HomeMy WebLinkAbout05-16-2016 Planning Commission Packet PUBLIC ATTENDANCE
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V:\(LEGAL FORMS)\(FORMS)\PUBLIC ATTENDANCE.DOC
AGENDA
City of Orono Planning Commission Meeting for May 16, 2016; 6:30 PM
Orono Council Chambers, 2780 Kelley Parkway, Orono, MN 55356
952-249-4600 /www.ci.orono.mn.us
Council Representative: Dennis Walsh
Audience Members:
Please sign in for the public record if you wish to address the Planning Commission. The sign in sheet is in the
lobby. Memos regarding each of the Agenda items are available in the Public Packet—located in the lobby near
the sign in sheet.
Items on the Consent Agenda, including (*) asterisk items, are reviewed in total by the Planning Commission and
may be approved through one motion with no further discussion by the Planning Commission. Any items may be
removed by any Planning Commission Member, staff member or person from the public for separate consideration.
If you wish to remove any item from the Consent Agenda, please state the item number and description of the item.
Applicants will be asked to move to the podium to answer questions after staff presents the application.
The Planning Commission is an advisory body to the City Council. If action is taken on any items on this agenda,
they will be scheduled for an upcoming City Council meeting. A quorum of the City Council may be in attendance
of a Planning Commission meeting to hear comments made, though no action or deliberation of the Council will
occu r.
ConsentAgenda
'` 1. Approval of Planning Commission Meeting Minutes of April 18, 2016.
New Business
2. 16-3826 Stonewood, LLC on behalf of Chuck &Terri Lahr, 895 Tonkawa Road,
After-the-fact Conditional Use Permit (Staff: Melanie Curtis)
3. 16-3827 Rick Denman on behalf of DDK, LLC, 2525, 2535 &2545 Shadywood Road,
Sketch Plan (Staff: Jeremy Barnhart)
4. 16-3828 City of Medina on behalf of Stonegate Farm, LLC, 2940 Sixth Avenue North,
Conditional Use Permit and Wetland Rezoning (Staff: Mike Gaffron)
5. 16-3829 B. John & Sarah Lindahl, 2465 8� 2485 North Shore Drive, Lot Line Rearrangement
(Staff Mike Gaffron)
6. 16-3830 Zehnder Homes, Inc., 1255 Dickenson Street, Variances (Staff: Mike Gaffron)
7. 16-3815 City of Orono Zoning Code amendment regarding the definition of half-story and the
regulation of massing (Staff: Melanie Curtis)
8. 16-3817 City of Orono, Zoning Code text amendment defining existing ground level and
engineered grade (Staff: Jeremy Barnhart)
9. 16-3824 City of Orono, Zoning Code amendment regarding process to review subdivision
exemptions (Staff: Jeremy Barnhart)
Planning Commission Comments
10. Update on City Council meetings: April 25, 2016 and May 9, 2016.
11. Other issues for discussion.
ADJOURNMENT
Sign up for email notifications at www.ci.orono.mn.us—follow links for Stay Connected & Email Notifications
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� - - I New Bustness
� .� � 2. 18-3826 Stonewood, LLC on behalf of
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E - `'•����� Permit (Staff: Melanie Curtis}
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� � 2465&2486 North Shore
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MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, April 18, 2016
6:30 o'clock p.m.
Roll Call
The Orono Planning Coimnission met on the above-inentioned date with the following members present:
Chair Denise Leskinen,Coinmissioners Kevin Landgraver, Bruce Lemke, Loren Schoenzeit, and John
Thiesse. Representing Staff were Community Development Director Jeremy Barnhart, Senior Planner
Michael Gaffron, City Planner Melanie Curtis,and Recorder Jackie Young. Council Member Lizz
Levang was present.
Chair Leskinen opened the meeting at 6:30 p.m., followed by the Pledge of Allegiance.
CONSENT AGENDA
*1. APPROVAL OF PLANNING COMMISSION MEETING MINUTES OF
MARCH 21,2016
Lemke moved,Thiesse seconded,to approve the minutes of the Orono Planning Commission
meeting of March 14,2016, as submitted. VOTE: Ayes 5,Nays 0.
NEW BUSINESS
2. #16-3818 SALA ARCHITECTS ON BEHALF OF CHRIS AND LESLIE NEUGENT, 710
BIG ISLAND,VARIANCES,6:31 P.M.—6:44 P.M.
Dale Mulfinger, SALA Architects, and Chris Neugent, Applicant,were present.
Curtis stated the property owners purchased the property last year and would like to make inodifications
to the cabin in order to better meet their family's needs. The changes include expansion of the footprint
on the main level to accoinmodate a main floor bedroom on the west side of the cabin and a screen porch
addition on the narth side of the cabin. The applicants would also like to construct a detached garage
structure on the east side of the lot.
The screen parch is proposed to extend approximately five feet lakeward of the 75-foot setback line to
utilize the existing two 3' x 3' stone foundation footing blocks remaining from the original cabin. This
results in an additional 180 feet of hardcover within the 75-foot setback area. The addition on the west
side will not extend beyond the existing covered porch on the cabin and is set back from the 75-foot
setback. The proposed 25' x 35' storage garage is situated 76 feet from the OHWL. All of the projects
are located lackward of the average lakeshore setback line and variances are necessary.
Curtis noted revised hardcover calculations have been submitted and have been distributed to the
Planning Commission.
The property is situated on the northwestern most point on the western portion of Big Island and the
entire is lakeward of the average lakeshore setback line resulring in no legal buildable area. The existin�
cabin was reconstructed on top of the existing building footprint. The cabin sits as close as 76 feet to the
ordinary OHWL. The applicants are proposing an enclosed screen porch to extend into the 75-foot
setback. The porch addition results in an increase of 183 square feet of hardcover within the 0-75
setback area.
Page 1 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'clock p.m.
Due to the nature of the lot at the point of the island, there are practical difficulties supporting the average
setback variances for the cabin additions as well as the garage. The applicants' desire to utilize the
existing footings of the old cabin is consistent with the previous owner's plan to keep the historic
footprint of the home. The location of the existing cabin existing right at the lake setback may serve as a
practice difficulty for the owners.
Staff recommends approval of the average setback variances. If the Planning Commission finds practical
difficulties supporting granting lake setback and hardcover variances, a recommendation for approval
would be appropriate. The property inust confonn to the septic system codes. The building permits are
subject to approval by the building official. The applicant is working to provide the information to ensure
that the septic system is compliant.
Landgraver asked if the City has any record of requiring it to be inoved back out of the 75-foot setback
when it was rebuilt in 2004.
Curtis indicated the Ciry did not request that. Curtis noted the cabin was built on the existing foundation
and these footings were outside of the foundation.
Leskinen asked if there was a structure at one tiine on the existing footings.
Curtis indicated she does not have that information available.
Dale Mulfinger, SALA Architects,noted the expansion on the west side is breaking off a portion of the
living room and converting it into a library. Mulfinger stated they are relocating the bedrooin to the inain
floor for the property owners' handicapped son and is located within the interior of the home. As it
relates to the piers, none of the old photographs they have depicts what was on those footings. Mulfinger
stated they are assuming there was a porch there are one time.
Chris Neugent,Applicant,stated what appears to be windows in that area are actually doors and open up
to the open air. Neugent indicated they would like to construct a porch in that area.
Thiesse asked if there will a foundation underneath the porch and whether anyone has actually
investigated whether they extend below the frost line.
Mulfinger indicated they do go down to the frost line and that they are planning to span to those. The
footings are 3' x 3'.
Chair Leskinen opened the public hearing at 6:38 p.m.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 6:38 p.m.
Leskinen stated as far as the average lakeshore setback variance,that is relatively straight forward, and
she does not have any issues with the variance. Leskinen asked if there is enough of a practical difficulry
to support the screen porch addition.
Page 2 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 dclock p.m.
Schoenzeit stated because they are using the existing frost footings and extending to it,it would be nice if
it did not become a 4-season porch.
Landgraver stated he had initially interpreted this to go beyond the 75-foot line,but if it is a seasonal
porch extending out to what appear to be existing substantial footings,it is probably okay.
Lemke indicated he is fine with the proposal.
Thiesse stated his initial thought was that they have plenty of room to the side but that he likes the idea of
using the existing footings.
Leskinen indicated she does not have any problems with the variance.
Schoenzeit stated the recommendation should require that the submitted plans are corrected showing only
those footings and not that a poured foundation will be completed.
Thiesse stated a foundation of that type tends to collect debris and attract rodents.
Schoenzeit stated the consensus appears to be that the applicants can reuse the existing footings but that
they are not in favor of having it be a 4-season porch now or in the future.
Thiesse stated he would like the next Planning Coimnission and Council to make that decision and that he
is comfortable with the applicants using those footings without any additional stipulations.
Schoenzeit stated they need to correct their plans to show that it is not a solid foundation.
Landgraver moved, Schoenzeit seconded,to recommend approval of Application No. 16-3818,
SALA Architects on behalf of Chris and Leslie Neugent, 710 Big Island,granting of variances,
subject to compliance with septic regulations and the submittal of a revised plan showing the
expansion to the existing footings not as a solid poured foundation. VOTE: Ayes 5,Nays 0.
3. #16-3819 KEVIN ANDERSON ON BEHALF OF NORTH ARM FARM,LLC,800
NORTH ARM DRIVE, SKETCH PLAN,6:44 P.M.—7:28 P.M.
Mike Gaffron stated the applicants are requesting a sketch plan review for a 4-acre property proposed to
be developed into three single-family residential lots. All lots would be served by a new private road and
would be served with municipal sewer and individual wells. Since this is a sketch plan, the neighbars
have not been notified of the plans and no formal action is required by the Planning Commission.
The property is located on the east side of North Ann Drive near the southeast corner of the Lakeview
developTnent. It has frontage on North Ann Bay. That frontage is on the northeast side and along the east
boundary. The west half of the property slopes gradually to the east, with steep slopes at the east and
northerly shorelines. The area where the north lot boundary nears the lakeshore is likely a bluff by
definition. No structures are allowed within 30 feet of the bluff.
The property is zoned LR-1B, one family lakeshore residential, and is guided in the Orono Community
Management Plan for residential use. The LR-1 B District has a number of lots in the neighborhood that
are bigger or smaller than this one, and it would be fair to say that these lots at 1-acre apiece are
Page 3 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, April 18, 2016
6:30 o'clock p.m.
considerably long and narrow in configuration. The average lakeshore setback can be a potential issue
with these properties and will depend on which lot gets developed first.
The westerly two-thirds of the property is generally open,while the steep slope area along the lakeshore
of proposed Lot 1 is heavily wooded. The area around the existing house contains a number of mature
trees. The shape of the existing property is somewhat of a point jutting into North Arm Bay, and as such,
has shoreline running north, south, and shoreline running east-west. The linear shape of the property
forces the proposed lots to be long and narrow in order for each]ot to have at least 140 feet of width.
There are a few small areas of wetland along the northerly shoreline.
The property to the iminediate north at 790 North Ann is also a lake lot. The property to the iinmediate
south includes two off lake lots and a lakeshore lot. The west half of the property slopes gradually to the
east,with steep slopes at the easterly and northerly shorelines. The area where the north lot boundary
nears the lakeshore is likely a bluff by definition. The property contains an existing residence and a
number of outbuildings that are served by a 700-foot long driveway along the south lot line.
A potential issue with the proposed house site on Lot 1 is that no structures are allowed within 30 feet of
the top of bluf£ The top of bluff will inost likely be defined as the 960' contour. The 30-foot setback
would likely force the house further west, away from the lake and closer to the cul-de-sac.
Lot 2 contains the existing municipal sewer lines that were installed in 1973. The sewer line crosses the
property froin north to south and discharges to a lift station at the very north end of the property at the
shore, which in turn pumps into a parallel forcemain that runs back up the hill adjacent to the gravity line,
discharging to a manhole in Windjam�ner Lane.
The easement for that sewer line is 20 feet wide and no structures can be built over that easement. That
results in a proposed house location being resMcted to the triangle between the sewer easement and the
75-foot setback. In addition, the Public Works Department utilizes a route outside of that easeinent due to
the topography. It is necessary on a regular basis to bring a truck down to the lift station for maintenance
and that route is used since there is no other way to access the lift station. The City needs to preserve this
non-easement route for future sewer system inaintenance.
Lot 3 contains the existing house that was built in 1956. Replacing the house will likely require it to be
moved back from the lake some distance as the 75-foot setback line appears to run through the east side
of the structure. With or without the proposed subdivision, an average lakeshore setback variance would
be required for replacement of this house.
The property is located within the MUSA and is intended to be served with public sanitary sewer and
private wells. The proposed subdivision would generally be in conformity with the 2030 CMP which
guides the property for low-medium density single-family residential use.
Although only a small nuinber of hoines will be served by the road, City Code requires a road width of 24
feet paved width in a 50-foot road corridor. Given the one acre urban density of the proposed
developinent, it would follow that the road system should be public. However, since recent urban-density
developinents have been directed by the City Council to be served by private roads, the applicants should
be advised to prepare as if the road systein will be private. Staff recommends that the road be a public
road.
Page 4 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 dclock p.m.
The road access onto North Ann Drive is outside of a curve and would not be expected to have any sight
distance concerns. At approximately 375 feet in length, the cul-de-sac meets the City's 1000 foot
maximum length limitation.
A potential issue for discussion is that the proposed cul-de-sac location abuts the rear yard of the existing
residence at 835 Windjammer Lane. While those owners and their predecessors have experienced a
single private driveway at that location since the house at 835 was built in 1969,the driveway at 800
North Arm has existed at its current location since at least the 1940s or earlier. Conversion of the
driveway to a road may have negative iinpacts to those neighbors and consideration should perhaps be
given to requiring additional buffering or separation of the proposed road from the south lot line. The
cul-de-sac could be moved further north into Lot 1 but that may have additional impacts on the already
linear shape of the lots.
Based upon the density being proposed, Staff would conclude and recommend that the road be publicly
owned and maintained. If the road is deeined to be private,the City will require a road,drainage and
utilities easeinent over the private road,which should be platted as an outlot and designed and built to
City private road standards. Standard periineter drainage and utility easements around all property
boundaries, as well as conservation and flowage easements over the delineated wetlands will be required.
An additional easement for sewer systein maintenance would be appropriate to obtain at the time of
subdivision.
The CMP does not indicate any future trails along North Ann Drive. No sidewalks exist in this area of
Orono and none are contemplated. City Code requires dedication of eight percent of the land as public
park or payment of the equivalent value in cash. The anticipated park fee would be$5,550 per lot, far a
total park fee of$11,100.
The property will also be subject to the stonnwater and drainage trunk fee. If the existing residence is
intended to reinain,the Code would suggest that the fee would be approximately$10,500. If it is
removed, the fee would be $15,750. The existing sewer connection for the house on Lot 3 runs across
proposed Lots 1 and 2 along the shoreline. Leaving it as is will require establislunent of easements
between the properties. Adding sewer stubs to serve Lots 1 and 2 is likely necessary and may be difficult
since the existing gravity line is approximately 15 to 20 feet below existing grade. Municipal water is not
available and not planned to be extended to this area of Orono so private wells will be required.
The property contains a narrow strip of delineated wetland along the northerly shoreline,which would
presumably remain untouched. The City will require a conservation and flowage easement over this strip
of wetland. Due to the need for vehicular access for municipal sewer maintenance,the City will likely
require that buffer widths and locations be established in a manner that will accominodate such
maintenance.
The site is relatively open,with one significant wooded area in the steep slope area directly downhill from
the proposed building site on Lot 1. The developer is encouraged to preserve existing vegetation to the
extent possible. It is likely,however,that connection to the municipal sewer along the shore will require
some disruption to the wooded area. The property will also be subject to the City's Conservation Design
Ordinance. Each of the lots will be subject to Tier l hardcover limits.
Staffrecommends the Planning Commission discuss the issues outlined in Staff's report and provide the
developer with an overview of the pertinent City ordinances and how they affect the proposed plat.
Page 5 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'clock p.m.
Leinke stated in his view there is a fake easeinent and a real easement across the property. Lemke asked
if the real easement should really be labeled as an easement.
Gaffron indicated the real easement is depicted in yellow and is 10 feet on either side of the pipes. The
area in green is a path and is not an easement Over the years there has been a good relationship between
the current owner and the City to maintain that sewer. If the sewer cannot be maintained, it likely will
stop working and cause issues.
Schoenzeit stated it would be better for the new owners to have that access formalized so they understand
it is there.
Leskinen noted it clear that the topography dictates that access route.
Gaffron stated the City does not have the option to come in from the other side since it is fairly steep and
that that path has been route that has been used through the years.
Landgraver asked if the path could be extended to the red line.
Gaffron stated he does not believe that Public Works could negotiate that path since it is very steep in a
couple of areas. There is a potentia] that the driveway to Lot 2 could be utilized.
Lemke asked if there is a reason why a formal easement was never obtained for the path.
Gaffron indicated he is not aware of the reasons for not obtaining that but at some point an exact route
needs to fonnalized,which could iinpact the building pads.
Lemke asked how far back the house pad will need to be on Lot 1.
Gaffron stated if the 960' contour is the actual bluff line, it would be back almost to the 955' or 956'
elevation. The house would still meet the setbacks but would be located a little further froin the lake.
Thiesse coinmented he does not envision the lot lines for Lot 1 being a major issue. Thiesse asked if the
cul-de-sac was drawn by the applicant.
Gaffron indicated the origina] sketch was drawn by the applicant and that he drew out some possible
options to see what the impacts would be on the house.
Thiesse asked if the shortening of the cul-de-sac would impact the frontage.
Gaffron indicated it would not since it would be ineasured froin the shoreline and at the 75-foot setback.
Gaffron stated it would not be measured at the cul-de-sac for lakeshore lots.
Thiesse noted if the cul-de-sac is shortened and the road is a publicly owned street,it would reduce the
City's exposure.
Lemke asked if the average lakeshore setback is based on the setback of the existing house from Lot 3.
Page 6 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'clock p.m.
Gaffron stated if the existing house remains, then the average setback line for either Lot 1 or Lot 2 would
be drawn from a point on the existing house to the new house on Lot 1 or 2. lf they are going to reinove
that house, the setback would be drawn from a different point. If the house is removed,potentially all
three homes could be built lakeward of the average lakeshore setback. At that point you would need to
look at the impacts on the views by the adjacent properties. Gaffron stated if the Planning Commission is
comfortable with the homes being at the 75-foot line and the Commission does not have any concerns
about the neighbors' views,then that could be the line and it could be made a condition of the
subdivision.
Leskinen stated for a subdivision like this, she is inclined to establish something independent from the
other averagelakeshore setback.
Kevin Anderson,Applicant, stated he appreciates the input and that he likes the other possible layouts
drawn by Staf£ Anderson asked what the Planning Cominission would recommend for a driveway
layout.
Thiesse indicated he likes the shorter cul-de-sac as depicted in Option A.
Leskinen noted Option A would also provide some flexibility for Lot 1.
Anderson stated in his view it would also not impact the adjoining lot.
Thiesse asked whether the City would be responsible for stormwater treatment if it is a private street.
Gaffron indicated it would likely be located on one of the properties and there would likely be an
easement over it. Gaffron stated it is likely the City will have to maintain any stormwater system in this
area since it is unlikely there will be a homeowners association unless it is a private road. In that case,the
Ciry would put the onus for maintenance of the stormwater system on the homeowners association.
Thiesse asked if that would impact the dry buildable area.
Gaffron noted there is 1.4 acres for Lot 1 and just one acre each for Lots 2 and 3 so that it could
potentially impact the dry buildable area. Gaffron noted the applicant would gain a little bit of dry
buildable acreage if the cul-de-sac is inoved back. Gaffron stated the Minnehaha Creek Watershed
District could also require a rain garden on each of the lots since it could be difficult to divert the
rainwater from one of the lots to a pond on another lot.
Thiesse stated if the City would allow the applicant to lift the cul-de-sac by around two feet to help with
the runoff and eliminate the pond in the middle of one of the lots.
Gaffron indicated that is a possibility.
Schoenzeit asked if the lift station also serves properties from the other direction.
Gaffron indicated it serves approximately eight or ten homes to the north. Gaffron stated it is]ikely the
gravity line serves the Windjammer area.
Lemke stated he would like to see that fake easement formalized.
Page 7 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'dock p.m.
Landgraver asked what the applicants' plans are for the existing house.
Anderson stated ideally they would like to build a new house on top of the existing foundation.
Landgraver noted there will be a number of easements over Lot 2.
Anderson coimnented that is a little concerning and that they will have to be very creative to get a house
within that small envelope.
Gaffron suggested the applicant consider realigning the property line slightly to push the house further
away fro�n the 75-foot line, especially if the foundation for the existing house is going to remain.
Thiesse stated the City should find out what is needed for a path to service the lift station and then
fonnalize that.
Schoenzeit suggested a backup generatar also be considered,which could reduce the nuinber of trips to
that lift station.
Gaffron coinmented there is likely a monitoring system of some type that alerts the City when the power
goes out.
Anderson asked if the red dotted line could be moved to the west.
Gaffron stated that is a possibility and that Staff will need to determine how far to the west they can drive
to access the lift station,which would help with the location of the building pad.
Anderson stated they could also consider constructing an end-loading garage on the far west side of the
lot.
Landgraver asked what the applicants feel about the impacts to Lot 1 with the bluff.
Anderson noted he was unaware of the 30-foot setback but that the house would be brought forward if
Option A is used. Anderson stated they could also attempt to put a rambler in there rather than a two-
story.
Thiesse noted anything within the 75-foot setback is regulated by the City.
Landgraver asked if the Ciry mandates that the sewer line far Lot 2 connect to the existing graviry line or
the lift station.
Gaffron indicated that decision cannot be made at this point.
Anderson stated if they are going to construct a house on top of the existing foundation,he would like to
explore the possibiliry of putting in a lift station in that existing house.
Gaffron stated another option would be to consider individual grinder stations if it is too expensive to
connect into the existing gravity line.
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Schoenzeit recommended the drainage be dealt with on each individual property.
Anderson indicated he likes raising the cul-de-sac and moving the stormwater pond as far west as
possible.
Thiesse recommended the developer also take into consideration the headlights from vehicles if he raises
the cul-de-sac.
Landgraver asked what the applicant's thoughts are about a private road versus public.
Anderson stated he would prefer to go with a private road since it would be less costly.
Gaffron noted the costs are fairly siinilar,with the private road being slightly lower since it would not
need to be 28 feet wide,but that a cul-de-sac would still be necessary. Gaffron stated given the relatively
short length of the road, it is likely the City Council would require the road be private.
Lemke asked if there will be separate driveways for all three homes.
Anderson indicated given the price point of the homes,the purchasers would likely prefer their own
driveway.
The Planning Commission took no fonnal action on this item.
4. #16-3821 TIM AND MARY BECKER, 1565 FAIRVIEW COTTAGE LANE,
CONDITIONAL USE PERMIT, 7:28 P.M.—7:35 P.M.
Tim Becker,Applicant, was present.
Gaffron stated the applicant is requesting conditional use permit approval for installation of a full
bathroom, including a toilet, sink and a shower/bathtub in a proposed 1,000 square foot detached garage
on the property. A total of 2.0 acres is required in order to pennit a guest house conditional use pennit.
The property is 1.2 acres in area and is therefore not eligible for a guest house conditional use pennit.
The property is a lakeshore lot with an existing house. There is also a drainageway on the property shared
with the neighbor to the immediate west which likely will not cause any issues.
The proposed detached structure consists of a three-stall garage with a bonus room above it to be used as
a bobby/studio area. While this space will contain the physical features that might make it seem attractive
for use as a dwelling or base for a home occupation, such uses will not be allowed and the property owner
will be required to execute covenants prohibiting such uses. Hardcover and structural coverage will be
within the 25 percent and 15 percent liinits.
Gaffron displayed the layout of the second story of the building.
Planning Staff recominends approval of the conditional use pennit for plu�nbing,including a bathtub or
shower,within the proposed detached accessory garage structure subject to the conditions that the owner
execute a covenant to be filed in the chain of title establishing the following:
a. Used for a home occupation unless specifically approved by the City or if allowed by this Code.
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b. Used as a dwelling unless a guest house conditional use permit is obtained.
c. Rented,leased or otherwise provided for use as a dwelling under any circumstances.
Leskinen asked if all other setbacks and criteria are met for the home itself and whether this application is
merely for the plumbing.
Gaffron indicated that is correct and that the applicants are only requesting a conditional use permit for
the bathroom in an accessory structure. Gaffron noted the applicants would only be allowed a sink
without a variance.
Tim Becker, Applicant, stated he is here tonight to answer any questions the Planning Coinmissioners
might have and that he is fine with Staff s recommendations.
Chair Leskinen opened the public hearing at 7:33 p.m.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 7:33 p.in.
Leskinen indicated she does not have a problem with the application as long as the covenant is filed on
the chain of title.
Landgraver moved, Schoenzeit seconded,to recommend approval of Application No. 16-3821,Tim
and Mary Becker, 1565 Fairview Cottage Lane,granting of a conditional use permit, subject to the
property owner executing a covenant restricting its use as a guest house or used for a home
occupation. VOTE: Ayes 5,Nays 0.
5. #16-3822 CURT FRETHAM OF LAKEWEST, LLC,3245 WAYZATA BOULEVARD
WEST, COMPREHENSIVE PLAN AMENDMENT, REZONING FROM RR-1B RURAL
RESIDENTIAL DISTRICT TO RPUD, RESIDENTIAL PLANNED UNIT DEVELOPMENT
DISTRICT,AND CONCEPT PLAN/PRELIMINARY PLAT APPROVAL, 7:35 P.M.—10:00 P.M.
Curt Frethain,Applicant,was present.
Gaffron stated the applicant is requesting the following approvals for a proposed 27-lot single family
residential development:
1. Amendinent of the Orono Comprehensive Plan(CMP)to allow development of the property at a
density of approximately 5.5 units per developable acre for this property which is guided in the
CMP for development at a density of 10-15 units per acre, and to allow single-family dwellings in
place of the inulti-family dwellings currently guided in the CMP;
2. Preliminary plat approval for a 27-lot single-family residential subdivision; and
3. Rezoning to Residential Planned Unit Development(RPUD).
The property is the fonner Eisinger site and is located on the south side of Wayzata Boulevard,north of
the new Highway 12 corridor. This is an area of the City that in the 2030 Comprehensive Plan was
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reguided for higher density at 10 to 15 units per acre. The City Council agreed to the higher density and
put in place a plan that would allow one or two multi-tenant buildings in the area of the property that is
not within the former landfill.
The area that is not being developed at this time is the former landfill site that was operated back in the
1960s and ]970s. The landfill has been capped and the applicant has spent quite a bit of time detennining
the boundaries of the landfilled area.
The portion of the site proposed for developinent at this time is high ground overlooking the wetland and
sitting 10 to 15 feet above Wayzata Boulevard. The site being developed is a former homestead and the
site contains a number of mature hardwood trees surrounded by areas of low vegetation formerly
maintained as lawn. The southwesterly portion of the property used to be a landfill for a number of
decades and is currently open space with volunteer tree growth at its perimeter. The existing trees near
the south side of the property provide some measure of visual and sound buffering to the Highway 12
freeway.
The southerly two-thirds of the property contain a significant area of wetland,a portion of which was
filled as a deinolition and/or general landfill during the 1960s-1990s. While no existing wetlands are
being iinpacted by the proposed development,the applicants are proposing substantial areas of wetland
buffer to be preserved or established along the entire wetland boundaries of the property. Wetland buffers
are shown at 40 feet in width along the portion of the property being developed. Where the 40-foot
buffers are proposed building setbacks are shown as ineeting the City required 10-foot setback from the
edge of buffer. The City will require a Conservation and Flowage Easement over the wetlands being
preserved.
It is likely a majority of the mature hardwood trees will be removed in order far the developinent to occur.
The existing trees along Wayzata Boulevard are also at risk of being removed and quite likely to the point
where the existing level of screening between the highway and the proposed development will disappear.
In its place, the applicants are proposing to provide vegetative screening but no benn or other
visual/traffic noise screening is proposed.
It has been the City's practice to rezone properties in the Highway 12 corridor area at the time an
acceptable developinent plan is approved. Because this property has never been rezoned to match the
CMP-guided density, the current application includes a request for rezoning. The application will be
processed as a rezoning to RPUD and review will be guided by the RPUD standards. The RPUD District
contains detailed development standards witb regards to lot size and setbacks,building design,
landscaping,screening and buffering, and trails and recreation. The RPUD District also offers flexibility
as a planned unit development process in that variances from the standards are considered as elements of
the RPUD zoning rather than as variances.
The property does meet the ininimum acreage standard established within the Zoning Code to be eligible
for RPUD rezoning and exceeds five acres in area. Proposed Lot 1, Block 3, is approximately 200 feet
from the estimated OHWL contour. The Planning Commission should discuss whether Block 3 should be
reconfigured so that no parts of the proposed building lots are within 250 feet f the OHWL. This likely
will require additional survey work to establish the location of the OHWL on the north side of Wayzata
Boulevard.
Also for discussion is whether to rezone the entire site to RPUD or just the area being developed.
Although the approvals being requested at this time do not include developinent of homes in Outlot A,
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stonnwater facilities to serve the area being developed will be within Outlot A. If a future multi-family
development of a portion of the landfill site occurs, it likely will require RPUD rezoning at that time.
The proposed development concept will require a significant departure from the RPUD District lot
standards for individual hoine sites. Flexibility will be required for minimum lot size,minimum lot width
at the setback line,minimum lot depth,miniinum front building setback,minimum rear or side setback to
Wayzata Boulevard,minimum side setback to internal streets, minimum side yard setback,minimum rear
yard setback,and building height.
The proposed single-family development is not similar in character to surrounding developinent. To the
immediate north across Wayzata Boulevard is mostly undeveloped. To the east is the Dumas Orchard
which is guided for medium-high density residential at 7-10 units per acre. To the south is Highway 12
and Burlington Northern Railroad corridor. To the west is wetland and the Highway 12/CR 6
interchange. To the northwest across Wayzata Boulevard is Lurton Park.
The applicants have submitted a Conservation Design report. The report appears to be limited to an
inventory of vegetation types with a relatively minimal level of analysis. The City's consulting engineer
has provided soine coinments on the plan and has recommended the plan be revised to include more
coinplete recoimnendations and direction to address invasive species,protection of significant tree stands,
and protection of wetlands.
The applicants have submitted grading and drainage plans and calculations. The City's consulting
engineers have determined the plans generally meet the City's requirements. A majority of the runoff
will be directed to a stormwater ponding area located west of the site in Outlot A which ultunately
discharges to the wetland. The storm sewers and stormwater management facilities will be subject to
standard drainage and utility easements. Municipal sewer and water utilities are proposed to be extended
westward from the intersection of Old Crystal Bay Road and Wayzata Boulevard to serve development at
this site and properties further east.
The CMP does not indicate any future public trails along Wayzata Boulevard at this location. The
property is southeast of Lurton Park,which is accessible to the property primarily by vehicle. Pedestrian
access to Lurton Park is not being proposed by the City or Hennepin County at this time.
The City Code requires dedication of eight percent of the land as public park or payinent of the equivalent
value in cash. The CMP does not indicate any future public trails along Wayzata Boulevard at this
location. This proposal is scheduled to be reviewed by the Park Coinmission at its May meeting.
The layout and shape of the lots being proposed for this site is driven by a number of factors,including
the following:
- Location of wetlands and the narrow linear nature of the high ground;
-The busy arterial roadways to the immediate north, south, and southwest;
-A desire to provide single-family homes at a density that necessitates miniinal separation between
homes;
-A desire to orient the homes in a manner that provides views from multiple angles rather than the
standard front/rear views of conventional row homes;
-The need to accommodate off-street parking.
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The site layout shows two road entrances onto Wayzata Boulevard,plus a segment to the southwest for
potential additional parking areas and to provide future access to a possible multi-family building. The
angled or z-sbaped lots allow for additional outside views from within the dwelling units. As a result of
tbe lots being angled,the driveways can become more elongated to allow for off-street parking of at least
two vehicles within each lot. A potential downside is that the driveways directly abut the neighboring
residence parcel and aim headlights into windows likely to be located on the ends of some of the hoines.
Eleven of the 27 units will have their rear yards facing Wayzata Boulevard. Most of these homes have
been located to have a 40-foot setback froin the right-of-way of Wayzata Boulevard where the RPUD
standard is 50 feet. Traffic noise inay be an issue with just the vegetative buffer. The homes facing the
wetlands appear to be set so that each would have at least a 10-foot mowable, walkable yard between the
home and the wetland buffer.
A majarity of tbe proposed building lots have a functional width of 40 feet rather than the 90 feet width
required with an RPUD. These lots are designed to maintain separation of 10 feet between buildings
which is necessary in order to accommodate the proposed density. Increasing the setbacks would likely
result in fewer homes and a further reduction in density.
In order to prepare the building pads,the high ground adjacent to Wayzata Boulevard will be excavated as
inuch as six to ten feet, leaving the homes at an elevation of four to six feet above the highway. Parts of
the developing area will be filled to allow for acceptable road grades and basements.
The internal road system serving the development is proposed to be private. This is inconsistent with the
provisions of the CMP Transportation Plan in Urban Transportation Polices. Due to the number of units
to be served,the internal road system would appear to qualify as a public road. Due to the unusual lot
configuration and the proposed 40-foot road corridor,the applicant is proposing a 28-foot road width. A
public road serving this many homes would have to be 32 feet wide.
The applicants are also required to submit evidence that Hennepin County will allow two access points
for this development. The second access is desirable from a circulation and emergency access standpoint,
and lack of a second access would require a loop or cul-de-sac to be incorporated into the plan and
possibly an emergency-access-only or right-in/right-out configuration for the secondary access.
The Planning Commission should discuss the various items outlined in Staff's report as they relate to the
Comprehensive Plan Amendment,the rezoning from RR-IB to RPUD,and the preliminary plat review.
Staff recoimnends approval of the Comprehensive Plan Amendment,with the condition that the City
should identify alternate sites for higher density development Staff also recoinmends approval of tbe
rezoning to RPUD,with formal approval being given at the time of final plat.
If the Planning Commission concludes that the proposal as presented is acceptable and can be moved on
to the City Council for review of preliininary plat approval, Staff would suggest the recoinmendation at a
minimum address the following:
1. Flexibility for the requested specific RPUD lot and develop�nent standards;
2. Adequacy of Conservation Design Master Plan;
3. Internal road system to be private;
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4. Preliminary plat to be reviewed by the Park Cominission and Fire Chief for cominents and
recommendations priar to Council review of the preliminary plat;
5. A 10 percent private recreational space requirement; and
6. Acceptability of the conceptual house and driveway orientations,designs,and configuration.
Schoenzeit asked if turn lanes will be added given the 55-inile-an-hour speed limit in this area.
Gaffron stated Hennepin County will need to approve the access points and that it is likely they will
require turn lanes.
Landgraver asked if the City assumed the whole site was buildable based on the guided density.
Gaffron indicated the City assumed that approxiinately five acres was developable and not the landfill
area. Gaffron stated the landfill area,if it can be mitigated,will become part of the buildable area.
Lemke asked if there are any plans for pathways to get from this development eastward.
Gaffron stated there are no plans currently but the Council did request an ease�nent for the potential of a
future trail from the Orono Preserve property in this area. Until the Dumas property is developed, there
would be nowhere for the trail to go and would not connect to anything. Gaffron stated at the present
time there is no plan for a trail along this site and there are a number of issues that would need to be
addressed in order for the trail to be constructed.
Lemke asked if there is a requirement for a trail easeinent for this application.
Gaffron indicated there is no requireinent but that the Planning Coimnission can request one be granted.
Landgraver asked what the density is across the street.
Gaffron indicated there is a house on that property currently and the site is guided 2-acre minimum
single-family residentiaL There is no intent at this time to change the zoning or guiding to match the
densiry across the street. Gaffron stated one of the concerns is whether the City wants higher density
overlooking Classen Lake. There is also no intent at this time to extend the sewer line to that area.
Landgraver commented the City keeps kicking the can down the road on density and that they are running
out of options for higher density. Landgraver stated the density issue needs to be addressed sooner rather
than later.
Ben Wickstrom,Lakewest Development, stated most everything has been touched on in Staff's report but
that he will touch on a couple of items. Wickstrom indicated they would be happy to have higher density
on the landfill site. Wickstrom stated he understands Orono Preserve is at 3.1 units per acre and that this
development would be five units per acre but it was originally guided for 10 to 15 units per acre. The
landfill area does open it up for soine higher density.
Wickstrom noted the building paraineters for the landfill site limits the footprint for the multi-family
building to 42,000 square feet, two stories in height, and up to two buildings. Wickstrom stated if the
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Planning Coimnission would like them to consider additional parameters far that landfill site,they are
willing to consider that.
Wickstrom stated generally the reason for the 250' RPUD setback from Lake Classen is less aesthetics
and more the stormwater impact on the wetlands. All of the runoff will be directed to the south into the
stormwater pond and there should be no impacts to the wetlands. Wickstrom indicated they can work
with Staff on the configuration if the Planning Commission would like the configuration revised.
Wickstrom stated he understands the park fee will be detennined at a future time. If the City finds that
any of the extra land is desired for a park,they would be willing to entertain that. Wickstroin stated in his
view a land donation would be a win/win for everyone.
Wickstroin noted Mr. Gaffron mentioned rezoning the entire site to RPUD would not be done at this time.
Wickstrom asked if the specific development parameters would be a different process for Phase 2.
Gaffron stated it would likely still be an RPUD but that the City would want to look at a separate review
process and separate parameters for how Phase 2 is developed. Gaffron stated the City could include the
landfill site as an RPUD at this time and only have the standards apply to Phase 1.
