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7030 Lucy Ridge Variance Staff Report Project: Rear Setback Variance Request (Planning Case 2025-05) Planning Commission Review Date: April 15, 2025 60 Day Action Deadline: June 3, 2025 Drafted By: Rachel Jeske, Planner Staff Report Date: April 9, 2025 SUMMARY OF REQUEST: The applicant requests a variance from Section D: Lot Requirements and Setbacks from The Park Planned Unit Development, Ordinance Number 640, which requires that all structures are set back a minimum of 25 feet from rear property lines. The front, rear, and side property lines for each lot were established by the Site Plan approved with the developments Preliminary Plat. The applicant is proposing an indoor sport court addition to the existing single-family home, which would encroach approximately 2.9 feet into the rear yard setback. STAFF RECOMMENDATION: Staff recommends denial of the requested variance as the variance request does not meet the standards for approval outlined in City Code Chapter 20, Division 3. PROPOSED MOTIONS: “The Chanhassen Planning Commission acting as the Board of Appeals and Adjustments denies the requested rear setback variance for the construction of a sport court at 7030 Lucy Ridge Lane and adopts the attached Findings of Facts and Decision.” 7030 Lucy Ridge Ln April 9, 2025 Page 2 of 5 LOCATION: 7030 Lucy Ridge Ln, Chanhassen, MN 55317 (Subject Property) APPLICANT/OWNER: Xpand Inc. CURRENT ZONING: Planned Unit Development (PUDR) 2040 LAND USE PLAN: Residential Low Density ACREAGE: 0.37 Acres LEVEL OF CITY DISCRETION IN DECISION-MAKING: The city’s discretion in approving or denying a variance is limited to whether the proposed project meets the standards in the zoning ordinance for a variance. The city has a moderate level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi -judicial decision. Notice of this public hearing has been mailed to all property owners within 500 feet. APPLICABLE REGULATIONS Chapter 20, Division 3, Variances. Chapter 20, Article 20-VII, Shoreland Management District Chapter 20, Article 20-VIII, Planned Unit Development District Ordinance No. 640, The Park Planned Unit Development BACKGROUND The property is located on the west side of Lake Lucy. It is a part of The Park development Planned Unit Development (PUD), Bluffs at Lake Lucy phase, which was platted in 2020. The existing home was completed in 2024. ZONING OVERVIEW The Lot Requirements and Setbacks for The Park Planned Unit Development (PUD) Ordinance require that all structures be set back a minimum of 20 feet in the corner yards, 25 feet in the rear yards, and 7.5 feet in the side yards. Below is a table that displays the subject property's existing and proposed conditions against the PUD zoning district lot requirements. 7030 Lucy Ridge Ln April 9, 2025 Page 3 of 5 PUD Requirement Existing Proposed Lot Area 15,000 s.f. 16,257 s.f. 16,257 s.f. Hardcover 5,500 s.f 4,193 s.f 4,767 s.f. Lot Width 90 ft 50 ft 50 ft Lot Depth 125 ft 179 ft 179 ft Front Setback (east) 20 ft or 25 ft with sidewalk 25.3 ft 25.3 ft Corner Setback (north) 20 ft 22 ft 22 ft Rear Setback (west) 25 ft 41.4 ft 22.1 ft Side Setback (south) 7.5 ft 18.3 ft 18.3 ft The Subject Property currently meets all lot requirements listed in the PUD Ordinance. The applicant is proposing a home addition for an indoor sport court that will encroach approximately 2.9 feet into the 25-foot rear yard minimum setback. In the City Code, a sport court typically falls under the definition of an accessory structure, because most sport courts consist of impervious pads with sport-specific detailing and equipment in an outdoor setting. In single-family zoning districts, outdoor sport courts are permitted as close as 10 feet from the property line. The proposed indoor sport court falls under the definition of a principal structure addition because the principal structure itself is proposed to be increased in size to accommodate a sport court within the building. The entire principal structure is subject to the principal building setback requirements, which for rear yards in this PUD is 25 feet. The Bluffs at Lake Lucy subdivision included a site plan establishing front, rear, and side yard setbacks for each lot. Provided here is the Subject Property and the established setbacks. With the subdivision, the developer anticipated a home with a driveway accessing from the adjacent cul-de-sac of Lucy Ridge Lane. The property owner elected to construct a house that maintains a driveway from the anticipated cul-de- sac of Lucy Ridge Lane but with a front door that faces Lucy Ridge Circle. The property owner chose this design and this design does not alter the applicable setback assignments. Figure 1 - Bluffs at Lake Lucy site plan with setbacks 7030 Lucy Ridge Ln April 9, 2025 Page 4 of 5 ANALYSIS 1. “Variances shall only be permitted when they are in harmony with the general purposes and intent of this chapter and when the variances are consistent with the comprehensive plan.” The proposed house expansion is inconsistent with the zoning regulations and Comprehensive Plan. While the applicants are proposing to improve their home to meet their family's needs, the proposed addition, as shown, does not adhere to the Planned Unit Development (PUD) ordinance established for the property. 2. “When there are practical difficulties in complying with the zoning ordinance. "Practical difficulties," as used in connection with the granting of a variance, means that the property owner proposes to use the property in a reasonable manner not permitted by this chapter. Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems.” Staff finds that there are no practical difficulties in complying with the ordinance, as there are alternative options to construct a home addition that would comply with the Planned Unit Development (PUD) Ordinance. Specifically, no variance would be required if the proposed width of the addition was decreased by 2.9 feet. Another design alternative is constructing an outdoor sport court instead of an indoor sport court. Outdoor sport courts are not subject to principal structure setbacks and, therefore, may be located as close as 10 feet from the rear property line. 3. “That the purpose of the variation is not based upon economic considerations alone.” Alteration of the design would incur additional costs in both design and construction. 4. “The plight of the landowner is due to circumstances unique to the property not created by the landowner.” The plight of the landowner is due to circumstances created by the modified orientation and custom design of the house selected by the landowner. The Park Planned Unit Development has specific setback requirements for corner lots compared to other residential zoning districts. Typical corner lots have two front yard setbacks and two side yard setbacks. In The Park PUD, it is intended that each corner lot has one front, one corner, one side, and one rear yard setback. The addition of the rear yard setback requires a larger setback. On the approved site plan for The Bluffs at Lake Lucy, this lot is shown with an eastern front yard, a northern corner yard, a western rear yard, and a southern side yard. The property survey incorrectly showed the western building setback line at 22 feet instead of the required 25 feet. 7030 Lucy Ridge Ln April 9, 2025 Page 5 of 5 5. “The variance, if granted, will not alter the essential character of the locality.” The applicants’ proposal would not adhere to the 25-foot rear yard setback established for corner lots within the Bluffs at Lake Lucy development. While the proposed addition is shown to maintain a 22-foot rear yard setback, the reduced rear yard setback would be inconsistent with the character of corner lots within the development. 6. “Variances shall be granted for earth-sheltered construction as defined in M.S. § 216C.06, subd. 14, when in harmony with this chapter.” The proposed sport court is not an earth-sheltered construction. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion and the adoption of the attached findings of fact and action. “The Chanhassen Board of Appeals and Adjustments denies the requested rear setback variance for the construction of a sport court at 7030 Lucy Ridge Lane and adopts the attached Findings of Facts and Decision.”