HF 851

as introduced - 89th Legislature (2015 - 2016) Posted on 02/12/2015 02:33pm

A bill for an act
relating to local government; modifying provisions governing nonconforming
lots in shoreland areas; amending Minnesota Statutes 2014, sections 394.36,
subdivision 5; 462.357, subdivision 1e.

BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF MINNESOTA:

Section 1.

Minnesota Statutes 2014, section 394.36, subdivision 5, is amended to read:

Subd. 5.

Existing nonconforming lots in shoreland areas.

(a) This subdivision
applies to shoreland lots of record in the office of the county recorder on the date of
adoption of local shoreland controls that do not meet the requirements for lot size or lot
width new text begin that are acquired by the owner on or after May 22, 2009 new text end . A county shall regulate
the use of nonconforming lots of record and the repair, replacement, maintenance,
improvement, or expansion of nonconforming uses and structures in shoreland areas
according to this subdivision.

(b) A nonconforming single lot of record located within a shoreland area may be
allowed as a building site without variances from lot size requirements, provided that:

(1) all structure and septic system setback distance requirements can be met;

(2) a Type 1 sewage treatment system consistent with Minnesota Rules, chapter
7080, can be installed or the lot is connected to a public sewer; and

(3) the impervious surface coverage does not exceed 25 percent of the lot.

(c) In a group of two or more contiguous lots of record under a common ownership,
an individual lot must be considered as a separate parcel of land for the purpose of sale
or development, if it meets the following requirements:

(1) the lot must be at least 66 percent of the dimensional standard for lot width and
lot size for the shoreland classification consistent with Minnesota Rules, chapter 6120;

(2) the lot must be connected to a public sewer, if available, or must be suitable for
the installation of a Type 1 sewage treatment system consistent with Minnesota Rules,
chapter 7080, and local government controls;

(3) impervious surface coverage must not exceed 25 percent of each lot; and

(4) development of the lot must be consistent with an adopted comprehensive plan.

(d) A lot subject to paragraph (c) not meeting the requirements of paragraph (c) must
be combined with the one or more contiguous lots so they equal one or more conforming
lots as much as possible.

(e) Notwithstanding paragraph (c), contiguous nonconforming lots of record
in shoreland areas under a common ownership must be able to be sold or purchased
individually if each lot contained a habitable residential dwelling at the time the lots came
under common ownership and the lots are suitable for, or served by, a sewage treatment
system consistent with the requirements of section 115.55 and Minnesota Rules, chapter
7080, or connected to a public sewer.

(f) In evaluating all variances, zoning and building permit applications, or
conditional use requests, the zoning authority shall require the property owner to address,
when appropriate, storm water runoff management, reducing impervious surfaces,
increasing setback, restoration of wetlands, vegetative buffers, sewage treatment and
water supply capabilities, and other conservation-designed actions.

(g) A portion of a conforming lot may be separated from an existing parcel as long
as the remainder of the existing parcel meets the lot size and sewage system requirements
of the zoning district for a new lot and the newly created parcel is combined with an
adjacent parcel.

new text begin EFFECTIVE DATE. new text end

new text begin This section is effective the day following final enactment.
new text end

Sec. 2.

Minnesota Statutes 2014, section 462.357, subdivision 1e, is amended to read:

Subd. 1e.

Nonconformities.

(a) Except as otherwise provided by law, 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, unless:

(1) the nonconformity or occupancy is discontinued for a period of more than one
year; or

(2) any nonconforming use is destroyed by fire or other peril to the extent of greater
than 50 percent of its estimated market value, as indicated in the records of the county
assessor at the time of damage, and no building permit has been applied for within 180
days of when the property is damaged. In this case, a municipality may impose reasonable
conditions upon a zoning or building permit in order to mitigate any newly created impact
on adjacent property or water body. When a nonconforming structure in the shoreland
district with less than 50 percent of the required setback from the water is destroyed by
fire or other peril to greater than 50 percent of its estimated market value, as indicated in
the records of the county assessor at the time of damage, the structure setback may be
increased if practicable and reasonable conditions are placed upon a zoning or building
permit to mitigate created impacts on the adjacent property or water body.

(b) Any subsequent use or occupancy of the land or premises shall be a conforming
use or occupancy. A municipality may, by ordinance, permit an expansion or impose upon
nonconformities reasonable regulations to prevent and abate nuisances and to protect the
public health, welfare, or safety. This subdivision does not prohibit a municipality from
enforcing an ordinance that applies to adults-only bookstores, adults-only theaters, or
similar adults-only businesses, as defined by ordinance.

(c) Notwithstanding paragraph (a), a municipality shall regulate the repair,
replacement, maintenance, improvement, or expansion of nonconforming uses and
structures in floodplain areas to the extent necessary to maintain eligibility in the National
Flood Insurance Program and not increase flood damage potential or increase the degree
of obstruction to flood flows in the floodway.

(d) Paragraphs (d) to (j) apply to shoreland lots of record in the office of the
county recorder on the date of adoption of local shoreland controls that do not meet the
requirements for lot size or lot width new text begin that are acquired by the owner on or after May 22,
2009 new text end . A municipality shall regulate the use of nonconforming lots of record and the
repair, replacement, maintenance, improvement, or expansion of nonconforming uses and
structures in shoreland areas according to paragraphs (d) to (j).

(e) A nonconforming single lot of record located within a shoreland area may be
allowed as a building site without variances from lot size requirements, provided that:

(1) all structure and septic system setback distance requirements can be met;

(2) a Type 1 sewage treatment system consistent with Minnesota Rules, chapter
7080, can be installed or the lot is connected to a public sewer; and

(3) the impervious surface coverage does not exceed 25 percent of the lot.

(f) In a group of two or more contiguous lots of record under a common ownership,
an individual lot must be considered as a separate parcel of land for the purpose of sale
or development, if it meets the following requirements:

(1) the lot must be at least 66 percent of the dimensional standard for lot width and
lot size for the shoreland classification consistent with Minnesota Rules, chapter 6120;

(2) the lot must be connected to a public sewer, if available, or must be suitable for
the installation of a Type 1 sewage treatment system consistent with Minnesota Rules,
chapter 7080, and local government controls;

(3) impervious surface coverage must not exceed 25 percent of each lot; and

(4) development of the lot must be consistent with an adopted comprehensive plan.

(g) A lot subject to paragraph (f) not meeting the requirements of paragraph (f) must
be combined with the one or more contiguous lots so they equal one or more conforming
lots as much as possible.

(h) Notwithstanding paragraph (f), contiguous nonconforming lots of record in
shoreland areas under a common ownership must be able to be sold or purchased
individually if each lot contained a habitable residential dwelling at the time the lots came
under common ownership and the lots are suitable for, or served by, a sewage treatment
system consistent with the requirements of section 115.55 and Minnesota Rules, chapter
7080, or connected to a public sewer.

(i) In evaluating all variances, zoning and building permit applications, or
conditional use requests, the zoning authority shall require the property owner to address,
when appropriate, storm water runoff management, reducing impervious surfaces,
increasing setback, restoration of wetlands, vegetative buffers, sewage treatment and
water supply capabilities, and other conservation-designed actions.

(j) A portion of a conforming lot may be separated from an existing parcel as long as
the remainder of the existing parcel meets the lot size and sewage treatment requirements
of the zoning district for a new lot and the newly created parcel is combined with an
adjacent parcel.

new text begin EFFECTIVE DATE. new text end

new text begin This section is effective the day following final enactment.
new text end