4. Nelson layout proposalNelson Variance Proposal
18630 Norell Avenue North
12/31/2019 Nelson Property 2
Planning Commission’s Comments
•Buildable envelop is around 2,200 sq-ft and should be adequate for a house?
•Applicant’s lot is a “substandard” lot and the house should be sized to fit it?
•It is in harmony with the comprehensive plan
•Can the applicant place the house closer to the road?
•Orientation of the garage to best fit the buildable envelop and reduce side set backs?
Planner’s Report and Summary
•Applicant only recently notified that the side-yard setback was 20’, not the 10’ the surveyor had been using for the design.
•Council member Ness explained that although the house is setback 73’ from the measured OHWL, there remains another
50’ to reach the shoreline of Big Marine Lake.
•The Planning Commissioners were in consensus that the house appears too big for the property based on the request for
variances on all four sides of the proposed home; however, they noted the improvement to replace the existing cabin
having 0.7’ of setback from the road.
•Chair Squyres explained that their main objective is to protect the environment by allowing the greatest setback from the
OHWL as possible, and that scaling back the size of the home and moving towards the road is needed to meet the variance
criteria that the minimum action is taken to eliminate the practical difficulty.
•Planner Clapp-Smith concluded with findings that support approval of the variances, but explained that the minimum
action required to eliminate the practical difficulty is partially met. The applicants proposed a structure in a location tha t
they feel minimizes impacts; however the size and configuration could be altered somewhat to reduce the degree of
variances needed on the substandard lot.
Applicant Responses
•Buildable envelope is 1,910 sq-ft
•0.47 ac lot is a standard size lot with
respect to neighboring properties
•Meets the character of the area
•Closer is a consideration, but seek
guidance from City Engineer and
retaining wall proximity to the road
•Multiple garage options were tried
with angled being preferred
•Proportionately our home is smaller
than the last 3 homes build as a % to
lot size –average home size is 2,426
according to the US Census Bureau
•Flipped the home and repositioned
to gain an additional 5.6 feet
•Degree of variances were addressed
and improvement were made in 4
areas
P L A N N I N G C O M M I S S I O N M E E T I N G & R E P O R T
12/31/2019 Nelson Property 3
City Engineer’s Comments
•The Anderson/Erickson Sewer System is already operating at or above capacity limits allowable within the adopted
ordinance, thus if the property is proposing “additional use” that discussion needs to occur prior to allowing a large new
year round home to be brought onto the system.How many bedrooms/bathrooms does the current structure have?
Remind me –you are getting a new above ground tank system, correct?
•Snow plowing has always been difficult in this area with the high retaining wall just a couple feet behind the curb on the
other side of the roadway there is no snow storage in this area.With the retaining wall and existing house close to
roadway, the farther the house can be relocated away from the roadway the better. (Adam –thoughts?)
•City should ask for a 5 foot drainage and utility easement along the entire eastern property line to allow for private utilit ies
to be located within that area.
•Project shall be in compliance with the Watershed District which will include additional requirements.
•Should be no reason why a lot this size can’t meet the side set back requirements, isn’t width 100 feet?
If Variance Approved the Following Additional Items will need to be addressed:
•Grading plan shall be prepared to show how drainage will be directed away from the roadway and not onto neighboring
properties.
•A lot of large tree removal will occur on the property, will a landscaping plans be required?
•Water table information will be important in obtaining for building review.
•Age of septic tanks may require replacement and relocation not to block future grading/drainage with larger house
footprint.
Applicant Responses
•Current structure has 3 bedroom, 1
bathroom. Planned to use existing A/E
sewer system –3 bedroom 2.5 baths
•Need further discussion on street
setback for adequate and safe snow
removal
•Must be consistent with neighboring
and adjacent properties
•Side-yard setback limited width,
resulting in additional variance(s)
If Variance Approved the Following
Additional Items will need to be addressed:
•Slab on grade construction with raised
elevation
•Will adopt recommendations for
drainage and landscaping plans
•Only if required
C I T Y E N G I N E E R
Langley CtNorrellNorrell
12/31/2019 Nelson Property 4
Lot Size
Square Footage
# of Variances
OHW Distance / Lake
