HomeMy WebLinkAbout06-20-2011 Planning Commission Packet -
PUBLIC ATTENDANCE
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MINUTES OF THE
� ORONO PLANNING COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
ROLL CALL "
The Orono Planning Commission met on the above-mentioned date with the following members present:
Chair Loren Schoenzeit, Commissioners Denise Lesldnen,John Thiesse,Hue Alexander,Jon Schwingler,
and Elizabeth Levang. Representing Staff were Assistant City Administrator for Long-Term Strategic
Planning Mike Gaffron,Planning Coordinator Melanie Curtis, and Recorder Jackie Young. City Council
Member David Rahn was present.
Chair Loren Schoenzeit called the meeting to order at 6:30 p.m., followed by the Pledge of Allegiance.
CONSENT AGENDA
Schwingler moved,Leskinen seconded,to approve the Consent Agenda as submitted. VOTE:
Ayes 6,Nays 0.
� �
*1. APPROVAL OF PLANNING COMMISSION MEETING MIIVUTES OF MARCH 21,
2011 . . -
Schwingler moved,Leskinen seconded,to approve the minutes of the Orono Planning Commission
meeting of March 21,2011, as submitted. VOTE: Ayes 6,Nays 0.
NEW BUSINESS " �
2. 11-3503 CITY OF ORONO,ZO1vING TEXT AM�NDMENT RESIDENTIAL ZONING
DISTRICTS: RESIDENTIAL DOCK RENTAL,6:32 P.M.—6:37 P.M.
Curtis stated in order to preserve the residential character of neighborhoods and prevent competition with
licensed marina businesses;rental of boat slips on residential docks has been limited in the City of Orono
since 1962. Rental of boat slips on residential properties has been prohibited entirely since 1995.
The City Code sections when taken together comprise the City's rules for rental of residential boat slips
or docks are many and are scattered throughout the zoning code. These code sections are outlined within
a City handout. This informational handout with the lengthy title"Orono Municipal Code Excerpts
Regarding Prohibition of Boat Slip Rental in Residential Zones"is also lengthy in content. Staff is
proposing a zoning code text amendment which will not change the rule but rather state the current rules
more clearly and succinctly within a single code section.
The Planning Staff recommends approval of the proposed draft ordinance clarifying the City's regulations
regarding rental of boat slips on residential property. The draft ordinance should be moved forward to the
City Council's May 23`d agenda for review.
Chair Schoenzeit opened the public hearing at 6:33 p.m.
There were no public comments regarding this item.
Chair Schoenzeit closed the public hearing at 6:33 p.m. �
Page 1
. �:
1VIINUTES OF THE >
ORONO PLANNING COMMISSION MEETING �
Monday,May 16,2011
6:30 o'clock p.m.
Schwingler commented he likes the idea of malcing the ordinance clearer and more succinct. Schwingler
asked if there was much discussion in 1995 regarding zero tolerance for renting out residential dock slips.
Gaffron stated it had been an item that had been discussed before that as something the City should look
at revising in the future. The issue at that time was that there had been marina owners that were unhappy
with the fact that people could rent slips from residential properties. At the time the City was in the
process of redoing the marina licensing for the B2 district and residential boat slips was not a huge issue. '
The marina owners were supportive of the idea that there would be fewer rentals of private slips.
Through the years there have been a number of neighborhoods that have been worse than others in terms
of renting out slips and the City would receive periodic phone calls complaining of different issues. This
test amendment,however,has been fairly well supported through the years. , ,
� Schoenzeit asked if there is a limit on the number of boat slips for a residential property.
Curtis indicated it is based on what the LMCD allows for each property based on their shoreline.
Schoenzeit asked if the limit typically has been five boat slips.
Gaffron stated it typically has been no more than four,and if there are more than two boat slips on a
residential property,the LMCD verifies typically once a year that all of the boats are registered to the ,
property owner. Through the years the language has been changed slightly.
Levang stated the text amendment seems pretty straight forward and that she does not have any issue with
the intent or the language of the ordinance. �
Levang moved,Alexander seconded,to recommend approval of Application#11-3503, City of ,
Orono,Zoning Text Amendment Residential Zoning Districts: Residential Dock Rental, an
Ordinance Amending Chapter 78 Regarding Private Docks in Districts LR-lA,LR-1B,LR-1C,and
LR-1C-1. VOTE: Ayes 6,Nays 0.
3. 11-3504 CITY OF ORONO,ZONING TEXT AMENDMENT RESIDENTIAL ZOI�TING
DISTRICTS: GARDENS AS A PERMITTED USE, 6:37 P.M.-8:09 P.M. � �
Curtis stated gardening and other horticultural uses are currently allowed in Orono as accessory uses �
within residential zoning disiricts. A permitted principal use must be present on the property prior to the
accessory use being allowed. This means a house must exist on the property before a dock,a shed, or
even a garden may be allowed. Crop farms are currently allowed and require a minimum of ten acres of
land. Orono's Zoning Code defines crop fanns as "a parcel of land comprising an area of ten or more
acres that are used for the growing of plants,trees,or shrubs with or without profit." In the rural
residential districts, crop farms are allowed as a permitted or principal use; and within the lakeshore
residential districts, crop farms are allowed as a conditional use. '
° . The City was recently approached by individuals interested in creating a community garden in Orono.
The community garden would be run by volunteers. They propose to utilize vacant property to plant and
maintain a garden for the purpose of donating the harvest to a local food bank and/or charity.
Page 2
�
, MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
� Monday,May 16,2011
6:30 o'clock p.m.
�
In April,the City Council directed Staff to study zoning code text amendments regarding community
gardens. It made sense to include private,residential gardens in the study of community gardens. Within
the residential zoning districts,text amendments would be necessary in order to classify private gardens
as a principal,permitted use. This may allow the owner of a vacant residential property to create a garden
plot for their personal use absent a principal structure. .
. Private gardens on vacant properties,if properly maintained,may have little to no negative impact on the
immediate neighborhood. However, a garden requires regular maintenance,monitoring and upkeep.
Orono has property maintenance regulations that would also apply to garden properties so they do not
become a nuisance. As previously mentioned,a shed is not permitted on a property where a principal
residence is not present. It may be appropriate to allow a minimal garden shed on the properiy in
conjunction with a private garden to allow for adequate storage of hoses, shovels,wheelbarrows, and
other necessary gardening equipment to keep the property tidy. �Fencing should also be considered as
many gardens require a sturdy fence to keep out animals such as rabbits and deer. �
Multi-tenant community gardens are typically found in higher density, smaller lot,urban-sized
� neighborhoods. Some cities or neighborhoods have a specific property designated and available for use
as a community garden. A distinction should be made between a single-user community garden such as a
charity or nonprofit group growing food to donate and a multi-user garden where individual plots are
divided off for individual use. There are benefits and unique challenges with both types. The City can
control how the garden is used and maintained via the use of a permit. A permit fee may be imposed to
cover costs if the community garden is on a city-owned property. As community gardens typically exist
within residential areas,the issue of farm stands or other related commercial uses should be discussed.
The majority of Orono is made up of 2-acre zoning districts with many of the lots greater than two acres
in area. Orono strives to maintain its rural character,and while they have rural feel, community gardens
distributed throughout the City on private properties may not be consistent with our goals as a city. Nor
does Staff have a clear understanding of the level of need for this type of use in Orono.
Options the Planning Commission may want to consider include: minimum standards for private gardens
as a principal use within all residential zones and add community gardens as a principal, conditional or
even interim use in residential zones; add community gardens to be an accessory to an institutional use
allowed by CUP such as schools, churches, etc., designate a specific city-owned property or properties for
use as a community garden for a single user. The City could issue a permit and impose conditions as well.
as a fee to cover staff time and the water usage bill for the season. The city-owned vacant lot behind the
Long Lake/Orono Fire Station on Willow is one example of a potential site which was explored by the
interested parties for a community garden.
There are specific challenges associated with allowing any type of community garden on either public or
private property. The challenges could become long-term problems if the property owner is unwilling or
unable to be responsive to issues. There are a number of issues that do not fall under the Planning
Commission's review, including,but not limited to,use of a city-owned property, determining the
appropriate user of a city-owned property and access to water, etc. These are decisions the City Council
must make from a policy standpoint.
Staff included a table in the staff report identifying potential issues. The Planning Commission should
discuss how those potential issues could be addressed relating to a community garden.
Page 3
r
A�IINIJTES OF THE . ,
ORONO PLANNING COMMISSION MEETING �
• Monday,May 16,2011
6:30 o'clock p.m.
� The Planning Commission should also discuss and make recommendations regarding the following issues
for discussion:
1. Property size: Is a certain size property more appropriate for a community garden?
2. Zoning: �
a. Are certain zoning districts a better fit than others?
b. Should a community garden be limited to residential districts?
c. Is a garden use appropriate on a commercially zoned property?
3. Is a multi-user community garden an appropriate use for Orono? Is a single user/nonprofit
community garden an appropriate use?
4. Would an interim use permit,which includes a sunset date,be an appropriate mechanism for
' allowing a community garden?
5. Garden sheds: '
a. Should a shed require a special permit tied to the gardem use? �
b. What is an acceptable maximum size for a private garden shed?
c.' What if the garden is only used for a limited amount of time? Should the shed be
removed? .
6. What type(s)of fencing is appropriate for a private garden or a community garden?
In order to address the desire for locally grown foods, encourage a healthier community and enhancement
of green spaces, Staff finds ha while here are a few minor logistical cha.11enges with private residential
� gardens on vacant properties,it may be appropriate to amend the zoning code to allow private gardens as
a pernutted use in each residential district. Consideration should be given to the issues surrounding
fencing and garden sheds, eta �
Staff finds that community gardens require a different approach altogether. There are many �
. considerations to take into account regarding a community garden. The Planning Commission should
discuss each of the issues outlined within Staff s report and give general direction to Staff and Council.
LTltimately the City Council must determine their interest in moving forward with allowing private
gardens, community gardens,where community gardens are appropriate, and the use of city property for .
that purpose. , •
' The Planning Commission should review the sample definitions in Exhibit A and decide on the most
. appropriate defmitions for "private garden" and"community garden." Staff recommends approval of a
zoning code text amendment to allow private gardens as a permitted use on residentially zoned properties
as well as the following standards: private gardens should be set back at least ten feet from all property
lines; a garden shed should be permitted up to 50 square feet and must meet principal siructure setbacks
for the appropriate zone, and fencing may be permitted in conjunction with the standards in Zoning Code
Section 78-1405.
. Page 4
;
� MINUTES OF THE
ORONO PLANNING COA'INIISSION MEETING � �
Monday,May 16,2011
6:30 o'clock p.m.
Staff furtlier recommends approval of a zoning text amendment to allow single-user,nonprofit
� community gardens within the City in accordance with the following: community gardens may be
allowed on only city-owned property in conjunction with a permit and fee; the user should be a nonprofit
group and proceeds should be donated to charity;principal structure setbacks should be required for all
� garden uses;no permanent fencing should be permitted;no commercial sale of produce or farm stands
should be permitted;parking shall be in a designated area with a maximum of two vehicles or one school
bus on the site at one time; one port-a-potty permitted at principal structure setback;no permanent �
structures should be allowed-raised beds, sheds, etc.; and a single sign no greater than 4'x 4'should be
pernutted to identify the site.
Lesldnen asked if a community garden were located on city property,if the City would be at increased _
liability risk and whether the site must be ADA compliant.
Curtis stated she spoke with Orono's building official today regarding the ADA compliance and he
indicated he will need to do some additional research on that. Curtis stated there would need to be some
way to address the liability issue and that the City Attorney would need to address that.
Leskinen asked if that is something the Planning Commission�should address or whether they should
leave that to the Council.
Curtis indicated in her view it is a policy decision that should be addressed by the City Council.
Alexander asked if it is necessary for the Planning Commission to think about the types of chemicals that
would be allowed to be used and the effects on runoff on a city-owned property.
Curtis stated that is something that could be put in place with the permit. Curtis pointed out that there are
a number of issues that Staff has not raised tonight. The majority of the issues raised by Staff in the •
report are planning issues, such as land use impacts,but that governing the types of chemicals could be
addressed in the permit.
Thiesse asked if this process could be accomplished in sufficient time or on an interim basis to allow for a •
garden this year.- Thiesse commented that there are a number of issues that should be thoroughly
reviewed and that in his view the process should not be rushed.
Curtis stated she would like the Planning Commission to go through the issues tonight, and if the
Planning Commission feels it has sufficiently addre'ssed the issues outlined in the report, as well as any
other issues that are raised tonight,then the application could be brought forward to the City Council. If
the Planning Commission is not satisfied and would like additional information,the application can be
tabled.
Schoenzeit asked whether anyone has made a formal application to the City for a comrriunity garden.
Curtis indicated no one has made a formal application or a formal request to the City at this point but that
there is one group who has expressed interest in creating a community garden. Curtis noted there are
some people in the audience tonight who would like to speak on this application.
Levang noted she has interest in this application and that she is part of the group that would like to create
a community garden in Orono. .
Page 5
, MINUTES OF THE �
ORONO PLANNlNG COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
Levang suggested the Planning Commission consider issuing a special event permit to handle the
community garden this year. Levang stated the community garden and the residential gardens are two
separate issues and should be discussed sepaxately.
Schoenzeit commented he was surprised to see public and private gardens combined since they are
different items.
Schoenzeit opened the public hearing at 6:53 p.m.
April Wysocki,2770 Rainy Road, stated Liz Levang,herself,and a couple other people met and
discussed the possibility of creating a community garden. Dan Saufferer,a resident of Minnetonka,
contacted their group and asked if they were interested in starting a community garden. Dan is currently
overseeing a community garden located on the property of St.Therese Church in Deep Haven.
Wysocici stated they have also called together a few experts in the field and had a meeting. There was a
gentleman from Buffalo that also joined the meeting who indicated he owns a natural compost farm and
has offered their group the compost for free. Wysocld indicated that gentleman has a new method of
fertilizing plants in that he sprays them with oxygenized water. .
Wysocici stated the grass will need to be removed from the site at the Long Lake Fire Station prior to
,starting the garden and that some gentlemen have volunteered to help with that task. As it relates to the
water usage,the Long Lake City Council has approved the installation of a spigot on the water main that
runs along the fire station,which is adjacent to the property that is being considered for a community
garden. The fire chief has indicated he does not want their cazs utilizing the parldng lot for the fire
� station. In addition,the fire chief has requested that the garden be located far enough off the property line
to accommodate parking for their pancake breakfast.
Wysocici indicated she has marked off an area that is 100'x 100'. They would also like to have a parking
area for the garden volunteers. Wysocki indicated she measured her car up against a bus and that an area "
the size of a bus would allow for four cars. �
Schoenzeit asked if this is the same site where the Work Force housing application was for.
Wysocki indicated it is. The group also has learned that the Miller property to the north and south is a
residential property and he currently has a garden. The property adjacent to the freeway is still owned by
the Millers. Wysocki indicated they have heard that Mrs.Miller may be willing to donate that property at
some point in the future but at this point their group is just interested in the 100'x 100'piece of property.
Thiesse asked if the access would be through the fire station property.
Wysocld indicated it would be and that there is currently a road leading to the site.
Curtis noted there is a road located on the south side of the fire station.
Thiesse asked if the Millers are aware of this proposal. �
Gaffron indicated there has not been a formal application submitted that would trigger the City contacting
them.
Page 6
MINUTES OF THE
• ORONO PLANNING COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m. �
Dan Saufferer, 16820 Edgewood Avenue,Minnetonka, stated he approached Mayor McMillan about a
community garden or a donation garden being started in Orono. Initially they were looking at a parcel
located at the corner of Willow arid Wayzata Boulevard, which is owned by the bank,but was informed
that they could not have a garden at that location unless it was ten acres or more. Saufferer indicated he
then asked Staff if that rule could be changed.
r
Saufferer indicated he is interested in finding out how they can put together a donation garden for the
local food shelves on property located by the City of Orono. The water would be provided by the City of
Long Lake. On a half acre garden, approximately six to seven thousand pounds of fresh produce would
'be produced each year. Saufferer commented that a garden of this type would be a very positive thing for
the community.
Saufferer stated as it relates to the roadway leading into the garden from the fire station, it is his
. understanding the City of Orono owns the south side boundary drive that goes behind the fire station and
does not actually enter the fire station parking lot. There is ample space for multiple cars in that area but
some minor improvements would be required to prevent cars from sinking into the mud.
The garden at St.Therese is an 80'x 80'garden and last year it produced 3,400 pounds of fresh produce,
which went to support the ICA Food Shelf in Hopkins and Minnetonka.
Saufferer pointed out the area on the overhead that the fire chief requires for the helicopter to land and to
accommodate parking for the pancake breakfast. There is a retaining pond located on the other side. This
is the only site that can accommodate the garden. Saufferer pointed out Mrs.Miller's properties.At the
present time the site is covered with high grass and would need to be mowed. The access to the garden
and the parldng area was pointed out. Saufferer indicated there would probably need to be some
aggregate placed in the area for the parking as well as some leveling of the site. The water spigot would
� be located near the site and the water would be supplied from the City of Long Lake. �
Schoenzeit noted a 100'x 100'foot garden would be approximately a quarter of an acre rather than a half
acre.
Thiesse asked whether any portion of the garden would be located on the Miller properiy.
Saufferer indicated it would not be on the Miller property and noted that the city-owned properiy consists
of approximately three acres. Saufferer pointed out on the overhead the location of the garden.
Schwingler asked what challenges he has encountered with the community garden at St.Therese.
Saufferer stated the main issue has been deer eating some of the produce a few times last year but that for
the most part they have not encountered many challenges. The city of Deep Haven has a restriction of a
five foot fence and so they erected a three foot fence for bunnies and then erected strands of wire along
the top of the five foot fence posts. Saufferer indicated he is not sure what Orono's ordinances are for
fence height but that they are willing to comply with that. In addition,odor deterrents will prevent a deer
from entering an area and that can be used along the perimeter. Saufferer indicated he has utilized
laundry detergent in the past to keep the deer from entering the garden area.
Schwingler asked whether they are envisioning a shed on this property or have one at St. Therese.
Page 7
MIlVUTES OF THE ,
ORONO PLANNING COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
Saufferer stated they are not envisioning the need for a shed at this location and that the tools can be
hauled in an individual's car. It would be beneficial to have some sort of a mail box or a closed container
where calendars can be kept detailing what needs to be done on which days and would allow people to
come at different times. In this type of a situation,it would be advantageous to have a more coordinated
time schedule and set up a group of people to tend to'the garden probably three days a week throughout
the season.
Leskinen asked whether there would be any signage.
Saufferer indicated they do not have any signage at St. Therese other than a small volunteers are wanted
sign.
Schwingler asked whether he has any rain barrels at St. Therese.
Saufferer stated they do not have any rain barrels but do have two spigots tapped into the well system of
the church and two 100-foot hoses. It takes approximately an hour and a half to water an 80'x 80'garden.
Leskinen asked if there would be any benches or chairs.
Saufferer stated they stored some bags in buckets there to take the produce to the food shelf but that it
may be necessary to find a more secure container due to the mice accessing the containers. The fencing at
St.Therese is the regular T-metal stakes that are temporary with the fencing being wired on and
removable. There is currently an RFP for St.Therese to develop that property into senior housing so the
fencing was temporary in nature
Chair Schoenzeit closed the public hearing at 7:09 p.m.
Schoenzeit stated he would prefer the community garden have its own separate regulations and not
necessarily apply to a private garden. Schoenzeit suggested the Planning Commission talk about a
community garden on public land versus a community garden located on private�property.
Curtis concuned that the two issues should be discussed separately. The current code reads that a person
is allowed to have a garden as long as there is a home on the lot and that a garden is not a permitted use
without a home. Curtis suggested the Planning Commission first look at how to address changing the
code and whether they agree with Staffs recommendations.
Thiesse stated it appears they are talking about three different types of gardens: a private garden,a
community garden, and a multi-tenant garden. Thiesse asked whether Staff is opposed to a multi-tenant
garden.
Curtis sta.ted in Staff s view they do not see the need in Orono for a multi-tenant garden but that they did
not formally make a recommendation against it.
Thiesse indicated he is in agreement with Staff and that perhaps multi-tenant gardens could be taken off
the table in tonight's discussion.
Schoenzeit commented that multi-tenant gardens could perhaps be discussed when the need or desire for
one arises. .
Page 8
,
• MINUTES�OF THE
ORONO PLANNING COMMISSION MEETING
. Monday,May 16,2011
� � 6:30 o'clock p.m. �
Levang stated in her view the multi-tenant and the single use would need to be approached separately.
Schwingler indicated he has had experience with multi-tenant gardens and that over time tension
developed between the users.
Levang stated she would like to see them as two separate issues and that they should divide community
garden into single user versus multi users.
Thiesse sta.ted he would prefer not to deal with multi-tenant tonight since there does not appear to be a
need for them in Orono at this time.
Levang stated the only people coming forward to talk about a community garden are the people in this
room tonight and that there has not been much demand for it,which is why she suggested firying a special
event permit to see how it would work on a trial basis. This project would be a joint venture with Long
Lake. Levang indicated the Long Lake mayor and fire chief are on board with the project and that their
group is looking for a way to bridge the two communities. Levang stated in her. view this would be a
wonderful opportunity to bring the two communities together and that this is a trial to see if it will work.
Schoenzeit stated the Planning Commission will need to look at having some type of permit since this
will be on public land as well as establishing some guidelines, such as designating a principal contact,
fencing requirements, a requirement to call Gopher One if there is any digging on the property,and access
restrictions.
Levang noted the special event permit does call out some of those items and it would also give you some
flexibility and oversight by the City.�The special event permit would also mean that it will be a temporary
use and the City will have some control over the project. ,
Schoenzeit noted on Page 5 of the Staff inemo the Planning Commission was provided with a nice outline
of issues to discuss and that perhaps the Planning Commission should start there.
Leskinen stated she would like to take a look at the overall ordinance rather than focusing on one
particular aspect of it. Leslcinen stated since there is no specific application in front of them,the Planning
Commission should look at the entire text amendment and get the broad ideas and broad definitions out of
the way before looldng at one potential possibility for a community garden.
� Saufferer stated community gardens generally represent a place where you pay a certain number of
dollars to rent a certain size plot. The garden they are proposing would have a group of individuals
headed by a committee to deliver product to a particular food shel£ Saufferer indicated he would like to
change the verbiage to a donation garden since it will not technically be a community garden but it will be
nonprofit and the produce will be donated. A community garden usually means that people are renting '
plots and a donation garden means that the produce will be donated somewhere.
Leskinen concurred that that distinction is good and could provide some clarity to the ordinance.
Schoenzeit stated the first item for discussion listed in Staffs report is property size. Schoenzeit
recommended they talk about a single contact donation garden. The questions are whether there needs to
be some formal agreement between the land owner and the contact person and does the site need to meet
any setbacks.
Page 9
,
MINUTES OF THE
� ORONO PLANNING COMIVIISSION MEETING
� Monday,May 16,2011 �
6:30 o'clock p.m. '
. Levang asked what Staffs reasoning is for a 10-foot setback.
Curlis stated that relates to a garden located on a residential property and that she recommended a 10-foot
setback because that is typically the City's minimum setback requirement for any type of structure,and
absent a principal use,it was Staff's feeling there should be a setback. .
Thiesse pointed out that definition number three states that a garden is a planned space,usually outdoors,
set aside for the display, cultivation, and enjoyment of plants and other forms of nature. Defmition .
number two is a plot of ground,usually near a house,where flowers, shrubs,vegetables, fruits or herbs .
are cultivated. Thiesse stated in his opinion that would cover the row of arborvitae that runs along
someone's property lines since they are cultivated shrubs. Thiesse noted those are typically planted
within 10 feet of the property line and help define the edge of someone's property. Thiesse stated in his �
opinion to require them to be 10 feet away from a property line seems a little strong�and that he is not sure
how to get around the fact that a land owner should be allowed to plant flowers at the edge of tlleir
properly.
Schoenzeit noted that fences are also erected within ten feet of the property line typically.
Gaffron noted they are now discussing a community or donation garden.
Curtis stated a setback requirement was put in Staff's report basically as a starting point and that the
Planning Commission may determine a setback for a private garden is not necessary � .
Schoenzeit commented there are probably a number of private gardens that would not comply with a
10-foot setback.
� Gaffron stated the Planning Commission has to separate the concept of a private residence garden versus
a vacant lot in a developed neighborhood that is then used as a community garden and the impacts it
would have on the surrounding homes.
Schoenzeit stated in his view in that type of situation with a community/donation garden a setback would
be useful. �
Thiesse stated he would agree that a 10-foot setback would be useful.
Curtis concurred that a 10-foot setback would be reasonable. Curtis noted that Staff was recommending a
principal structure setback in that type of situation with a community/donation garden.
Schoenzeit stated a 30 to 50 foot setback would be steep and that in his view 10 feet is a good number.
Curtis noted the activity associated with the gardening is also a reason for the setback.
Schoenzeit asked if there should be a minimize size property that the community/donation garden should
be located on. Schoenzeit commented that a minimum of 10 acres in his opinion seems rather large.
Thiesse stated if they meet the 10-foot setback,it would give you a reasonable sized garden.
