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HomeMy WebLinkAboutResolution 5553 ' � . �� � � O� � O O � �� CITY of ORONO 9 � � . � �� G'�' RESOLUTION OF THE CITY COUNCIL �`�kEsKOg'� rvo. 5 5 5 3 . A RESOLUTION GRANTING SUBDIVISION OF A LOT LINE REARRANGEMENT, STREET VACATION AND VA.RIANCES FOR PROPERTIES LOCATED AT � 4725 AND 4731 NOR�H SI�OI�E D1L2YVE -FILE NOS. 06-3234 & 06-3235 WHEREAS, the City of Orono is a muiucipal corporation organized and existing under the laws of the State of Minnesota; and WHEREAS, the City Council of Orono (hereinafter "City Council") has adopted subdivision regulations for t11e orderly, econoinic, and safe development of land within the City; and • WHEREAS, the City Council has considered the application for a subdivision of a lot line rearrangement and other approvals by Hessburg Development Corporation, a Minnesota domestic corporation (hereinafter the developer); and Dennis A. Meyer, a single person, and Gerda M. Henry, a single person (hereinafter the "owners", and collectively with the developer referred to as the "applicants") for properties legally described as: Attached as Exhibit A(hereinafter"the properties"); and , WHEREAS, tlle properties consist of 3 separate parcels owned by the applicants and that part of Lake Street as shown on the survey attached hereto as Exlubit A, and identified as Hennepin County PINS 07-117-23 32 0016, 07-117-23 32 0017, and 07- 117-23 32 0018; and WHEREAS, the applicants have submitted a comprehensive application for redevelopment of the properties, incorporating the following elements: 1) Vacation of the portions of"Lake Street" as dedicated in the plat of Bergquist & Wicklund's Park in 1888, lying between the extended northwesterly line of Lot 6, Blocic 5, Bergquist & Wiciclund's Parlc and the extended northwesterly line of the southeasterly 14.0 feet of Lot 4, Blocic 5, Bergquist &Wicklund's Park; and • 2) Combination of the easterly two parcels, followed by a metes and bounds relocation of the common boundary between the westerly parcel and the � combined easterly parcels, to result in two new parcels to be referenced herein as Page 1 of 9 <;t. � O� . � O O '_ � C ITY of ORONO � � - ;. � ti ti RESOLUTION OF THE CITY COUNCIL ��`�kEsH.o�`'�G No. 5 5 5 :� � Parcel A (the new westerly parcel, to henceforth be addressed as 4731 North Shore Drive) and Parcel B (the new easterly parcel, to henceforth be addressed as 4725 North Shore Drive); and 3) A request for the following zoning variances for development of Parcel A: a. Lot area and lot width for a property 0.26 acres in area and 60' in width where 1.0 acre and 140' of width is iiormally required; and � b. Side street setback to allow a 13' setback from the adjacent uniinproved right- of-way where a 35' setback is iiormally required; and c. A 24' setback from the top of bluff where a 30' setback is nonnally required; and d. A 75' —250' hardcover variance to allow 2,132 s.f. or 30.3%hardcover where 25%is normally allowed; a�ld � . 4) A request for the following zoning variances for development of Parcel B: a. Lot area and lot width variances for a property 0.32 acre in area and 70' in width where 1.0 acre in area and 140' in width are normally required; and b. A rear yard setback of 21' where 30' is normally required; and c. A 75' — 250' hardcover variance to allow 2,878 s.f. or 34.5% hardcover where 25% is normally allowed; and . WHEREAS, after due published and mailed notice in accordance with Minnesota Staiutes 462.358 et. seq. and the City of Orono's Zoning and Subdivision Codes, the Orono Planning Commission held a public hearing on October 16, 2006 and November 20, 2006, at which time all persons desiring to be heard concerning this application were given the opporhuiity to speak tliereon; and WHEREAS, the applicants have completed or have agreed to complete all requirements for the City for metes and bounds subdivision of a lot line rearrangement for division and combination purposes, resulting in the relocation of the common lot boundaries between the properties, as shown in the survey attached as Exhibit A resulting in new legal descriptions for each as shown in Exhibit A; and WHEREAS, at their regular meeting held on December 11, 2006, the Orono City � Couilcil considered the proposed subdivision of a lot line rearrangement; the proposed street vacation; and the requested lot area, lot width, side street setback, rear yard setback, • bhiff setback and hardcover variances,noting the following findings of fact: Page 2 of 9 ` � °� � o �. � - C ITY of ORONO � -: : � , ti ti RESOLUTION OF THE CITY COUNCIL �L`�kESH.