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269766 .1TV CLERK COIlI1C11 /.p�9��s FINANCE GITY OF SAI�NT� PALTL t � �QEPARTMENT � Flle NO. - MAVOR ' Resolution , Presented By Referred To Committee:� Date Out of Committee By Date WHEREAS, on May 20, 1977, John A. Cochrane of 1911 Bayard Avenue applied for a variance from the strict application .of the provisions of Section 61. 101 (b) of the Saint Paul Legislative Code , pertaining to front yard setbacks; and WHEREAS, the Saint Paul Board of Zoning Appeals, after holding a public hearing on said variance application on June 21, 1977, pur- suant to Section 64.203a of the Saint Paul Legislative Code, denied the request for a variance of the front yard setbacks; and WHEREAS, John A. Cochrane, pursuant to Section 64.204 of the Saint Paul Legislative Code, has appealed the decision of the Board of Zoning Appeals to the Cogncil of the City of Saint Paul; and WHEREAS, the City Council held a public hearing on August 18, 1977, at which all interested parties were heard; now, therefore, be it RESOLVED, That the Council of the City of Saint Paul hereby finds, determines and declares, based on the record, that the phys- ical conditions of the property are such as to create a peculiar practical difficulty to the owner if the strict letter of the regu- lation were carried out, and that granting the variance will not result in substantial detriment to the public good or substantial impairment of the intent and purpose of the Zoning Ordinance; and be it FURTHER RESOLVED, That the Council of the City of Saint Paul, under the authority of Section 64.206 of the Saint Paul Legislative COUNCILMEN Yeas Nays Requested by Department of: Butleri-�'" �. [n Favor Hunt • �- _�___ Against BY Roedler Sylvester Tedesco Form Approved by City Attorney Adopted by Council: Date ^�� O B �� .�.C�! Certified Passed by Council Secretary Y By Approved by Mayor: Date _ Approved by Mayor for Submission to Council By BY WHITE - CITV CLERK `-�� PINK - FINANCE GITY OF SAINT PAiTL Council .� Cij�ARV !DEPARTMENT � Bl_UE - MAVOR � S File N 0. � Council Resolution Presented By Referred To Committee: Date Out of Committee By Date 2. Code, grants the request to relax the front yard setback require— ments at 1911 Bayard Avenue; and be it FINALLY RESOLVED, That this decision be communicated to the Zoning Administrator for any necessary enforcement proceedings. COUNCILMEN Requested by Department of: Yeas N ays Butler�" ,�. [n Favor '�Hunt .�� _�___ Against BY Roedler �Sylvester � \Tedesco �EP � 3 1977 Form Approved by City Attorney Adopted by Council: Date — Certified P .s y Council cretary BY � � By � • Approved b � or: Date _�� Approved by Mayor for Submission to Council r� By BY EUB�ISHEO SEP 2 4 1977 .�. •. � � .. _ . . � � � . ... � .. . . _ .. . `t� . . .. . - . � � . � ... . ' . . . 4 I .. �, / / �� [ "r..� . . . . . � . . ,`� � / � . / r : �� . j . I � f l, � _ • • - 1 -_ , ` � � , � : � � , , , � • � �. _ �� f ` , . °� � - . � . � , � . - • ' . ' • � �s `�'� , r � ; ;; , ��as - ' . . i� ' f : ' ��►��t��► . > , � �re�► 6�T' � � _ . ' � � , . � , � � µ . , < � � �i�! , � : , +� � 3'�M► � ,t�� tal�Aj�t;�M i� 11�dA �i �/�1�1 "'�R �t1 1�!" ��`�a �I�t 1W1 . � , a irrr�. +e� � l�+it !� �r �r.�!�► ��a.rlt +�+ � � ' ' �I�,+M�r► di�'��i �t�iri<�i�slr3�rr�+Aa� � � �'� �t �` � � ' �+ii11�1�tt��;+�r �'� i� il�#+�n, � , . p , ;, ; . , ; - . f �.'��s . . \ . . . " ' . • � �� , a' .�`f'.' ,, ' � . � ��' .�I��'��i ' � � � �� 'r� �jis�nt � .: , : t . � . . , . '� �l� � " : • . , � . , , , � , ; , . . ; i . , , ; ; � . • '� ; . , � . . . ; I � , . , . _ � . , � a . - � �, . , , • . , , .,� . • , _ r . �, ' \ .. , , ��, A � • . < � . . . 1 BOARD OF ZONING CITY OF SAINT PAUL '� OFFICE OF THE MAYOR CITY PLANNING DONALD L. SPAID AIP August 17, 1977 PLANNING COORDINATOR Rose Mix, City Clerk 386 City Hall St. Paul , Minn. 55102 Dear Madam: This is an appeal to the City Council by John Cochrane of a decision made by the Board of Zoning Appeals to deny a variance. The property is located on the north side of Bayard between Fairview and Howell . The appellant wishes to build a front entryway onto his house which would extend about 82 feet into a required front yard. The proposed addition requires a variance from Section 61 .101 (b) of the Saint Paul Legislative Code. This matter was heard by the Board of Zoning Appeals on June 21 , 1977. A motion to deny the variance was made by Mr. Hummer, seconded by Ms. Zachary, and passed unanimously. The Board found that there is no physical basis for the requested variance and that the proposed front entryway would be an intrusion in the neighborhood. The Board of Zoning Appeals' decision to deny the variance has been appealed to the City Council . It is sched�led to be heard on August 18, 1977. Sincerely, �v /J w�fiNrtiob�^- Jean S. Berman City Planner JSB/gf Enc. Zoning File No. 8156 421 Wabasha Street, Saint Paul, Minnesota 55102 (612)-298-4151 o � • � r city of saint paul board of zanir�g appeais resolution zonir�g file numk�er_8156 � , (�ate . June 27, 1977 WHEREAS, John A. Cochrane has applied for a variance .f�rom the strict application of the provisions of Section 61 .101(b) of the St. Paul Legislative Code pertaining to front yard setbacks, and WHEREAS, the St. Paul Board of Zoning Appeals conducted a public hearing on June 21 , 1977 pursuant to said appeal in accordance with the requirements of Section 64.203a of the Legislative Code, and WHEREAS, the St. Paul Board of Zoning Appeals, based upon evidence presented at the public hearing, as reflected in the minutes attached hereto as Exhibit A, made the following findings of fact: 1 . There is no physical basis for the requested variance. Z. The proposed front entryway would be an intrusion in the neighborhood and would impair property values of those in the surrounding area. P�OW, THEREFORE, BE IT RESOLVED, by the St. Paul Board of Zoning Appeals that under the authority of the City's Legislative Code, Chapter 64 Section 206, it denies the request to relax the front yard setback requirements on the property described in the legal descripton on the application for variance (Exhibit B) attached hereto. ��0�/E'� ��/.