HomeMy WebLinkAboutResolution 6447 , .
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C ITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
� ; 644 �
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CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
A RESOLUTION
GRANTING A VARIANCE TO
MUNICIPAL ZONING CODE
SECTION 78-1279(6)
FILE NO. 14-3675
WHEREAS, the City of Orono is a municipal corporation organized and existing under
the laws of the State of Minnesota; and
WHEREAS, pursuant to Minnesota Statutes 462 et. seq., the City Council of the City of
Orono has adopted zoning and subdivision regulations for the protection of the public health,
safety and general welfare; and
WHEREAS, Ryan B. and Stacy R. Alness, husband and wife (hereinafter the
"Applicants") are owners of the property located at 1141 Elmwood Avenue within the City of
Orono (hereinafter"the City") and legally described as follows:
Lot 7, SKARP AND LINDQUIST'S FERNHILL, HENNEPIN COLTNTY,
MINNESOTA (hereinafter the "Property"); and
WHEREAS, the Applicants have made application to the City of Orono for a variance to
Orono Municipal Zoning Code Section 78-1279(6) to allow construction of a residence on the
Property encroaching lakeward of the defined Average Lakeshore Setback Line where no such
encroachment is normally allowed; and
WHEREAS, after due published notice and mailed notice in accordance with Minnesota
Statutes and the Orono, Minnesota, City Code, the Orono Planning Commission held a public
hearing on July 21, 2014 and again on August 18, 2014 at which times all persons desiring to be
heard concerning this application were given the opportunity to speak thereon; and
WHEREAS, the Orono City Council reviewed the variance request at its regular meeting
on September 8, 2014, and directed that a resolution for approval be drafted, incorporating
findings supporting approval of the variance.
NOW, THEREFORE BE IT RESOLVED by the City Council of Orono,
Minnesota:
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C ITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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FINDINGS
1. This application was reviewed as Zoning File 14-3675.
2. The Property is located in the LR-1 B One Family Lakeshore Residential Zoning
District.
3. The Applicants have submitted a proposed building site plan for a new residence
that meets all required setbacks with the exception of the average lakeshore
setback. The Property has municipal public sewer available, which the new
residence will be connected. The proposed impervious surface coverage meets all
hardcover location and square footage restrictions of the Zoning Chapter and the
total proposed square footage of hardcover does not exceed 25 percent of the
entire lot area. The proposed house will be required to meet all other zoning
district standards.
4. With regards to the criteria established for granting variances and specifically the
requested average setback variance, Council makes the following findings:
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 Applicants have requested to build a home in a
residential district, which is consistent with the underlying zoning and
comprehensive plan.
b) The plight of the landowner is due to circumstances unique to his
property not created by the landowner. The Applicants did not create
the lot.
The situation is unique because the proposed home is located further from
the lake than the house located to the south. The lot to the north is vacant,
but the house on the nonriparian lot uphill from it is being used to
calculate the average lakeshore setback because the northern lot is subject
to a lot combination agreement. But for the lot combination agreement on
the lot to the north, and utilizing the location of the house on the
nonriparian lot, the Applicants could build this house without a variance.
The lot combination agreement on the lot to the north would not have
been disclosed to the Applicants at the time they purchased their current
home. Further the lots to the north have separate PIDs and would lead an
adjacent property owner to believe the riparian lot is vacant.
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RESOLUTION OF THE CITY COUNCIL
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c) The variance, if granted, will not alter the essential character of the
locality. The proposed use is consistent with the underlying zoning
district and comprehensive plan. The official controls of the City
contemplated single family residential homes in this area.
The Applicants propose to build a home on a 50' lot which is the same
width as the two lots to the south which each have a house constructed on
them. The neighborhood has other lots that are 50' in width with single
family homes located on them.
The Applicants' lot has a sewer stub which is typically associated with a
buildable lot.
The lot to the north still has an unobstructed view of the lake because of
the vacant riparian lot they own. The neighbors to the north are not entitled
to an unobstructed view of the lake through a property owned by someone
else. The Applicants are building the home in conformance with all height
and massing restrictions required by the code. Further, the lot to the north
is situated on a hill and will have a sight line over the proposed house.
d) Economic considerations alone do not constitute practical difficulties.
The Applicants are applying to build a home on a single lot. The variance
application is not intended to avoid, or minimize, any financial
responsibilities of the Applicants.
e) Practical dif�culties 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 this chapter. Not applicable.
f� The board or the council may not permit as a variance any use that is
not permitted under this chapter for property in the zone where the
affected person's land is located. Residential homes are allowed in this
zoning district. Not applicable.
g) The board or council may permit as a variance the temporary use of a
one-family dwelling as a two-family dwelling. Not applicable.
h) The special conditions applying to the structure or land in question are
peculiar to such property or immediately adjoining property. The
present situation is peculiar to the Applicants' lot because the average
lakeshore setback is being calculated utilizing the house on the nonriparian
lot to the north. The Applicants would not have had a way of knowing that
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C ITY OF ORONO
RESOLUTION OF T'HE CIT'Y COUNCIL
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the lots to the north had been combined by a lot combination agreement. It
does not appear that the Applicants would have needed an average
lakeshore setback variance if the riparian lot to the north had been treated
as a vacant lot. The City is not aware of another circumstance where a
home located on a nonriparian lot was used to calculate the average
lakeshore setback.
