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5.1. BASR 11-28-2017Request for Action To Item Number Board of Adjustments 5.1 Agenda Section Meeting Date Prepared by Public Hearing November 28, 2017 Chris Leeseberg, Senior Planner Item Description Reviewed by Peter Hasselquist – 13349 190th Avenue NW Zack Carlton, Planning Manager Reviewed by  640 sqsf of additional accessory structure area variance, Case No. V 17-08 Action Requested Deny, by motion, the Accessory Structure Size variance for the following reasons: 1. The general purpose and intent of the ordinance are not met. a. The city determined that 16,000 square feet (sqft) is a reasonable and adequate amount of accessory structure for a parcel this size. The increased square footage is not in harmony with the general purpose and intent of the ordinance. 2. The plight of the petitioner is not due to circumstances unique to the property and is a consequence of the petitioners own action or inaction. a. There are no unique circumstances to the property that would support a variance to exceed the allowed square footage. The petitioner was aware of the size and layout of the existing accessory structure and their needs prior to purchasing the property. Background/Discussion The applicant is seeking a variance to construct an 80’ x 20’ addition to the existing detached accessory structure. This will result in 640 sqft more than is allowed. The property is located at 9702 Viking Blvd and is zoned R1-a Single Family Residential. The property is 30.19 acres in size which allows for 16,000 sqft of accessory structure space. There is currently 15,640 sqft of accessory structures on the property: 1,120 sqft in the attached garage 14,520 sqft in one detached accessory structure The Elk River Vision A welcoming community with revolutionary and spirited resourcefulness, exceptional service, and community engagement that encourages and inspires prosperity Applicable Regulation (The applicant’s responses are italicized with staff’s notes after.) Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria described below. The variance is: 1. Is in harmony with the general purpose and intent of the ordinance, and The addition to the existing barn we are requesting is architecturally appealing and will fit in with the existing structure. It will be used to store all the equipment indoors and avoid the eye sore of farm equipment parked outside. The color scheme mirrors the existing facility. Outside of parcels 40 acres in size, the subject parcel is subject to the most generous regulations regarding allowed square footages of accessory structures. The ordinance allows 16,000 square feet for parcels 20-40 acres in size. The general purpose and intent of the ordinance is to provide for the orderly development of land. In 2004, the City Council approved an ordinance amendment increasing the allowed square footage from 6,000 to 16,000 (a 266% increase). This was due in part to the increasing usage on larger parcels of land for hobby farms as well as the increasing level of extra vehicles, equipment, and “toys” property owners own. The city determined that 16,000 square feet is a reasonable and adequate amount of accessory structure for a parcel this size. The increased square footage is not in harmony with the general purpose and intent of the ordinance. 