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87-753 WHITE - CITV CLERK PINK - FINANCE GITY OF SAINT PALTL Council �/ CANARV - OEPARTMENT �`� BLVE • - WiAVOR J , File N0._—_ -- � ncil Resolution Presented By /� Referred To Committee: Date Out of Committee By Date WHEREAS , Gerald L. Ratliff, P. O. Box 4606 , Saint Paul , Minnesota 55104, applied to the Planning Commission of the City of Saint Paul for a nonconforming use permit under t�he provisions of Section 62. 102, Subd. 5 (11) of the Saint Paul Legislative Code for the purpose of allowing the continued use of a basement sleeping room in a legal nonconforming tri- plex on property located at 1679-1683 Taylor Avenue , legally described as Lot 8, Block 3, Taylor' s Addition, St. Paul , Ramsey County, Minnesota; and WHEREAS , the Planning Commission denied the application for the nonconforming use permit, for the reasons and based upon the findings as set forth in the Planning Commission Reso- lution No. 87-22 adopted February 27 , 1987 ; and WHEREAS , acting pursuant to the provisions of Section 64. 205 , Gerald L. Ratliff duly filed with the City Clerk his appeal from the decision of the Planning Commission and requeste� that a hearing be held before the City Council for the purpose of considering the actions taken by the said commission; and WHEREAS, acting pursuant to Section 64.205 through 64.208 and upon notice to appellant and other affected property owners a public hearing was duly conducted by the City Council on April 30, 1987 where all interested parties were given an oppor- tunity to be heard; and WHERERS, the Council having heard the statements made, and having considered the application for nonconforming use permit, the report of staff, the minutes , findings and resolution of the Planning Commission and its Zoning Committee , does hereby COUNCILMEN Requested by Department of: Yeas Nays Fietcher Drew In Favor Masanz Nfcosia scne�be� __ Against BY Tedesco Wilson Adopted by Council: Date Form Appr ed by City torney Certified Yassed by Council Secretary BY By � t�pproved by lVlavor: Date _ Approv d Mayor fo Submission to Council BY - BY WHITE — CITV CLERK PINK — FINANCE GITY OF SAINT PAUL Council CANARV — DEPARTMENT File NO. u �_/ �� B l l►iE o — NI�A Y p R � Council Resolution Presented By Referred To Committee: Date Out of Committee By Date RESOLVE , that the Council of the City of Saint Paul does hereby affirm the decision of the Planning Commission in this matter and does hereby concur in the findings made and determined by said Commission as expressed and set forth more fully in the Planning Commission Resolution No. 87-22 dated February 27 , 1987 ; and, be it FURTHER RESOLVED, that the appeal of Gerald L. Ratliff be and is hereby denied; and, be it FURTHER RESOLVED, that the City Clerk shall mail a copy of this resolution to Gerald L. Ratliff, the Zoning Administrator, and the Planning Commission. -2- COUNCILMEN Requested by Department of: Yeas DfeW Nays � N"°s�� [n Favor Rettmair� Scheibel Sonnen __ AgBi[lst BY Tedesco Wilson �p I�AY 2 5 R�7 Form Approved by City Attorney Adopted by Council: Date Certified Yasse y C n il ecre BY By, Appr e Mavor: Date _ Approved by Mayor for Submission to Council By _ _ By PUBIISHED JUi'd 6 1987 ,� � �'7 7s_3 ��$C�TY o'";. CITY OF SAINT PAUL � �� b DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT `�� "�� o' DIVISION OF PLANNING �ea+ 25 West Fourth Street,Saint Paul,Minnesota,55102 612-292-1577 GEORGE LATIMER MAYOR April 13, 1987 Albert Olson, City Clerk Room 386, City Hall Saint Paul, MN 55102 RE: Zoning File #10092 - Gerald Ratliff City Council Hearing: April 30, 1987 PURPOSE: To appeal a Planning Commission decision which denied a Nonconforming Use Permit to allow continued use of a basement sleeping room in a legal, nonconforming triplex. PLANNING COMMISSION DECISION: Deny (16-2) ZONING COMMITTEE DECISION: Deny (4-2) STAFF RECOMMENDATION: Deny SUPPORT: Applicant presented three letters at the Zoning Committee meeting. OPPOSITION: District 11 representative spoke in opposition. Dear Sir: On February 19, 1987 the Zoning Committee of the Planning Commission held a public hearing on a Nonconforming Use Permit application. The petitioner testified. At the close of the public hearing, the Committee voted 4 to 2 to deny the permit based on staff findings. On February 27, 1987 the Planning Commission upheld the Zoning Committee's recommendation on a vote of 16 to 2. Subsequently, the applicant filed an appeal of the Planning Commission's decision. This appeal is scheduled to be heard by the City Council on April 30, 1987. Prior to the public hearing, the City Development and Transportation Committee will review the case at their meeting on April 20, 1987 and slides will be shown at that time. Sincerely, � a��- �� Donna Datsko City Planner DD:rm Attachments 1 r : YY "�._� . � .,� 3 t � � t �..,-` ! � � h�.y f� n(,�� r� �� .e _t � . �� '� .4 � ./ :>�� 1 � r t� �_ '� •l ' . ` �+�. `'# ��1 .' ."* . ; ) t.� \, / ! '�+^M � 1� �j n�' � �.�. �� r d � 7hR"� i�5 � �1 ` x L.` 1 f;. ",}} /, kA �.� # F �� ,. � � � t^` j 's .:: � . � _ t 1 x "�k r *. 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't �. � �� r '�' �' � � ��: t " '�x�� G` s� , r p � r l� ,r' �� ' ,�: .w � �°r ' �� ` �+f" �� ^ T s , 1 � = h : y � 9 t �. �� { ,\.' - � � E�' �� ' � 8 ;+ 4 ��✓' r 3� =�( �.. � � r � .4� '�.�� y � � f r r � � �- � . �'~ t� , �a �FZ-'� ' ��',c �� ` �� ' r'_�� ` � x �,� .:a �"� # �° � +' � �`� �� : �; �� s , ''� a ,- ��_ , � , , �� ', f , y. �,r _ ,i - ,� as �� + �'� ±�.�� t t� '5 }��+ k - . ._, . .X. .��... _ . .�;' `.s . ! t s3n � . � _ . . - . .. , -. .._ . _n.�.�de.�I yf . ...... ,'.c+.a .� ,¢ :._ '�-r3,.:-�.vc.M+., ..[`�.a �.� ��-7S� � , � APPLICATION FOR APPEAL ZONING OFFICE USE ONLY CITY OF S�INT PAUL File � (bD R 2 Application Fee $ � �'S LZ— Tentative Hearing Date Application is hereby made for an Appeal to the �` �� under the provisions of Chapter 64, Section , Pa grap of the �g Co�— to appeal a decision made by the Board o�ng Appeals a/' Planning Comnission on , 19 $� 7� Zoning Administrator (date of decis on) Planning Administrator Other A. APPELLANT 647-0783 (machine) Name Gerald L Ratliff Daytime phone Address PO Box 4606, St.Paul, N�I Zip Code 55104 B. DECISION BEING APPEALED Zoning file name Non conforming use permit Zoning File # 10071 Property Address/Location 1679-81-83 'raylor Legal description College Place, Taylor's Division, Lot 8, Block. 