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HomeMy WebLinkAbout4A 3800 Green Heights Trail Variance Report 4646 Dakota Street SE Prior Lake, MN 55372 PLANNING COMMISSION AGENDA REPORT MEETING DATE: MARCH 25, 2019 AGENDA #: 4A PREPARED BY: PRESENTED BY: JEFF MATZKE, PLANNER JEFF MATZKE AGENDA ITEM: PUBLIC HEARING TO CONSIDER VARIANCE REQUESTS FROM THE MINI- MUM REAR YARD SETBACK AND MAXIMUM IMPERVIOUS SURFACE RE- QUIREMENT ON A PROPERTY IN THE R-1 SD (LOW DENSITY RESIDEN- TIAL SHORELAND) ZONING DISTRICT DISCUSSION: Introduction Scott Theilen owns the property at 3800 Green Heights Trail SE and is requesting variances from the minimum rear yard setback and maximum impervious surface requirement to construct a new dwelling on a single-family residence. The prop- erty is located along the eastern shores of Upper Prior Lake, south of Dunkirk Avenue. The following variances are requested:  A 6.9-foot variance from the required minimum 25-foot rear yard setback (Section 1102.405 (3))  A 7.5% variance from the required maximum impervious surface (Section 1104.306) Regulation Requirement Proposed Variance   Rear yard Setback (Minimum) 25’ 18.1’ 6.9’  Impervious Surface (Maximum) 30% 36.9% 6.9%  History The property is zoned R-1 (Low Density Residential), and is guided R-LD (Urban Low Density) on the 2030 Comprehensive Plan Land Use Map. The property is in the Shoreland Overlay District of Upper Prior Lake. Current Circumstances The property is 12,400 square feet in size with a single-family residence. The applicant is requesting to demolish and replace the existing dwelling. Rear Yard Setback: Generally, lakeshore properties do not have difficulty meet- ing the required 25-foot rear yard setback since, in many cases, the rear property line is near or coincides with the ordinary high water mark of Prior Lake (904 elevation) and the minimum lake setback requirement is 50-75 feet. In this case however, the rear property line is 40-45 feet from the lakeshore. Therefore, the rear yard setback from the proposed deck to the rear property line is 18.1 feet. The proposed lake setback is 56 feet which will meet the ordinance requirement using the average lake setback of adjacent properties. 2 Impervious Surface: Subsection 1104.306 lists the maximum impervious sur- face requirement for properties in the shoreland as 30% of the total lot area. The lot area of 3800 Green Heights Trail is 12,400 square feet since the waterfront area near the lake is not exclusively owned by the property owner. The proposed construction would constitute 36.9% of the total lot area (a 36.9% variance re- quest). However, if the area of the “waterfront” were included in the calculation the total lot area (16,270 square feet in total) the impervious surface amount would be 28.1% of the total area. The applicant has submitted a court order from 1999 which details property owner’s testimony as to the use and care of the “waterfront” area. As a result of the court order, the lake lot owners were directed to care for the waterfront area adjacent to their lots. The City Attorney has reviewed the court order and pre- pared a memorandum (see attached) explaining the situation. Conclusion City Staff believes that the variance request for the rear yard setback is warranted since the placement of the proposed dwelling in respect to the lake setback is in character with other dwellings of the neighborhood. As identified in the attached City Attorney memorandum City Staff believes the Planning Commission has the option to approve or deny the impervious surface variance request based on the opinion of ownership of the waterfront area. As mentioned in the City Attorney memorandum, the City Staff is prepared to draft a resolution of approval/denial based on the findings of the Planning Com- mission. If the Planning Commission chooses to approve the variances, City Staff recommends the following conditions be met:  The variance resolution shall be recorded at Scott County.  