4.2. BASR 04-28-1998 4.1 -
Item# 4.2.
L. y of /
E MEMORANDUM
lk •
River TO: Planning Commission
FROM: Scott Harlicker, Planning Assists
DATE: April 28, 1998
SUBJECT: Request for Variance by Chip Martin,
Public Hearing Case No. V 98-4
Request
Consider a request by Chip Martin for a variance request to the required 10
foot setback for paved areas.
Location
940 Highway 10, Lots 1,2 and 8, Block 22 Auditors Subdivision
• Zoning/Land Use
C3 (Highway Commercial) /HB (Highway Business)
Attachments
• Location map
• Site plan
• Alternate site plan
• Letter from applicant
• Lease agreement from the Department of Transportation
Overview
The applicant is requesting relief from the required 10 foot setback for paved
areas. He is requesting total relief from the setback requirement; the
proposed paved parking area will extend over his property line on to property
leased from the Department of Transportation along Highway 10.
The property, Martin Plaza, is located on the north side of Highway 10 at the
intersection of Morton Avenue, just west of Hunts Feed. The area under
• consideration for the variance request is along the north side of Highway 10,
currently gravel and is used as parking for the plaza. The applicant is
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 98-4
April 28, 1998
Page 2
• planning to upgrade the parking area with pavement and curb and gutter. In
order to accomplish this a variance to the parking setback requirement is
needed.
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 literal enforcement of the ordinance would create an
extreme hardship. The hardship being there would be no parking along
Highway 10 in front of the building. All parking would have to be located to
the west of the building along the north property line. If the variance is
approved, the applicant will be able to provide 24 parking spaces in front of
the plaza and approximately 20 spaces to the west of the building. Based on
the building dimensions shown on the site plan 17 parking spaces are
required.
The property is unique in that it is long and narrow. The property is about 75
feet deep which does not leave adequate space to provide both parking and a
drive aisle between the building and the front property line. The special and
unique circumstances relate to the property and are not a result of the
• applicant's actions.
\\elkriver\sys\shrdoc\planning\scott\v98-4.doc
Memo to Board of Adjustments/V 98-4
April 28, 1998
Page 3
• Most commercial strip centers have parking in front of the stores. Without
this variance the applicant would not be able to provide parking in front of
the stores. There would be enough space for a one-way drive aisle. With the
variance there would be room enough for a 24 foot wide drive aisle and
parking.
The granting of the variance would allow a boulevard of between 24' and 14'
between the edge of the pavement and the travel lane of the highway, which
is less than what is typically found. The applicant claims that the distance is
similar to other business along this section of Highway 10.
Options
Staff has identified the following options for the Board's consideration:
• Denial of the variance request based the finding that there is no hardship
because there is room on the site to provide adequate parking without
requiring a variance.
• Approval of the variance with modifications to what the applicant
proposed. The size of the variance could be minimized by altering the
• proposed parking layout. Parking spaces should be laid out so they face
the building and accessed provided via a one-way driveway. The amount
of pavement in front of the building could be reduced from 42 feet to 32
feet. (See attached plan)
• Approval of the variance as proposed.
Related Issues
As the Board is aware, the city is initiating a visioning process as part of the
development of a downtown plan The Board may also wish to consider how
this property fits in with their vision of downtown Elk River.
Improvements to the parking area will require site plan review. Along with
paving the parking area, curb and gutter will have to be provided per city
ordinance.
Recommendation
Since there is adequate space on the site to provide enough parking spaces to
meet the parking requirements without the need for a variance, staff finds it
• difficult to support this variance request and offers the following finding to
support denial of this request:
\\elkriver\sys\shrdoc\planning\scott\v98-4.doc
Memo to Board of AdjustmentsN 98-4
April 28, 1998
Page 4
1. Since there is adequate space on the site to provide parking spaces to
meet the parking requirements of the plaza without the granting of a
variance, the literal enforcement of the ordinance will not cause the
applicant undue hardship.
Should the Board decide to approve this variance request, the following
findings are offered in support of that determination:
1. The literal enforcement of the ordinance will cause the applicant undue
hardship in that the applicant will not be able to provide adequate
parking and access in a convenient location for his customers.
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. The narrowness of the lot does not allow
3. The property is unique in that it is long and narrow. The is property is
about 75 feet deep which does not leave adequate space to provide both
parking and a drive aisle between the building and the front property line.
• The special and unique circumstances relate to the property and are not a
result of the applicant's actions.
4. Most commercial strip centers have parking in front of the stores. Without
this variance the applicant would not be able to provide parking in front of
the stores. There would be space enough for a one-way drive aisle. With
the variance there would be room enough for a 24 foot wide drive aisle and
parking.
