HomeMy WebLinkAbout15.B.1. Appeal of Board of Adjustments-Res. No. PC05-059
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CITY OF SHAKOPEE
Memorandum
CASE NO.: 05-086
TO: Mayor and City Council
Mark McNeill, City Administrator
FROM: Mark Noble, Planner I
RE: Appeal of Board of Adjustment and Appeal Denial of Overheight Accessory
Structure Variance at 3683 County Road 79
DATE: June 21, 2005
INTRODUCTION
Dennis Jeurissen and Joan Doolittle have filed an appeal of the Board of Adjustment and Appeals denial of
an overheight accessory structure variance. The variance request was to allow an accessory structure with a
height of approximately 18 feet, where 15 feet is the maximum height allowed.
The Board of Adjustment and Appeals held a public hearing on the variance request at its June 9, 2005
meeting, and by a 7-0 vote, the Board denied the request. The Board determined that staffs findings were
correct and that the request did not meet all of the criteria required for granting the variance. Specifically,
they commented that the property could be put to reasonable use without an overheight structure.
A copy of the staff report to the Board of Adjustment, which includes the resolution denying the request, is
attached for the Council's reference.
ALTERNATIVES
1. Uphold the determination of the Board of Adjustment and Appeals, and direct staff to prepare a
resolution for the Council's consent agenda that is consistent with that decision.
2. Uphold the appeal of the applicant, thereby granting the requested variance, and direct staff to
prepare a resolution for the Council's consent agenda that is consistent with that decision.
3. Table the appeal for additional information.
ACTION REQUESTED
Offer a motion directing staff to prepare a resolution for action at the next meeting, and move its adoption.
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3. Property Acreage:
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6. Existing Use of Property:
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8. Proposed name of development:
9. If development is to be phased, proposed number of phases:
10. Right-of-way or easement location proposed for vacation:
11. Size and dimension of proposed vacation:
12. Right-of-way names (if applicable):
13. Any existing utilities or improvements:
14, Ifproposing an amendment to the text ofthe Zoning Ordinance, which provision?
@APpeal to City Council or Board of Adjustment & Appeals C i' f~ C0~\.nD-l i
Application questions continued on following page
tf6JRequest for Appeal of Which Portion ofthe Zoning Ordinance:
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17. Type of Conditional Use Permit requested:
18. Variance requested to:
19 . Variance dimension requested:
20. Please describe the undue hardship that exists that is unique to the site which necessitates the
request for a variance:
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if an application is complete, Incomplete applications will not be processed,
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CITY OF SHAKOPEE
Memorandum
CASE NO.: 05-059
TO: Board of Adjustment and Appeals
FROM: Mark Noble, Plmmer I
SUBJECT: Variance for an Overheight Accessory Structure at 3683 County Road 79
MEETING DATE: June 9, 2005
REVIEW PERIOD: April 29, 2005 - August 26, 2005
SITE INFORMATION
Applicants: Dennis Jeurissen & Joan Doolittle
Property Owners: Dennis Jeurissen & Joan Doolittle
Location: 3683 County Road 79
Current Zoning: Rural Residential (RR) Zone
Adj acent Zoning: North: Rural Residential (RR) Zone
South: Rural Residential (RR) Zone
East: Rural Residential (RR) Zone
West: Louisville Township
Compo Plan: Rural Residential
Lot Size: 20 Acres
Attachments: Exhibit A: Location/Zoning Map
Exhibit B: Site Plans
Exhibit C: Applicant information
Exhibit D: City Engineering Memorandum
INTRODUCTION
Dennis Jeurissen & Joan Doolittle have submitted an application requesting a variance to allow
for construction of an overheight accessory structure at their property located at 3683 County
Road 79 (Exhibit A). The proposed location of the structure would be located southwest of the
principal structure which is presently under construction (Exhibit B). This particular property
also has a wetland along the west side ofthe property, and a drainage channel south ofthe proposed
structure.
CONSIDERATIONS
The Rural Residential (RR) Zone has a 15 foot maximum height requirement for accessory
structures. The applicant has requested a variance to allow a pole shed with 14 foot tall side walls
with an overall height of approximately 20-21 feet, which they say is necessary to be able to store
their recreational vehicle and dump truck in the structure and the allowed height would not allow
for tall enough garage doors (Exhibit C). By definition, the height of a structure is the vertical
distance between the ground and the midpoint of the eave and the peak of the roof; in this case, the
garage would be approximately 18 feet tall. The garage would be 80 feet long and 45 feet wide,
and would have overhead doors on one side and one end of the structure.
