6 PCSR 11-23-1993 ek( ~ ` ITEM 6
ty of TO: PLANNING COMMISSION
�lk/ River FROM: GARY SCHMITZ , ZONING ASSISTANT CPS .
DATE : NOVEMBER 23, 1993
SUBJECT: VARIANCE AND CONDITIONAL USE
PERMIT REQUEST BY WILLIAM SMITH/
PUBLIC HEARING, CASE NO. V 93-9
AND CASE NO. CU 93-38
REQUESTED ACTION
Mr. Smith is requesting variances on lot size for both lots
being created and a conditional use permit for a zero lot line
development. This request is also for an administrative
subdivision to divide a lot containing an existing duplex into
two lots with a zero lot line. Only the City Council reviews
the administrative subdivision request, therefore, the Planning
Commission will be reviewing the variance and conditional use
permit.
LOCATION OF REQUEST
414 and 416 Upland Avenue NW, Elk River, MN. A complete legal
. description is available at City Hall .
ZONING/LAND USE
R-2a (Two Family Residential) ; MR (Medium Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Proposed Site Plan, Letter from
Applicant, List of Property Owners .
BACKGROUND
William Smith is proposing an administrative subdivision to an
existing duplex. Mr. Smith constructed the duplex in 1985 .
The lot standards for an R-2a lot in 1985 was 30 feet in width
and 3,500 square feet in size. In 1990 the City changed the
dimensional regulations for the R-2a zoning district
requiring 60 feet in width and 6,000 square feet in size. Both
the dwelling units and the garages were built with two one-hour
fire walls to accommodate a future zero lot line development.
The one-hour fire walls were verified by staff through the 1985
building permit application. Both the lots meet the current
City width requirement of 60 feet, however, each lot falls
short on the lot area requirement of 6,000 square feet. Tract
Al, labeled on the site plan measures 5, 143 square feet and
• tract A2 measures 4 ,420 square feet. Each of these lots
exceeded the minimum lot requirements when the duplex was
constructed in 1985 . In addition, a code amendment was
P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612;) 441-7420 • Fax: (612) 441-7425
William Smith, Variance & CUP Page 2
November 23, 1993
111 recently passed allowing zero lot line developments as a
conditional use permit. Zero lot line developments will allow
each unit to be sold separately.
VARIANCE REQUIREMENTS
Staff refers the Planning Commission to Section 900 . 40 of the
Elk River Code of Ordinance for the five standards to consider
when reviewing a variance. Staff also refers the Planning
Commission to the applicant ' s letter addressing the five
standards for a variance. It is staff opinion that the
applicant can show hardship and meet the five standards . Mr.
Smith built the structure with future subdivision in mind
(one-hour fire walls, separate utility services, etc. ) at a
time when his proposed lot sizes would have met City Code. The
need for a variance is not the action of the applicant but
through changes to the City zoning ordinance. Lastly, staff
feels that approving the variance will not detrimentally affect
the health, safety, or welfare of the residents of the City.
Allowing the variance, the conditional use permit, and the
administrative subdivision will allow for home ownership of
each individual unit, which is preferable to the City versus
uncertain rental property.
RECOMMENDATION
• Staff recommends approval of the following:
A. Lot area variance request based on the following
findings :
1 . Literal enforcement of the ordinance would cause
unnecessary hardship by not allowing individual
ownership of each unit, which was intended when
the duplex was constructed.
2 . The variance is not a consequence of the
petitioners action but due to a change in City
Code.
3 . The variance will not be injurious to or
adversely affect the health, safety, or welfare
of the residents of the City or the neighborhood
wherein the property is situated and will be
keeping with the spirit and intent of the
ordinance.
B. A conditional use permit request for a zero lot line
development based on the seven criteria for granting
a conditional use permit with the following condition:
• 1 . Site verification by the City Building Inspector
insuring that building codes for a zero lot line
structure are met.
