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PC Staff report 01-19-10 CC DATE: 2/8/10 OJ PC DATE: 1/19/10 CITY OF CHANHASSEN REVIEW DEADLINE: 2/16/1 0 CASE #: 10-01 BY: AK, JM, AF PROPOSED MOTION: "The Chanhassen Planning Commission, as the Board of Adjustments and Appeals, approves Planning Case #10-01 for a variance to use a single-family dwelling as a two-family dwelling on property zoned Single-Family Residential (RSF) located on Lots 4 & 5, Block 1, Brenden Pond 3rd Addition, based on the staff report and adoption of the attached Findings of Fact and Action." SUMMARY OF REQUEST: The applicant is requesting a variance to use a single-family dwelling as a two-family dwelling on property zoned Single-Family Residential (RSF). LOCATION: 6739 Brenden Court Lots 4 & 5, Block 1, Brenden Pond 3rd Addition APPLICANT: Candyce & Fred Penteado 10001 Indigo Drive Eden Prairie, MN 55347 6W' PRESENT ZONING: Single-Family Residential (RSF). 2030 LAND USE PLAN: Residential-Low Density (1.2 - 4 units per acre) ACREAGE: 0.75 acres DENSITY: N/A LEVEL OF CITY DISCRETION IN DECISION-MAKING: The City's discretion in approving or denying a variance is limited to whether or not the proposed project meets the standards in the Zoning Ordinance for a variance. The City has a relatively high level of discretion with a variance because the applicant is seeking a deviation from established standards. This is a quasi-judicial decision. PROPOSAL SUMMARY The subject site is located on the comer of Brenden Court and Lake Lucy Road. The applicant purchased two contiguous parcels which he intends to combine into a single zoning lot and construct a home on it. The proposed home contains a second dwelling unit located above the garage. The applicant's mother/mother-in-Iaw will occupy the space above the garage. This will provide her with independent living while being close to the family. Staff is recommending approval of the variance request. Penteado Variance Request Planning Case 10-01 January 19,2010 Page 2 of6 ADJACENT ZONING: The adjacent properties are zoned Single-Family Residential (RSF) and contain single-family homes. WATER AND SEWER: Water and sewer service is available to the site. APPLICABLE REGULATIONS . Chapter 1, General Provisions. . Chapter 20, Division 3, Variances. BACKGROUND The site consists of two lots legally described as Lots 4 & 5, Block 1, Brenden Pond 3rd Addition, which is zoned Single-Family Residential (RSF). Brenden Pond 3rd Addition was platted in 1999 and contained 8 lots and 1 Outlot. Brenden Pond is located north of Lake Lucy Road, south of Minnetonka Middle School, east of Highway 41 and west of the Pinehurst Subdivision. In the spring of2008 the applicant purchased Lots 4 & 5, which are located on the comer of Brenden Court and Lake Lucy Road. Prior to construction of the home, at the applicant's request, the lots will be combined into a single zoning lot. Penteado Variance Request Planning Case 10-01 January 19,2010 Page 3 of6 A zoning lot is a combination of one or more lots under a single tax identification number, recorded at the County Recorder's office. The interior lot lines within a zoning lot are disregarded when applying setbacks and zoning ordinance standards. A zoning lot may not be subdivided in the future without complying with the city's subdivision regulations. Additionally, the interior drainage and utility easements located on either side of the property line (shown in orange below) located between Lots 4 & 5 are proposed to be vacated prior to construction. As part of the vacation, the City may request additional easements along the north and east property lines on Lot 5. Approval of the variance request to use a single-family dwelling as a two-family dwelling is contingent upon combination of the lots into a single zoning lot and vacation of the internal easements located between Lots 4 & 5. -..........-........~.........~ 'I' II " II !r II , .--1:J) ..