Loading...
HomeMy WebLinkAbout2016-05-23 PACKET 06.1.STAFF REPORT CASE: V2016-042 ITEM: 6.1 PUBLIC MEETING DATE: 5/23/16 TENTATIVE COUNCIL REVIEW DATE: 6/15/16 APPLICATION APPLICANT: John Salmon REQUEST: A variance to allow a second driveway and curb cut. SITE DATA LOCATION: ZONING: GUIDED LAND USE: 8614 Hyde Avenue South R-3, Single Family Residential Low Density Residential LAND USE OF ADJACENT PROPERTIES: CURRENT NORTH: Residential EAST: Residential SOUTH: Residential WEST: Residential SIZE: N/A DENSITY: N/A RECOMMENDATION GUIDED Low Density Residential Low Density Residential Low Density Residential Low Density Residential Approval, based on the findings of fact and subject to the conditions stipulated in this staff report. Cottage COTTAGE GROVE PLANNING DIVISION J Grove +ere P.me n�eerosaeaiv nee, Planning Staff Contact: John M. Burbank, Senior Planner; 651-458-2825; iburbank(E cottage-grove.ong Application Accepted:. 4/26/2016 60 -Day Review Deadline: 6/25/2016 City of Cottage Grove Planning Division • 12800 Ravine Parkway South • Cottage Grove, MN 55016 Planning Staff Report Salmon Second Driveway Variance Planning Case No. CUP2016-042 May 23, 2016 Proposal John Salmon has filed a variance application to allow for a second curb cut and driveway at 8614 Hyde Avenue South. Pie a/ 3� i A �n. � �.✓� �: yi a '�• � 1 ny .,-.. 4'�f Sod _i VIP site Urtnopnoto Planning Staff Report—V2016-042 Salmon Driveway Variance May 23, 2016 Page 2 of 8 The application was received on April 26, 2016. The application was deemed complete on April 26, 2016. The 60 -day application review expires on June 25, 2016. The 120 -day review extension date is August 24, 2016, if exercised. Site Plan pEun Pr.w•rH RhN} I la 5E'Yl;3ACK. {oRM6 P, I tjy'P. c44'�'VRE �� a IT Future ¢,------ ---- C i r{ _4 u� n 2005 n7' Addition � 13614 141DE Auc. S - j_.: I Proporly AddrosP HYLIC AIC - S. ---A Planning Considerations Background In the future, the applicant is planning on constructing a detached accessory structure con- sistent with applicable ordinance criteria. The proposed drive would provide access to the new structure. The applicant's response to the ordinance criteria indicates that the use of the drive- way would be the preferred and safer alternative to hopping the curb to access the structure with vehicles. In 2004, the applicant applied for and received a variance to Title 11-3-4D, Visibility, to allow for an addition to the attached garage to be constructed 10 feet from the side property line on a corner lot when 20 feet is required. The garage addition was given final approval on September 8, 2005. r i4emnnal < 7Z nlaygiQund * • ,, ^.nit:,rc"� F3Uti, fit flllnGWdy /1 i!c S - � 1. ,, o Ansi �nPslead q�f $ v� `1yq� He w9y aS 10 ari PtlTk } , l� `xy h r & it Hyde C. t (deal c do !full $ „ Park 061,k�1 ��w •, '83rd,StS 9 � �'! Fq�ssR �c � Q m Hlilside Trps fooih+!!Park ds c. av 10 51'' y 85th St. 1p EF O �(Y Vilp a' t 04 Planning Staff Report—V2016-042 Salmon Driveway Variance May 23, 2016 Page 4 of 8 Existing Site Conditions The site is a typical residential lot developed that was built in the early 1960's with a single- family rambler and single -car attached garage. Setbacks The proposed driveway and future detached accessory structure meet the required setbacks established in the ordinance. The proposed driveway exceeds the minimum set back distance to the corner. Architecture/Construction The driveway, if approved, will be required to include a concrete driveway apron consistent with the City standard detail sheet STR-19 and STIR -23. CONCRETE CURB AND GUTTER (SEE PLATE STR-1) SECTION L4" CLASS 5 (INCIDENTAL TO APRON) 11101%i kry U A� OR�7 h, i. ISOMETRIC CONCRETE PAVEMENT TO MATCH BACK OF CONCRETE CURB AT THIS POINT NOTE: CONTROL JOINTS IN CONCRETE CURB NOT TO EXCEED 1W SPACING THROUGH DRIVEWAY SECTION. 