HomeMy WebLinkAbout2016-06-01 PACKET 07.L. Cottage
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Clt�/ COUI'1CII CONSENTAGENDA
Acfion Request Form �'L'
Meeting Date
6/1/2016
Department
Community Development
Title of Request
Driveway Variance at 8614 Hyde Avenue South
Staff Recommendation
Adopt Resolution 2016-111 approving the variance to allow a second driveway and curb
cut at 8614 Hyde Avenue South.
ATTACH MENTS:
Description Type Upload Date
Council Memo Cover Memo 5/26/2016
Exhibits Exhibit 5/26/2016
Resolution Resolution 5/26/2016
Minutes Excerpt Backup Material 5/26/2016
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.
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Site Orthophoto
Planning Staff Report—V2016-042
Salmon Driveway Variance
May 23, 2016
Page2of8
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
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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.
Planning Staff Report—V2016-042
Salmon Driveway Variance
May 23, 2016
Page3of8
The applicant's submittal information points to the fact that there are several other properties
within the neighborhood that have two curb cuts. The detail below identifies the properties in the
Thompson Grove Estates neighborhood that have an additional curb cut and driveway. No neg-
ative impacts have been reported for these locations.
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Comprehensive Plan— Future Land Use Designation
The future land use map in the City's Future Vision 2030 Comprehensive Plan shows this prop-
erty to be guided Low Density Residential. The proposed development is consistent with that
designation.
Zoning
This parcel is currently zoned Single Family Residential (R-3). The proposed use is consistent
with that zoning designation.
Planning Staff Report—V2016-042
Salmon Driveway Variance
May 23, 2016
Page4of8
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 STR -23.
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Planning Staff Report—V2016-042
Salmon Driveway Variance
May 23, 2016
Page5of8
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�nd 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�re,
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
Page6of8
Tratfic/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.
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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
Page7of8
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
Page8of8
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 STR-19
City Standard Detail Sheet STR-23
Applicant's response to the variance ordinance criteria
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Proposal for pre�cons�ruction variance of a single wid�h concrete curb
cut on corner lot of 8614 Hyde Ave. 5., so home owner can construct a
2 car accessory garage structure. See attached diagram of accessory
structure with dimensions and sefbacks. I am loca�ed in zone R3 and
allowed the structure but need additional curb cut and driveway off
I�ilo Trail �For access to the structure. According to zone R3 I am not
allowed a second curb cut, but I have included pictures o� multiple
corner lots with addresses of R3 properties with a second curb cu1:.
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Please indicate on the diagram belaw the locatior�of the Accessaty Strucfure, its dimensions, and its `
disfanc�from th� n�aresf properfy lines. i
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SECTION 6" CONCRETE PAVEMENT a w
4" CLASS 5 (INCIDENTAL TO APRON}
pR0
p�RTy
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L,� CONCRETE PAVEMENT
�°F�yI� RIFS '�'� �TO MATCH BACK OF
G COfVCRETE CURB AT
THIS POINT
NOTE:
ISOMETRIC CONTROL JOINTS IN COIVCRETE CURB
NOT TO EXCEED 10' SPACING
THROUGH DRIVEWAY SECTION.
NO SCALE
Cottage STANDARD DETAILS LASTREVISION:
Grove CONCRETE RESIDENTIAL JAN 2014
�e�PrTde andP�OSQetSty Meet DRIVEWAY APRON
Stantec P�ATE N0.
COTTAGE GROVE, MTNNESOTA STR-19
48_5TR19,DWG
PROPOSED
DRTVEWAY LOCATION REMOVE EXISTING
DRIVEWAY WIDTH CONCREfE CURB
A FELT BEfWEEN
SAWCUT �•. � . - . ��. .� .. .. . .. . .
� � � � . . . � . .- CONCRETE DRIVEWAY
(TYP.) 2� :. - - . � �. � . � � . . AND CONCRETE
MIN . -. : . . . ~..... . . CURB.
� _____--- ° - . - -.v. ..^. . � 2' ------�
{ MIN.
A'MILL OVERLAY AREA REMOVE EXISTING
EXISTING �' BITUMINOUS SURFACING
CONCREf"E CURB �X��TII�G,,
BITUMINOUS SURFACING NOTE:
IF BITUMINOUS IS
USED-FELT IS NOT
�EXISTING ROADWAY P�N NEEDED.
FELT EXPANSION JOINT 2" BITUMINOUS
18�� CLASS 5 GRAVEL BASE
SAWCUT
(TYP.)
3/4" p�� � VARIAB� �� � G��E
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EXISTING BITUMINOUS MATCH EXISTING STREET SECTION �4" CLASS 5 BASE 100%
AND GRAVEL BASE WITH MINTMUM USING THE FOLLOWING CRUSHED INCIDENTAL
MATERIALS: 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 T� RIGHT-�F-WAY PERMIT. NO SCALE
Cottage STANDARD DETAILS LAST REVISION;
� Grove RESIDENTIAL DRIVEWAY JAN 2014
�hP�Prlde andprOSP�rity Meet CON NECT TO EXISTING STREET
Sta ntec PtATE N0.
