HomeMy WebLinkAbout07-20-2015 Planning Commission Packet PUBLIC ATTENDANCE
MEETING DATE / '�D""/�
❑ COUNCIL
PLANNING COMMISSION
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C ' AGENDA
■ � City of Oron July 2t1 i 015 g:3 pM�eeting for
� '` � �rono Council Chambers,2780 Kefley Parkway,Orono,MN 5535fi
� � 952-249-4600/www.ci.orona.mn.us
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, !? � Councll Represer�tive: Mayor McMillan
; #15-3765 �� �
` � '� Consent Agenda
` � �� " 1. Appro�al of Planning Commission Meetfng
� ;� � Minutes of June 15,2015.
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New Bualrcess
' ' � I -- 2. 15�761 Ridge Creek Custom Homes
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, ( � 4775 North Shore Drive,Variances
� fl I ����� � (Stsff: Melanie CuRis)
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�! � 3. 15�763 Chnstopher 8�Gail Bollis,
�I � -- - 200 8 350 Stubbs Bay Road,
- � Preliminary Pfat
I (Staff: Mike Gaffron)
�f �'i,, j� �' 4. 15-3788 City of Orono and Clifford Otten,Lot Line
� j � �� �� ' " _ Rearrangement and Rezoning,
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I ;Staff: Mike Gaffron)
� Stubbs � � � 5. 15-3753 City of Orono Perk Commission,
� Lydiard Beach,Variance
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6. 15-3754 City of Orono,Amend City Code
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� a Extensions
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� 7. 16.3755 Cfty of Orona,Amend City Code 5eotion
� r&72 Regarding Noncortformfng
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� � MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 o'clock p.m.
ROLL CALL
The Orono Planning Commission met on the above-mentioned date with the following members present:
Chair Denise Leskinen, Commissioners Kevin Landgraver, Bruce Lemke, Christopher McGrann, Laren
Schoenzeit, and John Thiesse. Representing Staff were Community Development Director Jeremy
Barnhart, Senior Planner Michael Gaffron, City Planner Melanie Curtis, and Recorder Jackie Young.
City Council Member Jim Cornick,Jr., was present.
Chair Leskinen called the meeting to order at 6:33 p.m., followed by the Pledge of Allegiance.
CONSENT AGENDA
John Thiesse stated he will be recuzing himself from Application No. 15-3748.
Curtis noted Application No. 15-3733 has been removed from tonight's agenda at the request of the
applicant.
*1. APPROVAL OF PLANNING COMMISSION MEETING MINUTES OF MAY 18, 2015
Landgraver moved,McGrann seconded,to approve the minutes of the Orono Planning
Commission meeting of May 18,2015, as submitted. VOTE: Ayes 6, Nays 0.
OLD BUSINESS
2. #15-3739 GEORGE STICKNEY OF BPS PROPERTIES,LLC,300 SIXTH AVENUE
NORTH,PRELIMINARY PLAT, 6:35—7:45 P.M.
George Stickney, BPS Properties, was present.
Gaffron noted this is the second review by the Planning Commission of a proposed subdivision for a
93-acre parcel in which 11 single-family residential lots will be created, leaving two large outlots
undeveloped. The application was tabled after discussion, with the applicant being asked to revise his
plan as well as introduce more formal covenant or easement language, depictions and specificity
Page 1 of 79
MINUTES OF THE 3 �
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 dclock p.m.
regarding the proposed non-buildable areas within individual lots; identify with clarity the specific
building zones within each of the wood lots; and better document the limitations placed on future property
owners regarding clear cutting; and provide more detail regarding the future intent for preservation of the
prairie areas.
The applicant has since submitted a newly revised plan that eliminates the westerly lot within the Big
Woods area and adds a third lot abutting Hunter Drive. Elimination of the westerly lot also eliminates the
need for a driveway and a driveway outlot to access it. A third lot with tested septic sites has been located
abutting Hunter Drive, and the originally proposed lots on Hunter have been slightly reshaped. In
addition, the cul-de-sac serving the main grouping of lots has been moved approximately 100 feet to the
south, which allows for more trees to be preserved, and the proposed lot boundaries in the easterly portion
of the development have been slightly altered to better accommodate drainage and to better preserve
significant trees.
The developer has also revised the draft covenants such that he number of significant trees allowed to be
removed from the Big Woods Lots 5 through 8 without requiring 2 for 1 replacement is reduced from 18
to 15.
Gaffron stated the proposed driveway locations are also now depicted on the preliminary plat drawings.
It appears that the suggested driveway locations do not conflict with septic sites or anticipated wetland
buffers, with the exception of Lots 2, 5, and 8. On Lot 5, the proposed driveway is shown in the narrow
gap between the primary and alternate drain field sites on a side slope of 25 percent. This driveway
location likely will require cut/fill on either side, which may have negative impacts on the septic system,
and should be reconsidered. On Lots 2 and 8, the driveways appear to have less than the required 10-foot
separation from the sewage treatment mound locations. The applicant should review other options for
those driveways.
The plans also indicate proposed grading for building pads on Lots 3, 4, and 5. The applicant should
confirm that the intent is creation of actual pads that would result in new existing grades far measurement
of house height and number of stories calculations.
Page 2 of 79
' MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 o'clock p.m.
Gaffron noted the Minnehaha Creek Watershed District has not approved the boundaries of the wetlands
as shown on the preliminary plat drawings. Preliminary plat approval by the City Council should not be
granted until the wetland boundaries have been confirmed.
Gaffron noted the revised plans have not been reviewed by the City Engineer as of this writing. A review
by the City Engineer will be necessary before the preliminary plat goes befare the City Council. In
addition, wetland boundaries must be confirmed prior to Council review.
The Planning Commission should review the following issues:
1. The revisions to the plan, especially the removal of one of the Big Woods lots, would appear to
be a very positive step. The Planning Commission should decide whether this change is
sufficient and whether there are any additional changes that should be made.
2. Are there any negative impacts related to adding a lot along Hunter Drive that will need to be
mitigated? Should additional screening of that lot be required, given the probable location of
the house in the open field 250 feet east of Hunter Drive?
3. Are the proposed design and preservation measures as proposed in the draft Covenant Document
and its exhibits adequate to protect the site environmental elements of importance? Is the
applicant willing to grant to the City conservation easements within individual lots to allow for a
greater level of protection than simply homeowner association covenants?
4. Has the applicant adequately addressed the requests for additional information as noted in the
notice of Planning Commission action?
Staff recommends that the applicant be advised that further review by the City Engineer may result in
additional items needing to be addressed. The applicant should also address the potential conflicts
between septic sites and driveways prior to Council review. Finally, preliminary plat review by the City
Council should not move forward until or unless documentation is provided confirming that the MCWD
has approved the wetland delineation boundaries.
Page 3 of 79
MINUTES OF THE 1 '
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 o'clock p.m.
Gaffron stated the Planning Commission should reopen the public hearing and receive comments from the
public.
Lemke stated there appears to be a flatter area that can accommodate a septic site for Lot 5.
Gaffron stated to his understanding the applicant is proposing a stormwater pond in that area but that it
does appear to be a good location for a septic site.
Leskinen asked when approval can be anticipated from the Watershed District.
Gaffron stated the applicant can probably answer that.
Schoenzeit asked if there has ever been a situation where the City has been a party to a covenant similar
to what is being presented here.
Gaffron indicated there have been a few situations where the City has some authority over the private
covenant documents or changes to a covenant document. The developments of Sugar Woods and Stone
Bay are instances where the City accepted some authority within the private covenants, such as authority
to approve certain changes or to ensure that certain things are done. Gaffron stated the City does not
typically seek to have that type of authority since there is the possibility to miss something as time goes
forward.
Schoenzeit asked if the Conservation Design is an opinion document and not a finding of fact.
Gaffron indicated that is correct. Gaffron stated it has not been reviewed specifically by the City
Engineer or city consultant to see whether they a�ree with the report.
Gearge Stickney, Applicant, stated back on May 18, they proposed 11 single-family lots with eight
outlots and that they received a]ot of feedback from the Planning Commission and residents. Stickney
noted the plan at that time conformed in every way and the drainage over the site was not being changed.
Stickney stated they also met with Staff over the Conservation Design report and had a positive
discussion.
Page 4 of 79
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' MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 o'clock p.m.
Stickney stated in his view there were some misconceptions about the driveway on the north end of the
property to access Lot 2, Block 2, which has since been removed. Stickney stated that route was basically
impossible to his standards in that it would have gone through the highest concentration of trees on the
site, which has been avoided. Stickney stated originally he had two septic sites in that area but those have
been relocated to reduce the tree loss.
Stickney indicated he has been tweaking the design to make sure that there is minimal impact on trees,
and whenever a tree is removed, two trees will be planted as replacement.
Stickney stated another option he had was to change the layout to include prairie lots, but that was
unacceptable to the owners of the property. Stickney stated the prairie land is sacred to the property
owners and that they want that area preserved.
Sticlrney stated on his plan, all the driveways, the septic sites, and the home sites are showing a minimal
loss of trees. Stickney indicated he will also be planting additional trees for screening and the roadways
will be lined with trees. Stickney stated the plan is that the lots will be camouflaged and to locate the
septic sites and driveways in places that will help ensure there will be a zero loss of trees. Preservation of
the trees is one of the major concepts of this development and there is a very strict tree preservation and
replacement covenant to further help preserve the trees. Stickney noted the covenants will dictate where
the building pads and driveways will be.
Stickney indicated he has walked the entire property and that they have identified the invasive species that
need to be removed. Stickney stated the Medina piece will be planted with prairie grasses next spring,
with all of the invasive plants being sprayed as soon as possible. Stickney indicated they will be burning
the prairies on the Orono portion in the spring, followed by a replanting of native plants.
Stickney stated as it relates to the wetlands,the Watershed District walked the site with Frank Svoboda on
Thursday and Friday. A small amount of wetland was added and all invasive species will be taken care of
and managed.
Page 5 of 79
MINUTES OF THE I `
ORONO PLANNING COMMISSION MEETTNG
Monday,June 15,2015
6:30 dclock p.m.
Stickney indicated he made some other revisions to the lots by increasing the size of the outlots. Sticlrney
noted the average dry building area is 3.1 acres where the City's code requires two acres per lot. Stickney
pointed out he did not add another lake lot even though that could be done.
Stickney noted there are three different classifications of trees depending on age in this area, and that the
number of mature trees that are over 75 years of age that will be lost is 11. Stickney reiterated that he is
doing as much as possible to prevent tree loss, which has been reduced overall to seven percent. Stickney
stated he has avoided the areas with the biggest concentration of trees.
Stickney stated in his opinion there is no reason for a conservation easement since the homeowners
association can monitor the area and that the building pads are not in that area. Stickney indicated they
will continue to make some minor tweaks and revisions but that the layout has been designed to preserve
as many of the natural features and trees on the site as possible. Stickney indicated he would also like to
play an active part in the management of Mooney Lake and that the buffer zones around the lakes and
ponds will be significant.
Stickney stated in his view this is a wonderful development and everything is above the City's normal
acceptable limits. Stickney noted they are not changing any drainage patterns and that they are
attempting to preserve and improve what is there. Stickney stated he is here tonight to ask the Planning
Commission for their approval.
Leskinen asked when the Watershed District approval is anticipated.
Frank Svoboda, Svoboda Ecological Resources, stated they reviewed the wetland boundaries with the
Minnehaha Creek Watershed District on Thursday and also met with the Army Corps of Engineers on
Friday. One very small wetland was added, the boundary of Wetland No. 10 was changed, and purple
loosestrife was found near Wetland No. 10. Svoboda indicated they are in the process of revising those
numbers and that the information should be ready to be submitted to the Watershed District tomorrow.
Leskinen noted the application will not move forward to the City Council without approval from the
Watershed District.
Page 6 of 79
� MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 o'clock p.m.
Sticlrney stated they are anticipating having that by June 17.
Landgraver asked if he is willing to grant covenants to the City.
Stickney stated he will not do that since there is no need to do it given the covenants that will be on the
properties and the difficulty the City would have in enforcing it going into the future. Stickney stated he
will be involved with the building of each lot. Stickney stated the architectural review committee will
also be monitoring the building.
Lemke asked if 100 percent of the homeowners would have to approve any changes.
Stickney stated they will in the Big Woods.
Lemke asked about the prairie.
Stickney stated the prairie land is not part of that covenant but to his belief it would require eight.
Thiesse noted Item No. 7 say excluded parcels are Outlots A and B.
Leskinen noted if the outlots are ever developed,they would need to come back before the City.
Stickney stated he is spending a lot of money right now preserving what should be preserved.
Schoenzeit asked what would happen if one of the homeowners decides to remove 50 trees and construct
a pool.
Stickney stated they would have to plant approximately$50,000 worth of replacement trees.
Schoenzeit stated he does not see any teeth to prevent that.
Jeff Watson, Attorney-at-Law with Moss&Barnett, stated he is the authar of the covenants. Watson
stated he would like to point out that not just the association has the right to enforce any violations of the
Page 7 of 79
MINUTES OF THE 1
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 dclock p.m.
covenants but any property owner in the development has that right. Watson stated even if you have a
less than active association, it will only take one owner to take enforcement action.
In addition, the covenants have a restoration obligation. Watson stated if somebody violates the
covenants, there are a number of remedies, including planting mare trees than what were removed. The
later submitted covenant contains an amendment provision to the declaration that is designed to protect
not just the trees but also the prairie land provisions. Watson stated if anybody wants to amend anything
about the Big Woods,they have to get everyone who does not have a Big Woods lot to also agree with it.
Watson stated Section 9.4 is designed to make sure that that does not happen. Watson stated in his view
the people with the biggest stake in enforcing the covenants are the people who purchase the lots and live
there.
Stickney stated when they sell a lot in the Big Woods,there are driveway location and building zones
with legal descriptions attached to them. Stickney stated everyone in the development will know what
they are doing when they purchase a lot and that it is unlikely that someone is going to buy a lot to go and
violate a covenant since they will have a number of people watching them and penalties that will be
enfarced. Stickney stated the only way to preserve a lot like this is to buy it and preserve it.
Stickney noted Orono does not have a tree ordinance and that this is the strictest one Orono has ever seen.
Stickney stated in his view Graham Hill is the second best. Stickney stated there are penalties if trees are
cut down.
McGrann asked what the tree coverage will look like as it relates to Lot 3, Block 2.
Stickney stated the driveway will be beyond the wetland and away from the septic sites. Stickney
indicated he plans on having 16 to 18 oak trees of significant size transplanted in there, which will be
backed up with 25 plus pine trees in two rows. Stickney noted he also transplanted a number of large
white pines on Willow Road approximately 15 years ago and that the development is now well screened.
Stickney stated he will not stop making this development right.
Chair Leskinen opened the public hearing at 7:25 p.m.
Page 8 of 79
' MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 dclock p.m.
A resident from Plymouth stated he lives across from the planned development and that many of the
neighbors appreciate the discussion about the trees. The resident stated it is important to have a good
discussion as well about the lake since people move to this area because of the lake. The resident stated
he would like to see sufficient lake protection. The resident stated there is a big difference between the
trees and tbe lake and that the trees are getting stronger but the lake is getting weaker. The resident stated
in his view the 11 lots will have a big impact on the lake unless there are protections put on the lots.
Peter Rechelbacher, 1242 Hunter Drive, asked if the retention pond will be part of the association.
Stickney indicated it is.
Rechelbacher asked if the association will be responsible for maintaining it.
Stickney indicated they will be.
Rechelbacher asked if that is written into the covenants.
Stickney indicated it is. Stickney stated there will be buffer zones on all of those items and the restored
prairie grasses will better filter the runoff.
Mark Gronberg indicated the stormwater pond will treat all of the new runoff from the road and the front
of the houses. Gronberg indicated they will be working with the Watershed District as it relates to the
back of the houses. Gronberg stated there possibly will be some rain gardens on individual lots to capture
any additional runoff as well as buffer strips along all of the wetlands. The prairie area will be redone and
planted with some native grasses.
Wendy Lonsgard, 1462 Hunter Drive, stated there has been a significant amount of phosphorus that has
entered the lake and that a significant amount of money and time has been spent in an attempt to reduce
that. Lonsgard stated her understanding is that Orono helps protect the lake through the TMDL, with the
implementation by the MPCA. Lonsgard stated she is not sure whether that is a legal or a moral
obligation on the part of the City, but that she would like to see the opportunity taken to really monitor the
lake to make sure it remains as beautiful as it is right now.
Page 9 of 79
,
MINUTES OF THE `
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 o'clock p.m.
Chair Leskinen closed the public hearing at 7:31 p.m.
Leskinen noted Orono has very, very strict regulations as it regards the lakesbare and that the City makes
every effort to protect the lake.
Gaffron stated Orono and the Minnehaha Creek Watershed District will wark together to make sure this
development meets all of the required standards. Gaffron stated he expects the City will do its part to
ensure that whatever required phosphorus management is necessary will be done under the TMDL.
Gaffron stated the key thing to this development is that the City and the Watershed District will do all of
the standard calculations and guarantee to the extent possible that the engineering will handle the
phosphorus and manage the lake properly.
Leskinen noted the applicants anticipate they will be receiving approval from the Watershed District in
the near future. Leskinen asked if Staff requires that before engineer review.
Gaffron stated it would be very helpful to have that information since the buffers affect a lot of the
calculations. Gaffron indicated the engineer will review the preliminary plan to ensure there are no
issues.
Leskinen asked if that needs to be part of any motion.
Gaffron recommended the motion include the requirement that the MCWD permit be received prior to the
application going befare the City Council.
Lemke asked when tl�e engineer's review will be done.
Gaffron stated it is likely tlle engineer's review will take around a week. Gaffron indicated there will be
engineer review of the preliminary plat and then again as part of final plat.
Leskinen stated the changes that have been made are very positive and that she is happy to see the lot on
the upper part removed, which is where a lot of the neighbors' concerns centered around. Leskinen stated
Page 10 of 79
' MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 o'clock p.m.
that change has made a huge difference and that she is now more inclined to move forward with the
application.
Leskinen stated she did have one additional comment regarding a concern with the cul-de-sac and having
driveways without the cul-de-sac. Leskinen stated she is not sure whether she agrees with that possibility
since there are four lots coming off of that, which means a cul-de-sac is required.
Gaffron indicated that is correct. Gaffron stated the situation is that the cul-de-sac was relocated, and the
question is whether it can be moved further down. Gaffron stated if it is relocated, there could be
multiple driveways that do not come off of the cul-de-sac, which is problematic from a code standpoint.
Gaffron stated the other area where the cul-de-sac could be located is in a fairly steep area and will
require cuts or fills. Gaffron stated the question is whether the cul-de-sac should be relocated with long
driveways coming off of it,which would require a variance. It would also possibly require that each one
of the driveways have a loop on Lots 6, 7, and 8 for emergency vehicle access or a wider driveway.
Gaffron asked whether the driveway would require a cut or fill.
Gronberg stated the north side will be a cut and the south side will be a fill. Gronberg stated the city
street is 24 feet wide and that the driveway will need to be 24 feet wide. Gronberg indicated it will
require quite a bit of cutting and filling if a driveway is placed there.
Gaffron asked how moving the cul-de-sac further down would impact the stormwater pond.
Gronberg stated the pond could be pushed further to the east.
Gaffron stated he is not sure whether the Planning Commission should try to resolve that tonight since
there are both pros and cons associated with it. Gaffron stated where it is proposed is not an unreasonable
site but that there is a potential it will need to be moved.
Lemke asked how Staff feels about the length of the cul-de-sac.
Page 11 of 79
MINUTES OF THE ' �
ORONO PLANNING COMMISSION MEETING
Monday,June I5,2015
6:30 dclock p.m.
Gaffron stated the length of the cul-de-sac has been decreased by approximately 100 feet. Gaffron noted
the cul-de-sac will be serving six lots and that the City has a number of private roads at that same length.
Gaffron indicated he is not concerned about it.
Leskinen stated the third item for discussion is any negative impacts related to Lot 3, Block 2, along
Hunter Drive. Leskinen noted the applicant spoke at length about screening in that area and that the
Planning Commission can make that part of a motion if the Commissioners would like to see screening of
that lot.
McGrann stated he would like to see something in the motion regarding screening.
Leskinen stated Item No. 4 is design and preservation measures in the covenant documents. Leskinen
noted the applicant has already stated he is not willing to grant city conservation easements within the
individual lots and that there is pretty strong language within the HOA covenant. Leskinen stated she is
not sure if it has sufficient teeth.
Thiesse commented at some point you have to trust the human race.
Leskinen stated the City cannot force the developer to grant conservation easements.
Schoenzeit asked if the covenant would allow any homeowner challenging any change to collect fees in
that regard.
Watson indicated it is included in Section 92 of the covenants, which provides for injunctive relief.
Watson stated he is not sure how it could be drafted any stronger. Watson stated it is better to have the
right to collect the fees rather than just the right to enfarce the covenants.
Landgraver stated he had a little bit of difficulty following some of the language in the covenants.
Landgraver stated Section 8.5 is the uniform rate of assessment and cannot be amended without 100
percent of the homeowners. Landgraver commented this is probably a work in process.
Page 12 of 79
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` MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,June 15,2015
6:30 dclock p.m.
Watson stated Section 9.4 that was added later,in addition to making it very difficult to change Section
8.5, all of the preservation provisions of the declaration require a super majority. Watson stated the
developer,by the terms of Section 9.4, cannot just amend those provisions himself as the owner of all the
lots, which is evidence of good faith that this is not a charade. Watson stated those are not trivial things
and are things that require a super majority, which makes it difficult to amend.
Landgraver stated the Big Woods has been a very important part of Orono, and that in his view the
Planning Commission has asked about as much as they can from the developer.
Lemke stated the effort made by Mr. Stickney is wonderful and that he appreciates all the preservation
efforts being taken. Lemke stated in his view the developer recognizes that this is an important piece of
property to Orono.
Thiesse stated he would also like to commend Mr. Stickney for listening to the concerns.
Thiesse moved,McGrann seconded, to recommend approval of Application No. 15-3739, George
Stickney of BPS Properties, LLC,300 Sixth Avenue North, granting preliminary plat approval,
subject to the recommendations outlined in Staffls report dated June 10,2015, and subject to
mandatory screening on Lot 3,Block 2.
McGrann asked if the Planning Commission should include some specific direction about the screening.
Gaffron stated based on the discussion tonight, Staff can draft some specific conditions. Gaffron noted
the City Council will also be reviewing this application.
VOTE: Ayes 6,Nays 0.
NEW BUSINESS
3. #15-3716 DALE GUSTAFSON ON BEHALF OF MARK AND KRISTEN ANDERSON,
3850 WATERTOWN ROAD, CONDITIONAL USE PERMIT,7:47 P.M.—8:10 P.M.
Page 13 of 79
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Mark Anderson, Applicant,was present.
Curtis stated in June of 2014, the property owners received approval of a conditional use permit to import
approximately 10,000 cubic yards of fill to the site. During the course of the project,the amount of
material imported to the site exceeded the approved amount by approximately 7,000 cubic yards. The
City stopped the work and required the property owner to apply for an amendment or an after-the-fact
conditional use permit to address the additional fill.
The applicant has provided a revised plan and wetland delineation addressing the additional fill brought to
the site and further requests approval in arder to import approximately 3,000 cubic yards more to
complete the project. The project contemplates creating both a level paddock for their harses west of the
barn and a more gradual slope from the barn to the wetland to ease in planting a crop over the newly
graded slopes.
The City Engineer has reviewed and provided comments regarding the revised plan which Staff believes
addresses the concerns raised by the neighboring property owner.
By Code, conditional permitted uses must be reviewed using the criteria found in Section 78-916.
Specifically Staff finds that a number of the criteria are applicable, such as Criteria 6, 7, and 8 in this
section that relate to whether the approved improvements are appropriate and in character with the
surrounding land and neighborhood. Staff believes the filling and re-grading of the property, once
completed, will have no impact on surrounding lands. The grades, once vegetated, will blend into the rest
of the pasture acreage.
Curtis stated Criteria No. 9 requires that the proposed grading and improvements must not substantially
impair the use and enjoyment of the property I the area or have an adverse impact on the property values
in the area when compared to the impairment or impact of generally permitted uses. The ultimate result
of the proposed grading will not change the intended residential use of the property and there should be
no change in the use or enjoyment of adjacent properties resulting from the imported fi1L However, it is
Staff's opinion, the prolonged activity of importing the fill and actively grading the property will have an
adverse impact on neighbors, surrounding properties, and users of Watertown Road during the project.
Trucks hauling and equipment working on the site will likely result in additional noise, dust, vibration
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and traffic on the haul routes and immediate neighbors. To the degree possible,the adverse impacts
should be limited and mitigated.
Criteria 10 through 12, as well as 15, discuss mitigation of undesirable views and potential nuisances.
The finished grade will be vegetated and crop farmland, which will blend into the property. The project,
once completed, should not result in undesirable views requiring mitigation. Curtis noted the applicant
has planted a considerable number of trees along Watertown Road in order to screen the property further.
The haul routes should be submitted and will be monitored for damage and debris. The applicant will be
required to keep debris off of the public roadways. The resulting noise from the trucks hauling and
equipment moving the material in and around the site should be minimized to the extent possible. The
grading project has been evaluated and will be monitored by the City Engineer and Planning Staff so as to
minimize nuisances during the project.
Criteria 13 is the standard that requires that the project be designed to take into account the natural,
scenic, and historic features of the area and to minimize environmental impact. A wetland delineation has
been submitted and approved by the Minnehaha Creek Watershed District. The material removed from
the wetlands in the previous phase of the project will be returned and the area vegetated as directed by the
MCWD. The project will continue to be monitored by the MCWD, the City, Hennepin County
Environmental Services, and the Minnesota Pollution Control Agency to prevent erosion from the site
and/or sediment deposition into the wetland area.
The Planning Commission should discuss the following:
1. Does the Planning Commission find that the property owner proposes to use the property in a
reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the conditional use permit, if granted, will not alter the
essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the impacts
created by the granting of the requested conditional use permit, such as dedicated haul routes,
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limited haul days and times, limits to the days and times far equipment activity within the site,
and screening.
Planning Staff recommends approval of the conditional use permit subject to the following conditions:
1. Only clean fill is permitted. The City Engineer shall be allowed to inspect any fill being imported
to the site prior to deposition;
2. A haul route shall be submitted to the City Engineer for approval and inspection priar to
commencement of hauling to the site. The property owner shall be responsible for repair to
roadways for any adverse impacts;
3. Hauling activity may occur only Monday through Friday between the hours of 7:00 a.m. and
8:00 p.m. as designated in Section 58.121;
4. Equipment activity relating to the grading project within the site may occur only Monday through
Friday between the hours of 9:00 a.m. and 5:00 p.m.;
5. The grading activity should ensure the surface overflow is maintained at existing elevations on
the south side of the wetland;
6. Upon completion of the project, an as-built survey shall be submitted reflecting conformance with
the approved plan. The site will be evaluated from an erosion and sediment control risk
perspective prior to release of escrow funds;
7. The property owner shall submit plans and a permit application to address the retaining walls
constructed on the site without proper City permits prior to the release of the escrow funds;
8. The applicant and the property owner shall comply with the recommendations of the City
Engineer and the requirements of the other involved regulatory agencies. An administrative
zoning permit for land alteration will be required and a pre-construction meeting involving all
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relevant parties shall be held at least seven days prior to commencement of grading work
following any approvals granted by the City Council.
Curtis noted the property owner is in attendance at tonight's meeting.
Landgraver asked if the Watershed District has approved the additional 3,000 feet of additional fill being
brought in.
Curtis indicated they approved the wetland delineation and the property owner has obtained the
appropriate MCWD permits.
Landgraver noted Item No. 6 requires the completion of an as-built survey and asked who would do that.
Curtis indicated it would likely be the City's consulting engineer in tl�is situation.
Landgraver asked when Item No. 7 needs to be done.
Curtis stated prior to the release of the escrow funds.
Landgraver asked if a hard date should be put in there.
Curtis stated the Planning Commission could do that if they desire.
Landgraver noted this is an after-the-fact variance application and that in his view a definite date should
be set. Landgraver asked whether Staff prefers 30 or 60 days.
Curtis stated Staff had a discussion with the applicant today to clarify the permitting requirements under
the new City rules and that they should be aware of what needs to be done.
Thiesse asked when the remainder of Watertown Road will be paved.
Curtis stated that portion will be completed next year.
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Mark Anderson stated he is here to answer questions.
Leskinen asked how long the project is expected to take.
Anderson stated it should be less than 30 days. The official permit was filed to fix the erosion on the
backside of the barn. Anderson indicated they purchased the property in 2013, and in both the years 2013
and 2014, they lost their crop due to flooding. Anderson stated since then,they discovered the drain tile
was inoperable, and as a result,the drain tile has been repaired, which corrected the drainage.
Thiesse asked where he is planning to obtain the material.
Anderson stated some of the fill will likely be coming from the construction on Watertown Road.
Thiesse asked whether the fill currently on the site came from one spot.
Anderson stated it did.
Lemke asked if he has any problem with Staff s recommendations.
Anderson stated the hours of operation are banker hours and that this is a farm, but that they will do as
required by the City.
Chair Leskinen opened the public hearing at 7:58 p.m.
Richard Schmidt, 3980 Watertown Road, stated he is disappointed to find out that they are looking at
hundreds more dump trucks coming into the site and that last year it was thousands of dump trucks all
summer long. Schmidt stated the impact to his property last summer was largely due to the truck traffic
all day and that oftentimes it was on the weekends until the City got after the applicant.
Schmidt stated he mostly is disappointed with the fact that the project went on for so long. Schmidt
stated the meeting tonight would not have had to happen if the City had looked at this project earlier on
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last summer. Schmidt stated it was obvious the permit parameters were being exceeded early on in the
project, which triggered complaint calls to the City.
Schmidt stated he does not have a problem with the dirt but that it is the disruption to the neighborhood
that has already occurred under the nose of the City. Schmidt stated he knows it is a little late to whine
about that now,but that he has a concern about another 300 to 500 trucks. Schmidt stated the other
neighbors have mare to lose than he does about potential flooding. Schmidt commented he is anxious to
get this project behind them.
Chair Leskinen closed the public hearing at 7:59 p.m.
Leskinen asked if Staff has a significant concern about flooding on the neighboring property. Leskinen
asked if any flooding occurred on the neighboring property that Staff is aware of.
Curtis stated the City Engineer has reviewed the submitted plans and the changes to the property in light
of the drain tile being restored. Curtis stated the failed drain tile likely caused some of the flooding and
brought about the concerns. Curtis stated as long as proper maintenance of the overflow is done, it is her
belief the City Engineer is satisfied with the plan.
Schoenzeit asked if the City is satisfied that any significant road damage will be the responsibility of the
applicant.
Curtis noted the applicant did repair a section of the road last year and that the City completed a
secondary repair, which will be billed to the property owner. Curtis noted this section of Watertown
Road will be reconstructed and that she is not aware of what the evaluation will be at that point,but the
other haul routes will be inspected.
Schoenzeit stated in general in other situations the City has not held property owners responsible but that
he would encourage the City to do whatever they can do to ensure the property owner is held responsible
for any damage that might occur.
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Landgraver stated given the amount of activity on Watertown Road, it would be difficult to monitor
Watertown Road. Landgraver commented there are dump trucks going down Watertown Road every ]0
to 15 minutes as part of the construction,but that he would encourage inspection of the road and that Staff
should take steps to make sure the routes are minimized.
McGrann asked if there is a way to limit the time table of the project.
Curtis stated due to the amount of material to be brought to the site,that would basically be the limit.
Staff has suggested hauling timelines and recommended a limit be placed on the grading work on site.
Staff anticipates having a preconstruction meeting with the applicant and their contractor so everyone is
on the same page, but that she does not know what the right solution is far the length of the project.
McGrann commented the neighborhood would likely want to see a concerted effort rather than have it
drawn out.
Thiesse stated it appears the applicant would like the same thing, and in his view 3,000 cubic yards could
be brought into the site within two weeks.
Leskinen asked if Commissioner Thiesse's primary concern is the amount of fill.
Thiesse stated his majar concern is getting the trucks off the roads within a reasonable amount of time.
Leskinen asked if he would like to see a hard date.
Thiesse stated he would like the applicant to set a hard date.
Anderson stated last November through April they pleaded with Staff to be able to bring in soil so the
fields would be ready for planting this spring, but that they have no way of knowing when the green light
will be given. Anderson stated once that green light is given, they would like to do the project as fast as
possible.
Thiesse asked if he has a place to obtain the fill from.
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Anderson indicated they have not sourced anything yet because they did not know when the approvals
would be given. Anderson reiterated they will get it done as quickly as possible.
Leskinen stated she is not sure whether 30 days from approval is reasonable or realistic.
McGrann asked if the applicant can say it will be no more than a month once the hauling begins.
McGrann stated he does not want to see one truck a day for 100 days.
Anderson stated he does not want that either and that he has a considerable amount of cost in equipment
and labor.
Landgraver suggested that one of the purposes of the preconstruction meeting be to come up with a target
completion date.
McGrann suggested that date also be shared with the neighbors.
Curtis indicated Staff will be preparing a summary of the preconstruction meeting as well as a list of all
requirements that will be provided to each attendee.
Leskinen asked if the Planning Commission has any thoughts on the screening.
Thiesse commented in his view the site is pretty well screened.
Anderson noted he has purchased almost 80 evergreen trees ranging from 16 to 18 feet in height in
addition to planting maple trees and oak trees.
Landgraver stated he did not see it included in the neighbors' comments.
Thiesse asked if the City has any documentation that it is clean fill.
Curtis stated no documentation has been provided, nor has any been requested.
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Anderson stated that is something he can do.
Lemke moved,McGrann seconded, to recommend approval of Application No. 15-3716, Dale
Gustafson on behalf of Mark and Kristen Anderson,3850 Watertown Road, granting of a
conditional use permit subject to the conditions listed in Staff's Report dated June 8,2015; subject
to the applicant having 60 days to submit an application for the retaining walls; subject to a
schedule being worked out for the project; and subject to certification of the fill being submitted.
VOTE: Ayes 6,Nays 0.
4. #15-3733 SHARRATT DESIGN COMPANY,LLC, ON BEHALF OF JAMES AND
KATHLYN WYMAN, 1185 FERNDALE ROAD WEST,VARIANCE
This item was removed from the agenda at the request of the applicant.
5. #15-3737 RICHARD BRAMA ON BEHALF OF MARGARET M.BUSCHBOM TRUST,
1150 HOMESTEAD TRAIL AND 3020 SIXTH AVENUE NORTH,LOT LINE
REARRANGEMENT,8:11 P.M.—8:21 P.M.
Richard Brama, Applicant, was present.
Gaffron stated this is a subdivision for a lot line rearrangement resulting in an approximate equalization of
the acreage between two existing tax parcels, each of which had or has an existing residence. The
property at 1150 Homestead currently has a house on it. The result of the lot line rearrangement will be
two conforming buildable lots. The applicant owns both subject properties.
Gaffron stated the applicants are proposing to relocate the lot line further north. There were still be two
separate tax parcel, with the existing house being in the south parcel. Gaffron stated the lot line
rearrangement essentially creates a new developable lot. Both the lot with the existing house and the
proposed northerly lot have been tested and approved for primary and alternate septic sites.
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Driveway access to the existing residence will not change. Prior to construction of a new home on the
northerly lot,however, a Hennepin County driveway access permit will be required. Gaffron noted there
are a number of locations where that driveway could be located.
Gaffron noted this lot line rearrangement does not result in new lots and therefore no park fees and no
stormwater trunk fees will be due. There are also no wetlands within the property boundaries. A wetland
does exist on the adjacent property to the northwest of the site but does not impact any anticipated future
site improvements. Hardcover is not at issue.
The applicant's surveyor has described perimeter drainage and utility easements pi•oposed to be granted.
Such easements do not currently exist as these properties were never platted. The City Engineer has
recommended that the drainage and utility easement along the north boundary of the north parcel be
expanded to ten feet, as this is abutting Baker Park.
Staff recommends approval. The property owner has provided new proposed legal descriptions for each
property. As part of this approval, the applicant will be required to file new deeds based on the new legal
descriptions. Staff will work with the property owner and the City Attorney to ensure that the necessary
documents are prepared and filed.
The Planning Commission should hold the public hearing regarding the lot line rearrangement and make a
recommendation to the City Council.
Landgraver asked how big the property across the street is.
Gaffron stated to his recollection it is approximately 30 acres.
Landgraver commented that someone will likely want to develop that parcel at some point in the future.
Gaffron indicated the City had a proposal to develop that property a five or six years ago but the project
never went forward. Gaffron stated that should not impact what is being proposed tonight.
Landgraver stated he is thinking more of the impact to traffic and the location of the driveways.
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Gaffron stated the property in Medina to the north is being proposed for subdivision. Gaffron indicated
the best location for access would be at a right angle. The City Attorney is working with the Medina
attorney and developer to come up with an easement rather than a subdivision of the adjoining property.
Gaffron noted while there may be a road constructed in this area at some point,that road will not serve
any Orono properties.
The applicant had nothing to add to Staff's report.
Chair Leskinen opened the public hearing at 8:17 p.m.
Melodie Martin, 3050 County Road 6, stated her property is just to the west of 3020 Sixth Avenue North.
Martin stated there were some survey stakes placed in the outlot as well as inside her fence line. Martin
stated to her understanding the outlot belongs to her neighbor to the north and that she is not sure what it
has to do with the parcel that is being discussed.
Gaffron stated he does not have an answer to that yet and that she should speak with the surveyor who did
the wark to find out whether he placed additional stakes outside of the property. Gaffron stated the
survey says iron pipe in the corner and that the surveyor may have placed a lath in the ground at that
point.
Chair Leskinen closed the public hearing at 8:20 p.m.
Leskinen stated in her view this application is pretty straight forward.
Landgraver moved, Thiesse seconded,to recommend approval of Application No. 15-3737,Richard
Brama on behalf of Margaret M. Buschbom Trust, 1150 Homestead Trail and 3020 Sixth Avenue
North, granting of a lot line rearrangement, subject to Staff recommendations. VOTE: Ayes 6,
Nays 0.
6. #15-3740 GEORGE FUNK AND JUDY ROGOSHESKE,540 OLD CRYSTAL BAY
ROAD SOUTH,PRELIMINARY PLAT, 8:21 P.M.—8:42 P.M.
George Funk and Judy Rogosheske, Applicants, were present.
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Barnhart stated the applicant is requesting preliminary plat approval to create one new 2.01 acre dry
buildable lot from the original 6.85 acres. The existing house, garage, and other structures would remain
on the one lot and the new lot to the north, Lot 1, would be vacant. Old Crystal Bay Road forms one
boundary and Fox Street is the other major road in the area.
The proposed subdivision is in conformity with the guiding for this area and generally conforms to the 2.0
acre dry-buildable and 200-foot width standards of the RR-1 B zoning district. The existing septic system
site that serves the house will be used to provide service to the lot to the north and the proposed
alternative site will be located on the north side of Lot 1.
The main issue Staff has identified concerns a future trail along Old Crystal Bay Road South. The
Comprehensive Plan identifies a trail along Old Crystal Bay Road on the west side. The Planning
Commission should discuss the merits of an easement for trail purposes adjacent to Old Crystal Bay
Road.
Another issue identified is the fact that the existing garage has a 15-foot setback and the ordinance
requires a 30-foot setback. Staff has visited with the property owner about adjusting that line and it can
be accommodated to meet the setbacks. The applicant has requested some feedback from the Planning
Commission on that item.
The last issue is that the septic system is within the setback line of the property line to the north, and the
applicant has indicated he can adjust that line.
Access will be off of Old Crystal Bay Road. A Conservation Design Plan was completed per City
ordinances and identified tree areas that should be preserved and a couple of wetlands. The Conservation
Design Plan did identify those wetlands and the retention of the drainage ways to continue to feed those
wetlands. The trees largely consist of maple and white pine.
The applicant will be required to pay a park dedication fee and stormwater and trunk drainage fee.
Staff recommends the Planning Commission discuss the following issues:
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1. The proposed separation between the garage and the northern property line.
2. Preservation of trees and natural amenities.
3. The trail along Old Crystal Bay Road.
Lemke asked if there is still plenty of room for the lot if the line is adjusted.
Barnhart indicated there would be.
McGrann asked if there will be an easement far the driveway.
Barnhart stated the driveway would either need to be adjusted to accommodate the setback for the garage
or the line would need to shift to the north in order to accommodate the driveway.
Leskinen asked if there will be a second curb cut for the other lot.
Barnhart indicated there will be.
Leskinen asked if there are any issues with an additional curb cut on Old Crystal Bay Road.
Gaffron indicated it is a city road at that point.
McGrann asked what Staff would like from the Planning Commission in terms of the trail. McGrann
asked if the trail would be on the west side of the property.
Landgraver noted it is on the west side of the road.
Barnhart stated it would be appropriate to discuss the trail in regards to easements if it is going to be
located outside of the right-of-way. The challenge Staff has in terms of requiring it is that there are not
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trail sections to the north and south, but in Staf�s view it would be appropriate to acquire an easement at
this point.
Schoenzeit stated the City has been pretty consistent in collecting those trail easements.
Thiesse noted there is a trail to the north and the Planning Commission would be amiss if they did not
request an easement.
Judy Rogosheske,Applicant, stated they have a more recent plat that does not show the line going
through the driveway.
Rogosheske stated she would like to speak to the 15 versus 30-foot setback. Rogosheske stated they do
not want to have to apply for a variance and that they were originally told it was I S feet. Rogosheske
stated it is her understanding the ordinance says if the structure is 1,000 square feet or less, it has a 15-
foot setback.
Curtis indicated that is correct.
Judy Rogosheske stated their garage footprint is 1,008 square feet, which in round numbers would be
1,000 feet. Rogosheske noted it is not a home but a garage and that in her view the 15-foot setback would
be appropriate. Rogosheske stated the other reason it would be appropriate is if the City requires 30 feet,
they then would control the woodlands all along the south facing part of the new owner's lot.
Rogosheske stated they do not have a view to the north, so they would have no issue with the 15-foot
setback. Rogosheske stated in her view it would be far more important for the owner of the new lot to be
able to control the existing trees in that area.
Rogosheske stated they do not want to have to apply for a variance so they will submit to the 30-foot
setback if that is what the Planning Commission determines appropriate, but that they would request the
15-foot setback.
Rogosheske stated they are all far trails, and that when they originally purchased the property 33 years
ago, they actually owned Old Crystal Bay Road because there was never an easement granted.
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Rogosheske stated they eventually did give an easement to the City and that they would appreciate a bike
path along the road
George Funk, Applicant, indicated the line would move a little bit if they are required to go with the
30-foot setback. Funk stated the lots would have a cleaner look with the 15-foot setback and it would also
give more flexibility to the homeowner.
Funk stated they will submit a new survey before to the City Council meeting. Funk stated the driveway
access is actually an old fa�7ner's access road. Funk stated that road actually goes down and has a dip in
it. Funk stated access to the north may be an issue, but the elevation of Old Crystal Bay Road was
lowered by two feet. Funk stated if the driveway is put on grade, which their driveway is, it should be
almost the same view, so it should not be a problem. Funk stated they were going to include a split
driveway but Staff said it would have a better chance of being approved if it is not a split driveway.
Lemke asked if the 1,008 square feet was a mistake.
Funk stated that was his mistake, and that they originally took the size of the garage with the siding on it,
and the surveyor said it is the footprint of the concrete block that is measured.
Leskinen asked if they will require a 15 ar 30-foot setback.
Barnhart stated anything above 1,000 square feet would require a 30-foot setback.
Chair Leskinen opened the public hearing at 8:35 p.m.
David Harmon, 505 South Old Crystal Bay Road, stated he and his wife are in support of the application
and that in their view another home will have any adverse impact on them. Harmon stated they are
looking forward to having another family in the neighborhood.
Chair Leskinen closed the public hearing at 8:36 p.m.
Leskinen suggested the Planning Commission start with the garage setback.
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McGrann asked what options the Planning Commission has.
Landgraver stated it would either require a 30-foot setback or require a variance application.
Leskinen stated it would be easier to move the line than the building. Leskinen stated since this is a new
lot,the City would not be willing to create a substandard lot, and that the size of the building could either
be reduced or the line changed.
Schoenzeit noted it will be a much sharper angle. Schoenzeit asked if the lot line rearrangement would
impact the septic site.
Barnhart stated if the line is shifted over 15 feet to the north, it would not really impact the septic site in
terms of serving the lot to the north. If the line is shifted to the other side of the septic system, that lot
would become too small.
Landgraver asked where the line would intersect on the right-hand side. Landgraver asked if that is a
wetland in that area.
Barnhart illustrated on the overhead where the line would be.
Thiesse asked if the City has any criteria about a newly created lot having an old septic site.
Barnhart stated the City has a report on the septic system and the septic inspector is comfortable with that
report.
Schoenzeit stated the other issue is the trail easement and that it is the practice of the City to collect those
at the time of new subdivisions.
Leskinen stated it appears the Planning Commission is in agreement that the line should be changed and
that a trail easement should be obtained.
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Thiesse stated he does not see a big need to require conservation of the trees and that the property owners
can preserve them on their own.
Leskinen stated it did not sound like it was a very significant tree stand.
Landgraver asked if the City in the past has required a conservation easement and a prohibition on cutting
down of trees for smaller subdivisions.
Barnhart stated the Conservation Design is triggered by the size of the lot. Barnhart stated his
understanding is that the significant features of a Conservation Design are not usually found on the
smaller sites.
Schoenzeit moved,Thiesse seconded,to recommend approval of Application No. 15-3740, George
Funk and Judy Rogosheske, 540 Old Crystal Bay Road South, granting of preliminary plat subject
to Staff recommendations, and to require a 30-foot setback for the garage and the granting of a
trail easement. VOTE: Ayes 6,Nays 0.
7. #15-3744 JOHN BRUNELLO, 190 ORONO ORCHARD ROAD SOUTH,VARIANCES,
8:42 P.M.—9:18 P.M.
John Brunello, Applicant, was present.
Curtis noted she placed a revised survey in front of the Planning Commission.
Curtis stated the applicant is proposing to construct a new single-family home on the property and is
requesting lot area, lot width, and side street setback variances in order to do so.
The property is 1.5 acres in area and has 120 feet in width when measured at the front building setback
where two acres in area and 200 feet in width are required. The applicant is proposing a 30.5 foot side
street setback where 50 feet is required. All other setbacks will be met.
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The applicant has revised the driveway location at the direction of the City Engineer. The new location
appears to meet the code requirement and a complete evaluation of the site will be done by the City
Engineer at the time of building permit issuance.
The corner lot is subject to 50-foot setbacks from Orono Orchard Road as well as Woodhill Avenue. A
30-foot setback is required from the north property line and the side street property line is 30 feet from the
edge of the paved roadway. The proposed home will be at least 60 feet from the road. Normally the edge
of pavement is 12 to 20 feet from the edge of the ri�ht-of-way. The substandard width of the lot,
combined with the required 50-and 30-foot setbacks result in an approximate 40' x 60' building
envelope. The sloping topography, wetland, and likely associated poor soils further limit locations for the
house.
The existing home is a one-level rambler with a tuck-under garage and is situated as close as 13.5 feet
from the front and 22 to 26 feet from Woodhill Avenue. The proposed two-story home will be set back
further from both roadways than the existing home on the property, with the attached garage fronting on
Orono Orchard. Both streets have wider than normal boulevard areas which offer greater separation
between the home and the traveled portion of the roadway which results in the appearance of a greater
setback and more open space. The new home and driveway will most certainly result in removal of trees
and
Staff finds practical difficulties exist to support redevelopment of the property, such as the substandard lot
area and width which are not the result of actions by the landowner. The proposed home is reasonable
and consistent with the Comprehensive Plan. In addition,the topography and wetland location drive the
building site to the western portion of the property where street setbacks have a greater impact on
building siting.
Planning Staff recommends approval of the requested lot area, lot width, side street setback variances in
order to redevelop the subject property. A detailed landscape plan should be provided prior to the City
Council's review of the application to assure adequate screening is provided and that the character of the
finished property will be consistent with the neighborhood.
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Curtis noted she received a letter from the neighbor to the south across the street,which has been
provided to the Planning Commissioners, as well as a brief e-mail communication from the neighbor to
the north. The neighbor to the north also left a voice inail regarding the proposal since she was unable to
attend tonight's meeting.
Curtis played a voice message from Marsha Rokke, 180 Orono Orchard Road. Rokke stated she just
found out about the project and that they have been out of town since June 3 and will not be returning
until late Monday evening. Rokke stated she would appreciate if nothing is decided Monday night until
they can provide some input.
Rokke indicated she was told by her neighbor that this project would really affect their property, which is
adjacent to 190 Orono Orchard Road. Rokke stated the variance that is being requested seems
extraordinary to her and is way over and above what he should be able to build. Rokke stated they are not
opposed to a building on this site but that they have concerns about the wetlands and the setbacks.
Rokke requested that the application not be approved tonight so they have an opportunity to review the
plans. Rokke stated they have received no notification of the project that they are aware of other than
their neighbor calling them.
Curtis noted the applicant is present tonight and that she has the plans and pictures of the property as it
exists today.
Lemke asked when the notice cards were mailed out.
Curtis indicated they were mailed June 5.
Leskinen asked if the correspondence from the other neighbor is based on the old driveway location.
Curtis indicated that neighbor did not have the benefit of the revised plan since it was only submitted
today but that she is present tonight.
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Jeff Jagwell, Builder, stated he has not prepared any formal response to the concerns raised. Jagwell
indicated they recently purchased the property from McGuire within the last 30 days and since then have
prepared a plan for review by the City. Jagwell indicated they have done extensive work in order to
minimize the impacts or the boundaries of the property.
Jagwell stated it is his understanding there is a building pad that is allowed on the property, but given the
setbacks, it will make the building site too narrow, which is the reason for the variance. Jagwell stated
they realized the existing structure was too close to Orono Orchard Road and that the new structure will
need to be relocated. Without a variance, it is unlikely anyone could construct anything on the property.
The existing residence is currently vacant but could probably be inhabited with some updates. Jagwell
stated in his view it will be beneficial moving the house further back from the road.
Jagwell stated the impacts to the neighbors were a great concern and that they have done extensive work
in designing a new structure. Jagwell noted the driveway has been reconfigured and in their view they
have come up with the best solution. Jagwell indicated they looked at a side-loading garage so it would
be a straight shot rather than wrapping around the front of the property but that a variance is still required.
Jagwell indicated they also attempted to preserve certain sight lines that would be of benefit to whoever
resides in the house.
Leskinen asked if the revised plan will have the garage facing Orono Orchard Road with the driveway
coming off of Woodhill.
Jagwell stated in their view that is the best configuration far that structure. Jagwell stated he is not sure
what the width of the driveway is on the survey but that it appears to be wider than what will be
necessary. Jagwell indicated they will narrow it down if possible.
Leskinen asked if the location of the house has changed on the revised plan.
Curtis indicated the house has not changed.
John Brunello, Applicant,noted the Rokkes raised concerns about the impact on their house. Brunello
pointed out the location of the Rokke house and noted that they are not asking for variances to the north
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and east setbacks. Brunello pointed out the setback that is being requested and noted that they are
actually moving the house away from their residence rather than towards their house.
Chair Leskinen opened the public hearing at 8:58 p.m.
Jane Delaney, 1315 Woodhill Avenue, stated she has a few concerns regarding this project and that this is
the first tiine she has seen this plan. Delaney stated one of her concerns is the fact that they are moving
the house within the setbacks required by the City closer to the Rokkes.
Delaney stated it is also difficult to tell where her driveway is in relation to the proposed driveway.
Delaney noted the driveway measures 20 feet wide on the plan and that she is curious to see where the
proposed driveway is. Delaney noted she sent a letter expressing some safety concerns with the location
of the driveway. Delaney indicated she has a single driveway close to the curb and it is a dangerous
situation since the road is used as a back entrance to Woodhill Country Club and there is a fair amount of
traffic. Delaney stated to add another driveway in close proximity to hers seems like it will create more
problems.
Curtis illustrated the location of the proposed driveway.
Delaney stated she also walked the property with Mr. Brunello and he indicated that they were simply
measuring points from the survey and not from the lot lines. Delaney stated after looking at the plans,
they do appear to be lot lines and that it would be nice to have a better visual of where the house will be.
In addition, Delaney stated there is a city easement of 30 feet that was taken at the time Woodhill Avenue
was widened. Delaney stated slle thougl�t she saw something in Staff's report that said that was one
reason why the variance should be granted.
Delaney stated the neighbors are not opposed to a new residence since the existing structure is rundown,
but that the proposed location does not seem to be an appropriate place for a driveway. Delaney stated
she would like to see the driveway more towards the rear of the house and there are more options for the
layout. Delaney stated there is also a significant amount of hardcover.
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Delaney asked if a porch ar a deck can be added to the Woodhill side.
Curtis stated the two porches and deck are part of the footprint of the house and are included in the
structural coverage number.
Delaney stated in her view the project needs further consideration given the driveway and setback
situation. Delaney stated she would also ask that the Rokkes be given a chance to look at the plans in
person.
Chair Leskinen closed the public hearing at 9:06 p.m.
Leskinen stated the first point she would like to make is that it is an improvement in terms of the setbacks
from what is existing. Leskinen noted the proposed street side setback is a vast improvement since the
existing house is as close as 13.5 feet from Orono Orchard.
Thiesse asked if the engineer has looked at the driveway and whether it is in conformance.
Curtis indicated it is.
Leskinen stated the only issues are the lot area, lot width, and the side setback variances since the other
parts of the proposal meet code.
Schoenzeit stated as it relates to the house to the north, as long as it is out of the setback,the house is
compliant.
Thiesse stated in his view due process is important and that the neighbors should have a say. Thiesse
asked if they would be able to comment during the Council meeting.
Curtis stated the public is usually allowed to speak.
McGrann stated the Council can choose to table the application based on the neighbors comments or go
forward.
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Curtis stated the Council can choose to table, approve, or deny the application.
McGrann stated he is not sure the Planning Commission needs to see it again to hear the neighbor's
concerns if they can address the City Council.
Lemke stated he is not sure it is the obligation of the Planning Commission to make sure it is convenient
for the neighbors to voice their opinion in person. Lemke noted the Planning Commission heard Mrs.
Rokke's voice mail and that they need to make their decision based on what has been presented.
Schoenzeit stated what is being sent forward is very compliant.
Thiesse stated in response to Ms. Delaney's comments, the drive�vay appears to be where it is allowed
and that it is a vast iinprovement to wliat is there now. Thiesse noted the Planning Commission is not in
the business of redesigning plans.
Delaney noted there were no elevation plans from the side so they do not know what the grade of the
driveway will be. Delaney commented it would be nice to know where the driveway entrance is proposed
to be and what the elevation will be. Delaney stated she has a concern that headlights are going to be
shining into her house.
Thiesse stated the elevation is 968' and the driveway will be coming downhill just as fast as her driveway.
Thiesse stated it appears there property is lower than hers.
Delaney stated her property is lower than this property.
Thiesse asked if she drives uphill to get to her property.
Delaney indicated she does. Delaney stated she has a concern when they leave the house. Delaney stated
there has never been a driveway there and that it would be nice to see some elevation plans.
Thiesse stated that would not provide any more information as to the location of her house and that the
Planning Commission does have side view elevations in the Planning Commission packet.
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Delaney stated she does not know where the driveway is in relationship to her driveway or her house.
Curtis noted this was done late this afternoon, and before the application goes to the City Council,the
applicants will be asked to formally update their plan before the City Council meeting so everyone will
know the elevation change from the garage to the street. Curtis indicated she can ask the applicant to
locate her driveway on their survey so the proximity can be seen as well as the grading.
Thiesse suggested a spot elevation also be depicted for both properties. Thiesse stated she could also go
over there at dusk and shine a flashlight back towards her house. Thiesse stated the proposed driveway is
located where the house is now.
Delaney stated she has a concern where the driveway comes out at the street easement.
Thiesse stated that would be too low for headlights to hit her house and is down at the street level.
Delaney indicated there is an incline.
Thiesse stated the incline is going the other way and that the headlights should be shining down on the
street and not into her house.
Delaney indicated the turnaround is at the same elevation as her house.
Jagwell stated the driveway will not be three stalls wide.
Delaney stated the driveway is 20 feet wide.
Jagwell stated their biggest concern is to make sure everybody is happy and that they are not going to do
something on the site that is not allowed. Jagwell stated they intend to meet with the neighbors and show
them the plans.
Delaney indicated she is not opposed to it but that she is expressing her concerns.
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Jagwell stated they could make the driveway approach from Woodhill. Jagwell indicated he would be
happy to meet Mrs. Delaney on the site.
Delaney asked what the stakes are for.
John Brunello stated the stakes are for the driveway and are depicted as black dots on the plan.
Leskinen encouraged the applicant to discuss the plans with the neighbors outside of the Planning
Commission meeting. Leskinen noted the driveway is in a conforming location and that the applicant can
meet with the neighbors to address their concerns.
Leskinen stated the question for the Planning Commission is whether the practical difficulty standards
have been met to grant a street side setback variance and in her opinion they have been met and are
outlined sufficiently in Staff's report.
Thiesse noted a detailed landscape plan should be provided.
Leskinen asked if the Planning Commission feels the practical difficulty standards have been met.
It was the consensus of the Planning Commission that they have been.
Lemke moved, McGrann seconded, to recommend approval of Application No. 15-3744,John
Brunello, 190 Orono Orchard Road South, granting of lot area,lot width, and side street setback
variances, subject to the submittal of a detailed landscape plan and subject to Staff
recommendations.
Landgraver encouraged the applicant to meet with the Rokkes.
VOTE: Ayes 6, Nays 0.
8. #15-3745 MATT JOHNSON, 1432 SHORELINE DRIVE,VARIANCES, 9:18 P.M.—
9:33 P.M.
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Matt Johnson, Applicant,was present.
Barnhart stated the applicant is requesting variances in order to remodel the existing home by�utting the
interior, expanding the second floor to cover the first floor footprint, shifting the bay window, and adding
a fireplace cantilever. The exteriar changes are located within the side yard setback and within the
required 75-foot setback from Tanager Lake. The property is located on the west side of Shoreline Drive.
Barnhart stated the applicant is proposing to make some minor modifications to the existing two-story
house. The existing setbacks are 24.9 feet from the north property line and 26.8 feet from the lake at the
closest location.
Barnhart noted his Staff report states there is a 43.6 feet setback from the lake when it is actually 53.6
feet.
The applicant is requesting a variance to construct a 2-1/2 story building within the lakeshore and side
setback. The purpose of the interior modifications is to primarily enhance the livable portion of the
structure, add room for adequate width, hallways, ceiling heights and stairwells. Based on the
configuration of the lot and building,the applicant is not able to make any modifications to the exterior of
the building without impacting some of the setbacks. In the review of the application, Staff is supportive
of the variance.
Barnhart displayed a view of the lakeside portion of the house and pointed out the location of the bay
window and the portion of the structure that would be new. Barnhart displayed pictures of the structure
from different sides of the structure. In terms of adjacent property impact,the biggest impact will likely
be to the property to the south, with minimal impact to the properry to the north. The proposed side yard
setback will not be decreased at grade and the subject property provides 97 percent of the separation
between the two buildings.
Staff finds that the location of the existing home, which currently encroaches into the 75-foot setback and
the side yard setbacks makes it difficult to make modifications or additions to the home. The structure is
roughly centered on the property. The age and construction of the existing structure makes full use and
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enjoyment of the property challenging. Staff recommends approval of the variances to allow construction
of the addition as proposed.
Schoenzeit asked if Sheet AS depicts a four-story house.
Barnhart stated based on the preliminary review of the plan, Staff believes it meets the height and story
requirements, but that he has not done the final calculations for the building permit. Barnhart stated it is
somewhat challenging to judge the height just based on a review of A5.
Schoenzeit asked if there is a spot on AS where the grade is depicted.
Barnhart indicated they would need to look at the survey for the location of the grade. Barnhart indicated
the storage area will not have any windows so it will not be considered a floor. Staff is confident that this
will meet the 2-1/2 story requirement.
Thiesse asked how old the existing structure is.
Barnhart stated his understanding is the original portion of the structure was constructed in the 1920s and
added on in the 1990s.
Thiesse stated he is basically wondering about the foundation.
Barnhart indicated he does not know the location of the original structure foundation.
Matt Johnson, 1432 Shoreline Drive, stated the portion that is being removed from the house was
constructed in 1920. The house underwent a major remodel in 1990 when the north side addition was
done. When that addition was done in 1990,they redid the foundation, and that portion of the house will
remain.
Johnson stated what they are left with on the 1920 portion is a story and a half, with a ceiling height in the
upper level of 6'4''. The door jambs go down to 6'2". Johnson stated his son is tall and cannot walk in
the upper level comfortably. Johnson indicated there is not a good way to redo it without starting over.
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Johnson stated in his view the picture that was included in the packet might be easier for everyone to see
the grade. Johnson stated the main level above grade does look high in that one picture,but the other
pictures will show that it is approximately four steps to the main joist.
Johnson indicated one story will be added above the 1920s portion and that they will be utilizing the
existing attic trusses. The structure in that area has a flat roof and no insulation currently.
Johnson noted the property to the south is an uninhabitable house that is owned by the marina.
Schoenzeit asked if this investment implies that they have reached harmony with the neighbors.
Johnson stated the reality is that he has to fix the property up to make it more livable and that he has
wanted to do this project far the past three years. Johnson stated given the problems with the marina, he
wanted to be careful,but that they love where they live so they have decided to go ahead with the project.
Chair Leskinen opened the public hearing at 9:31 p.m.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 9:31 p.m.
Leskinen stated the application is pretty straight forward and that she does not have any concerns.
Lemke commented it would be an improvement over what exists.
Schoenzeit commented the project is not extravagant.
Schoenzeit moved, Thiesse seconded,to recommend approval of Application No. 15-3745,Matt
Johnson, 1432 Shoreline Drive, granting of variances, subject to Staff recommendations. VOTE:
Ayes 6,Nays 0.
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6:30 o'clock p.m.
9. #15-3746 JAMES HILLIER AND JULI ANDERSON, 1224 BRIAR STREET,
VARIANCES,9:33 P.M.—9:36 P.M.
James Hillier, Applicant, was present.
Curtis stated the applicant is proposing to construct a new residence on the property and is requesting rear
and side setback variances to allow the structure to be situated 31.5 feet from the rear lot line where a 50-
foot setback is required. The survey reflects the legal building envelope on the property and is
approximately 15' x 40' �vithout any setback variances.
Curtis noted the property is substandard in lot area and lot width. The proposed hardcover and structural
coverages will meet the requirements of the zoning code.
Staff recommends approval of the requested lot area, lot width, side setback and rear setback variances in
order to redevelop the subject property.
Hillier indicated he l�as nothing to add to Staffls report.
Chair Leskinen opened the public hearing at 9:35 p.m.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 9:35 p.m.
Leskinen stated the applicant is very limited in what he can construct on this property without variances
and that what is being proposed is reasonable.
Landgraver moved, Schoenzeit seconded,to recommend approval of Application No. 15-3746,
James Hillier and Juli Anderson, 1224 Briar Street, granting of lot area,lot width,rear and side
setback variances. VOTE: Ayes 6,Nays 0.
(Recess taken from 9:37 p.m.—9:43 p.m.)
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(John Thiesse recuzed himself from the following application.)
10. #15-3748 SHARRATT DESIGN COMPANY,LLC, ON BEHALF OF JOHN AND
SHERRI THIESSE,385 BAYSIDE ROAD,VARIANCES, 9:43 P.M.—9:58 P.M.
Mike Sharratt, Applicant, was present.
Barnhart stated the applicant is requesting variances in order to allow redevelopment of the property. The
applicant is proposing to demolish the existing one-story structure with a detached garage and
constructing a new two-story structure with attached garage. The lot is substandard due to size and width,
and the house as proposed encroaches into the average lakeshore, side yard, and street front yard.
Barnhart stated the average lakeshare setback line clips the edge of the existing home, with approximately
72 square feet lakeward of the setback line. The proposed project will be clipped by the line in
approximately the same area. The project attempts to mitigate the encroachment by trading house
encroachment for approximately 58 square feet of deck on each of the top two floars. The neighbaring
property most subject to impact is the property to the south.
Maintaining the required 30-foot side yard setbacks renders the property unbuildable. The proposed
improvements center the garage on the lot and move the living portion of the house marginally closer to
the north neighbor.
Staff finds the lot size and lot area are pre-existing conditions and not caused by the applicant. In
addition, Staff finds that the proposed improvements are consistent with the character of the
neighborhood and the applicant has made an attempt to mitigate or minimize negative impacts to the
adjoining properties. Further, it does not appear that the adjacent property owners will be adversely
impacted by the redevelopment of the property. Staff finds there are special conditions relating to the
existing home and property which support granting the requested average lakeshore, side yard, lot size
and lot area variances.
Planning Staff recommends approval of the variances to allow redevelopment of the property as
proposed.
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Landgraver asked if the applicant is staying within the portion that clips the average lakeshare setback
and not expanding it.
Lemke noted they are movin�it back slightly.
Leskinen stated there is a reduction in the encroachment.
John Thiesse, Applicant, stated they did pull the house back and that the original deck was actually ten
feet back from the existing deck. Thiesse indicated they have worked hard to fit the structure in with the
area that is left and that it is a very difficult site.
Mike Sharratt, Designer, stated they have warked very hard on this project and that they did not want to
ask for anything more than what is absolutely necessary. Sharratt pointed out where the deck has been
pushed back ten feet further. Sharratt stated they also connected the gara�e to the house and left the
existing footprint of the house in the location it was. Sharratt stated the dimensions are the same for the
house and garage. The garage has been pulled further away from the street to 12 feet where it is presently
at approximately 6.5 feet.
Sharratt stated given the constraints of the site, this is a very reasonable proposal.
Chair Leskinen opened the public hearing at 9:53 p.m.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 9:53 p.m.
Leskinen stated the application is very straight forward and that the applicant has taken every measure to
ensure the impact is minimized.
McGrann noted the neighbors have also submitted comments in support of the project.
Schoenzeit asked if 932.5' is the right elevation given last year's flooding.
