5. Report on Martsching Variance 11.14.17
Memorandum
To: Scandia Planning
Commission
Reference: 18605 Langly Court North
Variance Request
Copies To: Neil Soltis, City
Administrator
Brenda Ecklund, City Clerk
Michael Laumann, Michael
Paul Design & Build,
applicant
Bob and Jane Martsching,
owners
Project No.: 16322.019
From: Sherri Buss, RLA AICP,
Planner
Routing:
Date: November 7, 2017
SUBJECT: Request for a Variance from the Required Setbacks from the OHWL
and Roadway Right-of-Way to Construct a New Home
MEETING DATE: November 14, 2017
LOCATION: 18605 Langley Court North
APPLICANT: Michael Laumann, Michael Paul Design & Build
8959 Springwood Drive
Woodbury, MN 55129
OWNER: Bob and Jane Martsching
18605 Langley Court North
Scandia, MN 55047
ZONING: General Rural (GR) District and Shoreland Overlay District
60-DAY PERIOD: December 24, 2017
ITEMS REVIEWED: Complete application, survey, and supplemental information received
October 25, 2017
18605 Langly Court North Variance Request
Scandia Planning Commission Page 2 November 14, 2017
BRIEF DESCRIPTION OF THE REQUEST:
The applicant is proposing to build a new home on a parcel at 18605 Langly Court North, within
the Shoreland Overlay District of Big Marine Lake. The proposed home location would require a
variance from the required setback from the Ordinary High Water Level (OHWL) of Big Marine
Lake, and adjacent wetland, and right-of-way of Langley Court North. The area of the parcel
includes 0.42 acres above the OHWL, and it is located in the General Rural (GR) District and
the Shoreland Overlay District of Big Marine Lake, a Recreational Development Lake.
BACKGROUND
The applicant is proposing to construct a new home, driveway and patio on the parcel at 18605
Langly Court North. Developing the home would include replacing the existing septic tanks in a
new location, and adding a new well to serve the property.
The southern side of the home is proposed to be located at approximately 50 feet from the
OHWL and about 52 feet from an adjacent wetland. The proposed patio would be
approximately 52 feet from the OHWL of Big Marine Lake. The new structure requires a
variance from the 100-foot minimum setback requirement in the Shoreland District of Big Marine
Lake, and a variance from the required structure setback from wetlands. The proposed home
location also requires a variance from the required 40-foot setback from the roadway right of
way for the house (proposed 11.65’ from ROW) and septic system (proposed to be
approximately 20 feet from the ROW).
The existing home is a nonconforming structure that is setback only about 26.76 feet from the
OHWL. The home and existing paver areas are within the Shore Impact Zone (the area within
50 feet from the OWHL). The home is only about 5 feet from the northern lot line, and a
minimum 10-foot setback is required.
EVALUATION OF VARIANCE REQUEST
Comprehensive Plan
The Comprehensive Plan describes the General Rural District as a residential area of mixed lot
sizes. The Plan supports single-family residential uses in the GR District, and states that overall
density in the District should meet the Metropolitan Council requirement of no more than 1
housing unit per 10 acres, but acknowledges that there are a significant number of existing
smaller parcels in the District, that areas around the lakes in Scandia that do not meet the lot
size and density standard, and that this will continue.
The Comprehensive Plan includes goals to protect the water resources in the City through
enforcement of the City’s ordinances, including the Shoreland ordinance. The proposed home
location would require a variance from the setback requirement from the OHWL of Big Marine
Lake, but will have a wider setback from the lake than the existing home, and will locate the
structure, all impervious area and grading outside the Shore Impact Zone. The proposed home
has been placed as close to the roadway right-of-way and northern lot line as possible to
increase the distance from the lake and Shore Impact Zone, and therefore requires a variance
from the right-of-way. The new home will also meet the setback requirement from the northern
lot line.