COTTAGE GROVE, MINNESOTA STR-23
48_STR23.DWG
�Cottage Community bevelopment Qepartment Planning Division
Grove 128Q0 Ravine Parkway South Telephone:651-458-2827
���1pKp�id�an8o'OS9�ryn°���� Cottage Grove, MN 55016 Fax:651-458-2897
�d www.cottaqe-grove.org E-Mail:planninc�a cottage- roq ve.org
VARIANCE APPLICATION -- RESPONSE TD ORDfIVAfVCE CRITERIA
The Planning Commission and_City Council may recommend,a variance from the sfrict application of the zoning ordinance, if
they find that your application meets the find'tngs below. Ple_ase provide a DETAILED.response to a[I of the following'
findings:
1.The variance is in harmony with the purposes and intent of this title. Please circle: e No
2. 7he variance is consistent with the comprehensive plan, Please circle� es No
3. The proposal puts fhe property to a reasonable use. Please explain. ��; �R� �� ����LS.�����
`�'�11� '�Cl..Y'lGv1/�r.� '�U �/ L'l GL��i,���irti.�-�'C l�iJ ��J �v'� ..�- �L'C��� 7 �t�
�G1.V���1'I�� �l hbD�tiY��j' � "LL G��� � i'V��LV� CJi.�.Sf�cr CRtv1.J Ci� i[.K,�
� � � �_
W �� V„ �FnI II Q_W G�. �j��7 �Wvlf/�.- ���� � ��'VIJ�tJ� ����� ��
4. There are unique circumstances to the property nat created by the landowner. Please identify these circumstances.
�( � ?
l
5. The conditians upon which an application for a variance is based are unique to the parce{ 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 fhat are unique. �.� ti;���`� LQ��L� La.�s �� �d�� �� �-�c�►Q P�
����� C.��� C��,— � � P��G�-�� �4� A�av ��� �� S�-w����.�
.��.,*
6. The purpose of the variance is not based exclusively upan a financial hardship. Pfease circle:��es No
7, The granting of the variance will not be detrimental to the public welfare or-�injurious ta other land or impravements 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,
� � � L
Economic hard5hi� is nof regarded by the Courts as a reason for approval. Neighborhood support or opposition,
without any basis of facts is not regarded by;the Cnurts as reason for`either approval_or denial.
,
Applicant Name: �d�� ��"�`�'� � Case#:
RESOLUTION NO. 2016-XXX
A RESOLUTION GRANTING A VARIANCE TO ALLOW A SECOND DRIVEWAY
AND CURB CUT AT 8614 HYDE AVENUE SOUTH
WHEREAS, John Salmon applied for a variance to allow a second driveway and curb
cut, on property legally described below.
Lot 18, Block 10, Thompson Grove Estates 1 st Addition, Cottage Grove,
Washington County, State of Minnesota.
Commonly known as 8614 Hyde Avenue South, Cottage Grove, Washington
County, State of Minnesota.
WHEREAS, the Planning Commission reviewed this application at their meeting on May
23, 2016; and
WHEREAS, a planning staff report which detailed specific information about the property
and the variance application was prepared and presented; and
WHEREAS, the Planning Commission reviewed the variance criteria and findings of
facts established by the Zoning Ordinance for granting a variance; and
WHEREAS, public hearing notices were mailed to property owners within 500 feet of the
property and a public hearing notice was published in the South Washington County Bulletin; and
WHEREAS, the public hearing was open for public testimony and no public testimony
was received; and
WHEREAS, the Planning Commission unanimously (8-to-0 vote) recommended to the
City Council that the variance be granted based on the findings of fact and subject to the
conditions listed in the Planning Staff Report.
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage Grove,
Washington County, Minnesota, hereby grants a variance to allow a second driveway and curb
cut, on property legally described above. Granting this variance is based upon the following
findings of fact:
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.
Resolution No. 2016-XXX
Page 2 of 2
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.
BE IT FURTHER RESOLVED, the recommendation for approval of the variance is
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 construction 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.
Passed this 1 st day of June 2016.
Myron Bailey, Mayor
Attest:
Joe Fischbach, City Clerk
EXCERPT FROM UNAPPROVED MINUTES OF THE
MAY 23, 2016, PLANNING COMMISSION MEETING
6.1 Salmon Driveway Access — Case V2016-042
John Salmon has applied for a variance to allow a second driveway and curb cut
at 8614 Hyde Avenue South.
Burbank summarized the staff report and recommended approval based on the
findings of fact and subject to the conditions listed in the staff report.
Rasmussen asked if there are design standards for accessory structures. Burbank
responded that the City Code requires that detached accessory structures within this
zoning district need to meet the architectural design and color palette of the principal
structure.
Rostad noted that the staff report stated that parking on the property is limited to four
vehicles outside and asked if the ordinance defines what a vehicle is. Burbank
stated that the City Code includes the definition of vehicles. He explained that
information was included for clarification because of the additional parking surface.
Brittain opened the public hearing. No one spoke. Brittain closed the public
hearing.
Rostad made a motion to approve the variance based on the findings of fact
and subject to the conditions. Awad seconded.
Motion passed unanimously(8-to-0 vote).