PLANNING COMMISSION MEETING AGENDA November 28, 2016
PLANNING COMMISSION MEETING AGENDA November 28, 2016 7:00pm 1) Call to Order a) Approval of Agenda
b) Approval of Minutes – October 24, 2016 2) Public Hearings: a) CONDITIONAL USE PERMIT: Application from Kippie Palesch for a home occupation to allow for an equine-assisted psychotherapy facility at 680 Game Farm Road N; A – Agriculture Zoning District; PID# 03-117-24-33-0007. The facility will include the Applicant plus up to 3 additional therapists with up to 6 clients per therapist per day. There is no proposed operation on the weekends. b) CONDITIONAL USE PERMIT: Application from Kippie Palesch for a limited commercial stable at 680 Game Farm Road N; A – Agriculture Zoning District; PID# 03-117-24-33-0007. A limited commercial stable allows for the boarding of up to 9 horses belonging to the owner or persons other than the owner of the property. The Applicant is proposing to board 3 horses belonging to persons other than the property owner and up to 6 additional horses belonging to the property owner. c) VARIANCE: Application from John Gordon Rudd Jr. & Maureen Rudd for a lakeshore setback variance to reduce the required setback from 75 feet to a distance of 41.5 feet for the construction of a detached sleeping cabin at 4776 Crane Island; R-1 Low Density Single-Family Residential Zoning District; PID# 36117-24-23-0007. d) VARIANCE: Application from Bryan & Kristen Ophaug for a side yard setback variance to reduce the required setback from 15 feet to a distance of 12 feet on the north property line and a side yard setback variance to reduce the required setback from 15 feet to a distance of 11.8 feet on the south property line for the construction of new home at 5360 Eastview Avenue; R-1 Low Density SingleFamily Residential Zoning District; PID# 12-117-24-24-0005. 3) Informational Items: a) Staff Reports
b) Council Reports 4) Adjournment - The agenda packet with all background material is located at the back table for viewing by the public. - Published agenda subject to change without notice. -
Information and materials relating to the above items are available for review at city hall by appointment.
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
PLANNING COMMISSION MEETING MINUTES October 24, 2016 7:00pm 1) Call to Order Chair Sandholm opened the meeting at 7:00 p.m. In attendance: Commissioners – Chair Lora Sandholm, Vice Chair Michael Molitor, Sylvia Allen and John Tschumperlin; Staff: Community Development Director David Abel and City Clerk Kris Linquist. Absent: Peter Vickery and Gary Pettis a) Approval of Agenda Motion by Tschumperlin, seconded by Allen to approve the agenda as presented. Motion passed 4-0. Absent: Vickery and Pettis Approval of Minutes of September 26, 2016 Motion by Molitor, seconded by Tschumperlin to approve the minutes from September 26, 2016 as noted change. Motion passed 4-0. Absent: Vickery and Pettis
2) Public Hearings: (Note both Public Hearings for a and b were held together) a) VARIANCE: Application from Frederick & Robyn Green for a lakeshore setback variance to reduce the required setback from 75 feet to 35 feet to construct a new home at 3503 Kings Point Road; R-1 Low Density SingleFamily Residential Zoning District; PID# 27-117-24-13-0020. Community Development Director Abel presented the staff report found in the Planning Commission packet dated October 24, 2016. Highlights included in the presentation were: • The applicant is requesting a Variance for the property located at 3503 Kings Point Road. • The property owner at the time had requested and had approval of a 36.7 foot lakeshore setback variance instead of the required 75 feet on September 6, 2011. • Variances requests are typically valid for 1 year from date of approval to act on the request. There were extensions made thru 2016. • The property was sold in 2015 to Frederick and Robyn Green and unsure of the plan for the property, the Applicants requested a 2 year extension until 2018 to determine the plan for the property. • As part of the application, the applicants are also requesting a lot line adjustment to shift the common lot line to facilitate the proposed The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
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improvements on 3427 Kings Point Road. Notices were sent out to all property owners within 500 feet of the subject property. Staff did not receive any correspondence in regards to the application. Staff has made the following findings of fact: 1. The proposed use of the Property is in harmony with the general purposes and intent of the city’s zoning regulations because the use is compatible with surrounding properties in the neighborhood and limits the congestion of an already narrow Kings Point Road by providing additional off street parking; 2. The proposed use of the Property is consistent with Minnetrista’s comprehensive plan because it remains compatible with surrounding residential land uses and maintains a strong sense of neighborhood and community; and 3. The Applicant has established there are practical difficulties in using the Property in conformance with City ordinances. a. The request is reasonable given the Applicants intend to maintain a similar setback to that previously approved in 2011; b. The Property is unique because it is too narrow to develop without a variance because the required lakeshore setback and streetside setback overlap; and c. The variance request will not alter the character of the neighborhood because the proposed home is consistent, if not smaller, then most neighboring homes and with previous approvals.
Based on the above findings of fact, staff recommends approval of the side yard setback variance with the following conditions: 1. The Applicants obtain approval of their simple subdivision application to move the common lot line between the Property and 3427 Kings Point Road to the proposed location. 2. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 3. Any required grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 4. The Applicants are responsible for all fees incurred by the City in review of this application; 5. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 6. Any other conditions discussed by the Planning Commission. Tschumperlin questioned the simple subdivision. Abel stated it would be approved at the City Council meeting. Sandholm questioned the hardcover for the lots after the subdivision. Abel stated that the hardcover would not be an issue for either lot. The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
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There was more discussion about the variances requested. Chair Sandholm opened the Public Hearing for the Variances for 3427 and 3503 Kings Point Road at 7:22 p.m. Fred Green (applicant) – 3427 Kings Point Road stated he met with the neighboring property owners regarding their plans. Todd Hanson (Architect for Applicant) – 4100 Xenith Avenue, Minneapolis – made a few more positive points for the location of the new home at 3503 Kings Point Road Allen asked how long construction would take. Green stated that they intend to start in the spring. Chair Sandholm closed the Public Hearing at 7:29 p.m. Molitor questioned the soil testing. Green stated that they may have to use pilings. Motion by Tschumperlin, seconded by Allen to recommend to the Council to approve a lakeshore setback variance to reduce the required setback from 75 feet to 35 feet to construct a new home at 3503 Kings Point Road based on the finding of facts and contingent upon the conditions outlined in the staff report dated October 24, 2016. Motion passed 4-0. Absent: Vickery and Pettis b) VARIANCE: Application from Frederick & Robyn Green for a lakeshore setback variance to reduce the required setback from 75 feet to 63 feet and a side yard setback variance to reduce the required setback from 15 feet to 14 feet to construct an addition at 3427 Kings Point Road; R-1 Low Density Single-Family Residential Zoning District; PID # 27-117-24-13-0016. Community Development Director Abel presented the staff report found in the Planning Commission packet dated October 24, 2016. Highlights included in the presentation were: • The applicant is proposing to add on a third stall to the garage and build a second story to the existing home. • The current home on the Property was built in 1967 and is a legally nonconforming with respect to the lakeshore and side yard setback requirements. • A request for a lakeshore setback variance to reduce the required setback from 75 feet to 63 feet for a separate, new third stall garage addition; Lakeshore setback variance from 75 feet to 42 feet to add a second story onto the existing home; and a side yard setback variance to reduce the required setback from 15 feet to 14 feet to construct an addition to the existing two stall garage that will accommodate a floor plan change of the existing home. The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
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There was variance granted in 1995 for this property. Notices were sent out to all property owners within 500 feet of the subject property. Staff has met with two property owners in regards to the variance request. Staff has made the following finding of facts: 1. The existing home is non-conforming with respect to the lakeshore and side yard setback requirements; 2. The existing home is misaligned with the side lot line which causes further encroachment into the required side yard setback; 3. The proposed use of the Property is in harmony with the general purposes and intent of the city’s zoning regulation because the use is compatible with surrounding properties in the neighborhood and limits the congestion of an already narrow Kings Point Road by providing additional off street parking; 4. The proposed use of the Property is consistent with Minnetrista’s comprehensive plan because it remains compatible with surrounding residential land uses and maintains a strong sense of neighborhood and community; 5. The Applicant has established there are practical difficulties in using the Property in conformance with City ordinances. a. The request is reasonable given the Applicants intend to maintain the Property as a single family home; b. The Property is unique because it narrows from east to west making it difficult to develop the property within the setback requirements; and c. The variance request will not alter the character of the neighborhood because a second story would not be unique to the Property and the additional garage space will provide off street parking consistent with neighboring homes.
Based on the above findings of fact, staff recommends approval of the front yard setback variance with the following conditions: 1. The Applicants obtain approval of their simple subdivision application to move the common lot line between the Property and 3503 Kings Point Road to the proposed location; 2. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 3. Any required grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 4. The Applicants are responsible for all fees incurred by the City in review of this application; 5. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 6. Any other conditions discussed by the Planning Commission.
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
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Motion by Molitor, seconded by Sandholm to recommend to the Council to approve the requested lakeshore setback variance to reduce the required setback from 75 feet to 63 feet for a separate, new third stall garage addition, a lakeshore setback variance from 75 feet to 42 feet to add a second story onto the existing home; and a side yard setback variance to reduce the required setback from 15 feet to 14 feet to construct an addition to the existing two stall garage that will accommodate a floor plan change of the existing home at 3427 Kings Point Road based on the finding of facts outlined in the staff report dated October 24, 2016. Motion passed 4-0. Absent: Vickery and Pettis 3) Informational Items a) Staff Reports – Community Development Director – David Abel • Lawsuit – Kauppi vs Schmeling • New Building Official • Hiring of a Full-Time Building Inspector • 4925 Minneapolis Avenue approval of preliminary plat • Serenity Hill update 4) Adjournment Motion by Molitor, seconded by Tschumperlin to adjourn the meeting at 7:40 p.m. Motion passed 4-0. Absent: Vickery and Pettis
Respectfully Submitted, Kris Linquist Kris Linquist City Clerk
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
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CITY OF MINNETRISTA REQUEST FOR PLANNING COMMISSION ACTION
Subject:
CONDITIONAL USE PERMIT: Application from Kippie Palesch for a home occupation to allow for an equine-assisted psychotherapy facility. CONDITIONAL USE PERMIT: Application from Kippie Palesch for a limited commercial stable.
Prepared By:
Nickolas Olson, Associate Planner
Meeting Date:
November 28, 2016
Overview: Kippie Palesch (the “Applicant”) has made an application for two conditional use permits at 680 Game Farm Road N. The conditional use permits would allow for an equine-assisted psychotherapy facility and a limited commercial stable. Background: The Applicant currently operates Stable Living, LLC out of her home in Mound and uses a private boarding facility in Independence for equine-assisted therapy. When the properties of 630 and 680 Game Farm Road N became available, the Applicant saw an opportunity to consolidate her practice. These properties were chosen because they currently contain features and amenities necessary for the Applicant to operate her practice. 630 Game Farm Road N is currently a vacant lot and there is no proposed construction, grading, or other forms of site alteration at this time. The Applicant’s proposal and narrative explain the request in further detail. Request: The requested equine-assisted psychotherapy facility, as described by the Applicant, requires two separate conditional use permits: a limited commercial stable and home occupation. Limited commercial stables are conditionally allowed in the Agriculture Zoning District. A limited commercial stable allows for the boarding of up to 9 horses belonging to the owner or persons other than the owner of the property. The Applicant is proposing to board 3 horses belonging to persons other than the property owner and up to 6 additional horses belonging to the property owner. Home occupations are conditionally allowed in the Agriculture Zoning District as required in accordance with Section 505.07 Subd. 10. The proposed home occupation by the Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Applicant is an equine-assisted psychotherapy facility. The facility will include the Applicant plus up to 3 additional therapists with up to 6 clients per therapist per day. The proposed hours of operation are Mondays, Thursdays & Fridays from 9:00am to 7:00pm & Saturdays from 9:00am to 5:00pm. Discussion: The city council may grant conditional use permits when such permits are authorized by ordinance and may impose conditions and safeguards in such permits to protect the health, safety and welfare of the community and assure harmony with the comprehensive plan of the city. In acting upon an application for a conditional use permit, the city will consider the effect of the proposed use upon the health, safety, and general welfare of the city including, but not limited to, the factors of: 1. Noise, glare, odor, electrical interference, vibration, dust, etc.; The only concern for both the stable and home occupation of those listed above would be noise. With the Applicant proposing to operate mostly indoors, this concern should be minimized and similar to that of a regular residential property. Limiting activity to the requested hours of operation should help to control the noise. 2. Other nuisances; fire and safety hazards; Any proposed site or building alterations would be subject to all applicable city, building and fire codes. 3. Existing and anticipated traffic conditions; parking facilities on adjacent streets and land; The Property is the first driveway to the south located on Game Farm Road N. The existing streets should be able to handle the added traffic during the requested hours of operation. The Applicant has stated that there will be no parking on Game Farm Road N nor should there be a need to with the amount of driveway space currently on the Property. This was a concern of a neighbor, but the Applicant’s explanation alleviated the concern. 4. The effect on surrounding properties, including valuation, aesthetics and scenic views, land uses, character and integrity of the neighborhood; With minimal proposed site alterations and reasonable hours of operation, the neighborhood should see almost no effects of the proposal. Neighboring residents have sent in supportive comments of the Applicants proposal. 5. Consistency with the city’s comprehensive plan; impact on governmental facilities and services, including roads, sanitary sewer, water and police and fire; Both limited commercial stables and home occupations are conditionally allowed in the Agriculture zoning district. The Property is currently guided for rural land use, a designation consistent with the Agriculture zoning district. The Property is served by private well and septic, serviced by an existing gravel road, and will not require any additional governmental services and facilities. There is no added risk Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
of fire or danger that would require more police or fire support than a residential dwelling. 6. Effect on sensitive environmental features including lakes, surface and underground water supply and quality, wetlands, slopes, flood plains and soils; There should be no greater effect on neighboring sensitive environmental features than a residential property. The Applicant is not proposing any significant site alterations at this time. 7. Other factors as found relevant by the city. Staff has provided a recommendation of conditional approval. The included conditions should address all of the concerns listed above. If the planning commission notes additional concerns, conditions should be added accordingly to alleviate the concerns. The city may also consider whether the proposed use complies or is likely to comply in the future with all standards and requirements set out in other regulations or ordinances of the city or other governmental bodies having jurisdiction over the city. In permitting a new conditional use or the alteration of an existing conditional use, the city may impose, in addition to the standards and requirements expressly specified by ordinance, additional conditions which it considers necessary to protect the best interest of the surrounding area or the community as a whole. Neighborhood Comments: Staff sent notices to all residents within 500 feet of the subject property. To date, staff has received one comment from a neighbor in support of the proposed conditional use permits. The comment has been attached for review. Conclusion: The request of the Applicant requires two separate conditional use permits. While the Planning Commission should consider each conditional use permit separately, the Applicant needs approval of both operation of a limited commercial stable and home occupation to operate an equine-assisted psychotherapy facility. Recommended Actions: Motion to recommend the city council approve the requested limited commercial stable conditional use permit for the property located at 680 Game Farm Road N based on the findings of fact outlined in the staff report and subject to the following conditions: 1. The limited commercial stable shall allow for the boarding of up to 9 horses, of which 3 may belong to persons other than the property owner, on the Property; 2. Any change in the number of horses to be boarded on the Property or an increase in number of those not belonging to the property owner shall require an amendment to the conditional use permit; 3. The Applicant shall obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction over the Property; Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
4. The Applicant shall be responsible for all fees incurred by the City in review of this application; 5. The City may inspect the Property with notice, at any time, for the purposes of insuring the conditions of the Conditional Use Permit are being met; 6. The City Council reserves the right to review and revoke the CUP upon violation of any term or condition; and 7. Any other conditions deemed necessary by the Planning Commission to ensure the property does not impose an undue burden on city services or fundamentally alter the character of the neighborhood. Motion to recommend the city council approve the requested home occupation conditional use permit for the Property located at 680 Game Farm Road N based on the findings of fact outlined in the staff report and subject to the following conditions: 1. The conditional use permit shall allow for a maximum of 3 therapists in addition to the Applicant to operate on the Property; 2. Each therapist shall be limited to a maximum of 6 clients per day; 3. Hours of operation shall be limited to Mondays, Thursdays, and Fridays from 9:00am to 7:00pm and on Saturdays from 9:00am to 5:00pm; 4. Any change to the Property including, but not limited to, hours of operation, number of therapists, number of clients, additional facilities or buildings shall require an amendment to the conditional use permit; 5. The Applicant shall obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction over the Property; 6. The Applicant shall be responsible for all fees incurred by the City in review of this application; 7. The City may inspect the Property with notice, at any time, for the purposes of insuring the conditions of the Conditional Use Permit are being met; 8. The City Council reserves the right to review and revoke the CUP upon violation of any term or condition; and 9. Any other conditions deemed necessary by the Planning Commission to ensure the property does not impose an undue burden on city services or fundamentally alter the character of the neighborhood. Attachments: 1. Location Map 2. Applicant Narrative 3. Site Proposal 4. Survey 5. Neighborhood Comments
Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
680 Game Farm Road N
1 inch = 188 feet
November 21, 2016 Map Powered by DataLink from WSB & Associates
Tuesday, October 25, 2016
630/680 Game Farm Road, Minnetrista Kippie Palesch proposes the following: a. A listing of contact information including name(s), address(es) and phone number(s) of: the owner of record, authorized agents or representatives, engineer, surveyor, and any other relevant associates; Present Owner:
Lisa (and Mike) Reinhart 630 & 680 Game Farm Road, Minnetrista, MN 55359 [email protected] [email protected] (612) 384-0676
Future Owner:
Kristin (Kippie) Palesch 6344 Rambler Lane, Mound, MN 55364 [email protected] (952) 240-1621
b. A listing of the following site data: Address, current zoning, parcel size in acres and square feet, property identification number(s) (PID), and current legal description(s); Parcel A:
680 Game Farm Rd N, Minnetrista, MN 55359 (Home) PID: 0311724330007 12.43 acres (541,233 sq ft) The North 386 Feet Of The South 894 Feet Of The Southwest Quarter Of The Southwest Quarter Of Section 3, Township 117, Range 24, Hennepin (Note: This Is A Partial Metes & Bounds Description.)