18605 Langly Court North Variance Request
Scandia Planning Commission Page 3 November 14, 2017
The proposed structure location is generally consistent with the goals and policies of the
Comprehensive Plan for uses in the General Rural and Shoreland Overlay Districts as it will
improve the setback condition from the lake for the primary structure and related impervious
areas,and will comply with the required setback from the parcel to the north.
Development Code Requirements: Lot Size and Setbacks
The applicants’ parcel includes 18,143 square feet above the OHWL (approximately 0.42 acres)
and is a legal nonconforming lot in the Shoreland Overlay District.
The required setbacks for structures in the Shoreland Overlay District of Recreational
Development Lakes are the following:
Structure setback from the OHWL: 100 feet
Structure setback from unclassified water bodies (wetland): 75 feet
Septic system setback from the OHWL: 75 feet
Side setback (parcels less than 1 acre in size): 10 feet
Right-of-way setback: 40 feet
Minimum sewage tank setback from parcel boundary: 10 feet (County SSTS ordinance)
Minimum sewage tank separation from drinking water well: 50 feet (County SSTS
ordinance)
The proposed structure setbacks include:
Structure setback from the OHWL: 50.03 feet (south) and 51.87 feet (east)
Structure setback from unclassified water body (wetland): 52 feet
Septic system setback from the OHWL: approximately 100’ (east) and 125’ (south)
Building setback from the side lot lines: 10 feet and approximately 45 feet
Building setback from the roadway ROW: 25.61 feet
Septic tank setback from the ROW: approximately 20 feet
Septic tank setback from the new well: approximately 60 feet
The proposed home and septic system require a variance from the required setbacks from the
OHWL, the wetland to the south of the property, and roadway right-of-way.
Accessory Structures
There are two existing accessory structures on the parcel. The certificate of survey indicates
that the existing sheds will be removed. The Planner has included a proposed condition for
approval that requires that the sheds be removed prior to approval of the building permit.
Lot Coverage
The Shoreland Overlay District permits up to 25% lot coverage. The surveyor calculated the
proposed impervious cover to be 25%. The proposed lot coverage meets the impervious cover
requirement of the ordinance.
18605 Langly Court North Variance Request
Scandia Planning Commission Page 4 November 14, 2017
Building Height
The maximum structure height permitted in the Shoreland Overlay District is 35 feet. The
Planner requested that the builder provide a drawing shown the height of the proposed
structure. He responded that “full building plans with the desired scale will cost the
homeowners in excess of $10,000” and “they are applying for the variance to ensure that they
know the foundation size and location that they have to work with to finalize the designs.” The
proposed conditions for approval require that the structure meet the building height standard in
the Development Code. The building height will be reviewed on the plans submitted for the
building permit.
Driveway Access
The site plan includes a proposed driveway. The parcel has an existing driveway access to
Langly Avenue North. The access meets City requirements.
Wastewater Treatment and Well
The applicant is proposing to replace the existing septic system with a similar system that will be
connected to the City’s 201 System. The new home requires a new well. The new system will
need to address City requirements for access to the 201 system. The City Administrator
confirmed that there is capacity in the 201 system for the new hook-up for this property.
The separation between the septic system and well meets the County SSTS ordinance
requirements.
The City Engineer’s comments on the variance application included the following:
If the house will be connected to the Bliss System, prior to finalizing improvements, the
applicant should have their tanks inspected to identify any repairs that may be
needed. (The City Administrator noted that the City is responsible for all maintenance of
the tanks, so the City cannot require the owner to do this.)
The applicant should also anticipate replacing the service pipe from the tanks to the new
house.
A note on the new house plan states “proposed well location”. The applicant needs to
obtain all approvals for the well from the Department of Health
The Planner included the Engineer’s proposed conditions for approval of the variance.
Vegetation
The existing and proposed surveys show that trees will be removed in and near the proposed
home. The Shoreland Ordinance permits removal of trees and other vegetation for the
construction of structures and sewage treatment systems under validly-issued building permits.
Therefore, no replacement is required based on the ordinance. The variance may trigger the
Watershed District’s buffer requirements.
