HomeMy WebLinkAbout#5237-variances-2004 ' , � .
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g CITY of ORONO
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�',� '� G'�'� RESOLUTION OF THE CITY COUNCIL
L�kESYiO'4��' NO. � � � �
A RESOLUTION GRANTING VARIANCES
TO MUNICIPAL ZONING CODE
SECTIONS 78-305
FILE NO. 04-3007
WHEREAS,Harold F.Bower and Mildred Bower,husband and wife(hereinafter"the
applicants") are owners of the property located at 1925 Lal:eview Terrace within the City of Orono
(hereinafter "the City") and legally descriUed as follows:
Lot 2, Block 2, Long Lake Country Club Addition,
Heiuiepin County, Minnesota(hereinafter "the property"); and
WHEREAS,the applica��ts suUinitted an application requesting avariazlce to Municipal
Zoning Code Section 78-305 to permit the conshliction of a single family residence on a lot of 29,700 s.f.
or 0.69 acres in dry buildable area where a lot area of 87,120 s.f. or 2.0 acres is required; and
�VHEREAS,after due published notice and mailed notice ul accordance with Minnesota
Statutes aild the City of Orono Zoiung and Plarululg Codes,the Orono Planning Coriunission held a public
hearing on May 17 and July 19,2004,at which times all persons desiring to be heard concerning this
application were given the opportunity to speak thereon.
NOW,THEREFORE,BE IT RESOLVED by the City Cotuzcil of Orono,Minnesota:
FINDINGS
1. This application was reviewed as Zoning File#04-3007.
2. The property is located in the LR-1 A Lakeshore Residential Zoning District requiring a
m;nimlun lot area of 2.0 acres and aminimum lot width of 200'for residential development.
The property is 0.69 acres in dry buildable area and approximately 280 feet in width at the
rear of the required front yard.
3. The Planning Commission reviewed the variance application at public hearings held on
May 17,2004 and July 19,2004 and recommended approval by a vote of 7-0 based on
the following findings and hardships:
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a) The area variance is necessary to allow use of the site for residential dwelling
purposes.The property has been in separate ownership not legally combined with
any other parcels, although it has Ueen owned in common with the adjoining
developed residential parcel since 1974.
b) The property contains a wetland that has Ueeii delineated under current WCA rules
and which is itot included in the calculation of dry Uuildable land area.The lot size
and wetland status are factors unique to this lot and not under the applicants'
controL
c) Granting of a lot area variance to allow a house to Ue constnicted on the site will
have only a minor impact on the character of the neig]lUorhood,as long as the house
nieets the setUack standards for the 2-acre zone(which will center the house on the
lot more than for other lots in the neighborhood which were developed under a lesser
standard under prior codes).
d) The lot size is typical of the immediate area,and all homes in the immediate area are
subject to the 2-acre standards even though they are 1-acre lots. The wetland
condition is a unique factor to this property and the vacant lot across the street from
it.
e) Virtually the entire property was identified as wetland on the City's 1975 Wetland
Inventory and Classification Maps. Filling on the property in the 1960's resulted in
significant changes to the property such that in 2004 the wetland remaining on the
property as defined under current regulations is approximately 0.19 acres in area,
or 1/5 of the gross area of the site.The applicants have dernonstrated that the area
designated as wetland in the City's 1975 Wetland Inventory is no longer serving
wetland functions and cannot legally Ue required to be restored to its condition prior
to the filling.A 0.13 acre drainage easement to accommodate a drainageway on the
property reduces the buildable area to 0.69 acres, leaving a buildaUle envelope
meeting all applicable setbackrequirements of approximately 50'x 75',adequate to
construct a reasonable size home and garage. Therefore, granting of the area
variance to allow a house on the site will not be contrary to the intent of the Code,
and no additional variances are necessary to construct a residence on the property.
fl The applicants have concurrentlyrequested a wetland inap amendment to revise
the boundaries of the wetland on the property. The City Engineer has provided
comments regarding the stormwatermanagement irnplications of amending the
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RESOLUTION OF THE CITY COUNCIL
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wetland map a�1d allowing the lot to be buildable.His recommendations include
expansion of the draina;e easement to the 1012'elevation contour,which further
reduces the buildable envelope;future City expansion ofpond'ulg to the west ofthe
ditch easement to provide water quality a�id rate control benefits;and the lowest
floor elevation to be no lower than elev. 1014.0'.
g) The City's wetlands consultant,has indicated he believes there is cunently no
wetland basis to deny buildaUility of the site,since the filling occurred long Uefore
the Wetland Conservation Act went into effect in 1992.The forn�er wetland would
not Ue required to be restored under WCA rules nor under current City ordinances.
