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HomeMy WebLinkAbout2019-02-19 CC Meeting Packet Oak Park Heights Request for Council Action Meeting Date February 19"'. 2018 Time Required: 5 Minutes Agenda Item Title: 15405 57th Street—Thiets—Conditional Use Permit—Single Family Residential Dwelling-Rear Yard Setback Agenda Placement New Busin- I Originating Department/Re. Jester: 'c Jo on City Administrator Requester's Signature / / Action Requested Discu . on,Possible Action Background/Justification('lease indicate if any previous action has been taken or if other public bodies have advised): Please see the following from Scott Richards. City Planning Consultant 1. Staff Report dated February 7th,2019 -as presented to the Planning Commission; 2. Planning Commission Resolution(unsigned) 3. Proposed City Council Resolution. Page 35 of 64 3501 Thurston Avenue N. Suite 100 Enc „,,, 2 T Pone 763231 0153840 Facsimile: 783.427.0520 TPC@PlanningCo.corn MEMORANDUM TO: Eric Johnson FROM: Scott Richards DATE: February 7, 2019 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 (Al) 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) Page 36 of 64 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 5716 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 57th Stfeets. We subsequently subdivided the;of info Iwo luia. (See attached survey and PID11 info). We are selling the smaller north lot that has 100 feet along Peller Avenue and 150 feet along 571h 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 Palter 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 Page 37 of 64 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 railer 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 Page 38 of 64 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.B.6 of this Ordinance. Comment: The setback of the house will not create safety issues. ) 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. 8. 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, end 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. DralnagelUtilities 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 Page 39 of 64 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 Page 40 of 64 I 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 57 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 wehased last urcMayhad 300' frontage along Peller Ave and 150' deep along 56th P & 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 l00'along Peller Ave x 150' along 57th St N. We are building on the larger 200'x 150' 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. T.I.1 this, our new home will have a Feller 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 MEALS Tom Thiets 4* FR°M THE 651-788-5112 cell H EA RT. tthietsamealsfromtheheart.org Hope 5b� eorial Avenue North whe56e:: -narOaf PB-k Heights, MN 55062 w hunger P.O. Box 437,Stillwater, MN 55082 ends Page 41 of 64 =Cr: — .114'.1111 •2....•••• I' V II 111 :7C DSn puo wol MI V mow i= V6:1 ES" ert 2. 3, ..1 cr, eti if Page 42 of 64 T _ VSA sitkod imo Ita(; s . 0•44 !!!�t . 'i! YM+ f• ! G R i a� c c , S4 It.(J oSJ1 PGD 1.1101 , is wog A r1 1$ •mss Q _ .cc+e cVI. IVC «.... 101 asuapra$b "'vtl Y °' �+- h p « .........,...�- --w-.-..,».....,.:-..,.P...3._.._.._._._-_._._... ._ I ., r •t a •3 I!a i 9 s I J.1! t t'_�. -� -`�''_" "set.,r . ef, .11•3 cs- 1 ..... . , z: <, 0. 3 I R' C' . r .r 3 -- .1 �`1 V • ii #_„1 ....../2 ,, 11� ...T. 1 r0 �� 4 L rJ • s �o) ilaaz i = i -. a ) �r O .. 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North lot 100' x 150' Parcel#: 03.029.20.24.0043 South lot 200' x 150' Parcel#: 03.029.20.24.0044 Page 49 of 64 Fac. 410 CERTIFICATE OF SURVEY FOR TOM TIMET, PROPERTYADnRESSHON.' 15405 57TH STREET NORTH Lot 2,4,8,8,1D,&12,Block 5,BEACH'S ADDITION TO OAK PARK HEIGHTS,NN OAK PARK HEIGHTS,Washington County.Minnesota. 55082 Subject to easements of record,If ony. r 57 H T. N."�R' • es '..b ST TrE n lo, ¢ .—,t,t /. i{DAB! . tT ^ • . • pARC9:.9 S �'— 7 1 d cZac. ,..Jo — 7';-' -- 40 2 a ng.:. PARffiBLo a ..k.�yy r PArtomA, Pie/- '3.oay.a 2.ay,0Oy3LEGEND 4:a'[•t G._ _0.V154 0770\TO OAK Imn m al bntl .-jr\t-' PM.HEIH-5,Werhe,gtan CountR,OkV,pote. O/ Iron mxwm 1 set(113] Su.ptt to eoeamsrtt of rec.. ony. Y Pox.,PWr p PARCEL B:?N 03.039.as a4.0D 1 9 , W t Late a,t.la.ant Po5 95,5311ADOtnaH Gott yew. P TO OAK PARK NEWTS,wotNi glop County, a` Curl,Stop 5O Nlnnosole Suajtel b emamrntr of record.K ® Cot.goo, .ny sm,umr wanhPle 7C,1.1i t, Storm Manhole NOTES p.c. 