HomeMy WebLinkAboutPCP 01-04-2006
Chair . 1245 W. Highway 96
David Sand ~HlLLS Arden Hills, MN 55112
Commissioners 651.634.5120
Ken Bezditek
Clayton Larson Arden Hills www.ci.arden-hills.mn.us
Dave McClnng Planning Commission
Liz Modesette
Roberta Thompson VVednesda ,Januar 4,2006
Oa on Zimmerman
City Vision
A strong community that values our unique environment, our fiscal soundness,
and OUT tradition as a desirable ci in which to live, work, and la .
Agenda
Planning Commission Convenes 7:00 PM
Call to Order
Swearing in of Planning Commissioners
1. AGENDA
2. MINUTES
A. November 2, 2005 Meeting
3. PUBLIC HEARINGS
A. Planning Case 05-23; Corporate Express; 1203 County Road E West; Site Plan Review
B. Planning Case 05-21; Garfield Kachel; 1479 Arden Place; Variance
C. Planning Case 05-22; Sandra Kennedy; 3988 Glenview Avenue; Variance
4. UNFINISHED AND NEW BUSINESS
5. REPORTS
6. ADJOURNMENT
A quorum of the City Council may be present at this meeting.
,
~
. ~HILLS
CITY OF ARDEN HILLS, MINNESOTA
PLANNING COMMISSION
WEDNESDAY, NOVEMBER 2, 2005
7:00 P.M. - ARDEN HILLS CITY HALL
CALL TO ORDER
Chair Sand called the meeting to order at 7:03 p.m.
Introduction of Karen Barton, Community
ROLL CALL
Present were Commissioners Clayton Larson, Ken Modesette,
Clayton Zimmerman, Robetta Thompson, Daxi~,~cClung, Sand.
",;i1;g::0:i~~Wm!I'ki
'liB;"" ^'":.;:" ;"~i;?"
Absent: None.,,:i , ki?
Jill; '" ~u'"'~ ~
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Also present were Mayor Beverly~~miikowski,l:ouncil~1!ilf)er David Grant, Assistant to
"Al:'ifW-;>:' .:': '.~,
. the City Adminis~ator, Scha~.lr~lmson, or~~mu,~it1Y Development Director, Karen
Barton, and Recordmg Secret~!lKathleen Altt:i!t,.iiililff!:i
liiil,:liiiW""y,','qdy
l. ;1;i11!1 fi!i~i>. "<ht*-"
A. APPROVALciQFillMINJJTES ','fCliiM PLANNING COMMISSION MEETING Held
on Julv ,2:1l..1IIIlMeetin'~!iIIB~t1tVeen Plannilll! Commission and PTRC and
S .""~I .'iiiiEiii'Y,?=.. .
ePt~ ' er 7, 2005 R . .1",~!~lannllll!liorlimmlsslOn meetmg.
.iii!f!?Siii2iiiiiii?,iY
/Jff/i/ \0Bii~
,@i:ijlsSioner McClung rlsted the following change: September 7, 2005 Regular
#"",PI'ii, ,\ILCommlssion me .ig, Page 7, change the second on the last motIon to
Co ',.~~n McClung. il::Ii!'
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The motion cm;jW unanimously (7-0).
Commissioner Larson moved, seconded by Commissioner to Zimmerman to approve the
September 7, 2005 Regular Planning Commission meeting as amended.
The motion carried unanimously (7-0).
PUBLIC HEARINGS
. None.
..
ARDEN HILLS PLANNING COMMISSION - NOVEMBER 2, 2005 2
UNFINISHED AND NEW BUSINESS
A. Planninl! Case 05-19: Bryson Woods. 1978 Thorn Drive - Final Plat .
Mr. Johnson stated Richard Kotoski and Kim Bryson dlbla Bryson Woods have
submitted the Final Plat for the subdivision of the property at 1978 Thorn Drive. The
property, originally platted as Lot #20 under the Rholdeder's Home and Garden Acres
Plat of 1938, into three single-family lots. All of the property lots comply with the
minimum lot areas for the R-2: Single and Two Family Residential Zoning District
Mr. Johnson reviewed the Final Plat and recommended approval after making a finding
,h ~
that the proposed plat is consistent with previous apprq~~!fflf;11'r~LP,l~1iminary Plat and is
subject to the following conditions: ." Lei" ......L :~."'.<~:
i" $~"I*
Ii!: jj}!!F~r
A. Recording at Ramsey County. The deve~~~~r s...~''''file ~J ,~I Plal.with the
Ramsey County Recorder and proVIde the"~W~~lth a recor . .~mw
.I,h.... ..
E. Compliance with City Code. The develo~;' s!'II~PlY with the :pplicable
. . f h C C d dId d'" J/,:
provISIons 0 t e Ity 0 e an re ate or mance.;.,.,'::':.,!!..,,,. ..'