�4�G NO. r � 1. The properties are located within the LR-1B, One Family Lakeshore Residential Zoning District requiring a minimum of 140' in lot width and 1.0 acres of contiguous dry buildable land within each newly created lot. 2. The proposed lot line rearrangeinent and street vacation encompasses three residential lots and a part of vacated Lake Street, containing a total of 0.58 acres of land. 3. Upon completion of the lot line rearrangement, 4731 North Shore Drive � ` will contain approximately 11,553 s.f. (0.26 acres) and 60' in defined width which will continue to be noilconfornling with respect to lot area and lot width within the LR-1B, One Family Lakeshore Residential Zoning District. 4. Upon completion of the lot line rearrangement, 4725 North Shore Drive � will contain approximately 13,927 s.f. (0.32 acres) and 75' in defined width which will continue to be nonconforming with respect to lot area and lot width within the LR-1B, One Family Lakeshore Residential Zoning District. 5. But for the availability of all three parcels for combination/division at the same time, it is probable that attempts would be made to redevelop each of the three�parcels individually, or at least to redevelop the westerly parcel separately from the easterly two parcels, resulting in the need for greater variances and less flexibility of site design due to the narrow, steep nature of the lots. The opportunity to require a shared driveway access would also be lost. Additioilally, because two of the parcels have been assessed for and provided with municipal sewer, and have been developed with single family residences for many years, it is unlikely that the City would deny variances for a total of two homes on the three parcels. The proposed combination/subdivision results in two lots that can be developed more efficiently than if such a re-arrangement was not occurring. 6. The City Council finds that the vacation of a portion of Lake Street as proposed is in keeping with the:public interest and not in conflict with the . � provisions of the Orono Community Management Plan in consideration of the following findings: Page 3 of 9 � � O� � 0 �, � 3 C ITY of ORONO � � ti �� G'�' RESOLUTION OF THE CITY COUNCIL �`�kEsH.o�`'� No. 5 5 5 � � a. Tl1e portion of dedicated right-of-way to be vacated has never been improved as a public roadway. b. The right-of-way to be vacated consists of land abutting the lakeshore and contains slopes ranging from 40% to 70% with no terracing at the shoreline, and is at the base of a protected bluff. Tlierefore, the area to be vacated cannot reasonably expect to be developed for any public use, but has value only to the immediately adj acent uphill property owners as access to the lalceshore. Unlike the portion of Lake Street intersecting the nearby unimproved extension of Adams Street within the plat of Bergquist and Wiciclund's Park, the portions to be vacated do not serve as a public drainageway nor as potential future access to the lake. Therefore, vacation of said right-of-way will not eliminate access to any adjoining or nearby properties, nor will it limit or � eliminate access to Lake Minnetonka or any other public amenity. Further, the remoteness of the said right-of-way makes it inaccessible for lakeshore bank maintenance should such bank maintenance become necessary, which could be more easily accomplished by the immediately adjacent uphill owners. c. Utility companies have been notified of the proposed vacation and none have requested that easements for utility purposes be retained. � d. The City does not intend to use the portion of right-of-way to be vacated for any public purpose. 7. The side street setback variance for Parcel A is justified because the side street is an undeveloped right-of-way. This undeveloped right-of-way is used for purposes of drainage and it is unlikely that it would ever be developed. Further, this side street setback variance allows for an adequate driveway and parlcing area for Parcel A without interfering with the functionality of the shared driveway. 