HomeMy WebLinkAbout#6604-variances-2016 �'D�o
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RESOLUTIOI` OF THE C[TY COUNCIL
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B6. "1he board or the council may not pennit as a variance any use that is aot pe�nitted under
Orono City Code Chapter 78 fior pro�eriy in the zone whea+e the affected petson's Iand is
located.'° This cond�on is not 4pPkcable, as the �se for a single family residence is a�
QTlmaed use ir�the LR ICDi�Yrict
B7. "The board or coun�cil naay pennit as a variance the temporary use of a one-family dwel�i�g
as a#wo-family dwelling." 7Yris cortd�lr'on i8 riot appltcablG
B8. "The sPecial conditions applying t� the s�ructure or land in question are peculisr to such
P�P�Y or immediately ad.1��B P�P�Y-" Tlie lot size ond hm�dcm+�r n�s
�8��P�+YJ'or�e s�lar tu tho�e of other pmp�ries in the neighborhoo�d,ar�d
d�en an niany sunilar s�zed dev�eloped tols i��Tie ne�gl�►orhood
B9. "The conditions do not apply generally to other Ia�d or st�uctures in the district in which the
land is located." T7ee slmedands ajpplrcable to t�iisPr'+�Pe1'�J'�PPIY to all other prop�erh►rn
dte �e�ghborhood; howiever, in or�da� to be allow�ed the 3596 l�a�dc�t�er tlta�t other
dev�eelo,ped s�iuwrlar-a�z�d lots are a,�'o�gr�8 nf a mrlance to tot anta and widde �ss
re4�
B10. "The g�ra�nting of the a�plication is nec�ssary for the preservation and e,�joyment of a
substat�tial property right of the applican�" Th�ProP�ertp righ�s o.f't1�e mwta� wiQ be
d3�nin�shed if the v�ar�a�nces �re not gnourt�a� rrs tbe new ns�dence w�ould not be abk tn
haviee the 3S%hardcm�er that neighbor�itg similar-�Zed IoLg an arlla»+�d
Bl l. "The gianting of th+e proposed variance witl not in any way impair health,safety, comfort or
morals, or in �y oth�er respect be co�ery to the in�nt of this cha��ter" Grnn�inS of tlte
v�rionc:�c wouid not i�npair haal�lt, s�afelY, crHnfart or�norols and x►�auld not be contiwry
tlie intent of the�oning co�d�
B12. "The granti�g of sueh variance will not merely se�ve as a convenience to�appli,csnt,but
is neaessary to alleviate demonsl�able difficuity:' G�ting of tHe v�a�ances wul o�e a
P� ��' bY �+8 � 1�P�' �► r�-de�+ielop unda� the a�rte handcov�er
allow�ancc as odier s�inilar-�zed dev�eloped lots�dte ntighbor,�ood
CONCLUSIONS, ORDER A�'VD COi�iDITIONS
Based upon ont or more o£the above findings, the Qrono City Coimcil hereby �ants
vaFiances to Orono Municipal Zrnung Code Soction 78-350 to allow oonstruction of a new
residence on a lot of b,715 s.f, in area and 50 feet in width where the minunum lot size
requirements are 21,780 s.f, in area and 100 fcet in width,subject to the following conditions:
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��TY o� �RONo
RESOLUTION OF THE CITY COUNCIL
��'j �`� No. 6 6 p
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A xEsoLv�riax
GRANTING VARIANCES TO
OR4N0 MUNICIPAL ZONIlITG CODE SECTION 7g-350
FOR PROPERTY LOCATED AT �
3438 LYRIC AVENUE
—FILE N0. 16-3811
Vt'HEREAS, Landsourc�e, LLC, a Minnesota lnmted liability oomPaY►Y(h�reinafte�'
the "Applicant"} is owner of the pro�petty loc�tod at 3438 Lyric Ave�ue within the City of Orono
{hereinaf�er the"Cit��snd leg,�lly d�scribed as follows:
Lot 23,Block 5,NAVARRE HEICrH'I`S,Hea�pin County,Miruiesota
(hereinat�r the"Pt'oP�3����
WSEREAS,on March 3, 201 b the Applicant made a conaplete application to the
City of Orano for variances to Orono Municipal Zoning Code Section 78 350 in ord�r to
cvnsf�vct a new residence on a lot of 6,715 s.f. in area and 50 feet in width whe�e the minimum
lot siz�reqt�irem�ts are 21,780 s.�in area end 100 feet in width; �d
� , on March 2i, 2016 after publishod and mailed notioe in act�ordanoe
with Minnesota Statutes aad the City Code, the Omno Plaaning Comnnission held a public
hearin�at wbich time all p�rrsons de��iring t+�be hcard conccrning this applica#ion were givea the
opportunity ta speak thereon; and
'�'gEREAS, on Mam� 21, 2016, the Planning Commission on a vote of 5-0
reoommended approval of the variaavos;and
+ � on Ap�il 11,2016,the City Council reviewed thc application and the
rec�omme,ndations of the Planning Commission and City ataff.
