HomeMy WebLinkAbout03-09 Julie David Appeal
TO:
Bernie Feidt, Building Inspector
FROM:
DATE:
Cynthia Kirchoff, Planner
July 29,2003
RE:
Building Permit #03-0919; 14958 Pixie Point Circle SE
Upon review of the revised survey received July 28, 2003, for the above
referenced building permit application, I approve the change with the following
condition:
1. The applicant shall submit a revised impervious surface calculation
worksheet prior to the issuance of a certificate of occupancy.
MEMORANDUM
FROM:
Patrick Lynch, DNR Area Hydrologist
Cynthia Kirchoff, Planner '/f:J
TO:
DATE:
RE:
June 9, 2003
Building permit application for 14958 Pixie Point Circle SE
Attached please find a certificate of survey, engineering report, and addition
construction plans for the above referenced permit application. Please review
the documents and provide comments.
Thank you. If you have any questions, please contact me at (952) 447-9813.
Attachments
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Cynthia Kirchoff
From:
Sent:
To:
Subject:
Julie David [Julie.David@normandale.edu]
Wednesday, June 04,20031 :47 PM
ckirchoff@CityofPRIORLAKE.com
RE: appeal
HI cindy- sorry i have not had acces to my computer until today so I
could not respond to you. First off I sent that e-mail after I had
talked to Jane because when she had asked me about it the night of the
council meeting she had caught me off guard and I spoke without
thinking. Since then I have been told that it needs to be tabled until
the project is complete. When I found that out, I immediately e-mailed
you. At that point I had not recieved the returned appeal so I figured
it was tabled.
Secondly, I was told this was still under the same appeal process which
means I should not have to pay another $75.00- It is not a new appeal
The code is clear that an appeal can be tabled with the consent of the
applicant. Therefore, has I stated before I am tabling it until all work
is complete.
r am glad that the city does not anticipate any issues or problems
approving my permit. Sadly, we are waiting on LOTTS SURVEY CO. to finish
its part of what you have requested. They are extremely busy and everyone
wants their surveys asap!! All other plans and requirements are done
and should have been brought to you today (6-4-03) by Todd my builder.
Hopefully the Lotts part is also included- otherwise it should be faxed
by this afternoon. Hopefully Bernie can start looking at the plans for
his part in the process and I am sure you will expedite the rest to
their appropriate places. Is there a way you can get the DNR to look at
their part as soon as possible? It would be nice to be able to start in
June sometime!! Think of it this way- the sooner I get the permit the
sooner I am out of your hair and the less likelyhood that you will ever
have to deal with me again! :-))
Secondly,
>>> Cynthia Kirchoff <ckirchoff@CityofPRIORLAKE.com> OS/27/03 10:03AM
>>>
Julie,
I was out of office for the majority of last week, so I am just
responding
to your email now. I did receive your email requesting the appeal be
tabled, but it was my understanding that you did not wish to proceed
with
the appeal due to the City Council's action approving the zoning
ordinance
amendment. That is why I returned the appeal letter. I did not keep
a
copy. Furthermore, the appeal request was incomplete because the $75
fee
was not submitted, although I did not notify you in writing that it
was
incomplete.
Only the Planning Commission or City Council can table a request. The
zoning ordinance only allows you to appeal the decision of the zoning
administrator to the Board of Adjustment. The City is still awaiting
the
submittal of additional information for your building permit
application.
Once all necessary information has been received and the permit is
processed, you will still have the opportunity to appeal the zoning
administrator's decision, if you so desire. However, the City does
not
anticipate any issues with approving your permit for the addition, once
1
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all
necessary information has been submitted.
If I can provide any further information, please contact me.
Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372-1714
(952) 447-9813
(952) 447-4245-fax
-----Original Message-----
From: Julie David [mailto:Julie.David@normandale.edu]
Sent: Monday, May 19, 2003 6:20 PM
To: ckirchoff@cityofpriorlake.com
Subject: appeal
i recieved a copy of the denial of the appeal this past saturday- May
16th,2003.Also enclosed was my letter of appeal. Did you not get my
e-mail asking that my appeal be tabled? I would like to keep my appeal
process open until my construction is completed. Please advise me that
you recieved that e-mail as well as this one. If you need me to bring
back the letter i will. However I assume you made a copy and its in my
file.
2
Cynthia Kirchoff
From:
Sent:
To:
Cc:
Subject:
Cynthia Kirchoff
Tuesday, May 27,200310:04 AM
'Julie David'
Jane Kansier; Don Rye
RE: appeal
Julie,
I was out of office for the majority of last week, so I am just responding to your email
now. I did receive your email requesting the appeal be tabled, but it was my
understanding that you did not wish to proceed with the appeal due to the City Council's
action approving the zoning ordinance amendment. That is why I returned the appeal
letter. I did not keep a copy. Furthermore, the appeal request was incomplete because
the $75 fee was not submitted, although I did not notify you in writing that it was
incomplete.
Only the Planning Commission or City Council can table a request. The zoning ordinance
only allows you to appeal the decision of the zoning administrator to the Board of
Adjustment. The City is still awaiting the submittal of additional information for your
building permit application. Once all necessary information has been received and the
permit is processed, you will still have the opportunity to appeal the zoning
administrator's decision, if you so desire. However, the City does not anticipate any
issues with approving your permit for the addition, once all necessary information has
been submitted.
If I can provide any .further information, please contact me.
Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372-1714
(952) 447-9813
(952) 447-4245-fax
-----Original Message-----
From: Julie David [mailto:Julie.David@normandale.edu]
Sent: Monday, May 19, 2003 6:20 PM
To: ckirchoff@cityofpriorlake.com
Subject: appeal
i recieved a copy of the denial of the appeal this past saturday- May
16th,2003.Also enclosed was my letter of appeal. Did you not get my
e-mail asking that my appeal be tabled? I would like to keep my appeal
process open until my construction is completed. Please advise me that
you recieved that e-mail as well as this one. If you need me to bring
back the letter i will. However I assume you made a copy and its in my
file.
..
1
Cynthia Kirchoff
From:
Sent:
To:
Subject:
Julie David [Julie.David@normandale.edu]
Monday, May 19,20036:20 PM
ckirchoff@cityofpriorlake.com
appeal
i recieved a copy of the denial of the appeal this past saturday- May
16th,2003.Also enclosed was my letter of appeal. Did you not get my
e-mail asking that my appeal be tabled? I would like to keep my appeal
process open until my construction is completed. Please advise me that
you recieved that e-mail as well as this one. If you need me to bring
back the letter i will. However I assume you made a copy and its in my
file.
1
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Cynthia Kirchoff
From:
Sent:
To:
Cc:
Subject:
Julie David [Julie.David@normandale.edu]
Friday, May 09,20031:14 PM
ckirchoff@cityofpriorlake.com
jkansier@cityofpriorlake.com
appeal
I am respectfully tabling my appeal from the board of adjustments
pending the decision if a building permit is issued under the new
ordinance.
Julie David
5/9/2003
1
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Fax #7 ({) b .S-fc:;CJ - ?';5'();:}-
Post-it'" Fax Note 7671
To DAt"-t
Co.lDept. LC'T WRY
Phone #
Ms. Julie David
14958 Pixie Point Circle NE
Prior Lake, MN 55372
RE: Building permit application for dwelling addition
Dear Ms. David:
This letter intends to clarify the information required with the building permit
application for your dwelling addition. For your reference, I have enclosed the
following documents:
1. Certificate of survey requirements for residential properties. I have
highlighted the categories of information that is required on the building
permit survey.
2. Zoning Ordinance Section 1104.305 requiring an engineering report for
construction on properties with a bluff.
3. Impervious surface calculation worksheet that must be prepared by a
land surveyor.
I have also included preliminary comments from the building department that
should be incorporated into revised addition plans:
. Mechanical worksheet to indicate addition is compatible with the balanced
system and meets the 2000 Energy Code, and how 135 cfm ventilation is
being achieved.
. Documentation that the structure will not be occupied during construction.
. Detail of stairs, particularly where existing floor is to be cut/sectional detail.
. Crawl space ventilation information.
. Support information for the second story.
. Details on dust control.
. Details on the connection between existing roof and second story addition.
Based upon the certificate of survey submitted to the planning department for the
appeal from the Zoning Administrator's decision on April 11, 2003, the survey
must be revised to include the following information:
. One foot contours.
. Exact dimensions of addition. (Note: The dimensions noted the survey
must correspond to the addition plans.)
16200 E~~Pe3&~~~\~:tE~:f:~\~}?gll~~~?~~~~!S~'1~-~7f2rb;i~R.~%2) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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Ms. Julie David
May 6, 2003
Page 2
+ Drainage and grading plan.
+ Driveway. (Note: Driveways must maintain 5 foot side yard setbacks and
may not exceed 24 feet in width.)
+ Shoreland setback measured from the 904' contour (Ordinary High Water
Elevation).
+ Elevations:
o Lowest floor.
o Garage floor
o Top of block:
o Grade proposed at structure corners.
A revised impervious surface calculation worksheet and an engineering report
prepared and signed by a professional engineer must also be submitted.
Once the above information is submitted to the building department, it will be
routed to the engineering department, the Department of Natural Resources, and
myself for review. The building permit process takes approximately 3 weeks,
provided necessary information is submitted for all departments reviewing the
application.
Another note, on May 5, 2003, the City received your letter appealing the
Planning Commission's decision to uphold the Zoning Administrator's decision to
deny your building permit. It is my understanding that you do not wish to proceed
with the appeal, given the City Council's action on May 5, 2003, to approve a
Zoning Ordinance Amendment to allow additions to existing dwellings located in
a bluff impact zone. Therefore, I am returning your letter.
If you have any questions about this letter, or the planning department's building
permit review process, do not hesitate to contact me. Please direct building code
questions to Bob Hutchins, Building Official.
Sincerely,
Cynthia R. Kirchoff,
Planner
Enclosures
c: Frank Boyles, City Manager
Don Rye, Comm~nity Development Director
Robert Hutchins, Building Official
Sue McDermott, City Engineer
John Blumentritt
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: John B.
From:
Phone:
Fax phone: 933.8690
cc:
Date: April 30, 2003
Number of pages including cover
.1... /./.'
sheet: ~
From: Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447.9813
Fax phone: (952) 447.4245
REMARKS:
D Urgent
D Please comment
~ For your review D Reply ASAP
John-
The following are attached:
1. an example of an engineering report,
2. a portion of the shoreland ordinance concerning the engineering report, and
3. survey requirements for residential properties
If I can provide you with any additional information, please contact me.
IIco
INSTANT TESTING COMPA~
4000 Beau D'Rue Drive · Eagan, Minnesota 55122
Telephone: 651-454-3544
Fax: 651-452-1826
Mr. Robert Jader
5001 West 80th Street - Suite 730
Bloomington, Minnesota 55437
March 15, 2001
RE: Letter of Compliance - Bluff impact assessment
14962 Pixie Point Circle - Prior Lake, Scott County, Minnesota
Dear Mr. Jader:
At your request, a site visit was conducted on March 14, 2001 to
evaluate the construction completed at the subject lake shore property
for compliance with our impact assessment dated June 7, 2000.
Reviewed for this report were the certificate of survey, dated May 24,
2000 as prepared by Brandt Engineering & Surveying, the architectual
plans as prepared by Raucher and Robichaud, and the subsurface
exploration report AET #02-00613 dated May 11, 1999, conducted by
American Engineering Testing. Data and recommendations within these
documents provided the necessary elevations and dimensional
requirements for this inspection. As proposed, a wood frame
residential structure utilizing a conventional spread footing
foundation system has been constructed on the lot. The physical
dimensions of the residence, its location within the lot and to
adjacent structures, including the bluff setback, were measured and
found accurate with the survey.
Our observations indicated that the recommendations for slope
stability and surface water control had been completed. This includes
a boulder retaining wall along the front (lakeside) approximately 8 to
10 feet from the residence which extends up the slope, 12 to 15 feet
at the west side of the structure. The retaining wall blends well
into existing boulder slope retention of the adjacent residences and
provides a small spillway to the existing catch basin in the west.
The residence has been provided with gutters on all sides with
downspouts to be routed to subgrade feeder tubes when the absence of
frost makes it possible for the installation. Restoration of surface
vegetation and landscaping should be accomplished as soon as possible
to minimize erosion.
It is our opinion, that the observed construction, including erosion
control measures are acceptable and comply with the bluff impact
assessment, building plans, and Prior Lake city codes and zoning
ordinances.
Sincerely,
Inst Testing
eAA;;M~~
..
Carl E. Anderson, P.E.
MN registration number 10736
Charge codes: #605 - 2.0 hrs #608 - 0.5 hr. #612 - 26 miles
~~,__.. __.~_"~_,..._.___.,._..___._.,...,._~_~~~..,_.__"'~"~_.".~_~,__.~"_'~_'_"_'_m"~'____"_~___'''--'''''__~.''__'_''_'__'''__~''~___",,_,.,..--'_. _""___._,,,~__,~_,,_.,,___,_
IJ C=O
INSTANT TESTING COMPANY
4000 Beau D'Rue Drive · Eagan, Minnesota 55122
..
Telephone: 651-454-3544
Fax: 651-452-1826
Mr. Robert Jader
5001 West 80th street - Suite 730
Eloomington, Minnesota 55437
June 7, 2000
./'
RE: Bluff impact assessment for - 14962 Pixie Point Circle
Prior Lake, Scott County, Minnesota
Dear Mr. Jader:
At your request, a site visit was conducted on June 5, 2000 to
evaluate the subject lake shore property for the proposed
cons~ruction of single family residence. A certificate of survey,
dated May 24, 2000 as prepared by Brandt Engineering & Surveying was
conveyed to us at the site. The architectual plans for the proposed
residence, as prepared by Raucher and Robichaud, were reviewed
at the site during our investigation.
The site, identified as Lot 12 First Addition to Eastwood, will
include a new residence located approximately 42.4 feet above the
level of the lake, estimated at 902.6. Based upon information
provided within the survey, the topographic feature "top of bluff",
as defined by city ordinance, varies from 931.0 in the southwest to
923.0 in the northeast. Our findings indicate that the estimated
setback for the proposed residence at 60 feet, is within general
compliance with the bluff impact zone requirements.
A handauger probe conducted within the proposed construc(ion area,
and data provided by the subsurface exploration report # \ET #02-00613
dated May 11, 1999, as prepared by American Engineering~esting,
Inc. I indicated well consolidated granular soils at dept,.. We would
anticipate that the proposed addition and any appurtenant structures
will lie in competent bearing soil having low erosion
characteristics.
!t is our understanding that measures for surface water drainage will
include gutters on the residence directing a percentage of runoff to
:he roadway in the south, utilization of a inplace catch basin near.
the west property line and landscaping along the east property line
:~ control water migration through a existing boulder retaining wall.
Also, a low retainino wall has been proposed, at the front (lakeside)
of the residence to ~educe the existing slope and provide a level
landscape area. The aforementioned measures, are considered
appropriate for control of surface run off and soil stabilization.
I
I
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cased upon the data provided to us, and our visual observations, we
were able to establ~sh that the soil and general topography is
acceptable for the proposed construction and consistent with adjacent
t"esidences.
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~
It is our further oplnlon that the construction, including proposed
retaining wall and landscaping improvements will not compromise any
slope by imposing loads or unstable conditions that may affect the
safety of structures or slopes. Also, the proposed' site development
has minimal affect on existing drainage and will not obstruct,
damage, ~or adversely effect existing sewer or drainage facilities,
will not adversely affect the qualities of storm water runoff, will
not adversely affect downstream properties, wetlands, or bodies of
water or result in erosion or sedimentation.
Sensitive watershed areas require provision for erosion control,
positive surface drainage and site restoration in compliance with
established engineering practices and city codes.
The aforementioned observations and opinions represent our
recommendations for construction, based upon current building plans
provided by you the owner, and compliance with Prior Lake city codes
and zoning ordinances.
Sincerely,
Instant Testing
fA.Js:AldiNllf{e
Carl E. Anderson, P.E.
Chief Engineer
MN registration number 10736
Charge codes: #S05 - 2.0 hours I #612 - 26 miles
#608 - 0.5 hour I #701 - mobilization - 1
.
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Zoning Ordinance
1104.305 Engineering Reports Required: On properties determined to have a bluff,
the applicant for a building permit and the property owner shall provide the
following:
(1) The applicant for a building permit on that property shall provide a report
prepared and signed by a professional engineer registered by the State of
Minnesota on the impact any excavation, fill or placement of structures will
have on the site and whether the excavation, fill or placement of structures will
cause any slope to become unstable or will impose loads that may affect the
safety of structures or slopes. The report shall also include the engineer's
recommendations so the site development will not interfere with adequate
drainage for the site or adjacent properties, will not obstruct, damage or
adversely affect existing sewer or drainage facilities, will not adversely affect
the quality of stormwater runoff, will not adversely affect downstream
properties, wetlands or bodies of water and will not result in erosion or
sedimentation.
(2) The owner of the property shall provide certification from a professional
engineer registered by the State of Minnesota that the final grading of the site
was completed in compliance with an approved grading plan and that the
recommendations contained in the engineer's report have been adhered to.
(3) The Building Official, the Planning Director and the City Engineer may waive
the engineer's report requirement for replacement decks, new decks or
additions to existing decks, and additions or new structures not exceeding 480
square feet in size under all of the following conditions:
a. An inspection of the site does not indicate any obvious erosion
conditions.
b. There is no history of bluff failure on the site or on the adjacent lots.
c. All required setbacks are met.
1104.306 Impervious Surface Coverage: Impervious surface coverage for lots in all
Use Districts shall not exceed 30% of the lot area, except as provided in the
following sections. Such impervious surface coverage shall be documented
by a certificate of survey at the time of any zoning or building permit
application, according to the definitions of impervious surface as listed in
subsection 1101.400.
(1) An existing site which is being altered, remodeled, or expanded without
expanding the existing impervious surface may be allowed, provided that
where appropriate and where necessary, structures and practices for the
treatment of storm water runoff are in compliance with the Prior Lake Storm
Water Management Plan and approved by the City Engineer.
(2) In all "C" and "I" Use Districts and for Park/Recreation uses, new construction
on conforming lots or an existing site being altered, remoqeled, or expanded
which expands the existing impervious surface coverage may be allowed
City of Prior Lake .
May 1, 1999
l104/p7
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April 30, 2003
Ms. Julie David
14958 Pixie Point Circle NE
Prior Lake, MN 55372
RE: Appeal of Zoning Administrator's Decision
Case No.: 03-09
Dear Ms. David:
This letter is to officially inform you that on April 28, 2003, the Planning
Commission, acting as the Board of Adjustment, upheld the decision of the
Zoning Administrator to deny a building permit for an addition to an existing
single family dwelling located within the bluff impact zone on property located at
14958 Pixie Point Circle NE (Lot 10, Eastwood 1st Addition). Once the
appropriate parties have signed the approved resolution I will forward a copy to
you.
Any owner of affected property or any owner of property situated wholly or partly
within 350 feet of the affected property or any officer or department
representative of the City may appeal the decision of the Board of Adjustment to
the City Council within 5 calendar days after the date of the Board of Adjustment
decision.
Also, I have enclosed information provided to John Blumentritt concerning the
engineering report to be submitted with your building permit application.
If you have any questions, please feel free to contact me.
Sincerely,
Cynthia R. Kirchoff, AICP
Planner
Enclosures
"
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
February 5, 2003
Mr. Bob Barth
Bonestroo, Rosene, Anderlik & Associates
2335 W. Hwy. 36
St. Paul, MN 55113
RE: Julie David Residence, 14958 Pixie Point Circle SE
Dear Mr. Barth:
As we have explained to you via telephone, the City would like your independent and unbiased identification
of the buff and bluff impact zone for the above referenced property. To accomplish this objective, we are
asking that you observe the following process:
1. Become familiar with applicable City ordinances (e.g., shoreland and bluff ordinance).
2. Review documents submitted by Julie David and representatives.
3. Visit the site together with City Attorney. Provide the opportunity for Julie David to state her
case at the site. Observe and collect data from the site as appropriate.
4. Graphically portray the bluff and prepare a written explanationof process and findings.
5. Share findings with City and Julie David in writing.
For your reference, I have enclosed a portion of the shoreland ordinance pertaining to bluffs, the survey
prepared by Lot Surveys Company, Inc. received on January 16, 2003, and seven photographs of Julie
David's existing dwelling and surrounding dwellings as well as four drawings comparing the subject site to
adjacent lots submitted by Ms. David and her representatives on January 30, 2003.
I have specifically refrained from sharing my graphics portraying the City's bluff determination. Nor have I
discussed our findings or rationale with you.
Time is of the essence, as Ms. David would like to proceed with her home improvements if the existing
structure and proposed addition are identified to be outside the bluff and bluff impact zone. To arrange your
site visit please contact me at (952) 447-9813 so I can have the City Attorney present. Also contact Julie
David at (952) 440-7988 so she and her representatives may be present during the site visit.
"
Sincerely,
Enclosures
c: Julie David
Frank Boyles, City Manager .
Donald Rye, Community Development Director
Sue McDermott, City Engineer
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
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crRllFlCA TE OF SURVEY
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Bldg area = 2669 Sq. F"t.
Lot area = 14,924 Sq. Fl.
Coverage - 19..36~
Scole: ," == 30'
J '-\ q~ L__Pixie Pain t Circle
DESCRIPTION
I hereby cer\ify that this survey, plan. or
reeort WQS prepared by me ar under my direct
supervision and that I am a duly Registered
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of Minnesota.
~2~;;; ~~ Reg. No. 8140
Lot 12
FIRST ;\DDITION TO EASTWOOD
Scott County, Minnesota
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BRANDT ENGINEERING & SURVEYI~GI~l@~O%7~I~li
1 600 We s t 1 43 r d S t r e e t, Sui t e 206 ~U~ 3 0 W3 Wi
Burnsville, ivlN 55306
_.__.".-....._,_._-~--....- ____,_._'"....._.._..'o-_.,,'_...."....~ .._._._,..._......___.__^....
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: Todd Walock
Phone:
Fax phone: 763-425-3969
cc:
Date: January 22, 2003
Number of pages including cover . I' ....,
sheet: 'f-'
From: Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9813
Fax phone: (952) 447-4245
REMARKS:
D Urgent
D Please comment
IZI For your review D Reply ASAP
Todd-
As requested, I have prepared a letter concerning the building permit for 14958 Pixie
Point Circle SE.
Thanks, Cindy Kirchoff
~ ,.. '.. ....n."+_""___.. ...__~.._".._,~_"'.~_ '^"+"__ ......__." '''' _. ~____".._.~~....,.~..
January 22, 2003
Mr. Todd Walock
1W Remodeling
9323 Magnolia Lane North
Maple Grove, MN 55369
RE: 14958 Pixie Point Circle SE
Dear Mr. Walock:
This letter is to inform you that the City of Prior Lake will be unable to issue a building permit for a
living space and garage addition depicted on the survey received on January 16, 2003, for the above
referenced address because it does not comply with applicable standards of the zoning ordinance.
According to the survey, the existing single family dwelling is located in a bluff (or bluff impact
zone), and thus is nonconfonning because it does not maintain the minimum required 30 foot
setback from the top of a bluff (Zoning Ordinance Section 1104.304). I have enclosed a copy of the
survey indicating the location of the top of the bluff on the property and required setback.
The zoning ordinance seeks to eliminate nonconformities, but does allow for construction on or
within a legal, nonconfonning structure provided it does not" extend, expand or intensify the
nonconformity of the structure" (Zoning Ordinance Section 1107.2303 (2) a.). In this instance, the
addition would expand and intensify the nonconformity of the dwelling within a bluff impact zone.
A variance cannot be granted from this provision of the zoning ordinance.
As you requested, I have enclosed copies of Sections 1101.501, 1104.900, 1109.102, 1109.301, and
1108.400 of the Zoning Ordinance.
If I can provide you with any additional infonnation, please feel free to contact me at
(952) 447-9813.
Sincerely,
Cynthia R Kirchoff, A
Planner
Enclosures
c: Julie David, 14958 Pixie Point Circle SE
Frank Boyles, City Manager
Donald Rye, Community Development Director
Robert Hutchins, Building Official
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
.....~---------..
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From:
Sent:
To:
Subject:
Pat Lynch [pat.lynch@dnr.state.mn.us]
Wednesday, January 22,20039:59 AM
ckirchoff@cityofpriorlake.com
Re: Julie David Residence, 14958 Pixie Point Circle
Cindy:
Sorry it took a couple days to get back to you. As we discussed
yesterday, I discussed this with my supervisor yesterday morning, and
reviewed the survey of the lot you e-mailed. A very difficult situation
indeed. We think that the advice you recieved from the city attorney is
correct, and that the intensification of the proposed addition is
counter to the language in your ordinance. Structures are not allowed
in bluffs or bluff impact zones. The drawing did not transmit to scale,
but it appeared evident the existing home is within the bluff itself.
The proposed addition probably qualifies as substantial improvement (in
excess of the current value of the existing dwelling) and would not be
allowed in that regard either, without bringing the entire site in to
compliance. As we also discussed, because it is an existing lot of
record, if the house were destroyed by whatever means (beyond 50% of its
value) redevelopment of the lot would be allowable, although proobably
at a greater setback than the existing home. Make sense? If you have
an unhappy customer, please do not take all the heat yourself. Feel
free to provide my name and number. I can explain to her that the
rules you are required to adopt and enforce are mandated to the city by
the state. I can then blame it on the legislature!! Good luck, and
keep up the good work.
ps what did you (honestly) think of the floodplain training a couple
weeks ago? was it a bit much for all day? I personally think the
subject matter is not dynamic enough to keep one's attentaion for a full
day, but I am curious to hear your thoughts on the matter. Thanks
again. PJL3
>>> Cynthia Kirchoff <ckirchoff@cityofpriorlake.com> 1/16/03 4:06 PM
>>>
Hi Pat-
I have a question about the bluff setback and impact zone. The City
has
received a building permit application for property located at 14958
Pixie
Point Circle, which is a riparian lot that contains topography defined
as a
bluff. I believe the existing dwelling is located within the bluff
impact
zone and does not maintain any setback from the top of the bluff. The
property owner would like to remove the existing detached garage,
which
probably does not meet the required 30 foot bluff setback, and
construct
1,094 square foot living space and garage addition on the "rear" of
the
dwelling or towards the street. I have attached a copy of the survey.
The City Attorney believes that since the entire dwelling is within
the
bluff impact zone a variance cannot be granted because the
nonconforming
structure ordinance states "construction is permitted on or within a
1
legal,
non-conforming structure ... that does not extend, expand or intensify
the
nonconformity." The addition will extend, expand and intensify the
nonconformity of the structure. She believes, a variance can only be
granted from the bluff setback and the dwelling does not maintain any
setback. What do you think? Can a variance be granted to allow the
addition within the bluff impact zone?
Thanks,
Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372-1714
(952) 447-9813
(952) 447-4245-fax
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ph 763-560-3093
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PAGE 02
9524474245 P.02
CITY OF PRIOR LAKE ~ ~ @ ~ ~ ill ~ m
Impervious Surface Calculations ~
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For All Properties Located in the Shoreland District (SD)
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CITY OF PRIOR lAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: Dan
Phone:
Fax phone: 763-560.3522
cc:
Date: January 16, 2003
Number of pages including cover 2
sheet:
From: Cynthia Kirchoff, AICP
Planner
City of Prior lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447.9813
Fax phone: (952) 447 -4245
REMARKS:
o Urgent
o Please comment
~ For your review 0 Reply ASAP
Dan.
Please complete the attached worksheet for 14958 Pixie Point Circle.
Thanks, Cindy Kirchoff
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14958 Pixie Point
Circle
(952) 447-4245
John Blumentritt
Design Studios. Inc
Fax Cover Sheet
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Cynthia,
This is a copy of the latest grading info for 14958 Pixie Point Circle. Please review the document with Nat
then please contact me at (952) 933- 8690 with any comments.
230 Madison Circle Nonh
Hopkins, MN 55343
USA
Phone: (952) 933-8690
Fax: (952) 933-8690
Email: tcbesthome@earthlink.com
Jan 15 03 03:4110
81/15/2603 81:42
tc8@stHom@.com
76356El3522
Inc. 952-933-8690
LOT SURVEY
10.2
PAGE 132
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LOT: SURVEYSCOMPANY.I"C.
LAND SURVEYORS
RJ:OISTCRED UNDER THEU_S 0.. STATE C1F MINNESOTA
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Jan 07 03 08:3610
tcBestHome.com inc.
952-933-8690
p. 1
John BlumentriD Design Studios, Inc.
Jan 7, 2003
Cynthia Kirchoff, AICP
J. David Residence
14958 Pixie Point
Circle
(952) 447-4245
John Blumentritt
Design Studios, Inc
FIX Cover Sheet
DIll:
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Total pages, including cover: Three
Cemme.1S:
Cynthia,
This is a copy of the latest proposal for 14958 Pixie Point Circle. We turned the garage slightly to align
with the front yard setback, plus maintained the required 15.2' clearance from the northeasterly garage
corner and maintained 18.5' clearance from the new southwesterly foyer corner to the adjacent property.
Hopefully this will meet the setback situation in addition to reducing the hardcover by an additional 15
SF
Please contact me at (952) 933- 8690 with any comments.
230 Madison Circle North
Hopkins, MN 55343
USA
Phone: (952) 933hB690
Fax: (952) 9~90
Email: tcbesthome@earthlink.com
Jan 07 03 08:3Sp
el/e7/2aa3 e2:23
tcBestHome.com inc. 952-933-8690
76356e3522 LOT SURVEY
p.2
PAGE e1
EataltUahld to 1082-
LOT SURVEYS COMPANY. . INC.
LAND SURVEYORS '
aeGlsftRJ:D UNDeR THE LA"S or STATE" or MlI'NJSo1'A
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Jan 03 03 07:50p
tcBestHome.com inc.
952-933-8690
p. 1
John Blumentrin Design Sbldios.lnc.
Jan 3, 2003
Cynthia Kirchoff, AICP
J. David Residence
14958 Pixie Point
Circle
(952) 447-4245
John Blumentritt
Design Studios, Inc
Fax Cover Sheel
Dill:
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Total pages, including cover: ~--rUJe>
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Cynthia,
This is as the surveyors see our design as it relates to the site.
Please contact me at (952) 933- 8690.
230 Madison Cirde North
Hopkins, MN 55343
USA
Phone: (952) 933h8690
Fax: (952) 933-8690
Email: tcbesthome@earthfink.com
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: John B.
Phone:
Fax phone: 933.8690
cc:
Date: January 27,2003
Number of pages including cover 4
sheet:
From: Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447.9813
Fax phone: (952) 447.4245
REMARKS:
o Urgent
o Please comment
~ For your review 0 Reply ASAP
John.
Attached is a copy of the letter I sent Todd Walock, the illustration of the bluff in the
zoning ordinance, and the ordinance concerning appeals from staff's interpretation.
