5.1 PCSR 07-25-1995 ekr A�
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ITEM NO. 5.1.
ity of
J��
River
MEMORANDUM
TO: Planning Commission
FROM: Gary Schmitz, Planning Assistant
DATE: July 25, 1995
SUBJECT: Variance Request by Daniel Hanson,
Public Hearing Case No. V 95-6
Request
To consider a request by Daniel Hanson for a variance to the minimum lot
area and lot width requirements in the R-lc zoning district.
Location
• Lot 10 and 11, Block 9, Westwood Subdivision, Elk River, MN, 18857 Albany
Street NW.
Zoning/Land Use
Rlc (Single Family Residential) /MR (Medium Density Residential)
Attachments
• Location Map
• Zoning Map
• Site Plan
Background
Daniel Hanson is proposing an administrative subdivision of Lots 10 and 11,
Block 9, Westwood Subdivision. In 1992, the City of Elk River extended city
sewer and water to the Westwood Subdivision. When the City of Elk River
extended city services to the Westwood Subdivision, Lots 10 and 11, Block 9
were combined into one parcel and the property was assessed based on the
number of buildable parcels. Mr. Hanson was assessed for two buildable
• parcels even though there was only one legal parcel of record because the
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to Planning Commission Page 2
July 25, 1995
• City felt that this lot could be subdivided at a later date. The applicant
would like to subdivide the parcel in order to help pay for the assessments.
An administrative subdivision is required to subdivide the property back to
its original description. A variance is required because the original parcels do
not meet the minimum requirements of 10,000 square feet in size and 80 feet
of frontage in the Ric zoning district. Only the City Council must review the
administrative subdivision request, however, the Planning Commission is
required to act on the associated variance.
Lot Area and Width Variance
The Westwood Subdivision was platted in the early 1950's and the majority
of the lots measure 75' wide by 120' - 140' in depth. Both Lot 10 and 11
measure 75' x 120' (9,000 sq. ft.) in size. As mentioned earlier, the minimum
size in this zoning district is 10,000 square feet with 80' of frontage.
Therefore, the proposed parcels will be slightly under this City's minimum lot
area and width parameters.
Allowing the variance to the minimum lot area and width requirements
would remain consistent and not be out of character with this development in
the Westwood Subdivision. Several homes are already constructed on 75' x
120' lots. Also, the applicant can show a 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.
Recommendation
Staff recommends approval of the lot area and width variance for Daniel
Hanson based on the following findings:
1. Several of the parcels in the Westwood Subdivision are 75' x 120';
therefore, this request would be consistent with this subdivision and
not be out of character with the surrounding area.
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 property.
3. The variance would not be injurious or adversely affect the health,
safety or welfare of the residents or neighbors and is in keeping with
the spirit and intent of the ordinance.
•
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