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3. Weland Variance for a Swimming Pool at 251 Trappers Pass CITY OF BOA DATE: 10/14/91 \1) CIIAIHAS $E1 CC DATE: I \ _ • CASE #: 91-18 Variance BY: Al-Jaff/v STAFF REPORT PROPOSAL: A 51 Foot Setback Variance from a Class B Wetland to IIConstruct a Swimming Pool I ' LOCATION: 251 Trappers Pass V Ii APPLICANT: . Bob and Anna Santos aft 251 Trappers Pass Chanhassen, MN la ' PRESENT ZONING: PUD-R, Planned Unit Development Residential ACREAGE: 21, 000 Square Feet ' DENSITY: ADJACENT ZONING AND I LAND USE: N - PUD, single family S - PUD, single family II... E - PUD, single family W - PUD, single family-Class B Wetland 0 WATER AND SEWER: Available to the site. IW PHYSICAL CHARACTER. : The site is adjacent to a Class B wetland. ' 2000 LAND USE PLAN: Low Density Residential 1 , 11 O O O 0 0 O to N O C Os m p ` O I P'Ezw-m T' - CASTLE I CASCADE nor I /11 I H7.7,PINI COUNTY •cT I ., . �stCLE II— ?I TMA I a ,�� i,I �fi'• SHASTA CiRCa AKE �` � � ����� � NtilL�f / WEST i I i � �ifa �ls� s►+ASIA CIRCLE 1 �.UD— _ 1 ti �' i©% ';-4111 t 11 Mb c1 OLYMPIC'cIRaE 6300 III 11 STAG ��. ���•� ' ��`_•II CAST LE RIDGE • „r , i N1RN * 'A fili n111 4) lial�nt" ■ �;4I♦ ; COURT FAOT=1:'9141 V �� � / Aili., . - 6400•till i ,,.. , _ it a .,s, -6500 1 Ell MI trelpfp NoVi., ‘7°. v I 1 A IV •n t �. ' ,�.► CARDER vows " For,iL -• ii��© �.. �- % cuR, ,i,11 #` ��r 6600 i .? - , BEACH �-�a 1 A: ' PARK I d (t.n� Z .,1 ITEM ?� � r IJ *• « - _ -6700• I i' I " �` v. • VIOLET 'r �,p,- NORTH _:`1V , \ 3 LOTUS - I . R!'w1' 9‘. .'�i► , LAKE ; 'w�11 9 \, l; PARK -, . - 6 800 cil • �'0 Z.�ie� 3ts� - �� y N „ _ RD a T U S - \ ---- -6900 I i r414 " .rc 4, w 9 411 III Al,s .. ,+ 7000 1 ■• ilr- ay - \ v s1 I --tS . , N SS .c:\. ♦ , o .���1 --7100 11111r4%,/' (_ , Y.,,,3r-.,,, A Intilb ,,,c1 IPA VIM= • 111111 3 J- ' •'� — --- ---7200 �•� • =S Q.4°W / 3 �► I ``I � .,\ LAKE _.�.� _ I ,t'��4�--± kip%�� �*At 3 ! M 7300 s�� Hip___ WM IWO% . I0� ,N �th1/ ! ,i 1 �'. ;• A�=�i �1� •, -�• ... , -- 7400 lc / N C li '4API' IIII - 4411T VI* - ir°- -- ° -'64. 1 I R 1 2 cci i■ op• ! , • imitv,1031 • o 92. la A -. - --- . _ .i ,_-.RiLL: ...1, _ .: 1 . w .- . or4s PP ....., .:.c. IS aO l,1 Z ,. : �•0' :psi .`� a , ,,, W m rrr . I� MU US fl 1 I "4h =_•• . • r . Fu. • l/ . ! H• vM O i . ! 2 r 11 Santos Variance October 14, 1991 11 Page 2 BACKGROUND ' On June 3, 1985, the City Council approved the final plat for Trappers Pass at Near Mountain, Phase II. Setbacks from the wetland appear to not have been taken into consideration when the depth of those lots were approved. On June 25, 1986, the City approved a building permit for a house for the subject residence to be built approximately 65 feet from the edge of a Class B wetland. Again, we are uncertain as to why the variance situation was not caught during review of the building permit. ' On September 24, 1991, staff visited the subject site and discovered a sandbox/totlot constructed within the wetland and ' within a drainage easement. This easement surrounds the wetland and it is city ordinance that no structure be constructed within any easement. As a result, part of the wetland has been altered. This alteration must have taken place some time ago as grass has ' been established into the wetland boundary. The same is true for the property located to the west of the subject site. ' APPLICABLE REGULATIONS Section 20-409 (2) of the City Code states that all structures must maintain a 75 foot setback from a Class B wetland. ANALYSIS • ' The applicant is proposing to build a swimming pool within 24 feet of a Class B wetland. The Zoning Ordinance requires a 75 foot setback. It appears that the city has applied the wetland setback ' inconsistently, in this subdivision. Furthermore, lots were created with insufficient depth which made them