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HomeMy WebLinkAbout2022-11-14 CC Meeting Packet Enclosure Oak Park Heights Request for Council Action Meeting Date November 14th, 2022 Time Required: 5 Minutes Agenda Item Title: 15222 62nd St N -Variances for: Lot Size, Lot Width and Subdivision Process& Regulations -Creating Two Lots . Agenda Placement New Business Originating Department/Requestor: Eric Johnson, City Administrator Requester's Signature Action Requested Discussion, Possible Action Background/Justification (Please indicate if any previous action has been taken or if other public bodies have advised): Please see the attached from Scott Richards, City Planner: 1. Planning Report—dated: December 1st, 2022 2. Planning Commission— Summary Memo and Findings 3. Proposed City Council Resolution Page 139 of 198 TPC 3601 Thurston Avenue N,Suite 100 Of � Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TRC(:PlanningCo.00m PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: December 1, 2022 RE: Oak Park Heights—Variance for Subdivision Process and Regulations, Variance for Lot Size, Variance for Lot Width -- 15222 62nd Street and 15XXX 62nd Street TPC FILE: 236.02 —22.11 BACKGROUND Jennifer Cates Peterson of Cates Fine Homes LLC/Setac Properties (Applicant) has made application for a variance from Subdivision Regulations and process, and variance for lot size and lot width to allow for construction on two single family lots at 15222 62nd Street and 15XXX 62nd Street. The property currently has one single family home that will be removed. The site consists of one parcel at 5,382 square feet in size and another with 10,758 square feet. The property is zoned R-2 Low and Medium Density Residential District. The property line is proposed to be moved to create two lots, one at 8,093 square feet, and the second one at 8,047 square feet. The proposed lots will not comply with lot size and lot width requirements of the R-2 District, requiring a variance. The other variance is required to allow the boundary line adjustment as a minor subdivision and not require a preliminary/final plat. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Site Location Map Exhibit 3: Certificate of Survey Exhibit 4: Neighborhood Lot Size Comparison Exhibit 5: Lot Line Adjustment Exhibit :6 Proposed House Elevations Exhibit 7: Proposed Floor Plans Exhibit 8: Landscape Plan — 15222 62nd Street Exhibit 9: Landscape Plan— 15XXX 62nd Street Page 140 of 198 Exhibit 10: Stormwater Management Plan Exhibit 11: Utility Plan Exhibit 12: Report of the City Engineer PROJECT DESCRIPTION The Applicant has provided a project narrative that is found as Exhibit 1 of this report. The property at 15222 62nd Street has an existing house on a 40' wide lot. The property at X)000( 62nd Street is an 80' wide vacant lot. We are proposing demolishing the home, splitting the 120'into (2) 60'lots, and building new homes on each lot. Enclosed is a site plan that shows each house fitting in the buildable setbacks and inspiration of what the homes would look like. These homes are conservative in size and their style fits the neighborhood. The lots will be fully landscaped, and trees will be planted for privacy and screening (see enclosed landscape plan). ISSUES ANALYSIS Comprehensive Plan. The property is designated as Low Density Residential on the Proposed Land Use Map. The two single family dwellings will be consistent with this land use designation. Zoning. The property is zoned R-2 Low and Medium Density Residential District. The District requires the following: District Lot Area Lot Width Building Height R-2 10,400 SF 80 feet 35 feet As indicated, the proposal is to create two lots, one at 8,093 square feet, and the second one at 8,047 square feet. Additionally, the proposed lot widths are 60.3 feet for 15222 62nd Street and 60.0 feet for 15XXX Street. The lots are adequately sized for the two houses proposed and all the setback requirements will be met. Section 401.15.C.1 Yard Requirements states the following: No lot, yard or other open space shall be reduced in area or dimension so as to make such lot, yard or open space less than the minimum required by this Ordinance, and if the existing yard or other open space as existing is less than the minimum required, it shall not be further reduced. No required open space provided for any building or structure shall be included as part of any open space required for another structure. Section 401.04.A General Provisions and Standards of the Zoning Ordinance lists criteria for review of a variance from the lot area and lot width requirements. A review of those criteria is found later in the report. 