Loading...
11/18/2020 - Planning Commission - Regular - AgendasSPRING PARK On Lake %innewnk 1. CALL TO ORDER 2. PLEDGE OF ALLEGIANCE 3. ROLL CALL 4. ADOPT AGENDA 5. APPROVAL OF MINUTES 6. CONSIDERATION/DISCUSSION ITEMS a. 3822 Northern Avenue Variance i. Staff Presentation ii. Public Hearing iii. Discussion iv. Recommendation 7. COMMUNICATIONS 8. MISCELLANEOUS 9. ADJOURNMENT CITY OF SPRING PARK PLANNING COMMISSION AGENDA NOVEMBER 18, 2020 - 6:00 PM SPRING PARK CITY HALL • • 17-A NORTHWEST ASSOCIATED CONSULTANTS, INC. 4800 Olson Memorial Highway, Suite 202, Golden Valley, MN 55422 Telephone: 763.231.2555 Facsimile: 763.231.2561 planners@nacplanning.com PLANNING REPORT TO: Dan Tolsma FROM: Alan Brixius / Daniel Elder DATE: November 1, 2020 RE: Spring Park — Variance request — Lot Width, Preliminary and Final Plat - 3822 Northern Ave FILE NO: 175.01 — 20.07 PID: 1711723330137 BACKGROUND: IDChristopher Mattson, property owner in the City of Spring Park, had submitted an application for a preliminary and final plat entitled Northern View Addition. These properties are located within an R-1, Single Family and Two -Family Residential District. The plat creates two single-family lots located on Northern Ave. The two lots will be approximately 10,277 and 10,754 sq. ft. in size. In addition, the applicant is seeking a variance from the R-1 district Lot Width requirement for two properties at 3822 Northern Ave. This variance is needed to construct single-family homes on two lots. Attached for reference: Exhibit A: Site Survey Exhibit B: Preliminary Plat Exhibit C: Final Plat Exhibit D: Home Design ISSUES AND ANALYSIS Existing Condition. The site in question is a single-family lot with an existing home with a detached garage. The existing lot is 21,034 sq. ft. in area and approximately 97 ft. in width. The proposal calls for the removal of the existing home and detached garage. The applicant is proposed to split the lot and construct two new single family homes. Comprehensive Plan. . The Comprehensive Plan "Future Land Use Map" designates this site for low density residential development. The proposed plat is consistent with the Comprehensive Plan. Zoning. As noted above, the subject site is zoned R-1, Single -Family and Two -Family Residential. Within the R-1 district, single-family and two family homes are both permitted uses. The lot would support a two family home without variance. At the recommendation City Staff, the applicant is requesting the variances and plat for single family homes. This option is consistent with the adjoining homes and eliminates the need for share maintenance agreements between the attached dwellings. Existing Adjacent Use. The surrounding land uses are shown below. The proposed small lot single-family homes will be compatible with the existing land uses. Direction Land Use Zoning North Public Park (Tennis Courts) P Public/Semi-Public East Low Density Residential R-1 Single and Two Family West Low Density Residential R-1 Single and Two Family South Public (Hennepin Regional Rail Authority)/5 Oth Street P Public/Semi-Public The single-family homes will be consistent with adjoining properties. Setbacks and Lot Requirements: The following table outlines the R-1 District standards for lot area and setbacks compared against the existing conditions on the lot in question: R-1 District Existing Proposed: Compliant: Code: Conditions: Lot Requirements: Lot Area 10,000 sq. ft. 10,277 & 10,754 sq. N / A Yes Single- ft. Family* Lot Width 50 ft. 96.8 48.4 & 48.4 ft No Lot Coverage 30 percent N/A 2,200 sq. ft. Yes (21.4%) & 2,200 sq. ft. 20.4 is • 2 Setback Requirements: Existing Proposed Complaint Right -of -Way 30 ft. N/A. 30 ft & 30 ft Yes Setback (approx. Side Yard 10 ft. N/A. 10.2 ft. & 