10-27-2004 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS, INC. 4300 Discin Mernorlai Hlni1vv aye, Suite 202, Colder; 'Valley, MN 55422 Telephone: 763.231-255S Facsimile: 762.231.2561 plennerNth nacplanninq.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: October 11, 2004 RE: Little Canada — Pugleasa CUP for Garage FILE NO: 758.09 - 04.34 Background and Analysis The applicants are seeking a Conditional Use Permit to accommodate the construction of a new garage on their property at 2727 Lakeshore Avenue. The property consists of 15,900 square feet of lot area, and currently has a single family home with a single detached garage. The applicant proposes to construct the new garage toward the back of the property in the location of the existing garage, which would be removed. The proposed garage would be 26 feet by 48 feet — 1,248 square feet in floor area. The City's zoning ordinance permits garage area of up 1,000 square feet, with a CUP requirement for larger garage space up to 1,500 square feet. The City has approved similar permits, but primarily on lots much larger in area — usually in the range of 25,000 square feet or more. The site plan submitted is not drawn to scale, however, it would appear that the garage may be nearly as large as the house. Because garages are intended to be "accessory" buildings, the City often scrutinizes requests in which the detached garage size approaches the house size on the parcel. The applicant indicates that the garage will match the design of the existing home with regard to roof pitch, and the City typically requires such buildings to also match in color and materials. This information should be verified with the applicant prior to any approvals. There are several large lots in Little Canada, and the City designed its Ordinance on garage size to provide some discretion in granting "over- sized" garages, defined as garages between 1,000 and 1,500 square feet. Any single family home can construct a garage up to 1,000 square feet so long as they can meet the zoning setbacks and other applicable regulations. It would appear that this application is not consistent with the others that have been approved, based on lot size and issues of the relationship between house and garage square footage..