HomeMy WebLinkAbout030-2028-40-000 (2)
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FINDINGS, CONCLUSIONS, AND DECISION
OF THE ZONING BOARD OF ADJUSTMENT
ST. CROIX COUNTY, WISCONSIN
File Number: VAR-2017-001
Applicant: Margaret Clouthier
Parcel Number: 030-2028-40-000
Complete Application Received: February 6, 2017
Hearing Notice Publication: March 6 and 13, 2017
Hearing Date: March 23, 2017
FINDINGS OF FACT AND CONCLUSIONS OF LAW
Having heard all the testimony, considered the entire record herein, and visited the site, the Board of Adjustment makes the
following Findings of Fact and Conclusions of Law pertinent to the applicant's variance request:
1. The property owners are Paul Acito and Margaret Clouthier; the applicant is Margaret Clouthier.
2. The site is located at 1416 Hilltop Ridge, Houlton, WI 54082 in part of Government Lot 4 of Section 22, T3 )ON,
R20W, Town of St. Joseph.
3. The applicant filed an application with the St. Croix County Board of Adjustment for a Variance to reconstruct
nonconforming accessory structures (upper and lower attached decks) within the bluffline setback area in the Lower
St. Croix Riverway District pursuant to Section 17.36(I)(3)(b) of the St. Croix County Zoning Ordinance.
4. To qualify for a Variance, the applicant has the burden of proof to demonstrate that all three requirements defined in
state statutes are met:
a. Unnecessary hardship; the home predates the Lower St. Croix Riverway District and so the hardship is not
self-created. Literal enforcement of the ordinance would eliminate the use of the decks for ingress and egress
from existing doorways on the riverward side of the house.
b. Unique property limitations; the existing home in its entirety is within the bluffline setback.
c. No harm to public interest; the request will meet the intent of the Riverway Overlay District in that:
i. No vegetation will be removed during reconstruction;
ii. The deck is currently and will continue to be inconspicuous from the St. Croix River;
iii. Surrounding property values will not be negatively affected.
5. The property owners recently bought the property and have begun several renovation projects that meet the definition
of Ordinary Maintenance and Repair. Ordinary Maintenance and Repair is defined in Section 17.09(170) as: "Any
work done on a nonconforming structure that does not constitute expansion, structural alteration or reconstruction
and does not involve the replacement, alteration or improvement of any portion of the structure 's foundation. " and is
allowed.
6. The existing accessory structures (upper and lower attached deck) are unsafe, noncompliant with Uniform Dwelling
Code requirements and structural components need replacement. This is beyond the scope of Ordinary Maintenance
and Repair since structural components are in need of replacement.
7. The applicant is requesting minimal relief from the standards of the Zoning Ordinance as the proposed upper and
lower deck reconstruction will reduce the total footprint of the existing structures and increase the setback area to the
bluffline.
8. The Wisconsin Department of Natural Resources has not submitted comments regarding this application.
9. The Town of St. Joseph did not have any comments on the Clouthier Variance application.
I O.There is no stormwater management plan or sanitary record for this property.
-1-
DECISION
On the basis of the above Findings of Fact, Conclusions of Law, and the record herein, the Board granted the applicant's
variance request, with the following conditions:
1. The variance will allow the applicant to reconstruct the attached upper and lower deck in accordance with the
plans submitted on February 6, 2017 and as provided within the conditions below.
2. All components of the structure shall be earth-tone colors, which are displayed in the St. Croix County
Community Development Department suite.
3. Within 30 days of Variance approval, a stormwater management plan designed to infiltrate runoff from the
structures, including redirecting runoff away from the bluffline shall be submitted and approved by the Zoning
Administrator.
4. Within 30 days of stormwater management plan approval, the applicant shall record an affidavit against the
property referencing the stormwater management plan.
5. Prior to commencement of reconstruction of the decks, the septic drainfield shall have a single boring in
compliance with Wisconsin Administrative Code Chapter SPS 383 for the minimum three feet of separation.
6. If the sanitary system is found to be noncompliant with Wisconsin Administrative Code Chapter SPS 383, it must
be replaced within one year of the single boring.
7. The applicant shall secure all necessary permits and/or approvals from the Town of St. Joseph and obtain any
other required local, state, or federal permits and approvals.
8. The applicant shall have one (1) year from issuance of these approvals to commence reconstruction of the deck
and two (2) years to complete the project. Failure to do so may result in expiration or revocation of this decision,
after which time the applicant will be required to secure a new variance.
