PC Staff Report 05-15-2012 PC DATE: 5/15/12
1011 CC DATE: 6/11/12
CITY OF CHANHASSEN REVIEW DEADLINE: 6/12/12
CASE #: 2012 -05
BY: AF
PROPOSED MOTION: "The Chanhassen Planning Commission, as the Board of Appeals
and Adjustments, approves Planning Case #2012 -05 for a variance to allow two driveways on a
property zoned Single Family Residential (RSF) located at 6780 Lotus Trail, subject to
conditions of the staff report; and adoption of the Findings of Fact and Decision."
SUMMARY OF REQUEST: The applicant is requesting a variance to construct a second
driveway to a proposed accessory structure on a property zoned Single Family Residential
(RSF).
LOCATION: 6780 Lotus Trail
PID 25- 1601640, 25- 1601580 and 25- 1601590
APPLICANTS: Peter Rocheford and Lisa Thompson
6780 Lotus Trail 0\
Chanhassen, MN 55317 I
I
PRESENT ZONING: Single Family Residential (RSF)
2030 LAND USE PLAN: Residential Low Density
1
ACREAGE: 0.46 acres DENSITY: NA
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 property currently has a single - family home, which includes a two -car garage and an 11 -foot
wide driveway. The applicant is requesting a variance to allow a second driveway to a proposed
accessory structure on a single - family residential lot. The existing driveway to the existing two -car
garage would remain.
APPLICABLE REGULATIONS
• Chapter 20, Division 3, Variances.
• Chapter 20, Article XXIV, Off - Street Parking and Loading.
Rocheford/Thompson Driveway Variance Request
Planning Case 2012 -05
May 15, 2012
Page2of5
BACKGROUND
The applicant states that during icy conditions visitors' vehicles parked on the existing driveway
have slid down the driveway and onto Lotus Trail. Parking on Lotus Trail is prohibited because the
street is only 19 feet wide. The applicant would like to build a detached, two -car garage on the
south side of the property. The applicant requests a variance to construct a second driveway to the
proposed garage to provide a safer place for guest parking.
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Single - family dwelling with existing driveway and garage space.
Section 20 -1122 Access and Driveways
The Zoning Ordinance allows for one driveway access from a single residential lot to the street.
The Zoning Ordinance requires that driveway grades be between 0.5% and 10 %. Staff field -
verified that the current driveway grade ranges from 5% and 20 %. The maximum grade stated in
the Zoning Ordinance is not enforced upon existing driveways.
ANALYSIS
The applicant indicated that the existing driveway causes a safety concern because in the winter,
cars have slid down the driveway due to the steep grade. The proposal for a second driveway does
not eliminate the applicant's safety concern as long as the existing driveway will remain in place.
Rocheford/Thompson Driveway Variance Request
p Y q
Planning Case 2012 -05
May 15, 2012
Page 3 of 5
The existing grade at the proposed driveway location is about 18 %. The applicant indicated that the
garage floor elevation will be 938 feet; therefore, the proposed driveway would be at a 4.8% slope.
•
The existing grade at the proposed driveway location.
The following summarizes the applicable portions of Section 20 -1122 of the City Code to the
existing and proposed conditions:
City Code Existing Driveway Proposed Driveway
(2) Driveway grades shall be a 5% to 20 %, does not meet code, 4.8 %, meets code.
minimum of 0.5% and a however code requirements are
maximum grade of 10% at any not enforced on existing
point in the driveway conditions.
(3) Within the right of way Does not meet code, however Meets code.
driveways should access city code requirements are not
streets at 90 degrees. enforced on existing conditions.
(6) The width of the driveway 20', meets code. 24', meets code.
access shall not exceed 24 feet
at the right of way line.
(10) One driveway access is Meets code. Does not meet code
allowed from a single unless the existing
residential lot to the street. driveway is removed.
The property presents a unique issue in that the existing driveway is not conducive for guest
parking, and on- street parking is not allowed on Lotus Trail. The nearest public street where
parking is allowed is over 620 feet away. Connecting the existing driveway to the proposed
driveway would make it difficult for vehicles to negotiate the necessary turns to the existing garage.