Ci ndy Ki rchoff
~ ._-'~'--,.,-'~.~'~......_-*-~"'.~,.....,...'~'-~._,...,~.~._'~........-----
Zoning Ordinance
(4) Setback Requirements:
Natural Recreational General Tributary
Development Development Development Development
Lakes Lakes Lakes Lakes
Structure
height setback 150 75 75 75
from OHW
(feet)
Unplatted
Cemetery (feet) 50 50 50 50
Structure
height 35 35 35 35
limitation (feet)
1104.303
Bluff Impact Zones: Structures and accessory facilities, except stairways and
landings, shall not be placed in bluff impact zones.
'i
1104.304
Bluff Setbacks: The required setback from the Top of Bluff is determined as
follows: as measured from the Top of Bluff, the upper end of a segment at
least 25 feet in length having an average slope less than 18%.
(
BLUFF SETBACK
---1
E
Bluff Helghl=2S'
t
----
"
City of Prior Lake
May 1, 1999
l104/p6
1109.207
Zoning Code
For applications within the Shoreland and Flood Plain District, a Notice of the
decision must be sent to the Commissioner of the Department of Natural
Resources within 10 days of the date of the decision.
Findings of Fact. The hearing body shall prepare findings of fact which shall
include:
~ A statement of the applicable criteria and standards against which the
proposal was tested.
~ The reasons supporting a conclusion to approve or deny an application
with or without conditions.
~ The decision to approve or deny the proposed application and any
conditions which may be attached to the decision.
1109.300: ApPEALS FROM THE DECISION OF THE ZONING ADMINISTRATOR AND
THE ZONING BOARD OF ADJUSTMENT.
1109.301
1109.302
1109.303
Right to Appeal from the Decision of the Zoning Administrator. At any time
within 5 days after a written order, requirement, permit, decision, refusal, or
determination by the Zoning Administrator has been made interpreting or
applying this Ordinance, except for actions taken in connection with prosecutions
for violation hereof, the applicant or any other person affected by it, or an officer
or department representative of the City may appeal the decision to the Board of
Adjustment by filing a Notice of Appeal with the Planning Department addressed
to the Board of Adjustment stating the action appealed from and stating the
specific grounds for the appeal.
<"
.,
Setting a Public Hearing. The City shall set a Public Hearing for the appeal by
the Board of Adjustment to be held not less than 10 days nor more than 45 days
after it receives a Notice of Appeal. Notice of the hearing on the appeal before
the Board of Adjustment shall be given by mail to all applicants pursuant to
subsection 1109.200. A notice of hearing shall be published in the official
newspaper of the City at least 10 days before the hearing date if the appeal
involves the determination of boundary lines of a Use District. Any interested
party may appear at the public hearing in person or by agent or attorney.
Board of Adjustment to Decide. The Board of Adjustment shall determine all
appeals from any written order, requirement, permit, decision, refusal, or
determination of the Zoning Administrator; and from any interpretation of the text
of this Ordinance, the location of boundaries of a Use District as shown on the
Zoning Map. The decision of the Board of Adjustment shall be by resolution.
The resolution shall be adopted by a majority vote of all members present and
voting on the issues presented by the appeal. In making the decision, members
of the Board of Adjustment shall consider the questions raised in light of the
general purpose of this ordinance and the Comprehensive Plan. A copy of the
resolution of the Board of Adjustment shall be mailed to the applicant.
May 1. 1999
City of Prior Lake
l109/p4
'-""-''''~'--+~"'-'''-"'''-'~"'''-'''''~'''''-'''---''''''-''-..",.'-.--..-
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: Pat Lynch
Phone:
Fax phone: 651-772-7977
cc:
Date: January 28, 2003
Number of pages including cover 3
sheet:
From: Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9813
Fax phone: (952) 447.4245
REMARKS:
D Urgent
D Please comment
[gI For your review D Reply ASAP
Pat.
Attached are the letters we discussed.
Thanks, Cindy
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: Bob Barth
From: Bonestroo
Phone:
Fax phone: 651/636.1311
cc:
Date: February 5, 2003
Number of pages including cover 2
sheet:
From: Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447.9813
Fax phone: (952) 447.4245
REMARKS:
~ Urgent
D Please comment
~ For your review D Reply ASAP
Bob-
Attached please find the letter concerning the bluff determination at 14958 Pixie Point
Circle SE that Sue McDermott spoke to you about. I am mailing the original along with
the survey and pictures submitted by the property owner.
If you have any questions, please contact me.
Thanks,
Cindy Kirchoff
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: John
Phone:
Fax phone: 933-8690
cc:
Date: December 23, 2002
Number of pages including cover 2
sheet:
From: Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447.9813
Fax phone: (952) 447.4245
REMARKS:
D Urgent
D Please comment
[gI For your review D Reply ASAP
John-
I have attached the Impervious Surface Coverage Worksheet.
Call with any questions.
Cindy Kirchoff
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12/22/2002 22:02 7535503522
LOT SURVEY
PAGE 04
FAX COVER SHEET
LOT SURVEYS COMPANY, INC.
7601 73rd Avenue. North
Brooklyn Park, f\t1N 55428
Phone: 763-560-3093 Fax: 763-560-3522
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EstabUshed in 1962
LOT SURVEYS COMPAMY, IMC.
LAND SURVEYORS
REGISTERED UNDER THE LAW'S OF STATE OF MINNESOTA
INVOICE NO. 64796
F .B.NO. 722-13
SCALE: 1" = 20'
o Denotes Iron Monument
7601 73rd ATenue North
612-~60-3093
fax No. ~60-3&22
MlnneapoU8. Klnne80ta &M26
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JlJlIE DAVID
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By
Lot 10, First Addition to Eastwood
Thf' only "osements shown are from plats of record or information
rrovided by client.
We hf'l "hy certify that this is a true and correct representation of
a surv~y of the boundaries of the above described land and the
l(lcotion of all buildings and visible encroachments, if any,
'.,un/eyed by us this 19th day of February
1996.
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Fell, ~ 'b',\ "\. -z..e>.,~ /l..C>C'.
(}/d< 12 ( ()/M[L;~._~.
Char'" F'. Andereon, MIm. R~ No.21753
Residential Building Permit Checklist
New Construction for Single or Two-family Dwellings in R-t or R-2 Districts
Reviewed by:
Date:
Building Permit #
Site Address:
PID:
Zoning:
Legal: L
, B
Subdivision:
Existing Structure? YES / NO
Existing Nonconforming Structure? YES / NO
I CONFORMS TO ZONING
ORDINANCE
YES
NO
Yard Setbacks: NA / FAILS/ COMPLIES Standard Proposed
. Front Yard (setback average if in-fill lot) 25'
. Side Yard (25' if abutting a street) 10'
. Side Yard (Easements) 10'
. Sidewall exceeding 50 feet required additional Wall over 50"?
side setback of 2" for every foot over 50' long
. Rear Yard (Easements) 25'
. From 100 year flood elevation of wetland 30'
. From OHW (Prior or Spring Lake) 75' or setback average of
adjacent structures no less
than 50"
I Floor Area Ratio: NA / FAILS / COMPLIES
.30 Maximum
Yard Encroachments: NA / FAILS /COMPLIES Standard Proposed
Eaves and Gutters no more than 2 feet in width and
no closer than 5 feet to a lot line (Easements).
AlC and other equipment cannot encroach on
interior side yards. I
I
Tree Preservation: NA / FAILS / COMPLIES Standard Propost'd
. Total caliper inches
. Can remove 25% of total
. Caliper Inches Removed
. Caliper Inches Preserved
. Replacement '12: 1
L: \ TEMPLA TE\BLDGLIST.DOC
--~.......,..------,-,._",""^'._'_--"'_-~'-"""'''-""'"' "
Drivewav: NA / FAILS / COMPLIES Standard ProDosed
. Maximum width at orooertv line 24'
. Required setback 5' from side lot line
30' from R-O- Won
corner lots.
. Maximum slooe 10%
. All parking areas to be paved including R- V or
snaces adiacent to the QaraQe
. Location to match Subdivision QradinQ olan
I Buildin!! Heie:ht: COMPLIES 1 FAILS
35' Maximum
Shoreland District: NA 1 FAILS 1 COMPLIES Standard Pro Dosed
Minimum lot area (sauare feet) 7 500 Rio. 7 999 Non-rio
Minimum lot width 50' Rip. 57.3' Non-rin
Shoreland alterations
Imoervious surface 30% Maximum
Bluff in Shoreland: NA 1 FAILS 1 COMPLIES Standard Proposed -
. Setback from top of bluff 30' setback from slope
less than 18%
. Bluff imoact zone 20' From Too of Bluff
. Enl!ineerinl! certification subm itted/approved Bv City Engineer
. Gradinl! in bluff or bluff imnact zone No imoorting/exoortinu I
J
Floodnlain: NA 1 FAILS 1 COMPLIES Standard Proposed
. 100 year flood elevation 908.9 Prior Lake
914.4 Soring Lake
. Lowest floor elevation 909.9 Prior Lake 1
915.4 Snrin!! Lake
. Proposed lowest floor elevation Must be I foot above
flood elevation for new
and existing structures. If
existing structure was
constructed 9/19/90-
11122/97 then additional
foot is not reauired.
. Elevations 15 feet from structure Must be flood elevation or
hil!her
. Road access must be no more than 2 feet below 907.9 for Prior Lake
Rel!ulatorv Flood Protection Elevation 913.4 for Spring Lake
Accessorv Structure: NA 1 FAILS 1 COMPLIES Standard Proposed
. Size 832 sa.ft. / 25% rear yard
. Not located in front vard (Materials)
. Side vard and rear yard setbacks 10'
,. . 1,,,; nhi" 1,'
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Resolution
and Minutes
1-11~03 f(! ~1b
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Planning Commission Meeting
April 14. 2003
Criego, Lemke, Atwood and Stamson:
Agreed with staff and supported the proposal.
MOTION BY RINGSTAD SECOND BY ATWOOD, RECOMMENDING APPROVAL
OF THE PRELIMINARY PLAT SUBJECT TO STAFF'S CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will go before the City Council on May 5, 2003.
6. Old Business:
A. Case #03-09 Julie David is requesting an appeal to the Zoning
Administrator's decision to deny a building permit for the property located at 14958
Pixie Point.
Planner Cynthia Kirchoff presented the Planning Report dated April 14, 2003, on file in
the office of the City Planning Department.
Julie David is appealing the zoning administrator's decision, as provided for in Section
1109.300 of the Zoning Ordinance, to deny a building permit for the construction of an
addition to an existing single family dwelling located in the bluff impact zone on property
located at 14958 Pixie Point Circle NE.
On February 24,2003, the Planning Commission tabled this item, upon request of the
appellant, to allow the appellant additional time for preparation. The Planning
Commission closed the public hearing and tabled the appeal again on March 24,2003, so
that staff could review the additional material submitted after the Planning Commission
report was drafted and distributed.
To reiterate, based upon the bluff definition and the City's past interpretation of the bluff
ordinance, staff believes the top of bluff is located at the 951/952 foot contour, which
would place the existing dwelling and all but a small portion ofthe proposed addition
within the bluff impact zone.
As a means of providing an impartial second opinion on the determination of top of bluff,
the City employed a consultant engineer, who verified that the top of bluff extends
through the existing garage or is at the 952 foot contour. This is approximately the same
location as staff s calculation.
Therefore, the addition is in the bluff impact zone and neither a building permit nor
variance can be granted, pursuant to the zoning ordinance and Minnesota State Rules.
The Department of Natural Resources (DNR) confirmed this interpretation.
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Given the fact that many properties around Prior Lake contain steep slopes with
nonconforming dwellings in the bluff impact zone, staff believes that there is an equity
issue with developed and undeveloped shoreland lots. An ordinance amendment that
would permit additions and alterations to existing nonconforming structures provided the
addition does not extend any further into the bluff impact zone or bluff setback appears to
offer a reasonable opportunity for such dwellings to be upgraded without causing further
environmental damage.
According to the topographic survey submitted by the applicant with the building permit
application, the existing dwelling is located in the bluff impact zone, and is thus non-
conforming. The Zoning Ordinance and Minnesota Rules specifically state that
structures are prohibited in the bluff impact zone. Furthermore, the Zoning Ordinance
prohibits the expansion of a non-conformity. Therefore, staff recommends the Planning
Commission uphold the decision of the zoning administrator to deny the building permit
because the proposed addition is not in compliance with relevant provisions of the
Zoning Ordinance.
Comments from the public:
Neal Blanchett, representing the applicant, Julie David, pointed out the inaccuracies of
the neighborhood setbacks. His issue is the definition of "toe of the bluff'; the word
"average" does not appear in determining the top of the bluff. Staff and the independent
consultant have caused the problem as they have determined a different top of bluff. The
use of an averaging process does not happen when determining the top of the bluff. They
believe staff uses an average process that does not follow the ordinance. The independent
consultant also included the averaging process. A new survey shows the top of the bluff
without averaging the 30%. This is the only construction based on the ordinance. Staff
stated they have always used the averaging method. He felt his interpretation is the only
way to interpret the ordinance. Blanchett said the addition is modest compared to the
adjacent homes.
Blanchett pointed out the Attachment #7 of the report regarding independent consultant,
Bonestroo et aI, Engineering and Architects, (point #2 bottom, of the first page)
interpretation of the bluff which included "averaging". They should not have used
average as it does not appear in the ordinance. Blanchett also made reference to
Bonostroo's comment of not delineated the bluff setback. They are aware the DNR
reviewed the project as well, but it is not supported by the ordinance.
John Blumentritt, the architect for the project, stated Julie David's home is amongst a sea
of very large houses where he made assumptions along the way, including the bluff
setback. They needed to understand the bluff setback. By taking a demonstration of a
neighbor 2 doors away, he prepared documents and delineated new blufflines and
setbacks. They met with staffwho felt the setbacks were different making David's lot
unbuildable. Lot Surveys did another survey indicating a new profile determining a bluff
indicating the applicant's house behind the bluff. There is no dispute there is a bluff.
Blumentritt presented the neighbors' homes and slopes.
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Stamson asked if the area around the patio was graded out. Blumentritt said it was.
Blumentritt went on to point out the determination of a bluff is a bit murky. In this area
the site has been graded indicated by the lack of trees along the top of the bluff.
Blumentritt explained other cities interpretation of slopes and bluffs. They understand
how staff came up with their determination but do not agree. If that criteria is to be
followed many homes in Prior Lake do not meet the criteria.
Stamson said the issue is staffs determination of a bluff. What Blumentritt presented
does not affect the issue.
Stamson: What Blumentritt is saying, staff has not necessarily interpreted it wrong, it's a
poor way of determining the bluff.
Criego commented the basic issue is the ordinance does not state "average". The staff
has always determined average. Nothing specifically says "average" is the way to do it.
Blanchett said the intent is to have some building after the slope flattens out. What is the
legally relevant point once it flattens out? Its 30%. Once it gets below 30% that is at the
point when you start to determine the 20% bluff impact zone and building area. It is not
a question of interpretation it is a question of "is this average measurement there or not."
It is simply not in the ordinance.
Stamson read the ordinance and went on to explain his interpretation. What is being
established tonight is whether or not staff interpreted what is written correctly. What has
staff done wrong? Blanchett responded it is almost a grammar question. There is no
question it starts at the toe ofthe bluff. However, the second clause of the sentence says
"where the grade becomes less than 30%." The grade must be measured on a point by
point basis.
Kansier stated the third criteria in the definition of the bluff includes "average". "The
grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary
high water level averages 30% or more."
Stamson asked Blanchett how he measured the grade. Blanchett responded Lot Survey
determined the grade and the top of the bluff.
Stamson explained the definition. Blanchett disagreed with the interpretation.
Julie David said neighboring Jader's lot survey indicate their bluffline is the same as
hers.
Criego pointed out Jader's first house was built before 1999, his second house was built
on a vacant lot after 1999 and variances were granted.
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Julie David, 14958 Pixie Point, said she appreciated the fact that staffis amending the
ordinance and knows she can wait, but it is becoming a financial restraint. She started
this matter in November. Her mother is waiting to move into her house. Now this is
tabled again, she can't wait to begin the process, not wait until September.
Marv Mirsch, 15432 Red Oaks, commented that his determination - he read the toe of the
bluff starts at the 904 (ordinary high water mark). That's only if the bluff goes into the
ordinary water line. Ifthere is a plateau it starts going above 30%. Staff required his
survey to have one foot elevation. How can a land surveyor determine the top of the
bluff? Its time we have professional engineers make the determination. If you are
questioning the integrity of surveyors in Prior Lake, they won't come back. We
shouldn't get into nitty gritties.
Stamson said the 30% is not between the elevation grades it is between the toe of bluff
and top of bluff. Mirsch said he interpreted it differently and explained.
Kansier said it is applied by State Rules as a 50 foot bench. Kansier went on to explain
and that is how the City applies. Mirsch agreed with Kansier.
Blanchett felt the 50 feet appear in the State Code as a guide for the City. The City has
not adopted that as part of their regulations. Blanchett said he spoke with the DNR about
whether they need to mirror each other exactly or not. The DNR said they do allow some
negation with local communities and allow some modification to fit local circumstances.
This ordinance was adopted as part of a negotiation and 50 feet was not part of the
ordinance. Kansier said he was not correct. There is some negotiation. For example the
impervious surface is higher at 30% than State's 25%. Kansier said she was involved in
the writing of this ordinance and does not know why the 50 foot guideline was not in. It
was never part of a negotiation.
Blanchett said the City should be restricting City residents' property based on things that
do not appear in the Code.
The hearing was closed at 8:35 p.m.
Comments from the Commissioners:
Criego:
. Was involved in the development of this ordinance and agreed with how the
ordinance was written but had concerns of the difficulty of interpretation. Many
of the items in the ordinance were asked to be put in, such as the diagrams to
make it as easy as possible. Yet there is still confusion.
. There is a level oflack of definition of the slope. Is it the average of the slope or
the slope that exceeds 30% and then declines below 30% for some period of
distance.
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Planning Commission Meeting
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. Believes, with common sense, the bluff starts where the applicant says, without
the average. The definition here is, do we consider the norm or is it specifically
stated in the document so it is clear to applicants?
. If we do take an average as defined by staff, does that mean the bluff goes beyond
Pixie Point? In my determination it does. If it does go beyond Pixie Point, then
that particular street is in the bluff. When the road was modified and improved
there were no requests for variances.
. We spent nearly an hour discussing modification to the current ordinance to
handle the inconsistencies we know are there. We will change it, don't know how
or what, but clearly the applicant is following the principle of the ordinance
changes.
. Believe there is a reasonable case to allow a variance for definition in the
ordinance. I believe a variance should be allowed for this case.
. Stamson pointed out that is not the issue - it is staff s determination.
. Staffhas covered the problem with proposed language. Additions can be made as
long as they don't go in front. We have to go with the language we have. That
.. .
Issue IS averagmg.
. Do not believe in this particular case the top of bluff is where the slope becomes
less than 30%.
. The Commissioner's judgment has to be fair to the applicant.
. Stamson - Are you suggesting the Commission overturn staffs determination? It
will apply to all.
. No - just for this particular property. Kansier responded the appeal is how staff
applies this to the whole ordinance.
. Didn't know that - If 50 feet is not in the ordinance, it should be.
. The applicant has been working on this project since November, they put a lot of
time and energy into it. It makes us look at the ordinance.
. We should not make the applicant wait until we make a determination.
Lemke:
. Agreed with Criego on some issues.
. The ordinance as written clearly defines a bluff and 30%. When it goes to "top of
bluff' the word "average" is missing.
. In his experience, if a word is left out, it is clearly meant to be left out. It has to be
followed.
. In legal terms would agree with the applicant. The top of the bluff is where the
slope becomes less than 30%.
Ringstad:
. Questioned staff if the first agenda item was approved would this item be
discussed based on the applicant's criteria. Kansier said if the City Council
approved it would not be before us. The discussion would not be necessary.
. Based on Criego's and Lemke's comments, it does appear that the Commission is
leaning towards modifying the ordinance. If that's the case, this item would not
be before us. Reasonableness to see supporting the variance request before us.
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Atwood:
. Believes the inaccuracies in this ordinance are reason enough to deny this.
. Confident in staff s determination.
. Trust in good faith the amendment will proceed in a timely manner.
. Support staffs determination.
Stamson:
. It is clear from discussion earlier I agreed with staff s interpretation ofthe
ordinance until Marv Mirsch spoke. When Marv explained the measurements by
increments and 50 foot setback, I remembered how the rules apply.
. The intent was to mirror what the State. I remember the final decision was to
measure in increments where it broke off, that is what we were going to go with.
The fact that the 50 foot rule from the State was very clear and the way it has been
applied has been by averaging and that solved it.
. By way of demonstration it does not work for all.
. The correct way to do it is to measure the slope on the contour lines.
. In the real world the 50 feet should apply. But it is not in the ordinance.
. We will have to overturn staff s determination and say they should measure on
the contour lines.
. Do not feel the applicant's proposal is a big problem.
Kansier clarified this is not a variance application. It is city-wide ordinance.
MOTION BY CRIEGO, SECOND BY LEMKE, TO DIRECT STAFF TO PREPARE A
RESOLUTION WITH FINDINGS APPROVING THE APPEAL REQUEST AND
DIRECT STAFF TO LOOK AT THE ORDINANCE AS IT RELATES TO TOP OF
BLUFF AND THE 50' FLAT AREA THAT IS LESS THAN 30 DEGREES.
Ayes by Criego, Lemke, Stamson and Ringstad, nays by Atwood. MOTION CARRIED.
Stamson questioned if there will be problems. Kansier said there would be problems.
Staffwill have to review how the bluff is determined. Not sure what the Commission is
asking.
Stamson said the Commissioners will look at the definition for add-ons at the next
meeting. It was not related. Staff needs direction. We did not just vote to accept the
applicant's determination. We overturned staffs determination and didn't say what it
should be.
Criego felt the interpretation was not clear. Therefore in this particular situation we are
assuming the top of bluff is when the bluff becomes 30% or less for a period of time.
That is specific as we can get.
Kansier said it can be applied to this case, but how is it applied to all the others? That's
what staff needs from the Commission.
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Planning Commission Meeting
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MOTION BY STAMSON, TO MOVE THAT THE INTERPRETATION ON THE TOP
OF THE BLUFF IS WHERE THE GRADE OF THE SLOPE BETWEEN 2 CONTOUR
LINES IS LESS THAN 30 PERCENT.
Discussion between Stamson and Atwood on the definition.
OPEN DISCUSSION:
Stamson stated staffwas wrong on their interpretation. Now we are saying what the
correct way to interpret should be. What Mirsch described is what we wanted - less than
30% over a 25 foot space. Criego said he was not sure that is right.
Stamson said to direct staffto determine at the contour lines. The language is limited.
Criego responded they were buying into something that they don't have to. The
interpretation is questionable. It can be looked at in different ways.
Kansier read Julie David's appeal asking for slope delineation on her homestead. She
stated staffwill try and write a Resolution but will have to talk to the City Attorney and
the DNR. The Resolution will not be ready to sign until April 28th.
Criego asked to read the motion. Stamson pointed out the decision was overturned but
did not directly accept the applicant's determination as "top of bluff'. Staffhas to be
directed.
Kansier said she will bring this to the City Attorney, but perhaps the decision could be
narrowed to apply to Miss David's bluff. In the mean time, staff can look at the
ordinance and try to get it to a point - this is never going to be easy to administer. Staff
needs to be directed on a Resolution that will be brought before you in two weeks. If the
Commission does not agree with the applicant's interpretation, staff needs to know now.
Criego felt when the bluff becomes less than 30% for a period oftime, then that is
considered "top of bluff'.
Stamson said that is different from the applicant's. Criego said that was fine and stated
"It has to fit to the applicant because I want the applicant to go ahead and start building.
It is my opinion we are trying to solve two problems, the applicant is concerned with one.
That is whether the ordinance is clearly stated. I don't believe it is so we are allowing the
applicant to go forward. How the ordinance ultimately is written, we can spend time and
energy to do that right and make sure we cover our bases. If 25 or 30 feet satisfy the
applicant then make it 25 or 30 feet. Staff needs to put that in the resolution and we can
look at it in two weeks and go forward."
Lemke asked if the Resolution can say in overturning the decision to allow the applicant
to build the addition as proposed. Kansier said it was not appropriate to say that. If the
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Commission wants to overturn staffs decision you will have to very specifically how to
measure or accept the determination brought forth by the applicant.
Stamson explained the situation if someone applied for a building permit in the next two
weeks is applied. Something has to be spelled out. The Commissioners do not agree on
the determination.
Ringstad asked if this has to be solved tonight. Stamson pointed out staff has to write
something up. Stamson won't vote for what Criego proposes.
Lemke questioned staff if there was a time limit on building permit as to when it has to be
granted. Kansier said there was nothing specific. We couldn't issue anything until April
29th on this matter.
Atwood - Given the amount of time that the Commissioners have spent on this and are
unable to come to a conclusion, it is indication enough this is bigger than can happen
tonight maybe it should be tabled. Kansier said the timeline is over.
Kansier - If the goal tonight is to get Miss David a building permit the simplest thing is
to accept their interpretation on this lot. Otherwise it is not appropriate to write things
into the ordinance that is not there.
Criego said he would be willing to do that. Stamson responded he doesn't know if it is
correct. They drew a line but does anyone understand the underlying numerics of how
they come up with it?
Stamson asked the applicant how they come up with the 18% grade. Blumentritt tried to
explain how he came up with his determination. He stated he was struggling with this.
There seems to be difficulties with the point of origin. Is it the ordinary high water line
or the toe of the bluff? How does one apply the triangulation? Is it the average of the
slope? He understands the intent of the bluffbut there are several issues.
Mirsch said his interpretation is the same.
Stamson felt comfortable with the determination lines for a continuous 20 feet is less than
30%.
Criego's concern is it really 18% as the applicant says or is it 30%? The definition is
different. The applicant came up and said "less than 18% or less than 25%." There is still
a discrepancy.
Stamson withdrew his Motion.
This matter will come back on April 28, 2003, with a Resolution.
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Planning Commission Meeting
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. Agreed with Commissioners that staff did a great job. Will support.
MOTION BY CRIEGO, SECOND BY LEMKE, RECOMMENDING APPROVAL OF
THE PROPOSED AMENDMENT.
Vote taken indicated ayes by all. MOTION CARRIED.
This matter will go before the City Council on May 5,2003.
C. Case #03-09 Julie David is requesting an appeal to the Zoning
Administrator's decision to deny a building permit for the property located at 14958
Pixie Point.
Planner Cynthia Kirchoff presented the Planning Report dated April 28, 2003, on file in
the office of the City Planning Department.
On April 14, 2003, the Planning Commission reviewed Julie David's appeal, and by a
vote of 4 to 1, directed staff to prepare a resolution approving the appeal from the Zoning
Administrator's decision to deny a building permit for the construction of an addition to
an existing single family dwelling in a bluff impact area on property located at 14958
Pixie Point Circle SE.
The majority of the Planning Commission was convinced the petitioner's interpretation
of how to determine the "top of bluff' is correct, and that the staffDNR and an
independent consultant retained by the City were incorrect. The Planning Commission
did not state for the record findings of fact to legally support their action. The Planning
Commission accepted the petitioner's argument that since the definition of top of bluff in
the City of Prior Lake Zoning Ordinance does not contain the term "average," the top of
bluff should be determined by measuring from contour to contour, as recommended by a
resident who spoke at the meeting. This interpretation is incorrect and further described
below.
According to the direction given by the Planning Commission, the top of bluff should be
determined by measuring from contour to contour, rather than taking the average ofthe
elevation change from the 904' contour (ordinary high water mark of Prior Lake) to a
point where the elevation change is less than 30 percent. This interpretation has not been
utilized by the City staff in the past and is not consistent with the bluff protection
ordinance.
Since there was controversy about the interpretation of the ordinance, City staff sought
clarification input from Patrick Lynch, DNR Area Hydrologist, who agreed that the city's
past practice in calculating the bluff impact zone was correct. The City also retained an
independent evaluation from Robert Barth of Bonestroo, Rosene, Anderlik & Associates.
Staff believes that the petitioner's analysis is inconsistent with State Statute, city
ordinances and past practices in determining bluff impact zone, and if adopted, would
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totally compromise the integrity ofthe bluff ordinance. Furthermore, the Planning
Commission did not supply findings to support the change in determining the top of
bluff. The only possible finding that was made was Ms. David had waited long enough
to get a building permit and that she should be granted a building permit, even though
there is a pending amendment to the bluff ordinance that would allow Ms. David to be
issued a building permit.
Petitioner argues that in determining the top of bluff, the average slope is not utilized
simply because the definition in the zoning ordinance does not include the word
"average." This interpretation would result in an absurdity, and is totally inconsistent
with the direction set forth in section 11.0 1.304, which provides rules of construction that
"shall" apply to these matters. The zoning ordinance is a collection of provisions that
must be read as a whole, not piecemeal. To contend that "average" does not apply to the
top of bluff definition, when it was included in bluff and toe of bluff definitions, is
completely erroneous. Moreover, it lacks common sense.
The Planning Commission did not provide findings for staff to incorporate into the
resolution approving the appeal. Thus, the Commission should prepare findings of fact
for the reversal of the Zoning Administrator's decision to deny the building permit.
Comments from the Commissioners:
Ringstad:
. Two weeks ago when this came before the Commission I supported it, not
because of the applicant's argument. I was trying to throw in common sense; if
the bluff amendment was approved tonight (as it was) my question to staff was "If
the Amendment took affect would Ms. David be here for this process?" Staff said
"No".
. Does not see anything in the Resolution in here for an engineering study. This
property is clearly in a bluff impact zone. The ordinance just changed but the
criteria clearly states "an engineering report must accompany the application."
Has this been done with this application? Kirchoffresponded not to her
knowledge.
. That being said, would approve what is before us tonight if an engineering report
was attached.
Atwood:
. Wants to stress in staff s concluding remarks regarding the appeal that impacted
me, "It is a quasi-judicial decision that sets precedent. Staff would like to confirm
that the Planning Commission understands the implications of the action on the
appeal if this is to apply to all bluff properties, there are not findings in the record
to support the reversal of the Zoning Administrator's decision."
. Given the action in the previous amendment in good conscience can deny this
appeal.
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Criego:
. Two weeks ago the Commission spent hours on this matter. There were a lot of
discussions on what the Findings were. It is a very confusing ordinance and some
of us are responsible for this ordinance and I was one of them. I will take partial
blame for part of this. I can understand where staff may have misunderstood what
the Commission was stating.
. It certainly did not indicate that Ms. David's interpretation ofthe existing
dwelling and proposed addition are not in the bluff impact zone should be
followed because she has waited a long time to get a building permit. That is the
finding ofthis particular Resolution.
. I cannot be in favor of this Resolution, because in my mind that is not what we
were talking about two weeks ago. We could spend a lot oftime tonight talking
about what it is. The Resolution in my hand is much closer to what came before
the Commission a few weeks ago.
