HomeMy WebLinkAbout09-17-2012 Planning Commission Packet PUBLIC ATTENDANCE
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� PLANNING COMMISSION
❑ OTHER
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Please complete the following information for City records.
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V:\(LEGAL FORMS)\�FORMS)1PUBLIC ATTENDANCE.DOC
. ' �
Date Application Received:08/21/12
. Date Application Considered as Complete:08/30/12
60-Day Review Period Expires: 10/29/12
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator L
. �
Date: 11 September 2012
Subject: #12-3572 Matthew Fritz,4055 Elm Street
• Lot Width and Area Variances
• Public Hearing
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Zoning District: LR-16,One Family Lakeshore Residential District, 1-acre/140'
Lot Area: 20,665 square feet(0.47 acre) ,.`;�
Lot Width: 120 feet �
Application Summary: The applicant requests a lot width and lot area variance to construct a �
� house on a vacant lot that is 120 feet wide when 140 feet of width is required and.is 0.47 acres
in size when 1 acre is required.
Staff Recommendation: Planning Department Staff recommends approval.
Pertinent Zoning Ordinance Sections
78-330 Area, height, lot width and yard requirements.
(b) Lots. The following minimum requirements shall be observed: •
Lot Area- 1 acre, Lot Width—140 feet
list of Exhibits
ExhibitA. Application
Exhibit 8. Practical Difficulties Form
Exhibit C. Proposed Survey
Exhibit D. Proposed House
Exhibit E. Plat Map
Exhibit F. Property Owners List
Background
The applicant's property is 20,665 square feet in area and has 120 feet in width where 43,560
square feet and 140 feet are required within the LR-1B zoning district. He is requesting lot width
and lot area variances in order to build a new residence on the existing vacant lot of record. The
property is located within 1000-feet of Lake Minnetonka and is considered part of the shoreland
overlay district. According to State Statute the applicant can develop the property without
variances if the proposal meets the 25% DNR hardcover limitation. The applicant's proposal results
in 30% hardcover as permitted within the 250- to 500-foot zone therefore lot width and lot area
variances are required. This property has been through the lot width and lot area variance process
a number of times in the past. The previous approvals have all expired. -
• FILE#12-3572 �
� 11 September 2012
' Page 2 of 3
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LOT ANALYSIS WORSHEET �
Lot Area/Width: - .
Required Actual
, Lot Area 43,560 s.#. . 20,665 s.f.
Lot Width 140 feet 120 feet
Setbacks• �
Required Proposed
� Street 35 feet 66 feet
Rear 30 feet 30 feet
East Side 10 feet 10 feet
West Side 10 feet 26 feet—house
20 feet—deck
Structural Covera�e:
Allowed Existing Proposed
3,099 s.f. (15%) none 2,905 s.f. (14%)
Hardcover Caiculations: � � •
Hardcover Zone Total Area in Zone Allowed Hardcover , Proposed Hardcover
250-500 20,665 s.f. 6,199.5 s.f. (30%) 6200 s.f. (30%) �
--------------------------------------------------------------------------------------
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 Analysis
►n considering applications for variance, the P/anning 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�re, risk to the public safety, and the effect on values of
property in the surrounding area. The Planning Commission shall consider recommending
approva/for variances from the litera/provisions of the Zoning Code in instances where their strict
� enforcement wou/d cause practica/ di�culties because of circumstances unigue to the individua!
property under consideration, and shall recommend approva/only when it is demonstrated that
such actions will be in keepinq with the spirit and intent of the Orono Zoning Code.
Staff finds that the precedent has been set regarding appro3al of the requested area and width
variances. The City routinely reviews these types of requests, and grants them when no other land
is available for acquisition and the applicant has demonstrated that all other requirements can be
met. The lot was legally created prior to adoption of the current zoning standards, which require
one acre and 140 feet of width. The City Engineer has not yet reviewed the proposed survey. The
applicant will be expected to conform to the City Engineer's requirements with the application for a
building permit.
FILE#12-3572
y 11 September 2012
Page 3 of 3
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the variances, if granted, will not alter the
essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested variances?
4. Does the Commission find there are additional conditions which should be placed upon
the approval?
5. Are there any other issues or concerns with this application?
Staff Recommendation
Planning Staff recommends approval of the variances subject to approval of the final drainage plan
by the City Engineer before the application is considered by the City Council.
PC Exhibit A
R��✓��V�D
AUG 2°12012
C ity of Oro n o CITY OF ORONO
Variance Application
Streef Address: Application # t 2— ,�S7Z-
�Q �` 2750 Kelley Parkway Date Received: 8 I�� I�2
O '�1 O Orono, MN 55356
Staff:
� Main: 952-249-4600 Fee: $700 Q n.`j � � ($
� � � �+ fax: 952-249-4616 Renewal: $350
�� '`� �,ti`S Mailing Address: After-the-fact: $1,400 Double Fee
t`�k'EsHOg'� CryOstal Bay, MN 55323-0066 Escrow Fee: $700/$2,500
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PRaPERTY INFORMATION: . ,
Site Address: y,0�S ��•• �'�'-
Property Identification Number(PIN): (�(,- ��Z - �3- �tl - Oto(e
Date Property Acquired (month/year): �� ❑ Yes, I own the adjacent parcels.
Zoning District: . L.� ,1 g .
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: �,� �.� �
Phone (home): ��a„ -�pZ- (�,p � Phone (work): iv�
Complete Address: 9 G .� ��, �.�,,
City, State &ZIP k(.�� ��,k,wi.�., �S`-!K� �
Email: VUI.�-(�;,��ial��I.cawT Fax: �tj,¢
OWNER INFORMATION: (Complete legal names�a_nLd marital status required for each interested party)
Name: �,�f �- �
Phone (home): � �,.- �o� ' 6 �3 Phone (work): /tJ,�
Complete Address: ��� S Lm�.���� /�,..�.iV
City, State &ZIP �,(�t,,,,, Pa IC_n�,.,� SSttY..�
Email: �;}�.� � Gw-�,,�,.,;�_ �„� Fax: ti�q.
DESCRIPTION OF REQUEST:
Describe the request in detail (attach additional sheets if necessary): t,c� a,�.. ��„� a.
to-i Si� a..�9 1a�- c�=� �,�r,.�✓ic�c.� i1.� ora�. rfv G�1�r��. � t��,,�.�.��,,. TL,p._ l�
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l.tJ� . L+o ` r� CL (�M�" �1a� t.�113=('(.�.
��•,� ���5 a�3�� 5���� ��� v�w'+�,�. D�-v��
Variance Application Updated: January 31,2012
' ,• - 13-
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REQUIRED SUBMITTALS: .,
All of the following information must be submitted by the application deadline date in order for your
application to be processed.
�k�� ��£ ;�.� �� Not>` ^� ">t ����� ;��,rw�, s�;� � ���>���� °��; ���' `���"��� ,��-� t �_'''„ ��< �x
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�:Encl�$ed� ,M 'licable . :.�� i;•:,- ,�v..,'S`_. ��r^,:3�;�. `w :?5 �Z:�.t .,K .ti� ,� �
��< �•��..'• -:sa _^�r..r:�,nu s.
❑ Escrow A reement si ned
f s �� g �t��� ��.,A ' m�. � t s t•rr«ti^iw x < st S��;x,}. y. �ti.NF`T� ycS'+ ,.,.* ��'°�q �
r 3:��_ `��f ,�:-�����t�{;�,� i':Escrow�received.���� � <�-�;�� �� �r � � �°�. ,-� � a, � x:s �}�r.�;����`�'�:
;�' .fv-�e�,.t x:�� '�'�.fb: =�..ti�3+,,. r_�. . r
❑ Pre-A lication Form .
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}�� t.�.�,�,� ,�5. ��0;.5� ��.: ,A lication�Form��,.���h#r,' y�.�r:�� �I k;" � Z�'���'�y' �:.T��.� '�+":.��4;
�£:?� _.��Te �v h'wR .:.z,i ,,.K. i1k.. � �C��,i �e.. ��. �.�r.i ��; .1.3 Y�.., ar�F..4t�.
❑ Practical Difficulties Documentation
.� _ .
,�..
,�.���. ��'��¢�'��r���,� ❑����r,, „Certifretl Pro„erty Owners°;List-«�'��w��'�`:;��. ��:=_�:>�#;��R�S�;�=."` `���,.�„�'�;;a:�
❑ Surve meetin ALL re uirements �
,�``±�r�� :a�a"�h:n �,rY� r.r❑�mF„��;���,�P�� osed:Pla�ns���:<'�^�2ik��.is�9�.'�:s�:�3��.`�e�T��2,.���-��^�;t'-�i4�i�i;„,;y������!z.�`'�;._x�y�?�',�'F.�� .
❑ - Hardcover Calculation s
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rN ❑�,x.°.�,�� .,�;t �,��; ::�Se ticfS stem Site Evaluation=Re ort, ,,,:..,u�.,x-�:,, .,�.��,�.:Y.��., ;... .,�..t�:`
❑ Wetland Delineation
-�.�R �±r;k *.,x,� � � .t._Y ti i �. - ,.Xz .�R v .,�a Y �t �x. y � �,S�t-'' ._� 2.r.�°.c"a `r ti ��''S.. � 'Z
❑�:�.�,��. H';��w .�..�x_} �=UVetland Buffer Ev,aluatiori4��.�{� r,:<�;,��-�;,r���;,�:�.���� .�:�M�y.���:�.. �y�:�;�:
,. _. . .. _. __ a . _ . . _e
❑ Buffer Improvement Plan
,. y� .rL .1' ' � .-.� fc 'R .d.� r G:h�,� � .....fi? `2 .�:, -+^c �l:y�`;xFV �(�-w�� ; ' a—/! '4' �`�.KfT3 'Y,3�-. i �` `� e.��'.rl
. :n-K.s';+'. ❑�;y"�. ,�T3,D.,v"�k M :>+:K 4�t...;`Y� �`;+c'.�, ..wf. �✓R"'i ..s'tw';� i.:§��.Fi`+�r�`,F'�l;.'�K,,.3�"�..S, �.,,?�•X,�'�,a-,.t�w4a ,�1�.;'arF�;; .
APPLICANT AND/OR OWNER: �
» Agree to provide all inforFnation required or requested by the Planning Department, �
• Agree to pay additional fees (staff time not covered in the original fee payment) and/or consultant expenses
incurred in review of this application, and
• Certify that the information supplied is true and correct to the best of his/her knowledge. The applicant and
owner recognize that they are solely responsible for submitting a complete application being aware
that upon failure to do so, the staff has no alternative but to reject it until it is complete or to
recommend the request for denial of the request regardless of its potential merit.
• Acknowledge the Escrow Agreement is completed and signed.
• The Owner hereby acknowledges and agrees to this application and further authorizes reasonable entry onto
the property by City Staff, consultants, agents, Commission and Council Members for purposes of
investigation and verification of this request.
• Applicant andlor Owner acknowledge they must be present at all scheduled review meetings of the
Planning Commission and Council. If an applicant and/or owner is unable to attend a scheduled meeting,
please make arrangements to have an authorized representative attend in place of the applicant/owner and
advise the City Planner assigned to your project.
P P 9 �- ^ , g/l�/1�
A licant's Si nature: Date:
Applicant's Signature: Date:
.•:�Yr� Owner's Signature: Date: •-•-t�-
Owner's Signature: � Date: •
� ��������
Variance Application Updated: January 31,2012
- .... - 14-
AUG 2 � 2012
. �- � CITY OF ORONO
.,
PC Exhibit B
PRACTICAL DIFFICULTIES DOCUMENTATION FORM
This form is a required submittal for ALL variance applications. An application will not be considered
complete or placed on any meeting agendas until this form is complete and submitted to the City.
Minnesota State Statutes Section 462.357, Subdivision 6(2) requires that practical 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. Personal and economic situations are not considered valid practical difficulties. In order
for an application to be heard by the Planning Commission and City Council practical difficulties having merit must
. be demonstrated. '
HOW DO I PROVE A PRACTICAL DIFFICULTY? �
This form has 12 points outlining the basis City staff uses to determine if practical difficulties exist and how the
variance will affect the surrounding community. To prove practical difficulties, address all the relevant points
listed below and answer them as clearly as possible.
Since you are requesting the code exception, you have the burden of proving that the variance is justified.
The information the City receives is what is used in determining a denial or approval recommendation. If you
leave something out it will not be considered. �
Please address each of these difficu/ties criteria as they re/ate to the 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 manner not permitted by the Zoning
Chapter.°
`f"wt�e�� ��. �,.a.x�}� -�a ������ cu� ���r� —(� L�f ��,�tr�,. z,9,�1 Ss��.—
� �/ "�+'�"'+ciri, . c..�vr.�D��.,,. vwSc''�i�...vat_e._.
2. "The pli ht of the landowner is due to circumstances unique to his propert not created by the landowner."
'�"o�r,.�-, 7l� al,'��f ,r �1�..� � �1,.�. l�= Ss����-�w;��
3. "The variance, if granted,will not alter the essential character of the locality."
r�. '"" a,v�.�z- v�+�wou S SrLv�.,�wf bZ.T� '' cv�f�. � . M
i v��2,�.�.x- �1��, � �,-�= ,��s aY���� .
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4. "Economic considerations alone do not constitute practical difficulties if reasonable use for the property exists
under the terf/p,,s of the Zoni�ng�C7ha{pte�rr" fl . / / �p
�T�'L'S �,l'a-G-�z.sX G<<-�''c%i vP'1t,� iS �T r7t�-�,GV y✓.�la-t�..�+"�J. o»,LrDtc.��. G�v�,Bt�-�i�L'{1�31t11.,
5. "Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy
systems. Variances shall be granted for earth sheltered construction as defined in Minnesota Statutes,
Section 116J.06, ubd:2, when in harmony with this Chapter."
� s�c
6. "The Board of Appeals and Adjustments or the Council may not permit as a variance any use that is not
allowe,�dt 4nder this Chapter for property in the zone`where the affected person's land is located."
1"I,•,L q.t'�_ c�- --�{-�- �s-�- c�ai� .��_ �tz,� a. i�t�c.J ►-wu+tie_ -t- ljr��ctra �°S'cc�eLtC,::._.
Variance Application Updated: January 31,2012 ��������
_ .. .,.. - ,s- AUG 2 'f L�: ,
1 �- � _ ' ��TY a� URQ�lQ
7. "The Board or Council may permit as a variance the temporary use of a one-family dwelling as a two-family
dweliing." �j��
8. "The special conditions applying to the structure or land in question are peculiar to such property or
immediatel adjoini�n property."
'��^t�� I ti.c._ �'�J�.� �,���i�►'� ��..-�.�, �r�4��S e�5z. c�-•� c�ic��..,
9. "The co ditions do not apply generally to other land or structures in the district in which said land is located."
ttu�w��zrarfi S'1'�.�.•,�iv r � '' � � tiw "c..M.t�- ,
C <' - S' ���. 1
10. "The granting of the appiication is necessary for the preservation and enjoyment of a substantial property right
of the applicant."
'�'ru�z.. T�..� S��c�u<� /.�e,-�. r,�t �L�.��r�^l,�c i� �F� a�.1��.., ,�
I.,,,i{A � �.ur.v c�-�-- CIU/ -t��,"lu ikclu 3 S��.II ��"�v�er.�.,
11. °The granting of the proposed variance will not in any way impair health, safety, comfort, morals, or in any
` other respect be contrary to the intent of the oning Code."
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12. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to
alleviate demonstrable difficulty.�
' � e,r� � i� C�' � � ' � �. �v��c,�M.,. , a l�t�v w�.�-
�� c� 'I� � s�.�A�I�� �..� � � ,,,�..�.�,.�.. . .
Zp'+�t,►� �iS'f'Y t7�. '
Practical Difficulties Statement •
. Should you feel the practical difficulties cannot fully be described in the above criteria, describe the practical
difficulties preventing compliance with Zoning Ordinance requirements in the following lines (attach additional
sheets if necessary): e��� ' .
,..;-» r�-
. l ��4o�C!/�D
Variance Application Updated: January 31,2012
- �s- AUG 21 ZOi2 �
, _—.,
C8�U� ORONO
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Matt Fri t� CERT�INF Io ATE ANOF 'MAS o R�EY DATE: August 9, Zo�2
��R ( �
I HEREBY CERT I FY THAT TH I S SURVEY, PLAN OR REPORT KUR TH SUR VE YING, INC. � 3� O = IRON PIPE MONl1MENT SET
wAS PREPARED BY ME oR uNDER MY D I RECT sUPERV I s I oN 4002 JEFFERSON ST. N.E. � = IRON PIPE MONl1MENT FOl1ND
AND THAT I AM A DULY LICENSED LAND SURVEYOR UNDER COLUMBIA HEIGNTS, MN 55421
THE�F THE��E OF M I NNESOTA. p�(763) 788-9769 FAX(763) 788-7602 � = SPIKE SET
,� �fi: E—MAII: ksi�kurthsurveyinginc.com. SCALE IN FEET � _ �,,�OOD FENCE
Randy L. Kurth, L.L.S. No. 20270 REVISED Al1G. 23, 2012
� = CHAIN LINK FENCE
Russell J. Kurth, L.L.S. No. 16113 ' x912.o = SPOT ELEVATION
(ADD'L TOPO-PROP.HSE 8 GRADES)
----g12-• = EXISTING CONTOLIR
TOTAL LOT AREA = 20,665f SQ.FT. .
BM IJSED = INV. SAIV. MH SHOWN 2z��M ;� � = TREE AND SI�ZE - M = MAPLE,
``' E = ELM, BW = BASSWOOD,
ELEV. = 952•31 (CITY DATLIM) } BC = BLACK CHERRY
TOPOGRAPHY VERIFIED ON SITE 12 = PROPOSED CoNTOl1R
DISTANCE TO OHW WAS SCALED r9rzol = PROPOSED ELEVATION
FROM SATELLITE IMAGERY —� = PROPOSED DRAINAGE
� +!'
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� RECEIVED
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HENNEPIN COUNTY MAIL LABEL GENERATOR '
PC Exhibit E
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�� Hennepin County Mailing Label Map � �
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For more information contact: P�int Date• 7/24/2012 �
�Hennepin County GIS Division lu�ap Legend: f
300 South 6th Street Map Scale: 1" = 188'
1 Minneapolis,MN 55487 . � i
Buffer Size: 150 feet � yy�ater Major Roads ' '
� �gis.info@co.hennepin.mn.us ��Nu
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i Map Comments: � ^ Parcel �+
� � F4055 ELM ST � Buffer Regian „� _.�t � t �
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AUG 2 � 2012
C17� OF ORONQ
http://hcgis/agsmailinglabels/Printing.aspx?URL=0dOc03b7-dOb2-49d1-a59e-1955d328d83 c.png&Buffer... 7/24/2012
• RUN DATE: 7/24/2012 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) PC Exhibit F
38 06-117-23 41 0001 38 06-117-23 41 0060 38 06-117-23 41 0072 �
RICHARD R RUDD T P CARROLL&S K CARROLL G M ROSCOE&K M ROSCOE
38 ADDRESS UNASSIGNED 4100 ELM ST 4030 ELM ST
RICHARD R RUDD THOMAS PETER CARROLL GEORGE M ROSCOE
607 PARK LA 4100 ELM ST 4030 ELM ST
LONG LAKE MN 55356 LONG LAKE MN 55356 LONG LAKE MN 55356
38 06-117-23 41 0080 38 06-117-23 410084 . 38 06-117-23 41 0085
JESSICA R NE WMAN ROBERT ALAN DURLAND HENNEPIN FORFEITED LAND
615 MINNETONKA HGLD LA 594 PARK LA 584 PARK LA
JESSICA R NEWMAN ROBERT ALAN DURLAND CITY OF ORONO
fi I S MINNETONKA HGLD LA 594 PARK LA P O BOX 66
LONG LAKE MN 55356 ORONO MN 55356 CRYSTAL BAY MN 55323
38 06-117-23 41 0086 38 06-117-23 41 0091 38 06-117-23 41 0104
HENNEPIN FORFEITED LAND NATHAN VANCAMP ETAL ZACHARY C STALOCH
584 PARK LA 601 MINNETONKA HGLD LA 4081 OAK ST
CITY OF ORONO . NATHAN VANCAMP ZACHARY C STALOCH .