Rocheford/Thompson Driveway Variance Request
Planning Case 2012 -05
May 15, 2012
Page4of5
New Garage / City Code regarding Non - Conforming Lots of Record
Section 20 -73(c)
If two or more contiguous lots are in single ownership and if all or part of the lots do not meet
the width and area requirements of this chapter for lots in the district, the contiguous lots shall
be considered to be an undivided parcel for the purpose of this chapter. If part of the parcel is
sold, the sale shall constitute a self - created hardship under the variance provisions of this
chapter.
The subject site is three lots of record, PID 25- 1601640, 25- 1601580 and 25- 1601590. Non-
conforming lots of record are platted lots that do not meet current ordinance requirements (area,
width, depth and frontage). The intent of the non - conforming ordinance is to recognize the
existence of uses, lots and structures which were lawful when established, but which no longer
meet all ordinance requirements; prevent the enlargement, expansion, intensification or extension
of any non - conforming use, building or structure; and encourage the elimination of non-
conforming uses, lots and structures or reduce their impact on adjacent properties.
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The applicant is proposing a garage on two of the lots. These lots must be combined as one zoning
lot and the applicant has applied to the Carver County to combine the lots. Prior to approving any
building permit, the applicant must demonstrate that all hard cover (existing and proposed) on the
lot meets the hard surface requirement of 25 %. In addition, the garage must meet the Residential
Single Family Zoning District setback of 30 feet front and rear and 10 feet on the side.
Rocheford/Thompson Driveway Variance Request
Planning Case 2012 -05
May 15, 2012
Page 5 of 5
RECOMMENDATION
Staff recommends that the Planning Commission grant the variance to allow two driveways on a
property zoned Single Family Residential (RSF) lot, located at 6780 Lotus Trail, subject to the
following conditions, and adopt the attached Findings of Fact and Decision.
1. The applicant must obtain a driveway permit and install any necessary erosion control measures prior
to proceeding with the driveway installation.
2. Tree protection fencing as approved by the City Forester must be installed around the trees within the
right -of -way. No further trees shall be removed with the right -of -way.
3. Demonstrate the recording of the three PIDs (25- 1601640, 25- 1601580 and 25- 1601590) into one
zoning lot.
4. Prior to issuance of a building permit for the garage, the applicant must demonstrate that it meets the
standards of the Residential Single Family zoning district.
ATTACHMENTS
1. Findings of Fact and Decision.
2. Development Review Application.
3. Public Hearing Notice and Affidavit of Mailing.
4. Applicant's letter.
5. Lot survey.
6. Photo of garage.
7. Carver County Application to combine Real Estate Parcels.
g: \plan\2012 planning cases\2012 -05 6780 lotus trail driveway variance \pc staff report.docx
CITY OF CHANHASSEN
CARVER AND HENNEPIN COUNTIES, MINNESOTA
FINDINGS OF FACT
AND DECISION
IN RE:
Application of Peter Rocheford and Lisa Thompson for a variance to allow two driveways on
one property zoned Single - Family Residential (RSF) — Planning Case #2012 -05.
On May 15, 2012, the Chanhassen Planning Commission, acting as the Board of Appeals and
Adjustments, met at its regularly scheduled meeting to consider the application. The Planning
Commission conducted a public hearing on the proposed variance preceded by published and
mailed notice. The Board of Appeals and Adjustments makes the following:
FINDINGS OF FACT
1. The property is currently zoned Single - Family Residential (RSF).
2. The property is guided in the Chanhassen Comprehensive Plan for Residential Low Density.
3. The legal description of the property is Lots 2013 through 2020, and Lots 2051 through
2054, Carver Beach, according to the recorded plat thereof, Carver County, Minnesota.
4. Variance Findings — Section 20 -58 of the City Code provides the following criteria for the
granting of a variance:
a. 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.
Finding: The request to allow two driveways on one property is in harmony with the
general purposes and intent of the zoning ordinance. Driveways are an acceptable
improvement within a single - family residential area. Parking is restricted on the adjacent
roadway.
b. 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.
Finding: During the winter months, the current driveway is too steep for guests to safely
park on this property. Parking is prohibited on Lotus Trail, the adjacent public street.
The closest public street that does allow on- street parking is over 620 feet away.
1
c. That the purpose of the variation is not based upon economic considerations alone.