. Does the change to the ordinance satisfy the problem at hand? And does it do it in
a timely fashion? It is my belief based on what I just heard, the change to the
ordinance will be presented to City Council at the next meeting will be as fast as
any Resolution or modification to the Resolution before us tonight. If staff can
tell me that is the case I would say that we cannot approve this Resolution as
written.
. Asked Kansier for help on the process. Kansier said the ordinance amendment
will go before City Council on May 5. It will have to be published the following
week. An ordinance is effective upon publication.
. If the Resolution is approved with all the modifications what would be the process
for approval? Kansier said they would have to articulate the Findings tonight and
incorporate them into the Resolution. Approve the Resolution with the list of
changes. The appeal process will begin tomorrow.
. When can the applicant actually get the building permit if we approve the
Resolution with changes tonight? Kansier said if no one appeals, it would be a
week from Tuesday.
. Does the Commission want to try to come up with a Resolution in a proper state
rather than as it is now stated as it is absolutely wrong? Or go forward and either
accept or deny this Resolution as it sits and let the change to the ordinance take
affect? That is the question to the Commissioners tonight.
Lemke:
. Right or wrong, my impression was the Commission was ruling on the
interpretation of the bluff impact ordinance on this specific property and case. Not
necessarily how it was done and what will be done in the future. That might not
be the interpretation everyone had.
. I still believe in this instance the top of the bluff is at the 936 contour not the 952
as stated by staff. If the ordinance is going to be changed and it is only a few
days, what difference does it make?
Stamson:
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April 28, 2003
. From our discussions last week, not surprised staff did not come up with specific
Findings. No one was in total agreement. Everyone had different feelings for
what was done. This is not surprising that it came out as muddled as it did.
. One of the disadvantages of the process is that the Commissioners are pushed to
make a decision and there is not time to discuss and consider the information
presented at the meeting fully enough to accurately make a decision.
. Personally voted for this last week but after thinking about it and reading
additional submitted material, I feel staffs interpretation is correct, it is the way
the ordinance was intended.
. Staff checked with the DNR whose ordinance it is based on and they felt it was
correct.
. The applicant has made a great deal of "averaging" versus "nonaveraging" but it
is inherent in the measurement averaging. It's just what you consider averaging.
. I flip-flopped on this.
. I am even more against approving this Resolution from the standpoint of the
discussions I just heard tonight. We were trying to do this to allow the applicant
to build. What we were ruling on is how bluffs are measured. We got caught up
on trying to get this particular parcel done. That is not the right way to do it.
. The correct approach is to change the ordinance and have City Council look at it.
. What is customary is what we have been doing, so we should stick with the status
quo.
. Staffhas interpreted the ordinance correctly and that is how I will vote this
evemng.
Ringstad:
. Take it back 2 weeks, what I was attempting to do is structure the way I thought
we were going to be looking at a modification of an ordinance. We did look at it
and approved it. When I talked about engineering, that ties into the amendment
we just approved so whether I would be voting to support this with engineering or
voting to deny this and let nature take its course with City Council, it is
effectively the same thing.
Stamson:
. Agreed that it's the same thing in relation to this particular case. This case is
much broader and effects more properties. The process would be better served by
going through City Council.
. Ringstad agreed.
Atwood:
. At the last meeting trusted the amendment will proceed in a timely manner.
. Does not want to vote in support for this particular issue.
Criego:
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Planning Commission Meeting
April 28, 2003
. The essence of the conversation two weeks ago was that the ordinance is
confusing to many and in his opinion needs to be looked at in depth. Recommend
having a workshop on this ordinance so the Commissioners understand it. I felt it
is not clear.
. Everyone is trying to do the right thing, the best way is to handle this is to take it
forward as an ordinance change.
MOTION BY STAMSON, SECOND BY ATWOOD, TO ADOPT 03-01PC A
RESOLUTION APPROVING AN APPEAL OF THE ZONING ADMINISTRATOR'S
DECISION TO DENY A BUILDING PERMIT FOR THE CONSTRUCTION OF AN
ADDITION IN THE BLUFF IMPACT ZONE.
Vote taken indicated ayes by Lemke and Ringstad, nays Atwood, Stamson and Criego.
Commissioner Ringstad asked for a clarification of the Motion.
REVOTE: Ayes by Lemke, nayes by Atwood, Criego, Ringstad and Stamson. MOTION
FAILED.
The Commissioners decided to act on the original Resolution 03-01PC from the previous
meeting.
MOTION BY STAMSON, SECOND BY ATWOOD, APPROVING RESOLUTION
03-01PC THAT WAS PRESENTED TWO WEEKS AGO, DENYING AN APPEAL OF
THE ZONING ADMINISTRATOR'S DECISION TO DENY A BUILDING PERMIT
FOR THE CONSTRUCTION OF AN ADDITION IN THE BLUFF IMP ACT ZONE
WITH THE FINDINGS OF FACT PRESENTED AT THAT TIME.
Stamson:
This particular Resolution basically upheld the Planning Commission's determination of
bluff and gave for Findings:
1. The City's practice in following the bluff ordinance is that the toe of the bluff
begins at or above the ordinary high water mark.
2. They have consistently applied this application.
3. Staff determined the top of the bluff is located at the 951'/952' contour and the
proposed living space and garage are located within the bluff impact zone.
4. The consultant engineer confirmed that the top of bluff is located at the 952'
contour and that the existing dwelling and proposed addition are located within
the bluff impact zone.
5. The City and Department of Natural Resources have determined that the proposed
addition is an expansion of a non-conforming use.
6. The appellant has not demonstrated reasonable or factual support to justify her
interpretation of the top of the bluff and bluff impact zone.
Vote taken indicated ayes by Atwood, Ringstad, Criego and Stamson, nay by Lemke.
MOTION CARRIED.
L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 12
Planning Commission Meeting
April 28, 2003
This can be appealed within 5 calendar days.
Criego suggested a workshop for the Commissioners on this matter including the DNR.
The commissioners agreed.
Atwood did not disagree, but felt the new language proposed by staff is correct.
Lemke felt if the surveyors cannot agree, there is an issue.
MOTION BY CRIEGO, SECOND BY LEMKE, TO DIRECT STAFF TO ORGANIZE
A WORKSHOP WITH THE APPROPRIATE PEOPLE TO TAKE A LOOK AT THIS
ORDINANCE TO CLARIFY AND DEFINE IN DETAIL, INCLUDING ANYONE
WHO CAN HELP DEFINE THE INTENT.
Vote taken indicated ayes by all. MOTION CARRIED.
A recess was called at 7:50 p.m. The meeting reconvened at 7:57 p.m.
7. New Business:
A. Case 03-28 Arcon Development will present a concept plan for development
of the Stemmer Property located on the north side of Shoreline Drive and west of
Spring Lake Regional Park.
Planning Coordinator Jane Kansier presented the Planning Report dated April 28, 2003,
on file in the office ofthe City Planning Department.
Arcon Development is considering development ofthe Stemmer property, which consists
of approximately 77 acres of property located on the north side of Shoreline Drive
(CSAH 12), north of Spring Lake and west of Spring Lake Regional Park. This property
is presently vacant land designated for Low to Medium Density Residential uses on the
2020 Comprehensive Plan Land Use Map.
The developers have submitted a concept plan for the development of this site, which
subdivides the property into 113 lots for single family homes, for a gross density of 1.47
units per acre. The concept plan does not include any parkland, although it does include
an outlot along Spring Lake that may be intended as a homeowners association lot.
Stamson asked for clarification on County Road 12. A proposed road realignment by
Scott County was shown on the overhead.
Criego questioned the annexation of the land going to the lake. Kansier explained the
common neighborhood with the park and development. This is a large development and
there are no parks. It may be a situation where the City takes a smaller fee with a park to
the east.
L:\03 Files\03 Planning Comm\03pcMinutes\MN042803.doc 13
PLANNING COMMISSION MINUTES
MONDAY, FEBRUARY 24, 2003
1. Call to Order:
Chairman Stamson called the February 24,2003, Planning Commission meeting to order
at 6:30 p.m. Those present were Commissioners Atwood, Criego, Lemke, Ringstad and
Stamson, Community Development Director Don Rye and Recording Secretary Connie
Carlson.
2. Roll Call:
Atwood
Criego
Lemke
Ringstad
Stamson
Present
Present
Present
Present
Present
3. Approval of Minutes:
The Minutes from the February 10, 2003, Planning Commission meeting were approved
as presented.
4.
Consent:
None
5. Public Hearings:
Commissioner Stamson read the Public Hearing Statement and opened the meeting.
A. Case #03-09 Julie David is requesting an appeal to the Zoning
Administrator's decision to deny a building permit for the property located at 14958
Pixie Point.
Community Development Director Don Rye stated the applicant submitted a letter on
Friday, February 21,2003, requesting to continue the matter to the March 10,2003
Planning Commission meeting.
6. Old Business:
7. New Business:
A. Discussion of Ordinary High Water setback on Prior Lake.
Community Development Director Don Rye presented the staff report on file in the office
of the City Planning Department.
L\03 Files\03 Planning Comm\03pcMinutes\MNFEB24.doc I
RESOLUTION 03-02PC
A RESOLUTION UPHOLDING THE DECISION OF THE ZONING
ADMINISTRATOR TO DENY A BUILDING PERMIT FOR THE
CONSTRUCTION OF AN ADDITION IN THE BLUFF IMPACT ZONE
WHEREAS: Julie David has filed a timely Appeal of the Zoning
Administrator's decision to deny a building permit for the
construction of an addition to an existing single family dwelling
located in the bluff impact zone on property located in the R-1
(Low Density Residential) District and the SD (Shoreland) District
at the following location, to wit;
14958 Pixie Point Circle NE, legally described as Lot 10,
Eastwood 1 sl Addition, Scott County, MN
WHEREAS: The Board of Adjustment has reviewed the request for an Appeal
as contained in Case #03-09PC and held a public hearing on the
appeal on March 24, 2003.
WHEREAS The Board of Adjustment heard testimony on the request for an
appeal as contained in Case #03-09PC on April 14, 2003.
WHEREAS: The Board of Adjustment has upheld the decision of the Zoning
Administrator's decision to deny the building permit.
FINDINGS
NOW THEREFORE BE IT RESOLVED BY the Board of Adjustment of the City
of Prior Lake, Minnesota;
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The Board of Adjustment of City of Prior Lake adopts the following
findings:
a. Pursuant to Minnesota Statute 103F.221 Municipal Shoreland
Management, the City of Prior Lake adopted a shoreland ordinance
reviewed and approved by the Department of Natural Resources. Section
113F.221, Subd. 1 (a) specifically states, "a municipality having shoreland
within its corporate boundaries must submit ordinances or rules affecting
1:\03 files\03 appeals\03-09 david\deny resol.doc
1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
.....,.-._____-f~_..
the use and development of its shorelands to the commissioner for
review. "
b. The Shoreland District and bluff setback provIsions of the Zoning
Ordinance intend to protect the integrity of the natural characteristics of
lakeshore property and the health, safety, and welfare ofthe public.
c. The City's practice in applying the bluff ordinance is that the toe of the
bluff begins at or above the ordinary high water level. We have
consistently applied this interpretation.
f. Section 1104.303 of the Zoning Ordinance and Minnesota Rules
6120.3300 Subp. 3 C. specifically state, "structures and accessory
facilities, except stairways and landings, shall not be placed in bluff impact
zones."
g. Staff determined that the top of bluff is located at the 951'/952' contour
and that the proposed living space and garage addition is located within
the bluff impact zone.
h. The consultant engineer confirmed that the top of bluff is located at the
952' contour and that the existing dwelling and proposed addition are
located within the bluff impact zone.
i. The City and Department of Natural Resources have determined that the
proposed addition is an expansion of a non-conforming use.
f. The appellant has not demonstrated reasonable or factual support to
justify her interpretation of the top of the bluff and bluff impact zone.
3. The contents of Planning Case #03-09PC are hereby entered into and
made a part of the public record and the record of decision for this case.
CONCLUSION
Based upon the findings set forth above, the Board of Adjustment hereby
upholds the decision of the Zoning Administrator to deny the building permit for
the construction of an addition to an existing single family dwelling located in the
bluff impact zone (as shown in Attachment 1), based upon the following:
1. The purpose of the bluff ordinance is to prevent erosion and protect
the natural character of the land.
2. The City bluff ordinance prohibits structures within the bluff impact
zone.
1:\03 files\03 appeals\03-09 david\deny resol.doc
2
3. The existing dwelling and proposed addition are located in the bluff
impact zone.
Therefore, the Board of Adjustment upholds the Zoning Administrator's decision.
Adopted by the Board of Adjustment on A:Uk .
Anthony Stamson, Chair
unity Development Director
1:\03 files\03 appeals\03-09 david\deny resol.doc
3
Miscellaneous
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Established 1n 1962
INVOICE NO. 64796
F .B.NO. 722-13
SCALE: 1" = 20'
LOT SURVEYS COMP AMY, 'Me.
LAND SURVEYORS
REGISTERED UNDER THE LAWS OF STATE OF MINNESOTA
7801 73rd Annue Norlh 812-680-3093
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INSTANT TESTING/ALLIED
I4J 001
lIT =
I =.CO
INSTANT TESTING COMPANY
7J25 We:5t 126th Street- Suite 500 - Savage, MN 55378
PHONE: 952-890-7366. FAX: 952-890-5883
2003
May 14, 2003 (Revised 7/10/03)
Ms. Julie David
14958 pixie Point Circle SE
Prior Lake, Minnesota 55372
RE: Bluff Impact Assessment (Zoning Ordinance 1104.305)
14958 Pixie Point Circle SE
Prior Lake, Soott County, Minnesota
Dear Julie:
At your request a site visit was conduct~d on May 8, 2003, to
evaluate the subject lake shore property for the proposed
construction or and addition to a single family residenoe. A
certificate of survey, dated April 3, 2003 '(revised), as provided by
Lot Surveys Company, Inc. was conveyed to us prior to our
investigation of the site. Additional documents provided, include
bluff study and slope drawings prepared by John Blumentritt Design
studios, Inc. and a City or Prior Lake bluff impact zone amendment,
per document dated 4/1/03 by Neal J. Blanchett, Larkin Hoffman Daly &
Lindgren, Ltd.
The site, identified as Lot 10, First Aadiiion to Eastwood, Scott
County, Minnesota, will include a 1094 'square foot addition to the
rearlSE section of the existing single family residence. The addition
at 947.22 is looated approximately 44.52 feet above the level of the
lake, estimated at 902.7. Based upon information provided within the
lot survey, the topographic feature "top of bluff" as defined by city
ordinanoe, varies from 934.6 to 935.2_ Our findings indicate that the
proposed addition is within general compliance with the bluff impact
zone requirements, reference amendments 1104.303 and 1104.304.
Handauger probes conducted within the proposed construction area,
indicated a surfioial topsoil layer (8 inches) and Horizon "B" soils
underlain by moist sandy/silty olay at depth. The observed cohesive
soils demonstrated acceptable resistance t'o probe penetration. We
would therefore anticipate that the proposed addition and any
appurtenant structures will lie in well c~nsolidated, competent
bearing soil, having lo~ erosion characteristics.
It is recommended that extra measures for surface water drainage be
considered. As it may be difficult to direct drainage from the
residence and adjacent hardcover to the catch basin located at the
roadway to the south. Tbe inclusion of gutters on the residence
d 14:41 FAX 8905883
INSTANT TESTING/ALLIED
~002
directing a percentage of runoff within a broad distribution pattern
to surrounding green areas, in conjunction with landscape provisions
provides an alternative for surface run-off and erosion control.
Based upon the data provided to us, and our visual observations. we
were able to establish that the soil and general topography is
acceptable for the proposed construction which is consistent with
adjacent residences.
It is our further opinion, that the proposed construction will not
compromise any slope by imposing loads or unstable conditions that
may affect the safety of structures or slopes. Also, the proposed
site development has minimal affect on ~xis~ing drainage and will not
obstruct, damage, or adversely effect existing sewer or drainage
facilities, will not adversely affect the qualities of storm water
runoff, will not adversely affect downstream properties, wetlands, or
bodies of water or result in erosion or sedimentation.
Sensitive watershed areas require provision for erosion control,
positive surfaoe drainage and site restoration in compliance with
established engineering practices and city codes.
The aforementioned observations and opinions represent o~r
recommendations for construction, based upon current building plans
provided by you the owner, and compliance with Prior Lake city codes
and zoning ordinances.
Sincerely,
In ta t Testing
~/~~~r:6.
Dani~LNau h on, P.E.
MN legistrati n number 20191
Charge codes: #605 - 2.5 hours / #612 - 8 1/2 miles
#608 - 0.5 hour
__~__k' ____..____~-----+~,~..__._..,~"_"~'"~.--.-.~....----"---
*' 22.
To Who It May Concern:
, .
<' 'J
'i..J UL---_ ..---_ _..I (,./'
5/20A?oOl
Thank you for your letter regarding submittal
requirements under the new
ordinance. This is to confirm that my appeal of the
denial of my
building permit is tabled pending a decision on my
building permit under
the new ordinance. I received a copy of the appeal
returned to me. I
will keep this copy unless the City notifies me that this
retu rned copy
is necessary to preserve the appeal.
Thank You,
Yours,
JULIE DAVID
Cynthia Kirchoff
From:
Sent:
To:
Cc:
Subject:
Julie David [Julie.David@normandale.edu]
Friday, May 09.2003 1 :14 PM
ckirchoff@cityofpriorlake.com
jkansier@cityofpriorlake.com
appeal
I am respectfully tabling my appeal from the board of adjustments
pending the decision if a building permit is issued under the new
ordinance.
Julie David
5/9/2003
1
May 16, 2003
Ms. Julie David
14958 Pixie Point Circle NE
Prior Lake, MN 55372
RE: Appeal of Zoning Administrator's Decision
Case No.: 03-09
Dear Ms. David:
Enclosed please find a copy of Resolution #03-02 concerning the above
referenced application.
If you have any questions, please feel free to contact me.
Sincerely,
Cynthia R. Kirchoff,
Planner
ICpCrtJ
Enclosures
..
16200 Eagle Creek Ave. S.L Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
May 2, 2003
Anthony Stamson
16095 Wren Court SE
Prior Lake, MN 55372
Dear Mr. Stamson:
Enclosed please find Variance Resolution 03-02PC for the Julie David Appeal, as
adopted by the Planning Commission on April 28, 2003. Please review and sign
the Resolution and return it in the enclosed self-addressed stamped envelope.
Should you have any questions, please feel free to contact me at (952) 447-
9813. Thank you.
Sincerely,
~
Cynthia R. Kirchoff, AICP
Planner
Enclosures
..
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
-"r-
April 30, 2003
Ms. Julie David
14958 Pixie Point Circle NE
Prior Lake, MN 55372
RE: Appeal of Zoning Administrator's Decision
Case No.: 03-09
Dear Ms. David:
This letter is to officially inform you that on April 28, 2003, the Planning
Commission, acting as the Board of Adjustment, upheld the decision of the
Zoning Administrator to deny a building permit for an addition to an existing
single family dwelling located within the bluff impact zone on property located at
14958 Pixie Point Circle NE (Lot 10, Eastwood 1st Addition). Once the
appropriate parties have signed the approved resolution I will forward a copy to
you.
Any owner of affected property or any owner of property situated wholly or partly
within 350 feet of the affected property or any officer or department
representative of the City may appeal the decision of the' Board of Adjustment to
the City Council within 5 calendar days after the date of the Board of Adjustment
decision.
Also, I have enclosed information provided to John Blumentritt concerning the
engineering report to be submitted with your building permit application.
If you have any questions, please feel free to contact me.
Sincerely,
rrf5
Cynthia R. Kirchoff, AICP
Planner
Enclosures
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
February 26, 2003
Ms. Julie David
14958 Pixie Point Circle SE
Prior Lake, MN 55372
RE: Appeal of Zoning Administrator's Decision
Case No.: 03-09
Dear Ms. David:
This letter is to confirm that the City of Prior Lake received your email today waiving the
requirement that the Board of Adjustment hold a public hearing within 45 days after an
application has been made for an appeal for the above referenced item. At your
request, staff has scheduled your appeal on the March 24, 2003, Planning Commission
agenda.
If you have any questions, please contact me.
Sincerely,
Cffi
hr(j
Cynthia R. Kirchoff,
Planner
.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
""._^."____~...___.,,._,~""'.....,."'.-"'.-..".---t.~M-.,.U~-..-.~~._..~_.M_.__~~_""_~_.^_",__"' .,."_'-'M_'"
January 29,2003
Ms. Julie David
14958 Pixie Point Circle SE
Prior Lake, MN 55372
RE: Building permit for living space and garage addition, 14958 Pixie Point Circle SE
Dear Ms. David:
On January 27,2003, the City of Prior Lake received your appeal from the Zoning
Administrator's decision concerning the denial of the above reference building permit
application. This letter is to inform you that the public hearing for the appeal request will be
held by the Board of Adjustment (Planning Commission) on February 24, 2003, at 6:30
p.m. or soon thereafter as possible at Prior Lake Fire Station No.1, located at 16776 Fish
Point Road SE (Southwest of the intersection of County Road 21 and Fish Point Road).
An agenda and report will be mailed to you on February 20, 2003.
If you have any questions regarding the appeal process, please feel free to contact me at
447-9813.
Sincerely,
._-~"
Cynthia R. Kirchoff,
Planner
~
.
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
..........._+~._...4~-.--.....-_...----_.."""J----_.._.,.__."."_________"~..........._~.__~_~'~'_.~~.',..._..__"._~~,.o___.
February 20, 2003
Julie David
14958 Pixie Point Cir SE
Prior Lake, MN 55372
RE: Agenda and Agenda Report
Attached is a Planning Commission Agenda and Staff Report for the February 24, 2003,
Planning Commission meeting. You or your representatives are expected to attend the
meeting. You will be given the opportunity to speak regarding your proposal and the
staff report. The meeting begins at 6:30 p.m. and is held at the Fire Station located at
16776 Fish Point Road (east of HWY 13 on the south side of CR 21). If you cannot
attend the meeting, please call me so your item can be deferred to the next Planning
Commission meeting. If you have any questions, please contact me at 447-9810.
Sincerely,
Connie Carfson
Connie Carlson
Planning Dept. Secretary
Enclosure
I:\deptwork\blankfrm\meetltr.doc
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
March 19, 2003
Julie David
14958 Pixie Point
Prior Lake, MN 55372
RE: Agenda and Agenda Report
Attached is a Planning Commission Agenda and Staff Report for the March 24, 2003,
Planning Commission meeting. You or your representatives are expected to attend the
meeting. You will be given the opportunity to speak regarding your proposal and the
staff report. The meeting begins at 6:30 p.m. and is held at the Fire Station located at
16776 Fish Point Road (east of HWY 13 on the south side of CR 21). If you cannot
attend the meeting, please call me so your item can be deferred to the next Planning
Commission meeting. If you have any questions, please contact me at 447-9810.
Sincerely,
Connie Carlson
Connie Carlson
Planning Dept. Secretary
Enclosure
I:\deptwork\blankfrm\meetltr.doc
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
. "~,~",~,_"~,,,,,,+-,,~_,~,,__"<<,~,_,~,_~'_~"""-_~_~_~,,",__~_ "U" .,," ~""~____~_"",^",_,,__,~,,,,"_~.,"o~,~__.~~_,~'~~~_'.~..-..._, ____~~,..,..o.",_~._.~_".."._.~____.._~_
April 9, 2003
Julie David
14958 Pixie Point
Prior Lake, MN 55372
RE: Agenda and Agenda Report
Attached is a Planning Commission Agenda and Staff Report for the April 14, 2003,
Planning Commission meeting. You or your representatives are expected to attend the
meeting. You will be given the opportunity to speak regarding your proposal and the
staff report. The meeting begins at 6:30 p.m. and is held at the Fire Station located at
16776 Fish Point Road (east of HWY 13 on the south side of CR 21). If you cannot
attend the meeting, please call me so your item can be deferred to the next Planning
Commission meeting. If you have any questions, please contact me at 447-9810.
Sincerely,
Connie Carfson
Connie Carlson
Planning Dept. Secretary
Enclosure
I:\deptwork\blankfnn\meetltr.doc
16200 Eagle Creek Ave. S.E., Prior Lake. Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
,..._",,,",_._~..~.".._~_..--......,.....,,-~~~."-t'~~._,,.__._~".,",..~A...~~_,.".~,.~__,.~_.....,.,_",-,,~..,..,__...., ._._.,____...--..__. ."._._...._~.~~,.._._...__
April 23, 2003
Ms. Julie David
14958 Pixie Point Circle SE
Prior Lake, MN 55372
RE: Agenda and Agenda Report
Attached is a Planning Commission Agenda and Staff Report for the April 28, 2003,
Pianning Commission meeting. You or your representatives are expected to attend the
meeting. You will be given the opportunity to speak regarding your proposal and the
staff report. The meeting begins at 6:30 p.m. and is held at the Fire Station located at
16776 Fish Point Road (east of HWY 13 on the south side of CR 21). If you cannot
attend the meeting, please call me so your item can be deferred to the next Planning
Commission meeting. If you have any questions, please contact me at 447-9810.
Sincerely,
Connie Carfson
Connie Carlson
Planning Dept. Secretary
Enclosure
I:\deptwork\blankfrm\meetltr.doc
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
.__.,._.'"..._._d.'."..".",_"'......_..~........__._~~_.~"~,.~...___'~..'.<,~_"".",,,.__,~_,.,,__~_","'--,~__~.___..,,."'_~~~._,_"_~"_~'_~_""" _ .'_ "'''~~_,__~._.._
MEMORANDUM
TO:
FROM:
Pat Lynch, DNR Area Hydrologist
Cynthia Kirchoff, Planner tv
March 24, 2003
DATE:
RE:
Julie David Residence, 14958 Pixie Point Circle SE
Attached is an updated survey for the above referenced property for your review.
The surveyor included profiles of three points to demonstrate the top of bluff.
Although the Board of Adjustment is scheduled to hold a public hearing tonight
on Ms. David's appeal of staff's interpretation of the top of the bluff, the City
would like you to interpret this information.
If you have any questions, please contact me at (952) 447-9813. Thank you.
16200 Eagle Creek Ave. S.E.. Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
-.....--------r----...---......-...-...-.-----.-----..--..---.--------.- --. ---------------.------...,
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVENUE SE, PRIOR LAKE, MN 55372
To: Pat Lynch
From: DNR
Phone:
Fax phone: 651/772-7977
cc:
Date: March 3, 2003
Number of pages including cover 4
sheet:
From: Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372
Phone: (952) 447-9813
Fax phone: (952) 447-4245
REMARKS:
o Urgent
o Please comment
12] For your review 0 Reply ASAP
Pat-
Attached is the letter from Bonestroo.
Cindy
'_""'_""'" ..._.~_~,,_". ,,,,-~~,,_",,,,__,,"_,,,_^______.~_~~~_,'___,^_H.~._~_,_~___._______,_w_~,__".,_,.__.,.,.._.__.__._.,....____.__,.",_,....__,.___.,_._.____~__~~_._
~ Bonestroo
_ _ Rosene
~ Anderlik &
. \J. Associates
Engineers & Architects
February 21,2003
Cynthia R. Kirchoff
City Planner
City of Prior Lake
16200 Eagle Creek Ave. S.E.
Prior Lake, MN 55372-1714
Bonestroo, Rosene, Anderllk and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer
and Employee Owned
Principals: Otto G. Bonestroo. PE. . Marvin L. Sorvala. PE. . Glenn R. Cook. P.E. . Robert G. Schunicht. PE. .
Jerry A. BourClon, PE. . Mark A. Hanson, PE.
Senior Consultants: Robert W. Rosene. PE. . Joseph C. Anderlik. PE . Richard E. Turner. PE. . Susan M. Eberlin. c.PA.
Associate Principals: Keith A. Gordon, P.E. . Robert R. Pfefferle, P.E. . Richard W. Foster, P.E. . David O. loskota, P.E. .
Michael T. Rautmann. PE. . Ted K. Field. PE. . Kenneth P Anderson. PE. . Mark R. Rolfs. PE. . David A. Bonestroo. MB.A. .
Sianey P. Williamson. PE.. L.S. . Agnes M Ring. M.B.A. . Allan Rick Schmidt. PE. . Thomas W. Peterson. PE. .
James R. Maland. PE. . Miles B. Jensen. PE. . L. Phillip Gravel III. PE. . Daniel J. Edgerton. PE. . Ismael Martinez. PE. .
Thomas A. Syfko. PE. . ShelClon J. Johnson. Dale A. Grove. PE. . Thomas A. Roushar. PE. . Robert J. Devery. PE.
Offices: St. Paul. St. Cioud. Rochester and Willmar. MN . Milwaukee. WI . ChICago. IL
Website: www.bonestroo.com
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Re: Bluff determination for Ms. Julie David residence, 14958 Pixie Point Circle SE
lV!s. Kirchoff,
In your letter dated February 5,2003 you requested that Bonestroo identify bluff" and
bluff impact zone for the above referenced property. Per your instructions ',\'e ~::rf()fTned
the following:
I. Reviewed applicable city ordinance.
2. Reviewed documents, particularly the certificate of lot survey, provided by' ~ls.
David and her representatives.
3. Visited the David residence with the city attorney to review site consider::li~(,r.~;
with Ms. David.
4. Portrayed the bluff graphically.
5. Prepared a written report summarizing our findings.
For the purposes of determining the top of bluff, bluff impact lone, and bIll ff Stl~)':lck we
assumed the following:
1. Toe of bluff at the Prior Lake OHW of904.0 (toe assumption con finned by
MnDNR staft).
2. Top of bluff detenl1ined as the point where average slope from the ioe fails bdo\v
300/'0.
2335 West Highway 36 · St. Paul, MN 55113. 651-636-4600 . Fax: 651-636-1311
Letter to Cynthia Kirchoff
February 21,2003
Page 2 of2
3. Bluff impact zone defined as land located within 20 feet, up gradient, of top of
bluff.
4. Bluff setback defined as the upper end of a segment at least 25 feet in length
where average slope falls below 18%.
From toe of slope we used three lines to graphically develop ground profiles: line I on
the western part of the property, line 2 central, and line 3 on the eastern portion of the
property. The attached figure shows these lines superimposed on the certificate of lot
survey.
Three attached sheets show ground profile along the lines as well as a line representing
the 30% average slope. According to our assumptions, top of bluff is determined as the
point where the 30% average slope line intersects the actual ground profile.
The determination based on the three profiles places the top of bluff on a line that crosses
through the garage of the David residence. We have superimposed this top ofbluffline
on the attached figure. We have not delineated the bluff setback since, based on our
determination, this lies within the Pixie Point Circle right-of-way.
If you have any questions regarding this bluff determination please contact me.
Sincerely,
Bonestro
Robert R. Barth
attachments
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IatablUhed in 1lJ82
LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
REGISTERED UNDER THE LAWS OF STATE OF KINNESOTA
1801 73rd 4YQue !forth ell-GllO-3Ol3
ru: .0. eeo-aea
INVOICE NO. 64796
F.B.NO. 722-13
SCALE: 1" = 20'
o o.not_ An .........,.
