HomeMy WebLinkAbout09-19-2016 Planning Commission Packet PUBLIC ATTENDANCE
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� PLANNING COMMISSION
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V:1�LEGAL FORMS)\(FORMS)\PUBLIC ATTENDANCE.DOC
PUBLIC ATTENDANCE
MEETING DATE
❑ COUNCIL
PLANNING COMMISSION
OTHER
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V:1(LEGAL FORMS)1(FORMS)\PUBLIC ATTENDANCE.DOC
AGENDA
City of Orono Planning Commission Meeting for September 19, 2016; 6:30 PM
Orono Council Chambers, 2780 Kelley Parkway, Orono, MN 55356
952-249-4600/www.ci.orono.mn.us
Council Representative: Dennis Walsh
Audience Members:
Please sign in for the public record if you wish to address the Planning Commission. The sign in sheet is in the
lobby. Memos regarding each of the Agenda items are available in the Public Packet— located in the tobby near
the sign in sheet.
Applicants will be asked to move to the lectern to answer questions after staff presents the application.
The Planning Commission is an advisory body to the City Council. If action is taken on any items on this agenda,
they will be scheduled for an upcoming City Council meeting. A quorum of the City Council may be in attendance
of a Planning Commission meeting to hear comments made, though no action or deliberation of the Council will
occur.
New Business
1. Approval of Planning Commission Meeting Minutes of August 15, 2016.
2. 16-3851 Peter Bluth, 2413 Carman Street, Variance (Staff: Melanie Curtis)
3. 16-3859 Robert Gumnit 8� Frances Graham, 1100 Old Crystal Bay Road South, Conditional Use
Permit, (Staff: Melanie Curtis )
4. 16-3861 Dustin & Casie Kindl, 2649 Casco Point Road, Variances (Staff: Mike Gaffron)
5. 16-3862 Robert Lund, 2732 Caroline Avenue, Conditional Use Permit and Variance
(Staff: Melanie Curtis )
6. 16-3864 Peter Eskuche on behalf of Graham Merry, 500 Willow Drive South, Variance &
Conditional Use Permit (Staff: Melanie Curtis)
7. 16-3855 Eric&Andrea Larson and Scott& Jeanne Mabusth, 690 Brown Road North 8�
740 Brown Road North, Sketch Plan (Staff: Mike Gaffron)
8. 16-3863 Steve Bohl on behalf of Northshore Marina, 3222 North Shore Drive, Sketch Plan
(Staff: Mike Gaffron)
9. 16-3865 City of Orono, Text Amendment related to Appeals (Staff: Jeremy Barnhart)
Planning Commission Comments
10. Update on City Council meetings: August 22, 2016 and September 12, 2016.
11. Other issues for discussion.
ADJOURNMENT
Sign up for email notifications at www.ci.orono.mn.us—follow links for Stay Connected 8� Email Notifications
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� �:� •'��f'•�, �•'�"��� � AGENDA
❑
� 12 ..� �`� f City of Orono Planning Commission Meeting for Legend
� � =�� � � � �� � t� September 19, 2016; 6:30 PM Roads
� �"�� ��/`� - � Orono Council Chambers, 2780 Kelley Parkway, — U.S Trunk Highway
� ❑ �� � � ,�,,��-- n*�` Orono, MN 55356 = M���esotaT���kH�9hWaY
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� Council Representative: Dennis Wals — Pr��ace screets
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������� �`"'_" �' r New Business Railroad
� 1. Approval of Planning �� City Limits
� . � , ,� ' �: Commission Meeting Minutes of
��
� s«t� � August 15, 2016.
� � say ' 16-3864 �1I1�1 _ -
`� p L R""' �� Q� 16-3851 Peter Bluth, 2413 Carman Street,
2.
���� ' - � Variance (Staff: Melanie Curtis)
� — � 6ro�a�n' �
3. 16-3859 Robert Gumnit 8� Frances
"°'"' ra.7da�r a"r � Graham, 1100 Old Crystal Bay
' ' f Arm J_�
'_ � _ l, NarweH �ake � \,�--- ' Road South,
�- �y ! � Conditional Use Permit
16-3898��n
�� �_, Fa�sr �'"�� _ ' f � ! (Staff: Melanie Curtis)
� Lake �U i
- � � � � 4. 16-3861 Dustin 8� Casie Kindl,
� " i 2649 Casco Point Road,
� �' 16-3863 � � Variances (Staff: Mike Gaffron)
'' � S��h ����;�,`�� i
�''�,� ``� ��i,, � 5. 16-3862 Robert Lund, 2732 Caroline Ave,
! � .� �'��, � Conditional Use Permit and
4;�es� Scr.t�s �t I��� �
� H��� �j c=�z��� Pj��`' '••�•+��t, ! (Staff: Melanie Curtis)
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� �• � �t� , � • � 6. 16-3864 Peter Eskuche on behalf of
� ` ��•` . �• �,�-'� ' �ti �r � � Graham Merry, 500 Willow Drive
a �� �' : �� � � ` South, Variance & Conditional
�'i�'■�„�,��,����r, v • ,. � Use Permit (Staff: Melanie
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, �.• 1 1 1 '�,� ���a�� �.•� !�� 7. 16-3855 Eric&Andrea Larson and
1 � #16-3 1 \ i Recre,,�`�� � -' ��� Scott& Jeanne Mabusth,
==�� � � 1 ,t.` �E ���`� 690 Brown Road North 8�
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sur�np = �� QQ� � ��a�� .��'�a�(�d"� Sketch Plan /Staff: Mike Gaffron)
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—���n� �4�� \� s,1 ���� JL ��� � ��•, " oq� 8. 16-3863 Steve Bohl on behalf of
��-;�� � L � ,.�� y�,� ; .• ���t�—�---._
j���J� � �� ,,�� ,,A����������������������� `���� , Northshore Marina, 3222 North
„ . ♦ � P��nt Shore Drive, Sketch Plan
�G ��'�., `.� ��;,,�����i [� G� ����'s (Staff: Mike Gaffron)
a� �•a� � �/� � �� 9-19-2016
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`�� 1 ��� .' �� /� �n�,\�� ��r,___,�_��� ��r This drawing is neither a legalry recorded map nor a
� ,(��_ � � � t� __ . . ll� �� ^h � ���----� rvey and is not intended m be used as one.This
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B O LTO N drawmg is mmD�lation of remrds,information,and data
lowted in various city,munry,and state offices,and other
& M E N K ources affecting the area shown,and is to be used for
0 3,076 Feet reference purvoses only.The Ciry af Orono is not
responsible for any inaccuracies hereim m�tained.
Real People.Real Solutions.
�O Bolton&Menk,Inc-Web GIS 9/16/2016 11:20 AM -
� MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,August 15,2016
6:30 o'clock p.m.
ROLL CALL
The Orono Planning Cominission met on the above-mentioned date with the following members present:
Chair John Thiesse, Commissioners Denise Leskinen, Loren Schoenzeit, and Jon Schwingler.
Representing Staff were Community Development Director Jeremy Barnhart, Senior Planner Michael
Gaffron, City Planner Melanie Curtis, and Recorder Jackie Young. Council Member Dennis Walsh was
present. Council Member Levang arrived at 8:12 p.m.
Chair Thiesse called the meeting to order at 7:09 p.m., followed by the Pledge of Allegiance.
NEW BUSINESS
1. APPROVAL OF PLANNING COMMISSION MEETING MINUTES OF JULY 18,2016
Schwingler moved, Schoenzeit seconded,to approve the minutes of the Orono Planning
Commission meeting of July 18, 2016, as submitted. VOTE: Ayes 4,Nays 0.
2. #16-3848 PETER W.JOHNSON ON BEHALF OF MICHAEL AND JANELLE
SCHIELDS,364 WESTLAKE STREET, AFTER-THE-FACT CONDITIONAL USE PERMIT,
7:11 P.M.—7:18 P.M.
Peter Johnson, Attorney-at-Law, was present.
Gaffron stated this property is located at the end of Westlake Street. The applicants are requesting after-
the-fact approval of a conditional use permit for a 4-foot high retaining wall located less than two feet
from the side lot line and within a dedicated drainage and utility easement.
Gaffron displayed the original plan for the retaining wall. The wall as constructed is approximately 80
feet in length and was constructed by the owners' landscapers but was not installed according to the
approved site plan. The original plan called for a two-tier wall system located more than five feet from
the lot line.
In regards to the drainage, Staff does not believe that is an issue. The adjoining neighbor to the
immediate west has stated to the applicant that the retaining wall as constructed does not affect him and
that it may serve to reduce drainage onto his property, which he views as positive.
If the City Council approves the conditional use permit, the property owners will be required to enter into
an encroachment agreement with the City, to be filed with the title of the property. The encroachment
agreement notifies the property owner that the City has the right to remove the retaining wall should the
easement area ever been needed.
Gaffron displayed photographs of the retaining wall and adjoining area.
Staff has reviewed the wall as constructed and observed its relationship to the driveway and neighboring
property. The approved plan had the wall directly abutting the edge of the driveway, which is allowable
by code but creates a less-than-perfect safety condition by creating an immediate drop-off that leaves no
room for driver error. While the wall was not constructed according to the approved plan, it serves the
Page 1 of 21
MINUTES OF THE -
ORONO PLANNING COMMISSION MEETING
Monday, August 15,2016
6:30 o'clock p.m.
function of retaining earth to allow for a functional driveway while not being located at the very edge of
the driveway. This would appear to be a safer situation than the approved plan.
Planning Staff recommends approval of the conditional use permit for the existing retaining wall as
currently located, subject to the property owner entering into an encroachment agreement establishing
parameters for the continued existence of the wall within the drainage and utility easement.
Thiesse asked whether the wall could be replaced in kind in the future in its current location.
Gaffron indicated they would require a permit if the wall is relocated and that the City would likely also
require a review of the conditional use permit if the wall is rebuilt in the same location.
Thiesse asked if the property owners could build a similar wall in a different location if the City decided
that it needed that area for a drainage way.
Gaffron stated to his belief they would be allowed to but that it would be a question for the City Attorney
to answer. Gaffron stated if the City decided it needed the easement area, the wall would not be allowed
to be rebuilt if it interfered with anything within the area.
Thiesse stated he would like that spelled out in the agreement.
Peter Johnson stated he is here on behalf of the applicants and can answer any questions the Planning
Commission may have.
Chair Thiesse opened the public hearing at 7:16 p.m.
There were no public comments regarding this application.
Chair Thiesse closed the public hearing at 7:16 p.m.
Schoenzeit stated perhaps allowing encroachment agreements to be approved administratively could be
discussed at the next Planning Commission work session.
Thiesse noted it requires a conditional use permit.
Leskinen noted the issue with this application relates to the retaining wall being located in a drainage and
utility easement.
Curtis stated if the wall were located out of the easement area,then it would require a conditional use
permit and not an encroachment agreement.
Thiesse stated the public should also be able to comment on the matter.
Leskinen commented it appears to be a reasonable request as long as an encroachment agreement is
entered into.
Page 2 of 21
' MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,August 15, 2016
6:30 dclock p.m.
Schoenzeit moved, Schwingler seconded,to recommend approval of Application No. ,Peter
Johnson on behalf of Michael and Janelle Schields,364 Westlake Street, granting of an after-the-
fact conditional use permit, subject to Staff recommendations. VOTE: Ayes 4,Nays 0.
3. #16-3851 PETER BLUTH,2413 CARMAN STREET,VARIANCES, 7:18 P.M.—7:25 P.M.
Peter Bluth, Applicant, was present.
Curtis stated the applicant is requesting side and rear setback variances in arder to add a second story to
the existing non-conforming garage to allow for storage and living space. The garage exceeds 1,000
square feet and is therefore defined as an oversized accessory structure requiring additional setbacks.
The applicant also proposes to construct an addition to the home over an existing grade-level deck where
a screen porch currently exists which would result in a separation of approximately nine feet from the
garage where a 10-foot separation setback is required.
The property is a corner lot and by definition Shoreline Drive is defined as the front. The south lot line is
the rear, which requires a 30-foot setback from the existing garage. The side setback variance is
requested to allow expansion of the second story over the garage 28.4 feet from the side lot line where a
30-foot setback is required. In addition, a variance is requested to allow expansion 119 feet from the rear
lot line where a 30-foot setback is required.
The 10-foot code required separation between buildings is for the purpose of reducing massing and bulk
on properties. The existing screen porch structure is ten feet from the nearest garage corner. However,
the applicants are proposing to construct the addition in line with the west line of the home, which would
result in a 9-foot setback.
Staff finds that the nonconforming location of the garage constitutes a practical difficulty with respect to
making any improvements or changing the footprint. The proximity of the house to the garage further
limits options. The encroachment of a corner of the garage by one foot into the separation distance is
minimal and does not appear to be impactful as a full wall encroachment from a crowing standpoint.
Planning Staff recommends approval of the variances as requested. Staff would recommend the applicant
be requested to enter into the standard Oversized Accessory Structure covenant.
The Planning Commission had no questions for Staff.
Peter Bluth, Applicant, stated he can answer any questions the Planning Commission may have.
Thiesse asked if the applicant understands that the oversized accessory structure cannot have a bathroom
and that he will be asked to sign an agreement to that effect.
Bluth indicated that is correct.
Schoenzeit asked if the current garage has footings.
Bluth indicated it is slab on grade.
Page 3 of 21
MINUTES OF THE �
ORONO PLANNING COMMISSION MEETING
Monday,August 15,2016
6:30 o'clock p.m.
Thiesse stated he cannot attach it to the house but he can go up. Thiesse asked if the screened-in porch is
on posts.
Bluth indicated it is and that it is a deck with a screened-in sunroom.
Thiesse asked how the front line is defined.
Curtis indicated it would be the narrower of the two street frontages.
Thiesse noted there is no way he would ever be able to construct a driveway in that area. Thiesse asked if
anything would change if it was defined otherwise.
Curtis stated with respect to the requests he is making today, he would sti11 need to meet the 30-foot
setbacks.
Chair Thiesse opened the public hearing at 7:23 p.m.
There were no public comments regarding this application.
Chair Thiesse closed the public hearing at 7:23 p.m.
Thiesse noted for discussion purposes that the porch is a clean slate and that it should be in conformance
if at all possible. Thiesse asked if the one foot relates to the fire code.
Curtis indicated it relates to the massing and that they do meet the fire code required separation.
Schwingler stated in his view it is a great addition.
Leskinen moved, Schoenzeit seconded,to recommend approval of Application No. 16-3851, Peter
Bluth,2413 Carman Street, granting of side and rear setback variances and a structure-to-
structure setback variance, subject to Staff recommendations. VOTE: Ayes 4, Nays 0.
4. #16-3853 MATT AND JENNIFER NYQUIST, 1125 PINE VIEW DRIVE,VACATION,
7:25 P.M.—7:31 P.M.
Jennifer Nyquist, Applicant, was present.
Curtis stated in 2003, with the plat of Pine View, the City received a Grant of Permanent Flowage and
Conservation Easement and restrictive Covenant for Wetland and Wetland Buffer over the property
located at 1125 Pine View Drive. The applicants wish to install an in-ground swimming pool in the rear
yard of their property. The grading plan for the pool improvement will change the drainage by creating a
swale to move storm water to the storm water pond on the property. The area previously needed for the
easement will change. As a result, the applicants wish to amend the easement to cover only the necessary
drainage areas.
Staff finds that there is limited to no public interest in maintaining the portion of the easement proposed
to be vacated. Based on the planning improvements, re-grading, and other factors, the existing easement
is no longer necessary.
Page 4 of 21
� MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday,August 15,2016
6:30 o'clock p.m.
The Planning Commission should open the public hearing, consider comments from the public and, if
comfortable, make a recommendation for approval vacating the portion of the easement over 1125 Pine
View Drive as described in Exhibit C.
The Planning Commission had no questions for staff.
Jennifer Nyquist, Applicant, stated she would be able to answer any questions the Planning Commission
may have.
Chair Thiesse opened the public hearing at 7:28 p.m.
There were no public comments regarding this application.
Chair Thiesse closed the public hearing at 7:28 p.m.
Schoenzeit asked whether the Planning Commission will need to see this again following review by the
City Engineer and the Watershed District.
Curtis stated any change that should occur would not be substantial and the Plannin�Commission should
not have to see this application again.
Thiesse asked if the City has dewatering ordinances in Orono and whether the applicants can install a
pool in a low-lying area.
Gaffron stated it is not technically a floodplain area and that there should not be anything that prevents it
from being constructed.
Curtis noted what is in the Commissioners' packets is not the final pool design.
Schoenzeit moved,Les'nen seconded,to recommend approval of Application No. 16-3853,Matt
and Jennifer Nyquist, 1125 Pine View Drive, granting of a vacation of the easement, subject to Staff
recommendations and review by the City Engineer. VOTE: Ayes 4,Nays 0.
5. #16-3856 SARYAN CRUISINE DEVELOPMENT,LLC, ON BEHALF OF PAUL AGRE
COMPANY, 2380 SHAYWOOD ROAD, CONDITIONAL USE PERMIT, 7:31 P.M.—8:38 P.M.
Patrick Bernet, Saryan Cuisine Development, was present.
Barnhart stated the applicants are requesting a conditional use permit to operate a production bakery,
retail bakery outlet, a full menu cafe and restaurant at 2380 Shadywood Road. A similar use, a coffee and
bagel shop, is a conditional use in the B-5 zoning district.
Saryan Cuisi��e operates three Patrick's Bakery Cafes in the metro area and proposes a fourth at this
location. Patrick s Bakery Cafe would offer breakfast,lunch, and dinner service in the 60-seat dining
room. Improvements to the site include both an internal remodel and external cosmetic changes to the
building. The rear third of the building will house offices, ovens, cold storage and utility spaces
associated with a commercial kitchen. The middle third will be the production kitchen which will prepare
Page 5 of 21
MINUTES OF THE •
ORONO PLANNING COMMISSION MEETING
Monday, August 15,2016
6:30 dclock p.m.
baked goods, pastries and the food for the cafe and restaurant. The front of the building will house the
dining and retail area. The existing front door vestibule will be used but the existing drive-through will
not be used.
Barnhart displayed some photographs depicting the exterior of the building and signage.
Barnhart noted coffee and bagel retail are not defined in the zoning ordinance. It is felt this use is similar
to Caribou or other coffee houses as well as Bruegger's bagel shops, all of which are open throughout the
day and offer food for dine in. Restaurants are defined but are not permitted uses in the B-5 zoning
district.
The applicants are proposing a business that provides baked goods and drinks with an expanded menu
throughout the day. They intend to apply for a liquor license to offer beer and wine to the lunch and
dinner customers. By definition,businesses offering liquor are a Class II restaurant. Barnhart stated an
ordinance amendment may be necessary for the City to be able to issue a liquar license.
Barnhart noted restaurants are restricted to certain districts to alleviate potential impacts due to noise and
traffic. The proposed use is not outside the norm. Staff would suggest a limitation on hours to alleviate
potential noise concerns.
Barnhart stated coffee and bagel retail are a conditional use permit in the B-5 zoning district subject to the
following four conditions:
1. No more than 50 percent of the gross floor area of any single building shall be devoted to coffee
and/or bagel retail store uses. The applicant is proposing 32.7 percent of the building will be
devoted to food/beverage retail uses.
2. No individual coffee or bagel retail store use shall exceed 2,000 square feet of gross floor area. A
combined coffee and bagel retail store use shall not exceed 4,000 square feet of gross floor area.
The combined area of the food/beverage retail is 3,900 square feet.
3. The number of incremental parking spaces required for the coffee and/or bagel retail store use
shall be calculated using the parking requirement standard for restaurant uses. A restaurant
requires one space per 80 square feet of public floor area or 49 spaces. The property provides 60
spaces, which exceeds the requirement. A portion of the parking area is subject to a cross parking
easement with the property now occupied by Culver's. In practice, and based on observations,
Culver's customers frequently use 10-12 spaces on the subject property.
4. An individual coffee or bagel retail store use shall be limited to a maximum of 45 seats. A
combined coffee and bagel retail store use shall be limited to a maximum of 60 seats. The
combined number of seats being proposed is 60.
Barnhart stated based on those four conditions,the proposed use appears to meet the standards imposed
on bagel and coffee stores.
Barnhart displayed the interior floor plan for the building.
Page 6 of 21
� MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, August 15,2016
6:30 dclock p.m.
The proposed use as a bakery and coffee shop with an expanded food menu, while observing the
constraints imposed on coffee/bagel shops, appears to be appropriate at the proposed location. Should the
Planning Commission agree, Planning Staff would recommend approval of the proposed conditional use
permit subject to the drive-through window not being used and the retail space not being open past the
hour of 10 p.m.
Thiesse stated he is having some difficulty understanding why a bagel shop would want a liquor license
and that he is not sure why this would not be defined as a restaurant. Thiesse stated while it might be a
good location for the proposed use, he would like to discuss whether it should be classified as a
restaurant.
Barnhart stated the applicants have requested a conditional use permit for a bagel/coffee facility, which is
a unique use and is not defined in the City Code. Barnhart stated it might have been more appropriate to
list this type of use as a small restaurant back in 1998 when the criteria were adopted.
Schoenzeit noted the outdoor seating area and liquor license is not before the Planning Commission at
this time. Schoenzeit stated if those items are included, it would be a Bruegger's plus-plus.
Thiesse commented parking in Navarre is always difficult, which is also a concern.
Schoenzeit asked if the parking easement is a mutual cross or one way.
Barnhart indicated it is mutual.
Schwingler stated in 1998,when this type of business came about, none of them really offered food
besides pastries and they acted as more of a community gathering place. Schwingler stated businesses
now are taking that concept forward and expanding the original goal.
Barnhart noted the City has received a number of comments from residents, with 11 of them being in
support and one opposed.
Schwingler commented the building is also right on the bike trail and it would be a good asset to Navarre
and the community if the site is developed.
Thiesse stated he agrees with all that but he would like to call it what it really is.
Terrill Fridley, Attorney-at-Law, stated he has reviewed the parking easement and it is a cross parking
agreement Fridley stated the agreement appears to allow parking far the southeast property on those
roughly 18 to 19 stalls and also allows parking far this facility on a similar number of stalls directly south
of that line. Fridley noted that area was all part of the Old Navarre Avenue that was eventually vacated.
Fridley stated in their view there is plenty of parking given the different times of use far the businesses in
the area.
Bill Wilson, Realtor, stated they have gone through the Orono City Code and they feel this is a good
approach. Wilson stated the reason they feel a conditional use permit would be good is because it is
narrow in scope and that they are willing to take the Planning Commission's input and address any
concerns they might have. Wilson noted they will also have the ability to add parking to the site since the
drive-through lane will be vacated. Wilson stated in their view it is a complementary use to the area.
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Thiesse asked if they have any plans to ever use the drive-through.
Wilson stated there are not. Wilson stated they are attempting to limit the impact to the surrounding
homes and that there is really only one house nearby who is not opposed to the proposal. Wilson noted
that resident did not oppose the previous application either.
Schwingler asked if they will be running a catering outfit as well.
Patrick Bernet, Applicant, indicated they would be producing and distributing baked goods out of this
location.
Schoenzeit asked if the plan is ADA compliant.
Fridley stated it is and that the building is already sprinkled.
Wilson indicated two ADA bathrooms will be constructed near the front and the two existing bathrooms
will be far staff use.
Bernet stated the bigger menu will only be offered from 5 p.m. to close and the rest of the day will be
only as a cafe with a limited menu. Bernet noted approximately 2 to 5 percent of the business will be
food sales.
Wilson stated the gross food sales on their other stares are 2 to 3 percent of their total sales and that it is a
nice amenity.
Bernet stated the liquor sales would be very minimal and that they would just like to be able to offer it.
Schoenzeit asked if they see it as a deal breaker if the liquor is not allowed.
Bernet indicated it would not be at this time.
Brad Haaf, stated he is one of the partners that owns the building and that Snyders moved out
approximately seven years ago. Haaf indicated they have been aggressively marketing the site and there
is not a lot of residential daytime population. Haaf commented this particular use will cater to the
existing neighborhood.
Chair Thiesse opened the public hearing at 7:52 p.m.
Jim Anderst, 5230 County Road 151, Minnetrista, stated he does not believe anyone has taken into
consideration how Orono has always been steadfast with their ordinances and how they do not change to
adopt to a new business. In addition, nobody has taken into consideration the fact that it will be a
production bakery. Anderst asked how many employees there will be and how many parking stalls will
be needed for customers and the production employees. Anderst stated in his view there is not enough
parking.
Anderst stated no one has taken into consideration how many other coffee shops and bakeries there are in
the area. Anderst stated he believes Orono needs to stick to more retail and services and not a production
bakery.
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John O'Sullivan, noted he owns the adjacent property consisting of Culver's and the Holiday Station.
O'Sullivan stated he did not want to come here to say anything negative since this property has been
sitting vacant for seven years but that he does have two concerns about the proposal.
O'Sullivan indicated when they co-developed the corner,they actually held a number of public meetings
for the community to see what they would like to see in the old church property. An overwhelming
number said they need a pharmacy in the area, which led to the development of the Snyder's building.
The City approved the Snyder building due to the low density and the limited number of customers that
would be there at one time. O'Sullivan indicated he seldom saw more than six to twelve parking stalls
filled at one time but the traffic to the building was steady throughout the day. The City at that time was
very concerned about the parking.
O'Sullivan noted there are 20 stalls that they utilize and that they have an easement for the parking on
their property as well as the other 20 stalls. O'Sullivan stated the gentleman indicated that they have the
use of their parking as well,which he does not believe is correct O'Sullivan stated that was never the
intention of the agreement and that they have a lifetime easement over those 20 parking stalls. O'Sullivan
stated that will need to be looked into and that it is his belief it is a one-way easement.
O'Sullivan noted there is a Patrick's in Maple Grove and it is a full-service restaurant, not a coffee and
bagel shop. O'Sullivan stated the City needs to be familiar with what the business really is. O'Sullivan
indicated he is not worried about the competition since it might help his business and that Patrick's will
not be competing with his menu items.
O'Sullivan stated his second concern relates to the other couple of vacant lots that are not currently zoned
for restaurants. O'Sullivan stated this site is not zoned for a restaurant but that it is zoned for a
coffee/bagel shop, which is likely a very small percentage ofthe applicant's business. O'Sullivan stated
he is worried other restaurants will want to come in if this application is approved.
Patrick Bernet stated the concept they are proposing here is not what they have in Maple Grove. Bernet
indicated this will not be a full-service restaurant but that there will be retail and a food counter. Bernet
stated as it relates to the production portion,there will be five to seven people in the production area at
one time. Bernet stated people will come up to the counter, the staff will give the person a number and
then bring the food to the table.
Leskinen asked if it would be that way as well in the evening or whether they would have wait staff.
Bernet stated the full menu would only be offered from Thursday to Sunday, 5 p.m. to close, but that the
retail space will be open as well during that time. Bernet indicated they will have wait staff on duty
during that time.
Schoenzeit asked what the proposed hours are.
Bernet indicated they would be open from 7 a.m. to 10 p.m. in the summertime and 7 a.m. to 9 p.m.
during the winter.
Schoenzeit asked what time the bakery would be operating.
Bernet indicated that would start early in the morning.
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Thiesse asked if the catering business would consist of a few panel trucks.
Bernet stated the people will come to the store to pick up their orders.
Chair Thiesse closed the public hearing at 8:03 p.m.
Schwingler stated the City will need to find out more information about the parking easement.
Gaffron indicated he does not have the cross parking agreement and that it will need to be researched.
Fridley indicated he has the agreement.
Barnhart stated it does appear there is a cross parking and access agreement through both properties.
Thiesse asked if the production staff has to be included for parking purposes as well.
Barnhart noted the production staff will be there during the late evening/early morning hours. Barnhart
indicated the kitchen staff has been included in the calculation.
Schoenzeit asked if the required parking number is based on the full 12,000 square feet of the building.
Barnhart indicated it is based on the retail portion of the business and not the whole building. Barnhart
stated parking is a challen�e with the building and that the amount of seating allowed is based on the
amount of parking that is available. Barnhart stated the window of appropriate uses for this building is
relatively small.
Fridley displayed the section of the agreement regarding the cross parking easement over the Voyageur
property, which is known as the Culver property. Fridley pointed out the agreement grants a permanent
nonexclusive arrangement for driveway and parking use over and across the Voyageur easement area.
Thiesse asked if the Voyageur easement parcel is only the Navarre Lane parcel.
Fridley indicated it is a 33-foot by 153-foot strip of land along the property line.
Thiesse stated it would be very close to covering those 19 stalls.
Wilson stated the nature of the vacated roadway is it has to go to the mutual benefit of both parties.
Gaffron stated it appears the Walfred easement and the Voyageur easement are two specific long, narrow
areas, with one being on the Culver site and one being on the Snyder property. Gaffron stated if those
specific areas can be identified on a map and they roughly provide equal parking, then it is purely a cross
easement.
Fridley stated the Voyageur strip is to the southeast and consists of 33 feet. Fridley stated there are
essentially two 33-foot wide strips of parking, one on each property, with a grass strip in between.
Fridley indicated there is parking on both sides and that it is essentially a cross parking agreement.
Thiesse stated if those other parking stalls are involved, then parking would be an issue.
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Barnhart stated portions of the former Snyder space are being used by Culver's, which is something the
Planning Commission should recognize even if enough spaces were provided on the subject property.
Staff will look into the parking on both sites and the agreement further but that it is his belief there is a
cross parking easement in place.
Schoenzeit stated to his recollection the City has never received 11 public comments in favor of a
proposal before.
Leskinen commented it is encouraging that there is so much support in the area for the proposal, which
will need to be taken into consideration. Leskinen stated she is also struggling with whether it should be
defined as a restaurant rather than a coffee/bagel shop but that it does have limited hours for the bigger
menu.
Thiesse asked whether the applicant could request a zoning change if the application is denied.
Barnhart indicated he could.
Schoenzeit stated in his view a liquor license would put it over the edge since typically bagel/coffee shops
do not offer liquor, and if it is offered, that would cross that threshold. Schoenzeit stated currently they
are proposing a limited menu, limited hours, and then the production facility. Schoenzeit noted Brueggers
is making bagels at their facility and Starbucks at several locations have added beer and wine,which
demonstrates the definition for a coffee/bagel shop is changing.
Leskinen asked if there is any request for outdoor seating.
Barnhart indicated there is not. Barnhart stated any request for outdoor seating would need to come back
before the Planning Commission. Barnhart stated he would agree with Commissioner Schoenzeit that
liquor would tip it over into the restaurant use. Barnhart stated in looking at the four criteria far a
coffee/bagel shop, this application appears to meet the criteria, and is less intense than a full-service
restaurant.
Leskinen stated typically high-end restaurants typically do not include a retail store within it either.
Leskinen noted there is nowhere in the Code that says the City can dictate the menu.
Schwingler stated while one of the residents indicated he would like to see retail on this property,that is
not what is before the Planning Commission. Schwingler stated based on what is in front of the Planning
Commission, in]iis view this is a different attraction from Culvers, and that adding beer and wine to the
menu would push it over into the definition of a restaurant.
Schoenzeit stated it is a huge amenity to the area.
Thiesse commented he is just having difficulty not calling it a restaurant and that in his view it is a
restaurant.
Leskinen commented it is also a store and a bakery.
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Schoenzeit stated the 12,000 square feet have been carefully carved out to meet the Code, with some of
the uses being lower in intensity.
Leskinen stated the limited full-service menu hours helps to convince her that it should not be defined as a
full-service restaurant and that she is encouraged there is such overwhelming support from the
neighborhood.
Schoenzeit noted some of the other businesses in the area have benefitted from the city parking lot and
that there is some quid pro quo on counting some of the parking.
Schwingler stated he is looking at the four points in front of the Planning Commission.
Thiesse stated meeting those criteria does not necessarily make it a bagel shop. Thiesse asked why this
cannot be considered a restaurant based on those same criteria.
Schoenzeit stated the applicant is proposing other elements within the building, with the restaurant being
a subset of that, and they will not have liquor. Schoenzeit stated in his view this is a compromise that the
applicant is proposing.
Schwingler stated with the production facility and retail, he does not see it as a full-service restaurant.
Barnhart noted coffee and bagels are food products, which are found to be appropriate in a B-5 district in
1998. There was also concern at that time about expansion of those uses to the detriment of the adjacent
neighborhood, which is why those four criteria are included.
Thiesse stated the Planning Commission has a menu in front of them that has an entree' selection that will
compete with the Narrows.
Barnhart stated the City does not play favorites when it comes to competition and that the impact to the
neighborhood was the main concern.
Schoenzeit stated it is the City's job to offer a level playing field and not help or hurt the competition.
The benefit to the public is more choices and not less.
Thiesse asked if he should not look at the menu that was provided.
Schoenzeit stated the menu is not criteria that the code judges them on other than liquor.
Thiesse stated in his opinion it should. Thiesse commented it cannot be called a bagel shop and then sell
what they are proposing to sell.
Wilson stated they are identifying a big issue in the way any business district is zoned and the uses as
defined are very challenging. Wilson commented they are still wondering why this B zoning is next to a
different B zoning and that they tried to wark within the existing code. Wilson noted there is one
residential home adjacent to this property and that in some of the other B districts there is also residential
adjoining the districts.
Bernet stated they have been voted the best pastry shop/bakery for the past ten years and not one of the
best restaurants. Bernet pointed out that 80 percent of their sales come from baked goods and that the
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restaurant portion is not even 20 percent of their entire sales. Bernet stated the location in Maple Grove is
a different concept and that the restaurant is not a real strong talking point far them because they focus
primarily on baked goods. Bernet noted they would be primarily serving quiche,bagels, and bakery
goods. Bernet stated in their view it would be a good addition to the community and an attraction for
families.
Thiesse stated he agrees it would be a benefit to the City.
Schoenzeit commented the City should do what they can to make it successful.
Anderst asked whether it is a bagel/coffee shop and whether they will not be offering entrees.
Schoenzeit stated the Planning Commission is not looking at the menu.
Anderst stated a bagel/coffee shop is one thing and a full restaurant is another thing. Anderst stated the
next thing they will be asking for will be a liquor license and outdoor seating. Anderst noted they have
residents right across the street on the back side.
Anderst indicated he looked at this property a while back but that he could not put a restaurant there but
now today they are going to put a restaurant there. Anderst stated it does not make any difference if there
is liquor there or not and that in his view the rules have changed.
Thiesse commented the rules have not changed.
Anderst stated the City shouldn't roll over because someone is having difficulty selling the building and
that in his opinion the Planning Commission should table this until the parking is figured out and what
actually is going in there.
Schwingler stated it is a pastry shop/production facility/retail stare, and that it fits the criteria of a
bagel/coffee shop.
Leskinen asked whether the restaurant Mr. Anderst was going to put there was going to take up less than
1/3 of the building, which is one of the criteria.
Anderst noted the kitchen, bathrooms, and storage area is not included in that calculation, which would
put it way over 50 percent of the building. Anderst stated they are saying they will occupy 3,900 square
feet but the kitchen is in another area.
Thiesse stated the definition is no more than 50 percent of floor area should be for retail use. The food
area and beverage area may not be larger than 4,000 square feet. Thiesse noted the criteria on the
overhead are the four criteria that were set up to review for this bageUcoffee shop and that the applicant is
proposing something that fits within those four criteria.
Schwingler stated the rules have not changed.
Leskinen stated they are meeting the code and that the rules are not being changed.
Anderst asked if the 4,000 square feet is just for sitting.
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Barnhart indicated that is the retail area.
Anderst stated there is no kitchen or storage area included. Anderst asked if he has 60 seats in 4,000
square feet.
Bernet indicated that includes the retail portion and that there is not 4,000 square feet of sitting area.
Bernet noted it also includes display cases, sitting area and the restaurant.
Anderst asked if they will be able to put in 100 seats later on.
Schoenzeit stated it would not fit.
Leskinen noted the maximum number of seats they can have is 60.
Wilson stated it would be in violation of the conditional use permit and that they are doing what they are
approved for, with 60 seats being the maximum
Leskinen stated they are not changing the zoning.
Anderst asked how it can be approved if they do not know about the parking.
Thiesse indicated approval would be contingent upon the parking issue being addressed.
Anderst stated they also have to take into consideration the employee parking.
Schoenzeit stated they require 49 parking spots, which they have, and that they also have a cross parking
easement.
Anderst stated Culver's will lose 20 parking spots then.
Thiesse commented the two properties will be sharing those parking spots and that the motion will require
verification of parking.
Brad Haaf asked if there is a municipal parking lot across the street.
Schoenzeit commented it is but that this site must provide a minimum number of parking spots.
Wilson stated the people who park in the municipal lot can be park-n-ride people, service industry people
or customers. Wilson stated they should not speculate and make claims on who is parking there. Wilson
noted it has not been policed for the past seven years. Wilson indicated he has observed the traffic in the
area and that in his view this use will work nicely there. Wilson stated the parking will work itself out
once the site is functional and that they want to be a good neighbar.
Schoenzeit moved to recommend approval of Application No. 16-3856, Saryan Cuisine
Development, LLC, on behalf of Paul Agre Company, 2380 Shadywood Road, granting of a
conditional use permit per Staff s recommendations, subject to verification of the parking,with the
recommendation that a change in zoning be required if liquor or additional seating is requested.
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Barnhart stated he is hearing that liquor sales would tip it over into the restaurant realm and that he would
suggest the Planning Commission recommend no liquor sales or outdoor seating under the current B-5
zoning.
Thiesse stated he dislikes the Planning Commission telling another governing body what they can and
cannot do at some point in the future.
Schoenzeit stated it is a recommendatio��, and that in the Planning Commission's discussion of
coffee/bagel shop, they felt the definition does not include liquor. Schoenzeit stated it is the Planning
Commission's belief that adding liquor would tip it over into restaurant zoning.
Schwingler asked if outdoor seating would tip it over.
Schoenzeit stated that would take it over the 60 seats and impact the parking.
Barnhart stated currently they are at the maximum seating and any expansion over that would not be
consistent with a coffee/bagel shop.
Thiesse stated the City does not really care if it is indoar ar outdoor seating as long as it is not over 60
seats.
Leskinen seconded the motion. VOTE: Ayes 4, Nays 0.
6. #16-3854 ASHISH AGGARWAL ON BEHALF OF APEX HOLDINGS,LLC, 2635
KELLEY PARKWAY, CONCEPT PLAN, 8:38 P.M—9:18 P.M.
Ashish Aggarwal, Applicant, was present.
Gaffron stated before the Planning Commission is a sketch plan review for a 70-unit two-story building
that includes 24 independent living, 24 assisted, and 22 memory care. The property is served by sewer
and water and access will be via Kelley Parkway only. Zoning is currently RR-1B PUD.
Gaffron stated the proposed plan would require rezoning to RPUD and an amendment of the
Comprehensive Plan, converting it from commercial use to residential use. Development of the property
also requires re-platting from an Outlot to a Lot per the provisions of the Stone Bay PUD No. 4
Agreement.
The property is located directly across Kelley Parkway from the Stone Bay Lofts at the west end of the
long stormwater pond. The property is governed as part of the Stone Bay Master Development
Agreement and is guided and planned for commercial office use. Gaffron noted this property has the
potential to assist the City in meeting its residential urban density goals in arder to allow continued
development of Orono's sewered lakeshore areas as intended.
Staff recommends the Planning Co�nmission's review of the sketch plan address the following two basic
questions:
1. Is this property a location where the City should depart from the current Comprehensive Plan
guiding and allow for high density residentia] development?
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2. If so, what are appropriate standards for such a development?
Gaffron displayed a sketch of the proposed building and interior layout.
Gaffron indicated the stormwater pond was originally sized to accommodate all elements of Stone Bay
and no additional ponding will be required on this site. Because the site is so flat,the assumption is that
in order to make drainage function adequately and allow for underground parking, the site will require
some amount of fill, likely raising the main floor above the level of Kelley Parkway. An internal storm
sewer system is likely to be constructed on the site which will discharge to the pond.
The property is not within the Stormwater Overlay District. If developed as RPUD, it would be subject to
a maximum hardcover per lot of 50 percent. The site plan indicates impervious coverage of 53 percent,
which will have to be reduced to meet the hardcover limits.
While the property is technically subject to the City's Conservation Design Ordinance, it is anticipated
that due to the small size and open nature of the property, a Conservation Design Inventory and Master
Plan may be unnecessary. The Planning Commission should discuss whether there is a need for an
inventory and master plan.
Staff recommends the following topics be considered by the Planning Commission:
1. Is there justification for the necessary CMP amendment and rezoning to allow the guiding of this
property to be converted from commercial office to residential? If that conversion is not allowed,
what other uses for the site might be acceptable? How will the City benefit from this
development? Would the City see greater benefit by waiting for commercial development of this
property or is this the appropriate time and location to make the change?
2. Is the Planning Commission comfortable with the density of the development at 20 units per acre
gross?
3. If the developer had to construct a third story over part of the building in order to meet required
setbacks and hardcover limits while maintaining the same 70 units,how would the Planning
Commission react? One of the reasons a past Council was okay with the third story at the Lofts
was its distance from Wayzata Boulevard. As a result,the extra height would be somewhat
mitigated by the long views.
The same justification might not apply far the proposed building. The B-6 standards for
commercial office use of this site would limit the height to 30 feet,while the RPUD standards for
properties currently zoned ar guided in the Comprehensive Plan for commercial use would allow
height to exceed 30 feet but not to exceed three stories.
4. Is there sufficient justification for flexibility in terms of the hardcover limit and the proximity of
the building to Wayzata Boulevard.
5. The Planning Commission should discuss whether this development should be required to create
the RPUD standard 10 percent private recreation space.
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6. Staff recommends that a 10-foot trail easement be retained along the south boundary of the
property. Should this developer be committed to establishing a trail along Wayzata Boulevard
with a connection northward along the west end of the pond?
7. The conceptual landscaping layout does not provide any buffering from Wayzata Boulevard. The
Planning Commission should discuss whether such buffering is needed from a visual perspective
from off site or from a perspective of the occupants of the building.
Gaffron noted the Planning Commission should provide the developer with an overview of the pertinent
City ordinances and how they affect the proposed plat as well as discuss the strengths and weaknesses of
the proposal.
Leskinen asked if Staff has received any feedback from the public even though it was not published for a
public hearing.
Gaffron indicated the City did receive one comment today.
Ashish Aggarwal, Applicant, stated they have owned this site for over two years and that they have
explared a number of ways to develop the site. Aggarwal stated currently there is absolutely no market
for any commercial on this site and that commercial tends to concentrate in the Wayzata area since those
businesses can draw from the surrounding areas.
Aggarwal stated people are looking for senior housing in Orono and that the people who currently live in
Orono want to stay in Orono but they lack senior housing. Aggarwal stated they need to have a certain
number of units in order to make the development feasible but that they do not believe they will require a
third story. Aggarwal indicated a facility consisting of 70 units is a perfect size to operate and that there
is some room to expand on the side if necessary.
Aggarwal stated they also have the 10 percent recreation space available on the site, they are open to the
fees, and any recommendations for the landscaping.
Aggarwal stated there have been comments made about how various commitments are not being done at
Stonebay. Aggarwal indicated they have had several conversations with the architect and the
homeowners association but that he feels the association attempts to blackmail them on a lot of aspects.
Aggarwal stated they are working diligently to address those concerns and that they are spending money
out of their own pockets to do that. Aggarwal stated he is not sure if it is a difference of opinion or
perception but that people sometimes feel developers have deep pockets and can do anything.
Schoenzeit stated the only piece might be the 50-foot setback and making adjustments to the building to
meet that.
Viren Gori, Architect, stated the 50-foot setback is not an issue. Gori indicated the pavilion on the east
end will be an amenity for the entire neighborhood and that it ties in well with the City trail that goes right
by there. Gori stated the western half is the memory care and assisted living wing and that they can move
that up another 20 feet and meet the setback.
Gori indicated he has worked on other similar projects throughout the country and that what he has found
is that senior housing is now going into semi-urban areas but not into rural areas. Gori stated most of the
senior housing facilities will actually trigger a commercial boom since they add to the density.
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Thiesse stated in his opinion the complaint of non-completion cannot carry forward to another
application.
Gaffron stated it is really not relevant to this application and that the City does not have any legal way or
reason to hold that against the developer on a different site. Gaffron stated the Planning Commission will
just have to take it as a comment.
Thiesse stated he would allow public comment.
Stewart Ackman, 716 Sandstone Circle, Stonebay, stated he serves on the master board of Stonebay and
that Rozanna Bradford is president of the board.
Ackman stated in terms of the site plan,he has not really focused on the site plan,but in his view the
30-foot setback from Highway 12 will be a problem. Ackman stated he would like to see some trees and
landscaping to help improve the aesthetics of the building. Ackman stated he would like to see the same
quality of landscaping as they have at Stonebay.
Ackman stated they have also talked about the proposed use and they feel the use is totally appropriate
given the market. Ackman noted he is a commercial real estate agent with an office in Wayzata and that
he is familiar with the markets and there is not a market for commercial.
Ackman stated in regards to the complaint about the applicant, in some ways it is hard to believe they
have this difficulty because they think of the applicant as being a sophisticated, capable businessman.
Ackman stated every time a new neighbor moves in, they turn to the homeowners association and beg the
Board for help to finish the unfinished items in their homes. Ackman stated the developers say they will
do something and they don't. Ackman commented they do not like the situation and in their view it is a
significant issue. Ackman stated it is not good for the health of the community, the developer, or the
builder.
Ackman indicated they have had a series of ongoing issues. Ackman stated last fall they had meeting
after meeting with the developer and the builder to finish the simplest things, such as putting the correct
numbering on the homes, painting boards underneath, and finish landscaping. Ackman noted they have a
major common area that needs work currently which also entails a sidewalk going in front of the new
units that are being built. Acicinan indicated nothing is happening and that they have been unable to get
resolution of the issue. Ackman stated the homeowners association would like to select the builder since
the previous one has not done quality work. Ackman stated in his view this did not need to happen given
the minimal extra cost it would have involved but that he understands these issues are not related to this
sketch plan.
Katie Harms, 2512 Sandstone Lane, stated she would like to state for the record she has lived for two
years in the condominiums on Parkway and now at Stonebay. Harms commented she loves the area and
that she believes this is a phenomenal use for the area across the street and would enhance the area.
Harms stated she also has some concerns about it. Harms stated when you drive in on Stonebay Drive,
far the past two months there is a big boulder that has fallen off the wall and has yet to be replaced.
Harms stated it becomes a sore point when you are paying a substantial amount of money each month in
association fees.
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Harms stated some things she is concerned about is employee parking. Harms stated in the
condominiums they experience more activity than what will likely go on in a senior living facility but that
there will be employee parking needed, which she is not sure is being addressed. Harms stated the
overflow parking will probably be on Kelley Parkway, which will add to the congestion.
