HomeMy WebLinkAbout1980 Garage Variance Application & Planning Report e � /o Core No.
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4 o 10 CITY OF
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0 OAK PARK HEIGHTS, MINNESOTA
APPLICATION FORM
Comprehensive Plan Amendment Conditional Use Permit
Zoning District Amendment - Variance
Text Amendment Subdivision
Planned Unit Development
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(Name) (Address) (Phone)
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- (Name) (Address) (Phone)
Property Location (Street Address and Legal Description):
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In signing this application, I hereby acknowledge that I have read and fully understand the
applicable provisions of the Zoning and Subdivision Ordinances and current administrative
procedures. I further acknowledge the fee explanation,as outlined in the application
procedures and hereby agree to pay all statements rec, Fi'ved/frsrm the City pertaining to
additional application expense. / ` ///
\' 0`N (Signature of Applicant) (Date)
(Please attach supportive documentation and plans)
NORTHWEST ASSOCIATED CONSULTANTS INC.
MEMORANDUM
TO: Oak Park Heights Mayor and City Council
FROM: Brad Nielsen
DATE: 16 October 1980
RE: Knutson, Michael - Garage Variance
FILE NO: • 798.02 - 80.22
BACKGROUND
Michael Knutson has requested approval of a building permit to construct a 26' x 26'
garage on his property located at 14315 56th Street (see Site Location Map attached).
Due to site limitations, the proposed location of the garage requires a front yard
setback variance of approximately six feet. As proposed, the structure will have a
24' +setback while the zoning ordinance requires 30 feet (see Exhibit B attached).
ISSUES AND ANALYSIS
1. Reason for the variance request. The applicant has indicated that his existing
tuck - under garage has sustathed structural damage resulting from a problem soil
condition beneath the garage. He has been advised that even if repaired the
damage is likely to reoccur due to the extreme temperature differences between
an unheated tuck -under garage and the remainder of the home. Closing in the
existing garage as heated living space will eliminate the temperature change
and help to resolve the problem.
Upon field inspection of the site, the structural damage to the existing garage
was evident. In discussing the situation with the City Engineer, he varified
that tuck -under garages do have a tendency to fluctuate differently than the
heated portion of the house. He agreed that heating that space should help
to resolve the problem.
2. Alternatives. In reviewing the request, there appear to be two alternatives to
granting a variance:
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4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925 -9420
Oak Park Heights Mayor and City Council
16 October 1980 Page Two
a. Build a new garage on the southeast side of the lot (facing Oldfield
Avenue). While this solution would not require a variance, the topo-
graphy of the lot would result in a relatively high construction cost.
A substantial amount of earth would have to be excavated and removed,
and the rear of the garage would require approximately nine courses of
block according to the applicant. Further, the roof line at the rear of
the garage would only be two feet higher than grade, resulting in an
undesirable and potentially hazardous situation.
b. The applicant could repair the structural damage and arrange to have the
garage heated. This is viewed as an unreasonable solution due to the
high cost of energy which would be wasted.
3. Curb Cuts. Section 401.03 E, 4, h (11) of the Zoning Ordinance allows only
one curb cut access per property. The applicant has indicated that the existing
driveway is only three years old and he would like to retain it primarily for a
game court. Removal of the driveway is considered unreasonable so, if the
variance request is granted it would have to include a variance to this provision
as well . Whether or not the applicant parks cars on the existing driveway after
the proposed garage is built will become a matter of enforcement. It is doubtful
whether it will become an issue except on a neighborhood complaint basis.
1
RECOMMENDATION
In light of the preceding discussion, the request is considered to meet the criteria for
granting a variance. As such it is recommended that the City approve the variance as
requested by Mr. Knutson.
cc: LaVonne Wilson
Brad Lemberg
Lyle Eckberg
Frank Leier
Michael Knutson
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EXHIBIT B
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SITE PLAN SKETCH \\. c eX .
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Submitted by Applicant
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