HomeMy WebLinkAboutResolution 3835 � o�
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, ��� ��'�' RESOLUTION OF THE CITY COUNCIL
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A RESOLUTION GRANTING VARIANCES
TO MUNICIPAL ZONING CODE
SECTION 10.41, SUBDIVISIONS 8, 9, 12 AND 13; �
SECTIONS 10.55, SUBDIVISION 8 AND
10.56, SUBDIVISIONS 16 (A), (C), (� AND (L);
AND A CONDITIONAL USE PERMIT
PER SECTION 10.03, SUBDIVISIONS 19 - 21
FILE NO. 2195
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WHEREAS, Genmar Industries, Inc. (hereinafter the "applicant") is owner of the
property located at 1449 Shoreline Drive within the City of Orono (hereinafter "City") and legally
described as follows:
Exhibit A attached (hereinafter the "property"); and
� WHEREAS, the applicant proposes the demolition of the existing 30' x 80'
building on the property and replacing it with a 24' x 48' retail sales office building. The
proposal includes expansion of the existing 68 stall parking lot by adding three additional parking
stalls for a total of 71 stalls, and includes the expansion of the existing stormwater management
pond on the site. The proposed improvements require the following approvals:
A. Commercial site plan review approval per Section 10.41, Subdivision 4.
B. Lot area variance (existing = 1.86 acres east of County Road 15, required = 2
acres) per Section 10.41, Subdivision 12 (B)(1).
C. Variance for "Lot Width Perpendicular to Lakeshore" (lot depth) less than the
. required 200' per Section 10.41, Subdivision 12 (B)(3). �
D. Variance for a street setback of 17' where a 30' street setback is normally required
per Section 10.41, Subdivision 12 (B) and Section 10.56, Subdivision 16(C)(2).
E. Lakeshore setback variance for construction of a building 47' from the shoreline
where a 75' structural lakeshore,setback is normally required per Sections 10.41,
Subdivision 13 (A), 10.55, Subdivision 8, and 10.56, Subdivision 16 (C)(1).
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F. A variance to hardcover limitations per Section 10.41, Subdivision 13 (D) and �
Section 10.56, Subdivision 16 (L).
G. A variance to allow storage of boats, etc. within the required 75' lakeshore yard �
per Section 10.41, Subdivision 9.
H. A variance to the required number of parking stalls per Section 10.41, Subdivision
8.
I. Continuing variances for parking spaces separated by a public roadway from the
dock they are designed to serve and parking within required yard or landscape area
per Section 10.41, Subdivisions 8 (E) and 8 (G).
J. Conditional use permit and variance for land alterations in excess of 100 cubic
• yards and within 75' of the shoreline per Sections 10.03, Subdivisions 19-21;
_ 10.55, Subd. 8; and 10.56, Subdivision 16 (J) to create additional parking and
stormwater pond expansion.
NOW, THEREFORE, BE IT RESOLVED by the City Council of Orono,
Minnesota:
FINDINGS
1. This application was reviewed as Zoning File #2195.
2. The property is located in the B-2 Lakeshore Business District requiring a
minimum of two acres of lot area and 200' lot depth. The marina properry is
divided by County Road 15 and consists of 1.86 acres on the east portion of the
property and 1.44 acres on the west side of County Road 15. The portion of
property on the east side is 115 feet in depth at the proposed building location.
3. The Orono Planning Commission reviewed this application on January 21, 1997
and recommended approval of the proposal subject to a three stall parking increase
and concurrent stormwater system upgrade, and subject to adherence to the site and
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landscaping plans proposed, the construction plans proposed,.and formalization of
the proposed operation of the site as a condition of City approval.
4. The Orono City Council reviewed this application on January 27, 1997, and
approved the proposed variances, conditional use pernut and commercial site plan
based upon one or more of the following findings and hardships:
A. Orono Zoning Code Section 10.41, Subdivision 8 in part imposes the
following parking requirements for specific uses within the B-2 Lakeshore
Business District:
'a') Six parking spaces shall be provided for each ten boat slips on
water or on land.
� 'b') At least eight off-street parking spaces, plus one additional space
� for each 800 square feet of floor area over 1000 square feet,
including warehousing, and all outside sales and storage areas
related to the sales and service functions.
.�
'e') The required parking spaces may not be sepa'rated by a public
roadway from the dock, a storage space, mooring space, floor
space, or ramp they are designed to serve.
'g') Parking may not be allowed in any required yard or landscaping
area.
