HomeMy WebLinkAbout2019-09-12 WC Recorded Document 4209005 - CUP Accessory Structure Receipt:#443717 4209005
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Return to: ILE III III III 1101 III 111111 II
4844 North 300 West
Suite 202 Certified Filed and/or recorded on:
Provo UT 84804 9/12/2019 11:56 AM
4209005
Office of the County Recorder
Washington County,Minnesota
Jennifer Wegenius,County Recorder
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
Accessory Structure for a Multiple Family Dwelling
At
6165 Beach Road,N.
(Carol Johnson, Owner/Applicant)
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 .,this 6th day of
September,2019.
1/1
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f . . �� on 4 :
/ C inistrator
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT FOR
ACCESSORY STRUCTURE FOR A MULTIPLE FAMILY
DWELLING AT 6165 BEACH ROAD NORTH
Planners File No.236.02-19.07 Date Issued:July 23,2019
Legal Description: (Washington County Geo.Code:34.030.20.33.0143)
SEE ATTACHED EXHIBIT A
Owner:Carol D.Johnson,6165 Beach Road North
Oak Park Heights,MN 55082
Applicant:same
Site Address:6165 Beach Road North,Oak Park Heights
Present Zoning District:R-2,Low and Medium Density Residential
Conditional use required as set forth in Ordinance Chapter 401 Section 401.15.D;401.26.E.3
I. CONDITIONAL USE PERMITS: The property has a four-unit residential dwelling structure.
The City of Oak Park Heights received a request for a Conditional Use Permit from Carol
Johnson to build a replacement garage accessory structure. An existing garage of 468 square feet
will be replaced with a new 768 square foot accessory detached garage structure. Due to the
unique shape and layout of the lot and existing structures,the accessory garage will not be totally
within the rear yard,as it will extend in front of the principle structure. The accessory structure
will comply with side yard setbacks,but is proposed to be placed at 2.4 feet from the rear lot
line,whereas an 8-foot rear line setback is required. The CUP is required to allow a replacement
accessory structure for a multiple family dwelling unit,for the rear yard setback variance,and for
placement of the accessory structure not entirely in the rear yard.
The Planning Commission held a public hearing,reviewed the application,and recommended
approval on July 11,2019. The City Council reviewed the matter at its meeting on July 23,
2019.
The justification for the reduced setback and partial placement in the front yard, which the
Council found compelling,is that the lot is an odd shape,that the front yard abuts Upper 61st
Street North,resulting in a rear lot line to the north,and the location of the existing principal
structure on the lot leaving no other available area for building an accessory structure in
compliance with the zoning code requirements without a CUP variance to the requirements. The
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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
July 23, 2019 Resolution of the City Council of the City of Oak Park Heights as follows:
1. The City Engineer shall review the drainage for the site. The final grading for the proposed
structure shall be subject to review by and approval of the City Engineer.
2. Any exterior mechanical equipment associated with the accessory structure shall be screened.
3. The exterior of the accessory structure shall be finished with siding and in a color to match the
current principal building exterior.
4. The upper level of the accessory structure shall be used for storage and not for habitable space.
5. The height of the accessory structure shall not exceed the height of the principal structure.
6. The Applicant will work with the City Arborist to preserve the ash and maple trees shown to be
removed on the site plan as well at the cedar tree on the north property line.
7. An enclosure shall be constructed on the east side of the new accessory structure to enclose all
trash and recycling containers.
8. The applicant shall apply for and receive a building permit for the accessory structure. All
applicable Building Code requirements shall be met.
II. Reference Attachment:
The report of the City Planner dated July 2, 2019 and Owner's site plan approved by the City Council are
annexed hereto as "Exhibit B" by reference.
III. 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
/ /2
Date: 7 - / By fc�
. Mcg ber, Mayor
< .G:
Date: By
APIP77. c `+{ on, City Administrator
r
2 •
Carol D.Johnson,Owner
Date: s°
By ..�.i��� 1J �1. .\NAVA--
Carol D.Johnson
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EXHIBIT"A"
LEGAL DESCRIPTION
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),ELFELTS 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;EXCEPT PARCEL 6 OF WASHINGTON COUNTY HIGHWAY RIGHT OF WAY PLAT NO
177-CSAH 23,RECORDED AS DOC.NO.4054395,WASH.CO.RECORDS.
