7.b)2) Lenz Variance from the Ordinary High Water Level (OHWL) Setback for Relocation of Driveway/Construction of Garage and Lot Consolidation (12414 228th Street North) Meeting Date: 09/18/12
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Agenda Item: `7 � � ��
City Council Agenda Report
City of Scandia
14727 209'h St. North
Scandia, MN 55073 (651) 433-2274
Action Requested: Consider the application of Mark Lenz for Variances from the OHWL
(Ordinary High Water Level) setback for relocation of a driveway,
construction of a detached garage and for a lot consolidation/ lot line
adjustment at 12414 228t'' St. North.
Deadline/Timeline: 60-day review period expires October 12, 2012.
Background: • The Planning Commission held a public hearing on the application
at its September 4, 2012 meeting. The report prepared by the City
Planner is attached. It has been updated with new information
since the Planning Commission meeting.
• The Commission recommended approval, with findings and
conditions as recommended by the Planner which have been have
been incorporated into a draft resolution for the City Council's
use.
Recommendations: I recommend that the Council adopt the resolution approving the
Variance as recommended by the Planning Commission.
Attachments/ • Draft Resolution No. 09-15-12-06
Materials provided: • Excerpt of Draft Planning Commission Minutes for September 4,
2012 Meeting
• TKDA Memorandum with Attachments
Contact(s): Mark Lenz, 651 439-3613
Sherri Buss, City Planner 651 292-4582
Prepared by: Anne Hurlburt, Administrator
(Lenz Variance)
Page 1 of 1
09/11/12
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 09-18-12-06
APPROVING VARIANCES
FOR 12414 228TH STREET NORTH
WHEREAS, Mark and Theresa Lenz have made an application to relocate a portion of
driveway, construct a new garage to replace an existing garage, and consolidate three parcels into
one parcel, located at 12414 228`h Street North, and requested variances from the Ordinary High
Water Level setback from Bone Lake and a variance from the required minimum frontage on a
public road of 300 feet, and
WHEREAS, the property is legally described as follows:
Parcel 1: Lot 7, Holsten's Shores, Washington County, Minnesota; and
Parcel2: Tract B, Holsten's Shores, except that part described as follows: Commencing
at the southeast corner of Lot 6, Holsten's Shores; thence on an assumed bearing of North
Ol degrees 45 minutes 31 seconds West along the easterly line of Lot 6, said Holsten's
Shores a distance of 126.41 feet; thence North 46 degrees 38 minutes 55 seconds East a
distance of 10.92 feet to a point hereinafter referred to as point "A"; thence North 00
degrees 31 minutes 32 seconds West a distance of 48 feet more or less to the shore of
Bone Lake, also known as Bonny Lake, at the point of beginning; thence South 00
Degrees 31 minutes 32 seconds East a distance of 48 feet more or less to said point "A";
thence South 07 degrees 49 minutes 22 seconds East a distance of 197.06 feet to the
easterly line of Lot A, said Holsten's Shores; thence North 25 degrees 51 minutes O1
seconds West along said easterly line of Lot A, a distance of 35.46 feet to the
northeasterly corner of said Lot A; thence North 27 degrees 37 minutes 21 seconds West
a distance of 33.26 feet to the southeasterly corner of said Lot 6 a distance of 177 feet
more or less to the shore of Bone Lake, also known as Bonny Lake; thence northeasterly,
along the shore of said Bone Lake a distance of 10 feet more or less to the point of
beginning; and
Resolution No.: 09-18-12-06
Page 2 of 4
Parcel 3: That part of Government Lot 1, in Section 9, Township 32 North, Range 20
West, and that part of the Southwest Quarter of the Northwest Quarter of said Section 9,
Washington County, Minnesota described as follows, to wit:
Beginning at a point of the easterly line of Lot 8 of Holsten's Shores 53.5 feet
northeasterly from the southeasterly corner thereof; thence East and parallel with the
South line of said Government Lot 1 to a point 350 feet West of the center of the town
road, which road runs North and South on the East line of said Government Lot 1; thence
South to a point in the town road, which road runs East and West, which point is 350 feet
West of the center of said North-South road,measured along the center of said East-West
road; thence westerly along the center line of said East-West road to an extension
southerly of the East line of Pine Lane in said plat of Holsten's Shores; thence northerly
along the East line of Pine Lane, and Tract B and Lots 7 and 8 of said plat of Holsten's
Shores to the point of beginning; and
WHEREAS, the Planning Commission reviewed the request at a duly noticed Public
Hearing on September 4, 2012, and has recommended approval; and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SCANDIA,WASHINGTON COUNTY, MINNESOTA, that it should
and hereby does approve the variances to allow relocation of part of the driveway, construction
of a new garage, and consolidation of three parcels,based on the following findings:
1. Granting the requested variances is are in harmony with the Comprehensive Plan goals
and policies to maintain residential uses in the General Rural District and Shoreland
Overlay District. The proposed lot consolidation is consistent with Development Code
and Shoreland Ordinance requirements to consolidate parcels that are under the same
ownership to eliminate nonconforming lots in the Shoreland Overlay District.
2. The proposed use is consistent with the Comprehensive Plan and policies for the General
Rural District.