-->f" 1\ --~---~----f--~-~ 6. ---~- r T~&IDEW.ALK L.AKE LOC'r' ROAD ANAL YSIS The applicant is proposing to construct a second dwelling unit above the proposed garage for their mother/mother-in-law. This will provide her with independent living while being close to the family. The Chanhassen City Code defines a dwelling unit as one or more rooms which are connected together as a single unit constituting complete, separate and independent living quarters for one or more persons, physically separated from any other room or dwelling unit which may be in the same building and containing permanent cooking, eating, sleeping and sanitary facilities for the exclusive use of a single family maintaining a household. Penteado Variance Request Planning Case 10-01 January 19, 2010 Page 4 of6 City Code prohibits two dwelling units on a single-family residential lot unless a variance is granted by the Board of Appeals and Adjustments. Section 20-59 ofthe Chanhassen City Code outlines criteria for the use of a single-family dwelling as a two-family dwelling: . Demonstrated need based upon disability, age or financial hardship. . The exterior appearance of a single-family dwelling must be maintained, including a single driveway and building entrance. . The utility services for the home may not be separate. . Will not be injurious to or adversely affect the health, safety or welfare of the resident of the city or the neighborhood. The applicant's mother/mother-in-Iaw currently lives by herself four hours away in Detroit Lakes, and is experiencing health issues. The applicant is concerned with the financial burden of outside long-term care. They want her in their home in case of emergencies related to her health and well-being. They believe they are her only option for long-term care and housing while maintaining her independence. The applicant is requesting a variance to convert the space above the garage to a second dwelling unit. The proposed space will consist of a kitchen (refrigerator, range, dishwasher, sink, and cabinets), bathroom, bedroom, living space, and washer and dryer. UPPER LEVEL PLAN There is a stairway accessing the space above the garage located off of the mudroom in the main house. Access to the mudroom is gained through the garage or the main front door of the home. """""'" 2!!lou2 MAIN LEVEL PLAN SCALE: y,.= 1 '.0" Penteado Variance Request Planning Case 10-01 January 19,2010 Page 5 of6 The exterior of the home will maintain the appearance of a single-family home; there is one main entry and one driveway accessing the four car garage, which will accommodate all vehicles. LAKE LUCY ROAD ELEV AllaN SCALE: 116"=1'.0" There is a service door located on the east side of the garage, which faces Brenden Court. It is staffs opinion that the service door will not function as a separate entrance into the second dwelling: . The service door is located on the opposite side of the garage to the main house and mudroom. The homeowner would have to walk the width of the garage around the vehicles to enter the mudroom. . As stated by the applicant, the four-car garage will accommodate all vehicles; therefore, their mother/mother-in-Iaw would already have accessed the garage. ,'" "'''', I:" MAIN ENTRY BRENDEN COURT ELEVATION Based on these facts, it is staffs opinion that the applicant meets the requirements of the city code to use a single-family dwelling as a two-family dwelling; contingent upon the combination of Lots 4 & 5 and vacation of the internal easements between the lots. Therefore, staff is recommending approval of the variance request. RECOMMENDATION Staff recommends that the Planning Commission adopt the following motion and adoption of the attached Findings of Fact and Action: "The Chanhassen Planning Commission, as the Board of Adjustments and Appeals, approves Planning Case #10-01 for a variance to use a single-family dwelling as a two-family dwelling on Penteado Variance Request Planning Case 10-01 January 19,2010 Page 6 of6 property zoned Single-Family Residential (RSF) located on Lots 4 & 5, Block 1, Brenden Pond 3rd Addition, based on the staff report and adoption of the attached Findings of Fact and Action, with the following conditions: 1. The applicant shall apply for a Building Permit. 2. Lots 4 & 5, Block 1, Brenden Pond 3rd Addition shall be combined into a single zoning lot. 3. The internal easements between Lots 4 & 5, Block 1, Brenden Pond 3rd Addition shall be vacated. 4. The exterior of the home shall maintain a single-family appearance (single driveway, single main entrance, etc.) 5. The second dwelling unit above the garage may only be accessed from the interior of the main house. 