'h') Employee parking spaces shall be in addition to the parking spaces
required above. The number of employee parking spaces shall be
designated on an official parking plan to be kept on file with the
City.
B. The applicants suggest there is a distinction in intensity of use between slips
rented for use by customers and slips used for display of boats for sale.
Section 10.41, Subdivision 8 defines no such distinction. The Ciry Council
fmds that no such distinction exists, and that the use of slips for display of
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boats for sale has potential for a similar intensity of use as that of rental
slips. The Council further concludes that all 111 existing slips in the water
must be used for calculation of parking requirements under Section
10.41(A), and the number of parking stalls required thereunder shall be in
addition to the number required under:Sections 10.41 ('b') and ('h').
, C. Required parking on the property is calculated as follows:
Per 10.41(A): 111 slips x 0.6 parking stall per slip = 67 stalls
Per 10.41(B): Retail area < 1,000 s.f.= 8 stalls
Per 10.41(H): 3 employees proposed= stalls
Total Stalls Required = 78 stalls
Parking provided on the site currently: 68 stalls
• Proposed additional parking to be created: stalls
Total Stalls Proposed = 71 Stalls
Parking Variance Required: 7 stalls
D. The City Council has considered the following facts, findings and
conclusions in determining whether sufficient hardship and justification
exists to grant a parking variance for this site:
1) This property in its entirety is severely limited in development
potential due to its proximity to the shoreline. Approximately 2.62
acres or 79% of the tota13.30 acre site is located within 75 feet of
. . the shoreline where no parking or hardcover is normally allowed.
On the east side of Shoreline Drive, 85% of the property is within
75 feet of the shoreline. On the west side of Shoreline Drive, 72%
of the property is within 75' of the shoreline.
2) On the west side of Shoreline Drive, the property is further severely
limited in development potential due to existing topography. The
west side area not within the 0-75' setback is comprised of a natural
, bluff feature which is protected from alteration by the City's
Shoreland ordinances, and therefore no parking areas can be
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developed on the west side of Shoreline Drive.
. . 3) The creation of three additional parking stalls on the east side will
result in increased hardcover adjacent to the existing parking lot,
but such hardcover increase will be more than offset by reductions
in hardcover resulting from the replacement of the existing building
� on the site with a smaller building. The net site result is a 726 s.f.
reduction in hardcover.
4) Creation of a total of ten additional parking stalls on the east side
� would result in a conforming number of stalls for the proposed use
of the site but also result in a net increase in hardcover on the
property of 1,699 s.f. The Council finds that such a hardcover
� increase, which would be almost entirely within the 0-75' setback
. zone, is not justifiable given the City's history of strict hardcover
regulation and the lack of demonstrated hardship for such increase.
5) Further, it is the Council's position and a condition of annual
license approval that it is the applicant's responsibility to rnanage
on-site parking in a manner that will not result in traffic congestion
nor create a hazardous situation.
6) This marina has technically been in conformity with City
regulations for the number of parking stalls in the past and
currently. In fact, this marina was required to provide additional
parking stalls in 1989 to remain in conformity with City regulations
' while accommodating an LMCD-approved increase in boat slips on
•Tanager Lake. Variances were granted by the City at that time for
� the location of the added parking. Further, when the City changed
� the B-2 ordinance in 1995 by requiring employee parking in
addition to the slip-generated parking, this marina remained in
confornury since it had one available stall for employees and there
have been few if any employees stationed at this site since that code
revision.
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7) This history of conformity is in direct contrast to other similarly
situated marinas in Orono which have for decades been non-�
conforming as to the required number of stalls.
8) The Council finds that the negative aspects of increasing hardcover
on the site for increased parking are substantial, suggesting that
parking increases should be kept to a minimum. The Council
further finds that the positive aspects of replacing the existing 2-
story, 30' x 80' building on the site with a 1-story, 24' x 48'
building, are similarly substantial.
9) It is the position of the City Council that this site has reached, and
perhaps exceeded, its capacity for use and development. Further,
the Council finds that any increase in the number of slips either in
� the water or on land, cannot be reasonably accommodated on the
site due to the limitations imposed on ;the site by Orono's
environmental protection regulations: Therefore, any approval of
variances to allow new uses which intensify activity on the site, or
which could unintentionally result in a future intensifica,tion of
� activity on the site, must be carefully weighed in terms of balancing
the property owner's rights against the environmental risks as well
as public health, safety and welfare concerns.