Finding: The purpose of the variance is not based on economic considerations. The
applicant is requesting a variance to permit two driveways in the RSF district for the
construction of a detached garage for personal use.
d. The plight of the landowner is due to circumstances unique to the property not created by
the landowner.
Finding: The request is based on a unique circumstance: the existing steep driveway and
prohibition of on- street parking does not provide a safe, convenient location for guests of
the property to park.
e. The variance, if granted, will not alter the essential character of the locality.
Finding: The addition of a second driveway will not alter the essential character of the
locality. There are other properties within 1,000 feet of the subject property that have
two driveways.
f. Variances shall be granted for earth - sheltered construction as defined in Minnesota
Statutes Section 216C.06, subdivision 14, when in harmony with this Chapter.
Finding: This does not apply to this request.
5. The planning report #2012 -05, dated May 15, 2012, prepared by Alyson Fauske, et al, is
incorporated herein.
DECISION
The Board of Appeals and Adjustments approves Planning Case 2012 -05 for a variance to
construct two driveways on one property for the construction of a detached garage on property
zoned Single - Family Residential (RSF).
ADOPTED by the Chanhassen Board of Appeals and Adjustments this 15 day of May,
2012.
CITY OF CHANHASSEN
BY:
Chairman
g: \plan\2012 planning cases\2012 -05 6780 lotus trail driveway variance\findings of fact.doc
2
Planning Case No. h7 - O5
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227 -1100
DEVELOPMENT REVIEW APPLICATION
PLEASE PRINT
Applicant Name and Address: Property Owner Name and Address:
Pet — t!2ocLle- ed d s4 T � rs J. itildrti oh
6 O Go vs 77-4 I..astusT
Gha. tasl'ert Ink/ CAanh4 stem MA/
Contact: Contact:
Phone(6g75 / -if800 Fax: Phone: , - 'j Ig Fax:
Email: re f -4rocklienti hc, t ors, Email: - ' , artkr • 1' - • „_ . .
NOTE: Consultation with City staff is required 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)
(Additional recording fees may apply)
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
Notification Sign — $200
Sign Plan Review (City to install and remove)
X Escrow for Filing Fees • rney Cost**
Site Plan Review (SPR)* - $50 CUP /SPRNAC ' ' AP /Metes & Bounds
- $450 Minor SUB n
Subdivision* TOTAL FEE $ 7 H- C3
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
*Five (5) full -size folded copies of the plans must be submitted, including an 8 X 11" reduced
copy for each plan sheet along with a digital copy 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: Dr/ 1ee._leva.y anCY 6�r' z v-
LOCATION: 6 7f 0 Lo -6/5 Fria Chaff i7, ssep i
LEGAL DESCRIPTION AND PID: Sec_ D( -T, p lib-el 023 r et --ver
2017 t 2o!t; Zoi9 2e 20 2.013 - z-o z.051.-A1951 ,3fb01580 23 /bo / /f9°
TOTAL ACREAGE: 19, $.57 1^ .15-./60/6410
WETLANDS PRESENT: YES )C NO
PRESENT ZONING: des 1
REQUESTED ZONING: X25 F
PRESENT LAND USE DESIGNATION: 5 higke_ P401 At
REQUESTED LAND USE DESIGNATION: 5 /vl$1‹._ 1m
REASON FOR REQUEST: Ave. are_ rep/e5147 GZ 2 h1( dr- ' 9avaie-
-
_) - r r 'co _ ; .. 7SI6 5eveee. Side of ovr ec/cr
/ r� ve1Na�
is a SQ 7 eV y ha7 -a✓a . 1L se ✓e•°e CodI o v r" o i o t)V /0 mairs
di ' f/ �o a io oaf- Ed ►'Y' Iti •Oc/r s TI ree t Cc / O r(
�v t/e 7� !� Gv s,�n l�c��Ii?i
c e l er- sick 1 f Sfree1 , 0
FOR SITE PLAN REVIEW: Include number of existing employees: and new employees:
This application must be completed in full and be typewritten or clearly 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 f have submitted are true and correct to the best of
my knowledge.
fi
Signature of Applicant / °P// a te
o
. gnature of Fey •wner D e
SCANNED
g: \plan\forms \development review application doc
CITY OF CHANHASSEN
AFFIDAVIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
May 3, 2012, 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 a
Variance — Planning Case File No. 2012 -05 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.