5. The granting of the variance would allow a boulevard of between 24' and
14' between the edge of the pavement and the highway, which is slightly
less than what is typically found. The distance is similar to other business
along this section of Highway 10.
6.
The granting of the variance should include the following conditions:
1. In order to minimize the variance needed, parking shall be provided
facing the building and shall not face Highway 10 and the drive aisle
accessing these spaces shall be one way.
2. The drive aisle in front of the plaza shall not exceed 12 feet in width and
the parking stalls shall be 27 feet long at a 45 degree angle per city
ordinance.
\\elkriver\sys\shrdoc\planning\scott\v98-4.doc
Memo to Board of Adjustments/V 98-4
April 28, 1998
Page 5
• 3. Curb and gutter shall be provided per city ordinance.
•
•
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VARIANCE APPLICATION
LETTER OF REVIEW March 31, 1998
1.) the literal enforcement of the ordinance would cause undue extreme hardship.
2.) The property is long and narrow,without the variance our parking would be cramped.
Not being able to park diagonally and have sufficient drive through behind the cars.
3.) The D.A.T. has helped alleviate our problems by leasing us enough footage to
substantiate our parking and drive through quota. This lease has been in effect since 01-
01-98.
4.) In order to provide handicap entrances,which we have by building, a full sidewalk
with ramps at each end. An overhang over it to shed the rain and snow. We would like to
provide as many parking spaces in the immediate area of the entrances of the building.
5.) We will not be creating any hardships to anyone else because with the exception of
Hunts Feed our property is the only commercial property in the area between Hay 10 and
• the railroad tracks. The eves of the building will carry the roof water to the back of the
building and west. Two thirds of the general water run off will be to south and west using
highway ditch to the west. The balance will run to the south into the storm sewer.
MARTIN PLAZA
940 Hwy 10
Elk River,MN 55330
612-441-2228
Edmond Martin(owner)
IP
ORIGINAL
Minnesota Department of Transportation
110 Office of Land Management
Transportation Building Mailstop 631
395 John Ireland Boulevard
St. Paul, Minnesota 55155-1899
612 296-9744
S.P.: 7102 902 LEASE NO. H-05868
PARCEL: 33 ( 71 D003)
COMMERCIAL LEASE
THIS LEASE is made between the State of Minnesota, Department of Transportation ("Landlord"), and
Anderson Industries, Inc. ("Tenant").
Mail Lease to:
Anderson Industries, Inc.
708 Main Street
Elk River, MN 55330
IT IS AGREED:
1 . In consideration of payment of the rent hereinafter specified to be paid by Tenant, and the covenants and
agreements herein contained, Landlord hereby leases to Tenant that certain property ("PREMISES") in the
County of Sherburne, State of Minnesota, described as follows:
• Address of Premises: Martin Plaza, T.H. 10, Elk River, MN
Type of Property: Vacant, Commercial
Legal Description: That part of S.P. 7102 Parce133 as shown on attached EXHIBIT.
This Lease includes improvements, if any, and is in effect for the term of 24 months commencing on January
1, 1998 and ending on December 31, 1999, with the right of termination in both Landlord and Tenant as
hereinafter set forth.
2. RENT. Tenant shall pay to Landlord as rent for the Premises the sum of $600.00, in annual payments of
$300.00 in advance on the first day of each month during the term of this Lease. Rent payments are to be
mailed or delivered to Landlord's finance office as follows:
Department of Transportation Make checks payable to:
Office of Financial Management
Accounting Department Commissioner of Transportation
461 Rice Street
St. Paul, Minnesota 55103
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3. USE OF PREMISES. Tenant shall use the Premises for the following purpose only: Parking
• shall be the sole responsibility of Tenant to comply with all laws, regulations, or ordinances imposed by any
jurisdiction governing the use of the Premises. Failure to comply will not relieve Tenant of the obligation to
pay rent. Tenant's use of the Premises must not interfere with the public's use of any adjacent highway.
4. MAINTENANCE AND REPAIRS. Tenant shall keep the Premises in good condition at Tenant's own
expense, and shall not call on Landlord to make any improvements or repairs.
5. CHARGES AND EXPENSES. Tenant shall pay when due all utility charges and any other charges or
expenses connected with Tenant's use of the Premises.
6. NOTICES. All notices herein provided to be given, or which may be given, by either party to the other,
shall be deemed to have been fully given when served personally on Landlord or Tenant, or when made in
writing and deposited in the United States Mail and addressed as follows: To Tenant at the mailing address
above stated and to Landlord, Department of Transportation, Office of Land Management, Transportation
Building Mailstop 631, 395 John Ireland Boulevard, St. Paul, Minnesota, 55155-1899. The address to which
notices are mailed may be changed by written notice given by either party to the other.