NOW, THEREFORE, BE IT R�SOLVED that the City Councal of Orono, lViinnesota
ha�eby approves the request�d varianc�a as described above based on one or more of the
follawing 5ndiags of fa�ct concerning this property.
FL'�IDIIVGS OF FACT:
Al. The analysis contained within staff m�mos a�nd the exhibits attached to the a,foresaid
memos, atl minutes from the above mea�tioned meetiags�, and ar,�y and all other materials
distributed at these meetings are hereby incarporated by referencc.
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CITY C,1F aRON�
RESOLUTION OF THE CITY CO[]NCIL
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A2. The Praperty is located within the LR-1 C Single Fsmily i,akeshorc Resid�ntial District
wluch requires a minimum lot area of 0.5 acres (21,780 s.f.) and s minimum lot width of
100'for construction of a singie family residence.
A3. The Property is b,715 s.f. (0.15 aanes) in area and SO feet in defined width, aad contains
an eaisting si�gle family xrsidence. The pro�rty is considea�ed as legally nancanforming
with regard to lot atea aad lot width.
A4. The properiy is locaxed within Storm Water Overlay Di�ict Tier 3 wlrich allows 35%
hardcover for conforming lot4. In order fer a nonoonfox�ming lot to qualify for avaidance
of the need for area and width variemc�s for rede�►elopme�t, the lot would be limited to
25%hBt�dCOve�.
A5. The applicant is pmposing to remavc the�xisting residence stnuture aa,d replace it with a
new regidence. When applying for the delnolition aad buildin,g pezmi.ts, apphcant was
advised t1�at either hazdcover would be limited to 25%, or a lot area & width vatiance
application would bB requi�d in order to increase that to 35%. Applicant determined that
keeping to the 25%limitation would severely restrict the drive�way, deGks,sidewaiks,and
potential other amenities desired, hence this application. Setback, h�ight and s�tructural
ooverage limits will be met; hardcover is pmposed at 28.1% where 35°10 would be
allowed if the variences aa�e granted
A6. The Navarre Heights neighborhood consists of single family homes located on Lyric
Avenue, Livingston Avenue and Crystal Pla�ca, between S]iadywood Road and Blaine
Av�ue. In this neighborhood, 42 homes are on single lots vyrtually identical in siu�nnd
shape to the applicant's lot; 22 homes are on double lots; 5 hom� are on triple lots; and
one home is on a cambination of 41ots.
A7. The applicant's property has contained a single family residence for m,any decades. 'i'he
ability to rebuild on the property in the same manner as othe,r eaisting developed
propertiea in the immediate neighborhood wouid be iimited if the area and width
varisnces are not granted. The applicaat's proposed site plaa indicaxes all required LR-
1C setbacks will be met, and the proposed house is well under the 1500 s.f. st�uct�ual
coveiage allowance for lots leas than 10,00Q s.f.in area.
A8. The property abuts the City's Navarre playground, which is partially screened from tlus
property by a row of arbor vitae along the west line of the park. Additionally,applicant's
property contains two matur�oak trees (30" and 3d'') wluch provide afternoon shade to
the park. While it is hoped that one or both of these trees can be pTese�rved during the
demalition/rebuild process,neither tree is specifically protected under City ordinances.
A9. In considering this application for variances, the Council has considered the advice and
recomm�ndarion of the Planning Commission and the effect of the proposed variances
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C ITY 4F ORCJN�
RE30LUTION OF THE CITY COUNCIL
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upon the health, safety and welfare of the oommunity, eltisting and anticipated traffitc
conditions, light and air, danger of fire, risk to the public safety, and the effect on value�
of property in the surnounding area.
