7.7. SR 05-16-1994
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IIi( River
AGENDA ITEM 7.7
MEMORANDUM
TO: MAYOR AND CITY COUNCIL
FROM:
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GARY SCHMITZ, PLANNING ASSIST. ~- (]
DATE:
MAY 16, 1994
SUBJECT: VARIANCE REQUEST BY ROGER
TARNOWSKI, PUBLIC HEARING, CASE
NO. V 94-04
REQUESTED ACTION
Consider a request for a variance to the minimum lot area and lot width
requirement, and a fifteen (15) foot front yard setback variance from 189th
Avenue.
LOCATION
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Lots 1 and 2, Block 8, Westwood Subdivision, Elk River, MN (18878 Albany
Street)
ZONINGILAND USE
RIC (Single Family Residential)/ MR (Medium Density Residential)
ATTACHMENTS
Report to Planning Commission dated April 26, 1994
OVERVIEW
Roger Tarnowski is proposing an administrative subdivision of Lots 1 and 2,
Block 8, Westwood Subdivision. Due to an error in the public hearing notice,
the administrative subdivision request will be reviewed by the City Council
on May 23, 1994. Therefore, only the variance will be acted upon at this
time.
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In 1992, the city of Elk River extended city sewer and water to the Westwood
Subdivision. Before this extension of city services, Mr. Tarnowski combined
Lots 1 and 2, Block 8, Westwood Subdivision. When the city extended city
services to the Westwood Subdivision, parcel holders were assessed based on
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Tarnowski, Variance
May 16, 1994
Page 2
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the number of buildable lots per homeowner. Mr. Tarnowski was assessed
for two (2) buildable parcels even though there was only one legal parcel of
record. Mr. Tarnowski has recently constructed a new home on Lot 2, Block
8, Westwood Subdivision, and would like to build a home on Lot 1, Block 8, to
help pay the cost of assessment. By returning the parcel to its original
description a variance is required because Lot 1, Block 8, does not meet the
minimum requirements of 10,000 square feet in lot area and 80 feet in width.
Lot 1, Block 8, measures 75' x 120' (9,000 square feet in size). The applicant
is also requesting a fifteen (15) foot front yard setback variance from 189th
Avenue. The details of the variance request are outlined in the report to the
Planning Commission dated April 26, 1994.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission concurred with staff and recommended approval of
the variances based on the three (3) findings presented in staffs memo.
RECOMMENDATION
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It is recommended the City Council approve the lot area and width variance
and fifteen foot front yard setback variance from 189th Avenue based on the
following findings:
1. Literal enforcement of the ordinance would cause a house layout which
would be less desirable for the neighborhood.
2. The applicant can show hardship in the fact that this parcel was
assessed as two lots by the city when city sewer and water was
extended past the property.
3. The variance will not be injurious or adversely affect the health,
safety, or welfare of the residents or neighbors and is keeping with the
spirit and intent of the ordinance.
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AGENDJI"YEM 12
~@fP}f
MEMORANDUM
TO:
PLANNING COMMISSION
GARY SCHMITZ, PLANNING ASSIST. G'~
APRIL 26, 1994
FROM:
DATE:
SUBJECT: V ARIANCEREQUEST BY ROGER
TARNOWSKI, PUBLIC HEARING,
CASE NO. V 94-04
REQUESTED ACTION
To consider a request for a variance to the minimum lot area and lot width
requirements, and a fifteen (15) foot front yard setback variance from 189th
Avenue.
LOCATION
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Lots 1 and 2, Block 8, Westwood Subdivision, Elk River, MN.
ZONINGILANDUSE
RIC (Single Family Residential)i MR (Medium Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Site Plan, Property Owners List
BACKGROUND
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Roger Tarnowski is proposing an administrative subdivision of Lot 1 and 2,
Block 8, Westwood Subdivision. In 1992, the City of Elk River extended city
sewer and water to the Westwood Subdivision. Before this extension of city
services, Mr. Tarnowski combined Lots 1 and 2, Block 8, into one parcel.
