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6.1. SR 09-17-2007 REQUEST FOR ACTION To Ci Council Agenda Section Communi Develo ment Item Description Request by City of Elk River to Appeal the Board of Adjustments Decision on Case V 07-07 Meeting Date Se tember 17, 2007 Item Number 6.1. Prepared by Sheila Cartne , Senior Planner Reviewed by erem Barnhart, Plannin Reviewed by Action Requested Approve the expansion of a non-conforming use by building a 1,792 square foot garage with a 495 square foot gazebo attached (2,287 square feet total), as illustrated on drawings dated July 30, 2007, with the following conditions: 1. All comments and conditions of the Environmental Administrator's memo dated August 14, 2007 shall be addressed. 2. All comments and conditions of the Plans Examiner's memo dated August 7, 2007 shall be addressed. 3. All applicable building codes and permits apply. Summary The applicant is requesting to construct a garage and gazebo on their residential property that is currently zoned C-3. In the C-3 district accessory structures and residential uses are not permitted; therefore, the residence is a legal non-conforming use. Section 30-698 of the City Code lists two criteria that must be met in order to approve an expansion of a legal non-conforming use, the proposed additions meet these criteria. Staff is bringing this before the City Council as directed by the City Attorney. The procedure for this application is fairly unique. To ensure that the City Attorney's and staff's interpretation of the applicable section is consistent with the City Council's, staff is appealing the Board of Adjustments decision. Staff supports the Board of Adjustments decision, but is appealing to provide the Council with standing to review the decision. Board of Adjustments Discussion The Board of Adjustments approved the expansion of the non-conforming use as presented. The Board agreed that the two criteria set forth in the City Code are met and that a garage for a single family residential use is appropriate. Public Comment There was no public comment at the Board of Adjustments meeting. S:\pLANNING\Case Files\ Variance\ V 07-07 Kirkeide\CC cover sheet 09.17.doc Attachments . Staff Report to Board of Adjustments dated September 11, 2007 . Section 30-698 of Elk River City Code Action Motion by _ Second by _ Vote Follow Up s: \pLANNING \ Case Files \ Variance \ V 07-07 Kirkeide \ CC cover sheet 09. 17.doc REQUEST FOR ACTION To Board of Ad'ustments Agenda Section Planning Items Meeting Date September 11, 2007 Item Number 4 Prepared by Sheila Cartney, Senior Planner Item Description Seeking approval of an expansion of a non-conforming use Reviewed by erem Barnhart, Plannin Reviewed by Action Requested Staff recommends that the Board of Adjustments approve the request to expand a non-conforming use by building a 1,792 square foot garage with a 495 square foot gazebo attached (2,287 square feet total), as illustrated on drawings dated July 30, 2007, with the following conditions: 1. All comments and conditions of the Environmental Administrator's memo dated August 14, 2007 shall be addressed. 2. All comments and conditions of the Plans Examiner's memo dated August 7, 2007 shall be addressed. 3. All applicable building codes and permits apply. Background/Discussion The subject property is currently zoned C-3, Highway Commercial, single family homes and accessory structures are not permitted uses in this district. The house on the subject site was built in 1983 and it is presumed a permitted use at that time. The property used as a residential use does not have an accessory structure (garage). Attachments . Location Map Memo from Environmental Administrator dated August 14, 2007 Memo from Plans Examiner dated August 7, 2007 Applicant's Narrative Site Plan . . . . Case File: V 07-07 Page 2 General Information Applicant 60 Day Rule Requested Action location and Size Dwight Kirkeide The application has been deemed complete as of August 9, 2007. The City must take action by Date October 8,2007 Permission to extend a non-conforming use Approximately 12.7 acres west of Mississippi Ridge. location Existing Use land Use Plan Designation Current Zoning Subject Single family Highway Business C-3, Highway Property home Commercial North Single family Highway Business C-3, Highway home Commercial South Single family Highway Business C-3, Highway home Commercial East Retail/ commercial Highway Business PUD, Planned Unit Development West Mississippi River River River Applicable Regulations Section 30-698 Expansion of nonconforming use Permission to expand a noncotiforming use mqy be requested and granted pursuant to the procedures and standards set forth in subdivision II if division 2 if this article, provided: (1) The cost if the expansion is not in excess if 25 percent if the assessed value if the