The City Engineer provided the following comments:
18605 Langly Court North Variance Request
Scandia Planning Commission Page 5 November 14, 2017
· If the variance is granted, please suggest working with applicant on establishing some
native plantings/buffer along the south property line and a portion of the southeast
property line.
· The existing fence is located within the right-of-way. I recommend removing or
relocating it within the required setbacks if it will remain after construction of the new
home.
The Watershed District Administrator’s comments note that the District will require lakeside
buffers as part of their permit approval. The Planning Commission should discuss the
Engineer’s recommendation, and determine if it will include a condition that the applicant shall
establish a buffer planting along the south property line and southeast property line, or
recommend that the Watershed District consider this condition for the buffer plantings required
by the District permit.
Grading and Drainage
The proposed home and patio location are very close to the Shore Impact Zone, which is the
area within 50 feet from the OHWL of Big Marine Lake. The Shoreland Ordinance prohibits
grading and filling within the Shore Impact Zone.
The Engineer provided the following comment regarding site drainage:
The existing drainage along the right-of-way on the eastern side of Langly Court N
currently drains across the driveway and southeast to the low area between the existing
house/garage and existing sheds before discharging into the lake. To maintain existing
drainage with the proposed driveway elevations the applicant will need to either install a
driveway culvert and/or grade a swale along the northern property area to the lake. If
project moves forward applicant will need to submit more detail/grading plan to address
drainage concerns.
The Planner has included the following conditions for approval to address the Engineer’s
comment and provide protect for the Shore Impact Zone:
The applicant shall submit a detailed grading, erosion, and land alteration plan to the
City for approval by the City Engineer.
The applicant shall survey and identify the boundary of the Shore Impact Zone on the
project site. No grading, fill, or land alteration is permitted within this Zone.
Stormwater Management and Watershed District Comments
The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District
(CMSCWD) for comments.
Jim Shaver, the CMSCWD Administrator, provided a comment letter on behalf of the District
that included the following comment:
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Scandia Planning Commission Page 6 November 14, 2017
“The District is in favor of granting this variance as it increases the existing setback from the
lake and the District’s permitting requirements will create additional stormwater management on
the lot as well as lakeside buffers to mitigate any effects of the slight increase in hardcover and
the remaining setback issues to the lakeside.”
The proposed conditions for approval require the applicant to obtain all required Watershed
District permits.
DNR Comments
The Planner sent the application to the DNR for review and comments but has not received any
comments from the agency to date.
CRITERIA FOR VARIANCES AND FINDINGS
Chapter 1, Section 6.0 of the Development Code includes the criteria and required process for
considering variance requests.
Variances may only be granted when the terms of the variance are consistent with the
Comprehensive Plan and in harmony with the general purpose and intent of the development
code. The other variance criteria in the Development Code include:
1. The applicant proposes to use the property in a reasonable manner not permitted by the
Development Code.
2. The plight of the landowner is due to circumstances unique to the property not created
by the landowner.
3. The variance, if granted, will not alter the essential character of the locality.
4. Economic conditions alone shall not constitute practical difficulties.
5. 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.
6. The required variance is the minimum action required to eliminate the practical difficulty.
7. Practical difficulties include, but are not limited to, inadequate access to direct sunlight
for solar energy systems.
Applicant’s Rationale for the Variance and Discussions with the City
The applicant’s rationale for the variance includes:
The new structure will be setback farther from the lake than the existing home on the
property.
The new structure will meet the side setback requirements and the existing home does
meet the setback requirement from the northern boundary.
The depth of the lot precludes development of a new structure on the property that
meets all setback requirements.
Variance Request and Findings
The following bullets include the Planner’s findings related to request for a variance for the
proposed home at 18605 Langly Court North. Each of the criteria is shown in italics:
18605 Langly Court North Variance Request
Scandia Planning Commission Page 7 November 14, 2017
Variances shall only be permitted when they are in harmony with the Comprehensive
Plan and general purposes and intent of the official control.