2. Is consistent with the City of Elk River comprehensive plan. The proposed structure will be consistent and comply with the City of Elk Rivers comprehensive plan. The subject parcel is guided for residential uses which allow for accessory structures. The request is consistent with the Comprehensive Plan. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties means that: 3. The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; We are using the property as intended to have horses and donkeys in properly designed paddocks and stalls. The animals are well cared for with automatic waters and supplemented hay when the fields become snow covered. We clean stalls and paddocks twice daily and have the manure taken to a proper disposal site as necessary. The ordinance allows the property to be used as residential with accessory structures. The property is proposed to be used in a reasonable manner. N:\\Departments\\Community Development\\Planning\\Agendas\\BA Packets\\11-28-2017\\V 17-08 sr BOA 11-28-17.docx 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petition's own action or inaction; and To properly maintain the facility and animals, we need equipment such as; tractor, Bobcat, riding ring grooming equipment, horse trailer and truck and supplies such as; hay, shavings and feed. We need additional space to store these items indoors to protect them from the elements and to maintain a sightly property. There are no unique circumstances to the property that would support a variance to exceed the allowed square footage. The petitioner was aware of the size and layout of the existing accessory structure and their needs prior to purchasing the property. 5. The variance, if granted, will not alter the essential character of the locality. The additional space we are proposing fills in an open gap in the facility and will not change the look or character of the existing structure. The current building is five years old and is attractive and well maintained. It is a very attractive facility now and will continue to be so if allowed the additional space. The building is a newer building and the addition of more building likely will not change the essential character of the locale. Financial Impact None Council Meeting If denied, or an appeal is made by any interested party by December 8, 2017, this item will go to the December, 18, 2017, City Council meeting. Attachments  Location Map  Applicants Narrative  Site Plan  Building Plans N:\\Departments\\Community Development\\Planning\\Agendas\\BA Packets\\11-28-2017\\V 17-08 sr BOA 11-28-17.docx DATE:DRAWN BY:SHEETOF9/14/2017PROJECT NAME:BUILDING DESCRIPTION:320-485-2844 800-710-4726Fax 320-485-3625www.rambuildings.comContractor License Number 20171976592 Industrial DriveP.O. Box 660Winsted, Minnesota 55395JEREMY B.© All drawings and content copyright RAM Buildings Inc. Call RAM Buildings Inc. to obtain copies of this plan. Unauthorized reproduction of these plans is a violation of federal law.DESIGN NUMBER: P10119PROJECT NUMBER: (10-741)80'-0" X 24'-0" X 16'-0"ARENA ADDITIONROB & MARY KNIGHT2210' PUR. 20' PURLINS 20' PURLINS 20' PURLINS 20' PURLINS 20' PURLINS 20' PURLINS 10' PUR.10' PUR. 20' PURLINS 20' PURLINS 20' PURLINS 10' PUR. 52'-0" 17'-1 3/4" 8'-8" 8'-5 3/4" 120'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 3'-0" 10'-0" 5'-0" 6'-0" 6'-0" 6'-0" 6'-0"6'-0" 6'-0" 6'-0"10'-0" 