4.2. BASR 03-26-2002 • Item #4.2.
iik -�-�
River
MEMORANDUM
TO: Board of Adjustments
FROM: Chris Leeseberg, Planner
DATE: March 26, 2002
SUBJECT: Case No. V 02-03
Request by Beth & Mike Willoughby for a Front Yard and Side
Yard Setback Variance.
Request
The applicant requests that a variance be granted to allow a pottery shed/studio to be within
the 35 foot Front Yard Setback and within the 20 foot Side Yard Setback.
Attachments
• Location Map
• Applicant's Narrative
• Site Plans
• Aerial Photo
• Photos of Subject Property
• Image of proposed shed
• Alternate locations
Location
East of Tyler Street at the 196th Avenue alignment (19619 Tyler Street)
NW 1/4 of the NE 1/4 of Section 26,Township 33,Range 26,Sherburne County,Minnesota
Zoning/Land Use
R1a, Single Family Residential / LR, Low Density Residential
I
Memo to Board of Adjustments
March 26,2002
Page 2
Existing Conditions
The subject property is located just south of 197th Avenue on the east side of Tyler Street. It
is an approximately 2.5-acre L-shaped parcel with the smaller portion of the property
fronting Tyler Street. The property has a small portion of flat area on the west end where
the existing home is built. From this flat area,the property has wooded slopes that drop off
steeply to the east. The major portion of the property,to the east, has little or no
accessibility, as it is a great deal lower than the home site.
Along the western edge of the property there is a nine foot tall retaining wall running parallel
with Tyler Street. The front yard has some internal retaining walls to provide garden areas as
well as an area for the drain field. There is an area of flat ground in front of the house for a
shed, but for aesthetic reasons,this may not be the best location. It could also be located
with the front portion of the shed at the retaining wall level with the front yard. The rear of
the structure, basically cantilevering out over the slope, could be supported via some
columns. (See alternative location sketch) Again this may not be the most aesthetically
pleasing location.
Overview
The proposed shed will be a 12 x 16 foot prefabricated structure. It will be located in the
southwest corner of the property nine feet from the retaining wall and 12 feet from the
south(side)property line. The proposed location is to avoid the existing drain field as well
• as several mature trees on the site. The shed height will be 10-11 feet and at the proposed
location the peak will be roughly the same level as the road surface. It will not be highly
visible from the road nor will it obstruct any sight lines from driveways. This location is
probably the best in reducing aesthetic impacts to adjacent properties.
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.
410
S:\PLANNING\Case Files\V02-03 Willoughby\V02-03.DOC
Memo to Board of Adjustments
March 26,2002
Page 3
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 build a shed in a location that is not
accessible or would create aesthetic impacts to the subject or neighboring properties.
The hardship is caused by special conditions and circumstances,which are peculiar to the
property. Due to steep,vegetated slopes and wetland areas,the site has few buildable areas.
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 have been able to construct accessory structures as allowed by the
ordinance.
The special conditions and circumstances are not a consequence of the petitioner's own
action or inaction. The house was placed where it is by a previous owner.
The request would not adversely impact other properties in the vicinity.
Recommendation
Staff recommends that Board of Adjustments grant a variance to allow a pottery shed/studio
to be within the 35 foot Front Yard Setback and within the 20 foot Side Yard Setback.
I
S:\PLANNING\Case Files\V02-03 Willoughby\V02-03.DOC
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Case Number: V 02-03 BETH & MIKE WILLOUGHBY
REQUEST FOR VARIANCE
I, Beth Willoughby. am requesting a variance from the ordinance regarding placement of
storage buildings in relation to property lines for our residence at 19619 Tyler Street.
am requesting to build a 12'x16' wooden shed a distance of 22 feet from the guardrail on
Tyler Street and a distance of 12 feet from the south property line. The purpose of the
shed is to house a hobby/pottery studio with an electric kiln,potter's wheel and shelving.
"That literal enforcement of the ordinance would cause undue (unnecessary,
unavoidable, extreme) hardship."
Adhering to the limitations set forth in regard to setbacks from property lines would
require:
• Placement to the east of the house requiring construction on a steep slope or a
location that is beyond a reasonable distance that someone with fibromyalgia
would be able to carry pottery supplies
• Fill material and access through a neighbor's property to dump, spread and
pack it to prepare a foundation on the slope
• The carrying of the building materials down a steep slope by hand, or access
through a neighbor's property to deliver the materials.
411/ "That the hardship is caused by special conditions and circumstances which are
peculiar to the land and the structure involved and which are not characteristic of
or applicable to other lands or structures in the same district."
The special conditions of our property (steep slope) and the placement of the house
on our property make any other location inaccessible. The house fills the only area
that provides access to the remainder of the property. Besides the steep slope on the
back of the house, most of the area to the south is steep and wooded. The area to the
north is restricted by the same setback requirement as well as a retaining wall,
firewood storage, a dog kennel, the wellhead and boat-parking pad.
The area we are requesting the variance for is nearly completely shielded from the
view of the roadway by a guardrail and a 9-foot retaining wall and is more easily
accessed from the house and driveway.
"That the literal application of the provisions of the Ordinance would deprive the
applicant of rights enjoyed by other properties in the same district under the terms
of the Ordinance."
Because there is no other location suitable to build this shed, I would be deprived of
any location to set up a hobby/pottery shed. Many other properties in our
neighborhood have sheds for various uses. They have no difficulty meeting the
• normal requirements because their land is not as inaccessible.
• "That the special conditions and circumstances are not a consequence of the
petitioner's own action or inaction."
I did not cause the special conditions of the property. The house was placed in this
position by the previous owner with the full understanding that it would not be
possible to access the back property except by foot or through a neighbor's property
(who were his in-laws at the time).
"That the variance will not he 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."
Placing the shed where I desire should not adversely affect any person or their
property. It will be close to the street but there is a 9' retaining wall plus a l' slope
and a guardrail, so most of the shed will be below the road grade. As motorists will
likely not see the shed, it will not be an eyesore or a safety hazard. It will be 12 feet
from my south property line, but there is a large distance between their house and our
property line.
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Huron
Actual Foundation Size
''''w x 11' 10-1/8"d (shown below)
w x 15' 10-1/8"d
2'w x 19' 10-1/8"d -- ....Ws
12'w x 23' 10-1/8"d (shown right)
Store and maintain your
oversized outdoor gear. �`. . sy
• 8'w x 6'3-1/2"h roll-up steel '
door included
• T high side walls • ""
• 11' high peak r Mill1111111.= el
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Huron ,t ,, .4:':1>:". +",•
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SIZES AVAILABLE
Ihe Premier Garages x r ► .,
a2x 16 ^Y :. . . ix2a: ::. 1
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x$..• . :.i ° -Superior ` �,}f, P.
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Patented Stud Wall R aft Construct E , ' .�• ' •
-
(Patent No 5,937,591) .. °';' z"•Actual Foundation Size t ,w '�`�;` , ,i:.: :'. . ,..,-. ,:; �
12'w x 11 10.1/8"d y� _y' It :VA,•„_,;, "
• r
12'w x 15.' 10-1/8"d (shown below) -"' �;`
•12'w x 19' 10-1/8"d (shown at right) - .\ '�"`. +'a
12'w x 23' 10-1/8"d `` p
Large enough to store nearly
any car, boat or your collection ;":X;:
of off-road vehicles. 06,,..:.:4.,..!--•• . # S
• 8'w x 6'3-1/2"h roll-up steel door -"�
included •e� «iti
• 7' high side walls ' i �.,
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• 101 high peak {' #
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