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Home My WebLink AboutPL PACKET 02.24 WS3301 Silver Lake Road, St. Anthony, Minnesota 55418‐1699  www.ci.saint‐anthony.mn.us (612) 782‐3301 Fax (612) 782‐3302 Our mission is to be a progressive and livable community, a walkable village which is sustainable, safe and secure. Planning Commission Work Session Agenda February 24, 2014 7:00 p.m. 1. Nonconforming Lot Standards. Kelsey Johnson, City Planner Presenting 1 Infrastructure  Engineering  Planning  Construction 701 Xenia Avenue South Suite 300 Minneapolis, MN 55416 Tel: 763-541-4800 Fax: 763-541-1700 CITY OF SAINT ANTHONY VILLAGE MEMORANDUM To: St. Anthony Village Planning Commission Mark Casey, City Manager From: Kelsey Johnson, AICP, City Planner Date: February 17, 2014 WSB Project No. 02170-001 Request: Nonconforming Lot Standards OVERVIEW On October 29 and December 2, 2013 Staff met with the City Council to discuss potential modifications to the City Code pertaining to “nonconforming lots”. The Code currently addresses “nonconforming uses” and “nonconforming buildings or structures”, but does not address “nonconforming lots”. Staff suggested some language that could be incorporated into the Code that would allow residents and property owners opportunities to improve, rebuild, or remodel their buildings on lots that do not meet the minimum dimensional standards of the applicable zoning. Having reviewed the nonconforming lot standards further and the general development patterns within the City, staff has prepared the following language as an alternative to the previously proposed language. Staff is seeking feedback on the proposed language as presented. The double underlined text shows the additions and the strikethrough text shows the deletions. §152.008 DEFINITIONS. NONCONFORMING LOT OF RECORD. A lot which was legally created and was recorded with the County Recorder’s Office on or before the effective date of this Ordinance which does not comply with the lot size requirements for any permitted use in the district in which it is located. Such lot is considered buildable without a variance. NONCONFORMING STRUCTURE. A nonconforming structure as defined in §152.003. NONCONFORMING USES, AND STRUCTURES, AND LOTS §152.225 INTENT FOR NONCONFORMING USES AND STRUCTURES It is the intent of this subchapter to permit nonconforming uses and structures, as defined in §152.003, to continue until they are removed, but it not the intent of this subchapter to encourage their survival, or to permit them to be enlarged, expanded, or extended. 2 §152.226 LIMITED CONTINUATION Except as otherwise provided by law, any nonconformity, including a nonconforming use or occupation of land or premises, may be continued, including through repair, replacement, restoration, maintenance or improvement, but not including expansion, unless: (A) Change to conforming use. The property used for a nonconforming use is subsequently used for a conforming use. (B) Discontinued use. The nonconformity or occupancy is discontinued for a period of more than 1 year. (C) Destruction of building. Any nonconforming use is destroyed by fire or other peril to the extent of greater than 50% of the estimated market value, as indicated by the records of the County Assessor at the time of damage, and no building permit has been applied for within 180 days of when the property is damaged. §152.227 INTENT FOR NONCONFORMING LOTS OF RECORD It is the intent of this subchapter to permit nonconforming lots of record, as defined in §152.008, to continue to be used for the legal use for which it is zoned in accordance with the criteria for continuance as specified in this Code. Nonconforming lots of record