4.1. BASR 10-26-2004 • Item #4.1.
Elk -�-�
River
MEMORANDUM
TO: Board of Adjustments
FROM: Michele McPhersoi'�;Director of Planning
DATE: October 26, 2004
SUBJECT: Case No. V 04-07
Request by John Plaisted for Lot Width and Setback Variance
Request
The applicant requests that the Board of Adjustments grant a lot width variance to reduce
• the minimum lot width from 80 feet to 77 feet and to grant a building setback variance from
10 feet to 0 feet to allow the construction of two zero lot line dwellings (twinhome).
Attachments
• Location Map
• October 13, 2004 letter from Mary Wilson
• October 14, 2004 letter from Ra y Christenson
• October 11,2004 letter from Ben Carlson
• Preliminary plat
• Grading, drainage and erosion control plan
Location
18860 Concord Street
Land Use/Zoning
UR Urban Residential/R1 c Single Family Dwelling
Existing Conditions
The subject parcel is 1.66 acres,relatively wooded,and sloping to Lake Orono on two sides.
Located on the parcel is an existing one-story rambler-style walkout home with an attached
Case No.V 04-07
October 26,2004 Page 2
• garage. The applicant has received approval from the City Council to split the lot into two
parcels,which meet the minimum lot area requirements for the district;however, one lot
requires a lot width variance of 3 feet.
Analysis
Prior to granting a variance to the literal provisions of Chapter 30—Land Development
Regulations, the Board of Adjustments must consider the following criteria:
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 properly 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.
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 property is located and will be in keeping with spirit and intent of the
ordinance.
• Lot Width Variance
The applicant is requesting a lot width variance of 3 feet. Lot width is measured at the front
setback line -in this case,30 feet. This lot does not have 160 feet at its front setback line.
Therefore, a division of the lot by the applicant results in one lot that meets the lot width
requirement and a second,which falls short of the minimum requirements. Both lots exceed
the minimum lot area requirement for the R1c Zoning District. Staff finds that granting a
lot width variance would be appropriate, as the configuration of the original lot is not within
the applicant's control.
Building Setback Variance
The applicant desires to construct a zero lot line twinhome-style structure on the lot. Each
portion of the dwelling would be owner-occupied;therefore,the applicant is requesting a
building setback to zero feet on one side of the dwelling. The units would have side-loaded
garages and in the applicant's opinion,would improve the overall neighborhood. Each lot is
of adequate size to provide space for individual dwelling units without granting a setback
variance. In addition, staff believes that custom-designed homes could better fit the
topography and vegetation on the site,as opposed to a pre-designed twinhome design
transplanted from another community. The applicant has control over the design of the
building he desires to place on the site, and could places buildings on the lots that meet the
setback requirements. Staff therefore would recommend the Board of Adjustments deny the
• request for a zero setback to allow construction of a twinhome on the two lots.
S:\PLANNING\Case Files\2004\V 04-07 Plaisted\10 26 04 ba memo.doc
Case No.V 04-07
October 26,2004 Page 3
• Recommendation
Staff recommends that the Board of Adjustments grant the lot width variance request of 3
feet,but deny the request for zero setback to allow the construction of a twinhome on the
two lots.
•
•
S:\PLANNING\Case Files\2004\V 04-07 Plaisted\10 26 04 ba memo.doc
TRAILS LEGEND
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Location Map
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River
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Case Number: V 04-07 PLAISTED
•
12919 188th Ave NW
Elk River, MN 55330
October 11, 2004
OCT 1 3 2004
Ms. Michelle McPherson
Planning Commissioner
Elk River City Hall
13065 Orono Road
Elk River, MN 55330
RE: Property at 18860 Concord St. NW, Elk River, MN
Dear Ms. McPherson:
Regarding the above issue, I am writing as a neighbor to the property. It is my understanding that
Mr. John Plaisted would like to raze the existing house and build a twin home on that property. I
. was at the hearing at City Hall regarding subdivision of that property and heard the discussion
pursuant to same. From the information that I have, I for one have no objection to Mr. Plaisted's
wish to build a twin home in our neighborhood. I am hopeful he will build a dwelling that will
meet the standards of the neighborhood. Beyond that, as stated, I have no objection to the
planned building of a twin home on that property.
Sincerely,
W
Mary Wilson
cc: John Plaisted
12750 182' Ave NW
Elk River, MN 55330
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- I hereby certify that this survey, REV
\___.„„T„,
✓ohn Oliver & Associates, Inc. P prepared by GATE: 6/25/04 = i DATE iOSrR! ON —
plan,' report was re ared b me NC.
WESTWOOD SHORES Engineering,Land Surveying.Land Planning or under my direct supervision and BK/PG: 233/66-70 9/3004 REJiD LOU ONE iEASEM N
that I am a duly icensed Land I
o ELK RIVER, MN 580 Dodge Avenue Surveyor under State of Minnesot., DRAWN BY:_SMK `-- -- --
0 Elk Rivr, Minnesota 55330 Statutes °
FORections 326.02326.15. CHECKED B._RNB _ —
763-441-2072 FAX 763-441-5665
\ JOHN PLAISTED DWG: 7343 , dwa
Offices in: Elk River, Burnsville Signature: r TFXT
I and Brooklyn Center, Minnesota - ---- - - ---- --
\ PRELIMINARY PLAT Rick M. Blom, RLS FILE No.: 7343.11-03 - _
Date: 8/25/04 Lic. No 21729
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