HomeMy WebLinkAbout2020-09-20 TPC Memorandum TPC3601 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: September 9, 2020
RE: Oak Park Heights—Amended Conditional Use Permit for Principal
Building Height— 6165 Beach Road North
TPC FILE: 236.02 — 19.07
BACKGROUND
As a follow up to the September 2, 2020 planning memorandum related to Carol
Johnson's application for an Amended Conditional Use Permit (CUP), Staff would like to
add additional information for the Planning Commission to consider as it determines a
recommendation.
Precedence
In the previous planning memorandum, Staff raised the issue of precedence as an issue
the Planning Commission should consider. Carol Johnson's property is unique in that
the principal building is a 50-year-old flat roof structure in which the first level is partially
below grade. There are few if any flat roofed single-family structures and a number of
older multiple family structures with flat roofs in the City. Many of the multiple family
structures are two stories in height. It is unlikely that a situation such as the one for
6165 Beach Road North would come up again.
Much of the older housing stock in Oak Park Heights consists of one-story ramblers
averaging in height from 15 to 20 feet (measured to the mid-point of the roof). The
Zoning Ordinance indicates the following related to accessory building height and
compatibility:
3. Height/Setbacks. Accessory buildings shall not exceed twenty (20) feet in
height or exceed the height of the principal structure on the lot.
10. Compatibility. The same or similar quality exterior material shall be used in the
accessory building and in the principal building except as allowed as a temporary
structure in Section 401.15.D.11 of this Ordinance. 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.
The accessory structure at 6165 Beach Road features a roof pitch of 12/12 which
results in a taller building height than a roof with a lower pitch. The standard rambler or
detached garage features a pitch of 4/12 or 6/12. A property owner in the City would
need to request a Conditional Use Permit to vary from the pitch or to exceed the height
of the principal structure in order to build a detached garage. Most homeowners want
the roof pitch to match and are cost sensitive to the added cost of a taller structure.
Homeowners that want a taller first story height or steeper pitch in order to increase the
height of attic usable space would be encouraged not to pursue a Conditional Use
Permit from Staff because the request would be at odds with the neighborhood. In the
case of the request by Carol Johnson with an existing flat roofed principal structure, the
situation is unique. A gable roof on the principle structure could have a negative impact
on the neighborhood as discussed below. Each request to vary from the ordinance
must be evaluated based upon the particular circumstances of the property, the
neighborhood, and the structures on the lot.
Conditional Use Permit Criteria
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:
Staff would argue that Criteria 5 listed above may be the most valid reason to support
the Applicant's request for the Conditional Use Permit. Adding a gable roof to the
existing flat roofed structure would greatly add to the mass of the structure and would
be at odds with the existing single-family character of the neighborhood. The Planning
Commission should also review the Applicants narrative and reasons to support the
conditional use permit. Staff finds these are valid points for consideration.
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Julie Hultman
From: Julie Hultman
Sent: Wednesday, September 9, 2020 3:54 PM
To: 'Timothy J. Freeman'; 'David White'; 'Blake Van Denburgh'; 'jennifer_v@hotmail.com'
Cc: Eric Johnson; Scott Richards; 'Mike Liljegren (liljegrens@comcast.net)'
Subject: OPH - Carol Johnson CUP Amendment Memo
Attachments: 6165 Beach Road North(2) - Johnson CUP Amendment - Planning Memo - September
2020.pdf
Please see the attached Memo from contract City Planner Richards. Paper copies of this memo will be at your seats for
the Planning Commission meeting tomorrow evening.
Please let me know if you have any trouble opening the pdf attachment.
Thank you,
Julie
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Julie Hultman
From: Julie Hultman
Sent: Wednesday, September 9, 2020 3:56 PM
To: Carol D Johnson
Subject: OPH - Carol Johnson CUP Amendment Memo
Attachments: 6165 Beach Road North(2) -Johnson CUP Amendment - Planning Memo - September
2020.pdf
Carol,
Thank you for letting me visit today for photos and measurements. Please see the attached Memo from contract City
Planner Richards. The Planning Commission has also received this memo.
Please let me know if you have any trouble opening the pdf attachment.
Thank you,
Julie
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