�.—Hummer--------�-- sECOnded by_ �ra;5------------- i n f avo r ---5-_ agair�st __ _---o----- I! ; � ,M" i' v��,�qX ` I I r�'-Qi�� , �,. . � ix S 4 I' <�'��"• So�r •�+ , qC„ ,I,, � 3� . an 'I nN� ,J' o � `� q :a,�'a` a � ti �,y� C� ;:��R• � YYO �ba` • �o'�� c o 4,`��°� n� '` � '�� `t�$ Q� ' F :��n n n' o� rC Q~ T o`� .r°� i / . :, o . ,L �v ;.�,ei � b, �, �. �eD� � �' � �Oy� OM ,��` r D � i. 0� �� ti ��' o'` �°` �r� � ,�v`° ,��' Y � a`O a o` � � �°, ;" �A � . �h,`� m„ ,� �, ,y�. � �o � r �`� �,� �Q'q,� � �� ,r `� '.V Z",� 4 T C I I � �� 4 . � QS .a b°•'�` .� �►� �' ,� , � '�' c �� ` � ' � �A Y� I`� .V �� 41J . � . • �I,.� nt� c��+�` '�/;��I . � . . . � '�% / �� ' y, ;`w�� I�''� . . . . � ,�� :V: I � � 0 : I� o^°s�a�� ,o� '� � ; I ti� S �`°� i; �� li ,�� . I ..�'QS p� •• h t� - i; �,� bh� �, . , I.,� � ' �I� �J.� '' p�= j i� � r , _�^► \ � ��,�� ;% `Y �Q ,jL•`'• I i . ,b' , , b `• II, �a �"�� I�� a'' . � . , � I''! �� 3 � ,, � �o• `�y,° �tt �'Q ' S�e~~ �q� ,� o� '� i � o r � r,�'�, S�S � i S` �� c� I � . �S =? . . . . S Ii j' � �, . , �� 'I i I). I ,�. . a � , MINUTES OF THE MEETING OF THE BOARD OF ZONING APPEALS ON TUESDAY, JUNE 21 , 1911 at 2 PM in CITY COUNCIL CNAMBERS. SAINT PAUL, MINN. � PRESENT: N�nes. Zachary and Morton, and Messrs. Fishman, Grais and Humner of the Board of Zoning Appeals; Mr. P M lip Byrne, Assistant City Attoryey; Mr. Richard Amey of the Division of Housing and Building Code Enforcement; Nbnes. Berman, Fearnside and Fox of the Planning staff. � JOHN AP CO�HRANE N8156 : An applicdtion for variance to construct an addition to pro ert ocate on he north side of Bayard between Fairview and Howell . The appellant was represented. There was opposition. � Ms. Berman read the staff report. Mr. Thomas H. Stahl , architect, 200 W. Old Shakopee Road, Bloomington, Minnesota, represented John Cochrane. He said tf►e Cochrane home was built in 1932 or slightly later, and the existing front entryway now ha5 a depth of approxima�ely 4 ft. on the inside. The reason for the proposed additton is to give greater depth. He said they desire 8 ft. on the inside. He said the proposed addition would be kept in the same character as the house, and although they r�alize it would sit forward a bit more than others on the 61ock, it is important for energy of the house and would not subtract from the neighborhood. He presented pictures of the existing house to the Board members. Mr. Fishman, discussing the points with which the Board must deal , said he had trouble with #1 regarding peculiar or practical difficulties or hardship. � Mr. Stahl said that in order to get an entryway, you would have to penetrate inward or project outward, and 7 ft, was the dimension they could live with. Mr. Fishman again asked for a hardship explanation, and Mr. Stahl said the hardship is that the door opens up and goes straight into the interior of the house, and a cold blast of air comes in, and there is no way of getting two doors. Ms. Berman discussed the physical basis, saying that because of the way the house is set in relation to its neighbors, the proposed addition would be noticeably forward as it would be an 8 X 10 ft. addition onto the house. The reason she gave no recommendation, she said, is that she did not want to make a conclusion as to whether it would detract from the appearance of the property or how much of a hardship there is not to have an air lock in a house, and the Board must decide. Ms. Morton said that when Jean makes a finding, she does not always have to give a recomnendation. Mr. Jay Lararqy, 1891 Bayard, said he knows about the area, and that the Cochrane house was built around the same time as the other houses in the block, about 1940. He said that at that time all the houses were built without vestibules, and aside , John A, Cochrane � Page 2 , � , ' from that the principle is not the fact that this addition is not s ymnetrl ca 11y built and attracttve, but once you rezone this distance from �he street, anyone can put up a double car garage, etc. , up to the 31 ft. limlt. He said that is the objection of the neighbors; an obstruction to a beautiful idwn. Mr. Fishman asked whether granting the variance would open the faoodgates to other things, and Mr. Byrne told him the fact that a variance is granted will bear on or have some impact on future requests. . Mr. Tom Salmen, 1871 Bayard Avenue, said he has been in the neighborhood for 17 years. He said he had talked with a number of the neighbors and most of them object to the propased addition, as they feel it is unfair to the neighbors to build an additional extension onto the front of the home. He said all homes are built with the same kind of arrangement and they a11 get along fine, and feel the appellant has an inconvenience which would be inconven9ent to all the neighbors if he puts on the entryway. He said he thought nonconfor�nity would affect property values and he thinks Mr. Cochrane can work out a more equitable and suitable plan. When Mr. Grais asked about the plan, Mr. Salmen said if he were doing it in his own house, he would take part of the livingroom. Mr. Gary Baker, 1870 Bayard, said he has 1ived across the street for 5 years and he said he did not know if lack of conformity would be a detriment to the neighborhood but he felt the neighborhood shou1d retain its character and this variance would not do anything to enhance the character of the neighborhood, so he opposed it. Ms. Joan Lararr�y, 1891 Bayard Avenue, said she had a letter signed by several of the neighbors who were unable to attend the hearing, and they would alt prefer very strongly not to have this projection because of blocking of view, etc. Ms. Laramy said if you do it for one, you will have to do it for another, and 3 years you may have a double garage. , Ms. Morton said each thing would be a separate case, and granting this variance would not open gates for one and all. Mr. Stahl said that in regard to the addition being built sideways and trying to center the addition onto the existing 6rick surround. they had considered many plans and trying to penetrate to ti�e east is very difficult, so the solution they reached was the only practical and