Wickstrom stated they have attempted to limit any nnpacts to the wetlands as well as the other sensitive
conservation areas.
Curt Fretham, Lakewest, LLC, stated as it relates to the lot layout,it is a little unique but it has to do with
widening out the building pad and providing a wider view point. The layouts range in size from 2,400
square feet up to 2,700 square feet on soine of the larger lots. The footprint for the one story ranges from
1,500 to 1,800 square feet. Frethain noted some of the hoines will probably be walkouts.
Frethain noted the packet contains sorne of the different layouts they have submitted and that they have
attempted to come up with some design criteria that is appealing with a variety of architectural features.
Landgraver asked if there is an easy way to know where the different house styles will be located.
Fretham stated the one-story hoines will tend to be on the south side of the road and that the homes on the
north side will have a full basement with two stories.
Schoenzeit asked what the price range will be.
Fretham stated they believe the homes will be around $600,000.
Schoenzeit asked what type of materials will be used on the exterior.
Fretham indicated it will be Hardy,brick and stone.
Leinke asked if there will be curb and gutter.
Fretham stated there will be.
Gaffron asked whether any fencing is being considered and/ar covenants regulating the fencing.
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Fretham stated on projects like this it would be difficult to install a fence,especially given the Z-lot.
There will be some screening along Wayzata Boulevard but they have not really gotten that far on the
design. Fretham stated he does not really envision very inuch fencing but they have not added any
fencing to their landscape plan at this time.
Gaffron asked what the impact would be if the City decided to require a l0-foot trail easement along
Wayzata Boulevard.
Fretham stated that would be very dramatic,to the extent that they would likely have to scratch the plan.
Fretham noted Hennepin County has an extra wide right-of-way in that area.
Gaffron asked whether they have any expectation that the County will have an issue with the second
access,its location,and whether or not they will require turn lanes.
Marty Campion, Engineer, stated he expects the County will require turn lanes and that the current right-
of-way should be sufficient to construct those and not impact this design. As it relates to the second
access point, Campion indicated he is not sure how the Counry will react to that Campion noted two
access points would be better from a safety standpoint.
Gaffron asked if there is a possibility of one of them being a right-in/right-out.
Cainpion stated there is.
Gaffron stated in his view it is a better plan with the two accesses but he is not sure how the County will
feel about that.
Landgraver stated it is likely that Phase 2 would also have a big impact on that as well.
Lemke asked if Staff is comfortable with the off-street parking.
Gaffron indicated parking will be limited on the driveways and that it is helpful to have the side-loading
garages to allow for mare off-street parking. Some of the driveways will be able to accommodate more
cars than others.
Cainpion stated they prefer the side-loading garages and that it is important to keep the driveways on the
individual lots,which is part of the reason for the Z-lots and the side-loading garages. Campion stated
there is an opportunity on some of the lots to flatten out the curve in the driveway and still keep it in the
lot. On Lot 4 there is some room between the property line and the west edge of the driveway to flatten it
out a little bit. Campion stated there are some things they can do to mitigate the sharpness of the curve.
Gaffron noted headlights will sbine into the garage level of the next unit in some cases and screening
would be desirable.
Campion pointed out as it relates to the Z-configuration, they paid particular attention that the portion of
the building does not extend into the view shed of the adjacent lot.
Leskinen stated given the Z-lots,it is likely snow removal will be a challenge.
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Campion noted the driveways are 30 feet apart down at the street but that up by the homes there is less
room and some consideration will have to be given not to blow snow onto the neighboring lot. Cainpion
stated they also have the landfill site to store snow on.
Thiesse asked if the landfill site is impervious and whether their stormwater pond will be on top of any of
that.
Campion indicated the stonnwater pond will be at the edge of the landfill area and that they are going to
be following a remedial action plan to deal with any debris that may be uncovered as part of that process.
Thiesse asked if the landfill is relatively stable.
Campion stated to his understanding it is.
Chair Leskinen opened the public hearing at 8:20 p.m.
Allan Engleman noted there are 27 homes being proposed, with a minimum of 27 cars, and a driveway on
each lot. Engleman stated there should be no building on the site unless turn lanes are constructed given
the school traffic and other traffic in the area.
Engleman noted there is also a high pressure sewer main located on the south side of the highway.
Engleman asked where the right-of-way is where a turn lane can be put in. Engleman stated they will not
be able to put a turn lane on top of the sewer main.
Gaffron stated the developer will need to investigate that and determine where the sewer inain is located
in that area. Gaffron stated the sewer main is not located underneath Wayzata Boulevard and is]ocated
underneath the shoulder. Gaffron stated that is one of the questions that will need to be answered.
Engleman stated if they take 50 feet froin the center line, that will take some of this property. Engleman
stated given all the hardcover proposed for this site,there will not be a drop of water that can hit the
ground in this development. Engleman noted they are then going to take the runoff over to the pond.
Engleman asked how deep the pond will be. Engleman stated they cannot dig down into the dump due to
the contamination and that he has seen mattresses and other items dumped in there. Engleinan stated it
was supposed to be a duinp for building demolition.
Campion stated it is his understanding that if the area is mitigated, the debris would need to be removed.
On the edges it is anywhere from 10 to 12 feet deep. Campion stated what they are proposing will be
along the edges so it will not be as deep. Campion indicated he is not fainiliar with everything that will
have to be done to mitigate it.
Engleinan stated in his view that stuff should be considered prior to moving forward with the
developinent.
Chair Leskinen closed the public hearing at 8:28 p.m.
Leskinen stated the Planning Commission should start with the Comprehensive Plan Amendment and that
a number of questions have been outlined in Staffls report that the Planning Commission should focus on.
Leskinen suggested the Planning Commission discuss the density first.
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Schoenzeit stated in his view the City has to get to the bottom of whether the Metropolitan Council is
serious about the density guidelines. If the Metropolitan Council is serious about the density,the City
should be looking at Phase 2 since some portion of that could be tied into this approval. Schoenzeit
commented it is likely it will not be developed at a higher densiry later on and that the residents would be
opposed to it if it is not tied into Phase 1.
Thiesse noted the City looked at this area and thought 10 to 15 units per acre was a nice density. Thiesse
stated he is not sure where else in the City higher density could work if it does not work on this site since
it is more conducive to high density.
Leskinen stated to her recollection the City saw a proposal approximately two years ago and it consisted
of multi-fainily homes.
Gaffron stated to his recollection those were all single-family homes and that the Comprehensive Plan
shows two multi-family buildings for the landfill site.
Thiesse asked what the density is for Stone Bay.
Gaffron stated if the lofts are included, it is approximately six units per acre. Gaffron stated to his
knowledge the twin homes are three to four units per acre but that overall it is about six.
Lemke stated he has a concern that the Planning Commission has already provided direction to have
lower density on this site and that in his view this is not a higher density location given the fact that there
are no stores nearby or other things that are more attractive to higher density. Leinke asked whether the
Planning Commission can deny the application just based on the densiry since the City has already
provided direction on it.
Leskinen asked if there is anywhere else in the City where higher density can go. Leskinen stated sooner
or later the Ciry will run out of places. Leskinen asked what the fallout will be if the City does not have
higher density in this area.
Gaffron stated the City made the application to the Metropolitan Council approxiinately three weeks ago
on the Orono Preserve project and that he is hopeful he will hear back soon. Gaffron stated the
possibilities range from the Metropolitan Council saying they are fine with it to requesting that the City
designate other areas or to denying the lower density.
Schoenzeit stated in his view this development is a non-starter without the turn lanes and that that should
be figured out first.
Gaffron stated Hennepin County would have the discretion to determine whether turn lanes will be
allowed or not and that the applicants have been advised that they need to talk with the County.
Leskinen stated traffic issues are one reason far the lower density.
Landgraver stated upon further reflection,in his view the density that was guided for this area would
present soine safety issues if the speed limit stays at 55 miles per hour. Landgraver stated the City is
attempting to make it less dangerous with the lower density and that it is really beyond the Planning
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Commission's pay grade to designate other areas within the City for higher density. Landgraver stated in
his view the proposed use does provide some higher density and that the proposed density is reasonable
for this site.
Leskinen noted the potential for higher density in Pbase 2 will offset this lower density. Leskinen stated
the Ciry has to guide for higher density but that they do not necessarily have to build to that level.
Barnhart stated the City has to provide those opportunities and that the challenge from Staff's perspective
is that the City is running out of areas to provide those opportunities. Barnhart stated the other question is
whether the City wants to provide more affordable housing for the people who work in the area.
Schoenzeit stated at$600,000, this will not be affordable housing for inost people. Schoenzeit stated at
some point the numbers are not going to work for the suggested densiry by the Metropolitan Council and
that the City needs to understand what the ramifications will be if they do not meet that density.
Leinke cominented the City needs a developer that will make money on high density, and given the
property values in the area, it is difficult to do.
Leskinen asked if the Planning Commission is agreeable with the Comprehensive Plan Ainendment.
Schoenzeit stated he is not comfortable kicking the can down the road anymore until there is mare
definitive feedback from the Metropolitan Council.
Landgraver stated this proposal is the best plan the City has seen for this property and that they are
looking at economic reality and what the greatest amount of density can be. Landgraver stated in his
view this plan is reasonable but how the Metropolitan Council operates is unknown. Landgraver
indicated he would be comfortable to allow this to go forward.
Lemke stated he likes the layout and the design. Lemke noted this is something the City has been talking
about for over a year and the proposed densiry is what the Planning Commission said they wanted to see
for this property. Lemke stated in his view higher density is an issue for the City Council to explore.
Thiesse stated this is the density he would like to see for the site but that in his view the Planning
Commission is also responsible for creating areas of higher densiry. Thiesse suggested Staff bring soine
options forward at soine point in the near future.
Gaffron indicated Staff does bave some ideas for possible higher densities and that it should be dealt with
fairly soon.
Landgraver stated it might be that higher density is just not economically feasible.
Leskinen indicated she is in agreement with tbe comments of the other Commissioners,and that if multi-
family is not economically feasible,then it does not make sense to try to raise the density on the subject
property.
Landgraver stated he would prefer to wait to make a motion on the Coinprehensive Plan Amendment until
they have discussed the other elements of the developinent.
Page 19 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, April 18,2016
6:30 dclock p.m.
Leskinen asked if the Planning Coinmissioners are okay with the rezoning to RPUD. Leskinen stated in
her view the RPUD makes the most sense for this particular property and provides the most flexibility.
Schoenzeit stated the 250-foot setback on the corner lot is not an issue in his mind.
Gaffron stated he does not believe it would be a huge implication and that they could call it out as a
variance to the RPUD standards.
Thiesse asked what the intent of the 250-foot setback is.
Gaffron stated at the time the RPUD standards were adopted,the 250-foot setback for RPUD from lakes
was to limit visual and environmenta] impacts to the lake. Gaffron noted those impacts can be handled in
other ways, such as stormwater ponding or rain gardens.
Thiesse stated based on the intent of the setback,he is comfortable with reducing the setback for that lot.
Leskinen asked if the entire site should be rezoned at this time and whether the City would still have
flexibility far the potential mitigation of Phase 2.
Gaffron indicated they would and that it could be similar to what occurred in Stone Bay. Gaffron stated
the entire site could be rezoned to RPUD,with standards just being set at this time for Phase 1.
Schoenzeit and Landgraver agreed that is a good way to proceed.
Leskinen asked if the Planning Commission feels the road should be public or private.
Landgraver stated what he heard is that one possibility is that higher density housing will be developed in
Phase 2 and that there inight also be a park,which would influence the decision on whether the road
should be public or private.
Schoenzeit stated another question is whether there will be a homeowners association that will be doing
the snow plowing,which is not a public road situation.
Campion stated the intent would be to have a homeowners association and that there would be common
plowing.
Gaffron stated the Comprehensive Plan suggests at this high density that it should be a public road but yet
in projects such as Stone Bay, the City made those roads private. Part of the reason for that was the
narrowness of the road and no on-street parking. Gaffron stated it would have been difficult far the City
to maintain those roads due to the narrowness.
Landgraver stated based on potential future public use,the western road would logically be a public road.
Gaffron stated the ability to make it a public road in that section would make sense. Gaffron stated if it is
a private road,the City would still be looking for underlying road and utility easements. Gaffron noted in
order for it to be a public road, the corridor would need to be 50 feet and that the applicant is only
proposing a 40-foot corridor,which is another reason to inake the road private.
Page 20 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'clock p.m.
Leskinen stated one concern she has with it being private initially is whether they will get resistance from
the hoineowners if it is later made a public road.
Gaffron stated the yuestion is whether the Planning Commission is comfortable with the width of the road
given the number of units,with the potential for perhaps twice as many units down the road in Phase 2.
Gaffron stated another factor is how close the homes are to the street, especially if it is a public road.
Schoenzeit concurred the tight corridor is a concern given the number of units.
Leskinen stated the general design and location of the dwelling units is another issue for the Planning
Co�nmission to consider. Leskinen indicated she is fine with the Z-lots and the garage locations to
provide addirional parking. Leskinen stated in her view they are very close together but that is a function
of the higher density.
Leskinen asked how far apart the hoines on Maple Place are.
Gaffron indicated the homes on Maple Place are ten feet on each side or 20 feet apart,and that the setback
propose far this developinent are only five feet on each side, ar a 10-foot separation between buildings.
Landgraver coinmented the layout atteinpts to mitigate the distance between the homes.
Gaffron stated they could connect every second group of homes,which would gain ten feet,but it would
change the whole nature of the design.
Thiesse coimnented it would also iinpact the financial aspect of the development for the developer.
Landgraver asked what Orono Preserve's setbacks are.
Gaffron stated the majoriry of them had 15 or 20 feet between buildings,with some units having a 10-foot
separation.
Cainpion noted there is a greater deinand far the single detached units than a twinhome.
Leskinen asked whether the 10 to 15 feet from the wetland buffer is acceptable.
Schoenzeit stated that comes with the design.
Landgraver stated he is more concerned about the distance of the homes from Wayzata Boulevard.
Leskinen asked if the Planning Coinmission is fine with a 10 percent park dedication fee.
The consensus of the Planning Cominission was that the walking trail, the small private park and play
area would ineet the 10 percent recreation area requireinent.
Leskinen stated another issue raised by Staff is the grade change and removal of existing trees along
Wayzata Boulevard, which will significantly change the visual character of that section of Wayzata
Boulevard. Leskinen asked whether any of the Commissioners has any concern with that.
Schoenzeit stated the berm would help protect the view.
Page 21 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 dclock p.m.
Thiesse stated the land would still be higher on the other side of the road given the topography.
The consensus of the Planning Commission was that they have no concerns about the grading and
removal of existing trees along Wayzata Boulevard.
Leskinen noted the Conservation Design Master Plan should be revised to include more complete
recominendations and direction to address different aspects of the site.
The Planning Commission had no issues with that requireinent.
Leskinen asked whether the Planning Commission is okay with the requests for flexibility in terms of
FAR,hardcover,and building height.
Thiesse stated the flexibility is acceptable but that there should be some limitations.
Schoenzeit noted there likely will be some three-story hoines in this development and that is a concern.
Schoenzeit stated he is okay with the 30 feet but that the homes sbould not be higher than that.
Campion stated one of the issues he encountered on his last project in Orono was the three-story liinit.
The Z-design exposes a lot of the side of the house to a walkout elevation because it has to match the
elevation of tbe adjacent house. Campion stated based on how the City measures that, there could be an
issue with the Z-lots. Campion indicated they do not want anything that looks ugly and sticks out of the
ground but that they do want the walkouts.
Schoenzeit stated they may have to go to lookout versus walkout and that the City should hold the line on
the baseinents.
Thiesse stated if there are 8-foot high ceilings,with 2-foot floor joists going across,that would be 10 feet.
If you go down six feet,anything that is more than four feet exposed will be considered. Thiesse asked if
50 percent or more of the foundation will be exposed two to four feet above the floor.
Campion stated they are more walkout lots and that he would like to address that now. Campion noted
the sketch also does not show the bump-out.
Gaffron stated the choices are to make the grading plan that is proposed work for each house or ask for
flexibility knowing that some of the homes will have more than 50 percent of the lowest level sticking six
feet out of the ground.
Schoenzeit stated the bump-out is the worst case since it will be sticking out and sized at 10' x l 0', which
would be three stories on at least two of the sides.
Campion stated it could potentially be everything on the south side that would be impacted. Campion
stated someone will see a typical walkout unit but the issue is how it is measured.
Thiesse commented it will be very visible from the highway.
Leskinen noted Commissioner Schoenzeit suggested 30 feet and allowing the developer to do what he
wanted to do with that height.
Page 22 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'clock p.m.
Schoenzeit stated at $600,000,the property owner is going to want a larger house,which likely will result
in the house going up. Without a basement,they will lose 1,500 square feet as well as the utility room.
Campion stated given the topography, the homes on the south side will need to be walkouts. Campion
noted there is also 37 feet of grade change between the high point and the wetland along Wayzata
Boulevard. Campion stated that grade change is necessitating the low side be full basements with
walkouts.
Schoenzeit stated there is soine flexibility with the high density,but that everyone should know that these
will be three-story structures and not a basement with two stories since that lower level will be mare
exposed.
Leskinen asked whether the Planning Commission is comfortable with that regardless if they call it three-
story or a walkout with two stories about it.
Thiesse indicated he is in this case.
Schoenzeit repeated it is a three-story building and that it should be known that the City is allowing three
stories in this development.
Landgraver stated he is having a hard time with it since it will be so visible to anyone driving by and that
the City has not allowed other three stories elsewhere in the City.
Schoenzeit stated this is a special development and this is a feature that is part of the development.
Schoenzeit stated without that feature, they will not be worth the$600,000.
Gaffron noted the majority of the homes in Stone Bay that are along Kelly Parkway probably do not meet
the standards for a basement being a baseinent but yet they were approved. Gaffron stated it is not
precedent setting and is one of the factors that makes it possible to do the higher density.
Thiesse stated he wants it known that the Planning Commission was aware of that.
Leskinen stated that is also the only way the configuration of the developinent works and that the higher
density is dictating it.
Gaffron stated the separation from the freeway would also support it.
Campion indicated the separation is 800 to 900 feet.
Landgraver stated he is opposed to it and that in his view it could be precedent setting.
Leskinen noted it would not be precedent setting since a very similar situation exists in Stone Bay.
Leskinen asked if the Planning Commission has any other issues or concerns with the development.
Landgraver stated in his view having a trail would help keep people off of Wayzata Boulevard and that he
would be in favor of it as well as the private park. Landgraver stated people are not going to walk their
dogs on Wayzata Boulevard and that there should be a trail or sidewalk system in this area.
Page 23 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'clock p.m.
As it relates to how deep the stormwater ponds should be or what happens if they dig down and find some
debris,Landgraver stated during this process there should be some review of those issues.
Gaffron stated the Watershed District as well as the Ciry Engineer will review all that. Gaffron stated in
tenns of how that relates to the underlying debris, there will need to be some type of review.
Schoenzeit stated a pond that is designed to percolate should not be allowed to become a leach field and
that there needs to be some maintenance of that pond.
Campion stated due to the soils on the site,infiltration will not occur and that it is designed as a filtration
pond.
Landgraver moved,Thiesse seconded,Application No. 16-3822,Curt Fretham of Lakewest,LLC,
3245 Wayzata Boulevard West,to recommend approval of the Comprehensive Plan Amendment as
outlined in Staff's report with the caveat that the City should identify alternate sites for higher
density development. VOTE: Ayes 4,Nays 1, Schoenzeit Opposed.
Lemke moved,Thiesse seconded,Application No. 16-3822,Curt Fretham of Lakewest,LLC,3245
Wayzata Boulevard West to recommend approval of rezoning the entire site from RR-1B to RPUD.
VOTE: Ayes 5, Nays 0.
Leskinen stated the final piece is the preliminary plat. Leskinen asked whether a detennination should be
made now on whether the road should be public or private.
Gaffron indicated the City Council will need to make that final detennination but that a recommendation
from the Planning Commission would be helpful.
Schoenzeit recommended the road be constructed to public road standards so it can be adopted at some
point down the line if necessary.
Thiesse coinmented he is not sure it can be constructed to those standards.
Schoenzeit stated it can be built to public standards on the western side.
Campion indicated those homes can be moved further west. Campion stated the setbacks would become
an issue if the road is built to 32 feet with a full right-of-way.
Thiesse commented he would hope the City would be flexible on the setbacks if they require the wider
width.
Gaffron stated if the County is okay with a second access, the Planning Commission is suggesting that
that portion of the road be made wider. Gaffron stated if the corridor is made wider,that would push the
hoines to the west.
Leinke stated if there is no secondary access,the layout would change quite a bit.
Campion stated they could probably do some sort of T-turnaround if there is not a second access, which
would ineet the typical einergency vehicle turnarounds.
Page 24 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, April 18,2016
6:30 o'clock p.m.
Schoenzeit stated there should also be a determination on the turn lanes prior to this going to the City
Council.
Cainpion indicated he sent a letter to the County approximately three inonths ago but have not heard back.
Gaffron stated he will contact Hennepin County to see whether he can get an answer on that.
Landgraver stated a second access is also a safety issue. Landgraver noted in the past the City has
approved plats thinking that the access will be approved by the County and that he is okay with advancing
the application even though the second access issue is not resolved.
Thiesse asked if there should be a 50-foot right-of-way as well. Thiesse stated in his view the right-of-
way should be reduced since the utilities will be under the road and that it will impact the setbacks.
Landgraver stated it is reasonable to lessen the right-of-way since they are asking for the wider road.
Schoenzeit stated if there are not two access points, the application would need to come back before the
Planning Commission.
It was the consensus of the Planning Coinmission that the easterly portion of the road will be private and
the westerly will be built to public width standards with the exception of the right-of-way.
Campion indicated they will realign it slightly to make it more of a through road.
Landgraver noted the City Council went into a lengthy discussion about the need for a trail easement on
the Orono Preserve property but that the Planning Commission has not really discussed that for this
property.
Leskinen commented there is very little room for a trail on the south side of the road.
Thiesse noted a trail is also proposed for the north side of the road and that there are wetlands in the area,
which would not allow a trail.
Gaffron indicated the Highway 12 plans include a trail that goes west from Old Crystal Bay Road to the
field gate by the school. Hennepin County Transportation opposes a trail within their right-of-way along
either side of Wayzata Boulevard west of Old Crystal Bay Road and that they would prefer internal trails
or sidewalks. The City Council directed that a 10-foot easement be granted along Wayzata Boulevard for
Orono Preserve for potential future construction of a trail.
Landgraver stated due to the geography,the wetlands and the 55-mile-an-hour speed limit,it does not
make sense to have a trail and that people will likely go froin Old Crystal Bay Road up to County Road 6
to access the Baker Park trails.
Thiesse commented a bike trail in that area would be really nice,which is where a trail easement would
be needed. Thiesse stated any trail on that side of the road would also eliminate any trees that are planted
by the developer.
Gaffron stated if a berm is constructed, a retaining wall will also be required if a trail is built.
Page 25 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18,2016
6:30 o'clock p.m.
Lemke moved, Schoenzeit seconded,Application No. 16-3822,Curt Fretham of Lakewest, LLC,
3245 Wayzata Boulevard West,to recommend approval of the preliminary plat subject to the
widening of the road on the western edge to public standards, land dedication for a park, and a
10-foot trail easement, subject to approval by Hennepin County Transportation Department of two
road accesses. VOTE: Ayes 5,Nays 0.
6. #16-3815 CITY OF ORONO ZONING CODE AMENDMENT REGARDING THE
DEFINITION OF HALF-STORY, 10:00 P.M.- 10:27 P.M.
Curtis stated clarification and simplification of the City's half-story definition was the second highest
priority on the Council's and Planning Commission's 2015 Zoning Code amendment directive.
Orono's current regulations limit structures to 30 feet in defined height and 2-1/2 total stories above a
basement. The massing limitation is acbieved when the height regulations are combined with Orono's
maximum footprint size based on the lot size.
The half-story allowance alinost requires high gabled rooflines and has marginal benefit to the massing
goals. Unfortunately,the current half-story regulation is complicated for homeowners,builders, and
architects. Likewise,the height and massing detennination can add excessive time and complication to
the building permit review due in part to the unique character and design of buildings.
At the March and April Planning Commission work sessions, Staff asked the Commission to explore
different options for regulating massing, including the possibiliry of establishing a floor area ratio (FAR)
limitation. FAR, combined with setbacks,maxiinum defined height and hardcover regulations may
accomplish the City's goals and result in a more user-friendly regulation without the complication of a
half-story determination.
FAR is detennined by dividing the gross floor area of a building by the total area of the lot. Alternatively,
to address visual massing on narrow lots,the addition of a graduated setback requirement for the top most
story ar the portions of the structure so many feet from the existing grade was discussed for limiting the
effects of massing. As an example,the third level above the basement could be set back X feet from the
outennost wall below it.
During the work session, Staff and Planning Commission discussed the following two possible options:
Option 1:
-Remove the number of stories limitation.
-Keep height liinitation as it is currently calculated at 30 feet.
- Keep 15 percent structural footprint inaximum for lots under 2.0 acres.
- Add a graduated setback.
Option 2:
- Remove the number of stories limitation.
- Keep height limitation as it is currently calculated at 30 feet.
- Remove 15 percent structural footprint maximuin.
- Establish a Floor Area Ratio limit for principal buildings.
Page 26 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 dclock p.m.
Curtis stated the Planning Commission should open the public hearing and receive any feedback from the
public and then discuss the two options. The application should be tabled after direction is given to Staff.
A draft resolution will be prepared for review at the May Planning Commission meeting.
Staff further solicited coinments from a small group of builders active in Orono on the proposed options.
The comments were received at the time of the drafting of Staffls memo. Revised comments were
received after completion of Staffls report and have been distributed to the Commissioners.
The Planning Commission had no questions for Staff.
Chair Leskinen opened the public hearing at 10:08 p.in.
John Quinlivan, Gordon James Builders,stated a large number of projects that they do are within Orono
ar the surrounding area. Quinlivan stated approximately 90 percent of the projects that they do in Orono
on lots that are under half an acre massing is an issue. Quinlivan stated two-acre properties are in the
16,000 square foot range and are not impacted. Where the massing poses a challenge is in areas like
Casco Point with the smaller lots.
Quinlivan indicated they are currently warking on a 10,559 square foot lot. As a result, the garage is
essentially on the city street. Quinlivan stated it is a beautiful lot but it is not as tight as someone would
think because the house is pulled back. Under the City's limitations,they would be allowed a1,583
square foot limit on the footprint. If a very small 3-stall garage or a two-stall garage is constructed, that
results in another 600 to 650 square feet. If a 10' x 15' deck, consisting of 150 square feet, and a 100
square foot front entry is constructed,that would leave 683 square feet far a main floor, which essentially
cannot be done.
Quinlivan stated there are several lots in that area where new build will never be an option unless
someone is willing to build a very small house with a 600 square foot main floor. Quinlivan stated
Orono's massing regulations make it difficult to construct a lot on that size lot and kind of shuts any
compromises down. Quinlivan stated he would like to see the City allow the smaller pieces to be
developed using FAR,which would allow those small lots to be developed.
As it relates to the height restriction, the issue is not so much the height restriction but it is when they
encounter some ground water issues. Quinlivan stated most cities will allow them to pull that water out
but Orono does not allow someone to do that because Orono uses existing grade to determine how much
of the structure can go out of the ground far that two and a half story. Quinlivan stated that may make
sense to all the engineers and the Watershed District,but it is falling outside of the 2.5 story parameter.
As a result, the roofline is brou�ht down two feet,which does not always look architecturally right,but it
is the only way to make the house work.
Quinlivan stated those are some of the things tbey would like the City to consider.
Schoenzeit asked if soil samples are being taken before they start construction to determine where the
water is.
Quinlivan indicated they can do borings but that those do not always show where the water is since the
water can be found in a different spot. Quinlivan stated if there are poor or organic soils,they like to
remove those.
Page 27 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, April 18, 2016
6:30 o'clock p.m.
Chair Leskinen closed the public hearing at 10:11 p.m.
Thiesse noted he had to leave the work session early and that when he left the Planning Commission was
discussing Option 2. Thiesse asked what the discussion at the wark session was regarding Option 2.
Leskinen stated both options would remove the number of stories limitation. The biggest difference
between Option 1 and Option 2 is keeping tbe 15 percent structural footprint under Option 1. In addition,
Option 1 has the graduated setback and Option 2 has the FAR.
Curtis stated Staff would still recommend a 2-acre cap.
Schoenzeit stated this change will increase the massing on smaller lots and that the current regulations
help to control some of that Schoenzeit stated if the Ciry is trying to control the massing on a lot, the
current regulations are doing a pretty good job. Schoenzeit stated the numbers in Option 2are definitely
an expansion of what was previously allowed.
Thiesse stated his idea of the City's philosophy is that soine lots are not large enough to construct a big
house on.
Schoenzeit stated the question is whether it is going to be half the square feet on the second level but that
in general going to the floor area ratio is an expansion of the building.
Thiesse asked whether it would make it easier for a contractor if Option 1 is considered with removal of
the nuinber of stories.
Curtis stated designing and determining the half-story is very cumbersome and sometimes requires two
Staff people to do it since they can be talking about multiple angles on the homes and rooflines.
Schoenzeit stated simply measuring from the outside of the structure might be the simplification.
Curtis stated at some point,based on the lot size,when the structure is put to an FAR,the house will be
]ower in the ground. Curtis stated the 15 percent footprint drives the house to be constructed up on a
small lot.
Schoenzeit stated even at the 30-foot height restriction,a walkout house can go up to 40 feet in height if
they meet the basement definition.
Barnhart stated the idea behind the FAR was that Staff thought it would be the equivalent of a tbree-story
building with no attempt to try to reduce that. Barnhart stated the FAR idea would speak to that goal.
Leskinen stated if the Planning Commission is leaning towards Option 2,they should discuss what
happens under the roof and what happens to the big open space when soineone wants to extend the floor
and how that counts.
Schoenzeit stated he thought the Planning Cominission was leaning more towards Option 1 and that he is
not necessarily convinced that the FAR is going to result in more ramblers.
Page 28 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, April 18, 2016
6:30 o'clock p.m.
Barnhart stated the FAR provides more options than the 15 percent and would probably result in homes
with a lower height. Barnhart stated Staff is looking for feedback on this item from the public and that
there will be additional discussion at a future work session. Barnhart stated Staff is wondering whether
they should move forward both of the options or just one.
Landgraver stated it comes down to 15 percent versus the FAR and the definition of grade. Landgraver
indicated he would be willing to table it to the next work session.
Curtis asked if there is anything the Planning Commission would like to see from Staff to help facilitate
the next discussion.
Thiesse stated the FAR is being crafted to match the 15 percent as close as possible.
Landgraver stated he is riying to visua] what the difference would be between the two.
Curtis indicated Staff can provide some illustrations that will help demonstrate that. Curtis stated Staff
would like the Planning Commission to consider ways in which the massing can be reduced but also
provide some leeway in how someone can use their property.
Schoenzeit stated another question to consider would be what a variance would look like under the FAR
option.
Curtis stated the City does not grant very many structural coverage variances and that the FAR will be a
different concept for Staff to use.
Thiesse asked if there is a reason to stay at the 2-acre size.
Curtis stated the thinking is that there will be a high end of the break point and that Staff is trying to stay
with a similar amount of footprint that would be allowed.
Barnhart stated there is a trade-off in order to inake the concept a little easier to understand for the
applicant and that some property owners will benefit and some will not. The City will have to accept
those trade-offs if the change the massing regulations.
Landgraver moved,Thiesse seconded,to table Application No. 16-3815,City of Orono Zoning Code
Amendment regarding the definition of half-story. VOTE: Ayes 5,Nays 0.
7. #16-3823 CITY OF ORONO, ZONING CODE AMENDMENT REGARDING A PROCESS
TO REVIEW CONCEPT PLANS AND SKETCH PLANS, 10:27 P.M.—10:31 P.M.
Barnhart stated this item ranked 10 in the list of ordinances to review. Staff has drafted an ordinance that
establishes a concept review process for zoning code amendments,zoning map amendments,land use
amendments,and other things that are more policy in nature. The Council and Planning Commission
should provide feedback on the concept plan review process.
The ordinance also removes the requirement that a Class III subdivision go through the sketch plan
process. The sketch plan process is recominended but Staff has removed that as a requireinent to help
ineet the 120-day time liinit.
Page 29 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, April 18, 2016
6:30 o'clock p.m.
Barnhart indicated Staff looks at this as a housekeeping amendment. Since Staff sees the value of sketch
plan reviews,they will continue to recommend them but they will not be a requirement. Removal of the
requirement was based on the recommendation of the City Attorney.
The Planning Cominission had no questions for Staff.
Chair Leskinen opened the public hearing at 10:30 p.m.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 10:30 p.m.
Schoenzeit moved,Thiesse seconded, to recommend approval of Application No. 16-3823,City of
Orono, Zoning Code Amendment regarding a process to review concept plans and sketch plans.
VOTE: Ayes 5, Nays 0.
8. #16-3824 CITY OF ORONO, ZONING CODE AMENDMENT REGARDING A PROCESS
TO REVIEW SUBDIVISION EXCEPTIONS, 10:30 P.M.— 10:35 P.M.
Barnhart stated he is not requesting action tonight on this item and that it is more to open the discussion
and receive any public feedback on the ordinance.
Currently the City follows state law in their own zoning ordinances for what is considered a subdivision
except for the following actions:
L In which all the resulting parcels, tracts,lots or interests will be 20 acres or larger in size and 500
feet in width for residential uses and five acres or larger in size for coinmercial and industrial uses;
2. Creating cemetery lots;
3. Resulting from court orders or the adjustment of a lot line by the relocation of a common boundary
as long as each of the two resulting lots meet the requirements of Chapter 78.
The proposed ordinance establishes a process where Staff verifies that a proposal falls within these
criteria. Staff would then generate a document to be received by the County Recorder for filing.
The proposed ordinance also classifies a boundary line adjustment when both lots do not meet the
requirements of the zoning ordinance as a Class I subdivision. Class I subdivisions do not need to be
platted.
Barnhart stated Staff and the Ciry Attorney will continue to work through the draft ardinance and the
Planning Coinmission should receive public feedback, discuss the draft ordinance if they wish, and then
table action on the ordinance until May.
Chair Leskinen opened the public hearing at 10:33 p.in.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at p.m.
Page 30 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 dclock p.m.
Schoenzeit moved,Thiesse seconded,to table Application No. 16-3824, City of Orono,Zoning Code
Amendment regarding a process to review subdivision exceptions. VOTE: Ayes 5,Nays 0.
9. #16-3825 CITY OF ORONO, ZONING CODE AMENDMENT TO SECTION 78-1684
REGARDING THE CALCULATION OF HARDCOVER AND RETAINING WALLS,
10:35 P.M.—10:38 P.M.
Barnhart stated in 2012,the City adopted Ordinance 94,governing the regulation of hardcover and
establishing the stormwater quality overlay district throughout the City. Within that ordinance,retaining
walls were defined as hardcover in Section 78-1. Currently the City does not allow any hardcover within
the 0-75 foot zone except for deck boxes lifts,landings and/or a stairway to access the lake.
Section 78-1279 states that retaining walls shall not be placed in the shore setback zone. Section 78-1684
states that retaining walls are hardcover but lists these walls among its standard hardcover exclusions.
During discussion of this item at the wark session,the Council noted that hardcover items in the lake
yard, including boat houses and sheds,have always been included in the hardcover calculation even
though they are not pennitted. The draft ordinance codifies practice and confirms Council intent that
retaining walls are not to be included within the hardcover calculation unless within the 0-75 foot zone.
Staff recommends adoption of the ordinance as drafted.
Landgraver commented the draft ordinance has been put together well.
Chair Leskinen opened the public hearing at 10:38 p.in.
There were no public comments regarding this application.
Chair Leskinen closed the public hearing at 10:38 p.m.
Schoenzeit moved, Thiesse seconded, to recommend approval of Application No. 16-3825,City of
Orono,Zoning Code Amendment to Section 78-1684 regarding the calculation of hardcover and
retaining walls. VOTE: Ayes 5, Nays 0.
PLANNING COMMISSION COMMENTS
10. UPDATE ON CITY COUNCIL MEETINGS SCHEDULED ON MARCH 28, 2016,AND
APRIL 11,2016
Barnhart reported on the following actions by the City Council:
• The Tufaa application was approved,with Council Members Walsh and Printup opposed.
• The ordinance amendment regulating vacation rentals was tabled and will likely be revisited
so�netime in the fall.
• The lighting ordinance was also tabled indefinitely. Some of the Council Meinbers felt the
ordinance was too comprehensive and others felt that it was a good start.
• The application for 3435 Lyric Avenue was approved on Consent.
• The application for 925 Brown Road was approved on Consent.
Page 31 of 32
MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,April 18, 2016
6:30 o'clock p.m.
• The application for Loma Linda was approved on Consent. The Ciry Council did not approve the
extension of the retaining wall and followed the recommendation of the Planning Commission.
• The Santrach variance on Bohn's Point Road was approved 5-0. The Council felt the lack of off-
street parking was a hardship, especially given the distance from the road to the house.
• The Hennepin County dock ordinance was adopted on a 5-0 vote.
11. PLANNING COMMISSION ELECTION OF CHAIR AND VICE CHAIR
Schoenzeit moved, Leskinen seconded,to nominate John Thiesse as Chair and Bruce Lemke as
Vice Chair. VOTE: Ayes 3,Nays 0,Thiesse and Lemke Abstained.
12. OTHER ISSUES FOR DISCUSSION
None
ADJOURNMENT
Landgraver moved, Schoenzeit seconded,to adjourn the Orono City, Council meeting at 10:48 p.m.
