7.b)2) Resolution 10-20-15-02 Amundson Variance docxCITY OF SCANDIA, MINNESOTA
RESOLUTION NO. 10-20-15-02
APPROVING VARIANCE FOR 20575 ST. CROIX TRAIL NORTH
WHEREAS, Greg Amundson has made an application for a Variance from the 100-foot
setback requirement from all parcel boundaries that is required for structures that house domestic
farm animals, to construct a new horse barn at 20575 St. Croix Trail North; and
WHEREAS, the property is legally described as follows:
That part of the West Half of the Northwest Quarter of Section 19, Township 32 North,
Range 19 West, Washington County, Minnesota, described as follows: Commencing at the
southwest corner of said West Half of the Northwest Quarter; thence on an azimuth from north
of 89 degrees 54 minutes 11 seconds, oriented to the Washington County Coordinate System,
NAD 83, along the south line of said West Half of the Northwest Quarter, a distance of 1424.31
feet to the southeast corner of said West Half of the Northwest Quarter; thence on an azimuth of
0 degrees 41 minutes 46 seconds along the east line of said West Half of the Northwest Quarter a
distance of 726.66 feet to the point of beginning; thence on an azimuth of 228 degrees 41
minutes 46 seconds a distance of 264.00 feet; thence on an azimuth of 180 degrees 41 minutes 46
seconds a distance of 52.14 feet; thence on an azimuth of 270 degrees 41 minutes 46 seconds a
distance of 705.62 feet to a point on the east line of the west 528.00 feet (32 rods) of said West
Half of the Northwest Quarter; thence on an azimuth of 0 degrees 03 minutes 07 seconds, along
said east line 509.03 feet; thence on azimuth of 90 degrees 41 minutes 46 seconds a distance of
315.75 feet; thence on an azimuth of 32 degrees 59 minutes 56 seconds a distance of 431.24 feet
to the centerline of county Road No. 53; thence on an azimuth of 129 degrees 34 minutes 04
seconds, along said center line, 464.11 feet to the east line of said West Half of the Northwest
Quarter, thence on an azimuth of 180 degrees 41 minutes 46 seconds, along said east line, a
distance of 353.45 feet to the point of beginning and there terminating; and
WHEREAS, the Planning Commission reviewed the request for the Variance at a duly
noticed Public Hearing on October 6, 2015, and recommended approval of the Variance with
conditions; and
NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL
OF THE CITY OF SCANDIA, WASHINGTON COUNTY, MINNESOTA, that it should
and hereby does approve a Variance to permit construction of a new horse barn that is 40'x56'
by 16 feet in height at a location that is a minimum of 50 feet from the south parcel boundary of
the parcel at 20575 St. Croix Trail North, based on the following findings:
Resolution No.: 10-20-15-02
Page 2 of 4
The request is in harmony with the general purposes and intent of the official controls.
The Comprehensive Plan and Development Code support agricultural uses in the General
Rural District, including horse and hobby farms. The code includes a 100-foot setback
requirement for agricultural structures in order to manage the potential impacts of animal
waste, odors and noise on residential uses. The nearest residential structure from the
proposed structure is over 600 feet from the proposed barn. The water body at the base
of the slope area is classified as an "incidental" wetland, and is not subject to the
requirements of the Wetland Conservation Act or the City's wetland buffer requirement.
The property is landlocked, and runoff from the parcel will not impact the St. Croix River
or other water bodies. The Code permits accessory structures for agricultural uses in the
GR District.
2. The proposed use is reasonable under the conditions allowed by the Development Code.
Agricultural structures are permitted, and therefore reasonable, uses in the General Rural
District.
3. The practical difficulties are unique to the property and were not created by the applicant.
The practical difficulties include the extensive steep slopes on the parcel that are the
result of its previous use as a gravel mine. The proposed location maintains the widest
possible setbacks from the property boundary, while placing the structure outside the
steep slope areas of the former gravel pit and the slopes along TH 95. The proposed
location maintains the required front and rear setbacks, and the setbacks from the existing
home and well.
4. Granting the variance would not alter the essential character of the area. The applicant's
parcel is adjacent to agricultural fields to the south, and larger rural lots to the west, north
and south. Many of the parcels have accessory structures, and are screened from view of
the proposed barn by woods. There is an existing row of homes on 205th Street to the
southeast of the proposed barn location. The closest home is approximately 600 feet
from the proposed barn. Areas to the west and south of the proposed barn on the
applicant's parcel include mature trees that will screen the structure from views from
adjacent uses.
5. The practical difficulties are not only economic in nature. The practical difficulties are
related to the extensive slope areas on the parcel that resulted from restoration of the
previous gravel pit use on the parcel.
6. The addition of the barn on the parcel will not impair the supply of light or air to adjacent
properties. With the required conditions, the addition of the barn will not increase
congestion, endanger the public, or substantially diminish or impair property values in the
neighborhood.
7. Granting the requested variance is the minimum action required to eliminate the practical
difficulty. The variance permits construction of the barn in a location that is setback as
far as possible from property boundaries and wetland while addressing the ordinance
Resolution No.: 10-20-15-02
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requirement that it not be located on slopes greater than 13%. The location meets the
other setback requirements in the Development Code. .
8. The variance is not related to a need for direct sunlight for solar energy systems.
FURTHER BE IT RESOLVED, that the following conditions of approval shall be met:
1. Development of the property shall be consistent with the plans submitted to the City on
September 14, 2015.
2. The applicant shall obtain a building permit from the City.
3. The barn may be used for personal use or agricultural use only. No commercial use or
commercially -related storage is permitted in the barn.
4. All manure or other waste related to the barn use shall be stored outside the required 100-
foot structure setback.
5. The applicant shall maintain the existing mature trees to the west and south of the
proposed barn to provide screening for the structure.
6. The applicant shall obtain a Grading/Land Alteration Permit, and shall include the items
required by the City Engineer in his letter dated September 17 in the application for the
permit, including the following:.
Erosion and sediment control plan.
Existing 12-inch corrugated metal culvert shown on the survey currently drains right
to the southwest corner of the proposed building. Final plans should include a site
plan showing grading and pipe relocation to ensure drainage has been redirected way
from the foundation of the proposed structure.
The final plans should include a bituminous or concrete driveway apron that will be
constructed where the driveway meets 205th Street north, and minor grading to drain
the gravel portion of the driveway to the adjacent grass area.
Final grading plan shall be completed to reduce the potential of erosion and provide
adequate slope around the proposed building.
Recommend that the Owner submit geotechnical soil information within the area of
the proposed building for further review to determine if any potential soil correction
or reinforcement may be necessary in the event that poor soils are encountered.
All site work shall be in compliance with the Carnelian -Marine -St. Croix Watershed
District rules.
7. The Applicant shall maintain an unmown vegetated buffer around the pond on the parcel.
8. The Applicant shall comply with manure management recommendations provided by
Washington Conservation District staff.
9. The Applicant shall pay all fees and escrows associated with this application.
Resolution No.: 10-20-15-02
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Adopted by the Scandia City Council this 20th day of October, 2015.
Randall Simonson, Mayor
ATTEST:
Brenda Eklund, Clerk