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IIlIuleapou., lIbm....ta lIlI4IlI
&uru"vors Qt"rtifirat"
Jl1!IE DAVID
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2/'2-0 /03
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By &>>J e:
ASSOCt
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~r~8LlJFFt 10. First Addition to Eastlmod
The only l"Osements shown are from plats of record or information
provided by client.
We hereby certify thot thil is a true and correct representation at
., .urvey of tt1e boundaries ot the above described land and the
location of ofI buildings and visible encroachments, if any.
Surv~~"t this 19th ria" ",I Februarv r....- ,,,,q,,
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Connie Carlson
From:
Sent:
To:
Subject:
Julie David [j.david@normandale.mnscu.edu]
Wednesday, February 26,200312:43 PM
ccarlson@cityofpriorlake.com
march 24th planning commission meeting
To Who IT may COncern:
I would like to waive the 45 day appeal ordinance reagarding appeals to the planning
commision; and request that I be heard on March 24th,2003.
Thank you.
Julie Oaivd
1
. ,_"""_,."_",_",,,,"~,,,,"'''''+-'~'_''4_~''~._'_'''_x..,'~'-~.~"""~"--r------""'---~'
Cynthia Kirchoff
From:
Sent:
To:
Subject:
Julie David [Julie.David@normandale.edu]
Tuesday, March 25, 2003 12:09 PM
ckirchoff@cityofpriorlake.com
wiaver
I would like to wave the 45 day appeal. I would also like to request
that I be heard of April 14th, 2003. Thank you.
1
. "~ ~.- ~~......-....<.~.._" .,."'_._-.....--~'-_.:
Cynthia R. Kirchoff
City Planner
City of Prior Lake
16200 Eagle Creek Ave. S.E.
Prior Lake, MN 55372-1714
a Bonestroo
. _ Rosene
~ Anderlik &
~ \J ~ Associates
Engineers & Architects
February 21, 2003
Bonestroo. Rosene, Anderlik and Associates, Inc. is an Affirmative Action/Equal Opportunity Employer
and Employee Owned
Principals: Otto G. Bonestroo. I'E. . Marvin L. Sorvala. P.E. . Glenn R. Cook, PE. . Robert G. Schunlcht. P.E. .
Jerry A. Bourdon, PE. . Mark A. Hanson. P.E.
Senior Consultants: Robert W. Rosene, P.E. . Joseph C. Anderiik. I'E . Richard E. Turner. PE. . Susan M. Eberlin. C.P.A.
Associate Principals: Keith A. Gordon. I'E. . Robert R. Pfefferle. P.E. . Richard W. Foster. I'E. . DaVid O. Loskota. I'E. .
Michael TRautmann, P.E. . Ted K. Field, P.E. . Kenneth P. Anderson, P.E. . Mark R. Rolfs, P.E. . David A. Bonestroo, M.B.A. .
Sidney I' Wlillamson. I'E., L.S. . Agnes M. Ring. M.B.A. . Ailan Rick Schmidt. P.E. . Thomas W. Peterson. I'E. .
James R. Maland. I'E. . Miies B. Jensen. PE. . L. Phillip Gravel ill. PE. . Daniel J. Edgerton. I'E. . Ismael Martinez. P.E. .
Thomas A. Syfko, PE. . Sheldon J. Johnson' Dale A. Grove. PE. . Thomas A. Roushar. PE. . . Robert J. Devery, PE.
Offices: St. Paul. St. Cloud. Rochester and Wiilmar. MN . Milwaukee, WI . Chicago. IL
Website: www.bonestrOO.com
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Re: Bluff determination for Ms. Julie David residence, 14958 Pixie Point Circle SE
lV[s. Kirchoff,
In your letter dated February 5, 2003 you requested that Bonestroo identify bluff ar~d
bluff impact zone for the above referenced property. Per your instructior.s '.\'e i;~:rf!m:ned
the following:
1. Reviewed applicable city ordinance.
2. Reviewed documents, particularly the certificate oflot survey, provjd~d b:; ;\'ls,
David and her representatives.
3. Visited the David residence with the city attorney to reVIew site conside!"3:ic'n::~
with Ms. David.
4. Portrayed the bluff graphically.
5. Prepared a written report summarizing our findings.
For the purposes of determining the top of bluff, bluff impact znne, and bluff se,b,Kk we
assumed the following:
1. Toe of bluff at the Prior Lake OHW of904.0 (toe assumption continued by
MnDNR staff).
2. Top of bluff determined as the point where average slope from theioe faUs below"
30%.
2335 West Highway 36 · St. Paul, MN 55113. 651-636-4600 · Fax: 651-636-1311
-r-
Letter to Cynthia Kirchoff
February 21,2003
Page 2 of2
3. Bluff impact zone defined as land located within 20 feet, up gradient, of top of
bluff.
4. Bluff setback defined as the upper end of a segment at least 25 feet in length
where average slope falls below 18%.
From toe of slope we used three lines to graphically develop ground profiles: line 1 on
the western part of the property, line 2 central, and line 3 on the eastern portion of the
property. The attached figure shows these lines superimposed on the certificate of lot
survey.
Three attached sheets show ground profile along the lines as well as a line representing
the 30% average slope. According to our assumptions, top of bluff is determined as the
point where the 30% average slope line intersects the actual ground profile.
The determination based on the three profiles places the top of bluff on a line that crosses
through the garage of the David residence. We have superimposed this top of bluff line
on the attached figure. We have not delineated the bluff setback since, based on our
determination, this lies within the Pixie Point Circle right-of-way.
If you have any questions regarding this bluff determination please contact me.
Sincerely,
Bonestro
Robert R. Barth
attachments
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Eat.abU.hed in 1982
INVOICE NO. 64796
F .B.NO 722-13
SCALE: 1" = zo'
LOT SURVEYS COMP AMY t IMC.
LAND SURVEYORS
REGISTERED UNDER THE LAW'S OF STATE OF MINNESOTA
7lIOl 73rcl Anllue Jfortb 1I1B-ll4lO-3OIlI
Faa .0. ll8O-S6lII
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JII.!IE DAVID
1I11l1lftpolt8, IIl1l1l_ta 1I1l48l1
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The only ~Qsements shown are from plats of record or information
provided by client. f~
We l1ereby certify that this is a true and correct representation of ~
'"J ,urvey of the boundaries of" the above described land and the
location of an buildings and visible encroachments, if any, ~"'V JIlo,J Iii> -Oi!> S",*, . ~
19th February 19_96. l_v,..IA>-' \~.~ ................. 0larlIe F &-'-- linn. -- ND.21753
Sur-.y.d by us Ihis_day of \"_". Jb..l "\, ~ ~oc:>. . ~--. __
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Engineers & Architects
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Project No:
Date: 2-
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Minnesota Denartment of N atllral Resources
CentiiIReglOn W&tefs - 12ITO Warner Ro&(f,""-St. PaUl, MN 55106-6793
Telephone: (651) 772-7910 Fax: (651) 772-7977
February 20, 2003
FEB 2 6 200J
I,~; \...1
Ms. Cynthia Kirchoff
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372-1714
RE: 14958 Pixie Point Circle, Lower Prior Lake
Dear Ms. Kirchoff:
You and I communicated via e-mail on January 16 and January 22 of this year regarding the proposed improvements at 14958
Pixie Point Circle on Lower Prior Lake. The proposed improvements include removal of an existing detached double garage and
replacement with additional living space and attached double garage commencing from the existing single family dwelling on the
lot and extending rearward toward Pixie Point Circle. I stopped by to briefly view the site last week.
It has been determined the existing home and a portion of the existing detached garage are located within a bluff, as defined in
your shoreland zoning ordinance. The present condition represents an existing nonconformity on a platted lot of record.
The city attorney has advised you that because of the fact the existing structure is located in the bluff itself, no variance can be
granted which extends, expands, or intensifies the non-conformity. The proposed improvements would occur within the bluff,
and thus expand and intensify the existing non-conformity.
In my e-mail to you on January 22, 2003, I indicated that my supervisor and I had reviewed the materials you submitted to me,
and concurred with the advice of the city attorney.
The purpose of the bluff regulations in shoreland areas is twofold. First, the restrictions on grading, building, and vegetation
alteration are intended to protect the structural integrity oithese fragile topographic features so as to prevent erosion and slope
failure. The second, but perhaps less critical purpose is to protect the visual attributes of bluffs. In areas of existing
development or where the bluff has been previously altered, this becomes less of a concern.
There has been bluff failure in the vicinity of the subject property in the past It is imperative that sound shore1and man~
in bluff areas be administered to reduce to potential for future failure.
If you have any further questions in this regard, please call me at 651-772-7917.
Sincerely,
~\~
Patrick 1. Lynch
Area Hydrologist
DNR Information: 651-296-6157 · 1-888-646-6367 · TrY: 651-296-5484 · 1-800-657-3929
An Equal Opportunity Employer
Who Values Diversity
^ Printed on Recycled Paper Containing a
." Minimum of 20% Post-Consumer Waste
Pixie Point Circle RESOLUTION 03-01PC.DOC
Page 1 of 1
Cynthia Kirchoff
From: Blanchett, Neal J. [nblanchett@lhdl.com]
Sent: Wednesday, April 23, 200312:01 PM
To: 'ckirchoff@cityofpriorlake.com'
Subject: Pixie Point Circle RESOLUTION 03-01 PC. DOC
<<JULIE DAVID RESOLLUTION 03-01 PC. DOC>>
Dear Cindy:
I have enclosed a copy of a proposed resolution for the Planning Commission. I began with the staff-drafted resolution
and modified it from there. Modifications are shown in a strike-outlunderline format. I believe this reflects the discussion
at the Planning Commission.
Regarding the follow-up issue of how slope should be measured, we have discussed with our surveyor. They measure by
looking at the slope segments. They define the slope segments pragmatically, by looking at the grade changes along the
fall line. The intent is to determine the effective slope, Le. the slope that dictates how water flows and how the soil holds
together. In that way the measurement is relevant toward the goals of the shoreland ordinance - erosion and run-off.
There is some professional judgment involved in determining these slope segments. The surveyor's and engineer's
education and certification process allows them to exercise that judgment. For that reason, it doesn't seem correct from
an engineering perspective to say that a grade must run for any rigid minimum distance (such as 20 feet or 50 feet) before
it is considered to be the grade.
Neal J. Blanchett
Larkin Hoffman Daly & Lindgren, Ltd.
Suite 1500 Wells Fargo Plaza
7900 Xerxes Avenue South
Bloomington, MN USA 55431
Telephone 952.896.1553 (direct)
Fax 952.842.1735
E-mail nblanchett@lhdl.com
Secretary Carol Wendt
CONFIDENTIALITY NOTICE: INFORMATION IN THIS MESSAGE, INCLUDING ANY
ATTACHMENTS, IS INTENDED ONLY FOR THE PERSONAL AND CONFIDENTIAL
USE OF THE RECIPIENT(S) NAMED ABOVE. This message may be an Attorney-
Client communication from the law firm of Larkin, Hoffman, Daly & Lindgren, Ltd.,
and as such is privileged and confidential. If you are not an intended
recipient of this message, or an agent responsible for delivering it to an
intended recipient, you are hereby notified that you have received this
message in error, and that any review, dissemination, distribution, or
copying of this message is strictly prohibited. If you received this
message in error, please notify the sender immediately, delete the message
and return any hard copy print-outs. No legal advice is being provided or
implied via this communication unless you are (1) a client of Larkin,
Hoffman, Daly & Lindgren, Ltd" and (2) an intended recipient of this
message. Thank you.
4/28/03
~ .__,,,_~~". ,_"_"~""______~,,,,,,,,,,,,",,,~.,__.,,,_,,,..~+'-.__m"'_' _,..
ROBERT l.. HOFFt.tAN
GERALD H. FAlEDELL
EDWARDJ. DRISCOLL
JOHN D. FIJU.MER
FRANKL HARIIEY
CHARLES S. MODELl.
CHRISTOPHER J. DIETZEN
UHOA H. FISHER
THOfNtS P. STOLTMAN
MlO1AeL C. JACKMAN
JOHN E. DIEHL
JON S. SNtERZEWSKl
THOMAS J. FLYNN
JAMES P. QUINN
TODD I. FREEMAN
GERALD L SECK
JOHN a. LUNDQUIST
DAYLE NOLAN"
JOHN A. COTTER"
PAUl. B. Pl.UNI<ETT
KATHlEEN lA. PICOTTE NEWMAN
GREGORY E. KORSTAO
GARY A. VM ClEVE .
TIMOTHY J. KEANE
MICHAEL W. SOlLEY
TERAENCE E. IlIlIHOP
GARY A. RENNEKE
OiRISTOPHER J. HARRJSTHAL
I<ENDEl. J. OHLilOGGE
BRUCE J. DOUGlAS
WIU.IAM c. GRFFITH. JR. .
JOHN Fl Hili.
PETER J. COY\.E
LARRY D. MARTIN
JANE E. BREMER
JOHN J. STEFFENHAGEN
MlCHAELJ.SMITH
N<C1ReN F. PERRIN
RONALO S. lONOON
FREDERICK W. NIEIlUHR
LARKIN, HOFFMAN, DALY & LI~.. '.c-~ N~~'"\? rc-;..;:~~?M~~"
AT TOR N E Y 5 AT LAW I f. , L5 C<; '5 d \_1 ,:::.::. i ~TARKOIIICH
I, . ' ., I STEItEN J. KAMINSKI
II Ii', .--- , ; ndAs F. AI.EXANllER
1500 WELLS FARGO PLAZA i L(.' Ii 'lM'.l:.IOANI~s.THu~: .
" . lJ>>J ' , , F. IllJl.LAAD
7900 XERXES AVENUE SOUTH. i 'I' APR 2 8 ,i \ ~RE"H.OErrROM
, " i M. suS,tG "
BLOOMINGTON. MINNESOTA 55431-1j94' --.--J J.IlAI..LJNTINE
TELEPHONE (952) 835-3800 I U i...\ L-. - . J~F~~E. JR.
J. 0PP0l0 ..
FAX (952) 896-3333 _D.~~
NEAl. J. IlLANCHETT
TAMARA O'NEILL MORElANO
JAMES A. MCGREEVY. III
THllIMS A. GtiMP .
TODD A. TAYlOR
OiAISTOPHER J. OElKE
GENEVIEVE A. BECK
DIONNE ... BENSON
JEREMY C. snER
JOAN C. MOBERJ
CHRIS lA. HEFFEI.IlOWER
MICHAEl.A. ESSlEN
_ lA. OLSON
OF COUNSEl.
JAMES P. lAAON "
JACK F. DALY
D. KENNETH UNDGREN
" ALSO ADMITTED IN WlSCONSIN
.. ON. Y ADMTTED IN ONA
April 25, 2003
Chair Tony Stamson
Planning Commissioner
City of Prior Lake
16095 Wren Ct. S.E.
Prior Lake, MN 55372
Re: Planning Commission's Grant of Julie David's Appeal; Our File 28,287-00
Dear Chair Stamson:
At your last meeting April 14th, the Commission granted Julie David's appeal of a building permit denial.
The Commission directed City stafIto draft a resolution reflecting this action. The staff resolution and
accompanying stafIreport does not accurately reflect the Commission's decision. The resolution and
staff report are directed more toward reversing your decision than memorializing it. In the two' weeks
between that meeting and today, we have consulted with Ms. David's surveyor, provided that information
to City staff, reviewed the meeting tape, and provided a draft resolution reflecting the Commission's
action. Staffhas excluded any of that information from the current report. We are writing to provide the
information to you. The issues are simple and your prior decision was correct. We ask that you adopt
the enclosed resolution, which we presented to City staff.
Only Ms. David's Surveyor Correctly Determined Top of Bluff
The central issue is simple: where is the top of the bluff? The answer is clear: ''where the grade becomes
less than 30%." City Code 1101.400. The key word is "becomes." Staff's argument is that "becomes"
actually means "averages less than." This is incorrect, because as Commissioner Lemke reasoned, the
ordinance uses "average" in several other definitions, including "toe of bluff' and "bluff" When it means
"average" it uses the word "average." Staff and the consultant used this incorrect averaging. Only Ms.
David's surveyor used the actual City ordinance definition.
Commissioner Stamson questioned how far must a slope extend before it can be called a "grade." The
Commission heard testimony that a surveyor determines grade by looking at the actual slope contours.
LARKIN, HOFFMAN, DALY & LINDGREN, LTD.
Chair Tony Stamson
April 25, 2003
Page 2
There is no engineering standard dictating the distance required for a "grade." We spoke with Ms.
David's surveyors, who used the normal surveying method of "slope segments" to determine the slope.
This method looks at segments of the slope from one grade change to the next, calculating the grade for
each segment. This is the accepted engineering method when there are segments of different grades. It is
not correct to simply calculate the average grade for the entire slope and assign that average grade to
every segment of the slope, as staffhas done. Only Ms. David's surveyor used an acceptable method to
determine the grade.
This is not a matter of interpretation, but a matter of fact. Staff's report repeatedly claims that Ms.
David's surveyor used an "interpretation" and you should instead accept staff's competing
"interpretation." But neither is an interpretation. Ms. David's surveyor has determined "where the grade
becomes less than 30%" as required by the Ordinance. This is the result explicitly required by the
Ordinance. Staff argues that changing the very words of the Ordinance (from "becomes" to "averages
less than") is merely a matter of interpretation. This is doublespeak of the highest order. Interpretation
means taking words that are there and reading different meanings into them. Ms. David's survey relies on
the words that are there in the Ordinance; staff's calculations rely on words that are not.
A verai!:in l! Leads to Absurd Results
Staff's method leads to absurdity on any terrain where the grade changes. If the entire slope is the grade
of every slope segment, then the actual contour of the earth becomes meaningless. Staff assigns the
average grade even to flat spots, plateaus, and reverse grades. Using averaging, a surface that is actually
flat "acquires" grade from the terrain around it. A flat spot with a 15% grade above and below it, is
deemed to have a 15% grade, but the same flat S1>ot is deemed to have a 35% grade if there is a 35% grade
above and below. This is precisely the case for Ms. David, where, using staff's method, a plateau at the
935 elevation contour "acquires" a grade of32% simply because of the steeper grade below it and the
shallow incline above it. Staff's method assigns steep grades to flat spots, and is unacceptable.
The David Proiect is Neither IlIel!al Nor Contrary to Shoreland Goals
Staffrepeatedly argues that granting Ms. David's appeal is contrary to the Shoreland regulations and
''would totally compromise the integrity of the bluff ordinance." At the very same meeting, staff
recommended approval of an ordinance specifically designed to allowprojects like Ms. David's and that
staff admits ''would allow Ms. David to be issued a building permit;" Staff believes the Minnesota
Department of Natural Resources is likely to accept the new ordinance. Staff's two positions are directly
contradictory. Ms. David's project cannot both "totally compromise the integrity" of the bluff and yet be
acceptable to both the City and the DNR under the new ordinance. The stafIreport's strong language
only obscures the truth, which is that Ms. Dayid's project will not undermine bluff protection.
The Planninl! Commission Provided the Proper Findin2s
The Commissioners carefully considered the ordinance language and decided Ms. David's location of the
top of bluff is should prevail over the staff location. The necessary fmdings of fact are simply that the
Ordinance establishes the top of bluff and Ms. David's surveyor has located it cotrectly, where staff did
not. Ms. David's survey clearly indicates the top of the bluff. In spite of that, staff's report states that
LARKIN, HOFFMAN, DALY & LINDGREN, LTD.
Chair Tony Stamson
April 25, 2003
Page 3
Commissioners made no fmdings of fact. Staffs proposed resolution somehow attributes to the
Commissioners the absurd reasoning that Ms. David's survey is correct because "she has waited a long
time to get a building permit." We believe the Commissioners stated good reasons for their conclusion to
overturn staff, and we have included those in our resolution.
Our resolution is adapted from the staff resolution circulated at your meeting of April 14th. Changes
:from that staff version are shown in a strike-out/underline format on one copy, and I have provided a
clean copy as well for your action, if you so choose, at the hearing. This draft was provided to staff, who
chose not to forward it to you. Please note that we have retained staffs language as much as possible.
Our resolution notes legally supportable conclusions, rather than stating "she has waited long enough."
We ask your support for this resolution.
Sincerely,
~/~
Neal J. Blanchett, for
LARKIN, HOFFMAN, DALY & LINDGREN, Ltd.
cc: All Planning Commissioners
Julie David
John Blumentritt
/City Planning Staff
851887..1
ROBERT L HOFFMAN
GERALD H. FRlEDELL
EDWARD J. DRISCOLL
JOHN D. FUlLMER
FRANK I. HARVEY
CHARLES S. MODELL
CHRISTOPHER J. DIETZEN
LINDA H. FISHER
THOMAS P. STOLTMAN
MICHAEL C. JACKMAN
JOHN E. DIEHL
JON S. SWIERZEWSKJ
THOMAS J. FLYNN
JAMES P. QUINN
TODD I. FREEMAN
GERALD L SECK
JOHN B. LUNOQU1ST
DAYLE NOlAN '"
JOHN A. COTTER.
PAUL B. PlUNKETT
KATHLEEN M. PICOTTE i'EWMAN
GREGORY E. KORSTAO
GARY A. VAN CLEVE .
TIMOTHY J. KEANE
MICHAEL W. SCHLEY
TERRENCE E. BISHOP
GARY A. RENNEKE
Cl-lRlSTOPHER J. HARRlSTHAL
KENOEL J. OHlROGGE
BRUCE J. DOUGlAS
WILlIAM C. GRIFFITH, JR .
JOHN R HIll.
PETER J. COYlE
LARRY D. MARTIN
JANE E. BREMER
JOHN J. STEFFENHAGEN
MICHAEL J. SMITH
ANDREW F. PERRIN
RONAlD S. LONDON
FREOERICKW. NIEBUHR
LARKIN, HOFFMAN, DALY & LIWD, '6ltEN"-::~.. ';""'-:"--"'-. -'ViI5G.THORNTON
( ,>....: '-. ,. \ 00, LAS M. RAM.ER
ATTORNEYS AT LAW:~ ,\7 .::;, ,! __'.' LYN M.STARKOVICH
, , _,__~._' .,__ " STE N J. KAMINSKI
Ill-tOMAS F. ALEXANDER
. ' 1 DANI~~T H~~E.C
, / J.nD 2 8 rwr.. \ SAN F. BULlARD'
""" ~ . , COREY-EOSTROM
" . MEYER
\ i M. SUSAG10
__._.~ ~ L~.~~NE
.---. JO J. FITTANTE, JR
THO J. OPPOLO ...
IA M. KLAUS
MARK O. CHRISTOPHERSON
NEAl J. aANCHETT
TAMARA O'NEILL MORElAND
IN.ES A. MCGREEVY, III
THOMAS A. GUMP .
TOOO A. TAYlOR
CHRISTOPHER J. DEIKE
GENEVIEVE A. BECK
DIONNE M. BENSON
JEREMY C. STIER
JOANI C. MOBERG
CHRIS M. HEFFELBC:NVER
MICHAEL A. ESSlEN
ANNE M. OlSON
1500 WELLS FARGO PLAZA
7000 XERXES AVENUE SOUTH
BLOOMINGTON. MINNESOTA 55431-1194
TELEPHONE (952) 835-3800 : U u L...-.- .
FAX (952) 896-3333 L_
OF COUNSEL
JAMES P. l.ARK1N1O
JACK F. DAlY
D. KENNETH UNDGREN
ALSO ADMITTED IN WISCONSIN
"1O ONLY ADMITTED IN IClNA
Apri125, 2003
Chair Tony Stamson
Planning Commissioner
City of Prior Lake
16095 Wren Ct. S.B.
Prior Lake, MN 55372
Re: Planning Commission's Grant of Julie David's Appeal; Our File 28,287-00
Dear Chair Stamson:
At your last meeting April 14th, the Commission granted Julie David's appeal of a building permit denial.
The Commission directed City staff to draft a resolution reflecting this action. The staff resolution and
accompanying staff report does not accurately reflect the Commission's decision. The resolution and
staff report are directed more toward reversing your decision than memorializing it. ill the two weeks
between that meeting and today, we have consulted with Ms. David's surveyor, provided that information
to City staff, reviewed the meeting tape, and provided a draft resolution reflecting the Commission's
action. Staffhas excluded any of that information from the current report. We are writing to provide the
information to you. The issues are simple and your prior decision was correct. We ask that you adopt
the enclosed resolution, which we presented to City staff.
Only Ms. David's Surveyor Correctly Determined Top of Bluff
The central issue is simple: where is the top of the bluff? The answer is clear: ''where the grade becomes
less than 30%." City Code 1101.400. The key word is "becomes." Staffs argument is that "becomes"
actually means "averages less than." This is incorrect, because as Commissioner Lemke reasoned, the
ordinance uses "average" in several other definitions, including "toe of bluff' and "bluff." When it means
"average" it uses the word "average." Staff and the consultant used this incorrect averaging. Only Ms.
David's surveyor used the actual City ordinance definition.
Commissioner Stamson questioned how far must a slope extend before it can be called a "grade." The
Commission heard testimony that a surveyor determines grade by looking at the actual slope contours.
I ~."""_~__'"._~__.w <0. ,.. -~",-_.~",....".._<>-,.,-~~.,..._-~,~.~,.,_.,_._-_..__.._-............-..._,---~----~.
LARKIN, HOFFMAN, DALY & LINDGREN, LTD.
Chair Tony Stamson
April 25, 2003
Page 2
There is no engineering standard dictating the distance required for a "grade." We spoke with Ms.
David's surveyors, who used the normal surveying method of "slope segments" to determine the slope.
This method looks at segments of the slope from one ID'ade change to the next, calculating the ID'ade for
each segment. This is the accepted engineering method when there are segments of different grades. It is
not correct to simply calculate the average grade for the entire slope and assign that average grade to
every segment of the slope, as staffhas done. Only Ms. David's surveyor used an acceptable method to
determine the grade.
This is not a matter of interpretation, but a matter of fact. Staff s report repeatedly claims that Ms.
David's surveyor used an "interpretation" and you should instead accept staff's competing
"interpretation." But neither is an interpretation. Ms. David's surveyor has determined ''where the grade
becomes less than 30%" as required by the Ordinance. This is the result explicitly required by the
Ordinance. Staff argues that changing the very words of the Ordinance (from "becomes" to "averages
less than") is merely a matter of interpretation. This is doublespeak of the highest order. Interpretation
means taking words that are there and reading different meanings into them. Ms. David's survey relies on
the words that are there in the Ordinance; staff's calculations rely on words that are not.
Averal!inl! Leads to Absurd Results
Staffs method leads to absurdity on any terrain where the grade changes. If the entire slope is the grade
of every slope segment, then the actual contour of the earth becomes meaningless. Staff assigns the
average grade even to flat spots, plateaus, and reverse grades. Using averaging, a surface that is actually
flat "acquires" grade from the terrain around it. A flat spot with a 15% grade above and below it, is
deemed to have a 15% grade, but the same flat spot is deemed to have a 35% grade if there is a 35% grade
above and below. This is precisely the case for Ms. David, where, using staff's method, a plateau at the
935 elevation contour "acquires" a grade of 32% simply because of the steeper grade below it and the
shallow incline above it. Staff's method assigns steep grades to flat spots, and is unacceptable.
The David Proiect is Neither IlIel!al Nor Contrary to Shoreland Goals
Staff repeatedly argues that granting Ms. David's appeal is contrary to the Shoreland regulations and
"would totally compromise the integrity ofthe bluff ordinance." At the very same meeting, staff
recommended approval of an ordinance specifically designed to allow projects like Ms. David's and that
staff admits ''would allow Ms. David to be issued a building permit." Staff believes the Minnesota
Department of Natural Resources is likely to accept the new ordinance. Staffs two positions are directly
contradictory. Ms. David's project cannot both "totally compromise the integrity" of the bluff and yet be
acceptable to both the City and the DNR under the new ordinance. The staffreport's strong language
only obscures the truth, which is that Ms. David's project will not undermine bluff protection.
The Plannin!! Commission Provided the Proper Findin!!s
The Commissioners carefully considered the ordinance language and decided Ms. David's location of the
top of bluff is should prevail over the staff location. The necessary fmdings of fact are simply that the
Ordinance establishes the top of bluff and Ms. David's surveyor has located it correctly, where staff did
not. Ms. David's survey clearly indicates the top of the bluff. In spite of that, staff's report states that
~.~._,.~~,....~""_.._..,~._~_"._._~._._"_..,,,~._,......,....__;.___.'_~~---'-""W'__
LARKIN, HOFFMAN, DALY & LINDGREN, LTD.
Chair Tony Stamson
April 25, 2003
Page 3
Commissioners made no fmdings of fact. Staffs proposed resolution somehow attributes to the
Commissioners the absurd reasoning that Ms. David's survey is correct because "she has waited a long
time to get a building pennit." We believe the Commissioners stated good reasons for their conclusion to
overturn staff, and we have included those in our resolution.
Our resolution is adapted from the staff resolution circulated at your meeting of April 14th. Changes
from that staff version are shown in a strike-out/underline format on one copy, and I have provided a
clean copy as well for your action, if you so choose, at the hearing. This draft was provided to staff, who
chose not to forward it to you. Please note that we have retained staff's language as much as possible.
Our resolution notes legally supportable conclusions, rather than stating "she has waited long enough."
We ask your support for this resolution.
Sincerely,
~/~
Neal J. Blanchett, for
LARKIN, HOFFMAN, DALY & LINDGREN, Ltd.
cc: All Planning Commissioners
Julie David
John Blumentritt
/City Planning Staff
851887.1
RESOLUTION 03-01PC
A RESOLUTION GRANTING AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A BUILDING PERMIT FOR THE
CONSTRUCTION OF AN ADDITION IN THE BLUFF IMPACT ZONE
WHEREAS: Julie David has filed a timely Appeal of the Zoning Administrator's
decision to deny a building permit for the construction of an addition to an existing
single family dwelling on property located in the R-l (Low Density Residential)
District and the SD (Shore land) District at the following location, to wit:
14958 Pixie Point Circle NE, legally described as Lot 10,
Eastwood 1st Addition, Scott County, MN
WHEREAS: The Board of Adjustment has reviewed the request for an Appeal as
contained in Case #03-09PC and held a public hearing on the appeal on March 24
and April 14, 2003.
WHEREAS: The Board of Adjustment has reversed the Zoning Administrator's
decision to deny the building permit.