10) The Council finds that such a balance may be reached by allowing
the proposed building replacement and boat sales use, conditioned
upon an increase of three parking stalls with concurrent upgrade of
• stormwater facilities to current City standards, and conditioned
upon further site and operational limitations which are intended to
result in no intensification of use of the site. Further, limiting the
increase to three stalls minimizes the City's risk of unintentional
intensification of use of the site, in that should the retail sales use
cease, use of 'additional parking now available' as a justification for
increasing the number of slips at the site, has been minimized.
11) Under LMCD codes, this site could conceivably be approved for an
� LMCD 'special density license' allowing up to one slip per 10 feet
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of shoreline length. The site has approximately 3310 feet of
shoreline including the breakwater in 'Brown's Bay, or
. approximately 2100 feet of shoreline excluding the breakwater.
The current boat density including the breakwater is 3310/111 =
29.8 feet of shoreline per slip. Excluding the breakwater, current
� boat density is 2100/111 = 18.9 feet of shoreline per slip. It is
conceivable that LMCD could, within its ordinances, allow a total
of as many as 331 slips at this site under the maximum 'special
density' scenario.
12) The Council finds that any increase above the existing 111 slip level
cannot be accommodated by the land portion of this site, over which
the City exerts primary zoning and land use jurisdiction. The City
will oppose any future attempts by the properry owner to increase
• the number of boat slips in the water or on the land at this site.
Further, this and future owners are advised that it is the intent of
the City Council that the City not allow future increases of
hardcover or future intensification of land based functions and
activity at this site. ..
E. The City Council finds that the proposed removal of the existing building
which is located 20' from the shoreline and replacement with a new
building which will be 47' from the shoreline, results in an increase in
setback conformity to the 75' lakeshore setback requirement. Similarly, the
increase in street setback from 12' existing to 17' proposed where a 30'
setback is required, results in increased setback conformity. The limited
site depth between the road and the lake of approximately 115 feet at the
building location, would leave a conforming buildable envelope only 10
feet in depth, too narrow to accommodate a building without variances.
The Council further finds that the historic use of this site as a marina and
the existing improvements to it are sufficient justification to grant a
variance for 'lot depth'.
F. While the total lot area of the site is 3.30 acres, the site consists of two tax
� parcels, each of which is partially located on both sides of Shoreline Drive.
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The tax parcel upon which the majority of site improvements are located
has a total area of approximately 1.1 acres on the east side of Shoreline
Drive and approximately 0.2 acres on the west side, a�total parcel area of
less than the required lot area of 2.0 acres. Therefore, it would be
appropriate that the property owner be required to either:legally combine
the two tax parcels or, if Hennepin County will not allow such a
combination across quarter�'`'section lines, be required to execute a Special
Lot Combination for this site.
G. The City Council finds that the Findings of Fact in Resolution No. 2638
adopted by the City Council on May 22, 1988 with regards to the required
variance for parking located on the opposite side of Shoreline Drive from
the slips served, are still valid and sufficient justification for continuing that
variance, and further given that there have been no documented accidents
. attributable to the separated location of parking at this location.
H. The proposed removal of the existing building, construction of a new
replacement building, and construction of a 3-stall parking addition, will
result in a net decrease in hardcover on the east side of Shorelin� Drive .
from 23,854 s.f. (34.55%) to 23,215 s.f. (33.62%) in the 0-75' setback
zone and a reduction from 9,003 s.f. (73.94%) to 8,916 s.f.(73.23%) in the
75-250' zone. This is a net overall hardcover reduction of 726 s.f. on the �
site, making the site less non-conforming to the hardcover requirements.
I. The variance for the proposed storage of boats displayed for sale within the
lakeshore yard between the new building and the shoreline, is partly
justified by the conversion of that space from a 2-story structure to open
space. Limiting the number of boats stored at this location, requiring that
this area be maintained as a non-hardcover grassed lawn area, and limiting
the boundaries of the area to be used for boat storage, will limit the visual
and environmental impacts of storage of boats at this location.
J. The applicants have provided an acceptable landscaping improvement plan
including the replacement of trees removed during construction, as well as
including decorative vegetation around the proposed building. The
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landscaping improvements will be completed concurrently with the
proposed site improvements.
K. Applicants have agreed to providing the following site improvements which
are required by the zoning code:
1) Sanitary facilities for slip customers, to be located within the new
building.
2) Boat head pumpout facility.
3) Upgraded stormwater management facilities meeting NURP
standards.
