7.b)3) Continenza Variance Meeting Date: 11/15/11
� �`,
Agenda Item: �� � � ��
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City Council Agenda Report
City of Scandia
14727 209ih St. North
Scandia, MN 55073 (651) 433-2274
Action Requested: As recommended by the Planning Commission, approve the
application of Jeff Balmer, Lands End Development, on behalf of Jim
and Sandi Continenza, for a variance from the minimum lot size to
allow construction of a single family dwelling at 13350 188th Street
North.
Deadline/ Timeline: 60-day review period (extended to 120 days) expires February 11,
2012.
Background: • The Planning Commission held a public hearing on this
application at its November 1 meeting. The Commission
recommended approval of the variance, with findings and
conditions as recommended by the Planner which have been have
been incorporated into a draft resolution for the Council's use.
• A significant issue concerning wastewater disposal was identified
after the planner's report was prepared for the Planning
Commission hearing. A letter received from Washington County
has been added as an attachment, and the report has been updated
to reflect this information and subsequent discussions and
analysis.
• The applicant initially proposed a connection to the city's "201"
Anderson-Erickson wastewater system. Washington County
operates the system under a contract with the city. County staff
(Pete Ganzel) reviewed the capacity of the system to determine if a
sewer connection could be made for the new home. His letter
(dated October 19/received October 31) initially indicated that
there was no capacity for additional connections without
concurrent expansion of the drainfield. Upon further review
(documented in the TKDA report, pages 3-4) he concluded that
there may be capacity for one additional connection. However,
this is based on the county's records, not an engineering analysis,
and there is some risk to allowing another connection.
• Section 8. A. of Ordinance No. 108, which governs the operation
of the sewage treatment system, states that"new connections to
the community sewage treatment system shall be prohibited unless
sufficient capacity is available in all downstream facilities. "
• It appears that there is a feasible alternative for an on-site sewage
Page 1 of 2
11/09/11
1
disposal system for the Continenza property. It may require a
variance from the standards, but that can be addressed by requiring
county approval of the final design.
Recommendation: Staff recommends that the Council adopt the resolution approving the
variance, which includes a condition that the applicant shall identify a
location for an on-site septic system meeting the County's
requirements.
The Council could choose to allow this new home to be connected to
the city's sewer system, if it determines that that there is sufficient
capacity in all downstream facilities. However, there are other
property owners that probably have expectations that their homes or
lots will be allowed to connect to the system. Stub connections have
already been provided to some other lots (but not to Lots 9 or 10, the
subject of this application.)
Staff recommends that the Council consider placing a moratorium on
new connections to the Anderson-Erickson portion of the "201" sewer
system until there is an engineering study of the current system and its
capacity for additional use or expansion.
Attachments/ • Draft Resolution No.: 11-15-11-04
Materials provided: . Excerpt, November 1, 2011 Planning Commission Minutes (Draft)
• Letter dated October 19/ received October 31 from Pete Ganzel,
Senior Environmental Specialist, Washington County
• TKDA Memorandum dated October 25/Updated November 8,
2011
• Application Materials
• Site Graphics
Contact(s): Jeff Balmer, Lands End Development (218
692-5263)
Jim & Sandi Continenza (612 867-8899)
Prepared by: Anne Hurlburt, Administrator
(continenza variance)
Page 2 of 2
11/09/11
2
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO.: 11-15-11-04
APPROVING VARIANCE FOR 13350-188TH STREET NORTH
WHEREAS, Jeff Balmer, Lands End Development has made application on behalf of
James V. and Sandra K. Continenza for a lot-line adjustment and variance from th�;minimum lot
size requirement of 2.0 acres to allow construction of a home and related improvements on two
existing lots that total .97 acres, located at 13350 188`h Street North Street North, City of
Scandia; and
WHEREAS, the property is legally described as follows:
Lots Nine and Ten, Anderson's Big Lake 2nd Addition, Section 34, Township 32 North,
Range 20 West, Washington County, Minnesota; and
WHEREAS, a lot line adjustment is required due to the encroachment of a neighboring
structure onto Lot 9; and
WHEREAS, the Planning Commission reviewed the request at a duly noticed Public
Hearing on November 1, 201 l, and has recommended approval; and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SCANDIA,WASHINGTON COUNTY, MINNESOTA, that it should
and hereby does approve the variance to allow lot size of.97 acre, based on the following
findings:
1. Granting the requested variance is in harmony with the Comprehensive Plan goals and
policies for the General Rural District and Shoreland Overlay District.
2. The property owner proposes to use the property for a single-family residence, which is a
reasonable use in the General Rural District and Shoreland Overlay District.
3. The size and dimensions of the lots were not created by the property owner.
3
Resolution No.: 11-15-11-04 �
Page 2 of 2
4. The proposed lot size and use are consistent with the essentia] character of the
surrounding General Rural District and Shoreland Overlay District.
5. The request is related to the size of the existing nonconforming lots, not economic
conditions.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The development on the property shall be in substantial compliance with the site plan and
related materials submitted to the City on October 11, 2011.
2. The Applicant shall prepare and file the deed for the lot line adjustment.
3. The two parcels shall be combined into one parcel, and the deed recorded at Washington
County before construction of the improvements on the property.
4. The Applicant shall submit a Landscape Plan that meets the requirements of the
Development Code and Shoreland Overlay ordinance to the City for approval by staff.
5. The Applicant shall provide a grading plan for proposed improvements on the site, for
review by City staff.
6. The Applicant shall obtain the required Watershed Permits for stormwater management
and erosion control.
7. The applicant should identify a location for an on-site septic system that will meet the
County's requirements, and obtain the required wastewater system permit from the
County. The applicant shall obtain the wastewater system permit before a building permit
may be issued.
8. The lowest floor elevarion of the home must be 2 feet above the 100-year flood elevation
or 3 feet above the highest know water elevation on Big Marine Lake, to be verified with
the Building Permit application.
9. The Applicant shall pay all fees and escrows.
Adopted by the Scandia City Council this 15th day of November, 201].
Randall Simonson, Mayor
ATTEST:
Anne Hurlburt, Administrator/Clerk
4
6� � r Ov Q � November 1, 2011
N
�� Scandia Planning Commission
Page 5 of 7
PUBLIC HEARING: VARIANCE FROM THE MINIMUM LOT SIZE TO ALLOW
CONSTRUCTION OF A SINGLE FAMILY DWELLING, 13350 188T" STREET
NORTH. JEFF BALMER, LANDS END DEVELOPMENT, APPLICANT ON BEHALF
OF JIM AND SANDI CONTINENZA, OWNERS.