• • 1
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_ 4 10/26/93 10:44:21 NAME ADDRESS AND DESCRIPTION ------------
• s
16 Parcel Nbr Name Address Line 1 Address Line 2 Address Line 3 Lip Code Parcel Description
• 8 75-411-0345 WALKER, J CLINTON 450 UPLAND AVE ELK RIVER, M 553300000 COR OF THE NE 1-4 OF THE SW 1
is _ SECT 33, ACCORDING TO THE DUL
is PLATS OF THOMAS ADDN REVISED-
,
• Iii! HOULTON'S ADDN; THENCE, FROM
12 S 29 DEG 02 MIN 12 SEC W ALON
13 EXT OF THE NWLY LINE OF LOT-
• 14 INCLUSIVE OF BLK 3 OF SAID AU
15 FOR 97.41 FT.TO THE MOST NLY
16 SAID BLK 3; THEE CONT '---29
• 17 SEC W ALONG SAID NWLY LINE OF
18 THROUGH 7 INCLUSIVE, ALSO BEI
19
LINE OF SAID LOT--9--,--SIT-T,--TO
IIPzc TO THE ACTUAL PT OF BEG OF SA
zt TO BE HEREBY DESC; THENCE N 6
22 2bSEC WALONG S iDLINE °Y'
• 23 MORE OR LESS, TO INTERSECT WI
24
SAME AT THE WLY LINE OF SAID
Izs� ALSO1EING A LINE 49.50 FT S
261 MEAS AT RIGHT ANGLES TO, & PA
z7� ELY LINE OF BLK 5, SAID AUDIT
BEING A LINE BEARI46 S 19 DE-G
IIIISEC W FROM THE AFORE DESC PT
c' OF LOT 10, BLK 3.
• 3 i 75-411-0350 BECK, HEN & MARY 420 UPLAND AVE ELK RIVER, M 553300000 EX N 50 FT OF LOT 10, BLK 3
34j 75-411-0520 STEVENSON, JAMES H 441 UPLAND AVE ELK RIVER, N 553300000 EX PPT SOLD, BLK 5
1 351
36 75-411-0530 KRATZKE, BENNARD &DO 1707 5TH ST NW ELK RIVER, M 553300000 PT OF BLK 5 AS REC IN INST 9C
13'• 3e, 75-411-0540 MAROHN, AROLD & A 1713 5TH ST ELK RIVER, M 553300000 .28 AC AS REC IN BK 80 OF DEE
391
• 41 75-411-0550 KRATZKE, CLARA 1721 5TH ST ELK RIVER, M 553300000 .28 AC AS REC IN BK 80 OF DEE
5
142
•
43
44 75-411-0610 JOHNSON, JOHN S 1718 MAIN ST NW ELK RIVER, M 553300000 N 61 FT OF LOT 1 & 24 FT OF L
146 75-411-0620 CITY POWER & LIGHT ELK RIVER MUNIC 322 KING ELK RIVER, M 553300000 EXEMPT EX N 36 FT OF LOT 1,
• 47
48 75-411-0630 CITY POWER & LIGHT ELK RIVER MUNIC 322 KING ELK RIVER, M 553300000 EXEMPT N 1-2 OF SW 1-4 SEC
49AUD ADD & N OF ORONO TOITE
• so
s, 75-411-0640 GRANOS, DONN R & VIC 1706 MAIN ST NW ELK RIVER, M 553300000 EX S 24 FT OF LOT 2, BLK 6
155f 75-536-0115 KERSSEN, DENNIS C & 517 TIPTON AVE ELK RIVER, M 553300000 LOT 3, BLK 1
75-536-012x) PETERSON, SHIRLEY A 486 UPLAND AVE ELK RIVER, M 553300000 LOT 4, BLK-1
• 1561
57 75-536-0125 PETERSON, SHIRLEY A 486 UPLAND AVE ELK RIVER, M 553300000 LOT 5, BLK 1
j6'., • fi
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. '
4 10/26/93 10:44:21 NAME ADDRESS ANDD S
