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87-574 WHITE - CITV CLERK PINM - FliJANCE GITY OF SAINT PAUL Council '] CANpRV - D�PARTMENT File NO. �� " � BLUE - MAVOR ; -- C n�il Resolution ; � Presented By �� Referred To Committee: Date Out of Committee By Date WHEREAS , John R. Wilson applied to the Planning Commission of the City of Saint Paul for a non-conforming use permit pursuant to the provisions of Section 62. 102 , Subd. 5 (11 ) of the Saint Paul Legislative Code for the purpose of allowing the continued use of a third unit basement apartment at property located at 1309-1311 Hewitt Avenue, Saint Paul , Minnesota, legally described as Lot 23 , Block 4, Hersey-Woolsey Addition, Ramsey County, Minnesota; and WHEREAS , the Planning Commission, following a public hearing conducted by its Zoning Committee on January 22 , 1987 , found and determined that the non-conforming use permit should be approved and issued based upon the findings and conclusions of the Planning Commission as set forth in its resolution 87- 09 adopted January 23 , 1987 , as follows : 1 . The use of the basement unit occurs entirely within the existing structure. 2. The use as a residence is similar to other residential uses on Hewitt Avenue and the intensity of the use will be more extreme. Within the same R-4 zone are found scattered two and three unit buildings. 3. The residential use is appropriate and consistent with other residential uses , the general welfare of the community and adjacent property. 4. The applicant has provided a statement from the care- takers of the property that three units have been located in the building since 1962. They have aTso provided financial ledger sheets which list rent from a basement unit from at least 1972 and the Assessor ' s Office records indicate that COUNC[LMEN Requested by Department of: Yeas p�eW Nays Nicosia Rettman In FBVO[ Scheibel Sonnen __ Against BY Tedesco Wilson Form Appr v d by City Attor y Adopted by Council: Date Certified Passed by Council Secretary BY BS, Approved by Mavor: Date _ Approve b Mayor for Submission to Council BY - - — BY NiHITE - C�TV CIERK PINK - FiiJqNCE COUACII C4NpRV - DEPARTMENT GITY OF SAIN�T PAUL File � NO. �� ' BLUE - MAVOR Council Resolution Presented By Referred To Committee: Date Out of Committee By Date since 1963 the building is classified as having three units and therefore the Planning Commission determines that the use has existed for at least 10 years. 5. Required off-street parking for a new tri-plex would be four spaces . This property has no parking available. The house is 32 feet wide and on a lot 40 feet wide with no vehicular access to the rear of the property. 6. The use is in substantial agreement with the comprehen- sive plan and that the continuance of one unit which has existed for a period of at least 10 years will not disrupt the neighbor- hood character. 7 . Hardship would result if the use were discontinued based on the statement by the applicant that he hopes to retire to this home after his overseas work is completed, that he has stated that off-street parking is beyond his control and that he eventually would like to acquire an easement agreement with the property owner to the east to provide parking. 8. Rezoning the property in this case would result in spot zoning as this lot is 5, 360 square feet. 9. A notarized petition of property owners within 100 feet of the subject property has been found sufficient by the Planning Division. WHEREAS , pursuant to the provisions of Section 64. 205 the Midway Coalition District 11 , 1558 West Minnehaha, Saint Paul , Minnesota, 55104, duly filed with the City Clerk an appeal from this determination made by the Planning Commission requesting 2. COUNCILMEN Requested by Department of: Yeas p�eW Nays Nicosia [n Favor Rettman Scheibel Sonnen __ AgBillst BY Tedesco Wilson Adopted by Council: Date Form Approv by City Attorney Certified Vassed by Council Secretary BY gy, Approved by Ylavor. Date _ Approved ayor for Submission to Council Bv - - — Bv WHITE - CITV CLERK PINIQ - FrtJANCE GITY OF SAINT PAUL Council �7 �� CANpRV - DE°PARTMENT BLUE - MAVOR File NO• Council Resolution Presented By Referred To Committee: Date Out of Committee By Date that a hearing be held before the City Council for the purpose of considering the actions taken by the said Commission, based upon allegations by the appellant that inadequate parking is provided for this property, that the size of the lot is inadequate for a tri-plex resulting in over-crowding and further that error was committed on the part of the Planning Commission by finding that hardship exists ; and WHEREAS , acting pursuant to Sections 64.205 through 64.208 of the Legislative Code and upon notice to appellant, the property owner and other affected property owners , a public hearing was duly conducted by the City Council on March 26 , 1987 where all interested parties were given an opportunity to be heard; and WHEREAS , the Council having heard the statements made and having considered the appeal , the report of staff, the minutes and findings of the Planning Commission and its Zoning Committee, does hereby RESOLVE, that the Council of the City of Saint Paul does hereby reverse the decision of the Planning Commission of the City of Saint Paul in this matter, does hereby find and determine that the Planning Commission did commit an error in determining that hardship existed, and does hereby find and determine that the non-conforming use permit be denied to the applicant, John R. Wilson, provided, however, that the applicant be allowed to continue the use of the third dwelling at 1309-1311 Hewitt Avenue until July l , 1987 , at which time the property shall be converted to a duplex; and, be it FURTHER RESOLVED, that the appeal of the Midway Coalition, District 11 , be and is hereby granted; and, be it 3. COUIVC[LMEN Requested by Department of: Yeas p�eW Nays Nicosia Rettman In FBVO[ Scheibel Sonnen __ AgBillst BY Tedesco Wilson Form Appro by City Attorney Adopted by Council: Date Certified Yassed by Council Secretary BY gy, Approved by Mavor: Date _ Approve b Mayor for Submission to Council BY - – — BY MrHITE - C�TV CLERK G I T Y O F S A I N T �A U L Council �W( - �INANCE �� CAN0R4 -•D�PARTMENT BLUE - MAVOR File NO• Council Resolution Presented By ► Referred To Committee: Qate Out of Committee By Date FURTHER RESOLVED, that the City Clerk shall mail a copy of this resolution to John A. Wilson, Midway Coalition, District 11 , the Zoning Administrator, and the Planning Commission. 