3 C. GROUNDS FOR APPEAL (Use additional sheets if necessary. ) (Explain 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 Board of Zoning Appeals or the Planning Comnission. ) The public hearing data was not added to the identical staff report presented to planning ccxYmission. ITEi�iS OMITTED: 1) rking data, 2) 4 pages of financial hardship data, 3) personal (renter) & ca�nunity loss hardship, 4 years existence i e r c 1914 5 non-existent nei hborhood o sition (no calls/letters) , and 6) updated zoning map. Ca�nission resolution errors: a 2f, conversion - incorrec , see ing con i.nuance� t� #2c, "intensified"-incorrect, seeking continuance, and c) #2f, District 11 plan includes maintaining housing - policy consistent so incorrect statemen . apologize tor in brief but I had onl 48 hours from recei t of board minutes to file this appeal! � a If you have any questions, please contact: St. Paul Zoning Office R EC E I V P cant s s gna "ure 1100 City Hall Annex - 25 west Fourth Street MAR 13198 Nlarch 16, 1987 Saint Paul, Minnesota 55102 Date a t (298-4154) ZONING � ��;��a�� /82 1�� ,� � _____.---_._._ �� i . �� k . � � � : � : � E � �. � i � � E f 2 I 5 (i Y ,.. - .. .i , '_� .. ....:.'. .' .' ; . ..-..��. . .' 1 - . ... .. .'. . � . . . . . . .. : i . . � . . . 'i r [ . . . ..�..� � . ( I , � � _.._. . { i + ! � , C1TT p. �� •` ' CITY OF SAINT PAUL � � 4 � ° ' DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT � ��W Itii� , `,� �� e� DIVISION OF PLANNING • � Z5 Wesl Fourlh Streel,Saint Paul,Minnesola 55102 ^?�@ "'� � 612-292-1577 GEORGE LATIMER MAYOR March 3, 1987 Mr. Gerald Ratliff P.O. Box 4606 St. Paul, Minnesota 55104 Dear Mr. Ratliff: On February 19, 1987, the Zoning Committee denied your request to receive a nonconforming use permit to allow continued use of a basement sleeping room in a nonconforming triplex. After a review of the staff report and hearing public testimony in opposition to granting the permit, the Zoning Committee voted 4 to 2 to recommend denial of the permit. � On February 27, the Planning Commission considered your application. On the recommendation of the Zoning Committee, the Planning Commission voted 16 to 2 to deny the permit. You are hereby notified that you cannot rent your basement area as an independent sleeping unit. You mav be able to rent the basement sleeping area in conjunction with the first floor unit if (1) the basement sleeping area meets all housing and safety code requirements and, (2) persons renting the first floor dwelling unit and the basement sleeping area meet the Zoning Ordinance definition of a family. I have enclosed a copy of that definition for your use. Information regarding housing code requirements may be obtained from John Hardwick at 298-4212; information regarding safety standards may be obtained from Carrie Schmidt at 776-1533. You may appeal the decision of the Planning Commission to the City Council by filing an application for appeal by March 17, 1987. The application is available from this office and would require a fee of $155.00. Please call me at 228-3395 if I can be of further assistance. Sincerely, � �J� �) Donna Datsko Planner II Zoning Section DD:ss , Enclosure cc: File #10071 �� Carrie Schmidt John Hardwick District Council C.O. . -.. � : � ' � � � ; 3. . . ,. ;� . j , ' � I.�... . . ' . � N " . .... .. . .. i . ? '. ' � �� .. ..'' . . . . . .. .. i .. � � . . :...� . . .. �' ' . . � .�i . . - .. . . . . ......1 . i ��d� t�� . �'�.. �� .�.�:. . ._.�.� f . . . . . .. ,, ._. .�. � .. . I . . . � .. .�:. ...,. . . . . . , ��7--�5 � . � city of saint paul . plar�ning commission resolution � file number 87-22 � date _ FPb.�:—, ,— �_ WHEREAS, Gerald L. Ratliff, file #10071, has applied for a Nonconforming Use Permit under the provisions of Section 62.102 Subd. 5 (11) of the Saint Paul Legislative Code, for the purpose of allowing continued use of a basement sleeping room in a legal non-conforming triplex on property located at 1679-83 Taylor Avenue, legally described as Lot 8, Block 3, Taylor's Addition; and WHEREAS, the Zoning Committee of the Planning Commission on February 19, 1987 held a public hearing at which all persons present were given an opportunity to be heard pursuant to said application in accordance with the rcquirements of Section 64.300 of the Saint Paul Legislative Code; and WHEREAS, Saint Paul Planning Commission, based on the evidence presented to its Zoning Committee at the public hearing as subsequently reflected in the minutes, made the following findings of fact: 1. The applicant has owned the property since 1979 and bought it with an existing basement sleeping room as well as three other units. Since that time various improvements were made to the structure. The applicant has stated that the basement rental consists of a bath, bcdroom and closet space, and that it rents for $140 per month. 2. To grant legal nonconforming status to a�use which fails to meet the standards of Section ' 62.102, the Planning Commission must make the following findings: !� a) The use occurs entirely within an existing structure. The sleeping room is located in the basement of the building and is vacant at this time. b) The use is similar to other uses permitted within the district. The area is primarily one family residential. Adjacent and to the west of this parcel is a four unit building and in other, scattered locations in this area are two or three family residential uses. (continued) . moved by Mor an ��i��l Il.��d �/ Repke wr� in favor__�6__ � against 2 Abstained 1 f ��. `f , `i ' i � ; _ . .. ,: ., � ; :; � -��; _ . , _ :.� ( � :` � , ; � ':�. .. ; j _ � . , . , . ��7�7�-� city of saint paul � planning commission resolution � f�e number � date File #10071 Page Two ' c) The usRe is appropriat� and consistent with the general welfare of the community and en joyment of ad jacent property. � , The residential use is appropriate with the general welfare of the community; however, an intensified use in a single family zone is inconsistent with the enjoyment,of adjacent property. d) The use ha$_been in existence for a period of at least ten yeais prior to application. The applicant has supplied a written statement from an adjoining property owner that states someone resided in a basement room for at least 10 years, This statement is vague and inconclusive however. , ' • " The property is listed by �the Assessor's office as a triplex. An examination of historical city directories fails to.support that the use has existed for at least 1�0 xears. It thercfore appears that the use has not�existed for the required period. ' e) Off-street parking is adequate to ser�re use. There is off-street p�rking for three vehicles. No additional'off-street parking can be provided. �� New construction as a triplex would require four off-street parking spaces; boarding houses require two for each dwelling unit plus one for every two roomers. Parking is therefore inadequate. (continued) . moved by. 5econded by in favor� ag�inst—.