The URL can be used to link to this page

3.1. BASR 01-29-2002 • Item # 3.1. City of Elk -�-� River MEMORANDUM TO: Board of Adjustments FROM: Chris Leeseberg, Planner DATE: January 29, 2002 SUBJECT: Case No. V 02-01 Request by Mark Person to build an addition within the 35-foot Front Yard Setback. Request • The applicant requests that a variance be granted to allow a house and garage addition to be within the 35-foot Front Yard Setback. Attachments • Location Map • Site Plan • Applicant's Narrative • Photos of Subject Property &Neighboring Properties • Staff Option Location The west side of 189th Ave,south of County Road 35 at the 137th Avenue Alignment(13726 189th Ave. NW) Lot 15, Block 2 Camp Cozy 5th Addition Zoning/Land Use R1b, Single Family Residential (1 acre lot minimum) /MR,Medium Density Residential Existing Conditions • The subject property is located near the end of 189th Avenue in the Camp Cozy 5th Addition. The property is approximately.34-acres and is slightly pie shaped with a front lot line width Memo to Board of Adjustments January 29,2002 Page 2 of about 98-feet and a rear lot line width of about 53-feet. The Elk River runs along the rear of the property and there are single-family dwellings on each side. There is an existing 24- foot wide by 32-foot deep dwelling approximately 57-feet from the front property line. There is no basement in the current dwelling. A new septic system,located just southeast of the dwelling, was installed in 1999 and will meet the city's requirement for the proposed addition. There are several mature trees around the site. Overview The proposed addition would include two bedrooms and one bathroom along with the garage addition as well as basement space for shelter during inclement weather. The addition would reduce the setback from 35-feet to 11-feet. According to the applicant's designer and contractor,building above the existing house is not an option, as the foundation would not be adequate enough to support the addition. Building to the rear of the house is not allowed,as it falls into the 100-foot setback from the ordinary high water mark of the Elk River. Building to the east is not an option as it is the location of the drain field. Staff provided an alternative design on the property but the applicant felt it would not suit the applicant's spatial needs.There was also discussion of putting the house addition above the proposed garage space, but this would not provide the basement space they desired. • Analysis In order to grant a variance from the literal interpretation of the ordinance,the following five conditions must be 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. Literal enforcement would require the applicant to place the garage and/or house addition in a location that may or may not suit the applicant's needs. S:\PLANNING\Case Files\V 02-01 Person\V02-01.DOC Memo to Board of Adjustments January 29,2002 Page 3 The site is unique in the fact that the property is much smaller than what the current R-lb District requires for lot area. Non-sewered lots in the Rib district must be a minimum of 1-acre. There is, however,space on the property