Jeff Balmer has applied for a variance on behalf of owners Jim and Sandi Continenza to allow
construction of a new home on two existing nonconforming lots at 13350 188`h Street. The
property is 0.97 acres in size and lies in the General Rural District within the Shoreland Overlay
District of Big Marine Lake. Zoning requires existing lots to be a minimum of 2.0 acres.
City Planner Sherri Buss presented the planner's report. The application meets road frontage,
setbacks, lot coverage and building height requirements. A variance for lot size is necessary.
Mr. Balmer requested that the proposed home be permitted to hook up to the existing
Anderson/Erickson wastewater system that serves the 188th Street area. Pete Ganzel, Washington
County, submitted a letter stating that there is not enough capacity remaining on the system to
serve another year-around residence. The planner's report included a condition that a location for
an on-site septic system must be identified that meets the County's requirements. The condition
stated that a wastewater permit must be obtained prior to the issuing of a building permit.
Planner Buss described additional items that must be submitted for this project. A full grading
plan and landscape plan which meet the City's ordinance will be required. A Carnelian-Marine-
St. Croix Watershed District permit for storm water management and erosion control is also
required.
Planner Buss recommended approval of the variance request based on the findings and
conditions as described in the planner's report.
Chair Maefsky opened the public hearing.
Jim Continenza, 1771 S I�ingsbury Circle, Lakeville, MN: Mr. Continenza addressed the Planning
Commission with a description of his request. The two existing parcels will be combined into
one parcel. He will attempt to preserve as many trees as possible and plans to move those that he
can to new locations on the property. The proposed home is log-sided and he believes it will fit
very well into the surroundings.
Mike White, 13310 188`h Street: Mr. White stated that he lives a few houses away. He offered
information that challenged the County's letter regarding the septic hook-up. Mr. White believed
that the Continenza's had paid for a reservation to the septic system in 2002 and now have a right
to be connected to the 201 system.
Sandi Continenza, 1771 S Kingsbury Circle, Lakeville, MN: Ms. Continenza stated that she had a
copy of a check written to New Scandia Township in 2002. Administrator Hurlburt said that staff
will research the purpose of the payment, but the report did indicate that the system is at
capacity, and an expansion would be necessary to add any additional residences.
5
�+ � � �� November 1, 2011
� Scandia Plannin m '
g Co mission
Page 6 of 7
Jeff Balmer, Lands End Development, Crosslake, MN: Mr. Balmer said that he met on-site with
Mr. Ganzel and was told that an on-site septic may require a variance to the County's
groundwater requirements. Mr. Ganzel told him that if it is not feasible to have an on-site
system, it may be allowable to connect to the 201 system. Administrator Hurlburt stated that this
is not consistent with Mr. Ganzel's written report, and more discussion with the County will be
needed to resolve this. Planner Buss offered that a condition #6 of the variance should be revised
to state that a viable sewer system must be identified that meets the County's requirements.
There were no further public comments and Chair Maefsky closed the hearing.
Commissioner Schwarz stated that he had a problem with the adjustable property line. What is
being done is creating a non-conforming situation for the adjacent property. The survey for the
proposed lot line adjustment shows that in adjusting the lot line to meet the 10-foot sideyard
setback to accommodate the applicant's house, the garage on Lot 8 remains at 6.8 feet from the
property line. Schwarz recommended that the lot line be changed to allow for a conforming
setback for Lot 8. A correction should be made for the errors that were done when the garage
was built too close to the property line.
Steve Thorp explained that the surveyor described the adjustment as acceptable because a line
adjustment may not increase a non-conformity. The garage will remain at 6.8 feet from the
property line. Commissioner Philippi asked for more guidance regarding this. Hurlburt explained
that the house on Lot 8 was previously over the lot line, and will now meet the 10-foot setback,
so the situation is improved in this instance.
Commissioner Philippi stated that it appears that the proposed house barely fits into the site.
Maefsky, seconded by Krinke, moved to recommend to the City Council the Planner's
conditions of approval for the variance request, with a revision to Condition #6 that states
that the applicant must identify a viable septic system that meets the County's standards.
The motion carried 4-1, with Schwarz opposed.
PUBLIC HEARING: COMPREHENSNE PLAN AMENDMENT. CAPITAL
IMPROVEMENT PLAN (CIP) UPDATE, 2012-2016. CITY OF SCANDIA,APPLICANT
City Administrator Hurlburt presented an overview of the 2012 to 2016 Capital Improvement
Program as recommended by the Capital Improvement Committee, and from direction received
by the City Council during their budget meetings.
Changes to the previous plan include the City Meeting and Office Space Study(Project A-001)
being delayed to 2013 and the Community Center Floor Replacement (Project CC-001) being
designated as a future pending project.
New projects being added include construction of sidewalks at 209th Street to the South Ball
Field (PR-015) and from the Wayne Erickson Field to Olinda Lane (PR-016). These projects will
implement the trail plan which was adopted this summer.
6
w��g�n Department of Public
Health and Environment
� 9�Q�� Lowell Johnson
Director
Sue Hedlund
Deputy Director
October 19, 2011
RE�EIVED
Anne Hurlburt OCT 31 2011
Administrator, City of Scandia
14727 209`h St N CITY OF SCANDIA
Scandia, MN 55073
RE: Anderson-Erickson System, Available Capacity and Additional Service Connections
Following a recent inquiry from a general contractor concerning connection of a new home to the
Anderson- Erickson system, I have reviewed available capacity and the potential for new
connections.
An updated 2000 report from TKDA indicated a conservative capacity up to 5300 gallons per day and
an alternate capacity of up to 8600 gallons per day. The report recommended up to six additional
sewer service connections.
In 2002, the collection portion of this system was extended to the end of 1881h street during road
reconstruction. No increase in drainfield capacity was included in this extension, though the
collection system was designed for all new service stubs. Since 2000, nine additional sewer service
connections were completed, five of which were during road reconstruction.
Gauge readings show the current usage averaging approximately 5600 gallons per day with a peak
this July of 7524 gallons per day.
Based on these flow readings, the system is nearing capacity and any additional connections should
be accompanied by an expansion of the drainfield. Applicants for connection to the system should
first investigate if sewage treatment and disposal can be accomplisheci on-site.
If you have any questions, call me at(651)430-6676
��
� Sincerely, ��_
�� <�� ���
Pete Ganzel
Senior Environmental Specialist
Government Center • 14949 62nd Street North—P.O. Box 6, Stillwater, Minnesota 55082-0006
Phone: 651-430-6655 • Fax: 651-430-6730 • TTY: 651-430-6246
www.co.washington.mn.us
Equal Employment Op,�ortunity/Affirmative Action
C. FLOW/CAPACITY ANALYSIS
Determination of available capacity involves comparison of actual flow to design
flow. The design basis for each treatment facility is documented in the Appendix.