10.2 Yes Setback (north) ft. Side Yard 10 ft. N/A. 10.2 ft. & 10.2 Yes Setback (south) ft. Setback from 50 ft. N/A. N/A. Yes OHWL The table above shows the proposed the proposed lots meet the required lot area but require a variance from the lot width. The building pads meet in R-1 district setbacks.. The proposed home design will meet the required setbacks. Circulation/Access/Street Design. The two lots will be accessed from Northern Ave, which the 2030 Comprehensive Plan has marked as a Local Road functional class. Northern Ave is capable of having the new driveways connect to it and will easily hand the additional traffic. The site plan shows that each lot will be accessed by separate curb cuts onto Northern Ave. The curb cuts will meet the City's requirements for distance apart. The curb cut is width of 20 feet meet Spring Park's City standard. VARIANCE REVIEW CRITERIA Section 11.08 of the Buffalo ordinance states that the purpose for establishing a variance process is to provide: • The purpose of this Section is to provide for variances from the literal provisions of this Chapter in instances where their strict enforcement would cause practical difficulties in putting the property to a reasonable use because of circumstances unique to the individual property under consideration, and to grant such variances only when it is demonstrated that such actions will be in keeping with the spirit and intent of this Chapter. (a) In considering any request for a variance and in taking subsequent action, the City staff, the Planning Commission and the Council shall make a finding of fact that the proposed action will not: (1) Impair an adequate supply of light and air to adjacent property. Staff Comment. The two single-family homes that are taking place will not impact the supply of light and air to adjacent properties. 3 (2) Unreasonably increase the congestion in the public streets. Staff Comment: The proposed use is two single-family homes. The proposed plan would add a net of one single-family home to the neighborhood and is not expected to negatively increase traffic in the immediate area. (3) Increase the danger of fire or endanger the public safety. Staff Comment: The purposed use is not expected to increase the danger of fire or endanger the public safety. (4) Unreasonably diminish or impair established property values within the neighborhood, or in any other way be contrary to the intent of this chapter. Staff Comment: The lot width variances are for a 1.6 foot variance from the R-1 District's 50 foot standard. The proposal will provide two new single-family homes which will provide an increase in property values at this site. Approval of the variance request will not diminish or impair property values. (5) Violate the intent and purpose of the city comprehensive plan. Staff Comment: The Spring Park 2040 Comprehensive Plan states in Strategy 2 that it will promote the renovation and reinvestment in existing homes as a priority for the City. The construction of two single-family homes will allow for the renovation and reinvestment in the community (b) A variance from the requirements of this chapter shall be permitted only when. The requested variance is in harmony with the general purposes and intent of the zoning ordinance Staff Comment: The construction of two single-family homes is in harmony with the purposed and intent of the zoning ordinance. The two homes will have similar lot areas and widths as the neighboring properties. (c) No variance shall be granted that would allow any use that is not permitted in the zoning district in which the subject property is located. Staff Comment: A house is an allowed use in an R-1 district within the City of Spring Park as stated in section 42-277 of