improvements on the properry. (2) The expansion will not make the properry atry less compatible with arjjacent properties. Analysis/Overview The subject site was developed in 1983 when a single family home was built. According to the applicant the subject property was zoned A-1 when he developed it, and at a later date the City rezoned the property to C-3 without his knowledge. Staff has researched old zoning maps and in 1983 the zoning map indicated the property was zoned C-3. Regardless, the property is now considered a legal non-conforming use. The primary use of the property is residential and residential uses are not permitted in the C-3 district. In order to expand the non-conforming use the applicant must receive approval from the Board of Adjustments and meet the two criteria listed in Section 30-698 of the City Code. This is not considered a use variance as the city does not have a process for use variances. s: \PLANNIN G \ Case Files \ Variance \ V 07-07 Kirkeidc \ 09.11 Boards report. doc Case File: V 07-07 Page 3 Section 30-698 lists two criteria that must be met in order to approve the expansion. (1) The cost if the expansion is not in excess if 25 percent if the assessed value if the improvements on the properry. The garage and gazebo addition do not exceed 25 percent of the assessed value of the improvements to the property. (2) The expansion will not make the properry atry less compatible with arjjacent properties. The adjacent properties are residential uses along the river and the majority of them have a garage structure and other accessory structures. The expansion will not make the property any less compatible with adjacent properties. According to Section 30-793 (i) in all single-family residential zoning districts, a minimum of 20-foot x 22-foot single garage shall be constructed with a minimum of 440 square feet in area. Section 30- 903 of the City code regulates the minimum number of parking spaces per use. Single family dwellings are required one enclosed parking space plus two off-street spaces. The subject property's primary use is a single family dwelling requiring at least one enclosed parking space. Currently there are no enclosed parking spaces on the subject site. The C-3 zoning district does not permit accessory structures or residential uses. The Board of Adjustments can approve this request based on the criteria outlined above. The immediate area is residential and the majority of these lots have accessory buildings. The City Code does require enclosed parking for residential uses. If this property were still zoned A 1 they would be permitted up to 8,000 square feet in accessory structures; the applicant is requesting 2,287 square feet. Recommendation It appears the criteria is satisfied, therefore staff recommends the Board of Adjustments approve the request to expand a non-conforming use to allow a garage and gazebo addition. The City Attorney has directed staff to appeal this process to the City Council for confirmation of the standards. Respectfully Submitted Sheila Cartney Senior Planner Action Motion by _ Second by _ Vote Follow Up s: \pLANNIN G \ Case Files \ Variance \ V 07-07 Kirkeide \ 09.11 Boards report.doc '" 1i1 ~ S 5 8 a. :J: ~. "' '" M ... S .... '" '" ~ ;;, C> ~ ci. ~ " o ~ :ii ~ Q .... '" .... '" t ~ .l1 0: ~ Y. co z Z z ~ Vi Location Map 1f N Case Number: V 07-07 KERKEIDE ----~--.-----.~M~EMI"\RAN nu M- . , 'U. - -. -1,;1' -. ~ -~---,-----,----"--_._."-,--'-------',,,--------"-~-'--" TO: Sheila Cartney, Senior Planner FROM: Rebecca Haug, Environmental Administrator DATE: August 14, 2007 SUBJECT: 11230 173rd Ave- V 07-07 Thank you for allowing me the opportunity to review the above variance application. I have a few comments in regards to this application as this property is on the Mississippi River. I realize the property owner has a considerable amount of acreage however; a majority is in the floodplain. Looking at the plans it appears that the structure will be out of the floodplain and meets the bluff setback of 30'. Erosion control measures must be taken to prevent any sediment from leaving the site. Also, looking at the aerials photos of the site, it appears that several trees will need to be cleared. Elk River has a huge problem with oak wilt so I highly recommend not removing the trees between the months of April-July. One last item, the city has no records of a septic permit on this property so a compliance inspection is required to ensure that the septic system is in compliance. If you have any questions, please feel free to call me at 763-635-1068. Thank you. m m__m.