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HomeMy WebLinkAboutPlanning Commission Resolution 501-97 . . . MOUNDS VIEW PLANNING COMMISSION RESOLUTION NO. 501-97 CITY OF MOUNDS VIEW COUNTY OF RAMSEY STATE OF MINNESOTA RESOLUTION RECOMMENDING APPROVAL OF A CONDITIONAL USE PERMIT TO ALLOW AN OVERSIZED GARAGE FOR ANTHONY HONKOMP, 2908 ARDAN A VENUE; PLANNING CASE NO. 479-97 WHEREAS, Anthony Honkomp has applied for a conditional use permit to allow an oversized garage at 2908 Ardan Avenue, property zoned R-l, Single Family Residential, legally described as: Except the West 105 Feet of the Following; the West 248.2 Feet of the South 131 Feet of the North 234 Feet of Lot 34, Auditor's Subdivision No. 89 WHEREAS, the Mounds View Zoning Code allows oversized garages larger than 864 square feet but not exceeding 1,264 square feet with a conditional use permit; and WHEREAS, the applicant is proposing 994 square foot attached garage; and WHEREAS, the proposed building meets all applicable setback requirements; and WHEREAS, The Planning Commission has reviewed the following documents regarding this proposal: 1. Planning Application 2. Zoning Map 3. Certificate of Survey 4. Garage Elevation WHEREAS, the Planning Commission has twice before approved CUPs for this garage in Resolution No. 415-95 (approved 4/5/95) and Resolution No. 436-95 (approved 11/29/95); and WHEREAS, the exterior walls, framing and roof of the garage and attached home are nearing completion; and WHEREAS, The Planning Commission makes the following findings that the criteria for approval for oversized garages in Section 1106.04, Subdivision 6 of the Zoning Code have been met: a. The accessory building must conform with Section 1103.06 and Section 1106.03, Subd. I of the Zoning Code. . . . Planning Commission Resolution 501-97 Planning Case No. 479-97, Oversized Garage CUP for Anthony Honkomp May 7, 1997 Page 2 Section 1103.06 simply states that no accessory building other than a garage can be located in any required yard other than the rear yard and that accessory buildings attached to the principal structure shall be considered an integral part of the principal structure. The garage proposed will be attached to the principal structure and as such will be considered an integral component of the house. Section 1106.03, Subd. 1 states that (1) accessory buildings shall not exceed 15 feet in height and shall be set back at least five feet from property lines, (2) no garage shall exceed 864 square feet unless by CUP, (3) no more than two accessory buildings are allowed per residential lot, and (4) the combined square footage of all accessory buildings on one lot shall not exceed 25 percent of the rear yard area. (1) The proposed garage will have an elevation of approximately 23 feet, which exceeds the maximum by 8 feet. This height limitation does not apply because the space above the garage is attic area that runs the length of the house providing for a consistent roofline. (2) The proposed garage will be 994 square feet, which exceeds by 130 square feet the maximum size allowed without a conditional use permit, triggering the need for the CUP. (3) If an additional accessory building will be constructed in the future, it shall not exceed 216 square feet (without a CUP) or 270 square feet (with a CUP.) (4) The percentage of the rear yard (8,842 square feet) that would be taken up the garage (994 square feet) is only 11.2 percent, well within the maximum 25 percent. b. The combined square footage of all accessory buildings on one lot cannot exceed one thousand two hundred sixty four (1,264) square feet. The square footage of the garage is only 994 square feet. This criterion has been met. c. If the garage square footage is greater than one thousand (1,000) square feet, no other accessory storage building is allowed. Since the garage is only 994 square feet, this provision does not apply. d. The building shall be designed and maintained to provide a uniform appearance with the dwelling unit. . . . Planning Commission Resolution 501-97 Planning Case No. 479-97, Oversized Garage CUP for Anthony Honkomp May 7,1997 Page 3 The garage will be built as an attached garage and will have the same exterior appearance as the principal structure. e. The width of the building cannot exceed thirty five feet (35') nor allow for more than three (3) vehicle access. The garage is shown on the building plans to be 40 feet wide, 5 feet wider than that allowed. The plans show two 16' by 8' garage doors which would allow access for 4 vehicles. The requirements for oversized garage CUPs restrict access to no more than 3 vehicles. The applicant has received approval for a CUP for an oversized garage having this width and number of accesses on two earlier occasions. He has commenced construction of the house with this understanding. The Planning Commission has determined it is appropriate to reapprove a conditional use permit for the oversized garage consistent with the original