8.7. SR 01-18-1994
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ITEM 8.7
FROM:
MAYOR AND CITY COUNCIL
GARY SCHMITZ, PLANNING ASSISTANT 0''6-
JANUARY 18, 1994
TO:
DATE:
SUBJECT: VARIANCE REQUEST BY GARY
WESTERLAND/PUBLIC HEARING,
NO. V 93-10
CASE
ISSUE
Mr. Westerland is requesting a 50 ft. variance with a 100 ft.
shoreland setback requirement for the Elk River.
LOCATION
14133 Highway 10 N.W., ELk River, MN
ANALYSIS
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Gary Westerland recently purchased this home and is proposing
to build a two story addition to the existing home which is
located on the Elk River. The two story addition will consist
of a lower level two car garage and an upper level family room
and library. There will be a deck facing the river with access
from the family room. The existing home currently does not
have a garage located on the parcel. Current City Code
requires that any new home must have a garage on the site.
Therefore, Mr. Westerland is trying to bring the parcel into
compliance with Elk River City Code.
The City of Elk River Shoreland Ordinance requires a 100 ft.
setback from the ordinary high water mark of the Elk River.
The proposed addition would be located 50 feet from the Elk
River. The existing home which was built in the early 1970's,
is located 50 ft. from the Elk River. Therefore, the proposed
addition would not encroach any closer to the River than the
existing home. Attached is the report to the Planning
Commission which provides additional information on the
request.
DNR RECOMMENDATION
Dan Lais, DNR Area Hydrologist, has reviewed and recommended
approval of the variance application. Please note the attached
letter from the DNR Area Hydrologist. The only concern of the
DNR was that the applicant must comply with the City's
Floodplain Ordinance. Condition #2 addresses this ordinance.
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P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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Gary Westerland, Variance
January 18, 1994
Page 2
----------------
PLANNING COMMISSION MEETING
The Planning Commission unanimously recommended approval of the
variance request. There were no public comments heard at the
public hearing.
RECOMMENDATION
It is recommended that City Council approve the 50 ft. variance
to the 100 ft. shoreland setback requirement for the Elk River
based on the following findings:
1. LITERAL ENFORCEMENT OF THE ORDINANCE WOULD CAUSE
UNNECESSARY HARDSHIP BY NOT ALLOWING THE APPLICANT TO
CONSTRUCT A GARAGE ON AN ADEQUATE AND CONVENIENT
LOCATION ON HIS PARCEL.
2. THE VARIANCE IS NOT A CONSEQUENCE OF THE PETITIONER'S
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 NEIGHBORHOOD, AND WILL BE
THE SPIRIT AND INTENT OF THE ORDINANCE.
THE VARIANCE
AFFECT THE
RESIDENTS OF
KEEPING WITH
If this request is approved, staff also
following conditions:
recommends
the
1. THE APPROVAL IS CONTINGENT UPON THE APPLICANT
RECEIVING A FAVORABLE RESPONSE FROM THE DNR.
2. AT THE TIME OF BUILDING PERMIT APPLICATION, THE
APPLICANT MUST SHOW THAT THE LOWEST FLOOR ELEVATION
IS AT OR ABOVE THE 883 ELEVATION.
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JAN-13-94 THU 12:27
FAX NO, 2553999
p, 01
ST CLOUD DNR
PHONE NO.
STATE OF
~~li$@LJ~
DEPARTMENT OF NATURAL RESOURCES
Division of Waters. PO Box 370. St. Cloud, MN 56302
6121255-4278
FILE NO.
January 13, 1994
Gary Schmitz, Zoning Assistant
City of Elk River
PO Box 490
Elk River. MN 55330
Dear Mr. Schmitz:
Gary Westerlund Variance Application
As you requested. I have reviewed the referenced variance application that was
previously acted upon by the city. It is my understanding that the city has approved the
variance. however. DNR approval was included as a condition of Issuance.
Based upon the information you have provided me, I concur with the city's
recommendation to approve this variance application. However. the applicant must
comply with the necessary building elevation requirements set forth in the city's floodplain
ordinance. The first floor elevation specified by the city must be included as a condition
of the variance.
Thank you for the opportunity to provide comments on this matter. If you have any
questions concerning these comments, please give me a call.
\8:- L
Dan Lais
Area Hydrologist
hh
c: Dave Hills. Regional Hydrologist
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TO:
PLANNING COMMISSION
~(Q)~)f
FROM:
GARY SCHMITZ, ZONING ASSISTANT ~~:r
DECEMBER 28, 1993
DATE:
SUBJECT: VARIANCE REQUEST BY GARY
WESTERLAND/PUBLIC HEARING,
NO. V 93-10
CASE
REQUESTED ACTION
A request for a 50 foot variance to the 100 foot shoreland
setback requirement for the Elk River.
LOCATION OF REQUEST
14133 Highway 10 NW, Elk River. West 1/2 of the southeast 1/4
of the northwest 1/4, described in Book 73 of Deeds, Page 287,
Section 31, Township 33, Range 26, Sherburne County, MN.