'::15!!:::'::::;<>_,A:i'
C. Park Dedication. The ?evelopyi~'\11l' into a P~;~~~se Dedication Fee
Payment Agreement pnor to !1:CltY'fn~!""illtieFma] Plat.
D. Development j'g ~tlopeilll enter into a Development .
Agreement with nJ!!l:1!;t be,..~.. ecuted pnor to the release of the
Final Plat. i!'~~f/tl1j!
developer is required to remove the existing
of the Final Plat, unless a surety is posted
of these structures within a reasonable
The grading and drainage plan must be revised in
recommendations of the City Engineer.
on Lot 1 at the last meeting, they had requested the house
being vanances. He asked if this was what the proposal was. Mr.
Richard responded the south boundary was considered the back of the
lot and the shown would fit within the setbacks and no variances would be
requested.
Commissioner McClung asked if the existing structure could be removed as a part of the
conditions of approval. Mr. Kotoski responded they would prefer it not being required to
be removed prior to the building permits being issued.
Chair Sand asked when they would be starting construction. Mr. Kotoski responded they .
wanted to start this fall so they had a model up by spring, 2006.
....-
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ARDEN HILLS PLANNING COMMISSION - NOVEMBER 2, 2005 3
Chair Sand stated he understood applicant wanted the removal of the existing structure to
. not be done at the release of the final plat, but rather at the issuance of the building
permit. Mr. Kotoski responded that was correct.
Commissioner Bezdicek asked if a building permit would be issued prior to the filing of
the Final Plat with Ramsey County. Mr. Kotoski responded the Final Plat would be filed
first.
Commissioner Larson moved, seconded by Commissioner Thompson to recommend
approval of Planning Case No. 05-19, Bryson Woods, 1978 Thom Drive, Final Plat after
finding the proposed plat is consistent with previous for the Preliminary Plat
and subject to the six conditions as outlined 2, 2005 report,
modifying condition E. to read: Removal of is required to
remove the existing structures prior to the City's permit, unless a
surety is posted with the City to ensure removal a
timeframe.
The motion carried unanimously (7-0).
REPORTS
A. Planning Commissioners
. The Planning Commissioners clean up efforts after the
September 21, 2005 storms.
Commissioner Modesette
She noted
Grant
B.
C.
the Commission on recent City Council actions.
ADJOURNMENT
Commissioner Zimmerman moved, seconded by Commissioner Bezdicek to adjourn the
meeting at 7:30 p.m. The motion carried unanimously (7-0).
.
,
TO: Planning Commission
. FROM: Kathleen Nordine, City Planner
DATE: Deccmber 21,2005
SUBJECT: Site Plan Review: Corporate Express, 1233 West County Road E
INTRODUCTION
Corporate Express submitted a Site Plan Review application to install an emergency
generator for their facility at 1233 West County Road E. Corporate Express is a
distributor of office supplies and equipment for businesses and organizations. This
facility contains office and warehouse space and serves as a distribution center. The
proposed generator will provide power to the facility in emergency situations when the
primary power to the building is interrupted.
PROJECT DESCRIPTION
The property is located on County Road E, west of Lexington Avenue in the B-2, General
Business District. Propcrty to the south, east and west is also zoned B-2. Immediately to
the north is railroad tracks and across from the tracks the property is zoned I-FLEX.
Office and warehouse uses are a permitted use in B-2 district. The property is
. approximately 5 acres in size and is developed with a one-story 109,570 square foot
officelwarehouse building. Thc property is also improved with an office street parking
lot, loading area and landscaping.
The proposed emergency gencrator is a Caterpillar 3412DIT 500-kilowatt unit that is
non-sound attenuated and fully enclosed. This unit would be located to the rear of the
building on the north side of the property. The generator unit is 25' long and 11' 10"
wide and would be placed on a concrete slab. There is a fence adjacent to the railway.
Corporate Express has indicated that the generated is needed to provide "back-up" power
to their facility in the event of an emergency. This past year, the facility lost power for a
period of time due to a severc storm. This loss of power disrupted the business's ability
to operate and meet their obligations.
STAFF REVIEW
Site and Building Plan Review
The Site and Building Plan review process provides the City with the opportunity to
publicly review the detailed site development plans in accordance with the City's
regulations. Issues to consider in this case include the proposed location of the
generator, aesthetics and environmental pollution.
.
I
Location
. The proposed generator would be located behind the existing building adjacent to
the existing loading area. The generator would be setback 24'3" from the rear
property line, which is adjacent to the railroad right-of-way. As stated earlier, the
generator would be located on a concrete slab that would be setback I T II' from
the same property line. This exceeds the minimum IO-foot setback required for
accessory structures. The proposed location will not interfere with the loading
operations or traffic flow on the site.