Parcel B:
630 Game Farm Rd N, Minnetrista, MN 55359 (Land) PID: 0311724330006 10.28 acres (447,987 sq ft) That Part Of The Southwest Quarter Of The Southwest Quarter Of Section 3, Township 117, Range 24, Hennepin County, Minnesota Lying North Of The (Note: This Is A Partial Metes & Bounds Description.)
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Tuesday, October 25, 2016 c. A narrative regarding the history of the property (current and past uses) and any pre application discussions with staff; Lisa Reinhardt, the current owner, has used this two parcel property for a private equine facility. In the past, this land has been used as a rock quarry which the Reinhardt’s spent significant personal funds in order to repair the damage done to the land. The Reinharts have worked hard to upgrade and renovate this property to a state-of-the-art equine facility.
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I, Kippie Palesch, have been in discussion with the City of Minnetrista regarding a Home Occupancy Conditional Use Permit (CUP) for 630/680 Game Farm Road N – a contingency in my purchase of the property. As discussed with David Abel and Nick Olson at the City of Minnetrista, in order for me to buy the property from the Reinharts, I would need permission to utilize the existing stable for both in-office “talk therapy” and riding arena for equineassisted psychotherapy. I have also discussed a CUP allowing me to care for Lisa Reinhart’s 3 horses on the property. My goal is to able to work out of my home (or, in this case, the stable) in order to provide excellent mental health care to the residents of Minnetrista.
d. A specific written description of the proposed use(s). Incorporate information describing how the use will work on the proposed site including proposed site changes, existing open spaces, landscaping, traffic circulation, transition areas to adjacent properties, individual uses for existing and proposed structures, and effects on natural areas (wetlands, forests, etc.) both on-site and in the general vicinity of the project; The proposed use of 630/680 Game Farm Road N is two-fold: • Home Occupancy Permit giving Stable Living LLC permission to use the existing stable and riding arena for psychotherapy • CUP allowing Reinhart’s 3 horses to remain on property The “talk therapy” portion of my practice (60%) will be conducted in an office setting inside the existing stable. In order for this to occur, I would need to remove 3 stalls which would allow me to construct 2 rooms. I would also need to insulate and finish the ceiling and add heating/cooling for the stable. The equine-assisted portion of my practice (40%) will be conducted inside the existing indoor 2
Tuesday, October 25, 2016 arena. No changes to the premises will be made. Additionally, no changes are required in order to care for Lisa Reinhart’s horses. Currently her horses reside on the property. My business plan, if acceptable to the neighborhood, includes potentially adding 1-3 additional therapists to my equine practice. The proposed use will be unnoticeable and unobtrusive to the neighbors and surrounding community, based on my current experience of owning and operating a home/office. There will be no changes to the property (except replacing 3 stalls to create 2 rooms inside the existing stable). 630/680 Game Farm Road was selected specifically because there will be NO site changes, existing open spaces, landscaping, use for existing structures, or changes that effect natural areas (both on-site and general vicinity). Furthermore, it was selected specifically because there would be no disruption to the community of Minnetrista. Clients will enter and exit the property without passing a single neighbor’s driveway nor be seen from any neighboring residence. 630/680 Game Farm Road is uniquely situated to actually benefit the rural community with exceptional mental health services.
e. Address how the proposed use would affect the health, safety, and general welfare of the city—including but not limited to the factors listed below. For all potential adverse effects, please address how the conflict(s) and/or disturbance(s) would be avoided or mitigated; Since 2013, Stable Living LLC has added value to the community. My practice has been conducting in-office psychotherapy for the community (including Minnetrista residents) out of our current home in Mound, and equineassisted therapy just one mile NE of Game Farm Road at a private boarding facility on Ingerson Road in Independence. In the four years that I have practiced out of my home/office and equine facility, I have never received one complaint. My clients include couples working on relational issues as well as children/adolescents/adults with anxiety/depression/ADHD. I also help heal situational and developmental trauma through the use of 3
Tuesday, October 25, 2016 horses. My clients have always been discrete and respectful to the neighbors. In fact, my clients are our neighbors and surrounding community. Regarding other City concerns: Noise: No impact from Stable Living LLC Glare: No impact from Stable Living LLC Odor: No impact from Stable Living LLC Electrical interference: No impact from Stable Living LLC Vibration: No impact from Stable Living LLC Dust: No impact from Stable Living LLC Fire and safety hazards: No impact from Stable Living LLC Existing and anticipated traffic conditions: Minimal/No impact from Stable Living LLC 5-6 clients entering/existing via Cty Rd 26 per day per therapist - no more than a traditional boarding facility. Clients will not pass any driveways nor be seen from any neighbor’s residences. Parking facilities on adjacent streets and land: No impact from Stable Living LLC. Existing parking behind arena and stable is sufficient and no parking will be needed/added. Clients will not park on/near/or be seen from Game Farm Road or neighboring properties. The effect on surrounding properties including: Valuation: No impact from Stable Living LLC Aesthetics: No impact from Stable Living LLC Scenic views: No impact from Stable Living LLC Current and possible land uses: No impact from Stable Living LLC Character and integrity of the neighborhood: No impact from Stable Living LLC
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Tuesday, October 25, 2016 Impact on governmental facilities and services including: Roads: No impact from Stable Living LLC Parks: No impact from Stable Living LLC Schools: Stable Living LLC will support local schools with effective and convenient mental health services Sanitary sewer system: Stable Living LLC is self-sufficient with private septic Water facilities & supply: Stable Living LLC is self-sufficient with private well Police & fire protection: No impact from Stable Living LLC Effect on sensitive environmental features including lakes, surface and underground water supply, wetlands, slopes, flood plains, and soils: No impact from Stable Living LLC
f. Describe how the proposed use meets the objectives outlined within the Minnetrista Comprehensive Plan; Designated a Developing, Diversified Rural, and Agricultural Community, Minnetrista hosts a wide variety of farm and non-farm land uses. While preserving agricultural land while servicing both residential and agricultural members of the community, Stable Living will leave no visible “blemish” on the growing community. With a projected 252% increase in Minnetrista households between 2000-2030, Stable Living benefits the growing community with highly-effective health care services with no detrimental impact on residents, land use or infrastructure plans.
g. Provide a narrative addressing concerns/issues raised by neighboring properties (staff always suggests discussing your proposal with the neighboring land owners to get a sense of what issues may arise as your application is processed); Anticipated concerns were raised by City of Minnetrista’s David Abel (Community Development Director) and Nick Olson (Associate Planner) around increased traffic in the neighborhood. Upon speaking at length with close neighbors (Peggy & Mark Heck, Shannon & Bob Bruce, Susan Casaus, Jennifer & Peter L’allier, 5
Tuesday, October 25, 2016 Karin & Elroy Balgaard) not one of them raised concern about increased traffic (since clients will turn off into driveway before passing or being seen by anyone). One resident requested, and I confirmed, that my clients will never be parking on Game Farm Road (and blocking the equine shoulder/trail to the Luce Line). Another resident enquired about the population I serve. I explained that I work with children/adolescents/adults/couples with relational issues/anxiety/depression/ADHD/situational and developmental trauma. However, this particular resident was not asking out of fear or concern, rather she’d like to believe that her community accepts and supports recovery for everyone (including addiction and abuse - which is not my clientele). The overall consensus of the residents I spoke with was open excitement and a welcoming attitude!
h. Describe how conflicts with nearby land uses (livability, value, potential future development, etc.) and/or disturbances to wetlands or natural areas are being avoided or mitigated; Stable Living LLC will not have any conflict with the above issues.
i.
Provide justification that the proposal will not place an excessive burden on roads (traffic), sewage, water supply, parks, schools, fire, police, or other public facilities services (including traffic flows) in the area; The future home of Stable Living LLC, centrally located in the city of Minnetrista, will place no additional burden on community roads that would not be otherwise traveled by residents seeking mental health services in neighboring communities. Clients seeking services at Stable Living will only travel 300 yards down Game Farm Road N before turning into 680 Game Farm Road driveway. In this 300 yards, clients will not pass other driveways nor be seen from any residence. There would only be 5-6 cars per day, 4 days per week per therapist. Sewage, water supply, parks, schools, fire, police, or other public facilities services will not be impacted. In fact, Stable Living LLC
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Tuesday, October 25, 2016 stands to support local schools, fire and police in the community by adding mental health services for the members of these organizations.
j. Outline a proposed development/operating schedule (when will the use begin, hours of operation, etc.). If new construction is proposed, provide a development schedule indicating the approximate date when construction of the project—or stages of the same—can be expected to begin and be completed; If the CUP is granted, stable remodel will begin upon property closing (projected February 1, 2017). Projected start date for clients would begin approximately May 1, 2017. Hours of operation: Mondays: Thursdays: Fridays: Saturdays:
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9:00am-7:00pm 9:00am-7:00pm 9:00am-7:00pm 9:00am-5:00pm (to accommodate school-age children and working parents)
630/680 Game Farm Road Proposal Stable Living LLC’s 20 Acre Proposed Equine-Assisted Psychotherapy Practice
I would like to take a minute to introduce myself to you and share a bit about my unique business – my name is Kristin (Kippie) Palesch, MA, LPCC and I own Stable Living LLC. Established in January of 2013, Stable Living has been providing therapy services out of my home/office in Mound. I have also been providing equine-assisted psychotherapy from Ingerson Road in Independence. I am hopeful that the City of Minnetrista will extend a Conditional Use Permit and Home Occupation Permit in order to serve clients from my dream farm – 630/680 Game Farm Road N. I have been serving the western metro area for nearly four years now, including many of your residents. There seems to be a real love of four-legged creatures in your city! Already generating a lot of enthusiasm to bring equine-assisted psychotherapy to Game Farm Road, I am proud to say that I have never had a single complaint! My practice includes working with children, adolescents and adults with issues such as anxiety, depression and relationship struggles. In fact, nearly half of my practice is couples counseling. My vision for Stable Living LLC includes being able to serve clients in the Minnetrista area with year-round equine-assisted psychotherapy. With the ability to consolidate and slowly expand my practice to include 1-3 more therapists, I respectfully ask that the City of Minnetrista allow me to practice out of 630/680 Game Farm Road. There is a need for convenient, effective treatment in the City of Minnetrista. With sensible business goals and the community in mind, Stable Living LLC intends to serve its community by providing top-knotch mental health services with little to no disruption to the neighborhood. Born out of a love for horses and a passion for healing, I look forward to serving more Minnetrista residents in the future.
680 Game Farm Rd Driveway (1st driveway from intersection of Cty Rd 26)
(2nd & 3rd driveway from intersection of Cty Rd 26)
Proposed Clients turn off at 1st driveway on left from Cty Rd 26 without Passing any Game Farm Rd Residences
Ct
Game F arm Rd
680 Game Farm Rd N e i g h b o r ’s Pole Barn Driveway accessed from Cty Rd 26
y
Rd
26
Game
Farm
Rd
Existing Indoor Arena
Existing Outdoor Arena Existing Client Parking
Existing 8-Stall Stable (Proposed Build-out: 1 Office and 1 Waiting Room to replace 3 Stalls)
Office Entrance
Existing Machine Shed Existing Owner-Occupied Residence
Office Entrance
3 Stalls on North Side of Stable Converting to 1 Office & 1 Waiting Room
Proposed Remodel
Existing Parking for 4+ Cars
Ceiling to be Insulated and Finished in Wood Barn to be heated
Proposed Changes
3 Stalls on North Side of Stable Converting to 1 Office & 1 Waiting Room
Existing Indoor Arena Will be used “as is” with no changes
Existing Handicap-Accessible Bathroom Will be used “as is” with no changes
REASONS TO GRANT PERMITS: • E asily accessible from County Road 26, the City of Minnetrista will have centrally located mental health services for the entire community. • C hildren, adolescents and adults will easily access services close to their of schools, after-school activities, residences and places of work without being unnecessarily inconvenienced by long travel times. It’s value added to the community!
u
• 6 80 Game Farm Road is the first driveway on the left after turning off of the intersection from County Road 26. No homes will see or be disrupted by people coming or going from Stable Living. Traffic will be only slightly more than friends/horse boarders traveling to other properties. 680 Game Farm Rd Property Line (1st driveway on left)
• P eople in the community will be traveling down Minnetrista roads seeking mental health services. With that fact in mind, the short diversion off of a major county road (approx 300 yards) will be undisruptive to neighbors due to the fact that my clients will not be passing any driveways or homes in their short trip down Game Farm Road. • N eighbors have already been notified and have consented to the home/office use.
View From County Road 26
NEIGHBORS IN SUPPORT OF STABLE LIVING LLC: Neighbors have been informed, welcomed and got excited about the idea of equine-assisted psychotherapy at 630/680 Game Farm Road for health and healing: • P eggy & Mark Heck 730 Game Farm Road 952-479-1297 • S hannon & Bob Bruce 7500 Fielding Trail 612-554-4627 • S usan Casaus 7155 County Road 26 952-220-1961 • J ennifer & Peter L’allier 955 Game Farm Road 612-508-0588 • K arin & Elroy Balgaard 825 Game Farm Road 763-381-2998
View From 680 Game Farm Driveway No resident disruption between Driveway and County Road 26
YES!
Unoccupied Residence
u 630/680 Game Farm Road N YES!
YES!
YES! YES!
From: To: Subject: Date:
David Abel Nickolas Olson FW: Kippie Palesch CUP Friday, October 28, 2016 7:38:34 AM
From: Peggy Heck [mailto:[email protected]] Sent: Thursday, October 27, 2016 10:36 PM To: David Abel ; Kippie Palesch Subject: Kippie Palesch CUP
We would welcome Kippie to our neighborhood! As the closest neighbor to her proposed home and therapy business we don't see any problem with approving her CUP. We have known Kippie since she was a teen and can assure the Council that she is a good person and will make a excellent addition to Minnetrista. Peggy and Mark Heck 730 Game Farm Road North Minnetrista
From: To: Subject: Date:
Susan Casaus Nickolas Olson; David Abel 680 Game Farm Rd Tuesday, November 22, 2016 10:50:15 AM
My name is Susan Causus and I am writing to you in support of your granting Conditional Use permits necessary for Kippie Palesch to operate her equine-assisted therapy practice out of 680 Game Farm Road. As the closest neighbor to that property (7155 County Road 26 in Minnetrista), I am writing today because I am unable to attend the City Planning meeting on Monday, November 28 where I would whole-heartedly welcome her into the neighborhood! Kippie has thoroughly explained her vision and I believe that it would not only be an asset to the neighborhood, but to the entire community as well. If you have further questions or I could be of further support, please feel free to contact me at [email protected] or call (952) 220-1961.
Susan Casaus 7155 County Rd 26 Minnetrista, MN 55359
CITY OF MINNETRISTA PUBLIC HEARING
Subject:
VARIANCE: Application from John Gordon Rudd Jr. & Maureen Rudd for a lakeshore setback variance to reduce the required setback from 75 feet to a distance of 41.5 feet for the construction of a detached sleeping cabin at 4776 Crane Island; R-1 Low Density Single-Family Residential Zoning District; PID# 36-117-24-23-0007.
Prepared By:
Nickolas Olson, Associate Planner
Meeting Date:
November 28, 2016
Overview: John Gordon Rudd Jr. & Maureen Rudd (the “Applicants”) are requesting a lakeshore setback variance to reduce the required setback from 75 feet to 41.5 feet to construct a detached sleeping cabin at 4776 Crane Island (the “Property”). Background: The Applicants have owned the Property since July of 2009. The Property is located on historic Crane Island where many of the existing cottages and structures do not meet the required lakeshore setback required in the Shoreland Overlay District. With only two bedrooms and one small bathroom that does not contain a shower, the Applicants decided it was time to explore an addition to the cottage. Looking at all options from a complete rebuild to the proposed detached sleeping quarters, the Applicants felt it was important to maintain the character and aesthetics of Crane Island. Narratives submitted by the Applicant and by their architect speak to why a detached sleeping cabin in the proposed location is most ideal for the Property and for Crane Island. The Applicants currently own a vacant lot adjacent to the Property. This is where the proposed sleeping cabin is located. Since this structure does not meet the requirements for a home, staff has informed the Applicants that they must combine the lots as part of the approval process. An application has been made with Hennepin County to begin the process. Variance Request: Section 505.49 Shoreland Overlay District:
Lakeshore Setback (ft.)
