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HomeMy WebLinkAbout2024-05-02 TPC Planning Memorandum 4 TPC3601 Thurston Avenue N, Suite 100 Anoka, MN 55303 Phone: 763.231.5840 Facsimile: 763.427.0520 TPC@ Pl a n n i ng Co.corrin MEMORANDUM TO: Jacob Rife FROM: Scott Richards DATE: May 2, 2024 RE: Oak Park Heights — Conditional Use Permits for a New Garage — 6320 Lookout Trail TPC FILE: 236.05 — 24.01 BACKGROUND David Carpenter and Jenifer Doherty have made an application for Conditional Use Permits (CUP) to allow for construction of a garage at 6320 Lookout Trail. The application is for two Conditional Use Permits, one to allow for placement of the structure in a front yard and the second to exceed the allowable size, 1,200 square feet maximum for accessory buildings. The property has two frontages/front yards, on Lookout Trail and on Peacan Avenue North. There is an existing attached garage of 441 square feet. The proposed accessory building will be 980 square feet for a total of 1,421 square feet. The property is zoned R-2 Low and Medium Density Residential District. EXHIBITS The review is based upon the following submittals: Exhibit 1: Project Narrative Exhibit 2: Survey Exhibit 3: Air Photo/Contour Maps (2 pages) Exhibit 4: Plat Map Exhibit 5: Garage Floor Plan Exhibit 6: Attic Plan Exhibit 7: South Elevation Exhibit 8: East Elevation Exhibit 9: North Elevation Exhibit 10: West Elevation Exhibit 11: Building Section A Exhibit 12: Building Section B Exhibit 13: Building Section C Exhibit 14: Existing Garage Plan Exhibit 15: Detail Photos Exhibit 16: Site Photos PROJECT DESCRIPTION The project description and justification for the CUPs from David Carpenter and Jenifer Doherty is as follows: We have lived at 6320 Lookout Trail for over 28 years, having purchased it on February 14, 1996. Our home was built in 1945 for Dr. William G. Collinge and his wife Elizabeth. It's a beautiful home and we've loved and cared for over the years. We've completed many home and garden projects that have honored the history of the home and heritage of our community. We would like to build a detached garage in a section of our yard that would be considered our backyard, or west side of our house. We currently have a small tuck under garage (see note below) in which we cannot fit both of our SUV vehicles, which has been a hardship over the years. We have always had one or more cars that remain outside in all seasons, and as we age, we'd like to keep our cars under the roof of a garage. While we love our home and yard, another hardship of living in our location is that we have a 285 foot long driveway, which is steep, curving, and dangerous in the wintertime. We share our two-ended driveway with our neighbors to the south (the Fenners) and share shoveling duties very amicably. However, where their garage faces Peacan and has a shorter length to exit onto the street, our tuck-under garage falls midway on the driveway between steep hills in both directions. As a result, the driveway needs to be shoveled its full length from Peacan Avenue on the west to Lookout Trail on the east so that we can either go up the hill or down the hill, depending on the weather and ice conditions. While we are very accustomed to the winter shoveling, traversing it can be very slippery and dangerous. As we get older, we'd like to ease the necessity to shovel the full length needed to get a car out of our tuck-under garage. By erecting a detached garage on the west side, situated at the top of the incline, we will be able to get our car out of the driveway on the west entrance without having to shovel the full 2895 feet from top to bottom. Additionally, we'll be able to park both of our vehicles under a roof. Two small extensions to the garage, as seen on the attached architectural plan, include a workshop for misc. tools and projects, and a garden shed for the lawn tractor and garden equipment. A NOTE ABOUT OUR EXISITNG TUCK-UNDER GARAGE. I'm attaching a section of our original 1945 blueprint that shows the size and location of our existing tuck-under garage. We want to be sure that it is understood that the existing garage is indeed a complete tuck-under style that fits entirely under the roof of our home. There is no protrusion or additional roof, and it doesn't in any way contribute to impermeable land calculations. The interior square footage of the tuck-under is 441 square feet; the 2 exterior square footage is 504 square feet. The exterior walls of the garage are, with the exception of the 15 foot wide single overhead door, completely underground on three sides. The only exposed side to the garage is the south vehicle entrance. It does not have an independent roof, as it lies directly underneath rooms atop it on the main floor of our house. ISSUES ANALYSIS Comprehensive Plan The property is designated as low density residential in the Comprehensive Plan Proposed Land Use Map. The request for the new accessory building is consistent with the Comprehensive policies related to low density land use. Zoning The property is zoned R-2 Low and Medium Density Residential District. The accessory building requirements in Section 401.15.D of the Zoning Ordinance require that the structures be in a rear yard, be five or more feet from side lot lines, eight feet from the rear lot line and six feet from any other structure on the same lot, unless requirements of the Building Code are addressed. Additionally, the limit for attached and detached accessory building size on a lot is 1 ,200 square feet and the accessory buildings cannot exceed 25 percent of the total area of the rear yard. Exceptions to these provisions can be made by Conditional Use Permit. The subject property is a double frontage lot, with access to both Peacan Avenue and Lookout Trail. As indicated, accessory buildings are to be in the rear yard and no front yard setback is specified in the ordinance. In this case, the required setback from either Peacan or Lookout Trail would need to comply with the principal building front yard setback of 30 feet. The proposed accessory building will be set back 20 feet from Peacan Avenue and would comply with the five foot side yard setback. A Conditional Use Permit would be required for the setback distance and that the proposed structure is in the front yard. The accessory building will occupy 14.5 percent of the yard between the house and Peacan Avenue. There is no issue with the size of the structure in relation to the area of the yard. The existing attached garage is 441 square feet. The proposed accessory building is 980 square feet for a total of 1,421 square feet. The ordinance allows for a maximum of 1,200 square feet of the combined size of the attached and detached garage. A Conditional Use Permit would be required for the new structure. In that the existing garage is a tuck under and does not contribute to the overall size of the house, the additional detached structure should not be an issue for mass and scale in the neighborhood. The criteria for reviewing the CUP request are reviewed later in this report. 