3. The practical difficulties were not created by the landowner,but are related to the narrow
configuration of the lot and location of the lake and adjacent wetlands. The buildable
portion of the lot is entirely within the required structure setback from Bone Lake. The
shared driveway creates safety and privacy issues in the area adjacent to the home and
garage. The frontage on 228th Street is a pre-existing condition, and was not created by
the current landowner.
4. The single family residence, garage, and driveway are consistent with the essential
character of the surrounding General Rural District and neighborhood.
5. Economic conditions alone do not constitute the practical difficulties. The practical
difficulties are related to the size and configuration of the existing lots, the location of the
existing driveway and garage, and the poor condition of the existing garage.
Resolution No.: 09-18-12-06
Page 3 of 4
6. The proposed variance will not impair an adequate supply of light and air to adjacent
properties, substantially increase the congestion of public streets, increase the danger of
fire or endanger public safety or substantially diminish or impair property values in the
neighborhood.
7. The requested variances are the minimum action required to eliminate the practical
difficulties. The proposed driveway relocation is the minimum action required to address
the safety and privacy issues related to the shared driveway. The size of the proposed
garage is reasonable to allow for storage of 2 cars and typical residential equipment, and
the proposed garage location improves existing conditions by placing the structure further
from the lakeshore than the existing garage. The lot consolidation will create a lot that
conforms to the Zoning District and Shoreland requirements for lot size.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The development on the property shall be in substantial compliance with the site plan,
survey and building plans submitted to the City on August 10, 2012. The variance allows
relocation of a section of the driveway that is approximately 350' long and 12' wide, and
construction of a garage up to 528 square feet in size.
2. The applicants shall maintain the common access/ shared driveway in the section that is
relocated to allow for emergency vehicle access to the existing homes, including the
following:
A. In order to provide reasonable access to fire trucks and rescue vehicles, the
applicants shall provide a minimum 12' wide gravel surface (Class 5 aggregate
base or equivalent) in the section of driveway that is relocated. The gravel should
be a minimum 6"thick compacted surface.
B. The applicants shall grade the driveway to drain adequately to adjacent vegetated
areas.
3. The applicants shall obtain an Administrative Permit for expansion of the existing home
before a Building Permit may be issued.
4. The applicants shall obtain a Building Permit from the City prior to construction of the
garage, new driveway section and expansion of the home. The grading and erosion
control plan required for the building permit shall include the following practices:
A. The applicants shall maintain existing vegetation on the site outside the
construction areas, and protect the trees during construction.
B. The stormwater runoff from the garage and driveway shall be directed to adjacent
pervious and vegetated areas. All new stormwater runoff shall be infiltrated
within the site.
5. The applicants shall obtain the required Watershed District permit for erosion and
sediment control if the project disturbs more than 10,000 square feet or moves more than
200 cubic yards of soil.
Resolution No.: 09-18-12-06
Page 4 of 4
6. The applicants shall pay all fees and escrows.
Adopted by the Scandia City Council this 18th day of September, 2012.
Randall Simonson, Mayor
ATTEST:
Kristina Handt, Administrator/Clerk
September 4, 2012
Scandia Planning Commission
Page 6 of 7
Philippi asked if the city could encourage the monitoring of well water for the safety of
residents? Hurlburt stated that water testing clinics are held periodically, and the County
provides well testing kits to residents.
Krinke, seconded by Philippi, moved to recommend to the City Council approval of the
Variance with findings and conditions included in the Planner's report, as amended with
Condition #2. The moNon carried 5-0.
The City Council will act on the recommendation at their September 18, 2012 meeting.
VARIANCE FROM OHWL SETBACK FOR RELOCATION OF A DRIVEWAY,
DETACHED GARAGE AND LOT CONSOLIDATION/LOT LINE ADJUSTMENT AT
12414 228T" STREET NORTH. MARK LENZ,APPLICANT.
Mark Lenz is proposing to relocate a section of an existing gravel driveway to a location farther
away from Bone Lake and the home at 12414 228`" Street. An existing garage will be replaced
with a new larger garage in a different location. Mr. Lenz also proposed to combine three
existing parcels that make up the property into one parcel.
Planner Farrington summarized the requests and the need for variances. The new driveway
section and garage do not meet the 100-foot setback requirement for structure setbacks for the
OHWL of Bone Lake. The lot consolidation will result in a new 5.7-acre parcel which does not
have the required 300 feet of frontage on a public roadway. The new parcel will have 241 feet of
frontage on 228th Street.
Planner Farrington recommended approval of the variance requests with findings and conditions
included in the Planner's report. The proposed locations of the driveway and garage will increase
the structure setback from the lake and be the minimum action needed to eliminate the practical
difficulty. The lot consolidation will create a lot that conforms to the zoning and shoreland
requirements for lot size. Conditions include driveway standards that must be met.
Chair Maefsky opened the hearing to the public.
Bob Stewart, 12420 228`h Street: Mr. Stewart, who shares the driveway with the applicant,
approved of the request and stated that it will be a good improvement.
Mark Lenz, Applicant: Mr. Lenz noted that the proposed garage location will be screened by
trees and less visible from the lake than the current location. Chair Maefsky did not agree with
the view from the lake being less visible.
There were no other comments and the hearing was closed.
Commissioner Krinke stated that this will be an improvement to the property.
Commissioner Philippi stated that they have approved variances with much less road frontage.