� L. Applicants have agreed to provide these additional amenities to enhance the
attractiveness of this site:
1) �Screening of the portable toilets which are intended to remain in use
on the Tanager Lake side of Shoreline Drive. �
2) Building construction, facade and materials of a nature compatible
_ with the residential nature of the surrounding neighborhoods.
3) Signage of a subdued nature to soften the visual impact of allowed
signage.
M. Applicants have agreed to a number of site operation conditions and
limitations which will ensure that the operation of the site occurs in a
manner that will minimize the impacts of the intensity of use proposed for
the site, such conditions and limitations enumerated in the "Conclusions,
Order and Conditions" section of this Resolution.
N. The City engineer has conceptually approved the proposed stormwater plan
subject to specific modifications in the plan.
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. 5. The Council has considered this application including the findings of the Planning
Commission, reports by City staff, comments by the applicant and the effect of the
proposed variances on the health, safety and welfare of the community.
6. The 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
variances would not adversely affect traffic conditions, light, air nor pose a fire
hazard or other danger to neighboring properties, would not merely serve as a
convenience to the applicant, but is necessary to alleviate a demonstrable hardship
or difficulty; is necessary to preserve a substantial property right of the applicant;
and would be in keeping with the spirit and intent of the Zoning Code and
Comprehensive Plan of the City.
7. The City Council finds that the expansion of the parking area by three stalls within
. the lakeshore protected area, and the concurrent construction of a stormwater �
management pond meeting NURP standards, all located within the 0-75' lakeshore
setback zone, will not be detrimental to the health, safety or general welfare of the
public, would not adversely affect light, air nor pose a fire hazard or other danger
, to neighboring property, nor will its use depreciate surrounding property,values
and that the proposed level of use of the property will be in keeping with the intent
and objectives 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 the variances and conditional use permit for Genmar, Inc. as set forth above and hereby
� approves the commercial site plan dated 12-31-96 by Sather Berquist, Inc. entitled "Proposed 3-
Stall Grading, Storm Sewer and Landscape Plan, Genmar, Orono, Minnesota" including 1'=20'
enhancement drawings, the aforementioned plans attached to this resolution as Exhibit B, subject
to the following conditions:
, 1. Applicant shall provide the following site improvements and amenities:
a. 3-stall expansion of parking lot per the approved plan.
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b. Upgraded stormwater management facilities per the approved plan.
c. Sanitary facilities for slip customers, located within the new building.
d. Boat head pumpout facility.
e. Screening of portable toilets to be continued in use on west side of Shoreline
Drive, subject to design approval by City staff.
� f. Building construction, facade and materials per the construction plan
attached as Exhibit C.
g. Landscaping improvements per the approved plan.
� h. Signage per the general design and construction as shown in Exhibit C.
2. Property owner shall execute a Developer's Agreement and post a Letter of Credit
(150% of cost of required improvements) with the City to ensure the following
improvements are fulfilled upon installation of the expanded parking azea and
stormwater improvements:
A. Stormwater management improvements per final plan subject to approval
by the Minnehaha Creek Watershed District and the City of Orono. The
City Engineer has requested the following amendments to the grading and
stormwater plan:
1) Storm sewer inlet invert should be set at elevation 929.4. The
invert of the existing outlet pipe should be extended to elevation
928.0 on the pond side to provide skimming of floatables and
debris.
2) The grading plan should be revised to show a drainage swale near
� the pond outlet pipe set at the pond high water level elevation
930.8.
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3) The south end of the parking lot should be raised to an elevation of
931.3 to prevent water from ponding in the parking area.
B. Planting of replacement trees and shrubs in the area.adjacent to the parking
and stormwater pond expansion. Such replacement shall be provided on a
tree-for-tree basis.
3. Proposed landscaping features including vegetative plantings shown on the
landscaping plan shall be completed concurrently with the building construction
and parking lot/stormwater pond expansion. �
4. Erosion control methods adhering to the appropriate Best Management Practices
shall be employed at all times on the site during expansion of the parking lot and
stormwater pond construction.
• 5. Applicant shall adhere to the following site operation conditions:
� A. Use of the building is limited to boat sales office, minimal parts sales related
directly to the boat sales operation, and slip rental activity. No other uses
shall be allowed without review and approval by the City Council.
B. Maximum number of employees housed at the site is limited to three.
C. Slip customer restroom facility shall be managed so as to be accessible to
the intended users at all times. �
D. No porta-potties shall be allowed on the east side of Shoreline Drive after
completion of the indoor facilities.
E. Portable head pumpout equipment location and operational aspects shall be
subject to review and approval by City staff. .
