HomeMy WebLinkAboutRe: proposed riding arena � . .
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� �'� C ITY of ORONO
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�,t '' �G~ Street Address: Mailing Address:
�xESII�¢ 2750 Kelley Parkway P.O. Box 66
� Orono, MN 55356 Crystal Bay, NiN 55323-0066
November 15, 2005
Kathryn Alexander
401 East Lake Street
Wayzata, MN 55391
Re: Proposed Riding Arena at 355 Stubbs Bay Road North
Dear Ms. Alexander:
You recently submitted a drawing depicting the proposed attachment of a 9,240 s.f.
indoor riding arena to the residence structure at 355 Stubbs Bay Road North. It is our
understanding that the intent of attaching the arena to the principal residence via a 30' x
6' corridor was an attempt to eliminate the accessory building status of the arena by
making it part of the principal building. Orono Zoning Code Section 78-1434, the
Oversize Accessory Structures (OAS) ordinance, would allow only one oversize (>1,000
s.f. footprint) accessory structure on the property, and for this 9.9-acre property that
struct�.ire would be limiteci to a footprint of 3,000 s.f.
The property is zoned RR-lA, Single Family Rural Residential District. Keeping of
horses for non-commercial purposes in RR-lA is an allowed accessory use per 78-
394(9). Private barns and stables, defined in 78-1 as "a building or structure used or
intended to be used for the keeping of hoofed animals belonging to the occupant of the
property, and kept for non-commercial purposes", is an allowed accessory use in RR-lA
per 78-394(10), listed as "the use of an accessory building for keeping animals for non-
commercial purposes..." . The code does not define `indoor riding arena'.
The zoning code allows as a permitted use in RR-lA, "One-family detached dwellings".
"Detached Dwelling" is defined in 78-1 as "a dwelling which is entirely surrounded by
open space on the same lot". "Dwelling" is defined as "a building or one or more
portions of a building designed or intended to be occupied exclusively for residence
purposes...".
The zoning code does not address "attachment" between a principal building and an
accessory building. However. the definitions of `dwelling' and `detached dwelling' leaa
me to conclude that attachment to an accessory use other than an attached garage, is not
allowed.
'�elephone(952)249-4600 � �ax(952)249-461�
w�vw.ci.ororao.mn.us
' A
Kathryn Alexander
November 15, 2005
Page 2
My conclusion is that the proposed attachment of the riding arena converts the residence
structure to something other than a `detached dwelling', and therefore would not be
allowed. Additionally, if all one had to do in order to exceed the Oversize Accessory
Structure standards was to somehow attach an oversize accessory building to the
principal residence building, the OAS ordinance would be compromised on a regular
basis.
Staff would deny a building permit for the attached riding arena as presented, Your
options as an applicant would include:
a) Apply for a variance to the Oversize Accessory Structures ordinance to allow for
a detached riding arena that exceeds the limits established in 78-1434. It is not
clear whether a sufficient hardship exists to support such a variance.
b) Lobby the City Council to consider revising the current ordinance to make
accessory buildings exceeding the size limits of the OAS ordinance a conditional
use, whereby factors such as screening, distance from lot lines or roadways,
architectural compatibility, etc. could be established to allow oversize buildings.
c) Appeal the staff interpretation of the ordinance to the City Council. There is a
$100 fee for this process, whereby you would provide written materials
supporting your position and staff would similarly provide materials to the
Council supporting the staff conclusion. This would be placed on the Council's
agenda typically within 2-3 weeks of the written appeal request.
Please contact me at 952-249-4600 if you have any questions or if you wish to discuss the
options.
Sincerely, ��
.,������ %�,;r-"`--
�
Michael P. Gaffron
Planning Director
cc: Tom Barrett, City Attorney
Orono Planning Staff
� �
Confiirmation Report — Memory Send
Time : Nov-15-2005 01:55pm
Tel line : +9522494616
Name : CITY OF ORONO
Job number . 209
Date . Nov-15 01:53pm
To . 4738222
Document pases . 003
Start time . Nov-15 01:53pm
End time . Nov-15 01:55pm
PaBes sent . 003
Status . OK
Job number : 209 *** SEND SUCCESSFUL ***
o���o Ca�-y of Oy-ono
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Crystal Bay, A�N SS323
(9S2) 249-4600
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I hereby certlty that this Is a i:rve and correct representation of a surve
, ing descrlbed property: � y of ti�e boundarles of the follow-
That part of the Southwest quarter of Section 3Z, Township 118 North� Range 23 West of the 5
; hierldian, described as. follows:
� Beginning at a point on tfie East line of said �Soutl����est quarter distant th Principal .
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� along saitl East 1 ine� feom the hbrti�east corner of said Soutl�west uart 489.32 feet South� as measured
, 1�lorth line of said Soutliwest quarter a distance of 575.00 feet; tlience Southt�paralleltwparallel riltfi the
� of tl�e Soutl�a�est quarter a distance of� 350,00 feet; tfience West parallel wlth said � ith sald East Ilne
I Southwest quarter a distance of 445.00 feet; thence North parallel wlth sa rth line of tl�e
� , quarter to said Nortfi line of tl�e Soutiiwest quarter; ti�ence East alon saidd East line of the Soutl�west
qu3rter to the PJortheast corner of sald Southwest quarter; thence South alon said
� west quarter to the point of beginning� EXCEPT that part.of said . 9 NOrtfi line of the Southwest
' Qeginning at a point on tlie East line of sald Soutt�rrest quarter dist 9 East line of the South-
� So.uthwest quarter described as follows:
� ured along said East line, from ttie Nortl�east corner of sald South���esttquarter.ftet South�� as meas-
witt� the Nortl� line of said Southwest quarter a distance of 495,00 feet; then hence West parallel
� said East line of tlie Soutliwest quarter to said Nortii line of the Southw '
along said hbrth llne of tlie Soutt�west quarter to the Northeast corner C� NOrth parallel with
i est quarter;' thence East �
tl�ence 5outfi along said �ast line of the Soutfiwest quarter to the point of beginnin
� EXCEPt the East 33 feet thereof, of said Southwest quarter;
ti�e location of all existing buildings, if any, tl�ereon, and the pro sed g,
It does not purport to sl�ow any otlier improvements or encroachments,� location of three proposed bullc�ings.
Scale: 1 incl� = 100 feet � � ��FFjN & GRONBERG. INC.
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