05-23-1984 Council Agenda - Laserfiche WebLink

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NORTHWEST ASSOCIATED CONSULTANTS INC. PLANNING REPORT TO: Little Canada Planning Commission FROM: Stephen Grittman DATE: 3 May 1984 RE: Charles Rice Conditional Use Permit FILE NO: 758.09 - 84.22 prEllw) MAY 4 1984 CITY OF LITTLE CANADA BACKGROUND Mr. Charles Rice has applied for a conditional use permit for the purpose of building a 22 foot by 30 foot addition onto an existing garage of the same size. The site is located at 2805 Country Drive and is zoned B -3, General Business District. The garage is an accessory building to a lawful, nonconforming single family residence. A site plan is included as Exhibit B with this report. ANALYSIS The Little Canada Zoning Ordinance provides for the land uses which exist as nonconforming in a certain zoning district, as well as structures which, though properly zoned, exists as nonconforming to a particular performance standard of the district. The provisions which govern both nonconforming structures and uses comprise Section 903.010 of the Ordinance. As the purpose of the Ordinance is to eventually bring all nonconforming uses into conformity, the expansion of such uses is carefully regulated. While several sections discourage the physical extension of nonconforming structures, residential units may in some cases expand to improve livability. Subsection K states that "nonconforming, nonincome producing, residential units may be expanded to improve livability as a conditional use, provided that the nonconformity of the structure will not be increased." In this proposal the nonconformity is the residential use of the structure. In order to increase the nonconformity, and thereby violate the above provision, the intensity of residential use or number of units would have to be increased. As this proposal does not increase the intensity of use, the application is viewed as appropriate. One other situation for which the applicant is requesting a conditional use permit is to allow the accessory building to exceed 1,000 square feet, the niaxiniuni allowed by Section 903.020.b.4. The principal concern would be if the garage were to be used for a commercial purpose or hone occupation, however, the applicant indicates that this is not the case. Instead, the structure will be used to store family automobiles and restored or antique vehicles. The total garage space will be 1,320 square feet. 4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925 -9420 66