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HomeMy WebLinkAboutResolution 6838 r Y 111101111111110113 PIII1 II Doc No T05518470 Certified, filed and/or recorded on Mar 19, 2018 12:09 PM Office of the Registrar of Titles Hennepin County, Minnesota Martin McCormick, Registrar of Titles Mark Chapin, County Auditor and Treasurer Deputy 130 Pkg ID 1667909E Document Recording Fee $46.00 Document Total $46.00 Existing Certs 1448067 This cover sheet is now a permanent part of the recorded document. CITY OF ORONO RESOLUTION OF THE CITY COUNCIL y; G NO. 6838 `gKFSHoi-t A RESOLUTION APPROVING A VARIANCE FROM MUNICIPAL ZONING CODE SECTION 78-420 FILE NO. LA18-000006 WHEREAS,on February 2,2018, Elevation Homes o/b/o Whitehall II ("Applicants"), submitted a complete application for a variance from the City Code for the property addressed 1390 Fox Street and legally described as: Lots 13,14 and 15, Block 13, "Minnetonka Bluffs." Per Certificate of Title, Certificate Number: 1011240 And That part of the vacated alley accruing thereto per City of Orono Resolution of the City Council No. 5514, Doc No. A9754840 (The vacated alley shown hereon has been added to the Certificate of Title at this time.)(hereinafter the"Property"); WHEREAS, the Applicants have made application to the City of Orono for a variance to Orono Municipal Zoning Code Section 78-420 to allow a new single family home on a lot of record; and WHEREAS, on February 20, 2018,after published and mailed notice in accordance with Minnesota Statutes and the City Code, the City Council 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 February 20, 2018, the Planning Commission recommended approval of the variance; and WHEREAS, on March 12, 2018 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 #LA18-000006. 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 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL s� G ' NO. 6838 4kES H OO" 2. The Property is located in the RR-1 B Zoning District. 3. The Property contains 0.46 acres in area and has a defined lot width of 133 feet. 4. The Property is within Tier 3 and hardcover is limited to 35 %according to the Stormwater Quality Overlay District. 5. Applicant has applied for the following variance[s]: a. Lot Area b. Lot Width 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 . . . ." Single family residences are a permitted use within the RR- 1B zoning district. 2. "Variances shall only be permitted . . . when the variances are consistent with the comprehensive plan." The residential principal structure and associated amenities are residential uses which are consistent with the comprehensive plan guiding of this and surrounding properties for residential use. 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 reasonable manner, however, the proposed use is not permitted by the official controls. The property owner is proposing to use the property in a reasonable manner but the size of the lot is below the minimum lot size standards of the Zoning Code. b. The plight of the landowner is due to circumstances unique to his property not created by the landowner. 2 �p�p CITY OF ORONO RESOLUTION OF THE CITY COUNCIL 4$*t NO. 6838 `IktsH00. The plight of the property owner is due to the existing substandard lot size,which is a result of the property being platted as part of the 'Minnetonka Bluffs' subdivision in 1887,long before local zoning codes were in effect;and c. The variance, if granted, will not alter the essential character of the locality." The 'Minnetonka Bluffs' neighborhood consists of 50 foot lots but most have been combined so most lots range from 100-200 feet in width and ranging in depth. Over time a majority of these lots have each been developed for individual homes. In the opinion of staff,a single family residence and associated amenities on a single lot in this neighborhood will not be inconsistent with the character of the surrounding neighborhood. 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 City 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 single family home is an allowed use in the RR-1B District. 7. "The board or council may permit as a variance the temporary use of a one-family dwelling as a two-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 lot area, lot width,setback,hardcover and lot coverage standards applying to this property are similar to those of other properties in the neighborhood,and there are many similar sized developed lots in the neighborhood. 9. "The conditions do not apply generally to other land or structures in the district in which the land is located." The standards applicable to this property apply to all other property in the neighborhood; however, in order to be allowed the 35% hardcover that other developed similar-sized lots are afforded,a variance to lot area and width is required. 