"When the City of Elk River extended city services to the Westwood
Subdivision, parcels were assessed based on the number of buildable lots
each homeowner had. Mr. Tarnowski was assessed for two buildable parcels,
even though there was only one legal parcel of record because the City felt
that this lot could be subdivided at a later date. Mr. Tarnowski has recently
constructed a new home on Lot 2, Block 8, and would also like to build a
home on Lot 1, Block 8, to help pay the costs of the assessments. An
P.O. Box .490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
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Tarnowski, Variance
April 26, 1994
Page 2
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administrative subdivision is required to subdivide the property back to its
original description. A variance is required because the original parcel does
not meet the minimum requirements of 10,000 square feet in size and 80 feet
in width. The applicant is also requesting a 15 foot front yard setback from
189th Avenue. Only the City Council will review the administrative
subdivision request, however, the Planning Commission is required to act on
the associated variances.
LOT AREA AND WIDTH VARIANCE
The Westwood Subdivision was platted in 1953 and the majority of the lots,
including corner lots in the subdivision, measure approximately 75 feet wide
by 120 - 140 feet in depth. Lot 1, Block 8, measures 75 feet by 120 feet (9,000
square feet) in size. As I mentioned earlier, the minimum lot requirements
in the Rlc zoning district are 10,000 square feet in size and 80 feet in width.
Therefore, the proposed parcel will be slightly under the City's minimum lot
area and width requirements.
Allowing the variance to the mmunum lot area and width requirements
would remain consistent and not be out of character with the development in
the Westwood Subdivision. Also the applicant can show hardship due to the
fact that he was assessed by the City for two separate parcels when City
sewer and water was extended to this subdivision. It is anticipated that
other property owners in the Westwood Subdivision will also be subdividing
property to help defray the cost of the assessments.
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FRONT SETBACK VARIANCE
If the administrative subdivision is approved, Mr. Tarnowski will be
constructing a home on Lot 1, Block 8, Westwood Subdivision, and is
requesting a 15 foot front yard building setback variance from 189th Avenue.
Lot 1, Block 8, is a corner lot which would be required to meet front setbacks
of 30 feet from both Albany Avenue and 189th Avenue. Mr. Tarnowski is
proposing to construct a 50 foot wide house facing Albany Avenue. This
would require a 15 foot front yard setback variance from 189th Avenue. The
applicant could construct the identical home on the parcel and meet all the
setbacks by facing the house towards 189th Avenue. However, this
arrangement would leave very little room for a back yard. The hardship l\1r.
Tarnowski has indicated is that several of the corner parcels in the
subdivision face east and west versus north and south. Therefore, Mr.
Tarnowski is requesting that the home be allowed to face Albany Avenue so
the continuity and overall flow of the houses in the subdivision is not
disrupted. Building a home in this manner would also allow the most
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tarnowsk.planning
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Tarnowski, Variance
April 26, 1994
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Page 3
-----------------------------
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efficient development of the parcel. A survey of the site does show that Mr.
Tarnowski's comments are accurate. It also appears that some of the homes
on corner lots do not meet the 30 foot setback from each street, therefore, this
request would not be out of character for the neighborhood. Please keep in
mind that the home could be constructed on this lot without requiring the
need for a front yard setback variance.
RECOMMENDATION
Staff recommends approval of the lot area and width variance and 15 foot
front yard setback variance from 189th Avenue, based. on the following
findings:
1. LITERAL ENFORCEMENT OF THE ORDINANCE WOULD CAUSE
A HOUSE LAYOUT WHICH WOULD BE ELSS DESIRABLE FOR
THE NEIGHBORHOOD.
2.
