HomeMy WebLinkAboutStorage Sheds on Lake Lots
AGENDA NUMBER:
PREPARED BY:
SUBJECT:
DATE:
INTRODUCTION:
BACKGROUND:
HERITAGE
1891
COMMUNITY
1991
ctW~C;()~t/'
2Q9/
8
DEB GARROSS, ASSISTANT CITY PLANNER
CONSIDER PLANNING COMMISSION REQUEST
STORAGE SHEDS ON LAKE LOTS
JUNE 17, 1991
FOR
The purpose of this item is to request
direction from the Citr Council concerning
development of an ord1nance to regulate
accessory buildings on lakeshore lots.
Attached find a "Policy Statement on Storage
Sheds on Lake Lots" which was a policy
statement adopted by the Citr Council on June
27, 1979. The Planning Comm1ssion tabled an
application for variance from Evans K. Whiting
of 14897 Manitou Road, on May 16, 1991 in
order to allow the City Council the
opportunitr to review and determine the
applicabil1ty of the 1979 policy statement.
(See attached staff report for reference to
the Whiting variance application.)
The Planning Department received a variance
application from Evans Whiting to construct a
7 x 16 (112 square foot) storage building 12
feet from the 904 contour of Prior Lake. There
is a three foot roof overhang and guard rail
(See attached drawin~ for reference) which
would encroach an add1tional three feet toward
the 904. The Shoreland Ordinance Section
9.3E3 states that "within the shoreland
district, decks may be constructed without
variance provided that it does not have walls
or a roof." Because of this stipulation,
staff included the roof overhang in
determining the amount of variance that would
be needed for the pro~osed structure. The
amount of variance requ1red for Mr. Whiting to
build his structure as proposed is 66 feet.
The Planning commission tabled the item
pending a decision of the City council on the
appropriateness of the 1979 policy statement.
The Commissioner's felt that Mr. Whiting has a
hardship due to the slope conditions present
on his lot. However, many of the provisions
4629 Dakota St. S.E., Prior Lake. Minnesota 55372 / Ph. (612) 447-4230 / Fax (612) 447-4245
DISCUSSION:
in the policy statement are no longer valid
and there are no regulations in ordinance form
to guide decisions on this type of
application. The Planning Commission felt
that if a variance of this extreme were
granted for a storage shed, it would be
difficult to deny future lakeshore variances
for decks, sheds, or any similar type of
structure proposed.
Variances have traditionally been granted
only for substantial structural improvements
such as a home or garage where hardshi~ exists
due to substandard lot size, or lim1tations
imposed by existing legal non-conforming
structures. The City recently prevailed in a
court case with Don Johnson, Pixie Point
Circle, where a judge ordered that his storage
shed be moved to a location compliant with the
setback standards. Mr. Whiting has a similar
situation in that his lot contains
approximately 27,600 square feet and is 100
feet wide at Manitou Road and the lakeshore.
Steep slopes are prevalent along the shores of
Prior and Spring Lakes. If hardship is
determined solely on the basis of slope, the
integrity of the 75' setback standard would be
in jeopardy.
The purpose of this item is to discuss the
policy statement to determine if there is
Council support for this ty~e of construction
within Prior Lake. The wh1ting variance is
tabled pending a decision of the Council
relative to the policy statement. If the
Council supports the policy statement, the
appropriate public hearings should be
established to incorporate building and
setback standards into the Zoning Ordinance.
The revised shoreland management rules do
allow a property owner to have one
"Water-oriented Accessory structure." (See
attached MDNR Model Ordinance). Staff is of
the opinion that the Department of Natural
Resources would sup~ort such an amendment
provided that the C1ty'S standards are at
least as restrictive as the proposed rules.
In the event that the ap~ropriate Zoning
Ordinance amendments are put 1nto effect, Mr.
Whiting would be able to construct his storage
shed. If the Zoning Amendment requires a
greater setback, smaller building area or
other provision, Mr. Whiting would need to
ALTERNATIVES:
RECOMMENDATION:
ACTION REQUIRED:
amend his application to request variance from
the new standards. If the Council determines
that the objectives of the policy should not
be incorporated as standards in the Zoning
Ordinance, it is likely that the Planning
commission may deny the Whiting variance
application and he will have the option to
appeal his variance application to the City
Council at some future date.
Instruct the Planning Commission and or
staff to propose a Zoning Ordinance
Amendment to regulate water-oriented
accessory structures.
2. Table this item for further information.
1.
3. Take no action. If this alternative is
chosen, the Planning Commission will act
on the variance application.
The Planning Commission recommends that the
Council consider an amendment to regulate
storage structures on lakeshore lots. The
1979 policy statement of a former Council and
the Whiting application, indicates a need for
structures of this type. Therefore, zoning
standards should be developed to regulate
storage structure location, size and
appearance.
