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Home My WebLink About2021-03-04 Planning Memorandum 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: March 4, 2021 RE: Oak Park Heights — Conditional Use Permits for Rear Yard Setback and Size of Garage — 6188 Beach Road North TPC FILE: 236.02 — 21.03 BACKGROUND Roy Crist has made an application for Conditional Use Permits (CUP) to allow a garage addition at 6188 Beach Road North. The application is to allow a reduced rear yard setback and garage size for an addition to the existing house. The detached garage will be removed. The existing house was constructed approximately one foot from the rear property line. The property is zoned R-2 Low and Medium Density Residential District. Single 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 from Roy Crist Exhibit 2: Air Photo Location Map Exhibit 3: Site/Grading Plan Exhibit 4: Main Floor Plan Exhibit 5: Elevation Plans PROJECT DESCRIPTION The project description for the CUP from Roy Crist is as follows: Why I want to build an attached 3 car garage: 1. The existing garage is falling down. 2. My wife and I are getting up in age. I want to have the laundry room on the first floor for her, so she does not have to go to the basement to do laundry. 3. A three-car garage will add value to the property, allow my wife and I to park inside and for me to put my utility trailer in the garage. I have also designed a room for a workshop for me to use, stay active and enjoy my hobbies. 4. I want to also add a bathroom in the garage because we have one full bath for the house currently. This too will add value to the property and be useful to us and future owners. I understand there are two reasons that are requiring me to have a CUP: 1. Due to the lot size and layout in the old part of town, as the current code requires a 30-foot setback from the rear lot line, and this is not possible on this lot. The best that I could get is an eight-foot setback from the west (rear property line). 2. The total size outside dimensions is 1395 square feet. The garage is connected to the house with a new mudroom, within the confines of the new garage I plan to add a laundry room and a new bathroom for the house. The square footage of the new laundry room and the bathroom do reduce the total square footage of the garage and increase the square footage of the home, which will improve the value of the property. ISSUES ANALYSIS Comprehensive Plan The property is designated as low density in the Land Use Map. The request for the garage addition is consistent with the policies related to low density land use. Zoning The property is zoned R-2 Low and Medium Density Residential District. Single family dwellings and their accessory structures are permitted uses in that District. The principal building setback requirements are found below in the table. Additionally, the limit for attached and detached accessory building size on a lot is 1,200 square feet and the proposed size is 1,395 square feet. Exceptions to these provisions can be made by CUP. Zoning Requirement Proposed Addition Front Yard Setback— 30 feet 30 feet Side Yard Setback — 5 feet 20 from North Property Line Rear Lot Line — 30 feet 8 feet (Existing Structure 1 Foot) Maximum Attached/Detached 1,395 sq ft Accessory Building — 1,200 sq ft 2 The proposed building will comply with all of the setback requirements except for the rear property line. A concrete pad is proposed outside of the mud room door near the rear property line. That pad will be required to be five feet from the property line. The criteria for reviewing the CUP request are found as follows. Conditional Use Permits Section 401.15.C.1.e.5) provides criteria for review of a reduction in a required lot in a yard. A review of the criteria is as follows: a) The