Aesthetics
The proposed generator is located in a fully enclosed unit. This unit, which is
beige and black in color, would not be visible from the County Road E since it
would be located behind the building. Although the unit may be visible from the
adjacent properties to the north. the Staff does not believe this is an issue due to
the nature of those uses.
Environmental Pollution
As stated earlier, the generator is fully enelosed in a unit that is non-sound
attenuated or contains a sound muffler device. According to the applicant, noise
genemted from the unit is approximately 95 decibels that docs exceed the
Minnesota Pollution Control Agency limits of 65 (L50) decibels and 70 (LlO)
decibels. Although this is a concern, Staff does not believe that this noise level
will be objcctionahle due to thc cmergency use of the gencrator and nature of the
. slllTounding land uses. To mitigate any noise issues that may arise in the future,
statf is recommending conditions be added to the approval restricting the use of
the generator for emergcncy purposes only and requiring a noise mitigation plan if
noise complaints arc received and validated in the future.
REQUEST FOR COMMENT
Property owners within 350 J'eet were notified oJ' this request. A comment was received
from Scott Rosenthal of Carroll Furniturc, 1203 County Road E, who indicated that he is
fine with the proposal provided there is no charge to his company and does not infringe
on their property. The proposed unit will not be located on or encroach upon their
property.
RECOMMENDATION
The Staff has reviewed the proposal in accordance with the requirements of the City's
Zoning Ordinance and has found that the proposed generator is consistent with thc City's
regulations provided conditions are attached to address noise. Statfis recommending thc
Planning Commission rccommend approval of the rcgucst to the City Council with the
following conditions attached.
.
2
.
I. Approval is for the installation of an emergency generator, Caterpillar 34] 2DIT
. 500 KW unit, as identified in the submitted plans and specifications. Said unit
shall be installed in accordance with the plans submitted. Minor modifications
may be made to the plans subject to approval by the City Planner. Significant
changes to the plans require review and approval through the Site Plan Review
process.
2. Use of the generator is for emergency purposes only. Said generator may be used
only when the primary source of electricity for the office/warehousc building is
disrupted.
" Corporate Express is required to submit a noise mitigation plan in the future if the
J.
City receivcs complaints regarding noise gencrated by the unit and said
complaints arc validated by City Staff.
OPTIONS
I. Rccommend approval as submitted.
~ Recommend approval with conditions.
_.
0 Recommend denial with reasons for denial. If the City denies the petitioners
.,.
request. "it must state in writing the reasons for the denial at the time it
denies the request".
4. Table fc)r additional information.
DEADLINE FOR AGENCY ACTION: February 2,2006
. The City of Arden Hills received the completed application for this request on December I 2,
2005. Pursuant to Minnesota State Statute, the City must act on this request by February] 2,
2006 (60 days). unless the City provides the petitioner with wlitten reasons for an additional
60-day review period. The City may with the petitioner's consent cxtcnd the review period
beyond the \20 days.
Attachments
I) Location M<1p
2) Applicant's statement and submitted plans
3) Request Cor Comment
'1":/ ardcll h i I Is/corporateexpressrcport
.
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'H'~" PATE IInYl~lCNS I BY
II ' ,,,, CORPORATE EXPRESS
_ ~ :L~'."' Emergency Generator installation
["u4a'
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~ .....u.. 11233 West County Road E
-- ARDEN HILLS MINNESOTA
.
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.
12/12/2005 10:54 FAX 3036642625 CEXP rgJ UUl/ UU4
_JJ Wagner Power Systems
. 16091 E. 22nd Ave.
Aurora, CO 80011
(303) 739-3095
IM4GNER. MA1ERIAL LIST http://wagnerequipment.cat.com
DATE: NOVEMBER 28,2005
PROJECT: CORPORATE EXPRESS ARDIN HILLS 500 KW STANDBY GENERATOR SET
QUOTE NUMBER: 05SR11280S
ONE (1) EACH. NEW CATERPILLAR 341201T. 500 KW, 120/208
VOLT, 3 PHASE, 60 HZ @ 1800 RPM, OUTDOOR ENCLOSED,
NON SOUND ATTENUATED DIESEL GENERATOR SET
PACKAGE.
Stmdard Caterl)iIIar Consist for this Model:
AIR INLET SYSTEM
Air cleaner, single element cani~er type with service indicator.
