HomeMy WebLinkAbout#6762-variances/CUP-2017 . /��� �1/��� ���,� C�
Doc No T05449175
, Certified, filed and/or recorded on
Jun 2, 2017 4:30 PM
Office of the Registrar of Titles
Hennepin County, Minnesota
Martin McCormick, Registrar of Titles
Mark Chapin, County Auditor and Treasurer
Deputy 9 Pkg ID 1557016M
Document Recording Fee $46.00
Document Tota/ $46.00
Existing Certs
1327553
This cover sheet is now a permanent part of the recorded document.
��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�, G,� No. 6 � 6 � .
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A RESOLUTION
APPROVING VARIANCES FROM
MUNICIPAL ZONING CODE SECTION 78-1279
AND A CONDITIONAL USE PERMIT
PURSUANT TO MUNICIPAL ZONING CODE
SECTIONS 78-966 THROUGH 7&968
FILE N0. 17-3929
WHEREA3, Antoinette Beenders (hereinafter the "ApplicanY) is the owner of the
property bcated at 1669 North Farm Road within the City of Orono and legally described as:
Lot 7. Block 1, The Farm At LonB Lake� Hennepin County, Minnesota (hereinafter
the"Property");
WHEREAS� on March 22, 2017, the Applicant made application to the City of
Orono for variances to Orono Municipal Zoning Code Section 78-'1279 and a conditional use
permit pursuant to Sections 78-966 through 7&968 to allow site grading as well as construction
and reconshuctio� of decks, pool, and retaining walls located in a bluff impact zone where no
structures or grading are normally allowed and constituting an encroachment of the average
lakeshore setback where no such encroachment is normally allowed; and
WHEREAS, on April 17, 2017, after published and mailed notioe in ac�ordance with
Minnesota Statutes and the City Code, the Planning Commission held a public hearing, at which
time all persons desiring to be heard conceming this application were given the opportunity to
speak thereon; and
WHEREAS� on April 17, 2017, the Planning Commission recommended approval
of the variances and conditional use permit as requested; and
WHEREAS� on May 22, 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 variances and conditional use pennit as described above based
on one or more of the foilowing�ndings of fact conceming the Property:
FINDINGS OF FACT:
A1. This application was reviewed as Zoning File #17-3929. 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 inoorporated by reference.
A2. The Property is located in the LR-1A, One Family Lakeshore Residential Zoning District.
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RESOLUTION OF THE CITY COUNCIL
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A3. The Property contains 3.1 acres in area and has a defined lot width of 205 feet at the
lakeshore and 275 feet at the 75-foot setbadc line.
A4. The Property is within Stormwater Quality Overlay District Tier 1 and hardcover on the
property is limited to 25%.
A5. The Applicant requests variance and CUP approval in order to replace existing decks,
retaining walls and swimming pool, all located on the lake side of the existing residence.
The project also involves regrading of the south and west yards adjacent to the pool
area and eliminating a multi-tiered retaining wall system in favor of a single tier system.
The property is a fairly steep lakeshore lot on North Farm Road. and the existing home
was constn.�cted in 1981. While the house and pooUdedcs/walts are tucked into the top
of a slope that today is defined as a bluff, they were all constructed prior to City
ordinances that would have required variances for such construction.
A6. All of the proposed work is more than 100 feet from the lakeshore and appears to be at
least 75 feet from the nearest wetlands. A wetland delineation has been performed to
confirm no wetiand setback issues.
A7. In addition to structure and grading within a bluff feature, the westerly half of the
proposed reconstruction is located lakeward of the average lakeshore setback line. The
westerly deck (a seoor� story deck) will encroach slightly further lakeward than the
existing dedc and patio, while in the pool a�a the encroachment will be approximately
the same or slighUy less. The house to the east on Long Lake Boulevard will be
completely unaffected by the encroachment. The house to the west sits much further
back from the lake. The very minor additional encroachment of the expanded patio and
deck will be lower in the topography,and is not anticipated to reduce lake views enjoyed
by the neighbor.
