HomeMy WebLinkAbout1994-11-28 Recorded Variance 824706 - Expansion -''N
824706
CITY OF OAK PARK HEIGHTS
WASHINGTON COUNTY, MINNESOTA
ZONING ORDINANCE VARIANCE
1. Variance. Subject to the terms and conditions set
forth herein, the City of Oak Park Heights hereby grants a
zoning ordinance variance for:
Addition to the marina
2. Property. The variance is for the following described
property in the City of Oak Park Heights, Washington County,
Minnesota:
#60034-0600 & 0650
SEE ATTACHED PROPERTY DESCRIPTION
3. Conditions. The variance is issued subject to the
following conditions:
Planner's recommendations in report of August 17, 1994 (attached)
4. Termination of Variance. The City may revoke the
variance following a public hearing under any of the following
circumstances: material change of condition of the neighborhood
where the use is located, violation of the terms of the permit.
The variance is automatically terminated if not utilized within
one year of the date of City Council approval.
5. Criminal Penalty. Violation of the term of this zoning
variance is a criminal misdemeanor.
Dated this 28th day of November , 199 4 .
CITY OF OAK PARK HEIGHTS
„.c
By !1/a-CCA- IF
t Mayor
By: t d.,_......._ W.....2.2-~,s Administrator/Treasurer
STATE OF MINNESOTA )
)ss.
COUNTY OF WASHINGTON )
The foregoing instrument was acknowledged before me this
290 day of k.-(Dkra,irx , 199LJ , by Barbara H. O'Neal,
Mayor, and by La Vonne Wilson, Administrator/Treasurer of the
City of Oak Park Heights, a Minnesota municipal corporation, on
behalf of the corporation.
JULIE A.DIETZMANN /� ///,,,
m NOTARY PUBLIC-MINNESOTA ` I'.r 1 Q_ a,-c„4�-ypR,ti,4,1)
WASHINGTON COUNTY N tary Public
AN My Commission Expires July 16,1959
DRAFTED BY:
CITY OF OAK PARK HEIGHTS
14168 N 57TH ST - BOX 2007
OAK PARK HEIGHTS MN 53082-2007
All that part of Government Lot 3, Section 34, Town 30 N, Range 20 W,
Washington Cou•-"."-,"Minnesota lying South of thg --`pension of the
North line of LL, ), Block 1, HERSEY STAPLES & CA. ADD. TO STILLWATER
produced Eastwardly and East of said Addition; together with that
part of Government Lot 4, Section 34, Town 30 N, Range 20 W,
Washington County, Minnesota and Lot 1, Block 1, HERSEY STAPLES &
CO'S ADD. TO STILLWATER lying Easterly of a line described as follows:
Commencing at an iron on the South line of said Lot 4 and the
Easterly right-of-way line of the Chicago, St. Paul, Mpls, and Omaha
Railway; thence East (an assumed bearing) along the South line of said
Lot 4, 553.87 feet to an iron; thence N 31°54'28" W. , 859.76 feet to
an iron; thence N 27°40'31" W, 230 feet to an iron; thence N 63°56'16"
W, 109.90 feet to an iron; thence N 29°16'06" W, 360 feet to an iron;
then N 34°44'57" W, 96 feet to an iron, thence Northwesterly along a
tangential curve to the left, radius of 175.58 feet, central angle of
58°50' for 180.29 feet to an iron; thence S 86°25 '03" W to the Easterly
right-of-way line of said railway, thence Northerly along the Easterly
- _ - right-of-way line of said railway to the point of intersection with
the South line of Lot 2, Block 1, HERSEY STAPLES & CO's- ADD. TO
STILLWATER, and there terminating; except the Souti 100 feet of said
Government Lot 4;
,.
7 ,,
" r'r. ,< Excepting therefrom that part thereof conveyed to the Saint
.
ii.
' ( Paul , Stillwater and Taylor's Falls Railroad Company;
Further excepting therefrom the-retention and reservation by
First Party for the benefit 'of the tract or tracts of land lying
immediately to the west of the aforesaid conveyed premises first above
described of two easements each twenty feet in width upon and across the
conveyed premises first hereinabove described, for the purpose of
drainage of the tract or tracts lying immediately to the west of the
conveyed premises , and of laying, constructing, improving and
maintainingYunderaround drainage lines and pipes for such drainage,
including the right to enter upon said easement land and the immediately
adjacent land at any time with necessary machinery, tools , equipment and ;,---
manpower incidental to the accomplishment of such purposes, such easements
to be located alona. the existing two drainage lines or pipes and for ten
(10) feet upon each side of the centerline of each , the centerlines of
said existing lines or pipes and of the said easements intersectina the,
westerly line of the conveyed premises at points 15n feet and d40 feet
more or less , from the southwesterly corner of said conveyed premises ,
and thence proceeding aenerally N 53° E. and N 630 E , respectively, upon
and across said conveyed premises to the St. Croix River.