9. These conditions may amended or additional conditions may be added if unanticipated circumstances arise that
would affect the health and/or safety of citizens or degrade the natural resources of St. Croix County. Conditions
will not be amended or added without notice of the applicant and an opportunity for a public hearing.
10. Any new owners of the property must adhere to the standards and conditions of the approved Variance. Any
change or addition in use of the property or structures and/or changes to the current project details shall require
review by the Zoning Administrator to determine if the use or structures may be allowed.
11. Accepting this decision means that the applicant has read, understands, and agrees to all conditions of this
decision, and has no objections to County staff conducting unannounced onsite inspections to check for
compliance with this permit.
The following vote was taken to approve the request: Chairman Malick, Yes; Peterson, Yes; Sontag, Yes; Nelson, Yes;
Niccum;Yes. Motion carries.
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APPEAL RIGHTS
Any person aggrieved by this decision may file an appeal in St. Croix County circuit court within 30 days after the filing
date shown below, pursuant to Sec. 59.694(10), Wisconsin Statutes. St. Croix County assumes no responsibility for
action taken in reliance on this decision prior to the expiration of the appeal period. St. Croix County does not certify that
the identity of all persons legally entitled to notice of the Board of Adjustment proceedings, which resulted in this
decision, was provided to the County.
If an appeal is taken of this decision, it is the responsibility of the appellant to submit at his/her expense a transcript of the
Board of Adjustment proceedings to the circuit court. The Community Development Department can be contacted for
information on how to obtain a transcript. It is the responsibility of the Board of Adjustment to submit its record (file) of
this matter to the circuit court.
ZONING BOARD OF ADJUSTMENT
Signed: V L_-
Clarence W. `Buck" Malick, Chairman
Date Filed: March 23, 2017
-3-
Sarah Droher
From: Clerk Town of St Joseph <clerk@townofstjoseph.com>
Sent: Tuesday, March 14, 2017 11:34 AM
To: Sarah Droher; town chair
Subject: Re: VAR-2017-001
Hi Sarah,
The town had no comments on the Clouthier variance application.
Sincerely,
Nicole Stewart
Clerk/Treasurer
Town of St. Joseph
On Tue, Mar 14, 2017 at 10:41 AM, Sarah Droher <Sarah.Droher Wco.saint-croix.wi.us> wrote:
Good morning Nicole,
I am just checking in if there are any comments from the Town regarding the deck reconstruction request at
1416 Hilltop Ridge in the Lower St. Croix Riverway District.
Thank you,
SxrxA. Proj,er
(715) 386-4680
Land Use Technician
Community Development Department
ST ~RC)I?~ _~L~t1N'hll
EXHIBIT
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Sarah Droher
From: Margaret Clouthier <margaretclouthier@gmail.com>
Sent: Monday, March 20, 2017 2:35 PM
To: Sarah Droher
Subject: well/septic at 1416 Hilltop Ridge
Attachments: CCF17042016.pdf
Hi Sarah,
Just to follow-up on missing information for the meeting packet, here is the report on the well and septic which
we had done just after acquiring the property.
Thank you.
Margaret Clouthier
EXHI IT
YI
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otwu ; oysiem ana vveii inspect-Ion Report
V Bird Plumbing Inc
1432 120th St.
New Richmond Wi 54017
715-246-4515
sbird @frontiernet. net
I Shaun Bird, certify that on 4/17/16
XXX Inspected the Septic System (POWTS)
XXX
Inspected the Well
Obtained a drinking water sample
Property Owner/Buyer Margaret Clouthier Site Address 1416 Hilltop Ridge Houlton Wi
As a result of my inspecton, I certify that:
XXX In my opinion, the septic system (POWTS) was, on the date of my inspection, in working order
and in compliance with the standards set forth by the Department of Safety and Proffesional
Services. Any exceptions or needed repairs will be listed below.
Last date of pumping Pump in 3 years System appears to be sized for _3_ Bedrooms
XXX In my opinion, the well at the date of my inspection, is in good condition and complies with all WDNR
standards. Water sample sent to Quality Water Testing Lab Somerset Wisconsin.
See attached Property Transfer Wells form. Any exceptions or needed repairs will be listed below.
!n my opinion, the septic system or well is not working or not in compliance with the Departmet of
Safety and Public Services or WDNR. See attached Property Transfer Wells Inspection form.
The septic system records were lost at the county but appears to have been installed in the early 1980's.
The septic tank does not need to be pumped for 3 years. The well is loosing pressure when no what is
running so there must be a leak in the water pipe system or a bad check valve. I was unable to get a water
sample due to the amount of rust in the water. The well casing is to short to make code and needs to be
raised to 12" above grade. The well needs to be serviced and the water tested at that time.