A8. The proposed grading within the lakeshore yard is necessary in order to match the new
grades resulting from removal of the tiered retaining walls. Proposed grading plans
indicate that approximately 1'-1.5' of fill will be added in an area approximately 40' x 90',
totaling in the neighborhood of 500-600 cubic yanis. Existing slope in this area is in the
30-35% range. while the proposed slope is in the 35-40% range. The proposed slope
will be more uniform, smoothing out some of the minor variations of the existing slope.
It appears there will be a few trees removed as part of this grading plan.
A9. Aiong the easterly yard, the tiered retaining wall system will be removed in favor of a
single wall system. In this area existing slopes range from 18%to 36%, and at the base
of the slope is a drainageway within an existing drainage easement. Proposed re-
grading after the tiered wall is removed will result in a uniform slope of about 34-36%or
beiween 2.5:1 and 3:1. Grading plans indicate that the drainageway will not be filled or
graded; however, a temporary culvert in the drainageway is proposed, to allow
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��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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construction vehicle access from Long Lake Boulevard. Total fill in this area is estimated
at another 500 cubic yards, and will range up to approximately 2'deep where it replaces
the retaining walls.
A10. The proposed slopes at 2.5:1 or 3:1 are at the limit of what is maintainable as yard area.
Applicant has indicated that permanent ground cover in these sbped areas will be a low-
growth fescue which is anticipated to provide good soil stability. While grading and filling
in a bluff area is generally prohibited,the proposed replacement of the existing structures
substantially in kind with only minor revisions to allow for greater safety would appear to
be reasonable and have no additional impacts on the bluff ff appropriate erosion c;ontrol
and permanent vegetation measures are implemented.
A11. Construction of the proposed retaining walls in excess of 4 feet in height will require
engineering. A stairvvay adjacent to the easteriy pool wall is propose, to replace the
existing freestanding step system located further east of the existing retaining walls and
the existing stair system extending from the weste�ly decks.
Al2. In considering this application for variances, the Council has c�nsidered the advice and
�ecommendation of the Planning Commission and the effect of the proposed variances
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.
VARIANCE ANALYSIS:
B1. The variance is in harmony with the general intent and purpose of the Ordinance. Sfng/e
family r�esidences are a pen»itted use wlthln the LR-!A zoning dlsbict
B2. The variance is consistent with the comprehensive plan. The resJdentJal pr�Incipal
structur�e and assocfated amenitfes ar�s riesident�a/uses whlch are consisterrt wlti►
the canprehenslve p/an gufdfng of thls and surround/ng properties for resldent/al
use.
B3. The applicant establishes that there are practical difficulties.
a. The property owner proposes to use the property in a reasonable manner not
permitted by the official controls; The property owner ls proposJng to use the
property In a reasonab/e manner but ihe conRguratlon and/ocaHon of d�e
exisdnA amenitles is such that thePr reconstructlon and�placement do not
meet the standards of the Zonfng Code.
b. There are circumstances unique to the property not cxeated by the landowner. The
extreme/y/engthy/ake se�ack of the adjacent home fo the immedlate west
estab/ishes a setback line that makes the exisdng and proposed amenitfes
nonconforming; and
c. The variance will not alter the essential character of the locality. Because the
proposed encroachments of the average setback line ar+e essent�a/ly
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��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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r+sp/acing exfstin8 very simflar encroachments,no impact to the characfier of
the neighboritood wlll resul�
B4. The special conditions applying to the structure or land in question are peculiar to such
property or immediately adjoining property. The avera8e setback encroachments are
a factor unique to thls property because of fhe unusually large/ake setback of the
neighboring property t�o the wesL
65. The conditions do not apply generally to other land or structures in the district in which
the land is located. The standarols applicab/e to this properfy app/y to all other
properly!n the neighbafiood;how�ever, d�e condit�ons whtch require the varlance
ar+e unlque to hls properly.
B6. The granting of the application is necessary for the preservation and enjoyment of a
substantial property right of the applicant. The applicant has a ri8ht to malntaln the
existfn8 amenftles invo/ved,but they have deteriorated to a pofnt where they need
fo be rep/aced. Proposed r�ep/acement wlll actually resu/t in condensing the
footpnint of the encroachments.