. EMCP \I CONTROL PANEL
Including:
Voltage adjustment potentiometer
Auto starUstop control switch
Emergency slop pushbutJon
Panel lights
Digital AC meter. 3 phase, True RMS
Digital indication for:
Operating hours
Oil pressure
Coolant temperature
DC volts
RPM
System diagnostic codes
Safety shutdown protection with LED indication lights for:
Low oil pressure
High coolant temperature
Overs~ed
Emergency stop
Failure to start (Overcrank)
Low coolant level
Spare alarm
Spare shutdown
.
tEl WAGNef\ !;:QUJPM~ co. f WAGNER PO'NER SYSTEMS J WAGNER Re:~TS LO~'T10NS:
r;OLOFU,OO: AURORA., BURL1NCiTON, CARBONDALE, COLoAADO SPRINGS, COMMERCE CITY, DENVER, DURANGO,
E=ORT COLLINS, GRANtW, GRAND JUNCTION, GYPSUM, HAYDI:N, PUEBLO, SILVERTHOA:NE, STE:^MBOAT SP'R1I'o1GS
NEW MEXlCO; ALElUQUERQUE, FARMINGTON, HOees . TEXAS~ EL PASO
(3)
.
GcneratorConfil!1lration with Additional Eauinrnent Included:
STANDBY POWERAPPUCAT1ON
CATERPilLAR 3412DlT 500 EKWWIFAN, 120J208V, 1800 RPM, 60 HZ
WOODWARD 2301 ELECTRONIC GOVERNOR
ELECTRONIC MODULAR CONTROL PANEL (EMCP II),
ALARM MODULE, NFPA 110, PANel MOUNTED RH
CUSTOMER COMMUNICATIONS MODULE-CCM, SHIPS LOOSE
REMOTE ANNUNCIATOR MODULE, SHIPS LOOSE
GENERATOR, 593 FRAME PERMANENT MAGNET. (600 KW)
SPACE HEATER KIT, DIGITAL VOLTAGE REGULATOR
JACKETWATER COOLANT HEATER
FUEL UNE HEATER (WATER SEPARATOR
CATERPILLAR WEATHER PROTECTIVE NON SOUND ATTENUATED
ENCLOSURE WITH CRITICAL GRADE SILENCER, INTEGRAL
DUAL WALL, UL 142. FUEL TANK BASE-SOD GALLON
STARTING MOTORS - HEAVY DUTY
BATTERIES. CABLES, BATTERY CHARGER .10 AMP DUAL RATE
BOTTOM CABLE ENTRY CIRCUIT BREAKE~, 1800 AMP 3-POLE,
208 VOLTS, GENERATOR MOUNTED RH
CATERPILLAR FACTORY TEST REPORT
SUBMITTAlS, 0 & M'S
ShOD Witness Test;
. START UP AND WITNESS LOAD TEST (4) HOURS AT VARIED lOADS
USING 1.0 PF LOAD BANKS
TEST REPORTS PROVIDED
NOTE: TEST WIlL BE CONDUCTED AT WAGNER POWER SYSTEMS
AURORA. CO FACILITY PRIOR TO SHIPMENT
Site Test:
SITE INSTALLATION AUDIT
BUILDING LOAD TEST
AUTOMATIC START f STOP TEST AND DEMONSTRATION
Terms and Conditions:
Wagner Power Systems Terms lInd Conditions will apply
FOB jobsite, not unloaded, not installed.
Plus any applicable taxes
Terms: Net 30 Days
Quote is valid for- 90 days
Exceutiolls llQ.d Exelll!'ions:
. Delivery does not inelude off-loading or crane rental
. Installation is not included
. Power and control wiring installation not included
. Site fuel fill and test fuel.are lUltinclnded
.
~=v .v vv uc::.;.J.lF 651-483-1461 p. 1
CITY OF SHOREVIEW CITY COUNCIL
4600 Victo,ia Street North. Shoreview. MN 55126 Sandy Martin, Mayor
Blake Huffman
(651)490-4600 Fax (651) 490-4699 Larry Morrisette
(651) 490-4750 VoicerrTY Terry Quigley
www.ci.shorevicw.mn.us Ady Wickstrom
December] 3. 2005
REQUEST FOR COMMENT
Dcar Arden Hills Property Owner:
Please be advised that on Wednesday, .January 4, 2005 at 7:00 p.m., the Arden Hills Planning
Commission will review a Site Plan Revicw application submitted by Corporate Express to
install an emergency generator on their property at 1233 West County Road E. The generator
would be located on the north side of the building. Please see the attached plans.
Yon are encouraged to fill ont the bottom portion of this form and return it if you have any
comments or concerns. Comments received by Deeember 27,2005 will be distributed to the
Planning Commission with the Planning Commission agenda packet. Comments received after
that date but before the meeting will be distributed to the Commission that night. You are also
welcome to attend the meeting. The meeting is held in the City Council Chambers at Arden Hills
I City HaJl, 1245 West Highway 96.
If you would like more information or have any questions, please call me at 651-490-4682
I
! between 8:00 a.m. and 4:30 p.m., Monday through Friday. You may leave a voice mail message
, at any time. I can also be reached via e-mail at knordine@,ci.shorcview.llli1.us.
