HomeMy WebLinkAbout2020-07-16 Planning Report encuitim.T P C
3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.com
MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: July 16, 2020
RE: Oak Park Heights - Conditional Use Permit — New Attached Garage
and House Addition, Front Yard Setback at 15242 64th Street North
TPC FILE: 236.02 — 20.05
BACKGROUND
Rick Nelson has made an application for a Conditional Use Permit to allow construction
of an attached garage and house addition at 15242 64th Street North. The Conditional
Use Permit is required to vary from the front yard setback standards. An existing
garage on the property will be removed and replaced with a garage and upper living
space that will be attached to the house.
The property is zoned R-2 Low and Medium Density Residential District. Single-family
and two-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
Exhibit 2: Air Photo of Property
Exhibit 3: Certificate of Survey
Exhibit 4: Site Plan (A1)
Exhibit 5: First Floor Plan (A2)
Exhibit 6: Second Floor Plan (A3)
Exhibit 7: Building Section (A4)
Exhibit 8: South and West Exterior Elevations (A5)
Exhibit 9: North and East Exterior Elevations (A6)
Exhibit 10: Site Pictures
PROJECT DESCRIPTION
The project description and justification for the Conditional Use Permit from Rick Nelson
is as follows:
We would like to build a garage that we can actually use. Our current garage and
driveway are too small for any of our vehicles to fit into. We want to build a garage that
can fit our vehicles into and be a useable space. Due to city ordinance there is no on
street parking overnight in the winter. Our driveway is too small for our three vehicles.
We have the lot room to build a garage and connect it to our house.
Our family is growing, and the additional space is what we need. The link between the
garage and house will be our new front entry and mud room. The two-bedroom
ADU/Apartment above the garage will be for guests and or visiting family members. We
do have a few older family members that my wife would like to be able to move into the
space if needed, if they need assisted living.
ISSUES ANALYSIS
Comprehensive Plan
The property is designated as Low Density Residential in the Comprehensive Land Use
Map. The request for the house addition 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. Single-family
and two-family dwellings and their accessory structures are permitted uses in that
District.
The existing garage will be removed, and a 1,200 square foot garage will be attached to
the house. The garage will be two story with a living unit above for use by family. If the
unit is rented, it will need to comply with all zoning requirements for a two-family unit.
The only access to the new upper unit is from the outside of the house, at the rear of the
structure.
The front yard setback requirement for the R-2 District is 30 feet. The existing dwelling
was constructed at 6.2 feet from the right of way of 64th Street. The garage and addition
to the house is proposed at 22.7 feet from the right of way line. As per section
401.15.A.10 of the Zoning Ordinance, if the garage and addition had been proposed at
30 feet, an administrative approval could have been granted. In that the addition is
proposed at less than the 30-foot setback, a Conditional Use Permit is required as per
Section 401.15.1.e.5). The request is being made in that based upon the original
structure and where the addition and garage are being placed, the plan provides the
best interior design layout for the house and garage connection.
2
All other setback requirements are complied with. The criteria for reviewing the
Conditional Use Permit request is reviewed later in this report.
Subdivision/Lot Combination
The Applicant has requested a lot combination in that the existing garage is located on
a separate property. The Zoning Ordinance requires the properties to be combined in
that the garage will be placed over the existing property line. These properties can be
administratively combined by the City. All utility and drainage easements required by
the City will be provided. The lot combination approval will need to be filed with
Washington County.
Drainage/Utilities
The City Engineer has reviewed the drainage for the site. The final grading for the
proposed structure shall be subject to approval of the City Engineer. The drainage
easements as required by the Subdivision Ordinance shall be dedicated.
Conditional Use Permits
Application for a setback Conditional Use Permit shall be regulated by Section
401.15.1.e.5). of the Zoning Ordinance. A Conditional Use Permit may be granted
provided that:
5) A required yard on a lot may be reduced by a conditional use permit if the
following conditions are met:
a) 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 original house was constructed prior to the requirement for a 30-
foot front yard setback. The garage and addition had been designed to integrate
the interior flow of the house. A request such as this is not common in the City
and should not set a precedence.
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 City shall require the dedication of drainage and utility
easements.
c) The reduction will work toward the preservation of trees or unique physical
features of the lot or area.
Comment: Moving the garage and addition will preserve more useable back
yard space.
3
d) If affecting a north lot line, the reduction will not restrict sun access from
the abutting lots.
Comment: The structure should not impact sun access for abutting lots.
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 addition will not impact traffic visibility (Section 401 .15.B.6) and
will not create any public safety concerns.
f) The conditions of Section 401.03.A.7 of this Ordinance are considered
and satisfactorily met.
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 Permit proposed for the site. The
placement of the original home and need to make a reasonable addition to the
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 Permit for construction of an
attached garage and house addition at 15242 64th Street North, City Staff would
recommend the garage construction with the following conditions:
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.
4
2. All required utility and drainage easements will be provided with
documentation to the City. The lot combination approval will need to be
filed with Washington County.
3. If the unit is rented to non-family, it will need to comply with all Zoning
Ordinance requirements for a two-family unit.
4. Any exterior mechanical equipment associated with the garage and
addition shall be screened.
5. The exterior of the proposed garage and addition shall be finished with
siding to match the current home exterior.
6. The applicant shall apply for and receive a building permit for the
structure.
7. Any other conditions of the Planning Commission, City Council and City
Staff.
5
Rick Nelson
15242 64th Street North
Oak Park Heights Mn 55082
We Would like to build a garage that we can actually use. Our Current garage and driveway are too small
for any of our vehicles to fit into. We want to build a garage that can fit our vehicles into and be a
useable space. Due to city ordinance there is no on street parking overnight in the winter. Our drive way
is to small for our three vehicles. We have the lot room to build a garage and connect it to our house.
Our family is growing and the additional space is what we need.The link between the garage and house
will be our new front entry and mud room. The two-bedroom ADU/Apartment above the garage will be
for guests and or visiting family members. We do have a few older family members that my wife would
like to be able to move into the space if needed, if they need assisted living.
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