6.a) Joe Ackerman. Variances to Construct a New Single Family Dwelling at 23271 Lofton Court North F '
� Meeting Date: 9/01/09
Agenda Item: `� � `i �cJ�
/
Planning Commission/City Council ('p,�� (��'
Agenda Report
City of Scandia
14727 209`" St. North
Scandia, MN 55073 (651) 433-2274
Action Requested: Hold a public hearing on the application of Joe Ackerman for
variances including lot size and setbacks to construct a new home on
an existing lot located at 23271 Lofton Court.
Deadline/ Timeline: 60-day review period expires October 13, 2009
Background: The planner will present the attached report and recommendations at
the meeting on September 1, 2009.
• Recommendation: The planner has recommended approval of the variances with findings
and conditions which have been incorporated into a draft resolution
for use by the Planning Commission and City Council.
Attachments/ . Draft Resolution 09-01-09-02 Approving Variance Request
Materials provided: . TKDA Memorandum dated August 13, 2009.
• 3 surveys, aerial, elevation and floor plan of proposed home
• Application Materials
Contact(s): Joe Ackerman,651-464-1174
Prepared by: Steve Thorp, Code Official
(23271 Lofton Court Ackerman Variance cover)
•
Page 1 of 1
08/28/09
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TKDA444 Cedar Street,Suite 1500
Saint Paul,MN 55101
I
TLe rlgLt qma The r1gM people.The rigbt om� (651)292-4400 •
(651)292-0083 Fax
www.ticda.can
MEMORANDUM
To: City Council and Reference: Ackerman Variance Request
Planning Commission Scandia File Number 2009008
Copies To: Anne Hurlburt, City Administrator
Joe Ackerman
Proj. No.: 14305.002
From: Berry Farrington, AICP Routing:
Date: August 27, 2009
SUBJECT: Ackerman Variance Request
MEETING DATE: September 1, 2009
LOCATION: Sandgren Addition, Lot 4
23271 Lofton Court
Scandia, Minnesota •
APPLICANT: Joe Ackerman
ZONING: Agriculture(AG), Shoreland Overlay District
60-DAY PERIOD: October 13, 2009
ITEMS REVIEWED: Certificate of Survey and proposed conditions site plan received August 7, 2009
(dated 2007), aerial photo, building plans.
BRIEF DESCRIPTION OF THE REQUEST:
The Applicant requests variances from Ordinary High Water level (OHW) setback, bluff line setback, and lot
size requirements to allow for construction of a new single family dwelling and attached garage.
'The subject property is located at 23271 Lofton C'ourt, with frontage on Bone Lake. Bone Lake is classified
as a Recreational Development lake, and the OHW is 909.1 feet. The subject property is within the
Agriculture and Shoreland Overlay Districts. The land area above the OHW is approximately 18,860 square
feet (.43 acre). There is currently an existing house with a detached garage and two sheds, which are
proposed to be removed. The existing well, septic system, and driveway access point to Lofton Court are
planned to serve the new home.
BACKGROUND: •
Chapter 1, Section 6.4 of the Scandia Development Code describes the criteria for granting variances. It
states that variances are permitted when they are in harmony with the general purpose and intent of the
An Employee Owned Company Promoting Aflirmative Action and Equa/Opportunity
/
Ackerman Variance Request Page 2 August 27, 2009
Scandia, Minnesota
•
Development Code, in cases where there are particular hardships, and when consistent with the
Comprehensive Plan.
"Hardship" as used in connection with variances, means that the property cannot be put to a reasonable use if
used under the conditions allowed by the Official Controls; that the plight of the landowner is due to
circumstances unique to the property, not created by the landowner; and that the variance would not alter the
essential character of the locality.
EVALUATION OF THE REQUEST:
Comprehensive Plan
Variance requests are evaluated for consistency with the Comprehensive Plan. The subject property is within
the Lakeshore Traditional Overlay Area identified in Scandia's Comprehensive Plan, adopted March 2009.
The Plan guides to maintain the pattern of small lakeshore lots while improving stormwater management and
land stewardship, to preserve and protect surface water quality through cooperation with watersheds, and to
encourage residents of developed areas to improve stormwater drainage. The Planner interprets the request to
be in harmony with the Comprehensive Plan.
Setbacks
The setback variances requested are to allow a setback from the OHW of 58 feet and a bluff line setback of
• zero (0) feet. The Scandia Development Code, Chapter 5, Section 8, requires OHW setback of 100 feet and
bluff line setback of 30 feet.