FINDINGS
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The Board of Adjustment of City of Prior Lake adopts the following findings:
a. Pursuant to Minnesota Statute 103F.221 Municipal Shoreland Management,
the City of Prior Lake adopted a shoreland ordinance reviewed and approved
by the Department of Natural Resources. Section l13F .221 Subd. 1 (a)
specifically states, "a municipality having shoreland within its corporate
boundaries must submit ordinances or rules affecting the use and development
of its shorelands to the commissioner for review."
b. The Shoreland district and bluff setback provisions of the Zoning Ordinance
intend to protect the integrity of the natural characteristics of lake shore
property and the health, safety, and welfare of the public.
c. The City's bluff ordinance specifies that the toe of the bluff is "the lower point
ofa 50-foot segment with an average slope exceeding 18%." The City's
practice in applying the bluff ordinance is to locate this "lower point" at or
above the ordinary high water level. The City has consistently applied this
interpretation.
f. Section 1104.303 ofthe Zoning Ordinance and Minnesota Rules 6120.3300
Subp. 3 C. specifically state, "structures and accessory facilities, except
stairways and landings, shall not be placed in bluff impact zones."
g. The bluff ordinance defines "top of the bluff" as "the highest point of the
slope, as measured from the toe of the bluff, where the grade becomes less
than 30%".
h. Staff interpreted the ''top of the bluff' definition to mean the average
grade from the ordinary high water line upward, regardless of the actual grade
of the terrain.
1. The term "grade" is defmed as ''the degree of inclination of a slope."
(Webster's New Collegiate dictionary, Ninth Ed. 1987)
J. The term "inclination" is defined as ''the angle made by a line with the x axis
measured counterclockwise from the positive direction ofthat axis." Id.
k. Using the averaging process, Staff determined that the top of bluff is located
at the 951'/952' contour and that the proposed living space and garage
addition is located within the bluff impact zone.
1. Also using the averaging process, the consultant engineer confIrmed that the
top of bluff is located at the 952' contour and that the existing dwelling and
proposed addition are located within the bluff impact zone. The consulting
engineer specifIcally determined that, if the averaging process is used, the
bluff impact zone extends into the right-of-way of Pixie Point Circle, where
the City owns and has constructed improvements, including recent
reconstruction.
m. The appellant has presented surveys and grade profIles from Lot Surveys
Company, Inc., using accepted surveying and measurement methods and
signed by a surveyor licensed by the State of Minnesota, showing that the
grade becomes less than 30% north of the house patio, at the 935 contour, and
therefore designating that point as the ''top of bluff."
3. The contents of Planning Case #03-09PC are hereby entered into and made a
part of the public record and the record of decision for this case.
CONCLUSION
Based upon the findings set forth above, the Board of Adjustment hereby grants the Appeal
of the Zoning Administrator's decision to deny the building permit for the construction of an
addition to an existing single family dwelling located in the bluff impact zone (as shown in
Attachment 1), based upon the following:
1.
The purpose of the bluff ordinance is to prevent erosion and protect the
natural character of the land.
2.
The City bluff ordinance prohibits structures within the bluff impact zone.
City Staff denied the building permit based upon a determination that
improvements were below the top of the bluff. This determination was based
849807.1
upon the average grade of the entire area, rather than the actual grade of
terrain features.
3. The appellant has presented evidence that the proposed improvements are
above the top of the bluff, i.e. above the point where the grade becomes less
than 30%. This determination was based upon the actual grade of the terrain.
Therefore, the Board of Adjustment reverses the Zoning Administrator's decision.
Adopted by the Board of Adjustment on
,2003.
Anthony Stamson, Chair
ATTEST:
Donald R. Rye, Community Development Director
RESOLUTION 03-01PC
A RESOLUTION DENYINC GRANTING AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A BUILDING PERMIT FOR THE
CONSTRUCTION OF AN ADDITION IN THE BLUFF IMPACT ZONE
WHEREAS: Julie David has filed a timely Appeal of the Zoning Administrator's
decision to deny a building permit for the construction of an addition to an existing
single family dwelling located in the bluff impact zone on property located in the R-I
(Low Density Residential) District and the SD (Shoreland) District at the following
location, to wit:
14958 Pixie Point Circle NE, legally described as Lot 10,
Eastwood I st Addition, Scott County, MN
WHEREAS: The Board of Adjustment has reviewed the request for an Appeal as
contained in Case #03-09PC and held a public hearing on the appeal on March 24_
and AVril 14, 2003.
WHEREAS: The Board of Adjustment has upheld the decision ofreversed the
Zoning Administrator's decision to deny the building permit.
FINDINGS
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The Board of Adjustment of City of Prior Lake adopts the following findings:
a. Pursuant to Minnesota Statute 103F.221 Municipal Shoreland Management,
the City of Prior Lake adopted a shoreland ordinance reviewed and approved
by the Department of Natural Resources. Section 113F.221 Subd. 1 (a)
specifically states, "a municipality having shoreland within its corporate
boundaries must submit ordinances or rules affecting the use and development
of its shorelands to the commissioner for review."
b. The Shoreland district and bluff setback provisions of the Zoning Ordinance
intend to protect the integrity of the natural characteristics of lakeshore
property and the health, safety, and welfare of the public.
c. The City's bluff ordinance specifies that the toe of the bluff is "the lower point
ofa 50-foot segment with an average slope exceeding 18%." The City's
practice in applying the bluff ordinance is to locate that this "lower point" the-
toe of the bluff begins at or above the ordinary high water level. We- The City
ha~\'e consistently applied this interpretation.
"I
f. Section 1104.303 of the Zoning Ordinance and Minnesota Rules 6120.3300
Subp. 3 C. specifically state, "structures and accessory facilities, except
stairways and landings, shall not be placed in bluff impact zones."
g. The bluff ordinance defines "top ofthe bluff' as "the highest point of the
slope, as measured from the toe of the bluff, where the grade becomes less
than 30%".
h. Staff interpreted the "top of the bluff' definition to mean the average
grade from the ordinary high water line upward, regardless of the actual grade
of the terrain.
1. The term "grade" is defined as "the degree of inclination of a slope."
(Webster's New Collegiate dictionary, Ninth Ed. 1987)
1. The term "inclination" is defined as "the angle made by a line with the x axis
measured counterclockwise from the positive direction of that axis." Id.
kg. Using the averaging process, Staff determined that the top of bluff is located
at the 951 '/952' contour and that the proposed living space and garage
addition is located within the bluff impact zone.
lh. Also using the averaging process, +!he consultant engineer confirmed that the
top of bluff is located at the 952' contour and that the existing dwelling and
proposed addition are located within the bluff impact zone. The consulting
engineer specifically determined that, if the averaging process is used, the
bluff impact zone extends into the right-of-way of Pixie Point Circle, where
the City owns and has constructed improvements, including recent
reconstruction.
f. The City and Department ofNana-al Resources have determined that the
proposed addition is an expansion of a non conforming use.
!!!to The appellant has presented surveys and grade profiles from Lot Surveys
Company, Inc., using accepted surveying and measurement methods and
signed by a surveyor licensed by the State of Minnesota. showing that the
grade becomes less than 30% north of the house patio, at the 935 contour, and
therefore designating that point as the "top ofbluff."not demonstrated
reasonable or factual support to justify her interpretation of the top of the bluff
and bluff impact zone.
3. The contents of Planning Case #03-09PC are hereby entered into and made a
part of the public record and the record of decision for this case.
CONCLUSION
Based upon the findings set forth above, the Board of Adjustment hereby denies grants the
Appeal of the Zoning Administrator's decision to deny the building permit for the
.:
construction of an addition to an existing single family dwelling located in the bluff impact
zone (as shown in Attachment 1), based upon the following:
1. The purpose of the bluff ordinance is to prevent erosion and protect the
natural character of the land.
2. The City bluff ordinance prohibits structures within the bluff impact zone.
City Staff denied the building permit based upon a determination that
improvements were below the top ofthe bluff. This determination was based
upon the average grade of the entire area.. rather than the actual grade of
terrain features.
3. The appellant has presented evidence that the proposed improvements are
above the top ofthe bluff. i.e. above the point where the grade becomes less
than 30%.tl*isting dwelling proposed addition are located in the bluff impact
mile:- This determimltion was based upon the actual grade ofthe terrain.
Therefore, the Board of Adjustment upholds reverses the Zoning Administrator's
decision.
Adopted by the Board of Adjustment on March 24
,2003.
Anthony Stamson, Chair
ATTEST:
Donald R. Rye, Community Development Director
849807.1
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Bluff. A topographic feature such as a hill, cliff, or embankment having the
following characteristics:
>- Part or all of the feature is located in a .Shoreland area;
> The slope rises at least 25 feet above the ordinary high ~ater level of
the water body;
> The grade of the slope from the toe of th.e bluff to a point 25 feet or
more above the ordinary high water level averages 30% or more; and
> The slope must drain toward the water body.
Toe of the Bluff. The lower point of a 50 foot segment with an average slope
exceeding 180/0.
Top of the Bluff. The highest point of the slope, as measured from the toe of the
.~~. -
bluff, where the grade becomes less than 300/0. ~
Bluff Impact Zone. A bluff and land located within 20 feet from the top of a bluff.
BLUFF AND BLUFF IMPACT ZONE
Blulf Impact Zone
BluR (Slope- 30% 01' Greater)
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LOT SURVEY
PAGE 01
LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
7601 73RD AVENUE NORTH
MINNEAPOLIS, MN 55428
ph 763-560-3093
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Jan 15 03 03:41p
tcBestHome.com inc.
952-933-8690
p. 1
/7c.osl S:CpC).. ~S-d~ -Dan
Ilbo Blumenlrill Design Studios, Inc.
Jan 15, 2003
Cynthia Kirchoff, AICP
J. David Residence
14958 Pixie Point
Circle
(952) 447-4245
John Blumentritt
Design Studios, Inc
Fax Cover Sheet
1111:
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Total pages, including cover: Three
COllml.
Cynthia,
This is a copy of the latest grading info for 14958 Pixie Point Circle. Please review the document with Nat
then please contact me at (952) 933- 8690 with any comments.
230 Madison Circle North
Hopkins, MN 55343
USA
Phone: (952) 933hB69Q
Fax: (952) 933-8690
Email: tcbesthome@earthlink.com
____'"'__,.,..~_.~,.~~~,--_."'"-~~-,._-~,.,.~.~<..~~-~_.~.I-~-.-.-""""
Jan 07 03 08:36p
tcBestHome.com inc.
S52-S33-86S0
p. 1
John BlumentriU Design Studios, Inc.
Jan 7, 2003
Cynthia Kirchoff, AICP
J. David Residence
14958 Pixie Point
Circle
(952) 447-4245
John Blumentritt
Design Studios, Ine
Fax Cover Sheel
Date:
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Total pages, including cover: Three
Cennn'lls:
Cynthia,
This is a copy of the latest proposal for 14958 Pixie Point Circle. We turned the garage slightly to align
with the front yard setback, plus maintained the required 15.2' clearance from the northeasterly garage
corner and maintained 18.5' clearance from the new southwesterly foyer corner to the adjacent property.
Hopefully this will meet the setback situation in addition to reducing the hardcover by an additional 15
S.F.
Please contact me at (952) 933- 8690 with any comments,
230 Madison Circle North
Hopkins, MN 55343
USA
Phone: (952) 933-8690
Fax: (952) 933hB690
Email: tcbesthome@earthlink.com
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Jan 07 03 08:36p
Ell/e7/2a03 a2:23
tcB@stHom@.com inc. 952-933-8690
76356133522 LOT SURVEY
p.2
PAGE 01
EatallUued tD 1_
LOT SURVEYS COMPANY, INC.
LAND SURVEYORS .
RIQISTERGI UNDO THE UWS or STAn:- or MIN)lISOTA
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Jan 03 03 07:50p
tcBestHome.com inc.
952-933-8690
p. 1
John Blumentriu Design Sbldios, Inc.
Jan 3, 2003
Cynthia Kirchoff, AICP
J. David Residence
14958 Pixie Point
Circle
(952) 447-4245
John Blumentritt
Design Studios, Inc
Fax Cover Sheel
Dill:
AIIIndln:
Be:
IIIIIICldln:
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Total pages, including cover: ~-rUJe>
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Cynthia,
This is as the surveyors see our design as it relates to the site.
Please contact me at (952) 933- 8690.
230 Madison Circle North
Hopkins, MN 55343
USA
Phone: (952) 933-8690
Fax: (952) 93~O
Email: tcbesthome@earthnnk.com
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9524474245
P.03
Zoning Ordinance
~
(4) ~tback Reauirements:
Natural Recreational General Tributary
Development Development Development Development
Lakes Lake$ Lakn Lakes
Structure
height setback 150 75 75 75
from OHW
(feet)
Unplatted
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height 35 35 35 35
limitation (feet)
1104.303
Bluff Impact Zones: Structures and accessory facilities. except stairways and
landings, shall not be placed in bluff impact zones.
1
1104.304
Bluff Setbacks: The required setback from the Top of Bluff is determined as
follows: as measured from the Top of Bluff, the upper end of a segment at
least 25 feet in length having an average slope less than 18%.
,...-..,
BLUFF SETBACK
~
Ciq of Prior ~
May 1, 1999
1l04/p6
___~.,______,___~~_'_,...._'_~_'""~.~.w~..........._______'____."'_~~~._.,,~-
Zoninl! Ordinance
.....-:
(4) Setback ReQuirements:
Natural Recreational General Tributary
Development Development Development Development
lakes lakes Lakes Lakes
Structure
height setback 150 75 75 75
from OHW
(feet)
Unplatted
Cemetery (feet) 50 50 50 50
Structure
height 35 35 35 35
limitation ((eet)
1104.303
Bluff Impact Zones: Structures and accessory facilities. except stairways and
landings, shall not be placed in bluff impact zones.
1
1104.304
Bluff Setbacks: The required setback from the Top of Bluff is determined as
follows: as measured from the Top of Bluff. the upper end of a segment at
least 25 feet in length having an average slope less than 18%.
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BLUFF SETBACK
.~
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7635603522
LOT 5lJRVl::.V
-'-'''*'*'''' 1'" .:. '.
~OT SURVEYS COMP.. .IMC.
LA.>> SUBVBYORS
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EXHIBIT A
<3 -/0 -9~
J28-1-98
CERllFlCA lE OF SURVEY
for
80B JADER
11
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Bldg area = 2889 Sq. FL
lot area = , 4,924 Sq. Ft.
Coverage = 19.367.
y\-t\ e
JC\1~L__Pixie Point Circle
Scale: 1" = 30'
DESCRIPTION
I hereby certify that this survey. plan, or
reDort was prepored by me or under my direct
supervision and that I am a duly Registered
land Surveyor under the laws of the State
of Minnesota.
~_. /' 9vP~r
~ote---=cJ 2 S J"WJ I g<:18' Reg. No. 8140
lot 12
FIRST ADDITION TO EASTWOOD
Scott County. Minnesota
Assumed bearinos shown
o Denotes iron monument
(Ex~i~) ~
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BRANDT ENGINEERING & SURVEYING @[S!;iO~~I~!
1 6 00 We s t 1 43 r d S t r e e t , Sui t e 2 O' 6 ~~J\JN 3 0 19oo ~I
Burnsville, tv1N 55306
(612) 435-1966 J28-1-98
Zonill~ Ordintulce
~
(4) ~tback ReQuirements:
-~
Natural Recreational General Tributary
Development Devolopment Development Development
Lakes Lake. Lakes Lakes
Structure
height setback 150 75 75 75
from OHW
(feet)
Unplatted
Cemetery (feet) 50 50 50 50
Structure
height 35 35 35 35
limitation (feet)
1104.303 Bluff Impact Zones: Structures and accessory facilities, except stairways and
landings, shall not be placed in bluff impact zones.
1
1104.304 Bluff Setbacks: The required setback from the Top of Bluff is detennined as
follows: as measured from the Top of Bluff, the upper end of a segment at
least 25 feet in length having an average slope less than 18%.
.......-...
BLUFF SETBACK
~
r"\
OJ)! of Prior LDke
May 1, 1999
1104/p6
JAN-27-2003 11:29
CITY OF PRIOR LAKE
9524474245
P.03
Zoning Ordi1lilnce
~
(4) Setback ReQuirements:
'"
Natural Recreational General Tributary
Development Development Development Development
Lakes Lakes Lakes Lakes
Structure
height setback 150 75 75 75
from OHW
(feet)
Unplatted
Cemetery (feet) 50 50 50 50
Structure
height 35 35 35 35
limitation (feet)
1104.303 Bluff Impact Zones: Structures and accessory facilities. except stairways and
landings, shall not be placed in bluff impact zones.
1
1104.304 Bluff Setbacks: The required setback from the Top of Bluff is detennined as
follows: as measured from the Top of Bluff, the upper end of a segment at
least 25 feet in length having an average slope less than 18%.
...-....
BLUFF SETBACK
1'"\
Ciry of Prior L/JU
May J, 1999
1l04/p6
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Established in 1962
LOT SURVEYS COMP AMY, 'MC.
LAND SURVEYORS
REGISTERED UNDER THE LAWS OF STATE OF MINNESOTA
7601 73rd A..-enue North 612-660-3093
Fax No. 560-3522
INVOICE
F .B.NO.
SCALE:
NO. 64796
722-13
1" = 20 I
o Denotes Iron Morunent
Mlnneapoll.. Klnn..ola 5&428
i'uru tY Dr! attrtifiratt
JWIE DAVID
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W JAN 1 6 2003 ~
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By r" / ~L
Lot 10, First Addition to Eastwood
Thf> only "osements shown ore from plots of record or information
provided by client.
We hI" "t>y certify Ihat this is a true and correct representation of
a !'Iurv",y of the boundaries of the above described land and the
IClcation of 011 buildings and visible encroachments, if any.
day of
February
y..;:v .Int.l lCO - o~ Signed
1996. ~~v'. JA~\ \~. t73 eC"'"10')~
{Z~II, ,~b"\ "'\ ,-z,.e>Q~ ACOO.
{lld< /l f ()~~~ '-,.
';1)1 veyed by us this 19th
Char_ r. Andereon, MIm. R~ No.21753
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LAND SURVEYORS
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22:34
76356133522
LARKIN &- HOFFMAN
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Prcpoood DrI._V - 479 oq, fl.
Prop, AddItion - lot4 oq. It.
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AGENDA ITEM:
SUBJECT:
SITE:
PRESENTER:
REVIEWED BY:
PUBLIC HEARING:
DATE:
CASE FILE:
INTRODUCTION
PLANNING REPORT
5A
CONSIDER AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A
BUILDING PERMIT FOR AN ADDITION TO AN
EXISTING SINGLE FAMILY DWELLING LOCATED
WITHIN THE BLUFF IMPACT ZONE
14958 PIXIE POINT CIRCLE SE
CYNTHIA KIRCHOFF, AICP, PLANNER
DONALD RYE, COMMUNITY DEVELOPMENT
DIRECTOR
X YES NO-N/A
FEBRUARY 24, 2003
03-09
Julie David is appealing the zoning administrator's decision, as provided for in
Section 1109.300 of the Zoning Ordinance, to deny a building permit for the
construction of an addition to an existing single family dwelling located within the
bluff impact zone on property located at 14958 Pixie Point Circle NE (Lot 10,
Eastwood 1st Addition).
BACKGROUND
TW Remodeling, on behalf of the appellant, applied for a building permit to
construct a living space and garage addition to an existing single family dwelling
located on a riparian lot on Prior Lake. Staff determined that the existing dwelling
is located in the bluff impact zone and consequently does not maintain any
setback from the top of the bluff as required by Section 1104.304 (see
Attachment 4). Therefore, it is a legal, non-conforming structure.
The Zoning Ordinance defines a bluff as "a topographic feature such as a hill,
cliff or embankment having the fol/owing characteristics:
> part or all of the feature is located in a Shoreland area;
> the slope rises at least 25 feet above the ordinary high water level of
the water body;
> the grade of the slope from the toe of the bluff to a point 25 feet or
more above the ordinary high water level averages 30% or more;
and
> the slope must drain towards the water body."
16200 Ea~~ Bffi~W~~p~~?p-RBA..~:MSR~W3l9972-1714 / Ph. (952) 447-4230 / Fax (9~2ptl47-4245
AN EQUAL OPPORTUNITY EMPLOYER
The top of the bluff is defined as "the highest point of the slope, as
measured from the toe of the bluff, where the grade becomes less than
30%." The bluff impact zone is "a bluff and land located within 20 feet
from the top of the bluff." Structures are prohibited in bluff impact zones
(Section 1104.303) (see Attachment 4).
BLUFF AND BLUFF IMPACT ZONE
Bluff Imp.ct Zone
Bruff (Slop_ 30% or Gr_.er)
...
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Section 1107.2303 (see Attachment 4) states in pertinent part "in the following
cases, construction is permitted on or within a legal, non-conforming structure:
[1] construction which is determined by the Building Official to be
necessary to bring the building into compliance with applicable health and
safety codes. [or]
[2] construction which does not extend, expand or intensify the non-
conformity. [or]
[3] routine maintenance and non-structural alterations and repair that do
not extend the useful economic life of the structure."
Section 1108.8400 states that a variance may be granted from the strict
application of the Zoning Ordinance "...in cases where by reason of narrowness,
shal/owness, shape of lot, exceptional topographic or water conditions, or other
extraordinary and exceptional conditions of the lot, the strict application of the
terms of the ordinance would result in particular difficulties or exceptional or
undue hardship to the owner of the lot in developing or using the lot in a manner
customary and legally permissible in the Use District in which said lot is located."
Since a variance can only be granted from a bulk standard (i.e., setbacks,
impervious surface, and height), a variance cannot be granted to expand or
locate a structure within the bluff impact zone. Furthermore, the ordinance
specifically prohibits structures in the bluff impact zone.
According to records on file at the City, the existing dwelling was constructed in
1958. The existing dwelling is shown 76 feet from the ordinary high water level
on the survey submitted with the building permit application.
L:\03 Files\03 Appeals\03-09 David\PC REPORT. doc Page 2
DISCUSSION
The appellant would like to construct an addition on the street side of the existing
legal, non-conforming dwelling. Based upon the survey submitted with the
building permit application, staff believes the existing dwelling and all but a small
portion of the proposed addition is located within the bluff impact zone. As
previously noted, Zoning Ordinance Section 1104.303 and Minnesota Rule
6120.3300 Subp. 3 C. (see Attachment 4) prohibit structures within this area.
The appellant contends that the dwelling is not located in the bluff impact zone
and that the top of bluff is located at the 936' contour based upon a survey from
an adjacent property that noted the top of bluff. Based upon the bluff definition
and the City's past interpretation of the bluff ordinance, staff believes the top of
bluff is located at the 951 '/952' contour (see Attachment 3). Therefore, the
addition, excluding a small portion of the southwest corner, is in the bluff impact
zone and neither a building permit nor variance can be granted.
CONCLUSION
According to the topographic survey submitted by the applicant with the building
permit application, the existing dwelling is located in the bluff impact zone, and is
thus non-conforming. The Zoning Ordinance specifically states that structures
are prohibited in the bluff impact zone, and that expansion of a non-conformity is
prohibited. Therefore, staff recommends the Planning Commission uphold the
decision of the zoning administrator to deny the building permit because the
proposed addition is not in compliance with relevant provisions of the Zoning
Ordinance.
ALTERNATIVES
1. Uphold the zoning administrator's decision to deny a building permit in
the bluff impact zone because the Planning Commission finds a lack of
demonstrated support for the applicant's interpretation of the top of the
bluff. A resolution reflecting this decision is attached to this report.
2. Reverse the decision of the zoning administrator. In this case, the
Planning Commission should direct staff to prepare a Resolution with
findings approving the Appeal request.
3. Defer action on this request for specific reasons.
RECOMMENDATION
Staff recommends alternative No.1.
L:\03 Files\03 Appeals\03-09 David\PC REPORT. doc
Page 3
ACTION REQUIRED
Motion and second adopting Resolution 03-01 PC denying an Appeal of the
Zoning Administrator's decision to deny a building permit for an addition in the
bluff impact zone.
ATTACHMENTS
1. Resolution 03-01 PC
2. Location map
3. Top of bluff
4. Applicable ordinances and state rule
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT.doc
Page 4
RESOLUTION 03-01 PC
A RESOLUTION DENYING AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A BUILDING PERMIT FOR THE
CONSTRUCTION OF AN ADDITION IN THE BLUFF IMPACT ZONE
WHEREAS: Julie David has filed a timely Appeal of the Zoning
Administrator's decision to deny a building permit for the
construction of an addition to an existing single family dwelling
located in the bluff impact zone on property located in the R-1
(Low Density Residential) District and the SD (Shoreland) District
at the following location, to wit;
14958 Pixie Point Circle NE, legally described as Lot
10, Eastwood 1st Addition, Scott County, MN
WHEREAS: The Board of Adjustment has reviewed the request for an Appeal
as contained in Case #03-09PC and held a public hearing on the
appeal on February 24, 2003.
WHEREAS: The Board of Adjustment has upheld the decision of the Zoning
Administrator's decision to deny the building permit.
FINDINGS
NOW THEREFORE BE IT RESOLVED BY the Board of Adjustment of the City
of Prior Lake, Minnesota;
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The Board of Adjustment of City of Prior Lake adopts the following
findings:
a. Pursuant to Minnesota Statute 103F.221 Municipal Shoreland
Management, the City of Prior Lake adopted a shoreland ordinance
reviewed and approved by the Department of Natural Resources. Section
113F.221, Subd. 1 (a) specifically states, "a municipality having shoreland
within its corporate boundaries must submit ordinances or rules affecting
the use and development of its shorelands to the commissioner for
review. "
1:\03 files\03 appeals\03-09 david\deny resol.doc
1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
b. The Shoreland District and bluff setback provIsions of the Zoning
Ordinance intend to protect the integrity of the natural characteristics of
lakeshore property and the health, safety, and welfare of the public.
c. The City's practice in applying the bluff ordinance is that the toe of the
bluff begins at or above the ordinary high water level. We have
consistently applied this interpretation.
d. Section 1104.303 of the Zoning Ordinance specifically states, "structures
and accessory facilities, except stairways and landings, shall not be
placed in bluff impact zones."
e. The proposed living space and garage addition is located within the bluff
impact zone.
f. The appellant has not demonstrated reasonable or factual support to
justify her interpretation of the top of the bluff and bluff impact zone.
3. The contents of Planning Case #03-09PC are hereby entered into and
made a part of the public record and the record of decision for this case.
CONCLUSION
Based upon the findings set forth above, the Board of Adjustment hereby denies
the Appeal of the Zoning Administrator's decision to deny the building permit for
the construction of an addition to an existing single family dwelling located in the
bluff impact zone (as shown in Attachment 1), based upon the following:
1. The purpose of bluff ordinance is to prevent erosion and protect the
natural character of the land.
2. The City bluff ordinance prohibits structures within the bluff impact
zone.
3. The proposed addition is located in the bluff impact zone.
Therefore, the Board of Adjustment upholds the Zoning Administrator's decision.
Adopted by the Board of Adjustment on February 24, 2003.
Anthony Stamson, Chair
ATTEST:
Donald R. Rye, Community Development Director
1:\03 files\03 appeals\03-09 david\deny resol.doc
2
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MEMORANDUM
TO:
Planning Commission
FROM:
Cynthia R. Kirchoff, AICP, Planner
DATE:
February 21, 2003
RE:
Item 5 A, Julie David Appeal
The City of Prior Lake received information concerning the above referenced
application after the Planning Commission packet was distributed, thus it is being
mailed under separate cover.
Attached is a letter from the Department of Natural Resources (DNR) concerning
the interpretation of State Rule 6120.3300 Supb. 3 C., which prohibits structures
within the bluff impact zone. The DNR supports the City's contention that a
variance cannot be granted to allow the appellant's addition within the bluff
impact zone.
Also, the City employed an outside engineer for an impartial second opinion to
determine the top of the bluff on the subject site. Attached is a letter with his bluff
determination.
Attachments
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Jan 27 03 04:5110
tcBestHome.com inc.
952-933-8690
10.2
Julie David
14958 PiXie Point Cirele
Pder lake. M155312
(9521 440-1988
E-mail: iJlavid@nr.ct.nln.us
January 27,2203
To: City of Prior Lake
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372
Attention: Cynthia Kirchoff
Re: Bluff Delineation On My Homesite
Cynthia,
I want to appeal your decision in regards to the slope delineation on my
homesite. It is my understanding that this needs to be appealed to the
Planning Commission and that the appeal fee is $75.00. Please note that I
wish this issue to be placed on the Planning Commission agenda as soon as
possible.
Sincerely,
- '\\-W 'U'-v4 J
Julie David
Enclosure
.
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02/21/2003 09:10
5517727977
m,jRCEtHRALREG I Ot~
PAGE 01/01
Minnesot~ nenartment of N atnral Resources
centia:r~g1oriWateFs - 12UO Warner Roaer, St. Paul. MN 55106-6793
Telephone: (651) 772-7910 Fax: (651) 772-7977
February 20, 2003
Ms. Cynthia Kirchoff
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372-1714
RE: 14958 Pixie Point Circle, Lower Prior Lake
Dear Ms. Kirchoff:
You and I communicated via e-mail on. January 16 and January 22 of this year regarding the proposed improvements at 14958
Pi-ae Point Circle on Lower Prior Lake. The proposed improvements include removal of an existing detached double garage and
replacement with additional living space and attached double garage commencing from the existing single family dwelling on the
lot and extending rearward toward Pixie Point Circle. I stopped by to briefly"iew the site last week.
It has been determined the existing home and a portion of the existing detached garage are located within a bluff, as defined in
your shoreland zoning ordinance. The present condition represents an existing noncoofomrity on a platted lot of rerord.
The city attorney has advised you that because of the fact the existing structure is located in the bluff itself, no variance can be
granted which extends, expands, or intensifies the non-conformity. The proposed improvements would occur v.itbin the bluff,
and thus e).-pand and intensify the existing non-conformity.
In my e-mail to you on. January 22, 2003, I indicated that my supervisor and I had reviewed the materials you submitted to me,
and concurred with the advice of the city attorney.
The purpose of the bluff regulations in shoreland areas is twofold First, the restrictions on ~ading, building, and vegetation
alteration are intended to protect the structural integrity of these fragile topographic features so as to prevent erosion and slope
failure. The second, but perhaps less aitical purpose is to protect the visual attributes of bluffs. In areas of existing
development or where the bluff has been previously alter~ this becomes less of a concern.
There has been bluff failure in the vicinity of the subject property in the past It is imperative that sound shorelandmanagc:meot
in bluff areas be administered to redure to potential for future failure.
If you have any:further questions in this regard, please call me: at 651-772-7917.
Sincerely,
~\'
Patrick J. Lynch ill
Area Hydrologist
DNR Information: 651-296-6157 . 1-888-646-6367 · TTY: 651-296-5484 · 1-800-657-3929
An Equal OppC>ltunit)' Employer
Who V31ue~ Diversity
r. Printed on Recycled Paper Containing a
-.., Mmimum of 20% Post-Consumer Waste
BONESTROO ROSENE ANDERLIK R
a Bonestroo
. . Rosene
~ Anderlik &
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Engineers & Architects
Fehruary 21. 200J
Cynthia R Kirchon-
Clly Plannt:r
City of Prior Lake
16200 Eagle Creek Ave. S.E.
Prior Lake, MN 55372-1714
W 6516361311
02/21/03 09:11 B :02/04 NO:085
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Re: Bluff determination for Ms. Julie David residence. 14C)5g Pixie Poinl Circle SE
Ms. Kirchoff,
In your letter dated February 5, 2003 you requested that BonCSlrOl1 idcnli fy hlufr and
bluff impact zone for the above referenced property. Per your instruclions we pL:rfllrmcd
the following:
1. Reviewed applicable city ordinance.
2. Reviewed documents, particularly the certificale oflol survey, provided by Ms.
David and her representatives.
