4.1. BASR 11-25-2003 • Item #4.1
City of
Elk
River
MEMORANDUM
TO: Board of Adjustments
FROM: Chris Leeseberg, Planner C
DATE: November 25, 2003
SUBJECT: Case No. V 03-06
Request by Don Parson for a Driveway Setback Variance
Request
The applicant requests that a variance be granted to reduce the driveway setback from 10-
feet to 4-feet.
• 60-Day Rule
To comply with the 60 day rule,without an extension,this item needs action by December
26, 2003.
Attachments
• Location Map
• Memo from the City Engineer
• Applicant's Options
• Site Plan
• Aerial Photo
• Photos of Subject Property
Location
312 Main Street NW
Lots-3&4 Block-2 Auditors Subdivision No. 5
Zoning/Land Use
C2,Office District/CB, Central Business District
•
Memo to Board of Adjustments
November 25,2003
Page 2
• Existing Conditions
Located on the subject property is an existing house. The property to the east contains the
City-owned lift station. The property to the west is a residence, and the request does not
affect this property as the variance is located along the east lot line. To the north are several
townhouse units. There are many mature trees located the property. Two trees are located
in the front yard which prevents locating the parking area there. One large tree is located in
the Southwest corner and two trees located at the Northwest corner of the house prevent
any driveway being placed on the west side of the house.
Overview
This request is being asked by the same individual that asked for a similar request on a
property with virtually the same site constraints. The property of the recent request is
located just a few properties away to the northwest located at 419 3rd Street (V 03-02).
The applicant is proposing two options, but as it is stated in the memo from the City
Engineer,the city does not wish to allow access through the city property which was
suggested in Option 1.
The purpose of the 4-foot setback request (as shown in Option 2) is to allow a 12-foot wide
driveway to be located directly between the house and the east property line. This will allow
access to parking behind the business.
• There is not enough area in front of the house to provide the proper amount of required
parking. There are two mature trees in the middle of the front yard that would have to be
removed to accommodate parking. Access along the west side would also remove three
mature trees which provide screening for the adjacent residence and would also require a
variance. Without a variance,the property cannot provide the required parking which will
result in it being unusable for commercial uses.
The property has a change in elevation along the east property line. Staff recommends that
if a retaining wall is constructed,that it not be any closer than four feet to the east property
line.
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 orzlinancewill cause undue hardship.
Literal enforcement would not allow the applicant to provide parking in accordance with
the zoning code nor would it allow using the property for commercial purposes as
allowed by the zoning district C2,Office.
•
S:\PLANNING\Case Files\2003\V 03-06 Parson\V03-06 BA.DOC
Memo to Board of Adjustments
November 25,2003
Page 3
• 2. The hardship is causal by special conditions and circumstances,which are peculiar to the property and
the structure Viand which are not characteristic of or applicable to,other lands or structure in the
same area.
The property was originally a small residential lot which now has different requirements
as a result of the rezoning to C-2,Office District.
3. The literal application of the provisions of this ardinanxwould deprize the petitioner of rights enjoyed by
other properties in the same district under the terms of this orzlinance
Other commercial properties have the ability to provide parking required by the
ordinance.
4. The special conditions and circumstances are not a consequence of the petitioner's omen action or inaction.
The rezoning of the property was not an action of the petitioner.
S. The variance will not he injurious to oradzerse&affect the health,safety or welfare of the residents of the
city or the neighlvrlroaclzehere the property is located and will be in keeping with spirit and intent of the
our farce
The request would not adversely impact other properties in the vicinity.
• Recommendation
Staff recommends that Board of Adjustments approve the variance request, as shown in
Option 2,to reduce the parking setback from 10-feet to 4-feeet along the east property line
with the following condition:
1. IF A RETAINING WALL IS CONSTRUCTED, IT SHALL NOT BE ANY
CLOSER THAN FOUR FEET TO THE EAST PROPERTY LINE.
•
S:\PLANNING\Case Files\2003\V 03-06 Parson\V03-06 BA.DOC
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Location Map
' P
Rives Case Number: V 03-06 DON PARSON
mv-
Howarc R. Green Company
November 5, 2003
File: 230000M-0325
Mr. Chris f cn her
City of Elk River
13065 Orono Parkway
Elk River, MN 55330
RE: DON PARSON REQUEST FOR VARIANCE
Dear Mr. Leeseberg:
Mr. Parson is requesting a variance to allow parking to take place behind the single-family home
located at 312 Main Street, which is immediately west of the City's lift station facility located at Main
Street and Evans Avenue. In Mr. Parson's submittal, he suggests two options are available for the
variance to allow parking in the rear of this structure. In the first option, he suggests allowing access
• to the rear of his property through the City-owned lift station site. This option was previously
discussed by Lori Johnson, Finance Director; Gary Leirmoe, Chief Operator; and myself several
weeks ago. It was the unanimous decision of the three of us that this was not a viable option. The
City has no idea what may be required in the future relative to our Evans Avenue lift station: whether
or not that structure will need to be expanded, or some additional facility constructed on that site. For
these reasons, we all felt that it was appropriate for the City to maintain the integrity of the property
they own and not allow access to 312 Main Street via the City property.
In conclusion, I believe that the City should only review Option 2 listed on Mr. Parson's submittal,
since Option 1 has already been determined to be not viable. If you have any questions regarding
this information, please call.
Sincerely,
Howard R. Green Company
/y Terry Maurer P.E.
TJM:sw
•
Ltr-110503-Leirmoe.doc
1326 Energy Park Drive • St. Paul, MN 55108 • 651/644-4389 fax 651/644-9446 toll free 888/368-4389
Parsa
312 Main Street Request for variance 1f a_rr'ccnce
Option#1
• Allow access to the rear of 312 main street by way of the elk river public works building on adjoining lot. This
would allow employee access to and from building to flow onto side street, rather than directly onto main street.
Would not add to already business traffic flow on Main, and should be superior to option two from a safety
standpoint.
Option #2
Allow a variance from 10' to 4' for side setback of a commercially zoned property, for the purposes of allowing
parking in the rear of the building. Variance is necessary based on the amount of space available on either side
of the building.
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90 7 ECE V
OCT. 20. 2003 3 : 22PM ANOKA_TI T LE NO 586 P. 1
0 ANOKA TITLE AGENCY
312 MAIN REST, ELK RIVER W / E
PART OF L TS &9,BLOCK 2,
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AIJ1DITOR'S SUBD1VIS ON #5,SHERBURNE COUNTY
in =34.)'
FILE # 031497 SITE PLAN
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