278126 WHITE - CITY CLERK ��yy A/�
PINK - FINANCE �• /��.)`
C��IAR'� - DEPARTMENT COl1QC1I f ,�
�4UE - MAYOR GITY OF SAINT PAUL File NO. "`V
C�ncil Resolution
Presented By
Referred To Committee: Date
Out of Committee By Date
WHEREAS, Raymond Thomas and Robert Taylor had applied to the
Board of Zoning Appeals for a variance from the strict application
of the provisions of Section 61.101 (f) of the Saint Paul Zoning
Code which section requires a �ninimum lot area of 10,000 sq. ft.
for the construction or conversion of a three-family unit in
property zoned RM-2 medium density �nultiple-family use, for their
property located at 550 Concord Street located on the west side
of Con�ord between Page and Curtice; and
WHEREAS, Following a public hearing with notice to affected
� property owners, the Board of Zoning Appeals by its Resolution No.
8984 adopted October 13, 1981, denied the variance application
for area variance; and
WHEREAS, Pursuant to the provisions of Section 64 .205 Raymond
Thomas and Robert Taylar duly filed with the City Clerk their appeal
from the determination made by the Board of Zoning Appeals requestirig
that a hearing be held before the City Council for the purpose of
considering the actions taken by the said Baard; and
WHEREAS, Acting pursuant to Section 64 .205 through 64 .208, and
upon due notice having been provided to appellants and other affected
property owners, a public hearing was duly conducted by the City
Council on November 24, 1981 at which time no one appeared in favor
or in opposition of the said appeal; and
WHEREAS, The Council having considered the variance application,
the report of staff, the minutes and findings of the Board of Zoning
Appeals, does hereby
RESOLVE, That the Council of the City of Saint Paul does here-
by reverse the decision of the Board of Zoning Appeals, and does
COUNCILMEN Requestgd by Department of:
Yeas Nays
Hunt
Levine [n Favor
Maddox
McMahon B
snowaiter __ Against Y
Tedesco
Wilson
Form Approved y t A rney
Adopted by Council: Date —
Certified Passed by Council Secretary BY
By
Approved by ;Vlayor. Date _ Approved b r for Submission to Council
By - — — By
WHITE - CITY CLERK (((���
PIMK - FiNANCE j� . �����
CANARYf - DEPARTMENT G I T Y O F S A I N T I ��L COUflC1I ��
pi.UE - MAYOR File N O.
Council Resolution
Presented By
Referred To Committee: Date
Out of Committee By Date
hereby grant the variances requested from the provisions of Section
61.101 (f) of the Zoning Code so as to permit the use of the property
at 550 Concord Street as a three-unit dwelling; and, be it
FURTHER RESOLVED, That the appeal of Raymond Tho�nas and Robert
Taylor be and is hereby granted; and, be it
FURTHER RESOLVED, That the City Clerk shall mail a copy of
this resolution to Raymond Thomas� Robert Taylor, the Zoning Admini-
strator, the Planning Commission and the Board of Zoning Appeals.
2.
COU[VCILMEN Requestgd by Department of:
Yeas Nays
Hunt
Levine [n Favor
Maddox a
McMahon V B
Showalter __ Against Y —
Tedesco
�Al+isOh
Adopted by Council: Date �AN 2 8 1982 Form Approve by ' y ttor
Certified ssed by Counc' Sec ry BY
By _ • ,
Apprvved by Mavor. Date r D � t98� Approved by ayor for Submission to Council
sy _ v �� l BY
PUe11SHED FE B 6 198t
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Februarg 2, 1982 ! "
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� _ Ray�ond Tho�aa & Rob�rC E. Taqior Sr. - ' �
� c�o B: C. Mei�iugRr, Jr. , .
965 So. l�obert 3t. .
� Wast St. Pau2; Mtnttesot�► SS118 _ ; ' ' � , .
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On Janna�y 28� 1982 t�hs Ci�"y Council adoptad a raaol�ion rantiing ,the . '
appea}. to a �ecision of the Board �ot' ZoninB APPeals ior p�perty at � ,
;i SS0 Con+cord St. 8nclos�cl fox your .3n�ormation i� a eopy of `C.F. No. '
� 27g126. "
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cct 7.dning Adaiaistrator . . .