B7. The granting of the proposed variances will not in any way impair heaith, safety, comfort
or morals, or in any other respect be contrary to the intent of this chapter. GrantinA of
the area and width vaNances wou/d not impafr hea/th, safety, carnfort or morals
and w�oWd not be contrary the int�ent of the zon/n8 code.
B8. The granting of such variances will not merely serve as a convenienoe to the applicant,
but is necessary to alleviate demonsUable d'�Ff'iculiy. Gra�fng of the averege setback
variance will a//eviat�e a practica/ dfRfculty by allowin8 the properly owner to
r�ep/ace exisdn� deter�orated amen�es with new very similar amenfiies making
for a safer situat�on.
B9. Eoonomic considerations alone do not constitute practical difficu�ies. The Appllcant has
not requested consideration based on economic reasons.
B10. Practical difficulties also include but are not limited to inadequate acoess 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. Thls crlterion!s no!applfcab/e.
B11. The board or the counal may not permit as a variance any use that is not permitted under
Orono City Code Chapter 78 for property in the zone where the affected person's land is
located. Thls criterfon!s not applicable.
B12. 1"he board or oouncil may permit as a variance the temporary use of a one-family dwelling
as a two-family dwelling. Thls cNterfon 1s not applicab/e.
CONDITIONAL USE PERMIT ANALYSIS
On the basis of the application and the evidence submitted, the City Council finds that the
proposed use at the proposed location is or will be:
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�Np CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
y�, G��C'' NO. � 76 2
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C1. The proposed use is consistent with the Community Management Plan (CMP). The
propos�al use!s accessory residentfal!n nature and such use fs cons/st�ent wjth fhe
CMP 8uiding for th�s ros/de�al nel8hborhooal.
C2. The proposed use is compliant with the zoning oode, including any conditions imposed on
speafic uses as required by Article V. Division 3 of the City Code. Construcdon of
retalning walls and slt+�e isgreding to the axtenf proposeal requlres a condldona/use
perm/t per Artfcle V, Divlsion 3, hence thia application.
C3. Adequately served by police,fire,roads,and stormwater management The proposed use
will be adequately served 6y ex�sung servfces and f�cllitfes.
C4. Provided with an adequate water supply and sewage disposal system. This�a is nof
applicab/e to d►is situadon.
C5. Not expected to generate excessive demand for public servic�s at public cost. This
cilt�erfon is nret
C6. Compatible with the surrounding area as the area is used both presen�y and as � is
planned to be used in the future. The retain/ng wal/s and gradfng as proposed are
expeci�ed to have no detrimenta/ef�e�cts on adjoining or nearbY Pr�e�es, and ane
compaBb/e!n vfsua/and functiona/aspects wi�h�he surroundin8 pr�perties.
C7. Consistent with the character of the surrounding area, unless a change of character is
called for in the community managemeM plan. The proposeal walls and 8rading are
resialen�ial in natur�e and ane vonslst�ent wlfh siml/ar f�eatures in dre su►roundir►�
/akeshane nelghborhood.
C8. Compatible with the character of buildings and site improvements in the suRounding area,
unless a change of character is called for in the c�mmunity managemerrt plan. The walls
and gradfn8 are resiale�a/in nature and will be consisfient wtth simllar f+�stunes in
dte surroundln�lakesiwie nelghbafiood.
C9. Not expected to substantially impair the use and enjoyment of the property in the area or
have a materially adverse impact on the property values in the area when�ompared to the
impairment or impact of generally permitted uses. The proposed walls and 8rading ar+e
expected to have no detroimenta/impacts fo the ne/ghborhood and are not eupect�ed
to af�ect property values.
C10. Provided with screening and buffering adequate to mitigate undesirable views and activities
likely to disturb surrounding uses. The locadon,orfentada�and design of d�e waJls and
gradfn�p/an are such that no screenfng or bufr'ering will be requlreaL The Applkant
proposes to p/ant addl�onal tr�ses lakeward of H�e consbvction whlch wlll sofi+en t/�
vfsual lmpact of N�e Improvements as viewed from tlre/ake.