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Curtis stated 932.5' is one foot above the 100-year flood elevation.
Thiesse stated the house next doar is a foot lower and they experienced no water in their basement last
year. Thiesse indicated the water came up on their neighbor's yard but did not enter the house.
Landgraver stated the applicant has done a good job at minimizing the negatives.
Landgraver moved, Lemke seconded,to recommend approval of Application No. IS-3748 Sharratt
Design Company,LLC, on behalf of John and Sherri Thiesse,3855 Bayside Road, granting of lot
area,lot width, and side setback variances. VOTE: Ayes 5,Nays 0. (Thiesse recuzed himselfl
11. #15-3749 HOMESTEAD PARTNERS, 185 AND 225 OLD CRYSTAL BAY ROAD
NORTH,PRELIMINARY PLAT, 9:58 P.M.—10:33 P.M.
Matt Hanish, Homestead Partners, was present.
Gaffron stated this is a proposed subdivision involved two tax parcels to create a new private road and six
new 2-acare building lots. All lots will be served by individual on-site sewage treatment systems and
private wells.
Gaffron displayed an aerial photograph of the property. The property is mostly open,with a small
wooded area surrounding the wetland at the west border and wooded area surrounding the existing house
site on proposed Lot 1. The land generally slopes downhill from east to west. There are two fairly small
wetlands exist within the property, each carrying a Manage 3 classification. The applicant is proposing to
put buffers around both wetlands per the regulations of the Minnehaha Creek Watershed District.
The property is in the RR-1 B District, which allows for single-family residential uses with a minimum lot
size of two dry buildable acres. All lots meet the 200-foot width requirement with the exception of Lot 6.
Lot 6 is long and narrow,having in excess of 600 feet of frontage along the private road but just over 150
feet in width at Old Crystal Bay Road. This does not impact the buildability of Lot 6.
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Lots 1 and 6 are corner lots with their defined front yards abutting Old Crystal Bay Road. The applicant
has depicted both lots as having their front yards as the frontage abutting the private road. Given the
layout of the subdivision, it would be appropriate to specifically and formally define the yards for setback
purposes for Lots 1 and 6 as those proposed on the preliminary plat. The north and south yards will be
considered as front and rear yards. The side yards abutting Old Crystal Bay Road will be considered as
side street yards. The yards abutting the west boundaries will be considered as side yards.
Gaffron stated the developer should be advised that unless site grading to create individual house building
pads as part of the subdivision improvements is proposed, the existing grads for measuring building
heights and number of stories will be the grades that exist today. Raised pads that are created must be
acknowledged in the development approval stage as creating new existing grades.
All six lots will be accessed via a private road contained within a 50-foot outlot and ending in a cul-de-
sac. All lots are proposed to be served with private wells and septic systems. The driveway for Lot 1
does not meet the required 100-foot separation from th intersection of Lillian Lane and Old Crystal Bay
Road. The proposed private road serving the subdivision is centrally located and approximately 970 feet
in length, which meets the City's 1000-foot maximum length limit for cul-de-sac roads. The road design
has been reviewed by the City Engineer and found to be acceptable. .
It has been past City practice to provide corridars for future connections between private road systems
where feasible in Orono's rural area. The reasoning is that if private roads become public in the future,
City maintenance will be more efficient and cost effective with through roads as compared to multiple
cul-de-sacs.
A second benefit is the ability to have secondary emergency accesses to property should there be
blockage from downed trees, etc. The applicants have not provided such a corridor, and while there may
be some desire on the City's part to establish a connection to the west or south,there is no code mandate
that this occur. Staff is prepared to discuss the pros and cons of such connections. It appears that in order
to make such a connection,the applicant would lose one lot.
The developer has submitted a Conservation Design Report and Master Plan. In general, the development
will maintain the rura] character consistent with the surrounding neighborhood. Wetlands and drainage
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patterns will be maintained, and long views into the site will not be significantly disrupted. A vegetation
management plan lists a variety of actions to be taken with regard to wetland buffer areas,buckthorn, and
reed canary grass. The majority of the site is open and will remain as is.
Gaffron noted a landscape plan has not been included in the packet. One of the City requirements is that
on the boulevards there be a tree located every 40 feet. Within the last couple of years, the City Council
has looked at similar plats with a long road and was not excited about trying to create a parkway concept
similar to what exists on Kelly Parkway. The Council's conclusion was that that does not necessarily
create the rural character the City would like. The applicant has provided a landscape plan that provides
some variety. The Planning Commission should review the landscape plan and determine whether it is
reasonable.
The Planning Commission should discuss the following issues:
1. The potential for making road corridor connections to the west ar south.
2. The developer should be made aware that City determinations of building height and number of
stories rely on the use of existing grades. It would be of benefit to the developer to confer with
Staff regarding the potential benefits of establishing new existing grades on certain lots by
creating building pads during the site improvements grading process.
3. The Planning Commission should review the Conservation Design materials and determine
whether there are any potential concerns.
Staff recommends approval, subject to the following:
1. Applicant should be advised to address the items detailed in the City Engineer's comments.
2. Final approvals should include clear documentation of the re-oriented yard requirements for
Lots 1 and 6.
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3. If the Planning Commission desires to have the developer provide for future road connections,
that will have an impact on the development layout and may require tabling.
Gaffron stated the Planning Commission should hold the public hearing and receive comments from the
public.
Landgraver asked what was decided on Stubbs Bay regarding the connecting road.
Gaffron noted that application was a sketch plan and not a preliminary plat. In that case it would have
been an extension of an existing road for the primary access. The need for whether a secondary access
out to Stubbs Bay Road was not totally conclusive at the end of the meeting. Gaffron stated in his view
the Council was generally accepting of the fact there would not be a secondary access point, but given
that there was the potential far a future outlot that was remaining undeveloped, a secondary access point
could be created at some point in the future.
Matt Hanish, Homestead Partners, stated they are proposing creating four new lots, in addition to the two
existing lots, for six single-family lots with a private cul-de-sac street. The development is conforming
with the guiding for the area and the wetland delineation has been approved by the Watershed District.
Buffers will be created around each of the wetlands.
Currently there are three access points off of Old Crystal Bay Road North. The proposed plat reduces the
number of street connections at the existing public street down to one. Each lot will have their own
private well and septic system. The price range for the homes will be between $1.2 to $1.5 million.
Hanish displayed the proposed plat and landscape plan.
Schoenzeit asked if the previous use of the southern parcel off of Stubbs Road has created any
environmental issues.
Hanish stated they are not aware of any environmental issues at this time.
Schoenzeit asked if the City has any requirements for an environmental assessment.
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Gaffron stated there are no city requirements, but Staff would suggest the applicants complete a Phase I
review of the site. Gaffron stated compaction of the soil may be the biggest issue from past construction
activity, and if there is anything, it would primarily be materials and not chemicals. Gaffron stated in his
view it is worth looking at but there is nothing specific that stands out as an issue.
Thiesse asked about connecting to the road to the south.
Hanish stated they did look at the idea of connecting the existing right-of-way on the southern property
into the cul-de-sac, but the issue they found is that it would bifurcate the site. Hanish stated they would
still be able to maintain the septic sites and still be able to create a building pad on the site,but the issue is
that it becomes a 1.8 acre lot that does not meet the 2-acre requirement. Hanish stated they would then
require a variance to allow a smaller lot on the site.
Lemke asked what would happen if the cul-de-sac was eliminated and was just a through street.
Hanish stated that will create some issues with one of the lots as far as having road access and lot width at
the road.
Gaffron stated unless that through connection is created and paved,the applicants would still require a
cul-de-sac far emergency services.
Thiesse asked if there is any opportunity to pull it back to the intersection.
Gaffron indicated they would lose the required width for the one lot.
Hanish indicated they did look at that very closely to see if they could make that work but that they
determined it would not.
Landgraver asked if there is access to Wear Lane.
Gaffron indicated there is. Gaffron stated Wear Lane continues out to Watertown Road.
McGrann asked why the City has typically wanted cul-de-sacs.
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Gaffron indicated they provide options for the future. Gaffron stated in the event the City assumes
ownership of some of the private roads in the future, through streets are easier for snow plowing and
maintenance.
Leskinen asked if the City has had developments where it has not been practical to have a through road
easement.
Gaffron noted the Planning Commission looked at one earlier tonight where the connection to the Dayton
property to the north was not contemplated because that property is already developed. Gaffron stated if
there is additional land to be developed beyond the cul-de-sac, then it becomes more critical to look at,
but in this situation, everything around the property has already been developed. Gaffron stated in that
respect, it is not necessary to create that corridar. Gaffron noted the corridar was created up to a certain
point with the expectation that when this property was developed,it could use that as a potential access
point.
Thiesse asked what the City can do about the fact that it would create a nonconforming lot. Thiesse stated
in his view it is not the developer's obligation to give up a lot for the convenience of a future road.
Thiesse stated if the developer does provide that road corridor, in his view the City should accept a lot
that is less than two acres.
McGrann stated in this situation it would detract having a through street in that area. McGrann stated he
understands emergency vehicle needs,but given the fact that there is no additional land to develop, he
would rather see a cul-de-sac.
Leskinen stated she would be in agreement with that, especially since this is a low density development.
Chair Leskinen opened the public hearing at 10:20 p.m.
John Winston, 155 Wear Lane North, stated they are the neighbars that would be most impacted by this
development. Winston stated on a previous application, there were a number of people on Crystal Creek
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Road and Wear Lane who said they did not want to have this area connected to Crystal Creek. Winston
stated the residents do not want it connected.
Winston indicated he has lived there for 18.5 years and that he has thoroughly enjoyed his experience in
Orono. Winston stated they have had trees go down in that cul-de-sac before, and in one situation,the
fire department removed the tree the next day. Winston stated in 18.5 years, there has never been a
problem with the cul-de-sac and the City was always able to get work crews in.
Winston stated the Stubbs family has been wonderful neighbors as well as the rest of the residents in the
area. Winston stated he would like to support the Stubbs family and the development as it is proposed
without the through connection.
Chair Leskinen closed the public hearing at 10:24 p.m.
Thiesse stated he would agree that the through road is not the thing to have in this case.
Lemke asked if the potential future access could be protected by not allowing a building site in that area.
Gaffron stated the developer would need to look at where the best location far a building on that lot
would be. Currently the developer is showing a house location right where the road corridor would go
through on the preliminary site plan. Gaffron noted there is a wetland to the west.
Landgraver stated it is difficult to impose it on this particular property.
Schoenzeit stated if the City were to impose it,the City would need to allow a substandard lot and that he
does not see it as being necessary.
Leskinen and McGrann indicated they are in agreement the through road is not necessary.
Leskinen asked if the developer will be establishing grade and elevations for the lots.
Hanish indicated they will be.
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Gaffron stated it would make sense if the developer could bring something to the City Council showing
grading of the pads as part of the approval.
Hanish indicated that would be fine.
Leskinen stated according to her review of the packet, she did not see any other concerns with the
proposal.
Lemke asked if there will be a homeowners association.
Gaffron stated there will need to be a homeowners association that will manage the road. In addition, any
retention ponds would also be under the control of the homeowners association. Gaffron stated typically
those documents are required before final plat approval.
Lemke asked if there would be surface drainage all the way into the wetland.
Gaffron stated to his understanding that is correct with the exception of some culverts.
Nate Herman, Homestead Partners, stated currently they are under 20 percent pervious, so it would not
trigger the watershed rule. Herman stated they are abiding with the city ordinance for stormwater runoff.
Herman noted all ditches will provide pretreatment of the runof£ In addition, they are also proposing a
permanent settlement basin for the water to go into priar to entering the wetland.
McGrann moved, Schoenzeit seconded,to recommend approval of Application No. 15-3749,
Homestead Partners, 185 and 225 Old Crystal Bay Road, granting of preliminary plat, subject to a
Phase I environmental assessment being completed,subject to the recommendations of the City
Engineer and City Staff, and with the recommendation that a road extension is not necessary.
VOTE: Ayes 6, Nays 0.
12. #15-3750 JEFF VONFELDT AND ELAINE WYATT, 1990 SHADYWOOD ROAD,
VARIANCES, 10:33 P.M.—11:15 P.M.
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Jeff Vonfeldt,Applicant, was present.
Curtis stated the subject property is located in the LR-1 C zoning district, which has a 10-foot side setback
and a 30-foot rear setback. In addition,there is a 75-foot lake and average lakeshore setbacks.
The applicants are requesting a lake setback, side setback, and rear setback variances to allow a second
story addition over the existing home set back 6 feet where 10 feet is required on the north side;
approximately 54 feet from the lake where a 75-foot setback is required and 40 currently exists; and 26
feet from the rear where a 30-foot setback is required. The applicant has have proposed to make changes
to the existing first floor lake side to remove the structure out of the average lakeshore setback and
construct the addition above, yet stepped back from the lake six feet.
There is currently a partial 30—foot deep second story over the central portion of the existing home
currently. The proposal suggests the second story will be enlarged by 18 feet, for a total of 48 feet. The
majority of the additions to the second story are toward the rear and a four foot bump out is proposed on
the lake side. The majority of the addition to the second story is for the rear.
The property is substandard in lot area and width. A large portion of the existing home on the property is
located within one of the required setback areas. The applicant's proposal contemplates additions that are
sensitive to the average lakeshore setback. The applicant is proposing changes to the existing structure to
remove from that setback area. Granting side,rear and lakeside variances to permit the second story
addition may be reasonable as the proposal does not appear to be out of character with the surrounding
area.
However, although the applicant has designed a second story to mimic the positive proposed changes to
the lakeside first floor, they have not provided a practical difficulty which supports additional structure
within the 75-foot setback; primarily the second level bump out. Staff would not support the additional
lakeward additions.
Staff would recommend the following:
1. Approval of side, rear, and lake setback variances allowing for the construction of the proposed
second story improvements to the home located six feet from the side where ten feet is required;
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58 feet from the OHWL where a 75-foot setback is required; ;and 26 feet from the rear where a
30-foot setback is required.
Staff finds no practical difficulties exist which support the additional structural encroachments toward the
lake and therefore recommends denial of the portion of the requested lake setback variance to allow
further structural encroachments within the 75-foot setback.
Curtis noted the green square is the existing second story deck on the house currently. If the applicant
would like to reconstruct that deck,they would be able to do so. The hashed red area is the area that Staff
is recommending be denied. In addition, the additions must conform to the standard height and massing
requirements of the zoning code.
Schoenzeit asked when the original house was constructed.
Curtis indicated she is not aware and that the applicant would need to address that.
Schoenzeit stated he is curious to know how this lot got to 2,300 square feet of structural coverage.
Jeff VonFeldt, Applicant, stated he would like the Planning Commission review the denial element in
more detail. VonFeldt stated the existing house is a rectangle. The original plan was to construct the
project just over the existing house, which would have required an average lakeshore setback variance on
the front corner. VonFeldt indicated Staff was very clear that they should not do that so a better looking
second plan was created which called far the rounding off of the front of the house to avoid that setback
issue.
In addition, Staff had a concern with the massing of the house on the lakeside, so the idea to reduce the
house footprint on the lake side of the house was developed. In that plan, the corners cut back from the
existing footprint. The current entry has a full roof all the way out to the front of the house. VonFeldt
pointed out the existing portion of the entryway on the overhead and stated the plan was to have the
second story match that and have a small bump out. VonFeldt stated by doing that, they are now able to
do a hip roof to lower the elevation. VonFeldt stated Staffls recommendation of denial included the small
deck off of the bedroom, which also provides a little roof over the entry.
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VonFeldt stated the practical difficulties are the small lot and the fact that the original house was built in
1920. VonFeldt indicated different portions of foundation were constructed as the house was expanded
and that they are really just trying to make it one house that is functional. VonFeldt stated there is
currently a 2.5 foot wide stairs up to the second floor.
Chair Leskinen opened the public hearing at 10:43 p.m.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 10:43 p.m.
Schoenzeit commented it is a lot of house for a little lot.
Thiesse stated it is,but that you need to do the project right and take architectural features into
consideration. Thiesse stated a straight wall would not look as nice.
McGrann stated he likes the shape of the house and that the view from the lake will look better.
Schoenzeit stated the applicants have put a lot of time and effort into designing a more efficient space but
that it is still a lot of house far the lot.
Leskinen noted the structural coverage is decreasing. Leskinen stated the biggest question far the
Planning Commission is Staff's recommendation for denial of the portion of the requested ]ake setback
variance to allow further encroachment within the 75-foot setback.
Schoenzeit questioned whether efficiency ar architectural aesthetics should trump code.
Leskinen asked if the house is currently in the 0-75 foot setback.
Curtis indicated the 75-foot setback goes right through the house.
Schoenzeit stated the question is how the Planning Commission feels about how it looks from the lake
and where the addition sits.
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Thiesse stated the applicants have rounded off the sightlines on the lower level and that this is an
extension of that design, which goes towards the practical difficulty. Thiesse stated the 75-foot setback
criteria also consists of what it looks like fi-om the lake.
Leskinen stated she agrees it would look better if the rounded design extends upward rather than having it
rounded at the bottom and square at the top.
Thiesse stated it is being driven from the practical difficulty down below.
Lemke stated in his view it is a design element.
Leskinen stated it would be an improvement visually from the lake and would be stepped back sli�htly.
Thiesse noted that portion actually is being stepped forward and not back.
Landgraver stated in his view the applicants have made a good faith effort on the ground level to
conform, and for consistency and perception from the lake, the second floor is being moved forward and
follows the shape of the first floar. Landgraver noted typically the Planning Commission does not
approve more encroachments in the 0-75 foot zone.
Thiesse stated the portion that is recommended for denial is the existing wall that is being pushed forward
on top of existing structure. Thiesse noted the applicants are not increasing the structural footprint and
are decreasing the structural coverage.
VonFeldt stated if you took off the angled pieces, it would be all the way across. VonFeldt stated they are
proposing the roofline of the first floor be pushed further back than what it currently is.
Thiesse asked if the green portion is the deck.
VonFeldt indicated it is. VonFeldt noted they cannot continue with this design if the second floor bump
out is denied and that they would have to come back with a plan for a squared front. VonFeldt stated he
is not sure how that process would work and whether his application would need to be tabled tonight.
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VonFeldt noted there was an application earlier tonight that requested a lakeshore setback variance that
was granted and that he does not feel like he is asking for too much.
Schoenzeit pointed out the house is growing towards the lake.
Thiesse stated technically he is not since he is cutting the corners back.
Schoenzeit stated the upstairs is growing. Schoenzeit stated simply because someone has a first floor that
encroaches into the average lakeshore setback does not guarantee the second level encroachment.
Schoenzeit commented he is surprised the neighbors have not expressed any concern about that
encroaching into their view.
VonFeldt requested the aerial photograph be displayed. VonFeldt stated the home to the left is what they
are attempting to avoid. The second story of that home is simply a wall and there would be no visual
interruption. The home on the right is a single-story home on a 100-foot lot. VonFeldt stated this project
would impact tl�eir view of the other neighbor's wall.
Landgraver asked if Staff is recommending that the second floar addition stop at the setback line.
Curtis stated it should stop where it exists now and allow the expansion within the 75-foot into the green
area on the sketch. Curtis pointed out the new structure in the 0-75 foot zone. Curtis stated Staff is trying
to discourage additional structure toward the lake.
Schoenzeit stated the flip side to the argument is that it may become more acceptable but that it is not
really as aesthetically pleasing or an efficient use of the space.
McGrann asked if the existing deck outlined in green would be removed.
Curtis stated if the applicant chooses to rebuild that,he can since it is an existing encroachment.
McGrann asked if he is requesting the red area and the green area on the bottom.
VonFeldt indicated he is and that the red on the bottom depicts a deck.
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Schoenzeit noted that would still be considered structure.
VonFeldt stated he just wanted to make sure it was clear that it was not the house that was sticking out
that far.
Leskinen stated she does not mind the bump out portion or the square deck on the bottom, but that the top
portion is the issue. Leskinen stated she would rather see what is being proposed than a big massive wall,
but that she is not sure the Planning Commission has the grounds to approve it.
Landgraver stated there is a single-story on one side and a two-story box on the other. Landgraver stated
in terms of massing, he is not sure it is in character with the neighborhood.
Lemke asked if there is any benefit to tabling the application.
VonFeldt stated he does not want to table it if the Planning Commission is thinking about approving it.
Landgraver stated the City has a hard line about adding more structure in the 0-75-foot zone.
Thiesse noted even if the Planning Commission denies his application, he can still go before the City
Council.
Landgraver stated the Plaruiing Commission could table it for redesign,but that he does not want the
applicant to think that if he does redesign it, that it will necessarily be approved.
Thiesse asked if the rectangle is only the second-story deck.
Curtis stated the red-hashed marks on the south side of the house depict the part that is being
recommended for denial and is the deck.
VonFeldt stated the first floor is the landing coming out of the patio doors and down a set of stairs. The
second floor is just above that.
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Thiesse stated the only piece of structure in that rectangle that is not allowed is the deck on the second
story. Thiesse stated if the applicant constructs the deck, the only detriment is the railing since there is
already an enclosed roof.
Curtis stated the deck that is on the house is moved more towards the center.
Schoenzeit stated there is also the potential to enclose that deck off at some point in the future.
Schoenzeit stated the Planning Commission needs to explain why it is a practical difficulty in this
situation. Schoenzeit noted the City sees properties with twice the land area but yet they are allowed less
structural coverage than in this case.
Thiesse noted he is reducing his structural coverage.
Lemke stated he is leaning towards denial of the lake setback variance.
Landgraver stated he comes down on the side of not approving additional structural coverage in the 0-75-
foot zone. Landgraver stated there also is the undefined issue of massing, but that he would recommend
the Planning Commission not approve any additional encroachments.
Lemke stated he feels the same way.
Thiesse stated he would agree that the additional encroachment should not be allowed. Thiesse stated
there are a number of extenuating circumstances but in his view there is no practical diff'iculty for the
extra four feet. Thiesse stated if a practical difficulty could be shown,he could be persuaded to approve
it.
Leskinen stated she cannot find a practical difficulty to approve it.
Schoenzeit stated the design looks nice but there is no justification for the additional encroachment.
McGrann stated he does not disagree with that.
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Schoenzeit asked if he would like his application tabled.
VonFeldt asked what would happen if it gets denied at the City Council.
Schoenzeit stated the City Council could also table it for redesign and send it back to the Planning
Commission.
Curtis stated the City Council could also approve everything but the lake setback variance. Curtis stated
if it appears the City Council is going to deny the application, she would recommend the applicant ask far
direction on what changes should be made. Curtis stated the applicant could also make changes to his
plan based upon the discussion by the Planning Commission.
VonFeldt stated it would likely have to be a complete redesign if that portion is denied.
Landgraver moved, Schoenzeit seconded,to recommend approval of Application No. 15-3750,
Jeff VonFeldt and Elaine Wyatt, 1990 Shadywood Road, granting of side setback variance, a rear
setback variance, and a lake setback variance; and to recommend denial of the portion of the
application for the requested lake setback variance within the 75-foot setback. VOTE: Ayes 6,
Nays 0.
13. #15-3751 NORTON AOMES, 1105 BROWN ROAD SOUTH,VARIANCES, 11:15 P.M.—
11:45 P.M.
Pat Hiller with Norton Homes was present.
Curtis stated the property consists of approximately one-half acre and is located within the RR-1 B
District, which requires two acres. The property is served by city sewer.
The applicant is proposing to construct a new single-family home on the property and is requesting side
setback variances to allow construction of a new residence to be situated 15 feet from the south side lot
line and 19 feet from the north side lot line where 30-foot setbacks are required. Lot area and lot width
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variances are also being requested. The proposed home will meet the front and rear yard setbacks. The
northern driveway and curb cut will be eliminated.
Staff finds practical difficulties exist to support granting lot area and lot width variances allowing for
redevelopment of this property. The substandard lot area and width are not the result of actions by the
landowners, and the applicant is proposing to construct a new single-family home, which is reasonable
and consistent with the Comprehensive Plan. According to Zoning Code Section 78-72, the property
could be redeveloped without lot area and lot width variances but for the applicant's request for side yard
setback variances.
The hardcover and structural coverage proposed meet the requirements of the zoning code. The request
for 15-foot and 19-foot side setbacks, in addition to the lot area and lot width variances to redevelop this
property appears to be reasonable. The setback variances appear to be based primarily on aesthetic
reasons. The applicant should demonstrate practical difficulty to support the side yard setback variances.
The width of the structure of the adjacent parcels varies between 66 feet to 40 feet based on aerial photos.
The proposed home and setbacks appear to be consistent with the goals of the Comprehensive Plan and
do not appear to adversely impact adjacent properties.
The Planning Commission should discuss the practical difficulties to allow side setback variances.
Pat Hiller,Norton Homes, stated the lot is 100 feet wide and the current side setbacks are 30 and 30,
which are consistent with the two-acre zoning. Hiller indicted they are requesting side setbacks of 15 feet
and 15 feet and they are proposing a home that is set back from the front of the street that is consistent
with the other homes in the area.
Hiller stated in his view the proposed home does not overwhelm the lot and is in character with the other
new homes in the area. Currently the home is about 19 feet from the property line to the south and the
garage is approximately 10 feet from the property line. Hiller noted they are proposing 15 feet and 15
feet. Hiller indicated they are trying to construct something that is aesthetically pleasing, does not
overwhelm the lot, and fits in with the new construction in the area.
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From a practical standpoint, the existing building pad is 40 feet on a 100-foot lot. Hiller stated from a
practical and marketability standpoint, it does not make sense to remodel the existing home since it is
very old and in disrepair.
Leskinen asked what the practical difficulty is for granting the side yard setback.
Hiller stated the existing building pad would allow a 40-foot wide home, which would be incredibly
skinny relatively to the side. Hiller stated virtually all the new homes in this area have three and four-stall
garages. Hiller stated a 3-stall garage is approximately 36 feet wide and they would end up with all
garage, which is not very saleable and in concert with the new construction in the area. Hiller stated in
his view that is a practical difficulty and that he would like to construct something that is consistent far
the area.
Chair Leskinen opened the public hearing at 11:23 p.m.
Robert Berrett, 1085 Brown Road South, stated he is located directly north of the applicant's property.
Berrett stated the applicant mentioned he would like to make the house aesthetically pleasing, and under
the City's criteria, it says that a variance may not be issued to satisfy the economic or aesthetic desires of
the application.
Berrett noted there was never a sign put out in the front regarding the project and that the applicant has
only spoken with himself. Berrett stated in his view they are trying to get this application snuck through.
Berrett stated the biggest issue he has with the project is the variance to the 30-foot setback, especially if
you assume there will be 30-foot high walls on that side. Berrett noted there can be no plantings on that
side that conceal this structure and that it would look directly into his daughter's bedroom. Berrett stated
in his view it is a hardship to him since he will have to do plantings to protect his privacy. Berrett stated
if the applicant is held to the 30 feet, he would be able to plant on his side.
Berrett stated in his view it is important to understand that the applicant just purchased this property a
month ago. The setbacks were understood at that point, and to say there is a new hardship involved is not
true. Berrett stated in the end he feels there is adequate space to construct the same square footage of
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house without the variances, which would be the same situation as what existed a month ago. Berrett
stated he does not have a problem with the lot area and lot width variances but that the applicant has not
demonstrated a practical difficulty far the side setback variances.
Schoenzeit asked if he has a front loading garage.
Berrett indicated his garage is located on the right side of the house and that the original house was
constructed in 1919. The house has since been remodeled.
Schoenzeit asked if the width of the same is the same.
Berrett indicated his lot is 111 feet wide and that the applicant's property is 100 feet wide.
Schoenzeit asked what the setback is on the other side of his house.
Berrett indicated he does not know but pointed out the property line on the overhead.
Schoenaeit stated it appears to be 10 to 15 feet.
Berrett stated his biggest concern is witb what can be planted in that 10 or 15 feet. Berrett noted this is a
spec home and that it is unclear what the future property owners will do with the property. Berrett stated
when the person constructed the house to the north of him, they stated they would construct a swale so his
property would not get the runoff from that property. Berrett noted they never built that swale and that he
had to spend thousands of dollars to keep their runoff off of his property. Berrett stated he has a concern
that what is being stated will be followed through on.
Tim Cooley, 1115 Brown Road South, stated he is directly south of the subject property. Cooley stated
tearing down the existing house is a good idea but that they have not seen any plans far what the new
house will look like. Cooley stated he is concerned that a 15-foot variance will infringe on his privacy.
Cooley noted currently the existing house is a one-story structure and that the applicant is proposing to
construct a two-story house. Cooley reiterated the 15-foot setback would be an encroachment on his
privacy.
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6:30 o'clock p.m.
Chair Leskinen closed the public hearing at 11:30 p.m.
Lemke noted both neighbors are against the variance and that the lot is buildable without the variance.
Schoenzeit noted this would be a clean sheet.
Landgraver pointed out both of the neighbors have 15-foot encroachments on the other side of their
properties. Landgraver asked how far the existing home is from the two neighbors.
Curtis stated she is unsure.
Hiller indicated the house is 20 feet from the south property line and the garage structure is 10 feet from
the north property line.
Schoenzeit stated perhaps a different setback could be considered, such as 20 or 18 feet. Schoenzeit
stated that would be similar to�vhat exists on the other side of the neighbors' homes. Schoenzeit stated it
is unlikely the Planning Cominission will approve what is being proposed, especially since this is a clean
sheet and given the comments of the neighbors.
Lemke stated he does not see what the neighbors currently have on the other side as having any bearing
on this request.
Thiesse noted there is an existing structure on the property that is outside the building envelope.
Schoenzeit stated there is also something to the neighbor's comment about this now being a two-story
structure rather than a one-story. Schoenzeit stated he would like to see a bigger side setback.
Leskinen stated when she was�oing through the packet, she wrote a note that given the current setback
requirements, it would be difficult to construct a practical home consistent with other homes in the
surrounding areas. Leskinen noted the existing home is already encroaching on the neighbors.
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Schoenzeit noted this is new construction. Schoenzeit pointed out not everybody is at 30 feet in the
neighborhood and so there is room for some degree of variance.
Leskinen stated if they rebuild in kind,they would not need a variance,but that she does not see a
practical difficulty or a compelling reason for the variance.
Lemke stated they are able to build a reasonable house on the property without the variance.
Schoenzeit moved, Lemke seconded, to recommend denial of Application No. 5-3751,Norton
Homes, 1105 Brown Road South,for the side yard setbacks, and to recommend approval of the lot
area and lot width variances.
Curtis noted without the side setback variances, Staff could administratively approve the lot width and lot
area variances.
Thiesse encouraged the applicant to speak with the neighbors to see whether a different side yard setback
would be appropriate.
Landgraver stated the Planning Commission is not approving the specific number requested,but that he
would be open to something other than 15 feet.
Hiller stated they thought this plan was appropriate and that in their view a 45-foot wide house is not
appropriate for this lot. Hiller indicated they would be open to some type of compromise.
Leskinen stated if he is interested in bringing the application back to the Planning Commission, they
could make a motion to table. Leskinen stated he could also choose to proceed forward to the City
Council.
Schoenzeit stated he would be willing to rescind his motion and table the application to allow the
applicant the ability to discuss the matter with the neighbors.
Page 65 of 79
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Hiller requested the Planning Commission table his application. Hiller questioned whether the neighbors
will accept something other than 30 feet, and stated that if they are required to build within the allowable
footprint, the neighbors may not like the appearance of the house.
Leskinen stated it may not be something that can be negotiated with the neighbors,but that there are
parameters that the Planning Commission needs to approve an application, such as a practical difficulty.
Leskinen noted the Council may prefer to deny it.
Hiller asked if they are allowed to change the request in front of the Council.
Curtis stated the Council will want something that is representative of what was discussed at the public
hearing. Curtis stated if the applicant follows the direction of the Planning Commission, they likely
would be fine with that, but if the applicant brought back something totally different than what was
contemplated tonight, they might elect to send it back to the Planning Commission.
Hiller asked whether the Planning Commission could vote on it tonight and whether he could then bring a
revised plan before the City Council for something less than 30/30.
Curtis indicated he could.
Leskinen noted a motion and a second have been made to deny the application.
Thiesse stated in his view a practical difficulty is attempting to fit in the neighborhood but the neighbors
do not have setbacks that fit the lots that they have. Thiesse stated the applicant is the new guy in the
neighborhood and this is a clean sheet, but that in his opinion the rest of the neighbors are not showing
that they conform either.
VOTE: Ayes 6, Nays 0.
14. #15-3743 IRWIN JACOBS, 1700 SHORELINE DRIVE, SKETCH PLAN REVIEW,
11:45 P.M.— 12:02 P.M.
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Irwin Jacobs, Applicant, was present.
Barnhart stated this is a sketch plan review for a 29-acre property comprised of one parcel. The applicant
is proposing to divide tlle parcel into four single-family residential lots. The new lots will be created on
the portion of the property north of the home and accessed by an extension of Heritage Lane from the
west. The existing home and its accessory structures and buildings will be contained within Lot 4. All
lots are proposed to be served with private wells and City sewer.
The proposed 4-lot subdivision appears to be in conformity with the guiding of this area for single-family
rural residential development at a density of one unit per two acres. The properties are located in the
LR-lA District, which allows for single-family residential uses with a minimum lot size of two dry
buildable acres. The sketch submitted by the applicant appears to meet this requirement. The proposed
single-family development also appears to be consistent with existing development in the surrounding
neighborhood.
Barnhart indicated the property generally slopes downward from a high point in the middle toward
Tanager Lake to the north/northeast and then to the wetland in the south. Barnhart noted the wetland has
not yet been delineated, which will need to occur. The north half of the site is heavily wooded, with two
defined bluffs on the property.
Barnhart noted Lots 1 through 3 will be accessed via an extension of Heritage Lane from the west. The
Planning Commission should consider whether a corridor should be preserved for a possible extension
from Heritage Lane to the soutl�.
Barnhart indicated the applicant is looking far feedback from the Planning Commission on the sketch
plan.
Thiesse asked how long the cul-de-sac is.
Landgraver noted Heritage Lane will be 1,600 feet with the cul-de-sac.
Schoenzeit asked how many units it would serve.
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Barnhart indicated it will serve three additional homes.
Thiesse commented that it appears to be longer than 1,600 feet.
Gaffron asked if it is 1,600 starting at the Y.
Barnhart indicated it would be from the Y.
Landgraver stated he was under the impression that the existing property would still connect to Shoreline
and not connect to the cul-de-sac.
Barnhart stated the existing house will connect off of Shoreline via their current access. The three new
lots would be accessed via Heritage.
McGrann stated it meets all the setback requirements and that it is just a matter of whether they enter on
Heritage or coming up Shoreline. McGrann asked if that is a potential.
Schoenzeit stated the developer would need to cut through one of the lots that is being subdivided.
Barnhart stated there are challenges to extending Heritage in that area since it is heavily vegetated,
contains significant slopes, and a wetland,but that it is possible.
Landgraver asked if the Dakota Trail is nearby.
Barnhart illustrated the location of the cul-de-sac,the wetland, and Heritage Lane.
Barnhart indicated it is. Barnhart stated Staff has identified a potential connection to Heritage to get to
Shoreline, which may reduce the length of the cul-de-sac, but would create a slew of other problems.
Barnhart stated the Conservation Design Report will be important in this development.
Page 68 of 79
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Mike Steadman, on behalf of Irwin Jacobs, stated he is a realtor with Coldwell Banker in Wayzata.
Steadman stated they have looked at several concepts regarding this property, and given the impacts to
the bluff,this proposal has less of an impact to the trees. Steadman indicated the building pads are also
strategically placed to allow the driveways to meander through the woods and have less of an impact to
the neighborhood.
Steadman noted the lots consist of two to three acres with City sewer and that they are also hoping for
access on Smith Bay for a slip.
McGrann asked how many lots would be on the lake.
Steadman indicated they have over 700 feet of lakeshore on Smith Bay.
McGrann asked if there are a couple of nonlakeshore lots that would have lake access.
Steadman stated all three lots would have a slip on Tanager Bay. Steadman indicated they would also be
extending city sewer to the main house.
Leskinen stated at first glance it appears to be a nice little development. Leskinen encouraged the
applicant to pay very close attention to the woods and preserving the natural amenities as they go forward
with the development.
Steadman noted the Conservation Design is almost completed.
Lemke stated the only thing he sees is what appear to be some fairly long driveways, especially as it
relates to Lot 1.
Leskinen asked if the final building pads have been determined.
Steadman indicated Mark Gronberg is doing the survey work and that they will be tweaking those.
Steadman stated they also will be working with a landscape architect.
Page 69 of 79
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The Planning Commission took no formal action on this item.
15. #IS-3752 ESTATE DEVELOPMENT CORPORATION,475 OLD CRYSTAL BAY ROAD
NORTH, SKETCH PLAN REVIEW12:02 P.M.—12:55 P.M.
Tom Gonyea, Applicant, was present.
Gaffron stated this is a sketch plan review for a 17-acre property comprised of three tax parcels proposed
to be developed into 51 single-family residential lots. The property is currently zoned RR-1 B and is
bounded on the south by Highway 12 and on the west by the Dumas apple archard. The density of the
proposed development is four units per dry buildable acre. The 2008 Comprehensive Plan guides this
property at a density of seven to ten units per acre and does not identify single family or multi-family.
The applicant's intent is for the development to consist of single-family homes on individual lots, with
approximately ten feet between units.
Gaffron noted the site will need to be rezoned and will likely be rezoned to RPUD. The City's RPUD
Code has a number of standards for single-family lots. Pages 2 and 3 in Staffls report discuss the
flexibility that would be required in order to allow this type of development to be an RPUD district. The
standard for minimum lot size is 15,000 square foot lot and the applicants are proposing around 5,600
square feet. The applicant is also proposing 45 feet as a minimum lot width at the setback line and 1 l feet
as the minimum front setback.
Gaffron stated the proposed development is not similar in character to other developments in Orono or in
the surrounding area. Gaffron stated it could be considered somewhat similar to Stone Bay,but as
proposed,these would be individual lots and Stone Bay has twin homes or triples that have a pad that
typically extends a foot outside the building, with the rest of the areas being a common area. Gaffron
stated this proposal is showing virtually no common areas at this point other than the road.
The property consists of three separate parcels totaling 12.7 dry buildable acres, which is proposed to be
subdivided to create 51 single-family lots. The layout of the site is dictated by a number of factors,
including the location of wetlands, the collector ar arterial roadways, the need to locate road access points
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directly across from those serving the Orono Industrial Park, and the provision for future road extensions
to the Dumas property.
Based on discussions with Staff, the applicants have created a concept plan that takes into account those
factors and results in a site layout with two road entrances onto Old Crystal Bay Road and none onto
Wayzata Boulevard.
Gaffron stated one of the issues with this development is whether or not there are going to be basements
and whether the area abutting the development road will be built up in order to create walkouts. Staff has
asked the applicant to extend the roads going to tbe west all the way to the property line with a potential
to have future connections to the Dumas property. Gaffron stated at this time Staff does not know what
will happen with that property but at the present time there are no plans to develop it. Gaffron stated that
further raises the question of whether this should be a public or private road.
Gaffron stated the Planning Commission should discuss the following:
1. Is the Planning Commission comfortable with the densiry of the proposed 51-unit single-family
development? Should the City be striving for more density or less density at this location? Is
single-family housing right for this area?
2. Due to the number of units to be served both initially and potentially in the future,and given the
density of the proposed development, it would follow that the road system should be public. The
Planning Commission should discuss the merits of this being a public or private road.
3. The general design and orientation of dwelling units proposed and the minimal lot sizes and
setbacks as compared to the RPUD standards would indicate the need for a significant level of
development flexibility with this concept.
4. The minimal setbacks proposed result in extremely small yards, front, side and rear. This creates
a scale of single-family detached development not currently existing in Orono. The Planning
Commission should discuss this issue and determine what impacts result with the minimal
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setbacks,both visually and functions. Is this intended to be a family oriented neighborhood or
geared to empty-nesters?
5. Many of the lots propose a building pad that almost maxes out the buildable area of the lot once
the perimeter berms are in place. Many of the lots abutting the wetland in the rear would have
only minimal back yard as the building bumps up to within 20 feet of the wetland buffer. a result
of these two factors in the future is the owner's inability to construct an addition of even a deck in
some cases, as well as providing minimal rear yards for outdoor enjoyment.
6. Planning Commission should consider whether a revised plan incorporating a full 25 feet front
yard setback measured from the edge of right-of-way should be required.
7. Should the City allow the property to be developed without developing at least a vision of how
the Dumas piece to the west might be included? If the Dumas property develops a townhouse
use, are there possibilities for negative transitions through this proposed development?
8. Should the wetland be treated as an amenity to be shared with the entire development? As
proposed, only lots abutting the wetland will have the wetland as an amenity. The Planning
Commission should discuss whether this development should be required to create the RPUD
standard 10 percent private recreation space.
9. With development at a density somewhat new to the City; to protect flie aesthetics of the existing
rural development, and also to protect future owners of these properties, would specific exterior
finishes for the building help lessen the density impacts.
10. Staff recommends that a trail be constructed within the applicant's property connecting as a
minimum from the northerly road access to the southwest corner of Wayzata Boulevard and Old
Crystal Bay Road. Should this density of development include sidewalks along the interior
streets?
11. To what extent will developer be altering grades to deal with stormwater management, high water
tables, and development with basements?
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12. The extent and nature of perimeter visual and noise buffering should be a point of discussion.
13. Are there any other issues or concerns with this application?
Gaffron stated the Planning Commission should provide the developer with an overview of the pertinent
City ordinances and how they affect the proposed plat. Gaffron indicated Staff will be bringing this
sketch plan to the City Council as well.
Thiesse asked how this differs from the development on the landfill site.
Gaffron indicated these are narrow lots, and from a density standpoint, that development was guided for
10 to 12 units per acre.
Leskinen asked if those were attached units.
Gaffron indicated they were detached units.
Thiesse asked how the Metropolitan Council feels about Orono not continually meeting their density
standards.
Gaffron indicated he does not know how the Metropolitan Council will react.
Landgraver asked if the City has to hit a certain number per acre.
Gaffron stated Metropolitan Council's direction is tliat the City should guide enough land to a certain
density to accommodate the amount of density that Met Council would like to see.
Thiesse asked if the City has to reguide something else if they do not meet that density.
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Gaffron stated he is not aware of a specific requirement that says the City must follow the guided density
but that the City has to at least make it possible by guiding enough acreage in different properties at a
higher density.
Schoenzeit noted they are above three units per acre, so they would be able to get city sewer.
Gaffron indicated that is correct.
Schoenzeit asked if the developer is aware of the RPUD requirement and the 10 percent recreation
amenity. Schoenzeit stated it seems like it would be a nonstarter if the developer does not meet the major
standards required under a RPUD.
Gaffron stated the question is what kind of development can be accomplished with somewhat higher
densities. Gaffron noted a PRD relies on the underlying zoning districts for standards and that City will
need to look at that underlying zoning district and possibly rezone it. Gaffron stated the RPUD district
has a set of standards far multi-family units and a different set of standards far single-family, individual,
detached units, and this layout does not match those standards. Gaffron stated it could be argued that the
RPUD does not allow for this type of density, but it does have a flexibility clause that says the standards
can be changed within the RPUD to fit the density and the type of development the City would like to see.
Schoenzeit asked how many square feet one of those units would be.
Gaffron indicated it would be best if the developer answers those questions.
Tom Gonyea, Estate Development Corporation, stated there are a number of site constraints to this
property with the roads,the larger than normal setbacks, and the wetlands. Gonyea stated in their view
this is a product that fits the market pretty good. Gonyea indicated they have worked with Staff quite a
bit on the sketch plan and that this property is zoned for higher density, which is why tliey thought this
product would fit good on this site.
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Ian Peterson, David Weekley Homes, stated the square footage for a single-level plan, without a
basement, would be in the range of 2,000 to 2,400 square feet. A two-story home would probably start
around 2,400 square feet up to approximately 3,100 square feet.
Schoenzeit asked what the dollar range of the homes would be.
Peterson stated in general terms they are probably looking at upper fours to mid sixes.
Lemke asked if there is that much demand for that type of housing in this area.
Peterson stated his background and specialty is in specialty projects. Peterson indicated they have done
some market studies and analyses and that they are looking at an empty-nester or a couple whose children
are in college or the divorcee market.
Schoenzeit stated price-wise it is similar to the Red Oak development.
Thiesse asked if he could discuss the 10 percent amenity requirement.
Gonyea stated they did have some discussions with Staff about the idea of putting a common trail or
something around the wetlands. Gonyea stated it could be done, but with the stormwater requirements
and things of that nature, it becomes a little more difficult. Gonyea indicated he is not opposed to taking a
look at it.
Thiesse asked if the wetland extends out into the archard area.
Gaffron stated they have not explored that to see whether the trail could be continued down by the Dumas
property but it would be something to look at.
Gonyea stated to his understanding Mn/DOT owns that small corner of property.
Gaffron pointed out the property that Mn/DOT owns. Gaffron stated to his recollection the wetland does
not continue past that area.
Page 75 of 79
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Lemke asked what consideration has been given to traffic loading.
Gaffron stated one of the things Staff looked at in conjunction with the JEM property on Old Crystal Bay
Road was achieving enough separation from the OCB/Wayzata Blvd. intersection. Gaffron noted the
engineers have not looked at this development, but that Staff would ask that they look to see if there is
any need for turn lanes and signalization. Gaffron stated if the south access was the only access,there
would be a very long cul-de-sac.
Thiesse asked if Staff could describe a scenario where the City could come close to meeting the density
for this property.
Gaffron stated that scenario would require multi-family units, such as apartment buildings or
condominiums. Gaffron stated at a minimum twin homes would need to be constructed, but more likely
multi-family buildings.
Thiesse stated he prefers this over multi-family units.
Leskinen stated in her view it is too much far the site.
McGrann asked if they have done this type of development before and that he was surprised at the
anticipated point.
Gonyea stated a pretty similar project is located right across from the Wayzata High School. Gonyea
stated at the time they worked with Pulte Hoines, who purchased all the lots back in 2009. The lots were
60-foot wide lots with 5-foot setbacks. The price point was approxiinately $400,000, but in today's
market it would be in the $500,000 range. Gonyea stated that development was very well received and
sold out very quickly.
Gonyea noted the proposed development has 45-foot wide lots but they are a little bit deeper than the
Pulte project Gonyea noted what they are proposing is below the guided density and that this is the
product that seemed to fit the best for single-family residential on this site.
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Schoenzeit stated in his view parking may be an issue and that in his view the developer should have two
plus parking spaces for each residence.
Landgraver asked what the density is on the Dumas property.
Gaffron indicated it is also guided seven to ten units per acre.
Landgraver stated in order to achieve the guided density,they would need to put multi-family density in
there with perhaps some single-family homes. Landgraver stated at first view it appears to be a lot of
stacked housing.
Gaffron asked if the developer anticipates bringing in a significant amount of fill.
Gonyea indicated there are some water tables they have to deal with and that they will likely need some
fill. Gonyea stated lookouts or walkouts are the preferred product and that slab on grade homes are not
very popular.
Gaffron stated that grading for this development might be similar to the Willow View development.
Gaffron asked if the Planning Commission would prefer the wetlands be placed in an outlot. Gaffron
noted the wetlands in this development are included as part of individual lots. In that case, it would be
difficult to construct a trail around the wetlands.
Thiesse asked if the vehicular traffic from the Dumas property would come through this development.
Gaffron indicated there would be at least one direct access point onto Wayzata Boulevard from the
Dumas property.
McGrann stated he would agree with the comments that this appears to be a lot of housing for the
property.
Lemke commented he would rather see mixed use on this property and that this development is not
typically what you see in Orono.
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Leskinen stated in her view this is the right spot in Orono far higher density but that in this particular
development the units are too close together and without any yard space. Leskinen stated she is not sure
if the fire chief will approve of how close the units are together.
Schoenzeit stated if the units are goin�to have all the same architectural features, in his view that will
also be against the typica] Orono character.
Gonyea stated in his view twin homes or a similar product could be done on the site,but that most people
do not like to hear tlieir neighbors on the other side of the wall. Gonyea stated given the constraints of the
lot,there is not a lot of room to wiggle around on this site. Gonyea stated he understands this is not the
perfect answer but that this is a tight site and that they are limited on the egress. Gonyea indicated he
would prefer to pursue a plan like this but that he is hearing that it might not be approved.
Schoenzeit stated in his view the developer will need to sell the City on what high density looks like.
Schoenzeit noted the developer is depicting four units per acre and this site is guided far seven to ten
units.
McGrann stated he would be willing to look at other similar developments in addition to the development
in Wayzata.
Peterson stated they did struggle with the density and that they were not interested in 7 to 10 units per
acre. Currently 10 percent of the market is multi-family, and what occurs with that type of development
is a more boxy appearance. Peterson stated the homes in this development are 35 feet wide and 75 feet
deep, which lay out nicely with the wetlands.
Landgraver stated the developer may also want to focus on more than one type of client. Landgraver
stated in his view this looks too monolithic and that he would like to see some more texture to it.
Peterson stated they will also be staggering the homes.
Lemke stated some photographs of other similar developments would be helpful.
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Thiesse suggested the examples be given to Staff prior to the City Council meeting so they can be
distributed to the Council.
The Planning Commission took no formal action on this item.
PLANNING COMMISSION COMMENTS
16. REPORT FROM PLANNING COMMISSION REPRESENTATIVES ATTENDING CITY
COUNCIL MEETINGS HELD ON MAY 26,2015,AND JUNE 8,2015
No reports were given.
17. OTHER ISSUES FOR DISCUSSION
None
ADJOURNMENT
Schoenzeit moved,McGrann seconded,to adjourn the Orono Planning Commission meeting at
12:58 p.m. VOTE: Ayes 6,Nays 0.
ATTEST:
Denise Leskinen, Chair
Page 79 of 79
' �`��,����
r `' �
Date Application Received: 06/17/15 � ��
Date Application Considered as Complete;07/15/15 �,
60-Day RcvTew Period Explres; 09/13/15 � � � � +�
��,�kX�'(����,�.
`SHO��
To: Chair Leskinen and Planning Commission Members
Jessica Loftus,City Administrator
From: Melanie Curtis, Planner �U
Date: 15 July 2015
Subject: #15-3761, Ridge Creek Custom Homes o/b/o Nancy Radermecher,
4775 North Shore Dr
Variances
Public Hearing
; Applitation Summary: The applicant is requesting setbacks from the bluff and bluff impact zone
in ord�r to construct a two-level addition on the lake side of the home.
Staff Recammendation: Planning Department Staff recommends approval of the variances with
conditions.
List of Exhibits
ExhibitA. Application
Exhibit 8. Practical Difficulties Documentation Form
Exhibit C. Applicable Code Sections
Exhibit D. Existing Survey
Exhibit E. Proposed Survey/Site Plan
Exhibit F. Proposed Pians and Elevations
Exhibit G. Submitted Hardcover Calculations
Exhibrt H. 5ite Photos—by Staff
Exhibrtl. P�operty Owners List
Exhrbrrl. Plat Map
Background
The applicant is proposing to construct a 204 square foot two-level, lakeside addition to the
home. An existing 6-foot wide upper deck walkway wilf be removed. Due to the location of the
existing home on the property a number af variances are required: an average lakeshore
setback variance to Iocate the addition 87.4 feet from the OHWL where the neighboring home
has a 90.1 foot setback; a bluff setback variance to permit the addition to be 12 feet from the
tap of the bluff where a 30-foot setback is required;and a variance to allow an 8 fo�t
encroachment into the 20 foot bluff impact zone. Also as part of this overall project there wi11
be a staff-issued building permit to install a lake access tram as removal of the existing wooden
stair system is proposed. The existing stone steps and bouicler walis near the home on the east
side of the lake yard are aiso proposed to be removed as shown on the proposed survey.
r
#15-3781
15 Ju ly 2015
Page 2 of 4
LOT ANALYSIS WORKSHEET
Section 78-330&78-1279-Setbacks:
LR-18 i Required Proposed
Street/Rear ' 30' 48'
West Side 10' 12'
East Side 10' t100'
Lakeshore ' 75' 87.4'
Bluff � 30' {from top of bluff) 12'
81uff Impact Zone 20' (from top of biuff} 12'
Average Lakeshore 90.1' (neighbor's home} 87.4' (2.7' closer than neighbor)
Section 78-330-Lot Area[Width:
LR-1B � lot Area Lot Width
Required 43,560 s.f. (1.�acre) 140'
Actual 19,250 s.f. {0.44 acre) 108'@ OHWL/ 128'@ 75'
Section 78-1403-Structural CoveraRe:
Total Loi Area Total Structural Coverage
19,250 s.f. (0.44 acre) Allowed: s.f. (15%)
Existing: 2,171 s.f. (11.2%)
I Proposed: 2,248 s.f. {11.64�)
Settion 78-1680 and 78-1740-Hardcover Calculations:
5tormwater Allowed
Overlay District Total Area Hardcover �isting Hardcover Proposed Hardcover
Tier
Tier 1 19,250 s.f. 4,812 s.f. 4,972 s.f. 75 s.f. 4,749 s.f. 0 wJin
(25%) (26.29'0) w/in 75' (24.7%) 75'
Applicable Regulations:
Avera�e Lakeshore Setback Variance(Section 78-1279)
The property has only one adjacent lakeshore neighbor,4755 N�rth Share Drive(to the eastj.
Therefore the average lakeshore setback for the applicant's property is determined by the most
lakeward extent of this neighbor,situated 90.1 feet from the OHWL. The applicant's home is 98
feet from the OHWL and the elevated deck is approximately 87 feet from the OWHL. The
addition as proposed will maintain the existing 87 foot setback. There are mature trees
between the two properties; and due to the elevation of both homes above the lake it is unlikely
the addition will impact views of the lake enjoyed by the neighbor at 4755 NSD.
Bluff Setback& Bluff imqact Zone (Sections 78-1279&78-1fi80)
The addition is pr�posed ta be situated 24 feet fram the top of bluff where a 30 foot setback is
required. The top af the bluff on this property has been identified to be generally consistent
with the existing timber retaining wall at the top of the slope. Up slope from the timber wall is a
#�15-3781
15 July 2015
Page 3 of 4
relatively levef yard area. Additionally,the addition will encroach 8 feet into the bluff impact
zone which is intended to be a protected area where no structures or hardcover is permitted.
Go�erning Regulatlon:yzrizn�(5er�ion'tt-��.�:;�
!n reviewing applications for variance, the Planning Commission sha!!consider the effect of the
proposed variance upon the health,safety and welfare of the community, existing and
anticipated traffic conditions, 11ght and air, donger of�re,risk ta the public safety, and the effect
on values of property in the surrounding area. The P1onning Commission sho!!consider
recommending approval for variances from the literal provisions of the Zoning Code in instances
where their strict enforcemenr would cause practica/di�culties because of circurnstances unique
to the individuol property under consideration, and shall recommend approval only when ifi is
demonstrated rhat such actions wil!be in keepir►g with the spirit and intenr of the Orono Zoning
Code. Economic considerations alone do not constitute practical difficulties, Practical difficulties
also include but are not limited to inadequate access to direct sunlight for sola�energy systems.
Variances shall be granted for earth-sheltered construction as deflned in Minn.Stat. §216C.06,
subd. 2,when in harmony with this chapter. 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.The board or council may permit as a variance the temporary
use of a one-family dwelling as a twa-famiiy dwelling.
According ta MN §462.537 Subd. 6(2)varfances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance.
2. The variance is consistent with the comprehensive plan.
3. The applicant establishes that there are practical difficulties.
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls;The applicanYs request to construct a 17'x
12'addition to the home Is reasonable.
b. There are circumstances unique to the property not created by the landowner;
Much of the applicanYs property is encumbered by a bluff;the applicant's
existing home is situatet!within the required 30 foot bluff setback;and
c. The variance will not alter the essential character of the locality. The addition
proposed is minimal and does not propose to extend more lakeward or
further lnto the btufF than the existing cieck.
Additionally City Code 78-123 provides additional parameters within which a variance may be
granted as follows:
4. Tiie special conditions applying ta the structure or land in question are peculiar to such
property or immediately adjoining property.The applicant's property is unique tn that
the exlsting home is situated on a narrow partion of the property between an
elevated County road and a bluff.
5. The conditions do not apply generally to other land or structures in the district in which
the land is lacated.The orientation of the appllcanYs property on the steep slope and
beneath a busy County road is relatively unique.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant.The appficant has stated that the proposed
modifications to the home whlch was constructed in the 1960s to accommodate thei�
living and storage needs are necessary.
7. The granting of the propased variance wilt not in any way impair health,safety,comfort
or morals, or in any other respect be contrary to the intent of this chapter.Staff
believes this crlterla to be met.
#15-3761
15 Juty 2015
Page 4 of 4
8. 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 necessary 1n order
to allow for expansion of the home footprfnt on the property wfth an approximate
15'x 11Q' building pad.
The Commission may recommend or Council may impose conditions in granting of variances.
ARy conditions imposed must be directly related to and rnust bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Practical Difficulties Stateme�
Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B,
and should be asked for additional testimony regarding the application.
Practical Difficulttes Analysls
Staff finds that the location,shape and size of the existing home;the limited legal building pad
depth;the topography;and the proximity and elevation of the CSAH 51 create practical
difficultfes making de�elopment of the property challenging. The applicanYs proposal tfl
construct a 17'x 12'two-level addrtion on the lake side of the home in the location of an
existing 6-foot wide deck/walkway,will not extend closer to the lake, bluff o�further into the
bluff impact zone than the existing larger deck and patio. The area between the home and the
top of bluff consists of a flat and stable-appearing yard.The applicant is not proposing ta extend
into or down the bluff slope. It does not appear construction of the addition will compromise
the stability of the bfuff.
Issues for Consideration
1. Does the Planning Commission find that that the property owner propases to use the
property in a reasonable manner which is not permitted by an officiaf control?
2. Does the Plan�ing Commission find that the variance(s), if granted, will not alter
the essential character of the neighborhood7
3. Does the Commissian find it necessary to impose conditions in order to mitigate #he
impacts created by the granting of the requested variance(s)?
4. Are there any other issues or concerns with this applicatian?
Planning Staff Recommendation
Planning Staff recommends approval of the average setback, bluff setback, and bluff impact
zone variances to allow construction of the 17'x12' addition with the following conditions:
1. Applicant shall camply with the permitting requirements of the MCWD.
2. Applicant shall comply with the recommendations of the City Engineer and Building
�fficial during the permit review and construction process, including but not limited ta
the following:
a. Submittal of engineering information due to the possibility of fill soils used to
create a stable building pad for the existing home.
b. The proposed structure shall be required to be installed on suitable original soils
or engineered corrected soils which would need to be tested and approved by
the designing engineer.
' � PC Exhibit A
cr�r oF C�RoNo
VARIANCE APPLICATION
5'treet Address: Application# �j� �j7(��
'�.,� 2750 Keliey Parlcway Date Received: _C)(p j � � �
�, Q Oronfl, MN 55356
S#aff: �
Main: 952-249�800 Fee: 704 t ✓ct csc on
a ' � fax: 952-249-�616 Renew . 0
"S�, Gti'� MailirrgAddr�ss: After-the-fact: $1,44fl Double Fee
t,� sy P.O. Box 68 Escrow Fee: $700/$2,500
�FSH�� Crystal Bay, MN 55323-OQ66
T'hls applic�ion fam mus#be c�mpls�ed � fu4t. pppticar�t will be noti�ed wi�►i�n 15 d�y�as to tt�s sta#us of tt�e
app�ic�talo�. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION:
Site Address: �-{ �] 7� /l/��r �n(/2,� ��/'
Property Identfication Number(PIN):
Date Property Acquired (mont�ear): ❑ Yes, i own the adjacent parcels.
Zoning District: ��r2-j
APPLfCA INFORMATION: ( mplet legal names andr�arifal s#atus required for each interested party)
Name: (,X' "1'O M�. S
Phone: 2 O Altemate Phone: ( Z �.
Complete Address: �,�
City, State�Zl P � �/�, ^
Email: (` � �: r �
O ib�
�WNER INFORMATiON: (Com ete legal names and arital status required for each interested party)
Name: ..`j/
Phone (o Z, � Altemate Phone:
Complete Address: �IV'�
Cit�r, State&ZIP o
Emai(: t,,p Fax:
DESCRIP710N OF REQUEST:
Describe the request in detaif(attach additional sheets if necessary}: �• �,
JUN 1 7 ZOi5
Last Updatsd: January 2014
� � � � � CiTY OF ORONO
REQUIRED SUBMITTALS:
Afl of the folbww��g irffarma�on must be submltteci by tha �pplicatfan deadUne da�e in order for your
applicattion to be proc�essed.
�� �� 11�` i : - 4 .. , } a�� ..
�� +�r7Y�.-i��-�-d'T..��� B � i'' f J •� �1.�d���l1'.s�.J� � L
, . ..._...___ .. . . '.. ,.._. ... .e w ..._ .. ._ . . c. , � ' ., --' . ., e..�
�- ❑ Var€ance A licsatton Fee
�: - L�� c►�_""�n►'7A�`��1i,: F"�e:e;,=x a�,�-�-��" ,,�-� { �:s -.;�-.
❑ Pre A cation Form
�:' .���` �'� N�tf.r��F�;�. � 'r"$ `� ..�"�. � �;,� h`"��
O Precblcai Difticulties Form
' Qr. �i:�8� fU� ..�T.$i�,S_� 1"I:�. , ' r_ - °.� .
o r•
D Surve meeUn ALL rse uiremsnts
. . � �!� e. ..��. r .... �eh "�7.�: .0 R . . . -i-+rr -a•
' 'c�. ��. .Pla� ` � ti���x ;7.. -.;:.
C� hardooverCalt�fe#lons
�. . � .. _ ,Cti, 4 _ ,�,_.,_,
❑ L7 M(nnehaha Creek Wat.erst�d Disbict(f�CWD)Petmit or
Daximente6on from MCWp stat+n no it is ulred
T3 -. ,f:7. �f' ""f
� :
� ❑ Dat� Priva Adviso Form
APPUCANT AND/OR�YVNER:
• Agree to pr�vide ali ir�formation requlrod or requested by ths Planninp Department,
• Agree to pay�tiorial lees (st�if Sm+e not cov+ered in the ort�tnal fee paymeM) anfllor consultani expenses
fncarred in 1�eview af this application,and
+ Certlfy thst the fnfonme�on supplled is Vue and car'rect�the best of fiismer knowledge. The appllcsint and
owner recognlze that thay are solaiy responsibk for submitting a complste app{ication being awera
that upon failure to do so, thR staff has no alternative but to reject it uMil it is carnplete or to
r000tn�qnd tFre requ�t far denial of the requ�t re$ardless of i�s pot�rrtisi mer�t.
• Acknawledge tMe Escrow Agr�eemerrt is comp�eted and afgr�d.
• The Owrter heneby adcnowledges snd agrees�this applic�tion and fiather authori�es reasonable eMry oM�o
ihe prop�y by City Staff, consultante, aflenxs, Commissfon and Cout�l Members for purposes afi
investlga6ion and ve�tbn of thia request.
. Appiica�r�t ancilor Ownsr eaknowiedge ti�ey must be preseht at atl scheduled review meetings of the
Pfenning Commisslon an�!CounceE� if an app!lcant andlor awner is uneble tv attend a scheduled rnee�rrg,
piease rnake amangernent�t� hav�e an aubhorized repoesentative ette�d in pleoe of the appl�carit/ovmer and
sdvisa the City Plenner assigned ta your proj�ecl.
Apptfcar�'s Signature: Date; �„�� c-t„� �
Applicar�s Signeture: Oste:
Owner's S�nature: Date:
Owner's S�gnature: Date:
REGEIVED
�fc�� .,�,,�,� ,lUN 1 7 2015
Paye 12
� � � � � CITY OF ORONO
� b��,�d4�n o� v�� u.���--
Our home provides a wonderfiil sense of seclusion in spite of being so close to fihe
County Road 19; as it is set down below the grade, you do not see the roadway at without
specifically looking for i#. Unfortunately our home is rather small,and after we get
mairied early next year,we will be three adults(two adults with an 1$-year old daughter)
living in a home with 1960's storage and space. Extendi.ng the hou,se to the edge of the
deck will give us a little more living room, so we can cflnfiinue to enjoy the se�enity and
beauty of lakeshore living.
The bluff-top views of the lake are beautiful(often spectacular),particularly at sunrise
and sunset. While the bluff pmvides a bui�er firom�e traffic on the lake,it also farms a
bit of a�rrier to fully enjoying lakeside living,which is why oux proposal includes a
modest tramway system. Not only would it serve us we11 in the coming decades,but it
would allow my aged pazents to enjoy the Iake when they visit. Please note that even
with the expansion and the tcam,there will skill be a net reduction in hardcover on our
lot
We feel that we are proposing a sensitive, "minimally expansive"approach that will
allow us to stay in the home for many years to come, and when all is said and done,it
will still be a little house by the lake.
Nancy Radermecher
Rol�rt Burandt
R�CEi!!ED
JUN 1 7 2015
� 3 � b 1 ��o�oRo�o
PC Exhibit B
PRACTlCAL DlFFICULTlES DOCUMENTATIUN FORM
7his form is a required submittal for ALL varia�ae applications. An application will not be considered
complete or placed on any mesting agendas until this form is complete and submitted to the City.
Minnesota State Stetutes Sedfon 462.337, Subd'tvision 6(2)requir+es that practical dffficulties be demonstrated In
order for a variance to be granted. The difflcutdes must be unique to the property as variances run with the land
and not the land owner. Persona!and economic situations ar+e not consldered va!'rd pr�cflca/difFrculties. In order
for an application to �e heard by the Planning Commission and Gty Councfl practical difficul#les having merit must
be demonstrated.
HOW DO I PROVE A PRACTICA!dIFFICUL�1l7
Thls forrn has 12 points outtining the basis City staff uses to determine if pracfical difficulties exi5t and how the
varianoe witl affect the surrounding community. To prove practical difficultles, address all the relevant points
kisted below�nd answer them as dearly as possible.
Since you are requesting the code exception, you have tFsQ burcfan of prov�ng that the varianc� Is Justified.
The ir�formation the City receives is what is u5ed in determining a denial o� approvat recommendation. If y�ou
leave something out!t will not be considered.