P 0 BOX 66 WENDY S VANCAMP 4081 OAK ST
CRYSTAL BAY MN 55323 601 MINNETONKA HGLD LA LONG LAKE MN 55356
LONG LAKE MN 55356
38 06-117-23 41 0106 38 06-117-23 44 0003 38 06-117-23 44 0005
MATTHEW FRIT7IKRISTINE FRITZ J L BERG&S R BERG . S V SWANTEK&P G SWANTEK
4055 ELM ST 650 MINNETONKA HGLD LA 649 MINNETONKA HGLD LA
MATTHEW'D FRITZ ' JOHN L BERG&SHARON R BERG S7'EPHEN&PATRICIA SWANTEK '
KRISTINE FRITZ 650 MINNETONKA HIGHLANDS LN 649 MINNETONKA HGLD LA
4055 ELM ST LONG LAKE MN 55356 LONG LAKE MN 55356
LONG LAKE MN 55356
38 06-117-23 44 OU06 38 06-117-23 44 0014
R H&K L SPEETER R D ANDERSON&N LANDERSON
659 MINNETONKA HGLD LA 630 PARK LA
RICHARD H SPEETER RICK D ANDERSON&
659 MINNETONKA HGLD LA NANCY L ANDERSON
LONG LAKE MN 55356 630 PARK LA
LONG LAKE MN 55356
I CERTIFY THAT THE FACTS REPRES RE AC AND T UE PRE ON OF INFORMATION
AS IT APPEARS THqIS DAqTE ON THE ORD C TY CPAYER SER CES DEPARTMENT.
DATE: .IUL L� L��2 BY
6'dk�G���V��
AUG 2 � 2012
CtT�OF ORONO
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Date Application Received: 08/21/12
Date Application Considered as Complete: 09/05/12
60-Day Review Period Expires: 11/04/12
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator �V .
Date: 11 September 2012
Subject: 12-3574,Gustafson Design, Inc, on behalf of Chris Patnode, 1430 Cherry Place
CUP for Grading
0-75' zone Hardcover Variance
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: LR-1B,One Family Lakeshore Residential, 1.0 acre/140'
Lot Area: 0.55 acre (24,110 square feet)
Lot Width: 100' at the OHWL&at the 75'setback
Application Summary: The applicant is requesting hardcover variances within the 0-75' zone in �
order to remove and replace the lake yard stair. A CUP is also required as the amount of
disturbance in the 0-75'zone exceeds 10 CY.
Staff Recommendation: Planning Department Staff recommends approval with conditions.
City Code Sections
Sec. 78-1282. Driveways,stairways, lifts and landings.
Sec. 78-1286. Topographic alterations/grading and filling.
Sec. 78-1288. Hard cover limitations.
List of Exhibits
Exhibit A. Application
Exhibit B. Proposed Suroey
Exhibit C. Proposed Stair Plans
Exhibit D. Submitted Hardcover Calculations
Exhibit E. Aerial Photos
� Exhibit F. Property Owners List
Exhibit G. Plat Map -
Background
The applicants would like to reconstruct and reconfigure their existing wooden lake access stair
system and construct a new stone stair:system. The lake access stair hardcover is allowed
hardcover within the 0 to 75' zone however the new stair configuration will increase hardcover
by 44 square feet and must be reviewed and approved as a variance.
r
. FILE#12-3574 Y
11 September 2012
Page 2 of 4
------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
Lot Area/Width:
LR=1B Lot Area Lot Width
Required 43,560 s.f. (1.0 acre) 140'
Actual • 24,110 s.f. (0.55 acre) 100'
Nardcover Calculations:
Hardcover Total Area Allowed Hardcover Existing Hardcover Proposed
Zone in Zone Hardcover
0—75 7 550 s.f. 0 s.f. 310 s.f.* 354 s.f. "
' (0%) (4.11%) (4.69%)
75—250 16,560 s.f. 4 140 s.f. (25%) 4,820 s.f.* No Change
' (29.11%)
* After exclusion of fabric or plastic-lioed landscape beds
� ------------------------------------------------------------------------------------
Hardcover Variance
' The applicant's proposed plan increases hardcover within the 0-75' zone by 44 square feet over
the existing level; resulting in 4.69% hardcover where.4.1.1%currently exists. The increase is the
result of the new configuration.
Conditional Use Permit
Earth movement which exceeds 10 cubic yards within 75 feet of the lake requires a conditional
use permit (CUP). Although the applicant's grading activity appears very minimal it triggers the
need for a CUP review.
The City Engineer will review the plans from a stability and safety perspective at the time of the
administrative zoning permit for the grading activity. The public hearing should address any
additional non-engineering related concerns regarding erosion prevention or stabilization of �
slope, natural re-vegetation and appearance from the lake, excess hardcover and impacts to
adjacent properties. City Code section 78-1286 offers guidance for reviewing this type of CUP.
�� Alterations must be designed and conducted in a manner that ensures only the smallest
amount of bare ground is exposed for the shortest time possible. Mulches or similar
materials must be used, where necessary, for temporary bare soil coverage, and a
permanent vegetation cover must be established as soon as possible.
Comment: The proposal will be reviewed to assure limited exposure of bare soil and
establishment of stabilizing vegetation.
��� . ..
• Methods to minimize soil erosion and to trap sediments before they reach any surface
water feature must be used. Altered areas must be stabilized to acceptable erosion
control standards consistent with the field office technical guides of the local soil and
water conservation districts and the United States Soil Conservation Service.
Comment: The City requires the applicant to have an erosion control plan and collects an
,
, FILE#12-3574
11 September 2012
Page 3 of 4
escrow security to assure the applicant and contractor will maintain erosion control
protection throughout the duration of the project. "
• Fill or excavated material must not be placed in a manner that creates an unstable
slope._Plans to place fill or excavated material on steep slopes must be reviewed by the
city engineer for continued slope stability and must not create �nished slopes of 30
percent or greater.
Comment: The city engineer will review the plan"s to assure protection of the slope as
well as the lake.
• Fill or excavated material must not be placed in bluff impact zones. Any alterations
below the ordinary high water level of public waters must first be authorized by the
commissioner of the department of natural resources under Minn.Stat. § 103G.245.
Comment: Alterations below the OHWL or within a bluff impact zone are not proposed.
• Alterations of topography must only be allowed if they are accessory to permitted or
conditional uses and do not adversely affect adjacent or nearby property.
Comment: Topographic alterations are not proposed. �
• Placement of natural rock riprap, including associated grading of the shoreline and
placement of a filter blanket, is permitted if the finished slope do.es not exceed three
� feet horizontal to one foot vertical, the landward extent of the riprap is within ten feet
of the ordinary high water level, and the height of the riprap above the ordinary high
water level does not exceed three feet. A riprap permit shall be obtained per the
requirements of section 78-969.
NA
• Excavations where the intended purpose is connection to a public water, such as boat
slips, canals, lagoons and harbors, are prohibited above the ordinary high water level.
Such excavations below the elevation or the ordinary high water level are subject to
approval of the department of natural resources and other agencies with concurrent
jurisdiction.
NA
Practical Difficulties Analysis
!n considering applications for variance, the P/anning Commission shall consider the effect of�
the proposed variance upon the health, safety and welfare of the community, existing and
anticipated tra�c conditions, light and air, danger of�re, risk to the public safety, and the
effect on values of property in the sucrounding area. The P/anning Commission shall consider
recommending approval for variances from the litera/ provisions of the Zoning Code in
instances where their strict enforcement would cause practica/ di�culties because of
circumstances unique to the individua/ property_under consideration, and shall recommend
:;.F; �.
approval only when it is demonstrated that such actions will be in keeping with the spirit and
intent of the Orono Zoning Code.
Staff finds the applicant has demonstrated practical difficulties specific to the topography of the
lot and in the orientation and condition of the existing staircase. Staff supports granting the 0-
75' zone hardcover variance and a CUP to allow construction of the new stairway to the lake. ,
t
FILE#12-3574 ,
11 September 2012
Page 4 of 4
Issues for Consideration
1. Does the Planning Commission find that that the property owner proposes to use the
property in a reasonable manner which is not permitted by an official control?
2. Does the Planning Commission find that the variances, if granted, will not alter the
essential character of the neighborhood?
3. Does the Commission find it necessary to impose conditions in order to mitigate the
impacts created by the granting of the requested variances?
4. Does the Commission find there are additional conditions which should be placed
upon the CUP approval?
5. Are there any other issues or concerns with this application? .
� Staff Recommendation
Planning Staff recommends approval of the CUP for the minimal grading work within the 0 to 75
foot zone as well as a hardcover variance to allow the reconstruction and reorientation of the
lake access stair resulting in 4.69% hardcover.
��d
� 3.'s.=.
>
' R�CEI�f�D
AUG 21 2012
C i#y of Oro n o CITY OF ORONO
Conditional Use Perrnit or � PCExhibitA
Other lLand Use Permit Application - �
- StreetAddress: Application# �v �
2750 Kelley Parkway
OQ���O Orono,MN 55356 Date Received: �Zi'IL
r Staff:
Main: 952-249-4600
���. fax: 952-249-4616 Fee: $ �
p` �'�` �' Mailing Address:
,� . �..x�. a. Esc�ow#&$ �Zn a
�', ;� ;, ".` C,� P.O.Box 66 -
0
� ` , � G~ Crystal Bay,MN 55323-0066 Permit Fee (�v
�9kES804"� Notes:
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
Job Site Address: 1430 Cherry Lane, Orono, MN 55364 ._,,:�.
CONTRACTOR/APPLICANT INFORMATION: � /
Name: Gustafson Design, Inc � ���� �-°�� - �J 3 ` �`,�
Phone: . 763-544-421 ' Fax:
Address: 1845 Wisconsin Ave No city: Golden Vallev Z1P: 55427
Contact Person: Dale Gustafson � Contact's phone number
Email dalequsC?earthlink.n Applicant is: Contractor Homeowner (Circle One)
PROPERTY OWNER INFORM/Q�TION:
Name: �'�n,vt,-s 90`'}-+t��-�
Phone(day): � - --c� v • -
Mailing Address: � c'7 c�-.e.�-r �• ��. G� ZIP:
Email and/or Fax a -� o/. �
Overall Project Description:
Check Box TYPE OF CONDITIONAL USE PERMIT Application Fee Escrow
After-the-Fact Double
Amend Existing CUP - $700 N/A
Commercial/Industrial Use $700' $700
Duplex Credit(per building) . $700* $700
Grading and Filling-501 cu. d.or more $700*+Permit Fee $700
Grading and filling—within 75'of OHWL(includes seawalls&retaining walls) $700*+Permit Fee $700
Grading and filling—wetland and floodplain $700*+Permit Fee $700
Guest House/Guest A artment � $700* $700
Industrial(church, school,etc.) $700* $700
• Renewal, IF no chan e to original lan $350 NA
Residential Accessor Structure $700* $700
Check Box OTHER LAND USE APPLICATIONS .A lication Fee Escrow
A eaf ot Administrative Decision $100 NA
Commercial Site Plan Review $700' $10,000(minimum)
Com rehensive Plan Amendment $700 NA
Easement/Right-of-Wa ROW Vacation,with Subdivision $200* NA
Easement/Right-of Way ROW Vacation,without Subdivision $700' NA
Rezoning $700 NA
PID 5 acre minimum per code $200/acre minimum$1,000 $10,000(minimum)
PUD Rezoning(Hwy 12 Corridor Onl —Residential $700+$40 er dwellin unit $10,000(minimum)
PUD Rezoning Hwy 12 Corridor Onl —Commercial/Industrial $200/acre minimum$875 $10,000(minimum)
. • *plus, Engineering&Legal Review Costs
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REQUIRED SUBMITTALS:
All of the following information must be submitted by the application deadline date in order for your application to
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� APPLICANT 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 applicant/owner and
advise the City Planner a gned to yo roject.
Owner's Signature: Date: �
Owner's Signature: Date:
Appficant's Signature�'� Date: 8/21/12
Applicant's Signature: Date:
R�C�O�/�D
AUG 21,2012
CITI(OF ORONO
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HARDC R CALCULATION WORKSHEET �"��' ��'�� ���
SETBACKZONE: (CIRCLEONE) Q,�-Q,�' 75-250' 250-500' ' S00-1000' o�-�-�9
EXISTING HARDCOVER IN ZONE . PC ExhibitD
A. House x - S.F, N Z
Length Width � O
. x = � ' S.F. U� o
X ' = S.F. � � O
' � i u..
B, Garage x � =. S.F.� V � O.
. . _ ' S.F. � � �
C. Driveway X .
x - S.F. V
D, Sidewalk x = S.F.
x = S.F. .
. X . = 20� s.F.`NooA 5't�PS E
E.� Patio/Deck . _ S F I.,qMp��{(�j� '
X . _
F. Landscape . ` x � � = S.F.
Underlain x = . S.F.
s By Plastic - x = : S.F.
� W000 W/i Ll�i
G. Retaining � x = � 3q" S.F. -„� p�,,,T�R�
Walls " � �
� - x = 6 7 S:F. � BOV�0�R�§TOv✓!c
H. Other 5 �
TOTAL HARDCOVER IN ZONE . - 31 D � S.F. A� '"
TOTAL PROPERTY AREA IN ZONE • - 7 5 50 S.F. B
q 31D + g 75y� x 100 = 4-.11 % .
PROPOSED HARDCOVER lN ZONE . � 'S"'��
A, House � x = S.F.
Length Width ' '
x = S.F.
. X . � _ • S.F.
B. Garage � x = S.F,
C. Driveway x ' = S.F.
X = S.F. .
D. Sidewalk x = � S.F,
x = S.F.
—��D'�— /fj�lM�t�u L�/d6�l76rS
E. Patio/Deck � x � = f ��� S.F. �/�'� �'�'a'��w�"
. X = S.F. .
� F. �andscape x = �ECENED
Underlain � x� - •
By Plastic x . - S'S�p 05 Z012
G. Retaining x . _ � S.F,
W alls � CITY OF ORONO
. ,
: � .
., H. Other � x � = S.F.
TOTAL HARDCOVER IN ZONE . � 3/O �.253-2�g= 3�`�/ S.F. A .
TOTAL PROPERTY AREA IN ZONE - 7SS� S.F. B . .
A 3 S�{ - B 7SS0 x 100 = Y. �9 %
�� �f��s ��t'��a�� �R�r�� �� =��w
Lors ��' �r���� �
HARDCOVER CALC�I.LAT�ON WORKSHEET ,�
SETBACKZONE: (CIRCLE ONE) 0-75' 5-25 � 250-500' ' 500-1000' //-4-p9
EX(STING HARDCOVER IN ZONE .
A. House x = 2-6�i3 .S.F.-�ovSF
Length Width
. X = � S.F.
X � _ � S.F. �
B. Garage x � -. S.F. .
� 1.3�S � s.F.—Aav�R �,e►v,�✓�i�
C. Driveway x - _ S.F. A,v4 W�i�1[
x -
D. Sidewalk x = -76 S.F.-STooP
x = S.F. •
E.� PatiolDeck � x • _ . S.F. �
X � = S.F.
F. Landscape . � x . � _ ' � S.F. � .
Underlain x = . S.F.
By Plastic x a�<- = S.F. �
N � i�F �(7�L1DFR S�ON� V✓pU.S �4,n►�
� l S f�5 = � 2 � S.F. - Bpt�.0Er2.s
G. Retaining �2�� � �UAl.LS x ���� , . 3
. Walls . .
. H. Other x = SU� S:F. '�I P �I P A��-I-
TOTAL HARDCOVER IN ZONE � 4-P�2U S.F. A• �
TOTAL A OPERTY���� ZONE �.* B ��SbC� x 100 = ( � 6 D Z9-11 � B % .
PROPOSED HARDCOVER IN ZONE • �p /�o��,/,6yf �,�/��,6 f
,�-S/L .
A. House � x = S.F.
Length Width ' �
x = S.F.
x = S.F.
B. Garage � x = S.F.
C. Driveway x � _ � S.F.
x = S.F. .
D, Sidewalk. x = � S.F..
X = S.F. . _
E. Patio/Deck � x � = S.F. C� � Z
X = S.F, � o .�:
: . . L� `� �. .
� F. Landscape X ° S.F, � � �
Underlam x = S.F�. � vw, }
By Plastic �_
G. Retaining � x . = S.F, V
W alls � ,
• < .
, H. Other ' x = S.F.�
TOTAL HARDCOVER IN ZONE . � ' '
TOTAL PROPERTY AREA IN ZONE ' , �F
A = B x 100 = �
' PC Exhibit E`
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' �. PC Exhibit F
' RUN DATE: 8/23/2012 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) PAGE: 1
38 07-117-23 41 0002 38 07-117-23 41 0004 38 07-117-23 41 0052
HENNEPIN FORFEITED LAND ANDREA HENTGES WILLIAM E BOWEN
38 ADDRESS LTNASSIGNED 1395 CHERRY PL 1376 NORTH ARM DR
CITY OF ORONO ' ANDREA L HENTGES WILLIAM E BOWEN '
P O BOX 66 1395 CHERRY PL 40 PARK LANE
CRYSTAL BAY MN 55323 MOUND IvIN 55364 MPLS MN 55416
38 07-117-23 41 0053 38 07-117-23 41 0064 38 07-117-23 41 0094
W E SUTHERLAND ETAL KATHERINE M WEBB MARTHA P WILLIAMS TRUSTEE
1374 NORTH ARM DR 1369 NORTH ARM DR 1377 NORTH ARM DR
WILLIAM E SUTHERLAND KATHERINE M WEBB MARTHA P WILLIAMS
1374 NORTH ARM DR 1369 NORTH ARM DR 1377 NORTH ARM DR
MOUND MN 55364 MOUND MN 55364 MOUND MN 55364
38 07-117-23 44 0001 38 07-117-23 44 0066 38 07-]17-23 44 0067
HENNEPIN FOR£EITED LAND J L ELMORE&K A ELMORE J M CUMMINGS&M R CUMMINGS
38 ADDRESS UNASSIGNED 4000 NORTH SHORE DR 1505 NORTH ARM DR
CITY OF ORONO JOHN&KRISTEN ELMORE JOHN M&MARIE R CUMMINGS
P O BOX 66 4000 NORTH SHORE DR 1505 NORTH ARM DR
CRYSTAL BAY MN 55323 MOUND MN 55364 MOUND MN 55364
tl'..;:�.. � ' � . ' Ai� .
