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Home My WebLink AboutResolution 7153 LAND TYPE Abstract (A) DOC NUM 10889455 Certified, filed and/or recorded on Dec 21, 2020 3:11 PM Office of the County Recorder Hennepin County, Minnesota Martin McCormick, County Recorder Mark Chapin, County Auditor and Treasurer Deputy 162 Pkg 0 2135930E Document Recording Fee $46.00 Document Total $46.00 This cover sheet is now a permanent part of the recorded document. DATp IL CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y NO. 7153 `�&FSH0�(c A RESOLUTION APPROVING A VARIANCE FROM MUNICIPAL ZONING CODE SECTION 78-1379 FILE NO. LA20-000069 WHEREAS, on October 20, 2020, All Energy Solar, o/b/o Aron J. and Kali J. Anderson ("Applicants"), applied for a variance from the City Code for the property addressed 4760 Bayside Road and legally described as: Lot 1, Block 1, Bayside Hills, Hennepin County, Minnesota (hereinafter the "Property"); WHEREAS, the Applicants have made application to the City of Orono for a variance to Orono Municipal Zoning Code Section 78-1379 to allow 83 percent coverage of a roof with solar panels, where 70% is permitted; and WHEREAS, on November 16, 2020, after published and mailed notice in accordance with Minnesota Statutes and the City Code, the Planning Commission held a public hearing, at which time all persons desiring to be heard concerning this application were given the opportunity to speak thereon; and WHEREAS, on November 16, 2020, the Planning Commission recommended approval of the variance; and WHEREAS, on December 7, 2020, the City Council reviewed the application and the recommendations of the Planning Commission and City staff; and NOW, THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota hereby approves the requested variance as described above based on one or more of the following findings of fact concerning the Property: FINDINGS OF FACT: 1. This application was reviewed as Zoning File #LA20-000069. The analysis contained within staff memos and the exhibits attached to the aforesaid memos, all minutes from the above mentioned meetings, and any and all other materials distributed at these meetings are hereby incorporated by reference. 2. The Property is located in the RR-1A Zoning District. 1 LA20-69 Exhibit A �ONp CITY OF ORONO RESOLUTION OF THE CITY COUNCIL ti NO. 7 1 5 3 �` G I-IkESHO A RESOLUTION APPROVING A VARIANCE FROM MUNICIPAL ZONING CODE SECTION 78-1379 FILE NO. LA20-000069 WHEREAS, on October 20, 2020, All Energy Solar, o/b/o Aron and Kali Johnson ("Applicants"), applied for a variance from the City Code for the property addressed 4760 Bayside Road and legally described as: Lot 1, Block 1, Bayside Hills, Hennepin County, Minnesota (hereinafter the "Property"); WHEREAS, the Applicants have made application to the City of Orono for a variance to Orono Municipal Zoning Code Section 78-1379 to allow 83 percent coverage of a roof with solar panels, where 70% is permitted; and WHEREAS, on November 16, 2020, after published and mailed notice in accordance with Minnesota Statutes and the City Code, the Planning Commission held a public hearing, at which time all persons desiring to be heard concerning this application were given the opportunity to speak thereon; and WHEREAS, on November 16, 2020, the Planning Commission recommended approval of the variance; and WHEREAS, on December 7, 2020, the City Council reviewed the application and the recommendations of the Planning Commission and City staff; and NOW,THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota hereby approves the requested variance as described above based on one or more of the following findings of fact concerning the Property: FINDINGS OF FACT: 1. This application was reviewed as Zoning File #LA20-000069. The analysis contained within staff memos and the exhibits attached to the aforesaid memos, all minutes from the above mentioned meetings, and any and all other materials distributed at these meetings are hereby incorporated by reference. 2. The Property is located in the RR-1A Zoning District. 1 �ONp CITY OF ORONO RESOLUTION OF THE CITY COUNCIL A NO. 1153 'kESH(1)1L 3. The Property contains 6.87 acres in area and has a defined lot width of 182 feet. 4. The Property is exempt from the Stormwater Quality Overlay District requirements. 5. Applicant has applied for the following variance: a. Variance from the roof coverage limits of 70% 6. In considering this application for variance, the Council has considered the advice and recommendation of the Planning Commission and the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. ANALYSIS: 1. "Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance . . . ." The intent of the 70% rule is to avoid the visual impact of solar panels covering a roof. The roof structure is not visible form the street, either from Bayside (over 600 feet away),or McCulley Road (on the other side of a large berm). 