89-71 -
WMITE - CITV GLERK �
PINK - FINANCE G I TY OF SA I NT PALT L Council [�/7, /�
BLUERy - MApVORTMENT I Flle NO• "�_ • /
ouncil Resolution �
� I7
Presented By �
Referred T � Committee: Date
Out of Committee By Date
WHEREAS , Da , iel M. Osadchuc made application to the Planning
Commission of t e City of Saint Paul for a nonconforming use
status for a tr ' -plex on the property located at 1204-08 North
St. Albans , leg lly described as Lot 7 and the West 24 feet
of Lot 8 , Colema ' s Subdivision; and
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WHEREAS , foillowing a public hearing conducted by the Zoning
Committee with notice to the affected property owners , the
Planning Commis ion by its Resolu��ion No. 88-68 adopted and
approved on Sep�tember 23 , 19ci8 , c.enieci ��is r2quest for a non-
conforming use s�tatus on a vo��e of 15 to 2; and
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WHEREAS , t' � actions of the Planning Commission were based
upon the follova'ng findings of fact made by said Commission:
(1 ) In thelFall of 1979 Mr. Osadchuc purchased this property
from Mrs . Doro hy Lohrke as a tri-plex. There are two units
on the upper 1 vel , a one-bedroom unit and a two-bedroom unit ;
and a two-bed oom unit on the lower level of the structure.
There is a tw� car detached garage on the north side of the
tri-plex. i
(2) The �roperty was originally constructed as a duplex.
According to uilding Division records , in 1976 Mrs . Lohrke
was cited for creating a third unit on the lower level withou�.
a building per�it ancl informed that the property was improperly
zoned for a Trii-plex.
( 3) To gnant legal nonconforming status to uses that fail
±o meet Secticjn 62. 102 , the Planning Commission must make nine
iindings ; the�e requirements and the applicant ' s ability to
meet them are �s follows :
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COUNCIL MEMBERS �
Yeas Nays Requested by Department of: �
Dimond
Lo�g ' In Favor
Goswitz
�h be� � _ Against BY
Sonnen
�Ison i
Form A roved b C' ttorney
Adopted by Council: Da�e
Certified Yassed by Council S�cretary By
g�,
A►pproved by Mavor: Date � — Approved by Mayor for Submission to Council
gy —�---- BY
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a. The use occurs entirely within the existing structure.
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The unitjin question has approximately 950 sq. ft. and
is locatdd on the lower level of the structure.
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b. The use iis similar to other uses permitted within the
District,�
The prop�erty is zoned R-4, a single-family residential
district; a tri-plex is inconsistent with the single-
family zOning status.
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c . The use !is appropriate and is consistent with the general
welfare pf the community and the enjoyment of the adjacent
property'.
Permitting a higher density residential that was illegally
establis�ed may encourage the conversion of other single
family Y!iomes in the neighborhood. Therefore , the con-
version ,' is both inappropriate and inconsistent with
the gene�ral welfare of the community.
d. The usel has been in existence for a period of at least
10 year5 prior to the application to the Planning Com-
mission.
Accordir�g to the Building Division records the third
unit ha� apparently been in existence since 1976.
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e . The off�-street parking is adequate to serve the use.
A new �three-unit building would require four parking
spaces . , There are only two spaces in the garage and
no opportunity on the parcel to provide surface parking
which can meet the code requirements .
f. The us� is in substantial agreement with the Compre-
hensive Plan.
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The hoiusing element of the Comprehensive Plan states
that "Conversion of existing housing should occur on
a limiited basis in most neighborhoods to avoid . . .
disrup�'ion of neighborhood character. " The St. Paul
Tomorrqw Report findings reaffirm the need to preserve
the ch�racter of single-family neighborhoods . Allowing
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a noncpnforming use which has illegally expanded may
encourajge other property owners to pursue similar con-
versionls .
g. Hardship' would result if the use were discontinued .
Mr. Osadchuc stated that third unit is necessary to
meet his financial commitments on the property and
has submitted a cash flow analysis of his property
to sup�ort this. The unit in question rents for $450. 00
per moanth and the units on the upper level rent for
$450.00 and $600. 00 per month. Currently, all three
units iare leased; however, Mr. Osadchuc projects that
expense{s will exceed revenues by about $1 , 600. 00 in
1988 . I
h. Rezoning the property would result in a "spot-zoning"
or zor�ing inappropriate to the surrounding land use .
The ne'Iighborhood is primarily single-family residential
with c#nly five other duplexes in the surrounding 12
block �rea and only a small cluster of commercial develop-
ment lbcated two blocks to the east at the intersection
of Mary�land and Dale .
