HomeMy WebLinkAbout4A 5282 Candy Cove Trl Variance
4646 Dakota Street SE
Prior Lake, MN 55372
PLANNING COMMISSION AGENDA REPORT
MEETING DATE: JUNE 25, 2018
AGENDA #: 4A
PREPARED BY:
PRESENTED BY:
JEFF MATZKE, PLANNER
JEFF MATZKE
AGENDA ITEM: PUBLIC HEARING TO CONSIDER APPROVAL OF A RESOLUTION AP-
PROVING A VARIANCE FROM THE STRUCTURE SETBACK FROM THE
OHW OF PRIOR LAKE AND A VARIANCE TO ALLOW A STRUCTURE
WITHIN THE BLUFF IMPACT ZONE ON A PROPERTY IN THE R-1 (LOW DEN-
SITY RESIDENTIAL) ZONING DISTRICT
DISCUSSION: Introduction
Fieldstone Family Homes, on behalf of property owner, is requesting a variance
to allow a house to be constructed in the bluff impact zone on property located at
5282 Candy Cove Trail SE. The property is located along the eastern shores of
Lower Prior Lake, west of Trunk Highway 13. The following variances are re-
quested:
• A variance to allow a structure within the bluff impact zone (Section 1104.303)
• A 25-foot variance from the minimum structure setback from the OHW (Lake
Setback) (Section 1104.302 (4))
History
The property is zoned R-1 (Low Density Residential), and is guided R-LD (Urban
Low Density) on the 2030 Comprehensive Plan Land Use Map. The property is
in the Shoreland Overlay District of Upper Prior Lake. A single-family home and
detached garage (built in 1968) currently exists on the property.
Current Circumstances
The applicant proposes to construct a new 1-story walkout home and attached
garage onsite with a 3,432-sq. ft. footprint. The current City Ordinance allows for
a maximum of 30% impervious surface per property; the proposed impervious
surface indicated for the lot is 26.9% (which is identical to the existing impervious
surface on the property).
This residential property has some unique characteristics including a long narrow
driveway from Candy Cove Trail, of which it shares with two other residential
properties for access. Also, public utility lines placed in 1974, which provide san-
itary sewer and water service to the three properties along the driveway, run from
Candy Cove Trail down the driveway to a lift station located at the end of the
driveway in the center of the ridge. The City maintains a public easement for
these utilities.
2
Bluff Variance: Subsection 1104.303-305 details the requirements for bluff slope
areas. Bluff areas are defined by City Ordinance as areas which are over 25 feet
in height with an average grade of 30% or greater that drains to a water body.
City Ordinance allows an area with an average slope of less than 18% over 50
feet or more to not be considered part of the bluff; thereby determining the top of
the bluff. The top of the bluff for this property is near the 944 elevation (at the
front of the existing house and within the detached garage area) which is approx-
imately 100 feet from the OHW . Both the existing house/garage and the pro-
posed house lie within this bluff zone in similar locations.
The applicant has submitted an engineering report which discusses the bluff and
soil stability regarding the placement of structures within the area of the bluff as
required by Subsection 1104.305 of the City Ordinance. This report will be re-
viewed more thoroughly by the City Engineering Department as part of the build-
ing permit application.
Lake Setback Variance: The existing deck on the property lies approximately
33 feet from the Ordinary High Watermark (OHW) of Prior Lake (904 elevation).
The applicant proposes to remove this decking area and install new decking at a
50-foot setback to the lake OHW. This will increase the existing deck setback by
17 feet.
Conclusion
The City Staff believes the variances requested are warranted due to the lot con-
straints unique to the property and practical difficulties as stated in the findings in
this report. Therefore, the City Staff recommends approval of the requested var-
iances with the following conditions:
1. The variances shall be recorded at the Scott County Recorder’s Office.
2. Building Permit shall be obtained from the Building Department prior to the
commencement of construction.
3. Drainage patterns directed toward bluff areas should be dispersed such that
concentrated flow paths are not created which would cause erosion and re-
duce lake water quality.
ISSUES: This project includes a request for a variance. Section 1108.400 states that the
Board of Adjustment may grant a variance from the strict application of the provi-
sions of the Zoning Ordinance, provided that:
(1) There are practical difficulties in complying with the strict terms of
the Ordinance. “Practical difficulties,” as used in connection with the
granting of a Variance, means the property owner proposes to use
the property in a reasonable manner not permitted by the Zoning
Ordinance. Economic considerations alone do not constitute
practical difficulties.