September 4, 2012
Scandia Planning Commission
Page 7 of 7
Krinke, seconded by Philippi, moved to recommend to the City Council approval of the
Variances with conditions and findings as recommended by the Planner. The motion
carried 5-0.
UPDATE OF THE LOCAL WATER MANAGEMENT PLAN CHAPTER OF SCANDIA
COMPREHENSIVE PLAN
The Planning Commission reviewed the draft of the Local Water Management Plan at it May
meeting, and held a public hearing on the plan in June. The City Council approved the Draft Plan
for review by local watershed districts and the Metropolitan Council at its June 19 meeting for a
60-day review period.
Planner Farrington explained the agencies' responses, which included small changes to language
and recognition of watershed drainage modeling.
Schwarz, seconded by Krinke, moved to recommend the City Council adopt the Local
Water Management Plan. The motion carried 5-0.
The City Council will act on the recommendation at their September 18, 2012 meeting.
ADJOURNMENT
Schwarz, seconded by Krinke, moved to adjourn the meeting. The motion carried 5-0.
The meeting adjourned at 8:32 p.m.
Respectfully submitted,
Brenda Eklund
Deputy Clerk
444 Cedar Street,Suite 1500
Saint Poul,MN 55101
651.292.4400
tkda.com
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TKDA
Memorandum
To: Scandia Planning Reference: Lenz Variance Application,
Commission City of Scandia
Anne Hurlburt, City
Administrator
Copies To: Mark and Theresa Lenz,
Applicants
Project No.: 14811.009
From: Sherri Buss, Planner Routing:
Date: August 28, 2012
SUBJECT: Lenz Application for Variance for driveway relocation, a new garage,
and to allow a lot consolidation/lot line adjustment
MEETING DATE: September 4, 2012
LOCATION: 12414—228th Street North
Scandia, Minnesota
APPLICANT: Mark and Theresa Lenz
1190 Walnut Creek Drive, Stillwater, MN 55082
ZONING: General Rural (GR) District and Shoreland Overlay District
60-DAY PERIOD: October 12, 2012
ITEMS REVIEWED: Application, Site Plans, Plat, wetland delineation, photos and
supplemental documents received August 10, 2012
BRIEF DESCRIPTION OF THE REQUEST:
The applicants are requesting a variance for the following items:
• Relocation of a section of the existinq qravel drivewav to a location farther from the lake
and the home. The new driveway section would be a gravel driveway approximately
350' in length. The applicants propose to maintain the same width as the existing
driveway (approximately 12 feet).
An employee owned company promoting affirmative action and equal opportunity
Lenz Variance
Scandia Planning Commission Page 2 September 4, 2012
• Replacement of the existinq qaraqe with a new qaraqe that is larqer and in a different
location. The existing garage is in poor condition (photos attached). The existing
garage is 18'x20' (360 square feet) in size; the proposed garage is 22'x24' (528 square
feet).
• A variance from the reauired frontaqe on a public road to allow a lot consolidation/lot line
adiustment. The lot consolidation will combine the three existing parcels that make up
the property into one parcel. However, the proposed new 5.7-acre parcel does not have
the required 300 feet of frontage on a public roadway to meet the ordinance
requirement. The new parcel would have 240.97 feet of frontage on 228th Street North.
The applicants are requesting to expand the footprint of the existing house to add an additional
64 square feet. The expansion is on the side of the home that does not face the lake.
Expansion of the house requires an Administrative Permit.
All of the structures on the property are currently non-conforming structures that are within the
required structure setback from Bone Lake.
DETAILED EVALUATION OF THE REQUEST:
Comprehensive Plan
The Comprehensive Plan indicates that the General Rural District includes areas of mixed lot
sizes, and will continue to do so. Single family residential use is supported in the GR District.
The plan recommends that the General Rural Area be developed at a maximum density of four
dwelling units per 40 acres, with a minimum allowed lot size of 2 acres.
The proposed residential use is consistent with the Comqrehensive Plan recommendations for
uses and densities in the GR District.
Lof Size
The applicants are seeking to combine 3 existing parcels into one parcel through the Lot
Consolidation/Lot Line Adjustment process. The total area of the new lot will be 5.7 acres. The
lot meets the minimum lot size requirement of the Shoreland Overlay District (1.5 acres for
Recreational Development Lakes) and the minimum lot size requirement of the General Rural
District (2 acres).
The lot size meets the requirements of the Shoreland Overlav District and General Rural
District. Issues related to the frontaqe requirement for the new parcel are discussed below.
Frontage Requirement
The applicants are requesting to combine the three existing parcels that make up the property
into a single parcel through the lot consolidation/lot line adjustment process (Chapter 3 of the
Development Code, Section 7). The criteria for lot consolidation/lot line adjustment require that
the parcel resulting from the procedure must be consistent with all Development Code
requirements, and not create new developable parcels. The proposed new 5.7-acre parcel
does not have the required 300 feet of frontage on a public roadway to meet the ordinance
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Lenz Variance
Scandia Planning Commission Page 3 September 4, 2012
requirement in the General Rural District. The new parcel will have 240.97 feet of frontage on
228tn Street North. The parcel does meet the other dimensional standards for the District.
The applicants need a variance from the ordinance requirement for frontaqe on a public
roadwav in order to permit the lot line adiustment.
Setbacks
The setback requirements in the Shoreland Overlay District of Recreational Development Lakes
include the following:
• 100' structure setbacks from the OHWL. New roads and driveways must meet the
structure setback requirements.
