4.a Staff Report Stanek Meeting Date: 9/2/08
)
Agenda Item: 1 L ‘`
.7
Planning Commission/City Council
Agenda Report
City of Scandia
14727 209th St. North
Scandia, MN 55073 (651) 433-2274
Action Requested: Continue the public hearing on the application of Tom and Lisa
Stanek for variances including lot size, setbacks and lot coverage to
construct a new home on a vacant lot located at 19107 Layton
Avenue.
Deadline/ Timeline: 60-day review period expires September 15, 2008
Background: • The public hearing on this application was opened at the August 5,
2008 meeting and continued to the September meeting. The
applicant was asked to resubmit a plan reducing the scale of the
improvements.
• Revised plans were received on August 26. The setback from the
lake has been increased and the height of the structure decreased.
A rain garden has been added and the impervious cover has been
reduced to less than 25%, eliminating the need for a variance for
lot coverage.
• The planner will present the attached report and recommendations
at the meeting on September 2, 2008.
Recommendation: The planner has recommended approval of the variances with findings
and conditions which have been incorporated into a draft resolution
for use by the Planning Commission and City Council.
Attachments/ • Draft Resolution 09-02-08-XX Approving Variance Request
Materials provided: • TKDA Memorandum dated August 28, 2008
• TKDA Memorandum dated July 30, 2008
• Location Map
• Survey dated July 27, 2008
• Letter from John Bower dated August 26, 2008
• Revised Application Materials received August 26, 2008
Contact(s): Tom Stanek, 763 228-0333
Prepared by: Anne Hurlburt, City Administrator
(stanek variance continued)
Page 1 of 1
08/28/08
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 09-02-08-XX
VARIANCE REQUEST FOR 19107 LAYTON AVENUE
WHEREAS, Tom and Lisa Stanek have made application for variances to allow lot size
of 10,350 square feet; lot width of 75 feet; setback from the Big Marine Lake Ordinary High
Water level (OHW) of 58.5 feet; and right of way setback of 15 feet located at 19107 Layton
Avenue; and
WHEREAS, the property is legally described as follows:
Lot 6, Block 1, Holiday Beach 2nd Plat, Washington County, Minnesota; and
and
WHEREAS, the Planning Commission reviewed the request at a duly noticed Public
Healing on August 5, 2008, and continued the hearing to September 2, 2008, and has
recommended approval for the variances to allow lot size of 10,350 square feet; lot width of 75
feet; setback from the Big Marine Lake Ordinary High Water level (OHW) of 58.5 feet; and right
of way setback of 15 feet; 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 request of Tom and Lisa Stanek for variances to allow lot size of
10,350 square feet; lot width of 75 feet; setback from the Big Marine Lake Ordinary High Water
level (OHW) of 58.5 feet; and right of way setback of 15 feet; based on the following findings:
1) The subject property has been maintained in separate ownership from contiguous parcels and
therefore, as a nonconforming lot, is considered a separate parcel for the purposes of sale or
development.
2) A hardship exists because a single family home is an allowed land use in the Agriculture,
Shoreland Overlay Districts, but the existing lot is not big enough to allow for a home that
conforms to all dimensional standards.
Resolution No.:
Page 2 of 3
3) The lot is a pre-existing lot on which it would be impossible to build a structure that meets
the lot size, lot width, OHW setback, and right of way setback standards.
4) The small size of the lot was not created by the property owner.
5) The construction of the single family home will not alter the essential character of the area.
The character of the area is a single family residential neighborhood with homes ranging in
size from small cabins to larger year-round homes. The proposed home is similar in scale to
other homes located on small riparian lots on Big Marine Lake allowed through the variance
process.
6) The proposed home is in harmony with the general purpose and intent of the Ordinance to
address environmental and aesthetic concerns, and is consistent with the Comprehensive Plan
guidance for protecting natural resources and scenic views. The addition of landscaping and
preservation of existing vegetation where feasible protects the environment and scenic view.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. That the structure is generally in conformance with either site plan, Layout A or Layout B,
dated August 26, 2008 and revised building plans received by the City on August 26, 2008.
2. That the Applicant apply for a permit from the Carnelian-Marine-Saint Croix Watershed
District.