plausible solution, Mr. Salmen said that in regard to going inward, when he had remodelir►g done on his home, they asked about en1arging the vestib1ue. He said the Cochrane house is like theirs, and if they 1ost a few feet from the 1ivingroom, they would not do anything structurally to the stairwell . Mr. Stahl said there may be some sililarities between the houses, but because of the window condition and the way the stairway turns, they had looked at it, but found too many problems. Mr. Grais said he tried to visualize an 8 X 10 foot addition sticking out in front of the house and could not see it. He thought it would destroy the line. PLANNING B�ARD STAFF REPORT �une 2� , 1977 17 Plat Map t. APPI,ICANT'S NAME : John A. Cochrane 2. CLASSIFICATION . � Amendment � Appeal � Permit � Other 3. PURPOSE . Addition to home 4. LOCATION . North side of Bayard between Fairview and Howell s. LEGAL DESCRIPTION : West 25 ft. of Lot 58, and all of Lot 57, Lanes Cleveland V-llas Plat 2 6. PRESENT ZOIIING: R-3 7. PURSUANT TO Zoning Code Chapter: Section: Par�agraph: 8. STAFF INVESTIGATION & REPORT: Date: 6-14-77 By: JSB A. PROPOSAL: The proposal is to build an enclosed front entryway onto the house. t iT—`�s to be about 80 sq. ft. in area. B. FRONTAGE & AREA: This lot has a 75 ft. frontage on the north side of Bayard an is t. eep. It is 9375 sq. ft. in area. The house is set back 55 ft. from the curb line and about 39 ft. from the front lot line. C. VARIANCE• Section 61 .101(b) states that when the ma�ority of structures on t e oc� are built near or further from the street than the general setback required in the zone, then new structures on that block shall be set back , a distance equal to the average setback on the block. Houses on this block between Fairview and Howell are all set back about 39 ft. Therefore, the entire front yard is a required ya'rd. A variance of 8� ft. is required to allow a covered entry to be built extending that far forward from the main part of the house. D. SITE CONDITIONS: This commodious brick house is abou't 40 years o1d. The site is bounded by single family homes on the east and west, and by the • grounds of St. Catherine's College to the north. The site is flat and at street level . There is an attached garage with a driveway onto Bayard. The proposed entryway would be adjacent to th� driveway. The existing entryway projects about 3 ft. forward from the main part of the house. It is about 4 ft. wide. E. AREA CONDITIONS: This is an area of ineticulously kept, larger single family omes. ouses a ong this block appear to have been built at the same period and have similar front yard setbacks. F. FINDINGS: 1 . With the proposed addition, the house would be set back abaut 31 ft. from its front lot line. 2. The proposed entryway would be noticeably forward from other houses on the block. JOHN A. COCHRANE Page 2 3. Without a variance, there could be no expansion of the existing front entryway. , 4. A larger front entryway would conserve energy, as it could function as an air lock between a Minnesota winter on the outside and a warm house on the inside. , - /-`.` . , . . . . . . . . . � . . ��--... .... APPL i710N FOR ZONING ORpINANCE VA �NCE . ,�.:,�,�.:... . ,�;:�:... � • CITY OF SAINT PAUL ZONING BOARD � ,� � � ,j �, A VARIANCE OF ZONING CODE CHAPTER,_,�.�,SECTION�,�.�PA�AGRAPH IS REQUESTEp IN CONFO'RMITY WITH THE RQWERS VESTED IM TME ZON�N(i 80ARp 3 , TO PERMIT 7HE � ON PROP�RTY DESCRIBED BEIOW, t0 30� A. Applicant; NAME: ADDRESS_ 1 97 1 Z.a�arr7 A�s�� T 1. Property inNrest of opplicont: (oWn�r, cootract purckoser, �tc.) ' �� 2. Nam� of own�� (if diff�rent) • B. Prop�rty D�scription; ADDRESS �„t�}].�, Bay3�+� ' St, Paul, I� , 55116 �� 1. Leyal d�serlptio�: LOT jiT. Zrj• BLOCK ADp. T.anoc !'�7a`/ of Lot 58 a�d. all of I.ot 57 iana vilias, �1a�� , 2. Lot siz�: 7�srly7,�,__ 3. Prossnt Use _rF _q c9canf�i�l present Zoniny Dist._$'"3, +qa�sm+rpx��sia�a C. Rsasons for R�qwst: �. Proposed �s. resic3c�ntial addition v �� ' i " 4F � . .. .. . K .. M. in ,our zone? �/a �. , ; �. ZON�N � s��-�5 � G FI L E .= v.�-,� ,u �� a+� 3. ow ' ' ns revent ony easonoble uss of you� prop�rty under ths terms of ths Zoning Ordinanee. I1�3 � 4. Stote ths speeific variation requssted, iving distoncss where app�opriats. R�yuest for a setback var�ance. The current setback is the average af a11 the house:� on the block, 39 f�et `.�h ��gtl'UU1e a�2c�i.tic�ri ��r��t�s k�eyond setback limit � Exploin how your case eonforms to sac o f e ollowing: $� �w approx. a. That the strict opplication of the provisions of the Zoning Ordinance would result in peculiar or exceptional practical diffieulties, or exeeptionai undue hardships. �i'ne addi,tinzi af an ei�try v�stiY�ule woul�l nat �Q �ossible i� coufon�.ance is required. b. That the yranting of a variunee will not bs a substontial detri• CASHIERS USE ONLY ment to the public yood or a substantial impairment of the � �(��oQ ,�,1��„��N��,�� intent and purpoas of the Zoning Ordinanee. OQQ�Q� �LK� Qg1,L��?� `1'he small adc3itioz� will �ot nie�tatily effect th light, air or yra�en s�ac e�uir�aents provicled by the ode and it will measurably a3d to ics, va ue � � W�r1 �!•� 1C.Q. - �^� . Cas• Number � Dats Rbee(ved . .� ! %BOARD OF ZONING CITY OF SAINT PAUL OFFICE OF THE MAYOR � CITY PLANNING DONALD L. SPAID AIP PLANNING COORDINATOR August 17, 1977 Rose Mix, City Clerk 386 City Hall St. Paul , Minn. 55102 Dear Madam: This is an appeal to the City Council by John Cochrane of a decision made by the Board of Zoning Appeals to deny a variance. The property is located on the north side of Bayard between Fairview and Howell . The appellant wishes to build a front entryway onto his house which would extend about 82 feet into a required front yard. 1'he proposed addition requires a variance from Section 61 .101(b) of the Saint Paul Legislative Code. This matter was heard by the Board of Zoning Appeais on June 21 , 1977. A motion to deny the variance was made by Mr. Hummer, seconded by Ms. Zachary, and passed unanimousiy. The Board found that there is no physical basis for the requested variance and that the proposed front entryway would be an intrusion in the neighborhood. The Board of Zoning Appeals' decision to deny the variance has been appealed to the City Council . It is scheduled to be heard on August 18, 1977. Sincerely, ' l�,v � ��tMrraw- Jean S. Berman City Planner JSB/gf Enc. Zoning File No. 8156 421 Wabasha Street, Saint Paul, Minnesota 55102 (612)-298-4151 �o . q� .