CC Staff Report 5-26-09
CITY OF
CHANHASSEN
7700 Market Boulevard
PO Box 147
Chanhassen, MN 55317
Administration
Phone: 952.227.1100
Fax: 952.227.1110
Building Inspections
Phone: 952.227.1180
Fax: 952.227.1190
Engineering
Phone: 952.227.1160
Fax: 952.227.1170
Finance
Phone: 952.227.1140
, Fax: 952.227.1110
Park & Recreation
Phone: 952.227.1120
Fax: 952.227.1110
Recreation Center
2310 Coulter Boulevard
Phone: 952.227.1400
Fax: 952.227.1404
Planning &
Natural Resources
Phone: 952.227.1130
Fax: 952.227.1110
Public Works
1591 Park Road
Phone: 952.227.1300
Fax: 952.227.1310
Senior Center
Phone: 952.227.1125
Fax: 952.227.1110
Web Site
WNW. ci. chanhassen. m n. us
3
.......-
MEMORANDUM
TO:
Todd Gerhardt, City Manager
FROM:
Angie Kairies, Planner I
DATE:
r;~
May 26, 2009
SUBJ:
John Colford -- Zoning Appeal of an Administrative Decision
Regarding Multiple Dwellings on a Single Lot
7470 Chanhassen Road - Planning Case #09-05
PROPOSED MOTION:
"The Chanhassen City Council affirms the Planning Commission and staff's
interpretation of Planning Case #09-05, for the property described as Lots 6
and 7, Sunset View Addition, for the regulation regarding multiple dwelling
units on a single-family lot and requires the applicant to remove Buildings A
and B in order to build a larger dwelling unit, and combine Lots 6 & 7 into a
single zoning lot."
City Council approval requires a majority of City Council present.
EXECUTIVE SUMMARY
The applicant is appealing the Planning Commission's, acting as the Board of
Appeals and Adjustments, decision regarding multiple dwellings on a single lot on
property zoned Single Farnily Residential, RSF located at 7470 Chanhassen Road, in
order to replace and expand the northerly dwelling.
PLANNING COMMISSION SUMMARY
The Planning Commission held a public hearing on May 5, 2009. The Planning
Commission voted 5-1 to approve the motion affirming staff's interpretation for the
regulations regarding multiple dwelling units on a single-family lot.
As part of the discussion the Planning Commission discussed whether an expansion
of the non-conformity of two dwelling units on a single lot is by:
a. Increasing the square footage, or
b. Adding an additional unit on the site.
Chanhassen is a Community for Life. Providing for Today and Planning for Tomorrow
Todd Gerhardt
7470 Chanhassen Road Appeal
Planning Case #09-05
May 26, 2009
Page 2
It is staff's determination that increasing the square footage of either of the dwellings increases the
intensity of the use, thus increasing the non-conformity. Increased square footage would allow for
the opportunity for additional habitable space.
Currently, Lots 6 and 7 are under a single Pill for tax purposes; however, staff has been unable to
locate documentation that the parcels have been combined into a Zoning Lot for zoning purposes.
Staff is recommending the applicant provides a written request to combine Lots 6 and 7 into a
Zoning Lot as defined by City Code.
Several of the residents spoke at the Public Hearing in favor of the removal of the main house and
construction of a new house; however, they were primarily concerned with continued rental of the
second dwelling.
A second concern of the neighbors was the proposed location of the new house. While the proposed
location meets the required 75-foot lakeshore setback, it will be located closer to the lake than the
neighboring properties and may obstruct their current view of the lake to the side of their properties.
The Planning Commission minutes for May 5,2009 are item la of the May 26, 2009 City
Council packet.
RECOMMENDA TION
Staff and the Planning Commission recommend that the City Council adopt the following
motion:
"The Chanhassen City Council affirms the Planning Commission and staff's interpretation of
Planning Case #09-05, for the property described as Lots 6 and 7, Sunset View Addition, for the
regulation regarding multiple dwelling units on a single-family lot and requires the applicant to
remove Buildings A and B in order to build a larger dwelling unit, and combine Lots 6 & 7 into a
single zoning lat."
