9.7. SR 06-20-1994
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ITEM 9.7.
MEMORANDUM
TO: MAYOR AND CITY COUNCIL
GARY SCHMITZ, PLANNING ASSIST. ~~
FROM:
DATE:
JUNE 20, 1994
SUBJECT: VARIANCE AND CONDITIONAL USE
PERMIT REQUEST BY RICHARD
LUNDBERG, PUBLIC HEARING, CASE
NO. V 94-05 AND CU 94-14
REQUEST
This request is in two parts:
1. A variance to exceed the maximum size of an accessory building, and
2. A conditional use permit to encroach on the three hundred foot setback
for an accessory building containing livestock.
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LOCATION
9678-181st Avenue (10.3 acres)
ZONINGILAND USE
RIa (Single Family Residential)/ LR (Low Density Residential)
ATTACHMENTS
Report to Planning Commission dated May 24,1994
BACKGROUND
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Richard Lundberg is requesting a conditional use permit to construct a
detached accessory structure (which contains livestock) within 140 feet of a
neighboring dwelling. The proposed structure measures 36 feet x 63 feet
(2,268 square feet). Accessory buildings containing livestock are required to
meet a 300 foot setback from any neighboring home. The mechanism to
encroach on this setback is a conditional use permit. Mr. Lundberg's request
also involves a variance because his existing attached two car garage and
proposed detached shed will exceed 2,000 square feet in size. The detached
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Richard Lundberg
June 20, 1994
Page 2
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shed will be used to shelter Mr. Lundberg's horses. The attached report to
the Planning Commission explains the variance request and conditional use
permit request in detail.
PLANNING COMMISSION RECOMMENDATION
The Planning Commission concurred with staffs findings on the variance and
recommended denial to exceed the maximum size of an accessory structure
based on the four findings as presented by staff. The Planning Commission
felt that hardship could not be shown to exceed the City's minimum standard.
Mr. Lundberg will still have the ability to construct a 1,424 square foot
detached accessory building to shelter his horses. The Planning Commission
did recommend approval of the conditional use permit to encroach on the 300
foot setback for an agricultural accessory building. The Commission did not
feel that the 140 foot setback to the neighboring dwelling would cause any
problems due to the vegetative screening and the fact that the neighboring
resident did not object to this request.
RECOMMENDATION
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Staff and the Planning Commission recommend the City Council deny the
variance request to exceed the maximum size of an accessory structure in the
R-1A zoning district due to the following findings:
1. This would not cause undue hardship in that the applicant
would still have the ability to construct a 1,424 square foot
detached accessory building for his horses.
2. The other property owners in the area are also subject to the
same requirements for accessory structures.
3. The literal application of the provisions of this ordinance would
not deprive the petitioner of the rights enjoyed by other
properties in the same district under the terms of this
ordinance.
4. The variance would not be keeping with the spirit and intent of
the ordinance.
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Staff and the Planning Commission recommend approval for a conditional
use permit for the accessory building to be placed 140 feet from the
neighboring home.
lundberg.council
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j.GENDA ITEM 5. 9
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MEMORANDUM
TO: PLANNING COMMISSION
GARY SCHMITZ, PLANNING ASSIST. a--1
FROM:
DATE:
MAY 24, 1994
SUBJECT: VARIANCE AND CONDITIONAL USE
PERMIT REQUEST BY RICHARD
LUNDBERG, PUBLIC HEARING, CASE
NO. V 94-05 AND CU 94-14
REQUEST
This request is in two parts:
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1.
2.
A variance to exceed the maximum size of an accessory building, and
A conditional use permit to encroach on the three hundred foot setback
for an agricultural accessory building.