4
EXHIBIT "B"
PLANNERS REPORT AND SITE PLAN
5
•
C3601 Thurston Avenue hi, suite 100 A• 3
Anoka, MN X68503
9'orf: 703.23'1.6640
Fitoetm ile: 763.027.0620
TFC@PIQnr ingCo.Dorn
MEMORANDUM
TO: Eric Johnson
FROM: Scut Richards
DATE: July 2, 2019
RE: Oak Park Heights— Request for Ccndldonal Use Permits for a
Garage--8165 Beach Road Street North
TPC FILE: 286.02 — 19.07
BACKGROUND
Carol Johnson has made an application for ConditionUse Permits (CUP) to allow for
replacement of a garage at 6165 Beach Row! 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
Melly within the rear yard. There is an axistirkg detached garage in the rear yard of 468
square feet which win be removed. The proposed garage wlU 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
units or
less and their accessory structures are an allowed conditionalconditionaluse In that piste,
EXHIBITS
The review Is based upon the following submittals:
Exhibit 1: Letter from Carol Johnson --June 21, 2019
Exit 2: Survey
Waft 3: Site Plan (Aortal Photo)
Exhibit 4: Front View Proposed Garage Elevation
Exhibit 5: Street View 6165 Beach Road North
Exhbft 6: Street View Upper 61'4 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)
Page 86 of 122
•
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 et my residential 4-plex because the existing garage Is
approximately 50 years old and In my 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 8 feet longer, 6 feet wider with a workshop on the
ground level end 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 8 feet to the south. I believe this Is the best and most logical
locatfon on the properly for the new garage and would Improve the aesthetic Impact to
the surrounding neighborhood. The existing garage has been in the seine 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 era marked with
an
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
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Page 87 of 122
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 Ilne Is the north line In that by Ordinance,the front yard is on Upper 81sT
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 fora 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,ma from yard abuts Upper 51a Street North and the
mar 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.
Dratnage/Utlflties
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 401.16.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 shell be
considered en 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.
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Page 88 of 122
2. Location, No accessory buildings shall be erected or located within an
requited y other than the rear yard except by approval of a conditional use
permit according to the prove mi as of Section 401.03 and Se401.15.D.13 of
s Ordinance.
Comment: A Conditional Use Permit has been requested to allow the gars
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. HeIghtftletbaats. Accessory buildings shall not exceed twenty (20) feet in
height or exceed the height of the principal afructure on the lot Acne
ssory
buildings shall be five (5) feet or more from side lot lines, eight (5) feet
from the
rear lot line and shall be six(6) feet or mom from any other bull n g or st ucturies
A vrdlnp the naqulrements of the Building Code am met Accessory buildings
shall not be located within a utility and or drainage easement unless wren
approval Is obtained from the easement holder. The setback and height
requirements under this provision may be vatted by approval of a conditional use
p as provided for in Section 401.03 and Section Opt.15.D.13 of this
Oxdirence.
Comment: A Conditional Use Permit has been requested for the rear yard
setback. Ail 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 mom than twenty-five (25)
percent of the of the rear yard except by approval of a conditional
permit eccordi to the use
provisions of Section 401.03 and Section 401.15,D.13 of
this Ordinance.
Comment The garage will comply with this prnvisivn with a coverage of 22.9
percent
5. Number of Structures, No building permit shall be issued for the construction
of more then one (1) private garage or storage structure for each detached single
family dwelling, coinmervled, industrial, public or Institutional building except b
approval of a conditional use permit ding to the provisions of Section
401.03 and 401. 15.D.13 of this Ordinance. Every detached single-fa
ray
dwelling unit erected atter the ef9bcttve date of this Ordinance shall be so
located
on the lot so that at least a two
be located on said lot. (2) car garage, either attached or detached, tin
Comment Only one detached structure is proposed for this lot,
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Page 89 of 122
8. 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 788 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 end may be in excess
of the number of structures allowable in Section 401.16.D.S.above.
