3.1. BASR 08-22-2000 A(
Item # 3.1.
t�ity of
lk Ri•
ver MEMORANDUM
TO: Board of Adjustments
FROM: Scott Harlicker, Senior Plann-
DATE: August 22, 2000
SUBJECT: Case No. V 00-3
Request by Marlene Hentges for Variance to the Minimum Lot Width
- Public Hearing
Request
Consider a request by Marlene Hentges for a variance to the minimum lot width
requirement for a subdivision in the Al, Agricultural Conservation District.
iLocation
12137 223rd Avenue
Zoning/Land Use
Al (Agricultural Conservation) /A (Agricultural)
Attachments
• Location map
• Site plan
• Letter from applicant
Overview
The applicant owns approximately 23 acres on 223rd Avenue that she would like
to subdivide into two lots. The property is situated at the northeast corner of the
L-shaped intersection of Quinn Street and 223rd Avenue. The property has 66
feet of frontage at the intersection. The property is an irregular shape with the
narrow end having frontage on the street; the east boundary of the property is the
City railroad trail. There is an existing house, barn and storage shed on the
• property.
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 00-3 Page 2
August 22,2000
• The applicant is requesting the variance so that she can subdivide the property
into two lots. The applicant will be able to meet all the dimensional and setback
requirements except for the lot width requirement, which require 300' lot width at
the front setback line. Each lot will have direct access to 223rd Avenue. The
existing structures will be on one lot and a house will be constructed on the new
lot. The applicant is not requesting subdivision approval at this time. If the
variance to the lot width requirement is granted, she will be back before the City
Council with an application for an administrative subdivision.
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 states that the literal enforcement of the ordinance will cause
undue hardship. The property only has 66 feet of frontage and the enforcement
of the 300 foot minimum lot width requirement would require the construction of a
road to serve one lot.
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
applicant feels the site is unique in that it is located at an L-shaped intersection
with 66 feet of frontage. There is no opportunity to create additional frontage
other than to construct a road. The existing frontage is adequate for two homes.
S:\PLANNING\SCOT11V00-3.DOC
Memo to Board of AdjustmentsN 00-3 Page 3
August 22,2000
• 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. The applicant feels that other properties the in the district
pp p p
that are the same size are able to subdivide their property. The granting of the
variance would allow her to do the same.
The special conditions and circumstances are not a consequence of the
petitioner's own action or inaction. The configuration of the lot and the road
frontage have not changed since the applicant bought the property. The zoning
code has changed since the applicant bought the property in 1969. At that time
property owners were able to subdivide the property as long as an easement was
provided.
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 granting of
the variance would not be injurious or adversely affect the neighborhood. Each
lot would have frontage on a city street; each lot would have adequate
emergency access and each lot would be able to meet or exceed the other
dimensional requirements of the zoning district.
Recommendation
• Staff recommends the Board of Adjustment grant the variance request to allow
lot width of less than 300 feet based on the following findings:
1. Literal enforcement of the ordinance will cause undue hardship. The
literal enforcement of the ordinance will cause an undue hardship in
that a road will have to be constructed in order to meet the minimum lot
width requirements. Each of the lots will exceed 300 feet wide, just not
measured at the 50 foot front setback line.
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 site is unique in that it is located at an L-shaped
intersection with 66 feet of frontage. There is no opportunity to create
additional frontage other than construct a road. The existing frontage is
adequate for two homes.
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 the in the district
that are the same size are able to subdivide their property. The
• granting of the variance would allow her to do the same.
S:\PLANNING\SCOTT\V00-3.DOC
Memo to Board of AdjustmentsN 00-3 Page 4
August 22,2000
• 4. The special conditions and circumstances are not a consequence of
the petitioner's own action or inaction. The configuration of the lot and
the road frontage have not changed since they bought the property.
The zoning code has changed since they bought the property in 1969.
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 granting of the variance would not be injurious or
adversely affect the neighborhood. Each lot would have frontage on a
city street; each lot would have adequate emergency access and each
lot would be able to meet or exceed other dimensional requirements.
•
•
S:\PLAN N I N G\SCOTT\V00-3.DOC
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I hereby certify that this survey,plan plat,preliminary plat or report was prepared by me or under
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} my direct supervision and that I am a duly Registered Land Surveyor under the laws of the State
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