LOCATION
9678-18Ist Avenue (10.3 acres)
ZONINGILAND USE
RIa (Single Family Residential)/ LR (Low Density Residential)
ATTACHMENTS
Location Map, Zoning Map, Site Plan, Letter from Mr. Lundberg
BACKGROUND
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Richard Lundberg is requesting a conditional use permit to construct a
detached accessory structure (which contains livestock) within 140 feet of
neighboring dwelling. The proposed structure measures 36 feet x 63 feet
(2,268 square feet). Accessory buildings containing livestock are required to
meet a 300 foot setback from any neighboring home. The mechanism to
encroach on this setback is a conditional use permit. Mr. Lundberg's request
P.O. Box 490 · 13065 Orono Parkway · Elk River, MN 55330 · (612) 441-7420 · Fax: (612) 441-7425
Richard Lundberg
May 24, 1994
Page 2
e
also involves a variance because his existing attached two car garage and
proposed detached shed will exceed 2,000 square feet in size. The detached
shed will be used to shelter Mr. Lundberg's horses.
VARIANCE
Mr. Lundberg is proposing to construct a 2,268 square foot detached metal
skin accessory building on his parcel. Recently, the City of Elk River passed
an ordinance amendment allowing 2,000 square feet of attached and
detached garage space for parcels zoned RIa. The rationale for changing this
ordinance was due to the high number of requests to exceed the minimum
accessory structure standards throughout the past 2 years and the lack of
any standard to gauge each request by. A variance is now the mechanism to
exceed this standard. Please keep in mind that a valid hardship must be
shown before a variance can be approved and that this request may set a
precedence for future accessory structure requests.
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Mr. Lundberg currently has an 576 square foot attached, two car garage.
Adding a 2,268 square foot detached accessory building, the applicant would
have a total of 2,844 square feet of garage area. Mr. Lundberg has responded
to the five findings required when requesting a variance. It is staffs opinion
that this particular request clearly does not meet the hardship standards and
is recommending denial of the variance application. If this proposal is
denied, Mr. Lundberg will still have the ability to construct a 1,424 square
foot detached accessory building to shelter his horses.
CONDITIONAL USE PERMIT
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Mr. Lundberg is proposing to construct a 36 foot by 63 foot detached
accessory building on his 10.3 acre parcel. The location is noted on the
attached site plan. The proposed shed will be located 140 feet from the
neighboring home to the north. The main reason Mr. Lundberg chose this
location is that he already has a driveway to access this location. The parcel
is somewhat restricted for a building site due to a 50 foot gas easement,
which runs diagonally through the property. Mr. Lundberg would like to
keep the shelter close to his house for convenience purposes. The property to
the north does have a row of pine trees which would act as a buffer. There
does appear to be room to move the shed closer to the gas easement and
thereby increase the setback distance from the neighboring dwelling. If this
proposal is approved, staff recommends the detached shed be shifted as close
to the north line of the gas easement as possible. This would enable 1\11'.
Lundberg to use the existing driveway to access the accessory structure and
increase the setback from the neighboring home.
lundberg.pc
Richard Lundberg
May 24, 1994
Page 3
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RECOMMENDATION
Staff recommends denial of the variance request to exceed the maximum size
of accessory structures due to the following findings:
1. This would not cause undue hardship in that the applicant
would still have the ability to construct a 1,424 square foot
detached accessory building for his horses.
2. The other property owners in the area are also subject to the
same requirements for accessory structures.
3. The literal application of the provisions of this ordinance would
not deprive the petitioner of the rights enjoyed by other
properties in the same district under the terms of this
ordinance.
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4.
The variance would not be keeping with the spirit and intent of
the ordinance.
Staff recommends approval of the conditional use permit for the accessory
building to be placed closer than 300 feet to the neighboring home with the
following condition:
1. THE DETACHED ACCESSORY BUILDING IS MOVED TO
THE SOUTH AS CLOSE TO THE GAS EASEMENT AS
POSSIBLE.
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'River P.o. Box 490 · 13065 Orono P;;kway · Elk Ri~er. MN 55330 . (6!:!) 441-7410
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