City Engineering provided a memorandum (Exhibit D), noting that: 1) a wetland complex is
located on the site, and that portions of a drainage swale mayor may not be included in this
wetland complex; and 2) the proposed accessory structure is located in the vicinity of the existing
drainage swale. Whether the request is approved or not, they recommend that as part of a
building permit for this accessory structure, that the following conditions shall be addressed:
1. The building permit applicant shall be responsible to submit a certified wetland
delineation to the City of Shakopee, the Anny Corps of Engineers, the Board of Water
and Soil Resources and the Soil and Water Conservation District for approval.
2. The building permit applicant shall comply with all low floor and minimum building
opening elevations as set forth by the City of Shakopee's adopted Comprehensive
Stormwater Management Plan.
3. The building permit applicant shall comply with all setback requirements from existing
wetlands as set forth by the City Code and the City of Shakopee's Design Criteria.
Staff believes that there are sufficient height and/or design options available for this garage to be
constructed with doors that allow for the recreational vehicle and dump truck to be stored inside the
building, and that the criteria required for the approval of a variance have not be met; therefore,
staff is recommending denial of the request, as noted in the findings listed below.
FINDINGS
Section 11.89, Subd. 2, of the City Code contains provisions for the granting of variances only if all
of the following circumstances are found to exist. Staff has provided draft findings on each
criterion. The Board of Adjustment and Appeals may use or modify these draft findings as it sees
fit:
Criterion I
The strict enforcement of the ordinance provisions would cause undue hardship because of
circumstances unique to the individual property under consideration. Undue hardship means the
following:
LA. The property in question cannot be put to a reasonable use if used under conditions
allowed by the official controls;
Finding 1.A. The property can and is being put to a reasonable use under the official
controls, in that the property is being used for a single family residence which complies with the
requirements of the City Code. The Rural Residential Zone offers great flexibility with location
of and allowed sizes for accessory structures.
LB. The plight of the landowner is due to circumstances unique to the property;
Finding 1.B. The plight of the landowner is not due to circumstances unique to the property. The
property is not irregularly configured or encumbered by topographical elements which would
create a hardship for the construction of the overheight accessory structure.
LC. The circumstances were not created by the landowner;
Finding J.e. The circumstances were created by the landowner due to the desired design, size and
layout of the proposed overheight accessory structure. One design feature that would
accommodate their vehicles would be to install garage doors on the ends of the building, which
would allow for large overhead doors yet still comply with the height requirement.
LD. The variance, if granted, will not alter the essential character of the locality; and
Finding J.D. The variance would not alter the essential character of the locality.
I.E. The problems extend beyond economic considerations.. Economic considerations do
not constitute an undue hardship if reasonable use for the property exists under the terms of
the ordinance.
Finding J.E. The considerations are not economic for this request.
Criterion 2
It has been demonstrated that a variance as requested will be in keeping with the spirit and intent of
this Chapter.
Finding 2
The proposed variance would not be in keeping with the spirit and intent of Chapter 11 (Zoning).
Criterion 3
The request is not for a use variance.
Finding 3
The request for an overheight structure is not a use variance.
Criterion 4
Conditions to be imposed by the Board of Adjustment and Appeals will insure compliance to protect
the adjacent properties.
Finding 4
(Not applicable since no conditions are proposed.)
Criterion 5
Variances in the flood plain overlay zone also shall meet the following criteria: ......
Finding 5
(Not applicable since the property is not within the flood plain overlay zone)
ALTERNATIVES
1. Approve Resolution No. 05-059, denying the variance to allow for construction of an
overheight accessory structure, with findings as proposed.
2. Direct staff to prepare a resolution approving the variance with findings as proposed by the
Board.
3. Continue the public hearing for additional information.
RECOMMENDATION
Staff finds that this request does not comply with required criteria and therefore, staff is recommending
Alternative 1; approve Resolution No. 05-059, denying the variance to allow for construction of an
overheight accessory structure, with findings as proposed.
0
ACTION REQUESTED
Offer a motion approving Resolution No. 05-059, denying the variance with findings as proposed.
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- Mark Noble
Planner I
Caselog No. 05-059
RESOLUTION NO. PC05-059
A RESOLUTION OF THE CITY OF SHAKOPEE DENYING A VARIANCE TO ALLOW AN
OVERHEIGHT ACCESSORY STRUCTURE IN THE RURAL RESIDENTIAL (RR) ZONE.