�. � � �� j �� : � ; � :� �� ; . P � t � � � �i , : _ � ' I � � ; , R ; _ � � , � � ; � i , , � � ! � , . . �F�'7'7�3 city of saint paul planr�ng commission resolution � � � � f�e number � � date � File #10071 Page Three f) The use is in substantial agreement with the comprehensive plan. The City's comprhensive plan states that conversions should occur on a limited basis in most neighborhoods to avoid concentration and disruption of neighborhood character. The District 11 plan states as a housing goal the maintenance of the single family character of the district. A basement sleeping room with inadequate parking and less than a 10 year existence could disrupt the neighborhood character and is therefore not in agreement with the comprehensive plan. g) Hardship would result if the use is discontinued. The applicant has stated that he is provides an affordable housing opportunity by renting his basement sleeping room. He has also stated that he is able to maintain and improve his property because there is an adequate economic return based on three rental units and one sleeping room. At the time the report was written, no documentation was provided to support this statement. Therefore, hardship would not result if the use was discontinued. h) Rezoning would result in spot zoning. The property is one lot, 6,975 square feet in area and is surrounded on all sides by the R-4 zone. Rezoning the property would be spot zoning. i) A petition of property owners within 100' of the property must be obtained stating support of the use. A sufficient petition is on file with the application. 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 basemcnt sleeping room in a legal non-conforming triplex at 1679-83 Taylor Avenue is hereby denied. . moved by 5econded by in fav�or- against ! ( � � : . � ; _ ; ; � , ; - , -: _ . . , , ; _ . � :-� ; I _ � � ; i • . . . . , . : . - . . . . � � (},�� 73� � . . ; NIINUTES OF THE ZONING COMI��IITTEE C�ITY COUNCIL CHAMBERS, ST. PAUL, MINNESOTA ON FEBRUARY 19, 1987 PRESENT: Mmes. Morton, Tracy; Messrs. Christenson, Ferderer, Levy, and itepke•of Eha Zoning Committee; Mr. Segal, Assistant City �Attarrney; Ms. Lane of the . � Division of Housing aad BuiYding Code Enforcement; Ms. Murray, Ms. Datsko and Mr. Soderholm of the Planning Division staff. ABSENT: Ms. Zieman; Mr. Neid. The meeting was chaired by Gladys Morton, Chairman. • _ . , . . , � GERALD L. RATLIFF (#10071): A Nonconforming Use Permit to allow the expansion of a nonconforming triplex and permit use of a basement sleeping room for property located at 1679-83 Taylor kvenue. . The applicant was preseat: T�ere was opposition present at the hearing�.�� .S � . , � Ms. Datsko showed slides of the site and reviewcd the staff report vi+ith a recommendation , for denial, Shc stated that Midway Coalition recommended deniaL . , , Gerald L. Ratliff, 1484 Van Buren, stated that he resided at 1679-83 Taylor until last June. He distributed photos and documents from neighbors and his aceountant to substantiate his � use of the property. He stated that the District 1 I land use committee voted 4 to 1 not to oppose grantin$ of t�e permit but that the District 11 Board voted to oppose. � Richard Gunderson, 1632 Thomas, stated that District 11 is tryip8 very hard to upgrade hoi�sing in the Midway area and theiefore opposed granting a permit for a fourth unit to the nonconforming triplex. . . i Hearing no�further testimony, Ms. Morton �losed the public portion of the meeting, Ms. Tracy made a motion to recommend dbnial based on staff findings 2, d, e, f and g. Mr. Levy seconded the motion which passed on a roll call vote of 4 to 2 (Christenson, Ferderer). Submitted by: Approved by: n� �S '��- � J ��G'z2 -�7�- 'r� ^� V�D � Donna Datsko Gladys Morton, Chairman � � _ � , � , _ , � � ' ! � ` : � ; ; � r , s � �, � . � . � � � . �� ' , _ . , - � �7`�,�� APPLICATION FOR NONCONFORMING USE PERMIT " CITY OF SAINT PAUL " ZONING OFFICE USE ONLY � Zoning File i (�(�� I �1v EQ Application Fee t 1 / � � � R�.G / � 19a"( Tentative Hearing Date �' fq (�7 �AN2 �- Number of Lots or Size of Parcel: Z�N�NG s=xs�ssrsss�:saza:ms=sa=3aaassaassss A legal nonconfor.ming 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. oa==:qe=o==:===aa===a==oco=�n=o=a�====aa�cs___-__oae�a�3��a�Cii333===aao=�e�a=a=a=�==:=acc A. APPLICANT ' Name Gerald L Ratiiff Phone (Daytime) 647-0783 Address�o Box. 4606, St Paui, MN Zip 55104 Property interest of Applicant (Owner, contract purchaser, etc.) owne r Name of owner (if different) same ==a=:=o===o===o==coa====o�a==�===caoa====ao=====o=nn�=�a�me�as3xsaanca=sa=�==a�oa�s��3asa� B. PROPERTY DESCRIPTION Address/Location 1679-81�-83 Taylor Legal Description: Lot 8 Block 3 Add. Taylo r's Property ID # 28-29-23-41-0036-6 (currently homesteaded) Present Zoning Lot Size =c=co===no=====---=====o===a====ac===o=o=======^c==�a=c�a=aosza===ox==oo=acn=o=o==��aao3a C. USE INFORMATION Previous Use (Attach supporting documentation) Tripiex (residentiai) with a R�PP;;r,� room in the basement Proposed Use or Change (Attach Si te P 1 an) I wish to brina the s leeping room up tr, tha naw fi rt� Cn(� rA�Li rPmantg foY' Certificate Of OCCUpa�1CY by a�i,�� __fc�at�ira� Ri�r�h aG : fi wa11G � anoth�_fire C1QOX, smoke C�@t�C�Ox'�BtC . Thnan arp in arl�itinn tn h r �An+- uggradina I did in June 1986 when I added more Shard wired interconnected) emoke detectors, door closeri If you have any questions, please ContaCt: fire doors, etc. . . for CEO program. Saint Paul Zoning Office, 1100 City Hall Annex 4102 25 West Fourth Street, Saint P aul, Minnesota 55102 (298-4154) 2/85 I _ I. 1 . . I.: ... .. ....� .. �... .. .... 1' - �..� . I• I �.� .�...I I', � �.. . . �:�.' . .��. ��.� ��. .. ,�� , { i ; ; :. . ' � ; _ , ; ' , , , f.' '� � � ( i� � •,_ k� , �.. . � . . (� ��-�-� CONSENT OF ADJOINING PROPERTY OWNERS We, the undersigned, owners of property within lOQ feet of 1679-81-83 Taylor , acknowled e that we have been furnished with a copy of the application of- Ger�1d L Ratliff for a s,rr�ia�-cerrdTt'rcrrrnsr r�m'rt nonconforming use 'e m� circle •ne al�ng with any relevant site 'lans, diagrams, or o er ocumen a on; an at we consent to the approval of tF�is application as it was explained to us by the applicant or his/her representative. LOT BLOCK AODITION RECORD OWNER SIGNATURE DATE � . //1 l r'S 1�l 7 TA�C Or 1� 18�e � aV\� � l� � u@ 2. � // �(o(o� It�l/ `r � � ,. s� 3 � Twy�.-f ,�;w �bb� a ,.�o,- R�� i i / � �� T�y �rs I � � IG�I� 7'a� r � � ! � � �� -i'A �rs p;v b Z Til� o� � �P'-6' � � o !� � � 'j'e,.f�or s p iJ 1l0`�8 ay o� �:K.rGCJ�O ► / C � � �� 16q� T oY � �. '� o r .�e�a / �b Cj` /� 3 7,o y�a�:,o�v /G � y/d� � _ d � �r r3 3 a �o�'S ��i✓ 904 l�}) 7nG � �'��Q� f� � r � Ib,• • ' /684 a�t o � � 8 6 (�. cbt �5< ace cpio �1 rh�sf �Qp �(� � l � �S �1�i � r //D,� �'v� -� P�tCC 96S Ct�a� a � v�9 �(o �2, oe o 077' 4 6 '��4Le�t A,,�, -, ( � �3,• i.N n.� f��R.� � ` c 2 L 9 � ��; 3 c'��ge plc�cc (c.�2�T�.y�oa � l�S,�ff lU ColleSc flla�e l(oSs' Ta� 1o� _ ,s , ,� � S 6 eo � �5� � �, 6 > �� , 1 b, 3 0 �s �� I � � � °1 /�(Z d-r ��. `J'� ��k�L � `- � h � I I--�- � � / � ��. 2/85 _ . � - � .. � � , ( . , �. .: . , . .. . , . _:. ; .,. ; � � r , . j. _ ; , _ , _ _ ,_ . .: � .. � - � _ , i � � I , � __ ; ; � � 4 �� j ` _ .