5.1. BASR 01-29-2019Request for Action
To
Item Number
Board of Adjustments
5.1
Agenda Section
Meeting Date
Prepared by
Public HearingsJanuary
29, 2019
Zack Carlton, Planning Manager
Item Description
Reviewed by
Venture Pass Partners, LLC —17994 Zane St. NW
Chris Leeseberg, Senior Planner
■ Minimum Lot Size Variance, Case No. V 19-01
Reviewed by
Action Requested
Approve, by motion, a variance allowing a 0.20 acre reduction to the minimum lot size for Lot 1, Block 1,
of the proposed plat of ER Ventures 2nd Addition as the following standards, required for approval of a
variance, are satisfied:
1. The general purpose and intent of the ordinance is met.
2. The property has a land use of residential and the use is consistent with the comprehensive plan.
3. The proposed use is reasonable and is permitted in the zoning ordinance.
4. The plight of the petitioner is due to circumstances unique to the property not a consequence of
the petitioners own action or inaction.
5. The variance will not alter the essential character of the locality.
and, upon condition of approval of the Preliminary and Final
Plats of ER Ventures 2nd Addition by the City Council.
Background/Discussion
The applicant, Venture Pass Partners, has requested a variance
to the required minimum lot size of one acre in the C-3
(Highway Commercial) zoning district. The applicant requests a
minimum lot size of 0.80 acres for Lot 1, Block 1, of the
proposed plat of ER Ventures 2nd Addition.
The subdivision is located directly south of PetSmart and west
of Home Depot at 17994 Zane St. NW. The parcel to be
subdivided includes one billboard, permitted via CUP 17-05,
and is heavily encumbered by utility easements — significandy
reducing the buildable area of the site (see attachment).
The objective of the requested variance and plat is to create one
new buildable commercial lot and one lot which will continue
to house the billboard. Billboards are a principal use in the C-3
zoning district and must remain on their own lot. The lot
platted to house the billboard is proposed to be 0.80 acres, and
is almost entirely encumbered by easements.
The Elk River Vision
CR 33
T
RR
Hwy 10
CR 12
Figure I
A nvkoming community n4th revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
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P0WIRED�g0r
1 14 f
Applicable Regulation
(The applicant's responses are italici.Zed with staffs notes after.)
Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria
described below.
1. Is in harmony with the general purpose and intent of the ordinance, and
WIe believe this variance is in keeping with the purpose and intent of the ordinance, and every effort was made to
explore options to maximi.Ze the si.Ze of Lot 1. The proposed Lot 1, at 0.8 acres will contain no improvements
other than the existing billboard, and all of the required setbacks on Lot 2 will be observed as illustrated below.
The minimum lot size standards outlined in the ordinance ensure that a developable lot has
enough area to accommodate the features needed for the type of development allowed in a
zoning district. The minimum lot size of one acre for the C-3 district ensures there is enough area
for the building/use, parking and circulation, landscaping, and stormwater features. The
proposed 0.80 acre lot has an established use (the billboard) but is otherwise encumbered by
easements, making it very difficult to support other commercial uses. The proposal is in harmony
with the general purpose and intent of the ordinance.
2. Is consistent with the City of Elk River comprehensive plan.
This variance is consistent with the Comprehensive Plan and preserves a parcel for development consistent with C3
Highnray Commercial purposes.
The Comprehensive Plan guides the area for Highway Business (commercial) uses, and the
proposed use is consistent with the commercial designation.
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;
Lot 1 will be used in a reasonable manner, this is, it will contain only the billboard, and mill only vary from
ordinance in the minor reduction in si.Ze.
The parcel requested for a variance will continue to be used for a single billboard. The reduction
in the minimum lot size facilitates development of the commercial land to the south by allowing a
driveway access to Zane Street. The property will be used in a reasonable manner not permitted
by the zoning ordinance.
