HomeMy WebLinkAbout01-09-1979 Council Minutes CI'�'Y OF 0�02J0
Regular Meeting .of. the Orono Council , 7: 00 P.r.4..
January 9, 1979' .,
�he Orono Council met on' the above date with '
the following nenbers present: Acting r2ayor __
2lassengale, Councilr�ertbers Butler, Paurus , and
Pesek. Pdayor Van iJest absent. Also present:
City Adninistrator nenson, City Planner Olson,
City �ngineer Olson, and Deputy Clerk Strorz.
Absent: City Attorney Malkerson. .
Butler r►oved, Pesek seconded, to approve the COIdSENT AGENDA*
Consent Agenda* �with all staff data and supportive.
inforr►ation to be included in the t•iinutes in the • :
sequence they occur. Motion, Ayes (4) - 21ays (0) .
Butler moved, Pesek seconded, to apProve the MINUTES*
I�iinutes of the Rescheduled Meeting of Decer.lber 18 ,
1978. iQotion, Ayes (4) - P7ays (0) .
2Jo comr_ients fror_Z the Park Cornnission. PARh COMtdISSION
Councilnember Paurus , representative to the LP4CD REPORT
Lake P�iinnetonka Conservation District, announced
, that the LP4CD is holding a public hearing at the
`--� Orono Council Chambers on ti��ednesday, January 17,
1979 at 7: 30 P.M. concerning the �ayles Marina.
2ir. Alan Olson, City Planner, announced a joint PLAN'`7ING CONitiISSION
r.ieeting with the City Council and Planning Joint P4eeting Date
Cor_�mission on Saturday, January 27, 1979 , 8: 00 A.M. ,
Laiayette Club. P4otion, Ayes (4) - Tlays (0) . _
Massengale moved, I3utler seconded, to approve a
� joint rieeting with the Planning Corunission on
Saturday, January 27, 1979 , 8: OJ A. P�i. at the
Lafayette Club. Motion, Ayes (4) - Nays (0) .
21r. Alan Olson, City Planner, announced a joint COT-iPREHE2ISIVE PLANNIiIG
r�eeting with the City Council, Planning Corimission, Joint Meeting
and City Planners on Thursday, February 15, 1979
at 7: 30 P.tS. at the Council Chanbers to discuss
the Comprehensive Plan.
Paurus moved, Butler seconded, to approve a joint
r:leeting with the Planning Comr.iission and City
Planners on Thursda_y, February 15 , 1979 at 7: 30 P.r-i.
at the Council Chambers. I�iotion, Ayes (4) - 27ays (0) .
FZEGULAR P�ZEETING OF T�iE ORONO COU?�CIL, JANUARY 9 , 1979 Page 2
Mr. James Bloemendahl, Denartnent of Ivatural LUCE LIP7E TRAIL .
Resources, was present concerning the �aakeField- Wakefield-Conry Area
Conry rest area at jJillow Drive and the Luce Line
�� Trail. �
A short discussion followed concerning no parking,
type of sanitary facilities, permits required for �
the well and sanitary facilities, and variance to
the septic system ordinance.
Paurus moved, IIutler seconded, to request staff to _
draft a resolution for the next Council meeting
approving the concept of the plan for the Wakefield-
Conry rest area at �9illow Drive and the Luce Line
Trail to include no parking, type of sanitary ; ,-
facilities, required permits for the well and
sanitary facilities, and variance to the septic _
systern ordinance. Motion, Ayes (4) - Nays (0) .
Mr. . Alan Olson, City Planner, entered into the SUBDIVISION
record the request for a subdivision of Richard 3405 Sixth Avenue North
Ledstrom, 3405 Sixth Avenue North, dated Decer_tber 6, #348
1978, which states : Richard Ledstrom
This application involves a three lot subdivision
of 30.5 acres to the south of County Road #6 and
on the northwest shore of Lake Classen. Planning
. � Commission first reviewed the application in January,
1978, and a public information meeting was held on
� February 6, 1978.
List of itens to be completed by preliminary approval
stage (set forth at the public inforr:iation rleeting
on February 6, 1978) are: _ . .
l. Private road designated as an outlot, plat now
includes Lot 3 (original Lot 1, Block 2, Rocky
Knoll) because of its involvement in Ledstrom
Circle. _
2 . Septic test submitted and approved.
3. The 973 contour line designates the conservation
and flowage easer_ient across Lot 1 near County
Road #6 from wetlands to a culvert under County
Road #6 at the northwest corner of plat.
4. Applicant to submit access perr.iit for subdivision.
Our records show no recent submittals-to be
reviewed with applicant.
Setbacks - Lake Classen has been designated as 'a
natural environment lake and requires a 150 ' setback
for all structures and 75' for all septic tanks and
drainfields (set by PCA) . The septic inspectors
Y nemo indicates a need to deterr.mine the lake-wetland �
y boundary. Upon review of inerios by �the previous
Zoning Administrator and comr.lents frorl other agencies,
this has been determined. � . ' (Continued)
r2�",GULAR ?1EE"'ING OF THE ORO'70 COliIJCIL, JF�JUARY 9 , 19 79 Page 3
The lakeshore as indicated on recent plat (lai:e SUBDIVISION
elevation on Septenber 27, 1977) by surveyor caas 3405 Sixth Avenue North
set at 970. 86 . �he wetlands �ti�ere to be designated (Continued)
by the 973 contour line,' all lands located between �
the 970 . 86 and 973 contour are designated as
wetland outlots.
