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7.b)4) Variance for Construction of an Accessory Building at 13440 182nd St. N. Meeting Date: 08/21/12 Agenda Item: � �1 ��, City Council Agenda Report City of Scandia 14727 209�' St. North Scandia, MN 55073 (651) 433-2274 Action Requested: Consider the application of Joseph Matt for a Variance from the setback from the Ordinary High Water Level of Big Marine Lake, to allow construction of an accessory building at 13440 182°d Street N. Deadline/Timeline: 60-day review period expires September 14, 2012. Background: • The Planning Commission held a public hearing on the application at its August 7, 2012 meeting. The report prepared by the City Planner is attached. It has been updated to include new information received since it was prepared for the Planning Commission. • The Commission recommended denial of the application, 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 denying the Variance as recommended by the Planning Commission. Attachments/ • Draft Resolution No. 08-17-12-04 Materials provided: . Excerpt of Draft Planning Commission Minutes for August 7, 2012 Meeting • TKDA Memorandum with Attachments (updated 8/7/12) Contact(s): Joseph Matt, 651 433-4163 Sherri Buss, City Planner 651 292-4582 Prepared by: Anne Hurlburt, Administrator (Matt Variance) Page 1 of 1 08/10/12 CITY OF SCANDIA, MINNESOTA RESOLUTION NO. 08-21-12-04 DENYING VARIANCE REQUEST FOR 13440 182ND STREET WHEREAS, Joseph and Kimberly Matt("Applicant") have applied for a Variance from the zoning and Shoreland Overlay District requirements for a 100-foot structure setback from the Ordinary High Water Level (OHWL) of Big Marine Lake, for property located at 13440 182°a Street ("Property"); and WHEREAS, the Property is legally described as Lot 8, Herbert Engquist Subdivision, Washington County, Minnesota; and WHEREAS,the Applicants constructed a 300 square-foot gazebo/shed within the required structure setback from the OHWL without zoning and building permits and are now seeking a Variance to allow issuance of permits for the existing structure; and WHEREAS,the City issued a"stop work" order on June 5, 2012 because the Applicants had not obtained the required permits; and WHEREAS, the Applicants have asserted that the gazebo/shed was constructed to replace a previous nonconforming shed structure that was in the general area of the new structure and was removed in 2007,but have provided no record of the size or location of the previous structure or the date when it was removed; and WHEREAS,the City cannot confirm that the new structure is located on the footprint of the prior nonconforming structure or that it is the same size and the prior nonconforming structure; and WHEREAS, the Applicants stated that the previous nonconforming structure was removed in 2007 under a permit to replace wall structures, and that the permit application included a request to build the new structure; but the permit application on file at the City does not include the request to replace the previous nonconforming structure; and WHEREAS,the City's development code and Minnesota Statutes require that unless a building permit has been applied for within 180 days of when a nonconforming structure is damaged, the structure may not be restored, except in conformity with the regulations of this chapter; and that any alterations or replacement shall not expand the building size or increase the nonconformity of the building; and WHEREAS,the Applicants' new gazebo/shed structure is not in conformity with the City's Development Code and Shoreland Ordinance, and appears to be larger than the previous nonconforming structure and would increase the nonconformity of the building; and Resolution No.: 08-21-12-04 Page 2 of 3 WHEREAS, the Planning Commission reviewed the Applicants' request at a duly noticed Public Hearing on August 7, 2012, and has recommended denial; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA,that it should and hereby does deny the Applicants' request for a variance for the gazebo/shed constructed within the required structure setback from the OHWL of Big Marine Lake for Property located at 13440 182°d Street,based on the following findings: 1. Granting the variance is not in harmony with the general purposes and intent of the official controls based on the following: a. The structure did not meet the ordinance requirements to replace a legal nonconforming structure because the applicant did not apply for a building permit to replace the previous shed structure within 180 days of when it was damaged, and the Applicants did not provide information that the City can use to verify that the new structure is in the same location and of the same size as the previous structure; b. Granting the variance is not consistent with the Local Surface Water Plan policies to enforce State shoreland regulations and the City's Shoreland Ordinance. c. The structure does not meet the Shoreland Ordinance requirements for adding decks to nonconforming uses in the Shoreland Overlay District. d. The Applicants did not apply for or obtain the required zoning and building permits for the structure prior to construction. 2. The Applicants are not proposing 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 gazebos/sheds are permitted, subject to the other requirements of the development code. The Applicants have not met the requirements of the development code that govern the replacement of nonconforming structures, shoreland and stormwater management, and permit requirements. 3. The practical difficulties were created by the Applicants, and are not unique to the Property. The Applicants created the practical difficulties by removing the previous structure and failing to follow the ordinance requirements to apply for a building permit to replace the structure within 180 days of when it was damaged. 