4. The plightof the petitioner is due to circumstances unique to the property not a consequence of
the petition's own action or inaction; and
The circumstances are unique to this site, given the very limited frontage on Zane Street NW and the multiple
encumbrances placed on the site by existing GRE electric transmission structures and easements.
The number of easements placed on this property is unique to the property, and are not a
consequence of action taken by the applicant.
N:\Departments\Community Development\Plamiing\Case Files\V\V 19-01 Ventufe Pass Paftnefs, LLC\4-Board of Adjustments\4.1 sf ER
Ventufes.docx
5. The variance, if granted, will not alter the essential character of the locality.
This variance will not alter the character of this commercial retail area, and in fact mill help promote additional
development consistent nrith this character.
The variance will allow additional commercial development within an existing commercial area.
Granting the variance will not alter the essential character, but will allow development of
additional commercial uses to enhance the commercial character of the locality.
Financial Impact
None
Attachments
■ Location Map
■ Applicant's Narrative
■ Site Plans and Sketches
■ Plat of ER Ventures 2nd Addition
N:\Departments\Community Development\Plamiing\Case Files\V\V 19-01 Ventufe Pass Paftnefs, LLC\4-Board of Adjustments\4.1 sf ER
Ventufes.docx
REQUEST FOR VARIANCE TO MINIMUM LOT SIZE FOR PARCEL CONTAINING A BILLBOARD
17994 Zane St NW—pid 75-849-0110 (proposed lot split-replat)
ER Ventures, LLC is requesting a variance associated with the proposed platting (lot split) of the above referenced parcel.
The existing 2.77 acres parcel contains an existing electronic billboard on the north portion of the site, with the
remainder of the site being vacant. We are proposing to replat this parcel to create 2 lots. Lot 1 will contain the
aforementioned billboard, and Lot 2 will be configured for future commercial development. This parcel has very limited
frontage on the Zane Street NW right of way, limited to the northern portion of the site. Configuring a safe and
functional access drive and curb cut to serve Lot 2, does not allow us to allocate the required 1.0 acres minimum lot size
to Lot 1 containing the billboard. We believe that working with the existing constraints of the site, and engineering the
most prudent property line and access configuration, we can allocate 0.8 acres to Lot 1 while still maintaining a quality
and developable Lot 2 consistent with the C3 Highway Commercial zoning district. Please reference the access and
proposed property line exhibit below, as well a conceptual site plan layout on page 2, illustrating developability of Lot 2.
• We believe this variance is in keeping with the purpose and intent of the ordinance, and every effort was made
to explore options to maximize the size of Lot 1. The proposed Lot 1, at 0.8 acres will contain no improvements
other than the existing billboard, and all of the required setbacks on Lot 2 will be observed as illustrated below.
• This variance is consistent with the Comprehensive Plan and preserves a parcel for development consistent with
C3 Highway Commercial purposes.
• Lot 1 will be used in a reasonable manner, this is, it will contain only the billboard, and will only vary from
ordinance in the minor reduction in size.
• The circumstances are unique to this site, given the very limited frontage on Zane Street NW and the multiple
encumbrances placed on the site by existing GRE electric transmission structures and easements.
• This variance will not alter the character of this commercial retail area, and in fact will help promote additional
development consistent with this character.
—f�l— +South !me a/
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t ITProposed Lot 1 cannot reasonably
o , ?plIFR IIENr°REsaoo+r! N - be sized at greater than 0.8 acres
r' '� and still allow space for access
Fse en�p rra�sss /iM1 h I � , curb cut and driveway
—& Enc oachmrnt g[ ant per /O . ft 8748Iat Zane St NW to serve Lot 2,
a Bi1Yb��� 160 I due to very limited frontage
*aril �_ d on Zane St
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SECTION 2, T 32 N, R 26 W
SHERBURNE COUNTY, MINNESOTA
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ER Ventures, LLC
Lot 2, Block 1, ER VENTURES ADDITION
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