�:,E::� � � ...L�
38 07-117-23 44 0068 38 07-117-23 44 0069 38 07-117-23 44 0070
V G&M C REDWING R E EVANS JR&H M EVANS , D&J KOCH
1493 NORTH ARM DR 1477 NORTH ARM DR 1461 NORTH ARM DR
VIRGILMARYALICE REDWING ROBERT E EVANS JR DONALD&NDITH KOCH
1493 NORTH ARM DR " 1477 NORTH ARM DR 1461 NORTH ARM DR
MOUND MN 55364 MOiJND MN 55364 MOLTND MN 55364
38 07-117-23 44 0071 38 07-117-23 44 0072 38 07-117-23 44 0073
VERA L BROWN TNOMAS JAMES BENNETT THOMAS W NORMAN
1453 NORTH ARM DR 1437 NORTH ARM DR 1421 NORTH ARM DR
VERA L BROWN THOMAS J BENNETT THOMAS W NORMAN
1453 NORTH ARM DR 1437 NORTH ARM DR 1421 NORTH ARM DR
MOUND MN 55364 MOUND MN 55364 MOUND MN 55364
38 07-117-23 44 0074 38 07-117-23 44 0092 38 08-117-23 32 0001
VIL OF ORONO CONSTANCE A GRUSS ROBERT H GREELEY
38 ADDRESS UNASSIGNED 4040 NORTH SHORE DR 1385 CHERRY PL ,
CITY OF ORONO CONSTANCE A GRUSS ROBERT H GREELEY
PO BOX 66 4040 NORTH SHORE DR 1385 CHERRY PL
CRYSTAL BAY MN 55323 MOUND MN 55364 MOUND MN 55364
38 08-117-23 32 0002 • . 38 08-117-23 32 0021 38 08-117-23 32 0022
HENNEPIN FORFEITED LAND DANIEL J&HEATHER M TOTMAN ERIK W NAFSTAD
38 ADDRESS UNASSIGNED 1360 CHERRY PL ., 1370 CHERRY PL
CITY OF ORONO DANIEL J&HEATHER M TOTMAN ERIK W NAFSTAD
P O BOX 66 1360 CHERRY PLACE 5335 EMERSON AVE S
CRYSTAL BAY MN 55323 MOUND MN 55364 MINNEAPOLIS MN 55419
���t6�����`
_ SEP - 5 2012
y . , w r�
�'�O� 0��1l�
. .. . ' � � . I F
' RUN DATE: 823/Z012 HENNEPW COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) PAGE: Z �
38 08-117-23 32 0023 38 08=117-23 32 0024 38 08-117-23 32 0025
T&G BLOUNT RACHELAMASOTTO S D SANDBERG&C B SANDBERG
1390 CHERRY PL 1375 CHERRY PL 1380 NORTH ARM DR • '
TERRY J BLOUNT • RAGHELA MASOTTO SCOTT D SANDBERG �
-1390 CHERRY PL 1375 CHERRY PL 1380 NORTHARM DR
MOUND MN 55364 MOUND MN 55364 MOLTND MN 55364
38 08-117-23 32 0026 . 38 08-ll 7-23 33 0008 38 08-]17-23 33 0009
J A MARTINSON/L M MARTINSON R R ENGLUND ET AL TRUSTEES • • R R ENGLUND ET AL TRUSTEES
1330 CHERRY PL � 3860 CHERRY AVE 38 ADDRESS LTNASSIGNED
JAMES A&LINDA M MARTINSON K M NEVERS K M NEVERS
6556 BROADVIEW DR 9700 PORTLAND AVE S#324 9700 PORTLAND AVE S#324 �
'PRIOR LAKE MN 55372 BLOOMINGTON MN 55420 BLOOMINGTON MN 55420
38 08-117-23 33 0012 38 08-117-23 33 0015 38 08-117-23 33 0016
DtWIEL L FENNELL CHRISTOPHER D PATNODE T M SCHAIBLE&M L SCHAIBLE
1400 CHERRY PL 1430 CHERRY PL 1450 CHERRY PL
DtWIEL L FENNELL CHRISTOPHER D PATNODE TODD&MICHELLE SCHAIBLE
1400 CI�RRY.PL 1430 CI-IERRY PL 1450 CHERRY PL
MOUND MN 55364 MOUND MN 55364 MOUND MN 55364
��.1�
38 OS-117-23 33 0017 38 OS-ll7-23 33 0018 38 08-117-23 33 0019
' C J ZAMEC II&J E ZAMEC . D R&M A O`REILLY SUBJ/LE A C PURVEY&D I MARKUS
1470 CHERRY.PL . 3928 CE�RRYAVE . 3926 CHERRYAVE
CURTIS J ZAMEC II DONALD R O'REILLY � ANTHONY PURVSY
JANE E ZAMEC 1822 RIVIERAAVE S DEAIISE MARKUS
1470 CHERRY PL LAKELAND MN 55043 3926 CHERRY AVE
MOUND MN 55364 MOLTND MN 55364
38 08-117-23 33 0020 38 08-117-23 33 0021 38 08-117-23 33 0022
RICHARD H.NELSON E A SCHMIDT E ALLEN AND CAROL A SCAMIDT
3908 CFIERRYAVE 1415 CHERRY PL . 38 ADDRESS UNASSIGNED
RICHARD H NELSON E ALLEN SCHMIDT E ALLEN AND CAROLA SCHMIDT
3908 CHERRY AVE 1415 CHERRY PL S 1415 CHERRY PL S
MOUND MN 55364 MOUND MN 55364 MOUND MN 55364
38 08-117-23 33 0023 38 08-]]7-23 33 0024 38 08-]ll-23 33 0025
DAVID REIGEL � MARK R DONGOSKE JANET R PIPER
1435 CHERRY PL � 1445 CHERRY PL 1475 CHERRY PL
DAVID REIGEL MARK R DONGOSKE GEORGE F&JANET R PIPER
1435 CHERRY PL 1445 CHERRY PL 1475 CHERRY PL
MOUND MN 55364 MOLTND MN 55364 MOUND MN 55364
38 08-117-23 33 0026 38 08-117-23 33 0027 38 08-117-23 330028
K SHULTZ AND M SHULTZ GERALD M CLARK III M W&J A IENSIN TRS
3980 CHERRYAVE " 3907 CHERRYAVE 1520 MINNIEAVE
KEVIN&MANDY SHULTZ � GERALD M CLARK ID MARK W&JACQUELYN JENSEN
3980 CHERRY AVE 3907 CHERRY AVE 1520 MINNIE AVE
ORONO MN 55364 MOUND MN 55364 MOUND MN 55364
����tl V��
' — SEp —� ����
` CiT'Y QF Qb��l�� .
' RUN DATE: g/Z3/2012 FIENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) PAGE: 3
38 08-117-23 33 6063 38 08-117-23 33 0077 38 08-117-23 33 0078
MARK D DUENOW DORITH COGEN R W VEITCH&J A VEITCH
1525 MINNIE AVE 1520 NORTH ARM DR 1510 NORTH ARM DR
MARK D DUENOW DORITH COGEN JAMIE A VEITCH
1525 MINNIE AVE I409 7T'H ST S E 444 LAKE ST
MOUND MN 55364 MPLS MN 55414 EXCELSIOR MN 55331
38 08-117-23 33 0079 38 08-117-23 33 0081 38 08-117-23 33 0084
R W VEITCH&J A VEITCH T O WILBUR&A T WILBUR D M ENGLUND&A ENGLUND
1510 NORTH ARM DR . 1410 CHERRY PL , 3884 CHERRYAVE
JAMIE A VEITCH . THOMAS O&ANNE T WILBUR DOUGLAS&ANN ENGLUND •
444 LAKE ST 1410 CHERRY PL 5]Ol SPRING ROCK CT
EXCELSIOR MN 55331 MOLJND MN 55364 FAIRFAX VA 22032-2643
38 08-117-23 33 0085 38 08-117-23 33 0086
R LOSCHEIDER&C LOSCHEIDER REAL ASSETS LLC •
3898 CHERRYAVE 3925 CHERRYAVE
RICHARD&CHICKY LOSCHEIDER REALASSETS LLC
3898 CHERRY AVE 550 25TH AVE N
MOUND MN 55364 ST CLOUD MN 56303
's;�
I CERTIFY THAT THE FACTS REPRES D N A TE AND UE REPRESENTATION OF INFORMATION
AS TT APPpEARS THIS DqATqEq ON THE CO T C AXPAYER SERVICES DEPARTMENT.
DATE: HUG Z 3 LOIL gy,
Iv��v���ILJ
- SEP -5 Z012
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8/23/2012
. . � ' �
Date Application Received: 08/22/12
' Date Application Considered as Complete: 09/05/12 •
60-Day Review Period Expires: 11/04/12
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator � �
�
Date: � � 12 September 2012 � �
Subject: 12-3575,Scott&Melissa Musgjerd,4156 Highwood Road,
Hardcover, Lot Area/Width,Side Yard,and Side-Street Setback Variance Request
Public Hearing
-=---------------------------------------------------------------------------------
Zoning District: LR=16 One Family Lakeshore Residential,l acre%140'
Lot Area: 11,443 sf(0.26 acre)
Lot Width: �±51' @ OHWL&±47'@ 75-foot setback �
Application Summary: The applicants are requesting the following variances in order to build a
new residence on the subject property: " r��-��
1. A lot area and a lot width variance to allow redevelopment of a property 0.26 acre in
� area and±50 feet in width where 1.0 acre and 140 feet of width is normally required;
. 2. A 75'-250' zone hardcover variance to allow 37% hardcover where 42.8% currently
exists and 25%is normally allowed;
3. A side yard setback variance to allow a 6.2 foot setback for the proposed home where a
� . . 10 foot setback is required; and
4. A side, street setback variance to allow a 10-foot setback for the home and a 5-foot
setback for the deck where a 35 foot setback is normally required from the undeveloped
alley right-of-way.
Staff Recommendation: Planning Department Staff recommends approval of variances as
outlined on page 4.
Pertinent Zoning Ordinance Sections �� �r
✓ 'Sec.78-330.Area, height, lot width and yard requirements.
✓ Sec.78-1288. Hard cover limitations.
List ofExhibits '
ExhibitA. Application
Exhibit B. Letter from Applicants
Exhibit C. Proposed Survey
Exhibit D. Proposed Plans and Elevations
Exhibit E. Submitted Hardcover Calculations
Exhibit F. Buildable Envelope Exhibit
Exhibit G. City Code Sections
Exhibit H. Draft Hardcover Ordinance
Exhibit 1. Draft Stormwater Quality Overlay District Map
ExhibitJ. Property Owners List
Exhibit K. Plat Map
� .
FILE#12-3575
12 September 2012
Page 2 of 4
Background
The subject property is located in the LR-16 zoning district. It is a narrow property which gets
narrower as you move toward the road. Abutting on the west side is an undeveloped 20-foot
wide public alley. The applicants are proposing to redevelop the subject property and construct
� a new residence. Because of the size, shape and orientation of the property, the applicants are
requesting lot area; lot width; 75'-250' zone hardcover; side yard; and side street setback
variances in order to construct the proposed 1,580 square foot home.
LOT ANALYSIS WORSHEET
Lot Area/Width:
LR-1B Lot Area Lot Width
Required 43,560 s:f. (1.0 acre) 140' �
±51' @ OHWL&
� Actual 11,443 s:f. (0:26 acre) ±47@ 75=foot setback
Setbacks:
LR-16 . �Required � Proposed
Rear 30' 38'
East Side 10' ' 6.2'
West Side (Street) 35' 10' house �
5' deck
Lakeshore 75' 140'
Average lakeshore
*The westerly adjacent property is
City ROW;and not a residential The neighbor to the east is situated
lakeshore lot. The "straight line" approximately 125'from the lake. The 140'
measurement of the average neighboring deck is approximately
lakeshore setback does not apply in 110'from the lake.
this instance. The setback is based
. on the measured distance between
the existing home and the lake on
the adjacent property.
Structural Coverase: �
Total Lot Area Total Structural Coverage
11,443 s:f. (0.26 acre) Allowed: 1,716 s.f. (15%)
Proposed: 1,580 s.f. (13%)
Hardcover Calculations:
� Total Area in Allowed Existing Proposed
HardcoverZone Zone Hardcover Hardcover Hardcover `"`'�
0—75' 3,953 s.f. 0 s.f 0 s.f.* 0 s.f.
(0%) (0%) (0%)
75'—250' 7,490 s.f. 1,872.5 s.f. 3,212 s.f.* 2,778 s.f.
(25%) (42.8%) (37%)
� � • FILE#12-3575
12 September 2012
Page 3 of 4
Hardcover Calculations based on new Hardcover Re�s(to beformallv adopted 9/24/12):
"Stormwater�: . ,�: , , ,
.: . :
'.Quality."Overlay Pcoperty=Area � .:Allowed:Har.dcover; .. °Pr.oposed`Hacdcover
< .. .. : .
`District . . . � _
Tier`1 "11,443;s.f. . � . :2,860;s.f. (25%) 2;77_8 s.f.�(24s2%) "
------------------------------------------------------------------------------------
Hardcover Variance • "
The subject property currently contains 42.8% hardcover within the 75' to 250' zone. The new �
home and improvements will result in 37% hardcover within the 75' to 250' zone, 905.5 square
� feet over the allowed 25% of this zone (according to our current Code). At the September 24tn
Council meeting staff anticipates the adoption of new hardcover regulations which will change
how hardcover is calculated. The new regulations place this property in Tier 1 of the newly
designated Stormwater Quality Overlay District. Tier 1 properties are allowed hardcover up to
25% of their entire lot area. Based on its area,this property would be afforded 2,860 square
feet of hardcover or slightly below the level the applicants are currently requesting.
�:::. ..
Lot Width&Lot Area Variances
City Code 78-7.2 and MN §462.357 have provisions for the development of substandard record
lots. The subject property does not fall under either of the categories by which administrative
approval for lot area and/or lot width variances can be granted. The lot is substandard with
respect to area and width.7he home on the property has been renovated over the years but
was constructed prior to 1960.
Side Setback�&Side StreetSetback Variances �
The subject property abuts an undeveloped 20-foot alley right-of-way. As it is a platted, public
_ right-of-way the alley is considered a side street for the purpose of ineasuring setbacks; a 35
.
foot setback is required. The applicant is requesting a variance to allow a 10 foot setback from
the alley for the home and a 5 foot setback for the proposed deck.
r. Y
The existing home is situated as close as 3 feet to the east side lot line. Due to the narrowness
of the lot and the narrowing of the lot closer to the road the applicants are requesting a side
setback variance of 6.2 feet from the east lot line.-This will allow them to construct their home
and garage with a 23 %Z-foot width.
The property's narrow width (40'-44' within the proposed home location) when combined with
the required side and side street setbacks only allow for a long,thin triangular building envelope
5 feet wide at the widest point(Exhibit F).
Practical Difficulties Analysis _
� In considering applications for variance, ti►e Planning Commission shall consider the effect of .
the proposed variance upon the health, safety and welfare of the community, existing and
anticipated tra�c conditions, light and air, danger of fire, risk to the public safety, and the
effect on va/ues of property in the surrounding area. The P/anning Commission shall consider
recommending approval for variances from the litera/ provisions of the Zoning Code in
instances where their strict enforcement would cause practical di�culties because of
circumstances unique to the individual property under consideration, and shall recommend
� ,
' FILE#12-3575
12 September 2012
Page 4 of 4
approva/onty when it is demonstrated that such actions.will.be in keeping_with the spirit and �
intent of the Orono:Zoning Code.
Staff finds that the applicants propose to use the subject property in a reasonable manner.The
subject property has a very narrow configuration with almost zero legal buildable area. The
buildable portion of the lot consists of a narrow triangular shaped area with a buildable
envelope approximately 5' in width at its largest part. The lot's shape is due to circumstances
unique to the subject property not caused by the landowner. While the proposed home and
hardcover does not appear to alter the essential chacacter of the neighborhood staff would
suggest that a minimum of a 10 foot setback be imposed along the western property line
abuttingthe alley. Ifthe Commission is amenable to the reduction of the alley setback to 10 feet
(or less) staff suggests it may be appropriate to reduce the proposed deck and move the home �
to the west slightly to avoid.the encroachment into the eastern property line requested by the
applicants.
Additionally, staff would .suggest the Planning Commission consider requiring a landscape plan
on the applicants' property along the right-of-way which offers screening and delineates the
right-of-way from the_subject property.
Issues for Consideration
1. Does the Planning Commission�nd that that�the property owner proposes to use�the
. . subject property in a reasonable manner which is not permitted by an official
control? Is the level of hardcover proposed within the 75'to 250' zone reasonable?
� 2. Does the Planning Commission find that the variances, if granted, will not alter the
essential character of the neighborhood?
3. Should the applicants redesign to avoid the encroachment into the 10' side yard
setback? �
4. Does the Commission find it necessaryto impose conditions in order to mitigate the
impacts created by the granti�g of the requested variances?
. 5. Should a landscape plan or vegetative screening be required to clearly define the
separation from the applicants' property and the City right-of-way?
6. Are there any other issues or concerns with this application?
Staff Recommendation
Planning Staff recommends approval of a lot width variance; a lot area variance; and a side
street setback variance resulting in a 10' setback from the alley in order to redevelop the subject
property. Additionally staff recommends approval of a 75' to 250' zone hardcover variance at a
level which does not exceed 25% of the entire lot (consistent with the Tier 1 hardcover
allowances in the newly drafted hardcover regulations).
_ �
� �'' PC Exhibit A;' '
City oftiOrono - �
� �Va�ri a�n ce .Ap,p l;i cati o n
StreetAddress: Application-# �2 �57�✓
.,�`� 2750 Kelley Parkway Date Received: 77,� �?i
Oy �O Orono, MN 55356
Staff: ���/yl l.�
, Main: 952-249-4600 Fee: �700
� � � fax: 952-249-4616 Renewal: $350
�� ti`� Mailin Address:
'�G P.O. Box 66 � After-the-fact: $1,400 Double Fee
�`�'ESHO'� Escrow Fee: $700/$2,500
Crystal Bay, MN 55323-0066
This application form must be completed in full. Applicant will be notified within�15 days as to the status of the
application. Incomplete applications will not be�placed on Planning Commission Agendas.
PROPERTY INFORMATION:
Site Address: �J/�� �� ��DVG(., /ed, , 0%a n p f 1')►•�
Property Identification Number(PI : 7- ' �- � --o D I 9
Date Property Acquired (month/year): 7 a��❑ Yes, I own the adjacent parcels.
Zoning District: . .
APP_LICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: SGO-F—E- Ca Mc,�s ' er � �I'SS ' �r — ar►'i �
Phone (home): � 4 7�- i . Phone (work): �I'Sa 73
� CompleteAddress: Co[v� � �. Saun�rs �.K �r. ���a 1 �yy- �a�18 Mcli55�
City, State&ZIP i � n e-h-zs °M N 553 �
Email: m�Ugq',er�l� vahoo. c,o Fax: '7! 7-850� M ss�
OWNER INFORMATION: (Complete legal names and marital status required for each interested party) ,
Name: �a.r� Gi.s a-bo c��
Phone(home): Phone (work): _
Complete Address
City, State&.ZIP �
Email: ( S � Gol� Fax:
DESCRIPTION OF REQUEST: �
Describe the request in detail (attach additional sheets if necessary):
S�G a�o� �
F�E��Q�/��
VarianceApplication Updated: January 31,zo,2 AUG 2 2 2012
- �s- CITY OF dRONO
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Sep 06 12 11:28a Gary O'Ksefe 952-472 7807 p2
Sep D,� 2012 3:55PM HP LfiS�R:7�T FAX 7B3-�9a-36�� pa�e 1
. 3
AUB,US!30r:Z01� .
Mel�qie.CuRis �
Pianning�&Znning Goordi,natcr .
�ty tif OFano � •
-27�0'KeUey Parlcway .
Onvno,"Minnesota :5535�6
SU9�EC'r: :Z�nit�g ApplicaNan-#i2-�5i5
.,:�-:=
"To W�,om It'Meiy Cor►cern: . . -
This ieti�erserves r+s off,eial notice_th�t we�E�ic and IGelli Foster,are tfu currer►t homeowners ofZhe:property located�at
415fi Nighwood Rdad,Mvt�nd, MN.55364,and.Lcgal Pt�operty ID�7=117-33-440019. Further,vre are awareandglye
cons�nt to tfievar�ance appllcation beir�g req�,ested by So.on'&Melissa Musg)�rd,
5incer�ty,
�� ;K
ErlC°Foste�
Kelli FoSter � .
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� ' � PC ExhibltB '
Description of Reauest
4156 Highwood Road,Orono Minnesota
Scott and Melissa Musgjerd
We are requesting that the City of Orono grant us the variances needed to build our new home at 4156
Highwood Road. We purchased,thi5 property-hoping to remove the existing home and build our dream
home on the lake. We are seeking two considerationsfrom the City of Orono:
1) A minimum lot width variance to allow us to build on a lot that is legally non-conforming. �
� 2) A hardcover variance that is equal to X%or Y%more than the maximum allowed.
We are working with Mike Sharratt of Sharratt Design &Co.and David Bieker of Denali Custom Homes
�-.. in the planning and design of our new home. We have met with Melanie Curtis once to reuiew the �
original plan for the home and have revised our program and design based on her comments and
recommendations. We are working to come up with e home that both suits our needs as a family of five
and works within the guidelines approved by the City of Orono as closely as possible. The current home
is only 2 feet away from the property line that is shared with the neighbor to the east. We have worked
to design the new home so that we are.10 feet away on that side;thus working within the setbacks put
� into place by the City. There is a fire lane on the western side of the property. This fire lane is
overgrown and in bad condition. The rain water from the fire lane now runs across our property and is
eroding the beach. We want to work with the City to improve this area,working on the drainage issues
so that it benefits all-interested parties.
If you look at the plans,you will see a home that would�blend well into the neighborhood. We are not
'� a"sking.to build something that is bigger than any of the other homes. We are asking for a smaller home
that allows our family to live the way we've dreamed. We have three boys who are anxiously awaiting a
summer on the lake. This has been our dream for the last 10 years,and we are very excited to see it all
happening. We look forward to working with the City on this process. We chose the City of Orono for
various reasons and did not shy away when people told us not to pursue our plans. We have met
numerous neighbors.over on Highwood Road, and they,too,are excited to see the old home go and the
charm of our new home go up. We are excited to raise our boys in an area where the schools are
phenomenal,the surroundings are beautiful,and the neighbors are warm and welcoming.
Sharratt Design Company
��������
Excelsior, Minnesota
AUG 2 2 201 Z
CITY OF ORONO
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SHARRATT DESIGN
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OF LOT 23, HIGHINOOD LAKE MINNETONKA � �',-, �'- °�°---
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LEGAL DESCRIPTION OF PREMISES: �j
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Lot 23,HIGHWOOD LAKE MINNETONKA �T '
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This survey shows the boundaries of the above described property,and ��
the location of an existing house,garage,driveway and all other visible
"hardcover"thereon,It does not purport to show any other improvements
or encroachments.
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o : Iron marker set
--��—: Existing contour line .