the city code. (d) A variance may be granted when the applicant establishes that there are practical difficulties in complying with the zoning ordinance without a variance. .19 • Staff Comment: As discussed, the size and shape of the parcel creates numerous challenges in the construction of a home addition without requiring a variance for the lot setbacks. The lot width does present a practical difficulty as stated and as mentioned above the property will have a lot width that is similar to neighboring properties. Practical difficulties with this variance request are not solely related to economic considerations, and given that single family homes are a permitted use within the R-1 zoning district and the adjoining uses are single family homes. The propose development is consistent with the character of the neighborhood. Lot Coverage: Sec. 42-279 of the City Code, Lot Requirements and Setbacks, conditions are outlined in which new construction can be allowed to have up to a 30% impervious surface by meeting the following conditions. Comment: The applicant is in compliance with the Lot Coverage requirement. RECOMMENDATION: In reviewing this application, staff has measured the variance request against the Spring Park's Code of Ordinances, as well as Minnesota State Statute 462.357 regarding Land • Use Variances. Both documents outline the necessity of it being a reasonable use and there existing practical difficulties in the normal development of a property, in order for a variance from those ordinances to be granted. Based on the findings outlined in the report, staff finds that the proposed variance offers reasonable use of the property and there are practical difficulties unique to the property that warrant variance consideration. Upon review of the proposed Preliminary and Final Plat for Northern View Addition, it is staff's finding that the proposed plat is consistent with the intent of the comprehensive plan, zoning, and subdivision codes. Based on the findings of this report City Staff recommends approval requested lot width variance and the preliminary and final plat for the properties at 3822 Northern Ave with the following conditions. 1. The applicant will provide site grading and drainage plans illustrating the site drainage patterns and storm water treatment. Site drainage shall not negatively impact neighboring properties. 2. The applicant will provide a utility plan illustrating the extension of utility services into each lot. 3. The grading, drainage and utility plans shall be subject to the review and approval of the City Engineer. CC: Scott Qualle Brian Hare Marty Turner Christopher Mattson • RNnw uL PpasDxs }v nleae PREfaxr:TY DMmapnm MNma..Mnw,, rR o.,.�,rb. rale.q eea,aeap�.p.lydmeNd ma 9m of MFn.we. Cowry a! W ery� a wif. nro RL abb Nd LledpWlA NveMYI AddMa x�MmaeNo-Taw efQ. avavl Nosh IN a,amw.sy La i,WevtptlMmpfO pvalaa NonNiN }na(.XT.enI, Nvp W l.ltlnakle AddTmmMmnoW,axorAetm Pe ieewAdplN amnS Neawle Cmvb, Mhway. alv dnaf M e bl loran: Thm lenalLv],>q lLLtlyMl HvdhR AJdXlan�o TlXoelwd., N.aeepb Nemy, Mine®le, yivgauW olNe Nanh iM A.r Nem[ Hv� twab. vme Wv�tlM llmtla�wNDeT�RN v15W ADDmON redden MgMtkrmtlepub&trryblkm bmvM �a Nmm MemlvM LTnagMr MenNn. vfaewn,Nw MmmenhulW Rk TM h.mvrwvkvsw}ytl mai__fta m_byCbb.AnMwm< NampWle. Caub.Irvty Mrfi.Wl.D}Yv Nv�aN�vvYY�iPY's •m�v.YnpaveMv alaX�IVIv.aT:}uaa e� I!v W h�ebve��atr NYaae Ytl nNswdlakvtmdxlPYXnNlw welt gglvXleval}Y �nnr:YaR Wwkemsly W wbtll,rdenvd ■ tlYtwu � a W N f w.w. SML ). v aY by aM s W k+. v. Yeae N1 MY.d u INa AC sd Y N'ii mT v. b. W YMM �YP1t nnlmmimv.r vmowaeta hobnm�mie_ r—gww.ew.nee. NORTHERN VIEW ADDITION Crtv ODtm(m. CT' Of 3l81110 PA8![. L1QMaN1TA .maNDRrNNIN vsn ADDrDON wr ppwed r Nwletl y u<cvr coma ertrcnatsp� n.a