Loading...
5. PC Staff Report Davies Variance Memorandum To: Scandia Planning Commission Reference: Davies Variance Application Copies To: Brenda Eklund, Clerk Ken Cammilleri, City Administrator Robert and Debra Davies, applicants Project No.: 17722.000 Davies Variance From: Evan Monson, Planner Routing: Date: July 29, 2020 SUBJECT: Davies Variances for Lake, Front and Side Setbacks MEETING DATE: August 4, 2020 LOCATION: 12050 196th Street North, PID 29.032.20.14.0009 APPLICANT: Robert and Debra Davies ZONING: General Rural (GR), Shoreland Overlay 60-DAY PERIOD: August 9, 2020 (120-day October 8, 2020) ITEMS REVIEWED: Application and Plans received June 10, 2020 DESCRIPTION OF THE REQUEST: The applicant is seeking variances from the minimum lake side, front, and side setback to construct a residential structure and detached garage at 12050 196th Street North, a lot on Big Marine Lake. The existing cabin is nonconforming for lake and right side setbacks. The applicants are proposing to construct a new residential structure; while it would be placed slightly closer to the lake, it would be set further away from the right side setback than the existing cabin. A new detached garage would be placed near the front of the lot, with a septic system located in the space between the two structures. Davies Variance Staff Report Submitted July xx, 2020 Scandia Planning Commission Page 2 For meeting on August 4, 2020 The property is substandard, as it does not meet the minimum width, size, or buildable area requirements for the General Rural (GR) zoning district. Overhead electric and guyed wires pass over the southern end of the lot. Being along the lake also impacts the potential locations of the septic system. Given these challenges, the applicant has worked with their contractors to come up with plans that require the fewest variances from code requirements. PROPERTY INFORMATION Parcel description: 12050 196th Street North is a long and narrow parcel located on Big Marine Lake. It has an existing cabin that was built in 1960. The lot slopes down from the south end near the street towards the lake, with some flat areas in between. The applicants recently added a small amount of land to the parcel near 196th Street in order to provide street access earlier this year. The lot area, as measured from the ordinary high water line, is 10,420 SF. The lot is approximately 50 feet wide, with the depth varying from 179 to 215 feet. Zoning: General Rural, Shoreland Overlay Land use: Single-family Residential EVALUATION OF VARIANCE REQUEST Applicant’s Explanation of the Plan and Variance Request “We are requesting variances from setbacks due to our lot being non-conforming. We are looking to remove the existing cabin, replace and reposition with a new structure and deck, maintaining the current foot print. Move the cabin from its current location which is 6 feet from the northerly property line to 10 feet. Reposition the cabin to align with the lakeside sight line between the existing structures on both adjoining properties to allow more room for septic compliance, less destruction of existing topography/hillside, preserve existing trees, and minimize excavated material. Reuse any excavated material on site as needed. We enrolled in the Carnelian-Marine Watershed BMP program in 2003 (approximately 100 feet of lakeshore restoration), and would continue to improve this area. Replace existing septic system with holding tank per septic redesign from SP Testing. Remove existing two sheds and replace them with a new garage.” Staff Comments on the Variance Request The City Engineer provided the following comments: • Grading Plan will be required to ensure drainage is not being directed onto adjacent properties also including garage floor elevation. • Site improvements need to be in compliance with the Watershed District and will require a permit. • Washington County Environmental will need to review the proposed septic holding tanks and applicant will have to conform to permit requirements administrated by the County. Davies Variance Staff Report Submitted July xx, 2020 Scandia Planning Commission Page 3 For meeting on August 4, 2020 • Erosion control plan shall be submitted for review. • One page within the SP Testing Inc. report shows a shared well on another parcel, may require a shared easement as well but plans don’t show where the water service line goes from the well to the cabin, proposed garage construction may be in conflict of existing water service line. The Watershed District: The Watershed District noted this project will require a permit from the Carnelian Marine St. Croix Watershed District, and the following rules will likely be applicable: • Rule #2 Stormwater Management – This rule is triggered by the amount of land disturbance with impervious surface creation within 1,000 feet of a public water (and by the potential shoreland setback variance). Stormwater management BMPs sized in compliance with the District’s Small Residential Project Stormwater Worksheet will be required. Quantification of existing and proposed impervious surface areas are necessary to calculate stormwater management treatment requirements. In addition, a stormwater declaration will be required to be recorded with Washington County for CSMSCD access to and landowner maintenance of incorporated stormwater BMPs. • Rule #3 Erosion Control – An erosion/sediment control plan is required including silt fence or silt logs downslope of disturbed areas, a rock construction entrance and details for disturbed area vegetation establishment (sod, seed and mulch, erosion control blanket, etc.). • Rule #4 Buffers – This rule would be triggered by the (potential) shoreline setback variance. The standard buffer width for Big Marine Lake, a groundwater-dependent natural resource, is 100- feet. Rule 4.9.4 (exception for nonconforming setback) provides flexibility (reduction) in the required buffer width. The proposed cabin is approximately 10-feet closer to the OHWL than the existing cabin. It would appear that the proposed cabin could be built at least as