Curtis asked if the Planning Corrunission would place a specific size limitation on the garden. �
Page .
10
. MINUTES OF THE
ORONO PLAlVNING COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
Schoenzeit stated he would not require a minimum size on the property or a maximum percentage of the
acreage either. �
Schwingler asked for clarification on what Chair Schoenzeit is referring to. Schwingler noted currently
the City has a minimum 10 acre requirement to have a garden without a structure. Schwingler asked if
Chair Schoenzeit is saying that you do not need to have a minimum size lot in order to have a garden.�
Schoenzeit indicated as long as they meet the setback for that zone,there should not be a size �
requirement. �
Curtis asked whether he is referring to a 10-foot setback in general or a 10-foot setback for that particular
zoning district. .
Schoenzeit noted if there is a principal structure setback in that particular zone,whatever zone the garden
is in,it would need to meet that setback. Schoenzeit stated if it is in a 2-acre zone,the garden would need
to meet the 30-foot structural setback.
Schoenzeit asked what zone the proposed garden is located in.
Curtis indicated it is in the 2-acre RR-1 district,which would require a 50-foot front and rear setback and
a 30-foot side setback.
Schoenzeit asked if they would still be able to have a 100'x 100'plot in there if they met those setbacks.
Curtis stated she would like to avoid discussing this particular donation garden but that there is probably
- enough area to accommodate a 100'x 100'garden. Curtis indicated she is not sure whether that would
accommodate the helicopter pad,the parking, and the garden. . -
Schoenzeit commented that the Planning Commission does not want to make it so complicated that a
survey would be required to plant a garden. � ,
Levang commented there are also elements of the topography that would come into play on where a
garden could be located. Levang suggested the Planning Commission consider a 10-foot setback and that
they have to allow the person to pick the spot that is the most conducive to their garden.
Schoenzeit noted the Planning Commission has an obligation to the neighbors to ensure that the activities
associated with the garden are copacetic. Schoenzeit commented that a community/donation garden is a
wonderful idea but that the Planning Commission has responsibility to the adjoining properties.
Alexander stated a 10-foot setback from all property lines is reasonable.
Curtis indicated she would like a show of hands or some kind of indication on how each commissioner
stands on each of these issues so she will be�able to provide a clear understanding on each of these points
to the City Council.
It was the consensus of the Planning Commission that a 10-foot setback from all property lines should be
required.
• � Page
11
<
� MINUTES OF THE • .
� ORONO PLANNING COMMISSION MEETING �
Monday,May 16,2011
6:30 o'clock p.m.
It was the consensus of the Planning Commission that there does not need to be a minimum lot size to
have a community or donation garden proviiied it meets the 10-foot setbacks.
Curtis noted they will also likely need to accommodate areas for parking and other things on the property.
Schoenzeit stated as it relates to the location of the garden,the person should be able to pick the spot that
he feels is most conducive. Schoenzeit stated the Planning Commission is focused on single contact
, donation gardens. •
Schoenzeit stated as it relates to Item No.4,permitting,he would defer to legal counsel on what type of
permit would be appropriate. Clearly the things that the Planning Commission would like to see are an
agreement between the property owner and the community/donation garden person as well as a contact
person, and then requirements for Gopher One calling if that is necessary.
Curtis stated technically the permit could be a land alteration permit,which is an administrative permit so
additional conditions cannot be placed on that type of permit. Curtis commented that the concept of a
special event permit being issued is an interesting concept but pointed out that a garden is a use rather
than an event. A temporary use peimit could be created, such as an ILTP. Special events typically are �
such things as a block party, carnival,circus, commercial movie shoot, fishing contest,hot air balloon -
event, eta. '
Thiesse commented he prefers the issuance of a permit that would be reviewed every so often because the
use of a garden might change over time or issues may arise.
Schoenzeit asked whether the Planning Commission is interested in allowing a shed. Schoenzeit asked
whether everyone is permitted a small shed on their property currently. �
Curtis indicated you would need to have a principal use on a property in order to have a shed. A permit
would be required for any structure to allow for the City to review hardcover and other issues on the '
property.
Gaffron stated it would still require a zoning permit even though it is not triggered by the building code.
Schoenzeit noted a shed would not be allowed then under the City's current codes.
Thiesse commented that people are very capable of moving their equipment around in their own vehicles
and that if the garden is located on public property, a shed or other structure would become a risk since it
could be vandalized.
It was the consensus of,the Planning Commission that no shed will be allowed for a community/donation
garden on public property.
Schoenzeit stated as it relates to Item No. 6,the fencing would need to meet current City code.
Schoenzeit questioned whether they would be allowed a fence without a principal sfructure.
Curtis indicated Staff was looking for direction on the type of fencing, and if it can be accomplished with
temporary fencing,that would be Staffls recommendation.
Page •
12
, MINUTES OF THE
ORONO PLANIVING COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
Saufferer commented wire fencing would be adequate for their purposes.
It was the consensus of the Planning Corrunission that the fencing be temporary in nature, such as chicken
coop fencing, and not to allow fencing that is orange in color.
Schoenzeit stated he would defer to the building official on any structures. Benches and tables would
need to be temporary. Schoenzeit stated if someone wanted to bring in a table to wash the vegetables on,
they could bring in a folding card table and then take it with them the same day.
Levang indicated she would be okay with having a bench or a picnic table so a person would have a place
to sit or accommodate people who want to watch.
Schoenzeit stated they would need to bring a chair or table and then take it with them when they leave.
Levang commented there is a community garden in Plymouth located by the work house that has a nice
little shelter with a roof and a table underneath. Levang stated she would not be opposed to having a
picnic table placed there at the beginning of the season,which could then be taken down at the end of the
season:
Leslcinen stated she would be opposed to that and that it is easy to bring your chair. Leskinen stated that "
anything that is left is an invitation for vandalism. �
Thiesse stated in this situation the garden is for the entire community and that he personally would be �
opposed to having a table left there all season.
It was the consensus of the Planning Commission to not allow a table, chairs, or other items to be left at
the garden for the entire season.
Schoenzeit stated bike racks would also not be allowed. Schoenzeit asked whether a compost pile should
be allowed.
Saufferer indicated a compost site would not be located on the property for the donation garden.
Saufferer noted the City does currently have a collection site that individuals can bring items to and that
he would consider the City of Orono to be a resource for compost for the garden. Saufferer indicated he
may ask the City to provide him with organic material,such as leaf matter, grass clippings,etc. Saufferer
. stafed he would not have a problem with transporting the material over to the garden and having it tilled
into the ground. The garden could be a resource for the City to get rid of some compost matter as well.
It was the consensus of the Planning Commission that a compost pile not be located on the site for the
community/donation garden.
Schoenzeit stated the concept is that anything generated on the site will be taken out that day.
Schoenzeit asked whether there needs to be erosion controL
Saufferer stated erosion control will be necessary for this site but that in his opinion it is manageable.
Page
13
NIINUTES OF THE ,
ORONO PLANNING COMIVIISSION MEETING
Monday,May 16,2011 t
6:30 o'clock p.m.
Schoenzeit suggested the Planning Commission defer to the City'to require any such items that are -
'. ` required due to the unique characteristics of the land in question. . .
It was the consensus of the Planning Commission that there will be no selling of fruits or vegetables at the
site. . . ,
Schoenzeit asked what the hours of operation should be. Schoenzeit stated in his view there should be no
need for lighting. .
Leskinen suggested dawn to dusk.
Thiesse concurred there should be no additional lighting.
It was the consensus of the Planning Commission that no additional lighting be allowed. �
Schoenzeit asked what the Planning Commission feels is necessary for maintenance/tilling of the site.
Leskinen stated it would need to be addressed on a specific basis. �
Curtis indicated that item related to Staff questioning what would happen at the end of the season.
Schoenzeit stated that could be part of the permitting process. As it relates to noise, Schoenzeit noted
gardening tends to be a fairly quiet operation. -
Thiesse asked if Staff has a concern with noise before a certain hour of the day. '
Curtis indicated that was the issue as well as noise that could be generated from various equipment that
might be used at the site.
Gaffron stated the hours on the weekends could be different, such as no aotivity before 8 a.m.
Saufferer indicated he will not be rototilling before 8 am. '
It was the consensus of the Planning Commission that all gardening activity needs to meet the City's noise
ordinance.
; Schoenzeit asked what limitations or conditions should be placed on parldng. Schoenzeit asked whether
there should be a minimum or a maximum number of off street parldng spaces available.
Curtis stated that Staff would concur that off street parlcing be required and recommended that a .
restriction be placed on the number of vehicles that can be at the site at one given time. Curtis suggested
that a maximum of one bus or two cars be allowed. '
Curtis stated it was indicated to her by Mr. Saufferer that they hope at some point to have school visits to
the site. Curtis stated the City does not want an improved parking area that will be large and that they
should try to avoid a lot of traffic to the site.
Alexander commented that two parldng spots seem to be somewhat restrictive.
Page
14
- " MINUTES OF THE
� ORONO PLANNING COMMISSION MEETING
, Monday,May 16,2011
6:30 o'clock p.m. �
Schoenzeit concurred that two parking spots is not very many given the proposed size of the garden and �
that any community garden should have two off street spots and perhaps more if permissible.
Saufferer stated at St.Therese last year the largest number of volunteers they had on one day was 19 and
that there were multiple people in varying vehicles. The volunteers utilized the off street parldng located
next to the garden. The majority of the time they had four to five automobiles. Saufferer indicated the
biggest challenge will be to find volunteers,but that it would be reasonable to expect between four to six
cars at any one time. It will not be necessary to accommodate 25 cars.
Levang asked how long people typically stay.
Saufferer stated it will probably range from one to two hours for planting if they have ten people
volunteering.When the harvesting is done,it would take approximately an hour. The volunteers would
gather what they could and then transport it to the food shelf,which would then sort it,package it and
make it available to people that same day. .
Saufferer indicated they also had Summer Stretch kids that came up from St.Hubert's every Wednesday
through July. The kids would serve two hours of community service in the morning and would harvest
the food and learn about the garden. They were then driven down to ICA where they would help put the
produce on the scales and weigh it and watch the process of how the food got from the front door to the
clients. The kids were able to see how the food shelf operated and how the garden helped support the
community. Saufferer indicated the kids seemed to have a positive experience.
Schoenzeit stated he would encourage a minimum of two spots and then defer to the Council to decide
whether more spots should be allowed.
Thiesse asked whether access to the site would need to be created or whether they would be allowed to
park on the street.
Schoenzeit noted parking for a specific site would need to be part of the permitting process for that
particular application and that all community/donation gaxdens would require some off street parlcing.
Thiesse stated he would hate to require two spots if it results in someone having to construct a road
access.
Gaffron noted the group was talldng earlier about potentially putting down some gravel to create a
parking area,which in turn would create some hard surface area. Gaffron asked whether the City wants
to encourage that type of parking area or whether the Planning Commission is comfortable with allowing
people to park on the grass. ' .
Leskinen asked whether the language could read that there needs to be available parlcing either on site or
off site. Leslcinen commented she is not sure the City wants someone to create a parking lot or hardcover
since that would change the site. If the garden ceases to be in existence after a period of time,then there
would be the issue of the hardcover remaining.
Thiesse recommended that parldng be included in the permitting process
Schoenzeit recommended there be a minimum of two parldng spots for a community/donation garden.
Page
15
' MINUTES OF THE . ,
ORONO PLANNING COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
Thiesse stated the parking would likely be dependent on the size of the plot.
Levang stated the lot next to the fire station is essentially being used as a parking lot and that it would
likely be a ma�cimum of two hours that a car would be sitting there. Levang indicated she is okay with the
two parking spot requirement.
It was the consensus of the Planning Commission that parking be site specific,with a minimum of two
parking spots being identified,for each garden.
It was the consensus of the Planning Commission to not allow rain barrels or raised beds. .
Schoenzeit stated restrooms should also not be allowed.
Levang asked if he is talldng about a permanent structure or a port-a-potty.
Schoenzeit indicated he is talking about both.
It was the consensus of the Planning Commission to not allow a port-a-potty or a permanent restxoom
facility. �
Schoenzeit asked whether signage should be allowed.
Alexander commented a 4'x 4'sign seems reasonable.
Thiesse asked if the City is going to delineate what can be on the sign.
Curtis noted the City cannot regulate the content of the sign but they are able to regulate the size and
location. Curtis noted a sign is not permitted in a residential area.
Thiesse stated signage is not required for a community/donation garden but it would be nice to allow
them to showcase what they are doing.
Schoenzeit stated the signage should be based on what the zoning district allows.
Levang stated she would like to see the garden identified and that a 4'x 4'sign is not that big.
Schoenzeit recommended the signage be deferred to the permitting process. Schoenzeit indicated he
would be in agreement that a sign would be nice but if it is located in a neighborhood that does not allow
signage, it would need to be taken into consideration. �
Thiesse commented a small sign would be nice and that he would suggest that the sign contain some
contact information in the event there is vandalism or other issues at the garden.
It was the consensus of the Planning Commission that the signage be discussed as part of the pernutting
process.
It was the consensus of the Planning Commission to not allow permanent storage containers.
Page
16
, 1VIIl�TUTES OF THE
ORONO PLANIVING COMMISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
Schoenzeit noted the traffic would need to be minimal and that it would need to be discussed as part of
the permitting process.
Curtis noted the traffic is tied to the parking.
It was the consensus of the Planning Commission to allow temporary trellises,cages,poles, supports, etc.,
during the growing season.
Curtis requested the Planning Commission provide direction on private gardens.
Thiesse asked whether the Planning Commission could move the community/donation garden forward to
the City Council at this point. ,
Schoenzeit stated in his view Staff has good direction on the community/donation garden. Schoenzeit
asked whether there should be a 10-foot setback on a private garden.
Thiesse stated he does not want to go ten feet on a private residential garden. Thiesse asked where a
fence is legally allowed to be.located.
Curtis noted a fence is a non encroachment and is allowed at the property line.
Thiesse commented a lot of gardens define property lines.
� Leskinen pointed out this is in the case where there is not a principal structure.
Curtis stated this would deal with gazdens that are located on vacant lots and that Staff would recommend
some type of setback to serve as a buffer to the adjoining properties. Curtis stated it could perhaps be
better defined in the definition and that a perennial garden could define a property line versus a vegetable
garden.
Schoenzeit stated a private,residential garden on a vacant lot would need to follow the same sort of
discussion on the same points under the community/donation garden.
Leskinen indicated she is comfortable with Staff's recommendations on the private garden.
Curtis suggested the Planning Commission discuss the various items and whether they feel there should
be different regulations for a private,residential garden versus a community/donation garden.
Schoenzeit stated in his view a 10-foot setback is reasonable.
Thiesse indicated he wouldnot be opposed to a row of flowers or shrubs along the property line.
. Curtis stated the definitions can be modified.
Thiesse noted the definition of a garden includes shrubs, which in his opinion should be allowed along the
property line.
Schoenzeit recommended crops require a setback.
` Page
17 �
NIIN[JTES OF THE
ORONO PLANNING COMMISSION MEETING
• Monday,May 16,2011
. . 6:30 o'clock p.m.
Schoenzeit moved,Schwingler seconded,to bring the recommendations of the Planning
Commission regarding community/donation gardens and private,residential gardens on a vacant
lot forward to the City Council. VOTE: Ayes 6,Nays 0.
4. 11-3505 THOMAS McCUNE, 1473 BAY RIDGE ROAD,VARIANCE, 8:10 P.M.to 8:16
P.M.
. Thomas McCune,Applicant,was present.
Curtis stated the applicant is requesting variances from the 30-foot side yard setback requirement in order
to construct a new roof on the existing home 2'/11" taller than existing. The pitch of the roof would be
' increased. A 16.7 foot setback exists on the south side of the home and a 14-foot setback exists on the
north side of the home where 30 feet is required.
In conjunction with repairing an ice dame issue with the existing roof,the property owner would like to
reconstruct the roof over the older portion of their home with a slightly steeper pitch. The resulting . -
increase in height would be an additional2'/11" from the existing roof. The existing home does not meet
� the 30-foot side setback as required for principal structures within the LR-lA zoning district. Technically
the increased roof height in the substandard setback is considered an expansion of an existing
nonconformity. No additional side yard setback variances are required in order to do the project as
proposed. '
As the Planning Commission is aware,there have been multiple changes to law regarding how a
municipality must review an application for a variance. The"undue hardship" analysis has been replaced
with the "practical difficulties" analysis. Staff is currently worldng on updating the ordinance to ensure
that it conforms to the statutory analysis of practical difficulties. While the current code directs Staff,
Planning Commission and the Council to perform a hardship analysis,this application will actually be
viewed consistent with the new practical difficulties analysis.
The applicants'variance request is reasonable and necessary in order to avoid additional damage to their
property caused by ice dams. The proposed addition is a vertical expansion that will result in minimal
additional massing of the house. No additional living space is being proposed and the applicants'request
. results in minimal negative impact of adjacent properties. Staff finds the location of the.existing home
creates a unique circumstance not created by the applicants and that granting the applicants'request is in
harmony with the purpose and intent of the ordinances and will not alter the essential character of the
neighborhood.
Planning Staff recommends approval of the side setback variances in order to reconstruct the roof as
proposed.
Alexander stated in her view the request is reasonable, •
Levang, Schwingler, and Leskinen agreed with Commissioner Alexander.
Tom McCune stated the house is a 1,700 square foot rambler with no venta.ble attic space and very little
insulation. All the builders he has spoken to have said that he needs to ventilate it and put more insulation
in there along with a steeper pitch. McCune indicated he does not want to encroach on the property line.
Page
� 18
MINUTES OF THE
� ORONO PLANNING COMIVIISSION MEETING
Monday,May 16,2011
6:30 o'clock p.m.
McCune pointed out there are two or three other homes in the neighborhood that encroach closer to the
. property line than his house. McCune stated he would like to fix an ice dam problem with this project. �
Chair Schoenzeit opened the public hearing at 8:15 p.m.
There were no public comments concerning this application.
Chair Schoenzeit closed the public hearing at 8:15 p.m.
Thiesse moved,Levang seconded,to recommend approval of Application#11-3505,Thomas and
Martha McCune, 1473 Bay Ridge Road,granting of side setback variances. VOTE: Ayes 6,
Nays 0.
5. 11-3506 ORONO PUBLIC SCHOOLS,685 OLD CRYSTAL BAY ROAD NORTH,
CONDITIONAL USE PERMIT,8:16 P.M.—8:21 P.M.
Curtis stated the Orono Public School intends to construct a new softball field axea and is requesting a
CUP in order to conduct filling and grading activity on the property.
The Orono Schools intend to improve an area of the southernmost property on campus for a new softball
field. As a result of the City's Old Crystal Bay Road proj ect,there will be soil material exported out of
the roadway area. The school would like to utilize the excess material to improve the grade to prepare for
the new softball field. Due to the amount of material proposed, a conditional use permit is required.
Planning Staff recommends approval of the CUP. All of the City Engineer's requirements,including '
erosion control measures,will be addressed with the administrative land alteration pernut following CLTP
approval.
Schoenzeit asked if their approval should not be contingent on the road project.
Curtis indicated thaY would be appropriate.
John Osland, Orono Schools, indicated he is here to answer any questions the Planning Commission may
have. The school is attempting to put in a new ball field. The school removed two ball fields last year
and they are comrriitted to constructing a new field. This field likely will be a junior varsity girls field
and it will need to be done in the very near future.
Once the school learned there would be excess materials from the road project,they felt this would be a
great opportunity to construct the ball field. Osland noted the school will not be accepting any
contaminated soils.
Chair Schoenzeit opened the public hearing at 8:18 p.m.
There were no public comments regarding this application. �
Chair Schoenzeit closed the public hearing at 8:18 p.m.
Page
19 `
MINUTES OF THE .
ORONO PLANNING COMIVIISSION MEETING
Monday,May 16,2011
, 6:30 o'clock p.m.
Schoenzeit stated he would add to Staffs recommendations that the project be allowed with or without the
road project.
Schoenzeit moved,Leskinen seconded,to recommend approval of Application#11-3506 Orono
Public Schools,685 Old Crystal Bay Road North,granting of a conditional use permit in
conjunction with the City Engineer's requirements.
Schoenzeit asked how many yards of fill the school is anticipating needing.
Osland indicated they are estimating between six to eight thousand cubic yards.
Levang asked what the school will do if the road project does not go forward.
Osland indicated they probably would not have done the project this year if the fill was not available and
that fi�l will need to be brought in if the road project does not go forward and that it may be a two year
project to bring in the entire required fill.
Schoenzeit asked if there is a time limit on the conditional use pexmit. .
Curtis indicated there would not be since the permit runs with the land.
� VOTE: Ayes 6,Nays 0.
PLANNING COMIVIISSION COMII�NTS �
6. REPORT OF PLANNING COMMISSION REPRESENTATIVES ATTENDING CITY
COIJNCIL MEETINGS ON MARCH 28,APRIL 11,APRIL 25,AND MAY 9,2011
Lesldnen noted the minutes from the March 28,April 11, and Apri125 Council meetings are in the
Planning Commission's packet.
� Curtis noted at the April 11�'meeting,the Council discussed the Your Boat Club application,the Massage
Therapy Licensing Ordinance, and the Old Crystal Bay Project. -
Thiesse stated at the Apri125`�'meeting,Bo Carlson addressed the City Council regarding parlcing along
the Dakota Trail. The trail is highly popular but parking along the trial is not sufficient. A number of
' residents were in attendance at the meeting to voice their concerns and to give their input on the parldng
situation. Ralph Kempf gave a presentation on Navarre to the Council.
Schoenzeit reported on the May 9`�'Council meeting and noted that a resolution of recognition was given
to Michelle Winer for her service on the Planning Commission. The LMCD gave a detailed presentation
on their activities in 2010,the activities planned for 2011, and their upcoming 2012 budget.
Levang commented that some people had the impression that the milfoil would be eradicated and it was
clarified at the meeting that the milfoil cannot be completely eradicated and will need to be managed.
Page
� 20
, MINUTES OF THE
. ORONO PLANIVING COMNIISSION MEETING
� Monday,May 16,2011 .
6:30 o'clock p.m.
. Schoenzeit stated the City Council discussed the appointments to the hardcover task force and eventually
decided to appoint all of the Orono residents to the task force who had volunteered.
' Curtis indicated she spoke with Loren Schoenzeit on the appointment to the hardcover task force and that
it was initially recommended by some on the,City Council that all interested Planning Commission
members should participate,but that the final decision was to appoint one representative from the City
Council and one representative from the Planning Commission in order to allow for more Orono residents
to sit on the task force. Curtis noted that the Planning Commission will be regularly updated on the
discussions of the task force. �
Schoenzeit noted the City Council went into closed session on May 9th to discuss the job evaluation of
the city adrriinistrator.
7. OTHER ISSUES FOR DISCUSSION
None �
8. SELECTION OF REPRESENTATIVES TO ATTEND CITY COUNCIL MEETINGS ON
MAY 23,2011,AND JUNE 13,2011
� May 23,2011 -Thiesse
June 13,2011 -Lesldnen
ADJOURNMENT '
Leskinen moved,Schwingler seconded,to adjourn the Orono Planning Commission meeting at 8:33
p.m. VOTE: Ayes 6,Nays 0. .
Loren Schoenzeit, Chair
Page �
21
�
� �
.��
,
:
Date Application Received: 06/23/2010 � .
Date Application Considered as Complete:06/23/2010
Application Extension Expires: 07/01/2011**
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator ��_
Date: 15 June 2011
Subject: 10-3479, Phillip Whipple,3095 Casco Point Road,
Lot Width& Hardcover Variances
Public Hearing
-------------------------------------------------------------------------------=---
Zoning District: LR-1C,One Family Lakeshore Residential,%acre/100'
Lot Area: 31,686 sf (0.73 acre) .
Lot Width: 60 feet @ OHWL and 65 feet @ 75'setback
Application Summary: The applicant is requesting lot width variance and 75'-250' and 250'-500'
� zone hardcover variances in order to construct a new residence and new detached garage on
their property as follows:
1. A lot width variance for a lot 60 feet in width at the OHWL and 65 feet at the 75'setback
where 100 feet is required;
2. A variance to allow 29.72% hardcover within the 75'-250' zone where 25% is normally
allowed and 32%currently exists; and
3. A variance to allow 34.6% hardcover in the 250'-500' zone where 30% is normally
allowed and 36J%currently exists.
Staff Recommendation: Planning Department Staff recommends approval of the lot width
variance and hardcovervariances.
Pertinent Zoning Ordinance Sections
Sec.78-350.Area, height, lot width and yard requirements.
Sec.78-1288. Hard cover limitations.
List of Exhibits
ExhibitA. Application-Original
Exhibit 8. Hardship Documentation Form
Exhibit C. Existing& Proposed Survey/Site Plan
Exhibit D. Proposed Plans and Elevations � �
Exhibit E. Submitted Hardcover Calculations
Exhibit F. City Engineer Memo �
Exhibit G. Applicant's Extension Request
Exhibit H. Property Owners List
Exhibit 1. Plat Map '
, ' �
FILE#10-3479 �
� - 15 June 2011 ,
. Page 2 of 4
Background •
The applicant originally made an application for similar variances in 2010 and was scheduled to
. appear before the Planning Commission in July. However the 2010 Krummenacher ruling
resulted in an inability of the City to review and grant variances as,had been done in the past so
the applicant requested their application be tabled until July 1, 2011**to allow for modifications
in the statute and/or City codes. The variance "standstill" afforded the applicant time to
redesign his plan. The applicant now presents a plan which results in an overall reduction in
hardcover from the previous request.