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�0���=� o,� � � ' � � CITY OF SAINT PAUL
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�ae a DEPARTMENT OF PLANNING AND ECONOMIC DEVELOPMENT
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�,,;'��� DIVISION OF PLANNING
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25 West Fourth Street,Saint Paul,Minnesota,55102
GEORGE LATIMER 612-298-4151
MAYOR
November 17, 1981
Mr. Albert Olson
Room 386 City Hall
Saint Paul , Minnesota 55102
Re: Zoning File #8984 - Thomas-Taylor
City Council Hearing: November 24, 1981
Dear Sir:
This letter is written in response to the appeal of Raymond Thomas
and Robert Taylor to a decision of the Board of Zoning Appeals for
variances pertaining to the required 10,000 sq. feet minimum lot
size for a three-plex. The property is described as 550 Concord.
On September 10, 1981 , the City Council approved a rezoning from R-4
(single family) to RM-2 (multi family) for this property.
On Se�tember 22, 1981 , the Board of Zoning Appeals held a public hearing.
There ��as no one in opposition nor support. The Board voted 6-0 to deny
the variance based on findings that (1 ) hardship was self-created since
the structure was converted illegally; (2) the variance would be in
conflict with the intent of the Ordinance to prevent overcrowding;
(3) the request for variance was based on a desire to increase the
income potential of the property; and (4) the variance was in conflict
with the Comprehensive Plan.
This appeal is scheduled for November 24, please notify me by November 23
if any member of the Council wishes to have slides of the site presented
at the hearing.
Sincerely,
��Ir__"^_ �M.t
Donna McNeally
Planner - Zoning
Attachments
�O
� . .' ' , • �`�!�� �'�
: -
city of saint paul
boarcf of zoning appeais resotution �
zoning fi�e number 8g84 �
da�e October 13, 1981
4JHEREAS, RAYtdOND TNOMAS & ROBERT TAYLOR have applied for a variance from
the strict application of the provisions of Section 6i .101 (f� of the
Saint Pau1 Legislative Code pertaining to the required minimum lot size
for a three plex in an RM-2 zoning district; and
WNEREAS, the Saint Paul 8oard of Zoning Appeals conducted a public hearing .
on September 22, 1981 , pursuant to said appeal in accordance with the
requirements of Section 64.203(a) of the Legislative Code; and
WHEREAS, the Saint Paul Board of Zoning Appeals based upon evidence presented
at the public hearing, as substantially reflected in the minutes attached
hereto, made the following findings of fact:
1 . Any hardship which the applicant would incur was self-created given the
long history of zoning and building code violations .
2. A variance would be of substantial detriment to the intent of the
Ordinance to prevent overcrowding.
3. The variance is based on a desire to maintain or to increase the income
potential of the property.
4. The variance is in conflict with the Comprehensive Plan.
NG�d, THEREFORE, BE IT RESOLVED, by the Saint Paul Board �f Zoning Appeals
� that the variance of the provisions of Section 61 . 101 (f} to allow an illegal
three plex to continue on a lot of less than 10,400 square feet be denied
for property located at 550 Concord.
m ove d by ��r, Kirk Decisions of the Board of Zoning
Appeals are final subject to appeal
s e c o n d e d by MS . Summers _ to the City Council within 30 days
in favo r by anyone affected by the decision.
6
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: �
V J V'7
. . ZO�ING STAFF REPORT
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1 . , APPLIC�NT: RAYMOND THOMAS & ROBERT TAYLOR DATE OF HEARING 9/22/81
2. . . . . . . . . . . . . . . CLASSIFICATION . . . . . . . . . . . . . . .
CURRENT PLANNI►vG & ZONING COr�MITTEE BOARD OF ZONING APPEALS
Rezoning ❑ Uariance �
Special Condition Use ❑ Administrative Review ❑
Determination of Similar Use ❑ Other ❑
Change of Nonconforming Use ❑
Other ❑ �-
3. LOCATION: 550 Concord Street (West side between Page and Curtice) .
4. LEGAL OESCRIPTION: Lot 11 , Block l , Paul Martin 's First Addition.
5. PRESENT ZONING: RM-2 ZONING CODE REFERENCE: Section 61 . 101 (f)
6. � STAFF INVESTIGATION & REPORT: DATE 9/15/81 BY Donna F. McNeally
-----------------------------------------------=--------------------------------------------
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y,`
A. PURPOSE: Allow an illegal three-plex to continue.
B. PARCEL SIZE : Irregular parcel wi.th 62' frontage on Concord and 4,950 square feet.
C. EXISTIMG LAND USE: Two story triplex.
D. SURROUNDING LA�D USE:
North - Single family and duplex (R-4)
South - Sin91e family (R-4)
East - Industrial uses across Concord (I-1 }
;a�est - Single family; Lafayette Freeway (R-4�
E. 4RDINANCE CITF,TION: Section 61 . 101 (f} requires minimum lot area of 10,000 sq. ft. for
construction or conversion of a three-family unit building.