6. Separate utility services may not be established. 7. The structure must comply with Minnesota State Building Code. 8. The site must comply with all zoning requirements of the Chanhassen City Code. 9. Neither dwelling unit may be rented. ATTACHMENTS 1. Findings of Fact and Action. 2. Development Review Application. 3. Reduced copy of site plan. 4. Reduced copy of Building Elevations. 5. Reduced copy of floor plans. 6. Public Hearing Notice and Affidavit of Mailing. 7. Email from Todd Michels to Angie Kairies dated January 11,2010. g:\plan\2010 planning cases\10-01 penteado variance 6739 brenden court\staff report.doc CITY OF CHANHASSEN CARVER AND HENNEPIN COUNTIES, MINNESOTA FINDINGS OF FACT AND ACTION INRE: Application of Candyce & Fred Penteado for a variance to use a single-family dwelling as a two- family dwelling on property zoned Single Family Residential (RSF) - Planning Case No. 10-01. On January 19,2010, the Chanhassen Planning Commission met at its regularly scheduled meeting to consider the application Candyce & Fred Penteado for a variance to use a single-family dwelling as a two-family dwelling on property zoned Single Family Residential (RSF), located at 6739 Brenden Court, Lots 4 & 5, Block 1, Brenden Pond 3rd Addition. The Planning Commission conducted a public hearing on the proposed variance that was preceded by published and mailed notice. The Planning Commission heard testimony from all interested persons wishing to speak and now makes the following: FINDINGS OF FACT 1. The property is currently zoned Single-Family Residential (RSF). 2. The property is guided by the Land Use Plan for Residential-Low Density (1.2 - 4 units per acre). 3. The legal description of the property is: Lots 4 & 5, Block 1, Brenden Pond 3rd Addition. 4. The Board of Adjustments and Appeals shall not recommend and the City Council shall not grant a variance unless they find the following facts: a. There is a demonstrated need based upon disability, age or financial hardship. Finding: The applicant's mother/mother-in-Iaw currently lives by herself four hours away, in Detroit Lakes and is experiencing health issues. The applicant is concerned with the financial burden of outside long-term care. They want her in their home in case of emergencies related to her health and well-being. They believe they are her only option for long-term care and housing while maintaining her independence. b. The dwelling has the exterior appearance of a single-family dwelling, including the maintenance of one driveway and one main entry. Finding: The exterior design of the home will have the appearance of a single-family dwelling; there is one main entry and one driveway leading to the proposed four-car garage, which will accommodate all vehicles. There is a stairway accessing the space above the garage which is located off of the mudroom in the main house. Access to the mudroom is gained either from within the garage or through the main front door of the proposed home. 1 There is a service door located on the east side of the garage, which faces Brenden Court. This entrance is located on the opposite side of the garage to the main house and mudroom. This would not function as a separate entrance into the home as the service door is located on the opposite side of the garage to the main house and mudroom. The homeowner would have to walk the width of the garage around the vehicles to enter the mudroom. Additionally, as stated by the applicant, the four car garage will accommodate all vehicles; therefore, their motherlmother-in-Iaw would already have accessed the garage. c. Separate utility services are not established (e.g. gas, water, sewer, etc.). Finding: Separate utility services will not be established. d. The variance will not be injurious to or adversely affect the health, safety or welfare of the residents of the city or the neighborhood where the property is situated and will be in keeping with the spirit and intent of this chapter. Finding: The request is consistent with the criteria outlined in the city code and will therefore not adversely affect the health, safety or welfare of the resident of the city or the neighborhood. The site will maintain the appearance of a single-family dwelling including a single driveway, main entrance. 