Mmvel. m..ya. Ney Nmarxw,_ana m�Wvidom Xm..amumxe.ro}. we.ldae, a.m�,nvslNNN seml� sm.as, srd. L CrTY IXIlRIL1., Lrlr r%' SPRINO PART. NIMdBalIIA Mpn — a�InerrrANDacAL mAra snxwDas. x.mkwf,.x:.aNw 1 MNq vlkb Ymnlq.kY uA—vd Pwr�.Y.e lm Pd irbvd AimMd a ti. pW. gm11W _rigor M� Mvk V.Oyla Cmb Ao! q _ DsTry 9URVaY DIVNIDN. HemPlt Cavb. Mlemm n.smmd.w.arwr.aa suR.sds nsde,mpmrhm �e..em__ena _ Cbb P.whw4 Cevq}avrs q 1nv.hTv.Nb YtrNXwply er NORTN[IN.'VIFW aDDmON xunW wan oRimdin_ r M— e'eleN�M. MVW MCCmstCmery—m DT MNvvy l�Wm aVkv CaNb•MYNt} T n L—� -----------------------lauw—— Ifl' NN y— r wN i i �I c� I I � F-+------------'-------------- i I GRAPHIC SC;! (cMSN real • OlMOR9 !WM NON YMMpT (}II MO PINE A] 9nv1) oMSNnD�fn NDf }. M .Ia tnN wa ROMAIDrr scr D 8r MMf50fA REOSNANvI .ullaen hew [tw.0) OFMOT6 OTMIR RI1 M RAT C!'9tAIN ! lMNaaTe xAII1D¢t •ODeld 10 IvelTO.MA' =A,r w r I Rmeps sti wv,Ts aiOzr_ 1 1 1 T+ t 1 1 1 1 1 'U 1 70 + 1 a .� •-- .'..1 w� al 1 1 rl + C) 1 1 ' 11 s l ++ a' i 1 + 1 � 1 � ADVANCE SURVEYING & ENGINEERING CO. Exhibit A ENDW ALL PERe[mm BY T11E9! PlPsexC Ten bn q..MmkoawNoue[ RewnrefOe ferlone{hvrihed pmpnly Wooed m Ne bnk of Mlmeen. Cwry M swvRm m wit LeN.eat sh.P.ra LWIy.Wexrsaw Ammmm Mr•me�L+, Teraero.mnm,mp nmE ae n �w real. Ln s.wm.Pr oeene M EE.r Ee xrm xM Rn erLn rove ro. aemP .ed ckdyPer..leamem n sDrkmkna.mmdhe n mt mmrma r W ,Mket xmmPm cemy. NunmrA Jn mnmeed r Polle.n Ten Pn.r Ln >, sLrP a LaaPmn xMen.W, Aae..e,e Mhrrmly xmmm Ter+r. nnm®k. ,rha sere er E. nrm:M Amr mnmr. .ne P W m . nnRTdsRn view ADDmnn .d mr ekeM mmee m m. wNh ey wmm rm rn.r: m s.nnme rra9nw.m.en,rwrw.nu Erw w ore NrL >w.,m®nhmrme T.m,Pn..rA.mr..m..r.n... err.mrn.nM.n.rdar_do er m . aWnepe..wmm CO111'Try OP TeentnmW mr nEmrledsW eerueere'u _mfM _—benkmMn Mover. neryncu. �m+s.eer.r NTC®1®mepes rw.Tmw. meummen.gnnerTOrr EeNuwmgrWymmem. myYrryr.khu mnleremy„- .I.ee ¢.n.yrka. h Mheeou mM 9v,bn]m.P1,AEl1,ma/Ae hhef W reMemna WowalhW W m tlryht drY nE PiecwePrnrlune m hwW mEPNc cared We 6P of wMl�emwm tk�earl� us�ms� 9TATEQA@URPaTA C,DUTIY M lee hRemendtinemarMrW eeMcrm mk,__ _ T nyec w. Prteh PRELIMINARYPLAT NORTHERN VIEW ADDITION CRY COVECIL. CRY OF ePR W O PARIL NxNC9[RA Teb PW MepRTN¢RN vmW ADD,RON.n Sprw+dNrvpedyme CnTf 'IMmtiryd]InhP P.IM�rAnnr� mnmsD...t wem_as or xo,_,w.uP,+=h.m�Pivom�mwP,••�M,.ro....mMrW.,srw snm.srcn:. tTtt COUNCLL. CRY oP sPAltq PARC>0MlsMA ane RRIDEM —sou. mTATe I.—M rd—l. Cerny. Menewre Ilveey mefTtlW my Pf�h hl0_d Ph.Yvv WwLavwN sulud mesh m Ps pM, tl.rnl,k+_ hr M m iIrL V. CW ,celery APEmr N —. DNEY 9URVRYDMEIMI,Nmy6 Cmmy, N'" _ era.ahMn. srAT.s.t sese�es riPss,, rw PW e. erm roPmrdekMet m� Oi. P.shKA CeRkT lm+Tw el NDlT'itYChEDPA xemryu Cmmy. Mheema , eanM vMymEdemsmnPWMtA)RTMRRn VIEW ADDrtRln .enshdmr.rn. M._d4> .m— oFhet�M MWe Mt(brYeR CPmeT P.mrer tf DrPrPY A raem cmmr.ee�r T L- I —------------------ — — — --- �P� �,>• Ern.,, „ I..I CY I y 8, F---------------`�------- ---:" I I ( ^T t ft GRAPHIC SCALE ( LtuE E Tsn ) • PaaTta ramp Eax ewmAEnr (Ra mro TTva• As sxmm) mro,Ee ,n mcx n ,. mw Ear .rs elwmnrr sT D Yq MAaFD BY YMflROTA RLRBAINn MpmfR e]SPJ poaPl OpOTfS aSTN4 Pa! Trc PUT 6 •ErMP h uNOLI4T5 xemPE1 MMgI TO w[prlr' a1E�NTA�Ta1� ,115 EUR10 6YSRIr tl I 1 earm art u,m s , sBeRrAP A unaRsre P.mesu anar ro EPwtToxxA• xsEno rn u'�Tans a'�NermrRs N°xsE"caas UST. 1 U 1 u7 t1 1 n 11 1 a"• .. � 1 1 W �? 1 t ' _ < 1 , 1 1 1 � 1 PRIM 1 IL 1 t ,1 ADVANCE SURVEYING & ENGINEERING CO. Exhibit B 9 0 0 LEGAL DESCRIPTION: Let— (2). Sloop ad, L'mdquin', Haaldell Additoo m Mmoetonka, Town of ann0. except North 1&4 R, except mwL Lot 2. and incept Bur path 50 feu orth, Nonh 234 feu of Lot Two (2). Skarp wd Lbadqu],f, Addftian l Minn d,, arcardig to Ma —deel plal 0,ma,f, Hennepin Cmmty, Mi-meta alm dmcribed m follows That part of Lot 2, Skwp & Lindgoin% Heaeldell Addition to Mi.