March 21, 2006 CCP - Laserfiche WebLink

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LADE ELMO PLANNING COMMISSION STAFF REPORT Date: March 9, 2006 for the Meeting of March 13, 2006 Applicant: Scharrer Location:. 7949 Hill Trail Requested Action: Septic System Setback Variance Land Use Plan Guiding: SRD Existing Zoning: R-1 Site history and Existing Conditions: City records reveal that a home was constructed on this 27,500 square foot parcel in 1976, In 1982 a permit was issued for a "basement finish", and later a permit was issued for a deck addition. No planning zoning applications are of record on this site. It appears that the original 1976 septic system is still in service. Discussion and Analysis: The applicant advises that the existing drain field on the site has reached the end of its useful life. The applicant needs to install additional septic tankage and a new drain field. The applicant further advises that the septic designer reports that the only available location on the site for a drain field of the required size will place the end of the new drain field within 15 feet of the existing home where Section 700 of the City Code prescribes a minimum 20 foot setback from structures. Section 700 of the City Code provides that variances from the standards prescribed for private septic systems may be considered by the City. Those variances must be processed in the same manner as zoning ordinance variances — hence the Hearing before the Planning Connnission. Presumably the same hardship standards apply with septic variances as with zoning variances. Findings and Recommendations: Staff review of the proposal for replacement septic treatment has addressed two primary questions: 1. Is there another location on the site where the new drain field could be located, and no setback variance be required? 2. Is a mound system an alternative that will eliminate the need for a setback variance? If either answer is in the affirmative, a hardship will be difficult to find in this case. We have spoken with the applicant regarding both questions. The applicant states (and we do not have any information to counter this) that existing tree cover and the well location behind the house preclude a drain field there. The well setback of 50 feet alone limits.where the drainfield could be located.