04-10-2014 Planning Comm. Agenda

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The applicants cite some examples of parcels which are zoned R -1, but used for two - family homes. One of these is along Twin Lake Boulevard, north of 1 -694, not in a nearby neighborhood. Two others along the west side of Ruth Street are both identified in the Ramsey County property records as being single family homes. The closest example is at the northeast corner of Demont and Ruth Street, about 2 blocks east of the subject property. That parcel (along with all of the parcels to the north on the east side of Ruth Street, are zoned R -2. The applicants also noted that the structure, from the time of its remodeling in 1977, has been constructed to be operated as two separate dwellings, with separate entrances, driveways, and living facilities. The property itself is a "walkout" lot facing to the south — the downstairs unit gains access from the south, and the upstairs unit gains its access at grade from the east side of the building. The lower unit has a "tuck- under" garage, whereas the upper unit does not have enclosed parking. The applicants suggest that re- occupying the structure as a duplex would be consistent with Comprehensive Plan goals of meeting housing count growth projections and facilitating mixed -use land use patterns. However, the Comprehensive Plan also includes goals and policies that are intended to provide for the protection and preservation of single family neighborhoods. The most applicable requirement of the standards listed above would be item 2, requiring compatibility with present and future land uses. To rezone the property as an R -2 parcel would raise issues of compatibility with the surrounding zoning, which consist of R -1 and Public zoning within one to two blocks in all directions. Although the duplex existed on the property for several years, the City's zoning amendments in the 1980s made it clear that duplexes were not considered to be compatible in single family neighborhoods. As such, it would appear that the rezoning is not supported by the zoning ordinance. Summary and Recommendation Staff does not recommend approval of the rezoning. Given the City's zoning ordinance history, the eventual conversion of any remaining two - family structures in the R -1 District has been the long- standing goal of the City. Moreover, rezoning this parcel to R -2 out of the surrounding R -1 zoning area would raise issues of spot zoning and incompatibility. pc: Kathy Glanzer Steve Westerhaus Lee Elfering