The proposed residential use is in harmony with the Comprehensive Plan and general
purposes and intent of the Plan and Development Code. The Comprehensive Plan
includes policies that allow residential uses in the General Rural District and Shoreland
Overlay District. The Comprehensive Plan and Shoreland Ordnance include policies to
support the Shoreland Ordinance requirements in order to protect the quality of surface
waters. Granting the variance will permit development of a new home on the parcel that
will be set back farther from the lake than the existing home, and the new home and
related impervious surfaces will be outside the Shore Impact Zone. Granting the
variance from the roadway right-of-way setback will permit the structure to be setback as
far from the lake as possible, which is the higher priority. The new structure will also
meet the side setback requirements in the official controls, while the existing structure
does not meet the requirement.
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 in the General Rural District and Shoreland
District, and are a reasonable use on the parcel.
The practical difficulties are not caused by the landowner, and are unique to the
property.
The practical difficulties are unique to the property, and include the size and
configuration of the existing parcel, which is not wide enough to permit development of a
home without a variance, and the locations of the OHWL and wetland area on two sides
of the parcel. The landowner did not create the practical difficulties.
The variance would not alter the essential character of the area.
Granting the variance would not alter the character of the area. The existing homes on
adjacent parcels are setback a similar distance from the lake as the proposed setback of
the new structure.
Economic conditions alone shall not constitute practical difficulties.
The practical difficulties are not related to economic conditions alone, but are caused by
the size and configuration of the existing parcel and location of the OHWL and wetland
on two sides of the parcel.
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.
18605 Langly Court North Variance Request
Scandia Planning Commission Page 8 November 14, 2017
The proposed residential use will not impair the supply of light or air to adjacent
properties or increase congestion, endanger the public, or substantially diminish or
impair property values in the neighborhood.
The requested variance is the minimum action required to eliminate the practical
difficulty.
The requested variance to permit the home in the proposed location is the minimum
action required to develop a home on the parcel. The new home is proposed to be
located as far to the west and north as possible on the site to provide a wider setback
from the lake than the existing home on the parcel and keep the structure and
impervious surfaces outside the Shore Impact Zone.
Practical difficulties include, but are not limited to, inadequate access to direct sunlight
for solar energy systems.
The variance is not related to a need for direct sunlight for solar energy systems.
The findings support granting the variance.
ACTION REQUESTED:
The Planning Commission should receive public comments at the hearing on November 14,
discuss the variance request, and can recommend the following:
1. Approval
2. Approval with conditions
3. Denial with findings
4. Table the request
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends that the Planning Commission recommend approval of a variance to
permit the construction of a new single family dwelling that is a minimum of 50 feet from the
OHWL of Big Marine Lake to the south, 51 feet from the OHWL of the lake to the east, 52 feet
from the wetland to the south, and 11 feet from the roadway right-of-way of Langly Court North.
The variance permits the septic system to be located 20 feet from the roadway right-of-way.
The Planner recommends the following conditions for the variance:
1. The development of the parcel shall be consistent with the Certificate of Survey provided
to the City dated October 23, 2017.
2. The applicants shall obtain a building permit for the proposed construction.
3. The applicant shall obtain any required County and City permits for the septic system
replacement.
4. The applicant shall replace the service pipe from the tanks to the new home.
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Scandia Planning Commission Page 9 November 14, 2017
5. The applicant shall obtain the required permit for the new well from the Minnesota
Department of Health.
6. The applicant shall obtain all required Watershed District permits.
7. The building shall comply with the building height standard of the Development Code.
8. The applicant shall establish native buffer plantings on the site as required by the
Watershed District permit.
9. The applicant shall remove the existing fence that is located within the right-of-way or
more the fence to a location within the required setbacks from the property boundaries
and right-of-way.
10. The applicant shall submit a detailed grading and drainage plan for approval by the City
Engineer prior to approval of the building permit.
11. The applicant shall survey and identify the boundary of the Shore Impact Zone on the
project site. No grading, fill, or land alteration is permitted within this Zone.
12. The applicant shall pay all fees and escrows associated with the variance application.