4. The variance would alter the essential character of the area. The surrounding area is developed with residential uses on a variety of lot sizes that include accessory structures. Neighboring properties have complied with the Shoreland Ordinance requirements to locate accessory structures outside the required setbacks from the OHWL. 5. The requested variance is not the minimum action required to eliminate the practical difficulty. The deck does not provide storage or shelter to address the needs identified by the Applicants. The minimum action to address the difficulties would be to build a storage shed that meets the needs for storage in another location on the parcel outside the required setback from the OHWL. . Resolution No.: 08-21-12-04 Page 3 of 3 FURTHER BE IT RESOLVED, the Applicants are hereby required to remove the gazebo/shed structure within 30 days of the date of this Resolution. Adopted by the Scandia City Council this 21 st day of August, 2012. Randall Simonson, Mayor ATTEST: Anne Hurlburt, Administrator/Clerk , , �� ' / �l�� r�1� " ��'� n L��-- August 7,2012 � ��Scandia City Council Page 4 of 7 Buss added that one of the conditions of variance approval is to submit a grading and erosion control plan to protect the steep slopes and trees from construction impacts. The stormwater management plan must indicate that runoff be directed away from the steep slopes. Chair Maefsky opened the public hearing at 7:39 p.m. There were no comments and the hearing was closed. Commissioner Philippi stated that a better solution should be researched which would lessen the impact to neighbors. He stated that the garage would be in view of the property owner across the street, and granting the variance would be a disadvantage to the neighbor. He suggested building the garage closer to the home and to plant trees to provide screening. Philippi added that neighborhoods could maintain a residential look when the garage is not so obvious. Steve Howe,Applicant, stated that he did confer with the property owner across the street regarding the proposed location, and the neighbor was fine with the placement, as it would not be within his primary views. Chair Maefsky stated that the garage is being built in a good location that will preserve the family's lawn. Commissioner Hogle agreed that it is better to have more space between the buildings. Mr. Howe stated that the garage will match the style of the house in terms of windows and siding and have a lower roof pitch. Commissioner Philippi asked if the code requires the roof pitch to match the principal residence. City Administrator Hurlburt replied that it does not. Schwarz, seconded by Philippi, moved to recommend approval of the variance with the condition that the applicants plant trees for screening the building from the road.Voting yes: Philippi,Schwarz. Voting no: Hogle, Maefsky.The motion failed with a 2-2 vote. Schwarz, seconded by Philippi, moved to recommend to the City Council approval for a Variance to allow construction of a garage closer to the street than the principal structure at 15243 209`h Street,with findings and conditions included in the Planner's report. The motion carried 4-0. The City Council will act on the recommendation at their August 2l, 2012 meeting. � VARIANCE FROM THE SETBACK FROM THE ORDINARY HIGH WATER LEVEL OF BIG MARINE LAKE FOR CONSTRUCTION OF AN ACCESSORY BUILDING AT 13440 182 STREET.JOSEPH MATT,APPLICANT Joseph Matt began construction of a gazebo/shed within the required setback for the Ordinary High Water Level (OHWL) of Big Marine Lake, on his residence at 13440 182"d Street,without the required zoning and building permits. The City issued a stop work order on June 5, 2012 and advised Mr. Matt to either remove the shed or apply for a variance to bring the property into August 7, 2012 Scandia City Council Page 5 of 7 compliance with the code. The plans indicate the structure will be 140 square feet in size and will include a 300 square-foot deck. Mr. Matt estimates that the structure is 50 feet from the OHWL. City Planner Sherri Buss explained the issues involved with this variance application. Mr. Matt's application indicated that the gazebo was being constructed to replace a previous shed which was removed in 2007. The structure was nonconforming. State law allows replacement of a legal nonconforming structure within 180 days of removal, provided the new structure remains within the exact footprint. Buss noted that the applicant stated that the old structure was removed under a permit to replace retaining walls and he assumed this included the means to construct the new shed. Buss reported that the 2007 permit did not include a reference to the replacement of the previous shed, and no survey exists showing the placement of this structure. Based on findings included in the planner's report, Buss recommended denial of the variance. Buss stated that both the Minnesota Department of Natural Resources and the Carnelian-Marine- St. Croix Watershed District have reviewed the application and have concerns about building within the shoreland setback. Chair Maefsky opened the public hearing at 8:00 p.m. Joseph Matt, Applicant, 13440 182"d Street: Mr. Matt explained his dilemma in making improvements to his property. A project to replace retaining walls began in 2007, at which time he took down a dilapidated shed. He spoke with then Building Official Thorp who indicated that he could rebuild the shed in the exact same footprint. The construction of the retaining walls and path to the house took three years to finish and he assumed consh-uction of the new shed was grandfathered into the land alteration permit. City Administrator Hurlburt stated that the 2007 application in the city's file showed no plans for a new shed, and Thorp's notes do not indicate a structure on the property sketch of the land alteration permit. If the shed was to be replaced, the 180-day limit has long passed. Mr. Matt questioned if he has any options or alternate locations for a storage structure. He stated that it's a necessity for lake property owners to have storage near the lake. Planner Buss commented that a shed on the upper lot could be expanded or storage added under the deck off of the house. Margaret Schultz, 13384182"d Street: Ms. Schultz stated that the Matts are a fine family to have as neighbors and they have improved the property to the best it has ever looked. Carol Dahlin, 13460 182"d Street: Ms. Dahlin stated that the Matts have made many positive improvements to their property by removing the old shed and fixing the retaining walls. The small lots and steep slopes to the lake make it difficult to add storage and sheds are needed along the shoreline. August 7, 2012 Scandia City Council Page 6 of 7 � Dave Schultz, 13384 182"d Street: Mr. Schultz said that the Matts have improved the property dramatically and homeowners need storage by the lake. He suggested that the 180-day time limit to replace an existing structure should be changed in the code to make it less restnctive. There were no more comments and Chair Maefsky closed the hearing at 8:15 p.m. Planning Commissioner Hogle stated that without a survey of the lot showing the actual OHWL, they do not have all the information needed. Commissioner Philippi agreed that this should