8. The bluff setback variance for Parcel A is justified by the steepness of the topography over the entire lot. The encroachment into the 30' bluff setback is reasonable and is the minimal necessary to niake the site . � grading work. Page 4 of 9 . � °� � � � o � � -� 3 � CITY of ORONO � - ; � ti ti RESOLUTION OF THE CITY COUNCIL ��`9 og'�G NO. . k'EsK 5 5 3 9. � The hardcover variances for Parcels A and B are justified because the size footprints proposed are not out of character with the neighborhood, and do not exceed the structural coverage limits for the properties. ' 10. The rear yard setback variance for Parcel B is reasonable as it was necessary to push the home out of the bluff setback area, and there is a � need for adequate off street parking in front of the garage. Additionally, the 3ra stall of the garage is reasonable as there is a iieed for additional storage within the garage. 11. Due to its steep slope the shared driveway should be heated in the winter months to allow for a safer entra.nce into the property. The developer has agreed to this being a requirement of the development approval. � 12. Because the subdivision is a lot line rearrangement and is not creating a new buildable site, no parlc fees will be due. Additionally, the properties are not subject to Storm Water and Drainage Trunk Fees. 13. The City Council has considered this applicatioii uicluding the findings and recommendations of the Planning Cominission, reports by City staff, comments by the owner, the applicants and the public, and the effect of the proposed variances on the health, safety and welfare of the cornmunity. 14. The City Cotmcil finds that the conditions existing on the properties are peculiar to them and do not apply generally to other property in this zoning district; tliat granting the variances would not adversely affect traffic conditions, light, air nor pose a fire hazard or other danger to neighboring property; would not merely serve as a convenience to the applicants and owner,. but are necessary to alleviate a demonstrable hardship or difficulty; are necessary to preserve a substantial property right of the owners and applicants; and would be in keeping with the spirit . and intent of the Zoning Code and Comprehensive Plan of the City. NO�V, TgIERE�ORE, �E YT' �SOY.,VEY), that the City Council of the City of � � Orono hereby grants tl�e petition by the applicants for vacation of the herein identified . portion of Lake Street, subject to the vacated portions being legally combined with the appropriate adjoining tax parcels; and Page 5 of 9 . � °� � • o � o - � � CITY of ORONO � . _ � ,., . ti ��l �Gti RESOLUTION OF THE CITY COUNCIL `�kEsKog' No. 5 5 5 3 . FURTHER BE IT RESOLVED, that the Council of the City of Orono hereby approves the lot line rearrangemeilt of the above referenced properties of the applicants as shown on the certificate of survey by Demars Gabriel Land Surveyors of Plymouth, Minnesota, dated November 1, 2006, as attached in Exhibit "A", subject to the following conditions and declarations: � 1. Prior to release of this resolution for filing, the applicants shall provide a title . opinion for the properties confirnling ownership and encumbrances, to the satisfaction of the City Attorney. 2. The aforesaid division shown on the attached Certificate of Survey shall be filed by the City of Orono with either the Hennepin County Recorder's Office or Registrar of Titles Office on or before June 11, 2007 together with a certified copy of this resolution. � 3. The approval granted by this resolution shall expire if the division has not been filed by the date specified above. In that event, it will be necessary to file a new - , application with the City of Orono for subdivision review. FURTHER BE IT RESOLVED that the following variances are hereby granted in conjunction with the vacation and lot line rearrangement approved herein: 1) 4731 North Shore Drive is granted the following variances in accordance with the approved building plans attached as Exhibit B: a) Lot area and lot width for a property 0.26 acres in area and 60' in width where 1.0 acre and 140' of width is normally required; a.iid b) Side street setback to allow a 13' setback from the adjacent unimproved right- of-way where a 35' setback is normally required; and c) A 24' setback from the top of bluff where a 30' setback is normally required; and d) A 75' —250' hardcover variance to allow 2,132 s.f. or 30.3%hardcover where 25%is nonnally allowed. 