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Home My WebLink About#6757-variance-2017 ��p CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y�, G��' NO. � � � ! t�kES H 04� A RESOLUTION APPROVING A VARIANCE FROM MUNICIPAL ZONING CODE SECTION 78-1279 FILE NO. 17-3927 WHEREAS, on March 15, 2017, Nathan Brandenburg and Beth Brandenburg, husband and wife (hereinafter the "Applicants"), applied for a variance from the City Code for the property addressed 825 Forest Arms Lane and legally described as: Lot 3, Block 2, Forest Arms, Hennepin County, Minnesota (hereinafter the "Property"); WHEREAS, the Applicants have made application to the City of Orono for a variance to Orono Municipal Zoning Code Section 78-1279 to allow construction of a 2"d story addition to the home lakeward of the average lakeshore setback; and WHEREAS, on April 17, 2017, after published and mailed notice in accordance with Minnesota Statutes and the City Code, the Planning Commission held a public hearing, at which time all persons desiring to be heard concerning this application were given the opportunity to speak thereon; and WHEREAS, on April 17, 2017, the Planning Commission recommended approval of the variance; and WHEREAS, on May 8, 2017, the City Council reviewed the application and the recommendations of the Planning Commission and City staff; and NOW,THEREFORE, BE IT RESOLVED that the City Council of Orono, Minnesota hereby approves the requested variance as described above based on one or more of the following findings of fact concerning the Property: FINDINGS OF FACT: 1. This application was reviewed as Zoning File #17-3927. The analysis contained within staff memos and the exhibits attached to the aforesaid memos, all minutes from the above mentioned meetings, and any and all other materials distributed at these meetings are hereby incorporated by reference. • 1 ��p CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y� �' rro. 6 � � 7 G lqkES H 0�� 2. The Property is located in the LR-1 B Single Family Lakeshore Residential Zoning District. 3. The Property contains 1.26 acres in area and has a defined lot width of 235 feet at the ordinary high water level and 206 feet at the 75-foot setback. 4. The Property is within Tier 1 and hardcover is limited to 25% according to the Stormwater Quality Overlay District. 5. Applicant has applied for the following variance[s]: a. Average Lakeshore Setback 6. In considering this application for variance, the Council has considered the advice and recommendation of the Planning Commission and the effect of the proposed variance upon the health, safety and welfare of the community, existing and anticipated traffic conditions, light and air, danger of fire, risk to the public safety, and the effect on values of property in the surrounding area. ANALYSIS: 1. "Variances shall only be permitted when they are in harmony with the general purposes and intent of the ordinance . . . ." The variance is in harmony with the Ordinance as the properties along the channel generally face the channel frontage and not the lake itself. Therefore lake views will not be impacted by the proposed addition. 2. "Variances shall only be permitted . . . when the variances are consistent with the comprehensive plan." The variance resulting in a permit for construction of an addition to the single family residence in a residential zone are consistent with the Comprehensive Plan. 3. "Variances may be granted when the applicant for the variance establishes that there are practical difficulties in complying with the zoning ordinance. 'Practical difficulties,' as used in connection with the granting of a variance, means that: a. The property owner in question proposes to use the property in a reasonab/e manner, however, the proposed use is not permitted by the o�cial controls. The request to permit construction over a portion of the existing home lakeward of the average lakeshore setback appears to be reasonable as the owners of the adjacent properties have stated that they are not adversely impacted; the entire home on the Property is located lakeward of the average lakeshore setback line; 2 ��Np CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y�, �` No. 6757 G tqkES H 0�� and the mature vegetation and topography separate the Property from the adjacent neighbors. b. The plight of the landowner is due to circumstances unique to his property not created by the landowner. The neighboring home to the north is set back further from the lake than the subject home; the curved channel frontage; and the location of the neighboring homes closer to the rear/street lot line result in the severe average lakeshore setback applied to the Property. c. The variance, if granted, will not alter the essential character of the locality." It does not appear that the requested average lakeshore setback variance to permit an addition over a portion of the home will adversely impact views of the lake currently enjoyed by the adjacent property owners. 4. "Economic considerations alone do not constitute practical difficulties." Economic considerations have not been a factor in the variance approval determination. 5. "Practical difficulties also include but are not limited to inadequate access to direct sunlight for solar energy systems. Variances shall be granted for earth-sheltered construction as defined in Minn. Stat. § 216C.06, subd. 2, when in harmony with Orono City Code Chapter 78."This condition is not applicable. 6. "The board or the council may not permit as a variance any use that is not permitted under Orono Ciry Code Chapter 78 for property in the zone where the affected person's land is located." This condition is not applicable, as the use for a residence and additions to the residence are an allowed use in the LR-1 B District. 7. "The board or council may permit as a variance the temporary use of a one-family dwelling as a finro-family dwelling."This condition is not applicable. 8. "The special conditions applying to the structure or land in question are peculiar to such property or immediately adjoining property." The setbacks of the neighboring homes and the curved channel shoreline (lake frontage) is not in character with other lakeshore properties on Forest Lake. 9. "The conditions do not apply generally to other land or structures in the district in which the land is located."The majority of the homes both to the north and south of the Property are closer in proximity to the road and are generally in line with each other. The curvature of 3 ��p CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y�. G� No. 6757 lqkESHO¢� the channel shoreline and the location of the lake proper at the southern end of the channel are conditions unique to the Property and the immediately adjacent properties. 10. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant."The home cannot be expanded in any way within the setback without variances; the applicants state that the variance is necessary. 11. "The granting of the proposed variance will not in any way impair health, safety, comfort or morals, or in any other respect be contrary to the intent of this chapter." The variance resulting in an addition to the existing home lakeward of the average lakeshore setback will not impair health, safety, comfort, or morals. The project is in line with the intent of the chapter. 12. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty."The topography, the channel, and location of the adjacent home to the north create practical difficulties affecting the Property; the variances are necessary and not merely serve as a convenience to the owners. CONCLUSIONS, ORDER AND CONDITIONS: Based upon one or more of the above findings, the Orono City Council hereby grants a variance to Orono Municipal Zoning Code Section 78-1279 to allow construction of a 780 square foot 2"d story addition to the existing home lakeward of the average lakeshore setback line, subject to the following conditions: 1. Council approval is based on the entire record. 2. The approved project shall conform to the building plans submitted by the Applicants and annotated by City staff, attached to this Resolution as Exhibit A. 3. Any amendments to the plans which are not in conformity with City codes may require further Planning Commission and City Council review. 4. Authorities granted by this resolution run with the Property not with the Applicants, but are permissive only and must be exercised by obtaining a building permit for the new construction and commencing construction of said project. A framing inspection must be completed within one year of the date of Council approval, or the variance will expire on that date (May 8, 2018). 4 ��p CITY OF ORONO RESOLUTION OF THE CITY COUNCIL �� G� No. b757 lqkES H 04� 5. Violation of or non-compliance with any of the terms and conditions of this resolution may result in the termination of any authority granted herein. ADOPTED by the Orono City Council on this 8�' day of May, 2017. ATTEST: CITY OF ORONO: Anna Carlson, City Clerk Dennis Walsh, Mayor 5 r � Resol. 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