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HomeMy WebLinkAbout7A, Planning Case 09-017 for 3413 Snelling Ave.Prepared By: Meagan Beekman Council Meeting Date: September 28, 2009 Planning Case 09-017 for a Variance and Site Plan Review at 3413 Snelling Avenue Budgeted Amount: Actual Amount: Funding Source: NA NA NA Recommendation: 1. Approve Planning Case 09-017 for a Variance and Site Plan Review at 3413 Snelling Avenue, Based on the Findings of Fact and the Submitted Plans, as Amended by the Five Conditions in the September 28, 2009, Report to the City Council. Supporting Documents: 1. Planning Commission DRAFT Minutes for September 9, 2009. 2. September 9, 2009, Report to the Planning Commission — hqp://www.ci.arden-hills.mn.us � ll�EN HILLS MEMORANDUM DATE: September 28, 2009 TO: Honorable Mayor and City Council Members Ron Moorse, City Administrator FROM: Meagan Beekman, City Planner SUBJECT: Planning Case #09-017 Variance and Site Plan Review Rosemary McMonigal, McMonigal Architects 3413 Snelling Avenue N Requested Action Motion to Approve Planning Case 09-017 for a Variance and Site Plan Review at 3413 Snelling Avenue, Based on the Findings of Fact and the Submitted Plans, as Amended by the Five Conditions in the September 28, 2009, Report to the City Council. Background The applicant is the architect for Mark and Roberta Thompson, owners of the dwelling at 3413 Snelling Avenue, which is a located in the R-1 Zoning District. The property is a lakeshore property and is located on the east side of Lake Johanna. The existing house is setback approximately 310 feet from the front property line and 135 feet from the lake. The applicants are requesting a variance to construct an 816 square foot detached garage in the front yard of their property (Attachment B). The garage would be setback 43 feet from the front property line. While the structure would meet the front yard setback requirement of 40 feet, a variance is required because accessory structures are not permitted in front yards. The applicant is also requesting a site plan review due to the size of the garage. The Zoning Code limits residential parcels to no more than two accessory structures, each not to exceed 728 City of Arden Hills City Council Meeting for September 28, 2009 IlMetro-inetlardenhillslAdminl CouncillAgendas & Packet In rmation12009109-28-09 RegularlPacket Information109-28-09 -Regular Meeting - Memo - Thompson Variance.doc Page 1 of 4 square feet. The Zoning Code also permits one of these accessory structures to exceed the 728 square feet limitation, if approved through a site plan review process, as long as the total square footage of accessory structures does not exceed 1,456 square feet. The applicants have a second accessory structure on their property that is 70 square feet. The applicant has submitted a letter addressing the variance criteria, a survey of the property, a letter of support signed by their neighbors, elevations of the proposed garage, and an onsite storage plan. Also attached is an aerial photo and photographs of the site (Attachment B). Findings of Fact The Planning Commission offers the following twenty findings of fact for review: General Findings l . The lot size meets the requirements of the R-1 Zoning District. 2. The lot meets the depth requirements for the R-1 Zoning District. 3. The lot is only 60 feet wide which does not meet the 95 foot width requirement for the R- 1 Zoning District. 4. The applicant is proposing an 816 square foot detached garage. 5. The proposed detached garage would be located in the front yard of the lot. Accessory structures are not permitted in the front yard. 6. The proposed garage meets the front yard setback requirements for a principal structure in the R-1 Zoning District. 7. The propose garage meets the side yard setbacks for an accessory structure. 8. The proposed structure coverage meets the requirements of the R-1 Zoning District. 9. The proposed minimum landscape area meets the requirements of the R-1 Zoning District. 10. The proposed garage would not exceed the 15 foot height limit. 11. The proposed garage is outside of the 100-year flood plain, wetlands, and easements. 12. Tree removal for the proposed garage would not require any mitigation under the Tree Preservation Ordinance. Variance Findings: 13. Detached garages are a reasonable use within the R-1 Zoning District. 14. The property is unique in the City due to the narrowness of the lot, steep topography, and heavily wooded nature, which prohibits any alternative locations for the garage. 15. The circumstances of the property were not created by the landowner. 16.It is unlikely the garage would have a negative impact on the property or the neighborhood. The depth of the lot allows the garage to be located at least 40 feet from the front property line amongst a significant number of trees. Additionally, having a City of Arden Hills City Council Meeting for September 28, 2009 I lMetro-inetl ardenhills lAdmin l Council Ugendas & Packet Information 12009109-28-09 RegularlPacket Information 109-28-09 -Regular Meeting - Memo - Thompson Variance.doc Page 2 of 4 detached garage located in the front yard of a property is a common feature of lake shore lots. 17. The construction and location of the garage is not based on economic considerations alone, because topography and tree preservation were the primary influences on the location of the garage. Site Plan Review Findings: 18. This situation is an exceptional and unusual circumstance due to the large size of the lot and the presence of a significant number of trees to screen the structure. 19. The applicant has submitted justification and plans for the proposed structure. 20. The structure would be 816 square feet in size. Recommendation The Planning Commission unanimously recommends approval of Planning Case 09-017 for a variance and site plan review at 3413 Snelling Avenue, based on the findings of fact and the submitted plans, as amended by the following five 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 structure shall conform to all other regulations in the City Code. 4. The detached garage shall match the color and architectural styling of the primary structure. 5. The applicant shall obtain approval or a waiver from the Rice Creek Watershed District prior to the issuance of any building permits. 