4.a) Variance from the Permitted Square Footage to Allow and Addition to an Existing Garage at 14790 Scandia Trail North, Matt and Jennifer Olson Applicants. . � a�
444 Cedar Street,Suite 1500
Saint Poul,MN 55101
651.292.4400
� tkda.com
TKDA
Memorandum
To: Scandia Planning Reference: Olson Variance Application,
Commission City of Scandia
Kristina Handt, City
Administrator
Copies To: Matt and Jennifer Olson
Project No.: 15253.009
From: Sherri Buss, RLA AICP, Routing:
Planner
Date: April 29, 2013
SUBJECT: Olson Variance Request for Accessory Structure
MEETING DATE: May 7, 2013
LOCATION: 14790 Scandia Trail North
Scandia, Minnesota
APPLICANTS: Matt and Jennifer Olson
ZONING: Village Mixed Use B (VMU B) District
60-DAY PERIOD: June 2, 2013
ITEMS REVIEWED: Application and Plan received April 3, 2013
BRIEF DESCRIPTION OF THE REQUEST:
The applicant is proposing to expand an existing 24'x 24' garage (576 square feet) with an
addition that is 24' x 24' in size (total 1152 square feet). The applicant is a requesting a
variance from the area permitted for accessory structures on lots less than one acre in size.
The property is located in the Village Mixed Use B (VMU B) District.
An employee owned company promoting affirmotive action and equal opportunity
Olson Variance Staff Report
Scandia Planning Commission Page 2 May 7, 2013
DETAILED EVALUATION OF THE SUBDIVISION REQUEST:
Comprehensive Plan
The Comprehensive Plan indicates that the Village Mixed Use B (VMU B) District includes a mix
of commercial, public, industrial, recreational and residential uses. The Comprehensive Plan
notes that a mix of lot sizes exists in the VMU B District, and that this will continue.
Accessory structures, such as garages, are a permitted use in the VMU B District.
The proposed expansion is consistent with the qoals of the Comprehensive Plan for the uses
permitted in the VMU B District.
Lot Size and Setbacks
The applicants' lot is .82 acres in size, and is therefore a nonconforming lot. The minimum lot
size in the VMU B District is 2.5 acres.
The required setbacks in the VMU B District include the following:
• Front: 40 feet
• Side: 20 feet
• Rear: 50 feet
The sketch that the applicants provided indicates that the existing home and garage and the
proposed garage expansion meet the setback requirements. The garage expansion is
proposed to be setback 50' from the nearest side property boundary, and 66 feet from the rear
property line. The existing garage is set back more than 40 feet from the front property
boundary.
The proposed setbacks meet the ordinance requirements.
Accessory Structures
The existing parcel includes one accessory structure—the existing garage, which is 576 square
feet in size. The Development Code permits up to one accessory structure with a total area of
720 square feet on lots of less than 1 acre. The applicants are proposinq an addition that would
double the size of the qaraqe to 1,152 square feet. The proposed expansion requires a
variance, which is discussed in the Detailed Evaluation of the Variance Request, below.
The ordinance also allows accessory structure up to 120 square feet in size in addition to the
accessory structure up to 720 square feet. The applicants do not currently have one of the
small accessory structures on their property. If added to the 720 square feet, the total square
footage of accessory structures permitted would be 840 square feet.
The applicants are proposing to use the loft space of the expanded garage for storage. They
will add a folding ladder within the main floor of the garage to access the storage area. The
proposed expansion does not require a Conditional Use Permit for the storage space. The
height of the structure will match the existing garage.
Lot Coverage
The VMU B District allows up to 65% lot coverage by impervious surfaces. The impervious area
covered by the existing and proposed structures includes the following:
1
Olson Variance Staff Report
Scandia Planning Commission Page 3 May 7, 2013
House 930 square feet
Garage 567 square feet
Concrete Driveway 672 square feet
Gravel Driveway 1,000 square feet (approximate)
Proposed Garaqe 567 square feet
Total 3,736 square feet
The size of the lot is approximately 35,793 feet. The proposed lot coverage with the garage
expansion would be 10.4%. The proposed lot coveraqe meets the code requirement.
Building Height
The proposed garage expansion will have the same roof type and height as the existing garage.
