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05.a Springer Variance - PC Packet 1 | P a g e Date of Meeting: December 2, 2025 To: Chair Loeffler and Planning Commission Members From: TJ Hofer, Consultant City Planner Re: Variance from a Wetland Setback for a Subsurface Sewage Treatment System at 19230 Larkspur Ave N Applicant Jon Springer Zoning: RR-N Owner: Jon and Christine Springer Future Land Use: Rural Mixed Use Location: 19230 Larkspur Ave N PID 3003220440049 Review Deadline January 4, 2026 The applicant is requesting approval of a variance to replace an existing legally nonconforming septic. BACKGROUND The applicant is requesting approval for a variance to replace an existing legally nonconforming subsurface sewage treatment system (SSTS or septic). The applicant has stated that the existing septic system is noncompliant and must be replaced. The Unified Development Code states in 153.400.030 Subd. 2 (B) (emphasis added): (B) Sewage Treatment. Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations (referenced as “Washington County SSTS Regulations” throughout this UDC) as adopted on July 27, 2018 and as may be amended from time to time is hereby adopted by reference as if herein printed in full. However, Variances and modifications related to setbacks from wetlands must be heard by, and approved by, the Scandia City Council. As the existing septic encroaches into a wetland setback, a variance is required to be reviewed and acted on by the City Council. 2 | P a g e Existing Conditions The applicant owns two contiguous nonconforming lots that are both within the SM-O and must be combined under state statute and local ordinance. Details for both lots are shown below. The existing lot is a conforming lot in the Rural Residential Neighborhood (RR-N) base zoning district and is wholly within the Shoreland Management Overlay District (SM-O). The city has adopted Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations by reference and the relevant standards are included under the “RR-N” heading below. The relevant standards are detailed below: Table 1. Existing Dimensional Standards RR-N SM-O Parcel A 3003220440049 Parcel B 3003220440048 Minimum Lot Size (ac.) (existing lot) 0.92 2.5 0.62 0.34 Buildable Area (ac.) 1 N/A Unknown Unknown Minimum Lot Width (ft.) N/A 160 208.2 100 Lot Frontage (ft.) 100 N/A 208.2 100 Principal Structure Setbacks (ft.) Front 40 N/A 46.6 N/A Side 10 N/A 11.58 N/A Rear 50 N/A 64.21 N/A Wetlands (Manage 1) 75 82.13 Accessory Structure Setbacks (ft.) Front 40 N/A Garage: 55.63 Shed: 12.83 N/A Side 10 N/A Garage: 61.17 Shed: 39.58 N/A Rear 50 N/A Garage: 58.45 Shed: 113.90 N/A Wetlands (Manage 1) 75 Garage: 28.29 Shed: Unknown Accessory Structure Size (sq. ft.) 1,000 N/A 831.31 Septic Setbacks (ft.) Wells 50 50 N/A Occupied Buildings Tank: 10 Field: 20 Tank: 16.72 Field: 25.81 Non-occupied Buildings/Decks Tank: 5 Field: 10 Tank: 8.10 Field: 17.77 Unclassified Body of Water 75 36.6 Wetlands 75 36.6 3 | P a g e The developed Parcel A has a number of nonconformities, which are shown as bold text in the table. Notably, exact building locations were not included within the survey so measurements for buildings are estimates. The wetland boundary behind the shed was not identified as it was not relevant to the current request, but it is likely closer to the wetland than the garage. The relevant nonconformity for the current request is the encroachment into the unclassified body of water/wetland setback of 75 ft. The current septic system is located 36.6 ft. away from where the boundary of the wetland was marked by the Washington Conservation District. Parcel B is nonconforming based on lot size, lot frontage, and likely developable area, as most of the parcel is a wetland. In addition to this, both lots are nonconforming based on the Shoreland Ordinance which requires a lots size of 2.5 acres. State statute requires commonly-owned contiguous nonconforming lots to be combined. EVALUATION OF REQUEST Proposed Conditions The applicant proposes to replace the existing septic system with a mound system and has worked with a licensed septic designer to establish a site plan. The new septic system will be a mound system and Washington County has confirmed that the mound system will be allowable. The site plan prepared by the septic design accounts for errors in the aerial imagery related to the location of