8.1. SR 12-20-1993
r I ~(
( x
.Yl~~
E I\. River
e
e
ITEM 8.1
TO:
MAYOR AND CITY COUNCIL
GARY SCHMITZ, ZONING ASSISTANT C~L--)(
FROM:
DATE: DECEMBER 20, 1993
SUBJECT: ADMINISTRATIVE SUBDIVISION,
VARIANCE, AND CONDITIONAL USE
PERMIT REQUEST BY WILLIAM SMITH/
PUBLIC HEARING, CASE NO. AS 93-08,
V 93-9, AND CU 93-38
ISSUE
This
1.
2.
3.
request in in 3 parts:
A lot area variance for both lots being created.
A conditional use permit for a zero lot line development.
An administrative subdivision to divide a lot containing
an existing duplex into two lots with a zero lot line.
LOCATION OF REQUEST
414 and 416 Upland Avenue NW, Elk River, MN.
BACKGROUND
William Smith is proposing an administrative subdivision to an
existing duplex. Mr. Smith constructed the duplex in 1985.
The lot standards for an R2 lot in 1985 was 30 feet in width
and 3,500 square feet in size. In 1990, the City changed the
dimensional regulations for the R2a zoning district requiring
60 feet in width and 6,000 square feet in size. Both the
dwelling units and the garages were built with 2 one-hour fire
walls to accommodate a future zero lot line development. Both
the lots meet the current width requirement, however, each lot
falls short on the area requirement of 6,000 square feet.
Tract Al measures 5,143 square feet and Tract A2 measures 4,420
square feet. Each of these lots exceeded the minimum lot
requirement when the duplex was constructed in 1985.
Additional staff comments regarding the variance and zero lot
line development can be found in the attached report to the
Planning Commission.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission recommended approval of a lot area
variance based on the following findings:
1.
LITERAL ENFORCEMENT OF THE ORDINANCE
UNNECESSARY HARDSHIP BY NOT ALLOWING
OWNERSHIP OF EACH UNIT, WHICH WAS INTENDED
DUPLEX WAS FIRST CONSTRUCTED.
WOULD CAUSE
INDIVIDUAL
WHEN THE
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
.
e
e
William Smith, AS, V & CUP
December 20, 1993
Page 2
2.
THE VARIANCE IS NOT A CONSEQUENCE OF THE PETITIONERS
ACTION BUT DUE TO A CHANGE IN CITY CODE.
3.
WILL NOT BE INJURIOUS TO OR ADVERSELY
HEALTH, SAFETY, OR WELFARE OF THE
THE CITY OR THE NEIGHBORHOOD AND IS IN
THE SPIRIT AND INTENT OF THE ORDINANCE.
THE VARIANCE
AFFECT THE
RESIDENTS OF
KEEPING WITH
Also, the Planning Commission recommended approval of a
conditional use permit request for a zero lot line development
based on the seven criteria for granting a conditional use
permit with the following condition:
1. SITE VERIFICATION BY THE CITY BUILDING INSPECTOR
ENSURING BUILDING CODES FOR A ZERO LOT LINE STRUCTURE
ARE MET (The City Building Inspector has verified
that building codes have been met for a zero lot line
structure).
Lastly, staff recommends approval of
subdivision with the following condition:
administrative
the
1. PAYMENT OF PARK DEDICATION IN THE AMOUNT OF $400.00
BE PAID TO THE CITY.
. ' r-C; -\)
( );
lk\ River
_.L _.! 6
TO:
PLANNING COMMISSION
~@IPPl
FROM:
GARY SCHMITZ, ZONING ASSI.STANT G .s .
DATE:
NOVEMBER 23, 1993
SUBJECT: VARIANCE AND CONDITIONAL USE
PERMIT REQUEST BY WILLIAM SMITH/
PUBLIC HEARING, CASE NO. V 93-9
AND CASE NO. CU 93-38
REQUESTED ACTION
Mr. Smith is requesting variances on lot size for both lots
being created and a conditional use permit for a zero lot line
development. This request is also for an administrative
subdivision to divide a lot containing an existing duplex into
two lots with a zero lot line. Only the City Council reviews
the administrative subdivision request, therefore, the Planning
Commission will be reviewing the variance and conditional use
permit.
LOCATION OF REQUEST
.
