HomeMy WebLinkAboutResolution 2204 4
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�° Cit� o� ORONO
• RESOLUTION OF THE CITY COUNCI L
� NO. 2204
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� • ' • • A RESOLDTION GRANTING
A VARIANCE TO
MONICIPAL ZONING CODE
' SECTION 10.03, SDBDIVISION 9 (C) & 9 (D)
AND S$CTION 10.28, SIIBDIVISION 5 (A) ,
AND GRANTING A CONDITIONAL QSE PERMIT
Pffit SECTION 10.20, SOBDIVISION 3 (G)
FILE #1119
WHEREAS , Craigbank Associates and W. Duncan MacMillan
(hereinafter "the applicant") is the owner of the property located at 1700
Fox Street within the City of Orono (hereinafter "City") and legally
described as follows:
Exhibit A, attached (hereinafter "the property"); and
WHEREAS, the applicant has made application to the City of Orono
to permit the construction of certain structures as follows:
A. Caretaker residence (detached) of total floor area 2,810 s.f.
located between the defined front lot line and the principal building
• on the property, requiring a variance to Section 10.03, Subdivision 9
(C) which allows a maximum floor area of 1,000 s.f. for accessory
structures; and a variance to Section 10.03, Subdivision 9 (D) which
requires that no accessory structure be located nearer the front lot
line than the principal building on the property; and a conditional
use permit for a guest house use as required in Section 10.20,
Subdivision 3 (G). . '
B. Sports center recreational accessory building (detached) of total
f loor area 16,875 s.f. located between the defined front lot line and
the principal building on the property, and such structure having a
defined building height of 33 feet and a peak height of 40 feet,
requiring a variance to Section 10.03, Subdivision 9 (C) which allows
a maximum floor area of 1,000 s.f. for accessory structures; and a
variance to Section 10.03, Subdivision 9 (D) which requires that no
accessory structure be located nearer the front lot line than the
principal building on the property; and a variance to Section 10.28,
Subdivision 5 (A) which requires that no structure or building shall
exceed 2� stories or 30 feet in height.
NOW, THERLFORE, BE IT R13SOLV}3D by the City Council of Orono,
Minnesota:
FINDINGS
1. This application was reviewed as Zoning File #1119.
• 2. The property is located in the RR-1B Single Family Rural
Residential Zoning District.
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� Cit of ORONO
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• R�SOLUTION OF THE CITY COUNCIL
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3. The property contains approximately 13.5 dry buildable acres in
area.
�•-•4'.� � �The Orono Planning Commi'ssion reviewed this application at a �
public hearing on March 16 and April 10, T987 at which time comments
were heard from all interested parties.
� . . • � . ':�5�. � The Orono City"�Council reviewed this application on May 11, 1987
and voted 4-1 to grant approval of the proposed variances and
conditional use permit, and directed staff to draft a resolution of
approval.
6. The hardships and areas of practical difficulty for justification
of the requested variances as outlined by the applicant in his memo
submitted to the City on May 5, 1987, are as follows:
A) As evidenced by the soil samples taken on the property the
water table is very high. Several samples indicate that the
• water level is only 4 to 5 feet below the land surface. The
overall height of the tennis facility could be reduced by placing
�: it deeper into the grc�und but for the level of the water table.
Additionally, the con�position of the soil also dictates the
. location of the facility. To move the building from the present
designed location would require extensive soil correction. Both
soil composition and water table level are out of control of the
applicants.
B) The main residential structure is French provincial in
design. To move the tennis facility closer to or attach it to
the main residence would severely affect the aesthetics of the
residence and thus destroy the architectural integrity of the
building. Great care has been taken to design and landscape the
tennis structure in.such a way as to make it as unobtrusive as
possible. To relocate the structure may cause it to be more
visible from Fox Street then it will be in its proposed location.
C) Under the City Ordinances the construction of a tennis court
is a permitted use within Zone RR-1B and is considered an
: • . . "accessory structure". The : • size� . of;.. a tennis court is .
approximately 60'x120' , for a total of 7,200 square feet. It is
impossible to enclose a tennis court (a permitted use) and have
it less than 10-12 , 000 square feet after taking into
consideration perimeter area needed around the court, changing
� areas and storage.
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� � c�t o� oR,oNo
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� RESOLUTION OF THE CITY COUNCIL
� NO. 2204
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The Orono ordinance governing set back of accessory
ructures from the "front yard" is geared to the normal
positioning of a house to the street, i.e. the house normally
faces the street and is located a very short distance from the
street. The ordinance is intended to help preserve the character
of the neighborhood as to not allow accessory structures such as
garages , sheds , etc. in the "front yard" which can have a
• detrimental visual impact to the neighborhood. Here, the
�'" property is approximately 13.5 acres with the residence�
overlooking a small pond. The residence has its back to Fox
Street (a full 400 feet from the street) , and is barely visible
from Fox Street. Clearly, this situation does not fall within
the original and normal intent of the ordinance and definition of
, "front yard". The caretaker house and the tennis structure would
be set back 125 and 150 feet, respectively, from Fox Street.