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 variance and site plan review request. If the City Council chooses to deny the variance and site plan review, findings that support this motion must be stated for the record prior to voting on the motion. City of Arden Hills City Council Meeting for September 28, 2009 IIMetro-inetlardenhillsWdminlCouncilWgendas&PacketInformation 12009109-28-09 RegulaHPacketInformationW-28-09-Regular Meeting - Memo - Thompson Variance.doc Page 3 of 4 Deadline for Agency Actions The City of Arden Hills received the completed application for this request on August 20, 2009. Pursuant to Minnesota State Statute, the City must act on this request by October 19, 2009 (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 — September 9, 2009, Draft Planning Commission Meeting Minutes B — September 9, 2009, Report to the Planning Commission htt-p://www.ci.ardenhills.mn.us/planninRcase City of Arden Hills City Council Meeting for September 28, 2009 IlMetro-inetlardenhillslAdminl CouncilWgendas & Packet In rmation12009109-28-09 RegulaHPacket Information109-28-09 -Regular Meeting - Memo - Thompson Variance.doc Page 4 of 4 Attachment A Draft Planning Commission Meeting Minutes From September 9, 2009 September 28, 2009, City Council Meeting Planning Commission DRAFT Minutes — September 9, 2009 A. Planning Case 09-017; Variance and Site Plan Review; 3413 Snelling Avenue N; McMonigal Architects — Not a Public Hearing Chair Larson requested Commissioner Thompson be excused during Planning Case 09-017. Commissioner Thompson excused herself at 6:35 p.m. City Planner Beekman reported that the applicants are requesting a variance and site plan review to construct an 816 square foot detached garage in the front yard of the home located at 3413 Snelling Avenue N, and have submitted a letter addressing the variance criteria, a survey of the property, a letter of support signed by neighbors, elevations of the proposed garage, and an onsite storage plan. She then provided background information. City Planner Beekman stated that the Staff offers the following twenty findings for consideration: 1. The lot size meets the requirements of the R-1 Zoning District. 2. The lot meets the depth requirements for the R-1 Zoning District. 3. The lot is only 60 feet wide which does not meet the 95 foot width requirement for the R-1 Zoning District. 4. The applicant is proposing an 816 square foot detached garage. 5. The proposed detached garage would be located in the front yard lot. Accessory structures are not permitted in the front yard. 6. The proposed garage meets the front yard setback requirements for a principle structure in the R-1 Zoning District. 7. The proposed garage meets the side yard setbacks for an accessory structure. 8. The proposed structure coverage meets the requirements of the R-1 Zoning District. 9. The proposed minimum landscape area meets the requirements of the R-1 Zoning District. 10. The proposed garage would not exceed the 15 foot height limit. 11. The proposed garage is outside of the 100-year flood plain, wetlands, and easements. 12. Tree removal for the proposed garage would not require any mitigation under the Tree Preservation Ordinance. Variance Findings: 13. Detached garages are a reasonable use within the R-1 Zoning District. 14. The property is unique in the City due to the narrowness of the lot, steep topography, and heavily wooded nature, which prohibits any alternative locations for the garage. 15. The circumstances of the property were not created by the landowner. 16. It is unlikely the garage would have a negative impact on the property or the neighborhood. The depth of the lot allows the garage to be located at least 40 feet from the front property line amongst a significant number of trees. Additionally, having a detached garage located in the front yard of a property is a common feature of lake shore lots. 17. The construction and location of the garage is not based on economic considerations alone, because topography and tree preservation were the primary influences on the location of the garage. Site Plan Review Findings: 18. This situation is an exceptional and unusual circumstance due to the large size of the lot and the presence of a significant number of trees to screen the structure. 19. The applicant has submitted justification and plans for the proposed structure. 20. The structure would be 816 square feet in size. City Planner Beekman stated that based on the findings, Staff recommends approval of Planning Case 09-017; Variance and Site Plan Review located at 3413 Snelling Avenue N with the following five 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 structure shall conform to all other regulations in the City Code. 4. The detached garage shall match the color and architectural styling of the primary structure. 5. The applicant shall obtain approval or waiver from Rice Creek Watershed District prior to the issuance of any building permits. City Planner Beekman stated that if this Planning Case is approved it will be on the September 28, 2009 City Council meeting agenda. Chair Larson opened the floor to Commission questions. Chair Larson asked to clarify that this request would be a variance request and not a special use or conditional use permit request. City Planner Beekman stated that this is a variance request because of the location of the detached garage and a site plan review is required because of the size of the proposed structure. Commissioner Holewa asked what other structures were located on the property. City Planner Beekman stated that there was a 70 square foot shed and an attached garage on the property. The attached garage is not included in the site plan review because it is not a detached structure. Motion by Commissioner Zimmerman, seconded by Commissioner Modesette, to approve Planning Case 09-017; Variance and Site Plan Review; 3413 Snelling Avenue N; with conditions based on the findings of fact and the submitted clans, as proposed in the September 9, 2009, planning case reuort. The motion carried unanimously. Commissioner Thompson rejoined the meeting at 6:40 p.m. Attachment B September 9, 2009, Report to the Planning Commission Available online at: http:://www.ci.arden-hills.mn.us September 28, 2009, City Council Meeting