ATTACHMENT
1. Planning Commission Staff Report Dated May 5, 2009.
g:\plan\2009 planning cases\09-05 7470 chanhassen road zoning appeal\executive summary 5-26-09.doc
PC DATE: 5/5/09
[!]
CC DATE: 5/26/09
CITY OF CHANHASSEN
REVIEW DEADLINE: 6/2/09
CASE #: 09-05
BY: AA
PROPOSED MOTION:
"The Chanhassen City Council Planning Commission affirms the Planning Commission and
staffs interpretation of Planning Case #09-05, for the property described as Lots 6 and 7, Sunset
View Addition, for the regulation regarding multiple dwelling units on a single-family lot and
requires the applicant to remove Buildings A and B in order to build a larger dwelling unit, and
combine Lots 6 & 7 into a single zoning lot."
Planning Commission final decision reql:lires a three fourths '1ote of the members present.
PROPOSAL: Request for a Zoning Appeal of an administrative decision regarding multiple
dwellings on a single lot.
LOCATION: 7470 Chanhassen Road
Lots 6 & 7, Sunset View
APPLICANT: John Colford
11256 Jersey Avenue North
Champlin, MN 55316-3367
PRESENT ZONING: Single Family Residential, RSF
2030 LAND USE PLAN: Residential Low Density
ACREAGE: .87 DENSITY: N/A
LEVEL OF CITY DISCRETION IN DECISION MAKING:
The City has a relatively high level of discretion with an appeal of an administrative decision
because the applicant is seeking a deviation from administrative interpretation of established
standards. This is a quasi-judicial decision.
REQUEST
The applicant is appealing staff s decision regarding multiple dwellings on a single lot on property
zoned Single Family Residential, RSF located at 7470 Chanhassen Road, in order to replace and
expand the northerly dwelling.
John Colford Zoning Appeal
May 5, 2009
Page 2 of7
The opposing interpretations are:
1. Staff's interpretation: Tear down Building B completely.
2. Applicant's interpretation: Removing an aspect (kitchen appliances) eliminates structure as a
second dwelling unit.
The applicant's preference is to keep Building B as a separate dwelling unit. However, City
Code is very specific stating that one principle dwelling is allowed per lot and a nonconforming
use or structure may be maintained through repair, replacement or maintenance, but not
expansion. Increasing the size of either of the dwelling units increases the nonconforming use.
Sec. 20-28. Board of appeals and adjustments.
To hear and decide appeals where it is alleged that there is an error in any order, requirement,
decision or determination made by a city administrative officer in the enforcement of this
chapter.
BACKGROUND
The property is Lots 6 & 7, Block 1, Sunset View Addition and is a riparian lot located on the
southeast side of Lotus Lake. The Sunset View Addition was platted in 1954 and the subject site
was originally two individual parcels, Lots 6 and 7, each with a single-family dwelling, built
circa 1935.
After researching Carver
County records, the
earliest record showing
the lots as a single parcel
is 1992. Prior to 1992, it
is unclear when the
parcels were combined
into a single parcel or
Zoning Lot.
~
A Zoning Lot is when two
or more parcels are
combined into a single lot.
All interior lot lines are
disregarded and the
parcels must comply with
all zoning requirements,
including one principle
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John Colford Zoning Appeal
May 5, 2009
Page 3 of7
structure on a single-family lot. When the parcels were combined, neither of the dwellings was
removed. Therefore, the site is currently nonconforming with two principal buildings on a single
lot.
Both of the dwelling units have been used as rental units under previous ownership. The
applicant purchased the property in 2007 with the intent to demolish the larger dwelling
(Building A) and build a new larger home closer to the lake, and maintain the smaller dwelling
(Building B). In addition to the two dwelling units, there is a detached garage located near
Highway I 01 (Building C).