3. That a landscaping plan is submitted to the City. The landscaping plan must show plantings
in the side yards and between the structure and right of way to provide screening from the
neighboring properties and street. The landscaping plan must include planting of native
species for stormwater management, such as raingardens. The Applicant must verify with the
MnDNR.regarding any necessary permit before landscaping below the OHW. The
landscaping plan must show that existing vegetation is maintained where feasible, exclusive
of any invasive species that may be present. All standards addressing Vegetation Alterations
found within the Shoreland Management regulations apply.
4. That the connection and use of the 201 system comply with Scandia Ordinance 108,
governing the 201 system.
5. That a permit is granted from Washington County Department of Health and Environment for
wastewater treatment.
6. That all fees are paid.
Resolution
Page 3 of 3
Adopted by the Scandia City Council this second day of September, 2008.
Dennis D. Seefeldt, Mayor
ATTEST:
Administrator/Clerk
T 444 Cedar Street,Suite 1500
Saint Paul,MN 55101-2140
ENGINEERS•ARCHITECTS•PLANNERS (651)292-4400
(651)292-0083 Fax
www.tKda.com
MEMORANDUM
To: City Council Reference: Stanek Variance Re uests
Planning Commission City of Scandia, Minnesota
Anne Hurlburt, Administrator
Copies To: Tom and Lisa Stanek Proj. No.: 14059.006
From: Berry Farrington, AICP Scandia File Number 2008012
Date: August 28, 2008 Routing: Sherri Buss, RLA
SUBJECT: Stanek Variance Requests
MEETING DATE: September 2, 2008
LOCATION: 19107 Layton Avenue
Scandia, Minnesota
APPLICANT: Tom and Lisa Stanek
ZONING: Agriculture (AG), Shoreland District
60-DAY PERIOD: September 15, 2008
ITEMS REVIEWED: Revised site plan dated August 26, 2008,
Revised building elevation (street side) and floor plan
BRIEF DESCRIPTION OF THE REQUEST:
The Applicant is requesting variances for lot size, lot width, setback from the Ordinary High Water level
(OHW) of Big Marine Lake, and right of way setback. The public hearing was continued from the August 5,
2008 meeting, where the Planning Commission and City Council suggested that the Applicant revise the
plans to address comments made at the hearing. Based on changes made, a variance to the lot coverage
maximum is not needed.
This memo notes the changes made by the Applicant. The full staff analysis may be found in the memo dated
July 30, 2008. The recommended findings and conditions have been updated to reflect the changes made to
the site plan and building plans.
An Employee Owned Company Promoting Affirmative Action and Equal Opportunity
Stanek Variance Request - Revised Plans Page 2 August 28, 2008
Scandia, Minnesota
SUMMARY OF REVISED PLANS:
The plans have been revised to reduce the height of the structure, reduce the lot coverage, and lengthen the
setbacks from the street and OHW,
The Applicant is requesting the option to later detei inine the specific layout of the house on the property, as
shown on the two plans, Layout A and Layout B. The two layouts are essentially the same home, mirrored.
Layout A has the garage on the north, and Layout B has the garage on the south. The Applicant's architect
has indicated that the request for the two options, with one to be selected before receiving a building permit,
is so that he can place the house on the site to best avoid trees, limit grading, and to allow him to get a more
detailed survey as they move forward in the building pei mit process.
Zoning standards do not determine a favorable layout in this case. There would not be any additional safety
concerns regarding either driveway location over the other, nor any differences with regard to views from the
street or lake. However, the two layouts show different setbacks from the OHW: Layout A with a setback of
58.8 feet and Layout B with a setback of 58.5 feet. Given the very small difference in setback, the Planner
recommends that the City consider the variance to allow an OHW setback of 58.5 feet, the option closer to
the lake, and allow that the Applicant may select either Layout A or Layout B during the building permit
process.
The following table summarizes the zoning requirements, previously proposed development plans, and
revised plans.
Standard Required Previously Proposed Revised Plans
OHW 100 feet 33 feet as measured from deck 58.5 feet - variance requested
setback 47 feet without deck
Right of Way 40 feet 14 feet 15 feet - variance requested
setback
Side Yard 10 feet 10 feet 10 feet
setback
Lot Maximum 3,509 sf(33.9%) 2,566 sf(21.4%)
Coverage of 25% Including pervious paver areas
Building 35 feet 32 feet 28.5 feet
Height
Variances are still requested for lot width of 75 feet and lot size of 10,350 square feet.
