This is an example of the type of tower that will be constructed by Superior Ziplines at its new Grand Marais enterprise on the Gunflint Trail. The platform of the upper—or launch—tower will stand 60 feet from the ground while the lower structure’s height will measure 45 feet. The developers say there will be little-to-no visual impact on the hillside as viewed from town.
Plans for construction of a zip line on the Gunflint Trail were green-lighted April 3, 2013 when the city’s planning commission unanimously approved the developer’s request for both a variance and conditional use permit.
The requests will next go to Grand Marais City Council on April 10 for final approval.
The proposals were presented to the planning commission by Matt Geretschlaeger of Superior Ziplines LLC, who last year purchased a 20-plus-acre parcel of land from the city off the Gunflint Trail east of the water tower on the hill overlooking town. Geretschlaeger was accompanied by an attorney, a civil engineer and two representatives from Geronimo Construction, the Biwabik firm that has been working to design the Grand Marais project for the past several months.
There were also several neighboring landowners in attendance, all of whom spoke in favor of the project and praised Geretschlaeger for his openness, thoroughness and attention to detail. Only one letter in opposition to the project was received–the letter writer said he believed the towers would negatively impact the landscape and natural beauty of the area.
The land under consideration is zoned Recreation Commercial, and the planning commission in its deliberations found that a zipline is consistent with the intended use of the property. Furthermore, the developer said his plan would impact only two acres, leaving 90 percent of the 22-acre site undisturbed and in its natural condition.
By granting the variance, which the commission considered first, Geretschlaeger will be allowed to construct two towers on the property, one 60 feet tall, the other 45 feet tall; the ordinance has a 35-foot height limit. Geretschlaeger said the height needed for the upper, or launch tower, is dictated by topography. The only alternative, he said, would be to flatten and fill the area and build 35-foot towers, for which a variance would not be required. However, Geretschlaeger said, that option would have a greater impact on the site in the form of tree removal and creation of possible erosion issues, and is definitely not preferred. “Prudence says it is much more environmentally sensitive to just build the towers,” he said.
There was some discussion about the visibility of the towers, but Geretschlaeger presented a series of photos and maps which illustrated that the towers would be only minimally visible; the new structures will blend in and not be nearly as tall as other towers already in the area, and there will be no lighting or nighttime use of the facility, he said. Geretschlaeger also pointed out that he often sees people stopped at Pincushion or elsewhere along the Gunflint Trail to look at the lake, “but I’ve never seen anybody in town stopped to look back up at the hill.”
Turning next to the conditional use permit request, City Administrator Mike Roth explained that even though the parcel is zoned Recreation Commercial, private commercial recreational uses requiring “specialized equipment, buildings or other facilities” may only be constructed with a conditional use permit, and “that’s definitely what we have here,” Roth said of the zip line project.
Although there was no opposition to the plan, there was a lot of conversation about stormwater runoff and how it would be handled. Geretschlaeger and a civil engineer from Duluth assured the board that the area had been thoroughly and “very accurately” topographically surveyed, and there should be no issues or washouts. The culverts will be appropriately sized for the ditch, and although there may be a little more runoff due to the construction of a lodge, 15-foot-wide road, 34-car parking lot, and removal of a 20- or 30-foot-long section of trees in the center of the zip line, the water will be slowed down as it flows off the hill. “It’s a matter of volume versus rate,” said Joe the engineer. “There will be more of it, but it will be slowed down.”
Joe also explained that the stormwater runoff plan is not yet fully developed, but when it is, it must be submitted to the Minnesota Pollution Control Agency for its approval. Owing to the lack of readily available details at that time and a concern for the surrounding and affected area, the planning commission granted the conditional use permit, but with an added condition that the city be sent copies of all the permits, plans and applications relevant to Superior Ziplines’ stormwater management plan submitted to the state. “The stormwater runoff issue is a significant one…and one that’s critical to the whole hillside,” said planning commission chair Tim Kennedy.
Geretschlaeger said he could accept and work with those conditions. “There won’t be any problems,” he assured the board.
Sydney’s Frozen Custard
In other business, the planning commission granted an amended variance request to Bruce and Pam Block allowing them to construct an addition to Sydney’s Frozen Custard within the 40-foot setback from the Lake Superior vegetation line on South Broadway.
Bruce Block explained that a similar variance was granted in April 2004, but since then changes to the business such as the addition of an outdoor pizza kitchen and acquisition of a beer and wine license have caused a change in the design. Block said there is a state requirement that there be an indoor seating capacity of 25, plus bathroom facilities, to comply with the beer license. Thus, Block said, the new configuration will extend the building one foot farther toward the vegetation line.
Among the findings reached by the planning commission were that the proposed building will have no adverse impact and be in harmony with the natural environment; the building design addresses the need for protection from the lake (Block said the foundation wall will be shaped like a breakwall); the lack of an existing breakwall creates a need for a variance from the shoreline setback; and the building will not be closer to the lake than some neighboring structures.
City council will consider the request and recommendation at its next meeting April 10.
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