difficult, if not impossible, to build upon without a variance. The error was ' compounded by approval of a building permit which resulted in the construction of a home without obtaining a variance. At the time these actions were taken, staff was working under enormous pressure being both shorthanded and faced with a large number of development ' proposals. Since that time a number of administrative changes have been undertaken to hopefully eliminate this problem and staff is working on methods to improve wetland identification. A variance ' may be granted by the Board of Adjustments and Appeals or City Council only if all of the following criteria are met: ' a. That the literal enforcement of this chapter would cause undue hardship. Undue hardship means that the property cannot be put to reasonable use because of its size, physical surroundings, shape or topography. Reasonable use includes a use made by a majority of comparable property within 500 feet I Santos Variance I October 14, 1991 Page 3 of it. The intent of this provision is not to allow a proliferation of variances but to recognize that and develop neighborhoods pre-existing standards exist. Variances that blend with these pre-existing standards without departing downward from them meet this criteria. * Staff conducted a survey within 500 feet of the surrounding area and discovered.that the average setback is 53 feet. The houses situated to the west of the subject site and located in the Trappers Pass At Near Mountain subdivision, have setbacks of 18, 20, 32, 35, and 65 feet, verses the houses situated to the north of the site and located in the Chestnut Ridge At Near Mountain 8th Addition, which maintain a setback that exceeds the required 75 feet. This is due to the fact that the wetland ordinance was better implemented at the time Chestnut Ridge was approved. Fifty percent of the properties within 500 feet are encroaching on the wetland setback. Furthermore, the requested setback of 24 feet exceeds the setback of some of the properties located to the west of the subject site. Therefore, granting the variance will allow the subject property to blend with these existing standards without departing downward from them (Attachment #1) . b. The conditions upon which a petition for a variance is based are not applicable, generally, to other property within the same zoning classification. * The conditions upon which this petition for a variance is based are not generally applicable to other properties within the same zoning classification outside of the immediate area. They only apply to lots located in this subdivision. c. The purpose of the variation is not based upon a desire to increase the value or income potential of the parcel of land. * This does not appear to be the case. The applicant is simply attempting to utilize the parcel for the single family residential uses it was approved for. d. The alleged difficulty or hardship is not a self created hardship. * The hardship is not self created. Parcel size and setback measurements were overlooked when approving the plat. Staff has been working to clarify wetland locations and boundaries both during platting and building permit review. Normally, staff would not i 11 Santos Variance October 14, 1991 Page 4 recommend approval of a variance for a swimming pool since they are not normally considered to be a necessity. However, in this case, the owners purchased a lot with reasonable intentions and are only now having problems due to past actions by the city. e. The granting of the variance will not be detrimental to the public welfare of injurious to other land or improvements in the neighborhood in which the parcel is located. ' * The granting of the variance will not be detrimental or injurious to other land or improvements in the neighborhood. The swimming pool