414 and 416 Upland Avenue NW, Elk River, MN. A complete legal
description is available at City Hall.
ZONING/LAND USE
R-2a (Two Family Residential); MR (Medium Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Proposed Site Plan, Letter from
Applicant, List of Property Owners.
BACKGROUND
e
William Smith is proposing an administrative subdivision to an
existing duplex. Mr. Smith constructed the duplex in 1985.
The lot standards for an R-2a lot in 1985 was 30 feet in width
and 3,500 square feet in size. In 1990 the City changed the
dimensional regulations for the R-2a zoning district
requiring 60 feet in width and 6,000 square feet in size. Both
the dwelling units and the garages were built with two one-hour
fire walls to accommodate a future zero lot line development.
The one-hour fire walls were verified by staff through the 1985
building permit application. Both the lots meet the current
City width requirement of 60 feet, however, each lot falls
short on the lot area requirement of 6,000 square feet. Tract
Al, labeled on the site plan measures 5,143 square feet and
tract A2 measures 4,420 square feet. Each of these lots
exceeded the mirtimum lot requirements when the duplex was
constructed in 1985. In addition, a code amendment was
P.o. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
..
,
Hilliam Smith, Vari~.lce & CUP
November 23, 1993
Page 2
e
recently passed allowing zero lot line developments as a
conditional use permit. Zero lot line developments will allow
each unit to be sold separately.
VARIANCE REQUIREMENTS
Staff refers the Planning Commission to Section 900.40 of the
Elk River Code of Ordinance for the five standards to consider
when reviewing a variance. Staff also refers the Planning
Commission to the applicant's letter addressing the five
standards for a variance. It is staff opinion that the
applicant can show hardship and meet the five standards. Mr.
Smith built the structure with future subdivision in mind
(one-hour fire walls, separate utility services, etc.) at a
time when his proposed lot sizes would have met City Code. The
need for a varLance is not the action of the applicant but
through changes to the City zoning ordinance. Lastly, staff
feels that approving the variance will not detrimentally affect
the health, safety, or welfare of the residents of the City.
Allowing the variance, the conditional use permit, and the
administrative subdivision will allow for home ownership of
each individual unit, which is preferable to the City versus
uncertain rental property.
4It RECOMMENDATION
Staff recommends approval of the following:
A. Lot area variance request based on the following
findings:
1. Literal enforcement of the ordinance would cause
unnecessary hardship by not allowing individual
ownership of each unit, which was intended when
the duplex was constructed.
2.
The variance
petitioners
Code.
is not a
action but
consequence of the
due to a change in City
3. The variance will not be injurious to or
adversely affect the health, safety, or welfare
of the residents of the City or the neighborhood
wherein the property is situated and will be
keeping with the spirit and intent of the
ordinance.
B.
A conditional use permit request for a zero lot line
development based on the seven criteria for granting
a conditional use permit with the following condition:
e
1. Site verification by the City Building Inspector
insuring that building codes for a zero lot line
structure are met.
_____'"".....-, COvo":O'
-------
WII:~T CO~..'T . -
-!!!.!.!!..
I ' '"-
I ~l
1715TH
LQCATION MAP
414 & 416 UPLAND AVE
NW
~
Ri ~
, ver. CASE V 93-09 .... "V
P.O. Box 490 · 1~06- 0 -.
'" J rono Parkway · EL\c Ri~er. MN ~-~~ ~ -
" . ...J.)wO.(ol:!)~~1-i420
~ 11.\.~
~l
:0 .t~
fJ2
I
~UD
~LW~
~J.~
!3~!~ lolL
Ii" '. j I ,;+,;c. ., 00 '"
.~
~
t
I
1
=
R1d!
t I it
~
ZONING 'MAP
~
i
I
~
1
~~
@J ~bJnr c-..r..\lott
~ ~ F"'nlIr ""-
~ S~ family ~
~ S"nQl. f.-..,. ~
f5ill s....;.. foomllr ~
rm;; ~ F.mlty ~
[6IJ Two Fwntr ~_.-
~"""~~I
[@] T.".,....,.,.../loI"'I~ FamlIy ~.llaI
I!Ej ~ fwnVtr R..ld...u.t
Ea P1onn.d \.WI ~lt
[g) ConlnoI ~
g OHb Olooonct
~
@y
t'
/ '.