According to City Code Section 20-72, nonconforming uses and structures may be continued
through repair, replacement, restoration, maintenance, or improvement, but not including
expansion. Increasing the size of either dwelling unit increases the nonconforming use of multiple
dwelling units on a single lot. The property owner proposes to remove an aspect (kitchen) from
Building B so it does not meet the definition of a single-family dwelling. They contest that
removal of the kitchen appliances eliminates the classification of a dwelling unit.
Dwelling unit means one or more rooms which are connected together as a single unit
constituting complete, separate and independent living quarters for one or more persons,
physically separated from any other room or dwelling unit which may be in the same building
and containing permanent cooking, eating, sleeping and sanitary facilities for the exclusive use of
a single family maintaining a household.
It is staff s determination that removing the appliances from the kitchen does not negate the fact
that the structure is and could be used as a separate dwelling unit. Additionally, there is no
John Colford Zoning Appeal
May 5, 2009
Page 4 of7
guarantee that the appliances will not be replaced in the future without the City's knowledge, and
rental or habitation resumed in Building B would again constitute a dwelling unit.
Staff s position is, in order to replace either of the dwelling units with a larger dwelling unit, the
second dwelling unit must be removed. The applicant is appealing staff s decision.
APPLICABLE REGULATIONS
Sec. 20-72. Nonconforming uses and structures.
(a) Any nonconformity, including the lawful use or occupation of land or premises existing at the
time of the adoption of an additional control under this chapter, may be continued, including
through repair, replacement, restoration, maintenance, or improvement, but not including
expanSIOn.
(d) Notwithstanding any other provisions of this chapter, any detached single-family dwelling that
is on a nonconforming lot or that is a nonconforming use or structure may be altered. or expanded
provided. however. that the nonconformity may not be increased. If a setback of a dwelling is
nonconforming, no additions may be added to the nonconforming side of the building unless the
addition meets setback requirements.
(e) Notwithstanding the prohibitions contained in the forgoing paragraphs of this section, if
approved by the city council a nonconforming land use may be changed to another nonconforming
land use of less intensity if it is in the public interest. In all instances the applicant has the burden of
proof regarding the relative intensities of uses.
Sec. 20-902. Multiple principal buildings on same lot.
In any single-family detached residential district not more than one principal building shall be
permitted to be erected on a single building lot. Groupings of buildings in other districts may on
be permitted by conditional use permit.
DISCUSSION
The property owner would like to demolish the larger dwelling (Building A) and build a new,
larger home closer to the lake and keep the smaller dwelling (Building B). There is also a
detached garage located on the site (Building C), which will remain on the site. All of the
existing structures are currently nonconforming.
Buildin A
Buildin B
Buildin C
Hard Surface Covera e
Existin
1,225 s uare feet
970 s uare feet
730 s uare feet
28.7%
new structure
John Colford Zoning Appeal
May 5,2009
Page 5 of7
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Existing Conditions
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Proposed Conditions
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As stated in Section 20-72, any nonconformity or lawful use existing at the time of adoption of a
more restrictive control, may be continued through repair, replacement, restoration, maintenance, or
improvement, but not including expansion. Therefore, construction of a larger dwelling increases
the existing nonconformity of the multiple dwellings.
John Colford Zoning Appeal
May 5, 2009
Page 6 of7
The applicant could:
a. Maintain Building A through remodeling or repair within the same building envelope (exact
location).
b. Replace Building A with the exact same square footage (includes all levels of existing
structure). That square footage could be relocated within the required setbacks as the current
setbacks are nonconforming, bringing that aspect of the structure into compliance with City
Code.
c. Remove Buildings A and B and build a new single family home in compliance with City
Code.
Building B is a full functioning dwelling (kitchen, bathroom, sleeping areas, furnace, utilities,
and laundry facilities) and is currently a rental unit. The applicant proposes to remove an aspect
of Building B (kitchen). It is staffs interpretation that removing the appliances and cupboards
does not eliminate the fact that it is a dwelling unit, nor does it ensure that the appliances will not
be replaced and rental or habitation will resume in the future. It would, in fact, remain a
complete separate and independent living quarters.