04-2 Page 141 of 198 Subdivision. The provisions for review of a minor subdivision are found below. The request is to move the property line to create two lots of the same width. The provisions for minor subdivisions allow for an administrative approval if the new lots conform with the Zoning Ordinance lot size minimum standards. In this case, the minimum standards will not be met. Staff suggested that the minor subdivision process be used, rather than requiring a preliminary/fiinal plat which would be a significant additional expense to the Applicant. G. Minor Subdivisions: a. Qualification: This section applies to the following applications: 1. In the case of a request to divide a portion of a lot where the division is to permit the adding of a parcel of land to an abutting lot so that no additional lots are created and both new lots conform to Zoning Ordinance lot size minimum standards c. Processing: 1. If the land division involves property which has been previously platted, or the total property area included is greater than ten(10) acres, the Zoning Administrator may approve the subdivision, provided that it complies with applicable provisions of this Chapter. There are no criteria for a variance from procedural standards of the Subdivision Ordinance, but the Planning Commission and City Council should determine if allowing this boundary line adjustment is appropriate. Based on the fact that the request is a simple adjustment of a lot line, this should be processed as a minor subdivision. Setbacks. The R-2 District requires the following: District Front Yard Side Yard Rear Yard R-2 30 feet') 10 feetz 30 feet The proposed setbacks are compliant with the requirements of the R-2 District. Building Height. The building height maximum in the R-2 District is 35 feet. The single family structures proposed for these two lots will be well within that height limit. Parking. Section 401.15.F.9. of the Zoning Ordinance provides the parking requirements for single family dwellings as follows: Single Family, Two-Family, and Townhouse Unit. Two (2) spaces per unit, both of which are in a covered garage structure. Each of the single family structures will have a two stall garage and adequate room on the driveways for an additional two cars per lot. 04-3 Page 142 of 198 Grading/Drainage/Utilities. The Applicant has provided a stormwater management plan and utility plan for the project. The plans shall be subject to review by the City Engineer. Landscaping. A landscape plan is provided for each of the two lots. The proposed landscaping is appropriate for single family development. The landscape plans are subject to review and comments of the City Arborist. Design Criteria — Single Family. Sections 401.15.C.7-8 provide single family building requirements for new construction. The proposed single family homes appear to meet the requirements, but the final plans will be considered at the time of building permit review. Variance Criteria —Zoning. Review Criteria. In considering all requests for a variance and in taking subsequent action, the Planning Commission and City Council shall make a finding of fact that the proposed action will not: a. impair an adequate supply of light and air to adjacent property. b. Unreasonably increase the congestion in the public street. c. Have the effect of allowing any district uses prohibited therein, permit a lesser degree of flood protection than the flood protection elevation for the particular area, or permit standards which are lower than those required by State law. d. Increase the danger of fire or endanger the public safety. a. Unreasonably diminish or impair established property values within the neighborhood, or in any way be contrary to the intent of this Ordinance. f. Violate the intent and purpose of the Comprehensive Plan. g. Violate any of the terms or conditions of Item 5, below. 5. Conditions. A variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: a. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district 1) Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. 04-4 Page 143 of 198 2) Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 3) Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. b. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. c. