HomeMy WebLinkAbout#6632-CUP-2016 ,
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Doc No T05428970
Certified, filed and/or recorded on
Mar 9, 2017 4:30 PM
Office of the Registrar of Titles
Hennepin County, Minnesota
Martin McCormick, Registrar of Titles
Mark Chapin, County Auditor and Treasurer
Deputy 1 Pkg ID 1522774M
Document Recording Fee $46.00
Document Total $46.00
Existing Certs
1429825
This cover sheet is now a permanent part of the recorded document.
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�-01 V�
C ITY OF aRQNO
RESOLUTION OF THE CITY COUNCIL
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kESHO�
A RESOLUTION GRANTING
A CONDITIONAL USE PERMIT
PURSUANT TO MUNICIPAL ZONING CODE
SECTIONS 78-966/967/968 AND
78-1608 THROUGH 78-1610
FILE NO. 16-3828
WHEREAS, the City of Medina, a municipal corporation organized and existing
under the laws of the State of Minnesota (hereinafter the "Applicant") on behalf of Stonegate
Farm, Inc., a Minnesota corporation (hereinafter the "Owner") has made application to the City
of Orono (hereinafter the "City") for a conditional use permit pursuant to Orono Municipal Code
Sections 78-966/967/968 a.nd 78-1608 through 78-1610 to allow filling in excess of 500 cubic
yards and filling of portions of an existing wetland on the property located at 2940 Sixth Avenue
North within the City of Orono, Hennepin County PINS 28-118-23-31-0001, and legally
described as follows:
Exhibit A attached(hereinafter the"Property"); and
WHEREAS, the requested conditional use permit for filling in excess of 500
cubic yards and filling of a portion of protected wetland is to accomplish the construction of a
new public road on the Property within a public road easement to be granted to the Applicant by
the Owner. This road will serve as access to the Owner's 170-acre residential development
within the adjacent property located in the City of Medina.
NOW, THEREFORE BE IT RESOLVED by the City Council of Orono,
Minnesota:
FINDINGS
1. This application was reviewed as Zoning File 16-3828.
2. The Property is located in the RR-1B Rural Residential Zoning District which
requires a minimum lot area of 2.0 acres and a minimuxn lot width of 200 feet.
3. The Planning Commission reviewed this application at a public hearing held on
May 16, 2016 and recommended approval of the CUP based on the following
findings:
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C ITY OF ORONO
RESOLUTION OF T'HE CITY COUNCIL
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a. The Property is just under 23 acres in total area of which approximately 9
acres is protected wetland.
b. The area of the Property to be impacted by road construction is approximately
1.5 acresin area.
c. The area of wetland to be filled is approximately 0.11 acre.
d. Approximately 8,300 cubic yards (c.y.) of earth movement is proposed, of
which approximately 6,500 c.y. is for new public road construction and 1,800
c.y. is for a turn lane on Homestead Trail onto wluch the new public road will
access.
e. The proposed location for the access to Homestead Trail (County Road 201)
was dictated by extremely sloped topography further north in the only other
location where the developer's property abuts the County road. The proposed
access point is on the outside of a curve providing good sight distance, while
also being located just south of an existing power line easement. A
northbound right-turn lane will be constructed in the County Road 201 right-
of way for traffic inbound to the site.
f. The overall road design was reviewed and approved by Medina. The road is
being constructed as a public road to be maintained by the City of Medina.
While the proposed road at 24 feet in paved width is less than the 32' paved
width that would be required by Orono Code for a public road serving more
than 10 homes, the segment of road in Orono is fairly remote from any
proposed homes, reducing the need for on street parking that would be
provided by a wider paced width.
g. The proposed connection to Deer Hill Road at the northern end of the
development in Medina will make this a through road. It is anticipated that a
future spur off the new road to serve future development of the Property in
Orono would likely be a private road under Orono's rural zoning. That spur
as currently depicted is not being built at this time, but its location suggests
future additional wetland impacts in Orono which might be avoided by
locating it west of the wetland outlet at the time the Orono property develops.
h. Construction traffic is intended to use the Homestead Trail access rather than
the Deer Hill access, which will have the impact of increasing truck traffic,
noise, dust, etc. on Homestead Trail during the construction phase of
development.
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C IT� QF 4RON0
RESOLUT'ION OF THE CITY COUNCIL
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i. The location of the access to Homestead Trail requires crossing of a narrow
wetland corridor which serves as the outlet to the 9-acre wetland on the Orono
property. This crossing is unavoidable in order to ma.ke the access feasible.
j. Medina is the Local Government Unit or "LGU" for administering Wetland
Conservation Act (WCA) rules in Medina. Because the majority of the
developer's overall 170-acre project is in Medina, WCA rules direct that
Medina act as LGU for the entire project, even though MCWD is the LGU for
Orono. -A TEP panel met during 2015 and reviewed the wetland delineations
and proposed wetland impacts.
k. The wetland fill in Orono amounts to 4,851 square feet or 0.11 acre. This fill
is being mitigated within the development area at a 2:1 ratio by restoring the
hydrology and native vegetation of a portion of "Wetland G3" within the
overall project site in Medina, and in the same Painter's Creek subwatershed
as the Orono wetland being filled.