In adc�ition, to build a new tri-plex requires RT-2
zoning ', and a minimum lot area of 10 , 000 sq. ft. The
parcel � in question is only 7 , 550 sq. ft. The tri-plex
would ',not only exceed the permitted density of the
R-4 di'strict , but also the RT-2 district. Therefore ,
given ithe surrounding land use and the lot size require-
ments of the RT-2 district , rezoning this parcel would
be ina�propriate .
i . A not�rized petition of 2/3 of the property owners
withinl100 feet of the property has been obtained stating
suppor$ of the use.
R sufficient petition was submitted with the application.
and, i
WHEREAS , pursuant to the provisions of the Zoning Code ,
Mr. Daniel Osa�lchuc of 13251 Findlay Way, Apple Valley, Minnesota,
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has duly filedjhis appeal from these determinations made by
the Planning Cqmmission requesting that a public hearing be
held before the City Council for the purpose of considering
the actions takem by the Planning Commission; and
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WHEREAS , a�ting pursuant to Section 64. 205 through Section
64.208 and uponlnotice to Appellent, applicant and other affected
property owners � public hearings were held by and before the
City Council wh�rein all interested parties were given an oppor-
tunity to be hieard; said hearing being on December 13 , 1988 ;
and �
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WHEREAS , �rsuant to Section 64. 206 of the Saint Paul
Legislative an Zoning Code , the City Council ' s review of
decisions of the Planning Commission is to determine whether
the Commission ' commit�ed an error in any fact , procedure or
finding, and in such cases the Council may reverse or affirm,
wholly or partly, or modify, the decision or determination
appealed from; and
WHEREAS , the Council having heard all statements , presen-
tation and evidence , and having considered the appeal , the
report of Planning staff, the minutes and findings of the Zoning
Committee and of the Planning Commission, it is hereby
RESOLVED, that the Council of the City of Saint Paul hereby
finds and deter�mines that the Planning Commission did not commit
any error in its findings and conclusions , that the Council
does hereby concur in the findings and conclusions made by
the Planning Commission, and that the findings and order of
the Commission is hereby upheld; and, be it
FURTHER R�SOLVED, that these findings are made with the
condition that Appellant and owner, Daniel M. Osadchuc , will
be allowed until July 1 , 1989 to discontinue the use of the
third unit at t�he property in question; and, be it
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W,N_I7E -,C�TV CLERK �
PINJ( - FINANGE � GITY OF SAINT PAUL Council /j
CANARV - D�PARTMENT ' /
BLUE - MAVOR �, Flle NO. �� • -
' ncil Resolution
Presented By �- � % �
Referred To Committee: Date
Out of Committee'By Date
FINALLY RE�SOLVED, that the City Clerk shall mail a copy
of this resolut�ion to Daniel M. Osadchuc at 13251 Findlay Way,
Apple Valley, !Minnesota, 55124, the Zoning Administrator and
the Planning Cor}�mission.
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COUNCIL MEMBERS ent of:
R uested b De artm
Yeas Nays � Y P
Dimond I
i.o� I � in Favor
Guswit�� I
Rettman
scheibe� , �—_ A ga i n s t BY
Sonnen
Wilson
JAN 1 � 1g89 Form prove by i Attorney
Adopted by Council: Dat
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Certified Pa:• ouncil Se r y BY
By,
A►pproved by � vor: Date _ K�AN � Approved by Mayor for Submission to Council
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gy BY
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' ���°�����^��� ' CITY OF SAINT PAUL
_,.��,�, ,;�,,,,
`�' •-''= OFFICE OF THE CITY CLERK
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%,+� ,._ ALBERT B. OLSON, CITY CLERK
�`'an,,,mR!�����'' 386 City Hail,Saint Paul,Minnesota 55102
612-298-4231
GEORCE LATIMER
MAYOR
December 14, 1988; ,��
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Mr. Ed Starr � � . �'�>
City Attorney
Room 647, City H811
Dear Sir:
After public heajring on December 13, 1988, the City Council denied
the appeal of Dan Osadchuk to a decision of the Planning Commission
which denied a �.egal non-conforming status for a third dwelling unit
for property at 1204-1208 N. St. Albans. Will you please prepare
the proper reso�.ution implementing this action, upon condition that
the owner be al�owed until July 1, 1989 to discontinue use of the
third unit.
V „ truly y s,
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A� bert B. Olsor�
City Clerk
ABO:th �
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;rt
�tTY o . � . f �� ,.w�°
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'`� ; o' a CITY OF SAINT PAUL
� ��iii�it�i �� DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
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GEORGE�ATiraER KENNETH R.JOHNSON, DIRECTOR
MAYOR 25 West Fourth Street,Saint Paul,Minnesota 55102
612-228-3200
November 10, 1988
RECEIVED
Albert lso C ��"�� �
0 n, ity Clerk
Room 386, City Hal�
Saint Paul, MN 55202 NOV 141�88
RE: Zoning File #10397 - Dan Osadchuk CITY CLERK
1204-1208 North St. Albans
City Council Hearing: November 15, 1988
PURPOSE: To appeal a decision of the Planning Commission which denied a
Nonconforming Use permit for a third dwelling unit at 1204-1208 North St.
