3.1. BASR 04-27-2004 • Item # 3.1.
i1k it
River
MEMORANDUM
TO: Board of Adjustments
FROM: Scott Harlicker, Senior Plann
DATE: April 27, 2004
SUBJECT: V 04-02
Request by Olson General Contractors for Variance to the
Landscape Ordinance
• Request
Consider a request by Olson General Contractors for a variance to the landscape ordinance.
Location
Lot 2,Block 1, Cascade Industrial Park;Jarvis Street and 169`''Avenue alignment.
Zoning/ Land Use
I2 (Medium Industrial) / MI (Medium Industrial)
60 Day Rule
In order to comply with Minnesota Statute 15.99 (60 -Day Requirement), action must be
taken on this request by May 28,2004
Attachments
• Location Map
• Landscape Plan
• Site Plan
• • Grading Plan
Memo to Board of Adjustments/V 04-02
April 27,2004
Page 2
• • Letter from applicant
Overview
The applicant is proposing to construct a 12,000 square foot building for a masonry
contractor with accessory outdoor storage. The proposed use is a masonry contractor. The
property is located on Jarvis Street,north of the railroad tracks,in the Cascade Industrial
Park. The property is currently undeveloped. The lot to the south is a mini-storage facility;
the property to the north is undeveloped;the property to the west is a pipe yard, and single
family residences are on the east side of Jarvis Street. The surrounding properties, on the
west side of Jarvis,have a land use designation of MI (Medium Industrial).
The proposed landscape plan includes 33 trees, the landscape ordinance requires 1 tree per
40 linear feet of property line or 44 trees. Of the 44 trees required, 50% (22)will be
overstory,25% (11) ornamental and 25% (11) evergreen. With the exception of the 22
evergreen trees,most of the trees will have a canopy that will not interfere with day to day
operations.
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.
•
Staff does not feel that literal enforcement of the ordinance would cause undue hardship.
There is sufficient space on the site to plant the required number of tress. The applicant
could reduce the number of required trees by planting larger trees and receiving credit.
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 property is similar in size to the other lots to the north and south. The dimensions
of this lot are not peculiar or special but are characteristic of other two adjacent lots. The
applicant could plant trees around the detention pond at the west side of the property,
within the 10' setback along the side lot line and in the front yard.
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.
The literal application of this ordinance would not deprive the applicant of rights
enjoyed by other properties in this area. The lot to the south, developed as a mini-
storage facility, has an approved landscape plan that complies with the ordinance.
• 4. The special conditions and circumstances are not a consequence of the petitioner's own action or inaction.
S:\PLANNING\Case Files\2004\V 04-02 Olson General Contractors\VO4-02BA4-27.doc
Memo to Board of Adjustments/V 04-02
April 27,2004
Page 3
There are no special circumstances unique to this property
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.
The request would not adversely impact other properties in the vicinity.
Recommendation
Staff recommends that the Board of Adjustment deny this request for a variance to the
landscape ordinance to allow 33 trees instead of the required 44 trees based on the above
findings.
•
•
S:\PLANNING\Case Files\2004\V 04-02 Olson General Contractors\VO4-02BA4-27.doc
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.rs ,�Esr rrnMr MAT MIS PLAN.vranu nor MAJESTIC MASONRY DATE REVISIONS g�
° °� °� "'° EN`"`�""°"""• AASSE ENCINEE�'INC, INC'
°e/( /1°,oc o GRADING & DRAINAGE PLAN CIVIL ENGINEERS• LAND SURVEYORS
_, ao,a MINNEAPOI:IS z HUDSON , CAMBRIDGE
o¢aaa "" S-rce y (763)780-4100 (715)381-1150 (763)689-4042
LAW �• ° ELK RIVER, MINNESOTA Email:
APPROVED passe@passe-eng.com j
RECORD DRAWING
•
6QLSON)
.B.UII,QIIMG FOP`NOSINESS SINCE I91
Planners•Designers•Builders
March 25, 2004
Scott Harlicker
City of Elk River
13065 Orono Parkway
Elk River,MN 55330
RE: Variance Request
Dear Scott:
This letter is to formally request a variance to the Elk River City Code Section 30-934:
Landscaping Requirements Subdivision 3, Minimum requirements for trees.
The literal enforcement of this ordinance is extreme due to the narrow and deep lot resulting in
a perimeter total that is disproportionate to the total able area of the property being develop .
• • The hardship is caused by the narrow lot. The property owner's business operations
require a yard area for truck maneuvering and storage. With the property being so
narrow, it limits the area for trees giving the effect of overcrowding.
• The literal application of the provisions of the ordinance relative to the lot dimensions are
no fault of the property owner. The variance request is an attempt to utilize the building
and property to the highest and best use.
• The restrictive nature of the perimeter calculation as it relates to this parcel is not a
circumstance or consequence of the property owner's action or inaction.
• This variance will not adversely affect the health, safety,or welfare of the residents or
neighboring properties. In keeping with the spirit and intent of the ordinance, our goal is
to provide a landscaping plan that focuses on the front of the building. The reduction in
trees along the side lot lines would not have a negative impact on neighboring lots of
similar zoning.
Thanks for your consideration in this matter.
Sincerely,
4 'l
-'am; It't
.. • Greg ichael
Project Manager
OLSON GENERAL CONTRACTORS, INC.
9201 52nd Avenue North, Suite 1, New Hope, MN 55428
Phone: 763/535-1481 • Fax: 763/535-1484 • olsonac.com