There would be no detrimental visual impact on the neighborhood
by allowing a variance from the "front yard" ordinance. Land-
scaping which would shield the structure from Fox Street has been
incorporated into the design.
• E) Because of the size of the property and the landscaping
design, the essential character of the neighborhood will not be
altered by al lowing the variances.
7. The proposed caretaker residence meets all performance standards
of Section 10.20, Subdivision 3 (G) .
8. The City Council has c�onsidered this application including the
findings and recommendations of the Planning Commission, reports by
City staff, comments by the applicant and the effect of the proposed
variances on the healtho safety and welfare of the community. �
9. The City Council finds that the conditions existing on this pro-
perty are peculiar to it and do not apply generally to other property
in this zoning district; that granting the variances would not
adversely affect traffic conditions, light, air nor pose a fire hazard
or other danger to neighboring properties; would not merely serve as a
convenience to the applicant, but is necessary to alleviate a demon-
strable hardship or difficulty; is necessary to preserve a substantial
property right of the applicant; and would be in keeping with the
. spirit and intent of the Zoning Code and Comprehensive P1an of the
City.
10. The City Council finds that granting a conditional use permit to
allow the guest house use for a caretaker residence will not be
detrimental to the health, safety or general welfare of the public,
• would not adversely affect light, air nor pose a fire hazard or other
danger to neighboring properties, nor will it depreciate surrounding
property values and that the proposed level of use of the property
will be in keeping with" the intent and objectives of the Zoning Code
and Comprehensive Plan of the City> -
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� � cit o� oR,orvo
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• RESOLUTION OF THE CITY COUNCIL
� NO. 2204
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CONCLIISIONS, ORDER AND CONDITIONS
Based upon one or more of the above findings, the Orono City
Council hereby grants the following variances:
A. A variance to Section 10. 03 , Subdivision 9 (C ) to allow
construction of a detached sports center recreational accessory
building of 16,875 s.f. in total floor area and a detached caretaker
residence of 2,810 s.f. in total area, which accessory structures are
normally required to not exceed 1,000 s.f. in area;
B. A variance to Section 10.02, Subdivision 9 (D) to allow the sport
center structure and caretaker residence structure to be located as
proposed between the defined front lot line and the principal building
on the property, such accessory structures not normally allowed to be
located nearer the front lot line than the principal building on the
property;
C. A variance to Section 10.28, Subdivision 5 (A) to allow the sport
� center structure to attain a defined height of 33' and maximum peak
height of 40' where the defined maximum height allowed is normally
30 ' ;
and hereby grants a conditional use permit per Section 10.20, Subdivision 3
(G) to permit the guest house use of the proposed caretaker residence
structure, subject to the following conditions: '
1. This approval is for construction of the structures and driveway
as shown on attached exhibits as follows:
Exhibit B-l: Site Plan
Exhibit B-2: Sports Center
Exhibit B-3 : Caretaker Residence
Exhibit B-4 : Screening
Any changes in plans which result in a relocation of structures or
driveway, or which result in an increase to the f loor area or height
of either proposed structure, or which result in a reduction in the
• . degree of screening proposed, shall be required to be approved by the
City Counci 1.
2. This resolution shall not become effective and shall not be filed
in the chain of title of the property until the City Attorney has
reviewed and approved a covenant to be agreed to by the property
� owner. The purpose of such covenant is to assure to the City the
: � following:
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� clt� o� oR,oNo
• RESOLUTION OF THE CITY COUNCIL
� NO. 2204
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A The sports center structure shall never be used for
commercial purposes but shall be used only by the property owners
for their private use, and for the use of their families, and
non-paying guests.
B) The sports center structure shall be adequately screened from
the public roadway and from the neighboring residences so as not
to appear as a commercial-type structure.
C) Access to the sports center structure shall never be directly
via the public roadway but shall access from the private
driveway.
D) The sports center shall never be sold separately from the
main residential structure on the property.
E) If the property is subdivided, the principal residential
structure and the sports center facility shall remain on a parcel
of property that maintains at least 13.5 acres in area and
maintains at least a 150' setback between the sports center and
• all newly created property lines, and maintains appropriate
screening of the sports center.
3. The caretaker residence shall be for the sole use of the owners or
occupants of the principal residence and their domestic employees or
non-paying guests. The caretaker residence shall not become a
separately rented dwelling unit. �
4. During construction of the private driveway, caretaker residence
and sports center, a 11 construction traf f ic that exceeds 9 tons per
axle shall access Fox Street via South Brown Road and not from South
Orono Orchard Road. This weight limit shall remain in effect until
such time that a Certificate of Occupancy is issued for the sports
center structure, except during periods of even more stringent
seasonal road restrictions.