VOTE: Ayes 5, Nays 0.
ATTEST:
Denise Leskinen, Chair
Page 32 of 32
�
Date Application Received: 04/06/16 O
Date Application Considered as Complete:04/29/16 � �O
60-Day Review Period Expires: 06/28/16
� �
ti �
To: Chair Thiesse and Planning Commission Members F� ��
Jessica Loftus, City Administrator qkESH���
Item #2
From: Melanie Curtis, Planner mcc
Date: 11 May 2016
Subject: #16-3826,Stonewood LLC o/b/o Charles and Terri Lahr, 895 Tonkawa Road
After-the-Fact CUP-Grading
Public Hearing
Application Summary: The applicant is requesting after-the-fact approval of a conditional use
permit allowing the import of approximately 3,000 cubic yards of fill material.
Staff Recommendation: Planning Department Staff recommends approval with conditions.
List of Exhibits
ExhibitA. Application
Exhibit 8. Stormwater Pollution Prevention Plan -SWPPP (Project Narrative)
ExhibitC. Existing& Proposed Survey/Site Plan
Exhibit D. Submitted Hardcover Calculations
Exhibit E. City Engineer Comments
Exhibit F. NPDES Permit Application
Exhibit G. MCWD Permit Application
Exhibit H. Aerial Photos
Exhibit l. Property Owners List
ExhibitJ. Plat Map
Background
As described in the applicanYs SWPPP the property owners own the subject property and the
adjacent property at 875 Tonkawa Road where their new home is under construction. Earth
material primarily resulting from the excavation of the new home on 875 was distributed on the
property at 895 with the intent of creating two approximate 4-foot tall berms in the center of
the property and along the south property line of 895. The purpose of the berms is to capture
and hold the water runoff from the property to allow infiltration on the 895 property and to
keep water from spilling on to the property to the south at 915 Tonkawa Road. Another
approximately 6 foot tall berm area is proposed along Tonkawa Road to provide for privacy and
sound screening. They intend to hydro-seed the disturbed areas with a seed mix appropriate to
the level of sun exposure and comprised of native flower and plant species.
FILE#16-3826
11 May 16
Page 2 of 5
LOT ANALYSIS WORKSHEET
Section 78-330-Lot Area/Width:
LR-16 Lot Area Lot Width
Required 43,560 s.f. (1.0 acre) 140'
Actual 102,292 s.f. (2.3 acres) ± 197'@ ONWL/±191' @ 75'
Section 78-1680 and 78-1700-Hardcover Calculations:
Stormwater
Overlay District Total Area in Allowed Existing Proposed
Tier
2one Hardcover Hardcover Hardcover
3,187 s.f.
Tier 1 102,929 s.f. z5,573 s.f. 0 s.f. (3 %) =driveway
(25%) (0%) serving 875
Tonkawa Road
Applicable Regulations:
Conditional Use Permit (Section 78-967)
The proposed project involves earth movement in excess of 500 cubic yards resulting in the
import of approximately 3,000 cubic yards of material to be deposited on the property solely for
the purpose of altering the existing grade.
Governing Regulation:Conditional Use Permit(Section 78-916)
The Planning Commission may recommend and the Council may grant a Conditional Use
Permit (CUP) as the use permit was applied for or in modified form. On the basis of the
application and the evidence submitted,the city must find that the proposed use at the
proposed location is or will be:
1) Consistent with the community management plan; The intent for the proposed
grading is residential in nature,is consistent with the permitted uses for the
property,and is compliant with the zoning code and comprehensive plan.
2) Compliant with the zoning code, including any conditions imposed on specific uses as
required by article V, division 3 of the City Code; The proposed grading is residential
in nature which is consistent with the permitted uses for the property.
3) Adequately served by police,fire, roads,and stormwater management;This
statement is true.
4) Provided with an adequate water supply and sewage disposal system;This statement
is true.
5) Not expected to generate excessive demand for public services at public cost;This
statement is true.
6) Compatible with the surrounding area as the area is used both presently and as it is
planned to be used in the future;This criteria relates to whether the proposed
grades resulting from the earth moment are appropriate and in character with the
surrounding land and neighborhood. Staff believes the transfer of the materials
from the 875 property to the subject property and re-grading of the 895 property,
�
FILE#16-3826
11 May 16
Page 3 of 5
once completed,will have no impact on surrounding lands. The grades, once
vegetated and landscaped should not have an adverse impact on the neighborhood.
7) Consistent with the character of the surrounding area, unless a change of character is
called for in the community management plan; The proposed berms resulting from
the grading activity will help to prevent runoff from leaving the property and
impacting neighboring properties.The berms created will not be visible from the
lake and do not result in a negative impact to neighboring properties.
8) Compatible with the character of buildings and site improvements in the surrounding
area, unless a change of character is called for in the community management plan;
The applicant is proposing to substantially grade the property to create 3 significant
berms to offer screening of the property as well as Stormwater management. It is
likely adjacent lakeshore properties will not be impacted. The grading will be
reviewed and monitored closely by the City's engineer to assure that all existing
drainage patterns are maintained and adjacent properties are not adversely
impacted.
9) Not expected to substantially impair the use and enjoyment of the property in the
area or have a materially adverse impact on the property values in the area when
compared to the impairment or impact of generally permitted uses; This standard
requires that the proposed grading and improvements must not substantially
impair the use and enjoyment of the properties in 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 result of the proposed grading will not
change the intended residential use of the property so there should be no change in
the use and enjoyment of adjacent properties resulting from the export of fill
materials. However, activity of exporting approximately 3,000 cubic yards of fill
and active grading of the property can have a temporary adverse impact on
neighbors. This is an after-the-fact CUP application; most if not all of the material
has already been brought to the property. Final grading work on the subject
property as well as the on-going construction on the 875 property could result in
additional noise, dust,vibration and traffic on the haul routes and immediate
neighbors. To the degree possible, negative impacts should be limited and
mitigated.
10) Provided with screening and buffering adequate to mitigate undesirable views and
activities likely to disturb surrounding uses;The finished grade will be vegetated and
landscaped; it should blend into the property. The project, once completed,should
not result in undesirable views requiring mitigation.
11) Not create a nuisance which generates smoke, noise, glare,vibration, odors,fumes,
dust, electrical interference,general unsightliness, or other means; See#9 above.
12) Not cause excessive non-residential traffic on residential streets, parking needs that
cause a demonstrable inconvenience to adjoining properties,traffic congestion, or
unsafe access; The applicant will be required to keep debris off of the public
roadways.The noise resulting from the trucks hauling and equipment moving the
material in and around the site should be minimized to the extent possible.
Tonkawa Road is a Hennepin County roadway.The grading project will be
monitored by the City Engineer and planning staff so as to minimize nuisances
during the project.
13) Designed to take into account the natural,scenic, and historic features of the area
and to minimize environmental impact; This standard requires that the project be
�
FILE#16-3826
11 May 16
Page 4 of 5
designed to take into account the natural,scenic,and historic features of the area
and to minimize environmental impact. The long term effect of the project should
result in minimal environmental impacts. The project will be monitored by the City,
to prevent erosion from the site.
14) All exterior lighting shall be so directed so as not to cast glare toward or onto the
public right-of-way or neighboring residential uses or districts; There should be no
lighting or glare resulting from the grading project,and
, 15) Not detrimental to the public health, public safety, or general welfare. See#12
above.
A CUP may be granted subject to such conditions as the Council may prescribe. Additionally,
a CUP shall remain in effect as long as the conditions imposed by the City Council are
observed, but nothing in this section shall prevent the city from enacting or amending official
controls to change the status of conditional uses.
Septic System Status
The property is served by City sewer.
Conditional Use Permit Analysis
Existin� Grade: Changing the grade on a vacant site is permitted. Approval of a CUP for grading
and a grading plan approved as part of the creation of a new subdivision are the two ways in which
a property can impact or change the "existing grade" of a property. Approval of the CUP will
establish a new "existing grade",which is a critical component for measuring height and massing
for a new home/structure. The applicant has not requested specifically that the CUP approval
include the "re-setting" or "re-establishment" of the existing grade for the property, nor have
they proposed a new structure. The import of fill material to the property could very likely allow
a taller home to be built, or possibly a home with a walk out basement that currently would be
considered as a story to meet the basement definition.
Staff recommends approval of the CUP to allow the grading of 895 Tonkawa Road as proposed. In
addition to re-vegetatingthe property,which is a requirement ofthe permit,careful consideration
should be given to 1.) Protecting the existing mature trees on the property, and 2.) Protection of
the bluff. Any installed landscaping should not further block views of the lake from adjacent
properties.
Engineer Comments
The City's consulting engineer has reviewed the plan; comments are attached as Exhibit E.
Public Comments
No public comments have been received regarding the CUP application. However, staff received
comments related to concerns about the grading and its impact on the ravine on 915 Tonkawa,
as well as concerns about soil erosion.
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 CUP, if granted, will not alter the
FILE#16-3826
11 May 16
Page 5 of 5
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 CUP?
4. Are there any other issues or concerns with this application?
Planning Staff Recommendation
Planning staff recommends approval of the after-the-fact CUP with the following conditions:
1. Applicant must comply with the City engineer's recommendations;
2. Applicant must protect the existing mature trees on the property beyond the scope of the
grading; and
3. Applicant must protect the integrity of the bluff and bluff vegetation.
' PC Exhibit A
�f�► �f �r�1'�{�
�or�d�t����� �1�� ��r�ni� ���l��a�i��
���� s�f�:
z75a Ic.�ky parkh,ay Appti�etfon# � 2�
orano,NW b5356 Date Reoe�ved: ��
r - �L AAairc 952-249-1800 ��' �li
fa�c 9b2-249-4B9H F@e:
� 5` MmN'mQ�Addreas: �sCrow��$
'S' � P.O.Rox 86
�t� ��~ �n�eer,auv s�ax�-0oaa pem,tt Fee �?0
�L�S H 04 Notes: —~`...�--
Piease compfete. Appiicant wi11 be notified the status of the applicat�on.
lncomplete�pplications wlfi placed on PlanninA isslon Agendaa.
SITE LOCATlON: � f�r l B°�� j o�t�.���. �
APPLICANT!AOENT tNFOttAliA�ION:
Apptiqnt Name: � `
Phone(prirnary): -
Applicant Email:
�'�: c� : za zr�: 5 5 3q �
gent Name: Agent's phone number
agent�mat�: @ w a sca cs.r,�w+��c��t ts: antracto Haneorvner (Circle Oasj
PROPERTY OWNERC FORMA7i�0a: ❑check�J,p r P.roPert1' er is same as applk;ant
Name: -�
Pi�one(Prirr�ary�:
Mailing Addr�ess:
Email: G � m ZlP: p
APPLlCANTlAOENT AHDlOR ON[NER: .�
• Agree to provide a!I l�omlatbp r�squired ar request�l by the Plennk'rp Dep�rtmsrrt�
• Agrae to Fay add�ianel�ea6 (s�fl�rrie not c�vered In the originet fee PaymeM}and/nr c�nsultartt expenses incxirred in
revlew of this apPlicatbn,and
• Certtfy ihat the irrfortnetion ssippl(ad is true 8r�d corred io the bebt of htslher knovvled9e- The appltcant and oNmsr
naeognize that they are solely responalbfe for subrnitting a aon+ple�e applicatlon beMg aware that upon faiiure tn
do so,ttt�afaff tras no a!lemsttve but to trject it�til J�is complete ar ta recommend the requ�t for denta!aF fhe
r�q�uest rogardksa ot tes poterti8al ms�ik,
• Ac'.fmowlec�ge the Eecxow Agreemerrt is cornple�ad ertd sigtted.
' '�tY��O�e�r�her�DY�adnnaurledgee and agreeB to tttls appl�cation and furthee authorizes re7soneble entry orrto the ptflperty
Y KY � ,agenis.Commission and Counc�Members for purpose�of Investlgetion and rre�lforl af thia
��
• Commisslbn �Caunncil. I���e�mugt be preaent at ali scheduled revfew rt�etfng� of tfie Planning
appltcant and/ar owner ls unab{e 6o attend a scheduled meeUng� pbeae make
srrarr$emerrts to have an authorized ropresentetive ettend in piace of the applicar�lownet and advfse the City Pianner
asslgned to your proJecx-
Applfc�ntlAgent Signature: �c.k. Date: Z.�1. � �
Applicarrt/Agetrt Signatur�e: p��;
Property Owner Signa#ure � Date:
Praperty Owtter 5igrtattane� Date:
cuP a�o„-J„wary 2ois
�°2 RECEIVED
APR 0 6 2A1R � � � ��
('.ITY nF nRnnin
� PC Exhibit B
Stormwater Polfution Prevention Plan
[.ot nddress:
875&895 Tonkawa Rd.
C7rono, MM 55356
Homeowners•
Chuck&Terri Lahr
43 Hawthorne Place
Summit,N1 07901
Clahr43(a��tmail.com
Horrte Butlder:
Stonewood,LLC
153 Lake St. E
Wayzata,MN 5539�
612,462-4p00
Contacts: Nate Mitchell, nate@stonewood.com,512-462--4000
David Eggert,davtdCa�stonewood.com,952-905-9056
Landscaae Contractor:
W Landscape inc.
PO Box 352
Loretto,MN 55357
763-474-2645
Contacts: Mark Mauri,mark@wland�caqes.com.652-503�585
Chris Wagner,cwasner@wlandscaues.com,612-282-9150
Description of Work:
Chuck and Terrl Lahr have purchased two adjatent lots and are buifding a home on the 875
7onkawa Road property. The Ivt has medium to heavy tree cover,the heaviest tree cover area being
along Tonkawa Raad and on the b1ufF slope down to Lake Minnetanka. The natural,existing tree and
shrub coverage on the lot consists af Oafy Ash, Cottonwoads, Basswood,Map{es,Aspen,Cedars,Spruce,
a variety of Dagwoods and vburnums,and some Buckthorn. The existing ground vegetation consists of
prairie grasses,prairie flowers,woodland flowers,crown vetct�,creeping nettle,fiescue and bluegrasses,
and naturally octurring weeds. The main goal aur clieM and construdion team is tryfng ta achieve is to
create a home that fits within the existing landscape using a minimalist'sc style ancf a sustainable
approach to capturing and filtering runoff. This w911 be achieved by maintaining all the existing t�ee
cover and a return to the true,naturaily oocurring prairie grasses,shade grasses,prairie flowers and
woodland fiowers,along with creating rain gardens and dry creek beds to capture and filter water.
Once the home construction is completed,the majority of both lots will be graded and shaped along
with prairie grasses,prairie and woodland flowers,fescue grasses and addltianal native grasses wil!be
either seeded or planted.
RECEiv��
APR q 5 2016
CIT!(O�ORONO � � � ��
Proposed New Landscapin�:
During the ongoing construction that has been started,our landscaping process will begin this
spring. The landscape design has an overall minimalistic approach focused on sustainabiltty and
naturaiization o�the maJority of both lots. A pool has been designed into the tandscape along with
hardscape material selections being natural stone,Sandcast cancrete,and a chlp-sealed asphalt
driveway from the road to the hause. The hardcover area for bath lots is 18.97%with each individual
lot having a hardcover caunt of 19.769b(lot 875)and 10.3796(lot$95). Grading over the majorrty of
both lots will take plaee,mainly focused on the mechanical removel of invasive weeds and creating
berms and swales to contrnl water run-off. This process is designed to dramatically increase r►atural
filtrat(on and pre-treatmerit of water run-off and to rapture and hold water run�ff fram the hardscape
and roof areas. After significantly increasing infiltration and pre-treatment,a rain garden along the
north west area witl be created and en already appraved overflow drain installed allowing water to flow
aut through the bluff. Along the bluff side where the overflow drain will be installed,a naturalized
swaie wlll be p(anted to cantinae to pre-treat water as it is released from the drain. A(f dtsturbed areas
will be hydro-seeded with grass seed and wildflower mix applicable#o the sun exposure the areas
reteive.
At thi�time,only a depression for the rain garden has been dug and no boring has been started
for the draln to the bluff. The draln wlll be Instat}ed after the majority of heavy equlpment is done
working around the site to insure that water capture on site will not be polluted and dfscharged through
the bluff.
The horne and landscape cons#ruction project will run ttirough the Summer of 2p16 and is
estimated to be compfeted in September of ZQ16.
Erosion Control Measures:
Due to the construction or�the 875 lot,alor�with the amount of soii disturbed and moved
tfi�roughout both lots,a sift fence has been wrapped around the entlre lat wfth areas aiong the north and
west s9de(lake side)having erosion fogs also laid down. A temporary construction road has been built
with 2-4"Buff Limestone rock that enters the 875 property from Tonkawa Road. Alt the water run-off
from the construction area,along with the new roof,has been accounted for and captured to stay on
site. Mechanical equipment is parlced around the faundatfon of the new home or on tfie construction
entrance arui driveway that has been created.
Disturbances of 5oil•
The grading associated w�th this pr4ject and proposed iandscape design will be completed over
the mayor'cty o#the existing 895 and 875 lo#. No grading will take place within the 75'setback alang the
bluff. A berm, roughly 4 feet,will be created along the south side of the 895 property and cfesigned to
help hold and captur+e water runoff towards the empty lot boarding the 895 property. This water will be
dlrected to stay and infiftrate on the 895 lot. The grading wlll atso be done to maintain and at some
points create a high point along the 7S'setback so no water wilf be flowing directiy over the bluff.
After the grading has ta�Cen ptace per the proposed grading�lan this spring,hydro-seed will be
spread over the majorrty of the bt ta preverrt any wast�out of soils. The hydro-seed mix will be
specified to the sun requirements throughout the dFffereRt areas an the lat. This mix will ir�ciude prairie
grasses and wi�dflowers for the sunny spots and a fescue and woodland flower mix fo�the shaded areas.
1�EC�111��
APR 0 � �01�
.�� . # 382b
PC Exhibit C�
� � .'
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� RECEIV�D
city�of arono APR (� � �01�
�No Hardcover Cafca�latian Worksheet
�t�nr o�oRo►�o
Property Address: �, _ t ,� ,,,�
i. ,7 �.1. '?"<7r�/<f'f�!� F'D;i°� !�i7f�ro=!.-!i r.�G.i/A�,C�� �� � �„ ' .e��i .�;�: ,
t + .`.�:�`.
'' sH�`` Prepared by: Dafe:
��aa.-l� �"lv � d �l�'c�c���_� :�,�.s��_.. �- �f'~d�
Stormwater Quality Overlay District'Tier: (Cfrcle one} 7ier Fie�2 Tier 3 Tier 4 Tier 5
Step 2�?RQFQSED HARD��
- �...�,.._....�
In the following table, identify all items of proposed hardcover on the property, keyed by fetter to
Certificate of 5urvey (survey must 2�ccompany this €orm), Include aIl existing hardcover items that ane
intended to remain, as weli as all proposed t�ardcover items that will be added. Use as many lines as
Inecessary ta accurately degict proposed hardcover status of the pro�erty. For Tier 4 praperties, identify
� any features oy letter wF�ich are spllt at the 75' setback line and caEculate hardcover square footage
� se ratei for each ortion.
Key to Hardcover Item{Descrtbe) �ength x Width Tota1
Surve S uare Feet
� Exam le e 24'x 30' 720 S.F.
a ,.�°=A S Sf s.�.
( B s.F.
fc r.> �, �.� ^� s.F.
� b f,;. ` n�r SF
I E � r S.F.
F � 5.F.
; G � � S.F.
' H E < S.F.
� � � S.F.
J �-► L S S.F.
K �� :�" .:.• c, �' p" S.F.
� S.F.
M S.F.
� S.F.
O S.F.
� S.F.
� S.F.
R S.F.
S S.F.
T S.F.
� S.F.
V S.F.
W S.F.
� S.F.
Y S.F.
Z S.F.
1 7ota�f�o Hardcaver S.F.
6ccfudable ilardcover See CI Code 5ec 78-�684;
�.r�:i r .�. �"' 1.•i /1?�• =t`i('r n 1� � '/'-�t.':..�-' � $.F.
-'+� ! S.F.
S.F.
' 5.F.
S.F.
2 Totat Ex�tudabfe Hardcover S.P.
3 Net P ased Hardcover Subtrect line 2 fram Iiae 1 / U S.F.
4 Total�ot Area f:a9�i t .`� S.F.
Proposed Hardcover Percerna8• L I3f+I43� ��,'��`�
I
Thie!s an In(ortnaHar�packet repe►dinp Narnicover. Every eflort has beert made to iruu�a the accuraey af the lnlamatio»caNalned
� h,envA'i:hor►�ww,il8nyu�fam+8t/o►i ls nnt Cons/stent w�th prDvlsbns of the CRy C.oOe,the Code provisi0ns w1f1 prswr7
Page 9 of s
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.
, PC Exhiblt E
Melanie Curtis
From: Robert Bean <bobbe(�bolton-menk.com>
Sent: Thursday, May 12,2016 9:03 AM
To: Melanie Curtis; David P. Martini
Cc: Adam Edwards;Jeremy Barnhart
Subject: Rf: Plan Review#16-3826 for 895 Tonkawa Road
Melanie,
1 have completed review of the submitted information. Following are my comments for your cnnsideratian:
1. The drainage patterns are bei�g slightly revised with proposed grad(ng. Under existfng conditions,runoff from
the west side of Lot 1 generally drains northwest onto the adjacent property before flowing west to Lake
Minnetonka,anci the east side drains toward Tonkawa Road before draining north along the road. Runaff from
the west side of Lot 2 drains towards Lake Minnetonka and the east side drains tvward Tonkawa Road,as
well. Undef proposed conditions,runoff frorrz Lot 1 is di�ected to a pipe in the northwest corner of the Lot that
drains to Lake Minnetonka,and the amount of runoff directed north ta the adjacent Lot is minimized. Also,a
swale is proposed on the west side�f lot 2 uphill from the biuff to d(rect water north towards Lot i and an
existing swale that drains down the blufF just south of the�roposed wood stalrway on Lot 1. With proposed
improvements, runoff directed toward the adjacent property north of Lot 1 and over the bluff on Lot 2 should
be greatly reduced. Howe�er,consideration should be given to providing permanent stabilization of the swale
south of the proposed wood stairvvay to llmit potential for erosion due to increased runoff directed here
(especially once a home is constructed on lot 2).
2. Slltfence should be added along the northeast end of the sauth property line of Lot 2 to limlt potential for
sediment leaving the site.
If you have any questions or comments, please contact me to discuss.
Thanks,
Robert E.Bean,!r,P.E.
LEED Green Assoc.
Bo�ton& Menk, Inc.
P:(952)448-8838, ext 2892
F:(952j 448-8805
email: bobbe�bolton-menk.com
{ .;�-t�•.i1i°t= ;l�fi�..u!t�F.�,�(^�.t_: .���9�"`�r�� , � � � .��>� � ;�a��
Service ID: 221$5 '
Service Type: Canstructlon Stomiwater General Permlt Applicatlon
Creabed On: D3129/2016
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Address Llne 1; 875&895 Tonkawa Rd L.ocatlon Descriptlon:
Address Line 2: Lot bcation on the West side of Tonkawa Rd and north of Cty 51 and
Address une 3: south of Bayside road
State: Minnesota
County: Hennepin
Ctty: Orono
ZiplPostal Code: 55391
Goordinate Syatem: UTM Zone 14 North-Meters
Latitude: n 6$18 48 e
Longitude: s 28 45 70 e
Collectfon Method: Address Matching House Number
� ,.•_
, _
�-' � • �-�
Name: Chris Wagner
Tltle: Owner
Contact Type: Owner
Organization Name: W Landscapes Inc
E-Mail: cwagner@wlandscapes.com
PhoAe: (fi12)282-9150(Mobpe Phone Number}
Contsct Address: PO Box 352
Loretto,Minnesota 553570352
Name: Chrts Wagner
Title: Owner
Contact Type: Contrador
4rganlzation Name: W Landscapes!nc
E-Mali: cwagnerQwfandscapes.com
Phone: (763)479-2645(Offlce Phone Number)
Comact Address: PO Box 352 ro
Loretto, Minnesota 553570352 n
�
R��EI!/ED ?
�
T
AF� o s zote
��� � 3 � z�
:�'��3,� � ".,:�_ .�d���_;;;`'r _
. ,
I have read the permtt and my project is eligible according to the permit Yes
f understand that incomplete applicatlons cannot be processed Yes
1 am ready to make payment Yas
My proJect Is not taking place withtn the boundary of an fndian reservation Yes
� -,.�•:ca�it�y.�, �,;�„1`�^Q°Ullsl•t_:
� _ __---- -- - ----- - - --- - _ ____ _ - -
Have you implemerrted any prevention activitfes in the past year? Yes
How did you do it? Stamwater Pollution Prevention BMP
Woufd you Ilke to be contacted bo discuss preventlon opportunitfes'T No
'y.Alil�.[:1��'
Was an environmental review requlred for thls pr�oJect or any part of a common plan o#devebpment or No
sale that Includea this proJecYT
If Yea to�1,is the environmental review proces9 complete? No
tf Yes to#2,please provide the foNowing information:
Responsible governme�rtal unit(e.g.,city,township,county,state or federai agency)
Type of environmental review document
Completion date#or emlronmental review
If Yes to#2,has mitigatfon Identlflad In the emrironmental review bcen incorporated into a atormwater
pollufion prevention plan(SWPPP}?
���'idii7,���:fi�' '•7��R;PC,�� `_'���„�ai.�4�°J, :?ria -- - - ---
Has a SWPPP been devebped for this project and incorporated Into the project's plans and Yes �E�'����
speciflcatlons as required In the General Stormwater Permit Part IIIA?
aPR oszo�s
Does your proJect have a discharge point vrithin one mile(asrial radius meaauremerrt)of a special water No
or a water that is Im�ired for sedimerrt or a sediment rela#ed parameter(aee Appendix A, Part B.70)? C�.����
If your project haa a discharge polnt within one mile(aerlal wadlus meaaurement)of a special water or a Not Applfcab[e
water that is Impalreci for sedimerrt ar a sediment related parameter(see Appendix A, Part B.10),doea the
SWPPP cor�tain the addlttonal requlremerrts found in Appendix A, Parts A-C?
�# 3 � z� �
."��4:�h'�"�.�l��l • .�.+.
ProJect Name Lahr
Stormwater Project Type Residential
Other Project Descrlption
Constnaction Start Date 01/05/2016
Estimated Completion Date 92/01/2016
Distufied area of project In acr+es 1.54
Exlsting area of impervious surtace tn acres within the disterrbed area of the project 0.79
Post-constructlon area of impervious surFace In acres within the disturbed area of the project 0.1
„ "�` J '�a'3" .LJ'1Y.. ..... x. ... �
���d.�1
�f�+MR � . � ..:.� .
Inflltration
Fiftration
Wet sedimer�tation basin
Regior►al Ponding
Stormwater harvest and reuse
Other
. :;, ..
''��'.�A�,�'.�s��.� _
Are there surface waters within one mlle ot the proJect boundary that wlll recelve stormwater from the No
site or discharge from a permanent stomrwater management system?
Waterbody iVeme 7ype . 3peaet Watsr hnpau�l Water
-1 -1
REC�EIi���
.�QR a�?Oi�
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��6•.1Ji:-. ., ..... �'��. �t'-+� �
Signator: Mark Hauri
Signator ID: CWAGNER
ChallengelResponse Question: What is your fether's middle name?
ChelfengelResponse Answer: """
eSignature PIN: "'�"""'
DatelTime of eSignature: 03/29/2016 1'1:07
1 oertify under penalty of law that
• I am the Owner or Contractor as defined on the application form and hdd one of the fotlowing positlons as applicable#or my business organization:
o Corporation:a prindpal executive officer o#at leest the levei of vi�-president or the duly authorized representative or agent of the executive officer if
the represerrtative or egent is responsible for the overall operatlon of the facility that is the subject of the permit applicatlon.
o Partnership or Sale Proprietorship:a ge+�erai partner or the proprietor.
o MunicipaGty,State, Federal ar Otttier Public Agency:prindpel execu�ve offlcer or renking elected official.
• This document and all supportfng documents,incfuding those required ta be maintained on-site,were prepared under my direction or supervision in
accorclance with a system designed to assure that quatified personnel properly gather and evaivate tt►e infamadon submitted.
• Based on my Inquiry of the person or persons who manage this system, or the persans direc�tiy responsible for gathering the Information,the Information Is,
to the best of my knowledge and belief,true,accurate and complete.I am aware that there are sfgnfficant penaltles for submitting false infi�rmation,Includfng
the possibllityr of flne and imprisonment for knowing vloladons.
• I have read,understood,and accepted ap terms and conditions of the NPDES/SDS General Stormwater Permit Cons4uc�on Achiviry(MN R100001)that
authaizes stormwatsr discharges assoclated wfth the construction site identlfied on this forrn.
When I have named a person other ifian myseFf as the Owner or Coritractor as a compllment to my role, he or she has full knowledge of hls or her indusbn on this
application and the associated liabilides and responslbilities.
Certifier: Mark Hauri
Date: 03/29/2016
.. . ,�., , f� -, ; ;,. � -, �
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DatelTime of Submission:
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7hank you for your payment. Please print a copy of this page for your records.
P�ease keep a record of your CqnArmation Number, or�rint this o�qe for your recards.
Co�firmation Number MNPPCA000024l63
Payment Details
Deseription MN Pallutian Control Agency
Qnline Applications
http:/lwww,pca.state.mn.us/
Payment Amount $400.00
Payment Date 03/Z9fZQ16
Status PROCE55ED
Payment Method
Payer Name Anna Wagner
Card Number *'7362 ��r'�l��Q
Card Type Vfsa �� � s ���6
Approval Code 119290 �
i�TFY C?F OROh�O
Confirmativn Emall a�na�wlandscapes.com
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Use this€arm to notify/epply to the Minnehaha.Creek Watershed District(MCWD)of a proposed 'eet or work wluch may fall 'thin
thoir juriadiction.Fill out this form completely and snbmit with your sixe plan,maps,
15320 Miumetvnka Slvd.Mennetonka,MN 55345.
Keep a copy fur your recaiids.
YOi,T h�tUST OBTAIN,ALL UIRED AUTHOIt1ZATI0AIS BBFORE BEGINNING WORK.
l.Name af each pxoperty ownez: �.�x�es l.e�� aa�o1 1l,ct�Sc• l,r�l�,c
Mailing Address: y3 I�w�c� 41 city: _�,,;k State:� zip:�
Email Address: Phone: Fax:
2. Praperty Ovyner Representtttive Infarmation(not required)(licensed contractor,architect,engineer,etc...)
Business Neme: s�a�ewocra �I.i.c. Representative Name:__�id �ra�}
Busi�ess Addtess: t5� �� I�.kt� S� Ciry: ti,�,,�„�,�a State:��Zip: S S��i
Emaii Address: 1�rd►�Slo�„�x�,r,�.,ti Phone: 6tz.-k�i-Noci6 Fax:
.7. riVJ�` l'1LLUiGaS. � AIW� f`Q� rJ.Y.j-'q{/L" w �+`J• �Jt�B
State:�_ Zip: 55391 Qtr Section(s): Section(s): Township(s): Range(s):
Lot: oQ� Block:��Subdivision: PID:�g..�t�-z3-zt-���
.4: Si�e of project parcel(square�t or acres): 2.3► o,c�es � r�1 r c.s- ,�•:�
Area of disturbance(square feet): � ;os�ur,�,: t,,;.r-�- Volume of excavation/fill(cubzc yards): .c;� `?yac�
Area of�xisting imperVit�vs�urface: d Area of proposed impervious surface: t� !:s, ��� sc;.r'•;
Length of shoreline affected{feet): ,vca�� Watezbody(8t bay if applicable): �„ �,�„
5. Type of pe�tmt being applied for(Check all that apply):
L°f EROSION CONTROL ❑ WATERBODY CROS3INGSlSTRUCTURFS
❑ FLpOI3PLAIl�T ALTBRA',ITON ❑ 3TORM4VATER MANAGEMEI+IT
❑ WETI,AND PROTECTTON ❑ Al'PROPRIA'ITONS
D DREDGll�IG � ILLI�IT DISCAARGE
❑ S�4RELINFJSTRF.A1t�ANK STABILIZATION
6. Praject purpose(ChEck all�hat apply):
l� SINGL�F.AMILY HOME ❑ MULTT FAMII,Y�ESIDENTIAL(spartments)
❑ ROAD COI�TSTRUCTIOhT � COMIVIL�RCIAL or INSTTTUTIONAL
p TJTII,TITF,S ❑ SUBDNiSIONS(inolude number of lots)
C� DRBDGIN� � LANDSCAPING(pools,berms,et�.)
❑ SHORELIIVElST�;�;A.MB�AN��.STABILIZATTON � OTHER(DESCRIBE):
7.NPDES/SDS General Stormwater Permit Number(if applicable):
8. Waterbody receivin.g runofffx�m site:
9. Pmject Timeline; Start Date; t I Completian Date: �c �
Permits have been a�pliod far: City �County �MN pollution Controi Agency �DNR �COE �
Permits b8ve been reccived; City Cow�ty�MN Pollution Control A�ency�DNR�COE—�
By signittg belaw,I hereby request a perniit to authar3ze the setivities dascribed har�it�.I certify t�at I am f�miIiar wifl�MCWD
Rulrs snd that the pz+aposed activity will be�o�.duc4r.d in enmpliance with tk►�e Rules.I am fami�iar with the informalion
aoninined in this sppiis�tirnn and,to the best of xny]mo�wledge an�d belief,all information is true,complebe and ac�urate. I
undexstantl thsit groeesding wiih w�orlc�fi�re a�l requirecl sut�orizations are obtain�d msy be subject to fadarai,state end/or local
administrffiive,civil and/or criminal penaltiea.
li�.'�.�:Q�Z---�/� (f 3'�!G
Signature o pertq Owner Date
Revised 7/15/13 Page 1 of 1
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Owner.THERESALAHR BCHARLES LAHR REGEtV�D For more Informadon contact:
Address: Hennepin Courrty GIS Drvision
875-895 Tonkawa Road 300 6th Street South
Ororto MN 55356 APR 0 6 2016 Minneapol�a,MN 55487
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87�895 Tonkavre Road � v ����� 3U0 6th Street South
Orono MN 55356 Mlnneapolis, MN 55487
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Date Application Recehrad:ZO Aprll 2016 �,�`�
Date Appllation Considered a6 Complate:22 April 2036 1��
6aDay Review Perlod E�ires: ?2 June,2016
To: Chair Thiesse and Planning Commission Members y G,,�
Jessica Loftus,City Administrator `�� �,
'��sxo�
From: JererrEy Barnhart,Community Development Director
Item#3
Date: May 16, 201fi
S�ebject: #16-3827, Rick Denman/Charles Cudd, tLC for owner DDK, LLC;2525 Kelly Avenue,�535
and 2545 Shadywood Road,Sketch Plan.
; Apptication Summory: The applicant is requesting Planning Commission feedback of a proposed ,
; sketch plan fora 7 unit single family residentiat development. j
� Staff Recommendatlon: Planning Department Staff recommends the Planning Commission
; provide non-binding feedback on the project.
L(st of Exh[bits
ExhibitA. Lo�ation Map
Exhlb7t B. Proposed layout
Exhibit C. Applicants narrative
Exhibit D. Floor Plan
Exhibit E. Elevation renderings
Exhibit F. Comprehensive Plan map
Background
The property currently consists of three lots,two fronting Shadywood Road and one fronting
Kelly Avenue. The characteristics of the property include an upper flat area near Shadywood
sloping down to a large wetland adjacent to Kelly Avenue. The upper area was clear cut of trees
some years ago,thaugh volunteer vegetation has reestablished itself. The slape above the
wetland is heavily wooded.
The property was the subject of a senior housing cfevelopment proposal in 201�;the proposed
developer is not affiliated with that project.
Proposal
The project provides home sites for 7 single famiiy homes, with access provided by a new cul de
sac off of County Road 19 (Shadywood Rd�. The project wi11 be served by mun€cipal water and
sewer. The road and cuf de sac is expected to be public.
The project will incorporate the three existing lots, re-platting them into 7 bufldable lots and two
outlots. The lots range in size from 0.16 acres (Lot 7)to 0.39 acres (Lot 5). Out{ot A is shown
protecting the wetiand, and outlot B is the cul-de-sac st�eet. The con�g�ration of the outlots wili
likely change as part of the preliminary plat. Historically,the Council has desired wetlands to be
part of owned lots, protected by appropriate drairtage/utility, and perhaps conservation
easements. This will increase the size of the lots and remove outlot A.
#16-3827
Mey 98.2016
PBge 2 af 3
Access
The street is shown in the northern most corner of the property. As this segment of Shadywood
develops/redevelops,the accesses for the church,the subject property, and the former
Freshwater parcels will be consofidated and coordinated. Hennepin County supports this
coordination. The proposed access closely lines up with a future shared access for the
Freshwater properties. Further review will be necessary, and may highlight the need for turn
lanes and other improvements.
Proposed buiiding
The deveioper proposes one story, single family homes with main floor living and a finished
basement. Floars plans suggested to date include three bedroom,two bath in appraximately
3000 sq ft. �he developer has provided two separate ele�ation drawings to pro�ide variety to the
street. Tfie elevations are not the final design. The developer's target market are those residents
looking to downsize their homes, or thase deslring single level living. The attached narrative
describes the project in the developer's terms.
Utflttles
The project will be served by city water and sewer. A sewer line runs along the southern
property line.