The proposed structure conforms to the side yard and right-of-way setback requirements. The existing garage
is five feet from the east lot line, and the proposed structure would increase this distance to ten feet, thereby
removing a nonconforming situation. The plans also show that existing sheds that do not conform to the
OWH and side yard setback standards will be removed.
The Scandia Development Code setback requirements, the proposed setbacks, and the existing setbacks are
summarized below:
Setback Develo ment Code Pro osed structure Existin structures
OHW 100 feet 58 feet House: 82 feet
(Planner recommends 78 feet) Gara e: 67 feet
Bluff line 30 feet -2 feet House: 22 feet
(Planner recommends 18 feet) Gara e: - 18 feet
Ri ht of Wa 40 feet 83 feet House: 76 feet
Side yard 10 feet 10 feet House: 31 and 33 feet
Garage: 5 feet
The OHW setback of 58 feet was proposed in order to allow sufficient space in the yard area between the
•home and the existing septic mound for a secondary/back-up septic area. The Washington County
Department of Health and Environment was consulted about the space needed for the future septic area.
Staff indicated that there would still be adequate space for the future septic area if the setback/ yard area
(adjacent to Lofton Court) were to be reduced by 20 feet. Therefore, the Planner recommends that the
Ackerman Variance Request Page 3 August 27, 2009
Scandia, Minnesota
•
proposed house location be changed to show a structure setback of 18 feet from the bluff and a structure
setback of 78 feet from the OHW. See the attached sketch plan labeled OHW Setback of 78 Feet.
Lot Size and Width
The Development Code, Chapter 5, Section 7, addresses lot size and width requirements in the Shoreland
District. The minimum lot size is 2.5 acres. The existing lot is 18,860 square feet in area (.43 acres) above
the OHW. A variance is reauested to allow for the existing lot size of 18 860 square feet.
The minimum lot width for a new lot is 150 feet. The existing lot is 100 feet wide. Chapter l, Section 12,
addresses nonconforming lots. It allows that a variance is not needed for nonconforming lots with 60%the
frontage requirement. The lot exceeds 60%(90 feet), and so a variance for lot width is not needed.
Building Height
Chapter 5, Section 8.3, establishes a maximum building height of 35 feet. The proposed structure is
approximatelv 19 feet in height and so conforms to the height standard.
Lot Coverage
'The maximum allowable lot coverage is 25%of the total lot area above the OHW. The area of the subject
property above the OHW is 18,860 square feet. The proposed house, garage, and porch is an area of 2,078
square feet (house: 1,398 sf, garage: 480 sf, porch 200 s fl. If the house location is revised as recommended,
the driveway area would be approximately 1,072 square feet. The total covered area would be 3,150 sguare •
feets_16.7%of the lot area, and so would meet the lot coverage standard.
Wastewater Treatment
T'he Site Plan of proposed conditions shows the existing wastewater treatment system and secondary/backup
septic treatment area. _A_�ermit will be required from the Washin�ton County Department of Health and
Environment to make the svstem code compliant.
Landscaping and Screening
Existing trees along Lofton Court North and the east property line are shown to be preserved with the
exception of one pine to be removed for the driveway.
In similar requests, the City has included as a condition of the variance that the property owner install
landscaping for stormwater management. Stormwater management will be addressed as part of the
Watershed's permit requirements and recommendations, including plantings and landscaping.
Comfort Lake Forest Lake Watershed District
A permit will be required from the Comfort Lake Forest Lake Watershed District. The Planner recommends
as a condition of the variance, that the Applicant work with the Watershed to identify stormwater Best
Management Practices (BMPs) and that the Applicant implement the BMPs.
Minnesota Department of Natural Resources •
Plans were forwarded to the Minnesota Department of Natural Resources for comment. The DNR questioned
why the proposed house would need to be located closer to the OHW than the existing house, or closer than
the neighboring houses (email dated August 19, 2009). The future septic area creates a hardship for the
�
Ackerman Variance Request Page 4 August 27, 2009
Scandia, Minnesota
•
applicant restricting the distance the house can be located from the OHW. With the recommended OHW
setback of 78 feet the Planner believes the DNR comment is addressed.
ACTION REQUESTED:
The Planning Commission can recommend/City Council can act to:
1. Approve the request.
2. Approve the request with conditions.
3. Deny the request with findings.
4. Table the request.
PLANNING STAFF RECOMMENDATIONS:
The Planner recommends that the proposed house location be moved further from the lake as shown in the
sketch, OHW Setback of 78 Feet.
