HomeMy WebLinkAbout2025-07-24 Recording Request to City Attorney Julie Hultman
From: Julie Hultman
Sent: Thursday,July 24, 2025 9:02 AM
To: Kevin Sandstrom
Subject: 6320 Lookout Trail N., OPH - Recording Request
Attachments: 1107_001.pdf
Good morning!
Please record the attached CUP for the Doherty/Carpenter home at 6320 Lookout Trail. N.
Have a great day!
0 Julie Hultman I Building Official
Planning & Code Enforcement
Office: 651.351.1661
From: copier@cityofoakparkheights.com<copier@cityofoakparkheights.com>
Sent:Thursday,July 24, 2025 9:00 AM
To:Julie Hultman <jhultman@cityofoakparkheights.com>
Subject:Attached Image
1
NOTICE OF CERTIFICATION
STATE OF MINNESOTA )
COUNTY OF WASHINGTON
CITY OF OAK PARK HEIGHTS )
I, the undersigned being duly qualified and acting as Building Official for the City of Oak Park
Heights, Minnesota DO HEREBY CERTIFY that I have compared the attached document:
Conditional Use Permit
For
Accessory Detached Garage Structure
At
6320 Lookout Trail, N.
City of Oak Park Heights
with the original thereof on file at the offices of the City of Oak Park Heights, and that the same is a
full, true, and complete copy of said document within the files of the City of Oak Park Heights.
WITNESS my hand and the seal of the City of Oak Park Heights, this 24th day of
July, 2025.
(!�d - 0 zA � t4��
JulicAfuliiT LanBui ' g Oial
CITY OF OAK PARK HEIGHTS
CONDITIONAL USE PERMIT FOR
ACCESSORY DETACHED GARAGE STRUCTURE
AT 6320 LOOKOUT TRAIL
Planners File No. 236.05-24.01
Legal Description: (Washington County Geo. Code: 34.030.20.31.0127)
SEE ATTACHED EXHIBIT A
Owner: David M. Carpenter & Jenifer Doherty,
6320 Lookout Trail, Oak Park Heights, MN 55082
Applicant: same
Site Address: 6320 Lookout Trail, Oak Park Heights
Present Zoning District: R-2, Low and Medium Density Residential
Date Issued: May 28, 2024
Conditional use required as set forth in Ordinance Chapter 401 Section 401.15.1); 401.26.E.3
I. CONDITIONAL USE PERMITS: The property has single family residential dwelling
structure with an attached tuck under garage of 441 sq. ft. The City of Oak Park Heights
received a request for a Conditional Use Permit from Applicants to build a detached garage
accessory structure totaling 980 sq. ft., which will bring total accessory garage structure
space to 1,421 sq. ft. The double frontage property has frontages on both Lookout Trail
and on Pecan Ave. N. As a result, the proposed detached garage will be located in a front -
yard area and the existing garage plus new accessory structure combined will exceed the
1,200 sq. ft. maximum for accessory structures, necessitating a conditional use permit. An
existing garage of 468 square feet will be replaced with a new 768 square foot accessory
detached garage structure. Due to the unique shape and layout of the lot and existing
structures, the accessory garage will not be within the rear yard, and further the garage will
only be 20 feet from the Pecan Ave. right of way, whereas front yard setbacks for a
principal structure are 30 feet. The accessory structure will comply with side yard setbacks.
The Planning Commission held a public hearing, reviewed the application, and
recommended approval on May 9, 2024. The City Council reviewed the matter at its
meeting on May 28, 2024.
The justification for the reduced setback and placement in the front yard, which the
Council found compelling, is that the lot has double frontages, that the front yard abuts
both Lookout Trail and Pecan Ave., and given the placement of the principal structure on
the lot leaving no other available area for building an accessory structure in compliance
with the zoning code requirements without a CUP variance to the requirements. Further
the size of the requested detached garage is mitigated by the fact that the existing garage is
a tuck -under beneath the house and does not add to the footprint of the existing principal
structure. The City Council determined to grant the permits requested for the front -yard
placement, reduced front -yard setback, and excess square footage variance subject to the
terms expressed below.