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. d. Granting the variance requested will not confer on the applicant any special privilege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. e. The request is not a result of non-conforming lands, structures or buildings in the same district. f. The request is not a use variance. g. The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. h. The request does not create an inconvenience to neighboring properties and use. Comment: The Planning Commission and City Council should review the above criteria regarding the request for the Zoning variance. City Staff sees no neighborhood, public service, public safety, or infringement on adjoining property issues with this request. The neighborhood has been developed with a variety of lot sizes, some similar to what is proposed. The proposed lots and houses will not be at odds with what is already in place in the neighborhood. Variance Criteria — Subdivision. There are no criteria for a variance from procedural standards of the Subdivision Ordinance, but the Planning Commission and City Council should determine if allowing this boundary line adjustment is appropriate as an administrative approval. Based on the fact that the request is appropriate for a minor subdivision, the variance is supported by Staff. CONCLUSION 1 RECOMMENDATION Subject to the requests for a variance from Subdivision Regulations and process, and variance for lot size and lot width to allow for construction on two single family lots at 04-5 Page 144 of 198 15222 62nd Street and 15XXX 62nd Street, Staff would recommend approval with the following conditions: 1. The landscape plans are subject to review and comments of the City Arborist. 2. The final grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. 3. Any other conditions of the Planning Commission and City Council. PC: Julie Hultman 04-6 Page 145 of 198 CATES FINE HOMES 60 I PROJECT NARRATIVE Project Address: 15222 62nd Street & xxxxx 62nd Street Project Description: The property at 15222 62nd Street has an existing house on a 40'wide lot. The property at xxxxx 62nd Street is an 80'wide vacant lot. We are proposing demolishing the home, splitting the 120' into(2) 60' lots, and building new homes on each lot. Enclosed is a site plan that shows each house fitting in the buildable setback and inspiration of what the homes would look like. These homes are conservative in size and their style fits the neighborhood. The lots will be fully landscaped and trees will be planted for privacy and screening (see enclosed landscape plan). office 651.439.2844 fax 651.430.2922 I web catesfinehomes.com 2000 industrial boulevard stillwater minnesota 55082 MN LIC#BC533260 Page 146 of 198 ••• 1",• ® --_4-.00 !4■iM'dZOE W• .7 _-_-- -- ....-owe +•nr.ams r,+e f f '�f — �� al l'or -13 . ',! . 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L•:eu,ur-vo•,u...:..•.•.v,ssr....y,.. �..�...;�,..�.s�,•sr.._..<•..,..e•.n•uun.v.�. .�....._. ...�..m.•.u.•av�.�s .•:,.�,.r •+..r•�J PO Ofd 0 i 9 0 l 11 1 a 1 08:::. , 1, ,, t `., _ : F 1 _I w 3 el C r•3 s! �1 a [ Pijkh Vt QOQWlol — Paga 157 of a.•: a— Landscape Mat..lac. a n QQ !ga s NW ti 21.1nci 2 00 g \ a I I # g N '}S)91,1 /XXXST � � tun a N Mitt a V 4= v, 3s +' sr r. cl— C s SSR i 'F �f ,, Si -— »........-.. .m.. ........ _'_ -.:I....».»............ii liy. ;a, »' .. i1 : ._.i..i.....iR:t:: l� iiS: i 1 [ ..— � i+r>, r a. �• Iii : 41 giO E 8 I t t 11 i ii i i A 1 1)1111 l i 1 ,,- i iiiril I I 11 ii � 33 ail � ¢ w i ,4*-1 i I i. ill j00 DsyJYt� ' I z-flhI!I— O s } lQJ � ��ib-i IL)Zyw ; 0.,i -11c3 X31 -ts qle y .1-„t .14- 4/01 Ys Page 158 of 198 &oro STORMWATER MANAGEMENT PLAN Lots 29, 30, & 31 , Block 16 Mckenty's Addition to Stillwater 15222 62nd Street N Oak Park Heights, Minnesota November 16w, 2022 Rev.-November 28"', 2022 Rev, -November 29"', 2022 Prepared By: Prepared For: D E M A R c Cates Fine Homes 200 ndustrial Boulevard tillwater, MN 55082 LAND SURVEYING & ENGINEERING I hereby certify that this Plan, Specification or Report was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota. 52706 11.16.22 'Jeffrey A Prasch, 'E License Number Date • Project Engineer Page 159 of 198 Stormwater Management Plan 15222 62nd Street N—Oak Park Heights, MN Rev.