Analvsis
Conformity wlth 2010-2030�rono Community Management Plan
Zoning , Comprehenslve Plan
Shadywood lots B-4 n/a Mixed Use Residential 415 u/a
j Kelly Avenue lot ` LR-iB ; E: MUR 4-15 u/a W: Low Density Res. 2-3 u/a ,
Currentiy zoned for busfness uses,the Comprehensive plan contemplates higher density residential
and commerciai uses in the form of mlxed use along Shadywood Road, with a density range of 4-
15 units per acre. The Comp plan also shows tow-Medium Density residential along Kelly Avenue,
prirnarily within the wetland.
To facllitate the project,the property wil{ need to be re-guided and rezoned. The project proposes
2.99 units per net acre. Net acre reflects the effective buildable area, excludEng the wetlancf as
shown on the survey. The proposed development is not consistent with the Comprehensive plan's
guidance for the property because the density is toa low. Only by introducing attached family units
is the density expected to rise a6ove 4 units per acre. The proposed units would likely nat qualify
as'affordable' hou5ing. The change from mixed use to medium density lowers overall density 0.01,
3.08 to 3.07 units per acre.
There is no zoning district that allows der�sity consistent wEth the Comprehensive plan fQr the
subject property. These processes would occur concurrently with preliminary plat review. The
projed will likely be developed as a RPUD, though several variances may be required, including
variances for size (S acre minimum�, indivirlual lot size, lot width, and setbacks. Further revlew af
the flnal zoning classification will occur as the prelim�nary plat is developed.
�16-3827
May 16,2016
Pepe 3 of 3
Relationship ta Surrounding Development
The property to the north is a church, the properties to the south have been developed as single
family residential. It is suggested that the vegetation in the slope between the to-be-bullt areas
and the wetland, and the�egetation along the south property line be preserved,to serve as bath
screenin.g and a retention of the character of the neighborhoad. This preservation would be
consistent with the RPUD process.
Public Comments
There is no public hearing for a sketch plan; no camments for or againsk the project f�ave been
recei�ed,though staff has flelded some questions triggered by the posting of the notification sign.
fssues for Consideration
1. Does the Planning Commission find that the proposed density is apprapriate for the area7
2. A�e the housing styles appropriate for the neighborhood?
3. Are there any other issues or concerns with this application?
PC Exhibit A
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OWNER : ��/+►��l��
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' CAS�O VEhTURES, LLC
� 16192 HYGHWAY 7
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PC Exhibit C
Narrative for the SHADYWOOD VILLAS—flrono by Charles Cudd Co LLC
We are proposing a resldential detached vilia neighborhood that offers a carefree luxury Ilving
opportunity for the empty nester rrtarket.These beautifully designed Villa homes would offer maln floor
living feataring the master bedroom on the maln level as wefl as the primary living areas fike kitchen,
great rooms,sunporches,decks,dining room,bathrooms, laundry and mudrooms alf easily access9ble on
the main ffoar.The homes wlll alsa have the potentfal to finish recreation space,garne room,exercise
room,and 2 additional bedrooms and a futl bath on the wallcout lowe�level.
We fee!there is an excellent demand for tF�is new home lifestyle design.The aging baby boomer market
desires to downsize from thelr larger 2-story homes and are looking for a better deslgned and detalled
alternative with more luxury and privacy than a condo or attached townhome.The detached Villa F�ome
concept also offers the advantage of low maintained living with a homeowners association pro�iding
lawn care,t�ash and snow removal ser+rices.
Rick Denrnan
Charles Cudd Co. LLC
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Navarre Area -
Proposed Residential Mixed Use Sites
Existing Zoning Map
City of Orono
Minnesota
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20NIN0 DISTRICTS Q Proposed Mbced Use DesignaGons
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roe�+r�ur,u�ee��r�s s.�.w��..w..^.��. Source: City of Orono BO�CSt�00,NORhYY28t
Asaociatsd Consultar�ts. Dste:Nley 19,zo�o. MAP 3B-6b
�0��
Date Application Received: 4/20/16 �
Date Application Considered as Complete: 4/20/16 ', �, ,,
60-Day Review Period Expires: 4/2/16 �'� L:
�\KESH���� '
To: Chair Thiesse and Planning Commission Members Item 4
Jessica Loftus, City Administrator
From: Mike Gaffron, Senior Planner
Date: May 12, 2016
Subject: #16-3828, City of Medina/Stonegate Farm, Inc., 2940 Sixth Avenue North
- CUP & Wetland Rezoning
- Public Hearing
Application Summary: Requested are conditional use permits for land alteration and
wetland filling, and a rezoning to remove the portions of wetland to be filled from the
Wetland Overlay District, in order to construct a public road to serve a 40-unit single
family development in Medina to be known as Deer Hill Preserve.
Staff Recommendation: Staff recommends approval subject to conditions.
Zoning District: RR-1 B, One Family Rural Residential, 2.0 acre/200'
Parcel size: Parcel in Orono is just under 23 acres of which 9+ acres is wetland.
Area of parcel impacted by road construction: Approximately 1.5 acres
Area of wetland to be filled: Approximately 0.11 acre
List of Exhibits
Exhibit A. Applications
Exhibit B. Project Description Narrative
Exhibit C. Existing Site Survey
Exhibit D. Site Plans, Road Plans
l —Overall Development Layout(Drainage Plan, Sheet ] of 2)
2—Road Plan(Final Street Plan, Sheet 14 of 26)
3 —Grading/Drainage/Erosion Control (Sheet 8A of 26)
4—Enlarged Grading Plan Depicting Wetland Impact
5—Homestead Trail Turn Lane Plan (Sheet 21 of 26)
6—Turn Lane Plan Enlarged
Exhibit E. Airphoto
Exhibit F. Wetland Replacement Plan Documents
1 —Bopray Memo
2—WCA Notice of Application
3 —WSB Memo
4—WCA Notice of Decision
Exhibit G. MCWD Permit Letter 3/23/16
Exhibit H. City Engineer Comments
Exhibit I. Pertinent Correspondence
Exhibit J. Pertinent Code Sections(Wetlands, Land Alteration)
Exhibit K. Plat Map
Exhibit L. Property Owners List
FILE#16-3828
May 12,2016
Page 2 of 7
Background
The owner of the property at 2940 Sixth Ave. N. in Orono, Stonegate Farm, Inc. (Susan
Seeland) is developing adjacent land in Medina that will be accessed via a new public road
to be built through the Orono property. The City of Medina is technically the applicant
since the road is being constructed as a Chapter 429 (Assessment) project. The road
section in Orono is being built within an easement granted by the owner, rather than via a
platted road corridor, which process was found acceptable by the Medina and Orono City
Attorneys.
Road Maintenance
The road is being constructed as a public road to be maintained by the City of Medina.
This will be memorialized in the resolution approving the CUP.
Road Design and Construction
The CUP application is based on the amount of earth movement needed for road
construction on the Orono property exceeding the 500 cubic yard threshold for
administrative approvals, as well as for wetland filling. Total fill in Orono is estimated at
8,300 cubic yards (6,500 c.y. for road construction plus 1,800 c.y. for a turn lane on
Homestead Trail). The proposed location for the access to Homestead Trail was dictated
by extremely sloped topography further north in the only other location where the
developer's property abuts the County road (see Exhibit D-1). The proposed access point
is on the outside of a curve providing good sight distance, while also being located just
south of an existing power line easement. A northbound right-turn lane will be constructed
in the Homestead Trail (County Road 201) right-of way for traffic inbound to the site (see
Exhibits D-5&6).
The overall road design was reviewed and approved by Medina. While the proposed road
is 24 feet in width, if this was to be a public road under Orono's standards and jurisdiction,
the required width for a public road serving more than 10 hames would be 32' paved
width. The extra 8 feet in width would provide for additional on-street parking, although
the segment of road in Orono is fairly remote from any proposed homes, likely making the
extra width unnecessary. City Engineer Bob Bean also notes that the designed curve radii
of the road segment within Orono do not quite meet Orono standards (250' designed vs.
275' Orono standard). A road cross-section should be provided for review.
The proposed connection to Deer Hill Road at the northern end of the development in
Medina will make this a through road. It is anticipated that a future spur off the new road
to serve future development of the Orono property would likely be a private road under
Orono's rural zoning. That spur as currently depicted would not be built at this time, but
its location suggests future additional wetland impacts in Orono which might be avoided
by locating it west of the wetland outlet at the time the Orono property develops.
It has been noted by the applicants that construction traffic is intended to use the
Homestead Trail access rather than the Deer Hill access, which will have the impact of
increasing truck traffic, noise, dust, etc. on Homestead Trail during the construction phase
of development.
FILE#16-3828
May 12,2016
Page 3 of 7
Wetland Impacts
The location of the access to Homestead Trail requires crossing of a narrow wetland
corridor which serves as the outlet to the 9-acre wetland on the Orono property. This
crossing is unavoidable in order to make the access feasible.
Medina is the Local Government Unit or "LGU" for administering Wetland Conservation
Act (WCA) rules in Medina. Because the majority of the developer's overall 170-acre
project is in Medina, WCA rules direct that Medina act as LGU for the entire project, even
though MCWD is the LGU for Orono. A TEP panel met during 2015 and reviewed the
wetland delineations and proposed wetland impacts; although Orono was not apprised of
this action, staff has no issue with the wetland delineations that resulted, and we would
agree that the proposed wetland fill for road purposes is reasonable, necessary, and
minimized to the extent possible. See Exhibits F-1 thru F-4 for submitted documentation
of the wetland review.
The wetland fill amounts to 4,851 square feet or 0.11 acre in Orono. This fill is being
mitigated within the development area at a 2:1 ratio by restoring the hydrology and native
vegetation of a portion of"Wetland G3'' (see Exhibit D-1) which is in the same Painter's
Creek subwatershed as the Orono wetland being filled. In order to minimize the amount
of wetland fill, the developer's engineers have included retaining walls on either side of
the road as it crosses the wetland, with drainage to be provided via a 21" culvert under the
road (see Exhibits D-3 and D-4).
Orono Wetland Regulations & Rezonin� All mapped wetlands in Orono are by definition
within the Wetland Overlay District. The applicant has requested a conditional use permit
from the Ciry of Orono pursuant to City Code Secrion 78-1610 for wetland alteration in
order to construct the road. Filling of wetland for any purpose is not a Permitted Use
within the Wetland Overlay District per 78-1606, and filling of wetland for road
construction purposes is not an allowed conditional use within the Wetland Overlay
District per 78-1607. The solution to this is removal from the Wetland Overlay District
those areas being filled. Wetlands or portions of wetlands can be removed from the
Wetland Overlay District via a rezoning process per 78-1609(a).
Mitigation for wetland fill must occur within Orono unless approved by City Council, per
78-1609(b). It is staffls opinion that the mitigation proposed within the overall project site
should be acceptable to Orono, and staff recommends Council approval.
City Engineer Comments
The City Engineer has reviewed this application; his comments are attached as Exhibit H.
To summarize, he notes that:
- The proposed 24' paved road is much narrower than the 32' paved width that would
be required for a public road in Orono serving 10+units;
- The road curve radii are not quite to Orono standards;
- At the time the owner's Orono property is developed, the road should be platted;
- Road maintenance by Medina should include road, storm sewer and retaining walls;
- At the time the owner's Orono property is developed, Orono should look closely at
whether further wetland impacts can be avoided.
- Temporary construction easements may be necessary for portions of the work;
- Appropriate road signage and pavement marking will be needed—submit a plan;
- Appropriate erosion controls will be needed;
FILE#16-3828
May 12,2016
Page 4 of 7
- Appropriate agency permits will be needed; and
- As built record drawings should be provided for Orono segment of project.
Governing Regulation: Conditional Use Permit (Section 78-916)
The Planning Commission may recommend and the Council may grant a Conditional Use
Permit (CUP) as the use permit was applied for or in modified form. On the basis of the
application and the evidence submitted, the city must find that the proposed use at the
proposed location is or will be:
1) Consistent with the community management plan; The intent for the proposed
land alteration is to support a residential use in Medina and would support a
future residential use in Orono, which is consistent with the permitted uses for
the property, and is not in conflict with the comprehensive plan.
2) Compliant with the zoning code, including any conditions imposed on specific
uses as required by article V, division 3 of the City Code; The proposed land
alteration is residential in nature which is consistent with the permitted uses
for the property.
3) Adequately served by police, fire, roads, and stormwater management; The land
alterations to create a road to serve residential development will assist in the
provision of public and emergency services, and incorporates stormwater
management practices.
4) Provided with an adequate water supply and sewage disposal system; (Not
applicable)
5) Not expected to generate excessive demand for public services at public cost; The
land alterations to create a public road that will be maintained by the City of
Medina will not generate excessive demands for public services from the City
of Orono.
6) Comparible with the surrounding area as the area is used both presently and as it is
planned to be used in the future; The land alterations to create a road are not
anticipated to be incompatible with the surrounding neighborhood. However,
the location of the road access onto Homestead Trail may have negative
impacts to a future dwelling on the property directly west across Homestead
Trail caused by vehicle headlights, such that mitigation on that neighboring
property by vegetative screening or other means may be desirable.
7) Consistent with the character of the surrounding area, unless a change of character
is called for in the community management plan; The land alterations to create
a road are anticipated to be consistent with the rural character surrounding
area.
8) Compatible with the character of buildings and site improvements in the
surrounding area, unless a change of character is called for in the community
management plan; ; The land alterations to create a road are anticipated to be
consistent with the rural character surrounding area.
9) Not expected to substantially impair the use and enjoyment of the property in the
area or have a materially adverse impact on the property values in the area when
FILE#16-3828
May 12,2016
Page 5 of 7
compared to the impainnent or impact of generally permitted uses; This
standard requires that the proposed grading and improvements must not
substantially impair the use and enjoyment of the properties in 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 result of the
proposed land alterations to create a road will not change the intended
residential use of the property so there should be no change in the use of
adjacent properties resulting from the project, subject to mitigation of
potential vehicle headlight impacts to the property across Homestead Trail
from the road entrance. However, the activity of land alteration generally for
construction of the road as well as future development of homes in Medina
served by the road may have a temporary adverse impact on neighbors.
Trucks hauling and equipment working on the site will likely result in
additional noise, dust, vibration and traffic on the haul routes and immediate
neighbors. To the degree possible, negative impacts should be limited and
mitigated.
10)Provided with screening and buffering adequate to mitigate undesirable views and
activities likely to disturb surrounding uses: The location of the road access onto
Homestead Trail may have negative impacts to a future dwelling on the
property directly west across Homestead Trail caused by vehicle headlights,
such that mitigation on that neighboring property by vegetative screening or
other means may be desirable.
11)Not create a nuisance which generates smoke, noise, glare, vibration, odors, fumes,
dust, electrical interference, general unsightliness, or other means; See #9 above.
12)Not cause excessive non-residential traffic on residential streets, parking needs that
cause a demonstrable inconvenience to adjoining properties, traffic congestion, or
unsafe access; The haul routes within Orono, if any, 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 portions of the land alteration
project in Orono will evaluated by and monitored by the City Engineer and
planning staff so as to minimize nuisances during the project.
13)Designed to take into account the natural, scenic, and historic features of the area
and to minimize environmental impact; The land alteration includes filling of
O.11 acre of wetland within Orono, which will be mitigated within the
development area at a 2:l ratio by restoring the hydrology and native
vegetation of a portion of"Wetland G3" which is in the same Painter's Creek
subwatershed as the Orono wetland being filled. In order to minimize the
amount of wetland fill, the developer's engineers have included retaining
walls on either side of the road as it crosses the wetland, with drainage to be
provided via a 21" culvert under the road. The long term effect of the project
should result in minimal environmental impacts. The project will be
monitored by both Medina and Orono as well as the Minnehaha Creek
Watershed District for erosion control.
14)All exterior lighting shall be so directed so as not to cast glare toward or onto the
public right-of-way or neighboring residential uses or districts; There should be
no lighting or glare resulting from the grading project. and
FILE#16-3828
May 12,2016
Page 6 of 7
15) Not detrimental to the public health, public safety, or general welfare. See #12
above.
A CUP may be granted subject to such conditions as the Council may prescribe.
Additionally, a CUP shall remain in effect as lon� as the conditions imposed by the City
Council are observed, but nothing in this section shall prevent the City from enacting or
amending official controls to change the status of conditional uses.
Analysis
In the opinion of staff, the land alterations including road construction and wetland fill are
unavoidable based on topography, wetland locations within the site, and the relative lack
of public road frontage available to serve the Medina development. The plans appear to
minimize the impacts to the wetland in Orono by limiting the amount of filling necessary
through the use of retaining walls. Drainage is not anticipated to be negatively affected,
and the impacts to neighboring residential property are expected to be minimal if any, save
for the potential need to screen the property at 1180 Homestead Trail from headlights of
vehicles exiting the new road. Road construction and development of approximately 40
new single family homes in Medina will likely result in notable increases in traffic on
Homestead Trail. However, this is tempered by the fact that Homestead Trail is a County
road, and the surrounding area is not densely populated.
Issues for Consideration
1. Does the Planning Commission find that the criteria have been met for granting
approval of the Conditional Use Permit for land alteration including road construction
and wetland filling?
2. Does Planning Commission find that the proposed wetland mitigation within the
project area (but in Medina rather than Orono) is acceptable?
3. Are there any specific measures that should be taken to reduce any potential impacts
to neighboring properties resulting from the land alteration activity or the location of
the road access?
4. Does Planning Commission conclude that the paved road width of 24' is adequate
given the remoteness from proposed homes and future maintenance to be by Medina?
5. Does Planning Commission have any other concerns regarding this application?
Staff Recommendation
Staff recommends approval of the requested conditional use permits for land alteration
and wetland filling, subject to the following conditions:
1. Applicant to provide Orono with a copy of the executed road easement document.
2. Resolution of CUP approval shall memorialize the intent and expectation of future
road maintenance to be by City of Medina.
FILE#16-3828
May 12,2016
Page 7 of 7
3. Approval of the 24' paved width rather than 32' required by Orono Code for a public
street.
4. Future spur road connection to be reconsidered at the time the Orono property is
developed for residential use, with a goal of minimizing additional wetland impacts.
5. Acceptance of wetland fill mitigation per the proposed plans, including wetland
improvements to `Wetland G3' within the development site in Medina.
6. Expectation that the road will be lp atted at the future time the Orono property is
developed for residential use.
7. Subject to applicant addressing how visual impacts of headlights to the property on
the west side of Homestead Trail will be mitigated.
8. Subject to appropriate agency permits, erosion controls, temporary easements, and
road marking & signage.
9. Subject to submittal to Orono of as-built drawings for the Orono segment of the
project.
10. Concurrent with final CUP approval by Orono City Council, the portion of wetland
being filled in Orono to be rezoned so as to be not within the Wetland Overlay
District.
Options for Action:
- Recommend approval per staff recommendation
- Recommend approval with additional or other conditions
- Recommend tabling for further information (provide direction)
- Recommend denial
- Other
�it�► �f �a-o��
PC ExhibltA
�t�r�c���ion�t l�se Permi� App1���tian
�,�� �,�: _
2750 Kelley Pa�icway APi�CBt{Ort# I �
� . �} Orono,A�Y+!55368 �dte Ft�ed:
U
Ma�,: ��,� Sr��r: # G
+� �.��,e ��:
•� Ma►Nrg Aaobess: Esc,vw#8 g b
'}'�, ti� PA.Box 68
! �' Cryatal8ey.6AN 55323-0066 Pem�it Fes
�kFS H O�'�
N�es:
Please camplefe. ApplEcarrt will be notified within 15 days as to the status of the appiicetian.
Incomplets epplicat�ona will no!be p1ac.�d on Planning Commission Agendsa.
St'fE LOCATION: ��I G� �1�� j� �(j �. �/� ��-ll�r��• �r_'�3 r
APPLICANT 1 AGENT INFORMATION; ""—'
Applicarrt Name: " /YE u � K�'v r,�,�
Phone(Primary}: ��zz u a, � ��, .
Applicant Emaii: , ,. � - . _
Acfdress: � � - � : ,�,
n�er,t r�ame: z►P: 3 �
Agent Emafl: �19ent's phone number
APa�nt is: Contractar Hameowner (Circlf One)
PROPER7Y OWNER iNFORMATtON: ❑ here e ropert�r owner is same as applicant
Name: ��'.
Phone(Primary}; •
Mailing Address: ( �ti � CI . ,
EfTlaff: r ZIP:
APPLICANT/AGENT ANDIOR OWNER:
� Agree to provide aU informatlon requfred or requestea by the PlanNn9 Departrr►ant,
• A�ree to pay aeidlUonal fiees(8iaff tlme not coverad in tfis origmal fae fraY►nerrtj and/or oonsu�ant ezpen�es incurred�
review of thls ePPNcatipn,and
• Certify that the informadon supplled fs true and c�rrrrect to tha best�f hisR�er knowled appltca�rt and oMmer
roco�nae that they are sdelY responsibie tor sabmltttnq a cflrry�lete 9e. Tha
da so.tf�e s�f f�e no altsrnxtiva bnt to n aPPti�daf being�nraro tf�at upon faflure to
r'aqvest rsAardl�es of ks 1��t untFl it is comple�e or to rocortsm�nd the raquest ior d�nla!of tbe
polentlal marit
• Adulowledge fha Escrow AgBemeM re complebad and�igned.
' bY��h consu���nd agrees Lo fhls apptfc�tfon and Turther auUwrizea reasonable enhy onto the prope►iY
age►tfs.Corr+miasbn end Courxal Membsrs for p�����e�y����
request.
� Owrwr andlor Appllcant admawledge they muet be pr�ec�r►t at al! scf»duled reylew
Commission and Councll If an applk:atrt endlor au�ner ie unable to ei�end a sc�iedul�� of tha Plaru�ing
errangemerlta tQ have an autharized re attend fn of the epplic.arrt/avmar end ad�theP� make
assi$ned bo Yuur Prolect GtY Plar►ner
Applicant/A�ent Signature: Date: / �rU -.�l�j
Applicat�tlAgent Signature: _Da#e:
Property Owner Signatur Date: �l - Q�(�
Property Qwner Signatune• r' Date: i
�"P"°��°"�.�""eryz°'e RECEIVED
Pepe 2
APR z o z��s
# � $ �8 cnv o�oRONo
�if� of Qrona
Ord�n�nce �O,mendment ! �c�ne �hange Appiicafian
���o ����: ,�p„�ti�,# i� -�
275d Ke1ey Parkwey
Orono,MN 55358 Date Reaehred: - 'O `
�c i St6�ii:
Mein: 952,249�600
fa�c 8E2 248�616 Fee:
►a ' �Addreas: Escrow#&$
`�� ,,, „ G�� P.O.sox 86
���04� Crystal eay.MN 56s28-oDBe Pennit Fae
NOtes:
Please complete. Applicant will be rn�tif�ed within 15 days as to the status of the application.
Jncvmpletis applications wifl not be placed on Planning Cammisslon Agandas.
SITEl.00A7'ION: �� � S� = N - �'/� a�7'/t�,' '-j - �,
APAI.lCANT/At�EN7 iNFORMATION:
Nams: G a� , ff ' �v5 �
Phona(Primary): ��; _ _ ��
Emar7 Actd�as vsf . • a ; $G„ ..x�,v '
AAailfsg Address: �-� City: ` N ZIP: � .7�}(}
PROPERIY OWNER INFOR�►TiQM: �daeck here if properiy ovmer is same es applicant
Name: .�,,
Ahone(Primary):
Ema7 Address: 'L.' p,� ��-
Mailing Address: �r��y/ f la.e( l�r• C�Y��,rc��,� 21P: �'�3y�
APPL1CANT/AGEMT ANDIOR OWNER;
• A�ree to pravide aIl infonnation reqnired or roqueated by the Planning peparhnerit,
• Agroe to pay addi�onel fees(staif 4me not covered in 1he origlnal fee paymen�and/flr consulteM eaq�enses incursed in
revlew of thIs appl3c�#ion,and
• Certify that the Ir�fanns6on supplied is true and cortsd to the best of his/her knowledee. The�ppqp�}/��i�pr,pP��
owner rtcognira thet thoy are salefy respor�ble for submiSlnD a�P�+U��c�lion being awaro fhst upon
tailuro to do so,the a�lf hsw no alOsmativs btrt to reject it uMli It b eompfebe or bo recommend the�+equast for
dsnlal of the�+equest rsgardbss of 11s potentlal marit
• Acknawledge the Eecrow Agneement is oompfet,ed end signed.
� Ths Owner h�eby�owledges and a�rees to this application and further atitlio►izes reasonable entry onb the prnPe�Y
by Ctty Steff,consulta+na,ageMs,Comrrussion and Courxi{Members for purposes cf in
�u� ves'tlgation and veri�icstlQr►of this
+ Owr�r andlar applicantlagsnt ockr�owt�dg�tfiey must be prarer�t at all sct�eduled roviowr m,�ettngs of t�e PlQnnfng
Commfsslon and Coanql, tf an appticarrt and/or owner ts unable to atter�d a scheduied meeting, plasss rt�a
arrangements to have an authorized re ive attend fi daae �icant/owner and advise the City Piemer
eseigned to your projact.
ApplicarttlAgerrt Signature: Datt: —l �;��•
Property Ovmer Signature: Date: / l0 �p �
Propetty Owner Signature:`��e9Q'ti �'�'j"'��'� Tr�L N�C,� Rn�oc...�#
Date:
Property C?wner Signature: Da#e:
o�a�anoQ amendmerd�zo►,e Chengs qppl',a�ion—
��"�"20'f° RECEIVED
Pepv 2
APR 2 0�,7016
# 3 8 �g cinr oF oRorvo
PC Exhlbit 8
Project Description
The ciry of Medina is proposing to construct and maintain a new road segment in the southwesc quadrant
of the ciry to extend and connea esisting Decr I-�i.L[Road from Willow Drive to Homcstead TraiL Medina
considertd tfie extension of the local public roadway in conjunaion with a aew subdivision known as
Deerhi3l Preserve. In reviawing the pmJcct, and evaluating the safest access Jocation to Homestead Trail,
it was determined that the preferred access would be locxted just south of the Medina rnunicipal border in
the ciry of Orono(see acrached Exhibics}baause the sig�r lines at this location meet Hennepin County's
minimum sight distance standazds. Ia order to construct the new public road wsthin the City of Orono
limits,the Medina staff was informed that Orono would requirc two applications, 1} a Conditional Use
Permit(CUP)for land akeration activiries associated wich the grading of the new portion of roadway;and
2)a rezoning request to remove a portion of wedand area from the wecland oveday discria where the new
road cr�ssrs norrh to providc access to the Decrhill Preservr subdivision. "Ihe follcnving narrative addresses
and summarizes both nquests,
Property Snapshot 8� Location
.. __._---- --�-�--- - _ ..__.---_..._--..__ ._.._._..---...._..__._._._...___ _---
� Pro AddnrsalPIN i 2940 Sixth Avenue N, Otono,MN 55356(PIN 281 I823310001)
Pen3'
- -- _._._..__ --- -- -----. ._----- _. .. _.__ __.- ---___..__..__._....__ ._ ...-----___
Preseut&Proposed ',RR-1 B(One Family Rural Residcnaal-2 Ac.),and portions within Wecland Overlay
7roning I District
: ..._
__. .. . . _.. __. . . .
r�c ac r�pos�d I 1ut(x�l xrs,d�u�i}
Land Use �
. . .--- — _. _ -------- _ _ — - _.---- -
5ite Size �_.A 22.53 Acres
',Propased roadway located in public easement, rrrnaining ac�ragr not affrrtrd by reguest 1
CUP for L.and Afteration
'The propused roadway will be designated as a local public strcct,pu the City of Medina's comprchensivr
rransportation plan and will be conscructed using Medina's road consrruccion specificacions. Thc road
wi11 provide an easr-west connection from Homestead Trai!to WilIow Drive 6y utending and connecting
existing Deer Hil! Aoad 1oc�ted within Medina, The new roadway extension, evcn that portion within
che ciry of Orono,will be maintained by Medina. To construa tlae roadway approximacely$,300 cubio-
yards of dirc will be moved and/or fillcd ro dcvclop the road bed,shoulders,dirchcs, turu ldne and other
associated componcnts. Per Mediaas speci�icatians, che roadway design must include 24-feet of paved
traveled surface,3-foot shoulders and adequarc ditches/swales and orher stocmwacer management feanues.
Of che appro�umately 8,300 eubic-yarda of material, 1,800 cubic-yards is associated with the construction
of a dedicated tigl�t turn lane on Homescead Trail (CR 201), and approzunsrely 6,50D cubic-yards is
assodated wich the construction of Deer Hill Road in Orono. Hennepin Counry haa reviewed the proposed
road design and conditioned their granting of an access permit ac chis Iocation on the consttuttion of a
dedicated right tum lane to serve the assoraared development on Deu Hill Road. Additionally,the Couaty
has preliminari�y approved the pmpc�sed access location and veri6ed that with tree and/or brush clearing
in tfie Homestead Trail tight-of-way, that the new road wi11 meet the Counry's minimum sight distance
standazds. Also accounted for within the 8,3Q0 cubic-yazds of material is t4�e approximately 4,851 square-
feet of associated wedand disturbance and mitigation which is necessary in order for Deer Hiil itoad to
aoss a wetland and ditch secvon as the road uavels nonh across the Omno municipal boundary into the
city of Medina.
city of inedina � cup & rezoning RECEtYEI�
APR. 2 0�7�t8
� # 3828
���
Re-Zoning Request
The pur}�ose of constructing the new portion of Deer Hill Road is �o provide safe access to thc developing
properties which border che city of Otono in the ciry of Medina. Plccess to Hamestcad Trail is necessary to
establish a safe access poinc and to improve the health, safcry and welfare for the residents of this southwesc
quadranc of Medina. Esrablishing a safe access paint is dif�icult on Homestead Trail due to its curvilinear nature
and topography,and thercfore finding an access location with direa property frontage oa Homestead Trail within
the ciry of Medina was nat feasible. As a result,it was determined that the safest location for this roadway access
would be from the adjac.ent ptoperry Iocated in the ciry of Orono,and the pmposed access is Medinas preferred
locacion. However, in order for the alignmenc co work, an easement was necessary from thc property Owner
in Orono, which Stonegate Facm, Inc.,has agreed to provide. Secondarily, in otder for the roadway to travel
north to setve th�properties within Medina the road must ccoss a wedand/ditch section. As previously srated,
the road crossing results in appro�cimarely 4,851 of wetiand disturbance and requirod mitigation. It is Medina's
undersranding that the city of Orono haa designated the wetlands and ditches on the subject site wit6in the
Wetland Overlay districc, and chat in order to mitigate and replace such wetlands that this area would need to
be removed&om the overlay district. As such,the city of Medina is also requesting that thc 4,851 square feec of
we[land and associated buffer be removed fzom the wetland ovetlay dis�rict.
2
city of inedina � cup & rezoning RECEIVED
. . APR. ? Q-��'�
� # 38 �8 . � �o�o�r;T�{s
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N7aj i 9a�orh�.►ZiYerFs��s��'J1022
�7 i 5�25�e964 1c�boprsyeys600_�n
To: Dusty Finke, City of Medina
Katherine Sylvia, Minnehaha Creek WSD/City of Orono
Melissa Jenny, U.S. Army Corps of Engineers (MVP-2015-03597-MMJ)
Cc: Susan Seeland, Property Dev. Corp.
Jennifer Haskamp, Swanson-Haskamp Consulting
From: Kelly Bopray, PSS, CWD
Subject: Deer Hill Preserve, Wetland Replacement Plan Application.
Date: February 10, 2015
Attached please find one copy (each) af the Wetland Replacement Plan Application for the Deer
Hill Preserve Conservation Design Residen#ial Development in Medina and Orono Minnesota. I
will also send you an electronic copy of the application package. I will also send Alison
Harwood at WSB an electronic copy of the application package. At the TEP meeting this past
fall it was concurred that the City of Medina wouEd take fhe lead on the WCA wetland
replacernent plan rev�ew because there is only one small wetland impact in Orono and all of the
mitigation would be in Medina.
The project will have four minor impacts totaling 0.57acres, primarily ta isolated, farmed
wetlands. Replacemerrt will be accampfished on-site by restoring a 1.2 acre partially drained,
farmed wetiand basin. The land stewardship plan for the site will actually restore and/or
preserve more than 50 acres of forests, wetlands, and prairies.
if you have any questions, please fee!free to call me at 715-307-4577
Minnesota Wetland Conservation Act �'�
Natice of Application
Local Government Unit(LGU) Address
City of Medina 2052 County Road 24
Medina,MN 55340
1. PROJECT INFORMATION
Applicant Vame Project Name Date of Application
Property Resources Development Deer Hi�l Preserve Application Number
Corp(Susan Seeland) 02/09/2016 WR-16-Ob8
T e of A lication check all that a 1 :
❑ Wetland Boutidary or Type ❑No-Loss ❑Exemption ❑ Sequencing
�Replacement Plan ❑Banking Plan
Summ and descri tion of ro osed ro'ect attach additional sheets as necess
Property Reso�ces Development Corporation(PRDC}proposes to develop 41 single family home sites
and related infrastructure on 170 acres for a rural residental type development.The project will also
include a through road that connects to Homestead Trail along the west to Deer I-�il1 Road on the east of
the site and two cul-de-sacs. PRDC plans to preserve and protect 39.2 acres of existing wetland and
forest and restore 51.0 acres of farmed area to native prairie and wetland communities.
Wetland impacts are proposed for 0.12 acre of Wetland A(Type 2 Fresh Meadow),0.18 acre of Wetiand
2(Type 1 Seasonally Flooded Basin),0.18 acre Wetland H(Type 1 Seasonally Flooded Basin), and 0.09
acre of Wetland I{Type 1 Seasonally Flooded Basin)for a total of 0.57 acre of wetland impacts.
Wefland mitigatiun will be accomplished with project specific replacement on-site and in-kind by
restoring the hydrology and native vegetation of 1.20 acres of the partially drained Wetland G3 irrto Type
3 wetland.The applicant is proposing the use of MN Rule 8420.0526 Subp.4{A)to guide the applicable
restoration credit rabio.Restoration of this wetland basin will fullfill the required replacement ratio of 2:1
and one hundred percent of the basin size is eligible for restoration credit.
2. APPLICATION REVIEW AND DECISION
Signing and znailing of this completed form to the appropriate recipients in accordance with 8420.0255,
Subp. 3 provides notice that an application was nnade to the LGU under the Wetland Conservation Act as
specified above. A copy of the application is attached. Comments can be submitted ta:
Name and Title of LGti Contact Person Comments must be received by (minimum 15
Alison Harwood(WSB&Associates,Inc.) business-day comment period):
Sr.Euvironmental Scientist Friday,April l,2016
Address(if different than LGLn Date,time,and location of decision:
701 Xenia Ave-Suite 300 Aprll 19,2016
Minneapolis,MN 55416 7:00 pm
Medina G�ty FIall
Phone Number and E-mail Address Decision-maker for this application:
763-231-4847 ❑Staff
aharwoodCwsbeng,com �Governing Board or Council
$WSRForms7-1-IO Page 1 of2
r
�, �
Signatnre• �� � Date: 2�2 2�2 016
3.LIST OF ADDRESSEES
� SWCD TEP member: Stacey L�jewski,Iiennepin Conservation District
� BWSR TEP member:Ben Meyer,Board of Soil&Water Resources
❑ LGU TEP member(if different than T.GU C',ontact):
� DNR TEP member:Lealie Parris,Department of Natural Resources
❑ DNR Regional O�ice(if different than DNR 1'EP member)
� WD or WMO(if applicable):Katherine Sylvia,Minnehaha Creek Watershed District
� Applicant(notice only)and Landowner(if different)
� Members of the public who requested notice(notice only}:
Jennifer Haskamp
KeIIy Bopray
� Corps of Engineers Project Manager(notice only)
❑ BWSR Wetland Bank Coordinator(wefland bank plan applications only)
4.NIAILING INFORMATION
➢For a list of BWSR TEP representatives:www.bwsr.state.mn.us/contact/WCA areas.pdf
➢For a list of DNR TEP representatives:www.bwsr.state.mn.us/wetlands/wca/DNR T�P contacts.pdf
➢De ariment ofNatural Resources Re ional Offices:
NW Re¢ion: NE Re¢ion: Contrat Region: Southern Region:
Rog.Env.Assess.Ecol. Reg.Env.Assess.Ecol. Reg.Env.Assess.Ecol. Reg.Env.Assess.Ecol,
Div.Ecol.Resources Div.EcoL Resources Div.Ecol.Resources Div.Ecol.Resouroes
2115 B'uchmont Beach Rd.NE 12Q1 E.Hwy.2 1200 Wamer Road 261 Hwy. 15 South
Bemid'i,MN 566Q1 Grand Ra ids,MN 55744 St.Paul,MN 551(}6 New Ulm,MN 56073
Far a map of DNR Administrarive Regions,see:httn://files.dnr.statemn.us/aboutdnr/dnr regions.pdf
➢For a list of Corps of Project Managers:www.mw.usace.army.miUregulatoryldefault.asp?pa�d=687
or send to:
➢
liS Army Corps of Engineers
St Paul District,ATTN:OP-R
180 Fifth St.East,Swite 700
5t.Pau1,MN 55101-1b78
➢For Wetland Bank Plan applicarions,also send a copy of the application to:
Minnesota Board of Water and Soil Resources
Wetland Bank Coordinator
520 Lafayette Road North
St.Paul,MN 55155
5. ATTACI�VIENTS
In addition to the application,list any other attachments:
❑
❑
❑
❑
BWSR Forms 7-1-10 Page 2 of 2
� F'•3
w��
8,,.��.� engineering•ptanning•envinvnrnenta!•construction �ot xenre Avenue sa,tn
s�m 300
H�meepdks,MN 55418
7d: 763b41�800
Fa�c 783�b41-1700
Memorandum
To: Hanorable Mayor Mdtchell and Medina City Council Members
Frorri: Dustin Simonson, N'SB cP�Associates,InG
CC: Dusty F7inke, City of Medi�ta
Date: April 11, 2016
Re: Deer Hill Preserve— Wetland Replacement Pla�n
City Prnject No. WF-16-068
WSB Project No. 2712-800
The Deer Hill Preserve project will result in a total of 0.57 acres of wetl�nd impact to four
wetlands. The praposed impacts are from the const�uction of the main road within the housing
development along with the loss of hydrology to farmed wetlands as a result of the development.