be a prerequisite to base a determination on. Planner Buss explained that this could be a needless expense for the applicant, as the structure is well within the 100-foot setback and the recommendation is to deny the variance. Commissioner Philippi described the situation as tragic and recognized that much hard work has already gone into this project. Philippi stated that the Planning Commission's role is to enforce the existing laws and there is no way to turn back the clock to allow the applicant to meet the 180-day window to allow replacement of the nonconforming structure. Chair Maefsky stated that she understood the applicant's intent to replace the old structure, but now five years have gone by. The Commissioners would have a difficult time making an exception to the rules. Mr. Matt asked if he has any other options for storage along the lake front, such as a tent. City Administrator Hurlburt explained that it would depend on the length of time it was up and its purpose. A screen tent over a weekend could be allowed,but using something for storage is considered a structure and would be in violation. An ice house could be used for seasonal storage,but would need to meet the requirements of a storage structure in regards to meeting setback requirements. Commissioner Philippi questioned if there is a way to allow seasonal structures that would not violate code requirements. Planner Buss stated that the zoning code would need to be amended to allow these options,but that could create potential problems within all of Scandia. Schwarz, seconded by Hogle, moved to recommend to the City Council to accept the recommendation of the City Planner and deny the variance from the OHWL setback at 13440 182"d Street with the findings included in the planner's report. The motion carried 4- 0. t Commissioner Philippi recommended that Mr. Matt continue a dialogue with the City to solve his problem. They wish to be helpful and improve the rules for the betterment of everyone. The City Council will act on the recommendation at their August 21, 2012 meeting. � -�—f, 444 Cedar Street,Suite 1500 Saint Paul,MN 55101 651.292.4400 tkda.com � TKDA Memorandum To: Scandia Planning Reference: Matt Variance Application, Commission City of Scandia Anne Hurlburt, City Administrator Copies To: Joseph and Kimberley Matt, Applicants Project No.: 15023.006 From: Sherri Buss, Planner Routing: Date: July 30, 2012 ' SUBJECT: Matt Application for Variance for an Accessory Structure MEETING DATE: August 7, 2012 LOCATION: 13440 182"d Street Scandia, Minnesota APPLICANT: Joseph and Kimberley Matt ZONING: General Rural (GR) District and Shoreland Overlay District 60-DAY PERIOD: September 14, 2012 ITEMS REVIEWED: Application, site plans, site photos and correspondence received July 13, 2012. Application form, City files and photos regarding previous permit request in 2007. BRIEF DESCRIPTION OF THE REQUEST: The applicants have constructed a gazebo/shed within the required structure setback from the Ordinary High Water Level (OHWL) of Big Marine Lake. The applicants did not apply for the required zoning and building permits prior to constructing the gazebo/shed. They are requesting a variance from the required structure setback for the existing structure. • The plans indicate that the structure is 300 square feet in size, including a 160 square- foot shed area and 140 square feet of deck outside the shed. An employee owned company promoting affirmative action and equal opportunity Matt Variance Scandia Planning Commission Page 2 August 7, 2012 • Big Marine Lake is classified as a Recreational Development Lake. The Shoreland Ordinance requires a 100-foot structure setback from the OHWL. The Applicant estimates that the structure is 50 feet from the OHWL. DETAILED EVALUATION OF THE REQUEST: Project and Site History The Applicants have constructed a gazebo/shed structure within the required structure setback from the OHWL of Big Marine Lake without a zoning or building permit. The City issued a "Stop Work" order on June 5, 2012 because the applicants had not obtained the required permits. The City Administrator notified the applicants in a letter dated June 26, 2012 that their options to bring the property into compliance with the code included 1) entirely removing the structure and deck; or 2) applying for a variance. If the variance is approved, the City could issue a building permit for the structure. The applicants indicate that the gazebo/shed was constructed to replace a previous structure that existed in the same area. The structure was a nonconforming structure that was removed in 2007. There is no record of the size of the previous structure, its location, or the date when it was removed. Some remnants of the foundation of the structure existed after 2007, but they have been covered by erosion from the hillside and the decking constructed for the new building. Photos of the previous structure and the new structure are included in the attachments to this report. The applicants suggest that the new structure was built on the footprint of the previous structure, but this cannot be confirmed based on the photos submitted. The applicants stated that the old structure was removed in 2007 under a permit to replace wall structures to address an erosion problem, and that the permit application included building the new structure. The Planner reviewed the application submitted on August 30, 2007. The application does not include any reference to replacement of the previous shed structure. The application and attached plans indicate that the 2007 application was submitted for a project to "restore walkway path from residence to lake." The plans show proposed retaining walls, the existing stairs, and an area to be reclaimed by seeding, but do not show the previous or proposed gazebo/shed. City records include a zoning violation letter dated July 25, 2007 that indicates that the applicants began the 2007 work (grading and wall construction)without a permit, in violation of the zoning ordinance, Watershed District rules and State Rules. The applicant submitted the August 30, 2007 application to complete the grading and retaining wall construction in response to the enforcement action. 