Comment: Not applicable.
8. Building Permit No building permit shall be Issued ler 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 401.15.0.13 of this
Ordinance.
Comment: Only one detached structure Is proposed.
9. Accessory Uses. No accessory uses or equipment such as ak 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 seine 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.
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Page 90 of 122
Comment: The detached accessory building shall be used for storage to
eliminate the need for exterior storage of vehicles and equipment.
A in the case of residential uses, no commercial or home occupation
act/villas em conducted on the prgaertyr.
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 end 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 flees 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.
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Page 91 of 122
n i. The building height of an acoessexy 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 (26)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 end future lend uses in the area.
3. The environmental issues end geographic area involved.
4. Whether the use will tend to or actually depreciate the area in which it is proposed.
6. 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 prnpetify.
a The impact upon existing public services end facilities including parks, moods, streets,
and ulilliles, end 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 sea
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 5165 Beach Road North with the following conditions:
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Page 92 of 122
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. My exterior mechanical equipment associated with the garage shall be
screened.
3. The exterior of the proposed gavage 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 twin trees and
add any applicable conditions.
7. The applicant shall apply for and receive a building permit for the
structure. Ali applicable Building Code requirements shall be met.
PC: Julie Hultman
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Page 93 of 122
erk
COOL D. JOHNSON
P.O. BOX 551
Sumter,MN 55082
Phone:(651)439-9260
e-maff: caroldS50821 AOLcnTm
June 21, 2019
TPC
Atte: Mr. Scott D. Richards
3601 Thurston Avenue North, Suite 100
Anoka,MN 55303
Re: TPC Fite 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
appy for construction of a new garage at the above reforenced 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 rsgnf ramao ibz a 4-plex of this type and she, since it
will the be my own primary residence beginning in July. In order to resolve these
issues, the proposed new garage will be 6' longe',6' wider with a workshop on the
ground level and add attic space suflident to meet the necessary storage
requirements of the property. Storage spam in the main 4-pkz structure itself is
very
The location of the proposed new garage simply evands the footprint of the existing
garage 6' to the west and 6' to the eoa#h.I believe this Is the bat and most logical
location on the properly for the new garage and would Improve aesthetic impact to
the surrounding neighborhood. The misting 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 bine reflector marker is the
approximate location of the southwest corner of the new garage. The other corners
aro marked with an "X".
Page 94 of 122
3.Attached is a diagram showing the eight(8)parking spaces on the property,not
including spaces roadie the proposed garage,
4.Enclosed are checks for the S400 base fee and S1000 escrow account requested for
this application.
S.I will initial the first page of the originsl 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,
Carol .Johnson
Enclosures(3)
Page 95 of 122
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CAROL D. JOHNSON
6165 Beach Road North,##4
Oak Park Heights,MN 55082
(651)439-9260(Home)
(651)253-2878(Cell)
e-mail:carold55082(alAOL.com
September 4,2019
Ms.Julie Hultman
Planning&Code Enforcement
City of Oak Park Heights,MN
(651)351-1661/(651)439-0574
email address:jhultman@cityofoakparkheights.com
Re:Garage @ 6165 Beach Road North,OPH
Letters/emails to Carol Johnson dated September 3 and 4,2019
Dear Julie:
This letter is in response to the above-referenced letters/emails from you to me
dated September 3 and September 4,2019.
It is my plan,as previously discussed at various past meetings with the Oak Park
Heights City officials,to comply fully with the City Ordinance and Conditional Use
Permit approval conditions regarding the new garage such that the height of the
main 4plex apartment/residence building roof will be modified to match the height
of the new garage by December 31,2020.
Thank you for your assistance and attention to this matter.
Sincerely,
C�SIA� w`J s(1,1\
Carol D.Johnson,Owner
Drafted by/Return To:
Eckberg Lammers, P.C.
1809 Northwestern Avenue
Stillwater, MN 55082