reduction of setback requirements is based upon 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 property is unique in that there is an existing single-family structure that was constructed one foot off the rear property line. Beach Road is at an angle to the property leaving the north property depth at 57 feet. There is limited area to add on to the house within the 30-foot front and 30-foot rear setback areas. The addition to the house will replace an existing nonconforming shed that is partially on neighboring properties. The garage, although it exceeds the allowable size, will not be at odds with other similar requests. 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 proposed house will not conflict with the property line drainage or easements. c) The reduction will work toward the preservation of trees or unique physical features of the lot or area. Comment: The Applicant should comment on any proposed removal of trees. d) If affecting a north lot line, the reduction will not restrict sun access from the abutting lots. Comment: The proposed house will not impact sun access for the adjoining property. e) The reduction will not obstruct traffic visibility, cause a public safety problem and complies with Section 401.15.6.6 of this Ordinance. Comment: The setback of the house addition will not create safety issues. f) The conditions of Section 401.03.A.7 of this Ordinance are considered and satisfactorily met. Comment: The criteria are reviewed below. 3 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. As indicated, the shape of the lot and the required setbacks provides difficulties in allowing for an addition to the house. The existing house is currently set back one foot from the property line. The garage size request is reasonable based upon previous requests. City Staff does not see any issues with approving the application. CONCLUSION/RECOMMENDATION Upon review of the request for the Conditional Use Permit to allow a garage addition at 6188 Beach Road North, City staff would recommend the application with the following conditions: 1 . Any exterior mechanical equipment associated with the garage addition shall be screened. 2. The exterior of the proposed garage addition shall be finished with siding to match the current house. 3. The Applicant shall apply for and receive a building permit for the structure. 4. The concrete pad proposed outside of the mud room door shall be required to be five feet from the property line. 5. The Applicant should comment on any proposed removal of trees. 6. Any other conditions of the Planning Commission, City Council and City Staff. Pc: Julie Hultman 4 From: Roy Crist<crist.roy65@gmail.com> Sent: Friday,January 29, 2021 3:17 PM Why I want to build an Attached 3 car Garage: 1. The existing garage is falling down. 2. My wife and I are getting up in age, I want to me the laundry room on the first floor for her so she does not have to go to the basement to do laundry. 3. A 3 car garage will add value to the property, allow my wife and Ito park inside and for me to put my utility trailer in the garage. I have also designed a room for a workshop for me to use, stay active and enjoy my hobbies. 4. I want to also add a bathroom in the garage because we have one full bath for the house currently.This too will add value to the property and be useful to us and future owners. I understand there are 2 reasons that are requiring me to have a CUP: 1. Due to the lot size and layout in the old part of town, as the current code requires a 30 setback from the rear lot line and this is not possible on this lot.The best I could get is an 8 feet setback from the west (rear) property line. 2. The total size Outside dimensions in square feet of 1395 sq ft,This garage is connected to the house with a new Mudroom, within