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 Comprehensive Plan also notes the existence of many smaller lots in areas of existing lakeshore development 1 -- Matt Variance Scandia Planning Commission Page 3 August 7, 2012 within the GR District, and that this pattern will continue in the areas of existing development around Scandia's lakes. However, the Plan also includes goals and policies to "preserve, protect and enhance surface water quality in Scandia" and to "design new development and retrofit existing development to reduce the volume of runoff and polluted runoff." The Local Water Management Plan adopted with the Comprehensive Plan (Appendix E) includes Natural Resource policy 2.6 that states that the City will "Protect surface waters by enforcing State shoreland management regulations and the City's Shoreland Ordinance." The location of the qazebo/shed is not consistent with the Comprehensive Plan qoals and policies to protect water resources bv enforcinq State shoreland manaqement requlations and the Citv's Shoreland Ordinance. The plans for the qazebo/shed do not indicate erosion control and stormwater manaqement practices to minimize erosion and stormwater runoff from the new impervious surface. Nonconforming Structures The original structure near the shoreline of the property at 13440 182"d Street was a legal, nonconforming structure before it was removed. Chapter 1, Section 13.0 of the Development Code includes the regulations that apply to nonconforming structures. The following sections apply to the applicanYs request: • Unless a building permit has been applied for within 180 days of when a property is damaged, no lawful nonconforming building or structure that has been destroyed or damaged to more than 50% of its market value (as indicated in the county assessor's record at the time of the damage) may be restored, except in conformity with the regulations of this Chapter. • If a building permit has been applied for within 180 days of when the property was damaged, the City may impose reasonable conditions when issuing the permit in order to mitigate any newly created impact on adjacent property or water body. • Replacement of a lawful nonconforming building or structure may be undertaken, provided: o The alterations or replacement do not expand the building size o The alterations or replacement do not change the building occupancy capacity, parking demand, or sewage treatment requirements. o The alterations or replacement do not increase the nonconformity of the building or use. The City's Shoreland Ordinance (Ordinance 107) includes requirements for deck additions on nonconforming structures. The deck must meet all of the following criteria: • The structure existed on the date the structure setbacks were established. • A thorough evaluation of the property reveals no reasonable location for a deck meeting or exceeding the existing ordinary high water level setback of the structure. • The deck encroachment toward the ordinary high water level does not exceed 15 percent of the existing setback of the structure from the ordinary high water level (OHWL)or does not encroach closer than 30 feet, whichever is more restrictive. • No deck on a nonconforming structure may exceed 10 feet in width. • The deck is constructed primarily of wood, and is not roofed or screened. • A certificate of compliance is obtained from the zoning administrator. �1 Matt Variance Scandia Planning Commission Page 4 August 7, 2012 The City's regulations are consistent with Minnesota Statutes 462.357 requirements for the replacement of nonconforming structures. The statute includes additional requirements for nonconforming structures in the Shoreland Overlay District: • Any nonconforming use may be continued (including, repair, replacement, restoration, maintenance, or improvement) but not expanded, unless the nonconforming use is destroyed to the extent of greater than 50 percent of its estimated market value, and no building permit has been applied for within 180 days of when the property was damaged. A municipality may impose reasonable conditions upon a zoning or building permit in order to mitigate any newly created impact on adjacent property or a water body. • When a nonconforming structure in the shoreland district with less than 50 percent of the required setback from the water is destroyed to greater than 50 percent of its estimated market value, the structure setback may be increased if practicable and reasonable conditions are placed upon a ioning or building permit to mitigate created impacts on the adjacent property or water body. City and State regulations that limit the property owners' ability to expand or replace nonconforming structures have been adopted to allow for a reasonable time limit to replace existing structures in the existing location and at the current size. The regulations limit expansion and replacement so that nonconformities are brought into conformance with the regulations over the long term. A summarv of the issues related to the reaulations reqardinq nonconforminq structures and the Qazebo/shed structure at 13440 182"d Street include the followina: • The nonconforming structure on this site was removed before 2007. The applicants did not apply for a building permit to replace the structure within the 180-day limit required by the City's Development Code and State Statute. • There are no available records that show the size and location of the previous structure in relationship to the new structure. The new structure appears to be larger than the original structure. The location of the new structure does not appear to be within the footprint of the previous structure, and the locations of the two structures cannot be verified based on information that the applicants provided. • If a variance is granted for the structure, the City may chose to place additional conditions on the structure, such as increasing the size of the setback, requiring screening, or conditions related to stormwater management to mitigate for its impacts. • The deck encroaches more than 15% of the existing setback of the structure from the OHWL, and exceeds the size allowed for decks on nonconforming structures in the Shoreland Overlay District. • The applicant has not established that there is no feasible location for the deck that is outside the required setback from the OHWL. The property has an existing patio area that has a similar function as the deck adjacent to the home. • The applicants did not obtain the required Certificate of Compliance for the deck before construction. Lot Size The lot is approximately .35 acres in size. The lot is a leqal, nonconforminq lot in the General Rural District and Shoreland Overlav District. 