The applicant states that he would like to keep Building B in an acceptable form, with as many
features as possible, to maintain its value to counter the low appraisals obtained during
construction financing. However, the applicant states that the dwelling will no longer be used as
a rental property. Maintaining the value of the structure would be allowing it to remain as a
dwelling unit. The City Code is very specific in stating that one principle dwelling is allowed per
lot and a nonconforming use or structure may be maintained through repair, replacement or
maintenance, but not expansion. Increasing the size of either of the dwelling units increases the
nonconforming use of two dwelling units on a single lot.
It is staffs interpretation that Building B must be removed from the property. If the Planning
Commission's decision is to allow Building B to remain on the property as a detached accessory
structure, the combination of Building B and Building C will exceed the 1,000 square-foot
limitation. This would decrease the intensity of the existing nonconformity; however, a new
nonconformity of less intensity will be created.
RECOMMENDATION
Staff The Planning Commission recommends that the Planning Commission City Council
adopt the following motion:
"The Chanhassen City Council Planning Commission affirms the Planning Commission and
staffs interpretation of Planning Case #09-05, for the property described as Lots 6 and 7, Sunset
View Addition, for the regulation regarding multiple dwelling units on a single-family lot and
John Colford Zoning Appeal
May 5, 2009
Page 7 of7
requires the applicant to remove Buildings A and B in order to build a larger dwelling unit, and
combine Lots 6 & 7 into a single zoning lot."
ATTACHMENTS
1. Development Review Application.
2. Existing Survey dated received April 3, 2009.
3. Proposed Survey dated received April 3, 2009.
4. Proposed house plans dated received April 3, 2009.
5. Public Hearing Notice and Affidavit of Mailing List.
G:\PLAN\2009 Planning Cases\09-05 7470 Chanhassen Road Zoning Appeal\CC Staff Report appeal admin decision.doc
Planning Case No. 0'1- OS
CITY OF CHANHASSEN
7700 Market Boulevard - P.O. Box 147
Chanhassen, MN 55317 - (952) 227-1100
CITY OF CHANHASSEN
RECEIVED
DEVELOPMENT REVIEW APPLICATION
APR 0 3 l009
PLEASE PRINT
Applicant Name and Address:
06 h II.J &; t-Por2f)
/ 12-5& ~.j~iC-SC If' /h; AI
D-I/h11~t--L/{.J / prJ/lJ ~f:3/&
Contact: '
Pho~e: "7/0 ~J~~~ Fax: c.f
Emall: C-a 0 Ii) (A{/t/(A), e,.. fA
~
CHI\NHf\SSEN PLANNING CEP'f
Owner Name and Address:
SAME.
Contact:
Phone:
Email:
Fax:
NOTE: Consultation with City staff is reauired prior to submittal, including review of development
plans
Comprehensive Plan Amendment
Temporary Sales Permit
Conditional Use Permit (CUP)
Vacation of Right-of-Way/Easements (VAC)
Interim Use Permit (IUP)
Variance (V AR)
Non-conforming Use Permit
Wetland Alteration Permit (WAP)
7. Zoning Appeal .ji~DO
Planned Unit Development*
Rezoning
Zoning Ordinance Amendment
Sign Permits
--.:L Notification Sign - $200
(City to install and remove)
rJ..J!.. Escrow for Filing Fees/Attorney Cost**
- $50 CUP/SPRNACNARlWAP/Metes & Bounds
- $450 Minor SUB
TOTAL FEE $ -3(')0 ~~ {CO Jc l q, 2
Sign Plan Review
Site Plan Review (SPR)*
Subdivision*
An additional fee of $3.00 per address within the public hearing notification area will be invoiced to the applicant
prior to the public hearing.
*Sixteen (16) full-size folded copies of the plans must be submitted, including an 8%" X 11"
reduced copy for each plan sheet along with a diaital COpy in TIFF-Group 4 (*.tif) format.
**Escrow will be required for other applications through the development contract.
Building material samples must be submitted with site plan reviews.
NOTE: When multiple applications are processed, the appropriate fee shall be charged for
each application.
