3.5. BASR 09-29-1998 Item# 3.5.
II,ty of '
E MEMORANDUM
lk •
River TO: Board of Adjustment
FROM: Scott Harlicker, Planning Assista •Ili
DATE: September 29, 1998
SUBJECT: Request by Linda Turner for Variance,
Public Hearing Case No. V 98-10
Request
Consider a request by Linda Turner for a variance to the shoreline setback
and side yard setback to construct a 22' X 40' detached garage
Location
1854 Main Street
• Zoning/Land Use
Rlc (Single Family Residential) /MR Medium Density Residential)
Attachments
• Location map
• Site Plan
• Letter from applicant
Overview
The applicant is proposing to construct a 22 foot by 40 foot detached garage.
The garage is replacing an old storage building. The applicant does not have
a garage. The proposed garage will be setback 25 feet from the shoreline, 2
feet from the side property line and 25 feet from the front property line. The
required setbacks are 50 feet from the shoreline and 5 feet from the side
property line. The proposed garage will be 5 feet farther from the shoreline
and 2 feet closer to the side property line than the old storage building.
• Because of the depth of the lots along Main Street, there are other houses
and garages along the same section of Main Street with similar setbacks.
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD&Phone: (612)441-7420 • Fax: (612)441-7425
Memo to Planning Commission/V 98-10
September 29, 1998
Page 2
Variance
Staff refers the Board 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 claims the hardship is that she will not be able to construct a
garage without the granting of these variances. When the depth of the lot is
combined with the setback requirements, it is impossible to construct a
garage without the variance. There are structural reasons and placement of
utilities that prohibit attaching the garage so that the five foot side yard
setback could be met.
The dimensions of the lot are unique in that it is only 90 feet deep and when
combined with the setback requirements there is only 10 feet of buildable
area.
The literal application of the ordinance would deprive the applicant of rights
enjoyed by other properties in the same district. Other houses in the district
have garages. In fact, the zoning code requires new single family homes have
at a minimum a garage measuring 20' by 22 `.
• The hardship is not a result of the applicant's action or inaction. It is a result
of the shape of the lot and the placement of the house on that lot.
s:\planning\scott\v98-10.doc
Memo to Planning Commission/V 98-10
September 29, 1998
Page 3
411 The granting of the variance would not adversely affect the health safety or
welfare of residents
Shoreline Management Ordinance
According to the Shoreline Management Ordinance, when considering a
variance request in shoreline areas, the Board shall also consider the
following:
1. Whether the property owner has reasonable use of the land without the
variance;
2. whether the property is used seasonally or year-round;
3. whether the variance is being requested solely on the basis of economic
considerations; and
4. the characteristics of development on adjacent properties.
The zoning code requires a garage with new single family homes which
• implies an inherent need for a garage. It is staffs belief that a garage is
needed for reasonable use of this property. It should also be noted the
proposed garage is actually setback further from the lake than the original
storage building.
The property is used year round.
The variance is not being requested solely on the basis of economic
considerations. The applicant, as well as most residents in single family
homes, have a need for a garage.
The proposed garage would be in character with the surrounding properties
and would have similar shoreline setback.
Recommendation
It is recommended the Board of Adjustment grant this variance request to
the shoreline and side yard setbacks to allow a 25 foot shoreline setback and
a 2 foot side yard setback based on the following findings:
1. Literal enforcement of the ordinance will cause undue hardship in that
• the applicant will not be able to construct a garage.
s:\planning\scott\v98-10.doc
Memo to Planning Commission/V 98-10
September 29, 1998
Page 4
• 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. Other properties in the district have
garages that do not comply with current setback requirements
4. The special conditions and circumstances are not a consequence of the
petitioner's own action or inaction. The special conditions are a result of
the lot dimension and placement of the house on the property.
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.
6. The zoning code requires a garage with new single family. It is staff's
belief that a garage is needed for reasonable use of this property. It should
• also be noted the proposed garage is actually setback further from the
lake than the original storage building.
7. The variance is not being requested solely on the basis of economic
considerations. The applicant, as well as most residents in single family
homes, have a need for a garage.
8. The proposed garage would be in character with the surrounding
properties and would have similar shoreline setback.
•
s:\planning\scott\v98-10.doc
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\( LOCATION
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City of I' --,tt .
11 .-_ , MAP
EIKRiver
13065 Orono Parkway • P.O. Box 490 CASE: V q 8- a 10 .
,
Elk River, MN 55330
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IP AUGUST 20, 1998
TO: CITY OF ELK RIVER
PLANNING COMMISSION
FROM: LINDA L. TURNER
REF : APPLICATOIN FOR A NEW GARAGE W/HARDSHIP
VARIANCES.
REASONS WE WOULD LIKE THIS SIZE STRUCTURE.
1. NEED SPACE FOR FOUR AUTOMOBILES (TWO IN GARAGE AND
TWO OUT, WE HAVE LIMITED DRIVEWAY SPACE).
2. WE NEED SPACE FOR STORAGE (NO OTHER OUT BUILDINGS
EXIST ON PROPERTY, OLD SHED WAS RAISED TO GET TO
BACK YARD WITH HEAVY EQUIPEMENT, TO UPGRADE PATIO
AND SHORE LINE).
•
3. MAJOR IMPROVEMENT TO OUR LOT WITH NEW STRUCTURE
INSTEAD OF THE SHED WHICH WAS 150 YEARS OLD.
4. ENHANCED VEIW FROM THE NEIGHBORS LOT, EAST OF OUR
STRUCTURE. WITH NEW STRUCTURE, LILAC HEDGE WOULD
STAY AS IS. NOTHING WOULD BE CHANGED FROM LILAC
HEGDE
5. THIS NEW STRUCTURE SHOULD IMPROVE OUR PROPERTY
VALUE AND, ALSO THE PROPERTY VALUES OF THE
NEIGHBORHOOD.
6. THE REASON WE DO NOT WANT TO ATTACHED GARAGE,
WOULD TO PAY TO HAVE ELECTICAL POWER POLE MOVED
AND METER TO OUTSIDE OF NEW GARAGE STRUCTURE AND
HAVE TO REVENT EXHAUST FROM KITCHEN, NO WAY TO GET
TO BACK OF PROPERTY IF ATTECHED TO HOUSE EXCEPT
THROUGH GARAGE, FINANCIALLY IT WOULD CAUSE US A
• TERRIFFIC HARDSHIP BECAUSE OF MORE COST AND TAXES.
• 7. THE OTHER PROPERTIES AROUND US DO NOT MEET SET
BACK REQUIREMENTS THAT WE WOULD HAVE TO ENDURE
BOTH MENTALLY AND FINANCIALLY.
8. THE NEW STRUCTURE WOULD BE MORE SUITED WITH GABEL
ENTRANCE RATHER THAN EVE ENTRANCE. TO MATCH THE
OTHER PART OF HOUSE.
9. THERE IS NO WAY WE CAN HAVE LESS THEN 22'X40' FOOT FOR
TWO CARS IN GARAGE,IT WOULD NOT BE FEASABLE. THIS
SIZE IS MINIMUM FOR A TWO CAR WIDE GARAGE.
WE DO NEED A HARDSHIP VARIANCE OF WIDTH OF STRUCTURE
AND SET BACK OF THIS PROPOSED NEW STRUCTURE.
PLEASE ADVISE ASAP.
LINDA L. TURNER
• 1854 MAIN ST.
ELK RIVER, MN. h.
241-0560
•