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HomeMy WebLinkAbout08-08-12 PC Approved: CITY OF ARDEN HILLS, MINNESOTA PLANNING COMMISSION WEDNESDAY, AUGUST 8, 2012 6:30 P.M. - ARDEN HILLS CITY HALL CALL TO ORDER/ROLL CALL Pursuant to due call and notice thereof, Vice Chair Roberta Thompson called to order the regular Planning Commission meeting at 6:30 p.m. ROLL CALL Present were: Vice Chair Roberta Thompson, Commissioners Andrew Holewa, Clayton Zimmerman and Janet Stodola (Alternate) Absent: Chair Clayton Larson, Commissioners Angela Hames, Samuel Scott Also present were: City Planner Meagan Beekman; Community Development Intern Matt Horton, Community Development Director Jill Hutmacher, Councilmember Fran Holmes; and Recording Secretary Debbie Wolfe. APPROVAL OF AGENDA – AUGUST 8, 2012 Vice Chair Thompson stated the agenda will stand as published. APPROVAL OF MINUTES A. July 11, 2012 - Planning Commission Work Session Meeting Commissioner Zimmerman moved, seconded by Commissioner Holewa, to approve the July 11, 2012 Planning Commission Work Session Meeting as presented. The motion carried unanimously (4-0). PLANNING CASES A. Planning Case 12-013 – Variance Request: Ed Bacig, 1185 Benton Way – Not a Public Hearing Community Development Intern Matt Horton reviewed that the applicant is requesting three (3) variances to construct a 574 square foot addition at 1185 Benton Way. The addition would be located between the existing home and garage with a portion of the addition over an existing deck. The addition would reduce the combined minimum side ARDEN HILLS PLANNING COMMISSION – August 8, 2012 2 yard setback below the required 15 feet, reduce the lot landscaped area below the minimum of 65 percent and increase the structural lot coverage area above the maximum of 25 percent. Community Development Intern Matt Horton reviewed the applicant is the owner of the home. The property is located in the R-3 District and was constructed within the Hunter’s Park PUD development. He provided aerial photographs of the property, ground level photographs and a site plan. The applicant has submitted a proposal to construct a 574 square foot addition to his home. This proposal is substantially similar to a variance request that was made by the property owner, and approved by the City, in 2007, but which was never built. The applicant has submitted a letter addressing the variance criteria (Attachment A), an aerial of the property with the addition drawn in, and elevations of the proposed addition (Attachment C). Community Development Intern Matt Horton offered the following sixteen findings of fact for review: General Findings 1. Although the 8,250 square foot lot was approved as part of the Hunters Park PUD, it does not meet the minimum requirements of the R-3 Zone. 2. The existing dwelling meets all property line setbacks. The existing detached garage encroaches on the front yard and southern side yard setbacks. 3. The proposed addition would reduce the combined side yard setbacks from 17.5 feet to 11.5 feet. The southern side yard setback would be reduced from 11.5 feet to 5 feet. The northern side yard setback would remain at 6 feet. A variance is required if the two side setbacks do not equal 15 feet or more. 4. The proposed addition does not encroach on the rear or front setbacks. 5. The structure coverage is proposed to increase from 18.9 percent to 27.0 percent of the lot. A variance is required to exceed 25 percent structure coverage on the lot. 6. The landscape area would be reduced from 65.1 percent to 60.7 percent of the lot. A variance is required to reduce landscape area below 65 percent. 7. The dwelling with the proposed addition would not exceed the 35 foot height limit. 8. Dwellings are permitted structures within the R-3 Zone. 9. The existing dwelling and the proposed garage are outside of the 100-year flood plain, wetlands and easements. 10. The Planning Commission and City Council approved a substantially similar proposal for the property in 2007. Variance Findings 11. A dwelling and addition are reasonable uses within the R-3 Zone. 12. The nonconforming lot size for the R-3 Zone, which was approved as part of the PUD, and the substantial amount of shared open space that is part of the development, may present a unique situation that warrants the requested variances. There are no unique topographical conditions. 13. It is unlikely the proposed addition would have a negative impact on the property or the neighborhood. The addition will not reduce the northern side yard setback, and the southern property line is adjacent to common space that is owned by the Hunters ARDEN HILLS PLANNING COMMISSION – August 8, 2012 3 Park Homeowner’s Association. The nearest dwelling unit to the south of the subject property is approximately sixty feet away. 14. The increase lot coverage is unlikely to have a negative impact because of the shared adjacent shared green space to the south of the subject property. There is a total of seven acres of Homeowners Association common green space throughout the neighborhood. 15. The proposed plans and setback variance for the dwelling do not appear to be based on economic considerations alone. 