There are practical difficulties in complying with the strict terms of the Or-
dinance. This existing lot of record is of substandard in width near the
Candy Cove Trail access. The presence of a bluff slope on the majority of
the property and the location of the access easement leave the property
with a very small buildable area without any variance approvals. The lo-
cation of the proposed house is in a similar location as to the existing house
3
therefore that area of the bluff slope is already impacted. The proposed
decking area will impact the bluff slope less than the current existing deck-
ing area.
(2) The granting of the Variances are in harmony with the general
purposes and intent of the City Subdivision and Zoning Ordinances
and the Comprehensive Plan.
The granting of the variance appears to be in harmony with the general
purposes of the Ordinance and Comprehensive Plan. A purpose of the
Zoning Ordinance to “Promote the most appropriate and orderly develop-
ment of the residential, business, industrial, public land, and public areas”.
Furthermore, the Shoreland Ordinance (Section 1104) policy’s intent is “in
the best interests of the public health, safety, and welfare to provide for the
wise development of shoreland of public waters.” The approval of the var-
iances as requested would allow the applicant to construct a reasonable
residential lake home plan on the site in an orderly fashion with little addi-
tional impact to the steep slope areas than already impacted by the existing
dwelling while preserving the necessary access to the public utilities.
(3) The practical difficulty is due to circumstances unique to the property
not resulting from actions of the owners of the property and is not a
mere convenience to the property owner and applicant.
Due to the lot width, the location of the easements and the bluff, the options
to place a residence in a location which would provide for views of the lake
are limited. The lot width, bluff feature, and easement location creates a
practical difficulty not resulting from actions of the owners of the property.
(4) The granting of the variances will not alter the essential character of
the neighborhood or be detrimental to the health and safety of the
public welfare.
A majority of the lots in this area have single-family residences near or
within the bluff areas; therefore, the placement of the proposed residence
should not alter the essential character of the neighborhood or the health
and safety of the public welfare.
(5) The granting of the Variances will not result in allowing any use of the
property that is not permitted in the zoning district where the subject
property is located.
The requested variance would allow the replacement of a single-family
residential dwelling which is an allowed use within the R-1 (Low Density
Residential) Zoning District.
ALTERNATIVES: 1. Motion and a second to approve a resolution approving the variances re-
quested for 5282 Candy Cove Trail SE with the listed conditions, or approve
any variance the Planning Commission deems appropriate in the circum-
stances.
2. Motion and a second to table or continue discussion of the item for specific
purpose as directed by the Planning Commission.
4
3. Motion and a second to deny the variance requests because the Planning
Commission finds a lack of demonstrated practical difficulties under the zon-
ing code criteria.
RECOMMENDED
MOTIONS:
Alternative #1.
ATTACHMENTS: 1. Resolution 18-XXPC
2. Location Map
3. Existing and Proposed Surveys dated 5-24-18
4. Proposed Building Plans (Conceptual)
1
4646 Dakota Street SE
Prior Lake, MN 55372
RESOLUTION 18-XXPC
VARIANCE FROM THE MINIMUM STRUCTURE SETBACK FROM THE OHW OF PRIOR LAKE AND A VARIANCE TO
ALLOW A STRUCTURE WITHIN THE BLUFF IMPACT ZONE ON A PROPERTY IN THE
R-1 (LOW DENSITY RESIDENTIAL) ZONING DISTRICT
Motion By: Second By:
WHEREAS, The Prior Lake Planning Commission, acting as the Board of Adjustment, conducted a public hearing on June
25, 2018, to consider a request from Fieldstone Family Home, on behalf of property owner, CT Retreats LLC,
to approve a variance from the lake setback and a variance to allow a structure to be constructed within the
bluff impact zone on a property located in the R-1 (Low Density Residential) Zoning District at the following
property:
5282 Candy Cove Trail NE, Prior Lake, MN 55372
Legal Description:
All that part of Government Lot 3, Section 36, Township 115, Range 22, described as follows:
Commencing at the Southwest corner of Lot 1, Candy Cove Park; thence South 66 degrees 10 minutes West
a distance of 50.0 feet; thence South 52 degrees 40 minutes West a distance of 50.0 feet; thence South 34
degrees 00 minutes West a distance of 50.0 feet; thence South 29 degrees 13 minutes West a distance of
42.9 feet; thence South 03 degrees 22 minutes West a distance of 12.6 feet to the actual point of beginning
of the tract of land to be described; thence South 87 degrees 44 minutes West a distance of 84.50 feet; thence
North 75 degrees 26 minutes West a distance of 146.94 feet; thence South 32 degrees 08 minutes 02 seconds
West a distance of 102.74 feet; thence North 55 degrees 38 minutes 36 seconds West a distance of 56.02
feet; thence South 34 degrees 21 minutes 24 seconds West a distance of 34.6 feet, more or less to the shore
of Prior Lake; thence Southeasterly along said Shore line to the Northerly line of Outlot 1, LAKE SIDE MANOR;
thence Easterly along said Northerly line to the Northeast corner of said Outlot 1, thence North 03 degrees
22 minutes East a distance of 30.2 feet to the point of beginning, Scott County, Minnesota. (PID 259360671);
and
WHEREAS, Notice of the public hearing on said variance request was duly published in accordance with the applicable
Prior Lake Ordinances; and
WHEREAS, The Planning Commission proceeded to hear all persons interested in this variance request, and persons
interested were afforded the opportunity to present their views and objections related to the variance request;
and
WHEREAS, The Planning Commission has reviewed the application for the variance as contained in Case #DEV18-
000023 and held a hearing thereon on June 25, 2018; and WHEREAS, The Planning Commission has considered the effect of the proposed variance upon the health, safety, and
welfare of the community, the existing and anticipated traffic conditions, light and air, danger of fire, risk to the
public safety, the effect on property values in the surrounding area and the effect of the proposed variance on
the Comprehensive Plan.