for the proposed addition,septic system and the well. Literal application of the ordinance provisions would not deprive the petitioner of rights enjoyed by other properties in the same district under the terms of this ordinance. The applicant has an option to comply with the setback requirement or to reduce the level of encroachment. The applicant was aware of the house and lot size at time of purchase. The request would not adversely impact other properties in the vicinity. Recommendation Staff recommends that Board of Adjustments deny the request to allow a variance to build within the 35-foot Front Yard Setback. Staff feels there are alternative designs that could work within the required setbacks. • • S:\PLANNING\Case Files\V 02-01 Person\V02-01.DOC 1 Q 199TH /IJ1ikAiI� . ;.+ 0�,��Emma - • �,rtei�q� N• tit �198TH Ii� c ,. d =mom N.-tit .m. ow r e o " Noma 47'4II 197H d Ila 0. § au =WINO 198H 11111 iii, *vim es o te16 too" 195TH ■ \'i*-- a 194Th $ Wil '�'s:A�, . PARK 7 R�� 193RD '°�.,� `• �E .:: . El 2,4, VW ...,.,, INN&1011 Al 4f.;*,:y. _21_ . , Ws. Illir a /hum.' Mill aril 11.11.11 191ST -- " a '�illE �� .�taOr s�ta►►�1�=`\".a. - ommil6.1.."40111109R ISM 190TH maN Fici -NE)� ir4's ilp iv �,' I I _ o . llitt • I �� _iii',,, 44;11' ©o� ' No.."Iliago ___,i„,,,,,,,,,,. ,...,...,„„,,89TH AMC*" +.T _*- J 0'N 0gZii'!:q= , '�� i`1 �,�i,'qtr 111'' �� 441144 l'a,what i. 188TH • P� �� ,l� ©�,��' �� 0 QO '�_ i,, �'?, D Alf lq,, ' . E ow.; 0 en,87TH Pa �1 � .�*A .-Dwo - �j 188TH `�`' _ y ri�� oI, -�� i „..,,laI rT� Falai ,85TH "�.., �I . . In : t6. k we u.II 184Th LOOM IAN coq. OMIT CROS USIN° aln.cs ” wu 'y` - 10uE ME°^° a ceNT :43, -o/I'. l III 18380 I iir:r.. �=®1��•7 .0.0 • �N. ?.,,t ,. Vi o a,,ms Y!R7► !ru sww til.,-1• A'` wO 4Q/�Y dm"Pi! ' �' ®� 1 71'1°tM9ti°��I• :; -�• 182ND O (1J* jOir IP '∎ a -- ' til i,-. © 4 i,F-r-a7 rn �. Y It.-1 u j� gpiiq o �i -icr 16 I `�i'7 - t` 181ST .!�0CW `°"'E I.I. �,�� alkcisse 0:tot 2 30.0" L 0V► ♦4 `y�n II fir!,e�ANI4ti! 8lt+l P marm P pt, _i \v O�I P n1'Y,t iC+'�11 YRl1�'_ Y�I1�=91F ��n; WEZIMEMIll' Mt I I N 0 Location Map City of Elk ,. Case Number: V 02-01 Mark Person River 1 . - i it iiiiiiisift,44pir r 17 I. ,7 1 , , qf 'r,,,,,,,t):41,i,ftsi 1 ft 71 i s , 1 x , 44,, _1,17::4s tkilli1714. ;:va 44 l' 7 - * 1 Ili itt. 'fi ' e' * ''t, 7 - t s i' '' i A ' ' ' '- ' ,.- ttlilb?k, 1 ' )1,4 W '/4 t, '''4 41112 lit '` ° ' ° •''' '''',,,,,, ' :;,''''': ' 8' ''''N81411i411 'it*,81''''',N f 1 ).4,'.0 is18,4,frilfs. !,4' - IV :::;'''''''''' ,.(,..„..,:r.,:.,; ::, ,::,t.. . + - , lilttlii : , "klti 0. LI '4 4.. , , „,, ,4 , , .. , „Tr:T-7\ , . 3 o '' � .k fi t nmt . r° „. ,$�.� r, ,, 55 �,a" .� � :�"r t _..,.gym„ w � 9 tv rs;> •�f�`�,^'.i&'> • 1 - 3a S 0 u-11 ili r °c" L1 oi r . • • . ., .... .44,. •,. ',,,,,, •■•*,1',--,„10,411,..4'... ,, : ..... 1.".• •••••A,..• ,,4/,\.„,•••,,,dit%,.. ,,,,,..,••,. - It. ,,, ,,,,:, , 1,.. " '''...r ' •\\L"4 'f':,4,4k -4.m, '..: . , - , - , -!... ' :",-1-11k•le•A•it i : •, 1 : '' '1, 'h:•' ''.44::.•••0,40,••gr i Ilk . •1 _ ...,„• • 4 ..4 .. . 4 •• • 1 t, ii.;••.'N. , YU; ' , II '.• •• -•,'• '' 'a( olp .4* vs5le '',,.i ' ...% •,,,, ?L.!,f.,,',: ', , .7* ' ' , P. 