1. In order to minimize the amount of wetland fill, the developer's engineers
have included retaining walls on either side of the road as it crosses the
wetland, with drainage to be provided via a 21" culvert under the road.
m. All mapped wetlands in Orono are by definition within the Wetland Overlay
District. T'he applicant has requested a conditional use permit from the City of
Orono pursuant to City Code Section 78-1610 for wetland alteration in order
to construct the road. Filling of wetland for any purpose is not a Permitted Use
within the Wetland Overlay District per 78-1606, and filling of wetland for
road construction purposes is not an allowed conditional use within the
Wetland Overlay District per 78-1607. The solution to this is removal from
the Wetland Overlay District of those areas being filled via a rezoning process
per 78-1609(a).
n. The City Engineer has reviewed and commented on the proposed road
construction plans and certain of those recommendations should be
incorporated into conditions of approval of the CUP. '
o. The proposed wetland fill for road purposes is reasonable, necessary, and
� minimized to the extent possible.
4. Conditional Use Permit Analysis. The City Council makes the following findings
with regard to the criteria necessary for the granting of a conditional use permit:
1) Is the proposed use consistent with the community management plan? The
intent for the proposed land alteration is to support a residential use in
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C ITY QF ORONO
RESOLUTION OF THE CITY COUNCIL
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Medina and would support a future residential use in Orono, which is
consistent with the permitted uses for the property, and is not in conflict
with the comprehensive plan.
2) Is the proposed use compliant with the zoning code, including any conditions
imposed on specific uses as required by article V, division 3 of the City
Code? The proposed land alteration is residential in nature which is
consistent with the permitted uses for the property.
3) Is the proposed use adequately served by police, fire, roads, and stormwater
management? The land alterations to create a road to serve residential
development will assist in the provision of public and emergency
services, and incorporates stormwater management practices.
4) Is the proposed use provided with an adequate water supply and sewage
disposal system? (Not applicable)
5) Is the proposed use not expected to generate excessive demand for public
services at public cost? The land alterations to create a public road that
will be maintained by the City of Medina will not generate excessive
demands for public services from the City of Orono.
6) Is the proposed use compatible with the surrounding area as the area is used
both presently and as it is planned to be used in the future? The land
alterations to create a road are not anticipated to be incompatible with
the surrounding neighborhood. However, the location of the road access
onto Homestead Trail may have negative impacts to a future dwelling on
the property directly west across Homestead Trail caused by vehicle
headlights, such that mitigation on that neighboring property by
vegetative screening or other means may be desirable.
7) Is the proposed use consistent with the character of the surrounding area,
unless a change of character is called for in the community management
plan? The land alterations to create a road are anticipated to be
consistent with the rural character of the surrounding area.
8) Is the proposed use compatible with the character of buildings and site
improvements in the surrounding area, unless a change of character is called
for in the community management plan? The land alterations to create a
� road are anticipated to be consistent with the rural character
surrounding area.
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CITY OF ORONO
RESOLUT'ION OF THE CITY COUNCIL
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kESH��
9) Is the proposed use not expected to substantially impair the use and
enjoyment of the property in the area or have a materially adverse impact on
the property values in the area when compared to the impairment or impact
of generally permitted uses? This standard requires that the proposed
grading and improvements must not substantially impair the use and
enjoyment of the properties in the area or have an adverse impact on the
property values in the area when compared to the impairment or impact
of generally permitted uses. The result of the proposed land alterations
to create a road will not change the intended residential use of the
property so there should be no change in the use of adjacent properties
resulting from the project, subject to mitigation of potential vehicle
headlight impacts to the property across Homestead Trail from the road
entrance. However, the activity of land alteration generally for
construction of the road as well as future development of homes in
Medina served by the road may have a temporary adverse impact on
neighbors. Trucks hauling and equipment working on the site will likely
result in additional noise, dust, vi6ration and traffic on the haul routes
and immediate neighbors. To the degree possible, negative impacts
should be limited and mitigated.
10) Will the proposed use be provided with screening and buffering adequate to
mitigate undesirable views and activities likely to disturb surrounding uses?
The location of the road access onto Homestead Trail may have negative
impacts to a future dwelling on the property directly west across
Homestead Trail caused by vehicle headlights, such that mitigation on
that neighboring property by vegetative screening or other means may
be desirable.