• 10' side yard setbacks for Recreational Lakes (20' side yard setback required in General
Rural District for lots greater than 1.5 acres in size)
• 40' setback from a public street
• Minimum wetland buffer width of 50 feet and 10' building setback from the outer edge of
the buffer for Natural Environment lakes and Types 3, 4 and 5 wetlands.
The new drivewav section and qaraqe do not meet the requirements for structure setbacks from
the OHWL and require a variance. The analysis of the wetland buffer repuirements is
discussed in a separate section, below. The structures do meet the side vard setback and
public street setback requirements for the Shoreland Overlav District and GR District.
Maximum Lot Coverage
The maximum allowed lot coverage in the GR District and in the Shoreland District is 25%. The
applicant's surveyor provided information about the existing and proposed lot coverage. The
existing impervious surface area (buildings, driveway, and well) is 9,811 square feet,
approximately 4% of the proposed combined parcel (5.7 acres). The lot coverage for the
proposed condition is 12,839 feet, which is approximately 5% of the total combined parcel. The
proqosed condition meets the requirements of the ordinance.
Accessory Structures
The zoning ordinance allows a maximum of two accessory structures up to 2,500 square feet in
size on lots that are 5 acres to 10 acres in size. The proposed 528 square-foot qaraqe is the
onlv proposed accessorv structure and meets the size re4uirement.
Relocation of the Shared Driveway
The driveway is an existing shared driveway that serves the applicant's property and the
p�operty to the north. The driveway is approximately 12' in width, composed of aggregate (trap
rock), and is in good condition. The City has a concern that shared driveways be constructed
and maintained to allow adequate access for emergency vehicles and other public services.
The Planner suggests the following conditions be adopted for the section of the driveway that is
proposed to be relocated:
• In order to provide reasonable access to fire trucks and rescue vehicles, the
applicants shall provide a minimum 12' wide gravel surface (Class 5 aggregate base
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Lenz Variance
Scandia Planning Commission Page 4 September 4, 2012
or equivalent) in the section of driveway that is relocated. The gravel should be a
minimum 6" thick compacted surface.
• The applicants shall grade the driveway to drain adequately to adjacent vegetated
areas.
Building Heighf
The maximum building height permitted in the General Rural District is 35 feet. The City defines
building height for gable roofs as "the vertical distance from the average of the highest and
lowest point of the grade for that portion of the lot covered by the building to the mean height
between eaves and ridge." Based on the definition, the height of the proposed garage structure
is approximately 13.5 feet. The buildinq meets the heiqht requirements of the zoninq ordinance.
Wasfewater System
No new wastewater systems are proposed.
Stormwater Management and Land Alteration
The proposed construction on the site will need to meet Watershed District and City
requirements for stormwater management and erosion control. The property is located with the
Comfort Lake-Forest Lake Watershed District (CLFLWD). The Planner provided a copy of the
application to the District staff for review.
Doug Thomas, District Administrator, provided the following comments regarding stormwater
management:
• The size of the project will not trigger the DistricYs stormwater rules for volume and rate
control, and will therefore not require a District stormwater permit.
• If the project disturbs more than 10,000 square feet or moves more than 200 cubic yards
of material it will require an erosion control permit from the District.
The applicants will need to include a grading and erosion control plan in their application for a
Building Permit that meets City requirements. The Planner suggests that the grading and
erosion control plan be required to include the following practices to manage the additional
runoff that will be generated by the new impervious surfaces on the site, given the close
proximity to wetlands and the lake:
• The applicant shall maintain existing vegetation on the site outside the construction
areas, and protect the trees during construction.
• The stormwater runoff from the garage and new driveway section shall be directed to
adjacent pervious and vegetated areas. All new stormwater runoff shall be infiltrated
within the site.
Wetland Buffer Requirements
The City's Shoreland Ordinance and Watershed District rules address wetland buffer
requirements.
The CLFLWD comments noted that their rules do not require that applicants establish a
permanent wetland buffer for this project. A permanent buffer is required if the rebuilding will
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Scandia Planning Commission Page 5 September 4, 2012
substantially change the use of the property, and the District Administrator indicated that this
proiect will not triqqer the DistricYs requirement.
The City's Shoreland Ordinance requires maintenance of 50-foot buffer strips on all Natural
Environment Lakes and on Types 3, 4 and 5 wetlands, and a building setback of 10 feet from
the outer edge of the buffer. The applicants completed a wetland delineation of their property
that indicates the area and types of wetlands that are present. The wetlands to the east of the
proposed garage and driveway include 3 wetland types: Type 1 wetlands (floodplain forest,
wetland classification PF01 B), Type 2 wetlands (sedge meadow, wetland classification PEMB)
and Type 8 wetlands (coniferous bog, wetland classification PF026). The wetland types on the
property and the Recreational Development lake do not require buffers or setbacks based on
the Shoreland Ordinance requirements. (A wetland map indicating the wetland areas and
classifications is attached.)
Landscape P/an
No new landscaping is proposed or required.
Agency Comments
The Planner provided a copy of the application and plans to the Minnesota DNR and the
CLFLWD. The DNR had no comments on the request. CMSCWD comments are included in
the Stormwater and Erosion Control section, above.
