HomeMy WebLinkAbout03-18-2013 Planning Commission Packet PUBLIC ATTENDANCE
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Date Application Received: 10/25/2012
Date Application Considered as Compiete: 02/08/2013
120—Day Review Period Expires:06/08/2013
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator �
From: Melanie Curtis, Planning&Zoning Coordinator
Date: 13 March 2013
�
* . Subject: #12-3585,Tim Johnson on behalf of Spring Hill Golf Club, 725 Sixth Avenue N
Conditional Use Permit for'Wetland Alteration
Re-Zoning: Wetland Overlay District
Public Hearing
Project Location: 1050 Tamarack Dr
-----------------------------------------------------------------------------------
Zoning District: RR-1B, One Family Rural Residential, 2-acres/200'width
Lot Area: 203.45 acres total
155.25 acres within Orono
48.2 acres within Medina
Application Summary: Spring Hill Golf Club is seeking City conditional use permit for a wetlands
alteration permit approval in order to conduct wetland filling activities as described herein.
Staff Recommendation: Planning Department Staff recommends approval of the CUP for
wetlands alteration in conjunction with the City Engineer and Wetland Specialist's requirements
as well as the approval and requirements of the Minnehaha Creek Watershed District.
List of Exhibits
ExhibitA. Application
Exhibit 8. Proposed Plan—Buffer Calculation
Exhibit C. Project Site Aerial Photos
Exhibit D. Proposed Plans—Other Sheets
Exhibit E. WCA Sequencing Application 03/20/2012
Exhibit F. WCA Replacement Plan Application: Revised 12/05/12
(Includes Wetland Delineation Report 12/05/12)
Exhibit G. Letter from MCWD regarding mitigation site 11/26/12
Exhibit H. MCWD Variance Application 12-348 Staff Report
Exhibit 1. Notice of Decision -WCA Application#W12-34 �
ExhibitJ. City EngineerComments
Exhibit K. Article XI Wetlands Protection
Exhibit L. 60-Day Extension Letter
Exhibit M. Property Owners List
Exhibit N. Plat Map
f
� _
FILE#12-3548
14 March 2012
� Page 2 of 3
Pertinent Zoning Ordinance Sections
• Sec.78-1605.Wetland buffer areas.
• Sec.78-1606. Permitted uses.
• Sec.78-1608.-Standards.
• Sec.78-1609.- Removal of lands from the wetlands overlay district. "
• Sec.78-1610.-Alteration of wetlands.
Background
Spring Hill Golf Club is the applicant. They have requested approval from the Minnehaha Creek
Watershed District (MCWD) to fill portions of a wetland on the 13th fairway on the 1050
Tamarack Drive portion of the property. Please refer to the aerial photos attached as Exhibit C •
for the location of the project. The entire Spring Hill Golf Club property is outlined in red.There
� is one portion of the course which exists in the City of Media; the properties shown highlighted
yellow are the Orono pieces. The applicant indicates the fill is proposed in two locations of the
wetland in order to improve playability and address safety concerns. The applicant has
requested a conditional use permit from the City of Orono pursuant to City Code Section 78-
1610 for wetland alteration in order to conduct the alterations. It is also necessary to re-zone
the portions of wetland to be filled and amend the City's official Wetland Map so the filled areas
. are no longer subject to the standards of the Wetland Overlay District according to City Code
Section 78-1609. � �
The applicant has undergone the Sequencing approval process pursuant to Wetland
Conservation Act (WCA) regulations in order to conduct the filling activities. The Sequencing
application is attached as Exhibit E. The sequencing review process ensures that alternatives to
the proposed wetland alterations were considered prior to the request for alteration approval.
The Technical Evaluation Panel (TEP) found that the proposed alterations met the sequencing
criteria.The sequencing application was reviewed by the TEP consisting of representatives from
� Hennepin Conservation District, Board of Water and Soil Resources,the MCWD and the MnDNR.
Mitigation for filling the wetland is required at a 2:1 replacement. The TEP's recommendation
for mitigation involves purchasing banked credits versus on site mitigation. The MCWD Board
will be reviewing this request for off-site mitigation via banked wetland credits as a variance
from their Wetland Rule at their March 28th meeting. The MCWD's Wetland Rule requires on-
site mitigation; the MCWD staff report regarding the variance is attached as Exhibit H. MCWD
staff is recommending approval of the variance. " -
Wetland Alteration Permit/Conditional Use Permit
City Code Section 78-1610 provides guidance for reviewing a wetland alteration permit and
states that alteration of a wetland will only be allowed if an equal amount of water storage is
provided. Section 78-1610 also states that, unless otherwise approved by the city council,
compensatory wetland area must be provided within the same subwatershed district as the
wetland being altered.The applicant is following the TEP's recommendation to mitigate off-site.
The City understands this is because the adjacent wetland is dominated by narrow-
leaved/hybrid cattail and reed canary grass (invasive species). In order to prevent the migration
of these invasive species, significant vegetation management in the adjacent wetland would be
necessary. Also, since the adjacent wetland is a MnDNR Public Wetland, approval of vegetation
management in that wetland may be problematic. Per WCA rule 8420.0522 subp. 5, the
presence of invasive species will not allow any replacements credits to be granted.
1. 1 �-
FILE#12-3548
14 March 2012
Page 3 of 3
Further,the existing wetland to be filled is degraded to the point where replacement of it would
result in a certain gain of function and public value, i.e. an environmental benefit.
The proposed on-site borrow area shown to the south of the wetland,was originally intended to
� meet half of the wetland mitigation requirement on site. Even though this area is not proposed
now to provide any of the mitigation,the area will still be graded to the same design and seeded
with buffer vegetation. Due to the proposed elevations and proximity to the adjacent wetland,
wetland vegetation will migrate to this area, and it will most likely become a low grade wetland
. in the future. Since this proposed on-site borrow area will still be graded to the original design
intended for wetland mitigation, the area will still provide the same stormwater treatment and
rate control as originally proposed.
The mitigation provided by the borrow area results in a minimization of the proposed impacts
from an original 0.71 acres to 0.42 acres. The proposed plan proposes an additional 12,181
square feet of native buffer above the minimum required.
Issues for Consideration
' 1. Does the Planning Commission find that the TEP recommendation for off-site mitigation
� combined with the "bonus" of the additional buffer and on-site `stormwater storage
mitigation is appropriate?
2. Has the Planning Commission identified any additional mitigation measures to be �
implemented?
3. Are there any other issues or concerns with this application? �
Staff Recommendation
The wetland to be impacted, as reported, is degraded with low quality function and value, and
invasive vegetation. On-site mitigation would likely result in a similar low quality wetland as
currently'exists. Allowing the applicant to conduct the wetland filling activity results in the
creation of a new, higher quality wetland mitigation as the proposed mitigation wetlands
provide a gain in wetland function and value. Planning Staff recommends approval of the
wetland alteration permit (CUP) and the rezoning to remove the fifled areas from the Wetland
Overlay District.
The applicant should provide the City with the digital wetland boundary (post-fill) in Hennepin
County coordinates to finalize the rezoning. Submittal of MCWD permits indicating approval of
the project should be required for the administrative land alteration permit to be issued by the
City as well.
� � . � PC Exhibit A
�-
� --- � �EC�ivE�
. C ity of O ro n o ocT 2� 20'2
Conditional Use Permit or �"�°FORO�o
Other Land Use Permit Appiication
Street Address: ARPlication# � a-.�j,j �s. .
2750 Kelley Parkway
�0.� Orono,MN 55356 'Dete Received: - -
� � 5taff: �
Main: 952-249-4600
fax: 952-249-4616 Fee: L: 3
3 �'• � Mailing Add2ss: EsCrow#$:$ • o'�'7 d
' C•r P.O.Box 66 �
�t� p~' Crystal Bay,MN 55323-OD66 Perrriit F.ee ' ' -
r`�'ESHO4�' .Notes:
�
�h�sv:apphca�ion�orrn must�be.completec�uj���li_�,YApp]icant;v�►ill'�e,�r�oi�fiecl�w�thin.l�days�s to the.�ta�us_ofithe
�ppl�cataon.: Incomplete applications will not be ptaced on Planning Commission Agendas.
JobSiteAddress: Sprina Hill Golf Club 7�,5 Countv Road 6 , Orono, MN
CONTRACTORlAPPLICANTINFORMATION: ,
Name: Same as Owner
Phone: F��
Address: City: ZIP: �
Contact Person: Contact's phone number
Email Appficant is: Contractor Homeowner (Circle One)
PROPERTY OWNER INFORMATION: .
Name: ��,ji� Hi 1 1 Col f C1 L�b — Ti m Johnson � .
Phone(day): h1 �—t�1 �-0'�74
MaifingAddress: �2S Count� Road 6 Wa�zata , MN Z�P: 55391
Email�nd/orFax timj a��rin�hillc�� com
OverallProjectDescription: �teconstruction on Hole #� 3—Wetland fill and Mitiaation
Check Box TYPE OF CONDtTIONAL USE PERMIT Application Fee Escrow
After-the-Fact Double
Amend Exis6ng CUP $700 N/A
Commercial/Industrial Use $700* $700
Dupfex Credit(per building) $700* $700
Gradin and Filfing-501 cu. d.or more $700"+Permit Fee $700
Grading and filling—within 75'of OHWL(includes seawalls 8�retaining walls) $700"+Permit Fee $700
X Grading and filtiny�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 Accesso Structure $700* $700
Check Box OTHER LAND USE APPLICA'TIONS A lication Fee Escrow
Appeal of Administrative Decision $100 NA
Commercial Site Plan Review $700"` $10,000(minimum)
Com rehensive Plan Amendment $700 NA
Easement/Ri ht-of-Wa RO Vacation,with Subdivision $200` NA
Easement/Ri ht-of Wa (RO Vacation,without Subdivision $700` NA
Rezonin $700 NA
PID 5 acre minimum er code $200/acre minimum$1,000 �10,000(minimum)
PUD Rezonin Fi 12 Corridor Onl —Residential $700+$40 er dwelfin unit $10,000(minimum)
PUD Rezonin 12 Corridor Onl —Commercial/Industrial $200/acre minimum$875 $10,000(minimum)
*plus,Engineenng 8�_Legal,Rev�euv.�osts
CUP&Other Land Use Applications
Updated: January 31,2012 �
-13-
, -�
REQUIRED SUBMITTALS: �
_ Ail of the following information must be submitted by the appiication deadfine date in order for your appfication to
be processed.
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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 appfication, 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 regardiess of its potential merrt.
• Acknowledge the EscrowAgreement is completed and signed.
• The Owner hereby acknowledges and agrees to this applic2tion 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 App(icant acknowledge they must be present at all scheduled review meetings of the
Planning Commission and Council. If an appficant and/or owner is unable to attend a scheduled meeting,
please make arrangements to have a thorized representative attend in place of the applicant/owner and
advise the City Planner assigned to o project.
Owner's Signature: Date: �� 'Z���/ ?�
Owner's Signature: Date:
AppficanYs Signature: Date: / 0 �� zs - ��� 2—`'
Applicant's Signature: / Date:
� RECEIVlED
CUP&Other Land Use Applications o� �� �O��
Updated: January 31,2012
- 14 C:���F�����
8519-10WET.dw — 7 1 2013 OT.43PM
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PC Exhibit G
� 7
MINNEHA�HA CREEK � WATERSHED DISYRICT
QUAI.ITY OF WAT�R QUALITY OF Ll �E :''� � (
� �
. . " • . �h.� \
�,�
� 1V�MORANDUM � fr �' �
. • r�'%,�
� T�: Tim 7ohnson,Spring Hilt Golf Club '
FROMt. Catherine Bach,Minnehaha Creek Watershed District
. �llATE: � � Novembee 26,2012
RE: WCA Application#W12-34:Spring Hill Qolf Club,Orono
A Wetland Consaivation Act(WCA)Technical Evaluation Panel(TEP)meeting�vas hald on
. November I5,2012 st the MCWD office to reviaw i�evised submittals for the above mentioned
repiacement plan application for Spring Hill Dolf Club in Orono. TEP members present
incladed Cathex�ne Bach(MCWD/I,GU)�,Lynda Petei�son(B�VSR),and Stacey Li,�ewski
(Hennepin SWCD).
� Tlie TEP raised concarns wlth the proposed on-slte wetlsnd creation. Dua to current site
conditlons,it is l3�Cely that the Ecological Suitability&Sustailiability crlteris outlined in Chapter
� 8420,0522 Subp.S would be vary difficult to meet thzbugh the proposed on-site wetlAnd � �
� creation, Tlie praposed wetlAnd creation is adjacent to a largar watland basin dominated by
narrow-leaved/hybrld cattail and reed canacy gcass, In order#o prevent these Invasive species
fi�om dominating the created wetland there would likely need t6 be significant vege�ation
. managemant in the lsrger adjacent basin in addition to the creation a��aa, Fur�harmoi�e,a large
portlon of the adjacent watland is DNR Public Water Wetland#837W,which may complicate
any vegetation management throughout the largei ad�acent basin.
Because of the TEP's concerns with the proposed on-sl�e wetland creation aud lack of other
oppoitunities.for i�eplacement credit,the TEP reeomnnonds that all wetland i�eplacemant
• requirements for the proposed project be met through the pui�chasing of banked credits fcom .
Account No. 1410{Michael and Melsnia DeLuca),whiah was lndicated•as a possibility during �
the meeting. The current proposal is to pucchase a poL�tion of the total required replacement
credit from this accoiint and obtain the�emaining requiced replacement credit through on-site
wetland crest�on. "
It is impo�tant to notc that the application!s curreritly incomplete,and tha romaining itams from
the incomplete letter dated Saptamber 11,2012 that were discussed at the Novembar 15,2012
TEP meeting must still be submitted befoi�e tl�e application is deemed complete(e.g.
documentatian confirm9ng compliance with the 1997 WCA reptaceineiit plau). A revised .
� incomplete lette1 following ttie disausslon at tha meeting�vill be provided. ,
. ,
, �
Z concur in the above-stated findin�s aad recommendation;
� . � 11/27/12
. Catherine Bach,Minnahaha Creak Watershed District Date
. VVCA Locat Govarnment Unit .
._. ` � Ct• � I� ( a-� � � �--
� yn a Peterson,Boaid af Water&Soil Resources . Date
� �� ' " .� � � -l9 / .
Stacey Li ewski, ennepin Conseivatlon Distrlct � Data .
. '
. I
PC Exhibit H
Permit Application No.: 12-348 Rule:Erosion Control,Floodnlain Alteration.Wetland Protection,
Wetland Conservation Act,Waterbodv Crossings&
Structures.Variance
Applicant: Surine Hill Golf Club Received:8/21/12 •
Project: Spring Hill Golf Course 13`h Hole Complete:2/26/13
Location: 1050 Tamarack Drive Orono ' Noticed:3/20/13
Recommendation:
Approval with the following conditions:
1. Wetland boundary approval for the entire basin during 2013 growing season&submittal of revised plans
(the minimum average 24'buffer around the entire basin must be confirmed after the wetland boundary is -
delineated and approved under the Wetland Conservation Act and the submittal of revised pians)
2. Submit documentation of compliance with 1997 Wetland Conservation Act(WCA)replacement plan
• 3. Submit documentation of the withdrawal of the necessary wetland bank credits prior to wetland impacts
4. Submit a recorded declaration for wetland buffers&waterbody crossing maintenance
5. Submit financial assurance in the amount of$5,000.00 for establishment of wetland buffers
6. Reimbursement of engineering fees in the amount of$1,087.00
7. Reimbursement of mailin fees in the amounY of$33.90
� Background � ' •
, Spring Hill Golf Club has applied for a permit for Erosion Control,Floodplain Alteration,Wetland Protection,
Waterbody Crossings&Structures,and Wetland Conservation Act replacement plan approval for proposed
improvements to the golf course along the 13�'fairway to improve playability and for safety reasons. The proposed
improvements would include placing fill in two areas of a jurisdictional wetland to create landing areas for golf
� shots that commonly land in the wetland at the two locations where fill is proposed.The variance being requested is �
" � to allow the applicant to purchase wetland bank credits from outside the Minnehaha Creek Watershed District as -
replacement for the proposed wetland impacts.
District Rule Summary '
Erosion Control -
The Erosion Control Rule is triggered for any project involving 5,000 square feet of soil disturbance or 50 cubic
yards of excavation or stockpiling of soil. The proposed project involves approximately 18,249 square feet of
disturbance and approximately 4,700 cubic yards of excavation,therefore triggering the Erosion Control Rule. Silt
fence will be provided along all areas down gradient from the disturbed areas. Inlet protection will be used to
prevent sediment transport via culverts. Construction entrances and erosion control blanket are provided where
necessary. All disturbed areas will be stabilized with vegetation upon project completion.
Floodplain Alteration
The Floodplain Alteration Rule is triggered for any project involving the alteration or filling of land below the
projected 100-year high water elevation of a waterbody. The proposed project involves the placement of fill below
the projected 100-year high water elevation of a wetland,therefore triggering the Floodplain Alteration Rule.
Floodplain mitigation is not being proposed for this project. The applicant has modeled the area for back to back
100-year storm events and due to the controlling emergency overflow,the proposed fill will not cause or aggravate
high water conditions within the golf course or the adjacent residential property. The project will also not unduly
restrict flood flows. The applicant has met the criteria of the rule.
Wetland Protection •
The Wetland Protection Rule is iriggered for any project involving draining or filling of wetlands,or excavation in
the permanently and semipermanently flooded areas of Type 3,4 or 5 wetlands,and excavation in all wetland types
unless specifically exempted by WCA. The proposed project involves the placement of fill in two azeas of a
: wetland,therefore triggering the Wetland Protection Rule.
Wetland Boundary Determination
A wetland delineation for the proposed fill areas was conducted on October 24,2011.The delineation was reviewed
in the field b MCWD staff on November 1,2011.The delineation was a roved on Febru 2,2012. The
boundary of the entire wetland basin will need to be delineated and approved under the WCA at the start of the 2012
growing season to meet the buffer requirements of the Wetland Protection Rule.
Proposed Fill
Two areas of a wetland are proposed to be filled and are refened to as the northern fill area and the southern fill
' area.A total of 0.42 acre(18,249 squaze feet)of the approximately 5 acre wetland is proposed to be filled. A total , �
' ' of 0.30 acre{12,950 squaze feet)of fill is proposed in the northern fill area,and 0:12 acre(5,299 square feet)of fill
is proposed in the southem fill area. The required replacement ratio is 2:1,and the total amount of replacement •
credit required for the project is 0.84 acre(36,498 squaze feet). Where the wetland hazard consistently slows or
stops the progress of play,it causes a bottleneck and increases the risk of trailing players playing into the area where
the proceeding players are. When a ball is advanced near the wetland hazard on the 13`�fairway,the players have to
backtrack into the path of the following groups play in order to access the cart-way and bridge that crosses the
wetland. Another safety concern is that players may be tempted to try to retrieve errant balls from the wetland and
this not only further slows the pace of play,but also presents a trip/fall hazard for the individual player.
Buffer
A 25-foot buffer area was established around the entire subject wetland under a 1997 MCWD permit(#97-025)for
the construction of the golf course. Under current MCWD rules,a buffer with a Base Buffer Width of 30 feet is
required,but due to beneficial slopes and soil classifications in the buffer areas,the Applied Buffer Width for the �
required buffer around the entire impacted basin is 24 feet,which falls within the existing 25-foot buffer. Because
only the impact areas have approved boundary determinations under the WCA,the boundary of the entire wetland
basin will need to be delineated and approved under the WCA at the start of the 2013 growing season. Following � �
boundary approval,revised plans must be submitted showing the approved boundary for the entire wetland,
including all buffer requirements. Some buffer areas will be disturbed during construction,and a Wetland Buffer
Planting Plan,Wetland Buffer Maintenance Plan;and Wetland Buffer Monitoring Plan have been provided.
Permanent buffer monuments will be provided in accordance with MCWD rules. All other aspects of the Wetland
Protection Rule requirements would be met through the conditions listed above.
Waterbodv Crossines&Structures
The Waterbody Crossings&Structures Rule is triggered for any project involving the placement of a road,highway,
utility,or associated structure in contact with the bed or bank of any waterbody,including alteration of a waterbody
to enclose it within a pipe or culvert. The proposed project involves alteration of a portion of a wetland to enclose it
within a culvert and the installation of new outlet culvert,therefore triggering the Waterbody Crossings&Structures
Rule. The specific need for the fill is to create landing areas for golf shots that commonly land at the two locations
where fill is proposed in the wetland. The northern fill area will divide the wetland into two areas,west and east.
The east wetland area will be connected to the west wetland area via 24-inch diameter pipe. The pipe will be
partially submerged in order to maintain the normal hydrologic connection within the wetland. The structure was
� designed to ensure that hydraulic capacity is maintained.Alternatives were examined for the proposed structure,and
it was determined that the current proposal best meets the District's requirements for minimal impact solution.
� Erosion control measures have been provided and because no erosion is anticipated,water quality should not be
impacted by the project. � .
�:` Wetland Conservation Act ,
The District serves as the Local Government Unit(LGin for the WCA for the entire city of Orono,and all proposed
impacts are within Orono(a portion of the course is located in Medina).The WCA is triggered for any project
involving the draining or filling of wetlands,wholly or partially,and excavation in the permanently and
semipermanently flooded areas of type 3,4,or 5 wetlands,and in all wetland types if the excavation results in
filling,draining,or conversion to nonwetland. The proposed project involves the placement of fill in two azeas of a
wetland,therefore triggering the WCA.
The proposed fill areas would result in a total wetland impact of 0.42 acre(18,249 square feet). The impacts are '
proposed in two separate areas,titled"northern fill area"and"southern fill area". A total of 0.30 acre of wetland fill
is proposed in the northern fill area,and 0.12 acre of wetland fill is proposed in the southern fill area. The northern �
fill area will divide the wetland into two areas,west and east. The east wetland area will be connected to the west
wetland area via the aforementioned 24-inch diameter pipe. In the southern fill azea,upland will be created between '
the existing fairway and bunker azea and the existing upland knoll to the west. Both wetland impact areas are above
the Ordinary High Water elevation of Department of Natural Resources' (DNR)Public Water Wetland#837W;
therefore the im acts are not re ulated b the DNR rotected waters ro am.The wetland areas to be im acted are
primarily Type 3 shallow marsh dominated by narrow-leaved and hybrid cattail.
Sequencing
A WCA sequencing application was submitted on March 30,2012 and approved on June 21,2012. Sequencing
flexibility was aliowed because the applicant was able to demonstrate that the wetland to be impacted is degraded to _
. the point where replacement of it would result in a certain gain of function and public value. Alternatives were also
examined for the proposed impacts. A functional assessment using the Minnesota Routine Assessment Method .
(MnRAM)demonstrated that the proposed replacement sites had higher quality functions and values than the
proposed impact sites. The applicant has also minimized the proposed impacts by reducing the amount of total
wetland fill from 0.71 acres to 0.48 acres. After the WCA sequencing application was approved,the proposed
impacts were reduced further from 0.48 acres to 0.42 acres. The approval of the sequencing application means that
the applicant may conduct the proposed activities causing impacts to wetlands,leaving the District to decide now
only whether the proposed plan replaces wetlands in accordance with the law and otherwise complies with WCA
(and the applicable District rules).
. ;
Siting ''
.The proposed siting meets the WCA siting provisions for impacts(other than from road projects)within the metro-
area,but does not meet the siting requirements of the District's Wetland Protection Rule,which replaces the WCA
siting standard. For replacement by wetland banking under the WCA,the siting of wetland replacement(in order of
priority)is as follows: 1)On site or in same minor watershed as the impacted wetland(minor watershed as defined
by State of Minnesota Watershed Boundaries, 1979,Minnesota Deparhnent of Natural Resources,St.Paul, 1979);
2)in the same watershed as the impacted wetland;3)in the same county or wetland bank service area as the
� impacted wetland;4)in another wetland bank service area(at the higher ratio in 8420.0522,subp.3). The impact
areas and banked credits proposed to be used are both located in Bank Service Area 7,meeting the siting criteria of
� the WCA,but the District's Wetland Protection.Rule(which replaces the WCA siting standard)requires that all .
impacts are replaced within the MCWD. The required replacement credits are proposed to be purchased from the
Heritage Woods Bank,which is]ocated in the Pioneer-Sarah Creek Watershed(outside of the MCWD). A variance �
• from the siting criteria of the Wetland Protection Rule has been requested and is described in greater detail in the
Variance section below.