5. The planning report #10-01, dated January 19,2010, prepared by Angie Kairies, et aI, is incorporated herein. ACTION The Chanhassen Planning Commission, as the Board of Adjustments and Appeals, approves a variance to use a single-family dwelling as a two-family dwelling on property zoned Single Family Residential (RSF) located on Lots 4 & 5, Block 1, Brenden Pond 3rd Addition, Planning Case #10-01. ADOPTED by the Chanhassen City Council on this 19th day of January, 2010. CHANHASSEN PLANNING COMMISSION BY: Its Chair G:\PLAN\2009 Planning Cases\09-17 2111 Pinehurst Drive Variance\PC Findings of Fact.doc 2 , . Planning Case No. \ 0 - 0 l CITY OF CHANHASSEN 7700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 CITY OF CHANHASSEN RECEIVED DEVELOPMENT REVIEW APPLICATION DEe 1 8 2009 CHANHf\SSEN PLANNING DEP' PLEASE PRINT Amicant Name a. nd Addr~: 7~) ~J4~i;1{~~a Ed~f(\ ~~ 5~1' Contact: ~S2. 'Z . 32- Pho~e:~;~~~.~~ax: . Emall: . () ~ hMmti>>. (tSrY\ Owner Name and Address: &!;t/lJPJ Contact: Phone: Email: Fax: NOTE: Consultation with City staff is reauired prior to submittal, including review of development plans Comprehensive Plan Amendment Temporary Sales Permit Conditional Use Permit (CUP) Vacation of Right-of-Way/Easements (VAC) Interim Use Permit (IUP) X Variance (VAR) Non-conforming Use Permit Wetland Alteration Permit (WAP) Planned Unit Development* Zoning Appeal Rezoning Zoning Ordinance Amendment Sign Permits Sign Plan Review X Notification Sign - $200 (City to install and remove) Subdivision* X Escrow for Filing Fees/Attorney Cost** ~$50 CUP/SPRlVACNARlWAP/Metes & Bounds - $450 Minor SUB TOTAL FEE $ 1"S{J Il5!. Ct-~ Hc,,?>., Site Plan Review (SPR)* An additional fee of $3.00 per address within the public hearing notification a~a will be invoiced to the applicant prior to the public hearing. *Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a diaital CODY in TIFF-Group 4 (*.tif) format. **Escrow will be required for other applications through the development contract. Building material samples must be submitted with site plan reviews. NOTE: When multiple applications are processed, the appropriate fee shall be charged for each application. SCANNED , PROJECT NAME: "Pen-reacto k?eslaerre LOCATION: fn=J._~q 'Bre.,r)cl.tN1 ColAA"t eX '5 -14-, 00 Ltc) See Q#4ckc/ LEGAL DESCRIPTION AND PID: Lo-\ L\ ?Jlndc..\ ~,("t"V1~0 ---:PaneL ~ rA f.4JAn TOTAL ACREAGE: '" 0,15 ACres WETLANDS PRESENT: YES X NO PRESENT ZONING: ~f S\n,9lG .fh.rtW.j r e,s'ld enfioJ REQUESTED ZONING: Garoe PRESENT LAND USE DESIGNATION: As is REQUESTED LAND USE DESIGNATION: As is REASON FOR REQUEST: AlJm .e<<:-h1U\~lng s~(e ab()"e~ the garaau<< rAse by e~ J, -fu.rnJy (WI'l/ be PYDv'lkn6 CflYe frY mAY ~~V\; 1 n OIlY nIJY}'jf,). FOR SITE PLAN REVIEW: Include number of existing employees: and new employees: This application must be completed in full and be typewritten or dearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. ~ ~~c/!}~~ ;j'f:oCf Signatu of Applicant Date 4~~~ /;2/7./)9 Sign~~' Date r-T;I Of CHANHASSEi'< ul . RECEIVED DEe 1 8 2009 CHANHASSEN PLANNING DFP' G:'PLAN'Forms\Development Review Application.DOC Rev. 1/08 SCANNED December 21, 2009 CiTY OF CHANHASSEj\' QECE!VED The City of Chanhassen 7700 Market Boulvard Chanhassen, MN 55317 DEe 1 8 2009 CHANHASSEN PLANNING DEP' TO: The Honorable Mayor, Members of the City Council, and the City Planning Commission FROM: Candyce & Fred Penteado, Property Owners We are applying for a variance regarding the use of a single-famify dwelling as two-family dwelling. In the Spring of 2008 we purchased two lots on the comer of Brenden Court and Lake lucy urt). Working with an architect and our builder, GestaCh Paulson, we designed a home that included a space above the garage for our mother/mother-in-ta ntended to prOvide her Independent living while still being a part of our family. We were not aware of the City's, related to this matter until recently. We humbly request an exception to your policies in Section 20-59 fbrthe reasons outlined below: Sec. 20-59. A variance ('irctJl'flstances; be allowed tmder the (1) There is a demonstrated Our mother, who'is MN (a 4 hour dHve for her r the mo and housing, an age or hardship. 