The City approves the requested conditional use by the May 28, 2024 Resolution 24-05-18 of the City
Council of the City of Oak Park Heights subject to the reasonable conditions and restrictions imposed as
follows:
1. The City Engineer shall review the drainage for the site. The final grading for the
proposed structure shall be subject to review by and approval of the City Engineer.
2. Any exterior mechanical equipment associated with the accessory structure shall be
screened.
I The exterior of the accessory structure shall be finished with siding and in a color to match
the current principal building exterior.
4. The upper level of the accessory structure shall be used for storage and not for habitable
space.
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
II. Reference Attachment:
The report of the City Planner dated May 21, 2024 and Owner's site plan approved by the City
Council are annexed hereto as "Exhibit B" by reference.
2
III. Abandonment: This permit requires continuous use in order to preserve the Conditional Uses granted
by the City under the terms hereof. Any discontinuation or abandonment of the uses permitted
hereunder upon the site for a period of 12 continuous months shall constitute abandonment and void
the permit.
IN WITNESS WHEREOF, the parties have set forth their hands and seals.
Date:
Date:�u ���i' � c�2�✓i
Date: _ I o _
CITY fl QAK PARK HEIGHTS
B�
1
Mary Mo omber, Mayor
Jacob , City Administrator
David M. pe er, Ow
By #'
D Carpente
Jenifer Doherty, Owner
Date: —� ' Z BU ) y
J n fer Doherty
This instrument drafted by:
Kevin S. Sandstrom, Esq.
Eckberg Lammers, P.C.
1809 Northwestern Ave.
Stillwater, MN 55082
3
EXHIBIT "A"
LEGAL DESCRIPTION
All that part of Lot 4 in Section 34, Township 30, Range 20, described as follows: Beginning at an iron pipe
monument on the west line thereof, said monument being 495 feet north of the southwest corner thereof, and
running thence north along said west line 90 feet to an iron pipe monument; thence east on a line parallel to
and 585 feet north to the south line of said Lot 4 to the westerly right of way line of Minnesota State
Highway Number 212; thence southerly along said westerly right of way line to its intersection with a ling
drawn parallel to and 495 feet north of said south line of said Lot; thence west on a straight line to the point
of beginning, according to the United States Government Survey thereof, Washington County, Minnesota -
El.
EXHIBIT "B"
PLANNER'S REPORT DATED 5/21/24 AND SITE PLAN
P
.� of � 'W*'%n.
G
Date: May 28, 2024
New Business
TO: Mayor and City Council
FROM: Scott Richards, City Planner
AGENDA ITEM: Conditional Use Permits for a New Garage at 6320 Lookout Trail
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.
FINANCIAL IMPACT:
■ DOES ACTION REQUIRE EXPENDITURE OF FUNDS? No
ACTION REQUESTED:
Approve Resolution 24-05-18
ATTACHMENTS:
1. City Planner Report
2. City Council Resolution 24-05-18
Page 51 of 90
TPC3601 Thurston Avenue N. SULte 100
Anoka, MN 55303
Phone: 763.231 .5840
Facsimile: 763.427.0520
TPCjK&Piannin9Co-(--orn
MEMORANDUM
TO: Jacob Rife
FROM: Scott Richards
DATE: May 21, 2024
RE: Oak Park Heights — Conditional Use Permits for a New Garage —
6320 Lookout Trail — City Council Report
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. 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.
Page 52 of 90
5. 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; and
6. City staff prepared a planning report dated May 2, 2024, reviewing the
request for placement of a garage in the front yard and to exceed the allowable size for
accessory buildings at 6320 Lookout Trail North; and
7. Said report recommended approval of the Conditional Use Permits. Said
recommendation was subject to the fulfillment of conditions; and
8. The Planning Commission held a public hearing at their May 9, 2024.
meeting, took comments from the applicants and public, closed the public hearing, and
recommended the application 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 David Carpenter and Jenifer Doherty for
Conditional Use Permits related to placement of a garage in the front yard and to exceed
the allowable size for accessory buildings at 6320 Lookout Trail North, and affecting the
real property as follows:
SEE ATTACHMENT A
Be and the same as hereby approved by the City Council of the City of Oak Park Heights
with the following conditions:
■ Conditional Use Permit to allow for placement of the accessory structure in the
front yard and with a 20 foot setback.