the structures. Staff contacted the designer to confirm the location and measurements shown on the proposed plan. Table 2. Proposed Dimensional Standards RR-N SM-O Combined Parcels Minimum Lot Size (ac.) (existing lot) 0.92 2.5 0.96 Buildable Area (ac.) 1 N/A Unknown Minimum Lot Width (ft.) N/A 160 308.2 Lot Frontage (ft.) 100 N/A 308.2 4 | P a g e RR-N SM-O Combined Parcels Principal Structure Setbacks (ft.) Front 40 N/A 46.6 Side 10 N/A 11.58 Rear 50 N/A 64.21 Wetlands (Manage 1) 75 82.13 Accessory Structure Setbacks (ft.) Front 40 N/A Garage: 55.63 Shed: 12.83 Side 10 N/A Garage: 61.17 Shed: 129.73 Rear 50 N/A Garage: 58.45 Shed: 113.90 Wetlands (Manage 1) 75 Garage: 28.29 Shed: Unknown Accessory Structure Size (sq. ft.) 1,000 N/A 831.31 Septic Setbacks (ft.) Wells 50 50 Occupied Buildings Tank: 10 Field: 20 Tank: 19.5 Field: 20.2 Non-occupied Buildings/Decks Tank: 5 Field: 10 Tank: 10.7 Field: 9.8 Unclassified Body of Water 75 41.1 Wetlands 75 41.1 The proposed conditions still result in a nonconforming lot with a nonconforming septic based on setback locations, however, the encroachment into the wetland setback is reduced. Based on the site plan that was submitted, it does appear that the field within the found may be shown closer to the deck than allowed, but this could easily be a measuring error. Staff have included a condition in the resolution that requires setback to be verified on site before work on the septic begins. Variance Section 153.500.060 Subd. 1 (B) establishes the standards for when the City shall approve a variance. The variance must be consistent with the Comprehensive Plan, in harmony with the general purpose and intent of this Chapter, and may be granted when strict enforcement of this Chapter would result in practical difficulties in carrying out the strict letter of the Code. Practical difficulties are established within the UDC and are listed below in italics. Staff’s analysis of these is below each practical difficulty: a. The applicant proposes to use the property in a reasonable manner not permitted by this Chapter. The proposed use of a septic system is reasonable and necessary for the existing use, a 5 | P a g e single family dwelling, to continue on the site. The use of the site as a single family dwelling is also a reasonable use. b. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The site has an existing legal nonconforming septic system that must be replaced as it has been found noncompliant with the adopted standards for subsurface sewage treatment systems. The property is an existing lot of record and is uniquely encumbered by wetland setbacks, which limit usable space on the lot. c. The variance, if granted, will not alter the essential character of the locality. The variance will replace an in ground system with a mound system, as the site cannot support an in ground system. The essential character of the locality is not impacted by this change. d. Economic conditions alone shall not constitute practical difficulties. Economic conditions are not the sole factor in the variance. e. May include, but is not limited to, inadequate access to direct sunlight for solar energy systems. The variance is not related to inadequate access to direct sunlight for solar energy systems. f. The proposed variance will not impair an adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the neighborhood. The proposed variance will not impair adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the neighborhood. g. The requested variance is the minimum action required to eliminate the practical difficulty. The requested variance is the minimum action required to eliminate the practical difficulty as there are no alternatives to address sewage treatment. 