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HomeMy WebLinkAbout2019-02-07 TPC Memorandum TPC3601 Thurston Avenue N,Suite 100 /�1 nom..... 2 Anoka,MN 55303 �^^���I VJ Phone:763.231.5840 Facsimile:763.42 7.0520 TPC@PlanningCo.com MEMORANDUM TO: Eric Johnson FROM: Scott Richards DATE: February 7,2019 RE: Oak Park Heights—Request for Conditional Use Permit for a New House—Peller Avenue between 56th and 57th Street North TPC FILE: 236.05—19.01 BACKGROUND Tom and Lisa Thiets have made an application for Conditional Use Permit (CUP) to allow a rear yard setback for a new house construction on Peller Avenue between 56th and 57th Street North. This lot was created by a minor subdivision process in which two lots were created. The subject lot bordering on 56th Street is 30,000 square feet and the lot on 57th Street is 15,000 square feet. Neither of the lots are developed at this time. The property is zoned R-1 Single Family Residential District. Single family dwellings and their accessory structures are permitted uses in that District. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative and Justification for CUP Exhibit 2: Site Plan(A1) Exhibit 3: First Floor Plan(A2) Exhibit 4: Second Floor Plan(A3) Exhibit 5: Foundation Plan(A4) Exhibit 6: North and East Elevations(A5) Exhibit 7: West and South Elevations(A6) Exhibit 8: Floor Plans(A8) Exhibit 9: Site Plan with Dimensions Exhibit 10: Site Survey Exhibit 11: Site Pictures(6 pages) PROJECT DESCRIPTION The project description and justification for the CUP from Tom Thiets is as follows: My wife Lisa and are planning to build our new home this spring on the lot (see attachments) that we purchased in May of 2018 located on Peller Avenue between 56th Street North and 57th Street North. We are excited to return to Oak Park Heights and this neighborhood. Our very first home was located at 5900 Penrose Avenue. We had completely remodeled this home prior to it being the first home that was removed for the bridge some 30 years ago. The lot that we purchased last May had 300 feet frontage along Peller Avenue and 150 feet deep along 56th and 57h Streets. We subsequently subdivided the lot into two lots. (See attached survey and PID#info). We are selling the smaller north lot that has 100 feet along Peller Avenue and 150 feet along 57th Street North. We are building on the larger 200-foot x 150-foot lot. We selected these lot sizes in the minor subdivision plan to provide adequate useable yard space for both lots considering the unbuildable slope and swale on the south end of the property. in this, our new home will have a Peller Avenue address with our driveway entering off Peller Avenue. We have designed our home to have our focus to the south away from the north neighboring lot to provide more privacy for both families. Our assumption was that the City would recognize our lot line along Peller Avenue to be the front for determining our setback to the north to be 10 feet, but we found out that the City Ordinance defines the front as the shortest lot line length. This determines the line along Peller Avenue to be the side lot line creating a rear setback from our north lot line of 30 feet. This larger 30-foot setback moves our home south depleting a larger portion of our side yard to the south that is to be the focus for our lawn and increasing the mostly unusable yard space to the north alongside our garage. Moving the house this additional distance also increases the length of our water and sewer lines to hook up to the stub on Peller Avenue. Our request is that we are granted a conditional use permit to reduce this 30-foot setback to a 10 foot or 15-foot setback to our north lot line. This will provide more useable yard space to the south before the hill and swale. It will also provide some extra distance to the trees allowing for the entrance of natural light and solar energy gain into our main living space. (See the south elevation). ISSUES ANALYSIS Comprehensive Plan The property is designated as Low Density Residential in the Comprehensive Plan Proposed Land Use Map. The single-family house is consistent with the Comprehensive policies related to low density land use. 2 Zoning The property is zoned R-1 Single Family Residential District. Single family dwellings and their accessory structures are permitted uses in that District. The setbacks in the R-1 District are a 30-foot front yard setback, 10-foot side yard, and 30-foot rear yard setback. The house as designed meets all the setbacks except the proposed setback to the north lot line which is 10 to 15 feet. As per the lot definitions in the Zoning Ordinance, the front lot line is 56th Street and the rear lot is the line abutting the lot to the north. Peller is not considered the front but would still require a 20-foot