The Applicant's architect indicates that he is working with the Minnesota Department of Natural Resources
and Carnelian-Marine-Saint Croix Watershed District to develop landscaping plans with the intent of
protecting water quality. A raingarden is proposed in the natural depression located below the OHW. The
DNR has jurisdiction in this area and the Applicant is in the process of communicating with the DNR about
this proposal. The Planner recommends that a landscaping plan be submitted to the City.
Stanek Variance Request - Revised Plans Page 3 August 28, 2008
Scandia, Minnesota
ACTION REQUESTED:
The Planning Commission can recommend:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends conditional approval of the variances to allow lot size of 10,350 square feet; lot
width of 75 feet; setback from the Big Marine Lake Ordinary High Water level (OHW) of 58.5 feet; and
right of way setback of 15 feet; for 19107 Layton Avenue. The Planner's recommendation is based on the
following findings:
1) The subject property has been maintained in separate ownership from contiguous parcels and therefore,
as a nonconforming lot, is considered a separate parcel for the purposes of sale or development.
2) A hardship exists because a single family home is an allowed land use in the Agriculture, Shoreland
Overlay Districts, but the existing lot is not big enough to allow for a home that conforms to all
dimensional standards.
3) The lot is a pre-existing lot on which it would be impossible to build a structure that meets the lot size,
lot width, OHW setback, and right of way setback standards.
4) The small size of the lot was not created by the property owner.
5) The construction of the single family home will not alter the essential character of the area. The character
of the area is a single family residential neighborhood with homes ranging in size from small cabins to
larger year-round homes. The proposed home is similar in scale to other homes located on small riparian
lots on Big Marine Lake allowed through the variance process.
6) The proposed home is in harmony with the general purpose and intent of the Ordinance to address
environmental and aesthetic concerns, and is consistent with the Comprehensive Plan guidance for
protecting natural resources and scenic views. The addition of landscaping and preservation of existing
vegetation where feasible protects the environment and scenic view.
The Planner recommends conditional approval of the variances to allow lot size of 10,350 square feet; lot
width of 75 feet; setback from the Big Marine Lake Ordinary High Water level (OHW) of 58.5 feet; and
right of way setback of 15 feet; for 19107 Layton Avenue, with the following conditions:
1. That the structure is generally in conformance with either site plan, Layout A or Layout 13, dated August
26, 2008 and revised building plans received by the City on August 26, 2008.
2. That the Applicant apply for a permit from the Carnelian-Marine-Saint Croix Watershed District.
Stanek Variance Request - Revised Plans Page 4 August 28, 2008
Scandia, Minnesota
3. That a landscaping plan is submitted to the City. The landscaping plan must show plantings in the side
yards and between the structure and right of way to provide screening from the neighboring properties
and street. The landscaping plan must include planting of native species for stormwater management,
such as raingardens. The Applicant must verify with the MnDNR regarding any necessary permit before
landscaping below the OHW. The landscaping plan must show that existing vegetation is maintained
where feasible, exclusive of any invasive species that may be present. All standards addressing
Vegetation Alterations found within the Shoreland Management regulations apply.
4. That the connection and use of the 201 system comply with Scandia Ordinance 108, governing the 201
system.
5. That a permit is granted from Washington County Department of Health and Environment for
wastewater treatment.
6. That all fees are paid.
TKDA 444 Cedar Street,Suite 1500
Saint Paul,MN 55101-2140
ENGINEERS•ARCHITECTS•PLANNERS (651)292-4400
(651)292-0083 Fax
www.tkda.com
MEMORANDUM
To: City Council Reference: Stanek Variance Requests
Planning Commission City of Scandia, Minnesota
Anne Hurlburt, Administrator
Copies To: Tom and Lisa Stanek Proj. No.: 14059.006
From: Berry Farrington, AICP Scandia File Number 2008012
Date: July 30, 2008 Routing: Sherri Buss, RLA
SUBJECT: Stanek Variance Requests
MEETING DATE: August 5, 2008
LOCATION: 19107 Layton Avenue
Scandia, Minnesota
APPLICANT: Tom and Lisa Stanek
ZONING: Agriculture (AG), Shoreland District
60-DAY PERIOD: September 15, 2008
ITEMS REVIEWED: Application materials received June 10, 2008
Amended site plan received July 17, 2008 and related pervious paver information
BRIEF DESCRIPTION OF THE REQUEST:
The Applicant is requesting variances to allow construction of a new home located at 19107 Layton Avenue
in the Bliss Addition on Big Marine Lake. The property is in the Agriculture District, and Shoreland
Management District. The parcel was created before the requirements of today's Development Code were
established, and therefore the existing lot does not meet all of the City's current standards.
