HomeMy WebLinkAbout4C, Site Plan Review & Variance 3275 Lake Johanna Blvd.
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Request for Council Action
Prepared By:
Dept.:
Council Mtg. Date:
Final Action Needed By:
Meagan Beekman
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iMotion to Approve Planning Case 08-001 for a Site Plan Review and Height Variance at 3275 lake Johanna Boulevard, Based on the Findings!
jof Fact and the Submitted Plans, as Amended by the Six Conditions in the January 9,2008, Planning Case Report.
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:Approve Planning Case 08-001 for a Site Plan Review and Height Variance at 3275 lake Johanna Boulevard, Based on the Findings of Fact:
land the Submitted Plans, as Amended by the Six Conditions in the January 9, 2008, Planning Case Report.
01.09-08
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'Resolution No.:
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iAttorney Recommendation:
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MEMORANDUM
DATE: January 28,2008
TO: Mayor & City Council
FROM: Meagan Beekman, Planner I
SUBJECT: Planning Case #08-001
Site Plan Review and Height Variance
Marc and Dawn AI
3275 Lake Johanna Boulevard
Request
Motion to approve Planning Case 08-001 for a Site Plan Review and Variance at 3275 Lake
Johanna Boulevard, based on the findings of fact and the submitted plans, as amended by the six
conditions in the January 9, 2008, planning case report,
Backl!round
The applicant owns the property located at 3275 Lake Johanna Boulevard. The home was
constructed in 1907 and was originally a farmstead, Currently located on the property is an
existing dwelling, a 601 square foot detached garage, and an 86 square foot shed, Prior to
August 2007 there was also a historic silo located approximately three feet from the southern
property line and approximately 35 feet in height. This structure did not meet setback or
height requirements. The silo collapsed on August 22,2007, in a storm, The applicant is
proposing to remove both the garage and the accessory shed and build a 1,455 square foot
detached garage with a new silo attached to it (Attachment B). The new silo would be 20
feet ten inches tall. The new structure would meet all required setbacks.
With the proposed addition, the applicant is requesting a site plan review for the detached
garage and a variance for the height of the silo, While the applicant has the option to rebuild
the silo in the same location and at a height of 35 feet, a variance is required because the
applicant is proposing to move it from its original location approximately 45 feet to the north
and away from the property line to a conforming location in terms of setbacks,
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A variance is not required for the proposed detached garage. The Zoning Code permits up to
two accessory structures on each property provided that neither exceeds 728 square feet in
size, In addition, Section 1325.01 Subd, 7 of the City's Zoning Code allows for a single
accessory structure, not to exceed 1,458 square feet, if approved through a Site Plan Review.
If this application is approved the applicant would be limited to one accessory structure,
The applicant has submitted a letter addressing the site plan review criteria, the variance
criteria, a site plan of the property, elevations of the existing and proposed structures, and
photographs of the site (Attachment B), The property is in the R-2 Zone, There are no
known variance requests on file for this property.
Findinl!s of Fact
Staff offers the following twenty-nine findings of fact for review:
General Findings
1. The lot meets the minimum requirements of the R-2 Zone,
2. The existing dwelling, garage and shed meet all property line setbacks,
3, A site plan review is required for the detached accessory structure,
4, The silo encroached on the side setbacks and could be rebuilt in the same location as
before, three feet from the property line and at a height of 35 feet.
5. The proposed accessory structure would reduce the existing non-conformity of the lot by
moving the silo within the side yard setback and reducing its height from 35 feet to 20
feet ten inches, This requires a variance because the silo would be in a new location.
6. The proposed addition would meet all property line setbacks.
7. The structure coverage meets the requirements ofthe R-2 zone,
8. The landscaped area exceeds the requirements of the R-2 zone.
9. The existing dwelling does not exceed the 35 foot height limit.
10, The proposed silo would exceed the 15 foot height limit for accessory structures, which
requires a variance,
11, Garages and accessory structures are permitted within the R-2 Zone,
12. The existing dwelling and the proposed garage are outside of the 100-year flood plain,
wetlands, and easements.
Site Plan Review Findings:
13, The proposed garage will not impact traffic and parking conditions.
14, The proposed garage is not anticipated to create any noise, glare, odors, vibration, smoke,
dust, air pollution, heat, liquid or solid waste, and other nuisance characteristics,
15, The proposed structure will not impact drainage on the property,
16, The proposed structure will not alter population density.
17, The proposed garage increases the visual and land use compatibility with uses and
structures on surrounding land by replicating the architectural style ofthe principal
dwelling.
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18. The proposed structure would likely increase adjoining land values by enhancing the
visual impact of the property.
19, Park dedications are not applicable,
20, The proposed structure does not impact the orderly development ofthe neighborhood and
the City and is compatible with the Comprehensive Plan and Zoning Code,
Variance Findings:
21. The silo would be considered a reasonable use within the R-2 Zone because it is
technically an accessory structure,
22. The presence of the silo is a unique feature ofthis lot and represents the historic nature of
the neighborhood. The lot itself is extremely large, but is not otherwise unique.