Hanns noted Staffls report stated that a Conservation Design Inventory is normally required and that Staff
had a question of whether that is needed. Harms stated in her view past performance is indicative of
future results and that in her view the Planning Commission should put in some standards that need to be
followed by the developer. Harms indicated she is also concerned about the setbacks and the overall plan.
There were no additional public comments.
Leskinen commented it is an awesome use for the property and helps the City with its overall density.
Leskinen stated if the medical building and the other parcel ever gets developed,this project will be in a
good location.
Thiesse stated employee parking is probably higher for this type of development but that there are likely
criteria for it.
Schoenzeit noted most of the residents likely will not have cars.
Gori stated what is not shown on the plan is lower level parking under the independent wing, which will
consist of 29 to 30 parking stalls. As it relates to employees, typically far a project this size there are 25
employees, 10 full-time, and that there is plenty of surface parking available to handle that. Gori stated in
his view they have way more parking than they need on the surface.
Schoenzeit pointed out there will also be guest parking needed.
Gori indicated that would be surface parking.
Gaffron stated there is generally a high water table all the way through this area and that there needs to be
an expectation that the site will be built up higher than Kelley Parkway.
Thiesse asked if parking would be allowed on Kelley.
Gaffron stated there are bump-outs on the north side and those would be the only areas where parking is
allowed on the street. Gaffron stated the developer will have to deal with the parking onsite.
Schoenzeit stated off street walking trails would also be critical.
Thiesse asked if an easement should be obtained.
Gaffron stated there is a 10-foot easement from the dental office and the same should be done here.
Gaffron noted what the City has done in the past is if the developer constructs the public trail,that cost is
deducted from their park fees if it is constructed within the easement area. Gaffron stated if it turns out
that these trails are totally within the Wayzata right-of-way, there may be no need to maintain an
easement.
Page 19 of 21
MINUTES OF THE �
ORONO PLANNING COMMISSION MEETING
Monday,August 15, 2016
6:30 dclock�.m.
Thiesse asked if the trail would be on the east side.
Gaffron indicated there is the potential to bring a trail down from the intersection of Old Crystal Bay
Road and up around the pond at the east end of the pond. Gaffron stated the location of the trail is up for
discussion and that there will be a parallel sidewalk with a trail in one section.
Thiesse stated in his view a trail is important but that 10 feet might not be enough given the topography.
Gaffron indicated that is correct and that some tweaking of the site plan will be necessary.
Schoenzeit stated a site inventory will probably not be necessary if it is nothing but scrub trees and
bushes.
Leskinen asked if the trail can come down on the west side of the pond. Leskinen noted there is a
sidewalk currently in front of this parcel.
Gaffron stated there is no reason it couldn't and that it becomes a matter of where the pedestrian traffic
should be directed to. Gaffron stated it probably makes more sense to come around the pond.
Thiesse stated the trail becomes less important once the highway is constructed and that he would be
more concerned about maintaining the sidewalks along Kelley than constructing a trail.
Schwingler commented the sidewalk does get used.
Thiesse asked if a sidewalk would be required on the north side.
Gaffron indicated that sidewalk already exists.
Gaffron stated Staff will likely take the application before the City Council at their September 12 meeting
and that there is no need far the Planning Commission to take any formal action.
Thiesse stated he heard the neighborhood likes the proposal and that the developer should make sure to
add the sidewalk, enough parking, landscaping, and meet the 50-foot setback from the highway. Thiesse
stated he would like the developer to have an answer for the Council as to how the easterly edge of the
property will be handled as it slopes to the pond.
Schoenzeit stated when he hears about disputes between developers and residents, he believes it is an
opportunity for the City to act as a catalyst to get them resolved. Schoenzeit stated developing in Orono
is a privilege and the developer should have a good reputation. Schoenzeit stated it would be nice to hear
both sides of the issue and see if something can be resolved. Schoenzeit suggested the homeowners
association make a punch list that they include in their purchase agreement and then hold back a
contingency fee so the projects get done.
Thiesse asked about the hardcover.
Gaffron stated the reduction from 53 percent to 50 percent is a fairly minor tweak.
Thiesse stated he would prefer they not remove the pavilion in order to meet the hardcover.
Page 20 of 21
� MINUTES OF THE
ORONO PLANNING COMMISSION MEETING
Monday, August 15,2016
6:30 o'clock p.m.
Gori noted the parking next to the pavilion is overflow parking, is not required, and could be reduced.
The Planning Commission took no formal action on this item.
PLANNING COMMISSION COMMENTS
7. UPDATE ON CITY COUNCIL MEETINGS HELD ON JULY 25, 2016,AND AUGUST 8,
2016
Barnhart reported on the following City Council actions:
• Approved the Nesbitt variance on Consent
• Approved on Consent the Arbor Street application
• Approved on Consent the 140 Leaf Street application
• Approved the variances for the solar panels at 570 Big Island on Consent
• Directed Staff to draft an approval resolution for the Charles Cudd application
Barnhart noted the City has some variance training planned that the City Attorney will provide on
September 26 and that all Commissioners are encouraged to attend.
8. OTHER ISSUES FOR DISCUSSION
None
ADJOURNMENT
Schoenzeit moved, Leskinen seconded,to adjourn the Orono Planning Commission meeting at 9:29
p.m. VOTE: Ayes 4,Nays 0.
ATTEST:
John Thiesse, Chair
Page 21 of 21
,
Date Application Received: 07/18/16 �O�O
Date Application Considered as Complete:07/28/16
120-Day Review Period Expires: il/25/16
To: Chair Thiesse and Planning Commission Members ��'� ��
Jessica Loftus, City Administrator �'�ESH°4ti
From: Melanie Curtis, Planner h'1GG
Date: 13 September 2016
Subject: #16-3851, Peter Bluth, 2413 Carman Street
Variance
Public Hearing
Application Summary: The applicant is requesting to install plumbing within the existing
nonconforming oversized accessory structure on the property.
Staff Recommendation: Planning Department Staff recommends approval.
List of Exhibits
Exhibit A. Application
Exhibit 8. Proposed Survey/Site Plan
Exhibit C. Proposed Plans and Elevations
Exhibit D. Applicable Code Sections
Exhibit E. 60-Day Extension
Exhibit F. Aerial Photos
Exhibir G. Property Owners List
Exhibit H. Plat Map
Background
The Council, on August 22"d, approved variances allowing an upward expansion of the existing
non-conforming oversized accessory structure (OAS). There were a number of plan revisions
between initial submittal and final plans for approval. In the revision process the bathroom
fixtures were inadvertently removed from the plans; staff also missed this omission.The
applicants wish to install a half bath in the upper level of the detached garage. Because the
existing OAS is nonconforming with respect to setbacks a variance from Section 78-1437 is
required.
Applicable Regulations:
Plumbin� in a Nonconformin�Accessorv Structure Variance (Code Section 78-1437)
An OAS must meet a minimum of a 30 foot setback from all property lines. Because the
required 30-foot setbacks are not met, a variance is necessary to permit plumbing within the
OAS.
Governing Regulation:Variance (Section 78-123)
In reviewing applications for variance, the Planning Commission shall consider rhe effect of the
proposed variance upon the hea/th, safety and welfare of the community, existing pnd
FILE#16-3851 •
13 Sept 2016 �
Page 2 of 3
anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect
on values of property in the surrounding area. The Planning Commission shall consider
recommending approval for variances from the literal provisions of the Zoning Code in instances
where their strict enforcement would cause practical difficulties because of circumstances unique
to the individual property under consideration, and shall recommend approval only when it is
demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning
Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties
also include but are not limited to inadequate access to direct sunlight for solar energy systems.
Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06,
subd. 2, when in harmony with this chapter. The board or the council may not permit as a
variance any use that is not permitted under this chapter for property in the zone where the
affected person's land is located.The board or council may permit as a variance the temporary
use of a one-family dwelling as a two-family dwelling.
According to MN §462.537 Subd. 6(2)variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance.The
garage is residential in nature.The proposed half bath within the second story
addition of the nonconforming OAS will not adversely impact adjacent properties and
will not be apparent from the exterior.The variances are in harmony with the
Ordinance.
2. The variance is consistent with the comprehensive plan.The variances resulting in a
permit for plumbing improvements within a residential garage in a residential zone is
consistent with the Comprehensive Plan.
3. The applicant establishes that there are practical difficulties.
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls;The request to permit installation of
plumbing within the detached garage appears to be reasonable as the
adjacent properties do not appear to be adversely impacted.
b. There are circumstances unique to the property not created by the landowner;
The size of the garage,and the size and orientation property were not the
result of actions by the landowner. Plumbing is permitted within residential
garages; and
c. The variance will not alter the essential character of the locality.
The proposed plumbing within the garage will not alter the character of the
neighborhood.
Additionally City Code 78-123 provides additional parameters within which a variance may be
granted as follows:
4. The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property.The applicant's home is a corner lot with
a defined front yard on Shoreline Drive with the functional front facing Carman
Street.The garage,constructed in 1975, is in a nonconforming location on the
property.The proposed plumbing improvements will not increase the nonconformity.
5. The conditions do not apply generally to other land or structures in the district in which
the land is located.The nonconforming location of the garage and the corner lot
status make this property unique in the neighborhood.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant. Staff finds this criterion to be met.
�
. FILE#16-3851
13 Sept 2016
Page 3 of 3
7. The granting of the proposed variance will not in any way impair health, safety, comfort
or morals, or in any other respect be contrary to the intent of this chapter.Granting
the requested variances will not adversely impact health,safety, comfort,or morals;
nor will it be contrary to the intent of the Code.
8. The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty.The location and size of the
garage create practical difficulties affecting the Property;the variance is necessary
and does not merely serve as a convenience to the Owner.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Septic System Status
The property is served by city sewer.
Practical Difficulties Statement
Applicant should be asked for testimony regarding the practical difficulties.
Practical Difficulties Analysis
Staff finds that the nonconforming location of the OAS (garage) constitutes a practical difficulty
with respect to making any typical residential improvements such as plumbing.
Public Comments
To date, no public comments were received.
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 variance(s), if granted, will not alter
the essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested variance(s)?
4. Are there any other issues or concerns with this application?
Planning Staff Recommendation
Staff recommends approval of the variance as requested. Staff would also suggest the applicant
apply a recorded covenant which states that the accessory building will not be:
1. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
Such covenant shall be binding on current and future property owners and shall be filed in the
chain of title of the property.
i
�
��t� of Orono
1�ariance �pplication
�� StreetAddresa: Appllcetion# /�rj —�
2750 Kelley Parkway
� Orono,MN b5356 Date Reoelved: —
hAain: 952-249-46Q0 Staff: �
la�c 952-249-4616 Fee:
,.� " �ual�r�Address: Escrow#8�$
� P.O.Box 66
�� 1
G Crystal Bay,MN 55323-0068 Permit fee
�'�kbS H 04� Notes:
Please camplete. Applicant wlll be notified wfthin 15 days as to the status of the appllcation.
Incomplete applicatlons wlll,nst be placed on Planning Commission�enda.
SITELOCATi�N: �-`'f �� �',�c.rvtn�h �:��"
DESCRPTiON OF REQUEST: }���_�.,��,�ry,h trq ��� �.,11►:�" v.c�{-4-,1r�-, ,C�.,,� �t V'tL.n ,,t,Dm cx�r��,�,.
(attached additlona!sheets as necessary d
APPLICANT/At3EHT INFORMATION: �
APPlicant Name: '���..-- `t�4 -t;e ar-t� t�., � :�,� i� Gc���v�,�-�a,�,�
Phone{Primary):
Applicant EmafL• f F �. �,;t ,e;,,,r►,
Address: _.f-St3 �r.rn��+� S'[" Citv' t��o�no ZIP• ���'`� �
Applicant is: Contractor omeown (Circle One) ' —'�
PROPERTY OWNER INFORMATlON:,�cheGc here if property owner is same as appfipnt
Name_
Phone(Primary):
Mailing Address: City: .
Z!P•
Email: �
APPLICANT/AGENT AMD/0R OWNER:
• Agree to provicie sl!information requlred or requested by the Planning Departrnerrt,
• Agree to pay add�Uonal fees {8taif time not co+tered in the origirra!fee payment)and/or consultant expenses incurt�ed in
revisw of this applic�tlon,and
• Certify that the fnforma6on supplied is true artd correct to the best of hls/t�er knowledge. The appl�ant and ovmer
recognlze that they are solely responslbfe for submttting a complete appiication befn� aware that upcn fsilure to
do ao,the staff has reo aFtemsWe but to roJaat It untll It Is complefie or bo recommand the request for denlal of the
request rogartlless of Its poteertial merit.
• AdcnowEedge the Escxow/�r�ment is completed and sfgnsd.
• The Owner hereby ackrtowledges and agrees to this applic;ation and further authorizes reasonable entry onto the property
by City Staff,consultants,agents, Commisslon and Councll Members for purposes of investigation end veriflc�tion of this
request.
• Owner andlor AppEtcant aclv�owlsdge they must be present at all scheduled rovlew meetlngs of the P{annfng
C�mmission and Councll. If an appiicarrt end/or awner is unable to atfend a scheduled rneeting, pfease make
arrangements to heve an authorized representative attend €n place of the applfcaM/owner and advise the City Planner
asslgned to yaur pmJed.
�
licant/ ent Si nature: � 's...�;::�=:�-� �`�''1 � I
APP A9 9 _ __�.�, t_S�ti__..._ Date: ��kb!�� .
ApplicanUAgent Signature: Date:
�
Property Owner Slgnature: ��`4-�"`-=� _�^"^��'�,:.. �" ;„_ �a �
Date: ��l '?�3
Property Owner Signature: Date: �?F(':�I1�C17
varisnce Appncsaon—May 201 s
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Sec. 78-1437. - Plumbing.
Because the provision of plumbing fixtures and wastewater plumbing in accessory buildings has the
potential to allow such buildings to be used as dwelling units, and because it is the policy of the city to limit
residential development density to the allowed densities within the respective zoning districts, plumbing in
accessory buildings shall be regulated as follows:
(1) The provision of outside sillcocks and indoor water supply shall be allowed in any accessory
building that is conforming in location, size and height.
(2) Installation of any combination of fixtures requiring wastewater plumbing that does not include a
shower or bathtub shall be allowed in any accessory building that is conforming in location, size
and height with, subject to provision of municipal sanitary sewer or a conforming sewage
treatment system designed to handle the anticipated flows from such fixtures, and subject to the
property owner's executing a covenant providing that the accessory building will not be:
a. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
b. Used as a dwelling unless a guest house conditional use permit is obtained.
c. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
(3) Installation of any combination of fixtures requiring wastewater plumbing that includes a shower
or bathtub shall be allowed only in an accessory building that is conforming in location, size and
height and which meets one of the following criteria:
a. The accessory building has been approved for a guest house conditional use permit; or
b. The accessory building has been approved for a bathtub or shower in accessory building
conditional use permit.
(Ord. No. 179 2nd series, § 1, 10-12-1998; Ord. No. 45 3rd series, § 11, 2-25-2008)
Page 1
, ���0
� ����'� ��= ��QN�
,
y � � �,,/ Street Address: Mailing Address: Telephone(952)249-460p
�'' 2750 Kefle Par P.O. Box 66
eti �,�j ' Y �Y Fax (952}249-4616
`•f k�SHO�� ' Orono,MN 55356 Crystal Bay,MW 55323 www,ci,orono.mn.us
13 September 201fi
Peber Bluth SENT VIA EMAIL
2413 Camnan St
Wayzata, MN 55391
SUBJECT: Zoniny Applicadon#16-3851
On July 28,2016 your variance application for the praperty at 2413 Carman Street was considered to be
complete.Your application was approved by the City Council on Monday,August 22nd. Because the
plumbing element of your request was overlooked and an additional public hearing is being held on
September 19�'with finai Council approval on or after September 26�';the currerrt deadline for City actfon on
your application of September 26�'is being extended by an additional 60-days. P�ase note that pursuant to
Minn.Stat.§15.99,subd.3(�the time perlod for action on this application is hereby extended until
November 25,2016.
Your application is still scheduled to be before the Planning Commission for their review on September 19'",
Please contact me at 952.249.4627 or mcurtis�ci.orono.mn.us if you have questions on this matter.'i'he
Planning Commission agenda and staff report will be mailed/emailed to you at the end ofthis week.
Sincerely,
CITY OF ORONO '�
� � � �`,�-;/
r R��F ��
�,� �.. �
Melanie Curtis
Planner
c: Peter eluth
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RUN DATE:07/IB/2016 HENIVEPIN COUNTY PROPERTY INFORMATION SYS7'EM(PROPEBTY dWNERS LfST) PAGE:2 `
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NANCY B PA:.MER TRUST
2450 CARMAN ST
ORONO MN 5�391
MARK'f PALMER
NANCY 8 PALMER
2450 CARMAN ST
W AYZATA MN 53391
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CTTY OF ORONO
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CRYSTAL BAY MN 55323
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GREGORY R&5'P 7RUST ET AL
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853 WIO£f:.ANE
WALNJTCREEKCA 94398
38 20.'.l 7-23 12 0064
MARC:JS A&CONSTANCE M MERZ
2414 CARMAN ST
QRONO MN 55392
MARCUS A&CONSTANCE M MERZ
24l1 CAi2MAN ST
WAYZATA!riN 35391
38 2J-S 17-23 12 0065
c 7 MERCER&J D MERCER
2490 CARMAN ST
ORONO MN 35391
£RIC J MERCER
JE2EMfE D MERCER
2420 ZIRCON LA N
P�YMOLITH MN 55447
38 20-117-23 i200G6
J K JARNFS&1 M JARNES
2470 CARMAN ST
ORONO tviN 55391
1EFFREY 8c SACQUELIN6 JARNES
2470 CARMAN ST
WAYZAT.AMN 53391
38 20-117-23 2l 0028
N W BELL TEi.EPHONE CO
3605 SNORE:.:NE DR
ORONO MN 55391
CEtTl11RY L?N?C
ATIN PROP�RTY TAX
PO 80X 2599
OGATHE KS 66063
38 2a117-23 21 0029
S"�EVAN J&D�RA J WAGNER
36U7 SHOR�l.INE DR
ORONO MtJ 35391
S:EVAN J&DEBRA�WAGNER
5440 MORNINGVIEW Cf
MO'.IND MN 55364
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Minnespolia,MN 55487
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CITY C3F i]RC3NC7 � � � � �
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Item 3
Date Application Received: 08/15/16 �O�O
Date Application Considered as Complete:O8/23/16
60-Day Review Period Expires: 10/14/16
� �
y �
To: Chair Thiesse and Planning Commission Members `�� ��
Jessica Loftus, City Administrator qkFSH���
From: Melanie Curtis, Planner �'Y1GG
Date: 15 September 2016
Subject: #16-3859, Robert Gumnit& Frances Graham, 1100 Old Crystal Bay Road S,
Conditional Use Permit
Public Hearing
Application Summary: The applicant is requesting approval of a conditional use permit to
permit an existing tack building to serve as a guest house on the property.
Staff Recommendation: Planning Department Staff recommends approval.
List of Exhibits
Exhibit A. Application
Exhibit 8. Survey/Site Plan
Exhibit C. Hardcover Calculations
Exhibit D. Aerial Photo
Exhibit E. City Code Excerpts
Exhibit F. Property Owners List
Exhibit G. Plat Map
Background
The owners of the property at 1100 Old Crystal Bay Road South wish to modify their existing
two-story tack building to include a full bathroom so that it can also serve as caretaker quarters
(guest house).The property has over 9 dry, buildable acres in area,therefore a guest house is
permitted via a guest house conditional use permit. The property is considered lakeshore
therefore the location is conforming.
LOT ANALYSIS WORKSHEET
Section 78-420&78-1434—Guest House Setbacks:
The guest house is proposed to be within an existing accessory structure;the setbacks are
conforming.
RR-1B Required Existing
F ro nt/La ke 150' ±400'
Rea r/Street 50' 190'
North Side 30' 110'
South Side 30' ±330'
� . '
FILE#16-3859
15 Sept 2016
Page 2 of 4
Section 78-420- Lot Area/Width:
RR-16 Lot Area Lot Width
Required 87,120 s.f. (2.0 acres) 200'
Actual 417,926 s.f. (9.5 acres) ±480'
Section 78-1403-Structural Covera�e:
The property exceeds 1.99 acres in area;therefore it is not subject to the 15%structural
coverage limitation.
Section 78-1680-Hardcover Calculations:
The property is located in Tier 1,and is subject to a 25% hardcover limitation. The property
currently has approximately 25,000 square feet of hardcover, or 6%.The applicant is not
proposing any new structural or hardcover improvements.
Applicable Regulations:
Guest House Conditional Use Permit (Citv Code Section 78-418(2))
The property is within the RR-16 zoning district which requires a minimum of 2.0 acres per lot.
The Code provides for a guest house use on properties with twice the minimum acreage for the
respective district. In this case 4.0 acres is required;the property has 9.5 dry acres and meets
this requirement. The guest house covenants apply.
Applicable Regulation:Conditional Use Permit(Section 78-916)
The Planning Commission may recommend and the Council may grant a Conditional Use
Permit (CUP) as the use permit was applied for or in modified form. On the basis of the
application and the evidence submitted,the city must find that the proposed use at the
proposed location is or will be:
1) Consistent with the community management plan; The proposed use is residential
in nature and residential use is consistent with the CMP guiding for this
neighborhood.
2) Compliant with the zoning code, including any conditions imposed on specific uses as
required by article V, division 3 of the City Code; The guest house is conforming in
location,size and height on the property.
3) Adequately served by police,fire, roads, and stormwater management; The
proposed use will be adequately served by existing services and facilities.
4) Provided with an adequate water supply and sewage disposal system; The proposed
guest house,as well as the principal residence,will be connected to city sewer and
a private well.
S) Not expected to generate excessive demand for public services at public cost; Staff
believes this criterion is met.
6) Compatible with the surrounding area as the area is used both presently and as it is
planned to be used in the future; The proposed guest house is residential in
character and its use is expected to be compatible with the surrounding area.
7) Consistent with the character of the surrounding area, unless a change of character
is called for in the community management plan; The guest house has a rural
,
FILE#16-3859
15 Sept 2016
Page 3 of 4
residential visual character and is expected to be compatible with the surrounding
area.
8) Compatible with the character of buildings and site improvements in the surrounding
area, unless a change of character is called for in the community management plan;
The architectura)styling of the building is rural in character and consistent with that
of the principal structure to be constructed on the property.
9) Not expected to substantially impair the use and enjoyment of the property in the
area or have a materially adverse impact on the property values in the area when
compared to the impairment or impact of generally permitted uses; A guest house
when used under the CUP requirements for said use is not anticipated to have any
adverse effects on the neighborhood.
10) Provided with screening and buffering adequate to mitigate undesirable views and
activities likely to disturb surrounding uses; The guest house will not be significantly
visible when viewed from off the property. In the opinion of staff,additional
screening or buffering will not be required.
11) Not create a nuisance which generates smoke, noise,glare, vibration, odors,fumes,
dust, electrical interference,general unsightliness, or other means; The proposed
guest house use is not expected to cause any of these undesirable impacts.
12) Not cause excessive non-residential traffic on residential streets, parking needs that
cause a demonstrable inconvenience to adjoining properties,traffic congestion,or
unsafe access; It is anticipated that the proposed guest house use will not generate
any of these undesirable issues.
13) Designed to take into account the natural,scenic, and historic features of the area
and to minimize environmental impact; The proposed guest house will not affect
these features or have a negative environmental impact.
14) All exterior lighting shall be so directed so as not to cast glare toward or onto the
public right-of-way or neighboring residential uses or districts; Applicants shall be
advised of this requirement; and
15) Not detrimental to the public health, public safety, or general welfare. Staff believes
this criterion is met.
A CUP may be granted subject to such conditions as the Council may prescribe. Additionally,
a CUP shall remain in effect as long as the conditions imposed by the City Council are
observed, but nothing in this section shall prevent the city from enacting or amending official
controls to change the status of conditional uses.
Covenants Required
In accepting this conditional use permit,the property owner will be required to agree to the
filing of a covenant in the title of the property providing that the accessory building will not
be:
1. Used for a home occupation unless specifically approved by the city or if allowed by
this Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
Septic System Status
The property is served by City sewer.
I
T
FILE#16-3859
15 Sept 2016
Page 4 of 4
Conditional Use Permit Analysis
Staff finds the criteria permitting a guest house conditional use permit have been satisfied.
Public Comments
No public comments have been received.
Issues for Consideration
1. Does the Planning Commission find that the CUP, if granted, will not alter the
essential character of the neighborhood?
2. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested CUP?
3. Are there any other issues or concerns with this application?
Staff Recommendation
Planning Staff recommends approval of the CUP for the guest house use.Approval of the CUP for
the guest house will also require the guest house covenant be recorded against the property.
�
REC�`I�ED
AUG T 5 2016
City of Orono
Conditionai Use Permit Application I� OFORONO
Streer address: ApplicaUon# !�p' �J'�
��O A lO 2750 Kelley Parkway
` w Orono,MM 55356 Det@ ReC9ived: �/$-
A Main: 952-249r4800 ��:
tax: 952-249-4616 Fee:
a HlaNing Addrass: EsCrow#8�$ ]O�
y� � � P.O.8ox 86
C. Crystal Bay,MN 55323-0066 Perrttit Fee
��'FES H O�� �{p�g:
Please complete. Applicant wi[I be nntified within 15 days as to the status of the application.
Incompiete applications will not be placed on Planning Commission Agendas.
SITE LOCATiON:
APPLICANT/AGENT INFORMATION:
Applicant Nartte: Bobert J Gumnit
Phone(Primary): 6��4r8-A�8
Appiicant Email:
Address: 1 00 Old Crystal Bay Rd S City:Orono Z�p: 55391
Agent Name: AgenYs phone number
Agent Emai1: Appllcant is: Contractor Homeowner (Circls One)
PROPER7Y OWNER INFORMATfON: ❑chec�cc here If property owner is same as applicarrt
Name: RohPrt 7 rumnit and Frwnr_ea H Craham
Phone(Primary): 612 7 4 7 0 0 6 S �
Mailing Address: PO Box 85 City:Crystal BAy ZIP: 55323
Email: �umnir-j @me.com
APPLICANTIAGENT AND/OR OWNER:
• Agree to provide all infoRnation required or reQuested by tha Plannine Departrnent,
• Agree to pay addftional fees(staff time not covered in tha onginal fee peyment) and/or consuftank expenses incutred in
review of this appllcation,and
� Certi(y that the information supplied is true and c�rrect to the best of hisfher knowledge. The appltcant and owner
recogn�e that they are solety responsible for submlttlng e complebe xpplication being aware that upon falture to
do ao,the�taff haa no altemative but to reject it unUl It[s complete or to recommend the request for denial of the
request repardless of its potential merit
• Adcnowledge the�scrow Agreement is completed and signed.
• The Owner hereby acknowledges and agrees to this application and further authonzes reasonable entry onto the property
by City 5taff,CO[13UIf8M.S, agents,C�mmission and Council Members for purposes of inveatigation and verification of this
request.
• Owner andlor Applicant ackrtowkdge they must be present at all scheduled review meetinps of the Planning
Commissior� and Council. If an applicant andlor owner is unabls to attend a scheduled meeting, plaase make
arcangemeMs to have an authorized representative attend in placs of the applicanUowner and advise the City Planner
assigned to your project.
Applicant/Agent Signature: Date:
ApplicanUAgent Signature: ,�Date:
� / l
Property Owner Signature: ' � � / te: � / ( �I ��
Property Owner Signature: ` Y ����" Date: � �f �� /,�� _
CUP Application-Jartuary 2016 �2 REC E iVE D
AUO 15 2016
� � V �� CITY OF ORONO
DATA PRIVACY ADVISORY
In aocordance with Minnesola State Statute 13.04 Rights of Subjeds of Data, Subd. 2, "Tennessen warning", we
would like to infwm you that your request for a permit or IRcense from the City of Orono or any of its departments
may requirc you to fumish certain private or confideMial information.
You are notified that:
1. The information you fumish will be used to determine your quaiification for the permit or lioense
requested.
2. You may refuse to supply data,but refusal may require that the City deny the permit or license.
3. 7he information may be shared with other local,state or federal agenaes to the extent necessary
to process the permit or lioense.
4. If your requested permit or lioense requires Counal ac�ion to approve, some informadon may
become public.
5. You have certain rights under Minnesota State Statute'13.04(see following page}to review private
data on yourself.
fi. Your full name is required to process this appiication or permit.
Robert Jerome Gumnit
First Middle Last
1100 Old Crystal Bay Rd S
Address
Orono MN 55391 612 747 006B
City State Zip p��e
I understand my rights as s ted above.
l
��
Signature
CUP Application—January 2016
RECEIVED
Page 8 AUG 15 2016
� � Q �� C1TY�F ORONO
0
CUP Orono narrative 8-12-16
Description and scope of work:
This application requests permission to convert an existing half-bath
to a full bath including tub and shower. This will permit the conversion
of the second floor of an existing Tack building into a on apartmen#.
The purpose of the apartment is to have a live-in caretaker to care for
our horses. It's important to have live-in help for these animals, espe-
cia{ly when we travel out of town. Now that are retired we expect to
travel much more than in the past. In addition, family guests may stay
there for brief visits when we run out of space in the main house.
The existing half bath is approximately 10 x 15' The room will be fit-
ted out with a shower tub combination, the existing sink and stool will
be upgraded, cabinetry will be installed, painting and lighting wil! be
addressed.Appropriate building materials will be used.
Construc#ion will occur during regular working hours. All work will be
will interior, therefore we do not anticipate any noise or unusual out-
door activity. No more than one or two workers are expected to be on-
site at any given time There is adequate off street parking around the
building, we do not expect any impact on traffic on Old Crystal Bay
Rd.
No mitigation will be required since there will be no negative impact;
visual, auditory or olfactory.
RECEIVED
�UG 15 2016
� � Q �� C1TY OF ORONO
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DESCRtPTIgN
7t�at paR of Gavemmerrt lat 6 inciudinp the accretions thereto and that part of Govemment L.flt 8,Seetion 9,Tawc�ship
117,Ranpe 23,desc�bed ss fallows:Commenar�p at the North Ouarler Comer of said SecUon 9,thence South 0
de�rees 18 rt�ube�18 seconds East(to the Nath Ine of said Sectlon 9 havinq an assumed bearitq of South 89 degrees
09 mi[�u6es 18 seconds F.a�a dlstance oi 1950.90 feet,tl�ence South 68 deg�ees 32 minubes 15 seconds Eest a
distance of t 1 D4.09 feet m the ac�ual point�f hephning,tt�ce NoAh 88 depr�as 32 minutes 15 seconds East m the
certter tine ot Ctiur�r Raad Number 84 thence northeriy alonp satd cent�Ilne w Its Irttersectlon whh the So�th line of fhe
Nath 158.75 teet of said GoNert�ent Lo#S,thence eastery alonp sald South line to East Ine of satd Goverrrner�t Lot 8,
thence northedy al�ng said East�ne a dlstance of 156.751eet mae a less to the Nortlieast Comer at sald Govemment
Lot 8,thence e�1y alor�1he exbenslon of the Norlh ilr�e�f sald Govemrnent Lot 8 to its It�ersecGat wilh the southerly
e�ension af a ine d�awn para�el with and 330 feet west from that part of the East ine of safd Seckon 9 whlch is Narth of
the meander come�on the East Lins of said C�ovemment Lot 6,thence southeasterly d�lectln�m the I�t 40 de�es
tram the soutl�iy mdensan of the last described paralie!line to the shore of French Lake thence soulhwestly and
southergt alonp said shae line to Its intersectlon wilh a line drawn hom the Nortt�east Comer of Govemment Lot 4 in sald
Section 9 to a polrR which is on ihe line belween the rt�earxier camer on the E�st�ne af Govemment Lof 5 in said sectlon
9 and the mearider comer on the east line of sald Govemne�rt Lat B a dislance af 749.08 feet natheriy irom 11�East
Quarter Comer of s�ld Seciion,thence sot�thwesterlyr akm9 the last descr�ed Ilne iu Ils krtersactlon w�th a Ilne befng
Sou�!84 depress 47 minutes 35 seconds East Tmm the acuta!poiM of beqEminp,thence North&4 de�ees 47 minut�s
35 seconds West to be�innir�exc�pt road.
(Chis lepal desaiptlon Is irom Hennepin Courriy Tax Records)
,a..Y:,�.�-
�_�,� �� PROPERTY �UMMARY
OOVERNMIFJIT LOT 5
1. Sub�ct Propert ls address is 11 QO Old Crystal Bay Road,its pro perty ider�tflca�on number ts 0�117-23-14-OU01.
2. The pross area n the subject proPerly is 25.4 Acres or 1,106,279 Square Feet
�EAST QUARTER
gCTtON 9 3. 1The buildinp(s)and a�cberior dimensbns of the outside wall at pround level are shorm on Ihe survey.It may not be the
founda�on vrall.
4. Buildinps were s�talced o0 6J4/08.
�'- �' 5. Th�survey waf:prepared without ihe ber�it of cument title commitrner�t
�;,� , 6. French Lake wa:not bcabed.
�
�` H RDCOVE�t
\ IXISTING DRIVE Wf1Y =15,651 SQ_FT.
\
�\' DQSTING FIDIISE =5,417 SQ.FT.
'�\ �� IXISIING GARII(� =785 SQ.FT. �,
� DOSTING SiiED =445 Sil.Ff.
�
PROPOSED BUk.OtNGS =4,628 SQ.FT.
UPLAND =417,926 SQ.FT.
\ HARDCOVER =24,928 SQ.FT.OR 8.096
\
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� � BEWCHMARK
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� � i. I�vsrt of senitary sewer manhole=928.18
�� 2. Invert of santta�+sewer manhoie=928.90
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PC Exhibit D
DIVISION 6.-RR-16 ONE-FAMILY RESIDENTIAL DISTRICT
Sec. 78-416. -Purpose.
The RR-1 B one-family rural residential district is intended to provide a district which will allow a
combination of low-density residential development and limited agricultural activity.
Sec. 78-417. -Permitted uses.
Within any RR-1 B one-family rural residential district, no land or structures shall be used except for
one or more of the following uses:
(1) City-owned public service structures that have been approved by the city council after the required
public hearings for public improvement projects, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use.
b. The architectural design of the structure is found to be compatible with the surrounding area.
c. If the city proposes amendment to the approved design plans or the placement of the
structure, notice of the proposed changes shall be mailed to all property owners within 350
feet of the parcel on which the structure is to be located. If the proposed structure is to be
located within a public right-of-way, property owners within 350 feet of the structure shall be
mailed notice of the proposed changes. Notice shall be mailed at least 14 days before the
council meeting at which the amended plans will be considered.
(2) Gardens.
(3) Municipal buildings.
(4) Nonrental guest apartments (no exterior ingress or egress). An apartment within the principal
residence structure on a lot for the sole use of the occupants of the principal residence, including
their domestic employees or nonpaying guests. The only means of ingress or egress to the
apartment shall be from within the principal structure.Application for such a guest apartment shall
address the concerns of parking, sewage treatment, entryway and interior access method. Such
apartments shall not have utilities metered separately from the principal residence utilities and
shall not have a separate street address.
(5) One-family detached dwellings.
(6) Personal wireless service antennas and towers.
((Antenna details removed to conserve space.))
(7) Publicly owned parks and playgrounds.
Sec.78-418. -Conditional uses.
Within any RR-1 B one-family rural residential district,no structure or land shall be used for the following
uses without a conditional use permit:
(1) Golf courses, country clubs, tennis clubs, non-profit camps, and religious camps, provided that:
a. All principal buildings are located at least 100 feet from any adjacent property zoned for
residential use.
b. All accessory buildings and structures more than six feet in height are located at least 50
feet from any adjacent property zoned for residential use.
(2) Guest houses and nonrental guest apartments.
Page 1
a. Guest houses, provided that:
1. The lot is at least two times the minimum lot area required by this section; and
2. The guest house is for the sole use of the occupants of the principle dwelling, including
their domestic employees and nonpaying guests.
b. Guest apartments with exterior ingress and egress, provided that:
1. The application for a guest apartment adequately addresses the concerns of parking,
sewage treatment, exterior access method, and interior access method;
2. There is at least one access door to the apartment from inside the principal dwelling
and this door is the primary means of accessing the apartment;
3. The guest apartment does not have a separate address;
4. The guest apartmenYs utilities are not metered separately from the principal dwelling;
and
5. The guest apartment is for the sole use of the occupants of the principal dwelling,
including their domestic employees and nonpaying guests.
(3) Personal wireless service antennas. Personal wireless service antennas erected on a municipal
structure other than a water tower may be allowed as a conditional use if they meet the following
criteria:
((Antenna details removed to conserve space.))
(4) Places of worship, provided that all buildings and structures, except columbaria, are located at
least 50 feet from any adjacent property zoned for residential use.
(5) Planned residential development, limited to detached single-family dwellings only and subject to
the limitations of division 10 of this article.
(6) Provision of a bathtub or shower in an accessory building. Approval shall be conditioned on
provision of municipal sanitary sewer or a conforming sewage treatment system designed to
handle the anticipated flows from the building plumbing. Approval shall be granted only when the
following criteria are met:
a. The council finds that the proposed use of the accessory structure with a bathtub or shower
will not be detrimental to the residential character of the neighborhood.
b. The council finds that the plumbing fixtures proposed are in keeping with the intended use
of the accessory building.
c. The accessory building is conforming in location, size and height.
d. The property owner agrees to the filing of a covenant in the title of the property providing that
the accessory building will not be:
1. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
(7) Public libraries, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use.
(8) Public service structures, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use;
and
Page 2
b. The architectural design of the structure is compatible with the architectural design of the
surrounding area.
(9) Public stables and barns, provided that:
a. The public stable or barn is accessory to a residential use.
b. Such structures are located at least 150 feet from the nearest lot line.
(10) Riding academy, provided that:
a. It is accessory to a residential use.
b. It is operated by an owner or resident of the property.
c. The number of horses and farm animals may not exceed the limitations of section 78-419(5).
d. No instruction occurs less than 100 feet from a residence on an adjacent property or less
than 75 feet from the lot line.
(11) Schools, daycare centers, uses accessory to a high school.
a. Pre-kindergarten, primary and secondary public schools and private schools with a
curriculum similar to a pre-kindergarten, primary or secondary school. Schools may include �
before and after school care for students.
b. Daycare centers, nursery schools and similar programs that are not associated with a public
or private school and serve pre-kindergarten children.
c. Indoor ice arenas accessory to a high school provided the arena, including accessory uses,
is:
1. Located on the same tax parcel as the high school to which it is accessory and is owned
by the local school district;
2. Not separated from the high school building by a public road;
3. Operated by the school district or by a nonprofit organization; and
4. All structures are located at least 50 feet from any adjacent property zoned for
residential use.
(12) Stock farms, provided that:
a. Excluding wetlands and wetland buffers as defined in sections 78-1602 and 78-1605, there
are a minimum often ten acres of land devoted to the keeping of animals and the animal
density is no more than two animal units an acre on the land devoted to keeping the animals.
b. No dwellings are permitted except one for the property owner or the operator of the farm.
c. No accessory buildings or structures are permitted other than those allowed for a residential
use.
(13) Wholesale green houses, provided that:
a. All outside storage is fenced so as to screen the stored material from view when observed
from all public streets or adjoining lots.
b. Greenhouse structures are not located in a required yard area.
c. There are no dwellings on the property,except one for the owner or operator of the wholesale
greenhouse.
d. There are no accessory buildings or structures other than those allowed for a residential use.
(14) Columbaria, provided that all portions of columbaria located at or below ground shall be located
at least five feet from any adjacent lot line and at least 50 feet from principal structures located
Page 3
on any adjacent property, whether such property is zoned for residential or non-residential use.
All portions of columbaria located above ground shall meet the following standards:
a. Located at least ten feet from property boundaries.
b. Located at least 50 feet from principal structures located on any adjacent property, whether
such property is zoned for residential or non-residential use.
c. Located at least ten feet from the edge of the paved, traveled roadway.
d. Shall not exceed eight feet in height including any appurtenances.
e. Direct views from all adjoining residential parcels shall be buffered by appropriate means.
Sec. 78-419. -Accessory uses.
Within any RR-1 B one-family rural residential district,the only permitted accessory uses and structures
are the following:
(1) Buildings temporarily located for purposes of construction on the premises for a period not to
exceed time necessary for such constructing.
(2) Driveways, sidewalks and parking spaces.
(3) Detached private garages and buildings subject to the performance standards of this chapter.
(4) Private recreational facilities subject to the pertinent accessory structure location and height
requirements of this chapter.
(5) Farm animal structures and enclosures such as barns, chicken coops, paddocks and arenas,
horse loafing sheds, etc.
(6) Keeping of farm animals for noncommercial purposes and for the use of the occupants of
premises, provided that:
a. For the keeping of horses, there must be at least one acre for the dwelling and two acres of
open pasture for the first horse. For the keeping of more than one horse, the property must
have one additional acre of open pasture for each additional horse. Calculations of minimum
pasture acreage shall not include any land defined as a wetland or wetland buffer under
section 78-1602.
b. For the keeping of farm animals other than horses, there must be at least one acre for the
dwelling and one acre for each animal unit. Calculations of minimum acreage required shall
not include any land defined as a wetland or wetland buffer under section 78-1602.
c. Any building or structure associated with the animals is located more than 150 feet from the
nearest adjacent residence and at least 75 feet from the nearest lot line.
d. The use is operated in compliance with chapter 62, Animals.
(7) Kennel structures and dog runs, subject to the provisions of chapter 62, article 3.
(8) Fencing subject to the provisions of section 78-1405(7).
(9) Signs, as regulated in this chapter.
(10) Flagpoles, subject to accessory structure location and height requirements of this chapter.
(11) Gardening and other horticultural uses, including arbors, trellises, aviaries and decorative
landscape features, and lawn sprinkler systems.
(12) Compost structures and firewood piles, subject to the accessory structure location requirements
of this chapter.
(13) Home occupations, as defined in this chapter. All home occupations shall comply with the
provisions of section 78-1376, and the licensing provisions of[section] 26-76, when applicable.
Page 4
(14) One temporary roadside stand offering for sale only farm products produced on the premises,
provided such stand does not exceed 200 square feet in area and is located at least 30 feet back
from the public right-of-way.
(15) Storage of recreational vehicles and equipment such as RVs, boats, snowmobiles, etc., subject
to the provisions of sections 78-1511 through 78-1515 and 78-1577. Ice fishing houses and
similar structures equipped with wheels or mounted on a trailer shall be regulated as recreational
vehicles. Ice fishing houses and similar structures not equipped with wheels or mounted on a
trailer shall be regulated as accessory buildings and subject to accessory building regulations.
(16) Garage sales, yard sales, estate sales or rummage sales, limited to a maximum of four
consecutive days and occurring no more than two times within one calendar year per property;
and sales of personal or recreational vehicles and equipment, limited to no more than two items
per calendar year, and such items for sale shall not be parked in any portion of the public right-
of-way, public boulevard, or required front yard except a designated, improved driveway.
(17) Laundry drying equipment.
(18) Other uses that are customarily incidental to, and subordinate to, the allowed permitted and
conditional uses in this district.
Sec. 78-420. -Area, height, lot width and yard requirements.
(a) Height. No structure or building in the RR-1 B district shall exceed 2'/ stories and shall not exceed 30
feet in height except as provided in section 78-1366.
(b) Lots. The following minimum requirements shall be observed:
Side Yard
Lot Lot Front Side Rear
Adjacent
Area Width Yard Yard Yard
to Street
(acres) (feet) (feet) (feet) (feet) (feet)
2 200 50 30 50 50
DIVISION 3.-ACCESSORY BUILDINGS AND STRUCTURES z2
Sec.78-1431. -Accessory buildings and structures on through lots.
All accessory buildings and structures on through lots located in R districts shall meet the following
requirements:
(1) The building or structure shall meet the principal building setbacks that are established under
sections 78-230, 78-255, 78-305, 78-330, 78-350, 78-370, 78-395, 78-420, 78-444.
(2) No negative impacts to adjacent neighbors or public right-of-way result in the placement of the
building or structure, determined at the discretion of the planning director.
Should the planning director determine that item (2) above cannot be met an accessory structure or
building may be permitted by conditional use permit if the planning commission determines no negative
impacts result in the placement of the building or structure. The planning commission may apply
reasonable conditions as part of the approval.
Page 5
Sec. 78-1432.-Time of construction.
No accessory building or structure shall be constructed on any lot prior to the time of construction of
the principal building to which it is accessory. At the time of demolition of the principal building, all
nonconforming accessory structures must be removed. Accessory structures, which comply with this title,
are allowed to remain contingent on a signed agreement stating the following:
(1) Applicants agree to obtain a building permit for construction of the replacement residence within
60 days of demolition; to begin construction on the new residence within 120 days of demolition;
and to complete all exterior work within one year of building permit issuance and interior work
within two years of building permit issuance.
(2) In the event that any activity described in item (1) has not been accomplished within the defined
timeframe, the applicants shall remove the accessory structures at the applicants' expense, or
the applicants shall apply for an extension of this agreement.
(3) If one of the item (1)events occurs and the applicants fail to perform their removal obligations per
item (2), the applicants hereby agree as follows:
a. The city may enter upon the property and remove the accessory building(s).
b. The city may assess the costs of removal to the property.
(4) The agreement shall be binding upon current and future owners of the property, and shall be filed
within the chain of title of the property.
(5) Fee owner(s)of the property, if not the applicants, consent to the execution of the agreement and
to its terms, as shown by his/her/their signature(s) upon the document.
(6) Applicants shall indemnify and hold harmless the city, the city council, and the agents and
employees of the city from and against all claims, damages, losses or expenses, including
attorney fees, which the city, city council and agents and employees of the city may suffer or for
which it may be held liable, arising out of or resulting from the assertion against them of any
claims, debts or obligations in consequence of the performance of the terms of this agreement.
Sec. 78-1433. -Height restrictions.
No accessory building or structure in an R district shall exceed the height of the principal building, nor
shall an accessory building or structure exceed 30 feet in height.
Sec. 78-1434. -Area restrictions.
In all R districts, no accessory building shall exceed 1,000 square feet of footprint area; except that
accessory structures in excess of 1,000 square feet will be allowed under the following conditions:
(1) Not more than one oversized accessory structure (OAS) shall be permitted on any property. An
oversized accessory structure is defined as an accessory structure of footprint area in excess of
1,000 square feet, except that the following nonroofed accessory structures which exceed 1,000
square feet footprint area are not considered as oversize accessory structures, but are subject to
the special setback restrictions of section 78-1404.
a. Tennis courts and sport courts.
b. Pools, when pool basin structure (excluding nonencroachment-type patios) is greater than
1,000 square feet.
c. Paddocks or arenas.