1 Matt Variance Scandia Planning Commission Page 5 August 7, 2012 Setbacks The setback requirements in the Shoreland Overlay District of Recreational Development Lakes include structure setbacks of 100 from the OHWL. The applicants are requestinq a variance from the setback from the OHWL for the qazebo/shed. The applicanYs sketch suggests that the structure is set back approximately 50 feet from Big Marine Lake, but does not indicate the location of the OHWL of the lake. Minnesota DNR staff indicated that the OHWL level of Big Marine Lake is 942.2 feet. They indicated that the location of the structure in relation to the OHWL needs to be verified with a survey. The water level of Big Marine Lake is generally lower than the official OHWL due to the level of the outlet structure. Therefore, the structure may be closer to the OHWL than suggested on the sketch. DNR staff indicated that a survey is needed to identify the actual setback from the OHWL, and determine whether the structure impacts the floodplain of Big Marine Lake. The required structure setbacks in the Shoreland Overlay District include side yard setbacks of 10 feet for existing parcels that are 1.0 acre or smaller. The requirements for the General Rural District include a 50 foot rear setback. The sketch plan suqqests that the structure meets the side and rear setbacks. The side setback in relation to the adiacent propertv boundarv has not been verified bv a survev. Maximum Lot Coverage The maximum allowed lot coverage in the GR District and in the Shoreland Overlay District is 25%. The existing home, the gazebo/shed and deck structures total 1210 square feet, and cover approximately 8 percent of the lot. The applicant did not show the existing driveway and patio on the plan, so it is not possible to determine the total existing impervious coverage on the lot. However based on review of aerial photos the Planner estimates that the lot coveraqe is within the ordinance requirement. If a variance were qranted, the applicants should be reQuired to submit a survev that includes all existinq impervious surfaces on the propertv to verifv the parcel's total impervious coveraqe as part of a buildinq permit application. Accessory Structures The zoning ordinance allows a maximum of one accessory structure up to 720 square feet in size on lots that are less than 1 acre in size. The qazebo/shed structure meets this reauirement. Building Height The maximum building height permitted in the General Rural District is 35 feet. The Planner estimates that the building is approximately 12-13 feet in height based on the information submitted with the application. The buildinq meets the heiaht reauirements in the zoninq ordinance. Wastewater System No new wastewater systems are proposed. 1 Matt Variance Scandia Planning Commission Page 6 August 7, 2012 Stormwater Management and Land Alteration No grading plan was included in the application. The Planner sent the Application to the Carnelian-Marine Watershed District and Minnesota DNR for review. The DistricYs comments and recommendations include: "The District does not support the granting of this variance for building within the shoreland setback. Per District Rules, the granting of this variance would trigger a buffer requirement and the building itself could be sited within the buffer. We would require a registered surveyor's site plan with the ordinary high water mark delineated to evaluate the actual buffer requirement. In addition, the District recommends the owner supply hardcover calculations performed by a certified engineer to insure that the project does not require a variance for hardcover as well as setback. If the variance is approved, the project will require a District permit which should be made a condition of the variance." The District's letter also notes that: "The property owner had a pervious permit application with the Watershed District (#C07-010) to 'Restore walkway path from residence to lake. Restore with pavers and sod.' This application remained incomplete since the District did not receive the requested fee and surety and was closed out after an inspection by the Washington Conservation District and CMSCWD. The plan provided to us at that time did not show either an existing shed or a new structure to replace it." Landscape Plan No new landscaping is proposed. Agency Reviews and Comments The Planner provided copies of the application to the Carnelian-Marine Watershed District and Minnesota DNR. The Watershed District's comments are noted above in the Stormwater Management section. Molly Shodeen, Minnesota DNR Central Region, noted that the building may be closer to the official OHWL(942.2 feet)than is shown on the sketch. Big Marine Lake is below the OHWL most of the time. Molly indicated that if the City decides to grant the variance, the applicant should be required to obtain a survey that shows the OHWL and the gazebo/shed, to determine the actual setback, and determine if there are any floodplain issues. 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. 1 Matt Variance Scandia Planning Commission Page 7 August 7, 2012 • 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 from the zoning requirements for nonconforming structures, and to permit the existing gazebo/shed structure to remain within the required setback from Big Marine Lake. The applicants indicate that the practical difficulties that are the rationale for the variance request include the following: • The house is small and the property has no garage. The gazebo/shed is needed to provide storage that is not available in other structures on the property. • It is difficult to transport equipment and materials that are used in the beach area up and down the steep slopes between the areas above and below the bluff. • Without the structure, no storage is available in the beach area. Storage is needed to maintain the appearance of the shoreline area. • A structure is needed to protect beach users from insects and the sun. • The structure that was removed was used for storage in the beach area. This structure replaces that structure, and was part of the permit application for the wall construction in 2007/08. The wall construction needed to be completed before the building could be constructed. FINDINGS—VARIANCE REQUEST The following bullets present the Planner's findings related to the Matts' 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 wifh the genera/purposes and intent of the official control. The Planner finds that the proposed variance is not in harmony with the general purposes and intent of the official controls based on the following: o The use is consistent with the Comprehensive Plan's goals and policies to allow single-family residential uses and related accessory uses in for the General Rural