Replacement is proposed at a 2:1 ratio through project specific replacement that will be on-site
and in-kind as part of a 51-acre landscape restoration that is planned for the site.Of ti�e 51-acre
restoration 1.14 acres of wetland mitigation will be included to meet WCA and COE
replacement standards.
The apglication was noticed to thc Wetland Conservation Act Technical Evaluation Pancl on
February 2,2016.Comments were allowed until April 1,2016.The BWSR representative had
comments of the need for more detail within t�te grading plan,outlet elevations for the wetland
mitigation,pre and post drainage areas,and legal protection of the mitigation.These comments
were addressed in compliance with WCA. Updated plan sheets were sent out showing the
elevations and Qutlet elevation along with the draix�age area The mitigation will be under a
coneervation easement
Financial Assurence is nceded since wetland replacement is not in-advance of wedand itnpacts.
$38,500 has been calculated as conshuction costs at 150%needed for the completion of on-site
mitigation. It is recommended that this amaunt be obtained from the applicant prior to wetland
impacts.
On behalf of the City of Medina,�..ocaJ.Government Unit for the Wetland Conaervation Act,I
recommend t1�t ti�e City Council approves the wetland replacement plan for the Deer Hill
Preserve. A Notice of Decision is attached for review and signature.
Attached
Notice of Decision �2ECEIVED
APR. 2 � Z09�
Equel Oppartm�Employer
vraber�g.00m
, � � �12-����d '�ora�L"ffi.t0�lied+ne
S �
�
Minnesota Wetland Consenration Act F - �i
Notic�e of Decision
Local Government Unit{LGLn Address
City of Medina 2052 County Road 24,Medina,MN 55344
1.PRQJECT INFORMATION
A_p, plicant Nnme Profect Name Date of Antnlicetion Antqtication
Property resources Deveiopment Deer hill Preserve 02/09I2016 Number
Corp(Sussan Secland) WF-16-068
2712-800
�Attach site locator map.
T e of Decision:
❑Wefland Boundary or Type ❑No-Loss ❑Exemption ❑ Sequencing
�Replacement Plan ❑ Banldng Plan
Technical Evatuation Panel Findings and Recommendation(if an :
�Approve ❑Approve with conditions ��ny
Summary(or attach): BWSR commented on nceding more infarmation on the grading plan,outlet details,
pre and post drainage areas,and easements.Once these comments were addressed.
2.LOCAL GOVERNMENT UNIT DECISION
Date of Decision:4/19/16
�Approved ❑Approved with conditions(include below) ❑Denied
LGU Findings and Conclusions(attach additional sheets as necessary):
Properry Resources Development Gorporation(PRDC)proposes to develop 41 single family home sites
and related infrastructure an 170 actes for a nual residental type development.The project will also
include a through road that connects to Homestead Trail along the west to Deer Hill Road on the east of
the site and two cul�e-sacs. PRDC plans to preserve and protect 39.2 acres of existing wetland and
forest and restore 51.0 acres of farmed ares to n.ative prairie and wetlend communities.
Wetland impacts are proposed for 0.12 acre of Wetland A(Type 2 Fresh Meadow),0.18 acre of Wetland
2{Type 1 Seasonally Flooded Basin),0.18 acre Wetland H(Type 1 Seasonally Flooded Basin),and OA9
a.cre of Wetland I(TyQe 1 Seasonally Flood�d Basin)for a total of 0.57 acre of wetland impacts.
Wetland mi�igation will be accomplished with project specific replacement on-site and in-kind by
restoring the hydrology and native vegetation of 120 acres of the partially drained Wetland G3 iunto Type
3 wetland.The applicant is proposing the use of MN Rule 8420.0526 Subp.4{A}to guide the applicable
restoration credit ratio.Restoration of this wetland basin will fullfill the required replacement raUio of 2:1
and one hundred percent of the basin size is eligible for resta�ation credit.
� � � �� �
BWSR Forms 7-1-10 '3 Page 1 of 3
S
The City will require financial assurance in the amount of�38,500 tmtil the requiranente of the
replscement glan are met.
For R lacement Plans usin credits from the State Wetland Bank:
Bauk Account# Bank 3ervice Area County Credits Approved for
Withdrawal(sq.ft.or nearest.O1
acre)
Replacement Plan Approval Conditions. In addition to any conditions specified by the LGU, tbe
approval of a Wetland Reolacement Plan is conditional upon the following:
� Financial Aseurance: For project-specific replaccment that is not in-advance, a financial
assurance specified by the LGU mnst be submitt�d to the LGU in accordance with IvII�T Rule
8420A522,Subp. 9(List amount and type in LGU Findings).
� Dee�i Recording: Far project-specific replaceinent, evidence must be provided to the LGU that
the BWSR "Declaration of Restrictions and Covenants" and "Consent to Replacement Wetland"
fozms have bee�n fileti with the county recorder's office in which the replacement wetland is located.
❑ Credit Withdrxwal: For replacement consiating of wetland bank credits, confirmation that
BWSR has withdrawn the credits from the state wetlend bank es specified in the approved
reptacement plan.
Wetlands may not be imgacted�ntit a.11 agplicable conditions have been metS
LGU Authorized Si atw�e:
Signing and mailing of this completed form to the appropriate recipients in accordance with 8420.0255,
Subp.5 grovides notice that a decision was made by the LGU under the Wetland Conservation Act as
specified above. If additional details on the decision exist,they have been grovided to the landowner and
are available frorn the LGU u on uest.
Name Title
Duatin Simonson Environmental Scientist
Signature Date Phone Number and�mail
4/19/16 763-27a3475
dsimoneon�vsbeug.com
THIS ECT�SION ONLY APPLIES TO THE MINNESOTA VV�TLAND CONSERVATION ACT.
Additional approvals or permits from local, state, and federal agencies may be required. Check with all
appropriate authorities before commenaing work in or near we.tlands.
Applicants pmcecd at their own risk if work suthorized by this dccision is started before the time period
far appeal(30 days}has ezpired.If this decision is reversed or revised under appeal,the applicant may be
responsible for iestoring or replacing all wetland impacts.
This decision is valid for three yeazs from the dste of decision tmless a ionger period is advised by the
TEP and specified in this notice of decision.
3.APPEAL OF TgIIS DECISION
Pursuant to MN Rule 8420.0905, any appeal of this decision can only be commenced by mailing a
BWSR Forms 7-1=10 „j,� � � �� Pagc 2 of 3
,ii.
1�
petition for appeal,including applicable fce,wit�in thirry(30) calendar days of the date of the mailing of
this Notice to the following as indicated:
Check one:
❑ Appeal of an LGU staff decision. Send �Appeal of LGU governing body decision. Send
petetion and$ 00 fee(if applicabie)to: petition and�500 filing fee to:
City of Medina p„�����r
2052 Connty Road 24 Minnesota Board of Water and Soil Resources
Medina,MN 55340 52Q La.fayette Rosd North
St Paul MN 55155
4.LIST OF ADDRESSEES
� SWCD TEP member; Stucey L�ewsld,stac�jewsld co.henneain.mn.us
� BWSR TEP member: Ben Meyer,$en.Mey�„statemn.us
❑ LGU TEP member(if diff�rent than L(3U Contact}:
� DNR TEP member:I,eslie Parris,Leslie.Pazrisnu,state.mn.us
❑ DNR Regional Office(if different than DNR TEP member}
� WD or WMO(if applicable):Katherine Sylvix,MinnehahA Creek Weter�hed DisMct
lvia i hahacree_k�orQ
Applicaut and Landowner(if dif�erent)
� Members of the public who requested notice:Jennifer Haskamp, ' �o� ,��
Kelly Bopray,�pr�y�ayahoo.com
Dusty�nke,Dustv.FinkeCa�ci.medinasnn.us
� Corps o€Engineers Project Manager:Melissa Jenny,�elissa.M.Jennvnu.usace.arm�mil
❑ BWSR Wetland Bank C�rdinator(wetland bank plan decisions only)
5.MAII.ING INFORMATIQN
➢For a list of BWSR TEP representatives:www.bwsr.state.mn.us/aboutbwsr/worl�r�,�lW('p ��p�
➢For a liet of DNR TEP representatives:www.bwsr.state.mn.us/wetlands/wca/DNR TEp conta pdf
➢ artment of Natiu�al Resources Re 'onal Of�ices:
NW Reeion: NE Reeion: Ceatcal Region: Southern Rc�on:
Reg•Eav.Assess.Ecol. Reg.Env.Assesa Ecol. Reg.Env.Assess.Eeol. Iteg.Env.Assess.Ecol.
Div.Ecol.Resources Div.Ecol.Rtsources Div.Ec;ol.Resources Div.Ecol.Rssources
2115 Birchmont Beach Rd. 1201 E.Hwy.2 1200 Waruer Road 261 Hwy, 15 Sotrti�
� Cnand Rapids,MN 55744 St.Paul,MAi 55106 New Ulm,MN 56073
B�nid" MN 56601
For a map of DNR Administrative Regions,see:htto;//files.dnr.state.mn.us/aboutdnr/dnr,� 'ons,pdf
➢For a list of Corps of Project Managers:www.mw.usace armv miUre latory/ efault asp7p�geid=6g7
or send to:
US Army Coxps of Engiueers
St.Paui District,ATTN: OP-R
180 Fifth St Esst, Suite 700
St.Paul,MN SSi01-1678
➢For Wetland Bank Plan applications,also aend a copy of the application to:
Minnesota Board of Water and Soil Resources
Wetland Bank Coordina#or
520 Lafayctte Road Narth
St Paul,IviN 55155
6.ATTACHMENTS
BWSR Forans 7-1-10 � p �� Page 3 of 3
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Figure 2. USGS Quadrangle Map
Deer Hill Preserve
Orono and Medina, Minnesota
�oP�'ay
Project No.2015.021
�,nvironmenta�
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Figure 2. Location Map
Deer Hill Preserve
�oPra�
Orono and Medina, Minnesata
Project No.2d13.021
�,nvironmenta�
. #� 3 � 2�
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PC Exhibit G
l�Ih��VEH�.�A CI�EE� , ; W�,TE�.SHEp DfSTR�C�'�
:�
QUALITY OF WATER - - QUALiTY OF LIFE
March 23,z07.b
Stonegate Farms,Inc.
ATT�I:Susan Seetand
�:;t�:�"F:;�':;'1��-°�'' 6851 FfytnB Cloud Dr�ve
. ,_,,_�p;.�,,,�.S Edfna,�VIM 55344
�.::,�:r il`o;d t�: RE: MCWD Permlt AppEtcatlon#16-090:liomestead Trail and County Raad 6, Medina
:,.::���..':t,�r;::'a
� Dear Ms.Seefand,
?:,;n:.i;t:i;, �'�:i:::9f;��
,,_„ :..,;.,,;�� ,r,, Thank you fnr su6mitting an appfication for a Minnehaha Creek Watershed DtstrlcE permlt
for Eroslon Control far the Deer Flifl Preserve DeveEopmerrt located at Homestead Trail and
`'" `'� ����"''=-'�'��� County Road 5 in the Gty of Medina. The application was received on March 4,2016.
,
. �.:i:�c..:N .r
After review of the application materials submittecl,the proposed project triggers the
''"`�``" ''��'��'" '�'� Distric�s Erosion Control aad Wetiand Protection rufes. The Project is exempt from the
:�,:,�;_ �;,,,r::;:����:,y�+- Districrs stormwater management rule�however,a stormwater management plan far the
,.,,.
City of Medina and MCWD stormwater requirernents was submitted for revfew.Addittflnal
, '`'`''";�' `';` � lnformat[on Is required to compiete ihe appllcation and is outlined below. Based on
� • �����;,:.;:, .•�_:; �::�r addlt(onal Informat�on needed,the application is incomplete.
>, . ,
„':`'�""-=`r'j`�:•�. Permit applicaations that do not require a varianoe or exceptlon to Dlstrlct Rules requlre a
,:�.��:�„�• r-;-��-�,•':-�c.-, pubiic notice to ali properties within 600 feet ofthe subject property,whlch indudes a 14
day comment period allowfng members of the public to recelve further informatlon and/or
� ���i'���'```'������'" requesi a public hearing.lf a public hearing is requested,it wlll be scheduled on the first
�f:;.:':!_:: ,�•::s: available Board meeting after t�e appSication is determined by staff to be camplete.
,-+,,,.:,,:�,..s:-..,�:._'�a,',.,;
�� Appl(cations that require a variance or exception to pisstrEct Rules require approva)of the
-.. .. ,:��,,:',; pistrict Board of Managers which also includes the public notification process.Foflowing the
,, } . complet[an of the public process and the Dlstrtct's determtnation that the permlt appllcatlon
;::�r:::;, ,s.,;�;�+r(t!
is complete you wlll receive written notice of conditional approval.Thls notice wi11 list the
s� '-�«'���' condltionsofihe approval that wfll need to be complete Qriorta the permit being issued.
:��..:..N�.'tJ Li:�':ti?..�::f�
Please submit the following informatlon:
,�r, zr,�.f:a:`� ;:ry...`
i c.__,.... :'i''� ...�.'
' Procedu�al Requtremen�:
.''��;::.`,�'.��;,°;-'_ 7his pro}ect requires a 14day public comment period. Please supply a certified list of
, :::,,; property owners and malling labels for each property within 600 feet of the proJect locatfon.
� At the a�plican�s expense,the pistrict will supply the mail9ng list and labels and will send
out the nottce.
Erosion Cor�trol:
The District's�rosion Control rule�S trtggered for any project proposing dlsturbance in excess of 5,000
square feet or 50 cubic yards of cut or fill. 9ecause the project as proposed will disturb 26 acres,the
District's Erosion Control ruEe is trlggered. Please suhmit the following information to fut('ill the criteria
ofthe rule:
1. A dewatering plan for all areas of the project proposing dewatering for consiruction;
2. Submiss�on of an NPDES number;
3. The WCA Application noticsd by the City of Medina indicates permanent(mpact to Wet[and A.
This impact is not shown on the currerrt site plans.Piease update Sheet 8 of the combined file to
depict the extent of wetland impact.
W�tland Protectlo�n•
The D(strlct's Wetland Pratectian ruie is triggered forarry project t�at praposes dralntng,fllling,or
excavating a wetland.Because the Project as proposed wifl be filling approximately 0.44�acre ofwetland
on the property,the Distric�s rule is tNggered. Please submit the foliowing informatian to fulfil!the
criteria ofthe rule:
1. Please update the site plan to show the ManagementType of each wetland and proposed buffer
widths on slte.
2. deer HIII Raad Is proposed to cross Wetiand A and its buffers.Please demonstrate buffer
averaging for area of wetland buit�er permanentfy impacted by Deer lilll Road.
3. The subrnitted grading pfarts show sllt fence and temporary disturbance located within the
propvsed wetland buffers on slte.Please submit a planting and maintenanee pian€or these
disturb�d buffer areas that meets the standards of 5ection 7(cj of the Distric�s Wet4and
Pratectlon Rule.
4. Af(nanclalassuranceforbufFerdisturtsancew1116erequlredatarateof$5,000+$1,000/acre.
The flnancial assurance shall be rnair�ta(ned urrtil the monkoring perlod has ended and the
D1str{ct has approved the wetland replacement or�stablishment of the buffier.
5. In o�er to avdld locating wetlartd buffer witf�in the�iltration t�asins,buif�er averaging per
Section 6(c)ofthe Dfstrict's Wetlar�d Protection rule should be ca[eulated and shown on the site
plan.
Addltional Comments:
The District reviewed the Stormwater Management Plan submltted for revlew on March 4,2016 and has
the following comrnents:
1. After review�ng the stornrwater pfan,there Is concern that the flltration practices proposed wt{I
not draw down w'ithin 48 hours as required by the Minnesot�Pallutian Control Agency.Please
provide the calculations used to show that these stormwater BMPs will draw down within 48
hours.
2. The Dlstric�s Stormwater Management rufe includes a provision that Ilmits impad ta
downstream waterbodies. Piease pro�tlde calculationsthat demonstrate the sites stormwater
managemerrt plan wifl meet Table 1 of the Stormwater Management Rule.
3. Some wetlar�d bu�fers and monurnenfis are located wlthin various fiftratian basins.Please
demonstrate buffer averaging and update the plane so that ihe proposed buffers and signage
avoid the planned filtration baslns.
4. The submitted stormwater plsn indicates that approximately 43,161 cf of abstraction is
pro�ided on site,however,through the Dlstr�ct's calculatlons it was found that only 25,965 cf is
pro�ided.Please upda#e these calculat[ons to sfi�ow the correct amourrt of abstraction pravided.
As we review your submittals,we may find the need to request additional Information,and witl so
inform you. Piease be advised that MCWD wnrill retafn the appllcatlon and supporting materiais
submitted for one year irom the date af this ietter. After that,the applicaitot�will be closed and a new
apQlica#ion and supporting materiais will need to be submltted to initiate the MCWD permit-review
process. If you have any questions please cvntact me ai�s.�iv:��;ttM's:�iK:�_.k.or�or 95�-073-
Z655.
Sincerely,
��
����������
Katherine Sylv�a
Permitting Program Lead
CC: Dusty Ffnke,Clty o#Medlna
Dan Schmldt,Sathre-Bergquist
Jennifer Haskamp,Swanson and Haskamp Conaufting
Laura Romyancich,MCWD
Erik Megow,Wenck Assocfates
f
• ��►.�./���1 �J C�- 1 �/' I � � � � � 1 V�i
� ' Gons�lding �ngineers & 5u�veyor.�
`� 2838 Shadow Lane,Suite 200•Chaska,MN 5531&1172 PC Exhibit H
Phone(952)448-8838•Fex(952)448-8805
www.bofton-menk.com
May 9,2016
City of Orono
Attn: Mike Gaffiron
2750 Kelley Parkway
Orono,Ml� 55356
RE: CUP/Rezoning Application 16-3828
Deerhill Preserve
Engineerin,g Review#1
Dear Mi.ke:
As requested,we have completed an engineering review of the documents submitted far the above
referenced project. We offer the following observations,comments,and recommendations foc your
consideration:
l. Deerlull Rvad'zs pxoposed as a public road and will be maintained by the City of Medina.
However,the City sttould consider the following regarding this road:
a. The City of Orono requ,ires a minimum paved width of 32' for public roads serving more than
10 units,but only a 24'paved widt6 is pmposed.
b. Otono requires a minimum 275' horizontal radius for public streets with a design speed of 30
mph,but two 250'radii are proposed within city boundaries.
c. Orono requires a min'smum section of 3"hiUuninous pavement over 8" class 5 aggregate,but
no secuon was provided far review.
d. The proposed road wilI be covered by an Lasement over the Stonegate Farm property in]ieu of
r�platting at this time. A copy of the easement should be subnniued for review by the Ciry to
ensure adequate coverage. When the Stonegata Farm property is developed in the future,the
road right-of-way should be platted at ih�t time.
e. The location of ihe proposed road will result in an ontlot an the north side of the road adjacent
to Oudot N of the proposed development.
f. Since the Gity of Medina will maintain the proposed road in perpetuity,a vlaintenance
Ag�eement detailing thase res�nsi.hilades sb.ould be submitted fox xeview by the City
Attomey. Maintenance responsibilities should include the groposed retainr�ng walls and storm
sewer,as well as road items.
2. The location of the future road at apgroximate statian 4+00 would greatly impact the e�cisting
wetlands and may create hydraulic issaes by placing another culvert in close proximity to the
Deerhill Road culvert. When the Stonegate Farms property is developed,relocation of the fut�re
mad to the west should be considered to lessen impacts.
3. Temporary construction easements appear necessary for work adjacent ta che Stonegate Fazms
property. Temporary easements should be submitted to the City conditional to final approval.
4. A Signage and Pavement Marking Plan was not provided for review. Appropriate 6raffic signage
and pavement markings should be provided,inciuding a stop sign and stop bar at the Deerhi3l Road
intersection with CSAH 2O1,a street sign,and necessary turn Iane signage.
5. Perimeter erosion control measures should be installed by the Contractor and inspected by the City
prior to any other work. Contractor must provide minimum 24 hour notice prior to inspection.
CL'P/Rezoning Application 16-3828
Deerhill Preserve
Page 2
6. Work within public right-0f-way must be coordinated with the Public Works Dtpartment.
Contractor must provide a min;mum 4g hour noUice prior to any work being performed. Notes
should be revised accordingly.
7. Retaining walls four feet or greater in height must be designed by a licensed Profcssional
Engineer. Fences should be considered for alI walls four feet or greater in height,and details
should be included as appropriate.
8. Erosion control blanket should be instailed on the proposed ditch east of the turn tane after grading
is complete to limit erosion potential.
9. Double siltfence should be provided on the north side of Deerhill Road at approxirnate station
2+SQ—3+50 adjacent to the ezisting wetland per NPDES requirements.
I0. All non-sub�rged storm sewer aprons should have trashguards installed. Details should be
included on the Final Plans.
11, Contractor must exercise care during construction to not block access to 2940 Sizth Avenue Norch.
Clear drive lanes must be maintained at all�imes.All vehicles and equipment should be parked on
site during conswction.
12. The applicant will be required to obtain Minnehaha Creek Watershed Diatrict(MCWD}approval
and permitting for the wetland imgacts according to the Wetland Conservation Act(WCA}
regulations and MCWD's Wedand Protection zule. A copy of any approvals or permits required
should be submitted conditional to final approval.
13. The applicant will be required to obtain Hennepin County approval and pernutting for connection
to and work in right-0f-way on CSAH 2O1.A copy of any approvals or permits required should be
submitted conditional to�inal approval.
14. The applic�nt will be required to obtain a General Construction Permit(1V'PDES)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 ciisturbing activity.
1S. Record drawings should be submdtted upan complerion of the project
Plea�Iet me l�ow if you have any questions or need addidonal informati.om.
$incerely,
BOLTON 8�MENK,INC.
�0''�-���3��
Robert E. Bean,Jr.,P.E.
Water Resources Engineer
�=v� PC Exhibit I
�
C ITY OF C7RON0
.� , Street Address: Mailing Adafress: Telephone t952�249�600
Y
��.` � G� 2750 Kel{ey Parkway P.O_Box b6 Fax (952)249-4616
�x�SH��`� Orono,MN 55356 Crystal Bay,MN 55323 www,ci.orono.mn.us
April 5,2016
Dusty Finke
City of Medina
2052 County Road 24
Medina, MN 55340
Re: City of Orono Approvals Required for Deer H�ill Preserve
Dear Mr.Finke:
On Thursday,March 30,2016 the City of Orono was ma.de aware of the irnminently pending
approvals for subdivision of the Stonegate Farm properiy abutting the City of Orono and
requiring access throngh property in the City of Qrono. While Orono City staff have not been
involved in the formal review process to date,we were generally aw�are that access to the
development in Medina would be through the develc�per's Omno praperty,aud had received a
concept plan showing that in February 2014. Since then the only involvement Orono has had
with the development was an applicaLion by the developer to subdivide off a parcel from the
Orono praperty for road use,in May 2015. T�a#application was immediately withdrawn when
the Orono City Attorney advised that the roed could be established through an easement rather
than via a subdivision process. There was no discussion at thai time regarciing the a.ctv,al
constru�ction process.
Whi�e the City is not opposed to the development, construction within the City of Orono requires
approva.t by Orono. No plans have yet been submitted by the developer, but based on the limited
information received thus far, certain City of Orono approvals are required,as follows;
1) Gi'ading on the Orono property requires a Land Alteration Pernnit from thc City of Orono.
(Orono Zoning Code Sections 78-966/96'n
2) The magnitude of earth movement on the Orono property appears to gxeatiy exceed 500
cubic yards,and therefore requires a Conditional Usc Permit from the City. (78-967/968)
3) The wetland being filled in Orono is within Orono's defined Wetland Overlay Distciet
and subject to the regulations of that District in addihon to WCA reguiations. (78-1603)
4) Filling of wetland for any purpose is n�ot a Permitted Use within the Wetland Ovezlay
District. (78-1606),and filling of wetland for road construction purposes is not an
allowed conditional use within the Wetland Qverlay District. (78-1607). The solutian to
this is removal from the Wetland Overlay District those areas being filled.
5) Wetlands or portions of wetlands can be removed from the Wetland Overlay District via
a rezoning process. [78-1609(a)]
Deer Hill Preserve
Aprii 5,2014
Page 2
6) Mitigation for wetland fill must occur within Orono unless approved by City Council.
[78-1b09(b)]
Based on the above,the developer should be advised to make the following applications for
review by the City of Orono:
A. Conditional Use Permit for Iand alteration in excess of 540 cubic yards.
B. Rezoning for removal from the Wetlands Overlay District of wetland area to be filled.
Each of these applications requires a public hearing process and review by the Planning
Commission prior to City Council action. Such application�s made by the ne�deadline date
(Apri120)would be heard at the Planning Commission in mid-May,with potential final action
by the City Council on June 13.
As noted wh�n we discussed this matter on the phone with you yesterday, the City of Orono does
not object to Medina granting final plat approvals as long as they include a condition that all
required City of Orono approvals must be obtained by the developer prior to commencing any
construction work in Orono.
Please feel free to contact me (952-249-4622)or Community Development Director Jeremy
Barnhart(952-249-4626) if you have any questions.
Sincerely,
CITY OF ORONO
�G�2� �..�
Michael P. Gaffron, Senior Planner
cc: Jeremy Barcihart
Susan Seeland
Soren Mattick
��a
-� �-� �- C��C'Y 4F C�RO.�IO
� y �. 9W�tAdd�+rir Mafpng Addr�ss: 7iJ�phon l���9�600
� Gti 27'JO lC�llsy Parkway I P.O.�ox 66 I Fau t952)249-4616
t�� SHO�'� Orono,MN 55956 � Gystal BeY�MN�5323 wwrwei.orono.mn.w
May Z8,Z015
Susan Seeland YIA EMAiL
6851 Flytng Goud Drfve,Suite A susan.aeeland@prc.b�
Eden Prairle,MN 55344
Ra: Snbdivlsfon applkallvn�kiS.3747
Based on our discu�tons and in conversations wtth the Cit�r of Medina, t am retumMg your applicatlon
and initleting the refurid of the applkstion and escrow funds. Staff has determined that the subdivisfon
of land sokfy for the purpose of provWing access to a subdlvtslon in Medina can ba best handled by
provldtr� an easement to the city o# Medina and the publk. In the future, should you desine to
subdhrlde your property,w�e will laok to tnciude the easemertt protected aocess as part of that plat.
Continue to work with the city of Medina in the devtlopment of the easement documents.
Ple�se cail me at 952.249.4b25 or by email et Jbamhort�cLorono.mn.�should you have any questtons.
Sl�cerely,
Ctty of orona
eremy nhart,AICP
Communtiy pevelopmeat ptrector
Cc: Dusty Finke,Ctty of Medina
Orono,MN Code of Ordinances Page 1 of 6
ARTICLE Xi.-WETLANDS PROTEC710N
DIVISION 1.-GENERALLY
PC Exhibit J
Sec.7&1601.-Purpose and irrtenL
(a) The purpase of this sectlon Is to recognize,preserve and protect the enviranmerital,aesthetit and hydrologic funciions of
the city's wetlands by regulating the use of wetlands and their adjacent properties in conjunctlon wlth the goafs of the
environmental protectio�plan within the communiry management plan.These functions include,but are not li►nited to,
sedimerrt control,polluUon control,fikration,fish and wildlife habltat and aquifer recharge.The surf'ace water management
plan will provide guldance for stormwatertreatment requiremerrts and wetland restoratlon opportunities in orderto protect
the ir�tegrity of wetlands.
(b) The intent of this section is ta protect wetlands to the maximum extent posslble whlle allowirtg a reasonable use of the
property.This section adopts the regulatlons anci standards of the Wetland Conservatlon Act of 1941 (WCA),Laws of
Minnesota t 993,Chapter 354,as amended,and the rules adopted pursuarrt to the WCA.It also establlshes a wetland overlay
district.This werlay distrEct further regulates the underlying land use as allowed by otfier distrlcts or the W�A.
(Ord.No.28 3rd serles,§1,8-22-20Q5;Ord.No.94 3rd series,§8,9-24-2012;Ord.No.103 3rd series,�1,5-28-2013)
DIVISION 2.-DE5IGNATION OF PROTECTED WETLANDS
Sec.7&1602.-Wetiand types.
The wetlands protected and regulated by this section are types 1,2,3,4,5,6,7,and 8 wetlands,as defined in cfrcular 39,
"WetEands of tf�e Unfted States",1971 editlon,United States Department of the►rrterior,unless the wetland is within a shoreland
district In which case the more restrictive rules regarciing setbacks would appy. Prot.ected wetlands are further deflned as
follows:
{1) Type i—Seasono!!y flooded bvsins or fioodplalns:Type 1 wetlands are seasonally flooded basins or flats in which solf is
covered wlth water or is waterlogged during variabie seasonal perlods but usuafiy Is well-drained during much of the
growing season.Type 1 wetlands are Iocated tn depressions and in overflow bottom lands along water tourses.
Vegetation varies greatly according to the season and duration of the flooding,and includes bottom land hardwoods,as
well as herbaceous plants.
(2) Type 2—lnlond fresh meadow:Occurs along the shallow edges of lakes,marshes and floodplains,or in perched
depressfons.The soll ts usually wfthout standing water during much of the growing season,but is waterlogged within at
least a few Inches ofthe s�rFace.Vegetation Includes grasses,sedges,rushes and various herbaceous plarrts.
(3) Type 3—Inland shollow fresh marsh:Soli is usual[y water logged during the growing season,oRen covered witt�as much
as slx Inches or more of water.Vegetation includes grasses,bulrushes,cattalls,arrowheads,smartweeds and other
emergent aquatic vegetaUon.
(4) Type 4^inland deep fresh marsh:Soi!covered with six inthes to three feet or more of water during growing season.
Vegetation incfudes cattalEs,reeds,bufrushes and wiEd rice.Open water areas may contain pondweeds,nalads,coontail,
water mllfoils and other submergerrt aquattc vegetation.
(5) Type 5—!nland open fresh water.Water is usually less than ten feet deep and is fringed by a border af emergent
vegetaUon.Vegetatlon includes pondweeds,nalads,coontail,water milfoils and other subrnergent aquatic vegetation.
(6) Type 6—Shrubswamp:Occurs along sluggish sireams oron floodplains.The soil is usually waterlogged during the
growing season,and is often covered with as much as slx Inches of water.Vegetatlon includes alder,wfllow and
dogwood.
p) Type 7--Wooded swamp:Occurs along slugglsh streams,on floodplains,on flat perched depresslons and in shallow Iake
basins.The soil is waterlogged to wlthin a few Inches of its surtace during the g�owtrtg season and Is often covered with
as much as one foot of water.Vegetatlon typical to thls wetland Includes tamarack,whlte cedar,black spruce,balsam flr,
red maple and black ash.
(8) Type 8—Bog.•Occurs along sluggish streams,on flat perched depressions and shaflaw lake baslns.The sotl is
waterlogged and supports a spongy covering af mosses.Vegetatlon typital to this wetland rype Includes sphagnum
moss,heath shrubs and sedges.Minnesota bogs contain leatherleaf,Labradortea,cranberries and pitcher plants.
Scattered sturrted black spruce and tamarack alsa are common features of bogs.
(Ord.No.2B 3rd series,§1,8-22-2005}
Se,.?E-�5�3.-Boundaries of,he�+�s��and ove�'ay dis�lcts and deslgnation of ofticlal cfty weJard map.
This sectlon establishes wetiand e�:er sy��s:��c;s These districts are subJect to additional requirements beyond those
requlred by the WCA The boundaries ofthe wetland overlay distrlcts are identlfied graQhical[y on the officlal city wetland map
(CWM)which is hereby adopted by reference,a copy af which shall be kept on flle fn the offlce of the city derk and shall be
avallable for public revlew during all normal office hours.Wetlands in addition to those shown on the city wetland map may
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exlst,and may be Identified bywetland dellneatlons under WCA rules.tf a spectfic wetland delineation has been done under
WCA rules,then the boundarfes of the wetland overiay district for that locatbn will be as shown In the delineation,The city may
requlre wetland delineatlons to detertnlne compllance with WCA rutes and to determine administrative weUand boundarles;
however,property owners may have wetland delineations done for their propertles on their own initiative.The dellneatlon must
be done by a qualffled professional according to WCA rules and be acceptable to the planning director,who may requlre revlew
by dty consultants or a technical evaluaUon panel if necessary.Approved WCA wetland dellneaUons must be provlded to the city
In a hard copy format and a CAD or GIS format in Hennepin�ounty coordinates.The planning dlrector will have the approveci
WCA wetland delineations shown on the officiai cfry wetland map.Public waters are not Included in the overlay dtstrlct, unless a
wetiand is part of a publlc water.
(Ord,No.28 3rd serles,§1,8-22-2005)
Sec.7&1604.-Iriterpretation of wetlands boundarles.
Whenever a wetland boundary is disputed or uncertain,the planning director may require the submission of a registered
survey of the property and field staking showing the city-deslgnated wetJand contaur or a delineatlon of the weUand,and such
other Information as the dlrector may requi�e in order to resoNe the dispute or uncertalnty.The planning director may requlre
revlew by cfry consultants or a technical evaluation panel ff necessary,No boundary change may be authorized on the basis of fill
that was placed on the sit�after the city designated the area as part of the wetJand averlay dlsMct Persons aggrieved by a
decislon of the planning dErecOor may appeal such declslon In accordance with the provlslons of se�tion 78-99 ofthis chapter and
the WCA rules.
(Ord.No.28 3rd se�ies,§1,5-22-2005)
DIVISION 3.-BUFFER AREAS
Sec 7&1605.-Wedand bufFer areas and setbacks.
(a) This subsectlon establishes authority for wetland buffer areas around protected wetiands.Buffer areas are necessary and
benefldal to mairttain the health of wetiands.Buffer areas protect the edge of wedands from eroslon while flftering
sedlment,chemicals and other nutrients from runoff that drains irrto wedands.Buffer areas can improve the biologlcal
dlversity and health of a wetland ernrironment while reducing t1�e adverse impacts of human activities.
(b) All wedands withln the Ctry of Orono are wfthln the Minnehaha Creek Watershed D�strlct(MCWD},whlch has rules and
regulations for the establishment and malntenance of wetland bufFers.In an effort to avoid overlapping or cortHicting
regulatlons,the city defers jurlsdlctlon for the establlshmerzt and maintenance of wetland buffers to the Minnehaha�reek
Watershed Dis7ict If appllcatlon of MCWD buffer regulations is in tonflldwlth city reguiatlons,the more restrlctive
reguirements shall app{y.
(c) In order to provide for a minlmum level of wetland protection where Minnehaha Creek Watershed Dlstrict bufFer rufes do
�ot provide for adequabe separatlon between wetlands and bui{dings or other structures or surfaces,the city shal)requlre
setbacks from the delineated edge of a protected wetland as follows:
Minimum distance setback from delineated edge of
wetland to any building{principal or accessory)or
other structure,hardcover, septic systems or wells:
Where no formal buffer exists and where MCWD daes , 35 feec
not require a buffer
Where a farmal buffer exists or where MCWD buffer 35 feet or established buffer width plus 10 feet,
is reguired whichever is greater
� :
Areas wlthln the requlred se�ack area subject to flfling,grading or excavatbn as part of a consG'uctlon proJect shall be
revegetated Immediately upon completion of such earthwork.Setbacics must be verifled wlth wetland delineation informauon,
The determinatfon of whether a Level 1 dellneation or Level 2 delineation is requlred shall be atthe discretion of the planning
dlrector.Level 2 delineation Infnrmation shall be provlded on a certified certlficate of survey.The requirement for delineatlon
shall be applied In cases where the wetland exlsts wlthin 150 feet o#the proposed proJect
(d)
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Orono, MN Code of Ordinances Page 3 of 6
The Clty of Orono has e�tablished wetland protedion strategles in tne Orono Surface Water Management Plan(SWMP)
Qanuary 2011).A protection ciasslflcation has been asslgned to each wetland in Orono based on tfie stormwater
susceptlbility and functional assessmern for each wetland.The clty has also establlshed addlUonal protection requiremerrts
for each classlficatlan.The four protectlon classffications are described as follows:
Protection Susceptibility Description Additional Protect[on
Classification Rating Requirements
(B= Bounce=Change in water
level due to runoff event)
(P=Phosphorus)
"Preserve" Highly Highly susceptfbEe to both quarrtity B: Maintain bounce at or below
Susceptible and quality impacts from runoff; existing conditions
have the highest degree of P: Limit laadings to
protectlon predevelopment Ioading(0.14
Lbs/Ac/Yr)
"Manage 1" Moderately Moderately susceptible to quantity B; Maintain bounce at or below
Susceptlble and quality impacts;protectlon is existing canditions plus 0.5 foot
less stringent than Preserve, P: Umit loadings to
provldes protection to mairrtain predevelopmerrt loadings tlmes 2
their characteristics {0.28 Lbs/AclYr)
"Manage 2" Slightly Less stringent protectlon than 6: Malntain bounce at or befow
Susceptible Manage 1 wetlands;maintenance existing conditions plus 1.0 foot
of characterlstics is desirable P: Limit concentration to
predevelapmerrt concentrations
(200 ppb)
"Manage 3" teast Wedands are sEgniflcantly B: No quantity requirement
Susceptible degraded(e.g., cultivated or canary P; Limit conc�ntration to 225 ppb
grass monotype)or lack of wetland
cha�acterlstics; not rypically
impacted by runoff; no quantlty
and only limited qualitytreatment
of runoff is required
The protection classlflcation for each wetland will be found on the'Wetland Management Classiflcation Map&Ust"which Is
hereby adopted by reference,a copy of which shall be kept on flle in the office of the city clerk and shall be available for puDlic
review during all normal offlce hours.The Mlnnehaha Creek Watershed Dtstrlct required buffer area widths are based an the
four pratection classlflcations.
