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HomeMy WebLinkAboutItem 06.e July 6, 2020 Item No. _____ WAAGBO CONDITIONAL USE PERMIT Proposed Action Staff recommends adoption of the following motion: Move to approve the James Waagbo conditional use permit and adopt the findings of fact. 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. The plans propose the construction of an attached garage addition to the northeast corner of the existing garage. The garage addition will meet all requirements of the Zoning Ordinance, including Shoreland Overlay District setback requirements. 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 Planning Commission held a public hearing on the conditional use permit application at their June 18, 2020 meeting and unanimously recommended approval subject to five stipulations. There was no public comment. Primary Issues to Consider Will the new construction comply with setback requirements? The house is permitted to average the non-conforming setbacks of the adjacent homes, which are less than 75 feet to the OHWL of Lake Marion. The addition to the garage will comply with the averaging setbacks and will meet the minimum 50 foot setback to the OHWL under this provision of the Zoning Ordinance. Supporting Information • Conditional use permit • Findings of fact • June 18, 2020 draft Planning Commission meeting minutes • June 12, 2020 planning report Financial Impact: $ Budgeted: Y☐ N☐ Source: Related Documents: (CIP, ERP, etc.): Envision Lakeville Community Values: A Home for All Ages and Stages of Life Report Completed by: Frank Dempsey, AICP, Associate Planner None Zoning Ordinance 1 (Reserved for Dakota County Recording Information) CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA CONDITIONAL USE PERMIT NO. 20- ___ 1. Permit. Subject to the terms and conditions set forth herein, the City of Lakeville hereby grants a conditional use permit to David Waagbo to allow an 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. 2. Property. The permit is for the following described property in the City of Lakeville, Dakota County, Minnesota: Lot 4, Block 4, Bassett’s Second Addition 3. Conditions. This conditional use permit is issued subject to the following conditions: a) The building addition shall be constructed consistent with the survey/site plan and exterior building plans approved with the conditional use permit. b) The exterior building materials on the garage addition shall match or be of similar residential quality and character as the materials on the existing house and garage. c) 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. 2 d) All disturbed soils shall be restored and established with groundcover immediately after work in that area is completed. e) The impervious surface area of the property shall not exceed 25%. 4. Revocation. The City may revoke the conditional use permit for cause upon determination that the conditional use permit is not in conformance with the conditions of the permit or is in continued violation of the city code or other applicable regulations. 5. Expiration. This conditional use permit shall expire unless the applicant commences the authorized use within one year of the date of this conditional use permit unless an extension is approved by the Zoning Administrator. DATED: July 6, 2020 CITY OF LAKEVILLE BY: ________________________ Douglas P. Anderson, Mayor BY: ________________________ Charlene Friedges, City Clerk The foregoing instrument was acknowledged before me this 6th day of July 2020, by Douglas P. Anderson, Mayor and by Charlene Friedges, City Clerk of the City of Lakeville, a Minnesota municipal corporation, on behalf of the corporation. __________________________ Notary Public DRAFTED BY: City of Lakeville 20195 Holyoke Avenue Lakeville, MN 55044 1 CITY OF LAKEVILLE DAKOTA COUNTY, MINNESOTA WAAGBO CONDITIONAL USE PERMIT FINDINGS OF FACT AND DECISION On June 18, 2020 the Lakeville Planning Commission met at it’s regularly scheduled meeting to consider the request of David Waagbo for a conditional use permit to allow an expansion of 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 was present and the Planning Commission heard testimony from all interested persons wishing to speak. The City Council hereby adopts the following: FINDINGS OF FACT 1. The property is located in Planning District No. 4 of the 2040 Comprehensive Land Use Plan, that guides the property for low density residential uses. 2. The property is zoned RS-3, Single Family Residential 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 single-family use of the property is consistent with the 2040 Land Use Plan and District 4 policies of the Comprehensive Plan. The proposed attached garage addition is consistent with other single family homes in the neighborhood. b. The proposed use is or will be compatible with present and future land uses of the area. 2 Finding: The garage addition will be compatible with present and future land uses in the