• Replacement Plan
� A replacement plan application was received on August 21,2012,which proposed a combination of on-site wetland
creation and the purchase of wetland bank credits from a bank site in the same wetland bank service area as the '
impacted wetland. A TEP meeting was held on November 15,2012 to review the application. At the meeting,the
TEP raised concerns with the proposed on-site wetland creation. Due to cunent site conditions,it is likely that the
Ecological Suitability&Sustainability criteria outlined in Chapter 8420.0522 Subp.5 would be very difficult to
meet through the proposed on-site wetland creation. The wetland creation was proposed adjacent to a lazger wetland
basin dominated by narrow-leaved/hybrid cattail and reed canary grass,and under current WCA rules the presence
of non-native,invasive species would not allow any replacement credits to be granted. Because of the TEP's
concerns with the proposed on-site wetland creation and lack of other opportunities for replacement credit,the TEP � '
recommends that all wetland replacement requirements for the proposed project be met solely through the
purchasing of banked credits from the account that only a portion of the required replacement credits were originally
. going to be purchased from. The TEP recommendation letter is attached. "
1997 WCA Replacement Plan
A WCA replacement plan was approved on July 3, 1997 under MCWD permit#97-025 for wetland impacts
associated with the initial construction of the golf course. To the best of the applicant&MCWD's knowledge,the
Declazation of Restrictions&Covenants for Project-Specific Wetland Replacement(DOR)was not completed or
recorded on the properiy. The MCWD also does not have any indication that the required annual monitoring and
reporting was completed. No annual monitoring reports were found in our files. The cunent WCA replacement
plan approval is conditioned on fulfillment of all outstanding requirements of the 1997 replacement plan are
addressed,including the recording of the DOR and submittal of a monitoring report comparing current conditions to
� the approved plan.
Variance
The Wetland Protection Rule has more restrictive siting requirements than the WCA and requires that all impacts are
replaced within the MCWD. The variance requested is to allow the applicant to use 0.84 acre of wetland bank
credits from outside the MCWD as re lacement for the 0.42 acre of wetland im acts for the ro osed ro'ect.
r �
Under the Variances&Exceptions Rule,the Board of Managers must determine,based on a showing by the
applicant: '
1. fhat because of specidl conditions inherent to the property,which do not apply generally to other land or
structures in the District, strict compliance with a provision of a District rule will cause undue hardship to
� the applicant or property owner,
2, that the hardship was not created by the landowner, the landowner's agent or representative, or a
contractor. Economic hardship is not grounds for issuing a variance;and
3. that granting such a variance will not merely serve as a corrvenience to the applicant
4. that there is no feasible and prudent alternative to the proposed activity requiring the variance;and
5. that granting the variance will not impair or be contrary to the intent of the rules.
The proposal would ensure that the wetland impacts are replaced at a minimum 2:1 ratio with existing high quality v
i � . wetland prior to any wetland impacts. Initially only a portion of the total replacement credits were going to be
obtained through the purchasing of banked credits,but based on TEP recommendation(and unofficial U.S.Army
Corps of Engineers concurrence),the application was modified to use banking to meet all replacement requirements
(see attached TEP recommendation letter). The dominance of non-native,invasive species in the existing natural
wetland makes the prospect of any new wetland creation in the immediate vicinity unlikely to meet the cur�ent
vegefation standazds of the WCA. This hazdship was not created by the landowner or any of the landowner's agent
or contractors. There are no other feasible and prudent alternative locations on-site that would allow for sufficient
wetland creation/restoration that would meet the MCWD siting requirements and vegetation standards of the WCA.
Available Banked Credits
Per the applicant and to the best of MCWD's knowledge,there are no banked credits available in the MCWD,so the
proposal is to purchase credits from the Heritage Woods Bank(Account No. 1410,Michael and Melanie DeLuca),
which was selected because it is considered to have relatively high functions and values. The Heritage Woods bank
site is located just 11 miles north-northwest of the proposed wetland impact site in the Pioneer-Sarah Creek
Watershed. The applicant has verified that the bank site has sufficient credits available to provide for the entire
replacement requirement. Per the TEP's recommendation,the applicant spoke with the City of Wayzata's wetland
bank contact person and determined that it is unknown whether the City is intending to make credits it has available
for public sale or not.
Rule Intent
The intent of the siting requirements of the Wetland Protection Rule is to prevent the export of wetland functions
and value to other locations at the detriment of the MCWD. It also appears that the original 1997 project created an
excess of wetlands of the same type,same functions and values within the MCWD(which will need to be confirmed
through field data obtained during the 2013 growing season). Therefore,the replacement of the current proposed
wetland impacts outside of the MCWD will not result in a net loss of wetland funcrions or values in the MCWD.
The granting of the variance will not impair or be contrary to the intent of the rule. The proposal also supports the
policy behind the Wetland Protection Rule by achieving no net loss in quantity,quality,and biological diversity of
Minnesota's existing wetlands.
Summarv:
_ The proposed fairway improvements trigger the Erosion Control,Floodplain Alteration,Wetland Protection,
Waterbody Crossings&Structures,and Vaziance Rules. Staff is recommending approval of the WCA replacement
� lan and ermit a lication with the conditions listed above.
Attachments:
1. Site Location
2. Site Plan
3. Vaziance Request Form
4. TEP Recommendation Memo
Catherine Bach Date:3-6-13
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� Request for Variance .
� �d
� Statement of Hardship
� ,
� .
� _ The Board of Managers may hear requests for variances from the literal provisions of
� these rules in instances where their strict enforcement would cause undue hardship
because of circumstances unique to the property under considerarion.The Board of
� Managers may grant variances where it is demonstrated that such action will be keeping
� with the spirit and intent of these rules. An applicant granted a variance from full
compliance with a requirement of the rules would be required to meet the requirement to
� the degree feasible short of full compliance. I
� �
� In order to grant a variance,the Board of Managers shall deternune that:
. � • the special conditions which apply to the structure or land in question do not apply
� . generally to other land or structures in the District
. � � � • the granting of such variance will not merely serve as a convenience to the applicant,
� • the variance will not impair or be contrary to the intent of these rules.
� � , A hardship cannot be created by the landowner,the landowne�'s agent or representarive,
� or a contractor,and must be unique to the property.Economic hardships are not grounds
for issuing a variance. ; i
� � � � i
� A variance shall become void one year after it is granted if not used.
� A violation of any condition set forth in a variance shall be a violation of the Dishict
� rules and shall automatically terminate the variance.
� �
� (i�j Date 11l1912012 Permit # �
� Applicant � Spring Hill Galf Club, Tim Johnson
(� �
` j(� Address 715 County Road 6 �
�
� Telephone number 612-818-0374 i
� . I
� Property ID number 2611823420006
� MCWD Rule(circle applicable rule(s)):
' � • Procedural
� • Erosion Control
• Floodplain Alteration
� • Wetland Protection
'� • Dredging
� ,
�� .
i i
�
� �
� ,
� I
�
� I
� �
� • Shoreline&Streambank Stabilization '
s, • Waterbody Crossing&Structures � �
::� �
• Fees
� • Financial Assurances
� • Stormwater Management ;
�
,� Description of project: !I��
�
Construction of the Spring Hill Golf Club was begun in 1997 and the course I
� opened in 1999. For playability and safety reasons, Spring Hill Golf Club ��
� proposes to undertake improvements to the golf course along the 13th fairway. �
These improvements would include placing fill into a jurisdictional wetiand at two '
� locations.
� The proposed fili areas would result in a total wetland impact of 0.42 acres
� consisting of 0.30 acre (12,950 square feet) in the northem fill area and 0.12 acre j��
� (5,299 square feet) in the southern fill area (see F(gures 3, 4 and 5). The � '
'� wetland areas to be impacted are primarily Type 3 inland shallow fresh marsh `'
dominated by narrow-leaved and hybrid cattail. Both wetland impact areas are �±
� above the Ordinary High Water(OHW)elevation so the impacts are not �'
�
regulated by the DNR protected waters program. ��
� �The TEP has reviewed and on 6/21/2012 the Minnehaha Creek Watershed =. �
� � District(MCWD)approved sequencing flexibility for this project(Notice of �
� Decision attached with permit application forms). The MCWD approval ,�
� documents that there are no feasible and prudent altematives to the proposed ��
.� wetland impacts. � i
�
�� See the Wetland Permit application for additional details of the proposed project. �i.
The on-site wetland replacement aspects of the project are being changed with ��
� this variance,request. ' '
� '
� � .
� Requirements of rule(s) ' ��
� �i
� MCWD's Wetland Protection.Rule generally follows the guidance and principles :�
� set out under the Minnesota Wetland Conservation Act(WCA). The MCWD rule €�
� however, holds more strictly to the mitigation citing standards set out in WCA
than does the Board of Water and Soils Resources (BWSR) and the Corps of ,
� Engineers (COE)in their administration for the Federal Clean Water Act Section ;
� 404 wetland permitting process. Specifically MCWD requires wetland impacts in . ;
,� the watershed to be replaced in the watershed. � , !.
� �
� Requested Variance j�`
� This variance requested is to allow Spring Hill Golf Club to use 0.84 acres of I
� wetland bank credits from outside the MCWD as mitigation far the 0.42 acres of
� , - wetland impacts for the reconstruction of the 13�'fairway.
��
� ��
�'
� ;i
�
� 2
, ,
� �
� I
�
� I
� � i
� Statement of Hardship(include any mitigating circumstances). ;
� ;
� When the golf course was originally approved and constructed beginning in 1997 i.
there were 1.45 acres of wetland impacts, which required 2.90 acres of
' � compensatory wetiand mitigation. The golf course plans provided 7.27 acres of �
� �
wetland mitigation with the excess 4.37 acre of credits intended for future golf �_
� course maintenance and City of Orono use. However the paperwork to have the ;
excess credits deposited in the BWSR mitigation bank were never completed, ;_;
,� and due to changes in the WCA and COE Section 404 rules can no longer be �..
� deposited. One of the main reasons these old wetland credits could not be used � �
in the current wetland banking system is the plant community is dominated by � .
� narrow leaf cattails which has been listed as a non-native, invasive species. ; :
Even the existing natural wetland is dominated by this non-native, invasive
� � species which makes the prospect of any new mitigation in the immediate vicinity �
� unlikely to meet the current WCA and COE vegetation standards. �
� . I
� The MCWD Wetland Protection Rule, the WCA and COE Section 404 Rules ;
follow the general principle that a wetland impact should be replaced with similar ,
� wetlands, and generally in the same watershed in order to maintain the set of ;
� wetland functions and values in a given locality. Where these policies diverge �
and cause hardship for this specific project site is when the Technical Evaluation �
� ..• • Panel (TEP) and the COE conclude that even with best management practices, . �
� � on-site mitigation will not result in a wetland that will meet the required I�
� replacement vegetation.standards. In these situation the TEP and COE policy j
would be to consider wetland mitigation banking in order to assure that the �i
� wetland impacts are replaced at a minimum 2:1 ratio, with high quality wetland, ; �
� within the same major watershed, prior to any wetland impacts actually occurring. i I
. � �
�� Although the original golf course plans have shown that wetlands nearly identical ! �
� to the proposed impacted wetland can be created on-site,the presence of the � ;
� non-native, invasive, species would not allow any mitigation credits to be ; �
assigned under the current version of WCA(MCWD n.iles) or the COE Section : i
� 404 program. There are no other feasible and prudent alternative locations on- ; �
� site that would allow far sufficient wetland creation/restoration that would both ; �
meet the MCWD citing requirements and the required vegetation standards. The � !
� TEP, including MCWD staff and COE have reviewed Spring Hill Golf Clubs ; �
� proposal for on-site mitigation and determine d t he pre ferre d op tion wou l d be to ; ;
replace the wetland impacts thorough the mitigation banking system. There are ! �
� no wetland banking credits available in the MCWD so Spring Hill Golf Club i j
� proposes to use credits from the Heritage Woods Bank. The Heritage Woods ;;
+ � Bank was selected because it is considered to have relatively high funotions and ; ;
values. The Heritage Woods mitigation bank site is located just 11 miles north- `�;
� northwest of the proposed wetland impact site. A detailed analysis of the bank ��'
..� site selection process is included in the permit application naRative. Initially only ';
� � a portion of the mitigation requirements were going to be replaced using banking, ' ;
. �,� but based on TEP and COE recommendation , the permit application is being
� madified by this variance request to use banking to meet all of the current • ;�j
� mitigation requirements. Spring Hill Golf Course has verified that the bank site . �i
has sufficient credits available for the entire mitigation requirements. The TEP '�;�
� . !!'i
� . �'�
li
� • 3 I;�
.`;�
� !
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�
� and COE have endorsed the use of the Heritage Wood Bank site for the Spring
� Hilis Golf Club project.
°�
� How do you propose to meet the requirements of the applicable MCWD rules? `
� . ' .
� The intent of the MCWD requirement to replace wetland impacts within the '
� watershed district is to prevent the export of wetland functions and value to other i
locations at the detriment of MCWD. Since.it has been documented that the ,
� original 1997 project has already created an excess of wetlands of the same
� type, same functions and values within MCWD,the replacement of the cuRent
proposed wetland impacts outside of the MCWD will not result in a net loss of
1� wetland functions or values in the MCWD. The proposed project is a unique
� situation in MCWD where Type for Type wetland replacement has already been `
� provided on-site and off-site high quality wetlands will be used to mitigate the , �
quantity of wetland impacts. The Spring Hill Golf Clubs proposal maintains the �;�
� integrity of the MCWD Wetland Protection Rule because it meets the WCA ;�
� standards and satisfies the intent of avoiding the export of wetland functions and !�
values out of MCWD. I�
� � i
� 1
� � � .
� � Applicant nam�: n�.G V., ¢L� �Date: I
� Applicant signature: � I
�
� Staff Recommend on(For staff use only) Approve •
�
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� •
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. MINNEH�HA. CREEK � WATERSHED DISTRICT �
QUAI.ITY OF WATER QUAI.ITY OF I.I � � °�'� � �
�. . i
� ' . .� ��.
, �
Nl�MORANDUM � � �
. C aj!j
(
TO; Tim Johnson,Spring Hili Golf Club
FROM: Catherine Bach,Minnehaha Creek Watershed Distcict
DAI'E: Novembar 26,2012
RE: WCA Application#W 12-34:Spring Hill Golf Club,Orono
� _ A Watland Consaivation Act(WCA)Techniosl Evaluation Panel(TEP)meeting�vas held on
November 15,20I2 at the MCWD office to review revised submittals for the Rbove mentioned
replacement plan application for Spring Hill Qolf Club in Orona. TEP membecs present
included Cafher�ne Bach(MCWD/LGU7,Lynda Peterson(BWSR),and Stacey Li,jewsld
(Hennepin SWCD).
Tlie TLP raised concarns wlth the proposed on-slte wetlsnd creation, Dua to current site
, conditi�ns,it is likely that the Ecological Suitabllity&Sustainability criterla outlined in Chspter�
8420.0522 Subp.S would be vary difficult to meet thiough the praposed on-site wetland . �
cieation. Tlie proposed wetland creation is adjacent to a largar wetland basin dominated by
narrow-leaved/hybrld cRttaii and reed canary gcass, In order to prevent these invasive species
fibm dominating the cre�ted wetland there would likely need tb be significant vegatation
management in the larger adjacent basin in addition to the creation a��ea. Furtharmoi�e,a large
portlon of the adjacent wetiand is DNR Public Water Wetland#837W,which may compltcate
any vegetation managemeiit tlu�oughout.the larger ad,jacent basin,
Becsuse of the TEP's concerns with ttie proposed on-slte wetland creation aud lack of other
oppo��tunities.for i�eplRCement credit,the TEP recommonds that all wetland i�eplacamant �
- requireraents for the proposed project be met tlunugh the puirohasing of banked ci�edits fcom
Account No. 1410{Michael and Melanie DeLuca),whiuh was Indicated•as a possibility during �
tlie meetirtg. The current pibposal is to pncchase a poi�tion of the total required replacement
credit from this acco�int and obtain the remaiaing rec}uired replacement credit through on-site
wetland creatton.
It is impoi�tant to note that the application is curreritly incomplete,and tha ramaining items from
the incomplete letter dated September 11,2012 that were discussed at tlte November 15,2012
TEP meeting must still be submitted bafore tlie application is deemed complete(e.g.
� documentatlan confirming compliance with the 1997 WCA replaceuzent plau). A ravised . .
. incomplete letter following the disaussion at tha meeting�vill be provided, .
i
�eQncuc in th�above-staced findings an�l recommenda�ion;
11/27/12
. Catherine Bach,Minnehaha Ci�eak Watershed Distcict Date
. WCA Local Government Unit
` C Cc �` 1�j �---} � � �-
� yn a Petarson,Board of Water&Soil Resaurces . Date
� .. , - � � � -l9 /
, .
Stacey Li awski, ennepin Conseivatlon Distrlct � Data .
. • i
PC Exhibit I
Minnesota Wetiand Conservation Act
Notice of Decision �
Local Govermnent Unit(LGU) Address
Minnehaha Creek Watershed District 18202 Minnetonlca Blvd
; . � � Deephaven,MN 55391
1.PROJECT INFORMATION
Applicant Name , Project Name Date of Application
Spring Hill Golf Club Spi•ing Hill Golf Club Application Number
Improvements 3/30/12 W12-04
�Attach site locator map.
� T e of Decision:
❑ Wetland Boundaiy or Type ❑No-Loss � ❑Exemption � Sequencing �
. ���eplacement Plan . ❑Banking Plan '
� � Technical Evahiation Panel Findin s and Recommendation(if an :
�Approve ❑Approve with conditions ❑Deny
Smnmary(or attach): See attached Technical Evaluation Panel Finding of Fact. �
" 2. LOCAL GOVERNMENT UNIT DECISION
Date of Decision: 6/21/12
�Approved ❑Approved with coriditions(include below} ❑Denied
. LGU Findings and Conchisions(attach additional sheets as necessary): �
A sequencing application was submitted on March 30,2012 in preparation for pi•oposed project at Spring
Hill Golf Club in Orono(specifically the parcel�located at 1050 Tamarack Drive). On May 25,2012,the
� applicaut requested a 30-day deadl'uie extension ui order to allow tune for the Technical Evaluation Panel
(TEP)to meet with the City of Orono and the applicant's consultant to discuss the proposed project. A
TEP meeting was held on Juue 4,2012 to discuss the application,and it was deterinined that the
application as oi•iginally submitted would not be approved and additional information was requested. An
addendum to the original application was submitted on June 20,2012,and the TEP met on June 21,2012
to review the addendum. At the ineeting,the TEP determuied that tl�e original application and addendum
adequately met sequencing flexibility requirements and the application is approved. See attached TEP -
Find'uig of Fact. The addendum received on June 20,2012 is also attached. This decision is valid for
three years.
For Re lacement Plans usin credits fi•om the State Wetland Bank:
Banlc Account# Banlc Seivice Area County Credits Approved for .
Withdrawal(sq.ft,or nearest.Ol
acre)
BWSR Forms 7-1-10 Page 1 of 3
1
Replacement Plan Approval Conditions. In addition to any conditions specified by the LGU, the
approval of a Wetland Replacement Plan is conditional upon the following:
❑ Financial Assnrance: For project-specific replaceinent that is not in-advance, a financial
assui•ance specified by the LGU must be submitted to the LGU in accordance with MN Rule
8420.0522, Subp. 9(List amount and type in LGU Findings). �
❑ Deed Recording: For project-specific replacement, evidence must be provided to the LGU that
the BWSR "Declaration of Resh•ictions and Covenants" and "Consent to Replacement Wetland"
forms have beeii filed with the county recorder's o�ce in which the replacement wetland is located. �
❑ Credit Withdi•awal: For replacement consisting of wetland bank credits, confirmation that
BWSR has withdcawn the credits fi•om the state wetland bank as specified in the approved
replaceinent plan.
Wetlands may not be impacted until all applicable conditions have 6een met!
LGU Authorized Si ature:
Signing and mailing of this completed form to the appropriate recipients in accordance with 8420.0255, � �
Siibp. 5 provides notice that a decision'was made by the LGU under the Wetland Conseivation Act as
�specified above. If additional details on the decision exist,they have been provided to the landowner and
are available fi•om the LGU u on re uest. �
Name Title
Catherine Bach District Technician
Signatur Date Phone Number and E-mail
, , 6/21/12 (952) 641-4504
cbach@minnehahacreelc.org
<THIS DECISION ONLY APPLIES TO THE MINNESOTA WETLAND CONSERVATION ACT.
Additional approvals or permits from local, state, and federal agencies may be required. Check with all
appropriate authorities before commencing worlc in or near wetlands. � . ' .
Applicants proceed at their own risk if work authorized by tliis decision is started before the time period �.
for appeal(30 days)has expired.If this decision is revei�sed or revised�under appeal,the applicant may be
responsible for restoring or replacing all wetland impacts.
This decision is valid for tluee years from the date of decision unless a longer period is advised by the
. TEP and speci�ed in this notice of decision.
� . 3.APPEAL OF THIS DECISION
Pursuant to MN Rule 8420.0905, any appeal of this decision can only be commenced by mailing a
petition for appeal, inchiding applicable fee, within thirty(30) calendar days of the date of the mailing of
this Notice to the following as indicated: �
Check one: •
, � Appeal of an LGU staff decision. Send ❑ Appeal of LGU governing body decision. Send
petition and$0 fee(if applicable)to: petition and$500 filing fee to:
Minnehaha Creelc Watershed District Executive Director
18202 Minnetonka Blvd Minnesota Board of Water a�id Soil Resources
Deephaven,MN 55391 520 Lafayette Road North
� St. Paul,MN 55155
4.LIST OF ADDRESSEES �
BWSR Forms 7-1-10 Page 2 of 3
�
� SWCD TEP member: Stacey Lijewsl�i
� BWSR TEP membei°Lynda Peterson
❑ LGU TEP meinber(if different than LGU Contact): .
� DNR TEP member: Jacl�Gleason ,
� DNR Regional Office(if different than DNR TEP member):Melissa Doperalslci
❑ WD or WMO(if applicable):� - -.
� Applicant(notice only)and Landowner(if different):Tim Johnson
� Members of the public who requested notice(notice only):
� Consultant: Graham�nvironmental Services,Inc(Milce Graham) � .
City: Christine Mattson `
� Corps of Engineers Project Manager(notice only):Melissa Jenny
❑ BWSR Wetland Banlc Coordinator(wetland bank plan•applications only)
5. MAILING INFORMATION
➢For a list of BWSR TEP representatives: www.bwsr.state.mn.iis/aboutbwsi/worlcareas/WCA areas.pdf
. � ➢For a list of DNR TEP representatives:www.bwsr.state.irui.us/wetlands/wca/DNR TEP contacts.pdf
➢Depai�inent of Natural Resources Regional O�ces: '
NW Region: NE Re�ion: Centra]Re i�on: Southern Region:
Reg.Env.Assess.Ecol. Reg.Env.Assess.Ecol. Reg.Env..Assess.Ecol. Reg.Env.�Assess.Ecol.
Div.Ecol.Resources Div.Ecol.Resources Div.Ecol.Resources Div.Ecol.Resources -
2115 Buchmont Beach Rd. 1201 E.Hwy.2 1200 Warner Road 261 Hwy. 15 South
NE Grand Rapids,IVIN 55744 St.Paul,MN 55106 New Ulm,MN 56073
Bemid'i,MN 56601
. For a inap of DNR Adminishative Regions, see: http://files.dru.state.mn.us/aboutdm•/dnr re ig;ons•pdf
• ➢For a list of Corps of Project Managers:www.mvp.usace.ai7nv.mil/re ug latorv/default.asp7pa�eid=687
or send to: ' � '
US Army Coips of Engineers
' St.Paul District,AT"TN: OP-R
180 Fifth St.East, Suite 700
St.Paul,MN 55101-1678
➢For Wetland Banlc Plan applications,also send a copy of the application to:
Minnesota Board of Water and Soil Resources
Wetland Bank Coordinator
520 Lafayette Road North
St.Paul,IvIN 55155 �
6.ATTACHMENTS
In addition to the site locator map,list any other attachments:
�TEP Finding of Fact
� Adciendum to original application received June 20,2012
❑
❑
BWSRForms 7-1-10 Page 3 of 3
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Not to Scale
Figure 1. Site Location Map '
-���.4 �
� � � Spring Hill Golf Club
-�+ Orono, Minnesota �
� � GES Pro'ect No. 2012.001
1
Graham Environmtntal Services, Inc.