2Ub?OT_114 cottage STANDARD DETAILS usrn rtsOx Grove CONCRETE RESIDENTIAL 7AN 2014 DRIVEWAY APRON ® Stantec oYR-1. COTTAGE GROVE, MINNESOTA SYR -19 Planning Staff Report — V2016-042 Salmon Driveway Variance May 23, 2016 Page 5 of 8 Utilities The proposed request does not impact any public utilities. Parking The proposed use would provide for additional parking opportunities on the site, but the maxi- mum number of vehicles parked outdoors on the property would still be limited to four. Variance Ordinance Criteria With any variance request, the Planning Commission and City Council must look to the zoning ordinance for guidance and direction. Title 11-2-7: Variances, states that: A. Authority And Purpose: The council may grant variances from the strict application of the provisions of this title and impose conditions and safeguards in the variances so granted in cases where there are practical difficulties or particular hardships in the way of carrying out the strict letter of the regulations of this title. D. Consideration By Planning Commission; Recommendation: Before authorization of any variances, the request therefor shall be referred to the planning commission, and for its recommendation to the city council for the granting of such variance from the strict application of the provisions of this title so as to relieve such practical difficulties to the degree considered reasonable without impairing the intent and purpose of this title and the comprehensive plan. The planning commission shall recommend such conditions related to the variance, regarding the location, character and other features of the proposed building, structure or use, as it may deem advisable. The planning commission shall make its recom- mendation within sixty (60) days after the request is referred to it, unless the applicant requests, in writing, that an extension of time for review be granted by the planning commission. The planning commission may recommend a variance from the strict application of the provision of this title, if they find that: 1. The variance is in harmony with the purposes and intent of this title. 2. The variance is consistent with the comprehensive plan. 3. The proposal puts the property to a reasonable use. 4. There are unique circumstances to the property not created by the landowner. 5. That the conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other property within the same zoning classification. 6. That the purpose of the variance is not based exclusively upon a financial hardship. 7. That the granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. 8. That the proposed variance will not impair an adequate supply of light and air to adjacent prop- erty, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. The applicant's response to the ordinance criteria is attached. The City's Technical Review Committee reviewed the request based on the ordinance criteria and supported the request. The Committee also suggested that at some time in the future the Planning Commission should discuss if the ordinance should be amended to allow a second curb cut on corner lots. Planning Staff Report—V2016-042 Salmon Driveway Variance May 23, 2016 Page 6 of 8 Traffic/Access The proposed use will not increase traffic in the neighborhood. The proposed location of the driveway is no different than if the house were to have been constructed facing Hilo Trail instead of Hyde Avenue. The properties across the street all have curb cuts and driveways on Hilo Trail similar to what is being proposed. Access Comparison Detail Pedestrian Access Not applicable with this application. Surface Water Management The proposed use is below the threshold of additional impervious surface that would require ad- ditional stormwater management improvements. Grant opportunities are available through the County Soil and Water Conservation District for residents seeking to voluntarily improve water surface management practices on their sites. Tree Preservation No trees are proposed to be removed as a component of the request. Landscaping Not applicable with this application. Planning Staff Report—V2016-042 Salmon Driveway Variance May 23, 2016 Page 7 of 8 Area Charges The payment of the required area charges for the parcel were satisfied with the platting of the property. Park Dedication The payment of the required park dedication requirement for the parcel was satisfied with the platting