4. COUIVCILMEN Requested by Department of: Yeas p�eW Nays Nicosia � Rettman In Favo[ s�ne�bei � sor,oe� __ Against BY Ted.s� wilson p �(-R Z 8 ►�O� Form Approv by City Attorney Adopted by Council: Date Certified a:. e ouncil cre BY ss� Approved b avor: Date R 2 Approved by ayor for Submission to Council By _ _ �� By P!!�!ISHED M AY J 1g87 � � - ' , CITY OF` ��INT PB.UL ��5�y � OFFIC� OF THE CITY COIINCIL � •� ne� �bwn��e ��t��M -� Octe : • March 9, 1987 COMM (TTEE RE PORT . � . � 6 TO = Saint Pqul City Councii F R O M : C o rn m it t e e o n C i tv Deve 1 opment and Tr�nsAOrtat i an CHAIR Wi 11 iam �. �rli ison � 1 . Zoning Priorities (Committee recommends approval ) 2. Entercrise Zone 8 Eond (3N properties) (Committee recommends aACrovai ) 3 . Appeal of Planning Commission Decision (Wm. Mitch¢11 - Jean Kummerow) (Committee recommends aACroval of Kummerow aApeail _ ,., _ _ _�__r_...As�a�l- of P�anr�ing Commfission - �i��____ Coar�.#�#t�n - nonco�fc3rrnj ng use i 3Qg �t 3 i 1 �e�i�t - JOhn'`!�'� ison (Moved out of �omrni��e without recomm�nd�rtion) - c� T� -� '.a - ._-� c.::z - � - -si _ i � O _, _.� � . _,_ . . � - - �-i ��j ' 1�1 �J CITY HALL SEVENTH FLOOR SAINT PAUL, MtNNESOTA 55102 �� 1 .4._...____... __ ...__ __,___.._ ._......�._..... .,,___.._. __ _ _ , __..._.._ , � �'� �7�-- � 11'iidway 1558 W.Minnehaha Ave. Coali�tion St. Paul,Minnesota 55104 646-1986 District 11 � Serving the Hamline Midway area . .�: March 11 , 1987 Mr. Victor Tedesco, President 7th Floor City Hall & Courthouse St. Paul , MN 55102 Dear President and Councilmembers , The Midway Coalition-District 11 Land Use Committee met on Tuesday, March 10 to discuss the appeal of the Nonconforming Use Permit for the property located at 1309-1311 Hewitt Avenue. After reviewing the possibility of placing a condition on the Nonconforming Use Permit in regard to the inadequate parking, the Committee decided to support their original appeal . There has been concern that District 11 has been confronted with a number of requests for Nonconforming Use Permits recently, and the Board of Directors has taken a firm stand in opposition to an increase in multiple housing that does not meet standards . We have seen the statement appear several times under the nine criteria that "the continuance of one unit which existed for a period of at least 10 years will not disrupt the neighborhood character" . This statement seems highly interpretive. When we look at the results two years from now, there is the possibility we could see 30 requests for Nonconforming Use Permits come before us - would that number dis- rupt the character of the neighborhood? Mrs. Wilson spoke of the concern from residents in her block about the tenant living in the basement apartment, Beverly Kelley. The Midway Coalition-District 11 is committed to providing housing which is affordable and is evident by the SRO housing at the Wilder Apartments on Snelling. We do not want to see these land use issues become a "good person, bad person" situation. It is the understanding of the Midway Coalition-District 11 that requests for zoning changes , Non- conforming Use Permits , and Special Condition Use Permits before the Planning Commission are land use concerns and should be addressed in that manner. We are looking at long range planning for the community as one of our priorities, and do not want to be identified as playing hard ball with the residents. We care about District 11 . , Page two � ��` �7� and the people who live and work here, but the Midway Coalition Board is firm on opposing Nonconforming Use Permits when they do not meet the criteria. . . We still stand behind our original appeal . Sincerely, � U�(.L2�..L- ,��i Valerie Hix � President Midway Coalition-District 11 cc: Councilmember Bill Wilson Councilmember Jim Scheibel Councilmember John Drew Councilmember Kiki Sonen Councilmember Janice Rettman Councilmember Chris Nicosia ' " :.T r" F�::� -_ t , t ..r� ,�,.. + �i, .,( `� �t . � -��: a 1 �'. i r �� ,f ' ' N� �..y ' f tt : F' �a /��.� ,��/r�L�k �� ' r �.' ' 3} , ��` ',..� � �^ � t R ''/� _ �,'�: r .! I i , y � j'� . F , .i w l .. i . J : g :T fi. � —�! : , � � .-. r "� =� t , . � .: ,"' r ..; . .� � : ' . _ � , `r ^ 1,, . t _ c � 'Y �t 5` ?. r� }_� fi. � f �� r �� ,,.7 �\�� k y '-;�'� 1 n ` -r - +, .'� ��.. _ - � ti� � I �� i , /, h� ', / , r 1 's + 1 . �'' ��t y- 1 � }�,i • . t i � ` � fi~ � _ � � \ .\�. � I `. "`f � \ . I Y t � t ��/ j Y_ f * = r! 1 � f ` 1 .'. 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" _�.. 4i ... ._.... . :..._ . ..:_. ,,.�. .'�.. � � ' CITY OF SAINT PAUL , . ,,< , 4 � +. ° `�` �-�'`� ".�� ' DEPAR7MENT OF PLA,tiNiNG AND ECONONSBC DEVELOPMENT ::.+ •ii�u�ntu ,:: � �"`+ "'� �� " �;� DIV�SION OF p�A;�;tiING v, , ''�.,,. 25 Wesl iourih Street,5ain1 Paul,Minnesota 55102 �.;��,�� 612-292-1577 GEORGE I�TiMER MAYOR /,�r (�r` �7 5 7�f FcUruary 27, 1987 Albcrt Olson, City Clcrk Room 386, City Hall St. Paul, MN SS102 RE: Zoning Filc #10078 - `Iidw1y Co�li[ion District 1 ] City Council Hcaring: Fcbruary 2i, 1987 PLIRPOSE: An appeat of thc Planning Commission's dccis;on which granted a NonconCorming Usc Pcrmit to allow continucd usc of a third dwclling unit; appcal is to dcny use of bascment apartmcnt. PL:�h`h'1NG COti��1fSS10'v` DECISIOti; .�ppro�c ZOtiING CO?�1M[TTEE DEC(SION: Appro��c ST.