• SSI
j6 Parcel Nbr Nave Address Line 1 Address Line 2 Address Line 3 Zip Cott tucel_; 1�tttaR ,, �r<
• ,16 75-411-0110 ELK RIVER MUNICIPAL 322 KING ELK RIVER, M 553300004 ii'l 1 '
Is! ,.,
75-411-0120 CLINKSCALES, EDWARD 1643 MAIN ST NW ELK RIUEk, M It „
112 75-411-0130 CITY POWER & LIGHT ELK RIVER MUNIC 322 KINGELY, RIVER, M 553300000 ETEC T E2Z5 i! KA4
3 f
75-411-0210 HARDING, WILLIAM III 1639 MAIN ST ELK RIVER,• M 553300000 P CF L
116f 75-411-0220 MACGIBBON, JOHN E 1437 MAIN ST NW ELK RIVER, M 55330000 h ;i`;-Ft-Tr frrr-„E-`crj
';t7 BLE 2
118;
1191 75-411-0230 CLINKSCALES, EDWARD 1643 MAIN ST NW ELK RIVER, M 553300000 TfEAT PTt.0T-i-urii::-5"fd 'i
• I2C DES:LINE - SEE 1976 TAI LIST
2,
22 75-411-0240 MILLER, MICHAEL & OL 1627 MAIN ST NW ELK RIVER, M 553300000 PT OF iCTS 1, 2, 1 i 4, f;L( 2
• 23
24 75-411-0250 MACGIBBON, JOHN E 1437 MAIN ST NW ELK RIVER, M 553300000 LOTS 5, 6, 7 & 8, BLE 2
26r
• 26 75-411-0310 SCHLEISS, VICTOR P & 339 2ND ST ME MINNEAPOLIS, 554130000 PT OF LOT 2, SLE 3 - PARCEL L£
2i 177686
1e 75-411-0315 SCHLEISS, VICTOR & 339 2ND ST NE MINNEAPOLIS, 554130000 LOT 3, BLK 3 - PARCEL C - INS
301
31 75-411-0320 POLLARD, WILLIAM &CY 1624 MAIN ST ELK RIVER, N 553300000 LOTS 4 & 5, bLK 3
4) 132
331 75-411-0325 ZACHMAN, RAYMOND L 511 TIPTON AVEELK RIVER MN 553300000 LOTS 6 & 7, BLK 3
34
• 35 75-411-0340 WALKER, J CLINTON 450 UPLAND AVE ELK RIVER, M 553300000 SLY 50 FT OF LOT 9, BLK 3
36
37 75-411-0345 WALKER, J CLINTON 450 UPLAND AVE ' ELK RIVER, M 553300000 ALL THAT PT OF LOT 9, BLK 3,
X136 RECORDED PLAT OF AUDITORS ADO
391 THE N LINE OF THE S 50 FT, AS
4c1 RIGHT ANGLES, THEREOF; & LYIN
• 41 "Y” BEING DESC AS: COMM AT A
421 LANDMARK SET PURSUANT TO TORR
43 #T-225, AT THE SE COR OF L01
• 44 DULY RECORDED PLAT OF AUDITOR
45 ALSO BEING A CUR OF THE DULY
46 OF BAILEY BECK ADDN; THENCE S
47 MIN 39 SEC E, ASSUMED BASIS O
48 ALONG THE E-W 1-4 SECTION LIN
49 INN 33, RGE 26, SAID SHEfiEIf '
• so TO SAID DULY RECORDED PLATS 0
51 ADDN, AUDITORS SUBDIV #3 & BA
52 ADDN, FOR 359.21 FT TO A PT 1
1110 AFTER KNOWN AS PT "X" FOR THE
THIS DESC; THENCE CONT S 89 D
SSC E ALONG SAID f-4 SECT LIN
0Is6 FT TO A PT TO BE HEREAFTER KN
s% FOR THE PURPOSES OF THIS DESC
ALSO BEING A DIST OF 496.10 F
•
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CASE V 93-09 CU 93.38
ver P.O. Box 490.13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420