3.1. BASR 04-11-2006
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TO:
FROM:
DATE:
SUBJECT:
Zoning:
Adjacent
Zoning:
Item #3.1.
MEMORANDUM
Board of Adjustments
Chris Leeseberg, Planner 4::.-
April II, 2006
Case No. V 06-02
Request by: Richard and Nancy Duggan for a Front Yard
Variance
Rlb - Single Family Residential
N - Rlb
E - Rlb
S - Rlb
W - Rlb
Land Use: UR - Urban Residential
Adjacent
Land Use:
N-UR
E-UR
S- UR
W-U
60 Day Rule: Action must be taken on this request by April 26, 2006
Recommendation
Staff is recommending the Board of Adjustments recommend approval of the request.
Planning Department Mission: the orderly development of a livable and sustainable Elk River community.
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Board of Adjustments / V 06-01
April 11, 2006
Page 2
Attachments
· Cover Sheet
· Location Map
· Applicant's Narrative
· Aerial Images (existing site and proposed house location)
. Survey
Overview
The applicant is proposing building a new home and removing all existing structures on the
property. The current house was constructed in 1940 with an addition in 1956. Due to age,
materials and construction techniques, the applicant feels that rehabilitating the home is
impractical. In addition, a portion of the house is within the floodway and any structural
alterations or additions to any nonconforming structure over the life of the structure shall
not exceed 50 percent of the market value of the structure.
The front yard setback requirement for this property is 35-feet. The applicant is asking for a
front yard setback variance of is-feet which is the closest point of the house to the property
line (the front to the house is not parallel to the property line). As an additional note, the
house will be built 18-feet from the road right-of-way.
Analysis
A triangular portion of right-of-way is within the subject property, ranging from O-feet to
12.65-feet. The existing house is 23.8-feet away from the front property line, which does not
meet the required setback of 35-feet. Two detached accessory structures will be removed
with the proposal.
The proposed house would be setback 18-feet from the right-of-way line which would be
20-26 feet setback from the property line. The house meets all other applicable setbacks,
including the setback from the river.
Other structures within the immediate area have varying setbacks from both the river and
the street. The proposed house location would not look out of place with other buildings in
the immediate area.
If the Shoreland Ordinance was not adopted, the home would fit on the property with the
required building set backs.
Variance Criteria
1. Uteral e'!forcement ~f the ordinance will cause undue hardship.
Literal enforcement would cause undue hardship, as the applicant would only be able to
build a home approximately 18-feet in depth due to required front yard setbacks and the
required setback from the river.
S:\PLANNING\Case Files\2006\ Variance\ V 06-01 Duggan\ V 06-01.doc
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Board of Adjustments / V 06-01
April 11, 2006
Page 3
2. The hardship is caused ry special conditions and circumstances, which are peculiar to the proper(y and
the structure involved and which are not characteristic ~f. or applicable to, other lands or structure in the
same area.
Hardship is caused as an additional layer of setback requirements are implemented due
to the river. Also, this lot was created long before the current zoning requirements.
Both of which are peculiar to this property.
3. The special conditions and circumstances are not a consequence ~f the petitioner's own action or inaction.
The conditions are not a consequence of the petitioner's own action or inaction.
4. The literal application ~f the provisions ~f this ordinance would de.vrive the petitioner of rights e,?/qyed~v
other vroverlies in the same district under the terms of this ordinance.
~ ~ ~
The petitioner would be deprived the right of building a home in the Rl b zoning district
5.
The variance will not be i,?/urious to or adverselY q[fect the health, sqfety or we{fare 0/ the residents ~f the
city or the neighborhood where the proper(y is located and will be in keeping with spirit and intent ~f the
ordinance.
The request would not adversely impact other properties in the vicinity. Other
structures within the area have varying orientations to the river and street and the
placement of this house would not affect any sight lines.
Recommendation
Staff recommends that the Board of Adjustments recommend approval of the request.
S:\pLANNING\Case Files\2006\ Variance\V 06-01 Duggan\ V 06-01.doc
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Case Number: V 06-0 I
RICHARD/NANCY DUGGAN
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1. The present house was built in 1940, and an addition was built in 1956.
The materials a11d construction are of low end quality and are extremely
outdated. Age, design, and natural deterioration have combined to
render rehabilitation of this house impractical. Granting a variance for
new construction would bring the new structure and property into full
compliance with City codes and regulations.
2. Peculiar to this land and structure, most of the present house is located
in the flood plain of the Elk River. City, state and federal code and
regulations strictly limit any remodeling or repairs to septic system
placemen~ and strictly prohibit any new construction adjacent to the
flood plain
A topographical and boundary survey was conducted to certify that the
proposed dimensions and siting of the house meet the set- back
requirements from the river, the road and property line. A variance for
new construction out of the flood plain, with a set-back of 18 feet from
the road right of way is needed to restore the value and provide the
owners with a habitable property to construct a new home.
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3. Without the granting a variance, the owners would be deprived the right
enjoyed by other like properties. Similar properties are virtually
unavailable in this area. The benefits accrued to the City by the
demolition and removal of the present structure, and building a new
house would reduce the liability or concern for City services such as fire,
police and emergencies because of unimpeded access. Further,
problems caused by flooding are eliminated. .
4. The special conditions and circumstances of this property are the res.ult
of updating codes and regulations beyond the control of the property
owners. Granting a variance would bring this property into compliance
with applicable codes and regulations.
5. Granting a variance would have no injurious or adverse affects to the
health, safety and well being of the neighborhood. In fact, the neigh-
bors we have talked with, believe this project will enhance the
neighborhood. And, being out the flood plain is one less concern for
the City and certainly gives greater peace of mind for the owners.
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