Setback P.equirements
Structure setback - 26 ' from wetlands
150 ' from lakeshore
Septic setback - 150 ' from lakeshore •
75 ' fron wetlands ' �
Septic Test - Based on the information above and
the septic test results, there appears adequate
septic field area within the perr_mitted bounds for
Lot 2.
Private Road - Staff recorunends that we require . �
only 50 ' for the private road •to confor-r.i with .
previous plats with such lot densities. We require
a permit from the County Highway Departnent for new
access of County Road 6.
Riparian Rights - The DNR has requested a restrictive
. access to lakeshore through wetlands for both lots
� along their mutual boundary. According to past
records , you have not addressed this issue_ Staff
recor.u;►ends a walking easement of 10 ' be c�ranted to
Lot 1 through Lot 2 where a "man made" access point
through the wetlands already exists. This access
would continue to the lakeshore where a single dock
for both lots �aould be allowed (sir.milar to Cargill
and Farr► at Long Lake plats) . Applicant nust be
r.iade aware that no future fill, land alteration, etc.
can take place within the wetland to serve this access.
Planning Commissiori Meeting - Decenber 11, 1978
Planning Commission moved to recomr,lend preliminary
approval of the Craddock-Ledstror�l Subdivision
subject to the following conditions:
l. Private road to be reduced from 66 ' to 50 '. for
a subdivision of such lot density.
2. Applicant did not want to address the riparian
�ights issue for Lots 1 and 2. Council should
raa}�e it clear that if this is not addressed now, .
Lots 1 & 2 are subject to the lir,iitation of the
Conservation and Flowage easenent - no construction
allowed within wetlands.
3. Access to Lot 2 must be along the most western
- portion of lot as any other approach would cut
through the designated wetlands. Applicant
insists he should be able to use an existing
access. The existing access, constructed •
illegally, cuts through the wetlands. (Continued)
t�,�'GULA_T2 i�I�:E`�'IiJG OF iHE ORO?10 COUNCIL, Ji-x_'�UF.RY 9 , 1979 Page 4
Council ��ieeting - January 9 , 1979 SUBDIVISION
3405 Sixth Avenue Nort'_
�` Mr. Ledstrom and his attorney,� Tony Soderr��an, (Continued)
were pres�nt.
A short discussion was held concerning the
present culvert,. the cul- de- sac, and the -
conservation easement.
Pesek moved, Butler seconded, to instruct staff
to prepare a resolution for the next rmeeting to
gi��e preliminary approval to the three-lot sub-
division for Richard Ledstrom, 3405 Sixth Avenue .
North, according to the plan of August 21, 1978 , -
with r.lodifications to elirtinate the cul- de-sac on
Outlot A, rerouting the driveway not to infringe
on wetlands boundary, flowage conservation easement
over wetiands, and - reduce required width of
Outlot A to 50 ' . Motion, Ayes (4) - 2Jays (0) . -
Butler moved, Pesek seconded, to adopt Resolution RESOLUTION #975
, �975, A Resolution Approving The Plat Of Hunters Hunters Green
Green, for Phillip Rusciano, 2340 Waterto�an Road. 2340 Watertown Road
Motion, Ayes (4) - Nays (0) . #380 _
-', Mr. Alan Olson, City Planner, entered into the SUBDIVISION
record the request of P. Gerald t-iills, 1600 Shore- 1600 Shoreline Drive
line Drive, for a preliminary subdivision, dated - P. Gerald Mills
. October -18, 1978, which states: #431
Sketch Plan Review - Zoning District LR-lA_
The applicant proposes a division of the Hartzell
estate, a total of 17 acres into a _ five-lot sub-
division. The lot areas are approximate figures: .
Lot A through C contain 2.5 acres, Lot D has three
acres and Lot E has six acres. The existing
buildings on Lots A & B will be rer.loved. All
lots r.ieet the nininti*� area requirer.lents but lot
dimensions are not recorded on this sketch so
setback problems are ir.lpossible to determine.
The developer will be advised of the minimui*t setback
requirements.
Soils and Septic Issue - The septic systems for
the riain house and the caretaker' s house have been
checked and appear to be in satisfactory condition. ,
The soils are predor_iinately Lester, which soils
alloc�� for conventional (standard) sePtic systems.
��e will require septic tests on Lots A through C.
, - (Continued)
�GULA2 ���.,ETIrIG OF THi O?0��0 COJI�CIL, �ANliARY 9 , 1979 Page S
Riparian Rights - The property has riparian . SIIBDIVISION
rights on both Snith Eay and Tanager Lake. Staff 1600 Shoreline Drive
� recorn�-:lends lake access be only _to ianager Lake (Continued)
because of the safety �actor of crossing County
Road n15 to Smith Bay.
Private Road - The location of the proposed road
serving all five lots is satisfactory, but the
existing access point on County Road #15 is not
acceptable. The access location serving one lot
is questionable and serving five lots it becornes
extremely hazardous. The plat will be reviewed
by the Hennepin County Highway Department. . ,
Planning Commission P�eeting - October 23, 1978 '
Planning Commission gave conceptual approval to
the sketch plan for the P4ills subdivision of f_ive
lots. _ The Commission requests that the following
items be noted on the preliminary plat:
1. 30 ' easer.ient through Lot C be removed.
2. All the setbacks for the buildings to remain
riust be indicated.
3. A ninimum of 200 ' of lakeshore for each lot.
4 . Existing access is questionable. It will be
revie��ed after the County Highway Department
r.iakes their recomr�endation.