Required 75
Proposed 41.5
Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Discussion: City Code Section 505.05 Subd. 9 allows the City to issue variances from the provisions of the zoning code. A variance is a modification or variation of the provisions of the zoning code as applied to a specific piece of property. 1. A variance is only permitted when it is in harmony with the general purposes and intent of this ordinance and when the variance is consistent with the comprehensive plan; Section 505.03 Subd. 1 outlines the purpose and intent of the zoning code. The Applicants’ request is in line will all of those that are applicable. Specifically, the detached sleeping cabin allows for Applicants to put the Property to the proper use. The property is currently guided for residential low development. The request does not alter the use of the Property from a single family residence as the detached sleeping cabin only contains bedrooms and bathrooms, which is consistent with the current land use designation. Also, there will not be any negative impacts on views from neighboring properties because the detached sleeping cabin is in line with the existing cottage. 2. The property owner proposes to use the property in a reasonable manner not permitted by this ordinance; The Applicants are proposing to add a detached sleeping cabin with two bedrooms and two bathrooms to the Property that contains an existing cottage with only two bedrooms and one bathroom that does not contain a shower. The addition of bedrooms and bathrooms will help to increase the functionality of the Property and the proposed location of the detached sleeping cabin is reasonable given the location of the existing cottage and the desire to maintain the character of Crane Island. 3. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and The Applicants purchased the Property with the cottage already within the required lakeshore setback. This unique circumstance was not created by the Applicants, but rather by a previous landowner who built the home sometime around 1910 prior to adoption of city code. The proposed location is most ideal in order to maintain symmetry with the existing cottage and preserve the character of the island. 4. The variance would not alter the essential character of the locality. The Applicants and their architect value the character of Crane Island and have specifically designed a proposal with this in mind. Not significantly altering the existing cottage maintains is character and the addition of a detached building is not uncommon, especially for its designed use, among other properties on the island.
Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Resident Comments: Notices were sent out to all property owners within 500 feet of the Property. To date, staff has not received any comments or concerns with this request as a direct response to this notice. The Applicants have provided a narrative which includes support of the two neighboring property owners. Conclusion: The Planning Commission should review the staff report and hold a public hearing regarding the variance request. After closing the public hearing, Planning Commission should consider the entire record before it as it relates to the specific variance request. Findings of fact should be established as to why the variance should be granted or denied. A summary of the findings of fact made by staff are as follows: 1. The variance request is consistent with the purposes and intent of the city’s zoning
ordinance. 2. The variance request does not further clutter the shoreline or impact views for neighboring properties, consistent with the city’s comprehensive plan. 3. The Applicants have established that there are practical difficulties in using the Property in a reasonable manner not permitted by City ordinances. a. The proposed detached sleeping cabin is in line with the existing cottage which maintains the functionality of the Property in a reasonable manor. b. The existing cottage is located within the required lakeshore setback which makes it difficult to expand the cottage and maintain its character without a variance. c. The proposed detached sleeping cabin is not out of character with respect to other properties on Crane Island which also contain detached structures. Recommended Action: Motion to recommend that the City Council approve a lakeshore setback variance to reduce the required setback from 75 feet to 41.5 feet for a detached sleeping cabin at 4776 Crane Island based on the above findings of fact and contingent upon the following conditions: 1. The Applicants receive approval to combine the Property with the adjacent vacant lot; 2. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 3. The proposed grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 4. The Applicants are responsible for all fees incurred by the City in review of this application; 5. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 6. Any other conditions discussed by the Planning Commission. Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Attachments: 1. Location Map 2. Applicant Narrative 3. Architect Narrative 4. Proposed Survey 5. Proposed Plans
Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
4776 Crane Island
1 inch =
November 21, 2016 Map Powered by DataLink from WSB & Associates
94 feet
To: The City of Minnetrista Planning Commission
From: Gordon and Maureen Rudd
Re: 4776 Crane Island
Maureen Rudd and I are the owners of 4776 Crane Island. We purchased the property, which includes two parcels, in 2009. Since that time we have spent summer months residing in our cottage and enjoying the lake and the historic character of Crane Island.
The current cottage sits approximately 46 feet from the shoreline. The structure has two bedrooms and one small bathroom without a shower. Our proposed plan creates the addition of a sleeping cottage adjacent to the property. In order to maintain symmetry between the existing cottage and the new sleeping cottage we would like to locate the sleeping cottage the same distance from the lake as the current cottage - built in approximately 1910. We believe this plan will create the most cohesive scheme where the new structure complements the old one.
We believe a separate struture at this location is in keeping with the history and aesthetic of the island. The island contains 15 cottages - many of which have out buildings. The out buildings around the island are
sleeping cottages, bathhouses, a writers’ cottage, bunkhouse, and other storage type structures. These out buildings are an important feature of the island that add to its character and charm.
The new structure will be used for sleeping and provide two necessary bathrooms with one shower. If we were to add these two bedrooms and bathroom to the existing structure, we would largely have to rebuild the structure, which in turn would dramatically alter its character and structure. Our cottage was the island’s first, and it has remained largely unaltered since it was constructed. We also concluded that rebuilding the cottage would be very costly in addition to it changing the nature and character of the 116 year old structure. Therefore the vairance request will enchance and complement the essential character of the island and not detract from it.
Additionally, the variance request is in no way motivated by a desire to increase the value of the property.
Lastly, the granting of the requested variance will not cause any negative consequenes to adjacent properties. Our neighbors to our west sit above our property and their site lines will in no way be affected. Both adjacent neighbors to our east and west support the requested variance (see attached).
In closing, we believe the proposed plans make every effort to respect the character of Crane Island and our existing cottage. With the support of our neighbors, we request that the variance be granted. Thank you.
From: Jeff Parkhurst [mailto:[email protected]]
Sent: Thursday, October 27, 2016 11:58 AM
To: Gordon Rudd; Maureen Rudd
Cc: [email protected]
Subject: Re: Rudd Renovation Plans
Hi Gordon and Mo,
Congrats on the renovation! Looks great.
When we closed the cabin around October 8 we found a dead oak tree on our land that's next to your property near the shore. We will work to get that out asap.
All the best,
Jeff and Maggie
---------------------------- Original Message ----------------------------
Subject: Rudd Renovation Plans
From: "Gordon Rudd" >
Date: Wed, October 26, 2016 3:13 pm
To: "[email protected]<mailto:[email protected]>" <[email protected]<mailto:[email protected]>>
"Mary Reyelts ([email protected]<mailto:[email protected]>)" >
"[email protected]<mailto:[email protected]>" <[email protected]<mailto:[email protected]>>
"[email protected]<mailto:[email protected]>" <[email protected]<mailto:[email protected]>>
Cc: "Maureen Rudd" <[email protected]<mailto:[email protected]>>
--------------------------------------------------------------------------
Paul, Mary, Jeff and Maggie,
Mo and I are excited to share the proposed plans for the addition of a sleeping cabin and modest renovation of the existing cabin, which we are considering at Crane Island. I am sending this to both of you since you are our adjoining neighbors.
Many of the details in terms of windows, the deck between the two structures, and colors etc. are all under consideration and not finalized. But we wanted you to see this now so that you can evaluate the location of the sleeping cabin because it will require a variance and we would appreciate your support of the variance request. We need to submit the plans to the City of Minnetrista planning commission this Friday, October 28. We are hoping to start the construction in November and have it completed by summer.
The proposed sleeping cabin would be situated along the Rudd/Reyelts property line and requires two variances. First, we are requesting a variance from the requirement that structures be set back 75 feet from the shoreline. As we all know, many of the structures on the island are already within 75 feet of the shoreline. We would like the sleeping cabin to sit directly across from the existing cabin, which is already within the 75 foot setback. (I believe the front of the existing cabin is about 45 feet from the shoreline.) Second, we will request a variance to be within the 15 foot setback required from the Rudd/Reyelts property line. We think we need this variance because otherwise the new structure and existing cabin will be too close together. And our thought was that with the Reyelts extra 2/3 lot and the location of the Reyelts' septic, this variance would not encroach on the property because it is unlikely another structure could be placed close to the lot line on the Reyelts' property.
With regard to the existing cabin, we plan to replace some windows, wood siding, and roof with either a standing seam metal roof or traditional shingles. We will also be removing the back porch and back bedroom. We think this plan allows us to maintain the integrity of the existing structure while improving it, and also allows us to address the need for additional bedrooms/bathrooms. We also decided that a separate structure was in keeping with the island aesthetic because there are already many small out-buildings throughout the island. The only other alternative was to create a second floor addition on the existing cabin, which would change the character of the existing cabin and be quite a bit more costly.
One other comment, there are some images attached of a "quirky option" with a combination gable/flat roof. We are still considering that option, but regardless of which option we choose the setbacks will remain the same.
If you have any questions or comments, we welcome them!!
Thanks,
Gordon and Mo
Begin forwarded message:
From: Paul Reyelts <[email protected]>
Subject: Re: Rudd Renovation Plans
Date: October 28, 2016 at 11:06:30 AM CDT
To: Maureen Rudd <[email protected]>
Cc: "Mary Reyelts ([email protected])" , Gordon Rudd
Maureen,
We are just fine with your plans. They look great. Let us know if you need us to do/say more.
Good luck,
Paul
Sent from my iPhone
On Oct 26, 2016, at 2:13 PM, Gordon Rudd wrote:
Paul, Mary, Jeff and Maggie, Mo and I are excited to share the proposed plans for the addi:on of a sleeping cabin and modest renova:on of the exis:ng cabin, which we are considering at Crane Island. I am sending this to both of you since you are our adjoining neighbors. Many of the details in terms of windows, the deck between the two structures, and colors etc. are all under considera:on and not finalized. But we wanted you to see this now so that you can evaluate the loca:on of the
sleeping cabin because it will require a variance and we would appreciate your support of the variance request. We need to submit the plans to the City of Minnetrista planning commission this Friday, October 28. We are hoping to start the construc:on in November and have it completed by summer. The proposed sleeping cabin would be situated along the Rudd/Reyelts property line and requires two variances. First, we are reques:ng a variance from the requirement that structures be set back 75 feet from the shoreline. As we all know, many of the structures on the island are already within 75 feet of the shoreline. We would like the sleeping cabin to sit directly across from the exis:ng cabin, which is already within the 75 foot setback. (I believe the front of the exis:ng cabin is about 45 feet from the shoreline.) Second, we will request a variance to be within the 15 foot setback required from the Rudd/Reyelts property line. We think we need this variance because otherwise the new structure and exis:ng cabin will be too close together. And our thought was that with the Reyelts extra 2/3 lot and the loca:on of the Reyelts’ sep:c, this variance would not encroach on the property because it is unlikely another structure could be placed close to the lot line on the Reyelts’ property. With regard to the exis:ng cabin, we plan to replace some windows, wood siding, and roof with either a standing seam metal roof or tradi:onal shingles. We will also be removing the back porch and back bedroom. We think this plan allows us to maintain the integrity of the exis:ng structure while improving it, and also allows us to address the need for addi:onal bedrooms/bathrooms. We also decided that a separate structure was in keeping with the island aesthe:c because there are already many small outbuildings throughout the island. The only other alterna:ve was to create a second floor addi:on on the exis:ng cabin, which would change the character of the exis:ng cabin and be quite a bit more costly. One other comment, there are some images a\ached of a “quirky op:on” with a combina:on gable/flat roof. We are s:ll considering that op:on, but regardless of which op:on we choose the setbacks will remain the same.
If you have any ques:ons or comments, we welcome them!! Thanks, Gordon and Mo
10.28.2016 Nick Olson, City Planner City Planning Staff City of Minnetrista Re: Variance Application – Written Statements: 4776 Crane Island Dear Nick, On behalf of my clients, Gordon and Maureen Rudd, the property owners of 4776 Crane Island, I would like to provide your office with information regarding our request to seek a zoning variance for the property at that address. Project Description: Item B: Site Data Legal Description:
Parcel 1: Lot 6, Crane Island, Hennepin County, Minnesota Parcel 2: The northeasterly 1/3 of Lot 5, Crane Island, Hennepin County, Minnesota PID #: 36-117-24-23-0007
Lot Area:
20,833 Square Feet 0.47825 acres
Current Land Use Zoning
Residential R-1 Low density single family residence
Item C: Variances requested related to the following Zoning Ordinance: 1.
SHORELAND OVERLAY DISTRICT ‘Section 505.49. Subd.8, setbacks’
The structure shall be located (75) feet from the ordinary high water mark of an ‘General Waters Development’. 2.
R-1 RESIDENTIAL ZONING DISTRICT: Section 505.15 Subd.2, setbacks’
Accessory structures = or < 1,000 sf shall have an interior yard of at least (10) feet for an interior property line. Item D: Specific written description of the proposal and how it varies from the applicable provisions of the Minnetrista Zoning Code. The proposed detached and accessory ‘sleeping cabin’ is proposed to align with the lakeside wall of the existing original cottage on the property. The existing cabin is a 1,438 sf seasonal residence, believed to be the first residence built on the island back in 1910. The proposed detached sleeping cabin is proposed to be located within the required Ordinary High Water setback of 75’. The location of the new structure is 41.5’ from the Ordinary High Water mark (aligned with the front of the original cottage) or 29.5’ with the required ‘yard’. The new structure is also proposed to be located 1.2’ with the Interior Side Yard Setback. Item E: Narrative The strategy of a small 538 square foot ‘sleeping cabin’ in lieu of an ‘attached’ addition providing the expanded program desired for the property is in keeping with the architectural ‘fabric’ of the island housing stock. The existing cottage is in a non-conforming location relative to the Ordinary High Water Setback and a full story addition on top of the structure would require a variance. A full or partial story addition would also pose structural challenges for the ‘lightly’ framed existing cottage. A vertical expansion would radically alter the character of the original cottage, which we believe to be the first residential structure built on the island. A detached guest cabin preserves the integrity of the original cabin and is in keeping with the modest scale of ‘out buildings’ throughout the island. CHRISTIAN DEAN ARCHITECTURE, LLC
2909 bryant avenue s. #304 minneapolis mn 55408 6123822883 deanarch.com
The island also has a unique characteristic of being slightly inwardly focused toward a social ‘commons’ located at the center of the island. In many ways, the cottages throughout the island address the interior of the island as the ‘public’ fronts of the properties. Kitchens are oriented this direction on many cottages including the Rudd’s. Locating the detached guest cabin near the rear of the existing cottage to satisfy the Ordinary High Water setback would in some respect be more disrupting the ‘fabric’ of the island. We also have oriented the proposed guest cabin along an axis that present a narrow profile to both the interior of the island as well as the lake front. The proposed structure presents a profile of 14’-6” on each end facing the lake and interior of the island.
Thank you for considering this request. If you require additional information, we would be happy to provide it. Sincerely,
Christian Dean, AIA CHRISTIAN DEAN ARCHITECTURE, LLC 2909 Bryant Avenue S. #304 612.382.2883 Appendix information: Property Owner’s contact info. Gordon and Maureen Rudd 2396 Lake of the Isles Pkwy W. Minneapolis, MN 55405
CHRISTIAN DEAN ARCHITECTURE, LLC
2909 bryant avenue s. #304 minneapolis mn 55408 6123822883 deanarch.com
EXISTING HOUSE
LOT 7
SETBACK
EXISTING STRUCTURES
O.H.W. LINE
75' - 0" 942
944
946
940
943
945 944
939
EXISTING HOUSE
NEW DECK/PATIO 36' - 8"
24' - 8"
947
1
SITE PLAN
001
1" = 20'-0"
1' - 8"
14' - 8 1/32" 10' - 0"
14' - 6"
PROPOSED NEW SLEEPING CABIN
LAKE MINNE TONKA
LOT 6
941
PROPERTY LINE SETBACK
SHED TRUE NORTH
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
11/23/16
PROJECT NORTH
CHRISTIAN DEAN ARCHITECTURE
SLIDING SHUTTER PANEL REFER TO NOTES ON OPENINGS AT GUEST ROOM
3' - 6"
HOPPER WINDOW W/ SCREEN
DN
BUILT-IN CABINET
BUILT-IN CABINET
FUTURE LAUNDRY CLOSET
FIXED GLAZING
MASTER BEDROOM
SCREENED VENTILATION
CLOSET
SLIDING SHUTTER PANELS
14' - 6"
GUEST ROOM
10' - 0 3/4"
ACCOYA WD. DECK
CLOSET
GUEST BATH
6' - 10 1/2"
11' - 2"
MASTER BATH
ACCOYA SLAT SCREEN WALL
12' - 0"
9' - 8"
13' - 6"
SLEEPING CABIN PLAN
CLOSET
3' - 5 3/8"
3' - 0"
DOGTROT
NOTES: 1) INTERIOR FINISHES TO BE EXPOSED 2X4 FRAMING W/ SHIPLAP BOARDS SIMILAR TO EXISTING CABIN 2) FLOORS TO BE WOOD; BATHROOMS TO HAVE TILE FLOOR W/ ELECTRIC IN-FLOOR HEAT 3) MASTER BATH TO HAVE TILE ON ALL WALLS, FULL HT.
1/4" = 1'-0"
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
NEW HARDIE LAP SIDING REVISED OPENINGS W/ SCREEN, SLIDING GLASS PANEL
STANDING SEAM METAL ROOF
NEW FLAT ROOF AREA
HARDIE LAP SIDING
VIEW TOWARD ISLAND COMMONS
SLIDING PAINTED WOOD SHUTTER PANELS
NEW ACCOYA WOOD DECK
PAINTED LATTICE SCREENING
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
SLIDING WOOD SHUTTER PANELS, TYP. AT OPENINGS SLATTED SIDING W/ INTERIOR SCREEN FOR VENTILATION
VIEW OF SLEEPING CABIN FROM NORTHEAST
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
VIEW OF SLEEPING CABIN AND EXISTING HOUSE FROM NORTHWEST
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
AWNING WINDOWS
SLIDING WOOD SHUTTER PANELS
SLATTED SIDING W/ INTERIOR SCREEN FOR VENTILATION FIXED GLAZING
NEW SCREEN OPENINGS W/ INTERIOR SLIDING GLASS PANELS
VIEW OF SLEEPING CABIN AND EXISTING HOUSE FROM SHORE
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
VIEW OF EXISTING HOUSE AND SLEEPING CABIN FROM SHORE
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
NEW ACCOYA SLAT SHOWER ENCLOSURE NEW STOOP AND STEPS
VIEW TOWARDS LAKE FROM COMMONS
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
project:
CRANE ISLAND SEASONAL HOUSE ADDITION
client:
GORDON AND MAUREEN RUDD
date:
OCTOBER 28, 2016
CHRISTIAN DEAN ARCHITECTURE
CITY OF MINNETRISTA PUBLIC HEARING
Subject:
VARIANCE: Application from Bryan & Kristen Ophaug for a side yard setback variance to reduce the required setback from 15 feet to a distance of 12 feet on the north property line and a side yard setback variance to reduce the required setback from 15 feet to a distance of 11.8 feet on the south property line for the construction of new home at 5360 Eastview Avenue; R-1 Low Density Single-Family Residential Zoning District; PID# 12-117-24-24-0005.
