HomeMy WebLinkAbout1998-09-16 PACKET 04.D.F2EQUEST OF CIT( COUidC6L ACTIOPd CUtJNCIL PeGER1DA
NiEETING !T #
DATE 9/16/98
PREPARED BY: Communify Development Kim L'ondquist
C3RIGINATING DEPAF2TiviENT STAFF AUTNOFd
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Adopt a resolution approving a variance from the rear yard setback requirements [Section 28-
55(e), for the addition of a four-season porch at 7942 Isleton Avenue South.
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ADVISORY COMMISSION ACTION
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REVIEWED
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ACTUALAMOUNT
APPROVED
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DENIED
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RESOLUTION NO. 98-XXX
A RESOLUTION GRANTING A 12-FOOT VARIANCE FROM THE 35-
FOOT REAR YARD SETBACK REQUIREMENT [SECTION 28-55(e)]
OF THE CITY'S ZONING ORDINANCE TO BUILD AN ENCLOSED
FOUR-SEASON PORCH ONTO A SINGLE-FAMILY RESIDENCE AT
7942 ISLETON AVENUE SOUTH.
WHEREAS, Richard J. and Mari(yn J. Smifh have filed a variance appiication for
7942 isleton Avenue South, Cottage Grove, Minnesota. The variance pertains to Section
28-55(e), a provision that requires a 35-foot rear yard setback. The variance request is to
allow for a 23-foot rear yard setback. The property is legaliy described as follows:
Pepper Ridge 1 st Addition, Lot 004, Biock 002.
Commonly described as 7942 Isleton Avenue South, Cottage Grove,
Minnesota. (Geocode 09-027-21-44-0074)
WHEREAS, the Planning Commission conducted the public hearing on August 24,
1998; and
WHEREAS, no testimony was received in opposition to the variances; and
WHEREAS, the Pianning Commission reviewed the criteria and findings established
by the Zoning Ordinance for granting a variance. A summary of this criteria is as follows: 1)
It must be determined that there are unique conditions that apply to the structure or land in
question that do not generaily apply to other land or structures in the same district; 2) That
granting a variance must not merely serve as a convenience to the applicant, but must be
necessary to aileviate a demonstrable hardship or difficulty from the Citys ordinance; and
3} Granting the variance must not impair heaith, safety, comfort or morals or in any respect,
or be contrary to the intent of the Zoning Ordinance or the Comprehensive Plan. The City
may impose conditions and safeguards in granting any variance.
WHEREAS, the Planning Commission, by a unanimous vote, recommended to 4he
City Council that the 12-foot variance from the 35-foot rear yard setback requirement for the
enclosed four-season porch shall be granted based on the foilowing:
Resolution No. 98-XXX
Page 2
a. The topography and subdivision layout created a unique shape for the
applicants' lot. The front af the property line is on the concave side of the
road curve and the rear property line diverges toward the front of the street
parallel to the front line.
b. The property abuts a permanent open space, Pine Tree Valley Park.
Setbacks are, in part, established to minimize impacts to neighboring
properties. The view from the park would not be impeded.
c. The proposed structure does not encroach on the 10 and 25-foot drainage
and utility easements along the rear lot line.
NOW, THEREFORE BE IT RESOLVED, the City Council of the City of Cottage
Grove, Washington County, Minnesota concurs with the Planning Commission's findings
that the variance application is hereby granted as foilows:
A variance to Section 28-55(e), a provision requiring a 35-foot rear yard
setback.
BE IT FURTHER RESOLVED, that approvai of these variances is subject to the
following conditions.
The variance shail only be appiicable to the addition detailed in the staff
report for Case V98-26.
2. A building permit is required for the proposed building.
3. The variance application shali expire within one (1) year if the structure is not
erected.
Passed Unanimously this 16th day of September, 1998.
John D. Denzer, Mayor
Attest:
Caron M. Stransky, City Cler{c
STAFF REPOR7' CASE: V98-26
ITEM: 6.2
PUBLIC MEETING DATE: 8/24/98
TENTATIVE COUNCIL REVIEW DATE: 9/16(98
APPLICATION
APPLICANT: Richard J. and Marilyn J. Smith
REQUEST: Approve a 12-foot variance from the 35-foot rear yard setback
requirement (Section 28-55(e) of the City's zoning ordinance) to build an
enclosed four-season porch onto their single-family residence.