C11. Not create a nuisance which generates smoke, noise�glare, vibration, odors,fumes,dust,
electrical interFerence,general unsightliness,or other means. The walls and gradfng p/an
are not expected to cause any of these undesirab/e impacts. The consUe�adon
process wil/be subject to Cffy requlnsments fer keepin8 rosds firee fram dfi� mud
and debris.
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��p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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C12. Not cause excessive norxesidential traffic on residential streets, parking needs that cause
a demonstrable inconvenience to adjoining properties,traffic congestion,or unsafe access.
Other than t�emporary construction daflic on Long Lake Bou/evard, the proposed
use will not gene�ate any of these undesirab/e/mpacts.
C13. Designed to take into acoaunt the natural, soenic, and historic features of tlie area and to
minimize environmental impact. The residentia/ characi+er of t�►e walls and gradJnB
would appear to b/end w�ell w1N► the nejghbonhood, and Is expected to have no
detrlmenta/envlronmental Jmpacts.
C14. All exterior lighting shall be so directed so as not to cast glare toward or onto the public
right-of-way or neighboring residentiai uses or districts. This crft�erion is not applfcab/e
to bhis sl�atfon.
C15. Not detrimental to the public health, public safety, or general welfare. The walls and
gradlnp p/an ar�s not expected to have any lmpaat ar d�e hea/th, sa�'ety and w�slfare
of die publlc.
CONCLUSIONS. ORDER AND CONDITIONS:
Based upon one or more of the above findings, the Orono City Council hereby grants
variances to Orono Municipal Zoning Code Section 78-1279 and a conditional use permit
pursuant to Sections 7&966 through 7&968 to allow site grading as well as construction and
reconstn�ction of dedcs, pool, and retaining walls located in a bluff impact zone where no
structures or grading are normally allowed and constituting an encroachment of the average
lakeshore setback where no such encroachment is nomnally allowed, subject to the following
conditions:
1. Council approval is based on the survey by Mark C. Kemper of Kemper 8�Associates, Inc.,
dated March 22,2017;and grading,construction and landscape plans identified as Sheets
L-1 thru L-5 by Keenan 8 Sveiven, Inc. dated 5/17/17, attached to this Resolution as
Exhibits A�B.Any amendments to the plans which are not in conformity with City codes
may require further Planning Commission and City Council review.
2. Prior to issuance of the building permit and commencement of construction, applicant and
applicant's contractor shall meet on the site with the Cifiy Engineer for a pre-c�nstruction
meeting to review the proposed construction access to Long Lake Boulevard and the
drainageway crossing. No impacts to the drainageway will be allowed. Applicant shall
adhere to the recommendations in Consulting Engineer Robert Bean's letter dated May 1,
2017.
3. Prior to issuance of the building pe�rnit, applicant shall have depicted on the survey the
wetland boundary and actual setback dimensions.
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���p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
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4. Prior to issuance of the building permit, applicant shall provide detailed plans for the
proposed pool/deck drainage system outlet for City Engineer approval.
5. Applicant shall adhere to the proposed landscape/vegetation management plan attached
as Exhibit B (Sheets L-2 and L-3), including tree replacement and ground cover
establishment.
6. Applicant shall conform to all MCWD erosion control requirements.
7. Authorities granted by this resolution run with the Property not with the Applicant, but are
permissive only and must be exercised by obtaining a building permit for the new
construction and commencing construction of said project within one year of the date of
Council approval, or the approvals will expire on that date (May 22, 2018).
8. 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 22nd day of May, 2017.
ATTEST: CITY OF ORONO:
� �V�� _
Anna Carlson, City Clerk Dennis Walsh, Mayor
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STATE OF MINNESOTA )
)ss
COUNTY OF HENNEPIN )
The undersigned,being duly qualified and appointed City Clerk of the City of
Orono, Minnesota,certifies that I compared the foregoing resolution adopted at the
meeting of the Orono City Council on May 22, 2017 with the original thereof on file in
my office, and the same is a correct transcription thereof.
WIINESS my hand officially as such City Clerk and the Corporate seal of the
City this 22"d day of May,2017.
Anna Carlson, City Clerk
(seal)