Albans. ,
PLANNING COI�Il�IISSION DECISION: Deny (15-2) .
ZONING COMMITTEE DECISION: Deny (5-2) .
STAFF RECOMMENDAT�ION: Deny.
SUPPORT: One letter received.
OPPOSITION: None.
Dear Sir:
On September 15, 1988, the Zoning Committee of the Planning Commission held a
public hearing q'n this Nonconforming Use permit request. The petitioner
testified. At tlhe close of the public hearing, the Committee voted 5 to 2 to
deny the permitjbased on staff findings.
On September 23,' 1988, the Planning Commission upheld the Zoning Committee's
recommendation on a 15 to 2 vote.
The Planning Commission decision is being appealed to the City Council by Mr.
Osadchuk. The public hearing is scheduled before the City Council on November
15, 1988. Please notify me by November 14, 1988 if any member of the City
Council wishes to have slides of the site presented at the public hearing.
Sincerely,
' �
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Lisa J. Freese
Planner II
LJF:rm
Attachments
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'�:n�� APPLICATION FOR APPEAL � ZONING OFFICE USE ONL1�
CITY OF SAINT PAUL
_ �. � F i 1 e � 1 r ���i �
Qc�c'� D� Application Fee S ClG�
� 1 L.. t,._ -
��� �% � � Tentative Hearing Date I� f f��
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' �rpa l i c at i on i s 'fiereby ma e far ,an Appeal to the �' t I y ( C��tJL-�_�-
under the provisions of hapter 54, Section ,�.�C:.�, a�ragraph ,� of the o� Code
to appeal a decision mad by the Board of Zoning Appeals ,�
� Planning Cormission on S�Pj, � J , 1�.
Zoning Adr�iristrator (date of decision)
Planning Adr�inistrator
Other
�+. a��E!LANT.
'va�e � S —1 �� Daytime phone - / "�JZI �
,�c�ress � �ZS //ta �1q �i�1U �-� 1�Nip Code �� /Z-`L . .
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E. DECIS:Oh BEING APPE �ED
Zeni�g file name � A1u IEL M. C'��Ai�C.i-�v� Zoning File � �' ,
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Property Address/Loc�tion /L �� SI • t-ZC..ry� �
'� F• /� . �' � �T , 51 C.l L-
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�Legal description L.G � u,� �S � �� � %' .
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C. GROU�JDS FOR APPEAL ( se additional sheets if r�ecessary. )
(�xplain wny you fee there has been an error in any requirement, permit, decision
or refusal made by a administrative official, or an error in fact, procedure or finding
made by the Board of� Zoning Appeals or the Planning Commission. )
°� T f��- I � l7 Sf��E
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: .` you nave any questi�ns, p�E3SE contact: ;!'--�: ( �'�/�Ll� '
� Applican� S�gna�ure
St . �aul Zcning Ojffice
' -^ ��tv !'all rnlnex �,
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,^�,;: ' r� �Cii � M1(1' °$C:^� �_ .�_ �..�e �1�V, C�.CE" ..
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� Daniel M. Osadchuk .
�— � 18 October 1988
Dear Councii Membe s, �
This letter is in esponse to the Cit� of St. Paul Planning
Commission Resoiut' on, File Number 88-58 , dated September 23 ,
1988 . In the next few paragraphs : �i�l state m3 position on
the findings which were the cause of denial at the above meeting .
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b) The use i�s similar to other Lses permitted within the
district �
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In the p�st the city has grar.ted legal nonconforming
status tp convert propert�es *.hat are not as large , as
� good a l�.y-out, or in genera� as nice .
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c ) The use �is appropriate and �� consistent with the
� general ;kelfare of the co��-ar.it�- and the enjo��ment
of the a�djacent property.
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The pro �ert3• has been cor.°i ��:ed in the present
manor s�nce 1975 with no ac•.-erse effect to the
immedia�e community. If tr e p:c;aert3 is con�•erted to
a duple it will have a to�a:. of 8 ( eightf bedrooms
� � versus (five) now, whic,h �=1� subsequentlS- permit
� a highe densit3 of people .
e ) The of street parking is adequste to serve the use .
There l�as never been a problem �:ith parking on the '
premis�s . The tenants usual�� park two cars in the
garage � and two in the drive�:ar . There is a dead end
street; across Marvland which is used from time to
time . iI also rent a garagE acress St . Albans which
allows� for another parkir.g s�ace . With the possibilit,r
of hav�ing 8 (eight) adults rer,ting the property, there
will t�e the potential for co:.gestion.
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� f ) The u�e is in substantia? sg=eement with the� .comprehensi�•e ' .