of the property. Public Hearing Notices The public hearing notice was published in the South Washington County Bulletin on May 11, 2016, and mailed to the 75 property owners who are within 500 feet of the property on May 12, 2016. Summary • The proposed use is compliant with the City's Future Vision 2030 Comprehensive Plan. The proposed use is permitted under the current zoning classification for the property. The proposed development is adequately served by public utilities. • There are similarly situated curb cuts and driveways across the street. • The proposed driveway exceeds the minimum set back distance to the corner. There are several other properties within the neighborhood that have two curb cuts, and no negative impacts have been reported. Findings The findings of fact for recommendation of approval that were considered during the review were identified as follows: A. Sight lines from the adjacent streets would not be hindered from the proposed use. B. Similar properties with second curb cuts and drives have not posed negative consequences on the neighborhood. C. The construction of a detached accessory structure is permitted by ordinance, vehicle parking is permitted in accessory structures, and driveway access to accessory structures is neater and a better option than driving on grass. D. Curb hopping due to lack of proper driveway access can cause damage to curb and road surfaces. E. Curb hopping due to lack of proper driveway access can cause damage to vehicles and trailers. Planning Staff Report—V2016-042 Salmon Driveway Variance May 23, 2016 Page 8 of 8 Recommendation If the listed findings of fact in favor of granting a variance are found to be accurate and reliable, the Planning Commission should recommend that the City Council approve the variance request to allow for a second curb cut and driveway at 8614 Hyde Avenue South, subject to the following conditions: 1. All applicable permits (i.e.; building, electrical, grading, right-of-way, mechanical, etc.) must be completed, submitted, and approved by the City prior to the commencement of any con- struction activities. 2. The building permit for the second driveway shall not be issued without the issuance of a building permit for a detached accessory structure. 3. A concrete driveway apron consistent with the City standard detail sheet STR-19 and STR-23 shall be installed at the approved curb cut. 4. A right of way permit is required for the installation of the required driveway apron. 5. The second driveway shall be hard surfaced with bituminous or concrete from the concrete apron to the detached accessory structure 6. The drive shall be no closer than 10 feet to the rear property line. 7. The driveway shall be no greater than 10 feet in width at the property line. 8. For future pavement management projects, any additional cost associated with the second driveway apron shall be the responsibility of the property owner. 9. The maximum number of vehicles parked outdoors on the property is limited to four, per City Code Title 6-2-4. Prepared by: John M Burbank, AICP Senior Planner Attachments: Project Plan City Standard Detail Sheet STIR -1 9 City Standard Detail Sheet STR-23 Applicant's response to the variance ordinance criteria Proposal for pre -construction variance of a single width concrete curb cut on corner lot of 8614 Hyde Ave. S., so home owner can construct a 2 car accessory garage structure. See attached diagram of accessory structure with dimensions and setbacks. I am located in zone R3 and allowed the structure but need additional curb cut and driveway off Hilo Trail for access to the structure. According to zone R3 I am not allowed a second curb cut, but I have included pictures of multiple corner lots with addresses of R3 properties with a second curb cut. Please indicate on the diagram below the location of the Accessory Structure, its dimensions, and its distance from the nearest property lines. (Rear Property Line) 1.0 4�f. SETOACK COtkNt� !tt S ` N 864 H- DE (Front Property Line) ® Curb tb ® — — — — ® ® — — — — ® � /i- HYI)C M .S. -� p -m4 rw 7 _ O (Rear Property Line) 1.0 4�f. SETOACK COtkNt� !tt S ` N 864 H- DE (Front Property Line) ® Curb tb ® — — — — ® ® — — — — ® � /i- HYI)C M .S. -� Ar"�'�4t�9 i. - All i;.' v tti th � � '�' 1 i I'� � i. ,, ! 