0 1 /
Kare J. Engel J , Deput 1 lerk
Subscribed and swo to before me
this 34 day of , 2012.
t::7-V-DU4/1-- ' ''" 'f;, KIM T. MEUWISSEN
Notary Public ' -
�,. 'A Notary Public-Minnesota
v.,i,,, My Commission Expires Jan 31, 2015
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BRIAN J TIMM BRUCE & CHARLENE BURRINGTON BRUCE R JOHANSSON
6860 LOTUS TRL 6869 YUMA DR 6711 MOHAWK DR
CHANHASSEN MN 55317 -9559 CHANHASSEN MN 55317 -9554 CHANHASSEN MN 55317 -9431
BRUCE ROBERT JOHANSSON CARVER BEACH PROPERTIES CHRISTIAN SVENSGAARD
6701 MOHAWK DR 332 2ND ST 795 CARVER BEACH RD
CHANHASSEN MN 55317 -9431 EXCELSIOR MN 55331 -1806 CHANHASSEN MN 55317 -9422
CURTIS C & JUDITH N QUINER DANIEL S & SUSAN L DEGOLIER DAVID W WORKMAN
725 PONDEROSA DR 6780 YUMA DR 745 CARVER BEACH RD
CHANHASSEN MN 55317 -9419 CHANHASSEN MN 55317 -9541 CHANHASSEN MN 55317 -9422
DENNIS D KRUMSIEG DONALD E WHITACRE DOUGLAS H & CORAZON KALLEVIG
760 CREE DR 751 CENTURY AVE S 14021 VICTORIA LN NW
CHANHASSEN MN 55317 -9464 ST PAUL MN 55119 -5814 ELK RIVER MN 55330 -8314
FRANK FORMIC() GARY T & BEVERLY C FOSTER GERALYN J HAYDEN
19040 DUCK LAKE TRL 710 CARVER BEACH RD 749 CARVER BEACH RD
EDEN PRAIRIE MN 55346 -2045 CHANHASSEN MN 55317 -9422 CHANHASSEN MN 55317 -9422
GERMAN D SEGURA -GOMEZ GILBERT W & SHERRY L SIEVERS GREGORY J CARLSON
750 CARVER BEACH RD 746 CARVER BEACH RD 760 CARVER BEACH RD
CHANHASSEN MN 55317 -9422 CHANHASSEN MN 55317 -9422 CHANHASSEN MN 55317 -9422
GREGORY N BITTLE JACOB D & ELIZABETH G WOESE JANICE MARIE HAZELTON
6879 YUMA DR 777 CARVER BEACH RD 740 CARVER BEACH RD
CHANHASSEN MN 55317 -9554 CHANHASSEN MN 55317 -9422 CHANHASSEN MN 55317 -9422
JEFFERY A KING JEROME P NORTHRUP JONAS C & EMILY S STARITA
767 CARVER BEACH RD 26640 DREXEL AVE 6728 LOTUS TRL
CHANHASSEN MN 55317 -9422 NEW PRAGUE MN 56071 -8835 CHANHASSEN MN 55317 -8573
KIRSTEN ANNE PAULY KURTIS J & MARY E ANDERSON LARRY L & MARY E BARRETT
751 CARVER BEACH RD 6870 LOTUS TRL 6741 HOPI RD
CHANHASSEN MN 55317 -9422 CHANHASSEN MN 55317 -9559 CHANHASSEN MN 55317 -9427
LAWRENCE DEAN VELTKAMP LISA THOMPSON MARIE A LAMERE
592 W MUSKEGON AVE 6780 LOTUS TRL 6859 YUMA DR
MUSKEGON MI 49440 -1234 CHANHASSEN MN 55317 -8573 CHANHASSEN MN 55317 -9554
II
MARTIN P & AMY E JENSEN MATTHEW J TIBBETTS MICHAEL F & BARBARA A COYLE
770 CREE DR 6699 MOHAWK DR 757 CARVER BEACH RD
CHANHASSEN MN 55317 -9464 CHANHASSEN MN 55317 -9546 CHANHASSEN MN 55317 -9422
MIKE BUENTING RICHARD E ROSSING RICHARD J WELLS
6800 RINGO DR 130 CYGNET PL 700 CARVER BEACH RD
CHANHASSEN MN 55317 -9558 LONG LAKE MN 55356 -9734 CHANHASSEN MN 55317 -9422
ROBERT C MACFARLANE ROBERT JOHN MOORE STACY L ENGER
6850 YUMA DR 6839 YUMA DR 790 CARVER BEACH RD
CHANHASSEN MN 55317 -9554 CHANHASSEN MN 55317 -9554 CHANHASSEN MN 55317 -9422
STANLEY ROBERT CRONISTER STATE OF MINNESOTA IN TRUST TERRI LYNN MCDONALD
6730 LOTUS TRL 600 4TH ST E 12721 BLUE HERON WAY
CHANHASSEN MN 55317 -8573 CHASKA MN 55318 -2102 LEESBURG FL 34788 -2300
TRICIA L NOWLING WESLEY WALTER WESTERMANN WYATT CRANE
6271 BLUE JAY CIR 710 PONDEROSA DR 760 PONDEROSA DR
EXCELSIOR MN 55331 -9008 CHANHASSEN MN 55317 -9419 CHANHASSEN MN 55317 -9419
I am requesting a variance on my property to add a driveway and garage.