� plan. � �
k'hen �he signatures were �=i-.� �athered the majorit�- of
the n ighbors ex�ressed :c �:- �::at the3� had no idea the . .
build�ing had 3 ( three ) u:��'� • :"he comprehensi��e p.lan
' talks; about affordable h�::_ :-� , if �-ou look at the dollar
amour�'t of the rents - th� _...:-= are ��er�- affordable . .�
rent�r does�not get. muc}, � : : � ; ;_�o ) hedraom d::ellin� fc;r
5�50700 per nont.h ( utili ' === - -,- ll�de� ) ir toda�-s markPt .
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h ) �Re-zoning� the property would result in a "spot zoning"
� or zoning inappropriate to the .surrounding land use.
Two and ne half block�=- to�°�he east on Maryland Avenue
is a lar e apartment bt�ilding with adjacent single family
�home� on �2 (two) sides of the property.
I feel I have one of the very best values :for the rsntal dollar in
' the city of St. P ul . I pride myself on this and the conditian of
the property show it. The conversion of this property to a duplex
�:ill ha��e the pot ntial to disrupt the character of the neighborhood,
due to the extra �umber of sleeping quarters . My neighbors have had �
no objections to he property in fact the� like having me as a
neighbor. Please;' give this matter �-our most neighborly decision.
Sincerely yours ,
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� Daniel M. Osadchu.k
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� MINUTES OF THE ZONING COIrMITTEE �
CITY COUNCIL� CHAMBERS� SAINT PAUL, HINNESOTA ON SEPTEMBER 15, 1988
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. PRESENT: Mmes. H rte� Morton, Trgcy`end Zieman; Messrs. Christenson, Levy,
and Rep e of the Zoning Committee; Mr. Segal, Assistant City
�` Attorn ; Ms. Lar�e of the Building Inspection and Design Division;.
lSs. Fre se, Ms, iiurray snd Mr. Soderholm of the Planning Division
staff.
�iBSENT: Mr. Ne�d . •
� The meeting was cl�sired by Gladys Morton, Chairman.
Aaniel M. Osa uc # 4 : A Nonconforming Use Permit for property located
at 1204-1208 Nort St. Albans Street to allow the continued use of a third
dwelling unit in �a legal nonconforming duplex.
The applicant wasipresent; there was no opposition present at the hearing.
Ms. Freese showec� slides of the site and reviewed the staff report with a
recommendation fc�r denial. She distzibuted the applicant's pictures of the
rental unit inte�iors.
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Daniel Osadchuk, i1325 Findlay Way� Apple Valley, asked if he should proceed
with his present�tion without approval from District Council 10. Ms. Morton
advised that he �hould continue. Mr. Osadchuk said that he purchased the home
in 1979 as a tri lex and was not aware of a problem until an inspection was
made to determi whether or not the building qualified for a Certificate� of
. Occupancy. He stated that property ownezs' signatures were procured from all
but two neighbo s within 100 feet of the property and that one of the
neighbors was n t at home and the other did not wish to sign any form of a
petition. , .
Ms. Zieman aske� when the triplex was purchased and mort a e arran ements. �
S 8 8
Mr. Osadchuk re ponded that he puschased the home in 1979-80 with bank
financing on a onventional mortgage and a search of property records did not
indicate any il egality.
Mr. Christensoniquestioned the type of violations cited by the inspectors.
Mr. Osadchuk re�lied that there were such things as water stains on walls,
inoperable smo e detectors, low ceilings in the basement, etc. , and said that . ,
_ he was advised�to apply for a rezoning. - � .�
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Ms. Freese sta�ed that a letter was requested from the St. Paul Fire �
Preventior� sta f. She said that the letter with a two page violations list
- had been maile� in December, 1985; that there were no life-threatening safety
violations; an� that one thing noted vas a zoning violation. Ms. Freese '
stated that th� last letter to Mr. Osadchuk, particularly citing a zoning .
violation, was� mailed by the S�. Paul Fire Prevention Department early in
1988. I —
Discussion fol��.owed relative to the l:s�tec ti�iolations and the length of timE
that elapsed b�et�eeen the initial noti::ca_ion and the present time. . . .�
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- File #10364 ' '
Page T�ao � �
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�' • � Mr. Christenson as � d if Mr. Osadchuk kaev when the building was converted to
� three units. Mr. sadchuk replied that_ sh� butlding was constructed in 1955
and neighbors who ave lived in ttie area since that time informed him that the
� third unit was bui t in 1976 st which time a aeig,hbor reported the violation
to Lhe city. .
Ms. Hirte question d whether or not a certificate of occupancy was issued on
the building. Ms. Lane explained the changes which took •place in the
certificate of occ pancy staffiAg between 1985 and the. present.
� Ms: Morton asked w�en Mr. Osadchuk became aware of and tzied to correct the
violations. Mr. 0�sadchuk responded that he did not receive any notification
in 1985, that he Yfeceived a one and one-half page listing of violations in
early 1987 and ha� remedied as many violations as possible.