2 diabetic an,d health; She currently lives alone in Detroit lakes, a ma)(jmum income she has not been able to save money care. It is very likely that ff in the near future as she works in ntinues to struggle in this economy. We are her option for long-term care to be in our hamein case of em erg en des related to her health an l,.being. ora maintenance of one and has one main entry and one driveway. 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COUNTY OF CARVER ) I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on January 7, 2010, the duly qualified and acting Deputy Clerk of the City of Chanhassen, Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public Hearing for Penteado Variance Request - Planning Case 10-01 to the persons named on attached Exhibit "A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing the envelopes addressed to all such owners in the United States mail with postage fully prepaid thereon; that the names and addresses of such owners were those appearing as such by the records of the County Treasurer, Carver County, Minnesota, and by other appropriate records. Subscribed and sworn to before me this II*' day of :=~:"nu.cl ~ ~~ ,2010. /. ~~~ Notary Pu . I KIM T. 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ALFREDO L PENTEADO III CANDYCEJPENTEADO 10001 INDEGO DR EDEN PRAIRIE MN 55347-1205 CLEONE B FOSTER 2275 LAKE LUCY RD CHANHASSEN MN 55317-6706 DANE S & LISA D DOESCHER 6732 BRENDEN CT CHANHASSEN MN 55317-7570 ERIC M & PATRICIA E BURDON 6690 BRENDEN CT CHANHASSEN MN 55317-7560 JOSEPH R COOK & KATHLEEN L HUNTINGTON 6672 BRENDEN CT CHANHASSEN MN 55317-7560 MARVIN P & BARBARA A MILLER 2340 LAKE LUCY RD CHANHASSEN MN 55317-7561 MICHAEL E & ANNE M RYAN 2595 SOUTHERN CT CHANHASSEN MN 55317-7547 SANG C & NHI T KY 6729 BRENDEN CT CHANHASSEN MN 55317-7570 THOMAS & MARY KUHN 6693 BRENDEN CT CHANHASSEN MN 55317-7560 WILLIAM 0 & KRISTEN K FLANAGAN 6653 BRENDEN CT CHANHASSEN MN 55317-7560 BRUCE & SALLY BARQUIST 2360 LAKE LUCY RD CHANHASSEN MN 55317-7561 CURTIS W & NOELLE W SWENSON 6614 ALDER WAY CHANHASSEN MN 55317-4581 DANIEL C & JANE A MCKOWN 2171 PINEHURST DR CHANHASSEN MN 55317-4579 HERBERT M & DONNA M HILLMAN 6716 BRENDEN CT CHANHASSEN MN 55317-7570 KENNETH F & KRISTEN L THATCHER 2219 LAKE LUCY RD CHANHASSEN MN 55317-6706 MARY ANN OLSON 2249 LAKE LUCY RD CHANHASSEN MN 55317-6706 MICHAEL L & AMY C DEGENEFFE 6654 BRENDEN CT CHANHASSEN MN 55317-7560 STEPHEN J & LAURIE A KERKVLlET 2201 LAKE LUCY RD CHANHASSEN MN 55317-6706 TONKA DEVELOPMENT LLC ATTN: MARY 18001 HIGHWAY 7 MINNETONKA MN 55345-4150 ZHIJUN WANG & YOUFEI WU 2237 LAKE LUCY RD CHANHASSEN MN 55317-6706 BRUCE S & HELEN TERESA SMITH 9 HAWKINS DR NORTHPORT NY 11768-1527 DAN V & CYNTHIA M SEEMAN 6673 BRENDEN CT CHANHASSEN MN 55317-7560 DON W & CHRISTINE A ANTHONY 6700 BRENDEN CT CHANHASSEN MN 55317-7570 JOHN G II & BARBARA K JACOBSON 6719 BRENDEN CT CHANHASSEN MN 55317-7570 KIMBERLY K GOERS 6709 BRENDEN CT CHANHASSEN MN 55317-7570 MICHAEL D & DEBRA H ANDERSON 6681 AMBERWOOD LN CHANHASSEN MN 55317-4582 PLOWSHARES DEVELOPMENT LLC 1851 WEST LAKE DR #550 CHANHASSEN MN 55317-8567 STEPHEN M & HEATHER L PINT 6750 BRENDEN CT CHANHASSEN MN 55317-7570 TROY A BADER & GINA SAUER 2244 LAKE LUCY RD CHANHASSEN MN 55317-6706 Kairies. Angie From: Sent: To: Subject: Attachments: Todd.Michels@kemin.com Monday, January 11, 2010 3:47 PM Kairies, Angie; City Council 6739 Brendan Court - Variance Request A TT00002.gif Dear City of Chanhassen Planners, Council Members and Mayor Furlong - As a nineteen-year resident of Chanhassen I respectfully request that the variance request be denied (pertaining to 6739 Brendan Court.) Maintaining intended zoning is just one item that has made Chanhassen a great place to reside. Granting said variance would do nothing to improve the City in general, nor this area of Chanhassen specifically. It would set a bad precedent for the City and Zoning laws. My sense is that Council will not approve the variance, however, I wanted to take a moment and let you know my feelings on the matter. I would appreciate knowing whether any of you are intending to support said variance request. Thank you for reading my email and for your service to the City of Chanhassen. Todd Michels I Key Account Manager I Commercial Team Kemin AgriFoods North America 2436 Highover Trail, Chanhassen, MN 55317, USA Phone: 952-401-45081 Fax: 952-470-04161 Todd.Michels@kemin.com Mobile: 612-819-2229 Website: www.kemin.com Disclaimer: www.kemin.com/emaildisclaimer 1