3.2. BASR 09-29-1998 r-Q A
Item# 3.2
'ty of _fit MEMORANDUM
�lk River TO: Board of Adjustments
FROM: Stephen Wensman, Plannerij
DATE: September 29, 1998
SUBJECT: Request by John Varty
for a Variance, Public Hearing Case
No. V 98-7
Request
Consider a request by the applicant, John Varty, for a variance from the
maximum accessory structure area in the Ma zone.
Location
13192 192nd Avenue NW, Island View Fourth Addition, lot 3, block 1
• Zoning/Land Use
R1b (Single Family Residential) /MR (Medium Density Residential)
Attachments
• Location map
• Site plans and elevation
• Letter from applicant
Overview
The applicants recently purchased the 21.2 acre hobby farm with 6 existing
greenhouses, a small detached garage, a pole building and house. According
to the applicant, all the detached structures are used for business purposes,
which leaves the applicant without a garage for residential purposes.
The property is a grandfathered agricultural use within the Rlb zone. The
applicant is proposing to add on to the existing house and add a tuck-under
attached garage.
•
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Board of Adjustments/V 98-6
July 28, 1998
Page 2
• Zoning Ordinance
According to the Elk River Zoning Ordinace, the variance is needed because
the property already exceeds the 6000 square foot maximum accessory
structure area, and the proposed attached tuck-under garage will further
exceed the maximum accessory structure area.
The Elk River Zoning Ordinance states that in all single family residential
zoning districts a minimum (20' x 22') 440 square foot single garage shall be
constructed. It could be interpreted that the applicant currently has no
garage for residential purposes and is entitled to one.
Variance
Staff refers the Board of Adjustments to Section 900.40 of the City of Elk
River Code of Ordinances for the five standards to consider when reviewing a
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 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.
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.
The applicant feels the literal enforcement of the ordinance will cause him
undo hardship because:
1. Literal enforcement will cause undo hardship because the existing garage
111 structure is a business office and the applicant has no garage for
residential purposes.
s:\planning\stevewen\pcmmo\v98-7.doc
Memo to Board of Adjustments/V 98-6
July 28, 1998
Page 3
• 2. The hardship is caused by special conditions and circumstances which are
peculiar to the property. The property is a nonconforming use in the Rib
zone and that the business has grown to incorporate all the existing
detached structures. The structure involved, the house, does not have a
garage attached or detached for residential purposes which is not
characteristic of homes 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. Other residential properties have
attached or detached garages for residential uses which is more or less a
right in the provisions of the Elk River Zoning Ordinance.
4. The special conditions and circumstances are not a consequence of the
petitioner's own action or inaction because the site was a grandfathered
nonconforming use prior to the applicant's purchase of the lot and the
existing detached structures on the site were used for business purposes.
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 because the lot
• is large with ample space for the garage with ample distance to the
nearest neighbor. Furthermore, the garage is a tuck-under style and will
visually be incorporated into the foot print of the house
Recommendation
Staff recommends that the Board of Adjustments approve this request for a
variance from the maximum accessory structure area in the Rlb zone.
based on the following findings:
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 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.
4. THE SPECIAL CONDITIONS AND CIRCUMSTANCES ARE NOT A
CONSEQUENCE OF THE PETITIONER'S OWN ACTION OR INACTION.
s:\planning\stevewen\pcmmo\v98-7.doc
Memo to Board of Adjustments/V 98-6
July 28, 1998
Page 4
• 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 BE IN
KEEPING WITH SPIRIT AND INTENT OF THE ORDINANCE.
•
•
s:\planning\stevewen\pcmmo\v98-7.doc
•
fir .w. �► �;r�' LOCATION $4C
�. _, ___ ,.way rte
11
-811".�.1 11 r x17`F pg zit tip n; Al Fr41"1 it
_ "illl � •i ..11u • .'sd 1:
►rrro , �1111, .�11.1,1!y1.7L ID, 44
r A
, � ?'
a
! .iipm ' :)' pr.ditivriligui 7...1 itl....1. 4:1-411554.1tir.krit.1,1141-4,..%), .
.0.0: ,tvJi$ • ' 4i1 ORONO 31iliC l •'°"°' .
w `j�� r! — AUDITOR
(� i
En�
=li` Ai,it I "Mil 112b
.. ORONO !*ii /
ft
_g--_ ._.__..... . dill,.., ,... 4, - • ...",,,,,N,..24AMIIIIIIIIP
ocil wi •":".9 Frw,rru l` fIry
..gh
... x. a. a. wt •
V /
�
D EMvt. •oaIBAr,r l:.;
wVi. 111I11; mL y♦, .
p w•en... ne+ ; 1
lt P siiitZlt1L1yWll &PK '4..". ..
de
i.:.111 tt911411111g ?IOW %
En-r\,,:" a •111" .■ ■
r^c./ A( -
/ LOCATION N
City of �
• MAP
.�
lk ,�
River 1 .