Mr. Osadchuk revi�wed staff report findings 3a-i and presented his responses.
Ms. Zieman asked �Lf Mr. Osadchuk would be able to put an eight foot ceiling in
the basement and �Lf that is the major correction needed, would it be possible
to approve the un�it for a certificate of occupancy. 2is. Lane replied that. it
would be necessar� to request a variance from the Board of Appeals.
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Hearing no furthe�r testimony, Ms. Morton closed the public portion of the
meeting. ;
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Mr. Christenson tated his concerns about the statement that the triplex is
inconsistent wit the single family residential district and said that over
� . the past 12 year it has not caused any problems for the neighborhood and that
in this particul r case it would seem to be possible to grant the request for
a nonconforming se permit. Ms. Zieman described the walk-out basement sty�e
of homes in the area and the potential precedent setting effe�t of granting
the permit. Mr.; Levy said that he is concerned with the number of violations
going back ;to 15�85 and with a precedent being set.
Ms. Hirte made � motion to recommend denial of the Nonconforming Use Permit
base d on sta f f �eport findings 3b� c, e and f. Ms. Zieman seconded the motion
which pass�d on� a roll call vote of S-2 (Christenson, Morton) .
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Submitted by: ; Approved by: -
. � � �� � I � n . " .
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Lisa Freese ' Gladys Md� Chairman
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planning comrr�ission resolutEOn �
f i�e number._.8 '-68 � . �
date ' �� = � - �� �
SPntPmhPr �_ 19R��
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WHER£AS� Daniel M. Os dchuk, file #10364, has applied for a Nonconforming Use Permit
under the provi�ions f Section 62.102 Subd. 5(11) of the Saint Paul Legislative
Code, for the purpos of establishing legal. nonconforming status for a triplex on
property located at 1�204-08 North �St. Albans, legally described as Lot 7 and West 24
feet of Lot 8, Colema�n's Subdivision; and �
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�.'HEREAS � the Zoning lommittee of the Planning Commission on September 25, 1988, held
a public hearing at �ihich all persons present were given an opportunity to be heard
pursuant to said app�.ication in accordance vith the requirements of Section 64.300
of the Saint Paul Le�islative Code; and
k'HEREAS, Saint Paul lanning Commission, b ased on the evidence presented to its
Zoning Committee at he public hearing as substantially reflected in the minutes,
made the following indings of fact: .
1. In the fall of 1179 Mr. Osadchuk purch ased this property from Mrs. Dorothy
Lohrke as a trip�lex. There are two units on the upper level, a one bedroom unit �
and a two bedroo� unit; and a two bedroom unit on the lower level of the
structure. Thez�e is a two car detached garage on the north side of the triplex.
2. The property wa � originally constructed as a duplex. According to Building .
Division record , in 1976 Mrs. •Lohrke was cited for creating the third unit on �
. the lower level without a building permit and informed that the property was
improperly zone for a triplex.
3. To grant legal onconforming status to uses that fail to meet, Section 62.102,
the Planning Co ission must make nine findings; these requirements and the
applicant's abi ity to meet them are as follows: '
(a) The use occi�rs entirely within the existing structure.
The unit inlquestion has approxima�ely 950 square feet and is located on the
lower level� of the structure. �
(b) The use is similar to other uses permitted within the district.
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� � : � The properl is zoned R-4, a single family residential district; a triplex . � -
is inconsi�tent with the single family zoning status. . �
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moved � ZI� �
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ed �y _ T F�rY
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�n favor 15
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File #10364
Page Z�o
(c) The use is a propriate and is consis�ent with the general welfare of the
community an the enjoyment of the adjacent property. �
Permitting a higher density residential that was illegally established may
encourage th conversion of other single family homes in the neighborhood.
Therefore, t e conversion is both ir.appropriate and inconsistent with the
general welf re of the community.
(d) The use has een in existence for a period of at least ten years prior to
the applicat on to the planning cc��ssion.
According to the Building Divis:or. records , the third unit has apparently
been in exis�tence since 1976.
(e) The �ff-str�et parking is adequate to serve the use.
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A new three unit building would reqLire four parking spaces. There are only
two spaces i�n the garage abd no oppo:tunity on the parcel to provide surface
. parking whic�h can meet the code reqLirements.
(f) The use is n substantial agreener.t vith the comprehensive plan. -
The housing element. of the Compzehersive Plan states that "conversion of
existing ho sing should occur on a limited basis in most neighborhaods to
avoid . . .idisruption of neighborhood character." The St. Paul Tomorrow
report find�ings reaffirm the need to preserve the character of single family
neighborhoo�ds. Allowing a nonconfor,aing use which has illegally expanded
may encoura�ge other property owners to pursue similar conversions.
