06-26-2002 Council Agenda - Laserfiche WebLink

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NigItT IW f a WWWLATRIA CQNi tLt!A.N!$,, mN 5775 Wayzata Boulevard, Suite 555, St. Louis Park, MN 55416 Telephone: 952.595.9636 Facsimile: 952.595.9837 planners @nacplanning.com MEMORANDUM TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: June 10, 2002 RE: Little Canada - Youngs /Fuller CUP FILE NO: 758.09 - 02.22 Ery Youngs and Linda Fuller have applied for a Conditional Use Permit to allow the expansion of an existing non - conforming structure. Last fall, the applicants had applied to rezone their property from B -3 to R -B in order to allow them to demolish their existing buildings and replace them with a new structure. They have since decided to request permission to add on to the existing buildings, rather than demolish them and rebuild. The rezoning was granted based on the and use pattern for the area, and the fact that the R -B zoning was consistent with the direction of the Comprehensive Plan to permit a mix of uses along Little Canada Road, similar to those of the area's original settlement. Single family residential uses are characteristic of that direction, and the R -B zoning district supports residential and limited commercial uses. The zoning change was not made conditional on the applicant's expressed intention to build a new house on the property (rezonings can not be conditional). The zoning ordinance permits the City to allow non - conforming owner - occupied housing units to be expanded by Conditional Use Permit where the non - conformity of the structure is not being affected. The general standards of the zoning ordinance for CUP consideration apply. In summary, those standards require consistency with the Comprehensive Plan, negligible impacts on surrounding properties in the neighborhood, and negligible impacts on public services and utilities, including transportation. It appears that each of these conditions is being met with the proposed request. The building is non - conforming due to a setback along the west property line of about eight feet. The proposed addition is to the front of the building, but will still maintain