'f. .. • 4. . ••.. • ,• .: ...... .... :,01-.. - ..,. ,:.... • 4.=,., •i .4•;-1 „„ . .......e . .. • , .. .. ... ' • . ',4,'.•*,',:,•' ...i.' • k ... ... :•.y.1.:1 '",1"7".". .•:. .:••••• : • ' ' ',-11.7 '''' ''''- \• • ... -. VW, -••• . • ,•• .. ...:-.:'''' "X; • 7•• t' ,''-- • ' 6iqvppli.**11.. "..1.'.5 • ! 13:-'• -.;•.;''- .:;:::„ :. ,-'',,,,... ;. " .---. .. . "• •• -•• ,..--/ ' ' --.,...-:•''*,':F.::.-' '••. ' ",' . , F',;'-e.,*-1.,---.s,,--,,,,,,,,,,. .•,--_;•--, ±W-":••• • — ..-. ,!..',i.,•!.:•,,,,,•,..-..11-',r....:,1/2. •,.„ ------' ,-,„ . , . , .• . , , — . , 7;Z:.:.;.2%.1"--:•.:-l'•''46`'. r l'' ' ' , ' ''' .' '..'-'-';-. 4. ''?"'"4 . - .4.4:- ;..0..,,'-.'' ,:;.4-7...1 . , ;4.„CV'. " " , ' 4 -.',I''''''',':-:. '. ;,:'''''.., ''...' ''. T4'?„',.'-'' '''''''''''7.. ' • .';',' ''.'' ... - ' . 4.""r' •.• ....- • •• •.•••••••:.5 ",'' . ' . , . :-... '-. . -. . = ' - ",'4.,. 1..,<:' I.:'''i>c;ti'..% ''.'''''::..-.7'1 .-; .,':.f::4 . ' • ' '' 4;''.'"'"'.-", ,.....,454,, 1-,..•.".. ..'.i A.. --4-. , ..'.. ." )" - , . .. ',' ' '.';'' .'', .,:-; '' lk• , 1.-,',V"';' ', ."..:'''-''.',',- ..,'‘'''--- ".• , ii ',...-t "4-1 -„:. 4..) ' _,,e• I .,,,,, i i 442 I ..-4 i i '.``--- - .., Vr. .4, 4,r:744* '''''4%. • L. : li;.04°' . . • ? • • ..0. ‘ 1 .F• JJIf., ,/ •-:- . 1 1 „, ,•', , 11 . ...— •::;. • mai ' "t.f. .. 3.- t!...:.'"' ;IF... .sir-Ntp:.'••''''- !. 1 ! — - - ,i •• ,...,,,Atizi-.',:••,,,i 444,grili;,.• •„,:!**,•,:-F",•i t F.i,,1,. — • . ..,... •':1'..,, •••,',7!.. ..;":;::t.,' ,-,;'e-' . - - - - -',-- •'. . • ''' . !' •:•. .44,4,0!",>. -----* • toi14.1„. .• . - • . • .--- . •.... -... • . . ..I,. if "'- ' ',"::•• ". ....,... '-', 0 ''' . ' .:... •:.:'.• . . . iiit,iLi::...--s-.."-..,....L..0.7: ,„,.„,..4.--. ;._ — - , ...... . " • ...., ::?:?:11.'.."'t7,,'4'''';'Yr.;4'"..'•.. -.'';•!.. , - . .., ",'* '" ' , '' ,','t, ;.`". .:..".„,. , 7. ..."..,.:" „ . ''..' ::;....:,.. . , 44:" '••-• . r-,....... '..,.-.--..44.,e''-'.: ''`''' '' ..f. .;••:. .-... •• ...:1;'' ' ,,t'' ' :''-' ,A , . ,' . .: :. -1.', ;,,''F'-' . 4,„1!-e,t .,, •.:,F,,`, , ,... „. • 1*.ntsth,,,7.,,, •,,'"",Ai'' :•,•,'" ':.;;71;`,:n. :,-Q. f !F. '. 1:;;t!!!?!•74%, •....;•:-..-7.....- ...•.•toi.',,,, ... •,,,,q,,,-,,-. ...,,:. ..,,,,„ ,, , ,,,,, , ...,.' •wiiVs-•.;..'1!'Pr,-. .•et' •.•!14..„ ,,.:',...:.;;;;; :., *;a'••'',.k:,,'., ' :.',',-, ,,',-.1,,*,,:ft":,F,',*•: -- ...... ,, .-••'":4r.:?‘' ' ,...',.• •-!'*'!.;:en1;.;%*,,t' '''''$*'1 ,',.. ',' '''f4's••';'''''',1, : ' . • ..;1;.;.•:.r.: '',.'''.•,''-:, ,•.* 5' ' '' -' ,' ' .,;•;,' :, ' - ,* ' ',''' s. `'••,'•...•••....".... ... .•••:•"7..2ic rf,". „,...,, :.;.,..."."'f,i,.:-,,.4„:::...:1,1:;i1:4=',j,', ... .. ,..;. ....::',..• ',,,;40fit, ' ''',,- , ',': . ' ,',":,;:?r,' . : , , , ' , .. .t.C.,„ ....e. v.,.....;,,-... ....... ..--.::, .,'',:,,";:,'-..,;•.."!.:',-;',.,'4:!;-.........;;;..iik:':'',`,..:'+', . ,.;;I:;:'.....:'c,'''..- ::,'::41`,...':', ','-, , : .:'-::- ', ;"*.•4`,.-- ,. :. , ....,444.i - N. —- '...ii—•;,.:.4.7.- ..t. i-4, i '".7 c- ''''''"''''''''''''''''z'''',',,'',•,',':.:',I.:s.,:: ,`,.:=,j,,,41tf,, .4:::::;:qt:.:::=,t..):,,,..'