-November 29th,2022 Table of Contents Table of Contents 1.0 Project Overview 2.0 Design Considerations Ii 3.0 Rate Control ii Table 3.1-Discharge Rate Summary 11 4.0 Volume Control Table 4.1-Discharge Volume Summary Appendix A-Figures Figure 1-Drainage Areas Existing Conditions Figure 2-Drainage Areas Proposed Conditions Figure 3-Precipitation Data Appendix B-Existing Conditions 2-Year Summary 1-3 Appendix C-Existing Conditions 10-Year Summary ... 4-5 Appendix D-Existing Conditions 100-Year Summary 6-7 Appendix E-Proposed Conditions 2-Year Summary 7-11 Appendix F-Proposed Conditions 10-Year Summary 12-14 Appendix G-Proposed Conditions 100-Year Summary 15-17 Appendix H-Soils Data 1-3 Page 160 of 198 Stormwater Management Plan 15222 62nd Street N—Oak Park Heights, MN Rev. - November 29th, 2022 1.0 Project Overview A Lot Split with two new residences is being proposed at 15222 62nd Street N in the City of Oak Park Heights, Minnesota. The current site is 0.61 acres with a residence, concrete sidewalk, stoop, concrete slab,and gravel driveway on the property. There are existing residences to the north,east,and west with street to the south. Currently, the entire property slopes down to the east causing all of the stormwater to flow onto private property.The existing drainage conditions are shown in,Figure 1. The proposed improvements include a lot split into two separate residences that each will have a new residence. The house located to the east will have a porch, deck, sidewalk, and driveway. The house to the west will have a sidewalk and driveway. For the proposed conditions,the existing flow path will be disrupted with the addition of the second house. The proposed grading will direct water from the west side yard, middle side yard,and front yards towards the street with the rear yard and east side yard flowing to private property. This grading will allow for a decrease in rates and volume discharged to private property. Figure 2 shows the proposed drainage conditions. 2.0 Design Considerations The site is under the jurisdiction of the City of Oak Park Heights. According to the City of Oak Park Heights Engineering Department, as long as rates and volume discharged to private property in the 2, 10, and 100-yr storms are decreased,then on-site storage will not be required for this site.The on-site storm water system design is based on their guidelines: A Rate and Volume Modeling Software—HydroCAD 10.10 A Rainfall Distribution—MSE 24-hour Type ill A Rainfall Data—NOAA Atlas 14 rainfall data as shown in Figure 3. A Soil Conditions—Hydrologic Soil Group B based on Web Soil Survey shown in Appendix D. 3.0 Rate Control The City regulates the rate of water discharged from the site. The requirement is that there be no increase in peak rate to private properties for the 2, 10, or 100 year annual probability events. Table 3.1 shows the existing and proposed runoff rates to private property. Table 3.1 —Discharge Rate Summary Discharge Rate [cfs] Discharge Node Storm Event 2-Year 10-Year 100-Year Pre- Post- Pre- Post- Pre- Post- Private Property 0.32 0.30 0.83 0.63 2.31 _ 1.55 As shown in the table above, the discharge rates to private property is reduced for each storm cycle, therefore the requirement is met. See the HydroCAD summary in Appendices B-G. 4.0 Volume Control The City regulates the volume of water discharged from the site. If there is no increase in volume of water discharged to private property, no on-site ponding is required.The impervious area and volume control summary can be found in Table 4,1. ii Page 161 of 198 AStormwater Management Plan 15222 62nd Street N—Oak Park Heights, MN Rev. -November 29th, 2022 Table 4.1 —Discharge Volume Summary Discharge Volume [cf] Discharge Node Storm Event 2-Year 10-Year 100-Year Pre- Post- Pre- Post- Pre- Post- Private Property 879 775 1,907 1,480 4,945 3,439 As shown in Tables 4.1. the proposed discharge volume is less than the existing discharge volume, therefore the requirement is met. See the HydroCAD summary in Appendices B-G. ill Page 162 of 198 Appendix A Figures Page 163 of 198 LEG [ xwaa sn.ei� a .,,,re" �'r `M.. •.@+ �y .+ a ��, 'Omar 4 rasa' 1 E } ms's q�{ aaa x - s .iwr.no. t Vias ---ice•--r .xn[.n ' _ x.aa1 1• :. •xsr Mo.MASSY ram of _ ..X _ �' �' I 'ems. .' W hi A yr.., s 1 ® ��M 6 It 6_ 1x..a °.ppp •� 51+7cA 1;. r u++a I x ` �, _o=woameMOW '-°dr x c (A:1 :111 i i M.11611 Iar 16 BURCRTCW#EM WIMP t 7 z O n 14 ® --�...�.,a '' �� ) „ : . Et PORocATcr1 e�eN rwt�ar y x + . bww..+.Iw,uw,.. f to EJNK NIN�BF]t a iar��.wr.. v. c wow..ma wwwwwwww. -:‘,...- v � i. iR REACH RUDER xa.raq�a o � 'prigit . .,.. 