Bearings shown are based upon an assumed datum
DESIaNED REVISIO onTe oescAiPnoN � GRONBERG &ASSOCIATES INC. I hereby certify that this plan,specitication or report SCALE
� was prepared by my or undey my direct supervision 1^-2p�
oanwN CONSULTING ENGINEERS,LAND SURVEYORS and that I am a duly Licensed Land Surveyor under
SITE PLANNERS the laws of the State of Minnesota. on7e
8-21-12
CHECKED 445 N.WILLOW DR. LONG LAKE,MN.55356 ,�pe No.
952-473-4141 12-266
� - . DATE MN LICENSE NUMBER
12-266
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Address: y/S6' /�/l�,/��a//� ./+'0�?1,� �J'h`�fRR.e �`T D�.d'rG�,� Date: �°�'�'f�
Prepared by: C's!�d���+t,�' � I��'.,�t� C i�t T�'I', f�./C:
PC Exhibit E
HARDCOVER CALCULATION WORKSHEET �
�SETBACK ZONE: (CIRCLE ONE) . 0 75' 75 250'250-500' S00-1000' �
� EXISTING HARDCOVER IN ZONE �
� A. Nouse ' x = S.F.
� Length Width
x = S.F.
x , = S.F.
B. Garage x = S.F.
C. Driveway x = ' S.F.
xa . ' = S.F.
D. Sidewalk x = S.F.
x � . _ � S.F.
E. Patio/Deck `` x = � S.F.
x = S.F. .
F. Landscape x '" = S.F. ' .
� Underlain x = S.F. �
By Plastic . x . _ � S.F.
� G. Retaining Wails x = S.F. ;
H. Other � x � = S.F.
TOTAL HARDCOVER IN ZONE � - O S.F. A
TOTAL PROPERTY AREA IN ZONE - 3 95 3 S.F. B
q ' p + g ,� 95.� x 100 = O %
FROPOSED HARDCOVER IN ZONE (including existing hardcover to be retained)
A. House x = S.F. '
Length W idth �
X = S.F.
� x = S,F.
' B. Garage x ° = S.F..
C. Driveway x � _ � S.F.
X = S.F.
D. Sidewalk x = � S.F.
X = ' S.F.
E. Patio/Deck x = S.F.
' � X = �IVED.
F. Landscape x = S.F.
Underlain x = All(; .�.2��2
� By Plastic x = �.F.
G. Retaining Walls � x = CITY O��RONO
H. Other, .x = S.F.
TOTAL HARDCOVER IN ZONE - o S.F. A
TOTAL PROPERTY AREA FRl ZONE ' - 3 9S3 S.F. B
q '� O � = B 3953 x100 = o % .
-21 -
.�
' 4 �
Address: �r`..`�� /,/��.ri/�oGd /?E?�'� (�,f".�'dk'�'It�'T .AE"�J�'t��� � Date: �5'_ Z�-��
Prepared by: Gk o,a.rE3 C'R�' �� �Q 1'Po C ��t 7-FIa, ✓MC:
HARDCOVER CALCULATION WORKSHEET '
SETBACK:ZONE: (CIRCLE ONE) .0 75' 75=250 250-500' :5001000' �
� EXISTING HARDCOVER IN ZONE �
A. Nouse ,�Poi2 c�,�' x = /3/7 S.F.
� Length Width
x = ' S.F.
, z = S.F.
B. Garage . . x = Z 9 7 S.F.
C. Driveway �d«�k�P X = 4 2 9 S.F. •
x . ' = S:F.
D. Sidewalk SS�'t .�6 f2G x = S/�¢ S.F.
Gvo6p/'r�P1' �'6 t 6" x . _ �_S.F.
E. �a�io/Deck� .rTFrr ,�y �yau1'�' x � _ � 2 O p S.F. '
�� •• B� C.��e�GF x = /4 7 S.F. ,
F. Landscape x = S.F. ' ,
Underlain . x = S.F.
By Plastic x = _ S.F.
frF�i�.vC J�TGNFJ' .
• G. Retaining Walls .�'Ta.�.'��,"eit4c'�S � x � _ 3� S.F. ;
LuaaO-6'OR /C � -�4-i2 t.�� Q� _ �'/
H.Other S�'o�y� � x � = 2� S.F.
t,r..ao4 � 3 8
' -��.�� S.F. A
TOTAL HARDCOV�R INZONE -
TOTAL PROPERTY AREA IN ZONE - �� o S.F. B
q ' 32 �2 •+ B 74 9 D x 100 = 42.�'8— %
PROPOSED HARDCOVER IN ZONE (including existing hardcover to be retained) � �
A. House x = /'S80 S.F. '
Length W idth �
. x = S.F.
. X - S,F.
B. �Garage x ° = S.F.
C. Driveway �i� x !8 = 7:�6 S.F. �
x = S.F.
' D. Sidewalk x = S.F.
X = ' S.F.
E.-Rs#�e/Deck X =
-2 0 o S.F.
�'�r�iv x = Z 6 o S.F.
F. Landscape x = S.F. �
--•-- Underlain x = _ S.F.
By Plastic x ' = S.F.
G. Retaining Walis x = S.F.
H. Other .x = S.F.
TOTAL HARDCOVER W ZONE ` - Z�"�8 S.F. A
TOTAL PROPERTY AREA Ifial ZONE � - �4 9 o S.F. B
q • Z��$ • = B 74 9C� x 100 = 37 0 9 % .
- 21 - i � ;� Y a„ �;,,.�� ,, �
. ,
� ' � PC Exhibit F
� CATE OF SURVEY FOR �
tRATT DESIGN
�HWOOD LAKE�MINNETONKA ` �'��� �--� �----4----- --
',�_,- ___---
V COUNTY, �11fINNESOTA i - y�G'i5yy
� S ��� �AD
�
B
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. , PC Exhibit G
Sec.78-330.Area,fieight, lot width and yard requirements.
(a) Height. No structure or building in.the LR-1 B district shall exceed 2 1/2 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:
Lot Area(acre) Lot Width (feet) Front Yard (feet) Side Yard Rear Yard (feet) Side Yard
Adjacentto Adjacent to Street
Another Lot feet feet
1 140 35 10 30 35
(Code 1984, §10.24(5); Ord. Na 18 3rd series, § 3, 9 27-2004)
Sec.78-1288. Hard cover limitations:
(a) Hardcover allotment. The following hardcover restrictions apply to all properties in the
Shoreland Overlay District:
� (1) Hardcoverzones.
a. Within 75 feet of the Ordinary High Water Level (OHWL) of any lake or tributary,
no hard cover or impervious surface shall be placed, located or constructed,
except for driveways, stairways, lifts, landings and lockboxes as regulated
� elsewhere in this Code.
� b. Befinreen 75 feet and 250 feet of the OHWL, there shall be no.greater than 25 �
percent hardcover.
c. Befinreen 250 feet and 500 feet of the OHWL there shall be no greater than 30
percent hardcover.
d. Between 500 feet and 1,000 feet of the OHWL there shall be no greater than 35
percent hardcover.
(2) Zone to zone credit/debit
a. The allowed allotment of hardcoverfor the 250 feefito 500 feet zone or the 500
feet to 1,000 feet zone may be increased up to an unused square#ootage of
allowable hardcover of a zone closer to the OHWL.
b. Unused hardcover cannot be transferred to a zone closer to the OHWL.
c. If hardcover is credited from one zone to another, additional hardcover may not
be later added to the zone closer to the OHWL if the presence of such hardcover
would have prevented the crediting.
d. The allowed hardcover in any zone shall be decreased by the amount of legal
non-conforming hardcover in the zone next closer to the OHWL.
(b) Additional hardcover provisions. �
(1) Overhangs:
a. Where an overhang is supported by a post, the area under the overhang to the
outer edge of the post shall be considered as hardcover.
`
b. All but the outer two feet of an unsupported overhang ten feet or more off the
ground shall be considered hardcover.
The following drawings are included for illustrative purposes: [Drawing 1].
, (2) Decks:Hardcover may be added under a deck attached to a principal structure ifthe
deck is conforming or legal nonconforming and the added hardcover is otherwise
permitted.
(3) Driveway easemenfs:The following principles apply where one or more properties
(secondary property)gain its driveway access from an adjacent property (primary
property) by virtue of a driveway easement:
a. That portion of the driveway on the primary property that serves both the primary
and secondary property is considered hardcover for the primary property.
b. �That portion of the driveway on the primary property that serves only the
secondary property is not considered hardcoverfor either the primary or
secondary property. ^
�.., c. The area of the driveway on the primary property that serves only the secondary
� property shall not be included in the lot area of the primary property for purposes
of calculating hardcover.
The following�drawings are included for illustrative purposes: [Drawing 2]. �
(c) Future improvements.?he following items shall be included in hardcover calculations
regardless of whether they are proposed to be construction at�the time of building permit application:
(1) Proof of a two-car garage(detached or attached).
(2) For all garages a driveway, subject to the standards in paragraph (d) of this section.
(3) A 24 inch wide sidewalk from the front door to the driveway.
(4) The minimum stairway or landing at all exterior doors as required by the building code.
(d) Driveways. All driveways shall comply with the following minimum dimensional standards:
(1) Driveways serving end loading garages shall maintain a driveway apron with minimum
width equal to the width of the overhead door(s). _
For purposes of this section, a driveway apron is that portion of a driveway that extends
15 feet from the garage door(s) on an end loading garage. . � �
(2) Driveways serving side loading garages shall provide a minimum turn around or back up
depth of 20 feet, as measured from the garage door(s).
(3) Minimum driveway taper ratio shall be 2:1.
(4) Driveways shall be at least eight feet in width at the street or private road.
(5) A turnaround shall be provided for a driveway with direct access to an arterial or collector
roadway, or for a side load garage as determined necessary by the city planner. The
minimum dimensions of the turnaround shall be eight feet in width by 12 feet in depth.
(6) "Wheel strip"driveways are allowed, but the entire width of the driveway(from outside to
outside of the strips)will be considered hardcover.
The following drawing is included for illustrative purposes: [Drawing 3].
(e) Compliance.
(1) It is unlawful to convert, enlarge, or alter any structure or use any structure in a manner
that violates the hardcover limitations.
(2) Nonconforming hardcover may not be relocated or expanded in any way unless the
property is brought into conformance except:
a. A roofline may be changed but the roof may not be extended over unroofed
portions ofthe structure.
b. An additional story may be added over roofed portions of a structure.
c. An open or screened porch may be converted into a two or three season porch
or year round living space (including replacing a post foundation with a perimeter
� foundation) provided hardcover is not increased.
(3) This section is independent of lot coverage regulations in the city Code.Accordingly, a
. property must conform to both hardcover and lot coverage regulations.
� . Item#OS-CCAgenda-09/1 pC Exhibit H
File#]0-3491 Hardcover[7
. ORDINANCE NO. ,THIItD SERTFS �
�
CITY OF ORONO �
HENNEPIN COUNTY,NIINNESOTA `' "� �
AN ORDINANCE AMCNDING REGULATIU�O�ItNING THE
REGULATION OF HARDCOVER AND ES��lBLISBING'THE STORMWATER
QUALTTY OVERL��i.YI3ISTRTC� : �
#` ;
. ;
Section�1. The City�Council of the�City�of no�her�by=amends City Cod�Cha�pter .
78,Article I.In General,Section 78-1 as fo��:`� - - ��� :
;;,-, .
All existing definitions in Section 78-1 are restated.and incorporatad'he ein unchanged.with .
�ttie following definitions to be added inalph�betic order wi�`th�;exis�t g,definitions: .' �
r' ,�' � �� ' .
nerimeter at the¢ro�nd level(tc#'�Ehe�i'lock���dation�.� � �
� LL�___Carnorts. covered norches.�d n��er-s miia`r buil in�fea �rec which have no
. exterior walls sla�il�be incli�ded�as�roa.*�of a�builcLi'n_�footnrint bv drawin�a �
� ctrai�ht line h��i�en,�he o�?ter�ed�es�of al�`�rmort stri.�ctures land the main , �
� buildin�if anv7icab�I'el. �` ` � .
,�� , .� �. 4�.
(21 T_h_e outer:edge-of�b�ildin�rorotr�sians:Ybav windows or oth�r similar �
�features'�that��end'outward from a buildine and are less ha four feet from
e -� �.' o . :
. '�
'_=.. ° - ,.. .r . en ' e �
�, ��soil�°an`a ca�as�s wat�r�o run off�he si?rface in�reater auan_titie�and at awn increase .
' :�te offlowthan;�rior to`�'develonmerit'.' Unless otherwise exemnted.hardcover shall
� `��`"' include b�rt not be`�lirriited=to he ollowin�: all b�ild'n�foom 'n ,drive�=�av .
�idewalks.stennin�stones.�atios.courts lsnort.te�nia.etc). decks.gools. areas used .
:." or tha extended outdoorrsto'rate_of vehicles or eauinment. a,_nd all other similar .
�;:�e_�f'aues or surfaces a�deteimined bv the Citv FnEineer or Citv Pl�nner. •
rat Coveragem"`�eariQ he�total sauare foota�e of all buiid'm�fnntnrints and
� structures ari a.��rcel.;� . �
I'ermeable.�inin�flandscaving fabric)means a norous material used for weed �
. �vention ttiat allovvs storm watPr to�ermeate into the erounci.
Page 1 of 17
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File#10-3491 Hardcover(Total Pages IS1J '•
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Pervious P.aver�neans concrete.asvhalt or similar bloeks with hales of some kind
law watPrto �o th_roLeh�the s�rfa�e�t.� a sneciali�ed arr.gre�a±ebase— �
corListent of a_n onen-�raaed aa¢re¢a��--�±nd into the soils below. �
• - . �
,
.F_ervious�ur�'ac��n�ans�naturallv occurrine eroundcover or a varietv_ofivoes o , �
pavement.navers and other devices that�rovida sto?�watpr in_.filtra��lLle aerving .
' �s a structural surface. � :
�'~ �. :
SecHon 2. The City Councii of the City of-O .ono hereb3��.�raends°City Code Chapter ,
78,Article IV.District Regulations,Division=ll��.tPi3D�Residential�'lanned Unit i
Development District,Section 78-626.as foliows: �
' � `'° � ;
,
Pxeamble language and current subsections(1)through(3).are restated arxd us o�fecl
:�; °
harein unchanged. , . �'���
�fi-
(� �e-Ge�+er�geFloorAreaRatio. :F14�.arearatios
(FAR's)shall be limited per the following table;:, ._
� � � . . .
}� '� Maximum Floor �
� Com rehensive Plan Desi fion :� �� ��� � �� ��"'' Area Ratio* .
�:.. ,�
• Low or medium density�r,esiden,ta�a,lr(up :�� O.S �
to 50 and including 6.O�ux�xts per acre} � : � yy,�
High density resident al('x xcess of � � 1 a
6.0 units per acre)= �` '' ����:•��'�
- { ��
*FAR=Total Buil�di�gFloor�ea/Tota1 Lot Area �
. -,.�°"�`""'.�''°"�,°�,,.. "`� :, �
In;dividual°lots witl,�in a developme�tt'in,�the RPUD distxict may exceed these standards ,
-�as long..as the average meets t�h e stsndards. .
� � � :
C.urrent subsecttons('�<�Iirough{13)are restated and incorporated herein unchanged. .
,� � � . :
(14) Landscapin� sereeni g anil bu,ffering .
. `�'Gurrent subsec�on(a}`is restated and incorporated herein unchanged.
��. �. � . .
=(b) -Mmunum:landscaping requirements.
G�,irrent�su sections(l..)through(3.)are mstated and incozporated herein
u�richa,tiged. . :
4. All site areas not covered by buildings,sidawalks,parking lots, �
driveways,trails,patios,or similar hardcover shall
be covered with sod or an equivalent ground cover approved by the city.
� This requirement shall not apply to site areas retained in a natural state.
Page 2 of 17
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G�rrent subsections(5.)through(6.}are restated and incorporated herein �
� unchanged. �
,
Current subsections(c)through(g}are restated and incorporated herein �
_ unchanged. i
i
- �
Cunent subsections(15)through(21)are restated an �ncorporatedherein unchanged. (
Section:3. The City Council of.the Cfty of�+Drana�here`by amen s`„�G'ity Ca e<C pter .
'78,Article:IV.District Regulatirons,Division�17.B;b'Highway Commer.ceal Distr.ict,
Section 78-797.as follows: I
� i
. Preamble language.aad cutrent subsections(1)through(7)``are°restatedyand incorporated . I
herein unchanged. � �
� t::... ' .
� {8) Landscaping: ' 1
Current subsection(a}is restate and u3corporated h�rein_unchanged. .
. . ;
Minimum landsca in e uirertients� . .
�) P g . q � .
Current preamble.�a�nguage an�-sub's�"�,ct�ans{�?�through(2.)are restated and �
. incorporated herom unchanged.
� � � i .
3. Ail sit�areas no��overed by bualdings,sidewalks,parking iots, �
� °� drivewaqs,,.patios,o�-similar��s�€aee ardcover materials sha1l be
�'co"ver�ed wi�i�sod or an�qu4valent ground cover approved by the city.
-- Tl�s re�wremeni�shalI�not ply to site areas retained in anatural state. ;
���� � , . ;
Current�siibsecti'ons(4.)through(S.)are restated and incorporated herein
unchanged � � . . '
�
Current subsect�ons(�)through(g)are restated and incorporated herein
u ichanged.
Current subsea�ion:{9)is�restated and incorporated herein unchanged. .
. Page 3 of 17
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Section�4. The City Council of.the City of Orono°hereby.amends City Code Chapter �
78,Articie IV.District Regulations,Division 18..I industrial District,Section 78-825 ;
as follows:
�.11linimum lotrequirements:40,OQ0 square feet.
,�Minimum building area:10,000 square fee� �
. �
' - i
f�Lot width.•Z00 feet. i
�Building setbacks(principal and accesso ) .
�I F'ront yard setback.�,35 feat, � �
� �Side yard setbacl� abuiting a ma,�or street�;35'feet. � � � �
i
�Side yard setbacl� abutting a minor treet Z:20 fee� �
,�`��
� �Side yard setbacl� interior: 10.eef., ��� r .����� .
f�I Rear yard setback.•2Q feet. ' �
� ��� �
This setback appliesto side��.�,ards adjacarrt,to w�ayz�ta B�oul'evard and Old Crystal � .
Bay Road.�� � � .� � ��� ' � � � � .
Z Tlnis setback appl�e�s`.#o i�ie yards adJacent to a11 ther roads,Public or private,
within the"P,,lnd�a'�strial istrict. �9 .
Buildin hei ht; ,I`���� ��
f� g g structure�or builduig shall exceed three stones and shall not exceed
40 feet in height e ce�,as�pro�rded in section 78-1366. •
�
';Lo"��rit :Notino�5 �`of azcels o£�#hree acres or less ma be covered
�II_ €� � � _ P Y
°bybuil�ings:�o.�r structure�s. �'���� - ' �
Not more than 45,��?rcent��f parcels may be covered by buildings or other structures; �
� except that when the total bu�lding floor area on a site is contained within a single ;
� .b�uilding,�and when�tli�tota.l�area used for loading terminals,docks and berths is� ;
.completely enclosed withmthe sacine single building,a lot covarage ofnot more thau 60
;perce�tt�l be permi�ted�
� ��" � . :
,;, �,,
_ Page�ofl7 .
� Item#OS-CC Agenda-09/10/2012
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Section�5. The City`.Council of the City of Orono hereby atuends City Code Chapter
78,Article IX.Shorelaud Management,Divisiom 1. Generally,Section 78=1Z11 as
foIlows: . �
AlI existing definitions in Section 78-1211 are restafied and incorporated herein uncb.anged ,
witla the following exception;
�
,�, .�,
• �> ,:�. � > ; , :
� .
; , �t �,. ,� .�*.`' '� ' � ""� �
; � �r,. > >
� , •� ' .,� � �, ;
�
� � �� � ?
i '' '�a. '
�:� .
, i
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��� .x �
Section b. The City Council ofth�e�Crty of Orono�l�ereby=amends City Code Chapter �
78,Article IX.Shor.eland Management,Div sian 3.Shoxelan�l Overlay Di�trict . '
°Standards, Section 78-1288.as follo,�w,s .
% .
Section 78-1288 is hereb c�'eleii�dYm its ent�
. y ,.�. .
�ection 78-1288.—Har�icover lunxta.tions
�
� 1"lots within�``the�Shore and Overlav District shall comnlv with the .
• �itiirements of ArticIe:XIII:�t�rrrlyvat¢r t)�alitv Overlav Dislrict. .
-' ::
�ection 7. The City Co�ncil�'o�f the.City of Orono hereby amenda City Code Chapter � '
7.8;A�rticle IY.Shoreland'Management,Division 3. Shvreland Overlay DistricY
`;Standards,SecHon 78-1�z9 as follows:
� Pream le�1� au`d aur�ent subsection 1 is restated and inco rated herein
�� t ) �
� unchanged..� � � �
. � �
�2) Be deszgnecl and cotistructed to effectively manage reasonably expected quantities :
and.qualities of stormwater runoff.