The applicant would like to remove the existing principal structure which was constructed in or
before 1967 and construct a new residence within the 75' — 250' zone and a new detached •
garage in the 250' — 500' zone. They are proposing to maintain most of the existing blacktop
driveway for use with the new home but will remove the circle drive configuration.
------------------------------------------------------------------------------------
LOTANALYSIS WORKSHEET
Lot Area/Width:
LR-1C Lot Area Lot Width
Required 21,780 s.f. (0.5 acre) 100'
Actual 31,686 s.f. (OJ3 acre) 60 feet @ OHWL and 65 feet
@ 75 setback
Setbacks:
LR-1C Required Proposed
Rear 30' Home 200'+ Home
30'Garage 100'+Garage
North Side 10' Home 13' Home
10'Garage 10'Garage
South Side 10' Home 16.2' Home
10'Garage 25'Garage
Lakeshore 75' 136'
Average Lakeshore The average lakeshore setback is met.
Structural Coveraee:
Total Lot Area Total Structural Coverage
31,686 s.f. (0.73 acre) Allowed: 4,752 s.f. (15%)
Proposed: 4,092 s.f. (13%)
:
� . FILE#10-3479
15 June 2011
Page 3 of 4
Hardcover Calculations
Hardcover Zone Total Area in Allowed Existing Proposed
Zone Hardcover � Hardcover Hardcover
0—75 4,754 s.f. 0 s.f 194 s.f.* 194 s.f.
(oio) (4.osio) (a..oaio) .
75—250 13,104 s.f. 3,276 s.f. 4,193 s.f.* 3,894 s.f. .
(25%) (32%) (29.7%)
250-500 13,828 s.f. 4,148 s.f. 5,077 s.f.* 4,793 s.f.
(30%) (36.7%) (34.6%)
*After exclusion of fabric or plastic-lined landscape beds
------------------------------------------------------------------------------------
Lot Width Variance
The applicant's lot is substandard in width with 60 feet at the OHWL and 65 feet in width at the
75-foot setback where 100 feet in width is required. Granting of a lot width variance for this
property would be in harmony with the immediate neighborhood. Without a variance from the
100-foot lot width requirement, the applicant would be unable to build a home on a
residentially zoned property and therefore the property could not be put to a reasonable use.
Hardcover Variance
As the necessity for a lot width variance suggests,the property is narrow. Within the 250'—500'
zone the property narrows to 15 feet in width at the road. The driveway itself accounts for
nearly 29% of the hardcover in this zone. The property is permitted 3,276 square feet of
, hardcover within the 75'-250' zone and 4,148 square feet of hardcover within the 250'-500'
zone. A total of 7,428 square feet of hardcover is allowed on the property. The applicant is
proposing a new home with a footprint of 3,300 square feet; a 792 square foot, detached
garage; and approximately 4,400 square feet of driveway and sidewalk. At 8,881 square feet
total, the applicant is requesting to exceed the allowed hardcover by 1,453 square feet which is
284 square feet less than their previous submittal and 583 square feet less than existing. '
Updated Variance Analysis
As the planning commission is aware, there have been multiple changes to law regarding how a
municipality must review an application for a variance. The "undue hardship" analysis has been
replaced with the "practical difficulties" analysis. On your agenda this month is a proposed
zoning code text amendment intended to update the ordinance to ensure that it conforms to
the statutory analysis of practical difficulties. While the current code directs staff, planning
commission and the council to perform a "hardship" analysis; this application will actually be
viewed consistent with the new practical difficulties analysis.
Staff Analysis �
Staff finds that with respect to lot width, practical difficulties exist and that application of the
100 foot lot width requirement of the Zoning Code would prevent the construction of any home
on the property. The applicant's lot width variance request is reasonable. The applicant's
request for hardcover variances may also be reasonable. Their proposal results in an overall
reduction of hardcover on the property totaling 583 square feet. Staff finds that granting the
applicant's request is in harmony with the purpose and intent of the ordinance and will not alter
• j
t
. FILE#10-3479
� 15 June 2011
�. Page 4 of 4
the essential character of the neighborhood.
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that.the variances, if granted, will not alter the
essential character of the neighborhood?
3. Does the Commission feel it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested setback variances? Rain gardens?
Downspouts? Native buffer strips? Ete? �
, 4. Are there any other issues or concerns with this application?
Staff Recommendation
Planning Staff recommends approval of the lot width variance and hardcover variances as
proposed in order to construct a new home and detached garage on the property. Prior to City
Council review the applicant should address or resolve the City Engineer's comment regarding
the garage elevation. .
� . � PC ExhibitA
City of Orono
Variance Application
Street Address: Application# (� ' 3 `f 7
0 2750 Kelley Parkway Date Received� �/Z�/'� d
O� �O Orono, MN 55356
Staff: �'��✓
Main: 952-249-4600 Fee: $700 �
fax: 952-249-4616 Renewal: $350
�� �ti`� Mailing Address: After-the-fact: $1,400(double fee)
P.O. Box 66
9�'EsHO'��' � Escro ee:
Crystal Bay, MN 55323-0066 2,500 ew home/addition/
new structure
$ 600 other variance
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas. �
PROPERTY INFORMATION:
Site Address �jS �,� �' °Q� � /�/1� SS�'f �
Property Identification Number (PIN): �
Date Property Acquired (month/year): �9-�dZ❑ Yes, I own the adjacent parcels.
Zoning District:
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: �h� � h� �
Phone (home): . 5� - �-4 . I- 10 3v Phone (work): �3- 331 - ��o�'
Complete Address: �3 oq5 (�'.�Sr b a,'�,.� ���Q���,,��.,�Z ,�ih/ �3% l
City, State &�ZI P �
Email: ; Fax:
OWNER INFORMATION: (Complete legal names and marital status required for each interested party)
Name: SAw.�. a.s /,� �rs�LI�
Phone (home): ' � Phone (work):
Complete Address: �
City, State &ZIP � •
EmaiL Fax:
DESCRIPTION OF REQUEST:
Describe the request in detail (attach additional sheets if necessary): '
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Last Updated: 5/11/2009 •
, T
. REQ.UIRED SUBMITTALS:
All of the following information must be submitted by the application deadline date in order for your
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APPUCANT AND/OR OWNER:
• Agree to provide all information required or requested by the Planriing•Department,
• Agree to pay additional fees (staff time not covered in the original fee payment) and/or consultant expenses
incurred in review of this application, and
• Certify that the information supplied is true and correct to the best of his/her knowledge. The applicant and
owner recognize that they are solely responsible for submitting a comptete application being aware
that upon failure to do so, the staff has no alternative but to reject it until it is complete or to
recommend the request for denial of the request regardless of its potential merit.
• Acknowledge the Escrow Agreement is completed and signed.
• The Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto
the property by City Staff, consultants, agents, Commission and Council Members for purposes of
investigation and verification of this request.
• Applicant and/or Owner acknowledge they must be present at all scheduled review meetings of the
Planning Commission and Council. If an applicant and/or owner is unable to attend a scheduled meeting,
please make arrangements to have an authorized representative attend in place of the applicant/owner and
advise the City Planner assigned to your project. ' , •
• Some or all of the information that you are asked to provide on this application is classified by State law as
either private or confidential. Private data is information which generally cannot be given to the public but can
be given to the subject of the data. Confidential data is information which generally cannot be given to either
the public or the subject of the data. Our purpose and intended use of this information is to annually update
our records and records of other governmental agencies required by law. If you refuse to supply the
information, the a lication ma not be issu d.
�
. Applicant's Signature: Date: 7� �� �, �
Applicant's Signature: ` . Date: .
Owner's Signature: ��� Date:
Owner's Signature: . Date:
Last Updated: 5/11/2009
, 4
� � _ _ _ PC Exhibit B
sha.ycr.a
.;-:
�'SI_ � �
comp � ny �" .
May 24, 2011
,
Orono City Council and Planning Commission
c/o Ms. Melanie Curtis, City Planner
City of Orono
2750 Kelley Parkway �
Crystal Bay,Minnesota 55323 .
Re: Attachment 1 to Zoning Variance Application
Dear Ms. Curtis:
On behalf of Phillip Whipple and Donna Swedin, please find below responses relative to the questions asked on
the City of Orono's "Hardship Documentation Form."
1. "The property in question cannot be put to a reasonable use if used under conditions allowed by �
the official controls."
Reasonable use: under the present official zoning controls,the present lot size is non-conforming,
permitted,the lot width is non-conforming, and the present hardcover in the 0—75 zone, 75—250 zone,
and 250+zone is non-conforming, despite being permitted under less restrictive zoning controls at some
past dates. 3095 Casco Point Road has unique to itself property configurations that prevent reasonable
� use under present day official controls:
a. Propertv Confi�uration(see survev): �
The property is 539.5 x 15 x 497.4 x 60, which is very long and narrow and cannot be changed.
b. Topo -g�raphic Chan�e:
From the drive entrance off of Casco Point Road to the existing home location is a downward
drop of 27'. This drop occurs mostly over a driveway length of 220' or an average of 12.2%,
� with some specific location grades as steep as 13.3%. Thus, adequate garage and vehicle turn
in/turn out space is a challenge.
c. Continued Use:
�Despite these challenges, the owner believes the property has been developed to a reasonable use
and simply wishes to redevelop the property equal, or make better,the present non-conformities
per MN.St.Stat. 462.357, Subd. le.
4 6 4 S e c o n d S t r e e t • S u i t e 1 0 0 • E x c e 1 s i o r , M N 5 5 3 3 1
p h o n e : 9 5 2 . 4 7 0 . 9 7 5 0 • f a x : 9 5 2 . 4 7 0 . 8 4 0 7
w e b s i t e : s h a r r a t t d e s i g n . c o m • e m a i 1 : i n f o@ s h a r r a t t d e s i g n . c o m
' , .
Ms. Melanie Curtis .
City of Orono
May 24, 2011 �
Page Two
2. "The plight of the landowner is due to circumstances unique to his property not created by the
laridowner."
Having lived,on the property for almost 8 years, all improvements, non-conformities, and hardcover
were in place at the time of purchase in September 2002.
3. "The variance, if granted,will not alter the essential character of the locality."
The property will be redeveloped to the single family dwelling use,with a structure in virtually a similar
_ location,will meet present setbacks,m�imum height, and structural coverage requirements,preserving
` and improving the essential character of the locality.
4. "Economic considerations alone shall not constitute an undue hardship if reasonable use for the
property exists under the terms of the Zoning Chapter."
Economic considerations are an insignificant reason for redevelopment and the granting of variances.
The primary reasons for this request are:
a. Deteriorated structural and construction quality, including water intrusion, mold, structural
deficiency and ceiling heights.
� b. Functional obsolescence and spatial/organizational inadequacies.
5. "Undue hardship also includes, but is not limited to, inadequate access to direct sunlight for solar
energy systems. Variances shall be granted for earth sheltered construction as defined in
Minnesota Statutes, Section 116J.06, Subd. 2,when in harmony with this Chapter."
This is not a reason for the vaziances requested or the existing non-conformities to be continued.
6. "The Board of Appeals and Adjustments or the Council may not permit as a variance any use that
is not permitted under this Chapter for property in the zone where the affected person's land is
located."
This request is consistent with the present allowed uses under the ordinance.
7. "The Board or Council may permit as a variance the temporary use of a one-family dwelling as a
two-family dwelling."
Does not apply. �
8. "The special conditions applying to the structure or land in question are peculiar to such property
or immediately adjoining property."
The specific conditions that apply to a stxucture on this land are unique to this property, and have some
similar aspects of adjoining property, i.e., downhill, steep grades, and lots of non-conforming widths,
road frontages, sizes, etc., yet are also uniquely differing in severity.
9. "The conditions do not apply generally to other land or structures in the district in which said
land is located."
The specific conditions do not apply generally to other land and structures in the District. Lot conditions
vary greatly and each must be judged on its own unique merits. •
4 6 4 S e c o n d S t r e e t • S u i t e 1 0 0 • E x c e 1 s i o r , M N 5 5 3 3 1
p h o n e : 9 5 2 . 4 '7 0 . 9 7 5 0 • f a x : 9 5 2 . 4 7 0 . 8 4 0 7
w e b s i t e : s h a r r a t t d e s i g n . c o m • e m a i l : i n f o@ s h a r r a t t d e s i g n . c o m
. , X �
Ms. Melanie Curtis � �
City of Orono
May 24, 2011
Page Three
10. "The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant." ,
Granting of the variances requested is necessary to put this specific property to a reasonable use equal to
the preservation and enjoyment of the present substantial existing and owned property rights.
11. "The granting of the proposed variance will not in any way impair health, safety, comfort, morals,
or in any other respect be contrary to the intent of the Zoning Code."
Granting of the variances requested will not impair but improve the owner's and neighborhood's health,
safety, comfort, quality of the lake experience life, and improve the City of Orono's housing stock. In
no way is this granting contrary to the intent of the Orono zoning code or MN State Statutes.
12. "The granting of such variance will not merely serve as a convenience to the applicant, but is
necessary to alleviate demonstrable hardship or difficulty."
Granting of the vaxiances requested has nothing to do with"mere convenience"to the applicant. As
demonstrated above,variances are required due to unique physical aspects of the property and the
owner's health, safety, and welfare.
Hardship Statement:
Physical and practical difficulties for reuse of this unique piece of property exist relative to present day
zoning ordinance requirements. This properiy would not be a permitted subdivision today under the zoning
ordinance and meet all of its present day requirements. Thus, all indigenous series of hardships exist. "
Combine this with a property configuration, extreme length &narrowness, and very steep topography
generates additional non-conformities related to hardcover of structures, drive, and turn around space on
level grades in order to continue or make a reasonable use of the land. The owner desires to expand no non-
conformities and only continue ones through re-use caused by existing site effects through structure
replacement. The owner also desires to improve or cure existing non-conformities to the greatest degree
reasonable, including reduction of hardcover in the 75 —250 zone and in the 250+zone, and cure a non-
conforming side yard structural setback. In summary, the practical difficulties of putting this site to a
reasonable use makes it not possible to not request variances by the nature of this legal non-conforming lot,
its physical characteristics, and redevelop the property to a reasonable and similar use that presently exists.
,
Sincerely, -
�
Michael D. Sharratt
Sharratt Design& Company
On Behalf of Phillip Whipple and Donna Swedin
4 6 4 S e c o n d S t r e e t • S u i t e 1 0 0 • E x c e 1 s i o r , M N 5 5 3 3 1
p h o n e : 9 5 2 . 4 7 0 . 9 7 5 0 • f a x : 9 5 2 . 4 7 0 . 8 4 0 7
. website : sharrattde�sign . com • email : info@sharrattdesign . com
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HARD�ER CALCULATION WORKSHEET
SETBACK ZONE: (CIRCLE ONE) 0-75' 75-250.' 250-500' ' :. 500-1000'
EX[STING HARDCOVER�IN ZONE . PC Exhibit E
. A. House x = S.F,
Length ' Width
. x = � � S.F. .
X � _ � S.F.
B. Garage x ' _ -. S.F. ,
C. Driveway � x - • S,F.
X . _ � S.F.
D. Sidewalk x = S.F.
X = S.F. �
E.� Patio/Deck x � _ . I�� S.F-DFU�
x � = S.F.
F. Landscape x • � - S.F.
Underlain x = . S..F.
By Plastic x = S.F.
G. Retaining � x = . �' S.F.-W�41.1.5 �
Walis .
H. Other x = •.26 S:F. —P44NTF'�2
TO�AL HARDCOVER IN ZONE . - �q � S.F. A•
TOT'AL PROPERTY AREA IN ZONE � - 4?S S.F. B
A ��� j' B' W'754 X 100 = y'.DF� %
. PROPOSED HARDCOVER IN ZONE .
A. House � x = S.F.
Length , Width ' ' �
- X � _ � � S.F.
x . � = S.F.
B. Garage � x = S.F. .
C. Driveway x � _ � S.F.
x = �S.F. .
D. Sidewalk x = � S.F.
x = � S.F.
E. Patio/Deck x � = S,F. �
x = S.F. .
F. Landscape X = S•�ECEIVED
Underlain x� - . S.F.
By Plastic x = S.F�.�qY 2 5 2011
G, Retaining x � . - ��Y d� Of����
Walls '
' .J�A/Lt � i4..3� /1t3F/1/�E' �ND CNdN�EI�S.F. �0���
H. Other � X - -
TOTAL HARDCOVER IN ZONE � - • � S.F. A
TOTAL PROPERTY AREA IN ZONE - S,F. B .
A ;- g x 100 = % ,
- � � � � . ��-�� 1 nf��R� .�—r� s z�-�, R�5, � ,i 3 � I
HARDCOVER CALC TION WORKSHEE�� ���� �
SETBACK ZONE: (CIRCLE ONE) 0-75' 5-250' 250-500' ' � 500-1000'�
EX[STING HARDCOVER IN ZONE , � �
A. House - x = �3$5 � S.F.-HOvSE
Length " Width
, x = ��3 � S.F.-OPF.�t Pt?�'G�
_ X � _ . S.F.
B. G�age x � -. 2q S.F. �- ROG< v+�uUL
C. Driveway � x , . - � 1�1-53 � S.F.-RtT, OR��/A y
x = � S.F.
D. Sidewalk x = �� S.F.,-aRiGk WAl.1�
x = 21 S.F:�S?FPPrn�G STav�S
,
E.� Patio/Deck x . � - . $�0 S.F°R�� ��5-�
x = . S.F. �o'i '�'V� .
F. Landscape �b'RE�D R�it x � 3$� l'� 2aG�t � . = 5y- s.F.-RouG or� Gi2od.sL
Underlain x = . S..F.
By Plastic � x = � S.F.
� �N�94L NOl�rl� �
G, Retaining � X . r - . �^J 3 S.F."�,�,R,�� �O�N�
Walls � � � w�
H. Other 6 ` 2x2 s 1.5'xl.S X 2�NF-�rr TD t-�ovS� _ �pp�TIONgL
8 • S.F.—Gt�NG�ZETF
TOTAL HARDCOVER IN ZONE . - �''I�I3� S.F. A�
TOTAL PROPERTY AREA IN ZONE � - !3.I Dy- S.F. B
q ��.q'� �+ g� 13� !n�^ X100 = ' 3^�,op %
. PROPOSED HARDCOVER IN ZONE .
A.. House � x = Z 6 1� S.F.-��Q�S�p
Length • . Width ' '
x � �6 S.F.-pRQPo5�0 .
x � - c�vEREO DECk
B. Garage � x = � S.F, . .
� PRaAOS�'f:?
C. Driveway x ' = 3�O S.F. pi����ILW��
X = S.F. .
� -2 0 4 s.F:-�,pRv�'�4�os'�p ��ac
D. Sidewalk x °
x = � �.F. �
' PROPos�D oEG�c
E, PatiolDeck x � _ �B�O S.F.-
x = . 3 0 S.F.�s��A�.� BaQ o�,
� F, Landscape x - S.F.
underlain x = s:F�ECEIVE�
By Plastic x � = S.F�.
. . MAY 2 5 2011 ..
G. Retaining � x � . = S.F - {
walls � CI�'Y GF ORON(
� . �: . . .
H. Other ' x = ' ' S.FF:°'"'!
. t0',3q��9
TOTAL HARDCOVER IN ZONE . � � - • 3 �'�4 S.F, A
TOTAL PROPERTY AREA IN ZONE - �f0� S.F. B . '
a 3�9� = B �13 ro x 100 = 29. 72 %
._ �, . �� ��1� �� � � s-2�-�� 2�S � �3��
�� �
r
� HARDCOVER CALCULATION W S� ��i �
SETBACK ZONE: (CIRCLE ONE) 0-75' 75-250' 250-500 � ,. 500-1000'
EXISTING HARDCOVER IN ZONE . WALL�ea�����
A. H�se x • = IZ-'� S.F. —STRV GtV12C �N
Length Width ORI�lEW/+'r �St�1n�.�
� x - � Z�- � S.F.-ST�i2w�Y�� �s►��
. x � _ —5 S.Fr I3oROrR, STE�/d,�;1',
� .�-$dd�DEr2 ►N lSt.�b
B. Garage 22�� x 20.�- =, �'S 7 S.F-Gi412�E.
C. Driveway � x = 4-3� S.F:-pRN�V✓�4j�
X = � 4�3 s.F.-cartc, �4P�.'far*i
D. Sidewalk x = S.F.
� x = 2R S.F.�ROcK w�t t.�
E.� Patio/Deck x � = S.F.
x � = S.F.
F. Landscape x � � _ � S.F.
Underlain x - � S.F.
By Plastic x _ = S.F. �
G. Retaining � � x = � S.F. �
Walls � � � �
H. Other x = 2� S:F. WoaA C3aR0E'f�
. � "NFw2 5��'��
TOTAL HARDCOVER IN ZONE . - 5077 � S.F. A�
TOTAL PROPERTY AREA IN ZONE � - 13. �Z� S.F. B
a s�� 7 �+ B �3,��.� x �oo � 3G.72 %
. PROPOSED HARDCOVER IN ZONE . .
A. House � x � = S.F. �
Length , Width ' • .
X - • � S.F.
x . � = S.F.
B. Gara e 36.p ' x 2�-.4 = • '792. S.F. 'pC.-��4Dpl��
9
C. D�riveway x � _ � 39�8 o S.F.��RI�EWitiY
x = . � S.F.
D, Sidewalk x = � � S.F.
x = � S:F.
E. Patio/Deck x � = S.F:
x � = s.FRE�EIVED .
F. Landscape x = � S.F• MAY 2 5 2011
Underlain x • = S.F.
By Plastic x = �I�TY C�� O�C�NO
G. Retaining x � = S.F,
Walls � . to'�'1�
H. Other � x = � / S.F.wuG� �'°✓�p�'�2
TOTAL HARDCOVER IN-ZONE `� ' - • ¢793 ' S.F. A
TOTAL PROPERTY AREA IN ZONE - 13 !�'L�i S,F. B . �
A 47g3 = B t3, S2S x 100 = � 34. 66 % �
� .
� PC Exhibit F I
2335 Highway 36 W
St.Paul,MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
June 2, 2011 � Bonestroo
Melanie Curtis
Planning and Zoning Coordinator
City of Orono
Post Office Box 66
Crystal Bay, MN 55323
Re: 3095 Casco Point Road
File No. 000139-11000-1
File No. 10-3479
Dear Melanie:
We have reviewed the plans for the proposed new home construction at 3095 Casco Point Road. ,
The site plan is dated 6-23-10 and the house plan is dated 5-24-11. We have the following
. comments with regards to engineering matters: �
• The site plan appears to have minimal proposed grading. Areas of the existing lot and
home drain north across the property line. This project will slightly decrease hard cover
in areas draining to the neighboring property resulting in lower storm water runoff rates.
• The house plan shows a garage elevation of 954.0 which is nearly 4 feet above the grade
on the site plan. The plans should be clarified or coordinated and resubmitted for
review.
�• This project will disturb more than 100 CY of material. Sediment and erosion control
information meeting the requirements of Orono's City Code 79-7(c)(2) must be
submitted. The minimum $2000 sediment and erosion control financial security should
be required of the owner for this permit.
If you have any questions, please call me at(651) 604-4894 or send an email to
darren.amundsenCc�bonestroo.com.
Sincerely,
�� 1 .
Darren Amundsen
Cc: Tom Kellogg ,
� PC Exhibit G
July 19, 2010 �
Phiilip S. Whipple �
3095 Casco Point Road
Orono, MN 55391
City of Orono �
2750 Kelley Parkway
Post Office Box 66
. Crysta) Bay, Minnesota 55323
To: City of Orono, Orono City Council, Orono Planning Commission, Orono Planning
Staff, and Ms. Melanie Curtis, City Planner '
After eight years living at 3095 Casco Point Road, it is my desire to build a new, more .
energy efficient, structurally sound, and environmentally sensitive home, which would
also eliminate a north side setback encroachment and decrease existing non-
conforming hardcover, so, in essence, be overall more conforming than is the current
residence. 1 have been included in several supportive interactions with Orono's
planning staff regarding the project's specifics and have applied for the required
permission to continue and reduce a hard cover non-conformity that I now possess.
After my application was submitted, I was informed that a recent court decision is
precipitating the change that my application not be supported by staff and very likely
the Planning Commission and City Council as well. I understand that the entire
implication of this court case is not yet fully understood and that it may take an
undetermined amount of time to fully flush out the real impact to this project. I hereby
request a mutually agreed upon pawse, or set aside, of my application for a period of
up to 12 months in lieu of the standard 120 days. In addition, should I decide to .
completely abandon my Orono project within the 12 months, I respectfully request that
my application fees be refunded in full, since I would not have applied for a variance
under the now current condition and without some evidence of support.
