HomeMy WebLinkAbout2020-07-16 Planning Report TPC3601 Thurston Avenue N, Suite 100 EncW� 3
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPC@PlanningCo.corn
PLANNING REPORT
TO: Eric Johnson
FROM: Scott Richards
DATE: July 16, 2020
RE: Oak Park Heights — Planned Unit Development Amendment — Front
Yard Setback Allowances for Lots 7, 8, and 9 Palmer Station.
TPC FILE: 236.02 — 20.06
BACKGROUND
Olivia Gavic, representing Creative Homes Inc. has made an application for a Planned
Unit Development Amendment to allow a reduced front yard setback from 30 feet to 20
feet for Lots 7, 8 and 9, Palmer Station located at 5606, 5573 and 5609 Oak Cove
North. The Planned Unit Development Amendment is required to vary from the front
yard setback standards in that a PUD was originally granted to allow for variations for
side yard setbacks with the original development approvals.
The City Council approved the request for the rezoning, Planned Unit Development, and
Preliminary and Final Plat for the thirteen-lot subdivision of the Palmer property at their
July 22, 2014 meeting. The property is zoned R-1 Single Family Residential District.
The review is based upon the following submittals:
Exhibit 1: Lot 7 Building Footprint at 30' Setback
Exhibit 2: Lot 9 Building Footprint at 30' Setback
Exhibit 3: Lots 7, 8 and 9 Building Footprint at 20' Setback
Exhibit 4: Grading Plan (C3.1)
Exhibit 5: Grading Details (C3.3)
Exhibit 6: Site Photos (3 images)
Exhibit 7: Report of the City Engineer, July 15, 2020
PROJECT DESCRIPTION
Ms. Gavic has provided the reason for the request in the development application
indicating that allowing a 20-foot setback instead of a 30 foot setback will allow for
saving a mature maple tree (45-inch base), allow for more useable back yards, and will
keep homes more in line with existing homes on Oak Cove.
ISSUES ANALYSIS
Comprehensive Plan. The Comprehensive Plan 2018 designates this area as Low
Density Residential. The Palmer Station development is in conformance with the
Comprehensive Plan.
Zoning. The property is currently zoned R-1 Single Family Residential District. The R-
1 District requires a front yard setback of 30 feet, side yard setbacks of 10 feet and rear
yard setback of 30 feet. If the lot is on a corner, the required setback is 30 feet from the
lot line. The 2014 approvals for Palmer Station allowed for reduced side-yard setbacks.
The approved condition is as follows:
17. The City Council agrees to the request to reduce the allowable setback on
the garage side of the home to a minimum of 5 feet. The setback to the
dwelling portion of the home would remain at 10 feet. A garage to garage
setback would be required to be 15 feet.
The current request reduces the front yard setback by 10 feet to 20 feet. A Planned
Unit Development Amendment is required to reduce the setback. Exhibit 3 shows the
proposed building footprints at the 20-foot setback. The reduced setback will allow for
more back yard space and allow enough space on the driveway to park cars and small
trucks.
Planned Unit Development Amendment Review. The Planning Commission and City
Council should review the criteria for a setback Conditional Use Permit in considering
the Planned Unit Development:
Application for a setback Planned Unit Development/Conditional Use Permit shall be
regulated by Section 401.15.1 .e.5). of the Zoning Ordinance. A Planned Unit
Development/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: As indicated, allowing a 20-foot setback instead of a 30 foot setback
will save a mature maple tree (45-inch base), allow for more useable back yards,
and will keep homes more in line with existing homes on Oak Cove.
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.
2
Comment: The required easements have already been dedicated.
c) The reduction will work toward the preservation of trees or unique physical
features of the lot or area.
Comment: One large maple tree will be preserved, and additional useable
back yard space will be provided for these three lots.
d) If affecting a north lot line, the reduction will not restrict sun access from
the abutting lots.
Comment: The structures 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 .15.6.6) and
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 Planned Unit Development Amendment proposed for the site. The
reduced setbacks will not negatively impact any of the above criteria. City Staff does
not see any issues with the request.
Grading and Drainage. A grading plan has been provided as part of the submittals.
The City Engineer shall review and approve all of the grading and drainage plans. The
City Engineer has provided a letter that is found as an Exhibit 7.
