HomeMy WebLinkAbout2023-08-03 Planning Report TPC3601 Thurston Avenue N, Suite 100
Anoka, MN 55303
Phone: 763.231.5840
Facsimile: 763.427.0520
TPCiti.PlanningCo.corn
MEMORANDUM
TO: Eric Johnson
FROM: Scott Richards
DATE: August 3, 2023
RE: Oak Park Heights — Conditional Use Permit for Setbacks - New
House Construction — 15405 57th Street North
TPC FILE: 236.05 — 23.01
BACKGROUND
Chris and Kim Hays have made an application for a Conditional Use Permit to allow for
front, rear, and side yard setback allowances. This lot was created by a minor
subdivision process in which two lots were created. The subject lot bordering on 57th
Street is 14,961 square feet and the second lot on 56th Street is 30,000 square feet.
The house at 5655 Peller Avenue was constructed on the larger lot in 2019. A
Conditional Use Permit was granted to vary from the rear setback by the City Council in
February of 2019.
The property is zoned R-1 Single Family Residential District. Single family dwellings
and their accessory structures are permitted uses in that District. A Conditional Use
Permit is required for reductions in a required yard.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Project Narrative
Exhibit 2: Location Map
Exhibit 3: Survey and Site Plan
Exhibit 4: Proposed House Elevations
Exhibit 5: Foundation Plan
Exhibit 6: First Floor Plan
Exhibit 7: Second Floor Plan
Exhibit 8: Section Diagrams
PROJECT DESCRIPTION
The project description from Chris Hays is as follows:
I'm looking to get a CUP for our house in Oak Park Heights. I am aware that the front
porch and rear porch are encroaching on the setbacks. I had the surveyor place the
house on the lot as such to preserve as many trees as possible.
ISSUES ANALYSIS
Comprehensive Plan
The property is designated as Low Density Residential in the Comprehensive Plan
Proposed Land Use Map. The single-family house is consistent with the
Comprehensive policies related to low density land use.
Zoning
The property is zoned R-1 Single Family Residential District. Single family dwellings and
their accessory structures are permitted uses in that District. The setbacks in the R-1
District require a 30-foot front yard setback, but Section 401.15.C.1 D. provides a
different requirement if there are existing structures on the block:
Where adjacent structures within same block have front yard setbacks different from
those required, the front yard minimum setback shall be the average of the adjacent
structures. If there is only one (1) adjacent structure, the front yard minimum setback
shall be the average of the required setback and the setback of adjacent structures.
The front yard for the subject property is on Peller Avenue. The house at 5655 Peller
Avenue is setback 25.1 feet from the property line. Taking the average of that setback
and the required setback of 30 feet, results in a setback requirement of 27.5 feet. The
proposed structure is 25.3 feet from the property line.
The side yard setback requirement is 10 feet, but not less than 30 feet if the lot is on a
corner. The setback requirement for the 57th Street side yard is 30 feet. The porch is at
a 20 foot setback, while most of the house is at 30 feet or 33 feet. The opposite side
yard, adjacent to 5655 Peller Avenue, is a 10 foot requirement, and 20 feet is proposed
to preserve trees.
The rear yard setback requirement is 30 feet. The house is proposed at 21.1 feet. The
criteria for reviewing the CUP request are found as follows in this report.
Conditional Use Permit Review and Criteria:
The Applicant has provided justification for the reduced setbacks by indicating that trees
will be preserved. For the Planning Commission review, the Applicant shall indicate
which and how many of the trees in the side yard will be preserved.
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:
2
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: Due to the definitions of front yard in the Zoning Ordinance, the front
lot line is on Peller Avenue. This lot is unique because of its orientation to the
two street frontages which limits the buildable area. The existing house at 5655
Peller Avenue is at a setback of 21.1 feet and the subject property house is at
25.3 feet to Peller Avenue. The house to the east at 15433 57th Street is
setback 30 feet to 57th Street.
The house has been positioned to preserve trees, and the design of the house is
broken into segments with a front porch, use of dormers, and variations in the
wall setbacks to give the house architectural interest.
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. The City Engineer will review the plans for any drainage impacts
to surrounding neighbors.
c) The reduction will work toward the preservation of trees or unique physical
features of the lot or area.
Comment: The existing trees to the south of the house will be preserved with
the proposed orientation of the house on the lot. The Applicant shall indicate
which and how many of the trees in the side yard will be preserved.
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 401.15.8.6 of this Ordinance.
Comment: The setback of the house will not create safety issues.
f) The conditions of Section 401.03.A.7 of this Ordinance are considered and
satisfactorily met.
Comment: The conditions have been reviewed and City Staff does not see any
conflict with the house in the proposed location on the lot. Those conditions are
found as follows:
3
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 CUP proposed for the site.
Drainage/Utilities
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.
CONCLUSION/RECOMMENDATION
Upon review of the request for the Conditional Use Permit, to allow for front, rear, and
side yard setback allowances for new house construction at 15405 57th Street North, the
following conditions are proposed:
1. The trees at the south side of the subject property shall be preserved.
The Applicant shall indicate which and how many of the trees in the side
yard will be preserved for review by the Planning Commission.
2. 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.
3. Any other conditions of the Planning Commission, City Council and City
Staff.
C: Julie Hultman
4
b( # I
From: Christopher hays<chays21@icloud.com>
Sent:Thursday,July 6, 2023 1:58 PM
Subject: Re: Oak Park Heights-Tree Removal
I'm looking to get a c.u.p for our house in Oak Park Heights. I am aware that the front porch and rear
porch are encroaching on the set backs. I had the surveyor place the house on the lot as such to
preserve as many trees as possible.
Thanks,
Chris Hays
RECEIVED 1UL 0 6 2023
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