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4.1. BASR 01-25-2000 Item # 4.1 _ ityof � Ilk River MEMORANDUM TO: Board of Adjustments A FROM: Michele McPherso irector of Planning DATE: January 21, 2000 SUBJECT: Case Number: V 00-1 Request by John Weicht for Variances to Reduce the Front and Side Yard Setbacks to Construct an Addition onto an Existing Industrial Building; Public Hearing Request The applicant requests that two variances be approved: 1. Reduce the side yard setback from 25 feet to 21.6 feet, and 2. Reduce the front yard setback from 30 feet to 22 feet. The public hearing also indicated the need for the following two variances: 1. Reduce the parking setback from a residential district from 30 feet to 10 feet, and 2. Increase the width of a driveway in an industrial district from 30 feet to 80 feet. The site plan has been revised to eliminate the need for the second two variances. Location Lots 3 & 4, Block 1, McChesney Industrial Park (18983 York Street). Zoning/Land Use 11, Light Industrial/LI, Light Industrial Attachments • Location Map • • Grading & Drainage Plan • Site/Landscape Plan 13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • TDD &Phone: (612) 441-7420 • Fax: (612) 441-7425 Memo to Board of AdjustmentsN 00-01 January 21,2000 Page 2 • Floor Plan • Building Elevations • City Engineer's Memo of January 19, 2000 Overview McChesney Industrial Park was platted in 1979 and contains 10 lots. Nine lots have been developed, Lot 3 is vacant and is proposed to be developed as part of this request. The existing 12,500 square foot building located at 18983 York Street (Lot 4) was constructed in 1986. A 6,000 square foot addition to the west is proposed for this building. Analysis Front Yard Variance After further review of the property file, it was determined that a variance to reduce the front yard setback to 20 feet was granted in 1986 prior to issuance of the building permit. Side Yard Variance • Prior to the granting of a variance, the Board of Adjustments must determine that the following five conditions are met: 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. Memo to Board of AdjustmentsN 00-01 January 21,2000 Page 3 • Literal Enforcement Literal enforcement of the setback requirements would either prevent construction of the addition or require the addition to be constructed in a manner that would "jog" the addition away from the lot line. This would offset the building and create difficult interior and exterior spaces for the owner. Special Conditions The lot in question is uniquely shaped; it is not rectangular in nature. The front, side and rear lot lines are not perpendicular to each other. When the existing building was constructed, it was constructed parallel to the front lot line. This caused the side of the building to not be parallel to the side lot line due to the configuration of the lot. The creation of the lot was not the applicant's responsibility. Deprivation of Rights Denying the variance could deprive the applicant of full use of the property. The proposed expansion is well within that which is allowed by code. Applicant's Action or Inaction • The applicant was not responsible for the configuration of the lot or for the placement of the original building on the site. The applicant is attempting to construct an addition onto the building in a logical and reasonable fashion. Granted, the addition could be moved, but the amount of the variance is small and directly relates to the placement of the existing building and the lot configuration. Adverse Impacts Granting the variance would not create adverse impacts on surrounding property. Property to the north is owned by the railroad and is railroad right of way; property to the west is occupied by a large wetland. All other setback and zoning (parking, landscaping) requirements are met by this proposal. Grading and Drainage The City Engineer has reviewed this request (see attached memo). The applicant will be required to comply with the Engineer's comments. Emergency Access Due to the close proximity and shared parking/driving aisles for this development, the 4110 Fire Chief has reviewed this request. A condition of approval of this variance should include prohibiting conversion of the easterly overhead door on the north building to full Memo to Board of AdjustmentsN 00-01 January 21,2000 Page 4 loading dock status. This will prevent two full semis from parking in an off-set manner, • one at each building preventing emergency vehicle access to the rear of the south building. Shared Parking/Drive Aisles Section 900.20.15 allows zero lot line parking and drive aisles provided cross parking and drive agreements are prepared and executed on both properties. This will be required prior to issuance of a building permit. Recommendation The applicant has met the five conditions required for granting a variance. Staff recommends that the Board of Adjustments grant the variance request to reduce the side yard setback from 25 feet to 21.6 feet to allow construction of a 6000 square foot addition on the building at 18983 York Street with the following conditions: 1. THE APPLICANT TO COMPLY WITH THE COMMENTS IN THE ENGINEER'S MEMO OF JANUARY 19, 2000. 