The Planner recommends approval of variances to allow lot size of 18,860 square feet, bluff setback of
18 feet, and Ordinary High Water level (OHV� setback of 78 feet, for construction of a single family
dwelling located at 23271 Lofton Court, City of Scandia.
The Planner's recommendation is based on the following findings:
• 1. A hardship exists because a single family home is an allowed use in the Agriculture, Shoreland
Overlay Districts, and the existing lot was not created to allow for septic requirements coupled with
the dimensional standards of the Scandia Development Code for a home.
2. T'he small size of the lot was not created by the property owner.
3. T'he essential character of the locality is lakeshore, single family residences, similar in character to
the request. The request meets the Development Code standards for lot coverage and building height,
physical characteristics that help define the essential character of the locality. Best Management
Practices will be implemented to protect water quality of Bone Lake.
4. The recommended building site minimizes the degree of nonconformity with setback standards, and
limits impacts to views from the lake. The location maximizes the distance between the dwelling and
lake while leaving adequate space for wastewater treatment. The proposed setback from the lake
approximates the setback of the existing house. The proposed dwelling is distanced farther from the
lake than the existing garage. All existing accessory structures will be removed to bring the lot into
further conformity.
5. The request is in harmony with the Comprehensive Plan's goals and policies for Lakeshore
Traditional Overlay Area and surface water quality policies. The Plan guides to maintain the pattern
of small lakeshore lots while improving stormwater management and land stewardship, to preserve
• and protect surface water quality through cooperation with watersheds, and to encourage residents of
developed areas to improve stormwater drainage.
Ackerman Variance Request Page 5 August 27, 2009
Scandia, Minnesota
•
The Planner recommends the following conditions of approval:
1. Improvements to the lot shall generally conform to the plan titled Applicant Proposed Conditions,
except that the OHW setback shall be increased to 78 feet. The single family dwelling shall generally
conform to the building plans received by the City August 7, 2009.
2. The existing accessory structures, one garage and two sheds, shall be removed.
3. A permit for wastewater treatment shall be obtained from the Washington County Department of
Health and Environment.
4. The Applicant shall obtain a permit from the Comfort Lake Forest Lake Watershed District. The
Applicant shall work with the Watershed to identify stormwater Best Management Practices (BMPs)
and the Applicant shall implement the BMPs.
5. All fees shall be paid.
•
•
•
CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 09-01-09-02
APPROVING VARIANCE FOR 23271 LOFTON COURT
WHEREAS, Joe Ackerman has made applicativn for vari�n�ces to allow lot size of
18,860 square feet, bluff setback of 18 feet, and Ordinary Hig� Water level (OHW) setback of 78
feet, for construction of a single family d�elling located at 23�71 Lofton Court, City of Scandia;
and
WHEREAS, the property is legally described � L�ot 4, Sandgren Addition, Washington
• County, Minnesota; and
WHEREAS, the Planning Commission �eviewed the request at a duly noticed Public
Hearing on Septembet 1,2009, 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 request of Joe Ackerman for variances to allow lot size of 18,860
square feet,bluff setback of 18 feet, and Ordinary High Water level (OHW) setback of 78 feet,
for construction of a single family dwelling, based on the following findings:
1. A hardship exists because a single family home is an allowed use in the Agriculture,
Shoreland Overlay Districts, and the existing lot was not created to allow for septic
requirements coupled with the dimensional standards of the Scandia Development Code
for a home.
2. The small size of the lot was not created by the property owner.
3. The essential character of the locality is lakeshore, single family residences, similar in
character to the request. The request meets the Development Code standards for lot
coverage and building height, physical characteristics that help define the essential
• character of the locality. Best Management Practices will be implemented to protect water
quality of Bone Lake.
Resolution No.: '
Page 2 of 2
.
4. The recommended building site minimizes the degree of nonconformity with setback
standards, and limits impacts to views from the lake. The location maximizes the distance
between the dwelling and lake while leaving adequate space for wastewater treatment.
The proposed setback from the lake approximates the setback of the existing house. The
proposed dwelling is distanced farther from the lake than the existing garage. All existing
accessory structures will be removed to bring the lot into further conformity.