will be located within 24 feet of the Class B wetland. The wetland is heavily protected by existing vegetation and staff feels ' comfortable with allowing a swimming pool to be constructed within 24 feet of the edge of the wetland. f. The proposed variation will not impair an adequate supply of ' light and air to adjacent property or substantially increase the congestion of the public streets or increases the danger of fire or endanger the public safety or substantially ' diminish or impair property values within the neighborhood. * The granting of the variance will allow a swimming pool ' to be constructed at a reasonable distance from the adjoining properties. It will not impair an adequate supply of light and air to those properties, nor will it 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. RECOMMENDATION LFor the above mentioned reasons, staff is recommending approval of Variance 91-18 with the following condition: ' i. The applicant uses Type III erosion control along the edge of the wetland. ' 2. The applicant remove the sandbox/totlot located within the utility and drainage easement and restore the wetland to its original condition. ATTACHMENTS 1. Plat map showing existing setbacks from the edge of the ' wetland. 11 Santos Variance II October 14, 1991 Page 5 2. Site plan showing proposed swimming pool. II 3. Letter from applicant dated September 23, 1991. 1 II 1 I II II II II I I 1 II II II I 1 I . I - -14...„ 21j_ _. 1?-74:. _0,1 iltN.N.A.. Scus.4,--.0427 1— El --(- -1 –-- CLA"-Leterhe.A.. '--, 4 ....ci ( _ at. 4...,pe._ 4.--ortti-Crw ‘A ''' .14 0 M. COY!'_'7 IS— 3t CAA.'"\-104S A- 49 oalgt-•VC-e.. _ — 0 i 4 V1-- .e.->kc_it-or.‘a %MLA ,QC Vt- S v..9 1 venr0.‘ vp_. \.........k OF ._4L __Levx.--CntACe.4-Arkovk__ _0._ ___ 41,.... t 04 te. 4 -4-1A4.... 4,\Lep trr.4..Ovs CI-V\L , M R.YkdAt Akce _ F__. ea-be...v./4.4..4 I"- et k).-r- ce,••■41- Ce-1- S./A-- (A4t.uw?.. ,_.s...1.. `-- ,,...c-kAt ‘bLo4..\\91-0_ ,.. re_a_r- (Actr•Gl. 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( ATN R 2 f � �� e.�+ MpU iTALOT\ �Q1 s T,R4p. 31 /,�ZJ 3� 3�� 34/ �; 3 zr} / PIEumuNA fi %ENE , N� ( TRA',PERS 3Zi 3c� i PASS o, Z ,r� :ouAT 3 "C < I. f' 6TH .DDITIO P P4� 3 / 2 0 44 3 ( 9"P 4 O\ I /4 /��s - AT NE • • � 1 ,0 MOUNTAI r 6 IT cp 4 c;� Y �l RApp, w PAS' A 9 I / 5 TRAPPERS �,�P� ,,r� ! 'SLOG y�iJ S - -- 3 I ,i TRAP \ NEAR <00“.< -` 94 'Lj, AT 3 t° �' 9i LINE <PQ� CIRCLE 2 MOUNTAIN , � Z `Z` p •g5 _ O 2 Q �� QP I 6 3 ND o ADDITION a . a q,s,s \ 1-2 31 4 5 6 j 1 n CH ST T RI D G d�4"•1 \ WAY �SAt stj o ~ Cr a 2 I TRAPPERS <(?- �NTA1N • 41% 5 3 AT N Ar MoUN • ( 4 o r ��eo s , PASS \ . 1 2 3 5 6 , lik2 , ... r 7, H ApDITI��N 1/414. MI r ) f'� / ,IIIIII 11111 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 i C x p C� IVI i ... y -I":----------.=-_-.:-:-.-_--—:7_ ,____._.il \J.,---‘,...., s•-• , C 1. V (1 • V. \.„7,..2. n * -. 1� • • r/• \l 3 a � �� y J s Y l CF + , 1 0I o• u , .1c I.i • I i ! ^\ �' \' T Lr -i I ..•"....._21 !ii ,' , , ,a) _ H L •� L \ r 6 1 i) J 1 L.1 P 1 ._ 1 I! I I 'T I v �y r �' I xa , a ' ` 7-- (" ��' D $ w c s i _ P w i lo , J 1 5 I 9 - Od - s o ( L.\CI r MIR .,1111111--- - .4 ,.. . . .. I= 1.1 N. NE v- II. / N. is• .. me • ,--- co '� ) s — ,-_,, -, — Nu Ns In - \\N----.— ----7/ ' ' ) ,.._ • 4 .'... ' ��. \ \/ / l\\ \,_;r / 5\ �' r:'- , 7).., \\ \ ,-----` V 1• 7 . \ \ ; \ , \ \ \ • \ iheets: I hereby certify that this plan,specification, Kevin G.Norby by date:•s.ki-(-1.4,zf k.1391 or report was prepared by me or under my Residence I. direct supervision and that a duly &Associates,Inc. Santos Resl drawn b Y: �Ilv br 1 Registered Landscape chttect under f the laws of/the t Minnesota. 6801 Redwing Lane • Chanhassen,Minnesota 55317 scale: %R..-I;a_ rule/o-2-5 vtestsi.,wn w,.25•v (612)474-0403 Landscape design•Site planning•Construction management