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HomeMy WebLinkAbout1403HoytVariance REQUEST FOR PLANNING COMMISSION ACTION Families, Fields and Fair __________________________ The City That Soars! Description Two variances are requested to allow the building of a detached double garage at 1403 Hoyt Avenue, Falcon Heights. The proposed garage would replace an existing, smaller, non-conforming garage, at approximately the same location. Background 1403 Hoyt Avenue West, Falcon Heights, PIN 222923210160, is located on the northwest corner of the intersection of Hoyt Avenue and Albert Street. The legal description is Lot 30, Bloc 7, Cable’s Hamline Heights Addition, except the West 3 feet. The parcel is zoned R-1 Single Family Residential and the house and existing 20’ x 20’ garage were built in 1939. The parcel is approximately 126 feet long by 43.2 feet wide and has an area of about 5,443 square feet. Most residential lots in the Northome neighborhood are abut 50 feet wide or more. There are about half a dozen that are under 50 feet wide, of which four are on Hoyt in the same block as 1403 Hoyt. 1403 Hoyt and it’s neighbor on the west, 1405, are the two narrowest lots in the neighborhood at about 43 feet. Furthermore, 1403 Hoyt is on the corner. Corner lots are supposed to observe a setback on the side street side of 20 percent of the width of the lot, but not less than 15 feet (Section 113- 240(e)). Fifteen feet would be more than one third the width of 1403 Hoyt. The existing house and garage are set back about 10 feet from the property line. This is fairly consistent with most home and garage setbacks from Albert Street on both sides between Hoyt Avenue and Larpenteur. The neighborhood predates most of the present City Code. The owners of 1403 Hoyt Avenue propose to replace the original 1939 garage, 20’ x 20’, which is in poor repair, with a 24’ x 24’ (576 square feet) or 22’ x 26’ garage (572 square feet), which is a more standard size in 2014 and more adequate to today’s vehicle sizes and family needs. They wish to build this new garage at the same 10 foot setback as the existing garage. They are requesting a variance because the larger garage would extend the nonconformity of the old garage, and this cannot be done without a variance. In addition the owners of 1403 Hoyt are requesting a second variance because the new garage would exceed the maximum area the code allows for a detached garage in the rear of the lot. The code restricts garage size to 40% of the rear 30 feet of the lot (Section 113-240(p)). For most neighborhood properties, 50 feet or more wide, this allows at least 600 square feet, plenty of room for one of the standard double garage sizes cited above. For 1403 Hoyt, with 43 foot width, the allowance is only 518 Meeting Date February 25, 2014 Agenda Item 3 Title Garage Setback and Area Variances at 1403 Hoyt Avenue Submitted By Deborah Jones, Zoning and Planning Director square feet. In all other respects the proposed garage would meet code requirements. Notice of a public hearing on this matter was published in the Roseville Review on February 11. On February 10, notice was mailed to the owners of all properties within 350 feet as required by statute. The only public comment received prior to February 20 was an email message from a neighbor supporting the proposed garage. That message will be available at the hearing. Analysis In reference to Section 113-62 Variances, staff finds the following: a. That the variance would be in harmony with the general purposes and intent of Chapter 113. Staff finds that the variance requested is in harmony with the purpose and intent of the zoning chapter as stated in Section 113-1. b. That the variance would be consistent with the comprehensive plan. Staff finds that the variance requested is consistent with the comprehensive plan and that it will not impair or diminish property values or improvements in the area. c. That there are practical difficulties in complying with this chapter. Staff finds that there are practical difficulties in complying with the letter of Section Section 113-240(p). The 1403 Hoyt parcel is unique, not only because of its narrow width compared to the rest of the neighborhood (and the city) but because it is a corner lot, for which a wider setback is required on the street side. Modern standard double garages exceed the size allowed on this lot. Pushing the new garage back to 15 feet from the Albert Street property line would move it into the other side setback. Section 113-240(c) defines three conditions under which a garage may be set closer that 5 feet to an interior side property line. The proposed garage barely qualifies for the first exception, but this would mean either choosing the larger 24 x 24 footprint (bigger area variance) or moving the garage closer to the alley in order to be completely within the rear 28 feet of the lot. Moving the new garage west would also require a longer driveway, adding over 100 square feet of impervious surface. d. That the granting of the variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Staff finds that the variances will not impair an adequate supply of light and air to adjacent properties, will have no effect on traffic on the public street and will not increase the danger of fire or endanger the public safety. e. That the requested variance is the minimum action required to eliminate the practical difficulties. Staff finds that there are two “minimal” options that would eliminate the practical difficulties. (1) Approve both requested variances allowing a larger garage on the same site as the existing garage; (2) Approve the area variance but require the new garage to be moved west or north, or both, from the existing location, to fit both the 15 foot street setback and the setback exception in Section 113-240(c)(1), making a longer driveway necessary. The first alternative is simpler and will have a lower impact on both the alley and the home to the west and will add less impervious covering to the property. e. Staff finds that the provisions regarding earth-sheltered construction and temporary use stated in Section113-62(e)(6) do not apply to this variance. Budget Impact None Attachment(s)  Application for setback and area variances for a garage at 1403 Hoyt Avenue, including site map and narrative letter.  Hearing notice published in the Roseville Review and mailed to owners of properties within 350 feet. Actions Requested  Hold a public hearing on the variances requested for 1403 Hoyt Avenue  Make a recommendation to the City Council This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 279.6 THIS MAP IS NOT TO BE USED FOR NAVIGATION 1: NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet279.60139.78 1403 Hoyt Avenue - Properties within 350 feet 1,677 Owners who were sent written noice of February 25, 2014, variance hearing by mail. Notes