F. ZOPIING HISTORY: In 1962, Florentina Bubb was issued a building permit to construct a
single family dwelling on the site. Construction was stopped in 1°64 because a three-
plex was being built on tne site. T1r. Bubb then applied to the Board of Zoning for a
lot area variance to complete construction of the house as a duplex. In December 1965
the Board of Zoning and the City Council denied the variance request. Assessor's records
indicate 3 units were in place by 1967, in violation of City Council 's denial of the
' variance. The property does not have nonconforming status since the units were established
illegally after August 24 , 1964.
The Zoring Committee conducted a public hearing on August 6, 1981 , on a petition to
rezone to RNi-2. The Zoning Committee voted 5 to 0 to deny the re2oning.
The Plann�ing Commission considered the Zoning Committee's recommendation on August 14,
1981 , and voted 12 to 0 to deny the rezoning. The City Council approved the rezoning
(6-1 ) on September 10, 1981 .
G. FI�DINGS:
1 . The request for variance is based on the exceptional area of the lot. The lot is
less than that required by the Zoning Ordinance for a single family house.
2. l��ithout a variance, the owner �rould have to convert to a sinole family unit. Given
the history of zoning violations on the site, hardship appears seif-created.
3. The variance cannot be granted without substantial detriment to the community and
to the intent and purpose of the Ordinance to prevent overcrowding on lots .
This variance vrould be a 50i- reduction in the minimum lot area requirement.
4. The request for variance is based on a desire to maintain oi� increase the
income potential of the parcel .
5. The variance is in cenflict with the Comprehensive Plan.
The District 3 Flan states that "overcro��lding on land is a p�,oblem in scattered
areas throughout the com�unity. fvar-�-ow and undersized lots are the principal causes
ef inadequate yard space for recreational purposes and off-street pa��kino" (p.9; .
Qne of the Plan ' s recom�endations ?s to "2. Systematically eliminaie overcrowding
�•;here sr�,al1 lot sizes a��e a prcblem. Increase lot sizes by gradually .pnasing out
cete,-ic��G.�e�d hon,�es and by incorporGtin, G? ley spcce" (p. 10) . �
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v� .. f. . a, � li- .
RAYh10ND THOMAS & ROBERT TAYLOR (18984) STAFF REP4RT Page 2
F. FINDINGS CONT'D.
The Land Use Plan (p. 24) states that the City will establish criteria to
determine when to allow large house conversions . The `criteria will address
density, lot characteristics , structural characteristics , parking, open space,
and neighborhood impact. The site does not have sufficient 1ot area for 3 units .
The structure size, which is approximately 2,000 sq. ft. , is not exceptionally
large to warrant conversion to 3 units .
G. STAFF RECOMMENDATIOh: Based on findings 1 through 5, staff recommends denial of
the variance.
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zorvi�vc BOARD
I
APPLICATtON FOR ZONING ORDINANCE J,AR�.1�E � O I
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CITY OF SAINT PAUL
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A VARIAfVCE OF ZONING CODE CHAP-ERy.Z!,SECTION.,,�_PARAGRAPH T
IS REQUESTED IN CONFORMITY WITH THE POWERS VESTED IN THE BOARD OF ZONING AP—
PEALS TO PERMIT THE 3—D� �'� ON PROPERTY i
� �
DESCRIBED BELOW. �
�
IA. AppliCant; NAME: 1�-�o�d Thc�m�� ° bPrt F_ T�.�lnr, �r
ADDRESS /O E r j�':°i Gj rz�Pr� ,Tr _ I
565 S . P.o�ert� St. .';e�G St. P��jp:co�� t 1 R
DAYTIMETELEP ONE O. /T�-�r �^^� �+� �
1., Property in�erest of applicant: (owner,contract purchaser,etc.) !
Con�ract for Deed purc'�:aser Robert �. Tavlor, i
2. Name of owner (if different) ��y—,,�GI;G'' Tno�::�5 Cr• �
6. Property Description: ADDRESS •
1. Legal description: LOT 1� BLOCK 1 ADD.
Paul ��'�ar�in ' s Fir�� hddi�ior.
2. Lotsixe: '�'� �� i rl? F.S — �/"�" 'r
3. Present Use "� �;" � '?"•�—i� Present Zoning Dist. �—G. �it�1�:�
�C��.r��� i`t'' �irv�"d
C. Reasons for Request: J
1. ProPosed use �—��E�:
� _ � �;;�!rc;,.�,, : �-s presenzly beir.g usec 1
� � �\�", �-`' �='' � ;L 1!