3 Survey As of the date of this report, a survey has been ordered but not been completed for this property. The applicant has noted that the site plan that has been submitted will be consistent with the survey. A condition of the Conditional Use Permit will be submittal of the survey. Setbacks 401.15.B.4 c. On a through lot (a lot fronting on two (2) parallel streets), both street lines shall be front lot lines for applying the yard and parking setback regulations of this Ordinance. In addition, no home on a through lot or corner lot in any residential zone shall maintain direct access to any arterial street designated as such by the Comprehensive Plan. The principal structure setback of 30 feet to Peacan will apply, and 20 feet is proposed. To maintain a reasonable distance between the house and the new garage, the distance between those two structures is proposed at 20 feet. This will also minimize the amount of driveway required for access to the new garage. 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. Accessory Building Requirements Section 401 .15.D provides a list of requirements for construction of an accessory building on a property. Please find a review of those criteria: 1. Connection with Principal Building. An accessory building shall be considered an integral part of the principal building if it is connected to the principal building by a covered passageway. Comment: The house and garage will not be attached. 2. Location. No accessory buildings shall be erected or located within any required yard other than the rear yard except by approval of a conditional use permit according to the provisions of Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: A Conditional Use Permit has been requested to allow the garage structure in the front yard setback area. 3. Height/Setbacks. Accessory buildings shall not exceed twenty (20) feet in height or exceed the height of the principal structure on the lot. Accessory buildings shall be five (5) feet or more from side lot lines, eight (8) feet from the 4 rear lot line and shall be six (6) feet or more from any other building or structures providing the requirements of the Building Code are met. Accessory buildings shall not be located within a utility and/or drainage easement unless written approval is obtained from the easement holder. The setback and height requirements under this provision may be varied by approval of a conditional use permit as provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: A Conditional Use Permit has been requested for the 20 foot setback from Peacan. All other setback and height requirements will be met. 4. Lot Coverage. No accessory building or detached garage or combination thereof within a residential district shall occupy more than twenty-five (25) percent of the area of the rear yard except by approval of a conditional use permit according to the provisions of Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: The garage will comply with this provision with a coverage of 14.5 percent. 5. Number of Structures. No building permit shall be issued for the construction of more than one (1) private garage or storage structure for each detached single family dwelling, commercial, industrial, public or institutional building except by approval of a conditional use permit according to the provisions of Section 401.03 and 401.15.D.13 of this Ordinance. Every detached single-family dwelling unit erected after the effective date of this Ordinance shall be so located on the lot so that at least a two (2) car garage, either attached or detached, can be located on said lot. Comment: Only one detached structure is proposed for this lot. 6. Size. No accessory building for single family dwellings or combination of attached and detached accessory buildings shall exceed one thousand, two hundred (1,200) square feet of floor area, except by conditional use permit as provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: A Conditional Use Permit has been requested for the combined square footage of 1421 square feet. 7. Administrative Approvals. Storage buildings one hundred twenty (120) square feet or less and in conformance with the provisions of this Ordinance may be approved by the Building Official without a building permit and may be in excess of the number of structures allowable in Section 401.15.D.5. above. Comment: Not applicable. 5 8. Building Permit. No building permit shall be issued for the construction of an accessory building in a residential district when an existing detached garage or other accessory building is located on the same lot, except by conditional use permit as provided for in Section 401.03 and Section 401.15.D.13 of this Ordinance. Comment: Only one detached structure is proposed. 9. Accessory Uses. No accessory uses or equipment such as air conditioning cooling structures or condensers, swimming pools, and the like which generate noise may be located in a side yard except for side yards abutting streets where equipment is fully screened from view. Comment: Any exterior mechanical equipment associated with the garage will need to be screened. 10. Compatibility. The same or similar quality exterior material shall be used in the accessory building and in the principal building. 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. Comment: The exterior of the garage has been designed to complement the current principal building exterior. Conditional Use Permits Application for a Conditional Use Permit shall be regulated by Section 401.03 of this Ordinance. Such a Conditional Use Permit may be granted provided that: a. There is a demonstrated need and potential for continued use of the structure for the purpose stated. Comment: The detached accessory building shall be used for storage of vehicles and as a garden shed. b. In the case of residential uses, no commercial or home occupation activities are conducted on the property. Comment: No home occupations are proposed for the property. c. The building has an evident re-use or function related to the principal use. Comment: The proposed use of the structure is related to the principal use. 6 d. Accessory building shall be maintained in a manner that is compatible with the adjacent residential uses and does not present a hazard to public health, safety and general welfare. Comment: There should be no hazard to public health, safety and welfare. 