5.1. BASR 11-24-2020 - Laserfiche WebLink

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Background/Discussion The City of Elk River has proposed construction of a new fire station to improve service to the north- east area of the city to be known as fire station three. The location, adjacent to Twin Lakes Elementary School,was identified by a service area study that was completed by the city, and the land was deeded to the city as part of the original approval for the Miske Meadows subdivision, formerly known as River Park. The proposed fire station includes two separate parking/circulation areas. The north ingress/egress driveways will service the apparatus bays, and both driveways are proposed to be larger than the 30-foot width limit outlined in the ordinance. These driveways serve as the entrance/exit for fire trucks and the wide turning radius of these vehicles require larger driveways to ensure they can quickly and efficiently enter and exit the parcel. The southern parking area has two driveways below the city ordinance width limits, but the addition of the driveways exceeds the two-driveway limit. The southern parking area separates the general site parking from the fire truck movements. The separation improves safety and reduces potential conflicts in the case of an emergency. Applicable Regulation Front Yard Setback Variance The city is requesting a 30-foot and 55-foot deviation from the required 30-foot driveway width. Variances may be granted when the petitioner establishes that the variance satisfies all five of the criteria described below. The variance is: 1. Is in harmony with the general purpose and intent of the ordinance,and The intent of the ordinance is to limit curb-cut widths to ensure,in part, snow storage,parking along public streets, and utility placements. The wider driveways impact a storm sewer catch-basin,which will be modified as part of this project. Remaining impacts are limited along public streets and both the Sherburn County and City of Elk River Public Works departments are comfortable with the proposed locations. 2. Is consistent with the City of Elk River Comprehensive Plan. The property is guided for Public/Institutional uses and the proposed construction of a new fire station is consistent with the Comprehensive Plan. Variances may be granted when the petitioner establishes that there are practical difficulties in complying with the zoning ordinance. Practical difficulties mean that: 3. The petitioner proposes to use the property in a reasonable manner not permitted by the zoning ordinance; The additional driveway widths facilitate quick and efficient ingress/egress for emergency vehicles. Ensuring fire trucks can move efficiently during an emergency is a reasonable use of the site not permitted by the zoning ordinance. 4. The plight of the petitioner is due to circumstances unique to the property not a consequence of the petitioner's own action or inaction; and The fire station location was determined by an extensive study by the city's fire department. This location is the best parcel to ensure the continuation of reliable fire service in the north-east portion of the city as the area continues to see increased residential growth.