CASE 'V 93-09 CU 93-38
[.QJ tllot1w..,. ~
lJIJ U9hl ~
OIJ -.." na...lrlo./
~ Sold _ F-odlly
@ NMonn& T_
iMID WlrMn! E..tcnallon
'1"'-"'3:..
o <;;)
t"r V.
,....n
~ 't:.
~..:::.
" '--"-
. r>
~ C)
'::!:>-<.
<;:.':::.
t::l <:"....
-:::.. 0
IJ .......
7\)
V"
\.
\-
~ \'?.
':> \~
~ \"
;,O-~
V' <;:::a
'=> "'Z. ......
.... ~~&
t'<:....:z <:"
-. ";S"
o ..s;.._ '>;l
<;:. ......... v.
~..... 'I::r
'-"-" '"
. ";. '"
~~ I
~u
e
e
~~~
... 'b .
I)
~ ~ !/
~ ~ I
~ '" I
.... "l '
.......>>
~~ I
'j
\ \ I \
'~)9~
/"
I
"::>
'0
90',
I
~i
~!
C0j
I
I
.1
t
j
i
I
~I
~I
'ii
I
,-- N. 'l!:'
I
!
i
I
I
I
I
tI'))
t\,
'6'0~
~c"
'0''''
~~~
~\:)
tri~
Q"
I
I
I
....
I
l
,
J~ ,
~
j~ ~
I
~
~
~ ~
,
, ~
~
~ /""7
/
/
--
-;' 'l I
~
':::l' c-
- ......
~.
\-.)~ / ~
J ~l'1>\
/7.0'$ p. " '.... - _
I " ~ of.e5
-~-l
/'t ~~ ~i
~ ?t 2 El' A
..1 . ,L:-"~==-J1
:hZ900 '-!c?'c -40.0 \
N. 75' _>> , ~
~ r A 'L/e t/T/L /TY E SM T .
\ ) (Doc.", /9$'/r,) I
~ll- / t r.:,>....OZ ,,,',,, - !/.':~--I-.~--'
~ I' ~ '''''''''"o;^'/>_ r'l3"'--+-'"""""'l~ ~
.........." ..so 'J' r ."....
I '< Ili ~ "'" '~C'.>- I".!.~ ~ 1
I '" "'(">~, ~--;,. ~.-> ,.., ~
~ 0":'- C!'~ V'" <> ,. \' ,,\ ... 1
/..... ;>::..:'>...". <>;. ~ "(" "" :" c
..... 'i;.... <>. ~-<!.. 'J I '.
::S" -Co 0 I . .
(\, ~ - I
.:;r' .. ; ')
/' 0 tI') ~ .,.? < ~t
~ ~~, ~ ~ I
I ~ ~~; >~, ~ i
f1. ,.,~ ~ t;, ~ 0 'i
N '" ~ ~ ., 27'lJz/z.w I I,
~ ,,- lCl. "I --;/./7-.- .g.T' i,'-.....,
,1?
~ --59.SZ--
t)
'"
,
<.' ,"') -,-
- ..." /'
,~, J
',,I
- - - 72.~0 ~ ('N. __
Si'9~()2'/Z ''tv --
--5.5.:5'5--
..,
00
/
~I
/
~
I
(
I~ Cl
~
I~ ~
~
~I ,
VI
:-; ~
~ ~
-t.. ~
I
I
V'
~"'....
~(" -:'>
.'O~
""1,. _0
-..... 1-
""
"\
I
.....1-,
,
I'
-_'\
~
~
Q
f'.
~
c -^
'<" --~ "'P ~
<-\1'..r:. .>-
-t- -s:. ~o
-.!'Ie> <:O?<..~' .> -t1-<>~"'9 c2
0.:>,"'> ;jo"
::-- ~ ,.."
<l:.. 0 Q ~ ?-<>
<:>0 0,,>
"'-~ 0"
~~ -.5'~
U,.2
'-\
"
\
62.7,5'
N St)" 2/ '51 't:
9 .:
'"
/\..
w..
u.
"
'3-
.... ~~,"
/
\.~-
I
J
.....~,~
-,.....
'""-- (...~'t
, - - I (' -)
<..... ," '\ -~~('',.
..." <'
..
