HomeMy WebLinkAboutResolution 6838 111101111111M Milli I IN 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.
p CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
0.
NO. 6838
1�kFsHO
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
%%QO CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
.41;, ,' ` NO. 6838
gk.SHoQ``‘•
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
� CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
1;(111 ..4&‘...
� NO. 6838
lgkFS H 00.
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
CITY OF ORONO
RESOLUTION OF THE CITY COUNCIL
s� NO. 6838
tgkFS H OS'
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
, G�' No.
6838
40sHov-t
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.
A ST: r\:. t
CITY OF ORONO:
IP /WV.
Anna Carlson, City Clerk Dennis Walsh, Mayor
5
6835
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6838
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LOT AREA:
1 l -,__ 20,060 S.F.
1 / I i' MAXIMUM ALLOWABLE HARDCOVER: 35% 7,021 S.F.
1 -, i''// PROPOSED HARDCOVER: ..r
`1 �� ._.._.._.._.._.._.._.._.._.._..I .. ..�.�.. .. .._.._.._.._..� I�,
- STRUCTURAL FOOTPRINT: 3,677 S.F. r to
I -- - 1 DRIVE W/TURN-AROUND/PARKING: 1,709 S.F. IU 01
1 I` REFLECTING POOL,BY LANDSCAPE 468 S.F. in__,
I i I _ . I --- / '/ STEPPING STONES(AS SHOWN,TOTAL). 44 S.F. �'
• ')y I I TOTAL PROPOSED HARDCOVER: H
I r" ,Ma"' I �_ ._ _--_ _ 5.8925.F. M
iq - -- /- i REMAINING/AVAILABLE HARDCOVER: 1,1295.F.
I I _ \ __ __- I ` I MAXIMUM AVOWABLE STRUCTURAL FOOTPRINT: 20% 4,012 S.F. rl
Ci' / _-- I 1 ! �r PROPOSED STRUCTURAL FOOTPRINT: 3,671 S.F. U
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v ( ft I \--- MAIN LEVEL PLAN(STAIR INCLUDED:
I /�,. I - ExlST'G TREES TOREMAIN _ I
1 r'L--� � • __,�� ---1--_ FINISHED: 7,9445.F. • fi'p
I/ I - - GARAGE: 827 S.F.
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I I 1 _-____ -�'•�`l I - - FRONT PORCH,ENTRY 8STEPS: 828 S.F. 3�
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-�--__ _ i SACK GRILL DECK: 62 S.F. „R
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i i 4 '1)r-i -• EXIST'G TREE TO REMAIN ' I', SECONDFINISHED:
INISLEVEL DPIAN(DEDUCT STAIR): 1,637 S.F. #�i
/� L /f 5U'fM-- �,` COVERED BALCONY: 692 S.F.
1 I ! LOWER LEVEL PUN: IMPOINNrt NOM FOR
I IN1 f / /\ s.��-__ -_ I FINISHED: 1484 5.F.
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mEAE00B I . I ' r ?? �`-7 ,.r 3!/- -�/- - - _ UNFINISHED MECH.ROOM, 2715.F.
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A I i -----� — — { { _" t'F �A\ - � ,` 26 ''I l TOTAL FMISHEDSQUARE FOOTAGE: 5,065 S =• gym.
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STATE OF MINNESOTA )
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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 March 12, 2018 with the original thereof on file in
my office, and the same is a correct transcription thereof.
WITNESS my hand officially as such City Clerk and the Corporate seal of the
City this 12th day of March, 2018.
, •
Anna Carlson,City Clerk
(seal) -