4.1. BASR 07-28-1998 ,fir Al
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Item# 4. 1.
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11Z ty of , I River MEMORANDUM
TO: Board of Adjustments
FROM: Stephen Wensman, Planner 5 tip
DATE: July 28, 1998
SUBJECT: Request by Irwin and Margaret Olson
for a Variance, Public Hearing Case
No. V 98-6
Request
Consider a request by Irwin and Margaret Olson for a variance of the
minimum lot size requirement in the Rla zone (Countryside Acres).
Location
19761 Gary Street, Elk River, MN (Lots 4,5 and 6, Block 1, Countryside
Acres)
• Zoning/Land Use
Rla (Single Family Residential) / LR (Low Density Residential)
Attachments
• Location map
• Subdivision plan
• Letter from applicant
Overview
In 1982, the applicant purchased the lots 4,5 and 6 in Countryside Acres
(approximately 4 total acres) and built a house on lot 4 and a portion of 5. Lot
six is free of structures and all woods at this time. All three lots were
combined as one lot at the time of building and tax purposes by the applicant.
The applicant requests the variance because he intends to sell lot 4-5, and
sell lot 6 as a separate buildable lot
The applicant claims a hardship because he feels selling such a large lot will
be difficult when the lots surrounding are so much smaller. Furthermore,
•
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
• when he combined the lots, he says he wasn't informed of the potential
ramifications of the joining the lots, as he has now discovered.
Zoning Ordinance
At the time the applicant purchased his lot, in 1982, the property was in the
R1a district and the minimum lot size was already 2.5 acres. Countryside
Acres consists of lots of roughly 1 acre.
Currently, The Elk River Zoning Ordinance requires a minimum lot size of
2.5 acres in the Ma zone. If the variance was granted, lot 4-5 would be
approximately 2.5 acres and lot 6 approximately 1.6 acres. Lot six would not
meet the minimum lot size.
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 selling such a large lot with so many smaller lots
around will make the sale difficult. Lot 9, block 1, of Countryside Acres is
approximately 6 acres and the only other lot in the subdivision that meets
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\v98-6.doc
Memo to Board of Adjustments/V 98-6
July 28, 1998
Page 3
the 2.5 acre minimum lot size. The applicant does have the option to sell his
• lot (4,5 and 6) as it and meet the minimum lot size requirements.
The special conditions or circumstances which are peculiar and not
characteristic of, or applicable to, other lands or structure in the same area is
that the Olsons' three lots combine to form second largest lot in the
subdivision.
Since the majority of the lots in this subdivision are approximately 1 acre in
size, it could be said the literal application of the ordinance would deprive the
Olsons of rights enjoyed by other properties in the same subdivision.
The special conditions and circumstances are a consequence of the
petitioner's own actions, even though he did not know the ramifications of
joining the lots and was not informed of this situation. The applicants action
to combine the lots was a necessity in order to build on lot 4 and 5.
Most of the subdivision of Countryside Acres is non-conforming with the
current City Ordinance, however at the time the subdivision was plated it
was conforming. It is questionable whether or granting the variance would be
in keeping with the overall spirit and intent of the City Ordinance.
• Recommendation
Staff recommends that the Board of Adjustments deny this request for a
variance from the minimal lot size requirements in the Rla zoning district
based on the following findings:
1. LITERAL ENFORCEMENT OF THE ORDINANCE WILL NOT CAUSE THE
APPLICANT UNDO HARDSHIP BECAUSE THE LOTS 4,5 AND 6 CAN BE SOLD
AS ONE LOT.
2. THE SPECIAL CONDITIONS AND CIRCUMSTANCES ARE A CONSEQUENCE
OF THE PETITIONER'S OWN ACTIONS.
•
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ZONING
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11Zi River MAP
13065 Orono Parkway •P.O. Box 490
CASE: V
Elk River, MN 55330
Irwin K. & Margaret Olson
19761 Gary St Elk River
• VARIANCE APPLICATION
Itm B-1 Lots 4,5,6 are situated on approx. 4 acres.
Since the sale of building lots now have to be 2i acres each
this limits me to the sale of just one lotsince the 1 acre
plot remaining could not be sold to build on.
Most of the lots in the area are around 1 acre or less so it be
difficult to sell one lot of approx. 4 acres.•
Item B-2 All of the lots in CountrysadeAcres Have been sold and built on
with exception of my lots 5 & 6. My home is on lot 4.
My problem is not appicable to any other lots in this area.
Item B-3 I dont believe this applies since all Countryside purchased
and built on one lot.
Item B-4 The problem I have today is a result the decision I made in 1982
to have lots 4,5,6 to be taxed as one unit. I was told that the
Lots could still be sold separately and it would be simpler
to have just one tax statement to pay. •
At thus time there was no indication, nor was it my intention,
that I would benefit from having just one statement .
Item B-5 I cant believe thet granting xmxid:,mffaxt the variance would
affect anyone elses health, safety or welfare because this
community has been well established now for several years, and none
of the residents have my problem.
VARIANCE REQUESTED
I request that the 4 acre parcel (Lots 4,5,6) be divided into
2 parcels as follows:
PARCEL 1 The house built on lots 4 & 5
Approx. 2i acres.
PARCEL 2 Lot 6 approx. 1.6 acres
This would be the only other home to be
built on the 4 acre parcel.
require
Your permission to allow this variance would not/rmc ira any changes
in the now existing lot lines.
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