, �
— • — • • — • �
� � i � r � � � �
Date:6-22-12 LGU:Minnehaha Creek VJD
' County:Hennepin/Carver LGU Contact:Catherine Bach
Project Name/#:W12-04 Phone#:952-641-4504
Location ofProject: NW •SE 26 118N 23W �
%a '/a '/a Sec. Twp. Range LotBlocic
City: Orono . County:Hennepin .
TEP Members(and others)who reviewed project:(Check ifviewed project site) '
�LGU:Catherine Bach �BWSR:Lynda Peterson
❑ SWCD:Stacev Lijewski ❑DNR(ifapplicable):
Other Wetland Experts present:Jesse Struve,Citv of Orono . ,
TEP requested by:Catherine Bach �
1. Type of TEP determination requested(cl7eck those tl�nt apply): '
Exemption(WCA Exemption# ) No-Loss
Wetland Boundaiy and Type Replacement Plan
X Sequencing
2. Description of Wetland(s)with proposed'unpact:
a.Wetland Type(Cu•cular 39)3 (Cowardin)PEMC Wetland Plant Community Type1 Shallow Marsh
b.Wetland Size 6.52 ac c.Size of Proposed Impact(acres and square feet)To be determined
. 3. • Have sequencing requu•ements been met7 Attach Sequencing Finding of Fact as supporting information.
� �Yes ❑No(if no,list why):
4. Is the project consistent with the intent of the comprehensive local water plan and/or the watershed district plan,the
� metropolitan surface water management plan and metropolitan groundwater managementplan,and local comprehensive
� ' plan and zoning ordinance7 ❑Yes ❑No(if no,list why):
5. What is the net result ofthe project on the following wetland functions:
Functions Degrade Neutral Improve •
. Floodwater Storage �
Nutrient Assimilation '
Sediment Entrapment �
� Groundwater Recharge
Low Flow Augmentation
Aesthetics/Recreation
Shoreland Anchoring
Wildlife Habitat
Fisheries Habitat �
' Rare P1andAnimal Habitat
Commercial Uses
� . �'
6. For replacement plan or no-loss determinations,are wetland funcdons maintained at an equal or greater level7�
❑Yes ❑No(if no,list why)
7_ Does Technical Evaluation Panel recommend approval of the activity proposed in item 17
�Yes ❑Yes,with Conditions ❑No(if no,list why):
. 8. � List TEP findings to support recommendation in question 7 above.(Please attach document ifnecessaiy).The applicant
has minimized the proposed impacts by reducing the impacts originally proposed to both the north and south impact areas. The
applicant has also submitted functional assessments using the MnRAM for the proposed impact sites as well as the proposed
replacement sites. The replacement sites had higher quality values&functions than the proposed impact sites. '
9. SIGNATUItES(if TEP recon�rnendntion is not a consens:rs, ole tirith an nslerisk nd plai��on the bnck of this page)
' `� ' ' �c�C���-- � a—
SWC resen ' e (D te) BW Representative ( nte)
�
LG epresentative ( ate) DNR Representative (Date)
� Page 1 of 1 •
Spring Hill Sequencing TEP FOF (August 2007)
� Grahdm Environmental Services, Inc. S1095 Westland Drive
a � Spring Valley, WI 54767
' , �' Phone: 715-778-5730 J 888-279-2070
����� Fax: 715-778-5867/888-279-2069
Memorandum
TO: Catherine Bach
FROM: Mike Graham 1"l.-� '
DATE: June 20, 2012 �
SUBJECT: Spring Hi11 Golf Club Sequencing Application
Catherine,
Since our meeting of June 4, 2012 with yourself and other members of the Technical
Evaluation Panel (TEP), we have completed additional information for the TEP's
consideration of sequencing flexibility(Minn. Ru1es 8420.0520 Subp. 7a) for the wetland
• impacts propased as part of improvements to the 13�' hole at Spring Hill Golf Club.
Specifically, we have completed MnRAM analyses for the entire wetland complex on the
site (referenced as Wetland 15 in old permit documents), the proposed north impact
site, the proposed south impact site, and the proposed on-site mitigation wetland. The
consultant for the wetland bank proposed to be used for the remaining mitigation
requirement has completed a MnRAM analysis for the wetland bank.
Based upon the MCWD's policy of desiring wetland mitigation within the watershed
district, Spring Hill has proposed to provide what mitigation it can on the site which
would be adjacent to the proposed south wetland fill area. Space within the golf course
is limited and, as this would be a wetland "creation", only up to seventy-five percent of
the new wetland area on the site would be eligible for wetland credit and the required
twenty-five foot average upland buffer(per WCA) would likely qualify for up to twenty-
five percent credit. For these reasons, Spring Hill proposes to purchase approximately �
one-half of the required mitigation credit from a wetland bank (see below).
Revised Wetland fmpact
Since our June 4 meeting, Spring Hill has modified its plans which would reduce the
amount of proposed wetland impact in both the north and south fill areas. In the north
fill area, the proposed earthen bridge has been deleted from the plan and the existing
span bridge will be reconstructed or replaced to address the maintenance and safety
issues discussed in GES, Inc:s March 30, 2012 Sequencing Application document.
Based on preliminary grading plans, the north wetland fill area would cover 15,568
square feet (0.36 acres) as opposed to the 20,600 square feet (0.47 acres) originally
proposed.
i�
. . .
� �
Spring Hill Golf Club
Sequencing Appiication Addendum
June 20, 2012
Page 2 of 3
The south fill area has been reduced nearly in half from 10,200 square feet (0.23 acres)
, to 5,400 square feet(0.12 acres). The total wetland fill proposed per the revised plans
is 0.48 acres compared to the 0.707 acres originally proposed. A preliminary grading
sketch is shown in Figure 1. In Figure 1, the green shaded areas represent where
erosion control fabric would be placed on the sideslopes. The fill areas are those areas
� , within the heavy dashed black lines and the heavy red lines.
SeQUencin.g Flexibility
For this project, the question of sequencing flexibility comes down to two basic
, questions: 1) Is the quality of the wetlands proposed for impact demonstrably degraded
such that mitigation would result in a certain gain in wetland function and value and 2)
Do the mitigation wetlands provide a certain gain in wetland function and value. We
befieve that the proposed wetland impact areas are obviously degraded based on their
vegetative composition and that the MnRAM analysis bears this out. We further believe
that the mitigation wetlands provide clearly higher functions and values and therefore
that flexibility in the sequencing steps is warranted in this case. Please see the
discussion below under"MnRAM Analyses".
; On-Site Mitiqation �
� The attached Figure 2 shows the approximate area and configuration of the proposed
on-site wetland mitigation area. (Please ignore the original wetland fill area note and .
hatching). The design of the on-site mitigation wetland would be wet meadow (Type 2)
to avoid having it infested with invasive cattails. Although designing for Type 2 will
provide ideal habitat for reed canary grass, a management plan would be developed
and followed to control reed canary grass and other invasives (see additional
information under"MnRAM Analyses" below). The exact footprint of wetland and
required upland buffer in this area would be developed at a later date but we believe
that approximately 20,000 square feet�of wetland (15,000 square feet at 75°/a) and
approximately 7,500 square feet of upland buffer(1,875 square feet at 25) could be
developed on-site in this location. This would provide approximately 0.39 acres of the
required 0.96 acres (0.48 x 2) of mitigation credit. The mitigation bank would be used
for the balance of 0.57 acres.
. Off-Site Mitiqation
The "Heritage Woods" wetland bank (#1410)would be used to provide the balance of
0.57 acres of mitigation credit not provided on-site. This bank has Type 1, 2 and 4
wetland credits as well as upland buffer. It is located in the North Fork Crow River
Major Watershed. Spring Hill has had discussions with this bank owner and could enter
into a purchase agreement to acquire the credits at any time.
Other Wetland Banks Considered � '
Per the TEP's recommendation at the June 4 meeting, Spring Hill has talked with the
City of Wayzata's wetland bank contact person. As of the date of this memorandum, it
is not known whether the City is intending to make their credits available for public sale
Spring Hill Goif Club
Sequencing Application Addendum
June 20, 2012
Page 3 of 3
or not. Spring Hill was told that the bank has deposited 15 percent of their credits into
the state bank thus far.
Other banks within the same Major Watershed (20) as the impact site and/or within
Hennepin County were also considered. A total of 14 banks met one, the other or both
of these criteria. Of those 14, two do not have enough credit, three are not for sale to
the public or the owner could not be reached, two are not Corps-approved (it is not
known whether the Corps has jurisdiction on the Spring Hill project as of this date), one
is selling for$2.50 per square foot (considered to be outrageously priced), one has just
upland credits (assumed to be a problem for the Corps).
This leaves four banks that are possibilities for the Spring Hill Golf Club (Banks #1310,
; 1346, 1410, and 1414). The only one of these banks in the same Major Watershed as
the project site is#1346 but it only has Type 5 wetland credits available. Although
credits deposited in the state wetland bank have been converted to "Standard Wetland
Credits° (SWC), the preference would be to replace the Type 2/3 wetland impacts with
Type 2 wetlands if possible. This narrows the banks to #1310 and 1410 (Heritage
Woods).
_ MnRAM Analyses �
Please see the attached MnRAM summaries which indicate that the overall wetland
basin as well as the north and south impact areas generally score "Moderate" for almost
every category. .
The MnRAM for the on-site mitigation area generally scores moderate to high, primarily
because it would have a managed upland buffer with an average width of 25 feet, would
be protected b.y a permanent conservation easement and would be managed to score
"High" as a Type 2 fresh meadow for vegetative diversity/integrity. When completing
the MnRAM for this basin, obviously some projection is involved since it is not yet
constructed. Assumptions that were made include: 1) the wetland would be
constructed/maintained as a Type 2 wetland, 2) active management would be done per
a Vegetation Management Plan to maintain the wetland as a "High Quality" fresh
meadow, 3) BWSR Mix 34-271 or similar would be used for the wetland, 4) BWSR Mix
35-641 or similar would be used for the upland buffer, 5) the condition of the mitigation
wetland was assumed to be assessed one growing season after the first full growing
season, 6) Lester topsoils in the area of the mitigation site would be stockpiled and used
as topdressing — hydric soils from wetland impact areas would not be used because of
� reed canary grass and cattail problems. .
� Please consider the aforementioned and attached information as an addendum to our
� • March 30, 2012 Sequencing Application.
� cc: Tim Johnson, Spring Hill Golf Club
- Kurt Quaintance, James R. Hill, Inc.
;�?'� *
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MnRAM: Site Response Record
For Wetland:Onsite Wetland (whole bas
Location: 27-118-23-26-001 .
Onsite Wetland (whole basin) ,
Plant Community: Shallow Marsh S� Commercia!crop--hydro impac� NA
Adjacent area slope
Cowardin ClassificaUon: Circular 39: 26 A Gentle 100%
PEM1Cd Type 3 •� o -- Cround�vater-specific questions
26 B Modera[e 0/o
Plant Community: Fresh(Wet)Meadow S�ee �po�o� $$ Werland so1ls Discharge
Cowardin Classiflcabon: Circular 39: 26-C p Sg Subwarershed land use Discharge
PEMBd Type 2 60 We1land size/sofl group Recharge
61 We�land hydroperfod Recharge
¢ Lisled,rare,special species? No 27 Downstreamsens./WQ protect A 62 /nlet/Ou(!et configura�lon Discharge
s Rare communtty or habilal? �0 28 Nutrlenl foading B 63 Upland[opo reliej Discharge
6 Pre-European settlement condirion? No
Hydrogeonrorphology/topography: 29 Shoreline wetland? No Additiona/informatio�t
� DepressionaUTributary Shoreline Wetland 64 Restoratfon potentia! No
30 Rooted veg..%cover 0% 6S LO a�''ected by resloration
$_j Maximum water depth 24 Inches
/o inunda�ed �p% 31 H'etland In-waler wid(h 0 feet ._._..
8-2 ° 66 Exis�ing size � e -
/mmedlate draina e-locaf WS 20 acres 32 Emerg.veg.erosion resfstance
9 g " � Restorable size �
33 Erosion potential ofsite
10 Esimated size%xisting site: (see#66) � Potentia!new welland 0
- 34 Upslope veg.lbank protec�ion
I1-Up/and Soi! L22C2-Lester loam 35 Rare wildlife? No 67 Average width oJpot.buffer 0 feet
!1-We�landSoil L24A-Glencoeloam 36 Scare/Rare/SI/Slcommunity No 68 Easeofpotenlialresloralion
37 Vegetative cover � 69 Hydrologic alteralions 0
38 Veg.community in�erspersion C ]� Polentia!wedand rype 0
�j Srormwatersenstlivtry B
39 K'etland detritus C •
�Z Addiliona!trea[menl needs B
12 OulletjorJlood conlro! � ¢Q .Interspersion on landscnpe C -
13 Outlet for hydro reg/me � 41 WildljJ'e barriers C Watershed Mississ[ppf(Metro)
14 Dominnnt upland land use V B� WS# 20 Service Area: 7
IS Wetland soi/candltion BP� Amphiblan-breedi�rg potei�tial For functional ratings, piease run the
16 Vegelalion(%cover) 90% 42 H1'�roperiod adeguacy Adequate
� Summary tab report.
17 Emerg.vegJlood resrslance � 43 Fisl�presence � This report printed on: 6/20/2012
f$ Sedimenl delivery B � 44 Overwlnleringltabilat �
19 UpJand soils(soil group) .B+� ¢S Wild(ife species(list)
20 StormwolerrunoJJ'' C� 46 Ftsh habilal qunlity C'
2 j Subwutershed we[land density � 47 Fish species(l/st)
22 Channels/sheetJTow A� .
48 Unique/rnre oppor[unity No
23 Adjacenl bi�er width 15 feet 49 We�fand visibility C�
, Adjace�tt area management SO Pro.rimiry to populalion No']
24 A r�rl1 30%( S j Public ownership _BR�
, 24-8 Manicured 70%� S2 Public access _� .
24-C eare ��%�� 53 Human influence at wetlond �
Adjace�tt area diversity/structure 54 Human inJluence on viewslied B �
. 2S A ° SS Spalia!bt�er C��'
Nnlive 20/o
25-8 M�-Le� 80°/a 56 Recrealional acliviry potentia! C J
25-C Spnrse 0% _��
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MnRAM: Site Response Record
For Wetland: North Impact Area
Location: 27-118-23-26-001
North Impact Area
Plant Communfty: Shallow Marsh AdJacent area slope
Cowardin ClasslFlcatlon: Circular 39: 26 A Gentle 100% Croundwater-specific questio�rs
PEMCd Type 3 26_B Modera[e 0% Sg Wetland soils Recharge
26-C S�eeP Oo�a� Sy Subwatershed land use Discharge
. 4 Llsled,rare,speclalspecies? No —� 60 K'etland slze/soilgroup Recharge
s Rare community or hobi�at? No 61 Wefland hydroperiod Recharge
6 Pre-European-seulemenl condilion? No 27 �wns�ream sens./6YQ prolecL A 62 fnledOullet conJlguraHon Discharge
� 28 Nuvlent/oading B 63 Upland lopo re!!ef Discharge
Hydrogeomorphology/topngraphy: —
� Depressional/Tributary Additiona!informatinn
29 Shoreline wet[and? No
$_j Maximum water depth 12 inches 64 Restoralion potential No
%ixundated ��o� Shoreline Welland 6S LO a�J'ec[ed by res[oration
8'Z 3 p Roo�ed veg.,%cover 0%
, 9 /mmediate drainage—loca!WS 20 acres 31 {ye1/and in-water wtdth 0 feet 66 Existing size 0.36
/0 Esimated size%xislingsite: (see#66) 32 Einerg.veg.erosion resistance C Restorablesize �•� .
11-Upland Soi! �2-Lester loam
33 Erosion potentia!ojsile C Potentia!new we!land 7.64
34 Upslope veg./bankprotection
Il-Wetland Soi/ L24A-Glencoe I'oam f No 67 Average width of pot.buffer 0 feet
3f Rare wildli e? 68 Ease ojpotentiaf res�ora�ion
36 Scare/Rare/S!/S2 community No 69 yy�/rologic niterations 0
37 Yegelattve cover C 70 Potentia!we[land rype 0
38 Veg.communityfntersperston NA 71 Stormwa[ersensttivity B
12 OutlelforJTood conlro! �
13 Du�lelforhydro regime � •
39 Welland delritus C • 72 Addltiona!treatment needs B
�f� /nlerspersion on landscape C
14 Dominan[upland lnnd use � � Watershed Miss(ssippi(Metro)
Wetlnnrt sot!condition B 41 ��Idlife barrrers C
1S � . WS# 20 Service Area: 7
16 Vegelntion(%cover) 100%
j� Emerg.vegJlood reristance C Amphlblan-breeding pote�ttial For functional ratings,piease run the
� 42 Hyrlropertod adequacy Adequate Summary tab repart.
18 Sedlment delfvery � This report printed on: 6/20/2012
1 43 Fish presence �A
19 Upinnd soils(soilgroup) B
44 Overwinlering habllal ❑C
20 Stormwacerruno,JJ'' � �
Z j Subwa[ershed we[lnnd densiry � ' 4S K'►�dlife species(!is[) — ,
ZZ Channels/sheelJlow C I 46 Fisl1 habitat quality C
�
¢y Fish species(lLst) •
23 Adjacent b��er wicfth 5 feet
, ¢$ Unique/rare oppor[unity No
Adjace�tt area nraitagement 49 Wetland visibiliry C ,1
24 A Fult 10% -
24-B
Manicured gp% SO Pro.rimiry 10 population �(Vo l
24-C
Bare �% $1 Public ownership �
52 Public access �
Adjacent area diversity/structure
S3 yuman InJluence on we1lnnd B �
2S A Nalive 10%
S¢ Humnn inJluence on viewshed �
2S-B Mlred 90%
� SS Spntial bc�er _C�
25-C Spnrse ��O S6 Recrealional acliviry potenlia! C� •
s� Commercta[crop--hydro impact NA
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MnRAM: Site Response Record
For Wetland: South Impact Area
Location: 27-118-23-26-001
South (mpact Area
Plant Community: Shallow Marsh S7 Commercial crop—hydro impact NA
Adjacent area slope
Cowardin Classiflcatlon: Clrcular 39: 26_A Gentle 100%
PEM1 Cd Type 3 0° Groundwater-specific questfars
26_$ Moderate 0/o
Plant Community: Fresh(Wet)Meadow o Sg Wetland sotls Recharge
Cowardin Classiflcation: Circular 39: 26-C s�eep 0/o S9 Subwatershed land use Discharge
� PEMBd Type 2 6D We1land stze/soil group Recharge
¢ Lfsled,rare,speclalspeclesT No Z� Downslream sens./WQ protec�. A 61 K'etland hydroperiod Recharge
62 /nledOu�le1 con,figuralion Discharge
s Rare communtty or 6abltat? No 28 Nulrient loadTng B 63 Upland topo re/iej Discharge
( Pre-European-sel[lemen!condilion? No
Xydrogeomorphology/topography: 29 Shoreline wetland? No Addltiona!ireforrnatia:
� Depressional/Tributary Shoreline Wetland 64 Restoration potentia! No
30 Rooled veg.,%cover 0% 6S LO affecled by restoration
$_j Maximum waterdeplh 12 inches
8_2 %inundated gp% 31 �etland in-wa[er wid[h 0 feet
9 lmmediale drninage—loca!WS ZO acres 32 Emerg.veg.erasion resistance C 66 Ex►sling size 0.12
33 Erosion poten�ial ofsi�e
Resforable size �•88
!0 Esima�ed size%xisting site: (see#66) � Po�entio!new wetland 7.88
34 Upslope veg./bankprotec�ion
//-Upland Soil L22C2-Lester loam 3S Rare wildlije? N� 67 Average width ojpot.bujjer 0 feet
_ 11-fYet/and Soi! L24A-Glencoe loam 36 Scare/Rare/S!/S2 communlry No 68 Ease ojpotentio!resloralion
37 Vegetallve cover C 69 Hydrologic dlteralionr 0
,38 veg.community in[erspersion � 70 potentia!wet(and type 0
39 Wetland delri�us � 71 StormwatersensiJivity B
12 Outlet jarJl'ood contro! � q� In�erspersion on landscape C 72 Addilional treatmenl needs B
13 Outlel for hydro regime � 41 {y1/�/fe barriers C Watershed Mississippl(Metro)
j¢ Dominant upland lnnd use � ' �
WS# 20 Service Area: 7
IS K'e1<and soi!coxdttlon � Amphlbfa�t-breeding potentia!
16 Vegela[ion(%cover) 90% 42 Nydroperiod adequacy Adequate For functional ratings, please run the
� Summary tab report.
17 Emerg.vegJJood reslstance � 43 Fish presence a This report printed on: 6/2012012
I8 Serlimen!de[ivery � 44 pverwin�ering hnbi[at CD
Ig Upland soils(soilgroup) � ¢S Wildltfe species(lisl)
20 S�ormwaler runoJf � 46 Fisl�habi[a�quality C~
2[ Subwatershed wetland densiry � 47 Fish species(list) r
22 Channels/sheelJlow �
¢$ U�rique/rnre opparlunity No
23 Adjacen[btt,J)'er widlh 10 feet 49 Wetlond visibility �
Adjacei�t area neanagen:e�it SO Prarimiry�o population No
2¢A Ftd! 10% S j Public ownership �
24_B Manlctrred 90% S2 Public access �
29_C Bnre 0% S3 Hunrnn inJluence on wetlnnd �
Adjace�tt area diversity/structttre S4 Flumun influence on viewshed �
2S A Na[ive 10% SS Spaliulbi�er �
25-8 MUed 90% 56 Recreationaf activiry polenlia! �
2S-C Spn�se 0%
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MnRAM: Site Response Record
For Wetiand:On-Site Mitigation Area
Location: 27-118-23-26-001
On-Site Mitigation Area
Plant Community: Fresh(Wet)Meadow Adjacent area slope
Cowardin Classiflca8on: Circular 39: 26-A Cenrle 50% Croundwater-spectfic questloirs
PEMBd Type 2 26_B Modernte 50°/a $$ Wetland sotls Recharge
26-C S�eep 0% $9 Subwatershed land use Discharge
4 LLsled,rare,spectalspecies? No --' 60 Wetland slze/soilgroup Recharge
s Rare communtty or habita�? No 6 j We�laxd hydroperiod Recharge
6 Pre-European-set!lement condition? No 27 Dnwns�ream sens./WQ protecL A 62 !nledOutlet confrguration Recharge
28 Na�rient loading B 63 Upland topo reliej ReCharge
Hydrogeostorphology/topograQhy: —
y Depressional/Trilwtary Additlona!injormation
29 Shoreline wetla»d? No
$_j Maxlmum wa�er deplh 0 lnches --' (¢ Res�ora�ion poten�fa! No
$_Z %inundaled 0% Share/ii:e Wetla�td 6S LO a,8'ec�ed by restoratton
30 Rooted veg.,%cover 0%
9 /mmediate drainage–local WS 20 acres 31{ye�land in-water width 0 feet 66 Exislingsize 0.5 V~
/0 Esimaled size%xisting si1e: (see#66J 32 Emerg.veg.erosion resistance � Restorable size 7•5
1!-Up/and Soil L22C2-Lester loam 33 Erosion potentia!ofsite � Poten[ial new wetland 7.5
34 Upslope veg./bonk protection
/1-We1/and Soi! L22C2-Lester loam 67 Average wid[h ojpol.buffer 0 feet
. 3S Rare wildlije? N� Ease ojpolenlTa!resloralion
36 Scare/Rare/SI/SI communtry No 69 Hydrologic alfera�ions 0
j� Vegelalive cover NA 70 Poten�iaf welland type 0
38 Veg,community Interspersion NA �j Stormwater sensll�vlry B
12 Oulle�forJlood conlro! �
13 Outletforhydroreglme �
39 K'e1land detritus C 72 Additiona!trealment needs B
j¢ Dominnnt upland land use � 40 lntersperslon on fandscape C
Watershed Mississippi(Metro)
IS Welland sotl condilion V B 1 41 Wildlife barriers � WS# 20 Service Area: 7
16 Vegetatlon(%cover) SO%
1� Bmerg.vegJlood resistance � �mphfbia�i-breeding pote�etia! For functiona)ratings, please run the
42 Hydroperiod ade9uacy Inadequate Summary tab report.
j$ Sediment delivery B � This report ptinted on: 6J202012
43 FLsh presence aA
l y Up/and soils(soll group) �B � a
¢¢ Overwintering habi�at
Z� S�ormwnler runofJ' �
Z j Subwn[e�shed wetland densiry � 45 �ldlije specfes(/ist)
22 Channelslshee�Jlow � 46 Fish habi�at guality C
¢� Fish species(lrst)
23 Adjacent bt�er width 25 feet
¢$ Unique/rare opportunity No
Adjacent area ma�:agement 49 Wetland visibility �
24�Q Fu!! 40%
SQ Proximity to popula�ion No
24-8 Manicured 50%�
Bare �p j s j Public owners/rip �
24-C !^1
SZ Public access �
Adjace�et area diversity/structrrre
53 �trmnn i7/luence on wetland �
2S A Nalive 80%J
S¢ Humnn in f ltre�rce an viewshed �
Z,f_B Mixed 10%� .