The area not delineated as wetland contains many rnature trees. A driveway access
could be estaUlished to serve the site without encroaching the delineated wetland or
the existing/proposed drainage easements.
h) Construction of a single family residence on the site inust Ue subject to appropriate
conditions to provide reasonable assurance that development of the site will have
minimal impacts on drainage in the neighborhood and be minimally impacted by
drainage from the neighborhood.
4. The City Council has considered this application including the findings and
recoinmendations of the Planning Coinmission,reports by City staff,comments by the
applicants and the public,aud the effect of the proposed variance on the health,safety and
welfare of the community.
5. The City Council finds that the conditions existing on this property are peculiar to it and do
not apply generally to other properiy in this zoning district;that granting the variazice would
not adversely affect traffic conditions,light,air nor po se a fire hazard or other danger to
neighboring property;would not merely serve as a convenience to the applicants,but is
necessary to alleviate a demonstrable hardship or difficulty;is necessary to preserve a
substantial property right of the applicants;and would be in keeping with the spirit and
intent of the Zoning Code and Comprehensive Plan of the City.
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RESOLUTION OF THE CITY COUNCIL
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CONCLUSIONS, ORDER AND CONDITIONS
B ased upon one or more of the above findings,the Orono City Council hereby grants a
variance to Orono Municipal Zoning Code Section 78-305 to perniit the construction of a single family
residence on a lot of 29,700 s.f.or 0.69 acres in drybuildable area where a lot area of 87,120 s.f.or 2.0
acres is required, subject to the following conditions:
1. Council approval is based on the site buildable envelope pla�i attached to tlus resolution as Exlubit
A. No variances other than tliis lot area variance will be granted for the property. Construction
of a siilgle family residence shall adhere to the standards of the LR-1 A zoning district and the
Orono Zoning Code.
2. The following conditions of approval shall be adhered to:
a) The delineated wetland and a 26' buffer around its perimeter shall be subject to a
Conservation and Flowage Easernent which will disallow any filluzg or structures within the
wetland and buffer area.
b) An additional drainage easement shall be required along the route ofthe ditch,to the 1012'
elevation contour. No filling,struchu es or obstructions may be allowed within the drainage
easeinent.
c) All structures shall be set back a miniinLim of 10'froin the drainage easement,to allow for
protection of the sti-uctures and to allow access to the rear of the house.
d) The lot shall be subj ect to the staiidard LR-1 A setUacks of 50'fi ont and rear,30'on the
sides. The various setback requirements noted here and above result in a buildable
envelope approximately 50' deep by 75' wide.
e) A driveway to access the site shall be located so that it meets the required wetland
setbacks and does not encroach the drainage easements.
� The lowest habitable floor elevation shall be no lower than elevation 1014'.
g) Prior to Council action on the variance application,applicants shall provide for City
Engineer approval a schematic house design and grading plan showuig how all of d�e above
conditions canbe satisfied.
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�� CITY of ORONO
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RESOLUTION OF THE CITY COUNCiL
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`qk'ES�Io�`' � �
h) Priorto issuance ofbuild'uzgpemuts,applicant shallprovide suf�cient soils/geotecl�uucal and
desi� infonnation to establish that the proposed improvements will be struch�rally stable.
i) The Citywill concurrentlywith the resolution ofvariance approval adopt an ordinance
amending the City's wetland map.
j) Applicant s11a11 maintain an area 5'either side of the ditch bank in unmowed vegetated
buffer strip to enhance water quality of iunoff entering the ditch from the lawn and
developed areas of the property.
3. Applicant shall demonsh ate to the satisfaction of the City Attoiney that all required easetnents have
been executed and filed with the Hennepin County Recorder prior to issuance of building or grading
permits for the property.
4. Authorities granted by this resolution nin with the property not with the applicants,but are
permissive only and must be exercised by obtaining a land alteration permit for the revised grading
plan within one year of the date of Council approval, or the variance will expire on that date
(October 25, 2005). .
5. Violation of or non-compliance with any of the terrns and conditions of this resolution shall
constitute a violation of the zoning code,shall automatically teiminate any authoriiy granted herein,
and shall be punishable as a misdemeanor.