Easements. No existing easements will be impacted, nor new easements are required
with this request.
3
CONCLUSION / RECOMMENDATION
Upon review of the request for a Planned Unit Development Amendment to allow a
reduced front yard setback from 30 feet to 20 feet for Lots 7, 8 and 9, Palmer Station
located at 5606, 5573 and 5609 Oak Cove North, City staff recommends the application
with the following conditions:
1 . The final grading and drainage for the three lots shall be subject to
approval of the City Engineer.
2. Any other conditions of the Planning Commission, City Council and City
Staff.
pc: Julie Hultman
4
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N Certificate of Survey for: 2
z
CREATIVE HOMES, INC. 5
House Address:
5606 Oak Cove North,Oak Park Heights,MN
House Model:
Victoria
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x 957.5 9 9.8 x 955.2 56 953.4 x 953.2 II /, 1'1
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Top of Found.w 1 a ,
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SETBACKS ° 0 f l 1
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I 1 ` I \ WETLAND 1
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Denotes Proposed Contour i 9 I '2 vR HVA-943.7
I 10 YR HVA-944.6
1 •\ I 945Y 100 YR HVA-946.6
, 'Denotes Existing Contour 70.33
N89°35.02eW I
m rn I
l Denotes Existing Tree Location l __Existing 4 n
onaP Fence
Total Lot Areaon Property Line
'gp-19 Denotes Existing Hydrant ±21,680 sq.ft.
EB Total Sod Area from Rear Easement to Back of Curb,----.-±6,438 sq.ft.
p Denotes Existing Electric Box Driveway Area to Bock of Curb ±1,042 sq.ft.
Denotes Existing Television Box
o Denotes Existing Telephone Box LEGAL DESCRIPTION:
* Denotes Existing Light Pole Lot 7, Block 1, PALMER STATION,
' Denotes Existing Service Washington County, Minnesota
p Denotes Existing Curb Stop
x 000.o Denotes Existing Elevation Minimum Lowest Floor Elevation: 953.0
xc39o.9Denotes Proposed Elevation PROPOSED BUILDING ELEVATIONS
Denotes Direction of Drainage
Denotes Drainage & Utility Easement Lowest Floor Elevation: 953.7
(per recorded plot) Top of Foundation Elevation: 961.4
-e-- Denotes Iron Monument Garage Slab Elevation (at door): 961.0
Bearings shown are assumed NOTES:
1. Proposed building site grading is in accordance with the
GRAPHIC SCALE grading plans prepared by Elon Design Lob, last revised
0 15 30 60 8/23/18
2. Contractor must verify sewer depth.
3 3. Driveways shown are for graphic purposes only. Final driveway
(IN FEET) design and location to be determined by owner/builder.
iii
0. (11x17 sheet) 4. All building foundation dimensions shown on this survey
include exterior foundation insulation widths, if applicable.
I F-iCi 7708.007 NJP Refer to final building plans for foundation details.
il
o /�Ca�I I hereby certify to Creative Homes, Inc. that this survey,plan or report was prepared by me or under my direct supervision
(fa)
SCP and that I am a duly licensed land surveyor under the laws of the State of Minnesota. /y�
McCain Dated this 22nd day January, 2020. t
n Signed: rlson McCa`• Inc.
o
ENVIRONMENTAL•ENGINEERING•SURVEYING
3890 Pheasant Ridge Drive NE, By • ,Ir
o Suite 100,Blaine,MN 55449
Phone:763-489-7900 Fax:763-489-7959
Petterer 3 R. Bolluf/,L5.meg. No. 40361
J. Blomquist,LS.Reg. No. 51676
&/.412,
Revisions:
N Certificate of Survey for: 1 aent Comments-6/17/20
3
CREATIVE HOMES, INC. 5
House Address: House Model: I
5607 Oak Cove N.,Oak Park Heights,MN Victoria
\ \ .
a' #950.7
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TOP
= 957.22 -�� // s \ g2 b�0 -L
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maintenance access er.- V ,y a iV'
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grading plan / / 4/6';
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SETBACKS ‘' /e V4)0/ ...4
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Front: 30/t �' 17�� /9tin9(r E11nE ry
Side(Heuw}--_..._...to n. V / .46? FTX, '
std.(Gvege}._.._...... 5 R OC / .1., 940 A
Rev:.._._._.._..._..............30 ft. Q� ,- a
� a \ >6•6•K
e 6 4 \
Total Lot Area. .116,597/4.ft. \ \
Total Sod Area from Rear Yard Esmt. to Bock of Curb 17,130 sq.ft.