within the shoreland area must conform to the provisions as outlined in Minn. Stat. §462.357, Subd. 1e. A lawful nonconforming lot of record shall be deemed buildable, without a variance Language within each Zoning District must also be modified to ensure confusion and contradictory language does not exist. Provisions that will need to be modified include: R-1 SINGLE-FAMILY DISTRICT §152.039 DIMENSIONAL REGULATIONS (B) Area and width. No dwelling may be constructed or placed on an interior lot of less than 9,000 square feet, or less than 75 feet in width at the building setback line, or a corner of less than 11,000 square feet or less than 90 feet in width at the building setback line, except as allowed in §152.227. R-1A SINGLE-FAMILY LAKESHORE §152.054 DIMENSIONAL REGULATIONS (B) Area and width. No dwelling may be constructed or placed on an interior lot of less than 9,000 square feet, or less than 75 feet in width at the building setback line, or a corner of less than 11,000 square feet or less than 90 feet in width at the building setback line, except as allowed in §152.227. R-2 TWO-FAMILY DISTRICT §152.069 DIMENSIONAL REGULATIONS (B) Area and width. No dwelling may be constructed or placed or built on an interior lot of less than 12,000 square feet, or less than 85 feet in width at the building setback line, or a corner of less than 14,000 square feet or less than 100 feet in width at the building setback line, except as allowed in §152.227. 3 R-3 TOWNHOUSE DISTRICT §152.089 DIMENSIONAL REGULATIONS (B) Area and width. The land must contain at least 4,000 square feet per dwelling unit, with a total lot area of at least 15,000 square feet, and a lot width of at least 90 feet at the building setback line except as allowed in §152.227. R-4 MULTIPLE-FAMILY DISTRICT §152.104 DIMENSIONAL REGULATIONS (B) Area and width. No dwelling may be constructed or placed on a lot which is less in area than the following, except as allowed in §152.227: Building Size Minimum Lot Size 2 to 8 units 12,000 square feet plus 2,500 square feet per each unit over 2 9 to 16 units 27,000 square feet plus 2,000 square feet per each unit over 8 17 or more units 43,000 square feet plus 1,750 square feet per each unit over 16 C GENERAL COMMERCIAL DISTRICT §152.124 DIMENSIONAL REGULATIONS (B) Area and width. The minimum lot area is 15,000 square feet, and the minimum lot width is 100 feet, except as allowed in §152.227: LI LIGHT INDUSTRIAL DISTRICT §152.144 DIMENSIONAL REGULATIONS (B) Area and width. The minimum lot area is 15,000 square feet, and the minimum lot width is 100 feet, except as allowed in §152.227: TrilliumPark Water Tower Park Fire Station Public Works MirrorLake St. Mary's Russian Orthodox Cemetery EmeraldPark St. CharlesBorromeoCatholicChurch &School Sunset MemorialPark Sunset MemorialPark City Hall Francis A. GrossGolf Course Silver Point Park Silverwood Park SilverLake Saint Anthony Middle &High School Elmwood LutheranChurch Central Park Wilshire ParkSchool 39th AVENUE FOSS R O A D 3912 401 2 - 1 4 39 1 4 - 1 6 4001-034004-06 4000-02 406 0 - 6 6 391 3 - 2 1 406 1 - 6 7 38th AVENUE N.E. 406 8 - 7 4 400 8 - 1 0 40 8 8 - 9 8 40 7 6 - 8 6 406 9 - 7 5 40 8 9 - 9 9 40 7 7 - 8 7 RO Z E L L E DR I V E HA R D I N G S T R E E T LOWRY AVENUE 2501-2551 3803 COTTAGE LANE RO O S E V E L T S T R E E T COTTAGE LANE 240 0 241 0 240 8 240 6 240 4 240 2 391 9 391 7 391 5 391 3 391 1 242 0 241 8 241 6 241 4 241 2 39103912391439163918 39113913391539173919 4000 HIG H C R E S T R O A D PE N R O D L A N E SI L V E R L A K E R O A D SILVER LANE County Road E 2250 B O U L E V A R D SAINTANTHO NY 3100-3155 3055 32ND AVENUE N.E. BELDEN DRIVE RO O S E V E L T C O U R T WI L S O N S T R E E T 