7.b2 Davies Variance - revised plansRECEIVED
,AUG 1 20?0
FINDINGS OF FACT FOR 12050 196" ST., SCANDIA MN AUGUST 18 2020 CITY OF SCANDIA
BRIEF HISTORY AND CONTEXT:
12050 196`h Street is home to a 579 square -foot, three -season family cabin, constructed in 1960 by
William J. Davies Sr. and his son, William J. Davies Jr., grandfather and father of present owners and
applicants. The cabin was constructed near the lake, but in the 1970's it was moved to its present
location.
We, the applicants, purchased the property from the estate of the late William J. Davies Jr., and
promptly implemented shoreline restoration. After spending many years at the family cabin with our
children and now also our grandchildren, we- plan to improve the property, to ensure its use and
enjoyment for many years to come.
Preservation of the land the lake and the character of the family cabin are of the highest nriorities for
us. In consultation with city planners over the past three years, we designed a new cabin to be built
within the footprint of the present building, while improving the conformity of structures on the lot to
city codes and the character of the neighborhood.
AS REQUESTED, REVISED PLANS INCLUDE:
1. Cabin placed further than existing cabin placement 139.91 to OHW on West corner; revised plan
now places cabin at 40.5'. (For reference, previous plan placed cabin at 35.1'.) All other parts of
the cabin structure are behind the 40.5' of OHW, and thus, further from the lakeshore.
• Note 1.1: applicants are limited in the degree to which the cabin can be moved further back
on the lot by the other proposed improvements, including: the septic system (item 15,
below), the accessory building (item 1), preservation of mature -growth trees (item 9), the
topography of the property (items 10-11) -- even after a lot expansion (see item 17).
• Note 1.2: despite these constraints, applicants have revised their proposal to conform with
the Commission's request not to move any buildings closer to the lakeshore. This is a change
from the prior application reviewed by this Commission.
2. Cabin set parallel to side lot boundary, correcting the East corner encroachment to the North
property line, and conforming to city planner guidance for alignment.
3. Setback improved on North corner of cabin by removing existing outside stairs and landing.
4. Garage reconfigured and reduced in size by nearly 100 square feet (from last proposal) to
minimize impact to lake and improve on the lot requirements. This puts a greater percentage of
garage square footage outside the 100' OHW set back buffer (60% outside the 100' mark).
FURTHER, TO IMPROVE LOT CONFORMITY, WHILE MAINTAINING CONSISTENCY WITH THE NEIGHBORHOOD:
5. Cabin plan maintains current footprint and is designed as a walkout. This is consistent with the
neighborhood; the three properties to the North are all walkout cabins/homes.
6. Cabin placement remains behind the two adjoining neighbors' structures, in relation to the lake.
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7. Cabin designed with only a 3' knee -wall (loft) in the second story to more closely conform to
current neighborhood home heights. Scandia code allows for a full second story, but not
wanting to create an obtrusive view, this cabin is designed much lower than the code allows.
8. Garage placed to ensure street -accessibility, while also allowing for clearance under the existing
power lines. This minimizes disruption to the neighborhood by not needing to move the power
line, and by maintaining a consistent and lower roofline.
• Note B.1: 196`h Street, and lots to the North, run at a 70 -degree angle from the parcel's North
property line, rather than the typical 90 -degree angle. Because of this, the lot is accessed
from side property line, rather than the back, and the garage must be angled to ensure
access.
a. Three of the four closest properties currently have double garages on their lots, so the
proposed double garage is consistent with the immediate neighborhood.
b. Garage placement allows for additional onsite parking of 2-3 vehicles, ensuring full road
access and parking availability for neighbors remains unchanged from current usage.
FURTHER, TO IMPROVE THE NATURAL CHARACTERISTICS OF THE LAND AND LAKESHORE:
9. Cabin placement preserves grove of mature pine trees between South property line and cabin.
These trees are essential to erosion control and, especially, storm water absorption, as they are
on the hill. Placing the cabin any further South will likely result in the loss of these trees.
10. Completing the foundation under the cabin, as necessary for walkout construction, corrects the
current erosion caused by storm water runoff of loose soils underneath the existing cabin.
• Note 10.1: Existing cabin foundation has eroded, a new foundation is needed regardless of
placement of the new cabin.