16. The applicant has received approval from the Hunters Park Architectural and Environmental Committee for the proposed addition. Commissioner Zimmerman noted the PUD at that time created smaller lot sizes than normally would be in a R-3 District. Commissioner Holewa asked if the City Council had approved the application in 2007. He asked if the City Council approves how long would the applicant have to complete the project. Commissioner Holewa stated he would be voting in favor of this would not like to see this come back again. Community Development Intern Matt Horton stated that the variance approval would expire in one year. Councilmember Holmes asked if this is the exact same plan as presented in 2007. City Planner Meagan Beekman stated the plan and the conditions are substantially the same. Commissioner Stodola asked if the decks are included in the lot coverage. Community Development Intern Matt Horton stated only the portion of the deck with a roof is included in the structural lot coverage. The back patio is not included. Commissioner Zimmerman stated this would not be an issue with a standard size lot as to the amount of structural lot coverage. Mr. Ed Bacig, 1185 Benton Way, Arden Hills appeared before the Commission. Vice Chair Thompson asked if there are any changes from the 2007 plan. Mr. Bacig stated the mud room connecting the garage is the only thing added. The landscaping pergola shown on the original plans would not be done. Vice Chair Thompson asked what the material would be for the back patio and Mr. Bacig stated pavers would be used. City Planner Meagan Beekman stated uncovered patios and decks are not considered as structures. Community Development Intern Matt Horton stated although a variance does not require a public hearing, a public meeting notice was prepared by the City and mailed to properties within three-hundred fifty (350) feet of the subject property. The City has not received any comments regarding this planning case. Community Development Intern Matt Horton noted the City received the completed application for this request on July 23, 2012. Pursuant to Minnesota State Statute, the City must act on this request by September 22, 2012 (60 days), unless the City provides the petitioner with written reasons for an additional 60-day review period. The City may extend the review period beyond the 120 days, with the applicant’s permission. ARDEN HILLS PLANNING COMMISSION – August 8, 2012 4 Vice Chair Thompson stated aspects of how the lots were laid out in the original development, smaller lot sizes, the amount of green space in the entire development. Commissioner Stodola stated she recently drove through the area and was impressed with the way the houses are becoming more individual. Commissioner Zimmerman stated if it would have been a standard R-3 lot no variance would be needed. Vice Chair Thompson noted the Hunters Park Association has approved this plan as well as the surrounding three neighbors. Commissioner Holewa moved and Commissioner Zimmerman seconded a motion to approve Planning Case 12-013 – Variance Request: Ed Bacig, 1185 Benton Way. Commissioners find that the circumstances in this planning case are unique to the property because of the PUD process creating sub-standard lots in the R-3 district causing undue hardship not caused by the landowner. The motion carried unanimously (4-0). UNFINISHED AND NEW BUSINESS None REPORTS A. Report from the City Council Councilmember Holmes reported the City Council voted unanimously to approve the design and quote for a gateway sign to be installed on the southwest corner of County Road E and Lexington Avenue, in front of the new Walgreen’s pharmacy building. Fourth Dimension signs will be manufacturing and installing the sign in the next 6-8 weeks. Staff is working with a landscape architect to design landscaping to be installed around the sign base. She noted there will be more added in the future at other locations. Councilmember Holmes stated community meetings have been held regarding the B-2 District and work is being done on the plan. Last night was Night to Unite and she attended a number of meetings. Councilmember Holmes stated the Council is working on TIF guidelines and developing the goals and staff is working on getting the Council Chambers sound system. Councilmember Holmes noted a resolution was approved giving Ramsey County support in purchasing the TCAAP property. B. Planning Commission Comments and Requests Vice Chair Thompson stated the Valentine Park improvements are working in handling the rain. Commissioner Stodola stated the codes need to be reviewed to allow more flexibility for the Hunters Park area in the guidelines so a project such as presented tonight isn’t such an ordeal. She sees a need for smaller lots for those not wanting to maintain large lots. Councilmember Holmes stated the Council has looked at detached townhomes, which are smaller. ARDEN HILLS PLANNING COMMISSION – August 8, 2012 5 Commissioner Zimmerman stated the zoning codes have evolved over the years. The comprehensive plan for the City also covers this. For the Pulte development the Met Council wanted to have more homes per acre than what Pulte wanted. C. Staff Comments None ADJOURN Commissioner Zimmerman moved, seconded by Commissioner Holewa, to adjourn the August 8, 2012, Planning Commission Meeting at 7:00 p.m. The motion carried unanimously (4-0).