6 | P a g e ANALYSIS Review Comments The submittal was sent to city staff and other regulatory agencies for review and comment. Comments from other entities have been incorporated into the conditions for approval. Washington County Public Health The Washington County Public Health did not provide comment at the time of writing this report. Carnelian-Marine-St. Croix Watershed District The Carnelian-Marine-St. Croix Watershed District did not provide comment at the time of writing this report. Department of Natural Resources The DNR Area Hydrologist did not provide comments at the time of writing this report. Engineering Department The City Engineer did not provide comments at the time of writing this report. Fire Department The Fire Chief did not provide comments at the time of writing this report. Public Works Department The Public Works Director did not provide comments at the time of writing this report. Staff Analysis Staff finds that the proposed variance is consistent with the UDC and the Comprehensive Plan. The application meets the standards for practical difficulty and the proposed plan is the minimum action required to address it.. COMMISSION ACTION The Planning Commission can do one of the following: 1. Recommend approval, with or without conditions, of the attached ordinance and resolutions. 2. Recommend denial, with findings, of the attached ordinance and resolutions. 3. Table the request for further review/study. RECOMMENDATION Staff recommends that the Planning Commission open a public hearing and receive any and all comments from the public. 7 | P a g e Staff recommends that the Planning Commission recommend approval of the proposed variance. Approval includes a resolution. Motion to recommend the City Council approval a 32.6-foot variance from the 75-foot Manage 1 wetland setback and a 75-foot Unclassified Body of Water setback to replace a legally nonconforming septic system for the property at 19230 Larkspur Avenue North, with the findings and conditions described within the staff report. The above findings and following conditions of approval are recommended: 1. The location and layout of the subsurface sewage treatment system on the lot shall be substantially consistent with the plans submitted to the City and reviewed with this request with the exception of where revisions are required with this approval. 2. Prior to a permit being issued by Washington County SSTS for the replacement of the septic, the properties with PID 3003220440049 and 3003220440048 must be combined. 3. Setbacks on the site from the wetland, structure, property lines, and deck shall be verified before work begins. 4. The variance shall be recorded with Washington County within one year of the date when the variance is approved by the City. 5. The applicant shall secure all applicable permits required from watersheds, local, state, and federal entities. 6. The applicant shall pay all other fees and escrows associated with this application. Attachments 1. Draft Resolution 12-16-25-XX Approving a Variance from a Wetland Setback of a Manage 1 Wetland to Allow for the Replacement of a Subsurface Sewage Treatment System for Parcels 3003220440049 Located 19230 Larkspur Avenue North 2. Location and Zoning Map 3. Application 4. Submittal Materials CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 12-16-25-XX APPROVING A VARIANCE FROM A WETLAND SETBACK OF A MANAGE 1 WETLAND TO ALLOW FOR THE REPLACEMENT OF A SUBSURFACE SEWAGE TREATMENT SYSTEM FOR PARCELS 3003220440049 LOCATED 19230 LARKSPUR AVENUE NORTH WHEREAS, Jon Springer (the “applicant”), has requested and made an application for a 32.6 foot variance from the 75 foot Manage 1 wetland setback and a 75 foot Unclassified Body of Water setback to replace a legally nonconforming septic system for the property at 19230 Larkspur Avenue North and the property is legally described as; Certificate Number 60073 Tract F and Tract G, REGISTERED LAND SURVEY NO. 72, according to the plat thereof on file and of record in the office of the Register of Titles in and for Washington County, Minnesota ; and, WHEREAS, the applicant owns two contiguous commonly owned nonconforming lots located within the Shoreland Management Overlay District with PID 3003220440049 and 3003220440048; and, WHEREAS, the Washington Conservation District determined that the wetland on the property is classified as a Manage 1 wetland based on the application of the Minnesota Routine Assessment Method (MnRAM) for Evaluating Wetland Functions, Version 3.0 or most recent version; and, WHEREAS, the City of Scandia has adopted Ordinance 198 Shoreland Management Regulations which requires a 75-foot minimum setback for Sewage Treatment Systems from Manage 1 Wetlands; and, WHEREAS, the City of Scandia has adopted Washington County Development Code Chapter Four Subsurface Sewage Treatment System Regulations (“Washington County SSTS Regulations”) as adopted on July 27, 2018, and as may be amended from time to time is hereby adopted by reference as if herein printed in full; and, WHEREAS, the