I believe this is justifiable as this new development was not caused by me and only the
City of Orono has the authority to decide if modifications to the zoning ordinance may
be necessary, or not, in light of the Minnetonka court case decision. It is certainly my
hope that I will be able to move forward with my project one day.
Thank you for your time and understanding in this matter.
Sincerely,
C .
�
Phillip S. whipp�e RECEIVE�
JUL 19� Z010
CITY QF ORONO
RUN DATE: 6/17/1010 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIS'1� , PC EXFllblt H
38 20.117-23 34 0005 � 38 20-I 1�-23 34 0006 38 20.117-23 34 0010
PHILLIP S WHIPPLE K E RICHEY B.S J RtCHEY CHERYL CORYEA .
3095 CASCO POINT'RD 3105 CASCO POINT RD 3085 CASCO POINT RD
PHILLIP S WHIPPLE KENT E&SUSAN J RICHEl CHERYL CORYEA
3095 CASCO POAIT RD 3105 CASCO PT RD 3085 CASCO POINT RD
WAYZATA MN 55391 � ORONO MN 55391 ' WAYZATA IvIIJ 55391
38 20-117-23 34 0011 38 20.117-23 34 0012 '38 20-117-23 34 0017
7AMIE A RISIC&KERI A RISIC R A KASTENS&B C KASTENS DORIS MOLITOR-WATERS
, 3065 CASCO POINT'RD 3045 CASCO POINT RD 3061 CASCO POINT RD
JAMIE A RISIC&KERI A RISIC RICHARD A/BARBARA C KASTENS TODD WATERS �
3065 CASCO POINT RD 3045 CASCO POINT RD 3061 CASCO POINT RD
WAYZATA MN 55391 WAYZATA MN 55391 VJAYZATA MN 55391
38 20.117-23 34 0018 38 20.117-23 34 0021 38 20-117-23 34 0022
JOFIN P&EVY C DEAINIS TRUST R G&P A DUDLEY � FREDERICK C PETERS
, 3055 CASCO POINT RD 3125 CASCO CIR 3127 CASCO CTR
IOHN&EVY DEAINIS ItONALD G&PATRICIA A DUDLEY FREDERICK C PETERS �
3055 CASCO POINT RD 3125 CASCO CIRCLE SO 3127 CASCO CIR
• WAYZATA MN 55391 WAYZATA MN 55391 � . WAYZATA MN 55391
38 20-117-23 43 0031 38 20-I 17-23 43 0049
TF�CASCO CO L&J BRUSTAD
38 ADDRESS UNASSIGNED 3309 CASCO QR '
CITY OF ORONO PARKS LAWRENCE L BRUSTAD
P O SOX 66 3309 CASCO CIRCLE
CRYSTAL BAY•MN 55323 � WAYZATA MN 55391
I CERTIFY THAT THE FACTS REPRES&NTE ARE AC TE AND TRUE PRESENTATION OF INFORMATTON
AS Tf APPEARS THIS DA7'E ON THE O S O CO VICES DEPARTMENT.
DATE: IIIAI 1"7 ?R1l1 BY•
����0���
JUN 2 3 2!?'°� �
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� CITY OF ORONQ � � �
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Date Application Received: 05/10/11
Date Application Considered as Complete:05/10/11 �
60-Day Review Period Expires: 07/09/li
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator �
From: Melanie Curtis, Planning&Zoning Coordinator �
, �
Date: 16 June 2011
Subject: 11-3507, Bill &Cynthia Bowman,450 Willow Dr S,
Side Setback Variance
Public Hearing
---------------------------------------------------------------------------------=- �
Zoning District: RR-1B,One Family Rural Residential, 2-acres/200'width
Lot Area: 25,166 square feet(0.58 acre)
Lot Width: 115'
Application Summary: The applicant is requesting a side yard setback variance. �
Staff Recommendation: Planning Department Staff recommends approval with conditions.
Pertinent Zoning Ordinance Sections �
Sec. 78-420.Area, height, lot width and yard r,equirements.
List of Exhibits � .
ExhibitA. Application
Exhibit B. Hardship Documentation Form
Exhibit C. • Existing& Proposed Survey/Site Plan -
Exhibit D. Proposed Plans and Elevations
Exhibit E. Submitted Hardcover Calculations
Exhibit F. City Engineer Memo
Exhibit G. Aerial Photos—Bing 2010
Exhibit H. Property Owners List
Exhibitl. Plat Map �
Background
The applicants' property is a small, half-acre lot within the RR-16,2 acre zoning district and is
bordered by larger lots and open space. A 900 square foot rambler and garage connected by a
breezeway currently exist on the property. The garage is currently set back 27.8 feet from the
south side lot line where a 30 foot setback is required. The applicants are proposing to remove
the garage and construct a larger home and garage addition to the south side of the home.
They are requesting a side setback variance to allow the home to be located 25 feet from the
south side lot line where 30 feet is required.
------------------------------------------------------------------------------------
FILE#11-3507 '
16 June 2011
Page 2 of 3
LOT ANALY515 WORSHEET
� Lot Area/Width:
RR-16 • Lot Area Lot Width
Required 87,120 s.f. (2 acres) 200'
Actual 25,166 s.f. (0.58 acre) 115'
�
Setbacks•
RR-16 Required Existing Proposed
Front 50' 125' 97'
Rear 50' 47.5' S3'
North Side 30' 28.9' No Change
South Side 30' 27.8' 25.1'
Structural Covera�e:
� Total Lot Area Total Structural Coverage
25,166 s.f. (0.58 acre) Allowed: 3,775 s.f. (15%)
. Proposed: 2,183 s.f. (8%)
Side Yard Setback Variance
4
The applicants' property is nonconforming with respect to area and width. With the exception
of the front yard, the existing home on the property does not meet the required setbacks. The
. applicants are proposing to remodel and construct additions on the existing home. The • .
applicants are also proposing to remove a portion of the home which encroaches into the rear
yard as part of this request. The existing side yard setback on the south side is 27.8 feet. The
applicants are requesting an additional new encroachment of 2.7 feet for a setback of 25.1 feet
where 30 feet is required for a length of 52 feet. The addition does not appear to limit the light,
air and open space enjoyed by the adjacent property owner.
Updated Variance Analysis ,
As the planning commission is aware, there have been multiple changes to law regarding how a
municipality must review an application for a variance. The "undue hardship" analysis has been
replaced with the "practical difficulties" analysis. On your agenda this month is a proposed
. zoning code text amendment intended to update the ordinance to ensure that it conforms to
the statutory analysis of practical difficulties. While the current code directs staff, planning
commission and the council to perform a "hardship" analysis; this application will actually be
viewed consistent with the new practical difficulties analysis. ,
Staff Analysis
The applicants' request for a side setback�ariance may be reasonable considering the size of the
property. The applicants' request results in minimal negative impact of adjacent properties.
Staff finds the location of the existing home and the size of the property creates a .unique
circumstance not created by the applicants and that granting the applicants' request is in
harmony with the purpose and intent of the ordinance and will not alter the essential character
of the neighborhood. �
, '
. FILE#11-3507
16 June 2011
� Page 3 of 3
Issues for Consideration '
1. Planning Commission should consider whether it is reasonable to further encroach into
the side yard with the proposed additions; should the current nonconforming setback of
27.8 feet be used as a guide; or should all new additions meet the required 30 foot
setback?
2. 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?
3. Does the Planning Commission find that the variances, if granted, will not alter the
essential character of the neighborhood?
4. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested setback variances?
5. Are there any other issues or concerns with this application?
Staff Recommendation
Planning Staff recommends approval of a side setback variance to allow additions to the existing
home at 27.8 feet. Should the Planning Commission agree with Staff's recommendation, revised
plans and surveys should be required prior to final Council approval. �
i
� PC Exhibit A
City of Orono �
� Variance Application
Streef Address: Application# � � �3��
�0� 2750 Kelley Parkway Date Received: �I 10 �i
O O Orono, MN 55356
ro Staff. -���
Main: 952-249-4600 Fee: $700
fax: 952-249-4616 Renewal: $350
�� �,ti`r" MailingAddress: After-the-fact: $1,400 Double Fee
��'kEsH�g"� P.O. Box 66 Escrow Fee: $600/$2,500
Crystai Bay, MN 55323-0066
This application form must be completed in full. Applicant will be noti�ed within 15 days as to the status of the
application. incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY-WFORMATION:--------------- ..------------. ._..----�-----_..----�---�-----------_. ---______ _._.�.-------- ----____- .
Site Address: 450 Wi 11 ow Dri v2 So.uth
Property Identification Number(PIN): 3-117-23-32-0012
Date Property Acquired (month/year): � ❑ Yes, I own the adjacent parcels.
Zoning District: RR-1B
APPLICANT INFORMATInN: (Com lete legal names and marital status required for each interested party)
Name: William Pocock;�Bowman �married) Cynthia Joan Bowman (married)
Phone (home): �e11 � 9�9-�17-74�� Phone (work): ]63-383-7739
Complete Address: 2�30 So. P1 vmouth Road Apt. #205
City, State & ZIP Minneto�ika, MN 55305 �
Email: bbowman@lsi-casework.com Fax: 763-559-4395
OWNER INFORMATION: (Compl�#e legal names and marital status required for each interested party)
Name: William PocQ�k BQwman (married Cynthia Joan Bowman (married) �
Phone (home): Cel l : 952-217-7422 Phone (work): 763-383-7739 �
CompleteAddress: 2230 So. Plymouth Road Apt. #205
City, State & ZIP Mi nnztonka, MN 55305
Email:. bbowman@lsi-casewor .com Fax: ' �
DESCRIPTION OF REQUEST: � .
Describe the request in detail (attach additional sheets if necessary):
Wa raenartfiill� r�•nuact � ci�la tPt ba�k varian along the South 1Gt 11n2
450 South Willow Drive is zor�ed RR-1B with 30 foot side setbacks. The
home is currently setback 27.8 feet. W? �request a setback of 24.8 feet.
� � MAY 10 2011
:., 2��w.,� . :.. . - 12-
�;. �` : :'..'� ��;" �ITY OF ORON�
, ;
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, • PC Exhibit B
- HARDSHIP DOCUMENTATION FORM
This form is a required submi�tal for ALL variance appfications. An application will not be considered
complete or placed on any meeting agendas until this form is complete and submitted to the City.
Minnesota State Statutes Section 462.357, Subdivision 6(2) requires that a hardship be demonstrated in order for
a variance to be granted. The hardship must be unique to the property as variances run with the land and not the
fand owner. Personal and economic situations are not considered valid hardships. In order for an application to
be heard by the Planning Commission and City Council a hardship having merit must be demonstrated.
HOW DO I PROVE A HARQSHIP?
This form has 12 points outlining the basis City stafF uses to determine if a hardship exists and how the variance
will affect the surrounding community. To prove a hardship, address all the relevant points listed below and
answer them as clearly as possible. .
Since you are requesting the code exception, you have the burden of proving that the variance is justified. �
The information the City receives is what is used in determining a denial or approval recommendation. If you
leave something out it will not be considered. ,
Please address each of these hardship criferia as they relate to fhe requesf, if they do not apply, wrife N/,4 in the
space provided: �
1. °The property in question cannot be put to a reasonable use if used under conditions allowed by the official
controls." N/A '
2. "The plight of the landowner is due to circumstances unique to his property nof created by the landowner."
Dur lot at 450 South Willow Drive, is zoned RR-1B. The minimurn lot size under that zoning is 2
acres with side and back/front setbacks of 30 feet and 50 feet respectively. As a result of a
subdivision by the previous landowner, our lot is 0.54 acres and the existing house on the lot is .
not in compliance with those setbacks. This subdivision put our lot in the unique position of
being zoned RR-1B when the lot more closely resembles an'R-1B zone. This places a hardship
on us as the lot size decreased but the setbacks remained the same which limits our remodeling
options.
3. "The variance, if granted, will not alter the essential character of the locality."
Since the existing house and lot are not in compliance with the RR-16 zoning and since the '
propased acldition to the house is modest in size and style,our project will not alterthe
essentia(character of our neighborhood. In fact granting the variance will enhance the locality
by improving the home,the lot and adding value to the surrounding area and to the City of
Orono
4. "Economic considerations alone shall not constitute an undue hardship if reasonable use for the property
� exists under the terms of the Zoning Chapter."
While economic considerations themselves cannot be considered undue hardship, using the
existing house foundation and frame—the existing breezeway to the garage and the garage will
be removed -will not only reduce the environmental impact to the lot but will also save us the
cost of dernolishing and rebuilding. This will be a win/win situation and have a positive impact
for al! involved.
I
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HARDSHIP DOCUMENTATION FORM
5. "Undue hardship also includes, but is not limited to, inadequate access to direct sunlight for solar ene�gy
systems. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes,
Section 11 fiJ.06, Subd. 2, when in harmony with this Chapter."
— N/q _
� 6. "The Board of Appeals and Adjustments or the Council may not permit as a variance any use that is not
permitted.under this Chapter for property in the zone where the affected person's land is located."
The property is zoned residential and will be used for no other purpose than a modest single
family home. .
7. "The Board or Council may permit as a variance the temporary use of a one-family dwelling as a two-family
dwelfing."
N/A
8.. `The special conditions applying to the structure or land in question are peculiar to such property or
immediately adjoining property."
� The condition that is peculiar to our home is the zoning anomafy caused by the previous
subdivision of the lot which reduced the divided lot size to R-1B zoning but maintained the RR-
__ 1B zone designation and associated setbacks. _ __
9. `The conditions do not apply generally to other land or structures in�the district in which said land is located."
..�
There may be other land or structures that the same situation as ours exists for which a
variance has been granted or for which the possibility exists but a variance has not yet been or
may never be sought.
� .. - --
10. °The granting of the applicafion is necessary for the preservation and enjoyment of a substantial property right
of the applicant."
Our enjoyment in part will come from our abilityto enhance our home and lot whife
maintaini�g a balance between the home size and lot size to preserve the surroundings and the
�natural setting. �
11. 'The granting of the proposed variance will not in any way impair health, safety, comfort, morafs, or in any
other respect be contrary to the intent of the Zoning Code." .
Because we are proposing onfy traditionaf construction techniques, materials and associated •
activities that will be confined to our property we believe with an updated home and lot the
granting of the variance will have followed the intent of the Zoning Code.
12. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary fo
alleviate demonstrable hardship or difficulty."
The hardship is related to the reduced lot size along with additional restrictions within the
confines of its boundaries,the abandoned septic system,the new farger septic system,the well
� location in (eague with the setback mandates limit expansion and enhancement opportunities.
. �
.;
HARDSHIP DOCUMENTATfON FORM .
FEardship Statement •
Should you feel the hardship cannot fully be described in the above criteria, des,cribe the unique hardship, .
practical diffieulty or unusual property conditions preventing comp(iance with Zoning Ordinance requirements in
the following fines (attach additional sheets if necessary): .
We believe the RR-1B zoning and associated setbacks negatively impact the much smaller 450
Willow property. Technically 450 Willow is out of compliance, lot size is 0.54 acres versus 2
. acres, north side setback is 28.9 feet versus 30 feet,the back(east) setback is 47.6 feet versus
� 50 feet and the south side setback is 27.8 feet versus 30 feet.
R-1B zoning requires the minimum lot size be 0.5 acres with 30 foot setbacks front and rear and
10 foot side setbacks. The Willow property closely resembles the size,at 0.54 acres,yet the
final setbacks after our project is completed will very closely match the RR-1B setbacks. The
front and rear setbacks will be in compliance. The north side at the existing house will remain •
at its current 28.9 feet and the south side would be 24.8 feet at the addition.
We simply want to remodel this house into a modest home tucked onto a nice lot in a very nice
city. We respectfully request variance approval.
- 16-
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PC Exhibit F
� 2335 Highway 36 W
St.Paul,MN 55113
Tel 651-636-4600
Fax 651-636-1311
www.bonestroo.com
]une 2, zo�� . ,�Bonestroo
Melanie Curtis
Planning and Zoning Coordinator
City of Orono
Post OfFice Box 66
Crystal Bay, MN 55323
Re: 450 Willow Drive
File No. 000139-11000-1
File No. 11-3507
Dear Melanie:
We have reviewed the plans for a proposed addition to the existing home at 450 Willow Drive. �
The plans are dated 4-28-11. We have the following comments with regards to engineering
matters:
• The site plan is acceptable from an engineering standpoint.
• The proposed retaining wall is shown as 4.0 feet in height. If fietd changes increase the
height, engineering design and details must be submitted to the city.
• This project will disturb more than 100 CY of material. Sediment and erosion control
information meeting the requirements of Orono's City Code 79-7(c)(2) must be
submitted. The minimum $2000 sediment and erosion control financial security should
be required of the owner for this permit.
If you have any questions, please call me at(651) 604-4894 or send an email to
darren.amundsenCalbonestroo.com.
Sincerely,
BONESTROO �
�� � .
Darren Amundsen
Cc: Tom Kellogg
Chris Mattson
PC Exhibit G
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J RUN DATE: 5/4/2011 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) PC EXFllblt H
�
38 03-117-23 23 0014 38 03-117-23 32 0011 38 03-117-23 32 0012
ARTHUR J NELSON ET AL RICHARD JR&DEBBIE PERRY WILLIAM P&CYNTHIA J BOWMAN
400 WILLOW DR S 440 WILLOW DR S 450 WILLOW DR S
ARTHUR J NELSON RICHARD JR&DEBBIE PERRY WILLIAM P BOWMAN
400 WILLOW DR S 440 WILLOW DR S CYNTHIA J BOV✓MAN
LONG LAKE MN 55356 LONG LAKE MN 55356 450 WILLOW DR S
LONG LAKE MN 55356
38 03-117-23 32 0017 38 04-117-23 41 0012 -
EDGE MOOR LLC WILLIAM G ROBINSON �
500 WILLOW DR S 505 WILLOW DR S
RANDALL HOGAN&SARA HOGAN WILLIAM G ROBINSON
2260 FOX ST 505 WILLOW DR S
ORONO MN 55356 LONG LAKE MN 55356
F� '
I CERTIFY THAT THE FACTS REPRESENTED RE �ACC TE TRUE°REP SENTATION OF WFORMATTON
AS IT APPEARS THIS DATE ON THE RE�O ` 0 E H P UNTY AYER SERVICES DEPARTMENT.
DATE: M(��1� ���� BY�i
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MAY 10 2�Qli
. � CITY OF ORONO
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Date Application Received: 05%i6/11
Date Application Considered as Complete:05/16/11
60-Day Review Period Expires: 07/15/11
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator ��
' Date: 14 June 2011
Subject: 11-3508, Linda Wotipka, 1205 Dickenson Street,
Setback Variances
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: RR-1B, One Family Rural Residential,2-acres/200'width
Lot Area: 20,364 s.f. (0.47 acre)
Lot Width: 135' �
Application Summary: The applicant is requesting front yard and side yard setback variances in
order to construct additions to the existing home and garage.
Staff Recommendation: Planning Department Staff recommends approval with conditions.
Pertinent Zoning Ordinance Sections
Sec. 78-420.Area,height, lot width and yard requirements.
List of Exhibits
ExhibitA. Application
Exhibit 8. Applicant's Narrative
Exhibit C. Hardship Documentation Form
" Exhibit D. Existing&Proposed Survey
Exhibit E. Photo of Existing Home
Exhibit F. Proposed Plans and Elevations
Exhibit G. Color Renderings
Exhibit H. Illustration of Proposed Exterior Paint Colors
Exhibit l. Buildable Area Illustration
ExhibitJ. Submitted Hardcover Calculations �
Exhibit K. Aerial Photos—Bing 2010
Exhibit L. City Engineer Memo
Exhibit M. Property Owners List& Neighbor Acknowledgements
Exhibit N. Plat Map
Background
The subject property is approximately%Z acre in area and is located within the RR-16, rural
residential district which requires a minimum of 2 acres. The property currently has a 1%story
home and 2-car detached garage on the property. The existing home is located 7.6 feet from
the front property line,where a 50 foot setback is normally required;the home currently meets
. f
FILE#11-3508 �
14 June 2011
' Page 2 of 4
the required side yard setback of 30 feet. The detached garage however is situated 2.3 feet
from the side lot line,where a 10 foot setback is required and 15.6 feet from the front lot line
where a 50 foot setback is required. The applicant is proposing to construct additions to the
home within the front yard setback and to connect the home and detached garage. A small
garden shed/addition to the garage is also proposed. This addition to the garage is proposed to
be within the 50 foot front setback and 7.2 feet from the side lot line.
The applicant's narrative, attached as Exhibit B, provides a detailed summary ofthe property
background and details of their variance request. .
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
� Lot Area/Width:
RR-1B Lot Area Lot Width
Required 87,120 s.f. (2 acres) 200'
Actual 20,364 s.f. (0.47 acre) 135'
Setbacks•
RR-1B ' Required Existing Proposed
Front 50' �•6' House � 7.6' house
2' Wooden stoop Stoop to be moved.
Rear 50' 97' House No Change
81' Rear Deck
West Side 50' 38' House . � , 2.3' House
2.3' Garage 7.2'Shed at rear of garage
East Side Street 30' 61.8' House 61.8' House �
56' re-located wooden stoop
Structural Covera�e:
Total Lot Area Total Structural Coverage
20,364 s.f. (0.47 acre) Allowed: 3,054.6 s.f. (159�0)
� Existing: 2,182 s.f. (10�)
Proposed: 2,706 s.f. (13%)
Hardcover Calculations: �
Hardcover Zone Total Area in Allowed Existing Proposed
Zone Hardcover Hardcover Hardcover
500—1000 20,364 s.f. �.127 s.f. 3,785 s.f.* 4,147 s.f.
' (35%) (18.5%) (20%)
*After exclusion of fabric or plastic-lined la.ndscape beds
------------------------------------------------------------------------------------
Front Yard Setback Variance �
Nearly the entire home is situated within the 50 foot front yard setback. The applicant is
proposing improvements which consist of a covered front porch which will serve as a covered
walkway to the front entrance; re-location of the existing front stoop to the side of the home;
an addition connecting the home to the detached garage; and second-story additions over both
the existing home and the new connection addition. All of the additions would be within the
7 r. �
FILE#11-3508
14 June 2011
Page 3 of 4
front yard setback area. The connecting addition is proposed to provide a connection between
the home and detached garage as well as allow for a place to construct a legal (building code)
stair to access the basement and 2"d story. Additionally, the garden shed/addition to the rear of
the garage technically requires a front yard setback variance as it is proposed to be located
within the required 50 foot,front yard setback as well. Due to the location of the home on the
property, any improvement to the existing structure which consists of an expansion of the
building envelope requires variances from the zoning code setback requirements.
Side Yard Setback Variance
The applicant stated that their proposal to connect the home and detached garage is primarily
for safety purposes. Although it would not further encroach into the east side setback than the
existing detached garage,this connection of the garage and home would result in a non-
conforming principal structure setback of 2.2 feet on the east side lot line. The proposed
shed/garage addition will also encroach into the 30 foot side yard setback area.
Updated Variance Analysis ,
As the planning commission is aware, there have been multiple changes to law regarding how a
municipality must review an application for a variance. The "undue hardship" analysis has been
• replaced with the "practical difficulties" analysis. On.yo"ur agenda this month is a proposed
zoning code text amendment intended to update the ordinance to ensure that it conforms to
the statutory analysis of practical difficulties. While the current code directs staff, planning
commission and the council to perform a "hardship" analysis; this application will actually be .
viewed consistent with the new practical difficulties analysis.
Staff Analysis
The applicants' property is nonconforming with respect to area and width. The existing home is
located entirely within the required 50 foot front yard setback. The applicant is proposing
additions to the existing home which they believe will make the property safer and more
� functional. The applicant's property is a 0.5± acre lot within a small-lot neighborhood (to the
south, east and west) which exists in a 2 acre zoning district. Larger acreage lots exist to the
north, directly across Dickenson Street. The homes on the properties to the north are set back
at least 50 feet from Dickenson and it doesn't appear these homes would be adversely impacted
by the applicant's proposal. There would appear to be no additional impact from this proposal �
on the adjacent property to the west. The proposed additions do not appear to limit the light,
air and open space currently enjoyed by the adjacent property owners.
The applicant's variance requests may be r.easonable considering the front property line is 23
feet from the edge of the blacktop on Dickenson Street for a total setback from the street of
approximately 31 feet. The proposed additions will not increase beyond the existing
, encroachment into the front yard. The applicants' request results in minimal negative impact of
adjacent properties. Staff finds the location of the existing home and the size of the propertjr
creates a unique circumstance not created by the applicants; granting the applicant's request is
in harmony with the purpose and intent of the ordinance; and will not alter the essential
character of the neighborhood. If a new home were to be constructed on the property it would
appear that all of the required setbacks could be met. A 2,750 square foot legal building
envelope can be identified on the property.
However, there are portions of the applicant's request that may serve solely as an aesthetic
� � ,, �
FILE#11-3508
14 June 2011
• • Page 4 of 4
function or convenience such as the length of the porch, the re-location of the wooden stoop,
and the garden shed. The proposed connecting addition will also serve as a new vestibule or
front entrance. Is it necessary for the new covered porch to extend the entire length of the
home so that both entrances on the front of the home have covered access? While the removal
of the front door and wobden stoop from the front reduces the encroachment into the front •
yard, the new encroachment created by moving the door and stoop to the east side appears to
serve merely as a convenience. The proposed shed/addition to the rear of the garage could be
located to a conforming location elsewhere on the property as it is intended for storage of
gardening and lawn moving equipment and is not integral to the functionality of the garage.