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+ — `j���`5�., ...'�. �;i �;i �'' L ��'�; ��� �' ,�`� ItC`' I��. '..
2, What physica�characteristics of the property prever,t its be�ng uSed for a�y of th'e,pe�mitted uses
in your zone? (topoaraphy,soil conditions,size and shape of;lpt,e�c,) �
.�i"Ci�i_I'' �j' l:SC- r�jsires X'E—<,O:il:l�•� �c5 �v�}-� nc
'�2:^�c'•_::CeS `I"Oii? ii?�. ICtj". Sl�ci;i:3""r�'�S:,C:°�'c,i Ci
I'C'CL�=C-;`:�'.• �� r ^rtrii'i, ��`�„ �, :��
State the specific variaiion requested,giving distznces where appropriete.'-��-,�,-,
u � + 1�, � Q� � � t
�'�-1"�'��v� 'V il�t'�,�1�� �t �-:� ✓ � jl"C f�'1 ��i. C�'l7
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r'�G u� �e c� -;� 5=�?� 3 Q �t ���.�, ��i!� -
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� Explain how your czse conforms to each of the foilowing:
�
� a. That the strict applica2ion of the provisions oi the Zoning Ordiance would result in peculiar
-.�. or excep2ional practical difficulties,or exceptional undue hardships. ,
r^r���er t}� 1��s been useu as : �-pi ex ;or
� �,-�;:�' �J�"c.2'S . r�ditior.al lc!7C 3.S :;G�`. �;a'�Z1�.nCiC.
"� CASHIERS USE ONLY
ca� '
.� b. That the oranting ot s variance will
_„� not be a substantial detriment to _ _ _ .
� public 000d or a substantial impair- " -_� -• - • - -_� , . -
ment of the intent and purpose oi
;�`: —- '
•�.. 1 the Zoning Ordinance. _ -_ :
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NOTE: THIS 1NILL NOT BE PROCESSED WITHOUT A COAQPLETE SITE PLAfV!
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Date Received � ,
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to oc�sid�r tbe apptal of Rs�yro�►d Tlwea� and �ober! 3'�ylor, Sr, _
'to a �cision of th� Boelyd o! Zoning t1�A1� Yor �Paopa'�Y'- at
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• MEISINGER AND MEISINGER � � Q �
ATTORNEYS AT LAW ! �' � g 1
EDMUND C. MEISINGER,SR. � LP ' TELEPHONE
965 SOUTM ROBERT 5T. / I
EDMUND C. MEISINGER,JR. � �� 457-2827
WEST ST. PAUL, MINNESOTA f
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55118
October 20, 1981
City Clerk
City Hall & Court House
Saint Paul , I�Iinnesota 55102
Re: Zoning File No. 8984
Gentlemen:
This is to notify you that the applicants , Raymond Thomas and
Robert Taylor, Sr. , appeal the decision of the Zoning Appeals
Board dated October 13, 1981 , regarding property at 550 Concord.
This morning we picked up a copy of the Resolution, and believe
that the matter should be heard by the City Council .
UJe are enclosing a check in the amount of $50.00, which is the
filing fee.
If we need additional information or support for the basis of
our appeal , please let me know.
Yours truly,
E. . h�eisinger r. �, �
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S�T. PAUL CITY COUNCIL
PUB� IC HEARING NOTICE
Z ONING APPEAL
Dear Property Owner:
FILE N0. X8984
PAGE
PU R P 0 S E Appeal of a Board of Zoning's decision relative to a
request for a variance to allow an existing three-plex
to remain in place. (Lot size in question).
L 0 C A T I 0 N 550 Concord, Lot 11, Block 1, Paul Martin's lst Addition
P E T I T 10 N E R Raymond Thomas and Robert Taylor, Sr.
H E A R i N G Tuesday, November 24, 1981, 10:00 A.M.
Citv Council Chambers, 3rd Floor City Hall - Court House
Q U E S TI 0 N S Zoning 298-4154
Contact the Zoning Section of the Planning and Economic
Development Department, Room 1101, City Hall Annex,
25 W. 4th Street, St. Paul, MinnesoLa 55102
Notice aent November 4, 1981, by th@ Valuation and AsBessment Division
Department of Finance and Msnagement Services
Room 218 City Hall - Court Houae
St. Paul, Minnesota 55102