�,FF REC0�I��ENn�TION: Approvc SUPPORT: Pctition with signatures ol I 1 surrounding property owncrs submittcd in support. OPPOSITION: Distri;:t 11 and onc othcr person spol:c in opposition. Dcar Sir: On January 2?, 1987 thc Zoning Comn�ittcc of thc Planning Commission hcld a public h�aring on an application of John A. 1�'ilson 1 or a I`on;,onforming Usc Pcrmit for property locatcd at 1309-1311 Hc��ict �vcnue; thc permit w•as to lcgalize a third d«•elling unit which liad cxistcd sincc 1962. Thc pctitioncr tcst;ficd. At the closc of thc public hcaring, thc Commitacc votcd 8 to 0 to approvc thc permit bascd on staff findings. l On January 23, 1987 thc Planning Commission uphcld thc Zoning Committec's rccommcndation on a unanimous voicc votc. On FcUruary 12, 1987 the District l ! Planning Coalition filcd an appcal of thc Planning Commission's dccision. This appcal is schcdulcd to Uc hcard b�� thc Cit�� Council on March 12, 1987. Prior to thc public hcaring, thc Cit�• Dcvclopmcnt and Transportation Committcc will rcvicw tlle c3sc at their mccting on March 9; slidcs of thc sitc �ti�ill bc shown a[ that timc. Sinccrcly, � o'^n�- � �I�--- ��„n:� ��:��,�,�, t��:��,�►�� ii uu:��,� Atta�hnients � � , f ' � i � � ' I � i I I � � ( f. i � � ' P�PLICAT•ICN, FOR ��PEAL � ZONING OFFICE USE 0'�LY �,�Z:>f7� � ' CITY �r S�+Ir�r P� �C��ED v E File � � . RECEI F�B-� 1987 Application Fee 3 FE6 121987 � ( 2`�; ZONiNG Tentative Hearing Oate �` Z4NING Application is hereby made for an Appeal to the �.� �:! .,��,H�,�.� under the provisions of Chapter 64, Section , Paragraph of the oning Code to appeal a decision made by the Board o�ng Appeals Planning Comnission on w-� �� , 19_�: Zoning Administrator (date of decision) Planning Administrator Other A. APPELLANT � ,� � ' n Name i ' S' Daytime pho�e " / Address � l �' Zip Code � B. D�CISION BEING APPEALED ' � ,, Zoning file name � � (, Zoning File � Property Address/Location — ' �� r `� Legal description ' — '� � C. GROUNOS FOR APPEAL (Use additional sheets if necessary. ) � (cxplain why you feel there has been an error in any requirement, permit, decision or refusal made by an administrative official , or an error in fact, procedure or finding made by the B ard of �oning Appeals or the Planning Commission. ) Z, � ^ _� i� If ou have an . �� y y questions, please contact: , , . p cant 's signa ure - St. Paul Zoning Office .� . � 110U Cit Hall Ann�x � ` 25 �1est Fourth Street /� .Z / '�/ C��1 r Saint Paul , Minnesota 55102 Dat � `'Cit a ent � Y 9 (293-4154) 9�82 � � � 4 , ; ; . � ; � ., , , � ( � . � , . ' '. . .� I . �1 I I f 1 I I 3 . ,a�n. U z—� � �' � n�.acs�'_ - �' � '. �. . .... . . <..a^ _._ ..,...7_.... . _ ....c. . .. :..a;�� _ _.�_..__ .'.._. �'x'..., _.,�" _.. .. _ . . .. t �..m a>.. ...._._.-.. ..�:�....;�� . ..u.,.., ....,e��. ,.W-�w+s�«,�.j. . _. --- ------ a -------- •._ _.__ _Y..�--. _ L��_ . - __ -__._. _._ __ _ _._1. _- �._s .. . - - - -� :, � ,�.�e_ <��1:5"7� 1��'`'��`�y � 9558 W. Minnehaha Ave. Q,�,�,"�, �j�,�� S�. Paul, Minnesota 55104 ID��lrnct 11 646•1986 Serving the Hamline Midway area ,�,�.,,. Februarj 12, 1987 President Victor Tedesco City Council 7th Floor City Hall St. Paul, MN 55102 Dear Councilmember Tedesco, The Midway Coalition-District 11 is appealing the decision made by the Plan- ning Commission of the City of St. Paul to permit continued use of a third unit, basement apartment at 1309-1311 Hewitt Aver.ue . Non conforming use permits granted to illegal triplexes appear to be occuring freauently, and there is grQat concern over deterioration of property in District 11. According to the St. Paul Tom�orrow study, two qualities people are looking for in a neighborhood wh�n they are consid- ering a new location �ire overall appearance and well maintained property. Although this may be of less importance to renten c�useholos, high quality housing should be provided for everyone in our city. It is predicted that it will be a soften c�using market in the 1990's. It then would make sense that it is not mcre housi:�g that is needed, but higher quality housing provided ror people of ail inccme leveis. The Midway is a neighborhood that is fragile. It has the potential to be a community that attracts people who want to remain in the city, and a community that is well maintained; however, it also has the potential to deteriorate further. Incr�ase in the density on a piecemeal basis with no thought to a long range plan will certainly create deterioration. We cite two reasons for opposition to this noncor.fcrmir.g use permit: 1) There is inadequate parking. The current code reguires 1� parking spaces per unit which would then require 4 spaces for this property. The hardship is on the neighborhood, not the applicant. 2) The size of the lot is not adeauate for a triplex. Overcrowding is not the answer. This property lacks oeen space, creates greater density and the use is not the same as other residential property on Hewitt. The Midway Coalition-District 11 recommends that these decisions be made carefully in regard to the long term impact on the neighborhood. Sincerely, �; /�j�-�� C�.. / � . v�l�ria ,). tli� � �• : �c` l�t"tl:�1t1d11L� M1t�W,.1y ('UU11L1�111-U1:;LYli'l I I C�uncilmem�er�: CC: Willinm L. Wilson Kiki Scnnen James Sch�i�el Ja�ice RetLman Jot�n nr?w Chris Nicosia ' E � � � � � � � � ; � I � i ; i ., ,.. - �,.. . .; ,_ .��: . , ,�. u,: �,., , .�.� .,_ : ,_..�_ _. . , . _. _ ,. _ _ �-. _ • . ,a ._�.� ._... ...� ,a n .: n__.� . .. � � 1��.