SS Spatia!bt�er �� .
2S-C Sparse .90%0�
S6 Recrenliona!nclivity polenlin! _�
S7 Commercial crop--hydro impact NA
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� PC Exhibit J
• � BQ!_TON 8; M �N K , I NC�
. Consulting Engineers & Surveyors
" 2638 Shadow Lane,Suite 200•Chaska,MN 55318-1172
Phone(952)448-8838•Fax(952)44&8805
www.bolton-menk.com
March 6,2013 .
City of Orono
Attn: Melanie Curtis
PO Box 66 _
Orono,MN 55323
�
RE: VJetland Replacement CUP Application 12-3585
Spring Hill Golf Club
Engineering Review#1
Deaz Melanie: .
As requested,we have completed an engineering review of the documents submitted for the above
referenced project. Our current review is based on the following submittal items:
• Conditional Use Pernut Application;dated 10/25/12
• Project correspondence
• Sequencing Application prepared by GES;dated 3/30/12
• Wedand Delineation Report prepared by GES; dated 12/5/11
• Stormwater Management Analysis prepared by JR Hill;dated 12/7/12
• Wetland Replacement Application prepared by GES;dated 10/25/12
• Construction Plans prepared by JR Hill;dated 12/6/12
o Title Sheet
o Site Information Plans
o Erosion and Sediment Control Details
o Grading,Drainage,Utility,and Erosion Control Plan
o Wetland Calculations Plan
• Wetland Buffer Calculation Plan prepared by JR Hill;dated 1/23/13
We offer the following observations,comments,and recommendations for your consideration:
1.1 HDPE pipe is proposed for the equalizer between Wedand#15AA and#15BB and the outlet for
Wedand#15AA. Due to the high buoyancy of HDPE pipe,connections to wet azeas where the end
of the pipe can become submerged are not recommended. These conditions can result in the pipe
floating and/or the end being bent up and restricting flow. Therefore,the pipes should be installed
using reinforced concrete pipe or the ends/aprons should be anchored to prevent floating.
1.2 The proposed buffer meets the intent of the partial golf course buffer exemption. The impacted
wetland is classified as Manage Leve12, which requires a 25' buffer. Using buffer width
averaging and a minimum width of 16.5',the total buffer proposed is 71,481 SF(59,300 SF is
required).
1.3 Drainage calculations for the proposed construction meet City requirements. Proposed runoff rates
will be restricted to less than existing runoff rates.
, 1.4 Wedand Buffer markers should be placed at the upland boundary of the buffer edge located at
changes of buffer edge direction and spaced a maximum 200 feet apart.
� �
Wetland Replacement CUP Application 12-3585
� Spring Hill Golf Club
Page 2
1.5 The applicant will be required to obtain Minnehaha Creek Watershed District(MCWD) approval
and permitting for the proposed construction. A copy of any approvals or permits required should
be submitted prior to any land disturbing activities.
Please let me know if you have any questions or need additional information.
Sincerely,
BOLTON&MENK, INC.
s8ta��
����
Robert E. Bean,Jr., P.E.
Water Resources Engineer
PC Exhibit K
AgtTICLE XI.-V1/E'PLAIVDS PItO'Y'ECTION
DIVISION 1. - GENERALLY
DIVISION 2. - DESIGNATION OF PROTECTED WETLANDS
DIVISION 3. - BUFFER AREAS
DIVISION 4. - USES
DIVISION 5 - STANDARDS FOR THE WETLAND OVERLAY DISTRICT,_BUFFER AREAS
AND NEIGHBORING LANDS
DIVISION 1. -GENERALLY '
Sec. 78-1601. - Pumose and intent.
Sec. 78-1601. - Purpose and intent.
(a) The purpose �of this section is to recognize, preserve and protect the environmental,
, � aesthetic and hydrologic functions of the city's wetlands by regulating the use of wetlands
and their adjacent properties in conjunction with the goals of the environmental protection
plan within the community management plan. These functions include, but are not limited
. to, sediment control, pollution control, filtration, fish and wildlife habitat and aquifer
recharge. The surface water management plan will provide guidance for stormwater
treatment requirements and wetland restoration opportunities in order to protect the integrity
of wetlands. .
(b) The intent of this section is to protect wetlands to the maximum extent possible while
allowing a reasonable use of the property. This section adopts the regulations and
standards of the Wetland Conservation Act of 1991 (WCA), Laws of Minnesota 1991,
chapter 354, as amended, and the rules adopted pursuant to the WCA. It also establishes a
wetland overlay district. This overlay district further regulates the underlying land use as
allowed by other districts or the WCA.
(c) This article applies to, and wetland buffer areas must be created or existing buffer areas
must be maintained around, a protected wettand located partially within, wholly within, or
directly adjacent to the property in the following situations:
(1) When the wetland is required to be replaced or restored, or when the wetland is being
altered;
(2) When new development occurs. For purposes of this subsection, new development
means:
a. Any subdivision that creates a new lot that has no principal structure on it;
b. Construction of a principal structure on an existing vacant parcel of land;
(3) When redevelopment occurs that has the potential to adversely impact a wetland. For
purposes of this subsection redevelopment means the removal of the principal
structure to the extent of more than 50 percent of its market value and volume and
reconstruction on the same property. This requirement does not apply if construction is
the result of less than 75 percent of the building being damaged by an involuntary
force, such as fire, wind, or vandalism;
(4) When any construction or land alteration activity that does not fall within the meaning of
"redevelopment" has the potential to adversely impact a wetland.
For purposes of this section, "the potential to adversely impact a wetland" exists when
all of the following three conditions exist:
a. The portion of the property disturbed by construction or land alteration activity
drains to the wetland; and
b. The amount of grading exceeds 50 cubic yards or the construction activity involves
the disturbance of more than 5,000 square feet of area; and
c. The redevelopment activity results in a net increase in the square footage of
hardcover that drains to the wetland, or results in the relocation of hardcover
closer to the wetland, or results in changes to drainage patterns (slopes, meander
patterns, etc.) that the city engineer determines will increase the velocity or rate of
. runoff to the wetland.
For new development, all wetlands on ,the property shall be subject to the buffer
requirements. For redevelopment or other grading or construction situations that are
not new development, only the wetland that is potentially adversely impacted shall be
' subject to the buffer requirement. In the event that the wetland is on an adjacent
property but near enough to the subject property so that buffers to said wetland would '
extend into the subject property, the buffer requirements apply.
(Ord. No. 28 3rd series, § 1, 8-22-2005; Ord. No. 94 3rd series, § 8, 9-24-2012)
DIVISION 2. -DESIGNATION OF PROTECTED WETLANDS
� Sec. 78-1602. -Wetland tvpes.
Sec 78-1603 - Boundaries of the wetland overlav districts and desiqnation of o�cial citv
wetland map. .
Sec 78-1604. - Interqretation of wetlands boundaries.
Sec. 78-1602. -Wetland types.
The wetlands protected and regulated by this section are types 1, 2, 3, 4, 5, 6, 7, and 8
wetlands, as defined in circular 39, 'Wetlands of the United States , 1971 edition, United States
Department of the Interior, unless the wetland is within a shoreland district in which case the
more restrictive rules regarding setbacks would apply. Protected wetlands are further defined as .
follows:
(1) Type 1—Seasonally flooded basins or floodp/ains: Type 1 wetlands are seasonally
flooded basins or flats in which soil is covered with water or is waterlogged during
variable seasonal periods but usually is well-drained during much of the growing
� season. Type 1 wetlands are located in depressions and in overflow bottom lands
� �
along water courses. Vegetation varies greatly according to the season and duration of
the flooding, and includes bottom land hardwoods, as well as herbaceous plants.
(2) Type 2—Inland fresh meadow: Occurs along the shallow edges of lakes, marshes and
floodplains, or in perched depressions. The soil is usually without standing water during
much of the growing season, but is waterlogged within at least a few inches of the
surface. Vegetation includes grasses, sedges, rushes and various herbaceous plants.
(3) Type 3—Inland shallow fresh marsh: Soil is usually water logged during the growing
season, often covered with as much as six inches or more of water. Vegetation
includes grasses, bulrushes, cattails, arrowheads, smartweeds and other emergent
aquatic vegetation.
(4) Type 4—Inland deep fresh marsh: Soil covered with six inches to three feet or more of
water during growing season. Vegetation includes cattails, reeds, bulrushes and wild
rice. Open water areas may contain pondweeds, naiads, coontail, water milfoils and
,- . other submergent aquatic vegetation.
(5) Type 5—Inland open fresh water.� Water is usually less than ten feet deep and is
fringed by a border of emergent vegetation. Vegetation includes pondweeds, naiads,
coontail, water milfoils and other submergent aquatic vegetation. �
(6) Type 6—Shrub swamp: Occurs along sluggish streams or on floodplains. The soil is
usually waterlogged during the growing season, and is often covered with as much as
six inches of water. Vegetation includes alder, willow and dogwood. '
(7) Type 7—Wooded swamp: Occurs along sluggish streams, on floodplains, on flat
perched depressions and in shallow lake basins. The soil is waterlogged to within a few
inches of its surFace during the growing season and is often covered with as much as
one foot of water. Vegetation typical to this wetland inctudes tamarack, white ceda�,
black spruce, balsam fir, red maple and black ash.
(8) Type S—Bog: Occurs along sluggish streams, on flat perched depressions and shallow
lake basins. The soil is waterlogged and supports a spongy covering of mosses.
Vegetation typical to this wetland type includes sphagnum moss, heath shrubs and
sedges. Minnesota bogs contain leatherleaf, Labrador tea, cranberries and pitcher
plants. Scattered stunted black spruce and tamarack also are common features of
bogs. .
(Ord. IVo. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1603. - Boundaries of the wetland overlay districts and designation of official city
wetland map.
This section establishes wetland overlay districts. These districts are subject to additional
requirements beyond those required by the WCA. The boundaries of the wetland overlay
districts are identified graphically on the official city wetland map (CWM) which is hereby
adopted by reference, a copy of which shall be kept on file in the office of the city clerk and shall
be available for public review during all normal office hours. Wetlands in addition to those shown
on the city wetland map may exist, and may be identified by wetland delineations under WCA
rules. If a specific wetland delineation has been done under WCA rules, then the boundaries of
the wetland overlay district for that location will be as shovirn in the delineation. The city may
require wetland delineations to determine compliance with WCA rules and to determine
administrative wetland boundaries; however, property owners may have wetland delineations
1 l
done for their properties on their own initiative. The delineation must be done by a qualified
professional according to WCA rules and be acceptable to the planning director, who may
require review by city consultants or a ,
technical evaluation panel if necessary. Approved WCA wetland delineations must be provided
to the city in a hard copy format and a CAD or GIS format in Hennepin County coordinates. The
planning director will have the approved WCA wetland delineations shown on the official city
wetland map. Public waters are not included in the overlay district, unless a wetland,is part of a
public water.
(Ord. IVo. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1604. - Interpretation of wetlands boundaries. �
Whenever a wetland boundary is disputed or uncertain, the planning director may require
the submission of a registered survey of the property and field staking showing the city-
designated wetland contour or a delineation of the wetland, and such other information as the
director may require in order to resolve the dispute or uncertainty. The planning director may
require review by city consultants or a technical evaluation panel if necessary. No boundary
change may be authorized on the basis of fill that was placed on the site after the city
designated the area as part of the wetland overlay district. Persons aggrieved by a decision of
the planning director may appeal such decision in accordance with the provisions of section 78-
99 of this chapter and the WCA rules.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
DIVISIOIIf 3. -BUFFERAREAS
Sec. 78-1605. -Wetland buffer areas. �
Sec. 78-1605. -Wetland buffer areas.
(a) This subsection establishes requirements for wetland buffer areas around protected
wetlands. Buffer areas are necessary and beneficial to maintain the health of wetlands.
Buffer areas protect the edge of wetlands from erosion while filtering sediment, chemicals
and other nutrients from runoff that drains into wetlands. Buffer areas can improve the
biological diversity and health of a wetland environment while reducing the adverse impacts
of human activities.
(b) Buffer areas regulated by this section are areas of vegetative cover that are upland of the
wetland edge, and that occur in a natural condition or through restoration. Buffer areas
consist of shrubbery and trees, native grasses and/or forbs that are not mowed, fertilized or
manicured in any manner. Mowing, fertilizing, manicuring, or vegetation removal within a
buffer area is not allowed unless the city has issued a permit for such activity in conjunction
with an approved buffer management plan.
(1) Acceptable buffer areas shall have the following qualities:
��
• a. A continuous dense layer of perennial grasses that have been uncultivated or �
unbroken for at least ten consecutive years, or
b. An over story of trees and/or shrubs with at least 80 percent canopy closure that
have been uncultivated or unbroken for at least ten consecutive years, or
c. A mixture of the plant communities described in a. and b. above, which have been
uncultivated or unbroken for at least ten consecutive years.
(2) Unacceptable buffer areas have the following qualities, including but not limited to:
a. Undesirable plant species (including but not limited to reed canary grass, common
buckthorn, purple loosestrife, leafy spurge and noxious weeds), or
b. Lacking a layer of organic thatch or duff, or
c. Topograph.y which tends to channelize the flow of surface runoff, or
d. Is characteristically unlikely to retain nutrients and sediment.
(3) Buffer areas which have been broken or cultivated within the past ten consecutive
years must be restored to a condition consistent with an acceptable buffer area defined
in section 78-1605(b)(1), a restoration or landscape plan must be submitted to the
- planning director, which restoration shall include, replanting and maintaining according
to each of the following guidelines:
a. Buffer areas shall be planted with a seed mix containing 100 percent perennial
native plant species, except for a one-time planting of an annual nurse or cover
crop such as oats or rye.
b. The seed mix to be used shall consist of at least 12 pounds pure live seed (PLS)
per acre of native prairie grass seed and five pounds PLS per acre of native forbs.
Native prairie grass and native forb mixes shall contain no fewer than four and five
species respectively.
c. The annual nurse or cover crop shall be applied at a rate of 20 pounds per acre.
d. Native shrubs and or trees may be used in addition to forbs and grasses. Shrubs
shall be distributed so as to provide a natural appearance and shall not be planted
in rows.
e. Native prairie grasses and forbs shall be planted by a qualified contractor.
f. No fertilizer shall be used in establishing new buffer zones, except on highly
disturbed sites when deemed necessary to establish acceptable buffer vegetation
and then limited to amounts indicated by an accredited soil testing laboratory.
g. All seeded areas shall be mulched immediately with clean straw at a rate of one
. and one-half tons per acre. Mulch shall be anchored with a disk or tackifier.
h. Buffer areas (both natural and created)�, shall be protected by silt fence during
construction and the fence shall remain in place until the area crop is established,
and at that time the fence shall be removed.
(c) Buffer area widths will be based on the wetland protection strategies established in the
Orono Surface Water Management Plan (SWMP) (December 2002). A protection
classification has been assigned to each wetland in Orono based on the stormwater
�'`� susceptibility and functional assessment for each wetland. The four protection
classifications are described as follows:
Protection Susceptibility Description
Classification Rating
"Preserve" Highly Highly susceptible to both quantity and quality impacts from runoff; have
Susceptible the highest degree of protection
"Manage 1" Moderately Moderately susceptible to quantity and quality impacts; protection is less ,
Susceptible stringent than Preserve, provides protection to maintain their � �
characteristics
"Manage 2" Slightly Less stringent protection than Manage 1 wetlands; maintenance of
Susceptible characteristics is desirable
"Manage 3" Least Wetlands are significantly degraded (e.g., cultivated or canary grass
Susceptible monotype)or lack of wetland characteristics; not typically impacted by
runoff; no quantity and only limited quality treatment of runoff is required
The protection classification for each wetland will be found on the "Wetland Management
Classification Map & List" which is hereby adopted by reference, a copy of which shall be
� kept on file in the ofFce of the city clerk and shall be available for public review during all
normal office hours. The following are the required buffer area widths for each protection
classification:
Protection Width of Additional Protection Requirements
Classification Buffer Area (B= Bounce=Change in water level due to runoff event)
from (P= Phosphorus)
Wetland
Boundary
"Preserve" 50 feet B: Maintain bounce at or below existing conditions
P: Limit loadings to predevelopment loading (0.14 Lbs./Ac/Yr)
"Manage 1" 35 feet B: Maintain bounce at or below existing conditions plus 0.5 foot
P: Limit loadings to predevelopment loadings times 2(0.28 Lbs/Ac/Yr)
"Manage 2" 25 feet B: Maintain bounce at or below existing conditions plus 1.0 foot
P: Limit concentration to predevelopment concentrations(200 ppb)
"Manage 3" 16.5 feet B: No quantity requirement
i i
P: Limit concentration to 225 ppb
(d) In cases of new development or redevelopment the city shall require that vegetation in the
wetland buffer be installed prior to the issuance of the certificate of occupancy. The city
may waive this requirement in lieu of a cash escrow or letter of credit equal to 150 percent
of the cost to install the required buffer.
(e) The city may allow the disturbance of an existing buffer area during the course of
construction activity. This disturbance must be kept to a minimum, soils must be �
decompacted to a level that will accommodate root growth, and the buffer area must be re-
established as required by the city. The city will determine the amount of allowable •
disturbance. The city may require a cash escrow or letter of credit equal to 150 percent of
the cost to re-establish the buffer to its original condition.
(fl The city may require buffer area planting and maintenance when the city determines that
there is inadequate vegetation in the buffer area to meet the intent of this section. The city
may require a cash escrow or letter of credit equal to 150 percent of the estimated cost of
the vegetation and installation. The escrow or letter of credit must be valid for up to two
years and may be used by the city to replace any vegetation that dies..
(g) The affected property owner or homeowner association that is responsible for the
maintenance must:
(1) Maintain and repair damage to buffer areas from such activities as mowing, cutting,
grading or other prohibited activities, unless mowing is approved by the city as a buffer
management plan. Permission must be obtained from the city before implementing �
buffer management plans, which may include mowing, burning, and the use of �
herbicides.
(2) Maintain only the permitted vegetation in the buffer area and must remove all noxious
weeds and invasive, non-native species such as European buckthorn, upon obtaining a
vegetation removal permit from the city in conjunction with an approved buffer
management plan.
(3) Ensure that all soil surfaces in the buffer area are planted with the permitted vegetation '
and that there is no open soil surface that may result in erosion.
(4) Ensure that livestock or other domesticated animals which have the potential to
permanently disturb the buffer area by compaction or vegetation removal be kept from
entering the buffer area and wetland by a fence or other suitable means.
(h) The final upslope edge of the buffer shall be provided to the city in a hard copy and in a
CAD or GIS format in Hennepin County coordinates. .
(i) Golf course partial exemption. Public and private golf courses existing and in operation on
the date of adoption of this article shall be allowed a partial exemption from buffer creation
and maintenance requirements with regards to mowing or cutting buffer vegetation in areas •
subject to golf play, subject to the following:
(1) At such time that this article requires establishment of a buffer, applicant shall submit a
certificate of survey identifying the location, size and type of the wetland for which
buffer exemption is requested.
� ,
(2) Applicant shall submit a buffer management plan for city council approval, identifying
those areas where exemption is requested and providing for alternative methods of
wetland protection equivalent to an unmowed buffer.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
DIVISION 4. - USES
Sec. 78-1606. - Permitted uses.
Sec. 78-1607. - Conditional uses.
Sec. 78-1606. - Permitted uses.
(a) Within the wetland overlay districts no land may be used except for one or more of the
following uses:
(1) Native wetland vegetation, provided that no change is made to the ground elevation;
(2) Wildlife and nature preserves; ,
(3) Overhead utility fines and poles that are less than two feet in diameter;
(4) Docks which provide reasonable access to the lakeshore and do not exceed eight feet
in width;
(5) Public and private flood control structures, ponding and drainage facilities and
associated accessory appurtenances as approved by the city; or
(6) Environmental monitoring or control facilities, including those related to water quality
and wildlife regulation. �
(b) Within wetland buffer areas no land may be used except for one or more of the following
uses:
(1) Native vegetation, provided that no change is made to the ground elevation;
(2) Wildlife and nature preserves;
(3) Boardwalks, docks or other reasonable access to the wetland not exceeding eight feet
in width, poles that are less than two feet in diameter to be used for boardwalks and
bridges;
(4) Public and private flood control structures, ponding and drainage facilities and
associated accessory appurtenances as approved by the city;
(5) Environmental monitoring or control facilities, including those related to water quality
and wildlife regulation;
(6) Overhead utility poles and lines that are less then two feet in diameter, under-ground
utility lines and distribution equipment, light poles, traffic signals, traffic regulatory
signs, mailboxes and other equipment that provides an essential public service;
(7) Retaining walls if the city determines that the retaining wall will protect the wetland from
conditions of erosion, when approved as part of a wetland permit application.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
, ,
Sec. 78-1607. -Conditional uses.
(a) Within the wetland overlay districts and the wetland buffer areas no land may be used for
the following except by conditional use permit and except in conformance with the
standards specified in section 78-1608 of this article:
(1) Private and public recreational uses, including golf courses, impervious trails, picnic
grounds and boat ramps;
(2) Public utilities, including necessary structures;
(3) Other non-structural facilities similar to those permitted by this section which also meet
the intent of this section, as determined by the city; or
(4) Public structures associated with recreational uses permitted by this section or by
section 78-1606 of this section that are designed in an environmentally sensitive
manner and will withstand periodic flooding, except for structures designed or used for
habitation or the storage of equipment. .
(5) Unpaved hiking, skiing and horseback riding trails which comply with WCA standards.
(b) No conditional use permit will be granted unless its approval will not adversefy impact
wetlands, the wetland buffer area, and surrounding properties, the intent of this article or
the goals and policies of the community management plan. If applicable, granting of a
conditional use permit will be conditioned upon approval of the request by all other
appropriate regulatory governmental agencies, including but not limited to the Minnehaha
Creek Watershed District (MCWD), the Lake Minnetonka Conservation District (LMCD), or
the Minnesota Department of Natural Resources.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
DIVISION 5. -STANDARDS FOR THE W�'TLAND OV�'RLAY DISTRICT,BUFFER AREAS AND
NEIGHBORIIVG L�4NDS
Sec. 78-1608. - Standards.
Sec. 78-1609. - Removal of lands from the wetlands overlav district.
Sec. 78-1610. -Alteration of wetlands.
Sec. 78-1611. - Public control of wetlands.
Sec. 78-1612. -Wetland buffer markers.
Sec. 78-1613. -Violations.
Sec. 78-1614. -Authoritv/enforcement actions.
Secs. 78-1615-78-1630. - Reserved.
Sec. 78-1608. -Standards.
The following standards apply to all land within the wetland overlay districts, wetland buffer
areas, and to neighboring lands:
(1) Protection of wetlands and wetland buffer areas.
1 (
a. Except as modified or regulated by the standards of this subsection, all
requirements of the underlying zoning district apply.
b. No structures are allowed in the wetland overlay districts, or wetland buffer area
except those allowed as of right or by conditional use permit by sections 78-1606
or 78-1607 of this article.
c. Activities including, but not limited to, building (other than a boardwalk or dock),
paving, mowing, vegetation removal, filling, dumping, yard waste disposal or
fertilizer application are prohibited, except that certain such activities may be
permitted when approved by the city as a buffer management plan. Invasive non-
native vegetation, such as European buckthom and noxious weeds, may be
removed by obtaining a vegetation removal permit from the city.
d. Before grading or construction near a wetland overlay district or buffer area, the
owner or contractor must place erosion control fencing on the upland side of the
perimeter of the wetland overlay district or wetland buffer area, which ever is more
restrictive, or as required by the city. This fencing must remain in place until all
development activities that may affect the wetland and the wetland buffer area
have been finished and adequate vegetative coyer has been established at which
time the fencing must be removed. .
e. All structures must have a minimum basement floor elevation not less than one
foot above the 100-year flood elevation.
f. All hard-surtace runoff must be treated in accordance with the requirements of the
city and the appropriate watershed district. Treatment may include site retention,
skimmers, weirs or sedimentation ponds of appropriate scale. Structures and
ponds serving this purpose must be properly maintained and serviced by the
property owner.
g. Discharge into the wetlands must occur at a rate no greater than allowed by the
city engineer in accordance with the city's surface water management plan and the
appropriate MCWD requirements.