District and Shoreland Overlay District; however, o The structure did not meet the ordinance requirements to replace a legal nonconforming structure because the applicant did not apply for a building permit to replace the structure within 180 days of when it was damaged, and the applicant did not provide information that the City can use to verify that the new structure is in the same location and of the same size as the previous structure; 7 Matt Variance Scandia Planning Commission Page 8 August 7, 2012 o Granting the variance is not consistent with the Local Surface Water Plan policies to enforce State shoreland regulations and the City's Shoreland Ordinance. o The structure does not meet the Shoreland Ordinance requirements for adding decks to nonconforming uses in the Shoreland Overlay District. o The applicants did not apply for or obtain the required zoning and building permits for the structure prior to construction. • 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 gazebos/sheds are permitted, subject to the other requirements of the development code. The applicants have not met the other requirements of the development code that govern the replacement of nonconforming structures, shoreland and stormwater management, and permit requirements. • The practical difficulties are not caused by the landowner, and are unique to the property. The applicants indicate that the practical difficulties relate to the lack a structure on the property that can provide storage and shelter from insects and sun exposure. The applicants suggest that it would be preferable to provide the storage at the beach area. The applicant created the practical difficulties by removing the previous structure and failing to follow the ordinance requirements to apply for a building permit to replace the structure within 180 days of when it was damaged. • The variance would not alter the essential character of the area. The surrounding area is developed with residential uses on a variety of lot sizes that include accessory structures. Neighboring properties have complied with the Shoreland Ordinance requirements to locate accessory structures outside the required setbacks from the OHWL. Granting the variance to allow the structure would alter the character of the surrounding area. • Economic conditions alone shall not constitute pracfica/difficu/ties. The practical difficulties cited by the applicant are based on a preference to locate the gazebo/shed in a location within the required setback from the OHWL. The same needs could be addressed by building an accessory structure at another location on the parcel outside the required setback. The "practical difficulties" are related to convenience rather than to practical difficulties unique to the property. • The proposed variance wil/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 safefy, or substantially diminish or impair property values within the neighborhood. The 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 eliminate the pracfical difficulty. 7 Matt Variance Scandia Planning Commission Page 9 August 7, 2012 The requested variance is not the minimum action required to eliminate the practical difficulties identified by the applicant. The deck does not provide storage or shelter to address the needs identified by the applicant. The minimum action to address the difficulties would be to build a storage shed that meets the needs for storage in another location on the parcel outside the required setback from the OHWL. • 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. 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 deny the proposed variance for the gazebo/shed structure within the required setback from the OHWL of Big Marine Lake at 13440 182"d Street, based on the following findings: 1. The structure is not in harmony with the general purposes and intent of the official controls. The structure violates the following: o City and State regulations for replacement and repair of nonconforming structures. o The policies in the City's adopted Local Water Management Plan, a chapter of the Comprehensive Plan. o The City's Shoreland Ordinance requirements and State Shoreland regulations. o The City's requirement to obtain required zoning and building permits before building construction. 2. The practical difficulties were created by the landowner, and are not unique to the property. 3. The requested variance is not the minimum action required to eliminate the practical difficulty. The structure could have been built in a location on the parcel that is outside the required setback from the OHWL of Big Marine Lake. If the variance is denied by the City Council, the applicant will be required to remove the gazebo/shed structure. 1 File No. AFPLICATIDN FOR PLANNING AND ZONING REQUEST City of Scandia, Minnesota 14727 209th Street North,Scandia,MN 55073 Phone 651/433-2274 Fax 651/433-SI 12 Web http://www.ci.scandia.mn.us Please read before completing: The City will not begin processing an application that is incomplete. Detailed submission reyuirements may be found in the Scandia Dcvclopmrnt Code,available at the City o�ce and website(www.ci.sc�ndia.mn.us)and in the checklist forms for ihe particular type of application. Application fees are due at the rime of application and are not refundable. 1. Property Location: (sb•eet address, if applicable) /3�fS�o !�d' �'✓� .S�iR� �N 2. Washington County ParcellD: �� P. 3 % 0 3� . a.o. �,�. o 0 9 3. Complete Legal Descripfion: (uttach if necessary) 4. Owner(s): Phone: �.�/—�/3.� ��/��3 3-��-� �- ��aM v��y �� h� (b) !�,�- ,r T Street Address: /3 �/5�0 E-Mail: Cityl State: �C.4 N U �� N Zip: �,�0 y 7 5. Applicant/Contact Person: Phone: ��fG� �i �t'/f�-T % �h� ro� SU•eet Address(Mailing): E-Mail: Cityl State: Z�p� 6. Requested Action(s): (c)reck a11 tl�at apply) �Vsriance _ Administrative Permit _ Amendment (Development Code) Variance Extcnsion <<YPe� _____ Amcndment(Comp.Plan) Conditionai Use Permit(CUP) _ Site Plan Revie�v — (type) _ Subdivision,Minor CUP Extension C[JPI Open Space Subdivision. — Site Plan Modiiication _ Subdivision,Preliminary AladMajor C[JP/Piaimed Unit Development — Site Plan Extension _ St�bdivision,Final Flat � Interim Use Pennit(JLJP) — S�S��'ermanent) � Fnvironmental Itcview 11/I 9/2010 7. Brief Description of Request: (attach separate sheet if necessary) f�A2��o /f�ieC� �' /��-f �g�� /Y!�/J7" � � �d� r a2 �'T� irc��r/2� . �.t�k�Gl� `�LS ��l�°�9-Y,��fo� AN a� �F�� D f- ,}�'� p.Q��S�� Nc%s % .t��'1e2fs � 7'fl� �/2do�. �'T/Z�l L�G/rC,�' . �rt O t T � � (,� �Gl, ('��.