The existing gable roof is 17' from the ground surface to the peak of the roof.
The ordinance allows a maximum building height of 45' in the VMU B District. The structure
height for gable roofs is defined as the vertical distance from the average of the highest and
lowest point of grade covered by the building to the mean height between the eaves and gabel.
The buildinq meets the ordinance heiqht requirement.
Wastewater Treatment
The proposed expansion does not require additional wastewater treatment on the parcel.
Stormwater Management and Land Alteration
No alteration is proposed in the grades on the site.
The Planner sent the application to the Carnelian-Marine-St. Croix Watershed District for
review. Jim Shaver, the District Administrator, indicated in an email that"This addition will not
need a District permit nor does the nature of the variance trigger our rules."
The City's ordinance requires that the applicants obtain a land alteration and grading permit if
1,000 square feet or more of land area will be disturbed for the proposed expansion. The
applicants should obtain the land alteration and qradinq permit if needed.
Landscape Plan
No landscape plan is required for the expansion. The property is well-screened from Scandia
Trail North, and has some screening from adjacent properties. The existing garage will screen
the expansion from the roadway. The Planninq Commission should listen to comments at the
public hearinq, mav discuss whether screeninq should be required as a condition for the
variance.
DETAILED DISCUSSION OF THE VARIANCE REQUEST
Chapter 1, Section 6.0 of the Development Code includes the criteria and required process for
considering variance requests. Variances may only be granted when the terms of the variance
are consistent with the Comprehensive Plan and in harmony with the general purpose and
intent of the development code. The variance criteria include:
1
Olson Variance Staff Report
Scandia Planning Commission Page 4 May 7, 2013
1. The applicant proposes to use the property in a reasonable manner not permitted by the
Development Code.
2. The plight of the landowner is due to circumstances unique to the property not created
by the landowner.
3. The variance, if granted, will not alter the essential character of the locality.
4. Economic conditions alone shall not constitute practical difficulties.
5. The proposed variance will not impair an adequate supply of light and air to adjacent
property, or substantially increase the congestion of the public streets, or increase the
danger of fire, or endanger the public safety, or substantially diminish or impair property
values within the neighborhood.
6. The required variance is the minimum action required to eliminate the practical difficulty.
7. Practical difficulties include, but are not limited to, inadequate access to direct sunlight
for solar energy systems.
The applicants are requesting a variance from the Development Code requirement that lots that
are less than 1.0 acre in size have no more than 1 accessory structure with a total square
footage of 720 feet. The applicants are requesting to expand the existing garage to 1,152
square feet. The applicants' rationale for the variance is the following:
• The applicants are requesting the variance to be able to park vehicles and store items
including snowmobiles, lawnmowers, a 4-wheeler and kids toys inside the garage to
protect them from the weather and keep the lot from appearing cluttered. The applicants
calculated the storage area they believe they need, and have based the variance
request on that calculation.
Findings
The following bullets present the Planner's findings related to the Olson request for a variance,
based on the statutory criteria for granting a variance. Each of the criteria are shown in italics:
• Variances shall only be permitted when they are in harmony with the general purposes
and intertt of the official control.
Granting the requested variance is in harmony with the purposes and intent of the
Comprehensive Plan and Development Code based on the following:
• The proposed use of the parcels for a single-family residence and an accessory
structure is consistent with the Comprehensive Plan goals and policies in the Village
Mixed Use B District. The District allows for small lot sizes such as this
nonconforming lot.
• The property owner proposes to use the property in a reasonable manner under the
conditions allowed by official control(s).
Single Family Residences and accessory structures are reasonable uses in the VMU B
District.
• The practical difficulties are not caused by the landowner, and are unique to the
property.
�1
V �
Olson Variance Staff Report
Scandia Planning Commission Page 5 May 7, 2013
The practical difficulties are caused by the size of the existing lot, which was not created
by the landowner.
The City has previously granted variances for larger accessory structures than allowed
by the Development Code on nonconforming lots that are under 1 acre in size (such as
the Varhalla variance, August, 2012). The Varhalla variance allowed a slightly larger
building footprint and a second story structure to minimize the total impervious surface
and protect neighbors' views. In the Olson's case, the structure does not exceed the
coverage standard in the VMU B district, and a two-story structure would be more visible
and could impact views more than expanding the one-story structure to the rear of the
existing structure.