(2) Setbacks.
a. All buildings (principal and accessory), must be setback at least 20 feet from the
upslope edge of the wetland buffer. Exceptions: Play structures (including sport
court type structures), grade-level decks, patio slabs, driveways, sidewalks and
parking lots.
b. A setback from the buffer area is not required for overhead utility poles and lines
that are less than two feet in diameter, underground utility lines and distribution
equipment, light poles, traffic signals, traffic regulatory signs, mailboxes, entrance
monuments meeting section 78-1405(8) and other equipment that provides an
essential public service.
c. A setback from the buffer area is not required for fences or retaining walls.
(3) Nonconformities.
a. Effect of wetland boundary expansion. An existing structure, driveway or parking
area meeting the required setback from a city-designated wetland boundary or
buffer area is considered a legal nonconforming development if a later wetland
defineation or implementation of a wetland buffer shows that the wetland or its
buffer is closer than the required setback.
� 1
b. Existing nonconformities. An existing structure, driveway or parking area that does
not meet the required setback from a city-designated wetland boundary or buffer
area, is considered a legal nonconforming development.
c. Avoiding future nonconformities. In order to avoid the creation of future
nonconformities, in situations where development, redevelopment or construction
activity does not trigger the establishment of a buffer, the following setbacks shall
apply:
1. All new buildings shall maintain a setback from a delineated wetland boundary
equivalent to the width of the buffer area per the chart in section 78-1605(c)
plus the required 20 foot buffer setback.
2. All new non-structural impervious surfaces and those structures listed as
exceptions in section 78-1608(2)(a) above shall maintain a setback from the
delineated wetland boundary equivalent to the width of the buffer area per the
chart in [section] 78-1605(c).
d. Buffer flexibility. Where existing structures or surFaces are located within an area
that would be required for establishment of a buffer under this article, alternative
methods of wetland protection may be approved by the city council to avoid
creating unreasonable impacts on the existing use of a property. Such methods
may include but are not limited to buffer width averaging, redirection of drainage to
an area where buffer is feasible, use of rain gardens, cisterns or rain barrels, etc.
(Ord. fVo. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1609. - Removal of lands from the wetlands overlay distric�
(a) Removal of wetlands from a wetland overlay district (i.e. by filling, etc) requires a zoning
amendment and an amendment of the official city wetland map. The amendments must be
made pursuant to the provisions of section 78-43 of this chapter and WCA replacement
rules. These amendments must be consistent with the purpose of this article, the city's
surface water management plan and the goals and policies of the community management
plan. In determining the appropriateness of a rezoning request, the city council will consider
the size of the wetland overlay district, the magnitude of the area proposed for removal,
hydrological and ecological effects and the type and function of wetlands involved in order
to provide the maximum feasible protection.
(b) Wetlands within an overlay district may only be removed according to WCA rules and if at
least an equal area of wetland replacement is created to compensate for the wetland being
filled. Unless otherwise approved by the city council, compensatory wetland area must be
provided within Orono and within the same subwatershed (Painter's Creek, Long Lake
Creek, Classen Creek, Lake Minnetonka) as the wetland being altered, if available.
(c) In addition to application requirements, the city may require submission and approval of the
following information:
(1) A copy of the wetland replacement plan application submitted to the MCWD;
(2) A concept plan showing the ultimate use of the property;
(3) A grading plan, in hard copy format and a CAD or GIS format in Hennepin County .
coordinates, with appropriate drainage calculations and erosion controls prepared by a
registered engineer;
� ��
(4) A landscaping or revegetation plan;
(5) Such other information as may be necessary or convenient to evaluate the proposed
permit; and
(6) A MnRAM assessment approved by the MCWD.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1610. -Alteration of wetlands. .
(a) No alteration of land within a wetland overlay district or a wetland buffer is allowed without a
wetlands alteration permit, subject to recommendation by the planning commission and
approval of the city council. The planning commission must hold a public hearing after
notifying the property owners within 350 feet of the property on which the proposed
alteration will occur. Activities that constitute an alteration regulated by this section include
' changes to the size, depth or contour of the wetlands or its buffer, dredging, or alterations
of wetlands or buffer vegetation. Alterations do not include wetland planting or the selective
clearing or pruning of trees or vegetation that are dead, diseased, noxious weeds or similar
hazards. A wetland alteration permit is not required when a wetland district is rezoned to
another zoning classification. �
(b) Alteration of land within a wetland overlay district will only be allowed if water storage is
provided in an amount compensatory to that removed. Unless otherwise approved by the
city council, compensatory wetland area must be provided within the same subwatershed
district as the wetland being altered. In determining the appropriateness of an alteration
request, the city council will consider the size of the total wetland district, the magnitude of
the area proposed for alteration, the aesthetic, hydrological and ecological effect, the type
and function of wetlands involved, and such other factors as may be appropriate in order to
provide the maximum feasible protection to the wetlands. Application for a wetlands
alteration permit must be accompanied by such information as required by the city,
including:
(1) A copy of the wetland replacement plan application submitted to the MCWD;
(2) A concept plan showing the ultimate use of the property;
(3) A grading plan, in hard copy format and a CAD or GIS format in Hennepin County
coordinates, with appropriate.drainage calculations and erosion controls prepared by a
registered engineer;
(4) A landscaping or revegetation plan;
(5) Such other information as may be necessary or convenient to evaluate the proposed
permit; and
(6) A MnRAM assessment approved by the MCWD.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1611. - Public control of wetlands.
(a) The city council may require that the owner of any property affected by this article must
establish wetland and buffer area easements or restrictive covenants to be recorded within
the property's chain of title. These easements or covenants must describe the boundaries
of the wetland and buffer area; document the obligations of the property owner with regards
� �
to the wetland buffer; and prohibit any building, paving, mowing (unless approved as a
buffer management plan), cutting, filling, dumping, yard waste disposal or fertilizer
application within the wetland and the buffer area. The owner or developer must record
these easements or covenants with the final plat, with deeds from a lot division or, if no
subdivision is involved, before the city issues a grading permit or building permit for an
affected property. The applicant must submit evidence that the easement or covenant has
been submitted to the county for recording.
(b) If the city council does not require an easement or covenant, the city may record a notice of
the wetland and buffer area requirements against the property. The property owner must
still comply with the requirements of this section.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1612. -Wetland buffer markers. .
When new development or redevelopment results in multifamily residential or a business
use, the developer must place markers at the upland boundary of the wetland buffer edge at
least every 200 feet, subject to city approval. The developer must submit a location plan in hard
copy format and a CAD or GIS format in Hennepin County coordinates and must use uniform
markers provided by the city. The city will charge a reasonable cost for the markers and
approve the location of the markers prior to installation.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1613. -Violations.
Violation of the provisions of this article or failure to comply with any of its requirements
(including violations of conditions and safeguards established in connection with grants of
variances or conditional uses) shall constitute a misdemeanor and shall be punishable as
defined by law.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
Sec. 78-1614. -Authority/enforcement actions. •
Nothing herein contained shall prevent the city from taking such other lawful action as is
necessary to prevent or remedy any violation. Such actions may include but are not limited to:
(1) In responding to a suspected article violation, the planning director and the city may
utilize the full array of enforcement actions available to it including but not limited to
prosecution and fines, injunctions, after-the-fact permits, and/or orders for corrective
measures to the guilty party.
(2) When an article violation is either discovered by or brought to the attention of the
planning director, the planning director shall immediately investigate the situation and
document the nature and extent of the violation of the official control. As soon as is
reasonably possible, this information will be submitted to the MCWD along with the
community's plan of action to correct the violation to the degree possible.
(3) The planning director shall notify the suspected party of the requirements of this article
and all other official controls and the nature and extent of the suspected violation of
these controls. If the structure and/or use is under construction or development, the
. . , �
planning director may order the construction or development immediately halted until a
proper permit or approval is granted by the community. If the construction or
development is already completed, then the planning director may either: (1) issue an
order identifying the corrective actions that must be made within a specified time period
to bring the use or structure into compliance with the official controls; or (2) notify the
responsible party to apply for an after-the-fact permit/development approval within a
specified period of time not to exceed 30-days.
(4) If the responsible party does not appropriately respond to the planning director within
the specified period of time, each additional day that lapses shall constitute an
additional violation of this article and shall be prosecuted accordingly. The planning
director shall also upon the lapse of the specified response period notify the landowner
to restore the land to the condition which existed prior to the violation of this article.
(Ord. No. 28 3rd series, § 1, 8-22-2005)
1 PC Exhibit L
��1 VO
CITY OF ORONO
� a„ Street Address: Mailing Address: Telephone(952)249-4600
's'�, ti 2750 Kelley Parkway P.O.Box 66 Fax (952)249-4616
�,y �,�' Orono, MN 55356 Crystal Bay,MN 55323 www.ci.orono.mn.us
'�F s H ott
13 March 2013
Spring Hill Golf Club
Attn:Tim Johnson
725 Sixth Ave N
Wayzata, MN 55391
SUBJECT: Zoning Application#12-3585
On October 25, 2012 your application for a conditional use permit and wetland alteration permit for Spring
Hill Golf Club was received by the City of Orono. On February 8, 2013 this application was considered to be
� complete.Your application is scheduled to be before the Orono Planning Commission on Monday, March 18,
2013.
This letter is your notification that the City is extending the time period for City action on application #12-
3585 under Minn. Stat. § 15.99, subd. 3(f). The time period for action on this application is extended until
June 8,2013. No action is required on your part regarding this extension.
Please contact me at 952.249.4627 or mcurtis@ci.orono.mn.us if you have questions on this matter. �
Sincerely,
City of Orono
t
Melanie Curtis
Planning&Zoning Coordinator
RUN DATE: 1/4/2013 AENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIS'1� . P C EXII l blt M
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C R&K W PERRY M D&S R STROSEL W AAND L J SCHNEIDER
1125 HUNTER DR 525 HUNT'ER PASS 465 HLTNTER PASS
CHRISTOPHER R/KELLY W PERRY MARK D&SUSAN R STROBEL WILLIAM AND LINDA SCHNEIDER
1125 HiJA]'I'ER DR 525 HiJNTER PASS 465 HUNTER PASS
WAYZATA MN 55391 WAYZATA MN 55391 WAYZATA MN 55391
� ,
38 25-I18-23 31 0008 38 25-ll 8-23 31 0010 38 25-118-23 32 0002
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425 HUNTER PASS 38 ADDRESS'UNASSIGNED 38 ADDRESS UNASSIGNED
TONKAWA INC SPRING HILL GOLF CLUB D�WIEL BOLGAR
301 CARLSON PKWY STE 275 725 CO RD NO 6 700 SIXTH AVE N
MINNETONKA MN 55305 WAYZATA MN 55391 WAYZATA MN 55391
38 25-118-23 32 0003 38 25-118-23 33 0003 38 25-118-23 34 0002
DAMEL BOLGAR V Z&E T HAWN RICHARD A ZONA TRUSTEE
700 SIXTH AVE N 625 SPRING HILL RD 465 SPRING HILL RD
DANIEL BOLGAR VAN ZANDT&ELIZABETH T HAWN WCHARD A ZONA '
700 SIXTH AVE N 625 SPRING HILL RD 465 SPRING HILL RD
WAYZATA MN 55391 VJAYZATA MN 55391 WAYZATA MN 55391 �
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RICHARD J&MARY E NIGON DAVID PEARCE MOTTICA M LAWYER
445 SPRING HILL RD SUSAN PEARCE PETER C LAWYER
WAYZATAMN 55391 ' S9]NORTH STREAM RD 541 NORTH STREAM RD
ORONO MN 55391 WAYZATA MN 55391
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MICHAEL J HAHN MIKE HAHN D W PEARCE&S M PEARCE
521 NORTH STREAM RD 531 NORTH STREAM RD 38 ADDRESS UNASSIGNED
MICHAEL J HAHN MIKE HAHN DAVID PEARCE
521 NORTH STREAM RD 531 NORTH STREAM RD SUSAN PEARCE
WAYZATAMN 55391 WAYZATAMN 55391 591NORTHSTREAMRD
ORONO MN 55391
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D W PEARCE&S M PEARCE DOUGLAS DAYTON ETAL G C&M H VACEK
38 ADDRESS LTNASSIGNED 300 SIXTH AVE N 333 HOLLANDER RD
DAVID PEARCE DOUGLAS J DAYTON GARY C&MARY H VACEK
SUSAN PEARCE 300 CO RD NO 6 333 HOLLANDER RD
591 NORTH STREAM RD WAYZATA MN 55391 WAYZATA MN 55391
ORONO MN 55391 ,
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DOUGLAS J MOECHNIG W W ERICKSON&N D ERICKSON G M&S W KNAPPENBERGER
345 SPRING HILL RD 335 HOLLANDER RD 1420 TAMARACK DR•
DOUGLAS J MOECFINIG WALTER W&NANCY D ERICKSON GAIL&SHARYN KNAPPENBERGER
345 SPRING HILL RD 335 HOLLANDER RD 1420 TAMARACK DR
WAYZATR MN 55391 WAYZATA MN 55391 LONG LAKE MN 55356
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RUN DATE: 1/4/2013 HENNEPIN COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIS'1� PAGE: Z
80 26-118-23 12 0006 80 26-118-23 12 0007 80 26-118-23 13 0001
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ANN G&MICHAEL G HOFKIN GAIL&SHARYN KNAPPENBERGER SETH E HOYT
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LONG LAKE NIN 55356 LONG LAKE MN 55356 LONG LAKE MN 55356
80 26-118-23 13 0003 SO 26-118-23 14 0001 80 26-118-23 14 0002
SPRING HILL GOLF CLUB D HUGHES&J L HUGHES ROBERT K LEEDS
80ADDRESS UNASSIGNED 1225 WII.LOWBROOK DR 1275 WILLOWBROOK DR
SPRING HILL GOLF CLUB DEBRALIN HUGHES ROBERT K LEEDS
725 CO RD NO 6 JEFFREY L HUGHES 1275 WILLOWBROOKE DR
WAYZATAMN 55391 1225 WII.LOWBROOKDR WAYZATAMN 55391
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1300 WILLOWBROOK DR 1425 TAMARACK DR 1325 TAMARACK DR
MARY F ALSHOUSE FORTUNA PROPERTY LLC G A S TEN LLC
. 1300 WILLOWBROOK DR � 3470 ZIRCON LN N 601 CARLSON PKWY#350
WAYZATA MN 55391 PLYMOUTH MN 55447 MINNETONKA MN 55305
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JOHN E SCHUETT RANDAL W BAKER JOHN E SCHLIETT
1205 TAMARACK DR 1255 TAMARACK DRIVE 1205 TAMARACK DR
LONG LAKE MN 55356 LONG LAKE MN 55356 LONG LAKE MN 55356
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HAMEL PROPERTIES LLC SIDNEY L BRENNAN JR CHARLES C DUNNAVAN
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]085 TAMARACK DR 1065 TAMARACK DR 1245 COLiNT'P RD 6
LONG LAKE MN 55356 LONG LAKE MN 55356 LONG LAKE MN 55356
38 26-118-23 34 0011 • 38 26-118-23 41 0403 38 26-118-23 41 0004
WHITE OAKS HOMEOWNERS ASSOCT LUCIA P DELANEY M J SETTTICKER&M SETNICKER
38 ADDRESS UNASSIGNED 1101 WILLOWBROOK DR 1175 WII.LOWBROOK DR
WHITE OAKS HOMEOWNERS ASSOCI' LUCIA P DELANEY MICHAEL J SETMCKER
1245 COUNTY RD 6 1101 WILLOWBROOK DR MOLLY SETMCKER
LONG LAKE MN 55356 WAYZATA MN 55391 1175 WILLOWBROOK DR
WAYZATA MN 55391
i�ECE1'1sE�
� FEB 8:-- 2013
C�'fYOF ORONO
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RUN DATE: 1/4/2013 HENNEPIN COUNTY PROPERTY IIVFORMATION SYSTEM(PROPERTY OWNERS LIST) PAGE: 3
38 26-118-23 41 0006 38 26-118-23 41 0008 38 26-I 18-23 41 0009
LUCIA P DELANEY Y&Y KIM G GRONNEBERG&M GRONNEBERG
38 ADDRESS LJNASSIGNED 1180 WYNDMERE RD 1185 WYNDMERE RD
LUCIA P DELANEY YOUNGKI&YOUNGSUN KIM GARY W&MARSHAA GRONNEBERG
1101 WILLOWBROOK DR 1180 WYNDMERE RD 1185 WYNDMERE RD
WAYZATA MN 55391 WAYZATA MN 55391 WAYZATA MN 55391
38 26-118-23 41 0010 38 26-118-23 41 0011 38 26-118-23 41 0012
B K HONG&K K HONG F S GILL&G Z GILL KERN M HOPPE
1165 WYNDMERE RD 1145 WYNDMERE RD 38ADDRESS UNASSIGNED
BACK K HONG F STEPHEN&GRETCHEN GILL KERN M HOPPE
1165 WYNDMERE RD 1145 WYNDMERE RD 47585 CHAPINWOOD RD
WAYZATA MN 55391 WAYZATA MN 55391 CABLE WI 54821-3409
38 26-118-23 41 0013 38 26-118-23 41 0014 38 26-118-23 42 0006
J G KRUESEL&S M KRUESEL KERN M HOPPE SPRING HILL GOLF CLUB
1150 WYNDMERE RD 1140 WYNDMERE RD ]O50 TAMARACKDR
JEFFREY G KRUESEL KERN M HOPPE SPRING HILL GOLF CLUB
SHEILA M KRLTESEL 47585 CHAPINWOOD RD 725 CO RD NO 6
1150 WYNDMERE RD CABLE WI 54821-3409 V✓AYZATAMN 55391
ORONO MN 55391
38 26-118-23 43 0004 38 26-118-23 43 0005 38 26-118-23 43 OQ06
W H HITE JR&S A SMITH MARNEY B BROOKS ET AL TRSTE R W FULLERTONIC K FULLERTON ,
I125 SPRING HILL RD 1025 SPRING HILL RD 1135 SPRING HILL RD
WILLIAM H HITE JR MARNEY B BROOKS ROBERT&CAROLINE FULLERTON
LISAA SMIT'H 1300 U S TRUST BLDG 730 2ND AVE S#1300
1125 SPWNG HILL RD 730 2ND AVE S MINNEAPOLIS MN 55402
WAYZATA MN 55391 MINNEAPOLIS MN 55402
38 26-118-23 44 0002 38 26-118-23 44 0006 38 26-118-23 44 0007
JOANNE M PASTEL ETAL TRUST SPRING HILL GOLF CLUB SPRING HILL GOLF CLUB
951 SPRING HILL RD 725 SIXT'H AVE N 38 ADDRESS iJNASSIGNED
JOANNE M PASTEL SPRING HILL GOLF CLUB SPRING HILL GOLF CLUB
951 SPRING HILL ROAD 725 CO RD NO 6 725 CO RD NO 6
WAYZATA MN 55391 WAYZATA MN 55391 V✓AYZATA MN 55391
38 35-118-23 I1 0001 38 35-118-23 11 0002 38 35-118-23 14 Q008
SPRiNG HILL GOLF CLUB COUNTY OF HENNEPIN BRUCE B DAYTON
38 ADDRESS LiNASSIGNED 38 ADDRESS iJNASSIGNED 900 OLD LONG LAKE RD
SPRING HILL GOLF CLUB COUNTY OF HENNEPIN BRUCE DAYTON
725 CTY RD 6 ATTN:REAL ESTATE MANAGER C/O OKABENA COMPANY
WAYZATA MN 55391 701 4TH AVE S SUITE 460 1800 IDS CENTER
MINNEAPOLIS MN 55415 MINNEAPOLIS MN 55402
38 36-118-23 22 0003
F WINSTON&E C WINSTON
755 SPRING HILL RD
FREDERICK WINSTON ,
765 SPRING HII.L RD
WAYZATAMN 55391
��'�����.`"?,�
I CERTIFY THAT THE FACTS REPRESENTE AN TRUE SENTATION OF INFORMATION
AS IT APPEARS Tp�HIS DATE ON Tf�REC NN ER SERVICE EPARTMENT. p
DATE: �Altl O� 20�� BY: F�l�.'�,� CUI�
_�,��OF ORONO
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FEB 8= 101�
�����ORONO
1/4/2013
� �
Date Application Received: 02/28/13
Date Application Considered as Complete: 02/28/13
60-Day Review Period Expires: 04/29/13
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
From: Melanie Curtis, Planning&Zoning Coordinator��
Date: 12 March 2013 •
Subject: #13-3597, Orono Public School ISD 278, 685 Old Crystal Bay Road N
Conditional Use Permit:Accessory Buildings(Sheds)
Public Hearing
-----------------------------------------------------------------------------------
Zoning District: RR-16,One Family Rural Residential, 2-acres/200'width
Lot Area: 38+acres
Application Summary: Orono Public School intends to construct/assemble two 16' x 22' sheds
adjacent to the new softball field area; a CUP is necessary in order to construct the accessory
buildings on the property.
Staff Recommendation: Planning Department Staff recommends approval of the CUP.
List of Exhibits
ExhibitA. Application
Exhibit 8. Proposed Site Plan/Partial Survey
Exhibit C. Construction Plans
Exhibit D. Aerial Photo-2012
Exhibit E. Property Owners List
Exhibit F. Plat Map
Pertinent Zoning Ordinance Sections
Sec. 78,418. -Conditiona/uses.
Within any RR-18 one family rural residential district, no structure or land shall be used for the
following uses without a conditional use permit:
(11) Schools, daycare centers, uses accessory to a high school.
a. Pre-kindergarten,primary and secondary public schools and private schools with a
curriculum similar to a pre-kindergarten,primary or secondary school.Schools may
include before and afterschool care forstudents.
b. Daycare centers, nursery schools and similar programs that are not associated with a
public or private school and serve pre-kindergarten children.
c. Indoor ice arenas accessory to a high school provided the arena, including accessory
uses, is:
1. Located on the same tax parcel as the high school to which it is accessory and is
owned by the local school district;
2. Not separated from the high school building by a public road;
3. Operated by the school district or by a nonprofit organization;and
. , r
FILE#13-3597 '
13 March 2013
Page 2 of 2
4. All structures are located at least 50 feet from any adjacent property zoned for
residential use.
Background
The Orono Schools would like to construct two 350 square foot sheds on the 685 Old Crystal Bay
Road North property to house equipment near the newly constructed softball field. As the
school and uses accessory to the school are permitted conditionally in the RR-1B rural
residential zoning district,a conditional use permit is required to authorize construction of the
new sheds.
Staff Recommendation
Planning Staff recommends approval of the CUP to construct two sheds according to the site
plan provided.
A
� , RECEIVED
City of Orono .
, , , MAR 0 4 2053
Condit�ional Use Permit or Cf-�OFORONO
Other Land Use Perm it Appl ication pC ExhibitA
StreetAddress: � _ Application# 13 - 3 S�i
2750 Kelley Parkway
��.� Orono,MN 55356 Date Received: - — I 3 �
O O Staff: M�
Main: 952-249-4600
fax: 952-249-4616 Fee: Q� �
,� � Mailing Address: Escrow�#&$ •
�� ti P.O.Box 66 .
�Q~ Crystal Bay,MN 55323-0066 Permit Fee
t�'Esfi�g' . Notes: . •
. .__, .. ,,� , . , .. ..
. .,.. _ .. . .
This application form must be completed in full. Applicant�will be notifed within 15 days as to the status of the
applicafion: Incomplete applications will not be pla ed on Planning Commission Agendas.