�y , . ��:s�y 1558 W. Minnehaha Ave. �Q��11�1�I1 St. Paul, Minnesota 55104 1�Il5��'1Ct 11 646•1986 Serving the Hamline Midway area ,�.. February 12, 1987 President Victor Tedesco City Council 7th Floor City Hall St. Paul, MN 55102 . Dear Councilmembez' Tedesco, The Midway Coalition-District 11 is appealing the decision made by the Plan- ning Commission of the City of St. Paul to permit continued use of a third unit, basement apartment at 1309-1311 Hewitt Avenue. Non conforming use permits granted to illegal triplexes appear to be occuring frequently, and there is great concern over deterioration o�' property in District 11. According to the St. Paul Tommorrow study, two qualities people are looking for in a neighborhood when they are consid- ering a new location ,�re overall appearance and well maintained property. Although this may be of less importance to renter households, high quality housi�g should be provided for evetyone in our city. It is predicted that it will be a softer housing market in the 1990's. It then would make sense that it is not more housing that is needed, but higher quality housing provided fot people of all income leveis. The Midway is a neighborhood that is fragile. It has the potential to be a community that attracts people wha want to remain in the city, and a community that is well maintained; however, it also has the potential to deteriorate further. Increase in the density on a piecemeal basis with no thought to a long range plan will certainly create deterioration. We cite two teasons for opposition to this nonconforming use permit: 1) There is inadequate parking. The current code requires 1} parking spaces per unit which would then require 4 spaces for this property. The hardship is on the neighborhood, not the applicant. 2) The size of the lot is not adequate fcr a triplex. Overcrowding is not ths answer. This property lacks open space, creates greater density and the use is not the same as other residential property on Hewitt. The Midway Coalition-District 11 recommends that these decisions be made carefully in regard to the long term impact on the neighborhood. Sincetel��, /�l j' _ / . Vd le rie� i�.Lr�J t� President, Mic3way Coa ition-Di�trict 11 C�uncilmembers: CC: William L. Wilson Kiki Sonnen Jdm�±S SChPlb?1 Janice Rettman John �c'ew Chris Nicosia i � I � � I • I � , ; 1 � I ; } , i i . . �.Y �.�. .. . � • . _ �- - � �`� , �_ tr � a ._,.., _ . ��" ° > � �. ��« �� .� . ._ _ . ...��v�,._ �,��• ...r£ a..u.. _.....rc �^.`�.,..c.�.,._z�,..... .. . _,.,�..x�:: , .. �;.,,,. Y.'�'...s�'_,._,.....c.�...�;�sz� ,�i... _.,.scr.x,::,�.s_..G.":,.ta:°�. ,. _.__'.�,....� ..y_�� -�._. � - _ _ _ _. :_..3 . . • .. /�,�-�'7--.5-�r� «-- city of saint paul �ann�ng commissian resolution file number 87-09 . �tE] January 23, I987 WHEREAS, John A. Wilson, filc #10038, has applied for a Nonconforming Use Permit the provisions of Section 62.102 Subd. 5 (11) of the Saint Paul Legislative Code, for th� purpose of altowing continued use of a third unit, basement apartment, on property located at 1309-1311 Hcwitt Avcnue legally described as Lot 23, Block 4, Hersey-Woolsey Addn. and w'HEREAS, the Zoning Committee of the Planning Commission on January 22, 1987 held a public hearing ai which all persons present were given an opportunity to be heard pursuant to said application in accordance with thc requircments of Section 64.300 of the Saint Paul Legislative Code; and WHEREAS, Saint Paul Planning Commission, bascd on the evidence prescnted to its Zoning Committee at the public hearing as subsequcntly rcflccted in the minutes, made the following findings of fact: 1. The applicant statcs that he and a partner purchased the property in 1961 and moved the existing house onto the lot at that time. In 1962 a third residential unit was added in the bascment area. The applicant and his wife assumed full ownership of the proptrty in 1472. 2. The Planning Commission may grant legal nonconforming status [o structures which fail to mcet the standards of the zoning code upon review of nine findings of fact; these requirements and the applicant's ability to meet them are as follows: a) The use occurs entircly within an existing structure. The unit in question is a basement unit. b) The use is similar to other uses permitted within the district. The use as a residence is similar to other residential uses on Hcwitt; the intensity of the use is more extreme howcver. Within the same R-4 zone are found scattered two and three unit buildings. c) The use is appropriate and is consistent with the gencral welfare of the community and the enjoyment of adjaceni property. The residential use is appropriate and consistent with other residential uses, the general welfare of the community and adjacent property. (continued) moved by Morton �7G��d �/ Repke �..� in favor Unanimous a�ainst � � . : � ; � I , � , � � , , . , � r f. � j , , ; � � , .k. .a . -;i.:� � ,..3.�...-�:. .:�.>,-: _!,k . t� .. �.. . �.. . � , . . . . ._ '�:,� ..'..:... ww r<�� ......a• :..._��._ �. � �� . . s . . � . . .. . - -- - -- - - -- - -- -- - - —- - -- , . . � . � . . . . � �>-�� city of saint paul plann;ng co�nmissian resolutio� � file nur��er . . date Filc #10038 Page Two d) The use has been in existence for a period of at least !0 ycars prior to the application to thc Planning Commission. The applicant has provided a statement from thc caretakers of the property that three units have been located in the building since ]962. They have also provided financial ledger sheets which list rcnt from a bascment unit from at lcast 1972. The accessor's office records indicate that since 1963 the building was classified as having three units. It therefore appears that the use has existed for at least 10 years. e) The off-street parking is adequate to serve the use. Rcquired off-street parking for a new triplex would be four spaces. This property has no parking available. The house is 32' wide and the lot is 40' wide with no vehicular access to the rear of the property. f) The use is in substantial agreemcnt with the C�mprehensive Plan. The Comprehensive Plan states the City's commitment to neighborhood improvcmznt and that "convcrsion of cxisting housing should occur oz a limitcd basis in most neighborhoods to avoid conccntration and disruption of the neighborhood charactcr." The continuance of one unit which has existed for a period of at least l0 years will not disrupt the neighborhood character. • g) Hardship would result if the use were discontinued. The applicant has stated that he hopes to retire to this home after his overseas work is completed. Hc must have enough rental income to provide proper maintenance of the home while his family is not in residence. He has stated that the off-street parking issue is bcyond his control and that eventually he w�ould like to acquire an easement agrcement with the property owner to the east. At this time that agreement is not a viable option bccause thc ad joining property owncr to thc east is attempting to sell his property. (continued) moved by seco�ded by in favor ag�ainst______ , ; ; ; ; � ; � ; ; 1 I I i I I i 1 � '. , , t ..