allow a detached accessory structure at 14820 57th
Street North. The application includes a request for a CUP to allow the structure to be
placed in the front yard.
The property is zoned R-2, Low and Medium Density Residential District.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Air Photo of Property Location
Exhibit 3: Air Photo of Proposed Shed Location
Exhibit 4: Site Plan
Exhibit 5: Picture of Proposed Accessory Structure
Exhibit 6: Specifications of Proposed Accessory Structure
PROJECT DESCRIPTION
The Applicant has provided the following narrative:
We would like to build a small shed, no larger than 10 feet by 12 feet and approximately
9 feet at peak. The siding and roof will match the existing building. This shed will be
used to store equipment, such as lawn mowers, snow blowers, rakes, shovels etc. to
maintain the building. Everybody in the association has agreed upon this storage shed.
The Applicant has requested the CUP to place a shed in the front yard of this property.
This will be the only accessory structure on the lot.
The shed will be metal in an egg shell color with coffee colored trim. The condo building
is a light brown with both white and brown trim and doors. The shed cannot be located
in the back yard because of the limited side yard and year yard area for this property.
The front yard is the only reasonable place for a shed. It will be placed next to the trash
enclosure. The conditional use permit should include a condition that doors be added
to the trash enclosure.
ISSUES ANALYSIS
Comprehensive Plan:
The property is designated as medium density residential in the Comprehensive Land
Use Map. The request for a detached accessory structure is consistent with the
Comprehensive policies related to medium density land use.
Zoning:
The property is zoned R-2 Low and Medium Residential District. A conditional use
permit has been requested to allow the construction of the accessory structure in the
front yard. Section 401.15.D requires construction of an accessory building only in the
rear yard unless a conditional use permit is requested.
The criteria for reviewing the CUP requests is found later in this report.
Setbacks:
An accessory structure is required to be at least five feet from side lot lines and six feet
or more from any other building or structure on the same lot. The proposed structure
will be more than five feet from the side yard and six feet from the condo building.
Drainage:
Drainage plans for the property with the accessory structure shall be approved by the
City Engineer.
Accessory Structure Requirements:
Section 401.15.D provides a list of requirements for construction of an accessory
structure on a property. Please find a review of those that apply to this request:
3.) The accessory structure can be no more than 12 feet in height (midpoint
of the gabled roof) unless approved by the Building Official to a total of 17 feet.
2
Comment: The proposed structure will be nine feet in height.
4.) The Ordinance requires the coverage to be less than 25 percent in the
rear yard.
Comment: The accessory structure will be constructed in the front yard. There
are no other structures in the rear or side yard. The shed will occupy less than
25 percent of the front yard.
5.) One accessory structure is allowed per lot.
Comment: This will be the only accessory structure on this lot.
6.) The total accessory structure area must be less than 1,000 square feet.
Comment: The accessory structure will be 120 square feet.
11.) The same or similar quality exterior material shall be used in the
accessory structure and the principal building.
Comment: The new structure will be metal but the colors are similar to the
door and trim color of the condo building. The condo structure is primarily brick.
The Planning Commission should comment.
Conditional Use Permit Criteria:
Section 401.15.D.13. provides criteria for review of placement of an accessory structure
and number of structures on a lot. A review of the criteria is as follows:
a) There is a demonstrated need and potential for continued use of the structure
for the purpose stated.
The property does not have a storage area. The residents are looking to place
yard equipment in a secure place out of view.
b) In the case of residential uses, no commercial or home occupation activities
are conducted on the property.
There are no home occupation activities being conducted on the property.
c) The building has an evident re-use or function related to the principal use.
A shed is considered a reasonable accessory use for a single family structure.
d) Accessory buildings shall be maintained in a manner that is compatible with
the adjacent residential uses and does not present a hazard to public health,
safety and general welfare.
The accessory structure will need to be maintained and not present a hazard.
3
e) The reduction of setback requirements is based upon a specific need or
circumstance which is unique to the property in question and which, if approved,
will not set a precedent which is contrary to the intent of this Ordinance.
The accessory structure cannot be placed in the rear of a side yard in that there
is not adequate room. The property is unique in that the building is placed so
close to the side and rear yards.
f) Existing property line drainage and utility easements are provided for and not
building will occur upon this reserved space unless approved in writing by the
easement holder.
The accessory structure shall not conflict with drainage or utility easements.
g) The reduction will work toward the preservation of trees or unique physical
features of the lot or area
No trees will be impacted.
h) If affecting a north lot line, the reduction will not restrict sun access from the
abutting lots.
Sun access will not be impacted to abutting lots
i) The building height of an accessory building shall not exceed twenty-five (25)
feet.
The proposed structure will be nine feet in height.
j) Accessory buildings or detached garages or combination thereof within a
residential district shall not occupy more than thirty-five (35) percent of the rear yard.
The structure is proposed for the front yard.
k) The provisions of Section 401.03.A.8 of this Ordinance shall be considered
and a determination made that the proposed activity is in compliance with such criteria.
City Staff has determined that the proposed accessory structure meets the intent
of the criteria found in Section 401.03.A.8 of this Ordinance.
CONCLUSION/RECOMMENDATION
Upon review of the requests for the Conditional Use Permits, City staff would
recommend the placement of the accessory structure with the following conditions:
1. The accessory structure shall be compliant with all Building Code requirements
subject to review and approval of the Building Official.
4
2. The Planning Commission shall comment on the metal building material and
color of the proposed shed.
3. The Applicant shall add screening gates to the front of the trash enclosure.
4. Drainage plans for the property with the new accessory structure shall be
approved by the City Engineer.
5. Any other conditions of the Planning Commission, City Council and City Staff.
Pc: Julie Hultman
5
EY. * 1
We would like to build a small shed no larger than 10ft by 12ft and approximately 9ft at peak.
The siding and roof will match the existing building.This shed will be used to store equipment,such as
lawn mowers,snow blowers, rakes,shovels,etc.to maintain the building. Everybody in the association
has agreed upon this storage shed.
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Foundation 307
cm 364c.m
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