ZONING/LAND USE
RIb (Single Family Residential)/MR (Medium Density Residential)
ATTACHMENTS
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Location Map, Zoning Map, Site Plan, Letter from Applicant,
Letter to DNR, Property Owners List
BACKGROUND
Gary Westerland recently purchased this home and is proposing
to build a two story addition to his existing home, located on
the Elk River. The two story addition will consist of a lower
level, 2 car garage and an upper level family room and
library. There will be a deck facing the river with access
from the family room. The existing home currently does not
have a garage located on the parcel. Current City code
requires that any new home must also have a garage on site,
therefore, Mr. Westerland is trying to bring his parcel into
compliance with Elk River City Code.
SETBACKS
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The City of Elk River Shoreland Ordinance classifies the Elk
River as an urban river, which requires a 100 foot setback from
the ordinary high water mark. The existing home, built in the
early 1970's, is located approximately 50 feet from the Elk
River. The proposed addition would also be located 50 feet
from the Elk River and not encroach on the setback any more
than the existing home. Mr. Westerland has explored other
location options for a detached garage near the front of the
lot, however, the drainfield and gas line location severely
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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Gary Westerland,
December 28, 1993
\ .
...r~ance
Page 2
restricts a convenient location. Note the attached site plan
which shows the location of the drainfield and gas line.
DNR REVIEW
This application was sent to the DNR Area Hydrologist for
review. At the time this memo was written, staff has not
received a formal response from the DNR on this request. The
DNR has recently hired a new Area Hydrologist for Sherburne
County. I talked with him on December 20, 1993, regarding this
request. Although he did not have a chance to review the site
plan, his preliminary response was that it should not be a
problem. However, until he has a chance to review the site
plan thoroughly, he does not want to give a formal
recommendation. If this proposal is approved, it should be
contingent upon Mr. Westerland receiving a favorable response
from the DNR.
VARIANCE REQUIREMENTS
Staff refers the Planning Commission to Section 900.40 of the
City of Elk River Code of Ordinance for the five standards to
consider when reviewing a variance. Staff also refers the
Commission to Mr. Westerland's letter addressing these five
standards. Staff feels that there are adequate findings to
grant the variance from the ordinary high water mark. The lot
is limited to the placement of the garage due to the location
of the drainfield and gas line. Although alternative sites
exist for placing a detached garage on the parcel, the proposed
location is much more accessible and convenient for the
homeowner. Mr. Westerland's home was constructed before the
current Shoreland rules were in place, therefore, it is
extremely difficult to modify his home in any manner without
encroaching on the setback. It should be stressed that the
proposed addition will not encroach any further on the setback
than the existing structure. Finally, construction of a garage
on the parcel would bring the property into conformance with
current City code requirements.
RECOMMENDATION
Staff recommends approval of
required 100 foot setback
following findings:
the 50 foot variance from the
from the Elk River based on the
1.
LITERAL ENFORCEMENT OF
UNNECESSARY HARDSHIP BY
CONSTRUCT A GARAGE ON
LOCATION ON HIS PARCEL.
THE ORDINANCE WOULD CAUSE
NOT ALLOWING THE APPLICANT TO
AN ADEQUATE AND CONVENIENT
2.
THE VARIANCE IS NOT A CONSEQUENCE OF THE PETITIONER'S
ACTION BUT DUE TO A CHANGE IN CITY CODE.
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Gary Westerland, Ve ance
December 28, 1993
Page 3
3.
THE VARIANCE WILL NOT BE INJURIOUS TO OR ADVERSELY
AFFECT THE HEALTH, SAFETY, OR WELFARE OF THE
RESIDENTS OF THE CITY OR NEIGHBORHOOD, AND WILL BE
KEEPING WITH THE SPIRIT AND INTENT OF THE ORDINANCE.
If this request is approved, staff also recommends the
following conditions:
1. THE APPROVAL IS CONTINGENT UPON THE APPLICANT
RECEIVING A FAVORABLE RESPONSE FROM THE DNR.
2. AT THE TIME OF BUILDING PERMIT APPLICATION, THE
APPLICANT MUST SHOW THAT THE LOWEST FLOOR ELEVATION
IS AT OR ABOVE THE 883 ELEVATION.
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River
December 9, 1993
Joe Oshwa1d
Dept. of Natural Resources
Post Office Box 370
St. Cloud, MN 56302
Dear Joe:
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Please find enclosed a proposed variance within ~he shoreland
district of the Elk River. The subject s~te is legally
described as that part of the west 1/2 of the southeast 1/4, of
the the northwest 1/4 described in BK 73 of Deeds, Section 31,
- ,Township 33, Range 26. A copy of the variance ,application and
area map indicating the subject site are also enclosed.
The applicant wishes to build a two story addition to his horne,
which will consist of a garage and an upper level, family room
within 50 feet of the Elk River. Currently, there is no garage
on this site. The required setback from the Elk River is 100
feet. The existing home currently is located 50 feet from the
Elk River, therefore, the proposed addition 'would not encroach
any closer to the Elk River.
Please review and comment on the enclosed information. The
public hearing for this item is scheduled for December 28,
1993. If you have any questions or comments, feel free to
contact me at 441-7420.
Sincerely,
G~ry~~~
Zoning Assistant
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P.o. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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LOCATION MAP
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CASE V 93-10
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