�. .x �... . _._:.- __. , �,'g�, ::'`�� :;`. 4�, e2 .":+..,. . �, s�.� _.. ., 73��t ,ct �r'^� �� _ � ,,. , �'�� .. � .1'" _., , `�r � ;K-�. 'A n a;�. ..�i'eJti':' e' W ti ;� y ^T .. . ,�, .. . �. � .i. 3 �.:�. -��..... �..: ,1 .. . ... < :-:� . ..r _,.. . ... , ::. ....eri.. w .. ..n.^�na . .. .. r, ., _., +�._ . f . .. . . ... . . _ _ .; _ ..r� - _�: _�- _.._- -. ._ _-.�—__ . _=- = - � _..�,� . � { -- . . � . . �=�1�7� city of saint pau! planning commission resolut�on � file number � � date Filc x�]0038 Pagc Thrcc It therefore appears that hardship is established for off-street parking bec�use of the configuration of thc building to the lot. h) Rezoning the property would result in "spot zoning" or a zoning inappropr�ate to surrounding land uscs. The parcel is one lot, 5,360 square feet in.the R-4 zone; rezoning to RT-2 would be spot zoning. i) A notarized petition of two-thirds of thc property owners within 100 feet of the property has been obtained stating support of the use. A sufficient pctition was filed with the Planning Division. NOW, THEREFORE, BE IT RESOLVED, by the Saint Paul Planning Commission, that under the authority of the City's Legislative Code, the application for a Nonconforming Use Permit to allow continued use of a third unit, basement apartment, at 1309-1311 Hewitt Avenue is hereby approvcd. moved by seca�d by in favor a�ainst . � i � � ; � ; � � � . � ; i i , � � ; ; . - ..�_�- ��a.-� .�� .{ � �. ,. v �� _�..�. .��.:� _�:___ --- _ _u,: -- --, — _ _ - ,-. ., _ _ _ ___-. __ ._ ,._ ..:� V...__.__ -.'-�..�.�. _ _. ._. ._ ..�_•_� � • • � • M.INUTES OF THE ZONING COh�L'�fITTEE �� `�� CITY CDUNCIL CHAhiBERS, ST. PAUL, hllNNESOTA ON JANUARY 22, 1987 PRESENT: Mmcs. Morton, Summcrs, Tracy and Zieman; Mcssrs. Christcnson, Fcrdcrcr, Lancgran� Lcvy, Iv'cid and Rcpkc of the Zoning Committcc; Mr. Segal, Assistant City Attorncy; ;vis. Lanc of thc Division of Housing and $uilding Code Enforccmcnt; Ms. Murray, Ms. Datsko and Mr. Soderholm of thc Planning Division staff. ABSENT: Nonc. The mccting was chaired by Gladys Morton, Chairman. JOHN A, WILSON (#]00381: A Nonconforming Use Permit for property at 1309-I311 Hewitt Avenue to allow continued use of a third unit, bascment apartment. Thc applicant was present. There was opposition present at the meeting. Ms. Datsko showed slides of thc site and reviewed the staff report with a recommendation for approval. She stated that District l l opposes granting the permit. John A. Wilson, 575 - 119th Lane NW, Coon Rapids, stated that he and his wife have owned thc property since 1972, and that bccause they are missionaries with only a small stipcnd, they need the income from rental of the triplex in order to maintain the property. He described tenants of the basement apartment as having been college students or adults who do not own vehicles, and would not, thereiore cause a parking problem. Mr. Wilson stated that the house to thc east is for sale, otherwise the owner would agreeable to negotiate an easement for installation of a driveway. Ernest Carlson, 1655 Blair Avenue, treasurer from District 11, stated that District I1 voted against approving the nonconforming use permit. He stated his opposition against spot rezoning and that he would like to have all zoning codes enforced. Richard Gunderson, 1632 Thomas Avenue, stated that there have been problems with triplexes in District 11 including detcrioration of buildings housing triplexes and problems with parking. He statcd his conccrn about devaluation of adjoining properties. Hearing no further testimony, Ms. Morton closed the public portion of the meeting. Mr. Neid made a motion to recommend approval based on staff Cindings 1 and 2. Ms. Tracy scconded the motion which passed on a roll call vote of 8 to 0. Submitted by: Approved by: � � ��..,� � �. � f �� f��.� ;�� _, "�' �G�� ; '- Donna Datsko �' Gladys Morton, Chairman � { � ' � � ! , � . � � ; � I i . ` � ! � . � i I . � � � � �,W . . . . - ... « .. .. � .. ...:]'� 4_S "�' �AG` �+".i-y;9 � ;3� �. •f,F ��y '�' ... .. k N. � _ � ,. 1ti .�° �nr : (i � :�i't � � i:§#'AF P0.- �e.' . . . .. .... .�...�... . .., ._.n.....�.a -c .. . :-.o... ..----� ._., �:.a _. s . ... .. . �"'�:: .ak1 ,. " .'.`.:. . .Y.aw... . . .,.,-.l�_v1�.. ....:.4Yi:.... . �rGl �j�.=i o`�Y �J�— • AAPLICAtION FOR NONCONFORMI�tG ��'" � USE PERMIT � �J,.,_ CITY 0� SAINT PAUL ZONING OFFICE USE �NLY G�`��-`S�� Zoning File � in�1 �l{ � . Application Fee S � �� '�'�� Tentative Hearing Oate J-�� Number of Lots or Size of Parcel : ______________________________________ A legal nonconforming use 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 hereby made for a Nonconforming Use Permit under provisions of Chapter 62, Section 102, Subdivision 5, Paragraph �_ of the Zoning Code. A. APPLICANT . Name S� N � � , j�(//L� d nl Phone (Daytime) 75 S- d 7�6 Address ��1 Q � 1�t1 /� 1�, �'-0��J �r�P��S �N Zip �'��3� Property interest of Applicant (Owner, contract purchaser, etc. ) D w N�2 Name of owner (if different) Sci� c 6. PROPERTY DESCRIPTION �J Address/Location /_3 O9 -- /( �Ec,�� rr /`tvy , S r, Pg�L SS/ o � Legal Description: Lot �3 Block � Add. � e�se� - W po I SeY , O � ,��5�� t�o�� Y Present Zoning _ Lot Size /� �, c�-S �C �D __________________________________________________________________________________________ C. USE INFORMATION f Previous Use (Attach supporting documentation) d r m e D / � rnD uc? C� �1 �a lo � � n /�(v /, P roposed Use or Change (Attach Si te P 1 an) L' Q ` �� beo�roo � r� ��r� bu � f ;n �� , ' � If you have any questions, please contact: Saint Paul Zoning Office, 1100 City Hall Annex 4102 25 West Fourth Street, Saint Paul , Minnesota 55102 (298-4154} 2/85 , � � ! � � � � � � � r. ; : h ; ' . i 1 � i . _ _ . L� . ,...._. ,�. .: . �. „ ,_-�. , .