Washington County SSTS Regulations requires a 75-foot minimum setbacks for sewage tanks and soil treatment and dispersal areas from Unclassified Body of Water. ATTACHMENT A NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should and hereby does approve, a 32.6 foot variance from the 75 foot Manage 1 wetland setback and a 75 foot Unclassified Body of Water setback to replace a legally nonconforming septic system for the property at 19230 Larkspur Avenue North, based on the following findings: 1. The proposed use of a septic system is reasonable and necessary for the existing use, a single family dwelling, to continue on the site. The use of the site as a single family dwelling is also a reasonable use. 2. The site has an existing legal nonconforming septic system that must be replaced as it has been found noncompliant with the adopted standards for subsurface sewage treatment systems. The property is an existing lot of record and is uniquely encumbered by wetland setbacks, which limit usable space on the lot. 3. The variance will replace an in ground system with a mound system, as the site cannot support an in ground system. The essential character of the locality is not impacted by this change. 4. Economic conditions are not the sole factor in the variance. 5. The variance is not related to inadequate access to direct sunlight for solar energy systems. 6. The proposed variance will not impair adequate supply of light and air to adjacent property, or substantially increase the congestion of the public streets, or increase the danger of fire, or endanger the public safety, or substantially diminish or impair property values within the neighborhood. 7. The requested variance is the minimum action required to eliminate the practical difficulty as there are no alternatives to address sewage treatment. FURTHER BE IT RESOLVED that the following conditions of approval shall be met: 1. The location and layout of the subsurface sewage treatment system on the lot shall be substantially consistent with the plans submitted to the City and reviewed with this request with the exception of where revisions are required with this approval. 2. Prior to a permit being issued by Washington County SSTS for the replacement of the septic, the properties with PID 3003220440049 and 3003220440048 must be combined. 3. Setbacks on the site from the wetland, structure, property lines, and deck shall be verified before work begins. 4. The approved nonconforming driveway shall not be allowed to expand through an administrative permit. 5. The variance shall be recorded with Washington County within one year of the date when the variance is approved by the City. 6. The applicant shall secure all applicable permits required from watersheds, local, state, and federal entities. 7. The applicant shall pay all other fees and escrows associated with this application. Whereupon, said Resolution is hereby declared adopted on this 16th day of December 2025. Steve Kronmiller, Mayor ATTEST: Kyle Morell, City Administrator 75 2.3 Legend Location & Zoning - Springer Variance 0 527 Feet This drawing is neither a legally recorded map nor a survey and is not intended to be used as one. This drawing is a compilation of records, information, and data located in various city, county, and state offices, and other sources affecting the area shown, and is to be used for reference purposes only. The City of Scandia is not responsible for any inaccuracies herein contained. Disclaimer: © Bolton & Menk, Inc - Web GIS 11/24/2025 10:12 AM City Limits Parcels 11/06/2025 Lot Lines Parks Shoreland Overlay PUD Overlay Lakes Mining Overlay Saint Croix River District Zoning Agricultural Core Agricultural Preserves Rural Residential General Village Neighborhood Rural Commercial Rural Residential Neighborhood Village Historic Core Village Center Open Space - Planned Unit Development Industrial Park ATTACHMENT B ATTACHMENT C ATTACHMENT D 9/26/2025 SSTS Design 19230 Larkspur Avenue North Scandia, MN 55047 PID # 30.032.20.44.0049 Version 1.0 Kloeppner Services & Designs, LLC MPCA LICENSE # 4043 Prepared by KSD @ 2025 www.ksd-mn.com SSTS Design Summary Report 9/26/25 On September 5th, 2025, a site evaluation was conducted at 19230 Larkspur Ave N, Scandia, MN 55047 in Washington County to identify a location for a replacement Subsurface Sewage Treatment System (SSTS) for a 4-bedroom home. The