6.3, 6.4 ITEMS 6.3. & 6.4.
tMEMOy of ,
t
RANDUM
AkRiver TO: Planning Commission
FROM: Scott Harlicker, Planning Assistant �`I
DATE: August 27, 1996
SUBJECT: Matt Smith Request for Conditional Use
Permit and Variance, Case No. CU 96-20
and V 96-10
Request
Matt Smith is requesting a conditional use permit for a zero lot line
development to allow a common wall and shared driveway for a twin home
and a variance request to allow an undersize lot.
Location
IIThe property is located north of Railroad Drive between Freeport and Evans
Street alignments, Lot 1, Block 18 Village of Elk River, PID # 75-405-1801
Zoning/Land Use
R3 (Townhouse/Multi-Family Residential) /MR (Medium Density
Residential)
Attachments
• Location map
• Zoning map
• Site Plan
Background
In June 1996 the applicant was issued a permit to begin construction of a
twin home on the subject property. After commencing construction they
decided that it would be better if each of the units were situated on their own
lot. They then applied for an administrative subdivision and a conditional
use permit for a zero lot line development. The City Council will be reviewing
IIIIand acting on the request for administrative subdivision on September 16,
1996. During the preliminary review of the request for the conditional use
13065 Orono Parkway • P.O. Box 490 • Elk River, MN 55330 • (612) 441-7420 • Fax: (612) 441-7425
Memo to the Planning Commission/CU 96-20/V 96-10 Page 2
August 27, 1996
• permit, it was determined that a variance to lot size was required because
parcel 1 is 5903 square feet in size and the minimum lot size in the R3 zone
is 6000 square feet.
Existing Conditions
The twin home is currently under construction. The site is relatively flat with
a grove of pine trees in the southeast corner of proposed parcel 2. The
property is bounded by Railroad Drive to the southwest, a single family home
to the north and single family homes to the east.
Variance
The applicant is requesting a variance to allow a 5903 square foot lot in the
R3 zoning district which has a minimum lot size of 6000 square feet.
Because of the placement of the twin home on the property, it is not possible
to subdivide the property into two lots that comply with the minimum lot size
requirement unless there is an odd jog in the lot line between the two
proposed lots.
• The parent parcel is triangular and because of its shape there is only one
location to build the twin home and still meet the setback requirements.
Since the proposed property line will correspond with the common wall
between the two units, the placement of the property line is also limited. The
location of the twin home will result in parcel 1 having a lot size of 5903
square feet, 97 square feet less than what is required, and parcel 2 having a
lot size of 7117 square feet.
Staff refers the Planning Commission to section 900.40 of the Elk River Code
of Ordinances for the standards to consider when reviewing a variance.
Recommendation
It is staff's opinion that this request meets the five standards required to
grant a variance based on the following findings.
1. The literal enforcement of the Ordinance will cause undue hardship
for the applicant since there is no other location for the proposed
property line and an odd jog in the proposed property line will deprive
the owner of parcel 2 a usable back yard.
2. There are special conditions, the shape of the parent lot, which is
• peculiar to this property.
s:\planning\scott\cu96-20.doc
Memo to the Planning Commission/CU 96-20/V 96-10 Page 3
August 27, 1996
• 3. Literal application of the Ordinance will deprive the applicant of
property rights enjoyed by other properties in the neighborhood.
Owners of similarly sized lots in this neighborhood would be able to do
what the applicant is proposing.
4. There are special circumstances or conditions that are not a
consequence of the applicant's action. The shape of the original parcel
is beyond the applicant's control.
5. The granting of this variance will not be injurious to or adversely
affect the health, safety or welfare of the residents. The granting of a
variance for relief of 97 square feet would not be injurious to the
residents.
Conditional Use Permit
Site plan
The site plan meets the lot coverage requirements and building and parking
setback requirements for the R3 zone. The conditional use permit for zero lot
line development is needed because the two units will share a common wall.
