Planning Report

Date:	May 16, 2000

Case:	SP00-6

Subject:	Special Use Permit - Front Yard Setback Exception

Applicant:	Leo & Rebecca Brabeck - 711 9th Ave. NW

Request

To hold a public hearing and consider a request by Leo and Rebecca Brabeck for a special use permit for the purpose of constructing a 12 x 13 foot bedroom addition on the front of their home located at 711 9th Avenue NW. The Special Use Permit is required to reduce the required front yard setback from 30 feet to 24 feet as allowed by the recently adopted Section 4-040.c.2 of the New Brighton Zoning Ordinance.

Findings

Section 4-030 Lot Standards, R-1 District

Section 8-110 Special Use Permits

Site Characteristics

1.	Location:	711 9th Avenue NW

2.	Lot Size:	65 x 125 = 8,125 square feet

3.	Topography:	Flat

4.	Vegetation:	Landscaping/trees/grass

5.	Sensitive Areas:	None

Site History

1.	Past Uses:	Single family home

2.	Historical Significance:	NA

Departmental Considerations

Community Development

1.	Existing Use:	Single family home

2.	Proposed Use:	Single family home with detached garage

3.	Surrounding Land Uses:

North:	Single family

South:	Single family

East:	Single family

West:	Single family

4.	Building Coverage:	Building area: 1,742 square feet

Allowed: 30% Proposed: 20%

5.	Building Setbacks:	Required: 30 feet (front) - May be reduced to 24' by SUP

Proposed: 24 - SUP is requested

6.	Comp. Plan Designation:	Single family residential

7.	Zoning:	R-1A, Single Family Residential

8.	Impact on Surrounding Land Uses:	Minimal

9.	Other Considerations:	None

Public Works

1.	Streets:	NA

2.	Utilities:	Existing.

3.	Easements:	NA

4.	Grading/Drainage:	No changes are proposed

5.	Rice Creek Watershed District:	No permit required

6.	Environmental Concerns:	None

7.	MPCA:	NA

8.	Other Considerations:	None

Parks

1.	Proximity of Parks:	NA

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	None

4.	Impact on Community Facilities:	None

5.	Other Considerations:	None

Forestry

1.	Tree Identification:	None

2.	Diseased Trees:	None

3.	Tree Preservation:	None

4.	Proposed Trees:	None

5.	Landscaping/Screening:	None

6.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	None

2.	Garbage/Rubbish Enclosures:	NA

3.	Seating Requirements:	N/A

4.	Kitchen Facilities:	NA

5.	Other Considerations:	None

Staff Comments

Special Use Permit

Per Section 4-040.c.2. of the Zoning Ordinance, in required front yards, the required setback may be reduced to twenty four (24) feet, subject to approval of a Special Use Permit under Section 8-110-130, and subject to compliance with the following conditions:

1.	The proposed addition uses the exterior structure materials that are consistent and complimentary with the principal structure and accessories.

The applicant is proposing to match the exterior structure materials to be consistent and complimentary with the existing structure.

2.	The roof is properly proportioned to and integrated with the roof of the principal structure (dwelling) on the property.

The roof will be pitched (see attached) to match the existing home, and the shingles will also match.

3.	The base of the addition is not open and its appearance is consistent with the base of the building.

The base of the addition will not be open, and will also match the base of the existing structure. The applicants are also considering construction of a basement underneath the proposed addition area.

4.	The structure shall not exceed 35% of the width of the front of the dwelling, excluding the garage, or shall not exceed 12 feet in width, whichever is less.

The structure is 12 feet wide, and encompasses of 30% of the front of the dwelling, therefore, this criterion is considered satisfied.

This request is similar to that which the Brabeck's proposed last month, which was ultimately turned down by the City Council. However, the width of the addition has been reduced for this request from 17 feet wide to 12 feet wide in order to meet the conditions required for the Special Use Permit to allow exceptions into the required setback.

In preparation for last month's variance request, the Brabeck's went to their neighbors to inform them of their request. Please note on the attached "Petition for Variance" form that all of the adjacent property owners have signed the petition stating that they have no objections to the variance request to construct an addition within the required setback .

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of SP00-6 subject to the following conditions:

1.	The proposed addition may not be set any closer than 24 feet from the front property line.

2.	The proposed addition uses the exterior structure materials that are consistent and complimentary with the principal structure and accessories.

3.	The roof is properly proportioned to and integrated with the roof of the principal structure (dwelling) on the property.

4.	The base of the addition is not open and its appearance is consistent with the base of the building.

5.	The structure shall not exceed 35% of the width of the front of the dwelling, excluding the garage, or shall not exceed 12 feet in width, whichever is less.

Cary K. Teague, City Planner