Depends upon
discussion.
of
City
Council
outcome
9.4
b. For rivers and streams, by an evaluation ot
available flood information and consistent
with Statewide Standards and Criteria tor
Management of Flood Plain Areas ot Minnesota.
E. Exceptions to Structure Setback Requirements
1. Setback requirements from the ordinary high water
mark shall not apply to piers and docks. Location
ot piers and docks shall be controlled by
applicable state and local regulations.
2. On undeveloped shoreland lots that have two (2)
adjacent lots with existing principal structures on
both such adjacent lots, any new residential
structure may be set back the average setback ot
the adjacent structures from the ordinary hi9h
water mark or fifty (50) feet, whichever 1S
greater, provided all other provisions ot the
Shoreland District are complied with.
3. within the shoreland district, decks may be
constructed without variance provided that:
a. It does not have walls or a root.
It does not exceed the existing structural
setback re9Uirement by more than 15' ( i.e. 30
foot maX1mum tor 200 toot setback
requirement) .
c. There is an evaluation of the property
showing that there is not some other
reasonable location for a deck that would
comply with the setback requirement.
!D.
~ lo (](/ d"
'75 = ~ ~
SHORELAND ALTERATIONS
A.
The removal ot natural vegetation shall be restricted to
prevent erosion into protected waters, to consume
nutrients in the soil, and to preserve shoreland
aesthetics. Removal of natural vegetation in the
Shoreland District shall be subject to the following
provisions:
1. Selective removal of natural vegetation is allowed,
provided that sufficient vegetation cover remains
to screen cars, dwellings and other structures when
viewed from the water.
2. Clear cutting of natural vegetation is prohibited.
However, selected removal of natural ve~etation may
be allowed it incorporated in harmony wlth proposed
development.
· 75
CITY OF PRIOR LAKE
~
Pol icy Statement on
Storage Sheds on Lake Lots
The City Council hereby recognizes that lake uses often necessitate
additional storage space for life jackets, motors, skis, etc., and
that lakeshore residents generally have less bui Idable area because
of the 75 foot setback requirement fro~ the 904 elevation.
Therefore, the Planning Director is hereby authorized to issue a
conditional use per~it for the erection of storage sheds if the
fol lowing conditions are net:
1) the structure shall not exceed 100 square feet.
2) si~e lines on abutting properties shall be considered.
3) the 3tructure shall be located in a hillside, if feasible.
4) the highest ;:.Joint of the structure shall not exceed 10 feett
5) the r:'Iini~um elevation of the structure shall be 907.5.
6) all other setbacks shall be ~et.
]) the structure shall not have sanitary sewer facilities wi:,:;; it.
a) the structure shall not be used for any living or recreational
purposes.
9) the r1aterials used in the structure shall be consistant>'lith
the apr-lica~ts ho~e and surrounding residences.
10) a letter frem abutting property owners ackno~ledging the
request shall be subnined with the request, if practical.
The approval of a request shall be as a conditional use permit, and
shall ~~ reviewed from time to time. If ~t any tir.e the struct~re
does no t rema in in good repa i r, it can be orde red to be removed or
brought into co~fornance.
TIle application shall include a detailed description of the proposed
structure, and the placement of it on the lot. The fee for such a~pl:.
cat ion \-Jj II be establ i shel.l from time to t i,:1e by the City Counc i 1.
If in the opinion of the Planning Director the apoJ ication does not
meet the intent of this policy statement, it shall be declined, at which
tine t:le applicant can apply through the fornal conditional use perrli~
orocess to the Planning Commission.
June 27, 1979
(612) 447-4230 4629 DAKOTA STREET S.E. PRIOR LAKE, MINNESOTA 55372
STATEWIDE STANDARDS FOR
MANAGEMENT OF SHORELAND AREAS
Minnesota Department of Natural Resources
Division of Waters
Shoreland Management Program
Water.oriented Accessory Structures. Each lot may hH\'t:: OI1t::
water.oriented accessory structure not meeting tht: norll1l1l
structure setback in Section 5.21 of this ordinance if this wall.:r-
oriented accessory structure complies with the following
provisions:
(1)
the structure or facility must not exceed ten feet in height.