� 5. Authorities granted by this resolution run with the property not
with the applicant, but are permissive only and must be exercised by
application for a building permit within one year of the date of
Council appro�al, or the special conditions of this resolution will
expire on that date (June 22, 1988). ' �
. 6. Violation of or non-compliance with any of the terms and condi-
tions of this resolution shall constitute a violation of the zoning
code, shall automatically terminate any authority granted herein, and
shal 1 be punishable as a misdemeanor.
� 7. The undersigned applicant has read, understood and hereby agrees
to the terms of this resolution and on behalf of himself, his heirs,
successors and assigns, hereby agrees to the recording of this
resolution in the chain of title of the property, and hereby agrees to
' the recording of the covenant (referenced in Condition 2, above) in
� the chain of .title.
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� Cit� o� ORONO
• RESOLUTION OF THE CITY COUNCIL
� NO. 2204
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Adopted by the Orono City Council on this 22nd day of
June , 19 8� .
ATT .
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D othy allin, City Clerk Jame R. Grabe , ayor
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� ��v �
Property wner(s)
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� Cit� o� ORONO
• RESOLUTION OF THE CITY COUNCIL
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� NO. 2204
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STATE OF MINNESOTA )
• ) ss. �
COUNTY OF HENNEPIN ) �
On this day of , 198
b�fore me a Notary Public within and for said county, personally
appeared
known to me to be the person(s) described in and who executed the
foregoing instrument, and acknowledged that he (they) executed
the same as his (their) free act and deed.
NOTARY PUBLIC
•
MY COMMISSION EXPIRES
STATE OF MINNESOTA )
)ss. �
COUNTY OF HENNEPIN )
On this �T� day of c�[�t�E , 198�; before me
a Notary Public within and for said County, personally appeared
1�/, I��IyC�t.l NIP�,E.M( LLAtJ. known to me to be the
person(s) described in and who executed the foregoing instrument,
and acknowledged that he (they) executed the same as his
(their) free act and deed.
x *
TODD D.ANDREWS / , i
"�' NOTARY PUBLIC—MINNESOTA
HENNEPIN COUNTY N TARY PU LIC
My Comm.Expires Aug.7,1987
x r
MY COMMISSION EXPIRES
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, _ . _:_ , . EXHIBIT A
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'_" . . _ . _ �- -RESOLU-T-ION�-N0: 2204 --_ �
DESCRIPTION: � '
Part of the Northeast Quarter of the Southeast Quarter (NE 1/4 ,
SE 1/4 ) of Section Three ( 3 ) , Township One Hundred Seventeen
(117 ) , North of Range Twenty-three (23 ) West of the Fifth
Principal Meridian, according to the U.S. Government Survey as
follows: Commencing at the Southwest corner of Northeast Quarter
of the Southeast Quarter (NE 1/4 , SE 1/4 ) , thence East along the
South line of said Northeast Quarter of the Southeast� Quarter (NE �
� 1/4, SE 1/4 ) , Nine Hundred One (901 ) feet more or �less to a point
. Four Hundred Twen�.y-nine and five tenths ( 429 .5 ) feet West of the
��:.Southeast Corner of said Northeast Quarter of the Southeast
� Quarter (NE 1/4 , SE 1/4 ) , thence deflecting to the left at an ,,.
.__.___: ---
angle of 124° 58 ' from ti�e last described course One Hundred Two �
(102 ) feet; thence deflecting to the right at an angle of ll
from the last described course Fifty ( 50 ) feet; thence deflecting
to the right at an angle of 15 ° 30 ' from the last described course
� Fifty ( SO ) feet; thence deflecting to the �right at an angle of 11°
45 ' from the last described course One Hundred (100 ) feet; thence
. deflecting to the right at an angle of 3 ° 50 ' from the last
described course One Hundred (100 ) feet; thence deflecting to the
right at an angle of 4 ° 58 ' from the last described course One
Hundred ( 100 ) feet; thence deflecting to the right at an angle of
1° 41 ' from the last described course Ninety-two (92 ) feet;
thence deflecting to the left at an angle of 13 ° 31 ' from the•
� last described course One Hundred Eighty and Five tenths (180. 5).
feet to a point in the lake on said property; thence Westerly on
a line parallel with said South line of the Northeast Quarter of
� - --"--"� -:-;the Southeast"Quarter (NE 1/4, SE 1/4 ) , Eight Hundred Seventy-two -
. � :: and Seventy-five Hundredths (872.75 ) feet more or less to the
West line thereof, thence South along the West line thereof S.even
Hundred Forty-four and Eighty-five Hundredths (744 . 85 ) feet to
the point of beginning. � _
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