Please address each of the iwelve prsctical diflrculfies c►fterra as they�late to the request, if they do not apply,
write N/A in fhe space provfded:
1. 'The property ner proposes to use the property in a reasanab� manner not permitted by the Zoning
Chapter."
2. °T e plight of the land ner is due toj�r mstanc s u ique to��hi�perty no# reat d y landowner.'
` � ,
. ,
3. "The varia , if granted, will not after the essential a c r of the iocality.' f
`�i�7�-� �''1 � i � l !� �^,�,
� � * /
I�
4. 'Ecanomic considerations abne do not constitute practical dlfftculties if reasonable use for the property exists
under the terms of the Zoning Chapter.°� �
5. "Practical difficutties indude, 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 Mlnnesota Statutes,
Section 116J.06, Subd.2, when in harmony with th�s Chapter.°
6. `The Board af Appeals and Adjustments or the Counci! may not permit as a variance any use that is not
allow�ed under this Chapter for property in the zone where the affected person's land is located." A '
, IV
RECElVED
PsdcefLastUpdateal.� January2015 JUN 1 7 2015
Page 1 B
� � � � � t ;' CITY OF ORONO
7. "The Board or Council may permit as a variance the temporary use af a one-famity dwelling as a two-famNy
dwelling.° � ��
8. "The special conditions applying to the structure or land in questian are peculiar t such property or
imm iately ad�oining roperty.' � � r� � L �r �.G�
,j_
E
9. "Th conditions do not apply generally to other land r structure in the district in which said land is located."
� • ''� vE t> I/ ` ' zt
� � � �_t"
e
14. "The granting of the appfication is necessary far the preservation and enjoyment of a substantial pr�perty right
af the applicant.:�—_ D� ('! � � O y�r�{ �('� k �r-
��-v� �re•r'
.
�
�' �F"s�n �� :��..� o r' �y6 V� i � �r.v'G �✓�C.d- .
11. "The granting of the proposed variance will not in any way ilnpair hea�th, safety, comfort, morals, or in any
other respect be contrary to the intent of the Zoning Code."
12. "The granting of such variance will not mereiy serve as a convenlence to the applicant, but is necessary to
alleviate demonstrable difficufly."
Practical Difficuftles Stetement
Should you feel the practical difficulties cannot fully be described in the above criteria, describe the practical
difficulties preventing compliance with Zoning Ordinance requirements in the following lines (attach addiiional
sheets if necessary):
RECEIVEQ
Pedcet Last tlpdated: January 20f 6 ,fUN 1 7 2015
Page 17
CITY OF ORONO
� � � � �
PC Exhibit C
Sec. 78-330. -Area, height, lot width and yard requir�ments.
(a) Height_ No structure or building in the �R-1 B district shall exceed 2%stories and shall not exceed 30
feet in height except as provided in section 78-1366.
(b) Lots.The following minimum requirements shall be observed:
' Side Yard Side Yard
I Lot Lot Front Adjacent Rear Adjacent
; Area Width Yard to Another Yard �Straet
(acre) {feet) (feet) Lat (feet) ��et)
(�f)
1 140 35 10 30 35
�
(Code 1984, § 1Q_24{5); Ord. No. 18 3rd series, § 3, 9-27-2004)
Sec, 78-1217.-Definittons.
The following words, terms and phrases, wnen used m this article, shall have the meanings ascribed
to them in this section, except where the context clearly indicates a different meaning. Unless specificalty
defined in this section, wards or phrases used in this articie shall be interpreted as defined elsewhere in
this chapter. All distanoEs, unless atherwise specified, shail be rneasured horizontally.
Bluff means a topographic feature, such as a hill, cliff or embankment, having the following
characteristics (An area with an average slope of less than 18 percent over a distance of 50 feet or more
shall not be considered part of the bluf�:
(1) Part or all of the feature is located in a shareland area;
(2) The slope rises at least 25 feet above the ordinary high water ievel of the water body;
(3) The grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary
high water level averages 30 percent or greater; and
(4) The slope must drain toward tt�e water body.
Bluff impact zone means a bluff and land located within 20 feet from the top of a bluff.
Sluff, toe of the, means the lower point of the lowest 50-foot segment with an average slope
exceeding 18 percent. If the lowest such point is lakeward of the OHWL, the OHWL will be defined as the
toe.
Bluff, top of the, means that point on the cross section of a bluff below which the slope becomes
more than 18 percent and above which the average slope for a distance of 50 feet or more is 18 percent
or less_
Steep slope means lands having average slopes of 12 percent or greater as measured over
horizontal distances of 50 feet or more, that are nat bluffs.
Sec. 78-1279. -Placement of structures on lots.
When mare than one setback appl9es to a site, structures and facilities must be located to meet all
setbacks. Structures shal� be located'as follows:
(1) Structure and on-site sewerage system setbacks (in f�eet) from ordinary high water level:
Setbacks
P�ge 1
Sewage
4
Public Water Structure Treahnent �
Classification Unsewered Sewered System
NE 150 150 150
' RD 1 d0 75 75
I
;-
'�
GD 75 75 75
�
� Tributary 100 75 , 75
(2) Additional structure setbacks. The following additional structure setbacks apply, regardless of the
classification of the water body:
Setback from: Setback �
(in feet} �
Top of bluff 3fl
�
iJnplatted cemetery 50
Right-0f-way line of federai, state or county highway and loca! public and private �oads 30"
" Except for detached garages an lakeshore lots as regulated in section 78-1435 and except for
structures subject to less restrictive side yard adjacent to street setbacks as regulated in the various
zoning districts.
(3) Bluff impact zones. Structures and accessory facilities, except stairways, landings and lock
boxes, must not be placed within bluff impact zones.
(4) Uses without water-oriented needs. Uses without water-orisnted needs must be iocated on lo#s
or parcels without public waters fronkage, or, if located on lots or parcels with public waters
frantage, must either be set back double the normal ordinary high water level setback pr be
substantially screened from view from the water by vegetation or topography, assuming
summer, leaf-0n conditions.
(5) Fences, docks, retaining walls. No fence shall be plac�d within the shore setbadc zone.
Portions of dvck located landward of the OHWL shall be considered as a fanding, subject to the
regulatians for landings per section 78-1282. Retaining walls shall not be placed within the
shore setback zone.
(6) Average lakeshore setbacic, No principal or aocsssory structure shall be located closer to ti�e
lakeshore than the a�erage distance from the shoreline of existing residenoe buildings on
adjacent lots; except that this does not apply to stairways, lifts, landings, lockboxes, flagpoles
and purnp houses. Further, the a�erage lakeshore setback shall apply only to classified lakes
Page 2
and shall not apply to tributaries. 7he average lakeshore setback line shall be a straight line
connecting the most lakeward protrusions of the residence buildings on the immediately
adjacent lakeshore lot�.
a. (n instances where the average lakeshore setback can not be met, administrative approval
may be granted at the discxetion af the p[anning director provided na lake views of an
adjacent lakeshore lot are obstructed and adjacent neighbors provide written approval.
(Ord. No. 10� 2nd series, § 1(10.56(16){C)), 2-24-1992; Ord. No. 11 3rd series, § 1. 5-24-2004; Ord. No.
106 3rd series, §28, 6-10-2013)
Sec. 78-1282. -Driveways,stalrways, lifts and landings.
{a) A driveway no wider than eight feet is permitted in the shoreland or tributary setback zone if the
property has no other frantage on or access to a public or private road.
{b} Sta9rways and lifts are the preferred alternati�e to major topographic alterations for act�ieving ac�ess
up and down bluffs and steep slopes to shore areas. Stairways, lifts and iandings shall be allowed in
the share setback zone and must meet the following design requirements:
(1) Stairways and lifts must not exceecf four feet in width.
(2) Landings for stairways and lifts shall not exceed 32 squsre fieet in area.
(3} Canopies or roofs are not allowed on stairways, lifts, or landings.
(4} Stairways, lifts and landings may be either constructed abave the ground on posts or pilings or
placed into the ground, provided they are designed 2�nd buift in a manner that ensures control of
soil erosion.
(5) Stairways, lifts and landings must be located in the most visually inconspicuous portions of lots,
as viewed from the surFace of the public water, assuming summer, leaf-on conditions, whenever
practical.
(6} Facilities necessary to provide shore area access to physically handicapped persons shalE be
aliowed, provided that the dimensional and perfoRnance standarYfs of subsections (1�(5) of
this section are completed in addition to the requiremenis of the Minnesota Regulations, chapter
134a.
(7) A building permit shall be obtained for canstruction of stairways, lifts and landings regardless of
whether suct� improvements are constructed above, at or below grade.
(Ord. No. 101 2nd series, § 1(10.56(16)(F)}, 2-241992; Ord. No. 59 3rd series, §2, 5-11-2Q09)
Sec.78-1680.-Hardcover restriction zones.
Wdhin 75 feet of the ordinary high water level (OHWL) of any lake or tributary, and within any bluff or
shore impact zone, no hardcover shall be placed, located or constructed, except for driveways, stairways,
lifts, landings and lockboxes as regulated by the shoreland overlay district.
(Ord. No. 94 3rd series, § 11, 9-24-2012)
Page 3
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NOTES �'� .. .. ..��.�• ��.. ... .
���•.,•'...��' ��..... . TOTAL LOT = t16,298 aq. ft.
- BEARING'5 SHOWN ARE ON ASS�lMED DA7UM. •• • 1'OTAL �OT IF LAKE ST. VAC. = t19,250 sq. ft.
- CONTRACTOR TO VERIFY FiOUSE DIMENSIONS. �S 938.2•.,_ ' _
AND SEIMER ANQ BASEMENT DEPTHS. Exieting Ftouse f1,717 Sq. Ft.
�'• ��'• Exlsting Front Sidewalk = f247 Sq. Ft.
- This survey wos prepdred without the benefit of 928,8 Existing 8i� Driveway = t1,763 Sq. Ft.
titlework. Easement� appurtenances and encumbrancea `�.:..�'���.. � EX{s{in9 Deck = f378 Sq. Ft
may exist in addition to those shown hereon. This Exsitin Cant = f28 S Ft.
survey is subject to revision upon receipt of a title (Supplied by owner) 9 4•
insurance cornmitment or attorneya title opinion. LEGAL DESCRIPTION �xisting shed = f4�s sq. Ft.
- This survey was completed Feb. 12th, 2014, in the Existtng Stone Steps = f82 Sq. Ft.
middie af the Minnesota snow/winter seasan: Thera �ota S and 9 and 1/2 of Lot 7 Existi�g Ret. Walls ! f596 Sq. Ft.
adjacent to Lot 8. Blodc 6. BERQUIST Existin Wood Stairs = f113 Sq. Ft,
may be improvements/features in addition to those � yy���UND'S PARK� Hennepfn County, g
shown hereon thct were not located due to snow/ice Minnesota. Impervous (f4,972 sq. ft.) = 30.576 :' _��,,��.
���_ Impervous w/Iake st. vac. (f5.045 sq. ft.} = 26,�^'9L
I hereby certify that this plan, surv�ey or report was prepared by �
me or under my direct supervision and that I am a duly Licensed ACRE LAND SURVEYING � �
Land Surveyor�under the lows of the State of Minnesota. �� T� � �r0 = � � ••• - �
�
� Ar86, g�1d �Or1d •� � �
P JflB#15063BS 76�-�6�$ j$.a�-�gndsurvey�gmail.cc �
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CERTIFICATE O� ���1���� pROPERTY ADDRESS: 4775 North Shore Drive ORONO, MN
FOR: RIDGE CREEK CUSTOM HOMES . � • bENOTES IRON �IONUTAENT FOUN�
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N01'ES . �`�'' � �'e45`^ ' A.REA CALCULATIONS ���.tH
'~• `��....:' ��-.. .g�a,�� �.'���"
.�% �' . �� �� • ' TOTAL LOT = f16,298 s ft
\ �' '¢A,....,
- BEARlNG'S SHOWN ARE ON ASSUMED DATUM. �''••.��.�-i'�.'.� .• q.
' T(}T,4� LOT IF LAFCE ST. VAC. = t19.250 sq. ft.
- CONTRACTOR TO VERIFY HOUSE DIMENSIONS, �9382''• Existing Houae � f1,717 Sq. Ft
AND SEWER AND BASEMENT DEPTHS. �;�'••: �''�•�.. ��'���. '' '
' Proposed Additiat = f204 Sq. Ft
- This survey was prepared without the benefit of 928.8�`• � � Ex�ating Front Sidewdk - f247 Sq. Ft.
titlework. Easement, dppurtenancas and encumbrances `�. ���• Extath Bi� Drivewa �
may exist in addition to those shown hereon. This �f�PPlted by owner) 9 Y t1,763 Sq. Ft.
Exiating Deck � t378 Sq. Ft. (f79 sq. ft. to be removed}
survey Is subject to revision upon receipt of a title LEGAL DESCRIPTION Exsiting Cant � f2$ sq. Ft.
insuronce commitment or attorneys title opinion. Lota 8 and 9 and 1/2 af Lot 7 Existing Shed = t48 Sq. Ft. (to be remaved)
- This survey was completed Feb. 12th, 2014, in theadjacent to Lot 8, Block 6, BERQUIST Exiating Stone Stepa = t82 Sq. Ft. (to be removed)
middlt of the Minnesota snow/winter seoson. There� y�CKLUND'S PA}�K. Hennepin County. Ex. Ret. Walls = f596 Sq. F� {f105 sq. ft. to be remov�eci)
may be improvements/fectures in addition to those Minnesota. Exiattng Wood Stalrs = ft13 Sq. Ft. (to be remov�ed)
shown hereon that were nat iocated due to snow/ice Impervnua (f4,749 sq. ft.) = f29.1%
cover. Impervoua w/Idce st vac. {f4.749 sq. ft.) = 24.77L
I hereby certify that this plan, survey or report was prepared by
me or under my direct supervtsion and that I am a duly Licensed ACRE LAND SURVEYING
Land Surveyor under the lows of the State of Minnesota. � �
JOB#15063BS gery�g � �� �o - ` ' �•• �
l} - m
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N��� �� �a m � , 'FIAU7NOHIZEO USE OF fNE PLAN PLANNING d� DESIGN
�y E o o m e" 4775 NORTH SHORE DR. '�M"����,'.�ewbro ,r4 _ . � Ar,au ar n+e us.
.� , 9100 BAITIMOpE ST NE.SUTE t06 9La'hE,MN.59l19
ORONO, MINNESOTA ' �' '-k ���R •��'e���•� N E B:Y f Y l W.O G P O E S I G N.G d A E A I A R..A J i W O f v O E S I d 1 L O M
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PC Exhibit G
City of�rono
�n�� Hardcover Calculation Worksheet
,, Praperty Address: ��-� '��.�/'�
s� ,
��A'fSHOF� Prepared by: �� .- j�,..� � � Date: � .�
Stormwater Quality Overlay District Tier: (Circle one) Tier 1 Tier 2 Tier 3 Tier 4 Tier 5
Step 1: EXISTING HARDCOVER
In the following tabla identify all items o#ex9sting hardcover on the property, keyed by letter to Certificate of
Survey(survey must accompany this form). Use as many lines as necessary to accurately depict existing
hardcover status of the praperty. For Tier 1 properties, identify any features by letter which are sp�it at the 75'
setback line and calculate hardcover square footage separately for each portion.
Key to Hardcover Item (Describe) l.engtfi x Width Total
Surve S uare Feet
�F.�sam �� Ca�a e 24°x 3(3' 20 S:F.
A 4• S.F.
S +� O ' S.F.
C f ' � S.F.
D 2t� S.F.
E � Z S.F.
F S.F.
G o S.F.
H ' S.F.
� S.F.
� S.F.
K
S.F.
� S.F.
� S.F,
� S.F.
� S.F.
P S.F.
Q S.F.
� S.F.
S 5.F.
� S.F.
� S.F.
V S.F.
W S.F.
X S.F.
�' S.F.
Z S.F.
1 Total Existin Hardcover S.F.
ExUt:dable HaMcover See C ; Cod�Sec 78•'[�84:
S.F.
S.F.
S.F.
S.F.
S.F.
2 Total Exdudable Hardcover S.F.
3 Net Existin Hardcover Subtrad line 2 from tine 1 g,F.
4 Total Lot Area S.F.
Existing Hardcover Percentage I�3I�(4)l ' 2,�� �., °,�
{Proposed Hardcover ne�page)
Pac�(cet Last llpdated.• January 2Df5
Thls is an irt�om�etiw�packe!rs�garri'mg Nardcover. Every effaf has been made to lnsure ths accuracy p/fhe infom�atlon a���819tr�,' ��
however,If any JnfamaHon!s not consfstenf wlth provisions oi the City Code,the Cocde puovisions wr!!/xevar7.
Page25 �uN 17 �o��
�• � � � � �ClYY OF ORONO
�
City of Orono
�.oNo Hardcover Calculation Worksheet
„ Property Address: (,f '��� ��� � �.�
S',n ♦
`'x�,„��` Prepared by: �(,,� ,i�d� Date: �
r
Stormwater Quality Overlay District Tier. (Circie one) Tier 1 Tier 2 Tisr 3 Tier 4 Tier 5
Step 2: PROPOSED HARDCOVER
In the following table, identify all items of proposed hardcaver on the property, keyed by letter to Certfficate of Survey
{survey must accompany this form). Include all existing hardcover items thst are intended to remain,as well as all
proposed hardcover items tha#will be added. Use as many lines as necessary to aocurately depict proposed hardcover
status of the property. For Tier 1 properties, identify any features by letter which are split at the 75'setback tine and
calculate hardcover s uare foota e se aratel #or each ortion.
Key to Hardcover ltem {Dascribe) Length x Width Tatal
Surve S uare feet
{3a e 2+4'x�' 720 S F
A V- •ti S.F.
B � �g-r1 S.F.
C �2. S.F.
D `� m�. — S.F.
E �r S.F.
� S.F.
G '' ' W S.F.
H S.F.
I S.F.
� S.F.
K S.F.
L S.F.
M S.F.
N S.F.
O S.F.
p S.F.
q S.F.
R S-F-
$ S.F.
T S.F.
� � S.F.
V S.F.
W S.F.
X S.F.
Y S.F.
z ' � S.F.
1 Total Pro ed f-lardcover S.F,
£x+c�ud�ble H�rdcover See C Cflde 3ec 7S-9�t:
S.F.
S.F.
S.F.
S.F,
S.F.
2 Total Excludable Hardcover S.F.
3 Net Pro osed Hardcover ubtract line 2 from line 1 S.F.
4 Total Lot Area ( 2 S.F.
Proposed Hardcover Percentage [(3)i(4)j � '� 94
Packet Last Updated: January 2015 R�CEIVED
This is an lnforma8on packet�egarding Marr�cover. Every et/ort has been made fo lnsure the accurecy of the Informedon canfalned herein;
, however,lf arry Mformatlon 1s not canalstent wlth prov/slona of fhe Clty Code,!he Code provlsions wiN prevaN J U N 1 7 2 015
Page 26
�C1TY 0�ORONO
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PC Exhibit I
RUN DATE:06lF7f2015 HENNEPIN COUNTY PROP6RTY!NF'ORMATION SYSTEM(PROPERTY OWNERS L[S"n
36 12-117-24 l4 0011 38 07•117-23 32 0013
SWED[SH EVAN C GERBER&J G6RBER
l 175(70 RD NO 19 4733 TONKAVIflW CI'
FAIRVIEW COVENANTCiIURCH CORY GERBER
1175 COLNTY RD 19 JANICE GERBER
MOIIND�[N 55364 4753 TONKAVIHW CT
MOUND MN 55364
36 12-117-24 41 0001 38 Q7-]17-23 32 OOl4
J M GARR1TANi0 8c!'COKARCZYK LARRY A GREENHAOEN E'i'AL
4801 MiNNEAPOLIS AVE 4739 TONKAV�W CT
JOSEPH GARRITANO L GREENHAGEN dt V GREENHAGEN
JILL TOKARCZYK 4739'F'ONKAVIEW CT
4801 M�NNEAPQLIS AVE MOLJND MN 553b4
MOUND MN 55364
36 '.2-I:7-24 4:OD]3 38 07-l 17-23 32 OOl9
SLP ENT'ERPRISES LLC H CR/�WFORD 8c M M CRAWFORD
4815 MINNEAPOLIS AVE 4745 NORTH SHORE DR
SLP ENTERPRISES LLC F�RMAN&MARlLYN CRAWFORD
1890D 37TH AVE N 4745 NORTH SHORE DR
PLYMOUTH MN 55446 MO[,'NIT MN 55364
36 :2-I i7-24 4l 00!4 38 Q1-117-23 32 0020
JEFF'REY S P1NT0 TtiOMAS 1 COANEI.239BN
4821 MINNBAPOLIS AVE 4753 MORTH SHORE DR
JEFFREY S PIN7'O TH01M5 J CORNELlSSkN
4R2:MiNNEAPOLIS AVE i75?NORTH SHORE DR
fvIINNETRISTA MN 53364 :1dOLIND MN 553b4
3B 07-I 17-23 23 0027 38 07-I 17-23 32{1021
D A&P E AFFELDi NAM&THANH PHAM
4765 TONKAVIEW LA 4755 NpRT7-I SHORE DR
DW[GHT&PATRIG7A AFFELDT NAM PHAM
4765 TONKAVIEW C.A THANH PHAM
MOUND V1N 55364 4755 NOR7H 31IORE DR
ytOUND MN 55364
38 07-1 i7-23 32 OOD4 38 07-]17-23 3�OD22
ALLEN BREDESON&ER1CA NOAH NANCY RADERMECHER
4735 TONKAVIEW LA 4775 NORTH 3HORE DR
ALLEN 6REDESON NAIICY RADERMECHER
4733 TONKAV]EW E.A 4775 NORTH SHORE DR
MOUND'\4N 55364 MOUND VAl 55364
38 D7-l 17-23 32 0009 38 07-1 S 7-]3 32 0023
T B ANDERSON�E 8 ANDERSON HENNEPIN FORFE[TED LA11D
4736 NORTH SHORE DR 4795 NORTH SHORE DR
TRAVIS&ERIN ANDERSON CI'FY OF ORONO
325D NOR7'F�SHORE DR P O BOX 66
WAYZATA MN 55391 CRYSI'AL BAX MN 55323
38 07-117-23 32 00i0 36 07-117•23320057
M M MAITLAND&S L MA]TLAND KIM G 8c HON[L MARONDE
4745 TONKAVfEW GT 4755 TONKAVFEW LA
MONTY/STEPHAME MAITLANB KIM G 8c HON(L MARONDE
4745 7'ONKAVIEW CT 4753 TONKAVEEW[.A
MOUND MN 553b4 �f0[:ND MN 55364
38 07-1:7-23 32 OOl!
CYN!'HIA E HOM�tER
4744 TONKAVIEW CT
CYNI'HIA E HOA4MER
4749 TONKAVIEW CT
MOUND!�tN 55364
38 07-I 17-23 32 00:2
S A SCHAUER&F E KOIJHSKY RE CEIV E D
475:'i'ONKAVI&W CT
S A SCHAUER&F E KOUBSKY
4�5:TONKAVIEW CT JUN 1 7 2015
MOUND MN 55364
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I CERTTFY THAT THE FACTS REPRESBNTED ARE AN ACClTRATE AhlD TRUE 1tEPRESENTATION OF INFORMATION
AS IT APPEARS THI$DATE ON THE RE�LDS OF THE H BP�UAI'FY RESIDENT AND RF,AL ESTATE SERVICES DEPARTivIENf.
DATB: � � �� � {� BY: ���+�% �l�]�
RECEIVED
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07-117-23-32-0022 REC�IV�Q For more information contact:
Hennepin Courtty GIS Division
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Minneapolis, MN 55487
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Date Application Received: 6/17/15
Date Applicetion Con�idered aa Complete: 6r16/15
120-Day Review Period Ezpires: 10/24/15
To: Chair Leskinen and Planning Commission Members
From: Mike Gaffron, Senior Planner
Date: July 16,2015
Subject: #15-3763,Christopher W. Bollis,200-350 Stubbs Bay Road North-Preliminary Plat-
Public Hearing
Zoning Distrtct: RR-1B,One Family Rural Residential District(2 acres/200' width)
Prapecty Area: 31.01 acres(24.53 ac.dry, 6.48 ac.wetland)
Application Summary: This is a proposed subdivision involving two t�garcels to create a new private
road and 7 new 2-acre building lots. All lots will be served by individual on-site sewage treatrnent
systems and private wells.
Staff Recommendation: Planning Commission should review the staff report and City Engineer's
report as well as the submitted documentation. Hold the public hearing and accept public comments.
Recomznend approval with conditions or table for further information andlor revisions.
Parcels Involved:
Address &PID Qwner of Record
200 Stubbs Bay Rd N 32-118-23 42 0003 Christopher&Gail Bollis
350 Stubbs Ba Rd N 32-118-23 42 Q006 Christopher W.Bollis
Zoning District: RR-1B One Family Rural Residential District(2 acre/200' width)
CMP Land Use Designation: Rural Residential - 1 Unit per 2 Acres
Existing Property Area: 31.01 ac. (Wetland: 6.48 ac. Dry: 24.53 ac.)
Lot& Outlot Areas Wetlaad Total Dry Panding Area Total Wet+Dry+Ponding
(acres) (acres) (acres) {acres)
Lot 1 0.0 2.19 0.00 2.19
Lot 2 0.20 2.01 0.17 2.38
Lot 3 U.15 2.Q4 0.10 2.29
Lot 4 1.24 2.01 0.00 3.30
Lflt 5 3.8'7 2.69 0.00 6.56
Lot 6 0.55 , 2.40 0.00 2.55
Lot 7 fl.44 2.12 0.00 2.56
Total in Lo#s 1-7 6.48 15.06 0.27 21.81
Outlot A(Undeveloped) O.Q8+ 8.25+ 0.00 8.33+
Outlot B(Private Road) 0.00 0.87 0.00 0.87
��
��s7ss +
July 96,20i5
Page 2 of 8
List of Exhibits
Farhibit A. Application and Ownership
Farhrbrt B. Preliminary Plat Drawings
1 - Preliminary Site Plan
2- Boundary Survey
3 -Preliminary Plat
4 -Pre�iminary Grading &Erosion Control Plan
5 -Preliminary Street& Utility Plan
Exhfbit C. Conservation Design Report
Exhrbit D. Wetland Delineation Report Excerpts
Exhibit E. City Engi.neer's Comments 7/16/15
Exhibit F. City Engineer's Septic Review{Underway as of this writing)
Exhibit G. PC & Council Minutes from 5ketch Plan Reviews
Exhibit H. Site Airphotos
Exhrbit I. Plat Map &Property Owners List
Background
The property consists of two adjacent tax parcels, each with existing residence structures. The
southerly parcel, 200 Stubbs Bay Road North, contains an existing single family dwelling and a
number of outbuildings (located just north of the Kintyre Lane cul-de-sac) wlzich will be
removed. The northerly parcel, 350 Stubbs Bay Road North, contains an existing residence and
detached garage which may remain withzn proposed Lot 5 or may be removed.
The applicants propose to develop the property with 7 single family lots which will be served by
a private road extension of Kintyre Lane,which is also private.
Conformity with tLe Orono 2030 Community Management Plan
The proposed 7-lot subdivision is in conformity with the guiding of this area for single family
rural residential development at a density of 1 unit per 2 acres.
Con�'orxnity with Zoning District Lot Reqairements
The property is in the RR-1B, Ruxa.l Residential District, which allows for single family
residential uses with a minimum lot size of 2 dry buildable acres. Under a standard subdivision
process, each proposed lot must contain a minixnum of 2.0 acres of contiguous cUy buildable
land. The survey depicts 7 lots each meeting the minimum area requirement. Lo�.s 1-2-3-7 meet
the 200-foot width requirement as measured at the 50' front setba�k fine. Lots 4-5-6 are cul-de-
sac lots that widen out to 200' furkher from the front lot, with proposed house locations
established to meet the required 30' side setbacks. These cul�le-sac lots technically require the
granting of a lot width variance.
The partion of the �roperty contained within the delineated botu�dary of the northeasterly
wetland is within the Shoreland Overlay District but not within the defined Water Quality
Overlay District, and is therefore not subject to hardcover regulations. Each lot appears to l�ave
a suita.ble building site meeting the minimum front, side, side street and rear setba.cks of the RR-
1$District.
The developer is advised that wiless site grading to create individua.l house building pads as part
of the subdivision improvements is praposed, the existing grades for measuring building heights
and nurnber of stories will be the grades that exist today. Ra.ised pads that are created must be
��.
15-3763
July 16,2015
Page 3 of 8
acknowledged in the development appz�oval stage as creating `new existing grades'. No grading
of individual pads is indicated an the preliminaty plat drawings.
Relationship to Su�-rounding Development
The proposed single-faxnily development is consistent with existing development in the
surrounding neighborhood. Similar single family lots with 2-plus acre lot sizes exist to the norkt�,
while the lots within Kintyre Two to the immediate south range from 1.4 to 3-plus acres.
General Site Characteristics
The portion o£the property to be developed for new single-family lots is somewhat remote firom
surrounding public roads. The properiy slopes downward generally from a high poznt at the
southwest to a lazge wetland complex to the northeast and eas� A smaller wetland to tkze
northwest will also impact development of the site. The wetlands have been delineated and are
depicted on the preliminary plat drawings - MCWD has confirmed the wetland boundaries. The
portion of the properties encompassed by the wetland to the east is withi.n the Shoreland Qverlay
l�istrict, while the uplands are outside that District The area beiu�.g developed is for the most
part open field, with areas abutting the wetlands being woaded. Outlot A, which is an 8-acre
portion of the property not proposed for development at this time, is mostly wooded. A more
detailed description of the site characteristics can be found in the Conservation Design Report
(Eahibit C}.
Lot Layout and Lot Standards
All 7 lots aze propased to be accessed via a northward extension af Kiniyre Lane, a private road
extending from Watertown Road. All lots are proposed to be served with private wells and
septic systems. Septic testing has been conducted and the test reports and mound site layouts aze
currently under review by the City Engineer (see Ezhibit F). Following is a brief rev�iew of each
proposed lot:
Lot 1: This lot is shown as having 2.19 dry acres and no wetlands. The lot contains an area of
20% + slopes with more gradual slopes further east. The lot width is just over 200' at the
road, 200' at the front setback line, and tapers to 1Q0' at the rear lot line. Primary and
alternate dra�infield sites have been tested and are located at approximately the midpoint of
the length of the lot.
Lvt 2: Lot 2 contains 2.38 acres of which 0.20 acre is a wetland and 0.17 acre will became a
stormwater ponding area, Ieaving a dry buildable area of 2.01 acres. Lot width exceeds
200'. The SW portion of�he lot in the azea of the anticipated building site has slopes in the
20% range. The MCWD-required 40' wetland buffer and additional City-required 10'
setback from the buffer act to restrict the flexibility in house placement for this lot.
Primary and alternate septic sites have been located to just meet all required wetland and
lot line setbacks.
Lot 3: The lot as proposed contains 2.29 acres of which 0.15 acre is wetland and U.10 acre will
be part of the ponding area, leaving a dry hui�dable acreage of 2.04 acres. Slopes at the
anticipated house site appear to be in the 5-10% range. This lot meets the 200' width
requizement and there should be no problem developing a home meeting all required
setbacks.
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15-3763
Juty 16,2015
Page 4 of e
Lot 4: Lot 4 conta,ins a 3.3 total acz�es of which 1.29 acres is wetland, leaving 2.01 acres of dry
buildable land. The lot abuts the proposed cul-de-sac with a width of about 70' at the front
lot line and approximately 190' at the 50' setback line, widening at the proposed building
site. This is not unusual for a cul-de-sac situation in the rural area, It appears building
setbacks can reasonably be met wi#h a home on this properiy.
Lvt S: Lot 5 contains 6.56 total acres, of which 3.87 acres is wetland, leaving 2.69 dry buildable
acres. This lot contains the existing residence addressed as 350 Stubbs Bay Road, and
currently has its driveway access to Stubbs $ay Road via an outlot that also shares a
clriveway entrance to Stubbs Bay Road with the residence at 300 Stubbs. The applicant has
suggested that the existing home rnay continue in use for the time being, but eventua.ily will
be z'eplaced and at that time abandon its Stubbs Bay Road access and establish new access
to the proposed cul-de-sac. The lot width at the cul-de-sac is less than 30', at the SQ'
setback is about 60', and then widezxs out at approximately 1d0' from the cul-de-sac.
Lot 5 contains fingers of wetland to the north and east. While dry buildable area is shown
as 2.69 acres only abaut 1 acre is not encumbered by wetland buffers, and septic sites as
proposed are pushed up tight against those buffers. $ased on sketches on file and airphoto
review, it appears the existing septic system drainfield may be bisected by the proposed lot
�.ne with Lot 4 -this needs to be confirtned, and if that is the case, is an issue to be resolved
prior to final plat approval.
Lot 6: Lot 6 contains 2.00 acres of dry buildable a.nd 0.55 acres of wetland. The lot width is
approximately 35' at the cul-de-sac, 100' at the SQ' setback line, and doesn't reach 200'
until nearly 150' from the cul-de-sac. Proposed septic drainfield sites appear to barely
meet the required 50' separation between wetland boundaries and the deftned soil trea�nent
area. Drainfield sites appeaz to be very low in the topography, within 2' vertically of the
wetland elevation. Staff is not yet couvinced that this lot is viable.
Lot 7: Lot 7 has exactly 2.12 acres of dry buildable, and 0.44 acre of wetland. The alternate
septic site appears to encroach wi.thin 40 feet of the wetland where a 50' setback is
required. The westerly 2/3 of the site is wooded while the east 1/3 is open.
General Site Layout Observations
Due to the proliferation of we#lands surrounding and within the properiy, all lots except for Lot 1
have their functionsl buildable areas significantly reduced by the establishment of wet�and
buffers. The high number of septic sites bumping up against the depicted buffers at the
nunimurn setbacks from the wetland boundaries is less than optimum and in some cases should
be reconsidered.
Road Layout and Standards
While the property abuts Stubbs Bay Road North, the proposed building sites are more than 340
feet from that raad, and proposed ta be accessed via an extension of Kintyre Lane. The City's
standard for maximum Iength of a cul-de-sac road is 1000 feet. The proposed road extension of
approxunately 700 feet past the current terminus of Kintyre Lane results in a final combined road
length of approximately 155Q feet contained within a 50-foot outlot and ending in a new cul-de-
sac. While there are a number of private roads in the City extending well beyond 1000 feet, it
has been City policy to establish corridors for possible future development of "thraugh roads"
where that ability exists. Discussion at the sketch plan review as to whether a corridor should be
dedicated from the proposed road, extending west to Stubbs Bay Road,resulted in no support for
1- j
15-3763
July 16,2015
Page 5 of B
such a cox�necting corridor.
Because Kintyre Lane is a private road which will soon become completely under control of a
homeowners association rather than guided by the developer of Kintyre, the City Attorney has
been working with the developer of Kintyre and Bollis' attorney to establish easement rights and
maintenance responsibilities for the extension of Kintyre Lane to serve this proposed
developmen� Those discussions are still underway as of this writing; however, it appears that
some agreement will be forthcom��in the neaz future.
The preliminary plat depicts a proposed road corridor width of 50 feet which meets code. The
standard minimum paved width for a road serving more than 7 units would be 28', and this
would be a rural section (shoulders and ditches) except where curbing is necessary to manage
stormwater. The plans indicate a 30' street width (back to back of surmountable curb) which
apparently is necessaty to direct road runoff to the pmposed stormwater pond. For engineering
discussion is the fact that Kintyre Lane is only 2b' wide (back of curb to back of curb) as it was
only designed to serve 6 homes and meets code for 6 homes. With adding 7 more homes using
the road, existing Kintyre Lane will become substandard in width...
Road Improvements andlor Easements Needed
The City will require a Road, Drainage and Utilities Easement over the private road. Standard
perimeter drainage and utility easements wil� be required along all property boundaries in the
plat as well as Conservation and Flowage Easements over all delineated wetlands and
drainageways. Whether existing Kintyre Lane should be widened may be worthy of discussion,
but to do so would be expensive and likely meet with significant resistance from the existing
neighbarhood and have significant cost ramifications.
At the sketch plan review it was noted by one Council member that the existing cul�e-sac
perhaps should be removed. There are likely pros and cons to daing so, and it would require
cooperation and acceptance by the existing Kintyre neighbors.
Park/Trail Easement/Fees or Ded'rcation Needed
Although the Pazk Commission has nat reviewed the proposed piat, it is anticipated that no land
for a public park is required, in part due to the remoteness of the deueloping area from public
roads. The C�VIP indicates that a future trail is proposed along Stubbs Bay Road, connecting
from a co�aceptual trail along the south side af the Burlington Northern raalroad corridor down to
the shore of Stubbs Bay. Whether this trail will ever be completed is unknown; a 14' easement
along the west boundary for future trail purposes should be considered. Additionally, as 6 new
building sites are being proposed, payment of the standard Park Dedication fee for 6 new
building lots would be appropriate; the current fee is $5,550 per lot or a total of 533,300.
Stormwater and Drainage Improvements
Creation of a new private road requires stormwater stormwater management measures, and
theose proposed include a stormwater pond located within Lots 2 & 3 as well as road curbing
and stormsewer piping to convey runoff to the pond. Ponding ateas will require the
establishment of easements and the ponding areas up to the outlet level aze not creditable as dry
buildable area.
The properly will be subject to the Stormwater and Drainage Trunk Fee, resulting in a fee of 6
lots @$7680/1Qt=$46,080.
�
15-3763 t
July 16,2015
Pape 6 of B
The stormwatex management system has been reviewed by the City Engineer (see Ezhibit E for
additional comments regarding stormwater management). All stormwater management sha11 be
subject to MCWD reqwirements and approvals.
Septic Systems & Weus
The properties will be served by private on-site septic systems and private wells. Fu11 soil testing
and preliminary system designs have been completed for 5-bedroom hames. However, staff is
concemed that a majority of the lots (2-5-b-7) appear to have their septic sites located right up to
the minirnum wetland setback and in at least one instance, less than the required SQ feet. Further
review of�iese sites is warranted and relocation further from the wetlands may be appropriate
where feasible.
Wetlands on Site and/or Impacted
The wetland boundary delineation report has been approved by the MCWD. No wetlands are
proposed to filled. Buffers of 40' and 50' are depicted on the plans; however, if 75' buffers are
ultinnatety required, that could be a significant impact on the site layout. The City will require a
Conservation and Flowage Easement over each of the wetlands as well as impose standard
wetland setback requirements; in the case of a11 wetlands on this site, the required structure
setback w�ill be 1 Q feet landwazd of the edge of the wetland buffers.
Woodland �mpacts & Coaservation Desi�gn
The developer has submitted a Conservation Design Report and Master Plan (please review
Eghibit C, especially pages 1-5). In general, the development will maintain the rural character
consistent with the surrounding neighborhood, Applicant has arranged the site to preserve three
of the four noted significant tree stands; the fourth, comprised of introduced conifers near the
south end of the site around the existing residence, will be impacted by road construction.
Wetlands and drainage patterns will be maintained, and the views into the site will not be
significantly disrupted. A vegetation management plan spells out a variety of actions to be taken
with regard to wetland buffer areas, buckthorn, and reed canary grass. The suggested Master
Plan management guidelines will be incorporated in to the development agreement and
covenants to assure adherence.
City Engineer Commen�s
The City Engineer has provided a number of general and detailed coxnments (Exhibit E) which
the developer is advised to review and address as tb.e preliminary and final plat move forwazd. A
brief summary of his comments includes:
General:
- Show proposed well locations
-Define proposed entry monument parameters
-Provide a removals/demolition plan
- Submit draft development covenants
- Submit preliminary Iandscape plan
- Should revegetate Outlot A of Tamarack Hill after driveway abandaned
- MCWD approvals required for various aspects of project
-NPDES Permit will be required
-Maintenance Agreement required for stormwater systems
Stormwater:
-Volume retention standazds must be met
-In calculations,revise to indicate ultimate conditions
' }
15-3783
Juty 16,2015
Page 7 of 8
-Confirm pond storage meets sizing requirements
-High water level of pond must be outside Wetland#2 Buffer
- Storm sewer caIculations required
-Remove sump from pond outlet
-Install trashguards at storm sewer aprons
Site Plan:
-Extension of Kintyre Lane raises a number of issues for discussion(See Eahibit E,page 2)
-Indicate updated Drainage&Utility easements on plan
-Revise building setbacks to coordinate with wetland setbacks as necessary
- Pror•ide detail on access for Lot 5
- Buf�''ers for Wetlands #1 and #2 shown at SO' 6ut MCWD Functiottal Assessment Map shows
them ta be Preserve Wetlarids requiring 7S'Buffers...
-Certain septic sites appear to be in conflict with wetland setbacks and buf�ers, etc.
Prelimtnary Pls►t:
-D&U Easements need to be revised to accommodate storm sewer and wetlands
-F&C Easement reqvired over all wetlands
- Conservation Design Plan indicates preservation areas - should consider `No Cnt' easements and
covenants
-Kintyre Lane extension will require standard easements for private road
Preliminary Grading Plan:
-SWPPP will have to be provided as part of final plat drawings
-Show grading necessary to remove e�cisting driveway for Lot 5
-Revise storm sewer alignment between road and pond
-Consider establishing house pads to create ne eausting grades
Preliminary Street Plan:
- Review street horizontal curve data
• Fue Chief to review cald-de-sac
- Street plan and site plan need to be consistent street width
While a number of the Engineer's comments will be easily resolved, many relate to basic site
layout concerns that should be further investigated.
Summary of Issues for Discussion
1. The unusually high number of drainfreld sites located at the mitumutn required setbacks
is a concern.
2. The impact of 40' and 50' wetland buffers is significant. If 75' buffers are required, the
impact is extremely critical.
3. What is ptanned for the house on Lot 57 What wi�l happen with the access outlot it
currently uses -should that be part of this plat, given that only the iuutial few feet are
actually used by the neighbor at 300 Stubbs Bay Road7 Can applicant confirm where the
existing septic system is in relation to the new lot line abutting Lot 4?
4. Should the existing width of Kintyre Lane, which will become substandard per code
requirement, be expanded to meet code7 What are the raznifications of such an
extension?
s '
1�r3763
July 16,2015
Page 8 of 8
5. Applicant should be made aware that CiTy determinations of building height and number
of stories {limited to 30 feet and 2-1/2 stories)rely on the use of existing grades. It might
be of benefit to the developer to confer with staff regarding the potential benefits of
establishing new existing grades on certain lots by creating building pads during the site
improvements grading process.
6. Planning Commission should review the Conservation Design materials and determine
whether there aze any potential concerns.
7. Is the lot configuration at the north end justified, given that 3 cul-de-sac lots need
significant lot width variances?
7. Are there any other concems that need to be addxessed?
Staff Recommendation
Applicant should be advised ta address the items detailed in the City Engineer's coxnments, and
address the issues for discussion noted above.
Planning Commission shauld hold the Public Hearing and receive comments frorn the public.
Staff would recommend that the application be tabled to a11ow the applicant to address the issues.
Another ophon would be to forward to Council subject to applicant addressing the noted items
prior to Council review of the preliminary plat.
Optioz�s for action include:
- Recommend approval or conditional approval for the preliminary plat.
- Table for revisions or further infomiation(provide applicant direction).
- Recommend denial, stating reasons.
- Other
�
PC ExhibitA
City of 4rono
Subdivision Application
s�rAa�: ,��� J� -�7
,�NO 2750 Kedey Parkw�y —
Orono,MN 55356 ��'�= ��
St�F:
� h+tain: 952-249-4600
ti '� f&x: 952-249�816 ��OR��:
�
'� �Hp0.E� M8��JCSS: ��lAl�$��
P.O.Box 66
C al ,MN 55323-0086 N��
PROPERTY lNFORMATION:
Site Address:
Property Ident�cation Number{PIN): 32-118-23-42-0003 & 32-418-23-42_ 006
(Attach legal descnpb�on to appJicstion if not included on the surv+sy)
Date Property Avquired(monthtyear):�99(l & ?�14 �1 Abstract ❑Torrens(Pfease dieck one)
Present use of property: (�[Residential; number of Units 2
O Other(specify}
Zoning District RR-1 B 2 ACres
APPLlCANT lNFORMATION: (Complete legal names and marital status required for each interested party)
Name{s): Chl'IStODhei'W. Bollis
Phone(home): Pho�e(csu): 612-9$6-9124
Add ress:
Email: Bomhnllis(�gp��_com Fax:
OINNER IN�ORMATION: (Complete le�a 1 names and marita!status required for each inberested party)
Name(s): See Attachment A
Phone(home): Phone(ce11):
Address:
Email: ��:
EXISTlNG LAND USf:
Number of Tax Parcels: 2
Devebpmerrt Size: 24. _ Acres Dry Land
_ Fi_4R Acres Wet Land
31.0'I � Acros TornL,a�l paroe�s
PROP08ED LAND USE:
❑Division far Tax Purposes
�Subd'n+ision for New 9uifding Sites
Number of Building Sites: Existing Units: 2 , RECEIVED
New Unlffi: 5
Totel Units: , . 7 ,u� .� � 20��
Proposed Gross Density � Uniffi per 3•2 acres
Mlr►Imum Lo#Size: Square fcet dry buildable land CJ���ORON�
Propossd Use(chedc)�SI Residential
❑Other(spet:iFy)
Mlnlmum Mater�ial Requlred for Complebe Prellminary Mlnlmum Material Requlred tor a Comp{ete Fina1 plat
Plat Appllcation Application
1_ Paymerrt of fees 1. Paymerrt of fiees
2. Completed application form_ 2. Sigr�ed certificabe o#Slirvey or myiar copies af farmal
3. Preliminary plat ini�ormation on Certi6cate of SurvBy. plat.
4. Certified Property pwners list 3. Tide opinion.
5. A iist of any other persons you wish no6fied of this 4. Easemer�ts,covenar�ts,etc.
aPAlirdtion 5. De,welopers Agreemerrt
6. Letber of Credlt
Subdivision Packet Last Updabed: March 2015 � � � �
Paqoe 11 of 28 �
Y �
APPLtCATION FEES: (Planning&Zaning CooMinator#o[X]those which apply)
A lication Base Fees:
Sketch Pfan Review C�ass I, Il� III �t ���
$350
Subdivision lication Class I 8 I or Lot Line Rearran rnent $70D'
Pre{imina Piat Review, lus�30/lot Class II1&all non-residentiat $85p•
Final Piat Review $700*
Renewa!of Subdivision Approval (Class I, II 8 Il! or Lot Line Rearrangement) $350;
No Chan e from Orl inal A roval
lication Escrow Class I !I & III and Lot Line Rearran emerrt No Pubf�Im rovemer�ta $2,500 2 gp
A lication Escrow Class I, 118� UI and Lot�ine Rearran ement with Public Im rovemer�ts $10,000
Park Fees to be determined r Section 82-227 qs;���
"plus, Engineenng 8 L.egal Review
S 'ai Em rnvement Fess:
Cost Total
Pro osed Privabe Roads lus$.50/lineal foot �gp*� �7
Pro ed Pubiic Roads, lua$.5011iReal foot $g�p+� +
Re uest for Ci to A+cce Existin Prnrabe Road $ggp•
Re uest for C' to maintain unim roved ublic road ���
Pro sed Sanita Sewer Main Extension, lus�25/stub a275" +
Pro d Watermain Extension, lus$25/stub $275* +
Pro sed Storm Sewer S stem excludin culverts �2�p*
On-slte S tem, S�te Evaluation Review a licable to rural subdivision �60/ r lot x�60 42�
"p1us, Enginsering 8 t_egal Review
Fiexible A lication Fess!Miscellaneous Fee�s
Cost 7otal
Variance $700*
Vacation of Public Road$100 er benefitin ro $700 minimum r a I Varies
Easement Vacation Associated with a Subdivision $20p•
Eas�ment Creation with Subdivision lication No fee
Escrow for Vacations and Easements ' �700
PRD A lication with Subdivision, $35/dwellin unit x$3g
A I of Administradve Decision s�p
"plu�s, Engineerino& Legal Review
Total
Escrow Amount $2 500 / $7 Q,000 ! Other
70TAL DUE
APPLiCANT ANDIOR OWNER:
• Agree to provide all irrFormation requirBd or r�quested by the Planning Department
• Agrx to pay add�onal fees (stsff time not cover+ed in the orlginal fee payment) and/or consu�tant expenses incurred in
neview of this applicatlon,and
• Certify that the Infom�ation supplied is true and corrgct to the best of hisRxx knawledge, 7'he appllcant and owner
recognlze tt�tt they are solely responsibFe f�or submlttlng a cor�ple�e applEcatlon betna awar+e tfu�t upar�failure to
do ao,the staff has no altsrnativs but to reject it urrt11 ft Is comp[ete or to recommend the request�or denial of the
reque�t regardless of fts pobBr�al nwrlti
• The Owner hereby adcnowledges and egrees to this applic.�ation and further autliorizes reasonable entry onto the property
by City Staff, consult�rrts, agerrts, Commission and Counal Members fiar purposes of investigation and verifica6on of this
request.
• Applicant and/or Owne�acknowledge tt�ey must be present at a!I schedulsd review meeqngs of the Planning
Commissfon and Council. If an applicant anci/a awner is unabte #o attend a scheduled meeting, please make
arrangements to have an authorized representative attend !n place Qf the applicant/ovmer and advise the City Planner
��gned to your project
OKme�s Signa#ur�e- ~ oate: -�7•I S-
Owner's Signature: � �� Date: �e` ?-�.�
�p�icanYs signature: p��: RECEIVED
ApplicanYs Signature: Date: '/7 ' �� 2��5
Subdiviafan Pac�cet Last Updated: AAerch 2015
Peqe 12 of 26 � � � �� �►+�TM�����
1
� r
Attachment A
200 Stubbs Bay Rd Owner Information:
ChristopherJohnson Boliis,Gail Marion 8oilis(Husband and Wife)
220 Stubbs Bay Rd,Orono,MN 55356
452-473-5284
Gaii@�eneralstoreofminnetonka.com
Chris@�eneralstoreofminnetonka.com
350 Stubbs Bay Rd Owner Information:
Christopher Wartman Bollis,Rachel Athena Boilis(Husband and Wife}
3265 Lafayette Ridge Ct,Orono, MN 55391
612-9$6-9124
bombollisC�xmail.com
RECEIVED
JUN 1 7 z015
� 3 � �� C17Y 0�ORONO
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�.� �/ � � -� "Tf7R . , , d ALL HETANMO WILLlB WILL l�UU WE A SiRUCiI�iAL DEb1l31�1,A BUIlDY�O PERpIR 8 A FNAL
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IIISPECTION HEPpR'f.
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WOOd'RIEA B1aNl�f WILL 9E UTi17fD ON ALL SlOPF9 37 OR 6REAT9i TO PROYDE ADEQUATE
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USE(INCLUIXNO COP1'ING.�ISTRtBUT10N,M��OR OONVEYMCE OF 1 HEREBY(�RfIFY THAT 7W8 PL/Ji OR BAECIFIG7lON yy/g
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CAW - -- ' -- -SNb AUTHORI2ATiON OON9TRVIES AN<IEORNATE USE AND SFIALL TFEf�BV LAYYS OF TFE BTA7E IffSOTA. ' �ip
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Conservation Design Plan for 200—350 Stubbs Bay Road 11�'., Qrono, MN
1.Development Steps
The pucpose and intent of this conservation design is to ineet the goals of the City� of Orano's
Envi.ronmental Protection and Natural Resflurce Management as specified in the Community
Management Plan (C�fP). In generat, these goals pert�in. to water quality, wetland protection,
and preservation and the enhancement of the "rural character" of the City. Emphssis is also
glaced on the presen�ation of open spaces in Orono. These open areas include but are not Iimited
ta woodlands, Ketlands and wildlife habita� Additionally, the Cit� of Orono's Zoning Code
further describes �the intent of the coaservation design as to reinforce and establish ecological
connectio�ns throughout the Ciry and preserve and improve the aesthetic�zews of Ozono.
Subcategories that ate listed within the Environmental Protection section of the CMP help to
detail more speciSc individual goals and guideiines which can be re�ated to the overall goals
listed above. Pertinent to this project, the subcategories emphasize development densiries, which
require no less than two acses per one home. This regutation is enfarced in order to maintain the
historic identity $nd character of Orono. Low de,nsity developments will assist with the
preservation of apen spaces and, from a sewer and water systems standpoint, will protect
groundwater, aad surrounding lakes and ot�er surface waters. It is also emphasized that the
primary meth�od of sewage treatment and disposal within the rural area will be indi.vidual on-site
systems.
Goals as specified for EnvironmenffiI Protection and Natural Resource Asanagement as specified
in the Community Management Plan pertain ta water quality and v��etland protection and
preservation and enhancement af the "rura.l. character" of tke City. Se��en (7) lots and oae otadot
aze proposed for the 30 acre site. To preserve the open, nual character, these lots will all be at
least 2 acres in size. Specifically the proposed sizzes will range fram 2.17 acres to b,46 acres in
size. The outiot will be approximately 7.0 acres in size. Homes will be situated such that there
wilt be negligible effect on the existing trees with an even greater emphasis on avoiding the high
quality maples a.nd basswoods onsite. Four lots'patential building pads are located in areas with
no significant tr�s. One lot{5) will be on an area �vith an existing home and there is no current
piant for its removal. Wetland impacts will be avoided altogether an.d buffers around thein will
be impleYnented.
On site sewer systems are proposed and these will Ue lacated primarily in apen areas.
The e�isting landscape of the site is a �nixture of forest, wedand, as well as land typical of a
former rural farmstead consisti�ng of a,n abandoned hause and garage and a fallow agricultural
fisld. 'Ihe trees consist of common buckt�orn, green and black ash, boxelder, sugar maple,
basswood, white pine, and red and white cedar, atnong athers. A full list can be found in the
attached tr�inventory.
The residence,s proposed on t]se lots wilt be partially screened by trees surrounding each lot. As
described in paragraph 4d the proposed covenant would incorporate "no cut"zones whicfl would
prevent the removai of significant trees from zones ranging from 20 ta 50 feet wide along lot
baundaries_ Further screening would be assisted by the rolling hills gresent on the subject
parcels.
Svoboda Ecologicat Resources 1 200 8c 350 Stubbs Bay Rd
Project Number:2014-037 p���
The dAminant vegetation in the wedand commuaity of t�e properiy is reed canary gress.No rare,
threatened or endangered plants are known to exist or are likely to exist due to �e grevious
agriculwral activity associated with the property.
2.Rural Oasis Stady
The subject parcet is not adjacent to any of the documented corridors in the Rural Oasis Study.
Tbe ti�iews of tlie approximately 0.15 mile stretch is largely obstructed by a dense grouping of
deciduaus trees, primarily sugar in�ple, on both the subject and adjacent parcels, as seen in
photos 3 and 4. Therefore, the carridor cau best be described as an e�ged enclosure. Southw•est
of the subject pazcel is a faIlow agricultural field. The field is primarily blocked by a thick row of
deciduovs trees, but is most likely visible outside af�e growing season. The area listed as an
outlot within tlie subject parcel possesses a mesic hardwood forest aloag Stubbs Hay Road and
negates any negative views on the subject parcel.
In general, t�ere appears �o be almost entirely posmve views from Stubbs Bay Road, with the
mesic hardwood forest obscuring any potentially negative views. One house, located at 220
Stubbs Bay Road,is only partially visble between lacge deciduous trces.Addidonally,this house
is set back away from tbe rnad which fiuther marginalizes its view fram the road (Photo I). The
onl�� otlier uegative views froin this stretch of road are pov�•er lines and the occasional mailboxes.
Moreover, due to the location of the outlat suetching along the entire boundary af Stubbs Bay
Road the development af the lots within the subject parcel will not affect the views from the
road. Please see die Photo Log(Exhibit G)at the end of this checklis�
3. \atural Resource Inveatory
a. Af�er reviewing the�II.CCS data on Mag 3A-4 of the Omno En��ironmental Protectian Plan it
appears that Artificial Surfaces and Assaciated A.ress (i0Q00), cultarsl vegetation (20004)
forests {30000), and Herbaceaus Vegetation (60000) areas are present on tl�e proposed lots on
200.'350 Stubbs Bay Road. �vlore specific�lly, the site is listed �-ith areas categorized as 11-25%
snd 26-SO% artificial surfaces with short grasses and sparse brees {13124; 13134), a hayfield
(242 t 7), mesic hardwood forest(32150), altered�'non-nati�•e deciduous forest(32 i 7p), seasonally
flaoded black ash s�vamg (3241Q), seasonally flooded cattail marsh (61510), aud grassland with
sparse deciduous trees—altered/nom-natire doxninated ��egetation (6214Q).
b�. A tre;e survey was complebed by ISG where atl tre�s ?6 inches in di.ameter and stands af trees
were identified to sp�cies, si�e and locatian(See Ex�zibit A), Apgroximatels� I acre of the black
ash swamg was not sutl�eyed snd its makeup was assumed by extrapola.ting the result, of the
surveyed area of the black ash swamp. This incompiete survey ��as deemed �dequate due to its
Iocarion enrirely ti�vithin a wetland which w�ill not be impacted. For tlus reason, results for tatal
dbh within the subject parcel are not included. 5ee the attached survey map from ISG that
depicts the above attrbutes(F.xh�bit B).
c. A wetland delinestion and report vvas completed for the subject parcels. Thzee wetiands were
idsntified in t�is report. Wetland 1 is listed as a Type Ib, PSSFd/PFO1B, Floodplain
Forest'ShruU/Scrub Carr, Wetland 2 is a Type 1;'3, PFO1B.!PE'_vIC Floodplain FaresdShallaw
:vlatsh, and Wetland 3 is a Type 2, PEVIC Fresh(Wet) ?Vleadow. This report v��as reviewed.and
appmved by the MCWD. The report was dated October 31, 2014 and is available from Svoboda
Ecotogical Rcsources (SER) upon request, The wetland boundaries were field reviewed by the
Svobocla Ernlogicat Resources 2 200&3S0 Stubbs Bay Rd
Project Numba:2014-037 Orono,MN
Minnehaha Creek Watersbed Disorict Technicai Evaluation Panel on Apri! 28, 2015. Additional
inforination was requested by ylCWD with the final submittai on June 9, 2015. Fina1 '_Jotice of
Decision approval is pending.Exhibit C shows the wetlands on the parcel.
d. The topograghy of the subject parcel was completed by Sathre-Berquist, Inc. and is depicted on the
attached survey map(Exhibit D,to be provided by Satf�rc-Be�gquist).
e. Portians of the subject pa�rcels aze identified as conceptual greenway corridars on Map 3A-5
p�imarily due to thc goal c�uaiity mesic hardwood forest, moderate quality bIactc ash swamps, and
cattail marsh present. The site development will not impact this greenway corridor as no wetlands
will be im�acted. Furthermore,of the portion of the mesic hardwood forest located within Lots 6 and
7, nearly thc cntirety of it is pmtected duc to thc wetland and its buffer 75' within the forest and the
additional"no cut"zones(Exhibit F). No rare plant communities were observed on site and were not
identified on �rlap 3A-5. The portions of ihe subject parcels not part of th� c4nceptuaI grcenway
corridor(Lots 1-3 and part of Lot 4)was farmer cropland that has been highly altcred. The disturbed
state of these lots would innply that there is no necd for managemeat and protection of plant
commimities onsite,as the vast majority arc low quality,non-native,or i�nvasiv�c specties.
4.Conservatioa Design vlsster P1an
a. The topography of the site is rolling hills, with elevations decreasing from the southv�•estern edge
of the property to the northeast, wztb stormwatcr cunoff draining into three depressional wetlands,
��Vetland I is located along the northwest edge of the property and collects stormwatcr runo�'from
the western half of the parcels. Va'ctland 2, spanning the east edge of the pmjcct parcels, collrcts the
wattr fram d�e east side af the project parcels. Wetland 3 is a small area located in the east-cen�a!
sectioii of the 200 Stubbs Ba�- parcel. Due to iis siu, it collects only a small portion of the
stormwater runoff from the east side. �lfl�ough the eastern portion of the 200 Stubbs Bay Road
parcel was previously agrict��tural land,tiling R�as never put in place, which was�erified by the sitc
developer.
b� The existing drainage patterns havc been maintained. Site drainage will continue to flow from the
southwest tA thc northeast, v�-ith the xna;jority draiuing to Wetlands 1 and 2. Vl�etland 1 collects water
draiuing from the R-estern half of the 200 and 350 Stubbs Bay Road percels whiie the 1�'etland 2
collects surface v��ater ninoff from the easoern half af the parcels.
a Invasive species were evalua#ed on June 10, 2015, and include common buckthorn, reed canary
grass, gazlic mustard and graund ivy. Groupc� locations c�n be found on the attached map (E�,ibit
E). A narrow strip of huckthorn seedlings, saplings and trees run along the a cst and soudi
boundaries of the subject parcels, along the north border of the basswood-maple forest and parcel
botmdary between 200 and 350 Stubbs Bay Road Buckthom is present throughout t�e eastem
section of the subjcct parcels in both the black ash swamp and altered/nan-native dcciduous for�st. A
small clust�r of buckthorn is present in the west-centcal portion of Lot S. Dense aneas of reed canary
grass are present in isolated populations in six areas, Gen�raily, the zeed canary grass can be found
within all thrce wetlands �s well as south of the mcsic hardwood forest. Gr4und ivy is loosely
scattered around the mowed yard in Lot 5, and garlic mustard is present along tlze south tip of
Wetlai�d 1. A vegctation management pian for the iuvasive species observed onsite follows this
section.
Svoboda EcologicaF Resourccs 3 2IX?&350 3tubbs Bay Rd
Project Number:20I4-037 pm�,�
d. The trees existing an the subiect parcel appear to bc in good healt�. There are, however, some
trees that ha�•e died or are dying but do not appear to be diseased. These dead trecs will be remo�ed
from the site. A vezy smali percentage of u�ecs appear diseased, but some are stated for removai
peuding thcir location wzthin thc given lak Tlie preliminary concept design currently shows the
construction of a road thtaou,¢h the significant coniferous tree stand. Hawever,ti�is a�ill be adjusted io
cnsure minimum tree rcmo�-al takes place. A number of ineasures will be put in place in order to
protect thc significant tree,s on the subject parcels. A coveuant (Exhibit � that includes "no cut"
zones is pzoposed v�•hich will not aIlow ariy cuttivg of significant uees within the bo�daries. These
zones wilI range from 20-SO feet R-ide aud can be found in rhe attached buffer zone map. In addition
to the buffer already in placc �;-hieh protects ali significant trees vritbin 75 feet of w�flands, these
measures talce cnsure that minimal tree clearing takes place.
Although anly preliminary lot development plans are in place, the allowable building areas (ABA)
shown in Lois 1-4 appear w be located as to not impact any significant mees. Likewise, no current
ABA is shown on Lot S. Lots G and 7 are located in areas whick contain portions of ti�e mesic
hardwood farest. Hoa�c��er, Lot b is strategically placed in the far east section of this lot so that
miuimal trees v�zth be rema�ed. SimiIarly, due the 75 foot wetland buffer within the maple basswood
forest of Lot 7, development w-ill take place iu a Iacation on site that avoids the dcnsest a�as of
significant tre�s and in�eneral avoids significant trecs to tl�e extent pQssible.
The proposed pzivate road is laid oui in such a way to conform well to the sites earisting contours.
This road begins at the site's southern boundary liuc,as an extension of Kintyre Ln. off af a small
50' �•ide outlot. It extends norrkerl�•«�hile�eering to tlic east along the sites gradual contours,and
ter�nina�es as a cul-dasac an an existing knoll midway through the site.
The road's proposed Ia�•out greatl�•reduces the need for grading,which helps to rnaintain tbe sites
natural contours.Fuitherrnore the proposed placement avoids the site's hazdwood trees.
� Four areas within the project boundary meet the criteria for signifrcant tree stands. These incIude
the rnesic hardwood forest located on the westcrn half of the parcels, the blac3c ash awamp located in
the northeast quadraut, the altered nan-native deciduous forest Iocated aiong ti�e caster.n edge of the
subject pancels and a scnall grouping of coniferous trees in the south-�entral portion of the subject
percels. Bamng thc coniferous stand of trces, all fores�s are listed on �e Hennepin County Nat�ual
ltesoaras Map.
As listed on the Hennegin Couaty Natural Resources Map, agproximately 8 acies of good quality
mesic hardwood forest, 3 acres of inoderate quality black ash swamp, and 0.3 acre of the altered.�non-
native deciduoeis forest are shown to extend onto the subject parcels. The mesic handvvood forest is
dominated primarily by maple trees, but also possesses a number of bitternut hickory, slippery elm
and Amcrican basswood trr,cs along with a few eastern cottonwood trees. On a�-erage, trees are
appraxivaately 13 inches dbh, but range from 6-40 inches in diameter. Just as the mesic hardKood
forest is dominated by maples, the black ash swamp is dominat�d almost exrlusir-ety by black ash
Troes in th�s area are smaller in size and average approximately 10 inches dbh and range from 6-20
inches in diameter. The alteredruon-native forest is composcd of a mixtune af grcen ash and baxclder
n�ees,but also posscsses bassv��ood, ��vild plum and slippery elm trees. On average, trees are 10 inches
dbh and range from 6-2I inches in diameter.Finally,a small stand of introduced coniferous trees was
�ped during tlie tree survey. The stand of conifers was planted appmximately 30 yeais ago by the
property ov�nez. This planted area of appr�xnnateiy 1000 square fcct is composed of northern white
Svoboda Ecological Resources 4 20Q&350 Sttabbs Bay Rd
Project Number:2014-037 p�o,�
� �
cedar, red cedar, white spruce, and red pinc. Heiglits of tliese trees arc approxirnately 30-60 feet tall
and possess an averagc dbh of 15 inches, Plcase see Faragraph 4d which addresses thc T'ree
Protection Plan.
f. None of the three wctIands delineated onsite will be impacted during constiuction and development
activities. Additionatly, the rcquired sethacks will be place�d around each wetland. Furthermare, no
siguificant trccs located within 75 fcct of a wettand will be remavcd from the subject parcels. These
buffers will arsurc ti�at the wetlands' quality and functionality are naaintaincd.
g. The site has two areas of nstive high quality tree species tkat are the dominant vegetation
withi.n their given area. These are the maple trees witliin the mesic hardv�-ood forest, and the
black ash witbin the black ash swamp. Faur of the MLCCS areas within the subject garcets are
listed with M 34X modifiers. The mesic hardwood forest {32150) is listed as a good quaiity
natural community(:VI_34X modifier B) the bIack asli swamp (32410)and cattail marsh (b15I0)
are listed with M 34X modifier C {inoderate conditio�nawral conununity), and �e altered/non-
native deciduous forest (32170) Iisted with M 34X modifier NA (native species gresent in an
altered/non-native plant community). As pr�evioe�.sly mentioned, azeas af the subject parcels
passess moderate and good quality natural communities, and will thus be protected through a
proposed covenant(Exhibit F}as well as wetland buff'er requirements.
li. Defining maintenance of ecological connections does not apply to this project because we
cannot define anything that aould prompt a change to maintenance connections.