� � � �. J � . . . �� 7� STATE OF MINNESOTA) � ' � . SS COUNTY OF RAMSEY ) ' �C��CI � �c��being first duly sworn, deposes and states that he is the - person ►�vho circulated. the within petition and consent, consisting of � pages; that affiant is informed and believes that the parties described are the owners respectively of the lots placed immediately before each name, that affiarrt is informed and believes that each of t�he parties described above is the owner of property which is within 100 feet from any propert,y owned or purchased by petitioner or sold by petitioner ��vithin one (1 ) year preceding the date of this petition which is contiguous to the property d�scribed in the petition; that except for -~ none of the parties+ described above has purchased or is purchasing'property from petitioner contiguous to the above described property wit.hin one (1) ,�ear of the date of the petition; that this consent was signed by ��each of said owners in the presence of this affiant, and that the. signatures are the true and correct signartures of each and all of the parties so described. � � � ' , � , , , . , / DEeORAH J_�o�s�� „ � � , Addr � �/ . . • NOTARY PUlLIO RAM3EY COUN'Taf ' � . G_ �%��jA,/l ��/�� My oonMdMlon�pk!» 1�t�Q GN�c/ y/iV . - � . �� -- G��-� ' Telephone Number Subscribed nd sworn t before" � . '�'' me thi s � day of �,��1� , 1�� ,� � - ' �!-�' _ Notary Pub ic ' ;' ; Ap�roved as to form - Feb. 95 Page of Planning Department I � " � � ; � , ' j _ � � -; � -_ i i I � . � i � � � � � � � � � � � , I l � , � t ; i :, . j I . ��7_s-3 , � ROA D RESCUE, /NC. , 1133 Ri�NKIN STREET, ST. PAUL, MINNESOTA 55116-3117 (612) 699-5588 December 31, 1986 To Whom it May Concern: � � Ever since 1916 until the present� year 1936, some members of my family haVe lived in .the house at 1685 -Taylor Avenue. Later some of us l`ived also at • . . , 1689 Taylor Avenue. ' As long as I can remember, the dwelling at 1679-83 Taylor Avenue has been� a multiple family dwelling. To the best of .my �knowledge, d�ri,ng that time all four floors ave had people living there. I believe that Mr. Stennes lived in the basemen for several years while he owned the house, but I am not sure of the dates. It pleases me that P�ir. Ratliff has continued the` property improvements and wishes to continue to upgrade our neighborhood. If you need further information, please contact me. � .r� - . y�) a�� - �',��, � Mrs. Dorot fA. Huestis Y (Owner of 1685 Taylor Ave. ) � , � � � � � ; . , _ �� _ ; _ _ , f _ � _ . � -� . � � . . : , • � �oo �- I_ . _ ��_ys� NON CONFORMING USE PERMIT APPLICATION " for 1679-81-83 TAYLOR Owner: Gerald L Ratliff � �� February 19, 1987 Re: Legislative Code, p. 302 ' 1 . Use occurs entirely wi�hin existing structure See the blueprint of proposed work. ' 2. Use is similiar to other uses in District 11 . a. Within 200' of property there are 5 mul.tifamily dwellings: 1 . 1689 Taylor ( Imsdahl ' s) • 2 . 1672 Taylor (Tschida' s ) , 3 . 1685 Taylor (Huetis' s) 4 . 1698 Taylor (Krentz' s) . 5. 907 Charlotte (Botterill ' s) , b. S.F.D. ' S with renters 'within 200' ' . ` ' ' , 1 . 1663 Taylor (Schmidt) ' � . 2 . 1688 Taylor (Quenzer) 3.,1673. Taylor (Muetzel ) , � 4 . 1.667 Taylor (Campbell) . .. . . 5 : 910 Aldine (Kaehler) � _ � c. My triplex has been multifamily for a half �entury d. Area is residential mixture of SFD & l,ow density multi family. -16 . lots in block: 5 multi family, 4 SFD' s with renters , 7 SFDs e. Entire area is residential as is 'my prope�ty . � 3. Use is consistent & appropriate with the general welfare of the community & the enjoyment of adjacent property. a. See # 2 above statements . b. Neighborhood Improvement Spinoffs: ( 1 ) . Huestis @ 1685 Tayloi-, similiar unit, massive rehabbing. (2) .Randy Muetzel ( 1673 Taylor) put it: "I 'm not worried about you. . . my property isn' t as nice as yours . . . and is maybe an embarassment to you. . . " Mr. Muetzel has made numerous interior improvements to his home, too. (3) . Other improvers: Gordy Botteril, Dave Schmidt, & Tony Bula. c. Terrific support getting signatures - great way to get compliments ! Have SEVENTEEN neighbors who WANT my NCU Permit granted! ! d. Two very similiar building's next door - 1685 (recently done) & 1689 Taylor, basement units e. Every 3 years must comply-Certificate of Occupancy Inspections that are more rigid than owner occupied non-rental buildings : 4. Use has been in existence for at least 10 years , See Mrs . Huestis' s letter. Feel free to contact her. 5 . Off straet parking is adequate. a. I bui]t �r,ot�i�r ndw �iaraga = 3 garbge Btalla & 3 �taragd spaces b . Al lc�y car, r�ald 2 ar 3 mor�+ car� uf f street ( see� photos ) c. Street can hold 2 or 3 cars F•asily ir, fror�t of my lot. d. Aee Enclosed photos of the worst ca"e parking �� ° � OOam Sunddy. 1 . There are still spaces available in frant of home. 2 . l�y renters ' ve�-�icles upgra�.e the r�eiR��borhood . � • � j i J ; - � � , � � i ' � , � f , _ . S _ - � • . - . � � �- ��-ys3 3. There is room for �.�v_�� cars along the street. 4 . Normally there are 4 to l0 �cars on this block. e. No increased parking demand- no additional units �added � f . Parking only problem on Labor Day due to Fair. \'' g. 1685 Taylor-more units yet smaller 3 stall garage (next door) h. See today' s photos of a typical day i. Unlike Wilder Apts where parkin� req. waived� 8 yrs no problems ! 6 . Use is in agreement with comprehensive plan. � a. Preserving existing sleeping room doesn�'t destroy residential use b. Preserving existing sleeping room doesn't destroy single family homes c. In District 11- currently destroying single family homes-see my photos of Minnehaha, Taylor, & Englewood Avenues 7 . Hardship would result if use discontinued. a. Existin� Personal Hardship - evicted my 68 yr old retired father from unit until permit granted (Cert of Occup inspector demand) b. Community Loss ( 1 ) . See Jeri Gorman' s letter� Ham Univ Residential Director (2) . See Tim Mieure' s letter, Ham Univ Coach & Instructor (3) . Seventeen NEIGHBOR petitioners want sleeping r�om to stay (4 ) . Eliminating an existing well-maintained sleeping room (5) . Eliminating low income rental option for students, seniors, and teachers (my past renters) (6) . Housing under $200 difficult to find - especially clean (7) . Human element - important to provide clean well-�d for housing for low income people in District 11? (8 ) . Waste of existing resource (a) is in place with fire egress window (b), owner willing to spend $5, 000 to implement new fire codes c. Financial hardship: ( 1 ) . Monthly losing $140 due to CEO vacancy demand (2) . See cash flow data. ( 3) . 4009� TAX INCREASE JAN 1988 ! ! (Non-homestead fee) (4 ) . New tax law- rental property construction will stop (5) . New tax law- severely restricted from deducting Zosses. (6) . My accountant- if cost <$5, 000 payback is worth it (7 . ) Reduced monthly loss after sleeping room rent $195 rent 8 . Rezoning would result in spot zoning. a. Area is currently primarily a single family dwelling zone. b. Rezoning would result in spot zoning. c. See item #2 above - perhaps single family zone is a misnomer? d. See map attached. . 