SITE DATA
LOCATION:
ZONING:
CONTIGUOUS
LAND USE:
NORTH:
EAST:
SOUTH:
WEST:
7942 Isteton Avenue South
R-3, Single Fami(y Residential
Residential
Residential
Residential
Park Preserve
RECOMMENDATION
Approval, based on conditions stipulated in this staff report.
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F:IGROUPS�PLANNING\t 998�PCR EPORT49826-cover.doc
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PLANNING STAFF REPORT
CASE V98-26
AUGUST 24, 1998
Proposal
Richard and Marilyn Smith have appiied for a 12-foot variance from the 35-foot rear yard setback
requiremenf detailed in section 28-55(e) in order to build a 195 square foot enclosed four-season porch
onto the rear elevation of their single-family residence. Twenty-three feet is the closest point from the
rear lot line to the of the proposed 15 by 13 foot addition. The distance gradually increases depending
on where the measurement is taken from along the rear lot line. Exhibit A detaiis a site sketch of the
proposed variance.
Background
The applicants have been residents in Cottage Grove since the 1950s and chose their current lot
because its "reverse" pie-shaped configuration ailowed for the construction of a new rambler that would
suit their long-term living requirements. The configuration of the existing house and deck on the Iot
meet ali of the required setbacks for the zoning district. The proposed addition does not meet the .
ordinance criteria.
Property Characteristics
The property is situated on the west side of Pepper Ridge 1 st Addition, which is north of 80th street.
The lot is more specifically located at a point in the piat where it begins to jog to the northwest. This jog
in the subdivision boundary is a result of the topography in the area. As indicated by the piat name, the
entire subdivision is situated on a ridge. This ridge abuts a pubiicly owned ravine that is part of the
Pine Tree Valley Park system.
Planning Considerations
As with alt variance appfications there has to be a unique circumstance or condition on a property that
is not found on other Iots within the same zoning district. The actual ordinance criteria for granting a
variance are attached. in this situation, the first unique quality identified is that the combination of the
topography and subdivision layout created a unique shape for the applicanYs lot. The front of the
property Iine is on the concave side of the road curve, and the rear property line of the lot diverges
towards the front of the street parallei to the front line. If the rear lot line had been straight, between
the two endpoints, the addition wouid meet required setbacks. The lot is also wider than it is deep. This
layout combination reduces the availabie setback area in the rear yard. A reduction of the piat is
attached as Exhibit B.
The second unique quality is that the property abuts a permanent open space parkland area, Pine Tree
Valley Park. Setbacks are, in part, established in order to minimize impacts behveen neighboring
properties such as light, noise, and open space. In this case, the area of the requested variance does
not contain any neighbors. The view from the park is not impeded or different than the views of the
adjacent propeRies with additions that meet the setback requirements. In addition, the requested
setback variance distance and the lack of fences would make the reduced setback imperceptibie to
anyone in the park or on SOth Street. This rationaie details and supports the presence of a second
unique condition of the property.
Pianning Staff Report
Case V98-26
August 24, 1998
Page 2
The third portion of the review was to look at any easements. The properry contains 10 and 25 foot
drainage and utility easements along the rear lot line. The proposed structure does not encroach on this
easement.
Investigation of the development pattem within the neighborhood found that other properties have
similar sized porches which did not require granting of a variance. While variances should not be
granted because other properties have the improvement; it does show that the addition would not be
out of character for the area.
The final point that staff considered is not a unique condition yet it deserves consideration. The
construction materials of the proposed structure match those of the existing principal structure and
would not create an oddity or eyesore that is out of character with the rest of the neighborhood. The
property directly to the north and another two lots to the south have constn�cted additions that are
similar to the applicanYs proposai. The applicanYs response is attached as Exhibit C. Photographs that
will be displayed at the meeting are attached as Exhibits D through G.
Recommendation
Staff recommends granting the requested 12 foot variance from the required 35 foot rear yard setback
based on the findings detailed in this report and subject to the following conditions:
1. The variance shall only be appiicable to the addition detailed in the staff report for Case
V98-26.