1 g • xsL� LS rm. —t--rRnnxaaARROW • 1.............." W vo a U �+j „�. "'I t�" "*8'�D1O rat An-... 16,140:yrr Int Arra i6,140i:1k 00 • t.- a azbr%+„Wc0— —1.ese:y ft ti1K+r,V aq f xwa-r�- • —. �Q .•r• s`'F &e4h+q past) sq ft frnetAhw 1,075 sq ft moss =ir_,5� Cca(S• 1 140aq ft Co c.Etta 144 sq 6` F ins— x mown .r, ron h(Cull 130 sq R .Uto p 41 s}R firyyii�((77 x�ar r+ xaere Con..44A(C_,v 45 sq k Can.54b 247,+q it Vasa M.O.a,a "K' �� Or$VCVerryx) 542sgtt r040 4371 01 It , ,Q flw,Way(W,90 574 sq It Acme:stow 14.US m.. •_ _ - as -..� 8 Cart.Walk(West) 30 sq ft }A ! + 62ND ST;N. �_� 4 "row 5,37e k FIGURE 1 Pacerxyt 33.32% 11,18,2022 Page 164 of 198 • LEGEND: L' N5 • wra tete �' ji r f7/={• ... :.& i•et••••••sat 1 7,:,,,,,,. <! g t• 414ftlat I oasmrc I „..•••• 1 {Y---- § f UPI qi ala. r r... ,•.. • ‘0, 0 J t t AI illitillnill 1 ' o Z ;= o m u E on." b - fit f -- o W p l Neu % f bl =yt ='=ti.wel ia FBK II 4 X p � 1 rte. II µiii .�1;! 1e1 ILSGTClWE7Ct NUMBER ""4 s Z h i 4 1 "+"� SEMI--- O W d 1 i I , vo n1CATCH 6A!t Pft* R 1 a.....o .� Fc, mast Vimemosaerammon. S - 1R REACHHIIItBER ^� r�'L,,, .OD.O tla.A.r+ �9ial '' ,r ' ` , 1 ORAMN4E ARROW a o.r..+....e.- seV rmo i Z 1 R>yased 1 ender.- Costs g tarctever w O `- --�• - 71 - wwlot Ares /6,14a sq—E to Ami 1G.140sgft (.U Oat*j Ni W1.856 R r9(WcUO64 sq R � GLI . ..- �t3 2,AiO R Grand Awe t,O7$sq R y� + 0 .I srs'ira 11'" _:•,.f>p► +*' q Pert l✓ Rt 140s4 ft C .WI t /44 ea ft Q AIWA �:i: OMa CreekPerth Met) l38 sq It Stoop 4!sq R a LL .. ' pm. Oyt - mossy'IA ya+rte+ Cwr.HMt(bet) 49 s ft Cevrc.546 247 sq R 0 ""+ / - 44,,, Alne.ay Mot! $42sq R 'total 2,371 sgft 0 &newsyAMsp 574 sq Rt Prrrmrtsye 14. SI •, —... ..ILS Coma Witt(West, 3OsgR 62ND 57:N. > 8 Tats1 5..370 Sof R FIGURE 2 jl Percentage 33.1411‘ Riot-11.292422 Page 165 of 198 FIGURE 3-PRECIPITATION DATA NOAA Atlas 14,Volume 8,Version 2 Location name:Minneapolis,Minnesota,USA* "s Latitude:44.9126•.Longitude:-93.3445' unr Elevation:919.99 It"' ) •Mures:ESRI Maps -_ .._f .•Muse:USGS POINT PRECIPITATION FREQUENCY ESTIMATES Sena Perks,Deborah Martin.Sandra Periodic,Iaheni Ro'Michael Si.Laurent,Ced Trypaluk Dale limb,Michael Nelda,Geofiery Bonnie NOAH,National Mather Santos,Silver Spring,Maryland PFtabular I PF gEaphicai I Maps & aenais PF tabular PDS-based point precipitation frequency estimates with 90% confidence intervals(in inches)1 uratlonli Average recurrence Interval(years) - 1L I J 2 5 10 25 50 100 200 500 1000 (0 5-rn I n 0.353 0,419 1 0.532 I 0.630 0.773 0.889 I 1.01 1 1.14 1.31 ( 1.45 (0.288-0.438) (D.342-0.520)1(0.432-0.662)1 .509-0.788) (0.605-1.00),(0.677-1.17)1(0.741-1.35)1(0.798.1.56) (0.884-1.85) (0.949.2.07) 10-min 0.517 0.813 0.778 0.923 1.13 1.30 1.48 ( 1.67 122 2.13 (0,422-0.642) (0.501.0.782) (0.635-0.970) (0.748-1.15) (0.888-1.47) (0:992.1.71) (1.09-1.98)4(1,17-2.29) (1.30.2.71)_ (1.39-3.03) 15-n)n I 0.630 0.748 0.949 1.13 1.38 1.59 I 1.80 i 2.03 2.35 2.80 (0.515-0.783) (0.610-0.929). (0.772-1.18) (0.909-1.41)_ (1.08-1.79) (1.21-2.08)1 (1,32-2.42)1 (1.43-2.79) (1.58-3.31) (1.70-3.89) 30-Min 0.891 1.07 r 1.36 1.62 2.00 I 2.30 2.61 2.94 3.40 3.77 (0.729-1.11) (0.870-1,32) (1,11-1.70) (1.31-2.03) (1.56-2.59)I (1.75-3.01) (1.92-3.50) (2.07-4.05) (2.29-4.79) (2.48.5.36) 1.18 1.39 l 1.78 I 2.15 - 2.70 1 3.17 3.87 I 4.21 428 6.81 80 min 1(0.950-1.44) , (1.13-1.72) J (1.45-2.22) I (1.74-2.89) (2.13-3.54)11 (2.42.4.19) (2.70.4,0:')1 (298-5.82 (3.36.7.05) (5,66-7.98) 1.43 1.70 i 2.21 I 2.68 11_3.41 4.04 4.73 � 5.46 9.57 ' 7.46 2-ht I (1.18-1.77).1 (1.40.2.10) f (1.81-2.73) I (2.18-3.33) I (2.71.4.48) 1(3.12-5.32) (3.51-6.3011 (3.89-7.54) (4.47-9.25) (4.90.10.5) 3-hr 1.60 1.89 2.46 3.00 3.87 4.63 I 6.45 1 8.41 7.73 8.91 II (1.32-1.96) (1.56-2.33) (2.02-3.03) (245.3.71) (3.10-5.07) (3.60-8,10)( (4.09-7.36)1 (4.58.8.82) (5.33-10.9) (5.89-12.5) 6-hr - 1.88 2.21 2.86 3.51 4.58 6.49 I 5.63 I 7.89 9.41 10.8 (1.56-229) . (1.83-2.70) (2.36-3.50) (2.88.4.31) (3.69-5.96)1 (4.30-720)j (4.92-8.74)1 (5.54-10.5) (8.49-13.2) (7.21-15.1) [ 12-hr I 2.13 2.53 327 3.98 I 5.09 1 6.06 I 7.11 I 8.28 1 8.97 11.4 ��J (1.78-2.58) (711-3.o6) (2.72-3.97) � (3.29.4.88) i (4_12.8.58)i (4.78-7.85)i (5.38-9.41)I-(5.99-11,2)I (8,92-13,8) (7.82-15.e)8J 2.49 2.88 3.58 I 4.29 I 5.41 6.31 749 8.71 10.6 12.0 I 24-hr I .09-3.0000) (2.40-3.45) ; (2.99-4.32) ; (3.58-5.19) I�(4.41-6.92) (5.06-5.23)1 (5.71-9.55) (6.35.11.7) (7.34-14.4) (8.09-18.5) I 2.80 3.26 I 3.94 4.93 5.76 I 6.76 7.83 9.13 11.0 12,5 2-day 1 (2.45.348) (2.74-3.88) I (3.31-4.72) (3.87-5.57) (4.74-7.3.2)J (5.39.8.64) (6.05-10.3) (8.72-12.2) (7.75-15,0) (13.53-17.1) - IIda.] 3.17 3.52 4.23 4.93 846 I 7.07 8.20 9.47 11.3 12.9 • (2.88.3.76) (2.98-4.19) (3,56-5,04) (4.13-5.90) (5.00-7.88)1 (5.66-9.00) (8.33-10.7) (7.00-12.6) (8.03-15.4) (8.82.17.5) 4-day 3.37 1 3.76 IL 4.50 5.22 6.38 7.40 f 8.52 9.78 11.8 13.1 Lw IL .87.4.00) (3.19-4.46) I3,80-5.35) (4.386.23) (527-8.01)1 3.93.9.36) (8.59-11.0) (7.24-12.9) f(8.25.15.7) (9.02-17.e) 740. r 3.88 4.38 8.27 6.09 7.31 8.34 9.44 10.6 12.3 13.7 • (3.31-4.57) (3.74-5.16) (4,48.8,23) (5.14-7.22) (8,02-9.04) (6.89-10.4) (7.31-12.1) (7.89-13.9) (8.78-16.5) ,(9.46.15.5) 1 Y 4.37 4.96 586 ��6.83 1 8.11 9.15 10,2 I 114 13.0 11142 {3.74-5.13) (4.24-5.82) (5.087.01) (5.798.08) J (8.67-9.93) (7.34.11.3) (7.93-13.0) (8.45-14.8) (9.26-17.3) L(9.87^ 19.1) 20 day 5.94 6.67 7.88 8.88 10.3 1 11.3 12.4 13.6 15.0 15.1 (5.12-8,92)._ (5.74-7.77) (6,74.9.19) (7.56-10.4)_ (8.45-12.4)1 (9.13-13.8) (9.67-15.5) (10.1-17.3) (10.8-19.7) (11.3-21.8) 7.33 1 8.19 9.56 10.7 l' 12.2 13.3 14.5 15.6 17.0 19.1 30-day (6.34-8,50) I (7.07-9.50) (8.23-11.1) (9.14-12.5) 1 (10,1-14.6)1 (10.6-18.2) (11,3-17.9) (11.7-19.6) (12.3.222) (12.7-24.1) 45-da 8.13 10.2 11.9 13.2 14.9 16.2 17.4 18.6 19.9 20.9 (7.93-10.5) r (8.64-11.8) (10.2-13.7) (11.3-15.3) (12.317.7)r (13.1-19.5) (13.6-21.4) (13.9-23.4) (14.4-25.8) (14.8-27.7) 60-day 10.7 12.0 13.9 15.5 174 I 18.8 20.1 21.2 22.6 23.6 __� (9.30-12.3) (10.4-13.8) (12.1.16.1) (13.3-17.9) II(14.4-20.5)11 (15.2-22.5) (15.7-24.8), (18.0.28.7) I(15A-29.2) (18.7.31.1)_ 1 Precipitation frequency(PF)estirteles in this table are based on Irecs envy araysis of partial duration series(PDS). hunters In parenthesis ars PF estimate at lower and upper bounds of the 90%confidence interval The probability that precipitation frequency -estimates(fore gbren duration end average recurrence Interval)will be wester then the upper bound(or lass than the lower bound)Is 5%.Es8rretes at upper bounds we not checked against probable mmdnum precipitation(PMF)estimates and Trey be higher than currently void MP values. Please refer to NOAA Aft 14 docurrent for Imre t ifomstion. ____^_ Page 166 of 198 �I /1 a Z} :Z i1I N e4 xZa :4i4.L!i11 1 z2 / Z Y S z1N ~0 e iiRi ; X M Z pQ 02 i � Mid1I! 33U Uo as ti Na 1 c i 11 ill lil ?� a 5F g i a i11Iig• 1ghte. B Bg 11 u s�i� zil x W ��1 b �_ r bp E Iii Ili 5 il ) _ " g as g al8il-' 'ill^ ; 1 0/- �V v v V 6 I I I 1 I I I • I i '1 ?ter -._� _ ... ...- -.;--•—.--,—f- - ---__-_a_ _� "°r --.�" _ r- i !__.. .., . 1 1, - 1 { - veooY.no.om p ... ..:1- . , I Vii ': i , Z li = .1011 Al I� 1g/ ti _ • N 1 f _ _ • L ;,•+.,_,• -s....._1„,_..,„•_,7 ——J-— 4 —.i. Gln l3JNVd Q39�OW�' - , ,,! 'I 4!! w.; r F-. ' t I I I "i IIIIL.... 111111 �� `• �ti��• I 1 1] .k-i_�" ! k . '— la ? g. _ }- wy ' . > T�,. 1 41_' - s,� ------ ----- 1 II .:_ T f4 , 1�+ _ i 1 S• a�taws T • t w� '�9 1 I fi l.-:AN• -.. I I 1 10111 I I 11111111111 1 1 I 11IH{1iLII it it i1 t ; iI it ;a iI ° $ ' al 1'11 ' '' 1ti 77 gsgc } I �I •d i 11 1111!41! { C 1111!ll "j € U jiu1!!! & iL 8 oax0i..y4Oi " $ iiii.,I444Jai diLila hi g 441 ! 8 l_.,! . hi 'Ij!a: Mil 1 J+i : MU a Page 167 of 198 st Stantec 733 Marquette Avenue Suite 1000,Minneapolis MN 55402-2309 November 30, 2022 File: 193800151 Attention: Mr. Eric Johnson City of Oak Park Heights 14168 Oak Park Blvd. Oak Park Height, MN 55082 Reference: 15222 62"d Street—Utility,Stormwater Review Dear Eric: We have reviewed the Lot Line Adjustment Plan (Utility Plan)dated 11-22-2022 and the Stormwater Management Plan dated 11-29-2022 the property at 15222 62nd Street. 1. The utility plan shows the proposed sewer service connecting to the existing water stub and the proposed water service connecting to the existing sewer stub for Parcel 2. The plan needs to be revised to show the sewer and water services connecting to the appropriate stubs. The contours and drainage features on the utility plan need to be updated to conform to the stormwater management plan design dated 11-29-2022. 