3. Visited Ihe David residence with the city allomey to review site consideratIons
with Ms. David.
4. Portrayed the bluff graphically.
5. Prepared a written report summarizing our findings
For the pUrpOSc1S or determining the lop of bluff. bluff impact lone, ~nd bluff selback we
assumed the following:
1. Toe of bluff at the Prior Lake OHW of904.0 (loe assumption confimlcd by
MnDNR staft).
2. Top ofhluff determined as the point where average slope from the toe rf.lll~ below
JO%.
2335 West Highway 36 · St. PaLlI, MN 55113.651-636-4600. Fax: 651-636-1311
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BONESTROO ROSENE ANDERLIK R
1i1 6516361311
02/21/03 09:11 L9 :03/04 NO:085
Lelia 10 Cynthia Kirrhotr
Fl'Iml/lrI' 2 J. J 003
Page 2 of 1
3. Blutl impact zone defined as land located within 20 feet. up gradient. of top of
bluff.
4. Blull setback defined as tht: upper end of t\ segment at lellst 25 feet in length
where average slope fulls below 18%.
From loe of slope we used three lines to graphically develop ground profiles: line 1 on
the western part ufthe property. line 2 central. and line 3 on the eastern portion oCthe
property. The attached figure shows these lines superimposed on the certificate of lot
survey.
Three attllched sheets show ground profile along the lines as well as a line representing
the 30%, average slope. According to our assumptions, top of bluff is detcnnincd a.~ the
point where the 30% average slope line intersects the actual ground profile.
The dctcnnination based on the three profiles places the top of bluff on a line that crOises
through the garage of the David residence. Wo have superimposed this lop ofhlufr line
on the "ttachcd figure. We have not delineated the bluff sethack si nce, hased on our
determination, this lies within the Pixie Point Circle right-t)r-way.
If you have any questions regarding this bluff determination please contact me.
Sincerely,
Bonestro
Robert R. Barth
attachments
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AGENDA ITEM:
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SITE:
PRESENTER:
REVIEWED BY:
PUBLIC HEARING:
DATE:
CASE FILE:
INTRODUCTION
PLANNING REPORT
6A
CONSIDER AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A
BUILDING PERMIT FOR AN ADDITION TO AN
EXISTING SINGLE FAMILY DWELLING LOCATED
WITHIN THE BLUFF IMPACT ZONE
14958 PIXIE POINT CIRCLE SE
CYNTHIA KIRCHOFF, AICP, PLANNER
JANE KANSIER, PLANNING COORDINATOR
YES _X_ NO-N/A
APRIL 14,2003
03-09
Julie David is appealing the zoning administrator's decision, as provided for in
Section 1109.300 of the Zoning Ordinance, to deny a building permit for the
construction of an addition to an existing single family dwelling located in the bluff
impact zone on property located at 14958 Pixie Point Circle NE (Lot 10,
Eastwood 1st Addition) (see Attachment 2).
BACKGROUND
On February 24, 2003, the Planning Commission tabled this item, upon request
of the appellant, to allow the appellant additional time for preparation. The
PlanninQ Commission closed the public hearinQ and tabled the appeal aQain on
March 24, 2003, so that staff could review the additional material submitted after
the PlanninQ Commission report was drafted and distributed. The report has
been updated. All new information is underlined.
TW Remodeling, on behalf of the appellant, applied for a building permit to
construct a living space and garage addition to an existing single family dwelling
located on a riparian lot on Prior Lake. Staff determined that the existing dwelling
is located in the bluff impact zone and consequently does not maintain any
setback from the top of the bluff as required by Section 1104.304 (see
Attachment 4). Therefore, it is a legal, non-conforming structure.
The Zoning Ordinance defines a bluff as "a topographic feature such as a hill,
cliff or embankment having the following characteristics:
> part or all of the feature is located in a Shoreland area;
16200 ~€\I~~W~~p~\0~~\ptQiR~~~~9Q'2-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245 Page 1
AN EQUAL OPPORTUNITY EMPLOYER
> the slope rises at least 25 feet above the ordinary high water level of
the water body;
> the grade of the slope from the toe of the bluff to a point 25 feet or
more above the ordinary high water level averages 30% or more;
and
> the slope must drain towards the water body."
The top of the bluff is defined as "the highest point of the slope, as measured
from the toe of the bluff, where the grade becomes less than 30%." The bluff
impact zone is "a bluff and land located within 20 feet from the top of the bluff."
Structures are prohibited in bluff impact zones (Section 1104.303) (see
Attachment 5).
BLUFF AND BLUFF IMPACT ZONE
Bluff Imp.ct Zone
Bruff (Slop_ 30% or Gr....r)
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Section 1107.2303 (see Attachment 5) states in pertinent part "in the following
cases, construction is permitted on or within a legal, non-conforming structure:
[1] construction which is determined by the Building Official to be
necessary to bring the building into compliance with applicable health and
safety codes. [or]
[2] construction which does not extend, expand or intensify the non-
conformity. [or]
[3] routine maintenance and non-structural alterations and repair that do
not extend the useful economic life of the structure."
Section 1108.8400 states that a variance may be granted from the strict
application of the Zoning Ordinance ".. .in cases where by reason of narrowness,
shallowness, shape of lot, exceptional topographic or water conditions, or other
extraordinary and exceptional conditions of the lot, the strict application of the
terms of the ordinance would result in particular difficulties or exceptional or
undue hardship to the owner of the lot in developing or using the lot in a manner
customary and legally permissible in the Use District in which said lot is located."
Since a variance can only be granted from a bulk standard (Le., setbacks,
impervious surface, and height), a variance cannot be granted to expand or
locate a structure within the bluff impact zone. Furthermore, the ordinance
specifically prohibits structures in the bluff impact zone.
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT2.doc
Page 2
According to records on file at the City, the existing dwelling was constructed in
1958. The existing dwelling is shown 76 feet from the ordinary high water mark
(OHWM) (904') on the survey submitted with the building permit application.
Since a single family dwelling and detached garage are both present on property,
the owner has a reasonable use.
DISCUSSION
The appellant would like to construct an addition on the street side of the existing
legal, non-conforming dwelling. Based upon the survey submitted with the
building permit application, staff believes the existing dwelling and all but a small
portion of the proposed addition are located within the bluff impact zone. As
previously noted, Zoning Ordinance Section 1104.303 and Minnesota Rule
6120.3300 Subp. 3 C. (see Attachment 5) prohibit structures within this area.
The appellant contends that the dwelling is not located in the bluff impact zone
and that the top of bluff is located at the 936 foot contour, based upon a survey
from an adjacent property that noted the top of bluff. On March 20th the appellant
submitted a revised survey that includes profiles of three seQments in order to
demonstrate that the top of the bluff is now located in front of the dwellinQ,
towards Pixie Point Circle (see Attachment 8). However, the profiles indicate that
all three seQments exceed 30 percent slope, so the top of bluff is not where the
revised survey indicates. Furthermore. the seQments do not start at the ordinary
hiQh water mark (OHWM) of Prior Lake. (Note: If seQment #1 is extended
another 40 feet, to the front of the proposed addition, the Qrade is still 32 percent
(see Attachment 9).
The ordinance requires the slope to be measured from the OHWM. The
exception would be where there are two distinct bluffs separated by a plateau.
The location of the second toe would have to comply with the definition
previously mentioned. In the instant case, however, the toe of the bluff starts at
the OHWM or 904' contour, which is obvious from the survey. The toe of the
bluff cannot be randomly selected, as was done on the revised survey, because
that does not provide a true determination of the top of bluff. This is not the
intent of the ordinance. AccordinQ to Minnesota Rules 6120.3300, the purpose of
the shoreland ordinance is to "to maintain natural characteristics of shorelands ...
{bv] requlat{inq{ lot sizes, placement of structures, and alteration of shoreland
areas." Every provision of the shoreland ordinance is concerned with the
OHWM, and the bluff determination is no different. The bluff protection
ordinance, which was adopted as part of the shoreland ordinance, does not apply
to properties outside the shoreland overlay district.
To reiterate, based upon the bluff definition and the City's past interpretation of
the bluff ordinance, staff believes the top of bluff is located at the 951/952 foot
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT2.doc
Page 3
contour (see Attachment 4), which would place the existing dwelling and all but a
small portion of the proposed addition within the bluff impact zone.
As a means of providing an impartial second opinion on the determination of top
of bluff, the City employed a consultant engineer, who verified that the top of bluff
extends through the existing garage or is at the 952 foot contour (see Attachment
7). This is approximately the same location as staffs calculation.
Therefore, the addition is in the bluff impact zone and neither a building permit
nor variance can be granted, pursuant to the zoning ordinance and Minnesota
State Rules. The Department of Natural Resources (DNR) confirmed this
interpretation (see Attachment 6).
Given the fact that many properties around Prior Lake contain steep slopes with
nonconforming dwellings in the bluff impact zone, staff believes that there is an
equity issue with developed and undeveloped shoreland lots. An ordinance
amendment that would permit additions and alterations to existing nonconforming
structures provided the addition does not extend any further into the bluff impact
zone or bluff setback appears to offer a reasonable opportunity for such
dwellings to be upgraded without causing further environmental damage. The
Planning Commission will hear this proposed zoning ordinance amendment prior
to taking action on this item.
CONCLUSION
According to the topographic survey submitted by the applicant with the building
permit application, the existing dwelling is located in the bluff impact zone, and is
thus non-conforming. The Zoning Ordinance and Minnesota Rules specifically
state that structures are prohibited in the bluff impact zone. Furthermore, the
Zoning Ordinance prohibits the expansion of a non-conformity. Therefore, staff
recommends the Planning Commission uphold the decision of the zoning
administrator to deny the building permit because the proposed addition is not in
compliance with relevant provisions of the Zoning Ordinance.
AL TERNA TIVES
1. Uphold the zoning administrator's decision to deny a building permit in
the bluff impact zone because the Planning Commission finds a lack of
demonstrated support for the applicant's interpretation of the top of the
bluff. A resolution reflecting this decision is attached to this report.
2. Reverse the decision of the zoning administrator. In this case, the
Planning Commission should direct staff to prepare a Resolution with
findings approving the Appeal request.
3. Defer action on this request for specific reasons.
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT2.doc
Page 4
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RECOMMENDATION
Staff recommends alternative No.1.
ACTION REQUIRED
Motion and second adopting Resolution 03-01 PC denying an Appeal of the
Zoning Administrator's decision to deny a building permit for an addition in the
bluff impact zone.
ATTACHMENTS
1. Resolution 03-01 PC
2. Letter of Appeal
3. Location map
4. Top of bluff
5. Applicable ordinances and state rule
6. Letter from DNR dated February 20, 2003
7. Letter from Bonestroo dated February 21,2003
8. Revised survey
9. Staff prepared profiles
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT2.doc Page 5
ATTACHMENT 1
RESOLUTION 03-01 PC
A RESOLUTION DENYING AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A BUILDING PERMIT FOR THE
CONSTRUCTION OF AN ADDITION IN THE BLUFF IMPACT ZONE
WHEREAS: Julie David has filed a timely Appeal of the Zoning
Administrator's decision to deny a building permit for the
construction of an addition to an existing single family dwelling
located in the bluff impact zone on property located in the R-1
(Low Density Residential) District and the SD (Shoreland) District
at the following location, to wit;
14958 Pixie Point Circle NE, legally described as Lot 10,
Eastwood 1st Addition, Scott County, MN
WHEREAS: The Board of Adjustment has reviewed the request for an Appeal
as contained in Case #03-09PC and held a public hearing on the
appeal on March 24, 2003.
WHEREAS: The Board of Adjustment has upheld the decision of the Zoning
Administrator's decision to deny the building permit.
FINDINGS
NOW THEREFORE BE IT RESOLVED BY the Board of Adjustment of the City
of Prior Lake, Minnesota;
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The Board of Adjustment of City of Prior Lake adopts the following
findings:
a. Pursuant to Minnesota Statute 103F.221 Municipal Shoreland
Management, the City of Prior Lake adopted a shoreland ordinance
reviewed and approved by the Department of Natural Resources. Section
113F.221, Subd. 1 (a) specifically states, "a municipality having shoreland
within its corporate boundaries must submit ordinances or rules affecting
the use and development of its shorelands to the commissioner for
review. "
"
1:\03 files\03 appeals\03-09 david\deny resol.doc
1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
b. The Shoreland District and bluff setback provIsions of the Zoning
Ordinance intend to protect the integrity of the natural characteristics of
lakeshore property and the health, safety, and welfare of the public.
c. The City's practice in applying the bluff ordinance is that the toe of the
bluff begins at or above the ordinary high water level. We have
consistently applied this interpretation.
f. Section 1104.303 of the Zoning Ordinance and Minnesota Rules
6120.3300 Subp. 3 C. specifically state, "structures and accessory
facilities, except stairways and landings, shall not be placed in bluff impact
zones."
g. Staff determined that the top of bluff is located at the 951 '/952' contour
and that the proposed living space and garage addition is located within
the bluff impact zone.
h. The consultant engineer confirmed that the top of bluff is located at the
952' contour and that the existing dwelling and proposed addition are
located within the bluff impact zone.
i. The City and Department of Natural Resources have determined that the
proposed addition is an expansion of a non-conforming use.
- ~ The appellant has not demonstrated reasonable or factual support to
. justify her interpretation of the top of the bluff and bluff impact zone.
3. The contents of Planning Case #03-09PC are hereby entered into and
made a part of the public record and the record of decision for this case.
CONCLUSION
Based upon the findings set forth above, the Board of Adjustment hereby denies
the Appeal of the Zoning Administrator's decision to deny the building permit for
the construction of an addition to an existing single family dwelling located in the
bluff impact zone (as shown in Attachment 1), based upon the following:
1. The purpose of the bluff ordinance is to prevent erosion and protect
the natural character of the land.
2. The City bluff ordinance prohibits structures within the bluff impact
zone.
3. The existing dwelling and proposed addition are located in the bluff
impact zone.
"
1:\03 files\03 appeals\03-09 david\deny resol.doc
2
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Therefore, the Board of Adjustment upholds the Zoning Administrator's decision.
Adopted by the Board of Adjustment on March 24, 2003.
Anthony Stamson, Chair
ATTEST:
Donald R. Rye, Community Development Director
~
1:\03 files\03 appeals\03-09 david\deny resol.doc
3
bt&bU.hed In 1882
LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
REGISTZRED UNDER THE LAWS or STATE or MINNESOTA
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n,. only -f')Semef'lts shown ore from plots of record or information
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o 9""'.Y of the boundaries of the above described kind and the
l(\Gotm of all buitdinqs and visible encroachments. if any,
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ATTACHM-=NT 2
Julie David
14958 PiXie Point Circle
Prior lake, Mil 55312
[952l440-1988
I-mail: i.david@nr.cc.mllus
January 27, 2203
To: City of Prior Lake
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372
Attention: Cynthia Kirchoff
Re: Bluff Delineation On My Homesite
Cynthia,
I want to appeal your decision in regards to the slope delineation on my
homesite. It is my understanding that this needs to be appealed to the
Planning Commission and that the appeal fee is $75.00. Please note that I
wish this issue to be placed on the Planning Commission agenda as soon as
possible.
Sincerely,
- \~Ld 'lJ>-v-(' J
J uIie David
Enclosure
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ATTACHMENT 3
Location Map
for David
Prior
Lake
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ERMINeD
LUFF
By
Lot 10. First ^ddition to Eastwood
\
.
Thfll only ""s~me"ts shown ore from plots of r~cord or information
provided '-''1 clil!!nt.
WfI! ""'''''y certify 'hot thi!\ is 0 tru., nnd corr~(':\ reprp.sentotion of
n ~urv~y of the boundaries of Ihe nbo'ie de!cf'ibed Iond ond the
~oUnn ", 011 buildin9s and visible encf'oachments. if ony.
,
TOP OF BLUF
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ATTACHMENT 5
Zoni,,~ Ordinance
(4) Setback Requirements:
Natural Recreational General Tributary
Development Development Development Development
Lakes Lakes Lakes Lakes
Structure
height setback 150 75 75 75
from OHW
(feet)
Unplatted
Cemetery (feet) 50 50 50 50
Structure
height 35 35 35 35
limitation (feet)
~ 1104.303 Bluff Impact Zones: Structures and accessory facilities, except stairways
and landings, shall not be placed in bluff impact zones.
-+ 1104.304 Bluff Setbacks: The required setback from the Top of Bluff is determined as
follows: as measured from the Top of Bluff, the upper end of a segment at
least 25 feet in length having an average slope less than 18%.
BLUFF SETBACK
----1
.
City of Prior Lake
May 1, 1999
l104/p6
APPLICABLE ORDINANCES
Zoning Ordinance
taken, to achieve the redevelopment. These action steps may include,
but are not limited to, solicitation of developers, the purchase of property,
environmental testing or remediation, demolition of structures and other
similar activities.
d. Reduction in Intensity. A non-conforming land use may be changed to a
less intense non-conforming land use subject to approval by the Zoning
Administrator. The property owner or tenant has the burden of providing
evidence that the proposed land use is less intense than the existing non-
conforming land use. The Zoning Administrator shall consider the evidence
provided by the property owner or tenant in evaluating relative intensities,
including, but not limited to each of the following factors:
~ Hours of Operation;
~ Signage;
~ Off-street parking and loading;
~ Nature of business operations;
~ Type of equipment or machinery;
~ Outdoor storage;
~ Number of employees;
~ Aesthetic impacts on surrounding property;
~ Property values.
The decision of the Zoning Administrator may be appealed in the manner set
forth in subsection 1109.300.
(2) Nonconforming Structures.
----+ a. Permitted Construction. In the following cases, construction is permitted
on or within a legal non-conforming structure:
~ Construction which is determined by the Building Official to be necessary
to bring the building into compliance with applicable health and safety
codes.
~ Construction which does not extend, expand or intensify the non-
conformity .
~ Routine maintenance and non-structural alterations and repairs that do
not extend the useful economic life of the structure.
b. Any single family detached dwelling unit which exists on May 1, 1999, the
effective date of this Ordinance, on any nonconforming lot located within the R-1,
R-2, or R-3 Use District which is later destroyed by fire or other natural disaster
may be rebuilt if a building permit for reconstruction is issued within 365 days of
its destruction and if it otherwise conforms with the provisions of this Ordinance.
This provision allows a structure to be rebuilt as long as it meets setback, lot
coverage, impervious surface and other applicable provisions. If the structure
does not meet these standards, a variance will be required.
(3) Non-Conformity as a Result of Government Action. If a governmental body
takes land by exercise of its right of eminent domain and by that taking creates a ..
City of Prior Lake
May 22,1999
l107/p51
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Minnesota Rule 6120.3300 SUBP.3
Page 6 of 14
placement of structures in relation to high water elevation.
Where state-approved, local flood plain management controls
exist, structures must be placed at an elevation consistent with
the controls. Where these controls do not exist, the elevation
to which the lowest floor, including basement, is placed or
flood-proofed must be determined as follows:
(1) For lakes, by placing the lowest floor at a
level at least three feet above the highest known wat~r l~v~l,
or three feet above the ordinary high water level, whichever is
higher. In instances where lakes have a history of extreme
water level fluctuations or have no outlet capable of keeping
the lake level at or below a level three feet above the ordinary
high water level, local controls may require structures to be
placed higher.
(2) For rivers and streams, by placing the lowest
floor at least three feet above the flood of record, if data are
available. If data are not available, by placing the lowest
floor at least three feet above the ordinary high water level,
or by conducting a technical evaluation to determine effects of
proposed construction upon flood stages and flood flows and to
establish the flood protection elevation. Under all three
approaches, technical evaluations must be done consistent with
parts 6120.5000 to 6120.6200 governing the management of flood
plain areas. If more than one approach is used, the highest
flood protection elevation determined must be used for placing
structures and other facilities.
(3) Water-oriented accessory structures may have
the lowest floor placed lower than the elevation determined in
this subpart if the structure is constructed of flood-resistant
materials to the elevation, electrical and mechanical equipment
is placed above the elevation and, if long duration flooding is
anticipated, the structure is built to withstand ice action and
wind-driven waves and debris.
~ c. Bluff impact zones.
facilities, except stairways
within bluff impact zones.
Structures and accessory
and landings, must not be placed
D. Steep slopes. Local government officials must
evaluate possible soil erosion impacts and development
visibility from public waters before issuing a permit for
construction of sewage treatment systems, roads, driveways,
structures, or other improvements on steep slopes. When
determined necessary, conditions must be attached to issued
permits to prevent erosion and to preserve existing vegetation
screening of structures, vehicles, and other facilities as
viewed from the surface of public waters, assuming summer,
leaf-on vegetation.
~
E. Proximity to unplatted cemeteries and significant
historic sites. No structure may be placed nearer than 50 feet
from the boundary of an unplatted cemetery protected under
Minnesota Statutes, section 307.08, unless necessary approval is
obtained from the Minnesota State Archaeologist's Office. No
structure may be placed on a significant historic site in a
manner that affects the values of-the iite unless adequate
information about the site has been removed and documented in a
public repository.
....~'~.,,~"'......_----_..,..,--'------,-----_~~"___._,.,~w,_~..__._~~~~_,_._>__"_.,.,.._....___'"..~~._~__.,, "".'__.'~__""__"_''"~''__
ATTACHMEN~6
Minnesota nenartment of Natural ResQurces
CentfarXeglon Witefs - 12UO Warner Roa~- St. Paul, 1JN 55106-6793
Telephone: (651) 772-7910 Fax: (651) 772-7977
February 20, 2003
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Ms. Cynthia Kirchoff
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372-1714
RE: 14958 Pixie Point Circle, Lower Prior Lake
Dear Ms. Kirchoff:
You and I communicated via e-mail on January 16 and January 22 of this year regarding the proposed improvements at 14958
Pixie Point Circle on Lower Prior Lake. The proposed improvements include removal of an existing detached double garage and
replacement with additional living space and attached double garage commencing from the existing single family dwelling on the
lot and extending rearward toward Pixie Point Circle. I stopped by to briefly view the site last week.
It has been determined the existing home and a portion of the existing detached garage are located within a bluff, as defined in
your shoreland zoning ordinance. The present condition represents an existing nonconformity on a platted lot of record
The city attorney has advised you that because of the fact the existing structure is located in the bluff itself. no variance can be
granted which extends, expands, or intensifies the non-conformity. The proposed improvements would occur within the bluff,
and thus expand and intensify the existing non-conformity.
In my e-mail to you on January 22,2003, I indicated that my supervisor and I had reviewed the materials you submitted to me,
and concurred with the advice of the city attorney.
The purpose of the bluff regulations in shoreland areas is twofold First, the restrictions on grading, building, and vegetation
alteration are intended to protect the structural integrity of these fragile topographic features so as to prevent erosion and slope
failure. The second, but perhaps less critical purpose is to protect the visual attributes of bluffs. In areas of existing
development or where the bluffhas been previously altered, this becomes less of a concern.
There has been bluff failure in the vicinity of the subject property in the past It is imperative that sound shore1and management
in bluff areas be administered to reduce to potential for future failure.
If you have any further questions in this regard, please call me at 651-772-7917.
Sincerely,
~\'
Patrick J. Lynch
Area Hydrologist
DNR Information: 651-296-6157 · 1-888-646-6367 · TIY: 651-296-5484 · 1-800-657-3929
An Equal Opponunity Employer
Who Values Diversity
~ Printed on Recycled Paper Containing a
"... Minimum of 20% Post-Consumer Waste
J!JJ Bonestroo
. _ Rosene
~ Anderlik &
1 ~ 1 Associates
Engineers & Architects
Bonestroo. Rosene, Anderlik and Associates. Inc. is an Affirmative Action/aNMI!tJlFl"'l~"" 7
and Employee Owned '" I I "'",nIVIE;I,. I
Principals: Otto G. Bonestroo. PE. . Marvin L. Sorvala. I'E. . Glenn R. Cook. PE. . Robert G. Schunrcht. PE. .
Jerry A. Bourdon, PE. . Mark A. Hanson, P.E.
Senior Consultants: Robert W. Rosene, PE. . JOSeph C. Anderllk, P.E . Richard E. Turner, P.E. . Susan M. Eberlin, C.P.A.
Associate Principals: KeIrn A. Gordon, P.E. . Robert R. Preftecrle. P.E. . I~jchard W. Foster. PE. . David O. LOSkot3. P.E. .
Michael TRautmann. PE. . Ted K. Field. P.E . Kenneth P. Anoerson. P.E. . Mark R. Rolfs. P.E. . David A. Bonestroo. M.B.A. .
Slaney P Williamson, P.E.. LS. . Agnes M. Ring. M.B.A. . Allan Rick Scnmldt. P.E. . Thomas W. Peterson. P.E. .
James R. Maland. PE. . Miles B. Jensen. PE. . L. Phillip Gravel III. PE . Dan.el J. Edgerton. I'E. . lsmael Martinez. PE. .
Thomas A. SyFko, PE. . SheldOh J JOhnson' Dale A Grove. P.E . Thomas A. Roushar. P.E. . Robert J. Devery. P.E.
Offices: St. Paul. St. Cloud. Rochester and Wl/lmar. MN . MilwaUKee. WI . Chicago. IL
\X!ebsite: www.bonestroO.com
\
I
February 21. 2003
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:', " '. ~'=z.. l' .---
Cynthia R. Kirchoff
City Planner
City of Prior Lake
16200 Eagle Creek Ave. S.E.
Prior Lake, MN 55372-1714
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Re: Bluff determination for Ms. Julie David residence, 14958 Pixie Point Circle SE
:.:{s. Kirchoff,
In your letter dated February 5, 2003 you requested that Bonestroo identify bluf:- and
bluff impact zone for the above referenced property. Per your instructions '\'e ;::~r,f;)rmed
the following:
I. Reviewed applicable city ordinance.
j Reviewed documents, particularly the certificate of lot survey, provided b:,' .Ms.
David and her representatives.
3. Visited the David residence with the city attomey to review site conside:-a: ~C'n:~
with Ms. David.
4. Portrayed the bluff graphically.
5. Prepared a Vvntten report summarizing our findings.
For the purposes of determining the top of bluff, bluff impact zone. and bill fr sei:),lCk v;e
assumed the following:
1. Toe of bluff at the Prior Lake OHW of904.0 (toe assumption conflnned by
MnDNR staff).
2. Top of bluff detern1ined as the point where average slope from the loe falis b-;:Io\v
300;'0.
..
2335 West Highway 36 · St. Paul, MN 55113. 651-636-4600 . Fax: 6~. ;J6-1311
Letter to Cynthia Kirchoff
FebrualY 21.2003
Page 2 of~
3. Bluff impact zone defined as land located within 20 feet, up gradient, of top of
bluff.
4. Bluff setback defined as the upper end of a segment at least 25 feet in length
where average slope falls below 18%.
From toe of slope we used three lines to graphically develop ground profiles: line 1 on
the western part of the property, line 2 central, and line 3 on the eastern portion of the
property. The attached figure shows these lines superimposed on the certificate of lot
survey.
Three attached sheets show ground profile along the lines as well as a line representing
the 30% average slope. According to our assumptions, top of bluff is determined as the
point where the 30% average slope line intersects the actual ground profile.
The determination based on the three profiles places the top of bluff on a line that crosses
through the garage of the David residence. We have superimposed this top ofbluffline
on the attached figure. We have not delineated the bluff setback since, based on our
determination, this lies within the Pixie Point Circle right-of-way.
If you have any questions regarding this bluff determination please contact me.
Sincerely,
Bonestro
Robert R. Barth
attachments
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Ealabliued in 1lJ82
LOT SURVEYS COMPAMY, IMC.
LAND SURVEYORS
REGISTERED UNDER THE LAI'S or STATE Dr KINNESOn
NVOlCE NO. 64796
F.B.NO 722-13
SCALE: 1" = 20'
o o.not.. Iron WolvMnt
7lIOl '73rd. A......Il. 1I0l"th
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rut 110. 580-3li2lI
IllDDoapolla, lOzm....ta 5642lJ
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JII!IE DAVID
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The only ..........nt. shown or. from Dlat. 01 record or inlormotion
provi_ by cHent.
W. hereby certify that thi8 i. a true and correct representation of
~ ..."'.y 01 tho! lloundories 01. the llllOYe de.cribed IoncI and the
location 01 aI buildin90 and vioible oncraochment.. if any.
SlrY<!y~d by us thi.~daY 01 February
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INVOICE NO 86'00
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LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
RGl8'l'IIRBD UKIlIIR THII LIoll'S OF STATE OF' IUNNIlSOU
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C........I. Potlo "Wok - 79!l oq. ft.
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Lot 10. Firsl Addition to Eastwood
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AGENDA ITEM:
SUBJECT:
SITE:
PRESENTER:
REVIEWED BY:
PUBLIC HEARING:
DATE:
CASE FILE:
INTRODUCTION
PLANNING REPORT
.SA
CONSIDER AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A
BUILDING PERMIT FOR AN ADDITION TO AN
EXISTING SINGLE FAMILY DWELLING LOCATED
WITHIN THE BLUFF IMPACT ZONE
14958 PIXIE POINT CIRCLE SE
CYNTHIA KIRCHOFF, AICP, PLANNER
JANE KANSIER, PLANNING COORDINATOR
X YES NO-N/A
MARCH 24, 2003
03-09
Julie David is appealing the zoning administrator's decision, as provided for in
Section 1109.300 of the Zoning Ordinance, to deny a building permit for the
construction of an addition to an existing single family dwelling located within the
bluff impact zone on property located at 14958 Pixie Point Circle NE (Lot 10,
Eastwood 1st Addition) (see Attachment 2).
BACKGROUND
On February 24, 2003, the Planning Commission tabled this item, upon request
of the appellant, to allow the appellant additional time for preparation.
TW Remodeling, on behalf of the appellant, applied for a building permit to
construct a living space and garage addition to an existing single family dwelling
located on a riparian lot on Prior Lake. Staff determined that the existing dwelling
is located in the bluff impact zone and consequently does not maintain any
setback from the top of the bluff as required by Section 1104.304 (see
Attachment 4). Therefore, it is a legal, non-conforming structure.
The Zoning Ordinance defines a bluff as "a topographic feature such as a hill,
cliff or embankment having the following characteristics:
> part or all of the feature is located in a Shoreland area;
> the slope rises at least 25 feet above the ordinary high water level of
the water body;
16200 Ea~9~t:~~~W~~.p~~.\op-R8l1~\:Mi~fi~~1iY" ~~372-1714 / Ph. (952) 447-4230 / Fax (9~2~~47-4245
AN EQUAL OPPORTUNITY EMPLOYER
> the grade of the slope from the toe of the bluff to a point 25 feet or
more above the ordinary high water level averages 30% or more;
and
> the slope must drain towards the water body."
