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Item 05
City of Lakeville Planning Department M e morandum To: Planning Commission From: Frank Dempsey, AICP, Associate Planner Date: June 12, 2020 Subject: Packet Material for the June 18, 2020 Planning Commission Meeting Agenda Item: Waagbo Conditional Use Permit, 19135 Orchard Trail Application Action Deadline: July 6, 2020 BACKGROUND SUMMARY David Waagbo has applied for a conditional use permit to allow an expansion of the legal non- conforming house located at 19135 Orchard Trail. The property is located in the Shoreland Overlay District for Lake Marion, therefore a conditional use permit is required to expand the house. The plans propose the construction of an attached garage addition to the northeast corner of the existing garage. A conditional use permit is required by Section 11-102-15 of the Zoning Ordinance because the non-conforming house is proposed to be expanded. The garage addition is proposed to meet the Shoreland Overlay District setback requirements. The subject property is zoned RS-3, Single Family Residential District. EXHIBITS A. Zoning/Location Map B. Aerial Photo C. Survey D. Buildin g Elevation and Floor Plans (4 Pages) 2 PLANNING ANALYSIS According to Dakota County records, the Waagbo house was constructed in 1980. The property is a 15 ,469 square foot lot platted in 1972 as Lot 4, Block 4, Bassett’s Second Addition. The property slopes from an elevation of 999 feet to the Ordinary High Water Level of Lake Marion, at 983.1 feet. The house is a 1,260 square foot rambler with a ba sement level walk-out and a 528 square foot attached two-car garage. Existing Non-Conforming Conditions. The survey submitted with the conditional use permit application indicates that the property includes three non-conforming conditions: 1. The existing house does not meet the 10-foot side yard setback. 2. The house does not meet the minimum 50-foot averaged setback to the OHWL. 3. A small portion of the retaining wall encroaches into the five foot wide drainage and utility easement and slightly over the north side property line. CONDITIONAL USE PERMIT The houses to the north and south were constructed in 1977 and 1978 prior to the adoption of Shoreland Overlay District zoning requirements in the late 1970’s, which introduced a 75 foot minimum building setback requirement to the Ordinary High Water Level (OHWL). The houses on these two adjacent lots are setback less than 75 feet from the OHWL. Section 11-102- 13.D.1 of the Zoning Ordinance allows building setbacks from the OHWL to be reduced to the average setback of the abutting homes, but not closer than 50 feet. The garage addition will meet the 50 foot setback allowance from the OHWL. The existing impervious surface area is 24.07%. The garage addition will be constructed partly over what is now existing driveway pavement, resulting in a total impervious surface area of 24.9%. The total allowable impervious surface area is 25%. Section 11-102-15 of the Zoning Ordinance requires that additions or expansions to non- conforming single-family homes within the Shoreland Overlay District be allowed by conditional use permit provided the addition or expansion meets the setback, height, and other requirements of the Zoning Ordinance. The garage addition will meet all setback and height requirements. The existing garage has an interior floor area of 503 square feet. The addition proposes an interior floor area of 451 square feet, resulting in a total interior floor area of 954 square feet. A maximum interior floor area of 1,000 square feet is allowed in the RS-3 District. 3 The exterior building materials will include either engineered wood or cement fiberboard siding. Roof shingles will match the shingles presently on the house. The applicant should consult with Engineering Division staff regarding the relocation of the encroaching retaining wall. Similar conditional use permits were approved in 1997 and 2008 for expansions to the homes abutting the Waagbo property to the north and south. Department of Natural Resources (DNR). The DNR was notified of the proposed conditional use permit. No comments were received from the DNR. RECOMMENDATION Planning Department staff finds the proposed expansion to be consistent and harmonious with the neighborhood and consistent with the Comprehensive Plan and Zoning Ordinance requirements. Staff recommends approval of the Waagbo conditional use permit subject to the following stipulations: 1. The building addition shall be constructed consistent with the approved survey/site plan and exterior building plans approved with the conditional use permit. 2. The exterior building materials on the garage addition shall match or be of similar residential quality and character of the materials on the existing house and garage. 3. The retaining wall encroachment over the property line shall be removed. The portion of the retaining wall within the public drainage and utility easement shall either be removed, or an encroachment agreement shall be requested by the homeowner and approved by the City Council. 4. All disturbed soils shall be restored and established with groundcover immediately after work in that area is completed. 5. The impervious surface area of the property shall not exceed 25%. Findings of fact for the conditional use permit are attached. !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! !!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 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This is not a legal document and should not be substituted for a title search,appraisal, survey, or for zoning verification. EXHIBIT B 5' DRAI NAGE & UTI LI TY EASEMENT5' DRAINAGE & UT I L I T Y EA S E M E NT ORCHARD TRAIL LAKE MARION WATER ELEV = 982.6 LOT 4 HOUSE GAR. FF=999.8 NEW GAR. NEW 23'X21.5' GARAGE (FF=999.8) 13.0 REMOVE PORTION OF RETAINING WALL 29.2 32 . 1 58.7 Dave Waagbo 19135 Orchard Trail Lakeville, MN 55044 TOTAL AREA OF LOT OUTSIDE OF OHWL = 16,903 SQ. FT. AREA OF HOUSE = 2,180 SQ. FT. AREA OF WALKS = 139 SQ. FT. AREA OF DRIVEWAY = 1,385 SQ. FT. AREA OF PAVERS = 365 SQ. FT. TOTAL = 4,069 = 24.07% IMPERVIOUS PROPOSED GARAGE ADDS 154 SQ. FT. OF NEW IMPERVIOUS PROPOSED IMPERVIOUS AREA = 4,223 = 24.9% IMPERVIOUS EXHIBIT C EXHIBIT D 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA WAAGBO CONDITIONAL USE PERMIT FINDINGS OF FACT AND RECOMMENDATION On June 18, 2020, the Lakeville Planning Commission met at it’s regularly scheduled meeting to consider the request of James Waagbo for a conditional use permit to allow a garage expansion to a legal non-conforming single-family home in the RS-3, Single Family Residential District and Shoreland Overlay District on property located at 19135 Orchard Trail. The Planning Commission conducted a public hearing on the proposed conditional use permit preceded by published and mailed notice. The applicant’s representative 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. 4 of the 2040 Comprehensive Land Use Plan, which guides the property for low density residential uses. 2. The property is zoned RS-3, Single Family Residential District and Shoreland Overlay District. 3. The legal description of the property is: Lot 4, Block 4, Bassett’s Second Addition 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 existing single-family use of the property is consistent with the 2040 Land Use Plan and District 4 recommendations of the Comprehensive Plan. The attached garage expansion to the single family home will comply with the minimum setback requirements of the Shoreland Overlay District. b. The proposed use is or will be compatible with present and future land uses of the area. 2 Finding: The attached garage expansion to the single family home will be compatible with single family homes in the area. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: The attached garage expansion to the single family home will comply with all requirements of the Zoning Ordinance for the RS-3, Single Family Residential District and Shoreland Overlay District. d. The proposed use can be accommodated with existing public services and will not overburden the City’s service capacity. Finding: The subject property lies within in the current MUSA. The property is served with City sanitary sewer and water. The attached garage expansion to the single family home 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 garage expansion to the single family home will not overburden the streets serving the property. 5. The planning report dated June 12, 2020 prepared by Associate Planner Frank Dempsey 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 Associate Planner Frank Dempsey dated June 12, 2020. DATED: June 18, 2020 LAKEVILLE PLANNING COMMISSION BY: ________________________________ Pat Kaluza, Chair