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' x 4: a • 4,4,1:,111,7:41 4.:11111: • I , '�' �. • 7. j' .� F -. ,,,',''.i.',.., J`fi .. +,•- ,d1174.: 4 a `�•�� Sk+ 11'.1;;;,...1.11 t �1,. 1 N •} ,, 1 ♦• .ta 11";''''''1'.7 7l s.+ a r,. +. t: - +tr.'it t~ ,' 'e • L',,,,,,-.' , 77� * b • .. .r �Y r Jo' + b r ';'...1.-..-,:,...„,‘ !**,./....;':"* .Y11' • `t �✓� Al .ik• K • • Page 56 of 64 A RECOMMENDING RESOLUTION OF THE PLANNING COMMISSION CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RECOMMENDING TO THE CITY COUNCIL THAT THE REQUEST BY TOM AND LISA THIETS FOR A CONDITIONAL USE PERMIT TO ALLOW A REAR YARD SETBACK AT PELLER AVENUE BETWEEN 56TH AND 57TH STREET NORTH SHOULD BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request by Tom and Lisa Thiets(Applicant)for a Conditional Use Permit to allow a 10-foot rear yard setback at Peller Avenue between 56th and 57th Street North;and after having conducted a public hearing relative thereto,the Planning Commission of Oak Park Heights makes the following findings of fact: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The Applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-1 Single Family Residential District in which single family dwellings and accessory structures are a permitted use;and 4. The Applicant created this lot by the minor subdivision process,approved on June 19,2018,resulting in two lots,the subject lot bordering on 56th Street which is 30,000 square feet and the lot on 57th Street which is 15,000 square feet;and 5. Section 401.15.C.I.d of the Zoning Ordinance requires a 30-foot front yard setback,10-foot side yard setback and 30-foot year yard setback in the R-1 Single Family Residential District;and Page 57 of 64 6. Section 401.02.B of the Zoning Ordinance provides a definition of lot, front that specifies that the front lot line of the subject property is 56th Street and the rear lot is the line abutting the lot to the north. Peller Avenue is not considered the front,but would require a 30-foot setback; and 7. The Applicant has proposed a 10-foot setback for the single-family dwelling to the north property line where a 30-foot setback is required; and 8. The Applicant has provided justification for the reduced setback stating that the lot is unique in that the rear lot line is to the north and not opposite Peller Avenue,there is a significant slope and an existing stand of trees preventing the house from fronting on 56th Street, and the dwelling to be constructed on the lot to the north will likely be fronting on Peller Avenue, which would provide consistency on this block; and 9. Section 401.15.C.1.e.5 of the Zoning Ordinance allows for a required yard on a lot to be reduced by a Conditional Use Permit if conditions are met;and 10. City staff prepared a planning report dated February 7,2019 reviewing the request; and 11. Said report recommended approval of the Conditional Use Permit in that it was in conformance with the criteria for issuance of Conditional Use Permits found in Section 401.15.C.1.e.5, and Section 401.03.A.7 of the Zoning Ordinance. Said recommendation was subject to the fulfillment of conditions; and 10. The Planning Commission held a public hearing at their February 14,2019 meeting, took comments from the applicants and public,closed the public hearing, and made the following recommendation: NOW,THEREFORE,BE IT RESOLVED BY THE PLANNING COMMISSION FOR THE CITY OF OAK PARK HEIGHTS THAT THE PLANNING COMMISSION RECOMMENDS THE FOLLOWING: A. The application submitted by Tom and Lisa Thiets for a Conditional Use Permit to allow a 10-foot rear yard setback at Peller Avenue between 56th and 57th Street North and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby recommended to the City Council of the City of Oak Park Heights for approval with the following conditions: 1. The grade and tree cover at the south west corner of the subject property shall be preserved. 