A Building Permit shall be obtained from the Building Department prior to the commencement of construction. ISSUES: This project includes a request for variances. Section 1108.400 states that the Board of Adjustment may grant a variance from the strict application of the provi- sions of the Zoning Ordinance, provided that: (1) There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the property owner proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance. Economic considerations alone do not constitute practical difficulties. There are practical difficulties in complying with the strict terms of the Or- dinance in regards to the rear yard setback. While the rear yard setback of 25 feet is not met, the typical lake setback of the property will meet the City requirement. (2) The granting of the Variances are in harmony with the general purposes and intent of the City Subdivision and Zoning Ordinances and the Comprehensive Plan. 3 The granting of the rear yard variance appears to be in harmony with the general purposes of the Ordinance and Comprehensive Plan. A purpose of the Zoning Ordinance is to “Promote the most appropriate and orderly development of the residential, business, industrial, public land, and public areas”. Furthermore, the Shoreland Ordinance (Section 1104) policy’s in- tent is “in the best interests of the public health, safety, and welfare to pro- vide for the wise development of shoreland of public waters.” The pro- posed dwelling’s placement on the lot in relation to the rear yard is in har- mony with these purposes and policies. (3) The practical difficulty is due to circumstances unique to the property not resulting from actions of the owners of the property and is not a mere convenience to the property owner and applicant. The proximity of the rear yard property line to the proposed dwelling is unique. The dwelling will meet the required minimum lake setback of more than 55.5 feet. (4) The granting of the variances will not alter the essential character of the neighborhood or be detrimental to the health and safety of the public welfare. The placement of the proposed dwelling in respect to the lake setback is in character with other dwellings of the neighborhood. (5) The granting of the Variances will not result in allowing any use of the property that is not permitted in the zoning district where the subject property is located. The requested variances would allow the construction of a single-family residential dwelling which is an allowed use within the R-1 SD (Low Density Residential in Shoreland) Zoning District. ALTERNATIVES: 1. Motion and a second directing City Staff prepare a resolution approving the variances requested for 3800 Green Heights Trail with the listed conditions or approve any variance the Planning Commission deems appropriate in the cir- cumstances. 2. Motion and a second to table or continue discussion of the item for specific purpose as directed by the Planning Commission. 3. Motion and a second directing City Staff to prepare a resolution denying the variances requested because the Planning Commission finds a lack of demonstrated practical difficulties under the zoning code criteria. ATTACHMENTS: 1. Resolution 19-XXPC 2. Location Map 3. 1928 Green Heights Plat 4. Survey Dated 3-20-19 5. Conceptual Building Plans dated 2-12-19 6. 1999 Court Order 7. City Attorney Memorandum 8. Narrative from Applicant GREEN HEIGHTS TRL SW R O O S E V E L T S T S W RAMSEY AV SWINGUADONA BEACH CIR SWUpper Prior Lake Scott County GIS Ü 3800 Green Heights Trail SWVariancesLocation Map UPPER PRIOR LAKE GD(904) SPRING LAKE GD(912.8) BLIND LAKERD (948.7) ARTIC LAKENE (906.7) MARKLEY LAKERD ( ) HOWARD LAKE NE(957.3) CRYSTAL LAKE NE(943.3) Spring Lake Upper Prior Lake Scott County GIS SUBJECTPROPERTY SUBJECTPROPERTY ر WAYZATA, MN 55391 401 EAST LAKE STREET FAX: 952.473.8222 Phone: 952.473.8777 ØWAYZATA, MN 55391 401 EAST LAKE STREET FAX: 952.473.8222 Phone: 952.473.8777 ±± WAYZATA, MN 55391 401 EAST LAKE STREET FAX: 952.473.8222 Phone: 952.473.8777 WAYZATA, MN 55391 401 EAST LAKE STREET FAX: 952.473.8222 Phone: 952.473.8777 ±± ± WAYZATA, MN 55391 401 EAST LAKE STREET FAX: 952.473.8222 Phone: 952.473.8777   Sarah Schwarzhoff | Of Counsel | 952.746.2713 | sschwarzhoff@hoffbarry.com    Hoff Barry, P.A. | 775 Prairie Center Drive, Suite 160 | Eden Prairie, Minnesota 55344 | hoffbarry.com | 952.941.9220      MEMORANDUM      To: Planning Commission  From: Sarah Schwarzhoff, City Attorney  Date: March 5, 2019  Re: Green Heights Waterfront    The Planning Commission has received a variance request from a property owner in the Green Heights  subdivision. The property owner is requesting that he be permitted to include the “waterfront” between  his property and the lake, as part of his lot area.    