5. The request is in harmony with the Comprehensive Plan's goal$at�policies for
Lakeshore Traditional Overlay Area and surface water quality policies. The Plan guides
to maintain the pattern of small lakeshore lots while improving stormwater management
and land stewardship, to preserve and protect surface water quality through cooperation
with watersheds, and to encourage residents of developed areas to improve stormwater
drainage.
FURTHER BE IT RESOLVED, that the following conditions of approv�l �all be met:
1. Improvements to the lot shall generally conform to the plan titled Applicant Proposed
Conditions except that the OHW setback shall be increased to 78 feet. The single family
dwelling shall generally conform fq t�e building plans received by the City August 7,
2009.
•
2. The existing accessory structures, one garag�and two s�eds, shall be removed.
3. A permit for wastewater treatment shall lx obtained from the Washington County
Department af Health and Environment.
4. The applicant shall obtain a permit from the Comfort Lake Forest Lake Watershed
District. The applicant shall work with the Watershed to identify stormwater best
management practices (BMPs) and the applicant shall implement the BMPs.
5. Ail fees shall be paid.
Adopted by the Scandia City Council this 1 S` day of September, 2009.
Dennis D. Seefeldt, Mayor
ATTEST:
Administrator/Clerk •
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& �4'etland Specialists
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O� �A y� Foresl Lake. MN 55025 Su�Vfy0�5, Engineers Ai:in. Lic. No. 13590 ��
�) r & Wetland Special(sts
1 1 hereby eertify thal this survey,plon or report roe preporad
. Phone 651.464,3130 Dy me ar under my dkecl superviston ond lhot 1 om a duly KELLY L JOROAN
Fox 651.461.4fi22 Lieenead Lond Surveyor under the laws o! the Stote ol Minneeolo. �'^^� Lic. No. 42648
. E-moll: hult�mhu,com
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NULT de ASSOCIAlES, INC. by /X � liC/l, � �'���'��7�'7 �
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DALE F. HEBEISEN, Minnesota Lkenaed Lond Surveyor
SURVEY FOR: JOE ACI�ERAdAN GRAPHtr, _;:":A1.F"
PROP � � ED S.�A,.:_ .� �:�_r
LOT4,SANCX;RBNADDITION, ° �S �a �n eo
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C O N D I T I O N 3 � � � � wASfTit���`jVr.rnUNTY,MINNESOTA. i iNCN - =o tr`Er
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f roP tn��Noi� s�iKe� � 1 � �� � or�c�sEo`��` ',� k ,, � � � 3e�a'� CDYE'RED AREA
r �L�V.a 4ti.'l9�"7. � � . USf tc � `�, � � ` � � --- . _. --- .....__...--- -- -. ._..
� ; (i�,r.vo. �z�) � ��i�� 1 I :A>E � -�?4,� � � � � IMPERVI�5 SUftfAC� AREA
, � , \L � 'C �., � � ��- l 1 r E- wousE ac caRgcE- -��_p�a_kf__- -- = a07�
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9�` �� Q� �� � � \ �.����,'� 'F�1U �;,� ! � ( ��1 DRIVEWAY _... .._---- 1 372_0 rr.� i37�2
\,i iF�� \ . ����� \�� ��,�\ �nx��. ����)-. �C_) �.�� TOTAL IIAPERVIOUS 3 5� �--`-.'-'
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� �`t � ,t �'� �-/ P� �(OTAL L07 AREA - 79.3/Gt 50. 6i.
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�'�4 ,j i `'y'w",��v'�k��. S�i 1 9J 1 � � � �� aPIE 1 l0T AREA ABOVE OHW LINE _ �B86n.t 50. FT.
��O ` �Tti- ,S�iJnim�,a#` � ifi�R.,� �a�"r p.��,`'` � ��y , �'/���('j� C��/A}pt �c�l< TOTAL IAIFERVIOUS = 3.250 ;O. FT. (17%+e` �- AREA AF30vE OHW I_INE
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(� r��O � �!' XyE �zO •flr , \ �� ` MONUMENTS SHOWN HEREON ARE DEEMEU ACCURq"fE TO
'�y� �G �; '2� �� � W I T H I N 0.5 FEEI'OF THEIR c.ORRFCT POSI110N. �
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��nt' � 9:?�3.7� TR.�e iOCATiONS sli�V;N HEREON ARE PER CLIENT NOTE: �
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��� A.NLw:PPROY.iMH?F UNI'r SURVEY 1'O BE USED FOR BUILDING PERPAIT PURPOSE3 ONLY. �
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