HomeMy WebLinkAbout17-3997 Recorded ResolutionSC /
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Doc No A 10529855
Certified , filed and/or recorded on
Feb 20 , 2018 8 :01 AM
Office of the County Recorder
Hennepin County, Minnesota
Martin McCormick, County Recorder
Mark Chapin , County Auditor and Treasurer
Deputy 92 Pkg ID 1658402E
Document Recording Fee $46 .00
Document Total $46 .00
This cover sheet is now a permanent part of the recorded document.
SC
CITY OF ORONO
RESOLUTION OF TIIB CITY COUNCIL
6 8 3 2 NO . ________ _
A RESOLUTION
APPROVING VARIANCES FROM
MUNICIPAL ZONING CODE
SECTION 78-1279
FILE NO. 18-3997
WHEREAS, on December 13, 2017, on behalf of the property owner, Ferndale
Properties LLC, Rehkamp Larson Architects (hereinafter the "Applicant"), applied for variances from
the City Code for the property addressed 1300 Bracketts Point Road and legally described as:
Lot 4, Rearrangement of Orono Point except that part of vacated Center Avenue as
said Center Avenue was dedicated to the public in the plat of Rearrangement of Orono
Point, lying northerly of a line drawn westerly perpendicular to the west line of said
Lot 4 from a point on said west line distant 182.29 feet northerly from the southwest
corner of said Lot 4, 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 78-1279 to allow modification of the roof within
the 75-foot lake setback; and
WHEREAS, the Applicants have made application to the City of Orono for a
variance to Orono Municipal Zoning Code Section 78-1279 to allow modification of the roof within
the average lakeshore setback; and
WHEREAS, on January 16, 2018, the Planning Commission opened a public
hearing and recommended approval of the variances; and
WHEREAS, on February 12, 2018, after published and mailed notice in accordance
with Minnesota Statutes and the City Code, the City Council continued the public hearing, at which
time all persons desiring to be heard concerning this application were given the opportunity to
speak thereon; and
WHEREAS, on February 12, 2018, 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 variances as described above based on one or more of the
following findings of fact concerning the Property :
SC
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO . 6 8 3 2 ---------
FINDINGS OF FACT:
1. This application was reviewed as Zoning File #18-3997 . 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 LR-1A One Family Lakeshore Residential Zoning District.
3. The Property contains 3.0 acres in area and has a defined lot width of 320 feet.
4 . The Property is within Tier 1 and hardcover is limited to 25% according to the Stormwater
Quality Overlay District.
5. Applicant has applied for the following variances :
a . Lake Setback Variance
b. Average Lakeshore Setback Variance
6 . In considering this application for variances, the Council has considered the advice and
recommendation of the Planning Commission and the effect of the proposed variances
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 requested average lakeshore setback variance is in
harmony with the Ordinance as the most adjacent neighbors are situated so that their lake
views will not be impacted by the changes to the existing home. The additional mass of
the roof areas within the 75-foot lake setback will not be closer to the lake tl'lan existing
and will not negatively impact the views into the Property from the lake. This criterion is
met.
2. "Variances shall only be permitted . . . when the variances are consistent with the
comprehensive plan." The variances resulting in a permit for construction of
modifications to the residence , without footprint expansions , within the setbacks in a
residential zone are consistent with the Comprehensive Plan . This criterion is met.
2
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO. 6 8 3 2 ---------
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 request to permit modification of the roof lakeward of the average lakeshore
setback and within the 75-foot lake setback appear to be reasonable as the owners
of the adjacent properties previously stated no objection to the plans; the mature
vegetation, topography , and home orientation separate the Property from the
adjacent neighbors. This criterion is met.
b. The plight of the landowner is due to circumstances unique to his property not created
by the landowner.
Based on the curvature of the shoreline, the Property, and therefore the subject
home, extends further into the lake than the neighboring properties. Also because of
the shoreline curvature, the home to the north is set back further from the lake than
the subject home resulting in the severe average lakeshore setback applied to the
Property. This criterion is met
c . The variance, if granted, will not alter the essential character of the locality."
The requested variances will not result in the subject home being out of character
with the neighborhood ; will not expand the footprint of the home; or result in
additional encroachment into the setbacks toward the lake . This criterion is met.
4 . "Economic considerations alone do not constitute practical difficulties." Economic
considerations have not been a 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." This condition is not applicable.
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 the use for improvements to a residential
structure is an allowed use in the LR-1A Zoning 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 condition is not applicable.
3
---
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
6 8 3 2 NO. ________ _
8 . "The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property." The extreme curve of the shoreline results in
the average lakeshore setback line encumbering the Property. The proximity of the
existing home to the lake is an existing condition setback of the subject home and is
generally not in character with the immediate neighborhood . This criterion is met.
9. "The conditions do not apply generally to other land or structures in the district in which the
land is located." The shoreline's curve results in the extreme average lakeshore setback
which encumbers the Property. The proximity of the existing home to the lake is an existing
condition; the setback of the subject home is not in character with all of the homes the
immediate neighborhood. This criterion is met.
10. "The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant." Due to the location of the house and the applied
setbacks , no improvement which expand beyond the existing footprint and walls of the
existing home can be conducted without variances. This criterion is met.
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." Granting the
requested variances will not adversely impact health , safety, comfort, or morals; nor will it
be contrary to the intent of the Code.
12 . "The granting of such variance will not merely serve as a convenience to the applicant, but
is necessary to alleviate demonstrable difficulty." The shoreline, topography, and location
of the subject home as well as the adjacent homes create practica l difficulties affecting the
Property; the variances are necessary and not merely serve as a convenience to the
owners. This criterion is met.