setback. The Applicant has proposed a 10 to 15-foot setback to the north. Staff would recommend the setback be 15 feet in that the lot is so large and there is adequate buildable space on the lot. The house on the second lot would also likely front on Peller with the requirement of a 10-foot setback to the lot line thus leaving a separation of at least 25 feet between the two structures. The criteria for reviewing the CUP request is found as follows in this report. Conditional Use Permit Review and Criteria: The Applicant has provided justification for the reduced setback. The house has been designed to orient to the south with significant windows that would overlook the yard. Along the southwest corner of the lot there is a significant slope and trees. The Applicant has proposed that the slope and trees remain. Section 401.15.C.1.e.5) provides criteria for review of a reduction in a required lot in a yard. A review of the criteria is as follows: a) The reduction of setback requirements is based upon 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. Comment: Due to the definitions of front yard in the Zoning Ordinance, the rear lot line is to the north, and not opposite the Peller Avenue frontage. This lot is unique because of its orientation to the two street frontages. It is expected that the two new houses will both front on Peller Avenue, making a 25-foot setback between the two houses a totally reasonable side yard separation. b) Property line drainage and utility easements as required by the City's Subdivision Ordinance are provided and no building will occur upon this reserved space. Comment: The proposed house will not conflict with the property line drainage or easements. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. 3 Comment: The existing slope and trees will be preserved with the proposed orientation of the house on the lot. A condition will be placed on the approval requiring that the slope and tree cover not to be changed or removed. d) If affecting a north lot line, the reduction will not restrict sun access from the abutting lots. Comment: The proposed house will not impact sun access for the adjoining property. e) The reduction will not obstruct traffic visibility, cause a public safety problem and complies with Section 401. 15.6.6 of this Ordinance. Comment: The setback of the house will not create safety issues. t) The conditions of Section 401.03.A. 7 of this Ordinance are considered and satisfactorily met. Comment: The conditions have been reviewed and City Staff does not see any conflict with the house in the proposed location on the lot. Those conditions are found as follows: 1. Relationship to the specific policies and provisions of the municipal comprehensive plan. 2. The conformity with present and future land uses in the area. 3. The environmental issues and geographic area involved. 4. Whether the use will tend to or actually depreciate the area in which it is proposed. 5. The impact on character of the surrounding area. 6. The demonstrated need for such use. 7. Traffic generation by the use in relation to capabilities of streets serving the property. 8. The impact upon existing public services and facilities including parks, schools, streets, and utilities, and the City's service capacity. 9. The proposed use's conformity with all performance standards contained herein (i.e., parking, loading, noise, etc.). Comment: The Planning Commission should comment if any of these criteria will be at odds with the CUP proposed for the site. Drainage/Utilities The City Engineer will review the drainage for the site. The final grading for the proposed structure shall be subject to approval of the City Engineer. 4 CONCLUSION/RECOMMENDATION Upon review of the request for the Conditional Use Permit, City staff would recommend the proposed rear yard setback with the following conditions: 1. The grade and tree cover at the south west corner of the subject property shall be preserved. 2. The setback of the proposed house to the north property line shall be at least 15 feet. 3. The City Engineer will review the drainage for the site. The final grading for the proposed structure shall be subject to approval of the City Engineer. 