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NXC <br />MEMORANDUM <br />NORTHWEST ASSOCIATED CONSULTANTS <br />COMMUNITY PLANNING - DESIGN MARKET RESEARCH <br />TO: Little Canada Planning Commission <br />FROM: Stephen Grittman <br />DATE: September 9, 1997 <br />RE: Little Canada - Lunzer Single Family Conditional Use Permit <br />FILE NO: 758.09 - 97.22 <br />Ms. Alicia Lunzer has requested approval of a Conditional Use Permit for the expansion <br />of a non- conforming single family home. The property is located at the corner of South <br />Owasso Boulevard and Yorkton Boulevard, zoned I -P, Industrial Park. Single family <br />homes are not permitted in this district. However, the Zoning Ordinance includes a clause <br />which allows the expansion of non- conforming, "non- income producing ", residential units <br />to increase livability of the home, provided the non - conformity is not increased. This <br />essentially allows the expansion of owner occupied residences so long as the number of <br />units is not increased. <br />The Lunzer proposal consists of a first floor addition to the existing structure, a small, one <br />bedroom single family home, a then a complete second story addition, more than doubling <br />the size of the existing structure. The property is completely surrounding by industrial <br />district, including the Yorkton Industrial Park to the west, south, and east, and D &T <br />Trucking across South Owasso Boulevard. The entire Lunzer parcel is over an acre in <br />size. <br />This clause in the Ordinance is an exception to the typical intent of the non - conforming <br />section which is to encourage the elimination of non - conforming uses. One issue for the <br />City to consider is whether an expansion of this scope is in keeping with the overall intent <br />of the Zoning Ordinance. The existing structure is approximately 850 square feet in area. <br />The first floor addition would add approximately 300 square feet for a ground floor total of <br />1,150 square feet. The second story addition would add approximately 1,300 square feet <br />as proposed. There is no question that this would result in a more livable home. However, <br />it would also tend to discourage the eventual conversion of this parcel to industrial use as <br />intended by the Comprehensive Plan and the Zoning Ordinance. <br />5775 WAYZATA BOULEVARD, SUITE 555 ST. LOUIS PARK, MINNESOTA 5541 6 <br />PHONE 6.1 2 -5. <br />Page 16 <br />-595 -9837 <br />