2) 4725 North Shore Drive is granted the followiilg variances in accordance with the approved building plans attached as Exhibit C: � . Page 6 of 9 � �� � Q � O � � CITY of ORONO �a � � ti ti RESOLUTION OF THE CITY COUNCIL ��`�k'ESS�4�G NO. 5 5 5 � . a) Lot area and lot width variaiices for a property 0.32 acre in area and 70' in width where 1.0 acre in area and 140' in width are normally required; and b) A rear yard setback of 21' where 30' is normally required; and c) A 75' —250' hardcover variance to allow 2,878 s.f. or 34.5% hardcover where 25% is normally allowed. The lot area and lot width variances granted above shall be considered as running with the land in perpetuity but shall not take effect until such time that the lot line rearrangement has been recorded and approved by Hennepin County. The setback and. . hardcover variances granted above are approved in accordance with the following provisions: 1. Council approval is based on the site plans submitted by the applicants and � � annotated by City staff, attached to this Resolution as Exhibits B and C. Any amendments to the site plans which are not in conformity with City codes will require further Planning Commission and City Council review. . 2. Variance authorities granted by this resolution run with the propei-ties not with the applicants or owners, but are permissive only and must be exercised by � obtaining building permits for the new construction on each lot within one year of the date of Council approval, or the variances will expire on that date (December 11, 2007). 3. No building permits for construction of new residences on Parcel A and Parcel B shall be issued until the vacation and lot line rearrangement have been recorded and approved by Hennepin County. Applicants are advised that individual surveys for each Parcel shall be requi"red in order to obtain building permits for individual Parcels. 4. The Deve�oper shall provide a heating system within the driveway for safety purposes. 5. Violation of or iion-compliance with any of the terms and conditions of this � � resolution shall constitute a violation of the zoning code, shall automatically � tenninate any authority granted herein, and shall be punishable as a � � misdemeanor. . . Page 7 of 9 . � °� - � o 0 �� CITY of ORONO S � '• � _ � � ti RESOLUTION OF THE CITY COUNCIL � ��`�kESI3�g'�G NO. ,5 5 5 3 . 6. The undersigned applicants have read, understand and hereby agree to the terms of this resolution and on behalf of the applicants, the owners, and the applicants' and owners' heirs, successors and assigns, hereby agree to the recording of this resolution in the chain of title of the respective properties and Parcels. Adop�ted by the City Council of the City of Orono, Minnesota at a regular meeting held this l lt' day of December, 2006. ATTEST: � � ���, ,� �-� Linda S. Vee, City Clerk Barbara Peterson,Mayor � ����� /'�t °. • ,/ ! Ap licant Applicant `�i/ , ! Applicant STATE OF MINNESOTA � COUNTY OF HENNEPIN The foregoing instrument was acknowledged before me on this �/� day of � 2006 by Barbara A. Peterson, Mayor of the City of Orono, a Minnesota mumcipal corporation and said instrument was exec ed on behalf o e City. DENISE M. LESKINEN ` NOTARY PUBLIC-P"INNESOTA Notary Public '��,;;;:.� My Commission Expires Jan.31,2010 � . Paje 8 of 9 � . , . 7' O� � O > O g CITY of 4RON0 � �, . . � RESOLUTION OF THE CITY COUNCIL ��l ��'~ `�kEsH.og' rvo. 5 5 5 � . STATE OF MINNESOTA COUNTY OF HENNEPIN , The foregoing instrument was acknowledged before me on this ��day of _ ��, 2006 by Linda S. Vee, City Clerk of the City of Orono, a Minnesota municipal corporation and said instrument was executed �n behalf the City. ���- . DENISE M. LESKI�f�.N . � ;, NOTARY PUBLIC-MINNESOTA Notar Public ;;;,;:s' My Commission Expires Jan.31,2010 y STA E OF MINNESOTA COUNTY OF HENNEPIN This inst ment was acknowledgec�before me this�day of , 2006� � by P/J4fj(> ,the /����°i.Q� for Hessburg Development • Corporation, a Minneso omestic corporatioii, on behalf of the corporat' � '�.. BARBARA G.SILUS �"`tiQ't-� NOTARY PUBLIC-MINNESOTA Notary Public " ,,,,.: My Commission Expires Jan.31,2008 STATE OF MINNESOTA COUNTY OF HENNEPIN This instrument was acknowledged before me this/�day of ,/�°_,C�°/��2006 by Dennis A. Meyer, a siilgle person. BARBARA G. SILUS . VOTARY PUBLIC-MINNESOTA Notary Public �;;,,;:, tvly Commission Expires Jan.31,2008 _ STATE OF MINNESOTA COUNTY OF HENNEPIN This instrument was acknowledged before me this �-�day of� -L�,J�I';'Z006 by Gerda M. 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