The variances needed in order to develop the property as proposed are for lot size, lot width, setback from
the Ordinary High Water level (OHW) of Big Marine Lake, and right of way setback. In order to develop the
property as proposed, the Planner finds that a variance to exceed lot coverage of 25% is also needed.
BACKGROUND
There are no existing structures on the subject property, The Applicant proposes to build a new home on the
existing parcel of land. Certificate of Title for this property and the adjacent properties have been provided,
which indicate that the properties have not been in common ownership. The Scandia Development Code,
An Employee Owned Company Promoting Affirmative Action and Equal Opportunity
Stanek Variance Request Page 2 July 30, 2008
Scandia, Minnesota
Chapter 1, Section 12.4 (4) addresses contiguous, nonconforming lots under common ownership. The
property has been maintained in separate ownership from contiguous parcels and therefore, as a
nonconforming lot, is considered a separate parcel for the purposes of sale or development.
Chapter 1, Section 6.4 of the Scandia Development Code describes the criteria for granting variances. It
states that variances are only to be peiiiiitted when they are in harmony with the general purpose and intent
of the Development Code, in cases where there are particular hardships, and when consistent with the
Comprehensive Plan.
Hardship means that the property cannot be put to a reasonable use if used under the conditions in the
Ordinance; that the plight of the landowner is due to circumstances unique to the property, not created by the
landowner; and that the variance would not alter the essential character of the area.
EVALUATION OF THE REQUEST:
Lot Size and Width
The Scandia Development Code, Chapter 5, Section 7 addresses lot size and width requirements in the
Shoreland District. The minimum lot size is 2.5 acres and the minimum lot width is 150 feet. The subject
property is 10,350 square feet,just less than a quarter acre in size, and is approximately 75 feet wide. The
existing lot does not meet the lot size and width standards. Variances are requested to allow a lot size of
10,350 square feet and a lot width of 75 feet.
Setbacks
The Shoreland Management Regulations, Section 8, addresses setback requirements. Big Marine Lake is
classified as a General Development Lake. The OHW is 942.2 and the setback required from the OHW is
100 feet for a General Development Lake.
The proposed home is 47 feet from the OHW, and there is a proposed deck that is 33 feet from the OHW.
The Applicant requests a variance to allow an OHW setback of 33 feet, as measured from the OHW to the
proposed deck. Analysis of the site plan indicates that there may be space to the north of the home where a
deck could be located, confoi wing to a setback of 47 feet from the OHW.
The Shoreland District requires a public right of way setback of 40 feet. The Applicant requests a variance to
allow a 14 foot setback from the Layton Avenue.
For existing parcels one acre or less in size, the side yard setback for a lot on a Recreation Development
Lake is 10 feet. The proposed home conforms to the 10 foot side yard standard.
The following table summarizes the setback requirements and proposed setbacks.
Setback type Required Proposed
OHW 100 feet 33 feet (Planner recommends 47 feet)
Right of Way 40 feet 14 feet
Side Yard 10 feet 10 feet
Stanek Variance Request Page 3 July 30, 2008
Scandia, Minnesota
Lot Coverage
The Shoreland Management Regulations, Section 8.4, addresses lot coverage. It states, "A maximum of 25%
of the lot may be covered with impervious surface. This includes all structure, decks, patios, walks, and
surfaced or unsurfaced driveways." The subject property is 10,350 square feet. Twenty-five percent of the
total area is 2,587.5 square feet.