2. "Variances shall only be permitted . . . when the variances are consistent with the comprehensive plan." The Comprehensive Plan includes "To preserve open space, light, air, and solar access for all citizens while maintaining night sky" as a general goal (CMP Part 2 Community Plan Foundation, page 13). Additionally, Cities are required to include an element of protection and access to for solar energy systems (CMP Part 3A Solar Access Protection,page 14.) 3. "Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. `Practical difficulties,' as used in connection with the granting of a variance, means that: a. The property owner in question proposes to use the property in a reasonable manner, however, the proposed use is not permitted by the official controls. The placement of the extra solar panels is a reasonable use. b. The plight of the landowner is due to circumstances unique to his property not created by the landowner. the property owner did not build the house,and the desire to maximize the use of solar panels did not appear to be the key objective during construction. c. The variance, if granted, will not alter the essential character of the locality." 2 .<trii/E-- BOAT CITYNo. OF ORONO RESOLUTION OF THE CITY COUNCIL 7153 G "Es The excess coverage(of panels)will likely not be visible outside of the property. Lastly,the State Legislature has determined that inadequate access to sunlight for solar energy systems is a practical difficulty. The configuration of the roof and lack of alternatives establish a practical difficulty. 4. "Economic considerations alone do not constitute practical difficulties." Economic considerations has not been the sole factor in the variance approval determination. 5. "Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with Orono City Code Chapter 78."The applicant has noted that the design of the house roof,the orientation of the accessory structure, and the City's prohibition of ground mounted arrays limit adequate access to sunlight. 6. "The board or the council may not permit as a variance any use that is not permitted under Orono City Code Chapter 78 for property in the zone where the affected person's land is located."This condition is not applicable, as solar arrays are permitted in every district. 7. "The board or council may permit as a variance the temporary use of a one-family dwelling as a two-family dwelling."This criteria does not apply. 8. "The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property." The structure's orientation to the sun does not support adequate access to the sun for the applicants needs. 9. "The conditions do not apply generally to other land or structures in the district in which the land is located." The conditions would apply to other structures not properly oriented to the sun. 10. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant." The right to the sun for solar arrays is a right provided by the city and the state legislature. 11. "The granting of the proposed variance will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter." No suggestion that the increased level of solar panels will impact health,safety,and comfort has been received. 12. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty."The variance is not merely a convenience to the applicant. 3 ��p CITYNO. OF71ORONO53 RESOLUTION OF THE CITY COUNCIL -$. � l"I'EsHO CONCLUSIONS, ORDER AND CONDITIONS: Based upon one or more of the above findings, the Orono City Council hereby grants a variance to Orono Municipal Zoning Code Section 78-1379 to allow upto 83 percent roof coverage, subject to the following conditions: 1. Council approval is based on the entire record, above Findings. 2. The approved project shall conform to the building plans submitted by the Applicants and annotated by City staff, attached to this Resolution as Exhibit A. 3. Any amendments to the plans which are not in conformity with City codes may require further Planning Commission and City Council review. 4. Authorities granted by this resolution run with the Property not with the Applicants, but are permissive only and must be exercised by obtaining a building permit for the new construction and commencing construction of said project. A permit must be issued within one year of the date of Council approval, or the variance will expire on that date(December 7, 2021). 5. Violation of or non-compliance with any of the terms and conditions of this resolution may result in the termination of any authority granted herein. ADOPTED by the Orono City Council on this 7th day of December 7, 2020. ATTEST: CIT OF ORONO: arl-lre-- ' 1----1-'`Ze Anna Carlson, City Clerk Dennis Walsh, Mayor 4 i'd}, ..e. �� ...amort•. x "'''''''1:','„.,11'11'1:14,1 . ' ', ' 111 • .M.Sr '`P •• �; '. 'lam ;v ly '• 1 f • , )11iilliiiiiiiiiiiikii,„ ,11. . '�. t . ' • ' •, • t • w, yam . 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