2. A building permit is required for the proposed building.
3. The variance application shali expire within one (1) year if the structure is not erected.
Prepared by:
John M. Burbank, Associate Pianner
Attachments
Exhibits
Exhibit A= Site sketch of the proposed variance
Exhibit B = Plat reduction
Exhibit C = Applicants response
Exhibit D = Photograph copies
Exhibit E = Photograph copies
Exhibit F = Photograph copies
Eachibit G = Photograph copies
Ordinance Criteria
Section 28-12, Variances
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��� � � � EXHIBIT C
Page one
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The back of our yard whieh adjoins the park property,
has a pie cut unique to our property. This, I believe,
is to accommodate the curve of the street in front. The
point o£ this pie cut brings park land to meet our
property at approximately the same area
porch addition is to be built. See Pla
A.) When we purchased this property, a
were diagrammed with straight lines, ou
therefor we were not aware any problem
property owners adjoining the park have
the back of their homes and they do not
any further from the park than our porc
pictures (exhibit B).
i�
where this
t Survey (exhibit
11 the back yards
rs included,
existed. Other
porches built to
appear to be
h will be. See
�°�. We are one of the first families to move to the
�� Cottage Grove area in the late 50's. Because of health
problems and arthritis our stairway had become a big
problem. Cottage Grove has always been home to us so we decided
to have this rambler built on a piece of property we feel lucky
to have found. See pictures (exhibit C). We enjoy watching
the many birds, ducks, deer, and other wild life in the park.
We built conservatively, thinking we could always add to the
home later providing we are able to work long enough to
afford any additions or improvements. Now, with retirement
soon approaching, we would like to make this addition, but
we find that our property will not be within ordinance criteria.
Hopefully, we wi11 be able to enjoy living in our home in
Cottage Grove viewing the park from our new porch.
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ORDINANCE CRITERIA FOR VARIANCES
Section 28-12, Variances
Where there are practical difficulties or unnecessary hardships in carrying out the
strict letter of the City Ordinances, a variance may be granted; provided that all
the foliowing conditions are true:
The particular physical surroundings, shape or topographical conditions of
the specific parcel of land involved cause a particular hardship to the
owner, as distinguished from a mere inconvenience, if the strict letter of
the regulation were to be carried out. There are unique conditions that
apply to the structure or land in questions that do not apply generally to
other structures or land in the same zoning district.
2. The conditions upon which a petition for a variation is based are unique to
the parcei of land for which the variance is sought and not generaliy
applicable to other property within the same zoning classification.
3. The alleged difficulty or hardship must be caused by this articie and not by
any person presently having an interest in the parcei of land.
4. The granting of the variance wili not be detrimentai to the pubiic welfare or
injurious to other land or improvements in the neighborhood in which the
parcel of land is located.
5. The proposed variance will not impair an adequate supply of light and air
to adjacent properties, will not increase the congestion of the public
streets, will not endanger the public safety or will not diminish or impair
property value within the neighborhood.
The City may impose conditions and safeguards in granting any Variance.
G:�PLANNING\t 997�PCRPTVARCRIT
Unapproved Excerpt from the Minutes of the August 24, 1998, Planning
Commission Meeting
Richard and Marilyn Smith have appiied for a rear yard setback variance to buiid a
porch at their residence at 7942 Isleton Avenue South.
Burbank summarized the staff report and recommended approval subject to the conditions
listed in the staff report.
Boyden asked if the neighbors on either side had any objections. Burbank responded that
he had not heard any comments.
Mrs. Smith, 7942 Isleton Avenue, explained about the irregular rear boundary line. Boyden
asked if Mrs. Smith agreed with the conditions in the staff report. She stated that they had
no probiems with the staff report.
Auge opened fhe pubtic hearing. No one spoke. The public hearing was c/osed.
Boyden moved to approve the application subject to fhe condifions lisfed be%w.
Brown seconded.
1. The variance shall only be applica6/e to the addition defailed in the sfaff report for
Case V98-26.
2. A building permit is required for Ehe proposed building.
3. The variance application shall expire within one (1J year if the strucfure is not
erected.
The motion passed unanimously.