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Home My WebLink AboutItem work sessionMemorandum item No. (,orks zjon City of Lakeville Planning Department To: Planning Commission From: Daryl Morey, Planning Director Date: September 12, 2014 Subject: September 18, 2014 Planning Commission Work Session Argonne Farms Second Addition Variance Discussion Background/Request In 1997, the City Council approved the final plat of Raven Lake Second Addition, which consisted of 29 single family lots and included the extension of minor collector Jaguar Path from the adjacent Oakridge Heights residential neighborhood to Kenwood Trail (CSAH 50). The design of the Raven Lake Second Addition plat included partial right-of-way (platted as an outlot and deeded to the City) for an eyebrow cul-de-sac located on the west side of Jaguar Path that would provide street frontage and access for the development of future single family lots on the subject property. Peter Eisenhuth has submitted a sketch plan application for the development of two single family lots to be known as Argonne Farms Second Addition on property located between Kenwood Trail and Jaguar Path (see attached location map). Mr. Eisenhuth is requesting a variance for the elevation of one of the proposed house pads. Staff would like the Planning Commission's input on Mr. Eisenhuth's request. Ordinance Requirements Chapter 10-3-5.V of the Subdivision Ordinance requires that the proposed elevation of the top of the foundation and the garage floor for residential dwellings shall be a minimum of 18 inches (or 3%) above the grade of the center of the street. This requirement is in place to ensure positive stormwater drainage away from the house and into the storm water drainage system located within the public street. Mr. Eisenhuth's civil engineer, Rehder & Associates, has submitted a letter dated September 8, 2014 outlining the reasoning for the variance request. As stated in the letter, providing the additional right-of-way for the eyebrow cul-de-sac moves the proposed house pads to the west and down a significant slope, increasing grading impacts and requiring tiered retaining walls to meet the requirement of Chapter 10-3-5.V of the Subdivision Ordinance. The Subdivision Ordinance no longer allows eyebrow cul-de-sacs and staff does not support the construction of an eyebrow cul-de-sac to serve the Argonne Farms Second Addition development. However, platting the right-of-way in an eyebrow configuration allows enough street frontage for the development of two single family lots meeting the RS -2 District lot width requirement of 100 feet. Options Building Elevation Variance. Plat the additional right-of-way for the eyebrow cul-de-sac but do not construct the roadway, and grant a variance for building elevation less than 18 inches above the centerline of existing Jaguar Path. Rehder & Associates has indicated that the two lots can achieve gravity sanitary sewer flow and positive drainage away from the foundations of the houses, meeting the intent of Chapter 10-3-5.V of the Subdivision Ordinance. In addition, grading impacts and retaining wall construction would be reduced. The request would have to meet the practical difficulties criteria listed in Section 11-6-5 of the Zoning Ordinance, which are as follows: A. That the variance would be consistent with the Comprehensive Plan. (The Comprehensive Plan guides the property for low density residential uses.) B. That the variance would be in harmony with the general purposes and intent of this ordinance. C. That the plight of the landowner is due to circumstances unique to the property not created by the landowner. D. That the purpose of the variance is not exclusively economic considerations. E. That the granting of the variance will not alter the essential character of the neighborhood in which the parcel of land is located. F. That the requested variance is the minimum action required to eliminate the practical difficulty. G. Variances may not be approved for any use that is not allowed under this title for property in the zone where the affected person's land is located. 