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HomeMy WebLinkAbout2004-07-08 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTSY INC-e 5775 Wa Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952-595.9636 Facsimile: 952.595.9837 planners@nacplannin TO: Eric Johnson FROM: Dan Petrik/Scott Richards DATE: Jul 8, 2004 RE: Oak Park Hei — Conditional Use Permit for Bahr Construction to move one house from 14990 60th Street North to 15431 53t" Street North. FILE NO: 798.02 — 04.09 The applicant, Rodne Bahr, has re a conditional use permit to allow for an existin detached sin famil home to be relocated onto a vacant lot at 15431 53#" Street North. The lot is within the R-1 District, Sin Famil Residential. Adjacent to this lot is another vacant lot (15403 58th Street North) also owned b the applicant. He has indicated that future plans for this lot ma include new home construction or the relocation of another home. Exhibit 1: Site Plan Exhibit 2: Gradin Plan Exhibit 3: Landscape Plan Exhibit 4: Buildin Foundation Plan 1R&1_J.Z1"& Comprehensive Plan - The Comprehensive Plan Land Use Map desi the lot for sin famil residential use. The nei containin the lot is an older area of mostl one and two-stor homes. Immediatel across the street from the vacant lot are two sin homes datin from the 1950s and 1950s. The applicant has cleared the site of previous structures and trees in anticipation of the move. Zonin - The zonin map desi the lot as R -1, Sin Residential. The lot and site plan meet the followin re for this district: minimum lot size- 10,400 s feet, minimum lot width of 30 feet, front setback of 30 feet, side setback of 10 feet and rear setback of 30 feet. Conditional Use Permit - The Zoning Ordinance, Section 401.15.J., requires that the relocation of any building or structure over one hundred and twenty (120) square feet onto another lot within the City be subject to review and approval of a conditional use permit. In evaluating the requested conditional use permit, section 401.03.A., of the Zoning ordinance directs the Planning Commission and City Council to consider the possible adverse effects of the proposed use, with their judgment based upon, but not limited to the following factors: a. Relationship to the specific policies and provisions of the municipal Comprehensive Plan. b. The conformity with present and future land uses of the area. c. The environmental issues and geographic area involved. d. The impact on character of the surrounding area. e. The demonstrated need for such use. f. Traffic generation by the use in relation to the capabilities of streets serving the property. g. The impact upon existing public services and facilities including parks, schools, streets, utilities and the City's service capacity. Comment: Grading according to the submitted grading plan will cause much of the runoff from the relocated structure and its lot to flow onto the property immediately to the south (despite arrows indicating otherwise). The City Engineer must review and approve the grading plans prior to construction. The character of the surrounding community is influenced by mature vegetation and foundation plantings. Landscape plans for the relocated home blend into that of the surrounding homes. Landscape plans should be approved by the City Arborist. Aside from drainage and landscaping concerns, staff has evaluated the above criteria and feels that the applicant's project meets these requirements. Performance standards - Additional comments and criteria for review of a conditional use permit specific to the relocation of a structure as specified in section 401.15.J. of the Zoning Ordinance are as follows: a. Upon relocation, the building shall comply with the applicable requirements of the Uniform Building Code in effect in Oak Park Heights. Comment. The submitted building foundation plan shoves the garage doors facing north, whereas site plans show the garage doors facing east. Revised building plans must be submitted showing the proper garage orientation. The building plans are subject to review and approval of the City's Building Official. K b. The proposed relocated building shall comply with the character of the neighborhood in which it is being relocated as determined by the city Council. Comment: The neighborhood consists of mostly one and two -story residential structures of mixed age and style. The proposed house is a one -story home with attached garage and will not be at variance with the existing neighborhood character. c. The relocated house will not result in a depreciation of neighborhood or adjacent property values. Comment. The lot previously contained buildings that were in poor repair. The proposed house will have a new foundation and be a improvement to the lot and surrounding houses. d. The relocated structure shall be similar to the market valuation of adjacent principal structures as determined by the City Assessor. Comment: According to information provided by the City Assessor, the estimated market value of the house to be moved is $ 180,500 at its current location at 14990 60 Street North. Homes in this area are generally newer and of higher value than homes in the village area where the house is to be moved. The estimated market values of houses in the village area range from $115,400 to $168,600. Occupancy - The relocated structure shall be ready for occupancy within eight (8) months from the date of location on the site. Comment: The applicant will be required to complete the project within eight months. Performance Securit - 1. performance securit , w: be d /: to the City as specified in Section 401.08 of th Ordinance. Comment: The applicant will be required to provide the specified security. 01 nrl" R: *,. The relocated house will be a p ositive addition to the lot and neighborhood at 58 Street North. Eased on the issues outlined in this report, staff recommends approval of the requested conditional use subject to the following conditions. 1. Upon relocation, the building shall comply with the applicable requirements of the Uniform Building code subject to approval of the city's Building Inspector. 2. A performance security is provided to the city as specified in Section 401.08 of the Ordinance. 3 3. 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