DEVELOPMENT BUSINESS - Bryan K. Schafer, Planning and Community Development Director
Title
GRANTING A 1,900 SQUARE FOOT VARIANCE TO ALLOW FOR 2,900 SQUARE FEET OF ACCESSORY GARAGE SPACE IN THE R-1 (SINGLE FAMILY) ZONING DISTRICT AT 707 89TH AVENUE NE. CHURCH OF ST. TIMOTHY. (CASE FILE NO. 18-0022/NBL)
Schedule of Actions
|
Planning Commission (Public Hearing) |
05/08/18 |
|
City Council (Variance/CUP) |
06/07/18 |
|
Action Deadline |
07/08/18 |
Planning Commission
The Planning Commission voted unanimously to approve the variance. There were no comments at the public hearing.
Background
St. Timothy’s Catholic Church has owned this site for over 50 years. Back in 1990, St. Timothy’s was granted a variance to allow for 2,000 square feet of accessory garage space in the R-1 (Single Family) zoning district and in conjunction they were also granted a Conditional Use Permit to allow for the expansion of the church facility in the R-1 (Single Family) zoning district.
The Church is now requesting a variance to allow for 2,900 square feet of accessory garage space in the R-1 (Single Family) zoning district, and they are also requesting conditional use permit amendment to allow for the expansion of the church facility in the R-1 (Single Family) zoning district.
Variance
The R-1 (Single Family) zoning ordinance does not contain specific standards (beyond setback requirements) for churches. This means that accessory buildings for churches or schools must follow the same standards as accessory buildings for single-family homes. If the variance is granted the City may want to look at amending this part of the zoning to allow more flexibility for schools and churches on larger residential parcels.
In 2010-2011 the old clergy residence, located on the south east corner of the site, was demolished and an existing shed was also removed. The attached narrative details a number of items and materials that were previously stored in the garages of the old clergy residence. These items have been located in an off-site storage facility since that time.
The variance being requested for allowable square footage is only slightly larger than the existing variance already granted, and it is a reasonable request when considering the accessory space that was lost on-site through the demolition of the clergy residence.
Conditional Use Permit
Church facilities are a conditional use in the R-1 (Single Family) zoning district. The Church is requesting to build a 900 square foot cold storage building to the west of the existing 1,976 square foot cold storage building. A conditional use permit amendment is required in order to allow for the proposed new building.
The R-1 (Single Family) zoning district requires larger setback standards for church facilities. The proposed building well exceeds the minimum setback requirements, which are as follows: building - 50 feet for the front, rear, and side yards; parking - 30 feet for the front, rear, and side yards.
R-1 (Single Family) zoning district requires accessory buildings to be located in the rear yard, and this requirement is also being met.
R-1 (Single Family) zoning district requires a drive access, at a minimum 8-foot width with a 3-foot set-back from the property line, for garages located in the rear yard. Again, the proposed drive access well exceeds the 3-foot minimum set-back requirement. The parking lots were reconstructed back in 2011 and there is an area of existing pavement, visible on the aerial image, which will abut the proposed building and provide the required drive access.
R-1 (Single Family) zoning district requires that the architectural style and color of accessory structures be compatible with the primary building. The proposed building will utilize vinyl siding and will be composed of browns and tans to match the existing storage building.
R-1 (Single Family) zoning district limits the height of accessory structures to no taller than the primary structure. The proposed building meets this requirement and the proposed height (9-feet) is consistent with the existing storage building (10-feet). Being that there are already multiple buildings located on the parcel, staff feels that constructing the proposed building to match the existing storage building is a more than reasonable request.
Recommendation
By motion, approve the Resolution.
Attachments
Zoning and Location Map
Site Plan
Aerial Image 2008
Aerial Image 2011
Aerial Image with proposed addition
Garage Details (3)
Photos of Existing (2)
Narrative
Body
WHEREAS, an application has been filed by Church of St. Timothy as Case File No. 18-0022; and
WHEREAS, a public hearing has been held by the Blaine Planning Commission on May 8, 2018; and
WHEREAS, the Blaine Planning Commission recommends said Variance be approved; and
WHEREAS, the Blaine City Council has reviewed said case on June 7, 2018.
NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Blaine that a variance is hereby approved per Section 29.35 (k) of the Zoning Ordinance to allow up to 2,900 square feet of accessory garage space in the R-1 (Single Family) zoning district at 707 89th Avenue NE, with the following rationale:
1. The granting of the variance will not be detrimental to the ordinance because the R-1 (Single Family) text does not contain specific standards for churches or other large institutions.
2. The church would be put in a hardship position if the 1,000 square foot maximum were adhered to.
3. Exceptional circumstances apply to this residential property in terms of size and use.
PASSED by the City Council of the City of Blaine this 7th day of June, 2018.