Prepared By:
Nickolas Olson, Associate Planner
Meeting Date:
November 28, 2016
Overview: Bryan & Kristen Ophaug (the “Applicants”) are requesting side yard setback variances to replace the existing one story home with a new two story home generally in the same footprint at 5360 Eastview Avenue (the “Property”). Background: The Applicant purchased the Property in July of 2016 with the intent of demolishing the existing home and replacing it with a new home. The existing home is currently nonconforming with respect to the side yard setbacks. Non-conforming structures may be continued, including through repair, replacement, restoration, maintenance, or improvement, but not including expansion. The new home proposal from the Applicants replaces the home generally in the same footprint, but adds a second story and an attached garage. The expansion of the second story is within the required side yard setbacks and thus variances are required. The garage addition conforms to the required side yard setback. Variance Request: City Code Section 505.05 Subd. 9 allows the City to issue variances from the provisions of the zoning code. A variance is a modification or variation of the provisions of the zoning code as applied to a specific piece of property. A variance is only permitted when: a. It is in harmony with the general purposes and intent of this ordinance Section 505.03 outlines the purpose and intent of the city’s zoning ordinance. The variance request is consistent with the purposes and intent described in this Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
section. The proposed use of the property is a single family residence, which is proper for the zoning district and the proposed home is compatible with other homes in the area. b. The variance is consistent with the comprehensive plan. The proposed variance is for the construction of a two story single-family residence, a use consistent with the current guided land use. The proposed second story will not have an impact on neighboring views as the height of the home will be within the requirements of city code and the line of sight setback is being adhered to. The proposed home also does not change the density of the shoreline or create a sense of overcrowding. A variance may be granted when the applicant establishes there are practical difficulties in complying with this ordinance. Practical difficulties, as used in connection with granting a variance, means: 1. The property owner proposes to use the property in a reasonable manner not permitted by this ordinance. The proposed home is located generally in the same footprint of the existing home, which does not meet the required setbacks. The new home the Applicants are proposing will include a second story that the current home does not have. This proposal is reasonable given the existing location of the home and the proposed two story home is within height restrictions. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The Property is a narrow, non-conforming lot. The 15 foot required side yard setbacks make the building pad for the Property is very narrow and designing a functional home without a variance is difficult. The proposed home does not encroach into any setbacks further than the existing home. 3. The variance would not alter the essential character of the locality. Many of the homes in the neighborhood do not meet the required side yard setbacks. This is likely due to the age of the homes, which were built prior to the city adopting zoning regulations. Many of the homes along Eastview Avenue have similar existing setbacks to those of the proposed home. The proposed home is also comparable in size to others in the neighborhood. Neighborhood Comments: Staff sent notices to all residents within 500 feet of the subject property. To date, staff has not received any comments or concerns with the requested variances. Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Conclusion: The Planning Commission should review the staff report and hold a public hearing regarding the variance request. After closing the public hearing, Planning Commission should consider the entire record before it as it relates to the specific variance request. Findings of fact should be established as to why the variance should be granted or denied. A summary of the findings of fact made by staff are as follows: 1. The variance request is consistent with the purposes and intent of the city’s
zoning ordinance. 2. The variance request does not further clutter the shoreline or impact views for neighboring properties, consistent with the city’s comprehensive plan. 3. The Applicants have established that there are practical difficulties in using the Property in a reasonable manner not permitted by City ordinances. a. The Applicants are proposing to maintain the setbacks established by the existing non-conforming home which is a reasonable request. b. The Property is an existing non-conforming lot with respect to lot width which makes it difficult to fit a reasonable home on the Property without a variance. c. The proposed home is comparable in size and has similar setbacks to that of other homes in the neighborhood which will help maintain the neighborhood character. Recommended Action: Motion to recommend the city council approve the requested side yard setback variances based on the findings of fact outlined in the staff report, with the following conditions: 1. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 2. The proposed grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 3. The Applicants are responsible for all fees incurred by the City in review of this application; 4. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 5. Any other conditions discussed by the Planning Commission. Attachments: 1. Location Map 2. Applicant Narrative 3. Survey 4. Existing Layout 5. Proposed Plans and Elevations
Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
5360 Eastview Avenue
1 inch =
November 21, 2016 Map Powered by DataLink from WSB & Associates
94 feet
Narrative 5360 Eastview Ave. c. We are seeking a sideyard setback Variance from 15 ft to ~12’-0” ft north and 11.8 ft south. d. This is a nonconforming lot. We are building on the existing foundation. The new garage addition conforms to the 15ft. setback. We are setback from the lake within the average. We ask for sideyard setback variance for the new second floor from 15 ft to ~12 ft north and 11.8 ft south. The building height is less than the maximum 32 ft. e. We have reviewed our project with Nick Olson who was very helpful and explained the need for a new second floor variance. f. Our proposal is in harmony with the intent of the Minnetrista Code by controlling the scale and massing, allowing adequate light and air, preventing over crowding or congestion, protecting the value of the land with good design standards, orderly site layout and land use, adequate drainage, and wise use of our lot. Integrity, stability, and beauty for our neighborhood. g. A 15 ft setback on both sides of the new second story would be a practical design difficulty for construction and massing. We are building on the existing foundation. The variance will complement the character of the neighborhood. h. This request is not based exclusively upon a desire to increase the value of the land but to design a liveable, marketable house for the next 50 years. I. This variance will not: 1) adversely affect the health or safety of persons residing or working in the neighborhood; 2) impair an adequate supply of light and air to adjacent properties; 3) be injurious to property or improvements in the neighborhood; 4) increase the congestion on public streets; 5) endanger public safety; 6) or substantially diminish or impair property values within the neighborhood.
LEGAL DESCRIPTION: Lot 3, Block 2, EASTVIEW PARK, Hennepin County, Minnesota.
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SCOPE OF WORK & LIMITATIONS: 1. Showing the length and direction of boundary lines of the legal description listed above. The scope of our services does not include determining what you own, which is a legal matter. Please check the legal description with your records or consult with competent legal counsel, if necessary, to make sure that it is correct and that any matters of record, such as easements, that you wish to be included on the survey have been shown. 2. Showing the location of observed existing improvements we deem necessary for the survey. 3. Setting survey markers or verifying existing survey markers to establish the corners of the property. 4. Showing and tabulating impervious surface coverage of the lot for your review and for the review of such governmental agencies that may have jurisdiction over these requirements to verify they are correctly shown before proceeding with construction. 5. Showing elevations on the site at selected locations to give some indication of the topography of the site. We have also provided a benchmark for your use in determining elevations for construction on this site. The elevations shown relate only to the benchmark provided on this survey. Use that benchmark and check at least one other feature shown on the survey when determining other elevations for use on this site or before beginning construction. 6. Note that all building dimensions and building tie dimensions to the property lines, are taken from the siding and or stucco of the building. 7. While we show a proposed location for this home or addition, we are not as familiar with your proposed plans as you, your architect, or the builder are. Review our proposed location of the improvements and proposed yard grades carefully to verify that they match your plans before construction begins. Also, we are not as familiar with local codes and minimum requirements as the local building and zoning officials in this community are. Be sure to show this survey to said officials, or any other officials that may have jurisdiction over the proposed improvements and obtain their approvals before beginning construction or planning improvements to the property. 8. While we show the building setback lines per the City of Minnetrista web site, we suggest you show this survey to the appropriate city officials to be sure that the setback lines are shown correctly. Do this BEFORE you use this survey to design anything for this site.
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STANDARD SYMBOLS & CONVENTIONS: " " Denotes iron survey marker, set, unless otherwise noted.
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GRADING & EROSION CONTROL NOTES: Streets and other public ways shall be inspected daily and if litter or soils has been deposited it shall promptly be removed.
BEFORE DEMOLITION AND GRADING BEGIN
Install silt fence/bio roll around the perimeter of the construction area.
If necessary, vehicles, that have mud on their wheels, shall be cleaned before exiting the site in the rock entrance areas
Sediment control measures must remain in place until final stabilization has been established and then shall be removed. Sediment controls may be removed to accommodate short term construction activity but must be replaced before the next rain.
Moisture shall be applied to disturbed areas to control dust as needed.
A temporary rock construction entrance shall be established at each access point to the site and a 6 inch layer of 1 to 2 inch rock extending at least 50 feet from the street into the site and shall be underlain with permeable geotextile fabric. The entrance shall be maintained during construction by top dressing or washing to prevent tracking or flow of sediments onto public streets, walks or alleys. Potential entrances that are not so protected shall be closed by fencing to prevent unprotected exit from the site.
Portable toilet facilities shall be placed on site for use by workers and shall be properly maintained. If it becomes necessary to pump the excavation during construction, pump discharge shall be into the stockpile areas so that the double silt fence around these areas can filter the water before it leaves the site. Temporary erosion control shall be installed no later than 14 days after the site is first disturbed and shall consist of broadcast seeding with Minnesota Department of Transportation Seed Mixture 22-111 at 100 lb/acre followed by covering with spray mulch. SITE WORK COMPLETION: survey shall be done per City of Minnetrista requirements to insure that grading was properly done.
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A dumpster shall be placed on the site for prompt disposal of construction debris. These dumpsters shall be serviced regularly to prevent overflowing and blowing onto adjacent properties. Disposal of solid wastes from the site shall in accordance with Minnesota Pollution Control Agency requirements.
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DURING CONSTRUCTION: When dirt stockpiles have been created, a double row of silt fence shall be placed to prevent escape of sediment laden runoff and if the piles or other disturbed areas are to remain in place for more than 14 days, they shall be seeded with Minnesota Department of Transportation Seed Mixture 22-111 at 100 lb/acre followed by covering with spray mulch.
When any remedial grading has been completed, sod or seeding shall be completed including any erosion control blankets for steep areas.
A separate container shall be placed for disposal of hazardous waste. Hazardous wastes shall be disposed of in accordance with MPCA requirements.
When turf is established, silt fence and inlet protection and other erosion control devices shall be disposed of and adjacent streets, alleys and walks shall be cleaned as needed to deliver a site that is erosion resistant and clean.
Concrete truck washout shall be in the plastic lined ditch and dispose of washings as solid waste.
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Sediment control devices shall be regularly inspected and after major rainfall events and shall be cleaned and repaired as necessary to provide downstream protection.
EXISTING HARDCOVER House 1,085 Existing Deck 196 Gravel Driveway 479 Garage 448 Concrete Surfaces 379 Ret. Walls 17
Sq. Sq. Sq. Sq. Sq. Sq.
PROPOSED HARDCOVER House 2,174 Gravel Driveway 862 Concrete Motor Court 759 Concrete Walk 39 Porch/Steps 92 Ret. Walls (not under deck) 13
Ft. Ft. Ft. Ft. Ft. Ft.
TOTAL PROPOSED HARDCOVER AREA OF LOT TO OHW
2,604 Sq. Ft. 17,034 Sq. Ft.
PERCENTAGE OF HARDCOVER TO LOT
15.3%
Ft. Ft. Ft. Ft. Ft.
Sq. Ft.
3,926 Sq. Ft. 17,034 Sq. Ft.
PERCENTAGE OF HARDCOVER TO LOT TOTAL EXISTING HARDCOVER AREA OF LOT TO OHW
Sq. Sq. Sq. Sq. Sq.
23.0%
*PROPOSED DECK AREA OF 414 SQ. FT. NOT INCLUDED IN TABULATION BECAUSE DECK SPACING IS PROPOSED @ 1/4" IN WIDTH.*
ADVANCE SURVEYING & ENGINEERING, INC. APRIL 11, 2016 Joshua S. Rinke
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17917 Highway 7 Minnetonka, Minnesota 55345 Phone (952) 474-7964 Web: www.advsur.com
# 52716 LICENSE NO.
NOVEMBER 22, 2016
S1
NOVEMBER 22, 2016 DATE
SHEET 1 OF 1
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Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard Date_____________Registration No.________ Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ SCALE: 1/8"=1'-0" _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________
EXISTING MAIN LEVEL
DR
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ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
EXISTING WALKOUT
SCALE: 1/8"=1'-0"
1
26'-2"
10'-8" 12'-11"
14'-8" 15'-0"
36'-0"
8 7
keys mail charging
up
864.00 sq ft
11
80"
dn
open fireplace 1,032.44 sq ft
2 1
119.68 sq ft
5
795.22 sq ft
11'-11"
5'-0"
15'-0"
4
3 R
22'-1"
8'-0"
4251 TOTAL HARDCOVER SF 24.9% 883.44 sq ft
6
9
41'-4"
1084 EXISTING FOUNDATION 230 ADDITION 347 DECK 123 FRONT ENTRANCE 883 GRAVEL DRIVE 864 GARAGE 720 MOTOR COURT
24'-0"
17034 SITE
1 Motor court 2 Entrance 3 Kitchen 4 Pantry 5 Dining 6 Living 7 Headquarters 8 Half bath 9 Deck 10 Mudroom 11 Garage 12 M bedroom 13 Bedroom 14 Closet 15 Recreation 16 Bedroom 17 Bathroom 18 Sauna 19 Laundry 20 Mechanical 21 Storage
Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard Date_____________Registration No.________
SITE PLAN
SCALE: 1"=10'-0"
Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
2
14'-8"
3'-6"
36'-0"
14'-8"
15'-0"
26'-2"
10'-8"
1'-10"
15'-0"
26'-2"
12'-11"
10'-8"
15'-0"
26'-2"
12'-11"
14'-8"
12 1,084.68 sq ft
dn
13'-4"
library
41'-4"
11
open fireplace
9
119.68 sq ft
1
5
5'-0"
3'-2"
10'-2"
10'-2"
Lookout 22'-1"
20
13
9'-4"
13
8'-10"
3'-4"
DR
W
80"
2
4251 TOTAL HARDCOVER SF 24.9%
17
6
dn
864.00 sq ft
6'-5"
15
up
keys mail charging
41'-4"
1084 EXISTING FOUNDATION 230 ADDITION 347 DECK 123 FRONT ENTRANCE 883 GRAVEL DRIVE 864 GARAGE 720 MOTOR COURT 6'-8"
17
435.85 sq ft
17034 SITE
7'-7"
up
7 24'-0"
19
8
Lookout
36'-3"
229.78 sq ft
14
15'-4"
16
7'-6"
18
4
3 R
21
1 Motor court 2 Entrance 3 Kitchen 4 Pantry 5 Dining 6 Living 7 Headquarters 8 Half bath 9 Deck 10 Mudroom 11 Garage 12 M bedroom 13 Bedroom 14 Closet 15 Recreation 16 Bedroom 17 Bathroom 18 Sauna 19 Laundry 20 Mechanical 21 Storage
11'-11"
5'-0"
15'-0"
15'-0"
11'-11"
15'-0"
1,032.44 sq ft 795.22 sq ft
Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
WALKOUT LEVEL
SCALE: 1/8"=1'-0"
SECOND FLOOR PLAN
SCALE: 1/8"=1'-0"
MAIN FLOOR PLAN
SCALE: 1/8"=1'-0"
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard Date_____________Registration No.________ Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
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24'-0" 12'-0"
30'-0" 32'-0" MAXIMUM
30'-0" 32'-0" MAXIMUM 24'-0"
SECOND FLR ELEV 112'-0"
8'-8"
MAIN FLR ELEV 100'-0"
WALKOUT ELEV
SOUTH ELEVATION
SCALE: 1/8"=1'-0"
EAST ELEVATION
SCALE: 1/8"=1'-0"
Ophaug Residence
12'-0"
24'-0"
SECOND FLR ELEV 112'-0"
30'-0" 32'-0" MAXIMUM
30'-0" 32'-0" MAXIMUM 24'-0"
5360 Eastview Avenue Minnetrista, MN
MAIN FLR ELEV 100'-0"
8'-8"
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard
WALKOUT ELEV
Date_____________Registration No.________
NORTH ELEVATION
SCALE: 1/8"=1'-0"
WEST ELEVATION
SCALE: 1/8"=1'-0"
Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
6
TV
80" 10'-0"
12'-0"
5'-6"
TV
32'-0" MAXIMUM
24'-0"
30'-0"
fireplace
1'-6"
4'-6"
fireplace
Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.