��,�kR�A{ '�`� �r5,� c � vy( ~�...�Y. � � O .. . . . : V'�.,0 ��S �I h� �a ,y � . . � � . � .. � ;'.� ' �Q`':•;�,c�'a`',�y� q o'+ � . :�,�`��v,�� C a��'+ �n o�'Y�n��' 04 � � � } �, \ '� � ,�" � ; �' � o�C p,C l? �,� ,��p � '� ��`1 ,s' "�+,0� � �� .'�R� �a � .Y� ; •,. ,,'` � a ,y ,'�' , � � � o � � � � � ! (� •�� 4 � •i .�eti.� ,�o°.a o o • ,�� :'�G�• �° � � � ` � '` �°` ,y� � o�� `r' A �'► � ' ` a� � �p � :'�.� b O ^� � �y� '°�' qq � .�• :�� ° � �: �'�y�� a�' v • ; "'}O �e `� �0'� "l�4 �� ;�ah �'S � � � ; `f' f r ` ,'V.�;'• S 'q 1. `rC':� '�� , � Q a � :,�� ,, ; � �.�� ; . q -�� . _ ,��` YO4 � a �.�p :• � ., . . . , . � � . � ` � �S ,:��(�:' .� . . . � •� A I y ;vw�� . h q � �f � . .4RS�� o� ��N;' r � ,S ho 3 � Y,�s �•� ooa� � .o't'q a'; cy .�� S � �Q � A � � wti' 0� , �� y� • . :'� ` � � �' : b`:� , �j 't*� I,�D'��. '�lJ Sp ,� �� A� , �� ' . �°p0 �,i �e� b�' A .'� ,,, �O. �a• �,�. �~• � � � � '* . h� I �� •" � � � . . � � � . � . O� Gj�. �� '`��' C� Q� �~ � 11 oi `.'' j% S� ��q~ Sy�~ Npn . .. . . j A� A S��r �. � �� a =� . . � � r �� ;' . li city of saint paul '! ��. board of zoning appeais resolution '! zoning file numk�Er_8156 �. (�ate . June 27, 1977 ' ' WHEREAS, John A. Cochrane has applied for a variance .f�rom , he strict application of the provisions of Section 61 .101 (b) of the St. Paul Le ' slative Code pertaining to front yard setbacks, and WHEREAS, the St. Paul Board of Zoning Appeals conducted a ,' ublic hearing on June 21 , 1977 pursuant ta said appeal in accordance with requirements of Section 64.203a of the Legislative Code, and �' �� WHEREAS, the St. Paul Board of Zoning Appeals, based upon � idence presented at the public hearing, as reflected in the minutes attached to as Exhibit A, made the following findings of fact: 1 . There is no physical basis for the requested va !' nce. i 2. The proposed front entryway would be an intrusi iin the neighborhood and would impair property values of those in th ' urrounding area. il P�OW, THEREFORE, BE IT RESOLVED, by the St. Paul Board of � ing Appeals that under the authority of the City's Legislative Code, Chapte 64 Section 206, it denies the request to relax the front yard setback requi nts on the property described in the legal descripton on the application for v iance (Exhibit B) attached hereto. , �'i i� i . �, �� i �, , '�i I�� '�; I' , i''� �, � I I I�; ��/�� by Hummer --------- , '�, sEC;onded by Grai s_�` _!,__ in favor ___5_ against --.---.o____ i� ��. , MINUTES OF THE MEETING OF THE BOARD OF ZONING APPEALS ON TUESDAY. JUNE 21 , 1977 at 2 PM in CITY COUNCIL CHAMBERS, SAINT PAUI, MINN. PRESENT: Mmes. Zachary and Morton, and Messrs. Fishman, Grais and ,Humner of the Board of Zoning Appeals; Mr. Ph91ip Byrne, Assistant City Attoryey; Mr. Richard Amey of the D9vision of Housing and 8uilding Code Enforcement; Mmes. Berman, Fearnside and Fox of the Planning staff. � JOHN A. COCHRANE (#8156) : An application for variance to construct an addition to property ocate on the north side of Bayard between Falrview and Howell. The appellant was represented. There was opposition. - Ms. Berman read the staff report. Mr. Thomas H. Stahl , architect, 200 W. Old Shakopee Road, Bloomington, Minnesota, represented John Cochrane. He said t�e Cochrane hame was butlt in 1932 or slightly later, and the existing front entryway now has a depth of approximately 4 ft. on the inside. The reason for the praposed addition is to give greater depth. He said they desire 8 ft. on the inside. He said the proposed addition would be kept in the same character as the house, and although they realize it would sit forward a bit more than others on the block, it is important for energy of the house and would not subtract from the neighborhood, He presented pictures of the exis�ing house to the Board members. Mr. Fishman, discussing the points with which the Board must deal , said he had trouble with #1 regarding peculiar or practical difficulties or hardship. , Mr. Stahl said that in order to get an entryway, you would have to penetrate inward or project outward, and 7 ft. was the dimension they could live with. Mr. Fishman again asked for a hardship explanation, and Mr. Stahl said the hardship is that the door opens up and goes straight into the interlor of the house, and a cold blast of air comes in, and there is no way of getting two doors. Ms. Berman discussed the physical basis, saying that because of the way the house is set in relation to its neighbors, the proposed addition would be noticeably forward as it would be an 8 X 10 ft. addition onto the house. The reason she gave no recommendation, she said, is that she did not want to make a conclusion as to whether it would detract from the appearance of the property or how much of a hardship there is not to have an air lock in a house, and the Board must decide. Ms. Morton said that when Jean makes a finding, she does not always have to give a recomnendation. Mr. Jay Lararr�y, 1891 Bayard, said he knows about the area, and that the Cochrane house was built around the same time as the other houses in the block, about 1940. He said that at that time a11 the houses were built without vestibules, and aside � . . . . . . 