3.1. BASR 09-24-2002 • Item #3_I
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MEMORANDUM
TO: Board of Adjustments
FROM: Chris Leeseberg, Planner
DATE: September 24, 2002
SUBJECT: Case No. V 02-06
Request by Tanya and Robert Olson for a Front Yard Setback
Variance.
Request
The applicant requests that a variance be granted to reduce the front yard setback from 35-
• feet to 18-feet to allow construction of a deck.
Attachments
• Location Map
• Applicant's Narrative
• Site Plan
• Photos of Subject Property
• Partial Floor Plan
• Option A
• Petition of Neighbors in favor of allowing variance as requested
Location
18584 Pascal Dr. NW
Lot-8 Block-2 Riverplace
Zoning/Land Use
R1b, Single Family Residential/ MR, Medium Density Residential
110
Memo to Board of Adjustments
September 24,2002
Page 2
• Existing Conditions
The subject property is approximately one third-acre. Corner lots within the City of Elk
River have two front property lines. The parcel is flat and has no trees.
Overview
The applicant hired a professional custom homebuilder to construct their home. It is quite
possible that the designer of the home was not aware of the setbacks on this property as the
north wall of the house,which contains the patio door,is six inches from the setback line.
The deck will be located on the"side" of the house and will be 14-feet wide by 17-feet deep.
The proposed deck would be encroaching approximately 17-feet into the setback. The
applicant suggested moving the stair location which would then bring the encroachment
down to 14-feet. This would put the deck edge approximately 35-feet from the curb edge.
With this particular house, the graphic floor plans that were submitted were reversed to what
was actually built. This may or may not have contributed to an oversight of the placement
of the patio door. Also complicating this issue is that the property is a corner lot,which has
two front property lines. If this had been an interior lot,the deck would not be an issue as
the side yard setback would then be 10-feet.
During a typical site plan review,the planning staff verifies with the survey that the proposed
• house meets all required building setbacks. Once the site plan review is approved, the
building permit application is then turned over to the Building and Zoning Department.
They review all applicable building code issues and construction matters. It is not city staff's
responsibility to review or approve house designs/layouts. If certain problems are noticed,
staff will try to bring it to the attention of the builder or owner.
For the applicant to be given the right to enjoy a deck, they will need to be granted some
form of a variance.
Analysis
Staff has looked at alternatives to the deck placement to limit the amount of setback
encroachment. The applicant does have the option (Option A) of placing some type of
circulation deck (a"catwalk") along the north side of the house to a bigger deck on the rear
of the house. The applicant did state they chose the lot so they could have the deck directly
out the dining room on the north side of the house to have views to the park across the
street.
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.
• Literal enforcement would not allow the applicant to build a deck wider than 6-inches.
S:\PLANNING\Case Files\V 02-06 Olson\V02-06.DOC
Memo to Board of Adjustments
September 24,2002
Page 3
• 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.
A contractor designing and building a custom home with an inappropriate patio door
location causes hardship. This house has a special condition that is peculiar to the
structure. Corner lots also have different restrictions (greater"side"yard setbacks)
placed upon them than do interior lots.
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 have the ability to construct decks,in practical locations directly off of
living and/or dining areas, as allowed by the ordinance. Option A would place the deck
behind the house,which would not be directly off of the dining area, and would be
accessed via a four foot wide "catwalk". Although it may not be in the desired location,
the applicant would then be allowed a deck.
4. The special conditions and circumstances are not a consequence of the petitioner's own action or inaction.
Although the homeowner is the ultimate decision maker on the design of their home,
they hired a professional custom homebuilder to construct it. Proper research on the
• part of the designer/builder obviously was not completed or overlooked and a"useless"
patio door was constructed.
S. 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 properly is located and will be in keeping with spirit and intent of the
ordinance.
The request would not adversely impact other properties in the vicinity.
Recommendation
Option A would have the smallest impact to the setback requirement,which is set forth by
the ordinance and would require the least amount of variance. Staff recommends that Board
of Adjustments approve reduction of the front yard setback from 35-feet to 30-feet to allow
construction of a "catwalk" to a deck to the rear of the house with the following two
conditions:
1. THE VARIANCE SHALL ONLY APPLY TO THE NORTH FRONT
PROPERTY LINE.
2. THE PORTION OF THE DECK ENCROACHING INTO THE TYPICAL
35-FOOT SETBACK SHALL NOT BE CONVERTED TO A
THREE/FOUR SEASON PORCH OR AN ADDITION TO THE HOME.
•
S:\PLANNING\Case Files\V 02-06 Olson\V02-06.DOC
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• Location Map P N
River Case Number: V 02-06 TANYA & ROBERT OLSON
0 a and I c4ext Ot o/n
18584 Pascal Dr NW
Elk River, MN 55330
Phone (763) 274-0578
tlolson25%;aol.core
August 29, 2002
Dear Planning Department,
We are requesting a variance in order for a deck to be built on our
property. Our property is a corner lot located at 18584 Pascal Dr NW in
the Riverplace development. We believe that literal enforcement of the
ordinance causes undue, unnecessary, and unavoidable hardship. The
hardship was caused by the planning department that approved the builder
to build our house with a patio door on the north side of our property when
the house was approved to be built in 1999. At the time ofpurchasing our
0 home we selected a floor plan which was reversed to allow space for a deck
to be built. The builder built what was approved by the city.
The distance from our home to the concrete curb is 49.5 feet; our
property line is 14 feet from the concrete curb and the set back from our
property line at 35 feet would only allow a six inch structure to be built.
The literal application of the provisions of the ordinance would deprive us
of rights enjoyed by other neighbors in the same district under the current
terms of the ordinance. Other neighbors have had the ability to build decks
on their homes that were equipped with patio doors and header boards.
The variance will not be injurious to or adversely affect the health, safety,
or welfare of residents in the neighborhood where our property is located or
of residents of the city and will be kept in the intent of the ordinance.
Sincerely,
C 1 .? '- , '
7
Tanya Olson
III
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