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Home My WebLink About1999-11-04 NAC Planning Reporthl NORTHWEST ASSOCIATED CONSULTANTS INC COMMUNITY PLANNING - DESIGN - MARKET RESEARCH PLANNING REPORT TO: Tom Melena FROM: Scott Richards DATE: November 4, 1999 RE: FILE NO: BACKGROUND Attached for Reference: ANALYSIS 798.07 - 99.02 Exhibit A - Site Location Exhibit B Site Survey 1 Proposed Addition Exhibit C - Floor Plans Exhibit D - Elevations Exhibit E - Alternate Site Oak Park Heights - Lombard Variance - 5527 Oakgreen Place North Joel and Carol Lombard have requested a variance from setback standards in order to construct an approximately 500 square foot addition to their home at 5527 Oakgreen Place North. The addition would be a three season porch that would be located 14 feet from the rear property line. A variance is necessary in that a 30 foot setback is required from rear property lines in the R-1, Single Family Residential District. Existing Conditions. The applicant is proposing the addition onto the north side of the existing home. The yard is relatively flat with no mature trees that would be affected by the addition. 5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 554 1 6 PHONE 6 1 2-595-9636 FAX 6 1 2-595-9837 E-MAIL NAC WINTERNET.COM The lot flares out from the curve in the street such that the rear yard is considerably wider than the front at the setback line. Additionally the house is setback from the westerly property line approximately 30/40 feet. A portion of the rear of the house is constructed at the 30 foot setback line. A five foot drainage and utility easement is located along the side and rear property lines. The proposed addition will not encroach upon this easement. Setbacks. The subject property is within the R , Single Family Residential District in which the following setbacks apply: Required Existing Proposed Front Yard 30 feet 30 feet Unchanged Side Yard - West 10 feet 30 feet /40 feet Unchanged Side Yard - East 1 0 feet 1 1 feet Unchanged Rear Yard 30 feet 30 feet 14 feet A 16 foot rear yard variance from the northerly property line is necessary for construction of the addition. Zoning Ordinance Section 401.04.A.5 states that a variance from the terms of this Ordinance shall not be granted unless it can be demonstrated that: 1. Undue hardship will result if the variance is denied due to the existence of special conditions and circumstances which are peculiar to the land, structure, or building involved and which are not applicable to other lands, structures or buildings in the same district. a. Special conditions may include exceptional topographic or water conditions or, in the case of an existing lot or parcel of record, narrowness, shallowness, insufficient area or shape of the property. b. Undue hardship caused by the special conditions and circumstances may not be solely economic in nature, if a reasonable use of the property exists under the terms of this Title. 0. Special conditions and circumstances causing undue hardship shall not be a result of lot size or building location when the lot qualifies as a buildable parcel. 2. Literal interpretation of the provisions of this Ordinance would deprive the applicant of rights commonly enjoyed by other properties in the same district under the terms of this Ordinance or deny the applicant the ability to put the property in question to a reasonable use. 3. The special conditions and circumstances causing the undue hardship do not result from the actions of the applicant. 2 4. Granting the variance requested will not confer on the applicant any special pri"vi"lege that is denied by this Ordinance to other lands, structures or buildings in the same district under the same conditions. 5. The request is not a result of non - conforming lands, structures or buildings in the same district. 6. The request is not a use variance. 7 The variance requested is the minimum variance necessary to accomplish the intended purpose of the applicant. 8. The request does not create an inconvenience to neighboring properties and uses. The applicant would prefer to add the three season porch at this location, but other options exist that would not require a variance. The addition could be added to the west, as indicated in Exhibit E. This addition would not require a variance and it appears as though there are no obstacles to prevent construction in this location. Staff does not find there to be an undue hardship in this case because the addition could be located in the side yard without encroaching into the required setback area. Additionally, there are no special conditions or circumstances related to topography, vegetation or water conditions that would provide justification for a variance, Staff is also concerned about the extent to which the setback area would be encroached and the precedent that may be set if the City were to approve variances without adequate justification. RECOMMENDATION Our office does not support the variance request and would recommend denial of the application. If the applicant makes a case for undue hardship and if the Planning Commission finds that the application meets the criteria for granting a variance, the Planning Commission may recommend approval subject to comments of the Planning Commission and City staff. pc: Kris Danielson Joel and Carol Lombard 3 I _... , == - 7 -- 7 .', - ----: --- 1 cj - -- I - ,. c1 I J Add III a • „, fro00— \ia %Mai' , :0 to v Ail 6 !" \‘? d %ii11 1 11 11 1 : 1 :11 14\ UM 111111 m aan inimn ilt I 1111 11111 111111111111 11 111 F1111 11 111 11 %1 G111•• gai in mmo mum num 1 MB 1 11 run it 1 111111 0111110 ammo . 111111 raL IN 11 1 rir WI II 1 111111 1 11 tii illla I 11111111 S IIIIIIP111 I 111 11 11 f al m nun , • 91 111 11 • 1111111 iiMi nia{L1 tall ql1H ■ 1 rip Gall in MI 11011 . 1111U 11111111 1 111k T Lc) 0 E .L0 zO cn w w HI IT NU) --- 1 LA. i r Ur- Urr APR-19-1993 13:14 FROM Kurth Surveying CERTIFICATE OF SURVEY FORi,EQL1%. D Cor.isr• !HERD ' CERTIFY THAT THIS SURVEY, P .A 4, OR REPORT WAS PREPARED BY WE QA UND-EFI L4 0144 SUPERVISION A r AT 1 AM A DULY REGISTERCO WAS u . VEX° n • UNDE i THE MAC • TAT Of k iA• MINNESOTA REGIS ,/6;) TION NO. CAI t 12ARA3E SLAB e TOP OF BLOCK SASEMCNT FLOOR ° c x \ � P<S;" "S7 \ C) ) VI... ....................................:.. .:.:.................:..:...... ` Q 1� ► " .. is u TO KRONGRRD GQNST PROPOSED,' GRADES Li i T r - (G 5d1 1r. 10 ti)., 0 cAHT C KURTH SURVEYING INC. • 4002 JEFFERSON STREET H.C. COLUMBIA HEIGHT$ MINNESOTA 53421 , do.) ' '. ' e DRAINAGE ARROW aria. ‘> o. 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COLUMBIA HE1GHT$ MINNESOTA 36421 512 °7e4 -974 q'i (' e, 400 'loll DRA1NAfl ARROW C a C) i 04 0 t • `4 4 a ,,\ q z DAT E SCALE "e 0 -IRON MONUMENT SEARINQS ARE ON AN ASSUMED DATUM •, 40 D SPIKE SET It t 0 Q . 0 %gi:scr HIBIT E