% of OHW
Home-to-Lot %
Side Set Backs
0.47 ac
1888
3
106’
24.40%
9.22%
20’
0.43 ac
3316
3*
55’
22.3%
17.89%
10’
0.24 ac
1284
0*
105’
24.99%
16.84%
10’
Recent New Home Construction 2017 -2018
0.24 ac
1250
0*
105’
24.99%
12.04%
10’
Norrell
*Pre-2018 ordinance change
12/31/2019 Nelson Property 5
7.5’
12/31/2019 Nelson Property 6
11’
10’
Constructed in 2018
12/31/2019 Nelson Property 7
12.7’
In Construction
18.2’
12/31/2019 Nelson Property 8
12/31/2019
2 0’ S I D E S E T B A C K
12/31/2019 58’37’x5’33’ x 9’11’x13’
80’
34’10’Buildable Envelope
Original Plan with 10’ side setbacks
L A K E S I D E V A R I A N C E N E E D E D
34’
1
Variance
Nelson Property 9
March
2018
12/31/2019
2 0’ S I D E S E T B A C K
12/31/2019 58’37’x5’33’ x 9’11’x13’
80’
34’10’Buildable Envelope
Adjusted Plan to Better Protect the Lake
S T R E E T & L A K E S I D E V A R I A N C E N E E D E D
34’
2
Variances
Nelson Property 10
October
2018
12/31/2019 Nelson Property
B U I L D A B L E
E N V E L O P
1,910 sq-ft
Foundation: 1,888
Porch, Patio, Entry: 632
Total 2,520
Garage: 830
28’
32’
42’
62’
20’
B U I L D A B L E
E N V E L O P
2,280 sq-ft
Foundation: 1,888
Porch, Patio, Entry: 632
Total 2,520
Garage: 830
24’
32’
51’
82’
30’
1 0’ S I D E S E T B A C K 2 0’ S I D E S E T B A C K
M A Y 2 0 1 8 O R I N A N C E C H A N G E Reduced Buildable
Envelope by
Resulted in additional
variances from 2 to 4
16.2%
11
Adjusted Plan to Better Protect the Lake
12/31/2019 Nelson Property
Buildable Envelope
Ordinance Change shown with 20’ side setbacks
N O S I D E S E T B A C K V A R I A N C E N E E D E D 58’37’x5’33’ x 9’11’x13’10’S I D E S E T B A C K V A R I A N C E S R E Q U I R E D
34’
2
Variances
1258’37’x5’33’ x 9’11’x13’10’34’
4
Variances
12/31/2019 Nelson Property 13
60’
34’
Buildable Envelope
20’ S I D E S E T B A C K
Ordinance Change shown with 20’ side setbacks
V A R I A N C E S R E Q U I R E D A L L S I D E S
58’37’x5’33’ x 9’11’x13’10’34’
4
Variances
November
2018
12/31/2019 Nelson Property 14
Timeline of Events
2016 2017 2018 2019 2020
Design w/ Mods–15 mo.
Purchase price:
reflected 10’ side
setbacks
Financials –10 mo.
May ‘18
Surveyed lot to establish
buildable envelop: 2,280 sq-ft
Ordinance Changed
Final survey to begin
home design –March ‘18
Ordinance ∆ModificationOriginal Plan Modification
O R I G I N A L P R O P O S A L12/31/2019 Nelson Property 15O R I G I N A L P R O P O S A LM A R C H 2 0 1 8
50.5
1
Single variance needed
and held the 50% to
OHWL
Variance(s)1
Proposal
One of just a couple lots where the
contour places the OHWL over 60’
from the shoreline significantly
reducing the size of buildable envelope
(3,123 sq.ft.)
80.5’
12/31/2019 Nelson Property 16
www.census.gov
101.5’P L A N NE R RE C O M ME N D A T I O N Reduced sqr footage (16%)
-covered porch
-covered patio
-covered entryway
-breezeway
Move adds a variance
and requires the septic
system to be relocated
and concern of retaining
wall
Wall creates a unique situation that
requires snow removal to only be on
one side of the road
O C T O B E R 2 0 1 9
73.5
Variance(s)2
2
Proposal
12/31/2019 Nelson Property 17O R D I N A N C E C H A N G E 73.5
N O V E M B E R 2 0 1 9
Side yard setbacks
changed from 10’ to 20’,
doubling the number of
variances from 2 to 4
101.5’
Variance(s)4
3
Proposal
12/31/2019 Nelson Property 18
www.census.gov
107.5’P L A N NE R RE C O M ME N D A T I O N D E C E M E B E R 2 0 1 9
79.5
Variance(s)3
4
Proposal
Repositioned and located
the house per feedback,
addressing 4 key areas
12/31/2019 Nelson Property 19
www.census.gov
101.5’
12/31/2019
26.5’
120’
12/31/2019
F A C T S & F I N D I N G S
Purchased: June 2016
Land surveyed: April 2017
House drafted: 2017
Side Set Back Ordinance at date of
purchase was 10’ ordinance change
adopted May 15, 2018 to 20’
Purchase amount & house design
reflected 10’ side yard setback
Foundation: 1,888
Porch, Patio, Entry: 632
Total: 2,520
Garage: 870
Driveway, Walkways: 846
Total Proposed Area: 4,234
24.40% of Lot Area Above the OHW
20.68% of Lot Area Above Shoreline
4
Proposal
12/31/2019 Nelson Property 20
www.census.gov
101.5’
73.5
277 sq.ft.
1,888 sq.ft.
870 sq.ft.
209 sq.ft.
Main Floor Layout and Square Footage
Foundation | Porch Patio Entry | Garage
F A C T S & F I N D I N G S
143 sq.ft.
4
Proposal
12/31/2019 Nelson Property 2112/31/2019
Front Side of Home
Angled garage –Not shown
12/31/2019 Nelson Property 2212/31/2019
Back Side of Home
Angled garage –Not shown
Nelson Property 23
Main Floor:
-Master bedroom with bathroom
-Great room
-Kitchen
-Pantry
-Office
-Entryway foyer
-Mudroom
-Washer/ dryer
-Mechanical room
Second floor:
-Two bedrooms
-Shared bathroom
-Recreation room
-Storage closet
-Bonus room above garage
Two-car garage 24’ x 27’
Covered porch and patio
Three bedroom –Two and a half bath
* No basement
12/31/2019
12/31/2019 Nelson Property 24
QUESTIONS
12/31/2019 Nelson Property 25