1 � . " � . , "John A. Cochrane Page 2 , . . � r ' from that the principle is not the fact that this addition is not symnetrically built and attractive, but once you rezone this distance from the street, anyone can put up a double car garage, etc. , up to the 31 ft. limit. He said that is the objection of the neighbors; an obstruction to a beautiful lawn. Mr. Fishman asked whether granting the variance would open the floodgates to other things, and Mr. Byrne told him the fact that a variance is granted w111 bear on or have some impact on future requests. . Mr. Tom Salmen, 1811 Bayard Avenue, said he has been in the nelghborhood for 11 years. He said he had talked with a number of the neighbors and most of them object to the proposed addition, as they feel it is unfair ta the neighbors to build an additional extension onto the front of the home. He said all homes are built with the same kind of arrangement and they a11 get along fine, and feel the appellant has an inconvenience which would be inconvenient to all the nelghbors if he puts on the entryway. He said he thought nonconformity would affeGt property values and he thinks Mr. Cochrane can work out a more equitable and suitable plan. When Mr. Grais asked about the plan, Mr. Sa1men said if he were doing it in his own house, he would take part of the livingroom. Mr, Gary Baker, 1870 Bayard, said he has 1ived across the street for 5 years and he said he did not know if lack of conformity arould be a detriment to the neighborhood but he felt the neighborhood should retafin its character and this variance would not do anything to enhance the character of the neighborhaod, so he opposed it. Ms. Joan Larartty, 1891 Bayard Avenue, said she had a letter signed by several of the neighbors who were unable to attend the hearing, and they would all prefer very strongly not to have this projection 6ecause of blocking of view, etc. Ms. Laramy said if you do it for one, you wi11 have to do it for another, and 3 years yau may have a double garage. , Ms. Morton said each thing would be a separate case, and granting this variance would not open gates for one and all . Mr. Stahl said that in regard to the addition being built sideways and trying to center the addition onto the existing brick surround, they had considered many plans and trying to penetrate to the east is very difficult, so the solution they reached was the only practical and plausible soluti'on. Mr. Salmen said that in regard to going inward, when he had remodeling done on his home, they asked about enlarging the vestib1ue. He said the Cochrane house is like theirs, and if they lost a few feet from the 1ivingroom, they would not do anything structurally to the stairwell . Mr. Stahl said there may be some sililarities between the houses, but because of the window condition and the way the stairway turns, they had looked at it, but found too many problems. Mr. Grais said he tried to visualize an 8 X 10 foot addition sticking out in frant of the house and could not see it. Ne thought it would destroy the line. John A. Cochrane Page 3 Mr. Humner moved for denial on the ground that there was no physical basis for the � variance and it would impair property values within the surrounding area. The motion was seconded by Ms. Zachary. Mr. Fishman said the exceptional hardship is that they cannot do the work inside, but that the Cochranes would not want to purposely upset the neighborhood or neighbors. Mr. Grais said the addition would �destroy the appearance of houses on both sides and that the Board was there to protect the neighborhood regardless of friendship. The motion for denia1 carried on a 5 to 0 roll call vote. Submitted by: Ap roved by° D.�~ f �`w"w., � Jean S. Berman Gladys Mor on, Chairman , r PLANNING BQARD STAFF REPORT �une 21 , 1977 p1gt Nap 17 1. APPLICANT'S NAME : JOhn A. COChrane 2. CLASSIFICATION . � Amendment a Appeal � Permit � Other 3. PURPOSE . Addition t0 h001@ 4. LOCATION . North side of Bayard between Fairview and Howell 5. LEGAL DESCRIPTION : West 25 ft. of Lot 58, and all of Lot 57, Lanes Cleveland V-llas Plat 2 6. PRESENT ZONiNG: R-3 7. PURSUANT TO Zoning Code Chapter: Sectioa: P�ragreph: 8. STAFF INVESTIGATION & 1tEPORT: Date: 6-14-77 Sy: �SB A. PROPOSAL: The proposal is to build an enclosed front entryway onto the house. t i�`s to be about 80 sq. ft. in area. B. FRONTAGE & AREA: This lot has a 75 ft. frontage on the north side of Bayard an is t. eep. It is 9375 sq. ft. in area. The house is set back 55 ft. from the curb line and about 39 ft. from the front lot ]ine. C. VARIANCE: Section 61 .101 (b) states that when the majority of structures on t�oc�C are built near or further from the street than the general setback required in the zone, then new structures on that block shall be set back , a distance equal to the average setback on the block. Houses on this block between Fairview and Howell are all set back about 39 ft. Therefore, the entire front yard is a required yah^d. A variance of 8� ft. is required to allow a covered entry to be built extending that far forward from the main part of the house. D. SITE CONDITIONS: This comnodious brick house is about 40 years old. The site is bounde by single family homes on the east and west, and by the grounds of St. Catherine's College to the north. The site is flat and at street level . There is an attached garage with a driveway onto Bayard. The proposed entryway� would be adjacent to th� driveway. The existing entryway projects about 3 ft. forward from the main part of the house. It is about 4 ft. wide. E. AREA CONDITIONS: This is an area of ineticulously kept, larger single family omes. ouses a ong this block appear to have been built at the same period and have similar front yard setbacks. F. FINQINGS: 1 . With the proposed addition, the house would be set back about 31 ft. from its front lot line. __. 2. The proposed entryway would be noticeably forward from other houses on the block. JOHN A. COCHRANE page 2 3. Without a variance, there could be no expansion of the existing front entryway. . 4. A larger front entryway would conserve energy, as it could function as an air lock between a Minnesota winter on the outside and a warm house on the inside. . ' APPL �TION FOR xONING ORpINANCE VA�`�NCE �� CITY OF SAINT PAUL :��`.`. p � t ' ZONING BOARD � � �� U T l, ' ' A VARIANCE OF ZONING CODE CHAPTER..�_, SECTION�.�.PARAGRAPH _,_.�,�; ' 15 REQUESTED IN CONFORMITY WITH THE POWERS VESTED IN THE �ONINa BOARD TO PERMIT TNE- � pN PROP�RTY DESCRIBED BELOW. �O 30• , A. Applicant; NAME:_��y�� 6•0��1�Q ADDRESS 7�l 7 ;+a;art9 Avac�� ' . 1. Property int�rest oF applicant: (own�r, eontroct purchasn, �tc.) ? �� 2. Name of own�r (if different) , B. Propsrty D�scription; ADQRE55 : 1 jl� �y�d r St. P�Ul� 1� �'i517.6 -'� �"...... . 