The Applicant proposes the following improvements that would result in impervious lot coverage:
House 2,165 square feet
Deck 336 square feet
Entrance pad 84 square feet
TOTAL 2,585 square feet (25°A) of site)
The Applicant proposes to use pervious paver systems to build the driveway, path, north patio, and east
patio. The square footage of the pervious paver areas are as follows:
Driveway 384 square feet
Path 180 square feet
North patio 360 square feet
East patio 336 square feet
TOTAL 1,260 square feet (12% of site)
The Applicant has provided general infoiniation about the proposed pavers and results from a soil boring
taken in the proposed driveway area. The attached memo is a review of the pervious paver information. Soils
are sandy and will provide for fairly rapid infiltration. The proposed paver materials are permeable. The
ability of the pervious paver areas to infiltrate storm water will depend on how they are designed, installed,
and maintained. The pervious paver review memo makes general recommendations for design and
installation.
The Planner recommends that the pervious paver area should not be fully excluded from the calculation of
lot coverage, and that a variance to exceed 25% lot coverage be considered. Site-specific design detail and
installation instructions, and a maintenance agreement, would be needed to identify a suitable credit for the
pervious pavers. The Shoreland Management Regulation's definition of lot coverage specifically includes
patios, walks, and driveways. In addition, maximum lot coverage standards include benefits in addition to
storm water management, such as the aesthetic benefits of vegetation. The City of Scandia has not previously
fully excluded pervious paver areas from the calculation of lot coverage. The Planner recommends the
variance for lot coverage be approved, with the house, deck,and entrance pad not to exceed 25% of the lot,
and with pervious pavers not to exceed 12% of the lot.
Wastewater Treatment
The proposed home will connect to the Bliss Addition common wastewater treatment facility (201 system).
The Applicant provided a letter from Washington County Department of Public Health and Environment
stating that the 201 system has capacity to serve the proposed home.
Stanek Variance Request Page 4 July 30, 2008
Scandia, Minnesota
Building Height
The Shoreland Management Regulations, Section 8.3 establishes a maximum building height of 35 feet. The
proposed home is approximately 32 feet tall, as measured from the mean height at grade to the mean height
between the eaves and ridge. The proposed structure conforms to the height standard.
Minnesota Department of Natural Resources (MnDNR)
Because the proposed home is in the Shoreland District, the application materials were submitted to the
MnDNR for review and comment. Written comments have not been received at this time.
Carnelian-Marine-Saint Croix Watershed District
Because the proposed home is in the Shoreland District and requires a variance from the City, a peiiiiit from
the Watershed District is needed. The Planner recommends that as a condition of approval, the Applicant
apply for a peimit from the Carnelian-Marine-Saint Croix Watershed District.
Consistency with Comprehensive Plan, intent of the Ordinance, and character of the area
Variances may be granted when in harmony with the general purpose and intent of the Development Code
and when consistent with the Comprehensive Plan. Variances must not alter the essential character of the
area.
The character of the Bliss Addition is residential lakeshore development on small lots, with structures
ranging from small cabins to large homes. The essential character of the area is changing, as smaller homes
and cabins are expanded or replaced with larger homes. Larger homes have been allowed in the area so long
as they meet the general intent of the Development Code by addressing environmental and aesthetic concerns
such as landscaping, screening, stormwater management, and alternative wastewater treatment systems.
The adopted Comprehensive Plan calls for Recreational Development lakeshore densities consistent with the
2.5 acre lot size standard, but it does not address the unique situation of the Bliss Addition where lots were
subdivided before adoption of a Comprehensive Plan. The Plan emphasizes the value of natural resources
and scenic views in Scandia.
The draft 2030 Comprehensive Plan, not adopted by the City, addresses lakeshore traditional areas that
includes the Bliss Addition. The goal for such areas is, "To maintain the established pattern of small-lot
residential development in lakeshore areas while improving stormwater management and land stewardship
practices."
ACTION REQUESTED:
The Planning Commission can recommend:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
Stanek Variance Request Page 5 July 30, 2008
Scandia, Minnesota
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends conditional approval of the variances for lot size of 10,350 square feet; lot width of
75 feet; setback from the Ordinary High Water level (OHW) of 47 feet; right of way setback of 14 feet; and
lot coverage greater than 25%, with the house, deck, and entrance pad not to exceed 25% of the lot and with
pervious pavers not to exceed an additional 12% of the lot; for 19107 Layton Avenue. The Planner
recommends that the proposed deck he removed or relocated to the north. The requested OHW setback
shown is 33 feet, but removal or relocation of the deck would result in an OHW setback of 47 feet.