2. Lot Width Variance. Eliminate the eyebrow cul-de-sac outlot and plat two single family lots with frontage on existing Jaguar Path. One of the two lots would require a lot width variance and would be subject to the practical difficulties criteria listed above. This option would eliminate the need for the building elevation variance and would also reduce grading impacts and retaining wall construction. 3. Plat only one single family lot that meets all Subdivision and Zoning Ordinance requirements. The property owner representatives will be in attendance at the work session to answer questions related to their request. Attachments: • Location/Zoning Map • Argonne Farms Second Addition Sketch Plan • September 8th e-mail from Rehder & Associates (with exhibit sketches) Ald =i��►� ` ` a■ = � !1 J ,. -v,. � `ill 1'. 7 � 1 � .��=�.•lu,., �., :i �_ ice:. � � 7. ,F KA 2 1=11,11 1101111akev ►'�_ _•rF momIIIIIIIII „i 1 r mo amp �z pNtnyNn Q mtT2p O �N�m i �f 3 o `\ \ ��dsa. -jam � � \ F \ _ \I / � •�//' N D " p i * D w " RR a� � -- 0 4 S o0 `- CD .H uT 7 I OGr a x fid`.�l'/f1;/ii/ I / Ll W / N O 1 Q / — rlo - � o -- 0 Sas 3o aa�m � ansa^$n gn�oR$� � baa n n �ddgSRS 0 oar �n gg °ate. 3a7a„o agog -f" 2 ry R . cin=agm� q�?nyoo Poo 4 S o0 `- CD .H \ '£• N ii, I / Ll W / 1 Q / / rlo - � o -------------- G n Sas 3o aa�m � ansa^$n gn�oR$� � baa n n �ddgSRS 0 oar �n gg °ate. 3a7a„o agog -f" 2 ry R . cin=agm� q�?nyoo Poo Tpi�,,Np 114 .H \ '£• N ii, I / Ll W / 1 Q / / - � o -------------- Tpi�,,Np 114 .H \ '£• N ii, A4der& 4_400 d s Kc..: MIEMO Civil Engineers, Planners & Land Surveyors 3440 Federal Drive, Suite 110 • Eagan, Minnesota 55122 651-452-5051 • Fax: 651-452-9797 • Email: info@rehder.com Date: September 8th, 2014 To: Frank Dempsey, Associate Planner, City of Lakeville From: Benton G. Ford, P.E. Re: Eisenhuth Property Plat As a representative of Mr. Peter Eisenhuth, the purpose of this memo is to outline the reasoning for our request for a variance from the City of Lakeville code that requires that a garage floor for a residence be set at least 1.5 -feet above the curb elevation. The plat we are currently preparing for Mr. Eisenhuth includes two residential lots along Jaguar Path. The right-of-way along Jaguar, which provides the frontage for the two lots, is a bit unusual in that it includes an adjoining plat that was setting up to accommodate a bump -out or eyebrow cul-de-sac. It appears that the adjoining plat anticipated that the Eisenhuth property, when developed, would complete the eyebrow and construct the bump -out roadway and storm sewer improvements, providing the necessary frontage for two lots. In discussions with you and meetings with you and other city staff, it was made clear to us that the city is not interested in Mr. Eisenhuth building the eyebrow cul-de-sac. Further, based on discussions with staff, it is the City's recommendation that the circular shape of the right-of-way established by the plat to the northeast be continued through the Eisenhuth property, even if the eyebrow cul-de-sac will not be constructed. If Mr. Eisenhuth's property is platted to complete the circular shape to the northeast, building setbacks for the two house pads will be based on a right-of-way that is significantly setback from the existing back of curb. The topography of the proposed lots slope very significantly down and away from the road to the west. The combination of the large setback from the back of curb and the heavy sloping of the existing lots makes setting the garage floor elevations 1.5 -feet above the back of curb a hardship. We have provided two sketches that show the results of setting the garages at 1.5 -feet above the back of curb and another one, with the same house location with the garages set below the back of curb (requiring the variance). In both cases, the houses will have gravity sanitary sewer to the city main. Although both grading plans are feasible, granting of the variance significantly reduces or eliminates the need for retaining walls behind and between the lots. We have also provided a sketch showing the right-of-way on Mr Eisenhuth's plat not being continued in the circular shape of the eyebrow cul-de-sac as begun on the plat to the northeast. Such a layout would allow the house on the south lot to be moved much closer to the road and further eliminate retaining walls. This layout was presented to city staff, but was not supported. 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