NOW THEREFORE, BE IT HEREBY RESOLVED BY THE PLANNING COMMISSION OF PRIOR LAKE, MINNESOTA
as follows:
1. The recitals set forth above are incorporated herein.
2
2. The Planning Commission hereby adopts the following findings:
a. There are practical difficulties in complying with the strict terms of the Ordinance. “Practical difficulties,” as used in connection with the granting of a Variance, means the property owner
proposes to use the property in a reasonable manner not permitted by the Zoning Ordinance.
Economic considerations alone do not constitute practical difficulties.
There are practical difficulties in complying with the strict terms of the Ordinance. This existing lot of record is
of substandard in width near the Candy Cove Trail access. The presence of a bluff slope on the majority of
the property and the location of the access easement leave the property with a very small buildable area
without any variance approvals. The location of the proposed house is in a similar location as to the existing
house therefore that area of the bluff slope is already impacted. The proposed decking area will impact the
bluff slope less than the current existing decking area.
b. The granting of the Variances are in harmony with the general purposes and intent of the City
Subdivision and Zoning Ordinances and the Comprehensive Plan.
The granting of the variance appears to be in harmony with the general purposes of the Ordinance and
Comprehensive Plan. A purpose of the Zoning Ordinance to “Promote the most appropriate and orderly
development of the residential, business, industrial, public land, and public areas”. Furthermore, the
Shoreland Ordinance (Section 1104) policy’s intent is “in the best interests of the public health, safety, and
welfare to provide for the wise development of shoreland of public waters.” The approval of the variances as
requested would allow the applicant to construct a reasonable residential lake home plan on the site in an
orderly fashion with little additional impact to the steep slope areas than already impacted by the existing
dwelling while preserving the necessary access to the public utilities.
c. The practical difficulty is due to circumstances unique to the property not resulting from actions of
the owners of the property and is not a mere convenience to the property owner and applicant.
Due to the lot width, the location of the easements and the bluff, the options to place a residence in a location
which would provide for views of the lake are limited. The lot width, bluff feature, and easement location
creates a practical difficulty not resulting from actions of the owners of the property.
d. The granting of the variances will not alter the essential character of the neighborhood or be
detrimental to the health and safety of the public welfare.
A majority of the lots in this area have single-family residences near or within the bluff areas; therefore, the
placement of the proposed residence should not alter the essential character of the neighborhood or the health
and safety of the public welfare.
e. The granting of the Variances will not result in allowing any use of the property that is not permitted
in the zoning district where the subject property is located.
The requested variance would allow the replacement of a single-family residential dwelling which is an allowed
use within the R-1 (Low Density Residential) Zoning District.
3. Based upon the findings set forth herein, the Planning Commission hereby approves the following variances to
allow the construction of single-family house in the R-1 SD (Low Density Residential Shoreland) Zoning District:
a. A variance to allow a structure within the bluff impact zone (Section 1104.303)
b. A 25-foot variance from the minimum structure setback from the OHW (Lake Setback) (Section 1104.302 (4)))
4. The variances are subject to the following conditions of approval:
a. The variance resolution shall be recorded at Scott County.
b. Building Permit shall be obtained from the Building Department prior to the commencement of construction.
3
c. Drainage patterns directed toward bluff areas should be dispersed such that concentrated flow paths are not
created which would cause erosion and reduce lake water quality.