SECTION
_______________________________________ Rolf Lokensgard SCALE: 1/4"=1'-0"
Date_____________Registration No.________ Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
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b) Approval of Minutes – October 24, 2016 2) Public Hearings: a) CONDITIONAL USE PERMIT: Application from Kippie Palesch for a home occupation to allow for an equine-assisted psychotherapy facility at 680 Game Farm Road N; A – Agriculture Zoning District; PID# 03-117-24-33-0007. The facility will include the Applicant plus up to 3 additional therapists with up to 6 clients per therapist per day. There is no proposed operation on the weekends. b) CONDITIONAL USE PERMIT: Application from Kippie Palesch for a limited commercial stable at 680 Game Farm Road N; A – Agriculture Zoning District; PID# 03-117-24-33-0007. A limited commercial stable allows for the boarding of up to 9 horses belonging to the owner or persons other than the owner of the property. The Applicant is proposing to board 3 horses belonging to persons other than the property owner and up to 6 additional horses belonging to the property owner. c) VARIANCE: Application from John Gordon Rudd Jr. & Maureen Rudd for a lakeshore setback variance to reduce the required setback from 75 feet to a distance of 41.5 feet for the construction of a detached sleeping cabin at 4776 Crane Island; R-1 Low Density Single-Family Residential Zoning District; PID# 36117-24-23-0007. d) VARIANCE: Application from Bryan & Kristen Ophaug for a side yard setback variance to reduce the required setback from 15 feet to a distance of 12 feet on the north property line and a side yard setback variance to reduce the required setback from 15 feet to a distance of 11.8 feet on the south property line for the construction of new home at 5360 Eastview Avenue; R-1 Low Density SingleFamily Residential Zoning District; PID# 12-117-24-24-0005. 3) Informational Items: a) Staff Reports
b) Council Reports 4) Adjournment - The agenda packet with all background material is located at the back table for viewing by the public. - Published agenda subject to change without notice. -
Information and materials relating to the above items are available for review at city hall by appointment.
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
PLANNING COMMISSION MEETING MINUTES October 24, 2016 7:00pm 1) Call to Order Chair Sandholm opened the meeting at 7:00 p.m. In attendance: Commissioners – Chair Lora Sandholm, Vice Chair Michael Molitor, Sylvia Allen and John Tschumperlin; Staff: Community Development Director David Abel and City Clerk Kris Linquist. Absent: Peter Vickery and Gary Pettis a) Approval of Agenda Motion by Tschumperlin, seconded by Allen to approve the agenda as presented. Motion passed 4-0. Absent: Vickery and Pettis Approval of Minutes of September 26, 2016 Motion by Molitor, seconded by Tschumperlin to approve the minutes from September 26, 2016 as noted change. Motion passed 4-0. Absent: Vickery and Pettis
2) Public Hearings: (Note both Public Hearings for a and b were held together) a) VARIANCE: Application from Frederick & Robyn Green for a lakeshore setback variance to reduce the required setback from 75 feet to 35 feet to construct a new home at 3503 Kings Point Road; R-1 Low Density SingleFamily Residential Zoning District; PID# 27-117-24-13-0020. Community Development Director Abel presented the staff report found in the Planning Commission packet dated October 24, 2016. Highlights included in the presentation were: • The applicant is requesting a Variance for the property located at 3503 Kings Point Road. • The property owner at the time had requested and had approval of a 36.7 foot lakeshore setback variance instead of the required 75 feet on September 6, 2011. • Variances requests are typically valid for 1 year from date of approval to act on the request. There were extensions made thru 2016. • The property was sold in 2015 to Frederick and Robyn Green and unsure of the plan for the property, the Applicants requested a 2 year extension until 2018 to determine the plan for the property. • As part of the application, the applicants are also requesting a lot line adjustment to shift the common lot line to facilitate the proposed The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
Page 1 of 5
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improvements on 3427 Kings Point Road. Notices were sent out to all property owners within 500 feet of the subject property. Staff did not receive any correspondence in regards to the application. Staff has made the following findings of fact: 1. The proposed use of the Property is in harmony with the general purposes and intent of the city’s zoning regulations because the use is compatible with surrounding properties in the neighborhood and limits the congestion of an already narrow Kings Point Road by providing additional off street parking; 2. The proposed use of the Property is consistent with Minnetrista’s comprehensive plan because it remains compatible with surrounding residential land uses and maintains a strong sense of neighborhood and community; and 3. The Applicant has established there are practical difficulties in using the Property in conformance with City ordinances. a. The request is reasonable given the Applicants intend to maintain a similar setback to that previously approved in 2011; b. The Property is unique because it is too narrow to develop without a variance because the required lakeshore setback and streetside setback overlap; and c. The variance request will not alter the character of the neighborhood because the proposed home is consistent, if not smaller, then most neighboring homes and with previous approvals.
Based on the above findings of fact, staff recommends approval of the side yard setback variance with the following conditions: 1. The Applicants obtain approval of their simple subdivision application to move the common lot line between the Property and 3427 Kings Point Road to the proposed location. 2. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 3. Any required grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 4. The Applicants are responsible for all fees incurred by the City in review of this application; 5. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 6. Any other conditions discussed by the Planning Commission. Tschumperlin questioned the simple subdivision. Abel stated it would be approved at the City Council meeting. Sandholm questioned the hardcover for the lots after the subdivision. Abel stated that the hardcover would not be an issue for either lot. The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
Page 2 of 5
There was more discussion about the variances requested. Chair Sandholm opened the Public Hearing for the Variances for 3427 and 3503 Kings Point Road at 7:22 p.m. Fred Green (applicant) – 3427 Kings Point Road stated he met with the neighboring property owners regarding their plans. Todd Hanson (Architect for Applicant) – 4100 Xenith Avenue, Minneapolis – made a few more positive points for the location of the new home at 3503 Kings Point Road Allen asked how long construction would take. Green stated that they intend to start in the spring. Chair Sandholm closed the Public Hearing at 7:29 p.m. Molitor questioned the soil testing. Green stated that they may have to use pilings. Motion by Tschumperlin, seconded by Allen to recommend to the Council to approve a lakeshore setback variance to reduce the required setback from 75 feet to 35 feet to construct a new home at 3503 Kings Point Road based on the finding of facts and contingent upon the conditions outlined in the staff report dated October 24, 2016. Motion passed 4-0. Absent: Vickery and Pettis b) VARIANCE: Application from Frederick & Robyn Green for a lakeshore setback variance to reduce the required setback from 75 feet to 63 feet and a side yard setback variance to reduce the required setback from 15 feet to 14 feet to construct an addition at 3427 Kings Point Road; R-1 Low Density Single-Family Residential Zoning District; PID # 27-117-24-13-0016. Community Development Director Abel presented the staff report found in the Planning Commission packet dated October 24, 2016. Highlights included in the presentation were: • The applicant is proposing to add on a third stall to the garage and build a second story to the existing home. • The current home on the Property was built in 1967 and is a legally nonconforming with respect to the lakeshore and side yard setback requirements. • A request for a lakeshore setback variance to reduce the required setback from 75 feet to 63 feet for a separate, new third stall garage addition; Lakeshore setback variance from 75 feet to 42 feet to add a second story onto the existing home; and a side yard setback variance to reduce the required setback from 15 feet to 14 feet to construct an addition to the existing two stall garage that will accommodate a floor plan change of the existing home. The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
Page 3 of 5
• • •
There was variance granted in 1995 for this property. Notices were sent out to all property owners within 500 feet of the subject property. Staff has met with two property owners in regards to the variance request. Staff has made the following finding of facts: 1. The existing home is non-conforming with respect to the lakeshore and side yard setback requirements; 2. The existing home is misaligned with the side lot line which causes further encroachment into the required side yard setback; 3. The proposed use of the Property is in harmony with the general purposes and intent of the city’s zoning regulation because the use is compatible with surrounding properties in the neighborhood and limits the congestion of an already narrow Kings Point Road by providing additional off street parking; 4. The proposed use of the Property is consistent with Minnetrista’s comprehensive plan because it remains compatible with surrounding residential land uses and maintains a strong sense of neighborhood and community; 5. The Applicant has established there are practical difficulties in using the Property in conformance with City ordinances. a. The request is reasonable given the Applicants intend to maintain the Property as a single family home; b. The Property is unique because it narrows from east to west making it difficult to develop the property within the setback requirements; and c. The variance request will not alter the character of the neighborhood because a second story would not be unique to the Property and the additional garage space will provide off street parking consistent with neighboring homes.
Based on the above findings of fact, staff recommends approval of the front yard setback variance with the following conditions: 1. The Applicants obtain approval of their simple subdivision application to move the common lot line between the Property and 3503 Kings Point Road to the proposed location; 2. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 3. Any required grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 4. The Applicants are responsible for all fees incurred by the City in review of this application; 5. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 6. Any other conditions discussed by the Planning Commission.
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
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Motion by Molitor, seconded by Sandholm to recommend to the Council to approve the requested lakeshore setback variance to reduce the required setback from 75 feet to 63 feet for a separate, new third stall garage addition, a lakeshore setback variance from 75 feet to 42 feet to add a second story onto the existing home; and a side yard setback variance to reduce the required setback from 15 feet to 14 feet to construct an addition to the existing two stall garage that will accommodate a floor plan change of the existing home at 3427 Kings Point Road based on the finding of facts outlined in the staff report dated October 24, 2016. Motion passed 4-0. Absent: Vickery and Pettis 3) Informational Items a) Staff Reports – Community Development Director – David Abel • Lawsuit – Kauppi vs Schmeling • New Building Official • Hiring of a Full-Time Building Inspector • 4925 Minneapolis Avenue approval of preliminary plat • Serenity Hill update 4) Adjournment Motion by Molitor, seconded by Tschumperlin to adjourn the meeting at 7:40 p.m. Motion passed 4-0. Absent: Vickery and Pettis
Respectfully Submitted, Kris Linquist Kris Linquist City Clerk
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
City of Minnetrista Planning Commission – October 24, 2016
Page 5 of 5
CITY OF MINNETRISTA REQUEST FOR PLANNING COMMISSION ACTION
Subject:
CONDITIONAL USE PERMIT: Application from Kippie Palesch for a home occupation to allow for an equine-assisted psychotherapy facility. CONDITIONAL USE PERMIT: Application from Kippie Palesch for a limited commercial stable.
Prepared By:
Nickolas Olson, Associate Planner
Meeting Date:
November 28, 2016
Overview: Kippie Palesch (the “Applicant”) has made an application for two conditional use permits at 680 Game Farm Road N. The conditional use permits would allow for an equine-assisted psychotherapy facility and a limited commercial stable. Background: The Applicant currently operates Stable Living, LLC out of her home in Mound and uses a private boarding facility in Independence for equine-assisted therapy. When the properties of 630 and 680 Game Farm Road N became available, the Applicant saw an opportunity to consolidate her practice. These properties were chosen because they currently contain features and amenities necessary for the Applicant to operate her practice. 630 Game Farm Road N is currently a vacant lot and there is no proposed construction, grading, or other forms of site alteration at this time. The Applicant’s proposal and narrative explain the request in further detail. Request: The requested equine-assisted psychotherapy facility, as described by the Applicant, requires two separate conditional use permits: a limited commercial stable and home occupation. Limited commercial stables are conditionally allowed in the Agriculture Zoning District. A limited commercial stable allows for the boarding of up to 9 horses belonging to the owner or persons other than the owner of the property. The Applicant is proposing to board 3 horses belonging to persons other than the property owner and up to 6 additional horses belonging to the property owner. Home occupations are conditionally allowed in the Agriculture Zoning District as required in accordance with Section 505.07 Subd. 10. The proposed home occupation by the Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Applicant is an equine-assisted psychotherapy facility. The facility will include the Applicant plus up to 3 additional therapists with up to 6 clients per therapist per day. The proposed hours of operation are Mondays, Thursdays & Fridays from 9:00am to 7:00pm & Saturdays from 9:00am to 5:00pm. Discussion: The city council may grant conditional use permits when such permits are authorized by ordinance and may impose conditions and safeguards in such permits to protect the health, safety and welfare of the community and assure harmony with the comprehensive plan of the city. In acting upon an application for a conditional use permit, the city will consider the effect of the proposed use upon the health, safety, and general welfare of the city including, but not limited to, the factors of: 1. Noise, glare, odor, electrical interference, vibration, dust, etc.; The only concern for both the stable and home occupation of those listed above would be noise. With the Applicant proposing to operate mostly indoors, this concern should be minimized and similar to that of a regular residential property. Limiting activity to the requested hours of operation should help to control the noise. 2. Other nuisances; fire and safety hazards; Any proposed site or building alterations would be subject to all applicable city, building and fire codes. 3. Existing and anticipated traffic conditions; parking facilities on adjacent streets and land; The Property is the first driveway to the south located on Game Farm Road N. The existing streets should be able to handle the added traffic during the requested hours of operation. The Applicant has stated that there will be no parking on Game Farm Road N nor should there be a need to with the amount of driveway space currently on the Property. This was a concern of a neighbor, but the Applicant’s explanation alleviated the concern. 4. The effect on surrounding properties, including valuation, aesthetics and scenic views, land uses, character and integrity of the neighborhood; With minimal proposed site alterations and reasonable hours of operation, the neighborhood should see almost no effects of the proposal. Neighboring residents have sent in supportive comments of the Applicants proposal. 5. Consistency with the city’s comprehensive plan; impact on governmental facilities and services, including roads, sanitary sewer, water and police and fire; Both limited commercial stables and home occupations are conditionally allowed in the Agriculture zoning district. The Property is currently guided for rural land use, a designation consistent with the Agriculture zoning district. The Property is served by private well and septic, serviced by an existing gravel road, and will not require any additional governmental services and facilities. There is no added risk Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
of fire or danger that would require more police or fire support than a residential dwelling. 6. Effect on sensitive environmental features including lakes, surface and underground water supply and quality, wetlands, slopes, flood plains and soils; There should be no greater effect on neighboring sensitive environmental features than a residential property. The Applicant is not proposing any significant site alterations at this time. 7. Other factors as found relevant by the city. Staff has provided a recommendation of conditional approval. The included conditions should address all of the concerns listed above. If the planning commission notes additional concerns, conditions should be added accordingly to alleviate the concerns. The city may also consider whether the proposed use complies or is likely to comply in the future with all standards and requirements set out in other regulations or ordinances of the city or other governmental bodies having jurisdiction over the city. In permitting a new conditional use or the alteration of an existing conditional use, the city may impose, in addition to the standards and requirements expressly specified by ordinance, additional conditions which it considers necessary to protect the best interest of the surrounding area or the community as a whole. Neighborhood Comments: Staff sent notices to all residents within 500 feet of the subject property. To date, staff has received one comment from a neighbor in support of the proposed conditional use permits. The comment has been attached for review. Conclusion: The request of the Applicant requires two separate conditional use permits. While the Planning Commission should consider each conditional use permit separately, the Applicant needs approval of both operation of a limited commercial stable and home occupation to operate an equine-assisted psychotherapy facility. Recommended Actions: Motion to recommend the city council approve the requested limited commercial stable conditional use permit for the property located at 680 Game Farm Road N based on the findings of fact outlined in the staff report and subject to the following conditions: 1. The limited commercial stable shall allow for the boarding of up to 9 horses, of which 3 may belong to persons other than the property owner, on the Property; 2. Any change in the number of horses to be boarded on the Property or an increase in number of those not belonging to the property owner shall require an amendment to the conditional use permit; 3. The Applicant shall obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction over the Property; Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
4. The Applicant shall be responsible for all fees incurred by the City in review of this application; 5. The City may inspect the Property with notice, at any time, for the purposes of insuring the conditions of the Conditional Use Permit are being met; 6. The City Council reserves the right to review and revoke the CUP upon violation of any term or condition; and 7. Any other conditions deemed necessary by the Planning Commission to ensure the property does not impose an undue burden on city services or fundamentally alter the character of the neighborhood. Motion to recommend the city council approve the requested home occupation conditional use permit for the Property located at 680 Game Farm Road N based on the findings of fact outlined in the staff report and subject to the following conditions: 1. The conditional use permit shall allow for a maximum of 3 therapists in addition to the Applicant to operate on the Property; 2. Each therapist shall be limited to a maximum of 6 clients per day; 3. Hours of operation shall be limited to Mondays, Thursdays, and Fridays from 9:00am to 7:00pm and on Saturdays from 9:00am to 5:00pm; 4. Any change to the Property including, but not limited to, hours of operation, number of therapists, number of clients, additional facilities or buildings shall require an amendment to the conditional use permit; 5. The Applicant shall obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction over the Property; 6. The Applicant shall be responsible for all fees incurred by the City in review of this application; 7. The City may inspect the Property with notice, at any time, for the purposes of insuring the conditions of the Conditional Use Permit are being met; 8. The City Council reserves the right to review and revoke the CUP upon violation of any term or condition; and 9. Any other conditions deemed necessary by the Planning Commission to ensure the property does not impose an undue burden on city services or fundamentally alter the character of the neighborhood. Attachments: 1. Location Map 2. Applicant Narrative 3. Site Proposal 4. Survey 5. Neighborhood Comments
Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
680 Game Farm Road N
1 inch = 188 feet
November 21, 2016 Map Powered by DataLink from WSB & Associates
Tuesday, October 25, 2016
630/680 Game Farm Road, Minnetrista Kippie Palesch proposes the following: a. A listing of contact information including name(s), address(es) and phone number(s) of: the owner of record, authorized agents or representatives, engineer, surveyor, and any other relevant associates; Present Owner:
Lisa (and Mike) Reinhart 630 & 680 Game Farm Road, Minnetrista, MN 55359 [email protected] [email protected] (612) 384-0676
Future Owner:
Kristin (Kippie) Palesch 6344 Rambler Lane, Mound, MN 55364 [email protected] (952) 240-1621
b. A listing of the following site data: Address, current zoning, parcel size in acres and square feet, property identification number(s) (PID), and current legal description(s); Parcel A:
680 Game Farm Rd N, Minnetrista, MN 55359 (Home) PID: 0311724330007 12.43 acres (541,233 sq ft) The North 386 Feet Of The South 894 Feet Of The Southwest Quarter Of The Southwest Quarter Of Section 3, Township 117, Range 24, Hennepin (Note: This Is A Partial Metes & Bounds Description.)
