Provide Feedback on Potential Lot Combination at 14671 Sodium St NW

The purpose of this case is to provide a homeowner feedback on a possible lot combination and subsequent detached garage at 14671 Sodium St NW (the "Subject Property"). The owner is proposing a lot combination (replatting) and building a new, detached garage to store his children's vehicles on the subject property. The property owner owns both lots and has done a simple tax combination at the County, but in order to build a detached garage, would need to formally replat the properties.

Staff offered the property owner the chance to receive high-level feedback from the Planning Commission before investing in application fees.

No notification is required as there is no formal application.

Subject Property
The Subject Property contains Lots 2 and 3 of Block 2, Village of Sunfish Lake. The property is zoned PUD - Detached Single Family Homes and is guided as residential in the comprehensive plan. The two properties total .32 acres, and each standard residential lot in the neighborhood is approximately 50 - 55 feet in width and approximately .15 acres.

Detached Garage
The homeowner would like to build a detached garage to fit the cars of his children, and long-term would convert the existing garage into additional living space. The City Code does not allow a garage on a property without a home first, as a garage is an accessory structure. The homeowner has stated that he wants the garage to fit the character of the neighborhood, and will include high architectural standards to match the home.

If the lot combination was approved via the City Council, the property would be allowed a garage that is 10% of the total size of the property. For this lot, that would be approximately 1,393 square feet of total detached buildings (garage, sheds, etc.). The building would have a maximum height of 16 feet (to mean gable height). Setbacks for the garage would be 6 feet on the side yard and 30 feet on the front and rear yard. No home businesses could be run out of the garage without additional permits and approvals. The building would have to have high architectural standards based on the PUD approval, and staff would not support a pole barn in this location.

It should be noted that if approved, this would alter the essential character of the neighborhood. Rather than having small lot single-family that is not dominated by garages, the garage would be a prominent feature in this instance. This would also require an amendment to the Planned Unit Development, including approved architectural elements. Staff notes that it does not object to this use in the right area; however, it is noted that the character of this neighborhood was approved to be different than standard single-family neighborhoods. While the City cannot enforce its approval on private covenants, the request does require HOA Approval.

Process

1. Apply for lot combination (Minor Plat) AND Zoning Amendment (PUD Amendment) - $200 fee + $900 escrow
2. Planning Commission Meeting
3. City Council Meeting (decision)
4. If approved:
   1. Apply for building permit – fee based on value of work
   2. Apply for variance from Planning Commission for second driveway - $200 fee + $400 escrow
   3. If Approved:
      1. Build based on feedback from Planning Commission
   4. If Denied:
      1. Build without driveway, or extend existing driveway, or remove existing driveway and construct new driveway. This would still require an amendment to the PUD given the change to approved architectural plans.

Staff is handling this as part of normal duties as there is no formal application.

Staff would like the Planning Commission to provide the property owner general feedback on the proposed lot combination and detached building.

Provide the property owner feedback and direction moving forward.