5 . A, B, and C lake access on Tanager Lake. D & E
lake access on Smith Bay. . '
Sketch Plan Review
Private Road - The private road should be designated
as an outlot with a 50 ' easement.
Lot areas - Lot 2 ' s area is questionable since a 50 '
road easernent will intersect along the eastern edge
of the lot. The surveyor will have to re-estimate
the two acres of dry buildable for Lots 2 , 3, 4, & 5
because the road easement was not taken into
consideration.
Lot width - 200 ' lot width as recorded along lake-
shore and at the building site.
Riparian Rights - �he easement through Lot 5 has
been removed and each lot now has single lakeshore
access.
Existing buildings - Planning Cor.u�ission should
address the issue of the two cottages , one is within
the 75 ' lakeshore setback and the other is intersected
by Lots 3 & 4 ' s mutual lot line. They should either be - .
rernoved before final approval or before a building permit
is issued. This should be stated in the final resolution.
• (Continued)
Ri:GULAR l�;�ETIi�G OF TiiE ORO.�O COU?�dCIL, JA?IUARY 9 , 1979 Page 6
Planning Cor.lmission I�Ieeting - Z�ovember 27 , 1978
'�">Planning Commission approved the sketcn plan for the
P•iills subdivision of fiv� lots subject to the
following conditions:
1. Designate setback of cotLage (Lot 3) fror.i
lakeshore
�2 . Adjust mutual lot line of 3 & 4 to meet
required side yard setbacks for garage and
old stable.
3. Designate 50 ' for plat road - to be shown as
an outlot on final plan. .
A public information meeting was set for December 11,
1978 at 7: 40 P.I�i.
Planning Commission Meeting - December 11, 1978
Planning Commission recommends preliminary approval
of the subdivision of P. Gerald P4ills.
Staff recommends the following list of considerations
for Council' s review upon preliminary approval:
l. The cottage on Lot 3, setback 55 ' from lakeshore,
to be recognized as a legal non-conforming use.
Cottage' s septic system to be inspected by the
'�% septic inspector.
2. A tennis court, an accessory structure, on Lot 5
to be recognized as a legal non-conforr:ling use.
3. Private road to be 50 ' and designated as an outlot.
Engineer recommends a 22 ' wide road serving entire
plat from new junction point on County Road #15.
Planning Cor_unission and staff recommend a 22'
wide road from new access point on County Road #15
to junction point of existing private driveway.
All agree that a cul-de-sac would needlessly
destroy the orchard and that a loop road serving
Lots 3, 4, & 5 will have less impact on surrounding
property. The new access point on County Road #15
will extend along lot line between Lots 1 & 2.
Council Lleeting - January 9 , 1979
idr. isills and P�ir. Peter Fox, his real estate agent,
were present.
Discussion included riparian rights, r.lultiple docks, .
driveway width, and access of� County Road tt15.
tdr. Jim Olson, City Engineer, recorunended a 22 ' driveway
stating that a 15 ' driveway is inadec�uate.
�Massengale moved, Butler seconded, to request staff
to draft a resolution for the next r.ieeting giving
approval of the preliminary plat subject to includinq
the road width, cottages , and park dedication fees.
p,:eparation of the final plat may proceed. P4otion,
_ , . , .,_..� ���
?F'GuL.�R i'.:.�'ii�:G OF TIiE OR0:10 COli�vCIL, JN?�L'?'-L�Y 9 , 1979 p�ae �
t�r. Paul C. Clabo �aas present and presented the VPRIA'_�10E
City Council with a letter da�ed January 9 , 1979 1388 Park Drive
� .�� concerning his request for a variance at 1388 Park r43g
Drive. P�ul C. Clabo
After discussion,
Paurus moved, Butler seconded, to table the request
of Paul Clabo for a variance at 1388 Park Drive
until staff and the City Attorney have reviewed the
letter presented by Mr. Clabo. ilotion, Ayes (4) -
Nays (0) .
Mr. Alan Olson, City Planner, informed the City STREET VACATIONS
Council the request by the Hennepin County Park Big Island
Reserve District for street vacations on Big Island. rr444 --
Henn. County Park Rese
This application is made to vacate all of the public
roads in an area of the west island which is now
owned by the Park Reserve. The area is platted
into ten separated lots which are divided by the
subject roads. The Park Reserve ' s intentions are
to have the roads vacated to pex-Mit cortbination of
the lots into one buildable/saleable lot.
Planning. Commission Meeting - Decenber 11, 1978
;:��
'�'�`� Planning Commission recomr.lended approval of the
vacations of undeveloped roads on Big Island, legally
described as follows: All of Linden Street, all
of Elr.i Street, and all of Maple Place located
within Kate B. Pluruner' s Subdivision of Lot 2 of
Kitchel' s Subdivision of Government Lots 5 & 6. Such
vacation to be approved without relocation of the
public right of way based on the following findings :
l. The vacation does not affect access to or use
of any affected or adjoining property.
2. The City has not and does not intend to develop,
ir�prove or use the property in any wav.
3. The property as it exists serves no public
purpose.
4. The vacation is in the public interest by:
a, furthering the plans of the Park Reserve
District
b. reducing City liability for r�aintenance
c. increasing taxable valuation
5. The Supreme Court ruling �applies to access to
the lake which is not applicable in this factual
case. The only mer*ibers of the public need'ing
acce-ss are the three affected property owners
.,� who each have independent access available.