�. Please see section 4(d).
j. One abandaned house and gazage is slated for r�oval. According to the Hennepin County
Property website,the house was built in 1918.
5.Density Bonuses for Urban Density Development
T�e applic$nt is not requesting any deasity bonuses in association with this project.
b.Perfor�onance Bonus Rcquirements
The apglicaat is not plann.ing any de�•elopinent enhauucemeats and is therefore not requesting
any performance bonuses in association w�tli this project.
7.Preservation Requirements
P�ease see Paragraph 4c and 4d.
8. Buyer Education
A handout or brochure vs-ill be prepared and provided to the lot buyers informiag them of the
Conservation Design requirements pertaining to the �roperty. Individual buyers may w�ish to
impleinent the recommendations gertaining to consen�ation a.nd natural resource management as
presented in the City's Camprehensive Plan and Natwral Resource Inventory� in their individual
concepts for the lots.
Svoboda Ecological Resources S 200�t 350 Stubba Bay Rd
Project Number:2014-037 p����
VEGETATION MANAGEMEIVTT PLA1V' -
ERADICATION AND CONTR�L
PUR,POSE
Pursuant to Orono Municipal Code, Chapter 78, �rticle XII, Section 78-1632, "The Consen�atioa
DesiBn Master Planning roquirements of this article apply to all proposed residential subdivisions or
multi-unit residtntial developments greater than five acres in total area or guided for urban density
(greater than one unit per two acres}". The Vegetation Management Ptan has been crcated as one of
the conservation strategies used within the Conservatinn Design Master Plan to improve the sites'
ecological asscts. The developer is responsible for initiating the vegetation inanagemcut plan
immediatel}� after d�eveloptnent plans have been establishcd. Z'egetatiou mauagement will initially
begin within the area af construction and then be applied concurrently with the construcrion to the
remainder of the arca. The vegetation management a7I1 continue annuail�- until the invasive
��egetation is eradicaied. See the Schedule of Activities sections below for a description of the
timeiine involved with the vegetat�on managcment activities.
The in�•asi�•e species locate+d on this site include common buckthorn (Rham�3us catharnca}, reed,
canar5• grass (Phalaris arundinacea), garlic mustard (Lyrhrum salicar�a) and creeping clzarIie
(Glechoma hederacea). Some isolated individuals and patches of Canada thisde also occur These
species are considered invasive tencstrial plants by the Minnesota Depardnent �f\'atural Resources
or noxious weeds hy �u Minnesota departmen# of Agricultute and should to be managed
accordingly.
Thc vegetation inanagement plan is to focus on controlling invasive species within the buffer areas
anl}�. Other areas of iuvasi�•e and noxious species control r��ill rest�;-ith t�e ii�dividual homeov��ners.
The fo11oK-ing vcgctation �nanagemcnt plau describes ef�ccti�-e mediods to remove the different
incasi�•e plant species aloug v�•ith the re-establishment of nati�-e �-egetation within tha«�ctland buffer
areas. In additian, Svoboda Ecologicai Rasources recommends that certaii� higlily aggressi�•e
invasive plaat spxies locatcd within the wetlands and upland also be conirolled while t�ey are still in
a manageable state.
�Tgons
Management strategies will include the control of existing noa-nativo and invasive vegetation, the
cncouragement of nabive species, and future monitoring of t�e site tn discover any newiy established
invasive plants. Native species that anc dominant fall into the Southem Mesic Maple-Basswood
Forest classification according to the Mmnesota D?v'R Ecological Classification System (Dunevitz
and Lane,2004). Common buekthorn(see belov�)occurs at this site as isolated individuals and small,
manageable groups at this time {Exh;'bit E). We b,ave provided control rocominendations far
buckthorn as weli as four other invasive species observed in the bu£fer areas, wetlands and open,
SrasSY areas.
Svoboda Ecalogical Resources 6 200&350 Stubbs$ey Rd
Project\umber:2014-037 Orouo,MN
CONTRUL UF EXISTI�TG BUCKTHORN
Some scattered bucktkorn plaats are present throughaut the property {Fachibit E�. Seed carried by
birds, has helped introduce this species throughout the region Buckthorn generally does weI� in
moderatelv shady forested areas. Buckthorn cau vsually be found throughout the Twin Cities in
fragmented woods or city Iats and invades first from forest edges anci slowly moves inwards.
Buckthorn has been successfiil at establishing itself in these metropo�itan area �voods due to its
long grow-in� season, rapid groR-th rate, and copious fruit production, This establishment of
buckthorn has multiple ecological detriments sucb as out coinpeting native plams, disrupting the
forest stivct�ae, and redncing plant species diversity. These detriments have lead to major efforts
to prevent the spread of buckthom and restore the forests to an ecologically productive and
functional state. Proper management and yearly follow-ups will be necessary for this site due to
the seed bank left behind by buckthorn which can regenerate for up to 6 years after remov�l has
taken place.
To eradicate the existing buckthom, cut the plants and treat tlie stumps with herbicide such as
Roundup (ar its counterpart in wet areas, Rodeo). Application should be full-strengih. When
cutting die larger buckthora, place flags near ti�e stump so fl�t stumps are not missed when the
chemicsl treatmeat is applied. Herbicide treatme�t needs ta occur within two hours of cutting to
be effective.
If cutting is to tske place in the winter, flag buckthorn so tl�at similarly appearing native pianu
such as b18�ck cherry are not mistalcen as buckthorn. One applicatian of glyphosate {Roundup or
Rodeo)an the outer growth rings of a freslily cut shn��p in August or Septembez�has proveu to be
effiective, t}we�gh other treabnents are known ta work as well (Converse 2003). Applications
during the auturnn or winter are also proven to be successful. Do nat apply glyphosate or other
chemicals during the spring becanse this is considered the spring-flush growth period in whicb
sap is running and the plant is using stored energy. Therefore, the chemicals that are applied in
the spring will not make their way down to the buckthorn's roots. Glyphosste is a nonselective
herbicide t�at w7ll kill non-target plauts if it comes into contact with them. Managers shoutd
exercise cautian during application, aud not spray so heavily that herbicide drips off the target
species. For aress that are adjacent ta wetlands on site, chemical ireatments must be labeled for
aquatic use such as Rodeo.
Basal bark application of Garlon 4� (University af Minnesota Extension Service 1949) is
another op#ian for a chemical apptit�tion. To prevent dense re-infestations we ad��se careful
monitoring of the site every I-2 years. ligon the discovery of newly established plants it is
recommended that the newly emerged plants be pulled out of the ground, in.cluding the mou,
immediately. There are specialized weed pullers to facilitate pulling larger pixnts. Pulling is the
preferred option when t�ere are localized infestations of small plants; thorough monitoring
should ensure early detection of newly emerged seedliags.
Svoboda EcologicaI Resources 7 200�3SU Stubbs B8y Rd
Project A'umber:2014-037 Orono,MN
. �
During the buckthom removal process it is importaut�at soil disturbance is kept to a minimuin
and that already established native ground cover species are kept intact. By reducing this
disturbance, rejuvenation of native plant species wiII iacrease and soii erosion will be kept to a
minimum. On some sites, planting may not be required. Tnstead of planting, wait 2-3 years
wauhing for natives to retum from roats or seed if a herb layer does not return af�er 1-2 years,
lay down a tayer of mulch with wood chips or leaves to assist w�it�native gerniination. Under-
story clear-cutting is not svggested and should be avoided as an option for buckthorn removal.
This activity encourages herbaceous invaders svcb as garlic mustard {Alliaria petiolata) and
gia�t knotweed(Polygonum sacl:a7ine�9se) to take mot in these disturbed areas. See Attachment
E which briefly describes buckthorn and the need for eradication.
SCHEDULE,OF ACTIVITIES FOR BUCKTHORi'�T
Yesr 1
Removat aad Chemical Application: Flag bucktharn {if necess�-y). Cut buckthorn
throughout the buffer areas. Treat sturnps with chosen herbicide and corresponding methodolagy
specific to the herbicide.
Planting {Opdonal): Augment with native shrubs {3-4 different species, 2 ta 3 per
clusrer or dispersed), trees, and herbaceous plants. Add mulch around each newly installed plant
— about 1 foot radius. Protect yaung shrubs from browsing deer, rabbits, etc. usmg protective
structures. Planting should occur in late spring or early summer to ensure successful
establishment. On some sites,planting may not be required. Instead,wait 2-3 years to watch for
narives to return from dorn�ant roots ar seed.
Year 2
Monitor new plantings and maint�in protective structures. Check area for buckthora
infestations as well as other invasive speczes such as tsrtarian honeysuckle (Lonicera tarturica)
and burdock (Arctium minus). Spot treat invasive vegetation that emerges with recommended
herbicide described in the procedure for Yesr 1.
Year 3
Verify that the area is still dominated or becoming dominated by native species. Repest
procedure described for Year 2 for eradica.ting navasive vegetation. If native species have not
become established and a planting did not take place in Year Qne, then Year Three is when a
seeding/planting should take place. See attachments for appropriate sced mizes and seed rates.
Svoboda EcologicaI Resources 8 200&350 Stubbs Bay Rd
I'raject I�unzber:2014-037 p��,�
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CONTROL UF EXISTING REED CANARY GRASS
Most of the wed�ds on the property {except that part of Wetland 1 designated as PFO1B)
contain reed canary grass in varying degrees of abundance and density{Exhibit E). Reed canary
�'ass fom�s dense and highly pr�ductive monocultures in a way similar to broad lcaf cattail and
purple lo�sestrife. By producing these large monoculture areas, tbe biological diversity is then
essentialty homogeaiziag to that of one habitat suvcture. Reed canary grass gows from seed,
�em fragments, and rhizomes. Withi.n one growing season, the rhizomes in the soil produce a
danse mass w•hich wi11 out compete the native plants already mobed in the sail. Recd canary
grass is a facultative wetland species meaning that it can grow under a variety of h�-drologic
canditions. The grass tends to be found in moist or wet soils and can tolerate water conditions
ranging from high water le��eLs to drought like conditians.
Reed canary grass is a persistent snd tenacious Eurasian plsnt species that has been planted
tluoughout the U.S since the 1800's. At the time,the grass was known for its large forage yields
and erosion control abilities but as time went an other characteristics of the plant were
recognized. Some of thase characteristics include its prolific seed dispersal, robust vegetatzve
growth, and dense network of underground rhizomes with thousands of dannant buds
{Wisconsin Reed Canary Grrass Management Warking Group, 2009). Similar to buckthom, the
seed bank can last for up to 6 yesrs meaning that follow up manageanent will need to take place
fiallowing the eradication of the invasive plant spaci�s. Reed canary grass is one of the first
wetland plants to emerge in the spring and therefare is cap�able of shading out other native plants
that emerge later. To eliminate reed canary grass, it is necessary to replant immediately with
plant species that can out compete azry residuel plants or� and retard erosian (Rhodes and
Block,2002). A list of the seed mixture for wetlands is in Auachment C.
The recommended way to eradicate the reed canary grass for this loc�t�ion is by using glyphosate.
The best sequence for eradicating severe infestations of r�eed canary grsss is to apply the
glyphosane in the fall followed by a prescribed bure during the winter or early spxing to burn off
the dead thatch. Then spray again in the spring to kill the seedlings germinating from the seed-
bavlc (Jacobson, 200b). Additional trea�nent Qpplications may be required to assure complete
convoi and eradi�ation. The timing of these activities is exlremely important for this method
work effectively.
Aiiother control method is io mow the reed canary g�ass in Iate June and £ollow up with a late
August or early September treatment with glyphosate by prnmoting active le;af growth. Also if a
fall application of gtyphasate is chosen, then no mowing shauld be conducted after July 15. It is
important that these time periods are followed for a successful eradication af the reed canary
P�-Ss-
Svoboda&colo�ical Resources 9 200&350 Stubbs Bay Rd
Project Number:2014-037 p�o,�
r �
SCHEDULE 4F ACTIVITIES FOR REED CA�'�TARY GRASS
Year 1
Fall �lpplication af Glyphosate (Rodeo, Roundup): A fall application of glyphosate
will kill off nearly IOQ% of the existiug reed canary grass. Make sure that the pla.nt is still
physiologically active befors spraying.
Year 2
Late Winter/Earl�� Sprin� Burn: This burn should take plsce 30-- days after the fall
application o£the glyphosate.
Spring Appiication of Glyphosate: This spring applicatian wi11 kill the grasses seed
bank as it begins to grow. Reed canary grass is one of the first plants to emerge and ane of the
last plants to go donnant in the faU thus making it an easy target for herbicides. Additional
glyphosate treatmerns may be required to cornpletely eradicate reed canary grass.
Sprin� Seeding: After the glyphosate application has taken place in the spring the
suggested seed mix should be planted (Attachment C). This plariting should not take place untii
14 days after the application has taken place.
Year 3
Verifs�that the area is still do�►i�or becoming dominated bS�native species. If reed
canary grass still persists, ano�er spring applieation followed by a fall appiication may be
needed. The exrly and Iate glyphosate application can also be effective,providing 49% control in
the first year(Paveglio&Kilbride 1996).
CONTROL OF EXISTTNG CREEPING CHARLIE & GARLIC �IUSTARU
Eradication of creeping charlie(ground ivy)is not nroposed at this rime as it occurs only in very
limited locations however gresent and futzue homeowners should be attered to �e presence or
possible presence of this species. The area where creeping charlie does occur is in an area likely
to be affected by grading for fixture lot development 5uch areas are covered with sod or seeded
once construction activities have ceased. As for the garlic mustard, this species was found as
isol�ted individuals in the mesic hardwood forest at the head af a reed canary grass sv�•ale. With
the isolated and concentrated locatioi� of plants present, nov�� wauld be an ideal time to control
this species. The control methods to deal wifli these small patches would be hand pulling if in the
flowering sta.ge, mowing,'cutting the garlic mustard before it starts to flawer or spot treatment
with 1.5°/a solutian of glyphosate during the spring or fall.
Svoboda Ecological Resources I p 200&350 Stubbs$ay Rd
Project Numba:2014-037 Orono,�T
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CONTROL OF EXISTING THISTLE
A few different thistle species were found in scattered locations on the property. As a state listed
nouaus weed, it is mandators� to control and eliminate Canada thistle. Small areas can be
controlled by spot tre.atments of a non-selective herbicide containing glyphosate such as Raund-
Up. Herbicides should be applied when the thistle is actively growing and air temperature is
roug]ily 60-85 degrees Fahrenheit (Tlustle Control, I999). The agpiication titning for thistle is
similar to the other invasiz�e species in that fall {September through mid October) or spring(late
April throUgh mid June}is the appmpriate application time.
SPECIES RECOMMENDATIONS FOR PLANTING
Attachment A contains the BWSR seed mix, Native Savanna and Woodland Edge (U7) that SER
reconunends to be used in the bare areas that may be created as a result of bucktharn removal.
See Restoring and Managing Native Wetland arrd Upland Vegetation (R. Jrrcobson, 2006), for
more inforrnation on this seed rnix.
Att�chment B contains a list of possible species to be added in the buffer management area that
exists within the Southern '.viesic �Iaple-Basswood Farest classification according to the
Minnesota DNR Ecological Classification System {Danevitz and Lane, 2004). This list,
however, is not a seed mix.It only pro��ides exaznples of species that could be planted within this
type of community_
Attacbment C contains a suggested seed mix for wetland areas curremdy dominaced by reed
canarY grass•
Attacl2ment D contains a list of seed suppliers as well as native vegetation consultams for central
Mixmesota recommended by the Department of Natu�ral Reso�urces.
Attachment E gives a brief description of Common Buckthorn.
Svoboda Ecological Rtsources 11 200&350 Stubbs Bay Rd
Project Number:2014-037 p��,�
i �
REFERENCES
Converse, C. 1984. Element Stewardship Abstract for Rhamm�s cathartica, Rhamnus fra�rgula
(syn. Frar�gula al�rus). The Invasive Species Initiative. The Nature Canservancy. L,ast updated
2004. Acc�ssed May 17,2005. <http;//tncweeds.ucdavis.edu/esadocs/documnts/franaln.htmi>
Deiaware River Tnvasive Plant Partnership - Invasive Plant Fact Sheet - Reed canary-grass -
http://www;Raflora.or�JDRIPP.ht�n1-Authors: Ann F. Rhoads and Timothy A Block - April
2042.
Dunevitz, H. and C. Lane. 2044. Species Lists for Tertestrial and Palustrine Native P]ant
Communities in East-Central Minnesota. A joint project of Miwnesota Departmeat of Nat�uai
Rssvurces, Great River Greening, and Ecological St�rategies,LLC.
Paveglio, F.L. & K.M. Kilbride. 1996. Integiated management tachniqnes show promise for
control for reed canary grass (Ph�laris arundinacea) in seasonal wetlands (Washmgton)_
Restoratian and Management No#es 14{1):79-80.
R Jacobson. 2006. Restoring and Manag�ng Native Wetland ar�d Upland Vegetation. A joi�
proje�t of Minnesota Department of Transportation and Minnesota Board af Water and Soil
Resources.
UniveTsity of Minnesota Extension Service. 1999. Thisde Control. Yard and Garden Brief:
http•//www extension.umaedu/yardand rda�(n y riefs/h525thistle htnQ1
University of Minnesota Ex�ension Service. 1999. Buckthorn ControL Peter Dztu�lc, Script
Writer. MN Dept. of Ag.Bulletirt Buckthorn and Its Control; Henntpin Parks,U af MN De�rt. of
Forest Resouress.httn://www.extension,�mn.edulinfau/environmentlBDS I6 html
Wisconsitt Reed Canary Crrass Management Working Grroup. 20Q9. Reed Canary Gsass (Phalaris
anmdinacea) Management Guide: Recommendations for Landowners and RestQration
Professionals
Svoboda Ecolo�cal Resourcts 12 200&350 Stubbs Bay Rd
Prc�ject Number:2014-037 pi,o���
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LEVE L 1 TRE E AS S ES S M E NT &
INVENTORY
SER 200 S�tubbs Bay Road
Gty of�rono, Minnesota
Pr�epat�ed For:
Chn�s Bo/lis
200 Stz�bt�s Bay Rv�ad,
�rrano, Minne.�ata 55356
)une 16, 2015
ISG �oject No. 14-17227
�`-���
��.�� + ,�,�►�,.�m
f*5 GROUP
T �
TABE.E OF CON'TENTS
EXEC[!TlVE 3UMMARY............................................................................................... 2
PROJECTDESCRIPTION..........................................................,.....,............,............... 3
DEfINITIONS 8 METHODOLOGY.................................................................................. 4
LOCALREGULATION ................................................................................................. 7
FINDING3.................................................................................................................. 8
RECOMMENDATi�lVS............................................................................................... 10
CERTEFICATION....................................................................................................... 1'f
DATA 30t1RCES 8 LITERATURE CITEp ...................................................................... 'f 2
APPENDICE3............................................................................................:.............. 13
Appendix A Figure 9.Survey Location Map
Fi�urs 2.Tree lnventory Map
Figure 2a.Tree Inventory Map(West)
Figure 26.7ree Inventory Map(Norfh)
F'�ure 2a Tree lnventory Map(South)
Appendix B Table 1.7ree Inventory and Assessment Summary
Appendix C Photo Log
.. . ..,..,. � �,... .it�Eic; ._ ..., .
.,. . . �:il��r,CG!`:`S•, I �S\J T'r�P.Ti�'Y�. ., :.11,:
. '
EXECUTIVE SUMMARY
ISG completed a Level 1 Tree Assessmeni and inventory on June 90� and 12�, 2015, for the
property at 2(?0 Stubbs Bay Road in the Clty of Orono, Hennepin Coun#y, Mlnnesota. The survey
area lndudsd appr+n�mately 24 acres of land with two large wood lots divided by falbw pasiure land
and one residential house with a landscaped yard. This assessrr�ent and inven�Ory was perforrned in
acoordance with ANSI A300 Part 9: Tree, Shrub, and Other Woody Plsnt Management - Standard
Pradices �Tree Risk Assessment a. Tree Str�cture Assessmant), Intematbnal Society of
Arboriculture (ISA) Tree Risic Assessment Best Management Practices and ISA Tree Inventories
Best Managemeni Pra�tioes.
A tota�of 444 trees were inventoried within the survey boundaries, The forested area on the westem
sfde of the survey area was dom�ated with sugar mapte (Ac�er aecchsrum), bi�emut hickory (Cerye
condlf�nnis) and green ash (Fre�dnus pennsylvenice. The understa�y was dorrtinated by maple
seedlings and some g�iic mustard (A!lie�is pebfofsta)In tl�e upland. Conif�er species induding whi�
spruce (Picaee gleuce), norlhem whibe c�dar(Triuja o�derttalls), and red pine (P1nus r�sbrose)were
the dominats species surround�ng an o!d homestead located in the sauthwes# comer. The eastem
survey area was domir�ated by green ash (Frexinus pennsyhranice) and �ack ash (Frsxinus nigra)
with in a large we�ar� besin. The understory c�nsisted of reed canary grass(Phelarrs erundrnecea),
common bucicthom (Rhamrrus cather�r�J,and stingwig nettles(UttJce d�aca).
Most(969b) of the trees surveys were in good conditbn with some dead trees throughout the survey
area. Some undesirable spec;i�es induding garfic mustard and buc�cthom were observed in the
understory and shoufd be controlfed to avo�d the spread of t�ese species. Dead trees ihat may pose
a threat to people or property are reoammended to be removed but other removal sho�d be Iimited
due to the high quafit�r trees preser�within the forest communitles.
2Ut;;�tu�bs uay Road ;�:t ��5. 1015
�rono. Minr�e€o�:� 4 ISG Pr�iect N� 17227
� �
PROJECT DESCRIPTlON
fntroductlon
Chris Bollis retained 1SG to inventory ar� assesses sign�cant trees that exist within the swvey
boundary for the deveJopment of the area for resfdential housing.The pur�e of the tr�e survey is to
accurately �entify, inven�ory and conduct a condition assessment of trees in the designated aneas
onsite as a components of a conssrva:ion des�gn requ�red by the City of Orono Muniapal Code.
This report Is �tended to facilitafis any local regu�atory dlscu9sians r�lated to thia project. ISG
completed a Level 1 Tree Assessment and Inventory on Juns 10�an� 12�, 2015.
Location
The tree survey boundary encompasses approximata{y 24 acres lorated in HennepEn Caunty at 200
Stubb� Bay Road, Orono, Minnesote (see Appendix A fior a location mapj. The survey boundary is
located south at US Highway 12 and e�st o#Stubbs Bay Road. Wlth�n the�rvey boundary are iwo
�arga wood bts in the west and east which are dlvlded by falbw pasture land. One occupied
res(denoe is loca�ed narthcentral with a mamtalned landscaped yard. A �cond abandaned
residence is 1oc�� � t#�e southwest. Ad)aoent land use inciudes re�dentlai housing to the sou#h
and northwe.s#,f�orest Eo ihe west and a forested wetland to the narth and e�st
_ „_�:a .. IS�P�njeet tio, ,
r
DEFINITfONS 8�METHODOLOGY
This inventory and levef 1 nsk assessment was performed in acoordanc�with the ANSI A300 Part 9:
Tree, Shrub, and 4ther Woody Plant Managemenk - Standard Practices (Tree Rislc Assessment a.
Tres St�ucfure Assessment), ISA Tree Rlsk AssessmeM Best Management Prac�ices (BMPs) and
ISA Tree Enventorles Bast Man�gernent Practices. The folbwing definitions, diagnostic
environmental dtiaracteristics, and the methodolagy used ars based on the technical crlterla fcr the
identification and documen�ation of tree inventorlea and risk assessment as descrlbsd In the
standards and 13A Bh�Ps,
Intematlona!Societv af Arbnrists(ISA�&General Forestry Definitk�ns
Advanced Asaessment: an assessmen# performed to prov(de detalled information about spec�fic
tr�e parts, defects, targets, or site canditions. Speaaf�ed equipment, data cdlection and analysfs,
and/or expert�se are usu$ay required,
Baslc Assessment: dstailed visual lnspection af a tree and sunnunding site that may include the
use of simple tools. ft requlres that a tree risk assesso�walk completely around the tree trunk iooking
at the sita,a6oveground roots,trunk,and branches.
DBH (Dtameter at Breaet Height): standard me#hod of expressing the diameter of the trunk of a
standing fres. Breast height is defined as 4.5 feet(1.37m)above the forest floor or�the uphill side of
the trse.
Riek:the combination of the Elkelihood of an event an�the severity of the po�ential conseque�tce. In
the context of trees, risk b the �ke�fmod of a oor�flict or tree fallure oocurring and afFeccting a target,
and the seve�ty of the assaciated consequence—personal hjury, property damage, or disrup�an o#
act�rlties,
Riak Assea�ment:the process af tisk identfication.analysis, and evaivatbn.
Target: people,property,or sdlvitisa that oould be injured,damaged or disrupted by a tree.
Y�a�al Asaeasment: methods of asssssing the shuc�ural (ntegrity af trees using external symptoms
of inechanlcal stress (such as bu[ges, reactive growth,etc.)and defects (cracks, CBYItI6g, etc.).
Methodolosxvv
This survey was conduc#ed to the ANS! A300 Part 9 Standard Practices for a Level 1 Risk
Assessment. T�fs surosy was conducted via a detailed visual ground suroey on f�at. Each
sign�icant tree identified with'tn the survey boundary was idemified to speaes level,doaumented with
a sub-mster GPS unit, d�ameter at breast helght (pBH) was measured, and a general candition
10�Stubbs t�ay itu::;; ,�,.:;:�; 16, 1t}15
Orar.•c�.0.�innesota a ISG Pro3ect Nv. 17227
t
assessment was noted for sfructure a�xi foliage. Each trse Ir�venkoried was tagged with s ►acetrack
shaped aluminum fiag andlor pink fiagging with indivi�ual fdentiflcatifion numbers.
Level 1
Lewel 1 fires assesamsnts are limited to a vlsual examination from the ground, therefore,the amoun#
af infarmation provided on ths condition of the canopy,intemal and befow ground compor�ents of ths
trees are iimi#ed and defects may be largeiy undetected. No physical inquiry ar manipula�on was
conducted on the tree to determine exteM of defects, including sounding, prob�g and/or shoveling.
Shauld a tree exhlblt posaibls decay,disease or subst�ntiaf defecta the arborist shall indicate the tree
receive a Levsl 2 or 3 assessment.
All Lev�el 1 Inveribories include a basic candition assessments based on quick visual 'v�spedbn and
trees are designa�ed as good,fair, poQr or deadldying. The folfawing ds�innitbns provide guidance on
what each desic�adon ixlicates.
follage and Structura�Condttion
Heafthy=no apparent probllems to m�or problema
Dlseassd=rrrajar problems
Dead=extreme problems
Leve12
Leve{ 2 tree assessmeMs indude a mors detalle� e�mination of each tree. Afl Level 2
Assessments hdude the�011owing rwmerical rating and definition used during the assessment.
Structural Condition Foiiaae Condition
1 =good, no apparent problems 1 =good,no apparent probiems
2 =fair,no instablli�es,mmar problems 2=fair,min�problems
3= poor, �otentlal lnstabi!ities,major problems 3 =pc�or,maJor problems
4= unstable,extreme probE�ms 4 =deadldying,extreme probtems
Recommendatbns for each tree ar�e documented based on the �mited visual assessment These
reoommenda�ons may indude:
Cfean = removal of dead,dlseased or broken branc�es.
Removs=removaf of tree to base,stutt�rsmflval as needed.
Raise=prune or remove Iow branches that may be an interference depending an locatlen such as
near a sideuvalk or vehicfe traffic.
Structural prune=selective pruning to lmprove t�ee and txanch archi�ecture.
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FINDlNGS
Tree Inventorv Summary
A totai af 444 slgr�iflc;ant trees were inventoried during the survey(see Fgures 2-2c Tree Inven#ory
Maps in Appendix A for specfic locations). I�ne trees included 'm the inventory and tag�ed were
eit�er abserved to be dead or dying howeve�, dead trees wero typicaliy not Included in the main
surv+ey and were only documented with a GPS k�cation. Basic assessments of each tree's overalE
condition was reported based on a visual inspec�ion from tha grouhd and was given e ratlng of
I�ealthy, diseased, or dead (see Table 1, Tree Assessment Site Summary in Appendix B for more
deta�s).
The f+oilowing �s a list�f the number of each signiflcant t�ee species identi�led during the inventory:
• 914-Sugar Maple (Acer s�ccharum)
• 85-Green Ash(Fr�xinus pennsylvenlce)
• 67-Bladc Ash(Fnexlnus r�gra)
• 4s-Bitternut Hidcay fCerye oordil�rim►sJ
• 24-Boxelder(Aar negundo)
+ 22-American Basswood(Tdia smerlcene)
• i 8-Colorado Bl�e Spruce(P,icea pungens)
. 17-Slippeiy Elm(UI►nus rwbra)
• 14-White 3ptvoe(Pic�ea gleuce)
• 8- Eas�rt Cottonwood (Pbpulus deltoldes)
• 8-Red Pine(Pinus resfnoss)
• 6 -Northem White Cedar(Thuja occidentalis)
• 5 -WHd Plum{Ptinus am�ricer�e�
• 3-Bladc Willow(Sala nlgr�)
• 2-Crabapple(Mslus spp.)
• 1 -Eastem Rsd Cedar(Jungoerus virgrniane)
• 1 -Hackberry(Csltis occtdentelis)
• 1 -iiOney Locust(Gleditsls MecenthosJ
• 1 -Silver Ma�e(Aoer sac�arir�um)
A total af 420 of the pving trees surveysd (9696)wen In fiealthy(good)oor�ditian.A total of 15 of the
living trees surveyed(396)were documented as diseased, whlch indicales same land ot shudural or
fo�ar aono�n �d couid be further inspected if they wifl not be removed. There were no apparent
trends(n vuhat s�ecies were diseased,wh�ch includes:bladc ash(6), g�een ash (3), s�ppery elm{2),
sugar maple(3j,boxelder(1},Cdorado blue sp�uoe(1),and b�adc willow(1).
The bladc ash farest was hot irnrenboried in its enti�ety with approx�mately one acre om�tted. The
forest spedes present were extrapoiated based on a sunrey of a one acre representative samp[e.
Based on the representative sample it is assumed that the northem haff of the forest community will
1u11 JiuC:Us{�8}'t;U'c,�.: . [J i^
�ro�c F,�innesota 9 IS�;Project N� 17227
, -
have similar sign�flcant trees and health. The following species a�e ass�med m be found "m the
northeast corner of the blacEc ash fi�rest in addlUon to the fOtal species inventoried.
1 Acre Samale Area
45-Bladc Ash(Fraxinus nigt�J
3- Green Ash(FraxJnus pennsylvanke)
2-Eas�err�CMtonwood{Papulus deltoidesJ
1 —Bo�oelder(Acer negundo)
Forest Community t�aracteristics
The forested area on the westem side af Ehe survey area was dominated with sugar maple {Acer
seccharum), bittemut hlckary (Carya cordr"formis) and green ash {Fraxinus pennsylvanice).
American basswood (1711e emericanaJ was growing towards the northem extent of the foreat where
the vegetation community changed to open grassland and wetland. The undersbory was dominat�d
by mapls ssediinga and some gatiic mustard (A!liar�a petioleteJ but was relatively open with fittle
vegetation. A we�and extended through the center o` the for�sted a:ea wl�h a deep basin on the
nor►hem edge of the survey boundary,
Conifer speaes induding white spruce (Picea glauca), northern white oedar(T7►uja ocdderrfalis),and
red pine (Pfnus rsslnose)were the dominate species surrounding an oki homestead located in the
souit�west c;omer.
The eastem survey area was dominated by green ash (Frexinus pennsy/venlce) and black ash
(Frexinus nlgre) which was located within a large weUand bash with a few inches of standing wafier
throughaut the area. The understary aons€sted of teed canary grass (Phaleris arundlnecea},
common buckt�flrn(Rhemnus cethertice),and stinging nettles(Urffr�dIolcej.
The home in the north central portion of the survey area was landscaped predominately with blue
spruce (Picee pungensj and ane silver mapfe (Acer seccherinum) and one honey locust (Gledrtsie
frJecsnthosJ, A field break exEendir►g from behind the house toward the east boundary was
dominated by green ash (Fraxinus perrnsylv�nica), boxelder(Acernegvndo) and slippery elm {Ulmus
rubre). The property boundary along the aoutheast comer was dominatso by green ash (Fr�axlnas
pennsylvenrce),boxelder{Acernegundo), and wild p�um (Prunus smer�cene).
The remainder of the slte oonsists of fallow pastu�e land that is domina�ed by grasses, cbvers, and
smafl sapiings. No bree species were idsntlflsd to have a DBH over snc inches.
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2fl0 Stubbs 8av Rnad Levef 1 �ree Assessrr�ni&Inveniory
CERTIFlCATION
200 S7UB83 BAY R�AD
TREE A3SESSMENT AND INVENTORY
Ciiy of Orono
Hennepin County,Mimesota
I hereby certifjr the above�described Level 1 Tree Assessment and Inventory was pe�fotmed on Jur�e
10�and 12�,2015. The trse assessment and tnverrtory maets standards and aiteria speaf�ed in the
ANSI A300(Part 9}2p11 Tr�e Risk Assessment a.Tree Structure Assessment.
e� �-'t �..�
Bridgett .�nkeis,
Env�onmental Scientist
ISA Certi�tied Arborisl�l
MN�4595A
2(�Stubbs Bay Road June 1 fi,2015
L?roiio.�4innesota 11 !SG Project No. i 7227
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APPENDICES
Appendix A Figure 1.Sunrey Locatlon Map
Figure 2.Tree Inventory Map
Figure 2a.Tree Inventory Map(West?
FiQure 2b.Tree Inventory Map(Narth)
Flgure 2c.Tree ]nventory t�ap (3outh)
Appendbc B Table 1.Tree fnventory and Assessment Summary
Append'a C Photo Log
�.. _�_.. 7� �.:�. _tu. ,_
Appendix A.
Flgure l. Survey Locetron Mep
Figure 2. Tree lnventay Map
Figure 2a. Tr+ee Invsnt+orY�p(�)
Flgure 2b. Tree lnvenfay Mep(North)
Figur�e 2�. Tree Inventory Mep(SorrthJ
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Tsale 1. Sisnmary of Tree Irw�ntory and Ass�ssmerit
T�a�a� �a QBH Cotdfer Hef�ht
Nurt�ber ���� ��� Con�tton
1 Wfld Plum Prunus amerfcana T -- Neslthy
2 Green Ash Fmxinus penrtsy/vonlca) 10 — liealthy
3 Wlld Plum(Prunus omeN�ona 9 — Health
4 Soxelder(Acer undo 8 — Healthy
5 Green Ash(Froxinus penn lvcrnka lg __ }��a��yy
6 Green Ash{froxMus pennsylvpMca 11 -- Healthy
7 Black Ash(Froxlnus nl ra 7 — Htalthy
8 Eastern Cottonwood Po ulus deltadesJ 7 -- Healthy
9 Black Ash Fraxlnus ni ra Il — Health
10 Sli E!m(lJlmus rr�bra 7 — Health
11 Green Ash Froxlnus n vonka) 15 — Healih
12 Green Ash(Fraxlnus pen nlca) 17 -- Health
13 Grecn Ash{fmxlnus nns lvanica 18 — Heaith
14 Green Ash(fraxlnus en lvanka 15 -- Healthy
15 6reen Ash(FraxTnus nns Mornirn) 13 -- Healthy
16 Slf e Elm Ulmus rubro 7 — Health
17 Green Rsh frQx�nus nna vonica) 15 — Health
18 Green Ash fmxJnua nns lvonica) 18 -- Health
19 Black Ash(Fraxlnus nl ra 12 — Health
2Q Bladc Ash(fraxlnus nl ra) 9 — Heslth
21 61ack Ash(fr+arxin�s nl m 8 — Heglth
22 Green Ash(�mxinus n hronlca 15 -- Health
23 Groen Ash(Fraxinus nnsylvanico 12 -- Health
24 Bisck Ash(Frvxinus n ro 18 -- Healthy
25 Green Ash fraxlnus nnsy/�wnicaf 19 — Health
26 Green Ash fnwclnus nnryh�nnicaj 20 -- HeaRh
27 Boxelder Acer ne undo) 12 -- Health
28 Eastern Cottonwood Poip�lus deltoides 4 — Heaithy
29 Boxelder(Acer n undo IS -- Health
30 Black Ash Fia�cinus r3o 10 -- Health
31 Green Ash(Fraacinus nnsyJvanfca g � }�e8�
32 Eastern Cottonwood Populus deltoides 14 —
HeaRh
33 Green Ash fivxlnus nnsylvanico ii — Hea
34 Bladc Ash FraxJnus nigraJ 8 — Health
35 Eastern Cottonwood(Populus deitolda 7 -- Health
36 Craba le(Malus app.} 16 — Health
37 Craba le Malusspp.) 9 — Health
38 BJack Ash(fraxinus nFgra 9 -- Heakh
39 BlarJc Ash(fraadnus r�lgra 10 — }��e�y
40 Eastern Cottonw�d(Populus deltoidesJ 10 — Healthy
41 Black Ash Frnuclnua nfgraJ 8 — Health
42 Biack Ash Frcxtnus nJgra) 15 — Diseased
43 Black Ash(Fraxinus Mgra 10 — Health
44 81ack Ilsh{Froxlnus nlgraj 15 — Health
45 Bladc Ash(fraxlnus nlgro 9 •- Nealthy
46 Bfack Ash FrnxPnus nigra 9 -- Healthy
47 Black Ash froxinus nigro 10 -- Healthy
48 Black Ash Fmxi�us nfgra 7 -- Healthy
49 Bleck Ash Froxinus nigro 15 — Healthy
50 Black Ash(Fraxinus nigrn 7 — Heaithy
51 Biack Ash fnaxinus nlgro 10 -- Healthy
T�ba L Summary af Tres Imrentory and AssQssmant
Conlfer Hei�Ert
7roe Ta�Nan�l�sr Specles DBFt(inchas) �� Candlllon
S2 81adc Ash(fiaxinus n ra 8 -- Health
53 Black Ash(Frwclnus n' ra 7 — HeaRh
54 Black Ash Froxlnus ni ra) 7 — Heahh
55 Black Ash Frorxinus ni ro 10 — Health
56 Bladc Ash Fra�rfnus n' ra 13 — Health
57 Black Ash(Fraxinus ' ro 6 — Flealth
5$ Black Ash(Fraxinus nlgro 9 -- Health
59 Bladc Ash(Fr�xinus ntgro 9 — Health
b0 Black Ash(Froxlrtus Mgro 10 -- HeaRh
61 Biack Ash FinxJnus n ra) 10 -- Health
62 Black Ash fmxlnus nf mJ 8 — Flealth
S3 Bladc Ash Froxlnus ni rn) 15 -- Health
64 eladc Aah Fraxlnus n! ro) 7 — Health
S5 Black Ash Frcxlnus nigra) 8 — Health
� Black Ash{Fmxinus Mgro) S -- HeaRhy
67 Black Ash Fraxlnus nf rc 7 — HeaRh
68 Black Ash fraxinus n/ roj 7 — Health
69 Black Ash fraxlnus� ro) 8 -- Health
70 Black lish(Fmx�nus n ro 7 — Healtf�
71 Black Ash Fraxlnus nJgra) 7 — Health
72 91ack Ash(fr�axlnus nJgra 7 — Healthy
73 Bledc Asl� Froxfnus nlgro 6 — Heakh
74 Black Ash(frnxlnus n! ro 7 -- Nealthy
75 Black Ash Fraxinus nlgro 15 — Healthy
75 Black Ash Fraxi�us ni ro) 7 — Healthy
77 Black Ash Fmxfnus n ro) 6 -- Healthy
78 B{ack Ash Froxlnvs ni m 16 -- �seased
79 Bladc Ash Frnxinus nigro 14 — Heaithy
80 Btack Ash(fraxinus n/gra 9 — Healthy
81 Bfack Ash Froxfnus nlgro 7 — Heakhy
82 Black Ash(Fraxfnus nlgra 7 -- Henithy
83 Black Ash Fraxinus n' ro 15 -- Nealth
84 Black Ash Frnninus nf ra 8 -- Fkalth
86 Black Ash Fmxinus ' rc 14 — Heakh
87 Black Ash FrrrxJ�rus n ►a 12 -- Health
88 Black Ash(FrnxFnus nl ro 23 — Health
69 Black Ash(Froxfnus ni ro 9 -- Health
� 61adc Ash(Frnxfnus ni ro 6 — Health
91 Black Ash(Froxinus n ro 11 -- Health
92 Black Ash(froxlnus ni roJ 12 — Healthy
93 Black Ash Froxinus n! ro 7 -- DEseased
94 Bladc Ash lfnaxlnus nJ ro 14 — Diseased
96 Bladc Ash(F�tfnus n! ra 15 — Health
97 Slack Ash(Fr�axlnus ni ra 7 -- Health
98 81adc Ash(fmxFnus ni ra 11 — Health
99 Black Ash�Froxinua nlgra 7 — Health
I00 Green Ash(Fraxinus nnsyhron/caJ 8 — Health
101 Boxelder(Acer ne undoj 15 — Healih
102 Green Ash Fraxinus nnsylvpnica 9 -- Heatth
103 Green Ash Froxinus pennsylvanico 9 — Health
104 Green Ash Frnxinus pennsylvonho 16 — Health
Tabk 1. Summsry of Troe lnventary a�Assessrr�4M
Tro�T�Numb�r Speclss DBH(Inchas) �oaif�r Hefiht Con�Ntton
(fa�t)
I06 SElppe Elm Ulmus rubra 9 — HeaRhy
107 Green Ash Froxinus nnsylvanica) 14 -- Heslthy
108 Green Ash Fraxtnus en» lvonica 11 — Health
309 Green Ash Froxlnus n�rs h�anico 10 — Health
110 Green Ash Fraxtnus n lvanko 7 — HEaith
311 Green Ash froxlnus n vanlca 11 -- Diseased
112 Green Ash Froxinus enns Nonlra 12 -- Heatthy
113 Wfld Plum Prunus omericanaJ 11 — Healtfiy
114 8oxelder(Acer ne unda li — Dfseased
115 Green Ash froxfnus nnrytvanlca 12 -- Health
216 Green Ash Froxlnus nnsylvvnfcv 12 — Health
117 Boxelder Acer neguado 13 — Heatth
118 Bwcelder Acer negu»do 10 -- HeaRh
119 Sli Eim Ulmus rubra 9 -- Health
120 Sugar Ma le rAaraocd►orum 8 — Heaithy
121 Sii Elm Ulmus rubra 15 — Heakhy
122 BoxeWer Acer ne undo 9 — Health
123 American Basswood lia amertcanaJ 13 — Healthy
124 Boxelder Acernequndo 10 _ Heakh
125 SI' Elm Ulmus rubro 11 — Heaith
126 Soxelder Acer ne undo 16 -- Health
127 Black 1Nil low(Salfx ni mJ 12 -- Health
128 Boxelder Acern unda 11 -- Health
129 Boxelder Acer ne undo 12 — Health
1� Boxelder(Acer ne undo 7 _ �{e��y
131 Ccalorado Bfue S rucx Picea pungens 7 3p He���
132 Cobrado Blue S rucr Ptcea u ns) ` 7 30 Health
133 Colorado Blue Spruae P1cea pungens) 7 30 Health
134 Cobrado Slue Spruce Picea ungens 7 30 Health
135 Cdorado Blue ruce{Plcea ungens 9 3D Health
136 Colorado Blue S ruce Plcen pungens 7 30 liealth
137 Colorado Blue S ruce P1cea pungens 7 30 Heait�
138 Colorada BI�5 nice Picea un ens 4 30 Heslth
139 Cobrado Blue S ruce Picea un ens 4 30 Health
140 Cok�rado Blue S Plcea un rts 7 30 Heafth
141 Red Pine Pinus reslnoaa) 9 30 Health
142 Calorado Blue S ux Plcea un ens 4 3d Diseasad
143 Colorada BI�S ruce{Plcer un ens 10 30 Health
144 iion Locust GferlttsJa lNacanthos) i6 — Health
1A5 S(lver Mapie(Acersaccharinum) 6 — Health
146 Cobrada Blue Spruce Pic:ea ungens 7 30 Healtfi
147 Cobrado 81ue Spruce Pfcea ungens 8 30 HeaRhy
148 Cobrado Blue Spruce PirPa pun ens S 30 Heakh
149 Colorado Blue Spruce Picea un ns 8 30 Health
150 Colorado Blue S ruoe Picea un ens) 8 30 Heslth
151 Coloradfl Blue S ruce PiCea un ens 8 30 Nealthy
205 White ruce Pkea QJauco 17 60 Healthy
206 White ruce(Pltta lauca 12 6fl ���
207 Whfte ruce Pitea glau�c 14 fi0 Health
208 White S ruce Plcea glaura 22 60 Health
209 White S ruce Pkea glaucn z4 �p y�a�t
Tabla i. Summ�ry of Te�e�Imrontory and Assessm�nt
Troe Taa Num6er S�»des DBl�t(Inches) CoNfer He1�t ��
(��f
211 White Spruce Picea IoucaJ 15 65 Heafth
214 Bitternut Hirkory(Corya rordiformisJ 9 -- Fiealthy
215 Eastern Red Cedar !un! rus vlr inivnaJ 12 55 Heslth
?16 White Spruce Piceo /oucn) i2 60 Healthy
217 Northern White Cedar uJa accrdenMlls 13 60 Health
2].8 Northem White Cedar uJa occidentalls 12 60 Heatth
219 White Spruce(Piceo lauw 15 60 Health
2?A Whtte S ruce{Plcea lauc�a 9 60 Fiealth
221 Northem White Cedar�'Iriu a occlderibolis 15 60 Health
222 Northern Whlte Cedar(Triu occideniolis S 60 Heakhy
223 Northem White Cedar r7'ha' occJdentoJfsJ IO 60 Healthy
224 Northem White Cedar(714u' occidentolisJ 13 60 Healthy
225 RecS Pine Plnus res/noso 13 60 HeaRhy
226 Red Pine(P/nus reslnaso 12 60 Healthy
227 Red Plne(Plnus rcsinasaJ 8 60 Healthy
2Z8 Whlte S ruce Picea lauca 23 60 Heslth
229 Red Ptne Pinus reslnasa) 14 60 Health
230 Red Pine Plnus ralnasa 13 6U Healthy
231 Red Pihe(P/nus rulnoso 11 60 Healthy
232 Red Pine(Plnus res(nosa 19 60 Heakhy
233 White Sprua Plcea glau�a 17 60 Health
234 Whtte 5pruce Afrea glauca) 16 3D Health
235 White S ruce P/cea lauca Z4 60 HealtFt
236 Su ar Ma le Acersncct►orum 25 — Heafth
237 Su ar Ma le(AcersaccharumJ 8 — Health
238 S ar Ma le(AcersaccharumJ 7 — Health
239 Slip e Elm{UJmus rubro 7 — Diseased
24f1 Sugar Maple(AcersaccharumJ 23 -- Healthy
241 S ar Ma le Acersaccharum 18 -- Healthy
242 Green Ash Fmxinus prn lvonico) 8 — Health
243 Sitternut Hickory(Ca c+ord! fs) 11 — Heakh
244 Bltternut Hickory(Ca a cord imTsJ 12 — Health
246 B3ttemut Hickory Ca o corr! ormJs 8 -- Health
247 8itternut Hidco Cory�rn�riljarmis 8 — Health
2+IS Sugar Maple AcerscrtcharumJ 27 — Heakh
249 S ar Maple(Acersatc�hvrrun) 22 — Health
250 Su ar Maple AoersaccharnmJ 12 -- p�s��
251 Su ar Ma ie Acersoccharum) 9 — Health
Z52 Su ar Ma le Acer saccharum) 19 -- Health
253 S ar Maple(Arer saccharum) 21 -- Health
254 Bi#ternut Hicko Ca a cordljnrmis) 7 -- Health
255 5 arMaple Aaersocchorum) 20 — Health
256 5u ar Maple(Acer socchorumJ 14 -- Fieaith
257 Sugar Maple(AcersoccharumJ 17 — Health
258 8ltternut Hicko (Ca a tordJfor►rris 7 — Health
259 Bftternut Hlcko Ca o oomlfformis 9 -- Health
260 Bitternut Hickory(Ca a cordiformis 8 -- Healthy
261 Bftternut Hickory fCa a cot�dlforrnis 9 -- Health
262 Bitternut Hicko (Carya rnrdi armis 10 — Heaith
263 Bitternut Hidco Curya cordi rmis 8 — Heaith
264 8i#ternu#Hickory(Coryo cwdi rmis 14 -- Heakhy
Tabl�1. Summary of Tr�e Irw�ory and As�r�t
Trw Ta�Nutnber Sp�los DBN{InchRs) C�oN�HRijh! ��
266 51fp ry Elm Ulmustubra 8 -- iiealth
257 Slippery Elm((Nmus rubroJ 13 — Dead
268 Green Ash(Froxinus pen nha 15 — Healthy
269 Green Ash Fraxinus penn ivanica 7 — Healthy
270 Green Ash(Frn�dnus pen hroMca 15 -- Healthy
271 Green Ash Fmxinus pennsyalvan/ca g _ p�d
272 Green Ash Fnwcir►us prn hron/ca 17 -- Fkalth
Z73 Green Ash Frwrinus r�nrylvanlcaJ 9 — Health
274 Green Ash Fmxinus nn lvanrrn 9 — Health
275 Bitternut hickory(Co oordi rmfsJ 7 _ Heakfi
276 Green Ash(Froxlnus n lvanicpJ g _ p�d
277 Sli pe Elm(Ulmus nrbra 6 _ He�tth
278 Green Ash(Froxtnas nns tvanfca} 7 — Heaith
28Q SII Elm(Ulmus rubra 7 _ p��
279 Grreen Ash(Fiaxinus pen I�Mra) 8 — Health
282 Green Ash Frarxfnus n lvon/ca) 6 — Dead
283 Green Ash Froxlnus nn vanka 9 — Diseased
281 Bitternut Hidcory Ca acordi rm►s) 7 — Heatkh
284 Green Ash(fr�axieus lvarr�fra 17 -- p�d
285 Boxelder jAcerne undo 17 — Health
286 Green Ash(fr�aw�us nn vanka 4 — Dead
287 Su ar Maple Aoeraacchvrum) 26 — Dead
288 ar Maple Acrraatchorum 13 -- pead
289 Su ar Maple Acersardrorum 20 _ ye8�}�
290 Hackbe Cdtis otdrlrnta/!a 12 — HeaRh
291 Su�ar Ma le Acrrsacchprum 22 -- Heaith
292 S�ar Ma le Aoersoccharam 25 -- Health
293 Sugar Maple(Aoerstrc,charumJ 26 -- �a�}�
294 S rMaple Arersocrhorum 24 — Health
295 Bittemut Hidco fo cond ormis 10 — Heatth
296 Su ar Maple Ac�ersocd�a�umJ 19 — Health
297 Bitternut Hidco �Ca c oond' rmla 12 -- Health
298 Bittemut Hicko Co ac+ondf nr+ls 10 — Hea�th
299 BKternut Hicko Coryp cordi rmis 8 — Health
300 Bitternut Hicko Carya cord+' rmis 7 — Mealth
301 Bttternut Hicko Caryacord' rmis 8 — Nealth
3Q2 BittemutNidco Caryacord rn►!s) 9 -- Healthy
303 B(tternut Hicko (Carya mrdl rmis 7 — Healthy
304 Bftternut Hicko (Carya conf! rmis 6 -- Healthy
305 Bfttemut Hidcory(Carya t»rd' tmis 8 — Healthy
306 Bitternut Nicko Caryacorrliformis 11 -- Heait
307 Sugar Ma le(Acaetsacchcrum 8 — Health
308 6reen Ash froxinus pen vonica) 15 — Health
309 Bitternutlifdco Caryaonrdl rr»is a0 — Heatth
310 S�ar Ma le Acrrsacharumj 20 — iieaithy
311 S�ar Maple Acersatcharum) 18 — Health
312 Sugar Maple Aoersatrharum) 30 — Fiealth
313 Su ar Mapk Aceraaccharum 15 — Health
314 S ar Mapie Acersoccharum) 15 -- Healthy
315 S arMaple Acersacchvrum 9 -- Healthy
316 5 ar Maple Acersacrharum Z7 _ y��t�y
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Tabk 1. Summary of TrN Irwenbcry ard Assfs�ner�t
7r�T�Number Spec}es DBN(Inches) C�nllar He1�t ��
(�,aot}
368 Su ar Ma le Acersaccharum 15 — Health
369 Sugar Ma le(Acersnccharum 14 — Health
370 Sugar Maple Acersoccharum 19 — Health
372 SugarMaple Aeersocchorum 15 — HeaRh
372 SugarMa fe Acersacchcrum 14 -- Heakh
373 Su ar Maple Actrsaccharum 18 -- Health
374 Su ar Ma le Acersaccharum 15 — iiealth
375 Su arMa le Aaersaccharum 13 -- Health
376 Su ar Ma le(Acersacrhorum 15 — Heaith
377 Sugar Ma ie�Ac�ersacchorumJ 15 — Heakhy
378 Su ar Ma le(Acer sacchorumJ 20 — Healthy
379 Su sr Maple(AoersoccharumJ 14 — Heaithy
3S0 Su ar Maple(Acersacchorum) 16 — iiealthy
381 5u ar Maple(Acersocchorurn) 9 — Healthy
382 S ar Mapte(Aar soccharum) 25 — Healthy
3S3 5u ar Ma !e �4c�er sacchcrum 16 -- Health
364 Su ar Ma le(Aarsocchorum 17 — Heaithy
385 5u ar Ma le(Aaersorcharum 19 -- Heatthy
386 5u arMaple fi4cersoccharumJ 9 -- Healthy
367 Sugar Maple(Acrrsacch�rrumJ 16 — Healthy
3B6 S ar Maple(Ac�ersacchorumJ 15 — Heakh
389 S ar Maple AoersccchorumJ 17 — Health
390 BitternutHicko jCo acordl tmfs 12 — Health
391 Green Ash Fmxinus pen lvanirc �2 _ }�a�
392 Green Ash Froxirrcrs n lvonico 8 -- Health
393 Bitternut Hicko Co o cadi ') 8 » Heatth
394 Sugar Ma le(Acermcchatum 20 -- Heafth
395 S�ar Mapie(Ac�ersocchorum) 6 — Healthy
396 S ar Mapie AcersaccharumJ 20 -- Heatzh
397 Su ar Ma le Aoersacchorum 23 -- �{��}�
398 S arMa le Acersacc�arum) 19 — Health
399 Sugar Ma le Aaersocaharum 18 — Health
400 Slip Elm(Ulmus rubro) 9 » HeaRh
401 Sugar Ma Ee(Artrsacd�arum 15 — Hea�th
402 Sugar Map�e(Acersoccharum 13 — He�lth
4U3 Sugar Maple Acersacrhorum 16 -- D'rseastd
40d 5ugar Maple(Atersacrharum 16 — Health
405 Su arMa te Arersaccharum 19 — Health
406 Su ar Ma le Acer socchQrum 17 _ Heelth
407 Green Ash FroxMus pennsylvoRica) 9 -- Hea1th
408 Green Ash(Froxlnus ennsylvanko) 10 -- Health
409 Green Ash(fmxlnus pennsylvonicaJ 13 — Health
410 Green Ash j�r��nus pem m�ico 14 — Heafth
411 Green Ash ft�oxlnus penn lvcnicqJ 10 — Neaithy
4i2 Gr�n Ash(Frax/nus pen nica 8 -- Health
413 Green Ash{Fraxinuspen hronicaj 8 — Health
414 Green Ash(Frox�nus pen lvanica 9 -- Heatth
415 Green Ash F�xMus penn 1mnlca 7 — Health
416 Grsen Ash Fraxlnus pen hronka 7 — }{e8��
417 Green Ash Froxlnus penns t+oartka 7 -- HeaRh
418 Green Ash Fraxfnus prnns lvcrnica 6 — Health
Tal�1. Summary of Tree Ir�vantory�nd Assossm�nt
Tree T�Number �'s �H���) Conlhr Haf�M �ondition
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420 Green Ash Fraxinus � lvonka) 13 -- Health
431 Green Ash froxlnus penns hrankaJ li -- HeaRh
422 Eastern Cottonwood(Pa ulus deftoides) 15 — Health
423 Eastern Cottonwood(Po ulus deltoJdes) 28 — Health
424 Black�Ilow Salfx nlyro 15 -- Health
425 Black wllow Sallx n' ra 12 -- Diseased
426 Black Wi!!ow Salix n/ ra 17 — HeaRh
427 American Basswood dla omerrcona) 6 — Fkelth
428 American Basswood �Ila amerkona 16 — Health
429 ArrKrican Basswood(Tllla ome�icana 13 -- Health
430 Eastern Cottonwood Po ulus deltades 40 -- liealth
431 Green Ash(Ftaxlnus prnns lvanlca 8 — Healthy
432 Ameritan$asswood(�71ia arrteNcona 6 — HeaRhy
433 Green Ash(fro!xinus ennrylwunfca 11 -- Healthy
434 Su ar Mapie(AcersacchorumJ 16 -- Healthy
435 S!i e Elm Ulmus rubro 11 -- HeeRh
436 Slip�xry Elm(Ulmus rubm 10 -- Dlseased
437 Green Asfi(Fmxlnus penns hwnlca 6 -- Health
438 AmeNcan Basswood IUa amerlcana iQ — Healthy
439 Sugar Ma le Acersaccharum) 16 — Healthy
440 S ar Mapk Aoerwccharum 18 — Healthy
441 Bit#ernut H1cko Co o cordl rrnis 10 -- Health
�{42 6reen Ash Fraxinus nnsylvanica 11 — Dtseased
443 Green Ash Froxlnus nns Jvanica 7 -- Health
444 AmeNcan Basswaod(T!!Ja americana 15 -- Health
445 American Basswood(77!!0 oniericano 15 -- FEea)th
446 American Basswood(Tflla americano 9 — Health
A47 American 6assvirood(Tilfa americano 17 — Healthy
448 American Basswood rlro americano 13 -- Healthy
449 American Basswood Ilo americana li — Health
450 BHternut Hicko Corya corati rmis 7 — Fkalth
451 Bitternut Hicko Ca a card' Is 7 -- Heakh
452 Sugar Me te(Aoersarcharurr�J 9 -- Health
453 SugarMaple(Ace�sacchorum 13 -- Health
454 Bltternut Hkko Carya cord� rmis 9 -- Health
455 Bitternut Fiicko (Ca acordl ia 7 -- Healthy
456 Bltternut Hlcko (Ca a cordl ►m!s 9 -- Health
457 Bittemut Hickory(ta a o�rdl omrls} 6 — Health
458 BitLernut Hickory(Co c corcl /sJ 30 — Nealthy
459 Sugar Ma le Acersaccharum 12 — Health
460 Sugar Ma le Atersoccharum 20 -- Nealth
461 Sugar Ma k Acersaccharum 7 -- Health
462 Sugar Mapie Aoersarcharum 15 -- Health
463 5ugar Ma le Acersaccharum 22 -- Health
464 Suger Maple Arersocchorum 22 -- Health
4G5 SugarMaple Aoersaccharum 16 -- Health
466 American 8asswaod Ila americana) 15 -- Health
4fi7 Gree�Ash Fmx1»us nns lvankc 8 — Health
468 American Basawood rGo ar»ericana) 15 — Heatth
469 American Basswood �llp amesicena) 20 — Health
470 American Basswood 1!!a americanaJ 14 -- Health
T�bk i. S�rnmary of Tree Irwonbory and Assesstr�rrt
Me Ta�Numl�r Species DBH{lneh*s) ����� Gondil9on
472 American 8asswood(1711a amerlcona) 7 -- Health
473 American 8asswood dia ameNrona) 7 -- iiealth
479 American Basswood rGa amerlcana 9 -- Heatth
475 Green Ash(FraxJnus o Ivoonfcc 12 — Health
476 Grren Ash(Froxinus pen hronical 7 -- Health
477 Su ar Mapie(Ac�ersaccharum 2b — Health
478 Green Ash(froxlnus enns fvanfcaJ 7 -- HeaRh
479 Sli ry Elm(Ulmus rubra 7 -- Health
480 Sli ry E!m Uimus rubra 6 — iiealth
481 Green Ash Fraxlnus nn vanicaJ 6 -- HeaRh
482 Green Ash Froxinus nn Jvantca) 7 -- Nealth
483 Green Ash Fiaxlnus ennsy/vaniro) 7 — Healthy
484 Boxelder(Acer� u�do 4 -- Healthy
485 Green Ash Fra�nus nnsylvanica 13 -- Heal#hy
�6 Boxeider(Acer negundo f 14 — Healthy
487 �xelder(Acer ne undo 15 — �lealth
488 Boxelder(Acerne undk� B — Health
489 Boxelder Acerne undo 8 -- Health
490 Boxeider Arer undo 13 -- Healthy
491 Green Ash Frozlnus nnrylvnnlca 12 — Healthy
492 American 6esswood Ja ame,�cana 6 — Fiealthy
493 Soxslder(Acer ne undoJ 11 — Healthy
494 Boxelder Acer nt undo) 15 — Hralthy
495 WildPlum PrunusameNcano ii — Healthy
496 Green Ash fr�axlnus pen hronica 9 — Healthy
497 Boxelder /ker nt u»do) 21 — Health
498 Boxelder(Acernegw►do 25 — Health
499 WildPlum Prernusame�cana 9 -- Health
500 Green Ash(Fi�a�rinus nn h+ankoJ 13 -- Health
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CHAPTE�3:i�d 8 Seed Mixes
Mixture U7(Native Savanna i Wioodland Fdye}
Common Name Botar�ical Name �/�¢, gK .yr,�M�
. Btueatem,bip Ar►dYap�opon g�eierdi 10,000 4 A 8.0
QOafs or wiMer wheaY A►�en�se8ve or TiiNann esstiwm S00 1.7 38.tf
c� Woodchess,haNy Bronwspung�arus 7,600 4.2 10.0
� Wtid-rye,Canada Elymys oenadensfa 5,200 1.7 6.0
Bo4tle-brush graas FJyrnus hy�sLrtx 7,BOD 1.7 4.9
'd W►�t�raas,alander �trad�Caulus 6,900 8.8 10.0
�� ��,�'B�� Elymus vir�drNaea 4,200 2.3 10.0
itpe-prasa,snnual' Ldfran llslkum 20,000 11.0 10.0
Sw�toh Brass Pa�+laan vltpetum 14,000 0.8 1.D
HYssoP,fraprattt-Qitnt A�ssfadie lioer►kw/um 90,000 1.0 O.Z
Aeter,etnooth-Wue Aaf�erlssvls 55,000 O.S 0.1
nsc�,�ero.-��ea a�r,►�+aar►y� 2�,oao a� o.�
MAkvetch,Canada AsErap�f�c�rraalsruis 17�000 0.4 0.4
T'�haefidl��howY D�nnoaAum caRader►as 5,500 0.1 UA
Surdbwer,early }�yqp�►��a 8,300 0.1 0.4
� Ber�emot,wifd A/on�rd�fratubsa 70,000 �.4 0.1
Blacktyed Suaan'a Ru�sdds hbta 92,000 1.0 0.2
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C+olden-pbw,wild Rudbedaa Mcerdth 14,000 0.2 0.2
Aster,upl�nd�uFiite SofJasg�op�vmkro�dea 84,OOD 0.4 0.1
Gofdenrod,ttiff SoNdeOo�de 41,000 0_5 0.2
Vetvafn,blue Ve�berw hastiM 93,000 0.5 0.1
American vetch 1�ide amerlasne 10,000 0.1 Q.1
Aleuande►''a,I�eart-leavsd D�ie qp�a 12,OD0 D_1 02
a�nder.,o� �.aursa ��,000 a� 02
7ota1: 10DA
R�commended Rabe: 1b.0(PL.s Ibdacre�
'Note: Osb are used in rin 8 simxner and whiter wheAt in the feH.
Swnmaries
Mioc Seeds Per Square Foot Moc Seeds P+er uare YaM NNx 8eeds prr A�cr�e
37 331 1.SOA,208
�6 by wt.Grasses X wt Cov�ar Crop X b wt Forbs
49.D 4$.0 3.Q
%by Seed CouM�irasses 9G by SMd CouM CotrK 9G by Seed Courit Forb�
51.0 35.0 14.0
R.Jecvb,on. wNCane Aealor�Nan a AM�am�xK Pape 95 a 70
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�Native Plant Community Species Lisis for East-central Minnesata
Clasa: Southern Mesic Maple-Basswood Forest MHe�39
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___ __.�, _ � _.�„__._..._.._._ -
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_- -- - --- - - ..___ _._ __ _ __._.
_ . .-- -
._.__.._._ _____ ._
�lcer soccharum Marsh SUB�T�PI� , ... 100:._-- --59�~ , 5900i
_ _ __ ....__. __ . _., ..,_ _ ._ _ _ _ __ _ ...__...... � ._. ._
,_ . __. �._ ._ __ _
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r ra arrrericaria ..'L• ;��d _.__._ ....._.. . ..__._ _ .-- - -- -
� _.. � _..._ �_. . ... ... .._ . L. . ._ . ... . . .. . _ . .... ______....__ . . . . ..__ _ _ �_ _ _
.. .. _..
