Planning Report

Date:	September 19, 2000

Case:	SP00-12

Subject:	Special Use Permit

Applicant:	Robert Gabler

Request & Background

To hold a public hearing and consider a request by Robert Gabler to construct a front entryway addition within the required 30-foot front yard setback at 2190 Lakebrook Drive. Section 4-040.c. of the New Brighton Zoning Ordinance allows encroachments within the required front yard setback, up to 6 (six) feet, subject to approval of a Special Use Permit and meeting certain conditions.

The following pictures are of the existing home:

The lower over-hang will be removed and a second story addition will be constructed above the garage. The second story addition meets applicable setbacks.

Findings

Section 4-040.c Front Yard Setbacks

Section 8-130, Special Use Standards

Site Characteristics

1.	Location:	2190 Lakebrook Drive

2.	Lot Size:	The site is 10,000+ square feet

3.	Topography:	Relatively flat

4.	Vegetation:	Residential landscaping and trees

5.	Sensitive Areas:	Long Lake

6.	Comprehensive Plan Designation:	Single Family Residential

7.	Zoning:	R-1, Single Family Residential

8.	Surrounding Land Uses:

North:	R-1, Single Family Residential

South:	R-1, Single Family Residential

East:	R-1, Single Family Residential

West:	Long Lake

Site History

1.	Past Uses:	Single family home

2.	Historical Significance:	None

Departmental Considerations

Community Development

1.	Existing Use:	Single family home

2.	Density/FAR:	Allowed: 30% Proposed: 20%

3.	Building Setbacks:	Complies with the R-1 district setback requirements; 30 foot front (street), 5-foot side and rear, 50-foot lake. City Code allows a 6-foot encroachment subject to a special use permit and meeting several conditions. The applicant is requesting a special use permit, and as demonstrated below meets all the required conditions.

4.	Impact on Surrounding Land Uses:	Minimal

5.	Other Considerations:	None

Public Works

1.	Streets:	No streets are proposed as part of this project.

2.	Utilities:	NA

3.	Easements:	None

4.	Grading/Drainage:	No changes

5.	Rice Creek Watershed District:	NA

6.	Environmental Concerns:	None

7.	MPCA:	None

8.	Other Considerations:	None

Building Official

1.	Structure Size:	2,000 square feet

2.	Structure Height:	23 feet

3.	Exterior Treatment:	Steel siding to match existing home

4.	UBC Compliance:	Shall be required

5.	Other Considerations:	None

Sanitation/housing

1.	Weeds:	NA

2.	Garbage/Rubbish Enclosures:	NA

3.	Other Considerations:	NA

Parks

1.	Proximity of Parks:	NA

2.	Proximity to Community Facilities:	NA

3.	Impact on Parks:	Minimal

4.	Impact on Community Facilities:	Minimal

5.	Other Considerations:	None

Fire

1.	Hydrant Locations:	NA

2.	Access to Site:	Adequate

3.	Y Connection:	NA

Police

1.	Accident Counts:	None of record

2.	Violations:	None of record

3.	Traffic Safety:	Adequate

4.	On-Street Parking:	None

5.	Lighting Plans:	NA

6.	Site Security:	NA

7.	Other Considerations:	None

Staff Comments

Special Use Permit

As specified in Section 4-040.c. of the New Brighton 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 material that are consistent and complimentary with the principal structure and accessories.

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

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

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 proposed addition use the same steel siding as the existing structure, the roof line is integrated with existing roof, the base is not open and the structure takes up 30% of the front of the dwelling. Therefore, the proposed entry-way complies with the above conditions.

Also, as specified in Section 8-130, no special use shall be recommended by the Planning Commission unless such shall find:

a.	That the establishment, maintenance, or operations of the special use will not be detrimental to or endanger the public health, safety, morals, comfort of the general public.

b.	That the special use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood.

c.	That the establishment of the special use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district.

d.	That adequate utilities, access roads, drainage and/or necessary facilities have been or are being provided.

e.	That the special use shall, in all other respects, conform to the applicable regulations of the district in which it located.

The proposed entry-way addition meets the above criteria.

Recommendation

Motion to waive the reading and adopt the attached resolution recommending approval of SP00-12 subject to the following condition:

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

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

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

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.

Cary K. Teague, City Planner