far away as the existing cabin. It should also be noted that a lakeshore buffer declaration will be required to be recorded with Washington County. Areas disturbed within the buffer will be required to be revegetated with native vegetation, with the exception of permitted access to the waterbody. Areas undisturbed are allowed to remain as-is. • Rule #5 Shoreline and Streambank Stabilization – Not likely applicable given Permit 03-024 was for shoreline work. • Rule #7 Floodplain and Drainage Alterations – A proposed grading plan has not been provided. Fill below the 100-year elevation (942.5’) would require 1:1 compensatory floodplain storage creation. The Department of Natural Resources: • The East Metro Area Hydrologist had not commented at the time of this staff report. Davies Variance Staff Report Submitted July xx, 2020 Scandia Planning Commission Page 4 For meeting on August 4, 2020 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 variances for lake, front, and side setbacks at 12050 196th Street North. • 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 prioritizes environmental stewardship on lakeside lots. The applicant proposes to proceed in a manner that keeps alterations and impacts low, due to the structure’s proximity to the lake. The new residential structure would encroach slightly further than the existing cabin into the lake setback, but would be placed further from the right side property line than the current cabin. The proposed plans are in general harmony with 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). This property is in the General Rural zoning district, which is guided for single-family residential use. Proposing to continue to use the property for residential use is a reasonable use in the General Rural District. • The practical difficulties are not caused by the landowner and are unique to the property. The practical difficulties that limit the use of the property are a result of the lot being substandard and not conforming to the minimum requirements of the development code. The lot does not meet the minimum lot size (2 acres), buildable area (1 acre), or minimum frontage (160 feet) of the GR zoning district. Without acquiring additional land, it is difficult to use the property without setback variances and meet code. Additionally, there are overhead electric and guyed wires that cross over part of the property on the south end. 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. The proposed plans would keep a residential structure in a similar location as the present structure, and continue to be a single-family use. The proposed size of the reconstructed residence would not be out of scale with the range of house sizes in the area. The plans also show a new garage being constructed. While this would be new, it would not be uncommon, as other properties on the street have garages located in between the road and the house. Granting the variance would not alter the essential character of the area. • Economic conditions alone shall not constitute practical difficulties. Davies Variance Staff Report Submitted July xx, 2020 Scandia Planning Commission Page 5 For meeting on August 4, 2020 The practical difficulties are related to the lot not providing the minimum amount of space as is required in the code. 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 requested variances would not result in the new house and detached garage limiting light or air to neighboring properties. The land use will not change from single-family residential, so increases to congestion, fire danger, or public safety are not expected. The property values of neighboring values would not be impacted, either. The requested variances will not impair the supply of light or air to adjacent properties, increase congestion, endanger the public, or substantially diminish or impair property values in the neighborhood. • The requested variance is the minimum action required to eliminate the practical difficulty. The proposed residential structure will similar in size and location as the existing residential structure. The construction of a detached garage would be a new addition to the property. The location of the detached garage is proposed in order to have proper space for the septic system. This is the minimum action required to eliminate the practical difficulty. • 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. The findings support granting the variance. ACTION REQUESTED: The Planning Commission can recommend to the Scandia City Council that it do one of the following: 1. Approve 2. Approve with conditions 3. Deny with findings 4. Table the request PLANNING STAFF RECOMMENDATION: The Planner recommends that the Planning Commission recommend approval of variances to front, side, and lake side setbacks to allow construction of a residential structure and accessory structure at 12050 196th Street North. The following conditions for the variances are recommended: Davies Variance Staff Report Submitted July xx, 2020 Scandia Planning Commission Page 6 For meeting on August 4, 2020 1. The location and layout of the residential structure and detached garage shall be consistent with the plans submitted to the City of Scandia on June 10, 2020, and reviewed with this report. 2. The applicant shall secure applicable permits from the Carnelian Marine St. Croix Watershed District, and comply with their requirements. 3. A grading plan and erosion control plan shall be submitted to the city for review, showing any areas of soil disruption, including building floor elevations and the grading limits/elevations/slopes of the new driveway, in order to ensure that drainage is not directed to adjacent properties. 4. The applicant shall provide documented County approval for a new well and septic system, or documented approval from the County to continue using the existing well and/or septic system. 5. The applicant shall secure any other applicable Federal, State, County and local permits required for the project. 6. The applicant shall pay all fees and escrows associated with this application.