• r 71 21� 1491:
•• -
erc�.s 'rubro � �Northern rcd oek - .
, ._ . __ . . _ __ _.._. .... !
_ _ ___._. .._ _ _ _ _ ... _ _ .... 53 4 7�2
_ ._ �_
Ulmus rubm �Muhl. 'Slippdryelm _. .. . ___ .. _ .... ---- 39 .'8� 312
._ -- - ____ _ _ _.. ._._. . _ ._ _ . __ _. ._. --
_�..
Ulnrus omerlca»c : L• Ameriosn elm ._..._ _ _. _ _. _
_. _._ __. . _ _ .._. ..._ __ .. __ 2]` 12� 252'
_ _ ....._ _ _.. __.. .
_.. .. _. _.. _._
_ --- _ ._ _.
O�strya vi tniana ' il]. K. _ � _.
- - --'. r$ ._. -- . .. •-.. _- �'''I ) _ Koch`._, Irornvood 16° 6i 96`
_ __._. . ._ ... _.. ..___. . _
.----- .. . ......
Ft+ax!»tu ni8►�+ 'Mareh. Blackash 18 4 72'
_ .__ . ___ .-. --.__
_ _ _ �,_�__._ __.
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enE•)K. .
Cm_Y° '�D��* __ �Koch �Eitternuthickory . .. ... 13� 4� 52;
_ .. .___ . _.... ._,..___._--.
- - ._ .. . . --- . . _
'»as cstrob:rs _. L• Whfte pine. ,:__,._ 3: 15� 45?
_., __ __ _ ._,. . _
'Quercaa .. _ :nracrocarp?__...__. __.. � Michx. 'Buroak & 2, _16:
--. _- - _.._ __ .. _ . ... .. _ ._...
- . _ _._ _ ___ . .
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drls ioccidadalfs L. ����'�. ___ ...__ _ .._ S, 3� 15'
_ _ _. ....•_ . . , _ __-_
`Fmxinus _.,�errrxrylvmrica n - -- - _. _, �h^ _ _ _ Crteen sah ~ - -- -- - --- -
. _ .. .._ _ _.. _ ..„__ _. __. . _ .._ . ;
'.Quersrct. .. .. ._..{alba__ __ _____. ' �L. � . . _.._ _._ . . _ _. _ ._.._ _... ...._ ._. ._ _ . _ -. - - --
�1 _2 22,
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�Box elder
--- - - ------- ._......�_---- .__........_._� _... _�. __ �.. __..___. _��
3 9;
_� 3 3 9�
Prunvs iserntbta ; �Ehrh. �Hlack chetrZ 3 _ 3� 9:
...� .__--- ._. .._....... ____---- ..-- - - --.. _ ._
....__. .._._ _ _ _ .. _
�Jrr8lmr.� nPgra ti�...r� ~---. _.____._.... — __ _ _._-- --__.._... - -. _._` �.. - - -- _ __ __ 3�
_ __.�_ _ . .
f Blicic walnuY -3: .�.`
�Under�torx Treec� : � '
.__.. ._ .�. -- - ---- -
_.__ _...._____ _ _ _ _
.4cer sa�cciwrunr � Merah. - .. -_._ ._ .��S �..� __ . _�.._ _ ._. _.__ .._._... ..._ _,. _. - -- -
--- -- -_._. _.�;. ___.. .. .. .. . _.,. ugar le
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--- -
100. 50� SOOD'
`Dstry�_ �vt►giniana ill. K.Kach� ;honwood ,
- . __. ._ _ .. .. �� _?-__. _ .-- . ._ . _ _ � .
. w.... . _ .
. _._.___' S3 15�. 795
:Tllta an�ervc�o �L !Be.Sswood � '. ,_ . 6r --- . .__ -. 6,
� . .; � . 45 .
____.�..___..._ ..._. ...
_
__._ _ __._.__ _. _ _ _ _
{ K . _ _ ----- - -- . _- . _.. ..
,
w�� _.. ._---. _... _.. ._.� ._..
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�Ulmra :re�brrr ;Muh1. ._ ._� . °�'... ._ . w ...._ ... .. .�_ . _. -- - -...
���b� 84{ 5. 42 ,
._ --__. . _ _ . _.___._ .._.... .._ ._.... ... . ... .. . _ ._ .._ _ _ ;Sl�payelm._ _ _. _ ,. - _. .� . __ 39� 9: 35I�
Ce11fs �occtdev,talis ����!TY.. ..... .._ ... . _ . .. � �;. _ 4# 200`
__ . . _.._ _. .. _ _ _... . .. -- - _._.. .
__ _ . _...._ _.. . _
`Ulnrus msier�cona I.. :Amerieea elm . .._,_ . .___ _.._ . _ ._
_.._ .- -- _.._. __ _ ._. . ._
.._..
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._. ... . ._ . . ....
32' S; I60�
n M�- .. . ._ ,Black ash _ _ - --..
. __ _ ... _. _�.- -- �' ... . .
. .,_ - - •. _... _ ._..
_ ... ._ _ ____ .. .. . � _ . . _ ........_, . ..
I 8 5: 90:
` f!ms_. ;Penn*YhYmtca . + Mnrsh.
.. .. .._ .._ _ ..---- .
. .. __ G
.. _ _ ..... 29: 3- $7`;
'Q+eeresa. .. �rabm - .._ _. .. _._ '_ t'ee°_as . _. - - _. .. ._ _
I..
-- • . . ._ ..__ _. . No�thern red
�Carpl�us carolfnMno - _ .._�.__._.._._ _._ ... ._ ._ ____ _ . .. _ ... . __? _ _...� _ .. .
°ak 4 ' ' 84
._,,asp• . 'ti'f�'Binicma, We1t._ .... _ ,SMarshY)Pmlow --- _'B1ue bexh._. _.... _... . . . _.---.--- S & 40'
-- -• __.._ ..._.__�.. __._ __._
..... � ._. , _... - - - -- ... . _.. ._ .
`. �''._. --- - - �^�8+� L. ;Box etder `. J 8� 2� 36`
A joint project of the Mineeaota DTTIt and Greet River C,reerrtng .
�2 Sempk sine:38 releves
Publiahed Jaeuery 2004
�Nativc Plant Cornmunity Species Lists for Esst-central Mirinesota •
Class: 5outhern Mesic Msple-Basswood Foreat MHs39
___. .-- -_. __.� _. _, ._ _ .._._ ._...
_.__ . ,._ ._ _ .
`Que!cw.__. ..._�`m�_,_ _ .. ,.__ �Michx. �� - ___._ ._ . _.__. ...,_ __ -
_..�_ ._�._. ._. .. __.___. _ ._- - --..._ .._. ..___..�__,... ._. ._.._. ._ .. _ ___ 3
' � _...... g:
,Poprrlua i tre�nuloidGr Michx. ,Q�i�aapp� __3f__. _ _ 3. 9;
;Shrube ' .
_ ._ .- -. . _ _ ... .
�- -- - - _ _ . .. __ ..._-------� .
�
RtLes _ .___iY�+°Jbett._. .. _ �. _ ._ _._ �L. _ _ _.._.-._ .._._ :__... . .., ...__. ... -.._... .
. .... . PrioklY Soo_berrY .,._.____._ . .__ 97" 4 388'.
. .._. ._��_._._ .
',5onlbucyts �r�nara � ' . _ _ _ . _�_._ _ .__ __._.._.. _ _
'L�.._.. __. __... _.. _ _. . . _ . Red-berried Elder 53i 6; 318'
... . _ _. _. _ .._._.__ _ . ._ _.. . . . .
...__ __ - -. _� ._ _ _ _
s vfr�iRiana : I, : � , -- --
_ . _ _ _ _ . . .._._.__._ _ _...... _ . . . _. ..... _..._ .. . _..___ ��'.. . _._. _.. .... . __ __ ..._. .:. _ s3� 3 159
. _ ... . .
Zantl+axyruno_ •mnerrccnwm Mill. ..._��}'_±!� . _ . .. ____. __�_.__ . 39 3:� 117:
-..._ ,-- ---_. _ __. __._ _. ..._. . _ __ . ._. .. _..._.. _...,.__...,_ _.. _._. _._.. ._ .
;Cornas . __'ahernf�'o,lia... __ �. _. _ _. .....L� _. .. . ._ . ._;P°�;°da d°8w'aod - -.. __ ..._.. _.__ _ ---- _ .....
. . . __ _ _ ___.. ._ .�__---. _.. _.�_... 32� 3' 9(=
;Rlbes �mrssoxNerue ;Nutt. �Missomi � .. ...-.. . _ . .. _ -
. . . . ._ __ __._. _.. ._.. _ _. _. _. _ ._,__ _ .___ _
- - B°°xberry_,_ ___.._ .... . _ 13� 5'. b5'
._ _ _ _
__. _..
Staphylea rn,ToTia L. ,BI�u� ___ 8. T 56�
. _.... . .. . ._..__ ._ ., _
. . _._ _ , ._.._.... __ . ....._. _ . .. _ ._ _..
_ _.
irrn puhasmts ,L, __ g� 2� 16�
:I.eatherwood
._ ... . . _ . . . . .. . . .... _. . _ . . . ..
.�s Q,,,�,��
- --- r'�'. w�w Pi�, _.. . . � S _. Z;- t6
_ _ _.. _ _ --.. .. . . _. ._. _. ._ ..
�So�mbucus cran�dens,s :L, `Common Elder S g; - ig;
_ . _. _ ___.. _ � __. . .. .....___. . ... . .
- - . ._ . .. ...
'Rib�s' ;ame►'Icax�n M�ll. �WiId black current 3 3- 9
_� . _._._ . _. _..... _ . _
.. . __._ .._ _ .__._ _- ---,
__ ..__. . _. ...
`Ylburnum raf�quiamnn.. .. . .. .. ... . .... 3chultes Dmvny a�row-woocl - - __ _; _ __ 3 3' _.__ _9:
._.__ ... ..._._ ._ . `
; ---- _ ... _.. . . . - --�_ .. .__ ,-- --- . ._ ..__._
'Viburnum _ __.._.�lenta�o _..._ __ . _.,._._ __ ___ :�_. .',N�nY_�Y_.__,_ _ _._ _,._._ _ 3 3' 9;
Corxers tracen+asa �� . :�; . _ _._• - __.�_. _._._._.__ .. ..... _ ... _... _
`-c�ay dogwood 3; 1; 3=
'.Vines . .
_. _ ._. .. __ ._. .. . _ - - -__ _ __ . _ .. ._ .__
•Purthenoccssas ?pp•_ ____ _. .__. . _,. . _ . ..__. ._... .__.. . . Vugmiacreeper _ _ "� _ _ . _ . _ SS: G 348
. - - .. . . ._. ._.. w. .._ ._ _ . __ __ . _. _ _. __.�
Menfapernew�r ;ee+radense . L. � iCanedamooaseed '
32'. 4 . 128.
_ ._.._____... _._._._ ____--- ._._..._. '
_ _ .. ....__ .___......_...,_.,__�._.. ._ .__....�_.._,_ ._._ — - __._._ __._. ...._.._;.�,.__.........'_. .__._. --
____. __ .._...
'�'-_... _ ripa!J° _._� __'Michx . __ _. _ _. .. ._. _ `W�'Id SraPe. ---- ____ .. _____. . ..�_.__. _. _._.. 13i----._. 3 39�
_-- - --..----- •- _ ._ __ -_-
S'm�laz 'hispida ___... Totr. (ireen-briar 13: 3 39i
_.___..__._ __... .___ __._.__,..___� ._ .___._. __�_..__.. ___ . -- - _ ._.._._�.--
_ __._�__._......__._._. __._._._.____ ... .__�. .__.._._.._ .__ _.. .
Celaatrus ,scandens � L. aG7lmb�g bittersweet � 8,, 3+ .� _ 24'
'Forbs �
.__�. _ _. . _ . ,. _..__. . _.._ ._.
. ._.- - -._ _. __ .. _ .__ • ,
_ _ .. ___ _ _ ._ -•----__ _ __ _ . ..__ _.._. ..
. ._ ._ _._..
,_ rteo �s ._. �. .. .__. (1.,.)Wedd.__ ` . ._ ._ ._ �. Woad-nett[e ___. _._._._ .__ _. _.. _ _. ___ �,__. . 74� l�; 1258�
_._ . . �_---- __ _ ...
-Hyd%phyllyni .__, vi►gintamrnr _ __,. _. . _ __.. :� ....._ . . ..._ _ V��nwatetleaf 89' . ._ t3:..__1157i
._�_.. _ _ .__._ ..___ . _.. .�._ . . ._�_.. _ ...__._. _ �:_. ...._�._ `._.._._ .--
. . . _.....
'E'�'d"nntr"'i.W... albtdum ._ ---- . ....'._ _ . _._ ,N�m..`.__.... __.' ___._._._. Whitetr�out`l�'ly. . .__._._. __. _._ 29 27: 783;
. , _ __.� ._..._. ..._.._ ..�.._ _. . _ .
.4aa,vm c,ancdEtrse : rL. _ ..__�.iWi1d g9t�ger __.._.___.. _._.�....... .. __.._._�___._.42 �. .__» __. 672�
_.._._ _____. ._ . __.___._..--- - -_ - _ --" ,�ichx.j ---... ___ .
�D.rmo.Trl�a -ctaytorrti :Clarke :Clayton's sweet cicely 71; 7 497
_ _,.._ . .,, _
;Goliuni _ `apar►ne 'L. . . . ,Ckavera . . -_ -- . _ _ _ _.
82' S 4I0�
.1 _ _ .. _. _ . ___._ _ ._ ._ _.._ .. _ __: _
��a '� :Vtolet 76: 5� 380�
. _ _ . — ---_ . _ •- -
-. -•-- — --- -_.......
.... _,..
. ,
,Dice�ttra .. .._ _ cucullmia ._._ ......�. ._.. _ . �).Berah. _. _._ D�echman'abreeches_. ..____._ . .. .. .. _ . .__._ Sbf 7; 350;
. _.. � _. _ . _. .. _.. _. _ __.
Sanguinaria ___ _:canodenrfs.._.__..._ .� . .. ._ _.�.... .L•._. . __ . ._ _tBloodroot,___ ....... _ .._ .._ . ..._.,. .. _. _... 84 3� 252'
.. ... _ _.__
CmdoPhyllun+. .._ thalrc�r�vrdes . _.__ ,..r.._ _,. ..._._ ... ... (L.)Micluc.. ._. _. B1ue coLosh 63: 4'• 252`
___.__ _ .
Thadich�um dioicu�n :� ___ ._ ._ _. .,._.. ..._..___ ._ „_.. __ ..__. _ _
. . _.__ �
_.. . __ �_.
--. _ �rtymeadow-„u ___ _.. ...... . . .. _. �: 4� 252'
_ _.._._ __.___.._._. ._.._ . ._._ _. _ __ ._...-. - _...__.._ _. __._
�nemorre � ' acutlToba _ {D.C.)Lewson i lobed cs 34 7. 238'
__. _. . ___
.
A joiat projax of dx Mirroeaota DNR and Cmst Rivar Cmerdng
5emple siu:38 rclevas
53 A,blisl,od Ja�usry 2oa
�Native Plant C�mmnnity Species Lists foz East-central Minnesota
Clasa: Southere Mesic Maple-Basrwnod Forest MHs39
. .__ .._ _.. _.._ ..._ _... . -. _ _, .. _. _.. _ ._ . --
.__. . ...
Uvedarta grmrdl.l�ora--_ __ . _ _ .. _. . ._. •$m. __. .__ �Yellow betlw�o�t ' - _..
_._ .. . ._ ._ . �9; 3; 23'7
� (Miehx.)O. , .. ._ _. _ . . _.
Cm�damine !�o�calcnuta _ . 'Schwan � €Cut-leavedioothwat ' 26a 9�
� .. _ _ _ . _... -�-- ---..._ �. , _. .._.. __ ... .
Solldogo /lestcculrs --.L: _.._ _ _ _� �..--�-------------- ----_.. ..�- -- - - .__ _ _ _ --
_�. __._ .__._.._. 34:
- � '�_.._ _ . ..
.. _. ._._._ .__ .��_ _..,.. .__ - - -- ._._..._ ._ ._. . g .�°ldairod _
. . .._�_.. ._._.. _ - - � . ..__. ._. —�------- SS; � 22�:
Ctrcuea �hueriarra .'sa ;eanaderc�i� L. � _r__ . .._ __ ..._._� _ 50' 4i Zpp�
-.. -- -- -- _ _..A� _..� _....... _ _ _ _ �•�Asch.�M�gnus ,Canada enchentet's m 6t4hede
--• - -._ . �_---
Alltvm ,trkoccura ,Ait Wildkek _ ._ __. _.�,. _ . ._ _
_. _ . __ __ ___ _ . . _ __ _ _ 66 . . '
,Sin�laci�e racenrasa :(L.�Deaf. _ _ .. _ ,1Gcainose false Sotamon's-aetl . _ _ . .__� �g;_ - - --
_ _ ._._. _ . ... .... .. .. . ...... .. .� .. . ._.. . . _ _ .._ . _. ._ . .. -- - - - -� .._..___. _..__.. .--- .._ _ ---... . _. __....__,.. _ 3'. 174'-
Phloa._ . .._..._ ,dt,+om�rcmo _ _ ..:s.sp._..'tc�amit_ _. . �_._ . _'(Woofi Whenv ._'Blue y�loz az _ � ...1G8;
.. _ .�.. .�_. . _ . . _ .._._ _. , .. _ _.. .. ._ . _ __.. _ . . . . .. .. ..._ ..
J�_� _... .._.
�re�r+one �: tt _. -anemane SS 3; I65;
__._ . ._ . 9 n►9�� a vu. �b' ra L. Farw. W� .
__ �_-•- - ._ _� ._. _._ _._ _..
_. . ... _. .__ _.... . .. . _ _._.
isae�na _ rrtpdryllur�, ^ . __. w_. (L.)Schott _ tho-pul�t_ _ 53- 3; 159'
Bnevniorr ,bfferna�arr�r . �Ref.) . _ Y . . 'Falserue-memone _8; . 19� 152;
_ . . .__. __ ._ .. .
_. _ ._ ..
»►a lep�os��+ L - --- _ .. _ . . _ ..
. _. . __. .. ...� . ... '��_.. _ _ 42; 3! 126.
._.
_ _..
'3'Protoerr!v � _ . ..� . _. '[L.JDC. �}ionewat Zg` 4 116
. .. _. _ . . �._. __ .--, •- - . ____ ._
_ .. ._ , . ........
t e° ..__ sP�•_ _�.�._ _ _ .__ ._. .:_.... __ 'Cleerweed �. :
--- -
_ _ __ __.,- '
38 _ lI4
;Arreniorre crmerlcana �(DC.)Hsra 9Round-Tobed hepatica _ _.._. _ _. 3� 38, I l4�
.... ._ .. ._ _—_. . .._. .. ___ __._._ _� _ _ _�. _ __. ____�._._._.._. ._
.._-- •---- . _.. ... . .___<- - -----
:Impatfens _ �PP•_. _. 'Spottedtouc�mo-not_ ._ ._. , ._ . __�__ 26� 4 104;
_ � --._. ...___...
_ .__._ ... _ _.__.,
Yio cm] Viulet ._ ._34, 3; 102;
_. _ . __. . _.. _ .. . _ _. ..
,. .. _,_._ ._
_ ... ..
.._.
.APlectru!n _ ihyunaJe„_.__ ,(Wi11d.}Tocr. ...._ -- - - - . _�Y-t°°t. _ _ __ . . _ . , .. _ _ �_ _ _32 _. __'3
._ . .. — _. _._ __._ ... . . . _. . - - .. .... _ __ .. . . _ _96'
PolygaraAnn __� _ 'b�°_'u?"_ . _._.__ . _. '(Wa1Let)Ellioti; ?Ciiaet 3olamon's-seat __ 29' 3; 87-
-- - ---• --__. _. ._...__..
(Michx.) • __ . _�_... . _. _._ .._.. _-
:Trilliwn �S+'�►�.R°V'!�!�!.___.__e_.._ . __. _.�__ _ 3alieb., .__. .:_ �•aBe-flovvcredtrilNwn 1]� 7 77.
____...___ -- --
- -------______ __._.._. __._._.._ ..
R�mHn�wlus 'oGortrnv ` L. Kidney-leafbuueticup _. _ -- 37' 2.. . 'j4
_. __r __._._ ,._.� _. _ ..
- - -�- - _._ ._ _. _ ._ _
� _ ._._..
PolyBormterm_.._..._+1�_`�� __ _.�..__ . ._._ . _ .._ 5(W�ld.)Pureh :. Hauy Solomon's-seal __._ ___ _ __ . __ _ �_
___.�-- • •---- .,_. ., . __ ..._---- ._ .�,--
_ 24 '3'� 72:.
iSnrilas %cmx. ' ' �•--•---- _..� __ __ , , _
._ --- - _,_.. ,__. _....___.__ -- - --... __ ... . .._. . 32 2';
;Ceanr ---- - - --�...._._ . _..._ _ _. _----- . . ..... .._ .._ . _ _......_ . ..._ __�:
._...�._ ._.,_._.. _�. ___�.__.. ~
... ..._ ..__ .�._ _ ._._..__ . _
errwo-flovvv
_.,_
i�� .r
.
.. �•_... ---_��__._ _ .Whrteavena__ _ - -_.---_.__.. _.__ ..._ 32' 2 64�
Galfunr :�a►� Michx. �� ._.. ...... __ _ . _..._...
_ _..._ ..�.._ _. _._� . . �_ _ ... _. . .. -- - ---. .. _ ... . ._._ _. - _.-�---- ---- --
ree-flowtred bedettaw 21; 3; 63�
....�_._._ _ . _..._ �___.._._... ... ..._.----•-,-. _.._. _
7Hllt�rm cermnrm ' . . L• __ �NoQd"e�g m'itimn _ _ ....._.. . 29' 2' _ 58:
- - �
— _.__ --. ..� _... . _ .._ _. . .
__. ._ .... . ..
.San�crtlo ;B�'e�+a. ___. ._.- -- _ _ _ Bickn. _ . . . ' oua blsck saeketoot 1g 3i 4g,
,_ _ ��. _. ---�. .
_ . _.. . . _ _ . ._
tum :niacelatr�m L �Wild um
_ _ ___._� __ . _ __. . �rani
_ ._.
.... _. _._ .__� __
-- _,.____ ... ._ 6 '
:.lmphictnr�xrea __._'bracteota i L. Fuu. . ._ _ '.._��n__ _ ..-. _ _ _.. j� . -.3; �.
_ _ . ._ . . . . �_.. �._}_.- -- ._ _ . _ Ho ut
__.. ____.._
, . -•--..
. smorhisa_.__ . ...�J�a!Yl±a_ .. .._. . ... __._ . ._. _ {Tocr:}bC.. . .. .. ........ .... .'Amso-root _ . . .__._ ,g ._ __6 - 4$`
7Nltrurn ,./�tztPes', . -- - :Rsf: .Droo • tnllivm .. . _. _
_ _. _ . . _ .. _ ,_... ._ . __.._ . .... . _ ...... ._ ___._P�. � ._.._......-- -_...__._.... I6 .. 3, 48
.. . __ .._. _ i ...
__ ._ ._.
' � ° - -- . ��h?'�ta • . �L- _. _... ''hvo-leurred miterwort
. . _ ._ ... .. _.. _. 1 ,
.Actaeo nrbra �(Ait.)WiTld. 'Red b�eberry _ _ � . . . 13� - - -3' 4�
_ --- _. _ . � ,_. _ _____ ---- •- . . ._._ _. _
. _ .. _.. ..._.. ,._ _ „ _ _
Orr,hir . _ 'a,pscaobflis_ . _ �_ _. . .. . _ _. _.�Showyorchis_ _ ._ .. _ ... .. .. .. ___. �. ...13._ _ ..3:.. 39,
Sanlctrla ._ marilmedfco L. Mariland blAek sn�lcetoot 11, � ,33
A joint projxt ofthe Minnesote I3Mt and(hcat Rn,er Grerning
Sample sue:38 rolevea �
� Published 7
muary 2004
+oaz��r��� 99
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_..
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__ . _ . .� . .---_ ___.. .w_ . _ ___ ._ . . _..___._._ . .__ _. _. _._ ____._ . .. ._
__.__._._.____..__._.
ZZ . . 'Z i i �ooi-axst��I11��q�1A; •Z uq�o; r�y���
;z t l _. _...- - - . ._ �A_._._._
_..
z __. .. ....._.._.. . . _ _... . . . _. . .___ . _.� _� . _ . _
, _ Pa �[-l�H "I. sniM�Q� �IsY,
� . ..Z : .. ... .... . . . ._ ._.. . -- _.. . _. . _... . . _ ... __ _._
_ .. . _ . ._ -- - _.
, . __ .
. .. _ t 1 _ ._ _.__ --•-- .__._ . . Piaa��l.tds us�z�u�V '1� osntrra�w' nt1+�W
.. . _. •
.. _ _ .._. . __. . , ..._..... _�._.._ .
- .- .._ _ .,.._. ,_ __ ...
:Z£ � 8 eq,ue�p��M, "(� , ' I�ta�IWeu' n}I�+Y.
. _ _ . _._..._.._ _ ._.. .. .._
Z£ •- . _.. _ . .._ ,.... _._..__ ... __. .. ._�. _
_... _ .. _..._. -- -��1�;
�4 'S X�°�q 8ar�s��{u��nA .'I -—m1+�E8a!a�
6E�HL1i ��aaa3 poon►s�eg-a�dsy�ajsay�u.ia�no� :c��l�
� B�osau�uy��uao-is8g io�s�siZ saiaads r��unuiu�o�l�ld anusH�
'Nativc Plant Community Species Lists far East-ceatral Minnesota
Cl,�sa: Saut6ern Meaic Mapie-Basawoal Forest MHs�39
_ ._.
_._.�... �_.. .. .__.._ _.
:(Schreb.) .
Braclil�eh'!rwrn __ erecfum Beauv. `Bescded shorthusk_ 8; 3 24:
Orym�sfs _. _ rac�rrasa . _. '(Smith)Ricker.' . Black-fruitcdrico-grsss 5: 3` 15:
. _ ���� _ .. _ . ._ .._..._..._
Feareecw suGvenc�illata Alaoeev. --•�Nodding fe�cne 5 3' IS
_... . . __ _ . _� . ..._, __._ . . . ,_.
.
Corex rrmphtbola ;vet � d� . _ _.__..
.. __ ._ ._. . __._ . .__... .. _ _..._ � _.._ . _ _:Steud. _ __. Fean._._-- - --_._ ._ Ambeguovs sed�e 3. 15.
._. . _.
Carex �nturne.�caaas !var. 'feraraldii _;Rndge ------ Bailey 'g�.�dB� ___ .. _ 5.-_ _ _.
_ _. ._.. _--._ .._._... .
_ _... _.. _. . _. ....__ ___.
. . . . .._ _ _ _ � .3
; .. 1 S
C�.._... _ _ . .IaeckEr. __ ._ , .. _ , _. HO� .. ,__. _ _ _ '��g�_ - _. ,_ . 3; 5: 15'
,Cerex _._..._. , . 'dewe,yona..___ __ _..:_. . _ _ 5chwem...._ ._--_ _ .... . . . . _..._ .��'eY's aadge_. _-- _. _ ... _ _. S.. ., 2' IOE
Oryiopsis .. ._. _;°�,fulfa. ._. . '. . .'Mich�c. ..... _ Mouetain rico-grass ... _ _ . _ _ ___.. 3._ ._ . 3.
_..
----_... _. . _ _ ._ __..
...__. ._..__ .
Carax :gracilescena .. . Steudcl. ; ., Necklnce-scdge �. ._ .._______3_ __.__.3 ..
�. _._. _ . . . . _._ . ., i
Canrx . 'gracrlhiinQ . _ Schwein, ;Gracefi�l sedge -- _ . . . 3 . - 3 _ 9�
.. _ ,. _. . � ._. _ _ _.. ._
.._ _
t.r .leptonarvfa Fern. � _ Finanerved scdge ._. . 3 3_._ 9
.. . . ._ .. . ._._ . ..._ _ ___ _._
__ . - -.
rex �hlrchcochiima . _.._ Dewry _ . ;Hitcl�cock's sodge __ ._ _. __ _._ _ . _ ..
- 3 3' 9.
._._.._ _._ _ . _.. _ _. . -- _. _ . __ ___ __ _ __. .__
._ _ - -- -
__ __. __ .
E7ymas �vil/o�ws Muhl. <DownywiIdrye 3 1; 3,
,Ferns�nd Fern Allies �
. ., _ __,._. . w __ ..__._---.._. .. ..... --- - - .. __ . ._. .. __ _ _. _. �_ . .
_ __ ___ _ _ __ _ _
_ . _.
�Botrychium- - �vtrgirNansrn .. . _. . . (1-.)Sw. 'Rattle.makefrftt .._.__.._ __. ,-- --..._ _
� . ..... .. ---_ . . . --.. _ _. _
.�...�_ ._ _ . _ _.- -
Athyria,n __ .. . 111tz;fe�,it,ru __ ---- vsr. angarara,n _. '�1^�R°t}t----- -L.d -;�rn . �. . _ _. _53 _. ?'.. _ 1(36`
,_.. _ _. . _. _. �._.. _ _ _ . _ . _.� . . � . . .... ,_ 45; 3: 135<'
Adia»rum _ ;pedatun�..._�__ .__ __ . _ 1-.____ .__ � Maid�hair fem . 26; - -3 �8.
_.. _ _ _ . _ .. .. _. _
.._. ___. .... ._
_ ..... __.
_
._..
i Murreuccla ;alrrrh�reris _ _. `'°*�.'Prns�'h'Q►►&w :(I..)Todsm ... (Willd?Mortan �Ostrich-fern 3 __...
.. _ .. _.
. . .._ _ .__ _. .._ _ _. 3: g.
� {S.G.Gmel.) .__ _ _.._._. ;
Bo+nychrv�, »eulrtJ,'da,rr _. . _.._.- R�•---_._ __ . � 3 3 9,
,_ __. ._. w - --- -- - - - �'_�rn _
__�- .___ .. .. _
_ .___ _ . .
topttrLr ,bulb�'era (L.)Bernh. $ulbkt bladdtr-fem _ . , _ . g' 3; 9,
__.._ _ __. . - ---- .. ,. . .._ __ _ .. __. __._ . __....._. _
... _ ... ..,
;Cystopt�rris jrogilis . ,(L.}Beznh. Fragilebladder-fem . . 3� 1` 3`
�Cyarop�er�a �temrfs �(Michx.)Desv.; Macey's brittk fern 3� 1 3
Exotk I�Ive S�iecka Do Not P,Vnt � . .
.T. .. ._, :._ , _. -- ;
n�a ,ca�horttca 4 . , _ , _ . . rCammanbackthom' . . _. .� 4�,.. -3t. �.
...._ - . . ., _._.. __. r.. . .._ -- . . _.,_ �
's
TOTQXOCNflJ = ' �• . . . _.. ._. _.. __
'�ODIIR
' . , Odt�BildCb0A1
D1tICE1'R . - . �,.. _ .. ._ . .,_
�� f
- _..
_ .. .... . . .. ._ ._ .. „
2
urtitica � • ._ _. ... ... ..... ., . __.... .�. . __. . ....__ . 2� . .
u� . � 'L.
_ .. ,
'T
. ,... , . �
16: 3
... ._,. .. _ _ .... . •. _ .. ._
_ ....__.. ,..._ . . ._ _.. .
. e�ntnn honty+sucklc 3� -3a _
� _ � ; , ,L. . .. . ._.._.__ ._. .. ._ . __. _
_ _._ ..Pm� . _._._ .....__. .• . .... . . . .. .�. .�. . ..., lEtntaick�blue
� � r-- . . , . .. ... _.,
►,cNrm� -nitrrw ' �(Hi1�Bernh � ''Canmonburdoc�cs ._. . .. __ _ . ._. .. . __
. ._.. _.. , -- .
._ . . .
_..,.. _ ... ........ . . . ..
• ..__. ... . .. ... ....
'.y.. :.
3 3°
reurus ;cardlaca i L, . ... . _ .. V � .--�:Canmb ear � ^� �, . .
' };
A jant�of the Minnesota DNR aed(ireat River Ch�eening �
� 3ample aiz�38 rekvp
Pu6lished lammty 2004
�Native Plaat Cornmunity Species Lists for East-central Minnesota •
Clasa: Southern Meaic Maple-Basswood Forest MHa39
_ .
_
p _ u - �'"" ' �1��
� � �,:. , � �� . .��:,. �
. . . ..� , ... ._�.mY:-�.. . ... :�... . . , ....:.__
` _
, ,,�� mm ,-� f . .. v^ z . . �� .., ... . . . . . �� . � ,
, �,,
�See the report Sprcfar Llata for Terrestrktl and Pohrs/rt+ee NaiAr Pla�tt Connaw»Rtsa!n Eas!-anrnol Mht►xswo for instructioro for
uaing thesc species lista
212erity Stahdt: State-liated race species. E-Endangcted,7-Thre�tened,SC-Special Cotxem
�Freqnenry: Number of rckve plot�fn which specim occurs divided by totsl m�mba ofnkve plala,mnitiplicd by 100
�Abnndance: Average panut�ver of spe�ioe witltia t}x comtminiq�. Tt ie mou spQropri�te to interpret eealf vetue as�cover clast
sunilar to drose used for ociginal�au colkctSon(see teat of repmt far more deta�7s}
slndac of Cornmooness: Frrquency nwltiQNed by Ab�nd�ece
A jo6ri projea of the Minnewta DMt and Great River Circrning
Ssmple siu:38 releves
57 r�t�hea��y 2ooa
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� ��a.�,' ,: Rhamnus cathartica L.
_ �,
�
����'- - � _�. r DE3CRIPTION: Common buckthom is a
T ' � ' �'�- ��� shrub or small tree in the buckth�rn family
.
{Rhamnaceae)that can grow to 22 feet in
height with a 10-i rxh wide trunic. The crown
shape of mature plants is spreading and imegular. The grey to brown bark is rough
textured when mature and may be confused with that of plum trees. The inner baric is
yellow and the heartwood is pink to orange, Twigs are often tipped with a spine. In
spring, dense clusters of 2 to fi, yeliow-green, 4-petaled#lowers emerge from stems
near the bases of leaf stalks. Small bladc fiuits about 9/4 inch in cross-section and
containing 3-4 seeds, fnrm in the falt. Leaves are broadly oval, rounded or �.-- �;
painted at the tip, with 3� pairs of up curved veins, and have jagged, � -�:,=-;
toothed margins. Leaves appear dark, glossy green on the upper surtace ��:'�',;; �
and stay green late into fall, after most other deciduous leaves have fallen. `=ti,, , �;,
��
ECQLOGICAL THREAT: Exotic buckU�oms tend to form dense, even-aged thickets,
crowding and shading out native shrubs and hertis, often completely eradicating them.
Dense budcthom seedfings prevent native tree and shrub regenerat�on. !n fire,adapted
ecosystems such as savannas and prafries, the lack of vegetation under buc�Cthorri
prohibits fires. Buckthom oontrol is also of interest to small grain producers; #he shrub is
an aftemate host of the crown rust of oats, which affe�ts oat yield and quality.
,? �. DISTRIBUTI4N IN THE UNITED STATES: Common bucl�hom
F � �rt '' �� '''` has become naturalized from Nova Scotia to Saskatchewan, south
���' to Missouri, and east ta New England.
� �: -.
�' ' '' HABITAT IN THE UNITED STATES: Common bucicthom prefers
, �� �--�_ ,
�-�+— �,`�`� ' ��,. Jightly shaded conditfons. An invader mainly of open oak woods,
""' � deadfialf openings in woodlands, and woods e�ges, it may aiso be
found in prairies and open fietds. It is tolerant of many soil types, well drained sand,
clsy, poorly drained calcareous, neutral or alkaline, wet or dry.
CURRENT MANAGEMENT APPROACHES:This pl�nt is listed as an invasive and
no�ous weed by the U. S. federal govemrnent. Mechanical, physical and chemical
methads are used to control common bucicthorn and glossy bucktham (Rhamnus
frangu/a), also an invasive exotic plant. Prescribed fire is another method proposed inr
controlling buckthom seedlings in frre adapted natural areas.Careful application of
herbicides such as, iriGopyr herbicide effer�vely conVols comman budcthom.
References:http://�lants.usda_s�av/ ht3t�:!/www.nas.aov/olants/alier�/
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1 I � :i�. -�.,_�•i n � ;i��� .�i
24� & 35� Stubbs Bay Road
�rono
Hennepin County, l��N
Wetland Classification, Identification, and
Delineation Report
Prepared,for:
Chris Bollis
By:
Svoboda Ecological Resources
Project Number 2014-037
October 28,2014
The contents and format of this report are considered'urteliectusl property and
are subj cct to copyright restrictions and may not be repxoduced without
t3�e express permission of Svoboda Ecological Resources.
Table of Contents
ABSTRACT.».....................................................................»............»................».......................................1
INTRODUC'I'ION........»..............................»..,.........»....................................».........................................1
METHODS..................................................................................................................»............._...............1
RESULTS.................................................»......................................».»......................................................�
DISCUSSION..............................................................................................................................................6
RECOMMENDATIONS...................................................................................»..................»...................6
CERTIFICATION.........................................»...........................................................................................8
DATASOURCES.......................................................................................................................................9
LITERA'I'iJRE REFERENCED..................................»..............»............................»............................10
FIGURES:
Figure 1: �ite i.ocation Overlaid on Topographic Map
Figure 2a.: National Wetland Inventory
Figure 2b:Hennepin County Wetland Inventory
Figure 2c: 2014 DNR NWI Update
Figure 3: Web Soil Survey-Hennepin County
Figure 4: Public Waters Inventory
Figure 5: Approximate Wetland Boundary and Sample Point Location
Figvre 6:Approximate Wefland Boundary and Soils
TECH1vICAL DOCUMENTS:
Photo Lag
Field Data Sheete
Plant Indicator Status
Soil Series Data
ABSTRACT
Svoboda Ecological Kesources (SER) visited the ahove referenced property on October 9 and
October 1 S, 2014 ta examine the site for the presence of areas meeting wetdand criteria. The
study parcel is located in Orono, MN, Hennepin Counry (Figure 1). Three wetland boundaries
was flagged and one area was sampded at tlzis site. Sample transects were established along the
boundary at vegetation transitdon points in order to characterize the soal, vegetation, and
existing hydrology within the wetland-to-upland transition zone.
INTRODUCTION
The subject parcels, 200 and 350 Stubbs Bay Road, are approximately 30.29 acres in size in
total. and are dominated by various cover types including hardwood forest, lowland fo�rest,
emergent wetland, vacant grassland, and two separate residential structures with accompanying
outbuildings. The topography of the site slopes generally eastward towards a large wetland
cornplex. The surrounding land use is mostly undeveloped semi-rural land in the City of Orono
with scattered single family homes. US Highway 12 and a major rail corridor lie just ot the north
of the site. The identified wetlands were classified according to the Cowardin et a1., the Circular
39 and the Eggers and Reed classification systems and marked with pink "Wetland Delineation"
pin flags. The Technical Documents section of this report contains field data sheets, plant
indicator status informarion, soil survey information, and wetland defiriition informatian.
�Txons
The method.s used to delineate the subject parcel are as described in the 1987 US Army Corps of
Engirteers Weflands Delineation Manual and the ZO10 Midwest Regional Supplement Manual. In
the 1987 Manual, the methods used were described under the"routine" methods for sites greater
than 5 acres. This methodology is followed in order ta assess whether the three parameters of a
wetland are met far areas on the subject parcel. The three parameters raquired under normal
circumstances in order to delineate a wetland are described in the Technical Documents section.
The Midwest Regianal Supplement Wetland Delineation Manual is also being utilized to
increase the accuracy of our wetland boundaries. This addendum to the original 87 Manual was
created to address the many regional differences that affect wetlands and the delineation methods
used throughout tbe country. The following explanations are passages from that document.
"This Regional Supplema�t is part of a nationwide effort to address regional
wetland chatacteristics and improvc thc accuracy and efficiency of wetland-
delineation procedures. Regional differ�ces in climate, geology, soils,
hydrology piant and animal communitics, and othcr factors are import�t to the
identification and functioning of wetlands. 'i'hese differences cazmot be
considered adequately in a single nationsl manugl. The development of this
su�plcmcnt follows National Academy of Sciences rocommcndations to increase
the regional sensitivity of wetland-delineation mdhods (National Research
Svoboda Ecological Resowces 300�350 Stubbs Hay Road
Project Nmuber:2014-037-Q3 1 prom
Cfluncil 1995).The intent of this supplemcnt is to bring the Corps Manual up to
date with current knowledge and practice in the region and not to change
we#iand boundaries." "...'This Regional Supplement is designed for uso with the
cument vcrsion of the Corps Mauual (Environmental Laboratory 1987} and all
subsequent versions. Where differences in the two documents occur, this
Reg�ional Supplcmcnt tskes prccedence over thc Corps Manual for applications
in the Midwest Region"
National Wetland Inventory {NWI) maps (Figure 2a) Hennepin County Wetland Inventory
{HCWI} maps (Figure 2b), 2014 DNR NWI Update maps (Figure 2c), Web Soil Survey of
Hennepin County map(Figure 3),Minnesota Public Waters Inventory maps (Figure 4), and 2012
aerisl photographs were reviewed prior to the eite viait to identify areas that may be wetlands.
Areas illustrating evic3ence of wetland conditions were examine�in greater detail during the field
survey. Vegetation, soils and hydrology were examined (as outlined in the 1987 Manual) and
u.sed. to characterize wetland types and determine wetland boundaries. Sample transects were
established in representative wetland-to-upland transition zones in order to characterize the
vegetation, sails, and hydrology of the site. Transects consist of a representative u}�land sample
point and representative wetland sample point. Information abtained at the sample points can be
found on the fietd data sheets located in the Technical Documents section.
Wetland boundaries were marked at the site by pink "Wetland Delineation" pin flags. The
wetland boundary is cansidered to be the tapographically kughest extent of the wetland basiu;
areas below the staked boundary met the thre�required wetland criteria whiJe areas above were
laclring in one or more of these criteria. Wetlands were classified in accordance with methods
descnbed by Cawardin et al. (1979) and used in the NWI (e.g. PEMB, PSS1C, etc.), comgleted
by the U.S. F�sh and Wildlife Service. The Circular 39 and Eggers and Reed classification
systems are also given. The indicator status of plants, as described in the Technical Documents
section, was determined using the National Wetland Plant List (Lichvar, et al. 2014.
httn://wetland pla►ets.usac�.armv miU1.
RESULTS
The National Wetland Inventory indicates the presence of one large wetland complex along the
northern and eastern edge of the survey area. The wetland is categorized by the NWI as
PFO/EMCd {Figure 2a). The HCWI indicates probable and potential wetlands in the same
loca�ion(Figure 2b). The DNR NWI update in 2014 indicates generally similar wetland types but
generally does not map the wetlaads on the 200 Stubbs Bay Road pazcel(Figure 2c).
The Web Soil Survey of Hennepin County (Figure 3) identifies six soil znap units within the
study area. They are Lester loam, Muskego, Blue Earth, and Houghton, pondad, Cordova loam,
Hamel-Glencoe, Angus loam, and LeSueur loam. The Muskego, Blue Earth and Houghton
eomplex is considered hydric, the Cordova and the Hamei-Glencoe soils are predomin.antly
hydric and the Lester loam, Angus loam and LeSueur loam are considered predaminantly non-
h�+dric. Soil series deseriptions are provided in the Technic�l Documents section.
The �Vlinnesota Department of Natural Resources, State Protected Waters Map (Public Water
Inventory)indicates no public waters or wetlands within the study area(Figure 4).
Svoboda Ecological Resources 300&350 Stubbs Bay Road
Project Number:2014-03'I-43 2 Orono
Site Visit
SER ecologists examined the subject property for areas meeting jurisdictional wetland criteria
during the site visi� One area meeting the jurisdictional criteria of a wetland was flaggad, and the
boimdary detennined and delineated The approximate wetland boundary is outlined in yellow
(Figures 5 and�.
Accumulated precipitation since 4/0112014, as recorded at MSP and reported by the USDA
National Agricultural Statistics Service in cooperation with the Minnesota. Department of
Agriculture reports that for the week ended October 19, 2414, was 6.63" above normal.
Precipitation for the peziod 10/13/14 to 10/19/14 was reported to be 0.53" below normal and foz
the preceding 4 weeks was 0.65"below normal.
The construction of a driveway through a large wetland area divided one potential basin into two.
Therefore, this wetland investigation detemuned the presence of three wetland basins within the
site boundary. Each basin is described below according to the findings at each sample point.
Basin 1
The majority of the iirst wetland basin on this parcel is classified as a PFO1B, Type 1L,
floodplain forest wetland located south of the driveway and stretchi.ng southeast through a
shallow ravine. East of sample transect 1-1 there is a portion of the wetland basin classified as
PEMC, Type 2, fresh (wet) meadow. East of sample transect 1-2 there is a portion of the
wetland basin classified as a PEMF, Type 3/4, shallow/deep marsh.
The wetland vegetation was dominated by reed canary grass (Phalaris arundinacea FACV� in
the herb stratum for sarrtple points 1-1 WET. Sample point 1-2 WET was dominate�by sandbar
willow {Salix interior OBL) in#he shrub stratuzn with Canada goldenrod (Solidago Canadensis
FACi� and Field horsetail (Equisetum arvense FAC) in the herb strat�m. The transition to
upland can be marked by the change in vegetation community. The fiuther upslope the more
upland species, such as Kentucky bluegrass (Poa pratensis FAC), buckthor�n {Rhamnus
cathcartica FAC), prickly ash (Zanthoxylum americanum FACU), smooth brome (Bromus
inermis FACLT) and Canada goldenrod {Solidago Canadensis FACtn become daminant as
evidenced in upiand samples 1-1 UP, and 1-2 UP. The upland forested areas exhibited a
dominance vf eastern. cottonwood (Populus deltoides FAC}, green ash (Fraxinus pennsylvanica
FACVV) and sitver maple{Acer saccharinum FACW}.
The soils at sample point 1-1 WET consisted of muck for 2 inches of depth where it changes to a
clay with depletions until 15 inches of depth, then changed to a sandy clsy with concentrations.
Sample point 1-1 WET had hydric indicator Al2 {Thick Dark Surf$ce} and F7 (Depleted Dark
Surface}. The web soil survey indicates �he soil series as Hamel-Glencoe. The soils at saxnple
paint 1-2 WET consisted of clay for 24 inches of depth with depletions present. Sample point 1-2
WET had hydric indicator F') (Depleted Dark Surface). The web soil survey indicates the soil
series as Hamel-Glencoe. �
The soil� at sample point 1-1 UP consisted of clay for 22 inches of depth, then switching to
sandy clay with a depleted matrix from 22-30 incbes. The web soil survey indicates the soil
series as Lester loam. The soils at sample point 1-2 UP consisted of clay for 24 inches of depth
Svaboda Ecolo�eal Resources 304&350 Stubbs Bay Road
Project Nwnber: 2014037-03 3 Orono
with concenirations and depletions between 14-20 inches. The web soil survey indicates the soil
series as Hamel-Glencfle. Hydric indicator Al2 (Thick Dark Surface) was present at saYnple
locatians 1-1 UP,
Wetland hydrology was present at san�le point 1-1 WET as signified by primary indicator A3
(Saturation} as well as secondary hydrology indicators C2 (Dry-Season Water Table), D2
{Geomorphic Position) and DS (FAC-Neutral Test). Wetland hydrology was present at sample
point 1-2 WET as signified by primary indicaxor A3 (Saturation) as well as secondary hydrology
indicators C2 {Dry-Season Water Table) and D2 (Geomorphic Position). At sample points 1-1
U�' and 1-2, UP no hydrology in,d.icators were present as the samples were located upslope,
approximately 1-2 feet higher in elevarion thau the two wetland samples.
Basin 2
The majority of the second wetland basin on this parcel is classified as a PEMC, Type 2, fi�esh
(wet) meadow wetland located north, east and south of the residence driveway. East of sample
transects 2-2 and 2-3 there is a portion of the wetland basin classified as PFO 1 C, Type 1 L,
floodplain forest. The wetland vegetation was dominated by rced canary grass (Phalari,s
arundinacea FACV� in the herb stratum for a.11 sample points and green ash (Fraxfnus
pennsylvanica FACV� in the shrub stratum in sample point 2-3 WET. The transition to upland
can be m�rked by the change in vegetation community. The further upslope the more upland
species, such as Kentucky bluegrass (Poa pratensis FAC) and Canada goldenrod (Solidago
canadensi�FACLn become prevalemt.
The soils at sample point 2-1 WET consisted af clay for 22 inches of depth where it changes to a
sandy clay with concenntrations and depletions. The web soil survey indicates the soil series as
Glencoe loam. The soils at sarnple point 2-2 WET consisted of clay for 30 inches of depth with
concenirations present below 12 inches and a depleted matrix present below 20 inches. The web
soil survey indicates the soil series as Muskego, Blue Earth, and Haughton soils. The soils at
sample point 2-3 WET consisted of ciay for 28 inches of depth where it changes to a sandy clay
with a depleted matrix and concentrations. The web soil survey indicates the soil series as
Cordova loam. Hydric indicator Al2 (Thick Dark Surface) was present at au three we�land
sampie locations.
The soils at sample point 2-1 UP consisted of clay for 24 inches of depth with concen,trations at
12-24 inches. The web soil survey indicates the soil series as Lester loam. The soils at saznple
point 2-2 UP consisted of clay for 36 inches of degth with concentrations present beiow 12
inches and a depleted matrix below 30 inches. The web soil survey indicates the soil series as
LeSueur loam. The soils at sample point 2-3 UP consisted of clay far 38 inches of depth with a
depleted matrix with concentrations from 30-38 inches. The web soil survey indicates the soil
series as Cordova loam. Hydric indicator Al2 {Thick Aar}� Surface) was present at all three
upland sample locations.
Wetland hydralogy was preaent at sample points Z-1 WET, 2-2, WET and 2-3 WET as signified
by secondary hydrology indicators D2 (Geomorphic Position) and DS {FAC-Neutral Test} wi�
the addition of primary indicator A3 (Saturation) at sample point 2-1 WET. At sample points 2-
1 L�', 2-2, UP and 2-3 UP no hydrology indicators were present as they were located upslope
approximately two feet higher in elevation th�n the three wetland samples.
Svoboda Ecological Resourcea 300&350 Stubbs Bay Rosd
Project Number: 2014-037-03 4 Omno
Transect 2-3 was established along the edge of what the praperty owner describes as a former
field road. This field road segment is bordered on either side by upland (on the west side by a
former farm field/hay �meadow and on the east side by a wooded area populated by green ash,
boxeldet and buckthorn among other species. The field mad exhibits wetland characteristics
whi�e the two paraltel adjoining areas do not. The reason for this change in condifion is unclear.
Basin 3
The third wetland basin on this parcel is classified as a PEMB, Type 2, fi�e.sh (wet) meadow
wetland Iocated in a depressional swale. The wetland vegetat�on was dominated by rced canary
grass (Phalaris arundinacea FACVV}. The hansition to upland can be marked by the change in
vegetation commwnity. The further upslope the more upland species, such as smooth brome
(Bromus iner»us FACi�, and Kentucky bluegrass(Poa pratensis FAC)become prevalent.
The soils at sample point 3-1 WET consisted of clay for 30 inches of depth. The web soil survey
indicates the soils series as LeSueur loam. Hydric indicator Al2 (Thick Dark Surface) was
gresent. Soils were moist but not saturated at the time of sampling. The soiLs at sarnple point 3-1
UF consisted of 36 inches of clay with concentrations below 20 inches and a depleted matrix
below 28 inches. The web soil survey indicates the soils series as Le Sueur loam. Hydric
indicator Al2 (Thick Dark Surface)was present.
WetIand hydrology was present at sample point 3-1 WET as evidenced by secondary hydrology
indicators D2 (Geomorphic Pasition) and DS (FAC-Ne�xtral Test). At sample point 3-1 UP no
hydrology indicatoz� were present as it was located upslope approximately two feet higher in
elevation than the wetland sample 3-1 WET.
Area A
Area A is an isolated area lying at the edge of the vacant tield and is characterized by a slight
depression in the landscape.Area A has not been flagged subject to review by the LGU.
Vegetation at sample point A-1 Wet was dominated by reed canary grass (100 pemer►t) with a
canopy presence of siiver maple (20 percent). A-1 Up vegetation consisted prirnarily of
Kentucky bluegrass(50 percent} and smaat�brome(20 percent).
The soils at sample point A-1 UP consisted of clay for 16 inches of depih with sandy clay
contai.ni.ng concentrations i,n a depleted matrix between 16-24 inches. The web soil survey
indicates the soil series as Lester loam for sample point A-1 UP.
The soils at sampie point A-1 WET consisted of clay#'ar 20 inches of depth where it chan.ges to a
sandy clay with concentrations. Sampie point A-1 WET had hydric indicator Al2 (Thick Dark
5urface). The web soil survey indicates the soil series as Lester loam. Hydric indicator Al2
{Thick Dark Surface}was present at sample location A-1 UP.
Wetland hydrology was present at sample point A-1 WET as signified by secondary hydrology
indicators D2 (Geomorphic Position) and DS (FAC-Neutral Test). At sample point A-1 UP no
hydrology indicators were present as the sample was located upslope, approximately 1-2 feet
higher izx elevation than the wetland san�le.
Svoboda Ecological Resonrces 300&350 Stubbs Bay Rnad
Project Numbar: 2414-037-03 5 Orono
Detailed soils, vegetation, and hydrology data for the delineated jurisdictional wetlands are
provided in the clata sheets of the Technical Documents section.
DISCUSSION
A previous wetiand delineation was completed�br the 200 Stubbs Bay Road parcel by SER on
9/26/2005 (copy available upon request}.It was reviewed by the Minnehaha Creek Watershed
District and a wetland type �d boundary approval was issued by MCWD on July 5,2006.Area
A was examined in the prior delineation and determined to be non-wetland as was much of the
area along the eastern edge of the former field/meadow(Area B sample point). Application of
the 201d viidwest Regional Supplement methodology provides a different result in the wetland
boundary in some instances.
Vegetation at Area A was markedly different in 2014 than what occurred in 2005. No reed
canary grass was noted in the 2005 suxvey whereas in 2014 it occupied �00 percent o�the area
sampled. According to the report figures and documentation the samplad areas were likely nearly
the same as the location in 2005 was described as a"�ow area". The"low area"is quite small and
easily identifiable.
SER completed a1I on-site delineations based on the three required technical criteria as outlined
by the 1987 Manual: the presence of hydric soils, a predominance of hydrophytic vegetation,
and indicators af wetland hydrology in each basin. The wetland boundary was flagged on
10/09/14 and field data was collected on 10/15/14.
SER personnel exaznined the subject properly for areas meeting jurisdictional wetland criteria
during the site visit and delineated the edges of the intermittently inundated depression as being
jurisdictional wettand. (Figures 5 and �. Detailed soils, vegetatipn and hydrology data are
provided in the data shcets of the Technical Docu�nents section. A set of figures is provided in
the Figures section.
RECUMMENDATIONS
Activities that impact or could potentiially impact wetlands are regulated at several Ievels of
government. In Minnesota, the two pri.m�ry jurisdictions are covered at the state azid federal
levels by the provisions of the following legislative actions.
➢ State juri.sdiction by the Wetlaad Conservation Act of 1991 (WCA} administered
by the WCA Local Goveinmental Unit{LGU}.
➢ Federal jurisdiction by the Clean Water Act of 1972 and subsequent amendments.
Wetland protection is implemented by the Corps of Engineers(Corps)with pennit
certification issued by the Environmental Protection Agency.
While the wetland boundaries that SER has delineated are nat of�icial until approved by a WCA
approved local government unit (LGU), SER advises the properiy ownerldeveloper to refrain
from any filling, draining, or excavating, or any irnpact to tbe area SER has delineated as
Svoboda Ecnlogical Resources 3U0 8�350 Stubbs Bsy Rasd
Project Namber: 2014037-03 ( pro�
wedand. No gradi.ng or filling in wetland basins should commence until a11 necessary permits
have been obtained. Violation of wetland regulations may result in substantial civii and crimvial
penalties. �.ocal ordinaaces may regulate wetland modifications such as brush and trce removal
and buining in addition to grading and filling. Depending on the location of the property,buffers
a�ound the wetland may also be protected. Any activities in the proaimity of the wetland should
be cleared with appmpriate WCA regulatory agencies. It is also advisable to have the wetland
boundary s�uveyed by a licensed land surveyor. Since thc pin flags used along the boundary can
be vandalized or inadvertently lmocked over, a GPS survey of the flags will assure the
permanence of the boundary. The client should also be aware that accordixig to current BWSR
and COE wetland rules and regulations approved wetland boundaries are typically valid for five
years fi-om the date of approval.
To avoid p�ject delays associated with wetland regulations, it is essential that you acquire
necessary permits fram aIl jurisdictional agencies before initiating activihes. A WCA
Sequencing forni, a WCA and Army Coips of Engineers Replacement Plan Application form,
and a DNR permit application are among the materials that you may be required to submit if
impacts are proposed for the delineated wetlands. By initiating the peimit process as soon as
possible,potential costly delays to the project may be avoided.
Svoboda Ecological Resources 300&350 Stabbs Bsy Road
Pmje�t Number:2014-037-03 '] Orono
CERTIFICATION
Frank Svoboda comple�ted the flagging of the wetland boundary on 10/09I2014 and Nick
McCabe collected sample data on 10/1 S/2014. This delineation was perforrned according to the
procedures described by the US Army Corps of Engineers in the 1987 Weflands Delineation
Manual and the 2010 Midwest Region Supplement Wetland Delineation Manual. The delineation
meets the standards and a criterion described in these manuals and conforms to the applicable
stand�rds and regulations in force at the tirne the deiineation was completed.
Report and graphics were prepared by David Remucal (Wetland Ecologist)on this day 10/16/14.
The delineation report was prepared by Frank Svoboda, President of Svoboda Ecological
Resources and Nick McCabe.
Client: Chris Bol�is
Project Name: 200 and 350 Stubbs Bay Road
Prof ect No.: 20I4-037-03
Location: Orono MN
�� ���
Nick McCabe, Senior Environmental ScientisdCertified Wetland Deli.neator (WDCP#i218)
� �
David Remucal,Wetland Ecologist
��� �'
Franklin Svoboda,President, Svoboda Ecological Resources
10/27/2014
Date
Swbaia Ecologicel Rcaources 300&350 Stubbs Bxy Road
Project Numbear: 2014-037-03 g p�o
. �
naTA souRCEs
Minnesota Depariment of Natural Resources,Public Waters Inventory Basin Delineations,
Published 7/31/2008 andretrieved fromhttp://deli.dnr.state.mn.us
United States Fish and Wildlife Service National Wetland Inventory Map.Retrieved from
http://www.fws.gov/wetlandslData/Mapper.hlnil on 06/19/12.
2010 Aerial Calor Photos. Publicly Distributed by�1�IN Geo WMS Service,
Topographic maps obtained via the Nationa� Geographic Society's USA Topo service through
ESRI.
Web Soil Survey for Hennepin County, NIN. Retrieved from
http:i/websoilsurvey.nres.usda.gov/app/HomePage.hhn
Svoboda Ecological Rtsources 300&350 Stubba Bay Road
Project Numb�:2014-037-03 9 Oronn
LITERATURE REFERENCED
Cowardin, L.M., V.Cazter, F.C. Golet, and RT. LaRoe. 1979. Classification of Wetlands and
Deepwater Habitats of the United States. U.S. Fish and Wildlife Service, FWS/OBS-79/31.
103pp.
Eggers, Steve D. and Donald M. Read. 1997. Wetland Plants and Plant Communities of
Minnesota arrd Wisconsin. US Army Corps of Engineers, St. Paul Distract. 263pp,unclassified.
Environmental Laboratory. 1987. 1987 U.S.Army Corps of Engineers Wetdands Delineation
Manual. Technical Report Y-87-1,US Army Engi.neer Waterways Experiment Station,
Vicksburg,Mississippi.
Gleason, H.A. and A.C. Cronquist. 1991.Manual of Vascular Plants of Northeastern United
States and Adjacent Canada.New Yprk Botarucal Garden,Bronx. 910pp.
Sabine, B. J. 1999.National List of Plant Species that Occur in Wetlands: Region 3—North
Central(Indiana, Illinois, lowa,Michigan, Minnesota, Missouri, YVisconsin). Resource
Management Group, Inc. 77pp.
Shaw, S.P., and C.G. Fredine. 195b, yPetlands of the United States. U.S.Fish and Wildlife
Service, Circular 39. 67pp.
U.S. Army Corps of Engineers. August 2010. Regional Supplement to the Corps of Engineers
Wetiand Delineation Manual: Midwes�Region(Version 2.Q). ERDC/EL T'R-10-16.Vicksburg,
MS: US Army Engineer Research and Development Center.
Svoboda Ecological Resources 300&350 Stubbs Bay Road
Project Number:2014-037-03 10 p��
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2014-037
+��SVOgODA 4 175 350 700 200 & 350 Stubbs Bay Rd N
� Ewlogicai Resourcer Feet Orono,MN
N
� PC Exhibit E
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� I C:ans�a���ng E:nc�i�eec�s 8; Surveyc�rs
"'' ' 1 2638 Shadow Lane,Suite 240•Chaska,MN 553t8-1172
Phone(952)�i8-8838• Fax(952)448�805
www.bolton-menk.com
July 16,2015
City of Orono
Attn� Mike Gaffron
2750 Kelley Pazkway
Orono,MN 55356
RE: Prelinainary Plat Application 15-3763
200&350 Stubbs Bay Road North
Engineering Review#1
Dear Mike:
As requested,we have completed an engineering review of the documents submitted for the above
referenced project. We offer the following observations,comments, and recommendations for your
consideration:
1.0 GENERAL:
1.1 Proposed well locations should be shown on the Final Plans. Wells must be setback 50 feet
mirumum fxom septic systems.
1.2 Project notes indicate a monument is proposed and an easetnent will be obtained. The plans
should be revised to indicate nnoaument and easement locations. A separate applicaiion must be
submitted to City for monument approval.
1.3 Final Plans should include a RernovalsJDemolition Plan. At a minimum,the pla�a should address
removal of the following e�sting items:
a. Buildings
b. I]riveways
c. Septic systems
d. Wells(if wel�s are not to be presexved and reused, wells should be capped and sealed per
State requirements}
1.4 Development covenants should be submitted for review.
1.5 A Preliminary I,aadscape Plan should be submitted for review. The plan should includa ttie
following items:
a. Seeding/sod areas(including wetland buffers)
b. Road trees{1 txee per 4fl' road frontage)
c. Trees to be preserved/removed
d. Invasive species management areas
1.6 Outlot A should be re-vegetated with a native prairie seed mix.
1.7 The applicant will be required to obtain Minnehaha Creek Watershed D�istrict(MCWD)approval
and permitting for their Erosion Control,Wetland Protection, and Waterbody Cmssings and
Structures Rules. A copy of any approvals or permits required should be submitted prior to Final
Plat approval. Siuce the development is proposing less than 20°�impervious surface,no
stormwater tnanagement germitting firom MCWD shauld be required.
1.8 The applicant will be required to obtain a Geneaal Construction Permit(NPDPS)to discharge
stormwater associated with construction activity since more than 1 acre will be disturbed. A copy
of the permit should be submitted prior to any land disturbing activity.
Preliminary Plat Application 15-3749
Crystal Bay Estates
Page 2
1.9 The applicant will be required to submit a Maintenance Agreement for a]] stormwater management
structures and facilities. The agxeement should define maintenance responsibilities following
completion of project, specify ty�es and frequencies of inspection and maintenance activities,and
designate who will conduct inspection and maintenance activities.
2.0 ST�RMWATER MANAGEMENT PLAN:
2.1 Per NPDES requirements,any project that results in 1 acre or more new impexvzous surface at
ultimate development must provide volume retention equal to i"runoff from the new impervious
surfaces. Since the pxoposed development results in more than 1 acre new impervious surface,the
plan must be 1'evised to provide required volume retention.
2.2 Proposed condirions must be revised to indicate ultimate development conditions. Drainage areas
D1 and D3 must be revised to include proposed houses and driveways. In addition,the Proposed
Hardcover table should be revised accordingly.
2.3 The proposed pond must provide 1,800 cf storage below the outlet for each acre draining to i�
Calculations con£'irming sizing should be submitted.
2,4 The proposed pond is located within Wetland#2's buffer. Pond location should be adjusted so the
predicted higb,warer level is outside tlie buffer.
2.5 Storm sewer calculations must be submitted to verify adequate sizing.
2.6 The sump should be removed from the pond oudet control structure. The inlet pipe shou.ld�1ow
backward to pond to allow for future nnaintenance. The proposed weir will control the nornnal
water level.
2.7 Trashguards should be included for all stvrm sewer aprons.
3.0 PREI.IMINARY SITE PLAN:
3.1 Site access is proposed via an extension oi Kantyre Lane. since Kintyre Lane is an existing cul-de-
sac the City should consider the following:
a. By eatending Kintyre Lane to serve the proposed deve2opment,the cul-de-sac will be over
1,500' in tength(City standards reqture maximum 1,000' length)with nv potential to establitsh
a through corridor for future development.
b, The proposed cul-de-sac will ser�e 131ots(City standards require maximum lO lots).
c. City standards require a miniunum 28' paved width for roads serving 7 oz moz�e lots. Kintyre
Lane was construeted at 26' wide and would be out of compliance with City standards.
d. An agreement must be obtained from the Kintyre Home Owner's Association to cpnnect to
Kintyre Lane.
e. The existing cul-de-sac at the end of Kintyre Lane couJ.d remain in order to reduce
development costs.
f. An alternate route to serve the property could be provided through Outlot A of the Tamazack
Hill Addition. At Sd' wide,the outlot has adequate width to accommodake a grivate road,and
the road woald follow the e�cisting driveway serving 350 Stubbs Bay Road. This route would
have very minimal impact on lot layout or tree removals,with only Lots 6 and 7 requiring
adjustments. However,this route may result in minimal wetland impact to improve tlie
driveway to private road standards. Also,availabi3ity of this outlot for private road use should
be reviewed with the City Attomey and Applicant.
g. If Outlot A of Tamarack Hill Addition i s not used for site access,what is the intended futtue
use of this outlot7 The existing driveway to Lot 5 should be removed. The portion of this
outlot not serving the adjacent property at 300 Stubbs Bay Road Notth could be re-vegetated
with a native prairie seed mi�c,
` w
Preliminary Plat Application 15-3749
Crystal Bay Estates
• Page 3
3.2 The plan should be revised to indicate updated Drainage and Utility easements as ne�essary.
3.3 Building setback lines should be revised to correspond with wetIand setbacks as ne�essazy.
3.4 The plan is unclear how Lot 5 wil]be accessed from the proposed cul-de-sac. The garage for the
e�cisting house is on the opposite side of the cul-de-sac. If the existing house is to be removed,the
pIans shovld be revised to indicate the future house pad location.
