3.3. BASR 04-22-1997 ITEM 3.3.
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MEMORANDUM
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River TO: Board of Adjustment
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FROM: Steve Ach, City Planner ,__
DATE: April 22, 1997
SUBJECT: Variance Request by L&W Limited
Liability Company, Public Hearing
Case No. V 97-3
Request
L&W Limited Liability Company is requesting a variance to the commercial
architectural standards and the 10' parking setback requirement.
Location
The general description is the northwest corner of Highway 10 and 173rd
• Avenue (directly behind the Bridgeman's Restaurant).
Zoning/Land Use
C3 (Highway Commercial) / HB (Highway Business)
Attachments
• Zoning map
• Site plan
Background
L&W Limited Liability Company received a conditional use permit on
October 7, 1994. One of the conditions of this permit was to improve the
existing parking area and meet all the 10' parking setback requirements.
The approved plan included a parking setback of 15' along 173rd Avenue. As
part of a recent conditional use permit application to add another building to
this site, a submitted site plan has indicated the existing parking lot has
been installed with a setback less than the required 10' along 173rd Avenue.
The second variance requested is to the architectural requirements in a
• commercial district. The proposed building includes materials similar to the
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to the Board of Adjustments/V97-3 Page 2
April 22, 1997
• existing building on the parcel. These materials consist of predominantly a
steel sided building on three sides, with the front portion being a combination
of steel, cedar and some brick enhancement at the corners and 4 feet along
the bottom of the building.
The city's performance standards require buildings in the commercial zoning
district to consist of 75% of approved materials (i.e., brick, masonry, glass,
wood, approved architectural metal siding). The industrial area requires
buildings to have at a minimum 25% of approved materials. The proposed
building has approximately 20% of the approved materials.
The applicant has indicated that the proposed building is intended to
compliment the existing building currently on site. When the existing
building was constructed the city's performance standards were slightly
different than they are today. On one hand, it seems logical to maintain the
similar building character on site; however, staff is also concerned having
new free-standing buildings constructed that may not meet the long term
vision of east Highway 10 corridor as discussed during the Comprehensive
Plan.
As far as the parking setback request, staff cannot support the findings for
this request. The required setback of 10 feet was approved on the site plan
two years ago and conditions have not changed to deviate away from staff
and Planning Commission recommendation and City Council approval.
Recommendation
It is recommended the Board of Adjustments consider the following
recommendation:
A. Deny the request for a 7' variance to the 10' parking setback
requirement based on the following findings:
1. The previous approved plans indicated the 10' parking setback
must be met as part of the upgrading of the parking lot.
2. There are no special conditions or circumstances on site which
would prevent the parking setback from being established.
3. The applicant would not be deprived any reasonable use of the
property if the parking setback is maintained.
4. Other properties making similar expansion are required to meet
• the 10 foot setback requirements.
\shrdoc\planning\pc\v97-3.doc
Memo to the Board of Adjustments/V97-3 Page 3
April 22, 1997
• B. If the Board of Adjustments wishes to approve the variance regarding
architectural standards, the following findings may be considered:
1. The proposed architectural materials will compliment the
existing building on the same parcel.
2. The variance to the architectural standards will not have any
health, safety or welfare issues upon adjacent residents or
neighbors.
3. The proposed building will include acceptable materials to meet
city performance standards; however, will not meet the
percentage requirements of acceptable materials in the highway
commercial zone.
•
•
•
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