�` �� I��,� D�t � � ,_ t�d 7 �.l Nt��2 .4-p �'2/�! �7 7`O ��j� lAE� .�C rJL��?I T t� R� .IJ t ��.•v� �f� '% l�cC7'"�-t ��+-/� ,�, U��l°!/l�! D � �� 02��'i,'/il�� /� -ue.i r ��-� � 2f � 7'� lA✓�/v;,U C a M�sJi ..v S�� Gf 8. Project Name: �.t,� ,4�F'o%N7��' i° Go� �` Q�t ''` Ta t� s : � � ,'i° c�clf. I hereby apply for consideration of the above described request and declare that the information and materials submitted with this application are complete and accurate. I understand that no application shall be considered complete unless accompanied by fees as required by city ordinance. Applications for projects requiring more than one type of review shall include the cumulative total of all application fees specified for each type of review. I understand that applicants are required to reimburse the city for all out-of-pocket costs incurred for processing,reviewing and hearing the application.These costs shall include,but are not limited 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 deposit to cover these costs will be collected by the city at the time of application. The minimum escrow deposit shall be cumulative total of all minimum escrow deposits for each type of review required for the project,unless reduced as provided for by ordinance. The city may increase the amount of the required escrow deposit at any time if the city's costs are reasonably expected to exceed the minimum amount. 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,the applicant must provide written authorization by the fee owner in order for this application to be considered complete. Property Fee Owner Signature(s) Date: G�',� �— g— /�. Applican ignature(s) Date: �� -7� }— /�. For City Use Only �� Application Fees: �� 3 C n�� Escrow Deposit: � ,/� ��0 � �� CITY OF SCAtVDIA , �� Jl�(� 2 7 �01� iiii9i2oio � '3�5: oc� ClTY OF SCANDlA The Following are stated hardships related to this proposed variance; 1.) My house is relatively sinall with a Iimited amount of storage space. I have no garage. Priar to this situation I used the previous structure for storagc. 2.) Due to the incline of the slope of the back yard, it requires formidable effort when transporting equipment i.e(lawn mower,boating equipment,beach gear etc.). 3.) No storage is available at all at the bottom level of property. Te►nporary use of chairs,beach equipment(umbrellas inflata.ble toys for the kids)requires constant transportirig from upper level to lower level.Without some sort o�storage facility, the items should be brought up to the upper level just to provide a more acceptable appeara�ice of the shore line. Due to the lack of a storage facility, lawn mower, dock equipment and other such things accumulate along the shoreline distorting its natural beauty looking like a collection of junk. 4.) As every Minnesotan who lives on a lake is aware,refuge from mosquitoes,deer flies and the sun is a necessity in the summer.This variance would solve this issue. 5.) In the 13 years having lived at this address my property taxes i�ave more than t��ipled.I pay a premium to live on a Iake. I have no quarrel with that,but I do consider it unjust if I have to pay that premiu.m for sornething I cannot enjoy. Just like everyone I lcnow that lives on the lake,we take pride in our property; we are not out to destroy the natural beauty found in and around our lake,at the same time people have dwellings on the lake, We have to be practical in our sotutions. 6.) The structure that was on the property was used for storage. I removed it because of its state of disrepair with the intention of replacing it with a structure which would be more useful and whose appearance would be more appealing to the environment. I do think an argument can be made that the rebuilding of this structure could fall under the original pexxmit used to replace the walls needed to satisfy the erosion problems on the property in 2008. I was unable to start on the building structure until 2011 when the landscaping was completed. _ _ _ __ ____ _ _ _ _ _ _ __ __ _ __ _ _ __ _._ _ _ _ .__ . . _ _ __ _ _ �R�P�F�T'1� S►KE TC H i I�EG,AL : LOT e HERBERT ENQUIST SU6DIV 44 SCALE t� �� e � '? � j �� `� �, D� �\� t i r� ��'� �� i � � p �� , \G � �`5�� ` 'v� �f�� q�.fOl�n �� . � � _ � � � �o 0 --c-� =-� � a , , , , .-'�,� , ap: V� r ; A� /�' � Q�' � � I � �! ' �� i �� o�r a '��. w i iy d+ �+'�?. � . '}. � sro�x �Rnr►� -ti� 2 •� �� , 3 .x � ocJ S'�- � 9Q' C�� ' � �� N ,�c�`� ��t�rAa��tSs 1�440 �82ND ST, N. MARINE ON ST. CRUIX '71io loaaitan oF the Inptorcnania :bo�n on �4�� Arac�lag ara opprpalrW�R e�a ore ho�e4 cn G Y16U0) Ins eF11op oF ine prenisoa. 7h� to� 4lnentlnnx ar� ipken tren ihA reeq�d�d pIa! ar eeunl rsaorde, TAio droeinq �� er �nlernn�iona� pyrposes anA shaulE no� De used as a xurv�y. 1� daGa noi Cqns��py�p q ��Qy�� Q� �he O�ppny ppd �� iniena�a to� nortga�e purpasex oniy.' Washington County, MN 7/25/2012 Washington County, MN 1. ,, ,- - � , .� . .,�,- r�� y ,: .�r-'�'80;' . Big Manne-Leke � �,, .; 1 .�`� ,��; sJ� . , ' �, �=► � �i '� �k1�500. ' `� ,r� , � s��" y.� .1'�11��1. . .J:��, ;�- ��- {� 1�4 F ��' ��, r}y' •� �� ' , `.y r`. ; -��. L 1• . �+,+y'3 _� f iti' �- .� � :�:. �JS •ti '��.. �y�';4 `� '�' ,��'� i , �, ,�,�: h �' �'. 1�40 ,..� � ,r � , .'A �" .� � 7 �� , r . . . �iyn �F v � .. �• r '• ni "�� , . ,�� • �"� � i�' r � . .� �. , 1 . .`.. 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'��i A 4� �� . .�� . �;��tF�.c'�z �� cW�^'�.�"`�Y'3�r` s�}ti�fi�y'�fr,�.��,�h".3;�,��s�'�4�l �C"� iit y .. . � �P Y�f-i.i4'3}'y )' �I�..,�•yrTII yf • I..- l r.',?,_fs�'�"�S i��,, M�: a�� -�� } ..�'tif-.' �S' +�,°`�K! � ' � .a.:�d' �.��2tti�,) M{ t-1 Y E'Lt{ti�.`C .G�. : . . �4 Z. . "�?._1�.._.Y:..�..t Carnelian-Marine-St. Croix Vl�atershed Distirict Scanr�i�plaza Il•2ngo Ozark Avcnue+P.O.Box�8$.Scandia,MN�50"!3 +Te1651:q,33.2750 July 30,zoi2 Scandia City Council c!o Ms Sherri Buss TKDA 444 Cedar Shr�et,Svite 1500 ST.Pau1,MN SS 10l re:CMS�WD Comment#C12-01 l Matt 5ho�'elsnd Set�back Vsriance Dear City Council Mr.�►bers: Thank you for the cspportunity to camirient on the abdve variance reques� The proposed project to tear down an existing substandard shed atxd rebuild a ga7.t.'bo/s#orage unit within the shoreland setba�k has alre�dy started so ttiis is an af�er=the-fact�+equest. The property owner had a pievious � pennit application wi1�the Watershed District(#C07-0 i 0)ta"resto�i�e walkway path frou� residonce to lake.Restore with pavets and sod". 