-Ilka, Hennepin County, MinncmU, lying Singh othh Nord, 234 feel thereof. SCOPE OF WORK & LWUTATIONS: 1. Showing the length and direction of bm de y from of d,e legal doeoripeov Word above. The amps of mi, aemem &'not include dueneiniog whit ymu own, which la a legal mLhr. Please chart the krel demription with your retools or movull with competent legal cauvwl, if ommeery, to mete men teal it is cameo me slut any matters of record, meb ea ew eeneeta, that you wish m be ivcladed oo,be worry have been rfm a. 2. Showing the 1-6.. ofobaervd exialiN -K."—we deem n®mry for the x—Y. 3. Saving o-a, markers o, verifying exiad,g au,vey markers to oatmiM the Imam, of the pmperty. d. Existing bolding dimen,iun, and anbwka m,u d U amide ofaidiq uatuoco. 5. Showing elmalimu on the ,ire a, ,electN lontiovs b give wine ivdicatiav of the,opognphY of th 'U. we lean )m pmndol . beneMnark for you, um m duemndng ale mole for ran—tim on This CU. The elevaEom shown Zm, only m the benrv ld m Lmnrk pnoav dru wuvry. Udartbenchmark and reed al Inn ova other faave alwwa ae the —M when dem a erog ad,, eleemim, fa, me on this all, or be%m begimlpg romvvctiou 6. While we alow a pmpowd locenov fen this heave u dditmq we me vet m Amilm with year pmpuwd plan m you, yaw uchiteel o, the budda we Revmw om pmpmed loom,, of the impmvemmrs sod ptopowd y,ad grdm carefully m verify teal dwy arch yaw, plan Were eovamaction begire, Al., wa ere rot m familiar wi,h Iocal ta&x a W miIi.— rolponm m, m the local building and xoeug oM i b iv this c —ty are. Be pre 1, ihow this a—ey b mid oflicisl,, m my other oM-1, dw nay have jarUdieboo ova th p,,I wd improwmenh ead obUtn Moir appmvale hafua beginmieg comuucnon or plmu g mgnmsreau Io tba property. y. Ihi, ,away hen berm conple4d planar thc benefit o/ a xenon ado ravmitmenc There nay be Txittmg smmN, a ate, en—b— Mar would be —aged b, a cis 1 title reeemn eut. wo,&,. the survey min not p,opon u, chow my aaaammU or eazvmbcwcaa other thin the me, ,enwo benoa. STANDARD SYMBOLS & CONVENTIONS: a• Dr.— hero wrveY market, aK omla,a othawiae noted. �— — ------------------------ ( i-wuO Vr aA Aa.,ar.s i i, 1 I 1 9Ja t�V � 1 � I I L*1 L"•T AC`,CC � I I ai gay I _ ------- AS5 "° I i �• ..� max Lam, 1 1 1 ,1 In It 11 a> W 1 11 pC t � 1 oMnr 11 ' M 1 7D Q 1 [' 1 �\ r err. � T /__•—. \ i�w^— _,1 � 1,\ 1 1 � •�,, .pap ` b \ `\ L Ill I .a " i • \ 1 (1 1 1 it \ "`RRRa"a` awawc , 1 i N i m�rruoeamr�e AKIWW"MSELLC 3ffiZ NORTNERNAVfiNUE SPRIIVGPARR: Advance StuavyNg & End real g, Co. mntwwm., a...ma. ra,�.tw+ ����� ' / 11"rnwwRao �mEv®pare.a� EPrRmOTEPOSEDSURVEY oaA.rm WEJ IalEEre�:xxgga sa�rNo. Seel a�. asa3sm OGTORER 20.2BN tRl6e, acraeEa2a 2mn 20047410-10-20 Exhibit C Alan Brixius From: Marty Turner <martyturner123@gmail.com> Sent: Tuesday, October 13, 202010:25 PM To: Alan Brixius Subject: Thanks for talking to me about the process for applying for the variance and getting the preliminary + final plat all done at the same time for 3822 Northern Ave in Spring Park Attachments: 200474 PRELIMINARY PLAT Northern View Addition.pdf Hi Al, Thanks for talking to me about the process for applying for the variance and getting the preliminary + final plat all done at the same time for 3822 Northern Ave in Spring Park. We are looking at building 2 single family homes one each lot that would be over 10,000 SF and 49.54' wide by 207' or deeper. See preliminary plat attached. They would be one level villa home 28' 10" x 72' foundation with the garage 1,390 FSF / 3 BR / 2.5 BA with a 20' x 23' (460 SF) two car garage in the front. You mentioned that the fee would be $300 + $2,000 to escrow for engineering and plan review. Exhibit D 0 •