• The variance would not alter the essential character of the area.
The applicants' home is adjacent to commercial uses to the east with multiple and larger
accessory structures. The residential structures to the west have accessory structures
and are on larger lots. The expansion would not be visible from Scandia Trail North, and
would not alter the essential character of the area.
• Economic conditions alone shall not constitute practical difficulties.
The practical difficulties are caused by the size of the existing lot and the need to store
vehicles and other typical household belongings to protect them from the weather and
maintain the neat appearance of the property. The difficulties are not related solely to
economic conditions.
• The proposed variance will not impair an adequate supply of light and air to adjacent
property, or substantially increase the congestion of the public streets, or increase the
danger of fire, or endanger the public safety, or substantially diminish or impair property
values within the neighborhood.
The proposed variance will not impair the supply of light or air to adjacent properties.
The property will remain as a single-family residential use and will not increase
congestion or endanger public safety. The proposed expansion is well-screened by the
existing structure and mature trees, and will not impair property values in the
neighborhood.
• The required variance is the minimum action required to eliminate the practical difficulty.
The applicants indicated that the proposed size of the expansion is the minimum area
needed to eliminate the practical difficulty. The Planner has included a condition that the
applicant forego the 120-square foot accessory structure that the code would permit in
addition to the 720 square-foot accessory structure permitted on parcels of this size.
• Practical difficulties include, but are not limited to, inadequate access to direct sunlight
for solar energy systems.
The variance is not related to a need for direct sunlight for solar energy systems.
1
Olson Variance Staff Report
Scandia Planning Commission Page 6 May 7, 2013
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 listen to comments at the public
hearing on May 7 to determine if there are concerns related to the size and visibility of the
proposed structure. The Planner recommends that the Planning Commission approve the
variance to allow expansion of an existing accessory structure to a total size of 1,1,52 square
feet on the property located at 14790 Scandia Trail North.
1. The expansion of the existing accessory structure shall be in substantial compliance with
the plans submitted to the City on April 3, 2013.
2. The applicants shall obtain a building permit for the expansion.
3. The applicants shall obtain a land alteration and grading permit from the City if the area
that will be disturbed for construction exceeds 1,000 square feet.
4. Based on the variance granted to exceed the accessory structure size standard, the
owner waives the right to construct an additional 120 square-foot accessory structure
permitted by the Development Code on the parcel.
5. The applicant shall maintain existing trees and screening on the site, and protect the
trees during construction
6. The Applicant shall pay all fees and escrows.
1
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File No.��1 ('
APPLICATION FOR PLANNING AND ZONING REQUEST
City of Scandia, Minnesota
14727 209th Street North,Scandia,MN 55073
Phone 651/433-2274 Fax 651/433-5112 Web http://www.ci.scandia.mn.us
Please read before completing: The City will not begin processing an application that is incomplete. Detailed submission
requirements may be found in the Scandia Development Code,availabie at the City office and website(www.ci.scandia.mn.us)and in
the checklist forms for the paRicu]ar type of application. Application fees are due at the time of application and are not refundable.
1. Property Location: (street address, i applicable)
CC�r�c%Ld f�'. �� •�L'a c%Cf /�'� .�S 0 7
2. Washington County Parcel ID:
1 �1 � 3 H �o
3. Complete Legal Description: {attach if necessary)
4. Owner(s): Phone:
�cI Z� d �c°/1/1/�Pr ��So/� (h) d S/ -�133�3a?o�
(b)�S 1 -75S -Q�3 7
Street Address: E-Mail: /�IIlZ'-� ��5�'�_ ���`��5� �`�m
/�/�9z� S�Q����.� f-r. �/
City/State: Zip: J 5 O 73
CC7n�i�t .�1���
5. Applicant/Contact Person: Phone:
(h)
.S9/I'�cG GS /�,��c./�' (b)
Street Address(Mailing): E-Mail:
City/State: Zip:
6. Requested Action(s): (check all that apply)
� Variance Administrative Permit _ Amendment (Development Code)
Variance Extension (type)
— _ Amendment(Comp.Plan)
Conditional Use Permit(CUP) Site Plan Review
— ��e� _ Subdivision,Minor
CiJP Extcnsion
CLJP/Open Space Subdivision. — Site Plan Modification _ Subdivision,Preliminary Plat/Major
CLTP/Planned Unit Development Site Plan Extension _ Subdivision,Final Plat
Interim Use Permit(IUP) _ Sign(Permanent) _ Environmental Review
Wetland Review
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7. Brief Description of Request: (attach separate sheet if necessary)
f�el on G ��/xa � c�� i�-�, o �Xis�in o?l/ � /' Q
RC-r�s�^ f�r i's -fo ,be A�ble �'o P��1� �eh�ch��� �r� o�1Pr UC�������s
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8. Project Name: /� J I � ] ,
D/s��.� Go�a p �7�rc�i ri pr2
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 al]out-of-pocket costs incurred for processing,reviewing and hearing the
application.These costs shall include,but are not limited to: parce]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 authorizarion by the fee
owner in order for this application to be considered complete.