As the foregoing tables have shown, actual flow is somewhat variable. With
drainfields as the final treatment/disposal step in the "201" systems, it is
appropriate to use the rn«xim�am mon�h as�he actu�l flow, unless that month
included unallowable surface or groundwater flow that was subsequently removed ,
by corrective action. Use of the maximum month flow assures the availability of
reserve capacity most of the time.
A complicating factor exists in the original determination of the group of users for
which design capacity was allowed, but which are presently unconnected. Our
understanding is that these users had no existing need to connect at the time the
"201" systems were designed and constructed because their individual on-site
systems were operating adequately. Because of lot size and lake and other
setback requirements it was concluded that, upon failure of their existing on-site
systems, they would have no altemative but to be connected to the "201" system.
Capac'ity for these users might be considered to be reserved. Apparently none of
these units suffered failure of its individual system and was connected to a "201"
system during the initial seven years of operation. Washington County records
indicate that seven units have been connected to the systems since 1994 and that
two units formerly connected are no longer connected. Table 6 summarizes a
calculation of available capacity.
TAB LE 6
CALCULATION OF AVAILABLE CAPACITY
Carnelian Hills Bliss Anderson/E�ickson
Design Units 99 89 20
Connected Units 76 74 21
Reserved Units, No. 23 15 0
%of Design 23 17 0
Design Flow, gpd 22,300 29,600 6,700
Reserved Capacity*, gpd 5,100 5,000 0
SF Infilt. Allowance, gpd 0 7,400 0
Actual Flow'*, gpd 18,900 12,000 1,400
Available Capacity, gpd - 1,700 5,200 5,300
Reserved +Available 3,400 10,200 5,300
Capacity, gpd
' Based on reserved units percentage of design units
'* Maximum Month
g 12162-01
g
A consideration that should be reviewed is whether the design flow factor used to
increase the design flow for the drainfield systems should be included in
establishing "available capacit�'. The factor used was 1.5 which increased the
drainfield system design flow by 50 percent to "provide for periodic, prolonged
resting of individual cells". It would seem to be consistent with the use of the
maximum month of record flow as the deducted "actual flov�', which is the highest
rr��;atr s�i;ce J�naary ?99d t� �bnsoder this design flow factor. Table 7 is a variation
of Table 6 using the drainfield design flow that includes the 1.5 factor.
TABLE 7
ALTERNATE CALCULATION OF AVAILABLE CAPACITY
Carnelian Hills Bliss Anderson/Erickson
Design Units 99 89 20
Connected Units 76 74 21
Reserved Units, No. 23 15 0
%of Design 23 17 0
Design Flow*, gpd 33,400 44,400 10,000
Reserved Capacity", gpd 7,700 7,500 0
SF Infilt. Allowance, gpd 0 7,400 0
Actual Flow"', gpd 18,900 12,000 1,400
Available Capacity, gpd 6,800 17,500 8,600
Rese►ved +Available 14,500 25,000 8,600
Capacity, gpd
' Including 50 percent increase for drainfield resting
** Based on reserved units percentage of design units
**' Maximum Month
Another consideration that may affect the assessment of available capacity is
whether it is appropriate to reserve capacity for the group of units for which this
was planned. Any homes that remain seasonal units or cabins could possibly
never need to change if their on-site systems are properly operated, because of the
low use factor.
Finally, there is the matter of the maximum months flow itself. High flow months
have appeared to be related to the occurrence of wet weather. Possible sources of
extraneous flow include groundwater infiltration into house sewers, septic tanks,
and septic tank effluent pumping stations. Another possible source is basement
sump pumps discharging groundwater into the house sewer. This is not an
allowed use of the sanitary sewer system and should be discontinued. If removal
of groundwater infiltration and connected sump pumps could be accomplished, it
would effectively increase the available capacity.
g 12162-01
9
1
{
TABLE 9
( ALLOWABLE NEW CONNECTIONS
BASED ON 250 GPD/UNIT FLOW
FROM EXISTING CONNECTED UNITS
� Number of
Increased ��v�
Existing Existing Existing Unit Table 6 Connections
IArea Connected Max. Mo. Flow Capacity at 250
Units GPD/Unit GPD GPD GPD/Unit
� Carnelian Hills 76 249 76 3,400 13
Bliss 75 160 6,750 10,200 14
( Anderson/ 21 7p 3,780 5 300
Erickson ' 6
I
�
' There is no reason to prohibit additional connections. We assume that
any increase would be rather slow and that the numbers suggested in
Table 9 would suffice for several years, at least. These numbers are
based upon measured flow and design capacity. We strongly recommend
that the numbers be considered provisional, based upon observations of
the operating drainfield's performance. Drainfield stress conditions result
from high applied wastewater flow and high precipitation. A series of high
precipitation years can result in another stress condition - elevated
ground water table. All of these items and observations of drainfield
ponding should be monitored. If unacceptable conditions are observed,
further acceptance of new conditions should be halted until additional
capacity can be provided.
As additional connections are made and other changes affect the quantity
of wastewater collected from existing connections, Tables 6 and 9 should
be periodically updated.
13 12162-01
10
444 Cedar Street,Suite 1500
TKDA Saint Paul,MN 55101-2140
ENGINEERS•ARCHITECTS•PLANNERS (651)292-4400
(651)292-0083 Fax
www.tkda.com
MEMORANDUM
To: Scandia City Council Reference: Continenza Variance Request
Anne Hurlburt, Administrator City of Scandia, Minnesota
Copies To: Jeff Balmer, Lands End Proj. No.: 14811.008
Development
Jim and Sandi Continenza
From: Sherri Buss, RLA, City Planner
Date: October 25/November 8, 2011 Routing:
SUBJECT: Continenza Variance Request for Lot Size
MEETING DATE: November 15, 2011
LOCATION: 13350 188th Street North
Scandia, Minnesota
APPLICANT: Jeff Balmer, Lands End Development
OWNERS: Jim and Sandi Continenza
ZONING: General Rural (GR) and Shoreland Overlay District
120-DAY PERIOD: February 11, 2012
ITEMS REVIEWED: Application, Site Plans, Building Plans and Wetland Delineation received October
11, 2011
This report has been updated to reflect additional information and analysis completed since the
Planning Commission meeting. The majority of this information is included in the section regarding
the Wastewater System.
BRIEF DESCRIPTION OF THE REQUEST:
The Applicant is requesting a lot-line adjustment and variance to allow construction of a home and related
improvements on two existing nonconforming lots at 13350 188`�' Street North. The subject property is
located in the General Rural (GR) District and is within the Shoreland Overlay District of Big Marine Lake,
a Recreational Development Lake. The combined area of the two parcels is .97 acres.