2912 FORDHAMC T. ST I N S O N B O U L E V A R D 2580 2588-2620 2500 2903-2955 Old U . S . H w y 8 2201 U.S. H w y 8 8 U.S. H w y 8 8 U.S. Hwy 88 FO R D H A M D R I V E SH A M R O C K D R I V E MA C A L A S T E R D R I V E PE N R O D L A N E S I L V E R L A K E C OU RT SILVERLA K ETERRACE SILVER LANE 39th AVENUE N.E. 3700 3712371637083704 372037243224 3808 FO S S R O A D DRIVE CH A N D L E R 37th AVENUE N.E. SI L V E R L A K E R O A D BE L D E N D R I V E CO O L I D G E S T R E E T HA R D I N G S T R E E T ED W A R D S T R E E T RO O S E V E L T S T R E E T 34th AVENUE N.E. 35th AVENUE N.E. 36th AVENUE N.E. 37th AVENUE N.E. EDGEMERE AVENUE 36th AVENUE WENDHURST AVENUE CR O F T D R I V E 34TH AVENUE C R O F T CIRCLE SKY DOWNERS DRIVE MAPLEWOOD DRIVE D R I V E SKY CROF T CR O F T D R I V E SK Y C R O F T D R I V E RA N K I N R O A D 31stAVE NUE CRO F T D R I V E S T ANTHONYRD. ST R E E T ST R E E T RO O S E V E L T ED W A R D 33rd AVENUE N.E. HILLDALE AVENUE 32ND AVENUE N.E. TOWN VIEW AVENUE N.E. 31st AVENUE N.E. SIL V E R L A K E R O A D ANTH O N Y L A N E COUNTY ROAD "C" ANTHONY LANE SOUTH E GATERD. DR I V E V I E W C R E S T BELL LANE T E R R A C E ARMO UR ST I N S O N B O U L E V A R D SIL V E R L A K E R O A D RO O S E V E L T S T 30th AVENUE N.E. WEST ARMOUR TERRACE MURRAY AVENUE ST R E E T WI L S O N KENZIE T E R R A C E RO O S E V E L T S T S T R E E T C O O L I D G E BOULEVARDSAINTANTHONY 27TH AVENUE N.E. PAHL AVENUE 29th AVENUE N.E. 2550 2654 2626 261 3 260 9 260 5 261 7 262 1 25342538 254 2 254 6 2548 25202534 2501 2401 2552-2576 2701 2700 28122801 2900-2922 2701 2709 2720 28162812 2816 2800 2808 2817 2821 2855 2828 2825 2829 2833 2837 2850 2846 2812 2816 2845 2855 2820 2824 2855 29342932 2924 29022900 2930 29062904 2908 29102912 2914 29222920 29182916 3024 3007 3015 30123000 3006 3021 3042 3010 3016 301330093005 2919 2909 3601 3605 3615 2917 2924 2920 2912 2908 2900 3501 2909 2911 2919 2921 3003 3011 3017 3020 3400 2930 3025 282 0 282 4 28 2 8 283 4 283 6 2838 2840 322 0 32 2 2 322 4 32 2 6 2832 2901 330 1 321 7 321 3 320 9 320 5 330 5 29002900310 1 301 3 30 0 9 30 0 53001 321 232 0 4 321 6 310 0 310 8 32 0 0 2901 2801 2805 2813 2809 2715 2900 2823 30083000 2809 281228162820 2833 2832 291428412837 28292828 28362832 2825 2817 2813 2815 2831 2839 2808 2824 283628402816 320 3 320 1 32023204 3244324232403238 324632483250325232543256 320632103208 3200 323632343232 321232143216321832203222 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3909 3913 3917 3921 3925 3929 4001 4005 4009 4013 4017 4021 4025 4029 3900 3904 390839113913 3901 391539173919 3912 3916 3920 3924 392139233925392739293931393339353937393939413943 4000 4004 4008 4012 40014003400540074009401140134015 4017 3000 4024 402040214023402540274029403140334035 3701 30093005 3716 3800 3805 3899 2801 3700 3810 3800 2701 2500 3800 2405 2407 2550 3701 3725 3801 3803 2600 2602 2800 2700 3930 3928 3900 4001 2504 2808 4004 4020 2920 2401 2405 2409 2413 2501 2505 2509 2513 26012605260927012705 2709 401640204024 4028 4033 40294025 4021 2805280928132817 282128252901 2919 4104 2904 2908291229162920290529092913291729192923 36th AVENUE N.E. 2601 3600 3301 3303 3600 CH E L M S F O R D R O A D 3900 APA C H E L A N E 29092909 2602 4024 4016 N O R T H E R N P A C I F I C R A I L W A Y SOO L I N E R . R . SOO LINE R.R. Map Update - October 2010 Saint Anthony Village CITY OF ST. ANTHONY 2010 ZONING Non-Conforming Single Family Parcels 0 1,000 Feet Single Family Parcels < 9,000 Sq Ft R1 - Single Family Residential R1A - Single Family Residential R2 - Two Family Residential R3 - Townhomes R4 - Multiple Dwellings L1 - Light Industrial PUD - Planned Unit Development C - Commercial ROS - Recreation / Open Space