7. CANCELLATION. This Lease shall be subject to cancellation by either party at any time during the term
hereof by giving the other party notice in writing at least 60 days prior to the date when the cancellation will
become effective. Furthermore, this Lease shall be subject to cancellation by Landlord if the Premises become
needed for highway purposes (as determined solely by Landlord) by giving Tenant notice in writing at least
30 days prior to the date when the cancellation will become effective. In the event of cancellation any
unearned rent paid by Tenant will be returned.
8. INDEMNIFICATION AND RELEASE. Tenant shall defend, indemnify, save harmless, and release Landlord
and Landlord's employees from and against all claims, demands, and causes of action for injury to or death
of persons or loss of or damage to property (including Tenant and Tenant's property) occurring on the
Premises and connected with Tenant's use and occupancy of the Premises, regardless of whether such injury,
death, loss, or damage is caused in part by:
(i) the negligence of Landlord or
(ii) is deemed to be the responsibility of Landlord,
because of its failure to supervise, inspect, or control the operations of Tenant or otherwise discover or
prevent actions or operations of Tenant giving rise to liability to any person.
If any negligence or responsibility of Landlord is unrelated to Tenant's occupancy or use of the Premises,
Tenant will not be obligated to indemnify and hold harmless as set forth above.
9. INSURANCE. Prior to execution of this Lease by Landlord, the Tenant shall provide Landlord with a
properly executed certificate(s) of insurance which shall clearly evidence the insurance required below, and
provide that such insurance will not be canceled, except on 30 days' prior written notice to Landlord.
9.1 Tenant shall maintain during the full term of this Lease commercial general liability insurance
• or equivalent form including Premises-Operations Liability, Products/Completed Operations
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Liability (if applicable), Contractual Liability, and Fire Legal Liability with a limit of not less than
$1,000,000 each occurrence. If such insurance contains a general aggregate limit, it will
apply separately to this Lease.
9.1.1 This insurance shall include State of Minnesota as an insured with respect to
performance of Lease.
9.1.2 This insurance shall be primary with respect to any insurance or self-insurance
programs covering Tenant, its officers and employees.
9.2 Tenant shall maintain during the full term of this Lease workers' compensation insurance with
statutory limits and employers' liability insurance with limits of not less than $500,000 each
accident.
10. FIRE INSURANCE. None required. Tenant shall make no claim against Landlord arising out of any loss
to the Premises.
11. RIGHT TO ENTER. Tenant shall allow Landlord and Landlord's contractors and authorized licensees to
enter upon the Premises for any of the following purposes: to survey the land, to take soil borings, to
perform utility relocation or repair work, or to perform any other work which is preparatory to a highway
construction project; also to make emergency repairs required for highway safety. If there is a highway bridge
above any part of the Premises, Tenant shall allow Landlord to enter upon the Premises to inspect, maintain,
and repair the bridge and its structural supports. If any of these operations substantially restrict the Tenant's
use of the premises, rent will be reduced proportional to the restricted use of the Premises during the period
• of the restricted use. The reduction (or abatement) of rent will be Tenant's only claim against Landlord based
on such restriction (or abatement) of use. Tenant shall allow Landlord to inspect the premises and to show
the premises by appointment to prospective buyers or renters. Before entering the Premises for any of the
purposes under this paragraph, Landlord will make a reasonable effort to notify Tenant, provided, however,
that in case of an emergency affecting highway safety (the existence of which will be determined solely by
Landlord), if Tenant is not present to permit entry onto the Premises, Landlord or its representatives may enter
without notice to Tenant, and for such entry Landlord or its representatives will not be liable to Tenant.
12. ADJACENT HIGHWAY FACILITY. Tenant shall not permit the storage of any substance or material on •
the Premises which may create a fire hazard to the adjacent highway facility (including any overhead bridge
and its structural supports). If Landlord determines that Tenant is using the Premises in such a way as to
create a danger to the adjacent highway facility or the traveling public thereon, and if, upon receiving notice,
Tenant does not immediately remedy the danger to the satisfaction of Landlord, then Landlord may
immediately cancel this Lease and take possession of the Premises. Any requirement for giving notice of
cancellation set out elsewhere in this Lease will not apply to cancellation under this section. Unearned rent
paid by Tenant will be returned.