____~~M ~MQ RA.M 0 UM___________ ..._____ FROM: Jeremy Barnhart, Planning Mgr. Terry Zajac, Plans Examiner\L TO: DATE: August 7, 2007 SUBJECT: 11230 173rd Ave. Variance to Allow Accessory Bldg. Case No. V07 -07 After reviewal of the submittal package for the variance to allow an accessory building, Case No. V07-07, I would offer the following comments: 1. Because this property falls within the Shoreland Management Classification areas, a septic compliance inspection will be required with any Building Permit application. A Septic Compliance Certification is good for 3 years, so if one was done in the past 3 years that would be acceptable. 2. A minimum distance of 20 ft. is required between the septic drainfield and this proposed structure. If you have any questions regarding these comments, please contact me. I believe that all five criteria for a variance are met: 1) That the literal enforcement of the ordinance would cause the applicant undue (unnecessary, unavoidable, extreme) hardship. We need sheltered parking for our vehicles and storage space. 2) That the hardship is caused by special conditions and circumstances which are peculiar to the land and the structure involved and which are not characteristic of or applicable to other lands or structures in the same district. We live in a single family home that I built in 1983 on thirteen acres of land that was a permitted use in the A-I agricultural zone. At some later date which we were not notified of, the City changed the zoning classification. 3) That the special conditions and circumstances are not a consequence of the applicant's own action or inaction. The City decided to change the zoning classification. 4) That the literal application of the provisions of the Ordinance would deprive the applicant of rights enjoyed by other properties in the same district under the terms of the Ordinance. Other residential properties have garages or storage buildings. 5) That 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 in keeping with the spirit and intent of the Ordinance. Residential garages are necessary. Our residential neighbors next door have garages. r: ~\" e.O OA1E fi..f:o~ -'I ~ Dwight and Jane Kirkeide 11230 173rdAveNW Elk River, MN 55330 AUS 2 7 2007 Re: Variance application, Staff Comments, August 9, 2007 letter. .~.___.____._____DearAll,_.__ _~_____.._.____._ _______ __.____ Thank you for your consideration in reviewing our variance application. Weare pleased to address your issues and questions: Building Inspections We understand that a septic compliance inspection and Certification will be required. The nearest distance of the proposed structure to the septic drainfield is 46 feet. Environmental Administrator We are confident that the location of the proposed structure is well out of the floodplain and exceeds the minimum bluff setback of 30'. We look forward to working with Staff recommendations for erosion control. The severe storms that we have experienced have taken a toll on the trees in this area. The damaged trees have been removed from the proposed site. We value the remaining trees. We understand that a septic compliance inspection and Certification will be required. Miscellaneous 12) The property is 12.7 acres. 13) The square footage ofthe existing house is 2,592 sq. ft. 14) No trees will be removed in the area of the proposed accessory structure. Please feel free to contact me if you have further questions. Regards, f)~9~ (763) 441-3350 ,.,..-..-.......... . '-Ad03 .311J I wE. C.."'..'....b. lu......l ~ \. to. . $) ,'1'.,..." 1>1.., ~"... 'tlo.' '::l... ".....~. ~ c...""".. ""................. '( ....~ \...,. oz., ~.... \()i""W'~"Z..'t.olC.U.1. \:'1. ' ~!p." l'>'!>'W'e. . '"') \\~ " ~'..' (,!~..c.,., L,~l, b, . {\ ~ ... .1"\tI".'. L:o/~)L~~ ~~L~ L..~\:'b.., l~:' (, . . r!\~ ' I\.,) . " "bc..'/d....X l.&r\.....,. " \~... ? .f." $~.c..\ \ )..r 1.9 C~ 'S~..., /. \ I, , ~ ~ .. 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I ~ Ii I I 1 LAI~; -W i - r~ 7'rT +-i::f:P l\'1~1 ~'+~r+11l.1') ~,;_ -J~''-' /!.J..J- =- ' !h'_-:'-~_-++ tr~t~--- 1 J ~'!.It-+-lTT1' 'fi r I l~+ t".." ,- -rY-"+-~fJ': .T.1.. -~ ":l~-' :"'r ';:"~~.l~ 1 tt', ~.i1~T~l- :"+-TT1~-\tLr.Jr=1I..r.~rm~-.--~I."- I I~- , - ",-~r\4..'~1':':;_ T--I~~-I-'-l--j- I h-~1!7+ "--;~=m1== b J;" - '''''''' "I fr'* -I- -- '! -, , , '. j-.? - -"'-- -, _ , " -, '>110I;.1/;' -. I. ,.l.. ,)-' , f< 1/11 ! j~, j - ... [Ie I I' 4.1: 1 I --I I' : ~ *i7' LU- ~~i +l.-! ,-::;""1:1:'. . iT-T--T ~ - ~I r~;: ~1~ ~;JtJC1.J_LJ:JttrT. DIVISION 3. NONCONFORMING USES AND STRUCTURES* Page 1 of 1 Sec. 30-698. Expansion of nonconforming use. Permission to expand a nonconforming use may be requested and granted pursuant to the procedures and standards set forth in subdivision II of division 2 of this article, provided: (1) The cost of the expansion is not in excess of 25 percent of the assessed value of the improvements on the property. (2) The expansion will not make the property any less compatible with adjacent properties. (Ord. No. 04-19, 9 1(900.34(10)), 11-15-2004) http://library4.municode.com/mcc/DocView/13427/1/67/86/89 9/13/2007