Nonconformifies
The existing structures on the property are legal nonconforming structures because they do not
meet the Shoreland Ordinance requirements for structure setbacks (100') on Bone Lake, which
is classified as a Recreational Development Lake.
The Shoreland Ordinance section on Nonconformities includes requirements for development of
nonconforming lots and decks, but does not include requirements for alteration or expansion of
other nonconforming structures.
The City's Development Code Section 13 addresses Nonconformities, as follows:
Item (2) in Section 13 addresses the requirements for replacement of the garage structure, and
indicates that alterations and replacements of nonconforming structures shall not expand the
size of the structure. The existing garage structure is 18' x 20' (360 square feet); the proposed
garage is 22'x24' (528 square feet). Construction of the new qaraqe requires a variance from
the ordinance requirements for replacement of nonconforminq structures.
Item (3) in section 13 addresses the requirements for the expansion of the existing home. Item
(3) states that the expansion of lawful nonconforming single family residential buildings may be
approved through the Administrative Permit process subject to the provisions of Section 10 of
Chapter 1, provided that:
• Expansion of principal or accessory buildings found to be nonconforming only by reason
of height, yard setback or lot area may be permitted provided the structural
nonconformity is not increased and the expansion complies with all other performance
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Scandia Planning Commission Page 6 September 4, 2012
standards of this Chapter. An Administrative Permit shall not be issued under this
section for a deviation from other requirements of this Chapter unless variances are also
approved.
• The Zoning Administrator finds that the expansion will not have external negative
impacts upon adjacent properties or public rights-of-way.
• Long-term sewage needs can be met.
The applicants are requesting an 8'x8' (64 square feet) expansion to increase the size of an
existing bedroom. The expansion will not increase the nonconformity of the existing structure,
will not have negative impacts on adjacent properties or public rights-of-way or long-term
sewage treatment needs. The proposed expansion of the existinq house mav be approved
throuqh an Administrative Permit.
DETAILED DISCUSSION OF THE VARIANCE REQUEST
Ordinance 129 states that variances are allowed when the strict enforcement of the
Development Code would cause practical difficulties because of circumstances unique to the
individual property under consideration. The criteria for granting a variance include the
following:
• The applicant proposes to use the property in a reasonable manner not permitted by the
Development Code.
• The plight of the landowner is due to circumstances unique to the property, not created
by the landowner.
• The variance, if granted, will not alter the essential character of the locality.
• The practical difficulties are not due solely to economic conditions.
• The proposed variance will not impair an adequate supply of light and air to adjacent
properties, substantially increase the congestion of public streets, or increase the danger
of fire or endanger public safety, or substantially diminish or impair property values
within the neighborhood.
• That the requested variance is the minimum action required to eliminate the practical
difficulty.
• Practical difficulties include, but are not limited to inadequate access to direct sunlight for
solar energy systems.
The applicant is requesting a variance based on the following rationale:
• Relocation of a section of the existing driveway (approximately 350" long and 12' wide)
o The existing driveway has easement use rights for the neighboring property,
which does not have another access to the home. The existing driveway goes
between the Lenz home and the existing garage. This creates a safety concern
for pedestrians accessing the garage.
o The driveway is close to the house, creating a safety concern.
o The neighbors have concerns regarding driving through the middle of the lot to
access their home.
• New garage
o The existing garage is in poor condition and needs to be replaced.
o The existing garage is 18' from the wetlands to the east. The new garage will be
a minimum of 26' from the wetlands.
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Lenz Variance
Scandia Planning Commission Page 7 September 4, 2012
o The existing garage cannot accommodate 2 cars. The new garage will
accommodate 2 cars and typical residential storage needs.
o The existing garage is visible from the lake. The new location will be screened
by existing trees to minimize views from the lake.
o The applicant considered other possible locations for the garage. It is not
possible to attach the garage to the existing house because the foundation is in
poor condition and will need major renovation in the future. The design of the
home does not accommodate an attached garage.
FINDINGS—VARIANCE REQUEST
The following bullets present the Planner's findings related to the Lenz request for a variance,
based on the statutory criteria for granting a variance. Each of the criteria is shown in italics:
• Variances shall only be permitted when they are in harmony with the general purposes and
intent of the official control.
The proposed residential use is consistent with the Comprehensive Plan's goals and
policies for maintain residential uses in the General Rural District and Shoreland Overlay
District. The proposed lot consolidation is consistent with Development Code and
Shoreland Ordinance requirements to consolidate parcels that are under the same
ownership to eliminate nonconforming lots in the Shoreland Overlay District.
Moving a section of the driveway is in harmony with the intent of the Shoreland District
requirements to set structures back from the OHWL a reasonable distance to protect water
quality. The garage relocation is consistent with the general purposes of the Shoreland
District regulations to screen structures from views from the lake and protect surface water
resources.
• The property owner proposes to use the property in a reasonable manner under the
conditions allowed by official control(s).
Single Family Residences are permitted uses in the General Rural District, and accessory
structures such as garages are permitted, subject to the other requirements of the
development code. The City has previously permitted two-car garages and related
driveways within the required setback from the OHWL because they are a necessity in
Minnesota's climate. A garage that accommodates two cars and provides for basic
storage needs is a reasonable request.
Driveways are also reasonable uses for single-family residences. It is reasonable to locate
driveways in a safe location. The safety concern is higher in a shared-driveway situation.