Parcel B:
630 Game Farm Rd N, Minnetrista, MN 55359 (Land) PID: 0311724330006 10.28 acres (447,987 sq ft) That Part Of The Southwest Quarter Of The Southwest Quarter Of Section 3, Township 117, Range 24, Hennepin County, Minnesota Lying North Of The (Note: This Is A Partial Metes & Bounds Description.)
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Tuesday, October 25, 2016 c. A narrative regarding the history of the property (current and past uses) and any pre application discussions with staff; Lisa Reinhardt, the current owner, has used this two parcel property for a private equine facility. In the past, this land has been used as a rock quarry which the Reinhardt’s spent significant personal funds in order to repair the damage done to the land. The Reinharts have worked hard to upgrade and renovate this property to a state-of-the-art equine facility.
be
I, Kippie Palesch, have been in discussion with the City of Minnetrista regarding a Home Occupancy Conditional Use Permit (CUP) for 630/680 Game Farm Road N – a contingency in my purchase of the property. As discussed with David Abel and Nick Olson at the City of Minnetrista, in order for me to buy the property from the Reinharts, I would need permission to utilize the existing stable for both in-office “talk therapy” and riding arena for equineassisted psychotherapy. I have also discussed a CUP allowing me to care for Lisa Reinhart’s 3 horses on the property. My goal is to able to work out of my home (or, in this case, the stable) in order to provide excellent mental health care to the residents of Minnetrista.
d. A specific written description of the proposed use(s). Incorporate information describing how the use will work on the proposed site including proposed site changes, existing open spaces, landscaping, traffic circulation, transition areas to adjacent properties, individual uses for existing and proposed structures, and effects on natural areas (wetlands, forests, etc.) both on-site and in the general vicinity of the project; The proposed use of 630/680 Game Farm Road N is two-fold: • Home Occupancy Permit giving Stable Living LLC permission to use the existing stable and riding arena for psychotherapy • CUP allowing Reinhart’s 3 horses to remain on property The “talk therapy” portion of my practice (60%) will be conducted in an office setting inside the existing stable. In order for this to occur, I would need to remove 3 stalls which would allow me to construct 2 rooms. I would also need to insulate and finish the ceiling and add heating/cooling for the stable. The equine-assisted portion of my practice (40%) will be conducted inside the existing indoor 2
Tuesday, October 25, 2016 arena. No changes to the premises will be made. Additionally, no changes are required in order to care for Lisa Reinhart’s horses. Currently her horses reside on the property. My business plan, if acceptable to the neighborhood, includes potentially adding 1-3 additional therapists to my equine practice. The proposed use will be unnoticeable and unobtrusive to the neighbors and surrounding community, based on my current experience of owning and operating a home/office. There will be no changes to the property (except replacing 3 stalls to create 2 rooms inside the existing stable). 630/680 Game Farm Road was selected specifically because there will be NO site changes, existing open spaces, landscaping, use for existing structures, or changes that effect natural areas (both on-site and general vicinity). Furthermore, it was selected specifically because there would be no disruption to the community of Minnetrista. Clients will enter and exit the property without passing a single neighbor’s driveway nor be seen from any neighboring residence. 630/680 Game Farm Road is uniquely situated to actually benefit the rural community with exceptional mental health services.
e. Address how the proposed use would affect the health, safety, and general welfare of the city—including but not limited to the factors listed below. For all potential adverse effects, please address how the conflict(s) and/or disturbance(s) would be avoided or mitigated; Since 2013, Stable Living LLC has added value to the community. My practice has been conducting in-office psychotherapy for the community (including Minnetrista residents) out of our current home in Mound, and equineassisted therapy just one mile NE of Game Farm Road at a private boarding facility on Ingerson Road in Independence. In the four years that I have practiced out of my home/office and equine facility, I have never received one complaint. My clients include couples working on relational issues as well as children/adolescents/adults with anxiety/depression/ADHD. I also help heal situational and developmental trauma through the use of 3
Tuesday, October 25, 2016 horses. My clients have always been discrete and respectful to the neighbors. In fact, my clients are our neighbors and surrounding community. Regarding other City concerns: Noise: No impact from Stable Living LLC Glare: No impact from Stable Living LLC Odor: No impact from Stable Living LLC Electrical interference: No impact from Stable Living LLC Vibration: No impact from Stable Living LLC Dust: No impact from Stable Living LLC Fire and safety hazards: No impact from Stable Living LLC Existing and anticipated traffic conditions: Minimal/No impact from Stable Living LLC 5-6 clients entering/existing via Cty Rd 26 per day per therapist - no more than a traditional boarding facility. Clients will not pass any driveways nor be seen from any neighbor’s residences. Parking facilities on adjacent streets and land: No impact from Stable Living LLC. Existing parking behind arena and stable is sufficient and no parking will be needed/added. Clients will not park on/near/or be seen from Game Farm Road or neighboring properties. The effect on surrounding properties including: Valuation: No impact from Stable Living LLC Aesthetics: No impact from Stable Living LLC Scenic views: No impact from Stable Living LLC Current and possible land uses: No impact from Stable Living LLC Character and integrity of the neighborhood: No impact from Stable Living LLC
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Tuesday, October 25, 2016 Impact on governmental facilities and services including: Roads: No impact from Stable Living LLC Parks: No impact from Stable Living LLC Schools: Stable Living LLC will support local schools with effective and convenient mental health services Sanitary sewer system: Stable Living LLC is self-sufficient with private septic Water facilities & supply: Stable Living LLC is self-sufficient with private well Police & fire protection: No impact from Stable Living LLC Effect on sensitive environmental features including lakes, surface and underground water supply, wetlands, slopes, flood plains, and soils: No impact from Stable Living LLC
f. Describe how the proposed use meets the objectives outlined within the Minnetrista Comprehensive Plan; Designated a Developing, Diversified Rural, and Agricultural Community, Minnetrista hosts a wide variety of farm and non-farm land uses. While preserving agricultural land while servicing both residential and agricultural members of the community, Stable Living will leave no visible “blemish” on the growing community. With a projected 252% increase in Minnetrista households between 2000-2030, Stable Living benefits the growing community with highly-effective health care services with no detrimental impact on residents, land use or infrastructure plans.
g. Provide a narrative addressing concerns/issues raised by neighboring properties (staff always suggests discussing your proposal with the neighboring land owners to get a sense of what issues may arise as your application is processed); Anticipated concerns were raised by City of Minnetrista’s David Abel (Community Development Director) and Nick Olson (Associate Planner) around increased traffic in the neighborhood. Upon speaking at length with close neighbors (Peggy & Mark Heck, Shannon & Bob Bruce, Susan Casaus, Jennifer & Peter L’allier, 5
Tuesday, October 25, 2016 Karin & Elroy Balgaard) not one of them raised concern about increased traffic (since clients will turn off into driveway before passing or being seen by anyone). One resident requested, and I confirmed, that my clients will never be parking on Game Farm Road (and blocking the equine shoulder/trail to the Luce Line). Another resident enquired about the population I serve. I explained that I work with children/adolescents/adults/couples with relational issues/anxiety/depression/ADHD/situational and developmental trauma. However, this particular resident was not asking out of fear or concern, rather she’d like to believe that her community accepts and supports recovery for everyone (including addiction and abuse - which is not my clientele). The overall consensus of the residents I spoke with was open excitement and a welcoming attitude!
h. Describe how conflicts with nearby land uses (livability, value, potential future development, etc.) and/or disturbances to wetlands or natural areas are being avoided or mitigated; Stable Living LLC will not have any conflict with the above issues.
i.
Provide justification that the proposal will not place an excessive burden on roads (traffic), sewage, water supply, parks, schools, fire, police, or other public facilities services (including traffic flows) in the area; The future home of Stable Living LLC, centrally located in the city of Minnetrista, will place no additional burden on community roads that would not be otherwise traveled by residents seeking mental health services in neighboring communities. Clients seeking services at Stable Living will only travel 300 yards down Game Farm Road N before turning into 680 Game Farm Road driveway. In this 300 yards, clients will not pass other driveways nor be seen from any residence. There would only be 5-6 cars per day, 4 days per week per therapist. Sewage, water supply, parks, schools, fire, police, or other public facilities services will not be impacted. In fact, Stable Living LLC
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Tuesday, October 25, 2016 stands to support local schools, fire and police in the community by adding mental health services for the members of these organizations.
j. Outline a proposed development/operating schedule (when will the use begin, hours of operation, etc.). If new construction is proposed, provide a development schedule indicating the approximate date when construction of the project—or stages of the same—can be expected to begin and be completed; If the CUP is granted, stable remodel will begin upon property closing (projected February 1, 2017). Projected start date for clients would begin approximately May 1, 2017. Hours of operation: Mondays: Thursdays: Fridays: Saturdays:
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9:00am-7:00pm 9:00am-7:00pm 9:00am-7:00pm 9:00am-5:00pm (to accommodate school-age children and working parents)
630/680 Game Farm Road Proposal Stable Living LLC’s 20 Acre Proposed Equine-Assisted Psychotherapy Practice
I would like to take a minute to introduce myself to you and share a bit about my unique business – my name is Kristin (Kippie) Palesch, MA, LPCC and I own Stable Living LLC. Established in January of 2013, Stable Living has been providing therapy services out of my home/office in Mound. I have also been providing equine-assisted psychotherapy from Ingerson Road in Independence. I am hopeful that the City of Minnetrista will extend a Conditional Use Permit and Home Occupation Permit in order to serve clients from my dream farm – 630/680 Game Farm Road N. I have been serving the western metro area for nearly four years now, including many of your residents. There seems to be a real love of four-legged creatures in your city! Already generating a lot of enthusiasm to bring equine-assisted psychotherapy to Game Farm Road, I am proud to say that I have never had a single complaint! My practice includes working with children, adolescents and adults with issues such as anxiety, depression and relationship struggles. In fact, nearly half of my practice is couples counseling. My vision for Stable Living LLC includes being able to serve clients in the Minnetrista area with year-round equine-assisted psychotherapy. With the ability to consolidate and slowly expand my practice to include 1-3 more therapists, I respectfully ask that the City of Minnetrista allow me to practice out of 630/680 Game Farm Road. There is a need for convenient, effective treatment in the City of Minnetrista. With sensible business goals and the community in mind, Stable Living LLC intends to serve its community by providing top-knotch mental health services with little to no disruption to the neighborhood. Born out of a love for horses and a passion for healing, I look forward to serving more Minnetrista residents in the future.
680 Game Farm Rd Driveway (1st driveway from intersection of Cty Rd 26)
(2nd & 3rd driveway from intersection of Cty Rd 26)
Proposed Clients turn off at 1st driveway on left from Cty Rd 26 without Passing any Game Farm Rd Residences
Ct
Game F arm Rd
680 Game Farm Rd N e i g h b o r ’s Pole Barn Driveway accessed from Cty Rd 26
y
Rd
26
Game
Farm
Rd
Existing Indoor Arena
Existing Outdoor Arena Existing Client Parking
Existing 8-Stall Stable (Proposed Build-out: 1 Office and 1 Waiting Room to replace 3 Stalls)
Office Entrance
Existing Machine Shed Existing Owner-Occupied Residence
Office Entrance
3 Stalls on North Side of Stable Converting to 1 Office & 1 Waiting Room
Proposed Remodel
Existing Parking for 4+ Cars
Ceiling to be Insulated and Finished in Wood Barn to be heated
Proposed Changes
3 Stalls on North Side of Stable Converting to 1 Office & 1 Waiting Room
Existing Indoor Arena Will be used “as is” with no changes
Existing Handicap-Accessible Bathroom Will be used “as is” with no changes
REASONS TO GRANT PERMITS: • E asily accessible from County Road 26, the City of Minnetrista will have centrally located mental health services for the entire community. • C hildren, adolescents and adults will easily access services close to their of schools, after-school activities, residences and places of work without being unnecessarily inconvenienced by long travel times. It’s value added to the community!
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• 6 80 Game Farm Road is the first driveway on the left after turning off of the intersection from County Road 26. No homes will see or be disrupted by people coming or going from Stable Living. Traffic will be only slightly more than friends/horse boarders traveling to other properties. 680 Game Farm Rd Property Line (1st driveway on left)
• P eople in the community will be traveling down Minnetrista roads seeking mental health services. With that fact in mind, the short diversion off of a major county road (approx 300 yards) will be undisruptive to neighbors due to the fact that my clients will not be passing any driveways or homes in their short trip down Game Farm Road. • N eighbors have already been notified and have consented to the home/office use.
View From County Road 26
NEIGHBORS IN SUPPORT OF STABLE LIVING LLC: Neighbors have been informed, welcomed and got excited about the idea of equine-assisted psychotherapy at 630/680 Game Farm Road for health and healing: • P eggy & Mark Heck 730 Game Farm Road 952-479-1297 • S hannon & Bob Bruce 7500 Fielding Trail 612-554-4627 • S usan Casaus 7155 County Road 26 952-220-1961 • J ennifer & Peter L’allier 955 Game Farm Road 612-508-0588 • K arin & Elroy Balgaard 825 Game Farm Road 763-381-2998
View From 680 Game Farm Driveway No resident disruption between Driveway and County Road 26
YES!
Unoccupied Residence
u 630/680 Game Farm Road N YES!
YES!
YES! YES!
From: To: Subject: Date:
David Abel Nickolas Olson FW: Kippie Palesch CUP Friday, October 28, 2016 7:38:34 AM
From: Peggy Heck [mailto:[email protected]] Sent: Thursday, October 27, 2016 10:36 PM To: David Abel ; Kippie Palesch Subject: Kippie Palesch CUP
We would welcome Kippie to our neighborhood! As the closest neighbor to her proposed home and therapy business we don't see any problem with approving her CUP. We have known Kippie since she was a teen and can assure the Council that she is a good person and will make a excellent addition to Minnetrista. Peggy and Mark Heck 730 Game Farm Road North Minnetrista
From: To: Subject: Date:
Susan Casaus Nickolas Olson; David Abel 680 Game Farm Rd Tuesday, November 22, 2016 10:50:15 AM
My name is Susan Causus and I am writing to you in support of your granting Conditional Use permits necessary for Kippie Palesch to operate her equine-assisted therapy practice out of 680 Game Farm Road. As the closest neighbor to that property (7155 County Road 26 in Minnetrista), I am writing today because I am unable to attend the City Planning meeting on Monday, November 28 where I would whole-heartedly welcome her into the neighborhood! Kippie has thoroughly explained her vision and I believe that it would not only be an asset to the neighborhood, but to the entire community as well. If you have further questions or I could be of further support, please feel free to contact me at [email protected] or call (952) 220-1961.
Susan Casaus 7155 County Rd 26 Minnetrista, MN 55359
CITY OF MINNETRISTA PUBLIC HEARING
Subject:
VARIANCE: Application from John Gordon Rudd Jr. & Maureen Rudd for a lakeshore setback variance to reduce the required setback from 75 feet to a distance of 41.5 feet for the construction of a detached sleeping cabin at 4776 Crane Island; R-1 Low Density Single-Family Residential Zoning District; PID# 36-117-24-23-0007.
Prepared By:
Nickolas Olson, Associate Planner
Meeting Date:
November 28, 2016
Overview: John Gordon Rudd Jr. & Maureen Rudd (the “Applicants”) are requesting a lakeshore setback variance to reduce the required setback from 75 feet to 41.5 feet to construct a detached sleeping cabin at 4776 Crane Island (the “Property”). Background: The Applicants have owned the Property since July of 2009. The Property is located on historic Crane Island where many of the existing cottages and structures do not meet the required lakeshore setback required in the Shoreland Overlay District. With only two bedrooms and one small bathroom that does not contain a shower, the Applicants decided it was time to explore an addition to the cottage. Looking at all options from a complete rebuild to the proposed detached sleeping quarters, the Applicants felt it was important to maintain the character and aesthetics of Crane Island. Narratives submitted by the Applicant and by their architect speak to why a detached sleeping cabin in the proposed location is most ideal for the Property and for Crane Island. The Applicants currently own a vacant lot adjacent to the Property. This is where the proposed sleeping cabin is located. Since this structure does not meet the requirements for a home, staff has informed the Applicants that they must combine the lots as part of the approval process. An application has been made with Hennepin County to begin the process. Variance Request: Section 505.49 Shoreland Overlay District:
Lakeshore Setback (ft.)
Required 75
Proposed 41.5
Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Discussion: City Code Section 505.05 Subd. 9 allows the City to issue variances from the provisions of the zoning code. A variance is a modification or variation of the provisions of the zoning code as applied to a specific piece of property. 1. A variance is only permitted when it is in harmony with the general purposes and intent of this ordinance and when the variance is consistent with the comprehensive plan; Section 505.03 Subd. 1 outlines the purpose and intent of the zoning code. The Applicants’ request is in line will all of those that are applicable. Specifically, the detached sleeping cabin allows for Applicants to put the Property to the proper use. The property is currently guided for residential low development. The request does not alter the use of the Property from a single family residence as the detached sleeping cabin only contains bedrooms and bathrooms, which is consistent with the current land use designation. Also, there will not be any negative impacts on views from neighboring properties because the detached sleeping cabin is in line with the existing cottage. 2. The property owner proposes to use the property in a reasonable manner not permitted by this ordinance; The Applicants are proposing to add a detached sleeping cabin with two bedrooms and two bathrooms to the Property that contains an existing cottage with only two bedrooms and one bathroom that does not contain a shower. The addition of bedrooms and bathrooms will help to increase the functionality of the Property and the proposed location of the detached sleeping cabin is reasonable given the location of the existing cottage and the desire to maintain the character of Crane Island. 3. The plight of the landowner is due to circumstances unique to the property not created by the landowner; and The Applicants purchased the Property with the cottage already within the required lakeshore setback. This unique circumstance was not created by the Applicants, but rather by a previous landowner who built the home sometime around 1910 prior to adoption of city code. The proposed location is most ideal in order to maintain symmetry with the existing cottage and preserve the character of the island. 4. The variance would not alter the essential character of the locality. The Applicants and their architect value the character of Crane Island and have specifically designed a proposal with this in mind. Not significantly altering the existing cottage maintains is character and the addition of a detached building is not uncommon, especially for its designed use, among other properties on the island.
Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Resident Comments: Notices were sent out to all property owners within 500 feet of the Property. To date, staff has not received any comments or concerns with this request as a direct response to this notice. The Applicants have provided a narrative which includes support of the two neighboring property owners. Conclusion: The Planning Commission should review the staff report and hold a public hearing regarding the variance request. After closing the public hearing, Planning Commission should consider the entire record before it as it relates to the specific variance request. Findings of fact should be established as to why the variance should be granted or denied. A summary of the findings of fact made by staff are as follows: 1. The variance request is consistent with the purposes and intent of the city’s zoning
ordinance. 2. The variance request does not further clutter the shoreline or impact views for neighboring properties, consistent with the city’s comprehensive plan. 3. The Applicants have established that there are practical difficulties in using the Property in a reasonable manner not permitted by City ordinances. a. The proposed detached sleeping cabin is in line with the existing cottage which maintains the functionality of the Property in a reasonable manor. b. The existing cottage is located within the required lakeshore setback which makes it difficult to expand the cottage and maintain its character without a variance. c. The proposed detached sleeping cabin is not out of character with respect to other properties on Crane Island which also contain detached structures. Recommended Action: Motion to recommend that the City Council approve a lakeshore setback variance to reduce the required setback from 75 feet to 41.5 feet for a detached sleeping cabin at 4776 Crane Island based on the above findings of fact and contingent upon the following conditions: 1. The Applicants receive approval to combine the Property with the adjacent vacant lot; 2. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 3. The proposed grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 4. The Applicants are responsible for all fees incurred by the City in review of this application; 5. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 6. Any other conditions discussed by the Planning Commission. Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Attachments: 1. Location Map 2. Applicant Narrative 3. Architect Narrative 4. Proposed Survey 5. Proposed Plans
Mission Statement:
The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
4776 Crane Island
1 inch =
November 21, 2016 Map Powered by DataLink from WSB & Associates
94 feet
To: The City of Minnetrista Planning Commission
From: Gordon and Maureen Rudd
Re: 4776 Crane Island
Maureen Rudd and I are the owners of 4776 Crane Island. We purchased the property, which includes two parcels, in 2009. Since that time we have spent summer months residing in our cottage and enjoying the lake and the historic character of Crane Island.
The current cottage sits approximately 46 feet from the shoreline. The structure has two bedrooms and one small bathroom without a shower. Our proposed plan creates the addition of a sleeping cottage adjacent to the property. In order to maintain symmetry between the existing cottage and the new sleeping cottage we would like to locate the sleeping cottage the same distance from the lake as the current cottage - built in approximately 1910. We believe this plan will create the most cohesive scheme where the new structure complements the old one.
We believe a separate struture at this location is in keeping with the history and aesthetic of the island. The island contains 15 cottages - many of which have out buildings. The out buildings around the island are
sleeping cottages, bathhouses, a writers’ cottage, bunkhouse, and other storage type structures. These out buildings are an important feature of the island that add to its character and charm.
The new structure will be used for sleeping and provide two necessary bathrooms with one shower. If we were to add these two bedrooms and bathroom to the existing structure, we would largely have to rebuild the structure, which in turn would dramatically alter its character and structure. Our cottage was the island’s first, and it has remained largely unaltered since it was constructed. We also concluded that rebuilding the cottage would be very costly in addition to it changing the nature and character of the 116 year old structure. Therefore the vairance request will enchance and complement the essential character of the island and not detract from it.
Additionally, the variance request is in no way motivated by a desire to increase the value of the property.
Lastly, the granting of the requested variance will not cause any negative consequenes to adjacent properties. Our neighbors to our west sit above our property and their site lines will in no way be affected. Both adjacent neighbors to our east and west support the requested variance (see attached).
In closing, we believe the proposed plans make every effort to respect the character of Crane Island and our existing cottage. With the support of our neighbors, we request that the variance be granted. Thank you.
From: Jeff Parkhurst [mailto:[email protected]]
Sent: Thursday, October 27, 2016 11:58 AM
To: Gordon Rudd; Maureen Rudd
Cc: [email protected]
Subject: Re: Rudd Renovation Plans
Hi Gordon and Mo,
Congrats on the renovation! Looks great.
When we closed the cabin around October 8 we found a dead oak tree on our land that's next to your property near the shore. We will work to get that out asap.
All the best,
Jeff and Maggie
---------------------------- Original Message ----------------------------
Subject: Rudd Renovation Plans
From: "Gordon Rudd" >
Date: Wed, October 26, 2016 3:13 pm
To: "[email protected]<mailto:[email protected]>" <[email protected]<mailto:[email protected]>>
"Mary Reyelts ([email protected]<mailto:[email protected]>)" >
"[email protected]<mailto:[email protected]>" <[email protected]<mailto:[email protected]>>
"[email protected]<mailto:[email protected]>" <[email protected]<mailto:[email protected]>>
Cc: "Maureen Rudd" <[email protected]<mailto:[email protected]>>
--------------------------------------------------------------------------
Paul, Mary, Jeff and Maggie,
Mo and I are excited to share the proposed plans for the addition of a sleeping cabin and modest renovation of the existing cabin, which we are considering at Crane Island. I am sending this to both of you since you are our adjoining neighbors.
Many of the details in terms of windows, the deck between the two structures, and colors etc. are all under consideration and not finalized. But we wanted you to see this now so that you can evaluate the location of the sleeping cabin because it will require a variance and we would appreciate your support of the variance request. We need to submit the plans to the City of Minnetrista planning commission this Friday, October 28. We are hoping to start the construction in November and have it completed by summer.
The proposed sleeping cabin would be situated along the Rudd/Reyelts property line and requires two variances. First, we are requesting a variance from the requirement that structures be set back 75 feet from the shoreline. As we all know, many of the structures on the island are already within 75 feet of the shoreline. We would like the sleeping cabin to sit directly across from the existing cabin, which is already within the 75 foot setback. (I believe the front of the existing cabin is about 45 feet from the shoreline.) Second, we will request a variance to be within the 15 foot setback required from the Rudd/Reyelts property line. We think we need this variance because otherwise the new structure and existing cabin will be too close together. And our thought was that with the Reyelts extra 2/3 lot and the location of the Reyelts' septic, this variance would not encroach on the property because it is unlikely another structure could be placed close to the lot line on the Reyelts' property.
With regard to the existing cabin, we plan to replace some windows, wood siding, and roof with either a standing seam metal roof or traditional shingles. We will also be removing the back porch and back bedroom. We think this plan allows us to maintain the integrity of the existing structure while improving it, and also allows us to address the need for additional bedrooms/bathrooms. We also decided that a separate structure was in keeping with the island aesthetic because there are already many small out-buildings throughout the island. The only other alternative was to create a second floor addition on the existing cabin, which would change the character of the existing cabin and be quite a bit more costly.
One other comment, there are some images attached of a "quirky option" with a combination gable/flat roof. We are still considering that option, but regardless of which option we choose the setbacks will remain the same.
If you have any questions or comments, we welcome them!!
Thanks,
Gordon and Mo
Begin forwarded message:
From: Paul Reyelts <[email protected]>
Subject: Re: Rudd Renovation Plans
Date: October 28, 2016 at 11:06:30 AM CDT
To: Maureen Rudd <[email protected]>
Cc: "Mary Reyelts ([email protected])" , Gordon Rudd
Maureen,
We are just fine with your plans. They look great. Let us know if you need us to do/say more.
Good luck,
Paul
Sent from my iPhone
On Oct 26, 2016, at 2:13 PM, Gordon Rudd wrote:
Paul, Mary, Jeff and Maggie, Mo and I are excited to share the proposed plans for the addi:on of a sleeping cabin and modest renova:on of the exis:ng cabin, which we are considering at Crane Island. I am sending this to both of you since you are our adjoining neighbors. Many of the details in terms of windows, the deck between the two structures, and colors etc. are all under considera:on and not finalized. But we wanted you to see this now so that you can evaluate the loca:on of the
sleeping cabin because it will require a variance and we would appreciate your support of the variance request. We need to submit the plans to the City of Minnetrista planning commission this Friday, October 28. We are hoping to start the construc:on in November and have it completed by summer. The proposed sleeping cabin would be situated along the Rudd/Reyelts property line and requires two variances. First, we are reques:ng a variance from the requirement that structures be set back 75 feet from the shoreline. As we all know, many of the structures on the island are already within 75 feet of the shoreline. We would like the sleeping cabin to sit directly across from the exis:ng cabin, which is already within the 75 foot setback. (I believe the front of the exis:ng cabin is about 45 feet from the shoreline.) Second, we will request a variance to be within the 15 foot setback required from the Rudd/Reyelts property line. We think we need this variance because otherwise the new structure and exis:ng cabin will be too close together. And our thought was that with the Reyelts extra 2/3 lot and the loca:on of the Reyelts’ sep:c, this variance would not encroach on the property because it is unlikely another structure could be placed close to the lot line on the Reyelts’ property. With regard to the exis:ng cabin, we plan to replace some windows, wood siding, and roof with either a standing seam metal roof or tradi:onal shingles. We will also be removing the back porch and back bedroom. We think this plan allows us to maintain the integrity of the exis:ng structure while improving it, and also allows us to address the need for addi:onal bedrooms/bathrooms. We also decided that a separate structure was in keeping with the island aesthe:c because there are already many small outbuildings throughout the island. The only other alterna:ve was to create a second floor addi:on on the exis:ng cabin, which would change the character of the exis:ng cabin and be quite a bit more costly. One other comment, there are some images a\ached of a “quirky op:on” with a combina:on gable/flat roof. We are s:ll considering that op:on, but regardless of which op:on we choose the setbacks will remain the same.
If you have any ques:ons or comments, we welcome them!! Thanks, Gordon and Mo
10.28.2016 Nick Olson, City Planner City Planning Staff City of Minnetrista Re: Variance Application – Written Statements: 4776 Crane Island Dear Nick, On behalf of my clients, Gordon and Maureen Rudd, the property owners of 4776 Crane Island, I would like to provide your office with information regarding our request to seek a zoning variance for the property at that address. Project Description: Item B: Site Data Legal Description:
Parcel 1: Lot 6, Crane Island, Hennepin County, Minnesota Parcel 2: The northeasterly 1/3 of Lot 5, Crane Island, Hennepin County, Minnesota PID #: 36-117-24-23-0007
Lot Area:
20,833 Square Feet 0.47825 acres
Current Land Use Zoning
Residential R-1 Low density single family residence
Item C: Variances requested related to the following Zoning Ordinance: 1.
SHORELAND OVERLAY DISTRICT ‘Section 505.49. Subd.8, setbacks’
The structure shall be located (75) feet from the ordinary high water mark of an ‘General Waters Development’. 2.
R-1 RESIDENTIAL ZONING DISTRICT: Section 505.15 Subd.2, setbacks’
Accessory structures = or < 1,000 sf shall have an interior yard of at least (10) feet for an interior property line. Item D: Specific written description of the proposal and how it varies from the applicable provisions of the Minnetrista Zoning Code. The proposed detached and accessory ‘sleeping cabin’ is proposed to align with the lakeside wall of the existing original cottage on the property. The existing cabin is a 1,438 sf seasonal residence, believed to be the first residence built on the island back in 1910. The proposed detached sleeping cabin is proposed to be located within the required Ordinary High Water setback of 75’. The location of the new structure is 41.5’ from the Ordinary High Water mark (aligned with the front of the original cottage) or 29.5’ with the required ‘yard’. The new structure is also proposed to be located 1.2’ with the Interior Side Yard Setback. Item E: Narrative The strategy of a small 538 square foot ‘sleeping cabin’ in lieu of an ‘attached’ addition providing the expanded program desired for the property is in keeping with the architectural ‘fabric’ of the island housing stock. The existing cottage is in a non-conforming location relative to the Ordinary High Water Setback and a full story addition on top of the structure would require a variance. A full or partial story addition would also pose structural challenges for the ‘lightly’ framed existing cottage. A vertical expansion would radically alter the character of the original cottage, which we believe to be the first residential structure built on the island. A detached guest cabin preserves the integrity of the original cabin and is in keeping with the modest scale of ‘out buildings’ throughout the island. CHRISTIAN DEAN ARCHITECTURE, LLC
2909 bryant avenue s. #304 minneapolis mn 55408 6123822883 deanarch.com
The island also has a unique characteristic of being slightly inwardly focused toward a social ‘commons’ located at the center of the island. In many ways, the cottages throughout the island address the interior of the island as the ‘public’ fronts of the properties. Kitchens are oriented this direction on many cottages including the Rudd’s. Locating the detached guest cabin near the rear of the existing cottage to satisfy the Ordinary High Water setback would in some respect be more disrupting the ‘fabric’ of the island. We also have oriented the proposed guest cabin along an axis that present a narrow profile to both the interior of the island as well as the lake front. The proposed structure presents a profile of 14’-6” on each end facing the lake and interior of the island.
Thank you for considering this request. If you require additional information, we would be happy to provide it. Sincerely,
Christian Dean, AIA CHRISTIAN DEAN ARCHITECTURE, LLC 2909 Bryant Avenue S. #304 612.382.2883 Appendix information: Property Owner’s contact info. Gordon and Maureen Rudd 2396 Lake of the Isles Pkwy W. Minneapolis, MN 55405
CHRISTIAN DEAN ARCHITECTURE, LLC
2909 bryant avenue s. #304 minneapolis mn 55408 6123822883 deanarch.com
EXISTING HOUSE
LOT 7
SETBACK
EXISTING STRUCTURES
O.H.W. LINE
75' - 0" 942
944
946
940
943
945 944
939
EXISTING HOUSE
NEW DECK/PATIO 36' - 8"
24' - 8"
947
1
SITE PLAN
001
1" = 20'-0"
1' - 8"
14' - 8 1/32" 10' - 0"
14' - 6"
PROPOSED NEW SLEEPING CABIN
LAKE MINNE TONKA
LOT 6
941
PROPERTY LINE SETBACK
SHED TRUE NORTH
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
11/23/16
PROJECT NORTH
CHRISTIAN DEAN ARCHITECTURE
SLIDING SHUTTER PANEL REFER TO NOTES ON OPENINGS AT GUEST ROOM
3' - 6"
HOPPER WINDOW W/ SCREEN
DN
BUILT-IN CABINET
BUILT-IN CABINET
FUTURE LAUNDRY CLOSET
FIXED GLAZING
MASTER BEDROOM
SCREENED VENTILATION
CLOSET
SLIDING SHUTTER PANELS
14' - 6"
GUEST ROOM
10' - 0 3/4"
ACCOYA WD. DECK
CLOSET
GUEST BATH
6' - 10 1/2"
11' - 2"
MASTER BATH
ACCOYA SLAT SCREEN WALL
12' - 0"
9' - 8"
13' - 6"
SLEEPING CABIN PLAN
CLOSET
3' - 5 3/8"
3' - 0"
DOGTROT
NOTES: 1) INTERIOR FINISHES TO BE EXPOSED 2X4 FRAMING W/ SHIPLAP BOARDS SIMILAR TO EXISTING CABIN 2) FLOORS TO BE WOOD; BATHROOMS TO HAVE TILE FLOOR W/ ELECTRIC IN-FLOOR HEAT 3) MASTER BATH TO HAVE TILE ON ALL WALLS, FULL HT.
1/4" = 1'-0"
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
NEW HARDIE LAP SIDING REVISED OPENINGS W/ SCREEN, SLIDING GLASS PANEL
STANDING SEAM METAL ROOF
NEW FLAT ROOF AREA
HARDIE LAP SIDING
VIEW TOWARD ISLAND COMMONS
SLIDING PAINTED WOOD SHUTTER PANELS
NEW ACCOYA WOOD DECK
PAINTED LATTICE SCREENING
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
SLIDING WOOD SHUTTER PANELS, TYP. AT OPENINGS SLATTED SIDING W/ INTERIOR SCREEN FOR VENTILATION
VIEW OF SLEEPING CABIN FROM NORTHEAST
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
VIEW OF SLEEPING CABIN AND EXISTING HOUSE FROM NORTHWEST
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
AWNING WINDOWS
SLIDING WOOD SHUTTER PANELS
SLATTED SIDING W/ INTERIOR SCREEN FOR VENTILATION FIXED GLAZING
NEW SCREEN OPENINGS W/ INTERIOR SLIDING GLASS PANELS
VIEW OF SLEEPING CABIN AND EXISTING HOUSE FROM SHORE
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
VIEW OF EXISTING HOUSE AND SLEEPING CABIN FROM SHORE
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
NEW ACCOYA SLAT SHOWER ENCLOSURE NEW STOOP AND STEPS
VIEW TOWARDS LAKE FROM COMMONS
project:
CRANE ISLAND BUNKHOUSE
client:
Maureen & Gordon Rudd
date:
10/26/16
CHRISTIAN DEAN ARCHITECTURE
project:
CRANE ISLAND SEASONAL HOUSE ADDITION
client:
GORDON AND MAUREEN RUDD
date:
OCTOBER 28, 2016
CHRISTIAN DEAN ARCHITECTURE
CITY OF MINNETRISTA PUBLIC HEARING
Subject:
VARIANCE: Application from Bryan & Kristen Ophaug for a side yard setback variance to reduce the required setback from 15 feet to a distance of 12 feet on the north property line and a side yard setback variance to reduce the required setback from 15 feet to a distance of 11.8 feet on the south property line for the construction of new home at 5360 Eastview Avenue; R-1 Low Density Single-Family Residential Zoning District; PID# 12-117-24-24-0005.
