HomeMy WebLinkAboutItem 06City of Lakeville
Planning Department
Memorandum
To: Planning Commission
From: Monica Waite, Planning & Zoning Specialist
Date: April 30, 2020
Subject: Packet Material for the May 7, 2020 Planning Commission Meeting
Agenda Item: Hebert Conditional Use Permit
Application Action Deadline: July 15, 2020
INTRODUCTION
Nicole Nguyen-Hebert, on behalf of M.R. Hebert & Associates, Inc. has submitted an application
for a conditional use permit to allow the construction of a new single family home with an
attached garage area greater than 1,250 square feet. The property is 11.49 acres in area and is
located at 16415 Klamath Trail. The proposed attached four-car garage is 1,485 square feet and
one detached accessory building will remain on the property that is 803 square feet. The
property is zoned RA, Rural/Agricultural District. The total allowable combined accessory
building square footage in the RA District is 8,712 square feet. The application narrative
submitted on behalf of the future homeowner describes the request and the proposed use of the
garage space as storage for personal use.
The following exhibits are attached for your review:
Exhibit A – Location/Zoning Map
Exhibit B – Aerial Photo Map
Exhibit C – Application Narrative
Exhibit D – Certificate of Survey
Exhibit E – Building Floor and Elevation Plans (3 Pages)
Exhibit F – List of approved conditional use permits for accessory buildings – 1981 to present
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PLANNING ANALYSIS
Existing Conditions. The subject property included a single family home constructed in the
1970’s that was recently removed for the construction of the proposed new home. The property
also includes a private driveway easement for the property to the north at 16424 Klamath Trail
that provides driveway access for these two properties to Knolls Path. The property is a legal
conforming metes and bounds described (unplatted) parcel.
Adjacent Land Uses. Adjacent land uses and zoning are as follows:
North – Single Family Home (RA)
East –Single Family Homes (RA)
South – Klamath Trail and Single Family Homes (RS-1)
West – Single Family Home (RA)
Setbacks. The minimum setback for the principle structure in the RA District is 30 feet from the
front, rear, and side lot line abutting street right of way and 15 feet from the interior side lot line.
The proposed single family home exceeds the minimum setback requirements.
Total Accessory Building Area. The applicant’s narrative and plans indicate that the attached
accessory building space will be used primarily for vehicle and personal storage for the family.
The plan proposes a total attached garage building area of 1,485 square feet. The total combined
accessory building area, including the proposed attached garage and existing detached accessory
building is 2,288 square feet. Within the RA District, the total allowable combined square footage
is 8,712 square feet. The additional storage shed that was on the property to the east of the
preexisting house has been removed.
Screening. The property includes stands of mature trees to the west and north that will not be
greatly impacted by site grading according to the proposed grading plan.
Driveway. The existing driveway access from Knolls Path will not change. The entire driveway is
required to be paved with bituminous, concrete or paver brick in accordance with Zoning
Ordinance requirements.
Sanitary Sewer and Water Services. The property is served with private well water and septic
sewer. The plans propose floor drains in the garage which are typically directed toward surface
areas outside the building.
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CONDITIONAL USE PERMIT ANALYSIS
The Zoning Ordinance allows the accessory building area requirement to be exceeded by
conditional use permit subject to the following criteria as listed in Section 11-18-5 of the Zoning
Ordinance:
A. There is a demonstrated need and potential for continued use of the structure for the
purpose stated.
The property owner has indicated a need for the proposed attached garage area greater than
1,250 square feet for personal and family storage purposes.
B. No accessory building or private garage shall be utilized for all or a portion of a home
occupation, for commercial activities or for commercial storage.
The applicant indicates that the accessory building will not be used for home occupation
purposes or for the storage of commercial vehicles or equipment. This is included as a
stipulation in the staff recommendation.
C. The accessory building has an evident reuse or function related to a single-family
residential environment in urban ser vice areas or hobby farm environment in
nonurban service areas of the city.
