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HomeMy WebLinkAbout2005-07-06 NAC Planning ReportNORTHWEST ASSOCIATED CONSULTANTS, INC. PLANNING REPORT ENCLOSURE 2 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com TO: Eric Johnson FROM: Ann Kluessendorf / Scott Richards DATE: July 6, 2005 RE: Oak Park Heights — Ronald Gullickson Property: 5480 Stagecoach Trail North FILE NO: 789.02 - 05.04 BACKGROUND Ronald Guilickson of 5480 Stagecoach Trail North has requested to expand his non- conforming three unit dwelling to a lawful conforming four unit dwelling. This change will require a conditional use permit for the expansion. Attached for reference: Exhibit A: Exhibit B: Exhibit C: Exhibit D: Exhibit E: Exhibit F: Exhibit G: Exhibit H: Exhibit 1: Exhibit J: Exhibit K: Exhibit, L: Exhibit M: Exhibit N: Project narrative Site location Site location aerial Xcel Energy letter East elevation North elevation West elevation North addition third floor plan North addition second floor plan Garage stall floor plan Additional elevations Site plan City of Oak Park Heights Building Official letter City of Oak Park Heights Arborist letter ISSUES ANALYSIS Comprehensive Plan Oak Park Heights Land Use Plan designates the subject site as Highway Business/Warehouse designation. The City should review this area and determine if the land use is appropriate for the existing residential uses. Zoning The subject site is zoned R -2 (Low & Medium Density Residential). Within this district, a multiple family dwelling structure of not more than four (4) units may be allowed through a conditional use permit. Conditional Use Permit The existing dwelling consists of three units of the following proportions: Unit 1: Unit 2: Unit 3: Three (3) bedrooms, one (1) bath and attached garage space Three (3) bedrooms, one (1) bath One (1) bedroom and one (1) bath According to submitted application materials, the expansion of the existing structure would add an additional one (1) unit, one (1) room to Unit #2 and one (1) room to Unit #3, and four (4) garage stalls This expansion would be two stories in height. The applicant has not indicated the proposed uses of these additional rooms or the approximate additional square footage of floor area. The City Building official and the MN State Building Code and Standards Division plan reviewer have reviewed the submitted material and stipulate as a requirement that the structure be brought up to current code standards. The applicant has applied for a conditional use permit to allow the structure as a lawful four unit multiple family dwelling in accordance with Section 401.26.E. That section of the Ordinance provides the following conditions for review: 3) Multiple family dwelling structures of not more than four (4) units, provided that: a. The proposed site contains at least three thousand five hundred (3,600) square feet per dwelling unit. With the purchase of the Xcel Energy parcel to the north, totaling seven thousand five hundred and seventy five (7,575) additional square feet, the subject site shall be approximately twenty five thousand, eight hundred and eighty five (25,885) square feet. This would accommodate six thousand, four hundred and seventy one (6,471) square feet per unit. Applicant meets this criterion. b. The proposed site is located adjacent to a collector or minor arterial street. 2 Subject site is located adjacent to Stagecoach Trail, an Oak Park Heights collector street. Applicant meets this criterion. c. At least one (1) garage space is provided for each dwelling unit. Four (4) garage spaces are proposed for four (4) units. An additional one (1) outdoor space is required for each unit. Applicant shall provide a plan depicting these four (4) outdoor spaces. d. The proposed site is landscaped and screened with planting materials in compliance with Section 401.15.E. of this Ordinance. As a condition of approval, the applicant must provide a landscape plan that demonstrates locations, type, and diameter of all existing and