'"
_ <"')-' ~
<"" '"'" -' -. .('\
"
:~
'.... ~
t\~\:)
"'!'u ·
~~~
V11\j ",'
l;) ~ "'~ ,
,.. ~ / ~
~ I ,,< / ',>
" } '\., ",' ....
ID.7
_.:'
.....
..........
~
Q"
~ ~
!:)~
~ 1\
...
fl-
....,
,
/
/
-- -- ---- ~
- - S 2'9002/2 "11/- J
---^v-
\.
"'
')
\
.
)
)
)
'}
}
J
.,
'J
J
S. \f u.. ( " CA r'1::' e...
. ~':
D . l. Ye..S ; '* \..00 \..1... \ 6. c.. c... u. S L 5 (e.o,-+
\'\~(dSh; r -f\()o.....nCi.O, \ \ ~. For O(\() J-
C. 0 \J... \ d 1'-\ t:. Se.. \ \ se.e u.. n~::._ 4 \ l..j' 1+ {So) I
L00u.. \ 6. \'\e.. Vf!-, h:A v'f... ..sPe.ll-t 0..( l iJ~
ex +-('0. \'V1O (\ e. ~ +0'\ Z. e. ('1,) \o-t \ ~ l'\ e., .
C 5ep<:<. rOc -k S~ ~e.r 0--0d v....)Q~ \' \ <jecS I
e.\(C-\-r;c.. etc.. ')
\
)
-)
J
I.,
. )
......
j
)
)
)
)
Ll . 00c..$ {,:c+ 0fP\'j . to +h,'S
r (0 ~(" +'--.)
. . .
l L l .
t)~S r'v+
(J\o~-t~ .
o-..ppl 'j
--\-D
4-h. i S
~,.
7
-\
I
'l V . \ L......."'O. s -toLl \ Cu'\d c'-fJpro,,-'eJ i
0~ -The.. L~-\- Lj .o-f [: l!< .~ i v~ r + ho, + <A I (
Skp:; \A.-~\ E-. tG,-}\e./\ S6 J- \'"\1")0.. Lj Sf \,' +
-t~; s '?m~er+~ 6.-r\d. S€. \\ StfUrcJ..+C \~ .
.:Lx"\ \ q Sl, ) 0\'V?-\"\ l + ~ S \0 ~: ff I +k
IY\~ f"-', (V\ \A.iV"\ -0 \C...~( 4-'j S i ~e.. L-L\0..S 3S- C) ()
S:+,\."-'^ r "- ~+ , r + was/) '!-- () (\ +,- I
U Q .J (or di 11.()J'\l;) d
I 7 7 C -f I~o,- f fh (., / a Lu C )70_/ Yj e ~
'\
I
)
'A"
....
/
e
-f-c')
Li \ CD("j
53 r'-L~l \ e
t{cf
v . n",\ S \..;.) \ \\ 0 C\.\ 'j 'vIe. \~) -\ ~\.L.
Q.\+J O--(\d \\e.\'S~'oO(\'\DC>6. 1-+ W~l\
t\O "-I'\ dc" p€. (" (yun e.l\+ 0 u._)"\\ e."sh\ ,J rQ+\~.I-
-tJV\C\J'\ L>-..I\C..C...X--\-c~ ~ \"'\ f'e...(\~" p rop~ r~ .
e.!
\0 -dS--O\3
P,I( /1l.~
['el5-bd~ 'J' S~\j",
}
e..
r-.--
_ -11 'j) ! 1 j r
~ : .. ~ ..... ,~ (1.
~~~~~..,.tS3'(\
l. . .... - ) ) ~ )
:t. :t J ~ ; i ~ :i ~ r.
g....~t.i'.~.ll-
< ~ ." t S ~ oJ; -l'
;~~::;::,,,,!..,,o
~..i')..~G;;
...t....~~( II
......( ....t..) ."
~ 0'" i'
r ) z, i
p l.
1 ~
. "
t
...
~::
!f
.l)~
.~
,
. ~ .
,
.""
~1
~"-...
...... .
o
~'1.....:.
. (-j-
CIl
III
III
III
-
-
III
o
:r
Ill.
Co
-
o
..
III
lQ
III
Co
III
III
o
...
'0
o
:J
-I
. .
(f)
'1J
-
o
..... ......
o
"'"
()
o
:J
en
rT
...,
C
n
r+
o
:J
'1J
-
.m
'::l
,1