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File #10364
Page Three
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� (g) Hardship wou�d result if the use were discontinued.
Mr. OsadchukI� stated that third unit :s necessary to meet his financial
commitments bn the property and has submitted a cash flow anal sis of his
y
property to support this. The unit �n question rents for $450 ger month and
the units ot�,lthe upper level rent foz $450 and $600 per month. Currently
all three ur�its are leased; however, Mr. Osadchuk projects that expenses
will exceed �revenues by about $1,600 in 1988.
(h) Rezoning th� property would result ir. a "spot zoning" or zoning .
i n a p p r o p r i a t�e to t he surroun d ing lanC use.
'!'he neighbo�hood is primarily single family residential with only five other
duplexes in 'the surrounding 12 block ares and oniy a small cluster of
commercial �levelopment located tvo b:ocks to the east at the intersection of
Maryland anc� Dale.
In addition to build a new triplex requires RT-2 zoning and a minimum lot
� area of 10, 00 square feet. The parcel in question is only 7,550 square
feet. The riplex would not only exceed the permitted density of the R-4
district, b t also the RT-2 district.
Therefore� �iven the surrounding land use and the lot size requirements� of
the RT-2 di�strict, rezoning this parcel would be inappropriate.
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(i) That a notajrized petition of two-thirds of the property owners within 100
feet of th� property has been obtained stating support of the use.
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A sufficiet�t petition was submitted �ith ;.he application.
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NOW, .THEREFORE, B IT RESOLVED, by the Saint Paul Planning Commission, that under • �
• . � the �authority of he City's Legislative Code. the application fo•r a Nonconforming . � '
�Use Permit to all w the establishment of s legal nonconforming status for a triplex�
at 1204-08 North t. Albans Street is hereb}�denied.
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FILE u1u364
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� 1. APPLICANT':'= 'Daniel �I. Osadchuk DATE OF HEARING: 9/15/$8 `
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✓� 2. CIASSIFICATION: No�conforming Use Permit .
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', 3. LOCATION: 1�204-08 �Torth St. Albans (Northeast corner at Maryland) •
a:;;
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4. PIANNING DISTRICT: � 10
_ S. LEGAL DESCRIPTION: I Lot� 7 and West 24 feet of Lot 8� Coleman's Subdivision� �
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6. PRESENT ZONING: R 4 � ZONING CODE REFERENCE: 62.102 Subd. 5 (11)
7. STAFF INVESTIGATIO AND REpQRT: DATE: 9/8/88 BY: Lisa J. Freese
A. p'�JRPOSE; To establish legal nonconforming status for a triplex.
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B. �UFFICIENCY: The petition was declared sufficient by the Planning Division on
August 12, 1988; 1�2 parcels eligible, 9 parcels required, 9 parcels signed.
C. PARCEL SIZE; The �parcel has 64' of frontage on Maryland Avenue and 118' of
frontage on St. A�bans for a total lot area of 7,551 square feet.
D. SURROUNDING LAND I : There is a two story residential structure with three
apartment units a�id�detached two-car garage located on this parcel.
E. EXISTING IAND USEI: .
North, East, Sout� and West: One fan.ily residential .
F. ZONING HISTORY: IPrior to 1975� this property was zoned "A" residential. �
G. FINDINGS:
1. In the fall of 1 79 Mr. Osadchuk purchased this property from Mrs. Dorothy
Lohrke as a trip ex. There are two uaits on the upper level, a one bedroom uni*_
and a two bedroo unit, and a two bedroom unit on the lower level of the
structure. Ther is a two car detached garage on the north side of the triplex.
2. The property was� originally constructed as a duplex. According to Building
Division records, in 1976 Mrs. Lohrke was cited for creating the third unit on
the lower level �rithout a building permit and informed that the property was
improperly zoned� for a triplex.
3. To grant legal n�onconforming status to uses that fail to meet Section 62
.102,
the Planning Co ission must make nine findings; these requirements and the
� ' �. . applicant's ability to meet them are as follows: , �
(a) The use occu'rs entirely within the existing structure.
The .unit in �question has approximately 950 square feet and is located on the
lower �evel �of the structure. '
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(b) The use is �imilar to other uses permitted within the district.
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The propert is zoned R-4, a single family residential district; a triplex
is inconsis ent with the single fa:aily zoning status. .
(c). The use is �appropriate and is �consistent with the general welfare of the
community a d the enjoyment of the .adjacent property.
Permitting a higher density reside�tia'_ *_hat was illegally establ�shed mav
encourage he coaversion of other sing�e :am�ly homes i.n the neign�orhood.
Therefore, the conversion is both inapprorriate and inconsiste::t with :�e
general we fare of the communitv.
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Fil� s�10364
Fage 1�0
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fdl The use has be�en in existence for a pezfod of at ?east tea es�s
the applicatio�n to the planning comaission, y Prior to
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� According to t�he Building Division records, the third unit has apparently
been in existe�nce since 1976.