� (Continued)
REGliLtiR 21EETI�JG OF THE O�O'v'O COli�dCIL, JAAIUA�� 9 , 19 79 Page 8
6 . Public right of way is not r.ecessary to :-laintain STREET VACATIOIJS
access to affected properties . Biq Island
7 . The public interest in a qiven amount of land (Continued)
area will be maintai..ned by means of the Fark
Reserve ' s acquisitions on the east island.
ihe Park Reserve ' s acquisition plan is in keep-
ing with Orono policy as established in
Resolution �`446.
Council r2eeting - January 9 , 1979
Butler r�loved, Pesek seconded, to adopt Resolution RESOLUTI0:1 r976
n976 , A Resolution Vacating All Of Linden Street, Street Vacations
Al1 Of Elm Street And All Of Maple Place Located - Big Island
6Jithin �:ate B. Plummer` s Subdivision Of Lot 2 Of �
�:itchel' s Subdivision Of Governrnent Lots 5 & G ,
Section 22 , Township 117 P1, Range 23 VJ, In The City
Of Orono, P�iinnesota, ar.lended to include the condition
that Lots 1-10 are conbined and that they rer.iain one
� parcel. Motion, Ayes (4) - i7ays (0) .
A riemorandur_m by Councilnember C. Paul Pesek concern- STUBBS BAY i�iARINA
ing the Stubbs Bay Diarina property dated January 3,
1979 , was presented to the City Council.
Stubbs Bay 14arina Property Study - Pages 9-13 �
A merlorandun by Gunnar Isberg, Planning Consultant,
concerning Possible Stubbs Bay Marina Rezoning,
dated January 8 , 1979 , was presented to the City
Council.
Possible Stubbs Bay Marina Rezoning - Pac�es 14-21
Council 2�ieeting - January 9 , 1979
Discussion was held concerning the above reports.
Acting 2'Iayor Dsassengale stated that we know present
status of the property but where do we go from there
to deterriine the best use of the property.
Alan Olson, City Planner, stated that a moratoriur,i
should be placed on the area to provide tir.me to
r,lake decisions and resolve issues.
Sor.ie points brought up were the effects of rezoning
fror.l B-2 to residential, sewers , flood plain, and
the Comprehensive Plan.
Mr. George Johnson and Mrs. Keiran, present fee
owner of the property, were present.
P4rs . Keiran stated that she does not want any change
: in the zoning. She stated that she bought the ,
' property in 1956 and wants it t'o remain a narina �
due to the value of the property. (Continued, Page 22)
�aae 9
2� E ?�i O R A N D U 1:
DA'lE: �anuary 3, 1979
TO . Orono City Council
FROM: C. Paul Pesek
SUBJ: STUBBS BAY N1ARI'�A PROPERTY S1^UDY
General
This is a report concerning �he property now occupied by the
- Stubbs Bay Marina. Its purpose is to aid the council in
making a decision concerning the future of that property.
It contains the pertinent known facts about the property
and the area; a suggested list of criteria to be used in
making a decision; and a list of possible alternative courses
of action for the council to take which can be measured against
the criteria and the known facts.
Addendums to this report include a listing of information from
" " City records dating from 1954, and a memo from Allan P. Olson
dated November 21, 1978, discussing legal principles and ques-
tions to be answered.
Pertinent Facts
A. Road: Property is served by County Road n84 , and
current use as of 1975 is 894 trips per day. The
capacity of this road and connecting roads has not
been rated by the County, but it is evident that the
capacity is significantly greater than its present use.
B. Sewer: The area is not sewered and there are no
plans for extending the sewer service to this area ,
in the future. The closest sewer line is approx-
imately one mile away, and that line is at its full
• capacity now. A septic system has been used in
this location in the past, but because of the high
water table it is not suitable for any but minimal
use.
. C. Zoning: Property is current�y zoned B2 for commer-
cial and marinas. This is an isolated commercial
' zone and the closest coramercial zone to this property
is 2. 3 miles away wnich are the Maxwell Bay Marinas .
It was zoned B2 because of existing use at the time
- of rezoning. ' � �
_�_ Page 10
L
D. Police Proteet?cn: Eecause this is not r,ear a popu-
l�tion center, tn�s specific pro?erty is sparsely
� patrolled. Co,:u�ercial use would reauire more pol�ce
oro�2ction.
E. rire Protection: This is in the Long La�e fire area,
and is 2. 7 miles away from tne Long Lake station. The
building was completely cestroyed by fire in November
of 1976 which indicates a risk concerning fire pro-
tection response.
F. Property Descriotion: The area is approximately two �
acres with an elevation of 931-933 feet. The entire
� property lies in the flood plain, basically in a
sheet flow area. It is apparently filled marsh and
has a very high water table.
_ Flowage in a 100 year storm is rated at 31. 3 cubic
, feet per second. The_ outlet for Lake Clausen water
shed flows through the un-named creek on the south =
boundary, and a major storm washes over the entire
property. .
There is 210 feet of lakeshore and a depth of 260
feet, that' s maximum.
G. Surrounding Properties: The property is entirely
``' surrounded by residential properties. This is in
a two acre zoning area.
There are nine small summer cottage structures on
the property adjacent to the south. Three of these
are essentially small shacks and five are small homes .
The average size is approximately 450 sq. ft. , the
=average lot size is approximately 5, 000 sq. ft. These
nine structures are on an area of about one square acre.
The average value is approximately $17, 000/structure.
. Some of these are in "dilapidated" condition.
There is a development farther south consisting of six
lots of two acre lakeshore residential with an average
lot value of over $100, 000. The lakeshore is marshy
and not suitable for swimming. There are small homes
on auarter acre lots to the north and east within 1500
sq. �f t. The number and density of houses suggests a
small neighborhood.