Property Fee Owner Signature(s) Date:
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Applicant Signature(s) Date:
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Applicarion Fees: � I �O 3 2013
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CITY OF SCANDIA, MINNESOTA
RESOLUTION NO. OS-07-13-01
APPROVING AMENDED VARIANCE FOR 20290 OLINDA TRAIL
WHEREAS, Matt and Jennifer Olson have made an application for a Variance to allow
expansion of an existing garage by 576 square feet to a total of 1,152 square feet; and
WHEREAS, the property is legally described as follows:
Lots 13, 14 and 15 007 Scandia Addition and Vac 2°d Street Adj Lot 15, Scandia Block 7
Subdivision CD 91720; and
WHEREAS, the Planning Commission reviewed the request for the Variance at a duly
noticed Public Hearing on May 7, 2013, and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING
COMMISSION OF THE CITY OF SCANDIA, WASHINGTON COUNTY,
MINNESOTA, that it should and hereby does approve the variance to allow an expansion of the
existing accessory structure by an additional 576 square feet to a total size of 1,152 square feet,
based on the following findings:
1. Granting the requested variance is in harmony with the Comprehensive Plan goals and
policies for the Village Mixed Use B District.
2. The proposed single-family residential use and accessory structure is a reasonable use of
the property under the Development Code.
3. The small size of the existing parcel was not created by the current owner.
4. The proposed expansion is consistent with the essential character of the surrounding
Village Mixed Use B District.
Resolution No.: OS-07-13-01
Page 2 of 2
5. The request is related to the size of the existing lot, the need for storage for vehicles and
typical household items, and to avoid a cluttered appearance to the property, not
economic conditions.
6. The proposed variance will not impair an adequate supply of light and air to adjacent
properties, substantially increase the congestion of public streets, increase the danger of
fire or endanger public safety or substantially diminish or impair property values in the
neighborhood.
7. The requested variance is the minimum needed to eliminate the practical difficulties and
provide the necessary storage area.
8. The practical difficulty was not related to inadequate access to direct sunlight for solar
energy systems.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. The expansion of the existing accessory structure shall be in substantial compliance with
the plans submitted to the City on April 3, 2013.
2. The applicants shall obtain a building permit for the expansion.
3. The applicants shall obtain a land alteration and grading permit from the City if the area
that will be disturbed for construction exceeds I,000 square feet.
4. Based on the variance granted to exceed the accessory structure size standard, the owner
waives the right to construct an additional 120 square-foot accessory structure permitted
by the Development Code on the parcel.
5. The applicant shall maintain existing trees and screenin� on the site, and protect the trees
during construction
6. The Applicant shall pay all fees and escrows.
Adopted by the Scandia Plannin� Commission this 7nd day of May, 2013.
Christine Maefsky, Chair
ATTEST:
Kristina Handt, Administrator/Clerk
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Parcel ID: 140322Q340054 MAP FOR REFERENCE ONLY
NOT A LEGAL DOCUMENT
Parcel Address:
14790 SCANDIA TRL N, CITY OF SCANDIA This drawing is the result of the compilation and reprodudion
of land records as they appear in various lNashington Counly
offices. The drewing should be used for reference purposes
only. Washington County is not responsible for any
Created on 4/22/2013 inaccuracies.
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