21 e. 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: The lot has a double frontage with two front yards. The applicant has requested a 20 foot setback in order to minimize driveway lengths and keep a reasonable distance between the house and accessory building. 21 f Existing property line drainage and utility easements are provided for and no building will occur upon this reserved space unless approved in writing by the easement holder. Comment: There is no encroachment of existing easements. 21 g. The reduction will work toward the preservation of trees or unique physical features of the lot or area. Comment: No trees will be removed. 21 h. If affecting a north lot line, the reduction will not restrict sun access from the abutting lots. Comment: The building will not restrict sun access to an adjacent property. 21 i. The building height of an accessory building shall not exceed twenty (20) feet. Comment: The building will be approximately 18 feet in height to the midpoint of the south dormer and will not exceed the height of the principal structure. 21j. Accessory buildings or detached garages or combination thereof within a residential district shall not occupy more than twenty-five (25) percent of the rear yard. Comment: The building will comply. 7 k. The provisions of Section 401.03.A.8 of this Ordinance shall be considered and a determination made that the proposed activity is in compliance with such criteria. 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 Conditional Use Permits proposed for the site. The unique lot with double street frontages provides a practical difficulty for placing an accessory building on the property. The existing homes on either side are placed forward of the 6320 Lookout Trail house on Peacan Avenue. The proposed garage will not look out of place in relation to surrounding structures. The existing 1945 tuck under garage does not easily accommodate current motor vehicle sizes. City Staff does not see any issues with the request. CONCLUSION/RECOMMENDATION Upon review of the request for the Conditional Use Permits, City staff would recommend the application for Conditional Use Permits (CUP) to allow for construction of a garage at 6320 Lookout Trail with the following conditions: 1. 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. 2. Any exterior mechanical equipment associated with the garage shall be screened. 3. The exterior of the proposed garage shall be finished with siding and in a color to match the current principal building exterior. 4. The upper level of the proposed garage shall be used for storage and not for habitable space. 8 5. No kitchens or bathrooms shall be allowed in the proposed garage. 6. A survey shall be submitted prior to issuance of a building permit and comply with the approved site plan. 7. The applicant shall apply for and receive a building permit for the structure. All applicable Building Code requirements shall be met. PC: Julie Hultman 9 Carpenter & Doherty • 6320 Lookout Trail 1 PROJECT NARRATIVE: DETACHED GARAGE We have lived at 6320 Lookout Trail for over 28 years, having purchased it on February 14, 1996. Our home was built in 1945 for Dr. William G. Collinge and his wife Elizabeth. It's a beautiful home that we've loved and cared for over the years. We've completed many home and garden projects that have honored the history of the home and heritage of our community. We would like to build a detached garage in a section of our yard that would be considered our backyard, or west side of our house. We currently have a small tuck-under garage (see note below) in which we cannot fit both of our SUV vehicles,which has been a hardship over the years. We have always had one or more cars that remain outside in all seasons, and as we age,we'd like to keep our cars under the roof of a garage. While we love our home and yard, another hardships of living in our location is that we have a 285 foot long driveway,which is steep, curving, and dangerous in the winter-time. We share our two-ended driveway with our neighbors to the south (the Fenners) and share shoveling duties very amicably. However,where their garage faces Peacan and has a shorter length to exit onto the street, our tuck-under garage falls midway on the driveway between steep hills in both directions. As a result,the driveway needs to be shoveled its full length from Peacan Avenue on the west to Lookout Trail on the east so that we can either go up the hill or down the hill, depending on the weather and ice conditions. While we are very accustomed to the winter shoveling,traversing it can be very slippery and dangerous. As we get older we'd like to ease the necessity to shovel the full length needed to get a car out of our tuck-under garage. By erecting a detached garage on the west side, situated at the top of the incline,we will be able to get our car out of the driveway on the west entrance without having to shovel the full 285 feet from top to bottom. Additionally,we'll be able to park both of our vehicles under a roof. Two small extensions to the garage, as seen on the attached architectural plan, include a workshop for misc.tools and projects,and a garden shed for the lawn tractor and garden equipment. A NOTE ABOUT OUR EXISTING TUCK-UNDER GARAGE: I'm attaching a section of our original 1945 blueprint that shows the size and location of our existing tuck-under garage. We want to be sure that it is understood that the existing garage is indeed a complete tuck-under style that fits entirely under the roof of our home. There is no protrusion or additional roof, and it does in any way contribute to impermeable land calculations. The interior square footage of the tuck-under is 441;the exterior square footage is 504. The exterior walls of the garage are,with the exception of the 15'wide single overhead door, completely under ground on three sides. The only exposed side to the garage is the south vehicle entrance. 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