2 Page 58 of 64 2. The setback of the proposed house to the north property line shall be at least 10 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. Recommended by the Planning Commission of the City of Oak Park Heights this 14`x'day of February 2019. Timothy Freeman,Chair ATTEST: Eric A. Johnson, City Administrator Page 59 of 64 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY TOM AND LISA THIETS FOR A CONDITIONAL USE PERMIT TO ALLOW A REAR YARD SETBACK AT PELLER AVENUE BETWEEN 56T" AND 57T" STREET NORTH BE APPROVED WITH CONDITIONS WHEREAS, the City of Oak Park Heights has received a request by Tom and Lisa Thiets (Applicant)for a Conditional Use Permit to allow a 10-foot rear yard setback at Feller Avenue between 56th and 57th Street North; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application be approved with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as follows, to wit: SEE ATTACHMENT A and 2. The Applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-1 Single Family Residential District in which single family dwellings and accessory structures are a permitted use; and 4. The Applicant created this lot by the minor subdivision process,approved on June 19,2018,resulting in two lots,the subject lot bordering on 56th Street which is 30,000 square feet and the lot on 57th Street which is 15,000 square feet; and 5. Section 401.15.C.l.d of the Zoning Ordinance requires a 30-foot front yard setback, 10-foot side yard setback and 30-foot year yard setback in the R-1 Single Family Residential District; and Page 60 of 64 6. Section 401 .02.B of the Zoning Ordinance provides a definition of lot, front that specifies that the front lot line of the subject property is 56th Street and the rear lot is the line abutting the lot to the north. Peller Avenue is not considered the front, but would require a 30-foot setback; and 7. The Applicant has proposed a 10-foot setback for the single-family dwelling to the north property line where a 30-foot setback is required; and 8. The Applicant has provided justification for the reduced setback stating that the lot is unique in that the rear lot line is to the north and not opposite Peller Avenue, there is a significant slope and an existing stand of trees preventing the house from fronting on 56th Street, and the dwelling to be constructed on the lot to the north will likely be fronting on Peller Avenue, which would provide consistency on this block; and 9. Section 40 l . 15.C.1 .e.5 of the Zoning Ordinance allows for a required yard on a lot to be reduced by a Conditional Use Permit if conditions are met; and 10. City staff prepared a planning report dated February 7, 2019 reviewing the request; and 11 . Said report recommended approval of the Conditional Use Permit in that it was in conformance with the criteria for issuance of Conditional Use Permits found in Section 401 . 15.0. l .e.5, and Section 401 .03.A.7 of the Zoning Ordinance. Said recommendation was subject to the fulfillment of conditions; and 10. The Planning Commission held a public hearing at their February 14, 2019 meeting, took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Tom and Lisa Thiets for a Conditional Use Permit to allow a 10-foot rear yard setback at Peller Avenue between 56th and 57th Street North and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved by the City Council of the City of Oak Park Heights with the following conditions: 1 . The grade and tree cover at the south west corner of the subject property shall be preserved. 2 Page 61 of 64 2. The setback of the proposed house to the north property line shall he at least 10 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. Approved by the City Council of the City of Oak Park Heights this 19'1' day of February 2019. Mary McComber, Mayor ATTEST: Eric A. Johnson, City Administrator Page 62 of 64 ATTACHMENT A r F Conditional Use Permit For Setback Reduction of North Lot Line For Proposed Construction of a Single-Family Residential Dwelling Located at 5655 Peller Ave. N. (South of 15405 57th St. N.) Physical Address: 5655 Peller Ave., N. Washington County, Parcel Identification Number: 03.029.20.24.0044 Legal Description: Lots 6, 8, 10 & 12, Block 5, Beaches Addition Page 63 of 64 ATTACHMENT B Conditional Use Permit For Setback Reduction of North Lot Line For Proposed Construction of a Single-Family Residential Dwelling Located at 5655 Peller Ave. N. (South of 15405 57th St. N.) Application Materials • Application Form • Fees • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Proof of Ownership or Authorization to Proceed Conference With City Staff Upon Application Submittal: January 29, 2019 Planning Commission Review & Recommendation: February 14, 2019 Page 64 of 64