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TKDA
Memorandum
To: Scandia City Council Reference: Gonyea CUP Application,
Kristina Handt, City City of Scandia
Administrator
Copies To: Josh Lee, Gonyea Homes,
Applicant
Mark Roberts/Cecilia Project No.: 15253.019
Placencia, future owners
From: Sherri Buss, RLA AICP, Routing:
Planner
Date: September 10, 2013
SUBJECT: Gonyea Application for a CUP for a Second Story on
a Garage
MEETING DATE: September 17, 2013
LOCATION: 19351 Parkview Avenue North
Scandia, Minnesota
APPLICANT: Josh Lee
Gonyea Homes
6102 Olson Memorial Highway
Golden Valley, MN 55422
ZONING: General Rural (GR) District
60-DAY PERIOD: September 29, 2013
ITEMS REVIEWED: Application, Building and Site Plans received July 31, 2013
BRIEF DESCRIPTION OF THE REQUEST:
The applicant is proposing to build a new home and garage at the property at 19351 Parkview
Avenue North. Gonyea Builders is the current owner of the property, and they are building the
home and garage for Mark Roberts and Cecilia Placencia, who will own the property in the
future.
An employee owned company promoting offirmotive ac6on and equal opportunity
Gonyea/Roberts CUP
Scandia City Council Page 2 September 17, 2013
The proposed garage will have a footprint of 1500 square feet, and have a second story that will
be used for storage. The Development Code requires that accessory structures (except
agricultural structures) over one story in height obtain a Conditional Use Permit.
DETAILED EVALUATION OF THE REQUEST:
Comprehensive Plan
The Comprehensive Plan indicates that the General Rural District shall have a minimum lot size
of 2 acres, with a maximum density of four dwelling units per 40 acres. Single family residential
uses and related accessory structures are supported in the GR District.
The proposed residential use is consistent with the Comprehensive Plan recommendations for
uses in the GR District.
Lot Size
The size of the existing lot is 6.24 acres. The lot exceeds the minimum size requirement in the
General Rural District.
Setbacks
The setback requirements in the General Rural District include the following:
• 40-foot front setback
• 20-foot side setbacks for lots 1.5 acre in size or greater
• 50-foot rear setback
The proposed aaraqe meets the setback requirements.
Maximum Lot Coverage
The maximum allowed lot coverage in the GR District is 25%. The applicanYs Certificate of
Survey identifies the following coverage on the lot:
House 2,682 square feet
Driveway 10,879 square feet
Garage 1,500 sauare feet
TOTAL 15,061 square feet
The lot area includes 271,922 square feet, The total proposed lot coverage is about 5.5% of
the lot area. The proposed coveraqe meets the ordinance requirement.
Accessory Structures
The zoning ordinance allows a maximum of 2 residential accessory structures up to a total of
2,500 square feet in size on lots that are between 5 and 10 acres in size. The proposed garage
structure will have a footprint of 1,500 square feet and is the only accessory structure proposed
on the parcel.
1 ����
Gonyea/Roberts CUP
Scandia City Council Page 3 September 17, 2013
The code requires that accessory structures be located farther from the road right-of-way than
the principal structure, unless the accessory structure is at least 200 feet from the road right-of-
way on lots of five acres or more and all setbacks are met.
The plan indicates that the garage structure is located 200 feet from the road right-of-way, the
lot size is 6.24 acres, and the proposed structure meets the setback requirements. The
structure may therefore be located closer to the right-of-way than the principal structure. The
Planner has included a recommendation that the applicants stake the proposed qaraae location
and that the buildinq inspector verify that the distance to the road riqht-of-wav is at least 200
feet before the buildinq permit is issued.
The plans indicate that the proposed garage includes a second story. The Development Code
requires that accessory structures be limited to one story in height, unless a Conditional Use
Permit is approved for a second story. The Planner's analvsis and recommendation reaardina
the CUP is included in this staff report.
Building Height
The maximum building height permitted in the General Rural District is 35 feet. The City defines
building height for gable roofs as "the vertical distance from the average of the highest and
lowest point of the grade for that portion of the lot covered by the building to the mean height
between eaves and ridge." Based on the definition, the height of the proposed structure is
approximately 18 feet. The buildinq meets the heiqht requirements in the zoninq ordinance.
jNote: The scale on the large Front Elevation drawing on Sheet 1 of the plans is incorrect—it
should be '/e"=1 foot. The scale on the smaller Left, Rear and Right Elevation drawings on
Sheet 1 is correct.)