Prepared By:
Nickolas Olson, Associate Planner
Meeting Date:
November 28, 2016
Overview: Bryan & Kristen Ophaug (the “Applicants”) are requesting side yard setback variances to replace the existing one story home with a new two story home generally in the same footprint at 5360 Eastview Avenue (the “Property”). Background: The Applicant purchased the Property in July of 2016 with the intent of demolishing the existing home and replacing it with a new home. The existing home is currently nonconforming with respect to the side yard setbacks. Non-conforming structures may be continued, including through repair, replacement, restoration, maintenance, or improvement, but not including expansion. The new home proposal from the Applicants replaces the home generally in the same footprint, but adds a second story and an attached garage. The expansion of the second story is within the required side yard setbacks and thus variances are required. The garage addition conforms to the required side yard setback. Variance Request: City Code Section 505.05 Subd. 9 allows the City to issue variances from the provisions of the zoning code. A variance is a modification or variation of the provisions of the zoning code as applied to a specific piece of property. A variance is only permitted when: a. It is in harmony with the general purposes and intent of this ordinance Section 505.03 outlines the purpose and intent of the city’s zoning ordinance. The variance request is consistent with the purposes and intent described in this Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
section. The proposed use of the property is a single family residence, which is proper for the zoning district and the proposed home is compatible with other homes in the area. b. The variance is consistent with the comprehensive plan. The proposed variance is for the construction of a two story single-family residence, a use consistent with the current guided land use. The proposed second story will not have an impact on neighboring views as the height of the home will be within the requirements of city code and the line of sight setback is being adhered to. The proposed home also does not change the density of the shoreline or create a sense of overcrowding. A variance may be granted when the applicant establishes there are practical difficulties in complying with this ordinance. Practical difficulties, as used in connection with granting a variance, means: 1. The property owner proposes to use the property in a reasonable manner not permitted by this ordinance. The proposed home is located generally in the same footprint of the existing home, which does not meet the required setbacks. The new home the Applicants are proposing will include a second story that the current home does not have. This proposal is reasonable given the existing location of the home and the proposed two story home is within height restrictions. 2. The plight of the landowner is due to circumstances unique to the property not created by the landowner. The Property is a narrow, non-conforming lot. The 15 foot required side yard setbacks make the building pad for the Property is very narrow and designing a functional home without a variance is difficult. The proposed home does not encroach into any setbacks further than the existing home. 3. The variance would not alter the essential character of the locality. Many of the homes in the neighborhood do not meet the required side yard setbacks. This is likely due to the age of the homes, which were built prior to the city adopting zoning regulations. Many of the homes along Eastview Avenue have similar existing setbacks to those of the proposed home. The proposed home is also comparable in size to others in the neighborhood. Neighborhood Comments: Staff sent notices to all residents within 500 feet of the subject property. To date, staff has not received any comments or concerns with the requested variances. Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
Conclusion: The Planning Commission should review the staff report and hold a public hearing regarding the variance request. After closing the public hearing, Planning Commission should consider the entire record before it as it relates to the specific variance request. Findings of fact should be established as to why the variance should be granted or denied. A summary of the findings of fact made by staff are as follows: 1. The variance request is consistent with the purposes and intent of the city’s
zoning ordinance. 2. The variance request does not further clutter the shoreline or impact views for neighboring properties, consistent with the city’s comprehensive plan. 3. The Applicants have established that there are practical difficulties in using the Property in a reasonable manner not permitted by City ordinances. a. The Applicants are proposing to maintain the setbacks established by the existing non-conforming home which is a reasonable request. b. The Property is an existing non-conforming lot with respect to lot width which makes it difficult to fit a reasonable home on the Property without a variance. c. The proposed home is comparable in size and has similar setbacks to that of other homes in the neighborhood which will help maintain the neighborhood character. Recommended Action: Motion to recommend the city council approve the requested side yard setback variances based on the findings of fact outlined in the staff report, with the following conditions: 1. The Applicants obtain all necessary permits and approvals from the City and other applicable entities with jurisdiction prior to any construction; 2. The proposed grading should maintain existing drainage patterns or improve the existing drainage of the lot and adjacent lots; 3. The Applicants are responsible for all fees incurred by the City in review of this application; 4. The variance approval is valid for one year from the date of approval and will become void and expire unless a building permit has been issued for the site; and 5. Any other conditions discussed by the Planning Commission. Attachments: 1. Location Map 2. Applicant Narrative 3. Survey 4. Existing Layout 5. Proposed Plans and Elevations
Mission Statement: The City of Minnetrista will deliver quality services in a cost effective and innovative manner and provide opportunities for a high quality of life while protecting natural resources and maintaining a rural character.
5360 Eastview Avenue
1 inch =
November 21, 2016 Map Powered by DataLink from WSB & Associates
94 feet
Narrative 5360 Eastview Ave. c. We are seeking a sideyard setback Variance from 15 ft to ~12’-0” ft north and 11.8 ft south. d. This is a nonconforming lot. We are building on the existing foundation. The new garage addition conforms to the 15ft. setback. We are setback from the lake within the average. We ask for sideyard setback variance for the new second floor from 15 ft to ~12 ft north and 11.8 ft south. The building height is less than the maximum 32 ft. e. We have reviewed our project with Nick Olson who was very helpful and explained the need for a new second floor variance. f. Our proposal is in harmony with the intent of the Minnetrista Code by controlling the scale and massing, allowing adequate light and air, preventing over crowding or congestion, protecting the value of the land with good design standards, orderly site layout and land use, adequate drainage, and wise use of our lot. Integrity, stability, and beauty for our neighborhood. g. A 15 ft setback on both sides of the new second story would be a practical design difficulty for construction and massing. We are building on the existing foundation. The variance will complement the character of the neighborhood. h. This request is not based exclusively upon a desire to increase the value of the land but to design a liveable, marketable house for the next 50 years. I. This variance will not: 1) adversely affect the health or safety of persons residing or working in the neighborhood; 2) impair an adequate supply of light and air to adjacent properties; 3) be injurious to property or improvements in the neighborhood; 4) increase the congestion on public streets; 5) endanger public safety; 6) or substantially diminish or impair property values within the neighborhood.
LEGAL DESCRIPTION: Lot 3, Block 2, EASTVIEW PARK, Hennepin County, Minnesota.
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SCOPE OF WORK & LIMITATIONS: 1. Showing the length and direction of boundary lines of the legal description listed above. The scope of our services does not include determining what you own, which is a legal matter. Please check the legal description with your records or consult with competent legal counsel, if necessary, to make sure that it is correct and that any matters of record, such as easements, that you wish to be included on the survey have been shown. 2. Showing the location of observed existing improvements we deem necessary for the survey. 3. Setting survey markers or verifying existing survey markers to establish the corners of the property. 4. Showing and tabulating impervious surface coverage of the lot for your review and for the review of such governmental agencies that may have jurisdiction over these requirements to verify they are correctly shown before proceeding with construction. 5. Showing elevations on the site at selected locations to give some indication of the topography of the site. We have also provided a benchmark for your use in determining elevations for construction on this site. The elevations shown relate only to the benchmark provided on this survey. Use that benchmark and check at least one other feature shown on the survey when determining other elevations for use on this site or before beginning construction. 6. Note that all building dimensions and building tie dimensions to the property lines, are taken from the siding and or stucco of the building. 7. While we show a proposed location for this home or addition, we are not as familiar with your proposed plans as you, your architect, or the builder are. Review our proposed location of the improvements and proposed yard grades carefully to verify that they match your plans before construction begins. Also, we are not as familiar with local codes and minimum requirements as the local building and zoning officials in this community are. Be sure to show this survey to said officials, or any other officials that may have jurisdiction over the proposed improvements and obtain their approvals before beginning construction or planning improvements to the property. 8. While we show the building setback lines per the City of Minnetrista web site, we suggest you show this survey to the appropriate city officials to be sure that the setback lines are shown correctly. Do this BEFORE you use this survey to design anything for this site.
nn Mi
STANDARD SYMBOLS & CONVENTIONS: " " Denotes iron survey marker, set, unless otherwise noted.
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eto
GRADING & EROSION CONTROL NOTES: Streets and other public ways shall be inspected daily and if litter or soils has been deposited it shall promptly be removed.
BEFORE DEMOLITION AND GRADING BEGIN
Install silt fence/bio roll around the perimeter of the construction area.
If necessary, vehicles, that have mud on their wheels, shall be cleaned before exiting the site in the rock entrance areas
Sediment control measures must remain in place until final stabilization has been established and then shall be removed. Sediment controls may be removed to accommodate short term construction activity but must be replaced before the next rain.
Moisture shall be applied to disturbed areas to control dust as needed.
A temporary rock construction entrance shall be established at each access point to the site and a 6 inch layer of 1 to 2 inch rock extending at least 50 feet from the street into the site and shall be underlain with permeable geotextile fabric. The entrance shall be maintained during construction by top dressing or washing to prevent tracking or flow of sediments onto public streets, walks or alleys. Potential entrances that are not so protected shall be closed by fencing to prevent unprotected exit from the site.
Portable toilet facilities shall be placed on site for use by workers and shall be properly maintained. If it becomes necessary to pump the excavation during construction, pump discharge shall be into the stockpile areas so that the double silt fence around these areas can filter the water before it leaves the site. Temporary erosion control shall be installed no later than 14 days after the site is first disturbed and shall consist of broadcast seeding with Minnesota Department of Transportation Seed Mixture 22-111 at 100 lb/acre followed by covering with spray mulch. SITE WORK COMPLETION: survey shall be done per City of Minnetrista requirements to insure that grading was properly done.
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A dumpster shall be placed on the site for prompt disposal of construction debris. These dumpsters shall be serviced regularly to prevent overflowing and blowing onto adjacent properties. Disposal of solid wastes from the site shall in accordance with Minnesota Pollution Control Agency requirements.
stv Ea
DURING CONSTRUCTION: When dirt stockpiles have been created, a double row of silt fence shall be placed to prevent escape of sediment laden runoff and if the piles or other disturbed areas are to remain in place for more than 14 days, they shall be seeded with Minnesota Department of Transportation Seed Mixture 22-111 at 100 lb/acre followed by covering with spray mulch.
When any remedial grading has been completed, sod or seeding shall be completed including any erosion control blankets for steep areas.
A separate container shall be placed for disposal of hazardous waste. Hazardous wastes shall be disposed of in accordance with MPCA requirements.
When turf is established, silt fence and inlet protection and other erosion control devices shall be disposed of and adjacent streets, alleys and walks shall be cleaned as needed to deliver a site that is erosion resistant and clean.
Concrete truck washout shall be in the plastic lined ditch and dispose of washings as solid waste.
Av e
enu
Sediment control devices shall be regularly inspected and after major rainfall events and shall be cleaned and repaired as necessary to provide downstream protection.
EXISTING HARDCOVER House 1,085 Existing Deck 196 Gravel Driveway 479 Garage 448 Concrete Surfaces 379 Ret. Walls 17
Sq. Sq. Sq. Sq. Sq. Sq.
PROPOSED HARDCOVER House 2,174 Gravel Driveway 862 Concrete Motor Court 759 Concrete Walk 39 Porch/Steps 92 Ret. Walls (not under deck) 13
Ft. Ft. Ft. Ft. Ft. Ft.
TOTAL PROPOSED HARDCOVER AREA OF LOT TO OHW
2,604 Sq. Ft. 17,034 Sq. Ft.
PERCENTAGE OF HARDCOVER TO LOT
15.3%
Ft. Ft. Ft. Ft. Ft.
Sq. Ft.
3,926 Sq. Ft. 17,034 Sq. Ft.
PERCENTAGE OF HARDCOVER TO LOT TOTAL EXISTING HARDCOVER AREA OF LOT TO OHW
Sq. Sq. Sq. Sq. Sq.
23.0%
*PROPOSED DECK AREA OF 414 SQ. FT. NOT INCLUDED IN TABULATION BECAUSE DECK SPACING IS PROPOSED @ 1/4" IN WIDTH.*
ADVANCE SURVEYING & ENGINEERING, INC. APRIL 11, 2016 Joshua S. Rinke
0
20
40
17917 Highway 7 Minnetonka, Minnesota 55345 Phone (952) 474-7964 Web: www.advsur.com
# 52716 LICENSE NO.
NOVEMBER 22, 2016
S1
NOVEMBER 22, 2016 DATE
SHEET 1 OF 1
R
Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard Date_____________Registration No.________ Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ SCALE: 1/8"=1'-0" _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________
EXISTING MAIN LEVEL
DR
W
ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
EXISTING WALKOUT
SCALE: 1/8"=1'-0"
1
26'-2"
10'-8" 12'-11"
14'-8" 15'-0"
36'-0"
8 7
keys mail charging
up
864.00 sq ft
11
80"
dn
open fireplace 1,032.44 sq ft
2 1
119.68 sq ft
5
795.22 sq ft
11'-11"
5'-0"
15'-0"
4
3 R
22'-1"
8'-0"
4251 TOTAL HARDCOVER SF 24.9% 883.44 sq ft
6
9
41'-4"
1084 EXISTING FOUNDATION 230 ADDITION 347 DECK 123 FRONT ENTRANCE 883 GRAVEL DRIVE 864 GARAGE 720 MOTOR COURT
24'-0"
17034 SITE
1 Motor court 2 Entrance 3 Kitchen 4 Pantry 5 Dining 6 Living 7 Headquarters 8 Half bath 9 Deck 10 Mudroom 11 Garage 12 M bedroom 13 Bedroom 14 Closet 15 Recreation 16 Bedroom 17 Bathroom 18 Sauna 19 Laundry 20 Mechanical 21 Storage
Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard Date_____________Registration No.________
SITE PLAN
SCALE: 1"=10'-0"
Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
2
14'-8"
3'-6"
36'-0"
14'-8"
15'-0"
26'-2"
10'-8"
1'-10"
15'-0"
26'-2"
12'-11"
10'-8"
15'-0"
26'-2"
12'-11"
14'-8"
12 1,084.68 sq ft
dn
13'-4"
library
41'-4"
11
open fireplace
9
119.68 sq ft
1
5
5'-0"
3'-2"
10'-2"
10'-2"
Lookout 22'-1"
20
13
9'-4"
13
8'-10"
3'-4"
DR
W
80"
2
4251 TOTAL HARDCOVER SF 24.9%
17
6
dn
864.00 sq ft
6'-5"
15
up
keys mail charging
41'-4"
1084 EXISTING FOUNDATION 230 ADDITION 347 DECK 123 FRONT ENTRANCE 883 GRAVEL DRIVE 864 GARAGE 720 MOTOR COURT 6'-8"
17
435.85 sq ft
17034 SITE
7'-7"
up
7 24'-0"
19
8
Lookout
36'-3"
229.78 sq ft
14
15'-4"
16
7'-6"
18
4
3 R
21
1 Motor court 2 Entrance 3 Kitchen 4 Pantry 5 Dining 6 Living 7 Headquarters 8 Half bath 9 Deck 10 Mudroom 11 Garage 12 M bedroom 13 Bedroom 14 Closet 15 Recreation 16 Bedroom 17 Bathroom 18 Sauna 19 Laundry 20 Mechanical 21 Storage
11'-11"
5'-0"
15'-0"
15'-0"
11'-11"
15'-0"
1,032.44 sq ft 795.22 sq ft
Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
WALKOUT LEVEL
SCALE: 1/8"=1'-0"
SECOND FLOOR PLAN
SCALE: 1/8"=1'-0"
MAIN FLOOR PLAN
SCALE: 1/8"=1'-0"
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard Date_____________Registration No.________ Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
3
24'-0" 12'-0"
30'-0" 32'-0" MAXIMUM
30'-0" 32'-0" MAXIMUM 24'-0"
SECOND FLR ELEV 112'-0"
8'-8"
MAIN FLR ELEV 100'-0"
WALKOUT ELEV
SOUTH ELEVATION
SCALE: 1/8"=1'-0"
EAST ELEVATION
SCALE: 1/8"=1'-0"
Ophaug Residence
12'-0"
24'-0"
SECOND FLR ELEV 112'-0"
30'-0" 32'-0" MAXIMUM
30'-0" 32'-0" MAXIMUM 24'-0"
5360 Eastview Avenue Minnetrista, MN
MAIN FLR ELEV 100'-0"
8'-8"
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota. _______________________________________ Rolf Lokensgard
WALKOUT ELEV
Date_____________Registration No.________
NORTH ELEVATION
SCALE: 1/8"=1'-0"
WEST ELEVATION
SCALE: 1/8"=1'-0"
Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
6
TV
80" 10'-0"
12'-0"
5'-6"
TV
32'-0" MAXIMUM
24'-0"
30'-0"
fireplace
1'-6"
4'-6"
fireplace
Ophaug Residence 5360 Eastview Avenue Minnetrista, MN
I hereby certify that this plan, specification or report was prepared by me or under my direct supervision and that I am a duly Licensed Architect under the laws of the State of Minnesota.
SECTION
_______________________________________ Rolf Lokensgard SCALE: 1/4"=1'-0"
Date_____________Registration No.________ Revisions: _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ _______________________________________ ALL CONTRACTORS ANDSUBCONTRACTORS SHALL VERIFY ALL CONDITIONS AND DIMENSIONS AT THE BUILDING AND/OR SITE.
7