3.5 Buffers around Wetlands 1 and 2 aze indicated at 54' wide. However,these wetlands appeaz to be
Management CIass Preserve on MCWD's Functionai Assessment of Wetlands Map,which require
75' buffers. Alsa,the CDMP indicates a 75' buffer should be provided adjacent to these wetlands.
The plans 5houid be revised as necessary to provide required buffers.
3.6 Several septic sites appear to be in conflict with wetland setbacks, wetland buffers,the stormwater
pond, and proposed"No Cut"zones. The A.pplicant should review these sites farther anti consider
alternate locations as necessary.
4.0 PRELIMINARY PLAT:
4.1 The Drai.nage and Utility easements should be revised to accommodate storm sewer alignment
revisians and to cover all wetlands and wetland buffers.
4.2 A Flowage and Conservation easement should be provided over all wetlands.
4.3 The Conservation Design Master Plan(CDMP) does not provide any recommendations for tree
preservation. However,the significant good quality tree stands will be latgely preserved in Outlot
A or wetland buffers. Also,the Applicant should consider placing conservation easements over
the"No Cut"zones proposed in the CDMP and covenants in order to ensure preservatian of
existing views an.d m3intain natural site screening. These tree stands will also provide biid habitat
and protect privacy of the 5zte,
4.4 McKinnon Drive should be proposed as a private road and placed in an outlot accordingly. The
outlot will require a road snd utilities easement over its entire area The easement should be
generated using the standard city form and recorded as part of the Final Plat process
5A PRELIMA�TA.RY GRAUL'�1G PLAN:
5.1 A Stormwater Pollution Pirevention Plan(SWPPP) meeting I\'PDES requuements will need to be
submitted as part of the Final Plans. The SWPPP shouId include a project narrative,erosion
control notes,erosion control installarion schedule, erosion control maintenance schedule,
pollution prevention notes,location and details of proposed erosion control devices,training
documentaUon,and chain of responsibility. The SWPPP should also indicate perimeter erosion
control measures and protecdon fencing will be installed by Contractor and inspected by City prior
to any demolition or land disturbance.Contractor must provide 24 hour notice prior to inspection.
5.2 The grading necessary to remove the exisfiing driveway to Lot 5 should be ind�icated on the plan.
53 The storm sewer alignment between McKinnon Drive and the pond should be revised as necessary
to eliminate any impact to Wetland#3.
5.4 Potential house pads indicated may not fit actual topography or allow for house styles desired.
Since house pads will not be create�with mass grading of the site, a nazrative addressing patential
house layouts should be provided. Narrative should include discussions on topography,desired
house styles,building heights,orientation on lot,tree removal, well locations,and septic system
locations.
.
Preliminary Plat App3ication 15-3749
Crystal Bay Estates
Page 4
6.0 PRELIMINARY STREET PLAN:
6.1 The proposed sireet section and profile designs meet City standards.
6.2 Harizontal curve data should be provided on plan to ensure alignment meets City requirements for
mipimum curve z'adii. Radii neaz the entrance do not appear to meet minimum standards.
6.3 The cul-de-sac radius should be reviewed by the F'ire Chief to enseue adeyuate space for turning of
fire departnaent vehicles.
6.4 The Street Plan iz�dicates a 30' wide street,but tlie Site Plan indicates a 26' wide street. The plans
should be revised to indicate a consistent width.
Please let me lrnow if you have any questions or need additional information.
Sincerely,
BOLTON&MENK, INC.
��� ���
Robert E. Bean,Jr.,P.E.
Water Resources Engineer
. �
PC Exhibit F
CITY ENGINEER'S REVIEW OF
ON-SITE SEWAGE TREA'TMENT REPORTS
(UNDERWA�
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a
.
b�TIJTES UF TS�
UBOI�10 GTTY COUNCII..MEETiNG
Mo�dsy,Ja�e 8,?A15
7:00 o'ebck p.n.
7. #15-3'134 CHRL'STOPHER BULLL�,20Q/3S0 STUBBS BAY BOAD NURTH,$KETCH
PLAI�T REVIEW(ea�ud)
C�affron nc�tod this ia a sketch p�an re�vie�+and reqnestcd t�c Cfty Coun�1 c3iseuss tho folio�ring iaRue�:
I. Should a roed coaridaa�for potential conaoctian to Stubbs Bay Road North be eatsbliahed?
2. The appli�cam is advis�d to caY+efiilly nvitw tb�buiidability of the nortl�rly lo�ia relation tn
abilifiy to p�nvid�fo�r oonfrn�ming lwm�e locationa aud septic sitcs.
3. What is the app�lic�anYs ia0ent for the por�ion a�p�nperty not being dividod?
4. W6s�t is the applie,ent's in�eat foc�ec:ooss tio the e�ci�tiag hoaae on Lot S?
C}a�mn t�ot�e+d the applic�nt has imd.it�bd�e wilt be kaving t�e width of I.ot$1 and 2 at 200 fe�t.
Gaf�'roon statod this is a sl�e�h pkm revi�vv and.ao public h�aring is re�quire�d. t�&an not:ad ncrighbor�clid
attt�d t�,e Plan�ing Commisaiaa mediag and provyded saane t�mmea�ta r�ding the Propoeai. Gaffron
stated thi�devalopment ie fsirly straig#�t forward but t�ak the City Caancal shauld prnvide�ome directi�n
to the applicant.
Cornick esked if the t�sil is likely to bc ca�ettvct�.
Gaffro�ekatod th,ry wautd he tallcing about a trail alcmg Stubb�Bey Road but tbere ie sw tsail further to
the aarth to coanec.rt to. Tf a 1 Q-foot trail o�s�t is�aatai aloag t��t bo�andary, 3taff would nat
exp�ct the appliea�to ca�truct a trail st this time. Ga�stated the eaaement for simply provido a
corridor fo�a firtore tc�sil,which dos�s show up oa tho City's Tra�Plan,b�tbet the City has bstween S3 to
SS millian in u�od tr�ail impa�nvetnencts c�o�►tainod w►ithiu that plan. Steff woatd nat roc�a�smead that
the applieaa�be raqaircd to c:anstrv�et a segm�t of tra�l wl�ea tl�e an no plsns far an ad�diticn�al trail in
this area.
1�Va18h amlcad if t�ur�+e is a�fcedbec�c from the palioe or 5re�rogsiding thc lc�gth of thc cul�,io-
sao.
GafFsvs�iadic�ted there has not been d{souasion with oitke=t�,e police o��s+�dep�tmente at th�ps�asant
time. Gaffi�on stated the City haB a numb�of exiating private road cul�lo-sace that e�xtend pss,stt I,000 feet
and closer to 1,500. T1te City's�tandard is 1000-foat,but theu+�sra many eacisting privato med cul-de�acs
that extend anywheme fram 1,3IX1 to 1,Sfl0 foet. Gaff�a ts�ed in thc instac►ee crf a tomado whene trxs
might blacac�he xnad,it wrnild be t�a6eiel to lwve a seeond acc:ess puint,but in a development like this,
th$t o�tiar►is nat avgilabl�.
IVIaMillan esk�ed if the pmaperty tbet is not b�ng included in tbus dcvel�rant is a confom4iag 2�cra lot.
C�affmn�tatod to l�is knowlecige it is nc�t co�fo�ming and might be a little brt lc�a thaa two aa+e�. C}a�
a�ded he is not sure if�e BolIia family has docicbd what their plans are for th�1vE. Ciaffron poimbed ou#
ihe rxisting house.
McMillan�sked if Lots I ax�d 2 as dc�rictod are 175 feet or 200 feet.
Page 5 of 39
.
11�IINUTEB OF THE
ORONO CITY COUNCII,MEETIl�IG
Monday,Jane B,201s
7:OD o'clock p.m.
7. �L�5-393d C�IST'OP'�R BOLLIS,TAO/3Stl STUB�S B�AY ROAD NORTH,SKETCH
PLAN RE'V[FW(cor�i�rre+�
Ga�indicat�eed thety ere 2�0 fe�. C3aff�stat�od Lot�hea s wetlend.off to o�side,amd lry the time
the house is p]ecad in�c�i�nsnce�vith tlu setbacks as wzll as aeptic si�bes,�e b�nilding site will be a
li�e tight. Os�stated tho�m ene few ava�abie options,b►rt�ducing the lots to 17S feet woutd npt gain
znnch aad the soptic site wauld still be up again.at the bsck aide af the hc�use.
McMillan noted with two eaptlic 6'ttes in t!u back ya�d,t�lot wauld bav�a oect�in restiic�ioms.
Cisi�n statod tLe sail w11 nat b�abk to t�disturbod aad na atcncxurea an'Il be able�o be co�tru,cted.
C3affmn stated the lacation c�f th{e hwsc is�uiy limited ead thc iiuyer of the lat wi1l.siee�d to n�
thc limitatiama. (�af&on sta�a!t�topography is n factvr in�omc of tl�s lvt�.
W,alsh c�om�nemted the devel.oper i�a attempting to get as many 2-�+c la�s aa posaible.
McMillan st�ted ab�wonld just lilae tlu develc�per W be aware vf the�estrictione.
CaTnick ae3ood if tt�o eaiating eep�t►a sy�t�na with tl�e pa+opo�od lat line going ti�ough it is caaifflzmiag.
�n�tetted the C'ity would not a11ow a lot line to go over a sep�tic system aad tbat the syatem would
naed to be abandoned ar roloc�ted. Staff wauld rather hsv�tho apglicants move the lat line to avaid an
casr.n�eant. Gaf&+un s�aEad the City has not atlav�+cd an c�$emrnt avea�a�syeteno in fhe paet.
Coancil Membor PrinhiF askcd how the City�otif�s futtma gmparty ow�ers af tlre rea�icqivns with thc
�ptic site8.
Gat�ron steted the�will likely b�a ht�m�wners asgociatiaa wiih�is developoment end that et$adards
wauld need to be i�luded ian cov�ea$ate,which are fi4cd a►ith the chain of title,but tb�at it fs u�in
fnhme ho�eownore will be aware af those Iiimitatione.
Christopber Bollis,Ap�plicant,stat�d�it irlatce to L�t 2,the pmposad�ic aite is dose to t�e pro�
tyuild'm�site oa the layrnrt but the aq�ic�cx�uld b�e pl�wed�arther bacic and still fit within�e iot li�as
and se�backa Bollis indic�ted the builc��g sites were shawu a�they ane sim�ply to raflect that th�ro i�
trpon�frn a hauae as well as tv4►o�ep�ic aitos. Tn eddition,�tbe�eptic aibe for Lat$3 ead 7 caild al�o bc
p�od bscic. Hollis stated iu hie view there ie a£�ir am�uat of fle�uubility with the location of the aeptic
sit�es.
r�eslced if a�►y sCptic ts�ing�as bo�oompleGad et this poi�.
Bollie�dfcated therc�,as n�ot been any done.
W�lsh esked wha�t the glans are fnr the wtlot and why that is not being developed at thia time.
Ballis poiated wrt his p�'house and s0eted they would'liluc to�ntiuue to liv�c there�r the indeffnite
futtu+e. Bollis s�ated his parents waatod a deveiagme�thet would fit tho lawd thc ba�t it tro�uld and ttut the
road coming off the cul�e-sec avoida tha woodod seetian.
Page 8 of i8
.
MINUT�$OF TH�
4RQN0 CTfY COUNCII.ME�TIlVG
Moaiday,Junt 8,Z(i15
7:Oii o'dock p.m.
7. �I5 373+1 CHRI�TOPAER BOLL�5,�t3SQ STiJBBS BAY ROAD N�RT$SKETCH
PLAN RLVIEW(co�)
Bollia�tstod�xitling a conidor thrvagh the woods does not mak�a ltit of eense foc aay�onal
develapment of tbat picae and tth�sre no develogment plans far tbat araa at#be pr�ent time. Bollia
indicated any future developmeat cauld havo aa:ess ot�of that road or aff of Stubbs Bay Road
MeMillui catvaten�ed it loa]ta I�ce ane and posa�lY two lats could be dcveloped m th�e soutltweat c�rne�
vvith aooess ad�of th�t�d. IKcMi�lan stated if peaple had d�e optioa of�aiug sonth tn Wsbe►tnwn or
�st to Stubbs Bay,theY woald libeFy ix�oe the pri�ste rv4d�o WatQtowm if they�hcading a�st ratlx•r
than out tv Stubbs Bay.
Ga�noted the wooded anea alao ltas some fairly�P alnpes,whirh woulfl necd to be awided if a
road was conehucted and wmild britxg the road clo�e to tha existing house.
Printup aak�d if Stsff is ccm�fortable with nttming a road throvgh there ai�me pc�int in tho futun rnthe�r
th�focvsing an it�ow.
tiaf�'ron�tated at this poi�it would be platted as ea outtot,and if it was avar dev�clqped,it vv�ould nevd ta
come be�lc beforc th�e Pl�ing Commi�ion and City Cauncil.
McMi3lau aslcod if Latt 7 would be lacated in t�woods.
Bollia in�diaated it ia the aae�ooded lot in tbe dcvrlopnne�nt. Bollis statad the prvpoeed bailding pad is
locaded in the clea�ring and neot in the woods. Hailis iu�dic�d t�do not wa:rt to�v+e s�e traas tha�.
v�fiat is neoessary.
Gef&+an noted tho neighba�s have�c,presscd a oonarn about their visw given grogased Lcyt 6. Gai�nan
rccamm�ndect the d�v+velbger contemplate some ac�ning in that a�+ea.
Bollis etated they+�tod to ge,t the�c:ie fmm the Plt�nantg Commisaion atyd Ci[y Co�ncil fitst and
then tbey were plattning to m�+ct wlth tbc i�vo neighbazs t�t would bc im�actted io g,�et thoir inp�ut an►whet
tl�ey vva�uld l�ae h>eee.
Council Member I.evang stated her co�cern is the cxisting cul�c�sac on Kintyre Lane. S.evaag asked if
the applicsnts hsve canaide�d elimiiasting ttt�at cnl-de-eac a�ud making it a straight road.
$ttllis statad they wauld lilce to�et the inp�ut fr�om tha City Council r�rding th�att aad that it is certainly
somathiag that could be re.moved if the Coancil dasires. Ballis�od thc pm�poa�vd wl�o-�sa is aimiler
to ti�o�in Graham H�1.
Levang indicst�d ahe would lilro to soe it r�m+�d. Levang st�ted shc hes a aarnaern about c�ra staakiag
ug on either sic�e af thc cul-de-s�c,wbach would make it di.f�iicult as it relates to visibility giv�n the rise of
th�hill.
MaMill�ct asked if thc p�ivaGe road coald be mawd fiuther to thc cast.
�age 7 of 18
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•
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Mouday,May 18,2015
6:30 o'clock p.m.
Gaffron indicated it is 3.9 acr contiguous dry buildable.
Leskinen stated she is not aware f a time when the City has approved or created a conforming lot.
Leskinen commented it is unfo te where the wetland cuts through this site an at they are a tenth of
an acre short. Leskinen noted she is a tenth of an acre short on her own pr rty from being able to
subdivide as well.
Leskinen stated the City has not done it in e past,City Code dces no iow it, and she would not be in
favor of creating a nonconforming lot. Leslci n noted it has nothin o do with the septic but that it is a
slippery slope that she would prefer the City no o down.
Lemke stated coupled with the fact that there might ot be o septic sites and a slope,it would make
sense to make a recommendation that it is not a doabl ' g.
Thiesse indicated he concurs.
Leskinen stated she dces not want the appIic to incur additio expenses in septic site testing only to
find out that the subdivision will not be ab to happen. Leskinen ted in the view of the Planning
Commission,this is not a dividable lot
Gaffron stated the applicants have e option to also bring this as a sketch lan before the City Council to
see if they concur with the Pl ' g Commission.
William Wixon stated the ave approxirnately one-half acre that is noncontiguo and is located across
the wetiand. Wixon as if there is any way to connect or get credit for that appro ' ately one-half
acre,such as by buil ' a bridge,in order to make this two lots.
Leskinen stated e contiguous dry buildable is the issue and that there is no way to make it ntiguous.
The Plannin Commission took no forrnal action on this item.
6. #15-3734 CHRISTOPHER BOLLiS,Z00 AND 350 STUBBS BAY RQAD NORTH,
SKETCH PLAN REYIEW,9:35 P,M.—10:05 P.M.
Christopher Bollis,Applicant,was present.
Gaf&on stated the applicant has presented a sketch plan proposing that a 31-acre piece of property
comprised of two separate tax parcels be divided into seven single-family residential lots and one larger
pazcel to the southwest for potential future development. The larger parcel could be served by either
Stubbs Bay Road to the north or the extension of Kintyre Lane that is proposed to serve the seven new
lots would be served by a new private road and cul-de-sac that would be an extension of Kintyre Lane.
All lots would be served by on-site sewage lreatment systems and private wells.
As it relates to the Comprehensive Plan,it is in conformity with the guiding in this area consisting of one
house per acres. There is sufficien#dry buildable for each of the seven lots. The site is located in the
RR-1B zoning district. Each proposed lot appears to have 2.0 dry acres buildable. Some of the lots,
based on topography and location of wetlands,might be more difficult than others to actually locate
Page 28 of 37
. �
NIINUTES OF THE
ORONO PL,A�NNING COMMISSION MEETING
Monday,May 18,2015
6:30 o'clock p.m.
houses on. In general the site is surrounded by single-family residential. There is a large wetland to the
east. The applicant's residence accesses from Stubbs Bay Road under a shared driveway system.
Staf�'s memo outlines each of the individual lots, Lot 1 consists of 2.25 dry acres and a portion of a small
open pond at the e�reme northeast corner. The lot contains an azea of 20 percent slopes with more
gradual slopes fiirther east The lot width is 196 feet at the 50-foot setback,just short ofthe 200-foot
width requiremen�
Lot 2 contains 0.26 acres of wetland,the larger being along its north boundary,and a portion of a small
open pond at the extreme southeast corner. The lot has a dry buildable area of 2.02 acres. The required
35-foot wetland setback to structures wili likely force the building to be in the south half of the lot.
Lot 3 as pmposed has 2.00 acres of dry buildable plus a 0.16 acre portion of wetland at the very east end.
Slapes appear to be in the 5-10 percent range. This lot meets the 200-foot width requirement and there
should be no problem meeting aIl required setbacks.
Lot 4 is proposed to have 2.00 acres dry buildable plus 1.3 acres of wetland in the northeast portion. The
lot abuts the proposed cul-de-sac with a width of about 60 feet at the from lot line, 150 feet at the 50-foot
setback, and 207 feet at the proposed line of the house site. It a}�pears building setbacks can reasonably
be met with a home on this property.
Gaffron stated based on sketches on file and air photo review, it appears the existing septic system drain
field may be bisected by the proposed lot line with Lot 4. It would appear,without the benefit of
additional data,that issues with primary and alternate septic sites could be a problem for this lot.
Lot 5 contains the existing residences addressed as 350 S#ubbs Bay Road and has its driveway access ta
Stubbs Bay Road. Whether this residence will abandon the exssting driveway and access from the new
priva#e road is a point for discussion; although,there tnay nat be a strong argument either way. Lot 5 also
contains a wetland to the north and east plus a small pond to the northwest. Dry buiidable area is shown
as 2.68 acres with 3.8 additional acres in wetland arn.d pond.
Lot 6 is shaped as a neaz'ly equilateral triangle abutting the cul-de-sac at the sout3teast comer and abutting
wetland along its northwest border. With a dry buildable area of 2.04 acres and 0.66 acres of wetland,the
shape of the site,the low topography, and the wetlands will potentially make it difficult to locate a house
and septic systems.
Lot 7 has exactly 2.00 acres of dry buildable but a 0.56 acre finger of wetland exbending through the lot
from the northwest is likely to make it di�cult to locate a house and two septic sites. The westerly two-
thirds of the site is wooded while the east one-third is open.
Gaffron pointed o�rt the parcel that is not intended to be developed at this time. 'The portion of the
property not being subdivided to create building sites should be platted as an outlot unless the applicant
intends to make it a building site. If platted as an outlot, it witl not be buildable until oz unless it is related
as a lot. If platted as a lot, it will be subject to septic testing as well as the stormwatez�and drainage trunk
fee and park dedication fee.
While the property abuts Stubbs Bay Road North,the proposed building sites are more than 300 feet from
that road and proposed to be accessed via an e�ttension of Kintyre Lane. The City's standard for
Page 29 of 37
� A
MINUTES OF THE
ORQNO PLANNING COMMISSION MEETING
Monday,May 18,2015
6:30 o'clock p.m.
maximum length of a cul-de-sac zoac�is 1,000 feet. Kintyre Lane,as it currently exists,is 900 feet in
length and the proposed extension of b50 feet would bring it to 1,550 feet. While there are a number of
private roads in the City extending well beyond 1,000 feet,it has been City policy to establish corridors
for possible future development of through rosds where#he ability exists. The Planning Commission
should d'ascuss whether a corridor should be dedicated from the proposed road extending west to Stubbs
Bay Road.
At the present time the applicant, Staff,and the City Attorney are working with the develaper of Kintyre
to establish easement rigtits and responsibilities for the extension of Kintyre Lane to serve this proposed
development.
The Comprehensive Plan shows a futnre trail being proposed along Stubbs Bay Road connecting from a
canceptual trail along the south side of the Burlington Northern Railroad corridor dowr�to the shore of
Stubbs Bay. Whether this trail will ever be completed is unknown at this time,but a 10-foot easement
along the west boundary for future trail puiposes should be explored.
Crearion of a new private road is likely to require stormwater ponding and/or other stormwater
management measures. Given the general slope to the northeast, it is likely thax ponding would occur in
the area of one of the four proposed northerly lots. Ponding areas will require the establishment of
easements and the ponding areas will not be credited as building area. The anticipated stormwater and
drainage trunk fee is appzoximately$46,800.
The wetland delineation report does require MCWD review and approval to confirm the indicated
boundazies. The MCWD would be involved in establishment of any wet2and mitigation requirements if
needed and would also be establishing appropriate wetland buffers for the development. The City will
require a conservation and flowage easement over each of the wetlands as well as impose standard
wetland setback requirements. The development wili also be subject to�e City's Conservation Design
Ordinance.
The Planning Commission should discuss the follawing;
1. Should a road corridor for potential connectian to Stubbs Bay Road North be established7
2. The appticattt is advised to carefully review the buildability of tl�e northerly lots in relation to
ability to provide for conforming home locations and septic sites.
3. Should the applicant's suggestion of reducing the width of Lots 1 and 2 to 175 feet be allowed?
Staff would note that this was only allowed on Kintyre because it was platted via the PRD
process and a substantial area of upland was preserved in a conservation easement out which
preserved a long natural view from Watertown Road with wooded backdrop that would have
otherwise been lost. Staff questions whether simi�ar conditions e�st on this property to justify
smailer lot widths.
4. What is the applicant's inten.t for the portion of property not being divided7
5. What is the applicant's intent for the access to the existing house on Lot 57
Page 30 of 37
�
NQNUTES OF THE
ORONO PLANNING COMMISSIUN MEETING
Monday,May 18,20I5
6:30 o'clock p.m.
Gaf�'ron stated the Planning Commission should discuss the proposed sketch plan and provide direction to
the applicant.
Leskinen asked if the lot next to Stubbs Bay Road is the applicant's residence.
Gaffron pointed out the lot that currently has a house on it as well as the applicant's lot.
Christopher Bollis,Applicant,3265 Lafayette Ridge Court, stated he owns 350 Stubbs Bay Road but that
he dces not reside there. Bollis indicated his parents do live on Lot 2 and have resided there for 41 years
with no plans to move at the present time.
Leskinen stated the reason she asked about whether that was part of the subject propeRy is because she
was wondering whether that particuIar avenue between that home arid the barn could perhaps provide
access ta Stubbs Bay Road instead of having the connecting cul-de-sacs. Leskinen indicated as she was
looking at E�ibit E,she felt there were some other options.
Bollis indicated that strip of land is approximately lb f�et wide and is basically for a driveway to 200
Stubbs Bay Road.
Leskinen asked if that is the residence that is located by the trees.
Bollis stated that is correct.
Landgaver asked if the Planning Commission should discuss direct access to Stubbs Bay Road.
GafTi�on stated an outlot would be cansistent with what the City has done in similar situations where there
is an opportunity to make a thraugh road a#some point in the future. The majority of those roads have
never been connected up to the present time.
Leskinen asked if the wooded area is a11 dry buildable or whether it is wetland.
Bollis indicated it is largely upland.
Gaffron stated the low area is the Iittle finger of land.
Thiesse stated the problem with the two eul-de-sacs is they both come from the same spot and cut Stubbs
Bay Road off. Thiesse ststed the convenience in other similar situations would be for maintenance and
access by emergency vehicles,which does not seem to be the case in this situation.
Lemke asked if that is all private property wheze the existing home is located.
Gaf�on indicated there is a strangely shaped outlot that serves two honr�es.
Lemke asked if that could be the access to the cul-de-sac.
Gaffron sta,ted it is a possibiIity,but to his kaiowledge it was not platted as a road but rather as a shared
driveway.
Page 31 of 37
l �
MINUTES OF THE
URONO PLANNING COMNIISSION MEETING
Monday,May 18,2015
6:30 o'clock p.m.
Bollis indicated that is correct. Bollis stated if they were to plat a conidor out to Stubbs Bay Road,he
would tike to discuss what the purpose of the corridor would be, Bollis stated there is zero intent for
future development of that parcel, and even if there were a corridor out to Stubbs Bay, it would not serve
anything if someone were to develop that. Bollis indicated the potential lots off of Stubbs Bay Road
would have access off of Stubbs Bay Road,
Thiesse stated eliminating the cul-de-sac off af Stubbs Bay Road would simply force the road further
down and then require the road to come back up and atound.
Bollis noted there would also be a number of trees that would be impacted.
Thiesse asked if the roadway coming off the e�sting cul-de-sac is pretty steep.
Bollis stated there is a tiny section of the property that has an 18 percent grade in Lot 2. Bollis stated it
would be less thaz� 1,W0 square feet. Bollis stated the homes would be walk-outs and very little grading
would be required.
Thiesse asked if the applicant would be connecting his house to the cul-de-sac.
Bollis indicated he would be.
Gaffron asked if that potentially eliminates the corridor off of Stubbs Bay.
Bollis stated in his view it would skay in owzxership to that piece of property and gotentially nat be used.
Gaffron noted between I,ots 4 and 5 the property line goes through the septic field.
Bollis indicated it would cut off e comer of the sepric site,
Thiesse noted a new septic system would likely be required if a new home is built.
Gaffi'on stated they would need two sites that could be utilized for septic.
Leskinen indicat.ed she is in agreement with Gaffron regazding Lots 1 and 2 and to leave the width as is
given how the wetland limits the placement of the house.
Gaffron stated the wefland could perhaps be split between the two lots,which would leave both lots at
175 feet. Gaffron stated he does not know,however,if there is a justification to vary on that.
Landgraver asked how the applicant feels about compressing Lots 5,6 and 7 into two lots rather than
three.
Bollis stated the way t4iey have the house pads on the lots currently,they are conforming and it will
depend on the septsc testing.
Leskinen stated it appears to be a reasonable plan but the chain of cul-de-sacs might be a little concerning.
Leskinen stated she is not sure what can be done to resolve tha�
Page 32 of 37
.
MINUTES OF THE
ORONO PLANNING CONIlI�SSION MEETING
Monday,May 18,2015
6:30 o'clock p.m.
Gafhon stated the parcel that would not be developed likely would be platted as an outlo� If it is not
platted as an outlot but platted as a lot,there would need to be septic testing completed and the lot would
be subject to stormwater and drainage trunk fees. Gaffron stated there is not a problem with leaving it as
an outlot. The other option would be to combine it with the adjoining property.
Gaffron stated from Staf�s perspective,what has been presented is in general a good layout,and if
everything tests fine for septic,he would not have a problem with it.
BolIis stated since they have submitted their sketch plan,the onsite review by the Watershed was
completed. Bollis indicated the wetland on Lot 2 is actually considerably smaller than what was
originally delineated. The ftrs#80 feet of the wetland was determined to be upland,which helps a lot with
building pad and septic. Bollis stated ti�e open ponds are proposed ponds for stormwater management
and are not natural wetlands.
Thiesse asked about the existing cul-de-sac aad whether it would be made a through roa�.
Gaffron stated it is pla#ted as an outlot up to a certain point with a separate tax parcel at the end. Gaffron
stated one ofthe discussion points as this plan progresses is whether one of the cul-de-sacs could
disappear. Since it is platted,tb.ere would need to be a varation of that outlot and perhaps be combined
with one ofthe adjacent lots.
Thiesse stated it could be a nice turnaround halfway there except it could potentially create a traffic
problem if someone was coming over the hill. Thiesse asked if there is surmountable curb on the cuI-de-
sac.
Bollis stated there is surmountable curb on the cul-do-sac and that it would be nice to remove that if
possible. Bollis noted there is a similar cul-de-sac in Graham Hill approximately 1,500 feet in length.
Leskinen asked what the total length of the raad is.
Gaffron indicated it is approximately 1,500 feet from Watertown Road.
An audience member asked if public comment would be allowed.
Gaffron noted this is a sketch plan review and that the public is not no#ified and public camments are
typically not taken,but the Planning Commission has t1�e option of accepting public comments.
Chair Leskinen stated she would allow public comments.
Susan Fleming,300 Stubbs Bay Road, stated they would be very disappointed ifthat turned into a road
going out to Stubbs Bay Road. Fleming asked whether these homes are going to be walkouts or single-
level homes,because they would be looking directly at three level homes if they are walkouts. FIeming
stated in her view Lot 6 is a really flat lat and that she is not sure how they could put a walkaut there.
Dick Stubbs,4U0 Stubbs Bay Road, stated they will not want a driveway on the north end since it is really
low land that floods out every spring.
Gaffron stated he is not sure if there is an answer to define what type of house could go on Lat 6.
Page 33 of 37
.
MINUTES OF THE
ORONO PLANNING COMMISSION MEETII�TG
Monday,May 18,2015
6:30 o'clock p.m.
Bollis stated what is being depicted is a boilerplate house pad and is not going to be the exact house irt
that location. Bollis stated Lat 6 could accommodate a walkout but that it would be up to the builder.
Boltis indicated he would like to design the homes according to the topography ofthe lots.
Landgraver stated before the applicant goes before the City Council,he may want to consider same type
of landscaping or screening to minimize the impacts to the neighbors.
The Planning Commission took no formal action on this item.
7. #15-3732 CTTY OF ORONO,AMEND CITY C�DE SECTION 78-1 DEFINITIONS,ADD
BARBER SHOP5 AND BEAUTY SHOP, 10:05 P.M.—10:20 P.M.
Curtis stated the City was recently approached with a reyuest to operate what was described as a high-end
nail salon in an existing building in Navarre. Barber shops and beauty shops are permitted uses within the
B-1 retail sates business district,the B-3 shopping center district, and the B-S limited neighborhood
business district.
Currently there is no definirion outlini.ng what services are included in a barber shop or beauty shop
within the zoning code. Staff is not proposing a change per se but rather to add a def nition and perhaps
the types of services to be provided so that when a similar question comes up,Staff would be better to
answer it. Curtis noted it is not unusual for the use to be specifically defined,but that this is an
opportunity for the City to put some parameters on the use.
Staff has done some preliminary reseazch as a starting point for the Planning Commission's review. IrE
Sta.ff's view,the Plymouth definition encompasses a number of the services that would normally be
common. Sta�'is not proposing to change any of the language regarding th�City's massage licenses.
Curtis requested the Planning Commission look over the options and provide Staff with some guidance.
Thiesse asked if the Planning Commission went with the Plymouth definition as it relates to nonsurgical
cosmetic procedures,whether tattoo replacement and removal would be included in that or construed to
be included.
Curkis stated that is a good question and that the Planning Commission could decide whether it should be
included in the definition.
Schcenzeit statad if the definition dces not specif ca11y exclude that,it likely still would be covered given
the broad language in the Plymouth definition.
Curtis stated the Plymouth definition 1s 2 starting point that the Planuung Commission cot�ld use.
Leskinen opened the public hearing at 10:13 p.m.
There were no public comments regarding this application.
Chair Leskinen closed tl�e public hearing at 10:13 p.m.
Page 34 of 37
A
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32-118-23�2-0003 8�32-118-23-42-0006 REC ElV E D
For more i�formaGon contad:
Hennepin County GIS Dhrision
JUN 1 7 2015 30o sth sueet so�cn
Mlnneapolis,MN 554B7
gis.i nfo�hennepin.us
G17Y OF ORONO � � � ��
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PC�xhibit I
38 32-118-23 13 0003 38 32-11&23 42 ODOS 38 32-]18-23 43 0023
TODD&DONNA GALJSE THOMAS E&SUSAN M F1.EMING GONYEA HOMES INC
480 STUBBS HAY RD 300 STUHB3 BAY RD N 6102 OLSON MEM HWY
I.ONG LAKE MN 55356 LONG LAKE MN 55356 GO[.DEN VALLEY MN 55422
38 32-]18-23]3 0006 38 3�118-23 42 0006 38 32-I I 5-23 43 00�4
LEE OLMSCHEID CHRIS70PHER W BOLLIS ANDRADE LAND COMPpNy
440 STUHBS BAY RD N RACNEL A HOLLIS 201 EAST I,AKE ST
LONG LAKE MN 55356 350 SNBBS BAY RDN WAYZATA MN 5539i
I.ONG LAKE MN 55336
38 32-115-23 21 0006 38 32-118-23 42 00p7 38 32-118-73 44 OODS
B N&SANTA FE RR CO CHRIS'PDPHER W HOLLIS VERNE M HUBBELL
PROPERTY TAX DEPT RACHEL A$OLLIS 3340 WATERTOWN RD
PO BOX 961089 350 STUHHS BAY RD N LO1�G LAKE MN 55356
FORT WORTH TX 76i61 LpN(3 j,AKE Mld 55356
38 32-I f 8-23 31 0�1 38 32-I I8-23 43 0004 38 32-118-23 44 0006
DEREK CESSOR�ULVER CKRIS BOLLIS ROSS R REPKE
BRIDGET CESSOR-CULVER 220 S'IUBHS BAY RD 3380 WATERTOWN RD
385 STiJBBS BAY RD N LONG LAKE MN 33356 LONG LAKE MN 55356
LONG LAKE MN 55356
38 32-118-23 31 0003 3$ 32-I 18-23 43 0015
FREDRICK R KRIEt3ER GONYEA NOME3 INC
355 SNBBS BAY RD N 6102 OLSON MEMORIAL HWY
LONG LAKE MN 55356 GOf.DEN VALLEY MN 55422
36 32-]15-23 31 OOpS 38 32-118-23 43 0016
REVIS L S"['EPHENSON i[I MICIt1�EL ROLL
1850 FOXRIDOE RD SACQUELINE WQ,LL4M$-ROLL
LONG LAKE MN 55356 155 KWT'YRH I,pNE
OR�NO MN 55356
36 32-I 18-23 41 00p2 38 32-11&23 43 0017
MARGARET A BUSCti QONYFA HOMES INC
3330 WATERTOWN RU 6!02 OLSON MEM HWY
LONG LAKE MN 55356 (30LDEN VALLEY MN 55422
38 32-I I&23 42�O] 38 32-11&23 43 0p18
RICHARD N STUBBS JOHN F KNORP
400 STUBBS BAY RD N KRIS'i'[NE E KNpRP
LONG LAKE MN 55356 1 gp KINTYR&(„q
LONG lAKE MN 53356
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38 3�118-23 42 Q003 38 32-]18-23 43 0019
CHRISTOPHER&4AIL BOLLIS ANDRADE LAMD COMPANY
200 STUBBS BAY RD N 201 EAST LAKE ST
LONG LAKEMN 55356 WAYZATA MN 5539]
RECEIVED
38 32-I IS-23 42 0004 38 32-1 l8-23 43 0(i2Q ��� � � L���
CHRISTOPHER BOLLIS ANDRADE LAND COMPANY
220 STUHBS BAY RD 20t EAST LAKE ST C
LO1V4 LAKE MiJ 55356 WAYZATA MN 55391 �j��r{�{�QNO
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D�tte Application Received: 6/17/15
Date Appticatioa Considerod as Complete: 7/7/15
60-Day Review Period Expires: 9/5/15
To: Chair Leskinen and Planning Commission Members
From: Mike Ga.ffron, Senior Planner
Date: July 16, 2015
Subject: #15-3758, City of Orono &Clifford Otten, 2251 Pine Ridge Lane and City-owned Parcel
PINS 34-118-23 22 0019(Well#3)-Lot Line Rearrangement and Rezoniug-Public
Hearing
---------------------------------------------------------------
Zoning District: RR-1B,One Family Rural Residential District(2 acres/20Q' width)
Property Areas: 2251 Pine Ridge Lane: 2.43 acres
34-118-23 22 0019: 0.43 acre
Applicatiorr Sumnlary: The City reqnires additional land adjacent to City Well#3 in order to install an
additional well {City Well #4}. An agreement has been reached with the adjacertt property owner,
Clifford Otten, in which the City will acquire the necessary acreage, resulting in 2251 Pine Ridge
becoming smaller than the 2-acre minimum of the RR-1B District. Therefore, the remainder of 2251
Pine Ridge Lane after City lot line rearrangement and acquisition is proposed to be rezoned to R-lA, 1-
acre Single Family District.
Staf)`' Recommendation: Planning Commission should hold the public hearing and accept public
comments. Staff recommends approval.
Parcels Involved:
Address&PID Owner of Record Le al Descri tion
2251 Pine Ridge Lane 34-118-23 22 0017 Clif�'ord Otten Lot 2,Block 2, East Willow Woods&
adjacent 1/2 of vacated street
naddressed 34-118-23 22 0019 City of Orono Outlot B,East Willow Woods
List of Exhibits
Exhibit A. Application
Exhibit B. Survey
Exhibit C Existing and Proposed Legal Descriptions
Exhibit D. Exis�ting Zoning Ma.p
F�hibitE. RR-lA and R-lA Zoning Code Sections
Exhibit F, Purchase Agreement and Shared Driveway Easement Agreement
Exhibit G. Site Plan Showing Existing House Location
Exhibit H. Aerial Photo
Exhabit I, Area Plat:Vlap
Exhibit,T. Property Qwners List
B�ckground
The plat c,f East Willow Woods was created in 1990 and included th,e creation of a small parcel,
Outiot B, to be used for a City well as a critical element of the City's North Water System, The
existing well has served the City for more than 2 decades but due to expanded development in
this part of Orono a second well is needed to provide additional capacity and redundancy (also
known as `firm capacity'). Due to the required separation distance between municipal wells, it
has been detez�mined that the existing well parcel is too small to accommodate a secand well.
153763
July 16,2015
Page 2 aF 3
The most cost-efficient and least disruptive option is to acquire directly-adjacent land for the
second well.
Mr. Otten b�as agreed to sell a portion of his abutting property to the City. The sale is contingent
on a number of conditions:
1, The 60' right-of-way corridor lmown as Outlot C, East W�ilow Woods is to be vacated
(Outlot C is owned by Otten; the City has an underlying easement with certain use
restrictions, and that easement would have to be extinguished or vacated - correct
procedure to be determined by City Attorney).
2. A sewer connection to be provided to the remainder of 2251 Pine Ridge Lane, City to
waive sewer connection fee.
3. Rezoning of remainder pazcel from RR-IB to R-lA
4. City to pravide driveway easement for remainder parcel
5. City to grant the Iot split to establish sepazate tax parcel ownership.
Approval of the ci.�rent application will result in rezoning of the Otten remainder parcel (which
contains an e�sting residence} from RR-1B 2-acre minimum to R-lA 1-acre min;m�, �d will
adjust the common boundary between the Otten property and the City parcel, as follows:
Eaisting area Proposed Area
acres acres
Otten Parcel 2.43 1.62
Ci Parcel 0.43 1.24
Total 2.86 2.86
This lot split is being processed as a simple lot line rearrangement. The `before' and `after' legal
descriptions are attached as Earhibit C.
Lot Line Rearrangement Setback Impacts
The lot line reazrangement does not result in any structure setbacks becoming nonconforming.
The e�usting house will still he approximately 70 feet from the new east Iot line
Existing Septic System Easement Required
Included in the lot line rearrangement is an easement over the City-acquired land for the existing
septic tanks serving the house at 2251 Pine Ridge. Once that residence is connected to sewer the
septic tanks will be abandoned. Their condnued existence untzl sewer connection does not affect
the proposed new well location within the acquired property.
Rezoning Impacts
As a result nf the rezoning, the existing conforming Otten parcel will be reduced in size to be
less than the reqwired 2-acre minimum of the RR-1B District. Rezoning to R-lA, which has a
minimum lot area of 1.0 acre, will allow the Otten pazcel to remain conforming. This 1-acre
zaning is the same as tha.t existing in the adjacent Sugaz Woods development (Sugar Woods is a
Planned Residential Development - `PRD' - with underlying R-lA zoning). The permitted,
conditional and accessory uses of ,RR-IB and R-lA are listed in the attached zoning code
sections (Eahibit E).
15-3763
July 16,2015
Page 3 of 3
Impacts to Svrrounding Residential Development
The impacts to surrounding residential properties are anticipated to be zninimal. There will be
some vehicle and machinery noise during well construction, but after that the site will only
require the occasional maintenance vehicle using Dickey Lake Drive and Pine Ridge Lane to
access the well building. A new driveway will be constructed extending from Pine Ridge Lane
to the well house. The City will continue to maintain Pine Ridge Lane.
Summary of Issues for Discussion
1. Are there aziy negative impacts associated with the lot line rearrangement?
2. Are there any negative impacts associated with the rezoning:
3. Are there any other concerns that need to be addressed?
5taff Recammendation
Planning Commission should hold the Public Hearing and receive comments from the public.
Staff recommends approval of the proposed lot line rearrangement and rezoning as proposed.
City of 4rono P��'�`tA
Land Use & Conditional Use Permit
Application
SfrisetAddress: Applicatlon# '� �"75
.�,o�0 2750 Keiley Parkway
Orono,MN 55356 Date Received • '1•
Main: 952-249�600 Stsff
fa�c: 952-249-4616 Fee -�
,�, � Marlirrg Addrsss: ^
¢ J � P.O. Box 66 Escrow#&$
�'�kE�4�G� Crystal Bay,MN 55323-0066 P�rmit Fee
Notes
This ap�iicatian form must be comp(eted m fuN �piicanfi w+i� b�not�f�ec1 v►+�thirm 15 days as to th� status af the
ap�l�cataon Incomplete applications will not be placed on Planning Commission Agendas.
Job Srte Address: 225 I �i h�, �,� L,q�t,E-
/APPLICANT INFORMATION:
Name: C�r�! ��=- ca2v..tp
Phone: �952� 24CT— yc.�� Fax: � '--
Address: � Cit : �ZIP: 5535G
Contact Pe�on: �� �',��„�� Contact's phone number —y��
Email Q�����,;_ ,r��„„� �s Applicant is: �e�as�or � (Circle O c.,,r�
PROPERTY OWNER 1NFORMATiON:
Name: �" ��,�,1� ���, vrrr�./
Phone(day): '�"
Mailing Address: �,,,, r,,q_ ��,� �,�/ �� Z�p. ,5-5�
Emaif and/or Fax � ),.�„�.zi�, � �����G, �,,
Overail ProJect Description: R�-� �,,��,
Check Box LAND USE APPLICATIONS lication Fee Escrow
�al of Administrative Decision $50 NA
Commercial Site Plan Review $700' $90,000 minimum)
Com rehensive Plan Amendment $700" $700
Easement 1 Ri ht-0f Wa ROW Vacation,withaut Subdivision $7Q0* $700
PID 5 acre minimum r cade �20Q/acre minimum$1,000 " $10,440(minimum)
PUD Rezonin (H 12 Corridor Onl }—Residential $700+$4p er dweifin unit* $10,000(minimum)
PUD Rezonin H 12 Corridor l�nf —CommerciaUlndustrial $200/acre minimum$875 • ffi1 o,00U(minimum
RPUD or PRD,without Subdivision $50/dwellin minimum�600 S�o,000(minimum)
Zonin Amendments includin Rezonin �700" $700
Check Box CONDITIONAL USE PERMIT CUPj Application Fee Escrow
After-the-Fact CUP Double Fee
Amend Existing GUP $7pp* N�,y
Commercial!I�dustrial Use $700" $700
Duplex Credit(per building) $7pp* �7�
Gradin and Fillin 01 cu. d. or more $700*+Permit Fee $700
Grading and filfing�within 75' of OFfWL(includes seawalls 8�retaining wafls) ' $7Qa•+Permit Fee $700
Grading and flling—wetland and floodplain $7fl0"+Permit Fee $700
Guest House I Guest A artment �700" $700
Institutional—Type: $700' $700
Renewal of CUP, IF no chan e to ori inal lan $350 NA
Residential!Residential Accesso Use—T $700* �700
`pkts, Eagir�eering&Legai Revle�w�o�
Last Updatecf: January 2014
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Minnesota AND the South half of Pine Ridge Lane,as vacated per n �— N � w
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SURVEYOR'S CERTI�ICATiON � �':=.
I hereby certtfy that thls sunrey was Frepared by me ' _ � I
or under my direct supervlsion and that I am a duly � ����,=. \ Basls of Bearing:
licensed land surveyor under the laws of the 5tate of \ For the purposes of this survey,the East Une of
MI e ta. � the NW�ofthe NW�of Section 34,T.118,
� 06/18 015 ��"� � R.23 has an assumed bearing of S 00'22'23"E.
Fc�ward.I.Roc {ll Date � `
�icense hfumber438I0 � �
DESCRlPTION EXHiBiT
PART OF LOT 2,BLOCK 2
ORfJNO, MINNESOTA EASTWILLOW WOODS
B O LTO N Sc M E N K� I N C. HENNEPIN COUNTY,MlNNESOTA �
Consulting Engtneers & Surveyors nm
2638 SHAD�W LANE,SUITE 200 FOR: GTY OF ORONO ?
�Bo(tan&Menk,In�_ 2015, CHASKA,MfNNESOTA 55318 Q
AN Rights Reserved (952)-445-8838 �*
W
!OB NUMBER: C13.1D8616 FIELD BdOK: DRAWN BY: E1R SECTION 34,T118,1.
PC Exhibit C
EXHIBIT A
Seller Pro Le al Descri tion
Lot 2, Block 2, EAST WILLOW WOODS, according to the reoordeal plat thereof, Hennepin
County, Minnesota AND the South half of Pine Ridge Lane, as vacated per City of Orono
Resolution No. 2803, Document No. 2132368,Hennepin County Reoords.
EXHIBIT B
Properiv Le�al Descript�on
The East 110.00 feet of Lot 2, Block 2, EAST WILLOW WppD5, according to the recorde�
plat thereof,Hennepin County, Ivlinnesota AND the South half of Pine Ridge Lane, as vacated
per City of Qrono Resolution 3�To. 2$03, Dvcument No. 2132368,I�ennepsn County Records.
EXHIBTT C
Remainder Pro Le al Descri tion
That part of Lot 2, Block 2, EAST WILLOW WOODS, according to the recorded plat thereof,
Hennepin County, Minnesota lying west of the.East 110.00 feet thereof and lying south of Pine
Ridge Lane, as va,cated per City of Orono Resolution No. 2$03, Doczament No. 2132368,
Henx�epin County Records.
PC Exhibit D
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�
DIVISION 2. - R-1A ONE-FAMILY RESIDENTIA� DISTRICi'
Sec. 78-226.- Purpose.
The R-1A one-fami�y residential district is intended to provide a district which will allow a
combination of low-density residential development and ifmited agricultural activity. Pfanned
residentiai developments may be ailowed by conditional use permit. The district shafl ha�e immediate
access to highways and public sanitary sewer.
(Code 1984, § 10.20(1))
Sec. 78-227. - Permitted uses.
Within any R-1A one-famiiy residentlal district, no structure or fand shal( be used except for one or
more of the foflowing uses:
(1) City-owned public service structuresthat have been approved bythe citycouncil afterthe
required public hearings for public improvement projects, provided that:
a. All buildings are located at least 50 feet from any adjacent praperty zoned for residentia!
use.
b. The architectural design of the structure is found to be compatible with the surrounding
area.
c. If the city proposes amendment to the approved design plans or the placemer�t of the
structure, notice of the proposed changes shall be mailed to all property owners within
350 feet of the parcel on which the structure is to be located. If the proposed structure is
to be located within a pufolic right-of-way, property owners within 350�eet of the structure
shall be maifed notice of the proposed changes. Notice shail loe maiied at least 14 days
before the counril meeting at which the amended plans wlll be considered.
(2) Gardens.
(3) Municipal buildings.
(4} Nonrental guest apartrnents(no exterior ingress or egress).An apartment within the principal
residence structure on a lot for the sole use of the occupants of the principaf residence,
including their domestic employees or nonpaying guests. The only means of ingress or egress
to the apartment shall be from within the principal structure. Application for such a guest
apartment shall adclress the concerns of parking, sewage treatment, entryway and interior
access method. Such apartments shall not have utllities metered separatelyfrom the principal
residence utilities and shal) not have a separate street address.
(5) One-family detached dwellings.
(6) Publicly owned parks and playgrounds.
(Code 1984, § 10.20(2); Ord. No. 44 3rd series, � 1, 2-25-2008; Ord. No. 82 3rd series, §2, 12-13-2010;
Ord. No. 90 3rd series, § 2, 12-12-2011)
State Law reference— State mandated permitted uses, Minn. Stat. § 462.357, subd. 7.
Sec. 78-228. -Conditionai uses.
Within any R-1A one-family residential district, no structure or land shall be used forthe following
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uses except by conditional use permit:
(1) Golf courses, country clubs,tennis clubs, non-profit camps, and religious camps, provided
that:
a. All principal buildings are located at least 100 feet from any adjacent property zoned for
residential use; and
b. All accessory buildings and structures more than six feet in height are located at least 50
feet from any adjacent property zoned for residential use.
(2) Guest houses and nonrental guest apartments.
a. Guest hauses, provided that:
1. The lot is at least twa times the miniin�m lot area required by this section;and
2. The guest house is for the sole use of the occupants of the principle dwelling,
including their domestic empioyees and nonpaying guests.
b. Guest apartments with exterior ingress and egress, provided that:
1. The application for a guest apartment adequately addresses the concerns of parking,
sewage treatment, exterior access method, and interior access method;
2. There is at least one acce5s door to the apartment from inside the principaJ dwelling
and this doar fs the primary means of accessing the apartment;
3. the guest apartment daes not have a separate address;
4. The guest apartment's utilities are not metered separatefy from the principal
cfwelling; and
5. The guest apartment is for the sole use of the occupants of the principal dwefling,
including their domestic employees and nonpaying guests.
(3) Places of worship, provided that all buildings and structures, except columbaria, are located at
least 50 feet from any adjacent property zoned for residentiaf use.
(4) Planned residential development, limited to detached single-family dweliings only and subject
to the limitations of division 10 of this article.
(5} Public service structures, provided that:
a. All buildings are Iocated at least 54 feet from any adjacent properry zoned for residential
use; and
b. The architectural deslgn of the structure is compatible with the architectural design af the
surrounding area.
(6) Pravision of a bathtub or shower in an accessory building.Approvaf shall be canditioned on
provision ofi municipal sanitary sewer or a conforming sewage treatment system designed ta
handle the anticipated flows from the building plumbing.Approval shall be granted only when
the following criteria are met:
a. The council finds that the proposed use of tf�e accessory structure with a bathtub or
shawer will not be detrimental to the residential character of the neEghborhoad.
b. The council finds that the plumbing flxtures proposed at-e in keeping with the intended
use of the accessory building.
t. The accessory building is conforming in location, size and height.
d. The property owner agrees to the filing of a covehant in the title of the property providing
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that the accessory building will not be:
1. Used for a home occupation ur►less specificalfy approved by the city or if allowed by
this Code.
2. Used as a dwelling unless a guest house canditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circurr�stances.
(7) 5chools, daycare centers, uses accessory to a F�igi� schaol.
a. Pre-kindergarten, primary and secondary pubfic schoofs and private schools with a
curricuEum similar to a pre-kindergarten, primary or secondary school. Schools may
incfude before and after school care for students.
b. Daycare centers, nursery schools and similar programs that are not associated with a
public or private school and serve pre-kindergarten children.
c. Indoor ice arenas accessaryto a high school provided the arena, including accessory uses,
15:
1. Located on the same tax parcel as the high school to which it is accessory and is
owned bythe local schoof district;
2. Nat separated from the high school building by a publit road;
3. OAerated by the school district or by a nonprafit organization; and
4. AI! structures are located at feast 50 feet from any adjacent property zoned for
residential use.
{8) Two-family dwelling, provided that:
a. Public sanity sewer servite is available;
b. The fot is adjacent to a tommercial or industriai parcel;
c. The dwelling is within 200 feet of the commercial or industrial parcel; and
d. the design of the dwelling is cornpatible with the surrounding residences.
{9) Calumbaria, provided that all portiohs of columbaria located at or below grounci shall be
located at least five feet from any adjacent lot line and at least 50 feet from principal
str-uctures located on any adjacent property,whether such property is zoned for residential or
non-residential use.All portfons of coEumbaria located above ground shafl meet the following
standards:
a. Located at least ten feet from properly boundaries.
b. Lotated at least 50 feet from principal structures located on any adjacent property,
whether such properly is zoned for residential or non-�-esidential use.
c. Located at feast ten feet from the edge of t�e paved,travelecf roadway.
d Shall not exceed eight feet in height including any appurtenances.
e. Direct views from all adjoining residential parcels shall be buffered by appropriate means.
(Code 1984, § 10.20{3}; Ord. No. 145 2nd series, § 1, 3-11-1996; Ord. No. 161 2nd series, �� 3, 4, 6-7-
1997; Ord. No. 178 2nd series, § 1, 12-8-1997; Ord. No. 179 2nd series, g 2, 10-12-1998; Ord. No. 28 3rd
series, § 3, 8-22-2005; Ord. No. 44 3rd series, � 1, 2-25-2008; Ord. No. 45 3rd series, § 1, Z-25-2008; Qrd.
No. 79 3rd series,§ 2, 71-8-2010; Ord. Na. 82 3rd series, § 3, 12-13-2010)
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Editor's note— Ord. No. 79 3rd series, § 2, adopted Nov.8, Z010, set out provisions intended for use
as subsection 78-228(18}.To facilitate inclusion of Ord. No. 82 3rd series, adopted Dec. 13, 2010, anc! at
the editor's discretion, these provisions have been included as subsection 78-228(9).
Sec. 78-229. -Accessory uses.
Within any R-1A one-family residential district,the only permitted accessory uses and structures
are the folfawing:
(1) Buildings temporarily located for purposes of construction on the premises for a period not to
exceed time necessary for such constructing.
(2) Driveways, sidewalks and parking spaces.
(3) Detached private garages and buiJdings subjectta the performance standards of this chapter.
(4} Private recreational facilities subject to the pertinent accessory structure locatian and height
requirements o#this chapter.
(5) Kennel structures and dog runs,subject to t�e pravisions of cha t�er 62. artitle 3.
(6) Fencing subject to the provisions of section 78-1405(7).
(7) Signs, as regulated in this chapter.
(8) Flagpoles, subject to accessory structure location and height requirements of this cha�ter,
(9) Gardening and other horticultural uses, including arbors, trellises, a�iaries and decorative
landscape features, and lawn sprinkler systems.
(10) Compost structures and firewood piles, subject to the accessory structure location
requirements of this chapter.
(11) Home occupations, as defined in this chapter.Ali home occupations shall complywith the
provisions of section 78-1376. and the licensing provisions of(section] 26-76. when
applicable.
(12) One temporary roadside stand offering for sale only farm products praduced on the
premises, pravided such stand does not exceed 200 square feet in area and is located at
least 30 feet back from the public right-of-way.
(13} Storage of recreational vehicles and equipment such as RVs, boats, snowmobiles, etc.,
subject to the provisions of sectians - 11 through 7 -1 and -1577. Ice fishing
houses and similar structures equipped with wheels or mounted on a trailer shall be regulated
as recreational vehlcles. Ice fishing houses and similar structures not equipped with wheels or
mounted on a trailer shall be regulated as accessory bulidings and subject to accessory
bui{ding regulations.
(14) Garage sales,yard sales, estate sales or rummage safes, limited to a maximum Offour
consecutive days and occurring no more than two times within one calendaryear per
property; and sales of personal or recreational veh�cles and equiprnent, limited to na more
than two items per calendar year, and such items for sale shall not be parked in any portion of
the pubEic right-ofi-way, pubfic boulevard, or required front yard except a designated,
improved driveway.
(15) Laundry drying equipment.
{16) Other uses that are customarily incidental to, and subordinate to,the allowed permitted and
conditional uses in this district,
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{Cade 1984, § 10.20(4); Ord. No. 1 b1 2nd series, § 6, 6-7-1997; Ord. No. 221 2nd series,� 3, 9-23-2002;
Ord. No. 82 3rd series, § 4, 12-13-2010; Ord. No. 96 3rd series, § 3(3.01,3.02), 11-13-2012; Ord. No. 106
3rd series, � 3, 6-10-2013)
Sec. 78-230. -Area, height, lot width and yard requirements.
(a) Heighi: No structure or building in the R-1A district shall exceed 2Yz stories and shall not exceed 30
feet in height except as provided in sectivn 78-1366.
(b) Lots. The foflowing minimum requirements shall be observed:
Lot Lot Front Side Rear Side Yard
Area Width Yard Yard Yard Adja�ent
(acre) (feet) (feet) (feet} (feet) to Street
(feet)
1 140 35 10 ,� 35
(Code 1984,§ 10.20{5); Ord. No. 18 3rd series, § 3, 9-27-2004)
Secs.78-231-78-250. - Reserved.
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��-1\r ! �
DIVISION 6. - RR-1 B ONE-FAMILY RESIDENTIAL DISTRICT
Sec. 78-416. - Purpose.
The RR-1 B one-famlly r�tarai residentia! district is intended to pravide a district which will allaw a
combination of low-density residential development and limited agricultural activity.
(Code 1984, � 10.28(1))
Sec. 78-417.- Permitted uses.
Within any RR-1 B one-family rural residential district, no land or structures shall be used except for
one or more af the following uses:
(1) City-owned pubiic service structures that have been approved by the city council after the
required public hearings for pubfic improvement projects, provlded that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential
USp.
b. The architectural design of the structure is found to be compatible with tF�e surrounding
area.
c. If the city proposes amendment ta the approved design plans or the placement of the
structure, notice of the proposed changes shall be mailed to all property owners within
350 feet of the parcel on which the structure is ta be located. If the proposed structure is
to be lacated within a public right-of-way, property owners withln 350 feet of the structure
shall be mailed notice ofthe prflposed changes. Notice shalf be maiied at least 14 days
before the touncil meeting at which the amended plans will be considered.
(2) Gardens.
(3) Municipal buildings.
(4) Nonrental guest apartments (no exterior ingress or egress).An apartment within the principal
residence structure on a lot for the sole use of the occupants of the prir�cipal residence,
includfng their domestic empfoyees or n�npaying guests. The only meaRs of ingress or egress
to the apartment shall be from within the principal structure.Application for such a guest
apartment shall address the concerns of parking, sewage treatment, entryway and interior
access method. Such apartments shall not have utilities metered separately from the principaf
residence utilities and shall not have a separate street address.
(S) �ne-family detached dwellings.
(6) Personal wireless service antennas and towers.
a. Purpose and intent. The purpose of subsection (4) of this section is to establish predictable,
balanced regulations for the siting and screening of wireless communications equipmeht
in order to accommodate the growth of wireiess comm�nication systems within the city
while protecting the pubfic against any adverse impacts on the city's aesthetic resources
and the public welfare.
b.
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Personal wireless service antennas, Persona[wireless service antennas erected on a
municipal water tower may be allowed as a secondary use by administrative permit,
provided they comply with the city policy regarding the use of city-owned property for
wireless telecommunication antennas and provided they meet the following conditions:
1. The antenna shall be in compliance with the state building code and a!I other
appficab�e federal and state regufations and permits.
2. Structural design, mounting and installation of the antenna shall be in compliance
with manufacturer's specifications and shall be verified and approved by a registered
professional engineer,
3. No advertising message shall be affixed to the antenna.
4. Antennas shall not be artificialfy illuminated unless required by law or by the Federal
Aviation Administration (FAA)to protect the publit's health and safety.
5. When applicable, proposals to erect new antennas shall be accompanied by any
required federal, state, or local agency licenses.
6. Transmitting, receiving, and switching equipment shail be housed within the existing
structure. If a new equipment building is necessaryfor transmitting, receiving and
switching equipment, it shall be situated in the rear yard of the principal use and shall
be screened from view by lahdscaping.
7. All obsolete and unusec! antennas shall be removed within 12 months of cessation of
operation at the site, unless an exemption is granted by the city administrator or
designee.The removal shall be the responsibility of the communication provider.
8. Antennas shall utilize camouflaging techniques or shall be side-mounted ta an
antenna support strutture in order that such facilities are compatible with the
character and environment of the area in which they are located.
9. The applicant shall demonstrate by providing a coverage/interference analysis and
capatity analysis prepared by a registered professional engineer that the location of
the antenna as proposed is necessaryto meetthe frequency spacing needs ofthe
personal wireless service system and to provide adequate portable personal wireless
service coverage and capacity to the area.
(7) Publicly owned parks and playgrounds.
(Code 1984, §§ 10.20(2), 10.28(2); Ord. No. 161 2nd series. § 7, 6-7-1997; Qrd. No. 226 2nd series, § 1,
5-27-2003; Ord. No. 44 3rd series, � 8, 2-25-2008; Qrd. No. 82 3rd series, § 23, 12-13-2010; �rd. No. 90
3rd series, � 9, 12-12-2011)
State Law reference—State mandated permitted uses, Minn. Stat. § 462.357,subd. 7.
Sec. 78-418. - Conditional uses.
Within any RR-1 B one-famify rural residential dis#rict, no structure or land shall be used for the
following uses withaut a conditional use permit:
(1) Galf courses, country clubs, tennis clubs, non-profit camps, and religious camps, provided
that:
a. All principal buildings are located at least 100 feet from any adjacent property zaned for
residential use.
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b. All accessory bui�dings and structures more than six feet in height are located at least 50
feet from any adjacent property zoned for residentiai use.
(2) Guest hou5es and nonrental guest apartments.
a. Guest houses, provided that
1. The lat is at feast two times the minimum lot area required by this section; and
2. The guest house is for the sole use of the occupants of the principfe dwelling,
including their domestic employees and nonpaying gues#s.
b. Guest apartments with exterior ingress and egress, provided that:
1. �he application for a guest apartment adequatefy addresses the concerns of parking,
sewage treatment,exterior access method, and interior access method;
2. There is at least one access door to the apartment from inside the principai dwelling
and this door is ti�e prirrtary means of accessing the apartment;
3. The gue5t apartment does not have a separate address;
4. The guest apartment's utilities are not metered separateiy from the principal
dwelling; and
5. The guest apartment is for the sole use af the occupants of the prfncipal dwelling,
including their domestic employees and nonpaying guests.
(3) Personal wireless service antennas. Personaf wireless service antennas erected on a municipal
strutture other than a water tower may be allowed as a conditianal use if they meet the
fol�owing criteria:
a. Such antennas must be in compliance with the city policy regarding the use of city-owned
property for wireless telecommunication antennas;
b. Such antennas must meet the conditions listed for personal wireless service antennas as
a permitted use in the LR-1 C zoning district.
c. Such antennas may be Iocated in the following locations:
1. Co-Iocated on an existing city emergency warning siren tower.
2. Co-located on a replacement city emergency warning siren tower, with a height not to
exceed 75 feet.
3. Co-located on a new city emergen�y warning siren tower, at a location that meets the
city's emergency waming neecis,with a height not to exceed 75 feet.
d. Such antennas shall meet#he following perFormance standards:
1. The antennas must be located on the existing emergency waming sirens poles, unless
the helght of the existing pole, or the capacity of the existing pole to support both the
siren and the antenna{s) is inadequate to minimally meet the needs of the carrier. In
this case,the carrier may be allowed to install a replacement tower that wifl
accommodate both the emergency warning siren and the telecommunications
antenna(s).The existing emergency siren towers can be replaced with towers with a
maximum height of 75 feet, with the condition that the tower aaommodates both
the emergency warning siren and the telecommunications antenna(s).The city may
a�so require the tower to have t�e capability of accommodating one addrtional
carrier's antenna(s).
2.
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A new emergency warning siren tower locatfan, selected by the city to meet its
emergencywarning needs, could also be used as a telecommunications antenna site
through co-location of the warning siren and ante�na.The standards set out in 1.
above afso apply to a siren tower in a new location.
3. The height of a tower can be no higher than the minimum height required to address
a gap in coverage.
4. The setback of a tower from a praperty line must,at minimum, be equal to the height
of the tower, except where an existing emergency warning siren is located on a site
that does not enable this setback too be provided.
5. A carrier must demonstrate through an engineenng analysis that there is a gap in
cove rage.
6. At the city's discretion, a tower must be designed to structurally enable co-iocation by
another carrier, and fihe carrier must agree to allow co-location.