The City has numerous plats that include “waterfront” areas which are areas between the lake and the  lakeshore lots (because of the waterfront the lakeshore lots do not actually abut the lake but I will refer  to them in this manner throughout the memo to distinguish these lots from the back lots). The waterfronts  are generally dedicated on the plat for the use and enjoyment of all the lot owners. This means that a  strip of land between the lakeshore lots and the lake are commonly owned by all lot owners within the  plat.     These waterfront areas are often a source of dispute between the lakeshore lot owners who prefer to  treat the waterfront as part of their property and the back lot owners who prefer to use the waterfront  as a common area. In addition, often these plats are fairly old and as such are not accompanied by  declarations or home owners associations to regulate the use of the waterfronts.     Current City policy is to treat all such waterfronts as common area. This means lakeshore lot owners  cannot count the waterfront area as part of their lot because the waterfront is commonly owned. This can  make a difference for calculations related to size of the lot such as impervious surface. When questioned,  City staff has consistently informed residents that absent a court order or written agreement of all the lot  owners the City will continue to consider the waterfronts as commonly owned property.     Green Heights was platted in 1928 with such a waterfront. However, in 1999 several of the lakeshore lot  owners filed a lawsuit in Scott County Court seeking to claim ownership of the waterfront. The Court  performed an extensive analysis of the history of the use and ownership of the lots and waterfront and  denied the lakeshore lot owners claims of ownership. The Court found that the waterfront was properly  dedicated to all the lot owners and that the lakeshore lot owners had not proven that they had obtained  legal ownership.          Hoff Barry, P.A. | 775 Prairie Center Drive, Suite 160 | Eden Prairie, Minnesota 55344 | hoffbarry.com | 952.941.9220      However, as part of the Court order a “Declaration of Rights” relating to the waterfront and two related  access aisles were agreed to by the lot owners and incorporated into the Court order.     The property owners agreed that the back lot owners would have exclusive use of the access aisles and  could install one straight dock at the end of each access aisle. The back lot owners were also responsible  for maintenance of the access aisles. Use and maintenance of the access aisles was to be regulated by  majority vote of the back lot owners.     The property owners also agreed that the lakeshore lot owners would have the exclusive right to place  docks, boat lifts and fire rings on the waterfront adjacent to their lots and that the lakeshore lot owners  would have the sole obligation to maintain the waterfront adjacent to their lot.    There was no finding of ownership and the back lot owners were not prohibited from using the waterfront,  but the lakeshore lot owners were granted exclusive rights to install structures/docks and the obligation  to maintain the waterfront.    Had ownership of the waterfront been decided, had the court held that the lakeshore lot owners also  owned the abutting waterfront, the City would consider the waterfront area as part of the lakeshore lot  and no variance would be required.    Had no declaration been made by the lot owners, the City would continue to consider the waterfront to  be commonly owned and thus not part of the lakeshore lot.    Instead, Green Heights is a middle ground where lakeshore lot owners do not own the waterfront but do  have some exclusive rights to it and have the obligation to maintain it. Therefore, it is reasonable for the  Planning Commission to either approve or deny the variance. The Planning Commission can find that  because ownership was not determined, and the waterfront is still commonly owned, the waterfront  cannot be counted toward the lakeshore lot area. Or the Planning Commission can find that because the  lakeshore lot owners have some exclusive rights to the waterfront and have the obligation to maintain it  that the waterfront can be counted toward the lakeshore lot area. Once the Planning Commission has  made findings based on the public hearing, staff can bring back a resolution containing those findings.     Staff does recommend that the City continue to handle waterfront issues on a case by case basis through  the variance process due to the numerous factors involved in each case.