• Conditional Use Permit to exceed the allowable size, 1,200 square feet maximum
for accessory buildings.
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.
2
Page 53 of 90
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 building height of the accessory structure to the midpoint of the highest gable is 18
feet. The height to the midpoint of the highest gable of the house is approximately 19
feet. Although the accessory building will be at a higher elevation than the house and
appear taller, the building height will be less and in conformance with the ordinance.
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 Planning Commission, at their May 9, 2024 meeting, held a public hearing, took the
Applicant's testimony, and after consideration of the application, unanimously
recommended approval with conditions. There were no other members of the public
present at the public hearing. The recommended conditions are found below and the
City Council resolution.
EXHIBITS
The review is based upon the following submittals:
Exhibit 1: Planning Report with Exhibits — May 2, 2024
CONCLUSION/RECOMMENDATION
The Planning Commission recommended approval of a Conditional Use Permit to allow
for construction of a garage at 6320 Lookout Trail subject to the conditions as follows.
A resolution has been provided to the City Council for their consideration.
Conditional Use Permit to allow for placement of the accessory structure in the
front yard and with a 20 foot setback.
Conditional Use Permit to exceed the allowable size, 1,200 square feet maximum
for accessory buildings.
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
Page 54 of 90
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.
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
3
Page 55 of 90
TPC3001 Thurston Avenue N, suite 100
Anoka, MN 65303
Phone: 763.231.5840
Facsimile; 763.427.0520
TPCQF4annln9Co.00m
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
Page 56 of 90
Exhibit 14: Existing Garage Plan
Exhibit 15: Detail Photos
Exhibit 16: She 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. Miliam 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 lit 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 Peacen and
has a shorter length to exit onto the street, our tuck -under garage falls midway on the
driveway between steep hills in bnth directions. As a result, the driveway needs to be
shoveled its full length from Peacen 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 Indine, we will be able to get our car
out of the driveway on the west entrance without having to shovel the full 2895 fleet from
top to bottom. Addliionally, 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 E WSITNG TUCK -UNDER GARAGE: I'm attaching a section of
our original 1946 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 entkely 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
Page 57 of 90
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 vehide entrance. It does
not have an independent roof, as it lies directly undemeath 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 401.15.1) 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 Peacen 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 awry 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.
Page 58 of 90
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
401.15.13.4
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 comer 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.
Dralnage/Utllities
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 401.15.13 provides a list of requirements for construction of an accessory
building on a property. Please find a review of those criteria:
1. Connection with PHnclpel 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 conditlonal use
permit according to the provisions of Section 401.03 and Section 40 1. 1& 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. HelghMetbacks. 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
Page 59 of 90
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, lndusirlal, public or institutlonal 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.
Page 60 of 90
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 some or similar quality exterior material shall be used in the
accessory building and In the principal building. Alf accessory buildings shall
also be compatible with the principal building on the lot. °Compatible" means that
Me 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.
Condltlonal 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 reuse or function related to the principal use.
Comment: The proposed use of the structure is related to the principal
use.
6
Page 61 of 90
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 weNere.
Comment: There should be no hazard to public health, safety and
welfare.
216, 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.
2117. 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.
211. The building height of an accessory building shag 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.
21 j. Accessory buildings or detached garages or combination thereof within a
residential disbict shall not occupy more than twenty-five (25) percent of
the rear yard.
Comment: The building will comply.
7
Page 62 of 90
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 invotved.
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.
B. The demonstrated need for such use.
7. Traft generation by the use in relation to capabilities of streets serving the property.
8. The Impact upon existing public services and facc# des including parks, schools, streets,
and utlNies, and the Chy'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.
