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HomeMy WebLinkAboutVariance at 1565 Hamline Avenue N REQUEST FOR PLANNING COMMISSION ACTION Families, Fields and Fair __________________________ The City That Soars! Description A setback variance is requested to allow the building of an addition on the south side of the automobile service business at 1565 Hamline Avenue North. Background 1565 Hamline Avenue North, Falcon Heights, 55108, PIN 222923210161, is located on the northwest corner of the intersection of Hamline Avenue and Hoyt Avenue. The legal description is The South half of Lot 3 and all of Lots 1 and 2, Block 8, Cable’s Hamline Heights Addition. The parcel is zoned B-1 Neighborhood Convenience District. The neighborhood predates most of the present City Code, and the auto servicing business, which has been in place since in one form or another since 1942, is considered a legally nonconforming use, “grandfathered” at the time the 1993 city code was adopted. The applicant wishes to improve the business by building a ten foot addition on the south side, creating a customer waiting area with accessible rest rooms and other amenities the present building has no room to accommodate. The south side of the building is about 36.5 feet from the property line; the required setback is 30 feet. Therefore, the applicant seeks a setback variance of 3.5 feet in order to build the ten foot addition. The applicant will replace the non-impervious surface lost to the addition by removing pavement and adding landscaped space greater than or equal to the loss at the north end of the property. There will be enough parking left to meet code requirements. Notice of a public hearing on this matter was published in the Roseville Review on May 13. On May 12, notice was mailed to the owners of all properties within 350 feet as required by statute. The only public comment received prior to May 22 was a telephone message from the Mike Larson, the neighbor at 1570 Hamline Avenue, supporting the proposed variance. Meeting Date May 27, 2014 Agenda Item 1 Title Setback Variance at 1565 Hamline Avenue Submitted By Deborah Jones, Zoning and Planning Director Analysis In reference to Section 113-62 Variances, staff finds the following: a. That the variance would be in harmony with the general purposes and intent of Chapter 113. Staff finds that the variance requested is in harmony with the purpose and intent of the zoning chapter as stated in Section 113-1. b. That the variance would be consistent with the comprehensive plan. Staff finds that the variance requested is consistent with the comprehensive plan and that it will not impair or diminish property values or improvements in the area. c. That there are practical difficulties in complying with this chapter. Staff finds that there are practical difficulties in complying with the letter of Section Section 113-177 B-1 Neighborhood Convenience District. Although 1565 Hamline is not unique in the city as a lot, it is the only auto service business. It is typical of the City’s B-1 properties in being a long established neighborhood business on a relatively small lot. An attractive and comfortable customer waiting area is an amenity businesses of this type are expected to provide in order to be competitive in today’s market. There is insufficient space inside the existing building to carve out such a space without sacrificing workspace. Due to the arrangement of service bays, the south side of the existing building is really the only option for expanding the building in such a way as to provide the waiting area. d. That the granting of the variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety. Staff finds that the variances will not impair an adequate supply of light and air to adjacent properties, will have no effect on traffic on the public street and will not increase the danger of fire or endanger the public safety. e. That the requested variance is the minimum action required to eliminate the practical difficulties. Although the building could be extended about 6.5 feet without encroaching into the required setback, this would provide an extremely narrow footprint for the type of amenity the applicant wishes to provide. The requested 3.5 foot extension (to allow a 10 foot addition is reasonable. f. The provisions regarding earth-sheltered construction and temporary use stated in Section113-62(e)(6) do not apply to this variance. Budget Impact None Attachment(s)  Application for setback variance for expansion of the auto service business building at 1565 Hamline Avenue, including site maps showing existing configuration, proposed addition and proposed new planted area.  2011 Aerial photo (Ramsey County GIS)  Hearing notice published in the Roseville Review and mailed to owners of properties within 350 feet, with map showing properties that received mailed notice. Actions Requested  Hold a public hearing on the variances requested for 1565 Hamline Avenue  Make a recommendation to the City Council HOME OF HONEST MECHANICS SCALE:A202 1 EXTERIOR ELEVATION - EAST 3/32" = 1'-0 SCALE:A202 2 EXTERIOR ELEVATION - SOUTH 3/32" = 1'-0 SCALE:A202 3 EXTERIOR ELEVATION - NORTH 3/32" = 1'-0 SCALE:A202 4 EXTERIOR ELEVATION - WEST 3/32" = 1'-0 A202 EXTERIOR ELEVATIONS Date: Sheet No.: Comm. No.: Drawn By: Issues & Revisions: Sheet Name: File Name: Plot Date: Last Modified: Owner: HONEST 1 AUTO 1565 HAMLINE AVE N FALCON HEIGHTS, MN 2014039 SGB 05/13/2014 1959 Sloan Place, Suite 100 Maplewood, MN 55117 Phone: (651) 487-3281 Fax: (651) 487-3283 NAI-Architects.com RJ GENERAL CONTRACTOR Th i s m a p i s a u s e r g e n e r a t e d s t a t i c o u t p u t f r o m a n I n t e r n e t m a p p i n g s i t e a n d is f o r r e f e r e n c e o n l y . D a t a l a y e r s t h a t a p p e a r o n t h i s m a p m a y o r m a y n o t b e ac c u r a t e , c u r r e n t , o r o t h e r w i s e r e l i a b l e . © R a m s e y C o u n t y E n t e r p r i s e G I S D i v i s i o n 69 . 7 TH I S M A P I S N O T T O B E U S E D F O R N A V I G A T I O N NA D _ 1 9 8 3 _ H A R N _ A d j _ M N _ R a m s e y _ F e e t Fe e t 69 . 7 0 34 . 8 5 Notes Hamline Hoyt Service - 2011 Aerial Photo - Ramsey CountyLegend 15 6 5 H a m l i n e A v e n u e City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © Ramsey County Enterprise GIS Division 517.9 THIS MAP IS NOT TO BE USED FOR NAVIGATION NAD_1983_HARN_Adj_MN_Ramsey_Feet Feet517.90258.96 Notes Mailed notices for variance hearing May 27, 2014 LegendProperties within 350 feet of 1565 Hamline Avenue City Halls Schools Hospitals Fire Stations Police Stations Recreational Centers Parcel Points Parcel Boundaries