the confines of the new garage I plan to add a laundry room and a new bathroom for the house. The square footage of the new laundry room and the bathroom do reduce the total square footage of the garage and increase the square footage of the home, which will improve the value of the property. I hope that this is useful to the board in reviewing and approving my permit application. Respectfully Submitted Roy E Crist. ti z m( --- '--4,:" t,* itt e itm ' , 4''''- a y 'lk �„�bit "1! Atfi 4 , ir� -lir "PIL * z ` i ;ye I 39 1/4 ` .. _ j t ^c i s_ E R ,40 • r sem' f'1 Jr.ri a l *.rji 'i 1 a '"''' al.....M."1 ...". 4 1*I ' .:. ' ' D2 , ., t J )I -- '49 '' ' A ter' Q-5 aimmisivr-- .i ,.. ) 1 N '► 4�i , a s / r s. vr, . , - ........„........----------Lif .. 4 t-ik„4..... ise._ Zt s * � 3 tof } # ' 3 , , . T a ,. r �. . . ,,, . ) ,,, .. - ,.. ,, i .. , 7.-," ...„ ,. zr...,„,. it.� .,.,,,.....,,,,,,,,i.:...„ 4 r s r , ,*. .It. 'ik.'k . ,::a, - til. .. u -1 It " E:. ,:s \\ X43 /b' \\ I \\ / • \ I t. \ ,�LEGAL DESCRIPTION: CONTACT: \\ \ ..Ds saoWT2 DN DaD Doc NO.9a9ssm O 00 Dist • r \ ......“45 4ssMs w 6188 Beach Road N I I\ \ ee M 32 TMMLwr Is�16 TO.re.u.a eu.v-re.. Oak Park Heights,MN 55082 c� N99LY'0'8"E • Addition to sand 6 and ss.l9 and 12:HIM2lxt zo Enen. C21651-2982190 ' Sry951 `. 1 a ^----y.-M• �\` — Highway Make al Nn NO mcs.x 33 w..F,N•.n cn�nn, COUNTY/CITY Exempt 15,1 s M we.F'WH 1 0010 \ u nne.eu + TITLE NOTES: WASHINGTON • I _ \ COUNTY • • P. 1q i.qL C,� \ 11.1AT WOULD SHOW EASEMENTS OR ENCUMBRANCES RLCDVFo G 1T-he- O / i.o%�` �/ R I'-.• . \\ 50 THAT OF NOT SHOWN. EASEMENTS MAY OAK PARK HEIGHTS •SI .�'� ` s /.' /'''�--- )� -I e/, 1 //1 s. \ AREA: //��^`\\ VII• o l % �.. \ TOTAL AREA AS SHOWN-11.552 SO.fT. //.-`\ • rI I ::_t___.). , s \\ SURVEY NOTES: 0 IOTM 20 m, 1 --0� NcsagE ansFo oN TH aASHINcroN cou5,, -Lm w cooawNATE SYSTEM NM)19 I -I---; • ® J , \\ }UNDERGROUND UTILITIES NOT SHOWN li 64 ul + .7 m ...„,=v.• J - \ EXISTING IMPROVEMENT AREAS: 1,'RI J PO I N \ v HWSE.I)D. DN SOIHRF rEEn 1`E I .. ... \\ DRIVEWACONCRETY 51,35 PREVISIONS: 317 M • - I. • .. .. TOTAL NPRDVEMENTS WITHIN PARCEL.4,415 SOFT v WTE REVISX)N / \ -32.25E EN OF TOTAL PARCEL AREA, 1.19-20 IRELIMIN Y16511E • iv W \ -}0 PREMRMNRY 611E • 4 t. �/ 1-13-21 ATTACHED GARAGE 2^I pe q COAL -dr� 1.5%F7 ` \ : i e- -- I :-' \ • - PROPSOSFD ! I.SW MDD �� s.. 1 on -tel, - , m6 „ I \ .._ / n I % „ • '- a CERTIFICATION: 11 IL. IMBitembn Bac 2571. • • \ OM.'.10-1940 • • \ PROJECT LOCATION: Lm 0 \ t -•� - — \ 1 8 8 138.341I \ \\ \ BEACH ROAD N. 599.39'05"W \ PID#3403020330139 \ n Suite 4200\ 1 \ O SI1lNrchuweNn5A02 Phone 651.2)5.2969 1 UNDERGROUND UTILITIES NOTES: LEGENDOPOSED IMPROVEMENT AREAS: ��ROPOSED BUILDING ELEVATIONS: ewe. THEUNDERGROUNDINFORWNONND SHOWN HAVEDRAWINGS. MEN LOCATEDFROMFIELD vNOVSF TO REMAIN. ON SQUARE An) TM Of GARAGE SLAB.91).0 SURVEY INFORMATION AND MISTING DMW1Nc5.TNF SURVEV00.MAKES NO c r u�+ 1}a UGUARANTEE THAT THE UNDERGROUND UTILITIES SHOWN COMPRISE ALL SUCH �^� NWMGE-1,193 ® SET TILITIES IN TNM MFA,EITHER N SERVICE OR ABANDONED.THE SURVEYOR Ems^ DNVEWAY-1.050 °HMT ma FURTHER DOES NOT WARRANT THAT THE UNDERGROUND UTILITIES SHOWN e '�""'^� CONCRETE TO REMAIN-133 t�X�MowEO LuvArI,N O ARE IN THE EXACT LOCATION INDICATED ALTHOUGH HE DOES CERTFY THAT ®- NEW CONCRETE-119 x-930—s—NOPoaO commix THEY ARE LOCATED AS ACCURATELY AS POSSIBLE FROM THE INFORMATION ®"a' n ItNROVFMFNTS-.,6.e SO.FT <} N1 AVAILABLE THIS SURVEY HAS NOT PHYSICALLY LOCATED THE UNDERGROUND o E m, TOTAL.2N MOFTOTMRAR,64250N _ NG_ UTILITIES.ADDITIONAL UTILITIES OF WNKH WE ARE UNAWARE MAY MST. 9 "JE NN am -- 90 -n3LDDMWA,a CORNERSTONE Sr CD.9^......^... ...mow w�°E NL'NEs"LR LAND SURVEYING.INC. �� State One Call CO Nn I- W e ,w DlsnHc cwTow ., UMW=rau on A �. 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