.: -, ','-',.,..t;'. '. .';.:::, ,-,' +,,,,,L.,.,-.,:;!,,i',,,..;.,.! . ' -;,,..,. , ' .. ., ,. '' . A „N.; • • •: . -....•‘.....,::::.•:- :2;.,..''....,;,':...I.44','Ti,:.',,i:-'2,g:,, '.• •••-•-•".;•....:', ,, -,-- ----- ' ', „4/.tA j 1 ) ,/,,/ v, 13 q Li i ? /4.t,,,,,e. • - ' 1 i t —•; 4 t, '14, 1 f, • i -.4„. - - .. -- .'-•*•. , s 14 .' , ' 't: • 1 ,,,..,. ", i; .. t44' '''''*'• ;,...1'. ! ' ,..,;.• • t••• ", '. ',:t .....,'' b.:.,r,„.**-4,'•;"•,,,'''"";,4;',..F.,„ . •-j,r,,--.' ..,• a--.-• „. i ....,,.•:,,,,,, •:•,..it..",'',,, 4,, - , ;...., ''. •.0 -,...t, .e".., .• .4.te :1;°,•A'il l'::' ,..,:o.'ii,:',,, ..... ' .• ..11111111 .4.... t!":113 •'t,.. .14,,: ' ' - .. ..- - ... ., •'7.--, ,;.. ...,•..,,,,,.. Irr* .• ..'- '10.iiimmorOvi. ;.;',..• `4.4r1r,;(4' • •1.,'.. .: ' •••:••::•::. I. . :. .a .. ••: -:.• < 4 I I r - aura ' . -""*.:-., :‘..„. • • t - rt•,, .• , .,:!:, •.,,,,A ,. . . .,... • T. ..........iii% .." , -Fre'''. .. • ..• ...:..'n.247-. .7, :. ...di •.....:'. :•:•;:.:::' T'4'-''',4`401:.-:i i:,i.o...„1,:7"',';",.,,,,',','',,',",',r',',,''''''-,''''"'."';''':..,,-„,,.,'',,,,.','•'t,..E...'1.,.‘..;.0'..f Le1t;l•''',:;';,;:..,!;.7 p”:L,s,.4',*',*,.:.7.,.S,,.,Z.,...:-w-;;'‘....„..4.':.."".'.'•."xe4•'... . " 41,..411/411.0. 1 ..■.`4...,•-,!'''..'':,•.''''' ,..',..;i-'-,,"•''''''','-'- '''•''' '' „a.o= • • .. 4. _ ''' 4ti,"' '':.',',,'''.t`t,'„',„;,.',..47N.i,..:: .•..'.."....- , . .1',..-.... .• ...,-:.-:...:::::.-,. ,;,..., . ,.:,,.-.,,,,.-t-:-,- '' iii. I ,.. .. , , •-t- - , .,-. , , , . i '-, ' ' ''',- ,''t,k;...t:,,.: 011111.',... - . . .' if ..•••!•;-,;<.' : - ' tet'- '''',- 11111, - ' '',-, ' ‘ • ••,..‘ • ...--- ... ,i'44.4,.. -,...„.• . , , . . . __ . •. .,:444,;4::.......' ''' .' 1 _ '',";':'''' ' '''..4:',":411,44:•'..:'''..:. .... '.• 0 - ' - . , rfs'-,',:,-:•,'; . . , . .47,:,,-..21,: .. . -•:: : •:.::::?::: •• ni . ', - • .-. 't..,--•••.-•-.- ; , ME ' --;, h'f,ititk,,,'-'•'-*— • . . I —, ,„,"") , ,i „,, ,.."-. • 1,1 1 ill\ q \ .‘:) -A 11' A ‘) L 0 /1\i' \il 1 ::,.1 6 q li''''0'II— /4 1.,,,........ ../1//' .u4 re, ?fir \`. W- 9Q6 's4- , .•N. O / , � ,Y 3::- 24 --�� `i y 1i JO 4..... ?\\ 1". 19.? 24 I sir ``A4v /�` x •a! // ct • II / - • 1 1/ *; i • I `' I6 ' U. • ‘ • ♦` ' y A ) \)'• .J p \\ r X4 \` 6 � x k � fly 01' o4r Y ' ELK 1 o 4 ■ _l S WRITTEN REQUEST FOR VARIANCE The attached request for a variance results from a hardship that would result in the event that the City of Elk River's 35-foot set-back ordinance is enforced on the subject property. Upon the purchase of the property, we were lead to believe by those involved in the conveyance that our planned improvements to the lot would, in fact, be acceptable. In light of these assurances, we purchased the subject house that currently contains 800 square feet and no garage. This mistaken belief, regarding our improvements, was apparently based upon other similarly situated houses in our neighborhood, which are built in such manner as to visibly within the set-backs. The dimensions of our lot and placement of our septic/well system do not allow for expansion to the east or west, nor are we able to expand south, as the 100-foot River Ordinance prevents