7 days ago
Grand Forks moving ahead with first changes to nonconformity property rules since 1980s
Jun. 1—GRAND FORKS — The city of Grand Forks is moving forward with the first overhaul of its nonconformity code in nearly 40 years.
The changes received their first approval from
the Grand Forks City Council on May 19,
but have been discussed for several months. This will be the first time the city has changed rules governing nonconforming lots, structures and zoning uses since the current land development code was created in 1987. The current code has been
described as punitive, heavy-handed and unclear.
"Particularly with our small lots, our residential small lots, we had quite a few in our older neighborhoods — small, affordable homes," Grand Forks planning manager Andrea Edwardson told the council. "They're getting caught in the financial transactions, because if you have a nonconforming status, typically you cannot receive financing."
The changes also align city code with changes in North Dakota Century Code. A law passed by the Legislature that goes into effect later this year, HB 1500, will allow many noncomforming property owners — who previously had issues — to more easily rebuild or repair their homes.
The new law and the new city code don't allow all nonconformities to rebuild. The changes allow for rebuilding to match a current structure and format if it meets the uses laid out in zoning, doesn't encroach on public rights of way or neighbors, and meets building codes.
Grand Forks' change goes one step further and would allow for most property owners to rebuild, both residential and commercial. Again, owners will have to still meet structural and encroachment rules, but would clear many of the hurdles of needing to go through the city variance process.
The nonconformities affected by the change fall into three categories:
* A nonconforming land use: The property's activity is not allowed by the designated zoning of a property, like residential homes in an industrial area or commercial in a residential zone. Nonconformities often occur when the city changes the land use.
* A nonconforming lot: The property's dimensions no longer meet the requirements of the code. This is common in older parts of Grand Forks, where lots are on average smaller and minimum dimensions have increased over time.
* A nonconforming structure: The use is permitted, but the structure doesn't meet land use requirements for setbacks, impervious surfaces or some other requirement of code.
Nonconforming lots and structures can go through a variance process through the city's Board of Adjustments, but it's a process that can take several weeks from initial application to final approval. Nonconforming land uses require zoning map ordinance changes, which also take several weeks between the Grand Forks City Council and the Grand Forks Planning and Zoning Commission.
The changes to code will likely make the processes clearer, if not easier for many.
"We're essentially saying those north-end properties that existed before our current zoning code, if you're allowed within your district in terms of activity, we want to make it a little bit easier should anything happen," Edwardson told the Herald. "We want to make this easier for you to have housing financing options and open that door up a little bit more."
Additionally, the city is reaching out to several property owners on the north end of Grand Forks that have been identified as being eligible for rezoning so they're no longer nonconformities.
Forty-three properties that are along commercial corridors, but don't face the corresponding thoroughfares tied with the commercial zoning, have had letters sent saying they could apply to be rezoned from commercial to residential. The Planning and Zoning Commission will review applications in July.
