5.2. BASR 06-25-2019
The Elk River Vision
A welcoming community with revolutionary and spirited resourcefulness, exceptional
service, and community engagement that encourages and inspires prosperity
subject parcel and Lake Orono is directly across the street. The applicant is proposing 41% hardcover for
the property, exceeding the ordinance limit by 16%. Existing and proposed lot coverage numbers as well
as existing building square footages will be approximate numbers throughout this document.
The property currently has 26% lot coverage (hardcover) with the following impervious surfaces:
House – 512 sqft
Garage 1 – 330 sqft
Garage 2 – 246 sqft
Driveway/Sidewalk – 1,380 sqft
Total – 2,468 sqft
The applicant will be removing the two existing garages and replacing them with one attached garage.
They will also be adding onto the existing home, increasing the overall footprint or hardcover.
The applicant is proposing to add rain gardens and other methods to keep stormwater on site and reduce
water leaving the parcel that would otherwise enter Lake Orono. This application has also been sent to
the DNR for review but staff has not yet received a response.
Applicable Regulation
Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria
described below. The variance is:
1. Is in harmony with the general purpose and intent of the ordinance, and
The Shoreland District is intended to provide stormwater and water quality management near the
lake by restricting the amount of hardcover/impervious surfaces, thus reducing the rate of
stormwater runoff into the lake. If the property implements storm water management features
(i.e. rain gardens) on the property, the general purpose and intent of the ordinance can be
achieved.
2. Is consistent with the City of Elk River comprehensive plan.
The property is guided residential, allowing homes and accessory structures. The use is consistent
with the comprehensive plan.
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;
The applicant is proposing to use the property in a reasonable manner as properties in the R1c
zoning district are allowed to have a home and accessory structures (garages/sheds). The
applicant is not requesting any more square footage of house and accessory structure than is
permitted for other properties in the R1c district.
4. The plight of the petitioner is due to circumstances unique to the property, and not a consequence
of the petition's own action or inaction; and
The property is 9,583 SF in size, 13% smaller than the required lot size in the R1c district of
11,000 SF. The applicant is proposing to add rain gardens and other methods to keep stormwater
N:\\Departments\\Community Development\\Planning\\Case Files\\V\\V 19-05 Copeland\\4-Board of Adjustments\\5.2. BASR 06-25-2019.docx
on site and reduce water leaving the parcel to the extent possible. All impervious surfacing is
calculated on properties located in the Shoreland District while in other areas of the city; only
buildings (roofs) are calculated.
5. The variance, if granted, will not alter the essential character of the locality.
Homes and accessory structures are an allowed use and the essential character of the locality
would not be altered. Several surrounding properties have larger homes/garages than what is
being proposed.
Public Notice
Staff received two phone calls from neighbors stating they have no objections to the request.
Financial Impact
None
Council Meeting
If denied, or an appeal is made by any interested party by July 5, 2019, this item will go to the July 23,
2019, City Council meeting.
Attachments
Location Map
Applicant’s Narrative
Existing and Proposed Lot Coverage Exhibits
Floor Plan
N:\\Departments\\Community Development\\Planning\\Case Files\\V\\V 19-05 Copeland\\4-Board of Adjustments\\5.2. BASR 06-25-2019.docx
Copeland
Variance Case No:V 19-05 *ver
variance
REC�I�D
MAY 2 1 2019.
18378 Boston street nw
Variance request letter
This letter of intent is in support of my request for a variance to the maximum lot
hard cover
ordinance of 25% as stated in the email from Amanda Bednar the environmental
coordinator
for Elk River. The proposed home/garage addition put the hard cover at 41 %
according
to city calculations.
Fortunately past history with winter thaw and hard rains have not produced
standing water
nor any water that has breached the road toward the lake. In essence the lot
performs quit
well, absorbing very hard rains.
The addition will be placed in back of the existing home and will look "in place"
with the other
homes in the area. Built into the function on the addition is to allow water to flow
to the back
of the lot away from the lake and absorb on its own. The home will still be a
single family
structure intended for my wife and I.
The house presently has a unusable garage and has only one very small
bathroom on the
second floor. It is our intent to retire in this home with one level living to include
bedroom, bath and laundry on the first floor to avoid the steps as we age.
Home owner.
Brian Copeland
Page 1 of 1
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Memorandum
To: planning Department
From: MN Department of Natural Resources
Date: 06-20-2019
Subject: Variance Request for Comments — June 2019
The agency listed above has reviewed the application listed below and has the following comments:
V 19-03 Valentine & Michelle Mattsen-Kraljic —17863 Concord St. NW — 30'
bluff setback variance for the Wild & Scenic River Setback to allow
installation of a deck
1. Allowing structures to be placed closer than the minimum 30 foot setback can lead to
destabilization of the bluff which will lead to structural failure and failure of the bluff.
There are no mitigation practices that can be recommended at this time to offset the
impact.
V 19-05 Brian Copeland —18378 Boston St NW - lot coverage variance
1. Mitigation of the site should be performed to offset the impacts from increasing
impervious surface area. This mitigation can be in the form of rain gardens or other
approved water retention features.