•
Subject to the ground lease of the St. Croix Yacht Club dated
October 1953, as amended, and any extension or renewal thereof, for the
purpose of onerating and conducting a yacht club in the building or buildings
upon the following described part of the premises hereinbefore described:
•
All that part of Government Lot 4 , Section 34 , Town 30, North,
Ranee 20 West, described as follows : ' beginning at a point on the North
line of said Government Lot 4 said point being 628.4 East of the Northwest
corner of said Government Lot 4 , thence South 74 degrees and 07 minutes
East, a distance of 143 feet, thence South 14 degrees and 21 minutes , .
east a distance of 110 feet, thence South 73 decrees , and 06 minutes East .
a distance of 267.6 feet, thence North 71 degrees and 36 minutes East
a distance of 57.6 feet, thence North 22 degrees and 42 minutes West, a
distance of 20 feet to the place of beginning of the aforesaid parcel of
land to be leased to the St. Croix Yacht Club , thence North 22 degrees and 42
minutes West, a distance of 100 feet, thence South 71 dearees and 36 minutes
West, a distance of 75 feet , thence South 22 degrees and 42 minutes East a
distance of 100 feet, thence North 71 degrees and 36 minutes East a distance
of 75 feet to the place of beginning.
Subject further to easements and restrictions of record , and subject
to the easements of the State of Minnesota for the construction , maintenance
_ and improvement of a storm drain sewer existing upon the conveyed premises
from. the westerly line thereof to the St. Croix River. _
11117:-
Northwest Associated Consultants, Inc.
CURBAN P L A N N I N G • D E S I G N • M A R K E T RESEARCH
PLANNING REPORT
TO: Oak Park Heights Mayor and City Council
FROM: Dan Licht/Scott Richards
DATE: 17 August 1994
RE: Oak Park Heights - Sunnyside Marina
FILE NO: 798.02 - 94.09
EXECUTIVE SUMMARY
Background
The Port of Sunnyside Club Inc. is located at 6413 St. Croix Trail
North along the St. Croix River. The area is zoned R-3, Multi
Family Residential. Within this district, marinas are an allowed
conditional use. The Port of Sunnyside Club Inc. is proposing to
construct a 600 square foot expansion of restrooms and office space
associated with the marina operation onto the existing 7,000 square
foot structure. However, the existing structure encroaches into
the required river setback of 100 feet. Thus, as a non-conforming
structure, its expansion is prohibited by Section 401.03.A.2 of the
Zoning Ordinance. The Port of Sunnyside Club Inc. has requested a
variance to allow construction of the proposed improvement.
Attached for reference:
Exhibit A - Site Location
Exhibit B - Site Plan
Exhibit C - Front Elevation
Exhibit D - Side Elevation
Exhibit E - Floor Plan - 1st Floor
Exhibit F - Floor Plan - 2nd Floor
Exhibit G - Photos
Exhibit H = Letter from DNR
5775 Wayzata Blvd.•Suite 555•St. Louis Park, MN 55416•(612) 595-9636•Fax. 595-9837
Recommendation
Our office believes that the granting of a variance is a policy
matter to be decided by City Officials . However, there appears to
be a unique physical hardship associated with the configuration of
existing structures , precluding the selection of an alternate
building site . This would warrant the granting of a variance .
Therefore , our office recommends granting Port of Sunnyside Club
Inc . a variance from the City' s non- conforming use ordinance ,
provided the following conditions are met :
1 . The new construction shall not further encroach into the
required river setback . The applicant will be required to
submit revised site plans complying with this condition .
/ 2 . The applicant submit a detailed trash handling plan providing
proper landscaping and screening for all trash dumpsters .
3 . All portable toilets be removed from the property .
4 . The DNR approve the final project plans and that all
conditions set forth by the DNR are satisfied
ISSUES ANALYSIS
Existing Non-Conformity. The existing structure to which the
proposed improvement is to be made is substandard . The structure
encroaches 50 feet into the 100 foot river setback required by the
Standards and Criteria for the Lower St . Croix National Scenic
River in Minnesota . Section 401 . 03 .A. 2 of the Zoning Ordinance
prohibits the expansion of non- conforming uses . As such, a
variance is required to allow the Port of Sunnyside Club Inc . to
construct the proposed improvement .
