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Home My WebLink About6/8/10 City of Farmington 430 Third Street Farmington, MN 55024 1. CALL TO ORDER 2. APPROVAL OF MINUTES a) May 11, 2010 Regular Meeting 3. PUBLIC HEARINGS AGENDA PLANNING COMMISSION June 8, 2010 7:00 P.M. CITY COUNCIL CHAMBERS a) Variance to encroach into front yard setback - 916 8th Street Applicant: RCP Enterprises (River Valley Home Care) 916 8th Street Farmington, MN 55024 4. DISCUSSION None 5. ADJOURN {. A Proud Past - A Promising Future Committed to Prov;ding High QuaUty, nmely and Responsive Semce to All Of Our Customers City of Farmington 430 Third Street Farmington, Minnesota 651.280.6800 . Fax 651.280.6899 www.ci.farmington.mn.us TO: Planning Commission FROM: Lee Smick, City Planner AICP, CND (6 SUBJECT: Variance request to encroach into the front yard setback - 916 8th Street DATE: June 8, 2010 INTRODUCTION A variance application has been submitted by River Valley Home Care to encroach into the front yard setback along 8th street by approximately four (4") feet in order to construct a covered entry way. In Apri12010 the Planning Commission approved a variance for this property to expand a legal non-conforming use on a legal non-conforming lot. The expansion was to add a second story to the existing building located at 916 8th Street. Since the approval of the original variance, the applicant has decided to add a covered entry way on the front of the building in conjunction with the second story addition. PLANNING DIVISION REVIEW Property Location: RCP Enterprise (River Valley Home Care, Inc.) 916 8th Street Farmington, MN 55024 916 8th Street Site map is attached for reference Applicant/Owner: Existing Zoning: B-1 (Highway Business) 2030 Comprehensive Plan: Commercial Existing Land Use: Office space Existing Lot Size: 9,150 square feet (minimum 10,000 SF required) Front (8th Street): 34 feet (30 feet req.) Front (Hickory Street): 8 feet (30 feet req.) Rear (Alley): 58 feet (10 feet req.) Side (north property line): 7 feet (10 feet req.) Existing Structure Setbacks (approx): DISCUSSION The request is for a variance to encroach into the front yard setback of 8th Street. The applicant wishes to add a 128 square foot (8' x 16') covered entry way onto the southeastern portion of the building (Ex. A). The existing setback of the building is 34', with addition of the entry way the setback along 8th Street would be reduced to 26'. The front yard setback in a B-1 zoning district is 30'; thereby this proposal would require a variance of 4'. Lot coverage is not an issue. The existing building is approximately 28' x 60' (1,680 SF). The existing lot coverage is 18.4%, the B-1 zone allows for 25% building coverage. With the addition of the two covered entry ways (front and rear - see attached site plan) the lot coverage will be 20.02%. The Board of Adjustment (Planning Commission) may approve a variance request provided the following requirements are met: 1. Because the particular physical surroundings, or the shape, configuration, topography, or other conditions of the specific parcel of land involved, strict adherence to the regulations of this Title would cause undue hardship. Economic consideration alone shall not constitute an undue hardship if reasonable use for the property exists under the terms of this Title. The property in question was originally platted, zoned, and built for residential use. The property, until 2000, was zoned R-2 (Low/Medium Density Residential) and in fact meets the lot size and width requirements of that zone. However, over time the property transitioned into a commercial use, therefore, necessitating the need to amend the zoning of the parcel in 2000 to B-1 (Highway Business). This zoning change made the parcel legal non-conforming, requiring a variance for any expansion and/or addition. 2. The conditions upon which a variance is based are unique to the parcel of land for which the variance is sought and are not applicable, generally, to other properties within the same zoning classification. The conditions are unique to this parcel and generally not applicable to other properties in the B-1 zoning district. Please refer to answer #1 above. 3. The alleged difficulty or hardship is caused by this Title and has not been created by any persons presently having an interest in the parcel of land. The hardship, if determined by the Planning Commission to exist, was not created by the applicants or any other person having an interest in the property. 4. The granting of the variance will not alter the essential character of the locality or be injurious to other property in the vicinity in which the parcel of land is located or substantially diminish property values. Granting the variance will not alter the character of the surrounding area or have a negative impact on other properties in the vicinity. 5. The proposed variance will not substantially increase the congestion of the public streets, or increase the danger of fire, or be detrimental to the public welfare or public safety. The proposed variance would not result in any of the above mentioned adverse impacts. 6. The requested variance is the minimum action required to eliminate the hardship. The Planning Commission must determine whether granting a variance to expand the non-conforming use on a non-conforming parcel is the minimum action that would eliminate the potential hardship. ACTION REQUESTED Approve the variance re~uest to encroach into the front yard setback by four (4') feet along 8th Street for the property located at 916 8 Street. ~ZQ~ Lee Smick, City Planner AICP, CND Cc: River Valley Home Care, Inc. Gir-Mac Construction 34'-0" \1) .~ ~ H Ie 0 R Y S T. m ~ ~ ~ m c 19' -9112" 19'.9112" 120' ~ ..... ~ tq x ~ ~ '\j ~ ~ ..... ~ ~ ;tJ ;:0; z (i) en ~ m en [~. 11. 16' -0" --, I I I I o z m ~ "< ~ I I I I I I I -------------' ;Y it 119' 56'-0" ESTIMATED ---,- ~.. ....-.-cr.._~- ~_.~ - :':';'1.. ..... ..;" i. ,. ~ Ill!" -:- ... 1\; III i.l,l - ~ ~ "~ h,) . ~ ~."!. t.' ,"r. ..... #' J .~ ~'! ~'f\':. ")"1.. .- :, lttl~ - - 111 - -:" 1(11- ~r IIIi . 1i..I" _ '.. r r r[ -- - -~ ....;:. )rj ;~:i. 4: ,I , ;; ... . ~.. .. - Ilf III III t.", . 8) FRONT ELEVATION 12" = 1'-0" Print Preview Page 1 of2 Dakota County, MN ParcellD 142580001000 Bathrooms 2 Owner Name Rcp Enterprises Lie Garage Sq Ft 0 Joint Owner Other Garage Owner Address 30026 Ashby Ct Misc. Building Owner Address 2 Estimated Land Value $49,500 City/State/Zip Northfield Mn 55057 Estimated Building Value $189,300 Common Name River Valley Home Care Total Estimated Value $238,800 Property Address 916 8TH 8T Tax Capacity $4,246 Property City FARMINGTON Special Assessments $0 Use Commercial-Preferred Total Property Tax 1$7,822 Homestead N Date of Sale Friday, February 01, 2008 Year Built 1958 Sale Value $250,000 Effective Year Built 1999 Acres 0.21 Building Type OFC,MD/DTl School District 192 Building Style Watershed District VERMilLION RIVER Foundation Sq Ft NOT APPL Plat Name FARM BUREAU ADDITION Finished Sq Ft 3360 Lot and Block 1 Frame D-WOOD Tax Description Bedrooms 0 I I http://gis.co.dakota.mn.us/website/dakotanetgis/printPreview.aspx?PrintOptData=DakotaCounty , MNIOIOIt... 6/2/2010