(2) Oversized accessory structures are regulated by the following table:
Page 6
Maximum
Maximum Allowed Total
Individual of All Accessory
Lot Area Accessory Structure
(acres) Structure Footprint
Footprint Area Areas* on
(square feet) a Property
� (square feet)
0-1.99 1,000 2,000
2.00-3.00 1,200 2,400
3.01-3.50 1,400 2,800
3.51-4.00 1,600 3,200
4.01-4.50 1,800 3,600
4.51-5.00 2,000 4,000
5.01—6.00 2,200 4,400
6.01-7.00 2,400 4,800
7.01-8.00 2,600 5,200
8.01-9.00 2,800 5,600
9.01 or more 3,000 6,000
* Excluding nonroofed tennis courts, sport courts, pools, paddocks, arenas.
(3) Any oversize accessory structure shall be subject to the following conditions:
a. No such accessory structure shall be located within a required yard area (principal structure
setbacks must be met). Further, no such structure shall be nearer the front lot line than the
front line of the principal residence on the property, and no such accessory structure shall
be located less than 30 feet from the side or rear lot line regardless whether less strict
principal structure setbacks apply.
b. The maximum height for such accessory structure shall be 30 feet or the defined height of
the principal residence structure on the property, whichever is less.
Page 7
c. Such structure shall be allowed only when the property owner agrees and covenants in
writing with the city as follows:
1. No future subdivision will be approved that places the structure within a lot that has no
principal structure, except that the city in its subdivision approval may grant a finite time
period in which the oversized accessory structure may remain without a principal
structure, in order that a principal structure may be constructed. At the end of this time
period, the oversized accessory structure must be removed if no principal structure has
been constructed.
2. If the property is subdivided, the oversize accessory structure and principal structure
will be located together within a lot that meets the minimum lot area requirement for the
given size of accessory building.
3. In subdivision approval, the setback required for the oversize accessory structure shall
remain.
Such covenant shall be binding on current and future property owners and shall be filed in
the chain of title of the property.
Sec. 78-1435.-Location.
Except as may be specifically provided, no detached garage or other accessory building shall be
located nearer to the front or street lot line than the principal building on that lot. Detached garages or other
accessory buildings on lots which have frontage on a lake may be located between the rear yards of such
lots and the principal building only if setback requirements of section 78-305(b), section 78-330(b) and
section 78-350(b) are met. Exception: Detached garages on lots that have frontage on a lake may be
located ten feet from the street or rear lot line when doors face away from the street and an adequate
vehicle turnaround is provided on the site. This section shall not apply to lakeshore lots that are divided by
streets or private roads or are corner lots.
Sec.78-1436. -Setbacks.
Accessory structures in excess of 750 square feet footprint area but not exceeding 1,000 square feet
footprint area shall be located at least 15 feet from any lot line.
Sec. 78-1437. -Plumbing.
Because the provision of plumbing fixtures and wastewater plumbing in accessory buildings has the
potential to allow such buildings to be used as dwelling units, and because it is the policy of the city to limit
residential development density to the allowed densities within the respective zoning districts, plumbing in
accessory buildings shall be regulated as follows:
(1) The provision of outside sillcocks and indoor water supply shall be allowed in any accessory
building that is conforming in location, size and height.
(2) installation of any combination of fixtures requiring wastewater plumbing that does not include a
shower or bathtub shall be allowed in any accessory building that is conforming in location, size
and height with, subject to provision of municipal sanitary sewer or a conforming sewage
treatment system designed to handle the anticipated flows from such fixtures, and subject to the
property owner's executing a covenant providing that the accessory building will not be:
a. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
b. Used as a dwelling unless a guest house conditional use permit is obtained.
c. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
Page 8
(3) Installation of any combination of fixtures requiring wastewater plumbing that includes a shower
or bathtub shall be allowed only in an accessory building that is conforming in location, size and
height and which meets one of the following criteria:
a. The accessory building has been approved for a guest house conditional use permit; or
b. The accessory building has been approved for a bathtub or shower in accessory building
conditional use permit.
Sec. 78-1438. -Crowding principal building.
No accessory building, unless an integral part of the principal building, shall be erected, altered or
moved within ten feet of the principal building, nor within ten feet of another accessory building.
Sec. 78-1439.-Garages.
Accessory buildings which are for the storage of automobiles shall have the doors 30 feet or more
from the property line when the doors face on a public alley or street.
Sec. 78-1440. -Exterior materials.
Except for accessory buildings that are less than 120 square feet in area or are located on lots two
acres in area or larger, an accessory building and the principal building shall be consistent in design and
color. Detached garages located within the rear yard on lots that have frontage on a lake shall have windows
or other ornamental features on the wall facing a street or private road.
Page 9
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CITY O�ORONO �,S
Item 4
Date Application Received: 8/17/16 ��!V�
Date Application Considered as Complete: 8/17/16
60-Day Review Period Expires: 10/16/16
To: Chair Theisse and Planning Commission Members y�� c,��`
Jessica Loftus, City Administrator '�kEsxo��'
From: Mike Gaffron, Senior Planner
Date: September 14, 2016
Subject: #16-3861, Dustin& Casie Kindl, 2649 Casco Point Road
- Variance
- Public Hearing
Application Summary: The applicants have recently purchased this property and
request variances for structural lot coverage and hardcover for construction of a new
residence. The application also technically requires lot area and lot width variances.
Staff Recommendation: If Planning Commission determines that the practical
difficulties test is met and the variances are justified, then a recommendation for
approval may be in order.
Zoning District: LR-1C, One Family Lakeshore Residential, 0.50 acre/100' min. width
Lot Area/Width: 11,780 s.£ (0.27 acre) / 60' defined width
List of Ezhibits
Exhibit A. Application
E�ibit B. Description of Request and Practical Di�culties Documentation
Exhibit C. 1985 Survey and Existing Conditions (2015) Survey
Exhibit D. Proposed Survey/Site Plan and Enlarged Survey/Site Plan
Exhibit E. Proposed Building Plans
E�ibit F. Hardcover Worksheets (Updated 9-1ci-16)
E�ibit G. Plat Map
Exhibit H. Property Owners List
Exhibit I. Neighborhood & Site Airphotos
Exhibit J. Adjacent Owner Acknowledgement Forms
Background
The applicants are planning to construct a new residence to replace the existing home at
2649 Casco Point Road. The lot is just over 1/4 acre in the LR-1C 1/2-acre zone, and is
one of the smallest lakeshore lots on Casco Point.
Applicants have requested a variance to the 15% structural coverage limit, noting that the
lot size is a limiting factor in their ability to construct a house commensurate with those in
the immediate neighborhood. The variance request is for 17.8% which includes house and
attached garage plus a 95 s.f covered stoop and 240 s.f. deck.
An additional variance was discovered during the review process. Hardcover calculations
did not account for the deck, which is an upper level deck with walkout patio doors below.
Proposed hardcover is at 26.7%where 25% is allowed.
As noted below, lot area and width variances are also required.
FILE#16-3861 ,
September 14,2016
Page 2 of 6
LOT ANALYSIS WORKSHEET ariances noted in bold e
LR-1C Zonin District Re uired/Allowed Pro osed
Lot Area 0.50 ac. minimum 0.27 ac existin
Lot Width 100' minimum 60' existin
Pro osed New Residence
Front Street Setback 30' 44.7'
North Side Setback 10' 10'
South Side Setback 10' 10'
Rear Lake 75' 91.1'
Avera e Lakeshore Setback No Encroachment No Encroachment
Structural Covera e:
Total Lot Area Total Structural Covera e
11,780 s.f.+ (0.27 acre) Allowed: I5.0% (1,767 s.£)
Existing: 20.3% (2,393 s.£)(Staff Calc.)
Pro osed: 17.8% 2,092 s.f.
Hardcover Calculations:
Stormwater Total Allowed Proposed
Overlay Area in Hardcover E�sting Hardcover Hardcover
District Tier Tier
Tier 1 11,780 s.£ 2,945 s.f. (25 %) 3,968 s.£ (33.7%) 3,144 s.f. (26.7 %)
APPLICABLE REGULATIONS
78-350: LR-1C Lot Standards & Setback Regulations:
Lot Area/Lot Width Variances (Section 78-350�
Zoning Code Section 78-72 provides options for the redevelopment of lots which do not
meet the minimum area or width requirements for the respective zoning district.
Substandard properties within the Shoreland Overlay District, like the subject lot, are able
to be redeveloped without variances if specific standards are met; such as:
1. All setback requirements can be met;
2. A Type 1 sewage treatment system consistent with Minnesota Rules, chapter 7080, can be
installed or the lot is connected to a public sewer; and
3. The impervious surface coverage meets all hardcover location and square footage
restrictions of this chapter and the total square footage of hardcover does not exceed 25
percent of the entire lot area.
4. All other zoning district standards can be met.
The property is nonconforming with respect to lot area and lot width, however the
applicant's request for the hardcover and structural coverage variances results in the
property's inability to conform to items 3 and 4 above. Therefore, lot area and width
variances are required in order to redevelop the property.
78-1403 and 78-1685: Lot coverage and massing standards.
In all zoning districts other than the I - Industrial District, all lots that have a gross
acreage of less than two acres shall comply with the following massing standards for
structures:
� FILE#16-3861
September 14,2016
Page 3 of 6
(a) Maximum total footprints allowed.
(1) On lots equal to or greater than 10,000 square feet in area, the total
combined footprints of all principal and accessory structures shall not
exceed 15 percent of the gross lot area.
78-1700: Hardcover- tier regulations.
Per the official stormwater quality overlay district map, each property in the stormwater
quality protection overlay district is assigned to a protection tier based on its relative
distance to receiving waters. This protection tier dictates the specific protection measures
that must be implemented.
(1) Tier 1 parcels. Hardcover shall not exceed 25 percent of the gross lot area.
Governing Regulations: Variance (Sec. 78-123).
In reviewing applications for variance, the Planning Commission shall consider the effect of the
proposed variance upon the health, safety and welfare of the community, existing and anticipated
traff c conditions, light and air, danger of ftre, risk to the public safety, and the effect on values of
property in the surrounding area. The Planning Commission shall consider recommending
approval for variances from the literal provisions of the Zoning Code in instances where their
strict enforcement would cause practical d�culties because of circumstances unique to the
individual property under consideration, and shall recommend approval only when it is
demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning
Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties
also include but are not limited to inadequate access to direct sunlight for solar energy systems.
Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06,
subd. 2,when in harmony with this chapter. The board or the council may not permit as a variance
any use that is not permitted under this chapter for property in the zone where the affected person's
land is located. The board or council may permit as a variance the temporary use of a one-family
dwelling as a two-family dwelling.
According to MN §462.537 Subd. 6(2) variances shall only be permitted when (staff
commentary in bold type):
1. The variance is in harmony with the general intent and purpose of the Ordinance.
Single family homes and the associated amenities are permitted uses in the LR-
1C district. The area, width, lot coverage and hardcover variances if granted
would allow construction of a single family home on the property.
2. The variance is consistent with the comprehensive plan. The proposed new
residence structure is consistent with the comprehensive plan guiding of this and
surrounding properties for residential use.
3. The applicant establishes that there are practical difficulties
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls. The property owner is proposing to use the
property in a reasonable manner but the specific size aspects of the request
are not permitted by the Zoning Code.
b. There are circumstances unique to the property not created by the landowner.
With respect to lot area and width, the substandard lot in single separate
ownership is a circumstance inherent to the lot and not created by the
landowner. A single family residence currently exists on the property. The
FILE#16-3861 ,
September 14,2016
Page 4 of 6
structural coverage and hardcover variances are necessitated by the desire
of the property owner to construct a home of a size and including amenities
similar to those of other homes in the neighborhood; and
c. The variance will not alter the essential character of the locality. Given that
other homes in the immediate neighborhood exhibit similar hardcover and
structural coverage levels as those proposed, the character of the
neighborhood is not likely to be significantly altered by construction of the
proposed home with the requested variances
City Code 78-123 provides additional parameters within which a variance may be granted
as follows:
4. The special conditions applying to the structure or land in question are peculiar to
such property or immediately adjoining property. The substandard lot area and
width are common in the immediate neighborhood, where other existing homes
do not meet the shoreland lot coverage and hardcover standards. Much of Casco
Point was developed long before the LR-1C '/2-acre zone and other pertinent
standards were established
5. The conditions do not apply generally to other land or structures in the district in
which the land is located. The standards applicable to this property apply to all
other property in the LR-1C District; however, the Casco Point neighborhood
contains many homes which do not meet the LR-1C standards due to the existing
lot sizes.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant. Granting of the lot area and width
variances is necessary to preserve the property rights of the owner to build a
new residence on the property. Planning Commission must determine whether
the lot coverage and hardcover variances are necessary in order to construct a
residence consistent with the size and quality of other newer homes in the
neighborhood. The applicants have indicated the design has been refined to the
greatest extent possible while providing the minimum reasonable room sizes and
garage space.
7. The granting of the proposed variances will not in any way impair health, safety,
comfort or morals, or in any other respect be contrary to the intent of this chapter. In
the opinion of staff, granting of the area, width, hardcover and lot coverage
variances would not impair health, safety, comfort or morals and would be in
keeping with the intent of the zoning code.
8. The granting of such variances will not merely serve as a convenience to the
applicant, but is necessary to alleviate demonstrable difficulty. In the opinion of
staff, granting of the area and width variances is necessary to solve an obvious
practical difficulty. Granting of some magnitude of hardcover and structural
coverage variances may be necessary in order to allow construction of a home
that is commensurate with the surrounding neighborhood,which contains a wide
variety of homes in terms of size, shape, etc. Other homes in the immediate
neighborhood have similar lot size, hardcover and structural coverage
characteristics as those requested. The magnitude of the structural coverage and
, FILE#16-3861
September 14,2016
Page 5 of 6
hardcover variances requested is relatively small and is a function of the lot size
and desired home style and functionality.
The Commission may recommend and the Council may impose conditions in granting of
variances. Any conditions imposed must be directly related to and must bear a rough
proportionality to the impact created by the variance. No variance shall be granted or
changed beyond the use permitted in this chapter in the district where such land is located.
Analysis - Hardcover Variance
The property was granted hardcover and average setback variances in 1985 for room and
deck additions which resulted in approved overall hardcover of 3,284 s.f. or 27.8%.
Existing hardcover today as reported by the applicants' surveyor is 3,968 s.f. or 33.8% of
the entire lot. This is not surprising - our experience is that hardcover does tend to be
added to lakeshore properties over time. In rebuilding on the site, applicants propose to
reduce hardcover to 3,144 s.f. or 26.7% (Note that this number includes the proposed deck
which was not included in the proposed hardcover calculations submitted; absent the deck,
hardcover proposed would be at 24.99%). Staff sees this reduction as a positive impact to
the property and brings it back in line with prior approvals.
Justification for the variance lies primarily in the small lot size. While it can be argued
that an infinite number of home designs could be created that would not need a hardcover
variance, neighboring properties of similar size have been granted variances for hardcover
as well as lot coverage. For example, the neighboring lot at 2623 Casco Point Road was
granted variances to rebuild in 2008 for 26.4% hardcover and 17.7% lot coverage. The
variance will not result in a home that is out of character with the neighborhood. Also
note that the detached garage abutting the right-of-way of Casco Point Road will be
removed, and the neighborhood will gain a more open feeling.
Analysis—Structural Lot Coverage Variance
The applicants' structural coverage request, including the house, covered front porch, and
upper level deck, is for 2,092 s.f. or 17.76%. The proposed deck extending from the main
floor above the walkout counts toward the lot coverage limit of 15%. Staff generally does
not recommend granting a variance for lot coverage for a new home where there are
opportunities for an alternate design. However, in this case, consistency with the
neighborhood may be a consideration as well as the fact that proposed lot coverage is a
reduction from the existing level. This is partly a result of converting from a detached
garage to an attached garage, decreasing lot coverage from 20.3%to 17.76%.
The adjacent two homes to the immediate south (2659 and 2665 Casco Point Road) have
been calculated by staff as having 18.0% and 17.1% lot coverage respectively, based on
surveys on file.
Practical Difficulties Statement
Applicants have provided a Practical Difficulties Documentation statement as part of their
Description of Request (see Exhibit B), and should be asked for additional testimony
regarding the application.
FILE#16-3861 .
September 14,2016
Page 6 of 6
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use
the property in a reasonable manner which is not permitted by an official
control?
2. Does the Planning Commission find that the lot area and width variances, as
well as the hardcover and lot coverage variances, if granted will not alter the
essential character of the neighborhood?
3. Does Planning Commission find justification for granting a structural lot
coverage variance for this new construction?
4. If the Planning Commission concludes that the variances as requested or in
some other manner or configuration are justified, does the Commission find it
necessary to impose conditions in order to mitigate the impacts created by the
granting of the variances?
5. Are there any other issues or concerns with this application?
Staff Recommendation
If Planning Commission determines that the practical difficulties test is met and the
variances are justified, then a recommendation for approval may be in order. If Planning
Commission finds that the practical difficulties test is not met for one or more of the
requested variances, a recommendation for denial, partial denial, or tabling for revisions,
may be appropriate. Options for action include:
1) Recommend approval (with or without specific conditions).
2) Recommend partial approval (specify)
3) Recommend denial, stating reasons.
4) Table for further information or revisions — specify what information or changes
are desired.
5) Other.
.
ity of Orono PC ExhibitA
Variance Application
StreetAddress: Application# -- '3 g'�
�O/�TO 2750 Kelley Parkway
` w Orono, MN 55356 Date ReCeived: � j
Main: 952-249-4600 StBff:
fax: 952-249-4616 Fee: ''7' `� `'��� �1 r� �•��
.� �, Mailing Address: EsCrow#&$ G U �
y� ; P.O.Box 66 ,5���'�
G Crystal Bay,MN 55323-0066 Permit Fee
l�kFSH�4� Notes:
Please complete. Applicant will be notified within 15 days as to the status of the application.
Incomplete applications will not be placed on Planning Commission Agenda.
� � ��
SITE LOCATION: � V� h I �
�. c
DESCRPTION OF REQUEST: D C �
(attached additional sheets as necessary) � ���� °rVn ��``/��� n,��
APPLICANT/AGE T I FORMAT �� �� lA°v
Applicant Name: �
Phone(Primary):
Applicant Email: � , f1n^
Address: Cit : ZIP:
Applicant is: Contrac or omeowne (Circle One)
PROPERTY OWN R INF �2MATI0 : ❑ check here if p perty owner is same as applicant
Name: h �f���. j
Phone (Primary): �L B
Mailing Address: Cit : Z�P:
Email: s yt, � � . e �
1
APPLICANT/AGENT AND/OR 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.
• Owner and/or Applicant 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 applicanUowner and advise the City Planner
assigned to your project.
ApplicanUAgent Signature: � Date: `t L
_Applicant/Agent Signature: Date: �
Property Owner Signature: � Date: � �� l�'
Property Owner Signature: �� Date: ��/ R�CEIVED
Variance Application—May 2016 ��� � �"�O�c
Page 2 U
� � Q � � CITY OF ORONO
V
Description of request(page 2):To be granted a variance for a deck to be placed on the main level of our home to be •
able to access the lake
Pages 3-4 PC Exhibit B
1. Yes the property owner proposes to use the property in a reasonable manner. The proposed use is consistent
with the size of homes in the surrounding area. The small size of the property unreasonably restricts the size of
the home that can be built within the structural coverage limits. The Zoning chapter does not allow for
placement of a deck on the exterior of our home, due to exceeding the 15%finished area ratio. However,
removing the square footage from our main level living areas makes the home practically difficult to live in,
being as the finished square footage becomes^'900.
2. Yes,the landowner has not created the size of the lot. We are building a small footprint home with a two stall
garage and spaces that are minimally sized and cannot be reasonably reduced to accommodate the hardcover
restrictions in the code. The plight of this challenge is due to the circumstance of the lot size being near the
lower limit for which exceptions to the Zoning Chapter requirements are made.
3. Correct,the variance will not alter the essential character of the property. Granting the application of the
variance will improve the essential character of the property.
4. Yes, it is correct that economic considerations are not part of this application.
S. This is not applicable.
6. The proposed use of the structure is residential and is allowed in the zone where the property is located.
7. Our proposal is for a single family dwelling.
8. This a small property and the way that the structural coverage limitation is calculated resu�ts in an impractically
sized home that can be built. It is not unreasonable to construct a home with a two stall garage, small covered
front porch area and a deck attached to the lakeside part of the home to allow for access to the lake from the
main li�ing area.
9. Other properties directly in the neighborhood are of a larger size and therefore the restrictions do not impact
the size of the home that can be built on the property. Our parcel is among the three smallest in the
neighborhood. To build a home that is similar in size and character with rest of the neighborhood the code is
overly restrictive.
10. This application is for a deck on a lake home. Because of the restrictiveness of the code,the size of the rooms
and the garage have been minimally sized to accommodate reasonable and practical use. Reducing and or
eliminating spaces on the main level including the garage, deck and front porch would all create practical
difficulties.
11. Yes,granting this application does not in any way impair the health, safety, comfort or morals of the zoning
code.
12. Yes,the granting of the application is not simply a convenience to the applicant. The code creates a
demonstrable difficulty for a reasonable home with reasonably sized spaces that cannot be solved by eliminating
or reducing the size of the spaces.
We cannot design a home that allows for reasonable use where any of the rooms or size of the rooms could be
changed. Decreasing the size of any of the spaces on the main floor, renders them impractically small and there are
not any extraneous spaces that could be simply eliminated do not exist including the deck and the front porch.
We would like to point out that we are improving the current state of the lot to better comply with the Zoning Chapter
requirements be decreasing the total lot hard cover by 20%(3,968 s.f.to 2,944 s.f.). We have done our best to comply
with the requirements of the hardcover rules within the code, and our proposed plans meet all other code requirements
as they relate to setbacks, height restrictions,etc. We believe this request should be granted on the basis on creating a
functional, livable space that will better coincide with the essential character of this Orono neighborhood.
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1 hereby certify that this is a true. a � correct representatic3n
of a survey of the boundaries of Lot 1 Spring !'ark, according to
the recorded plat thereof on file or u record in the office of the Register
of deeds in and for Hennepin County, a .d the location cf' all buildings, ?f any
the^eon. It does not purport to show a y other improvements �r encroachments.
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that benchmark and check at least one other
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lot for your review and for the review of such EXe- e 'l
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20 40
LEGAL DESCRIPTION:
Lot 138,Spring Park,Hennepin County,Minnesota. GRADING&EROSION CONTROL NOTES:
Streets and other public ways shall be inspected daily and if litter or soils has been
BEFORE DEMOLITION AND GRADING BEGIN
LOT AREA: 11,780 SF Install silt fence/bio roll around the perimeter of the construction area. deposited it shall promptly be removed. PC EXlliblt D
SCOPE OF WORK&LIMITATIONS: Sediment control measures must remain in place unti]final stabilization has been If necessary,vehicles,that have mud on their wheels,shall be cleaned before exiting the
1. Showing the length and direction of boundary lines o}'the]egal description listed above. The established and then shall be removed. Sediment controls may be removed to site in the rock entrance areas.
scope of our services does not incl�de determining what you own, which is a legal matter. accommodate short term consWction activiry but must be replaced before the next rain.
Please check the legal description with your records or consult with competent legal counsel,if Moisture shall be applied to disturbed areas to control dust as needed.
necessary,to make sure that it is correct and that any matters of record,such as easements,that A temporary rock construction entrance shall be established at each access point to the portable toilet facilities shall be placed on site for use by workers and shall be properly
you wish to be included on the survey have been shown. site and a 6 inch layer of 1 to 2 inch rock extending at least 50 feet from the street into maintained.
2. Showing the location of observed existing improvements we deem necessary for the survey. the site and shall be underlain Hith penneable geotextile fabric. The entrance shall be •
3. Setting survey mazkers or verifying existing survey mazkers to establish the comers of the maintained during construction by top dressing or washing to prevent tracldng or flow of If it becomes necessary to pump the excavation during construction,pump discharge
property. sediments onto public streets,walks or alleys. Potential entrances that are not so shall be into the stockpile areas so that the double silt fence around these areas can filter
4. Existing buildiog dimensions and setbacks measured to outside of siding or stucco. protected shall be closed by fencing to prevent unprotected exit from the site. ihe water before it leaves the site.
5. Showing and tabula[ing impervious surface coverage of the lot for your review and for the DURING CONSTRUCTION:
review of such govemmental agencies that may have jurisdiction over these requirements to When dirt stockpiles have been created,a double row of silt Fence shall be laced to Temporary erosion control shall be installed no later than]4 days after the site is first
veri the are correctl shown before roceedin with construction. p disturbed and shall consist of broadcast seeding with Minnesota Department of
6. Show ng elevations on the site at sele c d locations to ive some indication of the to a h of prevent escape of sediment laden runoff and if the piles or other disturbed areas are to Transportation Seed Mixture 22-]11 at 1001b/acre followed by covenng with spray
U P�b'r P Y remain in place for more than 14 days,they shall be seeded with Minnesota Department mulch.
the site. We have also provided a benchmark for your use in determining elevations for of Transportation Seed Mixture 22-1 11 at]OO lb/acre followed by covering with spra
construction on this site.The elevations shown relate only to the benchmazk provided on this mulch. Y
surve Use that benchmark and check at least one other feature shown on the survey when SITE WORK COMPLETION:
Y� When final grading has been completed but before placeme�t of seed or sod an`as b�i]Y'
determining other elevations for use on this site or before beginning construction. A dumpster shall be placed on the site for prompt disposal of construction debris. These survey shall be done per Ciry of Orono requirements to insure that grading was properly
6. Whi]e we show a proposed location for this home or addition,we are not as familiar with your dumpsters shall be serviced regularly to prevent o��erflowing and blowing onto adjacent done.
proposed plans as you,your architect, or the builder are. Review our proposed location of the properties. Disposal of solid wastes from the site shall in accordance with Minnesota
Pollution Control Agency requirements.
improvements and proposed yard grades carefully to verify that they match your plans before When any remedial grading has been completed,sod or seeding shall be completed
construction begins. Also,we are not as familiar with]ocal codes and minimum requirements as including any erosion control blankets for steep areas.
A separate container shall be placed for disposal of hazardous waste. Hazardous wastes
the local building a�d zoning officials in this community are. Be sure to show this survey to said shall be disposed of in accordance with MPCA requirements. When turf is established,silt fence and inlet protection and other erosion control de�ices
officials, or any other officials that may have jurisdictiou over the proposed improvements and
obtain their approvals before beginning construction or planoing improvements to the property. Concrete truck washout shall be in the plastic lined ditch and dispose of washings as shall be disposed of and adjacent streets,alleys and walks shall be cleaned as needed to
7. Note that all building dimensions and building tie dimensions to the property lines, are taken solid waste. deliver a site that is erosion resistant and clean.
froin the siding and or stucco of the building.
8. While we show ihe building setback lines per the City of Orono web site,we suggest you show Sediment control devices shall be regularly inspected and afrer major rainfall events and
this survey to the appropriate city officials to be sure that the setback lines are shoH�n correcUy. shall be cleaned and repaired as necessary to provide downstream protection.
Do this BEFORE yon use this survey to design anything for this site.
979.9
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OnTE REVISION DESCRIPTION DWG ORIENTATION SCAIE CLIENT/JOB ADDRESS i�amr m+nvv n�ei iws auu,�crnc�nw oa DATE SURVEYED� SHEE'f TITLE SHEET NO.
- � RFPORi WA$PqEPM[p BY YE Oft UN�EA YY p1�[i '
OT�T A d van c e ��N90N MD 7NAi I IL�WLT IIQN�O�l FEBRUARY 6,2016
D USTIN QL CASIE i1LNDL ENdNFIIt U E uMS 0�iH STetE or Y�ESOTA SURVEYED BV�. ADVANCED SURV. PROPOSED SURVEY
Surveying&Engineenng,G'O. 8 ENGINEERING,CO � �
N `�B4J CASCO POI.�VT ROA.D �� s.a��oxe DATE DRAFTED: DRAWMG NUMBER
5300 Sou�h Hwy.No 101 5 sc'o
ORONO,MN Ninnebnka,Mlnneso�e 55345 AUGUST 16,2016
o io za ano��esz�a�aaesa `�� " #160795�TR
� wae�.www.oan��.�om Auaust 16.2016
SMEET 1 OF 1
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proposed improvements and shall be dis osed of and ad'acent streets alle s and walks shall be cleaned as needed to
�ovements to the property. Concrete truck washout shall be in the plastic lined ditch and dispose of washings as deliver a si e that is erosion resistant and clean.
. he properiy lines, are taken solid waste.
b site, we suggest you show Sediment control devices shall be regularly inspected and after major rainfall events and
:k lines are shown correctly. shall be cleaned and repaired as necessary to provide downstream protection.
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3CALE CLIENT/JOB ADDRESS �NQtEBY CERIIFY 1HAT 7FMS PW:, SPECFIC�1tOt+oR DATE SURVEYED: SHEET TITLE SHEET NO.
A d van c e �i w�s a�a�o ev�oR urqFx�r uxt�cr
SUPERN90N ANp 1HAT I AM A DULI'tJCENSfp qYN. FEBRUARY 6, 2016
D USTIN& CASIE KINDL E� uw5 0� s�Ah���T� SURVEYED BY: ADVANCED SURV. PROPOSED SURVEY
Surveying&Engineenng, CO. 8 ENGINEERING,co.
2649 CASCO POINT ROAD .be S.Rinke DATE DRAFTED: DRAWING NUMBER
ORONO MN 5300 South Hwy.No 101 52716
� Minnetonka,Minnesota 55345 �,cE�,s�No. AUGUST 16,2��6
Phone(652)474-�964 Auvust 16.2016 # 160775 JR
Web:www.advsur.com OATE
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r'f�4`�'�'o��:, Hardcover Calculation Worksheet
t y� i�� Property Address: 2649 Casco Point Road(our survey 160775)
1`;,,�.E,H u..`�'' Pre pared b y: Joshua S. Rinke PE No.52716 D a t e: 8/1 6/2 0 1 6
Stormwater Quality Overlay District Tier: (Circle one) Tier 1 Tier 2 Tier 3 Tier 4 Tier 5
Step 1: EXISTING HARDCOVER
In the following table identify all items of existing hardcover on the property, keyed by letter to
Certificate of Survey�survey must accompany this form). Use as many lines as necessary to
accurately depict existing hardcover status of the property.
Key to Hardcover Item(Describe) Length x Width Total(Square Feet)
Survey
xamp e Gara e 2�t x 3 S.F.
A House 1,511 .F.
B Bituminous Roa 944 S.F.
C oncreteAreas 615 S.F.
D Paver Pation 219 S.F.
E arage 39 S.F.
F Dec 4 S.F.
G Retaining Wa s 6 S.F.
H eig or s e 1 S.F.
� .F.
S.F.
K
S.F.
M
5.F.
5. .
S.F.
P
S.F.
Q S.F.
R
S.F.
5
S.F.
T
S.F.
U
S.F.
V .F.
W
S.F.
X
S.F.
Y
S.F.
1 Total Existin Hardcover 4 042 S.F.
Excludable Hardcover See Ci Code Sec 78-1684
Retaining Wa s 62 S.F.
Neig or s S e 12 .F.
.F.
S.F.
2 Total Excludable Hardcover 74 S.F.
3 Net Existin Hardcover 3 968 S.F.
4 Total Lot Area 11 780 S.F.
Existing Hardcover Percentage[(3)/(4)] 33.68%
RECEIVED
AUG 1 7 2016
� 386 � �TM���
��Po se�
AD VANCE S UR VEYING & ENGINEERING CO.
I hereby certify that this report was prepared by me or under my direct supervision and
that I am a licensed professional civil engineer under the laws of the State of Minnesota.
��.�.�, ��,e,
Joshua S. Rinke PE No.52716
Step 2: PROPOSED HARDCOVER
In the following table identify all items of existing hardcover on the property, keyed by letter to
Certificate of Survey(survey must accompany this form). Use as many lines as necessary to
accurately depict existing hardcover status of the property.
Key to Hardcover Item(Describe) Length x Width Total(Square Feet)
Survey
xamp e Gara e 24 x 0 720 S.F.
A House Structura Har cover 1,757 S.F.
B Driveway 967 S.F.
C Porc Steps Sout east si e o ouse 95 S.F.
D Win ow We Ret.Wa s 10 S.F.
E Si ewa rom garage to porc 85 S.F.
F Existing Retaining Wa 17 S.F.
G Neig or s S e 12 S.F.
H Retaining Wa Southwest si e o ouse 17 S.F.
I Dec 240 S.F.
J S.F.
K S.F.
L S.F.
M .F.
N S.F.
0 S.F.
P S.F.
Q S.F.
R S.F.
S S.F.
T S.F.
U S.F.
V S.F.
N/ 5.F.
X S.F.
Y S.F.
1 TotalPro osed Hardcover 3 200 S.F.
Excludabte Hardcover See Ci Code Sec 78-1684
Existing Retaining Wa s 17 S.F.
Neig or s S e 12 S.F.
Win ow We Ret.Wal s 10 S.F.
Retaining Wa Southwest side o ouse 17 S.F.
2 Total Excludable Hardcover 56 S.F.
3 Net Pro osed Hardcover Subtract line 2 from line 1 3 144 S.F.
4 Total Lot Area 11780 S.F.
Proposed Hardcover Percentage[(3)/(4)) 26.69%
��„�� v���oN � o� q/�G J�`)
.. Hennepin County Locate & Notify Map PC ExhibitG
Provided By: Resident and Real Estate Services Date: 8/15/2016
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Buffer Size: 350 feet o so �20 2ao ft
Map Comments: � ' ' ' � � � � �
2011723240029
DUSTIN KINDL&CASIE L KINDL I�ECEIVED For more information contact:
2649 Casco Point Road Hennepin County GIS Office
Orono, MN 55391 300 6th Street South
N�J�7 � 7�0�6 Minneapolis,MN 55487
gis.info@hennepin.us
GN 0�ORON'o
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38 20-117-23 21 0032 38 20-117-23 24 0004
WENDY W DANKEY DAVID L RUNKLE PC Exhibit H
2599 CASCO POINT RD 2684 CASCO PO[NT RD
WAYZATA MN 55391 WAYZATA MN 55391
38 20-117-23 23 0001 38 20-117-23 24 0029
GERALD ERICKSON DUS7'IN J KINDL
SANDRA ERICKSON CASIE L KINDL
P.O.BOX 584 2649 CASCO POINT RD
WAYZATA MN 55395 WAYZATA MN 5539]
38 20-117-23 23 0002 38 20-117-23 24 0030
ROBERT E BREON NORMA GREENE&ALAN GREENE
JULIE C BRANDSMA 2645 CASCO POINT ROAD
2ti91 CASCO POINT RD WAYZATA MN 55391
WAYZATA MN 55391
38 20-117-23 23 0003 38 20-117-23 24 0031
MARY A PETERSON MARILYN B THORNE
6445 ViRG1N1A DR 1016 PARK PLACE
EXCELSIOR MN 55331 BURNSVILLE MN 55337
38 20-117-23 23 0020 38 20-117-23 24 0032
WILLIAM F&JULIE R SNYDER THOMAS&PATRICIA KUBALAK
]629 BOHNS POINT RD 2623 CASCO POINT RD
WAYZATA MN 55391 WAYZATA MN 55391
38 20-11;-23 23 0021 38 20-]17-23 24 0035
DAV1D D GUTERMUTH GARY L&JOAN M MARQUARDT
LYNN J GUTERMUTH 2617 CASCO POWT RD
2665 CASCO POINT RD WAYZATA MN 55391
WAYZATA MN 55391
38 20-117-23 23 0022 38 20-117-23 24 0036
KARL S FRE[ENMUTH BRUCE J HEDBLOM AND
2659 CASCO POINT RD CAROL J CLINE-HEDBLOM
WAYZATA MN 55391 2601 CASCO POINT RD
WAYZATA MN 55391
3R 20-1]7-23 24 0001 38 20-117-23 24 0038
DAVID L RUNKLE ERIC J VOGSTROM
2684 CASCO POINT RD ELIZABETH A VOGSTROM
WAYZA7A MN 5539] 2618 CASCO POINT RD
WAYZATA MN 55391 � � ^ � �
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38 20-1 17-23 24 0002 38 20-]]7-23 24 0039
TODD M KIMMES JEFFREY&BARBARA ESSEN
2660 CASCO PT RD 2648 CASCO PT RD
WAYZATA MN 5539] WAYZATA MN 55391 RECEIVED
AUG 1 7 2Q16
38 20-117-23 24 0003 38 20-117-23 24 0042 `y�
DAVID L RUNKLE PAUL J KASTER ��CjRv�1,�'
2684 CASCO POINT RD 2600 CASCO POINT RD
WAYZATA MN 55391 WAYZATA MN 55391
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ADJACENT PROPERTY OWNERS'ACKNOWLEDGEMENT FORM PC Exhibit J
^ � ��� ��� a#��/�.�
print name(s)] [print address]
have r vi wed t�gl�ns for the proposed improvernent or proposed use of the prope located at
�����J �<o also referred to as Land Use Application No.
I (we) understand that in execuGng this acknowtedgement, I (we) am (are) not asked to decia approval or
disapproval of the properly or use bat merely to confirm for the City Couneil that I (we} am (are) ware of the
improvement plans and that the proposed neighbor's project or use requires Council approval.
�� �1 �',�,e�� �"� � ' ��i�
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.
*#1cR*!*iFh#*'M'kH"Me#t4�F*it*#iHHr#'k**Ritlntft#'ftY�*�*!tk***#ttk#*f'klfYt'k#*k*MtY1t!!**A'R7r=Y�***f'******1F*}�a1v`Yft4Rfrktf***A�t*tl4t* trintftkRtMnkf#**R
ADJACENT PROPERTY OVI►NERS'ACKMOWLE�6EMENT PORM
I (we) ��1-�/+°llcU� of_��.'�.1 �•��
-��i�'
[pr�nt name(s)] [print address]
have ev'ewed e plans for #he proposed improvement or proposed use of the prope located at
.� also referred to as Land Use Application No.
1 (we) understand that in executing this acknowledgemen#, I (we) am (are) not asked #o decla e approval or
disapproval of e pro erty or use but merely to confirm for the City Council that 1 (we) am (are aware of the
impro�ement a at the proposed neighbor's project or use requires Council approval.
` �' Z`f 20/6
Prope Owner Date
Propecty Owner Date
If you have any information that may assist the City in the review of this Land Use
Application, please submit your commen#s to the Building &Zoning O�ce at leas# 10
days prior ta the scheduled meeting date.
Varrarnrn�Application-May 2016
Page 93
�
r
Item 5
Date Application Received: O8/17/16 O
Date Application Considered as Complete:09/Ol/16 � �O
60-Day Review Period Expires: 10/31/16
� a
y �
To: Chair Thiesse and Planning Commission Members `�� �
Jessica Loftus, City Administrator qkFSH���
From: Melanie Curtis, Planner �'Y�GG
Date: 15 September 2016
Subject: #16-3862, Robert Lund, 2732 Caroline Ave,
Variance &CUP
Public Hearing
Application Summary: The applicant is requesting approval of a conditional use permit to
permit a guest house on the property. The guest house will be constructed above an existing
detached garage which has a footprint of 1,164 square feet. A variance is required because the
existing detached garage is nonconforming because it exceeds (by 164 square feet) the
permitted maximum OAS size for the 1.25 acre property.
Staff Recommendation: Planning Department Staff recommends approval.
List of Exhibits
ExhibitA. Application
Exhibit 8. Practical Difficulties Documentation Form
Exhibit C. Proposed Survey/Site Plan
Exhibit D. Proposed Plans and Elevations
Exhibit E. Hardcover Calculations
Exhibit F. Aerial Photos
Exhibit G. City Code Excerpts
Exhibit H. Property Owners List
Exhibit l. Plat Map
Background
The property owner is proposing to construct a second story addition over the existing detached
garage on the property to serve as a guest house.The property has 1.25 acres in area,therefore
a guest house is permitted via a conditional use permit. Because the existing detached garage
footprint is larger than 1,000 square feet, it is nonconforming with respect to size, a variance
from Section 78-1437 is required.
LOT ANALY515 WORKSHEET
Section 78-420&78-1434—Guest House Setbacks:
The guest house is proposed to be constructed within an existing 1,164 square foot building
(including the deck and stair) which is considered to be a non-conforming oversize accessory
structure(OAS). The property is over 1.0 acres and is permitted one OAS up to 1,000 square foot
footprint. An OAS must meet principal structure setbacks.
FILE#16-3862
15 Sept 2016
Page 2 of 6
LR-1C Required Existing/Proposed
Front/La ke 75' ±270'
Rear/Street 30' 98.2'
North Side 30' 34'
South Side 30' 47.5'
Average Lakeshore Setback The existing garage and all proposed improvements to it will
meet the average lakeshore setback.
Section 78-420-Lot Area/Width:
LR-1C Lot Area Lot Width
Required 21,780 s.f. (0.5 acre) 100'
Actual 54,723 s.f. (1.25 acre) ±120' @ OHWL&75'
Section 78-1403-Structural Covera�e:
Total Lot Area Total Structural Coverage
54,723 s.f. (1.25 acre) Allowed: 8,208 s.f. (15%)
Existing/Proposed: 5,249 s.f. (9.5%)
Section 78-1680 and 78-1700-Hardcover Calculations:
Stormwater Total Area in Allowed Existing/Proposed Hardcover
Overlay District
Tier Zone Hardcover (No change)
13,680 s.f. 9,932 s.f.
Tier 1 54,723 s.f. �25%) (18.1%) 155 s.f, w/in 75'
Applicable Regulations:
Guest House use in a Nonconformin�Accessorv Structure Variance (Code Section 78-1437)
Plumbing is permitted in accessory structures, provided the structure is conforming. A variance
is necessary because the Oversize Accessory Structure (OAS) is 164 sq ft too large; a 1,000 sq ft
structure is permitted on the lot.
According to the plans it appears the existing deck on the detached garage will be extended
between from 5.5 feet to 6.5 feet which would expand the footprint of the building and
therefore the nonconformity; a new, upper deck is proposed.
Guest House Conditional Use Permit (Citv Code Section 78-418(2))
The property is within the LR-1C zoning district which requires a minimum of 0.5 acres per lot.
The Code provides for a guest house use on properties with twice the minimum acreage for the
respective district. In this case 1.0 acres is required;the property meets this requirement. The
guest house and OAS covenants apply.
FILE#16-3862
15 Sept 2016
Page 3 of 6
Governing Regulation:Variance (Section 78-123)
In reviewing applications for variance, the Planning Commission shall consider 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. The Planning Commission shall consider
recommending approval for variances from the literal provisions of the Zoning Code in instances
where their strict enforcement would cause practical difficulties because of circumstances unique
to the individual property under consideration, and shall recommend approval only when it is
demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning
Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties
also include but are not limited to inadequate access to direct sunlight for solar energy systems.
Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06,
subd. 2, when in harmony with this chapter. The board or the council may not permit as a
variance any use that is not permitted under this chapter for property in the zone where the
affected person's land is located.The board or council may permit as a variance the temporary
use of a one-family dwelling as a two-family dwelling.
According to MN §462.537 Subd. 6(2)variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance. The
proposed variance will be in harmony with the intent of the Zoning Code as the
structure is existing.The two story addition will be conforming with respect to setbacks,
and height.
2. The variance is consistent with the comprehensive plan.The variance resulting in a guest
house to be constructed in the upper floor of the existing residential garage in a
residential zone is consistent with the Comprehensive Plan.
3. The applicant establishes that there are practical difficulties.
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls; The size of the garage was not the result of
actions by the landowner.A guest house is permitted on residential properties
which meet the size requirement.
b. There are circumstances unique to the property not created by the landowner;
The proposed guest house use of the existing detached garage will not alter the
character of the neighborhood;and
c. The variance will not alter the essential character of the locality. The property is
1.25 acres in area,the proposed guest house use within a second story addition
to the existing detached garage will not alter the character of the neighborhood.
Additionally City Code 78-123 provides additional parameters within which a variance may be
granted as follows:
4. The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property.The garage,constructed in 1996 by a
previous owner as a replacement to a then existing detached garage, is
nonconforming with respect to size on this 1.25 acre property.The proposed guest
house use and 2"d story addition will not increase the nonconformity(footprint size).
5. The conditions do not apply generally to other land or structures in the district in which
the land is located.The property is 1.25 acres,enough acreage to accommodate a guest
house, however does not have adequate width to subdivide into two buildable lots.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant.The applicant has stated that this is so.
FILE#16-3862
15 Sept 2016
Page 4 of 6
7. The granting of the proposed variance will not in any way impair health, safety, comfort
or morals, or in any other respect be contrary to the intent of this chapter. The guest
house in the proposed location will not impair the health,safety,comfort or morals of
the public.
8. The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty. The applicant has indicated that,
although permitted to construct a separate,conforming guest house building less than
1,000 square feet in footprint,they wish to minimize hardcover by utilizing the existing
nonconforming structure.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Applicable Regulation:Conditional Use Permit(Section 78-916)
The Planning Commission may recommend and the Council may grant a Conditional Use
Permit (CUP) as the use permit was applied for or in modified form. On the basis of the
application and the evidence submitted,the city must find that the proposed use at the
proposed location is or will be:
1) Consistent with the community management plan; The proposed use is residential
in nature and residential use is consistent with the CMP guiding for this
neighborhood.
2) Compliant with the zoning code, including any conditions imposed on specific uses as
required by article V, division 3 of the City Code; The guest house will be otherwise
conforming in location, and height on the property;the proposal to convert the
existing nonconforming detached garage into the guest house requires a variance.
3) Adequately served by police,fire, roads,and stormwater management; The
proposed use will be adequately served by existing services and facilities.
4) Provided with an adequate water supply and sewage disposal system; The proposed
guest house will be connected to City sewer and water.
5) Not expected to generate excessive demand for public services at public cost; Staff
believes this criterion is met.
6) Compatible with the surrounding area as the area is used both presently and as it is
planned to be used in the future; The proposed addition to the detached garage for
the guest house space is residential in character and its use is expected to be
compatible with the surrounding area.
7) Consistent with the character of the surrounding area, unless a change of character
is called for in the community management plan; The guest house is residential in
visual character and is expected to be compatible with the surrounding area.
8) Compatible with the character of buildings and site improvements in the surrounding
area, unless a change of character is called for in the community management plan;
The architectural styling of the proposed building is expected to be residential in
character and consistent with that of the principal structure on the property.
9) Not expected to substantially impair the use and enjoyment of the property in the
area or have a materially adverse impact on the property values in the area when
compared to the impairment or impact of generally permitted uses; The use of the
FILE#16-3862
15 Sept 2016
Page 5 of 6
structure as a guest house is not expected to have any adverse impacts. No
information has been presented to indicate such.
