Development Business - Sheila Sellman, City Planner
Title
Title
Granting a Conditional Use Permit Amendment to Allow Up to 1,979 Square Feet of Garage/Accessory Space and a 19-Foot Side Yard Setback for a Garage Addition in an RF (Residential Flex) Zoning District at 3250 Pheasant Run NE. Kevin Szozda (Case File No. 23-0001/SLK)
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Executive Summary
The applicant is proposing a 1,302 square foot addition to their existing garage for a shop and additional storage space. The proposed addition, existing garage, and existing shed on site would total 1,979 square feet. A 19-foot side yard setback for the garage addition is also being requested.
Schedule of Actions
|
Planning Commission Public Hearing |
02/14/23 |
|
City Council (Conditional Use Permit) |
03/06/23 |
|
Action Deadline |
03/14/23 |
Background
Staff report prepared by Shawn Kaye, Planner and Teresa Barnes, Project Engineer
Zoning
The property is zoned RF (Residential Flex) and has a LDR (Low Density Residential) land use designation.
Surrounding Zoning and Land Uses
The adjacent properties to the west are zoned DF (Development Flex) and have single family homes. The properties to the north, south, and east are zoned RF and have single family homes located on the parcels.
Existing Conditions
The site has an existing home with an attached garage and a detached shed. The rear side of the lot has trees and wetland areas.
Evaluation of Request
Site Plan
The applicant wishes to add-on to an existing attached garage on this property to provide space to store vehicles, kids’ bikes/toys, yard equipment and have a shop. There is currently a 557 square foot attached garage and 120 square foot shed on this property. The applicant wishes to add 1,302 square feet onto the existing attached garage for a total accessory building square footage of 1,979. The garage addition will include a 296 square foot storage area that will be accessed by stairs in the existing attached garage. The 294 square foot shop area will be accessed from the rear of the house.
The original zoning approval for this development requires any property to acquire a Conditional Use Permit (CUP) Amendment for garage/accessory space that exceeds 1,200 square feet. The City has approved several CUP amendments for similar types of attached and detached garages in this area.
Setback
The North Oaks West development was established in 1983 under the RF zoning provisions. The standards that guide construction within the development were incorporated into the CUP.
The setbacks were established with the original grading plan that was done with the
development in 1983. Generally, the front and side setbacks are 50 feet. This home currently has an approximately 45-foot side yard setback, and the applicant would like to amend their CUP to allow a 19-foot side yard setback for the proposed garage addition.
Architecture
The proposed addition must match architecturally with the existing house and attached garage. The plans that have been provided indicate that the structure will match the exterior materials and architecture of the existing home.
Tree Preservation
No trees will be removed for the proposed addition.
Grading/Storm Drainage
The applicant needs to provide a grading plan that will show how the proposed garage addition will alter the existing drainage pattern. The grading plan needs to show the extents of tree removal and positive drainage from the garage structure. From the submitted profile views, it appears that the proposed garage will be lower then the current lowest floor elevation. Applicant to provide elevations on the proposed low floor of the proposed garage/workshop.
Utilities
No additional utility connections will be allowed.
Wetlands/Watershed
The proposed addition will not impact any of the platted wetlands in the area and no watershed review is required.
Access/Street Design/Sidewalks/Trails
No additional access will be allowed. No additional street design, sidewalks or trails will be required.
Easements/Right-of-way/Permits
No additional easements, right-of-way will be required.
Property owner will be required to obtain all necessary permits to complete the project.
Conditional Use Permit
A city exercises “quasi-judicial” authority when considering a CUP application. This means the city’s role is limited to applying the standards in the ordinance to the facts presented by the application. The city acts like a judge in evaluating the facts against the standards.
Section 27.04 Criteria for granting conditional use permits:
The Blaine City Council shall consider the advice and recommendations of the Planning Commission and the effect of the proposed use on the comprehensive plan and upon the health, safety, and general welfare of occupants of surrounding lands. Among other things, the Council shall consider the following findings where applicable. (Ord. No. 20-2447, 7-20-2020)
1. The use shall not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. The addition will not create an excessive burden on parks, schools, or streets.
2. The use will be located, designed, maintained, and operated to be compatible with adjoining properties and the existing or intended character of the zoning district. The existing home (addition side) is located approximately 150 feet from the adjacent home and will be constructed with materials that are consistent with the existing home. The proposed side yard setback of 19 feet will be 9 feet more than the 10-foot setback required on most single-family lots. Therefore, the use will be compatible with the adjoining property.
3. The use shall have an appearance that will not have an adverse effect upon adjacent properties. The proposed addition will be constructed with materials that are consistent with the existing home. The appearance of the addition will not have an adverse effect on adjacent properties.
4. The use, in the opinion of the City Council, shall be reasonably related to the overall needs of the City and to the existing land use.
5. The use shall be consistent with the purposes of the zoning code and purposes of the zoning district in which the applicant intends to locate the proposed use. The Residential Flex District creates a reasonable balance between the interests of the property owner in developing their property with greater flexibility in land uses and at the same time protect the interest of surrounding properties.
6. The use shall not be in conflict with the comprehensive plan of the City. The use is not in conflict with the LDR (Low Density Residential) designation in the Comp Plan.
7. The use will not cause traffic hazard or congestion. The proposed development will not result in any additional traffic hazards or additional congestion to the area.
8. The use shall have adequate utilities, access roads, drainage and necessary facilities. The proposed development, once constructed, will have the required utility services, adequate roads and necessary drainage facilities to service the proposed development.
Strategic Plan Relationship
Not applicable.
Board/Commission Review
The Planning Commission voted unanimously to approve the conditional use permit. There were no comments at the public hearing.
Financial Impact
Not applicable.
Public Outreach/Input
What notice was given? What notice was required? What feedback was received? Notices of a public hearing were:
1. Mailed to property owners within 350 feet of the property boundaries.
2. Published in Blaine/Spring Lake Park/Columbia Heights/Fridley Life.
3. Posted on the city website.
Staff Recommendation
By motion, adopt the Resolution.
Attachment List
Zoning and Location Map
Site Survey
House Elevations and Floor Plans
Picture of House
Narrative
Resolution No. 83-77
Memo for Standards in North Oaks West
Unapproved Planning Commission Minutes 2/14/23
Body
WHEREAS, an application has been filed by Kevin Szozda as Conditional Use Permit Case File No. 23-0001;and
WHEREAS, said case involves the property described as follows:
Lot 6 Block 1 NORTH OAKS WEST
WHEREAS, the Blaine Planning Commission held a public hearing on February 14, 2023, and recommended approval regarding said Conditional Use Permit; and
WHEREAS, the Blaine City Council has reviewed said case on March 6, 2023; and
WHEREAS, the criteria identified in Section 27.04 for granting a conditional use permit has been met.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a conditional use permit is hereby approved per Section 29.110 and 27.04 of the Zoning Ordinance to allow up to 1,979 square feet of garage/accessory space and a 19-foot side yard setback for a garage addition in an RF (Residential Flex) zoning district with the following conditions:
1. A building permit must be obtained prior to construction of the building.
2. The new accessory building space to be used for personal storage only.
3. The addition to the garage is limited to 1,302 square feet. The total square footage for garage/accessory building space is limited to 1,979 square feet.
4. The north property line is limited to a 19-foot side yard setback.
5. The proposed addition shall match the existing house construction in terms of architectural style, exterior color, and materials.
6. Surface water drainage around the new addition will be accounted for, and confirmation on low floor elevation verse the elevation of the water table.
PASSED by the City Council of the City of Blaine this 6th day of March, 2023.