Loading...
6.b5 Staff report Markgraf Variance CC 06.16.20Memorandum To: Scandia City Council Reference: Markgraf Variance Application Copies To: Brenda Eklund, Clerk Ken Cammilleri, City Administrator Gary Markgraf, applicant Project No.: 17122.000 Markgraf Variance From: Merritt Clapp -Smith, Routing: Planner Date: June 09, 2020 SUBJECT: Markgraf Variance for Septic System Location MEETING DATE: June 16, 2020 LOCATION: 23820 Lofton Ave N, PID 05.032.20.21.0014 APPLICANTS: Peter & Karissa Goers ZONING: General Rural (GR) 60 -DAY PERIOD: July 11, 2020 (120 -day period ends September 9, 2020) ITEMS REVIEWED: Application and Survey received May 12, 2020 DESCRIPTION OF THE REQUEST: The applicant is seeking to install a new septic system on their property. The proposed location of the septic system is approximately 50 feet from a wetland, requiring a variance of 25 feet from the normally required 75 -foot setback from wetlands. An employee owned company promoting affirmative action and equal opportunity 444 Cedar Street, Suite 1500 Saint Pout, MN 55101 651.292,4400 tkda.com Mi TKDA Memorandum To: Scandia City Council Reference: Markgraf Variance Application Copies To: Brenda Eklund, Clerk Ken Cammilleri, City Administrator Gary Markgraf, applicant Project No.: 17122.000 Markgraf Variance From: Merritt Clapp -Smith, Routing: Planner Date: June 09, 2020 SUBJECT: Markgraf Variance for Septic System Location MEETING DATE: June 16, 2020 LOCATION: 23820 Lofton Ave N, PID 05.032.20.21.0014 APPLICANTS: Peter & Karissa Goers ZONING: General Rural (GR) 60 -DAY PERIOD: July 11, 2020 (120 -day period ends September 9, 2020) ITEMS REVIEWED: Application and Survey received May 12, 2020 DESCRIPTION OF THE REQUEST: The applicant is seeking to install a new septic system on their property. The proposed location of the septic system is approximately 50 feet from a wetland, requiring a variance of 25 feet from the normally required 75 -foot setback from wetlands. An employee owned company promoting affirmative action and equal opportunity Markgraf Variance Staff Report Submitted June 09, 2020 Scandia City Council Page 2 For meeting on June 16, 2020 PROPERTY INFORMATION Parcel description: 23820 Lofton Avenue North is a 3.26 acre lot. Zoning: General Rural (GR) Land use: Single-family residential Natural conditions: The property has some slopes west/southwest of the house. A wetland sits on the west half of the property. There are a number of trees between the house and the wetland. EVALUATION OF VARIANCE REQUEST Comprehensive Plan w_ `-- .72 y Y ru 2 -'S .. The Comprehensive Plan describes the General Rural District as a residential area of mixed lot sizes. The District was established as a rural residential area with densities no greater than 1 housing unit per 10 acres. Chapter IX. Water Resources, identifies a Goal to "Ensure financial and environmental accountability for installation, maintenance, remediation, and management of any permitted private wastewater system." The proposed use of the property is consistent with the goals of the Comprehensive Plan for the General Rural District. Development Code Requirements Lot Size and Setbacks The applicant's lot is approximately 3.26 acres in size. The GR District permits lots of 2 acres and larger in size, and the parcel meets this dimensional requirement. The parcel has over 400 feet of frontage on Lofton Avenue North, which meets the minimum requirement of frontage for a lot of its size. I Markgraf Variance Staff Report Submitted June 09, 2020 Scandia City Council Page 3 For meeting on June 16, 2020 The required setbacks for structures (including septic systems) in the General Rural District are the following: • Front setback: 40 feet • Side setbacks: 20 feet for lots that are more than 1.0 acres in size • Rear setback: 50 feet • Wetlands and other unclassified waterbodies setback: 75 feet The septic system meets the setback requirements from lot lines, but encroaches on the required 75 foot wetland setback. The location is proposed because slopes and the wetlands inhibit other location options. The applicant's proposed setback from the wetland is 50 feet, for a variance of 25 feet. The proposed septic system drain field requires a variance from the required wetland setbacks. Accessory Structures The applicant has proposed no new accessory structures. Lot Coverage The Development Code permits up to 25% lot coverage in the GR District. Existing coverage is below that level and no additional coverage is proposed. The parcel meets the coverage requirements. Building Height No new structures are proposed. Driveway Access No new driveway is proposed. Wastewater Treatment and Well Washington County Department of Public Health and Environment staff reviewed the soil borings and information to locate a new system, which would replace the failing system, and found the proposed location to be the best option. Vegetation The proposed location for the new septic minimizes the removal of trees compared to other locations. I Markgraf Variance Staff Report Submitted June 09, 2020 Scandia