~
PROJECT NAME: Ii/) '! l'1tJYr1e 0'1 du. fir.. -(;;;r-e
LOCATION: /4. 76 ch(}{j/l ;;~./ /(J , r=f.bU'L h~ /J1 /U' ;;-C;-31&,
, .
LEGAL DESCRIPTION AND PID: L-l>T ~ !+tv(J 7 .5cCt-fd Y\.. rz- I ~uJlIl sk;(J If f.::,
t .
0fwor; 02-3 PC#\/'+ : # z..t;'<gctD $~se-t- Vi'et,J' fdc.el:tt- 25,9,-/0061J6
TOTAL ACREAGE: () I g, C.
WETLANDS PRESENT:
YES V NO
~~~k'J
S fhNl~
PRESENT LAND USE DESIGNATION: Htfm&
PRESENT ZONING:
REQUESTED ZONING:
REQUESTED LAND USE DESIGNATION: ~
REASON FOR REQUEST: --:L tXftrtJ1 w/<e h t<-r:-r;/J f./v. :;)2Ju-1l ~(c~
()"'?1 lYly ~y -IoYJ/!~~ V~ ~ In y #rtJ/.J~vft;. h
Ce<iY1)~ ;Z z,,"~ "';~J1rl<-~_~ 6i~} ~'"-:'d A ffe~
Cov1. SIi-UC,+r(jflV t;~C<.Vl. C( "J- u.:JC5~ I; LtL:to. ;1-
rM b( A"\.- ~#I-M: J;vp4/l IX-? /I1Any haf,ultL./- .z,~ IJs~lb!e Apt{ttl4k,h.. ft.lw
r I
FOR SITE PLAN REVIEW: Include number of existing employees:
and new employees:
This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information
and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the
Planning Department to determine the specific ordinance and procedural requirements applicable to your application.
A determination of completeness of the application shall be made within 15 business days of application submittal. A written
notice of application deficiencies shall be mailed to the applicant within 15 business days of application,
This is to certify that I am making application for the described action by the City and that I am responsible for complying with
all City requirements with regard to this request. This application should be processed in my name and I am the party whom
the City should contact regarding. any matter pertaining to this application. I have attached a copy of proof of ownership
(either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person
to make this application and the fee owner has also signed this application.
I will keep myself informed of the deadlines for submission of material and the progress of this application. I further
understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any
authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of
my knowledge.
tr!z-(& i
Date
1/2-(0 ')
Date
G:\PLAN\Fonns\Development Review Application.DOC
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COLFORD fi!E5IDENCE
21 MAR 09
~1A1;\'<;["nA,",!I.
CITY OF CHANHASSEN
AFFIDA VIT OF MAILING NOTICE
STATE OF MINNESOTA)
) ss.
COUNTY OF CARVER )
I, Karen J. Engelhardt, being first duly sworn, on oath deposes that she is and was on
April 23, 2009, the duly qualified and acting Deputy Clerk of the City of Chanhassen,
Minnesota; that on said date she caused to be mailed a copy of the attached notice of Public
Hearing for 7470 Chanhassen Road Zoning Appeal to the persons named on attached Exhibit
"A", by enclosing a copy of said notice in an envelope addressed to such owner, and depositing
the envelopes addressed to all such owners in the United States mail with postage fully prepaid
thereon; that the names and addresses of such owners were those appearing as such by the
records of the County Treasurer, Carver County, Minnesota, and by other appropriate records.
Subscribed and sworn to before me
this d-~\-~day of Apt ~\ ' 2009.
~~ Tryv)Oi-lI~~
, Not;-~c.
, KIM T. MEUWISSEN I
Notary PubliC-Minnesota
My Commission Expires Jan 31, 2010
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<3 . ..