The applicant is requesting a variance from the minimum lot size requirement of 2.0 acres in the GR District.
(Shoreland regulations indicate that the minimum size for new lots on Big Marine Lake is 2.5 acres. Existing
An Employee Owned Company Promoting Affirmative Action and Equal Opportuniry
11
Continenza Variance Request Page 2 November 15, 2011
Scandia, Minnesota
lots must meet the dimensional requirements of the underlying zoning district-2.0 acres in the GR District.)
Development Code Section 13.5 allows development of nonconforming lots that are at least 66% of the
dimensional standards for lot size and lot width as required by the zoning district without a variance. The
combined area of the parcels is approximately 48.5% of the dimensional standard. Therefore, this
application requires a variance. The application may also require a variance to allow construction of an on-
site septic system that meets County requirements.
DETAILED EVALUATION OF THE REQUEST:
Comprehensive Plan
The Comprehensive Plan indicates that the General Rural District includes areas of mixed lot sizes, and will
continue to do so. Single family residential use is supported in the GR District. The Comprehensive Plan
recommends a minimum lot size of 2.0 acres in the GR District. The Comprehensive Plan also notes the
existence of many smaller size lots in areas of existing lakeshore development within the GR District, and
that this pattern will continue in the areas of existing development around Scandia's lakes.
The proposed residential use is consistent with the Comprehensive Plan recommendations for uses and the
�eneral character of the GR District but is not consistent with the minimum lot size recommendations.
Lot Size and Frontage
The minimum lot size requirement in the GR District is 2 acres. Lot A on the attached figure is .42 acres in
size, and Lot B is .53 acres in size. The total area of the combined parcel would be .98 acres. The combined
parcel does not meet the minimum lot size requirement for the district, and the applicant has requested a
variance from the requirement.
The front of the house is proposed to face 188th Street North. The minimum frontage allowed for lots on
public roads in the GR District is 160 feet. The combined parcel would have approximately 162 feet of
frontage on 188th Street The combined parcel would meet the ordinance frontage requirement.
Lot Line Adjustment
A proposed lot line adjustment to address encroachment of an existing building on Lot 8 (also owned by the
Continenzas) onto Lot 9. The�roposed adjustment meets the requirements of the ordinance. The Applicant
will need to prepare and file a deed for the lot line adiustment.
Setbacks
The setback requirements in the Shoreland Overlay District are: side yard of 10 feet (lots of less than 1.0
acre), and a setback of 40 feet from public streets. The Shoreland District Regulations for Recreational
Development lakes also require that structures be setback 100 feet from the Ordinary High Water Level
(OHWL). The proposed structure conforms to the setback requirements, based on dimensions indicated on
the Certificate of Survey.
12
Continenza Variance Request Page 3 November 15, 2011
Scandia, Minnesota
The site plans do not indicate the location of a septic system to serve the proposed home. An individual
septic system will be required (see discussion under Wastewater, below). The Shoreland Overlay District
requires a septic system setback of 75 feet from the OHWL. The applicant should indicate the location of an
individual s�tic system that meets the ordinance requirement on the site plan.
Maximum Lot Coverage
The maximum allowed lot coverage in the Shoreland Overlay District is 25%. The proposed house with
attached garage, deck, driveway, and walkway would cover approximately 7060 square feet or 16.4% of the
lot. The�ronosed buildin�s and surfaces meet the ordinance covera�e requirement.
Accessory Structures
No accessory structures are proposed. The existing cabin and accessory structures on the lot should be
removed before development of the site.
Building Height
The maximum building height allowed is 35 feet. Based on the City's definition of building height, the
proposed structure will be 23.1 feet in height. The pro�osed building meets the ordinance requirement.
The proposed structure will be taller than homes in the area. If significant numbers of mature trees are lost
on the site with development, the structure could be readily visible from the lake and surrounding
neighborhood. The Planning Commission should discuss this issue as it discusses the variance request for
the property, in light of the variance statute criteria that "the variance, if granted will not alter the essential
character of the locality. " The Commission may consider requirements for replacement or addition of trees
to screen the structure.
Wastewater System
The applicant requested that the proposed home be permitted to hook up to the existing Anderson/Erickson
wastewater system that serves the 188t" Street area. The home is planned to be a year-round residence. The
plans indicate that the home includes 6,678 square feet on 3 floors, seven bathrooms, and a full kitchen.
Staff contacted Pete Ganzel at Washington County regarding the available capacity in the Anderson/Erickson
system. Pete sent a memo summarizing the system's current capacity and flows, and concluded `Based on
these flow readings, the system is nearing capacity, and any additional connections should be accompanied
by an expansion of the drainfield. Applicants for connection to the system should first investigate if sewage
treatment and disposal can be accomplished on-site. " A copy of Pete's memo dated October 19 is attached.
Pete provided the following additional comments in conversations with City staf£
• The City has already approved 4 more connections to the Anderson/Erickson system than
were recommended in the original engineering analysis of system size and capacity.
13
Continenza Variance Request Page 4 November 15, 2011
Scandia, Minnesota
• The capacity to add one more connection (up to approximately 300 gallons per day) may exist
in the cunent system. The "resting" capacity of the system would probably not be exceeded
with one more connection. However, during peak use times, the demands on the system may
be near or exceed capacity. There are risks if the system runs at or over capacity, as this can
shorten the lifespan of the drainfield.
• A stub currently exists on lot 8 (also owned by the Continenzas) to allow for future hook-up
for that lot, but no stub exists on lots 9 or 10, the lots proposed for development in this
application. The stub on lot 8 was added as part of the road improvement project on 18gtn
Street.
• The as-built plans for the 188�h Street project (Bonestroo) indicate that 10 service stubs were
added on the roadway as part of the roadway project that are not currently connected to the
system (this included the stub on Lot 8), but inay wish to be connected if developed in the
future. There are also 2 existing homes without stubs that may want or need service in the
future if their on-site systems fail.
• The information regarding system capacity and current flows is based on Washington
County's records, but is not an engineering analysis of the current system and its capacity for
additional use or expansion.
The Continenzas indicated at the Planning Commission meeting on November 1 that they submitted a
payment to the City in October, 2001 that they believed purchased a connection to the Anderson/Erickson
system. Treasurer Colleen Firkus reviewed the City's records and found the record of the payment. The
payment was for a road assessment on two parcels (one of those parcels is Lot 10, the other is not part of this
application.) The Road Assessment did not include a charge for sewer hook-up.