11) Will the proposed use create a nuisance which generates smoke, noise, glare,
vibration, odors, fumes, dust, electrical interference, general unsightliness, or
other means? See#9 above.
12) Will the proposed use cause excessive non-residential traffic on residential
streets, parking needs that cause a demonstrable inconvenience to adjoining
properties, traffic congestion, or unsafe access? The haul routes within
Orono, if any, should be submitted and will be monitored for damage
and debris. The applicant will be required to keep debris off of the
public roadways. The portions of the land alteration project in Orono
will evaluated by and monitored by the City Engineer and planning staff
so as to minimize nuisances during the project.
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C ITY OF ORQNO
RESOLUTION OF THE CITY COUNCIL
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13) Is the proposed use designed to take into account the natural, scenic, and
' historic features of the area and to minimize environmental impact; The
land alteration includes filling of 0.11 acre of wetland within Orono,
which will be mitigated within the development area at a 2:1 ratio by
restoring the hydrology and native vegetation of a portion of"Wetland
G3" which is in the same Painter's Creek subwatershed as the Orono
wetland being filled. In order to minimize the amount of wetland fill,the
developer's engineers have included retaining walls on either side of the
road as it crosses the wetland, with drainage to be provided via a 21"
culvert under the road. The long term effect of the project should result
in minimal environmental impacts. The project will be monitored by
both Medina and Orono as well as the Minnehaha Creek Watershed
District for erosion control.
14) Will all exterior lighting be so directed so as not to cast glare toward or onto
the public right-of-way or neighboring residential uses or districts? There
should be no lighting or glare resulting from the grading project; and
15) Is the proposed use expected to be not detrimental to the public health,
public safety, or general welfare? See#12 above.
5. The City Council finds that the land alterations including road construction and
wetland fill are unavoidable based on topography, wetland locations within the
site, and the relative lack of public road frontage available to serve the Medina
development. The plans appeaz to minimize the impacts to the wetland in Orono�
by limiting the amount of filling necessary through the use of retaining walls.
Drainage is not anticipated to be negatively affected, and the impacts to
neighboring residential property are expected to be minimal if any, save for the
potential need to screen the property at 1180 Homestead Trail from headlights of
vehicles exiting the new road. Road construction and development of
approximately 40 new single family homes in Medina will likely result in notable
increases in traffic on Homestead Trail. However, this is tempered by the fact
that Homestead Trail is a County road, and the surrounding area is not densely
populated.
6. The City Council has considered this application including the findings and
recommendation of the Planning Commission, reports by City staff, comments by
the Applicant and the public, and the effect of the proposed conditional use permit
on the health, safety and welfare of the community.
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C ITY OF ORON4
RESOLUTION OF THE CITY COUNCIL
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kFSHo�
7. The City Council finds that the Applicant's request would be in keeping with the
spirit and intent of the Zoning Code and Comprehensive Plan of the City.
CONCLUSIONS, ORDER AND CONDITIONS
Based upon one or more of the above findings, the Orono City Council hereby grants a
conditional use permit pursuant to Orono Municipal Code Sections 78-966/967/968 and 78-1608
through 78-1610 to allow filling in excess of 500 cubic yards and filling of portions of an
existing wetland on the Property, subject to the following conditions:
1. This conditional use permit is granted to allow construction of a public road and filling of
a portion of wetland as depicted in the site and construction plans attached hereto as
Exhibit B. Any amendments to the plans which are not in confornuty with City codes or
which substantially change the nature of the project as determined by the Orono City
Engineer will require further City Council review.
2. Applicant shall provide Orono with a copy of the executed road easement document prior
to commencement of construction.
3. City of Orono representatives to be included in a preconstruction meeting to be held prior
to commencement of construction.
4. Future maintenance of the road, retaining walls, and storm sewer shall be by performed
by the City of Medina. The City of Orono shall have no obligation for maintenance of
said facilities.
5. The City of Orono will allow the 24' paved road width rather than 32' required by Orono
Code for a public street.
6. At such time that Owner's Orono property is developed for residential use,the location of
the spur road noted on the approved grading and site plans as "future road" shall be
reconsidered,with a goal of minimizing additional wetland impacts.
7. At such time that Owner's Orono property is developed for residential use, it is
anticipated under Orono ordinances that the spur road serving such development will be a
private road,platted as an Outlot. At that time it is Orono's expectation that the easement
public road that is the subject of this current approval shall be platted as a public road
rather than retaining its status as merely an easement road.
8. The City of Orono approves the wetland fill mitigation per the proposed plans, including
wetland improvements to `Wetland G3' within the development site in Medina.