THE APPLICANT CAN SHOW HARDSHIP IN THE FACT THAT
THIS PARCEL WAS ASSESSED AS TWO LOTS BY THE CITY
WHEN CITY SEWER AND WATER WAS EXTENDED PAST THE
PROPERTY.
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3. THE VARIANCE WILL NOT BE INJURIOUS OR ADVERSELY
AFFECT THE HEALTH, SAFETY, OR WELFARE OF THE
RESIDENTS OR NEIGHBORS AND IS KEEPING WITH THE
SPIRIT AND INTENT OF THE ORDINANCE.
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tarnowsk. planning
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LOCATION MAP
CASE V 94-04
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13065 Orono P~;kway · Elk Ri~er, MN 55330 · (612) 441-7420
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WILLIAM BLA.CK
18938 ZUMBRO ST
ELK RIVER MN 55330
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DAN \VESTBROOK
18913 ALBANY ST
ELK RIVER MN 55330
WARREN KLUG
18929 BOSTON ST
ELK RIVER MN 55330
MARY GAPPA
18932 ALBANY ST
ELK RIVER MN 55330
MICHAEL MCELHONE
18931 CONCORD ST
ELK RIVER MN 55330
aFREY KARSTEN
18954 BOSTON ST
ELK RIVER MN 55330
LOL..t\. FOSTER
18891 CONCORD ST
ELK RIVER MN 55330
CYNTHIA DARN
18856 ALBANY ST
ELK RIVER MN 55330
LEON BOECKERMANN
18837 BOSTON ST
ELK RIVER MN 55330
G~DON KLEIN
1.0 ZUMBRO ST
ELK RIVER MN 55330
PROPERTY OWNERS LIST
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CURT BRIGGS DAVE HURD
1433 MAIN ST 18919 ALBANY ST
ELK RIVER MN 55330 ELK RIVER MN 55330
BERWIN PLOOF
12831-189 AVE
ELK RIVER MN 55330
DELORES HAYES
18955 BOSTON ST
ELK RIVER MN 55330
1\1ARK WIGMORE
18913 BOSTON ST
ELK RIVER MN 55330
PAUL ZABEE
18908 ALBANY ST
ELK RIVER MN 55330
THEODORE NITZ
18942 ALBANY ST
ELK RIVER MN 55330
HOWARD MADSEN
18941 CONDORD ST
ELK RIVER MN 55330
JEROME TAKLE
18914 BOSTON ST
ELK RIVER MN 55330
SOPHIE VAN DWYN
18940 BOSTON ST
ELK RIVER MN 55330
ROGER EULL
18800 BOSTON ST
ELK RIVER MN 55330
IONA MURRAY
12919-188 AVE
ELK RIVER MN 55330
GERALD SCHAEFER
12903-188 AVE
ELK RIVER MN 55330
BRUCE TARNOWSKI
18868 ALBANY ST
ELK RIVER MN 55330
STEVE DITTBENNER
12861-188 AVE
ELK RIVER MN 55330
JERALD ROCHE
18823 BOSTON ST
ELK RIVER MN 55330
RANDOLF ADERMAN
12812 -189 AVE
E.LK RIVER MN 55330
KENNETH KOLSTAD
18880 ZUMBRO ST
ELK RIVER MN 55330
MARK DAVIS
18846 ZUMBRO ST
ELK RIVER MN 55330
RICHARD ELIZONDO
12835-188 AVE
ELK RIVER MN 55330
TARNOWSKI
CASE NO. V 94-04
.1ARK MCG.A.RTHW AITE
.8829 ALBANY ST
~LK RIVER MN 55330
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DANIEL HANSON
18857 ALBANY ST
ELK RIVER MN 55330
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ROGER FRIESZ
18869 ALBANY ST
ELK RIVER MN 55330
.1ELINDA Al\TDERSON
~8881 ALBANY ST
~LK RIVER MN 55330
ELK RIVER MN 55330
ROY ANDERSON
18891 ALBAl\TY ST
ELK RIVER MN 55330
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