Driveway Area to Back of Curb 11,026 sq.ft.
°�
O'
.h
:,- Denotes Existing Tree Location
HYD
o Denotes Existing Hydrant 11:2, Existing Contour
ElDenotes Existing Electric Box
® Denotes Existing Television Box
p Denotes Existing Telephone Box LEGAL DESCRIPTION:
X:1 Denotes Existing Light Pole Lot 9, Block 1, PALMER STATION,
o Denotes Existing Service Washington County, Minnesota
o Denotes Existing Curb Stop
x 000.o Denotes Existing Elevation Minimum Lowest Floor Elevation: 949.0
900.0 Denotes Proposed Elevation PROPOSED BUILDING ELEVATIONS
Denotes Direction of Drainage
Denotes Drainage 8c Utility Easement Lowest Floor Elevation: 952.4
(per recorded plat) Top of Foundation Elevation: 960.1
-04- Denotes Iron Monument Garage Slab Elevation (at door): 959.7
c. Bearings shown are assumed NOTES:
1. Proposed building site grading is in accordance with the
GRAPHIC SCALE grading plans prepared by Elan Design Lab, last revised
0 IMMIIIIMMEMIi
5 30 60 8/23/18
2. Contractor must verify sewer depth.
3. Driveways shown are for graphic purposes only. Final driveway
design and location to be determined by owner/builder.
(IN FEET) 4. All building foundation dimensions shown on this survey
(8.5x14 sheet) include exterior foundation insulation widths, if applicable.
1786 7708.009 GJS Refer to final building plans for foundation details.
Cclrlsorhl hereby certify to Creative Homes, Inc that this survey, plan or report was
pr 1epared by me or under my direct supervision and that I am a duly licensed land
■` J • surveyor under the laws of the State of Minnesota. �•v�
McCain Dated this 11th day of May, 2020.
Signed: rl/n Mc Inc.
ENVIRONMENTAL.ENGINEERING=SURVEYING , , �L
3890 Pheasant Ridge Drive NE, By - N
o Suite 100,Blaine,MN 55449 Nomas R. Balluff, L.S.ieg. No. 40361
Phone:763-489-7900 Fax:763-489-7959 Peter J. Blomquist, L.S. Reg. No. 51676
tl. k3
*
Exhibit for: rualsone
CREATIVE HOMES,INC. •
Denotes Existing Tree Location I ,
p Denotes Extetbg Electric Box \ lvocool) A 0 I
b Devotes Existing TeIeNNan Box ,s+•- ,
p Denotes Existing Telephone Hou c d 0 A` e 5 08 0 r
*Denotes Existing Ufght Pete -sods.,Yoe- ti' ' bs�} • `/ '
.:Denotes
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0 91 011 Al 4 E `- a I q
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Denotes Drainage&Ut9sy Easement 16. -
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Stantec Consulting Services In'
Sta ntec 733 Marquette Avenue Suite 1000,Minneapolis MN 55402-2309
July 15, 2020
File: 193800151
Attention: Mr. Eric Johnson, City Administrator
City of Oak Park Heights
4168 Oak Park Blvd. N.,
Oak Park Heights, MN 55082
Reference: Palmer Station: Review of proposed setback revisions for Lots 7, 8 and 9
Dear Eric,
We have reviewed the proposed lot setback revisions for Lots 7, 8 and 9, Palmer Station. The proposal
reduces the lot setbacks from the street by 10-feet. The setback changes do not require changes to the
approved grading plan. The new driveway grades will conform with City standards for driveway grades.
Therefore, the proposed setbacks do not raise any engineering concerns.
If you have any questions or require further information, please do not hesitate to contact me.
Regards,
Stantec Consulting Services Inc.
4)71 )1111.A/1"--•------
Lee M. Mann. PE
City Engineer
Phone: 612-712-2085
Lee.Mann@stantec.corn
c. file
Julie Hultman, Building Official
Andy Kegley, DPW
Olivia Gavic, Creative homes