Lastly, the applicant's project will result in the removal of the roof of the existing home (and
garage?) and may result in the removal of one or more exterior walls and/or existing main floor.
Issues for Consideration �
1. Can the existing foundation support the additions? Should an engineer's opinion on the
foundation be required? Prior to City Council review? Prior to the issuance of a building
permit?
2. If the foundation cannot support the additions and the project becomes a total rebuild,
does the scope of the project change? Should the Planning Commission review the
application again? Should the home be moved to the conforming location on the -
property?
3. 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?
4. Does the Planning Commission find that the variances, if granted, will not alter the
essential character of the neighborhood?
5. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested setback variances? �
6. The survey illustrates an existing encroachment into the property to the west with
a paver patio area. Should the encroachment be removed in conjunction with the
request?
�7. Are there any other issues or concerns with this application?
Staff Recommendation
� Planning Staff recommendations are as follows:
1. Approval of the front yard setback variance to construct the connecting addition
between the garage and the home; �
' 2. Approval of the principal structure side setback variance resulting from the connection
of the garage and home; �
3. Approval of the front yard setback variance for the covered porch as proposed;
4. Approval of the second story additions over the existing home and the new connecting �
addition;
. 5. Denial of the front yard setback variance in order to re-locate the eastern, front door
and stoop and further recommends that the door and stoop be removed from the plan
altogether;
6. Denial of the front and side yard setback�variances to construct the shed/garage
addition; •
7. Removal of the patio encroachment into the property to the west; and
8. Require an engineer's opinion to determine whether the existing foundation is able to
support the additions as proposed prior to City Council review of the request.
' ` PC Exhibit A
City of Orono .
Variance Application
Street Address: Application# � �- �j- �Q�
O�Q� �2750 Kelley Parkway Date Received: � t=,--i(o --/ �
Orono, MN 55356
� Staff: �����"'
Main: 952-249-4600 Fee: $700
� F fax: 952-249-4616 Renewal: $350
� ��� MailingAddress: After-the-fact: $1,400 Double Fee
. '�ES�o4 P.O. Box 66 Escrow Fee: $600/$2,500
Crystal Bay, MN 55323-0066
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION:
Site Address: 1Z05 DicKENSO�f �rf�E�T OROND MN 5�39 i
Property Identification Number(PIN): 02- i 17-23-3i -oo�ho
Date Property Acquired (month/year): 9/2� ❑ Yes, I own the adjacent parcels.
Zoning District: ��,�g
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: LINDA A. W OTf PKA Mf�RR)�b
Phone (home): q h2-�{-76-2�2,g Phone (work): �03-zlo3�2y��ilu
Complete Address: ��_y DIGaGENSOnI srRE�T
City, State&ZIP �N�yzlfirfi. MIJ 55391
Email: l;ndawvfi�kai� earf-bl�nk,nef- Fax: _q5�- ++7�-�32g
OWNER INFORMATION: (Complete legal names and marital status required for each interested party)
Name: �1 NDR A W OTIP�CR AND L.�E A WOTI��A HI (t=� A�1D HLASBAI�D
Phone (home): �52,µ7�.Z�Zg Phone (work): 3o3�z1�3-2�tHio
CompleteAddress: �205 b�cK��lsan! ST�E�r
City, State &ZIP VIIA�zATA, M n! �539 i
Email: 1;ndaavo-Fipkw 1(� earkh lin�.ne-f' Fax: 952-�F7lv�2�2R
DESCRIPTION OF REQUEST:
Describe the request in detail (attach additional sheets if necessary):
SPe fli�'achmen+ I
-13- MAY 16 ZOi1
. CITY OF ORONO
� �
REQUIRED SUBMI'iTALS:
All of the foilowing information must be submitted by the appiication deadline date in order for your
application to be processed.
� °-
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APPLICANT ANDlOR OWNER:
• Agree to provide all information required or requested by the Planning Department,
• Agree to pay additional fees (staff time not covered in the original fee payment) and/or consultant expenses
incurred in review of this application, and
• Certify that the information supplied is true and correct to the best of his/her knowledge. The applicant and
owner recognize that they are solely responsible for submitting a complete application being aware
that upon failure to do so, the staff has no alternative but to reject it until it is complete or to
' � recommend the request for denial of the request regardless of its potential merit.
• Acknowledge the Escrow Agreement is completed and signed.
• The Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto
the property by City Staff, consultants, agents, Commission and Council Members for purposes of
investigation and verification of this request.
• Applicant and/or Owner acknowledge they must be present at all scheduled review meetings of the
Planning Commission and Council. If an applicant and/or owner is unable to attend a scheduled meeting,
please make arrangements to have an authorized representative attend in place of the applicant/owner and
advise the City Planner assigned to your project.
, • Some or all of the information that you are asked to provide on this application is classified by State law as
either private or confidential. Private data is information which generally cannot be given to the public but can
be given to the subject of the data. Confidential data is information which generally cannot be given to either
the public or the subject of the data. Our purpose and intended use of this information is to annually update
our records and records�of other governmental agencies required by law. If you refuse to supply the
information,the application may not be issued.
Applicant's Signature: , �,�'1s�,rj Date: s�i5�2a�1
Applicant's Signature: Date:
Owner's Signature: ~-" -- � � Date: ����,�p�/
Owner's Signature: ` Date: �/'�S/��/
����0���
-14-
� � MAY 1 � [Q�1
CITY OF ORONO
� ..
��CE6VED
City of Orono MAY 16 �a�1
Variance Application CI�TIf OE OROMO
For: �
Application No. l�' �j�j(�� PC Exhibit B !
Linda A.Wotipka '
Lee A.Wotipka
1205 Dickenson Street
Orono,MN 55391
� Attachment 1 — �
DESCRIPTION OF REQUEST
The properly at 1205 Dickenson consists of
1) a house built in 1924,
2) a detached garage built in 1968 situated 11 feet west of the house, and
3) three vintage"lots,"plus one-half of an abandoned alleyway,totaling about 1/2 acre.
The buildings are positioned near the property lines as was common at the time of construction.
The existing front door of the house faces north and is situated on the east side of the north outer wall.
A long uncovered walkway leads from the driveway, which is west of the house, to the existing front
door. This uncovered walkway on the north side of the house includes steps down from the driveway
and steps up to the door. The uncovered walkway is treacherous during inclement weather, especially in
winter.
� To a11ow safe, inside enhy to the house from the garage, owners propose to extend the house westward
to connect the house to the current garage so that the garage becomes attached to the house. To allow
for safer access by guests and visitors parking in the driveway, a new front door will be added as part of
the addition. Also, a small area of wedge-shaped sidewalk or driveway apron will need to be added on
the east side of the garage closest to the addition so that the porch extension described below can be
accessed from the driveway.
To a11ow covered access to both the new addition and to the east side of the house, owners propose to
extend the nanow, covered porch attached to the front of the house over the basement door and to
relocate the current(east) door on the current sma11 vestibule from north facing to west facing, so as to
access the covered porch.
To a11ow exit to the east side of the house without using north facing stairs and door, the current north-
facing door to the basement and the current north-facing steps from the existing front door will be
relocated to east facing, attached to the current entry vestibule.
The existing house is two-story plus basement. The current stairways between floors are consistent with
stairways built in 1924, and deemed to be relatively unsafe. Owners propose to remove these stairways,
replacing them with safer stairways as part of the addition. The addition must therefore reach both
floors and the basement. Dormers provide ceiling clearance in the second story. The dormer in back
(south side)is full width,the dormer in front'(north, street side) is partial. Owners propose to extend the
� .
�
r.
� � r
back dormer consistent with the extension, and also extend the front dormer eastward and westward,
matching the back dormer. The dormer extensions will provide ceiling clearance for the safe stairs in
' the addition and will provide clearance for living area where the current unsafe stairs are removed. The
basement part of the proposed addition will provide a location for safer stairs to the basement.
The main floor of the addition will include a sma11 bedroom so that elderly or disabled persons would
not need to negotiate stairs, as the present two bedrooms of the house are on the second floor.
Because of the configuration and location of the buildings, owners must drive lawn-mowing equipment
stored in the west garage onto the public road to access the east side of the property to enter the lawn
area and also must return the equipment via the public road. At the western edge of the property is a
blind hill on the public road, and at the northeastern edge of the property is a blind curve on the public
road. Thus potentially unsafe conditions arise each time the lawn is mowed. To prevent this, owners
propose to attach a shed to the back of the current garage to house lawn and garden equipment so that
direct access to the lawn is available.
Owners propose to maintain the vintage chaxacter of the buildings as much as possible.
Because of the placement of the house and garage on the lot, any new construction will require a
variance from set-back standards. Without such a variance, safe entrance and exit cannot be
accomplished,nor can safe stairways be made available. Owners respectfully request that such variance
be approved.
IREC�I�i�D
MAY 16 2011
einr oF oROrvQ
. :
� �
6��C�6V��3
City of Orono . MAY 16 2011
Variance Application CITY OF ORONO
For:
Application No. I I^3�D S PC Exhibit C
Linda A.Wotipka ,
Lee A.Wotipka
1205 Dickenson Street
Orono,MN 55391
' Attachment 2—
� HARDSHIP DOCUMENTATION FORM
1. "The property in question cannot be put to a reasonable use if used under conditions allowed by the
� official•controls."
The property is intended as a single-family home. However,the present configuration does not provide
safe entrance and exit during inclement weather and especially Minnesota winter weather. Further,the
current indoor stairways are unsafe,particularly for older or taller persons. Because the 1,924-vintage
house was placed close to lot lines, as was common in that era,the set-back is not in compliance with
more recently adopted standards. Thus, any attempts to make this home safer require a variance to
current set-back standards. Owners deem the current unsafe configuration to be a hardship, and propose
to rectify the situation.
2. "The plight of the landowner is due to circumstances unique to his property not created by the
landowner."
While recognizing that buildings on other vintage properties were placed outside current set-back
requirements, the physical layout of the structures on this property is unique. This layout was
configured many years previous to the purchase of the property by the current property owners.
3. "The variance,if granted, will not alter the essential character of the locality." .
The essential character of the neighborhood is one of mixed"expensive new construction"and
"attractive, well-kept vintage homes."
The architectural design of the proposed addition has been accomplished with the purpose of
maintaining the vintage character of the buildings. While any construction will necessarily be non-
conforming to current set-back requirements,the proposed resulting structure will not be as close to the
property lines as parts of the current structure.
4.� "Economic considerations alone shall not constitute an undue hardship if reasonable use for the
property exists under the terms of the Zoning Chapter."
The owners submit that the current entrance/exit situation is unsafe, especially for older residents,
guests, or visitors, and the inside stairway configurations are unsafe, especially for older and/or taller
residents, guests, or visitors. To prevent the rectification of unsafe conditions is not reasonable, and is
not the intent of the Zoning Chapter. �
����0���
5. (Solar energy/earth sheltered properties) MAY 16 ��i�
CLTIf'OF ORONO
Not Applicable. �
6. "The Board of Appeals and Adjushnents or the Council may not permit as a variance any use that is
not permitted under this Chapter for property in the zone where the affected person's land is located."
The envisioned use is single-family residence,which is permitted in the zone.
7. The Board or Council may permit as a variance the temporary use of a one-family dwelling as a two-
family dwelling." .
Not Applicable..
8. "The special conditions applying to the structure or land in question are particular to such property or
immediately adjoining property."
While recognizing that buildings on other vintage properties were placed outside current set-back
� � requirements,the physical layout of the structures on this property is unique. The unsafe conditions
related to the uncovered entry and exit and current inside stairways are especially severe for any older
persons (or,regarding the stairways, also for taller persons) using or visiting the property.
9. "The conditions do not apply generally to other land or structures in the disirict in which said land is
located."
While recognizing that buildings on other vintage properties were placed outside current set-back
requirements,the physical layout of the structures on this property is unique. The unsafe conditions
related to the uncovered entry and exit and current inside stairways are especially severe for any older
persons (or,regarding the stairways, also for taller persons) using or visiting the property.
10. "The granting of the application is necessary for the preservation and enjoyment of a substantial
property right of the applicant." :
Owners submit that only with the granting of a variance application can the property be made reasonably
safe for the owners' dwelling. Safe dwelling is held to be a substantial property right for single-family
homes.
11. "The granting of the proposed variance will not in any way impair health, safety, comfort, morals or
in any other respect be contrary to the intent of the Zoning Code. .
Owners submit that the proposed variance will substantially improve the safety of the properry,thus
increasing their comfort and helping to prevent accidents which would seriously impair the health of any
occupants and their guests or other visitors. In no respect will the result be contrary to the intent of the
Zoning Code.
12. "The granting of such variance will not merely serve as a convenience to the applicant, but is
necessary to alleviate demonstrable hardship or di�culty."
�
dS
Applicant/owner has been in partial residence and other owner in full residence on the property for two
winters. Three serious falls have been experienced; the first by the applicant/owner on the uncovered
walkway during icy conditions which required a hospital visit and days off work,the second by a visitor
on the uncovered steps, and the third by a visitor down the stairway which resulted in injury. In addition
a number of near-falls have occurred, and a number of head-bumpings have been experienced on the
stairways. For any elderly occupants andlor guests,the likelihood of very serious injury during falls is
. increased. The proposed addition has been designed to make the property materially safer for residents,
guests, and visitors. Thus,the granting of the variance is necessary to alleviate demonstrable hardship
and di�culty. Only with a variance can the safety issues be addressed.
Additional Statement:
Owners have considered whether less costly ways to alleviate the safety concerns could be realized,but
have concluded there is no more practical way. There is not space in the current location of the stairs to
make them safer; they must be moved. A simple"covered bridge"to the garage was considered.
However,this would neither provide space for safe stairways, nor maintain the character of the
buildings—thus impairing the essential character of the locality.
The proposed shed is also a safety issue. A lawn and garden equipment shed south of the current garage �
is necessary to provide direct access to the lawn area and prevent moving such equipment on the public
roadway. Although owners have a proposed location for the shed, owners understand that there may be
alternative locations for the shed south of the current garage that would also achieve owners' safety
objectives related to the shed.
��CEIi/ED
MAY 16 20i1
���TV'OF ORONO
� �
r•:
�fJ
CERTIFICATE OF SURVEY FOR
� LINDA A . WOTIPKA �
OF LOTS 1-3, & ADJACENT VACATED ALLEY, BLOCK 16, MINNETONKA BLUFFS
HENNEPIN COUNTY, MINNESOTA
(9�) � ''.BLACKTOP \ 1
�� � R°^°wAY�.., ICKEN�ON ST��EET `98�i
� � � - � �
�,--, ,.-.-----••-- -S 8�35' 16" E / 135.47--•----•�. sse�
� CONCRETE / / .T �
(ss�. :� ss» (sws� '• rq�
IDRIVEWAY �/ �°�°D w000 PAYERAAII( •,•`G
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• I ry Pl�lY1C
ROC1f M
• PROP.WNX � 6 •• .• �
BE 40VE0 TO SOE
.."'"'..... , .._. OF�h HA
' 23 I PROPOSED ::PROPOSm PORG41 IXTE?790N i H� d� �� ' .
,� ' / I �'. -g�8�
� I 2�.1 ROOR 1•0 27.9 -•� TOP OF �
.5 : � I I 96�) C e� tT (967A) / / �
' '=- � �EXISTING � o� EXISTING � 1 / �t-c'°'.,'
j.gl6 I GARAGE a� � o a�,e,s�---••••-•--......,!•�'�4•---•-••--•-•••-•- .. � �
I a 2�., � HOUSE o / � -� �
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I e i� � 9464. r�ooR�1205 � � � / � // �
——— _�� (�4) sn.�— N / �p�
--I oao..� ¢, ———�———— / µ`(f`-1
'•" '�57.2 ...__ �A (963.Y) / /
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a W (9485)
_. � a� � �-•--N 88°33' 28" W 135.46--•-
�a 30
I 12 I
LEGAL DESCRIPTION OF PREMISES :
Lots 1, 2 and 3, Block 16, MINNETONKA BLUFFS, together with that part
of the East half of adjoining vacated alley lying North of the westerly
extension of the South line of said Lot 3.
o : denotes iron marker
(908.3): denotes existing spot elevation, mean sea level datum
—.917—: denotes existing contour line, mean sea level datum
Bearings shown are based upon an assumed datum.
This survey intends to show the boundaries of the above described property, -Zp 0 20 40 60
the location of an existing house and garage, spot elevations, topography, all .
visible "hardcover", and the proposed location of a proposed addition and shed
thereon. It does not purport to show any other improvements or encroachments.
NOTE: The entire property falls within the 500-1000 foot hardcover zone. S ,C A L E I N F E E T
oESCr+�o ttEwswN DATE ��°'T� G R 0 N B E R G A N D I hereby certify that this survey was prepored by me, ' scatF
or under my direct supervision, ond tFwt I arn a duly ���=20�
i s-�z-�� sEw�tt�'oroMna+srowrt�v�o twmcovErt a paoaosEO noonroNS A S S 0 C I A T E S, I N C, registered Civil Engineer ond Land Surveyor under the
pRqyM laws of the State of Minnesota. op7�
� CONSULTING ENGINEERS, LAND 4-2�-��
��� SURVE440RoRr&wn.ow oRIVENNERS �j� /
,,oe No.
LONG LAKE, MN. 55356 isiG���! 11-102
952-473-4141 Mark S. Gronberg 'Miruiesoto license umber 12755
11-102 - .
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RECEIVED v
MAY 16 2011
����� ORONO �
�` � � . .
(e�o.2)�0 ''•,BLACKTOP ` � \� �
cfl ROADWAY�..:.., � ICK. EN a :� ST � EET `982.2''
� �
, � � � . .
. . � . . �
.
. . .
� . ...... .. ,
,.,...... s g� 35' 16" E � 135.47.............I.. � �ss'
� ��� i
/ (967.7);'I CONCRETE 987.3) (964.5) ' � .,r�
. 0�I
' �'' I DRIVEWAY :.� w� W� PAVER WALK, � �
;•I �; WOOD STOOP TO �
�% I u��� p� ,Q ..... .
BE MOVED TO SIDE / / •��''
' ( PROP. WALK � � ••••••-••••••••••••• ....�.'
�OF HOUSE & HAVE
I B.2 � ��� •�'•��/
I 45 I PROPOSED �; PROPOSED PORCH EXTENSION �, ROQf ADDED /
' ROOFLPlE � I
' " l 1.0 27.9 .....� TOP OF �. �
� I 24.1 FLOOR . � �
�,� t••�J rP� I LEVEL� I 983.8) � �
O I I (967.B) N Z ` ^ � • � � d-(957.1)
� ��° I EXISTING oo EXISTING / I .
IdF B.0 �.618...............:............: ...... / O
66_ ........................... �
�9 � GARAGE a Q � o (983.6> I�� � �
� � � / r—
� � I 24•� HOUSE � � �� .
I .. os� � as�Rr, / /`"°°° /
P R Op _ 1 4.0 FLOOR ��2 0�J . N � � /
� ' I � . . �
p Z� ��'�.��+ � / � /
------� L.EVEL — — --
woOD W �.t4'`� (988.4) _28�1� / ���.�
cF j —,L._. � � h1i 409 �
I .. .�. .......��/.2 .'.' � .. (983.2) � � �% /
. . . � .. / {�
I •��^\� . PLANTED DECK j/ � � `,'
I . I AREA / � � / -I w
/ 3 �
� � �� /� � � � W�
.�� � � '� ��- . � i��' � � } �
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I �. �� / �`�oo �
� �/, !��—9� � .�.� / SERVICE
_��..�.��. I / I � � �// ���/ . // / �
: � �---------:-----_.���_--------�- � �
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t . � , ( �`���' 12'x2B' PAVER / T/'1
I �._—— TERRACE �/ / `.� 1
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I �I /� SOUTH LINE . . . ' �'I �
—�., .,�+ I / OF LOT 3 . � � � Q
----�— � � (a�� ,�• ..�PGO�Py
0
� �� ••� � pP
—�.�_ � Il
I w '� ���� (948.9) ----9�.�---,------�_--- l94 9
�. I Q W I � (948.8) ' �
�::'� I ;Q I ° �N 88°33' 28" W 135.46 �-.:. 30
i, � �2 � ' .
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,; � .
; .
, � �
��F PREMISES �: � � � � ��'
ck 16, MINNETONKA BLUFFS, .together with that par� - � �'1
ad joining vacated : alley lying North of the westerly +�
th line of said Lot 3. .�
�::= �
;r'�� � �
���'
�.,-. .
� iron� marker �
,;.
��,-. . �
`�;: existing spot elevation, mean sea level datum �
�=?� .
r;�;
- :� existing contour line, mean sea level datum ,
��:: .
�,
;x...:. � . .
:wn are based upon an assumed. datum. � . .
x:=
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HARDCOVER CALCULATION WORKSHEET
SETBACK ZONE: (CIRCLE ONE) 0-75' 75-250' 250-500' ' 0-1000'
� ` � - PC Exhibit J
EXISTING HARDCOVER IN ZONE
A. House ' x � � � _ � Zg'� S.F.-Nr�v��
Length Width
X = • I'v 3 S.F'PAVER$ �411`�Q CTkR�
B. Garage x � -. � 35� S.F.�C-����
C. Driveway � x = � 33�1- S.F.-�OnrG, f.�Qti°a�E
x = S.F.
D. Sidewalk x � = 3$ S.F.'w�vD 5?ovP
x = S9 S.F.�A�§vER v,l.4yL
E.� Patio/Deck x � � = 36g S.F.-OEG��+ ST�PS
X . - . S.F: �
F. Landscape x � � _ �7�) S.F.���6�' �`� ��ST�
Underlain x - . � S.F.
By Plastic x = 1 � S.F.-MUitrF oN pl.�45Ti
G. Retaining � x . = b�' S.F.�������g S
Walls � .
H. Other � � x = 3y- • S:F.
-Cf9N Gf��Tl=
TOTAL HARDCOVER IN ZONE - 3�S5� S.F. A�
TOTAL PROPERTY AREA IN ZONE - Zo 364- S.F. B
A 37 85 �-�- B� 2of 36�f x 100 = I S.Sq %
. PROPOSED HARDCOVER IN ZONE ,
A. House � x �.�a�o�r'r� �l,?P�FJ/N = 7'� .�ZB S.F. .
Length Width ' • • .
x /�.ta��f�o l/�FO = f 16 S.F.
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C. Driveway x � = S.F. � �
x = S.F. � � �
D. Sidewalk. x /�aPds6� �,u,vc�; �v�r�TN °F cQR"�6 . �� 16 S.F,
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� � PC Exhibit L
2335 Highway 36 W
St.Paul,MN 55113
Tel 651-636�600
Fax 651-636-1311
www.bonestroo.com
June 2, 2011 �Bonestroo
Melanie Curtis �
Planning and Zoning Coordinator �
City of Orono
Post Office Box 66
Crystal Bay, MN 55323
Re: 1205 Dickenson Street
File No. 000139-11000-1
' File No. 11-3508 •
Dear Melanie:
We have reviewed the plans for a proposed addition to the existing home at 1205 Dickenson
Street. The plans are dated 5-12-11. We have the foliowing comments with regards to
engineering matters: .
• The site plan is acceptable from an engineering standpoint.
• This project will disturb more than 100 CY of material. Sediment and erosion control
information meeting the requirements of Orono's City Code 79-7(c)(2) must be
submitted. The minimum $2000 sediment and erosion control financial security should
be required of the owner for this permit.
s .
If you have any questions, please call me at(651) 604-4894 or send an email to
darren.amundsenCc�bonestrao.com.
Sincerely,
BONESTR00
� i .
Darren Amundsen
Cc: Tom Kellogg , ,
Chris Mattson
RUN DATE: 4/29/Z011 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) PC Exhibit M• �
38 02-117-23 31 0002 38 02-117-23 31 0003 38 02-117-23 31 0040
W W MCGUIRE&N M MCGUIItE J B CARPENTER ETAL TRUSTEE L A WOTIPKA&L A WOTIPKA
1230 DICKENSON ST 480 RUSSELL AVE 1205 DICKENSON ST
W W MCGUIRE&N M MCGUIRE JOSEPHINE B CARPENTER LINDA A&LEE A WOTTPKA
315 WOODHILL RD PO BOX 659 9908 NW 20TH ST
WAYZATA MN 55391 WAYZATA MN 55391 PEMBROKE PINES FL 33024
�
38 02-117-23 31 0041 38 02-117-23 310042 38 02-117-23 31 OQ48 `
E E LiNDEEN&M RAICHE DONALD E&JOANNE K DAVIDSON THOMAS C GIEL
559 RUSSELL AVE 568 KEENE AVE 1225 DICKENSON ST
ERIN ELIZABETH LINDEEN DONALD E&JOANNE K DAVIDSON THOMAS C GIEL
MARIAH RAICHE 568 KEENE AVE 1225 DICKENSON ST
559 RUSSELL AVE WAYZATA MN 55391 ORONO MN 55391
WAYZATA MN 55391
38 02-117-23 42 0001 38 02-117-23 42 0012 38 02-117-23 42 0013
TIMOTHY W KNUTSON WOODHILL COUNTRY CLUB HENNEPIN CO REGIONAL RR AUTH
538 RUSSELL AVE 38 ADDRESS UNASSIGNED 38 ADDRESS UNASSIGNED
TIMOTHY W KNLI'I'SON WOODHILL COUNTRY CLUB HENNEPIN COUNTY
538 RUSSELL AVE 200 WOODHILL RD REGIONAL RAILROAD AUTHORITY
WAYZATA MN 55391 WAYZATA MN 55391 417 STH ST N SUITE 320
MINNEAPOLIS MN 55401
I CERTIFY THAT THE FACTS REPRESENTED AI�AWAC AND TRUE ,RESENTATION OF INFORMATION
AS IT APPEARS THIS DATE ON TFIE RECO �F ,H P AYER SE CES DEPARTMENT.