WHEREAS, Dennis Jeurissen & Joan Doolittle, applicants and property owners, have filed an
application for a variance under the provisions of Chapter 11, Land Use Regulation (Zoning), of the City
of Shakopee City Code, Section 11.89, to allow for construction of an overheight accessory structure
on their property; and
WHEREAS, the subject parcel of land is presently zoned Rural Residential (RR) Zone; and
WHE}U:AS, the legal description for the subject parcel ofland for which the request is being
made is:
The North Half of the South Half of the Northwest Quarter (N ~ of S ~ of NW ~) of Section
31, Township 115, Range 22, Scott County, Minnesota, EXCEPTING THEREFROM that
part of the south 423.65 feet that lies east of the west 600.00 feet of the North Half of the
South Half of the Northwest Quarter of Section 31, Township 115, Range 22, Scott County,
Minnesota; and
WHEREAS, notice was provided and on June 9, 2005, the Board of Adjustment and Appeals
conducted a public hearing regarding this application, at which it heard from the Community
Development Director or his designee and invited members of the public to comment; and
NOW THEREFORE, BE IT RESOLVED BY THE BOARD OF ADJUSTMENT AND APPEALS
OF THE CITY OF SHAKOPEE, MINNESOTA, AS FOLLOWS:
That the application for Variance is hereby DENIED, based on the following findings with respect to City
Code Sec. 11.89, Subd. 2, "Criteria for Granting Variances".
Finding l.A. The property can and is being put to a reasonable use under the official
controls, in that the property is being used for a single family residence which complies with the
requirements of the City Code. The Rural Residential Zone offers great flexibility with location
of and allowed sizes for accessory structures.
Finding 1.B. The plight of the landowner is not due to circumstances unique to the property. The
property is not irregularly configured or encumbered by topographical elements which would
create a hardship for the construction of an accessory structure that could meet the height
requirements.
Finding 1. C. The circumstances were created by the landowner due to the desired design, size and
layout of the proposed accessory structure. One design feature that would accommodate their
vehicles would be to install garage doors on the ends of the building, which would allow for large
overhead doors yet still comply with the height requirement.
Finding l.D. The variance would not alter the essential character of the locality.
Finding l.E. The considerations are not economic for this request.
Finding 2
The proposed variance would not be in keeping with the spirit and intent of Chapter 11 (Zoning).
Finding 3
The request for an overheight structure is not a use variance.
Finding 4
(Not applicable since no conditions are proposed.)
Finding 5
(Not applicable since the property is not within the flood plain overlay zone)
Adopted by the Board of Adjustment and Appeals of the City of Shakopee, Minnesota this 9th day
of June, 2005.
Chair of the Board of Adjustment
and Appeals
ATTEST:
Community Development Director
CERTIFICATION OF RESOLUTION NO. PC05-059
I, Judith S. Cox, City Clerk for the City of Shakopee, do hereby certify that the attached is a true
and correct copy of Resolution No. PC05-059, presented to and adopted by the Board of
Adjustment and Appeals of the City of Shakopee at a duly authorized meeting thereof held on the
9th day of June, 2005, as shown by minutes of the meeting in my possession.
Dated this day of ,2005
Judith S. Cox, City Clerk
SEAL
Prepared by:
THE CITY OF SHAKOPEE
l29 South Holmes
Shakopee,MN 55379
Shakopee - Location Maps Page 1 of 1
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Appeal to City Council of BOAA
Decision on Variance
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16. Request for Appeal ofwP1r.h Portion of the Zoning Ordinance: ~)t' ~'e>.,.... ___
I Section ,Page~ ._ -
17. Type of Conditional Use Permit requested:
18. Variance requested to: ~!e. skeJ
19. Variance dimension requested: ~cvvor I:iJ ~ C\ ~'- ~ l/v...:J;R. N.6f; ~!/JdlLv
20. Please describe the undue hardship that exists that is uirique to the site which necessitates the . . . .
request for a variance: J..AtUll'-L '^ d +~ ~c:d- ~ ~ p o^.. ~O'..... W?" . 0 to ~
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Submitted this dayof fI~ ' 20 05"" .
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~.IY'~~/\.... . ."
Applic Signature
'O~~~
Prope wners Signature I
City staffhas ten days from the date of application to detennine
if an application is complete. Incomplete applications will not be processed.