�:;,�: _ �, _: : x�, .:.��:. , � __.. . . .� - � - � , �� _ �-- �� ' CONSENT OF ADJOINING PROPERTY OWNERS We, the undersigned, owners of property within 100 feet of /�G�'-// f�•�-��f� _, acknowledge that we have been furnished with a copy of the application of , — �o H'�v �4. i.�J<<5�� for a special conditi�n use permit onconforminq use erm� circle one along with any relevant site plans, diagrams, or other documentation; a�that we consent to the approval of this application as it was explained to us by the applicant or his/her representative. LOT BLOCK ADDITION RECORD OWNER ,SIGNATURE OATE � r,�oo ' v� � ,� ,� � ��-�l'�, � /-�>- d.� w �� _�� .�,. ��,� �%�.�,/ � l l- - �6 �- �, � c� � -l��l� I� �r S 112—Z ,�� c� ' • �^ ��- iz.. ;.., -„ � � � �;�.� � .�, �:�.r.,.,..�>,� �,.,..�...___ �.. e'�t°-- , �� (1--.�,Q�`,�b K � � � " ��_ 2�- � '� � - � e� 3 � � 1� 7 ► , ,s I� -• I - y� o� `� �� /�•n � t� � - , //-/- (��O 2/85 � ' . i � ; � � � i , : � I � i • j { � ; i i � I i I � : i y � ;� - ,� „ . : ,�. r,. ,� : .."` �,'_,�_.. _ . , ...... ,. ._..,t ,.�,�._ �z.,.._.� . -..._3, ,.,,_�..k.,. _ .�.� ". � .� .::.,.._ _�.�. �-: _ .. __�,. . . d , _. _. .. .v. ,__ _ _.. , ,�. �_._� . _ ' ..n.. — — . . � . . � .. �j�-��-s�� CONSENT 0� ADJOININ� PROPER7Y OI�NERS �f �ta3 We, the undersigned, owners of property within 100 feet of �304- // /7��i�f � , acknowledge that we have been furnished with a copy of the application of 3v H . /� S o � for a special condition use permit/ ncan orming us � ' erm� circle one along with any relevant site plans, diagrams, or other ocume-n�afion; and that we consent to the approval of this application as it was explained to us by the applicant or his/her representative. LOt BLOCK ADDITION RECORD 0'�1NER SIGNATURE DATE . 7 � - -., D r., � ,�� - �-�� 7 ;��- �_ � �--�� <<- a��-� � �`�`�� `�1,n.�1 !r'�-O.. ,� ` � �� - �Z -� 2/85 , � � ' , , � I I ' . ; � � ; � �. ; � , ; �, . -,�:., ��, _. .r� ��- � _ . _ _ . _�. .. ...�_��:. - �.�,�.. � � _ .. � � w .. :;.. ._ ,, ..:..�_, �: a. �. � ,s_ . . ,.,.,...,.:. .. _ �...r, —..__._.._ _ ,��.:_��z.r;, v..:...�.__�_.._—� -:�.,._. __: . . �.�r.0 �_. . � ' ' S7ATE OF h1INNESOTR) , ' •� (�` �1�57� : SS COUNTY OF RAMSEY ) —1OH!v __ !-� • �'U1��+J , being first duly sworn, deposes and states that he is the person ��ho circulated the within petition ana consent, consisting of 2� pages; that affiant is informed and believes that the parties described are the owners respectively of the lots placed immediately befor� each na�e, that affiant is informed and believes that each of the parties described a5ove is the owner of property which is within 10� feet frorn any property owned or purchased by petitioner or sold by petitioner �Nit►�in one ( 1 ) year preceding the da�A of th�s petition which is contiguous to the property described in the petition; that except for none of the parties described above has purchased or is purchasing'property from �etitioner contiguous to the above described property within one ( 1 ) year of the date of the petition; that this consent �ras signed by each of said owners in the presence of tl�is affiant, and that the signatures are the true and correct signatures of each and all of the parties so �escribed. � � �O�. s�� -��t lh tic� Addre s , J �Oo r� �rL j�s � �'l N p �ss�� 7s�- �7�� Telephone Number Subscribed and swor o before (� me this�d day of�-e,2_____, 19G�� —�n�— _ Notary Publi � � �~ � ...�..--- „��;� DO'ahA J. BREUF.� r !�.. ..'` .� Ncta;y F��lit - Minnesc;a � � ' � ,�- -'" R�mse�/ Co::r.ty � • ��i� M� Comi•��s�nn Fap�res ,�� ••�..,v.�-°j Jnnuarv l7. :9)1 Ap�roved as to form - Feb. g5 Page � of � Planning D?partment � ` ' , � � I I i i � , � j , � � � i t � � t ' � ; � _ � , . . _ , �„ �# u � =:y� �.. -�. " �.. ` �` . „ � ,,w..:. ,. -, ,t: .__ . , . _� _ _ . _ v,... _ ., _ , �.� . _ . .-. w . �. - . �� t � �', � _ _ . . . . ,� � ;..; � UU�� : � ��e.3 s i � , . � . . I � �� 3—`�`� . U_ �� Jc:in ... :iilson 575 L9ih Lane i„J Ccon �Za_�ids� I'?J 55�»3� Decamber 2, 19i�6 St. . aul i laruiin� Co::l7ission St, i'aul, I•:innesota �onorable �irs: as � wife and I .,urchased the 1;09-11 Hewitt �ve house in 19?2 �re t•��re i�ussionaxias workin� in renote interior areas of Iria.� J.:;�a, Ind�.;nesia �o�n formerly as Dutch P1ew �inea. '.le co.:tinue in social and relidious wcr�c �.raon� these sa*ne trinal eo .le to t.iis day and are presentl;�' in t:�e United States on furlou,;h. The 13�9-11 iieitiytt house is our onl;� home and we are cot:ntin,; on tiiis house to . ro�ricie a :•lace to live a� retire- rrcnt in the future or if we rrust return to the United States for other r�asons. Ttie rent from t�e tnird baser::ent unit allows suificient funds for the house to ma�:e all necessary ex_�enses of mort�a;;e, ins;irarises, ta:;es, a.�d other ex enses of ul�kee:�. Siiould this inco,�.e not Ue availat�lc, i� �.:ill oe a real hardsnil; on us since c�re have no fur.ds fror► ou.r reo,l�s sul,port as missionaries to add to tne house incor:e. It ..�.11 _,robably result in our bein-� forced to sell it. J :•7e have made sever�� recerlt irn:rovements to the al>artr�ent for r�eetin„ fire code re vlations arid are earnestlf requestin;; ;� u to ;;rant a le�al noncoizf'cr^�i::� use of this house in this R-1� arca. This rulin� �rill :�:t cause a problem of COILfDD:riity since seve:al other nearby d:relLin�s are 3 unit houses. �ordiall,y, � ` �� John a. .Jilson ; � � : ' I I � ; � . � i I , i i t � ! � i � I i � i � � - , >r.... . ::�,}n,.,�.a,,rP. .