HomeMy WebLinkAbout2019-07-02 Planning Report TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.com exIcLaum.
MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: July 2, 2019
RE: Oak Park Heights — Request for Conditional Use Permits for a
Garage — 6165 Beach Road Street North
TPC FILE: 236.02 — 19.07
BACKGROUND
Carol Johnson has made an application for Conditional Use Permits (CUP) to allow for
replacement of a garage at 6165 Beach Road North. The application is for three
Conditional Use Permits, to allow a replacement accessory structure for a multiple
family dwelling unit, for the rear yard setback, and for placement of the structure not
totally within the rear yard. There is an existing detached garage in the rear yard of 468
square feet which will be removed. The proposed garage will be placed in the same
location and will be 768 square feet.
The property is zoned R-2 Low and Medium Density Residential District. The principal
structure is a four-unit multiple family dwelling. Multiple family dwellings of four units or
less and their accessory structures are an allowed conditional use in that District.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Letter from Carol Johnson — June 21, 2019
Exhibit 2: Survey
Exhibit 3: Site Plan (Aerial Photo)
Exhibit 4: Front View Proposed Garage Elevation
Exhibit 5: Street View 6165 Beach Road North
Exhibit 6: Street View Upper 61st Street North
Exhibit 7: View from East of Existing Garage
Exhibit 8: On Site Parking Plan — June 21, 2019
Exhibit 9: Site Pictures — Corner Locations and Parking (6 pages)
PROJECT DESCRIPTION
The project description and justification for the CUPs from Carol Johnson is as follows:
This letter is in response to your letter to me dated June 19, 2019 regarding my
application for construction of a new garage at the above referenced 4-plex address in
Oak Park Heights, Washington County, Minnesota.
1. A new garage is needed at my residential 4-plex because the existing garage is
approximately 50 years old and in very poor condition and too small. The roof is
sagging, and the concrete floors are cracked, uneven and some loose chunks are
coming up. In addition, the existing garage does not have space available to meet the
general storage requirements for a 4-plex of this type and size, especially since it will
also be my own primary residence beginning in July. In order to resolve these issues,
the proposed new garage will be 6 feet longer, 6 feet wider with a workshop on the
ground level and attic space sufficient to meet the necessary storage requirements of
the property. Storage space in the main 4-plex structure itself is very limited.
The location of the proposed garage simply expands the footprint of the existing garage
6 feet to the west and 6 feet to the south. I believe this is the best and most logical
location on the property for the new garage and would improve the aesthetic impact to
the surrounding neighborhood. The existing garage has been in the same location
since at least the early 1970's.
2. Attached are pictures of the subject yard marked up to highlight the proposed
locations of the corners of the new garage. The blue reflector marker is the approximate
location of the southwest corner of the new garage. The other corners are marked with
an "x".
3. Attached is a diagram showing the eight (8) parking spaces on the property, not
including spaces inside the proposed garage.
ISSUES ANALYSIS
Comprehensive Plan
The property is designated as low density residential in the Comprehensive Plan
Proposed Land Use Map. The request for the garage is consistent with the
Comprehensive policies related to low density land use.
Zoning
The property is zoned R-2 Low and Medium Density Residential District. Multiple family
dwellings of four units or less and their accessory structures are an allowed conditional
use in that District. The accessory building requirements in Section 401.15.D of the
Zoning Ordinance require that the structures be no more than 20 feet in height or
exceed the height of the principal structure, be in a rear yard, be five or more feet from
2
side lot lines, eight feet from the rear lot line and six feet from any other structure on the
same lot, unless requirements of the Building Code are addressed. Additionally, the
limit for attached and detached accessory building size on a lot is 1,200 square feet and
the accessory buildings cannot exceed 25 percent of the total area of the rear yard.
Exceptions to these provisions can be made by CUP.
The proposed building will be constructed at the same height as the principal structure.
The rear lot line is the north line in that by Ordinance, the front yard is on Upper 61ST
Street North. The proposed garage will not be totally within the rear yard in that it will
extend in front of the rear of the principal structure. The proposed structure will comply
with side lot lines but will be placed at 2.4 feet from the rear lot line. An eight-foot
setback is required for the rear setback, although the new garage will not be any closer
than the existing structure. The new garage will be placed five feet from the principal
structure but will need to comply with Building Code requirements for construction. The
new garage will occupy 22.9 percent of the rear yard.
The CUP's are required to allow a replacement accessory structure for a multiple family
dwelling unit, for the rear yard setback, and for placement of the structure not totally
within the rear yard.
The criteria for reviewing the CUP request is reviewed later in this report.
Setbacks
Due to the odd shape of the lot, the front yard abuts Upper 61St Street North and the
rear is the north property line, there is justification for the rear yard setback CUP.
Placement of the garage in any other location on the property would also require a CUP
in that the rear yard space is limited.
The garage will be placed 23.5 feet from Beach Road North which is slightly forward of
the 30-foot setback for the principal structure. This is allowable in that the side yard
setback for an accessory structure is five feet.
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.