this. The only reasonable location for our planned improvements are between the dirt road and our house. Further, the hardship is caused by special conditions in our district, in that the lot dimensions on our block are long and narrow. We believe that our planned improvements would not diminish the attractiveness of our neighborhood. In fact we believe, given the age and size of the existing house, the improvements will significantly improve the aesthetics of our lot. It is also important that our improvements include a garage. The garage would improve the neighborhood aesthetics by allowing for inside storage of automobiles, lawn/garden equipment, and • other household items. We have included pictures of our immediate neighboring properties with the same/similar circumstances, which have previously been granted a variance to relieve this hardship. You will note the backside of the pictures provides information, such as the property address, and the estimated distance between the pictured building and the nearest street or property line. It is apparent that only those neighboring owners with double, or triple lots have been able to avoid the necessity of building in the set-back area. As such,the literal application of the provisions of the ordinance would deprive our family of the rights enjoyed by other similarly situated property owners in our vicinity. This variance, in no way will be injurious to or adversely affect the health, safety, or welfare of the residents of the city or the neighborhood wherein the property is situated and will be in keeping with the spirit and intent of the Ordinance. We believe this variance will, in fact, allow for increased safety and appeal of the neighborhood. Finally, the special conditions and circumstances necessitating the variance were not the result any misfeasance or malfeasance, action or inaction on our part. We appreciate your consideration of this request. We will always be available for requests for additional information, as you may require. • Very truly yours Mark and Leonora Person 3--1 7 U 1. 9 -11-114-tp&Xi L 1 ict scL, 3,1,'. -- : _________ e i---1 , )/ 1---- 0 , , 1 ,7 , , , L_±_'' j' ' .1 '' '1 1 /I r (\� O1 I +ire+)htJ1y 4 _______________________j \ 1 it `J P(,: c, ( V 1 1 1 6.6L- 1 I i0:11"---- — — — — – — • I - (ru I /2 ef. i ,4) 1 i I I , G i 2" I fifliki'e; y 13$teCz IRct,6 1s(pQ fg7 I I l r Of I ,- \ ts' ,*" 1 ,v i \ 05 \\Z.... , cs , _ \ , , ci' ( - t 41 410 . /, k / \ -\ .,,,0-. (,,,,f . , N \ -,- , 1 a, s, , l 1 \\\\'x'1`;''''''''\)-7\ i g 9TH STREET 99.2:6'. • / e I 1 e c� N2 - oe S ‘ / ' i . yr - i INIIil • . • \ It .• .. • r - . I • , , 4 Ailiii i•. - 1 4 4 li 1 !II 411101:111kiits, . (IP • \ . .\\C/\/0-. c_. <, . • / . .. \<\° . e: / 'Ad \ \ .. , ' 1 illibi, C.\. ' :'' . . 0 -.. - \ , 11 - - . ' • / •• . . • ' ... v- ...-:,:,.. ..-..'.. C� �.• 1 . nil .....•.• .. cc • - ---,_• •,>(,) • , (c. • • . • - • -,-\ .,v . . <,\,,,,,<N, • - - --- - , • , ,.. - ..,s\-\.,_ , . •-• ..,:\ 4,q .•,, , i .., ,...,,_ • • ,?,. . ,,,,,\,.„N- i ,,c • O c, . . ,<c/. . •-• Q ,s\lF- I VP� N.• i k) \o OQ'C' ' QC". • • l EDGE- S3.o o� OF ELK Riv �'�6��, R Q� .