7. The carrier must provide computer-generated photos showing the views(as selected
by the city)with and without the tower.
8. AI[ consultant analysis and lega! analysis related to the towers and the lease of the
towers shall be paid by the carner.
4. The carrier is requfred to provide coverage maps to dernonstrate the specific gap in
coverage and need fflr an additianai tower and antenna(s),and to demonstrate there
are no existing tower options within a radius of two miles that could accommodate
the carrier's antenna needs.
10. The size of the cabinets on the ground needed to house the support equipment for
the antennas is limited to the minimum necessary size, as determined by the city
council.Appropriate vegetative screening of ground cabinets shall be provided by the
carrier, subject to approvai by the city council.The council at its discretion may allow
the use of non-vegetative screening methods such as berming, fencing, etc.
11. "Steal#h"-type antennas (cylindrical)vs, an array of panels, is required if the
technology is available.
12. Only monopole towers are allowed.
(4) Places af worship, provided that all buiEdings and structures, except columbaria, are located at
least 50 feet from any adjatent property zoned for residential use.
(5) Planned residential development, Jimited to detached single-famify dwellings only and subject
to the limitations of division 10 of this article.
(6) Provision of a bathtub or shower in an accessory building.Approval shall be conditioned on
provislon of municipal sanitary sewer or a conforming sewage treatment system designed to
handle the anticipated flows from the bt�ilding plumbing.Approval shall be granted onty when
the following triteria are met:
a. The council finds that the proposed use of the accessory strutture with a bathtub or
shower wilf not be detrimental to the residential character of the neighborfiood.
b. The council frnds that the plumbing fixtures proposed are in keeping with the intended
use of the accessory buifding.
c. The accessory building is conforming in location, size and height.
d. The property owner agrees to the filing af a covenant in the title of the property providing
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that the accessory building will not be:
1. Used for a home occupation unless specificaily approved by the city or if allowed by
this Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained,
3. Rented, leased or otherwise provided t'or use as a dwelling under any circumstances.
(7) Public libraries, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residentia!
use.
(8) Public service structures, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential
use; and
b. The architectural design of the structure is compatible with the architectural design of the
surrounding area.
(9) Public stables and barns, provided that:
a. The public stable or barn Is accessory to a resfdential use.
b. Such structures are located at least 150 feet from the nearest lot line.
(10) Riding arademy, provided that:
a. It is accessory to a residential use.
b. It is operated by an owner or resident of the properry.
c. Zhe n�mber of horses and farm animals may not exceed the limitations of section 78-419
(5).
d. No instruction occurs less than 700 feet from a residence on an adjacent property or(ess
than 75 fee#from the lot line.
(11) Schools, daycare tenters, uses accessoryto a high sthool.
a. Pre-kindergarten, primary and secondary public schools and private schoofs with a
curriculum similar to a pre-kindergarten, primary or secondary school. Schools may
include before and after schooi care for students.
b. Daycare centers, r�ursery schools and similar programs that are not associated with a
public or private school and serve pre-kindergarten children.
c. Indoor ice arenas accessory to a high schooi provided the arena, in�lucEing accessory uses,
15:
1. �ocated on the same tax parcel as the high school to which it is accessory and is
owned by the local school distrEct;
2. Not separated from the high school bullding by a public road;
3. Operated by the school district or by a nonprofit organization; and
4. All structures are located at least 50 feet from any adjacent property zoned for
residential use.
(12) Stock farms, provided that:
a.
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Extluding wetlands and wetland buffers as defined in sections 8-16 2 and 78-T605. there
are a minimum often ten acres of land devoted to the keeping of animals and the animal
density is no more than two animaf units an acre on the land devoted to keeping the
animals.
b. No dweflings are permitted except one for the property owner or the operator of the
fa rm.
c. No accessory buildings or structures are permitted other than those allowed for a
residential use.
(13) Wholesale green houses, provided that:
a. All outslde storage is fenced so as to screen the stored material from view when observed
from all public streets or adjoining lots.
b. Greenhouse structures are not located in a required yard area.
c. There are no dwellings on the property, except one for the owner or operator of the
wholesale greenhouse.
d. There are no accessory buildings or structures other than those allowed for a residential
use.
(14) Columbaria, provided that all portions of columbaria located at or befow ground shall be
lotated at least five feet from any adjacent lot line and at least 50 feet from principal
structures located on any adjacent properly,whether such property is zoned for residential or
non-residential use. All portions of columbaria located above ground shall meet the following
standards:
a. Located at least ten feet from property boundaries.
b. Located at least 50 feet from principal structures located on any adjacent property,
whether such pro�erry is zoned for residential ar non-residential use.
c. Located at least ten feet from the edge of the paved,traveled roadway.
d. Shall not exceed eight feet in height inc�uding any appurtenances.
e. Direct views fram all adjoining residential parcels shall be buffered by appropriate means.
(Code 1984, g§ 10.20(3), 10.28{3); Ord. No. 145 2nd series, § 1, 3-11-1996; Ord. No. 161 2nd series, �§3,
4, 6-7-1997; Ord. No. 179 2nd series, § 2, 10-12-1998; Ord. No. 226 2nd series, � 2, 5-27-Z003;Ord. No.
44 3rd series, § 8, 2-25-200$; Ord. No.45 3rd series, § 8, 2-25-2008; Ord. No. 79 3rd series, § 9, 11-8-
2010; Ord. No. 82 3rd series, § 24, 12-13-2010; Ord. No. 89 3rd series, § 2, 11-28-2011)
Editor's note— Qrd. Na. 79 3rd series, § 9, adopted Nov. 8, 2010, set out provisions intended for use
as subsectian 7$�418(18).To fatilftate inciusion of Ord. No. 82 3rd series, adopted Dec. 13, 2010, and at
the editor's discretion,these pravisions have been included as subsection 18(13).
Sec. 78-419. -Accessory uses.
Within any RR-1 B one-family rurai residential district,the on�y permitted accessory uses and
structures are the folfowing:
(1) Bulldings temporarily located far purposes of construction on the premises for a period not to
exceed time necessary for such constructir�g.
(2) Driveways, sidewalks and parking spates.
(3) Detached private garages and buildings subject to the performance standards of this chapter.
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(4} Private recreational facilities subject to the pertinent accessory structure location and height
requirements of this chapter.
(5) Farm animal structures and enclosures such as barns,chicken coops, paddocks and arenas,
horse loafing sheds, etc.
(6) Keeping of farm animals for noncommercial purposes and for the use of the octupants of
premises, provided that:
a. For the keeping of horses,there must be at feast one atre for the dwelling and two acres
of open pasture for the first horse. For the keeping of more than one horse,the properry
must have one additional acre of open pasture for each additional horse. Calculations of
minimum pasture acreage shall not include any land defined as a wetland or wetland
buffer under section 78-1602.
b. For the keeping of farm animais other than horses,there must be at least one acre for the
dwelling and one acre for each animal unit. Calcuiations of minimum acreage required
shall not include any land defined as a wetland or wetland buffer under section 78-1602,
c. Any building or structure associated with the animals is located more than 150 feet from
the nearest adjacent residence and at least 75 feet fram the nearest lot line.
d. The use is operated in campliance with� ter 62,Animals.
{7) Kennef structures and dog runs, sufoJect to the provislons of cha r 2 article 3.
(8) Fencing subject to the provisions of section 78-1405(7).
(9) Sigr�s,as regulated in this chapter.
(10) Flagpoies, subject to accessory structure location and height requirements of this chapter.
{1 i) Gardening and other horticultural uses, including arbors,trellises, aviaries and decorative
landscape features, and lawn sprinkler systems.
(12) Compost structures and firewood piles, subject to the accessory strutture location
requirements of this chapter.
(13) Home occupations, as defined in this chapter. All home occupations shall complywith the
provisions of sectio - 76 and the licensing provisions of[section] 26-76,when
applicable.
(14) One temporary roadside stand offering for sale anly farrn produ�ts produced on the
premises, provided such stand does not exceed 200 square feet in area and is locat�d at
ieast 30 feet back from the public right-of-way.
(15) Storage of recreational vehicles and equipment such as RVs, boats, snowmobiles, etc.,
subject to the provisions of sections 7$_151� through 7$-1515 and 78-1577. Ice fishing
houses and similar structures equipped with wheels or mounted on a trailer shall be regulated
as recreational vehlcles. Ice fishing houses and simllar structures not equipped with wheels or
mounted on a trailer shall be regulated as accessory buildings and subject to accessory
building regulations.
(16) Garage sales,yard sales, estate safes or rummage sales, limited to a maximum of four
consecutive days and octurring no more than two times within one caiendar year per
property; and sales of personal or recreational vehicles and equipment, limited to no more
than two items per calendar year, and such items for sale shall not be parked in any portion of
the public right-of-way, public boulevard, or required front yarci except a designated,
improved driveway.
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(17) Laundry drying equipment.
(18) Other uses that are customarily incidental ta, and subordinate to, the allowed permitted and
conditionaf uses in this district.
(Code 1984, §§ 10.20(3)(M), (3)(N), (4), 70.28(4}; Ord. No. 161 2nd series, § 6, 6-7-1997; Ord. No. 221 2nd
series,g 3, 9-23-2002; Ord. No. 28 3rd series, § 10, 8-22-2005; Ord. No. 82 3rd series, § 25, 12-13-20i 0;
Ord. Na. 96 3rd series, � 3(3.01, 3.02), 11-13-2012; Ord. No. 100 3rd series, § 6, 2-25-2013; Ord. No. 106
3rd series, § 10, 6-10-2013)
Sec. 78-420. -Area, height, lot width and yard requirements.
(a} Height. No structure or building in the RR-1 B district shall exceed 2�z stories and shall not exceed
30 feet in height except as provided in section 7 - 66.
(b) tots. The folfowing minimum requirements shall be abserved:
Lot Lot Front Side Side Yard Rear
Area Width Yard Yard Adjacent Yard
(acres) (feet) (feet) (feet) to Street (feet)
(feet)
2 200 50 30 50 50
(Code 1984, § 90.28{5); Ord. No. 18 3rd series, § 3, 9-z7-2004)
Secs. 78-421-78-440. - Reserved.
about:blank 7/16/2015
PC Exhibit F
VACANT LAND PURCHASE AGREEME�TT
THIS REAL ESTATE PURCHASE AGREEMENT {"Agreement"), dated for
reference purposes only the day of , 2015 (the "Effective Date"}, between
CLIFFORD L. OTTEN AND LOIJISE W. UTTEN, husband and wife ("Sellers"), and the
CITY OF ORONQ, a Minnesota municipal corporation("Purchaser").
RECITALS
A. Sellers are the fee owners of certain real properiy located in the City of Orono,
Hennepin County, Minnesota legally described i.n Ex}ubit A attached hereta{"Seller Property");
B. Purchaser proposes to acquire a portion of the Seller Property as legally described
in Ezhibit B attached hereto ("Property") and Sellers will retain the remainder legally described
in Earhibit C {"Remainder Property");
C. Sellers also own two commercial parcels to the south of the Se11er Property,
legally described in Exhibit D("Seller Cammercial Property");
NOW, THEREFORE, THE PARTIES AGREE AS FOLLOWS:
1. PROPERTY. In consideration of the mutual promises, covenants, and agreements
hereinafter contained, Sellers agree to sell and convey to Purchaser, and Peu�chaser agrees to
purchase from Sellers, upon the terms and conditions hereinafter set forth, Sellers' right, title,
interest in that real property located within the City of Orono, Hennepin County, Minnesota as
legally described in Exhibit A attached hereto and incorporateti by reference herein, together
with a11 attached improvements and fixtures, easements, and other real property interests
appurtenant thereto, if any(hereinafter referred to as the"Property").
2. PURCHASE PRICE, The purchase price for the Property shall be approximately One
Dollar and 00/100 Dollars {$1.00} {"Purchase Price"), paid by Purchaser to Sellers, subject to
closing adjustments and pro-rations, by wire transfer of immediately available funds at the
Closing to an account designated by Sellers.
3. CLOSING. Unless terminated earlier, the date for closing the sale and purchase of the
Property {the "Closing") sha11 be on or before December 15, 2015. Closing shalt be held at the
office of the Tit1e Company, or at such other time, date or place as the parties may mutually
agree. The Closing shall occur through an escrow with the Tit1e Company, whereby the Sellers,
Purchaser and their attorneys need not be physically present at the Closing and may deliver
documents by overnight air courier or other means.
4. CONVEYANCE OF PROPERTY. Upon performance by Purchaser, Sellers sha11
execute and deliver a Wazranty Deed conveying marketable title of record, subject to all of the
following:
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{a) Reservations of minerals or mineral rights by the State of Minnesota,if any; and
(b) Local, state and federal laws, ordinances or governmental regulataons, including,
but not limited to,building and zoning Iaws; and
{c) Easements, r�ghts-of-way, reservations, covenants and restrictions of record,
except those easements, rights-of-way, reservations, covenants and restrictions of
record objected to by Purchaser during the period for objections to title under
Section 6.
("Permitted Exceptions"),
5. SURVEY. Purchaser shall have the Pz�operty swveyed as determined by Purchaser, in
Purchaser's sole discrefiion and at Purchaser's expense. If the survey shows any discrepancies or
canflicts in boundary lines and encroachments which materially decrease the value of the
Property based on Purchaser's intended use, which Sellers are unable or u,nwilling to cure, then
Purchaser's sole remedy shall be to tentninate this Agreement by notice to Sellers, otheiwise the
defects shall be deemed to be waived.
6. EVIDENCE OF TITLE.
(a) Within �ifteen (15) days of the date of this Ageement, Purchaser shall be
responsible for obtaining title evidence and reviewing title to the Property.
Purchaser shall be allowed thirty {30) business days after the receipt of the title
commitment for examination of dtle and maldng any objections, which shall be
made in writing or deemed waived.
(b) Se�ler shall have one hundred twenty(120) days from receipt of Purchaser's written
ti�le objections to make title marketable. Upon receipt of Purcl�aser's htle
objections, Seller shall, within ten (10) business days, notify Purchaser of Seller's
intention to make title matketable within the 12Q day period. Liens or
encumbrances for liquidated amounts which can be released by payment or escrow
from proceeds of clasing sl�all not delay the closing. Cbre of the defects by Seller
shall be reasonable, diligent, and prompt. Pending correction of titIe, all payments
required h�rein and the closing shalI be postponed.
{c} If any objection is so made, Seller shall have ten (10)business days from receipt of
Purchaser's written title objections to notify Purchaser of Seller's intentian to malce
�itle marketable withi.n one hundred twenty(120) days from Seller's receipt of such
written objec�ion. If notice is given, payments hereunder required sha11 be
postponed �ending correction of title, but upon correction of iifle and within ten
(10) days after written notice to Purchaser, the parties shall perform this Agreement
according to its tenns. If no such notice is given or if notice is given but title is not
corrected within the time provided for, the Purchaser (at Purchaser's option) shall
have the right to: (a) terminate this Ageement; or(b) ca.use the exception(s) to be
removed and creait Pur�haser's cflst to remove the exception{s) against the
Purchase Price.
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7. ACCESS TU PROPERTY. Sellers acknowledge that Purchaser and Purchaser's agents
shatl have access to the Property without charge and at reasonable times for the purpose of
Purchaser's survey, investigation and testing of the Property ("Investigation"). Purchaser shall
pay all costs and expenses of Investiga�ion and Purchaser shall hold harniiess and indemnify the
Property aud Sellers, their heirs, successors and assigns, from and against any and all claims,
suits, losses, liabilities, and expenses {including attomey's fees, expert's fees, and other
expenses of litigation) on account of injury to or death of any persons (including Purchaser's) or
damage to property or contamination of or adverse effects on the environrnent or liens against
Sellers or the Property, caused by Purchaser's entry onto the Property. Purchaser's obligations
under this Section 7 shall survive the teimination of this Agreement or the Closing. Purchaser
shall repair and restore any damage to the Property caused by or occurring during Purchaser's
Investigation and return the Property to substantially the same condition as existed prior to any
Investigation. Purchaser sha11 have the right in its sole discretion to contact various public
of�'icials and administrators to verify information regarding the status of the Property and to
determine that the Property is suitable for Purchaser's intended use.
8. REAL ESTATE TAXES AND SPECIAL ASSESS'VTENTS
{a} Taxes Shall Be Prorated. Real estate taxes attributable to the Property due anc�
payable in the year of closing sha1I be prorated based on land va.�ue and square
footage to the date of ciosing. Real estate taxes attributable to the Properiy and
due and payable in years prior to the year of closing, includuig but not limited to
any deferred real estate taxes under Minnesota Statutes, the so-calIed "Green
Acres Recapttue", catch-up or adjustment in future taxes due as a result of
Sellers' Property having been classified under any designation authorized by Iaw
to obtain a special low ad valorem tax rate or receive either an abatement or
deferment of ad valorem taxes, shall be paid by Sellers.
(b) Special Assessment. All levied assessments due and payable in the year of
Closing relating to the Property shal.l be pro-rated based on la.nd value and square
footage between Purchaser and Sellers as of the date of Closing. A11 levied
assessments payable for the years prior to Closing shall be paid by Sellers and all
levied assessments due and payable a�er the year of Closing shall be paid by the
P�chaser.
9. POSSESSIUN. Sellers shall deliver possession of the Property ta Purchaser on the date
of Closing.
�0. REPRESENTATIONS OF SELLERS. Sellers do hereby covenant, warrant and
represent to the Purchaser, to the best of their knowledge, as follows:
(a} Sellers have mazketable and insurable title to the Property of record, free and clear
of ail liens, encumbrances, leases, claims and charges, all material easements,
rights-0f-way, covenants, condi�ions and restrictions and any other rnatters
affecting the title, except for the Permitted Excepfiions.
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(b) To SelIers' actuaZ la�owledge, the conveyance of the Property pursuant hereto will
not violate any applicable statute, ordinance, governmental restriction or
regulation, or any private restriction or agreement to which Sellers are a party.
(c} To Seliers' actual knowledge, as of the date of Closing tliere will be no
outstanding or unpaid claims, actions or causes of action related to any transaction
or obligation entered into or incurred by Sellers with respect to the Property prior
to the date hereof.
(d) To Sellers' actual knowledge, there aze no underground storage tanks or wells on
the Property, it being understood that the representation as to wells shall be
recited in the deed to be delivered by the Sellers at Closing.
(e) Sellers are not foreign persons as defined in §1445{fl (3) of the Internal Revenue
Code or regulat�ons issued thereunder.
(fl To Sellers' actual knowledge, Sellers have not received any written notice of any
cuzrent action, litigation, investigation, condemnation or other proceedings of any
kind pending or threatened against Sellers with respect to the Property.
(g) To Sellers' knowledge: (i) no toxic materials, hazardous wastes or hazardous
substances, as such terms are de$ned in the Resource Conservation and Recovery
Act of 1996, as amended (42 U.S.C. §69Q1, et se�.) or in the Comprehensive
Environmental Response Compensation and Liability Act of 198Q as amended
(42 U.S.C. §9601, et s�.), including, without limitation, any asbestos or asbestos-
related products or materials and any oils, petroleum-derived compounds or
pesticides ("Hazardous Materials") have been generated, treated, stored, released
or disposed of or otherwise placed, deposited in or located on the Property; and
(ii) the Property is free of Hazardous Materials and is not subject to any
"superfund" type liens or claims by governmental regulatory agencies or third
parties arising from the release or threatened release of hazardous substances in,
on, or about the Property.
(h) Protected historical sites. [5elect either(1) or{2}below:)
(1) Sellers represent that Sellers do not know if there are historical,
native American, or archeolo,gical materials on or in the Property that
might be protected by law. �
(2) X SelIers represent to the best of Sellers' knowledge that the Properly
does not have any American Indian burial graunds, other human burial
grounds, ceremonial earthworks, historical materials, and/or other
archealogical sites that aze protected by federal or state law. Purchaser's
obligation to clase is contingent upon Purchaser determining to
Purchaser's satisfaction that the properiy does not have any American
Indian burial grounds, other human burial grounds, cerem,onial
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earthworks, historical materials, and/or other archeological sites that are
protected by federal or state Iaw.
11. SELLERS' CONTINGENCIES. The obligations of SeIlers under this Agreement are
expressly contingent upon the following:
(a} The right of way abutting the north property line of the Seller Coxnmercial
Property is vacated at or priar to Closing;
(b) Sellers aze granted a sanitary sewer connection by the City of Orono to the City
sanitary sewer system for the Remainder Property and the City waives the City
sanitary sewer connection fee. Sellers sha11 be responsible for all other costs and
fees associated with the sanitary sewer connection;
(c) The Seller Property is rezoned from RR-IB, One-Family Residential District to R-
1A, One-Family Residential District at or prior to Clvsing;
(d) Purchaser providing an appurtenant easement for driveway and access purposes to
serve the Rema,inder Property in the form attached as Exhibit E {��Access
Easement");
(e) The City of Orono granting the lot split necessary to esta.blish the Property as
single tax parcel.
If the c�ntingencies set forth herein have not been satisfied or waived by Purchaser by the
Closing Date, as otherwise extended, Agreement shall be null and void and neither party shall
have any further obligations hereunder, except for Purchaser's indemnity obligations pursuant to
Sec�ian 7. The connngencies set forth in this section are for the sole and exclusive benefit of
Purchaser, and Purchaser shall have the right to waive the contingencies by giving notice to
Sellers, provided Purchaser abides by the tirne requirements set forth above.
12. PURCHASER'S CONTINGENCIES. The obligations of Purchaser under this
Agreement are expressly contingent upon the following:
(a) The representations of Sellers contained in this Agreement must be true now and
as of the Closing Date, as if made on the Closing Date and Sellers shall have
delivered to Pwrchaser on the Closing Date, a certificate, signed by Sellers,
certifying that such representatians are true as of the Closing Date (the "Bring-
down Certificate"), except to the extent that the representations are no Ionger
true and acceptable to Purchaser.
(b) Tifle sha11 be held by Sellers on the Closing Date and shall be free and ciear of all
encumbrances except the Permitted Encumbrances.
{c} Purchaser shall be satisfiad, in its reasonable discretion, with the results of any
Investigation conducted by Pwchaser or SelIers on the Property.
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{d) Purchaser is satisfied, in its reasonable discretion, with the results of the Survey of
the Property;
(e} Sellers shaIl perform all of the obligations required to be performed under this
Agreement, as and when required by this Agreement, except as waived by
Purchaser.
(�} No suit, zoning change, governmental investigation or other proceading
ahallenging the transactions contemplated hereby, shall have been threatened or
insrituted.
(g) Sellers have obtained a lot split approval establishing the Property as a single tax
parcel.
If the c�ntingencies set forth herein have not been satisfied or waived by Purchaser by the
Closing Date, as otherwise extended, Agreement shall be null and void and neither party shall
have any further obligarions hereunder, except for Purchaser's indemnity obligations pur��ant to
Section 7. The contingencies set forth in this section are for the sole and exclusive benefit of
Pwrchaser, and Purchaser shall have the right to waive the contingencies by giving notice to
Sellers,provided Purchaser abides by the time requirements set forth above.
13. SELLERS' OBLIGATIONS AT CLOSING. On or prior to the Date of Closing,
Sellers shall:
(a) Execute, acknowledge and deliver to Purchaser the Deed to the Property
conveying to Purchaser marketable fee simple title to the Property subject only ta
the Permitted Encumbrances.
(b} Execute and/or deliver to Purchaser such other documents as rnay be required by
this Agreement or as may be reasonably required by Title Company, including
welt disclosures and sewage treat�r►ent system disclosures.
(c) Deliver to Purchaser a standard form affidavit by the Sellers indicating that on the
Date of Closing there are no outstanding, unsatisfied judgments, tax liens or
bankruptcies against or involving Sellers or the Property; that there has been no
skill, labor or material fiu�nished to the Property for which payment has not been
made or for which mechanic's liens could be filed; and that there aze no other
unrecorded interests in the Pmperty.
(d) Deliver to Purchaser a "bring{iov►m" certificate, certifyirtg that all of the
representarions made by Sellers in this Agreement remain true as of the Date of
Closing, subject to exceptions or events occurring subsequent to this Purchase
Agreement that are acceptable to Purchaser.
(e) Execute and deliver to Purchaser the Access Easement.
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{fl Storage Tanks. If required, an ai�davit with respect to storage tanks pursuant to
Minn. Stat. § 116.48.
(g) Well Certificate. If there is a well located on the Praperty, a well disclosure
certificate in form and substance true to form for recording.
{h) Releases. Satisfactions or releases in recordable form of any mortgages or
contracts that remain unsatisfied as of the date of the closing.
14. PURCHASER'S OBLIGATIOl`S AT CLOSING. At Closing and subject to the
tenns, conditions, and provisions hereof and the performance by Sellers of their obligations as
set forth above, Purchaser shall:
(a) Deliver to Sellers by wire transfer the balance of the Purchase Price, less any
adjustments; and
(b) Execute andlor deliver to Sellers the Access Easement and such other docurnents
as may be required by this Agreement or as may be reasonably required by Tit�e
Company.
15. CLOSTNG COSTS. The following costs and expenses shall be paid as follows in
connection with the Closing:
{a) Sellers shall pay:
(1} Issuance of title commitment;
{2) Sellers' attorneys' fees;
(3} The cost of recording the satisfaction of any existing mortgage and any
other reasonable document(s) necessary to make title marketable;
(4) The cost af recording the Access Easement;
(5) State deed tax; and
(6) One-half of the closing fee chazged by Title Company for the Closing.
(b) Purchaser shall pay the fallowing costs in connection with the Closing:
(1) The cost of the premium and endorsements issued pursuant to the
Commitment;
(2) Filing fee re�uired to record the Deed and costs and filing fees for
documents to be recorded that are not required to be paid by Sellers;
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(3) Purchaser's attomeys' fees;
(4} One-half of the closing fee charged by Title Company for the Closing; and
(5) The cost of engineers or other consultarits, if any, engaged by Purchaser
regarding the Property.
16. LIEN FOR MEDICAL ASSISTA�'�TCE. Sellers warrant that the Property is not subject
to a lien for?Viedical Assistance or other public assistance. This warranty shall survive the
delivery of the Deed.
17. DEFAULT: REMEDIES. If Sellers have performed or are ready, willing and able to
perform all obligations required by this Agreement and Purchaser shall fail or refuse to perform
this Agreement within the time and in the manner provided,then Sellers' sole remedy shall be
ternunation of this Agreement, in which case the parties shall have no further rights and
obligations hereunder other than those rights and/or obligations which are expressly stated to
survive expiration or termination of this Agreement.
If Purchaser has performed or is ready, willing and able to perform all obligations
required by this Agreement and Sellers shall fail or refuse to perform this Agreement within the
time and in the manner provided, then Purchase�r, at its option may terminate this Agreement by
giving written notice thereof to Sellers, in which case the parties shall have no further rights and
obligations hereunder other than those rights and/or obligations which are expressly stated to
survive expiration or termination of this Agreement.
18. BENEFIT. This Agreement sha11 be binding upon and inure to the benefit of Sellers and
Purchaser and their respective successors and assigns.
19. ENTIRE AGREEMENT. This Agreement contains the entire ageement of the parties
with respect to the transaction hereinabove set forth and may not be amended or modified in
whale or in part except with the consent of both of the parties hereto in writing.
20. TIME OF THE ESSENCE. Time shall be of the essence with respect to the
performance hy the parties of their respective obligations hereunder.
21. MINNESOTA LAW. This contract is governed by the laws of the State of Minnesota.
22. NpTICES. Any notice which may be or is required to be given pursuant to the
provisions of this Agreement shall be given in writing and shall be effective for all ptu-poses if
hand delivered or sent by: {a) personal delivery; or (b) by nationally recognized commercial or
United States Postal Service overnight prepaid courier service, with proof of delivery; or (c) by
certified or registered United States mail, postage prepaid, each addressed as follows (or at such
other address and person as shall be designated from time to time by any party hereto in a written
notice delivered to the other parties in the manner provided for in this section):
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181815v2
Sellers: Cliffard and Louise Otten
2251 Pine Ridge
Orono, MN 55323
Purchaser: City Orono
P.O. Box 66
Crystal Bay, MN 55323
Attn: City Administrator
Copy to: Campbell Knutson, P.A.
1380 Corporate Center G�rve
Suite 317, Eagandale Office Center
Eagan, MN 551 Z 1
Attn: Andtea McDowell Poehler
23. SIGNATURES BY C4UNTERPARTS/FACSIMILE. This Agreement may be
executed in counterparts. Signatures may be transmitted via facsimile or in "PDF" format via e-
mail.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the date
first written above, in multiple counterparts, each of which shall be deemed an original and all
PURCHASER:
CITY OF ORONO
BY:
, Mayor
AND
, City Clerk
SELLERS:
Clifford L. Qtten
Louise VV. Otten
9
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EXHIBIT A
Seller Property Le�al Description
Lot 2, Block 2, EAST WILLOW WOODS, according to the recorded plat thereof, Hennepin
County, Minnesota AI�1D the South half of Pine Ridge Lane, as vacated per City of Orono
Resolution No. 2803, Document No. 21323b8, Hennepin County Records.
10
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EXHIBIT B
Property Le�al Description
The East 110.00 feet of Lot 2, Block 2, EAST WILLQW WOODS, according to the recorded
plat thereaf, Hennep�in County, Minnesota AND the South half of Pine Ridge Lane, as vacated
per City of Orona Resolution No. 2803, Documemt No.2132368, Hennepin County Records.
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EXHIBIT C
Remainder Propertv Le�al Description
That part of Lot 2, Block 2, EAST WILLOW WOODS, according to the recorded plat thereof,
Hennepin County, Minnesota Iying west of the East 110.00 feet thereof and lying south of Pine
Ridge Iane, as vacated per City of Omno Resolution No. 2803, Document No. 2132368,
Hennepin County Records.
12
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EXHIBIT D
Seller Commercial Pro ert Le aI Descri tion
Lot 1, Block l, EAST WILLOW WOODS, according to the recorded plat thereof, Hennepin
County, Minnesota
And
Lot 2, Black 1, EAST WILLOW WOODS, according to the recorded plat thereof, Hennepin
County,Minnesota
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EXI3IBTT E
Access Easement
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jReserved for Recording Data]
SHARED DRIVEWAY EASEMENT AGREEMENT
THIS AGREEMENT (the "AgreemenY') effective , 2015, by and
between the CITY OF ORONO, a Minnesota municipal corporation ("City") and CLIFFORD
L. OTTEN AND LOUISE W. OTTEN, husband and wife ("the �ttens").
Recitals
A. City acquired from the Qttens and is now the owner of property located in the
City of Orono, Hennepin County, Minnesota legally described on Eachibit A attached heretv and
incorporated herein (the "City Parcel"), pursuant to a Vacant Land Purchase Agreement dated
, 2015 .
B. The Ottens own a coxnmercial parcel to the south of the City Patcel, legally
described on Exhibit B attached hereto and incorporated herein. ("Otten Parcel"}, which
includes a driveway abutting the City Parcel.
C. Puxsuant to the Vacant Land Purchase Agreement, the City agreed to grant the
Ottens an appurtenant access easement for the purpose of connecting the driveway to Pine Ridge
Lane.
D. The City installed a driveway to Pine Ridge Lane along the northern boundary of
the City Pazcel {"City Driveway");
E. The Ottens installed a driveway to Pine Ridge Lane along the western boundary
of the Otten Parcel and the City Parcel ("Otten Driveway") to the connection with the City
Driveway.
:�1UW THEREFORE, in consideration of the foregoing recitals, the mutual covenants
herein contained,and other good and valuable consideration, the receipt and sufficiency of which
are hereby acknowledged by the parties, it is hereby mutua,lly agreed by City and the Ottens as
follows:
igzov8�z
1. Grant of Easement over Citv Parcel. City hereby grants to the Ottens and their
respective, successors and assigns, an appurtenant perpetual, non-exclusive easement for
vehicular and pedestrian, driveway and ingress and egress purposes as legally described on
Eahibit C and shown on Ezhibit D ("Easement Premises"), which easement shall run with the
title to the 4tten Pazcel.
2. Driveway Construc�ion. The Ottens may, at their own expense, reconstruct the Otten
Driveway within the Easement Premises in accordance with plans approved by the City
Engineer. The Ottens shall provide a continuotis access and a consistent grade for the Otten
Driveway at the connection witth the City Driveway located within the Easernent Premises.
3. Maintenance and Renair. The Ottens shall be responsible for all costs associated with
the construction, maintenance, improvement, repair or reconstruction of the Otten Driveway,
including snow removal, and sweeping.
4. Reasonable Use of Easement. The Easement Premises shall be used and enjoyed by
each party and their Permittees (as hereinafter defined) in such a manner so as not to
unreasonably interfere with, obstzuct or delay the conduct and operations of the other pariy or its
Permittees at any time conducted on the City Parcel or Otten Parcel, including, without
limitation,public access to and from the City Parcel. The term "Permittees" shall mean the
respective employees, agents, contractors, customers, invitees, occupants, tenants and licensees
of the City and the Ottens. The Ottens shall notify and receive approval from the City thirl.y(30)
days prior to any construction,mai.ntenance or repair of the Otten driveway, except in the case of
an emergency,when reasonable notice is required. The City sha11 notify the Ottens thirty(30}
days prior to any construction, maintenance or repair of the City Driveway, except in the case of
an emergency,when reasonable notice is required.
5. Compliance with Applicable Laws. The Uitens shail at atl times comply with all
applicable laws, ordinances, rules, z�egulations, and codes, federal, staxe, and local, whether now or
hereaf�r promulgated or enacted. At no time shall the installation, operation, or maintenance of
the driveway endanger or interfere with the safety of persons or property in the City.
6. Indemnification. The Ottens sha11 indemniiy and hold the City harmless from and
against all liability, actions, claims, demands, costs, damages, or expense of any kind which may
be brought or made against the CiTy relating to accidents, injuries, loss, or damage to the Ottens,
their Permittees, successors, or assigns on or about the Easement Premises. Such indemnity shall
not apply to the extent of any loss or claitm due to or arising from the negligent or wrongful acts
or omissions of the City, its employees or agents.
7. Insurance.
A. The City is a self-insured municipality. The liability o£any claim within the
scope of Minnesota.Statutes, Section 466.01 to 4b6.15 is limited by dollar amounts for a single
claimant and for all claims arising out of a single occurrence contained in Section 466.04 as
amended from time to time.
182098v2 �,
B. Throughout the term of this Agreement, the Ottens shall procure and maintain
commercial public liabitity and property damage insurance against claims for persona.l injury
(including contractual liability arising under the indemnity contained in Paragraph 6 above),
death, or property damage occurring upon the Driveway Easements, with single lim.it coverage
of not Iess than an aggregate of One Million Dollars ($1,000,000) including umbrella coverage,
if any, written by one or more responsible insurance carriers licensed to do business in the state
in which the par�el is located.
8. Entire •eemen� This Agreement contains�he complete understanding and agreement
of the parties hereto with respect to all matters referred to herein, and all prior representaxions,
negotiations, and understandings aze superseded hereby. This agreement may not be amended or
mvdified in whole or in part except with the consent of both of the parties hez�eto in writing.
9. ?vo Waiver. No waiver of any default o£ any obligation by any party hereto shall be
implied from any omission by the other party to take any action with respect to such default.
10. Natices. All notices permitted or required ta be given under this Ag;reement shall be in
writing and shall be deemed to have been given (a} when personally delivered, (b) one business
day after being delivered to a reliable and recognized overnight courier or messenger service
which provides receipts of delivery, with fees prepaid or charged to the sending party, or (c)
three business days after being deposited in the United States rnail iu� a sealed envelope by
certified mail, postage prepaid, addressed to the respecfive party at the address set forth herein�r
to such other address as set forth in a notice given in accordance with this Section. The notice
addresses of the initial parties are as follows:
Sellers: Clifford and Louise Otten
2251 Pine Ridge
Qz�ono, MN 55323
Purchaser: City Orono
P.O. Box 66
Crystal Bay, MN 55323
Attn: City Admanistrator
Copy to: Campbell Knutson, P.A.
138Q Corporate Center Cwrve
Suite 317,Eagandale Office Center
Eagan, MI�T 55121
Attn: Andrea McDowell Poehler
11. Severabilitv. �I'he invalidity of any portion of this Agreement shall not impair in any
manner the validity, enforceability or effect of the rest of this Agreement.
12. Governin� Law. This Agreement shall be construed in accordance w�ith tl�e laws of the
State of Minnesata.
t82o9s�2 3
13. Covenants to Run with Land. It is izitended that each of the easements, covenants,
conditions, restrictions, rights and obligations set forth herein sha11 run with the Iand and create
equitable servitudes in favor of the real properiy benefited thereby, shall bit�d every person
having any fee, leasehold or other interest therein and shall inure to the benefit of and be bindi.ng
upon the owners of the parcels identified herein, their permittees azxd their successors, assigns,
heirs and personal representa.tives.
14. Time is of the Essence. Time is of the essence of this Agreement.
15. Counterparts. This Easement Agreement may be executed in any number of counterparts,
each of which will be deemed to be an original, but all of which, when taken together, constitute
the same instrument.
(Remainder of Page Intentionally Left BlankJ
[Signatzcre Pages to FollowJ
182098v2 4
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
day and year first above wz�itten.
CITY OF ORONO
By:
Lili McMillan, Mayor
And:
Diane Tiegs, City Clerk
STATE OF MINNESOTA }
� 5S.
COUNTY OF HEl\'NEPIN )
The foregoing instrument was acknowledged before me this day of
201 S by Lili McMillan and Diane Tiegs, the Mayor and CiTy Clerk, respectively, of the City of
Orono, a Minnesota municipal corporation, on its behalf.
I�otary Public
182098v2 S
THE OTTENS
Clifford L. Otten
Louise W. Otten
STATE OF MII�TNESOTA }
}ss.
COUNTY OF HENNEPIN )
The foregoing instrument was acknowledged before me this day of
__ . 2015 by Clifford L. Otten and Louise W. Otten,husband and wife.
Notary Public
THIS DOCU:VIENT WAS DRAFTED BY:
Campbell Knutson
Professional Association
317 Eagandale Office Cente�r
1384 Corporate Center Curve
Eagan, Mi.�nesota 55121
b51-452-5000
182098v2 (
EXHIBIT A
Legal Descriptiom of City Parcel
The East 110.00 feet of Lot Z, Block 2, EAST WILLOW W�ODS, according to the recorded
plat thereof, Hennepin Caunty,:Vlinnesota AND the South half of Pine Ridge Lane, as vacated
per City of�arono Resolution No. 2803, Docwnent No.213236$, Hennepin County Records.
is2o9s�2 �
EXHIBIT B
Legal Description of Otten Parcel
That part of Lot 2, Biock 2, EAST WILLOW WOODS, according to the recorded plat thereof,
Hennepin County, Minnesota lying west of the East 110.00 feet thereof and tyizig south of Pine
Ridge Lane, as vacatsd per City of Orvno Resolution No.2803, Document No. 2132368,
Hennepin County Records.
182098�2 g
EXHIBIT C
Legal Description of Easement Premises
DESCRIPTION OF A NON-EXCLUSIVE EASEMENT FOR INGRESS &EGRESS
PURPOSES OVER THAT PART OF VACATED PINE RIDGE ROAD,HENNEPIN
COUI�TY, MINNESOTA DESCRIBED AS FOLLOWS:
Beginning at the Northwest Comer of Lot 2, Block 2, EAST WILLOW WQODS, according to
the recorded plat thereof, Hennepin County, Minnesota; thence North 35 degrees 55 minutes 06
seconds East a distance of 25.00 feet along the West line of vacated Pine Ridge Road(per City
of Orono Resolution No. 2803,Document I�To. 2132368, Hennepin County Records) ;thence
southeasterly a distance of 21.92 feet along the North line of the South half of said vaca.ted Pine
Ridge Road and azc of a non-tangential curve, concave to the northeast, having a radius of
177.67 feet, centrai angle of 7 degrees Q4 minutes 03 seconds and chord bearing South 57
degrees 36 minutes 56 seconds East a distance of 21.90 feet; thence South 28 degrees 51 minutes
03 seconds West(radial measurement) a distance of 25.00 £ee�;thence northwesterly a distance
of 25.00 feet along the northerly line of said Lot 2 and azc of a non-tangential curve, conca,ve to
the northeast,having a radius of 202.67 feet, centxal angle of 7 degrees 04 minutes 03 seconds
and chard bearing North 57 degrees 36 minutes 56 seconds West a distance of 24.98 feet to the
POINT OF BEGINNING.
is2o9s�z g
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DfSCRIPfION OF A NON-EIOCLUSIVE EASEMENT fOR INQRESS t E6RE55 M11tP056 OVER THAT PMT OF VAUTED P'NE RIDGE ROAO,
HEIINEPIN COUMY,MINNESO7A DEStRIBEDAS FOUAWS:
Be�M�trq ac Me Northwest Corner of lot 2,BkcF 2,F.AST WItLOw WOODS,�aording to ihe recorded pht thwaof.Han�ep{n County.
Minnesota:
H�ence Narth 35 d�grees 55 minutns 06 seconds Eut a distance oi ZS.00 f�et Wor�thr West Pne of sald nnood ilne qldde Napd;
tl�erce suutho�dPAy a distandeaf 21.92 feet alar�Lhe North Ilne oT tha Sa�rth M�If Of��cabd PFna Wdge Road(tky of Orona
Raiolutlan Na.2803,DncumeM No.2132365,}fertr�eptn[wnty Rtcords)snd arc ot�ron-Uryendal cuna,conc�ve to tl5a
nonheact,havi�a radfus of 177.67 ket,cerwa!ar�le of 7 dcgraas 06 minuta�09 ssaorMs and dcM bearir�Sovth 57
d�gnac 36 minutes 56 xwnds Ess[s dlstancr of 21.90 htt
thpnoo South 28 degrces SS minutes 03 semnds Wast�rufiil m'�suramanq o dictancQ M 25.00 frat;
thenoa northwesoarly a distanae of IS.DO feet abns the norlherty irn of sald lM 2 and stc ol a non-b�gentlal cune,mrrc�ve to
Hw rortheaat,havinp a radius W 202.67 teet,centra',engle of 7 da�naz 0/minuiec 03�econds and chord be�rk�North 57 depees 36
miwh�56 skonds West s dbGnce of t4.96 feet to the PQIlIT�F BFG1tiN1 NG.
Sub�eR ro easemema and iemktbrn of ncorq,K pnY, �
SURVEYOR'S CERTIFICATION
I h�n6ypNfy th�t W caiwy vm p�parad Er m�
a under m�r e�ct suowmon nis Wt��e.e�y
I��ued bne s ru tlr rr+d�ne wte of BISIS OF BFARING:
M'' Fo r e parpoxs thb survey,the Eut Iirte
4. < s of lot 1,01ock Z EAST WILLOW YVOODS has o b
ea+wa l. m om an anumed bnarN`of 5 00'12'23"E. ���j
urs.pwu W�o scw[M►ter
EA5EMENT EXHIBIT �„E,,,Pop,,,�,�a��u
ORONO MINNE507A ow�nun�a a�utm nMc�mcc�ono
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BOi�TV'IV �i N�:;N�� '.',���� �NNEANLOUNIY,MV/M30�A
ConsulHny Enpin�m h Surwyora
' 76L SN�DO•N uNC fURE 300 FOR�U1Y OF dlOMO
Otlakm�Net.1K.]Oii. UYAf�1NNNlSOfA SSIL
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Map Comments: IRECE1VEp � t � � � � , � �
2251 PINE RIOGE LANE+
ORONO,MN 55356 �or more information contad:
MULTIPLE PIDs �U� � 7 [I;;'; Hennepin Courrty Gi5 Division
300 6th 5treet South
Mlnneepolis,MN 55467
CITY OF ORONO gis.in�hennepin,us
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38 34118-23 21 0002 38 34-I 15-23 21 0030 3�C 34-118-23 22 0019
ORONQ STATION WEST Li.0 SUGAR WOObS IiOMEOWNERS ASSOC CITY OF ORONO
2160 W WAYZATA BLVD GO REBERS FAMII.Y LLC PO BOX 66
ORONO MN 55356 2640 OAKLA7ID RD CRYSTAL BAY MN 55323
MOVNETONKA MN 55305
38 34118-23 21 0007 38 34i 16-23 23 0033 3B 34-118-23 22 0020
RONALD&KIMBERLY MESHBESHER lEANNE MORK BREDESQAi CLIFFORD 8c LOUISH OTTEN
2010 SUGAR WOODS DR 3848 SUNSET DR BOX 249
ORONO MN 55356 SPRlNG PARK MN 55384 LONG LAKE A7IV 55356
38 341]8-z3 21 0008 38 34I IS-23 22 0003
STEPHEN L RUEDIS[LI HENRY C RADiNTZ
2012 SUQARWOOD DR 720 DfiCKEY LAKE DR
LONG LAKB NII�I 55336 LONG LAKE MN 55356
38 34-1 18-23 21 0014 38 34-i 1 B-Z3 22 0004
JEAN L K[NG REYOCABLE TRUST TROY&CATHERINE ANDER50N
2011 SLiGARWOOD DR 730 DICKBY LAKE DR
LON(3 LAKB MN 55356 LONG LAKE MN 35356
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RICNARD J&CONNIE APPLE P PATRICI{8c KAREN PUGH J U I r1 7r r����
2101 SUOARWOOD DR 725 DICKHY i.AKE DR P � U � L
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CHRIS CASB PAUL�SHERRY SKOO(;
CARR[E TOIVARi�ASE 735 DICKEY LAKE DR
2100 SUGARWOOD DR CANG LAKE MAf 55356
LONG LAKE MN 53356
38 34-1 i 8-23 2]0021 38 34-1 I&23 22 0014
THOMAS F g]ENM£6R J JASPER CLIFFORD&FAULSE OTCEN
2102 SUGARWOOD DR BOX 249
LONG LAKE M�f 55356 LONC3 LAKP MN 55356
38 34]18-Z3 21 0022 38 34118-23 22 OOt 5
PAUL D ANTONENICO CL[FFORD&LOUISE OTTfiN
$L[ZABEI'FI R ANTUN&NKO BOX 249
2104 SUGARWOOD AR LONG LAKE VIN 55336
LONG T.AKE MN 55356
38 34-116-23 21 0028 38 34-118-23 22 0016
SUCAR WOODS HOMEOWNERS ASSOC 70EL dt DIAir'E WALVATNE
C/O FRANK PINGTENS 71 Q DlCKEY LAKE DR
2007 SUGARWOpDS DR ORONO M*1 SS356
ORONO MN 55356
38 34-I 18-23 21 0029 38 341!B-23 22 0017
C/O BERS FAMIOLy LLC HRS ASSOC P O BO�9�N � � � ��
26t0 OAKLAND RD LONG LAKE MN 553i6
MINNETONKA MN 55305
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To: Chair Leskinen and Planning Commission Members
Jessica Loftus, City Administrator
From: Jeremy Barnhart, Community Development Director
Date: July 20, 2015
Subject: #15-3753, City of Orono, Lydiard Beach Swim Area
Variance
Application Summary: The applicant is requesting a variance from Section 78-1405 8 b to
permit construction of two split rail fences and 58 sq ft of hard cover within the required 75 foot
lakeshore yard, at the end of Lydiard Ave. The fences are intended to delineate the parking area
from the beach area and the channel adjacent to the parking area.
Staff Recommendation: Planning Department Staff recommends approval of the variances as
proposed that would permit additional hard cover in the 75' lake yard, and the construction of
125' of split rail fencing within that yard.
List of Exhibits
Exhibit A. Application
Exhibit 8. Proposed Plan
Exhibit C. Fence example
Background
The Orono Parks Commission proposes removal of 10 deteriorating wooden bollards that
currently mark the boundary between the parking and beach areas with a more visually
appealing split rail wooden fence. The fence will not be more than 42 inches tall, and will
include two horizontal rails. The Parks Commission seeks to replicate this type of fence style as
a parking boundary throughout the park system; recently fence sections were added to the park
at Summit Beach.
FILE#15-3753
20 July 2015
Page 2 of 4
LOT ANALYSIS WORKSHEET
The subject property is not a platted lot; it is an extension of Lydiard Avenue Right of Way
(ROW). The ROW terminates at the water's edge. There are minimum requirements for platted
lots; as the ROW is used for public purposes, these minimums do not appiy.
Section 78-1405 (a)8-Non-encroachments:
LR-16 DISTRICT Required Proposed
Lakeshore fences 75' 25'
The ordinance requires a setback of 75 feet from the Ordinary High Water Line for all fences.
Split rail fences are permissible in required front yards, due to their open, rural character.
However, this exception does not apply to lake yards.
Section 78-1680 and 78-1700-Hardcover Calculations:
The extension of Lydiard, forming the beach and parking area, is within Tier 1, which maximizes
hard cover to 25%of the gross lot area. The existing improvements on the property, including
the long gravel drive and parking area exceed the hard cover 25% maximum.
The existing bollards create approximately 4.4 sq ft of hard cover(8" x 8" post multiplied by 10
posts). The hardcover associated with the proposed improvements will be 62.5 sq ft (125 feet of
fence x 6 inches of width)for an increase of 58 square feet
Applicable Regulation:Variance (Section 78-123)
In reviewing applications for variance, the P/anning Commission shall consider the effect of the
proposed variance upon the health, safety and we/fare 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. The P/anning Commission shall consider
recommending approval for variances from the literal provisions of the Zoning Code in instances
where their strict enforcement would cause practica/difficulties because of circumstances unique
ro the individual property under consideration, and shall recommend approval only when it is
demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning
Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties
atso 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. 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. The board or council may permit as a variance the temporary
use of a one-family dwelling as a two-family dwelling.
According to MN §462.537 Subd. 6(2) variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance. The
intent of the ordinance is to maintain a rural, natural character adjacent to the lake.
The Planning Commission should discuss if a split rail fence provides a consistent
character.
2. The variance is consistent with the comprehensive plan. The global intent of the
Comprehensive Plan is to maintain a certain character of the City, while establishing
FILE#15-3753
20 July 2015
Page 3 of 4
minimum standards for health, safety, and general welfare of residents. The fence
proposed is consistent in character with lake impact, and accomplishes certain health,
safety general welfare goals identified by the City.
3. The applicant establishes that there are practical difficulties.
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls; The use of the property for a beach is a
permitted use. The construction of fences or other structures to separate
parking and recreation areas is a typical and expected improvement.
b. There are circumstances unique to the property not created by the landowner;
The use of the ROW is limited only to city operations, and is unique to the
property owner
c. The variance will not alter the essential character of the locality. The fence
design is intended to blend into the park improvements.
Additionally City Code 78-123 provides additional parameters within which a variance may be
granted as follows:
4. The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property. The use of the ROW is limited only to city
operations,and is unique to the property owner
5. The conditions do not apply generally to other land or structures in the district in which
the land is located. The use of the ROW is limited only to city operations, and is
unique to the property owner
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant. The variance is necessary to both promote
an aesthetic character and provide for a safe recreational and parking area.
7. 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 fence as
proposed will not block views from neighboring properties, and due to vegetation
present,will not be visually impactful from the lake.
8. The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty. The beach must be at the lake
shore, and the parking area, due to wetlands and other factors, is immediately
adjacent.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Practical Difficulties Statement
Planning and Public works staff developed the practical difficulties responses, outlined above.
Staff will be available to address any questions during the meeting. The Park Commission has
two primary goals: 1.) To define the parking areas and channel drop off and protect park users,
and; 2.) Establish a certain design brand throughout the park system. The fence accomplishes
these goals.
Analysis
FILE#15-3?53 �
20 July 2015
Page 4 of 4
The use of the platted ROW for park purposes is limited only to the City, and the variance, if
granted should include, among it's findings, that the variance is necessary to preserve the public
safety, health and general welfare from a tangible danger.
Public Comments
To date, staff has received no comments for or against the proposal.
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the variances, if granted, will not alter the
essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested variance(s)?
4. Are there any other issues or concerns with this application?
' PC Exhibit A
CITY OF ORONO c��r�rc�o�orro
VARIANCE APPLICATION
Sfreet Address: Application# �5 `"37�
�.�,�'O 275D Kelley Parkway Date Received: (o -'F'{5
Orono, MN 55356
Staff:
Main: 952-249-4600 Fee: $700
..► '' fax: 952-249-463fi Renewal: $350
��, G�� MailingAddr�ss: After-the-fact: $1,400 Doubfe Fee
l�kFSH��� Crystai Bay MN 55323-0066 Es�row Fee: �700/�2,500
This application form must be com�le#ed m fu11. Applicarrt wiil be not'rf'iec!withm 15 days as to the s#atus of the
apphca�on. Incomplete applications will not be placed on Planning Commisslon Agendas.
PROPERTY INFORMATION:
Site Address: L��,,q.,� �,�.�,N �,L�il,�.c„p ,q..,� r�lb��DF 44r J
Property Identification Number(PIN): /ti/�
Date Property Acquired (month/year): �_ ❑ Yes, 1 own the adjacent parcels.
Zoning District:
APPE.ICANT INFORMATION: {Complete legal names and marital status requi�ed for each interested party)
Name: 'Qow...� i. E�....a,rz.oS J�,z. cr�- ��6c.� L �xc� S ,
Phone: �s z� 2y g _yG� Alternate Phone:
� _..n ..._. —
Complete A�'dress: �'�� Y�LLt'Y ��4rca.��Z _ , _,_
City, State & Z1P p ,v
Email: c���.,dr�?sC�_t:. e��. M�.,. ..rs Fax: �5'�� � -
OWNER lNFORMATION: (Camplete legai names and marital status required for each interested party)
Name: C ,ry �)� o2r�..h�
Phone Alternate Phone:
Complete Address:
City, State&ZIP
Email: Fax:
DESCRIPTIQN OF REQUEST:
Describe the request in detail (attach additional sheets if necessary):
1�e 2,_.4t� __E u s r�..�[� b���.a.,L�S �� , ,� 5 . {; z.�. F�vG.L. ,�
r -
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�r�..r,�y ��. �,Qir�..c._ ,4�iE.q. d rd�a.c_,� _ -r��..�^s.ur-� .,� �- �',esr�
i./i LL Ac_T' �9S �4 �R2N�N� Q,arsA .� rr� �7Si' �'.�n'�+ : w���. ?/�-LS 7�f►4I'�
F'�2.� r�lG sny,f d.� -7s�� n.,r,�n...L L.
Packet Last Updated.• January 2078 � � � ��
Peg�e 11
� � t�€CEiVED
REQUIRED SUBMITTALS: �JUI�� O� �0�5
All of the following information must be submitted by the application deadline date in ord�r foryQtlfO�
application to be processed. Gi11f OF oR
� Not
Enclased Applicable
❑ Variance A licafion Fee
6scraw A er�t s ned.�nd ee �
❑ P�e-A lication Form
❑ Vsnance liCabion FoRn '
❑ ❑ Practical Qifficulties Form
❑ Cerf�ied I�ro .s OvDner� List
� Surve meetin ALL re uirements
❑ Pro Qsed �'lan� . �
� Hardcover Calculations
❑ Se fic S stem S�te�valuaticin Re ort
� � Minnehaha Creek Watershed District (MCWD) Permit or
Documentation from MCWD statin no ermit is re uired
C3 Ad'acent Pro �a Ow�ers Ar,lcnowled ement
❑ Data Privac Adviso Form
APPLICANT ANDlOR OWNER:
• Agree to provide all information required or requested by the Planning Department,
. Agree to pay additional fees {staff time not covered in the original fee payment) anrf/or consultant expenses
incurred in review of this application,artd
. Certify that the ir�farmation supplied is true and correct to the best of hislher knowledge. 7he appllcant and
owner recognize that they are solely responslble for submltting a complete application being aware
that upon fallure to do so, the staff has no alternative but to reJect ft until it is camplete or to
recommend the request for denial af the request regardless of its poterrtial merit,
• Acknowledge the Escrow Agreement is completed and signed.
• The Ovmer hereby acknowledges and ag�ees to this applicatiQn and further autho�izes reasonable entry onto
the property by City Staff, consuftants, agents, Commission and Council Members for purposes of
in�estigation and verificafion of this request.
• Applicant andlor Owner acknowledge they must be present at all scheduled rev�ew meetings of the
Planning Commission and Councll. If an applicant and/or owner is unable to attend a scheduled meeting,
please make amangements to have an authorized representative attend in place of the applicantlowner and
advise the City Planner assigned to yaur project.
App�icanYs Signature: ate: /J,,�,/�$�
ApplicanYs Signature: Data:
Owners Signature: /�,j�}- Date:
Owner's Signature: Date:
Pecket Last Updeted.• Jarruary 20t5
Page 12
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To: Chair Leskinen and Planning Commission Members
Jessica Loftus, City Administrator
From: Jeremy Barnhart, Community Development Director
Date: July 20, 2015
Subject: #15-3754, City of Orono
Ordinance Amendment
Public Hearing
Application Summary: The ordinance as drafted imposes limits to the number of extensions
eligible to be granted for preliminary plat approvals.
Staff Recommendation: Planning Department Staff recommends approval of the ordinance as
presented.
List of Exhibits
ExhibitA. Draft Ordinance
Background
City Code presently requires completion of certain projects, based on their method of approval,
within a specified period of time:
Variances, one year
Site Plan approval, one year
Conditional Use Permit, one year
Preliminary Plat, one year
Where a time limit is imposed, a building permit to effect the changes must be pulled within
that time frame. In the preliminary plat, the final plat application must be filed within the year.
In all cases, an extension may be granted, either by staff or the city council.
This ordinance is intended to benefit several parties. For the applicant,they have an
understanding of the time limitations to initiate the project. For neighbors and interested
parties,the extension more adequate limits the time separating the public hearing process and
construction starting. The city retains the flexibility to address situations outside of their
control.
The 4 one year extensions proposed (5 years total) recognizes that in 5 years, balances the
desire to complete the project in a timely manner with appropriate flexibility.
Issues for Consideration
FILE#15-3754
20 July 2015
Page 2 of 2
1. Does the Planning Commission feel that a codified limitation is appropriate?
2. Does the Planning Commission find that 4 extensions is appropriate?
Exhibit A
ORDINANCE NO._, THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE ORONO MUNICIPAL CODE
I BY AMENDING SECTIONS 82-117, 78-128, 78-149, and 78-918
REGARDING THE NUMBER OF EXTENSIONS ASSOCIATED WITH APPROVED
PROJECTS.
THE CITY COUNCIL OF ORONO ORDAINS:
SECTION 1. Section 82-ll 7 of the City of Orono Municipal Code is hereby amended by
adding and deleting text as follows:
Sec. 82-117. - Effective period of preliminary subdivision review.
Planning commission recommendations concerning any class I subdivision and the council resolution
concerning any class II and class III preliminary plat shall remain effective for one year. Failure to file a
complete final subdivision application within this time period shall be construed as formal withdrawal of
I the proposed subdivision.
For one year following preliminary approval,unless the subdivider and the city agree otherwise, no
amendment to a comprehensive plan or official control shall apply to or affect the use, development
density,lot size, lot layout, or dedication or platting required or permitted by the approved application.
IThereafter,pursuant to its regulations, the city may extend the approval period by agreement with the
subdivider and subject to all applicable performance conditions and requirements, or it may require
submission of a new application_ �'��� �„'��'��':�, �'�..�:��, ��`;�.;'�.���' : ��'•' ��ti '"'� "" �`' ;
. In no case shall the approval
period be extended �reater than four years.
SECTION 2. Section 78-128 of the City of Orono Municipal Code is hereby amended by
adding and deleting text as follows:
Variances shall expire one year after the date of council approval if not used and an extension has not
I been granted. Any change in use of the property shall require a new variance. In no case shall more than
four, one year extensions be ra� nted.
SECTION 3. Section 78-149 of the City of Orono Municipal Code is hereby amended by
adding and deleting text as follows:
Sec. 78-149. - Lapse of approval.
Page 1 of 2
Unless otherwise specified by the city council or the planning and zoning coordinator, a site plan
review approval shall become null and void one year after the date of approval,unless the property owner
or applicant has substantially started the construction of any building, structure, addition or alteration, ar
use requested as part of the approved plan. In no case shall more than four, one vear extensions be
rag nted.
SECTION 4. Section 78-918 of the City of Orono Municipal Code is hereby amended by
adding and deleting text as follows:
Sec. 78-918.-Lapse of permit.
A conditional use permit shall lapse one year following the date on which it became effective unless
priar to that time a building permit is issued by the building inspector and construction is commenced and
pursued toward completion on the site which was the subject of the conditional use permit application. A
conditional use permit may be renewed for an additional period of one year provided the request is filed
prior to the expiration of one year from the date when the use permit is filed with the zoning
administrator. The council may grant or deny an application for renewal of a conditional use permit. In no
case shall more than four, one vear extensions be rag nted.
SECTION 5. EFFECTNE DATE: This ordinance shall take effect immediately upon its
passage and publication.
ADOPTED this th day of ,2015 on a vote of_ayes and_nays by the
City Council of Orono, Minnesota.
ATTEST:
Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
Ordinance published in The Laker and The Pioneer newspapers the week of , 2015.
Page 2 of 2
Date AppIication Received: NA
Date Application Considered as Complete:NA
Initial 60-Day Review Period Expires: NA
To: Chair Leskuien and Planning Commission Members
Jessica Loflus, City Admin.istrator
From: Michael P. Ga.�'ron, Senior Planner
Date: July 14, 2015
Subject: #IS-3755 City of Orono -Zoning Code Amendment
- Section 78-71(c)(3) Expansion of Nonconforming Shuctures
- Public Hearing
------------------------------------------------------------------------------------
List of Eahibits
A -Dra.ft Ordiunance
B - Iltustrative Sketches
Application Summary: The proposed amenciment is intended to codify the City's long- !
standing policy and prac#ice regarding the expansion of nonconforming structures by �
clarifying the site conditions under which such expansions may or may not occur.
Staff Recommendation: Staff recommends adoption of the revised code language as
presented.
Background
By definition in the Zoning Code,Nonconforming structure means "any structure legally
existing upan January t, 1975, which would not conform to the applicahle regulations if the
structure were ta be erected under the provisions of this chapter". January 1, 1975 is the date
when most current zoni.ng district standards with regard to structure location, dimensivn, size,
area, volu.me, or height were formatly established.
The Zoning Code with regazd to nonconforming structures addresses situations where such a
structure was involuntarily damaged or destroyed; when one wants to voluntarily remodel or
reconstruct an existing nonconforming structure; relocation of an e�isting nonconforming
structure; and expansion of an existing nonconforming structure - se� attached Zoning Code
Section 78-71(c). The sections currently under consideration aze (c)(3a) which discusses
expansion of nonconforming sin e famil residence structures and(c){3b)which discusses
expansion of nanconforming residential accessorY structures.
The City Attorney has brought to sta�s attention that the existing code language dces not
specifically define what is meant by `expansian' of a noncanforming structure. Absent such
definition,the code can be interpreted in a way that does not reflect the City's policy and practice
that has been in place for many decades but never codified. This concern resulted from a recent
applicatian in which the applicant's attorney argued that a variance to add a second story over an
existing substandazd setback should not require a variance.
15-3755 Nonconforming Structures
Jaly 14,2015
Page 2
For example, (c)(3a)(1.) states that an expansion is allowed if it"does not increase the
not�conformity". Absent more claritfication, it might be argued that, for example,placing a
second story directly above an existing one-story building in which neither the existing building
nar the proposed second story meet the required side setback, does not increase the
nonconformity. However, this interpretation does not match the City's historical practice and
policy, because the new second story,while no closer to the lot line than the existing building,
now occupies a vertical space that formerly was encroachment-free, and may have impacts on
the light, air and open space an adjacent neighboring property enjoys. Orono has long treated
such expansions as a new encroachment that would not be allowed except by variance.
A second example would be allowing a lateral addition to the first story at the sarne setback as
the existing residence. For instance, consider an existing small house that is 5 feet from the side
lot line where a 10-foot setback is required. The awner wants to increase the size of the house
by building an addition to triple the length of the house along the lot line, at the same
noncanfomung 5-foat setback as the existing house, under the premise that this is not increasing
the encroachment; it's still a 5-foot encroachment on the 10-foot setback requirement. The City
policy and practice has been to not allow such expanding encroachments except by vaziance, due
to the potential negative impacts to the adjacent property by having a very Iong home very near
the property boundary.
The groposed additionallanguage defines what the City means by `expansion', defining its
multi-dimensional character that the City has historically deemed to be a critical element. The
new language also adds clarity to what is meant by "increase the nonconformity�'. The proposed
language(drafted by the City Attorney at stafPs request)reflects how the City has consistently
interpreted and enforced its nonconforming structure regulations in the past. Section 78-71(3) is
proposed to be amended as follows.
(3) Expansion of nonconforming structures. "Eapansipn of nonCqnformitt _str„4u,'#ttxes"
includes any increase in a dimension, size a�a, v�lume or height• anv Qlacement vf a
structure c�r part thereof�here none existed before• anY addition of a site feature such as
�.deck, natio, f�nce, drivewav, t>arkins area,ar swimmingnool• �nv improvement that
w-o 1 a1 ow�he 16�d�,b�,rr�o inten�e_�deve_lo�sed• az�d�v exte�ior stor��e,si�s,or
li tin . No expansion of nonconforming structures shall be permitted except as
specifically listed and allowed herein:
a. Expansion of nonconforrrting single family residence structures. Lawful,
nonconforming single family residential structures may be expanded,provided:
1. That the expansion does nat " ��upx�y
�nace w�ithin a nc�-contormin�axea that was previousl}�not occupied
eit.hsr irerticall r riT.ontal v, and complies with a11 height, setback,
hardcover and lat coverage requirements of the district in which it is
located.
IS-3755 Nonconforming Structures
July 14,2015
Page 3
2. That if the structure is noaconforming anly with respect to substandard
lot area.or width for the district in which it is located, the expansion
shall meet all height, setback,hardcover and lot coverage requirements
vf the district in which it is iacated.
3, That in cases where the lot line setback of a structure is less than.50
percent of the required setback for that zoning district, the city will
require at a minimum that applicant sha11 make up the discrepancy by
enlarging the opposite required yard depth to result in an aggregate yazd
depth equivalent to the combined required yard.
b. Expansion o,f resrdential accessory structures. Lawful, nonconfornung
residential accessory buildings may be expanded provided;
l. That the expansion does
� ace ti•ithin a non-conf �a that
was meviauslv not occupied either verticalIv or horizontallk and
complies with a11 height, setback,and hardcover and lot coverage
requirements of the district in which it is located.