4. Any other conditions of the Planning Commission, City Council and City Staff. C: Julie Hultman 5 if Dear Council Members, My wife Lisa and I are planning to build our new home this spring on the lot (see attachments) that we purchased in May of 2018 located on Peller Ave between 56th St N. and 57th St. N. We are excited to return to Oak Park Heights and this neighborhood. Our very first home was located at 5900 Penrose Ave. We had completely remodeled this home prior to it being the first home that was removed for the new bridge some 30 years ago. The lot that we purchased last May had 300' frontage along Peller Ave and 150' deep along 56th & 57th streets. We subsequently subdivided the lot into two lots. (See attached survey and PID# info) We are selling the smaller north lot that has 100'along Peller Ave x 150' along 57th St N. We are building on the larger 200'x150' lot. We selected these lot sizes in the minor subdivision plan to provide adequate usable yard space for both lots considering the unbuildable slope and swale on the south end of the property. In this, our new home will have a Peller Ave address with our driveway entering off Peller Ave. We have designed our home to have our focus to the south away from the north neighboring lot to provide more privacy for both families. Our assumption was that the city would recognize our lot line along Peller to be the front for determining our setback to the north to be 10 feet, but we found out that the city ordinance defines the front as the shortest lot line length. This determines the line along Peller Ave to be the side lot line creating a rear setback from our north lot line of 30 feet. This larger 30' setback moves our home south depleting a larger portion of our side yard to the south that is to be the focus for our lawn and increasing the mostly unusable yard space to the north alongside our garage. Moving the house this additional distance also increases the length of our water and sewer lines to hook up to the stub on Peller Ave. Our request is that we are granted a conditional use permit to reduce this 30' setback to a 10' or 15 ' setback to our north lot line. This will provide more usable yard space to the south before the hill and swale. It will also provide some extra distance to the trees allowing for the entrance of natural light and solar energy gain into our main living space. (See the south elevation). Thank you for your time and consideration, Tom and Lisa Thiets 306 Elm St West Stillwater, MN 55082 651 -788-5112 itip MEALS Tom Thiets FROM THE 651 -788-5112 cell HEARTtthiets@mealsfromtheheart.org Hope U-) 5600 Memorial Avenue North starts when Oak Park Heights, MN 55082 hunger P.O. 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IN___ r-' INI- Ie El I , E N h e e V10S3rvrviM SNSSX Vod 400 ° • k 'y� _ s}aiyl DSII PUD WOI '�'sf° A e d a Mb CO •' m37 10; a0uapisaa MaN tl . s .�uw ..,y..i y- �� Mrd• Q rrç i1 0' II II OLI( 1.------ ,`1 •1 11] rr 77* 1.mI t ilk! 1 1e.lu ,y �1/1 \l\� // .4... rr LI 1-4 t 1 " O e Ell ® --L, 0 I8 1 pt x e u, e e 4 oo ilk _. _L T''=' ''.77=j---.j I bi OO V 00 I 11.7 chi �r SU �' 10 I' I 1=1-17 ----11 r -,- - 1 1 trt '� I 111111 I M 0 1 i /Ilk 7J r 1 r m I o I1 1 r L J A r� n m � iii n —i in= uui an I r i z — ,I�J J . A* 0.9...... A New Residence for MM wrz _ D 1� B.ALA, Tom and Lisa Thiets (� `DATA - - — 2,21^ u Oak Pah Xeignb MINNESOTA I iFp �• a�... 56th St. N Hill & Swale 63' 47' rear setback 40'front setback South lot water/sewer 10'- 15' side setback connection to the north lot 150' North lot water/sewer 57th St. N Purchased lot size was 150' x 300' Address: 15405 57th St.N Completed a minor sub-division into 2 lots. North lot 100' x 150' Parcel#: 03.029.20.24.0043 South lot 200' x 150' Parcel#: 03.029.20.24.0044 efc. 4lo CERTIFICA_1 OF SUR YFOR TOM THIE7 S PROPERTY ADDRESS DESCRIPTION 15405 57TH STREET NORTH Lot 2, 4, 6, 8, 10, & 12, Block 5, BEACH'S ADDITION TO OAK PARK HEIGHTS, MN OAK PARK HEIGHTS, Washington County, Minnesota. 55082 Subject to easements of record, if ony. ) , •61 g 5 7TH T. N. '=n j k :t . OE 'E 11' of i nr m`` N89°32'18'E Iv O ccof---0 149.38 . 1r 1 ®Lot 1 \ .-1 W N PARCEL uJ—x_ CO ? Oat O N O z p z ).1,11 � S89°51'07"E OSAN tn 7477 00 0 • . l t STM .L7 N lot$ _ -- • Z x— ^I N/..)`; ,PARCEL B , r (1 Let 10 N T O o , Illi L )...._ � 149.81 - _ •-�7�11 N89°48'45"E `. I 62-11cil ST_ N. v �� i I PARCEL A: PTa4= O3.O, y,a0,,ILi,Day3LEGEND Lots 2 and 4. Block 5 BEACH'S ADDITION TO OAK ® Iron monument found PARK HEIGHTS, Washington County, Minnesota. O Iron monument set #21292 . , v Subject to easements of record, if any. Power Pole gir' PARCEL B:?TO. 03.039.,gypI. DOW/ -9- Hydrant Lots 6. 8. 10, and 12. Block 5 BEACH'S ADDITON GV Gate Valve " TO OAK PARK HEIGHTS, Washington County, as Curb Stop 0 0 Minnesota. Subject to easements of record, if ® Catch Basin ' any. p Sonitory Manhole SCALE IN FEET SAN NOTES n—x— Storm Manhole s x— Fence Bearings are on assumed datum. cc— Overhead Electric 1 C I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of • • 1440 Arcade St.Suite 250 Minnesota. • SntPaul,MN55106 t ' _ ® u, Phone:651-766-0112 Allen C. chl'pp to ... 'I5 Fax 651-776-02M DATE Os zL LIC. NO MN 21292 'dwa •Emasmc •sdepi...4 E-mail:info@mpasso.com DRAWN BY d PROJECT NUMBER 4013.001 & 4ii icy\ ,A. Vii,,,.., f';4,.' ', T. 03. ,...' 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