3d. Non-Conforming Lots of Record MEMORANDUM 3d
CITY OF TO: Planning Commission
CHANHASSFN FROM: Sharmeen Al -Jaff, Senior Planner
7700 Market Boulevard DATE: April 3, 2012 61-2e '
PO Box 147
Chanhassen, MN 55317 SUBJ: Non - Conforming Lots of Record
Administration
Phone: 952.227.1100 BACKGROUND
Fax: 952.227.1110
Building Inspections There are lots within the City of Chanhassen that predate the City Code standards and
Phone: 952.2271180 are considered non - conforming lots of record. Non - conforming lots of record are
Fax: 952.227.1190 platted lots that do not meet current ordinance requirements (area, width, depth and
frontage). The intent of the non - conforming ordinance is to recognize the existence
Engineering of uses, lots and structures which were lawful when established, but which no longer
Phone: 952.227.1160 meet all ordinance requirements; prevent the enlargement, expansion, intensification
Fax: 952.227.1170 or extension of any non - conforming use, building or structure; and encourage the
Finance elimination of non - conforming uses, lots and structures or reduce their impact on
Phone: 952.227.1140 adjacent properties.
Fax: 952.227.1110
This issue paper will focus on non - conforming lots of record. There are subdivisions
Park & Recreation within the city that consist of a number of non - conforming lots. A few prime
Phone: 952.227.1120 examples of such subdivisions are:
Fax: 952.227.1110
Recreation Center • Red Cedar Point Lake Minnewashta Filed 8/30/1913
2310 Coulter Boulevard The lots have an average width of 40 feet and a depth of 120+ feet.
Phone: 952.227.1400
Fax: 952.227.1404 • Shore Acres Filed 7/13/1951
The lots are 50 feet wide and 100+ feet deep located on Lake Riley.
Planning &
Natural Resources
Phone: 952.227.1130 • City Lots of Chanhassen formerly known as St. Hubertus Filed 10/20/1887
Fax: 952.227.1110 Some of the lots are 66 feet wide and 133 feet deep. Others are 60 feet wide and
142 feet deep.
Public Works
7901 Park Place • Carver Beach Filed 7/11/1927
Phone: 952.227.1300 The lots are 20 feet wide and 100 feet deep.
Fax: 952.227.1310
Staff will use 7,7,,::::;:,;,.,A,,::;: � : -- >o r z \ .�,! �ti ' :s..\
Senior Center , . a 1 ,a „ ,, , �,�,m
€ k r e. l E r? tic Y \ o r ,,n \
Phone: 952.227.1125 Carver Beach as an 4 ' ` ? f�: � ' A N "� ;�`^ " .. -
Fax: 952.227.1110 example to "'�"�% - - N
demonstrate issues - - y
Web Site s - , ,A‹
that need to be y � � , ti---`0::.,
www.ci.chanhassen.mn.us ` - , . ` K, ,
Corrected. 1 ' r€ , ,o 'l` r. M'�''' \ •
ilk 4\41.\ s? -\- 0 "A , i-�,�` ; \
CARVER BEACH \ l ,. 5 ''o o\ ° \\ ;�' µ e,
Chanhassen is a Community for Life - Providing for Today and Planning for Tomorrow
Planning Commission
Non- Conforming Lots of Record
April 3, 2012
Page 2
This subdivision was created in 1927. The dimensions of each individual lot are 20 feet by 100
feet. A number of total lots under single ownership can range between one lot to 30+ lots. The
County typically identifies these lot combinations under a single Parcel Identification Number
(PID). This number is issued by the County and is for tax purposes only. Having one PID for 10
lots does not mean there is only one lot. If a property owner chooses to sell 5 of the 10 lots, they
may do so without proceeding through a subdivision process, since the lots are already platted.
Should the buyer decide to build a home on these lots, they must meet the required setbacks and
hard surface coverage stipulated in the zoning ordinance. If a variance is required to build a
home, it would constitute a self - created hardship and the City can deny the request.
The goal is to limit the creation of additional non - conforming lots by creating a minimum lot
size.
The City Code states:
Section 20 -73(c)
If two or more contiguous lots are in single ownership and if all or part of the lots do not meet
the width and area requirements of this chapter for lots in the district, the contiguous lots shall
be considered to be an undivided parcel for the purpose of this chapter. If part of the parcel is
sold, the sale shall constitute a self - created hardship under the variance provisions of this
chapter.