10'-0" 10'-0" 4'-0" 12'-0" 4'-0" 10'-0" 10'-0" 10'-0"80'-0"10'-0" 10'-0" 10'-0" 4'-0" 12'-0" 4'-0" 10'-0" 10'-0" 10'-0"24'-0" 24'-0" 3'-0" 12'-0" 9'-0"66'-0"68'-0" 3'-0" 12'-0" 2' 12'-0" 3'-0" 9'-0" 4'-0" 10'-0" 4'-0" 9'-0"6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0"6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0" 6'-0"18'-0"6'-0"4'-0" 8'-0"7'-6"6'-4 3/4" 24'-0" 3'-0" 12'-0" 3'-0" 6'-0"10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0" 10'-0"80'-0"10' X 10' OVERHEAD DOOR 10' X 10' OVERHEAD DOOR 12' X 12' STALL3 PLY 2X6-22'12' X 12' STALL 12' X 12' STALL 12' X 12' STALL FLOOR PLAN BATH.12' X 14'OVERHEAD DOOR12' X 14'OVERHEAD DOORCL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL CL (2) RV100 RIDGEVENTSCLCLCLCLCLCLEDGEEDGE CLCLCLCLCLCLEDGEEDGECLCLCLCLCLCLCLCLCLCLCL C(DRAFTSTOP TRUSS)(DRAFTSTOP TRUSS)(DRAFTSTOP TRUSS)L OFFICE CLCLCLCLCLCLCLEDGE EDGEEDGEEDGEEDGEEDGECL PORCH F F F F F F F F C B RV100 RIDGEVENT CL CL CL CL CL CL CL CLLCLCLCLCLCL B CLCLCL EDGE EDGE RV100 RIDGEVENT A RV100 RIDGEVENT (2) RV100 RIDGEVENTS(2) RV100 RIDGEVENTS 24" SIDE & ENDWALL OVERHANGS (2) RV100 RIDGEVENTS A 3'0" X 6'8" 5100 SERIES WALKDOOR W/ 9-LITE & X-BUCK R.O.= 40 5/16" X 81 1/8" LEVER/LEVER KEYED LATCH 3'0" X 6'8" 5100 SERIES SOLID WALKDOOR R.O.= 40 5/16" X 81 1/8" LEVER/LEVER KEYED LATCH 4'0" X 6'8" 5100 SERIES SOLID WALKDOOR R.O.= 51 5/8" X 81 1/8" LEVER/LEVER KEYED LATCH 4040 900 SERIES SLIDING WINDOW W/ GRIDS R.O.= 48" X 48" 5040 905 SERIES STATIONARY WINDOW R.O.= 60" X 48" 5060 905 SERIES STATIONARY WINDOW W/ GRIDS R.O.= 60" X 72"3 PLY 2X6-30'(4 PLY 14" LVL) B 3 PLY 2X6-24'(DRAFTSTOP TRUSS) 24" SIDE & ENDWALL OVERHANGS C CONTINUOUS PROFILEVENT E F D CONTINUOUS PROFILEVENT 4 PLY 2X8-22' SIDEWALL COLUMNS D D D D D D E 3 PLY 2X6-22'3 PLY 2X6-20' SIDEWALL COLUMNS 3 PLY 2X6-30'12' X 12' STALL 12' X 12' STALL 3 PLY 2X6-24'3 PLY 2X6-26'3 PLY 2X6-32'3 PLY 2X6-28'3 PLY 2X6-26'12' X 13' OVERHEAD DOOR 12' X 13' OVERHEAD DOOR 12' X 13' OVERHEAD DOOR E1 E2 S1 S2 E1 S1S2 12' X 12' STALL C 48" X 12" TRENCH DRAIN TO DAYLIGHT (PER JOE SAINTDENNIS) (2/15/11)NORTH48" CUPOLA W/ WEATHERVANE B 3 PLY 2X6-26' 3 PLY 2X6-28' 3 PLY 2X6-32' 3 PLY 2X6-34' 3 PLY 2X6-26' 3 PLY 2X6-28' 3 PLY 2X6-32' 3 PLY 2X6-34' 3 PLY 2X6-26' 3 PLY 2X6-28' 3 PLY 2X6-32' 3 PLY 2X6-34' 3 PLY 2X6-34' 3 PLY 2X6-28' 3 PLY 2X6-32' 3 PLY 2X6-26' 12' X 12' STALL D B B A 12' X 12' TACK ROOM 3 PLY 2X10 HEADER C EXISTING STORAGE 12' X 12' WASH STALL 48" CUPOLA W/ WEATHERVANE EXISTING ARENA 48" CUPOLA W/ WEATHERVANE 48" CUPOLA W/ WEATHERVANE 48" CUPOLA W/ WEATHERVANE EXISTING STALL BARN B 3 PLY 2X6-20' PARTITION WALL COLUMNS MECHANICAL 1/8" = 1" 12' X 13' OVERHEAD DOOR B CLCLCLCLCLCLB 3 PLY 2X6-26' 3 PLY 2X6-28' 3 PLY 2X6-32' 3 PLY 2X6-26' 3 PLY 2X6-28' 3 PLY 2X6-32'CL3 PLY 2X6-36' ADDITION DATE:DRAWN BY:SHEETOF9/14/2017PROJECT NAME:BUILDING DESCRIPTION:320-485-2844 800-710-4726Fax 320-485-3625www.rambuildings.comContractor License Number 20171976592 Industrial DriveP.O. Box 660Winsted, Minnesota 55395JEREMY B.© All drawings and content copyright RAM Buildings Inc. Call RAM Buildings Inc. to obtain copies of this plan. Unauthorized reproduction of these plans is a violation of federal law.DESIGN NUMBER: P10119PROJECT NUMBER: (10-741)80'-0" X 24'-0" X 16'-0"ARENA ADDITIONROB & MARY KNIGHT22EAST ELEVATION WEST ELEVATION NORTH ELEVATION SOUTH ELEVATION