9 . Notarized petition of 2/3 property owners. a. I have complied with and exceeded this requirement. • b. Petition signers were yg�y supportive oP my request snd my pas� tra�k r6coxd, 10 . My pers��nal track record. a. .'c.d the 11 st of my Ma,�or Improvr ments on property. b . �'�ee photos of t.he condition ��f my property. c. My home meets and exceeds nE . ghborhood standards . d. Many petitioners know me wel :. - can contact ther�.! ' k �: i, � � I:: -; � �. _ , ; � :. . , . t. �: ; + - . ; ; , a:� :: _f � � j :� ` � f ! 1� __ . .i �'. i , - ' _ � �k�-7.5 3 `' T � --- N O O O _ . . •, � � � � . _ _p p p =�. � � ` �-•- -- - . _ 0 - p O --_-�- ' ♦- -- --�M �,.: '.: � - C�-- � O O . p K � O � , •: Z O O ..� . � . 0 ; RRR : �f � 000 ¢ o � � 0000 � o 'r o00 � o o c . � ..� -�,� TAYLOR AVE. . S, o 0 00� o _ • 0000 � oo � 0000000c} c � „ , - -- R ( � ., o ; o I ;�� , -- - � o � O - � � O � 2 -�- � � , o . . i --) � � - ( i � , ' _ � -- , � 9 , oo ; ;o� , o� 000 � o � 00000 � oo voo � � Q �° �- c . H� WITT " � AVE . o � o 0 0 0 , � bo ° � oo o� a o o d o0 0 � , o 0 0 � � , � - � � � I � � -�- 0 „ � � � � o _ � f Y� O ' I i I � ' i ; il 1 ' , I �o o�Q,0000 � 000 � 00000Q � � oo � ;�- oGl HUBBARD AVE . , . o c;�.a� o q o 0 0 o 'e;c�'o o b o o� o� o 0 0 0 0 0 1 � I a j I i ; d , ; i � I i � � { : I q} �' � ' ' �� ' ' o pl i � p HANCOCI � � . I � __ i � �r i� __ . O AREA MAP � t ' LEGEN� APPLICANT - �ei'a �d L� �T ��'�� "' ""� ZONING OISTRICT 90UNOARY PURPOSE /1�C v P �"�`� SUBJECT PROPERTY O ONE FAMII.Y PLANNlNG ¢ TWO FAMILY ��STRICT FILE N0. ��L_ � I .. .��. _ _I.. . 7 � � ti�'7 ��" � MULTIPLE FAMfLY � � f l _ ; � j iy : � ; ; , , { � � :; �. ; � ' - _ , t � M �.. , .. .:�.;� .. 1'.:':'..': '. .. ' • �MAJOR IMPROVEMENTS* ' , , . 1679-81-83 Taylor �� St.Paul, Mn 55104 Legal Triplex near Hamline University Owner: Gerald L Ratliff EXTERIOR 1979 To present: landscaping including 3 trees, shrubs, sod, tree removal � trimming,� better drainage, etc. . . 1982 New Roof (complete tear off) 1984 New 1" Copper� Water Service (to property line & p. l. to street) 1984 New Exterior Deck, Balcony, & Stairway with treated lumber 1984 Built New Double Garage with 4 storage spaces partitioned off INTERIOR 1979 Wall and ceiling cellulose insulation (1981-more insulation & venting) 1979 Installed 3 GFI autlets on garage for all apts for car plug-ins i979 Thru 1984: painted all rooms Ivory Linen (were lime, orange, . . . ) to emphasize natural woodwork 1979 Cleaned basement/moved door-allow renter access to laundry 19�9 Metered out electric - three separate 100 amp services 1980 New Furnaces for 1681 � 1683, (now 3 furnaces & 3 thermostats) 1981 All apts- Copper water service with shutoffs (removed galvanized) 1981 Refinished Birdseye Maple Floors in DR, LR, & BR in 1679 1981 Remodeled 1683 Kitchen- new cabinets, countertop, moved appliances 2981 Remodeled 1681 Kitchen- new countertop, counter outlets, stripped cabinets, major plaster repairs 1981 Remodeled 1679 Kitchen- new butcherblock countertop, new cabinets, anajor� wall & ceiling plaster repairs 1983 Remodeled 1683 Bath- new vanity & over the john, shower, stripped birch aoodwork, added closet 1981 Basement laundry tub/laundry area moved & new waste line installed 1981 Expanded 1681 BR closet to make it a walkin (moved wall, reused �riginal molding) 1982 Basement Sleeping Room - new fire egress window, replaced toilet, �anity, & shower, bath floor leveled, added closet, � paneling 1982 new oak porch ceiling installed on west half entry & new light fix�ixre L982 Installed new footings & partial wall under west porch wall with two iew windows (previous owner had excavated improperly) L982 Built interior wall to separate garage space from main 1679 garage �984 Installed remote water meter � hookup to be read from outside 1985 Installed new bathtub faucet & spout in 1679 L985 Replaced 1681 DR ceiling (water damaged) 1986 Remodeled 1683 LR, BR & DR - removed two walls, repainted, upgraded :lectric & plumbing, installed ceiling fan, added a walkin closet, new :arpeting for 3 rooms .986 Fire code upgrade - added 2 interconnected smoke detectors ($2, 000) , `ire doors, dead bolts, door closers & prison glass for C.O. Certificate ;�$6,000 total) . fEW APPLIANCES : �979 Stove � Refrig in 1679 1982 New coin operated washer �980 Refrig in 1681 1983 Water heater for 1683 982 Water heater for 1679 1986 New coin operated gas dryer = Oates are pretty accurate, but a couple of them may be off by a year. 'his liat may not be complete, but has most major improvem�nte over $200 on t. Tot�l cost of the above is over $35, 000 plus a lot of sweat equity! pproximate projected cost of new fire code improvements for garden level leeping room is $5, 000. ile: NCUP1, 2/9/87 � � � � ! � � . _ _ , ( I 1 � ; , 1 w : ; , , � ! f . _ , . � ,. . t . .. , ' � , • t , . � .. t ; . . . , . �,-�-.�-3 , . . � . . . � . � . � , , . , 4 � � . . � . . . . . RDA� RESCUE, /NC. � ; 11�3 I�ANKIN STREET, ST. PAUL, M/NNESOTA 55116-3117 (612) 699-5588 � February 18, 1987 , 4 . To Whom it May Concern: � � Re: Zoning File No. 10071 ` Zoning File Name Ratliff P1embers of my family have resided at 1685 Taylor Ave. for over 70 years. My grandfather purchased that property in 1914. He, along with my father, built the house at 1689 Tayl�or Ave. 'in 1�927. These properties, �long 'with the property at 1679-$3 Taylor Ave. , as well as the majority of. the houses on 'both sides of this blpck on�Tayl,or'�1ve.' were occupS�d' as mul'tiiple dwelling units during this period. . , . . , , . , I lived at 1635 and 1689 Taylor during my childhood as well as college years when I attended Hamline Universi�ty. P1any bf the homes in this� area have provided housing for Haml ine students as long as I can remember. � My �grar�dmother, r�y • ' mother, and now I, as the property owner of 1685 Taylor Ave. , rented apartments to Hamlfne University students. �We :have found them to be superior tenants` over a period of many years. � During a recent conversation with Gerald Ratliff, he mentioned that he needed more details about the history of the property at 1679 Taylor. I discussed the matter with several members of my family who lived at 1685 Taylor over the years. To the best of our knowledge, during the winter of 1955 or 1956, the owner, Mr. Arthur Stennes, moved into the basement and resided in the basement area where there were already plumbing facilities. Years earlier, my parents needed the income from the rental units and also moved to lived in the base- ment at 1639 Taylor for a period of time, as did my grandparents at 1685 Taylor. I mention this only to show that living in a basement was a relatively common procedure. In the 1940's when the Haushahn family owned the property at 1679-83 Taylor Ave. , Mr.Haushahn practically lived in the basement there, since there were plumbing facilities there. His wife was a fastidious house- keeper and he worked in his garage on cars, etc. I remember a comment he made that he was glad he could live in the basement sometimes since his clothes were often toosoiled in order for him to relax upstairs. It surprises me that this area is zoned for single families since through the years, the majority of the houses have accommodated two to four families. . _ � : - �- �� J�.i�'I� • ,�-' ,?