8.b2i Addendum to Davies Variance Revised 11_2_2020ADDENDUM (NOV. 2, 2020)
RE: 12050 196TH ST., SCANDIA, MN VARIANCE REQUEST:
OVERVIEW:
The Scandia Planning Commission approved our previously submitted site plan on September 1, 2020. The
approved plan was sent to the City Council for review at their meeting of September 15th. Prior to the scheduled
hearing, we received notice from Washington County that the septic plan for a holding tank required additional
review. Because of this, we hired a new septic designer, Kloeppner Services & Designs, LLC., for a second opinion
on the holding tank.
We met Jesse Kloeppner in September, and he recommended a box mound system. This new system brings
many benefits (outlined below), though it unfortunately requires shifting our garage and septic system
placements. Convinced of the benefits of this new septic system we contacted the City Planner and City Clerk to
hold our prior plan and sign an extension for our (ongoing) variance request pending the completion of a new
septic and site plan. The City Council requires the planning commission to review the new plan, since the
building placements have changed from our approved plan of September 1. The approved cabin placement has
not been changed, but the garage design and placement have slightly changed.
We believe this plan is superior to our prior plan as it removes the holding tank and places a full septic system
on our property. Washington County much prefers on-site treatment systems to holding tanks, especially on
lakefront properties. Mr. Kloeppner agrees that the on-site treatment system is superior to the prior tank
proposal and he does not anticipate any issues from the county with this new proposal.
UPDATES TO THE PRIOR VARIANCE REQUEST (DATED AUG. 18, APPROVED SEPT. 1):
4. Garage is reconfigured and further reduced in size to 594 square feet.
8. The new garage design is narrower, has been shifted toward the cabin, and conforms with neighboring
garage placements on the street. To avoid putting the new septic system over the old system, the
garage is now placed over the old septic system. This placement still allows street access to the garage,
additional on-site parking, sufficient clearance under the overhead electric Guy wire, and eliminates the
electric live-wire clearance concerns.
15. Holding tank option no longer applies. Instead, this plan proposes a box mound septic system. This
new system meets all lake, well, and new building setback requirements and is designed to save space
on the lot, while providing full septic treatment, as required.
Image: Example of a box mound system (from page 33 of septic plan, enclosed)
15.1 Features of new septic design:
Mound will be located where the soil is best suited for drainage (old septic area will be abandoned)
This mound placement also maximizes distance from the lake and is near the open portion of the lot (no
buildings or residences nearby).
Septic tanks are to be buried on the site of current sheds, which will be removed and not replaced.
The septic system remains accessible from the street for future maintenance of tanks and mound
Designed to maintain easy lot (cabin/garage) and driveway (parking) access from the street.
The mound is lower on one side. This side will face the street to maintain visual appeal of the lot.
Vegetative landscaping will be installed on the mound, as well.
17. b. New garage placement to accommodate the box mound septic system, described above, reduces the
percentage of garage structure behind the 100’ OHW;
Note 17.1. Total ratio of structural coverage on the lot is still less than 11.5%
18. Applicants have maintained the priority of minimizing changes within the 100’ OHW setback, within the
limitations presented by the new septic proposal.
19. New garage placement increases setback from blacktop edge to each garage door to 44’ and 53’,
respectively.
SUMMARY:
As we said above and in prior applications, we have been working diligently with designers and the planning
commission to make the project conform as closely as possible to existing regulations. Unfortunately, due to the
nonconforming nature of this lot, we still require some variances, as you know.
We are happy to put these updates before the commission because we believe this new plan is superior. Though
we had to reduce the square footage of the two-car garage, we are pleased with this new placement as it
maintains convenient access for vehicles, and closely resembles the lot layouts of our neighbors down the
street. This plan is especially preferred as it pertains to waste management, since it removes the holding tank
and places a full septic system on our property. Washington County much prefers on-site treatment systems to
holding tanks for lakefront properties. We concur.
Enclosures:
1. Existing Conditions
1A Lot View
2A Detail View
2. New Conditions Revised
2A Lot View
2B Detail View
3. Existing-New Revised Overlay
3A Lot View
3B Detail View
4. Revised Garage Plans
5. New Septic Plan – SSTS Design, Version 1.3