Wastewater System
No new wastewater systems are proposed for the garage. The home will require a septic
system, and the garage must be located to meet the required separation from the septic system.
Stormwater Management and Land Alteration
A grading plan was included in the application.
The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for
review. The District Administrator indicated in an email to the Planner that the District had no
comments on the application as long as the City's grading and erosion control requirements are
followed, and the addition of the garage is unlikely to require a permit from the District.
The Development Code requires that applicants obtain a permit if the project will include land
alteration and grading of 50 cubic yards or more and/or the disturbance of a land area of 1,000
square feet or more. The conditions include a requirement that the applicant obtain the required
land alteration and qradinq permit.
�' ��
1 �'
Gonyea/Roberts CUP
Scandia City Council Page 4 September 17, 2013
Landscape P/an
No new landscaping is proposed or required.
CONDITIONAL USE PERMIT CRITERIA AND FINDINGS
The Development Code, Chapter 2, Item 3.2 (3) requires that"All accessory structures, except
agricultural buildings such as barns or silos on parcels of 20 acres or larger in size, shall be
limited to one story in height except by approval of a Conditional Use Permit."
The general criteria for granting a Conditional Use Permit (CUP) include the following:
• The conditional use will be in compliance with and not have a negative effect upon the
Comprehensive Plan, including public facilities and capital improvement plans.
• The use will promote or enhance public welfare, and will not be detrimental to or
endanger public health, safety, morals or comfort.
• The use will not be injurious to the use and enjoyment of other property in the immediate
vicinity, diminish and impair property values or scenic views.
• The use will not impede the normal and orderly development and improvement of
surrounding property for uses permitted in the district.
• Adequate public facilities are available to accommodate the use.
• The use shall conform to the applicable regulations of the district in which it is located.
• The use shall comply with the general and specific performance standards in the
Development Code.
The Planner's analysis and findings for this application based on the Development Code criteria
includes the following:
• The conditional use will be in compliance with and not have a negative effecf upon the
Comprehensive Plan, including public facilities and capital improvement plans.
The use of the property for a single-family home and garage is consistent with the
Comprehensive Plan's goals and policies for the General Rural District. The proposed
accessory structure will not impact the Plan, including the public facilities and capital
improvement plans.
• The use will promote or enhance public welfare, and will not be detrimental to or
endanger public health, safety, morals or comfort.
The proposed garage structure will have no impact on the general public welfare, and
will not endanger public health, safety, morals or comfort.
• The use will not be injurious to the use and enjoyment of other property in fhe immediate
vicinity, diminish and impair property values or scenic views.
The proposed garage meets the required setbacks from adjacent properties. The parcel
and adjacent parcels are heavily wooded, and the new garage will be screened from
view from the adjacent parcels. Based on the setbacks and available screening, the
proposed garage is unlikely to diminish the use of adjacent properties, diminish property
values or scenic views.
7 ,,_
Gonyea/Roberts CUP
Scandia City Council Page 5 September 17, 2013
• The use will not impede fhe normal and orderly development and improvement of
surrounding property for uses permitted in the districf.
The proposed use is contained within the property and meets all setback requirements.
It will not impede the development of surrounding properties for the uses that are
permitted in the district.
• Adequate public facilities are available to accommodate the use.
The existing roadway is adequate to accommodate the proposed residential use. No
other public facilities are needed to support the use.
• The use shall conform fo the applicable regulations of the districf in which it is located.
The proposed use conforms to the regulations of the General Rural District.
• The use shall comply with the general and specific performance standards in the
Development Code.
The proposed use complies with the standards of the development code, including
dimensional standards, setback requirements, height requirements and other specific
performance standards.
PLANNING COMMISSION PUBLIC HEARING AND RECOMMENDATIONS
The Planning Commission held a public hearing on the Gonyea application for a CUP at their
meeting on September 3. One neighbor asked a question about setbacks, and indicated that he
had no objection to granting the CUP. The Commission reviewed the Planner's findings, and
recommended approval of the CUP with conditions.
