4.2. BASR 03-23-1999 ,k./ A
Item# 4.2.
ity of ,/ MEMORANDUM
.lk Ri•
ver TO: The Board of Adjustments
FROM: Stephen Wensman, Planner IA/
DATE: March 23, 1999
SUBJECT: Request by Union Congregational
Church for a Variance, Public
Hearing Case No. V 99-3
Request
Please consider a request by the applicant for a variance from the parking
setbacks.
Location
1118 4th Street, Elk River, Lot 9-14, Block 3, Houlton's Addition
III Zoning/Land Use
Rlc (Single Family Residential) / MR (Medium Density Residential)
Attachments
• Location/zoning map
• Site Plan (variance)
Overview
The applicant is applying for a conditional use permit to expand an existing
church in the Rlc zoning district. The applicant is proposing to widen an
access drive, already non-conforming, into the parking setback. The
widening will allow for better access around the church building.
Setbacks Requirements
The parking setback is ten feet. The existing access drive already extends
into the parking setback area by 3 feet for about 100 feet.
III
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612)441-7420 • Fax: (612)441-7425
Memo to the Board of Adjustments/V 99-2
March 23, 1999
Page 2
IPVariance Request
The applicant would like a variance to widen the access drive to a point five
feet from the property line. The total variance area would be approximately
550 square feet.
Granting of 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 such that it would make
improving emergency vehicle access impossible
2. The hardship is caused by special conditions and circumstances which are
peculiar to the property and structure involved because the access drive is
an existing non-conforming situation with no other way to accommodate
access around the building.
•
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\v99-3 pc.doc
Memo to the Board of Adjustments/V 99-2
March 23, 1999
Page 3
• 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 because there are many non-conforming
structures and properties in this area due to zoning code changes over the
years.
4. The special conditions and circumstances are not a consequence of the
petitioner's own action or inaction because the access drive is a
requirement for health, safety and welfare.
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
access drive is a city requirement and the widening will benefit the city.
Recommendation
Staff recommends that the Board of Adjustments approve this request for a
variance from the parking setback requirements 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.
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.
•
\\elkriver\sys\shrdoc\planning\stevewen\pcmmo\v99-3 pc.doc
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41°Eil )\0# River V 99-3
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Flk River, MN 55330
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