The proposed attached garage space will total 1,485 square feet, 235 square feet larger than
allowed without approval of conditional use permit. The additional square footage is
compatible with the rural character of the property and neighborhood. The Zoning
Ordinance allows up to 8,712 square feet of combined accessory building square footage in
the RA District. The proposed attached garage square footage is consistent with other
similar conditional use permits approved on similar properties. Attached Exhibit F is a list
of accessory building conditional use permits approved since 1981.
D. Detached accessory buildings shall be maintained in a manner that is compatible with
the adjacent residential uses and does not present a hazard to public health, safety and
general welfare.
The proposed attached accessory building space will be incorporated into the house design
as shown on the building exterior elevations and floor plan and will be compatible with
other single family homes in the area.
E. The performance standards and criteria of section 11-4-7 of this title shall be
considered and a determination made that the proposed activity is in compliance with
such criteria.
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The provisions of section 11-4-7 of the Zoning Ordinance (Conditional Use Permits) have
been considered and satisfactorily met. Please refer to the attached findings of fact.
RECOMMENDATION
Planning Department staff recommends approval of the Hebert conditional use permit to allow
an attached garage area in excess of 1,250 square feet in the RA District located at 16415 Klamath
Trail subject to the following stipulations:
1. No home occupation shall be conducted within any attached or detached accessory
building on the property. No attached or detached accessory building on the property
shall be used for the operation of any commercial business or storage of commercial
equipment.
2. The property shall be developed in accordance with the plans approved by the City
Council.
3. A building permit must be approved by the City prior to construction of the new single
family home and attached garage.
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162NDSTW KNOLLSPATH
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PATHCONDITIONAL USE PERMIT PUBLIC HEARING
16415 KLAMATH TRAIL
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EXHIBIT A
Conditional Use Permit Public Hearing
Property Information
April 1, 2020
0 450 900225 ft
0 130 26065 m
1:4,800
Disclaimer: Map and parcel data are believed to be accurate, but accuracy is not guaranteed. This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification.
EXHIBIT B
March 16, 2020
Narrative provided via email by future homeowner:
The request for a larger attached garage is to accommodate the vehicles we have
within the family, as well as to utilize the additional space for our families needs.
With 2 small children- toys, games, belongings and tools will take up the space. We
in no way intended to use this space for commercial purpose, and look to have this
additional garage square footage for personal storage
EXHIBIT C
3333333316.516.516.516.516.516.5COUNTY ROAD NO. 44333350503333 FOOT WIDE PRIVATE DRIVEEASEMENT (SEE DESCRIPTIONAT RIGHT)TORRENS PARCELB1B2B4ALTERNATE SEPTICPRIMARY SEPTICROCK BEDB3LOT 1BLOCK 1KNOLLS VALLEYKNOLLS PATH W.KLAMATH TRAIL 33.0PROP. HOUSEWALK-OUTBASE=1052.1GARAGEFF=1060.5PORCHDECKSCREENPORCH1060.51051.625.752.91059.81054.6RET. WALLTOW=1059.8BOW=1054.6B1B2B4ALTERNATE SEPTICPRIMARY SEPTICROCK BEDB3SILT FENCECONCRETE WASHOUT AREA.(CONTAIN W/ POOL OR LINED PITAND MARKED WITH A SIGNHebert Homes23300 Grandview TrailLakeville, MN 55044612-600-6629TOPOGRAPHIC SURVEYAND SITE/GRADING PLANANDREW & MERRISTROHBEHNLAKEVILLE, MNARROWS SHOW DIRECTION OFSURFACE FLOW.EXISTING DRIVE SLOPE = 2.6%1051.6ALL ITEMS ARE PROPOSED:TOP OF FOUNDATION = 1060.8GARAGE FLOOR = 1060.5BASEMENT FLOOR = 1052.1FINISHED GRADE AT REAR OF HOUSE(WALKOUT) = 1051.6FINISHED GRADE AT FRONT OFHOUSE = 1059.8DESCRIPTION OF 33' WIDE DRIVE EASEMENT:A 33.00 foot wide private drive access easement over and across that part of Lot 1, Block1, KNOLLS VALLEY, Dakota County, Minnesota, according to the recorded plat thereof.Said centerline is described as follows:Commencing at the southeast corner of said Lot 1; thence N 00°38'40" E, assumedbearing, along the east line of said Lot 1 a distance of 195.39 feet to the beginning of thecenter line to be described; thence S 26°31'49" W a distance of 85.64 feet; thence S19°01'06" W a distance of 93.16 feet; thence S 13°24'48" W a distance of 71.58 feet tothe south line of said Lot 1 and said center line there terminating.GRADING NOTESEXHIBIT D