. Sincerely,
.
~~
Kathleen Nordine
City Planner
On behalf of the City of Arden Hills
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Comments:
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. TO: Planning Commission
FROM: Kathleen Nordine, City Planner
DATE: December 20, 2005
SUBJECT: Variance - Garfield Kachel, 1479 Arden Place
INTRODUCTION
Garfield Kachel has submitted a variance application to construct an addition onto the
front of his home at 1479 Arden Place. The proposed addition would accommodate the
expansion of an existing master bedroom and bathroom for handicap accessibility.
Accessibility to the home would also be improved through the construction of an inclined
ramp at the front entryway. The proposal requires a variance to reduce the required 40-
foot structure setback from a street right-of-way to 28 feet.
PROJECT DESCRIPTION
The subject property is located in the Rl - Single Family Residential District east of
Lake Johanna. The property is a comer lot with frontage on Snelling Avenue and Arden
. Place. The Jot is approximately 9,000 square feet in size and varies in width due to its
frontage on the two streets. The property has been developed with a single-family home
with an attached garage.
The applicant is proposing to construct a one-story addition onto the south side of the
home facing Arden Place. This proposed 8.5' x 13.5' addition would provide additional
bedroom space and a bathroom that would be handicap accessible. The proposal also
includes the construction of an incline ramp to improve accessibility to the front
entryway. The addition would setback 28 feet from the Arden Place street right-of-way;
less than the minimum 40- feet required, therefore, a variance is needed.
DEVELOPMENT CODE REQUIREMENTS
In the R-I District, the Zoning Ordinance specifies that a minimum front setback of 40-
feet is required from a street right-of-way. The proposed addition and incline ramp is
located 28 feet from the lot line abutting Arden Place. A variance to reduce this setback is
necessary for the project to proceed as proposed.
VARIANCE
Variance Criteria
When considering a Variance, the Commission must determine whether the conditions
. required for a variance are present. Adherence to the provisions of the ordinance is
I
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required except for special cases, which arise because of the configuration of a particular
. parcel. The condition shall not have been created by the landowner. A variance or
variances may be granted from specific provisions of this ordinance because such land
factors as length of a side of a lot, the shape of the lot or the unusual terrain prohibit
reasonable development equivalent to that which would be permitted without variance on
a similar size lot located in the same district, but which lot has no unusual configuration.
Economic conditions alone shall not be grounds for a variance. In no case shall the
granting of a variance impair the health, safety, comfort and general welfare of the
public, nor will it be contrary to the intent and purpose of the Comprehensive Plan, the
official map, or this or any other ordinance of the city.
Applicant's Statement
The applicants state that hardship is present due to the lot characteristics, relationship
with adjoining properties and that the proposal will meet the spirit and intent of the
ordinance. The property has a small lot area that is constrained by the lot shape and
topography. There is a slope on the west side of the property, which presents some
difficulty for construction of an addition on that side of the home. Furthermore, the
setback of the home at 1485 Arden Place, immediately to the west, is less than the
minimum 40-foot setback required. Granting the variance is in keeping with the spirit
and intent of the ordinance.
STAFF REVIEW
. The staff has reviewed this proposal in accordance with the variance criteria and believes
hardship is present. The applicant's proposal is reasonable due to the property's
characteristics and character of the neighborhood. The construction of an addition onto
the existing home is limited due to the small lot size (less than the minimum 14,000
square feet required in the R-l district), adjacency to two street rights-of ways, odd shape
and topography. The development pattern on Arden Place is not typical of a residential
subdi vision due to the street layout and lot shapes; therefore, the setback reduction will
not impact the character of the neighborhood. In addition, a variance was granted for the
property at 1485 Arden Place reducing the required setback of the home from the street
right-ot:way.
Another factor to consider is the location of the existing bedroom and bathroom inside
the home. The proposed location of the addition is logical because the existing bedroom
and bathroom can be expanded and be remodeled for handicap accessibility without
disrupting the other living areas in the home.
PUBLIC COMMENT
Property owners within neighborhood were notified of the request. One comment in
support has been received.
.
2
STAFF RECOMMENDATION
. The Staff has reviewed this proposal in accordance with the variance criteria and believes
hardship is present. "Ibe proposal to construct on addition onto the south side of the
home is reasonable due to the lot characteristics, neighborhood and interior floor plan.
The situation is unique due to the small lot area, frontage on two roadways, topography
of the lot and character of the neighborhood. Staff recommends that the Planning
Commission recommend approval of the variance to the City Council subject to the
following:
I. The project must be completed in accordance with the plans submitted as part of
the Variance application. Any significant changes to these plans, as determined
by the City Planner, will require review and approval by the Planning
Commission.