3 ‘( 0_ CITY OF ORONO RESOLUTION OF THE CITY COUNCIL t NO. 6838 10. "The granting of the application is necessary for the preservation and enjoyment of a substantial property right of the applicant." In the opinion of staff,the property rights of the owner will be diminished if the lot area and lot width variances are not granted, as the new residence would not be able to have the 35%hardcover that neighboring similar-sized lots are allowed. 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."Granting of the area and width variances would not impair health, safety, comfort or morals and would not be contrary the intent of the zoning code. 12. "The granting of such variance will not merely serve as a convenience to the applicant, but is necessary to alleviate demonstrable difficulty." In the opinion of staff, granting of the lot area and lot width variances will alleviate a practical difficulty by allowing the property to be developed under the same hardcover and structural coverage allowances as other similar-sized developed lots in the neighborhood. 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 78-420 to allow a single family home, subject to the following conditions: 1. Council approval is based on the entire record, above Findings. 2. The proposed project must not exceed 35% hardcover following the Tier 3 Storm Water Quailty District regulations. 3. The approved project shall conform to the survey dated 1/22/2018 and building plans submitted by the Applicants and annotated by City staff, attached to this Resolution as Exhibit A. 4. Any amendments to the plans which are not in conformity with City codes may require further Planning Commission and City Council review. 5. 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 4 CITY OF ORONO RESOLUTION OF THE CITY COUNCIL a !Rk£SW ov-t NO. 6838 completed within one year of the date of Council approval, or the variance will expire on that date (March 12, 2019). 6. 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 12 day of March, 2018. ATST: (\ CITY OF ORONO: I % i aSta--044- Anna Carlson, City Clerk Dennis Walsh, Mayor 5 6838 EXISTING CONDITIONS I PROPOSED CONDITI 100 111...a 15.10100„DESCRIPTION aaor[alrswvlrco u, xaa cae Atw 12 _ eue b...nth ronwr 01016 st..1.1 0, _ 1� . 00,06,010 May 00.No.2,01.0300.effenve Poe 01 1110010 I - I _1 fle.LPN Drero.en.� e.. 6 V060.1006 m Dm X I °0.,.,u.�l�o x..,w n.a+.�mr..a II - a,yaarRWee..Elewhoos em based on Pre 0.0 ma0010 rim eleve00 is1 010,ornoa or....nom,.a�d.. .m°. I8800 - _ a. *i 00.1p.ens reozwom[. f - .0 .i,� I - oommic .a .eeww l.co Water 11106000ver1010.610 Ter 1 Th ,erel�o,0•00.nam.. s, Resol. .. Scads FroW 50. I 1��" - _ 1 I 11 :.. 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SHAD THERE.M.N.SATTRE.R406ST.INC.OF CERTIFICATE OF SURVEY , ALL JD [ _�wie,�am m„�� www.sArrvaecora WAY., ssre,resziazaeom ORONO,NESPREPARED FOR: /1 0110180617 aeaaLn rao.11.00M100 a . . 0.000 n�..L.��.a1a„ ,,3aw MINNESOTA WHITEHALL II,LLC 6838 + I IZONING/LOT INFORMATION I ' V u_ 1 I I - - LOT AREA: 20,060 S.F. MAXIMUM ALLOWABLE HARDCOVER: 35% 7,021 5.F. I ,' I ' �' ,� PROPOSED HARDCOVER: H KO I i-.:-"�_, _ / I�--'r STRUCTURAL FOOTPRINT: 3,671 S.F. I -�,� - _ I I DRIVE W/TURN-AROUND/PARKING. 1,709 S.F. U 01\1 , �' .li .�� REFLECTING POOL BY LANDSCAPE 468 S.F S F 14 II 1 ri --- STEPPING STONES(AS SHOWN,TOTAL): 06 3A t 1--,:y? TOTAL PROPOSED HARDCOVER 5,892 S F H M , - I'' REMAINING/AVAILABLE MAXIMUM ALLOWABLE STRUCTURAL FOOTPRINT: 20% 4,012 S.F. f"1 I I ' I Cf�` . % - I I PROPOSED STRUCTURAL FOOTPRINT: 3,671 S.F. U I/ --- I AREA CALCULATIONS I:: t/ 2 .� 1 \ _ MNN LEVEL PLAN(STAIR INCLUDED): I MTV TREES TO REMAIN • .J FINISHED: 1,944 S.f. t? I --- GARAGE: 827 S.F. R8 l -- - ENTRY STEPS. I FRONT PORCH,ENTR 828 S.9 II; 1 I '-!� i BACK GRILL DECK: 62 S.F. I I 4I4 EX/ST'G TREE TO REMAIN / - - -/ SECOND LEVEL PLAID(DEDUCT STAIR): EI S I �� i P , V1,637 S.F. Kr 1 I I COVERED BALCONY 692 S.F. I I 1 ; LOWER LEVEL PLAN:C IMCOEIRR 005e •' ' ' FINISHED' 1484 S.F. wR{OMBARDRS 1REA EDGE ! 1 < _...-._. -._.. —_— _-._.� -_—_ '... I — . En 1 / _ ��,�1 ® UNFINISHED MECH.ROOM. 271 S.f. I � II ! -- ..t t.. _-� �,_ I ,_____ -,T, ,'I TOTAL FINISHED SQUARE FOOTAGE. 5,065 S.F. •�•y •a"M"w Q I h .'_. „_--L, — ; ,50 REAR�ARDS ALJ E26 Mi d I .` : IIeIL7�lil __��i ^' I . 1 _ C71®1 lam ' 1 1 i '\L ��117 r T�.,r, in \ -- E11111\�111 - Iii r, Lh I ! �� 1 1l1 i s � � ce 1L lI LL I I ! 1 •sat' blzolzi 77 i f ' d -a,- .. t Q \ >. i •\A -W---iii FIi WM Z iS PIM E t i to . Lk \ 1 --- E I I IEC „F.„- F. i I T _'I 1 I ,T_ 4; ! i U _ 11; 11- Z 1 y.. _ _ •' a +$��5 I �( I, 4. Iu !1./ EXISTING G/ z_ Z I I a _--—_ - -... —1 _ — 61 J /I I--1 • o 1 .4,.}a I t si g a ai 4.42.. 0� t _ .• 1 ` : T3!rf -�_ ") j ES(ISDEM SE "�-- E 1/�/ 111 ! I 4F :. T f� 1 ,g,,� I I I t-4+ r-- ( i I I x 1 , k� ` EXLST'G TREES TO REMAIN I' l r___ /�/ EXIST. .}tYLV --- *..r1 I GARAGE t I I I �— L1 DEMO i Proposed '! 1 L I Architectural ! H . R<M e�POM P i Site Plan s ! ! ' 11 ) S � gei t� ' , c ti c;. I��.k±r ri*i N`#.1 a r .._ ._�._.._.._ .1'� -�--- H Design Issue t xy µ I i .int: -� r - � � A.f� � CR�r <r_ � _ ,I _ __ I FOX STREET W 111, E O Proposed Architectural Site Plan A0.1 + ,.�..�, �a _