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Section 8. The City�Council of the City of Orono hereby.amends"City Code�Chapter '
78,Article XI.Wetlands Protection,Division 1.�Generally,SecNon 78�1641 as . �
follo�vvs: � �
Cwnrent subsections(a)through(b)aze restated and incorporated herein unchanged. .
t te ��rafed� chan ed. �
The curxent praamble o subsechon(c)is resta d and ancorpo ,h� un g .
i
Subdivisions(1)through{3)are resta.ted and uicorp�a�ed herain�vu�ehanged. •
.. . �
° '_° I
� .
{4) When any constcuction or Iand alte`rattan acti�vity�'"''.that o�n ot`�zthiva�i ` �
meaning of'redevelopment'has th� otential�o adversely impact a wetland. ;'' • .
or ase f. 's s ction "the ten�ial to{adve�°'rsel im act a w�lanc�"exists �
F purp s o thi e , po � _ :. . Y P •
when all�of the following three condifio�xist:e,�;
r .. ;
a. The portion af theprope .disturbed�by co�`nstr�+icc�ian�or.�and alteration �
i ,
ACt1V1ty L1Ta1t1S to the� d;�xid ��'���� � • : . ,
i
� � i
b. The amount of gradu�g.exceeds 4,cnbic yards or the constr�uctzon achvrty
involves the disturbance ofmore thazi.�;00Q square�feet of area;and � ,
.c. The�redevelopmen�ac�ivity�esults in e�net in""�cxease in fihe square footage
of' ' '"� �` � '�.�ardcover=l�at r ins to the wetland,or
results in�he_relocafion of'�e�et�s��€aees hardcover closer ta the � �
wetland;or res lts in changes�to�c�rainage'�pattems(slopes,meander
patterns;etc).�that the city engruieer:de�rmines will inerease the velocity or
ra.te o�iunoff;to�e wetland. .
9'`.�or new evalap n .all�w�e�lands on the property shall be subject to the buffer �
�ire�ments:*�or red�eiopznezrt��.o�r other grading or construetion situations that �
are noY new c3evelopment,on�#he wetland that is potentially advexsely impacted �
`' shall be�``subjectta�t�e buffer reqiurement.Inthe event thatthe wetland is on an :
adjacent pmperty bu�t near enough to the subjectpmperty so that bu�ers to said �
wetland would extend:into the subject properry,the buffex requirements apply.
= e
�;{ • �
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Section 9. The City Council of the City of Orono hereby amends City Code Chapter �
78,Article I�iIIL Conservafion Design,Division 1.Generally,Section 78-1633,as .
follows: "
All existing definitions in Section 78-1633 are restated�and'zncorporated herein �
unchanged with the following�ception: . :
�
`,: i
�nnesotaLand Cover Classification System�CCS)�neans.theMinnesota Lax�d �
Cover Classification System(MI.,CCS)displays�clata on�aturaUsein'i nata�aral and ;
cultural cover types at the highest level of�alassificati,n'.��''h.,e�ct.faur levels of �
� classification each reveal fi�rther spec�ca�ians�ch�plant types�,sp�l.hy.dmlogy, ;,��`� ,
• ' hardcover and plant sp�c'�es. U�ing'ML,CCS data rs�he first step in
producing a naturai resource inventory of a dev�Iopment site. �� :
� °Section°10. The City Council of�the City of:0irono hereby:ax�ae�nds:Crty Code .
Chapter�78,Article XII.�Conservahon�esign,Divi§ion�5.Reson�s,as�fallows: .t .�
f
Sections 78-1641—78-1669. Reserved.
Ses�Eion 11. The Ci Councit.of�the C o�'Omno ereb amends Ci Code �
Chapter 78,by creating,�new Article I�IIII =Stormwater Quality Uve lay District,
as follows: �``� .
ARTIGLE'XIII�-STORMWATER-,��jALITY OVERLAY DISTRIC'I' � .
r
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�The Citv of Orono recoQni�es throu�h its comnrehensive nl�n tl�at mana�in� .
�t9rmwater ru..n_off is esseritial�for protection of the water aualitv of L.�ke Minnetonka._for
�reservafio"'�n of the na�cal°wil�dlife habitat within marshlands. and for nrotectionagainst
floo�dine=and flnod dama�e�''Accordin�Iv.the Citv has esta.blished this stormwater aualitv �
overlav`di�trict=to oreani9e reeulations deemed necessarv to ensure hi�h aualitv
,__ _ -- _ _
stormwater runoffthrougl2outthe Citv. �
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� � • Item#OS-CC Agend'a-09/10/2012
File#/0-3491 Hardcover[Total Pages I51 J
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(5} ,�,t�rnaround shall be tirovided for a drivewav wi dir�ct access tQ_a�a arterial i
,
or collect�r roadwav,or for a side load earaQe as determined necessarv b t�he �
� citv nlanner.The minimum dimensions ofthe-turnarQUrac�shall be eieht feet' �
width bv 12 feet in denth. i
(6) "Wheel stri,p"drivewavs are allowed.but the en�tir.e width.of the drivewav tfrom �
outside to outside of the strinsl will be consideTed.�"' diver.� �
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awiri ;l;attache to this ordinance
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as Exhibit B,should be incorporated here�J !
�Sec.781682. Shared_Drivewavs.
Where one ormore ronerties(referredto as ssconda �ertvl �ain its drivewav
access from an adia�ent�ronertv!a nrirna�rv nrone�v�b�' }e of a:,c�rive�x�av e�qement� .
the following shall annl_v: � ��� � �
. (1) ,The nortion of the shared drivewav on the nrtma nronertv that serves bo .
n�marv and second�rv nrouertv a�all°�ie considered hardcov�""er for the nrimarv �
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��nertv shall not b ae onsi�ei d hardeover�for�eittier nrimarv or secondarv � �
nronertv �- :
ed'for illustrative nurnoses=[Drawing 2,attached to this ordinance � �
as Exhibit C, shoul�i be:incorporated here�
����'�"�'� �. �*�,. . � :
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, �- tan ar. a ca nc u �on .
- '��}i�: . �° . �` T :� hard er c cul i n re .
'� � ' � re r e to c n e ime f il '
�ermit annlication: � .
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, fi1) Proof of a two-car eara�e(defached or attac ed):
:�2) �' e � �
:the�"s�andardsYn Section 78-1681: �
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(3) A 24=iric'h wide s�'ldewalk connectin�the front door to the drivewav: ,
(4} The miriitnuzn stairwav or landin�at all exterior doors as reauied bv the
buildin ��� .
• (5) Existin�hardcover w ich encroaches lle�allv or illeeallvl onto�n adiacent �
narcel or naroels. �
a. In�ch caees o encroa .hment the qaLare ootA.�e o alI encroachin
hardcover shall be added to the overall hardcover an the subiect lot:
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' b. No eredit 1��.11 be Qiventowards�h overall lot sz�e of�h_e subiect lot. �
� -Sec.78-16�4. ;�Standard'Hardcover Egclusions. � : � ° • � �
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The followina items shall ba excluded from harckover calculations: �
` (1) Roads.trails. sidewallcs.utilities and othar hardc�a r enc oachm�nt�intended �
Aek
forthe nublic s benafit:
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.(2)� Hardcover encroachments cLe t�.Y�mnravemerita on a�Irac� t_��ronert�not .
. owned bv fihe subiect landowner: � " :
a.
� , ardcov�r shall not be����� :overall�haxdcover countin�a�airts� '
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subi�ect lo�: � � �
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. b. The land area u�on vcFhich tl�e encroacf�ment�ests shall�count towards the .
overall lot area for the subiect 1ot,
�� -. (3) T:andscanin�withroermeable�i�rig��: -��.�,' � �� � � .
(4} Reta.inine walls: ���"���
(5) �isn�i�. nedramns with a�ervio�us su ac�e belo ��nd'
�6) The fust 100 sauara�eet ofroe ous uav r na�ios/walkwavs or the first 100�
sauarefeet of deok'with�a minimuin '%d�uaah_sna�iirie bet�veen boards and a � .
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(�)�I�1'Qn-x�i�iustrial Zonin��Distri��ks . ,
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e ,Ipist�ct��liat Iia�e a gross ac```ire$�erof less thantwo(2.01 acres shall comnlv with .
the follow'ing�massine standards for structures. .
a. 1l�imwn�'ofal Footnrints Allowed � �
- �:�, On lo s a� 1.� or ereater#h�n 1 Q.000 sat�Ar�feet in a�rea,the tr�t?I '
� ' combined footnrints of all nrincinal and accessorv structures shall no
-.,exceetl`1S roercent of tha eross lot area. .
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2 �Dn g o less than 10.000 sauare feet_i�area�the total combined
� ;�ootnnints of all orincioal and accessorv structures shall not exceed 1.500
sauare fee�
b. Calculation of Massin� .
The follow'ne shall be incl�ded in the calc�lation of the tota.l combined .
foofirints by structures: ' �
1. Al1 roofed structur_es more than six feet above�rade level.
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2. Tennis courts.natios.decks. and all similar onen structures when I �
iativ or fullv enclosed bv�ences.railiungs or vs!alls which extend more �
than six feet above ¢rade level�lif anv nortion of such structures extends .
raore than six feat above��rade leveL the eniize structure shall count �
� toward lot coveraeel. �
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(2) ustrial Zoning District
For n�rcels zone�l Lndustrial,the follo�in`�mas4ing atAndarda for struciures �
� � � :�.�� I
a. .
footnrints�of�ll nrincinal a`nd aoaessorv_�rt�es shall not�exceed:3� " �
� nercent of the ¢ross lot area. � , '
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b. On lots�reatPr than three(31 acres`in a_rea:�the totAl:combined FootnrLts of
�nrincipal�nd accasso�s�tetures hall not•�xeeed 45*nercent ofthe �
Qross lat area: excent that whent e�otAl bL1dLn�oor�a�re�on a site is
�x�`� �`con�ined within a sinele bi ildiri�,andi.when the totAl�are�?ised for loa�lin� �- .
hsis.c mnletPlv enclosed within tlie s�me sin�le
� building.a lot coveta��a£n��mor��han 60 er��the eross Iot area will .
be roermitted.
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S�L�ZS�686. Va�riances � � i
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Variances fa hardco�',e,� if`eranted on lots�w�thi�a the Stormwater Oualitv Overlav �
.nist�?�t ma�hQ sui�ie.ct to rrirti�ation measu_res d�emed annronriate bv the Citv Council �
to offset the imnacts �nera�ed b�y the oronosed additional hardcover. }
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`. � :UIVISION 3. REGULATIONS BASED ON ASSIGNED PROTECTION TIER AN9 �
� �` �� UN�.DERLYIl�TG ZONIlJG �
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� e�the�offici�:l,Sformwa er Oualitv Overlav District Man.each oronertv in the �
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�Q�water:�au ` district is assiened to a nrotec 'on tier based on its .
relative distance to receivine waters. This nrotection tier dictatea the snecific nrotection � .
measures that m st�be imvIemented.
(1} Tier I arcels � � . � " 's^
Hardcover shail not exc��d_t�!entv-five 1251 nercent of the�ross lot area
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(2) � Tier 2 Parcels '
Hardcover shall not exceed thirtv(301 nercent of the eross lot atea. :
{3) Tier 3 Parcels i
Ha_rdcover shall not exceed�hirtv-five f351�ereent of the sross Iot area. ,
(4) Tier 4 Paxcels :
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� Hardc�ver shal_l not exc�e�fiftv lSQI ner'�''eent of'��►e Qrass�lot area.
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� (5} Tier•5 arcels �� � �� • '
Hardcover shall not��ed ei�htv-five f8��~�oercent ofthe eross lot area..
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�Sec. 78 770L Tier Avai�nment Methodoln�v � �
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���me�hodalQEV: ' . i
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{1}.Rxam'ne eachn�rcel and deteirnine�wh�`ether�ornot*it abuts�nrotected l�keshore �
� � ' � �n��� ` � . .
. . . a. All narcels that abut�a°protectsd�lakeshore or stream_shall�e nlaced into . • �
Protection Ti�r`'""1'� '� � � I
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b. ut a
�����`imden he.criteria in'��ection:fi$-�1701f21 belo�w.
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;:,� •.G..�._..-.
• (2) Determine the lc�cation ofthe nrimarv buildinQ area on tha paxcel bein�ex�mined. .
-� >°�
.�riinarv stru�'°cture�if n��icable)or bv conside_rin�reaiured setbacks and/or the �
avera�e locatio of struct�es on adiacent lots..
a. L�`e�n"_rii�a�buildin�area is�vhollv within 25D' of a nrotected Ial4eshore �
�r stre m:' e��arcel shall be nlaced into Protection Tier 1.
b. If theror�m�ard h`nildinQ area is vahollv NOT within2S0' of a_nrotected , �
lakeslmxe'�or stre�m,the tiarcel shal_1 c�ntLLe t�be ex�mined�nder�he �
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` � yTf h��'_rr►a�b�ilcLin�a_rea is divided bv tlie 25U' delineation line.th_e :
:foIlo�ving assessment shall Quide t1�e desi�mation: �
,_,.�,.
i., f an adiacent�arcel abutting bv a side lot line is alreadv assisned to
.4.
Protection Tier 1.the narcel shall be tilaced into PrQte� ' '
� � ii. I iacent varcels abuttin�bv a side lot Iine haY�not been ass.imed
• to a nrotection tiEr}the�arce}shall continue to be�xamined under the �
critPria in section 78-1 T01 E31 below.
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c. Parcels still unassiened to a nrotection tier followit��review under Section '
.78-1_741(�1Cbl above shal_l be exemtit fro�n Sto*mwater Oualitv��Overlav '
- - - �
District reQUlations. � . � :
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As ne�=i n�*cels are creatPd�xJithin�.he Citv as a result of subdivision.eaeh new varcel • .
e examined under this methodoloev to determine whether it.beIon�s within a i
nrotection tier as�nart of the ove�Iav distric#.or be exemnt frtirn�th���" __ this i
Axticle• � - �
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�,�.�,78=1702—78-1724. Reserved. i
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� �Section 12. :Effective date. �
This ordinance shall be effective upon at�oµpnon az��-publicat�on'accortiiu�g to law. , '
� � � � � ADOPTED�this day o�= ` ,�20;1°2 by the Orono City .�� � ,
. Council. � ���.� .
� . � ; ��C�.'OF ORONU
x< = Lili Tod McMillan,Mayoz '
,
�TTEST: � . . '
,.-`: ,' 4, ,. ;,� . . � . � �
L'inda,S.vee�'City C er.k °
k
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RUN DATE: $n9/2012 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST) •
38 07-117-23 44 0018 38 07-117-23 44 0019 38 07-117-23 44 0020
M P KOCH&N A MARK-KOCH E J FOSTER ETAL SUBJ/L E D M SMITH&R G SMITH TRS
4149 HIGHWOOD RD 4156 HIGHWOOD RD 4167 HIGHWOOD RD
MARK KOCH&NANCY MARK-KOCH ERIC 1&KELLI FOSTER DOUGLAS M&ROBAN G SMITH
4149 HIGHWOOD RD 4156 HIGHWOOD RD 4195 HIGHWOOD RD
MOLTND MN 55364 MOUND MN 55364 MOUND MN 55364
38 07-117-23 44 0021 38 07-117-23 44 0022 38 07-117-23 44 0026
D M SMITH&R G SMITH TRS D M SMI7'H&R G SMITH TRS D M SMITH&R G SIvIITH TRS
4175 HIGHWOOD RD 4195 HIGHWOOD RD � 4174 HIGHWOOD RD
DOUGLAS M&ROBAN G SMITH DOUGLAS M&ROBAN G SMITH DOUGLAS M&ROBAN G SMITH
4195 HIGHWOOD RD 4195 HIGHWOOD RD 4195 HIGHWOOD RD
MOUND MN 55364 MOUND MN 55364 MOUND MN 55364
38 07-117-23 44 0027 38 07-117-23 44 0028 38 07-117-23 44 0029
JON LLOYD BAKKE JON LLOYD BAKKE � DAMEL B WHEELER
4166 HIGHWOOD RD 4150 HIGHWOOD RD 4148 HIGHWOOD RD
JON LLOYD BAKKE ' JON L BAKKE DtWIEL B WHEELER
4150 HIGHWOOD RD 4150 HIGHWOOD RD 4148 HIGHWOOD RD
MOUND MN 55364 MOUND MN 55364 MOUND MN 55364
L� •
38 07-117-23 44 0030 38 07-117-23 44 0031 38 07-117-23 44 0084
)D CUSACK&C M GRACE SCOTT G&CATHERINE ANDERSON JOHN W&ROBERTA J HENRICH
4140 HIGHWOOD RD 4132 HIGHWOOD RD 4125 HIGHWOOD RD
C GRACE&J CUSACK SCOTT G&CATHERINE ANDERSON 70HN W&ROBERTA J HENRICH
4140 HIGHWOOD RD 4132 HIGHWOOD ROAD 4125 HIGHWOOD RD
MOUND MN 55364 MOUND MN 55364 ORONO MN 55364
I CERTIFY THAT THE FACTS REPRES A C TRUE SENTATION OF INFORMATION
AS ITAPPEARS THIS DATE ON THE O E H UNT! A? AYER SERVIC DEPARTMENT.
DATE:_ ��I Ia����� BY
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For more information contact: Print Date. 8/29/2012 ' �
Hennepin County GIS Division Nkap Lege�nd: i
300 South 6th Street Map Scale: 1" = 158' ��
Minneapolis,MN 55487 ! +
gis.info�co.hennepin.mn.us Buffer Size: 150 feet � yy�ater K�Vajor Roads i �!
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Date Appliwtion Received:08/22/12
Date Application Considered as Complete:09/05/12
60-Day Review Period Expires: li/04/12 '
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator �l/
Date: 11 September 2012
Subject: #12-3576,John &Sherry Gorman, 3585 Frederick Street
■ Hardcover Variance
■ Public Hearing
------------------------------------------------------------------------------------
Zoning District: LR-1C Single Family Lakeshore Residential, 0.5 acres/100'
Lot Area: 21,184 square feet(0.48 acre)
Lot Width: 19' @ OHWL&49' @ 75' setback
Application Summary: The applicants are requesting a hardcover variance to allow the
construction'of a 3-stall garage and front porch additions to the home. The proposed additions
will be completely within the 75-250' hardcover zone. With concurrent proposed driveway
hardcover removals,the 75'-250' zone hardcover will decrease from 48.2%to 46.9%.
Structural coverage is proposed to increase from 10%to 14.7%. . ,
Sraff Recommendation: Staff recommends denial of the hardcover variance.
Pertinent Zoning Ordinance Sections
78-1288 Hardcover
List of Exhibits
ExhibitA. Application �
, Exhibit 8. Practical Difficulties Form
Exhibit C. Letter from Applicants
" Exhibit D. Proposed Survey
. Exhibit E. Site Photos
Exhibit F. Aerial Photos -
Exhibit G. Hardcover Calculation Worksheets
Exhibit H. Proposed Plans
Exhibit 1. City Code Sections
ExhibitJ. Area Map
Exhibit K. Property Owners List
Background �
The existing home was constructed in 1964 and has been remodeled a number of times over the
past 40 years.Applicants are requesting a hardcover variance in order to convert the existing garage
space into living space and construct a new, attached approximate 26' by 24', 3-stall garage with
living space above. Because the property currently has 48.2% hardcover, exceeding the allowed
level within the 75' to 250' zone, and because the proposal will not achieve the allowed level of
. �
12-3552 . �
April 11,2012
Page 2 of 4
25%, a hardcover variance is required.
---------------------------------------------------------------------------------------
LOT ANALYSIS WORSHEET
Lot Area/Width:
LR-1C Required Actual
Lot Area 0.5 acre 0.48 acre 21,184 s.f.
Lot Width 100 feet 19' feet @ OHWL/49' @ 75'setback
Setbacks:
LR-1C Required Existing Proposed
Lake 75� 118' House No Change
96' pool patio
Rear/Street 30' 99'House 63.1'Garage addition
West Side 10' 10' House No Change
6' deck/stair
East Side 10' 9.9' House 10' Garage addition
No The house and pool The proposed porch and
Average Lakeshore encroachment encroaeh into the average gar•age will result in no new
allowed lakeshore setback. encroachment into the
average lakeshore setback.
StructuralCoverase:
Lot Area Allowed Existing Proposed
21,184 s.f. 3,177 s.f. 2,193 s.f. 3,132 s.f.