1. Lsyal dsscrlptioo: LOT W. arj• BLOCK /1t)p, T,anc.,r� �•�E,V� : df Lot 58 ar�d all of Lot S7 l+�ard.'V�,lla�,. Fla 2. Lot sizs: 75�t1 ��'i � � 3. Prosent Us• �S3c7ES� i,t_�7_ Pns�nt Zoninp Dist._$�,�, r C. Reasons for R�qu�st: 1. Proposed ��. resic�en�ial adc�ition � �''� � ; , ,ti . � ...� ;. �, ,,,. in our zons? n/$ � ",;. •• _.; Z�� .S ,`�'.p._77 . � y;��yf�.:. �G FILE �---�. v.�-,� �u5�� i�� 3. ow ' ' s rsvent any sasonobl• uss of your prop�rty under ths terms, ofthe Zoning Ordinanee. n/a 4. State the apeeific voriation requested, iviny distqnces wh�rs app�opr.iat�. �t��u�st ��r a setback var�ance, The aurrent setF�ac3c is th� av�r�� af all the houses on the block, 39 feet `?'1�t7 v��t�UUI:: additian pr��t� beyond aetback linit 5. Exp uin ow your eass conforms to eac o t � ollowinyp_ $� �r a. That the atrict a lication of the approx. pp proviaions of th�Zoninp prdinonce would rssult I in peculiar or exceptional practical difficuitiss, o► exc�ptionol undus hardships. `1'he adclitiou of an entry vestibule would not �e �ossible ii coiiforraance is required. b. That ths yranting of a varicne� will not be u substantial dstri- . CASHI�RS USE QNLY ment to the publie good or a substantial impairmsnt of th• � g(�]�oO �1�.��,3Q,#�@ intsnt and purposs of th• Zoning Ordinancs. O�OQ�Q �L�p as,��l.�„,� '�he siaall a3ditioxi will �t � not nzeaa�sably effeat th Iight, air crr green spac �.�rjuir�tients provided by the acie ancl it w311 measurab�.y add to ia�, va ue ��Qi\�- C . i Cose Number � Dote R�uivsd C.�� CITY OF ST. PAUL DEPARTMENT OF FINANCE AND MANAGEMENT SERVICES ASSESSMENT DIVISION 113 CITY HALI ST.PAUL,MINNESOTA 55102 August 5, 1977 File X1931, page Dear Citizen: As a courtesy to you,;and as required by 1aw, we wa� to notify you about a public hearing which may affect you. - The Council of the City of St, paul will hald a public hearing in the Council Chambers of the City Hall and Court House (third floor) at 10e00 a�m, on August 18, 1977 on the: - APPEAL of John A. Cochrane to a decision of the Board of Zoning Appeals regarding the application for a resfdential addition (variance) on property located on the north side of Bayard Avenue between Fairview Avenue and North Cleveland Avenue. The property is described as the west 25 feet of Lot 58 and all af Lot S7, Lanes Cleveland Villas Plat 2. I.f you would Iike further in£ormation about this hearing, contact the Current planning Section of the Planning Board, 421 Wabasha Street, or telephone 298-4154. While the City Charter requires that we notify you of the hearing, we want to he2p you to learn fu�.ly about any action that could affect you or your co�nunity. Therefore, I sincerely hope you can attend this he.aring, so that you can make your views about it known to the City Council, whethex for or against. J. WILLIAM DONOVAN � VALUATION AND ASSESSMENT ENGINEER , . - Z , ��^? . � ��, 00 � . COCHRANE & BRESNAHAN ATTORNEYS AT LAW SUITE 500 COCHRANE 8 BRESNANAN BUILOING 360 WABASHASTREET . SAINT PAUL, MINNESOTA 55102 612/298-1950 JOHN A. COCHRANE JAMES R. BRESNAHAN CABLEADDRESS: COBRA SUBURBAN OFFICE JOHN E. THOMAS 1OB00 LYNDALE AVENUE SOUTH JAMES G. HOBAN BLOOMINGTON. MINNESOTA 55420 STEVENI. WINER 612/868-7060 STEWART C. LOPER R. P A U L S H A H O O 0 APPEAL OF DECISION BY ST. PAUL BOARD OF ZONING APPEALS TO THE ST. PAUL'_:CITY COUNCIL Office of the City Clerk 386 City Hall St. Paul, Minnesota 55102 Dear Sirs: The undersigned hereby appeals the decision from the Zoning Board entered on the 21st day of June on the grounds that the decision is arbitrary, capricious and does not conform to the facts; that the proposed variance meets all the necessary requirements set up by the Board for a variance and that such variance is not in violation of the strict application of the provisions of Section 61.101 (b) of the St. Paul Legislative Code; and that such application for variance meets all the necessary requirements. Ve y t uly yours, :` -��s� o n A. Cochrane JAC/mb ,�`�. ��, � �/'F�,.. . . . . . i . .. . , - .. , . � . . . . • . .. . . . . . . . � . . . . :.i'� �,�:: . � . . . . . , � � . •.•:fw� � .. .. Z � ♦ . . . . .. . . .,; - " � Y�, �,,� � , . MINUTES OF THE MEETING OF THE BOARD OF ZONYNG APPEALS QN TUESDAY, JUNE 21 , 1977 at 2 PM in CITY COUNCIL CHAMBERS, SAINT PAUI,, M�NN. PRESENT: MWnes. Zachary and Morton, and Messrs. Fishman, Grais and Humner of the Board of Zoning Appeals; Mr. Philip Byrne, Assistant City Attoryey; Mr. Richard Amey of the Division of Housing and Building Code Enforcement; Mmes. Berman, Fearnside and Fox of the Planning staff. JOHN A. COCHRANE #8156) : An application for varianc� to construct an addit9on to property ocate on the north side ofl Bayard between Fairview and Howell . The appellant was represented. There was opposition. Ms, Berman read the staff report. Mr. Thomas H. Stahl , architect, 200 W, pld Shakopee Road, 8loomington, Minnesota, represented John Cochrane. He said the Cochrane home was built in 1932 or slightly later, and the existing front entryway now has a depth of approximately 4 ft. on the inside. The reason for the proposed addition is to give greater depth. He said they desire 8 ft. on the inside. He said the propos�d addition would be kept in the same character as the house, and althougP� they realize it would sit forward a bit more than others on the block, it is important for energy of the house and would not subtract from the neighborhood, He presented pictures af the existing house to the Board members. Mr. Fishman, discussing the points with which the Board must deal , said he had trouble with #1 regarding pecu1iar or practica1 difficulties or hardship. Mr. Stahl said that 1n order to get an entryway, you would have to penetrate inward or project outward, and 7 ft, was the dimension they cou1d live with. Mr. Fishman again asked for a hardship explanation, and Mr. Stahl said the hardship is that the door opens up and goes straight into the interior of the house, and a cold blast of air comes in, and there is no way of getting two doors. Ms. Berman discussed the physical basis, saying that because of the way the house is set in relation to its neighbors, the proposed addition would be noticeably forward as it would be an 8 X 10 ft. addition onto the house. The reason she gave no recommendation, she