Based on the recommendation of Washington County Health Department staff, City staff recommended that
the applicant should identify a location for an on-site septic system that will meet the County's requirements,
and obtain the required wastewater system permit from the County. The applicant needs to obtain the permit
before a building permit may be issued.
The applicant has been working with Pete Ganzel to identify a site for an on-site septic system that would
meet the County's requirements. The system design may reyuire a variance in order to allow for a higher
mound than meets the County design standards. A condition has been included that the applicant should
identify a location for an on-site septic system that will meet the County's requirements, and obtain the
required wastewater system permit from the County. The City Attorney indicated that approving the
variance with this condition will grant the necessary variance for a septic system that meets the County's
requirements.
Stormwater Management and Land Alteration
The Applicant should provide a full grading plan for proposed improvements on the site, for review by City
staff. The City's Stormwater Management regulations require the following:
• Development on the site shall minimize impacts to significant natural features.
14
Continenza Variance Request Page 5 November I5, 2011
Scandia, Minnesota
• Development on the site shall meet the adopted water management rules and standards of the
Carnelian-Marine-St. Croix Watershed District.
• If needed, grading and best management practices for stormwater management should preserve
natural vegetation, use natural topography, and other practices identified in the City's Development
Code, Section 3.7 (D).
A copy of the application was sent to the Carnelian-Marine-St.Croix Watershed District. The District
reviewed the proposed project and provided the following comments (letter attached):
• The project will need a Watershed District permit for storm water management and erosion control to
mitigate the effects of increased impervious surfaces on the site. The applicant may be able to use the
District's Small Residential Project Stormwater Worksheet.
• The builder will need to complete the Worksheet and provide copies of the final survey, and other
required information regarding stormwater management and erosion control.
Landscape Plan
The parcels proposed for development are wooded. The site visit noted that there are significant trees on the
property, including significant oaks in the general area proposed for construction of the home and driveway.
The City's ordinance related to landscaping and screening within Shoreland Areas includes the following
requirements:
• Vegetation alteration necessary for the construction of structures and sewage treatment systems and
the construction of roads and parking areas is allowed.
� Selective removal of natural vegetation is allowed, provided sufficient vegetative cover remains to
screen cars, dwellings and other structures when viewed from the water.
• The applicant should complete a Landscape Plan for the property that will identify existing
si�nificant trees, those that will be preserved or lost, and tree replacement to meet the Development
Code requirements. Theplan should indicate the vegetative screening that will remain between the
home and the lake, as required bv the Shoreland Overlay District standards.
Agency Cominents
A copy of the application was sent to the Minnesota DNR, because the parcels are within the Shoreland Zone
of Big Marine Lake. If comments are received from the DNR, they will be provided at the Planning
Commission meeting on November 1.
DETAILED DISCUSSION OF THE VARIANCE REQUEST
The State of Minnesota has recently passed legislation modifying the statute regarding variances. The City
Attorney has advised that we use the new state language for this application, and that the City's ordinance be
updated to include the new state language related to the criteria for granting a variance.
15
Continenza Variance Request Page 6 November 15, 2011
Scandia, Minnesota
The new language states that "Variances shall only be permitted when they are in harmony with the general
purposes and intent of the official control and when the variances are consistent with the comprehensive
plan. Variances may be granted when the applicant for the variance establishes that there are practical
difficulties in complying with the official control. Variances may be granted when the applicant for the
variance establishes that there are practical difficulties in complying with the official control. `Practical
difficulties, 'as used in conrrection with the granting of a variance, means that the property owner proposes
to use the property in a reasonable manner not peYmitted by an official control; the plight of the landowner
is due to circumstances unique to the property not created by the landowner; and the variance, if granted
will not alter the essential character of the locality. Economic considerations alone do not constitute
p��actical diffculties. "
FINDINGS
The following bullets present the Planner's findings related to the Thompson 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 ure in harmony with the general purposes and intent of the
official control.
Granting the requested variances is generally in harmony with the purposes and intent of the
Comprehensive Plan to allow continued residential use in the lakeshore areas within the developed
lakeshore areas in the General Rural District.
• 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 the Shoreland
Management Overlay District, and the proposed use is therefore a reasonable use of the property.
The applicant is requesting the following variance from the official controls: A variance from the
required lot size to allow a .97 acre lot. The development code specifies that lots in the General Rural
District be a minimum 2.0 acres in size.
• The practical di�culties are not caused by the landowner, and are unigue to the property.
The practical difficulties are caused by the size of the existing nonconforming lots. The difficulties are
unique to the parcels, and were not created by the current landowner.
• The variance would not alter the essential character of the area.
The surrounding area is a developed lakeshore area. Many lots are smaller non-conforming residential
lots. The area includes many mature trees that help to screen the homes from view from the lake.
If significant numbers of mature trees are lost on the site with development, the structure could be
readily visible from the lake and surrounding neighborhood. The Planning Commission should discuss
this issue as it discusses the variance request for the property, in light of the variance statute criteria that
"the varia�ce, if granted will not alter the es.sential cha��acter of the locality. " The Commission may
16
Continenza Variance Request Page 7 November 15, 2011
Scandia, Minnesota
consider requirements for replacement or addition of trees to screen the structure to help to preserve the
character of the area and views from the lake.
• Economic conditions alone shall not constitute practical difficulties.
The practical difficulties are primarily related to the size of the existing nonconforming lots, not
economic conditions.
ACTION REQUESTED:
The Planning Commission 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 the proposed variance for a
.97 acre lot for the property located at l 1085 189th Street North. If the Planning Commission recommends
approval of the variance, the Planner recommends the following conditions for the variance:
1. The development on the property shall be in substantial compliance with the site plan and related
materials submitted to the City on October 11, 2011.
2. The Applicant shall prepare and file the deed for the lot line adjustment.
3. The two parcels shall be combined into one parcel, and the deed recorded at Washington County
before construction of the improvements on the property.
4. The Applicant shall submit a Landscape Plan that meets the requirements of the Development Code
and Shoreland Overlay ordinance to the City for approval by staff.
5. The Applicant shall provide a grading plan for proposed improvements on the site, for review by City
staff.
6. The Applicant shall obtain the required Watershed Permits for stormwater management and erosion
control.
7. The applicant should identify a location for an on-site septic system that will meet the County's
requirements, and obtain the required wastewater system permit from the County. The applicant
shall obtain the wastewater system permit before a building permit may be issued.
8. The lowest floor elevation of the home must be 2 feet above the 100-year flood elevation or 3 feet
above the highest know water elevation on Big Marine Lake, to be verified with the Building Permit
application.
9. The Applicant shall pay all fees and escrows.
17
I
Fite No.
