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12 PCSR 04-26-1994 k.r A AGENDA ITEM 12 ity of � MEMORANDUM lk • River TO: PLANNING COMMISSION FROM: GARY SCHMITZ, PLANNING ASSIST. DATE: APRIL 26, 1994 V SUBJECT: VARIANCE REQUEST BY ROGER TARNOWSKI, PUBLIC HEARING, CASE NO. V 94-04 REQUESTED ACTION To consider a request for a variance to the minimum lot area and lot width requirements, and a fifteen (15) foot front yard setback variance from 189th Avenue. LOCATION • Lots 1 and 2, Block 8, Westwood Subdivision, Elk River, MN. ZONING/LAND USE R1C (Single Family Residential)/ MR (Medium Density Residential) ATTACHMENTS Location Map, Zoning Map, Site Plan, Property Owners List BACKGROUND Roger Tarnowski is proposing an administrative subdivision of Lot 1 and 2, Block 8, Westwood Subdivision. In 1992, the City of Elk River extended city sewer and water to the Westwood Subdivision. Before this extension of city services, Mr. Tarnowski combined Lots 1 and 2, Block 8, into one parcel. When the City of Elk River extended city services to the Westwood Subdivision, parcels were assessed based on the number of buildable lots each homeowner had. Mr. Tarnowski was assessed for two buildable parcels, even though there was only one legal parcel of record because the City felt that this lot could be subdivided at a later date. Mr. Tarnowski has recently • constructed a new home on Lot 2, Block 8, and would also like to build a home on Lot 1, Block 8, to help pay the costs of the assessments. An P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425 Tarnowski, Variance Page 2 April 26, 1994 • administrative subdivision is required to subdivide the property back to its original description. A variance is required because the original parcel does not meet the minimum requirements of 10,000 square feet in size and 80 feet in width. The applicant is also requesting a 15 foot front yard setback from 189th Avenue. Only the City Council will review the administrative subdivision request, however, the Planning Commission is required to act on the associated variances. LOT AREA AND WIDTH VARIANCE The Westwood Subdivision was platted in 1953 and the majority of the lots, including corner lots in the subdivision, measure approximately 75 feet wide by 120 - 140 feet in depth. Lot 1, Block 8, measures 75 feet by 120 feet (9,000 square feet) in size. As I mentioned earlier, the minimum lot requirements in the Rlc zoning district are 10,000 square feet in size and 80 feet in width. Therefore, the proposed parcel will be slightly under the City's minimum lot area and width requirements. Allowing the variance to the minimum lot area and width requirements would remain consistent and not be out of character with the development in III the Westwood Subdivision. Also the applicant can show hardship due to the fact that he was assessed by the City for two separate parcels when City sewer and water was extended to this subdivision. It is anticipated that other property owners in the Westwood Subdivision will also be subdividing property to help defray the cost of the assessments. FRONT SETBACK VARIANCE If the administrative subdivision is approved, Mr. Tarnowski will be constructing a home on Lot 1, Block 8, Westwood Subdivision, and is requesting a 15 foot front yard building setback variance from 189th Avenue. Lot 1, Block 8, is a corner lot which would be required to meet front setbacks of 30 feet from both Albany Avenue and 189th Avenue. Mr. Tarnowski is proposing to construct a 50 foot wide house facing Albany Avenue. This would require a 15 foot front yard setback variance from 189th Avenue. The applicant could construct the identical home on the parcel and meet all the setbacks by facing the house towards 189th Avenue. However, this arrangement would leave very little room for a back yard. The hardship Mr. Tarnowski has indicated is that several of the corner parcels in the subdivision face east and west versus north and south. Therefore, Mr. Tarnowski is requesting that the home be allowed to face Albany Avenue so • the continuity and overall flow of the houses in the subdivision is not disrupted. Building a home in this manner would also allow the most tarnowsk.planning Tarnowski, Variance Page 3 April 26, 1994 III efficient development of the parcel. A survey of the site does show that Mr. Tarnowski's comments are accurate. It also appears that some of the homes on corner lots do not meet the 30 foot setback from each street, therefore, this request would not be out of character for the neighborhood. Please keep in mind that the home could be constructed on this lot without requiring the need for a front yard setback variance. RECOMMENDATION Staff recommends approval of the lot area and width variance and 15 foot front yard setback variance from 189th Avenue, based on the following findings: 1. LITERAL ENFORCEMENT OF THE ORDINANCE WOULD CAUSE A HOUSE LAYOUT WHICH WOULD BE ELSS DESIRABLE FOR THE NEIGHBORHOOD. 