proposed landscape plantings and screening. Plan is subject to re vie w and approval by the City Arborist. e. The proposed structure design is reasonably compatible with its low density residential environment, as determined by the City Council. The structure is consistent with the existing architecture of a single family home as well as its surrounding context of other single family homes. The applicant meets this criterion. Residential multiple family structures do not require design guideline review. f. The provisions of Section 401.03.A.8. of this Ordinance are considered and satisfactorily met. In general, the proposed plan meets provisions of this Ordinance. ACTION REQUESTED Following a public hearing, the Planning Commission may consider one of the following actions: Conditional Use Permit 1. Approval of the CUP, based on a finding that the proposed addition is consistent with the requirements of Section 401.25 E and 401.03. 2. Denial of the CUP, based on a finding that the proposed addition is inconsistent with requirements of Section 401.25 E and 401.03. 3 STAFF RECOMMENDATIONS Planning staff recommends approval of the CUP. The expansion appears to be consistent with the City's regulations relating to such structures. This recommendation would include the following conditions: 1) Proposed uses of additional rooms, approximate additional square footage of floor area, and (4) outdoor garage space locations are submitted. 2) New addition is compliant with MN State Building Code and Standards Division per section 1306.003 E 1, regarding fire sprinkler systems and MN Building Conservation Code per section 104. 3) Wall and floor plan is submitted and subject to Building Official Approval. 4) Location of the expansion meets R -2 standards for setbacks. Permission must be granted from adjoining property owner to the north to construct retaining wall and driveway less than five (5) feet from property line. 5) Expansion construction is consistent with the architecture and materials of the existing home. 6) Landscape plan is subject to City Arborist approval. Plan must include demarcation of screening /plantings in accordance with Section 401.15.E. 7) Purchase agreement is submitted from Xcel Energy for the parcel acquisition of seven thousand five hundred and seventy five (7,575) square feet. 8) Grading & drainage plan is submitted and subject to approval of City Engineer and the Middle St. Croix Watershed District. 9) Utility plan is submitted and subject to approval of City Engineer and Public Works Director. 10) Construction and occupancy must be complete within nine (9) months of City Council conditional use permit approval. 11) No work may commence until all real estate parcels /lots are legally joined though the City's minor subdivision process into one unified tax parcel. This process requires the submission of a Certified Survey depicting the current and final property lines and final legal description. 4 3wzcoiase.kk "l(L . fib, Y'• ''�Ak -IC - 1-ti's . W3L - J • `N GF.TA-t"`e A t�etttL Gc�N�(CMLNC L-E PL< Arziaa i `rKE a4,011 OPL 6 o i1/43 D as a_ - pas? jwcr f yj 8os Cf '3D i�•'DP'iN' jD 'TiFf. 1\Jtfl& 0 F saBT€e�i 1 1'�(20 / '_I45 CR€. A. 1 06 0 t(Yr LW z C9/r3T) - lfJLO /i Lore_wa C5T) Ac3JA AP 34), ii. '!7J M4' Exisr��.c, lei of 19 34 awbc - i - �a i t1C � 6r Nato Lo i k `: 71 S Std . -11) ps Ar,) Az 0 c (2)J 11-tf- Si (JL cF..46ksilJA - TD C�eA` - e.. A IO D ('T2»JPt IoM 13CTh UNIT Ailob Ni r 'rye coi)sT Hnc AOO1T1O/) - to ` KORA S 10E_ Oi- ST2oci\igc. C-i4 -I''e P ,L omcvJjc 3 C,NL456.:t._ KPH c�zs C M G� `h7f'A - L 477- c:Q'fzAiQL ( OpTL CAL-We_ Tr•r:-E-- 0N -- 11-‘)S ioau W ivvvr>T `ra cry Ccc" 1\M4JC- - CO Ce:Aztel-674 ‘t:zre_ ( EXHIBIT A Th__ 2,3D Piv'0 sp13 . 