(Ord.No.28 3rd series,§1,8-22-2005;Ord.No.1 D3 3rd series,§2,5-2&2013)
�71il1S1QN 4.-USES
Sec.78-1606.-Permitted uses.
(a) Within the wetland overiay distrlcts no land may be used except for one or more of the fo�lowir.g�ses�
{t) Native wetiand vegetaUon,provlded that no change Is made to the ground elevaUon;
(2) Wildllfe and nature preseroes;
(3) Overhead utility Ifnes and poles that are less than two feet In dlameter,
(4) Docla whlch provide reasonable access to the lakeshore and do not exceed elght feet in width;
(5) Qubllc and private flood control strvctures,ponding ar.d orainage facNlties ard associa:ed accessory appur[enarces as
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Orono,MN Code of Ordinances Page 4 of 6
approved by the city;or
(6) Environmental monitoring or conrxof Facil�ies,including those related to water quallty and wildli`e regulation.
{Ord. No.28 3rd series,41,8-22-2D05;Ord.No. 103 3rd series,�3,5-28-2013}
Sec.78-1607.-Condtdonal uses.
(a) Within the wetland overiay districts no land may be used for the following except by conditional use permit and except in
cortformance with tfie standards specified In section 78-1608 of this article•
(1) Private and public recreatlonal uses,including golf courses,tmpervious tralls,picnic grounds and boat ramps;
(�} Public utilities,including necessary structures;
(3) Other non-structural facfilties similar to tt�ose permitted by this sectlon which also meet the intent of this section,as
determined by the cfty,or
(4) Publlc structures asso�iated with recreadonal uses permltted by this sectton or by sectlon 78-16�6 of this section that
are designed in an environmentalfy sensitive manner and will withstand periodfc flooding, except for structures
designed or used for habitation or the storage of equipment
(5) Unpaved hlking,skiing and horseback riding trails which complywith WC'A standards,
(b) No canditional use permit will be granted unless its approval will not adversely impact wettands,wetland bufFer areas where
they exist or are required,and surrounding propertfes,the intent ofthls article orthe goals and policles ofthe communiry
managemerrt pla�.If appNcable,granting of a condltional use permtt wlll be conditioned upon approval of#he request by all
other appropriate regulatory govemmental agencies,including but not Ilmited to the Mlnnehaha Creek watershed Dlsvlct
(MCWD),tt�e Lake Mfnnetanka Conservatlon DistricC(LMCD),or the Minnesota Department of�Vatural Resources.
(Ord.No.28 3rd sehes,§ 1,&22-2005;Ord.No.103 3rd serles,§4,5-28-2013}
DMSION 5.-STANDARDS FOR T}iE WETLAND OVERIAY DISTRICf,BUFFER AREAS AND NEIGHBORING LANDS
Sec.78-1608.-Standards.
The following standards appiy to ail land wlthln the wetland overlay dlsUicts,existtng ana MCWD-required wetland b��er
areas,and to neigfiboring lands:
{1) ProtecUon of wetlands.
a. Except as madified or regulated by the standards of thls subsection,all requlremerrts of the underlying zoning
dlstrict aPP�Y•
b. No structures are allowed in the wetland overlay districts except those aflowed as of right or by conditlonal use
permit by secUons18.1606 or 78-�1 QZ of this article.
c. Activities including,but not IimRed to;bullding(other than a�car�,��a�k Lr�+ock),paving,mowing,vegetation
removal,fllling,dumping,yard was:e disposal ar fertlllzer appllcation are prohiblted.Irnasive non-native vegetatlon,
such as European buckthorn and noxious weeds,may be removed by obtaining a vegetatlon removal permit from
the city.
d. Befare grading or construction near a wetland overlay dlstrlct,tfie owner or contractor must place erosbn control
fiencing on the upland slde ofthe perimeter of the wetland overlay d{strlct,or as required by the clry.This fencing
must remain in place untll all developmern acthrftles that may affect the weUand have been flnlshed and adequate
vegetative cover has been establlshed at wtdch time the fencing must be removed.
e. All structures must have a minimum basement floor elevation nat less tt►an one foot above the 100-year fl�d
elevatlon.
f. Al)hard-surface runoff must be treated in accordance with the requlremertts of the city and the appropriate
watershed dlstrlct.Treatrnent may include slte retention,sklmmers,weirs or sedlme�tatlon ponds of approprtate
scale.Strucwres and ponds serving thls purpose must be properly ma{rrtalned and serviced by the property owner.
g. Discharge lnto the wetiands must occur at a rate no greater than allowed hy the city engtneer in accordance with
the clty's surface water management plan and the appropriate MCWD requirements_
Q) ProbecUon of wedand bu�fer areas.Existing and MCWD-required wetfand buffers s�all be maintalned and protected per
the requiremerrts of existing covenants as well as MCWD regulations as administered by MCWD.
(3) Nonconformides,
a. E/fect of wetland boundary expansion.An exlsUng suucture,drlveway or parking area meeting the required setback
from a city�esignated wetland boundary or existing establlshed bufFer area is constdered a legal nonconforming
development If a iater wetland delfneation or implementatlon of a wetland buffer shows that the wetland or tts
buffer Is cl�er than the required setback.
b. Exlsting nonranformities.An exlsting sVucture,driveway or parking are�that does not meet the requlred setback
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Orono,MN Code of Ordinances Page 5 of 6
from a clty-designated wetfand boundary or buffer area,is consldered a legal nonconforming devebpmerrt.
(Ord.No.28 3rd sertes,51,8-22-2005;Ord.No.103 3rd serles,§5,5-28-2013)
Set.78-�6D9.-Remavai of lands fram the wetJands overlay disvict.
(a) Removal af wetlands from a wetland overlay district{i.e.by fllling,etc.)requires a zoning amendmerrt and an amendmern of
the offitial ciry weNand map.The amendments must be made pursuant to the provlslons ofsection 78,43 of this chapter
and WCA replacement rules.These amendmerrts must be conslstent with the purpose of this article,the c9ty's surface water
managemerrt plan and the goals and policies of the community management plan.In determining the appropriateness of a
rezoning request,the ctty council will consider the size of the wetland overlay district the magnitude of the area proposed
for removal,hydrologlcal and ecological ef�ects and the type and functlon of wetlands irnrolved In order to provide the
maximum feasibie protec[ion.
(b) Wetlands within an overlay district may only be removed according to WCA rules and d at least an equal area of wettand
replacemerrt is created to compensate for the wetland being fllled.Unless otherwise approved by the cfry council,
compensatory wetland area must be provlded within Orono and within the same subwa*.ershed(Palnter's Creek i_ong Lake
Creek,C1assen Creek,,.ake�+tinretonka)as the wetland being altsred,if avallable.
(c) In addRlon to applicaUon requlrements,the clry may require submissfon and approval of the foflowing Information:
{t) A copy of the wetland replacemerrt plan appllcation submitted to the MCWD;
{2) A concept pian showing the ultlmate use of the property;
(3) A grading plan,In hard copy format and a CAD or GIS format in Hennepin County coordinates,with appropriate
dralnage calculations and erosion controls prepared by a registered englneer,
(4) A landscaping or revegetatlon plan;
(5} Such other information as may be necessary or convenlent to evaluate the proposed permi�and
(6) A MnRAM assessment approved by the MCWD.
(Ord.No.283rd serles,§1,8-22-Z005)
Sec.7&1610.-Afteratlon of wetlands.
(a) No alteraUon of fand wtthln a wetland overlay distrid or an exlsting estabtished weUand buifer is allowed without a
wedands alteraUon permit subject to recommendation by the planning commisslon and approval of the city council.The
planning commisslon must hold a public hearing aftet notifying the properry owners within 350 feet of tfie property on
which the proposed alteration will occur.AcriviUes that constltute an alteratlon regulated by this section include thanges to
the size,depth or contour of the wetlands or its existing establlshed buffer,dredging,or alterations of wetlands or buffer
vegetation.AlteraUons do not include wetland plarning or the selective clearing or pruning of trees or vegetat3on that are
dead,diseased,noxlous weeds or similar hazards.A wetland alteration permit[s not requlred when a wedand district is
rezoned bo another zoning classification.
(b) AlteraUon of la�d within a wetland overiay distritt wlll only be allowed if water storage Is provided in an amount
compensatory to that remaved.Unless otherwlse approved by the city coundl,compensatory wetland area must be
provided within the same subuvatershed dlstrlct as the wetland being altered.In determin�ng the appropriateness of an
aiteration request,tt�e city councll wlll consid�the size of the total wetiand district,the magnRude of the area proposed for
alteratlon,the aesthetic,hydrologlcal and ecologcal ePFect,the type and functlon of wetiands Irnolved,and such other
fac[ors as may be appropriate I�order to provide the maxlmum feasfble protection to the wetlands,Appilcadon for a
wetlands akeratlon permlt must be accompanled by such informaUon as required by the clty,Includtng:
(l) A copy of the wetland replacement plan applicatlon submltted to the MCWD;
(2) A concept plan showing the ultimate use of the property;
(3) Agrading plan,in hard copy format and a CAO or GIS format in Hennepin County coordinates,with approprlate
drainage caiculatlons and erosion corstrols prepared by a registered englneer;
{4) Alandscapingorrevegetationplan;
(5) Such other information as may be necessary or convenient to e�aluate the proposed permlt;and
(6} A MnRAM assessment approved by the MCWD.
(Ord.Plo.28 3rd series,§1,&22-2005;Ord.No.103 3rd series,�6,5-28-Z013)
Sec.78-1611.-Public control of wetlands
(a) The city councll may requlre that the owner of any properly afiFected by thls article must establlsh wetiand easemerrts or
restricdve covenants to be recorded within the property's chain of tltle.These easements or covenarrts must descrfbe the
boundaries of the wetland;and prohlbR any building,paving,mowing,cutting,fllling,dumping,yard waste dls�sal or
fertlllzer appllcation within the wetlanci.The owner or developer must record tfiese easements or�ovenants wlth the flnal
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Orono, MN Code of Ordinances Page 6 of 6
C'
pia:.w`th deeds From a lot dNision or,If no s�bdivision is Invo�ved,be`ore the city iss�es a grading permft or b�L'ding perm�t
for an affected property.The applicant must submit evidence that the easement or covenant has been submitted ta the
county for recortiing.
(b) If the city councif does not require an easement or covenarrt,the city may record a notice of the wetland requiremer�
against the property.The property owner must still comply wlth the requirements of thls section.
(Ord.No.28 3rd series,51,8-22-2005;Ord. Na.103 3rd serfes,�7,5-28-2013}
Sec.78-1612,-Reserved.
Edltar's note—Ord.No.103 3rd series,g 8,adopted May 28,2013,repealed 5 7&1612 which pertained to weUand bufFer
markers and derived from Ord.No.28 3rd series,41,8-22-2405.
Sec.78-1613.-Violations.
Yolation of the provislons ofthis article or failure to tomply with arry of its requlremerm(induding violations of conditlans
and safeguards established in connecrtion with grants of varlances or condiUonai uses}shall constitute a misdemeanor and shall
be punishahle as defined by 1aw.
{Ord.No.28 3rd series,§1,8-22-2005)
Sec.7&1614.-Autt�ority/e nforcement a ctEons.
Nothing herein contained shall prevent the clty from taking such othe�lawful action as is necessary to prevent or remedy
any violation.Suth acttons may Include but are not Ilmited to:
(1) In responding to a suspected article vlolatlon,ti�e planning director and the city may utflize the full art-ay of enforcement
actions available to R Including but not limited to prosecution and flnes,Injunctions,after-the-fact permits,andlor
orders for correctfve measures bu the guilty party.
(2) When an artide violati�n is either dlscovered by or brought to the attention of die planning direaor,the planning
director shall immedlately investigate tf�e situation and document the nature and exterrt of the vlolation of the offlcial
tonuol.As soon as is reasonably possible,this information wilt he submltted to the MCWD along with the community's
plan of actlon to correct the vlolation to the degree posslble.
(3) The planning director shal!notifythe suspected party of the requirements ofthls article and al1 other offlclal controls
and the nature and exteM of the suspected vlolation of these controls.If the structure and/or use is under constructlon
or developmenL the planning director rnay order the consU-ucdon or development fmmedlately halted unUl a proper
permit or approval is granted by the community.If the consvuction or development is already completed,then the
planning director may either:{1)Issue an order ldenttfying the correcttve actions that must be made within a specitied
time period to bring the use or structure irrto compllance with the ofFciai controls;or{2)notify the responsibfe party to
apply for an after-the-fact permlt/developmerrt approval within a specifled perlod of tEme not ta exceed 30-days.
(4) If the responslble parly does not appropriately respond ta the planning director within the specified period of time,
each additional daythat lapses shall constltute an addftlonal violation ofthls article ancf shall be prosecuted
accordingly.The planning director shail also upon the lapse of the speclRed response period natifythe landownerto
restore the land to the condition which existed prior to the vkoladon of this artkle.
(Ord.No.�8 3rd serles,§7,8-22-2005)
Secs.7&1b15-78-1630.-Reserved.
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Clrono, MN Code of Ordinarices Page 1 of 2
DIVISION 3. - REQ�IREMENTS FOR SPECIFIC USES
Subdivision ll. - Land Alteration
Sec. 78-966. - Prohibition.
(a) lt is unlawful for any person to perform or have performed the follawing land alteration activities
without a conditional use permit issued by the cauncil:
(1) Remove,fill, use for fill, dredge, store or excavate rock, sand, gravel, dirt or similar earth
materiaE withih the limits of the city.
(2) FiE1 or rec{aim any land by depositing such material or by grading of existing land to elevate or
alter the existing natural grade.
(3) Bufld,alter flr repair any seawall or retaining wall, or otherwise change the graole or shore of
lakeshare properly.
(b) All land alterations involving filling and grading shall be performed only with clean fill as defined in
i n 78-1. Granting of such permits is subject to other regulations and prohibitions of this Cocfe
and other applicable statutes or ordinances of other governmental bodies.
(Code 1984, § 10.03(19); Ord. No. 153 2nd series, � 1, 12-8-1997)
Sec. 78-967.-Exception.
(ay The requirements of section 78-966 are not intended to govern the following land alteration
activities:
(1) fVarmal and customary grading in the area of an existing or a newly constructed building, or
the grading af the driveway serving such building.
(2) Any earth movement less than 540 cubic yarcEs which daes not adversely impact the existing
drainage.
(3) Grading,filling or excavating of 50 cubic yards or less within the shore setback zone of all
lakes enumerated in article IX of this chapter.
(b) Such grading and earth movement shaEl be subject to approval by the building inspector at the
time of issuance of a building permit, providec!that a plan showing proper drainage and
protection of adjoining property has been submitted.Where such earth movement is not being
perfo�med in conjunctfon with a building permit,a separate land alte�ation permit shall be
required.Any unusual land aFterations, including earth filling, removal or grading, proposed by a
builder shall be subject to a conditionaf use permi�as provided for in this chapter.The foflowing
land aiterations shall be considered as unusual land alterations:
(1) AN excavations for foundations in excess of 12 feet average depth if any amount of the excess
material removed befow 12 feet depth is to be stockpiled on the site.
{2) Any additional fll brought on site in excess of 500 cubic yards, exceptfor fill requ9red to raise
grade for adec{uate frost footing protectian,the infient being that structures shall not be
artificially raised abave the preexisting surrounding topography.
(3) Grading or alterations that would propose any changes in elevations within five feet of
adjacent residential lot lines except for drafnage swales and ditches.
(c)
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Orono, MN Code of Ordinances Page 2 of 2
The building inspector sha{I have the authority to refer any requests for land alteration permits to
the tity council for review and approval in instances where the land afteration appears to
potentially create negative impacts or be not in keeping with the goals and policies of the
communfty management plan.
(Co�e 1984, § 10.03(21); Ord. No. 163 2nd series, § 2, 12-8-1997; Ord. No. 171 2nd series, § 1,4-4-199$;
Ord. No. 133 3rd series,� 1, 1-26-2015)
5ec.78-968. - Permit.
An application for a conditional use permit shall be accompanied by a drawing made by a
registered surveyor or other competent per�on showing the location of the proposed excavation or
storage and shall state the amount of material which is to be removed.excavateci or stored,fille�i or
gracied, and such other information as the council may reguire.Applications shall be fifed with the city
administrator and shall be accompanied by a deposit to be determined by the city,which will be used
to offset the cost af processing the application.Any unused portion wIH loe refunded ta the applicant.
(Code 1984,g 10.03(20))
Sec. 78-969.-Permit for riprap.
(a) Riprap defined. Riprap is rock placed at water ievel of a lakeshore to prevent eroslon of shoreiine
by water action.
(b) Requlred. The requirements of - are not intended ta govern the normal and
customary riprap of lakeshore properly. It is unlawful for any person to riprap lakeshore pro�erty
within the limits of the city without a permit issued by the city engineer,Any unusual riprap shall
be referred by the c(ty engineer to the planning commission and the councif for action in
accordance with this chapter.
(c) Application for permit An application for such permit shall be accompanied by a drawing showing
the Iocation of the proposed riprap and such other information as the city engineer may require.
Applications shall be fled with the city administrator and shal{ be accompanied by a fee in the
amount prescribed by the current city fee schedule payable to the city.
(Code 1984, § 10.03(22�(24))
Secs.78-970-78-1000. - Reserved.
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BUff@I' SIZ@: 350 feet 0 120 240 480 ft
Map Commenbs: RECEIVED t , � � � � ' � �
PID:2811823310001
Owner.STON�GATE FARM INC D t For mare informatlon oonlaCt:
Address:2840 6th Avenue North AP�` L V L��1� Hennepin Countyr GiS Division
Orono MN 55356 300 8th Street South
Minneapofis,MN 55487
CITY �F �RONO 9�•���hatlnepin.us
� 3$ 28
, RUN DATE:04l20/2016 HENNEPIN WUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) PAGE:1
38 2&118-23 3l 0001 38 28-118-23 32 0016 BO 29-11 B-23 11 0002
STONEGATE FARM INC C KOSEK 8r.H KOSEK THREE RIVERS PARK DISTRICT
2940 SIXIH AVE N 38 ADDRESS UNASSIGNED 80 ADDRESS UNASSI(}NED
STONEGATE FARM iNC CHRISTOPHER&HEATIlER KOSEK THREE RIVERS PARK DISTRICT
6831 FLYING CLOUD DR 3060 CO RD NO 6 30D0 XENIUM LA N
EDEN PRAIRIE NIN 55344 ORONO MN 55356 PLYMOUTH MN 35441
PC Exhibit L
38 28-118-23 31 0004 38 28-I 1&23 34 0003
J&K SWANSON SCHOOL DIST NO 278
2995 JAMESTOWN RD 795 OLD GRYSTAL BAY RD N
JAMES T SWANSON ORONO IND SCHOOL DIST NO 278
2995 JAMES TOWN RD 1025 OLD CRYSTAL BAY RD
LpNG LAKE MN 55356 LONO LAKE MN 55356
38 28-1IS-23 31 0005 38 28-I18-23 42 0004
M&J WAFII,IG CHAD H OROCHOWSKI ET AL
2945 JAMESTOWN RD 38 ADDRESS UNASSIGNED
I�CHAEL J&JO ELLEN WAHLIG CIiAD&ANN-MARIE GRpCHOWSKI
2945 JAMESTOWN ROAD S 1265 MAPLEWOOD DR
LONG LAKE MN 55356 MEDINA IvIN 55356
38 28-118-23 31 0006 36 28-I IS-23 42 0007
J ELLINGSON 8c Y ELLINGSON M J NYQUIST�J L NYQUIST
2905 SDCi'H AVE N 1123 PINE VIEW DR
JORGEN Bc YUMIKO ELLINGSON MATT1�,W J NYQUIST
2905 S1SCT'[I AVE N JENNIF'ER L NYQUIST
LONG LAKE MN 53356 6126 Mp[tT ST W
MAF'LE PL.AIN MN 55359
38 28-118-23 3]0007 38 28-118-23 42 0009
C R&G L T'QvIM M J VANYO&L J VANYO
2885 SIXTTi AVE N 1135 PINE VIEW DR
CfIARLES&GERRY TIMM MICHAEi,J VANYO
2683 SIXTH AVE N LORI J VANYO
LONG LAKE MN 55356 6733 URBANDqLE LA N
MAPI.E GROVE IrIN 55311
38 28-]18-23 31 0008 38 25-118-23 43 0010
LORRAINE M TTIICHEL IND SCHOOI.DIST NO 2T8 REC E�v�D
38 ADDRESS UNASSIGNED 800 OLD CItYSTAL BAY RD N
LORRAINE M HI[CHEL ORONO INU SCHOOL DIST NO 278
NO 4]AN�STOWN ROAD 685 OLD CRYSTAL BAY RD N app � U �O�6
LONG C.AKE MN 55356 LONG LAKE MN 55356 �"��
38 28-I18-23 32 0006 80 28-11843 13 0040 vl�Or QRC '�
LUCAS P KERANEN CHAD B GROCHOWSKI ET AL
3045 SIX'IH AVE N 1265 MAPLEWOOD DR
LUCAS P KERANF1d CHAD B GROCHOWSKI
3043 SIXTH AVE N ANN-MARIE R(}ROCIIOWSKI
LONG LAKE MN 55356 1265 MApLEWOOD DR
LONG LAKE MN 55356
38 28-118-23 32 0009 80 28-1i&23 i3 0041
B A&F A MCKEE J C DAAIDRQN�$D HAUGLID
3025 SIXTH AVE N 1245 IvIAPLEWOOD DR
BRENT&ANGELP.MCKEE J C DANDRON
3025 SIXTH AVE N 1245 MAPLEWOOD DR
LONG LAKE NM 55356 LONG LAICE MN 55356
38 2&118-23 32 0014 80 28-I18-23 23 0006
C KOSEK 8c H KOSEK D E&L C PFARSON
3060 SIX'TH AVE N 1242 HOMESTEAD TR
CfiRISTOPF�R&HEATf�R KOSEK DONALD 8c LI21DA PEARSON
3�0 CO RD NO 6 1242 HOMESTEAD TR
ORONO NIN 55356 LONG LAKE NIN 55356
38 28-118-23 32 001 i BO 28-118-23 24 0001
MELODIE LYNN MARTIN STONEGATE FARM iNC
3050 SIXTH AVE N 80 ADDRFSS UNASSIGNID
MII.ODIE LYNN MARTIN STONEGA'IE FARM INC
3050 SIXTH AVE N C/O PROPERTY RESOURCES CORP
LONG I.AKE MN 55356 6851 FLYING CLOUD DR � � ��
EDEN PRAIItIE MN 55344 �
Date Application Received: 4/20/l6
Date Application Considered as Complete: 5/3/16 �O�O
120-Day Review Period Expires: 7/2/16
� �
yF �
To: Chair Theisse and Planning Commission Members l�kfSH����
From: Mike Gaffron, Senior Planner
Item#5
Date: May 12, 2016
Subject: #16-3829, John& Sarah Lindahl, 2465-2485 North Shore Drive
- Subdivision: Lot Line Rearrangement
- Public Hearing
Zoning District: LR-lA, One Family Lakeshore Residential District(2 acres/200' width)
Application Summary: Applicants own both properties. This is a lot line rearrange�nent
resulting in detachment of a 0.29 acre parcel from 2485 North Shore Drive and re-attachment
to 2465 North Shore Drive.
Staff Recommendation: Staff recommends approval of the lot line rearrangement as proposed.
List of Exhibits
Exliibit A. Application
Exhibit B. Survey-Proposed Lot Line Rearrangement
Exhibit C. Staff Sketch—Analysis of Dry Buildable vs Wetland
Exhibit D. Hardcover Pre-and Post- Calculations
Exhibit E. Airphotos
Exhibit F. Plat Map& Property Owners List
Pertinent Zoning Ordinance Section
Sec. 78-305. -Area, height, lot width and yard requirements.
(a) Height. No structure or building in the LR-I A district shall exceed 2'/� stories and shall not
exceed 30 feet in height except as provided in section 78-1366.
(b) Lots. The followin ininimum re uirements shall be observed:
Lot Area Lot Width Front Yard Side Yard Adjacent Rear Yard Side Yard Adjacent
(acres) (feet) (feet) to Another Lot(feet) (feet) to Street(feet)
2.0 200 50 30 50 50
Summary
The Lindahls are proposing to relocate the shared lot line between these two developed
properties, resulting in a better balance of gross lot area and creating conforming side setbacks
for the existing residence and barn on 2465. In terms of dry buildable lot area, neither existing lot
is conforming to the 2.0 acre minimum, and neither will become conforming as a result of the
rearrangement. In terms of width, 2485 remains conforming at both the OH W L and at the 75'
setback line, while 2465 remains nonconforming, becoming 2 feet narrower at the OHWL but 7
feet wider at the 7S setback line. Both properties remain conforming as to hardcover and lot
coverage. Both properties are served by municipal sewer. They share an existing driveway
accessing North Shore Drive.
16-3829
May 12,2016
Page 2 of 3
Lot Analysis Table
Dry Buildable Area* Wetland Area* Total Area
Existing
2465 North Shore Drive 1.33 ac. 0.00 ac. 1.33 ac.
2485 North Shore Drive 1.63 ac. 0.84 ac. 2.47 ac.
Total 2.96 ac. 0.84 ac. 3.80 ac.
Proposed
2465 North Shore Drive 1.62 ac 0.00 ac. 1.62 ac.
2485 North Shore Drive 1.34 ac. 0.84 ac. 2.18 ac.
Total 2.96 ac. 0.84 ac. 3.80 ac.
* Dry/wet areas calculated by staff—scaled from survey
Hardcover
Tier 1: 25% allowed Pre-Lot Line Rearrangement Post-Lot Line Rearrangement
2465 North Shore Drive 19.6% 18.6%
2485 North Shore Drive 12.8% 12.7%
Building Setbacks. The existing residence at 2465 is approximately 22 feet from the side lot
line where 30' would be required in LR-lA. The rearrangement results in this setback becoming
conforming at 32.9 feet. Likewise, the existing barn at 2465, currently 3.6 feet from the lot line,
will gain a conforming setback of 30.2 feet.
The existing residence at 2485 will remain conforming with regard to side setbacks. The boat
house at the southeast corner of this property is considered as a legal nonconformity, existing
prior to Orono codes (visible in ]945 and 1956 airphotos). This boat house is 11.4 feet from the
side lot line and will be approximately 9 feet from the line after the rearrangement.
No Park or Stormwater Fees Due. This lot line rearrangement does not result in new lots; the
'before' condition is two developed building sites, and the `after' condition is two developed
building sites. Therefore, no park fees and no stormwater trunk fees will be due.
Drainage & Utility Easements. There is an existing municipal sewer easement that crosses
both properties which will not be affected by the lot line rearrangement. Because these are not
platted properties, there are no existing drainage and utilities easements that would be impacted
or that might create future issues if not vacated, and no such easements are required to be
granted.
Drivewav Easements. The lot line rearrangement will result in the need for modifying the
existing driveway easements between the properties. Applicants have submitted legal
descriptions to accomplish this.
Combination of Parcels. New deeds must be created for both properties reflecting the new legal
descriptions. Applicant's attorney will be handling this.
16-3829
May 12,2016
Page 3 of 3
Staff Recommendation
Staff recommends approval of the lot line rearrangement. New proposed legal descriptions have
been drafted for each property. As part of this approval the applicants will be required to file new
deeds based on the new legal descriptions. Planning Commission should hold the public hearing
regarding the lot line rearrangement and make a recommendarion to the City Council.
. ✓
City of Orono
PC Exhibit A
Subdivis�on Appiicat�on
SLBef AddnBss; ����� j r
�NO 2750 Kelley Parkway J
Orono,MN 55356 Date Reoeived: -�—1 �
��- Main: 852-248-4500 S��� m�
��, v, +Z fax: 552-249-4616 AAP�Ication Fee: -
t� sHoo-t MatlingAddf*ess: Escnow#�$ p'�j,� �
PA.Box fi6
tal Ba ,MN 55323-D066 Notes:
PROPERTY INFORMATI�N ar
Site Address: Z-�1 (v J � AK 1� Z..4$ � Iv�'1 ���� p,R�y7=
Property Identification Number(PIN):_O� ^ 1 1"� - 2'3 "' y � -- Oo O 1 �N n 4, o Z
Date Property Acquired (month/year): �8/X�7G1 �F- D��� �Abstract ❑ Torrens (Please check one)
Present use of property: �Residential; number of Units �
❑ Other(specffy)
Zaning Dis#rict: � -- ��{
�1� r.l 63 . �( � N�'o� 11(i NS ic�NQ i.,��/ ���-�c� ��
APPLICANT/AGE INFORMA710�N�: ( mp/ete le al names and meritel status re ulred each interes ed party)
Name(s): ��i{N L.�N C�i}�L Ant 1p {2A4.1 �, L1N►J�4 N
Phone(primary}; t � �- $��
Addres5: � � �t� h Y _ �T Ac` `TJ4. MN 1
Emaii: � v► w 1 v� �,�1 ��, . ca�
PROPERTY OWNER INFORMATtON: � check here if property owner is same as applicant
(Complete lega!names and marrtal sfatus required fr�r each intereste rty) ���� �
Name(s): �1 N t �9 �� N nj . a
Phone(primary): •"'
Address: 0 I p �fp (�(L� �� �� �
Email: ' ' r� • � C� �.�y3,��7
EXISTING LAND USE: �
Number of Tax Parcels:
DeveEopment Size: 0 Acres Dry Land
. 0 Acres Wet Land
• �� Acres TOTAL,afl parcels
PRQPOSED LAND USE:
,�SDlvislon for Tax Purposes L�T l.i�lg !h�.A�1tL9�N'e:s'7��1i�TF
❑Subdlvlsion for New Bullding Sites �
Numher o#Butlding 5ites: Existing Units:
New Units: C`_�
TOtal Units, '��-
Proposed Gross Density � Units per �' � acres
Minimum Lot Slze: Square feet dry buildable land; ?,1/6�-� '�0� t�(�'�
Proposed Use(checic)�Residential ����r �0 vZ�
❑Other(specify) .
RECEIVED
P1AY 0 3 ?(1��
Subdlvlalon App!'�on-Jenuary 201iS � $ �� CITY OF ORONO
Page�
APPLICANT/AGENT AND/OR PROPERTY OVYNER: •
• Agree to provide ail informadon required or requested by the Pianning Department
• Agree to pay addltional fees {staff time not covered in the original tee payrr�ent) andtor consultant expenses incurred in
review of this application,and
• Certi#y that the information supplied is true and correct to the best of his/her knowledge. The applicant and owner
racognize that thqy are solsly respcnsible for submitting a complete application being aware that upon failure to
do so,the staff has no attemativo but to reject it until It Is complete or to recommend the request for denlal of the
request regardless of Its potential merit.
. The Oumer hereby acknowledges and agrees to this application and further authorizes reasonable entry onto the property
by Gty Staff, consultants, agents, Commissbn and CounGl W9embers for purposes of inves�gation and veriflcatiora of this
request
• Appllcant andlor Owner acknovrledge they must be prasertt at all scheduled review meettnps of the Pianning
Commission and Councll. If an applipnt and/or owner is unable to attend a scheduled meeting, please make
arrangements to have an authorized representative attend in place of the applicanUowner and advise the City Planner
asslgned to your project.
.�
Applicant/Agent Sigriature: Date: '?�
ApplicanUAgentSignature: ,�kN '� 'V�(1 N�� Date:
� �<
Property Owner Signatur . Dat�� �
Property Ovmer Signature: ` Date: . 2 `.�.pL(.�
RECE�yE�
MAY Q� �rt F�
SubdUvlsJon Applicedion—January 2018 P 4 # � $ 2 9 �+ ��'0�papNO
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ae�,at orw,o �-� � 2"ti g� ADVANC ErSU�VEYING & ENGINEERING CO.
Al��Np Hardcover Calculation Worksheet I hercby ceRlfy that this report was prepared by me or under my dfre�t supervislon and
Property Address: 2485 North Shorc Dr. that I am a licensed professional land wrveyor under the
� Prepared 6y: Wayne W.Preuhs Date: 4/28/2016 laws of the ShLe of Minnesota.
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Storrtrwater 4wlity Overlay Distrkt Tkr: (CirrJe one) Tkr 1 Tier 2 Tiv S Tle 4 7Mr 5 Wayne W.Preuhs P.S.43503
Step 1: D(ISTING HARDCOVER Step 2: PROPOSED HARDCOVER
In tfie following table ide�tify all kems of exlsting fiardcwer on the pmperty,keyed by letter to M the foNowing table Iderrtify�ItemS of exhti�hardcaver on ehe property,keyed by letterto
CeroBcete af Surny(wrve►r must aaompany thfs fortn). lJse as marry Ilnes as neeeuary to CertiRcate of Survey(wrvey must aaompany thb form�. Use as many Itnes es nerrssery to
aauratel de Ict eidsH hardoover status of the r e accuratd fct rristin hardrnver stetus of the pw rty.
w� Nardcov�r IMm(Desvlbe� Length x 1Mdth Tomi(Squaro Feet� s�y Nerdcwer Item(Daa'Ibe� LenEd�x Wldth otal(Squere feet)
mple Ga x �F• �►s x
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z robl E�aludabk Herdoorer 0 5. 2 Total Exeludeble Hwdcavc a .F.
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For more Information contact:
RECEiV�..� Hennepin County GIS Division
300 6th Sfreet South
Mlnneapolis,MN 55487
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38 09-t17-23 41 OOQ2 38 09-117-23 44 0011
MAtrDEEP SODHI iJORTH SHORE MEADOWS LLC
2515 NORTi-1 SHORE DR 2265 NORTH SHORE DR
WAYZATA M!J 55391 WAYZATA MN 55391
38 09-i17-23 41 0003
CARL R BERGQUIST
ABIGAIL E VANORDEN
2545 NORTH SHORE DR
WAYZATA MN 55391
38 09-117-23 4]0004
]BFFREY L[NiV ANBRADE
2565 VOR7'H SHORE DR
WAYZATAMN 5539]
38 09-I 17-23 41 0009
CHARLES&B[RGITTA SCHOEN
2430 NORTH SHORE DR
WAYZATA MN 35391
38 09-117-23 44 0001
BURTON JOHN LINDAHL JR
P O SOX 26
CRYSTAL BAY MN 55323
38 09-117-23 44 OD02
B JOHN LINDAHL JR
P O SOX 26
CRYSTAL BAY MN 55323
38 09-117-23 44 0003
UOROTHY C�MORRIS G LEVY IR
24Z5 AiORTH SHORE DR
WAYZATA MN 55391
38 09-117-23 44 0008
NORTH SHORE MEADOWS LLC
22b5 NORTH SHORE DR
WAYZATAMN 55391
38 09-lf7-23 44 0009
NORTH SHORE MEADOWS LLC
2265 NORTH SHORE DR
WAVZATA MT! 55391
RECEIV�Q
38 09-117-23 44 0010
HOVDE PRES?1GE WORLDWID�LLC MAY 0 3 2016
880 SANDPIPER COURT t�
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Date Application Received: 4/20/16 ����I
Date Application Considered as Complete: 5/6/16 �� �
60-Dap Review Period Expires: 7/5/16 I
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To: Chair Theisse and Planning Commission Members \`.�� c.`
Jessica Loftus, City Administratar �`�'�"ES"0��-'
From: Mike Gaffron, Senior Planner Item#6
Date: May 12, 2016
Subject: #16-3830, Zehnder Homes, Inc., 1220 Dickenson St. - Variances
- Public Hearing
Application Summary: The applicant requests variances for lot area, lot width, front
setback, side setback, side street setback and structural lot coverage for construction of a
new residence on the property.
Staff Recommendation: If Planning Commission determines that the practical
difficulties test is met and the variances are justified, then a recommendation far
approval may be in order.
Zoning District: RR-1B, One Family Rural Residential, 2.0 acre/200' min. width
Lot Area/Width: 13,533 s.£ (0.31 acre) / ]00' defined width
List of Exhibits
Exhibit A. Application
Exhibit B. Description of Request
Exhibit C. Survey/Site Plan and Enlarged Survey/Site Plan
Exhibit D. Proposed Building Plans
Exhibit E. Practical Difficulties Documentation Form
E�ibit F. Hardcover Worksheets
Exhibit G. Adjacent Owners Acknowledgements
Exhibit H. Plat Map
Exhibit I. Property Owners List
Exhibit J. Neighborhood & Site Airphotos
Exhibit K. Sketch: Setbacks Per RR-1 B District
Background
The applicant Zehnder Homes is planning to construct a new home on this vacant lot. The
property previously contained a home which was demolished in 201 L The lot is just
under 1/3 acre in the RR-1B 2-acre zone, and is a corner lot with the Keene Avenue
frontage defined as front (applicant has the option to have the future home on the site
addressed as Keene Avenue). The property has sewer available and there is an existing
well on the site which is anticipated to be reused.