BACKGROUND
I have 2 parcels of property with 3 PID numbers and I have completed the required forms with Carver County to have the parcels
combined into one parcel with one PID number. This will be completed in November according to the County.
My property does have a driveway but it is very steep, so steep that it is non conforming with the current slope requirements in the
city code. In the winter, vehicles cannot be parked on the driveway because they can and have slid down off the driveway onto
Lotus Trail. It is a real safety issue for my guests and visitors.
Expanding the existing driveway into the adjacent is impractical because the surrounding area also too steep and hilly and would
be extremely expensive to do.
The area where I want to have an additional driveway and garage has very little slope and would be in harmony with the lots on
either side next to my property and would not alter the essential character of the area.
The new driveway would be 24 feet wide and 40 feet long from the edge of the street. The slope of the driveway would be less
t a 8%The garage footprint would be 26 feet by 26 feet. This is an additional 1,635 of hardcover. Our total hardcover would then
be 4,023 sq. ft. Our max hardcover allowable is 4,964.
It should be noted that in our neighborhood there are homes that have 2 driveways, graveled traffic areas in the right of way and -
blacktopped parking areas in front of their homes in the right of way.
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Date Received
•
CARVER COUNTY
Taxp -. yer Services Department
ri4 Government Center - Administration Building
600 East 4th Street
Chaska, MN 55318 -2102
taxsvc @co.carver.mn.us
Phone (952) 361 -1910 Fax (952) 361 -1919
Application to Combine Real Estate Parcels
Per MN Statute 272.46 the county auditor, upon written application of any person, shall for
property tax purposes only, combine legal descriptions of contiguous parcels to which the
applicant(s) hold title.
In order to be combined, the following requirements must be met:
® Receipt of completed form by owner or designated representative
o Based upon deeds of record, parcels must be of the same (identical) ownership
• Parcels must be contiguous
e Parcels must be located in same unique taxing districts (TAG)
® Current year and delinquent taxes must be paid on each parcel
e If parcels are in a Tax Increment Financing District (TIF), they must be located in the
same TIF district
o If special assessments are not paid on all parcels, the city /township would need to
recertify the special assessments for the new parcel
CAUTION
Parcels that have been combined cannot be subdivided again without local municipality approval
Of located in a township, Carver County Land Management office must also approve the subdivision.
Combined property tax will be refl on next year's tax statement
Owner (Applicant) Name: 2--1 c lecvv I }' SOYA
Address: d Lo-l- 2- ��� v S T�^ � Phone Number: 1p1 Z �l [ _O, ]
� 1 7
2l1ovt JIaxrev1
Parcels to be combined: a5-/ 401 S8O
25 16.0!10 40
,25 t6o/59
�!' /
Signature: g* .1._.� Date:
• lease mail, fax or email completed and signed application to
Taxpayer Services Department as listed above.
For Office Use Only: Approved Denied By:
Reason Denied:
S: \Land Records Techs\Splits - Combinations\Application to Combine Real Estate Parcels.doc SCANNED