02-23-1998 Council Packet - Laserfiche WebLink

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r I o CJ City of Orono - General Land Use Application 2380 Shadywood Road, Navarre, Minnesota Appl’cant; Orono Development, LLC Owner: Adam Smith Company and North Central Conservative Baptist Association P-] Description of Variance Application: The enclosed comprises the application for a variance request for the proposed commercial development at 2380 Shadywood Road in Navarre, Minnesota. The proposed development site is zoned B-5 and the site currently contains the vacant baptist church located near the intersection on County Roads #19 and #15. The adjacent commercial property is occupied by a commercial use, O'Sullivan's convenience store and Culver's restaurant. The other nearby uses include a Super Valu grocery store, an Amoco service station and single family residential homes. The variances requested include the following: 1) Allowed uses in B-5 2) Hardcover ordinance 3) Front yard setback 1) The B-5 zoning district in the City of Orono has specific permitted uses. Although the proposed bank use is allowed in the B-5, there are several uses which are specifically not described in the ordinance which could be considered as tenants for this proposed development. These include coffee, bagel and pizza retail stores. The current zoning allows several similar retail uses under a conditional use in the B-5, such as, "candy, ice cream, popcorn, nuts, frozen desserts, soft drink store,". This variance application requests the approval of these proposed uses under a conditional use permit. 2) The City of Orono has an ordinance which provides for allowed percentage of coverage of hardcover within a specified distance from lakeshore. The property at 2380 Shadywood Road falls within two separate shoreline districts, zone one to the northeast and zone two to the southwest. In both these areas the proposed development does not meet the specified maximum thirty five percent hardcover for properties within 500 to 1,000 feet of lakeshore. The inability to meet this ordinance is based on unique property characteristics. The proposed development site contains an existing storm water ponding area on the back of the site which was built to accommodate the O'Sullivan's/Culver's property. The existence of this ponding area severely restricts the design flexibility needed to meet the hardcover requirements. The advantage the ponding does provide, is that it allows the proposed development the ability to manage its storm water within the ponding area, protecting the wetland and area lakes from direct property run-off. The proposed developed site also contains severe site grades. These site grades will require that an area of the site be filled and a retaining wall built to provide a level building site. These grades and required retaining wall further limit the flexibility of design to meet hardcover requirements. The combination of thev unique site conditions limit the flexibility needed to