• Parking and access
Parking and the driveways are not shown on the site plan. It appears from
the building elevations that the two units will have a shared driveway.
However, parking and access should be shown on the site plan. Two parking
spaces are required for each dwelling.
Landscaping
The property has existing vegetation that will be retained. Lot one has 2
trees; lot two has two trees and a grove of pine trees. Both lots are sodded
and the sod that is removed during construction will be replaced. No
additional landscaping is proposed at this time.
Elevations
The front entrances and garages will be under the main living areas. The
exterior finish on the lower half of the dwellings will be brick and upper half
will be vertical siding.
Utilities
•
s:\planning\scott\cu96-20.doc
Memo to the Planning Commission/CU 96-20/V 96-10 Page 4
August 27, 1996
• The dwellings will be serviced by municipal sewer and water. Each dwelling
will have individual services.
Recommendation
It is recommended that the Planning Commission recommend approval of the
conditional use permit for zero lot line development for the twin homes with
the following conditions:
1. An administrative subdivision approval to subdivide the property into
two parcels is recorded with Sherburne County prior to the issuance of
the conditional use permit.
2. Paved driveways and parking be provided and shown on the site plan.
3. Individual services be provided to each dwelling.
•
s:\planning\scott\cu96-20.doc
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13065 Orono Parkway •P.O. Box 490 CASE: C CND a. 2.0
Elk River,MN 55330
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CONSULTING ENGINEERS PHONE 612-571-2500
FAX 612-571-1168
ULTEIG ENGINEERS, INC.
LILTE/G 074
• 5201 EAST RIVER ROAD,SUITE 308 MINNEAPOLIS,MN 55421
LEGAL DESCRIPTION FOR: D. A. SMITH BUILDERS
ELK RIVER TWIN HOME
PARCEL 1 : NORTHWESTERLY TRACT
All that part of the following described tract:
Lot One (1) , Block Eighteen (18) , in the Village of Elk
River, together with the South one half of the vacated
portion of 2nd Street abutting said Lot 1 on the North,
according to the plat thereof on file and of record in the
office of the County Recorder in and for Sherburne County,
Minnesota;
Which lies Northwesterly of the following described line:
Beginning at a point on the Easterly line of the above-
described tract distant 18 .73 feet South of the the
Northeast corner thereof; thence Southwesterly to a point on
the Southwesterly line of said tract distant 144. 95 feet
Northwesterly from the most Southerly corner thereof, as
• measured along said Southwesterly line.
Containing 5, 903 square feet, or 0. 136 acres.
•
0.6
C 101 A
IttitntOi EQUAL OPPORTUNITY EMPLOYER
CONSULTING ENGINEERS
PHONE 612-571-2500
itar
FAX 612-571-1168
ULTEIG ENGINEERS, INC.
//LTE/G He
• -- 5201 EAST RIVER ROAD,SUITE 308 MINNEAPOLIS,MN 55421
LEGAL DESCRIPTION FOR: D. A. SMITH BUILDERS
ELK RIVER TWIN HOME
PARCEL 2 : SOUTHEASTERLY TRACT
All that part of the following described tract:
Lot One (1) , Block Eighteen (18) , in the Village of Elk
River, together with the South one half of the vacated
portion of 2nd Street abutting said Lot 1 on the North,
according to the plat thereof on file and of record in the
office of the County Recorder in and for Sherburne County,
Minnesota;
Which lies Southeasterly of the following described line:
Beginning at a point on the Easterly line of the above-
described tract distant 18.73 feet South of the the
Northeast corner thereof; thence Southwesterly to a point on
the Southwesterly line of said tract distant 144.95 feet
Northwesterly from the most Southerly corner thereof, as
• measured along said Southwesterly line.
Containing 7, 117 square feet, or 0. 163 acres.
•
114
."•° E s,-1-
C A
1*A EQUAL OPPORTUNITY EMPLOYER