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Memo
To: Mike
Wildgen, City Manager
From: Planning Staff
CC: Evan Ice, Property Owner
Date: May 7, 2004
Re: SP-03-20-04: 1000
As
stated in the original staff report, the proposed structural modifications are
for the interior remodel of the basement unit, including the provision of an
egress window. The subject property is
an existing multi-family “apartment” building including four (4) dwelling
units.
Historic
Record:
The
property has not been site planned previously, and it should be noted that site
planning was not required for structures with ten (10) or fewer dwelling units
until 1984.
The
property was used as a single-family residence between 1917 and 1932, and there
are no definitive records establishing when the single-family residence was
originally converted into individual apartment units.
Based
on information from a City Polk Directory at the Spencer Library, the subject
property had three (3) separate listings (telephone numbers) in 1970.
Since
there is no site plan on record, there is no way to evaluate off-street
parking. The proposed site changes are minor, therefore the Code does not require the property
owner to bring the site up to current City standards as part of this site plan
consideration.
Additional Facts:
§
§
City Polk
Directory at the Spencer Library shows the structure was used as a
single-family residence from 1917 to 1932 by the City Fire Chief
§
Property was
shown as District C (Apartment House District) on 1949 zoning map
§
¾” water meter
was installed prior to 1959
§
Zoning was
changed to RD (Residential Dormitory) with adoption of the 1966 Zoning
Ordinance and has remained unchanged to date
§
Based on the
age/weight of appliances and the access available to get them into the basement
kitchen area, the current property owner estimates the basement apartments has
been actively occupied since the early 1960’s
§
According to City
Polk Directory at the Spencer Library, telephone numbers were listed for units
2, 3 and 4 at 1000
§
The Oread
Neighborhood Plan adopted in 1979 indicates:
o
Sub-area 2 (which
the subject property is part of ) “has the lowest percentage of units in
single-family use”
o
45% of the
housing stock in this sub-area was classified as “single-family converted”
o
Existing land use
was identified as High Density Residential
o
Average number of
dwelling units per residential structure in this sub-area is 4.0 – 4.9
§
According to the
Utilities Department, a second water meter was added in March 2004
Summary:
The past practice of the Planning Office (when a site
plan is not on file) has been to gather as much information as possible about
the subject property to determine conversion dates and conformance with the
zoning in place at the time of development.
If the zoning (previous or existing) permitted/permits the existing
density, a presumption is made that the use was legally established but some
elements (off-street parking, setbacks, etc.) may be non-conforming.
Staff recognizes that many
large single-family homes in
Our research supports the fact
that multi-family use of the property at 1000