Accessory Building Requirements
Section 401.15.D provides a list of requirements for construction of an accessory
building on a property. Please find a review of those criteria:
1. Connection with Principal Building. An accessory building shall be
considered an integral part of the principal building if it is connected to the
principal building by a covered passageway.
Comment: The house and garage will not be attached.
3
2. Location. No accessory buildings shall be erected or located within any
required yard other than the rear yard except by approval of a conditional use
permit according to the provisions of Section 401.03 and Section 401.15.0.13 of
this Ordinance.
Comment: A Conditional Use Permit has been requested to allow the garage
structure partially in the side yard. The placement of the principal structure on
this lot provides a narrow rear yard that does not allow for a standard two stall
garage to be constructed.
3. Height/Setbacks. Accessory buildings shall not exceed twenty (20) feet in
height or exceed the height of the principal structure on the lot. Accessory
buildings shall be five (5) feet or more from side lot lines, eight (8) feet from the
rear lot line and shall be six (6) feet or more from any other building or structures
providing the requirements of the Building Code are met. Accessory buildings
shall not be located within a utility and/or drainage easement unless written
approval is obtained from the easement holder. The setback and height
requirements under this provision may be varied by approval of a conditional use
permit as provided for in Section 401.03 and Section 401.15.0.13 of this
Ordinance.
Comment: A Conditional Use Permit has been requested for the rear yard
setback. All other setback and height requirements will be met.
4. Lot Coverage. No accessory building or detached garage or combination
thereof within a residential district shall occupy more than twenty-five (25)
percent of the area of the rear yard except by approval of a conditional use
permit according to the provisions of Section 401.03 and Section 401.15.0.13 of
this Ordinance.
Comment: The garage will comply with this provision with a coverage of 22.9
percent.
5. Number of Structures. No building permit shall be issued for the construction
of more than one (1) private garage or storage structure for each detached single
family dwelling, commercial, industrial, public or institutional building except by
approval of a conditional use permit according to the provisions of Section
401.03 and 401.15.0.13 of this Ordinance. Every detached single-family
dwelling unit erected after the effective date of this Ordinance shall be so located
on the lot so that at least a two (2) car garage, either attached or detached, can
be located on said lot.
Comment: Only one detached structure is proposed for this lot.
4
6. Size. No accessory building for single family dwellings or combination of
attached and detached accessory buildings shall exceed one thousand, two
hundred (1,200) square feet of floor area, except by conditional use permit as
provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance.
Comment: The proposed structure is 768 square feet.
7. Administrative Approvals. Storage buildings one hundred twenty (120) square
feet or less and in conformance with the provisions of this Ordinance may be
approved by the Building Official without a building permit and may be in excess
of the number of structures allowable in Section 401.15.D.5. above.
Comment: Not applicable.
8. Building Permit. No building permit shall be issued for the construction of an
accessory building in a residential district when an existing detached garage or
other accessory building is located on the same lot, except by conditional use
permit as provided for in Section 401.03 and Section 401.15.D.13 of this
Ordinance.
Comment: Only one detached structure is proposed.
9. Accessory Uses. No accessory uses or equipment such as air conditioning
cooling structures or condensers, swimming pools, and the like which generate
noise may be located in a side yard except for side yards abutting streets where
equipment is fully screened from view.
Comment: Any exterior mechanical equipment associated with the garage will
need to be screened.
10. Compatibility. The same or similar quality exterior material shall be used in the
accessory building and in the principal building. All accessory buildings shall
also be compatible with the principal building on the lot. "Compatible"means that
the exterior appearance of the accessory building including roof pitch and style is
not at variance with the principal building from an aesthetic and architectural
standpoint.
Comment: The exterior of the garage will need to be finished with siding and
colors to match the current principal building exterior.
Conditional Use Permits
Application for a Conditional Use Permit shall be regulated by Section 401.03 of this
Ordinance. Such a Conditional Use Permit may be granted provided that:
a. There is a demonstrated need and potential for continued use of the
structure for the purpose stated.
5
Comment: The detached accessory building shall be used for storage to
eliminate the need for exterior storage of vehicles and equipment.
b. In the case of residential uses, no commercial or home occupation
activities are conducted on the property.
Comment: No home occupations are proposed for the property.
c. The building has an evident re-use or function related to the principal use.
Comment: The use will be related to the principal use.
d. Accessory building 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.
Comment: There should be no hazard to public health, safety and
welfare.
21 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.
Comment: The shape of the lot and the placement of the principal
structure creates a narrow rear yard, not large enough for a two-stall
garage as proposed.
21 f Existing property line drainage and utility easements are provided for and
no building will occur upon this reserved space unless approved in writing
by the easement holder.
Comment: There is no encroachment of existing easements.
21 g. The reduction will work toward the preservation of trees or unique physical
features of the lot or area.
Comment: Two trees will be removed. The City Arborist shall review the
tree removal.
21 h. If affecting a north lot line, the reduction will not restrict sun access from
the abutting lots.
Comment: The building will not restrict sun access to an adjacent
structure's driveway.
6
21 i. The building height of an accessory building shall not exceed twenty (20)
feet.
Comment: The building will be approximately 15 feet in height to the
midpoint of the gable roof and will not exceed the height of the principal
structure.
