5.1. BASR 05-27-1997 ITEM 5.1.
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MEMORANDUM
tyof
ik •
River TO: Board of Adjustments
FROM: Scott Harlicker, lanning Assistant
DATE: May 27, 199 'lik
SUBJECT: Request for Variance by Michael
Cloutier, Public Hearing Case No.
V 97-4
Request
Consider a request by Michael Cloutier for a 2 foot variance to the required 5
foot side yard setback to allow the reconstruction of a snow damaged
detached garage.
Location •
936 Lookout Place
• Zoning/Land Use
Rlc (Single Family Residential) / MR (Medium density Residential)
Attachments
• Zoning map
• Site plan
• Letter from applicant dated 4/16/97
Overview
The applicant's property measures 79' wide by 150' deep (11,850 sf). The lot is
level in the front with a steep hill in the rear. The original location of the
garage was at the base of the hill, setback about 3 feet from the east property
line and about 12 feet from the house. There is a patio located between the
house and the garage. The original garage, and the proposed replacement,
measures 16' X 25' (400sf).
The garage collapsed this winter because of the snow and ice. The applicant
is seeking to rebuild in the same location using the existing foundation. If the
• applicant is required to comply with the current setback requirement,
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to the Board of Adjustments/V 97-4
May 27, 1997
Page 2
• excavation of the hillside would be required and a portion of the patio would
have to be removed.
The situation on this lot is typical of the way that the neighboring lots were
developed. The adjacent lot to the east, as well as one other lot on this short
dead end, have garages that appear to encroach into the 5 foot side yard
setback.
The request to encroach into the 5 foot side yard setback will not adversely
affect the appearance of the neighborhood. This lot, as well as other lots on
Lookout Place, have garages that are close to the side lot line.
Variance
A variance may be granted only if it meets the following five conditions:
1. Literal enforcement of the ordinance will cause undue hardship.
2. The hardship is caused by special conditions and circumstances which
are peculiar to the property and the structure involved and which are
not characteristic of, or applicable to, other lands or structure in the
IPsame area.
3. The literal application of the provisions of this ordinance would
deprive the petitioner of rights enjoyed by other properties in the same
district under the terms of this ordinance.
4. The special conditions and circumstances are not a consequence of the
petitioner's own action or inaction.
5. The variance will not be injurious to or adversely affect the health,
safety or welfare of the residents of the City or the neighborhood
where the property is located and will in keeping with spirit and intent
of the ordinance.
Recommendation
Staff believes that the this request meets the five conditions required for
granting a variance and recommend the Board of Adjustment approve this
variance request to allow a 3 foot side yard setback for the purpose of
rebuilding a detached garage based on the following findings.
• 1. Literal enforcement of the ordinance will cause undue hardship in
that the by requiring the applicant to comply with the existing side
f:\shrdoc\planning\scott\v97-4.doc
•
Memo to the Board of Adjustments/V 97-4
May 27, 1997
Page 3
• yard setback the applicant will have to excavate into the hillside,
remove a portion of their patio and demolish part of the existing
garage foundation.
2. The hardship is caused by special conditions and circumstances which
are peculiar to the property and the structure involved and which are
not characteristic of, or applicable to, other lands or structure in the
same area.
3. The literal application of the provisions of this ordinance would
deprive the petitioner of rights enjoyed by other properties in the same
district under the terms of this ordinance. The neighboring property
has a garage with a similar setback as the one requested by the
applicant.
4. The special conditions and circumstances are not a consequence of the
petitioner's own action or inaction. The garage's collapse was caused by
the harsh winter and was not caused by anything the applicant did or
did not do.
5. The variance will not be injurious to or adversely affect the health,
• safety or welfare of the residents of the City or the neighborhood
where the property is located and will in keeping with spirit and intent
of the ordinance.
•
•
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