DATE: APR 2 9 ����I BY� /
V
RECEI�lED � .
. M�Y 16 2G11 �
CITY OF ORONO
. �
ADJACENT PROPERTY OWNERS'ACKNOWLEDGEMENT FORM
� I (we) ��iY l ��i�Z�� L— of G,2. G S'�
[print name(s)] [print address]
I . have reviewed the plans for the proposed improvement or proposed use of the property located at
I 205 DIC-�EAl50 N .sr aiso referred to as Land Use Application No. I_�•3,�ih�5 ..
ot40 r10
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
P op rty Owner Date
Property Owner Date
�.�,����*#**,�t#,�****��..,,**�t*,��,,�,.*#*****.�«**��,,.**.,***„**,.*#.***,..**#..**,.******t**t*«**.*#«.,.t*�.�#..,�.*�.�,....�**#*�*�„
I (we) of
[print name(s)] [print address]
Ihave reviewed 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 execufing this acknowledgement, I (we) am (are) not asked to declare approval or
� disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
Property Owner Date
�
� Property Owner Date
IIf you have any information that may assisf the City in the review of this Land Use
Application, please submit your comments to the Building &Zoning Office at least 10
days prior to the scheduled meeting date.
( ��c�lv��
�
� - �4- MAY 16 Z011
I Ak
� ���(�F ��0�0 �
� ��
� .
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
i
I (we) A� � f�1�� ��l��i� ��
[print name(s)] [print address)
have reviewed the plans for the proposed improvement or proposed use of the property located at
�2 �v�� � �N }aiso referred to as Land Use Application No. II-35D g .
8�,0�10 �
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approvai or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
-��� /
Pro erty Owner Date
Property Owner Date
,
� �,.,��..*.,***����.*,�,,.*�,�*.*�*****.�..,�*,***#*�.,,�.,*«*,,..**.,.*,..*..*.***..*...*#.�*.,*#*******.,,.****,.,�,*,,.�..,�*.,�.,*.**.��.,«*..,.�**
I
I (we) of
[print name(s)] [print address] .
� � have reviewed the plans for the proposed improvement or proposed use of the property located at
Ialso referred to as Land Use Application No. �
� I (we) understand that in execufing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
(
� Property Owner Date
r
Property Owner Date
. If you have any information that may assist the City in the review of this Land Use �
Application, please submit your comments to the Building &Zoning OfFice at least 10
. days prior to the scheduled meeting date.
r ��������
I
I - �4- MAY 16 2011
�I'TY OF ORONO ���`
C � � �
j ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
� (v✓e)_ ,r.�.�.'1/�✓1 L11��i1-u�'1 of ��\ k�.{/�S`�.(�.t:.�� ;�V�`2.i
I [print name(s)] [print address]
+ have reviewed the plans for the proposed improvement or proposed use of the property located at
L205 DI�K�NSo�' s� aiso referred to as Land Use Application No. tl-3�iD$ ,
o�o t�a
I (we) understand that in executing this acknowiedgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement lans and that the proposed neighbor's project or use requires Council approval.
I `,� , � �f�
I � ` �� " -�' �s l S �
� Property Owne � Date .
� Property Owner Date �
I
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I (we ���� � ,
) � ��k of_�—`.� ��t� �
I [print name(s)J
[print address]
� have reviewed the lans for the
i p proposed improvement or proposed use of the property located at
1Z0.5 d1GK�J�150N�,,_also referred to as Land Use Application No. t -3 D
i �o�d
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the�City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
�
�;���� �t�,�-` �,C�— i/
Property Owner Date
� �-is - /
roperty Owner Date
If you have any information that may assist the City in the review of this Land Use
i Application, please submit your comments to the Building &Zoning Office at least 10
days prior to the scheduled meeting date.
!
fI��CEBVED
I - �4- MAY 16 2a�i
��ti
!CI`i'�f pF CJ6��O�i+a ��
l
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
I (we)� e- � ?"/6-. ofi S3C.� /'Cc����f��.–�_...
[print n me(s)] [print address]
i
� have reviewed the plans for the proposed improvement or proposed use of the property located at
�S�i�ENsoN � also referred to as Land Use Application No. _t l-35D$ . -
� �t�onra
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approvai or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement pians and -the proposed neighbor's project or use requires Council approval.
. V�—/( ���
pert er Date
i
Property Owner Date
I �**�.,.�.�*��.-�.,��,�+�.****,�,�**�*#.,,*„�*t*.,�.,*�.**.,�.,**��**.,.�„*..***„***..*..****.,�,,.**,�.�„�t.**�,..�..****��„�*�.�.**t����*.
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�
; � _��. t�u � sz�� �-„�., �1� �z� � 5�� � �
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t9
[ rint name(s)] [print address]
have reviewed the plans for the proposed improvement or proposed use of the property located at
I l2D5 DlGKEN l�f .sT' also referred to as Land Use Application No. il "3�og .
6RD�lfp
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
I � • i �
,..�.� �� °���:..� -t.. C �j - D � �
Property wner ` `� Date � �
Property Owner Date
If you have any information that may assist the City in the review of this Land Use
Application, please submit your comments to the Building &Zoning Office at least 10
days prior to the scheduled meeting date.
RECEBV�D
MA�� 6 2 011 ��
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�Hennepin County GIS Division Print Date: 4/29/2011 �ap Legend:
300 South 6th Street Map Scale: 1" = 175' `
� f Minneapolis,MN 55487 Buffer Size: 150 feet � ;
� �gis.info@co.hennepin.mn.us �,r W�ater Mdjol' ROddS �
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MAY 16 2011
CITY OF ORONO
.� . �/.
Date Application Received: 05/17/11
Date Application Considered as Complete:05/17/11
60-Day Review Period Expires: 07/16/11
To: Chair Schoenzeit and Planning Commission Members .
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator �
Date: 13 June 2011
Subject: #11-3509,Tom & Margaret Radke,3424 East Lake Street,
Side Setback Variance
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR-1A, One Family Lakeshore Residential, 2-acres/200'
Lot Area: 18,180 s.f. (0.42 acre)
Lot Width: 88'
Application Summary: The applicant is requesting a side yard setback variance.
Staff Recommendation: Planning Staff recommends approval of the side setback variance. ��r�
Pertinent Zoning Ordinance Sections
Sec.78-305.Area,height, lot width and yard requirements.
(a) Height. No structure or building in the LR-1A district shall exceed 2 1/2 stories
and shall not exceed 30 feet in height except as provided in section 78-1366.
(b) Cots.The following minimum requirements shall be observed:
Lot Area � Lot Width Front Yard Side Yard Side Yard Rear Yard `
(acre) (feet) (feet) (feet) Adjacent to Street (feet)•
(feet)
2 200 50 30 50 50
list of Exhibits
ExhibitA. Application
Exhibit 8. Hardship Documentation Form
Exhibit C. Survey
Exhibit D. Proposed Building Plans
Exhibit E. Existing Elevation Renderings
Exhibit F. Proposed Elevation Renderings
Exhibit G. Aerial Photos—Bing 2010
Exhibit H. Property Owners List
Exhibit 1. Plat Map
'ti.
FILE#11-3509 �
13 June 2011
' Page 2 of 3
Background .
The property is a 0.42 acre lot within the LR-1A,two-acre, lakeshore zoning district,which
requires a side yard setback of 30 feet and a side,street setback of 50 feet. The existing home
on the property is set back 12.5 feet from the north side lot line and 20.7 feet from the south lot
line. The property owner is proposing two second-story additions over the existing footprint of
the home. The proposed addition on the lake side of the home meets the setback
requirements.The addition on the north side of the home is proposed to be set back 12.5 feet
from the side lot line where a 30 foot setback is required.
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
Lot Area/Width:
LR-1A Lot Area Lot Width
' Required 87,120 s.f. (2 acres) 200'
Actual 18,180 s.f. (0.42 acre) 88'
Setbacks:
LR-1A Required Existing Proposed
Rear 50' S7.6' No change
North Side 30' 12.5' 12.5'
South Side (Street) 50' 20.7' No change
Lakeshore 75' 92' No change
Technically as the property abuts a public right-of-way on the
Average Lakeshore south there isn't a southerly adjacent lakeshore property.The
" � proposed addition will meet the average lakeshore setback.
StructuralCovera�e:
The proposal will not result in an increase in structural coverage.
Hardcover Calculations:
The proposal will not result in an increase in hardcover.
Side Yard Setback Variance
The applicants' property is nonconforming.with respect to area and width. The existing home
does not meet the required 30-foot side setback on the north side lot line. The applicants are
proposing an addition of the second-story over the footprint of the existing home.The second-
story addition within the substandard side setback area will not encroach closer than the
existing home to the property on the north side of the applicants' property. The addition does
not appearto limit the light; air and open space enjoyed by the adjacent property owner.
Updated Variance Analysis
As the planning commission is aware, there have been multiple changes to law regarding how a
municipality must review an application for a variance. The "undue hardship" analysis has been
replaced with the "practical difficulties" analysis. On your agenda this month is a proposed
V
, FILE#11-3509
13 June 2011
Page 3 of 3
zoning code text amendment intended to update the ordinance to ensure that it conforms to
the statutory analysis of practical difficulties. While the current code directs staff, planning
commission and the council to perform a "hardship" analysis; this application will actually be
viewed consistent with the new practical difficulties analysis.
Staff Analysis �
The applicants' variance request is reasonable and will not increase the existing encroachment
into the side yard. The proposed addition is a vertical expansion that will result in minimal
additional massing of the house. The applicants' request results in minimal negative impact of
� adjacent properties. Staff�nds the location of the existing home and the size of the property
creates a unique circumstance not created by the applicants and that granting the applicants'
request is in harmony with the purpose and intent of the ordinance and will not alter the
, � essential character of the neighborhood.
Issues for Consideration
Are there any other issues or concerns with this application?
Staff Recommendation
Planning Staff recommends approval of the side yard setback variance in order to construct the
second-story addition as proposed.
' Council
, � Exhibit A ��C�I��p
C It Of O 1"O 11 O MAY 17 2011
� CITII OF ORO�JO
Variance Application
StreetAddress: Applicafion# � � —�Oq .
,�`Q� 2750 Kelley Parkway Date Received: G,( � � ��� I
Y' Orono, MN 55356
0 � Staff: ��1/�
Main: 952-249-4600 Fee: $700
� � fax: 952-249-4616 Renewal: $350
��,� Gti`5r MailingAddress: After-the-fact: $1,400 Double Fee
9kESH0�'� P.O. Box 66 Escrow Fee: $600/$2,500
Crystal Bay, MN 55323-0066
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on P{anning Commission Agendas.
PROPERTY INFORMATION: -
Site Address: 3�/��/ Cc'�.5� �,� j/�, , aYG/10 , �'�� ��3 Sb '
Property Identification Number(PIN): p 5-�!7 ' �3 -i 3-Q'D��
Date Property Acquired (month/year): ❑ Yes, I own the adjacent parcels.
Zoning District:
APPLICANT INFOR ATION: (Com ete legal names and marital status required for each interested party)
Name: �/'�i � � '� �r '. ��
Phone (home): S - 6- Z2�3 Phone (work): q5�-�j Zg 39 3q
Complete Address: ���� �a� (,�� S{v , L�Ir��10 , N�ti �S3��
City, State & ZIP (��h p �1.�� h���b
Email: �Yc`�,d!!e/J����1e�zn�5ules, Cv✓V� Fax: ys'z-yCDy- /�� �
OWNER INFORMAT�ON: (Complete legal ames and marital status required for each interested party)
Name: �� � t � d Ke
Phone (home): �2- �,- 3 Phone (work): ���-�jZ�'-3y 3�z
Complete Address: �,�.��( (�� 5 -
City, State & ZIP !�1 '
EmaiL• Y�'cll�� � G� �t Fax: �jS,�-�0��1-I��,,3
DESCRIPTION OF REQUEST:
Describe the request in detail (attach additional sheets if necessary): (,t��jQ�'lj��,�-�✓
u,i f ` DY q
� 5 • 5 - �,
�` X 7`
� � i�� ,
Y° �i �z �' e ���rn � `�i�. d .d 51
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` � r � � f � a.c
SYv�i.�nu'e -
. -�2- �� _ .
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REQUIRED SUBMtTTALS: �
All of the following information must be submitted by�the appfication deadline date in order for your _
application to be processed. �
-� �s �.1�� ,;e
�❑ ❑ Escrow A reement si ned
� ��� ;er•,�7 :e.
❑ ❑ Pre-A fication Form
_
'1! � •�� �`Th-i .�' °..
❑ ❑ Hardshi Documentation
� � ' i� . : , p ;�- 5,
❑ ❑ Surve meetin ALL re uirements shown on a es 5- 6
_� p q -�. < ,�
❑ ❑ Hardcover Calculation s
'� .yl, �.�e. , �,r� � �. �ro �._'e��.o
� ❑ Wetland Delineation
-� � - �:� �, �:o•
� ❑ ❑ � Buffer Im rovement Plan
�_. -�
APPLICANT AND/OR OWNER: . �, ;. , , ,
• Agree to provide all information required or requeste�i"by fhe'Planning Department,
• Agree to pay additional fees (staff time not covered in the original fee payment) and/or consultant expenses
incurred in review of this application, and
• Certify that the information supplied is true and correct to the best of his/her knowledge. The appiicant and
owner recognize that they.are solefy responsible for submitEing a compfete appiication being aware
that upon failure to do so, the staff has no alternative but to reject it until it is complete or to
recommend the request for denial of the request regardless of its potential merit.
• Acknowledge the Escrow Agreement is completed and signed.
• The Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto
the property by City Staff, consultants, agents, Commission and Council Members for purposes of
investigation and verification of this request.
• Appficant and/or Owner acknowledge they must be present at all scheduled review meetings of the
Planning Commission and Council. If an applicant and/or owner is unable to attend a scheduled meeting,
please make arrangements to have an authorized representative attend in place of the applicant/owner and
advise the City Planner assigned to your project.
• Some or all of the information that you are asked to provide on this application is classified by State law as
either private or confidential. Private data is information which genecally cannot be given to the public but can
be given to the subject of the data. Confidential data is information which generally cannot be given to either
the public or the subject of the data. Our purpose and intended use of this information is to annually update
our records and records of other governmental agencies required by law. If you refuse to supply the
information, the application a not be issued. �
Applicant's $ignature: � , Date: /4-
Applicant's Signature: � Date: � p�
Owner's Signature: Date: ,�, � � �[ f
Owner's Signature: � - Date: ; . /
' ��������
� � '• - 13 - Y � MAY 17 2011
�� �S�
� � o� oRO�va
� Council
� � Exhibit B
HARDSHIP DOCUMENTATION FORM
This form is a required submittal for ALL variance applications. An application will not be considered
complete or placed on any meeting agendas until this form is complete and submitted to the City.
Minnesota State Statutes Section 462.357, Subdivision 6(2) requires that a hardship be demonstrated in order for
a Variance to be granted. The hardship must be unique to the property as variances run with the land and not the
land owner. Personal and economic sifuations are not considered valid hardships. In order for an application to
be heard by the Planning Commission and City Council a hardship having merit must be demonstrated.
HOW DO I PROVE A HARDSHIP?
This form has 12 points outlining the basis City staff uses to determine if a hardship exists and how the variance
will affect the surrounding community. To prove a hardship, address all the relevant points listed below and
answer them as clearly as possible.
Since you are requesting the code exception, you have the burden of proving that the variance is justified.
The information the City receives is what is used in determining a denial or approval recommendation. If you
leave something out it will not be considered.
P/ease address each of these hardship criteria as they relate to the request, if they do not apply, write N/A in the
space provided:
1. "The property in question cannot be put to a reasonable use if used under conditions allowed by the official
controls.°
�l��1
2. "The plight of the landowner is due to circu tances unique to his property not created by the landowner."
b 2✓1S � f�i �!i f5 � li, t�'L37 � 5�
► � t Y'rJCc. �lx�
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3. °The vari ce, if granted, v�ill not alter the essential character of fhe loc.ality." . •
�nd '/ ' L'V�►' � ,..I ��DY! ° GV�'l ,
6 � - � � ou, �
wndu-�iLr� �r r�v�Gvr�►e .
� 4. "Economic considerations alone shall not constitute an undue hardship if reasonable use for the property
exists under the terms of the Zoning Chapter."
5. "Undue hardship also includes, but is not limited to, inadequate access to direct sunlight for solar energy
systems. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes,
Section 116J.06, Subd. 2, when in harmony with this Chapter."
6. "The Board of Appeals and Adjustments or the Council may not permit as a variance any use that is not
permitted under this Chapter for property in the zone where the affected person's land is located."
����Q���
; �j MAY 17 2�91
� .
- ��- CITI(OF ORO�10
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7. "The Board or Council may permit as a variance the temporary use of a one-family dwelling as a two-family
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8. "The special conditions applying to the structure or land in quesfion are peculiar to�such property or -
irr�mediately adjoining property." f� _
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9. 'The conditions do not apply generally to other land or structures in the district in which said land is located."
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• , 10. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right
of.the applicant."
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' 11. "The granting of the proposed variance will not in any way impair health, safety, comfort, morals, or in any
other respect be contrary to the intent of the Zoning Code.".
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12. `The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to
alleviate d monstrable hardship or difficulty."
__ �E�? �/D ��GV�
Flardship Statement
Should you feel the hardship cannot fully be described in the above criteria, describe the unique hardship,
practical difficulty or�unusual property conditions preventing compliance with Zoning Ordinance requirements in
the following lines (attach additional sheets if necessary): .
' ��������
� , ' � ? MAY 17 2011
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• RUN DATE: 5/10/2011 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIS'1) EXI�I bIt H''
38 OS-117-23 13 0032 38 OS-117-23 13 0035 38 OS-117-23 13 0036
FEDERAL NATL MORTGAGE ASSN REBECCA LYNN HOLZEM ELENA OVSYANNIKOVA
3405 EASTLAKE ST 3407 EAS1'LAKE ST 3409 EASTLAKE ST
FEDERAL NATL MORTGAGE ASSN REBECCA LYNN HOLZEM ELENA OVSYANNIKOVA
PO BOX 650043 3407 EASTLAKE ST 3409 EAST'LAKE ST
DALLAS TX 75265-0043 LONG LAKE MN 55356 LONG LAKE MN 55356
38 OS-117-23 13 0037 38 OS-117-23 13 Q039 38 OS-117-23 13 0042
DIANE M PEREZ TROY KENNEDY M&N HUNSLEY
3465 EASTLAKE ST 3435 EASTLAKE ST 3464 EASTLAKE ST
DIANE M PEREZ TROY KENNEDY MARK A HUNSLEY
P O BOX 70 3435 EASTLAKE ST 3464 E LAKE ST
LONG LAKE MN 55356 LONG LAKE MN 55356 LONG LAKE MN 55356 �
38 OS-117-23 13 0043 38 OS-117-23 13 0044 38 OS-117-23 13 0045
MARK W ERHARD/LISA N ERHARD T E RADKE&M A RADKE LYNN W WALSTEDT
3444 EASTLAKE ST 3424 EASTLAKE ST 38 ADDRESS UNASSIGNED
MARK W ERHARD THOMAS E&MARGARET A RADKE LYNN W WALSTEDT
3444 LAKE ST E 3424 EASTLAKE ST 3470 BAYSIDE ROAD
LONG LAKE MN 55356 LONG LAKE MN 55356 ORONO MN 55356
38 OS-117-23 13 0046 38 OS-117-23 13 0052 38 OS-117-23 14 0060
MARK W ERHARD ETAL BAC HOME LOANS SERVICING LP KAYLEN C WHITMORE
38 ADDRESS iJNASSIGNED 3415 EASTLAKE ST 3403 EASTLAKE ST �
MARK W ERHARD BANK OF AMERICA KAYLEN C WHITMORE
400 COUNTRYWIDE WAY 3403 EASTLAKE ST
SIMI VALLEY CA 93065 LONG LAKE MN 55356
38 OS-117-23 41 0022
J H MERIDETH&M B MERIDETH
405 OXFORD RD
MARYANN&JOHN MERIDETH
405 OXFORD RD
LONG LAKE MN 55356
I CERTTFY THAT THE FACTS REPRESEN CCURATE TRUE REP SENTATION OF INFORMATION
AS IT APPEAR�qS THIS DATE7 ON1 THE CORD ' F E HE TEP! TY TAX AYER SERVICES DEPARTMENT.
DATE: 1'IAY � � LO�1 g�j', � � �
L� ,
r�E
j.
��������
MAY 17 2011
CI"i"Y OF ORONO
. �
ADJACENT PROPERTY OWNERS' ACKNOWLEDGEMENT FORM
�
I (we) �T�f.9��+1� C�-�-��`+-i�'� of 3y� 7 �%�"�'� ��-�
� [print name(s)] [print address]
have reviewed the plans for the proposed improvement or proposed use of the property located at
,�yatiE��,s1S', �JOl10 also referred to as Land Use Application No.
I (we) understand that in executing this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
impro me plans and that the proposed neighbor's project or use requires Council approval.
�.►?.6� �e.t�I,l�.n/� � � l/
Pr ' rty Owner Date
Property Owner Date
**��*�*****�**�,.***.,��****�*.,�**,�***,�*,�,��,�«,�*��****��*��**.,«*******�,��*���***�,�*******,:.�***�,.,�*�*******
I (we) of
[print name(s)] [print address]
have reviewed 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 this acknowledgement, I (we) am (are) not asked to declare approval or
disapproval of the property or use but merely to confirm for the City Council that I (we) am (are) aware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
Property Owner Date
Property Owner Date
If you have any information that may assist the City in the review of this Land Use
Application, please submit your comments to the Building &Zoning Office at least 10
days prior to the scheduled meeting date.
��������
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� MAY 17 2011
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�ITI(OF OROfVO
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Date Application Received: 05/18/11
Date Application Considered as Complete:05/24/li
60-Day Review Period Expires: 07/23/11 �
To: Chair Schoenzeit and Planning Commission Members �
Jessica Loftus, City Administrator �
From: Melanie Curtis, Planning&Zoning Coordinator �,�
� Date: 16 June 2011
Subject: 11-3510, Casey Hankinson-Ryan Companies US Inc, 2725 Wayzata Blvd W,
CUP—Outdoor Storage
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: Industrial,.l-District
Pertinent Zoning Ordinance Sections: Sec. 78-823. Conditional uses. �
List of Exhibits
ExhibitA. Application
Exhibit 8. Applicant's Narrative
Exhibit C. Existing& Proposed Site Plan
Exhibit D. Aerial Photos—Bing 2010
Exhibit E. Plat of Crystal Bay Business Center
Exhibit F. Ryan Companies Color Site Plan
Exhibit G. City Engineer Memo
Exhibit H. Property Owners List
Exhibit 1. Plat Map
Background
Ryan Companies is requesting a conditional use permit (CUP) in order to utilize 40,000 square feet of the
property for outdoor storage on the property at 2725 Wayzata Boulevard West. Over the winter of 2010 a
, portion of the roof on the existing building collapsed due to stress from a heavy snow load. They are
proposing to remove the portions of the rear of the building where the collapse occurred and are
requesting a CUP to utilize the existing concrete slab for outdoor storage. For a detailed description of
Ryan's request please refer to their summary and background attached as Exhibit B.
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
Lot Area/Width: ,
Industrial Lot Area Lot Width
Required 40,000 s.f. (0.9 acre) 200'
Actual 251,518 s.f. (5.77 acre) 305'
a
10-
� FILE#11-3510
• 16 June 2011
Page 2 of 4
Structural Covera�e:
Total Lot Area Total Structural Coverage
251,518 s.f. (5.77 acre) Allowed: 96,983 s.f. (45%)
. Proposed: 56,000 s.f. (11%) �
------------------------------------------------------------------------------------
Conditional Use Permit Analysis
Open and outdoor storage is a permitted conditional uses (as an accessory use) within in the Industrial
District provided that: •
1. The open storage area is screened and landscaped from adjacent residential uses and public right-.
of-way.
Staff Comment: The applicant is proposing to surround the outdoor storage area with a fence and
will install a green mesh within the fence on the west side to screen the area from Old Crystal Bay
Road South. Considering the future development of Orono Industrial Boulevard it may be
appropriate to install the mesh screening on the south side of the fence which abuts future Orono
Industrial eoulevard.