10) Provided with screening and buffering adequate to mitigate undesirable views and
activities likely to disturb surrounding uses; The existing detached garage and
therefore the addition for the guest house will not be significantly visible when
viewed from off the property due to location on the lot. No additional screening or
buffering is recommended.
11) Not create a nuisance which generates smoke, noise,glare,vibration, odors,fumes,
dust, electrical interference,general unsightliness, or other means; The proposed
guest house use is not expected to cause any of these undesirable impacts.
12) Not cause excessive non-residential traffic on residential streets, parking needs that
cause a demonstrable inconvenience to adjoining properties,traffic congestion,or
unsafe access; It is anticipated that the proposed guest house use will not generate
any of these undesirable issues.
13) Designed to take into account the natural,scenic, and historic features of the area
and to minimize environmental impact; The proposed guest house will not affect
these features or have a negative environmental impact.
14) All exterior lighting shall be so directed so as not to cast glare toward or onto the
public right-of-way or neighboring residential uses or districts; Applicants shall be
advised of this requirement; and
15) Not detrimental to the public health, public safety, or general welfare. Staff believes
this criterion is met.
A CUP may be granted subject to such conditions as the Council may prescribe. Additionally,
a CUP shall remain in effect as long as the conditions imposed by the City Council are
observed, but nothing in this section shall prevent the city from enacting or amending official
controls to change the status of conditional uses.
Covenants Required
In accepting this conditional use permit,the property owner will be required to agree to the
filing of a covenant in the title of the property providing that the accessory building will not
be:
1. Used for a home occupation unless specifically approved by the city or if allowed by
this Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
Additionally, as the detached garage/guest house is classified as an OAS, additional covenants
are applicable as follows: Such structure shall be allowed only when the property owner
agrees and covenants in writing with the city as follows:
4. No future subdivision will be approved that places the structure within a lot that has
no principal structure, except that the city in its subdivision approval may grant a
finite time period in which the oversized accessory structure may remain without a
principal structure, in order that a principal structure may be constructed. At the end
of this time period,the oversized accessory structure must be removed if no principal
structure has been constructed.
5. If the property is subdivided,the oversize accessory structure and principal structure
will be located together within a lot that meets the minimum lot area requirement
for the given size of accessory building.
FILE#16-3862
15 Sept 2016
Page 6 of 6
6. In subdivision approval,the setback required for the oversize accessory structure
shall remain.
Septic System Status
The property is served by City sewer.
Practical Difficulties Statement
Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B,and
should be asked for additional testimony regarding the application.
Practical Difficulties and Conditional Use Permit Analysis
Staff finds the criteria permitting a guest house conditional use permit have been satisfied. It is
not feasible to reduce the garage's footprint (deck and footprint) to gain compliance as the
building itself is 13 square feet above what is permitted. Therefore regarding the variance to
expand the existing detached garage for use as a guest house because all setbacks and height
requirements will be met, staff finds it reasonable.
Engineer Comments
The City engineer has perFormed a cursory review of the site plans and identified no immediate
concerns. A comprehensive review of the plans will be conducted at the time of the building
permit application.
Public Comments
The applicant has provided a list with signatures of supporting neighbors as well as supportive
comments from both of the abutting neighbors on the north and south, attached as Exhibit F.
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the CUP and variance(s), if granted, will not
alter the essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested CUP and variance(s)?
4. Are there any other issues or concerns with this application?
Planning Staff Recommendation
Staff recommends approval of the CUP for the guest house use and variance permitting the guest
house as proposed. Staff recommends there be no expansion of the deck or footprint during the
remodel which results in additional structure (specifically, the proposed deck expansion should
not be permitted).
Approval of the CUP for the guest house will also require the guest house and OAS covenants be
recorded against the property.
� City of Orono
Cor�ditional Use Permit Application
�� StreerAddress. qPplicatlon# - `
2750 Kelley Parkway
O Orono,MN 55356 Date ReCeived;
4, Maln: 952-249�tfi00 S��:
fa�c 852-249-4616 Fee:
.�, a, M�iUng Address: ESCrow#&$
'�� , `� P.O.Box 66
t G Crystal Bay,MN 55323-0066 Permlt Fee
�'��5 K�4'� Notes:
Piease complete. Applicant will be notified within 15 days as to the status of the appiication.
Encomplete applications will not be placed on Planning Commission A�gendas.
SITE LOCATION: _c��j� ��`�1n� � � �}��-� � �� ��`� l
APPLICANT/AGENT INFORMATION:
Applicant Name: � eT�
Phone{Primary}: {
Applicant Email: r �-\u+r� �� `,
Address: �' 1•/` City� ZIP•
Agent Name: AgenYs phone number -
Agent Email: Appliqnt is: Contractor Homeowner {Circle One)
PROPERTY OWNER INFORMATION: �check here if property owner Is same as appllcant
Name:
Phone(Primary):
Mailing Address: City� ZIP�
Email:
APPLICANT/AGENT AND/OR OWNER:
• Agree to provide afl inforttiation required or requested by the Planning Departrne�,
• P�ree to pay additional fees{staff time not covered in the original fee paymerrt) and/or consultant expenses incurred in
review of this appllcation,and
• Certify that the iriforma�on supplied is true and correct to the best of hisTher knowledge. The applicant and owner
reeognize that they are sofety responatble for submltting a complete appllcatlon be[n�aware that upon fallur+e to
do aa,the staff has no aftemative but to reJect It until It Is complete or to recommend the request for denial of the
request regardless of its poterttlsl meri�
• Acknowledge the Escrow Agreemerrt Is completed and signed.
• The Owner hereby acknowledges and agrees to thls application and further authorizes reaspnable entry onto the property
by Cliy Staff,consultants,apents,Commission and Council Members for purposes of investigatlon and verificadon of thls
��
• Owner and/or Applicant acknowledge thsy must be present at all scheduled revlew meotings ef the Planning
Commission and Councll. If an applicant and/or owner is unable to attend a scheduled meeting, please make
arrangements to have an suthorixed repre�ntative attend in place of the applicant/owner and advise the C3ty Planner
asslgned to your project.
AppiicanUAgent Signature: � �T Date: �-
��i��
Applicanfi/qyent Signature: Date:
Property Owner Signature: Date: � 6
Property Owner Signature: Date: RECE11f�D
CLIP,4ppllceHon-January 2016 AUG 1 ?2�16
Page 2
� � � �� � CITY OF ORONO
DATA PRNACY ADVISORY
In accordance with Minnesota State Statute 13.04 Rights of Subjects of Data, Subd. 2, "Tennessen waming", we
would like to inform you that your request for a permit or Jicense from the City of Orono or any of its departments
may require you to furnish certain private or cor�fidential i�ormatlon.
You are notified that:
1. The ir�formation 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 permlt or license.
3. The inforrnation may be shared with other locai, state or federa!agencies to the extent necessary
to process the permft or license.
4. If your requested permit or license requires Councif action to approve, some information may
beoome public.
5. You have certain rights unde�Minnesota State Statute 13.Q4(see following page)to review private
data on yourself.
6. Your full name is required to process this application or permit.
��
�
F�rs# Middle Last
_��-�'� ��,Yo�'�,. ��
Address
JV �"l l ��V�W
C�tY State Zip Phone
! understand my rights as ,
ignat
RECEiVED
A11G 1 7�2016
CUP Applicatlorr—January 201 B
�8 � � � �� CITY OF ORONO
RECEIVED
SEP 0 1 2016
PRACTICAL DIFFICULTIES DOCUMENTATIQN FQt��oRONo
7hls form !s a requ(red submittal for ALL varfance appiicatfons. An app{ication will not be considered
complete or placed on any rr�eeting agendas until this form is complete and submitted to the City.
Minnesota State Statutes Section 462.357, Subdivision 6{2)requires that pracUcal difficulties be demonstrated in
order for a variance to be granted. The difficulties must be unique to the property as variances run with the land
and not the land owner. Persona(and economic situstions sr+e not considered valld practicsl dlfl)cufties. In order
for an application to be heard by the planning Commission and City Council practical difficul�es having merit must
be demonstrated.
HOW DO! PROVE A PRACTIC/LL DIFFICULTY?
This form has 12 points outlining the basis City staff uses to determine if prectical diffrculties exist and how the
variance wil(affect the surrounding community. To prove practical difficuldes,address aIl the relevant points Iisted
below arsd answer them as clearly as possible.
Since you are requesting the code exception, you have the burden of proving that the varlance is Justlfled.
The information the City receives is v►fiat is used in determining a denlal or approvaf recommenda6on. If you leave
something out it will not be consldered.
Please address each of the twelve prsdica/diff'rculties criferia as fhey relate ta fhe request, if they do not apply,
write N/A in the space provided:
1. "The property owner proposes to use the property in a reasonable man er not permitted by the Zoning Chapter."
1'(n� P.1r��� r�`c���C Dic9\a��- 1� o.��t�t.u�� ir�, Ze�h`snd iV�$
2. "The plight of the landowner is due to circumstances unique to his property not created by the landowner."
�` '� �- � ca
�i � �,, s�_ ���.'�� a.�`4���
3. "The variance, 'rf granted, will not after the essential character of the locality."
� v�sin�..� �s��.� v.cr4 0.�v` �►r�.e �xt�►►na��Q+'`��n,� r� C���r,
4. "Economic cansiderations alone do not constitute practicai difficulties if reasonable use for the properry exists
u er the terms of the Zoning Chapter.'
tr�4. �e. " -44�'�S � 1 � CL [dho►rn�
�- �' c
5. "Practical difficulUss include, but are not limited to, inadequate access to direct sunlight for solar energy
systems. Variances shall be granted for earth sheltereci construction as deflned in Minnesota Statutes, Section
116.f.06,S bd.2,when in harmony with this Chapter."
�����
6. "The Board of Appeals and Adjustments or the Council may not perm�as a variance any use that is not allowed
under this Chapter or roperty in the zone where the ffected pers 's lan is Ixated." �
c Cc� e.Li ` i
Variance Applicetfon—May 201 B
Page 4
Variance Questions-Answers for Orono- Casco House
1. The purpose of project is alfowed by zoning rules for this property.
2. The plight is with tE�e size of the existing building which is slightly aver the allow 1000 SQ
feet. a-� l v 13
3. The variance wou[d not alter the foot print or the existing structure at all nor the
character of locality. �
4. The �easonable use of the project is allowed and economics are not a factor for this
variance.
�/'1�5. The practical difficulty is that the existing structure foundation is aEready slightly over
the allowed limit.
� 6. The use of this project is allowed for this praperty.
� � 7. There is no request being made for a temporary use of dwelling.
8. There is no variance being asked for pertaining to adjoining property
9. � � y4-
1Q.The granting of this appticatian isVi cessary to preserve the enjoyment of the p�operty
il.This�ariance will not in any way impair health, safety,comfort, morals or in any other
respect be contrary to the intertt of the Zoning Code.
12.This variance will alleviate difficulty of adding an additional building and reduce hard
cover on the existing property.
This variance is to allow for an improvement to an existing building which is slightly over the
allowed 1000 square feet (1013). Improving the existing s#ructure will replace the need to build
a new buiiding and foundation which wouid cause more hard coverto built on the property. It
is therefvre desirable to improve the existing structure and reduce the hard cover impact on
the property.
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L ''..iii.. '�- .�, :. ." _ . . _,�.�. � � ,�., .:, : . '�T.. .. ELEUATiONS
_.,--- —_�_,._���----`_._�-.._..__ ----- — --�--
-�,- - — _�- r C4ST ELEVATION �----.—.` _—�_� ----.-.—. --
6(HJT:i ELEVATION� s�cer .uMsen
s�a�E ,,:t�_,� A-2
auG z 5 2o�s
C1TY OF ORONO
,�,,�-�,�t� City of Orono
� `��' °� Hardcover Calculation Worksheet
I� .� "
�
� Property Address: 2732 Caroline Avenue
�=!���., � Prepared By: Sathre-Bergquist Date: 7/26/2016
SB Job Number: 54048-001 Prepared by: E1 Wirtz
Stormwater Quality Overlay District Tier:(Circle One) Tier 1 Tier 2 Tier 3 Tier 4 Tier 5
Step 1:EXISTING HARDCOVER
In the following table,identify all items of existing hardcover on the property,keyed by letter to Certificate of Survey(survey
must accompany this form).Use as many lines as necessary to accurately depict existing hardcover status of the property.For
Tier 1 properties,Identify any features by letter which are split at the 75'setback line and calculate hardcover square footage
separately for each portion.
Key to Survey Hardcover Item(Describe) Length x Width Total(Square Feet)
(Example) (Garage) (24'x 30') (720 S.F.)
A House Varies 3500 S.F.
B Detached Garage 38.5X26.3 1013 S.F.
C Driveway Varies 4262 S.F.
D Pavers Varies 169 S.F.
E Pavers 3x3 9 S.F.
F East Deck Varies 354 S.F.
G Concrete Pad 2x4 8 S.F.
H Stairs within OHW Setback 8x8 64 S.F.
I Pavers Varies 62 S.F.
J South Deck Varies 140 S.F.
K Patio Vaires 68 S.F.
L Steps Varies 60 S.F.
M Stairs 4x6 24 S.F.
N Stairs 3X8 24 S.F.
O Detached Garage Deck 5.5X26.3 145 S.F.
P Stairs 2X3 6 S.F.
Q Column 2X3 6 S.F.
R Decorative Wall 1.5X12 18 S.F.
S Lake Shed within OHW Setback 9.6X9.6 91 S.F.
T S.F.
U S.F.
V S.F.
W S.F.
X S.F.
Y S.F.
Z S.F.
(1)Total Existing Hardcover 10023 S.F.
Excludable Hardcover(See City Code Sec 78-1684):
F First 100 Sq Ft of Deck 100 S.F.
S.F.
S.F.
S.F.
S.F.
(2)Total Excludable Hardcover 100 S.F.
(3)Net Existing Hardcover[Subtract line(2)from line(1)] 9932 S.F.
(4)Total Lot Area 54723 S.F.
Proposed Hardcover Percentage[(3)+�4)] 18.15% %
(Proposed Hardcovernext page)
This is an information packet regarding Hardcover.Every effort has been made to insure the accuracy of the information
contrained herein;however,if any information is not consistent with City Code,the Code provisions will prevail.
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PC Exhibit G
Subdivision IV.- LR-1C One-Family Lakeshore Residential District
Sec. 78-346. -Purpose.
The LR-1C one-family lakeshore residential district is intended to provide a district which will allow a
combination of inedium-density residential development and limited agricultural activity. Planned residential
developments may be allowed by conditional use permits. The proposed land use may not endanger the
quality of stormwater runoff into Lake Minnetonka. Because of the location of the district near Lake
Minnetonka, special regulations are necessary to protect that natural resource from the effects of intense
development. The district shall have immediate access to highways and public sanitary sewer.
Sec.78-347. -Permitted uses.
Within the LR-1 C one-family lakeshore residential district, no land or structure shall be used except for
one or more of the following uses:
(1) City-owned public service structures that have been approved by the city council after the required
public hearings for public improvement projects, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use.
b. The architectural design of the structure is found to be compatible with the surrounding area.
c. If the city proposes amendment to the approved design plans or the placement of the
structure, notice of the proposed changes shall be mailed to all property owners within 350
feet of the parcel on which the structure is to be located. If the proposed structure is to be
located within a public right-of-way, property owners within 350 feet of the structure shall be
mailed notice of the proposed changes. Notice shall be mailed at least 14 days before the
council meeting at which the amended plans will be considered.
(2) Gardens.
(3) Municipal buildings.
(4) Nonrental guest apartments (no exterior ingress or egress). An apartment within the principal
residence structure on a lot for the sole use of the occupants of the principal residence, including
their domestic employees or nonpaying guests. The only means of ingress or egress to the
apartment shall be from within the principal structure.Application for such a guest apartment shall
address the concerns of parking, sewage treatment, entryway and interior access method. Such
apartments shall not have utilities metered separately from the principal residence utilities and
shall not have a separate street address.
(5) One-family detached dwellings.
(6) Personal wireless service antennas and towers.
((Antenna details removed to save space.))
(7) Publicly owned parks and playgrounds.
Sec. 78-348. -Conditional uses.
Within any LR-1C one-family lakeshore residential district, no structure or land shall be used for the
following uses without a conditional use permit:
(1) Golf courses, country clubs, tennis clubs, non-profit camps, and religious camps, provided that:
a. All principal buildings are located at least 100 feet from any adjacent property zoned for
residential use; and
Page 1
b. All accessory buildings and structures more than six feet in height are located at least 50
feet from any adjacent property zoned for residential use.
(2) Guest houses and nonrental guest apartments.
a. Guest houses, provided that:
1. The lot is at least two times the minimum lot area required by this section; and
2. The guest house is for the sole use of the occupants of the principle dwelling, including
their domestic employees and nonpaying guests.
b. Guest apartments with exterior ingress and egress, provided that:
1. The application for a guest apartment adequately addresses the concerns of parking,
sewage treatment, exterior access method, and interior access method;
2. There is at least one access door to the apartment from inside the principal dwelling
and this door is the primary means of accessing the apartment;
3. The guest apartment does not have a separate address;
4. The guest apartmenYs utilities are not metered separately from the principal dwelling;
and
5. The guest apartment is for the sole use of the occupants of the principal dwelling,
including their domestic employees and nonpaying guests.
(3) Keeping of farm animals for noncommercial purposes and for the use of the occupants of
premises, provided that:
a. Where the applicant requests a conditional use permit to keep horses,there must be at least
one acre for the dwelling and two acres of open pasture for the first horse. If the applicant
requests a conditional use permit to keep more than one horse, the property must have one
additional acre of open pasture for each additional horse. Calculations of minimum pasture
acreage shall not include any land defined as a wetland or wetland buffer under section 78-
1602.
b. Where the applicant requests a conditional use permit to keep farm animals other than
horses, there must be at least one acre for the dwelling and one acre for each animal unit.
Calculations of minimum acreage required shall not include any land defined as a wetland
or wetland buffer under section 78-1602.
c. Any building or structure associated with the animals is located more than 150 feet from the
nearest adjacent residence and at least 75 feet from the nearest lot line.
d. The use is operated in compliance with Chapter 62, Animals.
(4) Personal wireless service antennas. Personal wireless service antennas erected on a municipal
structure other than a water tower may be allowed as a conditional use if they meet the following
criteria:
((Antenna details removed to save space.))
(5) Places of worship, provided that all buildings and structures, except columbaria, are located at
least 50 feet from any adjacent property zoned for residential use.
(6) Planned residential development, limited to detached single-family dwellings only and subject to
the limitations of division 10 of this article.
(7) Public service structures, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use;
and
Page 2
b. The architectural design of the structure is compatible with the architectural design of the
surrounding area.
(8) Provision of a bathtub or shower in an accessory building. Approval shall be conditioned on
provision of municipal sanitary sewer or a conforming sewage treatment system designed to
handle the anticipated flows from the building plumbing. Approval shall be granted only when the
following criteria are met:
a. The council finds that the proposed use of the accessory structure with a bathtub or shower
will not be detrimental to the residential character of the neighborhood.
b. The council finds that the plumbing fixtures proposed are in keeping with the intended use
of the accessory building.
c. The accessory building is conforming in location, size and height.
d. The property owner agrees to the filing of a covenant in the title of the property providing that
the accessory building will not be:
1. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
(9) Schools, daycare centers, uses accessory to a high school.
a. Pre-kindergarten, primary and secondary public schools and private schools with a
curriculum similar to a pre-kindergarten, primary or secondary school. Schools may include
before and after school care for students.
b. Daycare centers, nursery schools and similar programs that are not associated with a public
or private school and serve pre-kindergarten children.
c. Indoor ice arenas accessory to a high school provided the arena, including accessory uses,
is:
1. Located on the same tax parcel as the high school to which it is accessory and is owned
by the local school district;
2. Not separated from the high school building by a public road;
3. Operated by the school district or by a nonprofit organization; and
4. All structures are located at least 50 feet from any adjacent property zoned for
residential use.
(10) Two-family dwelling, provided that:
a. Public sanity sewer service is available;
b. The lot is adjacent to a commercial or industrial parcel;
c. The dwelling is within 200 feet of the commercial or industrial parcel; and
d. The design of the dwelling is compatible with the surrounding residences.
(11) Columbaria, provided that all portions of columbaria located at or below ground shall be located
at least five feet from any adjacent lot line and at least 50 feet from principal structures located
on any adjacent property, whether such property is zoned for residential or non-residential use.
All portions of columbaria located above ground shall meet the following standards:
a. Located at least ten feet from property boundaries.
b. Located at least 50 feet from principal structures located on any adjacent property, whether
such property is zoned for residential or non-residential use.
Page 3
c. Located at least ten feet from the edge of the paved, traveled roadway.
d. Shall not exceed eight feet in height including any appurtenances.
e. Direct views from all adjoining residential parcels shall be buffered by appropriate means.
Sec.78-349. -Accessory uses.
Within any LR-1C one-family lakeshore residential district, the only permitted accessory uses and
structures are the following:
(1) Buildings temporarily located for purposes of construction on the premises for a period not to
exceed time necessary for such constructing.
(2) Driveways, sidewalks and parking spaces.
(3) Detached private garages and buildings subject to the performance standards of this chapter.
(4) Private recreational facilities subject to the pertinent accessory structure location and height
requirements of this chapter.
(5) Private docks,subject to this code and other applicable regulations, including boat storage density
requirements. The accessory use of a private dock shall not include renting space.
(6) Kennel structures and dog runs, subject to the provisions of chapter 62, article 3.
(7) Fencing subject to the provisions of section 78-1405(7).
(8) Signs, as regulated in this chapter.
(9) Flagpoles, subject to accessory structure location and height requirements of this chapter.
(10) Gardening and other horticultural uses, including arbors, trellises, aviaries and decorative
landscape features, and lawn sprinkler systems.
(11) Compost structures and firewood piles, subject to the accessory structure location requirements
of this chapter.
(12) Home occupations, as defined in this chapter. All home occupations shall comply with the
provisions of section 78-1376, and the licensing provisions of[section] 26-76, when applicable.
(13) One temporary roadside stand offering for sale only farm products produced on the premises,
provided such stand does not exceed 200 square feet in area and is located at least 30 feet back
from the public right-of-way.
(14) Storage of recreational vehicles and equipment such as RVs, boats, snowmobiles, etc., subject
to the provisions of sections 78-1511 through 78-1515 and 78-1577. Ice fishing houses and
similar structures equipped with wheels or mounted on a trailer shall be regulated as recreational
vehicles. Ice fishing houses and similar structures not equipped with wheels or mounted on a
trailer shall be regulated as accessory buildings and subject to accessory building regulations.
(15) Garage sales, yard sales, estate sales or rummage sales, limited to a maximum of four
consecutive days and occurring no more than two times within one calendar year per property;
and sales of personal or recreational vehicles and equipment, limited to no more than two items
per calendar year, and such items for sale shall not be parked in any portion of the public right-
of-way, public boulevard, or required front yard except a designated, improved driveway.
(16) Laundry drying equipment.
(17) Other uses that are customarily incidental to, and subordinate to, the allowed permitted and
conditional uses in this district.
Sec. 78-350. -Area, height, lot width and yard requirements.
Page 4
(a) Height. No structure or building in the LR-1 C district shall exceed 2'/z stories and shall not exceed 30
feet in height except as provided in section 78-1366.
(b) Lots. The following minimum requirements shall be observed:
Side Yard
Lot Lot Front Side Rear
Adjacent
Area Width Yard Yard Yard
(acre) (feet) (feet) (feet) to Street
(feet) (feet)
0.5 100 30 10 30 15
DIVISION 3. -ACCESSORY BUILDINGS AND STRUCTURES z2
Sec. 78-1431.-Accessory buildings and structures on through lots.
All accessory buildings and structures on through lots located in R districts shall meet the following
requirements:
(1) The building or structure shall meet the principal building setbacks that are established under
sections 78-230, 78-255, 78-305, 78-330, 78-350, 78-370, 78-395, 78-420, 78-444.
(2) No negative impacts to adjacent neighbors or public right-of-way result in the placement of the
building or structure, determined at the discretion of the planning director.
Should the planning director determine that item (2) above cannot be met an accessory structure or
building may be permitted by conditional use permit if the planning commission determines no negative
impacts result in the placement of the building or structure. The planning commission may apply
reasonable conditions as part of the approval.
Sec. 78-1432.-Time of construction.
No accessory building or structure shall be constructed on any lot prior to the time of construction of
the principal building to which it is accessory. At the time of demolition of the principal building, all
nonconforming accessory structures must be removed. Accessory structures, which comply with this title,
are allowed to remain contingent on a signed agreement stating the following:
(1) Applicants agree to obtain a building permit for construction of the replacement residence within
60 days of demolition; to begin construction on the new residence within 120 days of demolition;
and to complete all exterior work within one year of building permit issuance and interior work
within two years of building permit issuance.
(2) In the event that any activity described in item (1) has not been accomplished within the defined
timeframe, the applicants shall remove the accessory structures at the applicants' expense, or
the applicants shall apply for an extension of this agreement.
(3) If one of the item (1)events occurs and the applicants fail to perform their removal obligations per
item (2), the applicants hereby agree as follows:
a. The city may enter upon the property and remove the accessory building(s).
b. The city may assess the costs of removal to the property.
(4) The agreement shall be binding upon current and future owners of the property, and shall be filed
within the chain of title of the property.
Page 5
(5) Fee owner(s)of the property, if not the applicants, consent to the execution of the agreement and
to its terms, as shown by his/her/their signature(s) upon the document.
(6) Applicants shall indemnify and hold harmless the city, the city council, and the agents and
employees of the city from and against all claims, damages, losses or expenses, including
attorney fees, which the city, city council and agents and employees of the city may suffer or for
which it may be held liable, arising out of or resulting from the assertion against them of any
claims, debts or obligations in consequence of the performance of the terms of this agreement.
Sec.78-1433. -Height restrictions.
No accessory building or structure in an R district shall exceed the height of the principal building, nor
shall an accessory building or structure exceed 30 feet in height.
Sec. 78-1434.-Area restrictions.
In all R districts, no accessory building shall exceed 1,000 square feet of footprint area; except that
accessory structures in excess of 1,000 square feet will be allowed under the following conditions:
(1) Not more than one oversized accessory structure (OAS) shall be permitted on any property. An
oversized accessory structure is defined as an accessory structure of footprint area in excess of
1,000 square feet, except that the following nonroofed accessory structures which exceed 1,000
square feet footprint area are not considered as oversize accessory structures, but are subject to
the special setback restrictions of section 78-1404.
a. Tennis courts and sport courts.
b. Pools, when pool basin structure (excluding nonencroachment-type patios) is greater than
1,000 square feet.
c. Paddocks or arenas.
(2) Oversized accessory structures are regulated by the following table:
Maximum
Maximum Allowed Total
Individual of All Accessory
Lot Area Accessory Structure
(acres) Structure Footprint
Footprint Area Areas* on
(square feet) a Property
(square feet) '
0-1.99 1,000 2,000
2.00-3.00 1,200 2,400
3.01-3.50 1,400 2,800
3.51-4.00 1,600 3,200
Page 6
4.01-4.50 1,800 3,600
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4.51-5.00 � 2,000 4,000
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r--_ 5.01-6.00 � 2,200 4,400
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6.01-7.00 2,400 4,800
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7.01-8.00 2,600 5,200 I
J
8.01-9.00 2,800 5,600 �
9.01 or more 3,000 6,000
* Excluding nonroofed tennis courts, sport courts,pools, paddocks, arenas.
(3) Any oversize accessory structure shall be subject to the following conditions:
a. No such accessory structure shall be located within a required yard area(principal structure
setbacks must be met). Further, no such structure shall be nearer the front lot line than the
front line of the principal residence on the property, and no such accessory structure shall
be located less than 30 feet from the side or rear lot line regardless whether less strict
principal structure setbacks apply.
b. The maximum height for such accessory structure shall be 30 feet or the defined height of
the principal residence structure on the property, whichever is less.
c. Such structure shall be allowed only when the property owner agrees and covenants in
writing with the city as follows:
1. No future subdivision will be approved that places the structure within a lot that has no
principal structure, except that the city in its subdivision approval may grant a finite time
period in which the oversized accessory structure may remain without a principal
structure, in order that a principal structure may be constructed. At the end of this time
period,the oversized accessory structure must be removed if no principal structure has
been constructed.
2. If the property is subdivided, the oversize accessory structure and principal structure
will be located together within a lot that meets the minimum lot area requirement for the
given size of accessory building.
3. In subdivision approval, the setback required for the oversize accessory structure shall
remain.
Such covenant shall be binding on current and future property owners and shall be filed in
the chain of title of the property.
Sec. 78-1435.-Location.
Except as may be specifically provided, no detached garage or other accessory building shall be
located nearer to the front or street lot line than the principal building on that lot. Detached garages or other
accessory buildings on lots which have frontage on a lake may be located between the rear yards of such
Page 7
lots and the principal building only if setback requirements of section 78-305(b), section 78-330(b) and
section 78-350(b) are met. Exception: Detached garages on lots that have frontage on a lake may be
located ten feet from the street or rear lot line when doors face away from the street and an adequate
vehicle turnaround is provided on the site. This section shall not apply to lakeshore lots that are divided by
streets or private roads or are corner lots.
Sec. 78-1436. -Setbacks.
Accessory structures in excess of 750 square feet footprint area but not exceeding 1,000 square feet
footprint area shall be located at least 15 feet from any lot line.
Sec. 78-1437.-Plumbing.
Because the provision of plumbing fixtures and wastewater plumbing in accessory buildings has the
potential to allow such buildings to be used as dwelling units, and because it is the policy of the city to limit
residential development density to the allowed densities within the respective zoning districts, plumbing in
accessory buildings shall be regulated as follows:
(1) The provision of outside sillcocks and indoor water supply shall be allowed in any accessory
building that is conforming in location, size and height.
(2) Installation of any combination of fixtures requiring wastewater plumbing that does not include a
shower or bathtub shall be allowed in any accessory building that is conforming in location, size
and height with, subject to provision of municipal sanitary sewer or a conforming sewage
treatment system designed to handle the anticipated flows from such fixtures, and subject to the
property owner's executing a covenant providing that the accessory building will not be:
a. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
b. Used as a dwelling unless a guest house conditional use permit is obtained.
c. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
(3) Installation of any combination of fixtures requiring wastewater plumbing that includes a shower
or bathtub shall be allowed only in an accessory building that is conforming in location, size and
height and which meets one of the following criteria:
a. The accessory building has been approved for a guest house conditional use permit; or
b. The accessory building has been approved for a bathtub or shower in accessory building
conditional use permit.
Sec. 78-1438.-Crowding principal building.
No accessory building, unless an integral part of the principal building, shall be erected, altered or
moved within ten feet of the principal building, nor within ten feet of another accessory building.
Sec.78-1439. -Garages.
Accessory buildings which are for the storage of automobiles shall have the doors 30 feet or more
from the property line when the doors face on a public alley or street.
Sec.78-1440. -Exterior materials.
Except for accessory buildings that are less than 120 square feet in area or are located on lots two
acres in area or larger, an accessory building and the principal building shall be consistent in design and
color. Detached garages located within the rear yard on lots that have frontage on a lake shall have windows
or other ornamental features on the wall facing a street or private road.
Page 8
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Item 6
Date Application Received: O8/17/16 O
Date Application Considered as Complete:O8/23/16 � �O
60-Day Review Period Expires: 10/22/16
To: Chair Thiesse and Planning Commission Members y`�l ��
Jessica Loftus, City Administrator "9kFSHo�``
From: Melanie Curtis, Planner h'�GG
Date: 13 September 2016
Subject: #16-3864, Peter Eskuche o/b/o Graham Merry, 500 Willow Drive S,
Variance & CUP
Public Hearing
Application Summary: The applicant is requesting approval of a conditional use permit to
permit a guest house on the property.The guest house will be constructed prior to the principal
structure, yet once the home is built, the guest house will be streetward of the principal
structure requiring a setback variance.
Staff Recommendation: Planning Department Staff recommendation—See Page 6-7.
List of Exhibits
ExhibitA. Application
Exhibit 8. Practical Difficulties Documentation Form
Exhibit C. Proposed Survey/Site Plan
Exhibit D. Proposed Plans and Elevations
Exhibit E. City Code Excerpts
Exhibit F. Public Comments Received
Exhibit G. Aerial Photos—Staff
Exhibit H. Photos-Applicant
Exhibit l. Property Owners List
ExhibitJ. Plat Map
Background
The owners of the vacant property at 500 Willow Drive South wish to construct a new residence
and 1,450 square foot carriage house/guest house. The property has just over 4.0 acres in area,
therefore a guest house is permitted via a conditional use permit. The owners wish to construct
the guest house prior to the main residence;they have also planned to construct the new
residence farther from the street than the guest house. Therefore, in addition to the conditional
use permit (CUP)for the guest house use, a variance to allow the accessory guest house
streetward of the principle structure is also requested.
�'
FILE#16-3864
13 Sept 2016
Page 2 of 7
LOT ANALY515 WORKSHEET
Section 78-420&78-1434—Guest House Setbacks:
Because the guest house is proposed to have an approximate 1,450 square foot footprint it is
considered to be an oversize accessory structure (OAS). The property is over 4.0 acres and is
permitted one OAS up to 1,600 square foot footprint. An OAS must meet principal structure
setbacks.
RR-16 Required Proposed
Front 50' 253'
Rear 50' 290'
North Side 30' 215'
South Side 30' 30.2'
Section 78-420-Lot Area/Width:
RR-16 Lot Area Lot Width
Required 87,120 s.f. (2.0 acres) 200'
Actual 175,068 s.f. (4.02 acre) 311'
Section 78-1403-Structural Coverage:
The property exceeds 1.99 acres in area;therefore it is not subject to the 15%structural
coverage limitation.
Section 78-1680-Hardcover Calculations:
The property is located in Tier 5,and is exempt from hardcover limitations.
Applicable Regulations:
Setback Variance (Code Sections 78-1434(3)(a) & 78-1435)
The applicant is proposing to construct a new residence and a guest house/carriage house on
the property.Although the guest house will meet all the required principal structure setbacks,
they propose to construct the guest house in a location that will eventually be closer to the
street than the residence.A variance is required.
Guest House Conditional Use Permit (City Code Section 78-418(2))
The property is within the RR-1B zoning district which requires a minimum of 2.0 acres per lot.
The Code provides for a guest house use on properties with twice the minimum acreage for the
respective district. In this case 4.0 acres is required;the property meets this requirement. The
guest house and OAS covenants apply.
Governing Regulation:Variance (Section 78-123)
In reviewing applications for variance, the Planning Commission shall consider 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. The Planning Commission shall consider
recommending approval for variances from the literal provisions of the Zoning Code in instances
where their strict enforcement would cause practical difficulties because of circumstances unique
to the individual property under consideration, and shall recommend approval only when it is
FILE#16-3864
13 Sept 2016
Page 3 of 7
demonstrated that such actions will be in keeping with the spirit and intent of the Orono Zoning
Code. Economic considerations alone do not constitute practical difficulties. Practical difficulties
also include but are not limited to inadequate access to direct sunlight for solar energy systems.
Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06,
subd. 2, when in harmony with this chapter. The board or the council may not permit as a
variance any use that is not permitted under this chapter for property in the zone where the
affected person's land is located. The board or council may permit as a variance the temporary
use of a one-family dwelling as a two-family dwelling.
According to MN §462.537 Subd. 6(2)variances shall only be permitted when:
1. The variance is in harmony with the general intent and purpose of the Ordinance.The
proposed variance will be in harmony with the intent of the Zoning Code as the
proposed structure will be screened from view by the topography and vegetation that
exists between the proposed structure and Willow Drive.
2. The variance is consistent with the comprehensive plan.The variance would allow for
the guest house to be located in the most screened portion of the property.
3. The applicant establishes that there are practical difficulties.
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls; The construction of a guest house,
essentially a secondary and subordinate residence,in the proposed location is
consistent with principal structure setbacks and is reasonable on this rural 4
acre residential property.
b. There are circumstances unique to the property not created by the landowner;
The property is undeveloped and can be built to conform. However, existing
topography and property line tree stands a conforming development would
impact the existing topography and vegetation in a negative way.The
characteristics of the property result in a unique circumstance allowing for the
1,450 square foot guest house to be almost completely screened from views
off the property; and
c. The variance will not alter the essential character of the locality. The guest
house will not be visually obtrusive when viewed from off of the property.
The guest house will appear as a typical residential structure when viewed off
site. This condition is met.
Additionally City Code 78-123 provides additional parameters within which a variance may be
granted as follows:
4. The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property.The property exceeds the minimum 4.0
acre requirement to permit a guest house and contains a perimeter of coniferous
trees for screening from Willow Drive. The guest house will be situated behind the
knoll on the property;the roof will be visible looking into the property approaching
northbound on Willow Drive.
5. The conditions do not apply generally to other land or structures in the district in which
the land is located.The property has just over 4.0 acres,enough acreage to
accommodate a guest house, however does not have adequate width to subdivide
into two buildable lots.
6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant.The applicant has stated that this is so.
FILE# 16-3864
13 Sept 2016
Page 4 of 7
7. The granting of the proposed variance will not in any way impair health, safety, comfort
or morals, or in any other respect be contrary to the intent of this chapter. The guest
house in the proposed location will not impair the health, safety,comfort or morals
of the public.
8. The granting of such variance will not merely serve as a convenience to the applicant,
but is necessary to alleviate demonstrable difficulty.The property is vacant and the
opportunity exists to construct a guest house in a conforming location. However due
to the screening the knoll will provide,the applicant has indicated the variances is
necessary.
The requirement that an accessory structure be located behind the principal structure is
intended to protect the street character by adding separation between these accessory
structures(usually garages,sheds, and barns) and the street. Typically,these accessory
structure have less visual design appeal,when compared to principal structures. In this
situation,the accessory building will appear to be a house.
The Commission may recommend or Council may impose conditions in granting of variances.
Any conditions imposed must be directly related to and must bear a rough proportionality to the
impact created by the variance. No variance shall be granted or changed beyond the use
permitted in this chapter in the district where such land is located.
Applicable Regulation:Conditional Use Permit(Section 78-916)
The Planning Commission may recommend and the Council may grant a Conditional Use
Permit(CUP) as the use permit was applied for or in modified form. On the basis of the
application and the evidence submitted,the city must find that the proposed use at the
proposed location is or will be:
1) Consistent with the community management plan; The proposed use is residential
in nature and residential use is consistent with the CMP guiding for this
neighborhood.
2) Compliant with the zoning code, including any conditions imposed on specific uses as
required by article V, division 3 of the City Code; The guest house/accessory building
will be conforming in location,size and height for a principal structure on the
property; it's location streetward of the principal structure requires a variance.
3) Adequately served by police,fire, roads, and stormwater management; The
proposed use will be adequately served by existing services and facilities.
4) Provided with an adequate water supply and sewage disposal system; The proposed
guest house,as well as the principal residence,will be connected to an adequately
sized private septic system and a private well.
5) Not expected to generate excessive demand for public services at public cost; Staff
believes this criterion is met.
6) Compatible with the surrounding area as the area is used both presently and as it is
planned to be used in the future; The proposed guest house is residential in
character and its use is expected to be compatible with the surrounding area.
7) Consistent with the character of the surrounding area, unless a change of character
is called for in the community management plan; The guest house is residential in
visual character and is expected to be compatible with the surrounding area.
FILE#16-3864
13 Sept 2016
Page 5 of 7
8) Compatible with the character of buildings and site improvements in the surrounding
area, unless a change of character is called for in the community management plan;
The architectural styling of the proposed building is expected to be residential in
character and consistent with that of the principal structure to be constructed on
the property.
9) Not expected to substantially impair the use and enjoyment of the property in the
area or have a materially adverse impact on the property values in the area when
compared to the impairment or impact of generally permitted uses; A guest house
when used under the CUP requirements for said use is not anticipated to have any
adverse effects on the neighborhood.
10) Provided with screening and buffering adequate to mitigate undesirable views and
activities likely to disturb surrounding uses; The guest house will be set into the
topography and will not be significantly visible when viewed from off the property.
In the opinion of staff,additional screening or buffering will not be required.
11) Not create a nuisance which generates smoke, noise,glare, vibration, odors,fumes,
dust, electrical interference,general unsightliness, or other means; The proposed
guest house use is not expected to cause any of these undesirable impacts.
12) Not cause excessive non-residential traffic on residential streets, parking needs that
cause a demonstrable inconvenience to adjoining properties,traffic congestion,or
unsafe access; It is anticipated that the proposed guest house use will not generate
any of these undesirable issues.
13) Designed to take into account the natural,scenic, and historic features of the area
and to minimize environmental impact; The proposed guest house will not affect
these features or have a negative environmental impact.
14) All exterior lighting shall be so directed so as not to cast glare toward or onto the
public right-of-way or neighboring residential uses or districts; Applicants shall be
advised of this requirement; and
15) Not detrimental to the public health, public safety,or general welfare. Staff believes
this criterion is met.
A CUP may be granted subject to such conditions as the Council may prescribe. Additionally,
a CUP shall remain in effect as long as the conditions imposed by the City Council are
observed, but nothing in this section shall prevent the city from enacting or amending official
controls to change the status of conditional uses.
Covenants Required
In accepting this conditional use permit,the property owner will be required to agree to the
filing of a covenant in the title of the property providing that the accessory building will not
be:
1. Used for a home occupation unless specifically approved by the city or if allowed by
this Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
Additionally, as the guest house is classified as an OAS, additional covenants are applicable as
follows:Such structure shall be allowed only when the property owner agrees and covenants
in writing with the city as follows:
FILE#16-3864
13 Sept 2016
Page 6 of 7
4. No future subdivision will be approved that places the structure within a lot that has
no principal structure, except that the city in its subdivision approval may grant a
finite time period in which the oversized accessory structure may remain without a
principal structure, in order that a principal structure may be constructed. At the end
of this time period,the oversized accessory structure must be removed if no principal
structure has been constructed.
5. If the property is subdivided,the oversize accessory structure and principal structure
will be located together within a lot that meets the minimum lot area requirement
for the given size of accessory building.
6. In subdivision approval,the setback required for the oversize accessory structure
shall remain.
Septic System Status
The property has been tested and viable septic sites have been located.The applicant is still
developing a final plan to be reviewed by our Building Official prior to permitting.
Practical Difficulties Statement
Applicant has completed the Practical Difficulties Documentation Form attached as Exhibit B,
and should be asked for additional testimony regarding the application.
Practical Difficulties and Conditional Use Permit Analysis
Staff finds the criteria permitting a guest house conditional use permit have been satisfied.
Regarding the variance for the location of the guest house to be closer to the street than the
principal structure,staff finds that the location makes sense. While technically the proposed use
for the undeveloped property can be accomplished in keeping with the Code,the location
shown is potentially the least impactful to adjacent properties.
Engineer Comments
The City engineer has performed a cursory review of the site plans and identified no immediate
concerns. A comprehensive review of the plans will be conducted at the time of the building
permit application.
Public Comments
The applicant has provided a list with signatures of supporting neighbors as well as supportive
comments from both of the abutting neighbors on the north and south.The planning
commission should note the comments attached as Exhibit F.
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the CUP and variance(s), if granted, will not
alter the essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested CUP and variance(s)?
4. Are there any other issues or concerns with this application?
Planning Commission Options for Consideration
The Planning Commission may consider the following alternative motions:
FILE#16-3864
13 Sept 2016
Page 7 of 7
1. Approval of the CUP for the guest house use and variance permitting the guest house in
the location proposed.
2. Approval of the CUP for the guest house use;denial of the setback variance.
3. Denial of the CUP and variance.
Approval of the CUP for the guest house will also require the guest house and OAS covenants be
recorded against the property.
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Main: 952-249-46pp
fs�c e52-249-46'!6 Fee: 7ap
.� " Me�p Add►ess: ESCrow#8�s
� � P.o.Box6B �� �
� G~ Crystaf Bay,MN 5�5323-0068 Permit Fee
t�k�s H a�� Nates:
Please complete. Applicarrt wiN be notified within 15 days as to the status of the application.
Incomplete applications will not be p[aced on P�anning Commission Agenda.
SITE LOCATION' S00 Willow Dr S Orono, MN 5535fi
dESCRPTION OF REQUEST: Accessory strucrirre in #ront of Primc�ry s#ructure
(aftached additionaf sheets as necessary)
APPLFCANT/AGEAtT tNFORMATION:
Appiicant Name: Peter Eskuche
Phone(Primary}: b12-296-75�5
�IIC8M�R1AI�: Peter.eskuche�or-son.com
qddrggg: ast a e treet Ci . W�q,p,,� Zlp: �.�`C�
ApPlicant is: ontraotor � Homeawner �Circte One)
PROPERTY OWNER INFORMA'ftON: �c�►eck here if property owner is same as applicant
Name: r� � .y�
Phone(Pnmary): •
Mailing Address: Q Cit : ZIP:
Ernail:
. �
APPt.lCANT/AGENT AND/OR OWNER:
• Agree to provide all intormation�uired or requested by the Planning Departrr►er►t,
• Agree to pay additional fees (staf#�me not oovered In the origina!fea paFyment) and/or const�itant expenses fncurred in
review of th�s application,and
� Certiiy th�t the inf+ormation suppHed is true and oornec:t bo the best of hisR�er knowledge. The applicar�t and awnar
r�cogntu that they are soleyr responsible for submit8n�a complete application boing aws�a that upon failune to
do so.ths stuff haa r�o altemativ�but bo rRJsct it untfl it fs compkte or to recommond the request ior danial af tha
requeat re�rdless of its pobantial msrit
• Acknowledge the Escrow Agreemer�t is compEeted ated signed.
• The Owner hereby acknow�edges and agrees fo this applic:ation and further authorizes reasonable eMry onto the prnperty
by City Staff, consuftants,agents, Commisaion snd Councll Members f+or purposes of investigation and verific,�a6on of this
reques�
• Owr� and/or ApplEcant acimowledge they muat be preaent at stl scheduled r�yeew meetlngs of the Planning
Cammission and Council. tf an applicarit and/or owrier 1s unaWe to attend a scheduted meeting, please make
arraneements to have an authorfzed representative attend in plac� of the applicar�tlaKmer and advise the Ci#y Planner
assigned ta your project,
Appiicant/�ent Signature: Date:
ApplicantiAgent Signature: Date:
Property Owner Signature; �ate: j� �6 /
Property�vmer Signature: Date: � � �
Varisnce AppNcaBon-May 2018
Page Z � � � ��
�i�y t�f �ron�
Cc�nd�tfanaf U�� Pe�r��t App�icatiort
5rreer Address: qppucation# � � S(p
�a A rO 2750 Kelley Parkwey
i V l�rono,MN 55356 Date Received: -/
Statf:
Main. 952-249�800
� . fax: 952-249-461 B Fee:
APPLICANT!AGENT INFORIIAATlOM:
Applicant Name: Pcter Eskucf,e
Phpng(�rimary�; 812-296-7575
/���C�Rt�(Tla�: peter.eskuche(�nor-sas.com
Addr@SS: ost a e rret City: Wfq'{+�R?► ZIP: ��°l
Appticant is: 2��on�act�-Homeowner (Circ[e Onsj
Incomplete applications will not be placed on Planning Comm�ssion Agendas.