Applicant is requesting a number of variances, as the buildable envelope under RR-1 B
setback standards is approximately 35' x 20' (see Exhibit K). Developed lots in the
Minnetonka Bluffs neighborhood range from approximately 1/10 acre to just over 1 acre
in area. Applicant is requesting variances for lot area and width; front setback; side
setback; and side street setback. The property is in Hardcover Tier 3 which would allow
FILE#16-3814
March 15,2016
Page 2 of 5
35% hardcover; applicant proposes to construct the home to meet the hardcover limit.
However, the applicant's surveyor failed to account far the deck in his structural coverage
calculation. Because the top of the deck railing is more than 6 feet above existing grade,
the deck counts toward structural coverage, yielding 16.6% where only 15% is allowed.
This results in the need for an additional variance or redesign to avoid the variance.
LOT ANALYSIS WORKSHEET (Variances noted in bold e)
RR-1B Zonin District Re uired/Allowed Pro osed
Lot Area 2.00 ac.minimum 0.31 ac existin
Lot Width 200' minimum 100' existin
Pro osed New Residence
Front Street Setback 50' 30'
(North Side Street Setback 50' 20'
South Side Setback 30' 13.9'
Rear 50' S3'
Structural Covera e:
Total Lot Area Total Structural Covera e
13,533 s.f.+ (0.31 acre) Allowed: 15.0% (2,030 s.£)
Pro osed: 16.6% (2,240 s.f.)
Hardcover Calculations:
Stormwater Total Allowed Existing Proposed
Overlay Area in Hardcover Hardcover Hardcover
District Tier Tier
Tier 3 13,533 s.f. 4,736 s.£ (35 %) 0 s.f. (0.0 %) 3,249 s.£ (24.0 %)
APPLICABLE REGULATIONS
78-420: RR-1B Lot Standards & Setback Regulations.
Governing Regulations: �'a►�iance(Sec. 78-123).
In reviewing applications.for ��ariance, the Planning Commission shall consider the effect of the
proposed variance upon the health, safetv and welfare of the communiry, existing and anticipated
traffic conditions, light and air, danger offrre, risk to the public safery, and the effect on values of
properry in the surroa�nding area. The Planning Commission shall consider recommending
approval for variances from the literal pro>>isions of the Zoning Code in instances where their
strict enforcement would cause practical difficulties because of circumstances unigue to the
individual property under consideration, and shall recommend approval only when it is
demonstrated that such actions wil! be in keeping with the spirit and intent 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 solar energy systems.
Variances shall be granted for earth-sbeltered construction as defined in Minn. Stat. § 2I6C.06,
subd. 2,when in hannony with this chapter. The board or the council may not pennit as a variance
any use that is not pennitted under this chapter for property in the zone where the affected person's
land is located. The board or council may pennit 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 (staff
commentary in bold type):
FILE#16-3814
March 15,2016
Page 3 of 5
1. The variance is in harmony with the general intent and purpose of the Ordinance.
Single family homes and the associated amenities are permitted uses in the RR-
1B district. The area, width and setback variance if granted would allow
construction of a single family home on the property.
2. The variance is consistent with the comprehensive plan. The proposed new
residence structure is consistent with the comprehensive plan guiding of this and
surrounding properties for residential use.
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 property owner is proposing to use the
property in a reasonable manner but the specific locallon and size aspects of
the request are not permitted by the Zoning Code.
b. There are circumstances unique to the property not created by the landowner.
With respect to lot area and width, the substandard lot in single separate
ownership is a circumstance inherent to the lot and not created by the
landowner. Until 2011, a single family residence existed on the property.
The setback variances are a function of the RR-1B District setbacks being
appropriate for the standard 2-acre RR-1B lot, but extremely limiting when
applied to smaller existing lots of record; and
c. The variance will not alter the essential character of the locality. There are both
smaller and larger developed lots in the immediate neighborhood. The
character of the neighborhood is not likely to be significantly altered by
construction of the proposed home.
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 substandard lot area and
width are common in the Minnetonka Bluffs neighborhood, where many existing
homes do not meet the RR-1B District setback standards. This is not the case
throughout much of the RR-1B District, but Minnetonka Bluffs is a
neighborhood created long before the RR-1B zoning standards were in effect.
5. The conditions do not apply generally to other land or structures in the district in
which the land is located. The standards applicable to this property apply to all
other property in the RR-1B District; however, the Minnetonka Bluffs
neighborhood contains many homes which do not meet the RR-1B standards due
to the existing lot sizes.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant. In the opinion of staff, granting of the lot
area and width setback variances is necessary to preserve the property rights of
the owner to build a new residence on the property. Similarly, in order to
construct a residence consistent with tbe size and quality of other new homes in
the neighborhood, setback variances are necessary. Granting of a structural
coverage variance is not necessary, as the plans can be redesigned to eliminate
the need for that variance.
FILE#16-3814
March 15,2016
Page 4 of 5
7. The granting of the proposed variances will not in any way impair health, safety,
comfort or morals, or in any other respect be contrary to the intent of this chapter. In
the opinion of staff, granting of the area, width and setback variances would not
impair health, safety, comfort or morals and would be in keeping with the intent
of the zoning code.
8. The granting of such variances will not merely serve as a convenience to the
applicant, but is necessary to alleviate demonstrable difficulty. In the opinion of
staff, granting of the area and width variance is necessary to solve an obvious
practical difficulty. Granting of some magnitude of setback variances is also
necessary in order to allow construction of a home that is commensurate with
the surrounding neighborhood, which contains a wide variety of homes in terms
of size, shape, etc. The magnitude of the setback variances requested is a
function of the lot shape, topography, and desired home style and orientation.
The Commission may recomil�end and tl�e Couilcil inay impose conditions i❑ grantin�: oi�
��ariances. Any conditions imposed must be directly related to and must bear a rough
proportionality to the i�npact ci•eated by the variance. No variance shall be gi-anted or
changed beyond t11e use permitted in this chapter in the disti-ict where such land is located.
Analysis—Lot Area and Width Variances
Within the Minnetonka Bluffs neighborhood, bounded by Orono Orchard Road,
Dickenson Street, Russell Avenue and The Dakota Trail, there are 23 developed lots. The
breakdown in lot sizes is: 13 lots at 0-0.5 acres: 8 lots at 0.51-1.0 ac; and 2 lots larger than
1.0 acre. While only 3 developed lots are smaller than applicant's lot, the fact that it
contained a residence, was assessed for and connected to sewer, and is proposed to meet
the hardcover and lot coverage standards, all suggest that the lot should be considered
buildable. The developed lot to the immediate south at 1.02 acres is one of the largest in
the neighborhood, while the lot to the immediate west is the same size as applicant's lot.
Analysis - Setback Variances
Absent setback variances, the allowable building envelope for this lot is 20' wide and 35'
long, which would likely result in a narrow, tall, boxy residence of 700 s.f. footprint with a
detached garage (possibly larger than the house) tucked into the southwest corner of the
site—see Exhibit K.
Applicant is proposing to meet the required 50' rear yard setback. The proposed 30'
stoop/35' house front setback is consistent with the street setbacks of the newer homes
directly to the south and across Keene Avenue. The 14' setback from the south side lot
line is more typical of a setback that would be found in a neighborhood of similar-sized
1/3-1/2 acre lots. Note that the proposed house plans (Exhibit D) depict a walkout design
along the south side lot line; the applicant will be revising that to a lookout design in order
to establish the lowest level as a basement and avoid a variance for the house being
defined as three stories where only 2-1/2 stories are allowed.
Analysis—Structural Lot Coverage Variance
The proposed 14'xl5' deck extending from the main floor has a railing height of
approximately 6.5-7.5 feet above existing grade and therefore counts toward the lot
coverage limit of 15%. With the deck, lot coverage is proposed at 2240 s.f or 16.6%.
Without the deck included, the lot coverage is right at the 15% mark. Options to avoid a
FILE#16-3814
March 15,2016
Page 5 of 5
variance are to remove the deck, or have it step down approximately 1.5 feet (3 steps)
immediately at the porch door. Staff does not recommend granting a variance for lot
coverage for a new home where there are opportunities for an alternate design.
Additional Notes
Driveways are required to be located at least 100 feet from an intersection per Code
Section 18-136(e). The proposed driveway is located approximately 40 feet south of the
Dickenson/Keene intersection. Given that there are only 3 other homes on Keene Avenue
and no possible way for that to become a through road or add more homes, this is likely
not a significant concern, subject to review by the Public Works Director.
Practical Difficulties Statement
Applicant has completed the Practical Difficulties Documentation Form attached as
Exhibit E, and should be asked for additional testimony regarding the application.
Neighbor Acknowledgements
Applicant has provided acknowledgements from the adjacent property owner to the south
and the property owner to the east across Keene Avenue, indicating they have seen the
proposed plans.
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 lot area and width variances, as
well as the setback variances, if granted will not alter the essential character of
the neighborhood?
3. Does Planning Commission find justification for granting a structural lot
coverage variance for this new construction?
4. If the Planning Commission concludes that the variances as requested or in
some other manner or configuration are justified, does the Commission find it
necessary to impose conditions in order to mitigate the impacts created by the
granting of the variances?
5. Are there any other issues or concerns with this application?
Staff Recommendation
If Planning Commission determines that the practical difficulties test is met and the
variances are justified, then a recommendation for approval may be in order. If Planning
Commission finds that the practical difficulties test is not met far one or more of the
requested variances, a recommendation for denial, partial denial, or tabling for revisions,
may be appropriate. Options for action include:
1) Recommend approval (with or without specific conditions).
2) Recommend partial approval (specify)
3) Recommend denial, stating reasons.
4) Table for further information or revisions — specify what information or changes
are desired.
5) Other.
PC Exhibit A
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Description of Request p� �h��t B
We are requesting the fallowing variances:
• Setback off Dickenson�e reduced to 20'
• Setback off Keene be reduced to 30'
• lnterior lot line sett�ack reduced to 14'
The neighborhood homes are a mix of distances ofF Dickenson and Keene and many do not meet the
setback requirements currently in place. The home will comply with the 15%structural cover
requirement and the 35%hardcover req�irement,therefore keeping wnsistent with the neighborhood.
We feel these reguests are reasonable and consistent with the neighborhood.
We also would request that the home's address be changed to Keene Avenue,as the house wflE face
Keene and would be more consistent with the neighborhood as well.
REC�NE[�
APR 2 0 ��tt^
# 3 s 3 a �'iITY OF ORQNO
- j---�� �overh�Descriptian:Lots 1 &2,Block 2 and ihe east half of the adjacent vacated alky,
/ MIIVNETONKA BLUFFS,according to the racotded plat ihereof,HennePin CamtY,
� / Minnesota.
/ / � � 1. Adr3ress: 1255 Dickenson PC Exhibit C
� / � .� Street,Omno,Micmesota
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954.3 i �957.3 959.4� �9 . 964.8 /- 967.1 � 969.3 9 � g 12.� 2. Exisfing vtilities shown are ahown in an approxi[nate way on2y. The contractor
" � / ahail detertnine the exact location of any and all czisting utilities before
h 45 N d./ �j ('�T � � commencing work. He ag�ses to be fuqy�,esponsible far any and all d�ages
� �o � � DIC��EN S 1�I ►J 1 ET � �5 arising out of his faiturc to exactly locate and presGrve any and all existing utilities.
� � 9 965.3 96 .6 963.5 + 97 `L1
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GAS � 3. Must maintain a minimum 2%slope grddient to accommodate positive dcainage.
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°' � � 967.8 x�� 3 x 971.p aREAKX 9,��� / X� � � N� X(972.5) `A e�csccly how the driveway shall be built.
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c�"K I f ��. ^ •c� - 22.0 a .•. � easements per the recorded plat ars shown un�ess otherwise denoted heieon.
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�Q o� �3 ; � � i - . 30.0 � F` � � , Proposed Top of Foundation Ekvation =972.7
n�, a a -�- 50------ � ; " 70.1 0 � m 9 Proposed Basement Floor Elevation =964.D
:v� _ ���------- Bse� 3.5 �2� Q a � Praposed Lookout Elevation =967.0
�� � EXISTiNG GARAGE i 873 53•2 6�-1 `� ' � 1�-rI
��'J GF - 966.3 �• 96�� ���, � i' 3.5 ti 3a.o' T To P �v � �1� CURRENT 20NING:R-R 4B
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-x�e.o � Q, MIN.FRONT:50'
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BREAK'1 MIN.CORNER LOT:50'
96 6 � ri--'* ROPOSE °0 iO- 969"0 MIN.REAR:50'
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9fi .B �--964-- � � � Q' cn
I m � \ Lot Ana = 13,533 S.F. 11rO R.��
- � `���6� �6 S89�00'27"E 135.44 X - F � X 966.4 � m \ xo„se a.rea = i,3zs s.�.
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ssi.�- (PLAT = 135.75) � 864.4 6 F � � N � S�� = 62�S
/ x � ��-g�0.4~� � </�,Gx 965.5
/ 5p� X 859.2'�6Q�{J6 p` �6, F � � r a � Total Area 2,023 S.F_
x 958.5 x 95Q.4 �\ qg4,y m '� o `✓ CoveTBge= 14.9%
l' %� � \ � x 964.5 - HaTdCOVeI'
"ssl.g �' G� � X 957.g�5g�� x 960.5 � � Lot Am.� 13,533 S.F. ---- _ _ _
� � � \"9��� �XIS7ING DRN�WAY���'8 � 965.0 \ House Area = 1,952 S.F.
:' �L �� 1 � � Driveway Ama - 8s i S.F.
` X 961.1 � � � -
Stoop M�a - 94 S.F. nxnw�ca n►m ur�urY�sm��xrs
esneoN�eou nfico�rur,van
X 95�.fi 57.8 961.4 Sidewalk Aira 112 S.F• �,,���,���
o,'�� ` � Dxk Atea = 220 S.F.
EXISTING WO ', \ Tats]Area = 3,249S.P.
4 � GF - 961.6 Cove�age= 24.0°/,
I 1 wo - s54.o � C8g
{ 1 ( I hezeby certify that this survey,plan or report was prepared by ine ar
SURVEY LEGEND under my direct supervision and that I am a duly Licensed Land Surveyor
__ __�_.-------- _....-----__ _ under the laws of the State of Minnesota.
� SORA� ORAIN -°7z�° GRDU!�•D REVAT40N � EXIS�NG TREE CONCREfE CURB RECENED
� CATCH BASIN (ans) FRCPO5E� ELEVA710N � PROP05ED TREE -> SANITARY SEWER DBtC(�f,�i1S 2 }1 dSy O�Aplil,ZO1G.
D4 GATE VALVE � WETLA.UD BUFFER POST +� PROPOSED TREE ��STORAd SEWER
17 HYDRAN'T CH�j HAIvD HO�E ,� BI7UMINOUS -l WATERMAIN MAY 0 fi 2Q1�
O :ROY PIPE SEf QE ELE�TRIC TRANSFORMER 0 CdNCRETE - - - QROAOSED SILT FENCE I
• lRON PIPE FDUND � TELEPHONE PEDESTAL �-- CONTOUR PROPOSED = �T- DRAIN TILE � Z � �O � C�'n(OF ORONO l • �„�
� SAh1TARY MANHO�E LU UTI�iTY PEDESTAL �'+o� CONTOUR EXISTING -x-x- FENCE ,� David B.Pemberton,PIS Minnesota License No.40344
0�0.0 SEWER SERVICE ELEVA1i0N -+- DRAINAGE ARROW 8561.- 3UILD]NG SEfBACK L'NE ' pCTTlbertOIl�Sat�Te.COIi1
JOB#:99595-Ofi1 REVISIOfdS ��R9!s�R� VARIANCE EXHIBIT
FIEID CREW:CUAT CITY COMMENTS 5-6-16 DZB �`` ,- Fo
DRAWNBY:DZB � � SATHRE-BERGQUIST INC.
3d 1S 0 15 30 6p
�, �,,, # � 75C 50UTH BROADWAY WAYZATA,MN.55391 (852)476-600p PREPARED FOR
CHECICEDBY:DBP "� ��`�� ZEHNDER HOMES
DA1E:4-20-9 6
NFRs p�� SCALE I�T FEET
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PC Exhibit E
PRACTICAL DIFFICULTIES DOCUMENTATION FORM
This form is a required submlttal for ALL variance applica#fons. An application will not be considered
complete or plaoed on any meeting agendas u�ai this form is complete and submEtted to the City.
Minnesota State Statutes Section 462.357, Subdivision B(2) requires that practical difficul�es bs ciemonstrated in
order for a variancs to be grar�ted. The difficulties rnust be unique to the property es variartces run with the land
and nat the iand ovmer. Personal arrd economic sifuations are not conslder�ed vslid pracflcs/d�curties. In order
for an applicabon to be heard by the Planning Comm9ssion and City Council practical difficulties having merit must
be demonsirated.
HOW DO I PROVE A PRACTICAL DIFFICULTY?
This form has 12 points ouUining the basls Clry staff uses to determine fF prectical difficuitles exist and how the
varlance will affect ths surroundfng c�ommunity. To prove prac�cal difflculUes, eddress all the relevant points listed
below and answer them as cleariy as possible.
SEnce you are requesting the code exception, you have the burden of proving that the variance Is)ustified.
The information the City receives is what is used In determining a denial or approval recommendetion. If you leeve
something out lt will not be consldered.
P/ease address each of the twelve practica!dtfflcu/fles criteris as they relate b the request, if they do not apply,
wrlte N/A In the spsce provided: s.�� ��,�.�c�� j"'� R 1( 1 `-��S
'T e r 'i
1. "The property ovmer proposes to use the property in a reasonabfe manner nat permitted by the Zoning Chepter.`
2. "The pllght of the larxlowner is due to circumshances unlque to his property not created by the landowner."
3. "T'fi�e variance,if granted,w�71 not alter ths essential ct�aracber of the locality."
4. `Econamlc considerations alona do not constitufe practical difficul6es If reasonabte use for the property exists
under the terms af the Zoning Chapter."
5. "Practical difficufdes include, but are not limibad to, inadequate access ta direct sunEight for solar energy
systems. Varfances shall be granted for earth sheltered constructbn as defined in Mlnnesota Stah�t�,Sectlon
116J.06, Subd.2,when In harmony with this Chaptar.'
6. "The Baard of,4�peals and Adjustrr►eMs or the Councik may not permit as a varlance any use that is not allowed
under this Chapter for properly in the mne where the affected person's land Is located,'
R�CEIViED
ve,�►,�e a�opx�aeon-ap,tr 2ors
Page 4 �R 2 a 7n��
# � $ � O C17�r oF o�on�o
7. "The Board or Coundl may pertnit as a variance the temporary use of a one-famify dwetling as a two-family
dweNing'
8. `The special conditivns epplying to the structure or land in question are peculiar to such property or immediately
adjoining property.'
9. `The condl�ons do not apply generally to other land or structures in the district In which said land is located"
10. "The grenting of the appllcation is necessary for the preservation and enjoyment of a substantial property right
of the applicant.°
11. "The granting of tt►e proposed variance will not in any way impair heaEth,safety,comfort,morals,or In any other
respect be contrary to the intent of the Zoning Code."
12. "The granting of such varisnce will not merely serve as a cornenience to the applicant, but is necessary to
alleviake demonstrable difficulty."
Practical Difficultiea 3tatement
Should you feel the practical d�cuEties cannot fully be described in the above criteria, describe the pra�cal
diffculties prevertting compliance with Zoning Ordinance requirements in the following lines (attach additional
sheets If necessary):
RECEIVED
Varfanc�s Applicdfron—Apnl'2016 AnD Z O qn i�
P�5 ��R 1!1
c�nr oF o�or��
. ,
Answers to Practical Difficulties Documentation Form
1. The property is zoned far single-fami4y residential and the proposed use of the property is a
single-family home,whi[h would be a reasonable property use. The current setbacks would
restrlct the building pad to approximately 20'wide by 35'deep,wE�ich is not conducive for the
construction of a home.
2. The setbacks were put into place after this lot was recorded. There was previously a house on
the property that would not have complied with the current setbacks. Many of the homes in
this neighbarhood do not meet the current setback requirements.
3. The neighborhood consists of other single-family homes and therefore,the proposed single-
farttily home would match the existing character of the neighborhood.
4. This is not an economic issue, it is a building pad issue.
5. N/A
6. Property ls zoned single-family and that is the proposed end use.
7. N/A
8. Many of the hauses in this area would not comply with the current setbacks.
9. Many of the houses in this area would not comply with the current setbacks.
10. Without a varlance to increase the building pad,this property is essentially unbuildable.
11. The proposed variance and end use will not impair health, safety,comfort,morals or in any way
be contrary to the Zoning Code. We are making a concerted effort to maintain the 15%
structural cover,therefore keeping the house at a proportional size compared to the lot and
surrounding homes. This property 9s zoned single-famfly and that is the proposed end use,so it
canforms to,and will be an asset,'to the neighborhood.
12. As stated previously, without a variance,this property is essentially unbuildable given the 20'x
35' building pad the current setbacks allow for.
RECEIVED
APR 2 0 7�15
� 3 Q I� � CIiY OF ORONO
V ./
,
�
Answers to Practical Diificulties Documentation Form
1. The property ls zoned for single-fami4y residential and the proposed use of the property is a
single-family home,whith would be a reasonable property use. The current setbacks would
restrlct the building pad to approximately 20'wide by 35'deep,which is not conduci�e for the
construction of a home.
2. The setbacks were put into place after this lot was recorded. There was previously a house on
the property that would not have complied with the current setbacks. Many of the homes in
this neighborhood do not meet the current setback requirements.
3. The neighborhood consists of other single-family homes and therefore,the proposed single-
fatttily home would match the existing character of the neighborhood.
4. This is not an economic issue, it is a building pad issue.
5. N/A
6. Property ls zoned single-family and that is the proposed end use.
7. N/A
8. Many of the hauses in this area would not comply with the current setbacks.
9. Many of the houses in this area would not comply with the current setbacks.
10. Without a varlance to increase the building pad,this properry is essentially unbuildable.
11. The proposed variance and end use will not impair health, safety,comfort,morals or in any way
be contrary to the Zoning Code. We are making a concerted effort to maintain the 1596
structural cover,therefore keeping the house at a proportional size compared to the lot and
surrounding homes. This property is zoned single-fam[ly and that is the proposed end use,so it
canforms to,and will be an asset,to the neighborhood.
1Z. As stated previously,without a variance,this property is essentially unbuildable given the 20'x
35' building pad the current setbacks allow for.
RECEfVED
APR 2 0 7n 1�
� 3 Q I� O C(iY OF ORONO
V ,J
City of OrOno PC Exhibit F
�No Hardcover Cafcula#ion Worksheet
4 , PropertyAddress: ! Z SS.... �,�`k���� s?
f
` ���o*` Prepared by, � ��� �� Date: � �
r��L' -l��--Q/!o�
Stormwater Quality Overlay District Tier. (Circle one) Tler 1 Tier Tier 3 ier 4 Tier 5
Step 1: EXISTING HARDCOVER
in the following table identify all items of existing hardcover on the property, keyed by letter to Cert'sflcate of
Survey(survey must eccompany this form). Use as many lines as necessary to accurately depict existing
hardcover status of the property. For 1'ier 1 properties, identify any features by letter within the 75'setback line
and calculate herdcover square footage separatety for each portion.
� Survep Hardcover Itsm(Deacrlbe) Length x Width g tuare feet
C 's 24'x HO' 20:S.F.
A S.F.
B S.F.
C ���� � � S.F.
� S.F.
E S.F.
` F S.F.
G S.F. �
H S.F.
� S.F.
� S.F.
K S.F.
� S.F.
M S.F.
� S.F.
� S.F.
P S.F.
Q S.F.
R S.F.
S S.F.
T S.F.
� S.F.
V S.F.
W S.F.
X S.F.
Y S.F.
Z S.F.
1 Total Exlsti Hardcover S.F.
F.�oFu�H�doo�ner Ca1s=ac 7s-4884�
S.F.
S.F.
S.F,
S.F.
S,F.
2 Tota!Exdudable Hardcover S.F.
3 Net Existin Hardcover Subtract iine 2 from line 1 S.F.
4 Total Lot Area S.F.
Existing Hardcover Percontsge [(3)T l4?l C� �6
(Proposed liardcover next pags)
RECEINED
v�„�ap�u�-,a�,�a 2ots APR 2� ?�1 t�
P�� � � 830
cmr o�oRowo
City of Orono
�n�o Hardcover Calculation Worksheet
� Property Address: / Z S—.S-- ��,�c.,�sa� S�7'
`' ` Prepared by: Date: � ct
/ /b
S#ormwater Quality Overiay District TEer: (Circie one) Tier 1 Tier Tier 3 ier 4 lier 5
Step 2: PROPOSED HARDCOVER
In the following table,identify al I items of proposed hardcover on the property,keyed by letter to Certificate of Survey
(survey must accompeny#his form). Include all existing hardcover items that are intended to remain,as weil as all
proposed hardcover items that w'sEl be added. Use as many lines as necessary to accurately depict proposed hardcover
status of the property. For Tier 1 properties,identify any features by letter which are within the 75'setback line and
calculate hardcover s uare foota e se eratel for each ortion.
Key to Harticover ltem{pescribe) Length x Width � 7otal
8urve S uare Feet
a•x 30' S.R.
' A S.F.
B S.F.
� C �Lt✓!�� S.F.�
'—_.��_ S.F.
E S.F.
F S.F.
G S.F.
H S.F.
! 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 S.F.
T S.F.
U S.F.
V S.F. ;
W S.F. �
X S.F.
y S.F. `
Z S.F.
1 Tota1 P osed Hardcover S.F.
�iier�k�rrar C Code�c 78-iM4: �
S.F.
S.F.
S.F.
S.F.
S.F.
' 2 Totai Exdludable Herdcover S.F.
• 3 Net Pro osed Hardcover Subtract line 2 from line 1 S.F.
4 Total Lot Area S.F.
Proposed HardcovQr Percentage [(3}+(4)] Y.
�ECEN�L�
Va�ar+oe APpNceNon—Aprif 2018 page 8 t-I/iY O l��1J��
� � $ y � ���
PC Exhibit 6
ADJACENT PROPERTY OWNERS'ACKNOWLED6EMENT FORM
I (we)_�..R/�P� ��'J� of__�.3� 1�P./1� �/� .
(print name(sjj [prin#address]
have rsviewed the plans for the proposed improvement or proposed use of the property located at
� �-�' � also referred to as Land Use Application No.
I (we} understand that in executing thfs acknowledgement, I (we) am (are) not asked to declare approval or
cfisapproval of the property or use but merely to confirm for the City Counal that I (we} am (are) aware of the
improvement plans and that the proposed neighbor's proJect or use requires Council approval.
�1�..�_ 1�� I b
roperty Owner Date
�' . .� t�� �q� 16
Property Ovmer Date
If you have any informa6on that may assist the City in the review of this Land Use
Application, please submit your comments to the Buf{ding&Zoning Office at least 1 Q
days prior to the scheduled meeting date.
��w w+rrw*w�twrw+rw►**etwRw err��:rnsrsttt»swr rwxw�rr wrxrx wrw�rvnr��v.�+ir rr,e*+,��+r,e tt�*a,e*�rre�t�s+rw w�riw�►�wa,ti rw�waM a�ai�.t�wtt*
ADJACENT PROPER7Y OWNERS'ACKNOWLEDGEMENT FORM
�
I(we) �� lT`'�y of �Z z� �f�..�.G..sr.. -�'
[print name(s)] [print address]
have review�d fhe plans for the proposed improvement or proposed use of the property located at
t�--.S�s- C�3.. w..s.,n also refeRed to as Land Use Appifcatlon No.
we) understand that in executi this�dcnowledgement, I (we) am (are) not asked to dedare approvai or
d pp I of the property or merely to conflrm for the City Council that ! (we) am (are) awere of the
imp v nt plans and that the p osed neighbar's project or use requires Council approval.
�
Pr Owner Date
Property Owner Date
If you have any information that may assist the City in the review of this Land Use
Apptication, please submit your comments to tfie Building 8�Zoning OKce at least 10
days prior to the scheduled meefing date.
RECEIVED
ver�ence bppl'�ca�on—,4prx 2ars
Pege 12
APR 2�0�7n��
� � Q �O i;IIY OF ORONO
�7
� _ _. Hennepin County Locate & Notify Map PCE7thibitH
Provided By: Resident and Real Estate Services Department Date: 4f201'Luib
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Buffer Size: 350 feet o so �20 2ao rt
Map Commenta: I � � � I � � � I
1255 Dickenson Street
Orono For more infortn8tion contact;
MN 55391 RECEIVt� Hennepin CouMy GIS Division
300 6th Street South
Minneapo[is,MN 55487
MAY 0 6 2t�16 g�s.info�hennepin.us
cinr oF oRorvo � � � �� <
► AaanV-m�-oo9-� ; w,�n�aa�wo�+��i� e�...W.M� � �p9LS�/l!l3AV3µ�qQba�zasllRf
; Wo���wNw►nn �oP►�++n�4 0l Q�II�! p� i �al���IP�#�blk
�
38 02-]17-73 13 0008 38 02-117-23 31 0632 38 D2-1E7-23 3l 0042
W[LT..IAM W&NADINE MCGUtRE HENNEPIN FORFEITE�LAND DONALD E&JOANNE K DAVIDSON
3l5 WOODHILL RD 1027-NC 568 KEEME AVE
WAYZATA MK 35391 WAYZATA MN 55391
PC Exhibit I
38 02-1 l7-23 31 0002 38 02-i 17-23 31 OQ33 38 02-117-23 31 0047
W W MCGUIRE&Ti M MCGUIRE H&)DEVELAPMENI'PRTNRSFIP KAPLAPi STRANGIS&KAPLAN PA
313 WOODH[LL RD HOWARD B DETTLOFF SS00 WELIS FARGO CENTER
W AYZATA MN 55391 i00!TIVELVE OAKS CTR DR 1015 90 7TH ST S
WAYZATA MN 55391 yIINYEAPOLIS MN 55402
38 U'_>-117-23 31 0003 38 02•117-23 3t 0034 38 Q2-11�-23 31 0048
]OSEPHIA'E B CARPENCER CITY OF ORONO THOy[,45 C G[EL
PO BOX 659 P O B07C 66 I225 DICKEIYSOAf ST
WAYZATA MN 55391 CRYSI'AL BAY MN 55323 OROND yfN 55391
38 02-117-23 31 OOI4 38 02-117-23 3]0035 38 Q2-117-23 3i 0051
CHARLES GURLER HENNEPIN FORFEITED LAND PA[:L A&MEGAN M BENNEI'T
4905 EAST QUIEN SABE WAY 1027-NC S00 HA?�TC.QN AV6
CAVECREEK AZ 85331�123 WAYZATAMN 5539!
38 03-117-33 3}0015 38 02-117-23 31 0036 38 02-117-23 31 0052
RUBERT&MICHEL KOEHNEN HFI�NEPIN FORFEITID LAND R T&V H]AFFRAY
537 HANLON AVE 1Q27-NC 540 BARRETC AVE
WAYZATA MN 55391 WAYZATA MN 55391
3B 0'!-117-23 31 0036 38 02-117-23 31 0037 38 02-I 17-23 42 001 i
}3ADASSAH YEHUDIT 7AHARA WENpI LOU OBERMAIER CITY OF ORONO
5(�5 HANLON AYE F�NT OI.iVER OBERMAIER P O BOX 66
WAYZATA MN 55391 520 HANLON AVE CRYSTAL BAY MN 55323
WAYZATA MN 55391
38 02-I i7-23 31 W37 38 02-117-23 31 0038 38 02-1:7-23 42 ODl3
H 8c J D�.VP.LUYMEN"I'PRTNASHP KpNiRAD C KRUGER HE,�fNEPIN COUNTY
]001 TWELVE OAKS CTR DR 366 WATER ST REG[OA'AL RAILROAD AUTHORITY
S7'E 101 S EXCFI.SIOR MN 55331 701 4TH AVE S SUI'CE 400
WAYZATA MN 55391 J4WYEAPOLIS MN 55415
38 02-317-23 31 0028 38 OZ-1 I7-23 31 0039
THOMAS P LABELLE SCQTT A HAGS
539 KEENE AVE l295 DICKEI+SSON ST
WAYZA7'A M'r' S5391 ORONO MN 55391
38 02-117-23 3� UUz9 38 42-117-23 31 0040 � � $ � �
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1027-NC ]205 DICKENSON ST
WAYZATAMN 55391
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L]NO LAKES MN D5038 55 RU SEGI.AE �l71(OF ORONO
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Caltulations for Reviewed by Date
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To: Chair Thiesse and Planning Commission Members ��`�'�
Jessica Loftus, City Administrator
� a
From: Melanie Curtis, Planner mcc yF 1
�
��kfs N o��`
Date: 11 May 2016
Item#7
Subject: #16-3815, Half Story Definition/Discussion of Massing Regulation
Memo#2; Public Hearing (Continued)
Exhibits
ExhibitA. FAR comparison spreadsheet
Exhibit 8. Builder Feedback(revised)
Exhibit C. Draft PC Minutes from 04/18/16
Background
At the April meeting, a public hearing was held to discuss the possibility of amending the City's
massing regulations.Two options were discussed and the amendment was tabled;the public
hearing will continue at the May 16th Planning Commission meeting. Following discussion,
direction was given at the meeting to bring the discussion to the May work session for further
exploration of the two suggested options,which were as follows:
Option 1: Option 2:
• Remove the number of stories • Remove the number of stories
limitation. limitation.
• Keep height limitation as it is • Keep height limitation as it is currently
currently calculated at 30'. calculated at 30'.
• Keep 15%structural footprint • Remove 15%structural footprint
maximum (for lots under 2.0 acres). maximum.
• Establish a Floor Area Ratio(FAR)
limit for principal buildings.
Based on Staff's analysis it appears that with the current 2%story height limit and 15%
structural coverage limit the City already has the functional equivalent of a FAR of 0.39. If the
goa) is to increase flexibility for design and eliminate the cumbersome half story calculation a
FAR of 0.39 could be established. If the goal is to simply do away with the half story issue (i.e.
"Option 1") it can be accomplished pretty easily. However it should be acknowledged that
"Option 1" does not allow footprint flexibility and may/will result in more full "3 story' homes.
Discussion:
During the work session, staff presented a number of discussion points, outlined in bold below.
Ultimately,the Planning Commission felt Option 1 best meet the goals of the ordinance.
Both Options: How would small lots and lots over 2.0 acres be addressed?
Utilizing a FAR approach,staff would suggest a similar breakdown to the existing code provision
#16-3815
16 May 2016
Page 2 of 3
which allows up to 1,500 square foot footprint for properties less than or equal to 10,000 square
feet. Option 2 could allow these properties up to 3,900 square feet (1,500 x 2.6=3,900). FAR
would exclude a basement, so the definition of basement would still be utilized.
If properties over 2.0 acres are not limited to a specific FAR level the basement determination
on 2+acre lots becomes irrelevant;the same applies with the Option 1 scenario where the
number of stories limitation is eliminated. Meaning, a home on a property exceeding 2.0 acres
may indeed become a 3-story home as currently defined, however the 30-foot height limit will
still apply.Staff briefly considered a graduated FAR limit based on lot size if Option 2 is
preferred, however establishing a limit on the footprint/size of homes where there is currently
have no limit may appear to be an overreach.
Option 2:What would the appropriate FAR level be?Would it be graduated?
The City's current 15%footprint limit combined with the 2 %story maximum result in a FAR of
0.39. Hardcover and setbacks further limit the footprint size. Because a change in the massing
levels wasn't directed, staff suggested establishing FAR for properties 10,000 square feet up to
1.99 acres at 0.39.
For the reason listed above staff is not proposing a FAR for properties exceeding 2.0 acres.
Option 2: How would FAR be calculated?What is included?
Commonly FAR is calculated using the outer dimensions of the principal structure at each level.
Attached garages are included; basements and non-habitable attic spaces are often not
included. As staff was working through real world examples it became clear that due to the
uniqueness of home designs some alternatives should be discussed, such as:
1. Open porches.
2. Enclosed porches/covered balconies.
3. Decks.
4. Rooftop decks.
5. Breezeway Connections.
6. Bay windows.
7. Chimneys.
8. Exterior steps and ramps.
9. A portion of the home with a basement floor level sport court with two story height.
Although it technically could be considered part of the basement which would not be
included in FAR,the two story height impacts bulk/massing.
10. Bonus room over garage. Depending on the home's layout the bonus room could be a
separate standalone level, or it could be on the same level as the 2"d story of the home.
Staff recommends counting attached garages and all habitable space above a basement, as
defined by the building code. Basements where the ceiling height is greater than 14 feet (the
above sport court example) should also be counted toward FAR.
Both Options: How should Accessory Buildings be handled?
The Code outlines limits for maximum accessory building size as well as a maximum total
accessory building footprints based on lot area. Currently, accessory buildings and principal
buildings all contribute to the 15%structural maximum. Under Option 1, staff suggests no
change.
#16-3815
16 May 2016
Page 3 of 3
If Option 2 were selected Staff would suggest keeping the accessory building limits as-is and not
including accessory buildings in FAR. Lot area limits as well as setbacks and hardcover would
dictate accessory structure allowances.
Planning Staff Recommendation
The Planning Commission should re-open the public hearing, receive any new feedback from the
public, and then discuss the two options. During the May work session the general consensus of
the Planning Commission to proceed with Option 1 which simply removes the number of stories
limitation as it was the simplest approach. If, after additional discussion and public feedback,the
Planning Commission continues to find Option 1 as the best option staff should be directed to
draft an ordinance reflecting Option 1 for the City Council's consideration.
B C D E F G H I J K L M
Suggested
1 FAR
Total s.f.
difference
Allowed Total Floor between
Zoning Principal Strudural Structural Area(s.f.} actual FAR& Accessory
District Lot Area I.ot Area Structure Coverage Coverage Footprint+ Existing/ suggested Structure
Z Size (Acres) {s.f.) (s.f.j Percentage (15%) 2.5 story Actual FAR 0.39 FAR Max(s.f.)