2. That if the accessory structure is nonconforming only with respect to
substandard lot area or width for the district in which it is located, the
expansion shall meet all height, setback,harcicover and lot coverage
requuements of the district in which it is located.
3. That in cases where an accessory structure encroaches upon the lot line
setback, the city will require at a minimum that the existing accessory
structure sha11 be modified so that it becomes completely conforming
with respect to setbacks.
Staff Recommendation
Staff recommends adoption of the proposed text amendment.
, � ,
PC Exhibit A
ORDINANCE I�'O. , THIRD SERIES
CITY OF ORONO
HENNEPIN COi7NTY, MINNESOTA
AN ORDINANCE AME_�TDING CAAPTER 78, SECTION 71
OF THE ORONO CITY CODE REGULATING
NONC011TFORMING STRUCTURES AND USES
THE CITY COUNCIL OF THE CTTY OF ORON0,1�iINNESOTA ORDAINS:
SECTION 1. City Code Chapter 78, Sactian 71, Subsecfiion (c)(3) is amended as follows:
(3) Expansion of nonconforming structures. "Ex ansion of nonconfornun shvctures"
includes an inerease in a dimensio size area, volume or hei h�v Dlacement of a
structure or art thereof where none existed before• any addition of a site feature such as
a deck, patio fence drivewav pazking area_or swimming_„�ool• any ixnprovement that
would allow the land to be more intensel, develoved; and any exterior storage, signs, or
li�htin�_No expansion of nonconforming structures shall be permitted except as
specifically listed and allowed here�in:
a. Expansion of nonconforming single family residence structttres. Lawful,
nonconforming single family residential structures may be expanded,provided:
1. That the expansion does not ' ��Y
ace within a non-conformin area that was reviousl not occu ied
eitheir verticall or horizontall and complies with a11 height, setback,
hardcover and lot coverage requirements of the district in which it is
located.
2. That if the structure is nonconforming only with zespect to substandard
lot area or width for the district in which it is located, tTie expansion
shall meet a11 height, setback,hardcover and lot coverage requirements
of the district in which it is located.
3. That in cases where the lot line setback of a structwre is less than 50
percent of the required setback for that zoning district, the city will
raquire at a minimum that applicant shall make up the discrepancy by
enlarging the opposite reqwixed yard depth to result in an aggregate yard
depth equivalent to the combined required yard.
b. Expansion of residential accessory structures. Lawful,nonconforming
residential accessory buildings may be expanded provided:
1. That the expansion does
ac�sess„��-�•���.ccupy any space within a non-confozming area that
was reviousl not occu ied either verticall oz horizontal.l , and
181738v1
complies with all height, setback, and hardcover and Iot coverage
requirements of the district in which it is located.
2. That if the accessory structure is zionconforming only with respect to
substat�.dard Iot area or width for the district in wluch it is located, the
expansion shall meet all height, setback, hardcover and lot coverage
requirements of the district in which it is located.
3. That in cases where an accessory structure encroaches upon the lot line
setback, the city will require at a miniinu,m that the existing accessory
structure shall be inodified so that it becomes completely confonning
witl�respect to setbacks.
SECTION 2. Effective date. This ordinance shall be effective upon adoption and publication
according to law.
ADOPTED this,_ day of , 2015 by the Orono City Council.
CITY OF ORONO
Liti McMillan, Mayor
ATTEST:
Diane Tiegs, City Clerk
181738v1
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To: Chair Leskinen and Planning Commission Members `qkfSH���
Jessica Loftus, City Administrator
From: Jeremy Barnhart, Community Development Director
Date: July 20, 2015
Subject: #15-3760, City of Orono,
Ordinance Amendment
Public Hearing
Application Summary: The ordinance is intended to add clinics as a conditional use to the B-1
and a conditional use in the B-3 zoning districts.
Staff Recommendation: Planning Department Staff recommends approval of the ordinance as
presented.
List of Exhibits
ExhibitA. DraftOrdinance
Exhibit e. Staff Memo to Council dated June 17, 2015 requesting authorization
Exhibit C. Permitted and Conditional Uses for B-1, 3,4, 5, and 6
Exhibit D. Zoning Map Sections
Background
In the development of a definition for Beauty and Barber shops, it was questioned how hair
replacement establishments are regulated. It was desired that hair replacement clinics be
permitted where beauty barber shops are permitted.
It is stafYs opinion that hair replacement establishments are typical of a clinical setting, and are
regulated as a clinic. Clinics are permitted in the B-4 zoning district as a permitted use, and in
the B-6 zoning district as a conditional use.
The draft ordinance allows clinics for human care on an our-patient basis only in the B-1 as a
Conditional Use and in B-3 zoning district as a Conditional Use, similar to professional offices and
offices of a general nature.
Business District Professional Office Clinic Beauty Shops
Retail Sales (B-1) Conditional Conditional Permitted
Shopping Center (B-3) Conditional Permitted Permitted
Office and Professional (B-4) Permitted Permitted
Limited Neighborhood (B-5) Permitted Permitted
Highway Commercial (B-6) Permitted Conditional
Items in eold Italic are proposed
FILE#15-37flJ
230 July 2015
Page 2 of 2
Analysis
B-1 and B-3 commercial is much of the commercial property in the Navarre area. If the goal is to
provide additional employment and services in this area, adding clinics is a positive step in that
direction. The qualifier"Clinics for human care on an out-patient basis only"is intended to avoid
in patient care, and animal care.
Staff proposes a conditional use process to ensure concerns related to clinics can be addressed
through a review process. These concerns might include hours of operation, parking, and
access.
Clinics is undefined in our code. It is also undefined in adjacent city's codes as well. The
Planning Commission could add the following definition if desired:
Clinic for human care on an out-patient basis only: a place where a group of physicians,
dentists, or the like, in connection with a medical school or a hospital, provide medical
treatment and advice for nonresident patients, sometimes at low cost or without charge.
Public Comments
To date, staff has received no comments for or against the proposal.
Issues for Consideration
1. Are Clinics appropriate in the B-1 and B-3 zoning districts as either a permitted or
conditional use?
2. Are there any other issues or concerns with this ordinance?
3. Does the suggested definition of clinic adequately describe the use?
� � � • • PC Exhibit A
ORDINANCE NO. _, THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE ORONO MUNICIPAL CODE
BY AMENDING SECTION 78-643 and 78-704
REGARDING ADDING CLINICS AS A PERMITTED USE IN THE B-1 AND B-3
ZONING DISTRICTS
THE CITY COUNCIL OF ORONO ORDAINS:
SECTION 1. Section 78-644 of the City of Orono Municipal Code is hereby
amended by addin� and deleting text within Sections 78-644 as follows:
Sec. 78-644. - Conditional uses.
Within the B-1 retail sales business district, no structure or land shall be used for one of the
following uses without a conditional use permit:
(1) Garages for the servicing and repair of automobiles, provided repair functions are
totally enclosed in a building.
(2) Motor fuel stations subject to the provisions set forth in section 78-1373.
(3) Restaurant (class I), in which food is served to customers while seated at counter or
table, or cafeteria, in which food is selected by a customer while going through a line
and taken to a table for consumption. Neither live entertainment nor intoxicating liquor
sales are permitted in class I restaurants.
(4) Restaurant (class II), i.e., a fast food, convenience, drive-in, or liquor store restaurant,
which is a restaurant where a majority of customers order and are served their food to
be consumed at a counter in packages prepared to leave the premises; or a drive-in
where most customers consume their food in an automobile regardless of how it is
served, or restaurants which serve intoxicating liquor or have live entertainment.
(5) Off-street parking when the principal site of the off-street parking abuts on a lot which
is another B or l district and is in the same ownership as the land in the B or l district
and subject to those conditions as set forth in article X, division 5, of this chapter and
such other conditions as found necessary by the council.
(6) Public service structures, including but not limited to electric transmission lines and
buildings, such as telephone exchange stations, booster or pressure stations, elevated
tanks, lift stations and electric power substations. Personal wireless service and
commercial broadcasting antennas and towers shall not be considered public service
structures.
Page 1 of 3
(7) Day nurseries, provided not less than 50 square feet of outside play area per pupil is
available and fenced.
(8) Professional office and offices of a general nature.
(9) Commercial recreation subject to the provisions set forth in section 78-949.
�10)Clinics for human care on an out-patient basis only
SECTION 2. Section 78-704 Permitted Uses of the City of Orono Municipal Code
is hereby amended by adding and deleting text as follows:
Sec. 78-704. - Permitted uses.
Within the B-3 shopping center business district, no structure or land shall be used except
for one of the following uses or uses deemed similar by the council:
(1) Retail and service businesses. The following neighborhood retail sales and service
businesses supplying commodities or perfonning a service primarily for residents in the
surrounding neighborhood:
a. Arts and school supplies store.
b. Banks and insurance companies.
c. Barbershops and beauty shops.
d. Bicycle sales and repair.
e. Books, magazines, record shop.
f. Drugs, candy, ice cream, soft drinks, cosmetics and other usual drugstore
merchandise.
g. Dry cleaning and laundry pickup stations, including incidental pressing and repair.
h. Garden supplies, florist shop.
i. Gift or antique shops.
j. Hardware store, paint store.
k. Hobby shops, camera and photographic supply stores.
l. Jewelry shops and repair.
m. Laundromats.
n. Locksmith.
o. Music, radio, TV, appliance sales and repair stores.
p. Newsstands.
q. Office supply store, office machine store.
r. Pet shop.
s. Pipe and tobacco shops.
Page 2 of 3
t. Plumbing, electrical, heating, housewares, furniture, carpet store.
u. Postal substation.
v. Real estate sales.
w. Retail food of all varieties and home supplies.
x. Sewing center and yard goods.
y. Sporting goods store.
z. Tailor shops.
aa. Temporary sales, such as Christmas tree lots.
bb. Travel bureau.
cc. Variety store.
dd. Wearing apparel store, shoestore.
ee. Off-sale liquor store.
ff. Home and garden equipment rental.
gg. Massage therapy centers.
hh. Clinics far human care on an out-patient basis onlv .
SECTION 3. EFFECTIVE DATE: This ordinance shall take effect immediately upon
its passage and publication.
ADOPTED this_th day of , 2015 on a vote of_ayes and_
nays by the City Council of Orono, Minnesota.
ATTEST:
Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
Ordinance published in The Laker and The Pioneer newspapers the week of , 201 S.
Page 3 of 3
' PC Exhibit B
REQUEST FOR COUNCIL ACTION
DATE: 17 June 2015
ITEM NO:
Department Approval: Administrator Reviewed: Agenda Section:
Name Jeremy Barnhart ��� Planning Department Report
Title Community Development Director
1. Item Description: Request for Ordinance Related to Hair Replacement/Clinics
List of Exhibits
Zoning Map, north side
Zoning Map Navarre area
Purpose. Staff seeks authorization to prepare an ordinance amendment to allow clinics in businesses
districts other than 64, in part as response to Councilmember Cornick Jr's comments, summarized
below.
Background. On June 8th, the Council amended the definition of Beauty and Barber Shops to read:
"Barber Shops and eeauty Shops means a commercial establishment offering cosmetology
services which may include hair cutting, coloring, or styling, make-up application or consultation,
manicures, and pedicures, and/or which may offer therapeutic massage and body and/or facial
treatments such as body packs or wraps, exfoliation, cellulite or heat treatments, body toning, waxing,
tanning, aromatherapy, cleansing or medical facia/s, non-surgical face lifts and other non-surgical
cosmetic procedures, electrical toning and electrolysis. Hydrotherapy and steam or sauna facilities,
nutrition and weight management, and exercise instruction may be provided in conjunction with such
therapeutic massage and body and/or facial treatments."Emphasis added
Noting a number of hair removal businesses, Council member Cornick questioned the appropriate
locations for hair restorative businesses, and if they would be classified within the newly created
definition.
Reviewing the definition, Staff believes they are not. They key phrase is"non-surgical cosmetic
procedures". It is staffs understanding of hair restoration that it is a minor surgical procedure, often
within a doctor's office or clinic. Those are allowed in Orono as a permitted use in the B-4 and B-5
zoning districts. These include much of the commercial property in Navarre, however, not permitted
where barber/ beauty shops are permitted.
Business District Professional Office Clinic Beauty Shops
Retail Sales (B-1) Conditional Permitted
Shopping Center (B-3) Conditional Permitted
Office and Professional (B-4) Permitted Permitted
Limited Neighborhood (B-5) Permitted Permitted
Highway Commercial (B-6) Permitted Conditional
COUNCIL ACTION REQUESTED:
Staff seeks authorization to prepare ordinance amendments that allow clinics as permitted uses in B-1,
B-3, and B-S zoning districts.
Orono, MN Code of Ordinances
� � PC Exhibit C
Sec. 78-643. - Permitted uses.
Within any B-1 retail sale5 business district, no structure or land shall be used except for one of the
following uses or uses deemed similar by the council:
(�) Retai/and se►vice businesses The foflowing neighborhood retail sales and servfce businesses
supplying commodities or performing a service primarily for residents in the surrounding
neighborhood:
a. Arts and school supplies store.
� b. Banks and fnsurance companies.
c. Barbershops and beauty shops.
d. Bicycle sales and repair.
e. Books, magazines, record shop.
f. Drugs, candy, ice cream, soft drinks, cosmetics and other usual drugstore merchandise.
g. Dry cleaning and [aundry pickup stations, including incidental pressing and repair.
h. Garden supplies, florist shop.
i. Gift or antique shaps.
j. Hardware store, paint store.
k. Hobby shops, camera and photographic supply stores.
I. �ewelry shops and repair.
m. Laundromats.
n. Locksmith.
o. Music, radio, N,a�pliance sales and repair stores.
p. Newsstands.
q. Office supply store, office machine store.
r. Pet shop.
s. Pipe and tobacco shops.
t. Plumbing, elettrical, heating, housewares, furniture, carpet store.
u. Postal substation.
v. Real estate sales.
w. Retail food of all varieties and home supplies.
x. Sewing center ahd yard goods.
y. Sporting goods stare.
z. Tailor shops.
aa. Temporary sales, such as Christmas tree fots.
� bb. Travel bureau.
cc. Variety store.
dd. Wearing apparel store, shoestore.
ee. Off-sale liquor store.
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Orono, MN Code of Ordinances Page 2 of 7
ff. Home and garden equipment rental.
gg. Massage therapy centers.
(2) Municipa/buildings: Municipal buildings where the use conducted is customarily considered
to be an office use.
(Code 1984, § 10.40(3); Ord. No. 152 2nd series, § 1, 10-28-1496; Ord. No, 72 3rd series, § 9,6-26-2010)
Sec. 78-644. - Conditional uses.
Within the B-1 retail sales business district, no structure or land shall be used for one of the
fallowing uses without a conditional use permit:
(1) Garages for the servicing and repair of automobiles, prQvided repair functions are totally
enciosed ih a building.
(2) Motor fuel stations subJect to the provisions set farth in.sPction 78-1373.
(3) Restaurant(class I), in whlch food is served to customers while seated at counter or table, or
cafeteria, in which food is selected by a customer while going through a line and taken to a
table for consumption. Neither live entertainment hor intoxicating liquor sales are permitted
In class I restaurants.
(4} Restaurant(class II), i.e., a fast food, con�enience, drive-in, or liquor store restaurant,which is
a restaurant where a majority of customers order and are served theirfood to be consumed
at a counter in packages prepared to leave the premises; or a drive-in where most customers
consume their food in an automobfle regardless of how it is served, or restaurants which
serve intoxicating liquor or have live entertainment.
(5) Off-street parking when the principal site of the ofF-street parking abuts on a lot which is
another B or l district and is in the same ownership as the land in the B or l district and
subject to those conditfons as set forth in article X, division 5, of this chapter and such other
conditions as found necessary bythe council.
(6) Public service structures, including l�ut not limited to electric transmission lines and buildings,
such as telephone exchange stations, booster or pressure stations, elevated tanks, Ifft stations
and electric power substations. Personal wireless service and commercia[ broadcasting
antennas and towers shall not be considered public service structures.
(7) Day nurseries, provided not less than 50 square feet of outside play area per pupil is available
and fenced.
,�- (8) Professiona(office and offices of a general nature.
(9) Commercial recreation subject to the provisions set forth in section 78-949.
(Code 1984, § 10.40(4); Ord. No. 161 2nd series, § 8, 6-7-1997; Ord. No. 183 2nd series, §§ 1, 2, 2-22-
1999; Ord. No. 47 3rd series, §3, 7-28-2008)
Sec. 78-704. - Permitted uses.
Within the B-3 shopping center business district, no structure or land shal( �e used except for one
of the follawing uses or uses deemed simiiar by the counci(:
(1) Retail and service businesses,The following neighborhood retail 5ales and service businesses
supplying commodities or performing a service primarily for residents in the surrounding
neighborhood:
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Orono, IvL'v Code of Ordinances Page 3 of 7
a. Arts and schoo! supplies store.
,�. b. Banks and insurance com�anies.
c. Barbershops and beauty shops.
d. Bicycle sales and repair,
e. Books, magazines, record shop.
f. Drugs, candy, ice cream, soft drinks, cosmetics and other usual drugstore merchandise.
g. Dry cleaning and laundry pickup stations, including incidental pressing and repair.
h. Garden supplies;florist shop.
i. Gift or antique shops.
j, Hardware store, paint store.
k. Hobby shops, camera and photographic supply stores.
I. Jewelry shops and repair.
m, Laundromats.
n. Locksmith.
o. Music, radio,N, appliance sales and repair stores.
p. Newsstands.
q. Office supply store, office machine store.
r. Pet shop.
s. Pipe and tobacco shops.
t. Plumbing, electrical, heating, housewares,furniture, carpet store.
u. Postal substation.
� v. Real estate sales.
w. Retail food of a[I varieties and home supplies.
x. Sewing center and yard goods.
y. Sporting goods store.
z. Tailor shops.
aa. Temporary sales, such as ChriStmas tree lots.
�- bb. 7ravel bureau.
cc. Variety store.
dd. Wearing apparel store, shoestore.
ee. Off-sale iiquor store.
ff. Home and garden equipment rental.
gg. Massage therapy cehters.
(2) Municipa/bui/dings. Municipal buildings where the use conducted is customarily considered
to be an office use.
(Code 1984, �� 10.40(3), 'l0.42(4); Qrd. No. 152 2nd series, � 1, '10-Z8-1996; �rd. No. 72 3rd series, � 2,
b-26-2010)
Sec. 78-705. - Conditional uses.
Withln any B-3 shopping center business district, no structure or land shall be used for one of the
about:blank 7/15/2015
Orono, MN Code of Ordinances Page 4 of 7
following uses without a conditional use permit:
(1) Garages for the servicing and repair of automobiles, pravided repair functions are totally
enclosed in a building.
(2) Motor fue! stations, subject to the provisions set forth in section 78-1373.
(3) Restaurant(ciass I), in wh�ch food is served to customers while seated at counter or table, and
cafeteria, in which food is selected by a customer while going through a line and taken to a
table for consumption. Neither live entertainment nor intoxicating liquor 5ales are permitted
in class I restaurants.
(4} Off-street parking when the principal site of the ofF-street parking abuts on a lot which is in
another B or l district, and is in the same ownership as the land in the B or l district and
subject ta those conditions as set forth in article X, division 5, of this chapter and such other
conditions as found necessary by the council.
(5) Public service structures, including but not limited to electric transmission lines and buildings,
such as telephone exchange stations, booster or pressure stations, elevated tanks, lift stations
and electric power substations, Personal wlreless service and commerciai broadcasting
antennas and towers shall not be considered pubEic service structures.
(b) Day nurseries, provided not less than 5Q square feet of outside play area per pupil is available
and fenced.
,� (7) Professional office and offices of a general nature.
(8) Shopping center identification sign.
(Code 1984, §§ 10.40(4), 10.42(5); �rci. No. 161 2nd series, § 8, 6-7-1997; �rd. No. 183 2nd series, §� 1,
2,2-22-1999)
5ec. 78-733. - Permitted uses.
Within any B-4 office and professional business district, no structure or land shal! be used except
for one or more of the following uses:
(1) Municipal buildings where the use conducted is customarily considered to be an office use.
(2) Professional offices and offices of a generaf nature.
(3) Clinics for human care on an out-patient basls only.
�- (�) BankS and insurance offices.
(Code 1984, § 10.43(3))
Sec. 78-734. - Conditional uses.
Within the B-4 office and prafessional busines5 district, no structure or lancf shall be used forthe
follawing uses without a conditional use permit:
{1) Nursing homes, hospitals, rest homes or retirement homes, provided the site shall contain
not less than 600 square feet of!ot area for each person to be accommodated and no
building is iocated less than 35 feet from the side iot line.
(2} Private academies, schools,trade schools, colleges and universities for teaching.
{3) Research centers.
{4) Anima) hospitals, veterinary clinics or kennels.
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Orono, MN Code of Ordinances Page 5 of 7
(5) Libraries.
(6) Museums.
(7) Historical buildings, museums, art institutes,galleries and playhouses.
{8} Restaurants{class I), whlch are restaurants located within and mainly servicing an office
buifding, providing there is no outside display or advertising ofthe restaurant use.
(9) Off-street parking when the principal site of the off-street parking abuts on a lot which is in
another B o� I district and is in the same ownership as the fand in the B or l district and
subJect to those conditions as set forth in article X, division 5, of this chapter anct other such
conditions as found necessary by the council.
(10) Public service structures, including but not fimited to electric transmission lines and
buildings, such as telephone exchange stations, booster or pressure stations, elevated tanks,
lift stations and electric power substations. Personal wireless service and cornmercial
broadcasting antennas and towers shall not be considered essential services.
(11) Rellgious institutions and facilities, including those related structures located on the same
site which are an integral part of the religious institutian, and tonvents or homes for persons
related to a religious function on the same site. Religious institutions and faciEities shall meet
the standards of the B-4 dlstrict and shall further meet the foliowing requirements:
a. All buildings shall meet a setback of 50 feet from [ot lines abutting a residenbally zoned
property.
b. One parking space shall be provided for each four seats of capacity in the main assembty
hall or sanctuary, with additional parking requireci per the standards of this chapter for
other facilities, such as classrooms, licensed day care facilities or offices, when such uses
will overlap with the use of the main assembly hall.
c. If required parking is not provided on site, an off-site parking plan satisfactory to the city
council shall be provided.
d. Parking areas in side or rear yards shall be set batk ten feet from residentially zoned
properly.
e. If the religious institutfon property abuts both a local residential street and a collector or
arterial roadway,the attess shall be onto the collector or arterial.
(Code 1984, § 10.43(4); Ord. No. 1fi1 2nd series, g 9, 6-7-1997; Ord. No. 2042nd series, � 1, 6-25-2001)
Sec. 78-763.- Permitted uses.
Within any B-5 business district, no structure or land shall be used except for one of the following
uses or uses deemed similar by the council:
(1) Municipal buildings.
� (2) Offices.
.,,� (3) Cli�ics.
(4) Art and school supply store.
(5) Book and magazine store.
(6} Office supply store.
� (7} Banks, loan company, insurance company, real estate affice.
(8) Barbershap, beauty shop.
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Orono, MN Code of Ordinances Page 6 of 7
(9) Camera and photograph supply store.
(10) Locksmith.
(11) Hobby shop.
(12} Gift store.
(13) Gfassware and pottery.
(14) Antique store.
(15) Jewelry store.
(1b) Watch repair.
(17) Library.
(18) Museum.
(19) Record shop.
(20} Music store.
(2�) Tobacco shop.
(22) Galleries.
(23) Pet shop.
(24) Massage therapy centers.
(Code 1984, § 10.44(3); Urd. No. 72 3rd 5eries, § 3,6-26-2010}
Sec. 78-764. -Conditional use.
(a) Within any B-5 limited business district, no structure or land shall be used for one of the following
uses except by conditional use permit:
(1) Candy, ice cream, popcorn, nuts, frozen desserCs, soft drink store.
(2) Dry cleaning store.
(3) Tailor shop.
(4) Pressing and shoeshine shop.
(5) Laundry and cleaning pickup stations.
(6) Veterinary clinic.
(7) Kennels.
($) Coffee or bagef retail stores, subject to the following conditions:
a. No more than 50 percent of the gross floor area of any single builc[ing shall be devoted to
coffee and/or bagel retail store uses.
b. No individual coffee or bagel retail store use shall exceed 2,000 square feet of gross floor
area.A combined coffee and bagel retail store use shall not exceed 4,000 square feet of
gross floor area.
c. The number of incremental parking spaces required forthe coffee and/or bagel retail
store use shall be calculated using the parking requirement standard for restaurant uses.
The applicant shall demonstrate that the total parking needs for the site will be met.
d. An individual coffee or bagel retail store use shall loe limited to a maximum of 45 seats.A
combined coffee and bagel retail store use shall be limited to a maximum of 60 seats.
(9)
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Orono, MN Code of Ordinances Page 7 of 7
Off-street parking when the principal site of the off-street parking abuts on a lot which is in
another B or l district and is in the same ownership as the land in the B or l district, and
subject to those conditions as set forth in article X, division 5, of this chapter and other such
conditio�s as found necessary by the council.
(10) Public service structures, including but not limited to electric transmission lines in buildings,
such as telephone exchange stations, booster or pressure stations, elevated tanks, lift
stations and electric power substations, Personal wireless services and commercial
broadcasting antennas and towers shall not be considered essentia! services.
(11) Drug store, subjectto the following condition:
HourS of operation sha(I be limited to 8:00 a.m.to 10:00 p.m.for a drive-through service.
(Code 1984, § 10.44(�4); Ord. No. 152 2nd series, � 2, 10-28-1996; Ord. No. 161 2nd series, � 10, 6-7-
1997; Ord. No, 170 2nd series, � 1, 3-23-1998; Ord. No. 198 2nd series, § 1,4-24-2000)
Sec. 78-793. - Permitted uses.
Within any B-6 highway business district, no structure or land shall be used except for one of the
following uses or uses deemed similar by the council;
,�. (1) Offices(business and professional).
(2) Banks and financial institutions.
(3) Libraries.
(4} Motels, and hotels.
(Code 1984, § 10.45(3); Ord. No. 152 2nd series, § 3, 10-28-1996)
Sec. 78-795. -Conditional uses.
Within any B-6 highway business district, no structure or Eand shall be used for one of the fvllowing
uses without a conditional use perrnit:
(1) Restaurants(class I).
(2} The following uses when such use includes a drive-through condition:
„� a. Offices(business and professional).
b. Banks and financial instltutions.
c. Libraries.
d. Motels and hotels.
(Ord. No. 152 2nd series, § 4, 10-28-1996)
about:blank 7/15/2015
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To: Chair Leskinen and Planning Commission Members y� �
Jessica Loftus, City Administrator q �,�'
` 'rESHo�
From: Jeremy Barnhart, Community Development Director
Date: luly 20, 2015
Subject: #15-3766, City of Orono,
Ordinance Amendment:Accessory Structure
Public Hearing
Application Summary: The proposed ordinance would codify the practice of applying average
setback to lots adjacent to unimproved lots or ROW.
Staff Recommendation: Planning Department Staff recommends approval of the draft
ordinance as presented. Alternatively, staff would appreciate direction as to alternative
language.
List of Exhibits
ExhibitA. Draft Ordinance
Exhibit 8. Lot Schematic
Exhibit C. Minutes from Joint PC/CC Meeting November 5, 2014
Exhibit D. Summary Memo dated September 21, 2011
Background
The review of Average Setback and its application was deemed a high priority of the Planning
Commission and the City Council at their joint workshop on November 5, 2014; these minutes
are attached.The Planning Commission further discussed the topic at their meeting on January
7, 2015. Unfortunately,there are no minutes from that meeting.
The history of average setback is lengthy, and summarized in the attached memo (Exhibit D)
from Mike Gaffron to Staff, Planning Commission, and the City Council dated September 21,
2011.
The code currently reads:
78-1279(6J Average lakeshore setback. No principa/or accessory structure shall be
located c/oser to the lakeshore than the average distance from the shoreline of
existing residence buildings on adjacent lots;except that this does not apply to
stairwpys, lifts, landings, lockboxes,flagpo/es and pump houses. Further, the average
lakeshore setback shall apply only to classi�ied/akes and shall not apply to tributaries.
The average/akeshore setback line shall be a straight line connecting the most
lakeward protrusions of the residence buildings on the immediately adjacent
lakeshore lots.
a. In instances where the average lakeshore setback cannot be met, administrative ,
t y
FILE#15-3766
20 Jufy 2015
Page 2 of 2
approval may be granted at the discretion of the planning director provided no lake
views of an adjacent/akeshore lot are obstructed and adjacent neighbors provide
written approval.
It is staff's understanding that the Planning Commission in January felt the language adequately
serves the majority of situations encountered and did not recommend any changes to the
zoning code.
While no changes were suggested, staff wanted to confirm practice in certain unique situations,
and codify this practice.
Current practice. Please refer to the attached schematic (Exhibit B). In situations where
construction is proposed on a lot(Lot B)where a house is standing on one side (Lot A), and the
lot on the other side is either vacant or right of way(Lot C), the average lake shore setback, in
practice, is the distance the standing house is from the OHWL. There is no straight-line drawn
because there is no neighboring residential structure.
In effect,the neighbor on Lot A alone creates a new setback that is greater than the 75' lake
yard.
Issues for Consideration
1. Does the Planning Commission agree with the method of determining average lakeshore
for lots adjacent to vacant/ROW property?
2. If not, what concerns of the Commission should be addressed?
+ �
�C Exhlbit A
ORDINANCE NO. . THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
A�'�I ORDINANCE AMENDING THE �RONO MUNICIPAL CODE
BY AMENDING SECTION 78-1279
REGARDIIVG AVERAGE LAKESHORE SETBACK
THE CITY COUNCIL OF ORONO ORDAINS:
SECTION 1. Section 78-1279 of the City of Orono Municipal Code is hereby
amended by adding and deleting text within Sections 78-1279 as follows:
(6} Average lakeshore setback. No principal or accessory structure shall be located closer to
the lakeshore than the average distance from the shoreline of existing residence buildings
on adjacent lots; except that this does not apply to stairways, lifts, landings, lockboxes,
flagpoles and pump houses. Further, the average lakeshore setback shall apply only to
classified lakes and shall not apply to tributaries. The average lakeshore setback line shall
be a straight line connecting the most lakeward protrusions of the residence buildings on
the irnmediately adj acent lakeshore lots.
a.. In instances where the average lakeshore cannot be met, administrative appmval
may be granted at the discretion of the � �aitv admunstrator or desi�
provided no lake views of an adjacent lakeshore lot are obshvcted and adjacent �
neighbors provide written approval.
b In situatsons where unpro��ement is prop�os�d on a lot adjacent to a�ac�nt lot or
nght-of-v�a�y, the ave�rag�;la�ce shore setbaci�shall be eqmvalent to the se'tback of the
m�st lakeward protrusion of the residence buil�ng on the imme�safiely adjacen#
improvEd lakeshore 14t.
SECTION 2. EFFECTIVE DATE: This ordinauce sha11 take effect immediately upon
its passage and publication.
ADOPTED this th day of ,2015 on a vote of_ayes and _ nays by the
City Council of Orono, Minnesota.
ATTEST:
Page 1 of 2
Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
Ordinance published in The Laker and The Pioneer newspapers the week of , 20l S.
Page 2 of 2
.
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PC Exhibit C
MINUTES OF THE
ORONO CITY COUNCIL&PLANNING COMMISSION JOINT WORK SESSION
Wednesday, November 5,2014
5:30 p.m.
Present: Mayor Lili McMiilan,Council Member Lizz Levang, Planning Commission Chair Denise
Leskinen, and Planning Commission Vice Chair Kevin Landgra�er, Planning Comrnissioners Bruce
Lemke, Christopher McGrann, Loren Schoenzeit,lon Schwfngler,lohn Thiesse, Planning
Commission Alternate lanice Berg, and Council Member-Elect Dennis Walsh.
Representing Staff were City Administrator Jessica Loftus, Community Development Director
Andrew Mack, Senior Planner Mike Gaffron, and City Planner Melanie Curtis.
The meeting was convened by Mayor McMillan and an overview of the need for the work
session was provided by Jessica Loftus. Andrew Mack then proceeded to explain why the list of
the 41 potential Orono Gity Code amendment items was prepared and sent out in advance of
the work session, how the list would be reviewed for the evening including a brief staff
summary of each item, foflowed by discussion and a rank prioritizing of the items by the council
and commission. This work was concluded durfng the session and na decisions were made
concerning the potential identi�ed amendments to the Orono City Code.
The meeting closed at 7:40 p.m.
ATfEST:
Diane Tiegs, City Clerk lili Tod McMillan, Mayor
Denise Leskinen, Planning Commission Chair
�
PC Exhlbit D
MEMORANDUM
To: Staff
Council
Planning Commission
From: Mike Gaffron
Date: September 21, 2011
Subject: Average Lakes6ore Setback - Background
Orono initially established Average Lakeshore Setback regulations as part of Ordinance 172
adopted in late 1974. This was part of the camprehensive city-wide rezoning that took effect in
1975, which also established Lakeshore Residential (LR-) and Rural Residential (RR-) zoning
districts.
The uutial wording effective 1-1-75 and codified as Zoning Code Section 34.201 was as follows:
34.201. Lakeshore Setback ReFulations. The setback from the shoreline for lakeshore lots
sltall be at least 7S feet and no building may be located closer to the shoreline than the
average distance jrom the shoreline of existing residenre buildings on adjacent and nearby
lots.
Section 34.201 was renumbered in the 1984 recodification as Section 10.22 Subd. 1. The
language remained unchanged until ac3option of Ordinance 26, 2"d Series in Ju1y 1986, at which
time it was changed to read as follows:
I0.22, Subd 1(B). No princ�pal or accessory structure shall be located within 75 fe�t of
the lakeshore nor closer to the lakeshore than the average distance from the shoreline of
existing residence buildings on adjacent lots (Refer to Orono Manual of Design Staredards
and Specifuations) eaccept that this does not apply to structure allowed in subsection A
above.
The significant revisions incorporated into this change were 1) clarifying that accessory
structures (decks, sheds, pools, etc.), not just bu.ildins�s,must meet the average setback as well as
principal structures; and 2) that only the residence buildings on immediately adjacent (not
nearby) lots will be used to establish the average setback. The structure referred to in
"subsection A" was a lockbox of 20 square feet located within the 0-75' zone and not more than
48" in height.
It was during the mid-1980s that drawing a sight-line between principal residence stxuctures
became the norm, rather than literally averaging the measured distances from the shore of the
two neighboring homes. The average setback was discussed at some Iength during the review of
a variance application for 1040 Tonkawa Road in 1985, and the examples from that discussion
became part of the "Orono Design Manual", showing how a variety of shoreline configurations
and relative house locations impacted view lines for the affected homes. The Design Manual
also eventually contained the following two entries regarding administration of the average
setback ordinance:
Average Lakeshore Setback
September 21,2011
Page 2
4) Average lakeshore setback is to be measured from the principal structure; attached decks
more than 30"above grade with a guardrail will be considered principal structure.
5) Pools are considered a structure and must meet average lakeshore setbacks if they have a
fence or not.
The code was revised again in 1992 when the Shoreland �rdinance was adopted, reading as
follows:
10.56, Subd 16(C)(6). Averase Lakeshore Setbac�k No pr�rtcipal or acce�sory structure
shall be located closer to the lakeshore than the average distance from the shoreline of
existing residence buildings on adjacent lots, except that thrs does not apply to stairways,
lifts, landings, and lockboxes Further, the average lakeshore setback shall apply only ta
classified lakes, and shall not rrpply to tributar�es. The average lakeshore setback line shall
be a straight line connecting the most lakeward prohusions of the residence buildings on
the inunediately adjacent lakeshore lots
The impact af this revision was to codify the practice of defining the `average Iakeshore setback
line' via a line rather than an average of two setback measurements.
In 20U4, Section 10.56 Subd. 16(C)(6) was amended via Ord. No. 11; 3'� Series by addi.ng a
clause that provided staff the ability to administratively approve an average setback
encroachment when the average lakeshore setback can not be met. That amendment reads:
a) In instances where the average lakeshore setback can not be met, administratfve
approval may be granted at the discretion of the Planning Director provided no lake views
oJ an adjacent lakeshore lot are obstructed and adJacent nefghbors p�ovide written
�PProva�
The words "can not be met"were/are critical to this language and were chosen purposely to limit
tl�e administrative approval o�to those situations where the defined average setback line leaves
a property without a functional buildable envelope. An example would be the last lot on a point
such as Bracketts Point, where a line drawn between the two adjacent lakeshore homes would
leave virtually no buildable area within the point lot. The administrative approval is not intended
to give staff the discretion to grant approval merely upon a showing that a proposed
encroachment will not impact a neighbor's views of the lake.
Interpretations and Administration
I believe the original intent of the average setback rule was to protect the lake views a lakeshore
property owner enjoys over their neighbor's lakeshore yard, and avoid the "tunnel" effect of
being set back further from the lake than one's neighbors. As in many of aur codes, the
interpretation and administration of this code has necessarily evolved over time as new or unique
situations arise. It should also be noted that the concept of average setback was not required by
the DNR to be addressed in local5horeland ordinances.
Average Lakeshore Setback
September 21,201I
Page 3
The discussion in 1985 that eventually resulted in the 1992 formalization of the theretofore
"customary" average setback line, focused on a series of sketches which depicted a variety of
shoreline shapes, lot configvrations, and adjacent home location relationships. These sketches
are attached in Ezhibit E. The majority of examples depicted the impact of encroachments on
views from the windows that most directly face the lake; it did not delve deeply into the unusual
situation where skewness of a home in relation to the shoreline provides lake views from side
windows. It was noted that in a straight shoreline situation, the average setback affords each
home a 180-degree view from its lake-facing windows.
The question of whether a property owner has any rights to protection of lake views from side
windows ultimately was answered by the definition of average setback line using a straight `line-
of-sight' line connecting the most lakeward protrusions of the two adjacent residence buildings,
rather than some other more rearward loca.tion on adjacent homes. In some configurations, side
window views would not be affected, in others the side views would reduced, but the effect of
the code langua eg does not inherentiv protect side window views.
The definition eliminated the extent of possible view encroachments that might occur in the case
of an angled shoreline in relation to the side lot lines (see Ezample 3 in the attachments to
Exhibit E) if one merely took the average of the measwed distance to the shoreline of the
"adjacent and nearby" homes. In that example, the average distance to the shoreline was 99',
which would have allowed additians to 1040 Tonkawa in a location that wouid have negatively
impacted the views of the lake enjoyed by 1030 Tonkawa. The straight line protected those
views.
To the extent that side or angled views exist over a neighbor's lot, Planning C;ommission and
Counci� in variance reviews have often considered whether a proposed average setback
encroachment reduces the existing view angle enjoyed by adjacent homes in determining
whether the encroachment should be allowed.
I don't believe that the avexage setback concept was originally intended to limit the human
activity occurring within properties; it was merely to protect views by regulating the location of
structures that would impede lake views. However, the 1986 regulation that also subjected all
"accessory structures" to the average setback may have changed the perception of the orig�itial
intent. For example, an in-ground pool is an accessory structure; while it might have no direct
visual impact nor cause a reduction of lake views, the potential impacts of the activity associated
with in-ground pools had been a point of discussion at the PC and Council level. While nothing
in the ordinance language identifies an intent to use average setback as a tool to limit activity in
lakeshore yards,there may be some sentiment towards that end.
It was detemuned at some point that we needed to at least informally define at what elevation a
deck attached to the house becomes a visual intrusion siinilar to the house. As was eventually
codified for struchzral coverage (current code section 78-1403) the use of a 6' height becamc the
distinction for defining whether a deck or other attachnaent to a house constituted `the most
lakeward protrusion'. The I990s Design Manual entry{4)above was based on the building code
requirement of a 42" guardrail for any deck 30"or more in platform height. The deck and railing
Averege Laksshore Setback
September 21,2011
Page 4
totaling 72" or 6 feet above grade was deemed to cause a substantial enough visual impact as to
act as part of the principal structure,
Canelusions
The concept and administration of the Average Lakeshore Setback has evolved over time and
continues to evolve as new or unzque situations aze presented. Staff strives to inform applicants
of what factors have been talcen into consideration in past approvals to help them in
understanding potential outcomes, but the nature of the variance process and the uniqueness of
each situstion often make it impossible to predict whether a proposal will be approved.
At#achments
A-Zoning Code Section 34.201 (1975)
B - Ordinance 2b, Second Series (1986)
C - Ordinance 141, Second Series (1992) - Shoreland Ordinance (Excerpt)
D - Ordinance 11,Third Series(2004)
E -Memo and sketches from 1985 average setback discussion re 1040 Tonkawa Road
F - Current Code after all past revisions
49 '
�
�� �
9'7�- .���-�t
;� ;i
- 34 • 141. He_ fyht. No structuxe or building sha].1 exceed
2 1/2 stories or 30 feet in hefght except as provided iti
, Section 38 . 900.
34 .142. Lots. The €ollowi.ng minimum reauirements shall
be observe�
Lot Area Lot WiBth Front Yerd
lj2 acre 100 feet �0 feet
Side Yard SiBe Yard Rear Yard
0 eet Adjacent to 30 eet
Street
15 feet
34 . 200. Reaulations for "LR-lA" , "LR-lA-1" , "LR-].8"
"LR-1C" and "LR- C- ne Fam �� La es ore Resi ent nl Dis-
tx'ict. W�thin am• LR- A" , LR-lA-1" , LR- 8 , 'LR-1C ' , or
"LR-1C-1" One Famil�� Lakeshore Residential District the follaw-
ing reoul ' ons shall apply:
34 . 201 Zakeshare Set Back Reculations. The set back
�'' he s .orel�ne or lakeshore lots shall be at least
�} 75 feet and no building ma4� be lacated closer to the
� shoreline thar the average c3istance from the shoreline
of existing residence buildings on a�djacent and nearb;�
Iots.
34 . 202 . Lakeshoxe Hard CoS►ex Reaulations. Within 75
fest of shoreline t ere sha 1 be n� excavating� filling,
hard caver , tempor�ry or permanent structures. ., Within
75 to 250 feet of the shoreline there shall be no great-
er than 25� hard co��er. Within 250 to 500 feet of the
shoreline there shall be no greater than 30� hard cover.
k'ithin� 500 to 1004 feet of the shoreline there shall be
no areater than 35� harr] cover.
34 . 203. TreE Removal Re ulations. No trees Mithin 75
feet of t ��~s,hore�`ine with t e iameter of �ix (6} inches
or more shall be rernoved without first obtaining a permit
from the Council .
�
34 . 300 . LR-lA• One Famil�� Lakeshore Residential District.
�
�
%; Q
- l�
. - g_a l�
8
Ordinana� No. 2�4�; Second Series ��
Page 5 of b
P, Riding Aca�emy. Any such instruction maintained as an
aoaes�ory use and conducted by the awner shall meet the
requirement� of Sections Mi N, and o of this subdivision and
no such instruction shall ocaur Iesg thaa 100 feet from sn
adjacent re�idence or ].ess than 75 faet from the nearest lo�
line.
Section 8. Ordinance Sectiea 10.22 is bereby repeale8 aAd the
follrnvinq language e�ubstituted iu itB plaae:
8ubdivision 1. Lakeahore Setback Regu�.ations. The setback
from the ahore].ine for ].alceshore 1ota:
A. Shax 1 be 75 feet �or a lY stractures� exaept th�t an
lnkeshore lotg dinifled by a major thoroughfare, a lock
box not �n excess of 20 square feet i� area and 48
3nches in heiqht is al�owed on the lakeshore post3on of
the lot and requires a bui lding permit frc� the City.
H. No principal or acaessory structure shall be
�.oceted arithin 75 feet of �he lskeshore nor closer to
the lakeshore than the averaqe d,istance from the
shareline of existing reeidence building� on ad�acent
lots (Refer �o Orono Manuai of Deeiqn standards and
spe�ificatioaa? except that this does not npply to
struoture a�.lowed in snbsection A abovm.
Subdivision 2. Lakeehore Hardaover and Land Alteration
Requlations. �Pithin. 75 feet of shoreline there �sbal� be ao
excavating, fi l liag, hardcaver, temporary or permanent
,structures except as germitted under Subdivision 1 ef this
sectfon. �Pith:Ln 75 to 250 feet of the ahoreline there ehall
be no grester thian 25� harc3cover. Withia 250 feet ta 500
feet of the ahorel.ine there shall be no qreater than 301�
hardcover. �vithin 500 feet to 1,000 feet of the shoreline
there shall be no great�r than 35$ hardcovez.
Subdivision 3. Tree Re�movaX ' Regulations. No live tree
wf.thin 75 feet o� the shore].ine with a diameter of �ix (6I
inches or more ahall be removed without first obtaining a
permit from the City. . Such permits� shall be f.ssued by the
City staff provided th�t at least a �ike number of
replacement trees of a s3.�e and a$ture found aaceptable to
the staff are planted, any questioa invalving the number of
traee to be replaced wf 11 reqvire Council approval.
Section 9. Orda.nance Section 10.27, Subdiviaa.an 4 (A) ie hereby
repealed and the followinq language substituted in ita place:
A. Any acCesaory use a� regulated in the "R-1A" Distri�t
and "Anima�.a" as regulated in Section 10.20, Sub�ivisio�t 3
Subparagraphs {My and (N). �
. ' ' �..
oRn��xc$ xo. x o x, sscorm s��s �.�!�
AN ORDINAl�CS 88TAHLI6HING R$GQI,ATIOI�B
FOR TH$ 1�+1ANAG$M�tT OF SHOR$LANDS ����'�¢t�$�
The City Couaci� of the City of orono ordains as fo��ows: The
municip�l coda• af the City of Orono is �mended by adding Ordinance
No. �fl2, Second Seriese
3ection 1. Sectioa ].0.56 ia hereby added to the Muni.cipa�
Zoaing Code as followet
SSCTION 10.S b. SHORSLAND 1�IANAGSl+I�IQT.
Subd. 1. Statement of Purpoae. The pu�pose of this
section; is to prornote the pub�ic hea�th, �afety, and geaeraz
welfare by provic�iag �or the wise subiYivision, use and development
of shore�.ands abutting pubXic waters that exi�t within the City's
corporate boundaries. The Ci�y reaoqaizee that the uncontro��ed
use and development of shore�ands has a negative impact vn not only
the qua.li�y af surfaae wateze, but on the eaeacanic, recreationaJ.,
and natura� environmental valnes of shorelande and the waters they
surround. The spec3�ic intent of this seation ia to:
A. Protect the water quality of Lake Minnetonka
and othe= lakes within the Gity by al�owiag develapment of uses in
the shore�.aad areas which are compatible �aith Orono's Comprehensive
Land Use Management Plan.
B. Provide appropziate standards for development
whi ch wi I.3. m�.nimi ze trie impact of ahore�and deve 1 opment on the
watex quality and the economic, aesthetic, and natura� enviror�meat
va�uee of �roao' s �akes.
Suba. 2. Statu�ory Authorizatioa. This ahoreXand
ordinan ce is adopted pursuant to th� authorizat3.on and po�icies
contained in Minnesota Sta�utes, Chapter 105; Minnesota
ReguZations, Parts 6I.20.25Q0-6Z20.3900, and the planning and zoning
enabling �eqislation in Minnesata Statutes, Chapter 462.
Subd. 3. Definiti.ons. Unles� specifiaaZ�y defi.ned
be�ow, words or phrasee used in �his sectian shaXl be interpreted
as de�iaed el�ewhere in thia chapter. R�,X othez words or phrases
ehall be interprete8 so as to give them the same meaning as they
have in comman usage and so as to gi.ve this ordinance i�s most
reasonabz� application. For the purpose of this section, the words
"muat" aad "sha� l" are mandatory and not permie�ive. A1 �
di�tances, unless otherwise speciffed , ehalx be measured
horizontally.
l. "Anirna�, Feedlot" -- A �ot or building or
combination of Xot� ana buiXdinge intended for the aonfined
feeding, breeding, raising or holding of anima3.s and specifica��y
designed as a con�inement az�a in which manure may accumuXate, or
where the concentrati.on of aaimaxs is such that a vegeta�ive cover
canaa� be maintained vrithin the enc�osure. For purpose of this
1
accessory facilities, except staiz�aye, laiidinge, aad lock boxe�,
must not be place8 within bluff impact $ones.
4. IIaes without wa�ter-oriented needs. IIees
without water-oriented needs must be Iocated on lote or parcele
without public waters frontage, or, if Iocated on ].ote or parcels
with public water� frontage, muat either be set back� dotable the
normal Or8lnary High Water level setback or be sube�antially
screened f rom view f rom the wster by vegetation or topography,
assuming summer, 1.eaf-oa conditioae.
5. Fenc�s, dock�, retaining wal�].e. No fence
shall be placed within the ehare eetbeck zene. Portione of c�ock
].ocated IanBward of the Og� shall be coaeidered as a landing,
sub�ect 'to the requlations �or landings per subdivisi.on 16 {F') of
this gection. Retaiaing walls ehall not be placed �ithfn the shore
setback zoAe.
6: Average lakeehore setback. No principal
or accessory structure sha11 be Tocated closer to the lakeahore
than the average da.stance from the shoreline of existing residence
bu3ldings on ad,�aoent lots, except that thie• does not ap�1y to
stairways, lifts, landinqa, and lockboxes. �urther, the average
lakeehore aetback shall apply only to classff3ed lakes, and shali
not apply to tributar�ee. The average lakeshore setback line shall
be a straight line connecting the most lakeward protrusione o� the
residenao build3nqs on the i.auaediately ad�aaent lakeshore l.ot�.
D. Minimum Lowest Floor Elevationa. AlI
�tructures located within �he 8horeland Overlay District which are
aub ject to the floed plain reguletions of Sectien I0.55 af this
ordinance shall be placed at an elevation consiatent w3th the
requirements of that aeation. The regulatory flood pratection
elevation shal I be established as set farth in 5ection 10.55, Subd.
7 of this code. All •struotu=es con�structed within the Shore7.and
Overlay District ghsll have their lov�est floo�, including basmnent,
p laced at an elevation no lower than the . �equlatory f�ood
protection el.evat3on. LOhere the regulatory flooa p3afn elevation
cannot reasonably be detearmined, the minimtua elevation at which the
Iowest floor, including basement, may be placed ahall �be 8eterm�.ne8
se followes
1. For Iakes, bp placing the loavest floor at
a level at least 3 feet abave the h3.ghest knawn water level, or 3
feet above the Ordinary High T�ater Level, whichever is h:igher.
2. For rivess and atreams, by pl�cinq the
la�vest floor at least 3 �eet abone the flood of record.
B. �ater-orient�d Acceseory Structurea. The only
water-orf.ented accessory structure allawed to be located nearer the
Ordinary High Water Level than the normnl structure setback as
specified .in this sec�ion shall be a lock box no greater than 20
square feet in area and no higher than 48 inches in hefght. Such a
structure requires a building permi� from the City. '
11
B. Section 11.03, Definition 55 "Setback" is hereby de�eted
and the fo�io�inq definition inserted in its p�ace:
55. "Setback" - The minimum horizontal �istance
between a structure, syst�m, or faci�ity and a natural feature,
property line, rigHt-of-way line, oHVPL, structure, system, or other
faaility.
C. Sectf on 11.03, Definition 62 "Structure" is hereby
de�.eted and the following definitiaa i.nserted in ita pXaces
62. "Structure" - Anything, or pnrt thereo�, whiah
ie buixt, conatructed or ere�cted, nn edifice or bui�ding of sny
kiad, or any piece of work ax�tificia��.y built up or composed of
parts �oined toqeth�r in eame de€inite manner, which requires a
location on, be7�ow, or above the qround, land, or water, or
attached to something having a �ovation on the ground, �and, ar
water.
Section 5. Adoption and Publication. Thi.s ordinance ehall
take etfect and shalx be entorced from and af��r the date of its
passage and pub].S.cation.
Adopted by� the City Counci� of Orono on this 24th day of
February, 1992, by a vote of 4 ayes and 0 aays.
� Harbara A. Pet r.son, Mayor
0 othy . ]�X , , City Clerk
29
�
...�--.
C� .Zi� l �
ORDINANCE NO�1, TSIRD SE�YFS
AN ORDINANCE AMENDING THE+CITY OF ORONO Z01�1ING CODE
SECT'��N 78-1279
REGAI2DTNG PLAC'EMENT OF STRUCTURES ON LOTS
The G�ty Council of 4rono ordains as fallows:
SectioQ 1: Municipa] Zoning Code Section 78-1279, subsecfiivn (� is hcrcby rcvised
by adding subse�tioa (a)as follows:
Sec.78-1279. Placement of stractttres on lots.
(b) Average lakeshore setback No priacipal or acctssory structure sha11 be
locatod closer ta the lakeshor�than the average distance from the
shoreline af existing re�idcnce buildings on adjacent lots; except that this
does not apply to stairways, li�ts, landi.ngs and loakbox�s. Further,the
avaraga Iakeshore setback shall apply Qniy to clasaified lakss and�hall not
apply to trzbutaz�ies. The average lakeshore setback]ine shati be a straig]zt
lane connecting the most laiceward grotrusions af the residence buildinge
on the immediately adjacent lakeshare lots.
a) �n instar�ces whe�e the avarag lakeshore setback ean not be
m�t. ' 'sttat�vg�ppmvsi mav be�od at the discretion
oft�.e�la�i �Director vrovided no Iake viewe of an adjacent
� �alces�ore lot�e obstructed and ad�acent neiuhbors provide
writtc,n sppraval.
Sec#iout 2: This Ordiaance sha11 be published in THE PI�NEER and 'I'� LAKER
ncwspapers and shall become effective upon appmval and publication. .
Adoptcd by the City Council of Orouo on this 24°i day of May,2004 by a vote of
_,_ 4 ayes and fl nays.
Barbara A. Petezson,Mayor
ATTEST:
�.�-�'. ��'',�-�
Lind.a S. V ee, City Clerk
Published in the•Laker/Pioneer aewspapers the wcck of-Ma4 24 ,2004.
The�langnagc is deletcd; thc�language ie insertcd.
Page 1 of 1
-n...��r-.-SG.°�'"3'�'"�'S.'i:'��``'�'a$„�� r:��"� i"icV°,}�'T'T�A^��' ��. �� ':
_ 1 )� r " �; 1 h ' �,, , .r� � . 4 +�
1�' r ��r 4�F �t �.. 1 a( L'1
�Y t�'��iti �ar4r� " ��l'r'`;"���"�`3M!i"���K.t �6Y, r -�f� ��1'_ �L. �L .y i r���
a.d J'X r.ll� r A �;�P °� � �� i.
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y,' :.:: .. �+os orono Counail Kembere =`;;
..3
' 8�ans Hichael p. Gaffron. Aesistent Zoninq ABMir►istrator ='��y
at '.;,':' '..::�
� Dete: �anuary 23, 1986
Subjsati #987 RobeXt Saun�An, 1040 Tonkaxa Road - ,;;
Veriance - SQconi3 Revinw '��
List �f bit
' '. x t - Items 1 thrn ? disaussis�g averAge lakashcre
� �. '. setbaak cns►cept `
` � . �xhibit B - Burvey with narth-si4e option raquiring sids �:;,-
�otbdok vt� ian -�i
� xhl,bi� - tier ra�+ app3 irant 1/23/66 �,:
Exhibiti D. - Pxoposad re�olution .Irocn 1/13/85 meeting �for �,
� :; : diacusafon purposu�► '
� `•- ' gxhiuit E - Ppol plane and .rlev�tiona �
�� '-Y '�� Sxhibit F - Kinutes of 11/19/85, 12/16/85, 1/].3/86 �
;, ',' .�.� Sxhibit G - Btnff inema of 1/9/86 ; �
� �� Council tabled this item �n 3Anuary 13tls peading 3 #t@�+ss I) ��
`� atnff revfew of the�"avexag� �ctbark" aonceptt 2) �►ppiicant to re-
� ��• � oonsider optionAl locationa for thQ pooi aCruCture; and 3l •tafi tc �;
7 ` `, eontact neighbora to �ensuze�'they a�re aware of tha on-going revisw . �'?
" � � . procasa fox thia eppli.c�tion. �
� ' ,
You will recall thati Mr. IIaam�n is requesting variances to the
. � avexgge lakeshora Be�back and ta har�3cover in tha 75-250' zone. �.;�;'�
• Rxisting herdcovar when tha ap�licant l�c�ught tbe qrap�rrty wa�t 19.�i�.
•. l�ppll.cant haa proposed hardcovor tradeoffs yielding no net increase in ';
• hardcover. "
:a
. . Stof£ has made an in-d�pth review ai the a�erage setbnak concegt. �`�.�
I would refer yon to Exhibit A, Itema 1 thru 9, far a gzegh�o .
d�.SC�l6�SOti of tho conaopt. P21t��CU1tlr�S+� Item t revie�rs the
�� '•t"'` � "Custon�ry" method oE de�ininq uvvrage setback, a� used by atafi sinco • ,.�
- � + �'` a - � about I980. In the ma�oriL-y of �:aaes whon thc ghoroline is rolatively ;;�
� ,r� "', , , ;� •' atrnlght, this m�thod aaemo to yicict a falr and just `average amt-
�
� t� � � �` " � back". . .
�,�
,,� � �s , �
j 4 .,::�..:"r a �r r' .
I�oW look �at Exhibit t�. Ykr.m 3, Which describtr one m�thacl of
l.iteral.ly intarnreting the cocte, whicl� reads �a follaws: .
. •.i
f'� �°' Saction 10.22, Subdivtsion 1. i.akeahoYe Set f3nak Rvgu�etions.
The 5et baok fron the shor�alinc foz lalceshore lots ahall be at ;
' le�st 75 Eeet and no building may be loaated aloser to the a3�ora-
� .'I�' ' � line tha:� the averaqe dfestanae Erom tre st►oreline of sxistinq
`�i� ` reaidenca buildi»qs on adiacent� dnd nQarDy loks.
� .
, :::;;`... .
; As you can aere, usS�g thie� intorpretation, Kftt� tha distanae !'ra�n
��: � � • 'the ehorel.ine of ndiacent and nearby housea meaaured perpeadfcular to
t?�e line of the lake�'+�re at th� c2oaegt pcint. this metha8 yields �e t
� average aetbnck of 99'r which would mean tha�t the pool propoea2 aauses
� ot31y e •minimal 1'-2' 'eacroachatent. '
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�r ?� �C u-..r r;� � 1S�" :C q �'"�1jt� �, � �"�- +�j1i '�it�,�?p,�'�^c9 � -:t6��` ��.���' � '. . . �:.1.. ` ._- i� .. �
�.�1�,ti T t ��: � it.�.n� y "�j�t� �`� I .�rt�� M.J, }i�L '2. ry �r�� �� d r Y���4�� t�G.T`f�;'M . ,..�,; r,. . .. ' . '
iy ' 4 .�� 1 .�. . �.���! 1. � , r,1..G � ,.^ t �� �"
... 5 .r�>'..
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t
;`;-:�: . to�l.ng File l967 � E
�!��'� January 24, 1985 �
'�''�:� • Pege 2 �
,;,•�� � �' f
�;��::. �. tlaa, consfdgrir►q the aightlines of the neighbortng resfdencc�s,. �
:`� this �iteral �nsthod does not necasserily prote�t �he view right�t cf �'+ s
�:.�...... .
;;: ' � the northerly nsl.ghbor, to tiho axtenti thr�t the poal struatvre �ould . ;ti
;;-� � teah�icaily b� pieaec3 up �a th� dAsheB evcraget setbAck litse and tb
�•; ►�itihin 10' a� the uide lot iina (stiii on It�ro 3). perhap� at this -
�,:.• point, laoki�q noa at Itea 2, as thc epplicAnt showed last ti�st, the ,� �
�raat line of the hons�s must be ta�k�n fnto account. ..
, .'
�.' ' I would esscouraqe yoa to rerA through xt�na 1-9 of P.:hibft h to �
���`�� . • get a fatl Fnr the avaraqa a�tback concnpt, reall�inq that af'tho .'�
=�- � aeatio» on averaga� l�k�ohoro sotS>ack I20.22, Subc]lviaion 1) dass not
�S' > rof�r ta sighb linos aor doss it ,:n any way caplain th� ��tpoee af th� `
�,�'' . � t doeest't at,ate what wc �axc su poa�tci to be protectfng� b) frt ��T,
�:-. aecti.or+, i P
'':.�; eti lemet onc pr.oviou� app?.icnt�,4r. in 1966, ataf£ usod the lit� u
,�.:
':��.. . interpreta�ion of av�rage �otbaak (Zte� 3f, but since t en bas
;,�: . ganarally uscd tho "custosnary" "stzaighk-line-betwecn-ed�irent- �'
�;;.. • houses" mo�hod in pcact!ca�ly n l� c�nsa�s nnd c) the 3hqpe a[ tlsQ
a . "ghor�2.in� And loCatiors or sko++na�a of hanses in reiation tia the
lake�har� has n great affaot on a nrap�rty ownex's perception of what �y'
„ conatitutag +�n acceptab].a siyht-1.ine. "
� �= . •
�:: � � Tha applicon� hae sub�nittoc] a laeter indirnti.ng the zea�oas faz
��a', ` : ' •�� the proposed paoi loeati.an� rQ�i.ewinq atsy variaue other lacaCioas •�
:�; � ,,;s would be _less acceptoble or non--acce�Ceble. and deacribinq t►is
"� " �amily's naed for a pool. �-'
� ,i: ��
"�;;� Staff daes not pretend to br pool dcsiqnexs, hut Sxhibit 8 �hows �;�
� a possible pool atr.ueture confiquration requi�ring o minor variance to ,�
.s,; .
fJ,, side setback rather than �avoraqe setbaak (depencl3nq on which aver�ge ��=
setback mrthod is used). Appiicant has statod a nuneber v! reraAon� why
:x'� :: '- • this is unaaceptaAlQ, such as:
�j ' • - not adj�cent to atility room undcr otfice �:�
:;:� - l�sck oE sunlight ���
�:�.� - laak oE vieas fr.oa+ pood urr.�n !o lakQ
'�-'� - limit�s �sevorely the c�imen$ions of poal deckinq �
�r
��''; . .:
To addrass the Counc:ii's third roquest, staff ha� verbal�.y noti- w.`'
E.=:
" . �ie6 both property oWnexs of the January 27th me�eting (direct ptsane �;,,
� '• oonvaxsation with Gascb, left m��ssage with secretary ut Haeltfnge). y;
'� Alao, I will noto for the record that Mra. GAbCt1 was pre�ent at the #�
��.:,. . � , ,
;G,`- Pub;�,c fieerings on Novembar 18 and D�acn�k�er 16, 1985, and Mr. a Wrs.
,�.,.. ;:
+ � Noeltinq wnre preevnt at the Punlic 1tc�ring on Kovembcr 3B. BotR :.
,�.;.:• ' . �,
������ - ad�acent aeighbore are awaro of the curreat propoaal.
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��°' �` 2aaing Fi1e, l987 ��.
,
.�'. N January Z4► 1986 �`'�' '
�t"-���� Page 3 �"�
,r: ..
•�.:..:
$,;:. Stat! R�rcoAeendeti.icma 1 :;�;;'
.1��.' : �'.;:�;:
,,; . .
:►,:r �.� �. Pro�a a pnrely �rcAnicai start�lpofnt� axing the lf.taxa2 defin t aa �,,� ,�
..�r;,
�''� o! av�rage lAkeshoze netbnck Ms stated in 10.22, Subclivfsi�oa 1, tde -
' f {��'?'W;.
?�;: � propoeed pod� encraaches 1-2' into the av�rage setback arta. �'tse
r '::'
�� '; pro�osed paol also ie l�hind the extended Front Zines of the ad�acent `•. �,:i
;' houacs. ?hs povi stxuct.uro al�o ia proposod to be. no hiqt�or that► t�to �� •r�
� r�;.,;,�`'' s` , �� a�aitt Elcor af the homo al,tr dark raf ling abova the pooi assert3�iiy � ,�
" :,.:•i„� � only 4' fusthox l.akeward thsn tbt axistinq deck railing. The ntrighbor � �3
to the south Niii not, r� s�atf'a aPinion, heva any irtfce view ea- �:�..'
. y�,�r. : s'':,•
9 f�'� , oroeched upon. I�t s��aE.. s orinion� the neighbor to the nortlt will ,� ,,
;;a�• . . snffez o�ly e m:[nor deeqraa of viav encro�+ahment lrom "side" wfadoaa f�`�'
,?`�� and �o encroachanent te+ vdc�+ss froen wfndows an thC laka siRQ. �e �a�Le .F�.�.�
��'-�� to tihe north aB it exists is �aorQ thar 35' lurtMcz fro� tt�e inke thtt» ,. ,.
v,•r ..:.
y� the houapa on elther sida of it. it is atnff'a opinio� th�t uades e t�;;��'.
��?' ' litexel in�arprete�ion oi thQ codc, the averaqe sa�back vaziAnce • ���
'1.i.. � tied is rQ lative 1 y a�inor. `2s�
�:.;:.. reqt�s �• �
�';%.. � �
t-'�.;.:,,-. 2. The haxdcovez variance for 39.�IY in the 75-250' zons Kould not be a
�'�: . . t with ast vaXianccs rocently qranted ta sia�iler �,,%'
��.;. , inaansisten P
;'-'.: pxoperties on �.he lakoahnr.e. o�pec3ally conaidering thatr 3k:'
: ��:'.'.
�`;;-' a). There ia and wi21 be le$s than 1R hardoover fn the [frst 1Qd' : �L'
�'�":" �raa� the lnkeshorei ancl •y
��':.. . '
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..':'.. to 62b' on the seeaaind�r of thc pruprrty. �.,,
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PQLICY STATEMENT -POOLS AND DECKS
1. There is no "average pool setback or ��average deck setback". Pools and
decks must meet the average setback as defined by the immediately adjacent
principal residence structures, not as defiaed by tbe adj acent pools ar
adjacent iow-level decks.