11. Cabin placement utilizes natural topography of the hill to minimize soil removal while achieving
walkout construction.
12. Impervious sidewalk/pavers will be removed on the East corner of the lot as well as the sidewalk
pavers, thereby reducing the impervious surface area coverage within the 100' setback to
closest OHW point on the lake.
13. If any new pavers, pads, patios, or sidewalks are added, they will be installed with permeable
materials, thereby allowing storm -water drainage and minimizing erosion of soil.
14. Both existing sheds will be completely removed. This vastly improves the side setback on the
South side of our property, and also improves lot conditions regarding the OHW.
a. Removing these sheds eliminates structural coverage to the closest OHW point. This
minimizes the impervious surface impact to the lakeshore. This is an improvement on
the OHW structural setback requirements.
b. Removing the sheds also removes their sidewalks and pads within the 100' OHW
boundary, therefore increasing the pervious surface area closest to the lake.
c. By consolidating the two existing sheds into a garage, the lot becomes more consistent
with the neighborhood by containing only one accessory building, not two or more.
`A
15. Removal of non-compliant septic system, replaced with a holding tank, improves lake water
conditions, since current system does not meet the soil separation requirements. Septic planner
has advised a holding tank as the best solution, since soil borings, well location, and septic
requirements do not allow for any new drain field to be placed within the property.
16. Within two years of purchasing the property, applicants partnered with the Watershed District
to restore the shoreline with a deep buffer of native vegetation along the whole of the curving
shoreline. The Watershed designed and restored 110 lateral feet on the 50' wide lot. Applicants
shared equally in the cost of the vegetation. This vegetation is thriving today, covering 18.6% of
current ex ended lot surface, and it continues to improve the lakeshore and water quality, as it
has for the past 17 years.
Fwei i V.
17. As part of project improvements, applicants recently added surface square -footage to the
property, all of which falls outside the 100' OHW buffer zone for improved overall site
conditions and conformity, including:
a. Direct access to the street, eliminating long-standing road easement;
b. Garage can now be mostly constructed beyond the 100' buffer zone to closest OHW;
c. Improves the ratio of structural coverage as a percentage of lot dimensions.
Note 17.1: total requested structural coverage is 11.5% of the surface area of lot.
18. Applicants have given any changes within the 100" OHW setback the highest priority and have
reduced the net impervious coverage within that buffer by +147 square feet.
19. 196th Street ends, practically speaking, where the blacktop ends. This is evidenced by the fact
that the city does not mow, plow, gravel, or grade beyond the blacktop. This creates a 'buffer
zone' between the street and the property, which should be considered when reviewing the
street setback requirement. Property owners have maintained this buffer zone for 60+ years, as
if it were a part of the property. Closest garage door to the blacktop edge is 41' and it improves
to 45' for the other door.
• Note 19.1: driveway and garage are at the end of the dead-end street, thus, street traffic is
not passing along the driveway where it crosses the North property boundary.
CONCLUSION:
We, the applicants, realize there are many factors to consider when approving a variance request, so we
thank you for your holistic consideration of the above facts.
We have worked diligently and deliberately on this project and layout for nearly three years, taking
every one of the above aspects into account. We also made additional adjustments based upon the
recent feedback of the commission of the importance of increasing the distance of the structure from
the OHW mark at its closest point. We aim to strike a balance between the many competing priorities
and limitations in code, policy, and practicality, especially given the natural limitations placed upon us by
the parcel of land.
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We hope we have shown that this proposal includes an overwhelming number of improvements. In
addition to moving the setback, we wish to preserve the existing topography, vegetation, and land use,
while also improvingthe lot configuration and permeable surfaces. These are all important to the overall
quality of the project, improvements to the lake, and the aesthetics of the design for our neighbors in
addition to ourselves.
We believe that we have demonstrated our commitment to improving the lake's condition and the
value our property and our neighbors' properties, and we hope that this factors into the commission's
considerations, as well. Regardless, we will continue to be good stewards of the land and lake's many
wonderful qualities.
Thank you for your consideration.
-Robert and Debra Davies
ENCLOSED EXHIBITS:
1. Existing Conditions
1A. Lot View
113. Detail View
2. Proposed New Conditions
2A. Lot View
2B. Detail View
3. Existing -New Conditions Overlay
3A. Lot View
3B. Detail View
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