The top of the bluff is defined as "the highest point of the slope, as measured
from the toe of the bluff, where the grade becomes less than 30%." The bluff
impact zone is "a bluff and land located within 20 feet from the top of the bluff."
Structures are prohibited in bluff impact zones (Section 1104.303) (see
Attachment 5).
BLUFF AND BLUFF IMPACT ZONE
Bluff lmP8ct Zone
Bruff (Slop_ 30% or Gre8'er)
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Section 1107.2303 (see Attachment 5) states in pertinent part "in the following
cases, construction is permitted on or within a legal, non-conforming structure:
[1] construction which is determined by the Building Official to be
necessary to bring the building into compliance with applicable health and
safety codes. [or]
[2] construction which does not extend, expand or intensify the non-
conformity. [or]
[3] routine maintenance and non-structural alterations and repair that do
not extend the useful economic life of the structure."
Section 1108.8400 states that a variance may be granted from the strict
application of the Zoning Ordinance "...in cases where by reason of narrowness,
shallowness, shape of lot, exceptional topographic or water conditions, or other
extraordinary and exceptional conditions of the lot, the strict application of the
terms of the ordinance would result in particular difficulties or exceptional or
undue hardship to the owner of the lot in developing or using the lot in a manner
customary and legally permissible in the Use District in which said lot is located."
Since a variance can only be granted from a bulk standard (Le., setbacks,
impervious surface, and height), a variance cannot be granted to expand or
locate a structure within the bluff impact zone. Furthermore, the ordinance
specifically prohibits structures in the bluff impact zone.
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT.doc
Page 2
According to records on file at the City, the existing dwelling was constructed in
1958. The existing dwelling is shown 76 feet from the ordinary high water (904)
level on the survey submitted with the building permit application.
DISCUSSION
The appellant would like to construct an addition on the street side of the existing
legal, non-conforming dwelling. Based upon the survey submitted with the
building permit application, staff believes the existing dwelling and all but a small
portion of the proposed addition is located within the bluff impact zone. As
previously noted, Zoning Ordinance Section 1104.303 and Minnesota Rule
6120.3300 Subp. 3 C. (see Attachment 5) prohibit structures within this area.
The appellant contends that the dwelling is not located in the bluff impact zone
and that the top of bluff is located at the 936 foot contour, based upon a survey
from an adjacent property that noted the top of bluff. Based upon the bluff
definition and the City's past interpretation of the bluff ordinance, staff believes
the top of bluff is located at the 951/952 foot contour (see Attachment 4).
As a means of providing an impartial second opinion on the determination of top
of bluff, the City employed a consultant engineer, who verified that the top of bluff
extends through the existing garage or is at the 952 foot contour (see Attachment
7). This is approximately the same location as staffs calculation.
Therefore, the addition is in the bluff impact zone and neither a building permit
nor variance can be granted, pursuant to the zoning ordinance and Minnesota
State Rules. The Department of Natural Resources (DNR) confirmed this
interpretation (see Attachment 6).
CONCLUSION
According to the topographic survey submitted by the applicant with the building
permit application, the existing dwelling is located in the bluff impact zone, and is
thus non-conforming. The Zoning Ordinance and Minnesota Rules specifically
state that structures are prohibited in the bluff impact zone. Furthermore, the
Zoning Ordinance prohibits the expansion of a non-conformity. Therefore, staff
recommends the Planning Commission uphold the decision of the zoning
administrator to deny the building permit because the proposed addition is not in
compliance with relevant provisions of the Zoning Ordinance.
AL TERNA TIVES
1. Uphold the zoning administrator's decision to deny a building permit in
the bluff impact zone because the Planning Commission finds a lack of
demonstrated support for the applicant's interpretation of the top of the
bluff. A resolution reflecting this decision is attached to this report.
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT.doc
Page 3
. '~.""_"'~_'"""""__"""""'^__._',",..""h'....,.~..__....._._,<_.'..._..,,_
2. Reverse the decision of the zoning administrator. In this case, the
Planning Commission should direct staff to prepare a Resolution with
findings approving the Appeal request.
3. Defer action on this request for specific reasons.
RECOMMENDATION
Staff recommends alternative NO.1.
ACTION REQUIRED
Motion and second adopting Resolution 03-01 PC denying an Appeal of the
Zoning Administrator's decision to deny a building permit for an addition in the
bluff impact zone.
ATTACHMENTS
1. Resolution 03-01 PC
2. Letter of Appeal
3. Location map
4. Top of bluff
5. Applicable ordinances and state rule
6. Letter from DNR dated February 20, 2003
7. Letter from Bonestroo dated February 21,2003
L:\03 Files\03 Appeals\03-09 Oavid\PC REPORT.doc
Page 4
,_~_"~,~",,,,,,_,__,-,,."-,,",-""_.,,_,,,,,,,,~,> "~_____~.'~'____~''''''A"_'4'''''~'_~'~~'~''<~_~_'''~:'''''''_'_'_'_"'M'_'_"_"_'_'~__~~~~~_____._"_____''-'''''~'''~_~_'~'~_~__''
RESOLUTION 03-01 PC
A RESOLUTION DENYING AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A BUILDING PERMIT FOR THE
CONSTRUCTION OF AN ADDITION IN THE BLUFF IMPACT ZONE
WHEREAS: Julie David has filed a timely Appeal of the Zoning
Administrator's decision to deny a building permit for the
construction of an addition to an existing single family dwelling
located in the bluff impact zone on property located in the R-1
(Low Density Residential) District and the SD (Shoreland) District
at the following location, to wit;
14958 Pixie Point Circle NE, legally described as Lot 10,
Eastwood 1st Addition, Scott County, MN
WHEREAS: The Board of Adjustment has reviewed the request for an Appeal
as contained in Case #03-09PC and held a public hearing on the
appeal on March 24, 2003.
WHEREAS: The Board of Adjustment has upheld the decision of the Zoning
Administrator's decision to deny the building permit.
FINDINGS
NOW THEREFORE BE IT RESOLVED BY the Board of Adjustment of the City
of Prior Lake, Minnesota;
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The Board of Adjustment of City of Prior Lake adopts the following
findings:
a. Pursuant to Minnesota Statute 103F.221 Municipal Shoreland
Management, the City of Prior Lake adopted a shoreland ordinance
reviewed and approved by the Department of Natural Resources. Section
113F .221, Subd. 1 (a) specifically states, "a municipality having shoreland
within its corporate boundaries must submit ordinances or rules affecting
the use and development of its shorelands to the commissioner for
review."
1:\03 files\03 appeals\03-09 david\deny resol.doc
1
16200 Eagle Creek Ave. S.E., Prior Lake, Minnesota 55372-1714 / Ph. (952) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
b. The Shoreland District and bluff setback provIsIons of the Zoning
Ordinance intend to protect the integrity of the natural characteristics of
lakeshore property and the health, safety, and welfare of the public.
c. The City's practice in applying the bluff ordinance is that the toe of the
bluff begins at or above the ordinary high water level. We have
consistently applied this interpretation.
f. Section 1104.303 of the Zoning Ordinance and Minnesota Rules
6120.3300 Subp. 3 C. specifically state, "structures and accessory
facilities, except stairways and landings, shall not be placed in bluff impact
zones."
g. Staff determined that the top of bluff is located at the 951 '/952' contour
and that the proposed living space and garage addition is located within
the bluff impact zone.
h. The consultant engineer confirmed that the top of bluff is located at the
952' contour and that the existing dwelling and proposed addition are
located within the bluff impact zone.
i. The City and Department of Natural Resources have determined that the
proposed addition is an expansion of a non-conforming use.
f. The appellant has not demonstrated reasonable or factual support to
justify her interpretation of the top of the bluff and bluff impact zone.
3. The contents of Planning Case #03-09PC are hereby entered into and
made a part of the public record and the record of decision for this case.
CONCLUSION
Based upon the findings set forth above, the Board of Adjustment hereby denies
the Appeal of the Zoning Administrator's decision to deny the building permit for
the construction of an addition to an existing single family dwelling located in the
bluff impact zone (as shown in Attachment 1), based upon the following:
1. The purpose of the bluff ordinance is to prevent erosion and protect
the natural character of the land.
2. The City bluff ordinance prohibits structures within the bluff impact
zone.
3. The existing dwelling and proposed addition are located in the bluff
impact zone.
1:\03 files\03 appeals\03-09 david\deny resol.doc
2
Therefore, the Board of Adjustment upholds the Zoning Administrator's decision.
Adopted by the Board of Adjustment on March 24, 2003.
Anthony Stamson, Chair
ATTEST:
Donald R. Rye, Community Development Director
1:\03 files\03 appeals\03-09 david\deny resol.doc
3
E.tabU.hed in 1882
INVOICE
F.B.NO.
SCALE:
NO. 64796
722-13
1" = 20'
LOT SURVEYS COMP AMY, IMC.
LAND SURVEYORS
REGISTERED UNDER THE LAWS or STATE or MINNESOTA
'7801 'l'Srei Annue 1I0rth 1l2-tl8O-3083
ras 110. lMIO-3&22
o Denotee Iron Monument
1I1nneapolle, IIlnnHOta &ll428
ltUfUtVOfl Gttftifiralt
JIl.!IE DAVID
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Lot 10, First Addition to Eastwood
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Th.. only "\1sements shown ore from peats of record or information
provided by clion!.
We twoffllby certify thot this is 0 true and correct representation of
o ""voy 01 the boundaries 01 the above deecribed tond and the
toeat"'" of all buitdin9s and vis1bh! encroachments. if any.
<;". veyed by ue thie 19th
day 01
February
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ATTACH~NT 2
Julie David
14958 PiXie Point Circle
Prior lake. MI 55312
[9521 440-1988
I-mail: iJlavid@nr.cc.IDIlUS
January 27, 2203
To: City of Prior Lake
16200 Eagle Creek Avenue S.E.
Prior Lake, MN 55372
Attention: Cynthia Kirchoff
Re: Bluff Delineation On My Homesite
Cynthia,
I want to appeal your decision in regards to the slope delineation on my
homesite. It is my understanding that this needs to be appealed to the
Planning Commission and that the appeal fee is $75.00. Please note that I
wish this issue to be placed on the Planning Commission agenda as soon as
possible.
Sincerely,
^~ U'v1.J
J uIie David
Enclosure
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Location Map
for David I
Prior
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ATTACHMENT 3
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E.labU.hed In 1962
LOT SURVEYS COMP AMY, IMC.
LAND SURVEYORS
REGISTERED UNDER THE LAWS OF STATE OF MINNESOTA
AeH
INVOICE NO. 64796
F.B.NO. 722-13
SCALE: 1" = 20'
T4
o Denot.. Iron Monument
71101 73rd A".DU. )(orlb
1112-11110-30113
F..: )(0. 11110-31122
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lrurUtyorl ottrtifirutt
JIA.!IE DAVID
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'l TOP OF BLUFF
NOTE: Dearing system is assumed.
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ERMINED
LUFF
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W JAN 1 Ii 2003 ~
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Lot 10. First ^ddition to Eastwood
\
Th,. only "I')sr.rnenls shown ore from plots of record or informotion
r"royided by c1i~n\.
We hfor"hy ce,tify 'hut thi!l is 0 tr~ ond cm''l'd rep,p.sento\ion of
o !""Yl!'")" of the boundOl'ie!t of the obove described Iond ond the
""'ollm, ." 011 buildinq. and .i.ible encroochments. il ""y,
';,,,.ey..-t by u. Ihi.~dny of February 192!..
f:a" .I/>,.l 100 - oj!, Slpd
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TOP OF BLUF
(J! d1 C f a<~o '-,
CharIH r. _-.. ...... Re<J. No.217&3
ATTACHMENT 5
Zoni,,~ Ordinance
(4) Setback Requirements:
Natural Recreational General Tributary
Development Development Development Development
Lakes Lakes Lakes Lakes
Structure
height setback 150 75 75 75
from OHW
(feet)
Unplatted
Cemetery (feet) 50 50 50 50
Structure
height 35 35 35 35
limitation (feet)
-+ 1104.303 Bluff Impact Zones: Structures and accessory facilities, except stairways
and landings, shall not be placed in bluff impact zones.
~ 1104.304 Bluff Setbacks: The required setback from the Top of Bluff is determined as
follows: as measured from the Top of Bluff, the upper end of a segment at
least 25 feet in length having an average slope less than 18%.
BLUFF SETBACK
City of Prior Lake
May 1, 1999 l104/p6
APPLICABLE ORDINANCES
Zoning Ordinance
taken, to achieve the redevelopment. These action steps may include,
but are not limited to, solicitation of developers, the purchase of property,
environmental testing or remediation, demolition of structures and other
similar activities.
d. Reduction in Intensity. A non-conforming land use may be changed to a
less intense non-conforming land use subject to approval by the Zoning
Administrator. The property owner or tenant has the burden of providing
evidence that the proposed land use is less intense than the existing non-
conforming land use. The Zoning Administrator shall consider the evidence
provided by the property owner or tenant in evaluating relative intensities,
including, but not limited to each of the following factors:
~ Hours of Operation;
~ Signage;
~ Off-street parking and loading;
~ Nature of business operations;
~ Type of equipment or machinery;
~ Outdoor storage;
~ Number of employees;
~ Aesthetic impacts on surrounding property;
~ Property values.
The decision of the Zoning Administrator may be appealed in the manner set
forth in subsection 1109.300.
(2) Nonconforming Structures.
-+ a. Permitted Construction. In the following cases, construction is permitted
on or within a legal non-conforming structure:
~ Construction which is determined by the Building Official to be necessary
to bring the building into compliance with applicable health and safety
codes.
~ Construction which does not extend, expand or intensify the non-
conformity.
~ Routine maintenance and non-structural alterations and repairs that do
not extend the useful economic life of the structure.
b. Any single family detached dwelling unit which exists on May 1, 1999, the
effective date of this Ordinance, on any nonconforming lot located within the R-1,
R-2, or R-3 Use District which is later destroyed by fire or other natural disaster
may be rebuilt if a building permit for reconstruction is issued within 365 days of
its destruction and if it otherwise conforms with the provisions of this Ordinance.
This provision allows a structure to be rebuilt as long as it meets setback, lot
coverage, impervious surface and other applicable provisions. If the structure
does not meet these standards, a variance will be required.
(3) Non-Conformity as a Result of Government Action. If a governmental body
takes land by exercise of its right of eminent domain and by that taking creates a
City of Prior Lake
May 22,1999
1107/pS1
....,,6,,^'_'''"'-'''''' ......,,~...,,~--'~..,-~_._--.....''*'t-'~ ._,,-~~~" ...~..,-
Minnesota Rule 6120.3300 SUBP. 3
Page 6 of 14
placement of structures in relation to high water elevation.
Where state-approved, local flood plain management controls
exist, structures must be placed at an elevation consistent with
the controls. Where these controls do not exist, the elevation
to which the lowest floor, including basement, is placed or
flood-proofed must be determined as follows:
(1) For lakes, by placing the lowest floor at a
level at least three feet above the highest known water level,
or three feet above the ordinary high water level, whichever is
higher. In instances where lakes have a history of extreme
water level fluctuations or have no outlet capable of keeping
the lake level at or below a level three feet above the ordinary
high water level, local controls may require structures to be
placed higher.
(2) For rivers and streams, by placing the lowest
floor at least three feet above the flood of record, if data are
available. If data are not available, by placing the lowest
floor at least three feet above the ordinary high water level,
or by conducting a technical evaluation to determine effects of
proposed construction upon flood stages and flood flows and to
establish the flood protection elevation. Under all three
approaches, technical evaluations must be done consistent with
parts 6120.5000 to 6120.6200 governing the management of flood
plain areas. If more than one approach is used, the highest
flood protection elevation determined must be used for placing
structures and other facilities.
(3) Water-oriented accessory structures may have
the lowest floor placed lower than the elevation determined in
this subpart if the structure is constructed of flood-resistant
materials to the elevation, electrical and mechanical equipment
is placed above the elevation and, if long duration flooding is
anticipated, the structure is built to withstand ice action and
wind-driven waves and debris.
~ c. Bluff impact zones.
facilities, except stairways
within bluff impact zones.
Structures and accessory
and landings, must not be placed
D. Steep slopes. Local government officials must
evaluate possible soil erosion impacts and development
visibility from public waters before issuing a permit for
construction of sewage treatment systems, roads, driveways,
structures, or other improvements on steep slopes. When
determined necessary, conditions must be attached to issued
permits to prevent erosion and to preserve existing vegetation
screening of structures, vehicles, and other facilities as
viewed from the surface of public waters, assuming summer,
leaf-on vegetation.
E. Proximity to unplatted cemeteries and significant
historic sites. No structure may be placed nearer than 50 feet
from the boundary of an unplatted cemetery protected under
Minnesota Statutes, section 307.08, unless necessary approval is
obtained from the Minnesota State Archaeologist's Office. No
structure may be placed on a significant historic site in a
manner that affects the values of the ~ite unless adequate
information about the site has been removed and documented in a
public repository.
ATTACHMEN~6
Minnesota neoartment of Natural Resources
Central RegIon Witet's - 1200 Warner RoaCf,- St. Paul, MN 55106-6793
Telephone: (651) 772-7910 Fax: (651) 772-7977
February 20, 2003
FEB 2. 6 2UlJJ
Ms. Cynthia Kirchoff
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, Minnesota 55372-1714
RE: 14958 Pixie Point Circle, Lower Prior Lake
Dear Ms. Kirchoff:
You and I communicated via e-mail on January 16 and January 22 of this year regarding the proposed improvements at 14958
Pixie Point Circle on Lower Prior Lake. The proposed improvements include removal of an existing detached double garage and
replacement with additional living space and attached double garage commencing from the existing single family dwelling on the
lot and extending rearward toward Pixie Point Circle. I stopped by to briefly view the site last week.
It has been determined the existing home and a portion of the existing detached garage are located within a bluff, as defined in
your shoreland zoning ordinance. The present condition represents an existing nonconformity on a platted lot of record
The city attorney has advised you that because of the fact the existing structure is located in the bluff itself, no variance can be
granted which extends, expands, or intensifies the non-conformity. The proposed improvements would occur within the bluff,
and thus expand and intensify the existing non-conformity.
In my e-mail to you on January 22,2003, I indicated that my supervisor and I had reviewed the materials you submitted to me,
and concurred with the advice of the city attorney.
The purpose of the bluff regulations in shoreland areas is twofold. First, the restrictions on grading, building, and vegetation
alteration are intended to protect the structural integrity of these fragile topographic features so as to prevent erosion and slope
failure. The second. but perhaps less critical purpose is to protect the visual attributes of bluffs. In areas of existing
development or where the bluffhas been previously altered, this becomes less of a concern.
There has been bluff failure in the vicinity of the subject property in the past It is imperative that sound sh<xeland m~t
in bluff areas be administered to reduce to potential for future failure.
If you have any further questions in this regard. please call me at 651-772-7917.
Sincerely,
~,'
Patrick J. Lynch
Area Hydrologist
DNR Information: 651-296-6157 · 1-888-646-6367 · TrY: 651-296-5484 · 1-800-657-3929
An Equal Opponunity Employer
Who Values Diversity
... Printed on Recycled Paper Containing a
\." Minimum of 20% Post-Consumer Waste
-- - .
_''''_''''~''___''_';''_'_~W~~_~~''~_ ..___..__._..~~., ..~...._~,~_,.,._..-;~_~___.--........,_~,..,...______,.~.,~~.,~_,.._~,~,_,~._~__.~___w_~__~.m','~__~_""_______"__
J!JJ Bonestroo
. _ Rosene
~ Anderlil< &
, \J. Associates
Engineers & Architects
Bonestroo, Rosene. Anderlik and Associates. Inc. is an Affirmative Action/~IFI"'~'" 7
and Employee Owned '" I I """"nmE:n I
Principals: OltO G. Bonestroo. P.E. . Marvin L. Sorvala. P.E . Glenn R. Cook. PE. . Robert G. Schunrcht. P.E. .
Jerry A. Bourdon, P.E . :'vlark A. Hanson. P.E.
Senior Consultants: Robert W Rosene, PE. . Joseph C Anderlik, ?.E ' Richard E Turner, PE. , Susan M. Eberlin, CP.A.
Associate Principals: Keltn A. Gordon, P.E. . Robert R. Preff<'fle. P.E. . "rchard W. Fosler. P.E. . DaVid O. Loskola, P.E. .
Mfchaei 1. Rautmann, PE. . Ted K. Field, PE. . Kenneth P. Anaerson. PE. . Mark R. Rolfs, P.E. . DaVid A. Bonestroo. M.B.A. .
Slaney P Williamson. rE., LS . Agnes M. Ring. M.B.A, . Allan Rick Schmidt. P.E. . Thomas W. Peterson, P.E. .
James R. Maland, PE. . Miles B. Jensen, PE. . L. PhillIp Gravel ilL P.E. . Daniel J. Edgerton, PE. . Ismael Martinez, rE. .
Thomas A. Syfko, P.E. . Sheldon J. JOhnson' Dale A Grove. P.E. Thomas A. Roushar, P.E. . Robert J. Devery. P.E.
Offices: St. Paul, St. Cloud. Rochester and Willmar, MN . Milwaukee. WI . Chicago, IL
Website: www.bonestroo.com
February 21, 2003
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Cynthia R. Kirchoff
City Planner
City of Prior Lake
16200 Eagle Creek Ave. S.E.
Prior Lake, MN 55372-1714
Re: Bluff determination for Ms. Julie David residence, 14958 Pixie Point Circle SE
:vfs. Kirchoff,
In your letter dated February 5, 2003 you requested that Bonestroo identify bluE a:~d
bluff impact zone for the above referenced property. Per your instructions 'ye ~~rformed
the following:
1. Reviewed applicable city ordinance.
2. Reviewed documents, particularly the certificate of lot survey, provided by 1\1s.
David and her representatives.
3. Visited the David residence with the city attorney to review site consideral ~0m~
with Ms. David.
4. Portrayed the bluff graphically.
5. Prepared a written report summarizing our findings.
For the purposes of determining the top of bluff, bluff impact zone, and bluff ser;Xlck we
assumed the following:
1. Toe of bluff at the Prior Lake OHW of904.0 (toe assumption con finned by
M nDNR staff).
2. Top of bluff detemlined as the point where average slope from the ioe falls bdo\v
30%.
2335 West Highway 36 · St. Paul, MN 55113. 651-636-4600 . Fax: 6~. ;J6-1311
Letter to Cynthia Kirchoff
FebruGlY 21,2003
Page 2 of]
3. Bluff impact zone defined as land located within 20 feet, up gradient, of top of
bluff.
4. Bluff setback defined as the upper end of a segment at least 25 feet in length
where average slope falls below 18%.
From toe of slope we used three lines to graphically develop ground profiles: line I on
the western part ofthe property, line 2 central, and line 3 on the eastern portion ofthe
property. The attached figure shows these lines superimposed on the certificate of lot
survey.
Three attached sheets show ground profile along the lines as well as a line representing
the 30% average slope. According to our assumptions, top of bluff is determined as the
point where the 30% average slope line intersects the actual ground profile.
The determination based on the three profiles places the top of bluff on a line that crosses
through the garage of the David residence. We have superimposed this top ofbluffline
on the attached figure. We have not delineated the bluff setback since, based on our
determination, this lies within the Pixie Point Circle right-of-way.
If you have any questions regarding this bluff determination please contact me.
Sincerely,
Bonestro
Robert R. Barth
attachments
Eatablieed in 1982
LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
REGISTERED UNDER THE LAYS OF STATE DF IlINNESOTA
'7801 13rd 4 YeDU. lIortb 81B-eeo-3OI3
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INVOICE NO. 64796
F.B.NO. 722-13
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The only f'!'osements shown ore from plats of record or information
provided by client.
w. hereby certify that thi. i. a true CI'Id correct representation of
~ .uryey of the boundories of. the aboye described land and the
location of all buildin9S and yisible encroachments. if any,
Sury~y.d by UlI this 19th day of February
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AGENDA ITEM:
SUBJECT:
SITE:
PRESENTER:
REVIEWED BY:
PUBLIC HEARING:
DATE:
CASE FILE:
SUMMARY:
PLANNING REPORT
6C
CONSIDER A RESOLUTION APPROVING AN APPEAL
FROM THE ZONING ADMINISTRATOR'S DECISION
TO DENY A BUILDING PERMIT
14958 PIXIE POINT CIRCLE SE
CYNTHIA KIRCHOFF, AICP, PLANNER
JANE KANSIER, PLANNING COORDINATOR
YES -L NO
APRIL 28, 2003
03-09
On April 14, 2003, the Planning Commission reviewed Julie David's appeal, and
by a vote of 4 to 1, directed staff to prepare a resolution approving the appeal
from the Zoning Administrator's decision to deny a building permit for the
construction of an addition to an existing single family dwelling in a bluff impact
area on property located at 14958 Pixie Point Circle SE (Lot 10, Eastwood 1st
Addition).
The majority of the Planning Commission was convinced the petitioner's
interpretation of how to determine the "top of bluff' is correct, and that the staff
DNR and an independent consultant retained by the City was incorrect. The
Planning Commission did not state for the record findings of fact to legally
support their action. The Planning Commission accepted the petitioner's
argument that since the definition of top of bluff in the City of Prior Lake Zoning
Ordinance does not contain the term "average," the top of bluff should be
determined by measuring from contour to contour, as recommended by a
resident who spoke at the meeting. This interpretation is incorrect and further
described below.
According to the direction given by the Planning Commission, the top of bluff
should be determined by measuring from contour to contour, rather than taking
the average of the elevation change from the 904' contour (ordinary high water
mark of Prior Lake) to a point where the elevation change is less than 30
percent. This interpretation has not been utilized by the City staff in the past and
is not consistent with the bluff protection ordinance.
16200 ~<Pi~~~~tfals'ib~~~V~~6&~~tl.d:ge'n8~.~) 447-4230 / Fax (952) 447-4245
AN EQUAL OPPORTUNITY EMPLOYER
Planning Report - David Appeal
April 24, 2003
Page 2
ZONING ORDINANCE PROVISIONS AND ANALYSIS:
The shoreland ordinance is a very complicated document that is based upon
state statute and state shoreland rules promulgated by the Department of
Natural Resources (DNR). Pursuant to state law, the City was required to adopt
a shoreland management ordinance. Preserving the integrity of nature features
such as bluffs is an integral part of the state regulations. The ordinance adopted
by the city must be submitted to DNR for their review. In Section 1101.400 of the
zoning ordinance a bluff is defined as "a topographic feature such as a hill, cliff
or embankment having the fol/owing characteristics:
> part or all of the feature is located in a Shoreland area;
> the slope rises at least 25 feet above the ordinary high water level
of the water body;
> the grade of the slope from the toe of the bluff to a point 25 feet or
more above the ordinarv hioh water level averaoes 30% or
more; and
> the slope must drain toward the water body." (Emphasis added).
Furthermore, the toe of the bluff is "the lower point of a 50 foot segment with an
averaoe slope exceeding 18%." Whereas, the top of bluff is "the highest point
of the slope, as measured from the toe of the bluff, where the grade becomes
less than 30%." (Emphasis added).
Since there was controversy about the interpretation of the ordinance, City staff
sought clarification input from Patrick Lynch, DNR Area Hydrologist, who agreed
that the city's past practice in calculating the bluff impact zone was correct. The
City also retained an independent evaluation from Robert Barth of Bonestroo,
Rosene, Anderlik & Associates.
Staff believes that the petitioner's analysis is inconsistent with State Statute, city
ordinances and past practices in determining bluff impact zone, and if adopted,
would totally compromise the integrity of the bluff ordinance. Furthermore, the
Planning Commission did not supply findings to support the change in
determining the top of bluff. The only possible finding that was made was that
Ms. David had waited long enough to get a building permit and that she should
be granted a building permit, even though there is a pending amendment to the
bluff ordinance that would allow Ms. David to be issued a building permit.
ANALYSIS:
Petitioner argues that in determining the top of bluff, the average slope is not
utilized simply because the definition in the zoning ordinance does not include
the word "average." This interpretation would result in an absurdity, and is totally
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Planning Report - David Appeal
April 24, 2003
Page 3
inconsistent with the direction set forth in section 1101.304, which provides rules
of construction that "shall" apply to these matters. The zoning ordinance is a
collection of provisions that must be read as a whole, not piecemeal. To contend
that "average" does not apply to the top of bluff definition, when it was included
in bluff and toe of bluff definitions, is completely erroneous. Moreover, it lacks
common sense.
Section 1101.04 reads as follows:
Effect. The object of all interpretation and construction of this Ordinance is to ascertain
and effectuate the intention of the City Council. This Ordinance shall be construed, if
possible, to give effect to all provisions in this Ordinance. When the words of this
Ordinance in their application to an existing situation are clear and free from all ambiguity,
the letter of this Ordinance shall not be disregarded under the pretext of pursuing the spirit.
When the words of this Ordinance are not explicit, the intention of the City Council may be
ascertained by considering, among other matters:
~ The occasion and necessity for the Ordinance or specific provision.
The shoreland ordinance containing the bluff protection provision was
prepared and adopted pursuant to Minnesota Statute Chapter 103F.221,
Subd. 1, (a). which states in part "[a] municipality having shoreland within
its corporate boundaries must submit ordinances or rules affecting the use
and development of its shorelands to the commissioner for review... [to]
determine whether the rules and ordinances are in substantial compliance
with municipal shoreland management standards and criteria under
section 103F.211 [,which adopts model development standards]."
~ The circumstance under which it was enacted.
The shoreland ordinance was adopted pursuant to State Statute because
the City of Prior Lake has state-regulated shoreland within its boundaries.
To expound on this point, Section 103F.221, Subd. 2 (a) states in part that
"[t]he commissioner may adopt an ordinance or rules the municipality if:
(a) a municipality does not have an ordinance or rule affecting the use and
development of shoreland."
~ The mischief to be remedied.
The harm to be remedied is the degradation of shoreland, including bluff
topographic features. In general, improper alterations to the shoreland will
impact the structural integrity of bluffs as well as lakeshore property
values and aesthetics. Unmonitored alteration of steep slope topographic
features will cause greater erosion and soil instability, which may lead to
property damage.
~ The object to be attained.
The object is to protect the integrity of the shoreland and bluff topographic
features. As a result of development and alteration of natural features,
Planning Report - David Appeal
April 24, 2003
Page 4
water quality and aesthetics are likely to impact the value of lakeshore
property .
}> The former Zoning Ordinance.
The zoning ordinance in place prior to May 1, 1999, defines top of bluff as
"[t]he higher point of a fifty foot (50') segment with an average slope
exceeding eighteen percent (18%)," which is exact statutory language. It is
evident that the "average" slope continued to be intended in the current
ordinance definition. (Emphasis added.) The definition of the top of bluff
was amended to make, what is a clearly complex ordinance, more "user
friendly" for residents and developers alike. It was not the City's intent to
adopt a new definition that is ambiguous and creates a loophole.