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 to allow modification of the roof within
the 75-foot lake setback; and a variance to Orono Municipal Zoning Code Section 78-1279 to
allow modification of the roof within the average lakeshore setback, subject to the following
conditions:
1. Council approval is based on the entire record, above Findings.
2. The approved project shall conform to the survey dated 02/17/2017 and building plans
dated 12/13/2017 submitted by the Applicants and annotated by City staff, attached to this
Resolution as Exhibits A & B .
4
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
NO . __ 6_8__,3"---'2=----
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 framing inspection must be
completed within one year of the date of Council approval, or the variance will expire on
that date (February 12, 2019).
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 12th day of February, 2018 .
ATTEST: CITY OF ORONO:
Anna Carlson, City Clerk Dennis Walsh, Mayor
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Resol No.
Exhibit--A--
#18-3997
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The Halvorson Renovation -Variance Package
DRAWING INDEX
AOO TITLE SHEET
A02 PROPOSED SITE DIAGRAM
A13 PROPOSED ROOF PLAN
A14 PROPOSED GARAGE SECOND LEVEL
A20 PROPOSED EXTERIOR ELEVATION S
A2t PROPOSED EXTERIOR ELEVATIONS
A.22 PROPOSED EXTERIOR ELEVATIONS
A2l PROPOSED EXTERIOR ELEVATIONS
X20 EXISTING EXTERIOR ELEVATIONS
X21 EXISTING EXTERIOR ELEVA TIO NS
X2Z EXISTING EXTERIOR ELEVATIONS
X2l EXISTING EXTERJOR ELEVATIONS
X91
X92
X93
EXTERIOR PHOTO S
EXTERIOR PHOTOS
EXTERJC>R PHOTOS
CONTACTS
0-.
George & Lorie Haf',IO~on
1300 Bracketts Point Road
Orono, MN 553;1
Orono, Minnesota
AR:hile<I:
Ret'Nmp lar,on Architects Inc.
2732 We$l 43rd Street
Minneapolis, MN 55410
t 812.265.7275
f. 612.285.7274
Contacts:
Jee.n Rehkamp Larson, AIA
j68n@rehk.ampLarson.com
Amanda Kay
amanda@rehkampla~on.oom
Builder.
Welch Fon.man
6026 Pillsbury Avenue S
Minne2polis, MN 55419
L 612.S27.4"55
Contacts:
Don Forsman
don@welchfor&man.com
Structural Ehginaer:
Bunkers & Associates
Struct\Jraf Engineers
6687 Forest Street
Farmington, MN 55024
t. 651 .366.2853
Contact
Eric Bunke1'3
ericb@bunkers11ndesr.oci8teis.com
GENERAL. NOTE :
tntariors:
Alec:ia Stevens Interiors
510Gro110lend AW!I, No . 116
Minneapolis, MN 55403
L 612._889.7188
Contact:
Alecia Stevens
•*=ia@aleciasiewns.com
FULL SIZE SET : 24" X36". SCALE AS NOTED.
HALF SlZE SET: 11 • X 1r. SCALE IS 1'2 OF NOTED.
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D 1 . SHAOEDAREAS DENOTE THE
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REFERENCING OTHER
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Ha Ivor son Renovation
1300 Bracketts Point Road
Orono , Minnesota 55391
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REHKAMP LARSON ARCHITECTS INC.
2732 West 43rd Street, Mpls, MN 55410
Tel. 612-285-7275 Fax. 612-285 -7274
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SPACE ABOVE AN EXISTING SPACE. THl;RE ARE NO NEW ELEMENTS@ GROUND LEVEL
3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLY
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1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE.
2. All ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSED
SPACE ABOVE AN EXISTING SPACE. THERE ARE NO NEW ELEMENTS @ GROUND LEVEL
3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARJANCE AREAS ARE ONLY
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1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNOER CONSIDERATION FOR VARIANCE.
2. AU. ELEMENTS SHOWN ARE EITHER.NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSED
SPACE ABOVE AN EXISTING SPACE. THERE ARE NO NEW ELEMENTS @ GROUND LEVEL
3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLY
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EST ELEVATION (CUT THROUGH GARAGE
AREAS OF WORK:
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2. PROPOSED GABLE ROOF@EXIST. HIP ROOF ENOS. TO
MATCH EXIST. ROOF SLOPE.
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1. BUBBLED AREAS DENOTE THE AREAS OF WORK UNDER CONSIDERATION FOR VARIANCE.
2. ALL ELEMENTS SHOWN ARE EITHER NEW ROOF SHAPES (SLOPES UNCHANGED FROM EXISTING) OR ENCLOSED
SPACE ABOVE AN EXISTING SPACE. THERE ARE NO NEW ELEMENTS@ GROUND LEVEL
3. ADDITIONAL NOTES REFERENCING OTHER ELEMENTS OUTSIDE OF THE SHADED VARIANCE AREAS ARE ONLY
INCLUDED TO PROVIDE CONTEXT.
0 NORTH GARAGE_ELEVATION
AREAS OF WORK:
1. PROPOSED GABLE ROOF IN PLACE OF EXISTING FLAT ROOF
2. PROPOSED GABLE ROOF@ EXIST. HIP ROOF ENDS. TO
MATCH EXIST . ROOF SLOPE.
3. PROPOSED RAISED EXIST. OVERHANG
4. PROPOSED SECOND LEVEL OVER GARAGE W/ GABLE ROOF
(OVER EXIST. FLAT ROOF)
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STATE OF MINNESOTA )
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COUNTY OF HENNEPIN )
The undersigned, being duly qualified and appointed City Clerk of the City of
Orono, Minnesota, certifies that I compared the foregoing resolution adopted at the
meeting of the Orono City Council on February 12 , 2018 with the original thereof on file
in my office, and the same is a correct transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the
City this 14th day of February 2018.
Anna Carlson, City Cierk
(seal)