-ti-c�-�'��C- ��f• �rJ '-� Mrs. _W9111a�t D. Huestis Owner, 1685 Taylor Ave. � i �� _ . , :. I � ( i ' � ; � . i: � . ! � , ! � ; _ -: } +. � �, � !. E . . . l��-7�=� � , i�am ine : � . , UNIVERSITY . � T0: To Whom �it May Concern � FROM: Jeri Gorman � � Director of Residential I��fe DATE: February 17, 1987 � , ' � � RE: NON-CONFORMING USE PERMIT FILE #10071 ' In my role, as Director of Residential Life at Hamline University, I am aware of an increasing need for off campus rental properties within a four block radius of Hamline University. The Residential Life Office provides,' as a service to students, faculty, and staff, a listicig of rental properties available in the area. One bedroom apartments and sleeping rooms are some of the most soug'ht after units for sfudents. '-- � _�� FGU:vDF:D 1854 . ST' FAIJ:. :';t;t.�_ _iTA 5�;U4 1'�64 . t612:�E41-2800 f r i� . f , � ; . ,. i -: - : _ _ ; . _. _ .. _ .... _. . __ i i � �:� �..�::I , . . . : . . ,. , . , _. r. . �� . ' , _ ... { ; -... :i � � x•� _ .. -:::' ; .: _ . _. , . _ .. . .,.., .,T:� , , -, _ � . � , . . . : ��-7s� Ham ine � � � - ,��,.�:,�„��,. , February 16� 1987 , To Wl�oon It May Cancern: I hav�e lmawn Gerald L. Ratliff for approximately 9 years. I have been� i�ressed with the pride he stx�ws for his properties. On occasion he hires my basketball players to help him as casual laborers � his prop- erties. I beli�ve N�. Ratliff's efforts to imprrn�e the Haanline Univer- sity area helps not only my players who wnrk for him, but they also help oq.ir camamity remain a place that we can all be praud of. His cancern for others can also be seen by his e�loying not only my atudents, b�ut also people from the Hewitt Iiouse .(Peaple Inc.) . He is an excellent neighbor will�ing to Y�elp you aut: Until rece�ntly, I liv�ed in the inmedi.ate area and fou�►d Mr. Ratliff always willing to help me by lending me a l�and, ladders, tools, or getting reso�urces for me to deal with reapirs a� my own personal tx�me. � I l�ke to call it being a "good ol' fashioned neighborll". _ Mr. Ratliff has also rented the basement sleeping room in questian to my players. In addition to praviding excellent low income housing, my players l�ave frnmd hi.m to be an ex�cellent landlord to deal with. This . mak.es my job easier by having fewer problews that interfere with my team's perfo�ance. I believe wie need clean well-kept hwsing like his sleeping roam on Taylor Avenue in o� ccmm��ity as there is a definite need for rentals in this price range. I frequently get studenta seeking such a �it. His pro�perty is anly about 2 blocks fram campus. In closing, I believe it is our best interest for Mr. Ratliff to keep and upgrade his sleeping room on Taylar Avenue. We need not anly housing, but need to enco�sage respansible awners like him to tnak.e imprw�nents to o� comrnmity. I think a c�ive by (or better�yet, a walk thraugh) his 1679-81-83 Taylor praperty wc�uld rezmve az�y daubt yau may have abaut Mr. � Ratliff. If yau have any questians about Mr. Ratliff, please do not hesitate to cvntact me. Sincerely, , . . ;" � ��,-•r ' . . Tim Mieure '-- Hamline University � 8asketball Coach Phone: 641-2242 f'"..'::'L';; :'�54 • £T. PAUL, !•",flNL�jJTf1 �S:D4-1284 • i612) 641•2800 .. � � . �.�'.�� . 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A�.� `;�i IN':L�^cD ?N A'er �F ?:�#E A..�,'v: Fi��..,. .:93 �ie-�c�e:ir,g rr:':c:, r';e;.4.e � wal;s, S c�rp�t,rst:... � s :-��: r '_'_.p::e5: #�.:i: !�??:� tc 7- ��-?.� .��.- •-• '- �3�=F'r7 �.J. .'. . .:� . • r c c " -+ " � :�.,� :H!�:E =��.�;iriS" _ ,_" r '�ra �d5 �`'C;� i `_J,.;,i :...o� _':�!i�_��:,f.-..',._ _ _ `� �.�_� ..J:��_� _ . �i\�..� 1 Y � I � i I� ,. � � , ,__ ., � r _ � � r � � ' ,; ; . _ , ; I ,. __.. , _ _ _ . r ; � ` - ,. :. . ��-ys.� �uaway . . 1558 W. Minnehaha Ave. COiLilt1011 sc. Paui,Minnesota 55_104 Distriet 11 sas-,9es �- Serving the Hamline Midway area '��" �- I�d�-1 Febz'uar'y 19, 1987 , Grace Morton, Chair Zoning Committee 25 West 4th Street 110 Ci.ty Hall Annex Dear Ms. Mor'ton, The Midway Coalition-District 11 has considered Mr. Ratliff's re- quest for a further Nonconfor'ming Use Permit to allow addition of a basement sleeping room to a nonconforming use triplex.at 1679, 81, 83 Taylor Avenue. The decision was to recommend denial for the following z'easons: 1. Lot size is too small for a duplex and is certainly too small to allow four units. 2. Parking is inadequate for the number of units. i� 3. Proof of long term use does not meet the requirements of the zoninq code. 4. Hardship is not demonstrated. Dividing houses into smaller rental units does not meet the long- range plan of the community to provide quality housing and a stable neigh- borhood. Sincerely, Board of Dir'ectors Midway Coalition-District 11 � �- , I _ i � �.f 1 � i i � `� � ^ i I ' �4 � e . i � �.. � f . � � - 1 �. A \I t' . �� . ZONING CONIl�IITTEE STAFF REPORT ��sa�s��s�assss::sssss�asss�s FILE #10071 1. APPLICANT: Gerald L. Ratliff DATE OF HEARING: 2/19/87 2. CLASSIFICATION: Nonconforming Usc Permit 3. LOCATION: 1679-83 Taylor Avenue (North side between Aldine and Charlotte) 4. PLANNING DISTRICT: 11 S. LEGAL DESCRIPTION: Lot 8, Block 3, Taylor's Addition 6. PRESENT ZONING: R-4 ZONING CODE REFERENCE: 62.102 Subd. 5 (11) 7. STAFF INVESTIGATION AND REPORT: DATE: 2/10/87 BY: Donna Datsko =s=so====a�sm=e=sa:xmssssa�sss=:smaammamaasaass=ss:s�sasssssasss:aa:�zasaoa�sx== xxsam�noa=sam:=a�aasaaaa:::asaass::ssa:�:ss::sas�a�s�s��sss�a::sasassaa:m:msassc A. PURPOSE: To allow continued use of a basement sleeping room in a legal non- . conforming triplex. B. SUFFICIENCY: The petition was declared sufficient by the Planning Division on January 23, 1987; 16 parcels eligible, 11 parcels required, 12 parcels signed. C. PARCEL SIZE: The parcel is one lot, 46.5' of frontage x 150' for a total parcel area of 6,975 square feet. D. EXISTING LAND USE: The parcel is occupied by a two and one-half story frame structure and two detached garages; the house is rented as a triplex. E. SURROUNDING LAND USE: Low density residential all sides. F. ZONING HISTORY: In 1949, a petition to rezone this property from B to C residential was made and later withdrawn. The assessor's records indicate a three unit since 1950. G. ZONING CODE CITATION: Section 62.102 Subd. S (11) states: Exception. The Planning Commission may grant legal nonconforming status to uses or structures which fail to meet the standards of Section 62.101 if, following a public hearing, the Planning Commission makes ... (9) findings. The applicant shall present the petition, evidence of a ten-year period of existence, and evidence that conversion of the use and structure would result in hardship. The applicant shall provide floor plans and other information as required to substantiate his case. �� H. FINDINGS: � 1. Thc applicant has owncd the property sincc 1979 and bought it with an existing basemcnt sleeping room as well as thrce other units. Since that time various improvemcnts werc made to the structure. The applicant has stated that the basement rental consists of a bath, bedroom and closet space, and that it rents for $140 per month. 