• The practical difficulties are not caused by the landowner, and are unique to the property.
The practical difficulties are related to the following:
o The narrow configuration of the lot and location of the lake and adjacent wetlands.
The buildable portion of the lot is entirely within the required structure setback from
Bone Lake.
o The location of the existing garage and driveway. The garage and driveway were
constructed by previous owners. The shared driveway creates safety and privacy
issues in the area adjacent to the home and garage.
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Scandia Planning Commission Page 8 September 4, 2012
o The condition of the existing garage. The garage is an aging structure that was
constructed by the previous owner.
o Lot frontage requirement. The frontage on the parcel located on 228�' Street is a
pre-existing condition, and was not created by the current landowner.
• The variance would not alter the essential character of fhe area.
The surrounding area is a developed with residential uses on a variety of lot sizes. Most
have garages and driveways. The variance would not alter the essential character of the
area.
• Economic conditions alone shall not constifute practical difficulties.
The practical difficulties are related to the size and configuration of the existing lots, the
location of the existing driveway and garage, the condition and size of the existing garage,
and the need to have a garage and driveway in Minnesota.
• The proposed variance will not impair an adequate supply of light and air to adjacent
properties, substantially increase the congestion of public streets, or increase the danger
of fire or endanger public safety, or substantially diminish or impair property values within
the neighborhood.
The garage structure is unlikely to impair the supply of light and air to adjacent properties,
increase congestion, increase the danger of fire, endanger public safety, or substantially
impair property values.
• That the requested variance is the minimum action required to eliminafe the practical
difficulty.
Drivewav variance: The proposed driveway section is a 12' wide gravel driveway similar
to the current driveway, and is the minimum size the City has approved for shared
driveways. The proposed relocation is the minimum action required to address the safety
and privacy issues related to the shared driveway. The proposed location of the driveway
will increase the structure setback from the lake and the safety and privacy of driveway
use for both properties. While it will not meet the 100' setback requirement, it will improve
the relationship of the driveway to the lake.
Garaqe variance: The proposed action is the minimum needed to replace the existing
garage, which is in poor condition: the size of the proposed garage is reasonable to allow
for storage of 2 cars and typical residential equipment. The proposed location improves
existing conditions by placing the structure further from the lakeshore and providing for
screening of the garage from the views from the lake.
Lot consolidation: The lot consolidation will create a lot that conforms to the Zoning District
and Shoreland requirements for lot size.
• Practical difficulties include, but are not limited to inadequate access to direct sunlight for
so/ar energy systems.
The proposed garage and driveway will not affect direct solar access for surrounding
properties.
7
Lenz Variance
Scandia Planning Commission Page 9 September 4, 2012
ACTION REQUESTED:
The Planning Commission should discuss the Variance request, and can recommend the
following for the Variance request:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends that the Planning Commission approve the proposed variance from
the required 100' structure setback from Bone Lake, to allow relocation of a 350' section of the
existing driveway, and expansion of the existing garage structure; and approve the variance
from the required 300' frontage requirement on 228th Street to allow the lot consolidation/lot line
adjustment at 12414 228th Street North. The Planner recommends the following conditions for
the variance:
1. The development on the property shall be in substantial compliance with the site plan,
survey and building plans submitted to the City on August 10, 2012. The variance
allows relocation of a section of the driveway that is approximately 350' long and 12'
wide, and construction of a garage up to 528 square feet in size.
2. The applicants shall maintain the common access/ shared driveway in the section that is
relocated to allow for emergency vehicle access to the existing homes, including the
following:
• In order to provide reasonable access to fire trucks and rescue vehicles, the
applicants shall provide a minimum 12' wide gravel surface (Class 5 aggregate base
or equivalent) in the section of driveway that is relocated. The gravel should be a
minimum 6" thick compacted surface.
• The applicants shall grade the driveway to drain adequately to adjacent vegetated
areas.
3. The applicants shall obtain an Administrative Permit for expansion of the existing home
before a Building Permit may be issued.
4. The applicants shall obtain a Building Permit from the City prior to construction of the
garage, new driveway section and expansion of the home. The grading and erosion
control plan required for the building permit shall include the following practices:
• The applicants shall maintain existing vegetation on the site outside the construction
areas, and protect the trees during construction.
• The stormwater runoff from the garage and driveway shall be directed to adjacent
pervious and vegetated areas. All new stormwater runoff shall be infiltrated within
the site.
5. The applicants shall obtain the required Watershed District permit for erosion and
sediment control if the project disturbs more than 10,000 square feet or moves more
than 200 cubic yards of soil.
1
Lenz Variance
Scandia Planning Commission Page 10 September 4, 2012
6. The applicants shall pay all fees and escrows.
7
Washington County, Mf� 8/28/2012
Washington County, N6N
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FropertY lnfons�ation .J. _ f_"�'_� .t,
Property ID 0903220220021 r-_2I--- l
Locetion 12414 228TH ST � "
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MAP FOR REFERENCE ONLY �`` "�`,_�-�;�
NOT A LEGAL DOCUMENT � ''_ �'
Thie drewing b e result of the complleUon end roprodudion �� . � �
d land records as they appear in verioun Washirg�on � � � ��
County oifices.The drawing shoWd De uead for referance � 4.
purposes only.Washinglon CouMy is no1 responsLle fa any - '----- ----
'�:
ineccurecies.