said, is that she did not want to make a conclusion as to whether it would detract from the appearance of the property pr how much of a hardship there is not to have an a�r lock in a house, and the Board must decide. Ms. Morton said that when Jean makes a finding, she does not always have to give a recommendation. Mr. Jay Laramy, 1891 Bayard, said he knows about the area, and that the Cochrane house was built around the same time as the other houses in the block, about 1940. He said that at that time all the houses were built without vesti6ules, and aside , �, . �: . . , • . John A. C'�chrane Pa9e 2 . from that the principle is not the fact that this addition is not symmetrically built and attract�ve, but once you rezone this distance from the street, anyone can put up a double car garage, etc. , up to the 31 ft. 11mit. He snid that is - the objection of the neighbors; an obstructton to a beautiful lawn. Mr. Fishman asked whether granting the variance would open the floodgates to ' other things , and Mr. Byrne told him the fact that a variance is granted will beaw on or have some impact on future requests, � " � Mr. Tom Salmen, 1871 Bayard Avenue, said he has been in the nelghborhood for 17 years.' He said he had talked with a number of the neighbors and most of them object �o the proposed addition, as they feel �t is unfatr to the neighbors to build an additional extension onto the front of the home. He said dll homes are ` built with the same kind o� arrangement and they a11 get along fine, and feel the appellant has an inconvenience which would be inconvenient to all the neighbors, ' if he puts on the entryway. He said he thought nonconformlty would affect property values and he th�nks Mr. Cochrane can work out a more equitable and suitable plan. When Mr. Grais asked about the plan, Mr. Salmen said if M� were doing 1t in his own house, he would take part of the livingroam. Mr. Gary Baker, 1870 Bayard, said he has 11ved across the street for 5 years and he said he did not know if lack of conformity would be a detrtment to the neighborhood but he felt the neighborhood shou1d retain its character and this variance would not do anything to enhance the character oP the neighborhood, so he opposed 9t. h1s. Joan Lara�r, 1891 Ba�ard Avenue, said she had a letter si�ned by several of the neighbors who were unable to attend the hearing, and they would all prefer very strongly not to have this pro�ection because of blocking of view, etc. Ms. Laramy said if you do it for one, you wi11 have to do jt for another, and 3 years you may have a double garage. Ms. Morton said each thing wou1d be a separate case, and granting this variance would not open gates for one and all . Mr. Stahl said that in regard to the addition being bu11t sldeways and trying to center the addition onto t(�e existing brick surround, they had considered many plans and trying to penetrate to the east is very difficult, so the solution they reached was the only practical and plausible solution. Mr. Salmen said that in regard to going inward, when he had remodeling done on his home, they asked about enlarging the vestiblue. He said the Cochrane house is like theirs, and if they lost a few feet from the livingroom, they would not do anything structurally to the stairwell . Mr. Stahl said there may be some sililarities between the houses, but because of the window condition and the way the stairway turns, they had looked at it, but found too many problems. Mr. Grais said he tried to visualize an 8 X 10 foot addition sticking out in front of the house and could not see it. He thought it would destroy the 1ine. .. . . . . . . . .. . . . . _ . � . . �,c YrA,�')�si, ,. • ' • . , . .. . . . . . • - ,. , . . . , . . . �� '� • Joh.� A. Cochrane : Page 3 � • , Mr. Hummer moved for denial on the grpund that there was no physical basis for the � variance and it would impair property values within the surrounding drea. The �rotion was seconded by Ms. Zachary, Mr. Fishman said the exceptional hardship is that they cannot do the work inside, but that the Cochranes would not want to purposely upset the neighborhood or � neighbors. Mr. Grais said the addition would destroy the appearance of houses on both sides and that the Board was there to protect the neighborhood regardless of � friendship. The motion for denial carried on a 5 to 0 roll cdll vote. Submitted by: ApProved by" Jean S. Berman Gladys Mort,on, Chairnlan � , „ ��,; . - , . - ' ,�,�h��o?� �'� Y� APPL +TION FOR ZONING Of�[IJNANCE VA +NCE ` � � CITY OF SAINT PAUI. + , , 4 � �t � �' 7 � ZONING BOARD � , A VARIANCE OF ZONING CODE CHAPTER_..�,�., SEGTION�.�.PARAGRAPH IIS REQUESTED IN CONFORMITY WITH THE POWERS VESTED IN THE ZONING BOARD TO PERMIT THE:-�,��,z;;�3�f;jR V*��Si'�Ctir� fY;�ii�s 3`�.�� ON PROPERTY DESCRIBED BELOW. �� '�"�� — A. Applicant; NAME:_�� *`�. b��}��i*(� - ADDRE55 L:31 i��;r ��7 A��, 1. Property interest oF applicant: (owner, contract purchcser, •tc.) Q�,�� 2. Name of owner (if different) : i B. Proparty Descripfion; ADDRESS ��],], ,�j�x�(,� 5t. �aul,�Mt�i .5�1�.6 1. Legal desc�iption: LOT �:�• �;� $LOCK ADQ.j�at�tc+s; C7�v� Ci� .h�Q� .,riii c1I13 d�.�. O� �O'� �J7 �.82]L� �j.�.�.d8�� F�.3�t 2. Lot size. "j�'i' '1 :t�, 3. Prosent Use '�"t�'-'=�;1 ?T1`"� �t� Present Zoning Dist. R,.,r:�_ , — . - I C. Reasons for Requ�st: + 1 1. Proposed use ��;��1t1'clI i].i3Cj.].t�0I1 1�` � I I � . I ` ;. , . ," -2:-.�iLlaot.Mci�ao�owi�ei+c�.oi�ir�s. _ , ' . ,. , ' � � in our zone? • ;" � Tl�a ��- , ZtJNING FILE �l �� S-�� _�5��, _____ �'�.�-�� u 3. ow o ' ' 'ons revent any eosonoble use of your prop�rty under I the terms of the Zoning Ordinance. i l/� ( I 4. State the specific variation requested, �iving distoncss whsre appropriate. , >>i� i,�r ��. set3-�ack �».r�.ance. Th� aurrent setba�k ._,:. i�. c ;� �:v�_r.<r.;;:� c,f aZl -�li� `iduses on the blocl�, 39 �c�:i: � �;,� v�st:�i_�u:�.�: 4:�i.ciit�ir�i� _�ro j��ts beyond s�tback ?.iriit a 5. Explain ow your case conforms to each o t e following: apprOX• � � Up a. That the strict application of the provisions of the Zoning Ordinance wou�d result in peculiar or exceptional practical diFficulties, or exceptionaR undue hardships. ! I �::�� .:iic�i�iu�� v£ :��i �:l�cr;� v�stibulg wotal.u� nat �� ,c�::,�,i�:iy� :i.; ;��.iz��rY�.a�i�:� i:� :requi.red. � b. That the granting of a variance CASHIERS USE ONLY will not be a substantial detri- ment to the public good or a �Q ��r��N�34.