HomeMy WebLinkAboutResolution 2019-07 Approving Variances for Dahlheimer FarmsCity of Corcoran
County of Hennepin
State of Minnesota
Motion By: Bottema
Seconded By: Keefe
February 28, 2019
APPROVING VARIANCES FOR "DAHLHEIMER FARMS" FOR PETER AND JEAN
DAHLHEIMER ON PROPERTY LOCATED AT 20702 COUNTY ROAD 50 (PID 22- 119- 23 -41-
0001) (CITY FILE NO. 18 -041)
WHEREAS, Peter and Jean Dahlheimer have requested approval of variances to allow for the
subdivision of the 39.94 -acre property legally described as:
East Half of the East Half of the Southeast Quarter, Section 22, Township 119, Range 23,
Subject to easements, restrictions and reservations of record, if any. Hennepin County,
Minnesota.
WHEREAS, the Planning Commission reviewed the requested variances at a duly called Public
Hearing and recommends approval, and;
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF
CORCORAN, MINNESOTA, that it should and hereby does approve the request for variances
subject to the following findings and conditions:
1. The variances are approved to allow the creation of 1 lot for the existing single - family
home and accessory structures, and one outlot in accordance with the plans received by
the City on December 19, 2018, except as amended by this resolution.
2. The following variances are approved:
a. Variance from 1040.020, Subd. 9 of the Zoning Ordinance and to allow the
proposed Lot 1, Block 1 to be platted as shown on the plans, which does not meet
the minimum lot size based on the following findings:
i. There are practical difficulties in complying with the zoning ordinance. The
applicant intends to keep the outlot as farmland and sell Lot 1 as residential
property. The size of Lot 1 generally follows the portion of the site that is
not used as farm land and uses the wetlands present on -site as a natural
border for the parcel. If the applicant followed the 20 -acre minimum lot size,
the residential property would have to include a portion of the farm land.
This would prevent the sale of proposed Lot 1 as exclusively residential
property and would not maintain the integrity of the farming operation under
the ownership of the Dahlheimers.
ii. The conditions are unique to the parcel of land and were not created by the
owner. This is a unique situation due to the desire to keep the agricultural
operation while selling the residential portion of the farm. The 4.84 -acre lot
size generally follows that portion of the site that is not used as active
farmland.
iii. The granting of the variances will not alter the essential character of the
locality. No physical changes are being made to the site. The variances do
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City ofCorcoran
County of Hennepin
State of Minnesota
February 28, 2010
not change the site's character and the lot will remain a rural farmstead
until new development haproposed.
iv. The proposed variance would bein harmony with the general purposes and
intent of the ordinance. The Urban Reserve district is intended topreserve
agricultural uses where urban services are planned as shown onthe 2030
comprehensive plan, but not yet available. The proposed ouUot preserves
the agricultural use of the property. There iano new development proposed
for Lot 1. The agricultural nature of this property will not change, which is
in harmony with the spirit of the ordinance.
v. The variances to allow the subdivision as proposed are consistent with the
Comprehensive Plan's vision for the transitioning a rural environment to a
more urbanized land pattern for property guided Low Density Residential.
The subdivision retains the agricultural use' while preserving the potential
for future development once utilities are extended.
b. Variance from 1040.020' t5ubd. S of the Zoning Ordinance to allow the proposed
OuUotAtobe platted as shown onthe plans, which does not meet the minimum
lot width and based on the following findings:
i There are practical difficulties in complying with the zoning ordinance. The
proposed lot width is a result nf the need for access fo the out|ot.Currently,
the only adjacent improved right-of-vvoyie County Road 5D. Cain Road, to
the east of the site is not improved. 78 thAve N is also not improved and
would require access through an existing neighborhood road. The
proposed access io currently the only viable option for providing access to
the out|ot' which would require the arna||er lot width.
ii. The conditions are unique to the parcel of land and were not created bythe
owner. Because the only improved access available is off County Road 50'
this is a unique situation where the applicant must make a provision for that
access.
iii. The granting of this variance will not alter the essential character of the
locality. No physical ohanges are being made tothe site. The variances do
not change the site's character and the lot will remain a rural farmstead
until new development ieproposed.
iv. The proposed variance would bein harmony with the general purposes and
intent of the ordinance. The Urban Reserve district is intended to preserve
agricultural uses where urban services are planned as shown on the 2O3O
comprehensive plan, but not yet available. The proposed ouUot preserves
the agricultural use of the property. There isno new development proposed
for Lot 1. The agricultural nature of this property will not change, which is
in harmony with the spirit of the ordinance.
v. The variances to allow the subdivision as proposed are consistent with the
Comprehensive Plan's vision for the tronsitioninQa rural environment toa
more urbanized land pattern for property guided Low Density Residential.
The subdivision retains the agricultural use, while preserving the potential
for future development once utilities are extended.
o. Variance from 1030.020` Subd. 4 of the Zoning Ordinance to allow the proposed
Lot 1, Block 1 to be platted as shown on the plans, which exceeds the allowed
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City of Corcoran
County of Hennepin
State of Minnesota
February 28, 2019
detached accessory structure area for a 4.84-acre lot based on the following
findings:
i. There are practical difficulties in complying with the zoning ordinance. The
lot size is intended to separate the residential portion of the farm from the
agricultural portion. Increasing the lot size to allow the accessory structures
would not maintain the integrity of the farm operation under the ownership
of the Dahlheimers. Additionally, the detached accessory structures are an
existing condition and the site will not physically change if the variance is
granted.
ii. The conditions are unique to the parcel of land and were not created by the
owner. This is a unique situation due to the desire to separate the
residential portion of the site, including accessory structures, from the
agricultural portion of the site. This separation generally follows the borders
of the farm field and wetlands. Because of these unique circumstances, the
smaller lot contains accessory structures that exceed the maximum
allowed accessory structure area.
iii. The granting of this variance will not alter the essential character of the
locality. No physical changes are being made to the site. The variances do
not change the site's character and the lot will remain a rural farmstead
until new development is proposed.
iv. The proposed variance would be in harmony with the general purposes and
intent of the ordinance. The Urban Reserve district is intended to preserve
agricultural uses where urban services are planned as shown on the 2030
comprehensive plan, but not yet available. The proposed outlot preserves
the agricultural use of the property. There is no new development proposed
for Lot 1. The agricultural nature of this property- will not change, which -is
in harmony with the spirit of the ordinance.
v. The variances to allow the subdivision as proposed are consistent with the
Comprehensive Plan's vision for the transitioning a rural environment to a
more urbanized land pattern for property guided Low Density Residential.
The subdivision retains the agricultural use, while preserving the potential
for future development once utilities are extended.
3. The applicant/landowner must record the approving resolution with Hennepin County and
provide proof or recording to the City.
4. Approval shall expire within one year of the date of approval unless the applicant
commences the authorized use.
VOTING AYE
Thomas, Ron
Botterna, ion
Dejewski, Brian
Keefe, Mike
Schultz, Alan
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VOTING NAY
F-1 Thomas, Ron
F-1 Bottema, Jon
❑ Dejewski, Brian
❑ Keefe, Mike
❑ Schultz, Alan
City of Corcoran
County of Hennepin
State of Minnesota
RESOLUTION NO. 2019 -07
February 28, 2019
Whereupon, said Resolution is hereby declared adopted on this 281h day of February
2019.
Ron Thomas -Mayor
ATTEST:
City Seal
Jessica Beise — City Clerk/Administrative Services Coordinator
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