The Planner's recommendation is based on the following findings:
1) The subject property has been maintained in separate ownership from contiguous parcels and therefore,
as a nonconforming lot, is considered a separate parcel for the purposes of sale or development.
2) A hardship exists because a single family home is an allowed land use in the Agriculture, Shoreland
Overlay Districts, but the existing lot is not big enough to allow for a home that conforms to all
dimensional standards.
3) The lot is a pre-existing lot on which it would be impossible to build a structure that meets the lot size,
lot width, OHW setback, and right of way setback standards.
4) The proposed deck further encroaches on the OHW setback than the proposed house. An alternative
location for the deck exists on the north side of the house, where it would reside outside of the 47 foot
OHW setback established by the house.
5) As proposed, the house, deck, and entrance pad cover 25% of the lot, and pervious pavers cover an
additional 12% of the lot. In combination, these areas cover greater than 25% of the lot. The lot coverage
greater than 25% is a function of the small size of the lot. The lot coverage greater than 25% allows for
reasonable use of the property. Pervious paver areas are not fully excluded from the calculation of lot
coverage because site-specific design detail and installation instructions, and a maintenance agreement,
would be needed to ensure ongoing permeability, and because pervious pavers do not contribute other
benefits of vegetated, uncovered surfaces. The use of pervious pavers is an improvement from traditional
impervious surface for the purpose of protecting water quality.
6) The small size of the lot was not created by the property owner.
7) The proposed home is consistent with the emerging character of the Bliss Addition. It is similar to other
newer homes in scale and placement on the lot.
8) The proposed home is in harmony with the general purpose and intent of the Ordinance to address
environmental and aesthetic concerns, and is consistent with the Comprehensive Plan guidance for
protecting natural resources and scenic views. The use of pervious pavers is a method to protect the
natural environment. The addition of landscaping and preservation of existing vegetation where feasible
protects the environment and scenic view,
The Planner recommends conditional approval of the variances for lot size of 10,350 square feet; lot width of
75 feet; setback from the Ordinary High Water level (OHW) of 47 feet; right of way setback of 14 feet; and
lot coverage greater than 25%, with the house,deck, and entrance pad not to exceed 25% of the lot and with
•
Stanek Variance Request Page 6 July 30, 2008
Scandia, Minnesota
pervious pavers not to exceed an additional 12% of the lot; for 19107 Layton Avenue. The Planner
recommends the following conditions:
1, That the structure is generally in conformance with the site plan dated June 10, 2008 and amended to
show driveway and patio areas, and with the building plans received by the City of Scandia June 10,
2008, except that the proposed deck is removed, or moved to conform with a setback of 47 feet from the
OHW and side yard setback of 10 feet.
2. That the Applicant apply for a permit from the Carnelian-Marine-Saint Croix Watershed District.
3. That the pervious pavers are designed, installed, and maintained per the manufacturer's
recommendations.
4. That landscaping is planted in the side yards and between the structure and right of way to provide
screening from the neighboring properties and street.
5. That existing vegetation is maintained where feasible, exclusive of any invasive species that may be
present. All standards addressing Vegetation Alterations found within the Shoreland Management
regulations apply.
6. That the connection and use of the 201 system comply with Scandia Ordinance 108, governing the 201
system.
7. That all fees are paid.
•
TKDA 444 Cedar Street,Suite 1500
Saint Paul,MN 55101-2140
ENGINEERS•ARCHITECTS•PLANNERS (651)292-4400
(651)292-0083 Fax
www.tkda.corn
MEMORANDUM
To: Berry Farrington Reference: Pervious Paver Review
Copies To: Sherri Buss 19107 Layton Avenue
Proj. No.: 14059.006
From: Connie Taillon, PE Routing:
Date: July 24, 2008
The following review for 19107 Layton Avenue is based on these submittals:
1. Certificate of Survey (with paver areas highlighted) prepared by Landmark Surveying, Inc., dated June 10, 2008,
2. Soil Boring Test Report prepared by Tradewell Soil Testing, dated July 15, 2008
3. Aquapave, Uni Eco-Stone, and Netpave 50 Brochures,
4. Report of Infiltration Testing prepared by American Engineering Testing, Inc., dated August 3, 2007.
Comments:
1. The soil boring results indicate an 8 inch layer of loamy fine sand topsoil underlain by a 20 inch layer of medium
fine sand (type"A" soil classification) followed by a 49 inch layer of fine sand with fine silty loam bands. A perk
test was conducted in the medium sand layer. This soil layer was found to be very well drained and suitable for
infiltration. When installing the permeable pavement, it is highly recommended that the soil subgrade be located in
this medium fine sand layer.