2. The open outdoor storage area is surfaced with concrete or bituminous.
Staff Comment: The existing concrete surface is proposed to remain.
3. The open outdoor storage area shall not be within any front yard or side yard abutting a public
right-of-way. The open outdoor storage shall be setback five feet from all side and rear lot lines
and shall not be located within a utility or drainage easement.
Staff Comment: The storage area is proposed to be set back at least 10 feet from all property lines.
4. The open outdoor storage area shall not utilize any required off-street parking, loading areas, or
access space.
Staff Comment: The proposed outdoor storage area will not utilize any off-street parking, loading
areas, or access space. �
. 5. The open outdoor storage area shall not be used for storage of hazardous liquids, solids, gases, or
wastes.
Staff Comment: The proposed use complies with this requirement. �
6. The property owner shall keep all outdoor storage areas free of refuse, trash, debris, weeds, and
waste fill.
Staff Comment: As part of the CUP approval, the property owner will be required to adhere to this
standard.
,� •
' FILE#11-3510
. 16 June 2011
• Page 3 of 4
Additionally, in determining whether to approve or deny a CUP, the city council and planning commission
shall find that the CUP complies with the following criteria listed within City Code Section 78-823(B):
Comprehensive plan. The applicant's request has been considered in relation to the specific policies and
provisions of and has been found to be consistent with the official comprehensive plan of the city.
The industrial use of this property continues to be supported in the Comprehensive Plan.
Compatibilitv.The proposed use is compatible with adjacent present and future anticipated land uses.
The property is currently zoned for and continues to be guided for Industrial uses.
Performance standards. The proposed use conforms with all applicable perFormance standards contained
in this division.-
The Industrial District code does not specifically define a 'front yard" requirement only building and
parking setbacks. The outdoor storage area wil!meet the 10 foot setback required for parking areas and
drive aisles from minor streets, rear and side lot lines.
No depreciation in value. The proposed use will not tend to or actually depreciate the area in which it is
proposed. �
Nuisance. Nuisance characteristics generated by the use will not have an adverse effect upon existing and
future development in adjacent areas.
� The property shall not be considered a nuisance.
Economic return.The use will provide an economic return to the community and be commensurate with
other industrial uses for which the property could feasibly be used. In considering the economic return to �
the city, the planning commission and city council may give weight to the sociological impact of proposed
use, both positive and negative.
Landscaping Requirements .
According to City Code Section 78-829 regarding Industrial District landscaping: "Where any industrial use
abuts a property zoned for residential use, the industry shall provide screening of the parking areas along
the boundary of the residential property. Screening of such parking areas shall also be provided where a
business or industry is directly across the street from a residential zone." The properties to the east and
� west of Ryan's property are zoned for Industrial use. There are residential properties to the south of this
property.however new Highway 12 separates the Industrial property from the residential, therefore
Ryan's property is not directly abutting the residential�properties. No specific screening is required by
Code. �
Staff Analysis
When the plat of Crystal Bay Business Center was created in 2007, 2725 Wayzata Blvd became a through
lot. As the industrial park develops Orono Industrial Boulevard will be constructed and will run across the
southern property line, resulting in two front yards for the property. Staff questions the appropriateness
of an open storage area within what will essentially become a front yard. This is a situation where an
interim use permit may be appropriate; however the Crystal Bay Business Center is covered under a
development contract. An amendment to the development contract or agreement would be an
appropriate mechanism to enter into an agreement with the developer to sunset the outdoor stor�ge use
when the rest of the industrial park develops. �
a,
FILE#11-3510
16 June 2011
, Page 4 of 4
Issues for Consideration
1. Does the Planning Commission find that the proposed outdoor storage area complies with the
CUP criteria outlined above and in City Code Section 78-823(B)?
2. Does the Planning Commission find that a "front yard" may not be an appropriate location for an
open storage area? �
3. Has the Planning Commission identified any potential negative impacts resulting from the
proposed use which should be mitigated?.
4. Are there any other issues or concerns with this application? �
Staff Recommendation
Planning Staff recommends approval of the conditional use permit for 49,000± square feet of outdoor
storage. Additionally, the Crystal Bay Business Center Development Contract should be revised to reflect
removal of the open storage area.
�
f `
• PC Exhibit A
Application# ��—3 5/D
Date Received � /� //
Amount Paid - �'oD. o0
�'Scr'au�- �oo.vo
CITY OF ORONO
CONDITIONAL USE PERMIT and OTHER LAND USE APPLICATION
PROPERTY LOCATION
Site Address 2725 Wavzata Blvd. W
Type of Application to be Filed Conditional Use Permit
Property identification Number(P.I.D.) 3311823130019
. APPUCANT •
Name Casey Hankinson
Phone (home) Phone(work)�612�492-4817
Address 50 S. 10th Street.#300 City Minneapolis Zip 55403
OWNER(if different than applicant)
Name Ryan Companies US, Inc.
Phone(home) Phone(work) (612)492-4000
. Address 50 S. 10th Street.#300 City Minneapolis Zip 55403
Date Property Acquired August 2006 (month/year)
I (do)(do not) also own the adjacent parcels of land.
� FEES-CONDITIONAL USE PERMITS -
$700.00 Residential Accessory Use
$700.00 Institutional (church, school, etc.)
$700.00 Guest House/Guest Apartments �
$700.00 Duplex
X $700.00 Commercial/Industrial Use
$700.00 Land Alteration Permit
Grading and filling-designated wetland or ftoodplain
Grading and filling-501 cu.yd. or more � plus$700 Escrow
Grading, seawall, retaining walls within 75'of lakeshore
$350.00 Renewal Fee (IF no change from original application)
After-the-Fact Fee-Double Current Application Fee
OTHER APPLICATIONS
$700.00 Commercial Site Plan Review, PLUS consultant fees
Commercial Site Plan Review Escrow, $10,000 minimum
�200.00 Easement Vacation,with Subdivision Application
$700.00 Easement Vacation without Subdivision Application
$700.00 Rezoning
$700.00 Comprehensive Plan Amendment
$100.00 Appeals
$700.00 Zoning Code Amendment
RPUD/PUD/PRD/PID-see Fee Schedule
Other-see Fee Schedule
This is an information sheet. Every effort has been made to insure the accuracy of the information contained herein;
however, if any information is not consistent with provisions of the City Code, the Code provisions will prevai��C�'���
� CUP and Other Land Use Applications
Last Updated: November 30,Zoo9 MAY 18 2 011
8 �'
`' . CITY OF OROMO
S ,
r ,
, REQUIRED SUBMITTALS �
1. X Completed Application Form.
2. X Describe request in detail.
3. X Certified Property Owners List of owners within 350' of the subject property, labels and plat •
map. List, labels and map may be obtained from Hennepin County Department of Finance,
Government Center,A-603 300 South 6�'Street, Minneapolis,telephone 612-348-5910).
4. Certificate of Survey(signed by a licensed surveyor) -refer to handout for survey information.
5. X Attach legal description to application if not included on required survey.
6. Topographic survey (existing and proposed contours) if land alterations involve�changes in
elevation (grades).
7. _ List of the legal names (include marital status) of all persons with an interest in the property.
This would include name(s)of applicant(s) if not current owner(s).
8. Construction plan, if applicable (see staff for requirements). �
9. As an addendum to this application, please attach a separate list of any other persons you wish
notified of this application. ,
YOU ARE REQUIRED TO SUPPLY 3 COPIES OF LARGE DOCUMENTS AND 1 COPY FOR
REPRODUCTION (11"X 17"OR SMALLER) FOR ALL DOCUMENTS SUBMITTED. (Staff. will require
scaled drawings of all documents, plans, etc.to be submitted.) �
The Applicant and Property Owner must sign this application. Please remember that your application is not
complete if the above information has not been included.
APPLICANT'S SIGNATURE .
The applicant hereby agrees to provide all information required or requested by the Zoning Administrator,
agrees to pay additional fees (staff time not covered by original fee payment) and/or unusual expenses
incurred in review of this application,and certifies that the information supplied is true and correct to the best
� of his/her knowledge. `
Applicant's signature Date � _ ��� `
OWNER'S SIGNATURE
The owner hereby acknowledges and agrees to this application and further authorized reasonable entry onto
the property by City staff, consultants a nts, commission members, and Council members for purposes
of investigation and verific ' n of t is q est.
�
Owner's signature Date ���� �(
Applicant must have all submittals into the City offices 25 days before the Planning Commission Meeting.
Planning�Commission Meetings are held on the third Monday of each month. Applicants must be present
at all scheduled review meetings of the Planning Commission and Council. If an applicant is unable to
attend a scheduled meeting, please make arrangements to have an authorized agent attend in your place
and advise the Building &Zoning Office of this change prior to the meeting.
This is an information sheet Every effort has been made to insure fhe accuracy of fhe informafion contained her i �
however, if any informafion is not consistent with provisions of the City Code, fhe Code provisions wiU prevail. ����0���
CUP and Other Land Use Applications
Last Updated: November 30,2009 �aY � g Z p}.1
9
CITY OF ORONO
L'
./ . " .
� DATA PRIVACY ADVISORY
In accordance with M.S. 13.04, Subd. 2, "Rights of subjects of data", we would like to inform you that your
request for a permit or license from the City of Orono or any of its departments may require you to furnish
certain private or confidential information.
You are notified that:
1. The information you furnish will be used to determine your qualification for the permit or
license requested.
2. You may refuse to supply data, but refusal may require that the City deny the permit or
license.
3. The information may be shared with other local, state or federal agencies to the extent
� necessary to process the permit or license.
4. If your requested permit or license requires Council action to approve, some information
may become public.
� 5. You have certain rights under M.S. 13.04 (see following page) to review private data on
yourself.
6. Your full name is required to process this application or permit.
Casey � John Hankinson
First Middle Last
50 South Tenth Street, Suite 300
Address
Minneapolis MN 55403 (612)492-4817
City State Zip Phone
I und rstand my ' tsa s stated above.
' �-��- i
Sig ure �;
This is an information sheet. Every effort has been made to insure fhe accuracy of the information contained herein;
however, if any information is not consisfent with provisions of the City Code, the Code provisions will prevail. ��������
CUP and Other Land Use Applications
. Last Updated: November 30,2009 1 O � MAY 18 2�i 1
�
�
"� � � CITY OF 4�ON0
.
PC Exhibit B
" RYAN COMPANIES US,INC. �����
50 South Tenth Sueet,Suite 300
Minneapolis,MN 55403-2012
W W W.RYANCOMPANIES.COM
612-492-4000 tel BUILDING LASTING RELATIONSMIPS
612-492-3000(ax
May 18,2011
Ms.Melanie CuYtis
Planning&Zoning Coordinatox
Ciry of Orono �
Post Office Box 66
Crystal Bay,MN 55323 �
RE: CRYSTAL BAY BUSINESS CENTER .
CONDITIONAL USE PERMIT NARRATIVE
Dear Melanie:
� In 2006 Ryan Companies purchased the 96,000 sf building (Building n at 2725 Wayzata Blvd along with 12
acres of excess land. AfteY purchasing Ryan made substantial upgrades to this 1960's constructed building
.
which included a new building fa�ade that fronts Wayzata Blvd and an entixely new front parking axea. The
intent was to update this building to market standards in hopes of increased leasing activity. Unfortunately
after five yeaxs in this sluggish economy combined with the functional obsolescence of this low cleax height
� building, we have been extremely challenged to lease space. Our largest tenant ABC Supply moved out in
2010, leavirig the propexty 90%vacant. Additionallp in 2008 we constructed a brand new 40,000 sf building
(Building In that remains vacant today. The market is extremely slow and there has been more resistance
than we anticipated foY companies to move further west fYOm the 494/394 general business teade area.
We were fortunate in January 2011 to execute a lease with Core Tubes, LLC to lease 16,700 sf in the
southwest corner of Building I. Coxe Tubes was just starting to move pYOduct in when we had the first ever
roof collapse in Ryan's 73 year history. The part of the roof that collapsed is in the back thixd of the space.
Most impoYtandy no one was in the building at the time of the collapse and theYe were no injuries.
The structural engineers attributed the collapse to heavp snow loads and the flat roof that was common in
1960's building construction. After a thorough review of xeplacements costs it simply does not make good
business sense to repair an old building with a low clear height that has been challenging to lease for five plus
years. This type of space is not desirable in our current marketplace and will likely remain vacant for several
years to come.
Ryan Companies is applying for a Conditional Use Permit for Core Tubes LLC, to store materials at 2725
Wayzata Blvd. Ryan's proposed plan is to leave the concrete slab in place but to demolish the back 40,000 sf
of Building I where the roof has collapsed. The demolition would leave a 56,000 sf fully enclosed building
and the concrete slab would allow CoYe Tubes to stoxe its materials.
��������
� MA� � 8 2�1i
� CITY QF ORONO
L� `
evn�eueoonrioco�ar�eeeo,mmu enrnaaanrieeeo.niee< renreu<eo.�neo e��ireu<v�er.ciueeo�rr�e.uoa rnr�e1u����ui�•en u ii��.w�.�n.<o.. no�vn�«.�,,.e..�.����.�e�w.urn.n<.��
W W W.RYANC0�1 PAt�f[Eti.CU!�I
�YAN� �
BUILDING LASTIN6 RELATIONSHIPS
May 18,2011
Page 2 .
If we are able to receive a Conditional Use Permit at 2725 Wayzata Blvd Core Tubes would expand from
16,700 sf within the building and lease all of the proposed outdoor storage area. The product that Core
Tubes would be storing is pipe. The pipes are 2" — 4" inches in diameter and•10 —40 ft long. The pipes •
would be stacked in squares and would not exceed 5 ft in height. Ryan is proposing to put a fence axound the
outdoor storage area for safery. The fence on the western side of the property would also include gxeen mesh
so the traffic on Old Crystal Bay Rd would not be able to view the outdoor storage.
We are thrilled to have a tenant at Crystal Bay that is actually looking to grow and take more space within the
business park. These tenants are few and far between in this market, especially in areas where there is not a
large industrial presence. We believe that granting a Conditional Use Perxnit would be in keeping with the
spirit and intent of the Zoning Code and Comprehensive Plan of the City.
SinceYely,
�
Casey Han on �
Vice President of Development
��������
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� Hennepin County Property Map Print Page 1 of 1
Hennepin County Property Map - Tax Year: 2011
The data wntained on this page is derived from a compllation of rernrds and maps and may contafn discrepancies that can only be discbsed by an aauate survey performed by a Iicensed
- Wnd surveyor.The perimeter and area(square footage and aaes)are approximates and may contaln discrepandes.The informatlon on this page should be used for reference purposes oniy.
. Hennepin County does nat guarantee the acaracy of material hereln contafned and Is not responsible for any mtsuse or misrepresen[aUon of thfs informatlon or Its derivatives.
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Selected Parcel Data oate Printed: 6/16/2011 9:i�:00 AM
Parcel ID:33-118-23-13-0019 Current Parcel Date:6/7/2011
Owner Name: RYAN COMPANIES US INC
Parcel Address:2725 WAYZATA BLVD W,ORONO,MN 55356
Property Type:INDUSTRIAL-PREF Sale Price:$0.00
Homestead: NON-HOMESTEAD Sale Date:/
Area(sqft):251518 Sale Code:
Area(acres): 5.77
A-T-B: BOTH
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Market Total:$2,158,000.00 �
Tax Total:$68,149.44 I
http://gis.co.hennepin.mn.us/HCPropertyMap/Locator.aspx 6/16/2011
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' PC Exhibit G
. 2335 Highway 36 W
• St.Paul,MN 55113
Tel 651-636-4600
Fax 651-636-1311
, www.bonestroo.com
June 3, zo�� � � �Bonestroa
Melanie Curtis
Planning and Zoning Coordinator
City of Orono
Post Office Box 66
Crystal Bay, MN 55323
Re: 2725 Wayzata Blvd • '
File No. 000139-11000-1
File No. 11-3510
Dear Melanie:
We have reviewed the site plan for tlie partial building demolition and outside storage at 2725
Wayzata Bivd. The pian is dated 5-17-11. We have the following comments with regards to
engineering matters: .
• The site plan is generally acceptable from an engineering standpoint.
• The abandonment of any roof drain pipes should be coordinated with public works. �
• The detailed building permit plans should address drainage away from the new south
wall of the existing building given the potentially flat existing floor/concrete slab.
• It does not appear that there is a need for erosion control with the current plan.
However, if any excavation of soil is necessary an erosion and sediment control plan
must be submitted to the city.
If you have any questions, please call me at(651) 604-4894 or send an email to
darren.amundsen(c�bonestroo.com. •
Sincerely,
, BONESTR00
7� ��
Darren Amundsen
Cc. Tom Kellogg
Chris Mattson
' RUN DATE: 5/18/Z011 HENNEPIlV COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIS1) PC Exhibit H
38 33-118-23 12 0002 38 33-118-23 12 0008 38 33-118-23 12 0009
PROFESSIONAL PROP ORONO LLP BERKSHIRE PARTNERS LLP FIRST COMMERCIAL BANK
2765 KELLEY PKWY 2745 KELLEY PKWY 2635 KELLEY PKWY
PROFESSIONAL PROP ORONO LLP BERKSHIRE PARTNERS LLP FIRST COMMERCIAL BANK
835 PARTENWOOD RD 835 PASTENWOOD RD 5800 84THB ST W
LONG LAKE MN 55356 LONG LAKE MN 55356 MINNEAPOLIS MN 55420
38 33-118-23 13 0002 38 33-1]8-23 13 0015 38 33-118-23 13 0016
LONG LAKE PROPERTIES LLC WJM PROPER'TIES LLC RYAN COMPANIES US INC
2687 WAYZATA BLVD W 2605 WAYZATA BLVD W 430 OLD CRYSTAL BAY RD N
LONG LAKE PROPERTIES LLC WJM PROPERTIES LLC RYAN COMPATIIES US INC
601 CARLSON PKWY#350 ATTN GREGORY W WAGENER . 50 IOTH ST S#300
MINNETONKA MN 55305 12550 WAYZATA BLVD MINNEAPOLIS MN 55403
MINNETONKA MN 55305
38 33-118-23 13 0017 38 33-118-23 13 0018 38 33-118-23 13 0019
RYAN COMPANIES US INC RYAN COMPANIES US INC RYAN COMPANIES US INC
450 OLD CRYSTAL BAY RD N 550 OLD CRYSTAL BAY RD N 2725 WAYZATA BLVD W
RYAN COMPAAIIES US INC RYAN COMPANIES US INC RYAN COMPAAIIES US INC
50]01'H ST S#300 50 IOTH ST S#300 • 50 IOTfi ST S#300
MINNEAPOLIS MN 55403 MINNEAPOLIS MN 55403 MINNEAPOLIS MN 55403
. q
38 33-118-23 21 0002 38 33-118-23 24 0001 1 38 33-118-23 24 0002
SCHOOL DIST NO I 1 LAND VENTURES I LLC LAND VENTURES I LLC
685 OLD CRYSTAL BAY RD N 595 OLD CRYSTAL BAY RD N 38 ADDRESS UNASSIGNED
ORONO IND SCAOOL DIST NO 278 LAND VENTURES I LLC LAND VENTURES I LLC
685 OLD CRYSTAL BAY RD N 4350 BAKER RD STE 400 4350 BAKER RD STE 400
LONG LAKE MN 55356 MINNETONKA MN 55343 MINNETONKA MN 55343
38 33-118-23 24 0003
LAND VENTURESILLC '
425 OLD CRYSTAL BAY RD N
LAND VENTURESILLC
4350 BAKER RD STE 400 �
MINNETONKA MN 55343
I CERTIFY THAT THE FACTS REPRES AN C.[3I£A ND TRUE RTPRESENTATION OF INFORMATION
AS IT APPEARS THIS DATE ON THE ORD T AYER'S VICES DEPARTMENT.
oATE: MAY 1 8 201 i BY: _ '
RECEIi/ED
MAY 2�4 2011
.. O�ITV �'1C nlnnwt�l
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Hennepin County GIS Division � p � I
30o South 6th Street Map Scale: 1" = 346' ( 3
Minneapolis,MN 55487 Buffer Size• 350 feet
gis.info@co.hennepin.mn.us ' � Vlydtef �tVlajOr Roads �
�'°�a Park tv4inor Roads I
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RECEIVED �
MAY 2 4' 2011
CITY OF ORONO
,�
7
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator h/IG
IV`
Date: 13 June 2011
Subject: #11-3512—Amend City Code Section 78-43
Public Hearing
Application Summary: The City is proposing text amendments to City Code Sections 78-100;78-
121 through 78-123; 78-1111; and 78-1134 regarding hardship analysis for variances from the
Zoning Code requirements. �
Staff Recommendation: Planning Department Staff recommends approval of the proposed
amendments. .
Pertinent Zoning Ordinance Sections
Sec. 78-100. Subdivisions.
Sec. 78-121. When granted.
Sec. 78-122. References to board.
Sec. 78-123. Issuances.
Sec. 78-1111. Definitions.
Sec. 78-1134.Appeals and variances/duties of the city council. �
List of Exhibits
ExhibitA. DraftOrdinance
Exhibit B. Draft Summary Ordinance
Exhibit C. Existing Code Sections
Exhibit D. M N §462.357 subd 6—revised May 2011 '
Summary
Currently, Orono City Code requires demonstration of a particular or undue hardship when
making a request for a variance from City zoning code requirements. The statutory language
was recently revised to reflect demonstration of a practical difficulty when granting a zoning
code variance. The revision of the statute results in inconsistencies between our Code and the
requirements in MN State Statute Chapter 462.
The City Attorney has proposed revised language which is consistent with State Statute. The
revised language proposes to change undue hardship references to practical difficulty in order to
maintain consistency between State Statute and Orono's zoning codes.
Issues for Consideration
Does the Planning Commission have any concerns with the ordinance amendment?
Staff Recommendation
Planning Staff recommends approval of the language as proposed.
,
� ;
• COUfICII '
Exhibit A
ORDINANCE NO. , THIRD SERIES � ';
CITY OF ORONO
HENNEPIN COUNTY,MINNESOTA
AN ORDINANCE AMENDING CHAPTER 78 REGARDING VARIANCES
- I�L�CITY COUNCIL OF THE CITY OF ORONO, MINNESOTA ORDAINS:
SECTION 1. The following language has been deleted and added to Section 78-121 of the
Orono City Code:
Sec. 78-121. When granted.
The council upon application may grant variances from the strict application of the
provisions of this chapter and impose conditions and safeguazds in the variances so granted, in
cases where there are practical diff'iculties in the way of carrying out the
strict letter of the regulations of this chapter and where the variance does not adversely affect the
purpose and intent of this chapter nor the health or welfare of the public.
SECTION 2. The following language has been deleted and added to Sectiori 78-122 of the
Orono City Code:
Sec. 78-122. References to board.
Before authorization of any variances by the council,the request shall be referred to the
board of appeals and adjustments for study concerning the effect of the proposed variance upon
the comprehensive municipal plan and on the character and development of the neighborhood;
and for its recommendation to the council for the granting of such variance so as to relieve such
nractical difficulties e�to the degree considered reasonable without impairing the intent
and purpose of this chapter. The board of appeals and adjustments shall recommend such
conditions related to the variance regarding the location, character and other features of the
proposed building,structure or use as it may deem advisable. The council by unanimous action .
� may waive reference to the board. .
SECTION 3. The following language has been deleted and added to Section 78-123 of the
Orono City Code.
Sec. 78-123. Issuances.
(a) In considering applications for variance,the council shall consider the advice and �
recommendation of the board of appeals and adjustments and the effect of the proposed
157769v1 1
' r
variance upon the health, safety and welfare of the community, existing and anticipated
' traffic conditions, light and air, danger of fire,risk to the public safety, and the effect on
, values of property in the surrounding area. Before granting a variance,the council shall
hear requests for variances from the literal provisions of this chapter in instances where
their strict enforcement would cause ' practical difficulties because of
circumstances unique to the individual property under consideration, and to grant such
variances only when it is demonstrated that such actions will be in keeping with the spirit
_ and intent of this chapter. The parameters within which a variance may be granted are as
follows:
(1) The property owner in question bronoses to use the nronertv in a reasonable
manner,however,the nronosed use is not permitted^�„„�+,.e..,,++„ ., ,.a.,�,,,,�
;�„��a , „-'�r^ ^a'*;��� �„�,,,�a by the o�cial controls. �
(2) The plight of the landowner is due to circumstances unique to his property not
. created by the landowner.
(3) The variance;if granted, will not alter the essential character of the locality.
' (4) Economic considerations alone shall not constitute an undue hardship if
reasonable use for the property exists under the terms of this chapter.
, (5) ' Practical difficulties also includes but�sare not limited to
inadequate access to direct sunlight for solar energy systems. Variances shall be
granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd.
2,when in harmony with this chapter.
(6) The board or the council may not pernut as a variance any use that is not
permitted under this chapter for property in the zone where the affected person's .
land is located.
(7) The board or council may permit as a variance the temporary use of a one-family
dwelling as a two-family dwelling.
(8) The special conditions applying to the structure or land in question are peculiar to
such property or ixnmediately adjoining property.
(9) The conditions do not apply generally to other land or structures in the district in
which the land is located.
