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HomeMy WebLinkAbout1984 07-12 PCP a n n n Application No. 81023 Applicant: kudr-iLy ",id,tinen Location: 5943 Vincent Avenue North Request: Special Use/Home Occupation The applicant requests special use permit approval to conduct a small engine repair home OCCLID, ation in a detached garage on his Droperty at 5948 Vincent Avenue North. The property in question is zoned RI and is bounded by park on the east, by a single-fam,illy hui-. e on the south, Dy Vincent Avenue filorth on the west, and by 60th Avenue North on the north. The detached garage is on the east side of the property with access off 60th Avenue North. Smiall engine repair is classified as a special home occupation under Section 35-900 of the Zoning Ordinance. Other aspects of the operation that make it a special use are the use of an accessory structure and the employment of one nonresident employee in the home occupation. Mr. Mattinen has submitted a letter (attached) describing his home occupation and a site layout of his property (also attached). He explains that he has been doing small engine repair since 1971 (part-time 1971-79; full-time 1979-84). He explains that his hours of operation are from 8:00 a.m. to 5:00 p.m. , Monday- Friday and 8:00 a.m. to 4:00 p.m. , Saturday. He has one part-time employee. His parking space, he believes, is adequate. He notes that he has a large fire extinguisher in the garage and is properly insured. Mr. Mattinen also refers to closing off the garage door on his "house" (attached, tuck-under) garage. Mr. Mattinen constructed a large storage building (12' x16, ) and attached it to the detached garage at the roof without obtaining a building permit. This addition, along with two existing garages, exceeds the maximum sq. footage allowed for accessory uses under Section 35-310 of the Zoning Ordinance. The Building Official has, therefore, ordered that the storage building be removed or that the existing tuck-under garage be converted to storage space within 30 days. Staff would point out that the use of a garage for a home occupation is to be secondary and incidental to the normal residential use of the garage. The appli- cant has stated that he does not normally run the engines before 10:00 a.m. This seems to be a reasonable time and should be noted in the conditions of approval . Altogether, the application appears to be in order and approval is recommended, subject to at least the following conditions: 1. The permit is issued to the applicant as operator and is nontransferable. 2. The permit is subject to all applicable codes, ordinances, and any violation thereof shall be grounds for revocation. 3. Engines will not be operated for testing or other purposes before 10:00 a.m. nor after 8:00 p.m. 4. All parking associated with the home occupation shall be off- street on improved Space provided by the applicant. 5. A minimum 5 1b. fire extinguisher shall, be installed in the detached gay-age where the home occupation is conducted. 7-12-84 1 1 App Ii + i„n No. 84023 clontirued 6. Permit apprrival is exclusive of all signery which is subject to Chapter 34 of the City Ordinances. 7. Permit approral ackno�rled es use of up to one half of the detached garage for the home occupation. 8. - Permit approval acknowledges small engine repair only. No repair of automobiles, trucks or other vehicles is acknowledged. 9. No outside storage of engines, materials or equipment shall be permitted. 7-12-84 -2- 1 1 Application no. 8`4013 Applicant: H. E. Homes, Inc. Location: 7020, 7040 Brooklyn Boulevard Request: Rezoning The applicant seeks rezoning from R5 to R3, the two parcels at 7020 and 7040 Brooklyn Boulevard ar?d fror, Ri to R3 a .8i aere parse': of land at the west end of the St. Alphonsus Church site (70th and Halifax Avenue North) . The property in question is located north of 704-h Avenue North or) Brooklyn Boulevard and is presently occupied by two single-family homes. The applicant intends to build office coed^miniums on the property. This application was reviewed by the Commission at its May 24, 1984 meeting. The application was tabled at that time and referred to the Northwest Neighborhood Advisory Group for review and comment. The Northwest Neighborhood Advisory Group held a meeting to review the matter at Brooklyn United Methodist Church at 7:00 p.m. on June 21 , 1984. Barbara Sorenson was appointed secretary at that meeting and has submitted minutes of the proceed- ings (attached) . The unanimous conclusion of the advisory group was that the rezoning should be approved. There were concerns expressed that traffic not be routed to 71st Avenue North and that a chain link fence be put up to discourage any cut-throughs. (Note: An opaque fence or wall or Council approved substitute is required when C1 type uses (offices) abut R1, R2, or R3 zoning districts). No site and building plan or preliminary plat have yet been submitted. However, staff expect these applications to be submitted soon. The Planning Commission may hold the rezoning over with the applicant's consent until site and building plans and a plat have been submitted so that all can be considered together; or the Commission may act on the rezoning at this meeting if the applicant so requests. Any final reclassification of the property will depend on a final replatting of the property involved. As staff have stated in our previous report, the rezoning is consistent with the City's Comprehensive Plan. We, therefore, recommend eventual approval of this application. A resolution recommending approval of the rezoning application will be available at Thursday's meeting. A continued public hearing has been scheduled and notices have been sent. i 1