2. THE APPLICANT CAN SHOW HARDSHIP IN THE FACT THAT THIS PARCEL WAS ASSESSED AS TWO LOTS BY THE CITY WHEN CITY SEWER AND WATER WAS EXTENDED PAST THE III PROPERTY. 3. THE VARIANCE WILL NOT BE INJURIOUS OR ADVERSELY AFFECT THE HEALTH, SAFETY, OR WELFARE OF THE RESIDENTS OR NEIGHBORS AND IS KEEPING WITH THE SPIRIT AND INTENT OF THE ORDINANCE. i tarnowsk.planning R• 2 6 W (.. • • 9 • • N 85'26'24" W 1314.94' 0 i Iri iVENUL N W. 120.00' ,Lo.on' 120.00' 120.00' %:•1 0,1?%..::: 120.00' .121.00' 0 2 0 0 g 1 0 00 : o .1 r' 75-465-0620 N. - ^ 75-465--0770 75-465-0710 L 14 ??:».:.:.:::::.:.;;. u; 14 1 0 - _ 75-465-0850 : ::*!L'..40.;:§05:{{:::}:. ~- 1. 75-465-0970 75-465-0905 D in3 4 0. I n 24.d0' 75-465-0630 n I_I I 8 2 h 13 2 1 3 75-465-0760 75-465-0710 1. 2 120.00' ; 75-465-0850 75-465-0805 120.00' 75-465-0965 75-465-0910 40.00' 80.00' VOun OD X75-465- ,, 1 V�/0D - - X0710 , I J � I V I �l0\ 128.70' 75 465 0730 to 3 1 2 3 q 7 n n 75-465-0720 0 . - 3 ri ^ 75-465.-0845 75-465-0810 1 2 ii of 6 v2 40.00' 75-465-0915 1 _ 80.00' • 75-465-0960 60.00' 60.00' Li ,..-; Spss o ' 132.50 0 n 20.00 11 4 11 7 4 1 . co 80.00 75-465-0840 ,4 rS' 75-4654'. 75-465-0815 75-465-0640 8J 0750 ih 4 v0 75-465-0955 75-465-0920 •00- '- 75-465-�n �� 0740 136.90' 4- n 75-465-0850 ,to.: 5 5 a 5 M , O� 1 x O SQ 1 75-465-0835 75-465-0816 75-465-0955 O 75-465-0660 SS, I 75-465-0925 o 6 1 43.60 (l� ��O 14C.o:) Z ti°i'1 75-465-0670 0- o d k� 7 6 1 g 6 ,�y0p 6O 75--465-0830 75-465-0820 1..,_175-465-0945 Od Li 75-465-0930 75-465-0670 00 4:co r� "1 p 60 8 ��b i f 1f) 0 i 4=.03 0' .}\- .. 8 7 0 8 � Zpp.o ,ii di 75-465-0830 75-465-0825 r ��Jr 9 so d t' 75-455-0940 75-465-0935 •6+/ 75-465-0670 c 101)01) 120.00' a cu 120.00' 14 7.90' 178.60' +\- — -- 1 it It_ PROPERTY OWNERS LIST WILLIAM BLACK CURT BRIGGS DAVE HURD 18938 ZUMBRO ST 1433 MAIN ST 18919 ALBANY ST EK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 DAN WESTBROOK BERWIN PLOOF DELORES HAYES 18913 ALBANY ST 12831-189 AVE 18955 BOSTON ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 WARREN KLUG MARK WIGMORE PAUL ZABEE 18929 BOSTON ST 18913 BOSTON ST 18908 ALBANY ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 MARY GAPPA THEODORE NITZ HOWARD MADSEN 18932 ALBANY ST 18942 ALBANY ST 18941 CONDORD ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 MICHAEL MCELHONE JEROME TAKLE SOPHIE VAN DWYN 18931 CONCORD ST 18914 BOSTON ST 18940 BOSTON ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 • JEFFREY KARSTEN ROGER EULL IONA MURRAY 18954 BOSTON ST 18800 BOSTON ST 12919-188 AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 LOLA FOSTER GERALD SCHAEFER BRUCE TARNOWSKI 18891 CONCORD ST 12903-188 AVE 18868 ALBANY ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 CYNTHIA DAHN STEVE DITTBENNER JERALD ROCHE 18856 ALBANY ST 12861-188 AVE 18823 BOSTON ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 LEON BOECKERMANN RANDOLF ADERMAN KENNETH KOLSTAD 18837 BOSTON ST 12812 -189 AVE 18880 ZUMBRO ST ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 'DON KLEIN MARK DAVIS RICHARD ELIZONDO .:70 ZUMBRO ST 18846 ZUMBRO ST 12835-188 AVE ELK RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 TARNOWSKI CASE NO. V 94-04 MARK MCGARTHWAITE DANIEL HANSON ROGER FRIESZ 18829 ALBANY ST 18857 ALBANY ST 18869 ALBANY ST 4 ,K RIVER MN 55330 ELK RIVER MN 55330 ELK RIVER MN 55330 MELINDA ANDERSON ROY ANDERSON ELK RIVER MN 55330 18881 ALBANY ST 18891 ALBANY ST ELK RIVER MN 55330 ELK RIVER MN 55330 • • FLK 2 ' STR� 'Z LOCATION ZND L LOCATION MAP + BLVD. / . �'ETd� cat i u� Usm a CASE V 94-04 ver P.O. Box 490.13065 Orono Parkway • Elk River, MN 53330 • (612) 441-7420 Fbotlpleh� AgtYatlUa- Cowvprvotbn 54gM Fsrtety RoeWrnUW ® SbW. F.V RosbwWY mmW F.WY RwlEs %l.W F., ft Y W SkMW Fawly RmbanUY ZONING MAP R2 Two F�niF yypwmN - ®Two F.y R -.s j RJ TpwnMwa/MWtV. F-nlly RmelOanUtl R4 MulRpb F-Wy Ra.Wm ® R- Wt WY pnont C- Comm'pW OfI ORUICt CASE y 94-04 1l I gmm Cwmpwbl IT 1 uye kw 12 M�EFvn NMus41s1 So Ni We F t' �T AnWw Tawor © Min�nl Esav�tbn ni- P.O. Box 490 • 13065 Orono Parkway • Elk River, MN 55330 • (612) 441-7420