15.0% 10.3% 14J%
Hardcover•
Hardcover Total Area in Allowed Hardcover Existing Hardcover Proposed Hardcover
Zone Zone
0—75' 2,572 s.f. 0 s.f 68 s.f. 68 s.f.*
(0%) 2.6% 2.6%
75'—250' 14,404 s.f. 3,601 s.f. 6,949 s.f. 6756 s.f.
(25%) (48.2%) (46.9%)
250'—500' 4,208 s.f. 1,262 s.f. 921 s.f. 526 s.f.
(30%) (21.9%) (12.5%)
� *Applicants calculation did not reflect retention of the lake stair and retoining wal/within the 0-75'zone.Staff included this
amount as proposed.
Hardcover Calculations based on new Hardcover Re�s(to be formallv adopted 9/24/121:
Stormwater � .
.Quality.Over.lay 'Propecty.Ar.ea . ; Allowed Hardcover. Proposed.Hacdcover
. , . .
Distr.ict _ ` - :.
Tier'1 - ;21;184:s:f. . �. 5;296 s.f. (25%) , 6,756 s.f. (�31:9%) '
� 12-3552
April 11,2012
Page 3 of 4
---------------------------------------------------------------------------------------
Hardcover Variance
At 48.2%, the property currently exceeds the allowed hardcover level by 23.2% within the 75' to
250' zone. The existing hardcover includes a 2,193 square foot home, 3,973 square feet of
driveway; and 1,704 square feet of miscellaneous pool, sidewalk, patio, and etc. hardcover. The
applicants are proposing to reduce hardcover in part by removing the loop portion of the driveway.
However the proposed hardcover levels still far exceed the code-allowed 25% or 3,601 square feet.
. As the planning commission is aware,the City is on the brink of adopting new hardcover regulations
which would classify this property as a "Tier 1" lot and afford this property 25%of the entire lot area
or 5,296 square feet. At 6,756 square feet, the applicants' proposal exceeds this level by 1,460
square feet. �
In reviewing whether additional removals are possible, it is noted that the property has a pool and
patio area in the lake yard accounting for nearly 1,500 square feet which exceeds the size of the
proposed garage addition. The loop driveway is also an obvious removal option and likely because
the proposed garage removes some nf the loop functionality, it has been slotted for elimination.
Practical Difficulties Statement
Applicants have completed the Practical Difficulties Documentation Form attached as Exhibit B, and
should be asked for additional testimony regarding the application.
Practical Difficulties Analysis
In considering applications for variance, the Planning Commission shall consider the effect of the proposed
variance upon the health,safety and welfare of the community, existinq and anticipated traffic conditions,
light and air,danger of fire,risk to the public safety,and the efject 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 di�culties
because of circumstances unique to the individual property under consideration, and shall recommend
approval only when it is demonstrated that such actions wil/be in keeping with the spirit and intent of the
Orono Zoning Code.
Staff Review of Practical DifFiculties
The lot was legally created and the existing house was built prior to the adoption of the current
zoning standards. The property owner is proposing to add a porch and garage. Because of pie
shape configuration the new hardcover regulations will not significantly benefit this property.
Including the proposed hardcover removals the applicants' proposal will still exceed current and
future allowed hardcover percentages.The property currently has an attached garage.
. Issues for Consideration
1. Does the Planning Commission find that that the owners propose to use the subject
property in a reasonable manner which is not permitted by an official control?
2. How does the Planning Commission find that the variances, if granted, will affect the
essential character of the neighborhood?
3. If the Commission recommends approval of the requested variances is it appropriate to
impose conditions in order to mitigate the impacts created by the granting of the
requested variances? A raingarden? Native vegetative swale along the property line or
shoreline buffering along the lakeshore?
4. Are the hardcover levels supported by practical difficulties? Is there room to reduce
12-3552
April 11,2012
• Page 4 of 4
other areas of hardcover on the property without reducing functionality or creating
additional practical difficulties?
5. Are there any other issues or concerns with this application?
Staff Recommendation
The property currently contains a home with an attached garage. Staff finds the garage addition will
alter the essential character of the locality and does not find a practical difficulty supporting the
requested overages in hardcover. Further,the applicants have not demonstrated that enforcing the
hardcover provisions of the Zoning Ordinance will deprive the applicants of the reasonable use of
their property. For these reasons and without further, significant hardcover removals Staff
recommends denial of the 75-250' hardcover variance.
Options for a Motion:
1) Recommend denial as presented;or
2) Recommend approval or partial approval with conditions,stating reasons for approval; or
3)Table for further information or a revised proposal(provide direction to applicant).
� � .;,rk... .
` PC Exhibit A
� City of Orono
Variance Application
StreetAddress: Application# /2 — 3S�7fP
O,�`Q�O 2750 Kelley Parkway Date Received: °2L- ZGZ�
y Orono, MN 55356
Staff:
, . Main: 952-249-4600 Fee: $700
fax: 952-249-4616 Renewal: $350
�� �ti�' Mailing Address: After-the-fact: $1,400 Double Fee
�`�'EsHO�'� CryOstal Bay, MN 55323-0066 Escrow Fee: $700/$2,500
This application form must be completed in full. Applicant will be notified within 15 days as to the status of the
application. Incomplete applications will not be placed on Planning Commission Agendas.
PROPERTY INFORMATION: �;�.�
Site Address: 3585 Frederick Street, Orono,MN 55391
Property Identification Number(PIN): 20-117-23-12-0025
Date Property Acquired (month/year): 12/2008 ❑ Yes, I own the adjacent parcels.
Zoning District: L 2—/�
APPLICANT INFORMATION: (Complete legal names and marital status required for each interested party)
Name: John T. Gorman and Sherrv A Gorman
Phone (home): _651-206-7815 Phone (work): 612-290-2139
Complete Address: 3585 Frederick Street
City, State&ZIP Orono,MN 55391
Email: _Iohn.gorman(c�gilberhnech.com Fax:
sgorman37@gmail.com ,
OWNER INFORMATION: (Complete legal names and marital status required for each interested party)•. _..
Name: John T. Gorman and Sherry A Gorman
Phone (home): 651-206-7815 Phone (work): 612-290-2139
Complete Address: 3585 Frederick Street
City, State&ZIP Orono,MN 55391
Email: john.gorman@gilbertmech.com Fax:
sgorman37@gmail.com
DESCRIPTION OF REQUEST:
Describe the request in detail (attach additional sheets if necessary):
We would like to request the addition of a 3 car�ara�e in place of the existin�2 car�arage currentiv attached to
the house. The new 3 car garage will extend into the current drivewav(haxdcover space). There would be no
additional grading needed around the new structure and current grade elevation would remain the same. The east
side of the current circle driveway would be removed eliminatiiig additional hardcover which is reflected on the
survey. The new addition would be a net loss of 186 sq. ft. of hardcover for the 75'to 250' area. Additional
driveway will also be removed near the north west corner of the house decreasing additional hardcover amounts
in this area.
See attached letter.
� ����0���
Variance Application Updated: January 31,2012
- 13- AUG � � 20�2
' CbTY OF ORONO
REQUIRED SUBMITTALS:
All of the following information must be submitted by the application deadline date in order for your
application to be processed. •
Not ~,; :
`En�lose�f ;A licable' .� ` , - . .
.,, � ,.. , •,. . . .. .
� ❑ Escrow A reement si ned
,. ., . , : . . ,,:�.
;. .; I�.- .<; :._ ❑ ;;:. •" ,:Escrow':receiv.ed •�". > ,. �; : . , <.. . .. ,
I� 0 Pre-A lication Form
.:� 0 A Iicafiinn�Form . � ':i •
� ❑ Practical Difficulties Documentation
. _;~'� �_, a .;��,�.. ;;.�,;�. ;Gertified,;Pro e: Q.wner:s:List ,;; F �
� ❑ Surve meetin ALL re uirements
� '' ❑ t'ti� °Pro ,osed"P,lans .
E� ❑ . Hardcover Calculation s
�. .-Se tic;:S�stem,.Site.Evaluation'Re"ort. `'�r ' "`
❑ 5�, _ _
. ❑ � 4Y Wetland Delineation
❑. '.� " ;�_ .1Netland:Bufferr.Evaluation
❑ �, Buffer Im rovement Plan
;❑ !�� . ,i. Je. � . .� .. ,..y .
APPLICANT AND/OR OWNER: �
• Agree to provide all information required or requested by the Planning Department,
• Agree to pay additional fees (staff fime 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 Ciry Staff, consultants, agents, Commission and Council Members for purposes of
investigation and verification of this request.
• Applicant and/or Owner acknowledge they must be present at all scheduled review meetings of the
Planning Commission and Council. If an applicant andlor owner is unable to attend a scheduled meeting,
please make arrangements to have an authorized representative attend in place of the applicant/owner and
advise the City Planner assigned to your project. .
Applicant's Signature: Date: $�z i Li Z
Applicant's Signature: Date: ��Z/ �J Z-
Owner's Signature: Date: ��z� �/z_
Owner's Signature: Date: �/�/�Z
��������
VarianceApplication Updated: January 31,2012 A�� � L �0��
-14-
CITI( OF ORONO
• PC Exhibit B �
PRACTICAL DIFFICULTIES DOCUMENTATION FORM
This form is a required submittal for ALL variance applications. An application will not be considered
complete or placed on any meeting agendas until this form is complete and submitted to the City.
Minnesota State Statutes Section 462.357, Subdivision 6(2) requires that practical 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 situations are not considered valid practical difficulties. In order
for an application to be heard by the Planning Commission and City Council practical difficulties having merit must
be demonstrated.
HOW DO I PROVE A PRACTICAL DIFFICULTY?
This form has 12 points outlining the basis City staff uses to determine if practical difficulties exist and how the �
variance will affect the surrounding community. To prove practical difficulties, address all the relevant points
listed below and answer them as clearly as possible.
Since you are requesting the code exception, you have the burden of proving that the variance is justified.
The information the City receives is what is used in determining a denial or approval recommendation. If you
leave something out it will not be considered. :��.
,;,,, . ..
Please address each of these difficulties criteria as they relate to the 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 manner not permitted by the Zoning
Chapter."
2. "The plight of the landowner is due to circumstances unique to his property not created by the landowner."
`la.Il�.v�i.���� /�{ S• � /lr=�'zzi S /#��.�,2F�C- P��3' �a R�. /lar.t.!'�
�
3. "The variance, if granted, will not alter the essential character of the locality." I_
�� WC� Q97° S1 �.Q.Ii�S� ]�' '� C�'i�� �o/LtAY.y 1P+l�JI,GLr! Ai— �G PA`•�s�/1[
Z CCt,('' QGtiY?tScC_ � ..
4. "Economic considerations alone do not constitute practical difficulties if reasonable use for the property exists
under the terms of the Zoning Chapter."
sti/ci �7UDd/6�ht' ,�{o-t�rs� 7D PA�U°— C�'J�iLS ,� 6�'7f�jZ ��s�sL�' !�/� �tili�,
On+.P�` l'.'�fL l�-lis�.-�s Ta ��i o i ilJb�
5. "Practical di�culties 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 Minnesota Statutes,
Sectio���06, Subd. 2,when in harmony with this Chapter.�
6. "The Board of Appeals and Adjustments or the Council may not perm,it as a variance any use that is not �
allowed under this Chapter for property in the zone where the affected pe�son's land is located."
d'a��e�6 @�f��
Variance Application Updated: January 31,2012
� � - �s- AUG 22 2.O��i
Cll�' OF ORONO
7. "The Board or Council may permit as a variance the temporary use of a one-family dwelling as a two-family
dwelling.���
8. "The special conditions applying to the structure or land in question are peculiar to such property or
immediate��d'oining property." .
�
9. "The conditi s do not apply generally to other land or structures in the district in which said land is located."
/���-
10. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right
of the applicant."
t ;� � _ � � .S'�zi,•�
. �.�t /�ra� vr-r�s �c S�vBS�1xo�9rl.r�
,
11. "The granting of the proposed variance will not in any way impair health, safety, comfort, morais, or in any
other respect be contrary to the intent of the Zoning Code."
N��-
12. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to
alleviate demonstrable difficulty."
E rYr.s'� �i: a
U + � s % i �,��L
�v s���p�n S;a���p�;
Practical Difficulties Statement
Should you feel the practical difficulties cannot fully be described in the above criteria, describe the practical
difficulties preventing compliance with Zoning Ordinance requirements in the following lines (attach additional
sheets if necessary):
� _�U�L-.s Y.�17�'C•6tl� S,d`�t�'J-
Variance Application Updated: January 31,2012 ��������
- 19- AUG 2 2 Z012
CITY OF ORONO
PC Exhibit C
August 21, 2012
Dear Planning Commission and City Council Members,
We are requesting a hard cover variance for our property located at 3585 Frederick
Street, Orono, MN 55391.
We moved into the house in December 2008. Since purchasing the property our
family dynamic has changed which requires children,grandchildren and family
members to stay with us for extended periods of time. For this reason we need
additional space in our home.
Additionally our current garage is substandard for a lake house. There is virtually
no space to fit two cars in the current garage along with all the required lawn
equipment and other household items. Our plan includes a 3 car garage addition
which we find necessary to properly store our cars,bikes, and lake/yard equipment.
Our goal is to keep our exterior neat and orderly for respect for our surrounding
neighbors. ```"' �
As you will see on the attached plan and survey we will not be increasing the
hardcover on this property. In fact we will be reducing our hardcover by 186
square feet from the current amount.
The new garage addition will also not be affecting any line of site from our
surrounding neighbors. Additionally new garage addition will also not affect any
drainage or grading around the house due to the new structure will be place over '
the existing blacktop drivew�y.
Please consider this variance with those points in mind. Thank You.
Sincerely �
��t���yv
Sherry Gorman
;>A:.
����1�9�D
AUG 2 2 2012
CI�OF ORONO
• n
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PC Exhibit G
HARD �ER CALCULATI�N WORKSHEET
SETBACK ZONE: (CIRCLE ONE) � 0-75' � 75-250' 250•500` 500-1000'
' EXISTING HARDCOVER IN ZONE �""y�
A. House x = S.F.
Length Width
x = S.F.
X = S.F.
� ' B. Garage x `� _ ' S.F.
C. Driveway x = S.F.
X = S.F.
D. Sidewalk x = S.F.
x = S.F. �
E. Patio/Deck � x - ' S.F.
� x = S.F. '
F. Landscape ` x = S.F.
Underlain x = S.F.
� By Plastic > x = �. S.F. -
G. Retaining x = �j �" S.F.
Walls
H. Other x = S.F.
TOTAL HARDCOVER IN ZONE - �� S.F. A
TOTAL PROPERTY AREA IN ZONE - 'LS S.F. B
A T B x 100 = Z�(o "/o
PROPOSED HARDCOVERIN ZONE
A House x = S.F.
Length Width
x = S.F.
x = S.F.
B. Garage x � _ �` �`0. S.F.
C. Driveway x = S.F.
x = S.F.
D. Sidewalk x = S.F.
x = S.F.
E. Patio/Deck x = S.F.
x - S.F.
F. Landscape x = S.F.
Underlain x = S.F, �
By Plastic �x�: = S.F.
G. Retaining x = S,F,
Walls •
H. Other x = S.F.
TOTAL HARDCOVER IN ZONE - ?" S.F. A
TOTAL PROPERTY AREA IN ZONE ' - Z�7Z S.F. B
A T B x 100 = %
� .� ..
, HARDCOVER CA ION WORKSHEET
SETBACKZONE: (CIRCLEONE) 07S 75-250' 250�OQ` 500-9000'
EXI3TING i-IARDCOVER IN ZONE
A. House x = Zt3� S.F. �
� �e��, w,dm .
Sx = � s.�.
x = S.F.
B. Gsrage x = S.F. ..
C. Driveway x = �5 � S.F.
x = S.F.
D. Side�v�k ' x = u� S.F.
x = S.F.
E. Petln/DeCk x = � -1I� S.F.
x = S.F.
F. Landscape _ �0-'N��I x = 35 S.F.
Underlain x = S.F.
ey Plastic x = S.F.
�,�;�
G. Retaining x = �� S.F.
Walls b
H. Other ��\ [TJ _ x = � ?J a S.F.
TOTAL HARDCOVER IN ZONE - �`� S.F. A
TOTAL PROPERTY AREA IN ZONE - 4 S.F. B '
A + B x100 = C} .L °!o
PROP�SED HARDCOVER IN ZONE
A House x = �� S.F.
� � �n w�a�n _ l�
6�� X . S.F.
x = S.F.
B. Garage 'x ���F = °131� s.F.
C. Driveway x = �� �°I S.F.
. x = S.F.
D. Sidewalk x = (0� S.F,
x = S.F.
E. PatiolDeck x = t�3 S.F.
x = S.F. .
F. Landscape x = 3� S.F.
Underlain x = S.F.
,41,�.,,�; By Plas6c x = S.F�;��� .
G. Retaining x = ��� S.F.
Walis .
H. Other x = ��� S.F.
TOTAL HARDCOVER IN ZONE - �P7� S.F. A
TOTAL PROPERTY AREA IN ZONE - IK� D S.F. B
A + B x 100 = �klo�� %
�
H�►►RDCOVER CALCULATION W EET
SETBACK ZONE: (CIRCLE ONE) 0-75' 75 250' 250-500 500-1000'
�SISTING�1ARDCOVER IN ZONE
A. House x = S.F.
�enpth wxith
x = S.�. .
X - S.F.
B. Garage x = S.F.
< . _ . •
C. Driveway x = � Z� S.F.
� x = S.F.
D. Sidewalk x = S.F.
x = S.F.
� E. PeddDeck x = ' S.F.
x - S.F.
F. Landscape x = S.F.
Unde�lain x = S.F.
By Plastic x = S.F.
�`; G. Retaining x = ��"�� S.F.
Walls
H.Other x = S.F. .
TOTAL HARDCOVER IN ZONE - ' � Z I S.F. A
TOTAL PROPERTY AREA IN ZONE - 4206 S F. B
A + g x 100 = Z1,� %
PROPOSED FiARDCOVER IN ZONE
A. House . x = S.F.
' �en�tn w'wtn
x = S.F.
x - S.F.
„ ,� B. Garage x = S.F. :a
C. Driveway x = �Z� S.F.
x = S.F.
D. Sidewalk � x = S.F.
x = S.F.
E. PatidDeck x = S.F,
x = S.F.
F. landscape x = S.F.
Urzderlain x = S.F.
By Plastic x = S.F.
.:�>�r� ,
G. Retaining x = S.F.
Walls •
H. Other x = S.F.
TOTAL HARDCOVER IN ZONE - �� S.F. A
TOTAL PROPERTY AREA IN ZONE - Z�8 S.F. B
A + B x 100 = l2•5 �o
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� � ��� �,�e g 3585 FREDERIGK STREEt
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N � ��6�����; o �T°�=����<:�°s n�::;�.�_• 3585 FREDERIGK STREET 1161 WAYZATA 6LYD EAST, SUITE 308 •
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, PC Exhibit I
Sec. 78-1288. Hard cover limitations.
(a) Hardcover allotment. The following hardcover restrictions apply to all properties in the
Shoreland Overlay District:
(1) Hardcover zones.
a. Within 75 feet of the Ordinary High Water Level (OHWL) of any lake or tributary,
no hard cover or impervious surface shall be placed, located or constructed,
except for driveways, stairways, lifts,.landings and lockboxes as regulated
elsewhere in this Code.
b. Between 75 feet and 250 feet of the OHWL, there shall be no greater than 25
percent hardcover.
c. Befinreen 250 feet and 500 feet of the OHWL there shall be no greater than 30
percent hardcover.
d. Between 500 feet and 1,000 feet of the OHWL there shall be no greater than 35
percent hardcover.
(2) Zone to zone credit/debit
a. The allowed allotment of hardcover for the 250 feet to 500 feet zone or the 500
feet to 1,000 feet zone may be increased up to an unused square footage of
allowable hardcover of a zone closer to the OHWL.
b. Unused hardcover cannot be transferred to a zone closer to the OHWL.
c. If hardcover is credited from one zone to another, additional hardcover may not
be later added to the zone closer to the OHWL if the presence of such hardcover
would have prevented the crediting.
d. The allowed hardcover in any zone shall be decreased by the amount of legal
non-conforming hardcover in the zone next closer to the OHWL.
(b) Additional hardcover provisions.
(1) Overhangs:
a. Where an overhang is supported by a post, the area under the overhang to the
outer edge of the post shall be considered as hardcover.
b. All but the outer two feet of an unsupported overhang ten feet or more off the
ground shall be considered hardcover.
The following drawings are included for illustrative purposes: [Drawing 1].
(2) Decks: Hardcover may be added under a deck attached to a principal structure if the
deck is conforming or legal nonconforming and the added hardcover is otherwise
permitted.