13. ASSIGNMENT AND SUBLETTING. Tenant shall not assign this Lease or sublet the Premises, except as
provided for in Section 20 of this Lease
14. CIVIL RIGHTS ACT. Tenant shall not discriminate on the ground of race, color, sex, or national origin
against any person in access to and use of the facilities and services operated or otherwise maintained on the
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Premises; and Tenant shall operate and maintain such facilities and services in compliance with Title VI of the
• Civil Rights Act of 1964, and Title 49, Code of Federal Regulations, Part 21.
15. DEFAULT BY TENANT - LANDLORD'S REMEDIES. The following occurrences are "events of default":
(a) Tenant defaults in the due and punctual payment of rent, and such default continues for five (5)
days after notice from Landlord; however, Tenant will not be entitled to more than one notice for
default in payment of rent during any twelve month period, and if, within twelve months after any
such notice, any rent is not paid when due, an event of default shall have occurred without further
notice.
(b) Tenant breaches any of the other agreements, terms, covenants, or conditions which this Lease
requires Tenant to perform, and such breach continues for a period of thirty (30) days after notice by
Landlord to Tenant.
At any time after the occurrence of either of the above events of default, Landlord may terminate this Lease
upon giving written notice to Tenant and may then re-enter and take possession of the Premises in such
manner as allowed or provided by law. Tenant shall pay Landlord all costs and expenses, including attorney's
fees, in any successful action brought by Landlord to recover unpaid rent, or to recover damages for breach
of any of the other covenants, agreements, terms, or conditions which this Lease requires Tenant to perform,
or to recover possession of the Premises.
16. HOLDING OVER. If Tenant remains in possession of the Premises after the end of this Lease with the
consent of Landlord, express or implied, Tenant shall occupy the Premises as a Tenant from month to month,
• subject to all conditions, provisions, and obligations of this Lease in effect on the last day of the term.
17. MOVING OUT. At the expiration or sooner termination of this Lease, Tenant shall leave the Premises
in as good condition as when delivered to Tenant (except for ordinary wear and any loss covered by insurance
payment to Landlord).
18. SALE OR TRANSFER OF PREMISES. If Landlord sells or transfers the Premises, Landlord's liability for
the performance of its covenants under this Lease shall end on the date of the sale or transfer, and Tenant
shall look solely to the purchaser or transferee for the performance of those covenants.
19. RELOCATION ASSISTANCE: Persons, businesses, farms, non-profit organizations, and other entities
(hereinafter collectively referred to as Tenant) displaced by cancellation or termination of this Lease, or by
moving out prior to cancellation or termination of this Lease, are not classified as "displaced persons" and are
not eligible for relocation assistance under the Uniform Relocation Assistance and Real Property Acquisition
Policies Act of 1970 and its amendments. By signing this Lease, TENANT affirms that they are not a
displaced person.
20 w. ADDITIONAL AGREEMENTS. Tenant has acquired the permission from the Landlord to sub-let the
remises to Edmund J. Martin o has permission to blacktop the Premises for parking.
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21 . ENTIRE AGREEMENT. This Lease contains the entire agreement between Landlord and Tenant with
respect to its subject matter and may be amended only by subsequent written agreement between them.
Except for those which are set forth in this Lease, no representations, warranties, or agreements have been
made by Landlord or Tenant to one another with respect to this Lease.
FILENAME: H:\PROPMGNT\WPDATA171 Sherburne\71D003 Lloyd H.Anderson lease.wpd
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S5
TENANT ACKNOWLEDGMENT FOR TENANT
ANDERSON INDUSTR S, IN . _
STATE OF );///47N:
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)ss.
COUNTY OF r a--%74/1/ )
Signature �i
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Print Name l`LO ,1 �` i4C-RF0 CORPORATE
On this A-" " day of �J1 ��� ('� , 19 97
Title Date /7447 Z10 YO R-/ ` 4117 --10 -^ , and/ (Name)
, personally
(Name)
known e, did swear th.t they are respectively the
Signature and
(Title)
of ANDaeI0// 41 ii1i(2 le—
Print Name (Title) (Name of Corporation)
, a
corporation under the laws of the State of Mt6/, and did
Title Date
execute this instrument on behalf of the corporation by
authority of its Board of Directors on behalf of the corporation.
•
NOTARY PUBLIC
LANDLORD, STATE OF MINNESOTA Q„ _ �/ .2060
DEPARTMENT OF TRANSPORTATION My Commission Expires: �"�`
COMMISSIONER OF TRANSPORTATION
THERESA MARIE TILLMANN
NOTARY PUBLIC-MINNESOTA
By SHERBURNE COUNTY
A, Merritt H. Linzie, Director My Comm.Expires Jan.3t,2000
Office of Land Management
Date
Approved as to form and execution
FOR THE ATTORNEY GENERAL
By Original signed by
Lynn A. Kiessig
elle
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