. H. Current Condition of Property: There are no buildings ,
no septic systems or sewer, and no facilities on the
land. There are docks for approximately 45 boats, but
these are in severe disre�air and are not safe for
�._� furtner use. There are no marina facilities other than
Paae 11
tr,ese cocks For rent. T�e Fair :�:ar':et Value =or
the pro�erty �tsel� is $89 , n00. Any adcitior,al
value in tne propertj� is due to its zon_ng as a
corl.-nercial marina.
I. Condition of Stubbs Bay: Stubbs Bay is considered
a "critical" bay by the DNR. T:�ere are two inlets
consisting of streams into the bay, and one outlet
into Ma}:well Bay. 'I''.-�e ou�er one-third o� Stubbs
Bay is approximately 10 feet and the inner two-Lhirds
approximately 20 feet with a maximum depth of 37 �eet.
Much of the bottom is muck, particularly clese to the
marina. Neither the LMCD nor the DNR have indicated
" the maximum potential use of this bay, but they feel
that it should be studied.
J. Dock and Lake Regulations : A proposed I�MCD ordinance
limits new dock construction to 100 feet. If- this
were applied at Stubbs Bay the marina would be limited
to about 35 boats, depending upon water heignt. A
corner of this bay must be shared with other owners .
Dredging in this area has not been allowed. It was
denied by council in 1978. Conseguently, this area
is limited -Eo about 25 boats in a low water year
such as 1977.
K. Historic Use: (See summary} Boat rental was available
here until 1968. From 1968 through 1974 there were 31
slips allowed per regulations. The LMCD allowed 66
slips in May of. 1975 and Orono allowed 63 �slips in �
August of 1977. Both Orono and the LMCD granted li-
censes in 1978, however, Orono did not grant their
license until December of 1978 before the previous
. year. -
Suggested Criteria For Decision �
1. Property rates of present owner.
2. Sti7hat would the best use of land be if the marina had
never existed there?
3. Commercial activity that this site can support based
on services available and location.
4. Benefit to the co�-�-nunity.
5. , Logical fit in the Orono comprehensive plan:
6 . Ecuitable treatment as compared to other marinas .
7. Effect on the environment, particularly Stubbs Bay. ,
�- 2�Iaximum and minimum potential co��ercial use in future.
Pac2 12
_�_ �
8. '•:ini�.,al ccst to ��e City of Oro:-�o.
- 9. A cecision that will pro:,ably not be reversed in
court.
10. Current use or surrounding properties.
11. Appearance to passers-by and to neighbors .
12. Possible structures in a flood plain.
13. Precedent for otner marina decisions. � ..
14. Potential police and fire problems.
15. Current and future economic viability of a rnarina
or other corr�ercial enterprise at this site.
i.e-. , demand for services or products furnished
at this site. -
� ;.
Alternative Courses of Action
� l. Al1ow a full marina operation with standard rules
that govern marinas in Orono.
2. Allow a restricted marina operation based on specific
proposals with performance bonds and deed restrictions_
(per George Johnson Proposal) '
3. Rezone �o a more restrictive, unique marina zone.
4. Rezone to some other comrnercial use.
5. Rezone to residential, two acre lots.
6 . Reduce the marina activity by cutting the dock back
to 100 feet from shorelir.e per the new LMCD proposal.
Paae 13
"�, 7. The City oz Grcno "purchase fo� a use as a:
a. City opera�ed �arina. .
b. Park
c. Residential and resell to individuals
i.a
� .�.
. ;f :
" IS�ERG, RiESENBERG, CyELSETH AND ASSOCIAI ES, INC.
2110 Se��ond a��nue South, M�nneapoiis, ��linnesota 55404 612-071-5628
. T0: COUNCIL F,FdD PLAtJNING CO��iMISSION , � :- �
FROi�I: GUf��NAR ISBERG, PLANNING CO�tiSULI`A�lT
RE: POSSIBLE STUBBS BAY MARI�dA REZONING
DATE: JANUARY 8, 1979
I. Introduction
� The purpose of this report is to offer the Council and Planning Commission
information and recommendations in preparation of making an approprlate
decision on the Stubbs Bay Marina rezoning issue. Collection of back-
ground information resulted from attendance at the November 21, 1978
special City Council meeting, review of 1ega1 and other related back-
ground reports, discussion with staff, and a visit to the site.
Please keep in mind that this report is not a rezoning report on a
specific amendment proposal per ordinance procedures or a review of
the development proposal for conditional use permit issuance but rather
a quick review of the informal proposal as it relates to future planning
of the community,
- II. Background Information
History of Site Development and Zoning
A recent development proposal for the reconstruction of the Stubbs Bay
Marina has been presented informally to the City for consideration.
Being preceded by a rich history of city regulation enforcement review
and hearings, the site once operated as a marina but is presently void
of buiTdings due to a November 1976 fire. -
The present zoning of the approximate two acre parcel of property is
B-2, Lakeshore Business. The zoning ordinance B-2 provision, section
� 35.1�00 defines the proposed use as a permitted use (if limited to
servicing boats) along with establishing a number of key performance
standards• for any development.
Since the fire damanged the en�ire original structure, any lawful , non-
conforming land use rights associated with the property are null and
. void (section 31.104). The number of permitted slips at the site is
similarly not a continued right running with the property due to the
fire, past permit violations, subsequent City Council resolutions and
the city marina license program.
pac,�� 15
Surroundina Land Uses, Site Conditions and Services �
Tne Stubbs aay r"arina site is completely surrounded by single-�amily�
low density, residential homes and represents, one of� four city-wide
E-2 sites. Consistent with neighborhood residential land use, the
surrounding zoning on all sides is LR-IA, residential with a 2 acre
minimum lot area.