(e) The off-street� parking is adequate to serve the use. �
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A new three lit building would require four parking spaces. Ihere are only
;:.; two spaces in the garage and no opportunity on the parcel to provide surface
��:: parking which can meet the code rP�uirements.
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(f) The use is in� substantial agreement vith the comprehensive plan. •
The housing e ement of the Comprehensive Plan� states that "cornnersion of
existing hour ng should occur on a limited basis in most �eighborhoods to
avoid . . . sruption of neighborhood character." . The St. Pan1 Tomorrov
report findi s reaffirm t�e need to preserve th� character of single family
neighborhoods. Allowing a nonconforning use which has illegallq expanded
� may encourage� other property owners to pursue similar com�ersians,
(g) Hardship woul�d result if the use were discontinued.
Mr. Osadchukistated that third unit is necessary to meet his financial
commitments �n the property and has submitted a cash flow anal�ais of his
property to �upport this. The unit in question rents for $450 per month and
the units on�the upper level rent for $450 and $600 per month. Currently
all three un ts are leased; however, Kr. Osadchuk projects that expenses
will exceed �evenues by about $1,600 in 1988. .
(h) Rezoning thejproperty would result in a "spot zoning" or zoning
_ inappropriatg to the surrounding land use.
The neighbor�►ood is primarily sin le famil residentia w'
8 y 1 ith onl'y five other
duplexes in {the surrounding 12 block area and only a small cluster of
commercial d�evelopment located two blocks to the east at the in�ersection of
� . Maryland andl Dale.
In addition, to build a new triplex requires RT-2 zoning and a Einimum lot ,
area of 10,000 square feet. The parcel in question is o'nly 7,550 square
feet. The riplex would not� only exceed the permitted density of the R-4
district, b t also the RT-2 district.
Therefore, liven the surrounding land use and the lot size ze rements
� of
the RT-2 di trict, rezoning this parcel would be inappropriate.
(i) That a nota�ized petition of two-thirds of the property owners �rithin 100
feet of the �property has been obtained stating support of the use,
, . . � A sufficienl� petition was submitted �-ith the application,. � � ;
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H. STAF'F ANAL � The intent of the nonccnformin use rov'
g p isions ua the zoning
code is to; avoi�d hardship by allowing �he continuance of uses made nonconfora►ing
as a result of ichanges in the zoning re g,:lations, not to legalize construction '
done in violati�on of the code. Even t�,oLgh the present owner is nc�t resp'onsible
for the constr�ction of the illegal un:t.. as a buyer it is his responsibility to.
confir� the le�al status of �the proper�c beir.g purchased.
I . STAFF REC MM N: Based on staff :i-.�ings 3b, c, e and f, and the staff
analysis, staf recommends denial of ��:e �onconforming use permi:. ��
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. � APPLICATION FOR NONCONFORtIlIN6 .�
USE PERMIT � �
CITY OF SAINT PAUL j ZONING OFFICE USE ONL1�
_ �� � 1� 3C�
� i � Zoning File #
__ �. �
- � • Application Fee S ��� � �, 'J�
��. RECElVE ,
1 . . Tentative Hearing Dat� y"1����
AU G 1 1988
� Number of �ots or Size of Parcel:
�0���� I r_�_a=oaaasan=aa�a=sa�saaaoa=zaaxs==�o
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A legal nonconforming us� of structure/land is one which lawfully existed on October 25,
1975, the effective date� of the adoption of the Saint Paul Zoning Code. Application is
fiereby made for a Noncon orm g llse Permit under provisions of Chapter 62, Section 102,
Subdivision 5, Paragraph�� of the Zoning Code.
oasssasmaoaa:_�s__==ssa_losoze_eexaa=esasas�aa�a�e_=_e�s=a_caaxa_ce=enneananaxx_oeeses�a�an
A. APPLIC N7
N ame I �� /� ,j�. �
� .�- �5 GF� 1 Phone (Daytime) 3Z � �
Address �2Sj �'�I /l� CJ��-� 1�1��?�E ��►4[-_�,.��l�lU. ZiP .`��.5 � 2�
Property interest o� Applicant (Owner, contract purchaser, etc.) ('�,,��1 r�—
Name of owner (if d�fferent) Sa.M� nr� �}�jUV r=
� - .
_______________________ ___=__=___==_______==__=====_=_===_=_==_=_=_=___=_____==�=__===___
B. PROPERTY DESCRIPTIO
� �� Address/Location p —O 5^, S�; �, �L. Mt� . SSIZ�
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Legal Description: ILot � Block Add.
� o`f� � � . 2�1-�i- o� L.c+ � �� Cc�lew�„S s�b .