exclusive of safety rails, and cannot occupy an areCl grl::ClIt::r
than 250 square feet. Detached decks mllst not ext:t::t.~d l.:i~111
feet above grade at any point;
(2) the setback of the structure or facility from the ordinary high
water level must be at least ten feet;
the structure or facility must be treated to red lice visibility ;1'0
viewed from public waters and adjacent shorelant..1s by
vegetation, topography, increased setbacks or color,
assuming summer, leaf.on conditions;
(4) the roof may be used as a deck with safety rails, bllt mllst 110:
be enclosed or used as a storage area;
(3)
(5)
the structure or facility must not be designed or used for
human habitation and must not contain water supply or
sewage treatment facilities; and
as an alternative for general development and recreatiomtl
development waterbodies, water.oriented lH;t:essory
structures used solely for wutercwft stOrllllt::. lInd inl:llIdill~
stor~lgt:: of relHted boating and wClter.orit::nt~d Sp<llllllg .
equipment, may occupy an urea up to 400 Stlllllrt: kl.:t
provided the maximum width of the structure is 20 fcc::t ;\'0
measured paral1el to the configuration of the shorclil1l:.
(6)
Source: Model Shoreland Ordinance, MN Department of Natural Resources
Division of Waters
PLANNING REPORT
APPLICANT:
ITEM:
PRESENTER:
PUBLIC HEARING:
DATE:
EVANS K. WHITING, 14897 MANITOU ROAD
VARIANCE
TERRIE SAND BECK
YES X NO
MAY 16, 1991
SITE ANALYSIS
HISTORY/BACKGROUND:
The Planning Department has received a variance application from
Evans Whiting at 14897 Manitou Road. The applicant is requesting
a lakeshore variance to construct a 7 x 16 foot storage building
near the lakeshore. This building would be used to store
sailboards and assembled sails when not in use. The construction
of this storage facility would alleviate the need for Mr. Whiting
to carry his sailboards and sails up the steep grade of his lot
to his home for storage.
PREVIOUS PROPOSALS:
There are no records of any previous variances granted for the
subject property.
PHYSIOGRAPHY/EXISTING DEVELOPMENT:
The lot contains approximately 27,600 square feet and is very
deep. It is approximately 100 feet wide at both Manitou Road and
at the lakeshore, but it measures almost 270 feet at its deepest
point.
The Whiting home is situated in a relatively flat portion of the
lot, 25 feet from the front property line at Manitou road.
However, the rear portion of the lot contains a 62 foot drop in
120 feet of distance. This steep slope is covered by trees and
natural vegetation. Steps and a path negotiating the distance to
and from the lakeshore have been constructed to assist in a
descent to the lake. A retaining wall has been installed near
the lakeshore to support and maintain the grade.
The proposal is to construct a 16 by 7 foot storage structure in
the 19 feet of area between the retaining wall and the 904
contour. However, since there is a roof over a portion of the
deck, the area that will require a variance is 16 by 10 feet,
placing the structure 9 feet from the 904 contour, and requiring
a a 66 foot variance to the lakeshore setback.
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ADJACENT USES:
The lots adjacent to the subject site are developed with single
family, residential homes. Both lots abutting the site are
similar in size and topography to the applicant's lot, and both
have accessory structures near the lakeshore. These structures
may have been constructed prior to the annexation of the area
into the Prior Lake City limits, or allowed under the policy
Statement on Storage Sheds on Lake Lots that was adopted on June
27, 1979. This policy is no longer in effect, however, due to
the adoption of Prior Lake Zoning Ordinance 83-6.
DEVELOPMENT SUMMARY:
The lot is zoned R-1 Urban Residential, and S-D Shoreland
District. The required setbacks are 75 feet from the 904
contour, 25 feet from the front property line, and 10 feet from
the side yard line.
RECOMMENDATION:
The recommendation from staff is to deny the variance application
as submitted. Althou~h the applicant stated that the structure
would be built accord1ng to the Policy Statement on Storage Sheds
on Lake Lots, Zoning Ordinance 83-6 supersedes this policy. This
policy authorized the Planning Director to issue conditional use
permits for the erection of storage sheds if certain criteria
were met. The Plannin~ Director no longer has this authority.
The zonin9 Ordinance requ1res that applications for conditional
use perm1ts be brought before the Planning Commission and City
Council.
Zoning Ordinance 83-6 does not permit accessory structures on
residential lots unless they conform to setback restrictions; and
ther are no longer permitted as conditional uses. A 66 foot
var1ance to the 75 foot lakeshore setback would place the
structure only 9 feet from the 904 contour. This is an extreme
variation from the Planning Commission's tendency to approve
variances of a maximum 50% of the required setback. In addition,
the ~roposed structure would be located within the floodplain.
If th1s were approved, the building would have to be constructed
in compliance with the floodproofing requirements of the State
Building Code.