Septic System maintance information: Pump tank every 3 years, clean effluent filter once a year if installed.
For further information, contact your local zoning office.
Disclosure: This test is not a guarantee of future performa but a proffesional opinion. Usage can change from
Different owners. This is not a warranty of this system. Id . laim all liabilty for any loss caused by reliance on this
:erfication. Past problems with this system,( if any) nee be disclosed by the seller.
Shaun Bird MPRS/CSTM #226900 DNR# 7640 , Date 4/17/16
state of Wisconsin
Department of Natural Resources Property Transfer Well(s) a Pressure System(s) Inspection
dnr.wi.gov Form 3300-221 (R 10114)
Notice: Pursuant to ch. 280, Wis. Slats., and ch. NR 812, Wis. Adm, Code, this form shall be used to document any well and pressure system inspection
conducted as part of a property transfer. Inspections are voluntary, and well owners are not required to bring systems into compliance as a result of the
inspection. Inspectors must provide the completed form to the requester of the inspection. Do not send forms to DNR.
• o •
Inspection Requested By
/ Telephone Number
ir! F.f , 1(
Mailing Addr s
city 7 State ZIP Code
Owner's Name
L71ephone Number
Mailing 7ddreAddress
Crty State ZIP Code
Countx of Water System Location Grid or Street Address or Ro d Name and Num er (if available) City , ZIP Code
~Township
Gov't Lot Sectio Town Range ENV Unique Well Number
of the N
Identified noncomplying features are noted below with a check mark.
1. ❑ Unused Well Should be Filled and Sealed
14. ❑ Hand Pump
2. ❑Stovepipe or Thin-Walled Casing
15. ❑Offset Pump or Piping Height { 12" Above Floor
3. ❑ pug Well
4. ❑Unprotected Buried Suction Line 16. ❑Yard Hydrant
5. ❑Alcave (Subsurface Pumpraom) or Pit 17. ❑Materials for Pump and Supply piping
6. Non-Walkout Basement or Below-Grade Crawl Space Well 18. ❑ Flowing Well Installation
7. ❑ Poor Casing Condition (Badly Corroded or Cracked) 19, ❑ Check Valve Location
8 contaminant Source less than minimum separation distance 20• ❑ Well Cap or Seal
from well: 21.Casing Height
9. []Well in F(oodway or Flood Fringe
22. ❑Electrical Wires Not Properly Enclosed in conduit
10. ❑ Well at Risk from Localized Flooding
11. L ]Cross-Connection 23. []Sample Faucet is Missing or Incorrect
12 ❑Driven Point Well (installed after 1-31-1991) without 24. ❑Casing less than u in diameter for a well in limestone,
construction report dolomite, shale, quartz or granite
13. ❑ Nonpressure Conduit 25. ❑ Health/Safety Hazard
•
❑ Pre-1991 Driven Point Pipe Depth < 25 feet ❑ Inaccessible or Difficult Location for Future Well Work
❑Well Construction Report Not on File or Unlocatable ❑Inaccessible or Difficult Location for Future Pump Work
❑ Well Located in Special Well Casing Depth Area
❑Non-Vermin-Proof Well Cap or Well Seal
❑Pre-1979 Two-Wire Submersible Pump
❑ Other.
❑ Evidence of Some Corrosion on Well Casing Pipe
Based on my personal inspection of the real property, the well(s) and pressures stems : Complies
y with Wis. Adm. Code.
❑ Does not corn Iy
Fj More comprehensive or additional research is needed regarding: ,
❑ an unused well 0 floodways/floodplains ❑ contaminant sources ❑ other;
I'his fonts lists the vi$ ill e conditions of the well(s) and pressure system(s) on the property at the time of inspection and does not imply or
give any guarantee
Signature of Li sed Water Well Driller or Pump Installer Individual License # - Date Telephone Number .
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ST. CROIX C,,'..UNTY File#: Uf1 -Sol 7 -
e .