Page 63 of 90
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
Page 64 of 90
Carpenter 6' Doberty - 632o Lookout Trail
E� 41
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 bad9mrd, 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, weed 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 hlll, 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 fnIl
285 feet from top to bottom. Additionally, well 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 mist. tools
and projects, and a garden shed for the lawn tractor and garden equipment.
A NOTE ABOUT OUR EXISTIIvG 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. It does not have an
independent roof; as it lies directly underneath rooms atop it on the main floor of our house.
Our architect was very mindful of staying well within the 1,200 square foot regulations, and designed a 980
square foot garage. It is still unclear to him Wwhy we need to take into consideration our tuck -under square
footage. He would like to discuss to further understand as it does not fall outside of the house roof lines.
Page 65 of 90
3r-r i 51-r
PE CAN AVE N
jo
:
I
Page 66 of 90
&�A3
Page 67of90
■ � s
r
z
m
LD
m
L!7
un
Ego
E;J7
z
LA)
O
n
—i
n
cn
z
r-
0
z
T
m
to
O
r
In
z
in
m
O
$
G)
r
�
O
-P
r-
O
6pt
6! 0
I
m
7
38.45
98.43
E
E
I r
E
I
I ch j
I 00 {J�
i W i
Ln
� I
z
O
j
� t
m
E
O
A
T
0 �
Ire
m
r l
in
W Y E; 1 z
�C 122 EA P
LA DSp �ERBK10
8, c EDS Pt ]
TRA I
Page 69 of 90
F
J
M@=
.e
Q
W
W
C.3
w
a=
r a a � !.
��I J
,s
.— ',M►wr �aa�x_.�:.e►�'�trtryv ��� 'sue � .- �-
Page 70 of 90
I
"vs
!
_
J
!
I
� r
J
T-1J t-)
Li
-----
_� -- - ---._----�J.
M9�A
&-,, it 10
Page 71 of 90
r—
,a
f� I
q!X ,1+ 1
4 1%,- a .,
Page 72 of 90
I
4
Erv-•qf b
Page 73 of 90
C,c- i 9
Page 74 of 90
& -010
9
--------.wage 75 of 90
�Enc4I I l
t t t � s s
��$
Page 76 of 90
ss$
Page 77 of 90
Page 78 of 90
Fyu5ntklg IUCA 6FV4-*616
4,
E
Details to match existing home
garage doors, corbels. stall windo, stone veneer
4#15
F_ 5..= r• i � r � i�
Page 80 of 90
4r
lot
Ohl
72
-4�- 4ri
t� •
. - .0 . op .. ;� , . -
4rv
4
4
JOB
Orr
RESOLUTION NO.24-05-18
CITY COUNCIL
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, NUNNESOTA
A RESOLUTION ESTABLISHING FINDINGS OF FACT AND
RESOLUTION OF THE CITY COUNCIL THAT THE
REQUEST BY DAVID CARPENTER AND JENIFER DOHERTY
AT 6320 LOOKOUT TRAIL NORTH FOR CONDITIONAL USE
PERMITS TO ALLOW CONSTRUCTION OF A GARAGE, BE
APPROVED WITH CONDITIONS
WHEREAS, the City of Oak Park Heights has received a request from David Carpenter
and Jenifer Doherty for Conditional Use Permits related to placement of a garage in the
front yard and to exceed the allowable size for accessory buildings at 6320 Lookout Trail
North; and after having conducted a public hearing relative thereto, the Planning
Commission of Oak Park Heights recommended the application 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 Low and Medium Density Residential District
in which single family dwellings and accessory structures are a permitted use; and
4. The subject property is a double frontage lot, with access to both Peacan
Avenue and Lookout Trail. 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; and
Page 84 of 90
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.
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.
Approved by the City Council of the City of Oak Park Heights this 28's day of
May 2024.
Mary McComber, Mayor
ATTEST:
Jacob Rife, City Administrator
Page 85 of 90