Present Zoning �_ Lot Size _ l�Q� ' X �� � '
______________________ __________________________=__===_______-------_---------------s===s
------- ---------------
C. USE INFORMATION
Previous Use (Atta�h supporting documentation) N ,45 (�r'_�l,l �- 'j j-��'._.,r-`
. . . . G �I � ly1F �' �/�I F . 5�F
. . . / � -- , l' _. �itl L /�,� � . .
. Proposed Use ;or Ct�ange (Attach Site Plan) '��. �i {��F�,j c./ �s ,/-}
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�` yo., ha.� sny q�est��ns, ple�se conLact:
.
Saint ?aul Zoning' Office, 1100 �ity Hall ar^e= 4102
25 West Fourth St�eet, Saint Paul , M�innes�: � �:,'�2 '298-4154 ) . 2/85
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i CONSENT OF ADJOINING PROPERTY OWNERS ,•
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We, the undersigned, owlers of property within 100 feet of 12oa-os x. st. Albans st.
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acknowledge that we hav been furnished with a :copy of the application of
Daniei M. Osadchuk � for a--s�ec_�1 con�ition use permit/nonconforming use �
permit circle one a o g witM any relevant site plans, diagrams, or other documentation;
and that we consent to he approval of this application as it was explained to us by the
� applicant or his/her re�resentative. . .
_ I
� L07 BLOCK ADDITI RECORD OWNER SIGNATURE DATE
Rogers & � Bernard J. � *iary . ,
5 7 � Hendric C. Lunzer � � � - Z.Z- ��
Wang Meng � 0,�-3'�
S 7 " Mah in Xion
i James C. & Sandra � ' a � �i
S 7 " M. Gahlon �:-_ S
Malcolm W. b Mary �ry�� O
5 7 " J. Nelson �� n"t
5 7. " Lucille F. Burch ��,�t•(,, � �:�� �
John M. & Marilyn " ' �
S � �� L. Dunn U�.l� _ �-. - o� J ���
Robert W.Beuc /� �
3�4 7 " Patrice A. Beuc �^ r 7 -a�,_k �
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Dennis L. � Jean
354 7 " ' C. Pearson �p�p�- � (�
3&4 7 " Rita Ann Jo e n
Dale St eet
.r
� 1 (:arden Jose h Grundtner
5 1 " Leonard M. Schmitz � � �
5 1 " Traci E. Andries / e1�� �••^ . �
1 2 " � June E. Zurick n r sent e - b 1
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1 2 " ' David P. Roble
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STATE OF MIhNESOTA) � ! �
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_ COI�NTY 0� RAMSEY ) I .
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: � i_1�G_I►�. C� (� eing first duly s�orn, deposes and s�ates that he is the
,
#�erson wno circulated,t e within petition and �o�rs�nt, consist�ng of .— pages; that
a"iant is informed and believes that the parties described are the owners respectively
of the lots placed imme iately before each nar�, tha: affiant is inr'ormed and believes
that each of the partie described above is th� �wne* of property which is within
l00 feet from any prope ty owned or purchased by petitioner or sold by petitioner
wi�hin one (1 ) year pre eding the �ate of this p:*.=t�on which is conticuous to the
propert;� d2scribed in t e pet��ion; that exce�� �or
nene of �he parties des ribed above has purcnase: or is purchasing prooerty from
petitioner contiguous t the above described Frc�erty within one (1) year of the date
o� the petition; that t is consent was signed by e�c� of said owners in the presence of
this affiant, and that the signatures are the tr:,e a�d co ect signatures of each and
all of the parties so escribed.
G,�/t,�„� ,
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�` -• LEGEND
C�P�LICANT .L�Q.�� .�V�
' S — — ZONIhG DISTRICT B.�UNDARY �
� , �
� SUBJECT PROPERTY �
PUP,POSE ' �
. � � O 0�� rA�JIILY P`�tir�tr�G .
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� T. PAUL C I T Y OUNCII.
� � U6l.IC .HEARING � NOTICE �
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II
Z O N I N G RECEIVED .
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NOV 0 2198�
' CITY CL�RK
T0: Property own�rs within 350 feet;
Representati�es of Planning District 10 FIL E N 0. 10397
PAGE
PURPOSE To appeal a Planning Commission decision denying legal
nonconforming status for a third dwelling unit.
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,
LOCATION
� 1204-1208 N. St.Albans (Northeast corner at Maryland)
I
PETITIONER Ii
DANIEL M. OSADCHUK
H E A R I N G � Tuesday, November 15, 1988 9:00 A.M.
. � Cit Couacil Chambers, 3rd Floor City Hall - Court House
Q U E S TIO N S I Zoning 298-4154 ��;sa Freese)
Contact the 2oning Section af the Planning and Economic
Development Department, Room 1101, City Hall Annex,
25 W. 4th Street, St. Paul, MinnesoLa 55102
Legal Description: On file
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Notice aent 11�/1/88
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