The site is presently not served by sanitary sewers nor prograr�med for
sewer service in the near future. Thus, any proposed development
would require an on-site sewer system. There are two main limitations
to the use of septic tank and drainfield - a seasonally adjusted high
water table as recorded by the soil survey (1-2 ft. of surf ace) and the
threat of f(ooding since the site is located in the floodplain. Thus,
any proposed structure in the area would have to be flood proofed.
In addi�ion, any private sewer system would have to be an innovative
system, such as a mound system, in order to function properly and in
all like7yhood, part of the area would have to be filled for the drain-
field area.
III. Major Issues Involved
Tne following are some of the major issues related to the proposal marina.
Issue nI Is there a need for an additional marina on Lake Minnetonka?
One of the major questions is whether there is a need for additional
-_ docking facilities on Lake h1innetonka in light of a number� of existing
marinas. In addition, tnere is a related issue of whether Stubbs Bay
is the proper location for a marina, even if additional marinas can be
justified from existing demands.
This issue is not easily resolved and would require information related
to the number of existing marinas on Lake Minnetonka and the estimated
_ demands, if any, for additional marinas and docking facilities on the
- lake. To date sufficient information has not been obtained to resolve
this at within the time constraints.
Issue n2 What effect would the proposed marina have on the aeneral
neighT�orhood?
As has been indicated previously, the proposed marina is located in �
essentially a residential neighborhood. There has been a concern expressed
by some property owners over the proposed marina and the effect of the
rrarina on the neighborhood. Some of the potential adverse effects could
be unsightliness from boats stored in the open; additional traffic
generation on local streets, etc. Again, this would require additional
analysis to resolve this issue.
�.,
.��
Pace 16
� Issue r3 ltirat effect would the oroposGd marina have on future planning
-�, and developmeni of the City of Orono? �
,
. Another issue with� the propesed marina is the effect it might have on
• over-all development ofi the City. Some of the potential city-wide ef�ects
could be increased traffic on local raods, potential pollution problems,
increased boat traffic in Stubbs Bay, etc. The city is currently
involved in a major planning program ���hich is scheduled to be completed
within a one year period. Presumably, this planning program when
completed, could help to determine the proper use of this particular
area. However, at the present time, the planning program is not f ar
enough along to help resolve this issue.
Issue ;`.4 What effect will the proposed marina have on the aeneral environment?
As was indicated previously, there are a number of environmental contraints
or limitations to any development on the site. For one, the site is
located in the floodplain. This would create a problem for any proposed
structure unless it is floodproofed. Even if the proposed structure
could be constructed with a minimum of environmental effects, there is
a serious question whether any private sewer system could be installed
that would function properly and not lead to potential pollution problems.
Again additional analysis would be required as well as additional � information
from the property owner to resolve this issue.
IV. Alternative Courses of Action '
� There are a number of potential alternative courses of actions available
.��+ to the city at this time. It should be recognized that the current
zoning classification of the site would permit a marina, subject to
a number of development standards.
Alternative 1: Approve the development proposal and allow it to proceed
as is subject to existinq cit , s ecial district and
state deve opment standards and regulations. _
This option does not directly restrict the proposal, and pending the �
satisfactory compliance with the related sewer, floodplain and perfor-
mance standards, the project would be�constructed. The proposal as
presented generally meets the zoning ordinance performance standards
(without a specific review undertaken); more detailed study for sewer
and floodplain ordinance conformance may determine that construction of .
a building on the site is not feasible, regardless if commercial or
residential development is proposed.
If the development proposal is approved at this time, a number of the
� . issues discussed previously will not be resolved, since it will take
additional time and study to resolve some of the issues.
Alternative 2: Initiate a rezoninq of the propert . �
A second alternative available to the city is to immediately start a
rezoning process for the site to rezone it to a different zoning district
such as residential (if appropriate) whereby a marina would not be
,_ allowed. However, this approach would require an immediate action since
Page 17
a f�r�al appl;ca�ion by �he lan�oti�;ner for a building �permit at this �
time ti�;ould be s��bject to the exist;ng zoning classification. ihus,
any subsequent rezoning of the� property aft2r formal application would
• not be legally enforceable.
The basic problem with this approach is that it could not adequately
. deal with many of the issues raised previously. Furthermore, unless
there is adequate data available to the city to substantiate �the
rezoning, the lando�.vrer mignt determine to sue the city on the basis
that the rezoning is arbitrary and capricious. In addition, since the
rezoning would in effect amount to a downzoning, the property owners
might cha7lenge the rezoning on the basis of a "taking" of property
without just compensation.
Alternative 3: Initiate some form of moratorium on the constr��ction until
the prev�ous various issues have been resolved or until
the current planning program is completed.
A third option would be for the city to pass a moratorium ordinance
placing a moratorium on either (1) . all proposed marinas in the city or
(2) on any development proposal in the general area of'' Stubbs Bay.
This moratorium should be for a specified period of time such as six
or twelve months. The major rationale for the moratorium would be to
permit the city to undertake additional specific studies to attempt
to resolve some of the issues discussed previously. In addition, the
city might extend the moratorium unt�l the completion of the planning
program to help answer Issue �3.