23, The circumstances of the property were not created by the applicants,
24, The proposed silo would not alter the essential character of the neighborhood or
community since it was constructed prior to the incorporation of Arden Hills and is a
historic feature of the area, Loss of the historic silo may represent a negative impact on
the community,
25, The proposed plans and height variance for the dwelling do not appear to be based on
economic considerations alone,
26, The proposed height variance will not impact fire protection and other safety features of
the structure,
27. The height and bulk of the structure will not destroy a scenic or other appropriate view,
nor will it shut off light and air from surrounding properties, or otherwise be detrimental
to the public welfare,
28. The proposed silo and garage will not exceed a floor area ratio of 0.5.
29, The proposed structure and silo will have adequate setbacks that are equal to or greater
than 20 feet nine inches,
Recommendation
The Planning Commission unanimously recommends approval (6-0) of Planning Case 08-001
for a site plan review and height variance at 3275 Lake Johann Boulevard, based on the Findings
of Fact and the submitted plans, as amended by the following six conditions in the January 9,
2008, Planning Case Report,
1, The project shall be completed in accordance with the plans submitted as amended by
the conditions of approval. Any significant changes to these plans, as determined by
the City Planner, shall require review and approval by the Planning Commission,
2. The applicant shall use best management practices (BMPs) to control erosion at all
times during construction.
3, The applicant shall obtain approval or a waiver from the Rice Creek Watershed
District prior to the issuance of any building permits,
4. The structure shall conform to all other regulations in the City Code,
5. The height variance shall be for the silo portion ofthe plans only. No other portion of
the accessory structure shall exceed a height of 15 feet.
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6. The detached garage shall be compatible with the color and exterior materials of the
existing dwelling,
Options
1, Approve the proposal as submitted.
2, Approve the proposal with conditions,
3, Deny the application 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 for additional information,
The findings of fact in this planning case report support approval of the site plan review and
height variance request. If the City Council chooses to deny the variance, findings that deny the
variance must be stated for the record prior to voting on the motion,
Deadline for Ae:encv Actions
The City of Arden Hills received the completed application for this request on December 10,
2007, Pursuant to Minnesota State Statute, the City must act on this request by February S, 200S
(60 days), unless the City provides the petitioner with written reasons for an additional 60 day
review period, The City may with the petitioners' consent extend the review period beyond the
120 days,
Attachments
A Draft Planning Commission Meeting Minutes
B January 9, 200S, Report to the Planning Commission-
htto://www.ci.arden-hills.mn.us/olanningcase
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Attachment A
Planning Commission
Meeting Minutes:
· January 9, 2008 (draft)
January 28,2008, City Council Meeting
PLANNING CASE # 08-001- Site Plan Review and Variance; Marc & Dawn AI;
3275 Lake Johanna Bonlevard.
Ms, Beekman reported that the applicant submitted a site plan to construct a 1,445
square foot detached garage on the property located at 3275 Lake Johanna
Boulevard. The applicant is also requesting a variance to reconstruct a silo that
would be attached to the garage at a height of 20 feet 10 inches, She then
provided background information and said staff recommends approval of the site
plan review, She stated that the findings of fact do not specifically support
approval or denial of the variance, She stated if the Planning Commission
recommends approval, staff recommends the following six conditions:
1. The project shall be completed in accordance with the plans submitted as
amended by the conditions of approval. Any significant changes to these
plans, as determined by the City Planner, shall require review and approval by
the Planning Commission,
2, The applicant shall use best management practices (BMPs) to control erosion
at all times during construction.
3, The applicant shall obtain approval or a waiver from the Rice Creek
Watershed District prior to the issuance of any building permits,
4, The structure shall conform to all other regulations in the City Code,
5, The height variance shall be for the silo portion of the plans only. No other
portion of the accessory structure shall exceed a height of 15 feet.
6. The detached garage shall be compatible with the color and exterior materials
ofthe existing dwelling.
Chair Sand opened the floor to Commission questions,
Commissioner Zimmerman inquired if there is a second story in the garage. Ms.
Beekman stated she isn't sure, but it does meet the height requirement.
Marc AI, 3275 Lake Johanna Blvd" stated there is a second story on the garage
with dormers to match the architecture of the house,
Commissioner Zimmerman inquired if it will be a trussed roof, Mr, Al stated it
isn't intended for boarders and could be used for storage,
Commissioner Zimmerman stated that there is a requirement that it not be for
living quarters and the code only allows for accessory structures,
Mr. Al stated that he was aware ofthis and intended to comply with regulations.
Chair Sand clarified that the silo will not be used for living quarters,
Commissioner Zimmerman stated it appears the garage doors will be on the south
side ofthe garage, He inquired about a door between the silo and the garage, Mr.
Al stated the garage is a 3 car garage and there would be a door connecting the
garage portion of the structure to the silo portion.
Chair Sand stated there were communications from other residents about the
proposed garage, one who expressed approval and one who expressed concern
about the size,
Ms. Beekman stated there was an additional phone call expressing approval.
Chair Sand stated the computer renderings from the applicant were useful.
Commissioner Holewa moved, seconded by Commissioner Zimmerman, to
recommend approval of Planning Case #08-00 I, Site Plan Review and Variance;
Marc & Dawn AI; 3275 Lake Johanna Boulevard" subject to the six conditions as
listed in staffs January 9, 2008 report,
Mr. Lehnhoff stated there needs to be a hardship for approval of the variance.
Commissioner Larson stated the hardship involved is the loss of the historical
character of the property and rebuilding the garage will restore the character.
Commissioner Holewa amended his motion, seconded by Commissioner
Zimmerman to include the statement: the hardship involved is the loss of the
historical character ofthe property and rebuilding the garage will restore the
character.
The motion carried unanimously (6-0).
This Planning Case will be reviewed at the Monday, January 28,2008, City
Council meeting,
Attachment B
January 9, 2008,
Report to the Planning Commission
Available online at:
hl11>:llwww.ci.arden-hills.mn.us
January 28,2008, City Council Meeting