2. The three paver material options shown in the submitted product brochures meet the intent of the permeable
pavement criteria, The design of the product(s) selected for the site should meet the manufacturer's requirements
for structural stability, base and sub base materials, and installation procedures.
It is recommended that the permeable paver areas be designed to meet the following stormwater objectives:
• The sub base should be designed to store and infiltrate an equivalent volume of water consistent with a lawn
area in type A soils for storm events up to and including the 100-year event.
• Pavement void area and slope should allow the required volume of water to permeate into the sub base.
• 'Fhe stored water volume should draw down within 48 to 72 hours into the soil subgrade (no under drains).
3. Detailed installation instructions should be supplied to the contractor, including how compaction and siltation of
the subgrade soils will be minimized during both the house and driveway construction. If the soil subgrade will
require compaction for structural stability as per the manufacturer's recommendations, an on-site infiltration test of
the compacted soil should be performed,
4. The manufacturer's maintenance recommendations should be followed to maintain the infiltration capacity of the
pervious pavement.
An Employee Owned Company Promoting Affirmative Action and Equal Opportunity
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August 26, 2008 -
Scandia Planning Board
Anne Hudburt, Administrator
'-- ----Re: Stanek StanekVahance Requests
When | read the August 131'' Country Messenger article about the Big Marine variance requests it
sounded similar to one adjacent tomy home nn Big Carnelian Lake. These small lots were platted before
there were shore|and regulations. Planners and local governments officials back then were not aware of
the effects building homes on these small lots would have on the water resources. HnpnfuUytodav's
land use officials are wiser. Local officials must make decisions that weigh the property rights of the
owners of the small lots against those of the adjoining property owners and the public in general.
Washington County and Scandia use the 25% impervious surface standard as an upper limit when ruling
on these matters. Documented studies show that some damage begins to occur to the water resources
when impervious surfaces exceed 10% and serious damage occurs when it exceedsZS96. 8y settling on
2S96 you are accepting some damage to the water resource. You should be asking for a smaller structure
and something to mitigate the storm water impacts to the lake if you grant these variances. The very
fact that the applicant is asking for four variances should trigger the alarm bells.
The OHVV of9422 is often used as a benchmark to determine the |ovv floor elevation of the proposed
structure. | would recommend more than the 2 feet above that level for the low floor. The 500'year
flood elevation is 942.9 may be a better benchmark to use than the {)HVV. / personally maintain the
outlet to the lake and the channel maintenance downstream but there isno guarantee that will happen
forever, Storm events are becoming more severe with the change in climate and experts tell us to
expect more extremes in the future.
You should also take into account the adjoining property owners. This granting should not affect their
property values. | would make sure there will not be any storm water impacts onto the adjoining
properties. You should also look at the height of the structure. You should not allow the structure to
block the sunlight during the winter/fall months of the year because it will increase their heating costs.
Once the dust settles these people have to live together as neighbors in your community.
How do you treat the storm water on such a small lot? /t looks |)he most of the area between the
proposed structure and the lake is below the OHVV. This area is marginal at best for infiltration.
Vegetation will be necessary to filter the storm water before it enters the lake. it needs to be something
other than a manicured lawn. You may want to require some sort of natural buffer.
The water quality of the lake has a large impact on property values. This may seem like a small impact
but they all add up. | have been an advocate for many smaller projects on Big Carnelian Lake and they
seem to he paying off. The water quality ofBig Marine Lake took an unexpected drop the last few years
and is a concern for many. Not only is Big Marine a local asset but a regional one. It is sh|| one of the
best lakes in the twin cities area, Please do what you can to keep it that way and perhaps create some
harmony in the area at the same time.
John Bower
Concerned Area Lake Resident
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