Although staff understands the desire to eliminate a steep climb
while carrying a sailboard and the assembled sails, we feel that
allowing a structure to be constructed at this time may set a
negative precedent for future applications. Staff is concerned
that granting a variance of such an extreme nature could be
construed as establishing a policy without the benefit of a
comprehensive analysis of the situation. There are no ordinance
standards which apply to this situation. Hardship has
traditionally been defined in terms of substandard lots or
setbacks established by legal non-conforming structures. In this
case, the lot is very large. Although there are topographic
considerations, there have been no variances ~ranted prior to
their application which have allowed structures wlthin such close
proximity to the ordinary hi9h water mark (904). If this
variance is granted, staff 1S concerned that it would be
difficult to deny future lakeshore variances for decks, sheds, or
any similar type of structure proposed.
The Planning Commission may wish to consider review of an
amendment to the Shoreland Management Ordinance to establish
standards for this type of structure. A section of the
Department of Natural Resources Model Shoreland Ordinance
referencing water oriented accessory structures is attached to
this report. If this ordinance, or one similar to it, were to be
adopted by the City, accessory structures would be permitted
within the 75 foot lakeshore setback if they met established
criteria. The Planning Commission may want to schedule the
consideration of such an ordinance in the near future.
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REMARKS: _.~._~:_._-j~_~_h _~
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Metro Region
DtparUllent of Natura! Resources
1200 \Va111er Road
St Paull NfN 55106
FAX: .612) 772-7977
PHONE: (612)m. 79!O
FROM:
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PACES: T+-l & L
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PURPOSE: _. For your information
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y. - As we discussed
For your approval
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CITY OF PRIOR LME
APPLlCATIOO FOR VARINa
Bane Phone: i.JJ.;.? JfP,p
Jtbrk Phone: ~"., '3" t3 8
Hane Phone:
Work Phone:
Purchase Agreenent
Phone :
Awlicant: Svans Y., .11,1 t 1 :-'.[
Address: 1/.;: 9? >cU ;~')~ ;<;oa~ :.::.
Property o.men S:' ':.0
1ddress:
Type of Omership: Fee!. Contract
Consultant/Contractor: '_0 be ~et""r:'n:ne~
Existing Use
of Property:
Proposed Use
of Prcp!rty: si:--.ele fa:~ily resi~entia1
Legal Description , ~
of Variance Site: Lot ~ 1, KOpD s .-ay Secon~
USAGLG 1~"I'e~IJI\ I(.,C;-. 1 v 'C4;JC , .,. '1'- ~
Variance Reau~sted:1r2 sq'J8.re ~ol)tl\storrtee sr.-=~ ~u~lt in aCC0rnar:ce wi~~ ,
Jj~e ~;W~r~~. ~;~~0~':1~1 :~g~~ ~ ;: ;:;, ~::~ r:t:i~n: ::r;~~a :re C~~Li:i~~e r
use perm! t on the subject si te or arrj part of it? _Yes .{ No
What was requested:
When:
s i r:p.l e
fa~ily residential
Present Zoning:
same /?/ - S6
Disposition: 6ti~ II') "~;' I
A h1',C"r ""a'l't" +~ste~"l-c:q'':lY'~
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SUBMISSION RIDUIRn1ENl'S:lLon"c-"- ,: a.. C.L..r.'1. -.€:. _' .1.:; " -. \., ~ .,.
(A)Campleted application form. (B) Filing fee (C)Certified fram abstract firm, names
and addresses of property owners within 100 feet of the exterior tx>uOOaries of the
subject property. (D)Camplete legal description' Property Identification Number
(PID). (E)Deed restrictions, if applicable. (F)An area map at 1-.200' available
fram the City Engineering Section showing: existing topography, utilities, lot
bowmries, building easements and soil test data if pertinent within 300 feet.
(G)A parcel map at 1--20'-50' shQiing: '!he site developnent plan, buildings:
parking, loading, access, surface drainage, larrlscaping w utility service.
(H,y COMPLETE APPLICATIOOS gw.r, BE RE.VIEWED BY 'tHE PLANNIN; roMMISSION.
To the best of my knowledge the information presented on this form is correct. In
~tion, I have read Section 7.6 of the Prior Lake Zoning Ordinance which specifies
requi renents for variance procedures. I agree to provide information and follow the
procedures as outlined in the Ordinance. :E:~ /(, 1...)/~
Applicants Signature .
Subnitted this J01&Y of API? · L 19:L1
~~ s;;a~~'
'!HIS SPACE IS 'ro BE FILLED cnr BY 'mE PLANNIN; D:IRECIDR
MTE OF HF.ARIll;
Ot\TE OF H~
PLANNIN; <DMMISSICN _ APPROlED DENIED
CITY ~IL APPFAL _ APPROlED _ DENIED
(X)tI)!TlOOS :
Signature of the Planning Director
Date
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EVANS WHITING
66' Lakeshore Variance
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