. F. Property owner shall advise the Ciry of the name of the lessee/site operator,
and shall advise the City of any changes in the status of such person(s).
G. No more than four boats may be displayed for sale on the property between
the shoreline and the east side of the building, and such boats shall not
extend outside the historic footprint of the 2 story building to be removed
from the site. Property owner shall take whatever steps are necessary to
prevent this area from becoming impermeable to surface runoff infiltration.
H. During the summer boating season, no boats for sale shall be stored in
• required parking stalls. :
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I. The operator of the site shall not establish perinanent facilities for the
performing of oil changes, maintenance or other significant boat service
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related functions. Light boat prep activity will be allowed.
J. The boat sales operation shall not be open on Sundays except for up to four
(4)Sundays each calendar year, such days to be designated on a yearly basis
at the time of annual license approval.
K. Lighting shall be established and/or reconfigured so as to not be obtrusive
to neighboring properties or lake users.
L. The site manager shall take whatever steps are necessary and prudent to
alleviate any parking overflow concerns should they occur.
6. Applicant is advised that the City is unlikely to approve and will likely oppose
� future expansion and intensification of use on this property,, including but
not limited to: �
- future increases in hardcover above the levels approved in the
approved hardcover plan and calculations attached as E�ibit D.
• - future increases in the number of land or water slips above the
currently approved levels.
- future site uses which require additional parking based on city code
requirements.
7. Applicant is advised that the following permits must be obtained prior to
commencement of work at the site:
a. Demolition permit for removal of existing building.
b. Building permit for new building, and subsequent general permits
for related plumbing, sewer connection, mechanical, etc.
c. Land alteration permit for construction of parking lot and stormwater
improvements.
d. Building permit for portable toilet screen. �
Applicant is advised that MCWD approval may be required for the proposed site
grading plan.
8. Applicants shall legally combine the two tax parcels comprising the property, and
if such a combination is not allowed by the County, applicants shall execute a
Special Lot Combination agreement for filing in the Chain of Title.
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9. Authorities granted by this resolution run with the property not°with the applicant,
but are permissive only and must be exercised by application for a building permit
within one year of the date of Council's approval, or the special.conditions of this
resolution will expire on that date (January 27, 1998).
10. Violation of or non-compliance with any of tYie terms and conditions of this
resolution shall constitute a violation of the Zoning Code, shall automatically
terminate any authority granted herein, and shall be punishable as a misdemeanor.
11. The undersigned applicant has read, understood and hereby agrees to the terms of.
` this resolution and on behalf of Genmar Industries, Inc., its heirs, successors and
assigns, hereby agrees to the recording of this resolution in the Chain of Title of
the property.
� Adopted by the Orono City Council this 27th day of January, 1997.
ATTEST:
� �/�—� � \
,�,��(/
Linda S. Vee, Deputy Clerk Gabriel pbour, Mayor -
' � V •� � .
Prop rty er(s) — ,-y�caV�.-,Z-'vl�l��-f���5� ,.�ylc,
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� SH
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN ) . .
. The foregoing instrument was aclrnowledged before me on this 27th day of January, 1997
by Gabriel Jabbour and Linda S. Vee, Mayor and Deputy Clerk of the City of Orono, a Minnesota
municipal corporation and said instrument was executed on behalf of the City.
;• `:r� CAROLE A.HASEMAN
� NOTARY PUBLIGMINNESOTA
' •� ' HENNEPIN COUNTY
'�,�•�•'� My Commission Expires Jan.31,2�00 � —�'� '
NOTARY PUBLI
STATE OF MINNESOTA )
) ss.
COUNTY OF HENNEPIN )
* � On this �z,l� day of �a V���? , 199 7 before me a Notary Public within
and for said county, personally appeared �y Q/yIGCd�2i1e��
known to me to be the person(s) described i and who executed the foregoing instrument,and
acknowledged that he (they) executed the same as his (their) free act and deed.
. �
. �./ . i���
. .
STATE OF MINNESOTA ) CY J•MINION _
MOTARY PUBltC—MINNESOTA
� SS. MyConun.E�cpk�aJon.3i,2000
COUNTY OF HENNEPIN ) "
On this day of , 199_before me a Notary Public within
and for said county, personally appeared �
known to me to be the person(s) described in and who executed the foregoing instrument,and
acknowledged that he (they) executed the same as his (their) free act and deed.
NOTARY PUBLIC
� . �
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EXHIBIT A �
� RESOLUT.ION NO. 3835
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