2. The variance shall automatically expire and become void one (1) year from and
after the date on which the Council granted such approval if work on the project
has not begun within that time period.
OPTIONS
I. Recommend approval as submitted.
2. Recommend approval with conditions.
, Recommend denial with reasons fix denial. If the City denies the petitioners
~.
. request, "it must state in writing the reasons for the denial at the time it
denies the request".
4. Table for additional information.
DEADLINE FOR AGENCY ACTION: February 2, 2006
The City of Arden Hills received the completed application for this request on December
2, 2005. Pursuant to Minnesota State Statute, the City must act on this request by
February 2, 2006 (60 days), unless the City provides the petitioner with written reasons
for an additional 60-day review period. The City may with the petitioner's consent
extend the review period beyond the 120 days.
Attachments
I) Location Map
2) Statement ofrequest submitted by applicant
3) Submitted plans
4) Request for Comment
.
3
-.---
1 of 2
. 1479 Arden Place
Arden Hills, Mn. 55112
November 23, 2005
TO: City Planner/Community Developer
Members of the Planning Commision
Members of the City Council
FROM: Garfield C. Kachel
SUBJECT: Land Use Application, request for variance
Enclosed is a completed Land Use Application form
I wish to request a variance in the property setback
distances as follows:
A variance in the corner side yard setback from 40 feet
to 28 feet to accomodate the enlargement of the master
bath and bedroom to facilitate interior handicapped access
and the installation of an exterior inclined ramp to the ::
front door.
. To support this request for a variance, I submit the follow-
ing information for your consideration:
(1 ) the conditions and circumstances for which the variance
is requested are unique to this property:
a. the small lot size (less than 1/5 acre and the small-
est lot in Block 5)
b. the lot shape,and slope severely limit the desired
home improvement and impose a hardship (please see
the contour lines on the Certified Land Survey)
( 2) With respect to the relationship with the abutting prop-
erty, the variance that is requested is substantially
less than those setbacks of the residence at 1485 Arden
Place (for which a variance was granted)
(3 ) The applicant believes that granting this variance is
in keeping with the spirit and intent of existing build-
ing codes.
(continued)
.
2 of 2
. (continued)
(5 ) granting the variance will not adversely alter the
character of the immediate neighborhood.
I will be pleased to meet with you (or be present to
appear before at your convenience.
R~pectfullY submitted,
~" ~dv{
Garf'eld C. Kachel
(651 ) 633-8752
garkachel@msn.com
. enclosures:
0 completed Lnad Use Applicationbform
0 Certificate of Survey with proposed home improvements
shown with dotted lines
0 Preliminary front elevation drawing showing proposed
master bath and bedroom enlargement
0 Preliminary floor plan, proposed home improvement
END
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.LL.I.Ltll LtJtJ:J lb:::tt b~lb:;:;111121 D WDLF/D WEBSTER PAGE Ell
CITY OF SHOREVlEW CITY COUNCIL
4600 Victoria Street No,th. Shoreview, MN 55126 Sandy Martin. Mayor
B lake Huffman
(651)490-4600 Fax (651) 490.4699 Larry MorriSCllC
(651) 490-4750 voicemV Terry Quigley
www .~ciS:horeview.mn. US My Wickstrom
December 13.2005
REOUEST FOR COMMENT
Dear Arden Hills Property Owner:
Please be advised that on Wednesday, January 4, 2005 at 7:00 p.m., the Arden Hills Planning
Commission will review a Variance application submitted by Garfield Kachel, to construct an
addition onto the front of his home at 1479 Arden Place. The proposed addition would
accommodate the expansion of an existing master bedroom and bathroom for handicap
accessibility. Accessibility to the home would also bc improved through the construction of an
inclined ramp at the front t.'Iltryway. The proposal requires a variance to reduce the required 40-
foot structure setback from a strect right-of-way to 28 feet. Plcase see the attached plans.
You are encouraged to fill out the bottom portion of this form and return it if you have any
comments or concerns. Comments received by December 27, 200S will be distributed to the
Planning Commission with the Planning Commission agcnda packet. Comments received after
that date but before the meeting will be distributed to the Commission that night. You are also
welcome to attend the mecting. The meeting is held in thc City Council Chambers at Arden Hills
. City Hall. 1245 West Highway 96.
If you would like more information or have any questions, please call me at 651-490-4682
between 8:00 a.m. and 4:30 p.m., Monday through Friday. You may lcavc a voice mail message
at any time. I "In also be reached via e-mail at knordine@ci.shorcview.mn.us.
Sincerely,
~~
Kathleen ordmc
City Planner
On behalf of the Ciry of Arden Hills
------------------------------------------------------------------.--------------------------------------------------
Comments: }[.