i) The conditions do not apply generally to other land or structures in the
district in which the land is located. The need for the variance (resulting
from a vacant lot with a lot combination agreement) is not common
throughout the neighborhood or the community.
j) The granting of the application is necessary for the preservation and
enjoyment of a substantial property right of the Applicants. The lot is
currently vacant and the Applicants desire to build a home on the lot which
is zoned residential. The Applicants could not build the house on the lot
without the proposed variance. There are homes to the south of the
Applicants' lot that are located on similarly sized lots.
k) 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. The proposed residential use is contemplated
by the zoning ordinance. The size and height of the proposed structure
conforms to the zoning ordinance without the need for any variances. The
house will utilize city sewer. The proposed house will not impair the
health, safety, comfort or morals of the Zoning Ordinance.
1) The granting of such variance will not merely serve as a convenience to
the Applicants, but is necessary to alleviate a demonstrable difficulty.
The average lakeshore setback prevents the Applicants from building a
home on this lot. The building envelope created by the average lakeshore
setback is restrictively smalL This is not a situation where someone is
attempting to build a house that is too big for the lot. The proposed use and
size of the structure is consistent with other properties located in the
neighborhood.
5. The City Council has considered this application including the findings and
recommendation of the Planning Commission, reports by City staff, comments by
the Applicants and the public, and the effect of the proposed variance on the
health, safety and welfare of the community.
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C ITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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6. The City Council finds that the conditions existing on this Property are peculiar to
it and do not apply generally to other property in this zoning district; that granting
the variance 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, but is necessary to alleviate a practical difficulty;
is necessary to preserve a substantial property right of the Applicants; and 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
variance to Orono Municipal Zoning Code Section 78-1279(6) to allow construction of a
residence on the Property encroaching lakeward of the defined Average Lakeshore Setback Line
where no such encroachment is normally allowed, subject to the following conclusions and
conditions:
l. Council approval is based on the survey/site plan and preliminary building plans
submitted by the Applicants and annotated by City staff, attached to this
Resolution as Exhibits A and B. Any amendments to the plans which are not in
conformity with City codes will require further City Council review.
2. This variance approval is predicated on the Applicants submitting final grading
and building plans for staff review and approval confirming that the proposed
house meets the 2-1/2 story and 30' height limitations of the zoning code.
3. A building permit shall not be issued until the lift station cover in Elmwood
Avenue has been replaced for drivability at the Applicants' expense, subject to
final approval of the City Engineer.
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
framing inspection must be completed within one year of the date of Council
approval, or the variance will expire on that date (September 22, 2015).
5. Violation of, or non-compliance with, any of the terms and conditions of this
resolution shall constitute a violation of the zoning code, shall automatically
terminate any authority granted herein, and may be punishable as a misdemeanor.
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C ITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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The undersigned Applicants have read, understand and hereby agree to the terms of this
resolution and on behalf of the Applicants and the Applicants' heirs, successors and assigns,
hereby agree to the recording of this Resolution in the chain of title of the Property.
ADOPTED, this 22°d day of September, 2014, by the City Council of the City of Orono,
Minnesota.
CITY OF ORONO
By ��• .�
Lili Tod McMillan, Mayor
ATTEST:
Rachel Dodge, City Clerk
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C ITY OF ORONO
RESOLUTION OF T'HE CIT'Y COUNCIL
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APPLICANTS
,�
Ryan B. Alness, Property Owner
Stacy R. Alness Property Owner
STATE OF MINNESOTA )
:ss
COLTNTY OF HENNEPIN )
This instrument was acknowledged before me thiso�7 day of , 2014, by
Ryan B. Alness, husband of Stacy R. Alness.
//�P1t.( P�t. �• _ />
Notary Public
" � MONICAA.FADNESS
' NOTARY PUBUC-MINNESOTA
� ,.a,,�K.; t h7y Commission Expires Jan.31,2017
STATE OF MINNESOTA )
:ss
COUNTY OF HENNEPIN )
This instrument was acknowledged before me thiso?�{day o �;�✓/I.�es, 2014, by
Stacy R. Alness, wife of Ryan B. Alness.
. �-il
Notary Public
} '�" MONICAA.FADNESS
-_ `� NOTARY PUBUC-MINNESOTA
,;;.}�a - My Commission Expires Jan.31,2017
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C ITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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EXHIBIT ��A"
TO
RESOLUTION GRANTING VARIANCE TO
MUNICIPAL CODE SECTION 78-1279(6)
FILE NO. 14-3675
[Attach survey/site plan]
Page 8 of 9
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CERTIFICATE OF SURVEY FOR
� RYAN ALNESS
I OF LOT 7,SKARP 8 LINDQUISTS FERNHILL
______—_ i HENNEPIN COUNTY, MINNESOTA
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FZESOLUTION OF THE CITY COUNCIL
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EXHIBIT �B"
TO
RESOLUTION GRANTING VARIANCE TO
MUNICIPAL CODE SECTION 78-1279(6)
FILE NO. 14-3675
[Attach preliminary building plans]
Page 9 of 9
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