11�is application remained incomplebe since the bistrict did mat receivatfie reqaested fee and surcly and was closed oui after an inspection by the Washington Conservation Disirict and CMSCWD.The plan provided to us at that time did not show either an existing shed or a.new structure to replace it Tha District cioes not su�port tbe granting bf this variance for building within the shareland setba.ek. Per District Rvles,the greritiag of this variance would trigg�ir a buf.�er requirement aad the bu'rlding itseif conld be sit�sd within the buffer. We would require a registered surveyor's sihe plan with the ordinary bigh water mark delineated to evaluate the actual buffer requirement. in addition,the District recoauqends the ownex supply�hardcover calculations performed by a c,ertified enginecr to insore#hst the project does not require a variance for k�ardcover�s weTl as setback. Ift�e varianca is apPi'uved,the project wil.l xequire a Disirict parmit which should b�made a condition ofthe variance, Thank you again for tt►e chanco to comment on t�is reqaest and if you have any questions,do not esitabe to call. Si erely, r . m Shaver,Administrator � cc: Dan Fabian Em�r�ons&Olivier Resources Jaseph aud Kimberly Matt file _ _ _ ; 1 . - � e-tfl�ll�aver 'r Wl�bC Crv1��-��.07� �� LAND ALTERATION/ GRADING/ LAND CLEARING , • PERMIT APPLICATION ��t Ce�C��'1 NEW SCANDIA TOWNSFiIP 14727 209th Street North, PO Box 128, Scandia, MN 55073 651/433-2274 Facsimile Machine 651/433-S1i2 Project Addross(if Imown) Lcgal Description(auach if nccessary) , , � Pro er ID Number �� -� 0 3 a - � o - 3 � � o 0 0 Owner Name Address City S1ate Zip Phone �o�,,�, � /Ul�<� ��yy� i�'�. ��r �.,�-,��'%� ,ti,�. ,�r�� .� 3 s�.r—ac�v Contractor Name Address Ciry Swte Zip P6one Contrector's State License q Ex iraqon Date Engineer/Survcyor Name Address Ciry State Zip Phone Describe Work and Submit Three(3) Copies of all Plans: ,�- �+ �- h %R a�,+ �£s,'�.f�c.,�� i D �� Fss��.£ W.�ik � y �' r fy,, �-��,e s � „s'o a�. �Es,�� w � �'. Start date: Completion date: S�p� 67 GhG'T. D7 I hereby certify that I have read and will comply with all of requitements of the New Scendia Development Code that apply to the acqviry for w�ich I am seekiog pemut approval. 7'he granting of tLis pemut in no way permits acts which may be prohibited by other governmental agencies. ��' �-��-- 0 7 SignaNre of iesat Date F�R OFFICE USE ONLY Financiat Guarantee Posted: �� Notes: SEP 1 (� 2001 �/1S � CITY OF SCANDIA Approved by: Date: � � �I � � I � 2N� 5� � . s� � e h 1 �.. ��..-�-�.- t � � �� u Sc � � � � t�fi�-�C. � � �c� 1�►� �np r �r� ..� Sv(u. � �� [, �0�1 � 1-�� o � '�A--�o � � �J A�u�A�, ��'!�� c� � / �r — � i � � � &�� r R�rN iN� /' �-- T W��.� � �, � .� ` — � ` 1�� S� ` ` � �� 1p ��rr�.� (�r�� 5� W j �sT �Qo,��N6 v E�-E�Ar7t o,� c � � � s��,c�1 � __ _ _ _ No� (�- I�� . � J � � � � �� . � � � � ° � � � rZ � � - � p ¢ Q � � � � � ,� .� � � � � � � 3 z � � � w Q° o � � � � � 3 � N (� -� � w a � � OC � � ' � ,� � --i W � g , � � � � � ? � � � � -� -- �, � .. � � Q Iv Z a � u � �' cL � �. � X � d .� � �� , � � � s � � � � � V� 3 � Q Q � z `� q � � 2 � z � z ,n f� w y ; � j � � � v 1— � � �c � � � �" � � z3 � �, � � o� � � ' � � � � LL � � ► 4 � � � � � � ,�( � 4 � g� � '"` =� Z �J .� � � �. p � � � d � Q � � � � � � Z, �, � N Q � J � r � � �3 U � � � 4 � � s � � � a � ,� �1 d`� u _ � � � � � � f- . FS, � o q - � � - - Z 3 �. � � W � � ; � �� - z � 3 �, o � 1 �' o z � � � � ^ � � � _c� _ _ _ _ �_ _ '�' `� _� _ _ - O 'o �, �-' ._ o � � _ . �� f��E�i/�� -� AiJG 2 i 2n�2 August 21,2012 CITY OF SCANDIr1 Dear Mayor and members of the city council, I am writing this letter in response to the recent Scandia plannin�commission meering which took place August 7, 2012. I requested a variance at 13440 182" St. of which the recommended acrion was denied by the planning commission. I am requesting an eartension of the review deadline in order to address some of the issues at hand such as some of the inaccuracies and conclusions of the city planners' report. Before the city council can make an informed decision on this matter some of these issues need to be clarified. I would like to pursue further discussion with the city as to any oprions I have conceming this situation. Also the time needed to consult legal council if necessary. I was surprised at how this whole matter has been considered before the planning commission. There is a certain tension between homeowner and certain government officials that should not be there. Government should be working with the people not as their adversary. When I had a similar issue with the city 4 years ago, I worked with the then city building inspector, Steve Thorpe. Steve provided the much needed communication between home owner and local government. Steve was very easy to work with and approached the problem we had from the standpoint of solving the issue instead of simply obstructing any solurions for the problem.This kind of cooperation between homeowner and local government seems to be lacking in parts of city hall in the town of Scandia. This was noted by my fanuly and the neighbors present for the meeting. It seems the city planner's agenda was apparent from the start and that was to ignore all practical arguments for my request from the beginning. The fact that the planners report was written before setting foot on my property was a good indicarion that some of her arguments were not credible. Bringing this up at the meering was simply dismissed. Prior to the planning commission meeting, I wrote Ann Hurlburt a letter of which a copy had been sent to the mayor and the city planner questioning whether a permit applied for four yeazs ago could be used for the replacement of the building in question of which I have video, pictures and neighbors that can verify its e�ustence. My letter was never answered. These questions should have been answered prior to the planning commission meeting. Had I known I could not replace the existing building I would not have wasted my time or the planning commissions time approaching it from that stand point. Given the conclusions of the city planner I will now approach this matter as a request to a11ow a new structure in the area not a replacement. I will need from the planner the requirements as to what I have to do to bring the cturent structure into conformity with the rules. Having received the minutes of the planning commissions meeting just three days ago, I am asking the council for more time to clarify and identify the inaccuracies and conclusions of the planners report and also to work with the city planner and the administrator to examine any options I have. I would also like the opportunity to speak with the Watershed District and the R. �� incerely, Joseph Matt