PMF"''M . ms's' ot) Office Use Only
A ,
Revised May 2016
APPLICANT INFORMATION
Property Owner: Margaret Clouthier Contractor/Agent: Self
1416 Hilltop Ridge
Mailing Address: Mailing Address:
Houlton, WI 54082
Daytime Phone: ( 612 6153936 Daytime Phone: O
Cell: ( Cell: ( )
margaretclouthier@gmail.com
E-mail: E-mail:
SITE INFORMATION
Site Address: 1416 Hilltop Ridge; Houlton, WI 54082
Property Location: 1/4, 1/4, Sec. 22 , T. N., R. k' W., Town of sl '-T"-
Lt 'to f-
Computer 22-30 30 - e - Parcel 9 C c'c
LAND USE INFORMATION
Zoning District: (Check one): 13 AG. ❑ AG. 11 *URAL RES.13 RESIDENTIAL ❑ COMMERCIAL rl INDUSTRIAL
Overlay District: (Check all that apply): 13 SHORELAND)!.RIVERWAY 0 FLOODPLAIN 13 ADULT ENTERTAINMENT
Deck refurbishment /J
State the nature of your request:
Zoning Ordinance Reference/ 7. 36 'r 3,b.
❑ More than one request with this application? (Seethe supplemental fee amount below and attach the appropriate addendums.)
FEES (Please refer to the current fee schedule on our website).
Application Fee: $ 1L00, 0C +S o/&T
Supplemental Fees: x of additional requests) $ -I Jr (--w
Total Fees: $
Applications are due on the 1 st Monday of each month.
I attest that the information contained in this application is true and correct to the best of my knowledge.
Property Owner Signature: f a Date
Contractor/Agent Signature: Date
OFFICE USE ONLY
Pre-application Meeting: With:
Complete Application Accepted: / /~c 1-7 By:
Fee Received:/ $ J j 7~5 o-ts Receipt Scheduled Hearing E
0t ` ) IB
IT
71 5-3864680 ST. CROIX COUNTY GOVERNMENT CENTER
1 1 01 CARMICHAEL ROAD, HUDSON, WI 5401 6 rr
ki Pig -2 0 17 1) Describe the details of your request:
We purchased this house in April of 2016 for our retirement. The house had been abandoned,
neglected and foreclosed. The house was sold "as is" so there was no opportunity to know the
full extent of deterioration to the property. As became apparent, the decks which span the
western (river facing) side of the house are completely derelict, unsafe and unusable. We would
like to restore these decks to a more safe and visually appealing state as shown in the enclosed
drawings.
2) Explain how literal enforcement of Ordinance would unreasonably prevent you from
using your property for your proposed use and why the standards in the Ordinance
should not apply to your property.
Looking toward year-round use of this property for our family includes restoring the deck so that
the lands and view of the river can be enjoyed, the view from the river can be improved and the
integrity of the house, both structural and visual can be maintained.
Local ordinances were begun to be enforced after the home was originally built in 1956. It is a
home which, though seriously dilapidated blends well into the surrounding woodland and the
preserved slope. The setback from the bluff line is well within current ordinance. The new deck
as illustrated actually increases its setback from the river, and minimizes the visible profile.
3) Describe the unique limitations that make literal enforcement of the Ordinance
impractical. Were any of these limitations created by you or past property owners?
Any limitations were created prior to our owning the home. The house was built on the bluff in
the 1950's Its setback is well beyond that enforced by current building codes. It has not been
well maintained and is badly in need of a new roof, siding, windows and more. In order to effect
these repairs and maintain the home, the old decks must be removed to replace the exterior
sheathing, insulation and siding.
These decks may not survive removal, and once taken off should be replaced to maintain the
stability and integrity of the entire house, and to meet current building codes.
4) What other options have you considered and why were they not chosen?
Our initial plan was to eliminate or severely restrict the current deck and extend the side deck
approximately 6 ft to the south. Our surveys revealed some minimal amount of this proposed
deck falling within the slope preservation zone. The current deck is broad and somewhat
obtrusive so our thinking was to streamline that deck and make it smaller in terms of square
feet. This, as our drawings indicate, appears more in keeping with the Ordinance as it is written
and as it is intended.
5) Explain how granting this variance is consistent with protecting the public interest; in
particular, explain how it will impact sensitive public resources and/or adjacent
properties.
We understand the need for preserving the bluff, keeping the view from the river natural and
avoiding runoff areas from structures to the extreme slope. Our plan will minimize the
appearance of the house from the river, cloaking it in natural greenery. We have also added
trees to further mitigate runoff and block more of the view from the river.
6) How is granting this variance consistent with the spirit and intent of the Ordinance; in
particular, how will it meet the purpose of the zoning district(s) in which your property is
located?
The variance we request will allow us to maintain our home. It would allow us to preserve part
of an existing deck structure, decrease the visible size from the river and increase the setback
from the river and protected slope.
We do not require excavation of any kind, or the tearing down of trees or anything which will
negatively impact the environment.
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