2. The stormwater management plan and proposed drainage design is acceptable. Please note that the certificates of survey submitted for the individual lots will need to show grading details in conformance with the proposed drainage plan. if you have any questions or require further information, please do not hesitate to contact me. Regards, Stan.ec Consulting Services Inc. 4.31/17.71a.44., nn,PE MN,WI,CA Principal Phone:612-712-2085 Lee.M a n n @st a ntec.com Attachments: Lot Line Adjustment Plan(Utility Plan),Stormwater Management Plan c. file Julie Hultman,Building Official Andrew Kegley,Director of Public Works Scott Richards,City Planner Kevin Sandstrom,City Attorney Design with community in mind Page 168 of 198 PLANNING REPORT TO: Eric Johnson FROM: Scott Richards DATE: December 9, 2022 RE: Oak Park Heights —Variance for Subdivision Process and Regulations, Variance for Lot Size, Variance for Lot Width — 15222 62nd Street and 15XXX 62nd Street TPC FILE: 236.02 — 22.11 BACKGROUND Jennifer Cates Peterson of Cates Fine Homes LLC/Setac Properties (Applicant) has made application for a variance from Subdivision Regulations and process, and variance for lot size and lot width to allow for construction on two single family lots at 15222 62nd Street and 15XXX 62nd Street. The property currently has one single family home that will be removed. The site consists of one parcel at 5,382 square feet in size and another with 10,758 square feet. The property is zoned R-2 Low and Medium Density Residential District. The property line is proposed to be moved to create two lots, one at 8,093 square feet, and the second one at 8,047 square feet. The proposed lots will not comply with lot size and lot width requirements of the R-2 District, requiring a variance. The other variance is required to allow the boundary line adjustment as a minor subdivision and not require a preliminary/final plat. The provisions for minor subdivisions allow for an administrative approval if the new lots conform with the Zoning Ordinance lot size minimum standards. In this case, the minimum standards will not be met. Staff suggested that the minor subdivision process be used, rather than requiring a preliminary/final plat which would be a significant additional expense to the Applicant. The Planning Commission at their December 8, 2022, meeting held a public hearing, took the Applicant's and public's testimony, and after consideration of the application, unanimously recommended approval with conditions. The recommended conditions are found below and in the City Council resolution. EXHIBITS The review is based upon the following submittals: Page 169 of 198 Exhibit 1: Planning Report with Exhibits — December 1, 2022 CONCLUSION / RECOMMENDATION Subject to their review, the Planning Commission recommended approval of the request for a variance from Subdivision Regulations and process, and variance for lot size and lot width to allow for construction on two single family lots at 15222 62nd Street and 15XXX 62nd Street. A resolution has been provided to the City Council for their consideration. 1. The landscape plans are subject to review and comments of the City Arborist. 2. The final grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. 3. The proposed single family dwellings shall be consistent and similar in style to what was proposed as part of the application packet. PC: Julie Hultman Page 170 of 198 RESOLUTION NO. CITY COUNCIL CITY OF OAK PARK HEIGHTS WASHINGTON COUNTY,MINNESOTA A RESOLUTION ESTABLISHING FINDINGS OF FACT AND RESOLUTION OF THE CITY COUNCIL THAT THE REQUEST BY JENNIFER CATES PETERSON OF CATES FINE HOMES LLC/SETAC PROPERTIES FOR A VARIANCE FROM SUBDIVISION REGULATIONS AND PROCESS AND A VARIANCE FROM LOT SIZE AND LOT WIDTH TO ALLOW CONSTRUCTION OF TWO SINGLE FAMILY HOMES AT 15222 62ND STREET AND 15X:XX 62ND STREET BE APPROVED WITH CONDITIONS WHEREAS,the City of Oak Park Heights has received a request from Jennifer Cates Peterson of Cates Fine Homes LLC/Setac Properties (Applicant) for a variance from Subdivision Regulations and process, and variance for lot size and lot width to allow for construction on two single family lots at 15222 62nd Street and 15XXX 62nd Street; and after having conducted a public hearing relative thereto, the Planning Commission of Oak Park Heights recommended that the application be approved with conditions. The City Council of the City of Oak Park Heights makes the following findings of fact and resolution: 1. The real property affected by said application is legally described as follows,to wit: SEE ATTACHMENT A and 2. The applicant has submitted an application and supporting documentation to the Community Development Department consisting of the following items: SEE ATTACHMENT B and 3. The property is zoned R-2 Single Family District in which single family uses and accessory detached structures are a permitted use; and 4. The site consists of one