Job Site Address: p � � � s IJG
CONTRACTOR/APPLICANT INFORMATION:
Name: ���-;,,� �.c�a�1
Phone: sZ- - 3 � Fax: q Z- �-b'3°I
Address: � Cit : ZIP: S53 Sb
Contact Person: 5,4�� Contact's phone number S�4 ' �
Email Si,"vu.co�(�.O�,�J�1d.��Z.i�'1����5 Applicant is: Contractor Homeowner (Circle One)
PROPERTY OWNER INFORMATI N• `
Name: U u��`c., ,�G�04�
Phone(day): — 3
Mailing Address: PO a P ZIP: 6
Email and/or Fax
Overall Project Description: ' di ��� � �►e
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
Gradin and Fil(ing-501 cu. d.or more $700*+Permit Fee $700
� Grading and filling—�ivithin 75'of OHWL(inclucles seawalls&retaining walls) $700*+Permit Fee $700
Grading and flling—wetland and floodplain $700'`+Permit Fee $700
Guest House/Guest A artment � $700* $700
�dus�rie+(church, school,etc.) -j�,�y2�°--I' $700*
Renewal, IF no chan e to ori inal lan $350 NA
Residential Accesso Structure $700* $700
Check Box OTHER LAND USE APPLICATIONS A lication Fee Escrow
A eal of Administrative Decision $100 NA
Commercial Site Plan Review $700* $10,000(minimum)
Com rehensive Plan Amendment $700 NA
Easement/Right-of-Wa RO Vacation,with Subdivision $200" NA
Easement/Ri ht-of Wa RO Vacation,without Subdivision $700* NA
Rezoning $700 NA
PID 5 acre minimum er code $200/acre minimum$1,000 $10,000(minimum)
PUD Rezonin H 12 Corridor Onl —Residential $700+$40 er dwellin unit $10,000(minimum)
PUD Rezonin H 1'Z°Corridor Onl —Commercial/Industrial $200/acre minimum$875 $10,000(minimum)
. � _ *plus E ' eer�pg 8� gal Review Costs
CUP&Other Land Use Applications
Updated: January 31,2012
- 13-
�
REQUIRED SUBMITTALS:
All of the following information must be submitted by the application deadline date in order for your application to
be processed.
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�
APPLICANT ANDIOR 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
�r .
• 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 andlor 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 assigned to your project.
Owner's Signature: ��� � • Date: Z�z g ? 13
Owner's Signature: Date:
Applicant's Signature: Date: �s 'Z
Applicant's Signature: � Date:
REC�IVE�
MA� �� Li�l3
• CIl'1(OF ORONO
CUP&Other Land Use Applications �
Updated: January 31,2012
- 14-
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�,,,� SOFTBALL FIELD AND PLATFORM/TRAILS i n.�wr�«++h�+m�•aa��a• SITE LAYOUT P��•m"�• "°�
ORONO PUBLIC SCHOOLS pnpand by m�or u�.r my dirwt
ANDBRSON-.lOH1VSON ��p�Ma�on cne thcl I am a euy AND ��01rz0H�
1 ASSOCIATESi No�n��d Wndaaap�MohRwf �mwn By xta
ORONOPUBLICSCHOOLS ��aK,n.b.,o+,+,.s�a,. GRADING PLAN ck. e� �RP
ING of Ylnn•aota. Rwlalons
LANDSGP6ARCtDTEClUltS. • 9T6PLANNdJG • QV1LfiNC�VEERINO
uucou�vvwa�xaw �� ' �d�JHn JAY R. POMEROY
F�xn��.+*�oJn PA(76)JS!l-77I➢
of � _ Rp.Na.�DaN 02/20H2
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�esi n # 80129 � - • g
9 ��
212612013
Items Selected. Options Selected: F�°°'v'�► .
Gable roof w16112 pifch,slaodard frusses 2'O.C. The opfions you have selecfed are:
Truss Design Locaiio�Zip Code:55356 15 LB Roof Fell
2 2 Rows Gra�ular Ice&Water Barrier
16'Wide X 22'Deep X 8' Sfandard Concrete Blocks � � 00 °'
' �� .;;;�,
' ve �i Siding Anchor Bolfs � Op
1z4 Pine Oufside Corners 1-36X80 SeNice Door-E-16-Pa�el Sfeel LS
12"gablel24"eave overhangs � 2-24z24 Wi�dow—Wh�e Vinyl Utility
112"OSB Roof Sheathing 1-36X80 Service Door—E-16-Panel Sieel RS
20 yr.Classic,O�yz Black Shingles 1-8z7 Overhead Door—Non-Insulafed Ribbed Back View
Plastic Roof Ve�t,Black
Pine Soffit�Fascia �
Whife Regular Roof Edge
Pioe Overhead Door Jamb �0
��
IaECEIVED
MAR Q 4 �0i,�
CITY OF ORONO
Today's estimated base price: $2,098.57 Today's estimated price: $3,678,78
The base pnce mcludes:0"Eave10"Gable Ouerhangs,Framing Materials,
1116 OSB Roof Sheathi�g,20 yr.Fiberglass Classic-Onyz If purchased today, y0U SaV@: $342.8�J
Black Shingles,Pi�e Fascia,Galvanized Regular Roof Edge,
8 TezfuredVe�ical Hardboard Siding,No Service Doors, Monthly BIG Card payment; � :�. � .
No O�rerhead Doors,No Windows,or Any Other Optio�s. � �
��� Take this sheet to the Building Materials counter to purchase your materials.��� �
All iniamation on Ihis fam,olher than price,has been provided by guesl and Menards is nof responsble fa any erras in the information on this estimate,induding buf not limited fo quantily,dimenson and quality.Please examine
Ihis estimafe aretully.MENARDS MAKES NO REPRESENTATIONS,ORAL,WRITTEN OR OTHERVNSE,THAT THE MATERIALS LISTEDARE SUITABLE FOR AM'PURPOSE BEING CONSIDERED BY THE GUEST.
BECAUSE OF THE W1DE VARIATIONS IN CODES,THERE ARE NO REPRESEMATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CADE REQUIREMENTS.
:
_
: �- , ' . _ ' � Page 2 of 2 �
Design # 80129 • - -
��� . . �� , 212612013
. Here are the wall configurations for your design.
Illustration May Not DepictAli Options Selected �-�`��
..............:::..:::::::..�::::::.:::::.::::::::::::.::.:::.:::.�:::::.. ::::::.:::.:::::.. :.:...:..:.::::::::
16' 4' 8'X 1' 4'
Gabie Froot View
� (1)-MSEST 8X7 EZ-SET WHITE MSEST NONINS
:::::o�::>:
o���::
::>�:<�:::
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............ .........::: :::::.:::.�:::.::::::::::::::.:
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:.:::3�_9N�::::::::::::::.2�_4p:::::::::: .:..:::::.5p::.>:.:>::>� ;.2'-6"�. .:2'-6"<. <.>;:.>:.;:.::1�.�p:>:.»:.:.:.>
rzr zzr �zc�e� szs-s�
Eave Front View Eave Back View
�2 -24X24 WHITE VINYL UTILITY WINDOW (1)-E-16-PANEL STEEL DOOR PH36X80 LH DB
1;-E-16-PANEL STEEL DOOR PH36X80 RH DB
RECEIVED
MAR 0 4' 201��'`
Building Size:16 feef wide X 22 feet long X 8 feet high �
Approzimafe Peak Heighf(includes 1 tow of concrefe blocks):13 feef 1 ioches(157 inches) S�
Menards provitletl maferial esfimates are infe�ded as a,general consfrucfion aid and ha�e l�en calculafed using typical construction meihods.Because of fhe wide variable in
codes and sile resfricfioos,all fi�al plans a�d material lisfs must be verified with your local zo�ing o�ice,architeci andlor builder for building design and code compliance.
Menards is a supplier of consirucfion mafenals and does nof assume liability for design,engmeenng or the completeness of any maferial lisfs provided. Untlergrountl electncal,
phone and gas Imes shoultl be locafed and marked before your building plans are finalized.Remember fo use safety equipment mcludi�g dusi masks a�d sight a�d hearing
profecfion dunng co�strucfion io ensure a pos�ive buildiog ezperience. ,
.
, '
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• RUN DATE: Zn8/2013 HENNEP[N COUNTY PROPERTY INFORMATION SYSTEM(PROPERTY OWNERS LIS'1� - PC EXII I I]It E .
38 33-118-23 12 0002 38 33-118-23 12 0004 38 33-118-23 12 0007
PROFESSIONAL PROP ORONO LLP CITY OF ORONO H RA CITY OF ORONO '
2765 KELLEY PKWY 38 ADDRESS UNASSIGNED � 2700 KELLEY PKWY
PROFESSIONAL PROP ORONO LLP CI'I'Y OF ORONO H R A CITY OF ORONO
835 PARTENWOOD RD 1335 BROWN RD S 1335 BROWN RD S
LONG LAKE MN 55356 WAYZATA MN 55391 WAYZATA MN 55391
38 33-118-23 l3 0021 , 38 33-118-23 21 0001 . 38 33-118-23 21 0002
PINE CORNER PROPERTIES LLC SCHOOL DIST NO 1 I SCHOOL DIST NO I1
550 OLD CRYSTAL BAY RD N 765 OLD CRYSTAL BAY RD N 685 OLD CRYSTAL BAY RD N
PINE CORNER PROPERTIES LLC ORONO IND SCHOOL DIST NO 278 • ORONO IND SCHOOL DIST NO 278
550 OLD CRYSTAL BAY RD N 685 OLD CRYSTAL BAY RD N 685 OLD CRYSTAL BAY RD N �
LONG LAKE MN 55356 LONG LAKE MN 55356 LONG LAKE MN 55356
38 33-I18-23 22 0001 38 33-118-23 23 0002 38 33-118-23 24 0001
]AMES W LUPIENT ETAL R E DUMAS&K G DUMAS LAND VENTURES I LLC
3200 WAYZATA BLVD W 3025 WAYZATA BLVD W 595 OLD CRYSTAL BAY RD N
JAMES W LUPIENT ROBERT E&KATHRYN G DUMAS LAND VENTURES 1 LLC
750 PENNSYLVANIA AVE S 3025 WAYZATA BLVD 4350 BAKER RD STE 400
GOLDEN VALLEY MN 55426 BOX 607 MINNETONKA MN 55343 ,
LONG LAKE MN 55356
38 33-118-23 24 0002 . '
LAND VENTURES I LLC
38 ADDRESS UNASSIGNED
LAND VEN'fURES I LLC
4350 BAKER RD S7'E 400
MMNETONKA MN 55343
I CERTIFY THA'C THE FACTS REPRESENTED ARE AN ACCURATE AND U PEtESENTATTON OF INFORMATION
. AS IT APPE S THI DATE ON TH� OF THE N UN TA}�AYER SERVICES DEPARTMENT.
DATE: Z� I� BY\ � '
� � RECEIVED
MAR 0-4 2�13 �
CITI(OF ORONO
. �:
,
.�i f
HENNEPIN COUNTY MAIL LABEL GENERATOR - '
• PC Exhibit F
•� Hennepin County Mailing Label Map .
. Provided By: Taxpayer Services Department
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Date Application Received: NA
; Date Application Considered as Complete: NA
60-Day Review Period Expires: NA
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator
,
From: Michael P. Gaffron,Asst. City Administrator '
Date: March 14, 2013
Subject: #13-3596 City of Orono - Zoning Study-Accessory Uses and Structures
- Study is Pursuant to Ordinance 96, 3rd Series -Moratorium
-Possible Text Amendments (Various Sections of Chapter 78)
, 2°a Review- Continued Public Hearing
------------------------------------------------------------------------------------
Pertinent Zoning Code Sections:
Various Sections of Chapter 78 - Including `Accessory Uses' Sections in R Districts
List of Exhibits
A-Use Tables 1-2-3: Extremely Common/Somewhat Common/Marginally Common
B -Existing Residential Permitted/Conditional/Accessory Uses by Zoning District
C -Existing Non-encroachments Code Section
D -Existing Zoning District Standards re Accessory Uses
E- Chapter 78 Excerpts re Accessory Uses and Structures
F -Memo of 2-14-13
At the Februazy meeting Planning Commission was introduced to the topic of unlisted accessory
uses by City Attorney Soren Mattick. This was further discussed at the March 6 work session
during which a number of currently unlisted accessory uses `customarily incidental to the
primary residential use' were considered. The intent of this review process is to determine
whether certain uses and structures that commonly appear at residential properties should be
added to the Zoning Code listing of allowed Accessory Uses within each zoning district. For
those that ultimately axe chosen to be listed, parameters for allowable location, size and height
should also be considered. We will also consider potential revisions to the sections of code
providing for �eneral standards for various accessory uses, as well as some definition revisions
and the desirability (pro and con) of text additions formally stating that `uses not listed are not
allowed'.
In order to better assess the wide range of non-listed `customarily incidental' accessory
structures and uses, staff has re-ordered and in some cases consolidated the list reviewed on
March 6, and then assigned each of the items into one of three `priority' categories: 1) extremelv
common structures/uses - found at most residential properties; 2) somewhat common
structures/uses - found at many but certainly not all residential properties; and 3) mar i�y
common structures/uses - found at a limited number of residential properties, or an as-yet
relatively uncommon structure or use that may become more common in the future. A fourth
category, perhaps, would be those structures/uses rarely if ever found on residential properties -
these would clearly not fit the definition of being `customarily incidental' and have not been
included for consideration.
c.
,
f�
Accessory Uses and Structures
March 14,2013
Page 2
To facilitate discussion regarding appropriate standards for each use or group of uses listed, it
may be useful to review how these items are addressed in other cities' codes. Excerpts from
various nearby cities' codes have been included with many of the uses in the attached tables - these are
not necessarily recommended text changes for Orono, but may provide a framework for discussion of
what standards Orono may wish to incorporate for accessory uses that are ultimately added to the Orono
Zoning Code.
1. "Extremely Common" Structures/Uses
This category includes a variety of accessory structures or uses which staff and PC agreed are
fairly obvious as being common within residential districts. These have long been allowed in the
City (with or without the need for building permits) and are found throughout all zones in the
City; from a common sense standpoint have been taken for granted as allowable, even though
they have not previously appeared within the zoning district lists of allowed accessory uses; and
in some cases standards for them are already established in the code. Table 1 (attached) lists
these uses or structures and notes existing applicable code sections as well as sample standards
for discussion.
2. "Somewhat Common" Structures/iJses
These are structures or uses that may be common in some zoning districts but not others, or
which reflect the needs/wants of a limited segment of the population, or which are decorative in
nature rather than necessarily functional. Table 2 (attached) list these uses or structures and
notes existing applicable code sections as well as sample standards for discussion.
3. "Marginally Common" Structures/Uses
These are structures or uses which are not found at most residential properties but which do exist
on some properties in Orono. Some of these items might be better addressed as Conditional
Uses rather than Accessory Uses. Table 3 (attached) list these uses or structures and notes
existing applicable code sections as well as sample standards for discussion.
Sample Code Language: Prohibition of Unlisted Uses
A number of cities' codes contain language specifying that if a use is not listed as permitted,
conditional or accessory within a zoning district, it is simply not allowed. Here are a few
examples of such language:
Maple Grove Sec. 36-211
"This article sets forth uses that are allowed in residential districts. If a use is not shown as a
permitted, conditional or accessory use, it shall not be permitted."
Wavzata Section 801.01.7 (Identical to Maple Plain 153.022)
"Uses Not Provided Within Zoning Districts: Whenever in any zoning district a use is neither
specifically allowed nor denied, the use shall be considered prohibited. In such cases, the City
Council or the Planning Commission, on their own initiative or upon request, may conduct a
study to determine if the use is acceptable and if so what zoning district would be most
appropriate and the determination as to conditions and standards relating to development of the
use. The City Council, Planning Commission or property owner, upon receipt of the staff study
shall, if appropriate, initiate an amendment to this Ordinance to provide for the particular use
under consideration or shall find that the use is not compatible for development within the City."
i
7
Accessory Uses and Structures
March 14,2013
Page 3
Minnetonka Section 300.10
"3. Accessory Uses. Within the R-1 District only the following uses shall be permitted as
accessory uses, provided they are subordinate to, and associated with and located on the same lot
as a permitted use:"
Mahtomedi Section 11.01, Subd. 6A
"6.0 Interpretation and Application. The provisions of this ordinance shall be the minimum
requirements.
A. Except as otherwise provided in this Ordinance, the following shall apply to a use not
provided for within a zoning district:
1. If a use is not specifically permitted in a zoning district,the use shall be considered as
prohibited in the zoning district.
4. The City or an applicant may initiate an amendment to this ordinance to permit the
particular use under consideration."
Staff Recommendation
The goal of this second review is to further consider the various accessory uses that have been
identified as customarily incidental to a principal residential use, as organized into the three
attached tables. Review and discuss the existing code sections that address or regulate those
uses, as well as the examples of how they may be addressed in other cities. Planning
Commission should identify those uses that clearly should be added to the residential districts as
accessory uses, and identify what standards should apply to each. Planning Commission may
wish to then consider putting those to the test using real-world examples.
The next step will be for staff to draft an ordinance amendment for discussion at your April 15
meeting. This draft would attempt to incorporate uses and pertinent standards into the
appropriate code sections (zoning district Accessory Use lists, accessory use standards, non-
encroachments section, etc.). -
/
PC Exhi6it A�
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' Zoning District Standards re Accessory Uses
Sec. 78-229. - Accessory uses. (R-1A District)
Within any R-1A one-family residential district, the following uses shall be permitted accessory uses: .
(1) Buildings temporarily located for purposes of construction on the premises for a
period not to exceed time necessary for such constructing.
(2) Communication reception/transmission devices as follows:
a. Accessory antennas. Accessory antennas shall be limited to radio and television
receiving antennas, satellite dishes, NRQs, and amateur shortwave radio
transmitting and receiving antennas.Accessory antennas that are accessory to
the principle use of property are permitted accessory uses in all zoning districts,
provided that they meet the following conditions:
1. Height. A ground-mounted accessory antenna shall not exceed 20 feet in
height from ground level.
2. Yards. Accessory antennas shall not be located within the required front
yard setback, corner side yard setback or side yard setback abutting a
street.
3. Roofs. If vegetation or obstructions interfere with satellite signals at a
location in any allowable placement area, the accessory antenna may be
placed on the roof of any authorized structure on the premises.
4. Location. Accessory antennas shall not be located within a required yard
or setback area or within drainage or utility easements. Antenna towers
shall be set back from adjacent property lines a horizontal distance no
less than the maximum height of the antenna.
5. Building permits. A building permit shall be required for the installation of
any accessory antenna requiring a conditional use permit. Building permit
applications shall be accompanied by a site plan and structural
component data for the accessory antenna, including details of
anchoring. The building official must approve the plans before
installation.
6. Lightning protection. Each accessory antenna shall be grounded to
protect against natural lightning strikes in conformance with the National
Electrical Code as adopted by the city.
7. Electrical code. Accessory antenna electrical equipment and connections
� shall be designed and installed in conformance with the National
Electrical Code as adopted by the city.
8. Color/content Accessory antennas shall be of a neutral color and shall
not be used as signage.
b. Amateurshortwave radio antennas and towers. Amateur shortwave radio
antennas and towers which do not meet the conditions for accessory antennas
may be allowed with a conditional use permit in all zoning districts, provided they
meet the following conditions:
1. Height.When an amateur shortwave radio antenna is mounted on an
antenna tower, the total height of the antenna and tower shall not exceed
65 feet.
2. Yards. Amateur shortwave radio antennas and towers shall not be
located within a front, corner side or side yard.
3. Setbacks. Amateur shortwave radio antennas and towers shall not be
located within any required setback area and shall be located no less
than the height of the antenna and tower from the property line.
Page 1 of 6
(3) Gardening and other horticultural uses, including aviaries and decorative landscape
features.
(4) Home occupations, as defined in this chapter.All home occupations shall comply
with the provisions of section 78-1376, and the licensing provisions of 26-76, when
applicable.
(5) One roadside stand offering for sale only farm products produced on the premises,
provided such stand does not exceed 200 square feet in area and is located at least
30 feet back from the public right-of-way.
(6) Private garages and parking space.
(7) Private swimming pools, tennis courts, and paddocks.
(8) Signs, as regulated in this chapter.
(Code 1984, § 10.20(4);Ord. No. 161 2nd series,§6, 6-7-1997;Ord. No. 221 2nd series,§3, 9-23-2002;
Ord. No. 82 3rd series,§4, 12-93-201 D; Ord. No. 96 3rd series, §3(3.01, 3.02), 11-13-2012)
Editor's note—See editor's note at Art. IV regarding 7� 8-229 and the moratorium established by Interim
Ord. No. 96 3rd series,§3(3.01, 3.02),adopted Nov. 13,2012.
Sec. 78-230. - Area, height, lot width and yard requirements.
(a) - Height. No structure or building in the R-1A district shall exceed 2'h 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 Lot Front Side Rear Side Yard
Area Width Yard Yard Yard Adjacent
(acre) (feet) (feet) (feet) (feet) to Street �
(feet)
1 140 35 10 30 35
************�*********�**************�**********************�******�********�********
Sec. 78-254. - A►ccesso�y uses. (R-1 B District)
Within any R-1 B one-family residential district, the following use shall be permitted accessory uses: �
(Remainder of Section 78-254 is identical to Section 78-229)
Sec. 78-255. - Area, heigh#, lot width and yard requirements.
(a) Height. No structure or building in the R-1 B district shall exceed 2'/stories and shall
not exceed 30 feet in height except as provided in section 78-1366
(b) Lots. The following minimum requirements shall be observed:
Lot Lot Front Side Side Yard Rear
Area Width Yard Yard Adjacent Yard
(acre) (feet) (feet) (feet) to Street (feet)
(feet)
0.5 100 30 10 15 30
Page 2 of 6
' � ************�*******�******************************************��*********�**********
Sec. 78-304. - Accessory uses. (LR-1A District)
Within any LR-1A one-family lakeshore residential district, the following uses shall be permitted
accessory uses:
(1) Buildings temporarily located for purposes of construction on the premises for a period not to
exceed time necessary for such constructing.
(2) Communication reception/transmission devices as follows:
[Remainder of Section 78-304(2) is identical to Section 78-229(2)]
(3) Gardening and other horticultural uses, including aviaries and decorative landscape features.
(4) Home occupations, as defined in this chapter. All home occupations shall comply with the
provisions of section 78-1376, and the licensing provisions of 26-76, when applicable.
(5) One roadside stand offering for sale only farm products produced on the premises, provided
such stand does not exceed 200 square feet in area and is located at least 30 feet back from
the public right-of-way.
(6) Private docks, subject to this code and other applicable regulations, including boat storage
density requirements. The accessory use of a private dock shall not include renting space.
(7) Private garages and parking space.
(8) Private swimming pools, tennis courts, and paddocks.
(9) Signs, as regulated in this chapter.
(Code 1984, §§ 10.20(4), 10.23(5);Ord. No. 161 2nd series, § 6, 6-7-1997;Ord. No. 221 2nd series, §3,
9-23-2002;Ord. No. 82 3rd series, § 10, 12-13-2010;Ord. No. 93 3rd series,§ 1, 6-25-2012;Ord. No. 96
3rd series, §3(3.01, 3.02), 91-13-2092)
Edifor's not�—See editor's note at Art. IV regarding 7S 8-304 and the moratorium established by Interim
Ord.No.96 3rd series, §3(3.01,3.02), adopted Nov. 13,2012.
Sec. 78-305. -Area, height, lo�width ar�d �ard requirerner�ts.
(a) Height. No structure or building in the LR-1A district shall exceed 2'/z stories and
shall not exceed 30 feet in height except as provided in section 78-1366
(b Lots. The followin minimum re uirements shall be observed:
Lot Lot Front Side Side Yard Rear
Area Width Yard Yard Adjacent Yard
� (acre) (feet) (feet) (feet) to Street (feet)
(feet)
2 200 50 30 50� 50
Page 3 of 6
*****************************************************************************�*******
Sec. 78-329. - Accessory uses. (LR-1 B District)
Within any LR-1 B one-family lakeshore residential district, the following uses shall be permitted
accessory uses:
(Remainder of Section 78-329 is identical to Section 78-304)
(Code ?984,§§ 10.20(4), 10.24(4); Ord. No. 161 2nd series, §6, 6-7-1997;Ord. No. 221 2nd series, §3,
9-23-2002; Ord. No. 82 3rd series,§ 13, 12-13-2010; Ord. No. 93 3rd series, §2, 6-25-2012;Ord. No. 96
3rd series, §3(3.01, 3.02), 11-13-2012)
Editor's note—See editor's note at Art. IV regarding 78-329 and the moratorium established by Interim
Ord. No.96 3rd series,§3(3.01,3.02),adopted Nov. 13,2012.
Sec. 78-330. -Area, height, lot width and yard requirements.