��+� � substontiol impairment of tha � SQ� infent and purpose of the � Zoning Ordinance. �QDO�a ��K,� Q5:,L7L'7!7'.� '.�'�z^ �::a11 ail�i��xu�� will ' � S1Gt I:iE::.�1i11E:.i.:ii� e::".:=�E:C� til i.iy31�, air (;t cy:,C'Tl S�rl�: i: jlt:Ll'F'. .C:,21�� `i'lc'7�Tl::�i;� �J j t,il� : ,� ;r_i'.i �.��a�urah�: ad3 t� ias, va u� J�.._. C11��-. _'+_t � �:;Br;��wb�; ,:," (' += '-; r 1ci 21Cr3 .�i... ...�.r:.a.�+4_ . . I ' � .. � Ol..�� (��.:o�a � _ . � . . _ PIANNINC 130ARA STAFF REPORT �une 21 , 1977 �� Plat Map 1. APPLICANT'S NAME : John A. COChI^d11e 8�56 2. CLASSIFICATION . � Amendment a Appeal � Permit a Other 3. PURPOSE . Addition to home � 4. LOCATION . North side of Bayard between Fairview and Howell s. LEGAL DESCRIPTION : West 25 ft. of Lot 58, and all of Lot 57, Lanes Cleveland V-llas P)at 2 6. PRESENT 20NING: R-3 7 . PURSUANT TO Zoning Code Chapter: Section: Paragraph: 8. STAFF INVESTIGATIpN & REPORT: Date: (_�q_]� By: �SB A. PROPOSAL: The proposal is to build an enclosed front entryway onto the house. t�o be about 80 sq. ft. in area. B. FaONTAGE & AREA• This lot has a 75 ft, frontage on the north side of Bayard a�lcn is t�eep. It is 9375 sq. ft. in area. The house is set back 55 ft. from the curb line and about 39 ft. from the front lot line. C. VARIANCE: Section 61 .101 (b) states that when the majority of structures on t e lock are built near ar further from the street than the general setback required in the zone, then new structures on that block shall be set back a distance equal to the average setback on the block. Houses on this block between Fairview and Howell are all set back about 39 ft. Therefore, the entire frant yard is a required yard. A variance of 8� ft. is required to allow a covered entry to be built extending that far forward from the main part of the house. D. SITE CONDITIONS: This commodious brick house is about 40 years old. The site is bounded by single family homes on the east and west, and by the grounds of St. Catherine's College to the north. The site is flat and at street level . There is an attached garage� with a driveway onto Bayard. The proposed entryway would be adjacent to the driveway. The existing entryway projects about 3 ft. forward from the main part of the house. It is about 4 ft. wide. E. AREA CONDITIONS: This is an area of ineticulously kept, larger single family oF�mes.- Houses a ong this block appear to have been built at the same period and have similar front yard setbacks. F. FINDINGS: - 1 . With the proposed addition, the house would be set back about 31 ft. from its front 1ot 1ine. 2. The proposed entryway would be noticeably forward from other houses on the block. 1 JOHN A. COCHRANE Page 2 3. Without a variance, there could be no expansion of the existing front entryway. 4. A larger front entryway would conserve energy, as it could function as an air lock between a Minnesota winter on the outside and a warm house � on the inside. ' : U � , . �..�_ . , 0 C LLEGE OF ST. CATH!'R/NE 4 � � ' � I . 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Cochrane LEGENO . — — ZONING DISTRICT 80UNDARY Construct entryway onto home � SUBJECT PROPERTY ; PURPOSE ; O ONE FAMILY ! ; 8156 ¢ TWO FAMILY FILE N0. �� DATE June 21 , 1977 � MULTIPLE FAMILY • • � COMMERCIAL SCA�E � I"= 200� NORTH � �� NDUSTRIAL SAINT PAUI. PLANNING 60AR0 V VACANT !i� W x y t,t g a i� a ��d �� a�n� � r � J t i � T��F �� : � _ . _ . . . f A�� 7 ,:� �} f ,�h . �r—�r .-w-==•^�--�_� �� F i: !�� .�. y K £ � i �� .. Y"" . 1 � ,'� y p� .� � �.,•. . . ' � . . . ' � �* � ' . .. � . . � 4� . 1 d� + • - „1` w q � � ��.� . I� Q A k �� k 4+�r , . \ � . � ( � . L . � ' - i ,t . . . . � .,- ` � .,r,: �:. ' ' � _ __ _� �� . I :_,.._�._..._�__. .. . x �:. �..'.. . i2jp�i 1+ � �1�� i . . �� ', ��,�1� f � . . f ,� '' � ' ,�, —_______=.'- � �, � , �� , ` I '�'�+�"'�+ ��.; �� ' . 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Ai�EA MAP APPLICANT John A. Cochrane LEGEND � -- ZONING OISTRICT BOUNDARY PURPOSE Construct entryway onto home CL'LrG(� SUBJECT PROPERTY , O ONE FAMILY 8156 ¢ TWO FAMiLY FILE N0. �� DATE June 21 , 1977 (� MULTIPLE FAMILY • ♦ n COMMERCIAL SCA�E � I"= 200� NORTH ♦ �� INDUSTRIAL SAINT PAUI. P�ANNING BOARD V VACANT ' � W � .t �w� .: t�'�� . � .v� .j ,; . r` �.,, �` : � � �' �`'' . � � ��f�.it s y,;nA,7 5�tj,y.', .�. . � I ' . . ':. �(d i��.��'"4 4 •1� � 1 1 � . - �t��h .1 .� �¢, . � � . �h � y? � A* ( -�r 1�- ---'f�=� v .'� �,y..! ►�.s°""t`s � � . .M1{��' i� � � A�., y . � . . . �, . ' ' � � M� k j•}_�� , {P tT � .. . f Y , . '�,'� �,�o. � �+;.��. � ,. .• . k 2t' �� . � � , . ,' "._"�._,-."��_. __��-�. � f . ��. . � , ��;` �� L� ! ��t�� y � S . 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I o ;000000c -�� , o 0 ; • o 0000000c ' ' �� ° BAYARC � � :�:::;�::::�:�:� � , � � i � � � , ; ► ::�:::::::�::�:: � � � I I � � � o _ � :�::��::::: m c� � d , o o, b o000o Q p q c� bo, � � � � � � i _1 j�__ � __ T a U o S? �,2 4 Q j CI ' O �'�� ' � � > G' � i � ; ; � p Q O Q O (OQ `� ii " a � O O 0 v � _� � � � S C H E . �:t r � p ' - .� --- o 0 0 � o_ v ; � o o � � o � b -� r � .J o p o ' � � i i � �, i . -'f -- � --- O Q W -- --� I 1 1 � I i i C� Q ' --� i---- O --- O - -- T- - i i ...,.1 �{ i � � � �' --I (--- - � � � � � I I � � , � � � - _ -- 1 0 0 � � o -, o � � p � o '0000 obodQ 4 ELEANOF� ; ; ; ; ; 0000; dc� o�od � bp00000 c� oc� � bioc i ; i i i � � ; � i i � � i � i � � � -1- � --1 - � - - - -- -J- -� --� t � � I 1_ -7- -- - - , - --�' r-T T�-7- T -r- _�. �_ - - - I � � I � , � � � � i i 1 I � i � �. i � I 1 � I � � i i . � � ; � p Q �o� �o; 4 � p o; ooa o , . o � b Q !oc - -- __________�__ __ --- __ _ � — _--- --__- __ _._ . _. . �..__ AREA MAP APP�ICANT John A. Cochrane LEGENO — — ZONING DISTRICT BOUNOARY Construct entr wa onto home l��, SUBJECT PROPERTY � PURPOSE y y O ONE FAMILY 8156 ¢ TWO FAMI�Y , F1LE N0. �� I DATE June 21 , 1977 (� MULTIPLE FAMILY � • • � COMAAERCIAL �CALE = I" = 200� NOR?H � �� NDUSTRIAL INT PAU� PLANNING 80AR� V VACANT