(10) The granting of the application is necessary for the preservation and enjoyment of
a substantial property right of the applicant.
(11) The granting of the proposed variance will not in any way impair health, safety, �
comfort or morals, or in any other respect be contrary to the intent of this chapter.
. 157769v1 2
(12) The granting of such variance will not merely serve as a convenience to the
applicant, but is necessary to alleviate demonstrable hardship or difficulty.
,
� (b) The board or council may impose conditions in granting of variances��
. Anv conditions imnosed
must be directiv related to and must bear a rou�h nronortionalitv to the imbact created bv
the variance.No variance shall be granted or changed beyond the use permitted in this
chapter in the district where such land is located.
SECTION 4. The following language has been deleted and added to Section 78-1111(23) of the
Orono City Code.
(23) Variance means a modification of a specific permitted development standard ,
required in an official control including this article to allow an alternative
development standard not sta.ted as accepta.ble in the official control,but only as
applied to a particular property for the purpose of alleviating a�practical
difficulty as defined and elaborated upon in a
community's respective planning and zoning enabling legislation.
SECTION 5. The following language has been deleted and added to Section 78-1134 of the
Orono City Code.
Sec. 78-1134.Appeals and variances/duties of the city council.
(a) Rules. The city council shall adopt rules for the conduct of business and may
exercise a11 of the powers conferred on such bodies by state law.
(b) Administrative review. The city council shall hear and decide appeals where it is
� alleged there is error in any order,requirement, decision, or determination made
, by an administrative official in the enforcement or administration of this article.
(c) Variances. The city council may authorize upon appeal in specific cases such
relief or variance from the terms of this article as will not be contrary to the public
' interest and only�r*'�^�° ^ m°*�r�°� � ,^'� ���when practica.l
diff'iculties exist ' , as
provided for in the respective enabling legislation for planning and zoning for
cities or counties as appropriate. In the granting of such variance,the city council
shall clearly identify in writing the specific conditions that existed consistent with
the criteria specified in this article, any other zoning regulations in the
community, and in the respective enabling legislation that justified the granting of
the variance.No variance shall have the effect of allowing in any district uses
prohibited in that district,permit a lower degree of flood protection than the
regulatory flood protection elevation for the particular area, or permit standards
lower than those required by state law. The following additional variance criteria
of the Federal Emergency Management Agency must be satisfied:
157769v1 3
1. Variances shall not be issued by a community within any designated
, regulatory floodway if any increase in flood levels during the base flood
discharge would result.
2. Variances shall only be issued by a community upon(i) a showing of good
and sufficient cause, (ii) a determination that failure to grant the variance
would result in exceptional hardship to the applicant, and (iii) a
. determination that the granting of a variance will not result in increased
flood heights, additional threats to public safety, extraordinary public
expense, create nuisances, cause fraud on or victimization of the public, or
conflict with existing local laws or ordinances.
r 3. Variances shall only be issued upon a deternunation that the variance is
the muumum necessary, considering the flood hazazd,to afford relief.
(d) Hearings. Upon filing with the city council of an appeal from a decision of the
planning director, or an application for a variance, the city council shall fix a
reasonable time for a hearing and give due notice to the parties in interest as
� specified by law. The city council shall submit by mail to the commissioner of
natural resources a copy of the application for proposed variances sufficiently in
advance so that the commissioner will receive at least ten days notice of the
hearing.
(e) Decisions. The city council shall arrive at a decision on such appeal or variance
within 60 days. In passing upon an appeal,the city council may, so long as such
� action is in conformity with the provisions of this article,reverse or aff'um,
wholly or in part, or modify the order,requirement, decision or determination of
the planning director or other public official. It sha11 make its decision in writing
setting forth the findings of fact and the reasons for its decisions. In granting a
variance the city council may prescribe appropriate conditions and safeguards
such as those specified in section 78-1135(6),which are in conformity with the
purposes of this article. Violations of such conditions and safeguards,when made
a part of the terms under which the variance is granted, shall be deemed a
• violation of this article punishable under section 78-1138. A copy of all decisions �
granting variances shall be forwarded by mail to the commissioner of naiural
resources within ten days of such action. .
�_ (� Appeals. Appeals from any decision of the city council may be made, and as
specified in this community's o�cial controls and also by Minnesota.Statutes.
(g) Flood insurance notice and record keeping. The planning director shall notify the
applicant for a variance that: 1) The issuance of a variance to construct a structure
below the base flood level will result in increased premium rates for flood
• insurance up to amounts as high as $25.00 for$100.00 of insurance coverage and
2) Such construction below the 100-year or regional flood level increases risks to
life and property. Such notification shall be maintained with a record of a11
157769v1 t�
variance actions. A community shall maintain a record of all variance actions,
including justification for their issuance, and report such variances issued in its
annual or biennial report submitted to the administrator of the National Flood
Insurance Program.
SECTION 6. Effective date. This ordinance shall be effective upon adoption and publication
according to law.
ADOPTED this day of , 2011 by the Orono City Council.
CITY OF ORONO
. Lili Tod McMillan, Mayor �
ATTEST: '
Linda S. Vee, City Clerk
157769v1 5
4 � .
�
i
SUMMARY ORDINANCE NO. , THIRD SERIES Council
� . Exhibit B ;
i
CITY OF ORONO '
HENNEPIN COUNTY, MINNESOTA
AN ORDINANCE AMENDING CHAPTER 78 OF
THE ORONO CITY CODE REGARDING VARIANCES .
NOTICE IS HEREBY GIVEN that, on , 2011, Ordinance No. was
adopted by the City Council of the City of Orono, Minnesota. �
NOTICE IS FURTHER GIVEN that,because of the lengthy nature of Ordinance No.
,the following summary of the ordinance has been prepared for publication.
� NOTICE IS FURTHER GIVEN that the ordinance adopted by the Council amends �
Chapter 78 of the Orono City Code. This ordinance amends the standard for the granting of a
zoning variance to comply with the standard for the granting of such variances.set forth in
Minnesota Sta.tutes, § 462.357, subdivision 6.
A printed copy of the whole ordinance is available for inspection by any person during
the City's regular office hours.
APPROVED for publication by the City Council of the City of Orono, Minnesota,this
day of , 2011. ,
CITY OF ORONO
BY:
Lili Tod McMillan, Mayor
BY:
� Linda S. Vee, City Clerk
157845v1
� - Council
Exhibit C
Page 1 of 6
Existing Code Sections
Sec. 78-100. Subdivisions.
Appeals to the board of appeals and adjustments may be taken by any affected person upon
compliance with any reasonable conditions imposed by the subdivision regulations. The board has the
following powers with respect to the subdivision regulations:
(1) To hear and decide appeals where it is alleged that there is an error in any order,
requirement, decision or determination made by an administrative officer in the
enforcement of chapter 82. .
(2) To hear requests for varying the regulations as they apply to specific properties where
an unusual hardship on the land exists, but variances may be granted only upon the
specific grounds set forth in the subdivision regulations. Unusual hardship includes but is
not limited to inadequate access to direct sunlight for solar energy systems.
(Code 1984, § 10.06(3)(B)(2)) ,
Sec. 78-121. When granted.
The council upon application may grant variances from the strict application of the provisions of
this chapter and impose conditions and safeguards in the variances so granted, in cases where there
are practical difficulties or particular hardships in the way of carrying out the strict letter of the
regulations of this chapter and where the variance does not adversely affect the purpose and intent of
this chapter nor the health or welfare of the public.
(Code 1984, § 10.08(1))
Sec. 78-122. References to board.
Before authorization of any variances by the council, the request shall be referred to the board
of appeals and adjustments for study concerning the effect of the proposed variance upon the
comprehensive municipal plan and on the character and development of the neighborhood; and for its
recommendation to the council for the granting of such variance so as to relieve such difficulties or
hardship to the degree considered reasonable without impairing the intent and purpose of this chapter.
The board of appeals and adjustments shall recommend such conditions related to the variance
regarding the location, character and other features of the proposed building, structure or use as it may
. deem advisable. The council by unanimous action may waive reference to the board.
(Code 1984, § 10.08(2)(A)) •
Sec. 78-123. Issuances.
(a) In considering applications for variance, the council shall consider the advice and
recommendation of the board of appeals and adjtastments and the effect of the proposed
variance upon the health, safety and welfare of the community, existing and anticipated
traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on
values of property in the surrounding area. Before granting a variance, the council shall
hear requests for variances from the literal provisions of this chapter in instances where
their strict enforcement would cause undue hardship because of circumstances unique
to the individual property under consideration, and to grant such variances only when it
is demonstrated that such actions will be in keeping with the spirit and intent of this �
chapter. The parameters within which a variance may be granted are as follows:
• Council �
. - Exhibit C
Page 2 of 6
(1) The property in question cannot be put to a reasonable use if used under
conditions allowed by the official controls.
(2) The plight of the landowner is due to circumstances unique to his property not
created by the landowner.
(3) The variance, if granted, will not alter the essential character of the locality.
(4) Economic considerations alone shall not constitute an undue hardship if
reasonable use for the property exists under the terms of this chapter.
(5) Undue hardship also includes but is not limited to inadequate access to direct
sunlight for solar energy systems. Variances shall be granted for earth-sheltered
construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with
, this chapter.
(6) � The board or the council may not permit as a variance any use that is not
permitted under this chapter for property in the zone where the affected person's
land is located.
(7) The board or council may permit as a variance the°temporary use of a one-family
dwelling as a two-family dwelling.
(8) The special conditions applying to the structure or land in question are peculiar to
such property or immediately adjoining property.
(9) The conditions do not apply generally to other land or structures in the district in
which the land is located.
(10) The granting of the application is necessary for the preservation and enjoyment
of a substantial property right of the applicant.
(11) The granting of the proposed variance will not in any way impair health, safety,
comfort or morals, or in any other respect be contrary to the intent of this chapter.
(12) The granting of such variance will not merely serve as a convenience to the
applicant, but is necessary to alleviate demonstrable hardship or difficulty.
� (b) The board or council may impose conditions in granting of variances to ensure
compliance with this chapter and to protect adjacent properties. No variance shall be
granted or changed beyond the use permitted in this chapter in the district where such
land is located.
(Code 1984, §§ 2.56(2)(B), 10.06(1)(B)(1)(b), (1)(B)(1)(c), 10.08(3))
Sec. 78-1111. Definitions.
Unless specifically defined below, words or phrases used in this article shall be interpreted so
as to give them the same meaning as they have in common usage and so as to give this article its most
reasonable application.
(1) Accessory use or structure means a use or structure on the same lot with, and of a
nature customarily incidental and subordinate to, the principal use or structure.
(2) Basement means any area of a structure, including crawl spaces, having its floor or base �
subgrade (below ground level) on all four sides, regardless of the depth of excavation
below ground level.
(3) Conditiona/use means a specific type of structure or land use listed in the official control
that may be allowed but only after an in-depth review procedure and with appropriate
conditions or restrictions as provided in the official zoning controls or building codes and
upon a finding that:
a. Certain conditions as detailed in the zoning ordinance exist.
b. The structure and/or land use conform to the comprehensive land use plan if one
exists and are compatible with the existing neighborhood.
r
� COUI►C%l
Exhibit C
Page 3 of 6
(4) Equal degree of encroachment means a method of determining the location of floodway
boundaries so that flood plain lands on both sides of a stream are capable of conveying
a proportionate share of flood flows.
(5) Flood means a temporary increase in the flow or stage of a stream or in the stage of a
wetland or lake that results in the inundation of normally dry areas.
(6) Flood frequency means the frequency for which it is expected that a specific flood stage
or discharge may be equaled or exceeded.
(7) Flood fringe means that portion of the flood plain outside of the floodway. Flood fringe is
synonymous with the term "floodway fringe" used in the flood insurance study.
(8) Flood plain means the beds proper and the areas adjoining a wetland, lake or
watercourse which have been or hereafter may be covered by the regional flood.
(9) Flood proofing means a combination of structural provisions, changes, or adjustments to
properties and structures subject to flooding, primarily for the reduction or elimination of
flood damages.
, � (10) Floodway means the bed of a wetland or lake and the channel of a watercourse and
those portions of the adjoining flood plain which are reasonably required to carry or store
the regional flood discharge.
(11) Lake Minnetonka means fhe naturally occurring lake shown on all the official maps
referenced in this chapter, including all bays, channels, inlets, lagoons, marshland and
other water-connected portions, whether naturally occurring or artificially created:
a. Defined ordinary high water elevation, 929.4 feet MSL.
. b. Defined floodplain boundary, 100-year flood, 931.5 feet MSL as established by
the Minnehaha Creek Watershed District (MCWD). � .
(12) Lowest floor means the lowest floor of the lowest enclosed area (including basement).
An unfinished or flood resistant enclosure, used solely for parking of vehicles, building
access, or storage in an area other than a basement area, is not considered a building's
lowest floor.
(13) Manufactured home means a structure, transportable in one or more sections, which is
, built on a permanent chassis and is designed for use with or without a permanent
foundation when attached to the required utilities. The term "manufactured home" does
not include the term "recreational vehicle."
(14) Obstruction means any dam, wall, wharF, embankment, levee, dike, pile, abutment,
projection, excavation, channel modification, culvert, building, wire, fence, stockpile,
refuse, fill, structure, or matter in, along, across, or projecting into any channel,
watercourse, or regulatory flood plain which may impede, retard, or change the direction
of the flow of water, either in itself or by catching or collecting debris carried by such
water.
(15) Principal use or structure means all uses or structures that are not accessory uses or
structures.
(16) Reach means a hydraulic engineering term to describe a longitudinal segment of a
stream or river influenced by a natural or man-made obstruction. In an urban area, the
segment of a stream or river between two consecutive bridge crossings would most
typically constitute a reach.
(17) Recreational vehicle means a vehicle that is built on a single chassis, is 400 square feet
or less when measured at the largest horizontal projection, is designed to be self-
propelled or permanently towable by a light duty truck; and is designed primarily not for
use as a permanent dwelling but as temporary living quarters for recreational, camping,
travel, or seasonal use. For the purposes of this article, the term recreational vehicle
shall be synonymous with the term travel trailer/travel vehicle.
t
COU/1C%l . �
Exhibit C
Page 4 of 6
(18) Regional flood means a flood which is representative of large floods known to have
occurred generally in Minnesota and reasonably characteristic of what can be expected
to occur on an average frequency in the magnitude of the 100-year.recurrence interval.
Regional flood is synonymous with the term "base flood" used in a flood insurance study.
(19) Regulatory flood protection elevation means an elevation no lower than one foot above
the elevation of the regional flood plus any increases in flood elevation caused by
� encroachments on the flood plain that result from designation of a floodway.
a. The regulatory flood protection elevation within the floodway and flood fringe
districts, except for Lake Minnetonka, shall be established by adding 1.0 foot to
the base flood water surface elevations within floodway listed in the floodway
data table contained in the flood insurance study. Regulatory flood protection
elevations between cross sections shall be interpolated.
b. The regulatory flood protection elevation for Lake Minnetonka shall be 932.5
MSL. �
c. The regulatory flood protection elevation within the general floodplain district
shall be calculated by a qualified registered professional engineer in accordance
with procedures set forth in this article.
(20) Structure means anything constructed or erected on the ground or attached to the
' ground or on-site utilities, including, but not limited to, buildings, factories, sheds,
detached garages, cabins, manufactured homes, recreational vehicles not meeting the
exemption criteria specified in section 78-1131(1) of this article and other similar items.
(21) Substantial damage means damage of any origin sustained by a structure where the
cost of restoring the structure to its before damaged condition would equal or exceed 50
percent of the market value of the structure before the damage occurred.
(22) Substantial improvement means, within any consecutive 365-day period, any
reconstruction, rehabilitation (including normal maintenance and repair), repair after
damage, addition, or other improvement of a structure, the �cost of which equals or
exceeds 50 percent of the market value of the structure before the "start of construction" �
of the improvement. This term includes structures that have incurred "substantial
damage," regardless of the actual repair work performed. The term does not, however,
include either:
a. Any project for improvement of a structure to correct existing violations of state or
local health, sanitary, or safety code specifications which have been identified by
the local code enforcement official and which are the minimum necessary to
assure safe living conditions.
b. Any alteration of an "historic structure," provided that the alteration will not
preclude the structure's continued designation as an "historic structure." For the
purpose of this article, "historic structure" shall be as defined in Code of Federal
Regulations, Part 59.1.
(23) Variance means a modification of a specific permitted development standard required in
an official control including this article to allow an alternative development standard not
stated as acceptable in the official control, but only as applied to a particular property for
the purpose of alleviating a hardship, practical difficulty or unique circumstance as
defined and elaborated upon in a community's respective planning and zoning enabling
legislation.
Y
• ' COUI1Cll
Exhibit C
Page5of6
Sec. 78-1134. Appeals and variances/duties of the city council.
(a) Rules. The city council shall adopt rules for the conduct of business and may exercise all
of the powers conferred on such bodies by state law.
(b) Administrative review. The city council shall hear and decide appeals where it is alleged
there is error in any order, requirement, decision, or determination made by an
administrative official in the enforcement or administration of this article.
(c) Variances. The city council may authorize upon appeal in specific cases such relief or
variance from the terms of this article as will not be contrary to the public interest and
only for those circumstances such as hardship, practical difficulties or circumstances
unique to the property under consideration, as provided for in the respective enabling
legislation for planning and zoning for cities or counties as appropriate. In the granting of
such variance, the city council shall clearly identify in writing the specific conditions that
existed consistent with the criteria specified in this article, any other zoning regulations in
the community, and in the respective enabling legislation that justified the granting of the
variance. No variance shall have the effect of allowing in any district uses prohibited in
that district, permit a lower degree of flood protection than the regulatory flood protection
elevation for the particular area, or permit standards lower than those required by state
law. The following additional variance criteria of the Federal Emergency Management
. Agency must be satisfied:
1. Variances shall not be issued by a community within any designated regulatory
floodway if any increase in flood levels during the base flood discharge would
result.
2. Variances shall only be issued by a community upon (i) a showing of good and
sufficient cause, (ii) a determination that failure to grant the variance would result
in exceptional hardship to the applicant, and (iii) a determination that the granting
of a variance will not result in increased flood heights, additional threats to public
safety, extraordinary public expense, create nuisances, cause fraud on or
victimization of the public, or conflict with existing local laws or ordinances.
3. Variances shall only be issued upon a determination that the variance is the
minimum necessary, considering the flood hazard, to afford relief.
(d) Hearings. Upon filing with the city council of an appeal from a decision of the planning
director, or an application for a variance, the city council shall fix a reasonable time for a
hearing and give due notice to the parties in interest as specified by law. The city council
shall submit by mail to the commissioner of natu'ral resources a copy of the application
for proposed variances sufficiently in advance so that the commissioner will receive at
least ten days notice of the hearing.
(e) Decisions. The city council shall arrive at a decision on such appeal or variance within
60 days. In passing upon an appeal, the city council may, so long as such action is in
conformity with the provisions of this article, reverse or affirm, wholly or in part, or modify
the order, requirement, decision or determination of the planning director or other public
. official. It shall make its decision in writing setting forth the findings of fact and the
reasons for its decisions. In granting a variance the city council may prescribe
appropriate conditions and safeguards such as those specified in section 78-1135(6),
which are in conformity with the purposes of this article. Violations of such conditions
and safeguards, when made a part of the terms under which the variance is granted,
shall be deemed a violation of this article punishable under section 78-1138. A copy of
all decisions granting variances shall be forwarded by mail to the commissioner of
natural resources within ten days of such action.
t
� COW1Cll �
Exhibit C
Page 6 of 6
(fl Appeals. Appeals from any decision of the city council may be made, and as specified in
this community's official controls and also by Minnesota Statutes.
(g) Flood insurance notice and record keeping. The planning director shall notify the
applicant for a variance that: 1) The issuance of a variance to construct a structure
below the base flood level will result in increased premium rates for flood insurance up to
amounts as high as $25.00 for $100.00 of insurance coverage and 2) Such construction
below the 100-year or regional flood level increases risks to life and property. Such
notification.shall be maintained with a record of all variance actions. A community shall
maintain a record of all variance actions, including justification for their issuance, and
report such variances issued in its annual or biennial report submitted to the
administrator of the National Flood Insurance Program.
�
�- � Council ;
. �1�IlI71.�S0��. ��SSlOafl I.��N� Exhibit D
Key: (1) , (2) new lanQUaqe
. ..20��, R��ula�Session � .
This document represents the act as presented to the governor. The �
version passed by the legisiature is the final engrossment. It does not � .
represent the official 2011 session law, which will be availabie here
summer 2011.
CHAPTER 19--H.F.No. 52
• An act
relating to local govemment;providing for variances from city, county, .
and town zoning controls and ordinances;amending Minnesota Statutes 2010,
sections 394.27, subdivision 7; 462.357, subdivision 6.
BE IT ENACTED BY THE LEGISLATURE OF THE STATE OF n�1NNESOTA:
Section 1. Minnesota Statutes 2010, section 394.27, subdivision 7, is amended to read:
Subd. 7. Variances;�i$�ractical difficnitiea. The board of adjustment shall
� have the exalusive power to order the issuance of variances from the�g requirements
of any official control including restrictions placed on nonconformities.Variances shall
only be permitted when they are in harmony with the general purposes and intent of the
official control ' ' �}- - �^-�^••����- -� �•
�., ..», ���».�;?:b ����u� ;�f�,�„ „�_���-c��r and when+�,���
. the �variances are consistent with the comprehensive plan. "u�-�a^'���" �^ ••��a
�
� > > >
Variances mav be aranted when the apnlicant for the variance establishes that there
are.nractical difficulties in comtilvin�with the oF�cial control. "Practical diffculties "
as used in connection�with the �rantin� of a variailce.�means that the propertv owner �
pronoses to use the nronertv in a�reasonable manner not permitted bv�an officiai•:control•
the pli�ht of the landowner is due�to ci�eumstances.unique to the propertv not created bv
the landowner; and the variance. if Qranted, will not alter the essential character of the
locali . Economic considerations alone�do not constitute
° �^"{''��"'°^°"*°_°"-'�" ^^''°°`''° +" ��+'-� �'• __practical diffculties. Rractical � �
�- --- �--- r--r---✓ -----° ----'-- '--- '-"•'- ..' "'�. . -.......
difficulties include, bui Are not limited to, inadequate�access to direct sunlight for solar
energv systems. Variances shall be granted for earth sheltered construction as defined in
section 216C.06, subdivision 14,when in harmony with the official controls.No variance
� may be granted that would allow any use that is���e�not allowed in the zoning
district in which the subject property is located. The board of adjustment may impose
conditions in the granting of variances�e. A condition must be directiv related to and must
� ,bear a rough proportionality to the impact created bv fhe variance��-eea�ka�se
.,,�_+.L��+�a.a,•a,. ..+., e.��a „a +t,a ,�.i: .,+e ..+
. . .
. , �� �� • '
EFFEC�'IVE IDATE.This section is effective the dav followin�final enactment. .
Sec. 2. Minnesota Statutes 2010, section 462.357, subdivision 6, is amended to read:
Subd. 6. Appeals and adjustments. Appeals to the board of appeals and
adjustments may be taken by any affected person upon compliance with any reasonable •
conditions imposed by the zoning ordinance. The board of appeals and adjustments has
the following powers with respect to the zoning ordinance:
(1)To hear and decide appeals where it is alleged that�there is an error iri any ��
order, requirement, decision, or determination made by an administrative officer in the
enforcement of the zoning ordinance. �. •
(2) To hear requests for variances from the ' �
,
�� ��
��*�^°°-°"^°�°a '�•� '"° ������' �^^+�^'�, rec�uirements of the zoning ordinance including
restrictions placed on nonconformities. Variances sl�all onl ��permitted when�the a�re in
�armonv with the eneral purposes and intent of the ordinance and when the variances are
'cnnsistent with the comprehensive plan. Variances maY be granted when ihe applicant for
tlie variance establishes that there are practical diffieulties in comptvin� with the zoning
' ordinance. "Practical dif�iculties," as used in connection with the grantin; of a variance
� means�that the propertv owner proposes to use the properly in a reasonable maruier riot
permitted bv the zonin� ordinance; the plight of the landowner is due to circumstances
� unique to the property not created by the landowner;;,and the variance, if granted,will not
alter the essential character of the locality. Economic considerations alone s�a�do not . _
constitute
. _practical difficulties. Practical difficulties
include, but�are not limited to, inadequate access to direct sunlight for solar energy �
systems. Variances shall be granted for earth sheltered construction as defined in section � •
, 216C.06, subdivision 14, when in harmony wtth the ordinan¢e. The board of appeals and .
adjustments or the governing body as the case may be, may not permit as a variance any
use that is not�e�allowed under the zonin�ordinance for property in the zone
. � where the affected person's land is located. The board or governing body as the case
may be, may permit as a variance the temporary use of a one family dwelling as a two �
family dwelling. The board or governing body as the case may be may impose conditions
in the granting of varianees .. A
condition must be directiv related to and�must�bear a rou�h propor.tionalitv to the i�mnact .
created by the variance.
EFFECTIVE DATE.This section is effective the dav followin�final enactment.
Presented to the governor May 2, 2011
Signed by the govemor May 5, 2011, 3:03 p.m.