City Council Page 4 For meeting on June 16, 2020 Grading and Drainage If land alteration and grading for the new septic system exceeds 10 cubic yards of material added to or removed from the site or excavated within the site; and/or the disturbance of land area of 600 square feet or more, then a grading permit from the City will be required. licants' Rationale for the Variance and Discussions with the C The applicants' rationale for the variance indicated that there are no alternative locations on the parcel due to the wetlands, slopes, location of the existing house, and other required setbacks from property lines. Criteria for Variance and Findings Chapter 1, Section 6.0 of the Development Code includes the criteria and required process for considering variance requests. Each item to be considered for a variance is identified below in italics, followed by the Planner's findings regarding the requested wetland setback variance for a new septic system at 23820 Lofton Ave N. • Variances shall only be permitted when they are in harmony with the Comprehensive Plan and general purposes and intent of the official control. The Comprehensive Plan and Development Code support single-family residential uses in the General Rural District. Septic systems are required for single-family residential uses. The proposed location is the only area on the parcel where the septic system can be placed near the proposed home and on soils that are suitable for a septic system. The proposed variance is in general harmony with the purposes and intent of the Comprehensive Plan and Development Code. • 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, and therefore reasonable, uses in the General Rural District. Septic systems are required to support this use on the parcel. The roaosed use is reasonable under the conditions allowed by the Develoament Code. • The practical difficulties are not caused by the landowner and are unique to the property. The practical difficulties are created by the limited locations available for the septic system due to the locations of slopes, suitable soils and wetlands on the parcel. The practical difficulties are not caused by the current landowner and are unique to the property. • The variance would not alter the essential character of the area. Other properties in the area include single-family homes with septic systems. The new I Markgraf Variance Staff Report Submitted June 09, 2020 Scandia City Council Page 5 For meeting on June 16, 2020 system will not be visible after construction is complete. Granting the variance would not alter the essential character of the area. • Economic conditions alone shall not constitute practical difficulties. The practical difficulties are related to the limited location of soils that will support the septic system and the location of slopes and wetlands on the parcel. The practical difficulties are not only economic in nature. • 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. Granting the proposed variance will not impair the suaDly of light or air to adiacent DroDerties. increase congestion. endanger the Dublic. or substantiallv diminish or imaair roperty values in the neighborhood. • The requested variance is the minimum action required to eliminate the practical difficulty. The proposed location meets all setback requirements, except the wetland setback. The aDDlicant has Dr000sed the greatest setback from the wetland that is Dossible given the soil conditions. well location and wetland locations. • Practical difficulties include, but are not limited to, inadequate access to direct sunlight for solar energy systems. The variances are not related to a need for direct sunlight for solar energv systems. The findings support granting the variance. ACTION REQUESTED: The City Council should receive the Planning Commission recommendations and public hearing comments from June 2, discuss the variance request, and can recommend the following: 1. Approval 2. Approval with conditions 3. Denial with findings 4. Table the request PLANNING COMMISSION RECOMMENDATION: The Planning Commission recommends approval of a 25 foot Variance to permit construction of a new septic system at 23820 Lofton Ave N, at a minimum of 50 feet from the nearest wetland boundary. The Commission recommends the following conditions for the variance: I Markgraf Variance Staff Report Submitted June 09, 2020 Scandia City Council Page 6 For meeting on June 16, 2020 1. Development of the property shall be generally consistent with the plans submitted to the city for this application. 2. The setback from the wetland shall be no less than fifty (50) feet. 3. A grading permit from the City will be required if land alteration and grading for the new septic system will exceed 10 cubic yards of material added to or removed from the site or excavated within the site; and/or the disturbance of land area of 600 square feet or more. 4. The applicant shall obtain the required septic system permit from Washington County. 5. The applicant shall pay all fees and escrows associated with this application. I