PASSED AND ADOPTED THIS 25th DAY OF JUNE 2018.
_______________________________ Bryan Fleming, Commission Chair
ATTEST: _________________________________
Casey McCabe, Community Development Director
VOTE Fleming Kallberg Ringstad Tieman Tschetter
Aye ☐ ☐ ☐ ☐ ☐
Nay ☐ ☐ ☐ ☐ ☐
Absent ☐ ☐ ☐ ☐ ☐
Abstain ☐ ☐ ☐ ☐ ☐
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5282 Candy Cove Trail SE Variance Location Map
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Final Blueprint ____/____/_____
______________
all changes after above date will be done
according to F.F.H. Change Order Policy
Homeowner Signature
FIELDSTONE FAMILY HOMES INC.
Lic. # BC631164
Intellectual property of Fieldstone Family Homes, Inc. 2008. ALL RIGHTS
RESERVED. These plan drawings, including but not limited to, all text, designs,
renditions, floor plans, along with the selection and arrangement of thereof, are
original copyrighted materials owned by Fieldstone Family Homes, Inc. These
materials are protected by federal law against unauthorized copying, or
reproduction by unauthorized persons and entities.
CANDY COVE TRAIL
LOT BLK
KOTULA
1
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Agent:
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24-18
MAY
Plan: CUSTOM D
Foundation: 3263
Finished: 3932
Unfinished: 514
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UNEXCAVATED4" CONC.SLABSLOPE AS REQ'DPER CODE
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10 1/2"10 1/2"10'-0"1'-10 1/2"22'-0"32'-0"1'-10 1/2"1'-0"31'-3 1/16"32'-3 1/16"22'-0"
9'
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4
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31'-6"
20'-2"18" FLOOR TRUSSES @
19.2" O.C. SPACING
18" FLOOR TRUSSES @
19.2" O.C. SPACING
13'-2"6'-10"14'-0"
5'-6"
A
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E
Final Blueprint ____/____/_____
______________
all changes after above date will be done
according to F.F.H. Change Order Policy
Homeowner Signature
FIELDSTONE FAMILY HOMES INC.
Lic. # BC631164
Intellectual property of Fieldstone Family Homes, Inc. 2008. ALL RIGHTS
RESERVED. These plan drawings, including but not limited to, all text, designs,
renditions, floor plans, along with the selection and arrangement of thereof, are
original copyrighted materials owned by Fieldstone Family Homes, Inc. These
materials are protected by federal law against unauthorized copying, or
reproduction by unauthorized persons and entities.
CANDY COVE TRAIL
LOT BLK
KOTULA
3
S
c
a
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:
1
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4
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=
1
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:
1
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9
Agent:
L
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24-18
MAY
Plan: CUSTOM D
Foundation: 3263
Finished: 3932
Unfinished: 514
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E
A
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1
6
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1
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2
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2
2
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1
1
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3
0
6
0
T
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M
P
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2
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2
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1
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(
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3
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9
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3
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9
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4
0
6
0
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2
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2
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(
8
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13'-8"
4'-6"
12'-7 15/16"15'-8"10 1/
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13'-6 1/8"
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(
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9
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3
1
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6
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1'-0"31'-3 1/16"32'-3 1/16"
3
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21'-6"9'-6"8'-6"5'-6"31'-6"
2
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7
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6
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1'-0"1'-0"2'-0"2'-0"32'-0"11'-0"
4
'
-
9
"
DRAINDRAINDRAIN GAS GARAGEHEATER LT
1
6
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4'-9 3/8"
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3
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2
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2
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1
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(
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@
7
'
-
0
"
14'-0"
Final Blueprint ____/____/_____
______________
all changes after above date will be done
according to F.F.H. Change Order Policy
Homeowner Signature
FIELDSTONE FAMILY HOMES INC.
Lic. # BC631164
Intellectual property of Fieldstone Family Homes, Inc. 2008. ALL RIGHTS
RESERVED. These plan drawings, including but not limited to, all text, designs,
renditions, floor plans, along with the selection and arrangement of thereof, are
original copyrighted materials owned by Fieldstone Family Homes, Inc. These
materials are protected by federal law against unauthorized copying, or
reproduction by unauthorized persons and entities.
CANDY COVE TRAIL
LOT BLK
KOTULA
4
S
c
a
l
e
:
1
/
4
"
=
1
'
-
0
"
F
i
n
S
q
F
t
:
2
2
2
3
Agent:
M
A
I
N
L
E
V
E
L
24-18
MAY
Plan: CUSTOM D
Foundation: 2363
Finished: 3932
Unfinished: 514