SITE LOCATION:
APPLfCANT/AGENT iNFORMATION:
Applicant Name: ��_ ���(�'
Phone (Primary): �,I Z ZQb '7' S
Appllcant Email: pere�.eskvcheQnor-son.com
p►dd�65S: 700 East Lake 5treet CI�y: Wayzata ZIP: 5539i
Agen#Name: Agent's phflne number
Agent Email: Applicant is: Contractor Homeo�nrner {Circte One)
PROPERTY OWNER INFORMATION: ❑check here rf property awner is same as appiicant
Name:
Phone(Primary):
Mailing Address: 7 C+ . Zi�:
Email: .
APPLiCANT1AGENT AND/OR OWNER:
• Agree to provide ail information required o�requested by the Plansung Department,
• Agree to pay addl�onal fees (staff time not covered in the origfnal fee payment} and/or consultant expenses incurrec!�
review of this applicatbn,and
= Certify that tf�e in#ormation supp�ed fs true and correct to the best of his/her knowledge. The applicaM ar►d awn�r
rocognize that they arQ solely respons(ble for submitting a canpiete applicatlon being aware that upon fatlure to
do so,the staff has no alternative but to reject tt until it is complete or to recomrt�end tF�e request for dsnial of the
request regardlesa of fts po�entiel msrlt.
. Aclv�owledge the Escrow AgrsemeM is completed and signed.
• The Owner hereby acknowledges and agrees ta this applicaBon and further authorizes reasoneble entry onto the property
by City Staff, consultants, agents, Commission and Councfl Members for purposes of investigadon and veriFca�on of this
request
• Owner andlor Applicant acknowledge they must ba present at all schedulad raview m�tinga of the Planning
Commission and Council. If an applicant and/or awner ks unable to attend a scheduled rneeting, please make
arrangements to have an authorized representative attend in place of the applicanUowner and advtse the City Planner
assigned to your project.
ApplicanUAgent Signature: - _� __ Date: /d- tG - tG
,
ApplicanUAgent Signature: � - Date:
Property Owner Signature: , Date: D L R,E�,���f�L
Property Owner Signature: Date: /
1�
Ci/P Appllcation—Jsnuary 2016 � � � �
P�2 ,�j CITY O�ORONO
._8
��o ���� �� ���r�c�
, � �
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{This form is to be completed by a City Planner durin8 your pre-appliaation meeting.)
For �ce Use On .
City Plar�ner: �V ���0����:
PC Date: ��:
What fs the purpose of a pr�e,application mee�iny?
Pre-application meetlngs afd the applicant in preparing a complete Proposal,inform them af the proc�iures and requirements
of the ci�y code,and ldentify poliaes or regulations thet creaUe opportunf�es or problems far the proposai,
PROPERTY INFORMATiL1Al: -
Site Address: t��'1� � S,
Pmperty ideritification umber PIN): -
Zoning District: Size af Property:
LAND USE REQUESTS:
E]Ap�eal af CI Commercisl Site Ptan O Compref�ensive Pian ��gment!ROW
Administrative Decislon Review Amendment Wa�ation,
without subdivis[on
� PID � PUQ-Residential 0 RPUd,without 0 Zm�ing Amendrnettts
� PUD•Commeraa! subdivision induclin Rezanin
❑ dther
CONDITI�NAL USE PERMIT REQUESTS:
0 Amend�xfsting CUP �Cornrnerqat!tndusfiat Use 0 Dup(ex Credit per bldg)
❑Grading and f�lling- �Grading and f�fing- �Grasfing snd f3Nng-with 75 fest of OHWL
or more Wefland and flood t� indudes seawslls and tai watls
uest House/ O Institudonei �����
est Apartment �ype: 0 Renewa!of CUP Resid ' 1 Use
T e:
ApplicanYs BILLS ANQ E5CRQW: T#�e land use a
lnitials: PP��tbn fee is for dty staff t[me and overhead
casts only. Owner andiar Appticant shall pay far consultant expenses in�rred �n �ew o€
Qwner's thls application andlor additiona! staff tf e not covered in initiaf appla��on fee, as we�l as
a
Initials: provide an escrow in the amouM at '' to guaran#ee paymerjt of the aba�e.
OTHER IN�ORMATiON:
*Ptease note: You�land use or conditional use permit wili NOT be accepted without a pre-app(icatio�
meeting during which this fiorm ' co pteted by City staff.
Applicant S�gnaturs: � — Date• _�D /6 - /c�
� -
Owner Signature: RECE111'EC
oa�: /d �� ��
�„��,�,-.�,,,,�,z�,s AUG 1 7'ZO1�
��3 � ,� � � ,�, ClTY O�OR4N
�.o�o ��t�r of ��c�n o
�aria��� Pre-�Rp�ic���ar�
y���xFsHaA� � �@��Ifl� �Ot`t'1'�
(This form is to be�ompleted by e City Planner during your pre-applicatlon meeiing.)
F�r Offioe Us Onlv. �
Gty Planner: �' Meetir�g Date/73me:
PC Dste: Met with:
Whaf fs the purposz of a pre-applicatlon meetln8?
Pre-application meetlt►gs aid the appiicartt in preparing a complete pmposal, irtic�rm them of the procedures
and requirements of the dty code, ancf identify p�licies or regulatians that create opp�hmities or probisms
fiar the proposal.
PROPERTY IPEFORMATl�N_;,,, �{��W � �
Site Address: ��
Property Identificatbn N {PIN):
Zoning District: ����� Size of Prope�ty:
DESCR�PT[ON OF VARIANCE REQUEST:
❑Average Setbadc ❑ Side Yar�d Setbadc ❑ Reat Yatid Sefbadc ❑ �akelFrortt Yard 5etbadc
O Hardcov�r Tler 1 � Hanioover Tier 2 C] Hsrdcor►er Tisr 3 D Hacdcover Tier 4
Lat Coverage ❑ Lot Area C] k.ot Width
�ther: C:1:t�' �,t 4��1/G�"btrG ��+CI�L�- � tJ,.�02f'�7UtG f�.1�
T—
Applicarrt's PRACTICAL DIFFtCULTlES: Owner andlor Appl�ent hss rec:eived the Prsc�cal
in�ts: Difficultfes Documentatian Farm� understanrls it as it has been expfained to them�
p���s and is aware that if must be campleted and submftted in conjundion with ihei�
InitiBfs: i�ormai variance app�cation.
Appiicant's BILLS{1ND ESCR4W: Owner and/or Appl"rcant shal! pey for c�nsultar�t expenses
Initials: incumed in review of this app�ication and/or additia�al staff time not covered i�ininal
Ov►mer's pPlk:atian fee, as well as prov�le an escrow in the amourrt of S ' -�-- to
Initials: guarantee payment of the sbove.
GTHER fNFO ATION:
'�Please note: Your variance app(ication wiff NOT be accepted wRhout a pre-applica�on meetfng during
which this farm wilf be completed by City staff.
A,ppltcant Signature: Date: ����js�•
Owner Signature: Date: � I(a � .
��►,���-,�,.2�►s '4UG 1 7�201b
�3 � � (� � j� C1TY OF ORONO
�� �•�
PRACTICAL DIFF[CULTIES DOCUMENTATION FQRM
This form Is a required submittal for ALL variance appficatlons. An application wili not be cortsldered
complete ar�iaced on any meeting agendas until this form is complete and submitted to the City.
Minnesata State Statutes Section 4fi2.357, Subdivision 6(2) requfres ti�at practical difficultices be demonstrated in
order for a variance to be granted. The difficulties must be unique to the property as variances run with the land
and not the tand owner. Personal and ecanomic sffua�ons ane not corrsidered valld pracfical difr'icultiss. In order
for an app(ication#o be heard by the Planning Commission and City Coundt practical diff�culties having merit must
be demonstrated.
H�W D� i PRQVE A PRACTfCAL DIFFICIlLTY?
This foRn has 12 pofnts outlining the basis City staff uses to determine if practica! dlfficulties exfst and how the
variance will affect tt�e sun�ounding oommunfty. To prove practicx�{difficultles, address all the relevant potnts listed
below and answer tF�em as cleariy as possfbfe.
Since you are requesting the code exception, yau havs tl►e burden of proving that the variance (s justttied.
The information the City receives is what is used in determirting a denia!or approval recommendation. (f you leave
something ouf it will not be consider�ed_
P/ease addr�ess each of the iweNe prac�cal difficuldes crit�sria as they relete to the ►�quest, if they do nof apply,
write N/A in the space provided:
1. 'The property owner proposes to use the property in a reasonabfe manner not permitted by fhe Zoning Chapter"
Yes,the owner proposes to live in ihe single family hom�and use the caooessory struch►re for storage of equipment vehides Itke many of
the rbighbors ond oacosional guest vse.
2. "The plight of the landowner Is due ho circumstances unique to his property not created by the fandowner"
The property grading on the wvth side is very steep,making it difFicuh to Fwild a sTngk famTly home there,h is more practical to build the
larper structure to tha north side where the property grades gently and build the aooessory structure on the so�th side,closer to the street.
3. 'The variance, if granted,will not alter the essen�al character of the lacality.°
Correcr,if pppraved,this proposal wfll be fittir� both aesfhefically cmd posifionally with6�the bcality,
4. "Economic considerations alone do not consfrtute pracacal difficufties ff reasonable use for the praperty exists
under the terms of the Zoning Chapter.'
The circumstanoes pf this practical diffiwhy are created by site characteristics�not oost.
5. "Praat�cal difficul�es inGude, but are not timited to, inadequate access to direct sunlight for salar energy
systems. Variances shall be granted far earth sheftered oonstruction as defined In Minnesota Statutes,Sectlon
116J.06, Subd. 2,when in harmony with th�s Chapter."
n�a
6. `Ti�e Board af Appeals and Adjustments or the Council may not pemtit as a variance any use that is not altowed
under this Chapter for property in the Zone where the affiected person's land is located."
n�a
� R��EivE�
Variance Appticsfion-Msy 201fi A�� 17�2016
Pege 4
� � � �� CnY o�oRONo
7. 'The Board or Council may permit as a variance the temporary use of a one-family dweiling as a twafamily
dweliing."
n�a
8. 'The special cenditions app{ying to the structure or land in question are peculiar to such property or immediately
adloinincl property."
The groding properties that create the practical diffiwhy are ptculiar to ihis property.
9. "The conciiaons do not apply generally to other land or strur.tures in the distrid in which said land is iocated"
The 9rading properties that create the practical difficulty are pewliar to this property_
10. 'The granting of the applicatian is necessary for the preservation and enjoyment af a substantial property right
of the applicant."
Yes,withov�ifie granting of this variance,The difficulty of the grading and wbseq�e�t positloninp of ihe b�ild'mgs creates a condition that preverrts
the cieRt from erpoying ihe property substantially different Ihan for which is was purchased and is not dve to anyt�ing 1he dient created.
t 1. 'The granting of the proposed variance witE not in arry way impafr heafth,safety,comfort,morals,or in any other
respect� oontrary to the intent of the Zoning Code"
The gr�ting of fhe proposed variance wifl not fn any way impoir tfie above and in fact,is in line with other neighbors properties
creating a o�ntext rural in nature and fltring to the property historically.
12. "The gran�ng of such variancs wifl not merety serve as a conventence to the applicant, but is necessary to
allsviate demonstrable difficulty."
The grading of the property creates a pradical dFFficulty fhat is ill�strcted by the submitfed documeMs�d as viewed on-site.The
proposol to place tho accenory rtructure closer to the rood than the primary home is what is needed to alfow the property to alleviate
the d"�Fficuhy.
Practical Difficultiea Stateme�
Should you feel the practical difflculFies cannot fully be desaibed in the above criteria, describe the pracacal
difficutties pr�ever�ting compliance with Zoning Ordinance requiremerits in the folbwing lines (attach additional
sheet�s if necessary):
The orchitectiural team,surveyor,owner nnd other co�su$arrts have studied tfiis proQerty and its characteristia.The appltarnt submits that
1he natvral groding�d solls ereates a practical dlffiwlty preventing the owner from using ihe property w(thoui the erarrting of this
vnriance.This property has yet to hove any structure placed on it due to these challenges.
This proposa!oligns wNh the dty of Orono's Phflosophy os stated beiow:
'Proted md preserve Lake Minnetonka,its water quality,and its recreational assets. Pratact and preserva aur many natural resources
and open spoces.Preserve our diatinct urban end rural land vse pattcrns and lifeatyles.Preserve our local charatter and ideMity."
The proposal in tftis applkation would sitvate the aaessory structur�closer to the strest than the primary sinple family residence.The
proposed siruciure wHl hrnre a rural aesthettc that fits well ir�to the historical fabric of Orono_The posffion of the r�ral buildtng wovld nod
to the hisrory of older properties where ti�at woa the casa.There are exemples of accessory buildings positioned clour to the street
wiiltin a mile of this property.
As submTtted,the primory home is proposed 296�from the roadway lot Ifne where the grading will accept a sTngle family home.The
accessory strudure is proposed 253'from the roadway bt line.This distance is simlar to many of the homes nearby.The grpding is very
steep on the soutt�ern part of the property.Any other locations proposed for the primary ond aocessory struclure wo�ld have created
unusual�d severe modlfiwtions to the topography ruining the natural character of the property.
t�c���flfEt�
Variance Applicstion—May 2f11S nU� � 7�Z�116
Page 5 �
� � �, � CRY OF ORONO
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CERTIFICATE OF SURVEY FOR Zw��
GRAHAM MERRY y�=�
~�W�
OF LOT 1, BLOCK 1,WILLOW KNOLL
Q3Ym
HENNEPIN COUNTY, MINNESOTA ����
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Willow Variance Appiication 2016-08-17 Artist Concept oE„o� NOR-soN
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PC Exhibit E
DIVISION 6.-RR-16 ONE-FAMILY RESIDENTIAL DISTRICT
Sec. 78-416. -Purpose.
The RR-1 B one-family rural residential district is intended to provide a district which will allow a
combination of low-density residential development and limited agricultural activity.
Sec. 78-417. -Permitted uses.
Within any RR-1 B one-family rural residential district, no land or structures shall be used except for
one or more of the following uses:
(1) City-owned public service structures that have been approved by the city council after the required
public hearings for public improvement projects, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use.
b. The architectural design of the structure is found to be compatible with the surrounding area.
c. If the city proposes amendment to the approved design plans or the placement of the
structure, notice of the proposed changes shall be mailed to all property owners within 350
feet of the parcel on which the structure is to be located. If the proposed structure is to be
located within a public right-of-way, property owners within 350 feet of the structure shall be
mailed notice of the proposed changes. Notice shall be mailed at least 14 days before the
council meeting at which the amended plans will be considered.
(2) Gardens.
(3) Municipal buildings.
(4) Nonrental guest apartments (no exterior ingress or egress). An apartment within the principal
residence structure on a lot for the sole use of the occupants of the principal residence, including
their domestic employees or nonpaying guests. The only means of ingress or egress to the
apartment shall be from within the principal structure.Application for such a guest apartment shall
address the concerns of parking, sewage treatment, entryway and interior access method. Such
apartments shall not have utilities metered separately from the principal residence utilities and
shall not have a separate street address.
(5) One-family detached dwellings.
(6) Personal wireless service antennas and towers.
((Antenna details removed to conserve space.))
(7) Publicly owned parks and playgrounds.
Sec.78-418. -Conditional uses.
Within any RR-1 B one-family rural residential district, no structure or land shall be used for the following
uses without a conditional use permit:
(1) Golf courses, country clubs, tennis clubs, non-profit camps, and religious camps, provided that:
a. All principal buildings are located at least 100 feet from any adjacent property zoned for
residential use.
b. All accessory buildings and structures more than six feet in height are located at least 50
feet from any adjacent property zoned for residential use.
(2) Guest houses and nonrental guest apartments.
Page 1
a. Guest houses, provided that:
1. The lot is at least two times the minimum lot area required by this section; and
2. The guest house is for the sole use of the occupants of the principle dwelling, including
their domestic employees and nonpaying guests.
b. Guest apartments with exterior ingress and egress, provided that:
1. The application for a guest apartment adequately addresses the concerns of parking,
sewage treatment, exterior access method, and interior access method;
2. There is at least one access door to the apartment from inside the principal dwelling
and this door is the primary means of accessing the apartment;
3. The guest apartment does not have a separate address;
4. The guest apartmenYs utilities are not metered separately from the principal dwelling;
and
5. The guest apartment is for the sole use of the occupants of the principal dwelling,
including their domestic employees and nonpaying guests.
(3) Personal wireless service antennas. Personal wireless service antennas erected on a municipal
structure other than a water tower may be allowed as a conditional use if they meet the following
criteria:
((Antenna details removed to conserve space.))
(4) Places of worship, provided that all buildings and structures, except columbaria, are located at
least 50 feet from any adjacent property zoned for residential use.
(5) Planned residential development, limited to detached single-family dwellings only and subject to
the limitations of division 10 of this article.
(6) Provision of a bathtub or shower in an accessory building. Approval shall be conditioned on
provision of municipal sanitary sewer or a conforming sewage treatment system designed to
handle the anticipated flows from the building plumbing.Approval shall be granted only when the
following criteria are met:
a. The council finds that the proposed use of the accessory structure with a bathtub or shower
will not be detrimental to the residential character of the neighborhood.
b. The council finds that the plumbing fixtures proposed are in keeping with the intended use
of the accessory building.
c. The accessory building is conforming in location, size and height.
d. The property owner agrees to the filing of a covenant in the title of the property providing that
the accessory building will not be:
1. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
2. Used as a dwelling unless a guest house conditional use permit is obtained.
3. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
(7) Public libraries, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use.
(8) Public service structures, provided that:
a. All buildings are located at least 50 feet from any adjacent property zoned for residential use;
and
Page 2
b. The architectural design of the structure is compatible with the architectural design of the
surrounding area.
(9) Public stables and barns, provided that:
a. The public stable or barn is accessory to a residential use.
b. Such structures are located at least 150 feet from the nearest lot line.
(10) Riding academy, provided that:
a. It is accessory to a residential use.
b. It is operated by an owner or resident of the property.
c. The number of horses and farm animals may not exceed the limitations of section 78-419(5).
d. No instruction occurs less than 100 feet from a residence on an adjacent property or less
than 75 feet from the lot line.
(11) Schools, daycare centers, uses accessory to a high school.
a. Pre-kindergarten, primary and secondary public schools and private schools with a
curriculum similar to a pre-kindergarten, primary or secondary school. Schools may include
before and after school care for students.
b. Daycare centers, nursery schools and similar programs that are not associated with a public
or private school and serve pre-kindergarten children.
c. Indoor ice arenas accessory to a high school provided the arena, including accessory uses,
is:
1. Located on the same tax parcel as the high school to which it is accessory and is owned
by the local school district;
2. Not separated from the high school building by a public road;
3. Operated by the school district or by a nonprofit organization; and
4. All structures are located at least 50 feet from any adjacent property zoned for
residential use.
(12) Stock farms, provided that:
a. Excluding wetlands and wetland buffers as defined in sections 78-1602 and 78-1605, there
are a minimum often ten acres of land devoted to the keeping of animals and the animal
density is no more than two animal units an acre on the land devoted to keeping the animals.
b. No dwellings are permitted except one for the property owner or the operator of the farm.
c. No accessory buildings or structures are permitted other than those allowed for a residential
use.
(13) Wholesale green houses, provided that:
a. All outside storage is fenced so as to screen the stored material from view when observed
from all public streets or adjoining lots.
b. Greenhouse structures are not located in a required yard area.
c. There are no dwellings on the property,except one for the owner or operator of the wholesale
greenhouse.
d. There are no accessory buildings or structures other than those allowed for a residential use.
(14) Columbaria, provided that all portions of columbaria located at or below ground shall be located
at least five feet from any adjacent lot line and at least 50 feet from principal structures located
Page 3
on any adjacent property, whether such property is zoned for residential or non-residential use.
All portions of columbaria located above ground shall meet the following standards:
a. Located at least ten feet from property boundaries.
b. Located at least 50 feet from principal structures located on any adjacent property, whether
such property is zoned for residential or non-residential use.
c. Located at least ten feet from the edge of the paved, traveled roadway.
d. Shall not exceed eight feet in height including any appurtenances.
e. Direct views from all adjoining residential parcels shall be buffered by appropriate means.
Sec.78-419. -Accessory uses.
Within any RR-1 B one-family rural residential district,the only permitted accessory uses and structures
are the following:
(1) Buildings temporarily located for purposes of construction on the premises for a period not to
exceed time necessary for such constructing.
(2) Driveways, sidewalks and parking spaces.
(3) Detached private garages and buildings subject to the performance standards of this chapter.
(4) Private recreational facilities subject to the pertinent accessory structure location and height
requirements of this chapter.
(5) Farm animal structures and enclosures such as barns, chicken coops, paddocks and arenas,
horse loafing sheds, etc.
(6) Keeping of farm animals for noncommercial purposes and for the use of the occupants of
premises, provided that:
a. For the keeping of horses, there must be at least one acre for the dwelling and two acres of
open pasture for the first horse. For the keeping of more than one horse, the property must
have one additional acre of open pasture for each additional horse. Calculations of minimum
pasture acreage shall not include any land defined as a wetland or wetland buffer under
section 78-1602.
b. For the keeping of farm animals other than horses, there must be at least one acre for the
dwelling and one acre for each animal unit. Calculations of minimum acreage required shall
not include any land defined as a wetland or wetland buffer under section 78-1602.
c. Any building or structure associated with the animals is located more than 150 feet from the
nearest adjacent residence and at least 75 feet from the nearest lot line.
d. The use is operated in compliance with chapter 62, Animals.
(7) Kennel structures and dog runs, subject to the provisions of chapter 62, article 3.
(8) Fencing subject to the provisions of section 78-1405(7).
(9) Signs, as regulated in this chapter.
(10) Flagpoles, subject to accessory structure location and height requirements of this chapter.
(11) Gardening and other horticultural uses, including arbors, trellises, aviaries and decorative
landscape features, and lawn sprinkler systems.
(12) Compost structures and firewood piles, subject to the accessory structure location requirements
of this chapter.
(13) Home occupations, as defined in this chapter. All home occupations shall comply with the
provisions of section 78-1376, and the licensing provisions of[section] 26-76, when applicable.
Page 4
(14) One temporary roadside stand offering for sale only farm products produced on the premises,
provided such stand does not exceed 200 square feet in area and is located at least 30 feet back
from the public right-of-way.
(15) Storage of recreational vehicles and equipment such as RVs, boats, snowmobiles, etc., subject
to the provisions of sections 78-1511 through 78-1515 and 78-1577. Ice fishing houses and
similar structures equipped with wheels or mounted on a trailer shall be regulated as recreational
vehicles. Ice fishing houses and similar structures not equipped with wheels or mounted on a
trailer shall be regulated as accessory buildings and subject to accessory building regulations.
(16) Garage sales, yard sales, estate sales or rummage sales, limited to a maximum of four
consecutive days and occurring no more than two times within one calendar year per property;
and sales of personal or recreational vehicles and equipment, limited to no more than two items
per calendar year, and such items for sale shall not be parked in any portion of the public right-
of-way, public boulevard, or required front yard except a designated, improved driveway.
(17) Laundry drying equipment.
(18) Other uses that are customarily incidental to, and subordinate to, the allowed permitted and
conditional uses in this district.
Sec. 78-420. -Area, height, lot width and yard requirements.
(a) Height. No structure or building in the RR-1 B district shall exceed 2'/� stories and shall not exceed 30
feet in height except as provided in section 78-1366.
(b) Lots. The following minimum requirements shall be observed:
Side Yard
Lot Lot Front Side Rear
Adjacent
Area Width Yard Yard Yard
to Street
(acres) (feet) (feet) (feet) (feet) (feet)
2 200 50 30 50 50
DIVISION 3. -ACCESSORY BUILDINGS AND STRUCTURESI�
Sec. 78-1431.-Accessory buildings and structures on through lots.
All accessory buildings and structures on through lots located in R districts shall meet the following
requirements:
(1) The building or structure shall meet the principal building setbacks that are established under
sections 78-230, 78-255, 78-305, 78-330, 78-350, 78-370, 78-395, 78-420, 78-444.
(2) No negative impacts to adjacent neighbors or public right-of-way result in the placement of the
building or structure, determined at the discretion of the planning director.
Should the planning director determine that item (2) above cannot be met an accessory structure or
building may be permitted by conditional use permit if the planning commission determines no negative
impacts result in the placement of the building or structure. The planning commission may apply
reasonable conditions as part of the approval.
Page 5
Sec. 78-1432. -Time of construction.
No accessory building or structure shall be constructed on any lot prior to the time of construction of
the principal building to which it is accessory. At the time of demolition of the principal building, all
nonconforming accessory structures must be removed. Accessory structures, which comply with this title,
are allowed to remain contingent on a signed agreement stating the following:
(1) Applicants agree to obtain a building permit for construction of the replacement residence within
60 days of demolition; to begin construction on the new residence within 120 days of demolition;
and to complete all exterior work within one year of building permit issuance and interior work
within two years of building permit issuance.
(2) In the event that any activity described in item (1) has not been accomplished within the defined
timeframe, the applicants shall remove the accessory structures at the applicants' expense, or
the applicants shall apply for an extension of this agreement.
(3) If one of the item (1)events occurs and the applicants fail to perform their removal obligations per
item (2), the applicants hereby agree as follows:
a. The city may enter upon the property and remove the accessory building(s).
b. The city may assess the costs of removal to the property.
(4) The agreement shall be binding upon current and future owners of the property, and shall be filed
within the chain of title of the property.
(5) Fee owner(s)of the property, if not the applicants, consent to the execution of the agreement and
to its terms, as shown by his/her/their signature(s) upon the document.
(6) Applicants shall indemnify and hold harmless the city, the city council, and the agents and
employees of the city from and against all claims, damages, losses or expenses, including
attorney fees, which the city, city council and agents and employees of the city may suffer or for
which it may be held liable, arising out of or resulting from the assertion against them of any
claims, debts or obligations in consequence of the perFormance of the terms of this agreement.
Sec. 78-1433. -Height restrictions.
No accessory building or structure in an R district shall exceed the height of the principal building, nor
shall an accessory building or structure exceed 30 feet in height.
Sec. 78-1434. -Area restrictions.
In all R districts, no accessory building shall exceed 1,000 square feet of footprint area; except that
accessory structures in excess of 1,000 square feet will be allowed under the following conditions:
(1) Not more than one oversized accessory structure (OAS) shall be permitted on any property. An
oversized accessory structure is defined as an accessory structure of footprint area in excess of
1,000 square feet, except that the following nonroofed accessory structures which exceed 1,000
square feet footprint area are not considered as oversize accessory structures, but are subject to
the special setback restrictions of section 78-1404.
a. Tennis courts and sport courts.
b. Pools, when pool basin structure (excluding nonencroachment-type patios) is greater than
1,000 square feet.
c. Paddocks or arenas.
(2) Oversized accessory structures are regulated by the following table:
Page 6
Maximum
Maximum Allowed Total
Individual of All Accessory
Lot Area Accessory Structure
(acres) Structure Footprint
Footprint Area Areas* on
' (square feet) a Property
i (square feet)
0-1.99 1,000 2,000
2.00-3.00 1,200 2,400
3.01-3.50 1,400 2,800
3.51-4.00 1,600 3,200
4.01-4.50 1,800 3,600
4.51-5.00 2,000 4,000
5.01-6.00 2,200 4,400
6.01-7.00 2,400 4,800
7.01-8.00 2,600 5,200
8.01-9.00 2,800 5,600
9.01 or more 3,000 6,000
* Excluding nonroofed tennis courts, sport courts, pools, paddocks, arenas.
(3) Any oversize accessory structure shall be subject to the following conditions:
a. No such accessory structure shall be located within a required yard area(principal structure
setbacks must be met). Further, no such structure shall be nearer the front lot line than the
front line of the principal residence on the property, and no such accessory structure shall
be located less than 30 feet from the side or rear lot line regardless whether less strict
principal structure setbacks apply.
b. The maximum height for such accessory structure shall be 30 feet or the defined height of
the principal residence structure on the property, whichever is less.
Page 7
c. Such structure shall be allowed only when the property owner agrees and covenants in
writing with the city as follows:
1. No future subdivision will be approved that places the structure within a lot that has no
principal structure, except that the city in its subdivision approval may grant a finite time
period in which the oversized accessory structure may remain without a principal
structure, in order that a principal structure may be constructed. At the end of this time
period,the oversized accessory structure must be removed if no principal structure has
been constructed.
2. If the property is subdivided, the oversize accessory structure and principal structure
will be located together within a lot that meets the minimum lot area requirement for the
given size of accessory building.
3. In subdivision approval, the setback required for the oversize accessory structure shall
remain.
Such covenant shall be binding on current and future property owners and shall be filed in
the chain of title of the property.
Sec.78-1435. -Location.
Except as may be specifically provided, no detached garage or other accessory building shall be
located nearer to the front or street lot line than the principal building on that lot. Detached garages or other
accessory buildings on lots which have frontage on a lake may be located between the rear yards of such
lots and the principal building only if setback requirements of section 78-305(b), section 78-330(b) and
section 78-350(b) are met. Exception: Detached garages on lots that have frontage on a lake may be
located ten feet from the street or rear lot line when doors face away from the street and an adequate
vehicle turnaround is provided on the site. This section shall not apply to lakeshore lots that are divided by
streets or private roads or are corner lots.
Sec.78-1436.-Setbacks.
Accessory structures in excess of 750 square feet footprint area but not exceeding 1,000 square feet
footprint area shall be located at least 15 feet from any lot line.
Sec.78-1437. -Plumbing.
Because the provision of plumbing fixtures and wastewater plumbing in accessory buildings has the
potential to allow such buildings to be used as dwelling units, and because it is the policy of the city to limit
residential development density to the allowed densities within the respective zoning districts, plumbing in
accessory buildings shall be regulated as follows:
(1) The provision of outside sillcocks and indoor water supply shall be allowed in any accessory
building that is conforming in location, size and height.
(2) Installation of any combination of fixtures requiring wastewater plumbing that does not include a
shower or bathtub shall be allowed in any accessory building that is conforming in location, size
and height with, subject to provision of municipal sanitary sewer or a conforming sewage
treatment system designed to handle the anticipated flows from such fixtures, and subject to the
property owner's executing a covenant providing that the accessory building will not be:
a. Used for a home occupation unless specifically approved by the city or if allowed by this
Code.
b. Used as a dwelling unless a guest house conditional use permit is obtained.
c. Rented, leased or otherwise provided for use as a dwelling under any circumstances.
Page 8
(3) Installation of any combination of fixtures requiring wastewater plumbing that includes a shower
or bathtub shall be allowed only in an accessory building that is conforming in location, size and
height and which meets one of the following criteria:
a. The accessory building has been approved for a guest house conditional use permit; or
b. The accessory building has been approved for a bathtub or shower in accessory building
conditional use permit.
Sec. 78-1438. -Crowding principal building.
No accessory building, unless an integral part of the principal building, shall be erected, altered or
moved within ten feet of the principal building, nor within ten feet of another accessory building.
Sec.78-1439.-Garages.
Accessory buildings which are for the storage of automobiles shall have the doors 30 feet or more
from the property line when the doors face on a public alley or street.
Sec. 78-1440. -Exterior materials.
Except for accessory buildings that are less than 120 square feet in area or are located on lots two
acres in area or larger, an accessory building and the principal building shall be consistent in design and
color. Detached garages located within the rear yard on lots that have frontage on a lake shall have windows
or other ornamental features on the wall facing a street or private road.
Page 9
PC E�chibit F
September 15,2016
Dear Ms. Curtis,
Members of ti�e Planning Commission,
Members af the City Council,
Please accept this letter of support regardiag the guest residence conditional use permit and
variance application of our neighbors Graham and Elizabeth Merry. Elizabeth is my si.ster and
we purchascd our adjoining properties together in the spring of 2016. We snd the Merty's are
botl�in the process of plan�itng our respective f�amily homes and we anxiously await the day
when both families will call Orono our home. The proposed guest residence is intended to be
shared by our faxn.ilies. The Merry's lot is larger than ours so we worked together to select a
location on their lot that was most beneficial for both families and most respectful of our
sunroimding neight�ors. V`'e support the proposed location and design for the following reasons:
1)The proposed location utilizes the natural cantours and slopes af the lot to visually minimize
the height and massing of the structure. We find the natural slopes and contaurs beautiful and
are appreoiative the Merry's are working to maint$in these nattzral featu�es rather than remove or
aiter them. The ma�ority of the lower level is beneath grade witl�a tuck-under garage access.
'I'he alternate side yard and rear yard locations that wouldn't require a variance are more flat and
would result in a structuce that appears rnuch taller.
2)The proposed location is the furthest from and least intrusive to neighboring homes as
possible. Our neighbars have approved of this location by signing the Merry's letter of support.
3)The proposed location does not encroach an or affect the views of the wetiands f�r us or out
neighbors. This was reaily important to us. We love the views out over the wetlands and a guest
residence in a conforming location in the side or rear yard v�rould obstruct those sight lines.
4)The proposed stFueture�is much smaller than the maximum.all,owed size and incorporates a
rural aes#hetic. We ack�nowledge and appreciate that the 1Vlerry's will incur significant additional
expense to achieve an eftractive exterioF and a design fitting to the neighborhood. We are
essentially the only neighbors that will see the guest house and we.approve of the design.
Tha�lc ynu for your consideration of our support for this applicaf�on.
Respectfully,
����.y..�___;�
Laura&Brea Bohlander
540 Willow Dr S
Melanie Curtis
From: cinciy bowman �r
Sent Monday, September 12,2016 4:40 PM
To: Melanie Curtis
Sabject: Application 16-3864 500 Willow Drive So
Hi Melanie,
Cindy and I will try to attend the Planning Meeting Monday September 19th but are just getting badc[n town that
day.
In any case we are �n favor of the variance for application 1Cr3864 submitted by Peter Eskuche for Graham
Merry. We have no obJectfons.
Thank you,
Bill and Cindy Bowman
450 Willow Drive So.
i
E.":ty of(31'�reo
Attenti�n:Zonfng Staff and P��,"l�Il���C?l1�iS510.1�
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Item 7
Date Application Received: 7/20/16
Date Application Considered as Complete: 7/20/16 ���j
60-Day Review Period Expires: NA �
To: Chair Thiesse and Planning Commission Members y �
From: Mike Gaffron, Senior Planner F�kESHOQ'�`G`
Date: September 14, 2016
Subject: #16-3855, Eric &Andrea Larson, 690 Brown Road North
Scott& Jeanne Mabusth, 740 Brown Road North
- Sketch Plan Review
Zoning District: LR-lA, One Family Lakeshore Residential District (2 acres/200' width)
Property Area: 27 acres total
(20.9 ac. dry buildable reported by applicant, excl. wetland and buffers)
(23.8 ac. dry buildable - staff calc. excl.just wetland)
Application Summary: This is a sketch plan for a 27-acre property comprised of 2 t�parcels,
proposed to be developed into 25 single-family residential lots ranging in size from 15,000 s.f.
to just over 2 acres (gross including wetland). All lots are proposed to be served by municipal
sewer and water and an internal road system. The proposed plan would require rezoning and an
amendment of the comprehensive plan,as the properties are within Orono's defined Rural Area
in which the minimum lot size for new development is two dry buildable acres.
Staff Recommendation: While no formal action is required, this memo will serve as a
foundation for the Planning Commission's discussion with the applicants to bring to light
potential issues for discussion and issues to be addressed prior to submission of a formal
Preliminary Plat application.
List of E�ibits
Exhibit A. Application
Exhibit B. Applicants' Cover Letter/Narrative
Exhibit C. Applicants' Submitted E�ibits:
a. Letter from the Larsons
b. Sketch Plan
c. Existing Conditions and Development Constraints
d. Zoning Map
e. Sugar Woods vs Sketch Plan Density Illustration
f. MUSA Map
g. Comprehensive Plan Existing Land Use Map
h. Comprehensive Plan Proposed Land Use Map
i. Wetland Location,Mitigation and Restoration Map
j. Sanitary Sewer Map
k. City Water Map
1. Survey(wetland in review by MCWD)
m. Stormwater Management Concept Plan
Exhibit D. Historical and Current Airphotos
Exhibit E. Comp Plan Map 3B-1 —Defined Urban and Rura1 Areas
Exhibit F. Comprehensive Plan Excerpts
Exhibit G. Staff Sketch Shoreland Overlay District and 250' RPUD Prohibited Areas
r
16-3855
September 14,2016
Page 2 of 10
Background
The property under review includes two tax parcels on the east side of Brown Road North,
directly across from Sugar Woods, and includes lakeshore on Long Lake. The property is zoned
LR-lA, One Family Lakeshore Residential, requiring a minimum lot size of 2.0 dry buildable
acres and 200' lot width. The property has been zoned for 2-acre lots since 1967, and is guided
in the Orono Community Management Plan (CMP) for Low Density Residential Use (0.5-2.0
units per acre). The property has been located within the Metropolitan Urban Service Area
(ML7SA) since 2000, when much of the remaining non-sewered shoreland in Orono was
incorporated into the MUSA to allow existing and future lakeshore properties to be connected to
sewer to protect the areas lakes. The property is within Orono's defined Rural Area (see Map
3B-1) in which the minimum lot size for new development is two dry buildable acres.
Review Parameters
The proposed development is clearly a departure from the historic zoning of this site for 2-acre
single family rural residential use. For this reason, staff recommends that the Planning
Commission's review should proceed by considering the following two basic questions:
1. Is this property a location where the City should depart from the current zoning and
Comprehensive Plan guiding, and allow higher density development?
2. If so, what are appropriate standards for such a development?
While the applicants' submittals contain much information about the development they propose,
staff would note that there are a few minor inaccuracies in the technical details as presented, and
certain assumptions or assertions made in the applicants' narrative may not accurately represent
the intent or letter of the Zoning Code and Comprehensive Plan. Regardless, Planning
Commission's primary focus should be on whether the proposed type and density of
development is appropriate for this specific property.
Conformity with the Orono 2030 Community Management Plan Update
The proposed 25-lot subdivision on 20.9 acres (per Met Council calculation method excluding
wetlands and wetland buffers) would result in a final net development density of 1.2 units per
acre. While this is within the guided Low Density Residential range of 0.5-2.0 units per acre
(1/2-acre to 2-acre lots), it does not match the current and historic zoning of the site for 2-acre
minimum lot sizes (0.5 units per acre). Also, the property has historically been within the
Defined Rural Area of the City (CMP Map 3B-1) in which new development is expected to
occur with lot sizes of 2 to 5 acres.
Whether the City desires that this property be developed at the high end of the guided density
range rather than the zoned density is a critical point of discussion for Planning Commission
and Council to ponder.
The current 2-acre zoning and guiding as Defined Rural Area is consistent within the 0.5-2.0
units per acre range that is shown on the Land Use Plan Map. There is no edict that the City has
to allow development at every level within the specified density range. Except for the fact that
Met Council would not accept a Land Use Plan that does not specify density ranges for sewered
areas, Orono would not have defined ranges of allowed density. The City did so because Met
Council insisted that they need to have continuous ranges to determine compliance with their
density requirements. The irony is that Met Council calculates density capacity based on the
lowest density within each range. For the Low Density Residential range,they calculate capacity
.
• 16-3855
September 14, 2016
Page 3 of 10
based on the 0.5 units per acre (i.e. 2-acre lots) knowing that it is not a `given' that cities will
allow the higher density in those areas. The fact that the Low Density Residential range extends
up to 2 units per acre does not mean that a developer will be allowed to develop at the this denser
end of the range.
Within the areas of Orono included in the Low Density Residential land use category and within
the defined Rural Area are two zoning districts, LR-lA and RR-1B. Each contains historically-
developed neighborhoods with densities in the range of 2 units per acre. It was and is the City's
intent to preserve these historic neighborhoods within a rural setting. Preservation of that
character has been accomplished to date by not rezoning or re-guiding to more closely match the
existing lot sizes, because that would potentially allow for infill development which would
change the character of the neighborhood. The Low Density Residential guiding for 0.5-2.0
units per acre accommodates this existing development, but does not force the City to allow new
development at the higher density end of the range. It has not been the City's intent to begin
creating new pockets of higher density within the defined Rural Area. The City has no obligation
to provide every developer the `highest and best use' of a property.
Comparison to Su�ar Woods. The application materials suggest that the overall proposed
development is similar in density to Sugar Woods, which is directly to the west across Brown
Road. When comparing apples to apples, we would not exclude the wetland buffers from the
density calculation. Noting that Sugar Woods had no wetlands and therefore no wetland buffers,
the comparison is as follows:
Sugar Woods: 25 lots on 32.1 dry buildable acres = 0.78 units/acre
690-740 Brown Road N.: 25 lots on 23.8 dry buildable acres = 1.05 units/acre
Sugar Woods was approved for a rezoning from RR-1 B 2-acre minimum to R-1 A, 1-acre
minimum in 1988 - four years prior to Orono having a defined Shoreland Ordinance or
Shoreland Overlay District. That rezoning was pursuant to the 1988 Highway 12 Corridor
Study and Comp Plan Amendment which included that property but not any properties along the
east side of Brown Road. The lot sizes in Sugar Woods, which was platted as a Planned
Residential Development (PRD) range from 0.71 acres to 1.41 acres and average 0.92 acres. The
overall density including 5.78 acres of open space preserved in outlots and including the interior
road system, is 0.78 units per acre. It should be noted also that the stormwater pond at the NW
quadrant of Brown Road and Wayzata Boulevard was designed and constructed to manage the
stormwater runoff from the Sugar Woods neighborhood.
Development of 690-740 Brown Road at an overall density greater than 0.5 units per acre in the
defined Rural Area that is zoned LR-1 A and guided for Low Density Residential would be
inconsistent with the current zoning and land use plan. Per Map 3B-1, Sugar Woods is not in
the defined Rural Area; 690-740 Brown Road is in the defined Rural Area. The proposed
development would require a CMP amendment to reguide from Defined Rural to Defined Urban.
Met Council and Densitv. There are two pertinent density-related factors with regard to the
Metropolitan Council's policies and expectations that will impact this proposed development: 1)
Met Council's metro-wide expectation (read this as a directive) that new sewered development
will be at a density of at least 3.0 units per acre; and 2) in approving Orono's 2008-2030 CMP,
Met Council took into account that Orono guided specific carefully-selected properties for higher
density sewered development (3-7, 7-10, 4-15 and 10-15 units per acre) in order to offset the
long-planned sewered development at low densities in the Shoreland areas. In effect, the
16-3855 -
September 14,2016
Page 4 of 10
higher-density guiding of a select number of strategically located properties established a
numerical `buffer' which allowed properties previously added to the MUSA and guided/planned
for 2-acre minimum lot sizes, to be developed as historically planned.
Problematic for the immediate future is that in recent months two of those properties guided for
higher density development have been re u� ided via amendments of the CMP to lower densities,
and in fact the `buffer' established in the 2008-2030 CMP has functionally been eliminated. In
order to re-establish the buffer, Orono must reguide additional property for higher density. In the
meantime, any new proposed developments with density less than 3.0 units per acre and
involving connection to or extension of the sewer system, will not be approved by Met Council.
Non-approval means that they will not allow MPCA to issue permits for those sewer extensions.
The City Council is currently in the process of reviewing this issue. One application for
reguiding a property in Navarre for higher density has been approved by the City Council and is
pending Met Council approval. It is anticipated that action to reguide additional properties for
higher density will be forthcoming in the near future.
It is clear that the applicants' proposed subdivision overall will not meet the 3.0 units per acre
threshold. Even if this was to be considered as two distinct subdivisions as the applicants have
suggested (i.e. an RPUD element and a 2-acre subdivision element), neither would meet the 3
units per acre threshold. Therefore until the City re-establishes the density buffer, sewered
development at densities less than 3 units per acre is at a temporary standstill.
Conformity with Zoning District Lot Requirements
The property is currently zoned LR-lA, Lakeshore Residential District, which allows for single
family residential uses with a minimum lot size of 2 dry buildable acres. Under the current
zoning, the property could likely be developed with no more than 8-10 total lots. Development
of the property with lot sizes less than 2 acres in area requires a rezoning.
Additionally, the portions of the property within 1000 feet of the OHWL of Long Lake and
within 300 feet of Dickeys Lake Creek are within the Shoreland Overlay District. Approximately
23 acres of the 27-acre site are within the Shoreland Overlay District. The applicants' narrative
suggests that the portion of the property in the "Shoreland Overlay Zone" would remain LR-lA,
and the property outside the "Shoreland Overlay Zone" would be rezoned to RPUD. However, it
appears that what the applicants really mean by the "Shoreland Overlay Zone" is the portion of
the property that is less than 250 feet from the OHWL where RPUD rezoning is not allowed.
Neither the Shoreland Overlay District nor the 250' `RPUD prohibited' zone are accurately
depicted on the sketch plan submitted. See staff sketch, Exhibit G.
Excerpt from 78-626(1): "No properry located within 250 feet of the ordinary high water level(OHWL)
of a protected lake or tributary as defined in article IX of this chapter shall be rezoned to RPUD.
However,for a property that is partially located less than 250 feet from the OHWL and partially located
more than 250 feet from the OHWL, the portion located more than 250 feet from the OHWL may be
rezoned to RPUD at the discretion of the city council when all other requirements are met."
In relation to the RPUD standards, there are specific guidelines for detached single family
development in Zoning Code Section 78-626(8). Section 78-626(16) provides for flexibility in
RPUD standards. The application narrative suggests that minimum lot standards for the RPUD
portion of the development will be met; a cursory review of the 18 lots that are smaller than 2
acres confirms that minimal if any flexibility would be required.
� 16-3855
September 14,2016
Page 5 of 10
Applicants propose that 7 of the 25 lots, i.e. those abutting Long Lake or the Creek, be developed
under LR-lA 2-acre zoning standards. The Zoning Code requires that lot acreage in the 2-acre
zones be contiguous dry-buildable. The definition of"lot area, minimum" specifically addresses
the categories of"rural zones not served by sanitary sewer" (requiring two acres of contiguous
dry buildable land) and "urban areas served by sanitary sewer" (requiring no more than 1/2 acre
of contiguous dry buildable land) but does not address the category of properties that are rural
zones served by sanitary sewer.
Under the LR-1 A standards, each lot must contain two contiguous acres exclusive of wetlands.
The acreages reported on the sketch plan for Lots 1-6 and Lot 25 appear to include wetlands and
non-contiguous acreage. Each of these 7 lots appears to be lacking in dry buildable acreage, dry
buildable contiguity, or both. The definition of Lot Area, Minimum appears below.