design. f Should the use for which the permit was granted be changed, the permit shall be subject to reconsideration, revocation or other action regulated by Section 1125.01 of this Title. This requirement has been added as a stipulation to this CUP. WHEREAS, The Mounds View Planning Commission makes the following findings that possible adverse effects have been taken into consideration in its decision according to Section 1125.01, Subdivision l.e: 1. Relationship to the Comprehensive Plan This property is located within District 6 of the Comprehensive Plan, which has designated this parcel as low-density residential. Garages as accessory uses to principal residential dwelling units is in keeping with the spirit and intent of the Comprehensive Plan. 2. The geographical area involved. 4. The character of the surrounding area. This area is almost exclusively dominated by single family residential dwelling units, although there is a church and school a few blocks from the subject property and the Highway 10 commercial corridor is two blocks south of the property. There are new homes between the subject property and Highway 10 but for the most part, the neighborhood has an established, mature character. The oversized garage is not obtrusive because it is part of the principal structure and the garage doors do not face the street so the overall size of the garage is less obvious. . . . Planning Commission Resolution 501-97 Planning Case No. 479-97, Oversized Garage CUP for Anthony Honkomp May 7, 1997 Page 4 3. Whether such use will tend to or actually depreciate the area in which the use is proposed. The garage proposed is only 130 square feet larger than what is allowed without a CUP. The difference should bear no discemable impact upon the adjacent or surrounding properties. 5. The demonstrated need for such a use. The applicant has indicated that the garages will be used to store personal vehicles and equipment used in a contracting business. WHEREAS, the Mounds View Planning Commission makes the following findings relative to the criteria stated in Section 1125.01 Subd. 3.b. of the Mounds View Municipal Code: (1) The use will not create an excessive burden on existing parks, schools, streets and other public facilities and utilities which serve or are proposed to serve the area. The oversized garage will not create any additional burden on facilities and utilities beyond what would be expected from a 864 square foot garage. (2) The use will be sufficiently compatible or separated by distance or screening from adjacent residentially zoned or used land so that existing homes will not be depreciated in value and there will be no deterrence to development of vacant land. (3) The structure and site shall have an appearance that will not have an adverse effect upon adjacent residential properties. The character of the development is such that it will fit in with the principal structure to which it will be attached and with surrounding properties, many of which have larger, multi-car garages. (4) The use, in the opinion of the City Council, is reasonably related to the overall needs of the City and to the existing land use. The Council, by virtue of its previous approval of this project, has determined that it is reasonably related to the needs of the City and the expected use of this property. (5) The use is consistent with the purposes of the Zoning Code and the purposes of the zoning district in which the applicant intends to locate the proposed use. The garage meets all of the requirements, with the exception of the width and number of accesses into the garage. Because this permit has twice been approved and the foundation . . . Planning Commission Resolution 501-97 Planning Case No. 479-97, Oversized Garage CUP for Anthony Honkomp May 7,1997 Page 5 laid by the applicant in accordance with these approvals, the Planning Commission has determined that it is advisable for this project to proceed using the original design. NOW THEREFORE, BE IT RESOLVED that the Mounds View Planning Commission recommends to the City Council approval of the requested conditional use permit for an oversized garage by Anthony Honkomp, 2908 Ardan Avenue, contingent upon the following: a) The conditional use permit be recorded with Ramsey County within 60 days of City Council approval, and a receipt of such recording shall be provided to the City of Mounds View. b) The building be designed and maintained to provide a uniform building appearance with the dwelling unit. c) Should the use for which the permit was granted be changed, the permit shall be subject to reconsideration, revocation or other action as regulated by Section 1125.01 of the Zoning Code. BE IT FINALLY RESOLVED that the Planning Commission directs staff to forward this resolution to the City Council prior to approval of the minutes. Adopted this 7th day of May, 1997 ~~~~. Jerry eter on, ChaIrman ATTEST: J)~t~~- J:10-{L~~ , Pamela Sheldon, Community Development Director (SEAL)