parcel at 5,382 square feet in size and another with 10,758 square feet. The property line is proposed to be moved to create two lots, one at 8,093 square feet, and the second one at 8,047 square feet. The proposed lots will not comply with lot size and lot width requirements of the R-2 District, requiring a variance; and Page 171 of 198 5. Section 401.15.C.1 Yard Requirements states the following: No lot, yard or other open space shall be reduced in area or dimension so as to make such lot,yard or open space less than the minimum required by this Ordinance, and if the existing yard or other open space as existing is less than the minimum required, it shall not be further reduced. No required open space provided for any building or structure shall be included as part of any open space required for another structure. A variance for lot width and size shall be required; and 6. Section 402.01 G. Minor Subdivisions allow for an administrative approval if the new lots conform with the Zoning Ordinance lot size minimum standards. In this case,the minimum standards will not be met. A variance for Subdivision process shall be required; and 7. The setbacks, building heights and performance standards of the Zoning Ordinance for the proposed single family dwellings will be complied with; and 8. City staff prepared a planning report dated December 1, 2022, reviewing the request and the criteria for granting variances; and 9. Said report recommended approval of the Variances subject to the fulfillment of conditions; and 10. The Planning Commission held a public hearing at their December 8, 2022, meeting,took comments from the applicants and public, closed the public hearing, and recommended that the application be approved with conditions. NOW, THEREFORE,BE IT RESOLVED BY THE CITY COUNCIL FOR THE CITY OF OAK PARK HEIGHTS THAT THE CITY COUNCIL APPROVES THE FOLLOWING: A. The application submitted by Jennifer Cates Peterson of Cates Fine Homes LLC/Setac Properties (Applicant) for a variance from Subdivision Regulations and process, and variance for lot size and lot width to allow for construction on two single family lots at 15222 62°d Street and 15XXX 62°d Street and affecting the real property as follows: SEE ATTACHMENT A Be and the same as hereby approved the City Council of the City of Oak Park Heights with the following conditions: 1. The landscape plans are subject to review and comments of the City Arborist. 2. The final grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. Page 172 of 198 3. The proposed single family dwellings shall be consistent and similar in style to what was proposed as part of the application packet. Approved by the City Council of the City of Oak Park Heights this 13th day of December 2022. Mary McComber, Mayor ATTEST: Eric A. Johnson, City Administrator Page 173 of 198 ATTACHMENT B Variance for Subdivision Process And Variance for Lot Size & Width Cates Fine Homes LLC/Setac Properties 15222 and 15XXX 62m1 St. N. Application Materials • Application Form • Fees (applicable) • Plan Sets • Written Narrative and Graphic Materials Explaining Proposal • Mailing List from Washington County(500' from subject property) • Proof of Ownership or Authorization to Proceed • Property Tax Statement(s)/Legal Description(s) Planning Commission Public Hearing & Recommendation: December 8, 2022 Required Approvals: Planning Commission Majority Vote City Council Majority Vote Variance - Lapse of Approval: Unless the City Council specifically approves a different time when action is officially taken on the request, the variance shall become null and void twelve (12) months after the date of approval, unless the property owner or applicant has substantially started the construction of any building, structure, addition or alteration, or use requested as part of the variance. An application to extend the approval of a variance shall be submitted to the Zoning Administrator not less than thirty(30) days before the expiration of said approval. (401.04.C.4.1 and 2) Page 174 of 198 ATTACHMENT A Variance for Subdivision Process And Variance for Lot Size & Width Cates Fine Homes LLC/Setac Properties 15222 and 15XXX 62nd St. N. Washington County Property Identification Numbers: 34.030.20.32.0143 34.030.20.32.0144 Legal Description: Lots 29-31, Block 16, McKenty's Addition to Stillwater Physical Address: 15222 & 15XXX 62nd St. N. Page 175 of 198 THIS PAGE INTENTIONALLY LEFT BLANK cc t c. rtir Page 176 of 198