area. c. The proposed use conforms with all performance standards contained in the Zoning Ordinance. Finding: Provided compliance with the conditional use permit, the garage addition 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 lies within in the current MUSA. The property is served with City sanitary sewer and water. The garage addition 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 garage addition 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. DECISION The City Council approves the Waagbo conditional use permit in the form attached thereto. DATED: July 6, 2020 CITY OF LAKEVILLE BY:_________________________ Douglas P. Anderson, Mayor BY:__________________________ Charlene Friedges, City Clerk CITY OF LAKEVILLE PLANNING COMMISSION MEETING MINUTES June 18, 2020 Vice Chair Witte called the meeting to order at 6:00 p.m. in the Council Chambers at City Hall. The Pledge of Allegiance to the flag was given. Members Present: Vice Chair Jeff Witte, Karl Drotning, Jason Swenson, Brooks Lillehei, Jenna Majorowicz, Christine Zimmer Members Absent: Chair Pat Kaluza, Ex-officio member Thor Howe Staff Present: Daryl Morey, Planning Director; Frank Dempsey, Associate Planner; Penny Brevig, Recording Secretary 3. Approval of the Meeting Minutes The May 21, 2020 Planning Commission meeting minutes were approved as presented. 4. Announcements Mr. Morey stated that due to the Independence Day holiday the July Planning Commission meetings will be changed from July 2 and 16 to July 9 and 23. 5. David Waagbo Vice Chair Witte opened the public hearing to consider the application of David Waagbo for a conditional use permit to allow an addition to a legal non-conforming single-family home in the RS-3, Single Family Residential District and Shoreland Overlay District, located at 19135 Orchard Trail. Mr. Waagbo’s neighbor, Darren Kermes, 19115 Orchard Trail, presented a brief overview of the project. He indicated that he feels this would clean up the look of the front of Mr. Waagbo’s house since the items he currently parks on the driveway would be stored in the proposed garage. Associate Planner Frank Dempsey presented the planning report. Mr. Dempsey stated that Mr. Waagbo is proposing an expansion of his house that is located in the Shoreland Overlay District for Lake Marion at 19135 Orchard Trail. A CUP is required because the non-conforming house is proposed to be expanded. Mr. Dempsey indicated that the plans propose the construction of an attached garage addition to the northeast corner of the existing garage. The garage addition will meet the Shoreland Overlay District setback and height requirements for the RS-3, Single Family Residential District. The garage addition will also meet the 50-foot setback allowance from the OHWL of Lake Marion per Section 11-102-13.D.1 of the Zoning Ordinance. Planning Commission Meeting Minutes, June 18, 2020 Page 2 The proposed impervious surface area will be 24.9%, in compliance with Shoreland Overlay District requirements. Mr. Dempsey stated that the existing garage has an interior floor area of 503 square feet. The applicant is proposing a 451 square feet addition, totaling an interior garage floor area of 954 square feet which meets Zoning Ordinance requirements. Mr. Dempsey stated that there is an encroaching retaining wall the applicant has indicated he will remove. Mr. Dempsey stated that similar CUP’s were approved in 1997 and 2008 for expansions to the homes abutting the Waagbo property to the north and south. Planning Department staff recommends approval of the Waagbo CUP subject to the five stipulations listed in the June 12, 2020 planning report and adopt the Findings of Fact dated June 18, 2020. Vice Chair Witte opened the hearing to the public for comment. There were no comments from the audience. Motion was made by Swenson, seconded by Lillehei to close the public hearing at 6:08 p.m. Voice vote was taken on the motion. Ayes - unanimous Vice Chair Witte asked for comments from the Planning Commission. The Planning Commission agreed that the City processes a lot of shoreland CUP’s and it’s great when nonconforming situations can be rectified. Motion was made by Lillehei, seconded by Drotning to recommend to City Council approval of the Waagbo conditional use permit to allow an addition to a legal non- conforming single-family home in the RS-3, Single Family Residential District and Shoreland Overlay District, located at 19135 Orchard Trail, and adopt the Findings of Fact dated June 18, 2020, 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%. Planning Commission Meeting Minutes, June 18, 2020 Page 3 Ayes: Swenson, Majorowicz, Witte, Lillehei, Drotning, Zimmer Nays: 0 There being no further business, the meeting was adjourned at 6:11 p.m. Respectfully submitted, Penny Brevig, Recording Secretary 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%. 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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