3 Lot 1 1/2 acre � Z n 49,825 4,759.0 9.55% 7,473.75 12,373.0 0.248 19,43175 7,058.75 2,000
4 Lot 2 Z/2 acre ').i.3 14,211 2,ifi2 0 ]5 Z1'-� 1,i 31 f�5 5,267.0 ��..3�%' S,�41. 29 1;`.2•:3 2,000
5 Lot 3 1/2 acre 0.28 12,308 1,845.5 :4.99� 1,846.�0 4,797.0 0.390 4,800.12 3.12 2,000
6 Lot 4 1/2 acre 0.35 15,427 2,314 0 �5�r'•;;; �,z��l i;5 6,016 4 0 �9� 6,t)16.5 3 �) 13 2,000
7 Lot 5 1/2 acre 0.75 32,b03 2,596.0 7.969� 4,890.45 6,749.6 0.207 12,715.17 5,965.57 2,000
8 Lot6 1/2acre 0.2�. 9,004 1,4760 tE� :�9�': �,35t' t�s' 3,837.0 0 �1?G 3.��� t 5F, t3?5.�4) 2,000
9 Lot 7 1 acre 0.5b 24,400 3,647.0 14.953'0 3,660.00 9,482.0 0.389 9,516.00 34.d0 2,000
10 Lot 8 1 acre 0 35 15,577 2,039.0 2�C�9": 2.33h �c 5,301.0 i' i�s0 �,075.0� J74 �)� 2,00p
11 Lot 9 1 acre 0.45 19,586 2,915.0 14.88% 2,937.90 7,579.0 0.387 7,638.54 59.54 2,000
12 Lot 10 1 acre 1.21 52,506 4,542 0 R.�,S�%�; :J,�;:, tlf) 11,809.0 G 2?5 20,477_34 H:66R 34 2,000
13 Lot il 1 acre 1.79 78,050 6,103.0 7.82% 11,707.50 15,867.0 0.203 30,439.50 14,572.5Q 2,000
14 Lot 12 2 acre �) �Z 14,000 2,101A t� t�'.'�� 1,100�U 5,462.6 �3 ;�[� ;.460{�t) (7. b0) 2,000
15 Lot 13 2 acre Z s�i 110,795 4,611.0 4.16%a 16,619.25 9,222.Q 0.083 43,210.05 33,988.05 2,400
16 Lot 14 2 acre ? 7�' 119,183 2,86Z.0 ' =G-!: � ?.87� �5 7,4410 C�C��2 �h.4R1.37 39,Oa0 37 2,400
17 Lot 15 2 acre � ��' 39,050 3,700.0 9.489�0 5,857.50 7,400.0 0.190 15,229.50 7,829.50 2,000
18 Lot 16 2 acre c� f�:' 27,086 2,813 0 10 3�3"�� a,q57_.�3C� 7,313.0 0.270 10.5�3 ;a 3,?50.��� 2,000
19 Lot 17 2 acre 2.72 1I8,377 2,687.0 2.27% 17,756.55 6,986.0 0.059 46,167.03 39,181.03 2,400
20 Lot 18 2 acre �l 2? 11,951 1,794 0 l 5 Ot°� ?,792.65 b,016.0 0.503 4,660.89 j1,355.11} 2,000
21 Lot 19 PRD 0.57 24,628 3,300.0 13.40% 3,694.20 8,580.0 Q.348 9,604.92 1,d24.92 2,000
22 Lot 20 PRD f�.�3_� 40,389 4,740.0 �I ?�'�.• 6,�5s 35 i2,324A o 3n5 15.751 71 3,az� 7 i 2,000
23 Lot 21 PRD 0.'2 14,094 2,327.0 16.51% 2,114.10 6,050.0 0.429 5,496.66 (553.34} 2,000
24
25
(�aoc) = proposed is .ti
smaller than allowed �
26 cunently �
a
:�i
Z:\Zoning Applications�2016#3797 thru\i63815(half story definition)Text Amend\FAR spreadsheet D
, PC Exhibit 8
Updated 042516
FEEDBACK#1: (AMENDED)
If still open to suggestions, i have added some additional cornments. For ease of viewing, I have ediied
the additional comments in BLACK. As well, I have added comments in RED relative to the"Code
References—Sec.78-1.—Definitions"section below. Responses in RED
2 Options:
1. Remove the number of stories limitation. Ok.
Keep 15% structural footprint maximum (lots under 2.0 acres).
Keep height limitation as-is at 30'.
a. Change how height is measured% 5uggestion: make�asier to use: average grade
= highest to lowest grade average: max heiraht � is the average of primary
roofs from �►a+t�primary�as;;i� tc;�prlmary ric�cy�; �xcluding dormers set
on the main roof.
2. Remove the number of stories Ilmltatfon.
Keep height limitation as-is at 30'. I somewhat agree with tltls slnce height seems to
create more"masss than footprint. A 1-story, low pitched rambler ooulc! have twloe
as much footprint as a many-storied,tall as possible structure and stlll appear
smaller.
REmove 15�/o structural rootpnr�t r,aam�um Ye�.
Lst3rl��.:-+ n ► h-,t,+ Ar�t� RatiU h�lti� �ur ! �i u�_I�.�t.l struCtUres. No—tFlere are enough ottler
controls for height & massing with structural coverage and hardcover
combined, Has no effect on massing.
Wha! �s �ntfurJ�d in �AR? If FAR does happens, consider to loosen structurat
footprint limitation to 20% - 25%, depending upon lot size, or, no footprint
limitation. Let hardcover help control that.
i. E3asemP��ts� No. Does not contribube to f�ears of massing.
ii. Atacs, or area under a roof? No. Does not oontrlbute to
fears of massing.
3, fVan-canfar�ming smalt Idts: the� shauld be auto variances far small lots in iarge lot
zoning, e.g., if a lot is 60% of a conforming required lot size, require 60�/0 of required
setl�acks and structural coverage. Og�change zoning class in areas where most�II
lots are too small bo meet requirements,a� that almost always require variances to
be put to a reasonable use.
Sec. 7�-:
The following words,terms and phrases,when used in this chapter,shall have the meanings ascribed
to them in this section, except where the context clearly indicates a different meaning. Unless specifically
defined in this section,the words and phrases used in this chapter shall have the meanings given#o them
in chapter 82.
Basement means that portion of a building that is partly or completely below the existing ground level.
A basement shall be consldered as a story for purposes of determining the number of storfes in a building,
when the finished surtace of the floor above the basement is more than six feet above the existing ground
level for more ttten 50 peroent of the basement's perimeter. Basement work around to nat be a story is
simply to extend the basement per(meter,e.g.,do storage or sport court under the garage or porch,
which makes absolutely no positive or negative effect on "massing." This manlpulation Is never
visible,which is the primary concern about "massing." A blind person could care fess about these
concerns. The perimeter of the basemerit does nat inGude portions of the house or garage that da not
have a lower level but are merely"unexcavated"_Arti�icially raising the grade adjacent to the foundation of
a strvcture(by filling or by a combination of filling and retaining walls)above the surrounding natural terrain
shall not be allowed as a method for converting a defined story to a defined basement, regardless of any
1
other benefits to the property of such action.Finished grade that increases more than one foot from existing
ground level shall he considered as artificEally rafsEng the grade. Who says any existing grades are
magically pertect in any way? Many grades can be too high or toa low that are either natural or in
the past man-created. A4 well,existing grades may be problematic Qiven buildable areas of the site
wiri, respect to water management and run off. However,artificially raising the grade wt�en such adion
merely restores a previously excavated site to its original natural grade may be used as a method for
converting a defined story to a defined basement.
FEEDBACK#2:
I thfnk option 1 makes the most sense. IYs straight forward and easy to follow. With the height
requirement just come up with something from average proposed grade to midpoint of taE[est roofline
to be X. You could also put in a max height limit of say 45'frorn lowest proposed grade to ridge.Then
it's pretty straight farward.
The reason I don't Ilke option 2 is the FAR calc. Unless there's a way to get rid of any loop holes
and come up with i way to calculate it I think it gets very confusing. The reason f say confusing is not
because it's hard to figure but that it's got too many gray areas. Do you could just the floor? Not the
stairs? Now where the walls are? How much of the basement if it's below grade? We've had to do it in
another city and itjust left too much up for interpretation.
FEEDBACK #3:
0 'on 2
Remove the number of stories limitat�on.
Keep helght Ircnitation as-is at 30'.
Remrne 15% strudural footprint maximum.
Establish a Floor Area Ratio Ilmit for prtncipal structures.
a. What is induded in FAR?
i. Basements? YES
ii. Attfcs,or are� under a roof? NO
FEEDBACK#4 (AMENDED):
I iike option#1, and I think it'd make sense to re�isit how building height is measured.
On several lots we've designed for,the basement rule is close,or does not work. I think giving
staff some latitude to determine if the house looks appropriate giving the context of the site,
final grading plans,etc.., would go a fang way and avoid involving the council fn minor issues
that you and the others on staff can work through.
I also think that removing the structural co�erage limitation makes sense. Hardcover usually is
the limiting factor an the house size.
FAR makes sense, I think. But it might make sense to look at some examples where the house
felt too large for the site and a FAR would have resulted in a better project/better fit on the lot.
Another comment. Building height should not include highest glass.... Dormers,false windows should
not count.
2
' PC Exhibit C
� NIINUTES OF THE
ORONO PLAI\'r�ING COMNIISSION�ETING
Monday,April 18,2016
6:30 o'clock p.m.
Lemke moved,Schcenzeit seconded,Application No. 16-3822,Cnrt Fretham of Lakewest,LLC,
3245 Wayzata Bonlevard West,to recommend approval oithe preliminary plat eubject to the
widening of the road on the western edge to public standards,land dedication for a park,and a
14-foot trail easement,subject to approval by Hennepin County Transportation Department of two
road accesses. VOTE: Ayes 5,Nays Q.
6. #16-3815 CITY OF ORONO ZONII\G CODE A�ViEr'DVIEN'T REGARDII�G TFIE
DEFL'rTTION OF HALF-STORY, 10:00 P.M.- 10:27 P.1VI.
Curtis stated clarifica#ion and simplification of the City's half-story de�,,nition was the second highest
priorirty on the Council's and Planning Commission's 2015 Zoni�ng Code amendment directive.
Orono's current regulations limit structures to 30 feet in c{e#iaec!height and 2-1/2 total stories above a
basemen� The massing limitation is achieved when the haight regulationt are combined with Orono's
ma�cimum footprint size based on the lot size.
The half-story allowance almost requires high gabled rooflines and has marginxl benefit to the massing
goals. Unforhznately,the current half-story regulation�s complicatad for homeowner�,builders,and
architects. Likewise,the height and massing determination can add excessive time a�d c�amplication to
the buitding permit review due in part to tixs unique charaettu'a�id design of buildings.
At the March and April Planning Commissian wo�c sessions,Sta.f�a�ked the Commission to explore
different options for regulating massing,including th6 pds�ibitity of e�rblishing a floor area ratio(FAR)
limitation. FAR.,combined With setbacks,maxiffium defir�d height and�ardcover regulations may
accomplish the City's g�s snd r�utt in a more user-fr�ndky rep,utation without the complication of a
half-story determinati�.
FAR is determined by dividiz►g the grc�ss floor area of a building by tlze total area of the lot. Altematively,
to address visrxal massing on narcow Iota,�addition of a graduated setback requirement for the top most
story or the portions Of�11e structet�+e So many feet frpm the�cisting grade was discussed for limiting the
effects p#'�assing. As a�,sxainple,#�e third level abw�e the basement could be set back X feet from the
outermoJt wall below it.
During the wor�t eession, Staff and Planning Commission discussed the following two possible opbons:
rion 1:
-Remove the number of s�ries limitation.
-Keep height Iimitation as it i��trrently calculated at 30 fee�.
-Keep 15 pez�cent structural footprim maacimum for lots under 2.0 acres.
-Add a graduated setback.
iom 2:
-Remove the number of stories limitation.
-Keep height Iimitation as it is currently calcutated at 30 feet.
-Remove 15 percent structural footprint maximum.
-Establish a Floor Area Ratio limit for principal buildings.
Page 26 of 32
� NmvvrEs oF�
ORONO PLAN':vING CONIlVIISSION MEETIl�TG
Monday,April 18,Z016
6:30 o'clock p.m.
Curtis ststed the Planning Commission should open the public hearing and raceive any feedback from the
pnblic and then discuss the two options. T�e application should be tabled after direction is given to Staff.
A draft resolution will be prepared for raview at the May Planning Commission meeting.
Staff further solicited comments from a small group of builders active in Orono on the proposed optxons.
The comments were received at the time of the drafting of Stat�s memo. Revised cominents were
received a.fter completion of Sta£f's report and have been distrfbuted to the Comimissioners.
The Planning Commission had no questions for Staff.
Chair Leskinen opened the public hearing at 10:08 p.m.
John Quinlivan,Gordon James Bui�ders,stated a large nurnbter af prajects that they do are w'rthin Orono
or the surrounding area. Quinlivan stated approximately 9(}percent of the projects that they do in Orono
on lots t�at are under half an acre massing is an issue. Qt�inlivan stated two-�cre properties are in the
16,000 square foot range and are not unpa,cted. Vv'here the massing poses a challenge is in areas like
Casco Point with the smaller lots.
Quinlivan indicated they are currently working on a 10,359 square foot lot. As a resu�e,the garage is
essentially on the city street. Quinlivan 9tated it is a beautiiiut(ot but it is not as tight as someone would
think because the house is pul�ed back. Ua�es th@ City's Limitatio#�s,they would be allowed a1,583
square foot limit on the footprint. If a very smatl3-sta�ll garage or a two-stall garage is constructea,that
results in another 600 to 650 square feet. If a I O' x 1 S' deck,consistzng of 150 square feet,and a 100
aquare foot front entry zs censtnrcted,that would leave 6S3 eqaere feet for a main floor,which essentially
cannot be done.
Quinlivan stated thete are s�veral lots in thxt area w}��'e new build wi11 never be an option unless
someone is willing to build�v�ary small house with a 6�0 squxre foot main floor. Quiniivan stated
Orono's massing iagulations matc�it d?#�c�t to constret�t a lot on that size lot and kind of shuts any
compromises down. �nliven stat�d he would like to st+�o t�e City allow the smaller pieces to be
developed using FAR,which would aliow those srna�l Iots to be developed.
As it relates W the height restrickton,the is�is not so much the height restriction but it is when they
encounter some ground water issues. Quinliv�stated most cities will allow them to pull that water out
but Orono does nat allow someon�tQ do that because Orot►o uses existing grade to determine how much
of the stnxcture can ga out of the ground for that two and a haif story. Quinlsvan stated that may make
sense to a11 the enginee��nd the Wa�.ershed District,but rt is falling autside of the 2.5 story parameter.
As a result,the roofline is bmught down two feet,which does not always look architecturally right,but it
is the only way to make the hau�e work.
Quinlivan stated those are some of the things they would like the City to consider.
Schoenzeit asked if soil samples are being taken before they start construction to determine where the
water is.
Quinliv�n indicated they can do borings but that those do not always show where ti�e water is since ifie
water can be found in a different spot Quinlivan stated if there are poor or organic soils,they like to
remove those.
Page 27 of 32
� MINVI'ES OF THE
ORONO PLANNIl�iG COMMISSION MEETIl�tG
Monday,April 18,2016
6:30 o'clock p.m.
Chair Leskinen closed the gublic hearing at 10:11 p.m.
Thiesse noted he hsd to leave the work session eatly and that when he left the Planning Commission was
discussing Option 2. Thiesse asked what the discussion at the work session was regarding Option 2.
I,eskinen stated both opt�ons would remove tho number of stories limitation. The biggest difference
between Option 1 and Option 2 is keeping the 15 percent structural footprint under Option 1. Fn addition,
Option 1 lzas the gradugted setback and Qption 2 has t�e FAR.
Ciutis stated Stai�would still racommend a 2-acre cap.
5choenzeit stated this change will increase the massing on scn�ller�ots and that ti�e current regulations
help to control somc of that. Schoenzeit stated if the City ie#rying to r,ontrol the massing on a lot,the
current regulations are doing a pretty good job. Schoenz:,�it stated the nu�ers in Option 2are definitely
an expansion of what was previously allowed.
Thiesse stated his idea of the City's philosophy is that some lots are not large eno►�gh to construct a big
house on.
Schocnzeit stated the question is whetl�er it is going to be half�the square feet on the se�ond tevel but that
in genersl going to the floor area ratio is�u a�ausion of the bui�ding.
Thiesse asked whether it woutd make it easier for a cattractor if Opt4on ! is considered with removal of
the number of stories.
Curtis stated designing wod determining the half-story is�rery cumb�rspme and sometimes requires two
Staff peopte to do it sinoe t�iey can be t�king sbout multiple a,ngles on the homes and rooflines.
Schoenzeit s�sd mmply measiuyt�g fi+ani i'�e outside of t�,e structure might be the simglification.
Curtis state�d at some poittk based on 13�e lot size,w�the structure is put to an FAR,the house wili be
Iower in t#te ground. Curtis ftsted the i5 percent foot{�rirrt drives the house to be constructed up on a
smaillat.
Scboenzeit stated even at the 30-foat hcight resfiriction,a walkout house can go up to 40 feet in height if
they meet the bas�mert definition.
Barnhart stated the idea behind ti�e FAR was that Staff�ought it would be the equivalent of a three-story
building with no attsmpt to try tio reduce ti�at. Barnhart atated the FAR idea would speak to that goal.
Leskinen stated if the Pianning Comutission is leaning towards Option 2,they should discuss what
happens under the roof and what happens to the big open space when someone wants to extend the floor
and how that counts.
Schoenzeit stated he thought the Planning Commission was leaning more towards Option 1 and that he is
not neeessarily convinced that the FAR�s going to result in more ramblers.
Page 28 of 32
I MINiJTES OF T'�iE
OROl�i4 PLANNiNG COMMISSIO?1i MEETII�IG
Monday,Apri118,201b
6:30 o'clock p.m.
Barnhart stabe�the FAR provides more options than the 15 percent and would probably result in homes
with a lower height. Barnhart stated Staff is looking for feedback on tlus item from the public and that
there will be additional discussion at a future work session. Barnhert stated Staff is wondering whet�er
they should move forward both of the options or j ust one.
Landgraver stated it comes dawn to 15 percent versus ti�e FAR and the definition of grade. Landgraver
indicated he would be willing to table it to the next work session.
Curtis asked if there is anything the Planning Commission would Iike to see from Staff to help facilitate
the next discussion.
Thiesse stated the FAR is being crafted to match the 1 S perceut as olase as possible,
Landgraver stated he is trying to visusl what the difference would be betw�en the two.
Curtis indicated Staff can provide some illustratione that will help demonstrate that. Curtis stated Staff
would like the Planning Commissian to consider weys in which the massing cat�be reduced but also
provide some laeway in how someone can use their prop�rf.y.
Schoenzeit stated another question to cc�nxidsr would be wha�a vuiance would look likc undcr the FAR
option.
G�tis stated the City does not grant very maay structu�ooverage variances and that the FAR will be a
different concept for Staff to use.
Thiesse asked if there is e reason to�ay at the 2-acn size.
Curtis stated the thinking is 1�at there wiIl be a high end of ti�e break point aad that Staff is trying to stay
with a similar amount of footprint tis�t wclµld bc allowed.
Barnhst#�ted there is a�-off ir�order to make tl�e concept a little easier to understand for the
applicazrt ar:d that some prapo�ty awners will benefit and soma will not. The City will have to accept
those trade�ffi ift�e change t�e massing t+egulations.
Landgraver movad,Thiesae seconded,to table Applicatian'�To. 16-3815,City of Orono Zoning Code
Amendmeat rega�the definitiari of helf�tory. VOTE: Ayes 5,�Tays 0.
7. #16-3823 GTTY O�'OR4NU,ZONII�G CODE AME�TDMENT REGARDIlVG A PROCESS
TO REVI�W C0ITCEPT PLArFS AND SKETCH PLA1�S, 10:27 P.M.—10:31 P.NL
Barnhart stated this item ranlced 10 in the list of ordinances to review. Staff has dra.fted an ordinance that
establishes a concept review process for zoning code amendments,zoning map amendments, land use
amendmenEs,and other things that are more policy in nature. The Council and Planning Commission
should provide feedback on the concept plan review process.
The ordinance alsv removes the requirement that a C1ass III subdivision go ti�rough the sketch plan
process. The sketch plan process is recommemded but Staff has removed that as a requirement to help
meet the I20�ay time limit
Page 29 of 32
�
�o�o
��, G,�'
To: Chair Thiesse and Planning Commission Members l�k�'sH°�```
Jessica Loftus,City Administrator Item#8
From: leremy Barnhart,Community Development Director
Date: May 16,2416
Subject: #ifi-3817, City of Orono
Text Amendment:define Existing Ground Level and Engineered Grade
Public Hearing
,4pplicatian Summary: Ordinance amendment related to Existi�g Ground Level, and adding
new definitions related to Grade.
Staff Recomroendatfon: Planning Department Staff recommends approval of the ordinance as
drafted.
Ust of Exhibits
ExhibitA. DraftOrdinance
Background
"Existing grade"is an important term in the application of the zoning ordinance,as the height of
buildings and structures(fences,support poies,etc.j are based on grade. Grade is also used to
determine if the lowest floor is a basement or a floor,impacting the 2 34 story determination.
When issuing building permits for homes before a new final grade(usually in new subdivisions)
has been established,or as part of a conditional use permit,the city uses an engineered grade.
The draft ordinance amends the definition of E�tisting Ground Levei. It also amends the
definition of"BasemenY'and "Building Height"to consistently use"Existing Ground Level",and
adds new definitions"Engineered Grade"and "Natural Grade",as these terms are used in the
Ordinance. In addition to the definition changes, sections referencing"grade"are amended to
reflect consistency. These sections are 78-1403,78-1405,and 78-1685.
The draft ardinance is not to change policy or practice, rather,it is intended to establish
consistently and codify practice. -
Previously,staff introduced the draft ordinance,and suggested action be tabled pending
resolution of the half story discussion. That discussion has largely concluded, and further
modifications to Existing Ground Level are not recommended.
i
PC Exhibit A
May 16 2016
1 ORDINANCE NO.�,THIRD SERIES
2
3 CTI'Y OF ORONO
4 HENNEPIN COUNTY,MINNESOTA
5
6 AN ORDINANCE AMENDING THE 7ANING ORDINANCE PERTAINING TO THE
7 DEFINITION 4F EXISTING GROUND LEVEL
8
9
10 THE CITY COUNCIL QF ORONQ QRDAINS:
11
12 SECTION 1. Section 7$-1 Definitions is hereby amended to read as follows:
13
14 Basement means that portion of a build.ing that is partly or completely below the E�xisting
, 15 Gground I.level. A basement shall be considered as a story for purposes of determining the
16 number of stories in a building,when the finished surface of the floor above the basement is more
17 than six feet above the existing ground Ievel for more than 50 percent of the basement's perimeter.
18 The perimeter of the basement does not include portions of the house or garage that do not have a
19 lower level but aze merely "unexcavated". Artificially raising the grade adjacent to the foundation
20 of a structare (by filling or by a combination of fillin�and retaining walls) above the surrounding
21 na.tural terrain shall not be allowed as a method for converting a defined story to a defined
22 basement, regardless of any other benefits to the properiy of such action.Finished grade that
23 increases more than one foot from Eexisting G�round L�evel shall be co�,sidered as artificially
24 raising the grade. However, artificially raising the gracie when such action merely restores a
25 previously excavated site to its original�Natural Grade may used as a method for
26 converting a defined story to a defined basement.
27
28 Building height means the vertical distance between the highest Existiun�Ground Level,����g-
29 g�e�ad�e�e�-a���g or ten feet above the lowest ground level,whichever is lower,and the
30 top of the comice of a flat roof, or the deck line of a matasazd roof, or the uppermost point on a
31 round or other azch-type roof,or the median height of the highest gable of a pitched or higped
32 roof. Topographic changes wluch elevate the adjoining ground level above the existing terrain
33 shall not be considered in determining building height. For a pitched or hipped roof situation,
34 regardless whether the highest living space in a buildi.ng is a half-story or full story,if the highest
35 living space contains windows{excluding skylights)the upper measuring point for defining
36 building height shall be the median height of the top of the highest window and the highest peak of
3 7 the roof.
38
� 39 Existing G�round L,devel means the elevation of the�ade at the base of an existing structure,
40 measured at points abutting the foundation wall, or the�g Natural Grade of a vacant lot or
41 the En¢ineered Grade established bv an approved�gplan at the time of final platting or
42 Conditional Use Permi�
43
44 Engineered Grade means the elevation of the �round, or anv uaving or sidewalk built unon it
45 which has been established on the basis of an en ineered adin and draina e lan for the
4b property that has been reviewed and approved bv the city for the propertY
47
48 Natural Grade means the elevation of the ground surface in its natural state,prior to excavation or
1
�
49 fillin�(used for 78-1379 Alternative energ,�ysternsL
54
51 SECTION 2. Section 78-1403 Lot Coverage and Massing Standards is hereby amended
52 to read as follows:
53 Sec. 78- 14�f3. -�,o#�ave;ag�a.�d m�ssi�g s�tandartls.
54 In a11 zoni.ng districts other than the I—Industrial district, all lots that have a gross acreage of
55 less than two acres shall comply with the following massing standards for structures:
56 (a)Maximum total footprints allowed.
57 (1) On lots equal to or greater than 10,000 square feet in area, the total cnmbined
58 footprints of all principal and accessory structures shall not exceed 15 percent of the
59 gross lot area.
60 (2)On lots of less than 10,000 square feet in area, the total combined footprints of all
61 principal and accessory structures shall not exceed 1,500 square feet.
62 (b)Calculation of massing. The following sha11 be included in the calculation of the total
63 combined footprints by structwres:
64
� 65 (1)All roofed structures more than six feet above�e�Existin�Ground Level.
66
67 (2)Tennis courts, patios, decks, and all similar open structures when partially or fully
� 68 enclosed by fences,railings or wa11s which extend more than six feet above-�
{ 69 �eve�E�cisting Ground Level (if any portion of such structures e�ends more than six
70 feet above grade level,the entire structure sha11 count towazd lot coverage).
71
72 SECTION 3. Section 78-1405 (a) (5.1)Nonencroachments is hereby amended to read as
73 follows:
74
75 (5.1)Reta.ining walls, subject to tl�e following provisions:
7b a.Retaining walls may be tocated in all required yards when all of the following
77 conditions are met:
78 1. The structure is located at least ten feet from the edge of the traveled roadway;
79 2. The structure is not located within a drainage,utility, or other easement,
80 except upon approval in writing for an encroachment agreement by the city; or
81 similar approval from another regulatory and/or utility agency;
82 3. The structure creates no impacts to drainage direction,rate or volume for
83 adjacent properties.
84 b. Reta,ining wails which do not exceed two feet in height above efc���t�g-g�e
85 Existin�Ground Level, which are located within the property and at least five feet
86 from any property line, and for which the amount of imported fill associated with the
87 structure does not exceed 20 cubic yards,do not require a building or land alteration
88 permit.
� 89 c. Retaining walls exceeding two feet in height above E�cisti.ng Ground Level gr�e or
90 for which the amount of imported fill associated with the structure exceeds 20 cubic
2
r
91 yards or which are located less than five feet from a property line, shall require a land
92 alteration permit and upon recommendation of�he building inspector tnay require city
93 council review or a conditiona.l use permit per the provisions of section 78-967.
94 d. Retaining walls exceeding the allowed height of a fence in a given required yard
95 shall be located so as to meet the required accessory structure setbacks established for
96 that yard.
97
98 SECTION 4. Section 78-1405 a(8)Nonencroachments is hereby amended to read as
99 follows:
100
101 Fence height. The measu�rement fram the top of any part af the fence,including posts or other
102 structural supports,lattice, orna.te top design elements,and so forth measured to the Existing
�Q3 Crround Level��g-g�a�e below the fence, as measured perpendicular to the slope{see
104 Drawi.ng). Exception: Post finials extentling above the top of the fence shall not be deemed as
105 part of the fence for height determination purposes as long as they do not exceed ten inches in
106 width per finial and do not extend above the top of the fence by rnore than ten percent of the
107 allowed maximum fence height at that Iocation.
108 Nonlakeshore lots.
109 1. Fences and walls within a required front yard or side street yard shall not
110 exceed a height of 42 inches above Existing Crround Level e���e.
111 2. Fences and walls within a required rear or side yard shall not exceed a height
112 of six feet above Existing Ground Level e�i�g��e.
113 b.Lake.shore lots.
1 I4 1. Fences within the required street(rear}yard or side street yazd of a lakeshore
115 lat shall not exceed 42 inches above Existin�Ground Level e�ig��a�e.
116 Exception: A fence not exceeding six feet in height may be located along the
117 street lot line of a lake frontage lot which abuts a major thoroughfare. A major
118 #horoughfare for purposes of this sectian means any county road or state
119 highway. If such fence involves fill or berming,the total combined height of
120 both fence and fill shall not exceed six feet above the height of the crown of the
121 maj or thoroughfare.
122 2. Fences within the required side yazd of a lakeshore lot shall not exceed six feet
123 in height,and shall nat exceed 42 inches in height for any portion located
124 lakeward af a line drawn between the most lakeward projection of the fence
125 owner's principal residence structure and the most lakeward projection of the
126 principal residence sttucture on the adjacent property abutting the side yard in
127 which the fence is located.
128 3. Fences shall not be constructed within the defined lakeshore yazd of a
129 lakeshore lot, i.e., sha11 not be located within 75 feet of the shoreline for general
130 development lakes, 104 feet for recrea.tional lakes, or 150 feet for natural
131 environment lakes.
132 4. When the building site of a lakeshore lot is sepazated from the lakeshore by a
133 public or private road,the following definitions will apply for fence location
134 purposes subject to the provisions of section 78-1405(a)(8)a.2: When the yard on
135 the apposite side of the build'zng site from the lake does not abut a street,such
3
�
136 yard shall be considered as a standard rear yard. The yard between the building
137 site and the street shall be considered as a standard front yard.
138 c.Special provisions. Split ra,il fences of no more than three rails within a required
139 front, street or side street yard may have a maximum top rail height of 48 inches
140 above Existing Ground Leve1��e. Board rail fences within a front, street
141 ar side street yard for the specific purpose of enclosing permitted domestic animals
142 may have a top rail height of 60 inches and shall be no more than 50 percent opaque.
143
144
145 SECTION S. Section 78-I685 Massing standards[within stormwater quality overlay
146 districtJ is hereby amended ta read as follows:
147
148 (1)Non-industrial zoning districts. Except for parcels zoned industrial, a111ots in the stormwater
149 quality overlay district tbat have a gross acreage of less t�an two acres shall comply with the
150 following massing standards for structures.
151 a. Marimum total footprints allowed.
152 1. On lots equal to or greater than 10,000 square feet in area,the total combined
153 footprints of all principal and accessory structuzes shall not exceed 15 percent of the
154 gross lot azea.
155 2. On lots of less than 10,000 square feet in area,the total combined footprints of a1I
1S6 principal and accessory structures shall not exceed 1,500 square feet.
157 b. Calculation of massing. The following shall be included in the calculation of the total
158 combined footprints by structures:
59 1. All roofed structures more then six feet above Existin�G�round �-Level
b0 �.
161 2. Tezuus courts,patios, decks, and all similar open structures when partially or fully
162 enclosed by fences,railings or walls which extend more than six feet above Existin�
�63 Ground Level�e�(if any portion of such structures extends mare than six feet
164 above grade level,the entire structure shall count toward lot coverage).
165
166
167 SECTION 6. EFFECTIVE DATE: This ordinance shall take effect immediately upon its
168 passage and publication.
169 ADOPTED this day of ,2016 on a vote of ayes and nays by the
170 City Council of Orono, Minnesota.
171 ATTEST:
172
173
174
175 Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
176
177
178 Ordinance published in The Laker arid The Pioneer newspapers the week of 2016.
__ _
4
g.o�o
To: Chair Thiesse and Planning Commisslon Members
Jessica Loftus,City Administrator �� 1�C�'
G
`�kESH���
From: leremy Barnhart, Community Development Director
Date: May 16,2016
Item#9
Subject: #16-3824,City of Orono,
Text Amendment:Subdivision Exception
Public Hearing
Appllcation Summary: The proposed ordinance establishes a process to accept subdivision
exceptions, and a process to respond to certain applications that don't meet the Zoning
Ordinance.
Staff Recommendation: Planning Department Staff recommends approval of the ordinance as
drafted.
ust of Exhibits
FxhibitA. Draft Ordinance
Exhibit B. State Statute
Fxhibit C. City Code
Background
The consideration of boundary line adjustments and similar land actions were the 6t''
highest priority item when the Planning Commission and City Council reviewed the city
ordinances last fall.
ey definition,the following actions are excepted as a subdivision in City Code and State
Statute:
City Code,Sectfon 82-2 Defrnitions: Subdivision means fihe separation of an area,parcel
or tract of lond under sing/e ownership into two or more parcels, tracts, lots or long-term
leasehold interests, where the creation of the Ieasehold interest necessJtates the creotion
of streets, roads or olleys,for residential, commercial, industria!or orher use or any
combJnotion of such uses, except those separations:
(1)In which a1!the resulting parcels, tracts, lots or interests wilt be 20 acres or
larger in size and 500 feet in width for residential uses and five acres or larger in
size for commercial and irrdustriol uses.
(2J Creating cemetery lots.
FILE#16-3824
May 16,2p16
Page 2 oi 2
(3)Resulting from court orders, or the adjustment of a lot line by the relocatlon
of a common boundary as long as each of the two resuJting lots meets the
requirements of chapter 78.
State Law reference—Similar provisions, Minn.Stat. §462.352,subd. 13.
State Stotute: 462.352 Subd. l2.Subdnrision. "Subdivision"means the separation of an
area,parcel, or rract of lond under single ownership into two or more parcels, tracts,
lots, or Iong-term leasehold interests where the creation of the leasehald interest
necessltates the creation of streets, roads, or alleys,for residential, commercial,
industrial, or other use or ony combinat'ion thereof, except those separar�ons:
(1J where all the resulting parcels, tracts, lots, or interests wr!!be 20 acres ar larger
in size and 500 feet fn w!d[h for residenttal uses and five acres or larger in slze for
cornmercia!ond indusrrta!uses;
(1J crearing cemetery lots;
(3J resulting from court orders, or the adjustment of a lot line 6y the relocation of a
common boundary.
The City reviews sEveral lot line rearrangements a yea�, using a process entitled Lot Line
Rearrangement. The code does nat prescribe a provision for the review of a lot line
rearrangement.
To be consistent with city code and state statute,the proposed ordinance establishes a
process where staff verifies that a proposal falls within these criteria, excepting the
adion from the subdivision code. if both lots meet minimum size and width
requirements and all imp�ovements remain conforming, a document will be created for
recording. If one or both Iots don't meet the requirements, or if new nan-conformities
are created (hardcover, setbacks, etc.}, a variance will need to be granted.
Far example, if the boundary line adjustment results+n one lot being smaller, and
therefar existing structural hardcover is over the 1596 limit, a variance for structural
cover would be processed. If approved,the boundary line adjustment would then be
certified.
Staff approval of boundary line adjustments will save applicant, staff, and Councif time
and be consistent with State Statute and City Ordinance.
Recommendation
Staff recommends approval of the ordinance as drafted.
PC Exhibit A
May 16, 2Qlb
ORDINANCE NO.�, THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY, MINNESOTA
AN ORDINANCE AMENDING THE ZONING ORDINANCE PERTAINIIVG TO THE
APPROVAL PROCESS FOR SUBDIVISIQN EXCEPTION
THE CITY COUNCIL OF ORONO ORDAINS:
SECTION 1. Article III of Chapter 82 Subdivision Regulations shall be aznended by
adding the following text to read as follows:
Division 5 Exteption
Sec. 82-200.- Exceotion.
1 The followin�land subdivisions are excet�ted from Divisions 1 throu�h 4 of this Article
Upon rerauest, the Communitv Development Director shall,within ten davs, certifv that a
ro osed subdivision is e�cce ted because:
a. all the resultin arcels tracts lots ar interests will be 20 acres or lar er in size
and 500 feet in width far residential uses and five acres or lar�er in size for
commercial and industrial uses, or
b,_ will create cemeterv Iots, or
c. is court ordered.or
d. is an adiustment of a lot line by the relocation of a common boundarv as lon�
as each of the two resultin�lots meets the requirements of Char�ter 78 and no new
non-conformities are created.
1. Ad'ustment o#a lat line b the relocation of a common bounda when
one or both resultin�lots do not meet the reauirements,or other non-
conformities are created mav be certi�ied followinA approval of a variance.
2 Procedure for exempted subdivisions.The owners of such lots to be certified shall file with
the zonin�administrator a certificate of survev of the lots to be divided, and pav the reauired
fee, Such certificate of surve shall show the dimensions of the lots as measured u on the
recorded plan.the area af the lats, all carner elevations all existin�structures includin�
dimensions ta existin and ro osed ro ert lines all visible encroachments afl easements
of retord, and their proposed division. A written description of the seqaratelv described
tracts which will result from the nroposed division shall be included on the survev. If the
ro osed certification com lies with all oF the re uirements of this section it will be
apqroved bv the Communitv Development Director and forwarded to the countv for filin�.
SECTION 2. EFFECTIVE DATE: This ordinance shall take effect immediately upon its
passage and publication.
ADOPTED this day of ,2016 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 an The Laker and The Pioneer newspapers the week of , 2016.
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