HomeMy WebLinkAbout1994-05-18 Planner Memorandum • •
I INA Northwest Associated Consultants, Inc.
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U R B A N P L A N N I N G D E S I G N M A R K E T R E S E A R C H
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Bob Kirmis /Scott Richards
DATE: 18 May 1994
RE: Oak Park Heights - Dvorak Replat /Variance
FILE NO: 798.02 - 94.03
EXECUTIVE SUMMARY
Background
Mr. Mike Dvorak has submitted a request to replat three individual
lots of record located south of 56th Street North and west of
Penrose Avenue. Specifically, the applicant wishes to combine Lots
7, 9, and 11, Block 6 of Beach's Addition to Oak Park and create
two individual lots. It is the applicant's intent to ultimately
construct single family homes on the newly created lots.
In conjunction with the subdivision request, the applicant has
requested a variance from applicable R -2 District lot width
requirements. The subject property is zoned R -2, Low and Medium
Density Residential District.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Detailed Site Location
Exhibit C - Existing Utilities
Exhibit D - Proposed Lot Configuration
Exhibit E - Proposed Site Plans by Mike Dvorak
5775 Wayzata Blvd. • Suite 555 • St. Louis Park, MN 55416 • (612) 595- 9636•Fax. 595 -9837
. .
Recommendation
The proposed replat would result in the creation of two non-
conforming lots. Because such lots fail to meet applicable R -2
District lot width requirements and that an alternative exists to
comply with ordinance provisions, our office cannot support the
proposed request.
Our office would, however, generally support the creation of a
single, newly created parcel in conformance with applicable lot
width requirements and construction of a two - family dwelling
(permitted use in the R -2 District) . If such an alternative is
pursued, it is recommended that the following items be addressed:
1. The applicant pursue the formal replatting of the property.
2. The applicant submit a certificate of survey which provides an
accurate representation of site conditions, including utility
line locations.
3. A site plan is submitted which illustrates the proposed two
family dwelling configuration on the subject property.,
4. The City Engineer provide recommendation in regard to property
access and the need to extend Penfield Avenue if necessary.
5. The City Engineer provide comment /recommendation in regard to
the need for the establishment of utility easements as well as
the implications that the sewer line may have upon
development.
6. The buildings which encroach upon the subject site's
boundaries be relocated /removed or granted an easement to
allow their existence. This matter should be subject to
further comment by the City Attorney.
7. Comments from other City staff.
ISSUES ANALYSIS
Subdivision Processing. The proposed subdivision technically
constitutes a replat of the subject property. In this regard, the
applicant will need to pursue platting of the property in
accordance with City subdivision regulations.
2
• •
Lot Width Variance. As shown on Exhibit D, the applicant wishes to
create two single family residential lots measuring 75 feet in
width. According to the Zoning Ordinance, lots within R -2
Districts must not be less than 80 feet in width. As such, the
proposed subdivision would result in the creation of two non-
conforming lots.
To accommodate the proposed lot widths, the applicant has requested
a variance. In consideration of variance requests, Section
401.17.D of the Zoning Ordinance stipulates that approval must be
based on demonstrated non - economic approval by the applicant. Such
hardship may be defined as a situation whereby some reason of
narrowness, shallowness or shape of a parcel of land or lot, the
strict application of the terms of the Ordinance would result in
exceptional and unique difficulties when utilizing the lot.
While some justification would appear to exist in support of the
requested variance, it is the opinion of our office that if
possible, the creation of non - conforming lots should be avoided.
In this regard, our office suggests that the three lots in question
be combined into a single lot intended to accommodate a two family
dwelling. Such recommendation is based on the following
considerations:
1. The avoidance of need for variance.
2. Consistent residential densities.
3. A limited amount of buildable area to accommodate two
principal buildings. In consideration of interior setbacks,
necessary road turnaround facilities, and the containment of
a sewer line, it is questioned whether two principal dwellings
could be accommodated.
Property Access. As shown on Exhibit B, the subject property is to
be accessed via Penfield Avenue from the east. While full right -
of -way exists for the street, such roadway has not been fully
constructed. The City Engineer should provide recommendation as
to the ability of Penfield Avenue to satisfactorily access the
property and whether an extension with a turnaround will be
necessary.
Lot Area. According to the Zoning Ordinance, lots within R -2
Zoning Districts must not provide less than 10,400 square feet in
area. Additionally, the Ordinance requires that a minimum of 6,000
square feet of lot area be provided for each two family unit. At
22,500 square feet in size, the subject property could accommodate
either two single family lots or a single two family lot.
3
•
Setbacks. Within R -2 Zoning Districts, the following setbacks
apply:
Required Setback
Front Yard 30 feet
Side Yard 10 feet
Rear Yard 30 feet
In consideration of the applicant's subdivision proposal, some
concern exists in regard to the buildable area afforded to the
southernmost lot, particularly when setbacks are imposed. Such
setbacks and the imposition of a bisecting sewer line create a
triangular building footprint of limited size. So as to make more
efficient use of the site's potential buildable area, consideration
should be given simply providing a single lot which may accommodate
a two family dwelling.
Easements. According to the Subdivision Ordinance, an easement for
utilities at least 10 feet wide must be provided along all lot
lines. As such, any newly created lot or lots should provide
necessary utility easements. If necessary any existing easements
which exist within the interior of the site should be formally
vacated. Of additional issue is the existence of a sewer line in
the southeastern corner of the property and its impact on the
development of the site. These issues should be subject to further
comment by the City Engineer.
Structure Encroachments. As shown on attached Exhibit C, one and
possibly two structures which neighbor the subject site actually
overlay property boundaries. The situation is a clear violation of
ordinance setback requirements and should be addressed as part of
the subject subdivision. Either the said structure(s) should be
relocated or granted easements from the subject property. This
issue should be subject to further comment by the City Attorney.
Site Plan /Certificate of Survey. As a condition of ultimate
development approval, it would be necessary for the applicant to
submit a certificate of survey which accurately identifies existing
site conditions (i.e., sewer line locations, etc.) and a site plan
showing the proposed two family dwelling configuration on the
subject property.
4
• •
CONCLUSION
Based on the preceding review, it is the opinion of our office that
the proposed creation of two non - conforming lots is not
recommended. We advise the developer to consider platting a single
lot which may accommodate a two family dwelling. Such an
alternative subdivision would also respond to concerns over the
actual buildability of the subdivision's southernmost parcel.
If the applicant chooses to pursue a two family dwelling unit
alternative, it is recommended that the items issued in the
Executive Summary of this report be addressed.
pc: LaVonne Wilson
Jim Butler
Joe Anderlik
Mark Vierling
Mike Dvorak
5
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• , EXHIBIT A - SITE LOCATION
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❑ . STONE MONUMENT EXHIBIT B - DETAILED SITE LOCATION
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EXHIBIT C - EXISTING UTILITIES
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B. 7 ,5 x150 z . so
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EXHIBIT D - PROPOSED LOT CONFIGURATION
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EXHIBIT E - PROPOSED SITE PLANS (1)
05/17/94 20:47 CITY OF OAK PARK HEIGHTS - 612 595 9837 NO.141 903
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EXHIBIT E - (3)
05/17/94 20:47 CITY OF OAK PARK HEIGHTS 4 612 595 9837 NO. 902
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EXHIBIT E - (2)