211 Accessory buildings or detached garages or combination thereof within a
residential district shall not occupy more than twenty-five (25) percent of
the rear yard.
Comment: The building will comply.
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.
Comment: The criteria are reviewed below.
The conditional use permit criteria, found in Section 401.03.A.7 of the Zoning
Ordinance, 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 Conditional Use Permits proposed for the site. The
unique shape of the lot and placement of the principal structure are factors that
must be considered when considering the application. City Staff does not see
any issues with the request.
CONCLUSION/RECOMMENDATION
Upon review of the request for the Conditional Use Permits, City staff would recommend
the application for Conditional Use Permits (CUP) to allow for replacement of a garage
at 6165 Beach Road North with the following conditions:
7
1. 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.
2. Any exterior mechanical equipment associated with the garage shall be
screened.
3. The exterior of the proposed garage shall be finished with siding and in a
color to match the current principal building exterior.
4. The upper level of the proposed garage shall be used for storage and not
for habitable space.
5. The height of the garage shall not exceed the height of the principal
structure.
6. The City Arborist shall review the proposed removal of the two trees and
add any applicable conditions.
7. The applicant shall apply for and receive a building permit for the
structure. All applicable Building Code requirements shall be met.
PC: Julie Hultman
8
erf. 1
CAROL D. JOHNSON
P.O.BOX 551
Stillwater,MN 55082
Phone:(651)439-9260
e-mail: carold55082(u,AOL.com
June 21, 2019
TPC
Attn: Mr. Scott D. Richards
3601 Thurston Avenue North, Suite 100
Anoka, MN 55303
Re: TPC File No. 236.02-19.07
6165 Beach Road North, Oak Park Heights,MN 55082
Letter to Carol Johnson dated June 19,2019
Dear Mr. Richards:
This letter is in response to your letter to me dated June 19,2019, regarding my
application for construction of a new garage at the above referenced 4-plex address
in Oak Park Heights, Washington County, Minnesota.
1. A new garage is needed at my residential 4-plex because the existing garage is
approximately 50 years old and in very poor condition and too small. The roof is
sagging and the concrete floors are cracked, uneven and some loose chunks are
coming up. In addition,the existing garage does not have space available to meet the
general storage requirements for a 4-plex of this type and size, especially since it
will also be my own primary residence beginning in July. In order to resolve these
issues, the proposed new garage will be 6' longer,6' wider with a workshop on the
ground level and add attic space sufficient to meet the necessary storage
requirements of the property. Storage space in the main 4-plex structure itself is
very limited.
The location of the proposed new garage simply expands the footprint of the existing
garage 6' to the west and 6' to the south. I believe this is the best and most logical
location on the property for the new garage and would improve aesthetic impact to
the surrounding neighborhood. The existing garage has been in this same location
since at least the early 1970s.
2. Attached are pictures of the subject yard marked up to highlight the proposed
locations of the corners of the new garage. The blue reflector marker is the
approximate location of the southwest corner of the new garage. The other corners
are marked with an "X".
3. Attached is a diagram showing the eight(8) parking spaces on the property, not
including spaces inside the proposed garage.
4. Enclosed are checks for the $400 base fee and $1000 escrow account requested for
this application.
5. I will initial the first page of the original application submitted to City Hall as
soon as possible.
If any additional information is needed to complete my application, please advise.
Thank you for your consideration of my application.
Sincerely,
41\
Carol D. Johnson
Enclosures(3)
z
Notes: CERTIFICATE OF SURVEY Notes:
Bearing system is an • Indicates monument
assumed datum. SAKRETT N1.STACK Found inplace as noted.
M." Indicates measured value. STILLWATER,NMINN. 55082 o Indicates #13774 monument set.
Underground or overhead, public or MINNESOTAREGISTERaD Offsets shown to existing structures
private utilities, on or adjacent the LAND SURVEYOR. are measured to the outside bldg. wall
parcel, were not located in conjunction • . -5630 lines, unless noted otherwise.
with this survey, unless shown otherwise. The existing garage and shed, as shown,
"R." Indicates recorded value. are proposed to be replaced.
SURVEY MADE EXCLUSIVELY FOR: Carol Johnson, 6165 Beach Road, Oak Park Heights, MN 55043
DESCRIPTION: As Supplied: (per Doc. No. 587989, Wash. Co. Records)
Lots Eleven (11), Twelve (12) and Thirteen (13), except the Northerly Seventeen and
seventy-five hundredths (17.75) feet of said Lot Thirteen (13), all in Block Nineteen
(19) , Elfelt's Addition to Oak Park, according to the plat thereof on file and of record
in the office of the Register of Deeds in and for said County and State.
Description Notes: Parcel includes the westerly 1/2 of the vacated Alley, as noted.
Parcel does not include Parcel 6 of Wash. Co. Hwy. R/W Plat No. 177,
recorded as Doc. No. 4054395, Wash. Co. records.
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2 SPACES IN NEW GARAGE - -
3 7KSPACE,SON NORTH DRIVEWAY
5 Y'SPACES ON SOUTH DRIVEWAY
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