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Knchd nOlice Name:
Address: J.el- f f.,,,I/').,F ..--
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/
.
. TO: Planning Commission
FROM: Kathleen Nordine, City Planner
DATE: December 20, 2005
SUBJECT: Variance - Sandra Kennedy, 3988 Glenview Avenue
INTRODUCTION
Sandra Kennedy submitted a variance application to re-build a home on her property at
3988 Glenview Avenue. The existing home was recently damaged by a fire and is not
habitable. The home will be demolished and a new home will be constructed in its place,
utilizing the same footprint. This proposal requires a variance to reduce the required 40-
foot structure setback from the Lake Valentine Road and Glenview Avenue street rights-
of-way to 25.81 feet and 33.42 feet respectively
PROJECT DESCRIPTION
The subject property is located in the RI - Single Family Residential District, west of
Lake Valentine. The property is a comer lot with frontage on Lake Valentine Road and
. Glenview Avenue. The lot is approximately 20,133 square feet in size and varies in
width due to its frontage on the two streets. The property had been developed with a two
story single-family home that was recently destroyed in a fire. The applicant is proposing
to reconstruct a single family home on the property, utilizing the existing building
footprint.
Ms. Kennedy is proposing to construct a one-story home with a lower level walkout and
attached garage. Again, the proposed home is located in the same place and using the
same footprint as the previous home. The first floor area of the home is 2,224 square
feet. Access to the home would remain the same utilizing two existing driveways. The
home would be setback 25.81 feet from Lake Valentine Road and 33.42 feet from
Glenview Avenue. These setbacks are less than the minimum 40-feet required, therefore,
a variance is needed.
DEVELOPMENT CODE REQUIREMENTS
In the R-I District, the Zoning Ordinance specifies that a minimum front setback of 40-
feet is required from a street right-of-way. The proposed home is setback 25_81 feet from
Lake Valentine Road and 33.42 feet from Glenview Avenue. A variance to reduce this
setback is necessary for the project to proceed as proposed.
.
I
VARIANCE
. Variance Criteria
When considering a Variance, the Commission must determine whether the conditions
required for a variance are present. Adherence to the provisions of the ordinance is
required except for special cases, which arise because of the configuration of a particular
parcel. The condition shall not have been created by the landowner. A variance or
variances may be granted from specific provisions of this ordinance because such land
factors as length of a side of a lot, the shape of the lot or the unusual terrain prohibit
reasonable development equivalent to that which would be permitted without variance on
a similar size lot located in the same district, but which lot has no unusual configuration.
Economic conditions alone shall not be grounds for a variance. In no case shall the
granting of a variance impair the health, safety, comfort and general welJilre of the
public, nor will it be contrary to the intent and purpose of the Comprehensive Plan, the
official map, or this or any other ordinance of the city.
Applicant's Statement
The applicant states that hardship is present due to the unique circumstances created by
the fire, lot characteristics and character of neighborhood. The existing home was
severely damaged by an accidental fire that started in an cnelosed patio. The property is
adjacent to roadways on three sides causing the buildablc area of the parcel to be limited.
The property also has an irregular shape that contributes to the limited buildable area.
. Granting of the variance would permit the construction of a new home utilizing the
footprint of the existing home. Tile proposed home would not impede visibility at the
street intersection and would compliment the neighborhood.
STAFF REVIEW
The staff has reviewed this proposal in accordance with the variance criteria and believes
hardship is present. The applicant's proposal is reasonable due to the property's
characteristics and character of the neighborhood. The reconstruction of a home on the
property utilizing the same footprint area is reasonable. The property's frontage on three
roadways does limit the buildability of the parcel when the minimum street setbacks are
proposed. The property also has a unique shape, which limits the buildable area. The
proposed encroachment on these setbacks will not have a negative impact on the
neighborhood because this condition was "pre-existing" and the home has been designed
to be in scale with the existing home and other homes in the neighborhood. Visibility on
the roadways will not be affected since the home is setback approximately 97 feet from
the intersection.
PUBLIC COMMENT
Property owners within neighborhood were notified of the request. One comment in
support has bcen received.
.
2
.
STAFF RECOMMENDATION
The Staff has reviewed this proposal in accordance with the variance criteria and believes
hardship is present. The proposal to reconstruct a home on the property is reasonable due
to the lot characteristics and surrounding neighborhood. The situation is unique due to
the lot's frontage on three roadways, odd shape, location of the existing home and
character of the neighborhood. Staff recommends that the Planning Commission
recommend approval of the variance to the City Council subject to the following:
1. The project must be completed in accordance with the plans submitted as part of
the Variance application. Any significant changes to these plans, as determined
by the City Planner, will reqUIre review and approval by the Planning
Commission.
2. The variance shall automatically expire and become void one (1) year from and
aftcr the date on which thc Council granted such approval if work on the projcct
has not begun within that time period.