(3) Driveway easements:The following principles apply where one or more properties
(secondary property) gain its driveway access from an adjacent property(primary
property) by virtue of a driveway easement:
a. That portion of the driveway on the primary property that serves both the primary
and secondary property is considered hardcover for the primary property.
b. That portion of the driveway on the primary property that serves only the
secondary property is not considered hardcover for either the primary or
secondary property.
c. The area of the driveway on the primary property that serves only the secondary
' property shall not be included in the lot area of the primary property for purposes
of calculating hardcover.
The following drawings are included for illustrative purposes: [Drawing 2].
(c) Future improvements. The following items shall be included in hardcover calculations
regardless of whether they are proposed to be construction at the time of building permit application:
(1) Proof of a two-car garage (detached or attached).
(2) For all garages a driveway, subject to the standards in paragraph (d)of this section.
(3) A 24 inch wide sidewalk from the front door to the driveway.
(4) The minimum stairway or landing at all exterior doors as required by the building code.
(d) Driveways. All driveways shall comply with the following minimum dimensional standards:
(1) Driveways serving end loading garages shall maintain a driveway apron with minimum
width equal to the width of the overhead door(s).
For purposes of this section, a driveway apron is that portion of a driveway that extends
15 feet from the garage door(s) on an end loading garage.
(2) Driveways serving side loading garages shall provide a minimum turn around or back up
depth of 20 feet, as measured from the garage door(s).
(3) Minimum driveway taper ratio shall be 2:1.
(4) Driveways shall be at least eight feet in width at the street or private road.
(5) A turnaround shall be provided for a driveway with direct access to an arterial or collector
roadway, or for a side load garage as determined necessary by the city planner. The
minimum dimensions of the turnaround shall be eight feet in width by 12 feet in depth.
(6) "Wheel strip"driveways are allowed, but the entire width of the driveway (from outside to
outside of the strips) will be considered hardcover.
The following drawing is included for illustrative purposes: [Drawing 3].
(e) Compliance. �
(1) It is unlawful to convert, enlarge, or alter any structure or use any structure in a manner
that violates the hardcover limitations.
(2) Nonconforming hardcover may not be relocated or expanded in any way unless the
property is brought into conformance except:
a. A roofline may be changed but the roof may not be extended over unroofed
portions of the structure.
b. An additional story may be added over roofed portions of a structure:
c. An open or screened porch may be converted into a finro or three season porch
or year round living space (including replacing a post foundation with a perimeter
foundation) provided hardcover is not increased.
(3) This section is independent of lot coverage regulations in the city Code. Accordingly, a
property must conform to both hardcover and lot coverage regulations.
_,
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CiTX OF ORON�
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' RUN DATE: 9/5/2012 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIST� PC Exhibit K
38 20-117-23 12 0015 38 20-117-23]2 0016 38 20-117-23 12 6017
RYAN P SCHULTZ M P MALIK&J D MALIK T R BRADY&LA BRADY
2455 CARMAN ST 2469 CARMAN ST 3555 FREDERICK ST
RYAN PATRICK SCHULTZ MICHAEL P&JANET D MALIK TIMOTHY&LYNN BRADY
2455 CARMAN ST 2469 CARMAN ST 3555 FREDERICK ST
WAYZATA MN 55391 WAYZATA MN 55391 WAYZATA NIN 55391
38 20-117-23 12 0018 38 20-117-23 12 0019 38 20-117-23 12 0020
M L REGER&B L REGER BRUCE O NEWTON SR LYLE A BUERKLE ETAL
3565 FREDERICK ST • 3580 FREDERICK ST 2474 CASCO POINT RD ' -
MICHAEL L&BRITTANY L REGER BRUCE O NEWTON LYLE A BUERKLE
3565 FREDERICK ST 3580 FREDERICK ST 2474 CASCO POINT RD
WAYZATA MN 55391 V✓AYZATA MN 55391 WAYZATA MN 55391
38 20-117-23 12 0025 38 20-117-23 2]0036 38 20-117-23 21 0037
JOHN T GORMAN ETAL N CHERNEVSKAYA&I YURCHENKO STEPFiEN J RUDOLPH
3585 FREDERICK ST 2490 CASCO POINT RD 2480 CASCO POINT RD
JOHN T GORMAN IGOR YURCHENKO STEPHEN J RUDOLPH
SHERRYA GORMAN NATALYA CHERNEVSKAYA 2480 CASCO POINT RD
3695 BIRCHPOND RD 2490 CASCO POINT RD• WAYZATA MN 55391
EAGAN MN 55122 WAYZATA MN 55391
I CERTTFY THAT THE FACTS REPRESENTED ARE A AC AND T PRESENTATION OF INFORMATION
AS IT APPEARS THIS DATE ON Tf�RE F CO AXPAYER SERVICES DEPARTMENT. ,
DATE: �P �) �j 7012 BY:
��i�►�����
SEP -5 2012
C!��F ORONO
, � �
Date Application Received: NA
Date Application Considered as Complete: NA '
60-Day Review Period Expires: NA
To: Chair Schoenzeit and Planning Cornmission
Jessica Loftus, City Administrator
Melanie Curtis �
From: Mike Gaffron, Asst City Administrator -
Date: September 12, 2012
Subject: #12-3542 Amend Zoning Code Section 78-72 -Lots of Record
-Additional Revisions
Perfinent Regulations:
1) Minnesota Statutes 462.357 Subd. le.Nonconformities
2) Minnesota Rules 6120.3300 Subp. 2a Shoreland Lot Area and Width Standards
3) Orono Zoning Code Section 78-72 Lots of Record(Ord.No. 92, Third Series)
.,��
Attachments: �
A- Draft Amendment Text
B- Ordinance No. 92,Third Series,adopted March 26, 2012 �
C- MPG Memo 8/2/12-Interpretation of State&City Regs re: Shoreland Nonconforming Lots of
Record
Definition: Lot, lot of record, means any lot for which a deed or registered land survey has
been recorded in the office of the Register of Deeds or the Registrar of Titles for
Hennepin County prior to January 1, 1975, and after approval by the council if
required.
Background
In March 2012 the City Council adopted Ordinance 92, Third Series which in part amended
Zoning Code Section 78-72 to bring it into compliance with Minnesota Statutes.
The Statutes require that local governments allow non-conforming single lots of record within
the Shoreland to be developed regardless of lot area if they 1)meet local setback requirements;
2)have a sewer connection or conforming septic system; and 3)have no more than 25%
hardcover.
The Statutes also address lots that are part of a group of two or more contiguous lots of record .
under common ownership -which must be considered as individually buildable if each 1)
meets 66%of the DNR standards for lot area and lot width; 2)has a sewer connection or
conforming septic system; and 3)has no more than 25%hardcover.
,�;�.� .
The significant difference between the two categories is subtle - single lots of record are not
granted an automatic lot width variance,just an area variance. In either case, the DNR standards
are much less restrictive than Orono's historic lot area and width requirements for the "LR"
zoning districts. Having spent the past 6 months implementing the new standards, staff questions •
whether Orono's regulation for the 1/2-acre and 1-acre "LR"zoning districts granting automatic
area and width variances based on meeting 80%of the required standards, is still relevant.
Further, it generally seems unnecessary to put property owners through a variance process just
for lot�area or width, if all other zoning standards can be met.
�
Lots of Record Amendment .
September 12,2012
Page 2 . �
Additionally, staff has found that the language adopted earlier this year in Section 78-72
regarding hardcover is somewhat confusing and will become obsolete as soon as the new .
Hardcover Ordinance is adopted. A revision to three sections of 78-72 is proposed to resolve
these issues.
Issues Addressed by Proposed Amendment
I. LotArea & Width -Remove 80%Provision. Section 78-72(b)(1) allows sewered record lots
in the 1/2-acre and 1-acre zones to be developed via administrative approval (without a variance
process) if said lots meet 80% of the lot width and lot area for the zone. Of course, a11 other
zoning requirements must be met.
� Whv 80%? The 80%provision was adopted in 1975; prior to that time, developing a
nonconfornung record lot of�size required Council approval. There are any number.of �
� possible reasons why the 80% standard was chosen as being acceptable for development without
a variance process; staff has not researched this and it's entirely possible that no documentation
exists as to why this percentage was chosen. It is likely that a lot meeting 80% of the LR-1C 0.5
acre/100' width or LR-1B 1.0 acre/140' width would potentially not need other variances and
would contain a suitable buildable envelope.
Through the years staff has noted that many e�sting developed properties and vacant lots not
meeting the 80% standard have needed just a lot width and/or area variance in order for a new
home or teardown/rebuild to occur; in cases where all other zoning standards were met,these
area/width variance applications have generally been approved with little or no discussion,
usually on the consent agenda, and seem to serve no real purpose.
In comparing our standards with those of other west metro cities for allowing nonconforming
shoreland lots of record to be considered buildable, the standards and requirements are quite
� variable:
Minnetrista: Must be separate ownership since effective date of ordinance; sanitary and
dimensional requirements must be met"insofar as practical". Non-shoreland: must meet
50%of zoning district standard for area and width.
Shorewood: Must be separate ownership, must meet 70%of area and width requirements;
sanitary and dimensional requirements must be met"insofar as practical"; requires approval
of a `shore impact plan'.
Mound: Must be separate ownership since effective date of ordinance; in shoreland must be
at least 6,000 s.f. or 10,000 s.f depending on zoning district; must meet setback requirements.
Victoria: Must be separate ownership since effective date of ordinance; setback requirements
met;no minimum size established.Non-shoreland: must meet 2/3 of width and depth
� requirement.
Medina: Shoreland lots not addressed separately; for non-sewered,must be separate
ownership, 1 acre, meet setbacks.
Minnetonka: Ordinance matches statute language word-for-word
,
Lots of Record Amendment
September 12,2012
Page 3
DNR Rules Negate 80%Standard. The recent MnDNR Rules regarding nonconforming lots of
record in the Shoreland have made the 80% standard functionally obsolete for most of Orono's
1/2-acre and 1-acre zoning districts within the designated Shoreland Overlay District.
The 1/2-acre and 1-acre Shoreland areas in Orono are all on Lake Minnetonka and subject to the
MnDNR's General Development Lake standards for single-family sewered lots:
15,000 s.f. area and 75' minimum width for riparian(lakeshore) lots
10,000 s.f. area and 75' minimum width for non-riparian(non-lakeshore) lots
However,these numerical standards apply to new lots being created via subdivision; under the
DNR Rules:
-existin single separate lots of record do not have to meet the minimum area standard to be
deemed as buildabte; and
-contiguous individual commonly owned lots only have to each meet 66% of the DNR area %�-�
and width standards to be deemed as individually buildable.
Which Zoning Districts are A ected? With a small number of exceptions, virtually all of
Orono's 1/2-acre and 1-acre zones are within the designated Shoreland overlay district and
would be subject to the provisions of the statute, which override the local zoning standards.
Properties not affected are the Hackberry neighborhood(R-1B, 1/2-acre minimum) along north
Willow Drive, and the Chevy Chase-Northgate - Ferndale Green neighborhoods on North
Ferndale Road (R-lA, 1-acre minimum). Each of these non-shoreland neighborhoods is fully
developed, so the potential for development of additional homes on existing substandard lots of
record is minimal or non-existent. At the same time,tear-downs and rebuilds are likely, but
would simply be replacing existing homes.
Also, while a small LR-1 C 1/2-acre zone area of Navarre between Northern Avenue and Togo v '
Road is technically'more than 1000' from the lake, all existing substandard lots in this area are
fully developed; there are no substandard undeveloped record lots to be concerned about.
E ect of the Statute Provisions The effective result is that we are now forced to allow many
� existing lakeshore and non-lakeshore lots to be developed or redeveloped that are much smaller
than 80% of Orono's 1/2-acre or 1-acre area standards. While this tends to fly in the face of
Orono's low-density philosophy,the 25%hardcover limitation imposed by the statutes will have
some tempering effect. If a property owner wants to build based on invoking the statute area
and/or width provisions to avoid a variance, he is subject to the 25%hardcover limitation,
regardless of whether the lot is lakeshore or non-lakeshore,regardless whether it is in Tier 1 or
Tier 2 or Tier 3, and regardless whether it's a single separate lot or part of a commonly owned
group.
Here are some example situations illustrating how the statute affects development:
Example 1: Coupled with the City's pending relaxed hardcover standards, an individua150' x
" � 200' 10,000 s.£ (0.23 acre) lakeshore lot in the LR-1C 1/2-acre zone could accommodate a
. house and tuckunder garage with a 1500 s.f. footprint and 1000 s.f. of driveway-decks-sidewalks,
Lots of Record Amendment
September 12,2012 �
Page 4 � �
meet the lakeshore, street& side setbacks, and meet the current hardcover and lot coverage �
requirements -yet still needs a width variance per Orono code because it doesn't meet the 80%
width standard. But if that same lot has a commonly owned twin next to it, each of the two at 50
feet in width and 10,000 s.f. in area meets 66%of the 75'/15,000 s.f. DNR�width and area
standards and can be developed without any variances. The inequity is obvious -the 80' width
standard only affects the individual lot situation.
�
Example 2: For existing off-lake contiguous lots, Maple Place illustrates where our 80%rule no
longer comes into play. Each Maple Place lot is only 9,000 s.f(41% of 1/2 acre) and 50' wide
(50% of 100')but meets the DNR minimum standard of 6,600 s.f. (66% of 10,000 s.f.) and 49.5'
(66% of 75'). The Maple Place lots are being developed with modest homes and site plans that
meet all zoning requirements of the 1/2-acre zone. Interestingly, because they are buildable
without variance only because of the statute,they are subject to the 25%hardcover limit, even
though they would be in Tier 2 (30%hardcover)under the new hardcover ordinance.
Example 3: A properly that is a single lot of record in Tier 2 (making it an off-lake lot) doesn't
� ha�e a minimum area requirement per statute,but it must meet City width requirements in order
to satisfy the statute requirements. If it needs a width variance,then it doesn't satisfy all the
statute requirements. It can be argued that if the owner wants to be able to use his Tier 2
hardcover allotment of 30%,then he can't invoke the statute and must go through the variance
process for lot area or width as needed.
In this case,having an 80%rule for existing lots of record would work in the property owner's
favor-with the 80% City rule in place, a lot meeting 80% of City's area and/or width standards
could make use of the Tier 2 hardcover allotment of 30%without invoking the statute or needing
a variance. If the 80%rule was not in place,then the magnitude of variance needed is greater.
This is the one situation where merely eliminating the 80%rule forces the need for a variance in
the shoreland. A solution would be to establish code language that states"in shoreland areas, a
lot meeting the statute requirements for buildability does not need a width variance as long as all
setbacks and other zoning district standards are met".
Su��ested Code Amendment
Our goal would be to eliminate the need for a lot area or width variance in the 1/2-acre and 1-
acre Shoreland sewered zones for existing nonconforming lots of record when a11 other zoning
standards (hardcover, lot coverage, setbacks, building height, etc.) are met.
Staff suggests there is no longer a substantial basis to retain the code section requiring lot area or
width variances in the 1/2-acre and 1-acre zones for shoreland lots that don't meet 80% of the '-''��
zoning district requirement. A variance application would still be required for other zoning
district standards if not met(setbacks, lot coverage by structures,hardcover, etc.). Staff
recommends that the 80% standard for lots of record in the sewered Shoreland and non-
shoreland 1/2-acre and 1-acre zones be eliminated,with buildability remaining subject to
meeting all other zoning district requirements. Proposed language revisions to Section
� 78-72(b)(1) are as follows:
. •
Lots of Record Amendment
September 12,2012
Page 5 .
(1) In R districts of one acre or less and�served bv public sanitary sewer.
A lot of record existing upon January 1, 1975, in any R district of the city -
of up to and including one acre, which lot is serviced by public sanitary
sewer and which does not meet the requirements of this chapter as to area
or width only, may be utilized for single-family detached dwelling
purposes without council approval if+'�° � ° „+� �~a • °��'+'� ^�
+,,.,+,,,� „ o ,:+�,;,, Qn,. r+ ,..�,.,�o „+� „�+�,;� ,.�„r�� all other
requirements of the underlvin zg oning district are met, includin b� ut not
limited to required vaxds, setbacks, lot covera�v structures,hardcover,
etc. However,the lot of record shall not be more intensely developed than
utilization for a sin le� family detached dwellin�unless combined with one
{t.;+: or more abutting lots or portions so as to create a lot meeting the .-,�
requirements of this chapter.
II. Hardcover Provisions. Section 78-72(c)was added to the zoning code in March 2012 to be
in compliance with State Statutes regarding lots of record in the Shoreland. The language of 78-
72(c)(1) and(c)(2)was taken essentially verbatim from the Statutes. However,the non-statute
language of Section 78-72(c)(3), which was added to clarify our hardcover standards, is
confusing and will become problematic upon adoption of the new hardcover ordinance. The new
hardcover ordinance grants hardcover credit for the 0-75' zone but doesn't allow it to be used
within the 0-75' zone, and with the use of Tiers rather than hardcover zones, some language
revisions are necessary. Staff would propose the following language revisions to 78-72(c)(3):
(3) A lot subject to either sections 78-72(c)(1) or(2) remains subject to the •
hardcover restrictions of this chapter. �x"�°r° � '��r�'^^T,°~~°�+~:�+;�~ ^ ~';°a �,tr
> > ,
..� oll� orl l�tr_�nn4��at. ^/4 '77(..1/11 .++•..7 Ml ..b..+ll l..o
....,..... .....«»�� �-...�-�.",..b° ...��....�.,. ...� ..��.a.,��., . ., ._\_/\_/ �'� \-/ ------- --
� '
7
�� �° °�* ^�*�° °^*���°�, as follows:
a. VJhere the hardcover square foot�e allotment as calculated based on
the assiQned Tier exceeds 25% of the entire lot area,hardcover shall be
limited to 25% of the entire lot area.
b. No�ortion of the impervious surface square foota�e allowed shall be
placed within in 75 feet of a lake OHWL or tributary bank, except for
those items normally allowed in such location as regulated elsewhere ,
in this Chapter.
Lots of Record Amendment
September 12,2012
Page 6
A similar language clarification is proposed for the sections providing standards for both the ,
individual lot of records [78-72(c)(1)] and for a group of two or more contiguous lots of record
[78-72(c)(2)]. Staff proposes to revise the language of 78-72(c)(1)c. and 78-72(c)(2)c. as
follows: �
(c)(1)c. and (c)(2)c. :
�rt, ,,,.F ,.o a„e „+av,.00a �c ..e,.,.o„+ ,.�+t,o t,.+ Z'11e
...�r,�::..,,.� .,,,..�,..�� �.,.��wb� ».._.,�_.._- ------ r------- __ .--- --- _
impervious surface covera�e meets all haxdcover location and sguare foota�e
restrictions of this Chapter and the total square foota�e of hardcover does not
exceed 25% of the entire lot area.
Reference Table for State Statute Shoreland Exemption-Lots of Record
For reference only, the table below summarizes the impacts of the Statutes with respect to Lots �
of Record in the Shareland Overlay District. .
Standards for State Nonconforming Single Lot of Record,with One of a Group of Nonconforming
Statute Sltoreland sewer Commonly-owned Lots,with sewer
Exemption from Statutes- Statutes- Hardcover Statutes- Statutes- Hardcover
Variance Area Width Maximum Area Width Maximum
Requirement Minimum Minimum Minimum Minimum
No area Must meet City
Lakeshore minimum,but �,�,idth standard: 25% 66%of 66%of 75'= 25%
must meet all
Lot 15 000 s.f.= 49.5'
Orono City setback 80%of 100'_ . '
1/2-acre requirements 80' 9,90d�s.f.
zone
No area Must meet City
Non- minimum,but �,idth standard: 25% 66%of 66%of 75'= 25%
must meet all
Lakeshore City setback 80%of 100'= 10,000 s.f.= 49.5'
Lot requirements 80' 6,600 s.f.
No area Must meet City
Lakeshore minimum,but �,�,idth standard: 25% 66%of 66%of 75' = 25%
Lot must meet all 15,000 s.f.= 49.5'
Orono City setback 80%of 140'= 9,900 s.f.
1-acre requirements 112' <�
zone
No area Must meet City
minimum,but o 66%of . 66%of 75'= 25%
Non- width standard: 25/o
must meet all 10 000 s.f._
Lakeshore City setback 80%of 140'= 6,600 s.f. 49.5'
Lot requirements 112'
Lots of Record Amendment
September 12,2012
Page 7
Staff Recommendation �
Staff recommends that the Shoreland Ordinances Sections 78-72(b)(1), 78-72(c)(3), and 78-
72(c)(1)c. & 78-72(c)(2)c. be amended per the text revisions noted above.