•,,,. . �,- ,_ . . • . . �� Sr � " � 1003� �07-��/ , � , , -� -� � ,,� a L , y .,'+...� � , :. ,.. lleceL!ber 1�, l�ub City of �aint i-au1 ll,,�-a:�J Zonin� �ection :�: 1309-1311 Hewitt 1►ve., '.:onin� f ile ;�10038 3onora't�l� S:.r.,�: . .. ... , In o�ur a�plication �or a I;onconfornin� Use Permit under provisions of cha��ter 62, section 102, suuclivision 5, p�r�;ra�;h 11 of ttie zonin� code, we are ex„eriencin� difficulty ctiz�il;lir.g „rith iten 5 having to do with offstreet parkin;. 2� difficulty is because af the follo;rir.� rea„ons. In 1961 permission was �iven to nove a 32 feet xide house unto a fortl feet tiride pro��erty. This does not allow roam for a drive- wa�r on either side of t:ie house. Tiie:e is not an alley in e�dstance behind the pro_;erty. .ilthou�n thare is a lar�e bacl�rard. adequate i'or :.ar�iir_� there is no r..eans i or venicles to have access to it. .�ie sharing oi a driveway tr,� the ilouse cn the west is prohibitive due to the placement af their �ara;;e and an appeal to the o-rrners of tiie hot�se on the east wa� met :ritiz ne;ative res��onse due to the �act they did not feel it adva.;:ta;;eous to them at this tirle. i am asltin� for len�ency in tiio matter of offstrest ,�arkin� for the foll��ring reasons. 11 `i'he circw-�siancas urohibiiing off street -�ax�ine as stated abova are be fond npr control. 2) �Ie have z.�ade it a _�ractice to re:,t th.� .i�. ,l��x •w�at:� to youn;;, on�� car families. 3) :le have in nearly ever°f case rented the one bedroom baser,lent a�.artment to students at Haril�ne university who do not own a car. In tall;ing to 111 of the 1> near�y residents i.r1 obtair+�n� si�natures i c�r this request, on]y one _,erson inc�uired abcut the matter of ,�arkin;; t•rhich shows it has not been a ;;roblem in the area. I�) The refusal on this bases will bl LL j ao.;ut ;;ersonal financial hardsizip to me and r,�r i , '�� as ex lain�d in anotller letter. 'inank you for ;;�our i;inci considerations. � C Gprd� � } � (, -1�-►�- � �--r-�-�--� c. � Jonn :�. �ri1.s on � f � � , � ; ' I I � ' I ' � � . . , � . ' , t ' � , I I i � . �'�..��'� u"..a�' zs� .S �`s �'r ... �- ,'. . _ �- z ., .. .._..,.�� .-,.� .. .._. . .... , <. _.--�.,,�„ :�_..� ..* ,._,:,..°w..yi� .. , ,..:: r..-.-. �...:._::._ __.-,_:xa. + ._ , � . _.. . . .. . - _ _ . .. . •-dy... .. _.._ .__z_�_�_..�..-°-'--,�.�_ '-----_�--a.. :__�..._� ---'----:.. __,._ - � [�:.sr��.s�—='- '�-____,—�'�=v � ' . • n � ',, � ' � y �Oh� - . . . �(�:��:�� ;��'o� i� n `'- U �C�f 7—,S�� 119� `:Jest �'roo .s i�oseville, ?:n 55113 lleceniuer 1, 1980 io wh m it may concc;rn: :le the undersi�r►ed, � hil and llorotl�;� lZychner� wish to testif� of the ex_istance .�revious to 1975 of the ba�e:,�ent one b�ciroom a artment at 1309-11 lfe;;itt ,iv��nue, lot 23, block 1�, in :�ersey-�loolsey additicn. :Je in �'act have lmorm the owners since their ��urcnase o� the house in 1961 and were aware of t:�e construction of the :� artr,�ent in 1962. ,Je are ma?:in� avai.La�1e to yuu tt�e fina.ncial journal we h�::ve been keer�i.n� on the llouse anu call to your a�tenti_n �he r,::�� references to the basenznt a;,artMent as adciitional evidence. �le have been c.�ret.i:i;�� t'_ze nous�:; to lielp our friends, the `,y_�.jOlZJ w:lo are �JJZ�JTZ(JTZCS in Ir.donesia. 6Je hope 1'or your favor�:ble decision to allo,: �cr tne basement a �art.r.ent to continue in use. , Sincerely, �� -, / ; ��"�✓�l. ✓� r•'/(�yGC'V . � l� �.�-�/-�.� :hil and llaro�hy xfcYiner ' j � , i i � �j i I I . i I� � � ! , , � � � , � , ,x.:> � ,.,,. �,� .. . ._�.. .. _ .. _ � _ _ � . .` � 3 �� ,oC�..�.�r�- �,_� , . � _�� "' a ' �� .�� l �-� G'��.�f . l�'L.--..-,.. , s s�� _-��-s7� C��_ �..� ,�� . � > `i iZ �. . . �'v-'-�t..l-, y� U / l��ti�-..v-v- 0 1 � .r- .l.�c- l..J �L,,.yr► ,v�" 1�l r-. � �°�^LL�>�, �� -��;., ,�-i1 ,��,�� .� � , � / {1n -��y�:-c` t. � C �-a•yb'�,,,� ' � �� `"� J�L1,Yl ''�t�-,y -n—vV,� ��' —y��r .LL-�Zi.. �1'Z � ( � "L" � 1! ! `��y � � �_y.` ,d / v� 3 � � �.S- UIL:.,. �� ` _ C-c-,��. �L�l� �Lr-•L —� _.{. `� wlZl �{,,,�,,1..L..��,��. • '--'-_s-a�_-•` �'J2�� ,l.,Yr��„� ��1... c�� f/ � � • � �� LI'yY�` � � y� � �� -� ��l� �\ fi f � � 5' . ` y � '� . �� r�.L n��t� � �7 � � ��.�.-+ ..�� ,v�- �.'--�--tt,,..,,--ff�_// ,�--�_.�_ � �``.�.�`(L.�� (.,'—�, �-�-�--�-,:_. . ��,2 ,, /, r �—t�-�-c� . � "'� �/�.L J � /' ( !� L�'�� (,, �/' � ��Lh'�r' `� X-c-�.�J J"�^�'i r��• `{ t''fi-llJ"�'�`� l ( , v p U�• �,� r `�7 �"`� ��-��-L-,:` �y �_`. ��. � —'�-L--i.r � `Y±--�� `_.-� �7� ,L-o- ` � `'.�,�-c�.�,L�L � `-�-, :t � � . �''`ti?��``L. .��-`.�.,`.f=`-b-�..u. � ��'-.,�__ w,,�� 1��y` � _ � �-�_ � ,t y L c � ti�. u,�� -y- . 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'-(� .s 2rrr )�.Jt � S �h '� �♦ J �r �. f � ;.:f SS� �s w� .��.�:.�.�. .^' !�. .� /r" :�� f'1�:..�:„• ••fc.��.. �'.� ��t� � . �w._ .,� �y� . •.1� '; _a ,�fl�i�:� . r� � �w ' ,�. .:�' . . .J. Y•i: ��., �.t+i�7LL.J!'��— — _�_ �__ _ . • . . w...- � , . .• .� '_�"_ _ . _. ..�.. _ . . . �_ .. _ ,.r.ti_.+:u� � + ' � , . � �j � t I � r � i I 1 � ; � � ; � � ; ; � ; � r � � j � ; . � : � . �� , , . ._ _; ,� _ +..f �.. �u r�.. x : , _.r... __. . .� � , . . .: . . ,,,�, :.r��.. _ __.__._- _._ . . _ _-� .___�.__.��.: .:�..._�. 4-. �. .._ . __ . . _ - _ � ' � ZONING CONLIIITTEE STAFF REPORT v'— �� `�'� sz:a:rs�mcaa�a�asa3�a:aaaaa:a FILE #10038 1. APPLICANT: John A. Wilson DATE OF HEARING: 1/22/87 2. CLASSIFICATION: Nonconforming Use Permit 3. LOCATION: 1309-1311 Hewitt Avenue (north side between Hamline and Syndicate) 4. PLAI�'NING DISTRICT: 11 5. LEGAL DESCRIPTION: Lot 23, Block 4, Hersey-Woolsey Addn. 6. PRESENT ZONING: R-4 ZONING CODE REFERENCE: 62.t02 Subd. 5 (11) 7. STAFF INVESTIGATION ANB REPORT: DATE: January 14, 1987 BY: Donna Datsko s��x=saasvssaaas-c��assasa�=aa�ca=��cs��a=3m�asx==�caasasaasa��assmzaaaaa�a �==mxa=c===so=ao=�===�===s==s==c=c=======c===e==c=c=x=====o======a===sa=a a==3=== A. PURPOSE: To allow continued use of a basement, one bedroom unit. B. SUFFICIENCY: The petition was declared sufficient by the Planning Division on December 15, 1986; 16 parcels eligible, 11 parcels required and ] 1 parcels signed. C. PARCEL SIZE: The parcel is one lot, 40' x 134'; total lot area is 5,360 square fcet. D. EXISTING LAND USE: The property is rented as a three-unit building. E. �URROUNDING LAND USE: Low density residential on ali sides. F. ZONTNG HISTORY: Prior to 1975 this area was zoned B residential. The house was built in 1921 and moved to the lot in 1961. G. FINDINGS: . 