13065 Orono Parkway •P.O.Box 490 CASE: V 98-7
Elk River,MN 55330
APPLICANT'S LETTER
/41)
v Oh,trm Cnhce
Init ate ctiv s a 1kvu ct-,a ce Di '
VA412-m4'). , c atec¢ 19 Z N2 Awe_ /Ow
12.eecwt e 4-e 4s rale_ (As-e ct a-YL-
tlitLe. avr lokAs - , ar\-ct
Avt,e 20 o(. a -lyre.-Q
crov-not/A),--iLe-ted A
`t , w e 1k arc.. P --4) sca ce
P , `1 i e tark.e-0 i-orrev- us eiM h-0-1"(
d r C v i-P&t-, w, +
A44 bye ct ..e,e-wcol o q cvvar_ )( i me . a ec s-e
VV-C, eared p
0
p 9i? -o wt. eerie lee 4o sf
-0(ciA tniaj d7r\-- ov)-e* -{1,t A4)(k--
96--bt /6-ln ccr-,J,i.oterin D-ur-
- �: �� \)
411,
O` TN A YyC 'Y
I
s I
,,..4"4(4.1'.',,,r %�a ° V "` 9N a'
F4 K
• H ! :
ip
k
z I —'1
43
v
`:4:±1,3r::.' '.$4", ",...' .. ,,,`'.'"'..t`'.•
n s..'
- F
1 1 i I 1.' .1.''''t ,,..:7';''''f-Xi' , '. IL"
I m
M
I
—1_
, i
I , I 1
1
cal c
= { — — - —t— 1 a 'r-i1-1---i �. � r
�_ I 1 ■ �` -:,,
. ot i
}
I
I
�
! 11I1 x �r
1
'; N 4
1
L
t __ _
Z
S
V,
...-‘7,7, --f:;•-..;:, 4 ',,::•.,.,--"--..,.,,-
fi a ..•r •.
F x. ms's + a ' `ti �„ •.
a�' x C7^.e 4. 7...r' Syr ., 'rd,,r : tkL f�.,'rµe °:!'.1.'-',Z°:,1-1,..,7r, YE, r i ..
9 tr r 2 - -
'kS '""..,.. z A ` r y e
_
� � „,,.4.'',!..,,:;3.:,., '"'t .,,A„.,i v � • a,�ir a k� }� :. �J'.• l
( (?^T,,,I,`,1.,,, •,r c QYy, S1�0. v..* 1 t :
w 2:0 t s'� ,,;w,x' a kk 1'4'7) 'i ' y� �S`a� "� yu * a'
f iM1 B S X . .S yi '' ^ ''''' I�J'Y/}Yf A Y(F
,}.. { 0
> '4r .w k--4,j
f �. ...,.... .. .,.........,n.,,..,,,..i..3.1 , i, , ,
•
..,,,t,..,,,,,,,,„. ,„ },. . 3 ,.! '' '.aA�:7':, 'C y e _ .e',..e».'n% .•is:�i,t ,r,.a;' ...,
. ,;., ,, , -, :1‘,-..., ,,:,:,,,,. .,. .., . -=11' —e_ ,
C:‘\
,.� . \ •
w
, as a -
r R J `” 11
ii )ric.) )
+E `�—.137.22 -'i.. - �' _ 1 . &. ,,�;.�„�, --
N0'09 �09" � I m» , o r,,... /1'66 f X57,
� m 1 N0 J9 '091E
e ,....
i s / /� J3 i .., 1 rTl
_..., ....„. ,.....„ e.:1 , ,,,..„....,„\\\- ,c, i __,...;
_ _ _. ,..\:,.. „pp:
C: \ 1 „ t\„ ,)I 1 r,, :i� -
t� �� 1 .vOp
`ice WI � I I � n * \ - Q \'� 1�, (� Dam~ 4 i.2 - : ,L;ti i\,'\ Qi n,
, ft) l i --l. .,4 4 hi c) ..
zt
t f (s2 4Jt.‘ '1 1
\',■)\ ,.. 1
Ell 1\ q • I 1
vi
A. ..k`'
�v CT. i; ' 1 �,j 1 li� • �— am b rr^^N.
• ..,-)
r T1
m
— ?!,.\ stsani,..\ l 21... . •./
RCP
LI l
I tbi \� n a
,ni 1 k• �� N o, N \...:-.� -A tit a ' - - 4
%t J , !
'I v- � y.ev�.w�t Qt (1 j P A
y i / f
�-
1 —`"47-e7"'-'7”. 332.50 --
/ / (-4.,
.' N O ^9 X09'" E 1 349. 65 -- v
i
w
/?J
Q. DEED 349.2^
\ -- t I
■ ■
Tl 1
5
I a
' � 1
'1 w 1 A
Y 1 2
o
— ` _ r — c
— 1-
-_____- --- ---/