This approach is the surest alternative to stop any development in the
area. In addition, the passing of a moratorium ordinance placing a mora-
torium on development proposals until the completion of a planning program
has been upheld by the Minnesota Supreme Court in the Marshan Township
Case. .
. In light of the potential advantages and disadvantages of the_various
approaches discussed above, this consultant would recommend the third
alternative, at least until some additional studies could be undertaken
to answer some of the issues. It should be noted, that this action would
not necessarily be required until a formal application was received
from the landowner. In addition, the moratorium ordinance should only
be in effect for a specified period of time and should be carefully drafted.
; .
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R�GULAR 2�lEETI:JG OF iHE OROiJO COU�ICIL, JA'dliARY 9 , 1979 Page 22
Paurus moved, Butler seconded, to deier action on STUBBS BAY I•iARI2dA
the Stubbs Bay P�arina property and to request Alan (Continued)
"� Olson, City Planner, to preserit information concern-
ing rezoning to resident"ial, City park, r.larina,
r_ioratoriur*i, and George Johnson' s inforrtal proposal
to be presented at the next Council r.ieeting for the
City Council to determine an appropriate land use
for the area. P4otion, Ayes (4) - P3ays (0) .
t2r. Alan Olson, City Planner, presented the 1978 1978 BUILDING PER2•1ITS
building permit report compiled by Thomas Jacobs, REPORT
I3uilding Inspector,to the City Council. .
Pesek r.ioved, Butler seconded, that a public hearing PUBLIC HEARING DATE
be held January 23, 1979 at 7 :00 P.P�. concerning Ordinance Revisions
ordinance revisions. P4otion, Ayes (4) - Nays (0) .
Paurus moved, Butler seconded, to ado�t Resolution RESOLUTION n977
tt977, A Resolution Designating Appointr.►ents For 1979 Appointments
The Year 1979 . P4otion, Ayes (4) - Nays (0) .
Butler moved, Massengale seconded, to adopt RESOLUTION #978
Resolution #978, A Resolution To Designate Additional Depositorie�
�-Additional City Depositories. Motion, Ayes- (4) -
SNays (�) . .
Butler moved, Paurus seconded, to adopt Resolution RESOLUTION #979
n979, A Resolution Requesting The Comnissioner Of Luce Line Trail &
The Department Of Natural Resources To Transfer To Bederwood Park
The City Of Orono, Property That Is Adjacent mo
Bedenaood Park On Stubbs Bay Road And The Luce
Line Trail. P�otion, Ayes (4) - Nays (0) .
Mr. Glenn Cook, City Engineer, entered into the TECHNICAL SUPPORT
record the following letter dated December 28 , SERVICES
1978, which states :
"Enclosed please find two copies of the P�In/DOT
agency agreement and engineering teclinical assistance
agreeraent which should be approved by the City
Council, signed and submitted to Gordon Fay. The
Mn/DOT agency agreement allows the State to accept
Federal funds for the City on projects initiated
by the City. The technical assistance agreement .
allows the City engineer to utilize 2�n/DOT technical
staff for M.S.A. Projects.
(Continued)
R�GUL��R r1EETI?JG OF THE ORONO COli'�1CIL, �AI:LARY 9 , 1979 Page 23
I�in/70T does not have adec;uate staif to provide a TECH:�IICAL SUPPORT
great deal of assistance at the present tir�e but SERVICES
�, the agree�ent is continuous and the situation rmay (Continued)
change in the future. " '
Council Meeting - January 9 , 1979
Paurus moved, Butler seconded, to adopt Resolution RESOLUTION n980
T980, A Resolution Providing Technical And Mn/DOT Agreement
Engineering Assistance. Motion, Ayes (4) - Nays (0) .
Massengale moved, Butler seconded, to adopt , RESOLUTION n981
Resolution #981, A Resolution For P�innesota Federal Aid Form III
Departr.ient Of Transportation Federal Aid Form
No. III. Pdotion, Ayes (3) - Nays (1) . Council-
member Pesek Nay.
Dick Benson, City Adr:iinistrator, inforried the ORONO-2�IEDINA SEWER
City Council that he has received a petition �or
sewer service on 20 acres lying between F]illow
Drive and Old Crystal Bay Road signed by Paul G.
Roberts; a petition for sewer and water between
Willow Drive and Old Crystal Bay Road signed by
Dr. Thayer E. Porter, Orono Plaza, a co-partnership;
another petition for sewer and water between
- Highway ;#12 and County Road #6 on the west side
of Willow Drive, signed b_v Louis M. Larsen, Orono
Center Properties , a co-partnership, that were ,
presented due to the proposed PSedina-rsorningside
sewer project.
P4r. Benson inforned the City Council that he has
wor}:ed up a cost sheet for the proposed P4edina-
Orono sewer project. -
Acting Mayor P4assengale requested Pdr. Benson
to agenda the petitions for the next Council
r.�eeting.
Mr. Jir► Olson, City Engineer, discussed the RING ROUTE
progress for the ring route stating that they
are working on the right of way acquisitions
and that bids will be out early in P�Iarch with
construction to begin possibly in 2Zay or early
June.
�GU�R P-�.ETING OF THE OROL�O COUPJCIL, J?�NUARY 9 , 1979 Page 24
Butler moved, Pesek seconded, to approve the 1979 1979 FIRE CONTRACT *
r ire Contract :oith r7ound. P7otion, Ayes (4) - Mound
�. Nays (0) . .
Butler moved, Pesek seconded, to approve the 1979 1979 FIRE CONTR.ACT *
Fire Contract with Wayzata. P�Zotion, Ayes (4) - �aayzata
Nays (0) .