ISSUE
The current ordinance permits the sale of a non - conforming lot of record but denies the use of
the lot to the buyer unless they can meet the zoning requirements for the construction of a
structure. The problem emerges when a buyer purchases a lot, assuming that it is buildable.
Often, it becomes problematic to meet setbacks or hard surface coverage. One simple solution to
this problem would be to amend the above ordinance to allow some flexibility, but insure
adequate minimum buildable area as defined by the State of Minnesota. The amended ordinance
would read as follows:
Section 20 -73(c) of the Chanhassen City Code is amended to provide as follows:
If a non - conforming lot or parcel is, or at any time since , 2012 has been held in
common ownership with all or part of an adjoining or abutting parcel or lot, then such non-
conforming lot or parcel and such adjoining or abutting parcel or lot shall be deemed one lot. If
in a group of two or more adjoining or abutting lots or parcels owned or controlled by the same
person, any single lot or parcel does not meet 66 -75% of the full minimum depth, width, and area
requirements of this Chapter, such single lot or parcel shall not be considered as a separate lot or
parcel able to be conveyed or developed under this Chapter.
Chapter 20 of the Chanhassen City Code is amended by adding subsection 20 -490 to provide as
follows:
Planning Commission
Non - Conforming Lots of Record
April 3, 2012
Page 3
Additionally, the State of Minnesota has adopted separate standards for lots within the Shoreland
District. To adopt this language, the City will need to adopt the following ordinance
amendment:
20 -490. Non - Conforming Lots.
(a) A non - conforming single lot of record located within the Shoreland Management District
may be allowed as a building site without variances from lot size requirements, provided
that:
(1) All structure and septic system setback distance requirements can be met;
(2) A Type 1 sewage treatment system consistent with Minnesota Rules, Chapter
7080, can be installed or the lot is connected to a public sewer; and
(3) The impervious surface coverage does not exceed 25 percent of the lot.
(b) In a group of two or more contiguous lots of record under a common ownership. an
individual lot must be considered as a separate parcel of land for the purpose of sale or
development, if it meets the following requirements:
(1) The lot must be at least 66 -75% of the dimensional standard for lot width and lot
size for the shoreland classification consistent with Minnesota Rules, Chapter
6120;
(2) The lot must be connected to a public sewer, if available, or must be suitable for
the installation of a Type 1 sewage treatment system consistent with Minnesota
Rules, Chapter 7080, and local government controls;
(3) Impervious surface coverage must not exceed 25 percent of each lot; and
(4) Development of the lot must be consistent with the City's comprehensive plan.
(c) A lot subject to paragraph (b) not meeting the requirements of paragraph (b) must be
combined with the one or more contiguous lots so they equal one or more conforming
lots as much as possible.
(d) Notwithstanding paragraph (b), contiguous non - conforming lots of record in the
Shoreland Management District under a common ownership may be sold or purchased
individually if each lot contained a habitable residential dwelling at the time the lots came
under common ownership and the lots are suitable for, or served by, a sewage treatment
system consistent with the requirements of Minnesota Statutes Section 115.55 and
Minnesota Rules, Chapter 7080, or connected to a public sewer.
(e) In evaluating all variances, zoning and building permit applications, or conditional use
requests, the zoning authority shall require the property owner to address, when
appropriate, storm water runoff management, reducing impervious surfaces, increasing
setback, restoration of wetlands, vegetative buffers, sewage treatment and water supply
capabilities, and other conservation- designed actions.
Planning Commission
Non - Conforming Lots of Record
April 3, 2012
Page 4
(f) A portion of a conforming lot may be separated from an existing parcel as long as the
remainder of the existing parcel meets the lot size and sewage treatment requirements of
the zoning district for a new lot and the newly created parcel is combined with an
adjacent parcel.
RECOMMENDATION
Staff requests the Planning Commission direct staff to make any appropriate ordinance
amendment.
ATTACHMENTS
1. Red Cedar Point Lake Minnewashta plat.
2.. Shore Acres plat.
3. City Lots of Chanhassen (fka St. Hubertus) plat.
4. Carver Beach plat.
g: \plan \city code\2012 \nonconforming lots \nonconforming Tots of record.doc
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