CARL B FITZSIMMONS & PATRICIA K
FITZSIMMONS
7480 CHANHASSEN RD
CHANHASSEN MN 55317-9503
FRED M & ROSIE R OELSCHLAGER
7410 CHANHASSEN RD
CHANHASSEN MN 55317-9503
PAT HART FITZSIMMONS
7400 CHANHASSEN RD
CHANHASSEN MN 55317-9503
SCOTT J & DENISE B SMITH
30 HILL ST
CHANHASSEN MN 55317-9586
TIMOTHY J & DIANE A MCHUGH
7450 CHANHASSEN RD
CHANHASSEN MN 55317-9503
CHRISTOPHER & TRACEY RUST
7500 CHANHASSEN RD
CHANHASSEN MN 55317-8576
JOHN W & JANE M COLFORD
11256 JERSEY AVE N
CHAMPLIN MN 55316-3367
PAUL R & LISA K LINDER
17287 ROSALLA DR
EDEN PRAIRIE MN 55346-4299
STEVEN A & BETH A MCAULEY
20 HILL ST
CHANHASSEN MN 55317-9586
DAVID E & CAROLYN M WETTERLlN
7420 CHANHASSEN RD
CHANHASSEN MN 55317-9503
MARK L & ANN M PAGE
10 HILL ST
CHANHASSEN MN 55317-9586
ROBERT FLYNN & VALERIE FLYNN
40 HILL ST
CHANHASSEN MN 55317-9586
STEVEN T JENKS
7490 CHANHASSEN RD
CHANHASSEN MN 55317-9503
THOMAS USHIRLEY E H BARNES
7593 DEBBIE LA
EDEN PRAIRIE MN 55346
ROBERT T & BARBARA A GADBOIS
7488 DEBBIE LA
EDEN PRAIRIE MN 55346
NATHAN M FOX
19135 KRISTIE LA
EDEN PRAIRIE MN 55346
MARGARET L FRANCAZIO
7605 DEBBIE'LA
EDEN PRAIRIE MN 55346
KAREN A HOFFROGGE
7485 DEBBIE LA
EDEN PRAIRIE MN 55346
JOHN M MILLER
19184 KRISTIE LA
EDEN PRAIRIE MN 55346
J B CLIFFORD
4568 EMMALANI DR
PRINCEVILLE HI 96722
DAVID J RYAN
19159 KRISTIE LA
EDEN PRAIRIE MN 55346
BRUCE PETERSON
7484 DEBBIE LA
EDEN PRAIRIE MN 55346
THOMAS J KLEIN
KAREN N KLEIN
7581 DEBBIE LA
EDEN PRAIRIE MN 55346
R J NIEMANN & N NIEMANN
7553 DEBBIE LA
EDEN PRAIRIE MN 55346
MICHAEL J WOLL
7517 DEBBIE LA
EDEN PRAIRIE MN 55346
M J ANDERSON & D A SUMPTER
7567 DEBBIE LA
EDEN PRAIRIE MN 55346
JULIE A DOVER/DAVID W DOVER
19088 KRISTIE LA
EDEN PRAIRIE MN 55346
JOHN M & KAREN C KURVERS
7602 DEBBIE LA
EDEN PRAIRIE MN 55346
DEBORAH R HEDLUND
7480 DEBBIE LA
EDEN PRAIRIE MN 55346
DAVID C & DEBORAH S OLSON
19111 KRISTIE LA
EDEN PRAIRIE MN 55346
ROSEMARY SMITH
7555 192ND AVE W
EDEN PRAIRIE MN 55346
P D STANSBURY & C L SEE
114 B VALENCIA RD
SANTA FE N M 87505
MARK L & TAMMY L SPERR
7590 DEBBIE LA
EDEN PRAIRIE MN 55346
KEVIN R & BRENDA K CASPERS
19136 KRISTIE LA
EDEN PRAIRIE MN 55346
JON A NORBERG
19183 KRISTIE LA
EDEN PRAIRIE MN 55346
JOHN J & CAROLYN A LEACH
7481 DEBBIE LA
EDEN PRAIRIE MN 55346
DAVID P & KAREN L MILLER
7596 DEBBIE LA
EDEN PRAIRIE MN 55346
BRYAN J STRANBERG
KRISTI M SVEE-STRANBERG
7503 DEBBIE LA
EDEN PRAIRIE MN 55346