4.0. BASR 08-23-2005 • Item # 4.
City of MEMORANDUM
Elk -..
River
TO: Board of Adjustments
FROM: Michele McPherson,Director of Planning
DATE: August 23, 2005
SUBJECT: Case No. V 05-03
Request by James Raivala for Lot Area and Lot Width
Variance
Request
The Planning Commission is asked to consider
• 1) a variance to reduce the required lot width from 100 feet to 45 feet, and
2) a lot area variance to reduce the required lot area from 11,000 square feet to 10,330
square feet
for a lot split proposal by the applicant.
Attachments
• Location Map
• Applicant's Narrative
• Site Plan
• Illustration of Possible Home Siting on Lot
Location
441 Upland Avenue
Lot 5,Auditors'Addition
Zoning/Land Use
R1 c (Single Family Residential) / UR (Urban Residential)
Planning Department Mission:the orderly development of a livable and sustainable Elk River community.
Ravaila Variance Request,V 05-03
August 23,2005 Page 2
Overview
The subject property is located at the intersection of 5th Street and Upland Avenue. The
property is approximately 0.6 acres in area and is adjacent to Lake Orono. There is an
existing single family home and detached garage on the site.
The City is currently reconstructing the streets in the Upland/Tipton area, and requires a
portion of the applicant's property for right-of-way. The survey notes that there is no
easement for the portion of Upland Avenue which is adjacent to the applicant's property as
noted on the survey.
The applicant is being assessed for the street improvements and has a desire to subdivide his
property into two lots. As the applicant is located adjacent to Lake Orono, one lot is
required to have 15,000 square feet in lot area,while the second lot will be required to have a
minimum lot of area of 11,000 square feet. After a more detailed review,the removal of the
needed right of way for Upland Avenue reduces the applicant's property to 25,330 square
feet. This includes a portion of the 5th Street right of way,which the City is proposing to
vacate as part of the subdivision request.
Analysis
In order to grant a variance to the dimensional requirements of the development standards,
the Board of Adjustments must find the following:
1. The literal enforcement of this article would cause undue (unnecessary, unavoidable, extreme)hardship.
Without granting the variance, the applicant would be unable to subdivide his property.
Other properties of similar size in the same general vicinity have been granted a
subdivision for two lots, the most recent of which was located at the intersection of
Tipton and Upland Avenues south of Highway 10.
2. The hardship is caused by special conditions and circumstances which are peculiar to the land and
structure involved and which are not characteristic of or applicable to other lands or structures in the same
district.
The applicant's property is uniquely shaped as a result of its being an Auditor's Addition
as well as the location of Upland Avenue,which creates a narrow lot width at the
intersection of 5th Street. In addition, the need for the City to acquire additional right of
way for the reconstruction of Upland Avenue contributes to the lot's size.
3. The literal application of the provisions of this article would deprive the petitioner of rights enjoyed by
other properties in the same district under the terms of this article.
Literal application of the dimensional requirements would deprive the applicant of the
opportunity to subdivide his property, similar to other properties in this same general
neighborhood. Again, staff refers to the recently approved subdivision at Tipton and
Upland Avenues.
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Case Number: V 05-03 JIMMY RAIVALA JR.
• 7-19-2005
Jim Raivala
441 Upland Ave NW
Elk River, MN 55330
612-812-6746
Re: Land use application for Administrative Subdivision and Variance
Administrative Subdivision:
I am requesting an administrative subdivision or simple plat on my current property for
two reasons. One, the division of the property creates a very nice city lot with a lake
view for someone to build a home on. Two, the simple plat would provide the city
necessary right-of-way to complete the 2005 road rehabilitation project.
Variance:
I am requesting a 10 foot building variance be granted on the east side of the newly
created property at the corner of Upland and 5th Street. The variance should transfer to a
• new owner if the lot is sold and should remain valid for a minimum of ten years. The
property under examination is very unique and there are multiple reasons that the literal
enforcement of the current ordinance should not apply to this property:
- The lot division grants the city approx. 25 feet of right-of-way on the east side of the lot.
By granting such a significant amount of right-of-way to the city the current buildable
area of the existing lot is decreased. The variance requested would return some of the
buildable area to the property
-Returning some of the buildable area to the property will not adversely affect the health,
safety, or general welfare of the public. The public will actually be safer with the new
structures created on the side lot.
- Allowing the house to be built 10 feet further east on the lot will provide conformance
with the existing house on the block at 441 Upland Ave. Even with the 10 foot variance,
the new structure built will be set back further from the road than my current property at
441 Upland
-Many of the existing houses on Lake Orono/Main Street do not meet current set back
requirements from the street. The new structure will not look odd or out of place if it is
constructed closer to Upland Ave
-Allowing the house to be built 10 feet further east on the lot will provide additional
separation from the neighboring property on 5th Street
- Literal enforcement of the current setback rules would deprive the owners of the
property some additional privacy in the back/side lot to enjoy the lake views
• - Allowing the 10 foot variance will give the builder more options in creating a structure
to blend in with the existing neighborhood
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m CERTIFICATE OF SURVEY John Oliver & Associates, Inc. Plan, or report was prepared by me DATE: 1/10/02 NO DATE DESCRIPTION
BLOCK 5, AUDITORS ADDITION ewu anOtnerrinl,Land aun,'.yig,Land Planning or under my direct supervision and 8K/PG: 224/71-72
Z 580 Dodge Avenue that I am a duly Licensed Land
e DRAWN BY: SMK
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ELK RIVER, MN Elk River, Minnesota 55390 state of Minnesota. laws of the
763-441-2072 FAX 763-441-5665 CHECKED BY: RMB
—\ FOR DWG: 6629ALTA.dwq
Offices in: Elk River, Burnsville
and Brooklyn Center, Minnesota Signature: TEXT:
HOME SECURITY ABSTRACT & TITLE COMPANY Dote: 1/10/02 Reg. No. 21729 FILE NO.: 6629.10-01
07/20/05 13:59 FAX 6127663281 BERKLEY RISK ADMIN. __ I )O11
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