APPL�CATION FUR PLANNING AND ZONING RCQUEST
City of Scanaia, Minnesata
14727 209th 5trcet North,Scandia,MN SS073
Phone bS 1/433-2274 Fax 651/433-51 l2 Web http_//�ww.ci.scandia.mn.us
Please read before cornpleting: The City will not begin processing an application that is incomplete. Detailed submission
requirements may be fotuid in the Scandia Development Code,availat►le at the City office and websita(www.ei.scandis.rrtn.us)and in
the checklist forms for the particutar type of epplication. Applic;ation fees are due at the time of application and are nat refundable.
1. Property Location: (.ctreet a�ress, i apptic ble
3 ,s r i`YI a.ri he o ' 1�`1
, ; ,
2. Washington Coanty Parce[ID: '-`i °" ��� �
0 � Z00 S D Z 2- D
3. Complete Legul Description: (attach if necessary)
�o�s � � 10� AvK�er5oY15 ��� �.�2 ��.� ���.
3
l,i,�.5�,�� {-ov� C,a, lM�
4, Owner(s): Phone:
;y,� � �c-�cf i Co►��-i vt�� z.�. �h� �SZ - B�Zr I ZZD
�b� �IZ - 8�`T - �8`�
Street Address: '�`-j 1 .J,!" �� Sb�✓� G'��e�-Mail:������o������1>
a � � • , ) g
City/State: ��PiV 1 I ��� i'Y �� Zip: �J��`7�
5. Applicant/Contact Person: Phone:
�f� 1���er cn� 2(�3 -�9�z^ Sz��
�af�s �vr�. �ev2 1'Y�P,�T ro) Z 1 g - Q�3( - c��Z
� (�� M
Street Address(Mailing): E-Maii:��i"� ���5e���
I 3 c3Z_`-1 G��.�c` 3� �(�� 2
City/State: Zip:
ros (o:, e
b. Requestec!Action(s): (check all lhat apply)
� Variancc __ Administ�'ative Permit _ Amendtttent (De�'e�vPment Code)
Variance Extension �type� — —�' "- � AroenAment(Comp.Plan)
T Gonditiona)Use Permit(CUP) � Site Plen Review
�kYpe)--- _ . � Subdivision,Minor
Cl1P Extension
CUPI Open Space Subdivision. --
Site Plan M.odification � Subdivisian,Preliminary YIaUMajor
� CUP/Planned Unit Dsvelopment , Site Plan Extension � Subdivision,Final Plat
' Interim L`se T'emtit Q{JP) — S►gn(Permanent) _ F,nyiro�ental Review
Ill19/2010
18
7. �3rief Description of Request: (attach separate.shcc�if necessary)
a,' i Y� r-� or w
�'.oVls'�Y'uCT 1 c�v1 f�tn `T 1n� C r^i�
e se,�
,� r�`c �
I 1'z ac r�e��,
� �X' � ►� �t- o
.
� v v'r�e �vv� o s c
8. Project Name: , �
Covr�v� - �' r,'n
i hereby apply for consideration of the above described request and deciare that the information and materials submitted
with this application are compiete snd accuraie. 1 understand thai no application shall be eansidered complete unlass
accompanied by fees as required by city ordinance. Apptications for projects requiring more than one type of review
shali include the cumulative total of all applieation fees specified for each type of review. I undersiand that applieants
are rec}uircd to reimburse the ciTy for all out-of-pockei costs incurred for processing,reviewing and hearing the
application.'fhese costs shall include,but are noi limited to: parcel searches;publication and mailing of notices;review
by the city's engineering,planning and other eonsultants; legai costs,and reeording fees. An escrow deposit to eover
these costs witl be collected by the city at the time of application. T'he minimum escrow deposit shall be cumulative total
of atl tninimum escrow deposits for each type of review required for the project,unless reduced as provided fos by
ordinance. The city may increase fhe amount o�the required escrow deposit at any time if the city's wsts are reasc�nably
expected to exceed the minimum amaunt. Any balance remaining after review is camplete will be refunded to the
applicant. No interest is paid on cscrow deposits.
PLEASE NOTE: if the fee owner is not the appiicant,the appEicant must provide written authorization by the fee
owner in order for this application to be considereci eomplete.
Pruperty Fee Owner Signature(s) Date:
...... .- �� ��/ r
�. �'�"?���- �/ �.,-�3YL��C•1-�%:�-- ~Lr' �; � /
Applicant Sigw+ture(s) Date:
��
For City llse Ooly
���-�
Application Fees: � �� _ ��� �U.s "j -� � �
t
Escrow Deposit: c�`�
11/19/2010
19
��C�i�/ED
''�'c:� 1L��clrn�a•fl���3x•r;�;��r�� �r�c �r•���z: tAa�t�ioix;; �E•ua�{��� ; , ,;
�l l�{) Oza��lc ;\ve N 70�U I�[c��ilott�Ct
YO L`�x(� Ruc'.:ford;i�°I1�1 S>373
CITY OF SCANDIA
Scandi��,1IN "5037
Re: Wett�t�d Assessmenc— 13�SU 1��'�' St;`;. �'�A1C111(:011 �I. �1"OlY,\�Il�l SSQ�l7
�i�e�r}��tiot;: I33SQ 188`�, St\. iblarine oF St. ('rois, Z.�I�1. Tlu'cc sl�oreline lois ori 13ig Nlari��e Lakc.
(I,ot,, A 9, 10, �lncle:rson's l3ie L.ake.7."`� adclition, Git,of Scandi�; 1�'asliinglo�i County, )���N�
�1t the rcquPst of Landmarl: Sui�v�yin�., on I Oi lr?U 11 a ���etland�lss�"'S111PI1t\V15 111ACI(:011 IIIP,
i�roperty id�:ntilir:d ahovc anci l�ro�°id�ci i,�tt�c attacl,me��ts to th;s I.�tter.
I;��#��Q�: Ciiven the inventury��ntl su��trey inlurmation�i�ailahle. a"Routine Detern�iri�tion''metho�l
�j�,is fc�llo�vea 4vhiclt is a sim�le, I'�I�)1CI1)'1���7I1Clj]11�i�tOC�tll�l'1'eSUllti lll SL1f�7C1e111 C�L1ft�it:lflVC C�flla �or
malcin� a�leteruunatio�i as�1�scriUcd in tlle 19�Y7 Co�l�s r�f�J1,;if�e�v�s TTJel�arrd D�J��zecrlivn ,l�l�rnu�rl
(«�atel�vay5 I:�:pe►•iment�ealion Tecimical R�•port Y-87-1,January. 19�71 �nd tlie Re�.ional
Supplement to the�'�ips of En�ineers ��JetlAnd Delineation Utzni�al—\Toi7licenlral and No���h�<,,st
Regioia.
rn addilioii, an onsite ins�cction ti��a:� bi�etly coiiclttcCetl �ii 10;7�11 lo verify lhc int�cntory�nd
tiur�:.�� dail�ccur�cy. 'I'he infonnatiou oUc��ined ii�th:. �ilac3�ment5 inciudin�tlic soii :in'vey,N���[,
aeri�l photo`raph��,:;urv�v inioz•n�ation. and unifornlit�� ��f the sit�� appcars t� be suf�cicni ior
mal:in�a detc�•mina�ion for tlie��re�posed projcct.