2. To grant legal nonconforming status to a use which fails to meet the standards of Section 62.102, the Planning Commission must make the following findings: a) The use occurs entirely within an existing structure. The sleeping room is located in the basement of the building and is vacant at this time. b) The use is simi�ar *.� othe: e:ses rcrmitted �s+i::iir� i;�e dis�ricr. The area is primarily one family residential. Adjacent and to the west of this parcel is a four unit building and in other, scattered locations in this area are two or three family residential uses. a .. . (��7-753 File #10071 Page Two c) The use is appropriate and consistent with the general welfare of the community and enjoyment of adjacent property. The residential use is appropriate with the general welfare of the community; however, an intensified use in a single family zone is incoasistent with the enjoyment of ad jacent property. d) The use has been in existence for a period of at least ten years prior to application. The applicant has supplied a written statement from an adjoining property owner that states someone resided in a basement room for at least 10 years. This statement is vague and inconclusive however. The property is listed by the Assessor's office as a triplex. An examination of historical city directories fails to support that the use has existed for at least 10 years. It therefore appears that the use has not existed for the required period. e) Off-street parking is adequate to serve use. There is off-street parking for three vehicles. No additional off-street parking can be provided. New construction as a triplex would require four off-street parking spaces; boarding houses require two for each dwelling unit plus one for every two roomers. Parking is therefore inadequate. f) The use is in substantial agreement with the comprehensive plan. The City's comprhensive plan states that conversions should occur on a limited basis in most neighborhoods to avoid concentration aad disruption of neighborhood character. The District I1 plan states as a housing goal the maintenance of the single family character of the district. It therefore appears that a basement sleeping room with inadequate parking and less than a 10 year existence could disrupt the neighborhood character . g) Hardship would result if the use is discontinued. The applicant has stated that he is provides an affordable housing opportunity by renting his basement sleeping room. He has also stated that he is able to maintain and improve his property because there is an adequate economic return based on three rental units and one sleeping room. At the time the report was written, no documentation was provided to support this statement. � h) Rezoning would result in spot zoning. . Thc property is onc lot, 6�975 square fcct in area and is aurrourtded on ali sidee by thc R-4 zone. Rezoning thc property would bc spot zoniag. i) A petition of property owncrs within 100' of the property must be obtained stating support of the usc. A sufficient petition is on file with the application. G. �TAFF RECOMMENDATION: Based on findings 2c, d, e, f, and g, staff recommends denial of the Nonconforming Use Permit to allow continued use of the basement sleeping room. _� . --''"-�-�..:� . �, .�_ . .. � -7 .3 - - _ ==• �'�'' .:�- - -- — 1•7�'� `�-� ,. ... . . _ � ' � �� ' �/ �� / � � � �� 1 ROdJTE � T < _ � O 4 4� - -- ., ' < p V) _ O O O -O- p : � � --_ _ _ � - O O _p_ � -O' _.Q.M � � -A- � O � --- 0 -- - � s .' . r z O O V� � - (n �t � � , � i � •� � �� ¢ 0 � � OOOp � O b 000 �j O t � .. _.` -`;� TAYLOR AVE. � ••• � o oo� o _ _ 00000 � oo � 0000000 ¢ � �� O v ► _O_° � ! O r t J � � o , z -o- � � , o }, . - I i � ; � _ � -- � � , � i � g O � O i i � � . ` 00 � �O� , O 000 � 0 � 00 00.� 00 O �± � E3 � C H � WITT AVE . o � o 0 0 0 , � bo ° � oo o� a o o d o0 0 � , o 0 0 � � � - � � i --b" 0 � i i i o � ;C� O � 1 � i p � � � 'O O�Q�O O O O ¢ O O O U O O O O OQ � � O O ¢ ;�' O ,,, I _ , HUB6ARD AVE . , , . o c;��aooQoo 0 o ;e;c� o oboo� o� oo 0 00 0 I ' � ; � V � ' � l, , . � '� i_� . i_ j I 0� i � � ' �O � i � O d ► , _ , o �ANCOCh � f �� I � 1___ _, : ir _ i� O AREA MAP � APPLICANT -�t�'a ld L� �T l,,��t_T LEGEND � �' ZONING �ISTRICT BOUNDARY PURPOSE _ /��C v � Y1� SUBJECT PROPERTY O ONE FAMILY PLANMING - � DI$T�tICT TWO FAMILY I FILE N0. �� I DATE Z �� " � MULTIPI.E FAMILY • � � COMMERCIAL SCALE : I"= 200� NORTH � �� N�USTRIAL MAP NO.�`� SAINT PAUL PLANNING 80AR0 V VACANT � Q � . � � ,'.--�� • � �--,-7�� APPEAL FOR NON-CONFORMING USE PERMIT for 1679-81-83 .Taylor File # 10071 Gerald L Ratliff 2C. The use is appropriate and consistent with the general welfare of the community and en�oyment of adjacent property. 1 . Keeping the status quo is not intensifying use. 2. Seventeen neighbors have petitioned �� my request. 3. As of today 15 people have written letters of support to councilmembers who want my sleeping room to stay. 4 . As stated in the Zoning Committee minutes of 2/19/87, there was no opposition to my permit request at the public hearing. 5. See numerous policies listed under 2f that would be violated if my sleeping room were destroyed. 6. District 11 Land Use Committee on 2/10/87 voted overwhelmingly not to oppose my request. Vote was wither 4 : 1 or 3: 1 in my favor. 7 . My triplex is almost identical to Mrs. Huestis' s property right next to mine including her basement unit! ! She rehabbed her property about 4 years ago. . � ��-,-�s� 2D. The use has been in existence for a period of at least 10 years prior to application. 1 . Mrs. Huestis' s letter dated 2/18/87 as a neighbor since 1914 and her appearance at the hearing will be my primary evidence. 2. Mrs. Huestis rewrote her letter with more details in it and I submitted it at the hearing. It appeared to be ignored at the hearin�. She was never contacted by anyone to confirm or deny her statements. My offers to get it as as sworn statement or affidavit were discouraged by Ms. Datsko as unnecessary. Therefore, I 'm not sure what more is needed. . - ��-y53 2E. Off-street parking is adequate to serve the use. 1 . See the 2 sets of street photos . 2. See the 3 week vehicle on street survey at all times of the day. The worst case was at 3: OOam the street had a maximum of 55X space occuppied! ! The average was 29�6! ! ! 3. Currently off street parking for 5 to 6 vehicles: a. I have two garages for 3 spaces. b. Garage aprons have room for 2 or 3 more cars. 4 . Numerous immediate neighbors letters clearly stating that parking is and has never been a problem. See letters. 