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C ITY �F ORONO
RESOLUTION OF THE CITY COUNCIL
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kESN�4
9. Concurrent with this approval by Orono City Council, via separate document the portion
of wetland being filled in Orono shall be rezoned so as to be not within the Wetland
Overlay District.
10. Applicant and owner sha11 provide a plan for City of Orono approval prior to
commencement of construction, addressing how visual impacts of headlights to the
property on the west side of Homestead Trail will be mitigated.
11. The applicant shall obtain all appropriate agency permits and temporary easements if
required, and shall install and maintain erosion controls, road marking & signage as
necessary on a temporary and permanent basis.
12. Applicant sha11 submit to the City of Orono as-built drawings for the Orono segment of
the proj ect.
13. Authorities granted by this resolution run with the Property not with the Applicants, but
are permissive only and must be exercised by obtaining a City of Orono land alteration
permit and commencing construction of said project within one year of the date of
Council approval, or the conditional use permit will expire on that date(June 13, 2017).
14. Violation of or non-compliance with any of the terms and conditions of this resolution
sha11 constitute a violation of the zoning code, shall automatically terminate any authority
granted herein, and shall be punishable as a misdemeanor.
15. The undersigned Applicant and Owner have read, understand and hereby agree to the
terms of this resolution and on behalf of the Applicant and Owner and the Applicant's
and Owner's heirs, successors and assigns, hereby agree to the recording of this
resolution in the chain of title of the Property.
Adopted by the Orono City Council on the 13�'day of June, 2016.
ATTESI':
; �-�.u?J .
iane Ti�gs, i r �'ler on Printup, Acting ay
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C ITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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xFsxo�
� �/ r�
� �� ��
Applicant(for Ci of Medina) Property Owner(for Stonegate Farm Inc.)
�/�c� PreS�de��- �or,ega� frxrw�,�
STATE OF MINNESOTA )
)ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this $� day of �U I�c.s�
2016, by S�� ,_)o�►nso � , the official representative of the City o edina,
Minnesota, a municipal corporation,its (�i� �c!rn�h�s�ra�or, on behalf of the City of Medina.
���~ ' MONICAA.FADNESS �_ _ \
- ° NOTARY PUBLIC-MINNESOTA D—✓VLC�.J � • ��
��•��.i�;� My Commission Expires Jan.31,zo» Notary ublic
STATE OF MINNESOTA )
)ss.
COUNTY OF HENNEPIN )
/�
The foregoing instrument was acknowledged before me this a3 day of
2016, by 5�SO�-Yl � �Q� , the official representative of Stonegate Farm, Inc., a
Minnesota corporation,its �,���csz P�e S� c�.e..��- ,on behalf of the corporation.
����:�� l--�a,� IC.�.,� po c�
'� RACHEL DODGE
�� NOTARY PUBLIC•MINNESOTA
Notary Public
�6' ' ,,� C,�r�ssion Expires Jan.31,2020
�.,��r
Page 9 of 9
Eachibit A 6 6 3 2
Resolution No.
LEGAL DESCRIPTION
The following described property situated in the County of Hennepin, State of Minnesota to wit:
That part of the East Half of the Southwest Quarter of Section 28, Township 118, Range 23 lying
North of the centerline of County Road No. 6 as monumented and platted in the plat of Hennepin
County State Aid Highway Number Six,Plat Five, Hennepin County,Minnesota.
The North, East, and West boundary lines of said Tract have been marked by Judicial Landmarks
set pursuant to Torrens Cases Nos. 17158 and 18135.
AKA Hennepin County PINS 28-118-23-31-0001
Exhibit B 6 6 3 z
Resolution No.
Site Plans, Road Plans attached on following pages:
D-1 -Overall Development Layout(Drainage Plan, Sheet 1 of 2)
D-2-Road Plan(Final Street Plan, Sheet 14 of 26)
D-3 -Grading/Drainage/Erosion Control (Sheet 8A of 26)
D-4-Enlarged Crrading Plan Depicting Wetland Impact
D-5-Homestead Trail Turn Lane Plan (Sheet 21 of 26)
D-6-Turn Lane Plan Enlarged
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STATE OF MINNESOTA )
) ss
COUNTY OF HENNEPIN )
The undersigned, being duly qualified and appointed City Clerk of th��City of Orono,
Minnesota, certifies that I compared the foregoing resolution adopted at��eting of the
Orono City Council on June 13�', 2016, with the original thereof on fi�,��i���a�fice, �the
same is a correct transcription thereof. ,t �'�•.��-:;...,
�+�A=;'Y�.CU`� '�,�1�it, .-
WITNESS my hand officially as such City Clerk and ��i°at� ''tb€�hB�,Cjty this
.,
25�'day of August, 2016. '�f �``- '`� �,.%' '`�r '�,
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