'r �,�� i6 -a ., �/',� � � all ��! _. _I_. .. I': �I. 825181 st St. S. pROAFRTY INF SIF 0 r2MIN, RF�ISTI�cQ ISOMETRTC Cottage Grove %eM Md. 06P�DSPedty Meet ® Stantec 48_STRI9.DWG CONCRETE PAVEMENT TO MATCH BACK OF CONCRETE CURB AT THIS POINT NOTE: CONTROL JOINTS IN CONCRETE CURB NOT TO EXCEED 10' SPACING THROUGH DRIVEWAY SECTION. STANDARD DETAILS CONCRETE RESIDENTIAL DRIVEWAY APRON COTTAGE GROVE, MINNESOTA NO SCALE I LAST REVISION: JAN 2014 PLATE NO. STR-19 z z 0 0 0 CONCRETE CURB 0 0 AND GUTTER z vI (SEE PLATE STR 1) a Q w xLu a w Loo w V ° 0 KX SECTION 6" CONCRETE PAVEMENT a w 4" CLASS 5 (INCIDENTAL TO APRON) pROAFRTY INF SIF 0 r2MIN, RF�ISTI�cQ ISOMETRTC Cottage Grove %eM Md. 06P�DSPedty Meet ® Stantec 48_STRI9.DWG CONCRETE PAVEMENT TO MATCH BACK OF CONCRETE CURB AT THIS POINT NOTE: CONTROL JOINTS IN CONCRETE CURB NOT TO EXCEED 10' SPACING THROUGH DRIVEWAY SECTION. STANDARD DETAILS CONCRETE RESIDENTIAL DRIVEWAY APRON COTTAGE GROVE, MINNESOTA NO SCALE I LAST REVISION: JAN 2014 PLATE NO. STR-19 SAWCUT— iT (TYP.) 2' MIN --1 EXISTING CONCRETE CURB (.EXISTING PROPOSED DRIVEWAY LOCATION A FELT EXPANSION JOINT 1p11 REMOVE EXISTING CONCRETE CURB FELT BETWEEN CONCRETE DRIVEWAY AND CONCRETE CURB. 2' T--[ MIN. REMOVE EXISTING BITUMINOUS SURFACING NOTE: IF BITUMINOUS IS USED -FELT IS NOT NEEDED. 7" =1 IKATKVL 10 AND GRAVEL BASE WITH MINIMUM USING THE FOLLOWING MATERIALS: CONCRETE PVMT 4" CLASS 5 BASE 100% CRUSHED INCIDENTAL TO APRON -TYPE SP 12.5 WEARING COURSE MIXTURE (2,B) [SPWEB240B] -TYPE SP 12.5 NON WEARING COURSE MIXTURE (2,B) [SPNWB230B] -CLASS 5 GRAVEL BASE 100% CRUSHED NOTES: SECTION A -A 1. CITY RIGHT-OF-WAY PERMIT IS REQUIRED PRIOR TO CONSTRUCTION. 2. FOR MATERIAL SPECIFICATION, REFER TO RIGHT-OF-WAY PERMIT. NO SCALE Cottage STANDARD DETAILS LAST REVISION: Grove RESIDENTIAL DRIVEWAY JAN 2014 P+p Pdde andPrOsPedty Meet CONNECT TO EXISTING STREET PLATE NO. ® Stantec COTTAGE GROVE, MINNESOTA STR-23 48_STR23.DWG couage Community Development Department Planning Division trove 12800 Ravine Parkway South Telephone: 651-458-2827 Cottage Grove, MN 55016 Fax: 651-458-2897 �- www.cottage-cirove.org E -Mail: plannina(acoltage-orove.oM VARIANCE APPLICATION — RESPONSE TO ORDINANCE CRITERIA The Planning Commission and City Council may recommend a variance from the strict application of the zoning ordinance, if they find that your application meets the findings below. Please, provide a DETAILED! response to all of the following' findings: 1. The variance is in harmony with the purposes and intent of this title. Please circle: a No 2. The variance is consistent with the comprehensive plan. Please circle• es No 3. The proposal puts the property to a reasonable use. Please explain. by t�CR� QQ(1 V �(!�� �(�YIW✓��� �o✓ Gl GLJ(iil��vl CUV� C✓'� I Acce_Se' 74t� MVLk CAVLd CllciGker Wt� (� �t°iJQ.WLI �bi.tNrt�vltiC- h�'I � imp-w�o1� J�-�A�.. 4. There are unique circumstances to the property not created by the landowner. Please identify these circumstances. 5. The conditions upon which an application for a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally to other property within the same zoning classifications. Please list the conditions that are unique. situ l l�lz (o RN eP Lois t A 2-1 NE- R3 j h'J e A, CL -r P.>^ Ac'ca-s 6. The purpose of the variance is not based exclusively upon a financial hardship. Please circle:/ (Yes) No 7. The granting of the variance will not be detrimental to the public welfare or injurious to other land or improvements in the neighborhood in which the parcel of land is located. Please circle: es� No 8. The proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Please identify any potential impact the requested variance may have. 6�C Economic hardship is not regarded by the Courts as a reason for approval. Neighborhood support or opposition,; without any basis of facts, is not regarded by the Courts as reason for'either approval or denial. Applicant Name: Jb 40's .5', L I``4'© /N3 Case