EXHIBIT E
EXHIBIT F
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CITY OF LAKEVILLE
DAKOTA COUNTY, MINNESOTA
HEBERT CONDITIONAL USE PERMIT
FINDINGS OF FACT AND RECOMMENDATION
On May 7, 2020 the Lakeville Planning Commission met at it’s regularly scheduled meeting to
consider the request of Nikki Nguyen -Hebert for a conditional use permit to allow an attached
garage greater than 1,250 square feet for a single family home in the RA, Rural/Agricultural District on
property located at 16415 Klamath Trail. The Planning Commission conducted a public hearing on
the proposed conditional use permit preceded by published and mailed notice. The applicant was
present and the Planning Commission heard testimony from all interested persons wishing to speak.
FINDINGS OF FACT
1. The property is located in Planning District No. 1 of the 2040 Comprehensive Plan, which guides the
property for rural density residential uses.
2. The property is currently zoned RA, Rural/Agricultural District.
3. The legal description of the property is:
That part of the Southeast Quarter of the Northeast Quarter of Section 2, Township 114, Range
21, Dakota County, Minnesota, lying northerly of Klamath Trail (formerly County Road No. 44),
EXCEPT that part lying east and north of the following described line:
Commencing at the northwest corner of said Southeast Quarter of the Northeast Quarter;
thence North 89�55’ 53” West, assumed bearing, along the north line of said Southeast Quarter
of the Northeast Quarter 453.63 feet to the beginning of the line to be described; thence South
01�27’24” west 141.87 feet; thence South 83�44’57” East 439.53 feet to the cen terline of
Klamath Trail and said line there terminating.
4. Section 11-4-3E of the City of Lakeville Zoning Ordinance provides that a conditional use
permit may not be issued unless certain criteria are satisfied. The criteria and our findings
regarding them are:
a. The proposed action has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official City Comprehensive
Plan.
Finding: The proposed single family home use of the property is consistent with the Land Use Plan and
District 1 recommendations of the 2040 Comprehensive Plan.
b. The proposed use is or will be compatible with present and future land uses of the area.
Finding: Provided compliance with the conditional use permit, the attached accessory building will be
compatible with present and future land uses in the area.
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c. The proposed use conforms with all performance standards contained in the Zoning
Ordinance.
Finding: Provided compliance with the conditional use permit, the attached accessory building
square footage and the use of that space will conform with all performance standards contained in
the Zoning Ordinance and the City Code.
d. The proposed use can be accommodated with existing public services and will not
overburden the City’s service capacity.
Finding: The subject property is not served with City sanitary sewer or water. The attached
accessory building square footage will have no impact on the City’s service capacity.
e. Traffic generation by the proposed use is within capabilities of streets serving the
property.
Finding: The attached accessory building will not overburden the streets serving the property.
5. The planning report dated April 30, 2020 prepared by Planning and Zoning Specialist Monica Waite
is incorporated herein.
RECOMMENDATION
The Planning Commission recommends that the City Council approve the conditional use
permit conditioned upon compliance with the planning report prepared by Planning & Zoning
Specialist Monica Waite dated April 30, 2020.
DATED: May 7, 2020
LAKEVILLE PLANNING COMMISSION
BY: ______________________________
Pat Kaluza, Chair