Lot area, minimum, means minimum area required for each proposed lot as prescribed in chapter 78.
In rural zones not served by sanitary sewer, each lot must contain a minimum of two acres of contiguous
dry buildable land exclusive of wetlands, public and private rights-of-way, vehicular ar pedestrian
easements, surface areas below the ordinary high water mark of any surface water or areas at or below
the floodplain elevation for a specific property.All rural lots must comply with chapter 58, article II. In
urban areas served by sanitary sewer,each lot must contain contiguous dry buildable land equal to the
minimum areas as prescribed in chapter 78 or half-acre, whichever is less(exclusive of public and
private rights-of-way, vehicular or pedestrian easements, surface areas below the ordinary high water
mark of any surface water wetlands or areas at or below the floodplain elevation for a specific property),
and have legal access to the building site without encroachment of a wetland or floodplain area.
In discussions with the applicants' former attorney, he argued that absent any mention of
standards for rural zones served by sewer, the requirement for dry buildable contiguity does not
apply. To take that one step further, we assume he concludes that the only portion of the
definition of"Lot area, minimum" that does apply to the Larson property is the first sentence:
"Lot area, minimum, means minimum area required for each proposed lot as prescribed in
Chapter 78".
The current definition of"lot area, minimum" is virtually unchanged from when it was adopted
in 1984. At that time, per the 1980 Community Management Plan, the boundary between the
defined Urban and Rural Areas was established as being consistent with the MUSA line, and the
MLTSA incorporated the higher-density zones (1/2-acre and 1-acre minimums) plus a few
existing rural-zone higher-density housing clusters retrofitted with sewer. During the 1980s and
1990s many such"rural clusters" were retrofitted with sewer, but none were rezoned to an urban-
density zoning. As retrofitting of existing neighborhoods progressed, sewer lines necessarily
passed properties that were further subdividable. It was a conscious decision when the City
brought much of the unsewered Rural Area Shoreland into the MUSA in 2000 to not rezone
subdividable properties for higher densities. The City's goal was and is to protect the City's
lakes by providing municipal sewer within the Shoreland, by maintaining the low densities that
have been in place for decades, and by preserving wetlands and floodplain areas.
Did the City fathers intend that the defined Rural Areas should be subjected to urban zoning and
urban development standards once sewer was provided? Staff thinks not, given that the City has
not rezoned to urban density any of the "rural clusters" that were retrofitted with sewer over the
past three decades. However, if one assumes that the onlv reason to have a 2-acre "conti uous
dry buildable" requirement was to accommodate septic systems near the homes they serve,
perhaps the opposite conclusion has some validity. This assumption is untested. Staff's default
16-3855 •
September 14,2016
Page 6 of 10
position based on past City actions is that the LR-lA lots must contain at least 2.0 contiguous
acres of dry-buildable land.
Relationship to Surrounding Development
The proposed RPUD element of the proposed subdivision would not appear to be similar in
character to surrounding development. To the immediate west in Sugar Woods across Brown
Road, the average lot size is 0.92 acres; the average lot size of the 17 small RPUD lots proposed
by the applicants is 0.39 acre. To the immediate south of the property is a single-family
residence on a long narrow 2.9 acre lot. Beyond that, in the City of Long Lake are the West
Shore Townhomes and the Lake Community Bank. To the southwest is the Orono Woods Senior
Housing residence. To the immediate north, across the creek from the proposed LR-lA lots, are
single family homes on 2-acre lots developed in the 1970s.
The applicants' narrative suggests that the small RPUD lots create a transition from the higher
density development to the south. Whether such a transition is necessary or appropriate at this
location is a topic for discussion.
General Site Characteristics
The site is rolling and wooded, containing large open meadows as well as areas of dense woods,
with wetlands along the creek and along the shore of Long Lake. Historical airphotos indicate
the property was mostly open fields until the 1960s; the wooded areas have developed over the
past half-century.
Lot Layout and Lot Standards
The proposed layout of the site is dictated by a number of factors, including the lake, the location
of the wetlands and creek, topography, and the applicants' desire to establish a range of housing
styles and options compatible with the surrounding development.
The LR-lA standards for yard requirements are as follows:
- 50' front and rear
- 30' interior side
- 50' side street
Long Lake is classified as a Recreational Development Lake; setback from the OHWL for
sewered structures is 75'. The structure setback from the creek is also 75 feet, although the
sketch plan shows it incorrectly at 50 feet. Preliminary plat submittals would have to verify the
location of the creek bank and the OHWL of Long Lake, and MCWD confirmation of wetland
boundaries is required. Minimum City-required setback from wetland is 35', or if MCWD-
required wetland buffer exceeds 25', minimum City-required wetland setback is buffer width
plus 10 feet. It would appear that the 75' creek setback will have a major impact on the
buildability of Lot 3, and the wetland setback will substantially impact Lot 6 as depicted on the
sketch plan.
The proposed RPUD lots (Lots 7 through 24) appear to meet the required lot area, width and
setback standards as follows:
- Lot area: 15,000 s.£ - Lot width: 90 feet
- Lot depth: 125 feet - Front setback: 25'
- Interior side setback: 10' - Exterior/local street setback: 35'
- Rear: Lesser of 40' or 20% of lot depth
• 16-3855
September 14,2016
Page 7 of 10
Conceptual house pads depicted range from 3600 s.f. to 4200 s.f. Of the 5 RPUD lots abutting
Brown Road, 3 lots are depicted as having a side setback of 35' to Brown, the other two have a
40'+ rear setback to Brown Road. For comparison, all but two existing homes abutting Brown
Road North from Wayzata Boulevard to County Road 6 are set back at least 50 feet from the
Brown Road right-of-way.
Site Grading
At this sketch plan stage no grading plans have been submitted.
Road Layout and Standards
A question for discussion is whether the road system serving the proposed development should
be public or private. The CMP Transportation Plan in Urban Transportation Policies states:
1. Local streets in the urban area will be owned and maintained by the City. Because the land
use and street use density of the urban neighborhoods is relatively high, the City will provide
public street access to all urban properties. City responsibility for proper maintenance levels will
ensure passable, all-weather streets available at all times for emergency vehicles and for general
public ingress and egress.
Under the concept plan as proposed, a portion of the site would become urban in character, while
a portion would remain rural. This begs the question as to whether the road system serving the
entire development should be public or private - an issue for discussion. With the overall density
of the proposed development, it would follow that the road system should be public. However,
given that recent urban-density developments have been directed by the Council to be served by
private roads (i.e. Oliver Hill, and pending Eisinger Meadows) the applicants are prepared for the
road system to be private. As proposed, the road system will serve only this development and
has no potential to be extended to serve other neighboring properties in the future.
At this sketch plan stage, road designs have yet to be established. The City's minimum paved
width standard for a private road system serving the number of dwellings proposed is 28'; for a
public road, the minimum paved width would be 32'.
The City's standard for maximum length of a cul-de-sac road is 1000 feet. This standard would
be met as a result of the second access to Brown Road. The establishment of two road entrances
and the road connection at the center of the site eliminates any cul-de-sac length concerns.
However, the easterly cul-de-sac would have to be relocated to be at least 75' from the creek; as
depicted, about half of the cul-de-sac would be less than 75' from the creek.
In the current plan, curb and gutter would likely be required in order to manage stormwater for
some portion of the internal road system. Street design and grading information is required at the
time of preliminary plat for City Engineer and Fire Marshal review.
Road Improvements and/or Easements Needed
Due to the density proposed, staff would conclude and recommend that the roadway system be
publicly owned and maintained. However, if the road is deemed to be private, the City will
require a Road, Drainage and Utilities Easement over the private road, which should be platted
as an outlot and designed and built to City private road standards. Standard perimeter drainage
and utility easements around all property boundaries as well as conservation and flowage
easements over the delineated wetlands will be required. At the time of preliminary plat review,
the City Engineer will determine whether any improvements to Brown Road, such as turn lanes,
might be necessary,
16-3855 '
September 14,2016
Page 8 of 10
Parks, Trails, Sidewalks
There is an existing trail along the west side of Brown Road. The CMP does not suggest any
plans for a future parallel trail on the east side, and all other lands along the east side are fully
developed with no trail easements in place.
RPUD standards require that 10% of the development site be provided as a private recreation
area or open space to serve the residents of the development. The site as designed would appear
to have sufficient open space to meet this objective. The applicants have suggested they would
place a 10' trail easement along all interior roadways to help meet the 10% goal. Planning
Commission should consider what other types of recreation space, if any, would be appropriate
within the development.
Park Dedication
In addition to the RPUD requirement for creation of a private recreation area to serve the
development residents, the City Code requires dedication of 8% of the land as public park, or
payment of the equivalent value in cash. Assuming the City Council finds no need for a public
park at this site, payment of the standard Park Dedication fee for 23 new building lots (credit for
two existing homes) would be appropriate; the current fee ranges from a minimum of$3,250 to a
m�imum of $5,550 per lot, for a potential total fee of $74,750 to $127,650. The subdivision
proposal should be reviewed by the Park Commission once a preliminary plat application is
filed.
Stormwater and Drainage Improvements & Fees
The applicants are proposing a stormwater management system incorporating a variety of
methods including water re-use, pervious pavers, raingardens, ponding and sand-iron filters to
result in an improved quality of runoff entering Long Lake. See Exhibit C-m. Ponding areas
will require the establishment of easements and the ponding areas will not be creditable as dry
buildable area. Stormwater management will be subject to City and MCWD review and
approval.
RPUD development is subject to a m�imum hardcover per lot of 50%. It is anticipated that
even the smallest lots will not have any need to exceed this limit.
The property will be subject to the Stormwater and Drainage Trunk Fee. Final calculation of the
fee should be based on the final lot count and density. If for example the division of zoning
results in seven 2-acre lots at $4,030/acre and eighteen smaller lots averaging 1/3 acre at
$7,275/acre (2016 Fee Schedule), the estimated Trunk Fee would be:
(14 ac x $4,030/ac plus 6 ac x $7,275/ac)_ $56,420 + $43,650 = $100,070.
Utility Locations/Availability/Assessments/Connection Fees
Municipal gravity sewer and water utility mains are available in Brown Road across from the
southwesterly corner of the property, and subject to City Engineer review should have adequate
capacity to serve the additional homes proposed. The property has not been previously assessed
for sewer and water; the project is outside any established S&W assessment district. Because the
developer will be installing sewer and water systems to serve the development at the developer's
expense, no additional sewer and water connection charges ("local SAC and WAC") are
anticipated as of this writing. Water system looping and capacity for fire protection are some of
the factors that need to be addressed by the City Engineer. It is assumed that all utilities will be
underground and located within the right-of-ways.
' 16-3855
September 14,2016
Page 9 of 10
Wetlands on Site and/or Impacted
The property contains 4 areas that have been delineated as wetland; confirmation of the
boundaries of those wetlands is pending MCWD review. The smallest of the four is potentially
an 'incidental' wetland and likely would be mitigated on site. A linear wetland near the center of
the property is a possible candidate for restoration. The two major wetlands, in the NW quadrant
of the property and at the lakeshore, would be protected as-is, subject to MCWD buffer
requirements and City of Orono conservation and flowage easements. The MCWD would be
involved in establishment of any wetland mitigation requirements. The City will require a
minimum structure setback of 35' from the wetland boundary, plus 10' additional where the 35'
setback would be less than 10' from a MCWD required buffer.
Tree and/or Woodland Impacts
Approximately half of the site is wooded, with most of that growth occurring in the past 50
years. A tree survey will be required as part of the conservation design process. Substantial
woods along the upland-wetland boundary near the lakeshore is likely to impede views of the
lake for Lots 1-2-3 as currently depicted, and staff would expect the owners would be wanting to
remove portions of that to gain lake views from new homes.
Conservation Design
The developer is advised that this subdivision will be subject to the City's Conservation Design
Ordinance. The property will be reviewed in terms of the Rural Oasis goals and policies which
have been approved by the City Council and are supported within the ordinance. The
preliminary plat application should include a complete conservation design analysis of the entire
site for review.
Archaeological Site Proximity
Staff is unaware of any archaeological sites within the property; the applicant should contact the
State Historic Preservation Office (SHPO) to confirm.
Summary of Issues for Consideration
Staff suggests that the primary focus for consideration and discussion by the Planning
Commission should include the following topics:
l. The property has been zoned and guided for 2-acre single family development for many
decades. The current Land Use Plan guiding for Low Density Residential Use by
suggesting a density range of 0.5-2.0 units per acre was established to reflect the various
historic densities of development within the defined Rural Area, but was not intended to
direct that land historically zoned for 2-acre lots should be changed to higher densities.
The City specifically guided certain carefully-selected properties for higher density in
2010 to meet Met Council goals; this was not one of those properties. Therefore, the
proposed development is a significant departure from the historic planned development
pattern for this site. Does Planning Commission find compelling reasons to support the
proposed higher-density use?
2. If higher density for a portion of the site is deemed to be acceptable, is Planning
Commission comfortable with the 15,000-20,000 s.f. lot sizes generally proposed in the
RPUD portion of the site? Do these lot sizes provide a reasonable transition between the
rural2-acre lots to the north and the variety of development types to the west and south?
Or should a different RPUD lot size be required? Is such a transition even necessary?
16-3855 -
September 14,2016
Page 10 of 10
3. Portions of the property located less than 250 feet from the creek or less than 250 feet
from the OHWL of Long Lake are not eligible to be rezoned to RPUD nor are they
subject to flexibility in terms of lot standards. Applicants are requesting that these areas
be included in the RPUD rezoning in order to allow flexibility due to the physical
limitations of the site. Does Planning Commission find any reason to vary from this
RPUD prohibition?
4. Due to the number of units to be served; the proposed overall density of development;
and the use of municipal sewer and water systems, it could be argued that the road system
should be public. Applicants are prepared for the road to be private. Planning
Commission should discuss the merits of this being a public or private road.
5. Planning Commission should discuss whether this development should be required to
create the RPUD standard 10% private recreation area, and whether the proposed internal
trail system would satisfy that requirement.
6. Can Planning Commission identify any other topics that should be addressed regarding
this concept plan review?
Sketch Plan Review Parameters
The goal of this review is to provide the developer with an overview of the pertinent CiTy
ordinances and how they affect the proposed plat, and to discuss the strengths and weaknesses of
the proposal. The above "Summary of Issues for Consideration" reveals a number of issues with
the proposed plat and should provide direction to the applicants regarding the plat. Planning
Commission should review each topic and identify any issues to which the developer should pay
special attention.
As a sketch plan review, any comments or suggestions to the applicants are non-binding but will
be extremely helpful as the applicants move forward. Because the concept technically is a
departure from the current zoning and CMP density guidelines for development of the site, this
sketch plan will also be presented to the City Council for comment.
� PC Exhibit A
c�ty of orono �
Subdivision Application �
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Sfr�ef Add�ess: . AppAcation# '
2750 IGetley Parkway I
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PROPERTY tNFORMATI�Id: ����� ��
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Property Identification Numbe�(PfN):3�-I(8-a3-�a-000�� 34"l l��'23 "(2'poaZ.
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Date Property Acquired(month/year): IO���1�`1 ���� �l Abstract ❑Torrens(Please check one}
Present use of property: t�'f2estdentlal;number of Un�ss z-
❑ dther(specffy)
Zaning District: L�" �-l�
APPLICANT/AGENT INFORMATION: (Complete lega!names and marifs!stafus r�quired for each Interssted party)
Name(s): �h��=
Phone(primary):
Address:
CEmail:
� PROPERTY OWIVER INFOF2�JiATION: (� check t►ere if property owner is same as a,�gpIicant ,,�"j�
(Complete legal names and ma�`fal sfatus required f�r each interesfed party) J c�F"'1e /�� t'{a-o`c5'�
Name(s): �t 3'oN L�r�Sc�rJ (AivoJcn+dl 5.�,�aAR�+4 L�/tQSosJ tO�\Iavc��S�l7 ..� ts.��s
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EXISTING LAND USE: �
Number of Tax Parce{s:
Developmen#Size: Z J `1� Acres Dry Land
�. �f� Acres Wet Land
�� Acres TO7AL,all parcels
PROPOSED LAPI�USE:
El Qivisbn for Tax Purposes
�Subdivision for New Building Sites
Number of Building Sites: ExisUng Units: Z
New Units: 23
Total Units: 2 S
Proposed Grass Density �� �3 Units per � acxes
Minimum Lot Size; C��r,"���'` , �/��� Square feet dry buildabte land
Proposed Use(check)1�,�2esidentlal ,S,rj f� Fµw~•�y
� Other(specify}
SubdlWsion fl�plkation—Jenuary 2016
Page 3
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APPUCANT/AGENT AND/0R PFtOPER7Y OWNER:
• Agree io provide ail infomiaGon required or requesfed by the Plannin9 Department {
. Agree to pay addftional fees (staff tlme not covered in the original fee payrnent)andlor consultant expenses incurred in
revlew of this appiication,and
. Certify that the information supplied is true and correct to the best of his/her knowledge. The apptic�nt and owner
recognize that they are sole[y responsible for submitting�complete application being aware that upon tailure to
do so,the staff has no alternative but to reject tt unti!it is camplete or to recommend the request for deniat of�e
request regardless of its potential merit
. The Owner hereby acknowiedges and ag�ees to ihis application and further authoriaes reasonable entry oMo the property
by City Staff, consultants, agents,Commission and Councfi Members for purposes of investigetlon and verlficaUon of this
request.
. Applicant andlor Owner gcknowledge they must be present at all schectuled review meetings of the Planning
Commission and Council. If an applicant and/or ownor is unabie to attend a scheduled meeting, please make
arrangements to have an autt►orized representative attend in place of the appticenUowner and atlWse the CKy Planner
ass{gned to your project.
ApplicantJAgent Signature: 5�}y1� Date:
�
_�: Applicarit/Agent Signature:� Da#s:
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" Property Owner Signature: Date: � aOl'�
Rroperty Owner Signature: _,�„_ Date: �
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Subdivision App(katlon-January 2016
Pege 4
PC Exhibit B
Rose A.Lorwng,Ownar
Pulse Lsnd Group,Jne. �J� �" �, i `
ReCREATE Real Estate.LIC. LAND � �,� �� �. '��, � �
T(952)457-7b41 F(612)435-4901 ��P s e R� E 51 A i F
P.O.Box 964 Wayzata,MN 55391 �^�
puiselandgroup.com
rec reat�I�x u rv h o rrNs.co m
Sketch Plan Submittal Information
Technical Information 1 Site Characteristics
Land Owners: Eric and Andrea Larson (690 Brown Road N), and Scott and Jeanne Mabusth (740 Brown Road N)
Acreage: Gross Acres 27(2 PID's), Buildable Acres 20.92 per Met Council net acreage calculations
Number of Proposed Lots: 25, see Sketch Plan (Exhibit B)
Comprehensive Plan Existing Land Use: Low Density Res 0.5-.2 units per acre
Comprehensive Plan Proposed Land Use: Low Density Res 0.5-.2 units per acre
Sewer Staging: MUSA since 2000 (Exhibit F)
Currenf Zoning: LR-1A(Exhibit D)
Proposed Zoning:LR-1A in Shoreland Overlay Zone and RPUD outside of Shoreland Overlay Zone
Existing Conditions: See Existing Conditions and Development Constraints Map (Exhibit C), Survey(Exhibit L)
Sewer and Water. Both sewer and water infrastructure are available at and near the Property in Brown Road
(Exhibit J and Exhibit K)
Existing Home: To the extent possible, Owner wishes to keep existing home and accessory structures
Surrounding Uses:
• North: "The Farm at Long Lake"subdivision, 2 acre lots average
• South: A single Orono single family property, then a mix of uses, City of Long Lake beyond (State Bank of
Long Lake, Townhomes, Commercial, Lakeshore lots 6,000-10,000 square feet)
• East: Long Lake
• West: "Sugar Woods" PUD Urban subdivision with sewer and water, 0.75 acre to 1.25 acre lots, and Orono
Woods Senior Apartments and Commercial on Wayzata Boulevard
LAND DEVELOPMENT PLANNWG � HOME CONSTRUCTION � PROJECT MANAGEMENT � ACQUISITIONS • SALES
www.pulselandgroup.com www.recreateluxuryhomes.com
Consultants
Kevin Teppen, Westwood Engineering (Site Design, Engineering) 952-697-5735
Tom Miller, Westwood Engineering (Storm Water Design) 952-697-5730
Tom Goodrum, Westwootl Engineering (Land Use Planner) 952-906-7425
Rose Lorsung, Pulse Land Group/ReCreate Real Estate(Planning, Real Estate) 952-457-7641
Todd Ullom, Sambatek(Wetlantls) 763-259-6015
Gerald Duffy esq., Monroe, Moxness & Berg PA(Legal) 952-885-1280
Narrative
A. Introduction 1 Key Points
Please accept this application for Sketch Plan review for property located at 690 Brown Road N and 740 Brown
Road N (the"Property") owned by Eric and Andrea Larson, and Scott and Jeanne Mabusth respectively(the
"Owners"). The Owners intention is to market and sell the Property to a single developer who will make a formal
application for Preliminary Plat and Rezoning in the near future. Prior to that, the Owners wish to discuss the
attached Sketch Plan (the"Plan")with staff, Planning Commission and City Council in order to get initial feedback
for final plan preparation.
The Plan attached is the result of several years of Property investigation, planning and design. The Owners wish to
present a very high-quality design that will support high-end luxury custom homes. The Owners wanted to present
a plan that met all ordinances for a sewer and water MUSA development, and the goals and density assignetl to the
Property in the Comprehensive Plan. The Owners understand that the Sketch Plan review purpose is to gather
feedback and discuss with the City staff and policy-makers how a meaningful development can occur on the
Property. We believe strongly that the timing is right for the development, the design of the Property is thoughtful
and that the goals of the City align with the goals of the Owners.
The following are the key points the Owners wish to present along with the Sketch Plan for consitleration:
1. The design of the site was considered only after careful environmental analysis. There will be no additional
phosphorous entering Long Lake.
2. The intent is to use as much conservation, restoration and low impact grading and tree antl wetland
preservation as possible while allowing the density shown.
3. The design kept the integrity of large lots atljacent Long Lake and along the north lot line which abut existing
large lots.
4. The submitted Plan is in keeping with the neighborhood development patterns and provides a natural
transitional from Long Lake to Sugar Woods and the higher density and commercial uses to the south and
southwest.
5. The Property will be served with City sewer and water.
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6. The Owners wish to work with the City and Minnehaha Creek Watershed District through the RPUD process to
create a sustainable development using a Low Impact Design model for Engineering, Storm water, and
Shoreline protection.
7. The Owners have analyzed the wetlands on the Property antl have come up with the beginnings of a mitigation
antl restoration plan that is in process of review with the Minnehaha Creek Watershed District. There is a huge
opportunity with the development to enhance the wetlands and upstream from Long Lake and treat water
coming into the site from Dickey Lake. The latest technology in storm water treatment, low impact development
etcetera will be used.
8. The Owners wish to ensure that all homes will be custom single family homes and that there are future
covenants that protect the shoreland, viewsheds, size of homes,future resale etcetera.
B. Environmental 8�Civil Engineering Analysis
The property was fully surveyed including all existing conditions and topography(Exhibit L). The Owners have not
prepared full engineering plans yet as they seek comment on the Plan first. However, the Plan was prepared by
one of the very best site planners in the Twin Cities and all factors were accounted for when preparing a preliminary
plat including topography, drainage, zoning,trees,wetlands, shoreland, creek, access, siting and viewsheds
etcetera. The site consists of many highly amenity elements such as Long Lake, Dickies Creek, trees and wetlands
that have been incorporatetl into the plans. However, many of these amenity values are currently degraded due to
invasive species such as cattails and buckthorn and past erosion problems which will be improved as part of the
proposed development. As part of the Preliminary Plat application the Owners will be doing a comprehensive
ground cover analysis and restoration planning to improve the natural qualities of the site and improve the current
degrading environmental conditions.
There currently is a wetland delineation and MnRAM analysis plan into the MCWD for review. Wetland 3 as an
area of restoration potential. The Owners wish to explore a restoration and mitigation plan and look at getting credit
for the basin (approximately 0,18 acres)that is restored. Wetland 4 is potentially an incidental wetland and could
be mitigated on-site. If Wetland 4 is eliminated, which is 0.07 aces, then we should be able to get all of the
mitigation that we need from Wetland 3. If necessary, we can restore a portion of Wetland 2 but since that carries
over to a neighboring parcel it won't be as easy to restore unless we work with that owner. The Owners look
forward to a more thorough study of the wetlands and all natural features during the preliminary plat stage of
development including a tree analysis, further wetland and shoreland analysis etc.
C. Site Plan 1 Evolution of Design
The proposed plan was developed after very careful consideration of the natural environment of the property. The
Property has lakeshore on Long Lake, land on Dickies Creek, several wetlands adjacent to both water bodies,
areas of trees and some higher slopes. There is also a large single family home on the property which the Owners
intend to keep and make part of the new development.
The consulting team analyzed the site for soils, wetlands, trees, topography, creek and lakeshore with all
corresponding state and regional environmental standartls. The team then reviewed the city's zoning code, m
comprehensive plan and relevant development standards and polices related to this site for an urban sewered �
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MUSA development. Next we looked at the surrounding neighborhoods and past actions that created and defined
the character of this area in Orono.
The owners wanted to present a Plan that met all city code; setbacks, lot sizes, buffers etcetera and met the
character of area. After our review it was determined that using the RPUD was a tool to achieve the best possible
development layout. The RPUD zoning creates the tiers we show on the Sketch Plan. The owners understand that
all property within 1000 feet of the Ordinary High Water is in the Shoreland Overlay zoning district. The RPUD
zoning district designates how to break up targe acreage properties (note dashed line on the Sketch Plan)that have
buildable land outside of the shoreland lots. The RPUD zoning tlistrict allows land 250 feet from the Ordinary High
Water to be rezoned to RPUD which then allows 15,000 lots. The owners then followed the RPUD zoning with
respect to lot sizes, setbacks and transition from the 2-acre zoning etc.
By using the RPUD we were able to create two types of lot sizes for the Property; which actually makes for a very
lovely development with varying size lots. We created the shoreland lots that meet the LR-1A stantlards and
complimented them with RPUD lots that transition the site from lakeshore to lots that are similar in size and
character as Sugar Woods. The proposed subdivision also creates a nice transition from the commercial activity to
the south and within the City of Long Lake plus the high density apartments to the southwest.
It is the size of the site that allows us to create a development that respects Long Lake and the rural character that
surrounds it plus create a neighborhood that matches the existing lifestyle along Brown Road. The size and natural
features of the site also allows for the improvement to the degradation of the natural features antl the ability to limit
negative impacts to the lake. The ability to create complimentary but individually unique lots within one site
achieves the diversity a single developer desires for the land along the lake and the land along Brown Road.
Due to our develop approach we were able to include the Scott and Jeanne Mabusth prope�ty, located in the
northwest corner of the plan. By incorporating the Mabusth site we were better able to provide a rural transition to
the neighboring lots to the north and maintain the character of the homes along Brown Road through the full
extension of the Sugar Woods neighborhood.
The proposed subdivision was designed to meet city zoning urban standards. The lots are at the required size for
the LR-1A along the Shoreland and of the RPUD along Brown Road, City required setbacks were incorporated for
buildings plus the creek and lake. The Plan presented does not take any zoning liberties despite using the RPUD
as a new proposed zoning. Our request to utilize the RPUD was simply to create a transitional and environmentally
improved subdivision. The RPUD allows us to meet the purpose of the city codes and polices by shifting things
around a little bit in order to create the best development for this Property.
The following are two types of single family lots in the Plan:
1. LR-1A Lots-2 Acres pursuant to City Code for all area of the Plan in the Shoreland Overlay
Zoning District(Dickies Creek and Long Lake)
i. Front Yard Setback 50 feet
ii. Rear Yard Setback 50 feet
iii. Side Yard Setback 30 feet
2. RPUD Lots—Minimum of 15,000 SF pursuant to City Code (All areas within 250 of the Ordinary �.
High Water pursuant to code for large acreage MUSA properties) �
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i. Front Yard Setback 25 feet
ii. Rear Yard Setback 40 feet
iii. Side Yard Setback 10-15 feet
The Owners wish to work with the City using the rezoning to RPUD as a tool to create an improved development.
We feel there are several opportunities to enhance the development including but not limited to:
1. Allowing flexibility with exact lot sizes to create the best size and style of lot in the best location on the Property.
Where there are natural resources present, we feel the lots should be kept large and the house pads shouid be
created around those features while protecting them. Lot's 4, 5 and 6 all follow the LR-1A ordinance with
respect to size, setbacks, width and depth but those strict rules don't create the best configured lots. We wish
to explore a better layout for those building pads by perhaps allowing some wetiand buffer averaging to
increase the tlepth of the building pad and in exchange restoring Wetland 3 in the middle of the site.
2. The existing house has a large pool and has lake access with one dock. The Property has enough shorelantl
frontage for a total of 3 total lakeshore lots while retaining the existing house as a lake view property. All three
lakeshore lots exceed the 2 acre zoning requirement and meet the minimum lot width at shoreline. Lot's 1 and
3 are far greater than 2 acres in size. When applied directly, the LR-1A and Shoreland Overlay zoning district
zoning requirements make for not the best lakeshore lot layouts. The strict compliance forces the loss of the
pool at the existing house in order to obtain three new lakeshore lots for building sites. With the RPUD
process,the Owners wish to discuss moving some of the lot lines around slightly to create no more lakeshore
lots but instead save the pool and provide for better house placement on the three new lakeshore lots being
createtl.
3. The Owners wish to explore the idea of rezoning the entire site to RPUD as opposed to only the portion outside
of the 250 feet from the Ordinary High Water. The Owners presented the Plan showing two different zonings in
order to meet the Shoreland requirement of no rezoning in that area. Again, the Plan as drawn is a good plan
but it isn't the best plan. A rezoning of the entire parcel to RPUD will allow for the best design and flexibility to
achieve all City and owner goals for the development.
The Plan shows a new road configuration with two cul-de-sacs. The proposed width of the road is 50 feet. The
Owners wish to discuss the nature of the road and are open to a rural ditch section private road possibly with a trail
system throughout the Property. The Plan also shows a 10-foot private trail easement along all roadways to
partially fulfil the RPUD required 10% private recreation area.
D. Comprehensive Plan Conformity 1 Density Considerations 8�Comparisons
We understand that the site is defined within the Rural Area. In review of the city's development standards and
policies it is apparent that the importance of rural development is to protect the natural environment of the City,
especially Lake Minnetonka, antl preserve the existing character of the City. By having larger lots there is less hard
cover and development pressures that negatively impact the Lake. Our proposal is to develop the site to remain
rural adjacent Long Lake and transition to a more urban feel along Brown Road. We believe our request is �
reasonable and conforms to the Comprehensive Plan due to the following: �
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• The proposetl plan will provide better stormwater and phosphorous control than a Rural Area tlesign
• The Character of the area will not be altered due to the project but complimented with similar style lots, both
along the lake and along Brown Road.
• The site abuts the Urban Area designation and is across from Sugar Woods, a similar style development.
• The site borders the Urban Area designation to the west, Long Lake to the east, commercial properties and
high density to the South and Southwest
• The site is within the MUSA and easily accessible to sewer and water services.
• The site is within the Developing Area designation of the Met Council
• The site is within the Low-Density designation of Orono's Land Use Plan and not within the Rural designations
• The development is at the low end of the density range for low density residentiai
• There are several subdivisions within the Rural Area that are as developed or more developed than the
proposed plan.
The Comprehensive Plan guides the Property"Low Density Residential." This land use designation has a
corresponding density of 0.5 units per acre to 2 units per acre. The Property(including both PID's) has a total gross
land area of 27 acres and a buildable (net area)of 20.92 acres. Density is calculated on the developable or net
acres of land on the Property.
The total number of housing units that this Property could support while complying with the Comprehensive Plan is
40 total housing units. We understand that the city's Comprehensive Plan and its policies will determine what is the
appropriate density for the site. Because of the property's unique and limiting factors such as creek, lake and
wetlands; we realize that a far less number of lots are best suited for the site. The property, and the market alike,
desire less density and therefore the Plan shows 25 lots. The large lots on the lake and creek will maintain the rural
character of the lake and the land to the north while the remaining land will transition to smaller lots to complement
the existing development along Brown Roatl.
The overall density, in gross calculation, is near the same as Sugar Woods across Brown Roatl, which is a very
successful PUD development. In order to assist in untlerstanding our proposed density, since there are a variety of
lot sizes, the Owners have put together an illustration (Exhibit E)that compares Sugar Woods to our Plan. We
understand that Sugar Woods was developed at a much different time than current codes and that it contained no
wetland nor does it provide stormwater, open space or environmental improvements. Our comparison is strictly to
demonstrate the similarity in density between the two sites.
Sugar Woods across the street: 32.1 gross acres (approx.)with 25 lots= 0.78 units per acre [in
MUSA, labeled urban, has sewer and water, no wetlands and no storm water management, in the
Shoreland Overlay of Dickey Lake, great tree preservation, luxury homes)
Our Plan: 27 gross acres(approx..)with 25 lots=0.93 units per acre [has wetlands we will restore
and enhance, Dickey Creek and Long Lake we will improve with enhanced Storm Water
technology, has trees we will work towards saving to the extent possible]
The proposed project will meet the environmental goals of the Comprehensive Plan and the Community
Management Plan by implementing stormwater techniques that minimize phosphorus runoff and provides
restoration to the degraded natural features within the site. By resolving the environmental concerns of the �
Comprehensive Plan we believe that the density concerns, as raised in the plans, are also resolved. The site is �
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large and can support both the rural characteristics along the lake and the residential characteristics along Brown
Road. The proposetl plan provitles good transitionai development to all of the surrounding land uses.
The Comprehensive Plan is fluid and non-binding. As directly stated in the introduction of the Pian;
"In the best sense of the word, this document is to be used as a guide or plan for
reference and assistance in future decision-making by citizens and public officials."
The city has recognized this flexibility as it supported several comprehensive plan amendments since the atloption
of the plan, including the re-designation of the 142-acre Lakeview Golf Course from Park&Open Space to Rural
Residential. The other amendments consisted of changing density and adding individual lots to the MUSA for failing
septic systems. We believe that our proposal deserves to be considered under the guidance of ineeting the
environmental policies of the City and maintaining the existing character of the surrounding area.
E. Housing Product/House Siting Details
The housing vision for the Plan is all custom luxunr homes of various sizes. Once a formal grading plan is created,
the final developer/buyer will determine which lots will be full basement, lookout and walkout lots. Regardless, all
homes will be fully custom homes. Some will have front facing garages while others will have side-loaded garages.
The pictures below for the types of lots are examples of styles of homes that will likely be present but by no means
are there any specific builders selected yet. There could be all one builder but likely there will be a few builders for
the Property. This will be a high-end exclusive community. There will be covenants protecting all lots and all
natural resources that are being saved and restored. A typical builder for these lots that the City would recognize
would be Stonewood or Charles Cudd or Norton Homes. These are the types of local builders that the Owners
believe will be building at the Property.
The house buildinq pad areas vary greatly by the lot but all meet City Code. Here is an example of each style of lot
for house siting (housing pictures don't depict any actual houses to be built-examples only);
1. LR-1 A Lots—
i. On Long Lake approx.
140 feet wide by 150 feet
deep which would allow
� for 6,000+square foot
; home
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home
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F. Conclusion and Process/Next Steps
The Owners want to thank staff, the Planning Commission and City Council for reviewing the Sketch Plan antl
providing feedback in order to enhance the development of the Property.
Following the completion of the Sketch Plan review by staff, Planning Commission antl City Council, the Owners will
be marketing the Property to developers and builders and will be submitting another application in the near future
for a preliminary plat and rezoning of the Property. The Owners will also continue to work with the Minnehaha
Creek Watershed District on finalizing the wetland delineation, mitigation and restoration plan. The Owners look
forward to a comprehensive thoughtful development of the Property and do appreciate all comments on the work to
date. If you have any questions, please feel free to contact any of the consultants on the team.
Sincerely,
- / � �-
G;`_ `%
Rose A. Lorsung
Owner, Pulse Land Group & ReCreate Real Estate
Exhibits
Exhibit A—Applicant Letter
Exhibit B—The Sketch Plan
Exhibit C—Existing Conditions & Development Constraints
Exhibit D—Zoning Map
Exhibit E—Sugar Woods vs. Sketch Plan Density Illustration
Exhibit F—MUSA Map
Exhibit G—Comprehensive Plan Existing Land Use
Exhibit H—Comprehensive Plan Proposed Land Use
Exhibit I—Wetland Location, Mitigation &Restoration Map
Exhibit J—Sanitary Sewer Map
Exhibit K—City Water Map
Exhibit L—Survey(wetlands in review by MCWD)
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PC Exhibit C
July 2q 2016
C �a.
Mayor McMillan and City Council
3456 High School Road
Long Lake,MN 55356
Eric&Andrea Larson
690 Brown Road Plorth
Long Lake, MN 55356
Dear Mayor and City Council,
Andrea and I purchased our home and property at 690 Brown Rd N., long Lake fn March 2000. We
raised two sons on this property that enjoyed the freedom of space and access to Long Lake for many
years. We have strong family ties and were raised from modest backgrounds, Our family is well
educated with either post graduate or college degrees from highly reputable universities.
The community has many benefits that originalty attracted us to Orono 16 years ago, including an
excellent school system,strong community values,ease of access to virtually anywhere in Minneapolis
and affluent,wel!-educated citizens. Orono has an excellent reputation in the Greater Minneapolis Area
and often ranks as one of the most desirable places to live En nationai surveys.
Over the years,we have come to truly appreciate the desirability,serenity and beauty of Orono. There
are many great piaces to reside in Orano, including the Sugar Woods development. Andrea and i are
passionate to make our development plan a more contemporary, updated model compared to Sugar
Woods. This should create a highly desirable place to live and raise a family.
Our goals for the development include luxury,high-end custom built homes with a priority on
exclusivity,privacy,safety and environmentally-friendly design. In analyzing the property,we wanted to
ensure that our development design was compliant with city code and the comprehensive plan while
preserving the environmentally sensitive areas of Long Lake shoreHne and Dic(cey's Creek. The initial
concept plan subm�tted with the applicatfon entailed years of careful thought and planning in arder to
achieve our collective vision for the property.
We very much want to work with the city and make this development a highly prized asset for the
community and prospective new home owners. At the same time, we have paid taxes on a large parcet
of land for many years and also want to exercise our development rights that are allowed under current
ordinances,
Since�ely,
Eric&Andrea Larson
�2016 Westwood Professional Services, Inc.
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12800 Whitewater Drive,Suite 300, Minnetonka, MIV 55343
PROJECT: Gefl@t81 W@tlafld DATE: 7/18/2016
Correspondence
sue�ECT: Wetland Deiineation Report-690 TRANSMITTAL ID: OO'I56
Brown Road
�uRPos� For your review and comment ��A Info Exchange
FROM
NAME � COttAPANY EMAIL PHONE �
I Todd Ullom i
� 12800 Whitewater Drive,
� Suite 300 Sambatek, Inc. TUllom@sambatek.com 763.259.6015
i Minnetonka MN 55343
i United Sta#es i i
TO
NAME � COMPANY EMA�L PHONE
; Rose@recreateluxuryho � Rose@recreateluxuryhomes.
; mes.com com
---------_� �
REMARKS. ROSQr- - ---- \
�
I submitted the report to the MCWD and copied you on the submittal, but
�' your email address didn't copy and paste correctly. Anyway, attached is a
% link to the report. I submitted the report to-the MCWD and Eric Larson.
� Let me know if you have any questions.
Thanks,
Todd
DESCRIPTIQN OF CONTENTS
QTY DATED TITLE NOTES
I i 6906rownRoad_WetlandDelineationReport_compiled07
1 7/18/2016 1816. df
COPIES
Todd Ullom (Sambatek, Inc.)
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7699 Anagram Drive
Eden Prairie,MN 55344
����`/�i��� 'a'n (952)937-5150
YY Fax (952)937-5822
�.aescv✓oodps com
(888)937-5150
MEMORANDUM
Date: August 25, 2016
Re: 690 Brown Road—Stormwater Management Concept Plan
Westwood Project#R0009154.00
To: City of Orono Staff
From: Tom Miller, PE Rose Lorsung
Water Resources Manager Pulse Land Group
This memo summarizes the methods to manage stormwater on the site of the proposed
residential development at 690 Brown Road in Orono, Minnesota adjacent to Long
Lake. The site is undergoing conceptual design and stormwater management has been
identified as an important aspect of the proposed development due to its proximity to
Long Lake (impaired for nutrients, phosphorus as the target nutrient). As such, this site
is proposed to be developed with a Conservation Stormwater Design(CSD), exceeding
the requirements of the Minnehaha Creek Watershed District (MCWD).
Ea�isting Conditions
The site consists of approximately 27 acres that drain to onsite wetlands, Dickey's Lake
Creek and Long Lake. The current landcover contams fields, woods, wetlands as well
as a single family residence on rolling terrain.
Proposed Conditions
The proposed development will entail subdivision to a Low Density Residential (0.2-0.5
units per acre) and creates 25 buildable lots, 7 larger lots (2+ ac) and 18 medium lots
(�0.5 ac). This stormwater management plan would incorporate additional best
management practices (BMPs) to exceed MCWD standards, reducing overall
phosphorus loading from the development to Long Lake by 25%.
The development will utilize a combination of water reuse,pervious pavers,
raingardens, ponding and sand-iron filtration to achieve an enhanced level of
phosphorus removal and protect the lake. This management plan includes abstraction of
the first 0.5" of runoff and targeted phosphorus removal practices to reduce phosphorus
discharge below required limits. (Attachment 1)
Multi-Disciplined Surveying&Engineering
TBPLS Flrtn No.10074302 'NE.SYWGO(�QS.CORI
August 25, 2016
Page 2
The proposed development condition has been examined using P8 water quality
modeling software to show the impact of the development on storrnwater quality
delivered to Long Lake. The proposed option is also compared to a benchmark of a
lower-density(all lots 2+ac)that is compliant with current stormwater rules to show the
improvement over both the existing condition and an alternative development scenario.
(Table 1)
Table l. Total Phos horus Loadin Com arison
Total TP Total TP after BMP Conceptual
Scenario Generated treatment BMP Volume
(Ibs/year) (Ibs/year) [cfJ
Existing Conditions 3.1 3.1 none
Proposed Development
(exceeds stormwater
requirements) 13.1 0.4 32,670
Benchmark Development
(meets stormwater
requirements) 8.3 0.5 13,068
Summarv
This memo shows that the stormwater management plan for the project improves the
water quality delivered to Long Lake.
Attachments:
1. Concept Stormwater Management Plan on Concept Sketch Plan
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CMP Part 3B. Land Use Plan PC Exhibit F
� 9. The ea�isfing urban area will not be expanded. Orono's Community
Management Plan is not a staged growth plan. Except in limited cases, as
defined by this plan, the urban service area will not be expanded into the
defined rural area and urban services and facilities will not be extended
into the rural area for purposes of fostering or allowing increased
development density in those areas.
10. The design and density of urban development will be controlled to
assure protection of light, air and solar access for neighboring
properties. Requirements for minimum lot size, amounts of open space,
minimum yard setbacks, and maximum building heights will be designed
to assure protection of these values for all urban residents.
11. A significant amount of natural woodlands and open space will be
retained on each property. Retention of the natural environment
requires careful siting and preservation of trees and open space on each
urban property.
12. Land use standards will limit the impact of urban encroachment on
Lake Minnetonka. Minimum lot width will space out docks and
structural encroachments while increasing areas of natural vegetation.
Lake use regulations promulgated by the Lake Minnetonka Conservation
District and supplemented with City regulations if necessary will limit the
number of boats per property and the amount of public waters available
for private docking and boat storage.
13. Retention of natural vegetation will limit the impact of urbanization
as visible from the lake. Building heights will be limited to less than the
typical tree height. Minimum green belts will be provided with
prohibitions against clearcutting or excessive thinning of vegetation.
Natural vegetation will be preserved on slopes and retaining walls will be
discouraged except when absolutely necessary to prevent erosion, in
which case they will be screened with natural vegetation.
RURAL LAND USE POLICI ES
1. Orono's rural area will be reserved for permanent low-density
residential land use. Orono's rolling rural area is not suitable for
commercial agriculture. Likewise, the delicate balance of storm water
nutrient loading vs. marshland assimilative capacity precludes expansion
of the urban service area without major environmental problems for Lake
Minnetonka. Therefore, the ideal land use for that portion of Orono
located outside of the Urban Service Area is the planned low-density rural
residential land use. Commercial and industrial uses will not be permitted
in the rural area.
(
City of Orono Community Management Plan 2008-2030 Page 3B-21
CMP Part 3B. Land Use Plan
�
2. Orono's rural area provides the opportunity for quasi- agricultural
land uses. Greenhouses, orchards, truck farms, riding stables and
recreation areas such as large golf courses and park reserves are not
possible in more crowded urban areas but they are compatible with rural
residential properties. Thus, the total commercial activity of Orono is
broader and more varied than if the City were all urban or all rural.
3. Rural density is limited by natural conditions. Development of rural
Orono is naturally limited by a number of conditions including extensive
wetlands, steep slopes and areas of high water table, which factors
influence building locations and transportation options as well as the
location and spacing of on-site sewage treatment systems which rely on
soil treatment of sewage effluent.
4. The existing rural area will not be urbanized. Orono's Community
Management Plan is not a staged growth plan. Except in limited cases as
identified in this plan, the urban area will not be expanded into the rural
area. Municipal urban services will not be extended into the rural area or
across open, rural lands. Rural land uses and rural land use density will be
maintained at a level to ensure that private on-site sewer systems will
operate satisfactorily and that rural wetlands and drainageways will not be
overloaded with storm water nutrient pollution.
5. Rural land uses and densities do not require urban services. Urban
services are not compatible with rural land use. Extension of certain urban
services, such as extensive public road maintenance or municipal sewer or
water cannot be economically justified or easily provided to developments
in rural areas or at rural densities.
6. Rural land uses do not require municipal sewer service. Orono's soil,
topography and low-density rural land use provide the ingredients
necessary to assure safe, adequate, permanent on-site sewage treatment
and waste water disposal without hazard to ground water, surface water or
the public health. Extension of sewer service to properties in the rural
area will be avoided, except when necessary to protect the public health,
or to avoid or eliminate negative impacts to surface and groundwaters.
Future expansions of the sewer system into the Rural Area to solve
existing neighborhood sewage treatment problems or along the lakeshore
to avoid or eliminate potential negative impacts on lake water quality, will
not result in a reclassification of those neighborhoods from Rural to
Urban. Expansion of the sewer system into the Rural Area will not result
in the provision of additional urban services, nor will it result in changes
to allowed development densities.