�oils: "['he pai'CCI CO17S15tS Illr1111�}� of�lnoka lo�my fi�ic sand. This is a n�n-hcch'ic �,S�cll drained soil
aud the elevation is i-r�m 2 to'?0 leet aUo�:e tl�c UH�V.1'he remaining pzrcel do�vn to the OH1��ar�tj
the southw::st property liize�ippears to be historic suid fill.
I�c$ruio,. : '�lo I�ydrology indicatc�rs or criteria ���ere ic�entified abc�ve the surveycd OHW.
�'d�e�Rtiu�z: The�egctatio��is typical n1o����d Itentucicy blue grass la��n clo}vn ta a sand beach at
th�(1H1�J.
'�1e�landllU�lland.Assss�rttep�t: Ciit�en the info�tination aUo�T�,� Routine Deien�linntioi�can be mlde
thtrt�ao�ve#la►xc�s e�ist on site al�ove the UH\�J. :\t i;xisting conditions,t11�CUI1'Cill SLil'VZyed Ol��
appcars to be tfie extenl of�uly j�u�isdictiou�ketlaiids. Tl�is OII\��Uouudary appea�'s to folio�v the
southerii��nd south��est propertti�lincs. If uppropriate erosion controls are insialled�nd inaintained,
the proj�ct as proposed on thc Cez'tificate of Sui��e�� (attached) should be coiisidered a no-net loss
uudcr the�VetJ�u�d Conservatiou 11ct.
If anv additional u�toi•matio�� or questions arise,pl�ase fr:el fi�e:e to contact me at 763-�77-5961.
Tony Brol�rh
C�riitiGd Wetla�ld Drline�tor
�.
; ;.
20
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• —� G1��Y OF SGANDIA� W.�SMING'i(XV G(hIN'(Y� MiNNES(IfA AIV�
�l����_�_`� FiOUSE LAYOUT
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-��—_. '--���Lt�j�j '��--� 17715 KinsY�ryGrr'�:
�- ----_i-�� s s�` La�-.e�:e, M%nnaroto 550"
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a Q�=�� 1 `a��O"8 \ iJJ50 18BM Sfreet Nath
y'w �,�,' •:,� � ,Ncrinn m Si. finlx,;"r..vesnln..5.5(N7
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f4C:CF� W;;�ff }� �y.l',� �. KGi�\� •R y \
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i
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a'." � �/'�
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ti_�.�,s.....,..� LOT 7 s:1 ' �.. ::�_"�% , � � � /1
�mrvurm.ereww e . ,� ��g r �J �w rar
' � _
. . . Xe...� .'�/ /� c��_�o
i^ LOT 8 � _ � ,, e.t i it:,�i �,��r.r,�
� . . G} an�.rin.vr.aul _�. :i��'
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�s (z no w.n:I� �:
��-_..i� : � :s 4^ , �r���. /4,m PROPOSED COVERED ARFA
, � �' . �o.,,�1. � ' xou.a..x s+�.se.......3an.a. rt.
� rN��,..y......__......z�oo sa. «.
� - � Uect....................630 sl. ft.
� i . / 6nLrY 4M alG.�lk......]�0 W. ft.
f ' Wck SfePs...............`0 cV. fc_
� « LOT q ; LOT 10 _ -
� p� m'verlv:ASr>JtM: �y'/�nraeaT� / r Ibc.l wwr.-a uea.....�060�q. rc.
8 w � j�
N" ' '6n. P�B.T OF PPOP( 3D CG Y.N'i.'�AAbl
g n.n�.e... X.�...� ' .�
, P (��4 Kt). �/ �� ]p60/13560•100�16.�peccenl
, M� `J Ro /.J;/SI
� Z � x�u.. ' . - \
eo+cwn,vac, _ �r
� ra� s a��r.rY�s .
I � :.,i�... ,`�' ; BUILDABLE AREA
' ' - � ]i6'0:3� ft. o+0.�4�ci<1
-�q � `
VP ' .. �e
P �: '
"�µ� :' �; �� PROPOSED DEBCRIPTION OF
� �; EXISiING HOME PARCEL
� . Y n..iri.r.wr�wsar+sarciwiuve.�a��oa�xw.
. = U�.��.rrr.m.:ar�a�
. •� �atl rr�w�as�..�.w�..a�.�o.�•�v.�i.�s���
c.oc�r.rnnuirrnb.r..+wr...srma�a.
91i�X Jrw,fm�uKroiw�M�nar.ss.�eia.`r.
' AM.Y 4C�erloY N L�e�IO�i�I�oY F4�iset
o�I' �13{4�W�Wt1Iy�N Gt�vsl\'�l�ir�RJll
- � l��e�IsbiMeslev�fN�Wis1YrM�f�W�sb�YF
; "< ` PROPOSED DESCRIPfION OF
�� g� � NEW FIOME PARCEL
' ../. . �ar�ia.layasowa eic uu�in�sa wm�a+.
r
.wrrnr�a�r`w�..umoaavse�c ua vuv a�nmrtQ+.
y.e...+b.rs.wue+w�ar r:
� - �we.r.s+eN rrmuxrosri�y.,n
. r a...��r�.�em r v+isoo..�
��- . - ' / f.�f�6+�I�M411Nw!}�t�Mbw�?�1[�f.•
M
� i`a.YtlN 4S0aa l���y�Of e]Ie�0�.��Ym
� � fel6iC�asi�UNYFm10�4dY�wYMa��n�Y
' � •, '�i.,4 , . .. g ron..�..�n�i�M. wwr.u..eer�a:r.A�
\ v q
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�� ,.' „� LEGEND
� j �� s,e„ m.ew�w.M.� n oM..�.i,�.......�.
t- � �����_ ��.. . . iw a� cmr�.i. �wc..n«sr
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�Y �. . . � \. C Ir.w ds n w�1 N NCY�m el u Iwl. ��,1�m�1��aM/��1�m tb wan.+mL
` � 4 . ��sV w ik ad �
�`�j,� ^;'-� i .w (v1 LVrI W 6raM�IM rvW MM
-� .;,� i .e,. a..��,.,m�.,�.... a...s x ���„�.�..,�,.,�..»�.�..�
BIG MARIIVE LAKE — ``�•��
SURVEY PRkPARED�T� R n i.�o[� cMi N � ����1��ai r:p z ot tnis mep ne almp r�eki.