(a) Height No structure or building in the LR-1 B district shall exceed 2'/Z stories and
shall not exceed 30 feet in height except as provided in section 78-1366
(b) Lots. The followin minimum re uirements shall be observed:
Lot Lot Front Side Yard Rear Side Yard
Area Width Yard Adjacent Yard Adjacent
(acre) (feet) (feet) to Another Lot (feet) to Street
(feet) (feet)
1 140 35 10 30 35
*****�********�r*******************************�**************************************
Sec. 78-349. - Accessory uses. (LR-1C District)
Within any LR-1 C one-family lakeshore residential district, the following uses shall be permitted
accessory uses:
(Remainder of Section 78-349 is identical to Section 78-304)
(Code 1984,§§ 10.20(4), 10.25(5);Ord.No. 161 2nd series,§6, 6-7-1997;Ord. No. 221 2nd series, §3,
9-23-2002; Ord. No. 82 3rd series, § 16, ?2-13-2010;Ord.No. 93 3rd series, §3, 6-25-2012;Ord. No.96
3rd series, §3(3.01, 3.02), 11-13-2012)
Editar's note—See editor's note at Art. IV regarding 78-349 and the moratorium established by Interim
Ord. No.96 3rd series,§3(3.01,3.02), adopted Nov. 13,2012.
Sec. 78-350. - A�rea, height, lot width and yard requirements.
(a) Height. No structure or building in the LR-1 C district shall exceed 2'/2 stories and
shall not exceed 30 feet in height except as provided in section 78-1366
b) Lots. The followin minimum re uirements shall be observed:
Lot Lot Front Side Rear Side Yard
Area Width Yard Yard Yard Adjacent
(acre) (feet) (feet) (feet) (feet) to Street
(feet)
0.5 100 30 10 30 15
Page 4 of 6
******�****�*****************�**************�******************************�********
Sec. 78-368. - Accessory uses. (LR-1 C-1 District)
Within any LR-1 C-1 one-family lakeshore residential district, the following uses shall be permitted
accessory uses:
(Remainder of Section 78-368 is identical to Section 78-304)
(Code 1984, §§ 10.20(4), 90.25(5), 10.26(2); Ord. No. 161 2nd series, §6, 6-7-9997;Ord. No. 221 2nd
series, §3, 9-23-2002;Ord. No. 82 3rd series, § 19, 12-13-2010;Ord. No. 93 3rd series, §4, 6-25-2012;
Ord.No. 96 3rd series,§3(3.01, 3.02), 11-13-2012)
Editor's note—See editor's note at Art. IV regarding 7& 8_368 and the moratorium established by Interim
Ord. No.96 3rd series,§3(3.01,3.02), adopted Nov. 13,2012.
Sec. 78-370. - Area, height, lot width and yard requirements.
(a) Height. No structure or building in the LR-1 C district shall exceed 2'/2 stories and
shall not exceed 30 feet in height except as provided in section 78-1366
(b Lots. The followin minimum re uirements shall be observed:
Lot Lot Front Side Rear Side Yard
Area Width Yard Yard Yard Adjacent
(acre) (feet) (feet) (feet) (feet) to Street
• (feet)
0.5 100 30 10 30 15
*�**********************************�************************************************
Sec. 78-394. - A�cessory uses. (RR-1 A Disfrict)
Within any RR-1A one-family rural residential district, the following uses shall be permitted
accessory uses:
[ Items (1)thru (4) of this section are identical to Items (1)thru (4) of Section 78-229]
(5) Keeping of farm animals for noncommercial purposes and for the use of the occupants of
premises, provided that:
a. Where the applicant requests a conditional use permit to keep horses, there must
be at least one acre for the dwelling and two acres of open pasture for the first
horse. If the applicant requests a conditional use permit to keep more than one
horse,the properly must have one additional acre of open pasture for each ,
additional horse. Calculations of minimum pasture acreage shall not include any
land defined as a wetland or wetland buffer under section 78-1602.When horses
are kept stabled and do not require pasture for feed purposes, the minimum
pasture requirement may be adjusted at the discretion of the Council.
b. Where the applicant requests a conditional use permit#o keep farm animals other
than horses, there must be at least one acre for the dwelling and one acre for each
animal unit. Calculations of minimum acreage required shall not include any land
defined as a wetland or wetland buffer under section 78-1602
Page 5 of 6
>
c. Any building or structure associated with the�animals is located more than 150 feet' �
from the nearest adjacent residence and at least 75 feet from the nearest lot line.
d. The use is operated in compliance with Chapter 62,Animals.
(6) One roadside stand offering for sale only farm products produced on the premises, provided
such stand does not exceed 200 square feet in area and is located at least 30 feet back from
the public right-of-way.
(7) Private garages and parking space.
(8) Private swimming pools, tennis courts, and paddocks.
(9) Signs, as regulated in this chapter.
(Code 1984, §§ 10.20(3)(M), (3)(N), (4), 10.28(4);Ord.No. 161 2nd series, §6, 6-7-1997;Ord. No. 221
2nd series, §3, 9-23-2002;Ord. No. 28 3rd series, § 10, 8-22-20�5,�Ord. No. 82 3rd series, §25, 12-13-
2010;Ord. No. 96 3rd series, §3(3.01, 3.02), 11-13-2012)
Editor's note—See editor's note at Art. IV regarding 7§ 8_419 and the moratorium established by Interim
Ord. No.96 3rd series,§3(3.01, 3.02), adopted Nov. 13,2012.
Sec. 78-3°5. - Area, height, lot width and yard requiremen#s.
(a) Height. No structure or building in the RR-1A district shall exceed 2'/z stories and
shall not exceed 30 feet in height except as provided in section 78-1366
(b Lots. The followin minimum requirements shall be observed:
Lot Lot Front Side Side Yard Rear
Area Width Yard Yard Adjacent Yard
(acres) (feet) (feet) (feet) to Street (feet)
' (feet)
5 300 100 50 100 100
**************************************************************************�*********�
Sec. 78-419. -/�ccessory uses. (RR-1 B District)
Within any RR-1 B one-family rural residential district,the following uses shall be permitted
accessory uses:
(Remainder of Section 78-419 is identical to Section 78-394)
Sec. 78-420. - Area, height, lot width and yard requirements.
(a) Height. No structure or building in the RR-1B district shall exceed 2'/z stories and
shall not exceed 30 feet in height except as provided in section 78-1366
(b) Lots. The followin minimum requirements shall be observed:
Lot Lot Front Side Side Yard Rear
Area Width Yard Yard Adjacent Yard
(acres) (feet) (feet) (feet) to Street (feet)
(feet)
2 200 50 30 50 50
**�*************�*******�*******************************�****************************
Page 6 of 6
� PC Exhibit E
Zoning Code Sections Pertinent to Accessory Uses & Structures
Note: Some portions of text are shown in bold for easier identification within paragraph...
Sec. 78-1366. - Height of structures.
(a) The height limitations imposed by other provisions of this chapter may be increased
by conditional use permit by 50 percent when applied to the following structures:
(1) Church spires.
(2) Belfries.
(3) Cupolas and domes which do not contain useable space.
(4) Monuments.
(5) Water towers.
(6) Fire and hose towers.
(7) Observation towers.
(8) Flagpoles. .
(9) Chimneys.
(10) Smokestacks.
(11) Parapet walls extending not more than three feet above height of the
building.
(12) Cooling towers.
(13) Elevator penthouses. '
(b) Heights in excess of those allowed under subsection (a) of this section for the uses
enumerated in that subsection may be permitted only by conditional use permit
granted pursuant to the procedures as set forth in article V, division 2, of this chapter.
(c) On any lot sloping downhill from the street,which has an average ground slope on
that portion of the lot to be occupied by the main building of 25 percent or more
(measured in the general direction of the side lot lines), an additional 12 feet of
height may be permitted in such main building and the garage or parking space may •
be in the required front yard provided a yard of ten feet or more is maintained.
(Code 1984, § 10.75(1)—(3);Ord.No. 161 2nd series,§12, 6-7-1997)
Sec. 78-1372. - Dwelling use prohibited.
No cellar, basement,tent, trailer or accessory building shall at any time be used as an
occupied dwelling.
(Code 1984, § 10.03(11)) '
Pagelofl9
Sec. 78-1376. - Home occupations.
(a) Purpose. Home occupation regulations are established to ensure that home
occupations will not adversely affect the character and livability of the surrounding
residential neighborhood. The home occupation shall function as an accessory and
subordinate use to the principal use of the dwelling unit. In order to protect the public
health, safety and welfare within residential neighborhood, home occupations shall
be divided into two regulatory levels:
(1) Level 1 home occupations: Home occupations that comply with all standards
of subsection (d) of this section and which have no potential neighborhood
impacts. Level 1 home occupations may be operated without a license or
permit.
(2) Level 2 home occupations: Home occupations that comply with all standards
of subsection (d) of this section but which could have potential neighborhood
impacts; and home occupations that do not comply with all standards of
subsection (d) of this section and which are not prohibited home occupations
under subsection (e) of this section. Level 2 home occupations are
required to be licensed under the provisions of section 26-76. Level 2
home occupations may include but are not strictly limited to:
a. Those with employed persons other than occupants of the dwelling.
b. Those carried out partially or wholly in an accessory structure,
where allowed, including storage of materials, equipment or
commercial vehicles in an accessory building.
c. Those involving the use or parking of a commercial or nonpassenger
vehicle, whether such use or parking is in a building or outside.
d. Those which do not meet one or more of the specified performance
standards. ,
e. Those which generate excessive traffic under the standards of
subsection (d)(13) of this section.
In cases where it is unclear whether a home occupation should be classified as level
1 or level 2, the zoning administrator shall make such a determination subject to city
council confirmation if requested by the operator of the home occupation.
(b) Conformance required. All existing home occupations shall be brought into
conformity with this section within one year of the adoption of the ordinance from
which this section is derived.
(c) License required forlevel2 home occupations.An annual license shall be obtained
by any person operating a level 2 home occupation as defined in this chapter, under
the provisions of section 26-76 of this Code.
(d) Home occupation regulations. The regulations recognize that many types of home
occupations can be conducted with minimal or no effect on the surrounding
neighborhood. Home occupations shall be subject to the following standards:
Page 2 of 19
(1) The home occupation shall be clearly incidental and secondary to the
residential use of the premises, and shall result in no incompatibility with or
disturbance to the surrounding area.
(2) Employed persons. No one other than the occupants of the dwelling and one
employee or associate shall be on the property at any given time in relation
to the home occupation. No employee or associate or combination of either
shall work on the premises for more than 40 hours in one week. The home
occupation may employ additional nonresident employees only if their work
activities are perFormed off the premises. Personal vehicles of employees
working off the premises shall be parked within a building or shall be fully
screened from the street and from adjoining properties. Domestic employees
shall not be considered employees of the home occupation. �
(3) Exterior alterations or modifications that change the residential
character or appearance of the dwelling unit or accessory structure to
that of a commercial nature shall be prohibited.
(4) Interior alterations or modifications that eliminate the kitchen, habitable areas
for sleeping, and bathrooms shall be prohibited.
(5) The home occupation shall be conducted within the enclosed area of the
dwelling unit, with the exception of lessons or instruction for outdoor
activities, such as equestrian training and riding, tennis and other court
sports, gardening and swimming. In the RR-1A and RR-16, one-family
rural residential districts, home occupations or storage associated with
the home occupation may be conducted within accessory structures
subject to the following conditions:
a. No home occupation conducted wholly or in part in an
accessory structure shall produce noise, light and glare, odor,
vibration or traffic that will in any way have a perceptible effect
upon adjacent or nearby property.
b. The home occupation shall conform with all other applicable
zoning requirements.
c. The property must be conforming in area, and the accessory
structure must be conforming in location.
(6) Outdoor storage prohibited. Outdoor storage or display of materials, goods,
supplies or equipment related to the conduct of the home occupation shall be
prohibited, except that licensed passenger vehicles used in the home
occupation may be parked outside provided they are in compliance with all
other requirements of this section.
(7) Parking. All vehicle parking required for conduct of the home occupation shall
be off-street. The off-street parking area required for the principal residential
use shall be retained exclusively for the principal residential use and shall not
be made unusable by the home occupation. Off-street parking areas
-Page 3 of 19
providing more than two spaces for the home occupation shall be visually
screened from adjacent residential lots.
(8) Commercial or nonpassenger vehicles. Parking/storage of any commercial or
nonpassenger vehicles used in the home occupation shall be within a fully
enclosed building. Noise, odors or vibration from the operation of such
vehicles shall not be discernible at the property line.
(9) No equipment, machinery, or materials other than of a type normally found in
or compatible with a dwelling unit shall be allowed.
(10) No retail sales and delivery of products or merchandise to the public shall
occur on the premises except when accessory to the services provided.
(11) No home occupation activity of a non-residential character shall be
discernible from any private or public street. There shall be no exterior
signage or display, or interior signs or display which are visible from outside
the dwelling, except that a single nameplate sign of not more than two square
feet in area per surface, nor more than two surfaces, may be placed on the
property. Such sign, if displayed, shall include only the name of property
owner and the site address, and shall not identify the type of business.
(12) The hours of operation that a home occupation may be accessible to the
public shall be limited to the hours between 8:00 a.m. and 7:00 p.m.
(13) The home occupation shall not generate excessive traffic that is detrimental
to the residential character of the surrounding properties or the
neighborhood. For the purposes of this provision, more than five customers
or clients per day, or more than two customers at any given time, may be
determined to be an excessive and detrimental level of traffic. The number
shall apply to each dwelling unit, regardless of the number of home
occupations conducted in the dwelling unit. The criteria used by the zoning
administrator to determine impact shall include, but not be limited to:
a. The characteristics of the neighborhood, including current land use,
lot sizes, lot widths, parking availability, and screening.
b. Type of street, width, and traffic volumes.
c. The availability and location of off-street parking.
(14) Shipment and delivery of products, merchandise, or supplies shall be limited
to the hours of 8:00 a.m. to 7:00 p.m. and shall regularly occur only in single
rear axle straight trucks or smaller vehicles typically used to serve residential
areas.
(15) No sound or noise created by the operation of the home occupation shall be
audible at the property lines except between the hours of 8:00 a.m. and 7:00
p.m. Home occupations shall otherwise comply with all noise provisions of
this chapter.
(16) Any activity or event organized for the purpose of displaying or selling
merchandise shall not be held more than six times per year. This section
Page 4 of 19
shall not be construed as requiring a license or permit for occasional garage
sales or tag sales.
(e) Prohibited home occupations. The following uses, by their nature of operation, have
a pronounced tendency to increase beyond the limits permitted for home
occupations. These uses have objectionable operational characteristics that
adversely impact residential neighborhoods and shall be prohibited as home
occupations:
(1) Service, repair, or painting of any motorized vehicle, including but not limited
to motor vehicles, trailers, boats, personal watercraft, recreational vehicles,
and snowmobiles.
(2) Hair styling establishments that serve more than one person at a time.
(3) Adult uses, as defined in this Code.Adult uses are prohibited as a home
occupation for the reasons set forth in Ordinance No. 193, Second Series
(section 78-1377 of this Code), adopted by the city council on November 8,
1999, based on the effects and impacts of sexually oriented businesses as
set forth in the state attorney general's Report of the Attorney General's
Working Group on Regulation of Sexually Oriented Businesses, dated June
6, 1989, and in the Task Force Report on Sexually Oriented Businesses,
authored by the Cities of Minnetonka, St. Louis Park and Shakopee, which
considered relevant studies from six cities.
(4) Dispatch centers where persons come to a site and are dispatched to other
locations.
(5) Medical or dental clinic.
(6) Rental businesses.
(7) Contracting, excavating,welding or machine shops. '
(8) Commercial kennels and veterinary clinics.
(9) Tow truck services.
(10) Ceramic studios with kilns of volume six cubic feet or more.
(11) The sale, lease, trade or other transfer of firea�ms or ammunition by a
firearms dealer, except when such dealer is federally licensed to conduct
such activity.
(12) Sale or use of hazardous materials in excess of consumer quantities which
are packaged for consumption by individual households for personal care or
household use.
(fl Reasonab/e accommodation fordisabled persons. Persons with physical or other
legally recognized disabilities may request reasonable accommodation by requesting
a waiver of one or more of the requirements of this section.The zoning administrator
may only grant waivers on the basis of the applicant's physical limitations to function
within such requirements.
(Ord. No. 221 2nd series, §4, 9-23-2002)
Cross reference—Home occupations, §26-76 et seq.
Page 5 of 19
Sec. 78-1403. - Lot coverage and massing standards (as revised per Ord. No. 99
3�d Series on 1/28/13)
In all zoning districts other than the I - Industrial District, all lots that have a gross acreage of
less than finro (2.0) acres shall comply with the following massing standards for strucfures:
a. Maximum Total Footprints Allowed
1. On lots equal to or greater than 10,000 square feet in area, the total combined
footprints of all principal and accessory structures shall not exceed 15 percent of
the gross lot area. "
� 1. On lots of less than 10,000 square feet in area, the total combined footprints of
all principal and accessory structures shall not exceed 1,500 square feet.
b. Calculation of Massing
The following shall be included in the calculation of the total combined footprints by
structures:
(1) All roofed structures more than six feet above grade level.
(2) Tennis courts, patios, decks, and all similar open structures when par�ially or
fully enclosed by fences, railings or walls which extend more than six feet
above grade level (if any portion of such structures extends more than six
feet above grade level, the entire structure shall count toward lot coverage).
(Code 1984,§ 10.03(94)(C);Ord. No. 215 2nd series, §1, 3-11-2002) (Ord. No. 99 3rd series, 1-28-13)
Sec. 78-1404. - Tennis courts, pools, paddocks, arenas.
Tennis courts, pools and paddocks or arenas, when such accessory structures exceed 1,000
square feet footprint area, shall be subject to the following special setback restrictions:
(1) Front, 30 feet minimum and not within the required front yard nor between
the front lot line and the principal structure on the property.
(2) Side, 30 feet minimum and not within the required side yard area.
(3) Rear, 30 feet minimum and not within the required rear yard area.
(Code 9984, § 10.03(14)(D))
Sec. 78-14Q5. - Nonencroachments.
The following shall not be considered to be encroachments on yard requirements:
(1) Chimneys, flues, belt courses, leaders, sills, pilasters, lintels, ornamental
features, mechanical devices, cornices, eaves, and the like, provided they do
not extend more than finro feet into a required yard.
(2) Nameplate signs for one-family dwellings; lights for illuminating parking
areas, loading areas or yards for safety and security purposes, provided the
Page 6 of 19
direct source of light is not visible from the public right-of-way or adjacent
residential property, may be located to within five feet of the front lot line.
(3) Terraces, steps, uncovered porches, stoops or similar structures which do
not extend above the height of the ground floor level of the principal building
and extend to a distance of not less than two feet from any lot line.
(4) In side or rear yards only, bays not to exceed a depth of two feet nor to
contain an area of more than 20 square feet, fire escapes not to exceed a
�width of three feet, and open off-street parking.
(5) In rear yards only, balconies, breezeways, detached outdoor picnic shelters
and recreational equipment except as otherwise regulated; no accessory
structure shall be closer than five feet from a rear lot line.
(6) In side yards only, no accessory structure shall be closer than ten feet from
any side lot line.
(7) Fences erected in all zoning districts are considered as a nonencroachment
when they conform to the following standards:
a. Nonlakeshore lots.
1. Fences and walls within a required front yard or side street
yard shall not exceed a height of 42 inches above original
� grade.
2. Fences and walls within a required rear or side yard shall not
exceed a height of six feet above original grade.
b. Lakeshore lots.
1. Fences within the required street(rear)yard or side street
yard of a lakeshore lot shall not exceed 42 inches above
original grade. Exception: A fence not exceeding six feet in
_ _ height may be located along the street lot line of a lake
frontage lot which abuts a major thoroughfare. A major
thoroughfare for purposes of this section means any county
road or state highway. If such fence involves fill or berming,
the total combined height of both fence and fill shall not
exceed six feet above the height of the crown of the major
thoroughfare.
2. Fences within the required side yard of a lakeshore lot shall
not exceed six feet in height, and any portion located
lakeward of the average lakeshore setback line shall not
exceed 42 inches in heigi�t. The term"average lakeshore
setback line"means a line drawn between the most lakeward
projection of the fence owner's principal residence structure
and the most lakeward projection of the adjacent affected
principal residence structure.
- Page 7 of 19
t
3. Fences shall not be constructed within the defined lakeshore
yard of a lakeshore lot, i.e., shall not be located within 75 feet
• of the shoreline for general development lakes, 100 feet for
recreational lakes, or 150 feet for natural environment lakes.
c. Special provisions. Split rail fences of no more than three rails within
a required front, street or side street yard may have a maximum top
rail height of 48 inches above original grade. Board rail fences within
a front, street or side street yard for the specific purpose of enclosing
permitted domestic animals may have a top rail height of 60 inches
and shall be no more than 50 percent opaque.
d. Intersecfion sightline obstruction prohibited. No fence shall be
installed so as to obstruct a required clear view at street intersections
as required by section 78-1371
e. Fence construction and maintenance.
1. The owner of a fence shall maintain it in a condition of
reasonable repair and appearance and shall not allow it to
become or remain in disrepair or in a dangerous condition.
2. Fences shall be installed with the finished side facing
neighboring properties or the street. The term "finished side"
means that side having no structural supports.
(8) Entrance monuments; defined for the purpose of this section as a nearly
permanent physical structure or object, natural or artificial, used to depict an
entrance to the property, erected in all residential zoning districts are
considered nonencroachments when they conform with the following
standards:
a. Each monument, with a maximum of two per approved driveway
access, shall be limited to a single pillar with a footprint measuring no
larger than 25 square feet and no length to exceed five feet;
b. The monument must be setback a minimum of five feet from all
property boundaries and never fewer than ten feet from the edge of
the paved,traveled roadway;
c. Plans and/or elevation views of the proposed monuments are
required to be submitted for approval by the planning director;
d. All signage proposed for the monuments must comply with section
78-1467
e. The monuments are limited to eight feet in height including any
appurtenances. Any monument exceeding the maximum height must
� meet principal structure setback requirements;
Page 8 of 19
f. When more than one monument is proposed, and serving two or
fewer residences, a minimum horizontal width of 16 feet is required
between them;
g. When more than one monument is proposed, and serving three or
more residences, a minimum horizontal width of 22 feet is required
between them;
h. Lighting is allowed, in conformance with section 78-1573 and at the
discretion of the planning director.
i. When a gate is proposed,the following requirements must be met:
1. The gate must open into the property not outward towards the
right-of-way, and
2. Gates serving two or fewer residences shall have a minimum
horizontal width of 14 feet in the full open position, and
3. Gates serving three or more residences shall have a
minimum horizontal width of 20 feet in the full open position,
and
4. For all properties, gate height may not exceed the height of
the monument, measured from grade, unless principal
structure setbacks are met(if monuments are not proposed
then gate height shall be regulated in accordance with the
fence height regulations of section 78-1405(7), and
5. Gates must maintain an opacity level of no greater than 25
percent, and
6. For locked and/or secured gates a knox box, meeting the
standards set forth by the police and fire department, must be
provided for emergency access, and
7. On major thoroughfares the monuments and gates must be
located 40 feet from the paved,traveled road to allow for
vehicle stacking.A major thoroughfare for the purposes of
this section means any county road or state highway.
j. A building permit is required for installation. A survey must be
_.- submitted depicting where the monuments will be placed, and the
,. property corner pins must be located for inspection purposes.
(Code 1984, § 10.03(15);Ord.No. 211 2nd series, §§1-5, 11-26-2001;Ord.No. 12 3rd series, §1, 5-24-
2004;Ord. No. 30 3rc1 series,§1, 11-28-2005;Ord. No. 43 3rd series, § 1, 2-25-2008)
Page 9 of 19
Sec. 78-1431. -Accessory buildings and structures on through lots.
All accessory buildings and structures on through lots located in R districts shall meet the
following requirements '
(1) The building or structure shall meet the principal building setbacks that are
established under sections 78-230, 78-255, 78-305, 78-330, 78-350, 78-370,
78-395, 78-420, 78-444
(2) No negative impacts to adjacent neighbors or p'ublic right-of-way result in the
placement of the building or structure, determined at the discretion of the
planning director.
Should the planning director determine that item (2) above cannot be met an
accessory structure or building may be permitted by conditional use permit if the
planning commission determines no negative impacts result in the placement of the
building or structure. The planning commission may apply reasonable conditions as
part of the approval.