City of Orono Community Management Plan 2008-2030 Page 3B-22
CMP Part 3B. Land Use Plan
` 7. Rural development will be subject to proven on-site sewage treatment
capability. Future development in the rural area will be contingent upon
the developer providing prior technical evidence that the site contains
sufficient suitable land for all development, an acceptable primary
drainfield area, and reserved space for at least one alternate drainfield
area. The zoning area requirements for rural Orono will therefore be based
upon minimum areas of dry buildable land exclusive of roadways,
wetlands, streams or areas of high water table.
8. Rural development must be self-supporting. A11 future development
in the rural area will be required to be proven self-supporting for the
intended use, especially in terms of water supply, sewage treatment and
internal improvement maintenance, so as to prevent extension of costly
urban services into the rural area.
9. Rural land use densities will allow maa�imum retention of private
woods and open space. Low rural densities will accommodate homesites
without affecting the traditional vistas of open fields and woods. The
retention of these woodlands and marshlands will then assure permanent
habitat for our abundant wildlife. Public open space will be provided on a
large-scale or Park Reserve basis, but neighborhood or mini-parks are
unnecessary because of the large amount of available privately owned and
maintained open space.
10. Rural wetlands and marshland will be maintained and protected for
surface water retention and filtration. As total population in the
watershed increases, the total requirement for storm water filtration will
increase. Orono's rural land use plans will protect all of our rural wetlands
and marshland for future use as retention ponds and nutrient filters
including the capability of accepting recycled urban storm water for
increased nutrient filtration.
11. Rural lakeshore areas will have dual environmental protection. The
low-density residential land uses will automatically reduce environmental
pressures on the shoreline. In addition, the rural areas will be subject to
the same shoreline protection performance standards as the urban areas,
including minimum setbacks, green belts, clear-cutting prohibitions and
lake use regulations. Taken together, these factors should preserve to a
large extent the original appearance of Orono's rural shoreline as seen
from the lake.
12. Rural lakeshore areas within the Shoreland and within the MUSA
will be provided with municipal sewer service upon request. Existing
residences within the designated Shoreland Overlay District and within the
MIJSA for which municipal sewer service is requested shall be provided
with municipal sewer. New residential development of such properties at
City of Orono Community Management Plan 2008-2030 Page 3B-23
CMP Part 3B. Land Use Plan
the planned and zoned densities will be provided with municipal sewer at '
the request of the developer. However, this policy will not preclude
development of such areas using fully conforming Individual Sewage
Treatment Systems.
LAKESHORE RESIDENTIAL LAND USE POLICIES
Although Orono's lakeshore has a wide range of diversity in lot size and home
size, the predominant character of Orono's lakeshore is natural. This is due to
much of the lakeshore being historically developed as large estate lots with homes
set back a substantial distance from the lakeshore, or being developed as moderate
homes on moderate lots leaving substantial open space. The exception to the
natural lakeshore is the areas where historically small cottages were built on small
lots close to the lakeshore. These cottages in many cases have been updated,
remodeled or expanded into year-round homes.
The key goal of the City's Comprehensive Plan is to protect Lake Minnetonka,
which includes the preservation of the natural character of the lakeshore and the
water quality of the lake.
As the demand for, and value of, lakeshore property has dramatically increased,
so has the pressure to expand or replace small and not so small older homes with
much larger homes. This pressure has the potential to substantially alter the
natural character of the lakeshore, and the more open and natural environment
enjoyed by properiy owners along much of the lakeshore in Orono.
The following policies will guide the City in addressing development on the
lakeshore.
1. Lake Minnetonka shall be protected as a natural and recreational
resource.
2. The natural character of the lakeshore shall be preserved, and when
possible, enhanced.
3. The views and open space currently enjoyed by lakeshore property
owners shall be protected.
4. The size of a house to be allowed on a lot shall be determined based on
the size of the lot,as well as on the shape and topography of the lot.
5. The increase in massing of structures on the lakeshore shall be
limited.
City of Orono Community Management Plan 2008-2030 Page 3B-24
CMP Part 3B. Land Use Plan
R URAL LAND IISE
RURAL RESIDENTIAL LAND USE
Rural residential development will be limited to single family dwellings, with a
minimum dry-buildable lot size of at least two acres. When the total number of
forecast dwelling units in the defined Rural Area(i.e. the 2-acre and 5-acre zoning
districts), approximately 1685 units by year 2030, is divided into the total Rural
Area acreage of Orono (8543 acres) the gross rural density becomes one unit per
five acres. The extensive amounts of wetlands and public open space that occupy
Orono's defined Rural Area result in the absence of substantial contiguous tracts
for development, which in turn is a primary reason why extension of urban
services and urban densities into this region is neither practical nor economical.
The planned rural density of at least 2.0 dry-buildable net acres per dwelling,
when coupled with requirements for identifying two on-site sewage treatment
system sites for each developing residential lot, will permanently support on-site
water supply and sewage treatment systems. The planned rural density will not
overload or adversely affect the natural wetlands and storm water filtration system
so necessary to the preservation of Lake Minnetonka's water quality. The
resulting population densities will require no major changes to the public road
system.
The planned rural density should maintain to the greatest extent possible the
historic character of this rural area with land remaining in parcels large enough to
permit quasi-agricultural activities as well as residential uses. Because extensive,
expensive urban services are not necessary, the planned rural density will allow
rural development of two-acre lots to be economically competitive with urban
development in other suburban areas. This preserves the rural land owner's rights
to use and/ar develop his land, as well as preserving the widest choice of lifestyle
possible for Orono residents.
Certain restrictions on rural residential development will continue to be imposed
because of the existence of numerous wetlands and drainageways to Lake
Minnetonka, steep slopes, soil type variations and other natural characteristics.
These restrictions will continue to minunize the need for expensive public
services such as municipal sanitary sewer, municipal water, major improvements
in public transportation, and most important, public storm water sewer and
treatrnent facilities. All rural lands abutting lakeshore will be subject to the same
protective restrictions as urban lands in addition to the lower land use density of
the area. Municipal sewer will be provided to rural density lakeshore properties
where feasible, but sewer extensions will not result in the ability to develop such
properties at greater densities than 1 unit per 2 acres.
City of Orono Community Management Plan 2008-2030 Page 3B-45
CMP Part 3B. Land Use Plan
Orono's rural residential density will not be increased to more than one dwelling
per two dry-buildable acres because of the potentially adverse environmental
impact and because of the increased need for costly urban services. At the same
time, however, Orono's rural residential density will not be decreased below the
established average because the resulting increase in acreage per unit would
destroy the ability of the rural residents to economically maintain their property.
Orono's defined Rural Area includes properties categorized in the Land Use Plan
as Low Density Residential (0.5-2 units per acre) because they are within the
MUSA. Non-MUSA categories within the defined Rural Area are depicted in the
Plan as:
RURAL RESIDENTIAL - 1 DWELLING PER TWO ACRES
This is the typical rural residential density developed and planned to be
permanently self-supporting in all of Orono's Rural Area. No rural density
will be allowed greater than one unit per two acres except for those
existing residences in existing rural housing clusters that were originally
developed many decades ago and in most cases have been provided with
municipal sewer within the past 3 decades. New rural developments may
include housing clustering when environmental and site conditions allow,
provided the overall density within the development confoims to these
requirements, and provided that all sewage treatment needs can be
adequately met.
RURAL- 1 DWELLING PER FIVE ACRES
Although the typical two acre rural residential density is appropriate for
the entire Rural Area, the northwest corner of the City is planned for a
lower density of one unit per five acres. The citizens in this area in the
1970's verbalized a traditional desire for more intensive rural and
quasi-agricultural activities which require and support the larger minimum
lot sizes. Thus, historic land use and not environmental concerns have
determined this land use classification.
RURAL AGRICULTURAL LAND USE
There is no separate designation for agricultural land use since this activity is
appropriate and is still occurring to a minor extent within the nual residential
areas. Performance standards will be maintained to assure that active agricultural
activities such as livestock fanning do not occur on unduly small parcels of land,
but that they may occur anywhere within the rural area where sufficient land area
provides buffers for neighboring residents as well as adequate protection for the
environment.
City of Orono Community Management Plan 2008-2030 Page 3B-46
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T �
Item 8
Date Application Received: 8/17/16 � A
Date Application Considered as Complete: 8/17/16 �� � �/��
60-Day Review Period Expires: NA
To: Chair Thiesse and Planning Commission Members ��� � �
�: G:
From: Mike Gaffron, Senior Planner `':'qKr s Fi o��
Jeremy Barnhart, Community Development Director �--'
Date: September 15, 2016
Subject: #16-3863 Steve Bohl, Bohland Homes o/b/o North Shore Marina(Maxwell Bay)
- 3222, 3240, 3250, 3260 North Shore Drive
- Sketch Plan Review
Zoning District: B-2 Lake Share Commercial (Guided for Commercial Use in 2008-2030
CMP)
Proposed Use: Single Family attached residential
Property Area: 172,933.2 s.f. (3.97 ac.)
Application Summary: This is a sketch plan for a 29 unit residential development. The units
will be distributed in 7 single family "villas" and 22 units within a 3 story condominium type
building. The property is served by municipal sewer and water. Access will be from Kelley
Parkway. The proposed plan would require rezoning (most likely to RPUD, but potentially
requiring code amanedments) and an amendment of the comprehensive plan, converting
from commercial use to residential use. Development of the property also requires re-platting.
Staff Recomnzendation: While no formal action is required, this memo will serve as a
foundation for the Planning Commission's discussion with the applicants to bring to light
potential issues for discussion and issues to be addressed prior to submission of a formal
development application.
List of Exhibits
Exhibit A. Application
Exhibit B. Applicants Concept Development Packet
Exhibit C. Conceptual Site Layout and Building Plans
Exhibit D. Conceptual Dock Layout
Exhibit E. Hennepin County Comments and Map
Exhibit F. Shoreland Ordinance PUD/PRD Tier Analysis Worksheets
Exhibit G. RPUD Ordinance
Background
The property under review consists of 5 tax parcels, the easterly three of which are currently zoned
B-2 and have been operating as North Shore Marina for many decades. The two adjacent parcels
to the immediate west are zoned LR-1G1 and used residentially. The developer is exploring the
opportunity to redevelop the site entirely, converting the marina site to residential.
Please review the information packet provided by the applicants.
� S
16-3863
September 15,2016
Page 2 of 7
Review Parameters
The proposed residential development is a departure from the CMP guiding of this site for
commercial marina use. For this reason, staff recommends that the Planning Commission's review
should proceed by considering the following two basic questions:
1. Is this property a location where the City should depart from the current zoning and
Comprehensive Plan guiding, and allow for high density residential development?
2. If so, what are appropriate standards for such a development?
Planning Commission's primary focus should be on whether the proposed type and density of
development is appropriate for this specific property.
Conformity with the Orono 2008-2030 Community Management Plan
The Comprehensive plan did not contemplate the removal of this marina for residential use. The
determination of appropriate residential density could be influenced by several factors.
Immediately adjacent land uses include:
Zoned Guided Actual lot Sizes
Low-Medium
East LR-1B (1 acre Min) Density Residential 0.22-0.5 acres
(2-3 units per acre)
Low-Medium
West LR 1-C-1 Density Residential 0.26-0.77 acres
(2-3 units per acre)
Low-Medium
South LR-1B (1 acre Min) Density Residential 1.2-1.48 acres
(2-3 units per acre)
The proposed development would yield approximately 7.3 units per gross acre.
Met Council and Densitv. Density above 7 units an acre would satisfy some of the Comprehensive
Plan goals ofhigh density housing,though the project is not likely to satisfy any affordable housing
goals.
Conformity with Applicable Zoning Requirements.
There are generally 3 methods to achieve flexibility from zoning ordinance standards in
subdivision design. The property could be rezoned to Planned Unit Development (PUD),
Residential Planned Unit Development (RPUD), or Planned Residential Development (PRD).
None of these methods are perfectl�pplicable to the subject property; some variance or flexibility
is necessary.
PRD development is based on the underlying zone. Using the adjacent '/z-acre or 1-acre zones,
the nuinber of allowed units would range from 3 to 7 units total.
PUD is only allowed in two areas, the Navarre area and the Highway 12 Corridor. This site would
not qualify for PUD development.
RPUD requires a separation of 250 feet from the lake, to avoid density clustering at the lake shore.
A majority of the site is within 250' of the lake. The site is less than 5 acres in area, not meeting
I 16-3863
September 15,2016
Page 3 of 7
the RPUD criteria for site size. Does the site meet any of the justifications for RPUD development?
Those criteria are defined in Section 78-626 as follows:
(1) Minimum area; shoreland district limitation. Each site proposed for rezoning to RPUD
shall have a minimum area of five acres, excluding areas within a designated wetland,
floodplain or shoreland district or right-of-way, unless the council finds the existence of
one of the following:
a. Unusual physical features of the property itself or of the surrounding neighborhood
such that development as a RPUD will conserve a physical or topographic feature of
importance to the neighborhood or community.
b. The property is directly adjacent to or across a public street from property which has
been developed previously as a RPUD or planned residential development and will be
perceived as and will function as an extension of that previously approved
development.
c. The property is located in an area where the proposed development provides a transition
between a commercial or industrial area and an existing residential area or on an
intermediate or principal arterial as defined in the comprehensive plan.
d. The property contains steep slopes or a substantial number of significant trees that
could be preserved through the clustering of buildings or other design techniques not
generally allowed by the existing zoning district.
The Planning Commission and Council are asked for feedback on the appropriateness of the
developinent in the given location. If appropriate, modifications to the Ordinance are likely
necessary to accommodate this proposal.
Orono's Shoreland Overlay District regulations with regards to residential development via a
planned unit development process will also have an impact on the redevelopment of this site for
residential use. Section 78-1325 entitled "Site-suitable area evaluation" is an element of the 1992
Shoreland ordinance that severely limits the density of development in the Shoreland areas absent
rezoning. The following criteria are applied to a PRD or PUD situation:
Sec. 78-1325. - Site-suitable area evaluation.
Proposed new or expansions to existing PRDs must be evaluated using the following
procedures and standards to determine the suitable area for the dwelling unit/dwelling site
density evaluation.
(1) The project parcel must be divided into tiers by locating one or more lines approximately
parallel to a line that identifies the ordinary high water level at the following intervals,
proceeding landward:
Shoreland Tier Dimensions:
Unsewered (feet) Sewered (feet
General development lakes—First tier 200 200
General develo ment lakes—Second and additional tiers 267 200
Recreational develo ment lakes 267 267
Natural environment lakes 400 320
Tributaries 300 300
, �
16-3863
September 15,2016
Page 4 of 7
(2) The suitable area within each tier is next calculated by excluding from the tier area all
wetlands, bluffs or land below the ordinary high water level of public waters. This
suitable area and the proposed project are then subjected to the PRD density evaluation
steps to arrive at an allowable number of dwelling units or sites.
(Ord.No. 101 2nd series, § 1(10.56(19)(E)), 2-24-1992)
Sec. 78-1326. - PRD allowable density evaluation.
The procedure for determining the allowable density of a PRD is as follows:
(1) The suitable area within each tier is divided by the single residential lot size standard of
the underlying zoning district, yielding the allowable number of dwelling units or sites
for each tier (fractions shall be rounded down to the nearest whole number, but may be
transferred as noted in subsection (2) of this section).
(2) Allowable densities or numbers of units or excess fractions of units may be transferred
from any tier to any other tier further from the water body but must not be transferred to
any other tier closer.
(3) No density increases based on increased setbacks or other factors will be allowed.
(Ord. No. 101 2nd series, � l(10.56(l9)(F)),2-24-1992)
Under a PRD process, an underlying zoning district must be established. Under the LR-1 C '/2-acre
District, application of the density evaluation would yield just 6 units for this site; under the LR-
1B 1-acre district standards, only 3 units would be allowed (see Exhibit F).
Relationship to Surrounding Development
As noted above, the subject parcels are surrounded on three sides with single family, detached
homes,with the lake forming the north boundary. West of the subject property,more intense lake-
oriented uses are found, including another marina and a public boat launch.
The Plannin�Commission should discuss whether attached residential development is appropriate
in this area, and if so, does the proposal support the goals for high density development.
Factors which suggest this site may be appropriate for the proposed residential use include the
topography of the site (much of the development will be separated visually from the street), the
existing use (the historic commercial marina use is seasonally more intensive than the proposed
residential), and the proposed protection of the lake with the use of green space and stormwater
management systems.
General Site Characteristics
The site generally slopes down from North Shore Drive to the Lake, about 20 feet. There is little
vegetation on the property, and the northern 2/3 of the lot is gravel parking lot, used to facilitate
the movement and storage of boats. There are no wetlands mapped on the property. The lagoon
at the shoreline apparently was a low area that was dredged out in the 1950's based on available
aerial photos.
Lot Layout and Lot Standards
The developers propose to remove most aspects of the existing commercial marina use and
construct a number of new buildings, including 7 townhome-style `villas' (two groups of three
attached plus a free-standing unit); a pool house and pool; and a 22-unit condominium type
building. The pool house is in the approximate location of an existing structure near the shore.
16-3863
September 15,2016
Page 5 of 7
The villas are one story, and spread along the width of the project area. The closest villa is 90 feet
from the lake, while the rest of them are no closer than 140 feet. Landward of the villas, set into
the hill, is a proposed 3 story attached multi-fainily building, including underground parking. The
villas range in size from 1672 sq ft to 2116 sq ft, while the condominiums are 1594 to 2353 sq ft.
Currently, there are 68+ boat slips associated with the marina operation. The applicants propose
to retain a number of these slips, one for each of the 29 residential units, and remove the remaining
slips. The lagoon area is variously depicted as either being converted to a stormwater pond or used
as a location for 9 guest slips.
RPUD Building Height Limitations. The proposed condominium building would appear to meet
the height limits imposed by the RPUD ordinance: "For properties guided for residential use in
the comprehensive plan, a building height limit of 30 feet shall apply. For properties currently
zoned or guided in the comprehensive plan for conzmercial use, height may exceed 30 feet but
shall not exceed three stories (not including underground parkiizg level) and shall maintain a
residential clzaracter by incorporating pitched or hipped roof structure. No mansard or flat
roofed multiple-family building will be allowed. "
While the condominium building on the site plan meets the 50' required setback from North Shore
Drive, the potential for future expansion of that right-of-way should be taken into account. Side
setbacks for the villas units may need to be adjusted to meet the required 35' setback from the east
property boundary. The proposed driveways do not appear to meet the required 20' setback from
lot boundaries in some cases. Refinement of the site plan would be necessary if the project moves
forward.
Access, Internal Circulation and Parking
The proposed development includes underground parking for the condominium building, garage
parking for the villas, supplemented with surface parking between the condo building and North
Shore Drive. The plans suggest three entrances off of North Shore Drive. Hennepin County has
provided preliminary feedback and they suggest only 2 accesses will be available, the middle one
would not be approved. The County has also indicated that long-term planning suggests North
Shore Drive might be converted to a three lane urban road at some future time,which would require
an additional 15 feet of right of way.
Internal circulation is proposed via a private road, looping between the entrances. An internal trail
from the road network to the pool and pool house is also proposed.
Parking for the condominium building includes 46 underground spaces and 21 surface spaces, for
22 units. The code requirement is 44 spaces. The villas provide two garage spaces plus typical
driveway parking.
Parks, Trails, Sidewalks
No parks are proposed. The project does provide for a large green space adjacent to the lake,
replacing the gravel there currently. The development would be subject to the standard Park
Dedication Fee. The trail along North Shore Drive is an "On-Road bikeway", which the County
desires to retain.
16-3863
September 15,2016
Page 6 of 7
Site Grading, Stormwater and Drainage Improvements
The developers propose to separate the existing lagoon from the lake, converting it into a
stormwater treatment pond. This is a deviation from standard practice, and input from the
Watershed District and potentially the DNR will be important in the eventual design of the
stormwater management plan.
Stormwater management will be subject to City and MCWD review and approval. The property
will be subject to the Stormwater and Drainage Trunk Fee.
Utility Locations/Availability/Connection Fees
Sanitary sewer runs through the site, and provides service. Relocation of the existing municipal
sewer lines may be required. Municipal water is not available and is not planned to serve this area;
the development will require one or more private wells. A private well and community domestic
water supply distribution system to serve the entire development is likely to be considered,
requiring various agency approvals. The condominium development will be required under
building and fire codes to provide for fire suppression sprinkler systems.
Wetlands on Site and/or Impacted
There are no mapped wetlands on the site.
Conservation Design
While the property is technically subject to the City's Conservation Design Ordinance, it is
anticipated that due to the small size and open nature of the property, a Conservation Design
Inventory and Master Plan may be unnecessary; Planning Commission should address this topic
in its discussion.
Archaeological Site Proximity
Staff is unaware of any archaeological sites within the property; the applicant should contact the
State Historic Preservation Office (SHPO) to confirm.
Summary of Issues for Consideration
Staff suggests that the primary focus for consideration and discussion by the Planning Commission
should include the following topics:
L Is there justification for the necessary CMP amendment and rezoning to allow the use of
this property to be converted from commercial marina to high-density residential? How
will the City benefit from this development? What are the negative impacts of this
conversion?
2. While the proposed density above 7 units an acre would satisfy some of the Comprehensive
Plan goals of high density housing,the project is not likely to satisfy any affordable housing
goals...
3. Given that the proposed use doesn't fit cleanly into any zoning district or zoning
inechanism currently available, does Planning Commission support the concept of
amending the zoning ordinances to accommodate this use?
4. Is the proposed density and building massing appropriate for the surrounding single-family
neighborhood? Would a residential conversion with less visual density and massing be
acceptable?
16-3863
September 15,2016
Page 7 of 7
5. What are the potential impacts of the loss of nearly 70 rental slips available to non-
lakeshore owners, as well as the loss of winter boat storage and other services provided by
the marina? The conversion of the marina to residential use will have an impact on the
boating public.
6. Does Planning Commission find justification to allow flexibility in specific standards(such
as setbacks)?
7. Are there any other issues or concerns with this development concept that should be
addressed?
Sketch Plan Review Parameters
The goal of this review is to provide the developer with an overview of the pertinent City
ordinances and how they affect the proposed development, and to discuss the strengths and
weaknesses of the proposal. The above "Summary of Issues for Consideration" reveals a number
of issues with the proposed development and should help Planning Commission provide direction
to the applicant regarding the proposal. Planning Commission should review each topic and
identify any issues to which the developer should pay special attention.
As a sketch plan review, any comments or suggestions to the applicants are non-binding but will
be extremely helpful as the applicants move forward. Because the concept technically is a
departure from the CMP density guidelines for development of the site, and would also require a
rezoning, this sketch plan will also be presented to the City Council for comment.
City of Orono P� ���bit A
Subdivisian Application
seraerAad►�esa: applicacion# (,�•-
2750 Kelley Paricway
���Q Orono,MN 53356 pg�R���� I
Staff:
,� Main: 952-249-4600 �n r
y.� <� fax: 852-z49-481s +4PP�ication Fae: '�J"7v
4�-saow`'� Maiknp Address: Escrow#8�$
P.O.Box 66
stal Ba ,MN 55323-0086 �'�0��
PROPERTY INfORMATION: ���� t I✓� � �ZS�
Site Address: �ZZ-2 /UoZT+{ sf-�O� f�j� �
Property Identfication Number IPfN):_ 1�811 72 3 N I�N
Date Property Acquired(month/year): ❑Abstract ❑To►rens(Please check one)
Present use of property: ❑ Residential; number of Units
�Other(specify)��lA
Zoning District: �"'2.
APPLlCAMT! GENT�IN��F,�,fJ�tMATtON: (Com_p�!ee/egal ames and�al status require fqr each interested party}
Name{s}: .. /�D�%�`� � +�r w C h 4 � ,�?.�S
Phone (primary}: �Z Q'�/
Address: .P.1-� R-� G-�'c..L�+✓ 2 �,¢ ,�r/f.,/ ,� .
Email: ✓'`�! .`t J n���
PROPERTY OWNER INFORMATION: ❑ check here if property owner is same as applicant
(Complete lega/names and marita/status requfred for each interested pa�ty)
Name{s): o��t" S'1Wdre.G �fii,Hc�'"'r�'f-
Phone(primary}: 9'j'��- 7 j ,2� ,I� � –
Address: �o�•�-�— ,f-
Email:
EXiSTING LAND USE: S
Number of Tax Parcels:
Developm�t Size: Acxes Dry Land
Aares Wet Land
3��I Acres TOTAL,all parcels
PROPOSED LAND USE:
0 Divis�on for Tax Pu�poses
�5ubdivision for New Building Sites
Number of Buildir�g Sites: Existing linits; �
New Units: �� -r [�u.~� !-�,�5�.
Total Units: �' Z9 + $Qs4-r Ho.,�sE
Proposed Gross Density �`Units per '-�•��7 acxes
Minimum Lot Size: l�l� SQuare feet dry buildable land
Proposed Use(check�Residential
❑Othet(specify�
���i��V�D
Auc � 7 zots
SubdivLslon App!'Cation-January 2016 � � (] L �
�
�3 V V CITY OF ORONO
APPLICANTIAGENT ANDIOR PROP'ERTY OWNER:
• Agree to provide all infamation required or requested by the Planning Departrtyent
• Agree tfl pay additional fee,s (staff time not cover�i in the original fee paymertt}and/or opnsultant expenses incurred in
review of this appUcation,and
• Certify that the information supplied is true and oorrect to the best of his/her knowledge. The applicant and owner
recognize that they are solely responsible for submitting a complete appflcation i�eing aware that upon failure to
do so,the staff has no alternative bert to reject it untll it Is complete or to recommend the request for denial of the
request regardfess of its potential merit
• The Owner hereby acknowledges and agrees to this applicabon and further authorizes reasonable entry ontv the property
by City Staff, consultants, agents, Commission and Council Members for purposes of investigatfon and verification of tMis
request.
• Applicant andlor Owner acknowledge they must be present at all scheduled review meetings af the Atanning
Commission and CounciL If an appticant and/or awner is unable to attend a scheduled meeting, please make
arrangements to have an authorixed representative attend in place of the appllcanUowner and advise the City Planner
assigned to your project.
Applicant/Agent Signature: Date: � (7
Applic�nt/Agent Signature: Date:
Property Owner Signature: Date:
Property Owner Signature: Date:
KE�EIVED
auc � �?o�s
Subdivision Applkatlon—Jenuary 201 B
pa�a � � � � � ClTY OF ORONO
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Development, Inc.
# 386 �
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Maxwell Bay - Res�dence
3222 North Shore Drive
BohLand Development
Orono is a sought after community with many calling it home. For many, 'home' may take on o different meaning as our baby boomer market wants to continue to reside in their
community while changing their lifestyle to up-scale maintenance free living.
At BohLand Development, we have led the mcarket to brin this lifestyle choice to the western communities - focusing primar�ly on the lake communit�. Luxury condominium and
townhome style living is one of the most sought after lifesty�e choices for our current neighbors. Almost all of our "la�Ce buyers" live wif�in a 3-5 mile radius and call Lake
Minnetonka their home. This market is not short term, demographics prove that the demand for maintenance-free fiving will be a primary market for many years with homeowners
wanting to stay in their home-town.
It is o rare opportunity to find a property that wil) allow for a multi-family use and fits into a neighborhood with a similar use. In this case, we would replace a marina with a more
passive and conforming residential use. These homes would have significant less impact to the neighbors, substantially improving the water quality into Lake Minnetonka, have
ar�hitectura) design that wil) create beautiful water front properties, and offer an economic benefit to the City of Orono. The suggested clensity may be a benefit to the City of
Orono to meet recommendations by fihe Metropolitan Council.
Maxwell Bay Residence has been carefully planned to include twenty-two condominiums and seven Townhome style residences while conforming to the limitations the site has to
offer. The natural topographical chonge allows for a �stepping clown" of the homes while still offering (a�Ce views �rom many of the owners accompanied by a large green open
space along the shores of Maxwell Bay. A new lakeside community clubhouse structure for residents, and dn on-site storm water retention pond and improved la�Cefront.
With the experience and success in developing the Regatta Residences and Landing Hotel and Residences at the Prornenade in Wayzata, BohLand Deveiopment will be the
developer/builder for the Maxweff Bay Residences. Many of the same Regatta team members will continue on with this project ensuring a well-coordinated completion and long-
term success of this project.
Our p�an is to submit on app�ication to t{�e City of Orono for review and receive approva�s to begin construction spring/summer 2(�17 with comp�etion and Resident move-in
occurring between May through and September 2018.
Thank you for considering Maxwell Bay Residences as an exciting part vf Orono's community as d place to call home.
We belreve Maxwell Bay Residence will become one of t�e premier developments in western metro area and the
developers of the nergh�orhood wi11 ensure t�at rt wrll be finished wel1.
The community deserves something thrs special - Maxwel� bay Resrdences.
MAXWELL_ BAY
NARRATIVE
gQ � � , , , +, RESIDEN� ES
Development, Inc.
CURRENT USE,� North Shore Marina
Nort� Shore Marina currently provides common marina and docking servi�es to 86 slip customers and 96 dry stack customers throughout the summer between the hours of 8:00
AM to 8:00 PM. In the winter, the grovel par�Cing lot serves as outdoor shrink-wrap sfiorage for 75 boats on the gravel pflr�Cing Iot, 9fa dry stack boats on racks ond various pieces
of heavy equipment.
Servicing over 160 custamers and multiple guests. The use creates vehicle traffic throughout peak boatir�g sevson and truck and trailer traffic throughout the spring, fall and
winter. The current use provides a service exclusive to the renters af the slips and does not allow public use of the launch ramp.
There is some noise impact primarily from truck use and seasona) more activity due to removal and storage of 6oats.
Site, Builcling & Equipment:
• 3.97 acre site • Dry stack rack(s) - 3� feet in height, used for year round covered boat storage
• The gravel parking lot has 75 parking spots. • Out Builclings - misc. Storage
• 86 dock slips (71 non �agoon slips, 15 �agoon s�ips), p�us 96 dry stack �i�ts • Hoop Bui�ding - mis�. storage
• Office - houses administrative staff, customer inquiri�s � Equipment. Trucks, crane, forkfift, maintenanee equipment.
• Pole Barn 1 - used primarily for service work, mechanical repa+rs, etc. • Dock fuel sales. Fuel tank replaced 15/24 years ago.
MARKET
The recent locol real estate market has proven that there is a pent up demand for multifamily dwellings with single (evel (iving and low rnaintenance, especially for baby boomers
and an aging population. 58 units at Regatta Condominiums in Wayzata sold in less than 1 year and the 31 condos currently under construction at the Landing Residences, also
in Wayzata, are 8�°�o sold. Both projeCts have had an average sales price of $1 million. Both the Regaita and Landing ore BohLand Development proje�ts.
Orono real estafie with direct access to Lake Minnetonka is typically known for lorger homes with individual dacks - primarily low-density settings. �ver the last 12 months, there
have been 38 lake fronfi properties sold in Orono with an average sale price of over $1,550,04U - all of whi�h were single-family homes.
Qur research and experience shows that olthough there are a few upper bracket condos with Lake Minnetonka access �urrently on the market, none exist in Orono. The demand
is much broader than just single family and this is an ideal location to bring a modest scale multi-family neighborhood to Lake Minnetonka lakeshore.
We believe many of our potential buyers will come directly from a 6-mile radius from the proposed Maxwe�i Bay Residences - primarily individuals that have lived on the la�Ce for
an extended period of time and are looking to downsixe and enjoy simpler living. The initia� unit mix will consist of 7 townhomes and 22 condos. Homes will range in size from
1,600-2,400 square feet and price between mid $50Qk to $i.5m.
MAXWELL �AY
PRCJ�ECT CONSIDERATIONS & KEY POiNTS . ; , , •� RESIDENCES
Develapment, Inc.
BUILDING DESIGN & INTEGRATION
Wii-h the design of this development we wanted to stay true to the nature and aesthetic of Lake Minnetonka. Our design intent is meant to match the "Lake Cottage" styling that
can be seen throughout the local lakeshore. The structures use pitchecl roofs, dormers and overall smaller scaled elements help to make the buildings feel welcoming, warm and
inviting at a human scale. There will be extensive londscaping, pathways and pedestrian thoroughfares to help the residents navigate the site on foot in order to create a more
neighborhood like micro-environment. We also tiered the structural massing so that the outside elements are as low as possible and growing toward the centers of the buildin .
When looking at the site from the lake, the homes are low in the front and grow taller as you move towards the county road. The design integrates with the natural topo rap�y of
the site by pushing a majority of the mass of the structures into the hill and minimizing the vertical presence on the site. Overall, we wanted to create something that wou�d
seamlessly blend itself into the residential aesthetic of the neighborhood while providing a higher density of living.
• 22 Condominium homes and 7 Townhomes.
• The proposed units will range from 1600-2,4005F.
� We designed with respect to the site lines for the height for the neighbors and have carefully placed the homes in a way that reduces impact to the neighbors.
• Retain existing views of current neighboring lake shore residenfis, while providing lake views for new residents of the proposed development
• Provic�e significant green space for future residents
• Provide a balanced variety of dwelling units (size and type) to help meet demand.
� Utilize existing natural features to collect and manage storm water runoff.
• Creating an architectural backdrop for lake goers to enjoy while recreating on the lake.
� Attractive uLakefront" styie.
• Minimum of 2 par�cing spaces per unit with adequate guest parking.
• 35' building height. This may require a variance of 5', however, the building is set about 16' below North Shore Drive and for all practical purposes the building height
conforms to what we believe is the intent.
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Ni�XV��E�L BAY
PROJECT CONSIDERATIUNS & KEY POINTS BQ _ - � : � •, RES� DENCES
Developrnent, Inc.
LANDSCAPING
• The lands�ape plan was created to blend within the currenfi topography and maintain a significant screening for views from North S�ore Drive.
• The building design along with the perimeter (andscaping will be an enhanced buffer and better views for adjoining neighbors.
• C�ur goal is to provide significant (low growth} plontings ond landscape features so as to not obstruct owner's views of the la�Ce. At the same time, the existing vegetation
around the perimeter provides a beoutiful backdrop and buffer for all the neighbors.
• The shoreline will be enhancecl as a part of the MCWD recommendations and we will create additional landscape that will give the lakeshore a much-improved design for
boaters.
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NIAXWELL BAY
PR�JECT CQNSIDERATI�NS & KEY POINTS BQ� _ ;� ; �� RESIDENCE�
Development, Inc.
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STORM WATER MANAGEMENT
The developmenfi team has had a pre-application meeting with the Minnehaha Creek Watershed District for the proposed Maxweil Bay Residences. The purpose of the meeting
was to prepare a design that meets all of the districts requirements while also improves the environmental �ondition of the property. The MCWD was very helpful and was excited
about the opportunity to provide input at the preliminary phase of the project that wi11 recluce and eliminate many of the current environmental impacts of the current use.
We will need to acquire Minnehaha Creek Watershed District Permits for Erosion Control, Floodplain Fill, and Shoreline Stabilization. The Erosion Control and Floodplain Fill
permit are straightforward and should be a simple process. �ur landscope architects and engineers plan to work with the watershed district to create an aesthetic4lly pleasing
and environmentaf functioning shoreline landscape plan that will maximize the look and function of the shoreline.
The most prevalent information we received from the MCWD is if we decrease the hard cover of the site 6y more than 10°�0, we satisfy the districts requirements for Phosphorous
Removal, Volume Control, and Rate Control. We are reducing the existing hdrdcover from approximately 85°�o to 45%. We still plan to work with the MCWD to minimize storm
water impacts from our development. We are investigating multiple options for storm water treatment that fit our site and minimize the environmental impacts of the proposed
development.
We have discussed the City of Orono storm water requirements with the city's engineering consultant, Bolton and Menk. The requirements of the City of Orono are equivalent with
the Minnehaha Creek Watershed District. We plan to provide our design to both entities for review and to develop a plan that maximizes the effectivene5s of the storm water
design.
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� By decreasing the hard cover by over lO��o, we are exempt from M innehaha Creek Watershed District ''�� 4 " ��.� �````' � �" `'�'��;� ''
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requirements from Phosphorous Removal, Volume Control, and Rote Control. We still plan to wor{� �- � � .�'�
with MCWD to create an environmental friendly site. ��"`` y `�: �� .,h �
� We will need to acquire M innehoha Creek Watershed District permits for Shoreline Stabilization, � �� ����� .����
Erosion Control Permit, and Floodplain Fill �+ w � � .rl�'�"��
• The City of Orono defers all Storm V+Iater regulations to Minnehaha Creek Watershed Distri�t, - _ -
but we plan to work with Orono wherever possible. ' F �'� � ; , z
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Boat fuel tanks will be removed from docks to eliminate pollution and possible larger hazard. . �: :�:
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At BohLand, It is our goa) to maximize the benefit in improving the storm water management and improving the water quality of Lake Minnetonka. With this development, we
wifl pursue the best practices and creative thinking to improve the site beyond what we are required.
TRAFFIC
We have conc�ucted preliminary conversations with Hennepin County. Further design and study wil) be provided prior to a Preliminary Plat application. Some if the preliminary
topics we have discussed include; 90 degree parc�llel entrance, potential additional right of way for bike path and number of drive access points and that there are no need for a
turn �ane requirements.
MAX�vELL BAY
PRO)ECT CONSIDERATIONS & KEY POINTS BO� = „ r �, RESIDENCES
Development, Inc.
SITE CONDITIONS, INFRASTRUCTURE & UTILITIES
The sanitary sewer will be served by an existing 10" PVC Sanitary Sewer that serves roughly 8 existing homes to the east of the morino site. We will be proposing to relocate the
existing sanitory sewer around the future townhomes. We have discussed the relocation of the sanitary sewer with f-he City of Orono Publi� Works department and they do not
have any issues with our proposed preliminary plan. A sewer bypass plan will have to be prepared for the short time that the existing sewer line is out of service.
The water for the site is proposed to be served with a community we11. The community well water will also be used to provide water for a fire suppression system in each
home. We are in the process of gathering more detailed informotion for a complete design to 6e included in future submittals.
• Unit sprinklers will be designed according to multi-family code requirements.
� Comments from DNR/LMCD/Watershed
• Existing condition - 85°� hardcover - 45% proposecl - (ess runoff with new plan
• Reroute the Sanitary Sewer under new proposed drive. We have met with public works
and they do not think it will be an issue. ���-�:.,:��; _= _--�-�-�-T4 �, ,�
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• Prepare Preliminary storm water calculations, which will utilize the boat launch as �,'�'� `�� �".`- %" � i > > , ` �` �:�. �- . :
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WATERFRONT & ENVIRONMENTAL - ' � '' ` '
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� Reduced impact � ,}}V - _ _ -`,ii �; � f� '�, f, }e,� t,� .4�-�
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• Dock use - options �� � i �� I `� � ,� � , ,�4,
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• �wners private ' '., ' ;;` � �''4` `N L '�: , , ' _.
• No more gas _�� _`-�.ti.--- - --�r.-� -,._ ,r.-.-=� __ _�,=�=� '� � �' '�\ __
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• Gravel turns ini-o g reen ' . � F ` ''�,� "` � `'�'��-`
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� Attractive storm water pond � � �� ` ' �'`'�� � ''�- �,�' � '
1�add' � � L. � �`'�'�.� �"L'y„ - '��5�
• LMCD - approval to change docks - look to them for comments
• Structures within the 75' lakeshore set back will be removed (Option A} and replaced with one new structure along with a 20'x40' pool. Option B will be to remodel the
larger structure and remove the smaller one.
� Dock Configurations - Two options. One with slips on outer most edge facing the lake and the second to show slips on inland side near storm water retention pond. Total of
30+/- slips (three Rows. Plan to use existing docks and remove any additional docks over the 30.
MAXWELL.. BAY
PR�)ECT CONSIDERATIQNS & KEY �OINTS BO1� _ _ � . �. RESIDEN�ES
Development, Inc.
OWNERSHIP & TITLE
� BohLand Development has an agreement with the current owner to seek approval for and develop the subdivision of the property.
• We have complete title work on the properti2s and recognize t�e easements and access priorities to t�e property.
DEVEL�PMENT TEAM
DEVELOPER � BOHLAND DEVELC}PMENT ARCHITECT � ALEXANDER DESIGN GROUP
BohLand Development is the developer of the project and is located in We have engoged Alexander Design Group to be the Architect for the project because of
Wayzata MN. Bo�Land focuses on premier residential developments in the their understanding of the Lake Minnetonka community and style of lakefront homes.
western suburbs of the Twin Cities. The most recent projects include the
highly successful developments - Regatta Condominiums and The Landing www.AlexanderDesignGroup.com
Hotel and Residences located in Wayzata. These projects are a part of the
redevelopment of the Wayzata Bay Center and has been recognized Kathryn Alexander Tom Flint
locally and nationally for the exemplary storm water management, 401 Lake Street Eost 401 Lake Street East
infrastructure, and meeting market demand for resider�tial homeowners. Wayzata, MN 55391 Wayzata, MN 55391
Phone: 952.473.8777 Phone: 952.473.8777
www.BohLandDevelopmenfi.com E-Mail: kathryn@alexanderdesigngroup.Com E-Mail: tom�a alexanderclesigngroup.com
Steven Bohl
815 Wayzata Blvd East
Wayzata, Minnesota 55391 LAND PLANNING � SATHRE BERGQUIST
�ffice: 952.473.2C}89 BohLand development and Sathre Bergquist have worked for over twenty years in creating
Cell: 612.221.8741 residential neighborhoods and unclerstand the communities ond prominent issues related to
E-Mail: steve@bohlanddevelopment.com land use, planning, and infrastructure.
www.Sathre.com
Dan Schmidt Dave Pemberton
150 South Broadway 150 South Broadway
Wayzata, M N 55391 Wayzata, M N 55391
Office: 952.476.6404 Uffice: 952.476.6000
Mobile: 612.741.9830 E-Mail: pemberton�sathre.com
E-Mail: schmidt�a sathre.com
NiAXWELL BAY
BO : . �; RESIDENCES
D EV E LO P M E N T T EA M �eve�ment, �nc.
FURTHER REVIEW
• Orono Planning Commission
• 4rono City Council
• Minnehaha Creek Watershed District
• Department of Natural Resources
� Lake Minnetonka Conservotion District
• Hennepin County
EXHIBITS
EXh�bit A ( Base GIS Plan
Exhibit B � Preliminary Site Grading & Utility Plan
Exhibit C � Architecturaf Renderings (C. 1 - C.9)
EXh�b�t D � Landscape Plan
EXh�b�t E � Proposed Dock Use
MAXWELL BAY
AGENDA & INCLUSEONS � • RESIDENCES
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Development, Inc.
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Mike Gaffron
PC Exhibit E
From; Jeremy Bamhart
$e�; Wednesday, September 07, 2016 3:43 PM
Ta; Mike Gaffron
Subject: FW: 3222 North Shore Dr. Preliminary Sketch Plan
Attachments: CSAH51-FutureHorizontalCurveCorrection.pdf
�I
]eremy Bamhart,AICP
Community Development Dlrector
Direct 452.249.4626
Planning &Zoning Office 952.249.4620
2750 Keiley Parkway,Orono, MN 55356
Website: ww .a.orono.mn.us
From:Jason D Gottfried [mailto:Jason.Gottfried@hennepin.us]
Sent:Wednesday, September 07,2016 3:33 PM
To:Jeremy Barnhart<jbarnhart@ci.orono.mn.us>
Cc:Andrew.Volkenant@bohlanddevelopment.com; R�bert H. Byers<Robert.Byers@hennepin.us>
Subject: RE:3222 North Shore Dr. Preliminary Sketch Plan
Heffo Jeremy,
Thank you Andrew for providing us an opportunity to comment earlier in the review process.The Hennepin County Plat
Review Committee discussed your concept plan for redevelopment of the Maxwell Bay Marina on Tuesday,Septerrzber
6th and offer the following preliminary comments:
Access:We would only accept 2 access locations fnr this site. In terms of access spacing and more importantly sight
distar�ce,the proposed middle access wouid appear to be the least desirable location of the three.
Right-of-way: In the future,we envision a three-lane urban design for this section of roadway. Upon future
reconstruction we woufd also like to flatten out the curves along this section. Existing variable half R01N is 40 feet+/-,
we would prefer a dedication of 15 feet+/-to rnatch a 55 half ROW section.As this is currently designated as an On-
Road Bikeway we would like to maintain existing wide shoulders.This dedication would allow for greater flexibility in
future enhancements of the corridor.
Thank you,
lason
lason Gottfried �
Senior Planning Analyst
Hennepin County
Office:612-596-0394
Email: Jason.Gottfied(dahennepin.us
Hennepin County Pubtic Works
1600 Prairie Drive
Medina, MN 55340-3410
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Orono, MN Code of�rdinances Page 1 of 19
PC Exhibit G
DIVISION 11. - RPUD RESIDENTIAL PLANNED UNIT DEVEL()PMENT DISTRICT�'�
Foomotes
--n�--
Cross reference—Planned unrt development�78-10a1 et seq.
Sec. 78-621. - Qurpose.
The purpose of the residential planned unit development(RPUD) district is to provide a district which
will allow for the implementation of certain residential housing goals established in the 2000--2020 Orono
Community Management Plan ("CMP" or"comprehensive plan"}. The RPUD district is established to
accommodate the densities and types of residential development contemplated in the CMP by
incorporating the principles of the planned unit development concept. The RPUD distrirt will encourage the
following:
(1) Flexibility in land development and redevelopment in order to utilize new techniques of building
design, construction and land development;
(2} Provision of housing to meet lifecycle, and affordable and moderate cost housing needs;
(3) Energy conservation through the use of more efficient building designs and sitings and the
clustering of buildings and land uses;
(4) Preservation of desirable site characteristics and open space and protection of sensitive
environmental features, including steep slopes, poor soils and trees;
(5) High quality of design and design compatible w(th surrounding land uses, including both existing
and planned;
(6} Sensitive development in transitional areas located between different land uses and along
significant corridors within the city; and
(7) Development which is consistent with the comprehensive plan.
(Ord. No. 202 2nd series, § 1(1), 2-26-2001)
Sec. 78-622. - Exceptions.
This sectian shall not apply to any residential PUD or PRD which has received preliminary or final
approval by the city council prior to the effective date of the ordinance from which this division is derived,
unless such application is requested by the property owner and approved by the city council.
(Ord. No. 202 2nd series, § 1(9), 2-26-2001)
„�,,.,,+.r,��„v 9/15/2M(
Orono,MN Code of Ordinances Page 2 of 19,
Set. 7$-623. - Permitted uses.
Within the RPUD district, no structure or land shall be used except for one or more of the foliowing
uses:
{1) One-family detached dwellings.
(2) Pubiicly owned parks and playgrounds.
(3) Municipal buildings.
(4} Muftifamily attached dwellings only when consistent within the areas of the city designated as
urban area in the comprehensive plan.