A memo from John Gerhardson, Public �4orks Coordinator, FARVIEW BOND RELEASE *
dated January 2 , 1979 , states:
In September, 1977, the City of Orono did receive .
fror_1 Farview properties a cashiers check for $2, 000
to be held in escrow for one year for street repairs .
I have inspected the street and have deterr.►ined
that all repairs have been made and recoi:lmend
releasing any and all monies held in escrow
for that street.
Council I�Ieeting - January 9, 1979
Butler moved, Pesek seconded, to approve releasing
the $2, 000 cas�iers check to Farview Properties.
ldotion, Ayes (4) - Nays (0) .
�, A memo from John Gerhardson, Public ��7orks Coordinator, 1979 SEAL COAT PLANS*
dated January 4, 1979 , states:
The 1979 street maintenance program will consist of
seal coating approximately 973, 000 square feet of
City streets (area C) at an approxinate cost of
$30, 000. In order to take advantage of off-season
prices, I recommend the Orono City Council instruct
staff to prepare plans and specifications for Council
review for the January 23, 1979 or the February. 13 ,
1979 Council meeting.
Council Meeting - January 9, 1979
Butler rnoved, Pesek seconded, to instruct staff to
prepare plans and specifications for seal coating
approximately 973 , 000 square feet of City streets
at an approximate cost of $30 , 000. P4otion, Ayes (4) -
Nays (0) .
Butler moved, Pesek seconded, to approve advertising 1979 MATERIALS & *
for bids to be opened January 29 , 1979 at 10: 00 A.M. E�UIP2'iENT BID DATE
. in the Council Chambers for 1979 materials and equip- .
-�' ment for the Street Department. Motion, Ayes (4) -
Nays (0) .
REGULAR P-IEETI?:G OF THE ORONO COUIJCIL, JANUARY 9, 1979 Page 25
An appointment to the Park Cormmission� was tabled PARK COMI��ISSIOrI
until the next Council neeting.
Appointments to the Human Rights Corunission was HUr�AN RIGHTS COMI��ISSION
tabled until the next Council meeting.
Butler moved, Pesek seconded, to approve a refund REFUND *
of $150 to Gordon Coffin for an overpayment on Gordon Coffin
the P. Gerald rdills subdivision. Motion, Ayes (4) -
Nays (0) .
A memo from Thomas Kuehn, Finance Director, dated REFUND *
January 4, 1979, states: James Stockton
On December 19, 1978, Mr. Jar►es E. Stockton
purchased dog license #1472 for the period �
January 1, 1979 to December 31, 1980 at a cost
of $8. 00. Mr. Stockton' s dog died prior to
January l, 1979 and he has returned the dog license
and tag. Because the dog license was prepaid and
no part of it was expired at the time of death,
it is my recommendation to refund the $8. 00 license
fee to Mr. Stockton. -
Council Meeting - January 9 , 1979
Butler moved, Pesek seconded, to approve a refund
of $8. 00 to James Stockton for a 1979-1980 dog
license. PZotion, Ayes (4) - Nays (0) .
Butler moved, Pesek seconded, to approve the BOARD OF REVIEW DATE *
Board of Review meeting date for Tuesday, May 29 , May 29, 1979
1979 at 7: 30 P.M. Motion, Ayes (4) - P1ays (0) .
Butler moved, Pesek seconded, to accept the SUMMARY OF RECEIPTS, *
Sw��ary of Receipts, Disbursernents & Balances etc.
for October, 1978, i�7otion, Ayes (4) - Nays (0) . October, 1978
Butler moved, Pesek seconded, to accept the SUP�L4ARY OF RECEIP"_'S, *
Surunary of Receipts, Disbursements & Balances etc.
for the �irst ten months of 1978. P�otion, men r4onths , 1978
Ayes (4) - Nays (0) .
Butler moved, Pesek seconded, to accept the SU2u7ARY OF RECEIPTS, *
Sur.unary of Receipts, Disbursements & Balances etc.
for Novenber, 1978 . 1-iotion, Ayes (4) - Nays (0) . November, 1978
REGULAR I4�ETI?�G OF THF OROrIO COUTICIL, JA'��UARY 9 , 1979 Page 26
Butler rioved, Pesek seconded, to accePt the SU^'L�iARY OF RECEIPTS, *
Sw�unary of Receipts , Disburser�ents & Balances etc.
for the first eleven months of 1978 . 2-sotion, Eleven rTonths , 1978
Ayes (4) - P1ays (0) . '
Paurus moved, Butler seconded, to recommend to GAYLES PiA�tIPdA
the Lake Minnetonka Conservation District to
proceed vaith legal action against Gayles P4arina
due to the fact Gayles did not cor_►ply with
providing a certified drawing of their plans.
Motion, Ayes (4) - Nays (0) .
Butler moved, Pesek seconded, that the All Funds BILLS *
Accounts 7240 through 7321, 10686 through 10689 ,
10692 through 10696 , 3117 through 3200, 11775
through 11784 , 11789 , 11797, and Liquor Store
Accounts 12846 through 12901, be paid. P4otion,
Ayes (4) - Nays (0) .
Butler moved, Pesek seconded, that the meeting ADJOURIIME2JT
be adjourned at 11: 05. PQotion, Ayes (4) -
I1ays (0) .
�
. / ^ , _ ,
�� � �� ��� ����L����
;lalter B. "?assengale, Acting Mayor
Attest:
�lalter R. enson, Clerk-Adrlinistrator