PC ExhibitA
ORDINANCE NO. , THIRD SERIES
CITY OF ORONO
HENNEPIN COUNTY,MINNESOTA
AN ORDINANCE AMENDING
CHAPTER 78 OF THE ORONO CITY CODE
REGARDING LOTS OF RECORD
s�,
�,.••`�,!, ,:.3
r._
. ��:�.�.i�
X'.
THE CITY COUNCIL OF THE CITY OF ORONO,IVIINNESOTA ORDAlNS:
,� W �
. � '�,. ''�
�b- �,R,; ��.
SECTION 1. The following language is hereby�leleted and added�to'Section 78-72 of the
Orono City Code: ' �
�. :,
� " � ��:
Sec. 78-72. -Lots of record. �Y'�� �" � �'' �
� '„ E~ .� . �, `�
�.. , ,� � � .. .,;:, �;, ,.�
(a) A lot of record is any-lot for which a deed o"r registered land suivey>has been
recorded in the o�cetof the�Register of Deeds�or the Registrar of Titles for
Hennepin County prior4to�Jan 4uary1, 1975,and`after approval by the council if
4:. �•y�, �'�:�. .
� required. ��� '�
'*:'� �. ,+ y a� 5 ?,.
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� ``�������..�,.a, 1 S. ,��'j�t'?..� �' ..�
(b) A lot of record existing upon 7anuary'1;1.975;�m an�R�district,which does not
meet�herequirements of this chapter as to area or'iwidth may be utilized for a
single-faniily detached dwelling�purpose,provided that in the judgment of the
" council or adininistrative approval.by�the planning director, such use does not
�F�� _ad�ersely.affect public health or,.safety}vand the following requirements are met:
� �.� r (1) �In R districts of one acre or_less and�served bv public sanitary sewer.
°yx�.. .:.�
�`�: '�- A lot,of record,existing upon January 1, 1975, in any R district of the city
'�';. ., of up to and including one acre,which lot is serviced by public sanitary
i'°:� 'r' sewer arid which does not meet the requirements of this chapter as to area
k ;or width orily, may be utilized for single-family detached dwelling
^'��purposes-without council approval if+'� + '' •`'+�' �
*,, +, ,-m •+�,• Qn ,. ,.�,-�.e ,,,-�_„�,.,�; ,.,,.,r+o all other
r' �Z' 1
. requirements of the underlvin zg onin�district axe met, includin�but not �
limited to required vards setbacks lot coverage bv structures,hardcover,
etc. However,the lot of record shall not be more intensely developed
�-• unless combined with one or more abutting lots or portions so as to create
a lot meeting the requirements of this chapter.
(2) -� In R districts of greater than one acre and served by public sanitary sewer.
A lot of record in any R district in the city in excess of one acre which
does not meet the requirements of this chapter as to area or width only
Page 1 of 4
may be utilized for single-family detached dwelling purposes by
administrative approval if the planning director finds that the following
conditions are met:
a. It is at least one acre in size, and the average width of the lot is at
least 100 feet; �
b. It is served by public sanitary sewer; and
c. It otherwise meets the requirements of this chapter or other
applicable Code provisions. _
(3) In R districts not served by public sanitar,y sewer. A lot of record in any R
district in the city not served by public�anitary sewer must meet the azea
and width requirements of this chapter arid shall not be utilized for single-
family detached dwelling purposes without.council approval.
� r� °• ' `'�,,
Administrative approval may�be granted for,a�lot of record not meeting the
f,, , ;:,, �;� �.
lot area and width requirements if the Planrung Director finds that the
following conditions are rnet: �'�;,�ti
a. The lot area and lot width each meet at least�50 percent of the
�,
district standard. �,,�� �.�� -� �
� ..>, � ;.� �`�,,}`�'ti
b. Suitable p"rimary and alternate.septic sites are identified on the
�. ;�. ,,;',.
- property and areprotected from�.future development by execution
of a covenant "�;� '�,,� ��
' c ,��---All other zoning ordinance�requirements must be met,including
y
� ��•'~�but not limited to the following� '�
�.��,,, 1�Setbacks. �b�� :=�9� x�''�'
, .
�"'w� 2. Hardcover. r� 'ry
�-__-�.� � �.��3.;�Lot coverage by�structures.
� , � ,
�<. s.:•��-L.��`��.,_ �4. Acces o'ry_.s�ructure�requirements.
� '�' '''w,� :;� -'�;.L,,� `°�;' ,.
, �(c)`�, A lot of record located`in any shoreland district, including the Shoreland Overlay
�,.. ;.
���,SY -.District,RS seasonal r'ecreational district, and lakeshore residential districts,that
�' .�does not meet the requirem nts of this chapter for lot size or lot width shall be
siiliject to the followi.ng regulations:
(1) �'`�A��nonconforrning single lot of record may be allowed as a building site
without:variances from lot size requirements,provided that:
a. �'Ail setback requirements can be met;
-�.,
b. 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 t,;,.
C. Tl,o;,,., ,,,.F..e .. o .a.,e� ,,.,+e se.d 7C ,., o..+ ..�+l,e 1..+
The impervious surface covera�e meets all hardcover location and
square foota.ge restrictions of this Chapter and the total square footage
of hardcover does not exceed 25% of the entire lot area.
� Page 2 of 4
(2) In a group of two or more contiguous lots of record under a common
ownership, an individual lot must be considered as a separate parcel of land
for the purpose of sale or development, if it meets the following
requirements:
a. The lot must be at least 66 percent of the dimensional standard for lot
width and lot size for the shoreland classification consistent with
Minnesota Rules, chapter 6120;
b. The lot must be connected to a public sewer, if available, or must be
suitable for the installation of a Type 1 sewage treatment system
consistent with Minnesota Rules, ch pter 7080, and local government
controls; and �w`r°`'_ �
C. r ,,,.� o ,��,,,,+o ea ��r ...,:* �'��K�t, t,.+.
�: .,. � ... .,
Impervious surface covera�e must meet all hardcover location and
sauare foota�e restrictions of this Chapter and the total square foota�e
of hardcover must not exceed 25% of the entire lot area; and
d. Development of the lot�must be consistent with:the�comprehensive
�,,. plan. � �� �::�� \� �`.,�§�
� .tt��., �i.-.�.',.�� Aa...u_:?� 5,._....�.n
(3) A lot subject to either sections 78-72(c)(1) or(2)remains subject to the
hardcover restrictions of this chapter. �'�"�°�° � '��ra��T,°r M°�*�^+;^" " '�';°''
�. +t,• �, + ,.�.;t,;+.,+�,o„i., „� t,,,.�+;�„ �+..,,,.+; ., �
,.e.�,o ,.,, ,,,,,, „ „
� _____ -----__ -_ i V1L V1
r-__ r_ ___ r.
1, .7 +1, ,,,.F..e �ll.,.:.0.7 1..�. �e..+;..,,� 14 '7'�/..\(11
.,..��� .,..� ....t.�.....».. .,......»�_ _.,•__»a- '--__.._� ,.� --------- - —�-i�-i
.a /7\ L. 17 L, 1 .i 1.....,+e.d ., „�.+,..,..4o.a ; eo_+1,..+.7.. .,..+.,,..,liil�i+
" ^^ " ,��,
� ..�....�� .,.�t,�.,.��...� '.,_^-_� _.- :..'-���------=----= =----- -- ---r--�---�" .
1. rl +L. + 1. ...ln orl 1.. .�4e� ra+�-»nfnrl . �.l•.o
...�� ....».,...,...� „� r.�...��»� �.,_...._» .,_ _.,-------------------- �•-----
i, a ,- t,:i,;+o,� ��,.,�, ,,,.,-o oa �c „o,.�an�,.�,-i.e o„+;,.e � + as
. „
_...__. . . �,.e ���.,—
� �-- -_ r „�-�, � _
�,,�`` follows:�'�.< ,y"� �',.�,. 'a.�, ,��;=�
�'" _ ��;,:. w... '�:....:�:. '"�,.�.::...:_r,.
�C,� '_.�,, a. Where the hardcover square foota�e allotment as calculated based on
' �' '- the assi�ned Tier exceeds 25%of the entire lot area hardcover shall be
�``�. ' limited to 25% of the entire lot area.
�'�=`���-. b No portion of the impervious surface square foota�e allowed shall be
F.
'`'`�>;��;,, placed within in 75 feet of a lake OHWL or tributary bank, except for
'- ��those items normallv allowed in such location as regulated elsewhere
�`'��.'in this Chapter.
,�. �
(4) A lot subject to section 78-72(c)(2)not meeting the requirements of section
78-72(c)(2) must be combined with the one or more contiguous lots so they
equal one or more conforming lots as much as possible.
(5) Notwithstanding section 78-72(c)(2), contiguous nonconforming lots of
record in shoreland areas under a common ownership must be able to be
sold or purchased individually if each lot contained a habitable residential
dwelling at the time the lots came under common ownership and the lots are
suitable for, or served by, a sewage treatment system consistent with the
Page 3 of 4
requirements of Minn. Stat. § 115.55 and Minnesota Rules, chapter 7080, or
connected to a public sewer.
(6) In a11 variance requests, zoning and building permit applications or
conditional use requests,the property owner shall address, when determined
as appropriate by the city engineer or city staff, storm water runoff
management,reduction of impervious surfaces, setback increases,
restoration of wetlands, vegetative buffers, sewage treatment and water
supply capabilities, and other conservation-designed actions.
(7) A portion of a conforming lot may be separated from an existing parcel as
long as the remainder of the existing parcel;meets the lot size and sewage
�
treatment requirements of the zoning distric�t for a new lot and the newly
created parcel is combined v�nth an adjacent+parcel.
�•.. >
< �'``� ��''�
�- -�� '�->:� y.,
SECTION 2. Effective date. This ordinance sh�allrbe effective upon ac�option and publication
� ; �
according to law. `�,, � �`°��;� _,�
��
�``� °�6 �
' ' '��'� .
�
��
r��`- �'���� ���
��
ADOPTED this day of �'�=� ,��012�by the Orono Crty Council.
� �
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�? x'�r '� �i
t W &���(y. � . �.
n,� �
{r���` �'`��CITY OF ORONO
,,�," "- �, `�, �; �,,, `�9 ,'�
r
�; �`� ''�� `� ° � ''"'`°�... �'`
M
�� :.D� '�'e . . �.A��` � •.,� .��"Y��v, �
�'.-� r*���, �- ,y"� '�T�..s,3'
�" �' � ,h
�� �� �r. � '� .
� � �b'� �Lili Tod McMillan Mayor
� iw�.�.�,., ,; � �. ` . , .
�5,� ���. � ,: "�; ^�.. �.
� ,;,r....::�....�, -� �,� A., �;�
;rF'? .3'' _. "�'S, � '�., �_ "',
ATTEST: �` �'�� :�
� ; � ���:
a. -.,, �,� ; '�:�� ��
���`"��?a, �1�� �� ���u,,���`',
'�t. x s� .�:J
� � � �_
Linda S. Vee, City Glerk � ,;
��,y..?'�„� E `,:;,
,��{� � {Y:
M1�YL'c`.._ .:3�.
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-� ,..�.�a�J
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. Page 4 of 4
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. � PC Exhibit C
MEMORANDUM
To: Planning Staff
From: - Mike Gaffron,Asst City Administrator.
Date: July 2, 2012 ,
Subject: Interpretation of State& City Regulations:
Shoreland Nonconforming Lots of Record . �
Pertinent Regulations:
1) Minnesota Statutes 462357 Subd. le.Nonconformities �
2) Minnesota Rules 6120.3300 Subp. 2a Shoreland Lot Area and Width Standards
3) Orono Zoning Code Section 78-72 Lots of Record
The intent of this memo is to provide background and a template for determining whether and/or
how the current State of Minnesota and City of Orono regulations apply for existing `lots of
record' in the Shoreland.
A. City Code
The Orono Zoning Code was amended in IVlarch 2012 to incorporate the Statute language as
Section 78-72(c),but also kept in place the previous City code Sections 78-72(a) & (b). Section
78-72(b) is divided into 3 parts that define when administrative approval may be granted for a
nonconforming lot to be built on: ,
(1) R districts of 1 acre or less,with sewer(i.e. virtually all of the 1/2-ac and 1-ac zones)
- allowed as buildable if it meets 80% of zone lot area and width standard
-must meet all other standards (setbacks, lot coverage,hardcover, etc.)
(2)R districts of greater than 1 acre,with sewer(i.e. portions of the 2-acre zones) .
• - allowed as buildable if it is at least 1.0 acre and avera e width is at least 100'
-must meet all other standards (setbacks, lot coverage,hardcover, etc.)
(3) R districts of any size, not sewered(i.e. portions of 2-acre zones and entire 5-ac zone)
-must meet 50% of zone lot area and 50% of zone lot width standard
-prove suitable primary& alternate septic sites and protect via covenant ,
-must meet all other standards (setbacks, lot coverage,hardcover, etc.)
Categories 1, 2 and 3 above apply to all single-family residential properties in the City,both
Shoreland and non-Shoreland alike. Analysis of whether a particular property is buildable
should always begin with the above provisions.
,
B. State Statutes
The State Statutes enacted in 2009 were intended to allow existing nonconforming lots in the
Shoreland to be buildable without needing variances from local ordinances under specified
circumstances. The premises of the Statutes,while in conflict with Orono's low-density
philosophy, opens up for development a potentially significant number of existing properties
which Orono would have disallowed as buildable in the past. The new Statute provisions were
incorporated as Zoning Code Section 78-72(c)(1-7) in March 2012.
� The new Sta.tute provisions are applicable just to Shoreland properties (within 1000' of a lake or
300' of a protected tributary). In many instances the Statute language will allow(i.e.require)
. buildability by administrative approval for lots that do not meet the provisions of 78-72(b). In
such situations,the Statute provisions override the older City Code provisions.
The Statutes apply different standards for 1) nonconforming single lots of record (i.e. an
individual tax parcel with no abutting lots owned by the same person) as compared to 2) groups
of 2 or more nonconforming contiguous lots of record under common ownership (i.e. 2 or
more abutting tax parcels owned by the same person). The basic difference is:
� 1) There is no minimum area requirement for a nonconforming single lot of record.
2) In a group of commonly owned lots, each lot must meet minimum area and width
requirements based on 66% the Shoreland Standards 6120.3300 Subp. 2a in order to
be deemed buildable. �
C. State Shoreland Riiles, Section 6120.3300, Subp. 2a
� The State Shoreland Rules include a table of required lot area and lot width standards, based on 4
distinct parameters: �
1) Lake class: Natural Environment,Recreational Development,or General Development
2) Sewer availability: Sewered or Not Sewered
3) Riparian staius: Riparian or Non-Riparian
4) Type of dwelling: Single,Duplex,Triplex, or Quad
Once we know these four parameters for a parcel,we can enter the table and find the Lot area or
Lot width requirement; multiply the area or width by 66% and compare that result with the actual
lot area and width to see if the minimum standard is met.
E;� :�f;;;
State Shoreland Rules 6120.3300 Subp. 2a. Lot area and width standards for single,
duplex, triplex, and quad residential development; lake classes.�
The lot area and width standards for residential developments for the lake classes are
shown in the table below. �
NOT SEWERED SEWERED
A. Natural Environment, no sewer A. Natural Environment, sewered
Lot area (square feet) Lot area (square feet)
Riparian lots Nonriparian lots Riparian lots Nonriparian lots
Single : :80,000 '80,0.00 Single 40,000 20,000
Duplex 120,000 160,000 Duplex 70,000 35,000
Triplex 160,000 240,000 Triplex 100,000 52,000
Quad 200,000 320,000 Quad 130,000 65,000
Lot width (feet) Lot width (feet)
Single 200 ,.200' Single _ . 125 : � 125
Duplex 300 400 Duplex 225 220
� j� Triplex 400 600 Triplex 325 � � 315
Quad 500 800 Quad 425 410
B. Recreational Development, no sewer B. Recreational Development, sewered
Lot Area(square feet) Lot Area(s uare feet)
Riparian lots Nonriparian lots Riparian lots Nonriparian lots
Single ' - ' 40,000 4U,000 Single � •20,000 15,000� '
Duplex 80,000 80,000 Duplex 35,000 26,000
Triplex 120,000 120,000 Triplex 50,000 38,000
Quad 160,000 160,000 Quad 65,000 49,000
Lot width (feet) Lot width (feet)
Single 150. 150 Single . ' _ 75 75
Duplex 225 265 Duplex 135 135
Triplex 300 375 Triplex 195 190
Quad 375 490 Quad 255 245
C. General Development, no sewer C. General Development, sewered
. Lot Area(s uare feet) Lot Area(s uare feet
Riparian lots Nonriparian lots Riparian lots Nonriparian lots
Single 20,000 40,000 Single � . 15,000 10,000
Duplex 40,000 80,000 Duplex 26,000 17,500
Triplex 60,000 120,000 Triplex 38,000 25,000
Quad 80,000 160,000 Quad 49,000 32,500
Lot width (feet) Lot width (feet) �
Single � 100 150 Single 75 75
Duplex 180 265 Duplex 135 135
Triplex 260 375 Triplex 195 190
�.
Quad 340 490 Quad 255 . 245
�
, : B. STATE STATUTES Non-Conforming Lot of Record
1 individual lot 2 or more commonly owned lots
, Single lot of record under single ownership Group of 2 or more contiguous lots of record
under common ownership
Use: 462.357 Subd. le.(e) Use: 462.357 Subd. le.(f�
(e) A nonconforming single lot of record (� In a group of two or more contiguous lots
located within a shoreland area may be of record under a common ownership, an '
allowed as a building site without individual lot must be considered as a
variances from lot size* requirements, separate parcel of land for the purpose of
provided that: sale or development, if it meets the
(1) all structure and septic system following requirements:
setback distance requirements can be met; (1) the lot must be at least 66 percent of
�^`� (2) a Type 1 sewage treatment system the dimensional standard for lot width and'�
consistent with Minnesota Rules, chapter lot size for the shoreland classification
7080, can be installed or the lot is consistent with Minnesota Rules, chapter
connected to a public sewer; and 6120;
. (3) the impervious surface coverage (2) the lot must be connected to a public
does not exceed 25 percent of the lot. sewer, if available, or must be suitable for
the installation of a Type 1 sewage treatment
system consistent with Minnesota Rules,
chapter 7080, and local government controls;
(3) impervious surface coverage must
* lot size means lot area, not lot width not exceed 25 percent of each lot; and
, (4) development of the lot must be ._.
consistent with an adopted comprehensive
plan.
The above sections and additional parameters have been codified into the Orono
Zoning Code as Sections 78-72(c)(1-�.
�
A. CITY CODE Non-conforming Lot of Record
SEWERED 1/2 Ac & 1-Ac Zones �
Orono Code Section 78-72(b)(1) (Sewered portions of 1/2-acre and 1-acre zones)
(1)In R districts of one acre or less and with public sanitary sewer. A lot of record existing upon
January 1, 1975, in any R district of the city of up to and including one acre, which lot is serviced by
� public sanitary sewer and which does not meet the requirements of this chapter as to area or width
only,may be utilized for single-family detached dwelling purposes without Council approval if the
area measurements and width of that lot are within 80 percent of the requirements of this ,
chapter. However,the lot of record shall not be more intensely developed unless combined with
one or more abutting lots or portions so as to create a lot meeting the requirements of this chapter.
SEWERED 2-Ac Zones
Orono Code Section 78-72(b)(2) (Sewered portions of 2-acre and 5-acre zones)
(2)In R<districts of greater than one acre and served by public sanitary sewen A lot of record in ��;�y
any R district in the city in excess of one acre which does not meet the requirements of this chapter
as to area or width only may be utilized for single-family detached dwelling purposes by
administrative approval if the planning director finds that the following conditions are met:
a. It is at least one acre in size, and the average width of the lot is at least 100 feet;
b. It is served by public sanitary sewer; and
c. It otherwise meets the requirements of this chapter or other applicable Code provisions.
NOT SEWERED 5-Ac Zone and portion of 2-Ac Zones
Orono Code Section 78-72(b)(3) (Property in any zone without sewer available)
(3)In R districts not served by public sanitary sewer. A lot of record in any R district in the city not
served by public sanitary sewer must meet the area and width requirements of this chapter and shall
not be utilized for single-family detached dwelling purposes without council approval.
Administrative approval may be granted for a lot of record not meeting the lot area and width
requirements if the planning director finds that the following conditions are met:
a. The lot area and lot width each meet at least 50 percent of the district standard.
b. Suitable primary and alternate septic sites are identified on the property and are protected from
future development by execution of a covenant.
c. All other zoning ordinance requirements must be met, including but not limited to the following:
1. Setbacks.
2. Hardcover.
3. Lot coverage by structures.
4. Accessory structure requirements.