OPTIONS
1. Recommend approval as submittcd.
. 2. . Recommend approval with conditions.
" Recommend denial with reasons for denial. If the City denies the pctitioncrs
~.
request, "it must state in writing the reasons for the denial at the time it
denies the request".
4. Table for additional information.
DEADLINE FOR AGENCY ACTION: February 13, 2006
The City of Arden Hills received the completed application for this request on December
13, 2005. Pursuant to Minnesota State Statute, the City must act on this request by
February 13,2006 (60 days), unless the City provides the pctitioner with written reasons
for an additional 60-day review period. The City may with the petitioner's consent
extend the review period beyond the 120 days.
Attachments
I) Location Map
2) Statement ofrequesl submitted by applicant
3) Submitted plans
4) Request for Comment
.
"
"
EVIDENCE OF HARDSHIP
. The following paragraphs outline why the City should approve the request and how the
application meets the hardship criteria as defined by the City.
The circumstances pertaining to this property are indeed very unique. The irregular
shape, size, and positioning of the property are unlike any other. Bordered by public
streets on three sides, the buildable area of the property is severely limited and would
likely sit vacant should the variance not be granted.
Granting of the variance would promote the character ofthe neighborhood and preserve
and enhance the values ofthe surrounding properties. Granting ofthe variance would
also ensure that the property continued to be used as intended. The proposed structure
would not cause harm or danger to the land, the environment or surrounding properties
and residents. Visibility at intersections of the adjacent streets will not be hampered,
providing safe traffic flow as before.
In our opinion, without granting of a variance, the property could not be put to reasonable
use as a residential site. Due to the irregular shape of the property and the minimum
required setbacks as set by the City code, no reasonably sized structure could be erected
within the confines ofthe setbacks. Therefore, the property, currently zoned as R-I,
would likely sit vacant within an otherwise nicely developed neighborhood.
. The hardship in question was created by an accidental fire which started outside of the
existing structure. The fire department was able to extinguish the fire, but the structure
suffered more than 50% damage, and it has been deemed a total loss. At the time of
original construction, the structure complied with local codes and ordinances. Since then,
City codes have evolved and required setback distances have increased. Due to the
nature of the loss, the pre-existing conditions may not be "grandfathered" into
compliance under the current code, and the structure would need to be entirely brought
up to current codes.
Granting of the variance will allow the property owner to construct a new home, roughly
the same size and shape ofthe existing in the same location as the existing. The
architecturally designed home will complement the surrounding structures and enhance
the neighborhood. The home will be clearly visible from three sides and care has been
taken in the design to ensure the proposed home is aesthetically pleasing and not
overpowering in any way.
.
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7975 Afton Rond Woodbury,MNS5\25 .AWO ""'-'-" .~<>"D~~<~. ~ ~
(6SI)73l-2345 @ .o,,~ ARDEN HILLS, MN 55112 ~
-------- ---------
CITY OF SHOREVIEW CITY COUNCIL
, 4600 Victoria Street North, Shoreview, MN 55126 Sandy Martin, Mayor
Blake Huffman
(651)490-4600 Fax (651) 490-4699 Larry Morrisette
(651) 490-4750 VoicerITY Terry Quigley
www.cLshoreview.mn.us Ady Wickstrom
Deccmber 14,2005
REQUEST FOR COMMENT
Dear Ardcn Hills Property Owner:
Please be advised that on Wednesday, January 4, 2005 at 7:00 p.m., thc Arden Hills Planning
Commission will review a variance application submitted by Sandra Kennedy to re-build a
home on her property at 3988 Glenview Avenue. The existing homc was recently damaged by a
tire and is not habitable. The home will be demolished and a new home will be constructed in its
place, utilizing the same footprint. This proposal requires a variance to reduce the required 40-
toot structure setback from the Lake Valentine Road and Glenview Avenue street rights-of-way
to 25.81 feet and 33.42 feet respectively. Please see the attached plans.
You are cncouraged to till out the bottom portion of this form and return it if you have any
comments or concerns. Comments received by December 27, 2005 will be distributed to the
Planning Commission with the Planning Commission agenda packet. Comments received after
that date but before thc meeting will be distributed to the Commission that night. You are also
welcome to attend thc meeting. The meeting is held in the City Council Chambers at Arden Hills
City Hall, 1245 West Highway 96.
. If you would like more in/ormation or have any questions, please call me at 651-490-4682
between 8:00 a.m. and 4:30 p.m., Monday through Friday. You may leave a voice mail message
at any time. I can also he reached via e-mail at knordine\a1ci.shoreview.mn.us.
Sincerely,
~~
Kathleen Nordine
City Planner
On behalf of the City of Arden Hills
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Comments:
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