5. No neighborhood opposition confirms parking is not a problem (unlike Wilder apts) . 6. Precedent with Wilder Apts in District 11 : They were granted a permit for 76 units with only a couple of off-street parking facilities in a critical parking area. This is in violation of code requirements and my area has no such parking shortage. 7. Zoning denial quotes new construction requirements - my property is not new construction. � � �r �7�Xs3 2F. The use is in substantial agreement with the comprehensive plan. 1 . See neighbors' letters about neighborhood character. My neighbors ��,y want it to remain. Notice the caring statements in them about . our neighborhood! 2. District 11 Plan p. l is to "maintain the present balance between residential, commercial, and industrial uses. " See photos of lost housing recently in District 11 . 3. District 11 Plan p. l recommends "new concentrated housing rehabilatation area. " 4. My triplex is in a block that is 33% multifamily already. 5. My triplex is residential use like rest of the block (see District 11 plan, p. 3) 6. District 11 Plan Goal , p. 7 , " continue the housing rehabilatation loan and grant programs. " Purpose is to maintain existing housing stock. 7. District 11 Plan Goal, p. 7, " Begin a new program aimed at self-help rehabilatation and maintainence. " 8. Zoning Committee Statement called it a conversion & character change. It is not a conversion- I wish to keep the status quo. Keeping' the status quo does not "change" the character of a neighborhood. 9. My sleeping room serves a great need for lower income people- my father, Hamline University students (see Gorman & Mieure letters) . 10. See the zoning map updated with multifamily homes within about 200' of my property to see the large number of multifamily dwellings in the area. 11. City Flan p.4 Objective lA is "expand both ownership and rental opportunites. " 12. City plan,p4, Objective 1B is " increase the variety of housing opportunites wihin neighborhoods. " 13. City Plan, p4 , Objective 1C is "increase rental and ownership opportunites for lower income households. " 14. City Plan,p4, states we must " promote housing alternatives which reinforce the city' s existing housing stock and neighborhoods. " 15. City Plan, p5, Housing Policy #1-1 , " In residential construction the provision of alternatives to single family detached homes will be emphasized. " 16. City Plan, p6, Housing Policy #1-5, " The city will encourage a more effecient use of land resources for housing development. " 17. City Plan, p9, Affordable Housing Policy, Objective 2, "Expand housing opportunities in city neighborhoods for households of all income levels. " 18 . City Plan, p9, Affordable Rental Housing Policy #2-1 , "Deteriorated rental housing in the city should be rehabilitated with the use of subsidies and regulations as necessary to ensure that rent increases and displacement are minimized. " 19. City Plan,p9. Affordable Housing Policy #2-2, " Demolition of occupied rental units must be limited, and tempered by the availability of alternative housing for those occupants. " 20 . City Plan, pll , under Affordable Housing Policy #2-8, " Policies in this plan which relate to expansion of the housing supply, expansion of the modest cost housing supply, protection of rental housing, and the provision of emergency housing are the most important responses to many of the problems associated with displacement. " 21 . Metro Council Policies k# 1 , 2, 3,4, 7 , 8, 14 , 25, 33, 43 are violated if my sleeping room is not allowed to continue. 22. Metro Council Policy Summary on p. 10 clearly states why above policies support my position. 23. See Metro Council Policy pages 33 and 58 on housing standards. - � ' G��-�s3 2G. Hardship would result if the use is discontinued. A. Personal Financial 1 . See my financial statement (my accountant or 1040 can verify) 2. I'm a low income person who has used a lot of sweat in this property! 3. Rent loss of $140 per month would dramatically increase my loss - I 'm a teacher not a millionaire! 4. Because the additional sheetrocking & other new fire code requirements can be done mostly by me, I can easily recover the additional expense with higher rent according to my accountant. 5 . My track record - I have done extensive rehabbing of this property with 3 MHFA and 2 HIP Loans already. 6. There are other rising expenses beyond my control that make breaking even difficult - hazard insurance, taxes, energy costs, and new fire codes. With the loss of rent it places an even greater burden on me. b. Eviction of a Senior Citizen 1 . My father is 69 yrs old and is now officially homeless. He has difficulty moving - including all the details. Before this he lived in our family home since I was born. Dealing with the uncertainties of this and the difficulty of finding affordable housing are beyond his comprehension. He does not understand why he can't live in his son' s clean unit. In fact he installed the paneling. 2. See all the District 11 , City, and Metro Council policies that this violates by destroying affordable housing. (Many listed in 2F) c. Community Loss 1 . See the petitioners signatures and numerous letters from neighbors ! 2. See Ms. Gorman' s and Mr. Mieure' s letters f rom Hamline University. 3. See Hewitt House letter from Mrs. Dorothy Berger 4. No opposition (see 2/19/87 Zoning minutes) 5 . District 11 Land Use Committee Landslide Vote in my favor (2/10/87) . File: NCIJP4 ��y 7S3 CITY OP` SAINT PAUL ��@�^e OFFIC� OF THE CITY COIINCIL .�.��.� Ddte : April 20, 1987 COMM (TTEE RE PORT -- - � TO = SQint Pau i City Council F R O M � C o m m it t e e O h City Development and Transportation CH A i R William L. Wilson 1. Appeal - Planning Commission (non-conforming use - 1679-83 Taylor Avenue) Gerald Ratiff Appellant (Committee recommends upholding the decision of the Planning Commission) CTTY HALL SEVENTH FLOOR SAINT PAUL, MINNESOTA 55102 �„ �LD �L��yv � m� ST. PAUL CITY COUNCIL PUBI.IC HEARING NOTICE �-��-753 ZONING , ..� - � ,4 � r{ .,.....-�•+' To: Property owners within 350' ; FIL E N 0. Representatives of District 11 PA G E 10092 PURPOSE To Appeal a Planning Commission decision which denied continued use of a basement sleeping room in a nonconforming triplex. Present Zoning: R-4 (single family) LOCATION 1679-83 Taylor Ave. (north side between Charlotte & Aldine) PETITIONER GERALD L. RATLIFF HEARINC� �.a�►�,.� :�T� :�:�. �°'�7' io:oo a.M. � Cit Council Chambers, 3rd Floor City Hall - Court House Q U E S TIO N S Zoning z9a-4154 (Donna Datsko) Contact the Zoning Section of the Planning and Economic Development Department, Room 1101, City Hall Annex, 25 W. 4th Street, St. Paul, Minnesota 55102 Legal Description: Lot 8, Block 3, College Place Taylor's Division. . NOTE: This appeal will be reviewed by the City Development and Transportation Committee at 1 :30 P. M. , April 20, Room 707, City Hall . Notice sent 4-17-87