PID number is 30.032.20.44.0049. Prior to applying for a permit from Washington County, please review and sign all pages which require a signature. Wastewater Sources & Peak Flow Rate The expected waste strength is Residential Wastewater with a Peak flow of 600 gallons per day (GPD) for a 4-bedroom house. The Actual Daily Flow should be less than 70% of the Peak Flow (420 GPD). Type III - Mound The dispersal area will be a Type III Mound. The Mound Soil Absorption Area 800-sqft (20’ x 40’). The minimum required materials for the sewer line, distribution network, pumps, supply line, sand, rock, fill and cover are detailed in the design worksheets included with this design. Actual values may change slightly and will need to be field verified for correctness. Design Notes 1. This design requires a Variance from Wetland to the West and South of the lot. A wetland delineation and survey will provide details of the distance required for the variance. 2. The new SSTS soil treatment area (STA) will be a Type III system. After investigating all options for a new STA on the site, it was determined the only place for a new Soil Treatment Area is over the existing system. The area to the NE is not large enough for a 600-sqft bed if it is placed 20’ from the house and 10’ from the property lines to the North and East. Additionally, the well is also near this area. The land to the South and East of the garage and driveway is not original soil. The soil is fill brought into level the area and keep it dry for the wetland to the West and South. The soil Southwest of the new STA is also fill which extends from the end of the last trench out to the edge of the wetland. There is no area on the lot for a Type I STA. 3. The STA will be reduced from 600-sqft to 400-sqft to fit the space available. The site plan highlights where the site was filled with soil to create a flat yard. This filled area will not be used to disperse the effluent to avoid unknown absorption rate issues. 4. The STA will be placed over the existing trenches which lack vertical separation to properly treat the effluent. The trenches, rock, pipe, and fabric must be removed to the bottom of the distribution media within the rockbed and absorption area 20’ x 40’. The expected digout is 32" deep and 3' wide for each of the three (3) trenches. The soil below the trenches may also be contaminated with sewage and a biomat. Any additional soil with sewage or a biomat must also be removed to expose the clean, original soil prior to backfilling with new washed mound sand. The construction bid should include extra material to ensure there is adequate washed mound sand to fill all excavated areas below the new mound dispersal bed. 5. The mound berm slope ratio is calculated using a steeper 3:1 ratio to allow for the system to fit on the available space. Additional landscaping may be desired to keep the soil from extending too far to the north, mounding too close to the house, or spilling over the walls to the Southeast towards the garage. 6. The ordinance requires any STA which has reduced the minimum square feet (600-sqft for a 4- bedroom mound) to use timed dose controls to operate the pump. The time dosing controls the PAGE 1 Prepared by KSD @ 2025 www.ksd-mn.com flow to the dispersal bed with a timer set to be 70% of the reduced space peak flow. The 400- sqft bed will treat a peak flow of 400 gallons per day (GPD). The expected average flow for 400 GPD is only 280 GPD. The timer will be set to allow only 280 GPD in a 24-hour period. After 280 gallons have been dosed in 24 hours, the tank will store an additional 526 gallons before triggering the high-level alarm. After the alarm has been triggered, the pump tank will have an additional 210 gallons of storage before backflowing into the second tank. 7. The mound will be on a slope >12% which is a Type III. 8. The edge of berm is expected to extend past the steps / wall @ Southeast corner. 9. The large oak tree near the house will be buried @ Southeast Corner of STA or the tree may need to be removed. The large trees to the Northwest will need to be removed. 10. Minimum Volumes for New Tanks: 1st Tank 1,500-gallons; 2nd Tank 1,000-gallons; Pump Tank 1,000-gallons. 