(Code 1984, § 10.20(2); Ord. No. 202 2nd series § 1(2), 2-26-2001)
State Law reference— State mandated permitted uses, Minn. Stat. � 462.357, subd. 7.
Sec. 78-624. -Conditional uses.
Within the RPUD district, no land or structure shall be used for the foflowing uses except by conditional
use permit:
(1) Pu6/icservicestructures. Public servite structures, including but not limited to electric transmission
lines, buildings, such as fielephone exchange stations, booster or pressure regulating stations,
wells, and plumbing stations, elevated tanks, lift statlons and electrical power substations, provided
no building shall be Iocated within 50 feet from any lot line of an abutting lot in an R district. Prior
to granting such permit it shall be found that the architectural design of service structures is
compatible to the neighborhood in which it is to be located and thus will promote the general
welfare. Public service structures that have been approved by the city at required public hearings
for publlc improvement projects shall not require a conditional use permit, but such structures
shall be subject to all other appropriate standards set forth In this section; amendments to
approved plans involving design andlor placement of these structures will require written notice by
the city to all affected properry owners 14 days prior to the adoption of the amended pfans by the
council. Personal wireless services and commercial broadcasting antennas and towers shall not be
considered public service structures. Uses aflowed by conditional use permit shall be reviewed for
compliance with fihe PUD master development plan ar�d with the applicable conditional use permit
standards of this division. Uses allowed by conditional use permit sha{I aiso be subject to site and
building plan review pursuant to this division.
(2) Assisted living facilities.Assisted living facilities as defined in this chapter, subject to the generai
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Orono,MN Code of Ordinances Page 3 of 19
conditions and multifamily-specific conditions applicable to uses in the RPUD district.
(Ord. No. Z02 2nd series, § 1(3), 2-26-2001; Ord. No. 75 3rd series, § 1, 7-12-2010)
Sec. 78-625. -Accessory uses.
Within any RPUD district, the only permitted accessory uses and structures are the following:
(1) Private garages and parking space.
(2) Private swimming pools, tennis courts, and paddacfcs.
(3) Home occupations, as defined in this chapter.All home occupations shafl comply with the
provisions of section 78-1376. and the licensing provisions of section 26-76. when applicable.
(4) Signs, as regulated in this chapter.
(5) Buildings temporarily located for purposes of constructing on the premises for a period not to
exceed time necessary for such constructing.
(5} Gardening and other horticultural uses, including aviaries and decorative landscape features.
(7} Communication reception/transmission devices as follows:
a. Accessory antennas, which shall be [imited to racfio and television receiving antennas, satellite
dishes,NROs, and amateur shortwave radio transmitting and receiving antennas. Accessory
antennas that are accessory to the principal use of property are permitted accessory uses in all
zoning districts, provided they meet the following conditions:
1. Height.A ground-mounted accessory antenna shall not exceed 20 feet in height from
ground level.
2. Yards.Accessory antennas shall not be located within the required front yard setback,
corner side yard setback or side yard setback abutting a street.
3. Roofs. lf vegetation or obstructions interfere with satellite signafs at a location in any
a�lowable placement area, the accessory antenna may be placed on the roof of any
authorized structure on the premises.
4. Location.Accessory antennas shall not be located within a requlred yard or setback area or
within drainage or utility easements.Antenna tawers shail be set back from adjacent
property lines a horizontal distance na less than the maximum height of the antenna.
5.
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Orono,MN Code of Ordinances Page 4 of 19
Building permit�A building permit shali be required for the installation of any accessory
antenna requiring a conditional use permit. Building permit applications shall be
accompanied by a site plan and structural component data for the accessory antenna,
including details of anchoring. T'he building afficial must approve the plans before
installation.
6. Lightningprotertion. Eath accessory antenna shall be grounded to protect against na#ural
lightning strikes in conformance with the National Electrical Code as adopfied by the city.
7. E/ectrica/code. Accessory antenna electrical equipment and connections shall be designed
and installed in conformance with the National Electrical Code as adopted by the city.
8. Co%r/content.Accessory antennas shall be of a neutral color and shalE not be used as
signage.
b. Amateur shortwave radio antennas and towers which do not meet the conditions for accessory
antennas may be allowed with a conditional use permit in all zoning districts, provided they
meet the following conditions:
1. Height.When an amateur shortwave radio antenna is mounted on an antenna tower, the
total height of the antenna and tower shall not exceed 65 feet.
2. Yards.Amateur shorlwave radio antennas and towers shall not be located within a front
corner side or side yard.
3. Setbacks.Amateur shortwave radio antennas and towers shall not be located within any
required setback area and shall be located no less than the height of the antenna and town
from the property line.
(8) Privately owned buildings to be used for recreational or social purposes, or for use as storage
areas for maintenance equipment or rubbish.
(9) Other uses that are customarily incidental to, and subordinate to,the allowed perrnitted and
conditional uses in this district.
(Code 1984, § 10.20(4); Ord. No. 161 2nd series, § 6, 6-7-1997; Ord. No. 202 2nd series, § 1 (4), 2-26-2001;
Ord. No. 221 2nd series, g 3, 9-23-2002; �rd. No. 106 3rd series, � 12, 6-10-2013)
Sec. 7$-626. - Development standards.
Within the RPUD district all develapment shall be in compliance with the following:
(T)
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Orono, M�i Code of Ordinances Page 5 of 19
Minimum area;shore/and districtlimitation. Each si#e proposed for rezoning to RPUD shall have a
minimum area of#ive acres, excluding areas within a designated wetland,floodplain or shoreland
district or right-of-way, unless the council finds the existence of one of the following:
a. Unusual physical features of the property itself or flf the surrounding neighborhood such that
deve{opment as a RPUD will canserve a physical or topographic feature of importance to the
neighborhood or community.
b. The praperty is directly adjacent to or across a public street from property which has been
developed previously as a RFUD or pfanned residential development and will be perceived as
and will function as an extensian of that previously approved development.
c. The property is located in an area where the proposed development provides a transition
between a commercial or incfustrial area and an existing residential area or on an intermediate
or principal arteriaf as defined in the comprehensive plan.
d. The property contains steep slopes or a substantial number of significant trees that could be
preserved through the clustering of buildings or other design techniques not generally allowed
by the existing zoning district.
No properry located within 250 feet of the ordinary high water level (OHWL) of a protected lake or
tributary as defined in article IX of this chapter shall be rezoned to RPUD. However, far a property
that is partially located less than 250 feet from the OHWL and partially located more than 250 feet
from the OHWL,the portion located more than 250 feet from the �HwL may be rezoned to RPUD
at the discretion of the city council when all other requirements are met.
(2) Uses. Each property rezoned to RPUD shall anly be used for the use or uses for which the site is
designated in the comprehensive plan, except that the ciry may permit rezoning to RPUD on a site
designated for commercial use if the city council finds that such use is in the best interests of the
city and is consistent with the requirements of this division. If a commercial site is to be rezoned to
RPUD, the city may forward a copy of the request to the metropolitan council for review.
(3) Seweravailabiliry.A site proposed to be rezoned to RPUD with proposed density greater than one
unit pertwo acres must be in the metropolitan urban services area (MUSA) and must be serviced
by municipal sewer.
(4) Densiry. Each development in the RPUD district shall have a ciensity within the range specified in
the comprehensive plan for the specific site. If the site is not designated in the comprehensive plan
for resldential use,the appropriate density sha11 be determined by the city based upon the city
council's finding that such density is consistent with the intent of this division and of the
comprehe�sive plan. Developments w[th proposed densities in excess of the densities
_t___�_L,__,_ on c��n,�
Orono,MN Code of Ordinances Page 6 of 19
contemplated in the comprehensive plan shali be allowed only on properties which are currently
zoned and guided for commercial use, in order to maintain the character and integrity of the areas
zoned and guided for residential use.
(5) Jncentives.The cfty may utilize incentives to encourage the canstruction of projects which are
consistent with the city's hous�ng goals. Incentives may include modification of density(only for
propertie5 currently zoned and guided for commercial use) and floor area ratio requirements for
develQpments providing Ilfecycle housing and affordable and moderate cost housing. Incentives for
affordable and moderate cost housing may be approved by the city only after the developer and
city have entered into an agreement to ensure that the low and moderate cost units remain
available to persons of low and moderate income for at least 20 years.
(6) Flaorarea ratio. Floor area ratios (FARs) shafl be limited per the following table:
Comprehensive Plan Designation Maximum Floor Area Ratio*
�ow or medium density residential (up to �0 and including �.5
6.0 units per acre}
High density residential {in excess of 6.Q units per atre) 1.0
*FAR=Total Building Floor Area/Total Lot Area
Individual lots within a development in the RPUD distritt may exceed these standards as long as the
average meets these standards.
(7) Deve%pmentstandards for attached and mu/tifamlly dwellingstructures. Each site rezoned to
RPUD and developed for attached or multiple-family dwelling uses shall be subject to the foElowing
stanc4ards:
a. Setbacksand separation ofuses.Within the RPUD district the setback for all attached and
multifamily dwelling buildings and their accessory buildings from any bordering ar abutting
street line shall be 35 feet for local streets and 50 feet from railroad lines or coflector or arterial
streets, as designated in the comprehensive plan, except that in no case shall the setback be
less than the height of the building. The setback for all buildings from exteriar RPUD site lot
lines not abutting a public street shall be 35 feet, except that in no case shall the setback be
less than the height af the building. Building setbacks from internal publir streets shall be
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Or�ono, MN Code of Ordinances Page 7 of 19
determined by the city based on characteristics of the specific RPUD site. Parking lots and
driving fanes shall be set back at least 20 feet from all exterior lot lines of a RPUD site. The
setback for parking structures, including decks and ramps, shall be 35 feet from koca{ streets
and 50 feet from all other street classifications, except that in no case shall the setback be less
than the height of the structure. Parking structure setbacks from external lot lines shall be 50
feet or the height of the structure,whichever is greater, when adjacent to residential
properties; 35 feet, when adjacent to nonresidential properties. Paricing structure setbacks
from internal public or private streets shall be determined bythe city based on characteristics
of the speci�c RPUD site. Where industrfal uses abut developed or platted single-family lots
outside the RPUD site, greater exterior building and parking setbacks may be required in order
to provide effective screening.The city council shall make a determination regarding the
adequacy of screening proposed by the applicant. Screening may include the use of natural
topography or earth berming, existing and proposed plantings and other features, such as
roadways and wetfands, which provide separation of uses. Property rezoned to RPUD shall be
considered a residential district for purposes of determining building and parking setback
requirements on adjacent high density residential, commercial and industrial property outside
the RPUD.
b. Heightlimitations. For properties guided far residential use in the comprehensive plan, a
building height limit of 34 feet shall apply. For properties currently zoned or guided in the
comprehensive plan for commercial use, height may exceed 30 feet but shall not exceed three
stories(nat including underground parking level) and shall maintain a residential character by
incorporating pitched or hipped roof structure. No mansard or flat roofed multiple-family
building will be allowed.
c. Outside storage limitations Building materials, recreational vehicles, boats, RV's, snowmobiles,
and other items of personal property shall not be stored outside within any site used for
attached or multifamily uses.
(8) Deve%pmentstandardsforsing/e-familydetacheddwe//ingsintheRPUDdfstrict. EachRPUDsite
developed for single-family detached dwellings at medium density(i.e., densities ranging from one
unit per acre to six units per acre) shall be subject to the following standards:
a. Permitted locations: in areas of the city where smaller single-family detached dwelling iots will
allow for clustering to preserve significant naturaf features, or in areas where a mixture of
higher density attached dwellings and lower density detached single-family dwellings will resuft
in a development that does not exceed the overall guided density.
b. Minimum SFR lat siie: 15,400 square feet.
..t,.,...+.t.,....,, Q/1 C/�nl�
Orono,MN Code of Ordinances Page 8 of 19
c. Minimum lot width at the setback line: 90 feet.
d. Minimum lot depth: 125 feet.
e. Minimum front yard setback: 25 feet on internal streets within the RPUD site. On exterior or
through streets a setback of 35 feet must be provided on local streets and a 50-foot setback on
coflector or arterial streets, as defined in the comprehensive plan.
f. Minimum side yard setback: ten feet along interior lot lines; 15 feet on Iot lines along the
exterior of the RPUD site. Side yards abutting streets must meet the minimurn front yard
setbacks as noted in subseciion (8)e of this section. S#ructures in side yards abutting another
residential zoning district sha�l meet the side yard setback requirement of the adjacent zoning
district.
g. Rear yard setback: minimum of 40 feet or 20 percent of the depth of the lot,whichever is less.
h. Building height: maximum of 30 feet.
i. All dwelling units, including manufactured homes, shall have a depth af at least 20 feet for at
least 50 percent of thelr width.All dwelling units, including manufactured homes, shalt have a
width of at least 20 feet for at least 50 percent of their depth.
j, All dwellings shall have a permanent faundation in conformance with the state building code.
k. Accessory structures shal! canform to the setbacks established for principal structures, except
as follows:
1. All accessory structures located more than ten feet from a principal structure may be
located a minimum of ten feet from a rear or side lot [ine when that line does not abut a
street right-of-way.
2. No accessory structure shall be located closer to the front lot line than the principal
structure, regardless of the principal structure setback.
I. No accessory structure shall occupy more than 30 percent of the side or rear yard in which it is
located, nor exceed 1,000 square feet in area, nor exceed 12 feet in height.
m. OfF-street parking shall be provided for at least two vehicles for each single-family dwelling. A
suitable location for a garage measuring at least 20 feet by 24 feet without a variance shafl be
provided and indicated as such on a survey or site plan to be submitted when applying for a
buifding permit to construct a new dwelling or alter an existing garage.
(4) More than one buildinga//owed. More than one building may be placed on one platted or recorded
lot in a RPUD site.
{10)
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Single housing rype permitted.Any RPUD development which involves a single housing type shall
be permitted, provided that it is otherwise consistent with the objectives of this division and the
comprehensive pfan.
(11) Private recreationa/area. Each RPUD development shall provide a minimum of ten percent of the
gross project area in private recreational uses for project residents. Such area sha11 be for active
or passive recreational uses suited to the needs of the residents of the praject, including swimming
pools,trails, nature areas, plcnic areas, tot lots and saunas. Private recreational area requirements
are in addition to the standard park dedication requirements.
(12) Ownership.All properly to be included within a RPUD development shall be under unified
ownership or controi, or subject to such legal restrictions or covenants as may be necessary to
ensure compliance with the approved master development plan and final site and building plan.
{13) Signage. Signs shall be restricted to those which are permitted in a sign plan approved by the city
and shall be regulated by permanent covenants.
(14) Landscaping, screening and buffering.
a. Landsrape p/an requirements. Landscape plans shalf be prepared by a landscape architect or
other qualified person acceptable to the city, drawn to the scale of not less than one inch
equals 50 feet and shall show the following:
1. Boundary lines of the property with accurate dimensions;
2. Locations of existing and proposed buildings, parking lots, roads, trails and other
improvements;
3. Proposed grading plan with two-foot contour interva{s;
4. Location, approximate size and common name of existing trees and shrubs;
5. A planting schedule containing symbols, quantities, common and botanical names, size of
plant materials, root condition and special planting instructions;
6. Planting details illustrating proposed locations of all new plant material;
7. Locations and details of other landscape features, including berms,fences and planter
boxes;
8. Details of restoration of disturbed areas, including areas to be sodded and seeded;
9. Location and detafls of irrigation systems; and
10. Details and cross sections of all required screening.
b. Minimum landscaping requirements.
1.
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Orono,MN Code of Ordinances Page 10 of 19
AI! open areas of a lot which are not used or improved for required parking areas, drives,
trails or storage shall be landscaped with a combination of deciduous and coniferous
species, including overstory trees, understory trees, shrubs, flowers and groundcover
materials. The plan for landscaping shall include ground cover, bushes, 5hrubbery, trees,
sculpture, foundations, ciecorative walks or other similar site design features or materials
in a quantity having a minimum value in conformance with the following table:
Minimum Tree and Shrub Requirements
I/egetation Type Size Quantity
Overstory deciduous 2.5-inch bb (Caliper) One tree per 1,000 gross square feet af
trees building footprint area or one tree per 4Q
lineal feet of site perimeter, whiche�er is
greater.
Coniferous trees 6-foot height bb Minimum of 30 percent of required overstory
trees must be coniferous
Understory shrubs 3-gal. potted or 18- One shrub per 300 gross square feet of
inch building footprint area or one shrub per 30
lineal feet of site perimeter, whichever is
greater.
Ornamental 1 .5-inch bb (Caliper} Not required; but two ornamental deciduous
deciduous trees trees may be subst�tuted for one required
overstory deciduous tree (maximum
substitution equals 25 percent of required
overstory deciduous trees}
Credits for existing trees: The city council shall have sole discretion whether credit shal! be
granted for existing healthy trees
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In instances where healthy plant materials of acceptable species exist on a site prfor to its
development,the application of the standards in subsection (14)b of this section may be
adjusted by the city to allow credit for such material, pravided that such adjustment is
consistent with the intent of this division.
2. A reasonable attempt shall be made to preserve as many existing trees as is practicable
and to incorporate them into the site plan.
3. All new overstory trees shall be balled and burlapped or moved from the growing site by
tree spade. Deciduous trees shall have a minimum caliper of 21� inches. Coniferous trees
shall be a minimum o#six feet in height. Ornamental trees shall have a mfnimum caliper of
1Yz inches.
4. AI1 site areas not covered by buildings, sidewalks, parking lots, driveways,trails, patios, or
similar hardcover shall be covered with sod or an equivalent ground tover approved by the
city. This requirement shall not apply to site areas retained in a natural state.
5. In order to pravide for adequate maintenance of landscaped areas, an undergraund
sprinkler system shall be provided as part of each new development, excepC one- and tw�-
family dwellings and additions to existing structures which do not at least equal the floor
area of the existing structure.A sprinkier system shall be provided for all lancfscaped areas,
except areas to be preserved in a natural state.
6. Not more than 50 percenC of the required number of trees shall be composed of one
species. The city shal! maintain a list of prohibited 5pecies, which shall not be used for
landscaping.
c. lnterior parking/ot landscaping.
1. A[I parking lots containing Qver 100 stalls shall be designed to incorporate unpaved,
landscaped islands in number and dimension as required by the city. All landscape islands
shall contain a minimum of 180 square feet. Islands which are necessary to promote the
safe and efficient flow of traffic shall not be subject to the 100-stall standard and shall be
required by the city when warranted.
2. Parking lot landscape areas, including landscape islands, shall be reasonabfy distributed
throughout the parking lot area so as to break up expanses of paved areas. Parking lat
landscape areas shall be provided with deciduous shade trees, ornamental or evergreen
trees, plus ground cover, mulch and/or shrubbery as determined appropriate by the
planning commission. Parking lot landscape trees shall be provided at the rate of one tree
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�rono,MN Code of Ordinances Page 12 of 19
for each 15 surface parking spaces provided, or major fraction thereof. Parking lot
landscaping shall be contained in planting beds bordered by a raised concrete curb or
equivalent approved by the planning commission.
d. Maintenance of/andscaping.The owner, tenant and their respective agents shall be jointly and
severally responsible forthe maintenance of afl fandstaping in a condition presenting a
healthy, neat and orderly appearance and free from refuse and debris. Plants and ground
cover which are required by an approved site or landscape plan, and which have died, shall be
replaced within three months of notification by the city. However,the time for compliance may
be extended up to nine months by the city in order to allow for seasonal or weather conditions.
e. Retaining walls Retaining walls exceeding four feet in height, and staged walls which
cumulatively exceed 16 feet in height or involve more than four tiers, must be constructed in
accordance with plans prepared by a registereci engineer or landscape architect.
f. Landstapingperformance seturityrequired.When screening, landscaping or other similar
improvements to properry are required by this division, a letter of credit shafl be supplied by
the owner in an amount equal to at least 1 Y�times the value of such screening, landscaping or
other improvements. The letter of credit shall be conditfoned upon reimbursement of all
expenses incurred by the city for engineering, legal, contracting or other fees in cannection
with making or completing such improvements. The letter of credit shall be provided prior to
the issuance of any building permit and shall be valid for a period of time equal to two fufl
growing seasons after the date of installation of the landscaping. 7he city may accept some
other form of security in lieu of a letter of credit in an amount and under such conditions that
the city may determine to be appropriate. If construction af the project is not completed within
the time prescribed by building permits and other approvals, the city may, at its option,
comp{ete the work required at the expense of the owner and the surety.The city may allow an
extended period of time for completion of all landscaping, if the delay is due to conditions
which are reasonably beyond the control of the developer. Extensions, which may not exceed
nine months, may be granted due to seasonal or weather conditions. When an extension is
granted, the city shali require such additional security as it deems appropriate.
g. Screening and buffering.
1. The fol{owing uses shall be screened or buffered in accordance with the requirements of
this section;
i. Principal buildings and structures and any building or structure accessory thereto used
for residential uses at a density of greater than four units per acre shall be buffered
from residential lots located in any R district.
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Orono,N1N Code of Ordinances Page 13 of 19
ii. Off-street parking facilities containing six or more spaces shall be buffered from
streets located within 50 feet. Parking facifities shall be buffered with landscape zones.
iii. Loading docks shall be streened from all lot lines and public roads.
iv. Trash storage facilities shall be screened from al{ lot lines and public roads.
v. Access roads serving multifamily buildings shall be screened as necessaryto eliminate
the impact of vehicle headlights shining toward adjacent residential neighborhoods.
2. Required screening or buffering may be achieved with fences, walls, earth berms, hedges,
or other landscape materials.All walls and fences shall be architecturaily harmoniaus with
the principal building. Earth berms shall not exceed a slope af 3:1. The screen shall be
designed to employ materiafs which provide an effective visual barrier during all seasons.
3. All required screening or buffering shall be located on the lot occupied by the use, building,
facility or structure to be screened. No screening or buffering shall be located on any
public rlght-of-way or within elght feet of the traveled portion of any street or highway.
4. Screening or buffering required by subsection (14} of this section shall be of a height
needed to accomplish the goals of subsection (14) of this section. Screening methods
incorporating roofs over storage, trash or mechanical facilities to screen from higher
adjacent properties or buildings may be required. Height of plantings required under
subsection {14) of this sedion shall be measured at the time of installation.
(15) Architectura/standards.
a. It is not the intent of the city to restrict desfgn freedom unduly when revfewing project
architecture in connection with a site and building plan. However, it is in the best interest of the
cityto promote high standards of architectural design and compat�bilitywith sUrrounding
structures and neighborhoods.Architectural plans shaN be prepared by an architect or other
qualified persons acceptable to the city and shall show the following for all structures other
than single-family detached dwellings:
1. Elevations of all sides of the building.
2. Type and color of exterior building materials.
3. A typical floor plan.
4. Dimensions of all structures.
5. The location of trash and recycling containers and of heating,ventilation and air
conditioning equipment.
b.
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Orono,MN Code of Ordinances Page 14 of 19,
Unadorned prestressed concre#e panels, concrete block and unfinished metal shall not be
permitted as e�cterior materials for residential principal and accessory buildings.This restriction
shall apply to afl principal structures and to all accessory building5.The city may, at its
discretion, allow architecturally enhanced block or concrete panels.
c. Accessory buildings shal{ be architecturally compatible with principal structures.
d. All rooftop or ground-mounted mechanical equipment and exterior trash and recycling storage
areas shall be fully enclosed or screened so as to be not visible with materials compatible with
the principal structure.
e. Underground utilities shall be provided far all new and substantially renovated structures (the
term "substantially renovated"shall mean when the renovations exceed 30 percent of the
prerenovation value of the structure).
(16) Flexibility.The uniqueness of each RPUD requi�-es that specifications and standards for streets,
utilities, public facilities and subdivisions may be subject to modi�cation from the city ordinances
ordinarily governing them. The city council may therefore approve streets, utilities, public facilities
and land subdivlsions which are not in compliance with usual specifications or ordinance
requirements, if it finds that strict adherence to such standards or requirements is not required to
meet the intent of this section or to protect the health, safety or welfare of the residents of the
RPUD, the surrounding area or the city as a whole.
(17) Traffcstudies The city may require a traffic analysis to be prepared by a registered traffic
engineer approved by the city to assess potential traffic impacts on locaf streets. If impatts on
service levels of roadways and intersections are anticipated,the project will be appraved only
contingent upon a traffic management plan that adequately mitigates those impacts.The plan may
incfude travel demand management strategies, use of transit facilities or other appropriate
measures to reduce traffic generation, and necessary improvements to road systems. The
developer shall have the responsibility to install all necessary road system improvements.
(18} Bulldingpermits No buffding or other permit shall be issued for any work on property included
within a proposed or approved RPUD development, nor shall any work occur unless such work is
in compliance with the proposed or approved RPUD development.
(19) Genera/regu/ations applicability.The requirements contained in this division pertaining to
general regulations for residential districts and performance standards shall apply to a RPUD
development as deemed appropriate by the city.
(20) Lightingstandards.All RPUD developments shall be subject to the general performance standards
for lighting in this chapter.
(21)
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Orono,MN Code of Ordinances Page 15 of 19
Trai/s.When any portion of the project is within 1,000 feet of a public traii system, pedestrian
access s�all be provided to the trail system by means of a public trail constructed at the developer's
expense. Where public rights-of-way are avai{able, at the city's discretion the trail may utilize the
public right-of-way. Trails shall be of bituminous construction, ar such other material as may be
approved by the city and shall be not less than eight feet in width.
(Ord. No. 202 2nd series, § 1(5), 2-26-2001; Ord. No. 94 3rd series, § 2, 9-242012)
Sec. 78-627. - Review of application; procedures.
(a) Canceptplan review. In order to receive guidance in the design of a RPUD prior to submission of a
formal application, an applicant may submit a concept plan for review and comment by the planning
commission and city council. Submission of a concept plan is optional but is highly recommended for
large RPUDs. In order for the review to be of most help to the applicant, the concept pian should
contain such specific information as is suggesteci bythe ciry. Generally, this information should include
the following:
(1) Approximate building, road and traiE locations;
{2) Height, bulk and square footage of buildings;
(3) Type and square#ootage of specific land uses;
(4) Number of dwelling units;
{5} Generalized grading plan showing areas to be cut,filled and preserved; and
(6) Staging and timing of the development.
The comments of the planning commission and city council sha11 address the consistency of the concept
plan with this section. The comments of the planning commission and city council shall be for guidance only
and, if positive, shall not be considered binding upon the planning commission or city council regarding
approval of the formal RPUD application when submitted.
(b) Masterdeve%pment p/an and�ezoning.Approval of a rezoning to RPUD and approval of a master
development plan shall be subject to the procedures autlined in this chapter for a zoning map
amendment. The master development �lan shall contain the following:
(1) Building locatian, height, bulk and square footage;
(2) Type and square footage of specific land uses;
(3) Number of dwelling units;
(4) Detailed street and utility locations and sizes;
(5) Parking layout;
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Orono, MN Code of Ordi.nances Page 16 of 19,
(b) Drainage plan, including lacation and size of pipes and water storage areas;
{7} Grading plan and drainage plan, including two-foot contours;
(8) Generalized landscape plan;
(9} Generalized plan for uniform signs and lighting;
(10) Plan for timing and phasing of the development;
(11) Covenants or other restrictions proposed for the regulation of the development;
(12) Renderings or elevations of all sides of buildings to be constructed in the first phase af the
development;
(13) Trail plan; and
(14) Lighting plan.
Approval of the master development plan shall indicate approval of the listed items in subsections{b)(1)
—(b}{14) of this section and shall occur in conjunction with rezoning of the property to RPUD.After rezoning
the property to RPUD, nothing shall be constructed on the RPUD site except in conformance with the
approved plans and this section. The procedure for notification of and public hearing on the master
development plan shall be the same as requlred for a zoning map amendment by this chapter.
(c� Deve%pmentagreement/finantia/guarantee. Following the approval of the master development plan
but priar to final plan approval,the applicant shall enter into an agreement with the city refating to the
terms of the RPUD development, and shall also provide such financial guarantees as the city requires or
deems necessary. Such agreement may take the form of:
(1) A development contract;
(2) A site improvement performance agreement; and/or
(3) Another form of binding instrument as may be required by the city.
(d) Fina/site and building p/an.Appraval of a finaf site and building plan for the entire RPUD or for specific
parts ofthe RPUD shall be subject to the procedures outlined in this division. The finaf site and building
plan shall contain information as required by the city, including the following:
(1) Detailed utility, street, grading and drainage plans;
(2) Detaiied building elevations and floor plans;
(3) Detailed landscaping, sign and iighting plans; and
(4) Detailed trail plan.
(e) Substantia/compliance.The final site and builcEing plan shall be in substantiaf compliance with the
approved master development plan. Substantial compliance shall mean:
(1) Buildings, parking areas, roads and trails are in substantially the same location as previously
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Orono,MN Code of Ordina.nces Page 17 of 19
approved;
(2) The number of residential living units has not increased or decreased from that approved in the
master development plan;
(3) The gross floor area of any individual building has not been increased from that approved in the
master development plan;
(4) There has been no increase in the number of stories in any building;
(5) Open space has not been decreased ar altered to change its original design or intended use; and
(6) All speciai conditions required on the master development plan by the city have been incarporated
into the final site and building plan.
Approval of a final site and building plan shall signify approval of all plans necessary prior to application for
a building permit, subject to conformance with any conditions on the appraval and subject to other
necessary approvals by the city.
(f� Simu/taneous review.Applicants may combine the fina! site and building plan review with the master
development plan review by submitting all information required for both stages simultaneously.
(g} Basis forapproval;conditions In evaluating a site and building plan, the planning commission and �fty
touncil shall base their recommendations and actions regarding approval of a RPUD on a consideration
of the following:
(1} Compatibility of the proposed plan with this section and consistency with the goals, policies, and
objectives of the comprehensive plan and surface water management plan;
(2} Preservation of the site in its natural state to the greatest extent practicable by minimizing tree and
soil removal and designing grade changes to t�e In keeping with the general character and
appearance of neighboring properties;
(3) Creation of compatible relationships between buildings and open spaces both on the site and
adjacent to it, incorporating natural site features and with existing and future buildings having a
visual relationship to the development, giving special attention to:
a. An internal sense of order for the buildings and uses on the site and provision of a desirable
environment for occupants, visitors and the general community.
b. The amount and IocaCion of open space and landscaping.
c. Materials,textures, colors and details of construction as an expression of the design concept
and the compatibility of the same with the adjacent and neighboring structures and uses; and
vehicular and pedestrian circulation, including walkways, interior drives and parking in terms of
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Orono,MN Code of Ordinances Page 18 of 19;
location and number access points to the public streets, width of interiar drives and access
points, general interior circulation, separation of pedestrian and vehicular traffic and
arrangement and amount of parking.
(4) Promotion of energy conservation through design, location, orientation and efevation of structures,
the use and location of glass in structures and the use of landscape materials and site grading;
(5) Protection of adjacent and neighboring properties through reasonable provisions for surface water
drainage, sound and sight buffers, preservation of views, light and air and those aspects of design
not adequately covered by other regulations which may have substantial effects on neighboring
land uses; and
(b) Such other factors as the planning commission ar city council deem relevant.
The pfanning commission and city council may attach such conditions to their actions as they shall
determine necessary or convenient to better accomplish the purposes �f this section.
(Ord. No. 202 2nd series, � 1(6), 2-26-2001)
Sec. 78-628. -Term of approval.
(a) If application has not been made for a final site and building plan approval pursuant to the approved
master development plan for all or a part of the property within a RPUD by December 31 of the year
following the date on which the RPUD zoning map amendment became effective or, if within that
period no extension of time has been granted,the city council may rezone the property to the original
zoning cfassification at the time of the RPUD application or to a zoning classification consistent with the
comprehensive plan designation forthe property. In the absence of a rezoning, the approved master
development plan shall remain the legal control governing cievelopment of the property included within
the RPUD.
(b) If construction on the property included within an approved final site and building plan has not started
by December 31 of the year follawing the date on which such final site and building plan was approved
or, if building construction in a phase of a RPUD approved to be built In phases has not started within
this period, or, if within that period no extension of the time has been granted,the city council may
rezone the property to the original zoning classification at the time af the RPUD application or to a
zoning classification consistent with the comprehensive plan designation for the property. In the
absence of rezoning,the approved master development pian and final site and building plan shall
remain the lega! control governing development of the property included within the RPUD.
(Ord. No. 202 2nd series, § 1(7), 2-26-2001)
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Orono, M[N Code of Ordinances Page 19 of 19
Sec. 7$-629. -Amendments.
Major amendments to an approved master devefopment plan may be approved by the city council after
review by the planning commission. The notification and public hearing procedure for such amendment
shall be the 5ame as for approval of the original RPUD.A major amendment is any amendment which:
(1) Substantially alters the location of buiidings, parking areas or roads;
(2) Increases or decreases the number of residential dwelling units;
(3) Increases the gross floor area of any individual building;
(4) lncreases the number of stories of any building;
(5) Decreases the amount of open space or alters it in such a way as to change its original design or
intended use; or
(6) Creates nancompliance with any special condition attathed to the approval of the master
development plan.
Any other amendment may be made through review and approval by a simple majority vote of the cauncil.
(Ord. No. 202 2nd serles, § 1(8), 2-26-2001)
Secs.78-630-78-640. - Reserveci.
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�
►
Item 9
���0
To: Chair Thiesse and Planning Commission Members
Jessica Loftus, City Administrator 2�, �
G
��'�ES H���
From: Jeremy Barnhart, Community Development Director
Date: September 19, 2016
Subject: #16-3865, City of Orono,
Text Amendment: Appeals
Public Hearing
Application Summary: The proposed ordinance formally consolidates and clarifies the appeal
process for a number of decisions made by city staff,the Board of Appeals,and the City Council.
Staff Recommendation: Planning Department Staff recommends approval of the ordinance as
drafted.
List of Exhibits
ExhibitA. DraftOrdinance
Background
Among the priorities for amendments to the city ordinances was the need to clarify the appeal
process. An appeal of a decision is one of the fundamental rights a resident has, and the avenue
in which to make this appeal, and resolve it in a timely manner required clarification.
Currently, references to appeals are located throughout the code, and pertain to administrative
decisions made by staff and officials, (2-41), false alarm penalties (42-168) permit revocations
(18-111),violations of tobacco regulations(50-32),Special event permits(66-225), nuisance
abatement(Chapter 70), zoning decisions (Chapter 78), and subdivisions(Chapter 82).
Section 1 of the draft ordinance consolidates the appeal process for decisions made by the city
administrator or any other city official. This includes alarms, special event permits, site plan
process, and vegetative alterations. In all cases, an appeal must be submitted within 10 days of
the decision being appealed,to avoid a person requesting an appeal 6 months after a decision
was made and acted on. 10 days is a standard appeal timeline.
Sections 2-9, 12, 14 of the draft ordinance amend the various sections of the code which
reference administrative type decisions.
Section 10 notes that Zoning Board of Appeals (ZBA) decisions on appeals are binding, though
they may be appealed to the City Council. ZBA decisions on variances are advisory,the Council
makes the final decisions.
Section 13 relates to floodplain regulations, and is mandated by the National Flood Insurance
Program.
�
FILE#16-3865
September 19,2016 �
Page 2 of 2
Section 15 names the Zoning Board of Appeals established for zoning variances is the board for
appeals from the administration of the subdivision ordinance. The Zoning board of Appeals in
Orono is currently the Planning Commission.
Staff Recommendation
Staff recommends approval of the ordinance as written.
PC Exhibit A
�
1 ORDINANCE NO. _, THIRD SERIES
2
3 CITY OF ORONO
4 HENNEPIN COUNTY, MINNESOTA
5
6 AN ORDINANCE AMENDING THE CITY ORDINANCE
7 PERTAINING TO FILING OF
8 ADMINISTRATIVE, ZONING, AND SUBDIVISION APPEALS
9
10
11 THE CITY COUNCIL OF ORONO ORDAINS:
12
13 SECTION 1. Section 2-41 Right to administrative appeal is hereby amended to read as follows:
14
15 Except as otherwise provided, if any person shall be aggrieved by any administrative decision of
16 the city administrator or any other city official, or any board or commission not having within its
17 structure an established review schedule or an appellate procedure, such aggrieved person is
18 entitled to a full hearing before the council upon serving a written request upon the mayor and
19 city clerk ^* 'A^�+ � ^ �'^„� ^ �*^ ^ ,�'^�^ ^�' � �+�^^. Such request shall contain a
20 general statement setting forth the administrative decision to be challenged by the appellant.
21 An appeal under this section shall be served no later than 10 days followin�the decision. A
22 hearing on the appeal shall occur at the next regularlV scheduled council meetin�that is at least
23 seven davs after the appeal is served. At such hearing, the appellant may present any
24 evidence he deems pertinent to the appeal; but the city shall not be required to keep a
25 verbatim record of the proceedings. The mayor, or other officer presiding at the hearing, may,
26 in the interest of justice or to comply with time requirements and on the mayor's own motion
27 or the motion of the appellant, the city clerk, or a member of the council, adjourn the hearing
28 to a more convenient time or place; but such time or place shall be fixed and determined before
29 adjournment so as to avoid the necessity for formal notice of reconvening. An employee of the
30 city who is aggrieved by an action or decision of another city employee that relates to their
31 employment shall exhaust the grievance procedures set forth in the administrative and
32 personnel policy before requesting a hearing before the city council. The citv council's
33 decision on appeal mav only be appealed to the Minnesota Court of Appeals. This Section shall
34 not applv to hearin�officer decisions under Section SO-32; decisions of an administrative officer
35 under Chapter 78; decisions of an administrative officer under Chapter 82; or decisions of the
36 plannin� director under Section 78-1604.
37
38 SECTION 2. Section 18-111 Revocation Subsection (e) is hereby amended to read as follows:
39
40 (e) �Purposely left blankl
41 +h 't �I h. F717.... ..nt�.•e .+f��..,h � �I �.�ith the �if���slo.rL__i�iithin tcn rl�ve nf*ho
42 .J-,r.�+L,� .- ,-..r�.,.. . .,�Ie.J .,.-.a.,li..e.-.,.J
43
44 SECTION 3. Section 42-168 User fee sub paragraph (b) is hereby amended to read as follows:
45
46 (b) Any alarm user required by the city to pay a user fee as the result of a false alarm may
47 make a written appeal of the false alarm charge to the chief of police within ten days of
4$ notice from the city of the false alarm charge.
49 E�il fc�--vi-pc�nE2 h .J ,4,., �lo.d+r,rh�, .,�r., �,.d.Y,�.-*.-,*., .,L,., ,�11 M� e+h�
� " ����.�o;_�� �
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50
5 1 -, Fe., f.,.-� f�I�e .,I-,.-..�.
52
53 SECTION 4. Section 50-32 Violations Subsection (b) is hereby amended to read as follows:
54
55 (a) Hearings. If a person accused of violating this article so requests within 10 davs of receipt
56 of a citation, a hearing shall be scheduled,the time and place of which shall be published
57 and provided to the accused violator.
58
59 SECTION 5. Section 66-225 Denial of permit Subsection (b) is hereby amended to read as
60 follows:
61
62 (b) The city administrator or designee shall act promptly upon a timely filed application for a
63 parade or special event permit, but in no event shall grant or deny a permit less than 48
64 hours prior to the parade or special event and shall include reasons for denial.A�►y-
65
66 .
6'� �i+".-I�.-L Th., ��+., .-�I �l,�ll �.-r � ..rL,�, -,I ��+he ..*��h.,.J��Ie.J ..� .,ri.,
6S .
69
70 SECTION 6. Section 70-5 Abatement procedure Subsection (b) is hereby amended to read as
71 follows:
72
73 (b) Summary abatement.The city administrator or designee may provide for abating a public
74 nuisance without following the procedure required in paragraph (a) above when:
75 (1)There is an immediate threat to the public health or safety;
76 (2)There is an immediate threat of serious property damage; or
77 (3) A public nuisance has been caused by private parties on public property.
78 If the city administrator or designee abates the nuisance under this section, he must
79 reasonably attempt to notify the owner,occupant, or other responsible party of the intended
80 action and the right to appeal the abatement and any cost recovery �**"� ^^�* �^^���^��„
81 �,.ti�,�„�e,� ,.:*.,,. ,.,� �..,,,,,+,.,,.
82
83 SECTION 7. Section 70-129 Approval is hereby amended to read as follows:
84
85 All permits are subject to the approval of the city administrator upon recommendation of
86 the chief of police. ^^^��'�^f�'^^;�'�^f^��m�*� � ��"���*+^ ^ �'�' r
87
88 SECTION 8. Section 70-131 Notice to owners of surrounding property is hereby amended to
89 read as follows:
90
91 An annual permit shall require notice to be given to surrounding property owners and an
92 opportunity for them to object prior to issuance of a permit under this subdivision, but such
93 objections shall not require the permit to be withheld.
94 .
95
96 SECTION 9. Section 78-96 Board established Subsection (a) is hereby amended to read as
97 follows:
98
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99 (a) A zoning board of appeals and adjustments is established.The planning commission is
100 constituted as the board of appeals and adjustments.T"^ �'�^���^^� ^{�"A "^,�� ��^
101 ��'����^^�*^+"� ^^��^��'.The board shall have the following powers:
102 (1) To hear and decide appeals from any affected person where it is alleged that
103 there is an error in any order, requirement,decision or determination made by an
104 administrative officer in the enforcement of this chapter.
105 (2J To hear requests for variances in accordance with this chapter.
106 (3) To exercise other functions as provided in this chapter.
107
108 SECTION 10. Section 78-99 Appeals procedures is hereby amended to read as follows:
109
110 The decisions of the board on requests for variances are advisorv and will automaticallv proceed
111 to the council for review.The decisions of the board on appeals are bindin�. The applicant or
112 other person or officers of the city affected may appeal a bindin� decision of the board to the
113 council by filing a written notice stating the action appealed from and stating the specific
114 grounds upon which the appeal is made.The notice shall be accompanied by a fee in the
115 amount prescribed by the current city fee schedule payable to the city, which fee shall not be
116 refundable. An appeal under this section shall be filed no later than 10 davs followin�the
117 decision of the board.
118
119 SECTION 11. Section 78-100 Subdivisions is hereby amended to read as follows:
120
121 (Purposely left blankl
122
123 . .
124
125 �1}—�i;eaT-�.a-Qes+de-a��aT�„e�e-+t�s�ri�ge� t-#�t�l�er�as an errer�eer,
126 .-e,.,.,r,,.v.o.,* ,�o,.,�,�., ,,.,�o*o..�,:.,.,+,,,., ..,.,,�„ h., ., �,�m,.,;�*r,*;,,e „�;,.,,.;.,.�e
,
127 e.,f,..,.�.�,,,.,�„�,.�.,.,+„�Q�,
128
129 ' ,
130 .t.-.,��.,.,1< <e+F.,.-+L, �.,+he ���h.dt„����,� ..,.,��I�+�.,.,.- I I.,������I h�rrlch�n �.,�I��.de� 4,��r �� ...,r
131 ��miF�rl +r� ir.�+rl� �-++� �+ c+� rlir�r+ � nlinh+F'.r o�lor ennrmir�m*eme�
132
133 SECTION 12. Section 78-143 Review process Subsection (2) is hereby amended as to read
134 follows:
135
136 (2) Planning and zoning coordinator. The planning and zoning coordinator shall make a
137 decision on site plans reviews to change the use of a building or parcel of land; to modify
138 the interior or exterior of a building or site or land feature in any manner that results in a
139 different site design or intensity of use, including the requirement for additional parking
140 or to enlarge a building by less than ten percent of its gross floor area.The planning and
141 zoning coordinator shall have the authority to refer an administrative site plan review to
142 the city council for decision.
143 •
144
145 SECTION 13. Section 78-1134 Subdivisions Subsection (b) is hereby amended to read as
146 follows:
147
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148 (b) Administrative review.The city council shall hear and decide appeals where it is
149 alleged there is error in any order, requirement, decision, or determination made by
150 an administrative official in the enforcement or administration of this article. An
151 appeal must be filed within 10 davs of the administrative official's order,
152 requirement, decision, or determination.
153
154 SECTION 14. Section 78-1285 Vegetation alterations Subsection (a) is hereby amended to read
155 as follows:
156
157 ll No live tree within 75 feet of the shoreline or within the bluff impact zone with a
158 diameter of six inches or more (or 19 inches in circumference or greater) measured three
159 feet above the ground may be removed without first obtaining a permit from the city
160 staff, provided that at least the equivalent number of replacement trees of a size and
161 nature found acceptable to the staff are planted at the same setback from the shoreline
162 as those removed. �eaTs�-��a#€�e�e��t�ens-a��ez=;;n., � ^�' ^ �"*„^f*"^�����
163 ' . Removal of trees that are dead shall not require a
164 permit, but such trees must be inspected by city staff prior to their removal.
165
166 SECTION 15. Chapter 82 Article II is hereby amended by the addition of the following Section
167 82-51:
168
169 Sec 82-51.—Appeals.
170 The zonin� board of appeals and adiustments established in Section 78-96 shall also serve as
171 the subdivision board of appeals and adiustments.The board has the following powers with
172 respect to the subdivision re�ulations:
173 (1) To hear and decide appeals where it is alle�ed that there is an error in anv
174 order, requirement, decision or determination made by an administrative
175 officer in the enforcement of chapter 82. An appeal under this section shall
176 be filed no later than 10 davs following the order, requirement, decision or
177 determination. Appeals to the board of appeals and adiustments mav be
178 taken bv any affected person upon compliance with anv reasonable
179 conditions imposed bv the subdivision regulations.
180 �2) To hear requests for varyin�the re�ulations as theV apply to specific
181 properties where an unusual hardship on the land exists, but variances mav
182 be granted only upon the specific�rounds set forth in the subdivision
183 re�ulations. Unusual hardship includes but is not limited to inadequate access
184 to direct sunli�ht for solar ener�y svstems.
185 The procedures set forth in Sections 78-97 throu�h 78-99 apply to determinations of the
186 subdivision board of appeals and adiustments.
187
188 SECTION 16. Section 82-85 Appeal to the council Subsection (d)(3) is hereby amended to read as
189 follows:
190
191 (Purposely left blank) .
192 � � , '
193 � , �
194 • �
195 �* ,� * + .,.,a ..�., „*ti� ,� ,,., ��,e .,,�., „��ti„ .,+ . .�.,.�.,
196
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197
198 a�a�e�
199
200 SECTION 17. EFFECTIVE DATE: This ordinance shall take effect immediately upon its passage and
201 publication.
202
203 ADOPTED this day of , 2016 on a vote of_ayes and_nays by the City Council
204 of Orono, Minnesota.
205
206 ATTEST:
207
208
209
210
211 Diane Tiegs, City Clerk Lili Tod McMillan, Mayor
212
213
214 Ordinance published in The Laker and The Pioneer newspapers the week of , 2016.
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