VARIAi�iCE ANALXSZS:
Bl. "Variances shall oniy be permitted when they are in harmony with the general pwposes
and intent of the ardinance . . . ." Sirigk fmn�ly r�•sidences an a perinttted�t widii�the
f.�lCzonbigdis�nict
B2. "Variances shall only t�e permitted... when the variances are consist�t with the
c�mprehenSive plau." The PrnPosed res�de�etial princ+ipal s�ructure is Q nsvdential use
wh�?ch js co�sistent wtNi dee co�epnehens�vie Pion guidinS of this aird surrouriding
prope�fies for residcntial�rs�
B3. "Va�,ances may be granted when the applicant for the variance establis�es th�t there are
practical difficulties in oomplying with�e zo�g ordin�ance. `Practical di�iculties,' as used
in c+dnneetion with the�ting of a ve�ianc.e�means tha�
i� The propeciy owne�in ques�iau prnposes to use the property in a reasonable mannear,
;
however,the p�oposed use is not permitted by the offic�controls"
i ii. The plight of the landowner is due t� cira�oes unic�e to his pmpealy not
' crest�d by the 18n�dovvn�"
�. iii. The variance,if granted,will not alter the ess�tial c�racber of the locality,,,
The properdy o»mer is propos�ng to u.se the Prnperty �n a rea�orta6le ma�ner but the
size of tlie lot is below the�rti�eimrun [ot size atandards of tha Zo�ing Caa[� The plight
of tlu property owner is due�o the sadsripi�g substandard lo!size, which�s a resul�of tlie
prnperly being platted Qs part of the Nav�arr�Seights subdiv�sion in 1949, long bsjore
local zoHing codes w�ere in e�'ecx The Nas+�arre HeiglUts ne�ghborhood consiasts of lots
�ly SO feet in w�dth a�td X30-145 fe�t �n deptli. ONer t�ime the,se lo� lsav�e been
deNcloptd for individuol honies singty or in counbiiiations of 2 or 3 lots together.
Co�uc:ion of a s�ngle fan�ly r+esedence o� a s�t►egle lot in tlt�s neighborhead w�ll�cot
be iacnconsi.stent w�th d�e character of the surrounding ru�ghborhood
B4. `�conomic considerations alone do n�ot constitute practical d,ifficulties°' Econom�c
con�derati�ns Ha�e not b�en a fador in tlie v�ariance approov�l detee�tinabon.
B5. "Practical.difficulties also include but ar�not limited to inadequa#e access to direct s�mlight
far solar e�ergy systems. Variances shall be granted for earth-shelt�i oonstzuction as
defined in Minn. Stat. § 216C.06, subd. 2,when in harmony with Qnono City Code Chaptt�rr
78" This corsdition is not qpplrcabl�
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CITY fJF C�'RC�N�
RESOLUTIOI�T OF THE CITY COUNCIL
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1. Councii spproval is based on the survey and site plans submitted by the Applicants and
annotated by City staff, attachsd to this Resolution as Exhibit A. Hardcover on the
propetty ahall not exceed 35%. Any ame.ndments to the approved survey or site plan
whicl� are not in conformity with City codes wi11 requue fiuther Pisiming Conamission
and City Council review.
3. Applicant shall oomply with the permitting requiremc�ts of the Minnehaha Creek
Watershed District.
4. Autbori6es gr�ted by this resolution run with the Properly not with thc Owner,but are
pennissive only and must be exer�cisexl by obtaining a building permit for the project and
commea�cing oonsiruction of said project within one year of the date of Council approval,
or the variaaces wil] expire on thet date(Apri111,2017).
5. Violation of or non-oampliance with sny of the t�enms and oanditions of this resolution
shall constitute a violation of the zoning code, shall automaticslly t�ninate any authority
granted herein, and shall be punishable as a misdemeenor.
6. The undersigned Owner has read, understaads and hereby agrees to the terms af this
resolution and on behalf of the Owners and the Owners' heirs, suc�cessors and assigns,
hereby agrees to thc recording of tlus resolution in the chain of title of the Propea�ty.
Adopted by the Orono City Coimcil on the 11 th day of April,2016.
ATTES'I':
a.�L2J ` �•�f�•hGtle�..-�
�-- •—
Ihane Tiegs,City Cl Lili Tod McMillan,Mayor
Pi'oPeriY Owner(s)
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C ITY C)F OR�NO
RESOLUTIOI�3,OF THE CITY COU1�'CIL
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STATE OF MINNESOTA
COUNTY OF HE1VI�TEPIN
'i'his instrument was acknowledged before me this_d.ay of ,2016,by
Jamison Kohout,the of Laudsource,LLC, on behalf of Landsowce,
LLC.
Notary Public
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