~ The consequences of a particular interpretation.
Consequences of the petitioner's interpretation would result in an
absurdity, and more important would allow the application of the zoning
ordinance to be piecemeal. The petitioner's definition is convenient.
~ Administrative interpretations of this Ordinance and interpretations by the Board
of Adjustment and the City Council.
Staff has contacted Patrick lynch, DNR Area Hydrologist, about the
interpretation of the bluff protection ordinance, and he confirmed the City
of Prior lake is properly determining the top of bluff. The Department of
Natural Resources promulgated the bluff protection ordinance.
In ascertaining the intention of the City Council, the following presumptions apply:
~ The City Council does not intend a result that is absurd, impossible of execution,
or unreasonable.
Should the Planning Commission approve the petitioner's appeal and
accept petitioner's interpretation of the top of bluff, it would result in an
unreasonable interpretation of the bluff protection ordinance. It is illogical
to discredit the definition of a "bluff' and "toe of the bluff," which
incorporate the term average, just because the definition of "top of the
bluff' does not. Based upon the other relevant provisions in the zoning
ordinance, it can be implied that top of bluff should be the "average" slope.
~ The City Council intends the entire Ordinance to be effective and certain.
In adopting the shoreland ordinance containing the bluff protection
ordinance, the City Council intended the provisions to be clear and
effective for all persons. Such is the reason that the definition of top of
bluff is so explicit, because the Minnesota Rules definition is not. As part
of Section 1101.200 the City Council acknowledged that "[e]very person
owning property, living in, or involved in a business in the City is
presumed to know the provisions of this Ordinance."
Planning Report - David Appeal
April 24, 2003
Page 5
~ The City Council does not intend to violate the Constitution of the United States
or of the State of Minnesota.
The City of Prior Lake adopted the shoreland ordinance pursuant to State
Statute. Adopting an alternative interpretation of the bluff protection
ordinance would be inconsistent with State's directives.
~ The City Council intends to favor the public interest as against any private
interest.
The petitioner's interpretation is serving a private interest. The City
Council, by adopting a zoning ordinance, seeks to "protect the public
health, safety, morals, comfort, convenience and general welfare of the
people" (Section 1101.103).
CONCLUSION:
Based upon the discussion that took place at the meeting, it appears as though
the Planning Commission desired to give the appellant a building permit for the
addition. The action on this appeal does not only apply to this property, but all
bluff properties within the shoreland overlay district of Prior Lake and Spring
Lake. It is a quasi-judicial decision that sets precedent. Staff would like to
confirm that the Planning Commission understands the implications of the action
on the appeal. If this is to apply to all bluff properties, there are no findings in the
record to support the reversal of the Zoning Administrator's decision.
The attached Resolution 03-01 PC approves the appeal from the Zoning
Administrator's decision, however, staff did not include findings of fact. Section
1109.303 of the Zoning Ordinance states in part, "in making the decision,
members of the Board of Adjustment shall consider the questions raised in light
of the general purpose of this ordinance and the Comprehensive Plan." Findings
that are consistent with this provision should be prepared to incorporate into the
resolution approving the appeal.
RECOMMENDATION:
The Planning Commission did not provide findings for staff to incorporate into the
resolution approving the appeal. Thus, the Commission should prepare findings
of fact for the reversal of the Zoning Administrator's decision to deny the building
permit. In the alternative, the PC should seek guidance from the City Attorney
on this matter; (acting on the zoning ordinance amendment that would permit
additions within the bluff impact zone and bluff setback without compromising the
integrity of the bluff impact ordinance would entitle the petitioner to a building
permit.) Be advised that the decision on the matter may be appealed to the City
Council.
Planning Report - David Appeal
April 24, 2003
Page 6
ALTERNATIVES:
1. Approve the attached Resolution 03-01 PC approving the appeal from the
Zoning Administrator's decision to deny the building permit for an addition.
2. Deny the attached Resolution 03-01 PC approving the appeal from the Zoning
Administrator's decision to deny the building permit for an addition. Such
action would require the Planning Commission to direct staff to prepare a
resolution with findings.
3. Table or continue discussion of the item for specific purpose.
ACTION REQUIRED:
A motion and second adopting Resolution 03-01 PC approving an appeal from
the Zoning Administrator's decision to deny a building permit for an addition to an
existing single family dwelling.
ATTACHMENT:
1. Resolution 03-01 PC
2. Draft Planning Commission meeting minutes from April 14, 2003
ATTACHMENT 1
RESOLUTION 03-01 PC
A RESOLUTION APPROVING AN APPEAL OF THE ZONING
ADMINISTRATOR'S DECISION TO DENY A BUILDING PERMIT FOR THE
CONSTRUCTION OF AN ADDITION IN THE BLUFF IMPACT ZONE
WHEREAS: Julie David has filed a timely Appeal of the Zoning
Administrator's decision to deny a building permit for the
construction of an addition to an existing single family dwelling
located in the bluff impact zone on property located in the R-1
(Low Density Residential) District and the SD (Shoreland) District
at the following location, to wit;
14958 Pixie Point Circle NE, legally described as Lot 10,
Eastwood 1st Addition, Scott County, MN
WHEREAS: The Board of Adjustment has reviewed the request for an Appeal
as contained in Case #03-09PC and held a public hearing on the
appeal on March 24, 2003.
WHEREAS The Board of Adjustment heard testimony on the request for an
Appeal as contained in Case #03-09PC on April 14, 2003.
WHEREAS: The Board of Adjustment has reversed the decision of the Zoning
Administrator's decision to deny the building permit.
FINDINGS
NOW THEREFORE BE IT RESOLVED BY the Board of Adjustment of the City
of Prior Lake, Minnesota;
1. The recitals set forth above are incorporated herein as if fully set forth.
2. The Board of Adjustment of City of Prior Lake adopts the following
findings:
1. Pursuant to Minnesota' Statute 103F.221 Municipal Shoreland
Management, the City of Prior Lake adopted a shoreland ordinance
reviewed and approved by the Department of Natural Resources. Section
113F.221, Subd. 1 (a) specifically states, "a municipality having shoreland
within its corporate boundaries must submit ordinances or rules affecting
16200 ~~M!\~~rre~s&l3&<cra~~~~~~72-1714 / Ph. (952) 447-4230 / Fax (952) ~47-4245
AN EQUAL OPPORTUNITY EMPLOYER
the use and development of its shorelands to the commissioner for
review. "
2. The Shoreland District and bluff setback provIsions of the Zoning
Ordinance intend to protect the integrity of the natural characteristics of
lakeshore property and the health, safety, and welfare of the public.
3. Section 1101.400 states that a bluff "a topographic features such as a hill,
cliff or embankment having the following characteristics: part or all of the
feature is located in a Shoreland area; the slope rises at least 25 feet
above the ordinary high water level of the water body; the grade of the
slope from the toe of the bluff to a point 25 feet or more above the
ordinary high water level averages 30% or more; and the slope must
drain toward the water body."
4. The appellant has satisfied the Planning Commission's inquiry to support
her interpretation that the staff is not determining the top of bluff correctly.
3. The contents of Planning Case #03-09PC are hereby entered into and
made a part of the public record and the record of decision for this case.
CONCLUSION
Based upon the findings set forth above, the Board of Adjustment hereby
approves the Appeal of the Zoning Administrator's decision to deny the building
permit for the construction of an addition to an existing single family dwelling (as
shown in Exhibit 1), based upon the following:
1. Ms. David's interpretation, that the existing dwelling and proposed
addition are not in the bluff impact zone, should be followed because
she has waited a long time to get a building permit.
Therefore, the Board of Adjustment reverses the Zoning Administrator's decision.
Adopted by the Board of Adjustment on April 28, 2003.
Anthony Stamson, Chair
ATTEST:
Donald R. Rye, Community Development Director
1:\03 files\03 appeals\03-09 david\approve resol2.doc
2
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HARDCOVER C"LCUL" TION
Concrete POliO . Walt . 705.q. ft.
C>l1.liIl9 8uIcIIn9 . ue oq. It.
WoOCl Stepa . 250 14 ft.
I'topOUci Drive"y . 479.q. ft.
PrOD. 4ddI1Ion . 'O~ 140 fl.
Totol . 3'74 aq. n.
Area of l.ot . 12881 tel- 't.
perttntq. of Hordeo.,.. . 2.8_2~
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Soott CN'!ty, trlllmlloto
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ProP'O"c1 buAcIn9 WolfcrmotlOl"l rTUlt b. cloleck.d .ltn oppro....cI tlUIdl"Q
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provlNd by otI."t.
W. '*'"y ortlf)' thot tnl. I. c ttv. and corr.ct r.pr,uJ\toUon of
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EXHIBIT 1
Planning Commission Meeting
Apri/14, 2003
ATTACHMENT 2
Criego, Lemke, Atwood and Stamson:
Agreed with staff and supported the proposal.
MOTION BY RINGSTAD SECOND BY ATWOOD, RECOMMENDING APPROVAL
OF THE PRELIMINARY PLAT SUBJECT TO STAFF'S CONDITIONS.
Vote taken indicated ayes by all. MOTION CARRIED.
This item will go before the City Council on May 5, 2003.
6. Old Business:
A. Case #03-09 Julie David is requesting an appeal to the Zoning
Administrator's decision to deny a building permit for the property located at 14958
Pixie Point.
Planner Cynthia Kirchoff presented the Planning Report dated April 14, 2003, on file in
the office of the City Planning Department.
Julie David is appealing the zoning administrator's decision, as provided for in Section
1109.300 of the Zoning Ordinance, to deny a building permit for the construction of an
addition to an existing single family dwelling located in the bluff impact zone on property
located at 14958 Pixie Point Circle NE.
On February 24, 2003, the Planning Commission tabled this item, upon request ofthe
appellant, to allow the appellant additional time for preparation. The Planning
Commission closed the public hearing and tabled the appeal again on March 24, 2003, so
that staff could review the additional material submitted after the Planning Commission
report was drafted and distributed.
To reiterate, based upon the bluff definition and the City's past interpretation of the bluff
ordinance, staff believes the top of bluff is located at the 951/952 foot contour, which
would place the existing dwelling and all but a small portion of the proposed addition
within the bluff impact zone.
As a means of providing an impartial second opinion on the determination oftop of bluff,
the City employed a consultant engineer, who verified that the top of bluff extends
through the existing garage or is at the 952 foot contour. This is approximately the same
location as staff s calculation.
Therefore, the addition is in the bluff impact zone and neither a building permit nor
variance can be granted, pursuant to the zoning ordinance and Minnesota State Rules.
The Department of Natural Resources (DNR) confirmed this interpretation.
L:\03 Files\03 Planning Comm\03pcMinutes\MN04l403.doc
8
Planning Commission Meeting
April 14. 2003
Given the fact that many properties around Prior Lake contain steep slopes with
nonconforming dwellings in the bluff impact zone, staff believes that there is an equity
issue with developed and undeveloped shore land lots. An ordinance amendment that
would permit additions and alterations to existing nonconforming structures provided the
addition does not extend any further into the bluff impact zone or bluff setback appears to
offer a reasonable opportunity for such dwellings to be upgraded without causing further
environmental damage.
According to the topographic survey submitted by the applicant with the building permit
application, the existing dwelling is located in the bluff impact zone, and is thus non-
conforming. The Zoning Ordinance and Minnesota Rules specifically state that
structures are prohibited in the bluff impact zone. Furthermore, the Zoning Ordinance
prohibits the expansion of a non-conformity. Therefore, staff recommends the Planning
Commission uphold the decision of the zoning administrator to deny the building permit
because the proposed addition is not in compliance with relevant provisions of the
Zoning Ordinance.
Comments from the public:
Neal Blanchett, representing the applicant, Julie David, pointed out the inaccuracies of
the neighborhood setbacks. His issue is the definition of "toe ofthe bluff'; the word
"average" does not appear in determining the top of the bluff. Staff and the independent
consultant have caused the problem as they have determined a different top of bluff. The
use of an averaging process does not happen when determining the top of the bluff. They
believe staffuses an average process that does not follow the ordinance. The independent
consultant also included the averaging process. A new survey shows the top of the bluff
without averaging the 30%. This is the only construction based on the ordinance. Staff
stated they have always used the averaging method. He felt his interpretation is the only
way to interpret the ordinance. Blanchett said the addition is modest compared to the
adjacent homes.
Blanchett pointed out the Attachment #7 of the report regarding independent consultant,
Bonestroo et aI, Engineering and Architects, (Point #2 bottom, ofthe first page)
interpretation of the bluff which included "averaging". They should not have used
average as it does not appear in the ordinance. Blanchett also made reference to
Bonostroo's comment of not delineated the bluff setback. They are aware the DNR
reviewed the project as well, but it is not supported by the ordinance.
John Blumentritt, the architect for the project, stated Julie David's home is amongst a sea
of very large houses where he made assumptions along the way, including the bluff
setback. They needed to understand the bluff setback. By taking a demonstration of a
neighbor 2 doors away, he prepared documents and delineated new blufflines and
setbacks. They met with staffwho felt the setbacks were different making David's lot
unbuildable. Lot Surveys did another survey indicating a new profile determining a bluff
indicating the applicant's house behind the bluff. There is no dispute there is a bluff.
Blumentritt presented the neighbors' homes and slopes.
L:\03 Files\03 Planning Comm\03pcMinutes\MN041403.doc 9
Planning Commission Meeting
April 14, 2003
Stamson asked if the area around the patio was graded out. Blumentritt said it was.
Blumentritt went on to point out the determination ofa bluff is a bit murky. In this area
the site has been graded indicated by the lack of trees along the top of the bluff.
Blumentritt explained other cities interpretation of slopes and bluffs. They understand
how staff came up with their determination but do not agree. If that criteria is to be
followed many homes in Prior Lake do not meet the criteria.
Stamson said the issue is staffs determination of a bluff. What Blumentritt presented
does not affect the issue.
Stamson: What Blumentritt is saying, staff has not necessarily interpreted it wrong, it's a
poor way of determining the bluff.
Criego commented the basic issue is the ordinance does not state "average". The staff
has always determined average. Nothing specifically says "average" is the way to do it.
Blanchett said the intent is to have some building after the slope flattens out. What is the
legally relevant point once it flattens out? Its 30%. Once it gets below 30% that is at the
point when you start to determine the 20% bluff impact zone and building area. It is not
a question of interpretation it is a question of "is this average measurement there or not."
It is simply not in the ordinance.
Stamson read the ordinance and went on to explain his interpretation. What is being
established tonight is whether or not staff interpreted what is written correctly. What has
staff done wrong? Blanchett responded it is almost a grammar question. There is no
question it starts at the toe of the bluff. However, the second clause of the sentence says
"where the grade becomes less than 30%." The grade must be measured on a point by
point basis.
Kansier stated the third criteria in the definition of the bluff includes "average". "The
grade of the slope from the toe of the bluff to a point 25 feet or more above the ordinary
high water level averages 30% or more."
Stamson asked Blanchett how he measured the grade. Blanchett responded Lot Survey
determined the grade and the top of the bluff.
Stamson explained the definition. Blanchett disagreed with the interpretation.
Julie David said neighboring Jader's lot survey indicate their bluffline is the same as
hers.
Criego pointed out Jader's first house was built before 1999, his second house was built
on a vacant lot after 1999 and variances were granted.
L:\03 Files\03 Planning Comm\03pcMinutes\MN041403.doc 10
Planning Commission Meeting
April 14, 2003
Julie David, 14958 Pixie Point, said she appreciated the fact that staff is amending the
ordinance and knows she can wait, but it is becoming a financial restraint. She started
this matter in November. Her mother is waiting to move into her house. Now this is
tabled again, she can't wait to begin the process, not wait until September.
Marv Mirsch, 15432 Red Oaks, commented that his determination - he read the toe of the
bluff starts at the 904 (ordinary high water mark). That's only if the bluff goes into the
ordinary water line. If there is a plateau it starts going above 30%. Staff required his
survey to have one foot elevation. How can a land surveyor determine the top of the
bluff? Its time we have professional engineers make the determination. If you are
questioning the integrity of surveyors in Prior Lake, they won't come back. We
shouldn't get into nitty gritties.
Stamson said the 30% is not between the elevation grades it is between the toe of bluff
and top of bluff. Mirsch said he interpreted it differently and explained.
Kansier said it is applied by State Rules as a 50 foot bench. Kansier went on to explain
and that is how the City applies. Mirsch agreed with Kansier.
Blanchett felt the 50 feet appear in the State Code as a guide for the City. The City has
not adopted that as part of their regulations. Blanchett said he spoke with the DNR about
whether they need to mirror each other exactly or not. The DNR said they do allow some
negation with local communities and allow some modification to fit local circumstances.
This ordinance was adopted as part of a negotiation and 50 feet was not part ofthe
ordinance. Kansier said he was not correct. There is some negotiation. For example the
impervious surface is higher at 30% than State's 25%. Kansier said she was involved in
the writing of this ordinance and does not know why the 50 foot guideline was not in. It
was never part of a negotiation.
Blanchett said the City should be restricting City residents' property based on things that
do not appear in the Code.
The hearing was closed at 8:35 p.m.
Comments from the Commissioners:
Criego:
e Was involved in the development of this ordinance and agreed with how the
ordinance was written but had concerns of the difficulty of interpretation. Many
of the items in the ordinance were asked to be put in, such as the diagrams to
make it as easy as possible. Yet there is still confusion.
. There is a level oflack of definition ofthe slope. Is it the average of the slope or
the slope that exceeds 30% and then declines below 30% for some period of
distance.
L:\03 Files\03 Planning Comm\03pcMinutes\MN041403.doc 11
Planning Commission Meeting
April 14. 2003
· Believes, with common sense, the bluff starts where the applicant says, without
the average. The definition here is, do we consider the norm or is it specifically
stated in the document so it is clear to applicants?
· Ifwe do take an average as defined by staff, does that mean the bluff goes beyond
Pixie Point? In my determination it does. If it does go beyond Pixie Point, then
that particular street is in the bluff. When the road was modified and improved
there were no requests for variances.
. We spent nearly an hour discussing modification to the current ordinance to
handle the inconsistencies we know are there. We will change it, don't know how
or what, but clearly the applicant is following the principle of the ordinance
changes.
. Believe there is a reasonable case to allow a variance for definition in the
ordinance. I believe a variance should be allowed for this case.
. Stamson pointed out that is not the issue - it is staff s determination.
. Staffhas covered the problem with proposed language. Additions can be made as
long as they don't go in front. We have to go with the language we have. That
., .
Issue IS averagmg.
. Do not believe in this particular case the top of bluff is where the slope becomes
less than 30%.
. The Commissioner's judgment has to be fair to the applicant.
. Stamson - Are you suggesting the Commission overturn staffs determination? It
will apply to all.
. No - just for this particular property. Kansier responded the appeal is how staff
applies this to the whole ordinance.
. Didn't know that - If 50 feet is not in the ordinance, it should be.
. The applicant has been working on this project since November, they put a lot of
time and energy into it. It makes us look at the ordinance.
. We should not make the applicant wait until we make a determination.
Lemke:
. Agreed with Criego on some issues.
. The ordinance as written clearly defines a bluff and 30%. When it goes to "top of
bluff' the word "average" is missing.
. In his experience, if a word is left out, it is clearly meant to be left out. It has to be
followed.
. In legal terms would agree with the applicant. The top of the bluff is where the
slope becomes less than 30%.
Ringstad:
. Questioned staff ifthe first agenda item was approved would this item be
discussed based on the applicant's criteria. Kansier said if the City Council
approved it would not be before us. The discussion would not be necessary.
. Based on Criego's and Lemke's comments, it does appear that the Commission is
leaning towards modifying the ordinance. If that's the case, this item would not
be before us. Reasonableness to see supporting the variance request before us.
L:\03 Files\03 Planning Comm\03pcMinutes\MN04l403.doc 12
Planning Commission Meeting
April 14, 2003
Atwood:
. Believes the inaccuracies in this ordinance are reason enough to deny this.
. Confident in staff s determination.
. Trust in good faith the amendment will proceed in a timely manner.
. Support staff s determination.
Stamson:
. It is clear from discussion earlier I agreed with staffs interpretation of the
ordinance until Marv Mirsch spoke. When Marv explained the measurements by
increments and 50 foot setback, I remembered how the rules apply.
. The intent was to mirror what the State. I remember the final decision was to
measure in increments where it broke off, that is what we were going to go with.
The fact that the 50 foot rule from the State was very clear and the way it has been
applied has been by averaging and that solved it.
. By way of demonstration it does not work for all.
. The correct way to do it is to measure the slope on the contour lines.
. In the real world the 50 feet should apply. But it is not in the ordinance.
. We will have to overturn staff s determination and say they should measure on
the contour lines.
. Do not feel the applicant's proposal is a big problem.
Kansier clarified this is not a variance application. It is city-wide ordinance.
MOTION BY CRIEGO, SECOND BY LEMKE, TO DIRECT STAFF TO PREP ARE A
RESOLUTION WITH FINDINGS APPROVING THE APPEAL REQUEST AND
DIRECT STAFF TO LOOK AT THE ORDINANCE AS IT RELATES TO TOP OF
BLUFF AND THE 50' FLAT AREA THAT IS LESS THAN 30 DEGREES.
Ayes by Criego, Lemke, Stamson and Ringstad, nays by Atwood. MOTION CARRIED.
Stamson questioned if there will be problems. Kansier said there would be problems.
Staff will have to review how the bluff is determined. Not sure what the Commission is
asking.
Stamson said the Commissioners will look at the definition for add-ons at the next
meeting. It was not related. Staff needs direction. We did not just vote to accept the
applicant's determination. We overturned staffs determination and didn't say what it
should be.
Criego felt the interpretation was not clear. Therefore in this particular situation we are
assuming the top of bluff is when the bluff becomes 30% or less for a period oftime.
That is specific as we can get.
Kansier said it can be applied to this case, but how is it applied to all the others? That's
what staff needs from the Commission.
L:\03 Files\03 Planning Comm\03pcMinutes\MN041403.doc 13
Planning Commission Meeting
April 14, 2003
MOTION BY STAMSON, TO MOVE THAT THE INTERPRETATION ON THE TOP
OF THE BLUFF IS WHERE THE GRADE OF THE SLOPE BETWEEN 2 CONTOUR
LINES IS LESS THAN 30 PERCENT.
Discussion between Stamson and Atwood on the definition.
OPEN DISCUSSION:
Stamson stated staffwas wrong on their interpretation. Now we are saying what the
correct way to interpret should be. What Mirsch described is what we wanted - less than
30% over a 25 foot space. Criego said he was not sure that is right.
Stamson said to direct staff to determine at the contour lines. The language is limited.
Criego responded they were buying into something that they don't have to. The
interpretation is questionable. It can be looked at in different ways.
Kansier read Julie David's appeal asking for slope delineation on her homestead. She
stated staff will try and write a Resolution but will have to talk to the City Attorney and
the DNR. The Resolution will not be ready to sign until April 28th.
Criego asked to read the motion. Stamson pointed out the decision was overturned but
did not directly accept the applicant's determination as "top of bluff'. Staffhas to be
directed.
Kansier said she will bring this to the City Attorney, but perhaps the decision could be
narrowed to apply to Miss David's bluff. In the mean time, staff can look at the
ordinance and try to get it to a point - this is never going to be easy to administer. Staff
needs to be directed on a Resolution that will be brought before you in two weeks. If the
Commission does not agree with the applicant's interpretation, staff needs to know now.
Criego felt when the bluff becomes less than 30% for a period of time, then that is
considered "top of bluff'.
Stamson said that is different from the applicant's. Criego said that was fine and stated
"It has to fit to the applicant because I want the applicant to go ahead and start building.
It is my opinion we are trying to solve two problems, the applicant is concerned with one.
That is whether the ordinance is clearly stated. I don't believe it is so we are allowing the
applicant to go forward. How the ordinance ultimately is written, we can spend time and
energy to do that right and make sure we cover our bases. If 25 or 30 feet satisfy the
applicant then make it 25 or 30 feet. Staff needs to put that in the resolution and we can
look at it in two weeks and go forward."
Lemke asked ifthe Resolution can say in overturning the decision to allow the applicant
to build the addition as proposed. Kansier said it was not appropriate to say that. lithe
L:\03 Files\03 Planning Comm\03pcMinutes\MN041403.doc 14
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L:\TEMPLA TE\FILEINFO.DOC
HEARING
NOTICES
"
L:\TEMPLA TE\FILEINFO.DOC
Cynthia Kirchoff
From:
Sent:
To:
Subject:
Cynthia Kirchoff
Friday, February 28,2003 11 :45 AM
Prior Lake American (E-mail)
Julie David Appeal
Hi Deb-
Please publish the attached notice for the Julie David appeal in the March 8th edition of the Prior Lake American.
Please call with any questions. Thank you.
Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372-1714
(952) 447-9813
(952) 447-4245-fax
1
NOTICE OF PUBLIC HEARING TO CONSIDER AN APPEAL FROM THE
ZONING ADMINISTRATOR'S DECISION
TO DENY A BUILDING PERMIT
You are hereby notified that the Prior Lake Board of Adjustment will hold a public
hearing at Prior Lake Fire Station #1, located at 16776 Fish Point Road SE (Southwest
of the intersection of County Road 21 and Fish Point Road), on:
Monday, March 24, 2003, at 6:30 p.m. or as soon thereafter as possible.
REQUEST:
The appellant is appealing the Zoning Administrator's decision
to deny a building permit for a living space and garage addition
to an existing nonconforming single family dwelling located
within the bluff impact zone.
APPELLANT:
Julie David
SUBJECT SITE:
14958 Pixie Point Circle SE, Prior Lake, MN, legally described
as Lot 10, First Addition to Eastwood, Scott County, Minnesota.
If you are interested in this issue, you should attend the hearing. Questions related to
this hearing should be directed to the Prior Lake Planning Department by calling 447-
9810 between the hours of 8:00 a.m. and 4:30 p.m. Monday through Friday. The
Board of Adjustment will accept oral and/or written comments.
Prepared this 28th day of February 2003.
Cynthia Kirchoff, AICP, Planner
City of Prior Lake
To be published in the Prior Lake American on March 8, 2003.
L:\03 Files\03 Appeals\03-09 David\Appeal Public Hearing Notice 2.doc
Cynthia Kirchoff
From:
Sent:
To:
Subject:
Cynthia Kirchoff
Friday, January 31,20033:54 PM
Prior Lake American (E-mail)
14958 Pixie Point Circle SE
Oeb-
Here's public hearing notice I meant to attach to my previous email.
Thanks,
Cynthia Kirchoff, AICP
Planner
City of Prior Lake
16200 Eagle Creek Avenue SE
Prior Lake, MN 55372-1714
(952) 447-9813
(952) 447-4245-fax
Appeal Public Hearing
Notice.d...
1
___''''^''__"''.'_''__~, ~,_....<>_O._L", _...0., I->.'_'~_",_""_",,,~,_,,,,~,,._~___,__,,,,,,,,,,,",,,.u~,~_.. "..._,...",........,....".. "
NOTICE OF PUBLIC HEARING TO CONSIDER AN APPEAL FROM THE
ZONING ADMINISTRATOR'S DECISION
TO DENY A BUILDING PERMIT
You are hereby notified that the Prior Lake Board of Adjustment will hold a public
hearing at Prior Lake Fire Station #1, located at 16776 Fish Point Road SE (Southwest
of the intersection of County Road 21 and Fish Point Road), on:
Monday, February 24,2003, at 6:30 p.m. or as soon thereafter as possible.
REQUEST:
The appellant is appealing the Zoning Administrator's decision
to deny a building permit for a living space and garage addition
to an existing nonconforming single family dwelling located
within the bluff impact zone.
APPELLANT:
Julie David
SUBJECT SITE:
14958 Pixie Point Circle SE, Prior Lake, MN, legally described
as Lot 10, First Addition to Eastwood, Scott County, Minnesota.
If you are interested in this issue, you should attend the hearing. Questions related to
this hearing should be directed to the Prior Lake Planning Department by calling 447-
9810 between the hours of 8:00 a.m. and 4:30 p.m. Monday through Friday. The
Board of Adjustment will accept oral and/or written comments.
Prepared this 4th day of February 2003.
Cynthia Kirchoff, AICP, Planner
City of Prior Lake
To be published in the Prior Lake American on February 8, 2003.
L:\03 Files\03 Appeals\03-09 David\Appeal Public Hearing Notice.doc
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LOT SURVEYS COMPANY, INC.
LAND SURVEYORS
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Signa.
Chcrlot Y. """....... loll"". Aov. No.21753 or
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Jan 27 03 04:51~
tcHe5tHome.com inc.
952-933-8690
~.2
Julie David
14958 .ixie 'oinl Circle
Plil' lale, .1 55312
[9521 440-1988
E-mail: iJlavid@nuc.mn.us
January 27,2203
To: City of Prior Lake
16200 Eagle Creek Avenue S.B.
Prior Lake, MN 55372
Attention: Cynthia Kirchoff
Re: Bluff Delineation On My Homesite
Cynthia,
I want to appeal your decision in regards to the slope delineation on my
homesite. It is my understanding that this needs to be appealed to the
Planning Commission and that the appeal fee is $75.00. Please note that I
wish this issue to be placed on the Planning Commission agenda as soon as
possible.
Sincerely,
_.~ 'l:xMM. d
Julie David
Enclosure
...,......-_._.--------------.,..~,~~~-_._,.,_..._--.-.-.. ".",--,.~,.'-"._-~-_._--_._.-
Jan 27 03 04:51p
tcBestHome.com inc.
952-933-8690
p. 1
John BlumentrlU Design StudilS, Inc.
Jan 27, 2003
Cynthia Kirchoff, AICP
J. Oavid Residence
14958 Pixie Point
Circle
(952) 447-4245
John Blumentritt
Design Studios, Jnc
Fax Cover Sheet
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Total pages, including cover: Two
Canunenll:
Cynthia,
Julie David requested that I script this letter for her and that she will stop at the office, sign it and pay the
required fee.
Please contact me at (952) 933- 8690 with any questions.
230 Madison Circle North
Hopkins, MN 55343
USA
Phone: (952) 933-8690
Fax: (952) 933-8690
Email: tcbesthome@earthlink.com
.,~~:--;. :-_.:._:....;."...~~4~ ..;...~,:......:::.~..-~-,..- ..<-':.....:_.;....~--,,- -~~..:::.;..:..;.~:"'......::.:..:.-~~~~~.;:-~~.;i,:..::~.~~-......:.~.._---..o~..~<.i,.".-:-~~-~....::s.~~.:;;;';'~~:. ::..--..: :-~:-,-;":.'..._.~"1~'--:::"-:-:-~-.
CITY OF PRIOR LAKE
16200 EAGLE CREEK AVE SE
PRIOR LAKE, MN 55372
(952) 447-4230, FAX (952) 447-4245
03-00;
RECEIPT # 43322
DATE:
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