2. THE EASTERLY OVERHEAD DOOR ON THE BUILDING SHALL NOT BE CONVERTED TO FULL LOADING DOCK STATUS. 3. CROSS PARKING AND DRIVE AISLE AGREEMENTS SHALL BE • APPROVED AND EXECUTED PRIOR TO ISSUANCE OF A BUILDING PERMIT. • Firs,41 ill alb • ,..•6,2 e • WWII° ' 0010-P;abl *VI ;a Tii°}1 iralititillal Ini.7, 171FAP,A MEW inatfierti , ,...i .... 't11'= v411' Ini313 liii ,,,,,L.,mull'opz,;..-4m-- i-0-411,1,--v.14,,, \.,„, um,,■.&11■12'. MI a, 101..44 ta.lik44, 1'',''' INOM pi—vr 'rirttlilli7 ;17., T 7,!`,WA:1" MA I:* /191W ;t4U1 0,.-Tr,1■40111111 al Zilik .'ISr- . _4,4' r,. 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I' 111111 . 111111 — 1 - 111111 . : 111111 N .1.-.91 111111 111111 i I, 111111 I 111111 111111 111111 111111 111111 6 > 111 111 111110 1 ,4 U 111111 1 Z Ri 111 111 i z O O 111111 111111 111111 , , , ,.tr-.91 111111 [I" / \ 111111 .1.1.1 111111 11! 1, 111111 I 1111! 111111 - _.! ,I W 111111 ; . iji 0 a 1,111, ,III' 111111 phi 1 !!!�! ; 111111 'i I !I IIIII \i 111111 H' 11111 111111 III i'' III III 111111 7; ; , 111111 1 11111 111111 I I \ \ 111111 111111 \' 111111 k .tr-.9l k • • • • ,Green Company Howard R G L CONSULTING ENGINEERS January 19, 2000 File: 809210J-0240 • Ms. Michele McPherson Director of Planning City of Elk River 13065 Orono Parkway P.O. Box 490 Elk River, MN 55330-0490 RE: ULTRA IMAGE SITE PLAN REVIEW Dear Ms. McPherson: As requested, we have reviewed the revised site plan dated January 14, 2000 for the proposed Ultra Image development. The drawings we reviewed were prepared by John Oliver and Associates and John Weicht and Associates. These revised drawings are the result of a • meeting staff had with John Weicht. Based upon our review we would offer the: following comments. 1. The grades between and around the proposed buildings have been improved. The steepest grade that will be encountered by vehicles travelling between the buildings is approximately 6.2%. The grade leading upto the loading dock is approximately 5%. These grades are now acceptable. The one issue that still remains is if a truck is parked at either or both of the loading docks it will be impossible for emergency vehicles the access the rear of the buildings. This will be important since the building on Lot 3 has a basement with a rear access for additional office space. Any medical emergency in this location could require ambulance service to the rear door, which may be impossible to achieve if trucks are parked at the loading docks. This should be carefully reviewed by Fire Chief Bruce West. 2. A concrete island has been shown between the two buildings to differentiate the driveways for each. We would suggest that the concrete island be constructed more radial to the cul- de-sac and extend out to the point of the curb line on either side of the two driveways. 3. The catch basin in the northwest corner of the parking lot still shows a pipe leading,from it that will be above the ground elevation. The details of this catch basin and small diameter pipe need to be modified to ensure that the pipe is underground. • • O:\PROJ\809210J\0240lltr 1.19-00 mcpherson.doc EO/Z6'd 6b2Z bP9 IS9 '00 N338O 8H OZ:St 6002-0z-Ntit 20'd 1d101 • 4. The parking lot in front of the existing building shows the run-off flowing northerly into the Burlington Northern and Santa Fe railroad right-of-way. We question whether a permit is needed for this discharge. The pond at the west side of the same lot shows discharge overflowing westerly onto the adjacent property. Although this property is a large wetland area, we question whether or not the developer has the right to concentrate flow at this location. There is no indication that there is any easement or permission granted for this discharge. 5. The retaining wall at the rear of Lot 4 is noted as being constructed by others. This wall is an interval part of the proposal and needs to he constructed at the same time the rest of the improvements are being made. 6. The grade around the southerly portion of the building on Lot 3 is relatively flat. There is a 908 contour immediately south of the building. The low spot in the curb surrpunding the . parking area is 908.2.. Grades in this area should be adjusted to maintain a minimum oft% slope. 7. There is a trash enclosure shown for the building on Lot.4, but none shown for the building on Lot 3. It is our understanding that these two buildings cannot share ,a trash enclosure and therefore a trash enclosure should be shown on Lot 3. . . If you have any questions regarding any of these comments please call. Sincerely, • Howard R. Green Company • a . Terry J. surer, P.E. . • • • • • • 0:1PROJ1809214J\024011tr 1-19-00W R.Green Company CONSULTING ENGINEERS 20/20'd 6t72Z P 9 T S9 '00 N3380 NH 0 T :S T 0002-0Z-Ntif