HomeMy WebLinkAbout2019-02-19 CUP Document to CA For Recording 04-04-19 NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON ) ss.
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as City Administrator for the City of
Oak Park heights, Minnesota DO HEREBY CERTIFY that I have compared the attached
document:
Conditional Use Permit
For
Reduced Rear Yard Setback
For
New House
At
5655 Peller Ave. N.
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same
is a full, true and complete copy of said document within the files of the City of Oak Park
Heights.
WITNESS my hand and the seal of the City of Oak Park H i_ is this 4th day of April,
2019.
41417 (-einAric Jo".UtA
0 City • ;e- imstrator
Act `\S.CAA C, u-A [di\
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT
FOR REDUCED REAR YARD SETBACK FOR
NEW HOUSE AT 5655 PELLER AVENUE
Planners File No.236.05-19.01 Date Issued:February 19,2019
Legal Description:(Washington County Geo.Code:03.029.20.24.0044)
Lots 6,8,10&12,Block 5,Beaches Addition
Owner:Thomas and Lisa Thiets
Applicant:same
Site Address:5655 Peller Ave.N.,Peller Avenue between 56th and 57th Street North
Present Zoning District:R-1,Residential
Conditional use required as set forth in Ordinance Chapter 401 Section 401.15.C.1.e.5&401.15.C.1.d
I. CONDITIONAL USE PERMITS: The City of Oak Park Heights received a request for a
Conditional Use Permit from Tom&Lisa Thiets to reduce the 30-foot rear yard setback down to
10-feet on their undeveloped lot on Peller Avenue between 56th and 57th Street North. The
Applicant created this lot by the minor subdivision process,approved on June 19,2018,resulting
in two lots,the southerly subject lot which is 30,000 square feet bordering on 56th Street and the
second northerly lot bordering on 57th Street which is 15,000 square feet. Section 401.15.C.1.d
of the Zoning Ordinance requires a 30-foot front yard setback,10-foot side yard setback and 30-
foot rear yard setback in the R-1 Single Family Residential District.Neither lot was developed at
the time of application. The subject property is a corner lot bordering on both Peller Ave.and
56th St. Zoning ordinance Section 401.02.B defines that the shorter lot frontage,namely 56th St,
is the front yard for setback purposes. Based upon the layout, topography and existing tree
coverage of the lot,Applicants intend to build a house that essentially fronts on Peller Ave.and
desire to place the house as close to the north/rear lot line as is feasible,which will appear more
like a side lot line as to the neighboring lot once the house is built.The Owner proposed a 10-
foot rear yard setback to the north property line for the house,whereas a 30-foot rear yard setback
is required.
The justification for the reduced setback,which the Council found compelling,is 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,that the
intended dwelling on the subject site will front on Peller Avenue, and the dwelling to be
I
constructed on the lot to the north will likely also front on Feller Avenue, which would provide
consistency on this block. Following public hearing and recommendation by the Planning
Commission, the City Council determined to grant the permits requested subject to the terms
expressed below.
The City approves the requested conditional use, subject to the following conditions and restrictions imposed by
the February 19,2019 Resolution of the City Council of the City of Oak Park Heights as follows:
1. The grade and tree cover at the south and southwest areas of the subject property shall be preserved.
2. The setback of the proposed house to the north property line shall be at least 10 feet.
3. The City Engineer shall review the drainage for the site. The final grading for the proposed structure
shall be subject to approval of the City Engineer.
II. Reference Attachment:
The report of the City Planner dated February 7, 2019 and Owner's site plan approved by the City Council
are annexed hereto as"Exhibit A"by reference.
Ill. Abandonment: This permit requires continuous use in order to preserve the Conditional Uses granted by
the City under the terms hereof. Any discontinuation or abandonment of the uses permitted hereunder upon
the site for a period of 12 continuous months shall constitute abandonment and void the permit.
IN WITNESS WHEREOF,the parties have set forth their hands and seals.
CITY OF OAK P HEIGHTS
Date: By 7,7 cG�--L�, . �.cComber
�
Mayor
/
Date: By /Z,�
'c Johnson
City Administrator
Thoma• &Lisa Thiets
_ 71---/L-7--------7--
Date: By. ;"' '4',,)‘-,-- vv 1 / °z-r,..b -c -‘---=
isa Thiets Thom: 'ets
EXHIBIT "A"
PLANNERS REPORT AND SITE PLAN
TPC 3607 Thurston Avenue N, Suite 1001
Anoka, MN 56303
Phone: 783.231.5840
Facsimile:763.427.0520
IAZUM 21
TPC@Fiann i ngCo.corn
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 56m and 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
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 Potter 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 401.15.8.6 of this Ordinance.
Comment: The setback of the house will not create safety issues.
f) 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.
5. 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 comer 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
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
f71EALS Tom Thiets
FROM THE 651-788.5112 cell
HEART tthiets@mealsfromtf;eheart.org
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Esc. 410
CERTIFICATE OF. SURVEY FOR
TOM T. ETS
PROPERTYADDRBSS DESCRIPTION-
15405
EScRJPTION15405 57TH STREET NORTH Lot 2, 4, 6, 8, 10, & 12, Block 5, BEACH'S ADDITION TO
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