(Code 1984,§ 10.03(10);Ord. No. 15 3rd series,§1, 6-28-2004)
Sec. 78-1432. - Time of construction.
No accessory building or structure shall be constructed on any lot prior to the time of
construction of the principal building to which it is accessory.At the time of demolition of the
principal building, all nonconforming accessory structures must be removed. Accessory .
structures, which comply with this title, are allowed to remain contingent on a signed
agreement stating the following:
(1) Applicants agree to obtain a building permit for construction of the
replacement residence within 60 days of demolition; to begin construction on
the new residence within 120 days of demolition; and to complete all exterior
work within one year of building permit issuance and interior work within two
years of building permit issuance.
(2) In the event that any activity described in item (1) has not been accomplished
within the defined timeframe,the applicants shall remove the accessory
structures at the applicants' expense, or the applicants shall apply for an
extension of this agreement.
(3) If one of the item (1) events occurs and the applicants fail to perform their
removal obligations per item (2), the applicants hereby agree as follows:
� a. The city may enter upon the property and remove the accessory
building(s).
b. The city may assess the costs of removal to the property.
(4) The agreement shall be binding upon current and future owners of the
property, and shall be filed within the chain of title of the property.
Page 10 of 19�
(5) Fee owner(s) of the property, if not the applicants, consent to the execution
of the agreement and to its terms, as shown by his/her/their signature(s)
upon the document.
(6) Applicants shall indemnify and hold harmless the city, the city council, and
� the agents and employees of the city from and against all claims, damages,
losses or expenses, including attorney fees,which the city, city council and
agents and employees of the city may suffer or for which it may be held
liable, arising out of or resulting from the assertion against them of any
claims, debts or obligations in consequence of the performance of the terms
of this agreement.
(Code 1984, § 10.03(9)(A); Ord. No. 13 3rd series, § 1, 5-24-2004)
Sec. 78-1433. - Height restrictions.
No accessory building in an R district shall exceed the height of the principal building, nor
shall an accessory building exceed 30 feet in height.
(Code 1984, § 10.03(9J(8))
Sec. 78-1434. - Area restrictions.
In all R districts, no accessory building shall exceed 1,000 square feet offootprint area;
except that accessory structures in excess of 1,000 square feet will be allowed under the
following conditions:
(1) Not more than one oversized accessory structure (OAS) shall be permitted
on any property. An oversized accessory structure is defined as an
accessory structure of footprint area in excess of 1,000 square feet, except
that the following nonroofed accessory structures which exceed 1,000 square
feet footprint area are not considered as oversize accessory structures, but
are subject to the special setback restrictions of section 78-1404
• a. Tennis courts.
b. Pools,when pool basin structure (excluding nonencroachment-type
patios) is greater than 1,000 square feet.
c. Paddocks or arenas.
Page 11 of 19
(2) Oversized accessory structures are regulated by the following tabie:
Lot Area Maximum Individual Maximum Allowed Total of
(acres) Accessory Structure All Accessory Structure Footprint
Footprint Area Areas* on a Property
(square feet) (square feet)
0-1.99 1,000 2,000
2.00-3.00 1,200 2,400
3.01-3.50 1,400 2,800
3.51-4.00 1,600 3,200
4.01-4.50 1,800 3,600
4.51—5.00 2,000 4,000 .
5.01—6.00 2,200 � 4,400
6.01-7.00 2,400 4,800
7.01-8.00 2,600 5,200 �
8.01—9.00 2,800 5,600
9.01 or more 3,000 6,000
* Excluding nonroofed tennis courts, pools, paddocks, arenas.
(3) Any oversize accessory structure shall be subject to the following conditions: �
a. No such accessory structure shall be located within a required yard
area (principal structure setbacks must be met). Further, no such
structure shall be nearer the front lot line than the front line of the
principal residence on the property, and no such accessory structure
shall be located less than 30 feet from the side or rear lot line
regardless whether less strict principal structure setbacks apply.
b. The maximum he'ight for such accessory structure shall be 30 feet or
the defined height of the principal residence structure on the property,
whichever is less.
c. Such structure shall be allowed only when the property owner agrees
and covenants in writing with the city as follows:
1. No futUre subdivision will be approved that places the
structure within a lot that has no principal structure, except
that the city in its subdivision approval may grant a finite time
period in which the oversized accessory structure may remain
without a principal structure, in order that a principal structure
may be constructed. At the end of this time period, the
oversized accessory structure must be removed if no principal
structure has been constructed.
Page 12 of 19
2. If the property is subdivided, the oversize accessory structure
and principal structure will be located together within a lot that
meets the minimum lot area requirement for the given size of
accessory building.
3. In subdivision approval, the setback required for the oversize
accessory structure shall remain.
Such covenant shall be binding on current and future properry owners
and shall be filed in the chain of title of the property.
(Code 1984, § 10.03(9)(C))
Sec. 78-1435. - Location.
Except as may be specifically provided, no detached garage or other accessory building
shall be located nearer to the front or street lot line than the principal building on that lot.
Detached garages or other accessory buildings on lots which have frontage on a lake may
be located between the rear yards of such lots and the principal building only if setback
requirements of section 78-305(b), section 78-330(b) and section 78-350(b) are met.
Detached garages on lots that have frontage on a lake may be located ten feet from the
street or rear lot line when doors face away from the street and an adequate vehi.cle
turnaround is provided on the site. This section shall not apply to lakeshore lots that are
divided by streets or private roads or are corner lots.
(Code 1984, § 10.03(9)(D);Ord.No. 52 3rd series, §2, 11-24-2008)
Sec. 78-1436. - Setbacks.
Accessory structures in excess of 750 square feet footprint area but not exceeding 1,000
square feet footprint area shall be located at least 15 feet from any lot line.
(Code 1984, § 10.03(9)(E))
Sec. 78-1437. - Pfumbing.
Because the provision of plumbing fixtures and wastewater plumbing in accessory buildings
has the potential to all.ow such buildings to be used as dwelling units, and because it is the
policy of the city to limit residential development density to the allowed densities within the
respective zoning districts, plumbing in accessory buildings shall be regulated as follows:
(1) The provision of outside sillcocks and indoor water supply shall be allowed in
any accessory building that is conforming in location, size and height.
. (2) Installation of any combination of fixtures requiring wastewater plumbing that
does not include a shower or bathtub shall be allowed in any accessory
building that is conforming in location, size and height with, subject to
provision of municipal sanitary sewer or a conforming sewage treatment
system designed to handle the anticipated flows from such fixtures, and
subject to the property owner's executing a covenant providing that the
accessory building will not be:
Page 13 of 19.
a. Used for a home occupation unless specifically approved by the city �
or if allowed by this Code.
b. Used as a dwelling unless a guest house conditional use permit is
obtained.
c. Rented, leased or otherwise provided for use as a dwelling under any
circumstances.
(3) Installation of any combination of fixtures requiring wastewater plumbing that
includes a shower or bathtub shall be allowed only in an accessory building
that is conforming in location, size and height and which meets one of the
following criteria:
a. The accessory building has been approved for a guest house
conditional use permit; or
b. The accessory building has been approved for a bathtub or shower in
accessory building conditional use permit.
(Ord. No. 179 2nd series, §1, 10-12-1998;Ord.No. 45 3rtj series, § 11, 2-25-2008J
Sec. 78-1438. - Crowding principal building.
No accessory building or structure, unless an integral part of the principal building, shall be
erected, altered or moved within ten feet of the principal building, nor within ten feet of
another accessory structure.
(Code 1984, § 10.03(12))
Sec. 78-1439. - Garages.
Accessory buildings which are for the storage of automobiles shall have the doors 30 feet or
more from the property line when the doors face on a public alley or street.
(Code 1984, § 10.03(13))
Sec. 78-1440. - Exterior materials.
Except for accessory buildings that are less than 120 square feet in area or are located on
lots two acres in area or larger, an accessory building and the principal building shall be
consistent in design and color. Detached garages located within the rear yard on lots that
have frontage on a lake shall have windows or other ornamental features on the wall facing a
street or private road.
(Ord. No. 52 3rd series, §3, 11-24-2008) '
Page 14 of 19
Sec. 78-1466. - Signs as accessory use.
Signs are a permitted accessory use in all districts subject to the following regulations:
(1) On right-of-way. Private signs are prohibited within the public right-of-way or
easements, except that the council may grant a conditional use permit to
locate signs and decorations on or within the right-of-way under their
jurisdiction for a specified time not to exceed 90 days. No conditional use
permit for such a sign shall be issued by the council if a conditional use permit
or temporary sign permit had been issued in the previous 24 months to that
property.
(2) Flashing. Illuminated flashing signs shall not be permitted in any district.
(3) Beams. Illuminated signs or devices giving off an intermittent, steady or
rotating beam consisting of a collection or concentration of rays of light shall
not be permitted in any district.
(4) Sales signs. For purpose of selling, renting or leasing property, a sign not in
excess of ten square feet per surFace may be placed within the front yard of
such property to be sold or leased. Such signs shall not be less than 15 feet
from the right-of-way line unless flat against the structure. For the purpose of
selling or promoting a residential project of six or more dwelling units, one sign
not to exceed 48 square feet; a commercial area of three acres or more, or an
industrial area of ten acres or more, one sign not to exceed 96 feet of
adverEising surface, may be erected upon the project site. Such sign shall not
remain after 90 percent of the project is developed.
(5) Existing signs. Signs existing on September 14, 1967,which do not conform
to the regulations are a nonconforming use.
(6) Traffrc interference. No sign may be erected that, by reason of position,shape
or color, would interFere in any way with the proper functioning or purpose of a
traffic sign or signal.
(7) Building wall signs. Signs shall not be painted directly on the outside wall of
the building. Signs shall not be painted on a fence, rocks or similar structure or
feature in any district. Paper and similar signs shall not be permanently
attached directly to a building wall by an adhesive or similar means(temporary
use of such signs is permitted per standards set forth in subsection (8) of this
section). Signs shall be considered as a structure or fastened to another
structure.
(8) Temporary signs.
a. There shall be no more than four temporary business signs issued
per calendar year, and for a period of not more than ten days per time
or of the duration of the event promoted by the sign message,
whichever is less. The sign (including banners or balloons), sign
supports or portable stand shall be removed from public view at the
end of the period.Total area of the sign shall not exceed 32 square
Page 15 of 19
feet per surface (64 square feet total signage allowed for two-sided
portable sign). Advertising balloons are not subject to area
rest�ictions but must meet all applicable federal and state standards.
b. There shall be no more than one temporary sign in any required yard
area, and, if separate multiple signs are proposed, the total area of
the signs shall not exceed 32 square feet. Temporary business signs
require a building permit from the city. No such permit shall be issued
by the city if a conditional use permit under section 78-1467(1)c has
� been issued to a residential property. No temporary sign shall be
allowed in residential zones unless permitted as election or sale signs
under this section. Multitenant buildings shall be considered as a
single property for purposes of subsection (8) of this section; and the
use of the single temporary business sign by tenants on the property
shall be the responsibility of the property owner or designated
� manager, who shall endorse in writing all applications for sign
permits.
c. The owner or manager of the sign and the owner of the property shall
be equally responsible for the proper location, maintenance and
removal of the sign. All temporary signs shall be located on a
property so that they do not impede safety by obstructing vision of
pedestrians or motor vehicle operators.
d. The city may,without notice, remove any temporary sign erected in
violation of this section or any other federal, state, or local law or
ordinance. Any signs not claimed within 30 days after removal may
be destroyed by the city.
(9) Election signs. Election signs are permitted on private property in any district,
provided such signs are removed within ten days following the election as
related to the signs. No election sign shall be permitted in any district sooner
than 46 days before the state primary for any state general election, and no
sooner than two months prior to the election for an election other than a state
general election.
(10) Pylon sign. A sign supported by a post or posts so that the sign and supports
are finished to grade by encasing the posts in a material consistent with the
sign and where the base width dimension is a minimum of ten percent up to
and including 50 percent of the greatest width of the sign.
(11) Monument signs. One monument sign, limited to two faces is allowed per
frontage per property,with a maximum of two.The areas of sign base,the
supporting background structure, and the sign copy shall be combined for
determining the total square footage and the height of the monument sign.
a. The total allowable square footage shall not exceed 100 square feet
per side. The base and supporting material shall constitute at least 25
percent of the total square footage.
Page 16 of 19
b. The base width dimension is 50 percent or more of the greatest width
of the sign.
c. The sign copy area shall have a minimum clearance of 20 inches
above ground level.
d. The sign copy area shall be completely enclosed within the
monument materials.
e. No portion of the sign or sign structure shall exceed ten feet above
ground level.
f. The monument sign base shall be constructed of materials similar in
appearance to those of the principal structure and shall consist of
brick, natural stone, stucco,textured cast stone, or integrally colored
concrete masonry units.The structure surrounding the face of the
sign from the base to the top of the sign must be solid, continuous,
and consist of the base materials or complementary materials that
match the appearance and color of the principal building.
g. The 200 square feet of ground area around the base of the
monument sign shall be landscaped with shrubs or perennials.
(Code 1984, §10.61(1);Ord.No. 97 2nd series,§§2, 3, 8-26-1991;Ord.No. 6 3rrl series, § 1, 4-26-2004;
Ord. No. 35 3rd series, §§1, 2, 11-13-2006;Ord. No. 70 3rd series,§ 1, 4-26-2010)
Sec. 78-1467. - Signs in R districts.
Within R districts, the following signs are permitted:
(1) Nameplates.
a. One nameplate sign for each dwelling, and such sign shall not
exceed two square feet in area per surface, and no sign shall be so
constructed as to have more than two surfaces.
b. One nameplate sign for each dwelling group of six or more units, and
such sign shall not exceed six square feet in area per surface, and no
sign shall be so constructed as to have more than two surfaces.
c. One nameplate sign for each permitted use or use by conditional
permit other than residential, and such sign shall not exceed 12
square feet in area per surface. �
(2) lllumination. Symbols, statues, sculptures and integrated architectural
features on nonresidential buildings may be illuminated by floodlights
provided the direct source of light is not visible from the public right-of-way or
adjacent residential district.
(3) Sefbacks. Any sign over one-half square foot shall be set back at least five
feet from any property line. No sign shall exceed eight feet in height above
Page 17 of 19
the average grade level. Signs may be illuminated, but such lighting shall be
diffused or indirect.
(4) Home occupations. One nameplate sign containing name and address but
not to contain business name or type of business, and such sign shall not
exceed two square feet in area per surface, nor contain more than two
surfaces.
(Code 1984,§ 10.61(2J;Ord. No. 221 2nd series, §5, 9-23-2002) �
Sec. 78-1511. - Setbacks for parking.
Required off-street parking in all districts shall meet the following setback requirements:
(1) R districts.Within all R districts, all vehicles normally owned or kept by the
occupants on the premises must have a garage stall or open parking space
on the same lot as the principal use served. Garage stalls accessory to
residential structures may be located anywhere on the lot other than a
required yard area, except that such garages may be located to within
ten feet of an interior side lot line and to within ten feet of a rear lot line
subject to this chapter. Open parking spaces on lots must have a location
other than a required yard, except that such parking may be located in a rear
yard to within ten feet of an interior side lot line and to within ten feet of a rear
lot line.
(2) 8 districts. Within the B-2 district parking may not be allowed in any required
yard or landscaping area. Within the B-1, B-3 and B-4 districts, parking
spaces and/or garages shall be located in areas other than a required yard;
except that parking may be located in a rear yard to within three feet of the
rear or side lot line unless the rear or side lot line is in common with an R
district; in which case the setback distance shall be the same as required for
the R district.
(3) I Industrial districts. All off-street parking spaces shall conform with the
requirements of section 78-827 of the Zoning Ordinance.
(Code 1984, § 10.61(5);Ord. No. 32 3rd series, §6, 3-27-2006)
Sec. 78-1514. - Storage prohibited.
Required off-street parking space in all districts shall not be utilized for open storage of
goods or for the storage of vehicles which are inoperable, for lease, rent or sale.
(Code 1984,§ 10.61(8)J
Page 18 of 19
Sec. 78-1515. - Design and maintenance of parking areas.
(a) Access. Parking areas shall be designed so as to provide an adequate means of
access to a public alley or street. This driveway access shall not exceed 30 feet in
width at the public walk centerline and shall be so located as to cause the least
interference with traffic movement. All off-street parking spaces shall have access off
driveways and not directly off a public street.
(b) Fractional spaces. When the determining of the number of required off-street parking
spaces results in a fraction, each fraction of one-half or more shall constitute another
space.
(c) Signs. Signs located in any parking area necessary for orderly operation of
traffic movement shall be in addition to accessory signs otherwise permitted.
(d) Surfacing. All of the area intended to be utilized for parking space and driveways for
four or more vehicles shall be surfaced with material to control dust and drainage.
(e) Lighting. If lighting is provided, it shall be accomplished in such a manner as to have
no direct source of light visible from the public right-of-way or adjacent land.
(fl Curbing. All open off-street parking areas designed to have head-in parking along
any lot line shall provide a tire bumper or curb of adequate height and properly
located to ensure that no part of any car will project beyond the required setbacks.
(Code 1984, § 10.61(9))
Sec. 78-1575. - Screening.
(a) Screening shall be required in residential zones where:
(1) Any off-street parking area which contains more than four parking spaces
. and is within 30 feet of an adjoining residential lot line; and
(2) Where the driveway to a parking area of more than six parking spaces is
within 15 feet of an adjoining residential lot line.
(b) The screening required in this section shall consist of a solid fence or wall at least 50
percent open, not less than four feet nor more than five feet in height, but shall not
extend within 15 feet of any street or driveway opening onto a street. The screening
shall be placed along the property lines or in case of screening along a street, 15 feet
from the street right-of-way with landscaping (trees, shrubs, grass and other planting)
between the screening and the pavement. A louvered fence shall be considered solid
" if it blocks direct vision. Planting of a type approved by the planning commission may
- also be required in addition to or in lieu of fencing.
" (Code 1984, § 10.60(10), (11))
• Page 19 of 19
PC Exhibit F
.
Date Application Received: NA
Date Application Considered as Complete: NA
60-Day Review Period Expires: NA
To: Chair Schoenzeit and Planning Commission Members
Jessica Loftus, City Administrator �
From: Michael P. Gaffron, Asst. City Administrato
Date: February 14, 2013
Subject: #13-3596 City of Orono -Zoning Study-Accessory Uses and Structures
- Study is Pursuant to Ordinance 96, 3rd Series -Moratorium
-Possible Text Amendments (Various Sections of Chapter 78)
■ Public Hearing .
------------------------------------=-----------------------------------------------
Pertinent Zoning Code Sections: .
Various Sections of Chapter 78 -Including `Accessory Uses' Sections in R Districts
List of Exhibits
A -Zoning District Standards re Accessory Uses
B - Chapter 78 Excerpts re Accessory Uses and Structures
C - Ordinance 96, 3`d Series
Introduction
There is a concern that the current Zoning Ordinance provisions relating to accessory uses or
structures do not adequately regulate issues related to location, size and definition of an
accessory use or structure. To address this concern, the City Council on November 13 adopted
Ordinance 96, 3rd Series, An Interim Ordinance Temporarily Prohibiting Certain Accessory
Structures and Uses. Ordinance 96 is functionally a moratorium on establishment of any
accessory structures or uses that are not specifically listed as allowed within the `Accessory
Uses' provisions of each of Orono's residential zoning districts. The moratorium is in effect until
August 13, 2013. The Interim Ordinance calls for the City to conduct a study of the Code and
make changes to the Code as may be necessary to address the issues of concern.
This initial study discussion will focus on a review of the performance standards currently in
place for accessory uses and structures, both those that are listed within each zoning district
accessory use section as well as those that are not listed but which are allowed by virtue of being
customarily incidental to the principal residential use.
Basic Elements
Accessory uses or structures are defined in the Zoning Code as follows:
Accessory use or sfructure means a use or structure subordinate to and serving the
principal use or structure on the same lot and customarily incidental to the principal use or
structure.
Accessory Uses and Structures 1
February 14,2013
Page 2
In reviewing the various types of accessory structures, it is important to remember that there is a
distinction between the terms "building" and "structure". All buildings are structures; but not all �
structures are buildings. The definitions of each are shown below:
Building means any structure having a roof which may provide shelter or enclosure of
persons, animals or chattel; and when the structure is divided by party walls without opening,
each portion of such building so separated shall be deemed a separate building.
Structure means anything which is built, constructed or erected, an edifice or building of any
kind, or any piece of work ar�ificially built up or composed of parts joined together in some
definite manner, which requires a location on, below or above the ground, land or water, or
attached to something having a location on the ground, land or water.
Each of Orono's residential zoning districts specify a list of permitted accessory uses. These are
included with this packet as Exhibit A.
General performance standards for accessory uses and structures pertinent to all residential
districts are contained within a variety of sections under the heading of Chapter 78, Article X:
Supplementary Requirements and Restrictions. These sections are included with this packet as
Exhibit B. A brief summary of each section follows:
78-1366: Height of Structures
- contains a list of structures the permitted height of which can be increased
by 50% over code standards via CUP;
- allows additiona112' height on lots with slope>25% at house site
78-1372: Dwelling Use Prohibited
- disallows use of cellars, basements,tents,trailers or accessory buildings as
a dwelling unit
78-1376: Home Occunations
- establishes standards for use of accessory structures in relation to a home
occupation
78-1403: Lot Covera�e -
- indicates that accessory structures are included in lot coverage calculation
78-1404: Tennis Courts,Pools,Paddocks and Arenas
- establishes front, rear and side setback requirements for these accessory
structures
78-1405: Non-encroachments
- lists a variety of structures, structural elements, fixtures, etc. that are non- - - �-
encroachments, i.e. that are allowed to be located within required yards.
Many of the listed items are allowed as non-encroachments provisionally,
when they meet certain standards defined in the listing. Items listed as
non-encroachments include, among others, fences which are subject to a
detailed list of standards. -'
, �
Accessory Uses and Structures
February 14,2013
Page 3
78-1431 thru 1440: Accessory Buildings
- 1431 establishes that accessory buildings and structures on `through' lots
must meet required principal structure setbacks.
- 1433 limits the height of accessory buildings (but not accessory
stracctures...) to the height of the principal building but in no case more
than 30' in height. The distinction between buildings and structures
needs to be addressed in this and perhaps other sections
- 1434 limits the footprint size of accessory structures, as well as the height
and location of oversize accessory structures. Again, the
interchangeability of the terms structure and building needs to be
reviewed...
- 1435 prohibits accessory buildings located nearer the street than the
principal building,but also has provisions for lakeshore lots.
. - 1436 requires a 15' setback from any lot line for any accessory structure
between 750 sf and 1000 sf footprint
- 1437 regulates plumbing in accessory buildings
- 1438 requires a 10' separation between principal buildings/structures and
accessory buildings/structures, as well as between individual accessory
� structures. _.�__ .,__
- 1439 states that accessory buildings which are for the storage of
automobiles shall have the doors 30 feet or more from the property line
when the doors face on a public alley or street.
- 1440 establishes minimum design standards (materials compatibility,
windows, etc.) for certain accessory buildings and detached garages.
78-1466-67: Si�ns as Accessorv Use; Si�ns in R Districts
- establishes regulations for the size, location, height, design of signs
78-1511-1516: Parkin�
- establishes standards for parking areas and includes certain standards for
enclosed parking areas
Various sections within Division 6: Performance Standards regulate various usage
aspects of both principal and accessory structures. More specifically, 78-1575
establishes special standards for certain screening fences required under specific
circumstances. �-- ..
Additionally, elements of the following sections further regulate specific'accessory structures or
uses. These have not been included as an exhibit,but are enumerated as follows:
Article VIII: Floodplain Management - ��
Article IX: Shoreland Management . .
Article XI: Wetlands Protection
Article XIII: Stormwater Quality Overlay District � �
�: , .
Accessory Uses and Structures
February 14,2013
Page 4 �
Code Review
The goal of this initial review of the accessory uses sections of the zoning code is two-fold:
1) Identify those customary and incidental accessory uses that are not listed, and discuss
whether they should be listed; and
2) For both unlisted customary and incidental accessory uses as well as those accessory uses
that are listed, review the various sections of code that regulate aspects of each identified
accessory use and discuss whether existing performance standards are appropriate for
each, in terms of location, size, height, etc. or whether new or revised standards should be
considered.
Staff Recommendation �
Planning Commission should identify and discuss appropriate standards for various listed and
non-listed accessory uses. Staff expects that this process will likely take more than one meeting.
_ _..� _;:,,:�.,.