1. The applicant states that he and a partner purchased the property in 1961 and moved the existing house onto the lot at that time. In 1962 a third residential unit was added in the basement area. The applicant and his wife assumed full ownership of the property in 1972. 2. The Planning Commission may grant legal nonconforming status to structures which fail to meet the standards of the zoning code upon review of nine findings of fact; thesc requirements and the applicant's ability to mcet them are as follows: a) The use occurs entirely within an cxisting structure. The unit in qucstion is a basement unit. b) The use is similar to other uses permitted within the district. The use as a rtsidcnce is similar to othcr residcntial uscs on Hcwitt; thc intcnsity of thc usc is more cxtrcme howevcr. Within thc samc R-4 zone arc found scattcrcd two and thrcc unit buildings. c) The use is appropriate and is consistent with ihe gcneral welfare of the community and the enjoyment of adjacent property. The residential use is appropriate and consistent with other residential uses, the gcnera! we(fare of the community and adjacent property. d) The use has becn in existence for a period of at least 10 years prior to thc application to the Pfanning Commission. The applicant has provided a statemcnt from the caretakers of the property that thrcc units have been located in the building since 1962. They have also providcd financial lcdger shects which list rent from a basemcnt unit from at icast 1972. The accessor's office records indicate that sincc 19b3 the building was classified as having three units. It therefore appears thac the use has existed for at Icast 10 years. , ,� :..: � . ,,. _ _ ,,�....-�-_ .. �.� _�:, �,�>> �..��i��: .. �..:: �. ,,�,��..�.•" _ �.L _.__� � .. __ _ .M...M� . �:;. ��;�. .-._�.r...��` . , , - -_-�-�-,..� . �:.� _ . - - - - Filc xi100?8 , . . � G,��t� Pagc Two 0 e) The off-street parking is adequate to serve the use. Required off-street parking for a ncw triplex would be four spaces. This property has no parking available. The house is 32' wide and the lot is 40' wide with no vehicular access to the rear of the property. The applicant stated that they rent the basement unit to students who do not own a car. f) The use is in substantial agreement with the Comprehensive Plan. The Comprehensive Plan states the City's commitment to neighborhood improvement and that "conversion of existing housing should occur on a limited basis in most neighborhoods to avoid concentration and disruption of the neighborhood character." The continuance of one unit which has existed for a period of at least 10 years will not disrupt the neighborhood character. g) Hardship would result if the use were discontinued. The applicant has stated that he hopes to retire to this home after his overseas work is completed. He must have enough rental income to provide proper maintenance of the home whi(e his family is out of state. He has stated that the off-street parking issue is beyond his control and that eventually he would like to acquire an easement agreement with the property owner to the east. At this time that agreement is not a viable option. It therefore appears that hardship is established for off-street parking because of the configuration of the building to the lot. h) Rezoning the property would result in "spot zoning" or a zoning inappropriate to surrounding land uses. The parcel is one lot, 5,360 square feet in the R-4 zone; rezoning to RT-2 would be spot zoning. i) A notarized petition of two-thirds of the property owners within 100 feet of the - property has been obtained stating support of the use. A sufficient petition was filed with the Planning Division. H. STAFF RECOyi�vlENDATION: Based on staff findings 1 and 2, staff recommends approval of the nonconforming use permit. , . .. �. .;n..�. , _ _. . - . -- �. ,,, . _.�:s _ _ � , ,., _ ,�� {,. 1 _ . ._..._ � _ _ .�. . u. ;�a. _ ._ _.__ .�..�. - - - - - - - - � �� -_ - � .� _�� ,�y . . .� ;: .,._ �- i ' � 1 ^_ - _ ��. � _ -� _ �� , .. -�� f ~ `` ~� �� =..�� — — �-�. I _�. .' � �.' . �...: . . . • . y �` � ```_` q O LJ.J � �-�. ':�'�-`_ --�� -� � > � ;. ...� .. -� � U `� - � �►r. .. . "� �`f� '.�` 1� '1•.. I( �� -� �� ° � ��y '. .�� _ � 7 I � ��,'�- '. .. ;,�"-r-;,.�... (I i � —� _ uC _ ," � I •~ ':. -1�.. l � � o � ��. _ •A' . (!') TAYLO R AV E . � o � � o� o; �o �oo o ,o 000 � � � ,�. o ; , ; � , � ,f .. '°i�� „ , , � : ; , � � � � � P.nr+• v o00 � o 000; o 000000 0 �o � � o�" ' � NEWITT � A � � oo ¢ 00000, oo � � ,000 0000 � oo c� , �j i � � � Q;�•� � � � � , � � � � � � � : � 000 � 0000 Q C� O ;00 � 000000 OOUOUOCO C� � � HUBBARD A ' � 000000c� � o000 ; � ac� � o "', : i � � } �. ---- � � • • � .. I v �. ;� 00000000000 ��0�¢� O�O GOOOOOOOG ��Q�O .� � �� - SEMiNARY A i ° � o00000000�000 -p- ¢ � 00000�oo � o �o 00 � � : � I � � o � ° � � o , . . � � . , _ � o , , � .�- � � o,� 0000�oo�oolo o;o � OOOOOOOOOO'oio 0 �� ENG � EINOOD � A AREA MAP APPLICANT � w C � � LEGEND — — ZONlNG DISTRICT BOUNDARY � SUBJECT PROPERTY PURPOSE n�a o O ONE FAMILY PLANUING � DISTRICT FILE N0. � OU � �S TWO FAMI�Y � ' DATE f-t6 I 3 � �$� ��' � MULTIPLE FAMILY • �► n COMMERCIAL SCALE � i" = 200� NORTH a � 0 INDUSTRIAL nnaP rvo. SAINT PAUL PLANNING BOARD V VACANT � � � � I , � � � �- ,. �. � - � dy :� ..,� r,,. � � $ �� .. ,�. �,� _ _ . �- .., .� � _ �.: ., -�_ �.��« _M�� . ...- _ ,.. _. ....��; :s�..�._