6. The undersigned applicants have read,understood and hereby agree to the terms of this resolution
and on behalf ofthe applicants and the applicants'heirs,successors and assigns,hereby agree to
the recording of this resolution in the chain of title of the property.
Adopted by the Orono City Council on this 25th day of October, 2004.
ATTEST:
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( �' ��.��,.�..� i:! 3. �_.y�-- t��h t �. (.e�! �_ S 'l �.'�✓ �'. ,� .f;
Linda S. Vee, City Clerk Barbara A. Petersoiz, Mayor
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Property Owner(s)
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t`�kESI�04�' NO. � �' cE.i% �Cc
STATE OF MINNESOTA
COUNTY OF HENNEPIN
The foregoing iiistrument was acknowledged before me on tlus�day of f�c��a(x-� ,2004 by
Barbara A.Petersou,Mayor of the City of Orono,a Miiulesota municipal coiporation and said insiniment
was executed on behalf of the City.
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STATE OF MINNESOTA
COUNTY OF HENNEPIN
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The foregoing instniment was aclazowled�ed before me on this�_'�day of �'t`� ` �-�� ';2004 by
Linda S.Vee,City Clerk of the City of Orono,a Miruzesota imuucipal corporation and said instruinent was
executed oiz behalf of the City.
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CITY of OR4N0
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RESOLUTION OF THE CITY COUNCIL
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STATE OF MINNESOTA f- _,'.' , �' �:.,,'!-._ ;K. �
COUNTY OF HENNEPIN �,,� r, .: . :, ti ,.�.
This instrument was acknowledged before me this>"i 7� day of;-L �_�' :� ��':'' ,2004 by
Harold F. Bower,husband of Mildred Bower.
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COUNTY OF HENNEPIN
This instrument was acknowledged before me this ='�ri�. dayof; :�"� ;':; �,�"�.-. ,2004by
Mil�red Bower, wife of Harold F. Bower.
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� _ . . EXI3IBIT A
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LEGAL DESCRIPTION OF PREMISES: `�'�\�\1 S � (N I � // �/ / �
? / � �— �
N 87°3 4' S 0" W 1 2 4.0 0 �1 � 111 I� f o I � � � �. �� / /� . �
�Lot 2,Block 2,LONG LAKE COUNTRY CLUB ADDITION �o �,� � � / � � � � • , I
. � � � o� ' �a ,'►�';��, ,` ' �. ' , �
o: denotes iron marlcer found � Z� � I i + � i I� � / �� �� � / I
� _ � i I � / � ! / I
(908.3Z deno tes exis ting spo t e leva 6on, mean sea.eve l da t um I I ��,� i J
�3i: •• i-..,�.c �• �� . I � , � � m � �_� ` � /
• ---s 17—-- denotes existing contour line,mean sea level datum � � I � I ; � � � � �
^ , s
�..._.— : denotes proposed contour line,mean sea level datum � I I � � � /� �� — � % I �
. Bearings shown are based upon an assumed datum. . . � � ,5�45�pp.� � � ��� �
i
This survey intends to show the boundaries of the above described property, � I . w � � �
and the location of weUands stakes,as delineated by SP Testing,thereron. ' . � r; �25'�� j / `�_ ' •
, I#does not purpoR to show any other improvements or encroachments. , �- ��� .
. �
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oEs�cr�o r�vma+ oa� oescraarba � '
I F�REBY CERTFY THAT THS PLAN, SPECIFICATION, OR REPORT . �a�2O� '
9n�. MpT10NAL dtN/MiE EASEEEM,lqUSf AODED � G�Z(�I�B��CT �c A S S 0 C I�T E S, I N C. WAS P�P�� BY ME OR UPRIER M7 DRECT SUPERVISION MD ��
se[ THAT I AM A DULY LICENSED PROFESSIONA� ENGIt�ER AW LAPO .
; qtnwN • VEYOR U�DER TFiE LAWS OF hE STATE OF b1�i�lESOTA.
. `i ECD � . CONSULTINC Etip�S. LAW SURVEYORS. SITE PLANrERS . . 5-5-04
s 4�45i•NOl�fti MAlOW DRNE. LONG LAKE, bN. 55356 � ,ae ra..
, �� 952-473-4141
U4-030A
M$(` ' _ . OATE. 9=1 Z-Oy AN LN:ENSE NIAA�R /27Pl�
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