�DIIf�/710/�($lAV6�l10.(flC. � . • �• _ " ����^"�i.�.�y�.�wn�'wn a�i i w i t��ve y w�
71150 OfM Awwe MarH� �l'.0.9n�65 i0'J�'r .+w - a�3.e?.e �a` �`� •w �`r~1N��
5 .a./b.navb SSOIJ .e ,,, �) Lanbnox.:1v,4�In:�
�L-ALL.JIn wv/���Mb n:l�w,�.Y.�Lr�.�IN�Pr �
��.. C.'M.r I`.-`II �
23
CERTIFICA'�'E O�' STJRVE�'
LOTS NINE AND TEN, ANDERSON'S BIG LAKF ?ND ADDIYION,
SECTION 34, TOWNS41iP 32 NORTN� R..NGE =0 WEST,
CIT1' OF SCAKDIA, WASNI4GTON CpUNTr I-1iNNE50TA E7CISTINC� LOT LAYOLTT
- AND
��� � 7'OPOGRAPHY
.', I88� �� ��- -- — ` . _ ,
-��� `
-__ \ � � SURVEY PREPARED FOR .
� _`-� -���C(( rn '_�� ��. � JAMES V.ANll SANDt2A K.C:UN'1'INFN"LA
"" �_-` '-��������CC' ' �.��` �
- .�___—�_FI jA 'X� \ : 17715 Xn.sbury Circ'•
—' �~��� � ��`\ � l..kco.r. l'�n.n:soto 550'4
�C1� S?'� "���
7a5 _`-\� ET ��� SIYE ADDRES9
�tAf.e
`���� '�..,,��\ 13J.:0 IG:th 5(�r:f':arth
a � ���`� � �\ '�a"vre on SL Gax,!�d�v�r.;ota, 5504?
r- �
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w�a � ca,ana J n ,J..'' 1�;_ �\\� \\
r I �! -� ��6����\ \�
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ti�r � ,
« �� ��
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/ a;�
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\�'4 / �s �� A'
LOT 6 / / r•+t�c: .
'i .,,.�..,,<,�..,,... LOT 7 , i (,\
n.n..e.r...�-aeswn . i
/ /
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LOT 8
� �
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�� . ' �' . ' " / � .���/A`�
\ � � A.. � " ry
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q � .._SfN!M IeEi
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oa�_...,....,�..,.N. �..�,..�«.�,..�>� i
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a �_,s a�,.�.�,; , �7
� � .a R:i / ,
;n J '���-
�(aa� 6{
, �� PFNGLIMARK- � � D(ISTiNG COVERED AREA �.
�_ ���e,�evr `� /.� � Cabin...................6..D rq. tt.
' � / - • &a \ DrSverny................�10 a9. [t.
l " � o¢et....................1]0 a9. [t.
/ � � Portlon o[houaa..........0 s�[C.
'. � I - . lot.l�•ov�r�d area.....t�90 aq. ft.
/�_. Xws
� BUILDABLF AREA
� ,. , / i: �"• „ u.+z to�e.:a��e:oo aa. r�.
/� � � r.ures ue�aer'uv
roe,x.ao�r+w:.it�e�trav
! W, r.�.�s!�A
. •. AMJPRAAYSB/GUXFbl.IGOV77QK
I �o crdiq�btrm.e��m/q.fabmfa6brdafatwd
. LtleuAmafAe�.s�rN]Ek,af We�I�s GbWj,
Almm
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II r..ss / r.,ea,�wn�rk.v�esxw-�
vr iio,t
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i
� { � , ��tn�5 �mauL'Ynl6eaire sdPa'tlamis67rdof�uwd
�''1� iaal6eeldr.��l N1R4aK1VvlepC;,
\ !'d�v� ^'..�Q^t ; Af�es�e.
l.t:Y /
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n.
. .� W�..tw••% � .:�•6�
LEGEND
� -- - -
_—R---
� _ �� , ;�„��.«��.°":y." • ,"«�.���.^�.- —
\ � ` s�nro- �_-- S�.�wn rue.J i�s aeYM'�we n p^o� n.uC e u'.�Mu il..a
—�'� '--.� u'aarn o..n a.n o. ..a�.w.mo� c...� ..p*.mr..���.
� �. Fii`.�..r� �w�Maa m rwr. , w�. m m
+Y, M1��+�� (r� r „rs,�.r�ari
::anra � / ia..�..a ws rm�w�..w .ac nn•rn
58* .._'__"_—"— _—__
`� BIG MARINE LAKE ��
SURVET PREPARED AY: 1 K�.�.���e�a` _ . . OmcIN cry�b�ot IM1:map or�rMp rN�f.
�A�qAC$UV9�.�I1C. �J �ro - . • `� w�u.w r.m.�x'"�a,..i.�+w ai.�i
rsocU:,aR uwn ,...�.,cs � ,�o T���e e..,��.. _.:..F.. � �� ..,...,....�..�.�......,.,...
i . J /,� �,/ \� ��'�, `^ � ^'` `�� .y-r
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y�a�i° �! ' ,�' ��„`�-� �
� i �
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' � \ �• •! ___�_'r►��q� d,•�� � �'.
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' �� � ..:.,�- � ,. �.
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fl� .s`. � � ; �LL � �-� � '�' ` � �
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r ` �- l � � '. � e �}�,,.�-s'�'r f� �
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,,.� 1�t
No. oescr� ton °a-°B Drainage,Grading and Erosion Control Plan a
'�`',� a � (/1� � � -
� . 1 I�\� ' �a...�4 /�I. — �
,,�� �����, ���r�� �� � �� Continenza Lake Home _ �����m�ef_, o
,���i������\t ,���i7� ( � — °�------,�„ S� �
�r�����r/J //rr% r��/ -�: „.'.�;�I��. �
'�i If q��''f�� ��4�f .�r„ i� Drewn by Jeff Belmer
� ����',
� � i-- - —� — Scale 1•=20�-0•
�7�i)�� � �- � Big Marine Lake �- - --- —� ----
�
I _r`.� rM1.�' ' r," ��U�J � . . ��:, —�— - - - --- ---
N�,�����,�,;;tia� o,.��,r;e� .;���",'.�. . ��.>�� i a � �
W F�i��a��i�:;�����; � $i9 9 4 9 � c—
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26