HomeMy WebLinkAbout1980-04-25 NAC Memorandum Re Variance & Subdivision • • • 1 We C
NORTHWEST ASSOCIATED CONSULTANTS INC.
MEMORANDUM
TO: Oak Park Heights Mayor and City Council
FROM: Jan Thompson /David Licht
DATE: April 25, 1980
RE: Application for variance and subdivision of the St. Croix Villas
FILE N0: 798.02 - 80.05
BACKGROUND
Mr. Ed Deiss, representative of the St. Croix Villas Condominiums, has requested
subdivision of the property in order to allow individual ownership of garage
units as opposed to the present arrangement; i.e., common ownership of all units
by condominium owners. In addition, a variance is being sought because one of
the garage units does not meet City setback requirements of 30 feet on a public
street frontage. A land survey has revealed that the unit is setting 14.63 feet
away from the dedicated roadway. Mr. Deiss is also requesting that the formal
procedural requirements of Section 4.02.01 be waived in lieu of the registered
land survey he has submitted. Section 4.02.01 subdivision G allows the council
to exempt the subdivider from complying with any procedural requirements of the
ordinance that are deemed inappropriate.
The eleven garage units to be considered, are adjacent to Paul Avenue and east
of the dwelling units. The request does not apply to the garages to the west
of the dwelling units. The units in question, were built at a later date than
the original complex.
ISSUES
Waiving of Procedure
As the complex and accessory buildings are in existence, it appears reasonable
to accept the registered land survey and waive the detailed procedural require-
ments.
Subdivision
The state law addressing condominiums, distinguishes between owned and common
facilities. At present, the garages are commonly owned and thus, in order to
meet the statutory requirements, all property owners must consent and agree to
this subdivision proposal, thus amending the existing by -laws. Section 515.5 of
the State Statute requires submission of the proposed amendment to the platting
authority of the governing municipality for review and it shall become valid
4820 minnetonka boulevard, suite 420 minneapolis, mn 55416 612/925 -9420
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Oak Park Heights Mayor and City Council
April 25, 1980 Page Two
when duly recorded in the office of the County Recorder or Registrar of Titles,
as the case may be.
Variance
Garage "F" as shown on land survey is atpresent a non - conforming use in that
it does not meet the ordinance requirements for setback. Granting of the
variance request, would alter the statutes to a legal non - conforming use,
thereby eliminating the negative aspects associated with a defined non- conform-
ing use. Ordinance 401.17 provides mechanism for evaluating variance requests.
Review of this proposal finds that the request will not:
1. Impair an adequate supply of light and air to adjacent property.
2. Unreasonably increase the congestion in the public street.
3. Increase the danger of fire or endanger the public safety.
4. Unreasonably diminish or impair established property values within
the neighborhood, or in any other way contrary to the intent of the
ordinance.
RECOMMENDATIONS
It is recommended that the subdivision be granted, provided:
1. All individual property owners consent to the subdivision, and a
copy of the amended by -laws be submitted to the City.
2. The City Attorney's review of the amended by -laws and report to
the City Council as to compliance with the state law.
3. Clerical costs, if any, associated with revised special assessments
rolls, have been paid.
4. The appropriate documents be recorded at Washington County Offices.
It is also recommended that the variance to setback request be granted.
cc: LaVonne Wilson
Otto Bonestroo
Lyle Eckberg
Ed Deiss
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