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( �
File No. D v�-'Q 1 �
APPLICATION FOR PL.ASINING .AND ZONING REQUEST
City of Scandia, Minuesota
1�727 209th Stxeot North,5candia,MN 55073
Phone 651/433-2274 Fax 651/433-5]12 Web http://www.ci.scandia.mn.us
Please read befare eompleting: The City will not begin proccssing an applicarion that is incomplete, Detailed submission
requirements may be found in 1}►e 9candia Deveiopmeirt Code,avalable at tbe�ry office and website(www.ci.scandia,mn.us)and in
the checklist forn►s for the particular type of applieafion. Application fees are due at the time of application and are vot refimdable.
' 1. Property Loration: (street address, if applicable) 12414-2�8th Street Notttt,Scandia,MN 55073
2. Washington County Parcel ID:
Parcel#1: 09.032.2D.22.OQ07 Parcel#2: 09.432.20.22.OQ21 Parce! #3. Q9.032,20.22.0034
3. Complete Legal Deseription: (attrxch if necessary)
See attac�ed..............
4. Owner{s): Phone:
A/lark&Theresa Lenz (}�) {651)434-3613
n,) (651)770-4442
Street Address: 17 90 Wa►nut Creek Drive E_��, mark@architectsmla.com
City/State: Stillwater,MN Zip: 55082
5. Applicant/Contact Person: Phone:
Mark Lenz @) (65 7}439-3613
{b) (651)770-4442
Street Address(A�Iailing): 1190 Walnut Creek Drive �Mail: mark@architectsmla.com
City/5tate: Sfiillwater, MN Zip; 55082
6. Requested Action(s): (check all thai apply)
X V��� _ Administraxive Permit � Amendma2t (Devefopmeut Code)
� Variance Extension �ty��
.____ Amendmem(Comp.Plan)
Canditional Use Permit(CUP) _ Site P1an Revievs�
— ��� _ Su}xiivision,Minor
CUP Extension
CUP/Open Space Subdivision. — Sitc Plan Modificetion _ Subdivision,Prelimmary Plat/Major
CCIP/Planned Uuit Dovelopmcnt 5ite PIan Extension _ Subdivision,Fina]Plat
Inierim Use Permit(Ii1P) — Si�(Permenent) _ �nviromuenial Review
l 1/19/2014
7. Bricf Description of Reqaest: (altach separate sheef if necessary)
See Attached...,.........
8. Project Name: Lenz Lake Home-Drfve relocation,new garage and srnall addition to home
I hareby apply for consideration of the above described request and declare that the infozmation and materials submitted
with this application are cornplete and accuzate. T understaud that no application shall be considered complete unlcss
accoznpanied by fees as requued by city ordinance. Applications for projects requiring more than one type of review
shall includc the cumula#ive tota�of all a}�plication fees specified for each type of review. I understand that applicants
aze required to reunburse the city for all out-of-pocket costs incurred for processing,rev3ewing and hearing the
applicatio�These costs shall include,but are not lirruted to:parcel searches;publication and mailing of notices;review
by the city's engineering,planning and other consultants,legal costs,and recording fees. An escrow depasit to cover
these costs will be collected by the city at the ti�ue of applieation. Tl2e minimum escrow deposit shall be cumulative total
of all minunum escmw deposits far each type of review reyuired for the project,unless reduced as provided for by
ordinance. T'he city may increase the amount of the required escrow deposit at any time if the city's costs are reasonably
expected ta exceed the minimum aznount. Any balance remaining after review is complete will be refunded to the
applicant. No interest is paid on escrow deposits.
PLEASE NOTE: If the fee owner is not the applicant,t�e applicant must pmvide written authorization by the fee
owner in order for this application to be considered complete.
PropeNy Fee Owner S' s) Date:
�� � � � �c� � �
Applicant Signatu DR �
����� � �� �� ��
For City Use Oaty ����
Application Fees: � � �v' �/ v �i�� � � ����
Escrow Depasii: � �2�• D� ��7� Q�
11/19!2Q10
Lenz Lake Hame—Variance Descriation
We have a very unique situatian; our lake Home,Garage and private Road are all on a portion
of the lot that makes it impossible to make building and site improvements in regards to
current setback requirements without a variance. Lake in the front,... Wetlands in the back
Road Relocation Variante: We are requesting a var9ance for re{ocating our private road.
• Our current private road has easement use rights for the neighboring property who
does not have a separate drive to thei� home.The road to our neighbors home goes
between our i.ake Home and our existing garage,thus creating a potential safety
concern for us when the neighbor uses the raad.
• Neighbor's concern of passing through the middie of our lot;between our home and
garage to their hom�.
� The road is also very close ta our fiome which is alsa a safety concern to us.
New Replacement Garage Variance: We are requesting a variance for replacing the existSng
unstable garage and locating the new garage in a better location.
• The existing garage is in poor condition and needs to be replaced. (See ExiSting pho#o's)
� The existing garage is 18'from the wetland line. The proposed new garage location will
be a minimum of 26'from the wetland line, improving the setback situation from the
wetland setbacks requirements.
• �he�xisting garage is 18'x 2Q' and is undersized to fit two cars. Tiie proposed new
garage is 22'x 24', which would allow us to fit our two cars, lawn mower,lake
equipment, etc.