11. If the final location of the sewage tanks is located more than a few feet from the proposed location, contact KSD for a revised plan. A fee may be required for design changes. Construction Notes Building Permit requirements No construction shall be allowed by any local unit of government until the permit required for the subsurface sewage treatment system has been issued. Site Protection Prior to and during construction or lot improvements, the proposed initial and replacement soil treatment and dispersal areas shall be protected from disturbance, compaction, or other damage by use of stakes and silt fence or snow fence. MR 7080.2100, Subpart 1. F Electrical installations must comply with applicable laws and ordinances including the most current codes, rules, and regulations of public authorities having jurisdiction and with part 1315.0200, which incorporates the National Electrical Code. As-Built Drawing The Licensed Installer must provide an As-Built of the final location of all components. The attached Site Plan is only for reference and should not be considered as final survey or location of system components. Protection from Freezing for Supply Line The Mound supply line must drain back and empty pipe after each dose. To avoid potential freezing, additional depth or insulation may be necessary to keep line from freezing if buried too shallow. Soil Erosion & Protection from Freezing The dispersal area must have seed and grass established throughout the excavated areas to maintain proper protection from soil erosion and freezing. PAGE 2 Washington County 0 60 12030 Feet 19230 Larkspur Ave N, Scandia 5 0 ' - 0 " SB3 20'-11" 1 8 ' - 1 " WAL L SB1 Fill Soil added by the owner 4-Bedroom 10 ' - 0 " 11 ' - 3 " 2 3 ' - 1 0 " Existing Trenches w )HHt WATER WATER 10 ' - 0 " 42'-4" 75 ' - 0 " SP1 SB2 8' - 7 " 13% slope 16% slope Garage Fill Soil added by the owner 75'-0" A B S O R P T I O N A R E A WATER WATER 1, 5 0 0 1, 0 0 0 1, 0 0 0 Wall Abandon Existing Drainfield & Tanks CO N S T R U C T I O N & P U M P E R A C C E S S CO N S T R U C T I O N A C C E S S 13 ' - 0 " 13 ' - 0 " 14'-0" 14'-0" BENCHMARK = 100.0' Top of Iron PAGE 3 50 ' - 0 " SB3 20'-11" 1 8 ' - 1 " WAL L SB1 Fill Soil added by the owner 4-Bedroom 10 ' - 0 " 11 ' - 3 " 2 3 ' - 1 0 " Existing Trenches w WATER 10 ' - 0 " 42'-4"SP1 SB2 8 ' - 7 " 13% slope 16% slope Garage Fill Soil added by the owner 75'-0" A B S O R P T I O N A R E A WATER 1 , 5 0 0 1 , 0 0 0 1 , 0 0 0 Wall Abandon Existing Drainfield & Tanks C O N S T R U C T I O N & P U M P E R A C C E S S CO N S T R U C T I O N A C C E S S 1 3 ' - 0 " 13 ' - 0 " 14'-0" 14'-0"WATER NOTES: 1. This design requires a Variance from Wetland to the West and South of the lot. A wetland delineation and survey will provide details for the distance required of the variance. 2. The soil treatment area (STA) will be reduced from 600-sqft to 400-sqft to fit the space available. The site plan highlights where the site was filled with soil to create a flat yard. This filled area will not be used to disperse the effluent to avoid unknown absorption rate issues. 3. The STA will be placed over the existing trenches which lack Digout 32" + 3' wide backfill. 4. Berm slope ratio 3:1. 5. Timed Dose controls required for reduced STA. 6. The STA is on a slope>12% . 7. Edge of Berm extends past steps / wall @ Southeast Corner of the mound. 8. Large oak tree near the house will be buried @ Southeast Corner of STA or the tree may need to be removed. The large trees to the Northwest will need to be removed. 9. Minimum Volumes for New Tanks: 1st Tank 1,500-gallons; 2nd Tank 1,000-gallons; Pump Tank 1,000-gallons. 10. If the final location of the sewage tanks is located more than a few feet from the proposed location, contact KSD for a revised plan. A fee may be required for design changes. THIS IS ONLY A SITE PLAN ALL SEPTIC LOCATIONS AND MEASUREMENTS ARE ONLY ESTIMATES AS-BUILT WILL NEED TO BE PROVIDED BY INSTALLER AFTER CONSTRUCTION B E R M BENCHMARK = 100.0' Top of Iron 25 - 2" Supply Line MOUND DIMENSIONS Rockbed - 10' x 40' Absorption Bed - 20' x 40' Total Mound - 39.9' x 66.0' Upslope Elevation - 95.7' Bottom of Distribution Media - 96.7' Rockbed Laterals Elevation - 97.2' Top of Mound Elevation - 98.5' LATERALS 3 - Laterals @ 38' of 1-1/2" SCH40 Spacing - 3' Drilled Holes - 3/16" Kloeppner Services & Designs, LLC Lic # 4043 Approved by: Jesse Kloeppner Date - 9/25/25 LEGEND: W = Well SB = Soil Boring SP = Soil Pit = Benchmark NORTH PAGE 4 19230 Larkspur Ave N, Scandia PAGE 5 19230 Larkspur Ave N, Scandia PAGE 6