ACTION REQUESTED:
The City Council can recommend the following for the CUP request:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
PLANNING COMMISSION RECOMMENDATIONS:
The Planning Commission recommends that the City Council approve the proposed Conditional
Use Permit for a two-story garage structure at 19351 Parkview Avenue North. The Commission
recommends the following conditions for the Conditional Use Permit:
1. The development on the property shall be in substantial compliance with the site and
building plans submitted to the City on July 31, 2013. The CUP allows construction of a
garage with a footprint up to 1500 square feet in size that is a minimum of 200 feet from
,. .
7 k.�.
Gonyea/Roberts CUP
Scandia City Council Page 6 September 17, 2013
the road right-of-way. The applicant or his surveyor shall stake the location of the
proposed garage so that the Building Inspector can verify that the garage is located at
least 200 feet from the road right-of-way.
2. The applicant shall obtain a Building Permit from the City prior to construction of the
garage, including a grading and erosion control permit.
3. The second story of the garage shall be used for personal storage only, and may not be
used for habitation, commercial use or commercially-related uses.
4. The Applicant shall pay all fees and escrows.
7 .
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 09-17-13-01
APPROVING A CONDITIONAL U5E PERMIT FOR 19351 PARKVIEW AVENUE
NORTH
WHEREAS, Gonyea Builders have made an application for a Conditional Use Permit
(CUP)to allow construction of a two-story garage on the property at 19351 Parkview Avenue
North; and
WHEREAS, the property is legally described as follows:
Lot 8, Block l, Merrihills; and
WHEREAS, the Planning Commission reviewed the request for the Conditional Use
Permit at a duly noticed Public Hearing on September 3, 2013, and has recommended approval,
and
NOW,THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SCANDIA,WASHINGTON COUNTY,MINNESOTA, that it should
and hereby does recommend approval of the Conditional Use Permit to construct a two-story
garage on the property at 19351 Parkview Avenue North, based on the following findings:
1. The use of the property for a single-family home and garage is consistent with the
Comprehensive Plan's goals and policies for the General Rural District. The proposed
structure will not impact the Plan, including the public facilities and capital improvement
plans.
2. The proposed structure will have no impact on the general public welfare, and will not
endanger public health, safety, morals or comfort.
3. The proposed garage meets the required setbacks from adjacent properties. The parcel
and adjacent parcels are heavily wooded, and the new garage will be screened from view
form the adjacent parcels. Based on the setbacks and available screening, the proposed
Resolution No.: 09-17-13-01
Page 2 of 2
garage is unlikely to diminish the use of adjacent properties, diminish property values or
scenic views.
4. The proposed use is contained within the property and meets all setback requirements. It
will not impede the development of surrounding properties for the uses that are permitted
in the district.
5. The existing roadway is adequate to accommodate the proposed residential use. No other
public facilities are needed to support the use.
6. The proposed use conforms to the regulations of the General Rural District.
7. The proposed use complies with the standards of the development code, including
dimensional standards, setback requirements, height requirements and other specific
performance standards.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The development on the property shall be in substantial compliance with the site and
building plans submitted to the City on July 31, 2013. The CUP allows construction of a
garage with a footprint up to 1500 syuare feet in size that is a minimum of 200 feet from
the road right-of-way. The applicant or his surveyor shall stake the location of the
proposed garage so that the Building Inspector can verify that the garage is located at
least 200 feet from the road right-of-way.
2. The applicant shall obtain a Building Permit from the City prior to construction of the
garage, including a grading and erosion control permit.
3. The second story of the garage shall be used for personal storage only, and may not be
used for habitation, commercial use or commercially-related uses.
4. The Applicant shall pay all fees and escrows.
Adopted by the Scandia City Council this 17th day of September, 2013.
Randall Simonson, Mayor
ATTEST:
Kristina Handt,Administrator/Clerk
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PI�NEER '�"s"�°'" Certificate of Survey for:
����� Gonyea Homes,Inc.
amaama�s IANDPLAM10t5 unoswv�vaa unounrenea+msrs
Ph.:(651)681-1914 6I0201son Memorld Highwey
2422 Enterynse Drive Faz:(65I)681-9468 prpjat M: 113119000 Goldm Velley.MN 55422
Mendorn HeigMs,MN 55120 www.0ionec¢ng.com Folder A:4371 Dfawn by:Ides/kth �ne:(763)432-4500/Faz:(�63)432-0501
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