+ The ex9sting garage location is also clearly visible from the lake. We are praposing to
build the new garage in a location that has existing trees between the lake and the new
ga�age to minimlze the impact of the view from the lake. (see existing phota's)
Other options for the garage location were considered,including attaching to the existing
home. Attaching to the existing home was not a viable sofution, since the existing home
foundation is in poor condition and will need major renovations in the future and the home'S
design would not be feasible to accommodate a garage addition to the home.
Small Addition to Nome Va�f�nce: W�are requesting a variance for adding a small addition to
the existing home in the back corne�of the home,to square off the home to create ar►
adequate s+zed bedroom.
• The addition would not be seen from the lake and would not be increasingthe non-
conformity of the principal structure.
• The existing home is 960 s.f. The new addition would be 8'x 8'whith would allow for
the new interior design to accommodate an adequate size bedroom.
(Refer ta Lake tiome schematic design drawings)
�-�`t'G ����
LEGAL DESCRJPTION (as supp�ied by owner):
�-_ — — -
Parcel 1:
Lot 7, NOLSTEN'S SHORES, Woshington County, 1Ainnesoto
Porcd 2;
Tract B, HCLS7EN'S SHORES, except that pert descrlbed as follows:
Commancing at the southeast comer of Lot 6, HOl.S7EN'S SHORES: thence on on
assumed beorinq of Norih Ot degrees 45 minutes 31 seconds West olong the eosterly
line of Lot 6, soid HOLSTEN'S SHORES o dtstonce oi 128.41 feet; ihence North 46
degrees 38 minutes 55 seconds East a dlstonce ot 10.92 feet to a polnt hereinaftef
rererred to os point "A"; thence Nortf� 00 degrees 31 minutes 32 seconds West o
distance of 4$ feet more or less to the shore af Bons Loke, olso know as 6onny Loke,
a the pofnt of beginning: �hence South 00 degrEes 31 rr,inutes 32 saconds Eost o
distonce of 48 feef more of less to said paint �A'; thence South Q7 degrees 49
minutes 22 seconds East o disfonce ef 197.06 feet to ihe eosferiy line of Lflt A, said
NOLSTEN'S SHORES; thence North 25 degrees 51 minutes 01 seconds West olong said
easterly line of Lot A, ❑ dtstance of 35.46 feet to the northeosier7y corner of said Lot
A; thence North 27 degrees 37 minlites 2] seconds West Q distonce o! 33.26 feet to
the southeesterly corner o" said Lot 6; fhence Norfh 01 degrees 45 minutes 31 seconds
West along the easterly fina of Lot 6 a distance of 177 feet more or less to the share
of $ore Lake, ciso known os Bonny Lake; thence northeos�arly, olong fhe shore of said
Bone Loke o disfonce of 10 teet more or less to the poini of beginning.
Parcel 3:
That port of Government Lot 1, :n Se�tfon 9, iownship 32 North, Range 2Q West, ond
thot port of the Southwest Quarter of the Northwest Ouarter of soid Sectlon 9,
Woshington County, Minnesoto described os follows, to Wi1;
eeginnfng at a potnt of the eosterly line of Lot 8 of HOLSTEN'S SNURES 53.5 feet
norfheosteriy fr-om the southeosterly comer thereof; thence Easi ond poroUef �slth the
South line oi said Government Lot 1 ,o a poinf 350 feet 41'est of the center of the
town rood, which �nad runs North and South on ihe East line ot said Government Lot 1;
thence 5ouih to o point in #he town roQd, which rood rurs East ond West, which pojnt
ls 350 feet West of the tsnier of satd North–South road, maosured along the center of
soid East–WesE road; thence westeriy along the aentar lino of said East–West road fo
on exiensi�n southerly of the Eost line ct Pine Lone in soid pJr,t of NOLSTEN'S SHORESti
thence noriherly olong the East line af Pine Lone, ond lract B and Lots 7 and 8 of
eatd p�at o1 HOLSTEN'S SkORES to the point of beginning.
(Abstroct Propsrty)
Said porcefs contoin 5.70t acres.
NOTES:
1, Preilminary wetlands shown rrere delineated by Earth Science Associates, lnc. cn
November 17, 2071 otter the growing season and w71 need to be verifled 1n the Spr:ng.
2. 5urveyed property ia subjeot fo all easements �f record, if any.
I hereby ceriify to �1ark � Theresa Lenz that the survey, plan, or report was prepored
by me or under my dfreCt supervision ond thet I am a duly Ilcensed lond surveyo� under
the fows of the Stote of Minnesoto.
Dated thts 5th doy of peeamber, 2077.
Sipned: Corlson A�cCain, lnc,
By ��i��a'�nw`.-�
'fhomas R_ Bolluff, L.S. Reg. No. 9J367
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� d 3���� ^ MARK &THERESA LENZ (, •
� � � ����� McCa�n
� �;s 1190 Walnut Creek Drive
� ?�� :;: Stillwater, Minnesota 55082 SCANDIA PROPERTY ErmRor�MExrw�•�wnv�wNc•sur:vemNc
_ � e�ez
r g =3=` 12414 228th Street North 248 Apollo Dr, Suite 100, Lino Lakes, MN 55014
��3; � Scandia, Minnesota 55073 Phone: 763-489-7900 Fax: 763-489-7959