G:\comdev\forms\application
.......... 1; ~ tC'!. ,.,- ~
I
City of Shakopee
Memorandum
TO: Mark Noble, Planner I
FROM: Joe Swentek, Project Engineer
SUBJECT: Variance for Over-Height Structure (3683 County Road 79)
PID NO.: 27-931006-0
CASE NO.: 05059
DATE: May 23, 2005
The application indicates a request for a variance for an over-height stru~ture to be located at the
above referenced property.
After reviewing the above referenced application, the following items were noted:
1. A wetland complex is located on the site. Portions of a drainage swale mayor may not be
included in this wetland complex.
2. The proposed accessory structure is located in the vicinity ofthe existing drainage swale.
Recommendation
After reviewing the above referenced application, the engineering department recommends approval
subject to the following conditions:
1. The building permit applicant shall be responsible to submit a certified wetland delineation
to the City of Shakopee, the Army Corps of Engineers, the Board of Water and Soil
Resources and the Soil and Water Conservation District for approval.
2. The building permit applicant shall comply with all. low floor and minimum building
opening elevations as set forth by the City of Shakopee's adopted Comprehensive
Stormwater Management Plan.
3. The building permit applicant shall comply with all setback requirements from existing
wetlands as set forth by the City Code and the City of Shako pee's Design Criteria.
C:IDocumenU and SettingsIMNoblelLocal SeuingslTemporalJ' Internet FilesIOLK9\Case.Number.OSOS9.Variance.Overheight.Struct(3683.CR79).doc
Page I ofl
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, - trl!fl''"Z"97"J4''".,C _ .L" - -......... - . [.- ~ OF THE NI/2 OF THE 51/2 OF THE .;:o~. '. \ PROPOSED HOUSE
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o DENOTES: SET IRON PIPE WI hi''':.:.,: .IF....::.... ::"'JF;..;I~' ".:F / 0...<' -.
CAP STAMPED "RLS 40341" . ... t/ \"x;;d ',>
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. DENOTES: FOUND IRON MONUMENT DI;':r.{; ;~;'>;I ~: .f"'/ijlT...'Z.' .,::(:'.': ~ ,-:"",, ,~.,
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LEGAL DESCRIPTION: ~ " .. ......... ",L ~ '& .
. The No~th Ha I f of the South Ha I f af the Northwest Quarter of - 'V~
~ Section 31. Township 115. Range 22. Scott County, Minnesota.
~ Except i ng therefrom that part of the south -423.65 feet of sa i d /',. 33'
~ North Half of the South Half that I ies east of the west 600.00 / 30'
: feet thereof. /
~ Subject to a 33.00 foot permanent easement for ingress and egress .'/ ~
, purposes over that part of said North Half of the South Half, the .~.
~ center line of sa i d easement is descr i bed as fo I lows: ./ ./ ,,/
Commenc i ng at the southwest corner of sa i d North Ha I f of the --.......\ ,/
South Ha If; thence on an assumed bear i ng of North 00 degrees 00 LEGEND -' ~ "" ,.
_ minutes 26 seconds West, along the west I ine of said North Half ,,-'
~ of the South Half. a distance of 180.00 feet to the point of (1234.56) .. PROPOSED ELEVATTON -,,'
i ~ beginning of the centerl ine to be descr!bed: thence North 87 1234.56 .. EXISTING ELI;VATION ,,/ (I _ ';'(1 2~
1; ~ degrees 29 mi nutes 34 seconds East. a d I stance of 600.57 feet to ... WOOD HUB SE I rc':E - FEET
g ~ the east I ine of the west 600.00 feet of sa1d Noth Half of the
~ ~ South Half and said center I ine there term1nating.
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~ r MEA~.I5'f ClRTliT THU TH15 SUR'iET. Pl.,1h. 011 R!POiH'- OESIGNEO
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_ c ~_ I LICEUSE:D i.AUD SUR'n.lort utlO:.1I Ti4E UW'$ Qil' THE sun: OF Illtllft,'itlU. . A IN
~ ~ SCALE FEET ~h> tIJ / t.7 a leo HS~~~O E N GIN E E R I N G SCOTT COUNTY. MN ~
N _ "'" Scr.uOl;. D.Lo. '10. '0. .OW ,u, ",,,,,105 SJD . 305Stonebrooke Court Shakopee, MN 55379 J EUR I SSEN PROPERTY 1