Also , during the site visit , it was noticed that there were several
trash dumpsters on the property without required screening and at
least one portable toilet . The public toilet will need to be
removed from the site and the trash dumpsters property screened .
Variance Criteria . In considering all requests for a variance or
appeal , and, in taking subsequent action, the City staff and the
City Council shall make a finding of fact that the proposed action
will not :
1 . Impair an adequate supply of light and air to adjacent
property .
2 . Unreasonably increase the congestion in the public street .
3 . Increase the danger of fire or endanger the public safety.
2
4 . Unreasonably diminish or impair established property values
within the neighborhood, or in any other way be contrary to
the intent of the Ordinance.
Based upon information provided by the applicant and a site visit,
it does not appear that the proposed project is in conflict with
any of the four criteria. The applicant will be required by the
City and the DNR not to increase the setback encroachment with the
new construction. Revised plans will need to be submitted by the
applicant to conform with this requirement .
Physical Hardship. In order for the City to grant a variance from
Ordinance standards, the applicant must demonstrate a physical
hardship unique to the site which is non-economic in nature. Based
upon information provided by the applicant and a site visit, it
appears there is sufficient hardship associated with the existing
configuration of the structures and orientation of the docks, to
warrant the issuance of a variance.
The close proximity of the maintenance shop, office/storage
building, and St . Croix Yacht Club building prohibit the selection
of an alternate building site. In addition, the proposed
facilities are directly related to the function of the existing
structure. Therefore, the proposed improvement is an efficient
utilization of space .
Selection of alternate building sites would severely disrupt
circulation, parking and storage areas of the property.
DNR Approval. If the City approves the variance request, final
approval rests with the Department of Natural Resources due to the
property' s location along the river. Conversations with DNR staff
indicated approval was contingent upon several conditions :
1 . Applicant submit detailed building and site plans, including
all landscaping.
2 . The project does not further encroach into the required river
setback.
3 . The structure be compliant with the Oak Park Heights 100 year
floodplain ordinance.
4 . Additional landscaping may be required.
From the plans submitted, it appears that a portion of the new
structure will increase the encroachment of the required river
setback. Further encroachment will not be allowed by the City and
DNR. The proposed deck structure will be allowed to encroach
pending further comment from the DNR.
3
The plans indicate that the floor level of the structure has been
raised to comply with the floodplain requirements . The City would
support additional landscaping to screen the new construction from
the river .
If the conditions are satisfied, DNR staff indicated approval would
be likely.
CONCLUSION
The granting of variances , our office believes , is a policy matter
best decided by City Officials . However, based upon the issues set
forth in this report , our office recommends the granting of a
variance for the Port of Sunnyside Club Inc . ' s proposed
improvements as outlined in the Executive Summary of this report .
pc : LaVonne Wilson
Mark Vierling
Joe Anderlik
Port of Sunnyside
4
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EXHIBIT G - CONT.
• ' STATE OF
IMMEZOV
1 ./ DEPARTMENT OF NATURAL RESOURCES
Metro Waters, 1200 Warner Rd. , St. Paul, MN 55106
PHONE NO. 772_7910 FILE NO.
May 26, 1994
Mr. Todd Butterfield
Sunnyside Marina
6413 St. Croix Trail North
Stillwater, Minnesota 55082
RE: Marina Building Improvements
Dear Mr. Butterfield:
I have reviewed the proposal to add on to the existing marina
building. The existing structure is a substandard structure,
because it does not meet the 100' minimum river setback. You would
need to request that the City hold a variance hearing on your
proposal. The hearing notice must be sent to the Department of
Natural Resources (DNR) 10 days before the hearing in accordance
with the City's St. Croix ordinance. The DNR then must certify or
deny the City's final decision on the variance. We generally
attend the hearing and provide written and oral comments. The
ordinance prohibits structural alterations that encroach closer to
the river than the existing structure. It is also undesirable to
raise the roofline for a proposed addition.
The existing building is also in the floodplain, so any
improvements would have to comply with the City's floodplain
ordinance. Generally, an addition cannot exceed 50% of the
assessed market value of the structure without bringing the entire
structure into compliance by floodproofing the whole building.
If you have any further questions, please contact me at 772-7910 .
Sincerely,
Molly C. Shodeen
Area Hydrologist
MCS/cl
c: LaVonne Wilson, City of Oak Park Heights
Dan McGuiness, Boundary Area Commission
Sandy Fecht, DNR
EXHIBIT H
AN EQUAL OPPORTUNITY EMPLOYER