7ft..002. k PoPri AOO m 0N3 V)CL, L utJ w.44-`f L_O crfrs-ez_ AK `I a'- alvEST1n USE ?2c W b�1�cZ 71) Wiz' -1� C�hJT'orLh\I - ipu%wx r EXHIBIT A Location Map 26 RODS 68 10 RODS ' ( 40007) 40006) POINT a RODS S OF THE CEN OF SEC REFERENCE UNE 10 RODS 10 RODS ( 40008) 233 40002) - • 199.92 POINT BEING 232 FT • S OF THE CENTER OF SEC SUBJECT TO 225 FT WIDE1NSP SMT REFERENCE UNE 0 0 245.55 4 C w 3389095 0 1 4. PER BK 281 DEEDS • 19 (UNSPECIFIED LOCA •N) 401314) 101.08 1 1 4 00 - 02) i 1 0 0 w co 0 131)1 R21W MOW 1.19W 132)1 niN ECM/ 1.21W MOW Vicinity Map TZ7N 0 100 e!!!ns Scale in FPO to:rerun ▪ nr....1 bri4 mari. rt spy Iri Yf Clot tekts. TN alrawleg Oa A:. intd tOOMilti WP0145.,.. 40.1%....01. tf.smit. tee bay ...till. tom,: W.shirOtt Csuk tolrosl Ont. 14.4 .5111,11415 rine 1.44 .1. cuProd throoph,..., 31, 10H ▪ pit#0, Ws. 111, 70 EXPIIBIT B • w 17 1 �- ry, is OVA; cx 5 _2 is 0 r Wednesday 08 of Jun 20C Xcel Energy > Page 2 of Thank you, Ed Trapp Sr. Right -of -Way Agent Xcel Energy NORTHERN STATES POWER 414 N icollet Mall, 7 Floor Minneapolis, MN 55401 FAX COVER SHEET DATE: June 8, 2005 TIME: 2:49 PM TO: Eric Johnson PHONE: City of Oak Park Heights FAX: 051 - 439 -0574 FROM: Ed Trap PHONE: 612-330-6956 Land Department FAX: 1-715-852-5418 edwin,o.trapp@xcelenergy.com RE: Application, Ron Guiiickson 5480 Stagecoach Tr. N. Oak Parks Heights, MN Number of pages following this cover shee 0 Message Xcei Energy is in agreement to sell Ron Ouliickson the 30 foot strip of land adjacent to his property at 5480 Stagecoach Tr. N., Oak Parks Heights, MN provided that a final sales price and Purchase Agreement can be agreed upon and that a favorable environmental evaluation is received permitting the parcel to be sold. if you have any questions, please call. EXHIBIT D ■..`e 1 J Lg r1 ° /1 b =GZ •,� S� r� it 2 3 ts) l 7" t M T �o N r_ t k— v o: 32 R { 4 t '� w 6 % r1T4' D t 9 � o }` „Q ;h A1' ooQ a 1 74 — ( ' .ten - }. __ v ii a _ } —9-6 r 3 1,2 a - au ovn 4 1 3 fr P P P pwcr.--ais 0:2 -wan v 1 ' J1 a J qg, „‘42,-- �r a - 3 [A 2 � z 2 ~ =ff. N o La 2L N JUN-29-2005 16:29 'AK PARK HEIGHTS CITY June 29, 2005 Re: Mr. Gu ltekson' s CUP Scott, further In reviewing the plans and discussing the project with a plan reviewer from MN State Building Code and Standards Division the following items should be addressed.: 1) Per 13 06.003 0 E 1 - -- The new addition must be sprinkle 2 Per Section 104 of the MN' Building Conservation Code the building was not a legal structure and therefore the building would have to be brought up to code. 3) Wall and floor design between tenant spaces need to comply with fire rating construction and Mr} Gullickson. should provide the design plan for review. 4) Wall and floors stems between tenant spaces need to comply with the sound transmission code and Mra Gullickson should provide the design plan for review. Enclosed with this memo are the code sections referenced above. Please contact me if you have any further questions Ji tler Building Official MEMO P.02/05 XHlBIT M Scott Richards <kdwidin@comcast.net> "Tom Ozzello" <tozzelio a©cityofoakparkheights.com >; "Julie Hultman" <jhultman cityofoakparkheights.com >; "Dennis Postler" <dpostler a©bonestroo.com >; "Eric Johnson" <eajohnson a cityofoakparkheights.com >; "Jim Butler" <jbutler a@cityofoakparkheights.com >; "Scott Richards " <srichards a@7nacplanning.com }; "Mark Vierling" <mvierling c@eckberglammers. com> Sent: Wednesday, June 29, 2005 7:58 AM Subject: Gullickson Project .. Landscaping From: To: OPH Staff rage 1 or' After reviewing the plans for the Ronald Gullickson 4 --plex project, I have the following comments: 1. The project site would probably require removal of trees, particularly on the north side of the property, to accommodate the remodelling and the retaining wall. The project site, with property acquisition, will be a total of 25,885 sq. ft. which is under the parcel size minimum for compliance with the tree preservation ordinance. 2. The OPH City Code requires landscaping, and consequently a landscape plan, for projects such as a 4 -piex. The applicant should refer to the "Guidelines for Developers" in the application packet. If you have any questions regarding this report, please contact me. Kathy Widin Arborist City of Oak Park Heights EXHIBIT N 6/29/2005